Los Alamitos City Council
January 23, 2023

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3 State law already provides that transitional housing, supportive housing, and residential care facilities for 6 or fewer persons are allowed in all residential zones of a city with the same development standards as other residential uses in those zones. Table 3-2 has been revised to clarify this.

The City has not received any applications for a residential care facility in the recent past. However, a Conditional Use Permit application for a residential care facility for seven or more persons would be evaluated based on compliance with the development standards and requirements stated in the Zoning Code, which may constrain development of residential care facilities. Policy Action 3.5 requires the City to address this constraint within one year of adoption of the Housing Element and designate zones where residential care facilities facility for seven or more persons are allowed by right.

7. Building Codes and Enforcement
Building and safety codes are adopted to preserve public health and safety, and ensure the construction of safe and adequate housing. These standards also have the potential to increase the cost of housing construction and maintenance. a. Building Codes
The City of Los Alamitos has adopted the 2019 California Building Code, which is based on the most recent International Building Code, which establishes construction standards for all residential buildings. The City amends the code as needed to further define requirements based on local conditions.

The following construction codes, subject to the modifications set forth in Section

15.04.010 of the Municipal Code, have been adopted by the City:

1. The 2019 California Administrative Code (Title 24, Part 1);

2. The California Building Code (Part 2, which is based on the 2018 International Building Code);

3. 2019 California Residential Code (Part 2.5, based on the 2018 International Residential Code);

4. 2019 California Electrical Code (Part 3, based on the 2017 National Electrical Code);

5. 2019 California Mechanical Code (Part 4, based on the 2018 Uniform Mechanical Code);

6. 2019 California Plumbing Code, (Part 5, based upon the 2018 Uniform Plumbing Code);

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3 7. 2019 California Energy Code, (Part 6);

8. 2019 California Historical Building Code (Part 8);

9. 2019 California Existing Building Code (Part 10, based on the 2018 International Existing Building Code);

10. 2019 California Green Building Standards Code (Part 11, known as the “CALGreen” Code);

11. 2019 California Referenced Standards Code (Part 12).

The majority of amendments to the code do not apply to or affect residential construction. Prior to adoption of these amendments, the City analyzed their potential impacts and found that these amendments are required to ensure the public safety, health and welfare.
b. American with Disabilities Act
The federal Fair Housing Act of 1998 (FHA) and the Americans with Disabilities Act (ADA) are intended to assist in providing safe and accessible housing. ADA provisions include requirements for a minimum percentage of units in new developments to be fully accessible for persons with physical disabilities. Compliance with these regulations may increase the cost of housing construction as well as the cost of rehabilitating older units, which may be required to comply with current codes. However, the enforcement of ADA requirements is not at the discretion of the City, but is mandated under federal law.

8. Development Fees
The City charges various development and permit fees to cover administrative costs associated with the development of residential projects. These fees ensure quality development and the provision of adequate services. Often times, development fees are passed through to renters and homeowners in the price/rent of housing, thus affecting the affordability of housing.

The Building Industry Association of Orange County conducts periodically a land development fee survey and provides a comparative summary for Los Alamitos and surrounding jurisdictions. The most recent fee survey (2013-2014) utilizes a hypothetical subdivision and house size to standardize the reporting of fees. The prototype subdivision used in 2013-2014 was 50 detached units on 10 acres at a density of 5 dwelling units per acre. The building fees are based on a 2,500 square foot, single-family

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3 detached unit valued at $166,850, with 4 bedrooms and 2.5 bathrooms and a 400 square foot garage. The results showed the development fees in Los Alamitos were comparative to neighboring jurisdictions including Cypress, Westminster and Garden Grove. While fees for individual items vary among cities, the overall fee level in Los Alamitos are similar to the neighboring cities.

Table 3-6 shows the most recent development fee schedule implemented in Los Alamitos from July 1, 2021. The City complies with new transparency requirements by posting the most recent Master Fee Schedule on its website. The total development and permit (including planning and impact) fees for a recently built single-family home (4,260 square feet, including demolition of existing unit) were $8,435.53. The total development and permit fees for a recent condominium project were $56,161.70 or $11,232.34 per unit. The total development and permit fees for a recent apartment project (four 2,229-square-foot units) were approximately $13,090.64 or $3,272.66 per unit. In addition, the park in-lieu fees also apply to condominium projects because they involve subdivisions. Traffic mitigation fees only apply to subdivisions, so would not apply to multiple family housing projects. Therefore, total development and permit fees including park and traffic fees for a typical condominium project would amount to $29,626.34 per unit. Compared to condos, multi-family apartment projects would have a much lower total fee amount especially when no subdivision is required. Based on the residential projects constructed in Los Alamitos, the City has not found the development and permit fees to hinder the supply of housing or negatively impact the affordability of housing. Policy Action 4.1 requires the City to use incentives including fee waivers/deferrals to encourage affordable housing development. Policy Action 4.2 also provides a similar incentive program for lot consolidation, which will be crucial for future housing development in the Town Center where small lot sizes may constitute a constraint to affordable housing. The City will continue to monitor the multifamily development fees annually and establish strategies such as fee deferral or waivers at City Council’s direction (Policy Action 4.3).

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3 Table 3-6
Development Fee Summary (2021-2022)
Description Los Alamitos
Planning
Preliminary Review $234
Negative Declaration1 Actual Cost
Initial Environmental Assessment1 $234
Planning Plan Check- Major (> 250
Sq. Ft)
$468
Planning Plan Check- Minor
(Additional Sq. Ft of ≤ 250 Sq. Ft)
$117
Zoning Ordinance Amendment (map
or text)
1 Deposit $2,500 /actual cost
Tentative Tract Map $1,682 ($1,472 for a Tentative Parcel Map) Site Plan Review $3,507 Major;
$2,572 Minor
Extension of Time RequestsDiscretionaryDeposit $443
Conditional Use Permits and
Variances
$2,572 Major;
$1,286 Minor;
Variances $935

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3 Building
Building Inspection Fees $2,258 for $100,001 valuation.* Building Plan Review Fees $1,883 per $100,001 valuation.* Surcharge- Technology Fee 20% of Building Permit Fee
Surcharge- General Plan
Maintenance Fee

9.3% of Building Permit Fee
Engineering and Subdivision
Final Tract Map $1,306
Parcel Map $725 per parcel
Lot Line Adjustment $725 per parcel
Access- Personal/Homeowner $373
Driveway- Residential $186
Grading $725 plan check, $373 inspection
Improvement $933 plan check, $560 inspection
Capital Facilities and Connections2
Park In-Lieu Fees $18,076 single-family
$15,161 duplex
$13,412 multi-family
$9,913 mobile home
Traffic Impact Mitigation Fees $318 per residential unit Notes:
1 Actual Cost using FBHR 2 Only applies to subdivisions (e.g. lot split or condominium map). * Provided as example of Fee Schedule
Indicates typical fees, extra fees may apply for additional reviews Source: 2021-22 Recommended Fee Level, City of Los Alamitos Master Fee Schedule Implementation: July 1, 2021

9. Local Processing and Permit Procedures
Processing time for residential projects varies according to the complexity of the proposed development. Projects not requiring a Conditional Use Permit, tentative tract or parcel map or other additional entitlement are subject to ministerial (administrative) review by the Planning staff when the project is submitted for building permits.

A tentative parcel map, residential development plan, Conditional Use Permit, or the addition of square footage to an existing multiple-family residential structure shall be subject to the Site Development Permit process. Any proposed addition to an existing multi-family residential, mixed-use or group of related structures whereby the addition is 2,500 square feet or less of gross floor area is subject to a Minor Site Development Permit, which consists of a staff-level review with public notice but no public hearing.

Other types of development are likely subject to a Major Site Development Permit,

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3 which requires a discretionary Planning Commission review process that includes public notice with a public hearing as required for all Planning Commission actions. The staff and/or Planning Commission shall consider the following criteria:
§ Compliance with the Zoning Code and all other applicable City regulations and policies and
§ Compatibility with neighboring properties and developments with regard to setbacks, building heights, massing, location of parking facilities, and similar site design and building design features that shape how a property appears within a broader, definable neighborhood or zone context.

Typically, the site plan review and Conditional Use Permit processes take eight to twelve weeks from the date of application submittal. If the project also includes Planning Commission action on a Tentative Parcel or Tract Map then staff will process it concurrently with the site plan review, Conditional Use Permit and any required environmental documentation. If the project requires City Council approval, it may take up to six months.

Recent housing projects in the City have taken two to twelve months to submit building permit applications after receiving project approval. The City has seen longer time periods since the COVID-19 pandemic. Since this time period varies from project to project and is based on the developer’s timeline, not the City’s, it is not considered a constraint to housing development in general.

Engineering plan check for a typical project in Los Alamitos normally takes two to four weeks. Building department plan check for the same type of project may also take from two to four weeks. Overall, the typical processing time for a 5-unit multiple-family project, from project submittal to building permit issuance, is typically 10 to 16 weeks.

This does not account for the time between project approval and submittal of building permit applications. Table 3-7 outlines the typical processing timeframes for all residential development.

Table 3-7
Typical Processing Times
Approval Type Timeframe
Conditional Use Permit 60-90 days
Site Plan Review 60-90 days
Tentative Parcel/ Tract Map 60-90 days
Ministerial 5-10 days for first review
Source: City of Los Alamitos, 2021.

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3 10. Environmental and Infrastructure Constraints
a. Environmental Constraints
Environmental hazards affecting housing units include geologic and seismic conditions, which pose the greatest threat to the built environment. The following hazards may impact future development of residential units in the city. There are no other environmental or other constraints that would preclude development on identified sites.
i. Seismic Hazards
Los Alamitos is in a region of high seismic activity and is subject to potentially destructive earthquakes. While there are no known active or potentially active faults located in the City of Los Alamitos, the entire Southern California region is considered to be seismically active. Five faults, the Newport-Inglewood, Norwalk, El Modena, WhittierElsinore, and Elysian Park Faults are situated within close proximity to Los Alamitos.

Surface rupture resulting from earthquakes is unlikely to occur in the City because no faults have been identified within its boundaries. Also, due to its flat topography, Los Alamitos residents are not exposed to geologic hazards such as landslides. The 2019 California Building Code (CBC; California Code of Regulations, Title 24, Part 2), adopted by reference in the Los Alamitos Municipal Code (Chapter 15.04 Building Codes), contains provisions to safeguard against major structural failures or loss of life caused by earthquakes or other geologic hazards. The City’s Development Services Department enforces CBC provisions, requires preparation of geotechnical reports for construction projects prior to issuing development permits, and imposes the recommended design parameters of the report as conditions of approval.
ii. Flooding
The Orange County Flood Control District (OCFCD) maintains storm drainage and flood control in Los Alamitos. Three natural surface water bodies located in and adjacent to Los Alamitos are the Coyote Creek, Carbon Creek and San Gabriel River. The two concrete-lined creeks are intermittent and can be dry for some part of the year. The concrete-lined San Gabriel River flows year-round in the lower end. Most flood control facilities within the City currently provide protection for a 25-year storm.

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3 The City of Los Alamitos participates in and promotes the National Flood Insurance Program administered by the Federal Emergency Management Agency (FEMA). The program provides communities and individuals with flood hazard information and provides flood insurance for property owners within participating jurisdictions.

According to current FEMA Flood Insurance Rate Maps, the Sites Inventory (Table B-2) does not include any sites in the 100-year special flood hazard areas. Most inventory sites are located in Zone X (area with reduced flood risk due to levee or 0.2% annual chance flood hazard), and the Lampson site is located in Zone D (area of undetermined flood hazard). Areas of potential flooding in and near the City are generally associated with the Coyote Creek and Carbon Creek, which are not near any future housing sites. iii. Toxic and Hazardous Wastes
The local regulatory authority for the on-site storage of hazardous materials in Los Alamitos is the Orange County Fire Authority. Within the Orange County Fire Authority, the Safety and Environmental Services section enforces codes and ordinances relative to fire and life safety issues associated with commercial, industrial, and residential development, as well as hazardous materials. Under Assembly Bill 2286, businesses that handle hazardous materials (including hazardous wastes) or extremely hazardous substances at reportable quantities are required to submit a Hazardous Materials Business Emergency Plan (HMBEP) in CERS. The Orange County Certified Unified Program Agency (CUPA) verifies information disclosed by businesses and provides it to agencies that are responsible for the protection of public health and safety and the environment, such as fire departments, hazardous materials response teams and other local environmental regulatory groups.

According to the California Department of Toxic Substances Control (DTSC) “EnviroStor” database, Site 5 in the inventory has a tiered permit and is identified to have potential soil contamination from aerospace manufacturing/ maintenance uses. The site’s cleanup oversight agency is the DTSC Site Cleanup Program. Before any housing development occurs on Site 5, the developer will be required to perform site evaluation and remediation under DTSC oversight in accordance with existing regulations.

According to the State Water Resources Control Board GeoTracker database, Site 3 in the inventory has an open case regarding a former dry cleaner onsite. The site’s cleanup oversight agency is the Santa Ana Regional Water Quality Control Board (RWQCB). Any future developer will be required to perform remediation under RWQCB oversight in accordance with existing regulations prior to redevelopment. The Sites Inventory does not include any other sites that are included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5.

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3 iv. Fire Hazards
The City of Los Alamitos contracts with the Orange County Fire Authority for fire protection and emergency medical services. The local fire station in Los Alamitos is located at 3642 Green Avenue. The fire station houses house three Fire Captains, three Engineers, and three Firefighters. Additional resources are also available from 77 Orange County Fire Stations, the City of Long Beach, and Los Angeles County. Due to the low density character of the community and sparse wildland areas in the City, the wildland fire hazard is considered to be insignificant or low. The inventory sites are not located in or near state responsibility areas or Very High Fire Hazard Severity Zones as classified by the California Department of Forestry and Fire Protection. v. Noise
The existing noise environment surrounding the City of Los Alamitos is influenced primarily by transportation related noise sources. These transportation related noise sources include traffic noise from nearby roadways (i.e., I-605, Katella Avenue and Los Alamitos Boulevard) and aircraft noise from the Joint Forces Training Base (JFTB).

Stationary noise sources include air conditioning units, power generators, air compressors, school bells, and power equipment. The City of Los Alamitos General Plan has traffic noise contours for assessing the compatibility of residential uses with transportation related noise sources. The City has also adopted a Noise Ordinance that sets criteria for residential areas impacted by stationary noise sources, including “not to exceed” noise levels for various periods of time and regulations for special activities.

Most sites listed in the Sites Inventory are outside of the 60/65-CNEL noise contours established for JFTB, except the Site 6 which is partially within the 60-CNEL noise contour but completely outside the 65-CNEL noise contour. The City enforces California Building Code’s standards for residential construction practices and building materials to ensure that interior noise levels do not exceed 45 dBA. Future housing projects will be subject to CBC requirements and thus meet the City noise standards of 45 dBA at night and 55 dBA during the day for residential uses as set forth in the General Plan. b. Infrastructure Constraints
i. Water
The Golden State Water Company owns and operates the extensive network of water lines that serves Los Alamitos. The water system supply sources include a mixture of groundwater from the Orange County Groundwater Basin and imported water from the

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3 Colorado River Aqueduct and State Water Project (imported and distributed by Metropolitan Water District of Southern California (MWDSC)). The system has historically met at least 60 percent of its total water demand by pumping water from groundwater sources. Municipal Water District of Orange County (MWDOC) is the intermediate wholesaler between MWDSC and the Golden State Water Company for imported water and prepares the Urban Water Management Plan (UWMP) for Orange County.

The City is located in an urbanized area and is generally built-out. Additional housing units will be accommodated through redevelopment or increased units on parcels with existing development. Water infrastructure facilities are generally accessible throughout the City. Fire flow has been determined adequate in most areas. Where there is low fire flow, buildings are required to be sprinklered. Based on the 2020 MWDOC UWMP analysis and discussion with the City of Los Alamitos’ water service provider, sufficient water capacity is available to provide water service for additional units constructed to meet the City’s RHNA allocation for the planning period. ii. Sewer
Los Alamitos’ wastewater is carried through pipes owned by the Rossmoor/Los Alamitos Area Sewer District (RLAASD) then to two larger sewer trunk lines owned by the Orange County Sanitation District (OCSD). These trunk lines eventually connect to treatment plant facilities owned by the OCSD located in Huntington Beach. There are approximately 56.4 miles of sewer lines in the Rossmoor/Los Alamitos area.

Similar to water infrastructure, the main sewer infrastructure is available at most locations within the City. Based on RLAASD’s Sewer System Management Plan (2017) and discussion with the Rossmoor/Los Alamitos Area Sewer District, there is sufficient sewer capacity available to provide service for additional units constructed to meet the City’s RHNA allocation for the Planning Period. Improvements to the sewer system may be necessary for certain parcels in the City if the existing infrastructure in that particular location cannot accommodate a higher intensity use. This would be determined on a project-by-project basis.

11. On and Off-Site Improvements
When subdividing land, the City may require the developer/subdivider to dedicate land or pay in-lieu fees to provide necessary on and off-site improvements. The subdivision

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3 committee determines the appropriate dedications which may include dedication of land for local streets, arterial highways, alleys, trails, paths and pedestrian ways, flood control facilities, parks, easements for landscape maintenance, public utility easements and public transit facilities.

Since Los Alamitos is generally built-out, new development would primarily be infill and subdivisions would result in few new parcels. Most subdivisions would utilize the existing circulation network. Private streets may need to be constructed for access to individual lots. Table 3-8 summarizes the required widths for private streets.

Table 3-8
Private Street Widths
Street Type Minimum Pavement
Width
Minimum Right-ofWay Width
Private street serving 4 or fewer parcels 28’ 40’
Private street serving 5 or more parcels 40’ 56’
Source: City of Los Alamitos Municipal Code, Chapter 16.

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3 B. Non-Governmental Constraints

1. Vacant and Underutilized Land
A detailed analysis of vacant and underutilized land in the City of Los Alamitos is provided in Appendix B.

2. Land Prices
The cost of land has a key influence on the cost of housing and the availability of affordable units. Land prices are determined by a number of factors including, but not limited to, land availability and permitted development density. As land becomes less available, the price of land increases. The price of land also increases as the number of units permitted on each lot increases. In Orange County, undeveloped land is limited and combined with a growing population land prices have increased.

There are few vacant parcels of land remaining in Los Alamitos. As a result, few, if any, transactions of only land have occurred in the past few years. Based on transactions in nearby cities and the price of land in the overall County, the price of land in Los Alamitos is estimated to be $38 to $77 per square foot.

3. Construction Costs
Construction costs are primarily determined by the costs of materials and labor. They are also influenced by market demands and market-based changes in the cost of materials. Construction costs depend on the type of unit being built and the quality of the product being produced. Table 3-9 summarizes estimated construction cost based on development type in urban area of Orange County, which are representative for Los Alamitos.

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3 Table 3-9
Construction Cost Estimates
Development Type Density
(units per acre)
Unit Size
(square feet)
Cost per
Square Foot
Single-Family Residential 3-6 1,890 – 3,000 $87.55
Single-Family Residential – detached
3-story
12-14 1,900 – 2,300 $124.34
Multi-family Residential – 2-story 11-15 2,400 – 2,560 $88.21 Multi-family Residential – attached 2-
story condo 14-17 1,450 – 1,900 $103.93
Multi-family – attached 3-story 18-22 2,050 – 2,250 $125.27 Source: Typical average costs in Orange County urban area from Building Industry Association, Orange County Chapter, 2021

4. Financing
Mortgage interest rates have a large influence over the affordability of housing. Higher interest rates increase a homebuyer’s monthly payment and decrease the range of housing that a household can afford. Lower interest rates result in a lower cost and lower monthly payments for the homebuyer.

When interest rates rise, the market typically compensates by decreasing housing prices. Similarly, when interest rates decrease, housing prices begin to rise. There is often a lag in the market, causing housing prices to remain high when interest rates rise until the market catches up. Lower-income households often find it most difficult to purchase a home during this time period.

Figure 3-1 shows the average interest rates between July 2018 and June 2021. The interest rates have generally declined from December 2018 through January 2021.

Interest rates have fluctuated, but are currently low, at around 3 percent. Interest rates are determined by national policies and economic conditions and there is little that a local government can do to affect these rates. However, in order to extend home buying opportunities to lower-income households, jurisdictions can offer interest rate writedowns. Additionally, government insured loan programs may be available to reduce mortgage down payment requirements.

Loan limits have generally increased for different types of lenders in 2021, giving qualifying homebuyers more buying power. While the mortgage rates hit historical low due to the COVID-19 pandemic, some lenders may ask for extra asset documents before closing due to the volatility in the financial markets. The economy is recovering fast in

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3 2021 and is likely to continue the trend in the coming months. However, mortgage rates are also increasing and the housing market is experiencing a slowdown in purchase application activity. Furthermore, it has yet to translate into a weaker home price trajectory because the shortage of inventory continues to cause pricing to remain elevated. These conditions may create obstacles to homeownership by low-income households.

Figure 3-1
Mortgage Rates
July 2018 – June 2021
Source: Freddie Mac Primary Mortgage Market Survey, U.S. weekly average mortgage rates as of 6/10/2021.

The City has not found any evidence that nongovernmental constraints affect its ability to meet the RHNA. In addition, the City cannot influence banks, lending institutions or the suppliers of building materials and labor cost alike. Although the City will continue to work with the affordable housing development community to reduce costs and encourage development through fee waivers, density bonus provisions and other means over which it has control, it cannot impact the national economy which heavily influences land prices, mortgage rates and labor/material costs.

5. Energy Conservation
Southern California Edison, which provides electricity service in Los Alamitos, offers public information and technical assistance to developers and homeowners regarding energy conservation. Southern California Edison also provides incentives for energy efficient new construction and home improvements. For new construction, the building

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3 owner and/or contractor can participate in the Savings By Design program or the California Advanced Homes Program, which helps home builders to prepare for future energy code changes, build homes better than code and reach Zero Net Energy (ZNE).

Homeowners also have the option of installing efficient appliances including a heat pump water heater, smart thermostat and/or a Home Area Network (HAN) to receive rebates. Both homeowners and renters may qualify for the Residential Energy Efficiency Loan (REEL) program which offers financing options for energy efficiency upgrades.

Under the Energy Savings Assistance program, income-qualified customers may be eligible to receive energy-efficient appliances at no charge or a minimal charge.

The Southern California Gas Company, which also provides service to Los Alamitos, offers various rebates and savings programs that promote reduced energy consumption and sustainable design. Rebates include energy efficient appliances upgrade for both single-family and multi-family units. Through the Energy Efficient New Homes program, builders can receive up to $1,000 per single family item or $1,400 per multi-family item for constructing homes with qualifying natural gas appliances that exceed the Title 24 requirements.

One of the more recent strategies in building energy-efficient homes is following the U.S. Green Building Council’s guidelines for LEED Certification. LEED-certified buildings demonstrate energy and water savings, reduced maintenance costs and improved occupant satisfaction. The LEED for New Construction program has been applied to numerous multi-family residential projects nationwide. The LEED for Homes includes standards for new single-family and multi-family home construction. The LEED certification standards are one piece of a coordinated green building program.

A green building program considers a broad range of issues including community site design, energy efficiency, water conservation, resource-efficient material selection, indoor environmental quality, construction management, and building maintenance.

The end result will be buildings that minimize the use of resources; are healthier for people; and mitigate the effects on the environment.

The following presents a variety of ways in which Los Alamitos can promote energy conservation:
• Provide information regarding rebate programs and energy audits available through Southern California Edison;
• Refer residents and businesses to green building certification programs such as LEED for Homes;

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3 • Develop incentives, such as expedited plan check, for developments that are utilizing green building;
• Promote funding opportunities for green buildings, including available rebates and funding through the California Energy Commission; and • Provide resource materials regarding green building and energy conservation.

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4 CHAPTER 4

HOUSING POLICY PROGRAM
A. Introduction
This chapter describes the City’s Housing Policy Program for the 2021–2029 RHNA Planning Period. The Policy Program details the specific policy actions the City will undertake to address present and future housing needs, meet the requirements of State law and consider the input of residents and stakeholders. The Policy Program serves as a guide for policy makers and City staff and will assist in the decision-making process for housing and housing-related activities during the 2021–2029 planning period.

In developing the Policy Program, the City assessed its housing needs, conducted a fair housing assessment (Appendix D), evaluated the performance of existing programs (Appendix C) and received input from the community (Appendix A). The strategies or policy actions detailed in this program are accompanied by:
• an identification of the City department or agency responsible for implementation;
• anticipated targeted financing or funding source;
• quantified objectives (where applicable); and,
• anticipated timeframe for implementation.

The Housing Policy Program is organized into five Housing Strategy Areas:
• Maintenance and Rehabilitation of Housing Stock
• Preserving Housing Costs Affordability
• Affirmatively Furthering Fair Housing
• Adequate Housing Supply
• Coordinated Housing Efforts
B. City of Los Alamitos Housing Policy Program
Housing Strategy Area 1: Maintenance and Rehabilitation of Housing Stock The City of Los Alamitos is generally a “built-out” community comprised of long established neighborhoods. The City has not experienced significant construction of new

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4 housing units in recent years. Approximately 32 percent of the City’s housing stock is between 30 and 50 years old and an additional 56 percent is over 50 years old. Much of the housing stock has been deemed to be in decent, suitable condition. However, due to the relative age of housing units there is an anticipated need for on-going maintenance and rehabilitation. Maintenance and rehabilitation activities help ensure the quality of the City’s existing housing stock and neighborhoods is preserved, thereby preserving and revitalizing communities that may be vulnerable to displacement due to inadequate housing conditions.

Policy Action 1.1: Proactive Code Enforcement
The City currently has an active code enforcement program and shall continue to perform proactive and complaint-based code enforcement activities. When the activities involve housing construction deficiencies, the City shall inform the property owner of government programs such as the federal Title I Property Improvement Loan Program and other rehabilitation programs that may be available from nonprofit housing organizations such as Habitat for Humanity. The City shall also provide informational materials on the programs at City Hall and on the City’s website. The City will target 5 units annually for rehabilitation during the planning period.

