In conjunction with the sites identified for the Adequate Sites Inventory, the Housing Element programs will further support new development on sites identified at and above the corresponding capacity established for the respective sites. This Adequate Sites Analysis analyses the sites identified in the Adequate Sites Inventory, evaluates development that is currently underway (which counts toward the City’s housing need), details the expected number of ADUs to be developed within the planning period, breaks down the methodology by which realistic development capacity was determined, and summarizes the approach used for the identification of sites selected for rezoning.
State law requires a land inventory that relies largely on vacant sites, and if a City is relying on non-vacant sites, findings based on substantial evidence must be provided to demonstrate that the existing use does not constitute an impediment to additional residential development. However, Lomita is completely built-out, meaning that vacant sites are nearly nonexistent. The vacant sites that are suitable for residential development are included in Table 5 (below) of this document and in Table A of the Sites Inventory Form (found at the end of this appendix). As such, with a complete shortage of vacant land in Lomita, the City must largely rely on non-vacant sites, as an alternative to rely on vacant land simply does not exist. Furthermore, the lack of supply in vacant land currently available in Lomita is not something that the City can directly control. The City can only incentivize and promote Page | 3 Appendix E
Tuesday, October 01, 2024 Reg CC MTG, Page *673
redevelopment within Lomita, which is the intent of several programs in the Housing Element, such as Program 14, which involves the City committing to rezoning all sites within the Mixed Use Overlay (MUO) and expanding the MUO to additional sites to permit a minimum of 30 dwelling units per acre, which is above and beyond their needed default density of 20 dwelling units per acre. Further programs developed to incentive and facilitate redevelopment to make the City’s housing unit targets possible include Program 7, which will pair the City’s rezone with objective development standards and technical assistance, making the State Density Bonus program more attractive to developers; Program 12, which will enhance incentives for lot consolidation beyond what the City already offers; Program 27, which will reduce parking requirements for multifamily housing; and Program 30, which involves the City evaluating the feasibility of an inclusionary housing ordinance and adopting said ordinance to further incentivize the use of the State Density Bonus program. While State law (Government Code Section 65583.2) presumes existing uses to be an impediment to additional residential development, market interest in redevelopment was evident during the 5th Cycle Housing Element planning period, as residential development did occur, despite the lack of vacant land. In addition, a residential project in the pipeline, including a total of 220 units (further described in Table 9, below), provides evidence that the market’s interest in redevelopment projects on non-vacant sites in the City will continue into the 6th Cycle planning period. This 220-unit development was made possible through a Specific Plan that was approved by the City. Program 28 demonstrates the City’s continued support of capturing additional capacity through future Specific Plans, General Plan updates or amendments, and focused area plans.
Regional Housing Needs Allocation
Pursuant to State law, each local government in the State has a responsibility to accommodate a share of the projected housing needs in its region. The process of allocating regional housing needs to local governments is called the Regional Housing Needs Allocation (RHNA). The RHNA for local governments in the Southern California Association of Governments (SCAG) region was developed for the 6th Cycle Housing Element, and the City has been assigned an RHNA of 829 total units, divided into income categories as follows:
•
•
•
•
Very Low-Income Units – 239
Low-Income Units – 124
Moderate-Income Units – 128
Above Moderate-Income Units – 338
The need for extremely low-income units is folded into the very low-income category and is estimated to be approximately 120 of the 239 very low-income units. To ensure that adequate capacity is maintained to accommodate its RHNA units and meet the housing needs of the City throughout the entirety of the 6th Cycle, additional capacity above and beyond the RHNA assigned to the City has been identified. In accordance with State Page | 4 Appendix E
Tuesday, October 01, 2024 Reg CC MTG, Page *674
requirements, the City will monitor the housing capacity identified in the Adequate Sites Inventory throughout the planning period to maintain sufficient capacity for the remaining RHNA at all income levels, as described in Program 16 of the Housing Element.
Capacity Analysis
While a zoning designation’s development standards enforce the maximum permitted density of a site, density maximums do not prohibit a development from proposing a number of units that is fewer than the maximum allowed on a site. Furthermore, while there may be developer interest in achieving the maximum permitted density, height limitations, setbacks, and other development standards can make achieving the maximum density difficult. For this reason, the realistic capacity of each site must be determined for the sites identified in the Adequate Sites Inventory. The realistic capacity is assessed based on the local permit density trends for existing and approved residential developments. This realistic capacity is calculated based on the sum area of grouped parcels called “sites” in this analysis. Sites must have a total area of at least 0.5 acres to be considered viable for lower-income housing. Parcels are grouped to meet this threshold that share amenable qualities, such as proximity to one another, similar zoning, and other site characteristics. To further support the feasibility of the grouping of parcels, Program 12 of the Housing Element will enhance incentives for lot consolidation beyond what the City already offers, as further detailed in Program 12.
Small Sites
Sites smaller than 0.5 acres in size are deemed inadequate to accommodate housing for lower-income housing unless evidence or recent trends can prove otherwise. In the case of Lomita, the average parcel size is 0.23 acres, far below the 0.5-acre minimum, and only 4.7 percent of the City’s total parcels are greater than 0.5 acres. Therefore, if the Sites Inventory were to exclude all parcels smaller than 0.5 acres, without considering the possibility of consolidating smaller parcels, the Sites Inventory would be excluding more than 95 percent of the City’s total parcels from the sites inventory. In addition, of the large parcels that exist in the City, many are public facilities that do not permit residential uses. These large public facilities include City Hall, parks, and several public schools. Other uses on large sites include mobile home parks and existing affordable housing developments, all of which are a resource to the community and cannot reasonably be assumed to be redeveloped into housing. The only large sites that can responsibly accommodate housing capacity in Lomita include sites with existing religious institutions. An analysis of the large sites with existing religious institutions revealed that the likeliness of redevelopment of these sites is low; however, Program 27 of the Housing Element will develop a process by which parking requirements will be reduced for religious institutions in exchange for housing. For all the aforementioned reasons, the Sites Inventory must rely on the consolidation of parcels to accommodate the lower-income RHNA. Of the three existing public and affordable housing developments in Lomita, as listed in Table 47 of Appendix B, Housing Needs Assessment, Page | 5 Appendix E
Tuesday, October 01, 2024 Reg CC MTG, Page *675
permit records show that Lomita Manor assembled three parcels for the development of 78 affordable units. To incentivize development on the sites identified, Program 12 of the Housing Element will enhance incentives for lot consolidation beyond what the City already offers, as further detailed in Program 12. Further, through the process of updating the Housing Element, there have been workshops, newsletters, and outreach to developers and property owners. Four local developers have met with staff to discuss specific properties and potential densities to support future residential or mixed-use development. At least six outof-area developers have inquired about properties under study and the willingness for Lomita to embrace higher-density residential projects. The City’s recent approval of a 220- unit residential project at 88 units per acre has brought new attention to development opportunities, especially along the western portion of Lomita Boulevard. Three sites have been actively discussed or a preliminary application submitted seeking density between 45 – 88 units per acre. Development interest has also been focused on Narbonne Avenue with a pending application proposed at 36 units per acre with consideration of a density bonus..
Developers are being encouraged to consider larger sites which would involve lot consolidation. The City’s experience with lot consolidation through recent development is detailed in Table 1, where at least 6 of the recent developments in Lomita are a direct result of lot consolidation.
Development Permit Activity
An analysis of the City’s recent permit activity in zones where multifamily development is allowed was used to determine development trends in the area and to assist in the analysis of realistic development capacity. Since 2011, 15 total residential developments were permitted in multifamily and mixed-use zones. The unit counts for these developments ranged from as low as 1 dwelling unit to up to 220 dwelling units. Of these developments, 334 total units were permitted on sites where the total maximum allowed density per the zone yields 381 total units. While some developments were produced at lower densities than what the zoning otherwise allows, on average, these developments achieved approximately 88 percent of the maximum density allowed under the zone. Developments that achieved the lowest percent of the total capacity allowed under the zoning designation tend to be located on smaller parcels ranging between 0.12 and 0.56 acres. The permitted developments are detailed in Table 1.
Table 1: Recent Development Permit Activity
Parcel Number(s) Address Zone Acres Max.
Units
Under
Zone
Units Percent
Capacity
Achieved
Date Permit
Issued
Additional
Permitted Information
7376008014
7410011011
24710
Pennsylvania St.
1747 257th St.
RVD 2500
RVD 1500
0.1096
0.17 2
5 2
3 100
60 February
2020
August 2020 Redevelopm
ent of single
family unit
Page | 6 Appendix E
Tuesday, October 01, 2024 Reg CC MTG, Page *676
Table 1: Recent Development Permit Activity
Parcel Number(s) Address Zone Acres Max.
Units
Under
Zone
Units Percent
Capacity
Achieved
Date Permit
Issued
Additional
Permitted Information
7374011032
7374011034
7374011037
7374011039
7374011041
24000 Crenshaw Crenshaw 2.516 220 220 100 December
2020
Redevelopm
ent of
underutilize
d
commercial
uses and
consolidatio
n of sites
Blvd. Boulevard
Specific Plan
(Mixed Use
Overlay)
73766015013 24813 Narbonne Mixed Use 1.38 30 15 50 October 2020
Redevelopm
Ave. Overlay ent of
parking lot
and
consolidated
parcels for a
three-story
developmen
t.
7553007073 25819
Eschelman Ave.
RVD 1000
RVD 2500
0.56 24 10 42 March 2019 Redevelopm
ent of
multiple
single-family
homes and
consolidated
parcels.
Single family
home
redevelopme
nt.
Redevelopm
ent of single
family
7376011004
7375001006
24334
Pennsylvania
Ave.
0.21 1.16
4 1 25
80 July 2019
25002 Medawar June 2018
Way
Mixed Use
Overlay
25 20
homes,
alleyway,
and
underutilize
d
commercial.
Consolidate
d parcels for
a new 3
story mixed
use
developmen
t.
Page | 7 Appendix E
Tuesday, October 01, 2024 Reg CC MTG, Page *677
Table 1: Recent Development Permit Activity
Parcel Number(s) Address Zone Acres Max.
Units
Under
Zone
Units Percent
Capacity
Achieved
Date Permit
Issued
Additional
Permitted Information
Mixed Use
Overlay
0.89 20 21 105 July 2017 Redevelopm
ent of
underutilize
d
commercial
uses,
7374005060
7374005061
7374005064
7374005065
24516 Narbonne
Ave.
2154 254th St.
consolidatio
n of sites
and vacation
of alley to
support
additional
unit.
7375002025 25114 Narbonne Mixed Use 0.47 10 12 120 March 2017 Redevelopm ent of two
single family
homes and
consolidated
parcels for a
mixed use
developmen
t.
Ave Overlay
7376016002
7374010016
2162 248th St.
2225 241st St.
Mixed Use
Overlay
0.12 0.46
3 1 33 March 2016
May 2016
Infill lot
developmen
t.
Redevelopm
ent of two
RVD 1500 13 13 100
single family
homes and
consolidated
parcels.
7374015022
7374012020
24318 Lucille
Ave.
RVD 2500
RVD 2500
0.16 0.19
3 3
1 3
33 October
2015
Flag lot
developmen
t.
24107 Alliene
Ave.
100 August 2016 Redevelopm
ent of one
single family
unit.
7375001002
7553001099
2150 250th St. Mixed Use
Overlay
RVD 2500
0.16 0.93
3 1 33
89 August 2014
26039 Cypress
St.
18 16 November
2016
Vacant infill
lot
developmen
t.
Page | 8 Appendix E
Tuesday, October 01, 2024 Reg CC MTG, Page *678
Table 1: Recent Development Permit Activity
Parcel Number(s) Address Zone Acres Max.
Units
Under
Zone
Units Percent
Capacity
Achieved
Date Permit
Issued
Additional
Permitted Information
7553007072
Total
2024 Bella Ln. RVD 2500 0.92 18 16 89 March 2011 Vacant infill lot
developmen
t.
381 334 87.6%
RVD = Residential Variable Density
Realistic Capacity
While some recently permitted developments were able to achieve and even exceeded the maximum density allowed under the zoning designation, realistic capacity must consider local trends of recent development activity. On sites where multifamily developments are permitted, these developments tend to use a higher proportion of the maximum density allowed under the zoning designation. However, single-family detached units within multifamily zones yield the lowest proportion of the maximum density allowed under the zoning designation. Recent development achieved as low as 25 percent and as high as 120 percent of the capacity allowed under the zoning designation. Based on the total number of units permitted (334) in zones that permit multifamily development, compared to the maximum number of units allowed under the zoning designation (381), approximately 88 percent of the total development capacity in multifamily zones has been achieved since 2011.
Due to the wide range of capacities achieved compared to the potential number of units allowed under a zone’s maximum density, the realistic capacity identified is analyzed through a conservative lens, and it is anticipated that in coordination with the progressive policies and programs of the Housing Element, 85 percent of the zoning maximum is a realistic yet moderate capacity that can be achieved on the sites identified in the Sites Inventory.
Therefore, the realistic capacity assumed under all sites identified in the Sites Inventory is 85 percent of the maximum number of units permitted under the base zone. This realistic capacity of 85 percent of the zone density can easily accommodate the planned units as well as all development standards and improvements required under the zoning.
Because most of the sites identified as adequate to accommodate the City’s RHNA, as detailed in the Sites Inventory Form, are located in the City’s MUO, and because the MUO will enforce a minimum density of 20 dwelling units per acre, will mandate a minimum of 50 percent of the total square footage be dedicated to residential uses, and will permit exclusively residential uses as described in Program 14, the realistic density of 85 percent is still realistically achievable within the MUO. Additionally, when the percent of the capacity achieved for those multifamily and mixed-use developments within the MUO (Table 1) was calculated, developments achieved an average of 88 percent of the maximum density Page | 9 Appendix E
Tuesday, October 01, 2024 Reg CC MTG, Page *679
permitted. Further, programs that will make this realistic density especially attractive to developers include Program 7, which will pair the City’s rezone with objective development standards and technical assistance, making the State Density Bonus program more attractive to developers; Program 12, which will enhance incentives for lot consolidation beyond what the City already offers; Program 27, which will reduce parking requirements for multifamily housing; and Program 30, where the City will evaluate the feasibility of an inclusionary housing ordinance and adopt said ordinance, which will further incentivize the use of the State Density Bonus program because density bonus units count toward inclusionary requirements. These programs of the Housing Element contribute to making it more viable and attractive for housing developers to build enough units on identified sites in commercial and mixed-use zones to meet the assumed 85 percent of allowed density expectation, as mentioned above.
The Housing Element contains programs that will assert this reasonable capacity rate of 85 percent in mixed-use zones, and even supports future rezones through Specific Plans, General Plan updates or amendments, and focused area plans for the identification of future housing opportunities, as detailed in Program 28, which aims to go above and beyond the rezone program (Program 14) to work with local developers and the community to identify and rezone areas ideal for increased capacity, including underutilized properties within commercial and mixed use zones.
Accessory Dwelling Units
The Housing Element may satisfy its RHNA requirement through methods alternative to the identification of sites. One such methodology is through an analysis of the expected number of ADUs and JADUs to be developed within the planning period. The number of ADUs and JADUs that can be credited toward potential development must be based on the following factors:
•
•
•
•
•
ADU and JADU development trends since January 2018
Community need and demand for ADUs and JADUs
Resources and incentives available to encourage their development The availability of ADUs and JADUs for occupancy
The anticipated affordability of ADUs and JADUs
Recent changes to legislation governing the development and provision of ADUs and JADUs have sparked growth in these units in cities across California, including Lomita. Because Lomita is entirely built out and urbanized in nature, ADU and JADU production is an ideal strategy for producing needed housing while capitalizing on existing infrastructure, such as water and sewer. Additionally, this is often a strategy that is more easily accepted by stakeholders who may be resistant to change, as these units provide a form of hidden density that is palatable to many.
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Tuesday, October 01, 2024 Reg CC MTG, Page *680
From 2012 to 2017, only seven ADUs were permitted in Lomita; however, from 2018 to 2020, 15 ADUs were permitted in Lomita. Table 2 details recent ADU and JADU development in Lomita.
Table 2: Recent ADU and JADU Development
Year Very Low-Income
Units
Low-Income Units Moderate-Income Units Above ModerateIncome Units 2014
2015
2016
2017
2018
2019
2020
0 0
0 0
0 0
0 0
2 2
2 3
0 0
1 0
0 0
1 1
2 0
0 0
0 0
6 2
ADU = accessory dwelling unit; JADU = junior accessory dwelling unit Because ADU and JADU legislation has been revised several times since 2017, providing increased opportunities for the development of housing, it is expected that development trends will continue upward. Government Code Section 65583.1 details how jurisdictions may consider alternative means of meeting RHNA beyond vacancy and underutilized sites. The potential for ADUs or JADUs is one of these available alternative means. A jurisdiction must include an analysis of the anticipated affordability of ADUs in order to determine which RHNA income categories they should be counted toward. To provide assistance to local governments, SCAG conducted an analysis that provides assumptions for ADU affordability that can be used to assign ADUs to income categories for the purpose of the Housing Element. The analysis examines current market rents for reasonably comparable rental properties, using platforms such as Craigslist, Zillow, and Westside Rentals, and key words to identify ADUs. The analysis relies on a survey of rents of 150 existing ADUs conducted April through June of 2020. Findings reflect the geographic distribution, size, and other characteristics of ADUs across the region. Based on ADU and JADU trends since January 2018, a conservative estimate of the number of units to be produced under this approach is 40 units throughout the 2021–2029 planning period. Further, under the affordability assumptions provided by the SCAG analysis, it can be assumed that 24 of these units will be affordable to lower-income households. This breakdown is further provided in Table 3.
Table 3: ADU Potential to Credit Toward RHNA
Total Units Extremely LowIncome Units
Very Low-Income Low-Income
Units
Moderate-Income Above ModerateUnits Income Units
2 14
Units
40 6 1 17
ADU = accessory dwelling unit; RHNA = Regional Housing Needs Allocation In coordination with the updated policies and programs in the Housing Element, and the City’s ongoing efforts to promote the development of ADUs and JADUs, it is likely that these Page | 11 Appendix E
Tuesday, October 01, 2024 Reg CC MTG, Page *681
units will be produced at a much higher rate. Program 6 of the Housing Element will further promote and incentivize the production of ADUs and JADUs.
Vacant Sites
Lomita consists of approximately 980 total acres and is almost entirely built-out, leaving little to no flexibility for the development of housing on vacant sites. Accessor parcel data reveals that 54 total parcels in Lomita are vacant. However, upon ground-level inspection, the majority of these sites are not available for development. Many of the sites are irregularly shaped parcels wedged behind developed sites with no street access; some are designated rights-of-way; and others are parking lots, which do not meet the definition of a vacant site. Of these sites, nine were found to be vacant and developable, all of which are shown in Table 4. While these sites may be vacant and developable, they are not considered suitable for lower-income housing because they either do not meet the default density for lower-income units, or they are too small to qualify for lower-income housing development. Further, two of the vacant developable sites are not zoned to permit residential uses, and rezoning would require a comprehensive process that analyzes the surrounding nonresidential uses and their compatibility with and appropriateness for residential uses; these two sites are shown to further demonstrate the lack of vacant land in Lomita. Table 4 provides a breakdown of all the vacant sites in Lomita, and Table 5 provides a breakdown of vacant site capacity that can accommodate a portion of the RHNA. Those vacant sites with capacity are listed in detail in Table A of the Sites Inventory Form (found at the end of this appendix).
Table 4: Vacant Sites
Parcel Number
7372017048
Zone Acreage Maximum Units
Permitted
Realistic Capacity
CG
R1
R1
MUO
MUO
A1
0.61 0.49
0.273
0.1561
0.1649
0.45 0.45
0.3508
0.38 0
4 2
3 4
4 4
0 0
3 2
3 3
3 3
0 9
7375015903
7376021013
7376016013
7374015900
7373017025
7373017026
7373007014
7553003114
A1
CR
RVD 1500 11
Table 5: Vacant Site Capacity
Total Units Very Low-Income
Units
Low-Income Units Moderate-Income
Units
Above ModerateIncome Units
26 0 0 9 17
Page | 12 Appendix E
Tuesday, October 01, 2024 Reg CC MTG, Page *682
Underutilized Sites
Since Lomita is almost entirely built-out, determining which non-vacant sites are underutilized and have the strongest potential for redevelopment can help identify ideal areas for accommodating new housing through redevelopment. Opportunities for redevelopment to higher densities in Lomita exist primarily on sites within the City’s MUO, where the zoning is more permissive than what is built and the current use is likely to redevelop when paired with the programs of the Housing Element, including Program 14 to increase the allowable density within the MUO to allow up to 30 dwelling units per acre, above and beyond the City’s default density of 20 dwelling units per acre. While existing uses on nonvacant sites are an impediment to development, underutilized sites are identified through a thorough and selective criteria to determine which existing uses are most likely to redevelop when paired with the right zoning designation, regulations, and policies.
The sites analysis was completed using Geographic Information Systems (GIS) mapping software using multiple data sets to identify potentially available housing sites, largely depending on SCAG’s annual land use parcel-level dataset (ALU v.2019.2) available from SCAG’s open GIS data portal last update in June 2021. SCAG’s land use dataset provides extensive parcel-level data, including existing land uses mainly based on 2019 tax assessor records.1 The City is nearly completely built-out, meaning that vacant sites are nearly nonexistent, which was verified using the tax assessor land use codes. As such, local governments with limited vacant land resources may rely on non-vacant and underutilized residential sites to accommodate their RHNA. Although the Department of Housing and Community Development (HCD) Housing Element Site Inventory Guidebook (Government Code Section 65583.2) states that a “nonvacant site’s existing use is presumed to impede additional residential development,” the City’s opportunities for residential development must mainly depend on underutilized sites due to the lack of vacant lands. Development of underutilized sites can be seen through recent development trends (see Table 1) and current projects in the pipeline for redevelopment of underutilized sites being developed at a higher density or with greater intensity. In the discussion of sites identified for rezone capacity, there is developer interest in assembling properties in order to achieve higher density through lot consolidation incentives. Therefore, this sites analysis largely depends on those underutilized sites within City limits that were zoned to allow for residential development preliminarily identified by the following factors:
•
•
Building Age – Buildings more than 50 years old
Under Valued – An assessed improvement to land value ratio less than 1 1 Source of 2019 existing land use: SCAG_REF – SCAG’s regional geospatial datasets; ASSESSOR – Assessor’s 2019 tax roll records; CPAD- California Protected Areas Database (version 2020a; accessed September 2020); CSCD – California School Campus Database (version 2018; accessed September 2020); FMMP – Farmland Mapping and Monitoring Program’s Important Farmland GIS data (accessed September 2020); MIRTA – U.S. Department of Defense’s Military Installations, Ranges, and Training Areas GIS data (accessed September 2020).
Page | 13 Appendix E
Tuesday, October 01, 2024 Reg CC MTG, Page *683
•
•
Underbuilt – Commercially zoned sites where the current floor area ratio compared to the maximum allowable floor area ratio is less than 100 percent Resource Access - Within California Tax Credit Allocation Committee (TCAC)/HCD Opportunity Areas, defined by the HCD and the TCAC as areas whose characteristics have been shown by research to support positive economic, educational, and health outcomes for lower-income households These initial factors were used to narrow the selection of sites within the City to allow for a more informed approach to selecting sites. Following the selection of sites through the above-mentioned data-driven approach, sites were then further narrowed down through onthe-ground research that looked at the potential to yield a positive count of net new units, the feasibility of the redevelopment of the existing use, and any known developer interest that has been revealed through developer discussions with City staff. Developers with prior experience in the City have participated in the identification of sites. This included the use of online mapping tools, including Google Earth and Google maps, as well as City knowledge of the current projects in the pipeline and development interest in certain areas of the City.
These methods were used to verify building vacancies and the underutilized status of existing uses. The methodology was developed to align with current trends in the City. The detailed Sites Inventory Form provides the context of each site, including the General Plan designation, the zoning designation, and a description of existing uses, and notes if the site was previously identified. The City is experiencing increased development interest in the areas identified for future development, and multiple inquiries regarding potential housing projects are received on a monthly basis. Through the process of updating the Housing Element, there have been workshops, newsletters, and outreach to developers and property owners.
Four local developers have met with City staff to discuss specific properties and potential densities to support future residential or mixed-use development within the areas identified as having strong potential for redevelopment. At least six out-of-area developers have inquired about properties identified in the Sites Inventory and the willingness for Lomita to embrace higher-density residential projects. Development interest has been focused primarily on Narbonne Avenue, with additional interest expressed on Lomita Boulevard.
Based on recent trends in the City, under the City’s adopted regulations, the likelihood for non-residential uses in the MUO is limited. A standalone commercial project has not been developed in the MUO for over 30 years. Recent development activity in the MUO demonstrates a strong market for residential development along the City’s mixed-use core.
The City has supported a reduction in commercial for all mixed-use development on Narbonne Avenue. Furthermore, as described in Program 14, Rezone Program, the City will update the regulations of the MUO to enforce a minimum density of 20 dwelling units per acre, will mandate a minimum of 50 percent of the total square footage be dedicated for residential uses, and will permit exclusively residential uses. Several sites on Narbonne Avenue have been identified by developers for possible projects subject to the rezone to 30 units per acre.
Page | 14 Appendix E
Tuesday, October 01, 2024 Reg CC MTG, Page *684
Land suitable for residential development must be appropriate and available for residential use in the planning period. As such, the sites were also reviewed according to their development standards and regulations, as well as recently approved or built residential projects in the same zones where housing is an allowed use. Sites that require rezoning were also studied through the sites analysis and included in the Sites Inventory based on the housing program included in the Housing Element requiring rezoning of the areas identified, discussed in detail below.
Further, in accordance with Housing Element law, the City’s default density for accommodating capacity for lower-income units requires zoning that permits a minimum of 20 dwelling units per acre. Also, it is detailed under State guidance that many assisted housing developments using State or Federal resources result in developments of 50 to 150 total dwelling units, and parcels that are too small or too large may not facilitate developments of this size. In addition to permitting 20 dwelling units per acre or greater, for a site to qualify as having capacity for lower-income housing, it must be between 0.5 and 10 acres. Those underutilized sites with a net gain of dwelling units between a site’s current state and realistic building capacity, combined with a lot size of at least 0.5 acres, places it in the priority category for redevelopment to meet the lower-income RHNA target.
Because of the recent higher-density multifamily development occurring within Lomita’s MUO, the ability of sites to yield a positive unit count when calculating net new units under the realistic density, and the abundance of underutilized sites that are zoned above the City’s default density, all underutilized capacity has been identified within the City’s MUO. The sites identified consist of multiple contiguous parcels, all of which are along the Lomita Boulevard and Narbonne Avenue mixed-use corridors. The combination of both the rezone program (Program 14) and the lot consolidation program (Program 12) makes the City’s MUO especially attractive for development. Table A in the Sites Inventory Form (found at the end of this appendix) lists these underutilized sites, and Table 6 below provides the totals for the identified realistic capacity for these underutilized sites by income category, which is further detailed in Table A of the Sites Inventory Form.
Table 6: Identified Capacity for Underutilized Sites
Density (dwelling
units per acre)
Total Units Very Low-Income Low-Income Units
Units
Moderate-Income
Units
Above ModerateIncome Units
22 288 — 257 21 10
Current Development that is Credited Toward RHNA
Although the 6th Cycle Housing Element due date is October 15, 2021, the RHNA projection period began June 30, 2021, and ends October 15, 2029. Projects that are approved, Page | 15 Appendix E
Tuesday, October 01, 2024 Reg CC MTG, Page *685
permitted, or receive a certificate of occupancy during the RHNA projection period may be credited toward meeting the RHNA.
In 2017, the City adopted the 24000 Crenshaw Boulevard Specific Plan. This plan applies to a
2.516-acre site and permits multifamily development with residential amenities at a density up to 88 dwelling units per acre. In December 2020, the City issued permits for the implementation of the Crenshaw Boulevard Specific Plan, permitting the development of 220 market-rate units on what was formerly a parking lot used for storage. The development is currently under construction and is expected to be completed by July 2022. The grading and foundation of the site, as well as the underground parking garage, has already been completed, and construction of the structure is currently underway. Once completed, this five-story podium development will provide an amenity-rich community to the growing population, with studios and one- and two-bedroom apartments. The City worked closely with the developers to help them understand the needs of Lomita’s residents. While this development will not provide any of the City’s needed housing for lower-income households, this puts the City on track to meet the above moderate-income RHNA category, and outpaces all units constructed during the 5th Cycle Housing Element. The breakdown of these units by income category is provided in Table 7.
Table 7: CBSP Units to Credit Toward RHNA
Total Units Very Low-Income
Units
Low-Income Units Moderate-Income
Units
Above ModerateIncome Units
220 0 0 0 220
CBSP = Crenshaw Boulevard Specific Plan; RHNA = Regional Housing Needs Allocation Total Capacity Identified and Credit Toward RHNA
Table 8 shows the breakdown of all capacity and credits to be counted toward the RHNA, as detailed above, and compares these numbers to the total 6th Cycle RHNA. The capacity identified in Table 8 does not reflect any additional capacity that would be captured through a rezone. Figure 1, Housing Element Sites Identified – Existing Capacity shows the location of existing capacity by income level. The remaining RHNA by income category, as shown below, will be met through a rezone program, as further described below.
Page | 16 Appendix E
Tuesday, October 01, 2024 Reg CC MTG, Page *686
Table 8: Total RHNA Compared to Credits and Capacity Identified Category Total Units Lower-Income Units Moderate- and Above ModerateIncome Units RHNA
Potential ADUs
Vacant Site Capacity
Underutilized Capacity
Development Credit
Remaining RHNA
829
40 26
288
220
255
363
24 0
257
0 82
466
16 26
31 220
173
RHNA = Regional Housing Needs Allocation; ADU = accessory dwelling unit.
Page | 17 Appendix E
Tuesday, October 01, 2024 Reg CC MTG, Page *687
Figure 1: Housing Element Sites Identified – Existing Capacity Page | 18 Appendix E
Tuesday, October 01, 2024 Reg CC MTG, Page *688
Sites Identified to be Rezoned
After calculating the City’s current capacity on vacant lands, underutilized lands, and projections for ADUs, and calculating developments that are underway to be credited toward the RHNA, the City has a shortfall of 82 units for the lower-income RHNA category and a remaining need of 173 units in the moderate- and above moderate-income RHNA categories. In order to accommodate the remaining RHNA at all income categories and create a buffer of additional capacity, the City has identified areas appropriate for increased densities in accordance with a rezone program. Through Program 14 of the Housing Element, the City will rezone identified sites designated in the MUO to permit up to 30 dwelling units per acre. Further, those sites identified to be rezoned to meet the lowerincome RHNA shortfall will meet the following requirements:
•
•
•
Permit a minimum of 16 dwelling units per site.
