Lawndale City Council
February 7, 2022

CITY OF LAWNDALE
14717 Burin Avenue, Lawndale, California 90260
Phone (310) 973-3200 – www.lawndalecity.org
AGENDA

LAWNDALE CITY COUNCIL REGULAR MEETING
Monday, February 7, 2022 - 6:30 p.m.

Lawndale City Hall Council Chamber
14717 Burin Avenue
Pursuant to AB 361, the City of Lawndale is allowed to hold City Council meetings via teleconferencing and members of the public can observe and address the meeting telephonically or electronically.  Listen to the meeting by calling +1 669-699-5992 (Phone Conference ID: 180 045 954#) Via Teams, click here to join the meeting
 Members of the public are still be able to view the meeting on YouTube “Lawndale CityTV”, the City Website, or Lawndale Community Cable Television on Spectrum & Frontier Channel 3.

Consistent with Assembly Bill 361, written comments will not be read aloud but can be sent to the City Council via email at [email protected] (please reference agenda item number/subject matter, and include your name and address). Members of the public are still be able to view the meeting on YouTube “Lawndale CityTV”, the City Website, or Lawndale Community Cable Television on Spectrum & Frontier Channel 3.

Copies of this Agenda packet may be obtained prior to the meeting outside of the Lawndale City Hall foyer or on the City Website. Interested parties may contact the City Clerk Department at (310) 973-3213 for clarification regarding individual agenda items.

This Agenda is subject to revision up to 72 hours before the meeting.

A. CALL TO ORDER AND ROLL CALL
B. CEREMONIALS (Flag Salute and Inspiration)
C. PRESENTATIONS

1. LA County Assessor Jeff Prang
D. PUBLIC SAFETY REPORT
E. ORAL COMMUNICATIONS - ITEMS NOT ON THE AGENDA (Public Comments) F. COMMENTS FROM COUNCIL
G. CONSENT CALENDAR
Items 2 through 9, will be considered and acted upon under one motion unless a City Councilmember removes individual items for further City Council consideration or explanation.

2. Motion to read by title only and waive further reading of all ordinances listed on the agenda
Recommendation: that City Council approve.

Agenda
City Council Regular Meeting
February 07, 2022

3. Adoption of a Resolution to Allow City Council Meetings to be held remotely, consistent with Assembly Bill 361
Recommendation: that the City Council (a) Adopt attached Resolution No. CC-2202-005 to authorize the use of such technology for meetings for a period of 30 days or take no action.

4. Consideration of Claims Against the City
Recommendation: that the City Council reject the claims filed by Nahoma Dianne Rangel and by Derrik and Sonia Pulliam, and instruct staff to process the appropriate correspondence to the claimant.

5. Approval of Final Parcel Map No. 82653
Recommendation: that the City Council approve the final Parcel Map 82653.

6. Accounts Payable Register
Recommendation: that the City Council adopt Resolution No. CC-2202-003, authorizing the payment of certain claims and demands in the amount of $749,138.19

7. Minutes of the Lawndale City Council Regular Meeting – January 18, 2022 Recommendation: that the City Council approve.

8. Minutes of the Lawndale City Council Special Meeting – January 14, 2022 Recommendation: that the City Council approve.

9. Project Specifications and Authorization to Bid the Fiscal Year 2021-22 Annual Street Improvements Project
Recommendation: that the City Council adopt the Fiscal Year 2021-22 Annual Street Improvements Project plans and specifications (PS&E), and approve the project scope of work, and authorize staff to advertise the project to solicit bids.

H. PUBLIC HEARING

10. Continuance of Public Hearing for an Appeal Request (Case No. 21-25) Appealing the Planning Commission’s Decision to Deny Case No. 20-17 for the Development of a New 7,779 Square Foot Express Carwash Facility on a GC (General Commercial) Zoned Property Located at 15413-15425 Hawthorne Boulevard Recommendation: that the City Council continue this public hearing to its regular City Council meeting, of February 22, 2022, at which time the matter will be heard in person in the City Council chambers.

11. 2021-2029 General Plan Housing Element Sixth Update and CEQA exemption Recommendation: that the City Council (a) conduct a Public Hearing, (b) find and determine that the proposed project is exempt from CEQA pursuant to 15060(c)(2) Guidelines-Preliminary review and 15061(b)(3) General Rule Exemption of the Guidelines and (c) approve Resolution No. CC-2022-004 adopting the Sixth Cycle General Plan Housing Element Update.

Agenda
City Council Regular Meeting
February 07, 2022

12. Selection of Projects for the Fiscal Year 2022-2023 (48th) Program Year of the Community Development Block Grant Program
Recommendation: that the City Council (a) conduct a Public Hearing to receive testimony regarding the Community Development Block Grant Program (CDBG); (b) adopt the Fiscal Year 2022-2023 budget for the CDBG Program; and (c) adopt Resolution No. CC2202-009, approving the City’s participation in the Fiscal Year 2022-2023 CDBG Program.

I. ADMINISTRATION

13. Memorandum of Understanding between the City and the American Federation of the State, County and Municipal Employees (AFSCME), Local 1895, Council 36, and the Citywide Pay Schedule for Fiscal Year 2021-2022 Recommendation: that the City Council (a) adopt Resolution No. CC-2202-006 approving the 2020-2023 Memorandum of Understanding between the City of Lawndale and American Federation of State, County and Municipal Employees, Local 1895, Council 36; and (b) adopt Resolution No. CC-2202-007, approving the Fiscal Year 2021- 2022 Citywide Salary and Pay Schedule.

14. Metro Measure M Cooperative Agreement Project No. D1104 for Metro Active Transport (MAT) Program and Resolution No. CC-2202-008 Supporting the Los Angeles County Metropolitan Transportation Authority Complete Streets Policy Recommendation: that the City Council (a) approve the Metro Measure M Cooperative Agreement Project No. D1104 for Metro Active Transport (MAT) Program, (b) adopt City Council Resolution No. CC-2202-008 adopting the Los Angeles County Metropolitan Transportation Authority Complete Streets Policy and Support the Complete Streets and (c) authorize the Interim City Manager and Director of Public Works/City Engineer to execute Metro Active Transport funded program, other documents, certifications and related approvals for Metro administered projects.

15. Southern California Association of Governments Annual General Assembly Appointment of Voting Delegate and Alternate- May 5, 2022 Recommendation: that the City Council determine (a) who will attend the Southern California Association of Governments (SCAG) annual business meeting (b) designate the City’s voting delegate (c) designate the City’s voting alternate (if desired) (d) allocate funding from account number 100-110-510.620, City Council Travel/Meetings for the City Delegate, and City Alternate (if desired) at $850 each and (e) direct the City Clerk’s Office to formally confirm the delegate and alternate selection and forward that information to SCAG and the City Manager’s Department.

16. 2022 City-Wide Special Events Calendar
Recommendation: that the City Council receive and file the report.

Agenda
City Council Regular Meeting
February 07, 2022

J. ITEMS FROM CITY COUNCILMEMBERS

17. Mayor/City Councilmembers Report of Attendance at Meetings and/or Events K. CLOSED SESSION

18. Conference with Labor Negotiator
The City Council will conduct a closed session, pursuant to Government Code section 54957.6, with the city manager, the city attorney and the City's negotiators, regarding labor negotiations with Local 1895, Council 36, American Federation of State, County and Municipal Employees, AFL-CIO, representing the City's mid-management and classified employees.

19. Conference with Labor Negotiator
The City Council will conduct a closed session, pursuant to Government Code section 54957.6, with the city manager, city attorney and the City's negotiators, regarding labor negotiations with unrepresented employees, the central management team.

20. Public Employee Appointment
The City Council will conduct a closed session, pursuant to Government Code section 54957(b), regarding the appointment of a City Manager.

L. ADJOURNMENT
City Hall will be closed for the President’s Day holiday on the next regular meeting date.

Therefore, the next meeting of the City Council will be held at 6:30 p.m. on TUESDAY, February 22, 2022 in the Lawndale City Hall council chamber, 14717 Burin Avenue, Lawndale, California.

It is the intention of the City of Lawndale to comply with the Americans with Disabilities Act (ADA) in all respects. If, as an attendee or a participant at this meeting, you will need special assistance beyond what is normally provided, we will attempt to accommodate you in every reasonable manner. Please contact the City Clerk Department (310) 973-3213 prior to the meeting to inform us of your particular needs and to determine if accommodation is feasible. Please advise us at that time if you will need accommodations to attend or participate in meetings on a regular basis.

I hereby certify under penalty of perjury under the laws of the State of California that the Agenda for the regular meeting of the City Council to be held on October 4, 2021 was posted not less than 72 hours prior to the meeting.
____________________________________
Cynthia Rodriguez, Administrative Assistant
1 2
3 4

5 6

MINUTES OF THE

LAWNDALE CITY COUNCIL AND SUCCESSOR AGENCY REGULAR MEETING January 18, 2022
A. CALL TO ORDER AND ROLL CALL
Mayor Pullen-Miles called the meeting to order at 6:53 p.m. in the City Hall council chamber, 14717 Burin Avenue, Lawndale, California.

Councilmembers Present: Mayor Robert Pullen-Miles, Mayor Pro Tem Rhonda Hofmann Gorman, Councilmember Bernadette Suarez, Councilmember Pat Kearney, Councilmember Sirley Cuevas
Other Participants: City Clerk Erica Harbison, City Attorney Gregory M. Murphy, Los Angeles County Sheriff's Department Captain Duane Allen, Interim City Manager Raylette Felton, Interim Finance Director John Downs, Community Services Director Mike Estes, Municipal Services Director Michael Reyes, Acting Director of Community Development Jared Chavez, Assistant City Clerk Matthew
Ceballos, Public Works Director Julian Lee
B. CEREMONIALS
Councilmember Bernadette Suarez led the flag salute.

C. PUBLIC SAFETY REPORT
Captain Duane Allen summarized the recent law enforcement activities.

D. ORAL COMMUNICATIONS - ITEMS NOT ON THE AGENDA (Public Comments) Randal Abram, Resident, spoke about the changes in the use of illegal fireworks, a recent crime incident in the City, and the departure of the Assistant City Clerk, Matthew Ceballos.

Pam London, former Lawndale Resident, spoke about the changes and roles of City staff.

E. COMMENTS FROM COUNCIL
The City Council and staff responded generally to the comments.

Councilmember Sirley Cuevas inquired on the incident Mr. Abram stated.

Captain Duane Allen responded he will have an update on the incident by the next meeting.

F. CONSENT CALENDAR
Items 1 through 4, will be considered and acted upon under one motion unless a City Councilmember removes individual items for further City Council consideration or explanation.

1. Accounts Payable Register
7 Minutes-City Council and Successor Agency Regular Meeting January 18, 2022

Recommendation: that the City Council adopt Resolution No. CC-2201-002, authorizing the payment of certain claims and demands in the amount of $1,467,494.87.

2. Minutes of the Lawndale City Council Regular Meeting – December 6, 2021 Recommendation: that the City Council approve.

3. Minutes of the Lawndale City Council Special Meeting – January 11, 2022 Recommendation: that the City Council approve.

SUCCESSOR AGENCY

4. Minutes of the Lawndale Successor Agency Special Meeting – June 28, 2021 Recommendation: that the City Council approve.

Councilmember Sirley Cuevas inquired on multiple payments for street sweeping service listed on item no. 1.

Public Works Director Julian Lee responded there was a delay in payments and the multiple payments are towards 3 months of street sweeping service.

Councilmember Pat Kearney inquired on the large sum of graffiti removal supplies.

Public Works Director Julian Lee responded that graffiti has increased in the City.

A motion by Councilmember Kearney to approve the consent calendar was seconded by Councilmember Cuevas and carried by a vote of 5-0.

G. PUBLIC HEARINGS

5. Continuance of Public Hearing for an Appeal Request (Case No. 21-25) Appealing the Planning Commission’s Decision to Deny Case No. 20-17 for the Development of a New 7,779 Square Foot Express Carwash Facility on a GC (General Commercial) Zoned Property Located at 15413-15425 Hawthorne Boulevard Recommendation: that the City Council (a) conduct a public hearing, (b) hold a final discussion regarding the project, (c) and either approve, deny, or revise the project based on the proposed motions on page 2 of this report.

The public hearing continued at 7:11 p.m.

Anonymous Resident, spoke in opposition to the proposed car wash project.

Pam London, former Resident, spoke in opposition to the proposed car wash project.

The public hearing was closed at 7:26 p.m.

A dialogue ensued between City Council and staff regarding a meeting date for a continuation of the public hearing item.

Minutes-City Council and Successor Agency Regular Meeting January 18, 2022

A motion by Councilmember Kearney to continue the Public Hearing listed on Item No. 5 to the February 7, 2022, meeting was seconded by Mayor Pro Tem Hofmann Gorman and carried by a vote of 5-0.

H. ADMINISTRATION

6. Contract Amendment No. 1 for the Local Road Safety Plan Study Recommendation: that the City Council approve the First Amendment to Contract Services Agreement for Professional Engineering Services for the Local Road Safety Plan Study for additional traffic count services amount of $3,373 and preparation of the technical specification for the amount of $6,910 in the total amount of $10,283.

Public Works Director Julian Lee reported on the Contract Amendment No. 1 for the Local Road Safety Plan Study.

A motion by Councilmember Cuevas to approve the First Amendment to Contract Services Agreement for Professional Engineering Services for the Local Road Safety Plan Study for additional traffic count services amount of $3,373 and preparation of the technical specification for the amount of $6,910 in the total amount of $10,283, was seconded by Councilmember Suarez and carried by a vote of 5-0.

7. Authorize the Purchase of Beverage Container Recycling Receptacles and Urban Renaissance Litter Receptacles
Recommendation: that the City Council (a) authorize the purchase of Urban Renaissance Litter and Recycling Receptacles from Forms and Surfaces, a sole source vendor, for the total price of $120,856.25, (b) approve the transfer of Department of Conservation Grant Fund in amount of $8,496 from fund 227 (Department of Conservation Grant Fund) to fund 283 (Solid Waste), (c) approve the transfer of AB939 Fund in amount of $54,504 from fund 276 (AB939) to fund 283 (Solid Waste) and (d) appropriate $63,000 to Budget Account Number 283-330-540.505 within the Solid Waste Fund.

Public Works Director Julian Lee reported on the authorization Purchase of Beverage Container Recycling Receptacles and Urban Renaissance Litter Receptacles.

Councilmember Cuevas inquired if the funding for the receptacles will be come from the City’s General Fund account and if all litter and recycling receptacles will be replaced.

Public Works Director Julian Lee responded the funds will not come from the City’s General Fund and the receptacles located at bus stops and all through the City will be replaced.

Councilmember Pat Kearney inquired who will provide the maintenance for the receptacles.

Public Works Director Julian Lee responded Republic Services will service the receptacles and City staff will respond to any overflow.

Councilmember Pat Kearney inquired how the containers will be secured from scavenging.

Public Works Director Julian Lee responded they will be open and not protected.

Minutes-City Council and Successor Agency Regular Meeting January 18, 2022

Councilmember Cuevas inquired how often the pick-up service is.

Public Works Director Julian Lee responded two times a week.

Councilmember Cuevas requested local businesses obtain an extra bin.

Public Works Director Julian Lee responded he will look further into it.

A motion by Councilmember Cuevas to authorize the purchase of Urban Renaissance Litter and Recycling Receptacles from Forms and Surfaces, a sole source vendor, for the total price of $120,856.25, approve the transfer of Department of Conservation Grant Fund in amount of $8,496 from fund 227 (Department of Conservation Grant Fund) to fund 283 (Solid Waste), approve the transfer of AB939 Fund in amount of $54,504 from fund 276 (AB939) to fund 283 (Solid Waste) and appropriate $63,000 to Budget Account Number 283-330-540.505 within the Solid Waste Fund, was seconded by Councilmember Suarez and carried by a vote of 5-0.

SUCCESSOR AGENCY

8. Consideration of the Recognized Obligation Payment Schedule (ROPS) Fiscal Year 2022-2023 and the Administrative Budget for Fiscal Year 2022-2023 Recommendation: that the City Council (a) approve and direct staff to submit to the Los Angeles County Oversight Board and California Department of Finance the ROPS 22-23 and Administrative Budget FY 2022-2023 and (b) authorize staff to make any changes requested by the California Department of Finance.

Acting Director of Community Development Jared Chavez and Interim Finance Director John Downs reported on the Consideration of the Recognized Obligation Payment Schedule (ROPS) Fiscal Year 2022-2023 and the Administrative Budget for Fiscal Year 2022-2023.

Mayor Robert Pullen –Miles inquired if the Los Angeles County Oversight Board provided any comments.

Acting Director of Community Development Jared Chavez responded no comments were provided.

A motion by Councilmember Suarez to approve and direct staff to submit to the Los Angeles County Oversight Board and California Department of Finance the ROPS 22-23 and Administrative Budget FY 2022-2023 and authorize staff to make any changes requested by the California Department of Finance, was seconded by Councilmember Kearney and carried by a vote of 5-0.

I. CITY MANAGER'S REPORT
Interim City Manager Raylette Felton spoke about the reopening of the Community Center and bringing the item back at a later City Council Meeting date. Interim City Manager Raylette Felton sent well wishes to Assistant City Clerk Matthew Ceballos on his departure.

Minutes-City Council and Successor Agency Regular Meeting January 18, 2022

J. ITEMS FROM CITY COUNCILMEMBERS

9. Mayor/City Councilmembers Report of Attendance at Meetings and/or Events Councilmember Kearney attended the Sherriff’s Liability Trust and Oversight Committee, the South Bay Workforce Investment Board 21st Annual Awards Ceremony, Lawndale City Employee Recognition Lunch, and the Lawndale Chamber of Commerce Luncheon.

Councilmember Suarez attended the South Bay Cities Council of Governments Legislative Committee meeting and two other meetings. Councilmember Suarez commended Assistant City Clerk Matthew Ceballos for his achievements before his departure and she announced The Greater Los Angeles County Homeless Count has been postponed for February.

Councilmember Sirley Cuevas attended the 2022 Donate Life Float Rose Parade decoration, the 8th General Plan Update Workshop, the Lawndale’s Santa Sleigh, the City of Lawndale Employee Recognition Luncheon, the South Bay Workforce Investment Board 21st Annual Awards Ceremony, the Lawndale PTA Christmas Baskets Giveaway, League of California Cities general meeting, spoke with L.A. County Public Health regarding COVID-19, attended South Bay Cities Council of Governments task force meeting and commended Assistant City Clerk Matthew Ceballos for his years of service to Lawndale and wished him well. Councilmember Sirley Cuevas inquired if staff can arrange special Christmas tree pick up near January 6 dates from the trash pick-up service. Public Works Director Julian Lee responded that is the arrangement but due to the increase in COVID-19 cases, Republic Services have had trouble with staffing that created a delay.

Councilmember Hofmann Gorman attended the South Bay Workforce Investment Board 21st Annual Awards Ceremony, the installation of the new president at the South Bay Chamber of Commerce and Lawndale’s Santa Sleigh.

Mayor Pullen-Miles attended South Bay Workforce Investment Board 21st Annual Awards Ceremony, the Sanitation District of Los Angeles County meeting, the Lawndale City Employee Recognition Lunch, participated in the Lawndale’s Santa Sleigh, and attended the Lawndale and Hawthorne sports league toy giveaway. Mayor Pullen-Miles congratulated Assistant City Clerk Matthew Ceballos for his new venture and commended all that he’s done for the City Clerk’s office and for the City.

Assistant City Clerk Matthew Ceballos thanked the Councilmembers and the City.

K. CLOSED SESSION
At 7:33 p.m. the City Council entered into Closed Session.

10. Conference with Labor Negotiator
The City Council will conduct a closed session, pursuant to Government Code section 54957.6, with the city manager, the city attorney and the City's negotiators, regarding labor negotiations with Local 1895, Council 36, American Federation of State, County and Municipal Employees, AFL-CIO, representing the City's mid-management and classified employees.

Minutes-City Council and Successor Agency Regular Meeting January 18, 2022

11. Conference with Labor Negotiator
The City Council will conduct a closed session, pursuant to Government Code section 54957.6, with the city manager, city attorney and the City's negotiators, regarding labor negotiations with unrepresented employees, the central management team.

12. Public Employee Appointment
The City Council will conduct a closed session, pursuant to Government Code section 54957(b), regarding the appointment of a City Manager.

At 8:14 p.m. the City Council entered back into open session.

City Attorney Gregory M. Murphy reported that the City Council met in Closed Session to discuss the 3 items listed on the Closed Session agenda. The City Council was updated and there was no reportable action taken.

L. ADJOURNMENT
There being no further business to conduct, the Mayor adjourned the meeting at 8:15 p.m. _________________________________
Robert Pullen-Miles, Mayor
ATTEST:
_________________________________
Erica Harbison, City Clerk
Approved: 2/7/2022

MINUTES OF THE

LAWNDALE CITY COUNCIL SPECIAL MEETING
January 14, 2022
A. CALL TO ORDER AND ROLL CALL
Mayor Pullen-Miles called the meeting to order at 5:32 p.m. in the Lawndale City Hall Council Chamber, 14717 Burin Avenue, Lawndale, California 90260.

Councilmembers Present: Mayor Robert Pullen-Miles, Mayor Pro Tem Rhonda Hofmann Gorman, Councilmember Pat Kearney, Councilmember Bernadette Suarez, Councilmember Sirley Cuevas
Other Participants: Interim City Manager Raylette Felton, Assistant City Clerk Matthew Ceballos
B. CEREMONIALS
Councilmember Bernadette Suarez led the flag salute.

C. ORAL COMMUNICATIONS - ITEMS NOT ON THE AGENDA
None.

D. COMMENTS FROM COUNCIL
None.

E. CLOSED SESSION
At 5:33 p.m. the City Council entered into Closed Session.

1. Public Employee Appointment
The City Council will conduct a closed session, pursuant to Government Code section 54957(b), regarding the appointment of a City Manager.

At 7:08 p.m. the City Council entered back into Open Session.

Mayor Pullen Miles reported that the City Council met in Closed Session to discuss the item listed on the Closed Session agenda. The City Council was updated on the item and there was no reportable action taken.

F. ADJOURNMENT
There being no further business to conduct, the Mayor adjourned the meeting at 7:08 p.m. _________________________________
Robert Pullen-Miles, Mayor
8 Minutes - City Council Special Meeting
January 14, 2022

ATTEST:
_________________________________
Erica Harbison, City Clerk
Approved: 2/7/2022
9 10
11 Resolution No. CC-2202-004
ADOPTING THE 2021-2029 UPDATE TO THE HOUSING ELEMENT OF THE CITY’S GENERAL PLAN AND FINDING OF

EXEMPTION FROM CEQA REQUIREMENTS
1 RESOLUTION NO. CC-2202-004

A RESOLUTION OF THE CITY COUNCIL

OF THE CITY OF LAWNDALE, CALIFORNIA
ADOPTING THE 2021-2029 UPDATE TO THE
HOUSING ELEMENT OF THE CITY’S GENERAL

PLAN AND FINDING OF EXEMPTION FROM

CEQA REQUIREMENTS
WHEREAS, the City of Lawndale (“City”) has a General Plan, which was adopted in 1999, with the Housing Element being subsequently revised in 1997, 2001, 2010, 2014, and 2022; and WHEREAS, in January 2014, the City adopted a Housing Element covering the period of 2013- 2021, which had been reviewed and approved by the California Department of Housing and Community Development (“HCD”); and
WHEREAS, Section 65583 of the California Government Code sets forth the specific components to be contained within the Housing Element; and WHEREAS, California Government Code 65588 requires that all jurisdictions periodically prepare a Housing Element as part of their comprehensive General Plan to reflect the community’s changing housing needs; and
WHEREAS, the City’s Planning Department staff, with the assistance of a consultant, has prepared the 2021-2029 update to the Housing Element for the period of October 15, 2021 through October 15, 2029 (“Project”), which document was previously reviewed by the Planning Commission and has been submitted to the State Department of Housing and Community Development (“HCD”) for its review and certification as is necessary to establish eligibility to receive housing funds which come to the City through HCD housing programs; and
WHEREAS, HCD must review and provide comments on the Public Draft Housing Element and the City must update the Public Draft Housing Element in response to those comments in order to comply with State Housing Law; and
WHEREAS, the City is currently undertaking an update to its General Plan and Hawthorne Boulevard Specific Plan to establish new land use strategies to accommodate the City’s 6th Cycle RHNA and implement the Housing Programs of the 2021-2029 Housing Element; and WHEREAS, in accordance with Government Code Section 65583, the City finds that the 2021- 2029 Housing Element complies with the duty to Affirmatively Further Fair Housing; and WHEREAS, on the December 8, 2021 public hearing the Planning Commission has considered all information concerning the Project, Case No. 21-29, as set forth in the Housing Element and staff reports and has recommended the City Council adopt the 2021-2029 Housing Element update of the General Plan; and
Resolution No. CC-2202-004
ADOPTING THE 2021-2029 UPDATE TO THE HOUSING ELEMENT OF THE CITY’S GENERAL PLAN AND FINDING OF

EXEMPTION FROM CEQA REQUIREMENTS
2 WHEREAS, the City Council determines that the Project is exempt from environmental review under the California Environmental Quality Act (“CEQA”) pursuant to §15060(c)(2) of the CEQA Guidelines - Preliminary Review - as it can be seen with certainty that the adoption of the Housing Element will not result in a direct or reasonably foreseeable indirect physical change in the environment; and, §15061(b)(3) - Common Sense Exemption - whereby the activity is covered by the common sense exemption that CEQA applies only to project which have the potential for causing a significant effect on the environment; where is can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA; and WHEREAS, Case No. 21-29 was properly noticed and set for public hearing before the City Council on February 7, 2022; and
WHEREAS, evidence was heard and presented from all persons interested in affecting said proposal, from all persons protesting the same and from members of the City staff and the Planning Commission, having reviewed, analyzed and studied said proposal.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF LAWNDALE, CALIFORNIA, DOES HEREBY RESOLVE AS FOLLOWS:

SECTION 1. The City Council finds and determines that the recitals above are true and correct.

SECTION 2. The City Council hereby adopts and approves the 2021-2029 update to the Housing Element of the City’s General Plan.

SECTION 3. The City Council intends to comply with Government Code Section 65588, which requires the City to update the Housing Element in accordance with State law.

SECTION 4. Finding. Minor Modifications. The Community Development Director is authorized to make minor modifications to the Housing Element to address comments provided by the Department of Housing and Community Development on this Housing Element, provided that the modifications would not exceed the total amount of development accommodated by the Housing Element prior to revisions and would not result in new actions by the City that would require a General Fund commitment of $20,000 or greater.

SECTION 5. The City Council finds that the 2021-2029 General Plan Housing Element update is exempt from the requirements of the California Environmental Quality Act (“CEQA”) under the general rule of CEQA Guidelines, Section 15061(b)(3), in that there is no possibility that the Housing Element may have a significant negative physical impact on the environment.

PASSED, APPROVED AND ADOPTED this 7th day of February, 2022.

1 February 2022

FINAL DRAFT
2021—2029

HOUSING ELEMENT
City of Lawndale
14717 Burin Avenue
Lawndale, CA, 90260

FINAL DRAFT
2021—2029

HOUSING ELEMENT
February 2022
PREPARED FOR: CITY OF LAWNDALE
14717 Burin Avenue
Lawndale, CA, 90260
Contact: Jared Chavez | Director of Community Development (310) 973-3230
www.lawndalecity.org
PREPARED BY: DE NOVO PLANNING GROUP
180 E Main Street Suite 108
Tustin, CA 92780

2021-2029 HOUSING ELEMENT ORGANIZATION
Part 1: Housing Plan
Part 1 of the 2021-2029 Housing Element is the City’s “Housing Plan”, which includes the goals, policies, and programs the City will implement to address constraints and needs. The City’s overarching objective is to ensure that decent, safe housing is available to all current and future residents at a cost that is within the reach of the diverse economic segments which comprise Lawndale.

Part 2: Background Report
Part 2 of the 2021-2029 Housing Element is the “Background Report” which identifies the nature and extent of Lawndale’s housing needs, including those of special populations, potential housing resources (land and funds), potential constraints to housing production, and energy conservation opportunities. By examining the City’s housings, resources, and constraints, the City can then determine a plan of action for providing adequate housing, as presented in Part 1: Housing Plan. In addition to identifying housing needs, the Background Report also presents information regarding the setting in which these needs occur. This information is instrumental in providing a better understanding of the community, which in turn is essential for the planning of future housing needs.

Appendix A: Housing Sites Inventory
The Housing Element must include an inventory of land suitable and available for residential development to meet the City’s regional housing need by income level. The California Department of Housing and Community Development (HCD) requires that the Housing Sites Inventory be prepared using a State-approved format, included here as Appendix A.

Appendix B: Public Engagement Summary
As part of the Housing Element Update the process, the City hosted numerous opportunities for the community and key stakeholders to provide feedback on existing housing conditions, housing priorities, priority areas for new residential growth, and topics related to fair housing. Public engagement was facilitated in both English and Spanish to further engage the Lawndale community. Public participation played an important role in the refinement of the City’s housing goals and policies and in the development of new housing programs, as included in Part 1:

Housing Plan. The public’s input also helped to validate and expand upon the contextual information included in Part 2: Background Report. The City’s efforts to engage the community in a meaningful and comprehensive way are summarized in Appendix B.

PART 1

HOUSING PLAN

CITY OF LAWNDALE | 2021-2029 HOUSING ELEMENT
Final Draft – February 2022 1

TABLE OF CONTENTS
I. HOUSING PLAN INTRODUCTION.......................................................................................................... 3 A. GOALS AND POLICIES ......................................................................................................................................3 B. HOUSING PROGRAMS .....................................................................................................................................9 C. QUANTIFIED OBJECTIVES................................................................................................................................27

2 2021-2029 HOUSING ELEMENT| CITY OF LAWNDALE
Final Draft – February 2022
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CITY OF LAWNDALE | 2021-2029 HOUSING ELEMENT
Final Draft – February 2022 3
I. HOUSING PLAN INTRODUCTION
Previous sections of the Housing Element establish the housing needs, opportunities, and constraints in the City of Lawndale. The Housing Plan presented in this section sets forth the City’s goals, policies and programs to address Lawndale’s identified housing needs.

A. Goals and Policies
This section of the Housing Element contains the goals and policies the City of Lawndale intends to implement to address a number of important housing-related issues. The following five major issue areas are addressed by the goals and policies of this Element:
 Ensure that a broad range of housing types are provided to meet the needs of the existing and future residents;
 Ensure that housing is maintained and preserved;
 Increase opportunities for homeownership;
 Ensure the availability of housing-related services for special needs groups; and  Affirmatively further fair housing.

Each issue area and the supporting goals and policies are identified and discussed in the following section.
4 2021-2029 HOUSING ELEMENT| CITY OF LAWNDALE
Final Draft – February 2022

1. Provide for a Range of Housing Types
Continuing to provide a balanced inventory of housing types, cost and style will allow the City to fulfill a variety of housing needs. In addition, providing regulatory and available financial assistance will be essential to support the production of affordable housing.

GOAL 1: Assist in the provision of adequate housing that meets the existing and future needs of the community.

Policy 1.1: Allow for a variety of housing types to fulfill regional housing needs.

Policy 1.2: Facilitate development of affordable housing through use of financial and/or regulatory incentives where feasible.

Policy 1.3: Maintain streamlined procedures for processing new residential development applications.

Policy 1.4: Continue use of federal and state housing assistance programs for lower and moderate income households.

Policy 1.5: Encourage the development of residential units intended for the special groups, including the elderly, large families, persons with disabilities, and the homeless.

Policy 1.6: Encourage the provision of housing affordable to extremely low income households when reviewing proposals for new affordable housing developments.

Policy 1.7: Continue to promote improvements to increase energy efficiency.

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2. Provide Adequate Residential Sites
Lawndale is a built-out community with a limited amount of remaining vacant residential land. New residential developed is expected to occur primarily at underutilized nonresidential sites within the Hawthorne Boulevard Specific Plan Area. To facilitate new residential development, the City plays an important role in both assisting in the identification and promotion of potential sites for future development, and allowing for a range of development types.

GOAL 2: Provide adequate housing sites through appropriate land use, zoning, and specific plan designations to accommodate the City’s share of regional housing needs.

Policy 2.1: Promote mixed-use development to facilitate smart growth and reduction in automobile trips, vehicle miles traveled, and associated energy consumption.

Policy 2.2: Assist in marketing key residential development sites to the real estate and development community.

Policy 2.3: Continue to allow accessory dwelling units and junior accessory dwelling units as a means of providing additional affordable rental housing opportunities.

Policy 2.4: Provide zoning to accommodate a variety of housing options.

Policy 2.5: Promote lot consolidation of sites in the Hawthorne Specific Plan Area that are less than 0.50 acres in size to support economies of scale for new residential development.

Policy 2.6: Maintain adequate capacity to accommodate the City’s unmet Regional Housing Needs Allocation (RHNA) for all income categories throughout the planning period.

Policy 2.7: Allow by-right approval for housing developments proposed for non-vacant sites included in one previous housing element inventory and vacant sites included in two previous housing elements, provided that the proposed housing development consists of at least 20 percent lower income and affordable housing units. 6 2021-2029 HOUSING ELEMENT| CITY OF LAWNDALE
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3. Promote Homeownership
Increasing homeownership in the City can contribute to improved property maintenance and stabilization of neighborhoods. In addition, by assisting renters to move into adequately sized ownership units, the City can address overcrowding in its rental housing stock. The City participates in homeownership assistance programs offered by the County. The City has also adopted an ordinance to allow the conversion of existing apartments into condominiums, which when combined with tenant ownership assistance, can provide lower cost home purchase opportunities.

GOAL 3: Provide increased opportunities for lower and moderate income households to become first-time homebuyers.

Policy 3.1: Promote increased homeownership in the City, with a goal to increase the proportion of owner-occupied households in Lawndale to 40 percent.

Policy 3.2: Support the development of affordable homeownership housing for first-time homebuyers.

Policy 3.3: Continue to participate in mortgage and down payment assistance programs offered through regional partners, as well as private sources.

Policy 3.4: Maintain a condominium conversion program to make homeownership possible for an increased segment of the population.

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4. Maintain and Preserve Existing Housing
In general, housing over 30 years old usually is in need of some major rehabilitation, such as a new roof, repair of termite damage, foundation work, plumbing, etc. With approximately 80 percent of Lawndale’s housing stock built prior to 1980, preventive maintenance is essential to ward off widespread housing deterioration. Some households, particularly those that have owned their homes for many years and have relatively low house payments, may be able to afford the monthly payments, but may have limited money remaining for major repairs. Assisting these households will help preserve the City's existing housing stock.

GOAL 4: Use public and private resources to preserve existing residential neighborhood characteristics and to ensure adequate infrastructure for housing needs.

Policy 4.1: Continue to provide programs for the rehabilitation of substandard and deteriorating units.

Policy 4.2: Work to alleviate unit overcrowding by permitting owners to add bedrooms, bath, and additional living areas in existing homes.

Policy 4.3: Work with code enforcement to proactively address areas of community concern.

Policy 4.4: Encourage the preservation, rehabilitation or, if necessary, replacement of singlefamily dwelling units, in order to maintain the established characteristics of City neighborhoods.

Policy 4.5: Encourage the preservation and rehabilitation of historic and architecturally significant structures.

Policy 4.6: Allow the replacement of multiple-family dwelling units at previous density levels, if such units are lost through natural or man-made disasters (e.g., earthquake, fire, etc.)
Policy 4.7: Develop City programs which address upgrading and/or improvements to public facilities and services in residential neighborhoods undergoing revitalization.

Policy 4.8: Prioritize investments in lower income neighborhoods and in areas with affordable housing, when feasible.

Policy 4.9: Monitor the number of affordable units eligible for conversion to market-rate units and continue the means to minimize the loss of these units. 8 2021-2029 HOUSING ELEMENT| CITY OF LAWNDALE
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5. Affirmatively Further Fair Housing
In order to make provisions for the housing needs of all segments of the community, the City must affirmatively further fair housing and ensure that equal and fair housing opportunities are available to all residents. The City seeks to expand the range of housing opportunities provided in Lawndale, including housing for seniors on fixed incomes, low and moderate income residents, the disabled, large families, female-headed households with children, persons at-risk of homelessness, and the homeless.

GOAL 5: Provide housing opportunities for all, regardless of race, color, ancestry, national origin, religion, age, gender, marital status, familial status, disability, source of income, sexual orientation, or any other arbitrary factor.

Policy 5.1: Promote governmental efforts to affirmatively further fair housing for existing and future residents in Lawndale to ensure that all income segments of the community have unrestricted access to appropriate housing.

Policy 5.2: Promote housing along with supportive services for persons with special needs, such as seniors, persons with disabilities, including persons with developmental disabilities, large households, single-parents and the homeless.

Policy 5.3: Coordinate the activities of government agencies, residents and non-profit groups, advisory commissions, and the private sector to ensure that housing programs requiring joint efforts, especially public/private, have the necessary representatives involved.

Policy 5.4: Educate the public on lower income and special needs housing through existing annual reports or other forms of media.

Policy 5.5: Assist in affirmatively furthering and enforcing fair housing laws by providing support to organizations that provide outreach and education regarding fair housing rights, receive and investigate fair housing allegations, monitor compliance with fair housing laws, and refer possible violations to enforcing agencies.

Policy 5.6: Accommodate persons with disabilities who seek reasonable waiver or modification of land use controls and/or development standards pursuant to procedures and criteria set forth in the Zoning Ordinance.

Policy 5.7: Strengthen opportunities for participation in the approval process for all housing projects, including affordable housing.

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B. Housing Programs
The goals and policies outlined in the prior section address Lawndale’s identified housing needs, and are implemented through a series of housing programs offered primarily through the City’s Community Development Department. Housing programs define the specific actions the City will undertake to achieve the stated goals and policies. The City’s housing programs for addressing community housing needs is described according to the following five issue areas.
 Housing Conservation
 Production of Housing
 Provision of Adequate Housing Sites
 Removal of Governmental Constraints
 Affirmatively Further Fair Housing
The housing programs presented on the following pages include existing programs as well as various revised and new programs that have been added to address the City’s unmet housing needs. The responsible agency, funding source(s), and eight-year objectives is identified for each program.

Conservation of the Existing Supply of Housing
Conserving and improving the housing stock is an important goal for the City of Lawndale.

Nearly 80 percent of housing units in Lawndale were constructed prior to 1980 and are therefore more likely to have rehabilitation needs than newer housing units, including new plumbing, roof repairs, foundation work and other repairs. The City supports neighborhood preservation and improvement through housing rehabilitation and improvement programs, and code enforcement. Other housing conservation needs of the City include existing multifamily rental apartments at-risk of converting to condominiums and continuing the City’s Housing Choice Voucher rental assistance program.

Program 1: Residential Rehabilitation Programs
Lawndale’s Residential Rehabilitation Programs are the primary means by which the City preserves and improves the quality of its housing stock. The City will evaluate the availability of other funding sources to apply to local residential rehabilitation programs. To the extent that funding is available, the City will consider how prior City residential redevelopment programs, which were ended upon dissolution of the City’s Redevelopment Agency, could be restarted.

Responsible Agency: City of Lawndale, Community Development Department.

Financing: Grant fFunding, CDBG
2021-2029 Objectives: Pursue and secureConsideration of alternative funding sources to facilitate local programs;. reestablish residential
rehabilitation programs.

Timing: Report Iidentifying and report potential funding sources by December 20223; pursue funding and partnerships with
developers and service providers annually; ongoing
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implementation and annual monitoring and reporting
throughout the planning period.

Program 2: Condominium Conversion Ordinance
Due to the lack of vacant residential land and the high proportion of rental housing units in the community, opportunities to build owner-occupied dwelling units within Lawndale are extremely limited. Since converted rental units offer a more affordable housing alternative than newly constructed units, the City adopted a condominium conversion ordinance in 2000 that permits the conversion of two or more multi-family properties to condominium ownership. Included in the ordinance are a number of tenant provisions such as relocation assistance. The ordinance aims to provide additional homeownership opportunities for low moderate income households.

Responsible Agency: City of Lawndale, Community Development Department.

Financing: Department Budget
2021-2029 Objectives: Continue to provide for tenant ownership through provisions for condominium conversions. Monitor the rate of conversion to ensure a healthy supply of rental housing.

Timing: Ongoing implementation and annual monitoring and reporting throughout the planning period.

Program 3: Housing Choice Vouchers
The Housing Choice Voucher program (formerly Section 8) extends rental subsidies to very low-income households, including families, seniors, and the disabled. The program offers a voucher that pays the difference between the current fair market rent (FMR) as established by the U.S. Department of Housing and Urban Development (HUD) and what a tenant can afford to pay (i.e. 30 percent of household income). The voucher allows a tenant to choose housing that costs above the payment standard, provideding the tenant pays the extra cost. A portion of the vouchers is reserved for households with extremely low incomes.

The Los Angeles County DevelopmentHousing Authority (LACDA) administers the Housing Choice Voucher program on behalf of the City of Lawndale Housing Authority. Given the continued need for rental assistance for very low- income households, the City will continue to promote this program through dissemination of brochures at public counters, providing information on the City’s web-site, and referring residents and property owners to the Los Angeles County DevelopmentHousing Authority.

Responsible Agency: City of Lawndale, Housing Authority; Los Angeles County DevelopmentHousing Authority
Financing: U.S. Department of Housing and Urban Development (HUD) Housing Choice Vouchers HUD Section 8 allocation
2021-2029 Objectives: Expand promotion of the Housing Choice Voucher program to residents and property owners through dissemination of
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the Los Angeles County Development Authority. An average of 212 Lawndale households were assisted by this program annually during the prior planning period. The objective is to place a special emphasis on promoting the program to the City’s special needs populations, and maintain this level of assistance as allowed by the federal budget. Continue to promote the Housing Choice Voucher program to residents and property owners through dissemination of brochures at public counters, providing information on the City’s web-site, and referring residents and property owners to the Los Angeles County Housing Authority.

Timing: Ongoing implementation and promotion, and annual monitoring and reporting throughout the planning period.

Program 4: Conservation of Existing and Future Affordable Units During the 2021-2029 planning period, one federally assisted multi-family apartment development with 56 Section 8 units is at moderate-risk of converting to market rate housing (the earliest date of conversion is 2030). The City will work with the property owner of South Bay Co-Op, interest groups and the State and federal governments to implement the following actions on an ongoing basis to conserve its affordable housing stock.

Responsible Agency: Community Development Department and City of Lawndale Housing Authority; U.S. Department of Housing and Urban Development (HUD); and Los Angeles County Housing
Authority.

Financing: Section 8 vouchers, and other funding sources as available 2021-2029 Objectives: Monitor the status of the 56 at-risk units at South Bay Co-Op.

Encourage the project to pursue refinancing and apply for a long-term Section 8 contract. Should a property owner pursue conversion of the units to market rate, the City will ensure that tenants were properly noticed and informed of their rights and that they are eligible to receive Section 8 vouchers that would enable them to stay in their units. Tenants of housing units with expired Section 8 contracts are eligible to receive special Section 8 vouchers that can be used only at the same property. The City will assist tenants of “at risk” units to obtain these Section 8 vouchers through the Los Angeles County Housing Authority.

Timing: Ongoing implementation and annual monitoring and reporting throughout the planning period.

Program 5: Energy Conservation and Energy Efficiency Opportunities The City will continue to implement energy-efficient measures for new construction and rehabilitation projects, including the California Green Building Standards Code. Information regarding the City’s energy-efficiency standards and available programs to assist homeowners and property owners, including those identified in the Housing Element 12 2021-2029 HOUSING ELEMENT| CITY OF LAWNDALE
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Background Report, will be made available on the City website and at City Hall. In addition to promoting the programs citywide, the City will target special advertisements and education to the City’s lower-income census tracts to explain available programs and potential long-term utility cost savings.

As part of the City’s ongoing comprehensive General Plan Update (initiated in 2020), the City will review existing General Plan goals, policies, and programs to determine if updates are needed to support and encourage energy efficiency in existing and new housing, especially in areas of the City with lower CalEnviroScreen scores which may suffer from elevated levels of environmental burdens. If updates are necessary, amend the General Plan to support this program.

Responsible Agency: City of Lawndale, Community Development Department Financing: Departmental Budget
2021-2029 Objectives: Improve energy-efficiency in new and existing development and promote available programs and benefits to all City residents, especially lower-income residents. Update the General Plan to further encourage energy conservation and energy efficiency.

Timing: Ongoing implementation and annual monitoring and reporting throughout the planning period. Update the General Plan within two years of Housing Element adoption.

Production of Housing
The City of Lawndale implements various programs to encourage a diversity of housing types. Part of this diversity is addressed through the Regional Housing Needs Allocation (RHNA), which encourages the construction of housing for all economic segments in the community. Housing diversity is important to ensure that all households, regardless of age, income level, and household type, have the opportunity to find housing suited to their need and lifestyle. The following programs support the provision of additional housing opportunities in Lawndale.

Program 6: Affordable and Special Needs Housing Development The City will encourage and facilitate affordable housing construction and housing that addresses populations with special housing needs through financial assistance (when funding is available), removal of regulatory constraints, and administrative support. With limited funding, the City will rely on the following actions to encourage affordable housing production during the planning period:
 Collaborate with Affordable Housing and Special Needs Housing Developers: Affordable housing developers work to develop, conserve, and promote rental and ownership housing for lower income households. Special needs housing developers work to ensure housing opportunities are available that are accessible to and supportive of persons and households with special needs, such as persons with developmental disabilities. These developers can help meet the goals for additional housing by implementing or assisting with the implementation of programs described in this CITY OF LAWNDALE | 2021-2029 HOUSING ELEMENT
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Housing Element. The City will collaborate with affordable housing developers and special needs housing developers to identify potential sites, write letters of support to help secure governmental and private sector funding, and offer technical assistance related to the application of City incentive programs (e.g., density bonus). The City will proactively provide affordable housing developers with maps illustrating higher resource areas and areas with high levels of people-based and place-based opportunities in the City in order to highlight opportunities for new development to affirmatively further fair housing. In addition, developers will proactively be provided the list of housing sites identified in the residential sites inventory (Appendix A).
 Regulatory Concessions and Incentives: The City will work with developers on a case-bycase basis to provide regulatory concessions and incentives to assist them with the development of affordable and special needs housing. For Lawndale, this is the most effective method of assisting developers, as each individual project can be analyzed to determine which concessions and incentives would be the most beneficial to the project’s feasibility. Regulatory concessions and incentives could include, but are not limited to, density bonuses, reductions in required parking, fee reductions or deferral, expedited permit processing, and modified or waived development standards pursuant to Chapter 17.50 (Density Bonus Provisions for Residential Units) of the Municipal Code.
 Low Income Housing Tax Credits (LIHTC): The City will assist developers in gaining funding for the development of affordable housing through the LIHTC program.

Investors receive a credit against federal tax owed in return for providing funds to developers to build or renovate housing for low-income households. In turn, the capital subsidy allows rents to be set at below market rates.

Collaborate with Housing Developers to Support Large Families: Developers of affordable and market rate housing can help address the special needs of the community’s large families by providing a mix of unit types and sizes, including units with more than three bedrooms. The City will advise developers regarding the presence of larger families in Lawndale and encourage them to evaluate the feasibility of including a higher proportion of units that are more than three bedrooms.To facilitate affordable and special needs housing development in Lawndale, the City will provide regulatory incentives to private developers along with information regarding the availability of funding through HUD and other Federal, State, and local housing assistance. The City also continues to explore financial aid regulatory incentives with private developers to increase the supply of affordable and special needs housing in Lawndale; provide technical assistance to developers in application for affordable and special needs housing funds, provided the proposed project is consistent with the City's General Plan goals and objectives; and provide technical assistance to developers with regard to the City's mixed-use zoning and density bonus provisions.  The City is also a participant of the Urban County program and therefore housing development in the City may apply for fundsthrough the County’s Multifamily Rental Housing Program, which assists with the creation of affordable rental housing for special needs populations.
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Responsible Agency: City of Lawndale, Community Development Department Financing: HOME; AB 1484 loan repayments from Successor Agency; and other funding sources as available
2021-2029 Objectives: Explore financial and regulatory incentives with private developers to increase the supply of affordable and special needs housing in Lawndale. Provide technical assistance to developers in application for affordable housing funds, provided the proposed project is consistent with the City’s General Plan goals and objectives. Provide technical assistance to developers with regard to the City’s mixed- use zoning and density bonus provisions. Specifically, work with developers to achieve the various incentives offered by the Hawthorne Boulevard Specific Plan, including incentives for lot
consolidation, and for the provision of affordable housing, public facilities, and/or pedestrian amenities.