Objective: Continued Proactive Code Enforcement Activities, refer 3 households annually
Responsible Party: Code Enforcement Division
Funding Source: General Fund
Timeframe: Ongoing, update website and distribution materials by December 31, 2022
Policy Action 1.2: Single-Family Rehabilitation Loan Program Extremely-low- and very-low-income Los Alamitos residents are eligible for the U.S.

Department of Agriculture Single-Family Rehabilitation Housing Repair Loans & Grants Program, also known as the Section 504 Home Repair program. This program provides loans to very-low-income homeowners to repair, improve or modernize their homes or grants to elderly very-low-income homeowners to remove health and safety hazards.

Homeowners that are unable to obtain affordable credit elsewhere are eligible and must be age 62 or older and not able to repay a repair loan to qualify for grants.

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4 The City shall continue to encourage residents (especially in Tract 1100.14) to apply for the Section 504 Home Repair program by providing and disseminating information on the City’s website and at City Hall. To encourage community preservation and prevent displacement, the Code Enforcement Division will continue to provide information on the program and encourage very-low-income residents to apply when addressing code violations.

Objective: Assist units owned by extremely-low- and very-low-income households, refer 3 households annually
Responsible Party: County of Orange/Code Enforcement Division Funding Source: County of Orange
Timeframe: Quarterly social media and website announcements, update informational materials and website by December 31, 2022 Policy Action 1.3: Rehabilitation of Multifamily Dwellings The City will provide for regulatory incentives and in-kind technical assistance to nonprofit organizations, affordable housing developers, and property owners for the acquisition and rehabilitation of multifamily properties. To encourage acquisition and rehabilitation of multifamily units as a place-based strategy for community revitalization and displacement protection, the City Council shall consider a variety of incentives such as streamlined permit review, reduced development standards, parking reductions or other concessions on a case-by-case basis.

Objective: Encourage and facilitate rehabilitation of multi-family dwellings, endeavoring to assist one multi-family project annually Responsible Party: Planning Division/City Council
Funding Source: General Fund
Timeframe: Establish incentive package by December 2022. As rehabilitation projects are proposed, incentives will be at City Council discretion on a case-by-case basis during 2021 to 2029
Housing Strategy Area 2: Preserve Housing Costs Affordability The availability of suitable housing at an affordable cost has a direct positive influence on the ability of Los Alamitos’ residents to remain in the City and maintain and/or enhance their quality of life. Preserving existing affordable housing units is especially critical to special needs persons in the community. Preserving affordable housing units and increasing assistance are ways in which the City can ensure current and future residents have the opportunity to obtain affordable housing and prevent displacement.

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Housing Policy Program
4-4 City of Los Alamitos
Administrative Draft 2021–2029
4 Policy Action 2.1: Preservation of Units At-Risk of Converting to Market Rate Continue to monitor units at-risk of conversion with priority on the Klein Manor (71 affordable units that accept Section 8 vouchers). The City does not have any units at-risk during the planning period or within ten years of the start date, however, it will continue to monitor affordable units and proactively assist property owners to continue income-restrictions to maintain 71 affordable units throughout the planning period.

Objective: Continue to monitor “at-risk” units
Responsible Party: Planning Division
Funding Source: General Fund
Timeframe: Ongoing, re-evaluate in 2029 during the next housing element planning period
Policy Action 2.2: Section 8 Housing Choice Rental Assistance Program The Orange County Housing Authority continues to provide rental assistance to qualified households in Los Alamitos through the Section 8 Housing Choice Voucher Program. The City shall continue to work with the Housing Authority to promote the Section 8 program and increase the number of households served as additional vouchers become available.

Objective: Increase use of Section 8 Housing Choice Vouchers through referral. Assist 12 households per year.

Responsible Party: City Development Services Department/Orange County Housing Authority
Funding Source: HUD
Timeframe: Meet annually with the County to get update on opportunities; participate upon issue of each Notice of Available Funds or new inquiry received
Policy Action 2.3: Energy Conservation
Monthly utility costs can affect a household’s ability to afford suitable housing. Reducing energy consumption and residents’ utility costs can assist households in reducing monthly housing expenses. The City will encourage residents to participate in energy conservation incentive programs through the utility companies (Southern California Gas and Southern California Edison). To further promote efficient use of energy resources, the City shall investigate the feasibility and effectiveness of offering additional incentives or developing other strategies.

Housing Element
Housing Policy Program
City of Los Alamitos 4-5
Administrative Draft 2021–2029
4 Objective: Encourage participation in energy conservation incentive programs
Responsible Party: Development Services Department
Funding Source: General Fund
Timeframe: Establish incentive program for energy conservation and publish on City website by June 30, 2023. Consider feasibility of offering additional incentives annually in the General Fund budget; annually update information on the City website with links to SoCalGas and SCE programs with the first update by December 31, 2022
Housing Strategy Area 3: Affirmatively Furthering Fair Housing The City promotes fair housing and makes all programs available to low-income families and individuals, regardless of race, religion, color, national origin, ancestry physical disability, mental disability, medical condition, marital status, political affiliation, sex, age, sexual orientation or other arbitrary factor. Housing should be available for all persons regardless of income, family status, age, race, sex, national origin or color. The City encourages the provision of housing to meet needs of those with special needs, including but not limited to, elderly households, persons with disabilities, including those with developmental disabilities, families with children, the homeless and all other segments of the community.

Policy Action 3.1 Housing for Persons with DisabilitiesSpecial Needs The City understands that persons with disabilities, physical and/or developmentalspecial needs, often require housing units not readily available in the private market and that affordability is a concern. The City shall encourage and facilitate development of housing for family and large households, the elderly, farmworkers, persons experiencing homelessness and persons with disabilities, including physical and developmental disabilities. The City will assist developers in identifying outside funding sources and support efforts to pursue those opportunities—either as group homes or in single family homes, when appropriate and feasible. The City may alsowill develop a menu to offer incentives such as density bonuses, regulatory concessions and expedited processing on a case by case basis. The City will develop and disseminate informational materials annually to developers regarding the incentive program and identified funding sources to potentially assist 5 disabled special needs residents annually through the planning period.

Objective: Housing for Persons with Disabilities
Responsible Party: Development Services Department

Housing Element
Housing Policy Program
4-6 City of Los Alamitos
Administrative Draft 2021–2029
4 Funding Source: General Fund
Timeframe: Establish incentive program and publish on City website by June 30, 2023. Annually contact developers and non-profit
organizations to promote the incentive programdensity bonus, regulatory concessions and expedited processing, as well as funding sources such as the County and State funding programs.

Consider specific incentives as housing projects for persons with disabilities special needs are proposed, by the City Council on a case-by-case basis.

Policy Action 3.2: Fair Housing Information and Referrals The City shall continue to provide referrals to the Fair Housing Council of Orange County for fair housing services including counseling services for tenant-landlord disputes and cases of alleged discrimination.

The City shall continue to publicize fair housing and complaint referral information at local community centers and in the Recreation & Community Services Schedule of Classes. The City will also provide information at City Hall and on the City’s website.

Objective: Fair Housing Information and Referrals, refer 5 households annually
Responsible Party: Development Services Department/Fair Housing Council of Orange County
Funding Source: General Fund
Timeframe: Ongoing, update website and distribution materials by June 30, 2022
Policy Action 3.3: Active Outreach
Collaborate and coordinate with government agencies and nonprofit groups such as the Fair Housing Council of Orange County to support outreach and expansion of lending programs for homeownership among minority populations.

Objective: Outreach to 20 residents annually and expansion of mortgage lending programs for minority populations
Responsible Party: Development Services Department
Funding Source: General Fund
Timeframe: Annually with adoption of budget, subject to available funding

Housing Element
Housing Policy Program
City of Los Alamitos 4-7
Administrative Draft 2021–2029
4 Policy Action 3.4: Prevent and Combat Potential Housing Discrimination The City shall work with government agencies (e.g. Fair Housing Council of Orange County) and nonprofit groups (e.g. Habitat for Humanity) on anti-discrimination during housing processes for residents in protected classes, such as those with disabilities and families with children. Advertise workshops and events held by these organizations on anti-discrimination on the City’s email newsletter and Housing Element webpage.

Objective: Expand anti-discrimination efforts through education and coordination, referring 5 households annually
Responsible Party: Development Services Department
Funding Source: General Fund
Timeframe: Ongoing, update website and email newsletter by June 30, 2022 Policy Action 3.5: Residential Care Facilities for Seven or More Persons The City currently requires a Conditional Use Permit (CUP) application for a residential care facility for seven or more persons in the R-3 zone. To remove any potential constraint to housing for persons with disabilities, the City shall remove the CUP requirement for the R-3 zone, or allow residential care facility for seven or more persons by right in another zone as appropriate.

Objective: Remove additional requirement for residential care facilities for seven or more persons
Responsible Party: Development Services Department
Funding Source: General Fund
Timeframe: December 2022 Zoning Code Annual Update
Policy Action 3.6: Fair Housing Targeted Outreach
The City will annually review its policies and zoning laws relating to fair housing, and reach out to the community through surveys and workshops as appropriate. The outreach efforts will be advertised via multiple channels, such as City email newsletter, posting at City website, print material at City Hall, local community centers, and social media.

Objective: Expand outreach to affirmatively further fair housing, reaching 20 households annually

Housing Element
Housing Policy Program
4-8 City of Los Alamitos
Administrative Draft 2021–2029
4 Responsible Party: Development Services Department
Funding Source: General Fund
Timeframe: December 2022 Zoning Code Annual Update, annually thereafter
Housing Strategy Area 4: Adequate Housing Supply
The City strives to ensure an adequate supply of housing is available to meet existing and future housing needs of all economic segments of the community, enhance housing mobility, and encourage various new housing choices in high resource areas.

Policy Action 4.1: Incentives for Development of Housing Affordable to Lower and Moderate Income Households and for Special Needs Population The City recognizes the need for housing affordable to and meet the needs of all segments of the population, especially lower and moderate income households and those with special needs, such as seniors, family and large households. The City shall encourage the development of housing for special needs population and affordable to lower and moderate income households throughout the City using incentives such as density bonus provisions (Municipal Code Section 17.28.050), expedited processing, and fee waivers/deferrals.

Objective: Encourage development of lower and moderate income housing units, targeting assisting 5 disabled persons annually to meet the City’s RHNA allocation during the planning period
Responsible Party: Development Services Department
Funding Source: General Fund
Timeframe: Establish incentive program by December 31, 2022June 30, 2023. Update informational materials and City website by December 31, 2022June 30, 2023. Provide incentive information to developers who contact the City regarding inventory sites and other opportunities as they occur; meet annually with the property owners of inventory sites and affordable housing developers to discuss the incentives available through the City, County and State funding sources and identify development opportunities.

Policy Action 4.2: Encourage and Facilitate Lot Consolidation

Housing Element
Housing Policy Program
City of Los Alamitos 4-9
Administrative Draft 2021–2029
4 The City will encourage and facilitate the consolidation of vacant and underutilized lots for residential development through a variety of incentives, including but not limited to:
financial incentives such as land write-downs, fee deferral or reductions, assistance with on- or off-site infrastructure costs, and other pre-development costs associated with the assemblage of multiple parcels. Consolidation will provide the opportunity to develop vacant and underutilized lots to their fullest potential, especially in high resource areas such as the Town Center. The City will work with private land owners and developers through annual outreach and the identification of opportunities and incentives to assemble larger holdings to allow multi-family projects which increase the number of units and housing choices in the Town Center and other areas in the City. The City will evaluate the appropriateness of a variety of incentives and provide this information to the developers and other interested parties through the City’s website and print material at City Hall.

Objective: Encourage and facilitate lot consolidation, with a focus in Town Center
Responsible Party: Development Services Department
Funding Source: General Fund
Timeframe: Establish incentive program by December 31, 2022. Update informational materials and City website by December 31, 2022; annual outreach to development community to promote
incentives and opportunities; as City staff reviews projects in the Town Center and other areas in the City, reassess and update the incentives in 2024 and 2028.

Policy Action 4.3: Monitor Multifamily Development Fees Development fees, including impact and permit fees, may impact the feasibility of residential development, especially the development of multifamily units. The City shall annually monitor the impact of fees for multifamily development. If fees are determined to be a constraint to multifamily development, the City shall establish programs or strategies to address constraint such as fee deferral or waivers at City Council’s direction.

Objective: Monitor the cost of fees (planning, building, etc.) associated with multifamily development and establish strategies as appropriate
Responsible Party: Development Services Department
Funding Source: General Fund
Timeframe: 2021–2029, Annually monitor fees and implement strategies as appropriate

Housing Element
Housing Policy Program
4-10 City of Los Alamitos
Administrative Draft 2021–2029
4 Policy Action 4.4: Create R-4 Zoning and Rezoning to Allow Higher Density The City shall require that at least the minimum number of assigned affordable housing units be built consistent with Table B-2 on each parcel so designated. To provide more housing units affordable to lower income levels, the City shall create and adopt an R-4 zone which allows 30 to 36 units per acre as a base, not including density bonus provisions, and apply that designation to those sites so identified in Table B-2. The zoning text shall conform to Government Code section 65583.2(h) (i), requiring a minimum of 20 units per acre and 16 units per site, permitted by right. The City will rezone the Lampson property (Site 6 in Table B-2, Appendix B) to R-3. Project applications for the Lampson site will include both the market rate and affordable housing units, or a Development Agreement will be prepared to assure that both projects are constructed.

The City shall require that the assigned affordable housing units be built consistent with Table B-2 and Figure B-1 on each parcel so designated. Prior to adoption of the R-4 zone, the City will demonstrate that the assigned units are physically possible on each inventory site under the new development standards.

Objective: Create a new R-4 zone and rezone all properties so designated in Table B-2; enforce RHNA units designated on these properties Responsible Party: Development Services Department
Funding Source: General Fund
Timeframe: October 15, 2022
Policy Action 4.5: Modify TCMU Zoning to Allow Higher Density To increase affordable housing development in the high resource area of Town Center, the City shall modify the TCMU zone to allow up to 60 units per acre as a base, not including density bonus provisions; and require that the assigned affordable housing units be built consistent with Table B-2 and Figure B-1 on each parcel so designated. The zoning text shall conform to Government Code section 65583.2(h) and (i), requiring a minimum of 16 units per site, permitted by right. Prior to adoption of the TCMU zoning amendment, the City will demonstrate that the assigned units are physically possible on each inventory site under the new development standards.

Objective: Modify the TCMU zone to allow higher residential densities; enforce RHNA units designated on the Town Center inventory sites
Responsible Party: Development Services Department

Housing Element
Housing Policy Program
City of Los Alamitos 4-11
Administrative Draft 2021–2029
4 Funding Source: General Fund
Timeframe: October 15, 2022
Policy Action 4.6: Modify homeless shelter provisions
Review the Zoning Ordinance and make changes to ensure compliance with AB 101 (Low-Barrier Navigation Centers). Modify the definition of “homeless shelter” to include this use. Revise parking requirements for homeless shelters in Table 3-05 in the Zoning Ordinance to require parking for employees only and remove requirements for occupant parking.

Objective: Modify the homeless shelter provisions to comply with state law
Responsible Party: Development Services Department
Funding Source: General Fund
Timeframe: 2022 Zoning Code Annual Update
Policy Action 4.7: Accessory Dwelling Units (ADU)
The City shall establish a monitoring program to determine the affordability of ADUs and Junior ADUs. The program will include tracking annual permits, an annual survey of rents in ADUs, and whether any ADUs are accepting housing subsidy or restricting their units to very low or low income households. Based on the monitoring results, tThe City may will consider establish an incentives, such as a floor area bonus, fee waivers or parking reductions for property owners that choose to dedicate their ADUs/JADUs as affordable units for rent to low-income households for at least 30 years. In addition, the City will annually review its Zoning standards for ADUs and JADUs to ensure compliance with State law.

Objective: Facilitate ADUs to expand housing choices and enhance housing mobility in high resource areas, targeting one ADU/JADU annually
Responsible Party: Development Services Department
Funding Source: General Fund
Timeframe: Annually, monitoring beginning 2022 and establish incentive consideration/draftingprogram in by June 30, 2024 with Zoning Ordinance Annual Update
Policy Action 4.8: Zoning Code Update

Housing Element
Housing Policy Program
4-12 City of Los Alamitos
Administrative Draft 2021–2029
4 The City’s Zoning Code shall be amended consistent with state law for employee housing (Health and Safety Code section 17021.5), permanent supportive housing (Government Code section 65651), Density Bonus and single room occupancy units as these requirements are amended by State law. The City shall also modify the findings required for Conditional Use Permits and Site Development Permits to assure that the requirements for approval are based on quantified standards. The City shall conduct a thorough review of the Zoning Code to ensure compliance with state law at the time of update.

Objective: Modify the Zoning Code to comply with state law Responsible Party: Development Services Department
Funding Source: General Fund
Timeframe: December 31, 2022 Zoning Code Annual Update
Policy Action 4.9: City-owned Parcels
The City will market the surface parking lot (Site 2d as listed in Table B-2) and Sites 7 and 8 for joint venture with the development community to include affordable housing and offer it in accordance with the Surplus Land Act, through a Request for Proposals. The City will be a partner in the joint project or offer the properties at below-market rates as an incentive to achieve housing units designated on Sites 7 and 8, 2c/2d and possibly in conjunction with those designated on Sites 2a/2b.

Objective: Facilitate affordable housing development on City-owned parcels, including consolidation on Site 2d and adjacent parcels such as Sites 2c, 2a and 2b
Responsible Party: Development Services Department
Funding Source: General Fund
Timeframe: Marketing in 2022, RFP by June 30, 2023 for Site 2d; contract in place by January 31, 2024. Contract in place by June 30, 2026 for Sites 7 and 8.

Policy Action 4.10: Land Subdivisions
The City will encourage further land divisions resulting in parcel sizes that facilitate multifamily development affordable to lower income households in light of state, federal and local financing programs (i.e. 50-100 units) as development proposals are brought forward. The City will discuss incentives available for land divisions (e.g., 2-5 acres) encouraging the development of housing affordable to lower income households with housing developers as proposals are brought forward. The City will offer incentives

Housing Element
Housing Policy Program
City of Los Alamitos 4-13
Administrative Draft 2021–2029
4 for land division encouraging the development of affordable housing including, but not limited to:
• priority to processing subdivision maps that include affordable housing units, • expedited review for the subdivision of larger sites into buildable lots where the development application can be found consistent with Table B-2 and Figure B-1 in this Housing Element,
• financial assistance (based on availability of federal, state, local foundations, and private housing funds).

Objective: Facilitate land subdivisions for affordable housing development Responsible Party: Development Services Department
Funding Source: General Fund
Timeframe: As projects are proposed; 2022-2023 for Site 6 and 2022-2024 for other inventory sites if needed
Policy Action 4.11: Monitor Multifamily Parking Requirements The multifamily parking requirements may impact the feasibility of residential development, especially those with affordable units. The City shall annually monitor the impact of parking requirements for multifamily development. If parking requirements are determined to be a constraint to multifamily development, tIn addition, the City shall establish programs or strategies in its Zoning standards to address the constraint such as parking reductions for affordable housing projects, on a case-by-case basis at City Council’s discretion.

Objective: Monitor Reduce the impact of parking requirements on multifamily development and establish strategies as appropriate Responsible Party: Development Services Department
Funding Source: General Fund
Timeframe: Annually report to Council the effect of parking requirements as projects are proposed and implement strategies as
appropriateModify Zoning standards by December 31, 2023 Policy Action 4.12: Streamlining Procedures (SB 35)
To facilitate affordable housing development, the City shall establish streamlining procedures for applications and approval for qualifying affordable housing development pursuant to SB 35.

Objective: Establish SB 35 application and approval procedures

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Housing Policy Program
4-14 City of Los Alamitos
Administrative Draft 2021–2029
4 Responsible Party: Development Services Department
Funding Source: General Fund
Timeframe: 2023 Zoning Code Annual Update
Housing Strategy Area 5: Coordinated Housing Efforts
The City of Los Alamitos has very limited local resources to provide for housing and housing-related activities. Therefore, to maximize use of limited local resources, the City strives to build partnerships and coordinate housing efforts with outside agencies and organizations.

Policy Action 5.1: Housing Programs Information Dissemination To promote the use of the City and County’s housing programs and housing resources, the City shall develop, print, and publish electronic informational materials for distribution to residents and property owners. These materials will be placed on the City’s website, at City Hall, in the City’s newsletter and in other locations frequented by community members. The City shall also distribute program information, as appropriate, in conjunction with the City’s code enforcement activities.

Objective:

Dissemination of Housing Programs Information
Responsible Party: Development Services Department
Funding Source: General Fund
Timeframe: Develop and distribute informational materials by March 31, 2022
Policy Action 5.2: Pursue External Funding for Housing Rehabilitation, Preservation and Production
To assist in the production, rehabilitation and preservation of housing for its residents and community revitalization, the City shall investigate and pursue, as appropriate, external funding sources including CDBG and HOME funds, State HCD grants and other existing and future federal and state funding opportunities.

The City is a participating city in the County of Orange’s Urban County Program and may receive federal funds through the County’s annual competitive proposal/application process. To ensure the City is able to receive funds through the County, the City shall continue to meet with County staff and develop a proposal/application according to the County’s requirements. If funds are secured, the City shall develop implementation and monitoring programs consistent with the fund requirements.

Objective: Obtain external funds for housing

Housing Element
Housing Policy Program
City of Los Alamitos 4-15
Administrative Draft 2021–2029
4 Responsible Party: Development Services Department
Funding Source: Various federal, state and local sources Timeframe: 2021–2029Annually through meetings with developers to explore incentives and upon issuance of each Notice of
Available Funds
Policy Action 5.3: Partnerships and Coordination with Developers and Outside Agencies To maximize the efficiency and effectiveness of existing and estimated future local resources, the City seeks partnerships with developers and applicable outside agencies in the development of affordable housing. The City shall evaluate the effectiveness of its current partnerships with developers and outside agencies. Based on its findings, the City will seek ways to expand and foster partnerships and increase cooperation within these partnerships to provide additional housing opportunities for lower income households.

The City will formulate an outreach strategy to provide information to residential developers on a variety of City-initiated incentives, such as development standards and density bonuses, reduced parking requirements and other programs related to residential projects. Much of this process can be integrated into the Town Center Mixed Use Strategic Plan process, which covers all the Town Center sites identified for affordable housing.

The City will also seek partnerships with outside agencies such as the County of Orange to obtain financing and other resources as appropriate.

Objective: Increase Partnerships and Coordination with Developers and Outside Agencies, with an emphasis during the Town Center Mixed Use Strategic Plan process
Responsible Party: Development Services Department
Funding Source: General Fund
Timeframe: Develop strategy and conduct outreach by June 30, 20222023; annually through meetings with developers to explore
incentives and continue outreach in conjunction with Policy Action 3.6
Policy 5.4: Promote Community Participation
The City understands collaborating with residents and stakeholders is critical in formulating effective housing policies and programs. The City shall continue to encourage community participation by informing residents and stakeholders of public

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Housing Policy Program
4-16 City of Los Alamitos
Administrative Draft 2021–2029
4 workshops and hearings related to housing through notices posted at City Hall, local community centers and the City’s website; and mailers to relevant community stakeholders.

Objective: Promote Community Participation
Responsible Party: Development Services Department
Funding Source: General Fund
Timeframe: 2021-2029, Ongoing
C. Quantified Objectives
Table 4-1 summarizes the quantified objectives by income category for the 2021–2029 planning period.

Housing Element
Housing Policy Program
City of Los Alamitos 4-17
Administrative Draft 2021–2029
4 Table 4-1
Quantified Objectives
2021–2029
Program/Income Level Quantified Objective
(dwelling units or households)
New Construction
Extremely-low Income (subset of Very Low Income
Objective, assumed 50% of Very Low Income Objective)
97 Very-Low Income 97
Low Income 119
Moderate Income 145
Above-Moderate Income 311
Total 769
Rehabilitation (Actions 1.2, 1.3, and 5.2)
Extremely-low Income 12
Very-low Income 12
Low Income 8
Moderate Income 8
Above-moderate Income 8
Total 48
Preservation/Conservation N/A
Extremely-low Income --
Very-low Income --
Low Income --
Moderate Income --
Above-moderate Income --
Total N/A
Assistance
Action 2.2: Section 8 Housing Choice Rental Assistance
Program
12 vouchers
Total 14

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Community Outreach
City of Los Alamitos AA-1
Administrative Draft 2021–2029
AA
D

APPENDIX AA

COMMUNITY OUTREACH
A. Community Outreach Activities
The Housing Element was developed through combined efforts of City staff and consultants, the City’s Planning Commission, City Council, and Los Alamitos residents and stakeholders. Community input was sought and received through community and stakeholder workshops, information disseminated through the City’s website, electronic mail notifications, and public hearings. The input received was considered in the development of goals and policy actions provided in Chapter 4: Housing Policy Program.

The comments received were provided as part of the draft Housing Element to the Planning Commission and City Council. These bodies will consider the public input prior to the adoption of the final Housing Element.

B. Community Workshop
On August 25, 2021, the City held a community workshop at the Los Alamitos City Hall Council Chambers. The workshop was advertised on the City’s website, local newspaper, and in email blasts to the City’s public outreach notice requestors and development community. The workshop was open to the general public and stakeholder groups such as affordable housing developers, community groups and housing advocacy groups were invited to participate (see list of invitees below).

During the workshop, participants generally asked questions about the City’s responsibilities and future housing needs, and also discussed the upcoming Town Center Strategic Plan, which will incorporate inclusionary housing requirements for the parcels located within its boundary. Policy Action 4.5 was included to expand affordable housing in the Town Center area in synergy with the Strategic Plan.