Have a minimum zone density of 20 dwelling units per acre.
Permit owner-occupied and rental multifamily residential uses by-right for developments in which at least 20 percent of the units are affordable to lower-income households.
Be accommodated on sites that allow 100 percent residential uses and require that residential uses occupy a minimum of 50 percent of the total floor area of a mixed-use project. •
Within the areas identified to be rezoned to permit 30 dwelling units per acre, only those sites that are underutilized have been identified as having realistic development potential within the planning period using the same criteria as detailed in the Underutilized Sites section of this analysis. Further, many of the sites identified for a rezone program (Table B of the Sites Inventory Form, found at the end of this appendix as an exhibit) have been identified as having underutilized capacity under their current zoning, as shown in Table A of the Sites Inventory Form. Those sites that have existing capacity (Table A of Sites Inventory Form) that will be rezoned to add additional capacity (Table B of the Sites Inventory Form) can be identified by the consolidated site letter in the Sites Inventory Form; the capacity identified for those rezone sites (Table B of the Sites Inventory Form) represents the difference between the realistic existing capacity and the total realistic capacity after the rezone. Calculation of the difference ensures that capacity is not double counted on sites. The sites identified to be rezoned, as described in Table B of the Sites Inventory Form details the following for each parcel:
•
•
•
•
•
The RHNA income category that the site can accommodate
The associated consolidated site letter
If the site was identified as having existing capacity on Table A of the Sites Inventory Form If the site is identified to meet the remaining moderate/above moderate-income RHNA need If the site is identified to accommodate a no-net-loss buffer Table B of the Sites Inventory Form demonstrates the realistic capacity of each site to be rezoned, as well as the net new capacity of those sites that are identified as having underutilized capacity under the current zoning. Further, Table 9 summarizes the net new Page | 19 Appendix E
Tuesday, October 01, 2024 Reg CC MTG, Page *689
realistic capacity identified by income level or buffer. Figure 2, Housing Element Sites Identified – Rezone Capacity shows a map of the distribution of sites at all income levels.
Total Units Lower-Income Units Moderate- and Above
Moderate-Income Units
454
Buffer of 199
242 212
When rezoned sites are paired with the following programs of the Housing Element, these properties will permit higher densities, and residential development on these sites will be further incentivized, paving the way for future development. Program 7, Incentives and Regulations; Program 12, Lot Consolidation; Program 27, Reduced Parking Requirements; and Program 29, Ongoing Code Updates.
Page | 20 Appendix E
Tuesday, October 01, 2024 Reg CC MTG, Page *690
Figure 2: Housing Element Sites Identified – Rezone Capacity Page | 21 Appendix E
Tuesday, October 01, 2024 Reg CC MTG, Page *691
Sites Existing Uses
Provided below is a description of each site, its existing uses, and images to assist with the context and the developmental feasibility. This incorporates both sites with existing capacity and the capacity under the identified rezone (Program 14) to accommodate the City’s regional housing needs.
Nearly all sites that were identified are located along major corridors, including Crenshaw Boulevard, Lomita Boulevard, and Narbonne Avenue. These sites primarily consist of small individual buildings with commercial uses, some of which have previously been used as a singlefamily dwelling. These businesses have large surface parking lots that use the majority of the front or rear of the property and may cause sidewalk disruptions through excessive curb cuts and driveway placements. Many sites comprise of automobile-oriented uses including Sites B, D, E, G, and U, which utilize large lots for vehicular storage. Other sites include small residential dwellings on large lots or are in areas that are typical of larger and dense developments, including B, N, O, Q, R, and S. Further, many of these properties are older than 50 years old and may require significant repairs as provided by the photos.
Most sites that are vacant or have vacant uses are located in residentially zoned areas or outside of major corridors, such as Sites 1, 2, 3, 4, and 5.
Page | 22 Appendix E
Tuesday, October 01, 2024 Reg CC MTG, Page *692
Site 1
2061 250th Street
The existing use is a parcel that joins an adjacent residential property. The lot contains no structures or improvements and is currently used as additional storage or space for the neighboring property. As shown in the photo, it is currently used to hold vehicles.
Page | 23 Appendix E
Tuesday, October 01, 2024 Reg CC MTG, Page *693
Site 2
2468 and 2474 254th Street
This site consists of two vacant parcels, adjacent to single-family residential.
Page | 24 Appendix E
Tuesday, October 01, 2024 Reg CC MTG, Page *694
Site 3
26109 Narbonne Avenue
The site is a vacant parcel adjacent to the Los Angeles County Sheriff Department. There is development interest for this property.
Page | 25 Appendix E
Tuesday, October 01, 2024 Reg CC MTG, Page *695
Site 4
24329 Narbonne Avenue
The site is a vacant parcel adjacent to commercial use and nearby Lomita City Hall.
Page | 26 Appendix E
Tuesday, October 01, 2024 Reg CC MTG, Page *696
Site 5
25007 Walnut Street
The site is a vacant parcel adjacent multi- and single-family residential. The Lomita Housing Authority owns this parcel and is seeking developer interest.
Page | 27 Appendix E
Tuesday, October 01, 2024 Reg CC MTG, Page *697
Consolidated Sites Existing Uses
Site A
Lomita Blvd/Crenshaw Blvd
The existing use is a small commercial center and private school. The commercial storefront does not contain any large chains and some of the storefronts are vacant with the windows covered.
The site is also located across from a 220-unit multifamily development that is under construction. There is developer interest to acquire the private school and to pursue lot consolidation with the commercial center. Site A is located within the proposed West Lomita Specific Plan area which is intended to promote higher density residential, inclusionary housing, mixed use and 100 percent residential use. There is development interest for a residential project between 45-88 units per acre.
Page | 28 Appendix E
Tuesday, October 01, 2024 Reg CC MTG, Page *698
Page | 29 Appendix E
Tuesday, October 01, 2024 Reg CC MTG, Page *699
Site B
Lomita Blvd/Pennsylvania Ave
The existing use is predominantly single-family residential with auto repair shop in the rear lot.
This site is adjacent to a 220-unit multifamily development that is currently under construction.
There are five properties under common ownership, comprised of 3 single-family homes and a commercial property (1.01 acres), that are being marketed for sale. Site B is located within the proposed West Lomita Specific Plan area which is intended to promote higher density residential, inclusionary housing, mixed use and 100 percent residential use. There is development interest for a residential project between 45-88 units per acre.
Page | 30 Appendix E
Tuesday, October 01, 2024 Reg CC MTG, Page *700
Page | 31 Appendix E
Tuesday, October 01, 2024 Reg CC MTG, Page *701
Site C
2336 - 2374 Lomita Blvd
The existing use is commercial and includes a single-family home converted to a daycare facility, large surface parking, a low scale strip motel with some boarded up structures. Some of the buildings are vacated or in a state of disrepair, making rehabilitation or redevelopment likely.
Site C is located within the proposed West Lomita Specific Plan area which is intended to promote higher density residential, inclusionary housing, mixed use and 100 percent residential use. A preliminary development proposal is under review for a 1.53-acre site comprised of 5 properties under common ownership (includes 2336 Lomita Blvd. and Site D). The proposed density is 65 units per acre and includes inclusionary housing and commercial. The developer is requesting to collaborate on the preparation of the specific plan for the subject properties and surrounding area.
Page | 32 Appendix E
Tuesday, October 01, 2024 Reg CC MTG, Page *702
Page | 33 Appendix E
Tuesday, October 01, 2024 Reg CC MTG, Page *703
Site D
2310 - 2332 Lomita Blvd and 24505 – 24511 Cypress St.
Existing use is converted motels and a tire shop. The motel has large surface parking, and the site overall can accommodate more capacity, which will be further incentivized through the City’s rezone program and other programs of the Housing Element. Site D is located within the proposed West Lomita Specific Plan area which is intended to promote higher density residential, inclusionary housing, mixed use and 100 percent residential use. A preliminary development proposal is under review for a 1.53-acre site comprised of 5 properties under common ownership (includes 2336 Lomita Blvd.). The proposed density is 65 units per acre and includes inclusionary housing and commercial. The developer is requesting to collaborate on the preparation of the specific plan for the subject properties and surrounding area.
Page | 34 Appendix E
Tuesday, October 01, 2024 Reg CC MTG, Page *704
Site E
2256 - 2280 Lomita Blvd
Existing use is commercial and includes a local health facility, a water shop, and vehicle repair.
These businesses utilize large parking lots. Redevelopment of this site may facilitate more housing for the RHNA.
Page | 35 Appendix E
Tuesday, October 01, 2024 Reg CC MTG, Page *705
Site F
2222 - 2244 Lomita Blvd
Existing uses include a single-family home that has been converted to a furniture wholesaler, a glass vendor, clothing alterations is commercial and includes and a religious institution. Surface parking lots and older buildings are characteristic of this site. Redevelopment of this site may facilitate more housing for the RHNA.
Page | 36 Appendix E
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Page | 37 Appendix E
Tuesday, October 01, 2024 Reg CC MTG, Page *707
Site G
24632 -24710 Narbonne Ave. and 24665 – 24709
Woodward Ave.
The existing use is predominantly commercial with storefronts lining Narbonne Ave including boutiques, clothing stores, hardware shop, and auto shop. Surface parking lots and vacant storefronts exist in between. This site has potential for redevelopment.
Page | 38 Appendix E
Tuesday, October 01, 2024 Reg CC MTG, Page *708
Page | 39 Appendix E
Tuesday, October 01, 2024 Reg CC MTG, Page *709
Site H
24815 Woodward Ave
The existing use includes single-family residential. The homes on these properties are older, poorly maintained, and have not had significant improvements made to the structures as seen on other homes in this neighborhood. The lots abut existing commercial uses to the rear with access from a neighboring alleyway.
Page | 40 Appendix E
Tuesday, October 01, 2024 Reg CC MTG, Page *710
Site I
24823 Woodward Ave
Existing use is single-family residential adjacent to vacant lot. Homes on this site are of small footprint and are adjacent or across from larger, multifamily. The vacant lot sits in a state of neglect with piles of rocks, sheds, and storage container.
Page | 41 Appendix E
Tuesday, October 01, 2024 Reg CC MTG, Page *711
Site J
Narbonne Ave/250th St (North)
Existing use is predominantly commercial with adjacent single-family residential use. The older commercial property does not contain any major chains and has unoccupied units and indicated by blank signage and boarded windows. The newer property serves one business and utilizes a parking lot larger than the building area. The property located at 24834 Narbonne Ave. is under review for a proposed 3 story, mixed use project with 11 units, including one unit designated for a very low income household.
Page | 42 Appendix E
Tuesday, October 01, 2024 Reg CC MTG, Page *712
Page | 43 Appendix E
Tuesday, October 01, 2024 Reg CC MTG, Page *713
Site K
Narbonne Ave/250th St (South)
The existing use is a mix of single-family residential and commercial uses. The properties that front this major corridor are older and as a result, will require costly maintenance.
Redevelopment through the City’s rezone program will provide capacity that is appropriate for this corridor, while maintaining neighborhood service and housing as did before.
Page | 44 Appendix E
Tuesday, October 01, 2024 Reg CC MTG, Page *714
Site M
25001 Narbonne Ave
The existing use is a mix of commercial and single-family residential including a funeral home, private office, and medical office. Some properties have been poorly maintained and the southernmost building, which has been partially vacated, exhibit missing shingles and exterior damage. The funeral home has a surface parking lot more than half the size of the facility.
Page | 45 Appendix E
Tuesday, October 01, 2024 Reg CC MTG, Page *715
Page | 46 Appendix E
Tuesday, October 01, 2024 Reg CC MTG, Page *716
Site N
25200 Narbonne Ave
The existing use is single-family residential with accessory commercial uses. The properties are small and are flanked by larger commercial and residential development. The City’s rezone program may shall allow for capacity that is more suitable for this corridor.
Page | 47 Appendix E
Tuesday, October 01, 2024 Reg CC MTG, Page *717
Site O
25209 Narbonne Ave
The existing use is single-family residential and dental clinic that was previously a single-family dwelling. A large surface parking lot exists in the rear of the clinic and the site is adjacent to larger commercial and residential developments. The current residences are inadequate for the density that this site provides through the City’s rezone program.
Page | 48 Appendix E
Tuesday, October 01, 2024 Reg CC MTG, Page *718
Site P
25217 Narbonne Ave
The existing use is single-family residential and an independent air conditioner repair company.
Apart from the building itself, most of the property’s area is utilized as storage for equipment, vehicles, and other items.
Page | 49 Appendix E
Tuesday, October 01, 2024 Reg CC MTG, Page *719
Site Q
Narbonne Ave/254th St (North)
The existing use is single-family residential. This site fronts a primary street that contains multifamily, mixed-use, and commercial uses. In contrast the homes are small in nature and do not exhibit any major improvements. A large, shared driveway accounts for a significant area of the property.
Page | 50 Appendix E
Tuesday, October 01, 2024 Reg CC MTG, Page *720
Site R
Narbonne Ave/253rd Pl
The existing use is predominantly single-family residential with an antique store. This site is located on a busy corridor that is typical of more intensive developments. The commercial building is half occupied, and along with the homes surrounding it, are old and require upkeep.
Developer interest in 25408-25412 Narbonne Ave.
Page | 51 Appendix E
Tuesday, October 01, 2024 Reg CC MTG, Page *721
Page | 52 Appendix E
Tuesday, October 01, 2024 Reg CC MTG, Page *722
Site S
Narbonne Ave/254th St (South)
The existing use is predominantly single-family residential with some converted to accommodate accessory commercial use, such as the wellness center. Many of these properties consist of smaller footprint buildings atop large lots that can accommodate more capacity. The commercial properties on this site dedicate a significant portion of their front yard space for parking lot use.
Page | 53 Appendix E
Tuesday, October 01, 2024 Reg CC MTG, Page *723
Site T
Lomita Blvd/ Woodward Ave
The existing use is a cluster of single-family residential uses varying in size and orientation, but are small, nonetheless. The existing properties provide lower densities in an otherwise, busy corridor accommodating higher density developments. The site contains a considerable amount of private open space.
Page | 54 Appendix E
Tuesday, October 01, 2024 Reg CC MTG, Page *724
Site U
2047 Lomita Blvd
The existing use is predominantly commercial with mostly auto-oriented uses, as well as singlefamily residential. The site includes a clinic, independent shipping service, grocer, religious institution, and several surface parking lots. A few of the properties, including commercial building and lot are marked as for sale or for lease.
Page | 55 Appendix E
Tuesday, October 01, 2024 Reg CC MTG, Page *725
Page | 56 Appendix E
Tuesday, October 01, 2024 Reg CC MTG, Page *726
Page | 57 Appendix E
Tuesday, October 01, 2024 Reg CC MTG, Page *727
Site V
24636 - 24648 Eshelman Ave
The existing use is older single-family and although small, multifamily residential units. The properties are located on a shared driveway and primarily consists of detached units and duplexes. The site, including the large connecting driveway does not exhibit an efficient use of land. Further, this site may achieve higher densities than what is existing with the City’s rezone program. The property located at 24648 – 24658 Eshelman is under a sales contract and the developer is exploring options for a residential project between 27 – 45 units per acre.
Page | 58 Appendix E
Tuesday, October 01, 2024 Reg CC MTG, Page *728
Page | 59 Appendix E
Tuesday, October 01, 2024 Reg CC MTG, Page *729
Site W
Lomita Blvd/Eshelman Ave
Most properties fronting Lomita Blvd appear to have originally been single-family residential and have been converted for commercial use such as a grill store, marine service, and barber shop.
Despite the significant number of businesses on this site, many do not utilize proper commercial spaces as a mixed-use development would. The adjacent parcels to the south of this site are a row of single-family residences sharing a driveway and have been poorly maintained.
Page | 60 Appendix E
Tuesday, October 01, 2024 Reg CC MTG, Page *730
Page | 61 Appendix E
Tuesday, October 01, 2024 Reg CC MTG, Page *731
Site X
Lomita Blvd/Walnut St
The existing use is predominantly single-family residential with large lots despite smaller buildings. The site also includes a motel with a parking lot. The corner of this site is a portion of land providing little function and consists of shipping containers, dead or overgrown vegetation, and fencing in need of repairs.
Page | 62 Appendix E
Tuesday, October 01, 2024 Reg CC MTG, Page *732
Page | 63 Appendix E
Tuesday, October 01, 2024 Reg CC MTG, Page *733
Site Y
1817 - 1837 Lomita Blvd
The existing use is commercial consisting of a massage parlor, real estate firm, and religious institution. A large parking lot exists to the rear of the property, as well as a fenced area used to store construction equipment. The site also includes a large vacant lot that is currently overgrown grass and dirt. The site is one of largest of the identified sites to accommodate the RHNA. The property owner of 1837 Lomita Blvd. is exploring options for a residential project.
Page | 64 Appendix E
Tuesday, October 01, 2024 Reg CC MTG, Page *734
Page | 65 Appendix E
Tuesday, October 01, 2024 Reg CC MTG, Page *735
Fair Housing
Sites identified to accommodate the City’s RHNA have been selected in a manner that affirmatively furthers fair housing. The Sites Inventory Form identifies the selected sites by parcel(s), the number of projected units or net new capacity, and affordability. While Appendix D, Affirmatively Further Fair Housing Analysis, analyzes fair housing outreach and contributing factors to fair housing issues in the City and at a regional level, this section analyzes the sites identified to accommodate the City’s RHNA as it relates to the extent to which the location and distribution of sites at all income levels will help to ameliorate existing patterns of segregation and/or exclusion of members of protected categories, and access to opportunity as identified in Appendix D. Figure 1 shows the selection of sites identified as existing capacity and Figure 2 shows the selection of sites identified as rezone capacity both primarily along Lomita Boulevard and Narbonne Avenue.
Access to Opportunity
As detailed in Appendix D, the sites identified to accommodate nearly all of the City’s RHNA and all of the sites identified to accommodate the lower-income RHNA were selected due to their location in areas with access to increased opportunities for households and access to available resources. The sites identified in the Sites Inventory all fall under the “High Resource” designation, as acknowledged by the TCAC, granting potential affordable developers increased eligibility for tax credits. As such, planned units for these sites of all income categories would be located in TCAC High Resource Opportunity Areas as well.
Figure 1 and 2 displays the sites identified in the Housing Element and Figure 3 displays the TCAC Opportunity Map. As seen in Figure 3, the area north of Pacific Coast Highway (PCH) is identified as “High Resource” while the area south of PCH is considered “Moderate Resource.” Most sites identified are located north of PCH area with only one vacant site identified for capacity of 9 moderate income units falling south of PCH. Therefore, the selection of sites identified improves conditions in the City by promoting housing opportunities in high resource areas at all income levels including lower-income households.
Identified sites improve disparity in resident access to resources as an inherent part of the site selection process.
Page | 66 Appendix E
Tuesday, October 01, 2024 Reg CC MTG, Page *736
Figure 3: TCAC Opportunity Map
Page | 67 Appendix E
Tuesday, October 01, 2024 Reg CC MTG, Page *737
Segregation and Integration
Racial Demographics
Although past discriminatory policies and redlining practices have segregated the racial composition at a regional level, at a local level, there are no clear patterns of racial segregation within the City. As detailed in Appendix D, large portions of Lomita were identified as receiving a grade of “D,” which is the lowest favorability score for the approval of home mortgage loans in the redlining maps that took place in 1935 by the Home Owners’ Loan Corporation. The increased diversity in Lomita may be directly tied to the historical redlining of the area, where non-White generations have remained over the years. Appendix D indicates the City is diverse and there are no clear patterns of segregation by race/ethnicity in the City in recent years. Based on the dissimilarity index from 2010, the majority of Lomita is considered Low-Medium segregation, the northwesternmost tract had high segregation and the southeasternmost tract was racially integrated. Figure 4, Diversity Index below shows the diversity index at the block group level in 2018. The diversity index shows the likelihood that two persons, chosen at random from the same area, belong to different race or ethnic groups. Diversity index data is available at the block group level and ranges from 0 (no diversity) to 100 (complete diversity). Figure 4 indicates that the City has above moderate diversity (70-85) evenly across all block groups within the City.
The identification of these sites along Lomita Boulevard and Narbonne Avenue and general distribution along the central, east, and west areas of the City helps to mitigate segregation of protected groups through the potential for greater variety in housing opportunity.
Although Potential development in these areas creates diversity in availability across income levels, and spatially expands upon the zones where housing is both affordable and varied.
The identified sites will catalyze a downward trend in the dissimilarity index and upward trend in the diversity index by increasing opportunities for affordable housing development within areas of Lomita with the lowest poverty levels; highest proportion of the White population; in close proximity to jobs, education, and transit; and within areas with positive environmental outcomes.
Page | 68 Appendix E
Tuesday, October 01, 2024 Reg CC MTG, Page *738
Figure 4: Diversity Index
Median Income
There is a wealth gap in the City as household income at the block group level varies from less than$55,000 to less than $125,000 see Figure 5, Median Income. The spatial distribution of the Sites Inventory will improve conditions of income segregation as all sites are located in areas with a median income category of less than $125,000 and less than $87,100 along Narbonne Avenue and Lomita Boulevard. No lower-income sites fall within the less than $55,000 median income category. As such, the selection of sites promotes mixed-income neighborhoods and expands opportunities for lower-income household in areas with higher median incomes.
The selection of sites along these main corridors appears to cluster lower income sites in Figure 1; however, through the rezoning to accommodate the shortfall of lower-income sites and identify the remaining need for moderate- and above moderate-income sites, shown in Figure 2, moderate- and above moderate-income sites are also selected along these corridors. The selection of rezone sites along these corridors considered several factors including, access to opportunity, feasibility, infrastructure capacity and community interest to increase capacity along Lomita Boulevard, Narbonne Avenue, and the Pacific Coast Highway.
However, through several program in the Housing Element, the City is increasing opportunities to support increased density in single family zoned areas such as through Program 15, in which the City will create a ministerial process by which a single-family or agriculture zoned lot can be subdivided to accommodate additional single-family units.
Page | 69 Appendix E
Tuesday, October 01, 2024 Reg CC MTG, Page *739
Figure 5: Median Income
R/ECAPs or Areas of Affluence
Since no racially/ethnically concentrated areas of poverty (R/ECAPs) exist within the City as identified in the Housing Element, the inventory and analysis of prospective sites for residential development does not exacerbate R/ECAP conditions. Development of these sites to realistic capacity also does not introduce R/ECAP conditions into the area. The Sites Inventory also improves upon disproportionate housing needs and displacement through thorough consideration of existing units and benefit generated from potential redevelopment, as further detailed in Appendix D.
Disproportionate Housing Needs
As previously described, both homeowners and renters are experiencing overpayment in the City. While tracts identify a range from 20 to 40 percent and 40 to 60 percent of homeowner households experiencing cost burden, the highest percentages of household experiencing cost burden are renters, refer to Figure 6, Renter Overpayment. The highest percent of renter households are located north of Lomita Boulevard. Approximately 160 units affordable to lower-income households are located in areas that have a high percent of renter households experiencing overpayment. The Sites Inventory improves conditions of overpayment by identifying opportunities for affordable housing and general increased housing stock in the Page | 70 Appendix E
Tuesday, October 01, 2024 Reg CC MTG, Page *740
City at all income levels which will help reduce the number of households that are experiencing overpayment.
Figure 6: Renter Overpayment
Fair Housing Conclusions
The identification of existing capacity and rezone sites to accommodate the lower-income shortfall and remaining RHNA for moderate- and above moderate-income sites paired with programs in the Housing Element affirmatively further fair housing in the City. At approximately 1.9 square miles with a 2035 projected population of 20,900 Lomita is one of the smallest cities in Los Angeles County. Therefore, the distribution of land uses, and smallscale nature of the City creates a unique opportunity in the selection of sites for both existing and rezone capacity. Selection of sites along corridors capitalize on existing uses and opportunities including, but not limited to, the corridors are accessible to lower density areas of the City, are supported by infrastructure to accommodate higher density development, and are in high resource areas which is particularly important for affordable housing developers who utilize Low Income Housing Tax Credit funds.
The City is committed to create meaningful change for its residents through increased capacity in lower-density areas as well. Although these areas will not be rezoned, as current infrastructure in these areas do no support higher density, through programs in the Housing Element the City is creating opportunities for increased density in a manner that realistically Page | 71 Appendix E
Tuesday, October 01, 2024 Reg CC MTG, Page *741
considers infrastructure constraints, developer interest, and the interests of the stakeholders at-large. Through Program 6, Accessory Dwelling Units, The City will review and amend the Zoning Code to permit accessory dwelling units (ADUs) and junior accessory dwelling units (JADUs) in all zones that permit residential uses and adopt a program that incentivizes and promotes the creation of ADUs that can be offered at an affordable rent for very low-, low-, or moderate-income households, or those with disabilities. Through Program 15, Supporting Low Density, the City will establish a ministerial review procedures and objective development and design standards for any proposed housing development, or proposed lost splits of existing single-family residential or agriculture zoned lots to increase capacity in lowerdensity neighborhoods.
Page | 72 Appendix E
Tuesday, October 01, 2024 Reg CC MTG, Page *742
Conclusions
Bound by Torrance on the north and west, Los Angeles to the east, and Rolling Hills Estates to the south and southwest, Lomita has developed to the edges of its boundaries. Because Lomita is nearly entirely built-out and does not have large swaths of land preserved for open space or conservation, there are little to no opportunities to identify new housing capacity on undeveloped lands. With few vacant sites, much of the City’s housing capacity is identified in the form of underutilized sites that are most suitable for redevelopment. The underutilization of these sites, in combination with their location in high-resource areas and paired with the following programs of the Housing Element, will ensure that the City can realistically meet the RHNA targets at all income levels during the Housing Element planning period.
Programs to Support Development of Underutilized Sites
As further detailed in the Programs of the Housing Element, the City will implement the following programs to facilitate and incentivize development on the sites identified to accommodate the City’s RHNA:
• Through Program 6, Accessory Dwelling Units, the City will provide an incentive for ADUs that can be offered as affordable.
• Through Program 7, Incentives and Regulations, the City will pair rezones with objective development standards to incentivize the production of housing, and will offer incentive zoning that will increase developer interest in the State Density Bonus program.
Through Program 10, Affordable Housing Streamlining, the City will provide process streamlining for qualifying affordable and mixed-income housing developments.
Through Program 11, Objective Design Standards, the City will develop objective design standards to be paired with future rezones.
Through Program 12, Lot Consolidation, the City will enhance incentives for lot consolidation beyond what is already offered to developers.
Through Program 14, Rezone Program, the City will increase densities to permit 30 dwelling units per acre, enforce a minimum density of 20 dwelling units per acre, will mandate a minimum of 50 percent of the total square footage of a mixed-use project be dedicated to residential uses, and will permit exclusively residential uses. •
•
•
•
• Through Program 16, No Net Loss, the City will monitor the housing capacity identified in the Adequate Sites Inventory throughout the planning period to maintain sufficient capacity for the remaining RHNA at all income levels.
•
•
Through Program 27, Reduced Parking Requirements, the City will reduce parking requirements for multifamily housing and for religious institutions when affordable housing is provided.
Through Program 29, Ongoing Code Updates, the City will continue to monitor changes to State legislation and update the Zoning Code as needed, and will continue to coordinate with developers in facilitating ideas on process and procedural improvements.
Through Program 30, Inclusionary Housing Ordinance, the City will evaluate the feasibility of an inclusionary housing ordinance and adopt said ordinance, which will further incentivize the use of the State Density Bonus program.
•
Page | 73 Appendix E
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Further details on these programs can be found in the Programs section of the Housing Element.