Timing: Annual outreach to the development community; provide ongoing assistance to interested affordable housing and special needs housing developers. Ongoing implementation and
annual monitoring and reporting throughout the planning period.

Program 7: Accessory Dwelling Units
Accessory dwelling units (ADUs) and junior accessory dwelling units (JADUs) help meet the City’s housing needs for all income levels and also provide a housing resource for seniors and low- and moderate-income households throughout the entire community, not just in any single geographic area. The City will continue to apply Zoning Code regulations that allow accessory units (also known as second units or granny flats) by right in all residential zones, in accordance with State law. The City of Lawndale will continue to amend the ordinance based on future changes to State law and work with HCD to ensure continued compliance with State law. The City will also continue to monitor the extent of ADU production to ensure that the ordinance modifications are successful and that the Housing Element goals can be met.

Responsible Agency: City of Lawndale, Community Development Department Financing: Department Budget, or other available funding source(s) 2021-2029 Objectives: Survey and evaluate potential methods to encourage ADU development throughout the community and adopt
appropriate procedures, policies, and regulatory provisions.

Monitor State law for future updates to ADU regulations and update the City’s Zoning Code to be consistent with future updates as needed. Continue educating the community on the opportunity to develop ADUs and promote the development of ADUs affordable to lower-income households. Continue to provide information about ADUs on the City’s website and on public counters.

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Timing: Ongoing implementation and annual monitoring and reporting throughout the planning period.

Program 8: Homeownership Programs
The City does not offer first-time homebuyers assistance programs due to limited funding available and the high prices of for-sale homes. However, Lawndale residents are eligible to participate in homeownership programs offered by the County of Los Angeles Community Development Commission (LACDC). The City will actively encourage and guide residents seeking funding for first-time homebuyers assistance.

The HOP program is financed with HOME funds provided through HUD and has been designed to meet the needs of low-income families. The program provides a 2nd Trust Deed loan at zero percent interest with all payments deferred until sale, transfer, refinancing, no longer owner-occupied, or full repayment of the first mortgage.

The MCC Program offers the first-time homebuyer a federal income tax credit. This credit reduces the amount of federal taxes recipients would pay and can help the first-time homebuyer qualify for a loan by allowing a lender to reduce the housing expense ratio by the amount of tax savings. The qualified homebuyer who is awarded an MCC may take an annual credit against their federal income taxes paid on the homebuyer’s mortgage. The credit is subtracted dollar-for-dollar from the recipient’s federal income taxes.

In addition, the Southern California Home Financing Authority (SCHFA), a joint powers authority between Los Angeles and Orange Counties formed in June 1988 to issue tax-exempt mortgage revenue bonds for low to moderate-income First-Time Homebuyers, provides qualifying homebuyers with a competitive 30-year fixed rate loan and grant for downpayment and closing costs assistance. All unincorporated areas and incorporated cities in Los Angeles County, with the exception of the City of Los Angeles, are eligible.

Responsible Agency: Community Development Department; Los Angeles County Community Development Commission; Southern California
Home Financing Authority (SCHFA).

Financing: HOME funds; Mortgage Credit Certificates; Mortgage Revenue bonds; or other available funding source(s)
2021-2029 Objectives: PromoteAdvertise the availability of homeownershipthese programs by providing information at the public counter, in the City newsletter, and on the City’s website.

Timing: Ongoing implementation and annual monitoring and reporting throughout the planning period.
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Provision of Adequate Housing Sites
Meeting the housing needs of all segments of the community requires the provision of adequate sites for all types, size and prices of housing. The City’s General Plan and Zoning Ordinance determine where housing may locate, thereby affecting the supply of land available for residential development.

Program 9: Housing Sites
Planning and regulatory actions to achieve adequate housing sites are implemented through the Land Use Element, Zoning Code, and Hawthorne Boulevard Specific Plan. These regulatory documents provide for a variety of residential development, ranging from lowerdensity single-family homes to higher-density apartments, condominiums, and mixed-use projects.

The City of Lawndale received a RHNA allocation of 2,497 units for the 2021-2029 RHNA period. After credits for projected accessory dwelling units are taken into consideration, the City of Lawndale has a remaining 2021-2029 RHNA of 2,463 units, including 724 extremely/very low-income, 296 low-income, 370 moderate-income units, and 1,073 above moderate-income units.

The City must identify adequate sites with appropriate density and development standards to accommodate this RHNA. Without adjustments to the City’s land use policy and zoning standards, the City would not be able to fully accommodate the remaining RHNA. As part of this Housing Element update, the City has identified candidate sites to be designated with either a Housing Overlay 100 or Housing Overlay 150 designation. The Housing Overlays will allow 100 du/ac and 150 du/ac, respectively, and the development standards will ensure that these densities can be achieved. A summary of the City’s strategy to accommodate its RHNA is provided in the Background Report.

Pursuant to Government Code Section 65583.2, subdivisions (h) and (i)State statutes, sites identified for rezoning through an update to the Hawthorne Boulevard Specific Plan to address the City’s lower income RHNA shortfall shall meet the following requirements:
 Permit owner-occupied and rental multi family uses by-right in which 20% or more of the units are affordable to lower income households
 Permit a minimum density of 20 units per acre
 Allow a minimum of 16 units per site
 Accommodate at least 50 percent of the lower income need on sites designatedresidential for residential uses only, otherwise allow 100% residential use and require residential to occupy at least 50% of the floor area in a mixed- use project.

Responsible Agency: City of Lawndale, Community Development Department.

Financing: Department Budget
2021-2029 Objectives: Monitor status of residential and mixed-use sites. Provide sites information to interested developers and technical assistance regarding City mixed- use zoning and density bonus incentives.

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Boulevard Specific Plan area to inform them of opportunities and incentives available for mixed- use developments.

Continue to provide incentives for lot consolidation, public facilities, and pedestrian amenities in the Hawthorne Boulevard Specific Plan area. As feasible, provide assistance to developers for making public improvements.

Within three years of Housing Element adoption, and no later than October 2024, amend the Lawndale General Plan and
Municipal Code to establish the Housing Overlay Zones (100 and 150) in order to designate adequate candidate sites with the objective of meeting the City’s remaining RHNA. Candidate sites that are anticipated to accommodate a portion of the City’s remaining lower-income RHNA (sites 0.50 acres in size) must meet the requirements of Government Code 65583.2. Among other things, the sites must have a density of at least 30 units per acre, be large enough to permit at least 16 units, and be zoned to allow housing by-right with at least 20 percent of the units affordable to lower-income households.

Timing: Ongoing implementation and annual monitoring and reporting throughout the planning period; adoption of Housing Overlay Zones by October 2024.

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Program 10: Residential Development Monitoring (No Net Loss) To ensure adequate sites are available throughout the planning period to meet the City’s RHNA at all income levels, and to assist developers in identifying appropriate sites for residential and mixed use developments, the City will monitor the depletion of residential acreage, and review proposed General Plan amendments, Zone Changes, Specific Plan Amendments, and development projects, to ensure an adequate inventory is available to meet the City’s 2021-2029 RHNA obligations. To ensure sufficient residential development capacity is maintained to accommodate the City’s RHNA allocation, the City will develop and implement a formal ongoing (project-by-project) evaluation procedure pursuant to Government Code Section 65863 and will make the findings required by that code section if a site is proposed for development with fewer units or at a different income level(s) than shown in the Housing Element Site Inventory.

Should an approval of development result in a reduction of residential development capacity below the capacity needed to accommodate the remaining need for lower-income, moderateincome, or above-moderate-income households, the City, and potentially the applicant (in accordance with State law), will identify and, if necessary, rezone sufficient sites within 180 days to accommodate the shortfall and ensure “no net loss” in capacity to accommodate the RHNA allocation, consistent with State law. Any rezoned site(s) will satisfy the adequate site requirements of Government Code Section 65583.2 and will be consistent with the City’s obligation to affirmatively further fair housing.

Responsible Agency: City of Lawndale, Community Development Department Financing: Department Budget
2021-2029 Objectives: Annually monitor the City’s sites inventory and continued ability to accommodate the remaining RHNA.

Timing: Ongoing implementation and annual monitoring and reporting throughout the planning period.

Program 12: Hawthorne Boulevard Specific Plan Update
The City of Lawndale is currently undertaking a comprehensive update to the Hawthorne Boulevard Specific Plan. Initiated in 2019, this effort is intended to modernize the Specific Plan (alongside the City’s concurrent General Plan Update) and stimulate investment and redevelopment of Lawndale at key opportunity areas throughout the City.

Responsible Agency: City of Lawndale, Community Development Department.

Financing: Grant Funding or other available source(s)
2021-2029 Objectives: Update the Hawthorne Boulevard Specific Plan to promote additional residential development in Lawndale
Timing: Adopt an update to the Hawthorne Boulevard Specific Plan within two years of Housing Element adoption.

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Program 13: Public Property Conversion to Housing Program The City will maintain a list of surplus City-owned lands, including identification of address, APN, General Plan land use designation, zoning, current use, parcel size, and status (surplus land or exempt surplus land). The City will work with non-profits and public agencies to evaluate the feasibility of transferring surplus City-owned lands not committed to other City purposes for development of affordable housing by the private sector. The inventory will be updated annually in conjunction with the Annual Progress Report (“APR”). Any disposition of surplus lands shall be conducted consistent with the requirements of Government Code Section 54220 et. seq.

Responsible Agency: City of Lawndale, Community Development Department.

Financing: Department Budget or other available source(s) 2021-2029 Objectives: Collaborate with the development community, including affordable housing developers, to evaluate the viability of developing City-owned land as affordable housing.

Timing: Ongoing implementation and annual monitoring and reporting throughout the planning period.

Program 14: Replacement of Affordable Units
Consistent with the requirements of Government Code Section 65583.2(g), development projects on sites in the housing inventory (Appendix A) that have, or have had within the past five years preceding the application, residential uses restricted with rents affordable to lowor very low-income households or residential uses occupied by low- or very low-income households, shall be conditioned to replace all such units at the same or lower income level as a condition of any development on the site, and such replacement requirements shall be consistent with Section 65915(c)(3).

Responsible Agency: City of Lawndale, Community Development Department.

Financing: Department Budget or other available source(s) 2021-2029 Objectives: For all project applications, identify need for replacement of affordable housing units and ensure replacement, if required, occurs.

Timing: Ongoing implementation and annual monitoring and reporting throughout the planning period.
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Removal of Constraints
Under State law, the Housing Element must address, and where legally possible, remove constraints affecting the maintenance, improvement, and development of housing. The following programs are designed to mitigate constraints on residential development and facilitate development of housing affordable to lower and moderate income households, including families, seniors, and persons with special needs.

Program 15: Monitor Changes in Federal and State Housing, Planning, and Zoning Laws Although the 2021-2029 Housing Element update did not identify any significant governmental constraints to the development or maintenance of housing in Lawndale, the City will continue to monitor its development process and zoning regulations to identify and remove constraints to the development of housing. The City will also continue to monitor federal and State legislation that could impact housing and comment on or oppose proposed changes or additions to existing legislation, as well as support new legislation when appropriate. The City will also endeavor to minimize governmental constraints to the development, improvement, and maintenance of housing.

Responsible Agency: City of Lawndale, Community Development Department.

Financing: Department Budget or other available source(s) 2021-2029 Objectives: Stay updated on changes in federal and state housing, planning, and zoning laws.

Timing: Ongoing implementation and annual monitoring and reporting throughout the planning period.

Program 16: Mitigation of Nongovernmental Constraints
The City of Lawndale will continue to mitigate nongovernmental constraints to the extent feasible. Nongovernmental constraints include things largely outside the City’s direct control, such as availability of financing or the cost of development. The City can help address the cost of development by providing for a streamlined development review and approval process, thereby reducing the timeline for development and associated costs. The City will implement a preapplication review process so that project applications can receive clear feedback from the City on expectations for development applications. This process can reduce the overall review and approval timeline and is one way the City can help to mitigate nongovernmental constraints.

Responsible Agency: City of Lawndale, Community Development Department.

Financing: Department Budget
2021-2029 Objectives: Implement and promote the use of the preapplication process for all applicants, with the goal of working with 85% of applications.

Timing: Implementation of preapplication process by July 1, 2023; ongoing promotion and annual reporting throughout the
planning period.

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Program 176: Zoning Code Amendments – Housing Constraints The City shall update the Zoning Code to remove constraints to housing development and ensure the City’s standards and permitting requirements are consistent with State law. The update shall address the following:

A. Low Barrier Navigation Centers: The Zoning Code shall be updated to define and permit low-barrier navigation centers consistent with the requirements of Government Code Sections 65660 through 65668, including treating low-barrier navigation centers as a by-right use in areas zoned for mixed use and in nonresidential zones permitting multi-family uses (if applicable).

B. Transitional and Supportive Housing: The Zoning Code shall be revised to ensure that transitional and supportive housing is allowed in residential and mixed-use zones subject to the same standards as a residence of the same type in the same zone consistent with Government Code Section 65583(c)(3), and to allow eligible supportive housing as a by-right use in zones where multi-family and mixed uses are permitted pursuant to Government Code Sections 65650 through 65656.

C. Employee Housing: The Zoning Code will be updated to define “employee housing” distinctly from “agricultural worker housing” and to clarify that employee housing serving six or fewer employees shall be deemed a single-family structure and shall be subject to the same standards for a single-family residence in the same zone.

D. Agricultural Worker Housing: The Zoning Code will be updated to define “agricultural worker housing” and to identify that any agricultural worker housing providing no more than 36 beds in a group quarters, or consisting of 12 or fewer units or spaces, shall be deemed an agricultural land use and permitted in the same manner as agricultural uses consistent with Health and Safety Code Section 17021.6. The Zoning Code will also be updated to provide for streamlined, ministerial approval of agricultural worker housing that meets the requirements of Health and Safety Code Section 17021.8.

E. Streamlined and Ministerial Review for Eligible Affordable Housing Projects: The Zoning Code will be updated to ensure that eligible multi-family projects with an affordable housing component are provided streamlined review and are subject only to objective design standards consistent with relevant provisions of SB 35 and SB 330, as provided for by applicable sections of the Government Code, including but not limited to Sections 65905.5, 65913.4, 65940, 65941.1, 65950, and 66300. State law defines objective design standards as those that “involve no personal or subjective judgement by a public official and are uniformly verifiable by reference to an external and uniform benchmark or criterion available and knowable by both the development applicant and public official prior to submittal.”
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F. Emergency Shelter Parking: The Zoning Code will be updated to require sufficient parking to accommodate all staff working in an emergency shelter, provided that the standards will not require more parking for emergency shelters than other residential or commercial uses within the same zone, in compliance with AB 139.

Responsible Agency: City of Lawndale, Community Development Department.

Financing: Department Budget or other available source(s) 2021-2029 Objectives: Ensure that the City’s Zoning Code is consistent with State law and update the Zoning Code as needed to comply with future changes.

Timing: Zoning Code Amendments adopted by June 2023.

Program 187: Density Bonus Ordinance/Affordable Housing Development Incentives The City will provide for density bonuses consistent with State law, including density bonuses and incentives for projects that contain 100% very low- and low-income units. The City will monitor State law updates which impact density bonuses and will update local plans and programs as necessary.

Responsible Agency: City of Lawndale, Community Development Department.

Financing: Department Budget
2021-2029 Objectives: Promote the use of density bonus incentives to developers and provide technical assistance to developers in utilizing density bonus for maximize feasibility and meet local housing needs.

Timing: Ongoing implementation and annual monitoring and reporting throughout the planning period.

Program 198: Hawthorne Boulevard Specific Plan Lot Consolidation Program The Hawthorne Boulevard Specific Plan includes a variety of incentives to encourage the owner-initiated merger or consolidation of contiguous properties located within the General Commercial (GC) and Office Commercial (OC) districts. The intent of these incentives is to achieve orderly development, improve pedestrian activity, and implement the goals, policies, and objectives of the Specific Plan and the Housing Element. The following incentives may be provided at the discretion of the City Council:
 Parking Reduction: Required parking may be reduced up to a maximum of 20 percent, subject to finding that adequate parking will be available to serve the subject project;
 Signage Bonus: Area of permitted signs may be increased by a maximum of 10 percent, subject to finding that the increased area does not detract from beautification and pedestrian-oriented objectives of the Specific Plan and that the increased size of signs on one parcel will not adversely affect the visibility of signs on adjacent parcels; and
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Additional incentives to encourage and facilitate lot consolidation and residential development will include:
 Alternative Parking: Tandem, shared, and off-site parking options may be allowed, subject to finding that adequate parking will be available to serve the subject project.  Graduated Density: A graduated density bonus may be granted for lot consolidation (e.g., parcels consolidated to achieve a lot greater than two acres in size would be eligible for a larger density bonus when compared to consolidation of parcels to achieve a one acre lot).

The City will advertise the lot consolidation provisions of the Hawthorne Boulevard Specific Plan to existing property owners and prospective mixed-use and affordable housing developers. Advertisement actions will include preparation and distribution of a brochure with information about program incentives and an invitation to attend a working session to discuss opportunities for lot consolidation and mixed-use residential development, including affordable housing development within the Hawthorne Boulevard Specific Plan corridor.

The Neighborhood Commercial (NC) district is intended for smaller scale, pedestrianoriented developments. While lot consolidation is permitted, no additional incentives would be offered by the City.

As part of Program 12, the City will critically evaluate the Hawthorne Boulevard Specific Plan lot consolidation program and seek ways to further encourage lot consolidation throughout the project area.

Responsible Agency: City of Lawndale, Community Development Department Financing: Department Budget
2021-2029 Objectives: Continue to implement the lot consolidation program identified in the Hawthorne Boulevard Specific Plan.

Timing: Ongoing implementation and annual monitoring and reporting throughout the planning period.

Program 2019: California Accessibility Standards Compliance Program The City will continue to ensure that all construction projects requiring building permits comply with the State of California accessibility standards. The City will provide technical assistance as part of the building permit review process to assist property owners and contractors in understanding this law and related requirements applied to new development and/or retrofit or rehabilitation projects for public, residential, and commercial structures.

The City will also provide a link on the City website to the Division of the State Architect’s web page that provides various access compliance reference materials, including an advisory manual and answers to frequently asked questions.

Responsible Agency: City of Lawndale, Community Development Department and Building and Safety Division.

Financing: Department Budget
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2021-2029 Objectives: Continue to place information about the City’s reasonable accommodation procedures at public counters and on the City’s website. Continue to monitor development codes and
procedures to ensure that no conditions exist to unduly constrain the development of housing for persons with
disabilities. When constraints are identified, the City will work to mitigate or eliminate such constraints.

Timing: Ongoing implementation and annual monitoring and reporting throughout the planning period.

Affirmatively Further Fair Housing
To adequately meet the housing needs of all segments of the community, the Housing Plan must include program(s) that promotes housing opportunities for all persons regardless of race, religion, sex, family size, marital status, ancestry, national origin, color, age, or physical or mental disability, or other protected characteristics.

Program 210: Fair Housing Services
Fair housing is defined as a condition in which individuals of similar income levels in the same housing market have a like range of choice available to them regardless of race, color, ancestry, national origin, religion, sex, disability, marital status, familial status, or any other arbitrary factor. The City will continue to contract with a fair housing service provider for fair housing outreach and education, as well as tenant/landlord dispute resolution.

The program will be advertised through placement of fair housing services brochure (English and Spanish) at the public counter, the City website, the local library and the Lawndale Senior Center, as well as periodic advertisements in the City newsletter and the community newspaper. The City will also work with its fair housing service provider to identify any specific geographic areas in the City which have higher levels of discrimination claims and will target outreach and education to these areas. The City will continue to refer fair housing complaints to appropriate agencies.

Responsible Agency: City of Lawndale, Community Development Department; Housing Rights Center.

Financing: CDBG funds
2021-2029 Objectives: Assist the Housing Rights Center in distributing fair housing brochures at public counter, at the local library and Lawndale Senior Center, on the City website, and in the City newsletter and community newspaper. Refer fair housing complaints to the Housing Rights Center or future fair housing service provider under contract with the County CDC.

Timing: Ongoing implementation and annual monitoring and reporting throughout the planning period.

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Program 221: Affirmatively Furthering Fair Housing Outreach and Coordination Program Under State law, affirmatively further fair housing means “taking meaningful actions, in addition to combatting discrimination, that overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity based on protected characteristics”. These characteristics can include, but are not limited to, race, religion, sex, marital status, ancestry, national origin, color, familial status, or disability. This program addresses the fair housing issues of education and outreach, integration/segregation, and access to opportunity. Efforts will begin immediately and may include, but not be limited to:

Education and Outreach
 In conjunction with the City’s comprehensive General Plan Update, educate the community on what affordable/attainable housing means and who it benefits.  Annual training of City staff, including through coordination with local advocacy groups or the Housing Rights Center, on how to receive, log, refer, and follow-up on fair housing complaints. If resolution was not obtained for any complaints, refer complaint to HCD to ensure that affordable housing laws are actively enforced.  Biennial fair housing update to the City Council.

Integration/Segregation
 Work with local organizations to encourage, expand, and publicize fair housing requirements as part of programs that provide rental assistance to lower income households.
 On an ongoing basis, and at least annually, review land use and planning proposals to ensure that the City is replacing segregated living patterns with integrated and balanced living patterns, where applicable and feasible, and working to transform racially and ethnically concentrated areas of poverty into areas of opportunity without displacement.

Assess to Opportunity
 Assist alleged victims of violence or discrimination in obtaining access to appropriate State or federal agency programs.
 Actively recruiting residents from neighborhoods of concentrated poverty to serve or participate on boards, committees, and other local government bodies as positions are made available due to the regular appointment process or vacancies.  Provide education to the community on the importance of participating in the planning and decision-making process and completing Census questionnaires.  Use information contained in the Housing Element Background Report and TCAC resources map, along with information from the City, to create a targeted improvement program for portions of Lawndale that need infrastructure improvements.
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Responsible Agency: City of Lawndale, Community Development Department; Housing Rights Center.

Financing: CDBG funds
2021-2029 Objectives: Improve fair housing opportunities and response to complaints through implementing above actions. Follow-up on 100% of complaints.

Timing: Ongoing implementation and annual monitoring and reporting throughout the planning period.

Program 23: Economic Displacement Risk Analysis
Economic displacement can occur when new development, particularly residential development, changes the market conditions in an existing area so much that current residents can no longer afford to live there. The City of Lawndale can reduce the impact of economic displacement when it occurs by preventing practices that increase or enable displacement. To determine if market-force economic displacement is occurring due to development of new housing, increased housing costs, or other factors, the City will conduct an analysis to determine if individuals and families may be displaced as a result of new residential development in the City’s Housing Overlay areas. The analysis will consider gentrification locally and will assess how new development and community investments may potentially influence displacement. If this study shows that displacement is expected as a result of new development in the City’s Housing Overlay areas, the City will develop an action program based on the identified causes of displacement, including specific actions to monitor and mitigate displacement. Annual review of the action program may result in modifications to further reduce displacement risk. This program addresses the fair housing issue of disproportionate housing needs, including displacement risk.

Responsible Agency: City of Lawndale, Community Development Department; Housing Rights Center.

Financing: General Fund, grant funding
2021-2029 Objectives: Understand the potential for market-force economic displacement and consider programs to address the issue, if necessary.

Timing: Conduct analysis by December 31, 2023 and establish resulting programs (if any) by December 31, 2024. Ongoing
implementation and reporting throughout the planning period through the Housing Element Annual Progress Report (APR).

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C. Quantified Objectives
The City of Lawndale has established the following quantified objectives for the 2021-2029 Housing Element:

Table 1: Quantified Housing Objectives: 2021-2029
New
Construction Rehabilitation
Conservation/
Preservation
Extremely
Low
Income
55 8 0
Very Low
Income 55 4 56
Low
Income 47 4 0
Moderate
Income 297 0 0
Above
Moderate
Income
650 0 0
Total 1,104 16 56

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PART 2

BACKGROUND REPORT

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TABLE OF CONTENTS

1. BACKGROUND REPORT INTRODUCTION ........................................................................ 5

2. ACCOMPLISHMENTS UNDER 5TH CYCLE HOUSING ELEMENT .......................................... 7 2A. Review of 2014 Housing Element ................................................................................................. 7 2B. Housing Production During 5th Cycle RHNA Period .................................................................... 7 2C. Appropriateness and Effectiveness of 2014 Housing Element ..................................................... 8

3. HOUSING NEEDS ASSESSMENT ................................................................................. 21 3A. Introduction and Background ...................................................................................................... 21 3B. Population Trends and Characteristics ....................................................................................... 21 3C. Household Characteristics .......................................................................................................... 24 3D. Income ......................................................................................................................................... 26 3E. Housing Characteristics .............................................................................................................. 29 3F. Housing Costs ............................................................................................................................. 33 3G. Future Housing Needs ................................................................................................................ 39 3H. Special Needs Groups ................................................................................................................ 39 3I. Units At-Risk of Conversion ........................................................................................................ 51 3J. Estimates of Housing Need ......................................................................................................... 54

4. CONSTRAINTS .......................................................................................................... 55 4A. Governmental Constraints .......................................................................................................... 55 4A.1 Land Use Controls ...................................................................................................................... 55 4A.2 Development Review Process .................................................................................................... 67 4A.3 Development Fees ...................................................................................................................... 73 4B. Non-Governmental Constraints ................................................................................................... 75 4C. Environmental Constraints .......................................................................................................... 77 4D. Infrastructure Constraints ............................................................................................................ 78

5. RESOURCES ............................................................................................................ 81 5A. Regional Housing Needs Allocation (RHNA) .............................................................................. 81 5B. Development Credits ................................................................................................................... 82 5C. Residential Sites Inventory .......................................................................................................... 83 5D. Summary of RHNA Strategies ................................................................................................... 88 5E. Administrative and Financial Resources .................................................................................... 91

6. AFFIRMATIVELY FURTHERING FAIR HOUSING (AFFH) ................................................. 99 6A. Outreach ...................................................................................................................................... 99 6B. Assessment of Fair Housing ..................................................................................................... 102 6C. Sites Inventory ........................................................................................................................... 173 6D. Analysis of Contributing Factors and Fair Housing Priorities and Goals .................................. 193

7. OTHER REQUIREMENTS .......................................................................................... 197 7A. Consistency with General Plan ................................................................................................. 197 7B. Relationship to Other City Plans and Policies ........................................................................... 197 7C. Priority for Water and Sewer ..................................................................................................... 197

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LIST OF TABLES
Table 2–1: Regional Housing Needs Allocation – 5th Cycle Progress ............................................ 8 Table 2–2: Evaluation of the 2014 Lawndale Housing Element Programs ..................................... 10 Table 3–1: Population Trends - Neighboring Jurisdictions ....................................................... 22 Table 3–2: Population by Age ........................................................................................ 22 Table 3–3: Race and Ethnicity ........................................................................................ 23 Table 3–4: Job Growth and Employment Status ................................................................... 23 Table 3–5: Jobs by Industry (2019) .................................................................................. 24 Table 3–6: Jobs by Occupation (2019) .............................................................................. 24 Table 3–7: Household by Tenure (2019) ............................................................................ 25 Table 3–8: Household Income for All Households and by Tenure (2019) ...................................... 26 Table 3–9: Household Income for All Households and by Tenure (2019) ...................................... 26 Table 3–10: Households by Income Group (2017) ................................................................. 27 Table 3–11: Housing Stock by Type and Vacancy (2020) ......................................................... 29 Table 3–12: Vacancy by Type ......................................................................................... 30 Table 3–13: Housing Stock Conditions (2019) ...................................................................... 31 Table 3–14: Overcrowding by Tenure (2019) ....................................................................... 32 Table 3–15: Household Size by Tenure (2019) ..................................................................... 32 Table 3–16: Number of Bedrooms by Tenure ...................................................................... 33 Table 3–17: Homes for Sale (March 2021) .......................................................................... 33 Table 3–18: Rental Costs (2019) ..................................................................................... 34 Table 3–19: Median Rent by Bedrooms ............................................................................. 34 Table 3–20: State Income Limits – LoS Angeles County (2020) .................................................. 35 Table 3–21: Housing Affordability by Income Group .............................................................. 36 Table 3–22: Households by Income Level and Overpayment (2017) ............................................ 37 Table 3–23: Deed Restricted Affordable Housing Units .......................................................... 38 Table 3–24: Mobile Home Parks In Lawndale ...................................................................... 38 Table 3–25: Regional Housing Needs Allocation – 6th Cycle ...................................................... 39 Table 3–26: Senior Population ........................................................................................ 40 Table 3–27: Householder Age by Tenure (2019) ................................................................... 40 Table 3–28: Disabilities by Disability Type ......................................................................... 43 Table 3–29: Disabled Persons by Age and Employment Status .................................................. 43 Table 3–30: Developmentally Disabled Persons by Residence Type in Lawndale (2019) .................... 44 Table 3–31: Adult (ages 18-59) Residential Care Facilities in Lawndale....................................... 45 Table 3–32: Median Income By Household Size .................................................................... 46 Table 3–33: Household Size versus Bedroom Size by Tenure (2019) ........................................... 46 Table 3–34: Families and Female Householder with Children Under 18 (2019) .............................. 47 Table 3–35: Homelessness in Lawndale - 2016-2020* ............................................................. 49 Table 3–36: Homelessness in Los Angeles County - 2016-2020 .................................................. 49 Table 3–37: Homeless Population Characteristics in Los Angeles County (2020) ............................. 50 Table 3–38: Emergency Shelters ..................................................................................... 51 Table 3–39: Summary of at-Risk Subsidized Housing Units ...................................................... 52 Table 3–40: Summary of Needs ...................................................................................... 54 Table 4–1: General Plan Residential Land Use Designations .................................................... 56 Table 4–2: Residential Development Standards – ................................................................. 57 Table 4–3: Permitted Residential Uses by Zone ................................................................... 58 Table 4–4: ADU and JADU Development Standards ............................................................... 60 Table 4–5: Basic Residential Development Standards ............................................................ 65

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Table 4–6: Residential Parking Requirements ..................................................................... 66 Table 4–7: Typical Permit Processing Times and Reviewing Body .............................................. 69 Table 4–8: Development Project Processing Fees (Effective 7/1/2021)....................................... 74 Table 5–1: RHNA 2021-2029 .......................................................................................... 81 Table 5–2: ADU Projections and Affordability ..................................................................... 82 Table 5–3: Credits and Remaining RHNA ........................................................................... 82 Table 5–4: Capacity Adjustment Factors – Residential Development .......................................... 86 Table 5–5: Housing Overlay Capacity ............................................................................... 87 Table 5–6: RHNA Sites Strategy ...................................................................................... 88 Table 5–7: Funding Sources for Affordable Housing Activities .................................................. 93 Table 6–1: Compliance with Fair Housing Laws .................................................................. 105 Table 6–2: Demographic Trends .................................................................................... 113 Table 6–3: Median HOusehold Income ............................................................................. 116 Table 6–4: Opportunity Indicators by Race/Ethnicity ........................................................... 151 Table 6–5: Domains and List of Indicators for Opportunity Maps .............................................. 153 Table 6–6: Opportunity Resource Levels by Census Tracts ..................................................... 153 Table 6–7: Demographics of Households with DIsproportionate Housing Needs ............................. 156 Table 6–8: Fair Housing Issues and Contributing Factors ....................................................... 193

LIST OF FIGURES
Figure 3–1: Percentage of Families & People Living in Poverty (2019) ........................................ 28 Figure 3–2: Median Home Sales Price ............................................................................... 34 Figure 5–1: Housing Element Sites ................................................................................... 89 Figure 6–1: Census Tract Boundaries ............................................................................... 109 Figure 6–2: Dissimilarity Index ...................................................................................... 112 Figure 6–3: Diversity Index by Census Block Group 2018 ........................................................ 117 Figure 6–4: Diversity Index by Census Block Group 2010 ........................................................ 119 Figure 6–5: Diversity Index by Census Block Group - Countywide ............................................. 121 Figure 6–6: Proportion of Population with Disabilities by Census Tract ...................................... 123 Figure 6–7: Proportion of Population with Disabilities by Census Tract - Countywide ..................... 125 Figure 6–8: Percent of Population 18 Years and Over in Households Living with Spouse .................. 127 Figure 6–9: Percent of Population 18 Years and Over in Households Living with Spouse - Countywide . 129 Figure 6–10: Percent of Children in Married Couple Housholds ................................................ 131 Figure 6–11: Percent of Children in Married Couple Housholds - Countywide ............................... 133 Figure 6–12: Female-Headed Households by Proportion of Children Present by Census Tract ........... 135 Figure 6–13: Female-Headed Households by Proportion of Children Present by Census Tract - Countywide ........................................................................................................................... 137 Figure 6–14: Proportion of Senior Residents by Census Tract .................................................. 139 Figure 6–15: Proportion of Senior Residents by Census Tract - Countywide ................................. 141 Figure 6–16: Median Household Income by Block Group ........................................................ 143 Figure 6–17: Median Household Income by Block Group - Countywide ....................................... 145 Figure 6–18: Ethnicity Analysis - Racial Concentrations ......................................................... 147 Figure 6–19: Ethnicity Analysis - Racial Concentrations - Countywide ........................................ 149 Figure 6–20: TCAC Economic Score by Census Tract ............................................................. 163 Figure 6–21: Job Proximity Index by Block Group ................................................................ 165 Figure 6–22: TCAC Educational Score by Census Tract .......................................................... 167 Figure 6–23: TCAC Environmental Score by Census Tract ....................................................... 169

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Figure 6–24: TCAC Opportunity Areas by Census Tract .......................................................... 171 Figure 6–25: Cost-Burdened Renter Households by Census Tract .............................................. 177 Figure 6–26: Cost-Burdened Owner Households by Census Tract .............................................. 179 Figure 6–27: Cost-Burdened Renter Households by Census Tract - Countywide ............................. 181 Figure 6–28: Cost-Burdened Renter Households by Census Tract - Countywide ............................. 183 Figure 6–29: Overcrowded Households ............................................................................. 185 Figure 6–30: Overcrowded Households - Countywide ............................................................ 187 Figure 6–31: Gentrification and Displacement .................................................................... 189 Figure 6–32: Sensitive Communities ................................................................................ 191

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1. Background Report Introduction
The City of Lawndale is a small but highly urbanized community located in the South Bay portion of Los Angeles County, approximately 10 miles southwest of downtown Los Angeles. Lawndale is bounded by the City of Hawthorne to the north and west, by unincorporated areas of Los Angeles County and the City of Gardena to the east, by the City of Torrance to the south, and by the City of Redondo Beach to the south and west. Regional access to the City is provided by Interstate 405, a major north-south highway which provides access to Lawndale and the greater Los Angeles region.

The City was incorporated in December 28, 1959, although the community’s history dates back to the Rancho Era. The “town” of Lawndale was founded in 1905 and remained a predominantly agricultural community until major growth occurred after the conclusion of World War II. Lawndale incorporated in large part to fend off annexation attempts by adjoining cities. Since that time, it has progressed from a bedroom community consisting primarily of single-family homes to a highly urbanized community, with older singlefamily homes being replaced by duplexes and multi-family developments of three or more units. Due to its built-out status, the City expects future growth to be accommodated through infill development.

State Housing Law (Government Code Section 65583) requires that a “housing element shall consist of an identification and analysis of existing and projected housing needs and a statement of goals, policies, quantified objectives, financial resources, and scheduled programs for the preservation, improvement, and development of housing. The housing element shall identify adequate sites for housing, including rental housing, factory-built housing, and mobile homes, and shall make adequate provision for the existing and projected needs of all economic segments of the community.” This report is an update of the Housing Element adopted by the City in January 2014.

The assessment and inventory must include all of the following:
 Analysis of population and employment trends, documentation of projections, and a quantification of the locality's existing and projected housing needs for all income levels. Such existing and projected needs shall include the locality's share of the regional housing need in accordance with Section 65584 of the Government Code.
 Analysis and documentation of household characteristics, including level of payment compared to ability to pay, housing characteristics, including overcrowding, and housing stock condition.  An inventory of land suitable for residential development, including vacant sites and sites having potential for redevelopment, and an analysis of the relationship between zoning, public facilities, and city services to these sites.
 Analysis of potential and actual governmental constraints upon the maintenance, improvement, or development of housing for all income levels and for persons with disabilities, including land use controls, building codes and their enforcement, site improvements, fees and other exactions required of developers, local processing and permit procedures, and any locally adopted ordinances that directly impact the cost and supply of residential development.

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 Analysis of potential and actual non-governmental constraints upon the maintenance, improvement, or development of housing for all income levels, including the availability of financing, the price of land, the cost of construction, requests to develop housing at densities below the minimum densities in the inventory of sites, and the length of time between receiving approval for a housing development and submittal of an application for building permits that hinder the construction of a locality’s share of the regional housing need.  Analysis of any special housing needs, such as those of the elderly, disabled, including developmentally disabled, large families, farmworkers, families with female heads of households, and families and persons in need of emergency shelter.
 Analysis of opportunities for energy conservation with respect to residential development.  Analysis of existing assisted multifamily rental housing developments that are eligible to change from low-income housing to market-rate during the next 10 years.

The Background Report of this housing element identifies the nature and extent of Lawndale’s housing needs, including those of special populations, potential housing resources (land and funds), potential constraints to housing production, and energy conservation opportunities. By examining the City’s housings, resources, and constraints, the City can then determine a plan of action for providing adequate housing. This plan is presented in the Housing Plan, which is the policy component of the Housing Element.

In addition to identifying housing needs, the Background Report also presents information regarding the setting in which these needs occur. This information is instrumental in providing a better understanding of the community, which in turn is essential for the planning of future housing needs.

Since the update of the City’s last Housing Element in 2014, statutory changes have occurred that must be included in the 2021-2029 Lawndale Housing Element. These laws have been incorporated in the appropriate sections throughout this Background Report as well as in its accompanying Policy Document.

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2. Accomplishments under 5th Cycle Housing Element
The following section reviews and evaluates the City’s progress in implementing the 2014 Housing Element.

It reviews the results and effectiveness of programs, policies, and objectives from the previous Housing Element planning period, which covered 2013 through 2021. This section also analyzes the difference between projected housing need and actual housing production. 2A. Review of 2014 Housing Element
The 2014 Housing Element program strategy focused on the accomplishment of policies and implementation of programs to ensure that a broad range of housing types are provided to meet the needs of the existing and future residents, ensure that housing is maintained and preserved, increase opportunities for homeownership, ensure the availability of housing-related services for special needs groups, and promote equal housing opportunity. The 2014 Housing Element identified the following goals:

Goal 1: Provide for a Range of Housing Types
Assist in the provision of adequate housing that meets the existing and future needs of the community.

Establish a balanced approach to meeting the housing needs of both renter- and owner-households.

Goal 2: Provide Adequate Residential Sites
Provide adequate housing sites through appropriate land use, zoning, and specific plan designations to accommodate the City's share of regional housing needs.

Goal 3: Promote Homeownership
Provide increased opportunities for lower and moderate income households to become first-time homebuyers.

Goal 4: Maintain and Preserve Existing Housing
Use public and private resources to preserve existing residential neighborhood characteristics and to ensure adequate infrastructure for housing needs.

Goal 5: Promote Equal Housing Opportunities
Provide housing opportunities for all, regardless of race, color, ancestry, national origin, religion, age, gender, marital status, familial status, disability, source of income, sexual orientation, or any other arbitrary factor.
2B. Housing Production During 5th Cycle RHNA Period
The City’s 5th Cycle Housing Element specifically addressed housing needs for the City from 2014 through 2021, in line with the Regional Housing Needs Allocation (RHNA) planning period adopted by the Southern California Association of Governments (SCAG). This 5th Cycle Housing Element began to be implemented in 2014 and will continue to be implemented, under this revised 5th Cycle Housing Element, through 2021.

Table 2-1 shows the total number of housing units built in the City during the 5th RHNA cycle to date and compares these units with the units required to be accommodated under the Regional Housing Needs Allocation.

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During the 2014-2021 RHNA period, 73 units were constructed in the City, all of which were in the above moderate market rate category, as shown in Table 2-1.

TABLE 2–12–1: REGIONAL HOUSING NEEDS ALLOCATION – 5TH CYCLE PROGRESS Status Extremely
Low Very Low Low Moderate Above Moderate TOTAL
RHNA Allocation 48 48 57 62 166 381
Units Permitted 0 0 0 0 73 73
Remaining Allocation 48 48 57 62 93 308
Source: SCAG, 2014; City of Lawndale, 2019
2C. Appropriateness and Effectiveness of 2014 Housing Element The overarching goals and policies of the 2014 Housing Element continue to be appropriate to encourage the City’s housing goals. While the majority of goals, policies, and programs included in the 2014 Housing Element continue to be appropriate to address the City’s housing needs, the Housing Plan will be updated to provide clearer guidance, to remove redundancies, and to provide more specific direction to encourage affordable and special needs housing. The Housing Plan will also be updated to streamline programs so that they are easier for staff to implement and to include a matrix of programs that includes timing to make it easier to identify the applicability and timing of programs. In order to improve the ease of use of the Housing Plan, the housing programs will be presented as a user-friendly table. While this change is visual, it is anticipated to simplify the implementation and tracking of the programs.

As discussed in Table 2-2, the majority of housing programs have been effective or are necessary. The intent of these programs will be kept in the Housing Plan, with revisions to address identified specific housing needs, constraints, or other concerns identified as part of this update. The City implemented many of the housing programs in the last several years and anticipates that these changes will encourage affordable and special needs housing, particularly when combined with the strengthened outreach the City has begun to conduct to encourage interest from the affordable housing development community in the City’s sites identified for lower income housing.

The Housing Plan included in this 2021-2029 Housing Element includes modifications to make programs more effective, clarify objectives, and ensure that the programs are implementable. See the Housing Plan provided in the Housing Element policy document for the goals, policies, and programs of this Housing Element.

While the City took a number of significant steps to promote housing, the experience of Lawndale and other communities throughout the State demonstrates that it is very difficult for local governments to meet their fair share housing goals for lower and moderate income housing working alone. All cities, including Lawndale, have limited financial and staffing resources and require substantial state and/or federal assistance, which is not available at the levels necessary to support the City’s housing needs, as well as the technical assistance of area non-profit housing developers and agencies. As discussed below, the City has strengthened its outreach programs in the updated Housing Plan to provide additional information to affordable housing developers to demonstrate the readiness of the City’s lower income sites and also to demonstrate the minimal permitting requirements.

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CUMULATIVE EFFORTS TO ADDRESS SPECIAL HOUSING NEEDS
Government Code Section 65588 requires that local governments review the effectiveness of the housing element goals, policies, and related actions to meet the community’s special housing needs (e.g., lowincome households, elderly, persons with disabilities, large households, female headed households, farmworkers, persons experiencing homelessness, and non-English speakers). As shown in Table 2–2, during the 2014-2021 RHNA period, the City worked diligently to continuously promote housing for special needs groups in a variety of ways by:
 Adoption of the City’s Residential Planned Development (RPD) Overlay to expand housing opportunities for extremely low, very low, and low income households;  Continuing to permit emergency shelters in accordance with State law and providing resources to persons experiencing homelessness seeking shelter;
 Assisting extremely low, very low, and low income households and elderly residents that apply for Section 8 rental assistance;
 Amending the Municipal Code to require that transitional/supportive housing be subject to the same permit processing procedures as other housing in the same zone;  Updating the Accessory Dwelling Unit Ordinance to allow for the development of a unique housing option well-suited to meet the needs of the City’s lower-income and elderly populations;
 Continuing the Reasonable Accommodation process and supporting and providing resources for individual homeowners requesting exemptions to zoning and development standards in order to accommodate a disability, thereby assisting persons with disabilities;  Providing bilingual handouts and other materials on fair housing to assist non-English speakers.

The City has considered the cumulative efforts to address special housing needs and finds that the City’s existing programs to address the community’s special housing needs, particularly for lower income households, the elderly, persons experiencing homelessness, persons with disabilities, and non-English speakers, continue to be relevant and will be continued in the next planning period. Through this review, the City has identified the need to amend specific Housing Programs to more thoroughly address the needs of large households, female headed households, and farmworkers. Programs 6 (Affordable and Special Needs Housing Development), 9 (Housing Sites), 176 (Zoning Code Amendments – Housing Constraints), 2019 (California Accessibility Standards Compliance Program), 210 (Fair Housing Services), and 221 (Affirmatively Furthering Fair Housing Outreach and Coordination Program), and 23 (Economic Displacement Risk Analysis) have been added or amended to further address the community’s special housing needs. The City will continue to review progress towards addressing these needs as part of each Housing Element Annual Progress Report.

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TABLE 2–22–2: EVALUATION OF THE 2014 LAWNDALE HOUSING ELEMENT PROGRAMS Program Accomplishments
Program 1: Residential Rehabilitation
Programs. Lawndale's Residential Rehabilitation
Programs are the primary means by which the City
preserves and improves the quality of its housing
stock. The primary source of funding for the City's
residential rehabilitation programs was
Redevelopment Agency Housing Set-Aside funds.

With the dissolution of the Redevelopment Agency,
these programs have been put on hold. However,
the City anticipates receiving housing funds from
the Successor Agency beginning in FY 2014-2015
pursuant to AB 1484.

Result/Evaluation: This program was effectively placed on hold due to the dissolution of the Redevelopment Agency.

Continue/Modify/Delete: Modify to direct the City to identify alternative funding sources in order to restart the program, if feasible.

Program 2: Rental Rehabilitation. The City uses
Redevelopment Housing Set-Aside funds to
facilitate the rehabilitation of properties as
affordable rental housing for lower income
households. Specifically, the City has set aside
$800,000 to rehabilitate dilapidated units as
affordable rental housing for lower income
households.

Result/Evaluation: This program was effectively placed on hold due to the dissolution of the Redevelopment Agency.

Continue/Modify/Delete: Modify to direct the City to identify alternative funding sources in order to restart the program, if feasible.

Program 3: Acquisition and Rehabilitation
Program. The City, through its former
Redevelopment Agency, established an
Acquisition and Rehabilitation Program, the
purpose of which is to acquire and rehabilitate
existing housing units, and resell them to low and
very low income households. Without
redevelopment funding, the City no longer has the
financial resources to engage in acquisition and
rehabilitation activities. This program has been put
on hold. However, the City anticipates receiving
housing funds from the Successor Agency
beginning in FY 2014-2015 pursuant to AB 1484.

Result/Evaluation: This program was effectively placed on hold due to the dissolution of the Redevelopment Agency.

Continue/Modify/Delete: Modify to direct the City to identify alternative funding sources in order to restart the program, if feasible.

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Program 4: Condominium Conversion
Ordinance. Due to the lack of vacant residential
land and the high proportion of rental housing units
in the community, opportunities to build owneroccupied dwelling units within Lawndale are extremely limited. Since converted rental units offer
a more affordable housing alternative than newly
constructed units, the City adopted a condominium
conversion ordinance in 2000 that permits the
conversion of two or more multi-family properties to
condominium ownership. Included in the ordinance
are a number of tenant provisions such as
relocation assistance. The ordinance aims to
provide additional homeownership opportunities for
low moderate income households.

Result/Evaluation: The City continues to provide for tenant ownership through provisions for condominium conversions.

During the reporting period, no rental housing units were converted for homeownership.

Continue/Modify/Delete: This program is continued in the 2021-2029 Housing Element.

Program 5: Housing Choice Vouchers. The
Housing Choice Voucher program (formerly
Section 8) extends rental subsidies to very lowincome households, including families, seniors, and the disabled. The program offers a voucher
that pays the difference between the current fair
market rent (FMR) as established by the U.S.

Department of Housing and Urban Development
(HUD) and what a tenant can afford to pay (i.e. 30
percent of household income). The voucher allows
a tenant to choose housing that costs above the
payment standard, providing the tenant pays the
extra cost. A portion of the vouchers is reserved for
household with extremely low incomes.