Stakeholders invited to public workshop:
• Colliers International
• Habitat for Humanity Orange County
• Hutton Development Company
• ICRE
• Integra Realty Resources - Orange County

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Community Outreach
AA-2 City of Los Alamitos
Administrative Draft 2021–2029
AA
• JBL Holdings, LLC
• Kennedy Commission
• Kimley-Horn
• Kynsley
• Lennar, California Coastal Division
• Marcus & Millichap
• The Olson Company
• U.S. General Services Administration Office of Real Property Utilization & Disposal Public Buildings Service
• West Coast Hotel and Management, LLC
• WestEd
• David See
• Eddie and Donna Kesky
• Jim Gallagher
• Nick Zamvakellis
• A Community of Friends
• Affordable Homestead LLC
• Bibi Foundation
• City Ventures, LLC
• Cypress Equity Investments
• Families Forward
• Flo Engineering Inc.
• Green Development Company
• Housing Innovation Partners
• Integrity Housing
• Irvine Community Land Trust
• Olivecs Foundation
• The Kennedy Commission
• Universal Standard Housing
• USA Properties Fund, Inc
• ZMCO Inc.
• Southern California Association of Non-Profit Housing • Innovative Housing Development Corporation
• Jamboree Housing Corporation

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Community Outreach
City of Los Alamitos AA-3
Administrative Draft 2021–2029
AA
D
C. Community Workshop Comments
The following notes were taken during the participant discussion at the community workshop held on August 25, 2021. Workshop participants included Los Alamitos residents.
• Attendees generally asked questions about the City’s responsibilities and future housing needs
• Attendees also discussed the upcoming Town Center Strategic Plan, which will incorporate inclusionary housing requirements for certain parcels located within its boundary. The parcel locations and allocation of affordable units were also discussed.

D. Other Community Outreach Activities
Following the workshop, the Housing Element update was made available on the City’s website following each revision for public review and comment. This effort was announced each time through a City-wide mailing to all residents, posting of notices on the City’s website and in the newspaper, and announcements on social media. Following the public review period, the Planning Commission held 3 hearings on the Housing Element, and took public comment on the draft. Three community members attended the first two hearings, and the Planning Commission discussed the needs of all segments of the community, and the process moving forward.

Moving forward, the City is committed to proactive outreach via multiple channels, such as City email newsletter, posting at City website, print material at City Hall, local community centers, and social media to reach all segments of the community and encourage their input (Policy Action 3.6). The City will conduct surveys and workshops as appropriate to encourage input from all segments of the community. The City will integrate outreach with other planning efforts, such as the Town Center Strategic Plan, which covers many sites in the Sites Inventory. The City will also reach out to community organizations for partnership on affordable housing development and related outreach (Policy Action 5.3).

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Residential Land Resources
City of Los Alamitos AB-1
Administrative Draft 2021–2029
AB

APPENDIX AB

RESIDENTIAL LAND RESOURCES
A. Adequate Sites Analysis
State law requires each jurisdiction in California to demonstrate the availability of adequate sites through appropriate zoning and development standards and the availability of public services and facilities. These available sites must provide the necessary policy and regulatory guidance to accommodate a variety of housing types at a variety income levels. The City of Los Alamitos must demonstrate through policies and regulations that the estimated capacity of adequate sites will be able to accommodate the projected housing need for the 2021-2029 Planning Period.

The Southern California Association of Governments (SCAG) is the regional agency responsible for allocating projected new housing demand to individual jurisdictions within the region. The Regional Housing Needs Assessment (RHNA) process identifies each jurisdiction’s “fair share” allocation for new construction need. The “fair share” allocations consider factors such as market demand for housing, employment trends, availability of adequate sites, public facilities, transportation infrastructure and type and tenure of existing housing units. The “fair share” allocation is further adjusted to minimize over-concentration of lower-income households in any one jurisdiction.

The RHNA allocations are divided into four state-defined income categories; § Very-low income: 31 to 50 percent of the County median income; § Low income: 51 to 80 percent of the County median income; § Moderate income: 81 to 120 percent of the County median income; and § Above-moderate income: more than 120 percent of the County median income.

State legislation also requires jurisdictions to analyze and plan for the growth needs for extremely-low income households, earning 30 percent or less of the County median income. State law allows local jurisdictions to estimate extremely-low income need as 50 percent of the very-low income allocation. The RHNA for the Planning Period of October 15, 2021 through October 15, 2029 identifies the City of Los Alamitos’ share of the region’s housing need as 769 new housing units.

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Residential Land Resources
AB-2 City of Los Alamitos
Administrative Draft 2021–2029
AB

1. Capacity to Meet Regional “Fair Share” Goals
The City’s RHNA allocation of 769 units is shown below in Table B-1, and is further broken down into income categories. The City must demonstrate it has or will make available adequate sites with appropriate zoning and development standards and with services and facilities to accommodate the RHNA allocation.

Table B-1
2021–2029 RHNA Allocation
Very-low
Income1
Low
Income
Moderate
Income
Above-Moderate
Income
Total
2021-2029
RHNA 194 119 145 311 769
Notes:
1 Although not provided in the RHNA state law requires cities to plan for units to accommodate extremely low income, which can be estimated at 50% of very low income, or 97 units.

Source: SCAG.

California housing element law allows local governments to obtain credit toward its RHNA housing goals in three ways: constructed and approved units, vacant and underutilized land, and the preservation of existing affordable housing. The City is predominantly built out and has primarily underutilized sites and marginally vacant land available to accommodate future residential development. However, supplemental zoning and development standards to encourage and facilitate housing for lower income households must be enacted to satisfy the requirements of state law. a. RHNA Sites Inventory
The City currently permits multifamily and single family residential development within the R-3 zone with a maximum density of 25 du/ac. AB 2348 establishes “default” density standards. If a local government adopts density standards consistent with the “default” density standard (at least 20 du/ac for Los Alamitos, as amended by SB 1030), the sites with those density standards are accepted as appropriate for accommodating the jurisdiction’s share of regional housing need for lower income households. The capacity analysis of underutilized and redevelopment sites is based on a minimum density of 20 30 du/ac with proposed zoning changesin the new R-4 zone, which will accommodate 30 to 36 units per acre for sites 7 through 11. In the TCMU zone, the units identified in Table B-2 are prescriptive, and based on the density to be allowed in that zone at 60 units per acre. The assignment of units to sites 1 through 4 is described further below..

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Residential Land Resources
City of Los Alamitos AB-3
Administrative Draft 2021–2029
AB
i. Strategy for Meeting Housing Needs
Table B-2 provides a summary of parcels with residential development potential to meet the RHNA. A map showing the parcel locations is provided in Figure B-1. These lands are dispersed to the extent possible and located in high resource areas to further fair housing principles. The City aims to accommodate lower income units in small sites in the Town Center, in coordination with the Town Center Mixed Use Strategic Plan in development. Larger sites are also suitable for affordable housing, ranging in size from

2.5 to 5 acres (sites 7 through 10), and one large site on Lampson Avenue (Site 6). None of the sites in this inventory were identified in prior planning periods.

The Town Center sites (Site 1 through 4b) are fully developed with general commercial uses in a strip mall or commercial plaza setting with adjacent parking lots. Existing uses range from office, restaurants, retail, to personal services. Site 1 through 4b are within the boundaries of the Town Center Mixed Use Strategic Plan, which has been developed using an SB2 Planning Grant that promotes affordable housing development. A primary goal of the Strategic Plan is to encourage housing development in the Town Center, and an important consideration is to accommodate affordable housing in accordance with this Housing Element update. Future housing development in the Town Center will take the form of horizontal or vertical mixed-use development, with multi-family apartments on top of ground-level retail or standalone residential buildings of live-work units or townhomes. The Strategic Plan facilitates redevelopment in the Town Center through a variety of strategies and implementation actions. Among those is a Zoning Code Amendment to allow up to 60 units per acre in the Town Center Mixed-Use (TCMU) zone, consistent with Policy Action 4.5 in this Housing Element Update. In addition, the City will consider adopting an ordinance to enable the transfer of development rights between properties in the Town Center, including the designated housing sites. This will facilitate redevelopment that involves multiple parcels under different ownership, such as between Sites 2a through 2d, and Sites 4a and 4b as detailed below.

As shown in Table B-2, there are 143 units assigned to sites 1 through 4. These units are to be constructed on these lots, as provided in the Zoning amendment for TCMU.

Throughout the development of the Strategic Plan, the City consulted with the land owners in the Plan area, and developed this strategy and the lot assigned in consultation with them. The City should will also provide for Inclusionary Housing within a year of adoption of the Strategic Plan. The ordinance would apply to the TCMU zone and require a certain percentage of housing units to be dedicated as affordable units, as provided in Table B-2. This is consistent with the requirement in Policy Action 4.5 in this

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Housing Element Update. In addition, the Strategic Plan recognizes the small parking lot (Site 2d in Figure B-1) owned by the City can be combined with the adjacent parking lot (Site 2c in Figure B-1) to create a significant first project in the Town Center. As described in Policy Action 4.9, the City will market Site 2d for joint venture with the development community to include affordable housing and offer it in accordance with the Surplus Land Act, through
a Request for Proposals, as described in Policy Action 4.9. The City could be a partner in such a pilot project or use Site 2d as an incentive to achieve housing development prescribed on Sites 2c/2d and even in conjunction with Sites 2a/2b.

Site 6 on Lampson Avenue has been sold to a developer and is actively being planned for redevelopment for housing. The City has received a proposal from the developer for 248 residential units including 77 affordable units on Site 6 as shown below in Table B-2.

Site 7 consists of a 2 acre portion of a City Park, which will be marketed to affordable housing within the planning period, as described in Policy Action 4.9.

Sites 8 through 11 are existing developed lands that are available for sale and expected to develop as residential projects. The City has contacted all of the land owners to inform them that their parcels are to be rezoned for residential uses, and to provide them with the lower and moderate income units the City has assigned in Table B-2. All of these sites are addressed in Policy Action 4.4 or 4.9, which provide for incentives for their development and assures that they will develop for affordable housing. The sites include:

Site 7 is currently Laurel Park, and consists of 4 acres. 2 acres of this site will be rezoned to R4, and will provide 50 units available for lower income households, and 10 units available to moderate income households.

Site 8 is currently occupied by City Hall. The City will apply R4 zoning to the site, and provide the 3.2 acres for sale or joint venture to affordable housing developers, as described in Policy Action 4.9. The RFP issued by the City will include a requirement that all units be designated for affordable housing, and that at least 80 of the units be lower income units, and 16 units for moderate income households. Please see further description under “Realistic Capacity,” below.

Site 9 is currently occupied by a church, and is for sale (see further description under “Realistic Capacity,” below). The City will apply R4 zoning to the 5 acre property, which would generate a mix of affordable and market rate units, including 20 units for lower

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income households and 40 units for moderate income households. The balance of the project would allow up to 90 units of housing available to above moderate income households.

Site 10 is currently occupied by a commercial development, and consists of 3 acres. The site will be rezoned to R4, and is expected to develop as a mixed income project, to include 10 lower income units, 15 moderate income units and 65 above moderate income units.

Site 11 is currently occupied by unrestricted market housing, but is planned for redevelopment. The site will be rezoned from R3 to R4, and will provide up to 30 moderate income units.

As set forth in Policy Action 4.4, the City will enforce the units designated in Table B-2 and Figure B-1 as future projects are proposed on these sites. Proposals that include fewer units than designated will not be approved by the City unless alternative sites are identified.

Table B-2
Sites Inventory and Projected Units
Sites Description
Site
ID APN Address Acres Existing GP Existing Zoning
Proposed
Zoning
Projected
Density
1 242-203-27 10909 Los Alamitos Blvd 0.85 Mixed Use TCMU TCMU 60 242-203-28 10877 Los Alamitos Blvd 0.58 Mixed Use TCMU TCMU 60 2a 242-171-02 10956 Los Alamitos Blvd 0.68 Mixed Use TCMU TCMU 60 2b 242-171-07 10900 Los Alamitos Blvd 3.1 Mixed Use TCMU TCMU 60 2c 242-172-01 10900 Pine Street 0.48 Mixed Use TCMU TCMU 60 2d* 242-172-02 10902 Pine Street 0.17 Mixed Use TCMU TCMU 60 3 222-091-01 11021 Reagan Street 0.35 Mixed Use TCMU TCMU 60 222-091-21 3636 Katella Avenue 0.7 Mixed Use TCMU TCMU 60 4a 222-093-12 11182 Los Alamitos Blvd 0.74 Mixed Use TCMU TCMU 60 4b 222-093-13 11232 Los Alamitos Blvd 0.13 Mixed Use TCMU TCMU 60 6 130-012-35 4655 Lampson Ave 12.4
Community
&
Institutional
C-F R3 20
7 241-241-35 Laurel Park 2 of 4
Community
&
Institutional
C-f R4 30

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Site
ID APN Address Acres Existing GP Existing Zoning
Proposed
Zoning
Projected
Density
8 242-212-11
242-212-08
242-212-10
3191 Katella/City Hall 3.2 Retail
Business C-G R4 30
9 241-251-14 4142 Cerritos Ave 5
Community
&
Institutional
C-F R4 30
10 222-181-01.
222-181-02 5030-5084 Katella 3 Retail
Business C-G R4 30
11 242-222-06 3370 Cerritos Ave 1.2 Multi-Family R3 R4 30 Projected Units
Site ID Maximum
Units
Very Low Low
Income
Moderate
Income
Above
Moderate
Income
Units for
RHNA Income
1 86 7 4 5 16
2a 41 2 2 2 6
2b 186 32 9 22 63
2c 29 11 8 9 28
2d 10 4 3 3 10
3 63 3 4 4 11
4a 44 2 3 2 7
4b 8 1 1 2
6 248310 38 39 16971 2468
7 6072 30 20 10 60
8 96115 50 30 16 96
9 180150 10 10 40 90 150
10 10890 10 15 65 90
11 4336 30 30
Total 1,295147 200 132 159 326 817
RHNA 769 194 119 145 311 769
Surplus Capacity - 6 13 14 15 48

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Figure B-1. Location of Sites Inventory
ii. Realistic Capacity
The City has seen a significant interest in redevelopment for multi-family housing in various locations, including the Old Town West and Apartment Row neighborhoods as discussed below in subsection c. Additional Underutilized Land; . The pressure for residential development in the region, combined with older, under-utilized commercial projects, has resulted in considerable developer interest and at multiple developed locations, including sites listed in Table B-2 and elsewhere in the City:
• As described above, the City currently has an application in process for site 6, which includes 77 lower income units. In addition, the developer of this project is actively negotiating with the land owner of site 9, a church organization, for the purchase of the land for residential development.
• The City has met with an experienced housing developer who would like to develop a mixed use (housing and commercial) project on site 7. Negotiations are just

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beginning, but this is one of two residential developers who have made inquiries regarding site 7 with City staff.
• A residential developer with extensive multi-family residential experience in the City is negotiating with the owner of site 1, and has discussed a mixed use project with City staff.
• City staff have had multiple discussions with the property owner of site 10 regarding the demolition of the existing commercial project for homes, or for a mixed use project that combines commercial and residential development. • in the Town Square. The Town Square is located on 4216-4470 Katella Avenue and occupied by a strip mall with 88,990 square feet in building area and 420 parking spaces. The main building is two-story and occupied by restaurants, personal services, retail, and office uses. As the second story of the main building is primarily vacant, the Town Square property owner has expressed interest to the City to redevelop the second story into 25 housing units, which would result in approximately 11 units per acre. The City is actively engaging with the owner on prospective housing development and addressing parking needs on the property.

This These contacts, along with the level of interest in the Town Center for redevelopment of this area into an urban downtown, represents, to the City, continued interest in redevelopment of properties in the center of town, and a further indication that development pressures will activate the Town Center area as well. Further, the land owners for inventory sites are involved in their development, and have actively considered the market pressure for residential development, and their ability to convert the properties within the planning period, including the end-dates of existing leases and contracts. In addition, Policy Action 3.1 establishes an incentive program for affordable housing development for special needs households, Policy Action 4.2 provides incentives for lot consolidation (particularly useful for sites 1 through 4), and Policy Action 4.9 establishes procedures for the development of City-owned lands (sites 2d, 7 and 8.

The City proposes a new residential zone (R-4) to allow 30 to 36 units per acre by right, and will apply the R-4 zoning to sites 7 through 10 (Policy Action 4.4). The City will rezone the Lampson property to R-3 to allow 20 units per acre by right, consistent with the applications currently under review, which include a mix of affordable and market units (Policy Action 4.4). The City also proposes to increase the allowable density in the Town Center Mixed Use zone to 60 units per acre (Policy Action 4.5). There have not been residential developments above 30 units per acre in Los Alamitos, given the size and population base of the City. Although located in Orange County (a Metropolitan jurisdiction), the City is a suburban jurisdiction with a population under 25,000 (11,538

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in 2021 per DOF Table E-5). Historical development trends and zoning designations for residential uses at around 20 units per acre are typical for these cities of more ‘suburban’ nature and smaller size in the area, including the City of Cypress to the north.

In larger cities, for example, the City of Garden Grove to the east, past affordable housing projects have been approved at densities above 60 and even 70 units per acre, such as Wesley Village Apartments (75.8 units per acre) and Sungrove Senior Apartments (62.6 units per acre). The City of Long Beach to the west of Los Alamitos is a Metropolitan jurisdiction and allows dense high-rise apartments up to 250 units per acre.

To expand housing choices and increase affordable housing units in suburban cities that are primarily built out, increasing residential densities is a logical and acknowledged approach and is becoming a trend. The City of Cypress is located immediately to the north of Los Alamitos and currently allows up to 20 units per acre. To accommodate their RHNA, Cypress identified two alternatives for potential sites, both of which involve rezoning to allow at least 30 units per acre on most sites and 60 units per acre on certain sites for all income categories. As discussed in detail in Appendix D (Affirmatively Furthering Fair Housing), the proposed higher densities will enable the City to increase housing supply in high resource areas and address the housing needs for all segments of the population. The Town Center Mixed Use zoning will be modified in synergy with the Town Center Mixed Use Strategic Plan, which aims to revive the Town Center through boosting economic potential, increasing jobs and creating a sense of community. As shown in Table B-2, sites 1 through 4, which all occur in the Town Center area, have been assigned units in anticipation of the development of residential units as part of the Strategic Plan’s implementation of an aggressive, place-making redevelopment program. The City envisions the redevelopment of the Town Center as an opportunity to create a traditional downtown, with both businesses and homes that create a close-knit neighborhood.

As a primarily built out small city, the sites identified in Table B-2 are necessarily redevelopment sites, and only two are over 10 acres. Redevelopment of underutilized sites is a strong trend in the region, where many cities are reaching capacity and have limited vacant land available. Because of the limited development in Los Alamitos over the last 20 years, the City considered surrounding jurisdictions’ projects in order to determine realistic capacity for its RHNA allocation. The following projects are planned or under construction in surrounding jurisdictions:

City of Cypress:
• Cypress Town Center By Melia Homes proposes the development of a portion of the Los Alamitos Race Course parking lot area (approximately 7 acres) into a

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residential multi-family community consisting of 135 dwelling units consistent with the Cypress Town Center and Commons Specific Plan 2.0. • Citrus Square Senior Community proposes 50 affordable condominium units and 48 market-rate condominium units at an approximately 6.3-acre site that is currently used by the Cypress School District for its administrative and maintenance operations.

City of Garden Grove:
• Garden Brook Senior Village consists of repurposing an existing 8-story, unfinished, steel structure into a 394-unit affordable senior housing project with 12,938 square feet of commercial retail space with general plan amendments and rezoning to provided 5.09 acres of developable site area. The developer received entitlement approval, a density bonus of 35% and three concessions.

City of Westminster:
• Bolsa Row is a mixed-use development located in the heart of little Saigon and synergistically centered around a lively festival street. The 5-story residential atgrade wrap building will consist of 200 for-rent units and onsite amenities including a pool and spa facility, recreation, fitness and leasing space. The development will also include a hotel and retail space on the 6-acre site.

In the western Orange County region, projects with densities from 20 units per acre to above 70 units per acre have been approved and funded on larger sites, including underutilized/redevelopment sites. These projects also prove the feasibility of planned development on larger sites to accommodate units for a range of income levels (a mix of affordable and market rate). Therefore, in Los Alamitos, sites 6 through 10 are promising for residential redevelopment at least 20 units per acre and are planned for a mix of units.

The Lampson site (Site 6) is currently zoned as Community Facilities (C-F) and consists of one office building and parking lot. The City actively engaged with and received positive responses from the development community for future residential developments. The City has recently received a development application from the developer that acquired the Lampson property. The proposed unit breakdown by income level is detailed in Table B-2. Policy Action 4.4 calls for rezoning Site 6 to R-3 to facilitate housing development at 20 units per acre by right, and also requires either the concurrent submittal of the market and affordable components of the site, or the preparation of a Development Agreement to assure that the affordable units are constructed.

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Additionally, several Town Center sites contain parcels that are less than ½ acre in size.

For a site to be able accommodate housing affordable to lower income households pursuant to AB 2348, the site must accommodate a minimum of 16 units per site. These sites are covered in the Town Center Mixed Use Strategic Plan currently in development, which aims to revive the Town Center area through redevelopment with a focus on mixed use development and improvements in community infrastructure and amenities.

The Town Center sites included in the Sites Inventory (Table B-2) are selected by the City and the Strategic Plan team based on suitability for residential development or as part of mixed-use development and redevelopment potential. The selected sites are intended to serve various income levels and include a portion of affordable units to facilitate an economically balanced and integrated community. These sites are also most likely to develop through lot consolidation, for the following reasons:
1) Single ownership on multiple parcels. Site 1 includes seven parcels, which are developed as a strip mall with parking lot; Site 3 is a smaller strip mall with two buildings on two parcels.
2) Shared pad with no actual boundaries and nearby associated uses. Sites 2a through 2d consist of Los Alamitos Plaza on a single block and two adjacent parking lots across from Pine Street (two-lane undivided). Site 2b is a commercial building in the southwest corner of Site 2a; despite separate ownerships, they are on the same pad/block with no walls or any other physical division. Site 2c is a parking lot associated with the Los Alamitos Plaza and shares ownership with Site 2a, and Site 2d (smaller parking lot) is owned by the City. Because Sites 2a through 2d currently operate as a single commercial plaza, they are likely to be redeveloped as a whole as facilitated by the Town Center Strategic Plan. The City has actively conducted outreach to Town Center property owners to engage them for possible lot consolidation and mixed-use development concepts. So far without apparent objection, the City can further leverage its owned parcel to provide incentives/concessions to encourage redevelopment including affordable housing units. Similarly, as part of a strip mall block, Sites 4a and 4b are adjacent without any physical boundary and share driveways. Despite separate ownerships, Sites 4a and 4b are most likely to undergo redevelopment as a whole through lot consolidation as facilitated by the Strategic Plan.

Policy action 4.2 of the Housing Policy Program (Chapter 4) encourages and facilitates residential lot consolidation through a variety of incentives such as land write-downs, fee deferral or reductions, assistance with on- or off-site infrastructure costs, and other pre-development costs associated with the assemblage of multiple parcels. This will further increase the redevelopment potential for Sites 1 through 4.

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In order to accommodate 60 units per acre in the TCMU zone, the draft Town Center Strategic Plan proposed Zoning Code amendments to Chapter 17.12 on the TCMU zone.

The amendments that are relevant to housing development on Sites 1 through 4 are as follows:

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The Town Center Strategic Plan limits cumulative residential development in the TCMU zone to a total of 588 units, which is more than adequate to accommodate the maximum development scenario of 467 units on Sites 1 through 4 in the Sites Inventory (Table B-2). The TCMU zone does not preclude 100% non-residential uses, though it strongly encourages horizontal or vertical mixed-use development. A conservative analysis for a hypothetical development site in the TCMU zone is included herein to demonstrate the realistic capacity on Sites 1 through 4:
- The site has a lot area of 10,000 square feet (100 feet by 100 feet square shape), equal to the minimum lot area for new mixed-use development. - Because Sites 1 through 4 have at least one frontage along Pine Street, Katella Avenue and Los Alamitos Boulevard, it is assumed the site will develop 75% of ground floor area as commercial uses, and the rest as housing units. - The site conforms to minimum setback requirements of up to 12 feet on two adjacent sides, 10 feet and 15 feet on the other two, in a ‘worst case’ scenario.

This will result in a building footprint of 5,694 square feet. - The maximum height of 60 feet will allow 4 stories, assuming minimum ground floor height of 12.5 feet (Municipal Code Section 17.12.040 D.) applies to each floor.

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- The second story has an area of 5,694 square feet, but the third story and fourth story will be set back by an additional 5 feet to reduce building bulk (Municipal Code Section 17.08.045 A.1), which will have a floor area of 5,304 square feet each.
- Assume an average of 650 square feet per unit (minimum unit size for 1- bedroom in R-3 zone).
- The total building area for residential use is 5,694*(1-75%)+5,694+5,304+5,304 =17,725.5 square feet, which will accommodate up to 27 units, equivalent to a density of 117.6 units per acre.
- The setbacks allow ample space (4,306 square feet) to meet the required common area (140 square feet per unit for a total of 3,780 square feet).

Based on the conservative analysis above, the proposed development standards for the TCMU zone can accommodate up to 117.6 units per acre, more than the assumed capacity of 60 units per acre on Sites 1 through 4. The City does not intend to impose a minimum unit size for the TCMU zone, and it will be up to the developer. Therefore, Sites 1 through 4 have adequate realistic capacity to meet the assigned RHNA units in the Sites Inventory.

The City will create a new R-4 zone and apply it to Sites 7 through 10 to allow housing development of 30 to 36 units per acre, not including density bonus provisions. While the R-4 zone does not exist yet and the capacity cannot be determined without specific development standards, Policy Action 4.4 requires the City to demonstrate that assigned units are physically possible under the new development standards prior to adoption of the R-4 zone.
iii. Suitability of Large or Nonvacant Sites
Only one large site has been identified in Table B-2. Site 6 consists of 12.4 acres, and has been sold to a developer who has filed an application for the entire property that includes housing affordable to various income levels. Site 6 employs a mixed-income approach to meet RHNA. Site 6 is expected to accommodate 77 units affordable to lower income households, and 171 above-moderate income units that will be market rate. As set forth in Policy Action 4.4, the City will enforce the units designated on all sites to meet RHNA per Table B-2 as future projects are proposed on these sites.

Proposals that include fewer units than designated will not be approved by the City unless alternative sites are identified. In the event that developers would need subdivisions to accommodate designated affordable units, Policy Action 4.10 provides

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incentives such as expedited review and priority processing to facilitate lot splits for affordable housing.