Page | 74 Appendix E
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Appendix E Exhibit:
Sites Inventory Form
Tuesday, October 01, 2024 Reg CC MTG, Page *745
Table A: Housing Element Sites Inventory, Table Starts in Cell A2 Zoning
Designation
(Current)
Site Assessor Parcel Consolidated General Plan
Designation (Current)
Minimum Density
Allowed (units/acre) Allowed (units/acre)
Max Density Existing
Use/Vacancy
Lower Income
Capacity
Moderate
Income Capacity Income Capacity
Above Moderate Improvement to
Land Value Ratio
Optional
Information2
Optional
Information3 Jurisdiction Name 5 Digit ZIP Code Parcel Size (Acres) Infrastructure Publicly-Owned Site Status Identified in Last/Last Two Planning Cycle(s) Total Capacity 42 Address/Intersection Number Sites
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
2458 LOMITA BLVD 90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
7376001120 A Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Residential ‐ Low
Residential ‐ Low
Residential ‐ Agriculture
Residential ‐ High
MU-O 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
22 22
22 22
22 22
22 22
22 22
22 22
22 22
22 22
22 22
22 22
22 22
22 22
22 22
22 22
22 22
22 22
22 22
22 22
22 22
22 22
22 22
22 22
22 22
22 22
22 22
22 22
22 22
22 22
22 22
22 22
22 22
22 22
22 22
22 22
22 22
22 22
22 22
22 22
22 22
22 22
22 22
22 22
22 22
22 8.7
8.7 8.7
29 8.7
22 2.2417 Private school, parkin YES ‐ Current
0.1184 SINGLE FAMILY RESID YES ‐ Current
0.0839 SINGLE FAMILY RESID YES ‐ Current
0.0849 SINGLE FAMILY RESID YES ‐ Current
0.0904 SINGLE FAMILY RESID YES ‐ Current
0.2819 SINGLE FAMILY RESID YES ‐ Current
0.0804 SINGLE FAMILY RESID YES ‐ Current
0.1169 SINGLE FAMILY RESID YES ‐ Current
0.0874 SINGLE FAMILY RESID YES ‐ Current
0.1162 SINGLE FAMILY RESID YES ‐ Current
0.1212 SINGLE FAMILY RESID YES ‐ Current
NO ‐ Privately‐Owned
NO ‐ Privately‐Owned
NO ‐ Privately‐Owned
NO ‐ Privately‐Owned
NO ‐ Privately‐Owned
NO ‐ Privately‐Owned
NO ‐ Privately‐Owned
NO ‐ Privately‐Owned
NO ‐ Privately‐Owned
NO ‐ Privately‐Owned
NO ‐ Privately‐Owned
NO ‐ Privately‐Owned
NO ‐ Privately‐Owned
NO ‐ Privately‐Owned
NO ‐ Privately‐Owned
NO ‐ Privately‐Owned
NO ‐ Privately‐Owned
NO ‐ Privately‐Owned
NO ‐ Privately‐Owned
NO ‐ Privately‐Owned
NO ‐ Privately‐Owned
NO ‐ Privately‐Owned
NO ‐ Privately‐Owned
NO ‐ Privately‐Owned
NO ‐ Privately‐Owned
NO ‐ Privately‐Owned
NO ‐ Privately‐Owned
NO ‐ Privately‐Owned
NO ‐ Privately‐Owned
NO ‐ Privately‐Owned
NO ‐ Privately‐Owned
NO ‐ Privately‐Owned
NO ‐ Privately‐Owned
NO ‐ Privately‐Owned
NO ‐ Privately‐Owned
NO ‐ Privately‐Owned
NO ‐ Privately‐Owned
NO ‐ Privately‐Owned
NO ‐ Privately‐Owned
NO ‐ Privately‐Owned
NO ‐ Privately‐Owned
NO ‐ Privately‐Owned
NO ‐ Privately‐Owned
NO ‐ Privately‐Owned
NO ‐ Privately‐Owned
NO ‐ Privately‐Owned
NO ‐ Privately‐Owned
NO ‐ Privately‐Owned
NO ‐ Privately‐Owned
NO ‐ Privately‐Owned
NO ‐ Privately‐Owned
NO ‐ Privately‐Owned
NO ‐ Privately‐Owned
NO ‐ Privately‐Owned
NO ‐ Privately‐Owned
NO ‐ Privately‐Owned
NO ‐ Privately‐Owned
NO ‐ Privately‐Owned
NO ‐ Privately‐Owned
NO ‐ Privately‐Owned
NO ‐ Privately‐Owned
NO ‐ Privately‐Owned
NO ‐ Privately‐Owned
NO ‐ Privately‐Owned
NO ‐ Privately‐Owned
NO ‐ Privately‐Owned
NO ‐ Privately‐Owned
NO ‐ Privately‐Owned
NO ‐ Privately‐Owned
NO ‐ Privately‐Owned
NO ‐ Privately‐Owned
NO ‐ Privately‐Owned
NO ‐ Privately‐Owned
NO ‐ Privately‐Owned
NO ‐ Privately‐Owned
NO ‐ Privately‐Owned
NO ‐ Privately‐Owned
NO ‐ Privately‐Owned
NO ‐ Privately‐Owned
NO ‐ Privately‐Owned
NO ‐ Privately‐Owned
NO ‐ Privately‐Owned
NO ‐ Privately‐Owned
NO ‐ Privately‐Owned
NO ‐ Privately‐Owned
NO ‐ Privately‐Owned
NO ‐ Privately‐Owned
Available
Available
Available
Available
Available
Available
Available
Available
Available
Available
Available
Available
Available
Available
Available
Available
Available
Available
Available
Available
Available
Available
Available
Available
Available
Available
Available
Available
Available
Available
Available
Available
Available
Available
Available
Available
Available
Available
Available
Available
Available
Available
Available
Available
Available
Available
Available
Available
Available
Available
Available
Available
Available
Available
Available
Available
Available
Available
Available
Available
Available
Available
Available
Available
Available
Available
Available
Available
Available
Available
Available
Available
Available
Available
Available
Available
Available
Available
Available
Available
Available
Available
Available
Available
Available
Available
Available
Not Used in Prior Housing Element
Not Used in Prior Housing Element
Used in Prior Housing Element ‐ Non‐Vacant
Used in Prior Housing Element ‐ Non‐Vacant
Used in Prior Housing Element ‐ Non‐Vacant
Not Used in Prior Housing Element
Used in Prior Housing Element ‐ Non‐Vacant
Not Used in Prior Housing Element
Used in Prior Housing Element ‐ Non‐Vacant
Not Used in Prior Housing Element
Not Used in Prior Housing Element
Used in Prior Housing Element ‐ Non‐Vacant
Not Used in Prior Housing Element
Used in Prior Housing Element ‐ Non‐Vacant
Used in Prior Housing Element ‐ Non‐Vacant
Used in Prior Housing Element ‐ Non‐Vacant
Not Used in Prior Housing Element
Used in Prior Housing Element ‐ Non‐Vacant
Used in Prior Housing Element ‐ Non‐Vacant
Used in Prior Housing Element ‐ Non‐Vacant
Used in Prior Housing Element ‐ Non‐Vacant
Not Used in Prior Housing Element
Used in Prior Housing Element ‐ Non‐Vacant
Not Used in Prior Housing Element
Used in Prior Housing Element ‐ Non‐Vacant
Not Used in Prior Housing Element
Not Used in Prior Housing Element
Used in Prior Housing Element ‐ Non‐Vacant
Not Used in Prior Housing Element
Not Used in Prior Housing Element
Not Used in Prior Housing Element
Not Used in Prior Housing Element
Not Used in Prior Housing Element
Not Used in Prior Housing Element
Used in Prior Housing Element ‐ Non‐Vacant
Not Used in Prior Housing Element
Not Used in Prior Housing Element
Not Used in Prior Housing Element
Not Used in Prior Housing Element
Not Used in Prior Housing Element
Not Used in Prior Housing Element
Not Used in Prior Housing Element
Not Used in Prior Housing Element
Not Used in Prior Housing Element
Not Used in Prior Housing Element
Not Used in Prior Housing Element
Not Used in Prior Housing Element
Not Used in Prior Housing Element
Not Used in Prior Housing Element
Not Used in Prior Housing Element
Not Used in Prior Housing Element
Not Used in Prior Housing Element
Not Used in Prior Housing Element
Not Used in Prior Housing Element
Not Used in Prior Housing Element
Not Used in Prior Housing Element
Not Used in Prior Housing Element
Not Used in Prior Housing Element
Not Used in Prior Housing Element
Not Used in Prior Housing Element
Used in Prior Housing Element ‐ Non‐Vacant
Not Used in Prior Housing Element
Not Used in Prior Housing Element
Not Used in Prior Housing Element
Not Used in Prior Housing Element
Used in Prior Housing Element ‐ Non‐Vacant
Used in Prior Housing Element ‐ Non‐Vacant
Used in Prior Housing Element ‐ Non‐Vacant
Used in Prior Housing Element ‐ Non‐Vacant
Used in Prior Housing Element ‐ Non‐Vacant
Not Used in Prior Housing Element
Not Used in Prior Housing Element
Not Used in Prior Housing Element
Not Used in Prior Housing Element
Not Used in Prior Housing Element
Not Used in Prior Housing Element
Not Used in Prior Housing Element
Not Used in Prior Housing Element
Used in Prior Housing Element ‐ Non‐Vacant
Not Used in Prior Housing Element
Used in Prior Housing Element ‐ Non‐Vacant
Used in Prior Housing Element ‐ Non‐Vacant
Used in Prior Housing Element ‐ Non‐Vacant
Used in Prior Housing Element ‐ Non‐Vacant
Used in Prior Housing Element ‐ Non‐Vacant
Used in Prior Housing Element ‐ Non‐Vacant
Used in Prior Housing Element ‐ Non‐Vacant
Not Used in Prior Housing Element
Not Used in Prior Housing Element
Not Used in Prior Housing Element
Not Used in Prior Housing Element
Not Used in Prior Housing Element
Not Used in Prior Housing Element
42 0.059449207
0.249989192
0.413765448
0.178567018
0.191183361
0.249980948
0.893606826
0.134052263
0.212471132
0.479998266
0.193420835
0.005877716
0.392789313
0.325
1962
24205 PENNSYLVANIA AVE
2413 LOMITA BLVD
7374011014 B
7374011019 B
7374011020 B
7374011025 B
7374011009 B
7374011024 B
7374011011 B
7374011018 B
7374011013 B
7374011012 B
7374011023 B
7374011010 B
7374011040 B
7374011021 B
7374011016 B
7374011015 B
7374011022 B
7376011018 C
7376011007 C
7376011006 C
7376011019 C
7376011008 C
7376011023 D
7376011021 D
7376011024 D
7376011022 D
7376011020 D
7376012037 E
7376012021 E
7376012023 E
7376013001 F
7376013003 F
7376013008 F
7376013007 F
7376013002 F
7376017019 G
7376017011 G
7376017008 G
7376017003 G
7376017015 G
7376017002 G
7376017007 G
7376017001 G
7376017014 G
7376017018 G
7376017016 G
7376017017 G
7376017020 G
7376017031 G
7376017006 G
7376017012 G
7376016016 H
7376016017 H
7376016014 I
7376016013 I
7376016015 I
7376016007 J
7376016008 J
7376016009 J
7375001007 K
7375001008 K
7375001010 L
7375001011 L
7373015033 M
7373015021 M
7373015020 M
7373015006 M
7373015007 M
7373015016 M
7375002005 N
7375002006 N
7373014026 O
7373014025 O
7373014021
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
R1
1 1
1 1
4 1
1 1
1 1
1 2
0 1
13 1
1 3
0 1
0 8
4 8
2 6
4 8
5 4
2 2
5 5
2 2
2 1
3 3
3 1
6 4
2 1
2 1
6 3
0 0
0 0
0 0
5 4
2 0
0 0
0 8
9 3
0 0
3 4
2 0
0 0
0 0
0 3
1 3
4 2
3 9
6 3
0 0
0 0
0 0
1 1
1 1
4 1
1 1
1 1
1 2
1952
1952
1952
1952
1947
1952
1952
1952
1952
1952
1965
1952
1952
1952
1959
1952
1952
0 2417 LOMITA BLVD
2439 LOMITA BLVD
24105 PENNSYLVANIA AVE
2435 LOMITA BLVD
24117 PENNSYLVANIA AVE
2409 LOMITA BLVD
24201 PENNSYLVANIA AVE
24121 PENNSYLVANIA AVE
2431 LOMITA BLVD 0.0759 PARKING YES ‐ Current
24111 PENNSYLVANIA AVE
2403 LOMITA BLVD
0.1651 SINGLE FAMILY RESID YES ‐ Current
0.077 SINGLE FAMILY RESID YES ‐ Current
0.0828 SINGLE FAMILY RESID YES ‐ Current
0.6837 Strip Mall with vacantYES ‐ Current
0.1105 SINGLE FAMILY RESID YES ‐ Current
0.0839 SINGLE FAMILY RESID YES ‐ Current
0.1491 Parking
0.4126 Apartment, 8
0.488 Apartment and Spa, 8YES ‐ Current
0.0638 SINGLE FAMILY RESID YES ‐ Current
0.4291 RETAIL
0.2172 Car Garage
0.405 Learning Center
0.1473 SINGLE FAMILY RESID YES ‐ Current
0.5193 APARTMENT, 4
0.2236 Learning Center
0.4484 Family Health Care YES ‐ Current
0.2759 Car Garage
0.1905 Water Retailer
0.1058 COMMERCIAL
0.1663 SFR and office businesYES ‐ Current
2421 LOMITA BLVD 1
13 1
1 3
0.559243806
0.000747406
0.629680514
0.430140485
0 2429 LOMITA BLVD
24209 PENNSYLVANIA AVE
2425 LOMITA BLVD
2340 LOMITA BLVD YES ‐ Current
2352 LOMITA BLVD YES ‐ Current 0.223354317
0.990168235
0.036320394
0.13173442
0.493150685
0.466650749
0.337662338
0.483870968
0.068941261
0.461538462
0.207740665
0.361596847
0.836726674
0.209973684
0.576858844
0 1946
1946
1926
1958
1938
1945
1937
1956
1984
1959
1936
1940
1930
1920
1955
0 2360 LOMITA BLVD 1
2340 1/2 LOMITA BLVD
2344 LOMITA BLVD YES ‐ Current
YES ‐ Current
YES ‐ Current
8 4
8 2
6 4
8 5
4 2
2 5
5 2
2 2
1 3
3 3
1 6
4 2
1 2
1 6
3 24505 CYPRESS ST
2332 LOMITA BLVD
24511 CYPRESS ST
2312 LOMITA BLVD YES ‐ Current
2336 LOMITA BLVD YES ‐ Current
2270 LOMITA BLVD
2258 LOMITA BLVD YES ‐ Current
YES ‐ Current
YES ‐ Current
2266 LOMITA BLVD
2234 LOMITA BLVD
2244 LOMITA BLVD
2222 LOMITA BLVD 0.2511 Service
0.2749 Parking
0.1324 Auto Repair
0.1535 SINGLE FAMILY RESID YES ‐ Current
0.1564 SINGLE FAMILY RESID YES ‐ Current
0.1491 Duplex, 2
YES ‐ Current
YES ‐ Current
YES ‐ Current
2232 LOMITA BLVD
2240 LOMITA BLVD 0.467031347
0.012488482
0.249940041
0.820565307
0.737581751
0.683844679
0.371127042
0.754677194
0.740365198
0.24993042
0.249987969
0.19738324
0.117566272
0.327789892
0.263004091
0.64249603
0.448331415
0.249999459
0.377466342
0.249994551
0 1929
1923
1947
1953
1922
0 24669 WOODWARD AVE
24709 WOODWARD AVE
24710 NARBONNE AVE
24644 NARBONNE AVE
YES ‐ Current
0.1491 OFFICE BUILDING YES ‐ Current
0.1518 COMMERCIAL
0.1506 COMMERCIAL
0.1402 DUPLEX, 2
0.2945 RETAIL
0.2429 SINGLE FAMILY RESID YES ‐ Current
0.1581 SINGLE FAMILY RESID YES ‐ Current
YES ‐ Current
YES ‐ Current
YES ‐ Current
YES ‐ Current
24644 NARBONNE AVE
24706 NARBONNE AVE
24632 NARBONNE AVE
24693 WOODWARD AVE
24673 WOODWARD AVE
24683 WOODWARD AVE
24679 WOODWARD AVE
24665 WOODWARD AVE
24658 NARBONNE AVE
24700 NARBONNE AVE
24705 WOODWARD AVE
24815 WOODWARD AVE
24809 WOODWARD AVE
24823 WOODWARD AVE
1922
1958
1954
1925
1925
1923
1926
1936
1946
1929
1962
1953
1948
1948
0 0.1604 DUPLEX, 2
0.1565 SINGLE FAMILY RESID YES ‐ Current
YES ‐ Current
0.1559 DUPLEX, 2
0.2975 SERVICE
0.1573 RETAIL
0.0693 SINGLE FAMILY RESID YES ‐ Current
0.1221 SINGLE FAMILY RESID YES ‐ Current
0.1539 SINGLE FAMILY RESID YES ‐ Current
0.1499 SINGLE FAMILY RESID YES ‐ Current
0.1561 VACANT
0.1314 SINGLE FAMILY RESID YES ‐ Current
0.3026 Strip Mall and SFR on YES ‐ Current
0.2097 COMMERCIAL
0.1398 SINGLE FAMILY RESID YES ‐ Current
0.1563 COMMERCIAL YES ‐ Current
0.091 SINGLE FAMILY RESID YES ‐ Current
0.1012 Single family residenc YES ‐ Current
0.0997 Auto Service
0.4286 Funeral Home
0.4637 OFFICE BUILDING YES ‐ Current
0.2157 SINGLE FAMILY RESID YES ‐ Current
YES ‐ Current
YES ‐ Current
YES ‐ Current
1 2
1 2
2 3
2 5
4 2
3 1
1 2
8 9
3 2
3 2
YES ‐ Current
24821 WOODWARD AVE
24836 NARBONNE AVE
24846 NARBONNE AVE
2155 250TH ST
0.299986749
0.787310822
0.75 1953
1935
1946
1990
1948
1922
1920
1953
1927
1969
1956
1953
1927
1939
1936
1917
1954
1940
1924
1938
1941
1942
1950
1951
1939
1969
1950
1950
1912
1940
1956
0 YES ‐ Current
0.569226181
0.05123247
0.193285687
0.360341543
0.199984061
0.363636364
0.476188743
0.568565546
0.305614575
0.32785027
0.333260044
0.043426632
0.105217957
0.224963356
0.515706885
0.372548114
0.249998845
0.573335011
0.256953839
0.536654959
2.115609017
0.691449891
0.986415817
0.158417881
0.249998523
0.085698777
0.098638125
0.932567301
0 2168 250TH ST 3
1 1
2 25008 NARBONNE AVE
25016 NARBONNE AVE
25020 NARBONNE AVE
25001 NARBONNE AVE
25043 NARBONNE AVE
25035 NARBONNE AVE
25019 NARBONNE AVE
25027 NARBONNE AVE
25031 NARBONNE AVE
25200 NARBONNE AVE
25208 NARBONNE AVE
25201 NARBONNE AVE
25209 NARBONNE AVE
25217 NARBONNE AVE
25345 NARBONNE AVE
25335 NARBONNE AVE
25339 NARBONNE AVE
25350 NARBONNE AVE
2166 253RD PL
YES ‐ Current
YES ‐ Current
0.1148 DUPLEX, 2
0.1038 DUPLEX, 2
0.2132 SINGLE FAMILY RESID YES ‐ Current
0.2875 Singel family resideneYES ‐ Current
0.2242 DUPLEX, 2
0.2255 SINGLE FAMILY RESID YES ‐ Current
0.2188 Singel family resideneYES ‐ Current
YES ‐ Current
YES ‐ Current
3 4
2 3
3 5
2 2
2 3
1 3
4 2
3 9
6 3
3 2
3 9
3 3
YES ‐ Current
3 3
5 2
2 2
0.2386 RETAIL YES ‐ Current
7373014007 Q
7373014005 Q
7373014006 Q
7375003004 R
7375003002 R
7375003007 R
7375003006 R
7375003001 R
7375003005 R
7373013016 S
7373013017 S
7373013018 S
7375015903
0.148 SINGLE FAMILY RESID YES ‐ Current
0.1471 SINGLE FAMILY RESID YES ‐ Current
0.1483 SINGLE FAMILY RESID YES ‐ Current
0.2037 SINGLE FAMILY RESID YES ‐ Current
0.1205 SINGLE FAMILY RESID YES ‐ Current
0.201 SINGLE FAMILY RESID YES ‐ Current
0.1964 RETAIL
0.1368 SINGLE FAMILY RESID YES ‐ Current
0.2032 SINGLE FAMILY RESID YES ‐ Current
0.4677 OFFICE BUILDING
0.3335 OFFICE BUILDING
0.1486 OFFICE BUILDING
0.4926 VACANT
0.2728 VACANT
0.4495 VACANT
25412 NARBONNE AVE
25408 NARBONNE AVE
25342 NARBONNE AVE
25404 NARBONNE AVE
25419 NARBONNE AVE
25409 NARBONNE AVE
25401 NARBONNE AVE
25007 Walnut Street
YES ‐ Current
YES ‐ Current
YES ‐ Current
YES ‐ Current
YES ‐ Current
YES ‐ Current
YES ‐ Current
YES ‐ Current
YES ‐ Current
YES ‐ Current
YES ‐ Other Publicly‐Owned Available 0 3
2 3
2061 250TH ST 7376021013 R1
A1
NO ‐ Privately‐Owned
NO ‐ Privately‐Owned
NO ‐ Privately‐Owned
NO ‐ Privately‐Owned
NO ‐ Privately‐Owned
Available
Available
Available
Available
Available
0 0
2468 254TH ST 7373017026 0 0
26109 NARBONNE AVE
2474 254TH ST
24329 NARBONNE AVE
7553003114 RVD1500
Residential ‐ Agriculture A1
Mixed Use MU‐O
0.3781 VACANT
0.454 VACANT
0.17 VACANT
9 0
0 0 0
7373017025 3
3 0 0
7374015900 0 0
Tuesday, October 01, 2024 Reg CC MTG, Page *746
Table B: Candidate Sites Identified to be Rezoned to Accommodate Shortfall Housing Need, Table Starts in Cell A2 Proposed
General Plan
(GP)
Above
ModerateIncome
Minimum
Density
Allowed
Description
of Existing
Uses
Jurisdiction
Name
Assessor
Parcel Number
Very LowIncomeModerateIncomeType of Shortfall Parcel Size (Acres)
Current General Plan
Designation
Proposed
Zoning
Maximum
Density Allowed
Vacant/
Nonvacant
Consolidated
Sites
Optional
Information2 Information3
Optional Site Address/Intersection 5 Digit ZIP Code Low-Income Current Zoning Total Capacity Designation
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
24234 CRENSHAW BLVD 90505
90505
90505
90505
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
7376001021
7376001122
7376001020
7376001123
7376001120
7374011014
7374011019
7374011020
7374011025
7374011009
7374011024
7374011011
7374011018
7374011013
7374011012
7374011023
7374011010
7374011040
7374011021
7374011016
7374011015
7374011022
7376011018
7376011007
7376011006
7376011019
7376011008
7376011023
7376011021
7376011024
7376011022
7376011020
7376012037
7376012021
7376012023
7376013001
7376013003
7376013008
7376013007
7376013002
7376017019
7376017011
7376017008
7376017003
7376017015
7376017002
7376017007
7376017001
7376017014
7376017018
7376017016
7376017017
7376017020
7376017031
7376017006
7376017012
7376016016
7376016017
7376016014
7376016013
7376016015
7376016007
7376016008
7376016009
7375001007
7375001008
7375001010
7375001011
7373015033
7373015021
7373015020
7373015006
7373015007
7373015016
7375002005
7375002006
7373014026
7373014025
7373014021
7373014007
7373014005
7373014006
7375003004
10 10
5 10
15 1
1 1
1 2
1 1
1 1
1 1
1 1
Shortfall of Sites
Shortfall of Sites
Shortfall of Sites
Shortfall of Sites
Shortfall of Sites
Shortfall of Sites
Shortfall of Sites
Shortfall of Sites
Shortfall of Sites
Shortfall of Sites
Shortfall of Sites
Shortfall of Sites
Shortfall of Sites
Shortfall of Sites
Shortfall of Sites
Shortfall of Sites
Shortfall of Sites
Shortfall of Sites
Shortfall of Sites
Shortfall of Sites
Shortfall of Sites
Shortfall of Sites
0.4004 Industrial MC MU-O 20
20 20
20 20
20 20
20 20
20 20
20 20
20 20
20 20
20 20
20 20
20 20
20 20
20 20
20 20
20 20
20 20
20 20
20 20
20 20
20 20
20 20
20 20
20 20
20 20
20 20
20 20
20 20
20 20
20 20
20 20
20 20
20 20
20 20
20 20
20 20
20 20
20 20
20 20
20 20
20 20
20 20
30 30
30 30
30 30
30 30
30 30
30 30
30 30
30 30
30 30
30 30
30 30
30 30
30 30
30 30
30 30
30 30
30 30
30 30
30 30
30 30
30 30
30 30
30 30
30 30
30 30
30 30
30 30
30 30
30 30
30 30
30 30
30 30
30 30
30 30
30 30
30 30
30 30
30 30
30 30
30 30
30 30
30 10 Non-Vacant
10 Non-Vacant
5 Non-Vacant
10 Non-Vacant
15 Non-Vacant
1 Non-Vacant
1 Non-Vacant
1 Non-Vacant
1 Non-Vacant
2 Non-Vacant
1 Non-Vacant
1 Non-Vacant
1 Non-Vacant
1 Non-Vacant
1 Non-Vacant
1 Non-Vacant
1 Non-Vacant
1 Non-Vacant
1 Non-Vacant
5 Non-Vacant
1 Non-Vacant
1 Non-Vacant
1 Non-Vacant
3 Non-Vacant
3 Non-Vacant
0 Non-Vacant
3 Non-Vacant
1 Non-Vacant
3 Non-Vacant
1 Non-Vacant
4 Non-Vacant
2 Non-Vacant
3 Non-Vacant
2 Non-Vacant
1 Non-Vacant
1 Non-Vacant
1 Non-Vacant
2 Non-Vacant
2 Non-Vacant
1 Non-Vacant
1 Non-Vacant
1 Non-Vacant
1 Non-Vacant
1 Non-Vacant
1 Non-Vacant
1 Non-Vacant
1 Non-Vacant
2 Non-Vacant
2 Non-Vacant
1 Non-Vacant
1 Non-Vacant
1 Non-Vacant
1 Non-Vacant
2 Non-Vacant
1 Non-Vacant
0 Non-Vacant
1 Non-Vacant
1 Non-Vacant
1 Non-Vacant
1 Vacant
OFFICE BUILDINGA
RETAIL: Strip Mal A
COMMERCIAL: st A
RETAIL: strip mall A
Private school, pa A
SINGLE FAMILY REB
SINGLE FAMILY REB
SINGLE FAMILY REB
SINGLE FAMILY REB
SINGLE FAMILY REB
SINGLE FAMILY REB
SINGLE FAMILY REB
SINGLE FAMILY REB
SINGLE FAMILY REB
SINGLE FAMILY REB
24214 CRENSHAW BLVD
24260 CRENSHAW BLVD
24200 CRENSHAW BLVD
2458 LOMITA BLVD
0.4006 Industrial
0.2706 Industrial
0.4042 Industrial
2.2417 Mixed Use
0.1184 Mixed Use
0.0839 Mixed Use
0.0849 Mixed Use
0.0904 Mixed Use
0.2819 Mixed Use
0.0804 Mixed Use
0.1169 Mixed Use
0.0874 Mixed Use
0.1162 Mixed Use
0.1212 Mixed Use
0.0759 Mixed Use
0.1651 Mixed Use
0.077 Mixed Use
0.0828 Mixed Use
0.6837 Mixed Use
0.1105 Mixed Use
0.0839 Mixed Use
0.1491 Mixed Use
0.4126 Mixed Use
0.488 Mixed Use
0.0638 Mixed Use
0.4291 Mixed Use
0.2172 Mixed Use
0.405 Mixed Use
0.1473 Mixed Use
0.5193 Mixed Use
0.2236 Mixed Use
0.4484 Mixed Use
0.2759 Mixed Use
0.1905 Mixed Use
0.1058 Mixed Use
0.1663 Mixed Use
0.2511 Mixed Use
0.2749 Mixed Use
0.1324 Mixed Use
0.1535 Mixed Use
0.1564 Mixed Use
0.1491 Mixed Use
0.1491 Mixed Use
0.1518 Mixed Use
0.1506 Mixed Use
0.1402 Mixed Use
0.2945 Mixed Use
0.2429 Mixed Use
0.1581 Mixed Use
0.1604 Mixed Use
0.1565 Mixed Use
0.1559 Mixed Use
0.2975 Mixed Use
0.1573 Mixed Use
0.0693 Mixed Use
0.1221 Mixed Use
0.1539 Mixed Use
0.1499 Mixed Use
0.1561 Mixed Use
0.1314 Mixed Use
0.3026 Mixed Use
0.2097 Mixed Use
0.1398 Mixed Use
0.1563 Mixed Use
0.091 Mixed Use
0.1012 Mixed Use
0.0997 Mixed Use
0.4286 Mixed Use
0.4637 Mixed Use
0.2157 Mixed Use
0.1148 Mixed Use
0.1038 Mixed Use
0.2132 Mixed Use
0.2875 Mixed Use
0.2242 Mixed Use
0.2255 Mixed Use
0.2188 Mixed Use
0.2386 Mixed Use
0.148 Mixed Use
0.1471 Mixed Use
0.1483 Mixed Use
0.2037 Mixed Use
MC MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MC
MC
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
Underutilized site identified on Ta
Underutilized site identified on Ta
Underutilized site identified on Ta
Underutilized site identified on Ta
Underutilized site identified on Ta
Underutilized site identified on Ta
Underutilized site identified on Ta
Underutilized site identified on Ta
Underutilized site identified on Ta
Underutilized site identified on Ta
Underutilized site identified on Ta
Underutilized site identified on Ta
Underutilized site identified on Ta
Underutilized site identified on Ta
Underutilized site identified on Ta
Underutilized site identified on Ta
Underutilized site identified on Ta
Underutilized site identified on Ta
Underutilized sit Sites identified to
Underutilized sit Sites identified to
Underutilized sit Sites identified to
Underutilized sit Sites identified to
Underutilized sit Sites identified to
Underutilized site identified on Ta
Underutilized site identified on Ta
Underutilized site identified on Ta
Underutilized site identified on Ta
Underutilized site identified on Ta
Underutilized site identified on Ta
Underutilized site identified on Ta
Underutilized site identified on Ta
Underutilized site identified on Ta
Underutilized site identified on Ta
Underutilized site identified on Ta
Underutilized site identified on Ta
Underutilized site identified on Ta
Underutilized sit Buffer
SINGLE FAMILY RESIDENCE, 1
SINGLE FAMILY RESIDENCE, 1
SINGLE FAMILY RESIDENCE, 1
SINGLE FAMILY RESIDENCE, 1
SINGLE FAMILY RESIDENCE, 1
SINGLE FAMILY RESIDENCE, 1
SINGLE FAMILY RESIDENCE, 1
SINGLE FAMILY RESIDENCE, 1
SINGLE FAMILY RESIDENCE, 1
SINGLE FAMILY RESIDENCE, 1
PARKING PARKING B
SINGLE FAMILY RESIDENCE, 1
SINGLE FAMILY RESIDENCE, 1
SINGLE FAMILY RESIDENCE, 1
Strip Mall
SINGLE FAMILY RESIDENCE, 1
SINGLE FAMILY RESIDENCE, 1
2340 LOMITA BLVD
SINGLE FAMILY REB
SINGLE FAMILY REB
1 SINGLE FAMILY REB
5 1
1 Strip Mall B
SINGLE FAMILY REB
SINGLE FAMILY REB
1 3
3 0
3 Parking
Apartment, 8
C
2352 LOMITA BLVD C
2360 LOMITA BLVD Apartment and SpC
2340 1/2 LOMITA BLVD SINGLE FAMILY REC
2344 LOMITA BLVD RETAIL C
D
D
24505 CYPRESS ST 1
3 1
4 2
3 2
1 1
1 2
2 1
1 1
1 1
1 1
1 2
2 1
1 1
1 2
1 0
Shortfall of Sites
Shortfall of Sites
Shortfall of Sites
Shortfall of Sites
Shortfall of Sites
Shortfall of Sites
Shortfall of Sites
Shortfall of Sites
Shortfall of Sites
Shortfall of Sites
Shortfall of Sites
Shortfall of Sites
Shortfall of Sites
Shortfall of Sites
Shortfall of Sites
Shortfall of Sites
Shortfall of Sites
Shortfall of Sites
Shortfall of Sites
Shortfall of Sites
Shortfall of Sites
Shortfall of Sites
Shortfall of Sites
Shortfall of Sites
Shortfall of Sites
Shortfall of Sites
Shortfall of Sites
Shortfall of Sites
Shortfall of Sites
Car Garage
2332 LOMITA BLVD Learning Center
24511 CYPRESS ST SINGLE FAMILY RED
2312 LOMITA BLVD APARTMENT, 4
Learning Center
D
2336 LOMITA BLVD D
2270 LOMITA BLVD Family Health CareE
2258 LOMITA BLVD Car Garage
Water Retailer
COMMERCIAL
E
E
F
2266 LOMITA BLVD
2234 LOMITA BLVD
2244 LOMITA BLVD SFR and office busF
2222 LOMITA BLVD Service
Parking
Auto Repair
F
F
F
2232 LOMITA BLVD
2240 LOMITA BLVD
24669 WOODWARD AVE
24709 WOODWARD AVE
24710 NARBONNE AVE
24644 NARBONNE AVE
SINGLE FAMILY REG
SINGLE FAMILY REG Underutilized sit Buffer
Underutilized sit Buffer
Underutilized sit Buffer
Underutilized sit Buffer
Underutilized sit Buffer
Underutilized site identified on Ta
Underutilized sit Buffer
Underutilized sit Buffer
Underutilized sit Buffer
Underutilized sit Buffer
Underutilized sit Buffer
Underutilized sit Buffer
Underutilized sit Buffer
Duplex, 2 G
OFFICE BUILDINGG
COMMERCIAL
COMMERCIAL
DUPLEX, 2
G
G
G
G
24644 NARBONNE AVE
24706 NARBONNE AVE
24632 NARBONNE AVE
24693 WOODWARD AVE
24673 WOODWARD AVE
24683 WOODWARD AVE
24679 WOODWARD AVE
24665 WOODWARD AVE
24658 NARBONNE AVE
24700 NARBONNE AVE
24705 WOODWARD AVE
24815 WOODWARD AVE
24809 WOODWARD AVE
24823 WOODWARD AVE
RETAIL
SINGLE FAMILY REG
SINGLE FAMILY REG
DUPLEX, 2
SINGLE FAMILY REG
G
DUPLEX, 2
SERVICE
RETAIL
G
G
G Underutilized sit Buffer
SINGLE FAMILY REG
SINGLE FAMILY REH
SINGLE FAMILY REH
SINGLE FAMILY REI
Underutilized site identified on Ta
Underutilized sit Sites identified to
Underutilized sit Sites identified to
Underutilized sit Sites identified to
Underutilized sit Sites identified to
Underutilized sit Sites identified to
Underutilized sit Sites identified to
Underutilized sit Sites identified to
Underutilized sit Sites identified to
Underutilized sit Sites identified to
Underutilized sit Sites identified to
Underutilized sit Sites identified to
Underutilized sit Sites identified to
Underutilized site identified on Ta
Underutilized site identified on Ta
Underutilized site identified on Ta
Underutilized site identified on Ta
Underutilized site identified on Ta
Underutilized site identified on Ta
Underutilized sit Sites identified to
Underutilized sit Sites identified to
Underutilized sit Sites identified to
Underutilized sit Sites identified to
Underutilized sit Sites identified to
Underutilized sit Sites identified to
Underutilized sit Sites identified to
Underutilized sit Sites identified to
Underutilized sit Buffer
1 1
1 1
1 2
1 1
1 1
1 1
VACANT I
24821 WOODWARD AVE
24836 NARBONNE AVE
24846 NARBONNE AVE
2155 250TH ST
1 Non-Vacant
2 Non-Vacant
1 Non-Vacant
1 Non-Vacant
1 Non-Vacant
1 Non-Vacant
1 Non-Vacant
1 Non-Vacant
3 Non-Vacant
3 Non-Vacant
1 Non-Vacant
1 Non-Vacant
1 Non-Vacant
1 Non-Vacant
2 Non-Vacant
2 Non-Vacant
2 Non-Vacant
1 Non-Vacant
2 Non-Vacant
1 Non-Vacant
1 Non-Vacant
1 Non-Vacant
1 Non-Vacant
SINGLE FAMILY REI
Strip Mall and SFRJ
COMMERCIAL J
SINGLE FAMILY REJ
2168 250TH ST COMMERCIAL K
25008 NARBONNE AVE
25016 NARBONNE AVE
25020 NARBONNE AVE
25001 NARBONNE AVE
25043 NARBONNE AVE
25035 NARBONNE AVE
25019 NARBONNE AVE
25027 NARBONNE AVE
25031 NARBONNE AVE
25200 NARBONNE AVE
25208 NARBONNE AVE
25201 NARBONNE AVE
25209 NARBONNE AVE
25217 NARBONNE AVE
25345 NARBONNE AVE
25335 NARBONNE AVE
25339 NARBONNE AVE
25350 NARBONNE AVE
SINGLE FAMILY REK
Single family resid L
Auto Service L
3 3
1 1
1 1
Shortfall of Sites
Shortfall of Sites
Shortfall of Sites
Shortfall of Sites
Shortfall of Sites
Shortfall of Sites
Funeral Home M
OFFICE BUILDINGM
SINGLE FAMILY REM
DUPLEX, 2
DUPLEX, 2
M
M
SINGLE FAMILY REM
2 Singel family resid N
2 2
1 2
1 1
1 DUPLEX, 2 N
SINGLE FAMILY REO
Singel family resid O
RETAIL
SINGLE FAMILY REQ
SINGLE FAMILY REQ
SINGLE FAMILY REQ
1 SINGLE FAMILY RER
1 Tuesday, October 01, 2024 Reg CC MTG, Page *747
Proposed
General Plan
(GP)
Above
ModerateIncome
Minimum
Density
Allowed
Description
of Existing
Uses
Jurisdiction
Name
Assessor
Parcel Number
Very LowIncomeModerateIncomeType of Shortfall Parcel Size (Acres)
Current General Plan
Designation
Proposed
Zoning
Maximum
Density Allowed
Vacant/
Nonvacant
Consolidated
Sites
Optional
Information2 Information3
Optional Site Address/Intersection 5 Digit ZIP Code Low-Income Current Zoning Total Capacity Designation
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
LOMITA