The Los Angeles County Housing Authority
administers the Housing Choice Voucher program
on behalf of the City of Lawndale Housing
Authority. As of March 2013, 212 households were
receiving Housing Choice Voucher assistance in
the City. Given the continued need for rental
assistance for very low income households, the
City will continue to promote this program through
dissemination of brochures at public counters,
providing information on the City's web-site, and
referring residents and property owners to the Los
Angeles County Housing Authority.

Result/Evaluation: The City continues to promote the
Housing Choice Voucher program to residents and property owners through dissemination of brochures at public
counters, providing information on the City's web-site, and referring residents and property owners to the Los Angeles County Housing Authority.

Continue/Modify/Delete: This program is continued in the 2021-2029 Housing Element.

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Program 6: Conservation of Existing and Future
Affordable Units. Between October 15, 2013, and
October 15, 2023, one federally assisted multifamily apartment development with 56 Section 8 units is at-risk of converting to market rate housing.

The City will work with the property owner of South
Bay Co-Op, interest groups and the State and
federal governments to implement the following
actions on an ongoing basis to conserve its
affordable housing stock.

Result/Evaluation: The City continues to monitor the status of 56 at-risk units within the Lawndale Senior Housing
development, although it is now unclear how the City would be able to prevent the development from switching to market rate since Redevelopment Agency Housing Set-Aside funds are no longer available. The City will continue to encourage the project to pursue refinancing and apply for a long-term Section 8 contract. Should a property owner pursue
conversion of the units to market rate, the City will ensure that tenants were properly noticed and informed of their rights and that they are eligible to receive Section 8 vouchers that would enable them to stay in their units. Tenants of housing units with expired Section 8 contracts are eligible to receive special Section 8 vouchers that can be used only at the same property. The City will assist tenants of at risk units to obtain these Section 8 vouchers through the Los Angeles County Housing Authority.

Continue/Modify/Delete: This program is continued in the 2021-2029 Housing Element.

Program 7: Affordable Housing Development.

To facilitate affordable housing development in
Lawndale, the City will provide regulatory
incentives to private developers along with
information regarding the availability of funding
through HUD and other Federal, State, and local
housing assistance. Due to the State's decision to
eliminate redevelopment in 2012, the City can no
longer afford to provide gap financing. However,
City staff has been providing technical assistance
to developers with regard to the City's mixed-use
zoning and density bonus provisions and how the
provisions can be applied to affordable housing
developments. Pursuant to AB 1484, the City
expects to receive funds for housing beginning in
FY 2014-2015 with loan payments from the
Successor Agency.

The City is also a participant of the Urban County
program and therefore housing development in the
City may apply for funds through the County's
Multifamily Rental Housing Program, which assists
with the creation of affordable rental housing for
special needs populations.

Result/Evaluation: The City continues to explore financial aid regulatory incentives with private developers to increase the supply of affordable housing in Lawndale; provide
technical assistance to developers in application for
affordable housing funds, provided the proposed project is consistent with the City's General Plan goals and objectives; and provide technical assistance to developers with regard to the City's mixed-use zoning and density bonus provisions.

Continue/Modify/Delete: Continue and modify once
funding source becomes available to provide gap financing.

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Program 8: Second Units. Second dwelling units
are permitted by right in all residential zones in
Lawndale, subject to the following conditions
consistent with State law:
 An attached second residential dwelling
unit shall contain not less than 400 square
feet of enclosed floor area nor shall it be
larger than 30 percent of the existing
single-family dwelling unit that is to be
attached to.
 A detached second residential dwelling
unit shall be located at least 20 feet from
the closest habitable structure. It shall
contain not less than 400 square feet of
enclosed floor area nor shall it contain
more than 1,200 square feet of enclosed
floor area.

The majority of the City's residential land is zoned
R-2, which allows two units on a lot without the
need to complete a discretionary subdivision
process. This flexibility has resulted in the
development of larger, more marketable and
attractive units than what could be built wider the
Second Unit Program. Furthermore, few R-1 lots
are large enough to accommodate secondary
dwelling units. As such, second units are not a
popular housing option for Lawndale property
owners. Nevertheless, the City will continue to
promote second dwelling units through distribution
of a brochure at public counters and to the South
Bay Board of Realtors. The City will also post
information about the program on the City's website
and in the City newsletter.

Result/Evaluation: The City continues to promote second unit opportunities within the City and place information about the program on the City website and on public counters.

Continue/Modify/Delete: This program is continued in the 2021-2029 Housing Element.

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Program 9: Homeownership Programs. The City
does not offer first-time homebuyers assistance
programs due to limited funding available and the
high prices of for-sale homes. However, Lawndale
residents are eligible to participate in
homeownership programs offered by the County of
Los Angeles Community Development
Commission (LACDC).

The HOP program is financed with HOME funds
provided through HUD and has been designed to
meet the needs of low-income families. The
program provides a 2nd Trust Deed loan at zero
percent interest with all payments deferred until
sale, transfer, refinancing, no longer owneroccupied, or full repayment of the first mortgage.

HOP loans provide up to $60,000 for first-time
buyers to assist with down payment and closing
costs.

The MCC Program offers the first-time homebuyer
a federal income tax credit. This credit reduces the
amount of federal taxes recipients would pay and
can help the first-time homebuyer qualify for a loan
by allowing a lender to reduce the housing expense
ratio by the amount of tax savings. The qualified
homebuyer who is awarded an MCC may take an
annual credit against their federal income taxes
paid on the homebuyer's mortgage. The credit is
subtracted dollar-for-dollar from the recipient's
federal income taxes. The qualified buyer is
awarded a tax credit of up to 15 percent.

In addition, the Southern California Home
Financing Authority (SCHFA), a joint powers
authority between Los Angeles and Orange
Counties formed in June 1988 to issue tax-exempt
mortgage revenue bonds for low to moderateincome First-Time Homebuyers, provides qualifying homebuyers with a competitive 30-year
fixed rate loan and grant for down payment and
closing costs assistance. All unincorporated areas
and incorporated cities in Los Angeles County, with
the exception of the City of Los Angeles, are
eligible.

Result/Evaluation: The City continues to advertise the
availability of homeownership programs by providing
information at the public counter, in the City newsletter, and on the City's website.

Continue/Modify/Delete: This program is continued in the 2021-2029 Housing Element.

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Program 10: Residential Development on
Vacant and Underutilized Sites. The City of
Lawndale is almost entirely developed and few
vacant residentially zoned sites remain in the City.

Recent and future residential development relies
primarily on the redevelopment of underutilized
properties, particularly along the City's major
corridors where mixed use development is
permitted.

Recognizing the need to create additional capacity
to accommodate the community’s housing needs,
the City amended the Hawthorne Specific Plan to
allow mixed-use development of properties within
the Neighborhood Commercial (NC), General
Commercial (GC), and Office Commercial (OC)
districts in the specific plan subject to the approval
of a Special Use Permit (SUP). The amendment is
intended to facilitate promotes redevelopment of
underutilized commercial properties with a mix of
high-density residential uses above ground-floor
commercial uses.

Given the City's small size, Lawndale is able to
monitor the status of vacant and underutilized sites
and will continue to provide sites information to
interested developers. To facilitate mixed use
development, the Hawthorne Boulevard Specific
Plan offers incentives (reduced parking, increased
sign area, etc.) for lot consolidation and the
provision of public facilities and pedestrian
amenities. The City has also assisted
developments with public improvements. In
addition, mixed-use development is permitted in
commercial zones other than those within the
Hawthorne Boulevard Specific Plan area.

Result/Evaluation: The City continues to provide
information on vacant and underutilized sites to potential developers. The proposed amendment to the Hawthorne
Boulevard Specific Plan has been placed on hold while staff prepares for an all-encompassing amendment to the mixeduse regulation Continue/Modify/Delete: This program is continued in the 2021-2029 Housing Element.

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Program 11: Residential Development
Monitoring. To ensure adequate sites are
available throughout the planning period to meet
the City's RHNA, and to assist developers in
identifying appropriate sites for residential and
mixed use developments, the City will continue to
annually update an inventory that details the
amount, type, and size of vacant and underutilized
parcels. The City will also record the number of
extremely low, very low, low, and moderate income
units constructed annually. If the inventory
indicates a shortage of available sites, the City shall provide additional incentives for affordable housing
development which could include changes to the
zoning code or direct financial assistance for
sufficient sites to accommodate the City's RHNA.

The City has identified residential capacity within
the mixed use zone to accommodate 174 units of
the City's RHNA for lower income households. The
parcels identified in the sites inventory represent
only a portion of the Hawthorne Boulevard Specific
Plan area where mixed use developments are
permitted. To ensure sufficient residential capacity
is maintained within the Specific Plan area to
accommodate the identified need, the City will
develop and implement a formal ongoing (projectby-project) evaluation procedure pursuant to Government Code Section 56863. Should the
approval of a commercial development occur on
the parcels identified in the sites inventory that
results in a reduction of capacity below the potential
residential capacity anticipated in this Housing
Element, the City will identify additional sites within the Hawthorne Specific Plan area and the R-3 zone
to ensure adequate capacity is available. As part of
the Transit-Oriented Development (TOD) grant
study, the City will develop appropriate standards
to facilitate mixed use developments and provide
incentives to encourage mixed use affordable
housing developments (see detailed discussions in
the Housing Constraints section of this Housing
Element).

Result/Evaluation: The City continues to monitor residential sites inventory for its ability to accommodate the RHNA.

Continue/Modify/Delete: This program is continued in the 2021-2029 Housing Element.

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Program 12: Density Bonus Ordinance. Density
bonuses, together with the incentives and/ or
concessions, can result in a lower average cost of
land per dwelling unit thereby making the provision
of affordable housing more feasible. SB 1818
(enacted 2005) and SB 435 (enacted 2006)
changed the requirements of State law regarding
the mandatory provision of density bonuses,
incentives and concessions to affordable housing
developers that meet certain criteria. A density
bonus up to 35 percent over the otherwise
maximum allowable residential density under the
applicable zoning district is available to developers
who provide affordable housing as part of their
projects. Developers of affordable housing are also
entitled to at least one concession or incentive. A
Density Bonus Ordinance, in compliance with State
law, was adopted in October 2011.

Result/Evaluation: The City continues to promote the use of density bonus incentives to developers and provide
technical assistance to developers in utilizing density bonus for maximize feasibility and meet local housing needs.

Continue/Modify/Delete: This program is continued in the 2021-2029 Housing Element.

Program 13: Lot Consolidation Program. The
Hawthorne Boulevard Specific Plan includes a
variety of incentives to encourage the ownerinitiated merger or consolidation of contiguous properties located within the General Commercial
(GC) and Office Commercial (OC) districts. The
intent of these incentives is to achieve orderly
development, improve pedestrian activity, and
implement the goals, policies, and objectives of the
Specific Plan and the Housing Element. The
following incentives may be provided at the
discretion of the City Council:
 Parking Reduction: Required parking may
be reduced up to a maximum of 20 percent,
subject to finding that adequate parking will
be available to serve the subject project;
 Signage Bonus: Area of permitted signs
may be increased by a maximum of 10
percent, subject to finding that the
increased area does not distract from
beautification and pedestrian-oriented
objectives of the Specific Plan and that the
increased size of signs on one parcel will
not adversely affect the visibility of signs on
adjacent parcels; and
Additional incentives to encourage and facilitate lot
consolidation and residential development will
include:

Result/Evaluation: The City continues to advertise the lot consolidation provisions of the Hawthorne Boulevard
Specific Plan to existing property owners and prospective mixed-use and affordable housing developers; however,
brochures still need to be developed and a working session needs to be held. The City anticipates specified
advertisement actions, including the preparation and
distribution of brochures with information related to program incentives and an invitation to attend a working session to discuss opportunities for lot consolidation and mixed-use residential development, to be completed during the 2021- 2029 planning period. In addition, the City is currently preparing an update to the Hawthorne Boulevard Specific Plan to further encourage redevelopment along this key
community corridor.

Continue/Modify/Delete: This program is continued in the 2021-2029 Housing Element.

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 Alternative Parking: Tandem, shared, and
off-site parking options may be allowed,
subject to finding that adequate parking will
be available to serve the subject project.
 Graduated Density: A graduated density
bonus may be granted for lot consolidation
(e.g., parcels consolidated to achieve a lot
greater than two acres in size would be
eligible for a larger density bonus when
compared to consolidation of parcels to
achieve a one acre lot).

The City will advertise the lot consolidation
provisions of the Hawthorne Boulevard Specific
Plan to existing property owners and prospective
mixed-use and affordable housing developers.

Advertisement actions will include preparation and
distribution of a brochure with information about
program incentives and an invitation to attend a
working session to discuss opportunities for lot
consolidation and mixed-use residential
development, including affordable housing
development within the Hawthorne Boulevard
Specific Plan corridor.

The Neighborhood Commercial (NC) district is
intended for smaller scale, pedestrian oriented
developments. While lot consolidation is permitted
in the NC District, no additional incentives would be
offered by the City.

Program 14: Zoning Ordinance Monitoring. In
September 2013, the City adopted a Zoning
Ordinance amendment to include provisions for
emergency shelters, transitional housing,
supportive housing, and single room occupancy
housing. As part of the TOD grant study, the City
will develop appropriate standards to facilitate
mixed use developments and provide incentives to
encourage mixed use affordable housing
developments. Furthermore, the City will continue
to monitor its development codes and procedures
to ensure that no conditions exist to unduly
constrain the development of housing in the City.

When constraints are identified, the City will work
to mitigate or eliminate such constraints.

Result/Evaluation: The City continues to monitor its
development codes and procedures to ensure that no
conditions exist to unduly constrain the development of housing in the City. When constraints are identified, the City will work to mitigate or eliminate such constraints.

Continue/Modify/Delete: This program is continued, with minor modifications, in the 2021-2029 Housing Element.

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Program 15: Housing for Persons with
Disabilities. Both the Federal Fair Housing Act and
the California Fair Employment and Housing Act
direct local governments to make reasonable
accommodations (i.e. modifications or exceptions)
to allow disabled persons an equal opportunity to
use and enjoy a dwelling. The City amended its
Zoning Ordinance in 2002 to establish the process
for requesting and grant reasonable
accommodations in the application of the Zoning
regulations for persons with disabilities, consistent
with SB 520. Requests for reasonable
accommodation are reviewed and decided by the
Community Development Director unless the
applicant seeks a permit or approval that is
reviewed by the Planning Commission. The City will
place information regarding procedures for
requesting reasonable accommodation at public
counters and on the City's website. The City will
also continue to monitor its development codes and
procedures to ensure that no conditions exist to
unduly constrain the development of housing for
persons with disabilities. When constraints are
identified, the City will work to mitigate or eliminate such constraints.

Result/Evaluation: The City continues to monitor
development codes and procedures to ensure that no
conditions exist to unduly constrain the development of housing for persons with disabilities and to permit minor variances to reasonably accommodate people with
disabilities. When constraints are identified, the City will work to mitigate or eliminate such constraints.

Continue/Modify/Delete: This program is continued in the 2021-2029 Housing Element.

Program 16: Permit Processing. The City
currently requires a Special Use Permit (SUP) for
multi-family housing in R-3 and R-4 zone districts
and all development within RPD districts. The City's
SUP process and Design Review process run
concurrently and there is only one fee for the two
processes. Therefore, there is no time delay or
additional costs involved with a SUP. As part of the
TOD grant study, the City will consider a range of
incentives to encourage mixed use affordable
housing developments, including removal of the
SUP requirement.

Result/Evaluation: The City continues to look for
efficiencies in the way that development proposals are
reviewed and processed (e.g., standard conditions of
approval for projects) to prevent time delay or additional costs to permit processing.

Continue/Modify/Delete: This program is continued in the 2021-2029 Housing Element.

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Program 17: Fair Housing Program. Fair housing
is defined as a condition in which individuals of
similar income levels in the same housing market
have a like range of choice available to them
regardless of race, color, ancestry, national origin,
religion, sex, disability, marital status, familial
status, or any other arbitrary factor. The City will
continue to contract with a fair housing service
provider for fair housing outreach and education, as
well as tenant/landlord dispute resolution. The
program will be advertised through placement of
fair housing services brochure at the public counter,
the City website, the local library and the Lawndale
Senior Center, as well as periodic advertisements
in the City newsletter and the community
newspaper. The City will continue to refer fair
housing complaints to appropriate agencies.

Result/Evaluation: The City continues to offer fair housing services as a participating jurisdiction under Los Angeles County's arrangement with the Housing Rights Center.

Further, the City continues to assist the Housing Rights Center in distributing fair housing brochures at public counter, at the local library and Lawndale Senior Center, on the City website, and in the City newsletter and community newspaper. The City continues to refer fair housing
complaints to appropriate agencies.

Continue/Modify/Delete: This program is continued in the 2021-2029 Housing Element.

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3. Housing Needs Assessment
3A. Introduction and Background
The purpose of the Housing Needs Assessment is to describe housing, economic, and demographic conditions in Lawndale, assess the demand for housing for households at all income levels, and document the demand for housing to serve various special needs populations. The Housing Needs Assessment also addresses whether assisted housing projects are at-risk of converting to market rate projects. The Housing Needs Assessment is intended to assist Lawndale in developing housing goals and formulating policies and programs that address local housing needs.

Several sources of data were used to describe existing demographic and housing conditions, including the following:
 Pre-Certified Local Housing Data package for the City of Lawndale developed by the Southern California Association of Governments (SCAG) and pre-certified by the California Department of Housing and Community Development (HCD) for use in 6th cycle housing elements.  Data from the 2000 and 2010 U.S. Census, 2015-2019 U.S. Census American Community Survey (ACS), California Department of Finance (DOF), California Employee Development Department (EDD), and U.S. Department of Housing and Urban Development (HUD) is included to provide information on population, household, housing, income, employment, and other demographic characteristics.
 Other sources of economic data such as information from the websites Zillow.com and Apartments.com, and other published data are used where current Census, ACS, DOF, HUD, and other standard data sources do not provide relevant data.  Countywide data and resources, including the Los Angeles Continuum of Care (LACoC) Greater Los Angeles Homeless Task Force Point-in-Time Homeless Census. 3B. Population Trends and Characteristics

POPULATION GROWTH
Table 3–1 shows population growth for Lawndale and other jurisdictions in the region from 2010 through 2020. According to data prepared by the California DOF, the population of Lawndale in 2020 was 32,873 persons, an increase of approximately 0.3% since 2010. Lawndale’s growth is outpaced by Countywide growth; Los Angeles County experienced significantly higher population growth rates during the 2010 to 2020 period (3.2%), as shown in Table 3-1. Of neighboring jurisdictions, Long Beach had the greatest numeric change in population (9,795 persons) and Hawthorne had the largest percentage change in population (3.9%).

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TABLE 3–1: POPULATION TRENDS - NEIGHBORING JURISDICTIONS Jurisdiction 2010 2020 Change % Change
Lawndale 32,769 32,873 104 0.3%
Torrance 145,438 145,783 345 0.2%
Gardena 58,829 60,732 1,903 3.2%
Hawthorne 84,293 87,571 3,278 3.9%
Redondo Beach 66,748 66,900 152 0.2%
Long Beach 462,257 472,052 9,795 2.1%
Los Angeles County 9,818,605 10,135,614 317,009 3.2%
Source: DOF 2010 and 2020
AGE
Changes in the age groups can indicate future housing needs. Table 3–2 compares age group sizes in 2019 for Lawndale. Children under fifteen comprise 19.7% of the City’s population, teens and young adults (15 to 24) represent 13.0%, and adults in family-forming age groups (25 – 44) comprise 31.6%. Adults aged 45 to 64 represent 18.8% of the population and seniors (65 and over) comprise 16.1%. In 2019, the median age in Lawndale (35.5 years) was one year lower than the median age of both Los Angeles County and the Statewide median age of 36.5 years.

TABLE 3–2: POPULATION BY AGE
Age
Lawndale Los Angeles County
Number Percent Number Percent
Under 5 Years 2,147 6.5% 611,485 6.1%
5 to 9 2,110 6.4% 596,485 5.9%
10 to 14 2,228 6.8% 627,199 6.2%
15 to 19 1,953 6.0% 641,814 6.4%
20 to 24 2,303 7.0% 717,692 7.1%
25 to 34 5,386 16.4% 1,623,246 16.1%
35 to 44 4,983 15.2% 1,379,814 13.7%
45 to 54 4,376 13.3% 1,355,625 13.4%
55 to 64 1,821 5.5% 629,508 6.2%
65 to 74 2,134 6.5% 562,724 5.6%
75 to 84 2,088 6.4% 758,833 7.5%
85 and Over 1,046 3.2% 393,364 3.9%
TOTAL 32,819 100% 10,081,570 100%
Source: US Census, 2015-2019 ACS

RACE/ETHNICITY
Table 3–3 shows the ethnic composition of Lawndale’s population. The slight majority of the City’s population are White (46.1%). The next largest racial group is “Other Race” (33.0%), followed by Asian (12.6%), Black and African American (11.6%), “two or more races” (4.3%) and American Indian and Alaskan Native and Native Hawaiian and Pacific Islander (0.8%). Just over half of the population (61.5%) is of Hispanic origin.

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TABLE 3–3: RACE AND ETHNICITY
Race/Ethnicity
Lawndale Los Angeles County
Number Percent Number Percent
White 15,129 46.1% 5,168,443 51.3%
Black and African American 3,734 11.4% 820,478 8.1%
American Indian and Alaskan Native 257 0.8% 73,393 0.7% Asian 4,121 12.6% 1,473,221 14.6%
Native Hawaiian and Pacific Islander 354 1.1% 27,720 0.3% Some Other Race 10,827 33.0% 2,115,548 21.0%
Two or More Races 1,404 4.3% 402,767 4.0%
TOTAL 32,819 100% 10,081,570 100%
Hispanic Origin (of any race) 20,195 61.5% 4,888,434 48.5% Source: US Census ACS, 2015-2019

EMPLOYMENT
An assessment of the needs of the community must take into consideration the type of employment held by residents. Incomes associated with different jobs and the number of workers in a household determines the type and size of housing a household can afford. In some cases, the types of jobs themselves can affect housing needs and demand (such as in communities with military installations, college campuses, and seasonal agriculture). Employment growth typically leads to strong housing demand, while the reverse is true when employment contracts.

One of the factors that can contribute to an increase in demand for housing is expansion of the employment base. Table 3–4 shows the employment and unemployment rates for persons 16 years and older that were in the labor force in 2010 and 2019. In 2019, ACS data indicated that there were 16,993 employed persons in the Lawndale labor force and that the unemployment rate was approximately 4.2%, a significant decrease from 11.3% in 2010 as the City (and country) emerged from the Great Recession. According to the labor report data compiled by the California EDD, Lawndale’s average annual unemployment rate in 2020 was estimated at 4.1%, lower than both Los Angeles County’s rate of 6.0% and California’s rate of 7.9%.

TABLE 3–4: JOB GROWTH AND EMPLOYMENT STATUS
2010 2019
Number Percent Number Percent
Total Persons in Labor Force 15,995 100% 17,746 100%
Employed 14,189 88.7% 16,993 95.8%
Unemployed 1,806 11.3% 747 4.2%
Source: US Census, 2006-2010 ACS; US Census, 2015-2019 ACS

INDUSTRY AND OCCUPATION
The 2015-2019 ACS data identified 16,993 employed persons in the Lawndale labor force. Table 3–5 shows 2019 employment by industry for the City. Of Lawndale’s employed residents, the “Educational, Health and Social Services” industry employed the most people at 15.9%. The second largest employment sector was the “Retail Trade” industry, which had 12.1% of the total employed persons in Lawndale.

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The City’s workforce holds a variety of types of jobs as shown in Table 3–6, with the largest sector (28.4%) working in service occupations, followed by 22.9% in the management, business, science, and arts occupations. Employment and occupation trends play an important role in defining housing needs. This relationship extends beyond the impact of employment growth on housing demand in the City and includes how wage levels and median earnings affect the type of housing affordable to workers and households in Lawndale. There is a significant gap, for example, between the median earnings of a resident employed in management and a resident employed in a service occupation, and this translates into the type of housing that is needed in the City.

TABLE 3–5: JOBS BY INDUSTRY (2019)
Industry Number Percent
Agriculture, forestry, fishing and hunting, and mining 47 0.3% Construction 1,147 6.7%
Manufacturing 1,517 8.9%
Wholesale trade 312 1.8%
Retail trade 2,057 12.1%
Transportation, warehousing, and utilities 1,668 9.8%
Information, finance, insurance, real estate, rental and leasing 1,397 8.2% Professional, scientific, management, administration 1,714 10.1% Educational, health and social services 2,700 15.9%
Arts, entertainment, recreation, and services 2,407 14.2% Other services 1,538 9.1%
Public administration 489 2.9%
TOTAL (Civilian Labor Force) 16,993 100%
Armed Forces 0 -
Source: US Census, 2015-2019 ACS
Table 3–6: Jobs by Occupation (2019)
Number Percent Median
Earnings*
Management, business, science, and arts occupations 3,895 22.9% $52,940 Service occupations 4,834 28.4% $20,750
Sales and office occupations 3,761 22.1% $31,754
Natural resources, construction, and maintenance occupations 1,670 9.8% $35,913 Production, transportation, and material moving 2,833 16.7% $31,051 *Median earnings in previous 12 months prior to survey
Source: US Census, 2015-2019 ACS
3C. Household Characteristics
According to the Census, a household is defined as all persons living in a housing unit. This definition includes families (related individuals living together), unrelated individuals living together, and individuals living alone.

A housing unit is defined by the Census as a house, an apartment, a mobile home, a group of rooms, or a single room that is occupied (or if vacant, is intended for occupancy) as separate living quarters. Separate living quarters are those in which the occupants live and eat separately from any other persons in the building and which have direct access from the outside of the building or through a common hall. The

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occupants may be a single family, one person living alone, two or more families living together, or any other group of related or unrelated persons who share living arrangements.

People living in retirement homes or other group living situations are not considered “households” for the purpose of the U.S. Census count. The household characteristics in a community, including household size, income, and the presence of special needs households, are important factors in determining the size and type of housing needed in the County.

Table 3–7 below identifies the ages of householders in Lawndale and Los Angeles County in 2019 based on ACS data from 2015-2019. In the City, homeowner households are generally headed by residents early middle-aged to middle-aged, with 56.8% of homeowner households headed by a resident 35-59 years of age; however, 15.1% of homeowner households are headed by someone 65-74 years. Renter households are generally headed by younger residents, with 42.8% of renter households headed by a resident 25-44 years old; nearly four-fifths (78.8%) are under 60 years of age.

TABLE 3–7: HOUSEHOLD BY TENURE (2019)
Lawndale Los Angeles County
Number % Number %
Total: 9,902 -- 3,316,795 --
Owner Occupied: 3,400 34.3% 1,519,516 45.8%
15 to 24 years 20 0.6% 6,614 0.4%
25 to 34 years 238 7.0% 97,029 6.4%
35 to 44 years 805 23.7% 234,281 15.4%
45 to 54 years 606 17.8% 338,212 22.3%
55 to 59 years 520 15.3% 188,854 12.4%
60 to 64 years 417 12.3% 178,657 11.8%
65 to 74 years 513 15.1% 267,673 17.6%
75 to 84 years 176 5.2% 142,275 9.4%
85 years and over 105 3.1% 65,921 4.3%
Renter Occupied: 6,502 65.7% 1,797,279 54.2%
15 to 24 years 165 2.5% 78,541 4.4%
25 to 34 years 1,358 20.9% 431,854 24.0%
35 to 44 years 1,422 21.9% 412,986 23.0%
45 to 54 years 1,669 25.7% 356,065 19.8%
55 to 59 years 510 7.8% 139,565 7.8%
60 to 64 years 555 8.5% 117,733 6.6%
65 to 74 years 592 9.1% 148,435 8.3%
75 to 84 years 218 3.4% 75,593 4.2%
85 years and over 13 0.2% 36,507 2.0%
Source: US Census ACS 2015-2019

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3D. Income

HOUSEHOLD INCOME
From 2010 to 2019, the median household income increased by 28.2% to $62,013 and the per capita income increased by almost 27.9% to $24,233. From 2010 to 2019, there was an increase in both median per capita and median household incomes. Table 3–8 identifies the per capita and median household income.

TABLE 3–8: HOUSEHOLD INCOME FOR ALL HOUSEHOLDS AND BY TENURE (2019) 2010 2019
Median Household Income $48,357 $62,013
Per Capita Income $18,948 $24,233
Source: US Census, 2015-2019 ACS
In 2019, the majority (61%) of Lawndale’s households earned in excess of $50,000 per year. The incidence of households earning less than $35,000 per year was lower among owner households (13.9%) than renter households (30.1%). Table 3–9 identifies household income by tenure. As shown in Table 3–9, the average income of owner households is almost $35,000 more than renter households.

TABLE 3–9: HOUSEHOLD INCOME FOR ALL HOUSEHOLDS AND BY TENURE (2019) All Households Owner Households Renter Households
Income Number Percent Number Percent Number Percent
Less than $5,000 163 1.6% 13 0.4% 150 2.3%
$5,000 to $9,999 160 1.6% 52 1.5% 108 1.7%
$10,000 to $14,999 401 4.0% 59 1.7% 342 5.3%
$15,000 to $19,999 275 2.8% 103 3.0% 172 2.6%
$20,000 to $24,999 540 5.5% 80 2.4% 460 7.1%
$25,000 to $34,999 894 9.0% 166 4.9% 728 11.2%
$35,000 to $49,999 1,428 14.4% 425 12.5% 1,003 15.4%
$50,000 to $74,999 2,220 22.4% 541 15.9% 1,679 25.8%
$75,000 to $99,999 1,476 14.9% 576 16.9% 900 13.8%
$100,000 to $149,999 1,494 15.1% 810 23.8% 684 10.5%
$150,000 or more 851 8.6% 575 16.9% 276 4.2%
Median Household
Income $62,013 $87,500 $54,272
Source: US Census, 2015-2019 ACS

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HOUSEHOLDS BY INCOME GROUP
A special aggregation of 2015-2017 ACS data performed by HUD– the Comprehensive Housing Affordability Strategy (CHAS) data – provides a breakdown of households by income group by tenure, as shown in Table 3–10. The number of households in Extremely Low, Very Low, Low, and Moderate/Above Moderate income groups is shown in Table 3–10. The majority of households (57.1%) are below median income. The HUD CHAS data indicates the extremely low income group represents 8.4% of households and a higher proportion are renters (220) than owners (205). The very low income group represents 16.3% of households and the low income group represents 20.5% of households. The City’s RHNA (see Table 3– 25) identifies the City’s share of regional housing needs of the extremely low, very low, and low income households, as well as for moderate and above moderate income households.

As shown in Table 3–10, there is a larger proportion of renters in the extremely low, very low, and low income groups, while there is a larger rate of moderate and above moderate income groups in owner households. The high incidence of lower income renter households is of particular significance as market rents in Lawndale exceed the level of affordability for 75% of lower income households (see Table 3–22).

Moreover, as indicated by Table 3–22, 71% of lower income households, including both renter and homeowner households, pay more than 30% of their income for housing.

TABLE 3–10: HOUSEHOLDS BY INCOME GROUP (2017)
Income Group Total Owner Renter
Households Percent Households Percent Households Percent Extremely Low 1,605 16.3% 310 9.7% 1,295 19.4%
Very Low 2,025 20.5% 425 13.3% 1,600 23.9%
Low 2,000 20.3% 635 19.9% 1,365 20.4%
Moderate and Above Moderate 4,245 43.0% 1,815 56.9% 2,430 36.4% TOTAL 9,875 100% 3,190 100% 6,685 100%
Source: HUD Comprehensive Housing Affordability Strategy (CHAS), 2013-2017

POVERTY LEVELS
The 2015-2019 ACS data indicates that 727 (9.9%) of all Lawndale families and 4,468 individuals (13.7%), had incomes at or below the poverty level. Approximately 11.2% of all Los Angeles County families were classified at or below the poverty level in 2019.

The level of poverty in a jurisdiction often influences the need for housing to accommodate those persons and families in the very low and low-income categories. The U.S. Census Bureau measures poverty by using a set of money income thresholds that vary by family size and composition of who is in poverty. If a family’s total income is less than the family’s threshold, then that family and every individual in it is considered in poverty. For example, the poverty threshold for a family of two with no children would be $17,120, a household of two with a householder aged 65 or older and no children has a poverty threshold of $15,453, and the poverty threshold of a family of four with two children under the age of 18 would be $25,926. (Source: U.S. Census Bureau, 2019).

Poverty rates in neighboring cities within Los Angeles County are shown in Figure 3–1, which compares the numbers of families living in poverty in the County to those living in the nearby cities. Of nearby cities, the City of Los Angeles had the highest percentage of both families and individuals under the poverty line.

Of the neighboring cities identified in Figure 3–1, the City of Lawndale had the lowest percentage of families under the poverty line (9.9%), as well as the lowest percentage of individuals under the poverty line (13.7%, tied with Gardena).

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Figure 3–1: Percentage of Families & People Living in Poverty (2019) Source: U.S. Census ACS 2015-2019
Extremely Low-Income Households
Extremely low-income (ELI) households are defined as those earning up to 30% of the area median household income. For Los Angeles County, the area median household income in 2019 was $68,044. For ELI households in Los Angeles County (including those in the City of Lawndale), this results in an income of $33,800 or less for a four-person household or $23,700 for a one-person household. ELI households have a variety of housing situations and needs. For example, most families and individuals receiving only public assistance, such as social security insurance or disability insurance, are considered ELI households.

According to HUD CHAS data (2013-2017), most (80.7%) ELI households are renters and experience a high incidence of housing problems. For example, 84.7% of ELI households faced housing problems (defined as cost burden greater than 30% of income and/or overcrowding and/or without complete kitchen or plumbing facilities) and 84.7% were in overpayment situations. Further, 80.1% of ELI households severely overpay for housing (pay over 50% of their monthly income), compared to 22.8% for all households.

0.0%

2.0%

4.0%

6.0%

8.0%

10.0%

12.0%

14.0%

16.0%

18.0%

20.0%
City of Lawndale City of Hawthorne City of Gardena City of Los Angeles Los Angeles County Families People

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Pursuant to Government Code Section 65583(a)(1), 50% of the City’s very low-income regional housing needs assigned by HCD are extremely low-income households. As a result, from the very low-income need of 732 units, the City has a projected need of 366 units for extremely low-income households. Based on current figures, extremely low-income households will most likely be facing an overpayment, overcrowding, or substandard housing conditions. Some extremely low-income households could include individuals with mental or other disabilities and special needs. To address the range of needs of ELI households, the City will implement several programs including the following programs (refer to the Housing Plan for more detailed descriptions of these programs):
 Program 1: Residential Rehabilitation Program
 Program 3: Housing Choice Vouchers
 Program 4: Conversion of Existing and Future Affordable Units  Program 6: Affordable and Special Needs Housing Development  Program 9: Housing Sites
 Program 12: Hawthorne Boulevard Specific Plan Update
 Program 14: Replacement of Affordable Units
 Program 220: Fair Housing Services
 Program 221: Affirmatively Furthering Fair Housing Outreach and Coordination  Program 23: Economic Displacement Risk Analysis
3E. Housing Characteristics

HOUSING TYPE
Table 3–11 identifies the types of housing units in Lawndale in 2020. The table summarizes total housing stock according to the type of structure, total occupied units, and the vacancy rate. As shown in the table, the majority of housing in Lawndale is single-family detached housing, which accounted for 52.3% of units in 2020. Mobile homes represent 2.4% of the housing stock. Multifamily units represent 31.3% of the housing stock, with duplex through fourplex units accounting for less than 9.0% and multifamily developments with five or more units accounting for 22.3%. Single family attached homes represent 14.0% of housing units.

TABLE 3–11: HOUSING STOCK BY TYPE AND VACANCY (2020)
Total Single Family Multifamily Mobile
Homes Occupied Vacant Detached Attached 2 – 4 5 + Units Units 10,171 5,315 1,422 917 2,272 245 9,652 519
Percent 100% 52.3% 14.0% 9.0% 22.3% 2.4% 94.9% 5.1%
Source: State of California Department of Finance (DOF), 2020.

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VACANCY RATE
Table 3–12 shows the number and percentage of occupied units and the percentage of vacant units. It is important to note that these counts include all vacant units, including those units that are newly constructed but not yet occupied. Lawndale is shown as relatively steady vacancy rate over the last decade, at 5.1% in 2020 compared to 4.6% in 2010. In order for the housing market to function properly in a city there should always be some level of housing vacancy, otherwise rents or housing prices could skyrocket. The 5.1% vacancy in Hawthorne is considered average (the historical equilibrium in California is 5.5% for rental vacancy and 1.2% for homeownership vacancy).1
The 2019 ACS data indicates that there were 539 vacant units in 2019. As shown in Table 3–12, of the total vacant units in 2019, 249 (46.2%) were for rent, 105 (19.5%) were rented or sold but not yet occupied, 85 (15.8%) were classified as “other vacant”, 65 (12.1%) were for seasonal, recreational, or occasional use, 35 (6.5%) were for sale, and none were for migrant workers. The overall vacancy rate in Lawndale was

5.1%.

TABLE 3–12: VACANCY BY TYPE
Vacancy Type Number Percent
For rent 249 46.2%
Rented or sold, not occupied 105 19.5%
For sale only 35 6.5%
For seasonal, recreational, or occasional use 65 12.1%
For migrant workers 0 0%
Other vacant 85 15.8%
TOTAL 539 100%
Source: US Census, 2015-2019 ACS

HOUSING CONDITIONS
The U.S. Census provides only limited data that can be used to infer the condition of Lawndale’s housing stock. In most cases, the age of a community's housing stock is a good indicator of the condition of the housing stock. Moreover, many federal and state programs also use the age of housing as one factor in determining housing rehabilitation needs. Typically, housing over 30 years of age is more likely to have rehabilitation needs that may include plumbing, roof repairs, electrical repairs, foundation rehabilitation, or other significant improvements.

The 2015-2019 ACS data indicates that about two-thirds (67.5%) of the housing in the City is more than 50 years old (i.e., built before 1970). Another 10.9% of units were built between 1970 and 1979. The age of the housing stock indicates that the need for maintenance and rehabilitation assistance may grow during the planning period. Units built prior to 1970 may require aesthetic and maintenance repairs including roof, window, and paint improvements and some units in this age range may also require significant upgrades to structural, foundation, electrical, plumbing, and other systems.

When examining a housing stock to figure out what condition it is in, there are certain factors that the Census considers. For example, older units may not have plumbing that is fully functional or the plumbing might be substandard. Table 3–13 indicates that all but 26 owner (0.8%) and 16 rental (0.2%) units had complete plumbing facilities in 2019.
1 “California’s low residential vacancy rates signal more construction,” first tuesday Journal (February 15, 2021).

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TABLE 3–13: HOUSING STOCK CONDITIONS (2019)
Year Structure Built Owner Renter Total
Number Percent Number Percent Number Percent
2014 or later 0 0.0% 0 0.0% 0 0.0%
2010 to 2013 0 0.0% 0 0.0% 0 0.0%
2000 to 2009 144 4.2% 243 3.7% 387 3.9%
1999 to 1999 211 6.2% 430 6.6% 641 6.5%
1980 to 1989 402 11.8% 701 10.8% 1,103 11.1%
1970 to 1979 360 10.6% 716 11.0% 1,076 10.9%
1960 to 1969 474 13.9% 1,360 20.9% 1,834 18.5%
1950 to 1959 1,116 32.8% 2,087 32.1% 3,203 32.3%
1940 to 1949 429 12.6% 526 8.1% 955 9.6%
1939 or earlier 264 7.8% 439 6.8% 703 7.1%
TOTAL 3,400 100% 6,502 100% 9,902 100%
Plumbing Facilities
Units With Complete Plumbing Facilities 3,374 100% 6,486 100% 9,860 100% Units Lacking Complete Plumbing
Facilities 26 0.8% 16 0.2% 42 0.4%
Source: US Census, 2015-2019 ACS
As noted, the City’s housing stock is aging with only 21.5% of dwelling units in Lawndale having been constructed since 1980. As such, structural deterioration and maintenance problems that require rehabilitation may exist. The homes in Lawndale were built post World War I and post-World War II. Many of the existing homes are older and date back to the 1920’s and 1940’s. Most of these homes are located within R-2 zoning which allow for the development of two-single family homes. Based on the conditions of these homes, developers have opted to demolish the existing deteriorated homes and many of these homes are being redeveloped with two units on a lot.

To supplement the Census information regarding housing conditions, the City of Lawndale included specific questions pertaining to the quality of the City’s housing stock in its Housing Element Update community survey, which was available on the City’s website from October 6, 2020 through November 22, 2021 (this is further detailed in Appendix B). When asked to rate the physical condition of the residence they lived in, the majority (35%) responded that their home shows signs of minor deferred maintenance such as peeling paint or chipped stucco, while 28% indicated that their home was in excellent condition. Another 28% of respondents indicated that their home was in need of a modest repair (like a new roof or new siding) and only 10% reported that their home needed a major repair (such as new foundation, complete new plumbing, or complete new electrical). Homeowners were more likely than renters to respond that their residence was in excellent condition (30% to 23%).

Community members were also asked to report the type of home improvements they have considered making to their homes. The most popular answers that applied were “does not apply” (meaning they are not considering any improvements at this time), other, painting, roofing, solar, and new heating and air conditioning (HVAC).

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OVERCROWDING
Typically, a housing unit is considered overcrowded if there is more than one person per room and severely overcrowded if there are more than 1.5 persons per room. Table 3–14 summarizes overcrowding data for Lawndale. It should be noted that kitchenettes, strip or Pullman kitchens, bathrooms, porches, balconies, foyers, halls, half-rooms, utility rooms, unfinished attics, basements, or other space for storage are not defined as rooms for Census purposes.

Overcrowded households are usually a reflection of the lack of affordable housing available. Households that cannot afford housing units suitably sized for their families are often forced to live in housing that is too small for their needs, which may result in poor physical condition of the dwelling unit. In 2019, 1,484 housing units (15% of the total occupied units) were overcrowded, which represents 12.4% of owner units and

16.3% of renter units.

TABLE 3–14: OVERCROWDING BY TENURE (2019)
Persons per Room
Owner Renter Total
Number Percent Number Percent Number Percent

1.00 or less 2,979 87.6% 5,439 83.7% 8,418 85.0%

1.01 to 1.50 300 8.8% 590 9.1% 890 9.0%

1.51 or more 121 3.6% 473 7.3% 594 6.0%
TOTAL 3,400 100% 6,502 100% 9,902 100%
Overcrowded 421 12.4% 1,063 16.3% 1,484 15.0%
Source: US Census, 2015-2019 ACS
As shown in Table 3–15, the average household size in Lawndale was 3.30 persons. The average household size is higher for owners (3.42 persons); renter households have an average size of 3.24 persons. The most commonly occurring household size is between three to five persons (48.4% for owners,

48.9% for renters). Approximately 42.7% of owner households and 44.9% of renter households are two persons or less in size. Table 3–16 identifies bedrooms by tenure. Although larger owner households (5 or more persons) are slightly higher than larger renter households (20% vs. 18.8%), the proportion of larger homes (4 or more bedrooms) is significantly higher for owner households (11.2% vs. 2.4%).

TABLE 3–15: HOUSEHOLD SIZE BY TENURE (2019)
Household Size Owner Renter Total
Number Percent Number Percent Number Percent
1-person 575 16.9% 1,479 22.7% 2,054 20.7%
2-person 878 25.8% 1,444 22.2% 2,322 23.4%
3-person 884 26.0% 1,316 20.2% 2,200 22.2%
4-person 383 11.3% 1,080 16.6% 1,463 14.8%
5-person 378 11.1% 789 12.1% 1,167 11.8%
6-person 149 4.4% 169 2.6% 318 3.2%
7-or-more-person 153 4.5% 225 3.5% 378 3.8%
TOTAL 3,400 100% (34.3%
of total) 6,502 100% (65.7%
of total) 9,902 100%
Median Household Size 3.42 3.24 3.30
Source: US Census, 2015-2019 ACS

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TABLE 3–16: NUMBER OF BEDROOMS BY TENURE
Bedroom Type
Owner Renter Total
Number Percent Number Percent Number Percent
No bedroom 51 1.5% 343 5.3% 50 0.5%
1-bedroom 74 2.2% 1,481 22.8% 112 1.1%
2-bedroom 1,152 33.9% 3,401 52.3% 532 5.4%
3-bedroom 1,740 51.2% 1,124 17.3% 2,168 21.9%
4-bedroom 331 9.7% 127 2.0% 1,912 19.3%
5 or more bedroom 52 1.5% 26 0.4% 709 7.2%
TOTAL 3,400 100% 6,502 100% 9,902 100%
Source: US Census, 2015-2019 ACS
3F. Housing Costs

FOR SALE HOUSING
Home sales in Lawndale have fluctuated significantly over the past decade. As shown in Figure 3–2, median housing prices in Lawndale have risen over the past seven years, increasing from approximately $347,000 in April 2011 to a high of $674,000 in February 2021.

TABLE 3–17: HOMES FOR SALE (MARCH 2021)
Rent Range Number Percent
$700,000 and more 5 55.6%
$600,000 - $699,999 2 22.2%
$500,000 - $599,999 1 11.1%
$400,000 - $499,999 0 0.0%
$300,000 - $399,999 1 11.1%
$200,000 - $299,999 0 0.0%
$100,000 - $199,999 0 0.0%
$0 - $99,999 0 0.0%
Source: Zillow.com, 2021
In March 2021, there were 9 homes listed for sale on Zillow.com with prices ranging from $360,000 to $1,300,000 in price. Of these homes, there was a detached single-family home with a sales price of $729,000 and 5 multi-family homes with a starting price of $675,000. As shown in Table 3-17, the majority of homes for sale are in the $700,000+ price ranges, with 22.2% of homes in the $600,000 to $699,999 range and 2 priced under $600,000. Zillow identifies the February 2021 median sales prices as $674,372.

While the median sales price is not affordable to lower and moderate income households, the City’s home sales prices are relatively low compared to the Greater Los Angeles Area (Zillow reported a median home sales price of $826,566 for the Los Angeles metropolitan area in February 2021), which may result in demand for the City’s housing units, which are significantly more affordable than comparable homes in the greater Los Angeles area.

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FIGURE 3–2: MEDIAN HOME SALES PRICE
Source: SCAG 6th Cycle Data Package

RENTAL HOUSING
Table 3–18 summarizes rents paid in Lawndale by rental range. There were 153 units (2.4%) renting for less than $500 dollars and almost half (47.9%) rented for $1,500 or more. Approximately 13.0% of units were in the $500 to $999 range and another 36.8% were in the $1,000 to $1,499.

Based on the 2015-2019 ACS, the median rent in Lawndale is $1,475 per month. Table 3-18 summarizes rental rates by bedrooms citywide in 2019, based on ACS data.

TABLE 3–18: RENTAL COSTS (2019)
Rent Range Number Percent
Less than $500 153 2.4%
$500 to $999 828 13.0%
$1,000 to $1,499 2,350 36.8%
$1,500 to $1,999 2,140 33.5%
$2,000 to $2,499 600 9.4%
$2,500 to $2,999 135 2.1%
$3,000 or more 187 2.9%
Median (dollars) $1,475
Source: 2015-2019 ACS
TABLE 3–19: MEDIAN RENT BY BEDROOMS
Bedroom Type Median Rent
(2019)
Studio $1,475
1 bed $852
2 bed $1,107
3 bed $1,555
4 bed $1,908
5 bed or more -
Source: 2015-2019 ACS

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INCOME GROUPS
The California Department of Housing and Community Development (HCD) publishes household income data annually for areas in California. Table 3–20 shows the maximum annual income level for each income group adjusted for household size for Los Angeles County. The maximum annual income data is then utilized to calculate the maximum affordable housing payments for different households (varying by income level) and their eligibility for housing assistance programs.  Extremely Low Income Households have a combined income at or lower than 30% of area median income (AMI), as established by the state Department of Housing and Community Development (HCD).
 Very Low Income Households have a combined income between 30 and 50% of AMI, as established by HCD.
 Low Income Households have a combined income between 50 and 80% of AMI, as established by HCD.
 Moderate Income Households have a combined income between 80 and 120% of AMI, as established by HCD.
 Above Moderate Income Households have a combined income greater than 120% of AMI, as established by HCD.