As the City is essentially built out, it will rely on nonvacant sites to meet its RHNA allocation. The inventory sites were selected based on high redevelopment potential, location in high opportunity areas, and suitability for affordable housing development such as proper lot size or suitable conditions for lot split/merging. None of the inventory sites have existing residential uses.

Existing commercial uses on Sites 1 through 4 in the Town Center are generally operated by property owners, and it will be up to the owner to decide the future redevelopment.

Of course, market conditions may drive mixed-use development, as retail market contracts during and after the pandemic. More diverse uses, including residential, live/work units, and experiential retail will be more resilient than traditional retail in the face of market shifts. The City has seen developer interest for residential units on developed commercial properties, as evident in the Town Square case discussed above in subsection ii. Realistic Capacity. As explained above, the Town Center Strategic Plan provides multiple tools and incentives to encourage redevelopment in the Town Center with an emphasis on housing and mixed-use development. The Strategic Plan provides developers a clear vision and expectations of future development in the Town Center, and the City will endeavor to streamline project approval for proposals that align with the Strategic Plan, including the designated housing units to meet RHNA on Sites 1 through 4.

Site 6 has been sold and is being planned for redevelopment as a whole. The City is working with the land owners and buyers of sites 7 through 10, will provide incentives as described in Policy Action 4.4 and will issue an RFP for the redevelopment of the City’s own property. The City will enforce units designated to meet RHNA on Sites 5a, 5b, and 6 as set forth in Policy Action 4.4. Therefore, the existing uses will not be an impediment to future housing development.

In addition to the lands identified to meet its RHNA allocation, the City has also previously identified other vacant and underutilized sites in subsections b. and c. below that have the potential to accommodate housing units for moderate and abovemoderate income levels as shown by recent redevelopment trends. The sites listed below in subsections b. and c. are not counted toward meeting the City’s RHNA.

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b. Additional Vacant Land
Los Alamitos is essentially a built-out city. There are minimal areas of vacant land available for residential development. Table B-3 summarizes the only vacant parcel in the City currently zoned for residential use and its potential capacity. The parcel is in an already established neighborhood that presents no known environmental or infrastructure constraints. A total of 5 units could be developed on the site at a density of 25 du/ac. This vacant parcel has the capacity to accommodate fewer than 16 units; therefore, it is assumed that it could accommodate units affordable to moderate and above-moderate income households.

Table B-3
Vacant Land Permitting Residential Development
APN Address GP/Zoning
Designations
Permitted
Density
Acres Projected
Units1
242-202-06 10912
Walnut St.

Multiple Family
Residential/R-3
1,750 gross sq.
ft./ unit (25 du/ac
max.)

0.17 5
Notes: 1 Projected units are rounded up to the nearest whole number.

Source: City of Los Alamitos, Development Services Department. c. Additional Underutilized Land
In addition to the vacant parcels described above, there are a number of underutilized parcels, most of which are within the “Apartment Row” and “Old Town West” neighborhoods zoned R-3. These parcels are currently developed with single-family dwellings. However, the existing parcels provide opportunities for additional units.

The scarcity of vacant land, current market conditions and development trends continue to provide conditions favoring redevelopment and reuse of underutilized land at higher densities in these neighborhoods, as described above. There are limited areas for growth within the City, increasing the demand for more intensive infill development.

Contrary to the trend observed pre-2010, median/average sales prices have gradually increased and the average days-on-market have dropped for single family homes (25.5 days in August 20211)

2. These conditions are less attractive to investors who purchase 1 Los Alamitos Housing Market Trends, redfin.com, accessed on September 2021.

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homes and redevelop the land with for-sale or rental multifamily buildings. Long-time homeowners also see fewer opportunities to increase the value of their property through developing additional units. However, several projects have been successful in these neighborhoods (see Table B-4) which prove the potential for redevelopment at higher densities depending on market conditions. Therefore, these sites are included herein because they provide development potential, but are not listed in the Sites Inventory.

Table B-4
Selected Housing Projects in 2014-2021
Location Address Units Built Area
(acres)
Built
Density
Apartment Row 4321 Howard Avenue 3 apartments & 1 ADU 0.22 13.6 du/ac Old Town West 10922 Walnut Street 4-unit apartment 0.17 23.5 du/ac Apartment Row 3751 Farquhar Ave 4 condo townhomes 0.2 20 du/ac Apartment Row 4061 Farquhar 5 condo townhomes 0.22 22.7 du/ac Apartment Row 3691 Howard Avenue 5-unit condos 0.21 23.8 du/ac Source: City of Los Alamitos, Development Services Department.

This analysis looks at the redevelopment capacity of sites with existing single family units to provide a conservative estimate of the realistic capacity for additional units. It is also feasible that existing small multifamily buildings may be redeveloped at higher densities during the planning period.
i. Apartment Row
The “Apartment Row” neighborhood is generally bounded by commercial uses fronting on Katella Avenue to the north, commercial uses fronting on Los Alamitos Boulevard to the west, Farquhar Avenue and the Joint Forces Training Center to the south and Lexington Drive to the east. The area contains mostly small multifamily dwellings and duplexes, with some scattered single family homes. The area is currently zoned R-3 and the General Plan designation is Multi-Family Residential.

Since the 1960’s, Apartment Row has experienced an increase in the number of multifamily units. Redevelopment at higher densities continues while the number of single-family homes declines. The remaining single-family homes in this area were constructed in the 1960’s and earlier. These parcels are in already established neighborhoods that present no known environmental or infrastructure constraints. 2 Historical Real Estate Data for the city of Los Alamitos, CA, newhomesdirectory.com, accessed on September 2021.

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Based on the development trends in this neighborhood, the remaining single family residential parcels have a greater likelihood of transitioning to multifamily residential units. Underutilized parcels (parcels currently developed with single family units) with realistic capacity for additional residential units in the Apartment Row neighborhood are detailed in Table B-5. These parcels have a total projected capacity of 119 units with a minimum permitted density of 20 du/ac. These parcels have the capacity to accommodate less than 16 units per site, except the property on 4141-4171 Green Avenue which is currently occupied by a preschool and can potentially accommodate 21 units upon redevelopment or 24 units upon lot consolidation with 4181 Green Avenue under the same ownership. Therefore, it is assumed that these parcels have the potential to accommodate units affordable to moderate and above-moderate income households. The parcels shown below are all currently built as single-family units, which have fewer dwelling units per acre than what is allowed in this area. These homes are a mix of owner and rental occupied structures, but since this is an apartment area in a multi-family zone the potential is that all of any future units built on these parcels could be rental apartments or condo units.

Table B-5
Underutilized Land - Apartment Row Neighborhood
APN Address Year
Built
Existing
Units
Acres Net
Capacity1
Existing
Use/Zone/Notes
22213243
4281

FARQUHAR
AVE 1960 1 0.218 3 SFR/R-3
22213209
4312
HOWARD AVE 1955 1 0.218 3 SFR/R-3
22213207
4292
HOWARD AVE 1960 1 0.218 3 SFR/R-3
22213131
4301
HOWARD AVE 1957 1 0.215 3 SFR/R-3
22213104
4272 GREEN
AVE 1957 1 0.218 3 SFR/R-3
22213101
11102 NOEL
ST 1952 1 0.218 3 SFR/R-3
22212152
4241 GREEN
AVE 1960 1 0.234 3 SFR/R-3
22211130
4131 GREEN
AVE 1926 1 0.212 3 SFR/R-3
22211150
4141-4171
GREEN AVE - 0 1.059 21
SFR/R-3
Opportunity for lot
22211126 4181 GREEN 1947 1 0.212 3 consolidation

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Table B-5
Underutilized Land - Apartment Row Neighborhood
APN Address Year
Built
Existing
Units
Acres Net
Capacity1
Existing
Use/Zone/Notes
AVE
22209112
3571 GREEN
AVE 1976 1 0.190 2 SFR/R-3
22206233
3701

FARQUHAR
AVE 1957 1 0.207 3 SFR/R-3
Opportunity for lot
consolidation
22206232
3711

FARQUHAR
AVE 1925 1 0.207 3
22206144
3780 GREEN
AVE - 1 0.227 3 SFR/R-3
22206115
3822 GREEN
AVE 1950 1 0.218 3 SFR/R-3
22206101
3652 GREEN
AVE 1947 1 0.289 4 SFR/R-3
22205241
4091

FARQUHAR
AVE 1962 1 0.218 3 SFR/R-3
22205236
4141

FARQUHAR
AVE 1960 1 0.180 2 SFR/R-3
22205226
4231

FARQUHAR
AVE 1960 1 0.244 3 SFR/R-3
22205210
4102
HOWARD AVE 1956 1 0.218 3 SFR/R-3
Opportunity for lot
consolidation 22205209
4094
HOWARD AVE 1949 1 0.218 3
22205207
4072
HOWARD AVE 1925 1 0.165 2 SFR/R-3
Opportunity for lot
consolidation 22205206
4062
HOWARD AVE 1960 1 0.218 3
22205204
4046
HOWARD AVE 1960 1 0.218 3
SFR/R-3
Opportunity for lot
consolidation 22205136
4041
HOWARD AVE 1953 1 0.218 3
22205133
4071
HOWARD AVE 1952 1 0.218 3
22205123
4191
HOWARD AVE 1953 1 0.218 3 SFR/R-3
Opportunity for lot
consolidation 22205122
4201
HOWARD AVE 1953 1 0.218 3
22205119 11141 NOEL 1957 1 0.245 3 SFR/R-3

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Table B-5
Underutilized Land - Apartment Row Neighborhood
APN Address Year
Built
Existing
Units
Acres Net
Capacity1
Existing
Use/Zone/Notes
ST
22205108
4132 GREEN
AVE 1926 1 0.218 3 SFR/R-3
22205105
4092 GREEN
AVE 1961 1 0.218 3 SFR/R-3
22204318
3951

FARQUHAR
AVE 1926 1 0.205 3 SFR/R-3
Opportunity for lot
consolidation
22204317
3941

FARQUHAR
AVE 1948 1 0.207 3
22204312
3901

FARQUHAR
AVE 1959 1 0.207 3 SFR/R-3
22204301
3972
HOWARD AVE 1952 1 0.114 1 SFR/R-3
Total 8.325 119
Notes: 1Net Capacity was determined by multiplying the minimum permitted density of 20 du/ac by the parcel size, then subtracting the number of existing units.

Source: City of Los Alamitos, Community Services Development. ii. Old Town West
The “Old Town West” neighborhood is generally bounded by Sausalito Avenue to the north, Oak Street to the west, commercial uses fronting on Katella Avenue to the south and commercial uses fronting on Los Alamitos Boulevard to the east. The area is currently zoned R-3 and the General Plan designation is Multi-Family Residential. The area contains a mixture of multiple family and single-family residential homes.

The area has been transitioning from single family residential to multiple family residential. The parcels below are in already established neighborhoods that present no know environmental or infrastructure constraints. The majority of the single-family units in this area were built in the 1950’s or earlier. The area began redeveloping with multifamily homes in the 1970’s and 1980’s. Single-family residential units continue to be replaced with condominiums and apartments, with construction as recent as 2016.

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Based on the development trends in this neighborhood, the remaining single family residential parcels are likely to redevelop with multifamily residential units.

Underutilized parcels (parcels currently developed with single family homes) with realistic capacity for additional residential units in the Old Town West neighborhood are detailed in Table B-6. These parcels have a total projected net capacity of 113 units with a minimum permitted density of 20 du/ac. There are opportunities to provide at least 16 units per site in at least one area with contiguous parcels through lot consolidation (noted in bold in Table B-6). Zoning for these parcels provides sufficient capacity to accommodate lower income housing, and they can serve as backup sites to meet the RHNA. The sites with a capacity of less than 16 units per site have potential to accommodate units affordable to moderate and above-moderate income households.

Table B-6
Underutilized Land - Old Town West Neighborhood
APN Address Year
Built
Existing
Units
Acres Net
Capacity1
Existing
Use/Zone/Notes
24219101 10742 OAK ST 1953 1 0.235 3 SFR/ R-3
Opportunity for lot
consolidation
24219102 10752 OAK ST 1953 1 0.165 2
24219103 10764 OAK ST 1953 1 0.165 2
24219111 10842 OAK ST 1953 1 0.165 2 SFR/R-3
Opportunity for lot
24219112 10852 OAK ST 1953 1 0.165 2 consolidation
24219113
10851 WALNUT
ST 1953 1 0.155 2 SFR/R-3
24219115
10831 WALNUT
ST 1953 1 0.155 2 SFR/R-3
24219122
10761 WALNUT
ST 1953 1 0.155 2 SFR/R-3
24219124
10741 WALNUT
ST 1953 1 0.224 3 SFR/R-3
24219129 10814 OAK ST 1953 1 0.180 2 SFR/R-3
24219203
10762 WALNUT
ST 1955 1 0.172 2 SFR/R-3
Opportunity for lot
consolidation
24219204
10772 WALNUT
ST 1934 1 0.172 2
24219207
10804 WALNUT
ST 1961 1 0.172 2 SFR/R-3
Opportunity for lot
consolidation 24219208
10812 WALNUT
ST 1953 1 0.172 2
24219215
10791 CHESTNUT
ST 1967 1 0.172 2 SFR/R-3
Opportunity for lot
consolidation 24219216
10781 CHESTNUT
ST 1957 1 0.172 2
24219220
10832 WALNUT
ST 1952 1 0.152 2 SFR/R-3

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Table B-6
Underutilized Land - Old Town West Neighborhood
APN Address Year
Built
Existing
Units
Acres Net
Capacity1
Existing
Use/Zone/Notes
24219306
10802 CHESTNUT
ST 1899 1 0.344 5 SFR/R-3
Opportunity for lot
consolidation 24219307
10842 CHESTNUT
ST 1938 1 0.637 11
24220113
10871 WALNUT
ST 1963 1 0.155 2 SFR/R-3
24220202
10872 WALNUT
ST 1963 1 0.164 2 SFR/R-3
24220215
10931 CHESTNUT
ST 1898 1 0.172 2 SFR/R-3
24220216
10911 CHESTNUT
ST 1898 1 0.344 5 SFR/R-3
24220217
10901 CHESTNUT
ST 1898 1 0.172 2 SFR/R-3
24220218
10891 CHESTNUT
ST 1956 1 0.172 2 SFR/R-3
24220221 3372 FLORISTA ST 1912 1 0.222 3 SFR/R-3
24223106 10672 OAK ST 1950 1 0.202 3 SFR/R-3
24223109 10702 OAK ST 1950 1 0.165 2 SFR/R-3
24223119
10651 WALNUT
ST 1950 1 0.189 2 SFR/R-3
Opportunity for lot
consolidation 24223120
10641 WALNUT
ST 1950 1 0.189 2
24223204
10652 WALNUT
ST 1950 1 0.167 2 SFR/R-3
24223205
10662 WALNUT
ST 1950 1 0.189 2 SFR/R-3
24223207
10682 WALNUT
ST 1950 1 0.189 2 SFR/R-3
Opportunity for lot
consolidation 24223208
10692 WALNUT
ST 1950 1 0.189 2
24223211
10722 WALNUT
ST 1950 1 0.181 2 SFR/R-3
24223213
10711 CHESTNUT
ST 1950 1 0.189 2
SFR/R-3
Opportunity for lot
consolidation
24223214
10701 CHESTNUT
ST 1950 1 0.161 2
24223215
10691 CHESTNUT
ST 1950 1 0.189 2
24223217
10671 CHESTNUT
ST 1950 1 0.189 2
SFR/R-3
Opportunity for lot

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Table B-6
Underutilized Land - Old Town West Neighborhood
APN Address Year
Built
Existing
Units
Acres Net
Capacity1
Existing
Use/Zone/Notes
24223219
10651 CHESTNUT
ST 1950 1 0.189 2
consolidation
24223221
10631 CHESTNUT
ST 1950 1 0.161 2 SFR/R-3
24223305
10662 CHESTNUT
ST 1950 1 0.189 2
SFR/R-3
Opportunity for lot
consolidation
24223306
10672 CHESTNUT
ST 1950 1 0.189 2
24223310
10712 CHESTNUT
ST 1950 1 0.189 2
24223311
10722 CHESTNUT
ST 1950 1 0.180 2
24223327
10682 CHESTNUT
ST 1950 1 0.186 2
24223328
10702 CHESTNUT
ST 1950 1 0.186 2
Total 9.187 113
Notes:
1Net Capacity was determined by multiplying the minimum permitted density of 20 du/ac by the parcel size, then subtracting the number of existing units.

Source: City of Los Alamitos, Community Services Development.

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B. Preservation of Assisted Units At-Risk of Conversion State law requires analysis of assisted housing units eligible to convert from incomerestricted to market-rate housing during the 2021-2029 planning period and within ten years of the start of the planning period (2039). Assisted housing units are multifamily rental units that receive (or have received) government assistance under federal, state and/or local programs including tax-credits, density bonuses and federal or state loans.

The City does not have any assisted housing units that are eligible to convert from income-restricted to market-rate during the planning period or within ten years of the start of the period (by 2039). As discussed in detail in Chapter 2 and Appendix D, the City has one affordable housing community for seniors aged 62 and over. Klein Manor offers 71 apartment units including studios and one-bedroom units, as well as a few accessible units for the sensory/mobility impaired. Klein Manor is subsidized by the Housing Choice Voucher Program Section 8 and charges approximately 30% of the resident income for rent. Klein Manor is operated by the Retirement Housing Foundation and does not have an expiration date for its affordability (Section 8 rentals).

Therefore, the City has no units at risk of conversion to non-affordable status.

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APPENDIX AC

REVIEW OF PAST PERFORMANCE
The following Table describes the City’s progress in meeting its policy actions during the 2014-2021 planning period. The impact of these actions on special needs households, including seniors, persons with disabilities and the homeless, is addressed in each assessment.

Table C-1
Review of 2014-2021 Housing Element Past Performance: Goals and Policies Goal/Policy Progress in Implementation

1. Maintenance and Rehabilitation of Housing Stock:

Policy Action:

1.1 Continued Proactive Code
Enforcement Activities
The City’s Code Enforcement Division continues to respond to complaints regarding code violations on private property and assists in promoting maintenance of existing housing. While rehabilitation programs have discontinued at the county level, the City should consider providing property owners
informational materials on the federal Title I Property Improvement Loan Program and nonprofit housing
organizations such as Habitat for Humanity. This policy action will be continued with modifications.

1.2 Encourage at least three
residents to apply for the Single
Family Rehabilitation Loan
Program.

In the last five years (2016 to 2021), the City's Code
Enforcement Division has issued 246 citations to single family homes and 112 citations to multi-family units related to substandard building/property conditions such as plumbing, roof damage, electrical, building, windows, lack of heating, or property maintenance issues. These property owners were not known to use any financial assistance for the required repairs.

While the County of Orange Single-Family Rehabilitation Loan Program discontinued during the 2014-2021 planning period, the City has posted information on its website and refers interested parties to the Section 504 Home Repair program, which provides loans to very-low-income homeowners to
repair, improve or modernize their homes or grants to elderly very-low-income homeowners to remove health and safety
hazards. This policy action will be continued with
modifications.

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Table C-1
Review of 2014-2021 Housing Element Past Performance: Goals and Policies Goal/Policy Progress in Implementation

1.3 Encourage use of Mobile
Home Exterior Grant Program
The County of Orange Mobile Home Exterior Grant Program discontinued in 2014. This policy action will be removed.

1.4 Resident involvement in
neighborhood enhancement
The City’s Neighborhood Preservation Division (Code
Enforcement) informally monitors housing conditions
throughout the City. The City Pride Awards were discontinued before the 2014-2021 planning period. This policy action will be removed. The City will continue to advocate for
neighborhood enhancement on its website and outreach
materials and engage residents in enforcement of Policy Actions 1.1 and 1.5.

1.5 Encourage and facilitate
rehabilitation of multifamily
dwellings
The City conducted a fee study in 2017. However, City Council did not adopt any incentives for rehabilitation of multifamily dwellings. The current permit fees are comparative to
neighboring cities and do not constitute an abnormal barrier to rehabilitation. City Council will consider incentive/bonus on a case-by-case basis for rehabilitation of affordable housing.

This policy action will be continued with modifications.

2. Preserve Housing Costs Affordability

2.1 Continue to monitor "at risk"
units
Although once thought of as "at risk" of losing affordability covenants, Klein Manor's 71 units of affordable housing are currently subsidized by the Housing Choice Voucher Program Section 8 and will continue to be affordable with no expiration date yet. This policy action will be continued.

2.2 14 Section 8 Housing Choice
Vouchers
Although much funding for this program has been reduced, the City's Development Services Department continues to refer residents in need of assistance to this program. The City has not received any inquiry on Section 8 during the last planning period. This policy action will be continued into the next planning period.

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Table C-1
Review of 2014-2021 Housing Element Past Performance: Goals and Policies Goal/Policy Progress in Implementation

2.3 Encourage participation in
energy conservation incentive
programs
The City continues to require all residential construction to comply with the energy conservation requirements of Title 24.

The City ensures compliance through the building permit plan check and inspection process. Since 2020 the City of Los Alamitos implemented a flat rate fee of four hundred fifty ($450) for Planning Review and Building Permits for solar panel installation under 15 kW and an additional $15 per kW above 15 kW. During the 2014-2021 planning period, 198
permits have been issued for single family dwellings and 3 were issued for multi-family dwellings.

The City Council considered reinstating the permit rebate program for 2017 which reimbursed 100% of permits to
parties whom purchased from Los Alamitos Businesses. This program was not approved and has been discontinued since 2012.

This policy action will be continued with modifications.

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Table C-1
Review of 2014-2021 Housing Element Past Performance: Goals and Policies Goal/Policy Progress in Implementation

3. Equal Housing Opportunity

3.1 Housing for Persons with
Disabilities
The City maintains a Reasonable Accommodation Ordinance in accordance with state law. Los Alamitos Municipal Code
Section 17.42 explains reasonable accommodation procedures.

The City did not adopt any incentive for special needs housing.

Future requests from developers will be considered on a caseby-case basis. This policy action will be continued with modifications.

3.2 Fair Housing Information and
Referrals
The City continues to refer fair housing related inquiries to the Fair Housing Council of Orange County. The City did not receive any such inquiries in 2014-2021. This policy action will be continued into the next planning period.

4. Adequate Housing Supply

4.1 Encourage development of
lower and moderate income
housing units.

The City continues to encourage developers to provide rental housing for families with children, but has not developed a specific encouragement or incentive program.

The City continues to encourage additional housing
opportunities for special needs, lower income and moderate income households; however, no specific programs or funding sources have been utilized. During the Planning Period, Precious Life Shelter, a shelter for homeless women
demolished an existing 2-bedroom house and constructed two apartment buildings with two units each.

During 2017-2020, the City updated its Zoning Code to allow accessory dwelling units and junior accessory dwelling units in all residential zones by right per state law.

In 2019, the City updated its Zoning Code density bonuses for development of low and moderate income housing pursuant to State law. No density bonus was applied for or granted during 2014-2021. This policy action will be continued with
modifications.

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Table C-1
Review of 2014-2021 Housing Element Past Performance: Goals and Policies Goal/Policy Progress in Implementation

4.2 Encourage and facilitate lot
consolidation
The City has not been in a financial position to incentivize lot consolidation but will consider potential incentives that will encourage lot consolidation in the Old Town West
neighborhood. This policy action will be continued with modifications.

4.3 Monitor multi-family
development fees and establish
strategies as appropriate
The City of Los Alamitos currently does not impose obtrusive development fees upon residential development. The City's only fees are park fees and traffic impact fees where
applicable. Fees that occur in most cities such as library fees, pool fees, public facility fees do not exist in the City of Los Alamitos. The City continues to monitor such fees for their reasonableness. This policy action will be continued into the next planning period.

5. Coordinated Housing Efforts

5.1 Dissemination of Housing
Program Information
The City posts housing programs and resources at different government levels and from outside organizations on its website, through Housing Assistance Links under the Planning Division page. This policy action has been successful and will be continued into the next planning period.

5.2 Obtain external funds for
housing
The City's Development Services Department continues to seek external funding sources for various housing programs. The City received multiple grants during 2014-2021: CDBG-CV – CARES Act was used for annual shared costs for homeless shelters (North Orange County Service Planning Area); LEAP Grant is used for Housing Element update; SB2 Planning Grant is used for Town Center Mixed Use Zone Strategic Plan; and SCAG Sustainability Grant is used for Active Transportation Plan. This policy action will be continued into the next planning period.

5.3 Housing for workers
employed in Los Alamitos
The City continues to position itself within the development community as a place to live, work, and learn. The
development of new housing units has been primarily initiated by private developers. The top employers in the City have not changed substantially, and employment housing is not an issue under current conditions. This policy action will be removed.

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Table C-1
Review of 2014-2021 Housing Element Past Performance: Goals and Policies Goal/Policy Progress in Implementation

5.4 Increase Partnerships and
coordination with Developers and
Outside Agencies
The City continues to work with the development community to develop innovative land use techniques such as mobile homes on a permanent foundation and accessory dwelling
units in all residential zones. The City has a mixed-use overlay zoning distraction (-TCMU or Town Center) which allows multifamily dwelling integrated into a project as either horizontal or vertical mixed use, but not as a stand-alone use. The City did not conduct outreach to affordable housing developers during 2014-2021. The City will update outreach materials and seek partnerships during planning processes including the Town Center Mixed Use Strategic Plan. This policy action will be continued into the next planning period.

5.5 Promote Community
Participation
The City of Los Alamitos continues to promote participation in policy related decisions through public noticing, advertising in local newspapers, community forums and public hearings. This policy action will be continued into the next planning period.

5.6 Promote Affordable Housing
In 2014, the City passed Ordinance No.14-07 which removed the CUP requirement for affordable housing. As of June 2021, affordable housing is no longer a standalone/specified use in Table 2-02: Allowed Uses and Permit Requirements for
Residential Zones (LAMC 17.08.020). Affordable housing is a by-right use subject to the same requirements as other
residential uses allowed in each zone. This policy action has been completed.