2166 253RD PL 90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
90717
7375003002
7375003007
7375003006
7375003001
7375003005
7373013016
7373013017
7373013018
7374005025
7374005052
7374004058
7374004030
7374004019
7374004062
7374004041
7374004033
7374004049
7374004016
7374004057
7374004029
7374004020
7374004061
7374004053
7374004039
7372019023
7372019026
7372019027
7372019024
7372019031
7372019030
7372019025
7372019029
7372019028
7372020031
7375015006
7375015034
7375015007
7375015003
7375015010
7372017052
7372017051
7372017049
7372017048
7372017046
1 0.1205 Mixed Use MU-O MU-O 20
20 20
20 20
20 20
20 20
20 20
20 20
20 20
20 20
20 20
20 20
20 20
20 20
20 20
20 20
20 20
20 20
20 20
20 20
20 20
20 20
20 20
20 30
30 30
30 30
30 30
30 30
30 30
30 30
30 30
30 30
30 30
30 30
30 30
30 30
30 30
30 30
30 30
30 30
30 30
30 30
30 30
30 30
30 30
30 1 Non-Vacant
1 Non-Vacant
1 Non-Vacant
1 Non-Vacant
1 Non-Vacant
3 Non-Vacant
2 Non-Vacant
1 Non-Vacant
8 Non-Vacant
25 Non-Vacant
1 Non-Vacant
3 Non-Vacant
16 Non-Vacant
4 Non-Vacant
2 Non-Vacant
4 Non-Vacant
11 Non-Vacant
11 Non-Vacant
3 Non-Vacant
3 Non-Vacant
3 Non-Vacant
1 Non-Vacant
42 Non-Vacant
2 Vacant
2 Non-Vacant
2 Non-Vacant
3 Non-Vacant
2 Non-Vacant
2 Non-Vacant
2 Non-Vacant
2 Non-Vacant
2 Non-Vacant
2 Non-Vacant
19 Non-Vacant
4 Non-Vacant
6 Non-Vacant
3 Non-Vacant
4 Non-Vacant
8 Non-Vacant
13 Non-Vacant
16 Non-Vacant
19 Non-Vacant
16 Vacant
SINGLE FAMILY RER
SINGLE FAMILY RER
Underutilized sit Buffer
Underutilized sit Buffer
Underutilized sit Buffer
Underutilized sit Buffer
Underutilized sit Buffer
Underutilized sit Buffer
Underutilized sit Buffer
Underutilized sit Buffer
Buffer
25412 NARBONNE AVE
25408 NARBONNE AVE
25342 NARBONNE AVE
25404 NARBONNE AVE
25419 NARBONNE AVE
25409 NARBONNE AVE
25401 NARBONNE AVE
2087 LOMITA BLVD
1 1
1 1
3 2
1 0.201 Mixed Use
0.1964 Mixed Use
0.1368 Mixed Use
0.2032 Mixed Use
0.4677 Mixed Use
0.3335 Mixed Use
0.1486 Mixed Use
0.3252 Commercial
1.0306 Commercial
0.0728 Commercial
0.1468 Commercial
0.6292 Commercial
0.2441 Commercial
0.0744 Commercial
0.1871 Commercial
0.4137 Commercial
0.4202 Commercial
0.155 Commercial
0.147 Commercial
0.1628 Commercial
0.0691 Commercial
1.6581 Commercial
0.0723 Commercial
0.1284 Commercial
0.1222 Commercial
0.156 Commercial
0.1289 Commercial
0.1273 Commercial
0.1282 Commercial
0.1289 Commercial
0.1128 Commercial
0.1283 Commercial
0.7728 Commercial
0.1378 Industrial
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
CG
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
MU-O
RETAIL R
SINGLE FAMILY RER
SINGLE FAMILY RER
OFFICE BUILDING S
OFFICE BUILDING S
OFFICE BUILDING S
8 25
1 3
16 4
2 4
11 SERVICE T
2103 LOMITA BLVD CG SINGLE FAMILY RET
RESIDENCE AND OU
SINGLE FAMILY REU
Buffer
2021 LOMITA BLVD CG Sites identified to
Sites identified to
Sites identified to
Sites identified to
Buffer
24625 ESHELMAN AVE
2051 LOMITA BLVD
CG
CG COMMERCIAL
DUPLEX, 2
RETAIL
U
U
U
24627 ESHELMAN AVE
2017 LOMITA BLVD
CG
CG
24637 ESHELMAN AVE
2061 LOMITA BLVD
CG SINGLE FAMILY REU Sites identified to
Sites identified to
Sites identified to
Sites identified to
Sites identified to
Sites identified to
Sites identified to
Sites identified to
Sites identified to
Sites identified to
Sites identified to
Sites identified to
Sites identified to
Sites identified to
Sites identified to
Sites identified to
Sites identified to
Sites identified to
Sites identified to
Buffer
CG PARKING U
2075 LOMITA BLVD 11 U
3 3
3 1
42 2
2 2
3 2
2 2
2 2
2 19
CG COMMERCIAL
24633 ESHELMAN AVE
24621 ESHELMAN AVE
2055 LOMITA BLVD
CG SINGLE FAMILY REU
SINGLE FAMILY REU
SINGLE FAMILY REU
OFFICE BUILDINGU
CG
CG
2011 LOMITA BLVD CG
2043 LOMITA BLVD CG EXEMPT
VACANT
U
CG U
24648 ESHELMAN AVE
24650 1/2 ESHELMAN AVE
24652 ESHELMAN AVE
24648 1/2 ESHELMAN AVE
24652 1/2 ESHELMAN AVE
24654 ESHELMAN AVE
24650 ESHELMAN AVE
24656 ESHELMAN AVE
24658 ESHELMAN AVE
24636 ESHELMAN AVE
1950 LOMITA BLVD
CG SINGLE FAMILY REV
SINGLE FAMILY REV
SINGLE FAMILY REV
SINGLE FAMILY REV
SINGLE FAMILY REV
SINGLE FAMILY REV
SINGLE FAMILY REV
SINGLE FAMILY REV
SINGLE FAMILY REV
SINGLE FAMILY REV
CG
CG
CG
CG
CG
CG
CG
CG
CG
4 6
3 4
8 13
16 19
16 17
MC COMMERCIAL W
1962 LOMITA BLVD 0.2758 Industrial
0.1388 Industrial
0.138 Industrial
0.3459 Commercial
0.5372 Commercial
0.6259 Commercial
0.7358 Commercial
0.6133 Commercial
0.7324 Commercial
MC RETAIL AND RESIDW
RETAIL AND RESIDW
INDUSTRIAL LIGHW
SINGLE FAMILY REW
SINGLE FAMILY REX
Buffer
Buffer
Buffer
Buffer
Buffer
Buffer
Buffer
Buffer
1948 LOMITA BLVD MC
1966 LOMITA BLVD MC
24726 ESHELMAN AVE
24802 WALNUT ST
R1P
CG
1879 LOMITA BLVD CG HOTEL, MOTEL
OFFICE BUILDINGY
VACANT
RETAIL AND RESIDY
X
1823 LOMITA BLVD CG
1837 LOMITA BLVD CG Y
1813 LOMITA BLVD CG 17 Non-Vacant Buffer
2 Tuesday, October 01, 2024 Reg CC MTG, Page *748
Table C: Land Use, Table Starts in A2
Zoning Designation
(From Table A, Column G) General Land Uses Allowed
R1
A1
RVD1500
MU‐O
Single Family Residential Uses, Manufactured
Single Family Residential Uses, Manufactured
Single Family or Multifamily Residential Uses
Single Family and Multifamily Residential Use
Manufacturing – Commercial Zone – Retail,
Sales, Services, Heavy Commercial, limited
light industrial (assembly)
The manufacturing‐commercial zone is
established to provide land area on which a
wide variety and complexity of specialized
uses and public service facilities may
function efficiently and harmoniously. The
installation and operation of facilities and
equipment, necessary and appropriate to
the use in such zone, are regulated with
consideration for the special requirements
of adjacent zones. Performance standards
are prescribed to assist in controlling
manufacturing concentrations, activities
and equipment for the mutual benefit of all
persons, businesses and uses in and around
MC ‐ Rezone Site Table B the zoned area.
Single Family Parking Zone
The residential zones are established to
provide a range of housing types and
densities to accommodate different life
stages and income segments of the
community.
Zone P is established to provide off‐street
parking for neighboring commercial and
residential zones. Zone P shall be used as a
suffix zone and shall permit in addition to
off‐street parking any use permitted in the
R1P ‐ Rezone Site Table B residential zone to which it is attached.
Tuesday, October 01, 2024 Reg CC MTG, Page *749
Zoning Designation
(From Table A, Column G) General Land Uses Allowed
Commercial, General – Retail, Sales,
Services, Offices, Professional Uses
Zone C‐G is established to provide for
regional commercial needs. This zone
provides for intensive commercial activities
and specialized service establishments that
require a central location within a large
urban population. This zone would also
permit the development of wholesale
businesses and major financial
administrative centers that may serve an
CG ‐ Rezone Site Table B entire region.
Tuesday, October 01, 2024 Reg CC MTG, Page *750
Appendix F:
Outreach Summary
Contents
Appendix F: Outreach Summary.................................................................................................. 1 Introduction................................................................................................................................ 2 Online Survey ............................................................................................................................. 2 Planning Commission Informational Meeting .......................................................................... 3 Farmer’s Market.......................................................................................................................... 3 Virtual Public Workshop #1........................................................................................................ 3 Planning Commission and City Council Joint Session Public Meeting.................................... 4 Ongoing Communication.......................................................................................................... 4 Housing Element Update Webpage ......................................................................................... 5 Communication with Community-Based Organizations.......................................................... 5 Public Review Draft of Housing Element................................................................................... 6 Letters Received ..................................................................................................................... 7 Tables
1 Comments Received on the Draft Housing Element................................................................6 Exhibits
A
B
C
D
E
City of Lomita Housing and Safety Element Survey
Staff Reports to the Planning Commission
Workshop Presentation Materials
Planning Commission and City Council Public Meeting Presentation Materials Housing Element Update Comment Letters
Page | 1 Appendix F
Tuesday, October 01, 2024 Reg CC MTG, Page *751
Introduction
The City of Lomita (City) conducted extensive public outreach for the Housing Element update that engaged a broad spectrum of the community and stakeholders. The City is committed to continuing meaningful engagement throughout the entirety of the 6th Cycle Housing Element. The City is aware of the need for certain emphasis to make engagement practices more accessible to the lower-income households and populations with a disability.
Lomita is committed to developing specific strategies to reach out to these populations, as demonstrated by Programs 8, 19, 20, 23, and 26 of the Housing Element, which commit the City to better connect residents to resources related to housing. The COVID-19 pandemic stay-at-home orders of 2020 and 2021 provided the City with opportunities to explore new avenues for public engagement and increased access for those who are traditionally not involved in the planning process. The City responded quickly to changing outreach needs and found success in online engagement, which inherently provides greater access to residents with mobility limitations. Early outreach and formal engagement activities were held virtually, and the City took informal opportunities to engage the public in person at the local farmer’s market. The following outreach activities were conducted to engage stakeholders and inform the development of the Housing Element.
Online Survey
The online survey engaged 95 participants to better inform local housing needs and concerns. The survey was posted on the City’s website and emailed to the City’s interested parties list, a flyer with a QR code linking to the survey was mailed out to every address within Lomita’s boundaries, and the Lomita Chamber of Commerce emailed a link to the survey to its listserv in its newsletter.
The virtual format of this engagement strategy is not only more accessible to the mobility impaired since it could be taken from home, but it is also convenient for low-income families who may work late jobs or manual labor and would prefer to be with family and resting at home rather than attending an in-person community workshop. Furthermore, the online format allows for the use of external software programs that can make written text more accessible to individuals experiencing disabilities such as vision impairment by increasing the text size, or running a program that reads aloud the text from the screen for the hard of hearing.
Survey respondents tended to have lived in the City for 10+ years (72.6 percent of respondents), live in single-family detached residences (79.0 percent), and own their home (81.1 percent). When asked about the types of housing needed most in the City, respondents identified single-family housing (49.5 percent) as being the most necessary, and further acknowledged the most urgent housing concerns in the City as housing affordability (31.2 percent) and overcrowding (25.8 percent).
Page | 2 Appendix F
Tuesday, October 01, 2024 Reg CC MTG, Page *752
The detailed results of the survey are provided below under Exhibit A.
Planning Commission Informational Meeting
The Planning Commission informational meetings took place on October 12, 2020, and March 8, 2021. These meetings informed Planning Commissioners early in the planning process of the update to the Housing Element and exposed them to the requirements of the update as set forth under State law. Staff provided an overview of recent relevant legislation; Lomita’s Regional Housing Needs Allocation (RHNA); and a large number of resources, including the Sites Inventory Guidebook, resources from Abundant Housing LA on best practices, and an article from UCLA’s Regional Policy Studies center on how cities can use the 6th Cycle Housing Element to overcome neighborhood resistance to housing. These meetings led to an informational dialogue to set early expectations for the update to the Housing Element. The staff reports provided to the Planning Commission are provided below under Exhibit B.
Farmer’s Market
The Lomita Farmer’s Market provided a safe in-person environment where City staff were able to engage local shoppers to inform them of the Housing Element process, the upcoming virtual public workshop, and the online survey. The Farmer’s Market took place outside of regular working hours on Sundays, and allowed for interaction with a greater proportion of the community. A City booth was routinely used to provide flyers and information related to the Housing Element process. On two occasions, large display booths were provided to highlight the Housing Element process where staff handed out flyers, responded to residents’ questions, and provided an opportunity for on-site survey participation. Translation services were provided for Spanish-speaking members of the community.
Virtual Public Workshop #1
The first virtual public workshop was held in April 2021 and allowed interested parties to be engaged in a more formal setting where they learned about the planning process, the components of the Housing Element, and the importance of their role in the development of the Housing Element. Although 91 percent of Lomita’s households speak English, Spanish translation was made available to assist the 3.8 percent of households that speak Spanish with limited English. This meeting was held outside of regular work hours during the evening to boost attendance. Prompting questions led to meaningful feedback from the community to gauge their priorities and identify areas where they would like to see future growth accommodated. This workshop was promoted on multiple platforms, including at the Farmer’s Market, on the City’s website, through the City’s newsletter, and through the Page | 3 Appendix F
Tuesday, October 01, 2024 Reg CC MTG, Page *753
Chamber of Commerce newsletter. The meeting was co-hosted by the local Chamber of Commerce to better engage a broad range of stakeholders.
Attendees from the community brought forth concerns about higher housing density within the City and how that may be detrimental to its small-town feel, as well as the concern about increased infrastructural demand on roadways. Community members in attendance also inquired about accessory dwelling units and how they might be best used within the City, as well as about the RHNA statistics for the 6th Cycle Housing Element. Further, attendees spoke in favor of a need for a new grocery store to meet existing and projected demands in the City.
The presentation materials from the workshop are provided below under Exhibit C.
Planning Commission and City Council Joint Session Public Meeting The joint session with the City Council and Planning Commission was the second public meeting for the Housing Element update. This meeting was hosted on Wednesday, June 30, 2021, from 5–7 p.m. It provided a formal setting open to the public to present the findings of the background analysis and the drafted goals, policies, and programs of the Housing Element. This was a session held with Planning Commission and City Council, which invited citizens to provide input, be informed on the planning process, and be given contact information on how to provide future comments. Community members inquired about affordable senior housing in the Lomita Manor area, mobile home parks, future traffic congestion in already traffic-heavy areas of the City that are being highlighted for housing development, and about the Sites Inventory and Analysis criteria.
The presentation materials from the meeting are provided below under Exhibit D.
Ongoing Communication
Ongoing communication involved staff working closely with elected officials, attending Planning Commission meetings, and working closely with City management to inform on the process and expose the aforementioned groups to the requirements of the Housing Element update. Ongoing communications took place throughout the entirety of the 6th Cycle Housing Element update process. This includes updated numbers concerning the RHNA; new legislation affecting the 6th Cycle Housing Element, including an inventory of suitable sites; a new Affirmatively Furthering Fair Housing analysis requirement; and modifications to the accessory dwelling unit approval and construction processes. Staff also sent out monthly newsletters to the City’s email list, and two newsletters were mailed to every address in Lomita to inform on the update and opportunities to be engaged. Those who received mailed newsletters include every residential unit and commercial office in Lomita, including those residing in affordable housing units in Lomita and community-based organizations that Page | 4 Appendix F
Tuesday, October 01, 2024 Reg CC MTG, Page *754
have offices in Lomita, as well as local religious institutions that serve vulnerable subsets of Lomita’s population.
Housing Element Update Webpage
The Housing Element project webpage was posted on the City’s website to provide a consistently accessible resource for addressing common questions, providing a portal for communication with the City, and creating a stream of information that allows community members to stay up to date with the planning process even if they are unable to attend scheduled events. Comments received to date through the project website include comments related to using parks for future housing, the need for housing that is affordable to those with a physical or cognitive disability, a desire to accommodate the housing need within existing commercial areas, and creating multifamily buffers between commercial zones and single-family zones.
Communication with Community-Based Organizations
Outreach to community-based organizations took place through email to St. Mark’s Presbyterian Church, The Bay Church, Islamic Center of South Bay, Chabad of South Bay, Community’s Child, and the Lomita Chamber of Commerce to identify the extent of and capacity to which homelessness or other housing issues are being served. Many of these stakeholders provide services and work closely with lower-income households and residents with special needs. The organizations helped to inform the planning process and development of the 6th Cycle Housing Element. Further, the Lomita Chamber of Commerce played an active role in the update, recognizing the importance of a housing supply that meets the local need in supporting local businesses.
The outreach conducted for the update to the Housing Element engaged a broad range of community members and stakeholders alike. The City cast a wide net to gain participation from all segments of Lomita’s interested parties, including extremely low-income and lowerincome households. While the total number of those who participated cannot be confirmed, it can conservatively be estimated that 200 people participated in the update to the Housing Element. Further, more than 8,000 housing units received newsletters through the mail, including extremely low-income households and lower-income households residing in affordable housing and those residing in market rate housing in Lomita. The newsletters included information on the Housing Element update and provided direction to the City’s website. When compared to the previous (5th Cycle) Housing Element, which received a comment from only one member of the public, the success of the extensive outreach process conducted for this Housing Element update is immense and has contributed to a set of meaningful goals, policies, and programs that reflect Lomita’s housing needs.
Page | 5 Appendix F
Tuesday, October 01, 2024 Reg CC MTG, Page *755
Public Review Draft of Housing Element
The public review draft of the Housing Element was made available for a 30-day public review and comment period for responsible agencies, interested organizations, and members of the public. The period took place from August 14, 2021 through September 14, 2021, and comments could be sent by email, by mail, or through a comment form that was made available on the City’s website. The City notified the public of the availability of the draft Housing Element through an email sent to the City’s listserv, including all those who participated in public events, all members of the Planning Commission and City Council, and all those who signed up to receive notifications on the Housing Element through a fillable form available on the City’s website. Comments received on the draft Housing Element and all comments received throughout the Housing Element updated process are detailed in Table 1, with explanations of where in the Housing Element the specific comment is addressed.
Table 1: Comments Received on the Draft Housing Element Comment Location in Housing Element
Does the plan depend mostly on non-vacant sites, either in general or for lower-income RHNA categories? Lomita
should not make assumptions about how many sites will be redeveloped during the 8-year planning period. Does the plan include at least a 15–30% buffer of available sites above the RHNA allocations? Does the plan put most or all lowerincome housing in industrial or commercial areas, or far from public facilities? Cities and counties are required to
Addressed in Appendix E and detailed in the Sites Inventory Form, Tables A and B.
“affirmatively further fair housing” through their Housing Element plans, including by distributing planned lowerincome housing throughout the jurisdiction to ensure that lower-income homeowners and tenants have access to
opportunity. If the plan includes rezoning, is the rezoning plan reasonable? Consider any significant NIMBY
opposition to the specific area planned for rezoning, or whether the rezoned areas are not very suitable for housing.
In order to motivate property owners to do construction which have large lots, the city should allow for apartment dwellings or multiple dwelling units without the 5ft space requirements to be constructed on those properties.
As detailed in Appendix E, the City has few large lots and will incentivize the consolidation of lots, as detailed in Program 12 of the Housing Element. Setback requirements of 5 feet are considered to be reasonable and do not unduly constrain development.
Residential development in commercial areas and creating a multi-family buffer between commercial zones and
residential areas.
Addressed in Appendix E and detailed in the Sites Inventory Form, Tables A and B.
How parents can purchase affordable 1- or 2-bedroom
housing for intellectually and physically disabled adult children.
Programs of the Housing Element to address the needs of those with a disability include Program 6, to incentivize affordable accessory dwelling units (accessory dwelling units can provide opportunities for those with special needs, such as older adults or those with disabilities, including
developmental disabilities, by creating housing in an
independent setting while still allowing for support from caregivers who reside on the same lot); Program 13, to
reduce development standards for senior housing and
housing to assist those with special needs; Program 14, to increase density in areas with high access to opportunity; and Program 19, to better connect developers and residents to resources related to housing accessibility aimed to assist in Page | 6 Appendix F
Tuesday, October 01, 2024 Reg CC MTG, Page *756
Table 1: Comments Received on the Draft Housing Element Comment Location in Housing Element
increasing housing for the older population and those with disabilities.
Please include public lands, like parks, as possible site for urbanization and leave our bedroom community alone!
Addressed in Appendix E and detailed in the Sites Inventory Form, Tables A and B.
Affordable housing The Housing Element addresses the needs of lower-income households, including extremely low-income households
through the sites identified and the programs of the Housing Element. The following programs apply: Program 3, to
provide assistance to mobile home park tenants; Program 4, to preserve the affordability of housing units; and Program 10, to provide permit streamlining for affordable housing developments aimed to directly assist with the realization of affordable housing. Specifically, Program 14 increases
densities along the City’s key corridors to facilitate the production of lower-income housing in an area with high access to resources, and Program 30 will capture some of this new density specifically for affordable housing through the adoption of an inclusionary housing ordinance. Other
programs that more broadly demonstrate the City’s
commitment to affordable housing include Program 7, to
provide a range of incentives to facilitate the development of affordable housing, and Program 27, to reduce parking
requirements, especially for affordable housing.
Letters Received
Letters received through the Housing Element update process are included as Exhibit E.
These include a letter from the California Department of Transportation (Caltrans) and a letter from Abundant LA. The letter from Caltrans was in response to the Negative Declaration for the Housing Element project, as required under the California Environmental Quality Act.
Caltrans expressed its support for the Housing Element and recommended significantly reducing or eliminating car parking requirements. Reductions in parking are addressed through Program 27 of the Housing Element. The objectives of Program 27 were further refined based on feedback received from Caltrans. The letter from Abundant LA details guidance on State Housing Element law, specifically as it relates to the Sites Analysis and the inventory of land available to accommodate the RHNA.
Page | 7 Appendix F
Tuesday, October 01, 2024 Reg CC MTG, Page *757
Exhibit A: City of Lomita
Housing and Safety
Element Survey
Tuesday, October 01, 2024 Reg CC MTG, Page *758
This page is intentionally left blank.
Tuesday, October 01, 2024 Reg CC MTG, Page *759
EXHIBIT A City of Lomita Housing and Safety Element Survey Q1 What is your interest in housing in Lomita? Check all that apply.
Answered: 95 Skipped: 0
I am a current
resident
I am a local
developer
I own a
business in...
I own property
in Lomita
I work in
Lomita
I wish to
become a...
Other (please
specify)
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
ANSWER CHOICES RESPONSES
90.53% 86
2 I am a current resident
2.11%
10.53%
40.00%
11.58%
0.00%
2.11%
I am a local developer
I own a business in Lomita
I own property in Lomita
I work in Lomita
10 38
11 0 I wish to become a resident in Lomita
Other (please specify) 2
Total Respondents: 95
1 / 19 Tuesday, October 01, 2024 Reg CC MTG, Page *760
City of Lomita Housing and Safety Element Survey
Q2 How long have you lived in Lomita?
Answered: 95 Skipped: 0
None of the
above
0-2 years
2-5 years
5-10 years
10+ years
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
ANSWER CHOICES RESPONSES
5.26% 5
3 None of the above
3.16%
11.58%
7.37%
72.63%
0-2 years
2-5 years
5-10 years
11 7
69 95
10+ years
TOTAL
2 / 19 Tuesday, October 01, 2024 Reg CC MTG, Page *761
City of Lomita Housing and Safety Element Survey
Q3 How would you rate the physical condition of the home you live in? Answered: 95 Skipped: 0
None of the
above
Excellent
condition
Shows signs of
minor deferr...