TABLE 3–20: STATE INCOME LIMITS – LOS ANGELES COUNTY (2020) Income Group 1 Person 2 Person 3 Person 4 Person 5 Person 6 Person 7 Person 8 Person Extremely Low $23,700 $27,050 $30,450 $33,800 $36,550 $39,250 $41,950 $44,650 Very Low $39,450 $45,050 $50,700 $56,300 $60,850 $65,350 $69,850 $74,350 Low $63,100 $72,100 $81,100 $90,100 $97,350 $104,550 $111,750 $118,950 Moderate $64,900 $74,200 $83,500 $92,750 $100,150 $107,600 $115,000 $122,450 Above Moderate $64,900+ $74,200+ $83,500+ $92,750+ $100,150+ $107,600+ $115,000+ $122,450+ Source: Housing and Community Development Department, 2020

HOUSING AFFORDABILITY
Table 3–21 shows the maximum amount that a household can pay for housing each month without incurring a cost burden (overpayment). This information can be compared to current housing prices and market rental rates to better understand what types of housing options are affordable to different types of households Affordability is based on a household spending 30% or less of their total household income for shelter.

Affordability is based on the maximum household income levels established by HCD (Table 3–20). The annual income limits established by HCD are like those used by the US Department of Housing and Urban Development (HUD) for administering various affordable housing programs. Maximum affordable sales price is based on the following assumptions: 4.5% interest rate, 30-year fixed loan, 10% down payment, and 15% monthly affordable cost for taxes and insurance.

Comparing the maximum affordable housing costs in Table 3–21 to the rental rates in Table 3–18, rental rates in Lawndale are generally affordable to moderate income households of two or more persons and to above moderate income households. While there are some units affordable to extremely low, very low, and low income households, there is a very limited number of the more affordable units. The median rental rates reported by 2015-2019 ACS (Table 3-19) are in the affordability range of low, moderate, and above moderate income households.

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According to RentCafe.com, the average rent in Lawndale in March 2021 was $1,591 per month across unit sizes. According to Zillow, the median home price for a single-family home was $674,372. Local housing trends indicate that rents and home prices will continue to rise in Lawndale during the planning period.

TABLE 3–21: HOUSING AFFORDABILITY BY INCOME GROUP
Income Group
One Person Two Person Four Person Six Person
Home
Sale
Price*
Monthly
Rent or
Housing
Cost
Home
Sale
Price*
Monthly
Rent or
Housing
Cost
Home
Sale
Price*
Monthly
Rent or
Housing
Cost
Home
Sale
Price*
Monthly
Rent or
Housing
Cost
Extremely Low $48,320 $326 $54,486 $373 $92,148 $655 $122,011 $879 Very Low $82,141 $544 $92,473 $621 $113,138 $776 $129,636 $900 Low $130,970 $869 $147,553 $993 $180,888 $1,241 $207,354 $1,439 Moderate $199,820 $1,303 $224,908 $1,489 $274,915 $1,860 $314,988 $2,158 Above Moderate $199,820+ $1,303+ $224,908+ $1,489+ $274,915+ $1,860+ $314,988+ $2,158+ *Maximum affordable sales price is based on the following assumptions: 4.5% interest rate, 30-year fixed loan, 10% down payment:
property tax, utilities, and insurance as 15% of monthly housing cost. Utilities based on Los Angeles County Utility Allowance; utilities allowance and taxes and insurance are included in Affordable Monthly Housing Costs. Affordable home purchase prices are rounded to nearest $100.

Source: De Novo Planning Group, 2021

OVERPAYMENT
As with most communities, the location of the home is one of the biggest factors with regards to price.

Compared to the rest of the state, housing in Hawthorne Lawndale is still relatively affordable. However, housing is not affordable for all income levels, particularly the very-low and low-income households.

As shown in Table 3–22, 53% of renters in Lawndale and 36% of homeowners overpay for housing. While overpayment is more predominate among lower income renter households, overpayment is an issue for both renter and owner households, with 25% of all very low, low, and moderate income homeowners and 48% of all very low, low, and moderate income renters in Lawndale overpaying. Almost half of all very low, low, and moderate income households overpay for housing.

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TABLE 3–22: HOUSEHOLDS BY INCOME LEVEL AND OVERPAYMENT (2017) Household Overpayment Owners Renters Total % of
Income Category
Extremely Low Income Households 310 1,295 1,605 100%
With Cost Burden >30% 225 / 73% 1,135 / 88% 1,360 85%
With Cost Burden >50% 210 / 68% 1,075 / 83% 1,285 94%
Very Low Income Households 425 1,600 2,025 100%
With Cost Burden >30% 250 / 59% 1,315 / 82% 1,565 77%
With Cost Burden >50% 150 35% 540 / 34% 690 34%
Low Income Households 635 1,365 2,000 100%
With Cost Burden >30% 310 / 49% 750 / 55% 1,060 53%
With Cost Burden >50% 130 / 20% 95 / 7% 225 11%
Total Extremely Low, Very Low, and
Low Income Households Paying
>30%
785 / 57% 3,200 / 75% 3,985 71% of lower income households Moderate and Above Moderate
Income Households 1,815 2,430 4,245 100%
With Cost Burden >30% 360 / 20% 370 / 15% 730 17%
With Cost Burden >50% 55 / 3% 0 / 0.0% 55 8%
Total Households 3,190 6,685 9,875 100%
With Cost Burden >30% 1,145 / 36% 3,570 / 53% 4,715 48% With Cost Burden >50% 545 / 17% 1,710 / 26% 2,255 23%
*Note: Data is rounded to the nearest 5.

Source: HUD, 2017 (special aggregation of 2013-2017 ACS data)

AFFORDABLE HOUSING INVENTORY
The City uses various funding sources to preserve and increase the supply of affordable housing through new construction and the acquisition and/or rehabilitation of renter-occupied units. Affordability covenants in Lawndale include developments that hold federal subsidy contracts, received tax credits or mortgage revenue bonds, and/or were financed by redevelopment funds or non-profit developers.

Table 3–23 shows assisted units with covenants that require rents to be maintained at affordable levels for various agreed upon periods of time. In 2020, Lawndale had 55 total deed-restricted affordable units. A recorded deed restriction serves as an affordability covenant that restricts the income level of a person who occupies the property, and ensures the property will remain available for low to moderate-income persons through the foreseeable future.

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TABLE 3–23: DEED RESTRICTED AFFORDABLE HOUSING UNITS
Project Name Address Type
No. of
Restricted
Units
No. of
Total
Units
Lawndale Senior Housing 4702 W 153rd Pl HUD subsidized
housing
55 56
Sources: National Housing Preservation Database, 2020; US Department of Housing and Urban Development, 2020

MOBILE HOME PARKS
Mobile homes offer a more affordable option for those interested in homeownership. The median value of a mobile home in Los Angeles County in 2019 was $63,400 (2019 ACS 5-Year Estimates Data Profile).

Overall, 245 mobile homes are located in Lawndale (DOF, Table 2: E-5, 1/1/2019). As shown by Table 3– 24, there are five mobile home parks in the City with a total of 82 permitted spaces. The mobile home parks are located throughout the City.

In addition to the cost of a mobile home, owners must either purchase a residential site or rent a mobile home space. And although they present a more affordable alternative, mobile home rents have risen steadily throughout southern California since 2009.2
TABLE 3–24: MOBILE HOME PARKS IN LAWNDALE
Park Name/Address Operator MH Spaces
CHETS TRAILER PARK (19-0001-MP)
4630 W ROSECRANS AVE #OFFICE
LAWNDALE, CA 90260
DOSHI, NAVINCHANDRA 49
L\R TP (19-0298-MP)
14524 HAWTHORNE BLVD
LAWNDALE, CA 90260
CLAYTON, DAVID 17
ALVAREZ TP (19-0439-MP)
4150 MARINE AVE
LAWNDALE, CA 90260
ALVAREZ, DESI 14
PETES TP (19-0535-MP)
14306 FIRMONA
LAWNDALE, CA 90260
WILSON, JAMES 12
GRAD'S TRAILER PARK #1 (19-1345-MP)
14315 KINGSDALE AVE
LAWNDALE, CA 90260

GRAD'S TRAILER PARK'S MARTIN GRAD
& SHARON BRESSLER 18
Total Mobile Home Spaces 82
Source: HCD 2019 Mobile Home Park Listings

2 Jeff Collins, “Soaring rents jolt senior tenants at mobile home park,” OC Registrar (July 20, 2018).

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3G. Future Housing Needs
A Regional Housing Needs Plan (RHNP) is mandated by the State of California (Government Code Section 65584) for regions to address housing issues and needs based on future growth projections for the area.

The RHNP for Lawndale is developed by the Southern California Association of Governments (SCAG), and allocates a “fair share” of regional housing needs to individual cities. The intent of the RHNP is to ensure that local jurisdictions address not only the needs of their immediate areas but also that needs for the entire region are fairly distributed to all communities. A major goal of the RHNP is to ensure that every community provides an opportunity for a mix of affordable housing to all economic segments of its population.

As the regional planning agency, SCAG determines the City’s fair share of housing through the Regional Housing Needs Allocation (RHNA) process. This Housing Element addresses SCAG’s RHNA schedule for the 6th Cycle, from 2021 through 2029. The City will need to plan to accommodate 2,497 new units, which includes 366 extremely low income units, 366 very low, 311 low, 371 moderate, and 1,083 above moderate income units. Pursuant to Government Code Section 65583(a)(1), 50% of Lawndale’s very low-income regional housing needs assigned by HCD are extremely low-income households, and hence the 366 ELI units. Table 3–25 summarizes Lawndale’s fair share, progress to date, and remaining units.

TABLE 3–25: REGIONAL HOUSING NEEDS ALLOCATION – 6TH CYCLE Status Extremely
Low
Very
Low Low Moderate Above Moderate TOTAL
RHNA Allocation 366 366 311 371 1,083 2,497
Built - - - - 3 3
Under Construction/
Permitted - - - - 2 2
Remaining Allocation - - - - 1078 2492
Source: Southern California Association of Governments, 2020; City of Lawndale, 2021 3H. Special Needs Groups
Government Code Section 65583(a)(7) requires a Housing Element to address special housing needs, such as those of the elderly; persons with disabilities, including a developmental disability, as defined in Section 4512 of the Welfare and Institutions Code; large families; farmworkers; families with female heads of households; and families and persons in need of emergency shelter. The needs of these groups often call for targeted program responses, such as temporary housing, preservation of residential hotels, housing with features to make it more accessible, and the development of four-bedroom apartments. Special needs groups have been identified and, to the degree possible, responsive programs are provided. A principal emphasis in addressing the needs of these group is to continue to seek State technical assistance grants to identify the extent and location of those with special needs and identify ways and means to assist them.

Local government budget limitations may act to limit effectiveness in implementing programs for this group.

Where data is available, estimates of the population or number of households in Lawndale falling into each group is presented. The special housing needs are a subset of the overall housing needs.

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SENIORS
Seniors are considered persons age 65 or older in this Housing Element. However, it must be noted that some funding programs have lower age limits for persons to be eligible for their senior housing projects.

Seniors have special housing needs primarily resulting from physical disabilities and limitations, fixed or limited income, and health care costs. Additionally, senior households also have other needs to preserve their independence including supportive services to maintain their health and safety, in-home support services to perform activities of daily living, conservators to assist with personal care and financial affairs, public administration assistance to manage and resolve estate issues and networks of care to provide a wide variety of services and daily assistance.

Various portions of the Housing Element describe characteristics of the senior population, the extent of their needs for affordable housing, housing designated for seniors, and City provisions to accommodate their need. Senior population growth in Lawndale from 2010 to 2019 is shown in Table 3–26. The large increase in elderly persons is likely due to the residential growth experienced in Hawthorne as well as aging in place of Hawthorne’s residents. While seniors represent approximately 10.3% of the City’s population, senior households represent approximately 16.3% of total households, which is primarily due to the smaller senior household size.

Table 3–27 summarizes senior households by age and
tenure. Most senior households are renters, 823 or

50.9%. Approximately 49.1% of senior households,
794, are owners. Elderly renters tend to prefer
affordable units in smaller single-story structures or
multi-story structures with an elevator, close to health facilities, services, transportation, and entertainment.

The 2015-2019 ACS survey indicates that 250 seniors in Lawndale are below the poverty level. It is likely that a portion of these senior households overpay for housing due to their limited income. The median income of households with a head of household that is 65 years and over is $38,021, significantly less than the median household income of $62,013.

TABLE 3–27: HOUSEHOLDER AGE BY TENURE (2019)
Age Group
Owners Renters
Number Percent Number Percent
65-74 years 513 64.6% 592 71.9%
75-84 years 176 22.2% 218 26.5%
85 plus years 105 13.2% 13 1.6%
TOTAL 794 49.1% 823 50.9% (of
total)
Source: US Census, 2015-2019 ACS
TABLE 3–26: SENIOR POPULATION
Population 2010 2019
Number 1,888 3,378
Percent Change - 78.9%
Annual Percent Change - 8.7%
Source: US Census, 2015-2019 ACS

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Senior Housing
There is increasing variety in the types of housing available to the senior population. This section focuses on three basic types.

Independent Living – Housing for healthy seniors who are self-sufficient and want the freedom and privacy of their own separate apartment or house. Many seniors remain in their original homes, and others move to special residential communities which provide a greater level of security and social activities of a senior community.

Group Living – Shared living arrangements in which seniors live in close proximity to their peers and have access to activities and special services.

Assisted Living – Provides the greatest level of support, including meal preparation and assistance with other activities of daily living.

Residential care facilities can be described as any family home, group care facility, or similar facility, including transitional housing, for 24-hour non-medical care of persons in need of personal services, supervision, or assistance essential for sustaining the activities of daily living. In accordance with State law, Lawndale permits residential care facilities serving six or fewer persons by right in all residential zones, as well as in C-1 and C-2 commercial zones. Residential care facilities serving more than six persons are not permitted in residential zones, but are allowed in the Light Manufacturing (M-1) and Parking (P) zones. The California Department of Social Services Community Care Licensing Division reports that as of May 2021, two assisted living facilities serve the elderly in Lawndale:
 Americare Assisted Living, 15422 Roselle Avenue – residential care facility with six beds offering assisted living, memory care, and hospice services
 4219 W. 162nd Street Home, 4219 W. 162nd Street – assisted living facility with three beds Several programs address the non-housing needs of seniors in Lawndale. Additional support for senior residents is provided by the city-operated Harold E. Hofmann Lawndale Community Center (Community Center), which serves as the primary site for senior services programs offered by the City and non-profits.

Some of the programs and services provided include nutrition/meal programs, health screening and general medical exams, a senior newsletter, transportation programs, library and computers with internet access, and recreational activities. The City also offers a Dial-a-Ride service that provides free transportation to seniors in Lawndale.

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DISABLED PERSONS
A “disability” includes, but is not limited to, any physical or mental disability as defined in California Government Code Section 12926. A “mental disability” involves having any mental or psychological disorder or condition that limits a major life activity. A “physical disability” involves having any physiological disease, disorder, condition, cosmetic disfigurement, or anatomical loss that affects body systems. In addition, a mental or physical disability limits a major life activity by making the achievement of major life activities difficult including physical, mental, and social activities and working.

Physical, mental, and/or developmental disabilities could prevent a person from working, restrict a person’s mobility, or make caring for oneself difficult. Therefore, disabled persons often require special housing needs related to potential limited earning capacity, the lack of accessible and affordable housing, and higher health costs associated with disabilities. Additionally, people with disabilities require a wide range of different housing, depending on the type and severity of their disability. Housing needs can range from institutional care facilities to facilities that support partial or full independence (i.e., group care homes).

Supportive services such as daily living skills and employment assistance need to be integrated in the housing situation.
 Individuals with a mobility, visual, or hearing limitation may require housing that is physically accessible. Examples of accessibility in housing include widened doorways and hallways, ramps, bathroom modifications (e.g., lowered countertops, grab bars, adjustable shower heads, etc.) and special sensory devices including smoke alarms and flashing lights.  Individuals with self-care limitations (which can include persons with mobility difficulties) may require residential environments that include in-home or on-site support services ranging from congregate to convalescent care. Support services can include medical therapy, daily living assistance, congregate dining, and related services.
 Individuals with developmental disabilities and other physical and mental conditions that prevent them from functioning independently may require assisted care or group home environments.  Individuals with disabilities may require financial assistance to meet their housing needs because a higher percentage than the population at large are low-income and their special housing needs are often more costly than conventional housing.

According to the 2015-2019 ACS, there were 6,652 persons with one or more disabilities in Lawndale. Of the disabled population, 59.3% are aged 5 to 64 and 40.7% are aged 65 and over. No disabilities were reported in the population aged five and under. Table 3–28 identifies disabilities by type of disability.

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TABLE 3–28: DISABILITIES BY DISABILITY TYPE
Type of Disability Persons Ages 5-64 Persons Ages 65 + Total Number Percent Number Percent Number Percent
Hearing Difficulty 310 7.9% 435 16.1% 745 11.2%
Vision Difficulty 591 15.0% 292 10.8% 883 13.3%
Cognitive Difficulty 797 20.2% 387 14.3% 1,184 17.8%
Ambulatory Difficulty 939 23.8% 706 26.1% 1,645 24.7%
Self-Care Difficulty 507 12.9% 387 14.3% 894 13.4%
Independent Living
Difficulty 800 20.3% 501 18.5% 1,301 19.6%
Total Persons with One or
More Disabilities1 3,944
100% /

59.3% of
disabled
2,708
100% /

40.7% of
disabled
6,652 100%
1 A person may have more than one disability, so the total disabilities may exceed the total persons with a disability.

Source: US Census ACS, 2015-2019
As shown in Table 3–29, the 2015-2019 ACS indicates that for individuals between the ages of 16 and 64, approximately 1,012 persons had some form or type of disability and were not in the labor force. This indicates that their disability may impede their ability to earn an adequate income, which in turn could affect their ability to afford suitable housing accommodations to meet their special needs. Therefore, many in this group may be in need of housing assistance.

TABLE 3–29: DISABLED PERSONS BY AGE AND EMPLOYMENT STATUS Ages 16 to 64 Percent
Employed with Disability 740 41.0%
Unemployed with Disability 55 3.0%
Not in Labor Force 1,012 56.0%
Total 1,807 100%
Source: US Census ACS, 2015-2019
While recent Census data does not provide income levels or overpayment data for persons with a disability, the 2015-2019 ACS survey does report on indicators that relate to a disabled person’s or household’s income. The 2015-2019 ACS data indicates that 640 persons with a disability are below the poverty level.

It is likely that a portion of these disabled persons are in households that overpay for housing due to their limited income. The 2015-2019 ACS data indicates that 321 households receiving food stamps or similar assistance have a disabled member. The 2015-2019 ACS data indicates that the median earnings for males 16 years and over with a disability were $26,414 compared with $36,012 for males with no disability. Median earnings for females 16 years and over with a disability were $23,292, compared to $22,272 for females with no disability.

The persons in the “with a disability” category in Tables 30 29 and 31 includes persons with developmental disabilities. “Developmental disability” means “a disability that originates before an individual attains age 18 years, continues, or can be expected to continue, indefinitely, and constitutes a substantial disability for that individual.” This term includes an intellectual disability, cerebral palsy, epilepsy, autism, and disabling conditions found to be closely related to intellectual disabilities or to require treatment similar to that required for individuals with an intellectual disability, but does not include other handicapping conditions that are solely physical in nature.

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While the US Census reports on a broad range of disabilities, the Census does not identify the subpopulation that has a developmental disability. The California Department of Developmental Services (DDS) maintains data regarding people with developmental disabilities, defined as those with severe, lifelong disabilities attributable to mental and/or physical impairments. The DDS data is reported by zip code, so the data reflects a larger area than the City of Lawndale; however, the data was joined at the jurisdiction level by SCAG to approximate the counts for Lawndale. The DDS/SCAG data indicates that 634 developmentally disabled persons reside in Lawndale. Table 3–30 breaks down the developmentally disabled population by residence type and age. Of these persons, the majority (335) live at home with a parent or guardian and only 15 live independently. Most (65.9%) are under the age of 18. According to the U.S. Administration on Developmental Disabilities, an accepted estimate of the percentage of the population that can be defined as developmentally disabled is 1.5 percent. This equates to 492 persons in the City of Lawndale with developmental disabilities based on the 2019 population.

THE CITY OF LAWNDALE IS SERVED BY THE HARBOR REGIONAL CENTER AND THE WESTSIDE REGIONAL

CENTER, WHICH PROVIDES SERVICES FOR PERSONS WITH DEVELOPMENTAL DISABILITIES IN ZIP CODES 90260. AS OF JANUARY 2019, THE WESTSIDE REGIONAL CENTER SERVED APPROXIMATELY 8,000 PERSONS AND THE HARBOR REGIONAL CENTER SERVED NEARLY 15,000 AS OF 2020.

TABLE 3–30: DEVELOPMENTALLY DISABLED PERSONS BY RESIDENCE TYPE IN LAWNDALE (2019) By Residence By Age
Total Home of
Parent/
Guardian
Independent/
Supported
Living
Community
Care Facility
Intermediate
Care Facility
Foster/
Family Home Other 0-17 Years
18+
Years
335 15 45 13 5 5 418 216 634
* CA DDS consumer count by CA ZIP, age group and residence type for the end of June 2019 Sources: CA DDS, 2019; SCAG 6th Cycle Data Package
Housing for Disabled Persons
Households with a disabled member will require a mixture of housing units with accessibility features, inhome care, or group care housing facilities. Some of these households will have a member with developmental disability and are expected to have special housing needs. Developmentally disabled persons may live with a family in a typical single family or multifamily home, but some developmentally disabled persons with more severe disabilities may have special housing needs that may include extended family homes, group homes, small and large residential care facilities, intermediate care, and skilled nursing facilities and affordable housing such as extremely low/very low/low income housing (both rental and ownership), Section 8/housing choice vouchers, and single room occupancy-type units.

The California Department of Social Services Community Care Licensing Division reports that as of May 2021, there are 11 residential facilities serving adults with special needs, including physical, mental, and developmental disabilities. A list of residential care facilities in Lawndale as of June, 2021 is show in Table 3–31 below.

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TABLE 3–31: ADULT (AGES 18-59) RESIDENTIAL CARE FACILITIES IN LAWNDALE Name Address Number of Beds
Altius II Adult Residential 3745 W 157th St 6
Bianca Residential Care 4600 W 166th St 4
CN Home #8 4743 W 166th St 4
Coello’s Residential Care 4325 W 168th St 6
JR Residential Care 4565 W 167th St 4
Lumiere Villa Inc 4167 W 168th St 4
Matharu Home #1 15227 Roselle Ave 6
Matharu Home #4 15330 Eastwood Ave 6
Seabreeze Homes 4558 W 163rd St 6
Sunwest Garden Home I 4534 W 161st St 6
Sunwest Garden Home II 4532 W 161st St 6
Source: California Department of Social Services, June 2021 ACS 2015-2019 data indicated that for individuals between the ages of 5 and 64, approximately 5.0% of the total population of Lawndale has an ambulatory difficulty, 2.7% have vision difficulty, 2.3% have a hearing difficulty, and 4.0% have an independent living difficulty. These types of disabilities may impede their ability to find suitable housing accommodations to meet their special needs. Therefore, many in these groups may be in need of housing assistance. Households containing physically handicapped persons may also need housing with universal design measures or special features to allow better physical mobility for occupants.

LARGE FAMILY HOUSEHOLDS
Large family households are defined as households of five or more persons. Large family households are considered a special needs group because there is often a limited supply of adequately sized housing to accommodate their needs. The more persons in a household, the more rooms are needed to accommodate that household. Specifically, a five-person household would require three or four bedrooms, a six-person household would require four-bedrooms, and a seven-person household would require four to six bedrooms.

In Lawndale, 1,863 or 18.8% of all households, have five or more persons as described in Table 3–15. Of the large households, 36.5% own their home and 63.5% rent. Typically, there are more owner occupied large households that are cost burdened when compared to renter households and the population as a whole. However, the 2015-2019 ACS survey does not provide data regarding overpayment for large households. Table 3–32 compares the median income for households with five or more persons to the Citywide median income. The median income is slightly higher for five persons households ($65,602 versus the Citywide median of $62,013), and is also higher for six person and seven or more person households.

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TABLE 3–32: MEDIAN INCOME BY HOUSEHOLD SIZE
Size Median Income
Five Person Households $65,602
Six Person Households $78,750
Seven or More Person Households $69,808
Median Household Income (All Households) $62,013
Source: US Census, 2015-2019 ACS
Large families can have a difficult time finding housing units large enough to meet their needs. In Lawndale, there appears to be an adequate amount of housing available to provide units with enough bedrooms for large families consisting of five person households that own their home and that rent, as well as for large families with six person or larger households that own their home; however, there is a shortage for large families with six person or larger households who rent. Table 3–33 identifies the number of large households by household size versus the number of large owner and rental units. While there are adequate units in Lawndale to accommodate most large owner and renter households, it does not mean that there is a match between housing units that exist and large families. As described in Table 3–14, 12.4% of owneroccupied homes and 16.3% of renter-occupied homes are overcrowded.

TABLE 3–33: HOUSEHOLD SIZE VERSUS BEDROOM SIZE BY TENURE (2019) Tenure 3 BR
Units
5 Person Households 4+ BR
Units
6 Person and Larger
Households
Households Shortfall/
Excess
Households Shortfall/
Excess
Owner 1,740 378 1,362 383 302 81
Renter 1,124 789 335 153 394 -241
Source: US Census, 2015-2019 ACS
Large households require housing units with more bedrooms than housing units needed by smaller households. In general, housing for these households should provide safe outdoor play areas for children and should be located to provide convenient access to schools and child-care facilities. These types of needs can pose problems particularly for large families that cannot afford to buy or rent single-family houses. It is anticipated that approximately 18.8% of the RHNA units will be needed to accommodate large households and an emphasis should be placed on ensuring rental units are available to large households.

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SINGLE PARENT AND FEMALE-HEADED HOUSEHOLDS
Single parent households are households with children under the age of 18 at home and include both maleand female-headed households. These households generally have a higher ratio between their income and their living expenses (that is, living expenses take up a larger share of income than is generally the case in two-parent households). Therefore, finding affordable, decent, and safe housing is often more difficult for single parent and female-headed households. Additionally, single parent and female-headed households have special needs involving access to daycare or childcare, health care and other supportive services.

While the majority of households in Lawndale are either two-spouse couples or single person households,

35.7% of family households are headed by a single male or single female. There are 1,079 (14.7%) male heads of household with no wife present and 475 (6.5%) of these households have children under 18.

There is a larger number of female householders with no husband present, 1,544 households or 21.0% of households, and 471 (6.4%) of these female-headed households have children under 18. Table 3–34 identifies single parent households by gender of the householder and presence of children.

TABLE 3–34: FAMILIES AND FEMALE HOUSEHOLDER WITH CHILDREN UNDER 18 (2019)
Category Number Percent
Total Families 7,341 100%
Male householder, no wife present: 1,079 14.7%
With children under 18 475 6.5%
Female householder, no husband present: 1,544 21.0%
With children under 18 471 6.4%
Source: ACS, 2015-2019
As Lawndale’s population and households grow, there will be a continued need for supportive services for single parent households with children present. To address both the housing and supportive service needs of female-headed households, additional multifamily housing should be developed that includes childcare facilities (allowing single mothers to actively seek employment).

In addition, the creation of innovative housing for female-headed households could include co-housing developments where childcare and meal preparation responsibilities can be shared. The economies of scale available in this type of housing would be advantageous to this special needs group as well as all other low-income household groups. Limited equity cooperatives sponsored by non-profit housing developers are another financing structure that could be considered for the benefit of all special needs groups.

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FARMWORKERS
Farmworkers traditionally are defined as persons whose primary incomes are earned through permanent or seasonal agricultural labor. Permanent farm workers work in the fields, processing plants, or support activities on a year-round basis. When workloads increase during harvest periods, the labor force is supplemented by seasonal or migrant labor. Farm workers’ special housing needs typically arise from their limited income and the unstable, seasonal nature of their employment, according to the California Institute for Rural Studies. Because of these factors, farm worker households have limited housing choices and are often forced to double up to afford rents.

According to the 2015-2019 ACS Census, there are approximately 36 people employed in the “agriculture, forestry, fishing and hunting, and mining” industry. This represents 0.2% percent of the City’s population. It is possible (although statistics are not available) that the number of residents employed in agriculture as opposed to those employed in forestry, fishing and hunting, or mining is smaller than 36. In addition, it is possible (although statistics are not available) that a number of active farmworkers are not full-time residents of Lawndale, and migrate into the area depending on seasonal crop harvest. The United States Department of Agriculture (USDA) estimates that there were 395 migrant farmworkers in Los Angeles County in 2017. USDA estimates that 1,517 farmworkers worked seasonally (hired for a period of less than 150 days) in Los Angeles County in 2017, while 1,749 farmworkers in Los Angeles County were permanent (hired for a period of greater than or equal to 150 days).

Lawndale is an urbanized community with no parcels zoned for agricultural use. Because so few residents are employed in agricultural occupations and there is little potential for this occupational category to expand within the City, the overall housing programs and policies to facilitate development of affordable housing can address the needs of Lawndale residents employed in the agricultural occupations.

HOMELESS PERSONS
Government Code Section 65583(a)(7) requires that the Housing Element include an analysis of the needs of homeless persons and families. Homeless persons are defined as those who lack a fixed and adequate residence. People who are homeless may be chronically homeless (perhaps due to substance abuse or mental health issues) or situationally homeless (perhaps resulting from job loss or family strife). Homeless people face critical housing challenges due to their very low incomes and lack of appropriate housing. Thus, State law requires jurisdictions to plan to help meet the needs of their homeless populations.

The law also requires that each jurisdiction address community needs and available resources for special housing opportunities known as transitional and supportive housing. These housing types provide the opportunity for families and individuals to “transition” from a homeless condition to permanent housing, often with the assistance of supportive services to assist individuals in gaining necessary life skills in support of independent living.

Homeless Estimates
Counting the homeless population is problematic due to their transient nature; however, through the efforts of the Los Angeles Continuum of Care (LACoC) estimates have been developed. The LACoC is a consortium of individuals and organizations with the common purpose of developing and implementing a strategy to address homelessness in Los Angeles County (LACoC excludes the cities of Glendale, Pasadena and Long Beach). The LACoC is responsible for managing U.S. Department of Housing and Urban Development (HUD) funds for homelessness, and is uniquely positioned to identify system needs and take steps to address them with the collaboration and partnership of community stakeholders.

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As the primary coordinating body for homeless issues and assistance for the entire County, the LACoC accomplishes a host of activities and programs vital to the County, including an annual point-in-time “snapshot” survey to identify and assess the needs of both the sheltered and unsheltered homeless. The Greater Los Angeles 2020 Point-in-Time (PIT) Count was conducted in January, 2020 and was planned, coordinated, and carried out by County agencies, city municipalities, non-profit service providers, and volunteers.

The 2020 PIT Count identified 37 people in the City of Lawndale experiencing homelessness, representing less than one percent of LACoC’s total homeless count (63,706 individuals). Table 3–35 shows that the number of unsheltered individuals has increased by 164% over the time period 2016 to 2020. The number of sheltered individuals fell by 100%, from 29 individuals to zero, over the same period.

TABLE 3–35: HOMELESSNESS IN LAWNDALE - 2016-2020*
Sheltered Unsheltered TOTAL
Homeless Point-in-Time Survey 2020 0 37 37
Homeless Point-in-Time Survey 2018 6 26 34
Homeless Point-in-Time Survey 2016 29 14 43
Change: 2016 to 2020 -29/-100% +23/+164% -6/-14%
Source: Greater Los Angeles Continuum of Care Survey, 2020 *Some data are excluded from Community/City totals, including unaccompanied minors (under 18 years old), unsheltered transitional age youth (18 – 24 years old), persons in domestic violence shelters, and persons receiving motel vouchers.

For the LACoC area, the number of sheltered individuals increased by 45.6% and the number of unsheltered individuals increased by 33.7% during the period 2016 to 2020 (Table 3–36).

TABLE 3–36: HOMELESSNESS IN LOS ANGELES COUNTY - 2016-2020 Sheltered Unsheltered TOTAL
Homeless Point-in-Time Survey 2020 17,616 46,090 63,706 Homeless Point-in-Time Survey 2018 12,385 37,570 49,955 Homeless Point-in-Time Survey 2016 11,073 32,781 43,854 Change: 2016 to 2020 6,543 / 45.6% 13,309 / 33.7% 19,852 / 36.9% Source: Greater Los Angeles Continuum of Care Survey, 2020 Data is available regarding certain characteristics of the Countywide homeless population. As shown in Table 3–37, subpopulations of the homeless include the chronically homeless, severely mentally ill persons, persons with chronic substance abuse, and veterans. The largest subpopulations in Los Angeles County are chronically homeless (24,482 homeless), chronic substance abusers (15,203 homeless), and severely mentally ill (14,125 homeless), and veterans (3,681). Data is not available at the city-level regarding population and household characteristics of the homeless population.

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TABLE 3–37: HOMELESS POPULATION CHARACTERISTICS IN LOS ANGELES COUNTY (2020) Characteristics Sheltered Unsheltered Total
Chronically Homeless 2,425 22,057 24,482
Veterans 877 2,804 3,681
Chronic Substance Abuse 919 14,284 15,203
Mentally Ill 2,414 11,711 14,125
Household Type Sheltered Unsheltered Total
Persons in households without children 3,635 1,359 4,994 Persons in households with at least one
adult/one child 3,068 839 3,907
Unaccompanied Minors 25 44 69
Source: Greater Los Angeles Continuum of Care Survey, 2020.

Housing Accommodations
In 2013, the City adopted an amendment to the Zoning Ordinance permitting emergency shelters with a ministerial permit in the Light Manufacturing (M-1) zone and in the Commercial Manufacturing Zone (C-M) via a Special Use Permit. Transitional and supportive housing are allowed by right in all residential zones, subject only to the same requirements for residential uses of the same type (e.g., single-family) in the same zone. The Housing Plan includes policies and programs directed to encourage the provision of housing and services for the homeless population as well as persons and households at risk of homelessness.

There are no emergency shelters operating within the City; however, Lawndale supports a regional effort to provide emergency shelters and transitional and supportive housing among the various local agencies in the region. The most recent inventory of resources available within LACoC for emergency shelters, transitional housing, and permanent supportive housing units comes from the 2020 Housing Inventory Count by the LACoC.
 Emergency Shelters – An emergency shelter is defined as housing with minimal supportive services for homeless persons that is limited to occupancy of six months or less. Furthermore, no individual or household may be denied emergency shelter because of an inability to pay. A total of 14,887 emergency shelter beds are provided in the LACoC region.  Transitional Housing – Sometimes referred to as “bridge” housing, provides housing accommodations and support services for persons and families, but restricts occupancy to no more than 24 months. In the LACoC region, a total of 4,147 transitional housing beds are provided.
 Permanent Supportive Housing – Supportive housing has no limit on length of stay and is linked to onsite or offsite services that assist residents in retaining the housing, improving their health status, and maximizing their ability to live and, when possible, work in the community. A total of 22,731 permanent supportive housing beds are provided in the LACoC region.  Rapid Re-Housing – Rapid re-housing provides short-term rental assistance and services.

The goals are to help people obtain housing quickly, increase self-sufficiency, and stay housed.

A total of 6,045 rapid re-housing beds are provided in the LACoC region.

A network of local and regional service providers operates a number of programs to serve the needs of varied homeless subpopulations. Table 3–38 provides a list of emergency and transitional shelters and available services for the homeless population in and around Lawndale.

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TABLE 3–38: EMERGENCY SHELTERS
Organization Name Type of Service Provided Homeless
Population Served Number of Beds
1736 Family Crisis Center Emergency shelter,
counseling services
Families, children,
survivors of domestic
violence
N/A
Hathaway-Sycamores Child and Family
Services
Adoption services,
transitional housing,
mental health services
Children N/A
Harbor Interfaith Services Emergency shelter,
transitional housing All N/A
House of Yahweh
Food and health care
services, social service
programs
All N/A
People Assisting the Homeless
(PATH)
Permanent supportive
housing, case
management
All N/A
South Bay Cities Council of Governments Homeless and mental health services All N/A
Union Station Homelessness Services Emergency shelter All 106 Volunteers of America, Los Angeles
Emergency shelter,
transitional housing,
substance abuse services
All N/A
Assessment of Need
Based on the available information, there is a LACoC homeless population of 63,706 persons and 49,965 beds, indicating insufficient supply for homeless persons. It is noted that the 2020 point-in-time survey identified 17,616 sheltered homeless persons and 63,706 unsheltered homeless persons. The discrepancy between sheltered homeless persons and the county’s total capacity to house homeless persons indicates a need for additional community services resources to assist and match the homeless population with the countywide shelter and housing resources.
3I. Units At-Risk of Conversion
California housing element law requires jurisdictions to include a study of low-income assisted multifamily housing units that are eligible to change from low-income housing uses during the next ten years due to termination of subsidy contracts, mortgage payment, or expiration of restricted use (Government Code 65583). These units risk the termination of various subsidy groups which could convert certain multifamily housing from affordable to market rate. State Law requires housing elements to assess at-risk housing in order to project any potential loss of affordable housing.

ASSISTED HOUSING AT-RISK OF CONVERSION
California housing element law requires jurisdictions to provide an analysis of low-income, assisted multifamily housing units that are eligible to change from low-income housing uses during the next 10 years (2021-2031) due to termination of subsidy contracts, mortgage prepayment, or expiration of restrictions on use (Government Code 65583). These units risk the termination of various subsidy groups which could convert certain multifamily housing from affordable to market rate. State law requires housing elements to assess at-risk housing in order to project any potential loss of affordable housing.

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The California Housing Partnership (CHP) provides data on assisted housing units, including those in Lawndale. Table 3–39 indicates the extent of subsidized multifamily rental housing in the City, the subsidy programs that are in place for each project, and the likelihood of current housing assisted projects to convert to market rate projects that would not provide assistance to lower income residents. Projects that are at risk of conversion to market rate within the next five years (2021-2026) are considered high risk, and projects at risk of conversion in six to ten years are considered moderate (medium) risk.

TABLE 3–39: SUMMARY OF AT-RISK SUBSIDIZED HOUSING UNITS Project/Address
No. & Type of
Units
Type of
Subsidy Current Owner
Earliest
Date of
Conversion At-Risk
Lawndale Senior Housing 55 / Senior HUD LAWNDALE SENIOR HOUSING INC 2030 Medium
Source: National Housing Preservation Database, 2021

PRESERVATION OPTIONS
Depending on the circumstances of the at-risk projects, different options may be used to preserve or replace the units. The following discussion highlights ways that the City’s at-risk units could be preserved as affordable housing. All of the presented alternatives are costly and beyond the ability of the City of Lawndale to manage without large amounts of subsidy from federal and/or state resources.

Replacement through New Construction
The construction of new lower income housing units is a means of replacing the at-risk units should they be converted to market rate. The cost of developing new housing depends on a variety of factors such as density, size of units, location and related land costs, and type of construction. Assuming an average development cost of $200,000 per unit for multifamily rental housingADD ESTIMATE OF per unit development cost including construction, soft costs, financing and legal fees, entitlement costs, etc., but excluding land acquisition. At that value, replacement of the 55 units at risk of conversion within a ten-year period (2021-2031) would require approximately $11XX million, excluding land costs, which vary depending upon location.

Purchase of Replacement Units
One preservation option is for a non-profit organization to purchase similar units. By purchasing similar units, a non-profit organization can secure lower-income restrictions and potentially enable the project to become eligible for a greater range of governmental assistance. The cost of purchasing similar units depends on a number of factors, including the market conditions at the time, occupancy rate, and physical conditions of the units to be acquired.

Current market value for the at-risk units is estimated on the basis of the units’ potential annual income, and operating and maintenance expenses. The estimated market value of Lawndale’s’’s current stock of units at risk of conversion is $13,750,000XX ($250,000XX per unit). This estimate is provided for the purpose of comparison and understanding the magnitude of costs involved and does not represent the precise market value of the at-risk units or units that could be purchased to offset converted units. The actual market value at time of sale would depend on market and property conditions, lease-out/turnover rates, among other factors.

Purchase of Affordability Covenants
Another option to preserve the affordability of at-risk projects is to provide an incentive package to the owners to maintain the projects as affordable housing. Incentives could include writing down the interest rate on the remaining loan balance, and/or supplementing the subsidy amount received to market levels.

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To purchase the affordability covenant on these projects, an incentive package should include interest subsidies at or below what the property owners can obtain in the open market. To enhance the attractiveness of the incentive package, the interest subsidies may need to be combined with rent subsidies that supplement the HUD fair market rent levels.

Rental Assistance
Tenant-based rent subsidies could be used to preserve the affordability of housing. Similar to Housing Choice Vouchers, the City, through a variety of potential funding sources, could provide rent subsidies to very low-income households. The level of the subsidy required to preserve the at-risk units is estimated to equal the Fair Market Rent (FMR) for a unit minus the housing cost affordable by a very low-income household. Approximately $30,250 in rent subsidies would be required monthly (or $363,000 annually).

Assuming a 55-year affordability period, the total subsidy is about $19.97 million.

Cost Comparisons
In terms of cost effectiveness for preservation of the 55 at-risk units, 55 years’ worth of rent subsidies ($19.97 million) is fairly comparable toexceeds the cost of construction of replacement units ($11XX million); however, the cost identified to construct replacement units excludes the price of land, which can add a significant expense to the overall project. While the cost of purchasing the affordability covenants is unknown, it is possible that it would provide a cost-effective strategy for preserving the at-risk units and should be explored further to support the City’s preservation objectives. The following are strategies the City will undertake to work towards preservation of the 55 at-risk units in these projects:
 Monitor At-Risk Units: Contact property owners within at least one year of the affordability expiration date to discuss City’s desire to preserve as affordable housing.  Explore Funding Sources/Program Options: As necessary, contract with the California Housing Partnership Corporation to explore outside funding sources and program options for preservation.  Purchase of Affordability Covenants: Proactively identify potential partners interested in purchasing and extending expiring affordability covenants.  Tenant Education: Property owners are required to give a twelve-month notice of their intent to opt out of low-income use restrictions. The City will work with tenants, and as necessary contact specialists like the California Housing Partnership to provide education regarding tenant rights and conversion procedures.

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3J. Estimates of Housing Need
Several factors influence the degree of demand, or “need,” for housing in Hawthorne. State law requires that cities quantify existing housing need in their Housing Element. Table 3–40 summarizes the findings.

The major needs categories considered in this Element include:
 Housing needs resulting from the overcrowding of units  Housing needs that result when households pay more than they can afford for housing  Housing needs of “special needs groups” such as elderly, large families, female-headed households, households with a disabled person, farmworkers, and the homeless TABLE 3–40: SUMMARY OF NEEDS
Summary of Households/Persons with Identified Housing Need Percent of Total Population/Households
Households Overpaying for Housing:
% of Renter Households Overpaying 53%
% of Owner Households Overpaying 36%
% of Extremely Low-income Households (0-30% AMI) Overpaying 85% % of Very Low-income Households (0-30% AMI) Overpaying 77% % of Low-income Households (0-30% AMI) Overpaying 53%
Overcrowded Households:

Overcrowded Renter Households 16.3%
Overcrowded Owner Households 12.4%
All Overcrowded Households 15.0%
Special Needs Groups:

Elderly Persons/Households 1,617
Disabled Persons 6,652
Developmentally Disabled Persons 492
Large Households 1,863
Female-Headed Households 1,544
Female-Headed Households with Children 471
Farmworkers 36
Homeless 37
Affordable Housing Units At High- Risk of Conversion to Market Rate Costs 055 Sources: US Census, 2015-2019 ACS; HUD Comprehensive Housing Affordability Strategy (CHAS), 2013-2017

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4. Constraints
Constraints to housing development are defined as government measures or non-governmental conditions that limit the amount or timing of residential development.

Government regulations can potentially constrain the supply of housing available in a community if the regulations limit the opportunities to develop housing, impose requirements that unnecessarily increase the cost to develop housing, or make the development process so arduous as to discourage housing developers. State law requires housing elements to contain an analysis of the governmental constraints on housing maintenance, improvement, and development (Government Code Section 65583(a)(4)).

Non-governmental constraints (required to be analyzed under Government Code Section 65583(a)(5)) cover land prices, construction costs, and financing. While local governments cannot control prices or costs, identification of these constraints can be helpful to Lawndale in formulating housing programs. 4A. Governmental Constraints
Housing affordability is affected by factors in both the private and public sectors. Actions by the City can have an impact on the price and availability of housing in Lawndale. Land use controls, site improvement requirements, building codes, fees, and other local programs intended to improve the overall quality of housing may serve as a constraint to housing development. These governmental constraints can limit the operations of the public, private, and non-profit sectors, making it difficult to meet the demand for affordable housing and limiting supply in a region. All City zoning regulations, development standards, specific plans, and fees are posted online and available to the public, consistent with the requirements of AB 1483. 4A.1 Land Use Controls
Local land use policies and regulations impact the price and availability of housing, including affordable housing. This section discusses the General Plan land use designations and provisions in the Zoning Code relative to the types of housing allowed within Lawndale as a potential governmental constraint.

GENERAL PLAN
The General Plan Land Use Element sets forth land use designations that guide the location, type, and intensity or density of permitted uses of land in the City of Lawndale. The Zoning Code (Title 17 of the Municipal Code) implements the General Plan by providing specific direction and development standards for each general land use category. Table 4–1 shows residential land uses, the corresponding zoning designation, and permitted densities allowed for housing.

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TABLE 4–14–1: GENERAL PLAN RESIDENTIAL LAND USE DESIGNATIONS General Plan
Designation Description Zone Symbol Zoning Description
Single-Family Low
Density
Intended for single-family residential with detached units on a minimum 5,000-square foot lot. This designation allows a maximum density of 0 – 8.9 du/ac.

R-1
Single-Family
Residential (max. 8.7
du/ac)
Single-Family Medium
Density
Intended for single-family residential with detached units on a 2,500-square foot lot. This designation allows a maximum density of 8.9 – 17.6 du/ac.

R-2
Multi-Family
Residential (8.9-17.42
du/ac)
Multi-Family Low
Density
For a combination of single-family, duplex, condominiums, and townhouses and allows two units on a minimum 5,000-square foot lot. This designation allows a maximum density of 8.9 –

17.6 du/ac.

R-2
Multi-Family
Residential (8.9-17.42
du/ac)
Multi-Family Medium
Density
For a combination of single-family, duplex, condominiums, townhouses, apartments, and manufactured homes on a
minimum 5,000-square foot lot. This designation allows a maximum density of 17.6 – 33 du/ac.

R3, R4
High Density
Residential (17.6-

33.0 du/ac);
Sources: City of Lawndale General Plan, 2009; City of Lawndale Zoning Code, 2021; City of Lawndale Residential Development Standards and Design Guidelines, 2019.

SPECIFIC PLANS
A specific plan is a comprehensive planning document that guides the development of a defined geographic area in a mix of uses including residential, commercial, industrial, schools, and parks and open space.

Specific plans typically include more detailed information than the General Plan about land use, traffic circulation, development standards, affordable housing programs, resource management strategies, and a comprehensive infrastructure plan. Specific plans are also used as a means of achieving superior design by providing flexibility in development standards beyond those contained in the Zoning Code.

The City Council adopted the Hawthorne Boulevard Specific Plan (Specific Plan) on December 17, 1999.

The Specific Plan contains detailed regulations, conditions, programs, and design criteria unique to a defined geographic area within Lawndale and is intended to implement the General Plan. The adopted Specific Plan is consistent with the General Plan. Future specific plans, specific plan amendments, and development projects must be consistent with policies contained in the General Plan, including the General Plan Land Use Element. The following discussion summarizes the Specific Plan, which may accommodate a significant portion of the Regional Housing Needs Allocation (RHNA) through the planning period.