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Table C-2
Review of 2014-2021 Housing Element Past Performance: Quantified Objectives
Objective Progress in Implementation
New Construction:

Very Low: 14
Low: 10
Moderate: 11
Above Moderate: 26
Total: 61
Very Low: 0
Low: 0
Moderate and Above Moderate: 66
Total: 66
Rehabilitation:

Information not available
The rehabilitation grant and loan programs have
discontinued at the County of Orange and are
available through federal programs such as the
Title I Property Improvement Loan Program and
Section 504 Home Repair Program. The City does
not have records of the number of households
assisted through the programs.

During the 2014-2021 planning period, the City made efforts to meet the housing needs of special needs populations such as the elderly, persons with disabilities, large households, female headed households, and persons experiencing homelessness through continued proactive code enforcement activities (Policy Action 1.1), encouraging residents to apply for the Orange SingleFamily Rehabilitation Loan Program and the Mobile Home Exterior Grant Program (Policy Action

1.2 & 1.3), involving residents in neighborhood enhancement (Policy Action 1.4), and facilitating rehabilitation and development of multifamily dwellings through fee study and monitoring (Policy Action 1.5 and 4.3). Specifically, the City monitored “at risk” units at Klein Manor (Policy Action 2.1), which is now subsidized by the Section 8 vouchers without an expiration date, benefiting senior, low-income residents. The City maintained a Reasonable Accommodation Ordinance in accordance with state law (Policy Action 3.1) to meet the needs of persons with disabilities. The City was also ready to refer residents in need to the Section 8 vouchers program (Policy Action 2.2) and the Fair Housing Council of Orange County (Policy Action 3.2). The City continued to encourage developers to provide rental housing for families with children and other special need groups by providing density bonuses and facilitating lot consolidation (Policy Action 4.1 and 4.2). During the last planning period, Precious Life Shelter, a shelter for homeless women demolished an existing 2-bedroom house and constructed two apartment buildings with two units each. The City used funding under the CDBG-CV – CARES Act for annual shared costs for homeless shelters (North Orange County Service Planning Area) (Policy Action 5.2). The City used LEAP Grant for Housing Element update, SB2 Planning Grant is used for Town Center Mixed Use Zone Strategic Plan, and SCAG Sustainability Grant for Active Transportation Plan, all of which will increase housing opportunities for special needs groups and improve infrastructure in the community. The City worked with the development community to develop innovative land use techniques such as mobile homes on a permanent foundation and accessory dwelling units

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in all residential zones to increase housing choices for special needs populations (Policy Action

5.4). The City also removed the CUP requirement for affordable housing in 2014 (Policy Action

5.6).

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APPENDIX AD

ASSESSMENT OF FAIR HOUSING
AB 686 requires that all housing elements due on or after January 1, 2021, contain an Assessment of Fair Housing (AFH) consistent with the core elements of the analysis required by the federal Affirmatively Furthering Fair Housing (AFFH) Final Rule of July 16, 2015.

Under state law, AFFH means “taking meaningful actions, in addition to combatting discrimination, that overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity based on protected characteristics.”
The City has completed the following:
• Include a Program that Affirmatively Furthers Fair Housing and Promotes Housing Opportunities throughout the Community for Protected Classes (applies to housing elements beginning January 1, 2019).
• Conduct an Assessment of Fair Housing, which includes a summary of fair housing issues, an analysis of available federal, state, and local data and local knowledge to identify fair housing issues, and an assessment of the contributing factors for the fair housing issues.
• Prepare the Housing Element Land Inventory and Identification of Sites through the lens of Affirmatively Furthering Fair Housing.

To comply with AB 686, the City has completed the following outreach and analysis.

A. Outreach
As discussed in Appendix A, Community Outreach of this Housing Element, the City held a community workshop and hearings. The City made concerted efforts to reach all segments of the population for input into the Housing Element update. The community workshop was held on August 25, 2021, at which time participants generally asked questions about the City’s responsibilities and future housing needs, and also discussed the upcoming Town Center Strategic Plan, which will incorporate inclusionary housing requirements for the parcels located within its boundary. Following the workshop, the

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Housing Element update was posted on the City’s website for public review and comment. The public review period and upcoming hearings for the Housing Element Update was announced through a City-wide mailing to all residents, posting of notices on the City’s website and in the newspaper, and announcements on social media.

Following the public review period, the Planning Commission and City Council held hearings on the Housing Element. Three people attended the Planning Commission hearing on October 27, 2021, and two of them (father and son) voiced concerns over affordable housing. City staff and the consultant explained the details of anticipated affordable housing development in the City and emphasized the prospective benefits to City residents. Comments received through the outreach activities have been considered in the development of the Housing Policy Program.

Moving forward, the City is committed to fair housing targeted outreach by conducting annual reviews of its policies and zoning laws relating to fair housing and reaching out to the community through surveys and workshops as appropriate. The outreach efforts will be advertised via multiple channels, such as City email newsletter, posting at City website, print material at City Hall, local community centers, and social media to reach all segments of the community and encourage their input (Policy Action 3.6).

B. Assessment of Fair Housing
Section 65583 (10)(A)(ii) requires the City of Los Alamitos to analyze areas of segregation, racially or ethnically concentrated areas of poverty, disparities in access to opportunity, and disproportionate housing needs, including displacement risk. The 2021 California Department of Housing and Community Development (HCD) and the California Tax Credit Allocation Committee (TCAC) Opportunity Areas are rated by a composite score of resource levels in the following aspects: access to effective educational opportunities for both children and adults, low concentration of poverty, low levels of environmental pollutants, and high levels of employment and close proximity to jobs, among others. High and highest resource areas are those with high index scores for a variety of educational, environmental, and economic indicators. These indicators include access to effective educational opportunities for both children and adults, low levels of environmental pollutants, high levels of employment and close proximity to jobs, and low concentration of poverty, among others.

According to Figure D-1, TCAC Opportunity Areas, the majority of the City is considered “High Resource” and the western strip is considered “Highest Resource.” The block north of Katella Avenue and east of Bloomfield Street is considered “Moderate

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Resource.” TCAC and HCD did not designate any portion of the City of Los Alamitos as a “Low Resource” area which typically has the most limited access to all resources.

Areas of high segregation and poverty are those that have an overrepresentation of people of color compared to the County, and at least 30% of the population in these areas is below the federal poverty line ($26,500 annually for a family of four in 2021).

There is no “High Segregation and Poverty” area in or adjacent to the City of Los Alamitos (Figure D-1). The closest “High Segregation and Poverty” area is found in the City of Garden Grove and located approximately 3.8 miles to the east of Los Alamitos.

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Figure D-1. TCAC Opportunity Areas

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1. Integration and Segregation Patterns
To assess patterns of segregation and integration, the City analyzed four characteristics:
race and ethnicity, disability, income, and familial status. a. Race and Ethnicity
The diversity index was used to compare the racial and ethnic diversity within the City and surrounding communities. Diversity Index ratings range from 0 to 100, where higher numbers indicate higher diversity among the measured groups. As shown in Figure D-2, Diversity Index, the majority of the City has a mid-range diversity rating (55-70). Portions of the northern City have a relatively higher diversity rating of 70-85 on TCAC’s diversity index. Along the western City boundary is an area with a slightly lower diversity rating of

52.1. Areas immediately adjacent to the City have similar diversity ratings to within City limits. Higher Diversity ratings (>85) are seen in the City of Hawaiian Gardens in Los Angeles County to the north, the cities of Cypress, Garden Grove, and Westminster to the northeast, east and southeast in Orange County, respectively. According to the 2015–2019 American Community Survey, less than half (47.6%) of Los Alamitos residents identify as White, non-Hispanic. In comparison, only less than 20% of the residents to the east in City of Garden Grove (58.6%) and about a third (36.3%) to the north in City of Cypress identify as White, non-Hispanic because they have bigger Asian/Hispanic groups. There are no racially or ethnically concentrated areas of poverty (“R/ECAP’s”, HUD, 2009-2013) in or adjacent to Los Alamitos, the nearest R/ECAP being in the City of Long Beach in Los Angeles County to the southwest. There are several Asian/Hispanic Majority tracts in the cities of Hawaiian Gardens, Cypress, Garden Grove and Westminster that overlap with higher diversity ratings (>85). The City is actively pursuing affordable housing development opportunities throughout the City, as identified in Policy Actions 4.1 and 4.2. The City will also expand housing options and availability in high resource areas through a pilot program for ADUs and JADUs (Policy Action 4.7) and zoning changes to allow higher densities (Policy Actions 4.4 and 4.5).

These programs can help promote a racially and ethnically integrated community.

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Figure D-2. Diversity Index

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HCD has not published the adjusted Racially Concentrated Areas of Affluence (RCAA) methodology for California as of August 2021. While no data has been released on RCAA, the national metric may be referenced for general considerations here: RCAA is defined as census tracts where 1) 80% or more of the population is white, and 2) the median household income is $125,000 or greater (slightly more than double the national the median household income in 2016). As shown in Figure D-3, Median Income, much of the City area (Census Tract 1100.15 and part of Census Tract 1101.08) has median income greater than $125,000. Census data reveals that these areas have no more than 70% white population that is not Hispanic. Therefore, these areas do not have the potential to be a RCAA. Within both tracts, the City is looking to develop affordable housing in the Town Center Mixed Use Strategic Plan and along the southern City boundary on Lampson Avenue (Policy Actions 4.4 and 4.5). b. Disability
In 2014, only two blocks along Katella Avenue in the central City had a population with disability percentage higher than 10% (but lower than 20%). According to the 2015– 2019 ACS, most of the City had a population with disability percentage between 10% and 20%. This may be associated with a slowly aging population. From 2010 to 2019, Los Alamitos experienced growth in the Retirement (55-64 years) and Senior Citizen (65 years and over) populations, while the populations of other age groups somewhat declined. The median age increase from 38.7 years in 2010 to 39.7 years in 2018 may also suggest a slow aging trend, though the change is limited. The City complies with all requirements of the Americans with Disabilities Act and California Building Code to provide accessible and “barrier free” units for disabled residents through reasonable accommodation procedures as explained in Los Alamitos Municipal Code Section 17.42.

Therefore, despite an overall slight increase in the population with a disability, and a potentially continuing aging trend in the City’s residents, they appear to be well integrated in the community and have equal access to all housing and economic opportunities.
c. Income
The City also assessed the concentrations of households below the poverty line across the City to analyze access to adequate housing and jobs. As shown in Figures D-3 and D4, the majority of the City has a low percentage of residents (<10%) who fall below the poverty line ($26,500 for a family of four in 2021), and one area south of Katella Avenue (Census Tract 1100.14) has a slightly higher percentage (12.6%) of residents who fall below the poverty line.

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Figure D-3. Median Income (2019)

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Figure D-4. Poverty Status

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In 2014, in addition to Tract 1100.14, the majority of the northern City (north of Katella Avenue) also had slightly higher than 10% of residents who fall below the poverty line.

As shown in Table 2-21 of this Housing Element, the City of Los Alamitos has a vacancy rate of less than 3.3% for all housing units, and the American Community Survey (2019) estimated vacancy rates at 1.4% for rental units and 1.6% for ownership units. These vacancy rates are very low and could suggest limited room for mobility and high demand for affordable units.

Although Los Alamitos does not appear to have any Racially Concentrated Areas of Affluence, compared to the neighboring cities of Cypress, Garden Grove, Seal Beach, and Westminster in Orange County and Long Beach and Hawaiian Gardens in Los Angeles County, Los Alamitos has predominantly higher income (median household income greater than $125,000 or at least $87,100) and is a predominantly High Resource area (TCAC Opportunity Areas 2021). This is evidenced by the predominantly low ratio of population below poverty compared to the neighboring cities. To promote an inclusive community with enhanced housing mobility and a variety of housing opportunities, the City is actively facilitating affordable housing development in the highest income and High Resource areas through rezoning and other incentives/bonuses as well as encouraging ADUs/JADUs to further expand housing choice beyond its RHNA allocation.
d. Familial Status
The City of Los Alamitos has less than 20% of population 18 years and over living alone, and between 40% and 60% of population 18 years and over living with spouse. In the southern City (Census Tract 1100.15), over 80% of children live in married-couple households; in the northern City, between 60% and 80% of children live in marriedcouple households. In two northern tracts (1101.08 and 1100.14), there are 20% to 40% of children that live in female-headed single-parent households. These data indicate a popular demand for units with at least two bedrooms; while such units are abundant in the City (over 89% of either owner- or renter-occupied units, or combined), affordability may be an issue as suggested by overpayment described below. There is likely a need for more affordable housing units to meet population needs. e. City History and Policy Background
The Southern California basin, including Los Alamitos, was home to the Puvu Indians for at least centuries before the arrival of Spanish colonists. Los Alamitos was among the land held in trust for the Indians by missionaries, but soon became private property passed down in the hands of militant/political and business persons. The township of

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Los Alamitos was forming at the turn of the 20th century, which mainly hosted the first sugar refinery in Southern California. With the prospering sugar mill, worker housing and recreation buildings, schools, farms, and other businesses came to town, which had thrown back to the typical wild west style. Reagan Street, Katella Avenue and Los Alamitos Boulevard were the earliest thoroughfares. The sugar mill eventually died down after the 1929 depression, and in 1941, the US Navy moved its training field for aircraft from Terminal Island to Los Alamitos and commissioned a 1,300-acre tract. The air base was used as a reserve training field except in war times, now known as the Joint Forces Training Base for all branches of the military. The base kept bringing new settlers and businesses into Los Alamitos and revived the country town. Los Alamitos became a chartered city in 1960.

Modern residential development started with the Carrier Row neighborhood since the 1940s where former military personnel settled. Home construction gradually picked up throughout the 1950s in and around neighborhoods such as the Old Town West. More residential subdivisions followed in the City after the success of Rossmoor in the 1960s, a community closely linked to Los Alamitos. The Joint Forces Training Base takes up 48 percent of the City’s mere 4.3 square miles, and the rest of the City is fitted with a snug mix of houses, apartments, businesses, public/institutional uses and open space. As nearly all the City land is developed, zoning laws have kept out any new heavy manufacturing or industrial uses. The City takes pride in its small town ambience with quality recreational and park facilities, outstanding schools, and excellent service from its police department and Chamber of Commerce.

On the Neighborhood Segregation Map by UC Berkeley (2019), the City north of and including Tract 1100.14 is identified as a 3-group mixed neighborhood (Asian-LatinxWhite), and the southern City is a Latinx-White neighborhood. The City does not have a large African American population (e.g. 6.2% of total City population in 2019) or cultural presence/heritage. In contrast to larger municipalities in Southern California such as Long Beach and Los Angeles, the City of Los Alamitos does not have a history of redlining or other discriminating policies that contribute to segregation. Being a very small and young city, the neighborhoods were built in a relatively short periods with a strong WWII veteran legacy. The City’s housing stock and demographics are a result of market conditions, with such advantages as its strategic location at the crossroads of two major freeways (Interstate 405/605), rather than any strong local/regional policy influences.

With the constraint of minimal vacant land, the City prioritizes on redevelopment potential and encourages mixed use and mixed-income residential development to revive the Town Center neighborhood, as envisioned in the Town Center Strategic Plan.

The provision of affordable housing in the Town Center and southern City will help improve housing mobility and promote a more inclusive community.

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f. Assessment and Actions
Given the factors discussed above, there is no evidence of segregation based on disability, and barely any based on income in the City, although there exists opportunity to improve economic and racial integration within Los Alamitos. As shown in Figures D-3 and D-4, concentrations of lower income households are more prevalent in surrounding jurisdictions than Los Alamitos. The cities of Hawaiian Gardens and Garden Grove to the north and east have more areas with over 10% of population living below the poverty line compared to Los Alamitos. In Orange County, the cities of Anaheim, Fullerton, Garden Grove, Costa Mesa, Irvine, Placentia, and Santa Ana all have areas with over 30% of the population living below the poverty line. With a median income higher than the state level in 2019 ($88,729 in Los Alamitos; $75,235 in California, 2015-2019 ACS), the City is not considered disadvantaged economically (median income is 80% or less than the statewide average), although one area along the northwestern City boundary (Block Group 3, Census Tract 1101.08) is below the threshold. In Census Tracts 1101.08 and 1100.14, over half of the population have low to moderate incomes. Concentrations of households with similar incomes may suggest a uniform local development pattern and need for more varied housing stock. Improving availability and distribution of affordable housing will encourage a more economically diverse community. To that end, the Sites Summary (Appendix B) includes lands in the northwest and central portions of the City (Tracts 1101.08 and 1100.14), to encourage diversity throughout the City’s residential neighborhoods.

As shown in Figure D-5, Job Proximity Index, the western City is in medium proximity to employment opportunities (Jobs Proximity Index between 40 and 60), and the eastern City boundary has a higher Jobs Proximity Index of 60-80. In contrast to the TCAC Opportunity Areas (Figure D-1), this suggests that access to jobs may not be the single driving factor behind the concentration of lower income households, but more likely the type of jobs and housing available and other socioeconomic factors.

The City has been actively planning for future development and redevelopment to increase local employment opportunities and housing stock. With the help of an SB 2 Planning Grant, the City is developing a Los Alamitos Town Center Strategic Plan for the area generally around Katella Avenue & Los Alamitos Boulevard. The Strategic Plan aims to increase economic potential, create a destination with amenities for all population sectors, and promote a sense of community through incorporation of mixed use development, improvements on bike and pedestrian infrastructure, and designing high quality gathering places. Using funding provided by the Southern California Association of Governments’ (SCAG) Compass Blueprint Program, the City prepared a Katella + Los Alamitos Commercial Corridors Plan, which provided commercial design guidelines and

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economic development strategies to enhance the City’s two main corridors in image, amenities and economic potential. Future developments and redevelopments under these plans will diversify and increase local job opportunities for the Town Center area, and improve job proximity for lower income populations along Katella Avenue.

The City offers assistance to two local non-profit organizations, the Youth Center and the Los Alamitos Museum Association, by providing City buildings for their use, cleaning and maintenance support, and including them in the quarterly Recreation brochure mailed to City residents to enrich cultural and educational opportunities for families and beyond. The City leads the Serve Los Al Committee which serves as a monthly networking avenue for many local non-profit organizations, runs an annual volunteer event (Serve Los Al) and quarterly donation drives (toy drive, back to school supplies, etc.).

The City also assisted in the establishment of the Los Alamitos Senior Club, a non-profit entity that provides networking and programs to the 50+ population. The Club hosts various activities (e.g. exercise classes, Senior Lunch, Bingo, Senior Grocery Program) using facilities at the Community Center. The City offers staff support to assist with their monthly newsletter and meeting agenda/minutes.

The City’s Recreation & Community Services Department partners with the Special Olympics Southern California to offer programming for individuals with intellectual disabilities. Currently, the City offers a tennis program and basketball program.

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Figure D-5. Jobs Proximity Index

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Recently, the City realized that the COVID-19 pandemic can disproportionately affect potentially disadvantaged persons and households. The City implemented several programs to help senior residents and coordinated with outside organizations to distribute grants to assist small businesses. Since April 2020, the City’s Recreation & Community Services Department provides free groceries to adults 60 years and older at the Los Alamitos Community Center every Tuesday. Up to 120 participants are served at each distribution. The City also coordinated with agencies and organizations such as the county government and Small Business Association to offer various loan and grant programs including the California Relief Grant, The Restaurant Revitalization Fund, OC Emergency Rental Assistance Program, COVID-19 Layoff Aversion Support Fund Program and SafeDineOC Restaurant Program. In 2020, the City accepted applications for the Emergency Relief Small Business Grant Program in two phases, which ultimately awarded $5,000 grants to 52 businesses. City staff coordinated with managers of the program, the Small Business Development Center (SBDC), to contact businesses to encourage application and assist with submittal and application review to confirm eligibility. In addition, the City regularly pushed out information for grant/loan opportunities offered by other entities via social media and email to those individuals subscribed to the City’s weekly email blast. These programs help preserve jobs and reduce potential impacts to households that may suffer from unemployment during the pandemic.

The City actively promotes multi-modal transportation through planning. The City just completed its Active Transportation Plan (ATP, 2021), which based on local and regional planning documents, recommended pedestrian and bicycle treatments along 18 routes including the main corridors, Katella Avenue and Los Alamitos Boulevard, with detailed design guidelines. Implementation of the ATP will achieve myriad environmental, health, and economic benefits and also enhance the equity and mobility in the City.

2. Access to Opportunity
The TCAC Opportunity Areas identified in Figure D-1 were reviewed by the City, and one potentially inaccurate designation was identified. The western strip of the City is categorized as “Highest Resource” by TCAC/HCD, which contains the Los Alamitos Channel and Interstate 605 and has no development potential. Also, the area identified as “Moderate Resource” is in Census Tract 1101.13 which primarily falls within the City of Cypress’ boundaries, and thus data for this tract may not accurately describe the portion in the City of Los Alamitos. The Los Alamitos portion of Tract 1101.13 consists of institutional/public, commercial and industrial developments. The Cypress portion consists of residential, commercial and institutional developments. Tract 1101.13 is primarily built out; in the Los Alamitos portion, the property in the northwestern corner

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of Lexington Drive & Katella Avenue is underutilized and part of the property is identified for future housing development (see Sites 5a and 5b, Figure B-1).

In addition to the Composite Score of TCAC Opportunity Areas shown in Figure D-1, the City also analyzed individual scores for economic, education and environmental domains. The northern City (north of Katella Avenue) scores the highest in the economic domain (>0.75), which indicates more positive economic outcome. A small area in the northwestern corner scores lower (0.25-0.50, relatively less positive economic outcome) than the adjacent areas, likely due to its location in a tract (1101.17) that falls primarily in the City of Cypress. Tract 1100.14 south of Katella Avenue has a lower score of 0.43, while the southern City has a relatively high score of 0.73. Overall, the City has comparable or better economic outcomes in comparison to the neighboring jurisdictions.

The majority of the City scores the highest (>0.75) in the education domain, which indicates more positive education outcomes. The exception is the small area in the northwest corner of Ball Road & Bloomfield Street (located in Tract 1101.17) and the block north of Katella Avenue and east of Bloomfield Street (located in Tract 1101.13).

The area in Tract 1101.17 scores 0.73 in the education domain, which is close to the bulk of the City. It is unclear why the block in Tract 1101.13 scores lower (0.44), because it contains an elementary school and middle school and no residential uses. Similar to other indices discussed above, the lower education score applies to the entire Tract 1101.13, which contains several residential areas in the City of Cypress and may not represent the Los Alamitos portion well. Overall, the City has comparable or better education outcomes in comparison to the neighboring jurisdictions.

The majority of the City scores the lowest in the environmental domain (<0.25), with the exception of the northwestern area in Tract 1101.17 (scores 0.58), the block in Tract 1101.13 (scores 0.32), and Tract 1100.14 (scores 0.32). These lower scores indicate less positive environmental outcomes, which are comparable to the City of Seal Beach to the south, but lower than other neighboring cities including Hawaiian Gardens, Cypress, Stanton, Westminster, and Garden Grove. Without more data and evidence, one speculative cause for the lower environmental scores in Los Alamitos and Seal Beach may be the Joint Forces Training Center and Naval Weapons Station.

The City’s mid to higher range Jobs Proximity Index scores may be a benefit of the Joint Forces Training Center, as similar scores are observed in Seal Beach with the Naval Weapons Station. In contrast, the neighboring cities of Cypress, Garden Grove, Westminster, and Hawaiian Gardens all have areas with the lowest scores (<20, furthest proximity). Currently, the western City has relatively lower Jobs Proximity Index scores

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(40-60); the segregation and integration assessment also finds that certain areas in the western City have more lower income households. As noted, these areas will benefit from new development and redevelopment facilitated by the Los Alamitos Town Center Strategic Plan and the Katella + Los Alamitos Commercial Corridors Plan. These plans will facilitate better infrastructure and amenities in the Town Center and along Katella Avenue and Los Alamitos Boulevard, and provide higher residential densities than currently allowed in these areas, thereby providing a variety of housing products affordable to lower income households.

According to HUD data on version 3.0 of the Location Affordability Index (LAI), the City generally exhibits a homogenous pattern for transit cost and trips. For both owners and renters, the transit cost and trips are generally in the low range compared to the surrounding areas, except Tract 1100.14, which has slightly higher values for both transit cost and trips. This pattern is consistent with the relatively high Jobs Proximity Index scores in the City. The Orange County AI analyzed the low transportation cost index, for which higher scores indicate greater access to low cost transportation. There are no significant disparities between racial/ethnic groups in the low transportation cost index in most jurisdictions in Orange County, which is similar for the transit index score.

As discussed above, new jobs and development opportunities facilitated by the Los Alamitos Town Center Strategic Plan and the Katella + Los Alamitos Commercial Corridors Plan could help lower the transit cost and trips for residents in Tract 1100.14 which is southwest of Katella Avenue and Los Alamitos Boulevard.

In summary, these findings may suggest that in the western City, including the Town Center area, jobs that are near housing may not meet the needs of the residents located there, creating a jobs/housing imbalance and lower job proximity. In addition, someone may be able to both work and live in an area with a good number of jobs; however, they may still only be able to access positions with low wages and find it hard to afford housing costs.

Currently, there is one affordable housing development in Los Alamitos for seniors aged 62 and over. Klein Manor, located in the northeast corner of Bloomfield Street & Katella Avenue, offers 71 apartment units including studios and one-bedroom units, as well as a few accessible units for the sensory/mobility impaired. Klein Manor is subsidized by the Housing Choice Voucher Program (Section 8) and charges approximately 30% of the resident income for rent. Klein Manor is located within walking distance of Laurel Park, hospitals and dental clinics, restaurants, retail and personal services along Katella Avenue. A bus stop served by OC Bus Route 50 is located just south of the community on Katella Avenue. Klein Manor is operated by the Retirement Housing Foundation and does not have an expiration date for its affordability (Section 8 rentals).

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The lack of more affordable housing projects in the City is partly due to lack of City funding to develop or subsidize affordable housing. The City is taking a new approach on future affordable housing projects. Similar to many projects/cities in Southern California, the City will leverage City-owned lands and seek partnership with affordable housing developers. The developers will have access to Tax Credit and other programs through state and federal agencies and compete for these funds.

As described in the Land Resources section (Appendix B) of the Housing Element, the City is seeking development opportunities for the Arrowhead and Lampson Avenue properties to provide affordable housing. The City is also developing the Town Center Strategic Plan to encourage affordable housing in the Town Center, a high resource area. The Strategic Plan will allow up to 60 units per acre on certain sites and envisions mixed use developments to revive the town center, increase job opportunities and improve the jobs/housing balance.