Needs one or
more modest...
Needs one or
more major...
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
ANSWER CHOICES RESPONSES
2.11% 2
35 37
13 8
None of the above
36.84%
38.95%
13.68%
8.42%
Excellent condition
Shows signs of minor deferred maintenance (e.g. peeling paint, chipped stucco, etc.) Needs one or more modest rehabilitation improvements (e.g. new roof, new siding, etc.) Needs one or more major upgrade (e.g. new foundation, new plumbing, new electrical, etc.) TOTAL 95
3 / 19 Tuesday, October 01, 2024 Reg CC MTG, Page *762
City of Lomita Housing and Safety Element Survey
Q4 Why have you chosen to live in Lomita? Select all that apply.
Answered: 95 Skipped: 0
Close to work
Close to
family and...
Quality of
housing
Local
recreation...
Affordability
Quality of
local schools
Safety of the
neighborhoods
City services
and programs
Other (please
specify)
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
ANSWER CHOICES RESPONSES
42.11% 40
50 24
18 54
4 Close to work
52.63%
25.26%
18.95%
56.84%
4.21%
Close to family and friends
Quality of housing
Local recreation amenities and scenery
Affordability
Quality of local schools
47.37%
17.89%
21.05%
45 17
20 Safety of the neighborhoods
City services and programs
Other (please specify)
Total Respondents: 95
4 / 19 Tuesday, October 01, 2024 Reg CC MTG, Page *763
City of Lomita Housing and Safety Element Survey
Q5 Do you own or rent your home?
Answered: 95 Skipped: 0
None of the
above
Own
Rent
Live with
other househ...
Currently
experiencing...
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
ANSWER CHOICES RESPONSES
2.11% 2
77 16
0 None of the above
81.05%
16.84%
0.00%
0.00%
Own
Rent
Live with other household (neither own or rent)
Currently experiencing homelessness 0
TOTAL 95
5 / 19 Tuesday, October 01, 2024 Reg CC MTG, Page *764
City of Lomita Housing and Safety Element Survey
Q6 If you wish to own a home in Lomita, but do not, what issues are preventing you at this time? Select all that apply.
Answered: 22 Skipped: 73
I cannot
find a home...
I cannot find
a home that...
I do not
currently ha...
I currently do
not have the...
I cannot
currently fi...
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
ANSWER CHOICES
I cannot find a home within my target price range
RESPONSES
68.18% 15
9.09% 2
45.45%
45.45%
4.55%
I cannot find a home that suits my needs (e.g. size, disability accommodations, etc.) I do not currently have the financial resources for an appropriate down payment 10 10 1
I currently do not have the financial resources for an adequate monthly mortgage payment I cannot currently find a home that suits my quality standards Total Respondents: 22
6 / 19 Tuesday, October 01, 2024 Reg CC MTG, Page *765
City of Lomita Housing and Safety Element Survey
Q7 Select the type of housing that best describes your current home.
Answered: 95 Skipped: 0
Single family
home
Accessory
dwelling uni...
Duplex or
attached home
Multifamily
Home (Apartm...
Currently
without...
Other (please
specify)
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
ANSWER CHOICES RESPONSES
78.95% 75
2 Single family home
2.11%
4.21%
9.47%
0.00%
5.26%
Accessory dwelling unit (granny flat or guest house)
Duplex or attached home 4
Multifamily Home (Apartment or Condo) 9
Currently without permanent shelter 0
Other (please specify) 5
TOTAL 95
7 / 19 Tuesday, October 01, 2024 Reg CC MTG, Page *766
City of Lomita Housing and Safety Element Survey
Q8 Which best describes your household type?
Answered: 95 Skipped: 0
None of the
above
Single person
Couple (no
children in ...
Couple with
children in ...
Single parent
with childre...
Multi-generatio
nal (3 or mo...
Non-family
with roommates
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
ANSWER CHOICES RESPONSES
1.05%
21.05%
29.47%
37.89%
5.26%
5.26%
0.00%
1 20
28 36
5 None of the above
Single person
Couple (no children in the home)
Couple with children in the home
Single parent with children in home
Multi-generational (3 or more generations in the same home) 5 Non-family with roommates 0
TOTAL 95
8 / 19 Tuesday, October 01, 2024 Reg CC MTG, Page *767
City of Lomita Housing and Safety Element Survey
Q9 What type of housing is most needed in Lomita?
Answered: 91 Skipped: 4
Single family
Duplex/attached
Condominiums
(multifamily...
Apartments
(multifamily...
Senior Housing
Accessory
Dwelling Uni...
Housing for
people with...
Other (please
specify)
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
ANSWER CHOICES RESPONSES
49.45%
6.59%
6.59%
8.79%
9.89%
4.40%
1.10%
13.19%
45 6
Single family
Duplex/attached
Condominiums (multifamily ownership) 6
Apartments (multifamily rentals)
Senior Housing
8 9
Accessory Dwelling Units (granny flat or guest house) 4 Housing for people with disabilities 1
12 91
Other (please specify)
TOTAL
9 / 19 Tuesday, October 01, 2024 Reg CC MTG, Page *768
City of Lomita Housing and Safety Element Survey
Q10 What do you believe is the biggest barrier to housing stability in Lomita?
Answered: 92 Skipped: 3
Not enough
well-paying...
Low
availability...
Cost of
quality hous...
Cost of
housing is t...
Low supply of
housing
I don’t know
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
ANSWER CHOICES RESPONSES
7.61% 7
7 Not enough well-paying jobs
Low availability of rent-restricted affordable homes 7.61% Cost of quality housing is too high 30.43%
14.13%
20.65%
19.57%
28 13
19 18
92 Cost of housing is too high in areas with good jobs, schools, and other services Low supply of housing
I don’t know
TOTAL
10 / 19 Tuesday, October 01, 2024 Reg CC MTG, Page *769 City of Lomita Housing and Safety Element Survey
Q11 What do you believe is the most urgent housing concern in Lomita? Answered: 93 Skipped: 2
Housing
affordability
Housing
availability
Homeownership
Homelessness
Housing
proximity to...
Overcrowding
Displacement
Housing quality
I don’t know
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
ANSWER CHOICES RESPONSES
31.18% 29
12 7
Housing affordability
12.90%
7.53%
9.68%
0.00%
25.81%
0.00%
3.23%
9.68%
Housing availability
Homeownership
Homelessness 9
Housing proximity to services and resources 0
Overcrowding 24
Displacement 0
Housing quality 3
9 I don’t know
TOTAL 93
11 / 19 Tuesday, October 01, 2024 Reg CC MTG, Page *770 City of Lomita Housing and Safety Element Survey
Q12 What do you believe is the best way to address the living and housing needs of older adults or seniors?
Answered: 90 Skipped: 5
Provide
housing paym...
Support
construction...
Locate senior
housing wher...
Offer more
rent-restric...
Connect
seniors to...
Provide
retrofitting...
Other (please
specify)
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
ANSWER CHOICES
Provide housing payment assistance
Support construction of more retirement communities
RESPONSES
6.67% 6
15 10
14 14
19 12
90 16.67%
11.11%
15.56%
15.56%
21.11%
13.33%
Locate senior housing where services are within walking distance Offer more rent-restricted, affordable senior housing
Connect seniors to creative living scenarios (e.g., shared living spaces) Provide retrofitting assistance to make homes more age-friendly Other (please specify)
TOTAL
12 / 19 Tuesday, October 01, 2024 Reg CC MTG, Page *771 City of Lomita Housing and Safety Element Survey
Q13 What do you believe is the most urgent home ownership issue? Answered: 93 Skipped: 2
Down payment
Overall costs
Costs to
maintain a home
Available
homes in...
Available
homes in my...
Ability to get
a loan
I don’t know
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
ANSWER CHOICES RESPONSES
11.83% 11
28 9
Down payment
30.11%
9.68%
8.60%
23.66%
1.08%
15.05%
Overall costs
Costs to maintain a home
Available homes in desirable areas 8
Available homes in my price range
Ability to get a loan
22 1
14 93
I don’t know
TOTAL
13 / 19 Tuesday, October 01, 2024 Reg CC MTG, Page *772 City of Lomita Housing and Safety Element Survey
Q14 What do you believe is the most pressing issue to finding quality housing?
Answered: 92 Skipped: 3
Discrimination
(e.g., based...
Lack of
housing for...
Background
check...
Only
low-quality...
Low
availability...
Low
availability...
I don’t know
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
ANSWER CHOICES RESPONSES
1.09%
3.26%
0.00%
23.91%
9.78%
21.74%
40.22%
1 3
Discrimination (e.g., based on race, family status, or disability) Lack of housing for people with disabilities
Background check requirements 0
22 9
Only low-quality housing available in my price range
Low availability of housing to fit my household size
Low availability of housing where I want to live 20
37 92
I don’t know
TOTAL
14 / 19 Tuesday, October 01, 2024 Reg CC MTG, Page *773 City of Lomita Housing and Safety Element Survey
Q15 Sometimes changes in living conditions or a neighborhood may threaten to displace people from their home. Which is the most pressing displacement concern?
Answered: 93 Skipped: 2
Sudden rent
increase
Sudden lease
termination
Eviction
Maintenance
issues not...
Long-term
residents ca...
Neighborhood
businesses...
I don’t know
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
ANSWER CHOICES RESPONSES
25.81% 24
4 Sudden rent increase
4.30%
6.45%
9.68%
17.20%
13.98%
22.58%
Sudden lease termination
Eviction 6
Maintenance issues not fixed 9
16 13
21 93
Long-term residents can’t stay in community
Neighborhood businesses closing
I don’t know
TOTAL
15 / 19 Tuesday, October 01, 2024 Reg CC MTG, Page *774 City of Lomita Housing and Safety Element Survey
Q16 The City of Lomita is required to plan for 827 additional housing units.
What do you think is the best strategy for accommodating these homes? Answered: 89 Skipped: 6
Increase
housing...
Allow more
housing in...
Increase
opportunitie...
Increase
housing...
Allow taller
buildings wi...
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
ANSWER CHOICES RESPONSES
47.19% 42
10 24
8 Increase housing opportunities along commercial corridors Allow more housing in single-family neighborhoods 11.24%
26.97%
8.99%
5.62%
Increase opportunities for backyard units (i.e. Granny flats or Accessory Dwelling Units) Increase housing opportunities near schools and parks
Allow taller buildings with more housing units 5
TOTAL 89
16 / 19 Tuesday, October 01, 2024 Reg CC MTG, Page *775 City of Lomita Housing and Safety Element Survey
Q17 Which hazard do you think has the MOST potential to affect your household?
Answered: 90 Skipped: 5
Air pollution
Extreme heat
Flooding
Earthquake or
landslide
Hazardous
materials
Wildfire
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
ANSWER CHOICES RESPONSES
28.89% 26
7 Air pollution
7.78%
1.11%
51.11%
10.00%
1.11%
Extreme heat
Flooding 1
46 9
Earthquake or landslide
Hazardous materials
Wildfire 1
TOTAL 90
17 / 19 Tuesday, October 01, 2024 Reg CC MTG, Page *776 City of Lomita Housing and Safety Element Survey
Q18 Has your household prepared for a hazard in the following ways? (mark all that apply)
Answered: 90 Skipped: 5
Prepared an
evacuation k...
Prepared a
shelter in...
Signed up for
City hazard...
Participated
in a first a...
Know my
neighbors in...
Other (please
specify)
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
ANSWER CHOICES
Prepared an evacuation kit and plan
RESPONSES
53.33%
43.33%
38.89%
41.11%
40.00%
5.56%
48 39
35 37
36 5
Prepared a shelter in place kit and plan
Signed up for City hazard alerts
Participated in a first aid, CPR, or CERT class
Know my neighbors in need and agreed to assist them in a hazard Other (please specify)
Total Respondents: 90
18 / 19 Tuesday, October 01, 2024 Reg CC MTG, Page *777 City of Lomita Housing and Safety Element Survey
Q19 Of the hazard preparation strategies listed above, is there anything your household wants to do in the future? (mark all that apply) Answered: 72 Skipped: 23
Prepared an
evacuation k...
Prepared a
shelter in...
Signed up for
City hazard...
Participated
in a first a...
Know my
neighbors in...
Other (please
specify)
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
ANSWER CHOICES
Prepared an evacuation kit and plan
RESPONSES
41.67%
37.50%
29.17%
20.83%
33.33%
6.94%
30 27
21 15
24 5
Prepared a shelter in place kit and plan
Signed up for City hazard alerts
Participated in a first aid, CPR, or CERT class
Know my neighbors in need and agreed to assist them in a hazard Other (please specify)
Total Respondents: 72
19 / 19 Tuesday, October 01, 2024 Reg CC MTG, Page *778 Exhibit B: Staff Reports to
the Planning Commission
Tuesday, October 01, 2024 Reg CC MTG, Page *779
This page is intentionally left blank.
Tuesday, October 01, 2024 Reg CC MTG, Page *780
EXHIBIT B
CITY OF LOMITA
PLANNING COMMISSION REPORT
TO: Planning Commission March 8, 2021
FROM: Sheri Repp Loadsman, Interim Community & Economic Development Director SUBJECT: Housing Related Issues
RECOMMENDATION
Staff recommends that the Planning Commission receive an update on new state housing mandates in preparation of the 6th Cycle Housing Element Update.
BACKGROUND
The Housing Element is one of seven required Elements of the General Plan. General plans serve as the local government’s "blueprint" for how the city will grow and develop. The purpose of the Housing Element is to adequately plan to meet the housing needs of everyone in the community.
Housing Elements must be updated every eight years.
Housing Element law, which was enacted in 1969, mandates that local governments adequately plan to meet the existing and projected housing needs of all economic segments of the community.
The California Department of Housing and Community Development (HCD) reviews every local government’s housing element to determine whether it complies with state law and then submits written findings back to each local government. HCD’s approval is required before a local government can adopt its housing element as part of its overall General Plan.
The Regional Housing Needs Assessment (RHNA), which is required by state law, is a method of allocating housing units to jurisdictions throughout the State. Using State population data, HCD mandates that a certain amount of housing units be constructed within all regional planning areas throughout the State. The Metropolitan Planning Organization (MPO) under which Lomita is subject to is Southern California Association of Governments (SCAG). SCAG, in collaboration with HCD, calculated the number of existing and projected housing units that must be constructed within the six counties and 191 cities in Southern California. During the fifth housing cycle, SCAG was responsible for allocating 412,000 units throughout the region. Lomita was assigned to construct 47 housing units. During the sixth housing cycle, HCD has mandated SCAG to allocate 1,344,740 units throughout the region. Under the SCAG 6th Cycle Proposed Final RHNA Tuesday, October 01, 2024 Reg CC MTG, Page *781
Allocation Plan (Exhibit 1), the City is required to provide 829 housing units (increased from the draft allocation of 827 housing units).
Final RHNA Allocations
Income Level 4th Cycle
RHNA
5th Cycle
RHNA
6th Cycle
RHNA
Allocation by Allocation by
Income Level Income Level
Allocation by
Income Level
Very Low 239
Low
Deed Restricted 87
54 58
12 7
Non-Deed
Restricted
Deed Restricted
Non-Deed
124
128
Restricted
Moderate Deed Restricted
Non-Deed
8 Restricted
Above
Moderate
Total RHNA
147
346
20 47
338
829
New Legislation:
In 2017-2019, the California Legislature substantially amended housing and planning laws. Many of these bills limit local discretion and impose tough mandates on the City. In the 6th Cycle Housing Element Update, cities face challenges in complying with Housing Element Law. The following is a summary of new legislation that must be addressed in the 6th Cycle Housing Element Update.
Suitable sites: As part of preparation of the Housing Element update, jurisdictions are required to identify an inventory of suitable sites that can accommodate the allocation. The 2018 legislative session brought new restrictions to the criteria applied to suitable sites. Staff is beginning to analyze the possible impacts of the new suitable sites criteria in the context of the RHNA process to understand potential implications for Lomita. The Department of Housing and Community Development prepared the Housing Element Site Inventory Guidebook to provide detailed information on development of the site inventory analysis for the 6th Cycle Housing Element Update (Exhibit 2)
Affirmatively Furthering Fair Housing (AFFH): AB 686 adds an AFFH analysis to the Housing Element for plans that are due beginning in 2021. “Affirmatively furthering fair housing” means taking meaningful actions that overcome patterns of segregation and foster inclusive communities from barriers that restrict access to opportunities. The Housing Element’s AFFH analysis must include a required examination of issues such as segregation and resident displacement, as well as the required identification of fair housing goals. The Department of Housing and Community Development prepared a memorandum dated April 23, 2020 summarizing AB686 Requirements (Exhibit 3).
Tuesday, October 01, 2024 Reg CC MTG, Page *782
Accessory Dwelling Units: AB 671 requires cities to include a plan that incentivizes and promotes the creation of Accessory Dwelling Units (ADUs), formerly known as Second Dwelling Units, that can be offered at affordable rent for very low, low-, or moderate-income households in its housing element. HCD is also to develop a list of existing state grants and financial incentives for operating, administrative, and other expenses in connection with the planning, construction, and operation of ADUs with affordable rent. Other state bills that were adopted in the 2019 legislative session were intended to make it easier to construct ADUs. An Ordinance addressing state law with respect to ADUs will be presented to the Commission later this year. The Department of Housing and Community Development prepared a memorandum dated January 10, 2020 summarizing Accessory Dwelling Unit requirements (Exhibit 4). An Accessory Dwelling Handbook (September 2020) provides a comprehensive guide for building ADU’s (Exhibit 5).
Enforcement and Penalties: The State adopted legislation that penalizes cities for not having a compliant Housing Element or adopting policies that bring the Housing Element out of compliance. The State has expanded its enforcement role. Cities with compliant housing elements get preference in applying for housing and infrastructure programs. Cities that do not comply are ineligible for certain programs. The Attorney General, through court order or judgement, can direct cities to bring their Housing Elements into compliance. Courts can impose fines, and failure to pay fines, can result in State Controller intercepting any available state and local funds. If cities do not meet their RHNA, certain affordable housing developments must be streamlined and are subject to a ministerial approval process.
Lomita 5th Cycle Housing Element Accomplishments
The Housing Element of the Lomita General Plan provides for an implementation plan of programs and action the City will pursue to meet the community’s needs for housing for the 5th cycle RHNA (2013-2021). The following chart provides a summary of the residential units achieved completed from 2013 through 2019.
ANNUAL HOUSING ELEMENT PROGRESS REPORT
Reporting Year 2019
Income Level RHNA Allocation Total Units Total Remaining by Income Level from 2013-
2019
RHNA by
Income Level
Very Low 12
Low
Deed Restricted
Non-Deed Restricted
Deed Restricted
12 7
Non-Deed Restricted
Deed Restricted
9 Moderate 8
Non-Deed Restricted 35
Above 61
Moderate
20 Total RHNA 47
Total Units 105 12
The City has generally been successful in meeting past RHNA allocations except in the very lowincome category. The challenge with the 6th Cycle Housing Element Update will be planning for Tuesday, October 01, 2024 Reg CC MTG, Page *783
a minimum of 829 housing units and establishing programs for achieving the targeted affordability levels. During the process of identifying suitable sites, there will be an attempt to identify additional sites to allow for a greater likelihood of achieving compliance and obtaining approval from HCD. The City will be engaging the community to help determine areas that can be zoned for residential densities needed to achieve the RHNA allocation. As Lomita is substantially a builtout community, opportunities may include larger residential properties, underperforming commercial areas and incentives to promote development in districts already identified for mixeduse and higher density residential. Working collaboratively with the community and elected and appointed officials, the Housing Element update process will seek to identify incentives and programs to attract quality development for all segments of the community. There are many public interest groups that are adding to the discussion. Several representative articles are included as exhibits to assist the Planning Commission in understanding the broad range of stakeholder opinions.
The City has retained Dudek as our consultant to prepare the 6th Cycle Housing Element Update.
In the upcoming months, there will be workshops, and public hearings to strategically address the development of the 6th Cycle Housing Element Update. The initial public outreach involves a community survey that is available on the City website (Lomita.com). The Planning Commission and community are invited to complete the survey to assist in identifying goals to meet the collective vision for Lomita. A public workshop will be scheduled in April 2021 with public hearings to follow in the upcoming months. The schedule seeks to complete the public hearing process with the Planning Commission and City Council by the October 2021 deadline to allow submittal of the 6th Cycle Housing Element Update to HCD for final approval.
The purpose of this report is to inform the Planning Commission and community on the 6th Cycle Housing Element Update process. It is evident that state mandates are getting tough with respect to getting cities to increase housing production within their jurisdictions. The various exhibits provide an opportunity to gain more understanding of the laws and framework in which Lomita will proceed with the 6th cycle Housing Element Update and long-range planning that will shape the future of the community.
Exhibits (Provided by hyperlink to websites)
1. SCAG 6th Cycle Proposed Final RHNA Allocation Plan
2. Housing Element Site Inventory Guidebook: Government Code Section 65583.2
3. AB 686 Summary of Requirements in Housing Element Law Government Code Section 8899.50, 65583(c)(5), 65583(c)(10), 65583.2(a)
4. Local Agency Accessory Dwelling Units Chapter 653, Statutes of 2019 (Senate Bill 13) Chapter 655, Statutes of 2019 (Assembly Bill 68) Chapter 657, Statutes of 2019 (Assembly Bill 587) Chapter 178, Statutes of 2019 (Assembly Bill 670) Chapter 658, Statutes of 2019 (Assembly Bill 671) Chapter 659, Statutes of 2019 (Assembly Bill 881)
5. HCD Accessory Dwelling Handbook (September 2020)
6. UCLA School of Public Affairs: “I Would, If Only I Could” How Cities Can Use California’s Housing Element to Overcome Neighborhood Resistance to New Housing
7. Abundant Housing LA letter to Mayor Gazeley dated November 30, 2020.
8. Abundant Housing LA - Requirements and Best Practices for Housing Element Updates:
The Site Inventory (August 18, 2020)
Tuesday, October 01, 2024 Reg CC MTG, Page *784
Exhibit C: Workshop
Presentation Materials
Tuesday, October 01, 2024 Reg CC MTG, Page *785
This page is intentionally left blank.
Tuesday, October 01, 2024 Reg CC MTG, Page *786
EXHIBIT C While we are waiting to star t…
Let's get familiar with Zoom
Raise your hand if you
need to be unmuted
Use the Q&A to ask
questions
Tuesday, October 01, 2024 Reg CC MTG, Page *787 1
Lomita Safety & Housing
Elements
Public Meeting 1
P R E S E N T E D BY T H E C I T Y O F L O M I TA A P R I L 2 9 , 2 0 2 1 Tuesday, October 01, 2024 Reg CC MTG, Page *788
A message from the Lomita Chamber of Commerce…
Tuesday, October 01, 2024 Reg CC MTG, Page *789 3
¿Necesita traducción al español?
Si necesita traducción al español, por favor
comuníquese con Lina Hernandez
[email protected]
Tuesday, October 01, 2024 Reg CC MTG, Page *790 4
Project Team
Consulting Team
City Staff Dudek
Elizabeth Dickson, Planner
Eric Williams, IT Systems Administrator Greg Kapovich, Community & Economic Development Director Veronica Tam Associates
[email protected]
Other Participants Sheri Repp Loadsman, Planner
[email protected]
Lomita Chamber of Commerce
Heidi Butzine Lina Hernandez, Management Analyst
[email protected] You
Tuesday, October 01, 2024 Reg CC MTG, Page *791 5
Before we get star ted
Tuesday, October 01, 2024 Reg CC MTG, Page *792 6
Before we get star ted
Tuesday, October 01, 2024 Reg CC MTG, Page *793 7
Before we get star ted
What is your favorite thing to do in Lomita?
Tuesday, October 01, 2024 Reg CC MTG, Page *794 8
Over view
01 02
03 04
Safety Overview Discussion
Housing Overview Next Steps
Tuesday, October 01, 2024 Reg CC MTG, Page *795
The General Plan
. The General Plan is the long-term blueprint for the future and is the foundation for making decisions on the physical development of the community.
.
.
Last comprehensive update to Lomita’s General Plan was in 1998 The Lomita General Plan includes the following Elements:
.
.
.
.
.
.
.
Land Use
Resource Management (Open Space and Conservation)
Housing
Circulation
Noise
Safety
Economic Development
Tuesday, October 01, 2024 Reg CC MTG, Page *796 10
01 Safety Over view
Tuesday, October 01, 2024 Reg CC MTG, Page *797
What is a Safety Element?
A set of goals, policies, and actions that address both natural and human caused hazards related to air
pollution, extreme heat, flooding, earthquakes,
hazardous materials, wildfires, and the potential role
of climate change.
Tuesday, October 01, 2024 Reg CC MTG, Page *798 12
What are Lomita’s Risks?
High Air Pollution
Medium Seismic Hazards
Low Hazardous Materials
Wildfire Flooding Extreme Heat
High Medium Low
Adaptive Capacity
Tuesday, October 01, 2024 Reg CC MTG, Page *799 13
What is the purpose of the Safety Element?
Mitigation Preparedness Response Recovery
• Reducing or
stabilizing the
hazard
• Readiness in the
event of an
• Stabilizing an • Steps to build back
better after an
event
emergency event
emergency
Tuesday, October 01, 2024 Reg CC MTG, Page *800 14
Safety Questions (Live Polling):
.
.
.
.
.
Does your household have air filters?
Do you have a cool place to go during an extreme heat event? Does your household have a plan for an emergency event? Are you aware of the evacuation routes in your area?
Do you feel the City of Lomita is prepared in the event of an emergency? Tuesday, October 01, 2024 Reg CC MTG, Page *801 15
02 Housing Over view
Tuesday, October 01, 2024 Reg CC MTG, Page *802
What is a Housing Element?
A set of goals, policies, and actions that address the housing needs of all current and anticipated residents at all income levels over eight-years (2021-2029)
Tuesday, October 01, 2024 Reg CC MTG, Page *803 17
What is the purpose of the Housing Element?
. Identify barriers to housing
production
.
.
Identify housing needs
Identify programs and actions to
meet the needs
.
.
Identify sites available for housing
Facilitate housing production on
sites identified
Housing Element
Tuesday, October 01, 2024 Reg CC MTG, Page *804 18
Housing Element Timeline
Phase 1 Phase 2 Phase 3
• Virtual
Phase 4
• State
Phase 5
• Work with
regional
agency to
determine
housing
• Evaluate
existing
• Final State
Review and
Certification
Workshop
#2 (Coming
in June)
Preliminary
conditions Review
• Review
existing
• Public
• Prepare
Draft
Hearings of
Planning
Commission
and City
need plans and
• Initiate programs
public
Housing
• Virtual Element
outreach Workshop Council
Jan – Feb 2021 Jan – May 2021 May - July 2021 Aug - Dec 2021 Dec 2021 – Feb 2022 Ongoing Public Engagement Tuesday, October 01, 2024 Reg CC MTG, Page *805 19 How is the housing need determined?
Determination of
"fair share" for each region starts with
the State
The Southern California Association of
Governments (SCAG) determines the
allocation within their 6 counties
Tuesday, October 01, 2024 Reg CC MTG, Page *806 20
How many housing units does Lomita have to plan for?
Between San Bernardino, Imperial, 15,933
Units 138,110
829 - 1000
Riverside, 167,351
Imperial
Los Angeles
Orange
Riverside
San Bernardino
Los Angeles,
812,060
Orange, 183,861
Los Angeles, 812,060 Lomita, 1,000
Los Angeles Lomita
Tuesday, October 01, 2024 Reg CC MTG, Page *807 21
Our “Fair Share” of Regional Housing
.
.
Lomita’s RHNA for the 2021-2029 Planning Period is 829 units The RHNA is divided into annual income affordability levels and the City must plan for housing units within each income level
. 44% of the City’s RHNA is dedicated to Ver y Low or Low-Income Households Income Level Percentage of Area Regional Allocation by Income Level Median Income
Very Low
Low
0-50% 239
124
128
338
829
51-80%
Moderate 81-120%
Above Moderate
TOTA L
Above 120%
Tuesday, October 01, 2024 Reg CC MTG, Page *808 22
2020 Income Limits
.
.
State income limits are used to determine eligibility for housing programs Housing cost burden is most commonly measured as the percentage of gross income spent on housing, with 30% a usual threshold for “cost burden” and 50% the threshold for “sever cost burden”
Los Angeles Income Level 1 Person 2 Person 3 Person 4 Person County
Area
Median
Income:
$77,300
Household Household Household Household
Extremely Low 23700 27050
45050
75100
61850
74200
30450
50700
81100
69550
83500
33800
56300
90100
77300
92750
Very Low
Low
39450
63100
54100
64900
Median
Moderate
Tuesday, October 01, 2024 Reg CC MTG, Page *809 23
What does the data show?
1.74 1
New Persons
Added
1970-1980 Per
Per
Per
Unit
4.52 1
New Persons
Added
1990-2000
2010-2018
Unit
3.32 1
New Persons
Added Unit
Tuesday, October 01, 2024 Reg CC MTG, Page *810 24
When was Lomita’s Housing Built?
. The highest share of Lomita’s housing units were built between 1950-1969 Tuesday, October 01, 2024 Reg CC MTG, Page *811 25
What does the data show?
Overcrowding Changing Affordability Housing Options
Population • Within Households • Housing • Housing Supply • Changing Needs Overpayment • Low Vacancy
• Older adults
Tuesday, October 01, 2024 Reg CC MTG, Page *812 26
Local Housing Facts: Population Growth Trends
. From 2000 through
2018, Lomita grew at an
annual average growth
rate of 0.1% compared
to 0.7% for the region.
. Growth trend was low
due to minimal housing
production
Tuesday, October 01, 2024 Reg CC MTG, Page *813 27
Local Housing Facts: Renters Vs . Owners
.
.
.
Lomita’s housing stock consists of 8,078 units with 47.5% owner-occupied Lomita has a higher percentage of renter when compared to the SCAG region Starting in 2000, the majority of new residents in Lomita are renters Tuesday, October 01, 2024 Reg CC MTG, Page *814 28
Local Housing Fact: Housing Stock Composition
.
.
The most prevalent housing type in Lomita is single-family detached with 4,194 units.
The share of all single-family units in Lomita is 58.4%, which is lower than the
67.1% share in the SCAG region Tuesday, October 01, 2024 Reg CC MTG, Page *815 29 Affordability – Rental Rates
.
.
Across Lomita’s 4,242 renter households, 50% spend thirty percent or more of gross income on housing costs (22.8% spend over 50% of gross income on housing costs)
In April 2020, the average cost of available 1-bedroom rentals was $1700 per month and $2,371 per month for 2-bedroom rentals
Tuesday, October 01, 2024 Reg CC MTG, Page *816 30
Where are we today?