Hawthorne Boulevard Specific Plan
The purpose of the Hawthorne Boulevard Specific Plan is to establish a blueprint for the Hawthorne Boulevard corridor, which serves as the City’s primary transportation corridor and central focal point for commerce, employment, and social activity. The Plan outlines a framework for growth and redevelopment of the 103.3-acre project site, which is generally bounded by an area of one-half block depth along Hawthorne Boulevard, the north side of Redondo Beach Boulevard, Artesia Boulevard and along the sides of Rosecrans Avenue, west of Hawthorne Boulevard. The Specific Plan creates four zoning districts – General Commercial (GC), Office Commercial (OC), Retail Commercial (RC) and Neighborhood Commercial (NC) – all of which allow residential mixed-use and boarding and lodging facilities as conditionally permitted uses with the approval of a Special Use Permit (SUP). Table 4–2 outlines the site development standards established for residential units within the Specific Plan area.

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TABLE 4–24–2: RESIDENTIAL DEVELOPMENT STANDARDS –

HAWTHORNE BOULEVARD SPECIFIC PLAN
Development Standard GC OC NC
Minimum Lot Area (square feet) 10,000 5,000
Minimum Lot Dimensions (width/depth) (feet) 50’x100’
Maximum Lot Coverage (% of lot area) 90% 90%
Setbacks (feet)
Front and Street-side 3 3 0
Side1 0 0 0
Rear1 0 0 0
Maximum Building Height 50 (4 stories) 75 (6 stories) 30 (2 stories) Landscape Area 5%2 5%2 N/A
Source: Hawthorne Boulevard Specific Plan, 2006

1. When any property in the GC, OC, or NC zoning districts adjoins, or is adjacent to, a residentially zoned property development on the nonresidential property shall observe the following setback requirements and height limitations:
a. When a parcel located in a GC, OC, or NC zoning district adjoins a parcel in a residential zoning district, and the parcels are not separated by a street or alley, a minimum building setback of 10 feet shall be provided for the first 15 feet of building height. The setback shall increase by one foot for each two additional feet of building height, above 15 feet, to a maximum setback of 20 feet;
b. When a parcel located in a GC, OC, or NC zoning district is adjacent to a parcel in a residential zoning district, but is separated by a street or alley, the following setback and height standards shall apply. If the parcels are separated by a street, a minimum building setback of 10 feet shall be provided. If the parcels are separated by an alley, no additional setback is required for the first 30 feet of building height. Structures over 30 feet in height shall be setback 20 feet from the property line adjacent to the alley.

2. In addition, 2% of the parking area shall be landscaped in compliance with chapter 17.72 of the Zoning Ordinance.

ZONING CODE
Land use policies in the General Plan are implemented primarily through the Zoning Code. The Zoning Code provides for a range of densities and residential uses and is designed to protect and promote the health, safety, and general welfare of residents, which includes preserving the character and integrity of established residential neighborhoods. To that end, the City has established specific development standards that apply to residential construction in various districts. These include density, lot coverage, building height, parking standards, and other applicable requirements.

Provisions for a Variety of Housing Types
State housing element law requires that jurisdictions facilitate and encourage a range of housing types for all economic segments of the community. This includes the production of housing to meet the needs of different types of households with incomes ranging from low to above moderate. The Housing Element is the City’s plan for achieving this objective.

As shown in Table 4–3, the City’s Zoning Code accommodates a wide variety of conventional and special needs housing, including single-family dwellings, duplexes, multifamily, ADUs, manufactured housing, residential care facilities (small and large), and transitional and supportive housing.

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TABLE 4–34–3: PERMITTED RESIDENTIAL USES BY ZONE
Housing Type
Residential Zones Overl
ay
Light
Manufa
cturing
Comme
rcialManufa
cturing
Comm
ercial Mixed-Use
R-1 R-2 R-3/R-4 RPD M-1 C-M C-1 GC/OC/NC
Single-Family Dwelling P P P SUP -- -- P --
Two-Family Dwelling (Duplex) -- P P SUP -- -- P --
Multifamily Dwelling (3 or more
unit) -- P2 SUP SUP -- SUP SUP SUP
Accessory Dwelling Unit P P P SUP -- -- SUP --
Mobile/Manufactured Housing P P P SUP -- -- P --
Lodging, Boardinghouse -- -- -- -- -- -- -- SUP
Residential Care Facility
--6 or fewer clients
--7 or more clients1
P
--
P
--
P
--
SUP
--
--
--
--
--
--
--
--
--
Caretaker facilities -- -- -- -- -- -- -- SUP
Emergency Shelter -- -- -- -- P SUP -- --
Transitional Housing P P P SUP -- -- -- SUP
Supportive Housing P P P SUP -- -- -- SUP
Single Room Occupancy (SRO) -- -- -- -- -- -- SUP SUP
Source: City of Lawndale Zoning Code, 2021
Notes: “P” = Permitted; “SUP” = Special Use Permit; and “--” = Not Permitted

1. Residential care facilities for more than six persons are permitted in the M (Industrial) and P (Parking) zones

2. Two residential dwelling units on a lot or parcel of land having an area of not less than five thousand square feet, provided that one additional attached or detached dwelling unit may be constructed for each three thousand square feet of lot area in excess of five thousand square feet.

Single-Family: Single-family dwellings are permitted by right within the R-1, R-2, R-3, and R-4 zones and permitted in the RPD overlay zone with approval of a Special Use Permit (SUP). Single-family projects are subject to an administrative review. Projects proposing a two or more dwelling units on a single parcel of land are reviewed by the Planning Commission.

Two-Family Dwelling Unit (Duplex): A duplex is generally defined as a two-unit housing structure with separate entrances for each unit. Two-family attached or detached dwellings are permitted by right in the R-2, R-3, R-4 and RPD zones. Two-family projects are subject to review by the Planning Commission.

Multifamily: Multifamily apartments and condominiums of three or more units are permitted in the R-3, R4 and RPD zones with approval of a SUP. In mixed-use zones, residential uses are allowed if developed on the second floor in combination with commercial/retail uses within the same project area.

Accessory Dwelling Unit (ADU): Government Code Section 65852.2(a)(1) allows local agencies to designate areas within a city where accessory dwelling units (ADU) may be permitted and to impose development standards addressing issues such as unit size, height, setbacks, lot coverage, parking, landscaping, and architectural review. The City recently (2020) updated Chapter 17.21 of its Municipal Code to be consistent with California Government Code Sections 65852.150 and 65852.2, which establish regulations for accessory dwelling units.

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Lawndale Municipal Code (LMC) Section 17.08.020 was amended to define an accessory dwelling unit as “an attached or a detached residential dwelling unit which provides complete independent living facilities for one or more persons and is located on a lot with a proposed or existing primary residence. It shall include permanent provisions for living, sleeping, eating, cooking, and sanitation and shall be constructed on the same parcel as the single-family or multifamily dwelling unit that is the primary dwelling unit is or will be situated. An accessory dwelling unit also includes the following: (1) an efficiency unit, as defined in Section 17958.1 of the Health and Safety Code; and (2) a manufactured home, as defined in Section 18007 of the Health and Safety Code. This definition shall be interpreted as consistent with and including the definition of accessory dwelling unit found in Government Code Section 65852.2.” Construction of an ADU or JADU (junior accessory dwelling unit) is permitted on a lot in a residential or mixed-use zone that allows residential uses and includes a proposed or existing dwelling. A building permit is required for an ADU and JADU pursuant to compliance with the minimum requirements described below and in LMC Section 17.48.056 and 17.48.057. Construction of ADUs shall be permitted on any zone that allows residential units, subject to the following criteria, which include (but are not limited to):
 Sites developed or proposed to be developed with a single-family residence shall not be permitted more than one ADU.
 Sites developed with a multifamily building may convert existing non-habitable square footage within the building to a minimum one ADU and a maximum that shall not exceed twenty-five percent of the number of units on the site. Sites developed with a multifamily building are also permitted to construct two ADUs or to convert detached accessory buildings, garages, carports, or covered parking structures to a maximum of two ADUs.
 A maximum of one JADU shall be permitted on a site developed or proposed to be developed with a single-family residence, unless the subject site proposes or contains an attached ADU. In such cases, a JADU shall not be permitted.

The approval process is ministerial in nature, and the City must approve or deny an application for a building permit to construct an ADU or JADU within 60 days after receiving a complete application. If a complete application for a building permit to construct an ADU or JADU is submitted in connection with an application to construct a new primary dwelling on a lot, the application may not be approved until the application is approved for the new dwelling. The application for the ADU or JADU must be processed ministerially regardless of the approvals required for the primary dwelling. Further, the ordinance sets forth the following development standards for ADUs:

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TABLE 4–44–4: ADU AND JADU DEVELOPMENT STANDARDS
Specific
Regulations
ADU1
JADU Additional Provisions Attached Detached
Minimum Size 220 SF 220 SF 220
SF Adhere to California Building Standards Code
Maximum Size
50% of existing
primary dwelling
or at least 800
SF; 850 SF for 1
bdrm; 1,000 SF
for more than 1
bdrm
1,000 SF for
more than 1
bdrm
500
SF
Maximum Height 16 feet 16 feet --
Unless the units are within the existing space of a
single-family dwelling, an accessory structure or
multifamily dwelling.

Minimum Side/Rear
Yard Setback2 4 feet 4 feet --
Maximum Lot
Coverage
Same as zone
ADU is located
Same as zone
ADU is located --
Separation from
Primary/Accessory
Buildings
6 feet3 6 feet3 --
Source: City of Lawndale Zoning Code, 2021

1. The ADU shall comply with the lot coverage and open space requirements of the zone in which the parcel is located, except that application of this standard shall not preclude the construction of an ADU of at least eight hundred square feet with four-foot side and rear yard setbacks, in compliance with all other local development standards.

2. No setbacks are required for either: (i) those portions of ADUs that are created by converting existing living area or existing accessory structures to new ADUs; or (ii) constructing new ADUs in the same location and to the same dimensions as an existing structure.

3. An accessory dwelling unit shall comply with the building separation requirements of the underlying zone including the twenty foot building separation requirement in the Single Family Residential (R-1) zone, but in no case shall said requirement prohibit an accessory dwelling unit that is a minimum of eight hundred square feet, maximum of sixteen feet in height with four-foot side and rear yard setbacks.

Manufactured Housing: State law requires that manufactured housing, when constructed as a singlefamily dwelling on a permanent foundation, be treated as a conventional single-family home subject to the same development standards as a single-family residential dwelling on the same lot would require, except for architectural requirements limited to its roof overhang, roofing material, and siding material.

Manufactured homes may be placed on individual lots that allow single-family residential uses provided that the homes are attached to a foundation system in compliance with all applicable building regulations and Section 18551 of the Health and Safety Code and occupied only as a residential use. Manufactured homes are subject to all Zoning Code provisions applicable to residential structures.

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Lodging, Boardinghouse: Lodging and boarding houses mean the same except that meals are provided in a boarding house. The Zoning Code defines boardinghouse as “a residence in which lodging with meals is provided for people other than members of the resident family, for compensation, and the occupancy for the people other than members of the resident family is for not less than thirty days.” Does not include rest homes or convalescent homes. Lodging and boarding houses are allowed in the mixed-use zones subject to a SUP.

Residential Care Facility: “Small” residential care facilities (those serving six or fewer clients) are allowed by right in the residential zones and in the R-1, R-2, R-3, R-4, and RPD zones subject to the same development standards and permit processing requirements as other residential uses in those zones, pursuant to the California Lanterman Developmental Disabilities Services Act. “Large” residential care facilities (those serving seven or more clients) are permitted in the M (Industrial) and P (Parking) zones Senior Housing: Senior housing can include a variety of housing types, including but not limited to, independent living (single-family or multifamily development), residential care facilities, and mobile or manufactured housing.

Emergency Shelter: Emergency shelters are allowed in the M-1 zone, subject to ministerial review and approval and compliance with objective standards consistent with the requirements identified in Government Code Section 65583(a)(4), and in the C-M zone subject to a SUP. The City’s Zoning Code does not identify additional requirements or development standards for emergency shelters.

The M-1 and C-M zones are suitable for emergency shelters because:
 Shelters are compatible with a range of uses that are common in suburban communities and allowed in the light industrial and commercial manufacturing zones (e.g., treatment facility for the abuse of controlled substances, light industrial, manufacturing, service uses, etc.);  The C-M zone is located along major corridors (Manhattan Beach Boulevard, Marine Avenue, Rosecrans Avenue) with easy access to public transit. The M-1 zone is largely concentrated around Manhattan Beach Boulevard, also well served by public transportation;  Although hazardous materials may be present and used on some of the properties within the M-1 and C-M zones, the majority of parcels are not known to be constrained by the presence of hazardous materials.

There are currently no emergency shelters located within Lawndale. The 2020 PIT Count identified a citywide unhoused population of 37. The sites inventory identifies 32 sites with M-1 zoning (totaling 11.52 acres). Assuming a gross floor area of 125 square feet per bed, 28 of the sites identified, totaling 11.21 acres, would be adequate to accommodate the 37 emergency shelter beds needed to serve Lawndale’s unhoused population, based on the latest point-in-time count.

Low Barrier Navigation Center: A low barrier navigation center is a housing first, low-barrier, serviceenriched shelter focused on moving people into permanent housing that provides temporary living facilities while case managers connect individuals experiencing homelessness to income, public benefits, health services, shelter, and housing. AB 2162 requires jurisdictions to further streamline approval of eligible low barrier navigation center applications in areas zoned for mixed-use and residential zones permitting multifamily uses, subject to specific criteria. The City’s Zoning Code does not conform to these recent requirements; however, Program 176 in the Housing Plan requires the Zoning Code to be updated to address AB 2162.

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Transitional and Supportive Housing: Transitional housing is a type of housing used to facilitate the movement of homeless individuals and families to permanent housing. Transitional housing can take several forms, including group quarters with beds, single-family homes, and multifamily apartments and typically offers case management and support services to return people to independent living (usually between 6-24 months). The Zoning Code defines transitional housing as “buildings configured as rental housing developments, but operated under program requirements that call for the termination of assistance and recirculation of the assisted unit to another eligible program recipient at some predetermined future point in time, which shall be no less than six months. Transitional housing shall be considered a residential use and subject to those restrictions that apply to other residential uses of the same type and zone.” This definition is consistent with Government Code Section 65582(j).

According to the National Housing Institute, supportive housing is permanent housing with a service component, which can be provided either on-site or off-site. The Zoning Code defines supportive housing as “housing with no limit on length of stay, that is occupied by the target population as defined in Health and Safety Code Section 53260(d), and that is linked to on-site or off-site services that assist the supportive housing resident in retaining the housing, improving his or her health status, and maximizing his or her ability to live, and when possible, work in the community. Supportive housing shall be considered a residential use and subject to those restrictions that apply to other residential uses of the same type and zone.” The target population includes persons with disabilities, elderly, youth aging out of the foster system, veterans, and homeless. The City’s definition is consistent with Government Code Section 65582(g).

Senate Bill 2 provides that transitional housing and supportive housing that is a rental housing development constitutes a residential use. It requires zoning to treat such uses as a residential use and subject only to those restrictions that apply to other residential uses of the same type in the same zone. The Zoning Code allows transitional and supportive housing as a residential use, subject to the same permitting process and development standards as other residential uses.

Single-Room Occupancy (SRO): Single-room occupancy (SRO) facilities are a housing type that is considered suitable to meet the needs of extremely low, very low, and low-income households. With high housing costs, many communities in California are exploring the use of single-room occupancy housing to fulfill the affordable housing needs of certain segments of the community, such as seniors, students, and single workers. The Lawndale Zoning Code permits SROs in the C-1 and Mixed-Use zones (GC, OC, NC) subject to a SUP.

Housing for Disabled Persons: On January 1, 2002, SB 520 became effective and required local jurisdictions to analyze local government constraints on developing, maintaining, and improving housing for persons with disabilities. In accordance with SB 520 and Government Code 65583(a)(7), the City recognizes the importance of providing housing for persons with disabilities. Persons with disabilities have a number of specific housing needs, including those related to design and location. Design needs generally include the removal of architectural barriers that limit the accessibility of dwelling units and construction of wheelchair ramps, railings, etc. Location needs include accessibility to public transportation, commercial services, health care, and supportive services. Some persons with disabilities need group housing opportunities, especially those who are lower-income or homeless. The following discussion addresses these issues and determines that no specific City policy or regulation serves to impede the access that persons with disabilities have to housing that suits their specific needs.

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Zoning and Land Use: The General Plan and Zoning Code provide for the development of multifamily housing (three or more units) in the R-2, R-3, R-4, Mixed-Use zones, and RPD Overlay Zone subject to Special Use Permit. Traditional multifamily housing for persons with special needs, such as apartments for the disabled, are considered regular residential uses permitted in these zones. The City’s land use policies and zoning provisions do not constrain the development of such housing.

Under the Lanterman Developmental Disabilities Services Act (Lanterman Act), small State-licensed residential care facilities for six or fewer persons must be permitted in all zones that allow single or multifamily uses, subject to the same permit processing requirements and development standards. The City of Lawndale permits small residential care facilities in all zones that allow single or multifamily uses subject to the same permit processing requirements and development standards, in compliance with the Lanterman Act. Large residential care facilities serving seven or more clients are not addressed in the Zoning Code; the City will amend the Zoning Code to conditionally permit residential care facilities for seven or more persons in the R-4 and MU Overlay zones. Potential conditions of approval may include hours of operation, security, loading requirements, and management. Conditions would be similar to those for other similar uses in the same zones and would not serve to unduly constrain the development of residential care facilities for more than six persons. Occupancy standards for residential care facilities are the same as occupancy standards for all other residential uses. The Zoning Code also accommodates transitional and supportive housing in all residential zoning districts and the MU Overlay zone and subject only to the same requirements for residential uses of the same type (e.g., single-family or multifamily) in the same zone.

These facilities may serve persons with disabilities.

Building Code: Building construction and procedures within Lawndale are required to conform to the 2019 California Building Code as amended by Title 26 the Los Angeles County Building Code, as adopted in Title 15 of the City’s Municipal Code. Standards within the Building Code include provisions to ensure accessibility for persons with disabilities. These standards are consistent with the Americans with Disabilities Act (ADA). No local amendments that would constrain accessibility or increase the cost of housing for persons with disabilities have been adopted and City officials are not aware of any instances in which an applicant experienced delays or rejection of a retrofitting proposal for accessibility to persons with disabilities.

Reasonable Accommodation: Both the federal Fair Housing Act and the California Fair Employment and Housing Act direct local governments to make reasonable accommodation (i.e., modifications or exceptions) in their zoning laws and other land use regulations to allow disabled persons an equal opportunity to use and enjoy a dwelling. For example, it may be a reasonable accommodation to waive a setback requirement so that elevated ramping can be constructed to provide access to a dwelling unit for a resident who has mobility impairments. Whether a particular modification is reasonable depends on the circumstances and must be decided on a case-by-case basis.

Reasonable accommodation refers to flexibility in standards and policies to accommodate the needs of persons with disabilities. The City’s zoning and building codes, as well as approach to code enforcement, allow for special provisions that meet the needs of persons with disabilities without the need for variances.

The City’s Reasonable Accommodation Ordinance is codified in Chapter 17.26 of the Zoning Code.

The Community Development Director has administrative/ministerial authority to hear and decide applications for reasonable accommodation to allow reasonable remedy from zoning and other land use regulations, policies, and procedures for individuals with physical or mental impairment. A request for reasonable accommodation may include a modification or exception to the rules, standards, and practices for the siting, development, and use of housing or housing-related facilities that would eliminate regulatory barriers and provide a person with a disability equal opportunity to housing of their choice.

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Reasonable accommodation applications are not charged a fee for review and the reviewing authority must consider all of the following factors:

1. Whether the accommodation is reasonable considering the nature of the applicant’s disability, the surrounding land uses, and the rule, standard, policy, or practice from which relief is sought;

2. Whether the accommodation is necessary to afford the applicant equal opportunity to enjoy and use a dwelling;

3. Whether the accommodation will have only incidental economic or monetary benefits to the applicant, and the primary purpose of the accommodation is not to assist with real estate speculation or excess profit taking;

4. That the accommodation does not create a substantial adverse impact on surrounding land uses, or a public nuisance, that cannot be reasonably mitigated;

5. Whether the accommodation is reasonably feasible considering the physical attributes of the property and structures;

6. That there are no alternative accommodations which may provide an equivalent level of benefit to the applicant, while minimizing adverse impacts on surrounding land uses and lessening the financial and/or administrative burden on the city;

7. In the case of a determination involving a one-family dwelling, whether the household would be considered a single housekeeping unit if it were not using special services that are required because of the disabilities of the residents;

8. That the requested accommodation does not impose an undue financial or administrative burden on the city; and

9. That the requested accommodation does not require a fundamental alteration in the nature of a program.

Conclusion: Current planning policies and zoning regulations have mitigated potential constraints to the availability of housing for persons with disabilities. The City has analyzed its Zoning Code and procedures to ensure that it is providing flexibility in, and not constraining the development of, housing for persons with disabilities.

Development Standards
Development standards directly shape the form and intensity of residential development by providing controls over land use, heights and volumes of buildings, open space on a site, etc. Site development standards also ensure a quality living environment for all household groups in the City, including special groups such as lower and moderate-income households and senior citizens. Table 4–5 summarizes development standards in the residential zones (R-1, R-2, R-3, and R-4) and in the Mixed-Use Overlay zone, including density, minimum lot size, setbacks, lot coverage, and building height, by zoning district.

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TABLE 4–54–5: BASIC RESIDENTIAL DEVELOPMENT STANDARDS
Development Standard R-1 R-2 R-3/R-4 RPD
Density Maximum (units per acre) 8.71 17.4 33.0 33.0
Minimum Lot Area
(square feet) 5,000 5,0002 5,0003 20,000
Minimum Lot Dimensions (width/depth) 50x100 --
Maximum Lot Coverage (% of lot area) 50% 60% 70% 50%
Setbacks (feet)
Front (First Story) 20 15
Front (Second Story)
40% of the 2nd story
structures linear frontage
must be set back an
additional 4 ft.
--
Street Side Yard
10 (20 ft. minimum for
parking spaces facing a side
street)
--
Interior Side Yard 3
3ft. for
1-2 du;
5 ft. for
3+ du
5 --
Rear 54
5 minimu
m 10
foot
average
5 15 --
Building Separation (feet between structures) 66 6 --
Maximum Dwelling Height (feet) 30 30 35 35
Private Open Space (square feet) N/A
200/du (10 ft. min.
dim.) in side/rear
setbacks7
--
Common Open Space (square feet) N/A
200/du (10 ft. min.
dim.) in front yard
setback
100
Sources: City of Lawndale Zoning Code, 2021; City of Lawndale Development Standards and Design Guidelines, 2019

1. Maximum one (1) unit per lot.

2. Two (2) units per 5,000 square feet and one (1) additional unit per additional 3,000 square feet.

3. One (1) unit per 1,320 square feet.

4. 5 feet except for garages with access from an alley, in which case the rear yard setback shall be 10 feet.

5. Minimum 5-foot clearance with an average 10-foot setback.

6. Detached second dwelling unit to be set back 20 ft. from habitable structure(s).

7. 50% of required open space may be provided on the second floor (7ft. min. dim.)

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Residential Parking Requirements
Parking standards are an important development regulation in communities. The City’s parking requirements are intended to ensure that adequate off-street parking and loading facilities are provided in proportion to the need created by the type of use. Adequate parking for residential projects contributes to the value of a project, the safety of residents, and the quality of a project’s appearance. However, excessive parking standards can pose a significant constraint to the development of housing because they can reduce the buildable area on a site and impact the funding available for project amenities or additional units. The parking requirements for residential and mixed-use developments are shown in Table 4–6.

TABLE 4–64–6: RESIDENTIAL PARKING REQUIREMENTS
Use Requirement Additional Regulations
Single-Family Dwelling  2 enclosed spaces + 1 space for each bedroom in excess of three
On legal lots of record, less than thirty
feet in width, where there is an alley at
the side or the rear of the lot, each
required parking space shall be
independently accessible to the alley;
provided, however, that where no such
alley exists, the director may, without
notice or hearing, approve two
independently accessible or two tandem
parking spaces in the front, with access
from the street; provided, the parking
space does not encroach into any
required front setback.

Two-family Dwelling  2 enclosed + 1 space for each bedroom in excess of three bedrooms per unit
 1/2 additional space per unit for
guest parking
Multifamily Dwelling
 2 enclosed spaces per du + 1 space for
each bedroom in excess of three
bedrooms per unit
 Minimum 10’x20’ provided for each
parking space
 1/2 additional space per unit for
guest parking
Mixed-Use Zone
 2 enclosed spaces + 1 space for each
bedroom in excess of three bedrooms
per unit
 1/2 additional space per unit for
guest parking
Accessory Dwelling Unit  1 space per ADU1
 No spaces required for JADU
No parking is required if ADU is:
 Located within 0.5 mile walking
distance of public transit
 Located within an architecturally and
historically significant historic district
 Part of the proposed or existing
primary residence or an accessory
structure
 When on-street parking permits are
required but not offered to the
occupant of the ADU
 When there is a car share vehicle
located within one block of the ADU
Transitional and Supportive 2 enclosed spaces + 1 space for each 1/2 additional space per unit for guest

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Housing bedroom in excess of three parking
Affordable Housing Projects
Using Density Bonus
 0 - 1 bdrm: 1 on-site parking space
 2 - 3 bdrm: 2 on-site parking spaces
 4+ bdrm: 2.5 on-site parking spaces
 Handicapped and guest parking are
included and are not in addition to
the required parking
 A development may provide “on-site
parking” through tandem parking
without requiring a CUP or
uncovered parking, but not through
on-street parking
Sources: City of Lawndale Zoning Code, 2021; City of Lawndale Development Standards and Design Guidelines, 2019

1. When a garage, carport, or covered parking structure is demolished in conjunction with the construction of an ADU or converted to an ADU, those off-street parking spaces are not required to be replaced.

The City has provisions to waive or reduce the parking requirements for projects that include affordable housing units, and also allows for parking reductions for senior housing developments. A parking reduction is also available through the SUP process for housing for persons with disabilities. Moreover, affordable housing developments that are eligible for a density bonus pursuant to Government Code Section 65915- 65918 are eligible to use parking standards established by State Density Bonus law.

On/Off-Site Improvements
Lawndale’s Circulation Element establishes the City’s street width standards of 40 feet for collector streets.

Since the City is already developed, streets, sidewalks and curbs are already in place. The City’s street standards are consistent with those of surrounding areas. The City allows deviation from these standards in certain cases due to physical constraints or where circumstances dictate special treatment. 4A.2 Development Review Process
The time and cost of permit processing and review can be a constraint to housing development if significant development review is required. Project review and permit processing are necessary steps to ensure that residential construction proceeds in an orderly manner. The time required for project approval is often not so much a factor of the approval body (Director versus Planning Commission), but the complexity of the project and associated environmental issues. However, small infill projects that can be approved administratively are generally less complex and take a shorter time to obtain appropriate approvals. Large mixed-use projects or residential subdivision maps, subject to the California Environmental Quality Act (CEQA), require a public hearing before the Planning Commission.

The City reviews all applications for development to ensure the construction of projects that contribute in a positive manner to the community and improve quality of life. Residential development projects typically undergo several types of approvals – ministerial, discretionary actions (either with or without a public hearing), and legislative actions. This section outlines the timeline for typical residential development review and describes the permitting requirements and procedures for Design Review, Special Use Permits (CUP), Subdivision Maps, etc. Given the development activity during the 5th Cycle RHNA period, the City’s processing and permit procedures do not appear to unduly constrain the development of housing.

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TIMEFRAMES
Processing times for applications in Lawndale vary based upon the scope and type of project. The amount of time involved in processing applications depends on the type of project, the applicant’s compliance with the City’s ordinances, and the completeness of the applications. Certain types of applications/permits are discretionary and require a public hearing, while others are processed administratively. Through administrative approval, the applicant bypasses the public hearing requirement and shortens the processing time.

Some projects may take an extended period for final approval. However, these projects generally have significant environmental impacts, involve General Plan or specific plan amendments, rezoning, or need additional community workshops. Developers may be responsible for delays by failing to provide information or requesting continuances. Permit approval under these circumstances requires more time for public notice, public hearings, and negotiation of design modifications to resolve problems.

On average, the typical processing time for a single-family home ranges from 30-60 days, which assumes plan check and building permits with no additional entitlements required. These residential projects tend not to create substantial environmental impacts, thereby greatly reducing the time needed for review. The typical processing time for a multifamily unit is 3-6 months, which assumes that additional entitlements are required, a moderate level of environmental analysis is necessary, and public hearings with the Planning Commission and/or City Council will occur.

The length of time between the project approval and request for a building permit is minimal. Specifically, there is a 15-day appeal period following delivery or mailing of a notice of the Planning Commission’s action on a discretionary permit. In certain circumstances, a “hold harmless” letter may be filed and an applicant may submit their building plans with the understanding that fees may be lost if an appeal results in denial of the project.The length of time between project approval and submittal of an application for building permits for a new housing development is approximately 4-6 months. Otherwise, an applicant can submit for building permits immediately following the end of the appeal period.

Table 4–7 outlines the typical permit processing times and associated reviewing body by the type of approval or permit. It should be noted that many projects require multiple entitlements, which are often processed concurrently, thereby shortening the overall processing time. The City has established a list of standard permits that apply to residential development projects ranging from building permits to use permits.

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TABLE 4–74–7: TYPICAL PERMIT PROCESSING TIMES AND REVIEWING BODY Type of Approval or Permit
Review Authority
Director PC CC Public
Hearing
Administrative Plan Review D A A No
Design Review D1 D1 A
If PC is
deciding
body
Special Use Permit R D A Yes
Variance R D A Yes
Zoning Amendment or Zone Change R R D Yes
General Plan Amendment R R D Yes
Tentative Map/Parcel Map R D D Yes
Reasonable Accommodation D A A No
Source: City of Lawndale, 2021
D = Deciding body whose decision is final unless appealed R = Advisory body required to make recommendations
A = Appeal authority

1. A development project that consists of or results in a maximum of one detached or attached dwelling unit on a single parcel of land shall be submitted to the community development director or his or her designee for review and approval. A development project that consists of or results in two or more dwelling units located on a single parcel of land shall be submitted to the planning commission for review and consideration at a duly noticed public hearing. Additionally, any development proposal that consists of or results in two or more dwelling units and is to be located on a lot or parcel of land that has less than forty feet of street frontage or a lot area of less than five thousand square feet shall be submitted to the planning commission for review and consideration at a duly noticed public hearing.

Site Plan Review/Planning Plan Check (Administrative Review) If the project involves a site plan review only, as would be the case for one new single-family dwelling on a lot, Planning staff reviews and approves the application to ensure compatibility with the City’s development standards, previously approved plans, and all criteria applicable to the proposed use. This is a ministerial action and is typically processed within 10 business days. No public hearing is required. Two or more units would require design review in addition to site plan review.

Design Review
In accordance with Chapter 17.30 of the Zoning Code, Design Review is intended to support orderly development by ensuring that proposed new residential structures meet all aspects of the Zoning Code, are harmonious with the surrounding area within all R-1, R-2, R-3 and R-4 zones, and do not pose a threat to the public health, safety and general welfare of the city and its citizens. The Design Review procedure is decided upon by either the community development director or planning commission, depending on the type of development. Per Section 17.30.020, a development project that consists of or results in a maximum of one detached or attached dwelling unit on a single parcel of land shall be submitted to the community development director or his or her designee for review and approval. A development project that consists of or results in two or more dwelling units located on a single parcel of land shall be submitted to the planning commission for review and consideration at a duly noticed public hearing. This type of project would typically be approved within a timeframe of 3-4 months. Additionally, any development proposal that consists of or results in two or more dwelling units and is to be located on a lot or parcel of land that has less than forty feet of street frontage or a lot area of less than five thousand square feet shall be submitted to the planning commission for review and consideration at a duly noticed public hearing.

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Special Use Permit (SUP)
Chapter 17.28 of the Zoning Code regulates the issuance of Special Use Permits (SUP). Land uses that require a SUP generally have a unique and distinct impact on the area in which they are located or are capable of impacts to adjacent properties unless given special review and conditions. The following residential uses require a SUP:
 Single Family Dwelling in the RPD Overlay Zone;
 Two-Family Dwelling in the RPD Overlay Zone;
 Multifamily Dwelling in R-3, R-4 and mixed-use zones (GC, OC, NC) as well as the RPD Overlay Zone;
 Mobile/Manufactured Housing in the RPD Overlay Zone;
 Residential Care Facility (6 or fewer clients) in RPD Overlay Zone;  Emergency Shelter in the CM zone;
 Single Room Occupancy in the C-1 zone and mixed-use zones (GC, OC, NC); and  Lodging, Boarding House in the mixed-use zones (GC, OC, NC).

The Planning Commission may approve, conditionally approve, or deny a SUP application unless the application includes concurrent processing of a permit that requires City Council action, in which case the Planning Commission makes a recommendation to the City Council. The approving body must make the following findings prior to approval, pursuant to Section 17.28.014 of the Zoning Code:

1. That the granting of such special use permit will not be detrimental to the public health or welfare or injurious to the property or improvements in such zone or vicinity;

2. That the use applied for at the location indicated is properly one for which a special use permit is authorized;

3. That the site for the proposed use is adequate in size and shape to accommodate said use, and all yard, spaces, walls, fences, parking, loading, landscaping, and other features required to adjust said use with the land and uses in the neighborhood;

4. That the site abuts streets and highways adequate in width and pavement type to carry the kind of traffic generated by the proposed use; and

5. That the granting of such special use permit is consistent with the city’s general plan.

These findings apply to all uses that require a SUP; no special or unique findings are required for residential uses.

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Subdivisions
This review process applies to all residential land divisions within the City. Title 16 of the Lawndale Municipal Code includes the standards and processes for subdivisions. It is based primarily on the State Subdivision Map Act. As it relates to residential development, the regulations apply to all land divisions that create lots for single-family homes and lots, or condominiums, for multifamily development. As part of the review process for subdivisions, the City reviews applications for compliance with lot size and shape standards, the general layout of the subdivision, and infrastructure requirements. If the project complies with the subdivision standards and General Plan density, the project can proceed through the approval process.

Reasonable Accommodation
The City’s process for providing reasonable accommodation allows individuals, or their representatives, to make requests for reasonable accommodations for persons with disabilities as part of the permit process.

No additional permits are required or additional fees charged by the City. Requests for reasonable accommodation to meet the needs of persons with disabilities are approved administratively, and a use permit is not required. City staff is available to provide assistance regarding the processing of requests for the construction of accessory structures intended to accommodate persons with disabilities. Information regarding the approval of these structures is included within all public notices and agendas, as applicable.

Lawndale’s reasonable accommodation procedure complies with Housing Element law and provides an accessible way for disabled residents to make necessary changes to their properties.

FACILITATED ENVIRONMENTAL REVIEW
The City has adopted uniform procedures for complying with the requirements of the California Environmental Quality Act (CEQA) for assessing the potential environmental impacts of those development applications determined to be a “project” as defined by Public Resources Code 21000-21177.

Environmental review is required for most discretionary actions including Design Review, Special Use Permits, Subdivision Maps, and legislative actions including General Plan amendments, zone changes, and code amendments. Environmental review occurs while the application is being processed. An environmental determination by City staff for a project is made in order to prepare the appropriate environmental document that can be considered by the decision-making authority with the legislative or discretionary application.

STREAMLINING APPROVALS
Lower Income Sites Included in Previous Elements
While the Design Review process is not considered a constraint to housing, Program 176 has been included to comply with Government Code 65583.2. This program will provide for ministerial approval (e.g., Planning Director approval of Design Review and entitlements other than a subdivision map) of housing projects with a minimum of 20% of units affordable to lower income households and will increase certainty for affordable and multifamily developers related to residential sites throughout the community, as identified in Appendix A.

Senate Bill (SB) 35
SB 35 provides provisions for streamlining projects based on a jurisdiction’s progress towards its RHNA and timely submittal of the Housing Element Annual Progress Report. When jurisdictions have insufficient progress toward their above moderate-income RHNA and/or have not submitted the latest Housing Element Annual Progress Report, these jurisdictions are subject to the streamlined ministerial approval process (SB 35 (Chapter 366, Statutes of 2017) streamlining) for proposed developments with at least 10% affordability.

HCD reviews the annual progress report deadlines and RHNA progress on an annual basis. Lawndale is currently subject to SB 35 streamlining provisions when proposed developments include 10% affordability.

Program 176 in the Housing Plan has been provided to incorporate the mandatory streamlining provisions

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into the City’s Zoning Code. These streamlining provisions will reduce approval requirements for projects that include a minimum of 10% of units affordable to lower income households and that meet the criteria specified by State law.

FLEXIBILITY IN DEVELOPMENT STANDARDS
Development standards affect the financials of a residential project, both from the revenue side (through achievable density) and through the costs of accommodating specific development standards. However, there is no specific threshold that determines whether a particular standard or combination constrains the affordability or supply of housing. Many factors determine project feasibility. While prior sections discussed how to reduce development costs, the following describes ways that the Zoning Code offers flexibility in development standards.

Residential Density Bonus
In 2021, the City updated the Zoning Code in accordance with State Density Bonus law. Chapter 17.50 of the Zoning Code requires density onuses and other incentives for housing and/or child care facilities to be granted in accordance with the requirements of State law, including Government Code Title 7, Division 1, Chapter 4.3 (Density Bonuses and Other Incentives).

Short-Term Rentals
Chapter 17.48 of the LMC addresses short-term rentals. Short-term rentals are prohibited in the City. There were 14 short-term rentals in Lawndale listed on Airbnb.com in August 2021; however, only four of the rentals were for an entire residential unit. The other ten rentals were limited to a room or suite within a home and do not decrease the amount of housing stock available for permanent occupancy. The City will continue to monitor short-term rentals.

BUILDING CODES AND ENFORCEMENT
New construction in Lawndale, including additions and remodels, must comply with the 2019 California Building Code as amended by Title 26 the Los Angeles County Building Code. The City adopted the 2019 California Building Code and County Building Codewith all required updates. The Building Code establishes construction standards necessary to protect public health, safety, and welfare, and the local enforcement of this code does not unduly constrain development of housing. The 2019 California Building Code, Title 24, Part 2, Volumes 1 and 2, published by the International Code Council, was adopted by the City by reference as Title 15 of the City’s Municipal Code and subject to the amendments contained in that Title.

No local amendment to the Building Code has either been initiated or approved that directly impacts housing standards or processes. Code enforcement is conducted by the City and is based upon issues identified by the community and reported to City staff. The City maintains general records of neighborhoods where code complaints are most prevalent and works proactively with these neighborhoods to address potential issues before they become significant concerns. The City enforces its code requirements equitably throughout the community, as necessary. Program 1 in the Housing Plan has been included to help support homeowners with rehabilitating substandard housing. The Code Enforcement Department works with property owners and renters to assist in meeting State health and safety codes.

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4A.3 Development Fees
The City of Lawndale charges fees to process plans submitted for residential projects and to fund the provision of important services that are needed to accommodate housing and population growth. Fees and exactions are used to finance public facilities, roadways, water and sewer infrastructure, schools, and other community services. Nearly all these fees are assessed through a pro rata share system, based on the magnitude of the project’s impact or the extent of the benefit that will be derived. Failure to adequately plan for residential development is a key reason why jurisdictions are so financially constrained today. In general, these fees can be a constraint on housing development and compromise market-rate affordability because the additional cost borne by developers contributes to overall increased housing unit cost. However, the fees are necessary to maintain adequate planning services and other public services and facilities in the City.

For new residential projects, developers in Lawndale may be required to pay one or more of the following fees depending on the location, type, and size of the project:

Planning, Building, and Environmental Fees: The City of Lawndale charges developers standard plan check fees, fees for processing applications, building permits, tentative tract maps, environmental initial study, variance, Special Use Permit, or other permits to pay for the cost of processing applications and conducting inspections for specific projects. This does not include additional fees paid by the developer for projectspecific environmental impact reports.

City Impact Fees: The City charges impact fees to finance new or expanded infrastructure and public facilities required to serve residents. The fee must have a reasonable relationship to the infrastructure costs and represent the marginal cost of improvements required to serve residents of the new residential projects.

The City charges fees to offset impacts to public streets, drainage facilities, water quality, and parks. Other fees and assessments may apply depending on the location.

Regional Impact Fees: Regional impact fees include water and sewer fees collected by the water district and sanitation district, and school impact fees collected by the school districts as allowed by State law to finance the construction and expansion of schools to accommodate student enrollment. The water, sanitation, and school districts have the authority to set the fee levels; the City does not have any ability to adjust these fees.

Planning and permitting fees are charged on an at-cost basis to cover staff services and administrative expenses for processing development applications. Development impact fees are required to provide essential services and infrastructure to serve new residents. Impact fees are governed by State law to demonstrate a nexus between development and potential impacts. State law also requires the proportionality test to ensure the pro rata share of costs to provide services and infrastructure by individual developments is reasonable. The City recognizes that planning/permitting and development fees add to the cost of residential development. To mitigate the impact of planning/permitting and impact fees on the cost of residential development, the City uses CDBG, as well as other funding sources to gap-finance affordable housing development.

Table 4–8 details the City’s Planning Department processing fees for development project entitlements.

One or more of the entitlements would be required to process a residential project depending on the scale and complexity of the project and a building permit is required for each residential structure.

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TABLE 4–8: DEVELOPMENT PROJECT PROCESSING FEES (EFFECTIVE 7/1/2021) Entitlements1
Planning and Application Fees
Site Plan Review/Planning Plan Check $2,500 deposit
Design Review $2,000 deposit
Development Permit $6,500 deposit
General Plan Amendment $8,000 deposit
Specific Plan Amendment / Zone Change / Planning Text
Amendment $8,000 deposit
Land Use Determination $3,500 deposit
Special Use Permit $8,000 deposit
Variance $5,000 deposit
Subdivision Fees
Lot Line Adjustment $1,500 deposit
Tentative Parcel/Tract Map $5,000 deposit
Environmental Fees
Negative/Mitigated Negative Declaration $5,000 deposit
Environmental Impact Report $10,000 deposit
Source: City of Lawndale, 2021
Note: This is only a partial list of typical Planning fees.

1. Billing rates for fee-related services (hourly): Director of Community Development $231; Administrative Assistant II $89; Senior Planner $151; Associate Planner $146; Uniform Hourly Billing Rate $154 Based on City data, typical impact fees for single and multifamily residential development include a a parks and recreation fee of $400 and future sewer fee of $69.82. The total development cost of both single and multifamily residential dwellings is estimated to be approximately $194 per square foot. The total development cost for a typical 2,000 square foot single family residential dwelling would be approximately $388,469.82. Total development costs for a typical 1,500 square foot multifamily dwelling would be approximately $291,469.82. Therefore, development fees for a typical single-family and multifamily dwelling represent less than one percent of total cost of development.

As part of this Housing Element Update, the City has considered all fees incurred by the development community and considered these fees as a potential constraint on housing supply and affordability. The City continues to see applications for housing development and provides incentives for the production of affordable housing, including fee deferral and/or reimbursement (see Housing Program 6). The City has reviewed its fees and considered the fees of neighboring jurisdictions and, in concert with ongoing development and input from development community, has determined that the City’s fees do not constrain housing supply or affordability.

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4B. Non-Governmental Constraints
Non-governmental constraints refer to market factors such as the demand for housing, the price of land, construction costs, availability of financing, and other factors that increase the cost of housing development.

DEVELOPMENT COSTS
Land Prices
The cost to develop housing is influenced by the cost of the raw land, the cost of holding the land during the development process, and the cost of providing services to meet City standards for development. The cost of raw land is influenced by variables such as scarcity, location, availability of public utilities, zoning, and unique features like trees and adjoining uses. In Los Angeles County, undeveloped land is limited and combined with a rapidly growing population land prices have generally increased. A review of lots for sale and recently sold, using Zillow and LoopNet listings, found no vacant lots zoned for residential use in Lawndale.

A number of underdeveloped parcels with a single-family unit that could be redeveloped with larger, singlefamily homes (with ADUs) or duplexes have been sold for $650,000 to $930,000 or approximately $114 to $179 per square foot, largely depending on the location within the community.

Multifamily development sales in Lawndale include: a 4-unit property (quadplex) at 4628 W 149th Street sold in July 2021 for $1,450,000 or $107 per square foot ($362,500 per unit); a 2-unit property (duplex) at 4735 W 169th Street sold in July 2021 for $800,000 or $138 per square foot ($400,000 per unit); and a 36- unit property (multifamily apartment) at 15209 Prairie Avenue sold in July 2021 for $ 9,500,000 or $433 per square foot ($263,889 per unit).

Cost of Construction
Construction cost is determined primarily by the cost of labor and materials. The relative importance of each is a function of the complexity of the construction job and the desired quality of the finished product. As a result, builders are under constant pressure to complete a project for as low a price as possible while still providing a quality product. This pressure has led (and is still leading) to an emphasis on labor-saving materials and construction techniques.

The International Code Council (ICC) provides estimates for the average cost of labor and materials for typical Type VA protected, wood-frame housing. Estimates are based on “good-quality” construction, providing for materials and fixtures well above the minimum required by state and local building codes. In the 2018 edition of the Building Safety Journal, the ICC estimated that the average per square foot cost for good-quality housing in the Lawndale area was approximately $113 for multifamily housing and $139 – $206 per square foot for single-family homes. Although construction costs are a substantial portion of the overall development cost, they are consistent throughout the region and therefore are not considered a major constraint to housing production. The 2020 COVID-19 pandemic social distancing guidelines may increase constructions costs for an unknown period.

Construction cost increases, like land cost increases, affect the ability of consumers to pay for housing.

Construction cost increases occur due to the cost of materials, labor, and higher government-imposed standards (e.g., energy conservation requirements). The development community is currently producing market rate for-sale housing that is affordable to moderate and above moderate-income households.

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Cost and Availability of Financing
Financing is critical to the housing market. Developers require construction financing and buyers require permanent financing. The two principal ways in which financing can serve as a constraint to new residential development are the availability and cost of construction financing and the availability and cost of permanent financing.
 If financing is not easily available, then more equity may be required for developing new projects and fewer homebuyers can purchase homes, since higher down payments are required.  Higher construction period interest rates for developers result in higher development costs. For homebuyers, higher interest rates translate into higher mortgage payments (for the same loan amount), which therefore reduces the purchasing power of homebuyers.

On May 6, 2021, the reported average rate for a 30-year mortgage was 2.96% with 0.6 fees/points (Freddie Mac, 2021). From 2005 through 2021, average monthly mortgage rates have ranged from a high of 6.76% in July 2006 to today’s record lows. For homebuyers, it is necessary to pay a higher down payment than in the recent past, and demonstrate credit worthiness and adequate incomes, so that loan applications meet standard underwriting criteria. While adherence to strict underwriting criteria was not required during the early and mid-2000s, the return to stricter standards is consistent with loan standards prior to 2001.

Approved and Built Densities
While the City’s zoning regulations identify minimum and maximum densities that can be developed in Lawndale, individual developers may opt to build at the lower, mid-range, or higher end of allowed densities.

Recent projects in Lawndale that are built or are under construction are consistent with the densities anticipated by the City’s General Plan, Hawthorne Boulevard Specific Plan, and Zoning Code and typically built within 5% of the maximum allowable density. The City has received feedback from the development community that the maximum density levels are realistic and achievable, and the City expects to continue to see projects built at or around the maximum allowable density.

AFFORDABLE HOUSING DEVELOPMENT CONSTRAINTS
In addition to the constraints to market rate housing development discussed above, affordable housing projects face other constraints. While there is a range of sites available for potential affordable housing projects, as well as projects that focus on special needs populations, financial assistance for the development of affordable housing is limited and highly competitive.

Multiple funding sources are typically needed to construct an affordable housing project since substantial subsidies are required to make the units affordable to extremely low, very low, and low-income households.

It is not unusual to see five or more funding sources assembled to make a project financially feasible. Each of these sources may have different requirements and application deadlines, and some sources may require that the project has already successfully secured financing commitments. Since financing is so critical and is also generally competitive, organizations and agencies that provide funding can often effectively dictate the type and size of projects. Thus, in some years senior housing may be favored by financing programs, while in other years family housing may be preferred. Target income levels can also vary from year to year.