The City has included Policy Action 4.7 to encourage diversity in housing choices in high opportunity areas such as Accessory Dwelling Units (ADUs) and Junior ADUs (JADUs).

The City is also removing barriers to a variety of housing choices through zoning modification and creating a new zone to apply to certain high opportunity areas to allow higher densities (Policy Actions 4.4 and 4.5).

3. Disproportionate Housing Need and Displacement Risk
a. Overcrowding
As discussed earlier in the Housing Needs Analysis section (Table 2-30, Chapter 2) of this Housing Element, overcrowding is not a significant issue in the City of Los Alamitos. As of the 2015-2019 ACS, only 4.0% of all occupied units in the City are considered overcrowded, and renter units have a higher percentage (5.7%, 134 units) of overcrowding than owner units (1.9%, 33 units).
b. Homelessness
In 2019, there was one unsheltered homeless person in Los Alamitos according to the PIT Count for Orange County. Two emergency/transitional shelters serve specialized populations including homeless pregnant women and youth in the City. The City diverts the CDBG-CV funding toward annual shared costs for homeless shelters (North Orange County Service Planning Area). The City allows homeless shelters in the P-L-I (Planned Light Industrial) zone (with a CUP for more than 20 beds) and treats transitional and

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supportive housing as a residential use subject only to those requirements of other residential uses in the same zone.
c. Overpayment
The median rent for a two-bedroom unit in Los Alamitos can be out of reach for very low-income renters, and a three-bedroom unit may be unaffordable to a low-income renter. As shown in Figure D-6, overpayment by renters in 2019 was not unique to the City of Los Alamitos and is a chronic issue to be addressed both locally and regionally. As is shown in Table 2-29 (Overpayment by Income Level, 2013-2017), as of the 2013-2017 CHAS, between both renters and owners, 70.4% of lower income households in Los Alamitos pay at least 30% of their income toward housing costs. Regionally, overpayment among renters is especially prevalent (>80%) in an unincorporated area north of the City of Garden Grove, City of Anaheim and City of Santa Fe Springs in Los Angeles County.

The rate of homeowners overpaying for housing is lower at 38.7% of all owner households in Los Alamitos, although the overpaying rate is higher for lower-income owners (47.9 percent). Overpayment increases the risk of displacement for residents who are no longer able to afford their housing costs. Regionally, overpayment among homeowners is generally lower than renters and below 60% for most of western Orange County. As shown in Figure D-7, while the majority of Los Alamitos has a homeowner overpayment rate below 40%, Census Tract 1100.14 in the central City has a higher overpayment rate (61.9%) compared to the neighboring cities of Cypress, Hawaiian Gardens, and Seal Beach. The City has included policy actions under Housing Strategy Area 4 to incentivize development of affordable housing and has included an action in Policy Action 3.3: Active Outreach to connect minority populations to lending programs for homeownership.

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Figure D-6. Overpayment by Renters

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Figure D-7. Overpayment by Home Owners

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d. Age and Condition of Housing Stock
In addition to extensive overpayment, nearly 88% of the housing stock in Los Alamitos is older than 30 years, with over half (56%) over 50 years old. The age of housing often indicates the need for some type of repair or rehabilitation. The City has not conducted a housing conditions survey within the last five years. The Code Enforcement Division monitors the condition of housing stock through proactive and complaint-based code enforcement. On average, the City sees approximately six residential units that require action from Code Enforcement on housing conditions annually. In the last five years (2017 to 2021), the City's Code Enforcement Division has issued 21 citations to single family homes, 10 citations to multi-family units, and one citation to mobile home parks related to substandard building/property conditions such as plumbing, roof damage, electrical, building, windows, HVAC, or property maintenance issues. Most of these property owners made the required repairs without financial assistance. There are around 12 citations pending investigation, inspection, or repair as of January 2022. On average, it is expected that 6 units may need rehabilitation each year, with a cumulative total of 18 units in need at any time. However, based on the recent Code Enforcement records, the City’s housing stock are generally in good conditions; although some need repair and maintenance, it is unlikely to have units that need to be replaced.

According to Code Enforcement Division’s records in 2017 to 2021, nearly half (15) of the 32 citations regarding housing conditions occurred in the Apartment Row neighborhood (Tract 1100.14), with more multi-family units cited than single-family units. Near a quarter (seven) of the citations occurred in Tract 1101.08, which include single-family units and a mobile home park. The remaining several citations were scattered around these tracts in the northern City. This pattern coincides with the findings in this fair housing assessment that Tract 1100.14 is considered vulnerable to urban displacement, has slightly higher percentage (12.6%) of population below poverty compared to the rest of the City (Figure D-4) and higher percentage (51.96%) of population with low to moderate income. The tract also has moderately high overpayment by renters (Figure D-6) and the highest overpayment by owners (Figure D7). These conditions may indicate higher financial burdens for renters and owners to make necessary home repairs and improvements in the Apartment Row neighborhood.

In the upcoming planning cycle, the City will encourage residents to apply for government programs such as Section 504 Home Repair program the federal Title I Property Improvement Loan Program and other rehabilitation programs that may be available from nonprofit housing organizations such as Habitat for Humanity (Policy Action 1.1 and 1.2).

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While much of the housing stock has been deemed to be in decent, suitable condition in the City, the repair costs can be prohibitive such that the owner or renter live in unhealthy, substandard housing conditions or the renter is displaced if the house is designated as uninhabitable and the owner does not complete repairs. To prevent these situations, the City will continue the active code enforcement program and refer property owners to government programs that help fund home improvement and rehabilitation. The City will also consider offering incentives for acquisition and rehabilitation of multifamily properties on a case-by-case basis (Policy Action 1.3). The City will continue to collaborate with the County and local nonprofit organizations to target efforts in the rehabilitation, adaptive reuse, acquisition and COVID related assistance programs throughout the City and ensure equal access to the programs across all socioeconomic groups through information dissemination through multiple locations. (See Policy Actions 3.1 through 3.3 and 5.1). e. Mortgage Loan Indicators
Data related to home loan applications is made available annually by the Consumer Financial Protection Bureau, through the Home Mortgage Disclosure Act (HMDA). The data is organized by census tracts rather than local jurisdictions, and thus the following analysis is based on census tracts located entirely within the City of Los Alamitos (1101.08, 1100.14, 1100.151). Among first mortgage loan applications originated in Los Alamitos in 2020, 51.5% were made to white applicants and 18.6% to Asian applicants.

For 22.9% of loans issued, race data was not available. Among first mortgage loan applications originated in Los Alamitos in 2020, a small number were made to Black or African American (7, 1.3%), American Indian or Alaska Native (1, 0.2%), and Native Hawaiian or Other Pacific Islander (1, 0.2%) homebuyers. The percentages for white, Asian and Black or African American applicants are lower than the corresponding race distribution of Los Alamitos. Considering the 22.9% of loans with unavailable data on race and geographical area covered in the analysis, the pattern is consistent with the City-wide race distribution. HMDA data combines data on Hispanic or Latino identity within other race categories; approximately 5% (27) of 538 loan applications that were originated went to borrowers identifying as Hispanic or Latino. The majority (35, 55.6%) of the 63 loan applications that were denied were denied to white applicants (including 7 borrowers that also identified as Hispanic or Latino). Ten (15.9%) applications were denied to Asian borrowers, and one (1.6%) was denied to borrowers identified as American Indian or Alaska Native.

In 2019, the origination rate to white applicants was slightly higher than in 2020, with

59.1% of the 242 loans originated for home purchases going to white residents. Black or 1 Part of Tract 1100.15 is in City of Cypress but contains non-residential developments only and thus will not affect home loan data.

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African American (0.8%, or 2 loans) and Asian (16.9%, or 41 loans) residents had slightly lower percentages of loans originated. The American Indian or Alaska Native group had the same number of loans as in 2020, though the percentage was marginally higher than 2020 (0.4%, or 1 loan). Race data was not available for 19.4% of first mortgage loans originated. Of the 35 first mortgage loans that were denied in 2019, 65.7% were denied to white applicants (23 loans, including 3 borrowers that also identified as Hispanic or Latino). Five (14.3%) applications were denied to Asian borrowers. Approximately 7.4% of loans originated and 1.7% of loans denied were for applicants who identify as Hispanic or Latino, though these loans are also counted within other race categories.

Through Policy Actions 3.1 through 3.3 and 5.1, the City will support agencies and nonprofit groups to ensure equal access to lending programs for people in protected classes including race, color, national origin, religion, sex, age, or disability. f. Displacement Risk
The Urban Displacement Project (UDP) is a research and action initiative of the University of California Berkeley and the University of Toronto. UDP conducts community-centered, data-driven, applied research toward more equitable and inclusive futures for cities, and contributed the Sensitive Communities map to HCD’s AFFH Data Viewer. Communities are designated sensitive if “they currently have populations vulnerable to displacement in the event of increased redevelopment and drastic shifts in housing cost.” The following characteristics define vulnerability:
• Share of very low-income residents is above 20%; and
• The tract meets two of the following criteria:
o Share of renters is above 40%,
o Share of people of color is above 50%,
o Share of very low-income households (50% AMI or below) that are severely rent burdened households is above the county median, o They or areas in close proximity have been experiencing displacement pressures (percent change in rent above County median for rent increases), or
o Difference between tract median rent and median rent for surrounding tracts above median for all tracts in county (rent gap).

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Figure D-8. Sensitive Communities – Urban Displacement Project

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The Sensitive Communities – Urban Displacement Project map (Figure D-8) identified only one census tract (Tract 1100.14) that is considered vulnerable to urban displacement in and adjacent to the City. Tract 1100.14 has a slightly higher percentage (12.6%) of population with annual income below poverty level compared to the rest of the City (below 10%) (Figure D-4) and over half the population with low to moderate income (51.96%). In the City, part of Tract 1100.14 scores lower on the Jobs Proximity Index, and the tract has moderately high overpayment by renters (Figure D-6) and the highest overpayment by owners (Figure D-7). Tract 1100.14 is fully built out, but has some potential for redevelopment, including for mixed-use residential and affordable housing units. Sites 3, 4a and 4b in the Sites Inventory are located in this tract, with a potential for 20 lower and moderate income units in a mixed-income development scenario with 115 units in total consistent with the Town Center Strategic Plan. These future developments facilitated by the Town Center Strategic Plan will help alleviate displacement risks for lower income residents in the vulnerable Tract 1100.14.

In 2016 to 2018, the University of California Los Angeles team on the Urban Displacement Project developed a neighborhood change database to illuminate where neighborhood transformations are occurring and to identify areas that are vulnerable to gentrification and displacement in Los Angeles, Orange, and San Diego Counties. Based on 2015 data from the American Community Survey on these counties, Orange County exhibited the greatest share of neighborhoods that were considered “disadvantaged” and potentially susceptible to gentrification (~43%). Using 2018 ACS data, an updated neighborhood change map was produced which also identify COVID-19-related risk. The 2018 map reveals that Orange County had the highest rates of exclusion, with 55% of tracts exhibiting either exclusion risk or ongoing exclusion. 29% of tracts in Orange County were classified as Stable/Advanced Exclusive, the highest level of exclusion.

The 2018 neighborhood change map showed that the City of Los Alamitos north of and including Tract 1100.14 is identified as at risk of becoming inclusive, whereas the southern City is identified as stable/advanced exclusive. Criteria for “at risk of becoming inclusive” include moderate, mixed moderate, mixed high, or high-income tract in 2018; housing affordable to middle, high, mixed moderate, and mixed high-income households in 2018; and marginal change or increase in housing costs. Criteria for “stable/advanced exclusive” include high-income tract in 2000 and 2018; affordable to high or mixed high-income households in 2018; and marginal change, increase, or rapid increase in housing costs. As shown in Table B-2 and Figure B-1 in Appendix AB, Site 6 in the Sites Inventory is in the “stable/advanced exclusive” area, which is expected to have a total of 246 units affordable to every income level, and Sites 1 through 5b are in areas “at risk of becoming inclusive”, which are expected to be mixed-income developments with a total of 558 units affordable to every income level. The Sites Inventory in synergy

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with the Town Center Strategic Plan and the Katella + Los Alamitos Commercial Corridors Plan will be able to increase job opportunities in areas at risk of becoming inclusive and facilitate affordable housing development, especially in mixed-income style, which will in turn promote a more inclusive community for residents with various income levels and housing needs.

4. Enforcement and Outreach Capacity
The City conducts periodical reviews of its policies and Municipal Code to comply with state law on fair housing, and provides support for fair housing complaints as they arise to enforce fair housing.

While the City of Los Alamitos regularly updates its policies and codes to reflect changes in state law, it has not completed a City-wide Fair Housing Assessment or comprehensive review of zoning laws and policies to ensure compliance with fair housing law. Examples of fair housing law that were recently updated include Density Bonus Law (Gov. Code, § 65915.), No-Net-Loss Law (Gov. Code, § 65863), and Housing Element Law (Gov. Code, § 65583, esp. subds. (c)(5), (c)(10).) The City is set to meet housing element deadlines and will prioritize programs with action items on update of the zoning ordinance to facilitate housing and comply with state fair housing laws. The City has included actions under Housing Strategy Area 4 to create a new residential zone (R4) and apply it to two sites in the Vacant Land Inventory and modify the Town Center Mixed Use zone to allow higher densities (up to 60 units/acre). To address zoning code provisions that may be out of date, several policy actions were amended to encourage accessory dwelling units and ensure zoning standards consistent with state law (4.7) and update homeless shelter provisions to comply with AB 101 (Low-Barrier Navigation Centers, 4.6). Policy Action 4.8 calls for an assessment of needed changes in the Zoning Code and completion within a year of adoption of the Housing Element. During this review, the City will ensure that the Zoning Code and land use policies comply with state laws and policies, with a particular focus on fair housing related regulations to encourage patterns of integration, allow a variety of housing types to meet all needs, and provide accommodations for protected classes.

Apart from zoning and development standards, fair housing issues may occur during rental, lending and purchase of housing, including discriminatory behaviors by landlords, lenders, and real estate agents. Typical cases range from refusal to allow service animals or grant reasonable accommodation requests to selective showing of property listings based on familial status, sex, religion, or other protected class. The City complies with fair housing law on investigating such complaints by referring discrimination cases to the Fair Housing Council of Orange County (FHCOC). The FHCOC is a non-profit organization approved by HUD that works to eliminate housing discrimination and guarantee the

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rights of all people to freely choose the housing for which they qualify in the area they desire. FHCOC’s services include comprehensive community education, individual counseling, mediation, and low-cost advocacy. In Los Alamitos during the 2014-2021 planning period, a total of three complaints were filed, two based on disability and the other one based on familial status. The race/ethnicity distribution data shows that two of the records were filed by persons identified as “White” and the other was filed by persons identified as “Asian”. Additional details including case status/outcome were not provided on these records, and given the limited number they are inconclusive to identify any patterns.

HUD’s Region IX Office of Fair Housing and Equal Opportunity (FHEO) provided case records for Los Alamitos in July 2021. Four fair housing cases were filed with their office during the previous planning period, two based on disability, one based on familiar status, and the other based on sex and retaliation. Two of these cases were closed due to no cause determination, and another was closed because complainant withdrew without resolution. The other case was closed with conciliation/successful settlement, and issues were discrimination in terms/conditions/privileges relating to rental and failure to make reasonable accommodation. All four cases were handled through the Fair Housing Assistance Program (FHAP), in which HUD funds state and local agencies that administer fair housing laws that HUD has determined to be substantially equivalent to the Fair Housing Act. California Department of Fair Employment and Housing (DFEH) is the only certified agency for FHAP in California. Because state law has additional protected classes than federal law, DFEH may have additional case records. A request was made in July to DFEH, and records on closed cases were provided on September 10, 2021. Of the eight closed cases in Los Alamitos during 2014-2021, half were filed on a basis of familial status (children). Three of these familial cases were settled by enforcement, and one was closed due to no cause determination. The other four cases were filed on a variety of bases, including source of income, engagement in protected activity, marital status, national origin, race and sex-gender. Three of the four cases were closed after investigation and dismissed for insufficient evidence and/or no jurisdiction; the one case filed on source of income was settled by Dispute Resolution Division (DFEH staff) through voluntary mediation.

According to the AFFH Data Viewer, there was only one FHEO inquiry in Los Alamitos during 2013-2021, which had no valid basis. This low number is similar to the neighboring cities in Orange County, and also consistent with the overall low number of cases per one thousand population. Orange County had fewer total FHEO cases in 2020 compared to 2010, and a lower percentage with race bias, but a slightly higher percentage with disability bias. The number of case records and their outcome indicate sufficient enforcement capacity by multiple agencies and a low potential for any

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patterns or concentrations of fair housing issues in the City of Los Alamitos. However, the regional trend suggests a higher potential for discrimination against disabled persons. According to the Orange County Analysis of Impediments to Fair Housing Choice (County AI, April 2020), during 2015-2019, FHCOC received 52 inquiries regarding reasonable accommodations and modifications that resulted in casework beyond basic counseling. The County AI identified contributing factors to fair housing issues including lack of assistance for housing accessibility modifications. To meet the fair housing goal of increasing community integration for persons with disabilities, jurisdictions should provide tenant application assistance and support to persons with disabilities. According to the County AI and records from local and regional service providers, there are no past or current findings, lawsuits, enforcement actions, settlements or judgments related to fair housing and civil rights in Los Alamitos. The City continues to work with agencies and local organizations to affirmatively further fair housing through outreach, referrals and support services (Policy Actions 3.2 and 3.3), with a focus on disabled residents.

C. Site Inventory
Los Alamitos is a small city (4.3 square miles) in northern Orange County. The Joint Forces Training Base takes up near half (48%) of the City area in the south. The City is essentially built out as a tightly knitted community with houses, apartments, businesses, public/institutional uses and open space. There is virtually no vacant land except for redevelopment.

As shown in the inventory map (Figure B-1, Appendix B), the sites identified for the inventory are distributed across the City to the extent possible and within different zoning districts, encouraging a mix of housing types across the City. The sites’ zoning designations include Town Center Mixed Use, Planned Light Industrial, and Community Facilities, and sites in the latter two zones are proposed to be rezoned to a new residential zone (R-4, allowing 30-36 units/acre). Most of the sites identified for this Housing Element will result in small scaled planned development for both market price and affordable housing for lower and moderate income levels. The larger sites (Sites 5 & 6) will contain a variety of products for all income categories including above moderate income, which combats patterns of segregation and concentrations of poverty by encouraging mixed income neighborhoods with a variety of housing types to meet the needs of all residents.

1. Integration and Segregation: Race and Income
As noted, there is no area of identified segregation in or near Los Alamitos, and sites in the inventory are in areas with various diversity ratings (Figure D-2). Sites 3, 4a and 4b

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are in Census Tract 1100.14, which has slightly lower income (<$87,100), over half of the population with low to moderate income (LMI), and a slightly higher percentage of population below poverty (12.6%). Tract 1100.14 also has the highest homeowner overpayment rate (61.9%) in the City. Sites 3, 4a and 4b are expected to result in mixedincome development, with a total of 20 units affordable to lower and moderate income households out of a maximum of 115 units. Such development scenarios will expand affordable housing supply for households in need and alleviate overpayment in the high resource area.

Other sites in the inventory are in the higher and highest income areas (>$87,100 or >$125,000). Almost all these sites will be developed in a mixed income pattern with both affordable and market price housing. The expected total yield of affordable units for lower and moderate income households is 464, which accounts for near half of the total maximum units (1,050) on these sites. Using the mixed-income approach to meet the RHNA and provide affordable housing, the Land Inventory is not expected to exacerbate any existing patterns of segregation based on race and income, but will rather promote a more economically diverse and integrated community.

2. Access to Opportunity
The City reviewed the opportunity area map prepared by HCD and TCAC (Figure D-1) when selecting sites for affordable housing. The opportunity area map delineates areas across the state where research has shown there is support for positive economic, educational, and health outcomes for low-income families—particularly long-term outcomes for children. As discussed above, the City also incorporated local knowledge to reconsider the designations and descriptions of areas in the City. Using the statewide opportunity area map with local knowledge input, indicators of segregation, displacement risk, and access to opportunity as overlays to the City’s redevelopment/ vacant land inventory, the City was able to identify sufficient sites for Los Alamitos’ sixth cycle inventory in areas identified by TCAC/HUD as either “High Resource” or “Moderate Resource” areas, with the same proximity to jobs as other areas in the City (see Appendix B Land Resources and Table B-2). While some sites currently have medium scores (40-60) on the Job Proximity Index, as noted above, they will benefit from future development in those areas under the Town Center Strategic Plan and Katella + Los Alamitos Commercial Corridors Plan. Of the sites identified as appropriate for the lowerincome category, only one is in a “Moderate Resource” area. There are no identified segregation areas in the City.

All but two sites are located in the Town Center, which shows concentration of low to moderate income populations in certain areas and a relatively high percentage of

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overpayment for housing by renters. However, the Town Center is well served by the OC Transit Bus Routes (42, 50 and 701 along Katella Avenue and Los Alamitos Boulevard) and residents will enjoy close proximity and easy access to schools, public services, healthcare facilities and shopping and other amenities. The Town Center sites are located in the Town Center Strategic Plan planning area, and the Strategic Plan provides design guidelines on multi-modal transportation to enhance local connectivity for all segments of the population. These sites are also near multiple parks, such as Laurel Park, Little Cottonwood Park and Rossmoor Park. Therefore, the location of housing sites in the Town Center affirmatively furthers fair housing through close proximity to job opportunities, transit access and other neighborhood serving amenities, which can reduce the overall cost of living for lower-income households. The Los Alamitos Elementary School, McAuliffe Middle School, Oak Middle School, and Los Alamitos High School are also located nearby within a half-mile radius, which provide excellent educational opportunities in the area.

The site currently occupied by Arrowhead Products is located approximately one mile east of the Town Center on Katella Avenue (Sites 5a and 5b, Figure B-1). This site is also within a half-mile radius to multiple schools and parks, and served by OC Bus Route 50 along Katella Avenue. On the southern side of the City, the site on Lampson Avenue is designated for future housing development in the sites inventory (Site 6, Figure B-1).

While Site 6 is located farther from schools than the other sites in the inventory, it is close to several parks and approximately one mile east of neighborhood serving retail and restaurants in Rossmoor.

The City also assessed environmental constraints for the sites identified for housing.

None of the sites fall within or near fire hazard zones. All housing sites in the City are located outside the 100-year special flood hazard areas. None of the sites are within or near any identified geological hazard zones that cannot be mitigated with standard construction techniques. With the implementation of standard requirements such as site-specific geotechnical studies, the sites identified in the land inventory will not subject future residents to any environmental hazards. There are no utility service gaps on the sites identified for future housing. Evidence provided by the HUD tables and maps reveal there are no disparities in access to environmentally healthy neighborhoods, as the City generally has less positive environmental outcomes.

Compared to the neighboring cities, like Seal Beach with the Naval Weapons Station, Los Alamitos scores lower in the environmental domain likely due to the presence of the air base. Overall, the Land Inventory is expected to improve access to opportunities for households in need by increasing affordable housing stock in mostly high and also moderate resource areas which score mid- to high range on the Jobs Proximity Index.

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3. Disproportionate Housing Needs
The fair housing assessment has identified a need for units with at least two bedrooms that are affordable to lower income households, especially in Tract 1100.14 and the area further north. Areas northwest and southeast of Katella Avenue and Los Alamitos Boulevard (part of Tract 1101.08 and Tract 1100.14) generally have lower median income, higher percentage of low to moderate income (LMI) population and renters that experience overpayment. Tract 1100.14 is also identified as a sensitive community to displacement. The City has utilized the Katella + Los Alamitos Commercial Corridors Plan and is in the process of developing the Town Center Strategic Plan to revitalize the Town Center area and the corridors along Katella Avenue and Los Alamitos Boulevard.

Redevelopment and infrastructure improvements facilitated by these plans will introduce various job and housing opportunities in the central and northern City. The City encourages affordable housing development through incentives such as density bonus provisions and zoning changes to allow higher density in the Town Center and other sites designated for housing (Policy Action 4.1, 4.4 & 4.5). The Land Inventory and accompanying programs are expected to increase affordable housing supply and meet the diverse needs of all segments of the community.

D. Contributing Factors
Based on discussions with affordable housing developers, community organizations, and the assessment of fair housing issues, the City identified several factors that contribute to fair housing issues in Los Alamitos, including:
- Low vacancy rates in rental and owner housing units and lack of affordable housing options for non-senior residents;
- Displacement due to various conditions, for example, COVID-19 resulted in an economic depression and income reduction/loss for many households. Other causes of displacement include increases in rental costs and lack of varied housing stock;
- Age of housing and the cost of repairs where needed; and - Potential housing discrimination during the rental/leasing process, particularly against families with children and persons with disabilities.

This assessment identified the primary barrier to fair housing and equal access to opportunity is the supply of a variety of housing types at affordable prices. These contributing factors generally stem from limited housing supply and options due to cost.

In response, the City has prioritized facilitating development of affordable housing and preventing discriminatory practices through outreach to further fair housing. To address

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potential housing discrimination, the Housing Strategy Area 3 and associated policy actions are dedicated to affirmatively furthering fair housing and taking meaningful actions that address various housing needs and access to opportunity for all groups protected by state and federal law. Additionally, the City has incorporated policy actions to address factors that contribute to fair housing issues, as stated in this assessment. (See Policy Actions 1.1, 1.2, 2.2, 4.1 through 4.7, 5.1 through 5.3)

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APPENDIX AE

GLOSSARY OF TERMS
Above-Moderate-Income Household. A household with an annual income usually greater than 120% of the area median family income adjusted by household size, as determined by a survey of incomes conducted by a city or a county, or in the absence of such a survey, based on the latest available legibility limits established by the U.S.

Department of housing and Urban Development (HUD) for the Section 8 housing program.

Apartment. An apartment is one (1) or more rooms in an apartment house or dwelling occupied or intended or designated for occupancy by one (1) family for sleeping or living purposes and containing one (1) kitchen.