.
.
.
65% of Lomita’s land is designated
for single family homes
18% of Lomita’s land allows
multifamily homes
94% of all housing was built prior to
1980
Tuesday, October 01, 2024 Reg CC MTG, Page *817
How does housing get built?
The City of Lomita does not build housing
The private market builds housing
Public funds may be used as an incentive to provide affordable housing “restrictions” on private development (for a period of 30-55 years)
Lomita “sets the stage” for housing developers to build projects in line with the City ’s General Plan (including its Housing Element), zoning ordinance and other planning documents like Specific Plans Lomita may be able to promote better development and more affordable housing by using zoning tools that incentivize quality housing at appropriate densities Tuesday, October 01, 2024 Reg CC MTG, Page *818 32
Housing Types – Scale and Density
.
.
.
.
Homes come in a variety of different scales and density Different people and lifestyles are attracted to different housing choices Communities can offer a variety of housing to meet the various needs Providing a range of housing options helps local employers attract a variety of people and income levels
Tuesday, October 01, 2024 Reg CC MTG, Page *819 33
Housing Types
Single Family Multi-Family . Accessory
Dwelling Unit
Mixed Use High Density Multi-Family Tuesday, October 01, 2024 Reg CC MTG, Page *820 34 Where are the opportunities?
.
.
.
Accessory and Second Dwelling Units
Projects Currently Under Construction
New Development Opportunity Areas
.
.
.
.
.
Lomita Blvd. West
Lomita Blvd. East
Narbonne Ave
PCH/Hwy 1
Other Ideas
Tuesday, October 01, 2024 Reg CC MTG, Page *821
Housing Questions (Live Polling)
. Where would you like
to see new housing in
Lomita? (select all that
apply)
.
.
.
.
Lomita Blvd. West
Lomita Blvd. East
Narbonne Ave
PCH/Hwy 1
Tuesday, October 01, 2024 Reg CC MTG, Page *822
03 Discussion
Tuesday, October 01, 2024 Reg CC MTG, Page *823
Further Questions?
Contact:
Sheri Repp Loadsman, Planner Thank
You
[email protected]
Lina Hernandez, Management
Analyst
[email protected]
Tuesday, October 01, 2024 Reg CC MTG, Page *824
Exhibit D: Planning
Commission and City
Council Public Meeting
Presentation Materials
Tuesday, October 01, 2024 Reg CC MTG, Page *825
This page is intentionally left blank.
Tuesday, October 01, 2024 Reg CC MTG, Page *826
EXHIBIT D
Lomita Safety & Housing
Elements
Joint Session
P R E S E N T E D B Y T H E C I T Y O F L O M I TA J U N E 3 0 , 2 0 2 1 Tuesday, October 01, 2024 Reg CC MTG, Page *827
Over view
01 02
03 04
05 06
Safety Element Programs
Next Steps
Discussion
Housing Element
Sites Analysis and
Inventory
Tuesday, October 01, 2024 Reg CC MTG, Page *828
Over view of Lomita’s Safety and Housing Elements Update .
.
City began the update process in Fall 2020
Community Workshop #1 (April 2021)
Joint Housing and Safety Elements Workshop Video available at http://www.lomita.com/cityhall/housing-element/resources.cfm .
.
Community Survey (Spring 2021)
Project website at
http://www.lomita.com/cityhall/housing-element/
http://www.lomita.com/cityhall/safety-element/
Tuesday, October 01, 2024 Reg CC MTG, Page *829 3
01 Safety Element
Tuesday, October 01, 2024 Reg CC MTG, Page *830
Public Engagement
. Safety Element Committee
. 5 Working Meetings – Last one scheduled for August
.
.
.
.
Community Workshop #1 (April 2021)
Community Sur vey (Spring 2021)
City Newsletters
Farmers Market
Tuesday, October 01, 2024 Reg CC MTG, Page *831 5
What does the Safety Element Address?
Mitigation Preparedness Response Recovery
• Reducing or
stabilizing the
hazard
• Readiness in the
event of an
• Stabilizing an • Steps to build back
better after an
event
emergency event
emergency
Tuesday, October 01, 2024 Reg CC MTG, Page *832 6
What are Lomita’s Risks?
High Air Pollution
Medium Seismic Hazards
Low Hazardous Materials
Wildfire Flooding Extreme Heat
High Medium Low
Adaptive Capacity
Tuesday, October 01, 2024 Reg CC MTG, Page *833 7
Safety Element Timeline
Phase 1
• Initial
Outreach
• Existing
Phase 2 Phase 3 Phase 4
• Committee • Draft Plan • Public
Meetings
• Public
Hearings • External
Agency • Plan
Conditions Workshop Review
Research
and Report
Adoption
• Public
Review
Jan. – Mar. 2021 Feb – Aug 2021 Mar. – Aug. 2021 Sep. – Oct. 2021 Tuesday, October 01, 2024 Reg CC MTG, Page *834 8
02 Housing Element
Tuesday, October 01, 2024 Reg CC MTG, Page *835
Housing Element Over view
The Housing Element is a set of goals, policies, and actions that address the housing needs of all current and anticipated residents at all income levels over eight-years (2021-2029) Requires certification by the State Department of Housing and Community Development for compliance with State housing laws
Tuesday, October 01, 2024 Reg CC MTG, Page *836 10
Housing Element Components
Housing Needs Assessment
Fair Housing Analysis
Development Constraints and Barriers
Sites Analysis and Inventory
Goals, Policies, and Programs
Tuesday, October 01, 2024 Reg CC MTG, Page *837 11
03 Local Context
Tuesday, October 01, 2024 Reg CC MTG, Page *838
2020 Income Limits
. State income limits are used to determine eligibility for housing programs Los Income 1 Person 2 Person 3 Person 4 Person
Angeles Level Household Household Household Household
County
Area
Median
Income:
$77,300
Extremely Low 23,700 27,050
45,050
75,100
74,200
30,450
50,700
81,100
83,500
33,800
56,300
90,100
92,750
Very Low
Low
39,450
63,100
Moderate 64,900
Tuesday, October 01, 2024 Reg CC MTG, Page *839 13
Cost Burdened Households in Lomita
Housing cost burden is most commonly measured as the percentage of gross income spent on housing, with 30% a usual threshold for “cost burden” and 50% the threshold for “severe cost burden” Lomita Households by Share of Income Spent on
Income Level Housing Cost:
< 30%
2%
30-50%
2%
> 50%
10%
7%
< 30% HAMFI
30-50% HAMFI
50-80% HAMFI
80-100% HAMFI
> 100% HAMFI
Total Households
2%
9%
7%
38%
58%
5%
8%
3%
5%
2%
0%
0%
24% 18%
Tuesday, October 01, 2024 Reg CC MTG, Page *840 14
Current Housing Stock
.
.
.
The most prevalent housing type in Lomita is single-family detached with 4,194 units.
The share of all single-family units in Lomita is 58.4%, and 34.2% consists of multifamily units Lomita’s housing stock consists of 8,078 units with 47.5% owner-occupied Single-Family
Detached
Single-Family
Attached
Multifamily, 2-4
Units Multifamily, 5+ Units Mobile Homes
Lomita (%)
SCAG (%)
49.3%
54.4%
9.1%
7.2%
5.5%
7.5%
28.7%
27.3%
7.3%
3.5%
Tuesday, October 01, 2024 Reg CC MTG, Page *841 15
04 Public Engagement
Tuesday, October 01, 2024 Reg CC MTG, Page *842
Public Engagement
.
.
.
.
Community Workshop #1 (April 2021)
Community Sur vey (Spring 2021)
City Newsletters
Farmer ’s Market
Tuesday, October 01, 2024 Reg CC MTG, Page *843 17
Sites Analysis and
05 Inventor y
Tuesday, October 01, 2024 Reg CC MTG, Page *844
Regional Housing Needs Allocation
5th Cycle
(2013-2021)
6th Cycle
(2021-2029)
Lower Income Moderate/Above
Moderate Income
Lower Income Moderate/Above
Moderate Income
19 28 363 466
NOTE
:
829 Total RHNA
HCD requires a 15-30% buffer
to ensure the City's 2021-2029
RHNA need can be achieved
Units
Tuesday, October 01, 2024 Reg CC MTG, Page *845 19
Sites Analysis and Inventor y
. The Sites Analysis and Inventory identifies candidate sites under existing zoning that can accommodate the City's 2021-2029 RHNA need .
.
Capacity Identified on Vacant and Underutilized Sites
Lower income sites must meet additional State criteria
.
.
Site size between 0.5 and 10 acres
Default density of 20 dwelling units per acre
Tuesday, October 01, 2024 Reg CC MTG, Page *846 20
Sites Analysis and Inventor y
. Underutilized Sites must meet State criteria
. Viability of existing use: high vacancy/turnover rates, declining/marginal operations, outdated business model
.
.
.
.
Age and condition of structure
Intensity of existing land use (under-built): units on site or Floor Area Ratio Property owners/developers interest in redevelopment
Active development activity
Tuesday, October 01, 2024 Reg CC MTG, Page *847 21
Programmatic Requirements
.
.
Sites Previously Identified in prior Housing Element (reidentified) . By-right approval where 20% of units are affordable
Shortfall Sites (rezone to meet lower-income need)
.
.
.
.
By-right approval where 20% of units are affordable
Must permit at least 16 units per site
Minimum density must be set at 20 du/ac
100% residential permitted and 50% mandated for Mixed Use Tuesday, October 01, 2024 Reg CC MTG, Page *848 22
Capacity and Credit Identified
Mod/Above Moderate
Units Lower Income Units Type
RHNA Units 363 466
Development Credit
ADU Projections
220
24 16
26 28
Vacant Capacity
Underutilized Capacity 235
Remaining RHNA 104 176
Tuesday, October 01, 2024 Reg CC MTG, Page *849
Sites Strategy
.
.
The proposed candidate sites are focused in areas of the City with existing resources and transportation
Much of the City's lower income need is planned to be accommodated in the existing Mixed Use Overlay (MUO) zone located on Narbonne Avenue and Lomita Boulevard
.
.
.
A program to rezone sites is needed in order to provide for the remaining RHNA
The MUO is proposed to be expanded to incorporate additional properties on Narbonne Avenue and Lomita Boulevard
An alternative scenario could provide the MUO overlay zone to Pacific Coast Highway
Tuesday, October 01, 2024 Reg CC MTG, Page *850 24
Zoning Opportunities and Capacity
Opportunity
Area
Lomita West
Opportunity
Area
Lomita East
Opportunity
Area Opportunity
Area Narbonne
PCH
Tuesday, October 01, 2024 Reg CC MTG, Page *851 25
A Look at Multi-Family Building Types
Tuesday, October 01, 2024 Reg CC MTG, Page *852 26
A Look at Multi-Family Building Types
Tuesday, October 01, 2024 Reg CC MTG, Page *853 27
Sample Developments
Veterans Village (51 units) 40 du/ac Heros Landing (76 units) 49 du/ac Union Bay (357 units) 65 du/ac Picerne Apartments (220 units) 88 du/ac Tuesday, October 01, 2024 Reg CC MTG, Page *854 28
Sample Developments
Mixed Use/Residential 30 du/acre
Tuesday, October 01, 2024 Reg CC MTG, Page *855 29
Policy Considerations
. Smart and Sustainable Commercial Corridors
. Channel future housing and employment into City's commercial corridors while maintaining integrity of adjacent residential neighborhoods
Narbonne Avenue MUO Corridor:
.
.
.
.
Existing MUO zone allows for 22 du/ac
Increase MUO to 30 du/ac
Set minimum density at 20 du/ac
Consider addition of property (Site #11 – Former Southwest Tile location)
Tuesday, October 01, 2024 Reg CC MTG, Page *856 30
Policy Considerations
Lomita West MUO Corridor:
.
.
.
.
Existing MUO zone allows for 22 du/ac
Increase MUO to 30 du/ac
Set minimum density at 20 du/ac
Consider addition of property located along Crenshaw
Blvd. (Site #1 – commercial center at SE corner of Lomita and Crenshaw)
. Option: Consider addition of program to establish an
inclusionary housing ordinance
. Density bonus will increase to 45 du/ac for projects
with:
.
.
.
15% very low-income units
24% lower income units, or
44% moderate income units
. Option: Incentive zone of 46-88 du/ac with Specific Plan including lot consolidation, affordable housing,
community benefits and enhanced design
Tuesday, October 01, 2024 Reg CC MTG, Page *857 31
Policy Considerations
Lomita East MUO Corridor:
. Existing Commercial and
Industrial/Manufacturing land use
designation
.
.
Establish MUO at 30 du/ac
This area provides for the buffer to ensure
no net loss of adequate sites and
maintains capacity during the Housing
Element cycle
. City of Los Angeles is proposing the
area between Western Ave. and
Frampton Ave. to be located in the
Neighborhood Center and Medium
Density land use designations allowing
for pedestrian scale commercial and
residential
.
.
FA R 1.5
Height Limit Base: 45'/ 3 stories
Tuesday, October 01, 2024 Reg CC MTG, Page *858 32
Policy Considerations
Pacific Coast Highway Corridor:
.
.
Existing Commercial Retail zone
Option: Consider addition of program to establish MUO zone in conjunction with a planned update to the General Plan (approximately 2-4 years)
. City of Los Angeles is proposing the area of Pacific Coast Highway between Western and Normandie to be located in the Community Center land use designation allowing for commercial, residential and institutional facilities
.
.
.
FA R 1.5
Height Limit Base: 45'/ 3 stories
Height Limit Bonus: 5-7 stories
Tuesday, October 01, 2024 Reg CC MTG, Page *859 33
Sample Projects
Sample housing developments at 30 dwelling units per acre Tuesday, October 01, 2024 Reg CC MTG, Page *860 34
Site Identification
• Sites are grouped by adjacency
and numbered from 1-36
• Sites outlined in orange were
previously identified
• Includes an upzone to the
existing MUO and extension of
MUO to Lomita Blvd. East
Tuesday, October 01, 2024 Reg CC MTG, Page *861
Upzone and Rezone Capacity Identified
Mod/Above Moderate
Units Area Lower Income Units
Narbonne Ave. (Upzone to 30 du/ac 44
and extend north)
25 Lomita Blvd. West (Upzone to 30
du/ac and extend west)
90 9
Lomita Blvd. East (Rezone to expand
MUO to set minimum density at 30
du/ac)
228
Total Buffer 116
Tuesday, October 01, 2024 Reg CC MTG, Page *862
06 Programs
Tuesday, October 01, 2024 Reg CC MTG, Page *863
Programs to
Address New State ADU Incentive Program •
• ADU Application Approval Timelines
• ADU and JADU per lot
• ADUs permitted with Multifamily
• More flexibility for ADUs (e.g. tiny homes)
Requirements for
Accessory Dwelling
Units)
Tuesday, October 01, 2024 Reg CC MTG, Page *864 38
Programs to Address New
State Requirements
for Mixed Income and
Affordable Developments
• SB 35 Streamlining
• Limited number of hearings
• Increased Density Bonuses
• Bonus for 100% affordable of 80%
• Supportive Housing
• Low Barrier Navigation Centers
Tuesday, October 01, 2024 Reg CC MTG, Page *865
Other Key Programs
Required by State Law
• No Net Loss
• Replacement Requirements
• Lot Consolidation
• Affirmatively Furthering Fair Housing
• Remove Constraints to Development
• Objective Design Standards
• Parking Reductions for Housing on Religious Sites
Tuesday, October 01, 2024 Reg CC MTG, Page *866
City Programs for
Consideration
• Increased Ownership Housing Opportunities in
Low Density Residential land use designations
• Allow flag lots
• Rezone to Residential Variable Density
(RVD) to allow detached condominiums on
oversized properties
• Missing Middle Housing
• New ordinance to allow attached units in A1
and R1
• Use of RVD zone to allow for duplexes and
triplexes
• Inclusionary Housing Ordinance
• Authorize use of Specific Plans for greater density
in Mixed Use land use designations
Tuesday, October 01, 2024 Reg CC MTG, Page *867
07 Next Steps
Tuesday, October 01, 2024 Reg CC MTG, Page *868
Housing Element Timeline
Phase 1 Phase 2 Phase 3 Phase 4 Phase 5
• Work with
regional
agency to
determine
housing
• Evaluate
existing
• Joint Session • Public • Final State
Review and
Certification
Review
• State
• Prepare
Draft conditions
• Review
existing
Housing
Element
Preliminary
Review
need plans and
programs
• Public
• Initiate
public
Hearings
• Virtual
outreach Workshop
Jan – Feb 2021 Jan – May 2021 May - July 2021 July – Dec. 2021 Dec 2021 – Feb 2022 Ongoing Public Engagement
Tuesday, October 01, 2024 Reg CC MTG, Page *869 43
Steps to Final Certification
Complete Draft Housing Element
HCD Submittal and Public Review
Finalize Housing Element
Housing Element Adoption
HCD Certification
Tuesday, October 01, 2024 Reg CC MTG, Page *870 44
08 Discussion
Tuesday, October 01, 2024 Reg CC MTG, Page *871
Considerations for Discussion
• What are your thoughts on the areas identified for a recommended upzone or rezone? • Narbonne
• Lomita West
• Lomita East
• PCH
• Should the City adopt an inclusionary housing ordinance in order to require affordable housing or payment of in-lieu fees?
• Lomita Blvd West
• Citywide
• Should the City consider amendments to permit flag lots or RVD zones to promote homeownership in low density neighborhoods?
• Should the City utilize the specific plan process to encourage lot consolidation and increased density paired with community benefits?
• Lomita West
• Other locations such as PCH
• Other Ideas???? Tuesday, October 01, 2024 Reg CC MTG, Page *872 46 Thank
You
Tuesday, October 01, 2024 Reg CC MTG, Page *873
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Tuesday, October 01, 2024 Reg CC MTG, Page *874
Exhibit E: Housing
Element Update
Comment Letters
Tuesday, October 01, 2024 Reg CC MTG, Page *875
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Tuesday, October 01, 2024 Reg CC MTG, Page *876
STATE OF CALIFORNIA-------CALIFORNIA STATE TRANSPORTATION AGENCY Gavin Newsom, Governor
DEPARTMENT OF TRANSPORTATION
DISTRICT 7- OFFICE OF REGIONAL PLANNING
100 S. MAIN STREET, SUITE 100
LOS ANGELES, CA 90012
PHONE (213) 897-3574
FAX (213) 897-1337
Making Conservation
a California Way of Life.
TTY 711
www.dot.ca.gov
August 31, 2021
Sheri Repp Loadsman
City of Lomita
24300 Narbonne Avenue,
Lomita CA 90717
RE: City of Lomita Housing Element and Safety
Element Updates – Negative Declaration
(ND)
SCH# 2021080206
GTS# 07-LA-2021-03682
Vic. LA Multiple
Dear Sheri Repp Loadsman,
Thank you for including the California Department of Transportation (Caltrans) in the environmental review process for the above referenced project. The project proposes an amendment to the City of Lomita General Plan to update the Housing and Safety Elements. As required under State Law every eight years, the City of Lomita is preparing an update to the City’s Housing Element. The City’s existing Housing Element was adopted in 2013 and is set to expire in October 2021. The State Department of Housing and Community Development has provided a Regional Housing Needs Allocation (RHNA) to the Southern California Association of Governments (SCAG) and the City has been assigned a RHNA of 829 units by SCAG for the upcoming 2021-2029 housing cycle across various income levels. The updated Housing Element will provide the capacity to accommodate the RHNA for the planning period with the necessary goals and policies to ensure adequate development of housing for the City during the housing cycle. The updates to the Safety Element address information and policies intended to minimize the risk to people or property from hazards within the community such as air pollution, extreme heat, flooding, geologic hazards, hazardous materials, wildfires and climate change. These elements are policy documents, and the adoption of these elements would not result in any direct or indirect physical impacts because no development or construction is authorized by this action.
After reviewing the ND, Caltrans does not expect project approval to result in a direct adverse impact to the existing State transportation facilities. However, to accommodate the additional housing units and not induce demand for excessive Vehicle Miles Travelled (VMT), Caltrans recommends significantly reducing or eliminating car parking requirements. Program 27 of the proposed Housing Element update discusses this topic for specific Land Uses. This same critical analysis should be considered for all Land Use types, as research looking at the relationship between land-use, parking, and transportation indicates that car parking prioritizes driving above all other travel modes and undermines a community’s ability to choose public transit and active modes of transportation. For any community or city to better support all modes of transportation “Provide a safe and reliable transportation network that serves all people and respects the environment” Tuesday, October 01, 2024 Reg CC MTG, Page *877
Sheri Repp Loadsman
August 31, 2021
and reduce vehicle miles traveled, we recommend the implementation of a TDM ordinance, as an alternative to requiring car parking.
If you have any questions, please contact project coordinator Anthony Higgins, at [email protected] and refer to GTS# 07-LA-2021-03682.
Sincerely,
Miya Edmonson
IGR/CEQA Branch Chief
cc: State Clearinghouse
“Provide a safe and reliable transportation network that serves all people and respects the environment” Tuesday, October 01, 2024 Reg CC MTG, Page *878
November 30, 2020
Mayor James Gazeley
City of Lomita
24300 Narbonne Avenue
Lomita, CA 90717
Dear Mayor Gazeley,
We are writing on behalf of Abundant Housing LA regarding Lomita’s upcoming 6th Cycle housing element update. Abundant Housing LA is a pro-housing education and advocacy organization working to help solve Southern California’s housing crisis. We support efforts to reform zoning codes and expand housing production, which are needed to reduce rents, improve access to jobs and transit, strengthen the local economy and job market, and combat segregation. We have a large and growing membership base throughout Los Angeles County.
California has a statewide housing shortage of nearly 3.5 million homes, and has the highest poverty rate in the nation after accounting for housing costs. Households at all levels of income face a historically high rent burden. Exclusionary zoning and longstanding constraints on denser housing have led to an undersupply of medium and high density housing near jobs and transit.
This contributes to high rents and displacement of households.
Over the past few years, new state laws (e.g. AB 686 (2018), SB 166 (2017), AB 1397 (2017), SB 828 (2018), SB 35 (2017), etc.) have strengthened the Regional Housing Needs Assessment (RHNA), which sets a housing growth target for individual jurisdictions and requires jurisdictions to update their housing elements in order to achieve these targets.
These changes to state law have led to historically high jurisdiction-level housing growth targets in the upcoming 6th Cycle Housing Element Planning Cycle, and have empowered the state Department of Housing and Community Development (HCD) to enforce appropriately high standards for housing element updates. We are encouraged that Lomita was given a target of 827 new homes, of which 361 must be affordable to lower-income households.
As jurisdictions start the housing element update process, AHLA seeks to provide guidance on how jurisdictions should fulfill both the letter and the spirit of housing element law. Unfortunately, some jurisdictions are already seeking to skirt their obligation to sufficiently plan to meet their housing needs. AHLA will scrutinize jurisdictions’ housing elements, submit comments to HCD as needed, and collaborate closely with nonprofits that bring legal action against jurisdictions that fail to comply with state housing laws.
Of course, AHLA recognizes that the COVID-19 pandemic and resulting economic devastation have made it more difficult for jurisdictions to meet ambitious RHNA targets. But the pandemic has made it even more critical than ever for jurisdictions to solve the region’s housing crisis and 1 Tuesday, October 01, 2024 Reg CC MTG, Page *879
encourage economic recovery. We seek to collaborate with you and your team on policy efforts to achieve the RHNA goals.
To that end, we have published a memo, Requirements and Best Practices for Housing Element Updates: The Site Inventory, explaining the key legal requirements, as well as HCD and AHLA’s recommended best practices, for housing element updates. Additionally, this checklist provides a summary of our core policy recommendations. We respectfully encourage you to incorporate the concepts detailed in these documents into Lomita’s housing element update.
As your team begins to develop Lomita’s housing element update, we would like to draw particular attention to four critical components of the site inventory analysis:
1. Incorporating an estimate of the likelihood of development and the net new units if developed of inventory sites
2. Using an HCD-recommended “safe harbor” methodology for forecasting future ADU production
3. Prioritizing high-opportunity census tracts and well-resourced areas (e.g. near transit, jobs, schools, parks, etc.) when selecting sites for lower-income housing opportunities, in order to affirmatively further fair housing
4. Including the HCD-recommended buffer of at least 15-30% extra capacity in the site inventory, in order to avoid violating the No Net Loss requirement Component #1: Housing elements should estimate and report both the likelihood of development and the net new units if developed of inventory sites.
Just because jurisdictions zone for more housing doesn’t mean that the housing will actually be built. The economic cycle, uncertainty of market conditions, the current usage of nonvacant sites, and land use regulations all influence the extent to which rezoned parcels are built to their maximum theoretical capacity.
A parcel’s maximum theoretical capacity is not the same as its realistic capacity. To draw a parallel to college admissions, when UCLA wants 2,000 students in its incoming class, they admit 4,000 students. Similarly, to achieve housing production targets, jurisdictions must increase zoned capacity well above the target number of new homes.
An accurate assessment of site capacity is necessary in order for the housing element to achieve sufficient housing production. The site capacity estimate should account for the following two factors:
● What is the likelihood that the site will be developed during the planning period? ● If the site were to be developed during the planning period, how many net new units of housing are likely to be built on it?
2 Tuesday, October 01, 2024 Reg CC MTG, Page *880
These are the likelihood of development1 and net new units if developed2 factors, as required by HCD guidelines. The portion of the jurisdiction’s RHNA target that a site will realistically accommodate during the planning period is:
(likelihood of development) x (net new units if developed) = realistic capacity.
In past planning cycles, the likelihood of development factor was not expressly considered; housing elements frequently assumed that most or all site inventory locations would be redeveloped to their maximum theoretical capacity. Since this generally did not happen, jurisdictions consistently fell short of their RHNA targets as a result. While Lomita achieved its 5th cycle RHNA targets for very low, low, and moderate income housing, this is because the 5th cycle RHNA goal was extremely low -- just 27 homes!
5th Cycle RHNA Targets vs. Actual Housing Production (2014-19) Income Bucket RHNA Target Homes Permitted
VLI
LI
12 7
0 9
MI 8 35
AMI
Total
20 47
61 105
According to Lomita’s 5th cycle housing element, the city had theoretical capacity for roughly 290 more housing units.3 Through 2019, Lomita permitted 105 housing units4, which equates to 140 housing units permitted by the end of the 5th cycle (assuming that the same annual permitting pace continues in 2020 and 2021). This implies that in Lomita, excess zoned capacity has a 48% likelihood of being developed (140 actual units divided by 290 theoretical units).
Lomita’s 6th cycle housing element should incorporate this likelihood of development estimate into its site inventory analysis. This would be consistent with HCD guidelines,5 while also ensuring that enough zoned capacity is available to encourage 827 housing units to be built by the end of the 6th cycle. Assuming that zoned capacity has a 48% likelihood of being developed in the next 8 years, the housing element must allow for 1,723 units of zoned capacity in order to achieve 827 actual housing units. If Planning believes that a higher likelihood of 1 HCD Site Inventory Guidebook, pg. 20
2 HCD Site Inventory Guidebook, pg. 21
3 Lomita 5th Cycle Housing Element
4 HCD Annual Progress Report dataset, 2020
5 HCD Site Inventory Guidebook, pg. 20
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development (and thus a smaller zoned capacity increase) is justified for certain parcels in the site inventory, persuasive data to support this assumption must be provided.6 Component #2: Housing element updates should use an HCD-recommended “safe harbor” methodology for forecasting future ADU production.
Local jurisdictions frequently use overly optimistic estimates of future ADU production to avoid necessary housing reform and rezoning. ADU development estimates must reflect actual on-the-ground conditions to ensure that they are realistic. Overly aggressive ADU production estimates set jurisdictions up for failure in providing the required housing for residents.
To that end, HCD has established two safe harbors for forecasting ADU production during the 6th Cycle7. One option (“Option #1”) is to project forward the local trend in ADU construction since January 2018. The other, for use when no other data is available (“Option #2”), assumes ADU production at five times the local rate of production prior to 2018. Jurisdictions are also permitted to include programs that aggressively promote and incentivize ADU construction.
Where no other data is available, jurisdictions may assume an average increase of five times the previous planning period construction trends prior to 2018. Jurisdictions may also use regional ADU production trends, and include programs that aggressively promote and incentivize ADU construction. Jurisdictions should clearly and explicitly state their methodology and data sources for future ADU development forecasts.
According to HCD, Lomita issued permits for 2 ADUs in 2017, 3 ADUs in 2018, and 7 ADUs in 2019. Under HCD’s “Option #1”, Lomita could take the average of the 2018 and 2019 ADU production trends, and forecast that 5 ADUs will be permitted per year during the 6th cycle. This would allow for a total 6th cycle forecast of 40 ADUs.
Under HCD’s “Option #2”, Lomita could multiply the 2017 ADU production trend by five, and forecast that 10 ADUs will be permitted per year during the 6th cycle. This would allow for a total 6th cycle forecast of 80 ADUs.
Another, more aggressive, option would take the average of the 2018 and 2019 ADU production trends, and multiply that average by five. This methodology would forecast that 25 ADUs will be permitted per year during the 6th cycle. This would allow for a total 6th cycle forecast of 200 ADUs. Abundant Housing LA does not recommend this methodology, since it is not an HCD-defined safe harbor forecasting option.
Lomita should use HCD’s Option 1 or 2 safe harbor when projecting annual ADU production. If it believes that higher ADU production forecasts are warranted, it must provide 6 HCD Site Inventory Guidebook, pg. 20-21
7 HCD Site Inventory Guidebook, pg. 31
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well-grounded estimates, based on the pace of ADU production in neighboring jurisdictions, and must explain programs or policy efforts that could lead to higher ADU production.
Finally, per HCD, the housing element “should also include a monitoring program that a) tracks ADU and JADU creation and affordability levels, and b) commits to a review at the planning cycle midpoint to evaluate if production estimates are being achieved.”8 Lomita’s housing element should commit to mid-cycle rezoning if ADU production is lower than forecasted, and its midpoint review should be linked with immediate and automatic programs to increase housing production in the second half of the RHNA cycle. AHLA’s recommended approach is to incorporate by-right density bonuses on inventory sites, which would automatically take effect mid-cycle if the ADU target is not met. The density bonus should be large enough, and apply to enough parcels, to fully make up for any ADU production shortfall.