This situation has worsened in recent years. Federal and state funding has decreased and limited amounts of housing funds are available. Tax credits, often a fundamental source of financing for affordable housing, are no longer selling on a one for one basis. In other words, once a project has received authorization to sell a specified amount of tax credits to equity investors, the investors are no longer purchasing the credits at face value but are purchasing them at a discount.

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4C. Environmental Constraints
According to the City’s 2016 Local Hazard Mitigation Plan, environmental hazards affecting residential development in the City include geologic and seismic conditions, which provide the greatest threat to the built environment, and hazardous materials release, including pipeline rupture. These natural hazards may constrain residential development by threatening public safety and infrastructure. To protect the health, safety, and welfare of residents in Lawndale, the City has adopted regulations that limit development within areas of high risk and/or require design standards that can withstand natural hazards. In preparing the City’s inventory of sites designated for residential development (Appendix A), the City considered the extent to which sites were constrained by hazards, and potential hazards are accounted for as part of the capacity study. There are no known environmental constraints or other constraints that would preclude housing development on identified sites in the planning period or reduce the potential capacity of a site to a level lower than what has been assumed in Appendix A. The following hazards may impact development of residential units in Lawndale.

Seismic Hazards
Similar to other southern California cities, the City of Lawndale is located in an area of high seismic activity.

Although no active or potentially active faults traverse the City, Lawndale is located within five miles of two faults: the Palos Verdes Fault and the Newport-Inglewood-Rose Canyon Fault. In addition, the City is close to other major fault zones including the Elsinore Fault Zone (Whittier section), East Montebello Fault, Hollywood Fault, and the San Andreas Fault. Surface rupture in Lawndale is unlikely since no faults have been identified within the city boundaries. However, the City is likely to experience ground shaking, the degree to which would be based on the fault from which the earthquake occurs, distance from the City, and the magnitude. Impacts of an earthquake include potential liquefaction, which occurs when the strength and stiffness of a soil is reduced by intense ground shaking. Structures particularly susceptible to earthquake damage include tilt-up structures, unreinforced masonry buildings, older buildings, and mobile homes. After the 1971 San Fernando earthquake, building codes and design criteria were updated to address seismic occurrences.

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Pipeline Rupture/Hazardous Materials Release
Situated at the hub of a major arterial traffic network, the City of Lawndale is highly susceptible to the danger of hazardous materials spills. This danger is somewhat mitigated, however, by various State and Federal legislation regulating the use, storage, and transportation of hazardous materials and the strict enforcement of these regulations.
4D. Infrastructure Constraints
Another factor adding to the cost of new construction is the provision of adequate infrastructure: major and local streets; curbs, gutters, and sidewalks; water and sewer lines; storm drains; and street lighting. All these improvements are required to be built or installed in conjunction with new development. In most cases, these improvements are dedicated to the City, which is then responsible for their maintenance. The cost of these facilities is borne by developers, added to the cost of new housing units, and eventually passed on to the homebuyer or property owner. As noted in the Resources chapter of this Housing Element, public infrastructure and services are available, or are programmed to be made available, for all the sites included in the sites inventory, including the capacity to accommodate Lawndale’s total share of the regional housing need (RHNA).

Senate Bill 1087 (enacted 2006) requires that water providers develop written policies that grant priority to proposed development that includes housing affordable to lower income households. The legislation also prohibits water providers from denying or conditioning the approval of development that includes housing affordable to lower income households, unless specific written findings are made. Senate Bill 1087 also mandates priority sewage collection and treatment service to housing developments providing units affordable to lower income households. The City will provide a copy of the Housing Element to its water and sewer providers in compliance with Government Code Section 65589.7 and SB 1087. As well, the Planning Department will continue to coordinate with the water and sewer providers to ensure priority service provision to affordable housing developments.

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Water Capacity
Water supply and distribution in Lawndale is provided by Golden State Water Company (GSWC) in the Southwest System. Water delivered to customers in the City is a combination of groundwater from the West Coast Basin and Central Basin and imported purchased water from the Central Basin Municipal Water District (CBMWD) and the West Basin Municipal Water District (WBMWD), imported and distributed by the Metropolitan Water District of Southern California (MWD).

The GSWC Southwest Service Area 2020 Urban Water Management Plan (UWMP) states that it will be able to serve 100 percent of projected demands for the City of Lawndale in normal, single-dry and multipledry years. Because of this, the projected purchases from CBMWD and WBMWD are assumed to make up differences between demand and other projected (groundwater) supplies. Collectively, water supplies are projected to be sufficient to meet demands in all year types through the planning horizon (25 years).3 The GSWC Southwest Service Area 2020 UWMP projected service area population is based on the current estimated population and projected growth from SCAG. The RHNA falls within SCAG’s projected population estimates through 2045.4 Therefore, the RHNA falls within UWMP’s projected service area population throughout the planning period. GSWC facilities currently serving the Southwest Service Area, including the City of Lawndale, are adequate to meet anticipated service demands associated with the RHNA. In addition, the City has outlined a series of goals and policies in the General Plan to ensure the continued protection of its water resources. These measures, along with the conservation and management efforts by MWD and GSWC to protect future water supplies, will help ensure adequate water capacity to accommodate the RHNA.

Sewer Capacity
The City of Lawndale is located within the County of Los Angeles Consolidated Sewer Maintenance District (CSMD). The CSMD operate and maintain the large trunk sewers serving the regional wastewater conveyance system. Wastewater is collected through a citywide network of gravity sewers and lift stations and conveyed to the County Sanitation District’s Joint Water Pollution Control Plant (JWPCP) located in the City of Carson. Wastewater conveyed to the plant receives secondary treatment before it is released through an ocean outfall. The JWPCP has a design capacity of 400 million gallons per day (mgd) and currently processes an average daily flow (DWF) of 263.4 mgd. The plant has a remaining capacity of about 100 mgd.5
The local system of collector and lateral sewer lines is overseen by the City, while the City’s overall wastewater collection system is regulated under the jurisdiction of the Los Angeles Regional Water Quality Control Board, the State Water Resources Control Board, and the U.S. Environmental Protection Agency.

Within Lawndale, there are 34 miles of gravity sewer ranging in diameter from 8-12 inches. No deficiencies presently exist in the regional facilities that serve Lawndale.

3 “Southwest Service Area: 2020 Urban Water Management Plan,” Golden State Water Company (July 2021). 4 “Connect SoCal Technical Report: Demographics and Growth Forecast” Southern California Association of Governments (September 2020).
5 “City of Lawndale Sewer System Management Plan” City of Lawndale (2014).

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As part of the existing conditions research conducted for the City's ongoing General Plan and Hawthorne Blvd Specific Plan update, the City completed an analysis of the existing sewer facilities and capacity. The City has reviewed the available sewer capacity and has determined that in general, the existing system (which is managed via three separate entities, including the City of Lawndale, the Los Angeles County Department of Public Works, and the Los Angeles County Sanitation Districts), does not have sufficient capacity to accommodate the City's 2021-2029 RHNA.

To address this issue, the City is evaluating available capacity for various infrastructure facilities, including sewer, as part of its General Plan and Hawthorne Blvd Specific Plan update to determine what improvements are needed to support buildout of the General Plan Land Use Map and Specific Plan Land Use Map, both of which will reflect future growth projections consistent with the City's 2021-2029 RHNA.

As such, future infrastructure improvements will be identified and addressed as part of the General Plan Update, Specific Plan Update, and program Environmental Impact Report being prepared to support these documents.

Electric, Gas, and Telecommunications
Southern California Edison (SCE) provides electrical service and Southern California Gas Company (SoCalGas) provides natural gas services to residences and businesses throughout the City. Infrastructure to deliver electricity and natural gas throughout Lawndale is currently in place. SCE and SoCalGas can generally can provide these services to newer development on request.

Telecommunications services in Lawndale are provided by a variety of service providers including AT&T and Spectrum. Infrastructure to deliver telecommunications throughout Lawndale is currently in place and can generally be provided to newer development upon request.

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5. Resources
This section of the Housing Element describes resources available for housing development. Resources include land designated for housing development and financial resources to assist with the development of housing.
5A. Regional Housing Needs Allocation (RHNA)
California General Plan law requires each city and county to have land zoned to accommodate its fair share of the regional housing need. HCD allocates a numeric regional housing goal to the Southern California Association of Governments (SCAG). SCAG is then mandated to distribute the housing goal among the cities and counties in the region. This share for the SCAG region is known as the Regional Housing Needs Allocation, or RHNA. The SCAG region encompasses six counties (Imperial, Los Angeles, Orange, Riverside, San Bernardino, and Ventura) and 191 cities in an area covering more than 38,000 square miles.

The major goal of the RHNA is to assure a distribution of housing among cities and counties within the SCAG region so that every community provides for a mix of housing for all economic segments. The housing allocation is not a building requirement; rather, it creates planning goals for each community to accommodate through appropriate planning policies and land use regulations. Allocations are intended to assure that adequate sites and zoning are made available to address anticipated housing demand during the planning period.

This RHNA covers an 8-year planning period (2021 through 2029) and is divided into four income categories:
very low, low, moderate, and above moderate. Pursuant to State law (AB 2634), local jurisdictions are also required to project the housing needs of extremely low-income households (0-30% Area Median Income (AMI)). In estimating the number of extremely low-income households, a jurisdiction can use 50% of the very low-income allocation; therefore, the City’s very low income RHNA of 732 units can be split into 366 extremely low-income and 366 very low-income units.

TABLE 5–15–1: RHNA 2021-2029
Income Group Total Housing
Units Allocated
Percentage of
Units
Extremely/Very Low 732 29%
Low 311 12%
Moderate 371 15%
Above Moderate 1,083 44%
Total 2,497 100%
Source: Southern California Association of Governments, 2021

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5B. Development Credits
In planning to accommodate its RHNA, the City can identify the potential development of future accessory dwelling units (ADUs) as a credit towards meeting its targets.

ACCESSORY DWELLING UNITS
Since 2017, State laws have been passed that substantially relax development standards and procedures for the construction of ADUs. The City approved ten ADUs in 2018, one ADU in 2019, and two ADUs in 2020. Development of ADUs is expected to modestly increase as a result of new State legislation and updated City standards, but the City has assumed a conservative approach for production of ADUs based on an average production of the past three years, multiplied by the 8 year planning period (an average of 4 units per year x 8 years = 34 ADUs). The development of ADUs throughout the planning period is expected to help meet a modest portion of the City’s RHNA obligation.

The City will monitor the number of permitted ADUs and affordability every year and continue to evaluate whether these ADU trends and assumptions are consistent. The monitoring of ADUs in the City has been added to the Housing Plan Program 7.

TABLE 5–25–2: ADU PROJECTIONS AND AFFORDABILITY
Income Group Units SCAG ADU
Affordability
Extremely Low 5 15%
Very Low 3 8.5%
Low 15 44.6%
Moderate 1 2.1%
Above Moderate 10 29.8%
Total 34 100%
Source: Southern California Association of Governments (SCAG) Regional Accessory Dwelling Unit Affordability Analysis – LA County 2, 2020.

REMAINING RHNA
Based on the anticipated ADUs shown in Table 5–1, the City has a remaining RHNA of 2,463 units. The remaining RHNA is presented by income category in Table 5–3 below. The City is required to provide adequate sites for the remaining RHNA of 1,020 lower income units (724 extremely/very low income units and 296 low income units), 370 moderate income units, and 1,073 above moderate income units.

TABLE 5–35–3: CREDITS AND REMAINING RHNA
Income Group ADUs RHNA Remaining
RHNA
Extremely/Very Low 8 732 724
Low 15 31 296
Moderate 1 371 370
Above Moderate 10 1,083 1,073
Total 34 2,497 2,463

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5C. Residential Sites Inventory
The RHNA period extends from June 30, 2021, to October 15, 2029. A jurisdiction may meet the RHNA requirement using potential development on suitable vacant and/or nonvacant sites within the community. A jurisdiction must document how zoning and development standards on the sites facilitate housing to accommodate the remaining RHNA identified in Table 5–3. The City has no vacant land or underutilized land within existing residential zones to accommodate its RHNA. Sites are considered suitable for residential development if zoned appropriately and available for residential use during the planning period. To accommodate the RHNA for each income category, the City is introducing two new mechanisms to allow for residential development, to be created within three years of Housing Element adoption (and no later than October 2024) on sites considered viable for housing development. The first is “Housing Overlay 100”, which will be applied to 16 nonresidential sites outside of the Hawthorne Boulevard Specific Plan area, totaling 7.62 acres. The second is “Housing Overlay 150” which will be applied to 68 nonresidential sites inside of the Hawthorne Boulevard Specific Plan area, totaling 32.36 acres.

These sites are illustrated on Figure 5–1 and detailed in Appendix A, Sites Inventory. In order to assess the viability of potential sites, the City considered the following factors:
• Site size and ownership patterns
• Existing/past uses on the site
• Surrounding development and densities
• Development trends
• Improvement to land value ratio
• Site utilization/lot coverage/floor area ratio
• Access to infrastructure, goods, services, and transportation facilities Moreover, only sites between 0.50 acres and 3 acres in size (there are no sites larger than 3 acres suitable for development as residential uses) have been considered as appropriate sites to accommodate the City’s lower income RHNA. While the inventory does include the potential development of smaller sites, these sites (those less than 0.50 acres) have been identified as only helping to meet a portion of the City’s moderate- and above-moderate income RHNA.

HOUSING AFFORDABLE TO LOWER-INCOME HOUSEHOLDS
The California Government Code states that if a local government has adopted density standards consistent with the population-based criteria set by State law (at least 30 units per acre for Lawndale), HCD is obligated to accept sites with those density standards (30 units per acre or higher) as appropriate for accommodating the jurisdictions’ share of regional housing need for lower-income households. Per Government Code Section 65583.2(c)(3)(B), the proposed Housing Overlays (Housing Overlay 100 and Housing Overlay 150) will allow for densities up to 100 du/ac and 150 du/ac, respectively, and are consistent with the default density standard (30 units per acre) for Lawndale and therefore are considered appropriate to accommodate housing for lower-income households. It should be noted that the City has also assumed that a percentage of the units at these sites will be affordable to moderate and above-moderate income households, proportionate to the City’s RHNA household income level distribution. Moreover, only sites larger than 0.50 acres have been identified as appropriate to accommodate a portion of the City’s lowerincome RHNA.

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SUITABILITY OF NONVACANT SITES
Since nonvacant sites comprise more than half of Lawndale’s sites inventory, Government Code Section 65583.2(g)(2) requires that the City analyze the extent to which existing uses may constitute an impediment to additional residential development, past experience in converting existing uses to higher density residential development, market trends and conditions, and regulatory or other incentives to encourage redevelopment. Furthermore, the City must make findings based on substantial evidence that the existing use is not an impediment and will likely discontinue during the planning period.

The City of Lawndale is entirely built out. There is no vacant unentitled land remaining to accommodate new multifamily residential development. In order to accommodate its fair share of regional housing growth, the City must identify nonvacant sites to meet its remaining RHNA for all income levels (not only its lower income requirements).

Assessment of Sites (Appendix A)
The City has completed a detailed assessment of the suitability of all nonvacant sites identified to accommodate its RHNA. Included in Appendix A, the City has described the existing uses located at each site, any known constraints to development, any contact with property owners and tenants, and any other relevant information which supports the City’s finding that all sites identified in its inventory are suitable for redevelopment during the planning period at densities and intensities consistent with the realistic capacity assumptions identified for the site, by income level. In particular, the City has identified six key trends prevalent in the redevelopment of occupied sites in Lawndale and the South Bay area of Los Angeles County, more generally. As described in Appendix A, all sites identified in the City’s inventory exhibit at least one of these trends. There are no known constraints that would preclude development of residential uses on the identified sites during the planning period.

Development Trends
In addition to the site characteristics described above, the City has specifically considered six trends present in the region that have been identified as factors contributing to the likelihood of a site’s redevelopment.

These factors, which are described below, are identified by their application to each site anticipated to accommodate a portion of the City’s lower-income RHNA in Appendix A. The factors include:
1) Oversupply of Retail
2) Discontinuation of Office Uses
3) Known Vacancies/Buildings for Rent or Sale
4) Opportunity for Infill Development
5) Expressed Interest from Property Owners/Developers
6) Unique Site Characteristics (Low Utilization/Blighted Conditions) Oversupply of Retail: Regional market trends reflect that store closures and e-commerce are driving changes at malls and retail centers and that retail downsizing is being replaced by new blended use, including residential. Lawndale is considered “over-retailed” and the quality of existing retail centers continues to diminish. There is no evidence that commercial development will expand in Lawndale; in fact, pressure to redevelop commercial property into mixed-use or residential projects is extremely high. Areas of commercial activity in Lawndale must compete with newer commercial centers in El Segundo, Torrance, and Redondo Beach, including the planned mixed-use revitalization of the South Bay Galleria. Faced with this strong retail competition in neighboring jurisdictions and aging and dated commercial centers within the City, property owners have expressed strong interest in transitioning to residential and mixed-use projects.

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Discontinuation of Office Uses: The City finds that the COVID-19 pandemic will have a real impact on commercial real estate and that office use will decline in demand as businesses maintain a long-term work from home option. A Cushman & Wakefield market report prepared for the Greater Los Angeles (GLA) market indicates office vacancies have been on the rise since the start of the pandemic and are presently at a record-high 20.6% (Cushman & Wakefield, MarketBeat, Los Angeles Office, Q3 2021). Moreover, regional trends demonstrate that the market is ready to take advantage of the opportunity to repurpose sites for residential uses, including affordable housing.

Known Vacancies/Buildings for Rent or Sale: The City has conducted an inquiry to identify vacancies and buildings for rent or sale in Lawndale that are included in Appendix A. Many of the sites identified in the inventory have vacancies, and in some cases, the entire site is unoccupied (as of January 2022). These sites are particularly well-suited for redevelopment because property owners are incentivized to think about the highest and best use of their property to maximize profit in the face of vacancies.

Opportunity for Infill Development: Retail areas in Lawndale have been impacted by changing consumer preferences in shopping, more recently with the explosion of e-commerce facilities. According to a report from CBRE Group, e-commerce will account for 26% of all retail sales in the U.S. by 2025. The City anticipates that components of existing commercial structure(s) can be readapted to accommodate retail uses while new residential development can be constructed at the location without completely demolishing the existing structure(s). This pattern can be seen at the South Bay Galleria mall in Redondo Beach where new residential development will be introduced at a declining mall, revitalizing the project area for residential and nonresidential tenants.

Expressed Interest from Property Owners/Developers: The City regularly receives inquiries from the development community regarding opportunities on various properties throughout Lawndale. Sites where developers and/or property owners have expressed interest in developing residential uses are identified in Appendix A.

Unique Site Characteristics (Low Utilization/Blighted Conditions): Lastly, the City has visually inspected each site to determine if the existing uses represent a reasonable utilization of the site based on similar financially successful projects/centers in the region or if there are unique visual characteristics that would indicate the site is not well-utilized and property owners may be interested in selling the property for a higher return. In particular, the City considered the site’s existing parking configuration (including whether the parking lots appear regularly occupied), ingress/egress issues, the visual condition of the building and landscaping (whether or not it is in need of repair), and other factors present through a visual inspection.

Given the oversupply of retail and availability of retail options in the City and region, marginal uses and buildings are not expected to continue remaining competitive and their corresponding property value is likely higher with the option to develop residential uses on the site.

Suitability of Nonvacant Sites Findings
The City has specifically analyzed whether existing uses constitute an impediment for residential uses on the proposed opportunity sites. Additional information provided in Appendix A demonstrates that existing uses on the sites identified to accommodate a portion of the City’s RHNA do not constitute an impediment for residential uses on the sites. Additional information regarding current operations and tenants, vacancies, properties listed for rent or sale, the demand for the current use, and contact with property/business owners is included. The City has considered each site individually and has concluded that based on the substantial evidence provided, current uses are not an impediment to the sites’ redevelopment for residential uses.

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REALISTIC CAPACITY ASSUMPTION
In order to determine a realistic development capacity estimate for the development of residential uses on the proposed opportunityHousing Overlay sites, the City assumed that these sites will develop at 50% of their maximum development potential. This estimate considers the following capacity factors, as identified in housing element lawstatue (Gov. Code section 65583.2(c)(2)): land use controls and site improvements, realistic capacity of the site, and typical densities. Of the five factors only land use controls and site improvements, realistic capacity of the site, and typical densities are relevant when considering the capacity of sites in Lawndale; infrastructure constraints and environmental constraints are not applicable. Table 5– 4 summarizes how the various factors identified in housing element law result in an adjusted site capacity of 50% of the maximum densities for the Housing Overlay sites.

Only 50% of the development potential at Housing Overlay sites has been considered to accommodate the City’s RHNA, which allows for the potential for existing uses to remain, for a portion of the site to develop as residential uses, or for mixed-use horizontal or vertical development. For example, a three-acre parcel designated with the Housing Overlay 100 designation, which allows a density of up to 100 dwelling units per acre, is assumed to yield 150 units for purposes of meeting the RHNA allocation (3 acres x 100 du/ac x 0.5).

TABLE 5–4: CAPACITY ADJUSTMENT FACTORS – MIXED-USE DEVELOPMENT Capacity Factor Adjustment Reasoning
Land use controls and site
improvements 90%
For net acreage due to building setbacks
and on-site improvements, including
sidewalks, utility easements
Realistic capacity of the site 65%
Adjustment based on past development
trends for residential redevelopment in the
mixed-use zones
Typical densities 85%
Based on ongoing project review;
affordable housing projects are built out to
almost maximum density
Infrastructure availability No adjustment Not applicable, no constraint Environmental constraints No adjustment Not applicable, no constraint Source: City of Lawndale, 2021

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HJOUSING OVERLAYS (NEW)
The City will adopt and implement two new Housing Overlays with different maximum density standards depending on whether the sites is located outside of within the Hawthorne Boulevard Specific Plan. The City will prepare, adopt, and apply these overlays within three years of Housing Element adoption, and no later than October 2024, to accommodate a portion of its RHNA.

The Housing Overlay 100 will allow for residential development in nonresidential areas outside of the Hawthorne Boulevard Specific Plan at densities of up to 100 dwelling units per acre. In total, the 16 sites identified have the potential to accommodate 382 units (15.5% of the City’s remaining RHNA) at all income levels. Eleven of these sites are less than 0.50 acres and their potential capacity is credited towards meeting the City’s moderate and above-moderate RHNA; the remaining 5 sites range in size from 0.53 to 0.91 acres and are suitable for meeting a portion of the City’s lower-income RHNA.

The Housing Overlay 150 will allow for residential development in nonresidential areas inside of the Hawthorne Boulevard Specific Plan at densities of up to 150 dwelling units per acre. Of the 68 sites, 49 are smaller than

0.50 acres in size and their capacity is credits towards moderate- and above-moderate income units. The remaining, 19 sites range in size from 0.51 to 2.63 acres and are appropriately sized to accommodate a portion of the City’s lower-income RHNA. In total, the 68 sites identified have the potential to accommodate 382 units (98% of the City’s remaining RHNA) at all income levels. Only 50% of the development potential at Housing Overlay sites has been considered to accommodate the City’s RHNA, which allows for the potential for existing uses to remain, for a portion of the site to develop as residential uses, or for mixed-use horizontal or vertical development. For example, a three-acre parcel designated with the Housing Overlay 100 designation, which allows a density of up to 100 dwelling units per acre, is assumed to yield 150 units for purposes of meeting the RHNA allocation (3 acres x 100 du/ac x 0.5). The capacity of Workforce Housing Overlay sites is included in Table 5–5.

TABLE 5–5: HOUSING OVERLAY CAPACITY
Income Category Housing Overlay 100
Potential Capacity
Housing Overlay 150
Potential Capacity
Total Capacity within
Overlay Areas
Extremely/Very Low 84 730 814
Low 102 893 995
Moderate 98 402 500
Above Moderate 98 402 500
Total 382 2,427 2,809

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5D. Summary of RHNA Strategies
As previously discussed, ADUs and the proposed Housing Overlays can increase the City’s housing stock to accommodate the RHNA. Table 5–6 reflects Lawndale’s total potential increase in housing units. It assumes housing densities of up to 100 dwelling units per acre for sites outside of the Hawthorne Boulevard Specific Plan, 150 dwelling units per acre for sites inside of the Hawthorne Boulevard Specific Plan, and 50% of maximum capacity.

TABLE 5–6: RHNA SITES STRATEGY
Extremely/
Very Low
Low Moderate Above
Moderate
Total
RHNA 732 311 371 1,083 2,497
Credits (ADUs) 8 15 1 10 34
Housing Overlay 100 84 102 98 98 382
Housing Overlay 150 730 893 402 402 2,427
Total Capacity 822 1,010 501 513 2,846
Remaining RHNA
After Sites Applied 0 0 0 570 570
Remaining Surplus
After Credited
towards Above
Moderate Need
349

1. HCD recommends buffer in the housing element inventory of at least 15 to 30 percent capacity more than required, especially to accommodate the lower income RHNA. A modest surplus also allows various sites identified in the Housing Element to identify at different income levels than those anticipated, while still maintaining an adequate supply of available sites.

The 34 ADUs, the potential 382 units resulting from implementation of Housing Overlay 100, and the potential of 2,427 units resulting from implementation of Housing Overlay 150, could result in 2,846 units, exceeding the total RHNA allocation for Lawndale by 349 units (after the surplus for the lower- and moderate-income categories is applied to the City’s above-moderate income need), which represents a buffer of 14% of the total unit capacity. This buffer is necessary to address the No Net Loss (SB 166) requirement of maintaining an inventory of sites adequate to accommodate the City’s remaining RHNA throughout the planning period as development occurs on the selected sites that may result in fewer units (or units at different income levels) than assumed in this inventory.

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daorli aR cifi caP noi nU
Prairie Ave
Manhattan Beach Blvd
Redondo Beach Blvd
W Rosecrans Ave
Hawthorne Blvd
Rosecrans Ave
Condon Ave
Firmona Ave
Marine Ave
170th St W 170th St
165th St
W 162nd St
163rd St
Firmona Ave
Kingsdale Ave
Mansel Ave
153rd St
Grevillea Ave
156th St
W 145th St
Freeman Ave
Osage Ave
Burin Ave
Condon Ave
Grevillea Ave
172nd St
W 171st St
W 163rd St
168th St
164th St
167th St
W 173rd St
W 166th St
154th St
W 147th St
W 149th St
W 160th St
W 161st St
166th St Osage Ave
Eastwood Ave
162nd St
W 159th St
160th St
Larch Ave
Freeman Ave
W 152nd St
153rd Pl
173rd St
161st St
S Inglewood Ave
Avis Ave
166th St
169th St
171st St
159th St
Sombra Ave
S Lemoli Ave
Roselle Ave
Gerkin Ave
Chadron Ave
ev Aesir eC
W 152nd St
W 157th St W 157th St
W 154th St
S Eriel Ave
W 154th St
S Doty Ave
Cranbrook Ave
Yukon Ave
Ogram Ave
S Falda Ave
W 156th St
S Ermanita Ave
S Faysmith Ave
Cordary Ave
S Florwood Ave
W 152nd Pl
W 153rd St
W 154th Pl
Kornblum Ave
Fonthill Ave
evAall enort aP S
66 69
72 74
80 83
61 62
42 43
56 35
36 38
24 25
27 4
1 3 2
18 23 22 19
20 21
15 16
11 13
14 7
5 8
63 64
68 73
77 78
81 82
47 53
54 41
40 84
34 33
32 30
10 9
28 29
31 48
49 50
51 52
67 76
79 6
12 17
26 37
39 44
45 46
55 57
58 59
60 70
71 75
65 L E G E N D
R e d o n d o B e a c h
City of Lawndale
Sphere of Influence
Other Incorporated Area
Hawthorne Blvd Specific Plan
Site Suitable for All Income Levels
(>0.5 acres)
Suitable for Moderate/Above
Moderate Income Levels (<0.5 ac)
H a w t h o r n e
405
§¨¦
U n i n c o r p o r a t e d
L o s A n g e l e s C o u n t y
Data sources: City of Lawndale; Los Angeles County. Map date: November 17, 2020.

H a w t h o r n e
T o r r a n c e
Â0 1,200 600
Feet
Housing Element
Figure 5-1
Sites
G a r d e n a

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5E. Administrative and Financial Resources

ADMINISTRATIVE RESOURCES
Agencies with administrative capacity to implement programs contained in the Housing Element include the City of Lawndale, its Community Development Department, and local and regional non-profit affordable housing developers. The City of Lawndale Planning Division of the Community Development Department takes the lead in implementing Housing Element programs and policies. The City has also worked with nonprofit developers to expand affordable housing opportunities in Lawndale, including past work with Habitat for Humanity.

Planning Division
The Planning Division oversees private development within the City and also manages the City’s housing programs and related activities. Development activity within the City is coordinated by the Planning Division to ensure orderly growth, compliance with the Zoning Code, and that development projects demonstrate quality design and environmental sustainability. The Planning Division administers the General Plan and zoning and environmental regulations, and provides primary staff assistance to the Planning Commission.

Building and Safety Division
The Building Division provides plan review and inspection services to ensure that buildings are safe and sustainable and that construction complies with applicable building codes and regulations.

Los Angeles County Community Development Commission
The City of Lawndale participates in a range of programs administered by the Los Angeles County Community Development Commission (LACDC). These include the CDBG program, first-time homebuyer assistance (such as Mortgage Credit Certificates and Home Ownership Program), and rehabilitation assistance (Home Improvement Program). Nonprofit housing developers may also directly apply for HOME funds from the LACDC to develop affordable housing in Lawndale.

Non-Profit Developers
The City can collaborated with affordable housing developers and service providers to accommodate the housing needs of Lawndale residents. The following are affordable housing developers and service providers active in the City and county; several are included in the state’s list of entities with the legal and managerial capacity to acquire and manage at-risk projects.  Century Housing Corporation
 BRIDGE Housing
 C&C Development
 Habitat for Humanity of Greater Los Angeles (Habitat LA)  Jamboree Housing Corporation
 Mercy Housing
 Meta Housing Corporation
 National CORE

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FINANCIAL RESOURCES
Lawndale has access to a variety of existing and potential funding sources available for affordable housing activities. They include programs from federal, state, local, and private resources and are summarized in Table 5–7. Described below are the two largest housing funding sources the City of Lawndale can use for housing production, rehabilitation, or preservation: Housing Choice Voucher Program and Community Development Block Grant funds.

Housing Choice Voucher Program: The Housing Choice Voucher Program (formerly Section 8) provides rental assistance to owners of private market-rate units on behalf of very low-income tenants. The Los Angeles County Development Authority (LACDA) administers the Housing Choice Voucher program on behalf of the City of Lawndale Housing Authority. The program’s objective is to assist low-income families by providing rental assistance so that they may lease decent, safe, and sanitary housing units in the private rental market. LACDA provides assistance to renters based upon a subsidy that is the difference between the tenant’s affordable portion and the fair market rent. Approximately 212 households in Lawndale receive Housing Choice Vouchers.

Community Development Block Grants (CDBG): The primary objective of the Community Development Block Grant (CDBG) program is to develop viable urban communities by providing decent housing, a suitable living environment, and economic opportunities, principally for persons of low incomes (up to 80 percent AMI). CDBG funds can be used for a wide array of activities including acquisition of buildings and land, housing rehabilitation, economic development, and provision of public services for low-income persons and persons with special needs.

The City of Lawndale does not qualify as an entitlement jurisdiction to receive annual CDBG allocations directly from HUD. The City participates in the CDBG program through the Urban County program administered by the Los Angeles County Community Development Commission (LACDC). Funding is primarily used to support capital improvements. It is anticipated that the City will receive $752,395 in CDBG funds for the 2021-2022 program year.

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TABLE 5–7: FUNDING SOURCES FOR AFFORDABLE HOUSING ACTIVITIES Program Name Description Eligible Activities
Federal Programs
Community Development Block
Grant (CDBG) Program
The Department of Housing and Urban Development
(HUD) awards Community Development Block Grants
annually to entitlement jurisdictions and states for
general activities, including housing, and economic
development activities. HUD also offers various other
programs that can be utilized by the City and nonprofit and for profit agencies for the preservation of lowincome housing units such as Section 202 and Section 108 loan guarantees.
 Acquisition
 Rehabilitation
 Homebuyer Assistance
 Economic Development
Assistance
 Homeless Assistance
 Public Services
 Infrastructure Replacement
HOME Investment Partnerships
Program
HOME Investment Partnerships Program funds are
awarded annually as formula grants to participating
jurisdictions. HUD establishes HOME Investment
Trust Funds for each grantee, providing a line of credit that the jurisdiction may draw upon as needed. The
program’s flexibility allows states and local
governments to use HOME funds for grants, direct
loans, loan guarantees, or other forms of credit
enhancement or rental assistance or security
deposits.
 Acquisition
 Rehabilitation
 Homebuyer Assistance
 Rental Assistance
Housing Choice Voucher (HCV)
Program
Provides rental assistance payments to owners of
market-rate properties on behalf of very low-income
tenants. The program was formerly the Section 8
Rental Assistance Program.
 Rental Assistance
Low Income Housing Tax
Credits (LIHTC)
The LIHTC program encourages private investment in
the acquisition, rehabilitation, and construction of lowincome rental housing. Since high housing costs in California make it difficult, even with federal credits, to produce affordable rental housing, the California
legislature created a state low-income housing tax
credit program to supplement the federal credit. The
state credit is essentially identical to the federal credit, the Tax Credit Allocation Committee allocates both,
and state credits are only available to projects
receiving federal credits. Twenty percent of federal
credits are reserved for rural areas and 10% for
nonprofit sponsors. To compete for the credit, rental
housing developments must reserve units at
affordable rents to households at or below 46% of
area median income. The units must be reserved for
the target population for 55 years.
 New Construction
Mortgage Credit Certificate
Program
Offers income tax credits to first-time homebuyers.

The OCHA distributes the credits.
 Homebuyer Assistance
National Housing Trust Fund
(HTF)
The National Housing Trust Fund is a permanent
federal program with dedicated sources of funding not
 Acquisition
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subject to the annual appropriations. The funds can be
used to increase and preserve the supply of affordable
housing, with an emphasis on rental housing for
extremely low-income households. California received
approximately $10.1 million for the program in 2019.

Funds are made available through a competitive
process and are announced through a Notice of
Funding Availability.
 Rehabilitation
 Preservation
Project-based Voucher Program
(PBV)
The PBV program is a component of the Housing
Choice Voucher program funded through HUD. The
program’s objective is to induce property owners to
make standard housing available to low-income
families at rents within the program limits. In return, the Housing Authority or HUD enters into a contract
with the owner that guarantees a certain level of rents.  Rental Assistance
Section 811/202 Program
(Supportive Housing for Persons
with Disabilities/Elderly)
Nonprofit and consumer cooperatives can receive no
interest capital advances from HUD under the Section
202 program for the construction of very low-income
rental housing for seniors and persons with
disabilities. These funds can be used in conjunction
with Section 811, which can be used to develop group
homes, independent living facilities, and immediate
care facilities. Eligible activities include acquisition, rehabilitation, new construction, and rental assistance.  Acquisition
 Rehabilitation
 Homebuyer Assistance
 Rental Assistance
Section 203(k) Provides fixed-rate, low-interest loans to organizations wishing to acquire and rehabilitate property.
 Acquisition
 Rehabilitation
 Refinancing of Existing Debt
Supplemental Security Income
(SSI)
SSI is a federal welfare program for persons 65 and
over and for blind or disabled persons of any age.
“Disabled” means that the recipient has a physical or
mental disability that keeps them from working for 12
months or longer, or will result in death. SSI may
provide total monthly income or it may supplement a
low income. In addition to cash payments, SSI
recipients are automatically covered by Medi-Cal, the
state health insurance plan.
 Supplemental income for
rental assistance
State Programs
Affordable Housing and
Sustainable Communities
Program (AHSC)
The AHSC Program is administered by the Strategic
Growth Council and implemented by the Department
of Housing and Community Development (HCD), and
funds land use, housing, transportation, and land
preservation projects that support infill and compact
development and reduce greenhouse gas (GHG)
emissions. Funds are available in the form of grants
and/or loans in three kinds of project areas: Transit
Oriented Development (TOD) Project Areas,
Integrated Connectivity Project (ICP) Project Areas,
 New Construction
 Rehabilitation
 Housing-Related
Infrastructure
 Sustainable Transportation
Infrastructure
 Transportation-Related
Amenities
 Program Costs
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and Rural Innovation Project Areas (RIPA). There is
an annual competitive funding cycle.

CalHFA – Multifamily Housing
Program
Program provides financing for the acquisition and
rehabilitation of existing affordable rental housing.

Priority is given to projects currently subject to
regulatory restrictions that may be terminated.

Assistance is provided through low interest
construction and permanent loans. Eligible applicants
include local government agencies, private nonprofit
organizations, and for-profit organizations.
 Rental Acquisition
 Rental Rehabilitation
CalHFA – Predevelopment Loan
Program
Program provides funds to pay the initial costs of
developing affordable housing projects. Priority is
given to applications with matching financing from
local redevelopment agencies or federal programs.
 Pre-development
CalHOME Program CalHOME provides grants to local public agencies and non-profit developers to assist low and very lowincome households in becoming homeowners.

CalHOME funds may be used for acquisition,
predevelopment, development, and rehabilitation
costs as well as downpayment assistance. While
CalHOME funding has been limited to disaster
assistance in recent years, this would be an
appropriate program for the City to pursue to begin to
develop a local portfolio of housing assistance
programs and funds.
 Acquisition
 Rehabilitation
 New Construction (including
predevelopment)
 Downpayment Assistance
Emergency Solutions Grants
Program (ESG)
Program makes grant funds available for projects
serving homeless individuals and families through
eligible non-profit organizations or local governments.

Eligible activities include: the rehabilitation and
conversion of buildings for use as emergency shelters;
the provision of essential services to the homeless;
operating support for emergency shelters; and
homeless prevention/rapid rehousing activities.
 Acquisition
 Rehabilitation
 Provision of supportive
services
Golden State Acquisition Fund
(GSAF)
Combined with matching funds, GSAF makes up to
five-year loans to developers for acquisition or
preservation of affordable housing. Loans are a
maximum of $13,950,000. Funds are made available
on a first come first serve basis.
 Acquisition
 Rehabilitation
Housing for a Healthy California
(HHC)
The HHC program provides funding on a competitive
basis to developers to create supportive housing for
individuals who are recipients of or eligible for health care provided through the California Department of
Health Care Services, Medi-Cal program. The
program utilizes federal National Housing Trust Funds
(NHTF) and allocates these funds competitively to
developers for operating reserve grants and capital
loans. AB 74 also allows HCD to utilize revenues
appropriated to the Department from other revenue
 New Construction
 Acquisition
 Rehabilitation
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sources for HHC purposes.

Homekey Homekey provides grants to local entities (including cities, counties, and other local public entities such as housing authorities and federally recognized tribes) to acquire and rehabilitate a variety of housing types –
such as hotels, motels, vacant apartment buildings,
and residential care facilities – in order to serve
people experiencing homelessness or who are also at
risk of serious illness from COVID-19.
 Acquisition
 Rehabilitation
Infill Infrastructure Grant
Program (IIG)
The program funds infrastructure improvements to
facilitate new housing development with an affordable
component in residential or mixed-use infill projects
and infill areas. Since all development in Lawndale
would be considered infill given the built-out nature of the City, this program could be useful to an affordable or special needs housing developer to fund
infrastructure improvements. IIG is grant assistance,
available as gap funding for necessary infrastructure
improvements.
 Infrastructure improvements
Local Early Action Planning
(LEAP) Grants
LEAP provides one-time grant funding to cities and
counties to update their planning documents and
implement process improvements that will facilitate
the acceleration of housing production and help local
governments prepare for their 6th Cycle RHNA.
 Housing element updates
 Updates to zoning, plans, or
procedures to
increase/accelerate housing
production
 Pre-approved arch. and site
plans
 Establishing pro-housing
policies
Mobilehome Park Rehabilitation
and Resident Ownership
Program (MPRROP)
MPRROP makes short and long-term low interest rate
loans for the preservation of affordable mobilehome
parks for ownership or control by resident
organizations, non-profit housing sponsors, or local
public agencies. MPRROP also makes long-term
loans to individuals to ensure continued affordability.

Funds are made available through a periodic,
competitive process.
 Preservation
Multifamily Housing Program
(MHP)
The MHP provides low interest loans to developers of
permanent and transitional rental housing for lower
income households. Funds may be used for new
construction, rehabilitation, or acquisition and
rehabilitation of permanent or transitional rental
housing, and the conversion of nonresidential
structures to rental housing. Funds are made available
through a competitive process and are announced
through a Notice of Funding Availability.
 New Construction
 Rehabilitation
 Preservation
SB 2 Planning Grants Program The program provides one-time funding and technical assistance to all eligible local governments in
 Updates to planning
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California to adopt and implement plans and process
improvements that streamline housing approvals and
accelerate housing production. Eligible activities
include updating a variety of planning documents and
processes such as general plans and zoning
ordinances, conducting environmental analyses, and
process improvements that expedite local planning
and permitting. The planning grants program is funded
through the Building Homes and Jobs Act Trust Fund
(SB 2, Chapter 364, Statutes of 2017).
documents
 Updates to zoning
ordinances
 Environmental analyses that
eliminate the need for
project-specific review
 Local process improvements
that expedite local planning
and permitting
Transit Oriented Development
Housing Program (TOD)
The TOD program makes low-interest loans and
grants for rental housing that includes affordable units that are located within one-quarter mile of a transit
station. Eligible applicants include cities, counties,
transit agencies, developers, and redevelopment
agencies. Applications are accepted in response to a
periodic Notice of Funding Availability.
 New Construction
 Rehabilitation
 Infrastructure Improvements
Veterans Housing and
Homelessness Prevention
Program (VHHP)
VHHP makes long-term loans for development or
preservation of rental housing for very low and lowincome veterans and their families. Funds are made available to sponsors who are for-profit or nonprofit
corporations and public agencies. Availability of funds is announced annually through a Notice of Funding
Availability.
 New Construction
 Acquisition
 Rehabilitation
 Preservation
Local Programs and Private Sources
California Community
Reinvestment Corporation
(CCRC)
CCRC is a multifamily affordable housing lender
whose mission is to increase the availability of
affordable housing for low-income families, seniors,
and residents with special needs by facilitating private capital flow from its investors for debt and equity
financing to developers of affordable housing. Eligible activities include new construction, rehabilitation, and acquisition of properties.
 Acquisition
 Rehabilitation
 New Construction
Federal Home Loan Bank
System
The program facilitates affordable housing programs
(AHP), which subsidize the interest rates for
affordable housing. The San Francisco Federal Home
Loan Bank District provides local service within
California. Interest rate subsidies under the AHP can
be used to finance the purchase, construction, and/or
rehabilitation of rental housing. Very low-income
households must occupy at least 20% of the units for
the useful life of the housing or the mortgage term.
 Acquisition
 Rehabilitation
 New Construction
Federal National Mortgage
Association
(Fannie Mae)
Fannie Mae offers a variety of mortgages, including
traditional fixed-rate, low down-payment for
underserved low-income areas, and mortgages that
fund the purchase and rehabilitation of a home.
 Homebuyer Assistance
 Rehabilitation
Freddie Mac HomeOne and Provides down-payment assistance to first-time homebuyers and second mortgages that include a
 Homebuyer Assistance
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Renovation
Mortgages
rehabilitation loan.  Rehabilitation
Mortgage Revenue Bonds Tax exempt mortgage revenue bonds can be provided, which require a developer to lease a fixed
percentage of units to low-income families at specific
rental rates.
 Acquisition
 Rehabilitation
 New Construction
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6. Affirmatively Furthering Fair Housing (AFFH)
All housing elements due on or after January 1, 2021 must contain an Assessment of Fair Housing (AFH) consistent with the core elements of the analysis required by the federal Affirmatively Further Fair Housing Final Rule of July 16, 2015. Under State law, affirmatively furthering fair housing means “taking meaningful actions, in addition to combatting discrimination, that overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity based on protected characteristics.” These characteristics can include, but are not limited to, race, religion, sex, marital status, ancestry, national origin, color, familial status, or disability.

The AFFH analysis must contain the following:
 A: Outreach
 B: Assessment of Fair Housing
• Key Data and Background Information
• Fair Housing Enforcement and Outreach Capacity
• Integration and Segregation Patterns and Trends
• Racially or Ethnically Concentrated Areas of Poverty
• Disparities in Access to Opportunity
• Disproportionate Housing Needs in the Jurisdiction
• Displacement Risk
 C: Sites Inventory
 D: Identification of Contributing Factors
 E: Goals and Actions
While this section provides a focused analysis of fair housing issues in Lawndale, several other sections of the Housing Element address the issue and are included in this section by reference. 6A. Outreach
Appendix B of the Housing Element details the public participation that was undertaken as part of the Housing Element preparation process. It is noted that the City sees this effort as an extension of the General Plan Update, which together provided a strong public engagement program. The City of Lawndale has made an effort to involve the public in the update of its Housing Element and has solicited input from the public throughout the planning process. Contacted stakeholders include religious organizations, educational institutions, and community groups. The City provided ongoing notification to local housing service providers that represent lower income and special needs populations, such as the Housing Rights Center, and to affordable housing developers. Appendix B to the Housing Element provides a summary of the key comments received during the Housing Element update process, and how they have been considered and addressed in the Element. The City implemented the following public outreach program.

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PROJECT WEBSITE
The City’s dedicated project website for the General Plan Update encapsulates the Housing Element Update as well (https://lawndale.generalplan.org/). The website serves as the main conduit of information for individuals who can access material online. The project website launched in July 2020 (associated with the City’s General Plan Update) and is regularly updated to reflect ongoing community input opportunities, advertise draft work products, and answer commonly asked questions.

VIRTUAL COMMUNITY WORKSHOPS
The City hosted a series of virtual community workshops throughout the project to provide updates on the preparation of the Draft Housing Element (and the General Plan). Each workshop was held in both English and Spanish. The early workshops focused on such issues as 5th Cycle progress, criteria for the sites inventory, credits towards the 6th Cycle RHNA, and a description of the fair housing analysis being undertaken. Through these events, the City was able to speak directly with residents about their housing priorities and educate the community regarding the City’s approach to meeting its fair share of the regional housing need.

The City is scheduled to host a community open house on the Public Draft Housing Element in December 2021. At this open house, the City will present the Public Draft 2021-2029 Housing Element and solicit feedback on the Element that will be considered and reflected in the final document. The City will specifically present information related to fair housing and describe the goals, policies, and programs that the City has added to the Housing Element to address this topic.

HOUSING ELEMENT SURVEYS
The City hosted two online Housing Element surveys, both in English and Spanish, which were available from April 2021 through November 2021. The surveys asked for input on the community’s housing priorities and strategies to address Lawndale’s future housing growth needs. Over 40 individuals responded to the surveys, which focused on issues of home maintenance, affordability, home type, living conditions, and community priorities related to housing. Survey #1 focused on visioning, values and living conditions in Lawndale as well as demographic questions. Survey #1 was 19 questions long and 58 total responses.

Survey #2 focused on community priorities and existing conditions related to housing. Survey #2 was 16 questions long and 41 total responses. TA summary of the key survey results is provided in the Housing Element Introduction section, with the complete results are included in Appendix B.