Assisted Housing. Generally multi-family rental housing, but sometimes single-family ownership units, whose construction, financing, sales prices, or rents have been subsidized by federal, state, or local housing programs including, but not limited to Federal state, or local housing programs including, but not limited to Federal §8 (new construction, substantial rehabilitation, and loan management set-asides), Federal §s 213, 236, and 202, Federal §221 (d) (3) (below-market interest rate program), Federal §101 (rent supplement assistance), CDBG, FmHA §515, multi-family mortgage revenue bond programs, local redevelopment and in lieu fee programs, and units developed pursuant to local inclusionary housing and density bonus programs.

Assessment of Fair Housing. AB 686 requires that all housing elements due on or after January 1, 2021, contain an Assessment of Fair Housing (AFH) consistent with the core elements of the analysis required by the federal Affirmatively Furthering Fair Housing (AFFH) Final Rule of July 16, 2015. Under state law, AFFH means “taking meaningful actions, in addition to combatting discrimination, that overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity based on protected characteristics.”
Below-market-rate (BMR). Any housing unit specifically priced to be sold or rented to low- or moderate-income households for an amount less than the fair-market value of the unit. Both the State of California and the U.S. Department of Housing and Urban Development set standards for determining which households qualify as “low income” or “moderate income.” (2) The financing of housing at less tan prevailing interest rates.

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Build-out. That level of urban development characterized by full occupancy of all developable sites in accordance with the General Plan; the maximum level of development envisioned by the General Plan. Build-out does not assume that each parcel is developed to include all floor area or housing units possible under zoning regulations.

Community Development Block Grant (CDBG). A grant program administered by the U.S. Department of Housing and Urban Development (HUD) on a formula basis for entitlement communities and by the State Department of Housing and Community Development (HCD) for non-entitled jurisdictions. This grant allots money to cities and counties for housing rehabilitation and community development, including public facilities and economic development
Condominium. A structure of two or more units, the interior spaces of which are individually owned; the balance of the property (both land and building) is owned in common by the owners of the individual units. (See “Townhouse.”) Covenants, Conditions, and Restrictions (CC&Rs). A term used to describe restrictive limitations that may be placed on property and its use, and which usually are made a condition of holding title or lease.

Deed. A legal document which affects the transfer of ownership of real estate from the seller to the buyer.

Density Bonus. The allocation of development rights that allow a parcel to accommodate additional square footage or additional residential units beyond the maximum for which the parcel is zoned, usually in exchange for the provision or preservation of an amenity at the same site or at another location.

Density, Residential. The number of permanent residential dwelling units per acre of land. Densities specified in the General Plan may be expressed in unites per gross acre or per net developable acre.

Developable Land. Land that is suitable as a location for structures and that can be developed free of hazards to, and without disruption of, or significant impact on, natural resource areas.

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Down Payment. Money paid by a buyer from his own funds, as opposed to that portion of the purchase price which is financed.

Duplex. A detached building under single ownership that is designed for occupation as the residence of two families living independently of each other.

Dwelling Unit (du). A building or portion of a building containing one or more rooms, designed for or used by one family for living or sleeping purposes, and having a separate bathroom and only one kitchen or kitchenette. See Housing Unit.

Elderly Housing. Typically one- and two-bedroom apartments or condominiums designed to meet the needs of persons 62 years of age and older or, if more than 150 units, persons 55 years of age and older, and restricted to occupancy by them.

Emergency Shelter. A facility that provides immediate and short-term housing and supplemental services for the homeless. Shelters come in many sizes, but an optimum size is considered to be 20 to 40 beds. Supplemental services may include food, counseling, and access to other social programs. (See “Transitional Housing.”) Extremely Low-Income Household. A household with an annual income equal to or less than 30% of the area median family income adjusted by household size, as determined by a survey of incomes conducted by a city or a county, or in the absence of such a survey, based on the latest available eligibility limits established by the U.S. Department of Housing and Urban Development (HUD) for the Section 8 housing program.

Fair Market Rent. The rent, including utility allowances, determined by the United States Department of Housing and Urban Development for purposed of administering the Section 8 Existing Housing Program.

Family. (1) Two or more persons related by birth, marriage, or adoption [U.S. Bureau of the Census]. (2) An Individual or a group of persons living together who constitute a bona fide single-family housekeeping unit in a dwelling unit, not including a fraternity, sorority, club, or other group of persons occupying a hotel, lodging house or institution of any kind [California].

General Plan. A comprehensive, long-term plan mandated by State Planning Law for the physical development of a city or county and any land outside its boundaries which, in its judgment, bears relation to its planning. The plan shall consist of seven required elements: land use, circulation, open space, conservation, housing, safety, and noise.

The plan must include a statement of development policies and a diagram or diagrams illustrating the policies.

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Goal. A general, overall, and ultimate purpose, aim, or end toward which the City will direct effort.

Green Building. Green or sustainable building is the practice of creating healthier and more resource-efficient models of construction, renovation, operation, maintenance, and demolition. (US Environmental Protection Agency)
Historic Preservation. The preservation of historically significant structures and neighborhoods until such time as, and in order to facilitate, restoration and rehabilitation of the building(s) to a former condition.

Historic Property. A historic property is a structure or site that has significant historic, architectural, or cultural value.

Household. All those persons—related or unrelated—who occupy a single housing unit. (See “Family.”)
Housing and Community Development Department (HCD). The State agency that has principal responsibility for assessing, planning for, and assisting communities to meet the needs of low-and moderate-income house holds.

Housing Element. One of the seven State-mandated elements of a local general plan, it assesses the existing and projected housing needs of all economic segments of the community, identifies potential sites adequate to provide the amount and kind of housing needed, and contains adopted goals, policies, and implementation programs for the preservation, improvement, and development of housing. Under State law, Housing Elements must be updated every eight years.

Housing Payment. For ownership housing, this is defined as the mortgage payment, property taxes, insurance and utilities. For rental housing this is defined as rent and utilities.

Housing Ratio. The ratio of the monthly housing payment to total gross monthly income. Also Called Payment-to-Income Ratio or Front-End Ratio.

Housing Unit. The place of permanent or customary abode of a person or family. A housing unit may be a single-family dwelling, a multi-family dwelling, a condominium, a modular home, a mobile home, a cooperative, or any other residential unit considered real property under State law.

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Housing and Urban Development, U.S. Department of (HUD). A cabinet-level department of the federal government that administers housing and community development programs.

Implementing Policies. The City’s statements of its commitments to consistent actions.

Implementation. Actions, procedures, programs, or techniques that carry out policies.

Infill Development. The development of new housing or other buildings on scattered vacant lots in a built-up area or on new building parcels created by permitted lot splits.

Jobs-Housing Balance. A ration used to describe the adequacy of the housing supply within a defined area to meet the needs of persons working within the same area. The General Plan uses SCAG’s definition which is a job total equal to 1.2 times the number of housing units within the area under consideration.

Land Use Classification. A system for classifying and designating the appropriate use of properties.

Live-Work Units. Buildings or spaces within buildings that are used jointly for commercial and residential purposes where the residential use of the space is secondary or accessory to the primary use as a place of work.

Low-Income Household. A household with an annual income usually no greater than 51%-80% of the area median family income adjusted by household size, as determined by a survey of incomes conducted by a city or a county, or in the absence of such a survey, based on the latest available eligibility limits established by the U.S. Department of Housing and Urban Development (HUD) for the §8 housing program.

Low-income Housing Tax Credits. Tax reductions provided by the federal and State governments for investors in housing for low-income households.

Manufactured Housing. Residential structures that are constructed entirely in the factory, and which since June 15, 1976, have been regulated by the federal Manufactured Home Construction and Safety Standards Act of 1974 under the administration of the U. S. Department of Housing and Urban Development (HUD).

Mixed-use. Properties on which various uses, such as office, commercial, institutional, and residential, are combined in a single building or on a single site in an integrated development project with significant functional interrelationships and a coherent physical design. A “single site” may include contiguous properties.

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Moderate-income Household. A household with an annual income usually no greater than 81%-120% of the area median family income adjusted by household size, as determined by a survey of incomes conducted by a city or a county, or in the absence of such a survey, based on the latest available eligibility limits established by the U.S.

Department of Housing and Urban Development (HUD) for the Section 8 housing program.

Monthly Housing Expense. Total principal, interest, taxes, and insurance paid by the borrower on a monthly basis. Used with gross income to determine affordability.

Multiple Family Building. A detached building designed and used exclusively as a dwelling by three or more families occupying separate suites.

Ordinance. A law or regulation set forth and adopted by a governmental authority, usually a city or county.

Overcrowding Housing Unit. A housing unit in which the members of the household, or group are prevented from the enjoyment of privacy because of small room size and housing size. The U.S. Bureau of Census defines an overcrowded housing unit as one which is occupied by more than one person per room.

Parcel. A lot or tract of land.

Planning Area. The area directly addressed by the general plan. A city’s planning area typically encompasses the city limits and potentially annexable land within its sphere of influence.

Policy. A specific statement of principle or of guiding actions that implies clear commitment but is not mandatory. A general direction that a governmental agency sets to follow, in order to meet its objectives before undertaking an action program. (See “Program.”)
Poverty Level. As used by the U.S. Census, families and unrelated individuals are classified as being above or below the poverty level based on a poverty index that provides a range of income cutoffs or “poverty thresholds” varying by size of family, number of children, and age of householder. The income cutoffs are updated each year to reflect the change in the Consumer Price Index.

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Program. An action, activity, or strategy carried out in response to adopted policy to achieve a specific goal or objective. Policies and programs establish the “who,” “how” and “when” for carrying out the “what” and “where” of goals and objectives.

Redevelop. To demolish existing buildings; or to increase the overall floor area existing on a property; or both; irrespective of whether a change occurs in land use.

Regional. Pertaining to activities or economies at a scale greater than that of a single jurisdiction, and affecting a broad geographic area.

Regional Housing Needs Assessment. A quantification by SCAG of existing and projected housing need, by household income group, for all localities within a region.

Rehabilitation. The repair, preservation, and/or improvement of substandard housing.

Residential. Land designated in the General Plan and zoning ordinance for building consisting of dwelling units. May be improved, vacant, or unimproved. (See “Dwelling Unit.”)
Residential Care Facility. A facility that provides 24-hour care and supervision to its residents.

Residential, Multiple Family. Usually three or more dwelling units on a single site, which may be in the same or separate buildings.

Residential, Single-Family. A single dwelling unit on a building site.

Retrofit. To add materials and/or devices to an existing building or system to improve its operation, safety, or efficiency. Buildings have been retrofitted to use solar energy and to strengthen their ability to withstand earthquakes, for example.

Rezoning. An amendment to the map to effect a change in the nature, density, or intensity of uses allowed in a zoning district and/or on a designated parcel or land area.

Second Unit. A self-contained living unit, either attached to or detached form, and in addition to, the primary residential unit on a single lot. “Granny Flat” is one type of second unit.

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program operates by providing “housing assistance payments” to owners, developers, and public housing agencies to make up the difference between the “Fair Market Rent” of a unit (set by HUD) and the household’s contribution toward the rent, which is calculated at 30% of the household’s adjusted gross monthly income (GMI). “Section 8” includes programs for new construction, existing housing, and substantial or moderate housing rehabilitation.

Shared Living. The occupancy of a dwelling unit by persons of more than one family in order to reduce housing expenses and provide social contact, mutual support, and assistance. Shared living facilities serving six or fewer persons are permitted in all residential districts by §1566.3 of the California Health and Safety Code.

Single-family Dwelling, Attached. A dwelling unit occupied or intended for occupancy by only one household that is structurally connected with at least one other such dwelling unit. (See “Townhouse.”)
Single-family Dwelling, Detached. A dwelling unit occupied or intended for occupancy by only one household that is structurally independent from any other such dwelling unit or structure intended for residential or other use. (See “Family.”) Single Room Occupancy (SRO). A single room, typically 80-250 square feet, with a sink and closet, but which requires the occupant to share a communal bathroom, shower, and kitchen.

Subsidize. To assist by payment of a sum of money or by the granting to terms or favors that reduces the need for monetary expenditures. Housing subsidies may take the forms or mortgage interest deductions or tax credits from federal and/or state income taxes, sale or lease at less than market value of land to be used for the construction of housing, payments to supplement a minimum affordable rent, and the like.

Substandard Housing. Residential dwellings that, because of their physical condition, do not provide safe and sanitary housing.

Supportive Housing. Housing with no limit on length of stay, that is occupied by the target population as defined in California Health and Safety Code Section 53260(d), and that is linked to onsite or offsite services that assist the supportive housing resident in retaining the housing, improving his or her health status, and maximizing his or her ability to live and, when possible, work in the community. “Target population" means adults with low incomes having one or more disabilities, including mental illness, HIV or AIDS, substance abuse, or other chronic health conditions, or individuals eligible for

Housing Element
Glossary of Housing Terms
City of Los Alamitos AE-9
Administrative Draft 2021–2029
AE
services provided under the Lanterman Developmental Disabilities Services Act and may, among other populations, include families with children, elderly persons, young adults aging out of the foster care system, individuals exiting from institutional settings, veterans, or homeless people. [California Health and Safety Code Sections 50675.14(b) and 53260(d)]
Target Areas. Specifically designated sections of the community where loans and grants are made to bring about a specific outcome, such as the rehabilitation of housing affordable by Very-Low and Low-income households.

Tax Increment. Additional tax revenues that result from increases in property values within a redevelopment area. State law permits the tax increment to be earmarked for redevelopment purposes but requires at lest 20% to be used to increase and improve the community’s supply of very low and low income housing.

Tenure. A housing unit is “owned” if the owner or co-owner lives in the unit, even if it is “owned” only if it is mortgaged or not fully paid for. A cooperative or condominium unit is “owned” only if the owner or co-owner lives in it. All other occupied units are classified as “rented,” including units rented for cash rent and those occupied without payment of cash rent.

Townhouse. A townhouse is a dwelling unit located in a group of three (3) or more attached dwelling units with no dwelling unit located above or below another and with each dwelling unit having its own exterior entrance.

Transitional Housing. Shelter provide to the homeless for an extend period, often as long as 18 months, and generally integrated with other social services and counseling programs to assist in the transition to self-sufficiency through the acquisition of a stable income and permanent housing. (See “homeless” and “Emergency Shelter.”) Undevelopable. Specific areas where topographic, geologic, and/or superficial soil conditions indicate a significant danger to future occupants and a liability to the City are designated as “undevelopable” by the City.

Housing Element
Glossary of Housing Terms
AE-10 City of Los Alamitos
Administrative Draft 2021–2029
AE
Acronyms Used
ACS: American Community Survey
AFFH: Affirmatively Furthering Fair Housing
BMPs: Best Management Practices
CALTRANS: California Department of Transportation
CEQA: California Environmental Quality Act
CIP: Capital Improvement Program
DIF: Development Impact Fee
DU/ac: Dwelling units per acre
EDD: California Employment Development Department
FAR: Floor Area Ratio
FEMA: Federal Emergency Management Agency
HCD: Department of Housing and Community Development
HOA: Homeowners Association
HUD: Department of Housing and Urban Development
LAFCO: Local Agency Formation Commission
MFI: Median Family Income
NPDES: National Pollutant Discharge Elimination System
RTP: Regional Transportation Plan
SCAG: Southern California Association of Governments
SPA: Sectional Planning Area
STF: Summary Tape File (U.S. Census)
TOD: Transit-Oriented Development
TDM: Transportation Demand Management
TSM: Transportation Systems Management
WCP: Water Conservation Plan

COMMUNITY WORKSHOP NOTICE
The City is updating its Housing Element of the General Plan for the 2021-2029 planning period. The Housing Element Update addresses new State Housing Element law, the Regional Housing Needs Assessment (RHNA) allocation for the City, and a site inventory to meet the RHNA. The Update also lays out goals, policies, and actions for the preservation, improvement, and development of housing throughout the City.

All members of the public are encouraged to attend. The City will take public comments on the Update from those attending.

Specific questions regarding the workshop or Housing Element may be directed to Tom Oliver, Associate Planner, at (562) 431-3538 x303 or [email protected].

The City of Los Alamitos promotes fair housing and makes all programs available to low-income families and individuals, regardless of race, religion, color, national origin, ancestry physical disability, mental disability, medical condition, marital status, political affiliation, sex, age, sexual orientation or other arbitrary factor.

Join us on
Wednesday,
August 25,
2021, at
6:00 p.m. in
the City of
Los
Alamitos
Council
Chamber at
3191
Katella
Avenue.

Friday, August 13, 2021 at 08:27:46 Pacific Daylight Time

Subject: City of Los Alamitos Housing Element - Community Workshop No;ce - Join us! Date: Friday, August 13, 2021 at 8:26:45 AM Pacific Daylight Time From: Terra Nova Planning & Research <[email protected]> CC: [email protected] <[email protected]>, Nicole Criste <[email protected]>, Bi;an Chen <[email protected]> BCC: [email protected] <[email protected]>, [email protected] <[email protected]>, SFelix@hu^oncompanies.com <SFelix@hu^oncompanies.com>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <Mark.Reader@kimleyhorn.com>, [email protected] <[email protected]>, [email protected] <[email protected]>, ma^[email protected] <ma^[email protected]>, jreeks;[email protected] <jreeks;[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, info@innova;vehousing.com <info@innova;vehousing.com>,
[email protected]
<[email protected]>
AGachments: image001.png

AB 1486 - List of Developers that have notified the Department of Housing and Community Development of Interest in Surplus Land, Table Range A2:J486 Revised: 12/1/2020 County Organization CalHFA Certified Housing Sponsor? Address City State Zip Contact Phone Email Address CITY LIST Colliers International 3 Park Plaza, Suite 1200 Irvine CA 92614 Clyde F. Stauff, SIOR, Senior
Executive Vice President [email protected]
CITY LIST Habitat for Humanity Orange County 2200 Ritchey Street Santa Ana CA 92705 [email protected] CITY LIST Hutton Development Company 2100 South State College Boulevard Anaheim CA 92806 Scott Felix, Executive Vice
President [email protected]
CITY LIST ICRE 4340 Von Karman #380 Newport Beach CA 92660 Debi Myers [email protected] CITY LIST Integra Realty Resources - Orange County 2151 Michelson Dr., Suite 205 Irvine CA 92612 Cathy Williams, Analyst [email protected] CITY LIST JBL Holdings, LLC CA Jonathan Scott Kaplan [email protected] CITY LIST Kennedy Commission 17701 Cowan Ave., Suite 200 Irvine CA 92614 Cesar Covarrubias [email protected] CITY LIST Kimley-Horn 1100 W Town and Country Rd, Suite 700 Orange CA 92868 Mark Reader, PE [email protected] CITY LIST Kynsley CA [email protected]
CITY LIST Lennar, California Coastal Division CA Jordan Salisbury, Land Analyst [email protected] CITY LIST Marcus & Millichap 19800 MacArthur Blvd., Suite 150 Irvine CA 92612 Matthew D. Wenzel, First Vice
President Investments Director,
National Land & Redevelopment
Division
[email protected]
CITY LIST The Olson Company 3010 Old Ranch Parkway, Suite 100 Seal Beach CA 90740-2751 John Reekstin, Senior VicePresident, Community
Development
[email protected]

CITY LIST
U.S. General Services Administration Office of Real
Property Utilization & Disposal
Public Buildings Service CA John L. A. Dugan
[email protected]
CITY LIST West Coast Hotel and Management, LLC CA Bac Tran [email protected] CITY LIST WestEd CA
Jonathan Mills Director, Property
& Facilities Management [email protected]
CITY LIST CA David See [email protected]
CITY LIST 10841 Bloomfield Street Los Alamitos CA 90720 Eddie and Donna Kesky [email protected] CITY LIST CA Jim Gallagher [email protected]
CITY LIST 3742 Katella Avenue, Suite 400 Los Alamitos CA 90720 Nick Zamvakellis [email protected] ORANGE COUNTY A Community of Friends 3701 Wilshire Blvd, Ste 700 Los Angeles CA 90010 Mee Heh Risdon (213) 480-0809 [email protected] ORANGE COUNTY Affordable Homestead LLC 915 W Foothill Blvd Ste 488C Claremont CA 91711 William Leong (213) 375-8248 [email protected] ORANGE COUNTY Bibi Foundation 1514 N. Raymond Ave Fullerton CA 92831 Riaz Chaudhary (714) 213-8650 [email protected] ORANGE COUNTY City Ventures, LLC 3121 Michelson Drive, Suite 150 Irvine CA 92612 Anastasia Preedge [email protected] ORANGE COUNTY Cypress Equity Investments 12136 Wilshire Blvd., Suite 801 Los Angeles CA 90025 Mike Diacos (310) 405-0314 [email protected] ORANGE COUNTY Families Forward 8 Thomas Irvine CA 92618 Steven Moreno (949) 552-2729 [email protected] ORANGE COUNTY Flo Engineering Inc. 657 Sherwood Cir MONTEREY PARK CA 91754 Kristin Flores (310) 753-3542 [email protected] ORANGE COUNTY Green Development Company X 251 S Lake Ave #320 Pasadena CA 91105 Andrew Slocum (310) 467-9329 [email protected] ORANGE COUNTY Housing Innovation Partners 5151 Murphy Canyon Rd. #120 San Diego CA 92123 Jon Walters (619) 417-5361 [email protected] ORANGE COUNTY Integrity Housing 4 Venture, Suite 295 Irvine CA 92618 Paul Carroll (949) 727-3656 [email protected] ORANGE COUNTY Irvine Community Land Trust 930 Roosevelt, Suite 106 Irvine CA 92620 Mark Asturias (949) 565-3547 [email protected] ORANGE COUNTY Olivecs Foundation 328 E. Commonwealth Ave Fullerton CA 92832 Rubina Chaudhary (562) 972-2786 [email protected] ORANGE COUNTY The Kennedy Commission 17701 Cowan Ave. #200 Irvine CA 92614 Cesar Covarrubias (949) 250-0909 [email protected] ORANGE COUNTY Universal Standard Housing 350 S Grand Avenue, Suite 3050 Los Angeles CA 90071 Eduardo Santana (213) 320-3554 [email protected] ORANGE COUNTY USA Properties Fund, Inc 3200 Douglas Blvd Ste 200 Roseville CA 95661 Gabriel Gardner (916) 239-8458 [email protected] ORANGE COUNTY ZMCO Inc. 5660 Panorama Dr Whittier CA 90601 William Dobrenen (562) 858-5856 [email protected] LOS ANGELES Southern California Association of Non-Profit Housing 340 E. 2nd St., Suite 406 Los Angeles CA 90012 (213) 480-1249 [email protected]; ORANGE COUNTY Innovative Housing Development Corporation 501 N. Golden Circle Drive, Suite 100 Santa Ana CA 92705 (949) 863-9740 [email protected] ORANGE COUNTY Jamboree Housing Corporation 17701 Cowan Ave, Suite 200 Irvine CA 92614 Liz Tracey (916) 545-2444 [email protected]

OUTREACH ADDRESSES FOR WORKSHOP
Nick Zamvakellis
3742 Katella Avenue, Suite 400
Los Alamitos, CA 90720
[email protected]
Eddie and Donna Kesky
10841 Bloomfield Street
Los Alamitos, CA 90720
[email protected]
John Reekstin, Senior Vice-President, Community Development The Olson Company
3010 Old Ranch Parkway, Suite 100
Seal Beach, CA 90740-2751
[email protected]
Scott Felix, Executive Vice President of Hutton Development Company Hutton
2100 South State College Boulevard
Anaheim, California 92806
[email protected]
Cesar Covarrubias
Kennedy Commission
17701 Cowan Ave., Suite 200
Irvine, CA 92614
[email protected]
David See
[email protected]
Kynsley
[email protected]
Jim Gallagher
[email protected]
Debi Myers
ICRE
4340 Von Karman #380
Newport Beach, CA 92660
[email protected]
Jordan Salisbury
Lennar
Land Analyst

2 California Coastal Division
[email protected]
Matthew D. Wenzel, First Vice President Investments
Director, National Land & Redevelopment Division
Marcus & Millichap
19800 MacArthur Blvd.

Suite 150
Irvine, CA 92612
[email protected]
John L. A. Dugan
U.S. General Services Administration
Office of Real Property Utilization & Disposal
Public Buildings Service
[email protected]
Clyde F. Stauff, SIOR, Senior Executive Vice President
Colliers International
3 Park Plaza, Suite 1200
Irvine, CA 92614
[email protected]
Cathy Williams, Analyst
Integra Realty Resources - Orange County
2151 Michelson Dr., Suite 205
Irvine, CA 92612
[email protected]
Mark Reader, PE
Kimley-Horn | 1100 W Town and Country Rd, Suite 700
Orange, CA 92868
[email protected]
Bac Tran
West Coast Hotel and Management, LLC
[email protected]
Jonathan Scott Kaplan
JBL Holdings, LLC
[email protected]
Jonathan Mills
Director, Property & Facilities Management
WestEd
[email protected]

3 Habitat for Humanity Orange County
2200 Ritchey Street
Santa Ana, CA 92705
[email protected]

Community
Workshop
August 25,
2021

Background
and
Requirements
§ The Housing Element is one of the Elements required
in our General Plan
§ It is the only Element that must be updated on a
regular schedule.
§ The Housing Element must be reviewed and “certified”
by the State.
§ The purpose of the Housing Element is to assure that
the City facilitates the development of housing for all economic and social segments within the community.