Component #3: Housing elements must prioritize high-opportunity census tracts and well-resourced areas (e.g. near transit, jobs, schools, parks, etc.) when selecting sites for lower-income housing opportunities, in order to affirmatively further fair housing.
AB 686 (2018) requires housing element updates to “affirmatively further fair housing”, which is defined as “taking meaningful actions, in addition to combating discrimination, that overcome patterns of segregation and fosters inclusive communities free from barriers that restrict access to opportunity based on protected characteristics.”
In our region, housing policy and land use regulations were once used to exclude members of minority groups. Redlining and restrictive covenants, which restricted where Black Americans could live, were once commonplace in Lomita and throughout Los Angeles County. Thankfully, Lomita is much more welcoming today; in fact, 31% of the city’s population is Latino and 17% is Asian-American.9 However, exclusion continues on the basis of income: the median home sale price in Lomita was $617,000 in 201810, and 50% of the city’s renters are “rent-burdened” (i.e. they spend more than 30% of their income on rent)11. High housing costs place a disproportionate burden on lower-income communities of color, and have the effect of excluding them from the city altogether.
Jurisdictions must address this issue by accommodating the lower-income RHNA targets in a way that conforms with AFFH requirements. HCD’s Site Inventory Guidebook offers recommendations for how jurisdictions should accomplish this. HCD is likely to require jurisdictions to distribute lower-income housing opportunities throughout the jurisdiction, and recommends that jurisdictions first identify development potential for lower-income housing in high-opportunity neighborhoods12. 8 HCD Site Inventory Guidebook, pg. 31
9 American Community Survey, 2014-18
10 SCAG Pre-Certified Local Housing Data, Lomita
11 American Community Survey, 2014-18
12 HCD Site Inventory Guidebook, pg. 3
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Given that single-family, exclusionary zoning predominates in Lomita’s high-opportunity census tracts (as defined in the TCAC/HCD Opportunity Map), rezoning is required in order to accommodate the RHNA targets for lower-income households. Additionally, focusing rezoning in single-family zoned areas will expand housing opportunities while minimizing the impact on existing renters in multifamily-zoned areas.
In order to fairly distribute housing opportunities citywide, Lomita should develop a quantitative methodology for scoring neighborhoods, based on factors like housing costs, median income, access to transit, access to jobs, access to schools, and environmental quality. Neighborhoods that score higher on these dimensions should be allocated higher housing growth targets, and rezoning should be based on these neighborhood-level housing growth targets.
Finally, Lomita should identify funding sources, public resources, and density bonus programs to maximize the likelihood that housing projects with below market-rate units are actually built.
Local measures like a real estate transfer tax and congestion pricing could help generate new funding to support affordable housing production and preservation.
Component #4: Housing elements should include the HCD-recommended buffer of at least 15-30% extra capacity in the site inventory, in order to avoid violating the No Net Loss requirement.
SB 166 (2017) requires adequate sites to be maintained at all times throughout the planning period to accommodate the remaining RHNA target by each income category.13 This means that if a jurisdiction approves a development on a parcel listed in the site inventory that will have fewer units (either in total or at a given income level) than the number of units (either in total or at a given income level) anticipated in the site inventory, then the jurisdiction must identify and make available enough sites to accommodate the remaining unmet RHNA target for each income category.14
If additional sites with adequate zoned capacity don’t exist, then the jurisdiction must rezone enough sites to accommodate the remaining unmet RHNA target within 180 days. If the jurisdiction fails to accomplish this rezoning in the required period, then the consequences will include decertification of the housing element and potential state legal action.
To ensure that adequate housing capacity at all income levels exists in the housing element through the 6th Cycle, HCD recommends that “the jurisdiction create a buffer in the housing element inventory of at least 15-30% more capacity than required, especially for capacity to accommodate the lower income RHNA.”15 Lomita should “overshoot” on total site capacity 13 HCD No Net Loss Law Memo, pg. 1
14 HCD Site Inventory Guidebook, pg. 22
15 HCD Site Inventory Guidebook, pg. 22
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for each income level, in order to ensure that the City’s RHNA target is achieved at all income levels.
The City of Lomita has an obligation to sufficiently plan to meet current and future residents’ housing needs. The housing element update affords Lomita, and the broader Southern California region, the chance to take bold action on lowering housing costs, reducing car dependency, strengthening the local economy, and guaranteeing access to opportunity for Californians of all racial and ethnic backgrounds. We urge you and your colleagues to fully embrace this opportunity to transform Lomita for the better.
Finally, it is worth noting that state law imposes penalties on jurisdictions that fail to adopt a compliant 6th cycle housing element update by October 15, 2021. On that date, noncompliant jurisdictions will forfeit the right to deny residential projects on the basis of local zoning, so long as projects include at least a 20% set-aside for below market-rate units16. Jurisdictions that want to maintain local control over new development should therefore plan to adopt a compliant housing element update on time.
We would be glad to engage with your office and with the Planning Department throughout the housing element update process. We look forward to a productive and collaborative working relationship with the City of Lomita on this critical effort. Thank you for your consideration.
Sincerely,
Leonora Camner Anthony Dedousis
Executive Director
Abundant Housing LA
Director of Policy and Research
Abundant Housing LA
16 California Government Code 65589.5(d)(5)
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SAFETY ELEMENT
2280 Historic Decatur Road
Suite 200
San Diego, CA 92106
619.591.1370 | dudek.com
CITY OF LOMITA
Final
DECEMBER 2021
Attachment 6
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City of Lomita Safety Element | 2
INTRODUCTION
City of Lomita Safety Element.....................................................................................................................1 Introduction .................................................................................................................................................3 Existing Conditions ......................................................................................................................................6 Air Pollution.....................................................................................................................................................................7 Airport Land Use Compatibility and Safety...............................................................................................................10 Extreme Heat.................................................................................................................................................................11 Flooding.......................................................................................................................................13 Geologic Hazards..........................................................................................................................................................15 Hazardous Materials.....................................................................................................................................................18 Wildfires.....................................................................................................................................21 Emergency Preparation and Response......................................................................................................................23 Findings .........................................................................................................................................................................27 Goals, Policies, and Actions .......................................................................................................................29 Goal 1. A built environment that protects against extreme heat and air pollution..............................................30 Goal 2. A city designed to minimize risks from hazards...............................................................................................31 Goal 3. A city prepared for disasters..............................................................................................................................32 Goal 4. Emergency response designed to serve a range of community needs........................................................34 Goal 5. A city that builds back stronger.........................................................................................................................35
CONTENTS
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City of Lomita Safety Element
1 INTRODUCTION
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City of Lomita Safety Element | 4
INTRODUCTION
Introduction
The Safety Element of the General Plan addresses natural and human-caused hazards in the City of Lomita and the potential shortand long-term risks to human life, property, and economic and social dislocation resulting from hazard events, including air pollution, extreme heat, flooding, geologic hazards, hazardous materials, and wildfires. This is one of seven elements required by State law (Government Code 65302). Because climate change affects and potentially exacerbates the impact of hazards, in accordance with Senate Bill 379, this Safety Element also addresses climate change within each applicable hazard section.
This Safety Element is organized to include an Existing Conditions section, which outlines each hazard facing Lomita, who these hazards affect, and how the City of Lomita (City) is currently addressing these hazards. This Safety Element also includes a Goals, Policies, and Actions section, which provides the City’s safety roadmap to 2040, including a comprehensive hazard mitigation and emergency response strategy. Goals, policies, and actions are organized by four planning phases designed to enhance the resilience of a community:
mitigate, prepare, respond, and recover. This Safety Element also incorporates and augments mitigation policies contained in the Lomita Hazard Mitigation Plan (LHMP).
1 Because many hazard
incidents disproportionately affect individuals with access and functional needs, these populations are considered throughout this Safety Element.
This Safety Element directly relates to topics in the Land Use, Circulation, and Conservation and Open Space Elements of the General Plan. The Safety Element identifies hazards and hazard abatement provisions to guide land use decisions related to zoning, subdivisions, and entitlement permits. The Safety Element also addresses emergency response and evacuation routes, which informs the Circulation Element to ensure that streets are sized adequately for fire truck access and other needs of first responders. This Safety Element also addresses community greening to improve Lomita’s air quality and provide shade on hot days, which correlate with the Conservation and Open Space Element.
The Safety Element is long-term plan that uses a 20-year horizon. The element will include policies to mitigate hazards through land use, design measures, and programs. As a part of the General Plan, the Safety Element will provide direction that the City will implement through the Zoning Ordinance and other mechanisms. A similar, but nuanced plan is the LHMP. The LHMP is a short-term, five-year strategic plan that also seeks to identify and mitigate natural hazards. The LHMP 1 City of Lomita. 2018. Hazard Mitigation Plan (Final Plan). Approved August 18, 2018.
Accessed December 20, 2020. https://lomitacity.com/wp-content/uploads/2021/11/ Lomita-Hazmit-Plan-12-18-18.pdf
LOMITA HAZARD MITIGATION PLAN
(LHMP)
The Lomita Hazard Mitigation Plan
was last updated in 2018 in accordance
with the Disaster Mitigation Act of
2000. Regular updates to the Hazard
Mitigation Plan ensure access to Federal
Emergency Management Agency (FEMA)
Hazard Mitigation Grant Program
(HMGP) funding.
ACCESS AND FUNCTIONAL NEEDS
Access and functional needs
populations are people with disabilities
or health problems, seniors, children,
people with limited English proficiency,
and transportation disadvantaged
people who characteristics affect their
ability to prepare, respond, or recover
from hazards.
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City of Lomita Safety Element | 5
INTRODUCTION
is distinct from the Safety Element in that it is created to directly respond to the requirements of the federal Disaster Mitigation Act (DMA) of 2005. By achieving certification by FEMA, an LHMP provides the City with access to two competitive FEMA grant programs: the Hazard Mitigation Grant Program (HMGP) and the PreDisaster Mitigation Program (PDM). To maintain eligibility for FEMA funding, the City must update the LHMP a minimum of once every five years. As of October 2021, the most recent LHMP was adopted Devember 18th, 2018. By integrating the LHMP with the Safety Element, the City will also achieve eligibility for additional postdisaster funding from the State of California. Integration also allows the Safety Element’s framework of goals, objectives, and policies to be utilized and built upon by current and future LHMPs. Policy 3.1e states the City’s intent to incorporate future updates of the LHMP into the Safety Element.
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City of Lomita Safety Element
EXISTING
CONDITIONS
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City of Lomita Safety Element | 7
EXISTING CONDITIONS
Existing Conditions
This section outlines each hazard with five familiar questions: what, when, where, who, and how. For each hazard, this assessment explains what the hazard is and what causes it to occur in Lomita; when the hazard occurs, including if the hazard is seasonal or is forecasted to get worse as a result of climate change; where in Lomita this hazard is most likely to occur; who is most vulnerable to each hazard; and lastly, how the City is already addressing this hazard and how initiatives can be built upon and improved in the future.
This section addresses the following six hazards, as well as emergency preparedness and response:
- Air pollution
- Extreme heat
- Flooding
- Geologic hazards
- Hazardous materials
- Wildfires
AIR POLLUTION
What
The State of California Ten measures 10 air pollutants. These pollutants are measured separately and are compared to a healthy level determined by the State. Air is considered polluted when it does not meet the standard set by the State or Federal government. According to the South Coast Air Quality Management District’s 2016 Air Quality Management Plan, in Los Angeles County, three pollutants—ozone, coarse particulate matter (PM10), and fine particulate matter (PM2.5)—are in violation of either the State or Federal standard.2
Air pollution varies locally as it moves away from the source of pollution; it is more concentrated along major transportation corridors and industrial facilities. Air pollution is likely worse in neighborhoods closer to Pacific Coast Highway and Western Avenue.
OZONE
Ground-level ozone is most commonly known as smog. Smog is caused by a chemical reaction when sunlight interacts with nitrogen oxides and volatile organic compounds, both of which are emitted from vehicles.
As temperatures increase, it is anticipated that the amount of ground-level ozone will also increase if the amount of car traffic and other sources of nitrogen oxides and volatile organic compounds do not decrease.3 Some main contributors to the pollutants that form ground-level ozone in Lomita are cars, trucks, and industrial processes, specifically near Pacific Coast Highway and Western Avenue. Ground-level ozone can cause health issues, including difficulty breathing, coughing, inflamed airways, asthma attacks, and heart disease.
2 SCAQMD (South Coast Air Quality Management District). 2017. Final 2016 Air Quality Management Plan. March 2017. http://www.aqmd.gov/ docs/default-source/clean-air-plans/air-quality-management-plans/2016-air-quality-management-plan/final-2016-aqmp/final2016aqmp. pdf?sfvrsn=15.
3 EPA (U.S. Environmental Protection Agency). 2018a. “Ground-level Ozone Basics.” U.S. Environmental Protection Agency Website. Accessed July 16, 2020. https://www.epa.gov/ground-level-ozone-pollution/ground-level-ozone-basics.
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City of Lomita Safety Element | 8
EXISTING CONDITIONS
PARTICULATE MATTER
Particulate matter is made of microscopic solids and liquids in the air that are small enough to breathe. PM10 is particulate matter measuring 10 microns or less in diameter, which is approximately 1/7th the thickness of a human hair. PM2.5 is 2.5 microns or less in diameter, which is approximately 1/28th the thickness of a human hair. PM10 is often made up of dust and ash, and PM2.5 results from burning fuel for cars, trucks, and industrial processes. PM2.5 is small enough to get into the human bloodstream and poses a greater risk to human health.4 Similar to ozone, particulate matter causes asthma and heart disease.
When
Lomita already experiences air pollution, and it will get worse as a result of climate change and likely have the greatest impact in summer when temperatures are higher. Longer warm seasons can mean longer pollen seasons, which can increase allergies and asthma episodes. Higher temperatures associated with climate change can also lead to an increase in ozone. Although the future level of air pollution will depend, in part, on State laws mandating standards for fuel efficiency and potential electrification of cars and trucks, the current air quality in Lomita does not meet State standards.
Where
Air pollution is higher in communities with low tree cover, limited park access, and higher levels of traffic. In Lomita, neighborhoods with these attributes are located in the west and north, as shown in Figure S-1, Air Pollution in Lomita.
Who
People with existing health conditions, such as asthma and heart disease, are more sensitive to air pollution. These conditions are also often caused by living near sources of air pollution in fenceline communities (as shown in Figure S-1). The average rate of asthmarelated emergency department visits is between 30 to 46 people per 10,000 visits; however, this average increases to between 46 and 72 people per 10,000 visits in the area of Lomita between Pacific Coast Highway and West Lomita Boulevard.
Additionally, people who spend more time outdoors, including young children, people who work outdoors, and people in households without cars, are often exposed to polluted air at higher rates.
How
The City’s Energy Efficiency Climate Action Plan includes actions to promote tree planting during development plan check, to work with the community to develop a tree planting group, and to develop a tree planting program. However, the actions are not connected to a specific goal for reducing air pollution. The City’s Climate Action Plan contains policies addressing air pollution through the built environment through emphasis on electrical vehicle use, active forms of transportation, and a mix of land uses that increases opportunities for access by walking or biking. Additionally, the Climate Action Plan sets out to increase urban greening through the promotion of urban gardens, identification of new green space opportunities, and landscape maintenance. Further, the City participates in annual Arbor Day events to help raise awareness about tree planting and a ceremonial tree is planted at this event. 4 EPA. 2018b. “Particulate Matter (PM) Basics.” U.S. Environmental Protection Agency Website. Accessed December 18, 2020. https://www.epa.gov/ pm-pollution/particulate-matter-pm-basics.
FENCELINE COMMUNITIES
Fenceline communities are
neighborhoods near sources of industrial
pollution, such as ports, refineries, and
major transportation routes.
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City of Lomita Safety Element | 9
EXISTING CONDITIONS
Figure S-1: Air Pollution in Lomita
Source: Public Health Alliance. 2020. “The California Healthy Place Index.” https://map.healthyplacesindex.org/.
Open Street Map. 2019. www.openstreetmap.com
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City of Lomita Safety Element | 10
EXISTING CONDITIONS
AIRPORT LAND USE AND COMPATIBILITY AND SAFETY
What
Airports are typically categorized by type of activities, including commercial service, cargo service, and general aviation. Airports and certain types of development can be hazardous when located close together, which is why careful planning must be done to minimize risk and plan for a coordinated response to any potential incident. Although hazardous incidents associated with air transportation are extremely rare, aircraft accidents have the potential to be severe.
Where
The closest airport is the Torrance Municipal Airport, which borders Lomita on the west. This airport is a general aviation airport providing home to primarily private aircraft and Fixed Base Operators, which are available for flight instruction, aircraft repair, and charter flights. The Torrance Municipal Airport is also home to Robinson Helicopters, the largest manufacturer of private helicopters in the United States. Consistent with State aviation regulations, a Runway Protection Zone (RPZ) has been established at each end of each active runway at Torrance Airport. There are five single family residential parcels in Lomita that are within an RPZ and the Airport Influence Area for Torrance Municipal Airport.
Who
Airports create noise and safety hazards that can be detrimental for residents, businesses, and property owners. The Los Angeles County Airport Land Use Commission has adopted an Airport Influence Area for the Torrance Airport. This describes the area in which noise, overflight, safety, or airspace protection factors may affect land uses or necessitate restrictions on those uses, as determined by the Airport Land Use Commission.
The Airport Influence Area for the Torrance Airport is generally defined by the 65‐dBA Community Noise Equivalent Level (CNEL) noise contour. In accordance with State regulations (Section 11010 of the Business and Professions Code and Sections 1102.6, 1103.4, and 1353 of the Civil Code), the seller of a property in the Airport Influence Area must provide the purchaser with a Real Estate Transfer Disclosure Statement that includes a “Notice of Airport in Vicinity,” indicating that the property is located in an Airport Influence Area.
While Lomita has no authority over airspace, noise complaints are referred to the Torrance Municipal Airport.
Along with other cities located in the South Bay, Lomita supports efforts by the City of Torrance to implement and maintain stringent noise control guidelines.
How
To reduce the noise incompatibility and safety risks associated with airports, the City follows land use planning standards determined by the Federal Aviation Administration (FAA) relative to land in the RPZ.5 Ensuring that development follows the FAA guidance on the few parcels within the influence area is important.
For Lomita’s parcels, this means keeping development under 200 feet in height to avoid further approvals from the FAA. All parcels in the RPZ are zoned and used for single family residential uses currently, with no plans to change this land use, keeping future uses of this land well below FAA height guidance to ensure safety. 5 Los Angeles County Airport Land Use Commission. 2004, December 1st. “Los Angeles County Airport Land Use Plan.” https://planning.lacounty. gov/assets/upl/data/pd_alup.pdf
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City of Lomita Safety Element | 11
EXISTING CONDITIONS
EXTREME HEAT
What
Extreme heat is a hazard that occurs on hot days, warm nights, or during heat waves, and can result in heatrelated illness and hospitalization. Extreme heat is measured locally, as communities are acclimatized to their historic environment. In Lomita, average high temperatures range around 78°F from June through September.
The record high temperatures range from 91°F to 111°F. An extreme heat day is one that is in the hottest 2% of days observed between 1960 and 1990. In Lomita, an extreme heat event is a day hotter than 91.7°F.6 Heat waves and extreme heat days are made worse by the urban heat island effect. The urban heat island effect inflates average annual urban air temperatures 1.8°F to 5.4°F warmer than other areas. Heat islands also increase energy demand for air conditioning.
Figure S-2, Greenery and the Urban Heat Island Effect, illustrates the urban heat island effect.
When
Extreme heat occurs in the summer and early fall in Lomita. Climate change is expected to increase the average temperature year-round, including the frequency of extreme heat days. There is no projected change in the number of extreme heat days in Lomita.7 Historically, heat waves would last 2.2 days, but this duration is projected to increase to 3.3 days between 2020 and 2050.
Where
There are more asphalt surfaces, more buildings, and less vegetation in urban areas in the center of Lomita.
Based on a conservative estimate from the Impervious Cover Calculator provided by the California Office of Environmental Health Hazard Assessment, Lomita has approximately 50% impervious cover.8 Compared to most communities in California (but typical for the region), Lomita has more paved surfaces, creating a higher likelihood that the urban heat island effect could cause extreme heat events; however, Lomita’s proximity to the ocean and tree cover reduce this risk.
Who
People can be adversely affected by extreme heat if they have existing health conditions or spend increased time outdoors working, commuting, or playing. People who depend on walking, biking, or transit to get around; older adults; and young children are at risk for heat stroke. Lomita has relatively consistent levels of active transportation and automobile access citywide.9 Similarly, rates of outdoor workers, children, and older adults are all slightly lower than state average.10
URBAN HEAT ISLAND EFFECT
The urban heat island effect occurs when
dark urban surfaces, such as roofs and
roads, absorb heat and slowly release
the heat over time. At night, these
surfaces transfer heat to the air, creating
warmer nights that do not allow people
to cool off, making heat waves more
dangerous.
6 Cal-Adapt. 2020. “Extreme Heat Days and Warm Nights.” Accessed December 18, 2020. https://cal-adapt.org/tools/extreme-heat/. 7 Cal-Adapt 2020.
8 California Office of Environmental Health Hazard Assessment. 2020. “Impervious Surface Analysis.” Accessed December 20, 2020. https://oehha. ca.gov/ecotoxicology/report/impervious-surface-analysis. 9 Public Health Alliance. 2020. “The California Healthy Places Index.” https://map.healthyplacesindex.org/. 10 US Census Bureau. 2015. American Community Survey 2011-2015 Estimates. Table S2401. 11 City of Lomita. 2015. Energy Efficiency Climate Action Plan. Provided by the City of Lomita.
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City of Lomita Safety Element | 12
EXISTING CONDITIONS
Downey Ave.
Downey Ave.
Greenery and the urban heat island eect
1 2 3 4
Little Greenery
Solar energy is emitted
by the sun
Heat is absorbed and retained
by dark, urban surfaces
Heat is slowly emitted throughout the day
and evening, increasing temperatures
Increased temperatures discourage pedestrian
trac, negatively impacting local economy
Firestone Blvd.
Dolan Ave.
Large amounts of greenhouse
gas emissions are released
into the atmosphere due to
little absorption from small
number of trees
Downey Ave.
Firestone Blvd.
Dolan Ave.
Greenery and the urban heat island eect
1 2 3 4
More Greenery
Solar energy emitted by the
sun partially absorbed by trees
Less heat is retained,
more shade produced
Auto emissions
partially absorbed by trees
Cleaner air, cooler weather creates a
pedestrian-friendly environment
positively impacting local businesses
Less greenhouse gas
emissions are released
into the atmosphere due
to more absorption
from more trees
Figure S-2 - Greenery and the Urban Hea Figure S-2: Greenery and the Urban Heat Island Effect t Island Effect Tuesday, October 01, 2024 Reg CC MTG, Page *898
City of Lomita Safety Element | 13
EXISTING CONDITIONS
How
As discussed above, Lomita has approximately 50% impervious cover. The impervious cover is made up of surface material such as asphalt that perpetuates the urban heat island effect, resulting in higher temperatures and warmer nights. The City’s Energy Efficiency Climate Action Plan11 includes a goal to decrease energy demand through reducing the urban heat island effect. Four implementing actions are listed within this goal:
to promote tree planting at plan checking, to develop a tree planting program, to adopt a cool roof ordinance, and to adopt a cool pavement ordinance.
There are no established cooling centers in Lomita, but libraries and other community facilities that are air conditioned and open to the public during extreme heat events could serve as de facto cooling centers. People can use cooling centers to escape the heat if they do not have access to air conditioning or cannot afford to run theirs at home. De facto cooling centers include the Tom Rico Recreational Center and Stephenson Center located in Lomita Park Community Center and Lomita Library.
FLOODING
What
Flooding is caused by increased rain, which causes rivers and urban drainage basins to fill and overflow.
Increased flooding occurs when rain falls over a shorter period of time, even if there is less overall rain, because the soil does not have enough time to absorb the rainfall. Flooding occurs in low-lying areas near creeks and other waterways. Generally, the floodplain most often refers to the area that would be inundated by a 100-year flood, which is a flood that has a 1% chance of occurring in any year. The 500-year floodplain is the area that has a 0.2% change of being flooded in any year. Floodplain maps are based on historic observations; however, flood events are projected to happen more frequently as climate change causes more intense rainfall.
When
Flooding is more likely to occur in the winter months (December, January, February) when Lomita receives the most rain. Climate change is predicted to increase the number of extreme rain events, when large amounts of rain falls over a short period of time, does not have time to soak into the ground, and overwhelms stormwater infrastructure. The most recent localized flooding event took place in April 2016, which resulted from a storm event.12
Where
As shown in Figure S-3, Flood Risk, Lomita is not vulnerable to 100-year or 500-year flood events. However, localized flooding could still occur in isolated pockets of Lomita due to urban flooding from severe weather events.13 According to the LHMP, storm drain deficiencies are located at Eshelman Avenue/262nd Street/ Appian Way, Pennsylvania Avenue from approximately 251st to 254th Streets, the western terminus of 256th Street, and Lomita Boulevard at Pennsylvania Avenue, which could result in flooding and inundation of private properties. The Tom Rico Recreational Center and Stephenson Center, both located at Lomita Park, are vulnerable to localized flooding hazards resulting from a severe weather event.14 Additionally, portions of southern Lomita are subject to flooding due to dam inundation. There are two enclosed water reservoirs in Torrance referred to as the Walteria and Ben Haggot reservoirs. Because of their size, 18 million gallons and 10 million gallons, these reservoirs are considered dams and are therefore under the purview of the California Division of Dam Safety. Each are in satisfactory condition and have a high downstream hazard. These dams’ inundation areas primarily cover roadways and not structures in Lomita.15 12 City of Lomita 2018.
13 City of Lomita 2018.
14 City of Lomita 2018.
15 California Department of Water Resources. 2019, September. Dams Within Jurisdiction of the State of California.
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Figure S-3: Flood Risk
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EXISTING CONDITIONS
Who
People can be vulnerable to flooding due to social isolation and/or physical disabilities leading to difficulty evacuating during a flood event. Additionally, low-income renters can face increased challenges in recovering from flood events because they are less likely to have renter’s insurance and can face higher levels of displacement and homelessness if their residence is damaged during a flood event.
How
The City participates in the National Flood Insurance Program, which makes flood insurance available in communities that enact minimum floodplain management rules consistent with the Code of Federal Regulations Section 60.3. The LHMP includes multiple flooding-related policies and actions that call for improving water infrastructure and streets at various street segments, replacing water pipes to eliminate deadend pipes, improving water circulation, reducing risk of breaks and leaks, and replacing pipelines built in 1928 or earlier.16
GEOLOGIC HAZARDS
What
Geologic hazards are natural geologic processes with the ability to impact life, health, or property. Lomita is vulnerable to geologic and seismic hazards such as earthquakes, but is not likely to be susceptible to landslides or liquefaction, as shown in Figure S-4, Landslide and Liquefaction Zones.
Earthquakes are sudden ground-shaking events caused by the release of pressure in the earth. This quick release of pressure poses a safety risk to people and structures due to the unpredictability of magnitude and timing. A 100-year earthquake is a major earthquake event that is calculated to have a 1% chance to occur each year and theoretically occurs every 100 years. Likewise, a 500-year earthquake is one of such a magnitude that it has a 0.2% chance of occurring each year and theoretically occurs every 500 years.
When
In January 1994, the magnitude 6.7 Northridge Earthquake (thrust fault) produced severe ground motion, causing 57 deaths and 9,253 injuries, and left more than 20,000 people displaced. Scientists have stated that such devastating shaking should be considered the norm near any large thrust earthquake. Recent reports from scientists of the U.S. Geological Survey and the Southern California Earthquake Center say that the Los Angeles area could expect one earthquake every year of magnitude 5.0 or more for the foreseeable future.
The San Andreas Fault is approximately 55 miles northeast of Lomita and is considered the most seismically active fault in the Southern California region. Geologic evidence suggests that the San Andreas Fault has a 50% chance of producing a magnitude 7.5 to 8.5 quake (comparable to the great San Francisco earthquake of 1906) within the next 30 years. Other active faults within 20 miles of Lomita include the Newport–Inglewood Fault and the Palos Verdes Fault. A significant earthquake originating along any of these or other regional faults could cause damage to buildings and infrastructure, as well as injuries and fatalities, in Lomita.17 16 City of Lomita 2018.
17 City of Lomita 2018.
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EXISTING CONDITIONS
Figure S-4: Landslide and Liquefaction Zones
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EXISTING CONDITIONS
Where
Active faults are identified by the U.S. Department of Conservation, and a zone around them is prohibited from new developments to prevent repetitive loss of structures and threats to the safety of occupants.
The unsafe areas around active faults are regulatory zones referred to as Alquist-Priolo earthquake fault zones. There are no Alquist-Priolo earthquake fault zones within Lomita city limits.
According to the LHMP, Lomita has 12 critical facilities, each of which is at risk from an earthquake (see the Emergency Preparation and Response section below for a map and list of each facility). Due to their unpredictability, sensitivity to seismic hazards is different from many other hazards. Older buildings are more likely to sustain serious damage from earthquakes, because newer buildings were built to meet higher earthquake standards. Of the City owned buildings, two were built before 1970: The Railroad Museum and the gymnasium attached to the Tom Rico Center at Lomita Park. The Railroad Museum was built in 1966 and donated to the City by Mrs. Irene Lewis in 1967.
The museum was built at ground level and supported by concrete, making it more earthquake resistant than raised foundations and not in need of retrofits at this time. The gymnasium was built in the 1940s and is a single-story structure about 30 feet in height. This building is in good condition, but the age of the structure makes it more at risk, and future evaluations would be prudent. There are 15 unreinforced masonry buildings within Lomita that have been identified for upgrade in order to meet current requirements.
Who
No populations are specifically more at risk because of an earthquake, but low-income households may be more likely to live in older and retrofitted homes.
How
The LHMP includes earthquake action items to improve internal facility non-structural resistances to damage and injury due to earthquakes, and action items to work with property owners of unreinforced masonry structures to bring these buildings into compliance with existing building codes. This would require the property owner to hire a structural engineer to evaluate buildings and design retrofits to bring the structure up to code, then to hire a contractor to complete the work. The Community and Economic Development Department was identified in the LHMP to support the property owners. Measures for new development are addressed in the building code. Lomita has adopted the 2019 California Building Code, as amended by Los Angeles County.