Summary of Survey #1:
 44% of residents have lived in Lawndale for 15+ years  69% of respondents owned a home in Lawndale.
 Half (50%) of respondents work outside of the City in areas such as Culver City, Long Beach, and El Segundo.
 The respondents were primarily between the ages of 25 to 44 years old (48%).  Issues that residents rated as most important to them include:
o Rehabilitate existing housing (96%)
o Ensure that children who grow up in Lawndale can afford to live in Lawndale (84%) o Housing affordable to working families (79%)
o Build more single-family housing (75%)
o Provide ADA-accessible housing (69%)
o Encourage more senior housing (66%)

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Summary of Survey #2:
 51% of residents have lived in Lawndale for 15+ years  The respondents were primarily between the ages of 25 to 44 years old (41%), and 45 to 64 years old (39%).
 66% of respondents owned a home in Lawndale. 26% of respondents who wish to own a home in Lawndale but currently do not own one indicated they could not find a home within their target price range in Lawndale.
 68% of respondents were very satisfied or somewhat satisfied with their current housing situation.  27% of respondents rated the physical condition of their home in excellent condition. Another 34% indicated that their home was showing signs of minor deferred maintenance such as peeling paint, chipped stucco, etc.
 When asked about housing fit, less than half (45%) of respondents felt the range of housing options currently available in Lawndale met their needs. The types of housing respondents felt were most needed in Lawndale included:
o Single family detached (78%)
o Senior housing (32%)
o Duplex/Attached Housing (29%)
o Condominiums (multi-family ownership homes) (17%)
o Apartments (multi-family rental homes) (15%)
o Accessory dwelling units (ADU) (12%)
o Housing for people with disabilities (10%)

ADVERTISEMENTS
The City of Lawndale maintains various social media accounts including Facebook, Twitter, YouTube, and Nextdoor. Starting in January 2021, and continuing throughout the project, the City posted updates to its social media platforms advertising opportunities to provide input and alerting the public to upcoming meetings and workshops related to the Housing Element Update.

EMAILS
The project team compiled a database of community members and stakeholders who registered to be notified via email of future public engagement opportunities and key deliverables. Direct emails were sent to these individuals to publicize the Virtual Community Workshops, the Housing Surveys, and the Public Review Draft 2021-2029 Housing Element.

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6B. Assessment of Fair Housing
This section presents an overview of available federal, state, and local data to analyze fair housing issues in Lawndale. This data is supplemented with local knowledge of existing conditions in the community to present a more accurate depiction of fair housing issues in Lawndale and a more informed perspective from which to base goals, policies, and programs to affirmatively further fair housing.

KEY DATA AND BACKGROUND INFORMATION
Lawndale is a participating city in the Los Angeles Urban County and is served by the Community Development Commission (CDC), which provides wide-ranging programs related to affordable housing and community and economic development. The CDC prepared an Analysis of Impediments to Fair Housing Choice (AI) in 2018 to fulfill its HUD requirement and remove barriers to fair housing choice for all residents within the service area covered by the AI, including the City of Lawndale. The AI examined policies, procedures, and practices within the Urban County that may limit a person’s ability to choose their residence free from discrimination. The AI provided an overview of laws, regulations, conditions, or other possible obstacles that may affect an individual or a household’s access to housing in the Urban County. It also presented local and regional demographic profiles, assessed the extent of housing needs among specific groups, identified existing barriers or impediments that may limit housing choice, and proposed actions to overcome those barriers.

The AI promoted community participation through five main avenues: regional discussion groups; three sets of four focus groups each, aimed to address disability and access, education, employment and transportation, and healthy neighborhoods; Resident Advisory Board Meetings; community input meetings; and the 2017 Resident Fair Housing Survey. The City of Lawndale participated in the Government Regional Discussion Group, held on January 18th, 2017.

The City’s demographic and income profile, household and housing characteristics, housing cost and availability, and special needs populations are discussed in previous sections of this Background Report. No barriers to fair housing choice specific to Lawndale that were identified in the 2018 AI. Supplemental data analysis was conducted to further understand potential fair housing issues, within the context of AFH topics, at the city-level. Lawndale is comprised of six census tracts (seven including the Sphere of Influence area) as shown in Figure 6–1.

Demographic, Economic, and Real Estate Profile
The City produced a Demographic, Economic and Real Estate Profile (Profile) as part of the City of Lawndale General Plan Update effort. The Profile summarizes and analyzes the economic, demographic, and real estate conditions and trends that will inform the land use policies and alternatives considered as part of the City of Lawndale’s (City) General Plan Update. It has been prepared for the City by Economic & Planning Systems, Inc. (EPS).

Key findings in the Profile include that Lawndale, in line with its neighbors, has experienced modest population growth over the past 20 years. The City’s relatively large household sizes, coupled with a more rapidly aging population, suggest that many households in the City are accommodating multiple generations, while young families are moving out of the area. The populations of Lawndale, the Trade Area (the cities of Gardena, Hawthorne, Lawndale, Redondo Beach and Torrance), and South Bay have increased by five percent or less since 2000, reflecting the built-out nature of the area. Household growth has been even slower, with household sizes increasing in all of the study geographies. As compared to the region, Lawndale has the largest household sizes, highest proportion of family households, and youngest median age, all of which underline the City’s family-oriented character.

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Residents of Lawndale have relatively low household incomes and educational attainment compared to the Trade Area and South Bay Region. This dynamic is reflected in the occupational distribution of employed residents, which is predominated by lower-skilled, lower-paying jobs. Less than one-quarter of the City’s working population has a post-secondary degree (associate’s, bachelors, or masters), which is about half the proportion of residents in the Trade Area and South Bay Region with those degrees. This low educational attainment matches the distribution of residents’ jobs, which are concentrated in the industry sectors of health care/social assistance, accommodations/food services, retail, and manufacturing.

Although it has a mostly single-family housing stock, Lawndale has a relatively low proportion of homeowners. Coupled with higher proportions of overcrowded units and cost-burdened households, these dynamics suggest that the City’s existing housing stock may not be meeting the needs of its residents. Higher proportions of single-family homes are typically correlated with higher rates of homeowners. By contrast, Lawndale has a higher proportion of single-family units than the Trade Area and South Bay Region, but a lower proportion of owner-occupied units. Additionally, the City has a higher proportion of units that are considered overcrowded (more than one occupant per room) and of households that are cost-burdened (paying more than 30 percent of income on housing costs). This is the case even though home values in the City are well below those of the Region overall.

These trends taken together are indicative of a housing inventory that is not meeting the needs of resident households. This situation is further exacerbated by the City’s negligible increase in housing units since 2010, putting further pressure on housing prices. While building larger single-family units will be challenging given the City’s small lot sizes and built-out nature, building more multi-family units, particularly those that meet the affordability levels of residents, can alleviate the need for multiple generations and families to share units and potentially accommodate young families wanting to locate in the City.

Lawndale contains approximately seven percent of all housing units in the Trade Area. While all three study geographies added housing units between 2000 and 2010, the housing inventory has been flat since 2010.

Vacancy rates have also increased in all three geographies, although the City has maintained the lowest rate since 2010. Like many cities in Los Angeles County, Lawndale housing stock is primarily single-family homes, representing about two-thirds of housing units in the City. This proportion is higher than in the Trade Area and South Bay overall. Typically, higher proportions of single-family homes are correlated with higher proportions of homeownership. However, almost 70 percent of housing units in Lawndale are renteroccupied, including 57 percent of single-family units. Given the larger household sizes and higher proportion of family households in the City, this dynamic suggests households which need and want a single-family home cannot afford to own one.

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FAIR HOUSING ENFORCEMENT AND OUTREACH CAPACITY
The Community Development Commission’s 2018 Analysis of Impediments to Fair Housing Choice (AI) was prepared in October 2017 and is a thorough examination of structural barriers to fair housing choice and access to opportunity for members of historically marginalized groups protected from discrimination by the federal Fair Housing Act (FHA).

To ensure the AI accurately reflected the Urban County’s needs, community participation was promoted through five main avenues: regional discussion groups; three sets of four focus groups each, aimed to address disability and access, education, employment and transportation, and healthy neighborhoods; Resident Advisory Board Meetings; community input meetings; and the 2017 Resident Fair Housing Survey.

The AI describes the departments and organizations that handle fair housing enforcement and outreach in the Los Angeles-Long Beach-Anaheim Region, in which Lawndale is included. The California Department of Fair Employment and Housing (DFEH) investigates complaints of employment and housing discrimination.

The Housing Rights Center (HRC) provides services to Lawndale to ensure equal access to housing. The HRC’s services include outreach and education, homebuyer education, mortgage default counseling, landlord-tenant mediation, and limited low-cost advocacy. The Fair Housing Council investigates claims of housing discrimination and assists with referrals to DFEH.

The Housing Rights Center (HRC) provides services to Lawndale residents for questions and inquiries regarding rights and responsibilities between landlords and tenants. Residents can contact HRC to get information on different fair housing services such as just cause protection, right to lease, and relocation assistance to better understand their rights as a tenant.

ACTIONS TAKEN TO OVERCOME IMPEDIMENTS
The Housing Rights Center (HRC) receives a multi-year grant from HUD to conduct systemic testing in areas within the Urban County where statistics point to any form of discrimination covered by applicable fair housing laws and, in particular, persistent housing discrimination based on race, national origin, familial status, and disability. As of 2014 (the year cited in the AI) the HRC had been awarded a grant in the amount of $325,000 to perform these actions.

In addition to the HUD grant, the HRC has a contract with the Community Development Commission for a variety of services addressing private sector impediments, such as providing education and training to housing providers on fair housing, distributing 16,000 pieces of fair housing literature annually, and hosting no less than three special events per year to inform the public about fair housing matters.

According to the HRC’s 4th Quarter Performance Report for Fiscal Year 2014-2015, there were a total of 3,490 clients to whom direct service was given and a total of 160,160 points of contact for outreach and education efforts. According to the HRC’s report for the 2015-2016 Fiscal Year, the number of clients who were provided direct service fell slightly to 3,239, while the points of contact for outreach and education climbed to 191,229. Furthermore, the CDC continues the process of addressing impediments to fair housing in the public sector for the Urban County.

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The City of Lawndale complies with fair housing laws and regulations as described in Table 6–1 shows the full list of indicators.

Table 6–1: Compliance with Fair Housing Laws
Law Description Compliance
California Fair Employment
and Housing Act (FEHA)
The Fair Employment and Housing Act (FEHA)
applies to public and private employers, labor
organizations and employment agencies. It is illegal
for employers of 5 or more employees to discriminate
against job applicants and employees because of a
protected category or retaliate against them because
they have asserted their rights under the law. The
FEHA prohibits harassment based on a protected
category against an employee, an applicant, an
unpaid intern or volunteer, or a contractor.

Harassment is prohibited in all workplaces, even
those with fewer than five employees.

Compliance is achieved through strict
enforcement in hiring practices and
regular training of and by Human
Resources staff.

Government Code Section
65008
Covers actions of a city, county, city and county, or
other local government agency, and makes those
actions null and void if the action denies an individual or group of individuals the enjoyment of residence,
landownership, tenancy, or other land use in the
state because of membership in a protected class,
the method of financing, and/or the intended
occupancy. For example, a violation under
Government Code section 65008 may occur if a
jurisdiction applied more scrutiny to reviewing and
approving an affordable development as compared
to market-rate developments, or multifamily housing
as compared to single family homes.

Compliance is achieved by uniform
application of the City’s codes,
regulations, policies and practices,
including development standards, design
guidelines, application submittal
requirements, fees and approval findings.

Government Code Section
8899.50
Requires all public agencies to administer programs
and activities relating to housing and community
development in a manner to affirmatively further fair
housing and avoid any action that is materially
inconsistent with its obligation to affirmatively further fair housing.

Compliance is achieved through
consultations with community
stakeholders and support agencies as
part of program evaluating and funding
decisions. The 6th Cycle Housing
Element Housing Plan describes how
each Program addresses fair housing
issues and contributing factors.

Government Code Section
11135 et seq.

Requires full and equal access to all programs and
activities operated, administered, or funded with
financial assistance from the state, regardless of
one’s membership or perceived membership in a
protected class.

Compliance is achieved through
promotion/availability of activities and
programs to all persons of all
backgrounds to participate equally in
community programs and activities.

Density Bonus Law (Gov.

Code, § 65915.)
Density bonus law is intended to support the
construction of affordable housing by offering
developers the ability to construct additional housing
units above an agency’s otherwise applicable
density range, in exchange for offering to build or
Compliance is achieved by
administration of Lawndale Municipal
Code Chapter 17.50 – Density Bonus
Provisions for Residential Units, which
provides for compliance with
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Law Description Compliance
donate land for affordable or senior units. Density
Bonus Law also provides for incentives intended to
help make the development of affordable and senior
housing economically feasible.

Government Code Section 65915 et seq.

Housing Accountability Act
(Gov. Code, § 65589.5.)
Provides that a local agency shall not disapprove a
housing development project, for very low, low-, or
moderate-income households, or an emergency
shelter, or condition approval in a manner that
renders the housing development project infeasible
for development for the use of very low, low-, or
moderate-income households, or an emergency
shelter, including through the use of design review
standards, unless it makes certain written findings,
based upon a preponderance of the evidence in the
record.

Compliance is achieved through the
development review process with is
completed consistent with the Housing
Accountability Act. Additionally, the
Housing Plan includes Program 176,
Zoning Code Amendments – Housing
Constraints, which requires the City to
update the Zoning Code to remove
constraints to a variety of housing types
and ensure the City’s standards and
permitting requirements are consistent
with State law. This includes allowing
supportive housing by right, and updating
the Zoning Code to ensure eligible multifamily projects with an affordable component are provided streamlined
review.

No-Net-Loss Law (Gov.

Code, § 65863)
Ensures development opportunities remain available
throughout the planning period to accommodate a
jurisdiction’s regional housing need assessment
(RHNA) allocation, especially for lower- and
moderate- income households.

The City’s draft Housing Element
identifies a surplus of sites with a capacity
to accommodate the City’s RHNA
allocation. The City has also identified
additional sites for accommodating any
shortfall that may occur with respect to
anticipated development density
capacity, that may be added to the site list
if necessary. Program 10 of the Housing
Element Housing Plan requires City staff
to annually monitor the City’s site
inventory and continued ability to
accommodate the remaining RHNA.

Least Cost Zoning Law (Gov.

Code, § 65913.1)
Provides that, in exercising its authority to zone for
land uses and in revising its housing element, a city,
county, or city and county shall designate and zone
sufficient vacant land for residential use with
appropriate standards, in relation to zoning for
nonresidential use, and in relation to growth
projections of the general plan to meet housing
needs for all income categories as identified in the
housing element of the general plan.

Compliance is achieved through the
implementation of Housing Element
Housing Plan Program 9 which ensures
that the City has sufficient land
appropriately zoned to accommodate the
City’s RHNA at all income levels for the
duration of the planning period. This
includes two new housing overlays and
an amendment to the Hawthorne
Boulevard Specific Plan to address the
City’s lower income RHNA shortfall.

Excessive Subdivision Provides that, in exercising its authority to regulate Compliance is achieved through the CITY OF LAWNDALE | 2021-2029 HOUSING ELEMENT
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Law Description Compliance
Standards (Gov. Code, §
65913.2.)
subdivisions a city, county, or city and county shall:
(a) Refrain from imposing criteria for design, as
defined in Section 66418, or improvements, as
defined in Section 66419, for the purpose of
rendering infeasible the development of housing for
any and all economic segments of the community.

However, nothing in this section shall be construed
to enlarge or diminish the authority of a city, county, or city and county under other provisions of law to
permit a developer to construct such housing.
(b) Consider the effect of ordinances adopted and
actions taken by it with respect to the housing needs
of the region in which the local jurisdiction is situated. (c) Refrain from imposing standards and criteria for
public improvements including, but not limited to,
streets, sewers, fire stations, schools, or parks,
which exceed the standards and criteria being
applied by the city, county, or city and county at that time to its publicly financed improvements located in
similarly zoned districts within that city, county, or city and county.
implementation of a fair and equitable
development review process which is
administrated consistent with the
Excessive Subdivision Standards Act.

ANALYSIS OF AVAILABLE FEDERAL, STATE, AND LOCAL DATA AND LOCAL KNOWLEDGE Integration and Segregation Patterns and Trends
To inform priorities, policies, and actions, Lawndale has included an analysis of integration and segregation, including patterns and trends, related to people with protected characteristics. Segregation generally means a condition in which there is a high concentration of persons of a particular race, color, religion, sex, familial status, national origin, or having a disability or a particular type of disability when compared to a broader geographic area. Conversely, integration refers to a condition in which there is not a high concentration of persons of a particular race, color, religion, sex, familial status, national origin, or having a disability or a particular type of disability when compared to a broader geographic area. The following analyzes levels of segregation and integration for race and ethnicity, persons with disabilities, familial status, age, and income to identify the groups in Lawndale that experience the highest levels of segregation.

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Dissimilarity Index
The dissimilarity index is the most commonly used measure of segregation between two groups, reflecting their relative distributions across neighborhoods (as defined by census tracts). The index represents the percentage of the minority group that would have to move to new neighborhoods to achieve perfect integration of that group. An index score can range in value from 0 percent, indicating complete integration, to 100 percent, indicating complete segregation. An index number between 30 and 60 indicates moderate similarity and community segregation while an index number above 60 is considered to show high similarity and a segregated community.

There are a number of reasons why patterns of racial segregation exist (or don’t exist) within a community.

Some of these reasons may be institutional (discriminatory lending practices) while others can be cultural (persons of similar backgrounds or lifestyles choosing to live near one another to provide support and familiarity). As such, discussions regarding segregation are complicated and there is not a “one size fits all” approach to addressing patterns of racial segregation.

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Crenshaw Blvd
Hawthorne Blvd
Inglewood Ave
Aviation Blvd
Prairie Ave
Manhattan Beach Blvd
W Rosecrans Ave
Redondo Beach Blvd
Artesia Blvd
Rosecrans Ave
L a w n d a l e
G a r d e n a
To r r a n c e
H a w t h o r n e
R e d o n d o B e a c h
Census
Tract
6040.01
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Tract
6040.02
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Tract
6037.02
Census
Tract 6039
Census
Tract 6041
Census
Tract
Census
6038.02
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6038.01
 0 ½ ¼
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Legend
City of Lawndale
Lawndale Sphere of Influence
Other Incorporated Areas
Census Tracts within Lawndale
Planning Area
Other Census Tracts
Housing Site
!( Site Suitable for All Income
Levels (>0.5 acres)
!( Suitable for Mod/Above Mod
Income Levels (<0.5 ac)
Figure 6-1. Census Tract Boundaries
Sources: U.S. Census Bureau.

Map date: January 18, 2022.
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Figure 6–2 shows the dissimilarity between each of the identified race and ethnic groups and White population for the City of Lawndale and the Los Angeles-Long Beach metropolitan area. The White (not Hispanic or Latino) population within Lawndale makes up approximately 4615% of the City’s population. The higher scores indicate higher levels of segregation among those race and ethnic groups. The City does not have any racial or ethnic groups with scores higher than 60 (indicating high similarity and segregation). Two race and ethnic groups (American Indian and Other Race) exhibit moderate levels of dissimilarity and segregation in Lawndale (scores between 30 and 60), with those scores indicating only moderate levels of segregation on the lower end of the moderate range (31.0 and 36.0, respectively). However, it should be noted that only 257 individuals identified as American Indian, and such a small population can indicate a pattern of segregation that is not of significant concern. The dissimilarity scores correlate directly with the percentage of people within that racial or ethnic group that would need to move into a predominately White census tract in order to achieve a more integrated community. For instance, 36.0% of the Other Race population would need to move into predominately White census tract areas to achieve “perfect” integration.

When compared to the Los Angeles-Long Beach metropolitan area, Lawndale exhibits far lower levels of dissimilarity and segregation than the region as a whole for all race and ethnic groups. For the categories identified as showing moderate levels of segregation in Lawndale, the Other Race dissimilarity index is 10.1 points lower in the City than in the metropolitan area, while the American Indian category is 17.4 points lower in the City than the metropolitan area.

These patterns indicate that in general, Lawndale is less dissimilar and more integrated for all of the identified racial and ethnic groups, and the community’s most dissimilar communities (its Other Race and American Indian populations) reflect trends seen throughout the region. This analysis suggests that patterns of segregation at the local level reflect those at the regional level as well, and that partnerships with regional agencies and advocates may be an effective way to address local issues of moderate segregation. 112 2021-2029 HOUSING ELEMENT| CITY OF LAWNDALE
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FIGURE 6–2: DISSIMILARITY INDEX

Black* American
Indian* Asian* Native Hawaiian* Other*
Two or
More
Races*
Hispanic
Los Angeles-Long Beach Area 70.5 48.4 51.8 68.6 46.1 30.7 64.4 Lawndale 26.2 31.0 21.0 28.5 36.0 16.8 12.3
Source: CensusScope, Social Science Data Analysis Network, 2021 * Not Hispanic or Latino
Diversity Index
Tracking the diversity of cities and counties throughout California is crucial to understanding the shifting demographics of race and ethnicity in California and the United States. Esri’s Diversity Index captures the racial and ethnic diversity of a geographic area in a single number, from 0 to 100. Scores less than 40 represent lower diversity in the jurisdiction while scores of greater than 85 represent higher diversity.

Additionally, scores between 40-55 represent low diversity, 55-70 represent moderate diversity, and 70-85 represent high diversity. As illustrated in Figure 6–3, almost the entirety of Lawndale is considered “Higher Diversity” with only three census block groups along the western edge of the City (adjacent to Redondo Beach) having index scores between 70-85. Figure 6–4 shows the diversity index scores for the City of Lawndale in 2010. Comparing Figure 6–3 and Figure 6–4, there have been no change in the diversity index scores in the City. As shown in Figure 6–5, the City of Lawndale’s diversity follows a similar pattern to the surrounding communities such as the cities of Hawthorne and Gardena. In comparison, Hawthorne has much higher diversity index scores than the nearby coastal cities of El Segundo, Redondo Beach, and Manhattan Beach. Countywide, south and central Los Angeles County is much more ethnically and racially diverse compared to the other areas of the County.

70.5 48.4

51.8 68.6

46.1 30.7

64.4 26.2

31.0 21.0

28.5 36.0

16.8 12.3

0.0 10.0 20.0 30.0 40.0 50.0 60.0 70.0 80.0
Black*
American Indian*
Asian*
Native Hawaiian*
Other*
Two or More Races*
Hispanic
Dissimilarity Index
Lawndale Los Angeles‐Long Beach Area
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Table 6-2 shows the demographic trends over time for the City and Los Angeles County. Since 1990, the percentage of population that are Hispanic residents has increased significantly in the City from 34.2% to

61.5% compared to the County which has increased from 37.8% to 48.4%. In comparison, percentage of Black or African American residents has increased in the City at a greater rate when compared to the County, increasing from 8.3% to 11.4% in the City and decreased from 11.2% to 8.1% in the County.

TABLE 6–2: DEMOGRAPHIC TRENDS
Race/Ethnicity 1990 2000 2010 Current
Lawndale
White 60.6% 42.2% 43.6% 46.1%
Black or African American 8.3% 12.6% 10.1% 11.4%
American Indian or Alaska Native 0.9% 0.9% 1.0% 0.8%
Asian 11.0% 9.6% 9.9% 12.6%
Native Hawaiian and Pacific Islander 1.1% 0.9% 1.1% 1.1% Some Other Race 18.1% 27.1% 28.6% 33.0%
Two or More Races - 6.6% 5.7% 4.3%
TOTAL 100% 100% 100% 100%
Hispanic or Latino (of any race) 34.2% 52.0% 61% 61.5%
Los Angeles County
White 56.8% 48.7% 50.3% 51.3%
Black or African American 11.2% 9.8% 8.7% 8.1%
American Indian or Alaska Native 0.5% 0.8% 0.7% 0.7%
Asian 10.4% 11.9% 13.7% 14.6%
Native Hawaiian and Pacific Islander 0.3% 0.3% 0.3% 0.3% Some Other Race 20.7% 23.5% 21.8% 21.0%
Two or More Races - 4.9% 4.4% 4.0%
TOTAL 100% 100% 100% 100%
Hispanic or Latino (of any race) 37.8% 44.5% 47.7% 48.4% Source: US Census; 1990 US Census; 2000 US Census; 2010 US Census, 2015-2019 ACS

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Mapped Patterns of Integration and Segregation
Patterns of integration and segregation are also considered for people with disabilities, familial status, and income groups. Relying primarily on data available from the US Census, it is possible to map and consider existing patterns which may indicate historical influences and future trends by census tract and census block groups.

As shown in Figure 6–4Figure 6–6, persons with disabilities are present throughout the Lawndale community, but generally in lower concentrations (<10%). The highest concentrations of persons with disabilities exist in the northeast quadrant of the City (north of Manhattan Beach Blvd. and east of Hawthorne Blvd.), where the percentage of population with a disability rises to 10 to -20%. Housing that accommodates persons with disabilities is more likely to be located near transit and activity centers, with Hawthorne Boulevard being the major thoroughfare in Lawndale and supported by both Metro transit and the City’s local transit service. This mirrors the patterns of concentrations of persons with disabilities in Los Angeles County, as illustrated in Figure 6–7. As shown in the Figure, concentrations of persons with disabilities are located along transportation corridors and activity centers. Based on this analysis, there are not significant patterns of segregation impacting persons with disabilities living in Lawndale.

Family makeup, including married couples (with or without children), persons over the age of 18 living alone and female headed households can provide insight into potential segregation issues in the community. As shown in Figure 6–8, there is a slightly higher concertation of population in married couples in the southeast corner of Lawndale compared to the rest of the City. Overall, as shown in Figure 6–9, the communities in central and south Los Angeles County have a much lower concentration of married households compared to the other areas of the County. As seen in Figure 6–10 and Figure 6–11, this pattern continues for married couples with children. Lawndale is also home to a number of female-headed households located throughout the community but generally in lower concentrations (<20%), as illustrated on Figure 6–5Figure 6–12.

Although the ratio is still low, a census tract with a higher concentration of female-headed households is located north of Marine Avenue and east of Hawthorne Boulevard in neighborhoods with multifamily housing.

However, as shown on Figure 6–5Figure 6–12, female-headed households are located in a variety of census tracts with different incomes, access to opportunities, and resource levels. Countywide, there are higher concentrations of female-headed households in census tracts, particularly in the City of Los Angeles, that have lower median incomes and higher diversity scores, as illustrated in Figure 6–13.

The community’s older residents, persons 65 years of age or older, are not concentrated in any one area in the City (see Figure 6–6Figure 6–14). In fact, the senior population appears fairly evenly spread with no census tract exceeding 10 to -15% older residents. As the majority of the housing stock in Lawndale consists of single-family detached homes, which are distributed throughout the City in established neighborhoods, this may indicate that senior residents are aging in place. As the City’s housing stock is also aging (67.5% of housing in the City is more than 50 years old), this may suggest that some senior residents are choosing to live in these areas as a result of the affordable home options available there. The City follows a similar pattern to City of Hawthorne to the north. Countywide, there is far less concentration of senior residents in central and south Los Angeles.

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Patterns of segregated economic wealth, as indicated by median household income, are not pronounced in Lawndale, as illustrated on Figure 6–7Figure 6–16. Low and high median household incomes are dispersed throughout the community, with lower and higher levels generally coexisting. Block groups with lower median household incomes are found in two different parts of Lawndale – one grouping is in the northwest quadrant near Hawthorne Boulevard as well as Manhattan Beach Boulevard, in areas close to public transit, and the other grouping is south along Inglewood Avenue. Two areas in the City with higher median household incomes are near Marine Avenue and Inglewood Avenue, and also in the southeastern part of the City, in neighborhoods consisting primarily of single-family homes. Countywide, census tracts with lower median incomes are concentrated in central Los Angeles, including Downtown Los Angeles, as illustrated in Figure 6–17.

Findings
The City has considered trends and patterns related to integration and segregation based on racial and ethnic factors, disability, female-headed households, seniors, and median household income. In all cases, there are no distinguishable patterns of segregation, and the community appears to be well-integrated. Moreover, when considering patterns of integration and segregation compared to its neighbors (including the cities of Hawthorne, Gardena, Torrance, and Redondo Beach – adjacent portions of which are shown on the above figures), Lawndale’s patterns appear to be consistent with the region, and in some cases showing higher degrees of integration. Nonetheless, the City will continue to observe these patterns to identify any changes from current conditions.

Racially or Ethnically Concentrated Areas of Poverty (R/ECAP) To assist communities in identifying racially/ethnically concentrated areas of poverty (R/ECAPs), HUD has developed a census tract-based definition of R/ECAPs. The definition involves a racial/ethnic concentration threshold and a poverty test. The racial/ethnic concentration threshold is straightforward: R/ECAPs must have a non-White population of 50 percent or more. Regarding the poverty threshold, Wilson (1980) defines neighborhoods of extreme poverty as census tracts with 40 percent or more of individuals living at or below the poverty line. Because overall poverty levels are substantially lower in many parts of the country, HUD supplements this with an alternate criterion. Thus, a neighborhood can be a R/ECAP if it has a poverty rate that exceeds 40% or is three or more times the average tract poverty rate for the metropolitan/micropolitan area, whichever threshold is lower. According to HCD’s 2020 AFFH mapping tool based on the 2009-2013 American Community Survey (ACS), there are no R/ECAPs in Lawndale. Additionally, according to HCD’s 2020 AFFH mapping tool, there are no areas of high segregation and poverty as outlined in the 2021 California Tax Credit Allocation Committee (TCAC) opportunity areas mapping data.

Comparing Figure 6–3 (Diversity Index) to Figure 6–7 Figure 6–16 (Median Household Income), although the correlation within the City alone is not strong, it generally appears that within the surrounding area, census tracts ranking higher in diversity tend to have lower median household incomes. Conversely, areas ranking in the low (40-55) and moderate (55-70) diversity index categories appear to have higher median household incomes, e.g., Redondo Beach and Manhattan Beach. Therefore, it appears that moderately segregated economic wealth exists just outside of the City boundaries but not within Lawndale based on diversity. Figure 6–8 Figure 6–18 provides an ethnicity analysis identifying the majority racial concentrations in the City. As shown, the City has a sizeable (10 to -50% gap) Hispanic majority within all census tracts. Overall, however, it appears that the City does not exhibit significant patterns or trends of greater racial/ethnic concentrations correlating to increased poverty, unless viewed in the context of the larger region, as illustrated in Figure 6–

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As discussed in the Findings section, the Housing Plan includes programs to encourage increased diversity and housing opportunities in the City and to provide education related to fair housing rights.

Racially Concentrated Areas of Affluence (RCAA)
According to the Department of Housing and Community Development AFFH Guidance Memo, “segregation is a continuum, with polarity between race, poverty, and affluence, which can be a direct product of the same policies and practices.” Therefore, both sides of the continuum must be examined. While HCD does not have a standard definition for RCAAs, looking at the percentage of the White population and median household income can provide a good indicator for areas of affluence.

In addition to R/ECAPs utilized by HUD, scholars at the University of Minnesota Humphrey School of Public Affairs created the Racially Concentrated Areas of Affluence (RCAAs) metric to more fully tell the story of segregation in the United States.6 RCAAs are defined as census tracts where 1) 80 percent or more of the population is White, and 2) the median household income is $125,000 or greater (slightly more than double the national median household income in 2016). Comparing Figure 6–8 Figure 6–18 (Ethnicity Analysis) with Figure 6–7 Figure 6–16 (Median Household Income), as the majority of the City contains a Hispanic majority racial concentration, and there are no census block groups with a median household income of $125,000 or more, there are no RCAAs located in Lawndale. Table 6-3, looks at the median household incomes of White, non-Hispanic residents in Lawndale, as well as the Los Angeles County as a whole. As shown in Table 6-3, there is significantly less difference in median income between White households and all households in the City when compared to the County.

TABLE 6–3: MEDIAN HOUSEHOLD INCOME
Median Household Income Lawndale Los Angeles County
White households $69,902 $88,038
All households $62,013 $68,044
% of white population 15.0% 26.3%
Source: US Census ACS, 2015-2019
6 Goetz, E. G., Damiano, A., & Williams, R. A. 2019. Racially Concentrated Areas of Affluence: A Preliminary Investigation. Cityscape:

A Journal of Policy Development and Research, Volume 21(1) [pages 99–124]. Available at:
https://www.huduser.gov/portal/periodicals/cityscpe/vol21num1/ch4.pdf !
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Hawthorne Blvd
Inglewood Ave
S Western Ave
Aviation Blvd
Prairie Ave
Manhattan Beach Blvd
W Rosecrans Ave
N Sepulveda Blvd
Av ai t oi n B vl d
Redondo Beach Blvd
Artesia Blvd
Rosecrans Ave
dvl B adevl upeS S
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 0 ½ ¼
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Lawndale Sphere of Influence
Other Incorporated Areas
Housing Site
!( Site Suitable for All Income Levels
(>0.5 acres)
!( Suitable for Moderate/Above
Moderate Income Levels (<0.5 ac)
Diversity Index (2018)
Higher Diversity
70-85
55-70
40-55
Lower Diversity
Figure 6-3. Diversity Index by Census Block Group 2018
Sources: AFFH Data and Mapping Resources, California
Department of Housing and Community Development,
"RaceDemographics_BlockGrp_2018."
Map date: January 18, 2022.
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Hawthorne Blvd
Inglewood Ave
S Western Ave
Aviation Blvd
Prairie Ave
Manhattan Beach Blvd
W Rosecrans Ave
N Sepulveda Blvd
Av ai t oi n B vl d
Redondo Beach Blvd
Artesia Blvd
Rosecrans Ave
dvl B adevl upeS S
M a n h a t t a n
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B e a c h
To r r a n c e
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R e d o n d o B e a c h
 0 ½ ¼
Miles
Legend
City of Lawndale
Lawndale Sphere of Influence
Other Incorporated Areas
Housing Site
!( Site Suitable for All Income Levels
(>0.5 acres)
!( Suitable for Moderate/Above
Moderate Income Levels (<0.5 ac)
Diversity Index (2010)
Higher Diversity
70-85
55-70
40-55
Lower Diversity
No Data
Figure 6-4. Diversity Index by Census Block Group 2010
Sources: AFFH Data and Mapping Resources, California
Department of Housing and Community Development,
"RaceDemographics_BlockGrp_2010."
Map date: January 18, 2022.
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Hills
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Manhattan
Culver
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El Segundo
Gardena
Hermosa Beach
Torrance
Rolling
Hills
Estates
Lomita
La Mirada
La Habra
Heights
Downey
Santa Fe
Springs
Commerce
Monterey Park
Artesia
Bellflower
Cerritos
Norwalk
La Puente
South El
Monte
West Covina El Monte
Montebello
Rosemead
Industry
Baldwin Park
Pico Rivera
Walnut
Whittier
Temple City
San Marino
Azusa Arcadia
Monrovia South
Pasadena
Glendale Pasadena
Irwindale
Los Angeles
Hawthorne Lynwood
South Gate
Cudahy
Bell Gardens
Inglewood
Huntington
Park
Maywood
Malibu
Signal Hill
Lakewood
Long Beach
Carson
Paramount
Rolling Hills
Rancho Palos
Verdes
Palos Verdes
Estates
Redondo
Beach
Compton
Vernon
Santa Monica
Hawaiian
Gardens
 0 5 2½
Miles
Legend
City of Lawndale
Diversity Index (2018)
Higher Diversity
70-85
55-70
40-55
Lower Diversity
Figure 6-5. Diversity Index by Census Block Group 2018 - Regional Sources: AFFH Data and Mapping Resources, California
Department of Housing and Community Development,
"RaceDemographics_BlockGrp_2018."
Map date: January 18, 2022.
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Inglewood Ave
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Aviation Blvd
Prairie Ave
Manhattan Beach Blvd
W Rosecrans Ave
N Sepulveda Blvd
Av ai t oi n B vl d
Redondo Beach Blvd
Artesia Blvd
Rosecrans Ave
dvl B adevl upeS S
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E l S e g u n d o
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Lawndale Sphere of Influence
Other Incorporated Areas
Housing Site
!( Site Suitable for All Income Levels
(>0.5 acres)
!( Suitable for Moderate/Above
Moderate Income Levels (<0.5 ac)
Percent of Population with a
Disability
< 10%
10 - 20%
20 - 30%
30 - 40%
> 40%
No Data
Figure 6-6. Proportion of Population with Disabilities by Census Tract Sources: AFFH Data and Mapping Resources, California
Department of Housing and Community Development,
"DisabilityPopulation_Tract_2015_19."
Map date: January 18, 2022.
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Hollywood Alhambra Beverly
Hills
Bell
Manhattan
Culver
Beach
City
Covina San Gabriel
El Segundo
Gardena
Hermosa Beach
Torrance
Rolling
Hills
Estates
Lomita
La Mirada
La Habra
Heights
Downey
Santa Fe
Springs
Commerce
Monterey Park
Artesia
Bellflower
Cerritos
Norwalk
La Puente
South El
Monte
West Covina El Monte
Montebello
Rosemead
Industry
Baldwin Park
Pico Rivera
Walnut
Whittier
Temple City
San Marino
Azusa Arcadia
Monrovia South
Pasadena
Glendale Pasadena
Irwindale
Los Angeles
Hawthorne Lynwood
South Gate
Cudahy
Bell Gardens
Inglewood
Huntington
Park
Maywood
Malibu
Signal Hill
Lakewood
Long Beach
Carson
Paramount
Rolling Hills
Rancho Palos
Verdes
Palos Verdes
Estates
Redondo
Beach
Compton
Vernon
Santa Monica
Hawaiian
Gardens
 0 5 2½
Miles
Legend
City of Lawndale
Percent of Population with a
Disability
< 10%
10 - 20%
20 - 30%
30 - 40%
> 40%
No Data
Figure 6-7. Proportion of Population with Disabilities by Census Tract - Regional Sources: AFFH Data and Mapping Resources, California
Department of Housing and Community Development,
"DisabilityPopulation_Tract_2015_19."
Map date: January 18, 2022.
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Crenshaw Blvd
Hawthorne Blvd
Inglewood Ave
S Western Ave
Aviation Blvd
Prairie Ave
Manhattan Beach Blvd
W Rosecrans Ave
N Sepulveda Blvd
Av ai t oi n B vl d
Redondo Beach Blvd
Artesia Blvd
Rosecrans Ave
dvl B adevl upeS S
M a n h a t t a n
B e a c h
E l S e g u n d o
L a w n d a l e
G a r d e n a
H e r m o s a
B e a c h
To r r a n c e
H a w t h o r n e
R e d o n d o B e a c h
 0 ½ ¼
Miles
Legend
City of Lawndale
Lawndale Sphere of Influence
Other Incorporated Areas
Housing Site
!( Site Suitable for All Income Levels
(>0.5 acres)
!( Suitable for Moderate/Above
Moderate Income Levels (<0.5 ac)
Percent of Population 18 Years
and Over in Households Living
with Spouse
> 80%
60% - 80%
40% - 60%
20% - 40%
< 20%
Figure 6-8. Percent of Population 18 Years and Over in Households Living with Spouse Sources: AFFH Data and Mapping Resources, California
Department of Housing and Community Development,
"FamilyStatus_Tract_2015_19."
Map date: January 18, 2022.
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Hollywood Alhambra Beverly
Hills
Bell
Manhattan
Culver
Beach
City
Covina San Gabriel
El Segundo
Gardena
Hermosa Beach
Torrance
Rolling
Hills
Estates
Lomita
La Mirada
La Habra
Heights
Downey
Santa Fe
Springs
Commerce
Monterey Park
Artesia
Bellflower
Cerritos
Norwalk
La Puente
South El
Monte
West Covina El Monte
Montebello
Rosemead
Industry
Baldwin Park
Pico Rivera
Walnut
Whittier
Temple City
San Marino
Azusa Arcadia
Monrovia South
Pasadena
Glendale Pasadena
Irwindale
Los Angeles
Hawthorne Lynwood
South Gate
Cudahy
Bell Gardens
Inglewood
Huntington
Park
Maywood
Malibu
Signal Hill
Lakewood
Long Beach
Carson
Paramount
Rolling Hills
Rancho Palos
Verdes
Palos Verdes
Estates
Redondo
Beach
Compton
Vernon
Santa Monica
Hawaiian
Gardens
 0 5 2½
Miles
Legend
City of Lawndale
Percent of Population 18 Years
and Over in Households Living
with Spouse
> 80%
60% - 80%
40% - 60%
20% - 40%
< 20%
No Data
Figure 6-9. Percent of Population 18 Years and Over in Households Living with Spouse - Regional Sources: AFFH Data and Mapping Resources, California
Department of Housing and Community Development,
"FamilyStatus_Tract_2015_19."
Map date: January 18, 2022.
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P a c i f i c
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130 2021-2029 HOUSING ELEMENT| CITY OF LAWNDALE
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Crenshaw Blvd
Hawthorne Blvd
Inglewood Ave
S Western Ave
Aviation Blvd
Prairie Ave
Manhattan Beach Blvd
W Rosecrans Ave
N Sepulveda Blvd
Av ai t oi n B vl d
Redondo Beach Blvd
Artesia Blvd
Rosecrans Ave
dvl B adevl upeS S
M a n h a t t a n
B e a c h
E l S e g u n d o
L a w n d a l e
G a r d e n a
H e r m o s a
B e a c h
To r r a n c e
H a w t h o r n e
R e d o n d o B e a c h
 0 ½ ¼
Miles
Legend
City of Lawndale
Lawndale Sphere of Influence
Other Incorporated Areas
Housing Site
!( Site Suitable for All Income Levels
(>0.5 acres)
!( Suitable for Moderate/Above
Moderate Income Levels (<0.5 ac)
Percent of Children in MarriedCouple Households
> 80%
60% - 80%
40% - 60%
20% - 40%
< 20%
Figure 6-10. Percent of Children in Married Couple Households Sources: AFFH Data and Mapping Resources, California
Department of Housing and Community Development,
"FamilyStatus_Tract_2015_19."
Map date: January 18, 2022.
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60 UV
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91 UV
710
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91 UV
West
Hollywood Alhambra Beverly
Hills
Bell
Manhattan
Culver
Beach
City
Covina San Gabriel
El Segundo
Gardena
Hermosa Beach
Torrance
Rolling
Hills
Estates
Lomita
La Mirada
La Habra
Heights
Downey
Santa Fe
Springs
Commerce
Monterey Park
Artesia
Bellflower
Cerritos
Norwalk
La Puente
South El
Monte
West Covina El Monte
Montebello
Rosemead
Industry
Baldwin Park
Pico Rivera
Walnut
Whittier
Temple City
San Marino
Azusa Arcadia
Monrovia South
Pasadena
Glendale Pasadena
Irwindale
Los Angeles
Hawthorne Lynwood
South Gate
Cudahy
Bell Gardens
Inglewood
Huntington
Park
Maywood
Malibu
Signal Hill
Lakewood
Long Beach
Carson
Paramount
Rolling Hills
Rancho Palos
Verdes
Palos Verdes
Estates
Redondo
Beach
Compton
Vernon
Santa Monica
Hawaiian
Gardens
 0 5 2½
Miles
Legend
City of Lawndale
Percent of Children in MarriedCouple Households
> 80%
60% - 80%
40% - 60%
20% - 40%
< 20%
No Data
Figure 6-11. Percent of Children in Married Couple Households - Regional Sources: AFFH Data and Mapping Resources, California
Department of Housing and Community Development,
"FamilyStatus_Tract_2015_19."
Map date: January 19, 2022.
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P a c i f i c
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134 2021-2029 HOUSING ELEMENT| CITY OF LAWNDALE
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Crenshaw Blvd
Hawthorne Blvd
Inglewood Ave
S Western Ave
Aviation Blvd
Prairie Ave
Manhattan Beach Blvd
W Rosecrans Ave
N Sepulveda Blvd
Av ai t oi n B vl d
Redondo Beach Blvd
Artesia Blvd
Rosecrans Ave
dvl B adevl upeS S
M a n h a t t a n
B e a c h
E l S e g u n d o
L a w n d a l e
G a r d e n a
H e r m o s a
B e a c h
To r r a n c e
H a w t h o r n e
R e d o n d o B e a c h
 0 ½ ¼
Miles
Legend
City of Lawndale
Lawndale Sphere of Influence
Other Incorporated Areas
Housing Site
!( Site Suitable for All Income Levels
(>0.5 acres)
!( Suitable for Moderate/Above
Moderate Income Levels (<0.5 ac)
Percent of Children in FemaleHeaded Household in which No Spouse or Partner Present is
Present
< 20%
20 - 40%
40 - 60%
60 - 80%
> 80%
No Data
Figure 6-12. Female-Headed Households by Proportion of Children Present by Census Tract Sources: AFFH Data and Mapping Resources, California
Department of Housing and Community Development,
"FamilyStatus_Tract_2015_19."
Map date: January 19, 2022.
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136 2021-2029 HOUSING ELEMENT| CITY OF LAWNDALE
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22 UV
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39 UV
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10 §¨¦
105
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60 UV
60 UV
91 UV
710
§¨¦
5§¨¦
605
§¨¦
110
§¨¦
1UV
91 UV
West
Hollywood Alhambra Beverly
Hills
Bell
Manhattan
Culver
Beach
City
Covina San Gabriel
El Segundo
Gardena
Hermosa Beach
Torrance
Rolling
Hills
Estates
Lomita
La Mirada
La Habra
Heights
Downey
Santa Fe
Springs
Commerce
Monterey Park
Artesia
Bellflower
Cerritos
Norwalk
La Puente
South El
Monte
West Covina El Monte
Montebello
Rosemead
Industry
Baldwin Park
Pico Rivera
Walnut
Whittier
Temple City
San Marino
Azusa Arcadia
Monrovia South
Pasadena
Glendale Pasadena
Irwindale
Los Angeles
Hawthorne Lynwood
South Gate
Cudahy
Bell Gardens
Inglewood
Huntington
Park
Maywood
Malibu
Signal Hill
Lakewood
Long Beach
Carson
Paramount
Rolling Hills
Rancho Palos
Verdes
Palos Verdes
Estates
Redondo
Beach
Compton
Vernon
Santa Monica
Hawaiian
Gardens
 0 5 2½
Miles
Legend
City of Lawndale
Percent of Children in FemaleHeaded Household in which No Spouse or Partner Present is
Present
< 20%
20 - 40%
40 - 60%
60 - 80%
> 80%
No Data
Figure 6-13. Female-Headed Households by Proportion of Children Present by Census Tract - Regional Sources: AFFH Data and Mapping Resources, California
Department of Housing and Community Development,
"FamilyStatus_Tract_2015_19."
Map date: January 19, 2022.
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P a c i f i c
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138 2021-2029 HOUSING ELEMENT| CITY OF LAWNDALE
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Crenshaw Blvd
Hawthorne Blvd
Inglewood Ave
S Western Ave
Aviation Blvd
Prairie Ave
Manhattan Beach Blvd
W Rosecrans Ave
N Sepulveda Blvd
Av ai t oi n B vl d
Redondo Beach Blvd
Artesia Blvd
Rosecrans Ave
dvl B adevl upeS S
M a n h a t t a n
B e a c h
E l S e g u n d o
L a w n d a l e
G a r d e n a
H e r m o s a
B e a c h
To r r a n c e
H a w t h o r n e
R e d o n d o B e a c h
 0 ½ ¼
Miles
Legend
City of Lawndale
Lawndale Sphere of Influence
Other Incorporated Areas
Housing Site
!( Site Suitable for All Income Levels
(>0.5 acres)
!( Suitable for Moderate/Above
Moderate Income Levels (<0.5 ac)
Percent of Population At or Over
Age 65
< 10%
10 - 15%
15 - 20%
20 - 25%
25 - 30%
>30%
No Data
Figure 6-14. Proportion of Senior Residents by Census Tract Sources: U.S. Census Bureau's American Community
Survey (ACS) 2015-2019 5-year estimates, Table(s) B01001.

Map date: January 19, 2022.
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140 2021-2029 HOUSING ELEMENT| CITY OF LAWNDALE
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5§¨¦
39 UV
22 UV
101
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UV
39 UV
10 §¨¦
10 §¨¦
105
§¨¦
60 UV
60 UV
91 UV
710
§¨¦
5§¨¦
605
§¨¦
110
§¨¦
1UV
91 UV
West
Hollywood Alhambra Beverly
Hills
Bell
Manhattan
Culver
Beach
City
Covina San Gabriel
El Segundo
Gardena
Hermosa Beach
Torrance
Rolling
Hills
Estates
Lomita
La Mirada
La Habra
Heights
Downey
Santa Fe
Springs
Commerce
Monterey Park
Artesia
Bellflower
Cerritos
Norwalk
La Puente
South El
Monte
West Covina El Monte
Montebello
Rosemead
Industry
Baldwin Park
Pico Rivera
Walnut
Whittier
Temple City
San Marino
Azusa Arcadia
Monrovia South
Pasadena
Glendale Pasadena
Irwindale
Los Angeles
Hawthorne Lynwood
South Gate
Cudahy
Bell Gardens
Inglewood
Huntington
Park
Maywood
Malibu
Signal Hill
Lakewood
Long Beach
Carson
Paramount
Rolling Hills
Rancho Palos
Verdes
Palos Verdes
Estates
Redondo
Beach
Compton
Vernon
Santa Monica
Hawaiian
Gardens
 0 5 2½
Miles
Legend
City of Lawndale
Percent of Population At or Over
Age 65
< 10%
10 - 15%
15 - 20%
20 - 25%
25 - 30%
>30%
No Data
Figure 6-15. Proportion of Senior Residents by Census Tract - Regional Sources: U.S. Census Bureau's American Community
Survey (ACS) 2015-2019 5-year estimates, Table(s) B01001.