Peakload Water Requirements
Water is a necessary utility which is important to discuss in the context of earthquakes due to the potential for the loss of connections across long-distance pipelines and infrastructure. The City of Lomita’s current water demand is 2,070 acre feet per year (which is equal to an average day demand of 1.85 million gallons per day). 18 City of Lomita. 2021, June. 2020 Urban Water Management Plan. https://2z9y8z223mzgrqwntrujrw16-wpengine.netdna-ssl.com/wp-content/ uploads/2021/06/Lomita-FINAL-2020-UWMP-June-2021.pdf
19 Hall, A., N. Berg, and K. Reich. 2018. Los Angeles Summary Report. California’s Fourth Climate Change Assessment. University of California, Los Angeles. Publication number: SUM-CCCA4-2018-007.
UNREINFORCED MASONRY BUILDING
An unreinforced masonry building is
a type of building where load-bearing
walls, non-load-bearing walls, or other
structures, such as chimneys, are made
of brick, cinderblock, tiles, adobe, or
other masonry material that is not
braced by reinforcing material, such as
rebar in concrete or cinderblock.
These buildings were banned in
California after the 1933 Long Beach
Earthquake. Unreinforced masonry
buildings are the most at-risk during an
earthquake hazard.
ALQUIST-PRIOLO EARTHQUAKE
FAULT ZONES
The Alquist-Priolo Special Studies
Zone Act (1994) defines an active fault
as one that has ruptured in the last
11,000 years. The act provides mapping
resources for the public to strengthen
awareness and prevent unsafe
construction in these areas.
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EXISTING CONDITIONS
Future water demands are expected to stay relatively steady due to Lomita’s built out nature, the water use efficiency measures being put in place, and the potential for recycled water.18 Lomita’s existing water supply comes from groundwater and imported water. As of 2019 the City has been using only imported water because the groundwater source has had benzene detected in it. The average amount of water imported annually in the last five years is 1,814 acre-feet. The City has two imported water connections which have capacities of 1,800 gallons per minute and 3,350 gallons per minute. The City also has the rights to extract 1,352 acre-feet of groundwater annually from the West Coast Groundwater Basin. With climate change projected to increase the frequency and severity of droughts, it is likely that water supplied by these sources will be reduced.19 That being said, the Water Replenishment District has injection wells which work to replenish groundwater supply for the area. Alternate water sources are discussed in the Urban Water Management Plan, including the potential use of greywater systems and desalinateed seawater.
In the event of a loss of water sources, Lomita has a storage capacity of 5.4 million gallons within two reservoirs, which would supply potable water for approximately 3 days of regular use. The Cypress Reservoir is located next to the City’s water well and has a capacity of 5.3 million gallons. The Harbor Hills Reservoir is an elevated steel tank and has a 100,000-gallon capacity. Lomita also has an emergency connection with the City of Los Angeles and two emergency connections with the City of Torrance.20 In regard to water quality, the City is moving forward with planned upgrades to the Cypress Water Production Facility. As of 2019, benzene was detected in the groundwater, and this upgrade will make the facility equipped with the industry standard for removing benzene. The City has prioritized and expedited these upgrades, which upon completion will allow the City to return to normal operations. The City and Lomita Water have worked to educate the public on benzene and how it is being addressed through a comprehensive webpage.21 The project will help to ensure that the City can provide safe, clean water to residents, even in times of severe drought.
HAZARDOUS MATERIALS
What
Hazardous materials are substances that can cause death, serious illness, or hazard to human health or the environment when not properly treated, stored, transported, or disposed of. Many household substances are considered hazardous, including gasoline, refrigerants, paint, and some gardening supplies. Nearly all households and businesses have some amount of hazardous waste. Hazardous waste is hazardous material that no longer has practical use but has not yet been properly disposed of. Certain businesses, such as gas stations, auto repair shops, and dry cleaners, generate larger amounts of hazardous waste than other types of businesses. Hospitals, clinics, and laboratories also generate medical waste, which can be hazardous. The pollution of water from various sources can also create water which is hazardous to consume.
The Resource Conservation and Recovery Act (RCRA) is a Federal law that was created to regulate hazardous waste to protect human health, conserve resources, and reduce or eliminate hazardous waste generation. RCRA regulates hazardous waste from cradle-to-grave.
Large Quantity Generators (LQGs) are regulated through RCRA because they generate more than 1,000 kilograms of hazardous waste per month or 1 kilogram of acutely hazardous waste per month.
CRADLE-TO-GRAVE
A management approach that regulates
generation, transportation, treatment,
storage, and disposal.
20 City of Lomita. 2021, June. 2020 Urban Water Management Plan. https://2z9y8z223mzgrqwntrujrw16-wpengine.netdna-ssl.com/wp-content/ uploads/2021/06/Lomita-FINAL-2020-UWMP-June-2021.pdf
21 Lomita Water. 2021. Benzene. https://www.lomitawater.com/education/benzene/ 22 California Department of Toxic Substances. n.d. “Generators.” Accessed March 17, 2021. https://dtsc.ca.gov/generators/. 23 EPA. 2020. “Resource Conservation and Recovery Act (RCRA) and Federal Facilities.” December 8, 2020. Accessed March 17, 2021. https://www.epa. gov/enforcement/resource-conservation-and-recovery-act-rcra-and-federal-facilities.
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EXISTING CONDITIONS
LQGs must comply with certain State-specified requirements regarding recordkeeping, reporting, labeling, exporting, and containers.22 Small Quantity Generators (SQGs) generate more than 100 kilograms but less than 1,000 kilograms of hazardous waste and are also regulated through RCRA. Transporters of RCRA-regulated waste are also regulated on their labeling, container standards, and recordkeeping. Lastly, treatment, storage, and disposal facilities (TSDs) must comply with recordkeeping, reporting, permitting, and other technical standards.23
Where
Hazardous materials can potentially be found anywhere as a result of improper disposal or storage; however, sites with large concentrations of hazardous materials are catalogued by EnviroStor. EnviroStor is a data management program operated by the Department of Toxic Substances Control that is used to monitor, investigate, permit, and clean up sites with known contaminants. Lomita does not have any sites listed by EnviroStor that contain hazardous materials requiring cleanup.
Although Lomita does not contain any cleanup sites, it does contain active SQGs, LQGs, TSDs, and a transporter. SQGs are most concentrated along major roadways including Lomita Boulevard, Pacific Coast Highway, Narbonne Avenue, and Palos Verdes Drive. The three LQGs are spread across Lomita. The transporter site is located on Walnut Street near Pacific Coast Highway. Northwestern Lomita contains the two TSD sites.
Lomita detected benzene in the groundwater at levels exceeding the State’s standards. In 2018 benzene was detected but at levels below State standards. Groundwater had been the main source of water for the City, and the City has been importing water since then. The planned upgrades to the Cypress Water Production Facility will allow a return to normal operations.
Who
There are a number of SQGs, three LQGs, two TSDs, and one transporter of hazardous waste in Lomita. There are no hazardous waste cleanup sites in Lomita. Figure S-5, Hazardous Waste Sites, shows Lomita’s SQGs, LQGs, TSDs, and transporter, as well as active hazardous waste cleanup sites within approximately 1 mile of Lomita city limits.
How
The LHMP24 includes an earthquake action item that would improve internal facility non-structural resistances to damage and injury due to earthquakes, part of which includes a note that hazardous material storage should be secured. The State and Federal governments provide additional regulation of hazardous waste storage and transportation.
The City also addresses household hazardous waste through a collaboration with Los Angeles County. Annual or bi-annual household hazardous waste drop offs are allowed at City Hall. This is promoted through the Lomita e-newsletter and bulletin. The nearest permanent hazardous waste disposal is operated by LA County and is found approximately 3 miles south of the City at the Gaffey Street SAFE Collection Center. 24 City of Lomita 2018.
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Figure S-5: Hazardous Waste Cleanup Sites
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WILDFIRES
What
Wildfires are most commonly caused by lightning or humans via electrical equipment and vehicles, and often start unnoticed. They are known to spread more quickly on dry, windy days and move more easily in an uphill direction and in areas with higher-density vegetation. Wildfires are a natural and important part of the ecosystem, but can become more intense and dangerous as a result of climate change and poor land management.
When
Lomita is an almost completely developed community, and the remaining vacant land is limited to scattered parcels. Fires are not likely to occur in Lomita due to its largely urban and developed landscape. However, there is potential for wildfires to occur in nearby fire hazard severity zones, such as in the City of Rancho Palos Verdes, and spill into city limits25 (see Figure S-6, Fire Hazard Severity Zones). Climate change projections indicate that wildfire may increase in Southern California. Approximately 80% of wildfires occur in the summer and fall, with one-quarter of annual wildfires occurring during Santa Ana wind events. Climate change is likely to intensify the fall fire season by extending the dry season further into Santa Ana wind season.26 Where
There are no fire hazard areas located within city limits. Regardless, wildfires can start outside and spread into Lomita, or can create dangerous air pollution by blowing ash into Lomita. The southeast portion of Lomita is located adjacent to a moderate fire hazard severity zone, and the southwest portion of Lomita is located approximately 1 mile from moderate, high, and very high fire hazard severity zones (see Figure S-6). There are no State Responsibility Areas within or near Lomita. Historically, only two wildfires have gotten within a half-mile of the southern edge of Lomita, and none have crossed city limits.
Who
Similar to flooding, people can be vulnerable to wildfire due to social isolation and/or physical disabilities that lead to difficulty evacuating. People with pre-existing health conditions, such as asthma, are more sensitive to hazardous air. Additionally, households without access to a car can face difficulty getting groceries or meeting daily needs during hazardous air events.
STATE RESPONSIBILITY AREAS
The State Responsibility Area is where
CAL FIRE has a legal responsibility to
provide fire protection.
25 City of Lomita 2018.
26 OPR (Governor’s Office of Planning and Research). 2019. California’s Fourth Climate Change Assessment. Los Angeles Region Report. Accessed December 30, 2020. https://www.energy.ca.gov/sites/default/files/2019-11/Reg%20Report-%20SUM-CCCA4-2018-007%20LosAngeles_ADA.pdf.
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Figure S-6: Fire Hazard Severity Zones
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EXISTING CONDITIONS
How
Planning for evacuation and creating defensible spaces in new and existing developments are key to mitigating the risk of wildfire. The City takes part in the HMGP, which helps states and local governments implement long-term hazard mitigation measures for natural hazards by providing federal funding following a federal disaster declaration. The HMGP applies to projects that would retrofit structures to minimize damage from wildfires, among other natural hazards, and that would plant fire-resistant vegetation in potential wildland fire areas. The LHMP does not have mitigation measures directly for wildfire mitigation because Lomita is not located in a fire hazard severity zone; however, mitigation measures such as protecting power lines and infrastructure from potential windstorm damages indirectly prevent potential urban fires from occurring. The City has adopted the California Fire Code as amended by Los Angeles County, which regulates fuel modification and defensible space regulations. Lomita also regulates address signage on homes, which is an aspect of fire and emergency response. The City currently allows address nameplates to a certain size, although the municipal code does not specify the location of these or require them. Vegetation clearance maintenance along roadways is another aspect that impacts fire mitigation, evacuation, and emergency response. The roadway clearance is under the jurisdiction of the road owner, which in most cases is the City of Lomita, but also includes Caltrans for Pacific Coast Highway and Western Avenue, which are designated state highways. Lomita does not maintain any fuel breaks within city limits.
The City’s actions are important, but many wildfire risks come from outside city limits, making other municipal efforts noteworthy for the safety of Lomita’s residents. Under extreme wind and drought conditions, fire can quickly travel through jurisdictions, across open spaces, riparian corridors, structures, and large lot residential tracts of land. One way that communities address wildfire is through the formation of fire safe councils; however, there are no fire safe councils within 30 miles of Lomita. Communities also develop Community Wildfire Protection Plans to mitigate fire risk and become competitive for grant funding. Fires originating from the City of Rolling Hills Estates are the most direct fire risk to Lomita, but no Community Wildfire Protection Plan has been developed for Rolling Hills Estates. The closest city to complete a Community Wildfire Protection Plan was the City of Rolling Hills in 2020. This plan prioritizes fire mitigation, community preparedness, and evacuation strategies for Rolling Hills, and these efforts can benefit Lomita by reducing nearby fire risk which could, if not contained, spread fire into the adjacent Rolling Hills Estates and then into Lomita’s city limits.27
EMERGENCY PREPARATION AND RESPONSE
Emergency preparation and response are important components in ensuring residents are ready for hazards and first responders can adequately serve residents in the event of a hazard. The City has an Emergency Operations Plan which informed this element and acts as an extension to the State of California Emergency Plan and the Los Angeles County Operation Area Emergency Operations Plan.28 Preparedness
The Los Angeles County Fire Department provides fire response services in Lomita. The Los Angeles County Fire Department regularly visits schools and provides community-level response education through its Community Emergency Response Team (CERT) training program. CERT programs educate volunteers about disaster preparedness and basic response skills, such as fire safety and medical response. 27 City of Rolling Hills. (2020, July). Community Wildfire Protection Plan. https://www.rolling-hills.org/CWPP_final_2020-09-10_v2020.1.pdf 28 City of Lomita. (2017, August 23rd). Emergency Operations Plan. https://lomitacity.com/wp-content/uploads/2021/12/EOP-Basic-Plan-11-27-17. pdf.
29 Lomita, California, Municipal Code Title 8, Chapter 20 § 170 (2016).
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EXISTING CONDITIONS
Response
The Los Angeles County Fire Department and Los Angeles County Sherriff Department respond to small- and large-scale hazard events in Lomita. Currently, the City’s response capacity meets the needs of the community; however, hard-to-reach populations with functional and medical needs still face challenges evacuating.
Regarding mutual aid and coordination, the City of Lomita is located within OES Mutual Aid Region I, and the OES Southern Administrative Region. During local emergencies, mutual aid is requested by the Incident Commander. The City of Lomita’s Emergency Operation Plan includes recommended National Incident Management System and Standardized Emergency Management System trainings, which the City of Lomita bases its training decisions on for designated emergency personnel. Another important aspect of emergency response includes having visible and legible addresses present on residences, which allows emergency personnel to respond quickly to calls. The City has amended the California Fire Code to create legible and visible address requirements, which vary in required height dependent upon the distance of the address signage from the street or road fronting the property.29
EMERGENCY RESPONSE FACILITIES
Emergency response facilities are those activated during an emergency and used to respond to the hazard.
The City contracts with the Los Angeles County Fire Department for fire protection and other fire-related services. There is one fire station, Fire Station No. 6, located at 25517 Narbonne Avenue, in Lomita. This fire station is located on the southwestern side of Lomita, which is near the fire hazard severity zones located to the southwest, outside of city limits.
CRITICAL FACILITIES
Critical facilities are places essential to the function of the City or public buildings that can be used to gather people and equipment during hazard response and recovery. According to the LHMP, there are 12 critical and essential facilities that are vulnerable to hazards, as shown in Figure S-7, Critical Facilities. 30 NON-CRITICAL PUBLIC FACILITIES
Non-critical public facilities are those that can be used for hazard recovery to gather resources, distribute information, or serve as shelters. These are generally flexible facilities that can be activated and would likely not all be used at once during a hazard event. Non-critical facilities can also serve as cooling facilities that provide air condition during extreme heat events. Some non-critical public facilities include Lomita’s three schools and its public library.
EVACUATION ROUTES
In the event of an extreme fire, flood, or other circumstances, evacuation may be necessary. To preserve the lives of Lomita residents, it is important to ensure that the routes used for evacuation are unobstructed and in good condition. Evacuation routes in Lomita include Pacific Coast Highway, Western Avenue, Narbonne Avenue, Lomita Boulevard, and Crenshaw Boulevard, as shown in Figure S-8, Evacuation Routes. These evacuation routes are outside of flood, fire, landslide and liquefaction hazard areas in the City, and different routes can be activated as necessary to avoid hazards outside the City. 30 City of Lomita 2018
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EXISTING CONDITIONS
Figure S-7: Critical Facilities
1. City Hall
2. Lomita Park’s Tom Rico Recreation Center
3. Lomita Park’s Stephenson Center
4. Lomita Water Maintenance
5. Public Works Building
6. Los Angeles County Public Works Yard
7. Cypress Water Production Facility
8. Well Number 5
9. Harbor Hills Elevated Reservoir
10. Los Angeles County Fire Department – Fire Station Number 6
11. Los Angeles County Sheriff Department (Lomita Station)
12. Water Pump Station
13. Water Pump Station
14. Torrance Memorial Medical Center
15. Kaiser Permanente Hospital and Medical Center
These facilities consist ofthe following, with a corresponding number on Figure S-7:
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Figure S-8: Evacuation Routes
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Figure S-9: Hazard Risk
FINDINGS
Based on the above analysis of each hazard, Lomita is most at risk from air pollution, extreme heat, and seismic hazards (see Figure S-9). The risk level for each hazard was determined by looking at the potential impact for each hazard in the next 20 years (high, medium, low) and the City’s current adaptive capacity (high, medium, low). The potential impact is determined by how likely a hazard is to occur and how deadly and/or damaging it could be. This is generally assessed by whether there are hazard zones in or near a community (such as a fire hazard or flood zone), if there are large populations or important facilities in those zones, the historic impact of that hazard, and/or the potential role of climate change. The adaptative capacity is assessed by how well the public is educated and prepared for a hazard, if there are a high number of vulnerable people, the emergency alert and evacuation capacity, and if important facilities (including homes) meet hazard reduction standards through building materials and structural requirements.
ADAPTIVE CAPACITY
Adaptive capacity is the City’s current
capacity to respond to a hazard. This is
determined by how well the City’s plans
and programs mitigate or prepare for a
hazard.
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EXISTING CONDITIONS
Air Pollution
Residents of Lomita are exposed to chronic air pollution on a daily basis from adjacent freeways, and could be exposed to hazardous smoke events from wildfire in nearby wildfire risk areas. Additionally, the high proportion of people who walk, bike, or take the bus to work are more exposed to air pollution than the average resident. The City does not currently have a comprehensive urban forestry plan or air pollution reduction plan to adequately mitigate air pollution in Lomita.
Extreme Heat
Extreme heat is potentially the deadliest hazard for Lomita, and heat waves are projected to happen more often and last longer as a result of climate change. Due to its proximity to the ocean, Lomita does not experience extreme heat to the same extent as inland communities, but in areas of Lomita with more paved surfaces and fewer trees, the effects of extreme heat can be worse because the urban environment cannot cool off at night. Lomita does not currently have designated cooling centers or an urban forestry plan to help reduce the risk of heat-related illness.
Seismic Hazards
Similar to many Southern California communities, an earthquake could occur in Lomita at any time. The city-owned Tom Rico Center Gymnasium could pose risk in the event of a seismic hazard due to its age.
Additionally, 215 buildings in Lomita were
built before 1930.
Wildfire
Although there are no wildfire hazard zones
in Lomita, Lomita is adjacent to significant
wildfire risk areas in Ranchos Palos Verdes.
Historic wildfires have encroached on Lomita’s
western and southern boundaries, and embers
could potentially set fire to buildings in
Lomita. Lomita does not have defensible space
or other fire safe building standards above
what is required by the State, and a significant
number of older buildings do not meet the
current California Building Code.
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City of Lomita Safety Element
3 GOALS, POLICIES,
AND ACTIONS
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GOALS, POLICIES, AND ACTIONS
Goals, Policies, and Actions
Goal 1: A built environment that protects against extreme heat and air pollution.
Policy 1.1: Improve indoor air quality and urban cooling in homes near major roads.
Action 1.1a: Create a clean air checklist for new development of sensitive land uses. This checklist should include landscaping, ventilation systems, double-paned windows, setbacks, and barriers.
Action 1.1b: Consider applying for grant funding to install air conditioning with HEPA filters in homes within 1000 feet of a major road for low-income households.
Action 1.1c: Continue current city efforts to repair and rehabilitate substandard housing for lowerincome households, including programs and grants to weatherize houses for extreme heat and air pollution.
Policy 1.2: Reduce air pollution from mobile sources.
Action 1.2a: Amend the zoning code to provide incentives to increase the number of required electric vehicle charging stations associated with a development. Identify potential locations for public EV charging in larger parking lots.
Action 1.2b: Work with local non-profits and public agencies to advertise programs that provide sustainable cars and slow-speed vehicles (e-bikes, e-scooter and neighborhood electric vehicles) with an emphasis for low-income households.
Action 1.2c: Promote and enforce the use of City-designated truck routes to limit the impact of truck ingress and egress in Lomita through the use of signage and additional monitoring in targeted issue areas.Ensure that pedestrian walkways are unobscured and well maintained through planning and code enforcement efforts.
Policy 1.3: Promote a healthy urban forest to mitigate air pollution and extreme heat.
Action 1.3a: Adopt a tree species guide that prioritizes trees based on having low water needs, high canopy coverage, and adaptability to climate change and future environmental conditions.
Action 1.3b: Maintain no more than 5% of one species, 10% of one genus, and 20% of one family in the City tree inventory.
Action 1.3c: Develop tree-protection and heritage tree guidelines to encourage developers, residents, and businesses to preserve and maintain healthy trees on private property.
Action 1.3d: Encourage a public/private partnership with local businesses, religious organizations, community groups, and neighborhood associations to establish a free private property tree program that annually distributes trees to City residents and small businesses and prioritizes the distribution of trees to low-income households.
Action 1.3e: Update the landscape ordinance to increase the number of shade trees in surface parking lots for all new developments.
Action 1.3f: Plant and maintain shade trees along all City streets. Prioritize tree planting based on the existing tree canopy and the population’s vulnerability to extreme heat. Where possible, integrate shade trees with bike and pedestrian infrastructure.
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Policy 1.4: Adopt policies and standards for the built environment that reduce the urban heat island effect.
Action 1.4a: Adopt cool pavement standards that incentivize the use of materials with increased solar reflectance in streets and parking lots.
Action 1.4b: Encourage compliance with the Green Building Standards Code for use of cool roof materials and green roofs.
Goal 2: A city designed to minimize risks from hazards.
Policy 2.1: Seismic retrofit essential facilities to minimize damage in the event of seismic or geologic hazards.
Action 2.1a: Prioritize the seismic retrofits of critical facilities that are utilized in hazard response and recovery.
Action 2.1b: Coordinate with relevant utility service providers to develop a plan for temporary bypasses for all major utility systems (water, sewer, gas) in accordance with anticipated seismic event damage, as identified in the Lomita Hazard Mitigation Plan.
Policy 2.2: Encourage voluntary and mandatory participation in seismic retrofits to improve the seismic safety of all housing, while ensuring that structural improvements do not lead to displacement.
Action 2.2a: Require seismic retrofits for major renovations in accordance with Historic and Building Code provisions.
Action 2.2b: Require the retrofitting of unreinforced masonry structures to minimize damage in the event of seismic or geologic hazards.
Policy 2.3: Continue to require appropriate seismic and soil studies to reduce risk for new buildings and infrastructure.
Action 2.3a: Continue to require a preliminary soil report and a report of satisfactory placement of fill prepared by a licensed civil engineer for all buildings and structures supported on fill.
Action 2.3b: Continue to require a preliminary report for all buildings and structures supported on natural ground unless the foundations have been designed in accordance with the Building Code.
Action 2.3c: Continue to require soil reports and implement recommendations for projects in identified areas where liquefaction or other soil issues exist.
Policy 2.4: Maximize fire resistance of existing and planned development and infrastructure.
Action 2.4a: Identify areas vulnerable to fire due to inadequate water supply for firefighting and implement improvements (e.g., expansion of water supply, storage hydrants).
Action 2.4b: Monitor changes in State and county fire, building, and residential codes and adopt changes and modifications as needed.
Action 2.4c: Expand code enforcement activities to reduce risk of fire related to unsafe structures or hazardous conditions related to vegetation or outdoor storage.
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Policy 2.5: Minimize the risk of safety hazards related to the operation of the Torrance Municipal Airport.
Action 2.5a: Ensure that land use decisions for development within the airport influence area and runway protection zone are consistent with the FAA standards contained within the Los Angeles County Airport Land Use Plan.
Goal 3: A city prepared for disasters.
Policy 3.1: Conduct inclusive hazard preparation and education.
Action 3.1a: Work with local schools to create age-appropriate preparedness classes.
Action 3.1b: Work with local places of worship and local non-profits to create disaster kits for lowerincome households and vulnerable populations. This should include both disaster supplies and guidance on how to collect and store important documents.
Action 3.1c: Regularly meet with community leaders that represent vulnerable populations, including seniors, to maintain continuous two-way communication. This should include surveys and other needs assessments to refine notification and response policies.
Action 3.1d: Use the emergency alert systems and other standard City communication to alert the public when local air quality reaches “Very Unhealthy” levels or when local air temperature exceeds 100°F.
Action 3.1e: Review and update the City’s Hazard Mitigation Plan every five years.
Policy 3.2: Engage the broader community to identify and train emergency response volunteers.
Action 3.2a: Coordinate with the fire department to assist in the recruitment and training of neighborhood-based emergency response team volunteers such as Community Emergency Response Teams (CERTs).
Action 3.2b: Partner with local organizations to recruit a culturally and linguistically diverse range of CERT volunteers. Ensure CERT recruiting includes a broad range of community members and leaders.
Action 3.2c: Convene and regularly train neighborhood‐based emergency response teams (e.g., CERTs), incorporating climate change response and recovery.
Policy 3.3: Evaluate and improve capacity of stormwater infrastructure for high-intensity rainfall events.
Action 3.3a: Identify streets and intersections that flood regularly and are ideal candidates for bioswales.
Action 3.3b: Develop a green streets program to support a sustainable approach to stormwater, drainage, groundwater recharge, and landscaping and incorporate green streets standards and guidelines in all streetscape improvements.
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Policy 3.4: Regulate the use, transport, and disposal of hazardous materials.
Action 3.4a: Restrict transport of hazardous materials within Lomita to routes designated for such transport.
Action 3.4b: When appropriate, require new development to prepare a hazardous materials inventory and/or prepare Phase I or Phase II hazardous materials studies, including any required cleanup measures.
Action 3.4c: Require new development that handles toxic, flammable, or explosive materials in such quantities that would, if released or ignited, constitute a significant risk to adjacent human populations or development to conform to the applicable State or Federal materials handling and emergency response plans.
Action 3.4d: Educate the public on household hazardous wastes and the proper methods and locations of disposal.
Policy 3.5: Site and design public facilities to increase resilience.
Action 3.5a: Continue to design new critical facilities to minimize potential flood and fire damage.
Such facilities include those that provide emergency response like hospitals, fire stations, police stations, civil defense headquarters, utility lifelines, and ambulance services. Such facilities also include those that do not provide emergency response but attract large numbers of people, such as schools, theaters, and other public assembly facilities with capacities greater than 100 people.
Action 3.5b: Install generators on selected facilities to ensure continuous power for use at shelters, Lomita Park, and/or alternate seats of government.
Action 3.5c: Install refrigerators at resilience centers, such as existing cooling centers and emergency shelter locations, to provide storage for medication in black out or other hazard events.
Action 3.5d: Perform an audit on community resilience centers to identify deficiencies in Americans with Disabilities Act compliance, availability of contactless water fountains, and appropriate earthquake retrofits.
Action 3.5e: Work with local organizations to distribute food and pop-up food pantries at resilience centers during hazard events.
Action 3.5f: Include information on regional assistance programs at resilience hubs in all appropriate languages prior to a hazard event.
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Goal 4: Emergency response designed to serve a range of community needs.
Policy 4.1: Maintain participation in local, regional, State, and national mutual aid systems and regional trainings to ensure that appropriate resources are available for response and recovery during and following a disaster.
Action 4.1a: Conduct annual training sessions using adopted emergency management systems.
Coordinate with other jurisdictions to execute a variety of exercises to test operational and emergency plans.
Action 4.1b: Train and conduct mock exercises with first responders in hazardous materials response field operations and decontamination.
Action 4.1c: Work with CAL FIRE and other regional agencies to regularly update the existing wildfire hazard zones and evacuation routes mapping using geographic information system.
Action 4.1d: Work with CAL FIRE and other regional agencies to develop appropriate improvements needed for fire suppression operations.
Policy 4.2: Include in emergency response procedures provisions for vulnerable populations and neighborhoods with low rates of car ownership.
Action 4.2a: Develop a voluntary vulnerable population registry and subsequent priority list to help responders better provide services and meet the needs of those most in need.
Action 4.2b: Coordinate a Know Your Neighbor Program where community leaders and neighbors provide resources and check in on vulnerable populations during hazard events where people shelter at home.
Policy 4.3: Prioritize roadway Capital Improvement Projects that function as evacuation routes.
Action 4.3a: Maintain emergency evacuation routes. Ensure that street widths, paving, and grades meet the requirements of the State Fire Code and the Los Angeles County Consolidated Fire Codes.
Work with the City’s geographic information system (GIS) mapping services to identify any residential areas that do not have at least two emergency evacuation routes.
Action 4.3b: In coordination with Southern California Edison, create and implement a plan that identifies important traffic signals along evacuation routes to connect to backup power sources in the event of power failure.
Policy 4.4: Ensure the Emergency Operations Center (EOC) has adequate capacity to respond to hazard events.
Action 4.4a: Periodically review technology used to support the EOC to ensure systems are updated and effective, including City geographic information system.
Action 4.4b: Update EOC equipment and supplies as necessary to ensure effectiveness.
Action 4.4c: Continue EOC training and exercise plan for City staff with EOC responsibilities, and cross train City staff at various EOC positions.
Action 4.4d: Expand staff training by conducting regularly scheduled online EOC training for EOC staff. Include extended training formats as applicable.
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Goal 5: A city that builds back stronger.
Policy 5.1: Develop post-disaster recovery plan for critical assets and roads.
Action 5.1a: Develop measurable targets for post-disaster restoration of critical infrastructure including water,
sewer, electricity, gas, communications, and transportation systems.
Action 5.1b: Identify resilience hubs throughout Lomita to serve as aid and food distribution centers after a disaster.
Policy 5.2: Support the efficient and flexible rebuilding of private property after a hazard event.
Action 5.2a: Adopt emergency land use procedures that address displacement and redevelopment of properties that are severely damaged as a result of a major earthquake or catastrophic event.
Action 5.2b: Create streamlined post-disaster recovery standards to facilitate efficient permit processing for homeowners and businesses that need to rebuild after a disaster.
Policy 5.3: Support post-disaster strategies that prioritize the needs of vulnerable populations.
Action 5.3a: Adopt redevelopment incentives for lower-income housing development to prevent the displacement of vulnerable households.
Action 5.3b: Create processes for the provision of temporary, safe housing while communities plan for permanent, sustainable housing.
Action 5.3c: Provide regulatory relief for the post-disaster redevelopment of local businesses and housing for lower-income households.
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