Map date: January 19, 2022.
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Crenshaw Blvd
Hawthorne Blvd
Inglewood Ave
S Western Ave
Aviation Blvd
Prairie Ave
Manhattan Beach Blvd
W Rosecrans Ave
N Sepulveda Blvd
Av ai t oi n B vl d
Redondo Beach Blvd
Artesia Blvd
Rosecrans Ave
dvl B adevl upeS S
M a n h a t t a n
B e a c h
E l S e g u n d o
L a w n d a l e
G a r d e n a
H e r m o s a
B e a c h
To r r a n c e
H a w t h o r n e
R e d o n d o B e a c h
 0 ½ ¼
Miles
Legend
City of Lawndale
Lawndale Sphere of Influence
Other Incorporated Areas
Housing Site
!( Site Suitable for All Income Levels
(>0.5 acres)
!( Suitable for Moderate/Above
Moderate Income Levels (<0.5 ac)
Median Income by Block Group
< $30,000
$30,000 - $55,000
$55,000 - $87,100*
$87,100 - $125,000
> $125,000
No Data
Figure 6-16. Median Household Income by Block Group
* 87,100 is the HCD State Median Income
Sources: AFFH Data and Mapping Resources, California
Department of Housing and Community Development,
"MedianIncome_BlockGrp_2015_19."
Map date: January 19, 2022.
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5§¨¦
39 UV
22 UV
101
£¤
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39 UV
10 §¨¦
10 §¨¦
105
§¨¦
60 UV
60 UV
91 UV
710
§¨¦
5§¨¦
605
§¨¦
110
§¨¦
1UV
91 UV
West
Hollywood Alhambra Beverly
Hills
Bell
Manhattan
Culver
Beach
City
Covina San Gabriel
El Segundo
Gardena
Hermosa Beach
Torrance
Rolling
Hills
Estates
Lomita
La Mirada
La Habra
Heights
Downey
Santa Fe
Springs
Commerce
Monterey Park
Artesia
Bellflower
Cerritos
Norwalk
La Puente
South El
Monte
West Covina El Monte
Montebello
Rosemead
Industry
Baldwin Park
Pico Rivera
Walnut
Whittier
Temple City
San Marino
Azusa Arcadia
Monrovia South
Pasadena
Glendale Pasadena
Irwindale
Los Angeles
Hawthorne Lynwood
South Gate
Cudahy
Bell Gardens
Inglewood
Huntington
Park
Maywood
Malibu
Signal Hill
Lakewood
Long Beach
Carson
Paramount
Rolling Hills
Rancho Palos
Verdes
Palos Verdes
Estates
Redondo
Beach
Compton
Vernon
Santa Monica
Hawaiian
Gardens
 0 5 2½
Miles
Legend
City of Lawndale
Median Income by Block Group
< $30,000
$30,000 - $55,000
$55,000 - $87,100*
$87,100 - $125,000
> $125,000
No Data
Figure 6-17. Median Household Income by Block Group - Regional Sources: AFFH Data and Mapping Resources, California
Department of Housing and Community Development,
"MedianIncome_BlockGrp_2015_19."
Map date: January 19, 2022.
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Lawndale
P a c i f i c
O c e a n
* 87,100 is the HCD State Median Income
146 2021-2029 HOUSING ELEMENT| CITY OF LAWNDALE
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Crenshaw Blvd
Hawthorne Blvd
Inglewood Ave
S Western Ave
Aviation Blvd
Prairie Ave
Manhattan Beach Blvd
W Rosecrans Ave
N Sepulveda Blvd
Av ai t oi n B vl d
Redondo Beach Blvd
Artesia Blvd
Rosecrans Ave
dvl B adevl upeS S
M a n h a t t a n
B e a c h
E l S e g u n d o
L a w n d a l e
G a r d e n a
H e r m o s a
B e a c h
To r r a n c e
H a w t h o r n e
R e d o n d o B e a c h
 0 ½ ¼
Miles
Legend
City of Lawndale
Lawndale Sphere of Influence
Other Incorporated Areas
Housing Site
!( Site Suitable for All Income Levels
(>0.5 acres)
!( Suitable for Moderate/Above
Moderate Income Levels (<0.5 ac)
African American Majority by
Dominance
Slim (gap < 10%)
Sizeable (gap 10 - 50%)
Predominant (gap > 50%)
Asian Majority by Dominance
Slim (gap < 10%)
Sizeable (gap 10 - 50%)
Predominant (gap > 50%)
Hispanic Majority by Dominance
Slim (gap < 10%)
Sizeable (gap 10 - 50%)
Predominant (gap > 50%)
White Majority by Dominance
Slim (gap < 10%)
Sizeable (gap 10 - 50%)
Predominant (gap > 50%)
Figure 6-18. Ethnicity Analysis - Racial Concentrations Sources: AFFH Data and Mapping Resources, California
Department of Housing and Community Development,
"PredominantPop_AfricanAmericanMajority," "PredominantPop_AsianMajority," "PredominantPop_HispanicMajority," "PredominantPop_WhiteMajority" Map date: January 19, 2022.
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187
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West
Hollywood Alhambra Beverly
Hills
Bell
Manhattan
Culver
Beach
City
Covina San Gabriel
El Segundo
Gardena
Hermosa Beach
Torrance
Rolling
Hills
Estates
Lomita
La Mirada
La Habra
Heights
Downey
Santa Fe
Springs
Commerce
Monterey Park
Artesia
Bellflower
Cerritos
Norwalk
La Puente
South El
Monte
West Covina El Monte
Montebello
Rosemead
Industry
Baldwin Park
Pico Rivera
Walnut
Whittier
Temple City
San Marino
Azusa Arcadia
Monrovia South
Pasadena
Glendale Pasadena
Irwindale
Los Angeles
Hawthorne Lynwood
South Gate
Cudahy
Bell Gardens
Inglewood
Huntington
Park
Maywood
Malibu
Signal Hill
Lakewood
Long Beach
Carson
Paramount
Rolling Hills
Rancho Palos
Verdes
Palos Verdes
Estates
Redondo
Beach
Compton
Vernon
Santa Monica
Hawaiian
Gardens
 0 5 2½
Miles
Legend
City of Lawndale
African American Majority by
Dominance
Slim (gap < 10%)
Sizeable (gap 10 - 50%)
Predominant (gap > 50%)
Asian Majority by Dominance
Slim (gap < 10%)
Sizeable (gap 10 - 50%)
Predominant (gap > 50%)
Hispanic Majority by Dominance
Slim (gap < 10%)
Sizeable (gap 10 - 50%)
Predominant (gap > 50%)
White Majority by Dominance
Slim (gap < 10%)
Sizeable (gap 10 - 50%)
Predominant (gap > 50%)
No Data
Figure 6-19. Ethnicy Analysis - Racial Concentrations - Regional Sources: AFFH Data and Mapping Resources, California
Department of Housing and Community Development,
"PredominantPop_AfricanAmericanMajority," "PredominantPop_AsianMajority," "PredominantPop_HispanicMajority," "PredominantPop_WhiteMajority" Map date: January 19, 2022.
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Disparities in Access to Opportunity
HUD developed the opportunity indicators to help inform communities about disparities in access to opportunity. The scores are based on nationally available data sources and assess residents’ access to key opportunity assets in the Urban County. Table 6–1 Table 6–4 provides the index scores (ranging from 0 to 100) for the following opportunity indicator indices:
• Low Poverty Index: The low poverty index captures poverty in a given neighborhood. The poverty rate is determined at the census tract level. The higher the score, the less exposure to poverty in a neighborhood.
• School Proficiency Index: The school proficiency index uses school-level data on the performance of 4th grade students on state exams to describe which neighborhoods have high-performing elementary schools nearby and which are near lower performing elementary schools. The higher the score, the higher the school system quality in a neighborhood. • Labor Market Engagement Index: The labor market engagement index provides a summary description of the relative intensity of labor market engagement and human capital in a neighborhood.

This is based on the level of employment, labor force participation, and educational attainment in a census tract. The higher the score, the higher the labor force participation and human capital in a neighborhood.
• Transit Trips Index: This index is based on estimates of transit trips taken by a family that meets the following description: a three-person, single-parent family with income at 50% of the median income for renters for the region (i.e. the Core-Based Statistical Area (CBSA)). The higher the transit trips index, the more likely residents in that neighborhood utilize public transit. • Low Transportation Cost Index: This index is based on estimates of transportation costs for a family that meets the following description: a three-person, single-parent family with income at 50% of the median income for renters for the region/CBSA. The higher the index, the lower the cost of transportation in that neighborhood.
• Jobs Proximity Index: The jobs proximity index quantifies the accessibility of a given residential neighborhood as a function of its distance to all job locations within a region/CBSA, with larger employment centers weighted more heavily. The higher the index value, the better the access to employment opportunities for residents in a neighborhood. • Environmental Health Index: The environmental health index summarizes potential exposure to harmful toxins at a neighborhood level. The higher the index value, the less exposure to toxins harmful to human health. The higher the value, the better the environmental quality of a neighborhood, where a neighborhood is a census block group.

Opportunity indicators were obtained for the Los Angeles Urban County, for which Lawndale is a participating city, from the HUD Affirmatively Furthering Fair Housing GIS tool. Table 6–1 Table 6–4 identifies the opportunity indicators by race and ethnicity for the total Urban County population as well as the larger region of Los Angeles-Long Beach-Anaheim, CA.

Table 6–4: Opportunity Indicators by Race/Ethnicity
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» Race/
Ethnicity
» Low
Poverty Index
» School
Proficiency
Index
» Labor
Market Index
» Transit
Index
» Low
Transportation
Cost Index
» Jobs
Proximity Index
» Environ
mental Health
Index
Los Angeles County
White 70.12 72.18 68.22 76.66 67.60 55.10 22.89
Black 46.29 41.09 42.82 84.10 73.91 41.10 14.44
Hispanic 40.70 43.31 34.05 84.98 73.75 44.48 11.98
Asian or
Pacific
Islander

68.38 72.86 66.73 82.22 68.98 51.22 13.86
Native
American

54.75 55.06 48.03 77.80 69.62 45.65 20.02
Total
Average 56.05 56.90 51.97 81.15 70.77 47.51 16.64
Los Angeles-Long Beach-Anaheim, CA Region
White 65.19 68.03 67.43 77.63 73.13 54.59 21.35
Black 36.07 33.82 35.34 87.25 79.02 40.72 11.92
Hispanic 35.53 39.72 35.73 86.48 77.78 43.70 12.36
Asian or
Pacific
Islander

55.03 61.94 57.64 85.13 75.98 51.11 13.13
Native
American 48.40 50.70 48.58 81.04 75.36 45.88 17.68
Total
Average 48.04 50.84 48.94 83.51 76.25 47.20 15.29
Source: HUD Affirmatively Furthering Fair Housing GIS Tool, Available at: https://egis.hud.gov/affht/ As shown in Table 6–1Table 6–4, Urban County residents appear to have mixed access to opportunity based on the different indices; however, the White population tends to have greater opportunity across most indicators. Generally, all residents have very high access to public transit and moderately high low transportation costs with average scores in the 80s and 70s, respectively. Conversely, all residents generally have high exposure to pollution from harmful toxins (scores less than 25), which indicates that Urban County residents are especially vulnerable to harmful toxins at the neighborhood level; these toxins are likely the result of air quality impacts resulting from vehicle GHG emissions. Scores are also low in the jobs proximity index (47.51 average). While the White population dominates the high scores, Hispanic residents have the lowest scores in three of the seven indices.

Regionally, White residents generally have higher levels of access to opportunity for most indicators, but not all. Throughout the region, White residents had the highest levels of opportunity related to the low poverty index, school proficiency index, labor market index, jobs proximity index, and environmental health index.

The environmental health index at the regional level indicated the lowest levels of opportunity (with scores for all residents below 22). Hispanic and Black residents have the lowest scores for all indices but transportation related indices.

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TCAC/HCD Opportunity Area Maps
Additionally, the Department of Housing and Community Development together with the California Tax Credit Allocation Committee (TCAC) established the California Fair Housing Task Force to provide research, evidence-based policy recommendations, and other strategic recommendations to HCD and other related state agencies/departments to further the fair housing goals (as defined by HCD). The Task force developed the 2021 TCAC/HCD Opportunity Area Maps to understand how public and private resources are spatially distributed. The Task Force defines opportunities as pathways to better lives, including health, education, and employment. Overall, opportunity maps are intended to display which areas, according to research, offer low-income children and adults the best chance at economic advancement, high educational attainment, and good physical and mental health.

The opportunity maps are made from composite scores of three different domains made up of a set of indicators. Based on these domain scores, census tracts are categorized as Highest Resource, High Resource, Moderate Resource, Moderate Resource (Rapidly Changing), Low Resource, or areas of High Segregation and Poverty. Table 6–2 Table 6–5 shows the full list of indicators.

Table 6–5: Domains and List of Indicators for Opportunity Maps Domain Indicator
Economic  Poverty
 Adult education
 Employment
 Job proximity
 Median home value
Education  Math proficiency
 Reading proficiency
 High school graduation rates
 Student poverty rates
Environmental  CalEnviroScreen 3.0 pollution indicators and values Source: California Fair Housing Task Force, Methodology for TCAC/HCD Opportunity Maps, December 2020 Table 6–6 identifies the resource levels by census tracts and corresponding scores for economic, educational, and environmental indicators. As shown in Table 6-6, two of the census tracts are high resource areas and the remaining census tracts are moderate resource areas in the City of Lawndale.

Table 6–6: Opportunity Resource Levels by Census Tracts Census Tracts Resource Level Economic Score Environmental Score Educational Score 6038.01 Moderate 0.41 0.72 0.57
6038.02 Moderate 0.35 0.85 0.60
6039.00 Moderate 0.34 0.54 0.48
6040.01 High 0.35 0.79 0.64
6040.02 High 0.45 0.91 0.83
6041.00 Moderate 0.40 0.69 0.57
Source: California Housing and Community Development, AFFH Mapping Tool, https://affh-data-resources-cahcd.hub.arcgis.com, accessed January 18, 2022.
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Economic Opportunity
As described above, the Fair Housing Task Force calculates economic scores based on poverty, adult education, employment, job proximity, and median home values. As shown in Table 6-6, the overall economic scores in Lawndale range from 0.34 to 0.45. The economic scores are the lowest of the three indicators for the City. According to the 2021 Task Force map presented in Figure 6–9Figure 6–20, all census tracts within the City have low economic scores (0.25-0.50) even though the level of resources for the census tracts, as shown on the Opportunity Areas Map (Figure 6–12)in Table 6-6, reflects a Moderate to High level of resources. As shown in Figure 6–21, the job proximity index varies across the City from west to north, with the closest job proximity (scores of 60 to 80) in the census tracts in the northwestern part of the City and the furthest job proximity scores (20 to 40) located in the census tracts in the northeastern part of the City. This follows the larger pattern for the South Bay area, with the highest job proximity scores located in the cities to the west, including El Segundo and Torrance, and lower job proximity scores in cities located to the east, including Gardena.

According to the Southern California Association of Governments’ (SCAG) local profile for the City, approximately 27.6% of Lawndale residents commuted to the City of Los Angeles for work in 2016. Only

4.7% of residents commuted within the City of Lawndale7. The SCAG local profile of Lawndale lists 7,407 total jobs in the City in 2017, an increase of 24.7% from 2007. The profile also states that in 2018, 79.2% residents drive alone to work and the mean travel time to work was 26.4 minutes. Between 2000 and 2018, the average travel time to work decreased by approximately 2 minutes. In comparison, the mean travel time to work in Los Angeles County was 30.91 minutes and 73.7% of residents drive alone to work.

Educational Opportunity
The Fair Housing Task Force determines education scores based on math and reading proficiency, high school graduation rates, and student poverty rates. As shown in Figure 6–10Figure 6–22 and Table 6-6, the City is generally in the mid-range with regard to education scores, with scores ranging from (0.5048 to -

0.8375). Lawndale has one tract with a more positive education outcome (>0.75) at the southwest corner of the City, but also has lower education scores (0.25-0.50) in the northwest quadrant of the City, in an area that includes the Civic Center and Lawndale High School. The SCAG local profile of Lawndale shows that the kindergarten through 12th grade public school enrollment in the City increased by 22.2% or 1,798 students between 2000 and 2018. With approximately 9,887 students enrolled in 2018, Lawndale’s student population comprised of 0.7% of the County’s total. In comparison, the 2018 population of Lawndale was 0.3% of the County total population.

The City of Lawndale is served by the Lawndale Elementary School District (LESD) for kindergarten through 8th grade and the Centinela Valley Union High School District (CVUHSD) for 9th through 12th grade. According to the California Department of Education’s California School Dashboard, in 2019 LESD had an enrollment of 5,291 students. The ethnic/racial make-up of the District in 2019 was: 74.8% Hispanic, 9.9% African American, 4.9% White, 4.1% Asian, 0% American Indian, 0.7% Filipino, 0.8% Pacific Islander, and 2% two or more races. A total of 83.6% of the District’s students come from socioeconomically disadvantaged backgrounds, 35.9% are English learners, and 11.6% are students with disabilities. In 2019, CVUHSD had an enrollment of 6,370 students. The ethnic/racial make-up of the District in 2019 was: 75.4% Hispanic,

15.5% African American, 2.2% Asian, 1.8% White, 1% Filipino, 0.8% Pacific Islander, 0.1% American Indian, and 2.9% two or more races. A total of 85.5% of the District’s students come from socioeconomically disadvantaged backgrounds, 14.9% are English learners, and 13.7% are students with disabilities. The 7 Southern California Association of Governments, Profile of the City of Lawndale, May 2019.

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District has a graduation rate of 86%.8
Comparing Lawndale to neighboring Hawthorne, the City of Lawndale has similar education opportunity scores (Figure 6-22). As shown in Table 6-4, Countywide, Hispanic and Black residents have a significantly lower school proficiency index score than other ethnic and racial groups. However, Lawndale has higher educational opportunity scores than many other neighborhoods and communities that have Hispanic majorities.

Environmental Opportunity
Environmental health scores are determined by the Fair Housing Task Force based on CalEnviroScreen 3.0 pollution indicators and values. The California Office of Environmental Health Hazard Assessment (OEHHA) compiles these scores to help identify California communities disproportionately burdened by multiple sources of pollution. In addition to environmental factors (pollutant exposure, groundwater threats, toxic sites, and hazardous materials exposure) and sensitive receptors (seniors, children, persons with asthma, and low birth weight infants), CalEnviroScreen also takes into consideration socioeconomic factors. These factors include educational attainment, linguistic isolation, poverty, and unemployment. Figure 6–11 Figure 6–23 shows that Lawndale has positive environmental health scores relative to the surrounding area, with census tracts having either scores >0.75 or 0.50-0.75. According to Table 6-6, the overall environmental scores in Lawndale range from 0.54 to 0.91, and it is the opportunity index with the overall highest opportunities for the City compared to economic and educational opportunities.

Opportunity Areas Map scores for Lawndale census tracts are presented in Figure 6–12 along with the City’s sites inventory. As shown in Figure 6–12, the northern half of the City (north of Manhattan Beach Blvd.) and the southeast quadrant (south of Manhattan Beach Blvd. and east of Hawthorne Blvd.) are categorized as Moderate Resource, while the southwest quadrant is categorized as High Resource. No census tracts are considered Low Resource or High Segregation and Poverty.

8 California Department of Education, California School Dashboard, https://www.caschooldashboard.org/, accessed January 13, 2022. 156 2021-2029 HOUSING ELEMENT| CITY OF LAWNDALE
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Transportation/Transit Routes
Availability of efficient, affordable transportation can be used to measure fair housing and access to opportunities. Lawndale is entirely within a High Quality Transit Area (HQTA) as identified by SCAG. An HQTA is an area within one half-mile of a well-serviced transit stop or a transit corridor with 15-minute or less service frequency during peak commute hours. Hawthorne Boulevard, Redondo Beach Boulevard, and the Metro Green Line Station (light rail) off Marine Avenue all provide efficient and affordable access to opportunities in and around the City, and to regional opportunities and employment centers. According to All Transit, the City of Lawndale has a score of 7.8 out of 10, with a score of 10 being high connectivity, access to jobs and frequency of service.9
Findings
Opportunity Areas Map scores for Lawndale census tracts are presented in Figure 6–1224 along with the City’s sites inventory. As shown in Figure 6–1224, the northern half of the City (north of Manhattan Beach Blvd.) and the southeast quadrant (south of Manhattan Beach Blvd. and east of Hawthorne Blvd.) are categorized as Moderate Resource, while the southwest quadrant is categorized as High Resource. No census tracts are considered Low Resource or High Segregation and Poverty.

Overall, it appears that residents in Lawndale have varying levels of access to opportunities, and access to opportunity is not correlated to the location of special groups, like persons with disabilities, female-headed households, or seniors. Furthermore, there seems to be no correlation between access to opportunity and racial/ethnic composition within the City. Access to opportunity appears to be consistent and equitable across the community.

Discussion of Disproportionate Housing Needs
The analysis of disproportionate housing needs within Lawndale evaluated existing housing need, needs of the future housing population, and units within the community at-risk of converting to market-rate (of which there are 55 units). HUD requires all grantees to compare and assess the burdens for housing for different groups in the community. A disproportionately greater burden exists when the members of a particular group experience a housing problem at a greater rate (90 percent or more) than the group as a whole.

The four HUD-designated housing problems include when a 1) housing unit lacks complete kitchen facilities; 2) housing unit lacks complete plumbing facilities; 3) household is overcrowded; and 4) household is cost burdened. Households are considered to have a housing problem if they experience at least one of the above.

Table 70 summarizes the demographics of households with disproportionate housing needs in the County and region. As shown in Table 6–7, Los Angeles County has a slightly lower percentage of residents experiencing housing problems compared to the region. For both the County and the region as a whole, nonWhite households are more likely to experience at least one of the housing problems than White households.

The analysis of disproportionate housing needs within Lawndale evaluated existing housing need, needs of the future housing population, and units within the community at-risk of converting to market-rate (of which there are 55 units).Table 6–7: Demographics of Households with DIsproportionate Housing Needs 9 AllTransit, https://alltransit.cnt.org/, accessed January 18, 2022.

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Housing Needs Los Angeles County Los Angeles-Long Beach-Anaheim, CA Region
Households
experiencing any of 4
housing problems
# with
problems
#
households
% with
problems
# with
problems
# of
households
% with
problems
Race/Ethnicity
White 109,617 296,864 36.92% 710,485 1,741,265 40.80%
Black 24,141 47,215 51.13% 186,785 332,330 56.20%
Hispanic 157,482 275,926 57.07% 924,105 1,458,220 63.37% Asian or Pacific Islander 63,776 146,312 43.59% 312,775 666,628 46.92% Native American 872 2,021 43.15% 4,655 9,535 48.82%
Other 6,313 15,026 42.01% 44,255 90,895 48.69%
Total 362,293 783,509 46.24% 2,183,075 4,298,855 50.78% Household Type and Size
Family households, <5
people 182,570 451,840 40.41% 1,029,920 2,301,365 44.75% Family households, 5+
people 78,343 124,405 62.97% 434,995 628,630 69.20%
Non-family households 101,358 207,185 48.92% 718,155 1,368,880 52.46% Households
experiencing any of 4
severe housing
problems
# with
severe
problems
#
households
% with
severe
problems
# with
severe
problems
# of
households
% with
severe
problems
Race/Ethnicity
White 57,958 296,864 19.52% 387,770 1,741,265 22.27%
Black 13,744 47,215 29.11% 115,450 332,330 34.74%
Hispanic 106,255 275,926 38.51% 649,345 1,458,220 44.53% Asian or Pacific Islander 36,772 146,312 25.13% 189,350 666,628 28.40% Native American 482 2,021 23.85% 2,645 9,535 27.74%
Other 3,385 15,026 22.53% 26,215 90,895 28.84%
Total 218,660 783,509 27.91% 1,370,770 4,298,855 31.89% Source: HUD Affirmatively Furthering Fair Housing (AFFH) Database, 2020.

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Future Growth Need
The City’s future growth need is based on the RHNA, which allocates production of 732 very low and 311 low-income units to the City for the 2021-2029 planning period. Figure 5-1 shows that both existing and proposed affordable units are well dispersed throughout the community and do not present a geographic barrier to obtaining affordable housing. Appendix A of this Housing Element shows the City’s ability to meet its 2021-2029 RHNA need at all income levels. This demonstrates the City’s ability to accommodate the anticipated future affordable housing needs of the community.

Existing Need
As proposed in the Housing Plan, the City will continue its efforts to work with affordable housing developers to help facilitate the development of housing for lower income households. Lawndale has 55 deed-restricted units, representing approximately 0.5% of the City’s housing stock. The City will actively work with affordable housing developers to identify and evaluate potential sites and to expand opportunities for lower income households throughout Lawndale.

Cost Burden
A household is considered cost burdened if the household pays more than 30% of its total gross income for housing costs. For renters, housing costs include rent paid by the tenant plus utilities. For home owners, housing costs include mortgage payment, taxes, insurance, and utilities. As discussed in the Background Report, as with most communities, the location of the home is one of the biggest factors with regard to price.

Compared to the rest of the state, housing in Lawndale is still relatively affordable. However, housing is not affordable for all income levels, particularly the very-low and low-income households. Overpayment is a widespread issue in Lawndale (like the rest of Southern California). The issue is more prominent among renter households than owner households, although both groups demonstrate patterns of overpayment (Figure 6-25 and Figure 6-26). This reflects patterns of overpayment across the SCAG region, where overpayment has remained an issue among renters in recent years while decreasing among homeowners (Figure 6-27 and Figure 6-28).

As discussed previously in the Housing Needs Assessment section of the Background Report, 53% of renters in Lawndale overpay for housing (Table 3-22). The majority of renters that overpay are in the lower income groups, with 83% in the extremely low-income group and 34% in the very low-income group severely overpaying for housing (over 50% of their monthly income). As shown in Figure 6-25, these renters are located throughout the City, with increased concentrations in census tract 6041.00 located in southeast Lawndale, which is primarily single-family neighborhoods with commercial uses along the major transportation corridors. As shown in Table 3-22 of the Background Report, 36% of homeowners overpay for housing. 68% of extremely low-income owners and 35% of very low-income owners are severely overpaying. 48% of all households in Lawndale overpay for housing (over 30% of their monthly income). Figure 6-26 shows the concentrations of cost burden on homeowners in the City of Lawndale. Similar to renters that overpay, these homeowners are located throughout the City.

Overpayment increases the risk of displacing residents who are no longer able to afford their housing costs.

To address displacement risks due to overpayment, Program 4, Conservation of Existing and Future Affordable Units; Program 6, Affordable and Special Needs Housing Development; and Program 8, Homeownership Programs have been included in the proposed Housing Plan.

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Overcrowding
Typically, a housing unit is considered overcrowded if there is more than one person per room and severely overcrowded if there are more than 1.5 persons per room. As discussed in the Housing Needs Assessment of the Background Report, overcrowding is an issue in the City of Lawndale. As described in Table 3–14 of the Background Report, 12.4% of owner-occupied homes and 16.3% of renter-occupied homes are overcrowded in the City. The southern census tracts in the City have a higher concentration of overcrowded households, compared to the northern census tracts (Figure 6-29). Compared to other communities to the west of Lawndale, including the cities of Torrance and Redondo Beach, Lawndale has a much higher concentration of overcrowded households, comparable to central Los Angeles (Figure 6-30). As shown in Figure 6-30, the more racially/ethnically diverse central and south Los Angeles County has a significantly higher concentration of overcrowded households than other areas of the County.

Overcrowding typically means that either appropriately sized housing is unaffordable to current residents, or that the type of housing available does not meet the need resulting in an increased risk of displacement for households living in overcrowded situations. In either case, overcrowding means there is a disproportionate need for affordable, larger housing units in Lawndale. The City is proactively working to expand the range of housing options available in the City and will meet with the developers to identify barriers to constructing larger affordable housing and has included several other programs to incentivize development of affordable housing, including Program 6 in the Housing Plan.

Substandard Housing
Typically, housing over 30 years of age is more likely to have rehabilitation needs that may include plumbing, roof repairs, electrical repairs, foundation rehabilitation, or other significant improvements. As discussed in the Housing Needs Assessment section of the Background Report, the 2015-2019 ACS data indicates that about two-thirds (67.5%) of the housing in the City is more than 50 years old (i.e., built before 1970). Another

10.9% of units were built between 1970 and 1979. The age of the housing stock indicates that the need for maintenance and rehabilitation assistance may grow during the planning period. Additionally, in the first Housing Element Survey, nearly all of the responders listed that rehabilitating existing housing was important to them.

The Housing Element outreach surveys included specific questions pertaining to the quality of the City’s housing stock. When asked to rate the physical condition of the residence they lived in, the majority (35%) responded that their home shows signs of minor deferred maintenance such as peeling paint or chipped stucco, while 28% indicated that their home was in excellent condition. Another 28% of respondents indicated that their home was in need of a modest repair (like a new roof or new siding) and only 10% reported that their home needed a major repair (such as new foundation, complete new plumbing, or complete new electrical). Homeowners were more likely than renters to respond that their residence was in excellent condition (30% to 23%). To address the deterioration of the housing stock, property rehabilitation programs are made available to property owners (Program 1 of the Housing Plan). Lawndale’s Residential Rehabilitation Programs are the primary means by which the City preserves and improves the quality of its housing stock.

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Persons Experiencing Homelessness
As discussed in the Housing Needs Assessment section of the Background Report, the 2020 Point-In-Time Count identified 37 people in the City of Lawndale experiencing homelessness, representing less than one percent of LACoC’s total homeless count (63,706 individuals). Table 3–34 in the Background Report shows that the number of unsheltered individuals has increased by 164% over the time period 2016 to 2020. The number of sheltered individuals fell by 100%, from 29 individuals to zero, over the same period. For the LACoC area, the number of sheltered individuals increased by 45.6% and the number of unsheltered individuals increased by 33.7% during the period 2016 to 2020 (Table 3–35).

Findings
“Disproportionate housing needs” generally refers to a condition in which there are significant disparities in the proportion of members of a protected class experiencing a category of housing need when compared to the proportion of members of any other relevant groups, or the total population experiencing that category of housing need in the applicable geographic area. Based on input from the community, the most disproportionate housing needs in Lawndale include more affordable larger homes suitable for families.

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Displacement Risk
As mentioned, there are 55 deed-restricted affordable units currently at-risk of converting to market-rate within the next 10 years. The City also has a number of units which are affordable to lower income families but are not deed-restricted. As described earlier in this Background Report, the City plans to accommodate the large majority of its 2021-2029 RHNA allocation on parcels designated for mixed-use development, with a focus on new development along the City’s major transportation corridor, Hawthorne Boulevard, which has good access to transportation facilities, amenities, and infrastructure. Moreover, given that the majority of new residential development will happen in areas envisioned to support mixed-use development, it is expected that residential uses will be developed alongside complementary commercial and civic uses, which will help facilitate bringing jobs and housing closer together.

As shown in Figure 6-31, one census tract in the northwest corner of the City is designated “LowIncome/Susceptible to Displacement,” and there are potential housing sites located within the census tract.

Other census tracts in the City are designated as “Stable Moderate/Mixed Income”. Figure 6-32 shows the census tracks in Lawndale that are designated as “Sensitive Communities” that would potentially displace existing residents due to redevelopment. As shown in Figure 6-32, census tracts in the northern portion of the City are considered “Sensitive Communities” where residents may be particularly vulnerable to displacement in the event of increased redevelopment and shifts in housing costs. Communities were designated sensitive if they currently have populations vulnerable to displacement in the event of increased redevelopment and drastic shifts in housing cost. Vulnerability is defined as share of very low-income residents is above 20% in 2017 and the tract meets one other criteria related to renters, diversity, and housing burden.

The City recognizes that even though it has identified sufficient land to accommodate its RHNA allocation at all income levels, there is still the potential for economic displacement because of new development and investment. This “knock-on” effect can occur at any time, and it can be challenging for the City to predict market changes and development patterns which have the potential to impact rental rates and sales prices for housing available in the marketplace. To date, the City has no evidence that new development (affordable or market-rate) has resulted in economic displacement. However, the City recognizes that economic displacement might occur in the future and will review land use and planning proposals to study and address issues related to future displacement.

To the extent that future development occurs in areas where there is existing housing, all housing must be replaced according to SB 330’s replacement housing provisions (Government Code Section 66300). SB 330 also provides relocation payments to existing low-income tenants. The State has also adopted “just cause” eviction provisions and statewide rent control to protect tenants from displacement.

Research has shown that low-income renter populations are disproportionately exposed to environmental hazards and that housing tenure is a telling determinant of social vulnerability to disasters. Renters bear the brunt of the existing affordable housing shortage, and their adaptive capacity to cope and recover from the impacts of environmental hazards may be reduced due to systemic inequities and limited resources. As discussed in the Constraints section under Environmental Constraints, environmental hazards affecting residential development in the City include geologic and seismic conditions, which provide the greatest threat to the built environment, and hazardous materials release, including pipeline rupture. Liquefaction and other seismic-related issues are addressed by the State Universal Building Code (UBC). Situated at the hub of a major arterial traffic network, the City of Lawndale is highly susceptible to the danger of hazardous materials spills. This danger is somewhat mitigated, however, by various State and Federal legislation regulating the use, storage, and transportation of hazardous materials and the strict enforcement of these regulations. 162 2021-2029 HOUSING ELEMENT| CITY OF LAWNDALE
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Findings
The City has considered the risk of displacement specifically for protected classes, including persons with disabilities, female-headed households, seniors, and non-White residents (as discussed previously throughout this Background Report) and remains committed to maintaining its existing affordable housing stock and to addressing potential issues related to economic displacement. !
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Outcome)
Figure 6-20. TCAC Economic Score by Census Tract
Sources: AFFH Data and Mapping Resources, California
Department of Housing and Community Development,
"TCAC_OpportunityAreas_Tract_2021."
Map date: January 19, 2022.
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Figure 6-21. Job Proximity Index by Block Group
Sources: AFFH Data and Mapping Resources, California
Department of Housing and Community Development,
"JobsProximityIndex_BlockGrp_2014_17."
Map date: January 19, 2022.
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Figure 6-22. TCAC Educational Score by Census Tract
Sources: AFFH Data and Mapping Resources, California
Department of Housing and Community Development,
"TCAC_OpportunityAreas_Tract_2021."
Map date: January 19, 2022.
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Figure 6-23. TCAC Environmental Score by Census Tract
Sources: AFFH Data and Mapping Resources, California
Department of Housing and Community Development,
"TCAC_OpportunityAreas_Tract_2021."
Map date: January 19, 2022.
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Figure 6-24. TCAC Opportunity Areas by Census Tract
Sources: AFFH Data and Mapping Resources, California
Department of Housing and Community Development,
"TCAC_OpportunityAreas_Tract_2021."
Map date: January 19, 2022.
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6C. Sites Inventory
AB 686 requires that jurisdictions identify sites throughout the community in a manner that is consistent with its duty to affirmatively further fair housing. The site identification includes not only an analysis of site capacity to accommodate the RHNA (provided in the Housing Resources section), but also considers whether the identified sites serve the purpose of replacing segregated living patterns with truly integrated and balanced living patterns, transforming racially and ethnically concentrated areas of poverty into areas of opportunity.

This section analyzes the role of all sites, regardless of income level, in assisting to affirmatively further fair housing. However, special attention is paid to those sites identified to accommodate a portion of the City’s lower-income RHNA to ensure that the City is thinking carefully about how the development of new affordable housing options can promote patterns of equality and inclusiveness.

SEGREGATION/INTEGRATION
As previously stated, the City finds that there are no known historic patterns of segregation by race and ethnicity, persons with disabilities, familial status, age, or income. Nonetheless, as described throughout this Housing Element, the City is committed to supporting the development of housing to promote a balanced and integrated community. This is highlighted in Table 5–5: RHNA Sites Strategy in the Housing Resources chapter, as the City has identified a surplus of sites and excess development capacity for housing for all income levels.

Figure 6–3 shows the sites identified to meet Lawndale’s RHNA allocation in relation to racial/ethnic diversity.

As shown, proposed lower income RHNA sites (underutilized mixed-use sites and sites within the Hawthorne Boulevard Specific Plan allowing for densities of at least 30 du/ac) are located throughout the community and are not concentrated in areas of low diversity. In fact, all sites are located in areas of high diversity, and no sites are located in areas of lower diversity.

Figure 6–4 Figure 6–6 shows the sites designated to meet Lawndale’s RHNA allocation in relation to the distribution of persons with disabilities. As shown, proposed lower income RHNA sites (underutilized mixeduse sites and sites within the Hawthorne Boulevard Specific Plan allowing for densities of at least 30 du/ac) are located throughout the community and are not concentrated in areas with high proportions of persons with disabilities. The sites are located in census tracts with <10% or 10-20% of residents indicating a disability. Additionally, the City’s mixed-use areas are located near transit corridors and activity centers, which benefits persons with disabilities. However, these sites are not concentrated in areas with already high levels of disability. The locations of sites designated to meet the City’s lower income RHNA allocation are not expected to contribute to patterns of isolation or segregation for persons with disabilities.

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Figure 6–5 Figure 6–12 shows the sites designated to meet Lawndale’s RHNA allocation in relation to femaleheaded households. As shown, proposed lower income RHNA sites (underutilized mixed-use sites and sites within the Hawthorne Boulevard Specific Plan allowing for densities of at least 30 du/ac) are located throughout the community and are not concentrated in areas with high levels of female-headed households.

The locations of sites designated to meet the City’s lower income RHNA allocation are not expected to contribute to patterns of isolation or segregation for female-headed households.

Figure 6–6 Figure 6–14 shows the sites designated to meet Lawndale’s RHNA allocation in relation to the distribution of senior residents. As shown, proposed lower income RHNA sites (underutilized mixed-use sites and sites within the Hawthorne Boulevard Specific Plan allowing for densities of at least 30 du/ac) are located throughout the community and are not concentrated in areas with high proportions of senior residents. The sites are located in areas with low levels of senior residents (<10% or 10-15%). Furthermore, these areas (generally along Hawthorne Blvd.) are also good locations for seniors because they provide easy access to goods and services and are located near transportation facilities and activity centers. The locations of sites designated to meet the City’s lower income RHNA allocation are not expected to contribute to patterns of isolation or segregation for senior households.

Figure 6–7 Figure 6–16 shows the sites designated to meet Lawndale’s RHNA allocation in relation to median household income. As shown, proposed lower income RHNA sites (underutilized mixed-use sites and sites within the Hawthorne Boulevard Specific Plan allowing for densities of at least 30 du/ac) are located throughout the community and are not concentrated in areas with low median household income. Some candidate sites are located in the City’s lowest median household income census block groups ($30,000 – $55,000), but the overall distribution is spread amongst block groups with varying levels of median household income. The location of new development to meet the City’s lower income RHNA is not expected to contribute to patterns of isolation or segregation for lower income households.

R/ECAPS
The City does not have any racially or ethnically concentrated areas of poverty and the identification of sites to accommodate the City’s RHNA is not expected to alter this finding.

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ACCESS TO OPPORTUNITY
Lawndale is made up of census tracts that are considered either Moderate Resource or High Resource opportunity areas (see Figure 6–12Figure 6–24). The introduction of new mixed-use development in these areas will help to create more housing affordable to households at lower income levels, introduce new residents to areas which can contribute to higher neighborhood stability, and expand opportunities for people to live and work in the same area. Taken together, new mixed-use development in these areas, which is focused on underutilized commercial sites, will help to diversify the land use pattern without displacing existing residents.

To help support the addition of new development in high resource areas, the City has included Program 7, which promotes the opportunity to develop accessory dwelling units throughout the community.

DISPLACEMENT RISK
Figure 6–13 Figure 6–25 shows the sites designated to meet the lower income RHNA allocation for Lawndale (underutilized mixed-use sites and sites within the Hawthorne Boulevard Specific Plan allowing for densities of at least 30 du/ac) in relation to percent of renter households overburdened by housing costs, by census tract. Nearly all sites are located in census tracts with moderate to high levels of renter households overburdened by housing costs (40-60%) and two sites are located in the census tracts with the highest levels of renter households overburdened by housing costs (60-80%).

Figure 6–14 Figure 6–26 shows the sites proposed to meet Lawndale’s lower income RHNA allocation (underutilized mixed-use sites and sites within the Hawthorne Boulevard Specific Plan allowing for densities of at least 30 du/ac) in relation to percent of homeowner households overburdened by housing costs, by census tract. Sites are fairly evenly divided between census tracts with low levels (20-40%) of owner households overburdened by housing costs and moderate/high levels (40-60%) of owner households overburdened by housing costs.

The intent of introducing new residential development in these areas (at locations currently developed with commercial or light manufacturing uses) is to add new housing to desirable areas and provide a range of housing choices at different prices to current and future residents. The sites designated to accommodate the City’s lower income RHNA are not currently developed with residential uses and are not expected to displace current residents.

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SITE ANALYSIS FINDINGS
To accommodate the City’s RHNA allocation, the City undertook a robust analysis of existing site conditions, including an evaluation of existing development on the site, the age of the existing structure, site utilization (FAR), historic development patterns and trends, any known constraints to development, ownership patters, and overall development feasibility. The City promotes high-density residential development in stand-alone and mixed-use formats throughout the City, with a special focus on higher density housing along transit corridors and around activity centers. These areas allow and incentivize higher density residential and mixeduse development at the densities needed to stimulate affordable housing development. The City’s lower income RHNA needs are largely accommodated in these locations, which do not represent extremely concentrated racial or ethnic populations, persons with disabilities, female-headed households, senior households, or lower income households. However, the City has included a program to encourage additional development of lower income units throughout the community through its accessory dwelling unit program.

For these reasons, the City finds that the sites proposed to accommodate its RHNA allocation do not unduly burden existing areas of concentrated racial or ethnic homogeneity, poverty, or other characteristics.

Moreover, the sites affirmatively further fair housing by helping to stimulate investment in areas where additional people and place-based opportunity is desired, and where new residential and/or mixed-use development can help to improve some of the opportunity level characteristics discussed earlier in this section.

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Figure 6-25. Cost-Burdened Renter Households by Census Tract Sources: AFFH Data and Mapping Resources, California
Department of Housing and Community Development,
"Overpayment_Tract_2015-19."
Map date: January 19, 2022.
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H e r m o s a
B e a c h
To r r a n c e
H a w t h o r n e
R e d o n d o B e a c h
 0 ½ ¼
Miles
Legend
City of Lawndale
Lawndale Sphere of Influence
Other Incorporated Areas
Housing Site
!( Site Suitable for All Income Levels
(>0.5 acres)
!( Suitable for Moderate/Above
Moderate Income Levels (<0.5 ac)
Percent of Owner Households
with Mortgages whose Monthly
Owner Costs are 30% or More of
Household Income
< 20%
20 - 40%
40 - 60%
60 - 80%
> 80%
No Data
Figure 6-26. Cost-Burdened Owner Households by Census Tract Sources: AFFH Data and Mapping Resources, California
Department of Housing and Community Development,
"Overpayment_Tract_2015-19."
Map date: January 19, 2022.
405
§¨¦
405
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ah Czeugni mo D nn l e
180 2021-2029 HOUSING ELEMENT| CITY OF LAWNDALE
Final Draft – February 2022
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105
§¨¦
1UV
605
§¨¦
187
UV
39 UV
2UV
103
UV
1UV
2UV
164
UV
90 UV
90 UV
107
UV
27 UV
72 UV
5§¨¦
39 UV
22 UV
101
£¤
213
UV
39 UV
10 §¨¦
10 §¨¦
105
§¨¦
60 UV
60 UV
91 UV
710
§¨¦
5§¨¦
605
§¨¦
110
§¨¦
1UV
91 UV
West
Hollywood Alhambra Beverly
Hills
Bell
Manhattan
Culver
Beach
City
Covina San Gabriel
El Segundo
Gardena
Hermosa Beach
Torrance
Rolling
Hills
Estates
Lomita
La Mirada
La Habra
Heights
Downey
Santa Fe
Springs
Commerce
Monterey Park
Artesia
Bellflower
Cerritos
Norwalk
La Puente
South El
Monte
West Covina El Monte
Montebello
Rosemead
Industry
Baldwin Park
Pico Rivera
Walnut
Whittier
Temple City
San Marino
Azusa Arcadia
Monrovia South
Pasadena
Glendale Pasadena
Irwindale
Los Angeles
Hawthorne Lynwood
South Gate
Cudahy
Bell Gardens
Inglewood
Huntington
Park
Maywood
Malibu
Signal Hill
Lakewood
Long Beach
Carson
Paramount
Rolling Hills
Rancho Palos
Verdes
Palos Verdes
Estates
Redondo
Beach
Compton
Vernon
Santa Monica
Hawaiian
Gardens
 0 5 2½
Miles
Legend
City of Lawndale
Percent of Renter Households
for whom Gross Rent (Contract
Rent Plus Tenant-Paid Utilities)
is 30% or More of Household
Income
< 20%
20 - 40%
40 - 60%
60 - 80%
> 80%
No Data
Figure 6-27. Cost-Burdened Renter Households by Census Tract - Regional Sources: AFFH Data and Mapping Resources, California
Department of Housing and Community Development,
"Overpayment_Tract_2015-19."
Map date: January 19, 2022.
405
§¨¦
405
§¨¦
Lawndale
P a c i f i c
O c e a n
182 2021-2029 HOUSING ELEMENT| CITY OF LAWNDALE
Final Draft – February 2022
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105
§¨¦
1UV
605
§¨¦
187
UV
39 UV
2UV
103
UV
1UV
2UV
164
UV
90 UV
90 UV
107
UV
27 UV
72 UV
5§¨¦
39 UV
22 UV
101
£¤
213
UV
39 UV
10 §¨¦
10 §¨¦
105
§¨¦
60 UV
60 UV
91 UV
710
§¨¦
5§¨¦
605
§¨¦
110
§¨¦
1UV
91 UV
West
Hollywood Alhambra Beverly
Hills
Bell
Manhattan
Culver
Beach
City
Covina San Gabriel
El Segundo
Gardena
Hermosa Beach
Torrance
Rolling
Hills
Estates
Lomita
La Mirada
La Habra
Heights
Downey
Santa Fe
Springs
Commerce
Monterey Park
Artesia
Bellflower
Cerritos
Norwalk
La Puente
South El
Monte
West Covina El Monte
Montebello
Rosemead
Industry
Baldwin Park
Pico Rivera
Walnut
Whittier
Temple City
San Marino
Azusa Arcadia
Monrovia South
Pasadena
Glendale Pasadena
Irwindale
Los Angeles
Hawthorne Lynwood
South Gate
Cudahy
Bell Gardens
Inglewood
Huntington
Park
Maywood
Malibu
Signal Hill
Lakewood
Long Beach
Carson
Paramount
Rolling Hills
Rancho Palos
Verdes
Palos Verdes
Estates
Redondo
Beach
Compton
Vernon
Santa Monica
Hawaiian
Gardens
 0 5 2½
Miles
Legend
City of Lawndale
Percent of Owner Households
with Mortgages whose Monthly
Owner Costs are 30% or More of
Household Income
< 20%
20 - 40%
40 - 60%
60 - 80%
> 80%
No Data
Figure 6-28. Cost-Burdened Owner Households by Census Tract - Regional Sources: AFFH Data and Mapping Resources, California
Department of Housing and Community Development,
"Overpayment_Tract_2015-19."
Map date: January 19, 2022.
405
§¨¦
405
§¨¦
Lawndale
P a c i f i c
O c e a n
184 2021-2029 HOUSING ELEMENT| CITY OF LAWNDALE
Final Draft – February 2022
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