Demographics
§ Population
§ 2021 population is 11,538, or 89 more than in 2010.
§ SCAG projects 2045 population will by 12,300, or 762 more residents.
§ Age
§ 40.8% of residents are 25-54
§ 30.3% are 55 or older (fastest growing segment)
§ Employment
§ 5,532 residents work (48%)
§ 6.3% unemployment (April 2021)
§ Labor force has shrunk from 6,500± in 2010 to 5,300± in 2021 § Income
§ County Median: $98,086
§ City Median: $88,729

Demographics
§ Housing Units
§ 4,437 units
§ 4,291 occupied (3.3% vacancy – consistently low)
§ Households
§ 4,092 households in 2019 (0.8% higher than 2010)
§ 2.63 people per household
§ Owners/Renters
§ 1,739 owner-occupied (42.5% vs. County at 57%)
§ 2,353 renter-occupied (57.5% vs. County at 43%)
§ Housing Value (2019)
§ Los Alamitos: $761,200
§ Orange County: $679,300
§ Median Rents (2019)
§ $1,289 (1 bedroom) to $2,938 (4 bedroom)

Housing
Needs
§ Overpayment
§ 48% of renters spend more than 30% of their income on housing § 26% of owners spend more than 30% of their income on housing § Overcrowding
§ 134 renter-occupied units are overcrowded (6% of rental units) § 33 owner-occupied units are overcrowded (19.3% of owner units) § Seniors
§ 1,165 senior households: 67% of seniors own, 33% rent § Median income: $60,250
§ 21% make less than $25,000
§ 39% make $25,000-$74,999
§ Special Needs
§ 18% of female-headed households live below poverty level. § 1,039 disabled residents, 486 of whom are seniors.
§ 575 extremely low income households

Regional
Housing
Needs
Allocation
Los Alamitos
Regional Housing Needs Allocation
2021–2029
Extremely Low
Income
Very-low
Income1
Low Income Moderate
Income
AboveModerate
Income
Total
Allocation
Housing
Units 97 97 119 145 311 769
Notes: 1Although not provided in the RHNA state law requires cities to plan for units to accommodate extremely low income, which can be estimated at 50% of very-low income, or 97 units.

Source: Based on SCAG's 6th cycle Final RHNA Allocation, adopted March 2021. • Statewide need established by the California Department of Housing & Community Development
• Regional need distributed by the Southern California
Association of Governments
• Based on population growth, employment, proximity to
transit.

Housing Inventory
City of Los Alamitos Housing Element Update
Inventory of Available Sites
Address Site ID Acres
Very
Low Low Moderate
Above
Moderate
Total
Units Zoning
Density
(du/ac)
4655 Lampson Ave Lampson 12.4 78 48 60 186 372 C-F to R4 30 11021 Reagan Street Town Center 0.35 1 2 1 4 TCMU 60
3636 Katella Avenue Town Center 0.7 2 2 3 7 TCMU 60
11182 Los Alamitos Blvd Town Center 0.74 2 3 2 7 TCMU 60 11182 Los Alamitos Blvd Town Center 0.13 1 1 2 TCMU 60
4411 Katella Avenue Arrowhead 11 78 48 57 147 330 P-L-I to R4 30 10956 Los Alamitos Blvd Town Center 0.68 2 2 2 6 TCMU 60 10900 Los Alamitos Blvd Town Center 3.1 10 9 9 28 TCMU 60 10900 Pine Street Town Center 0.48 11 8 9 28 TCMU 60
10902 Pine Street Town Center 0.17 4 3 3 10 TCMU 60
10909 Los Alamitos Blvd Town Center 0.17 1 1 2 TCMU 60
10909 Los Alamitos Blvd Town Center 0.17 1 1 2 TCMU 60
10909 Los Alamitos Blvd Town Center 0.17 1 1 2 TCMU 60
10909 Los Alamitos Blvd Town Center 0.17 1 1 2 TCMU 60
10909 Los Alamitos Blvd Town Center 0.17 1 1 2 TCMU 60
10909 Los Alamitos Blvd Town Center 0.29 1 1 1 3 TCMU 60 10909 Los Alamitos Blvd Town Center 0.29 1 1 1 3 TCMU 60 Total 31.18 196 129 152 333 810

Housing
Inventory
Sites

Policy
Direction
• No substantial change in City’s Policy framework.
• Updates to Zoning Ordinance to comply with State law
changes.
• Create an R-4 Zone that allows 30-36 units per acre
(applies to sites 4 and 7)
• Town Center: Allow 60 units per acre, and assign limited number of affordable units to many parcels (inclusionary requirement)
• Promote Accessory Dwelling Units and Junior Accessory Dwelling Units

Next
Steps
• Provide the Draft Element for 2-week public comment
period
• Submittal to HCD for 60 day review
• Prepare and circulate CEQA documentation
• Amendments and resubmittal to HCD
• Planning Commission hearing
• City Council hearing

Weekly E-Newsletter
The City of Los Alamitos is committed to creating quality of life for Los Alamitos residents. City staff remain hard at work all year long to continually provide essential services for the community and make it a priority to keep you informed.

This Week's Highlights!
From: City of Los Alamitos <[email protected]> Sent: Friday, October 1, 2021 12:00 PM
To: Ron Noda <[email protected]>
Subject: Los Al Weekly E-Newsle1er!

For more information, please visit
https://link.edgepilot.com/s/482951d1/FJ0pTXzD4EaF_FmTIC-qTQ? u=http://www.cityoflosalamitos.org/ .

We encourage you to visit the City of Los Alamitos website for more information regarding City resources.

Cityoflosalamitos.org
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SHIVANAND R POLE , POLE SUMA
11395 HARRISBURG RD
LOS ALAMITOS CA 907203915

JAMES THOMAS KILLEEN & BUFFY ANNE

KILLEEN
11405 HARRISBURG RD
LOS ALAMITOS CA 907203917

SUONG MY NGUYEN
11407 HARRISBURG RD
LOS ALAMITOS CA 907203917

ANNE E FAMILY LIVING TR NIETO
5191 CANTERBURY DR
CYPRESS CA 906303605

SUTIDA BERGQUIST
3911 SAN JOAQUIN AVE
LOS ALAMITOS CA 907202262

LIDIA ZIEDINS
4780 S UPHAM CT
LITTLETON CO 801236303

ALFRED LITTLE LIMITED PARTNERSHIP
5081 MARCELLA AVE
CYPRESS CA 906304418

SWUN SI THE JKS
6245 ARUBA CT
CYPRESS CA 906305333

SHIRLINE TRUST, STACEY LACAYO

DAUGAARD TRUST
4191 FARQUHAR AVE
LOS ALAMITOS CA 907203761

SHAW JOU BYPASS CHENG
4149 BIRCHWOOD AVE
SEAL BEACH CA 907402808

ASDGHIG DADERIAN
4507 FAIRFIELD DR
CORONA DEL MAR CA 926253108

MARIAN VILLEGAS
3608 FENLEY DR
LOS ALAMITOS CA 907202210

ROY PORTER , PORTER KATHY
4181 FARQUHAR AVE
LOS ALAMITOS CA 907203716

PETER PANSER , WALTER FLEMMING
3771 GREEN AVE
LOS ALAMITOS CA 907203222

JOHN R NICHOLS
11297 BARBI LN
LOS ALAMITOS CA 907203931

DELBERT L STANDIFER SR
4096 DAWKINS FARM DR
OLIVE BRANCH MS 386546481

EZZAT TADROS ABDELMALEK
24952 BEACHWALK WAY
DANA POINT CA 926291911

TERRY S TAMBLE , TR PALMERO
2224 CORAL AVE
MORRO BAY CA 934421590

STRASMANN FAMILY TRUST, LOPEZ LIVING
TRUST
900 BLUE HERON
SEAL BEACH CA 907405610

ARAM S ARTEEN & SHNORIK S ARTEEN
1201 SEAL WAY #C
SEAL BEACH CA 907406442

BLACKBURN J & T LIVING TRUST
1717 ASPENWOOD LN
HUNTINGTON BEACH CA 926482714

WEBB FAMILY HOLDINGS B LLC
2120 HARBOR BLVD
COSTA MESA CA 926278513

VINCENT A LIVING TR LEONE
3224 BLUME DR
LOS ALAMITOS CA 907204813

PETER Y LEE
2266 SPARTA DR
RANCHO PALOS VERDES CA 902756535

SGV VILLAGE LLC
2275 HUNTINGTON DR #758
SAN MARINO CA 911082640

SGV VILLAGE LLC
2275 HUNTINGTON DR #758
SAN MARINO CA 911082640

ELENA V TUTTLE
4665 CANDLEBERRY AVE
SEAL BEACH CA 907403033

JAMES TAI
3740 WISERIA ST
SEAL BEACH CA 90740

JAMES G FAMILY TR DAY
1939 TRADEWINDS LN
NEWPORT BEACH CA 926603813

CATHRYN M MADRID
4142 HOWARD AVE
LOS ALAMITOS CA 907203705

JANNET M SERRANO
3522 THOR AVE
LOS ALAMITOS CA 907203969
RICKER DEBRA R THE 2015 D R RICKER TR
3572 THOR AVE
LOS ALAMITOS CA 907203969

HOWES FAMILY TRUST
3591 THOR AVE
LOS ALAMITOS CA 907203928

MARVIN D MOON & MOON RENU
3571 THOR AVE
LOS ALAMITOS CA 907203928

WILLIAM A KRALL & NATALIE

SAMODOUROFF
11512 DAVENPORT RD
LOS ALAMITOS CA 907203832
SCOTT RODGER FL R & K SCOTT 2015 TR
36345 PROVENCE DR
MURRIETA CA 925628441

VICTORIA MENDOZA
4091 FARQUHAR AVE
LOS ALAMITOS CA 907203797

COTTON PARK VIEW LLC
10841 BLOOMFIELD ST
LOS ALAMITOS CA 907202504

DANIEL R LIMP , JILL R BROWN
4373 DINA CT
CYPRESS CA 906304114

STL FAMILY LIMITED PARTNERSHIP
LONG BEACH CA 90815

JOHN KENNETH CHRISTENSEN
4072 HOWARD AVE
LOS ALAMITOS CA 907203703

ALFRED DENNISON
256 BENNETT AVE
LONG BEACH CA 908031528

KEVIN S K S SEP PPTY TR FALSKEN
909 ELECTRIC AVE #214
SEAL BEACH CA 907408900

CHERYL RATAJCZAK
3621 THOR AVE
LOS ALAMITOS CA 907203929

GEORGE M KARAHALIOS
6542 BLUE HERON DR
HUNTINGTON BEACH CA 926482650

ANDREW G CHAPRALIS
11264 JAMAICA ST
CYPRESS CA 906305316

ELVERE R E R BUESELI TR BEUSELINCK
4071 HOWARD AVE
LOS ALAMITOS CA 907203702

DA SILVA JOSE M ALVES
26953 PARADISE MEADOW LN
VALLEY CENTER CA 920827414

FRANK SINATRA , MARIA SINATRA
4165 CANDLEBERRY AVE
SEAL BEACH CA 907402822

VANESSA BARTSCH
3542 THOR AVE
LOS ALAMITOS CA 907203969

VICKI SUZANNE WONG
11372 KELLY LN
LOS ALAMITOS CA 907203940

DON R CARRUTH & KARLEA E CARRUTH
11362 KELLY LN
LOS ALAMITOS CA 907203940

ERIN FERNANDES
17032 COUNTRYPARK LN
HACIENDA HEIGHTS CA 917453801

ROBERTA J PARKES
11342 KELLY LN
LOS ALAMITOS CA 907203940

JEANIE G BARRERA
11322 KELLY LN
LOS ALAMITOS CA 907203940

POE T F & S L LIVING TRUST
11061 ESSEX DR
LOS ALAMITOS CA 907202605

JOSEPH NIEBLAS , ELENA ZHABINA
3952 DENWOOD AVE
LOS ALAMITOS CA 907203936

SEVERSON BENJAMIN SHOE
3942 DENWOOD AVE
LOS ALAMITOS CA 907203936

GARY DEAN PAINTER & PATRICIA LYNN

PAINTER
11350 MAPLE ST
LOS ALAMITOS CA 907203947

ALLEN STORIE , ANGELA STORIE
11321 KELLY LN
LOS ALAMITOS CA 907203939

BARB J NEWMAN & AKRAM A ZIADA
11311 KELLY LN
LOS ALAMITOS CA 907203939

JANET L PETERSON
11340 MAPLE ST
LOS ALAMITOS CA 907203947

KEVIN S KILPATRICK , SILVIA LORENA

KILPATRICK
11310 MAPLE ST
LOS ALAMITOS CA 907203947

RICHARD P HAMLIN JR & SHERRY E HAMLIN
11302 KELLY LN
LOS ALAMITOS CA 907203940

JAMES A CONTRERAS
11272 KELLY LN
LOS ALAMITOS CA 907203938

MICHAEL CARL OLSON
11252 KELLY LN
LOS ALAMITOS CA 907203938

ORANGE COUNTY FLOOD CONTROL

DISTRICT
300 N FLOWER ST #6TH
SANTA ANA CA 927035001

JOESPH GOTTI , DANIELLE GOTTI
11301 KELLY LN
LOS ALAMITOS CA 907203939

ROBERT T LITTLE
11281 KELLY LN
LOS ALAMITOS CA 907203938

JOSEPH E WOKAL
11300 MAPLE ST
LOS ALAMITOS CA 907203947

MEYER-MOKE FAMILY TRUST
11280 MAPLE ST
LOS ALAMITOS CA 907203945

JAN A COPELAND
11250 MAPLE ST
LOS ALAMITOS CA 907203945

STAPAKIS OLYMPIA TRUST
2821 TUCKER LN
LOS ALAMITOS CA 907204763

FARQUHAR ASSOCIATES LLC
6571 E EL ROBLE ST
LONG BEACH CA 908154620

MAIDA INJEYAN
233 S MICHILLINDA AVE
PASADENA CA 911074933

JUDY M NG
PO BOX 3412
ALHAMBRA CA 918030412

JENTZSCH FAMILY LIVING TRUST
12162 REAGAN ST
LOS ALAMITOS CA 907204136

CZAR VENTURES LLC
110 OCEAN AVE
SEAL BEACH CA 907406027

ZAREH ADOURIAN
11531 VIENNA WAY
LOS ANGELES CA 900662113

KARE INVESTMENTS LLC
4865 DOGWOOD AVE
SEAL BEACH CA 907403046

JONATHAN C SUTHERLIN
8092 REDFORD LN
LA PALMA CA 906231966

LINDA E PATOW
10251 KINGS ST
LOS ALAMITOS CA 907202230

JESSE D J D MANN & P A REVOC LIVING TR
MANN
3728 LOOMIS ST
LAKEWOOD CA 907123546

HOWARD MANAGEMENT LLC
623 W DUARTE RD #A
ARCADIA CA 910077337

PACIFIC RIM EDUCATIO OPCOLRB L
427 COLLEGE BLVD #I
OCEANSIDE CA 920575441

BRIAN KEITH MILLER
4644 KATELLA AVE
LOS ALAMITOS CA 907202626

PETER L SHEN
15671 SUNBURST LN
HUNTINGTON BEACH CA 926472944

SARKISIAN FAMILY TRUST
4265 DOGWOOD AVE
SEAL BEACH CA 907402850

SANDRA L GALLAGHER
11151 DONNIS RD
LOS ALAMITOS CA 907202904

SAMEH S SHENOUDA & ENAS S SHENOUDA
11931 WEMBLEY RD
LOS ALAMITOS CA 907204437

STACY L MCLAUGHLIN
8200 E TULA ST
LONG BEACH CA 908083358

JOHN LUYBEN , CHRISTINA LUYBEN
12340 SEAL BEACH BLVD #B-369
SEAL BEACH CA 907402792

JOAN M J M TR POLITTE
3931 FARQUHAR AVE #A
LOS ALAMITOS CA 907202022

TONOLLA INVESTMENTS LLC
11611 GLEN COVE DR
GARDEN GROVE CA 928432719

CHIN KUO FAN
126 S LAKEVIEW AVE
ANAHEIM CA 928073606

ROBIN T R T LIVING TR GRIFFITH
4662 KATELLA AVE
LOS ALAMITOS CA 907202654

G & R PARK LLC
4543 E ANAHEIM ST
LONG BEACH CA 908043119

G & R PARK LLC
4543 E ANAHEIM ST
LONG BEACH CA 908043119

SARA THOMPSON
2117 EL DORADO ST
LOS OSOS CA 934022309

NORMAN STEVEN JUNIO
1801 NAGLEE AVE
SAN JOSE CA 951261933

MARY LOU SMITH
3515 KNOXVILLE AVE
LONG BEACH CA 908082914

KENNETH E HUSS
2861 COAST CIR #C
HUNTINGTON BEACH CA 926491816

SHAW JOU CHENG
4149 BIRCHWOOD AVE
SEAL BEACH CA 907402808
3M1S LLC
4100 BIRCH ST #100
NEWPORT BEACH CA 926602216

KATHRYN C MITCHELL
17211 SANDRA LEE LN
HUNTINGTON BEACH CA 926494354

NANCY ANN HERTZOG
4225 GREEN AVE
LOS ALAMITOS CA 907203569

JAMES R CAZARES
3171 RUTH ELAINE DR
LOS ALAMITOS CA 907202950

HEATHER E H E REVOC TR BAKER
53 SAN SIMEON
LAGUNA NIGUEL CA 926777951

TOWN SQUARE PROPERTIES
PO BOX 15928
BEVERLY HILLS CA 902091928

RANCHO LOS ALAMITOS LLC
4181 GREEN AVE
LOS ALAMITOS CA 907203403

TOWN SQUARE PROPERTIES
PO BOX 15928
BEVERLY HILLS CA 902091928

RANCHO LOS ALAMITOS LLC
4181 GREEN AVE
LOS ALAMITOS CA 907203403

RANCHO LOS ALAMITOS LLC
4181 GREEN AVE
LOS ALAMITOS CA 907203403

PAMELA JO P J REVOC TR WALLACE
4131 GREEN AVE
LOS ALAMITOS CA 907203403

LOS ALAMITOS BUSINESS CENTER LLC
5001 BIRCH ST
NEWPORT BEACH CA 926602116
PEACE 33 LLC
12340 SEAL BEACH BLVD #B413
SEAL BEACH CA 907402792

HORVATH PROPERTIES LLC
629 BAYSIDE DR
SEAL BEACH CA 907405701
RICHARD G 2012 TR PRICE
610 TERRAINE AVE
LONG BEACH CA 908141947

SHAW JOU BYPASS TR CHENG
4149 BIRCHWOOD AVE
SEAL BEACH CA 907402808

FRANK THSAI-TEN LIN
6821 SCENIC BAY DR
HUNTINGTON BEACH CA 926482619

THOMAS TAT-SHIU TAM
PO BOX 50163
LONG BEACH CA 908156163

CITY OF LOS ALIMITOS
3191 KATELLA AVE
LOS ALAMITOS CA 907202335

JAUNETTA A STROHMYER
6329 DOMINICA AVE
CYPRESS CA 906305312
4012 KATELLA AVE LLC
4470 KATELLA AVE
LOS ALAMITOS CA 907203515

LONG BEACH DG LLC
2370 GRAND AVE
LONG BEACH CA 908151761

MICHAEL LAACK
11380 HARRISBURG RD
LOS ALAMITOS CA 907203916

KTLA PROPERTIES LTD PARTNERSHIP
1107 HAZELTINE BLVD #200
CHASKA MN 553181070

PAUL V FLEMING LIVIN TR KLEIN
81307 JASMINE CT
LA QUINTA CA 922538196

BARBARA G ROTH , FAMILY ROTH
3911 GREEN AVE
LOS ALAMITOS CA 907203334

KTLA PROPERTIES LTD PARTNERSHIP
1107 HAZELTINE BLVD #200
CHASKA MN 553181070

DANIEL F LIVING PRADO , D F PRADO
3932 DENWOOD AVE
LOS ALAMITOS CA 907203936

JOSEPH A LEON JR & PATRICIA L LEON
11349 MAPLE ST
LOS ALAMITOS CA 907203946

DONALD J WISSUCHEK
3912 DENWOOD AVE
LOS ALAMITOS CA 907203936

THERESA M BECKMAN
11348 BARBI LN
LOS ALAMITOS CA 907203933

LARRY WATKINS & ANNETTE WATKINS
11339 MAPLE ST
LOS ALAMITOS CA 907203946

SHAHROKH GHODSI
11309 MAPLE ST
LOS ALAMITOS CA 907203946

RENALD R LA PIERRE , A K LIVING TR LA
PIERRE
11338 BARBI LN
LOS ALAMITOS CA 907203933

GARY S TREADWELL & TREADWELL
POWERS
11318 BARBI LN
LOS ALAMITOS CA 907203933

POTJARIN S VILES
3882 DENWOOD AVE
LOS ALAMITOS CA 907203935

ARTHUR FAMILY TR DEBOLT
3862 DENWOOD AVE
LOS ALAMITOS CA 907203935

WALTER R CRUZ
11347 BARBI LN
LOS ALAMITOS CA 907203932

BRYAN W BELL & JENNIFER L BELL
PO BOX 978
LOS ALAMITOS CA 907200978

ADAM LEITER
11307 BARBI LN
LOS ALAMITOS CA 907203932

LA DORA G LESTER
11299 MAPLE ST
LOS ALAMITOS CA 907203944

KONRAD R SUMMERS
29221 AVENIDA AVILA
VALENCIA CA 913541582

PHILIP J SEYMOUR
11298 BARBI LN
LOS ALAMITOS CA 907203931

DANIEL BERNAL
11278 BARBI LN
LOS ALAMITOS CA 907203931

ERIC J HOLDAWAY
11249 MAPLE ST
LOS ALAMITOS CA 907203944

ORANGE COUNTY FLOOD CONTROL

DISTRICT
300 N FLOWER ST #6TH
SANTA ANA CA 927035001

ABISHEK RIZAL , DESPINA RIZAL
11248 BARBI LN
LOS ALAMITOS CA 907203931

ROY H FAMILY TR HORIO
11277 BARBI LN
LOS ALAMITOS CA 907203931

THOMAS L SCHIADA
11267 BARBI LN
LOS ALAMITOS CA 907203931
BILLIE J D F GARNER , B J 2005 TR GARNER
3842 DENWOOD AVE
LOS ALAMITOS CA 907203935

TRUDY LISA H L GEER , T L TR GEER
3832 DENWOOD AVE
LOS ALAMITOS CA 907203935

MARSHAL KENT GREGORY & LISA S

GREGORY
3822 DENWOOD AVE
LOS ALAMITOS CA 907203935

LESLEE T MARTIN
3812 DENWOOD AVE
LOS ALAMITOS CA 907203935

STANLEY K APPEL
11345 LINDA WAY
LOS ALAMITOS CA 907203942

GARY BRAUN , NICKI L BRAUN
11316 LINDA WAY
LOS ALAMITOS CA 907203943

MARC PICARD , KATHLEEN M PICARD
11306 LINDA WAY
LOS ALAMITOS CA 907203943

JEFFREY ARREDONDO , ALLISON

ARREDONDO
11315 LINDA WAY
LOS ALAMITOS CA 907203942

BROSSOIT D A & S A TRUST
11305 LINDA WAY
LOS ALAMITOS CA 907203942

MARVIN R JEMPSA
11344 ROCHELLE ST
LOS ALAMITOS CA 907203951

MANUEL VARELA , LETICIA R VARELA
3792 DENWOOD AVE
LOS ALAMITOS CA 907203934

JAMES A MAIN
11334 ROCHELLE ST
LOS ALAMITOS CA 907203951

WILLIAM H AUSTIN III
11304 ROCHELLE ST
LOS ALAMITOS CA 907203951

TOWNS-MAN PARTNERS
205 AVENUE B
REDONDO BEACH CA 902774708

JO ANN H BURRIS
11266 LINDA WAY
LOS ALAMITOS CA 907203918

EMERSON D S & B A FAM TRUST
11409 CARSON ST
LAKEWOOD CA 907152512

DALE A OLSON
11265 LINDA WAY
LOS ALAMITOS CA 907203918

DAVID WARD
11246 LINDA WAY
LOS ALAMITOS CA 907203918

ORANGE COUNTY FLOOD CONTROL

DISTRICT
300 N FLOWER ST #6TH
SANTA ANA CA 927035001

MARK DE LELLIS
11294 ROCHELLE ST
LOS ALAMITOS CA 907203949

FLORITA I CAJAYON
11274 ROCHELLE ST
LOS ALAMITOS CA 907203949

KERI GONZALEZ
11244 ROCHELLE ST
LOS ALAMITOS CA 907203949

BARKER PAMELA J LIVING TRUST
5172 CANTERBURY DR
CYPRESS CA 906303648

LUPE FAMILY TR DE LEON
3652 THOR AVE
LOS ALAMITOS CA 907203930

CITY OF LOS ALAMITOS
3191 KATELLA AVE
LOS ALAMITOS CA 907202335

ARTHUR DE BOLT
3862 DENWOOD AVE
LOS ALAMITOS CA 907203935

ROBERT W CHESNUT
3161 TUCKER LN
LOS ALAMITOS CA 907204821

FRANK TR RATAJCZAK
3621 THOR AVE
LOS ALAMITOS CA 907203929

QUAN S & P FAMILY TRUST
PO BOX 2222
LOS ALAMITOS CA 907207222

MARVIN M ZAVATSKY
2803 MONOGRAM AVE
LONG BEACH CA 908151537

KARL ALBERT KRAMER
16441 NE 19TH ST
BELLEVUE WA 980082601
5523 ATLANTIC APARTMENTS LLC
PO BOX 41238
LONG BEACH CA 908531238

JESSE THOMPSON
2117 EL DORADO ST
LOS OSOS CA 934022309

KENNETH E HUSS
2861 COAST CIR #C
HUNTINGTON BEACH CA 926491816

HOWARD EAST LLC
6571 E EL ROBLE ST
LONG BEACH CA 908154620

MARIA ROGERS
11388 HARRISBURG RD
LOS ALAMITOS CA 907203916

MAMIE M M M REVOC TR WONG
11392 HARRISBURG RD
LOS ALAMITOS CA 907203916

ELAINE W HUTCHISON
4543 E ANAHEIM ST
LONG BEACH CA 908043119

DON R JOHNSTON
13224 BARLIN AVE
DOWNEY CA 902425104

VAG HOWARD PROP LLC
4543 E ANAHEIM ST
LONG BEACH CA 908043119

ARTHUR A ORSTER OSTER , S RUBIN OSTER
3111 QUAIL RUN RD
LOS ALAMITOS CA 907202920

PAUL D BAKER
2037 W 16TH ST
LONG BEACH CA 908131007

SWUN SI THE JKS TR
6245 ARUBA CT
CYPRESS CA 906305333

PAUL V FLEMING LIVIN TR KLEIN
81307 JASMINE CT
LA QUINTA CA 922538196

QUAN S & P FAMILY TRUST
PO BOX 2222
LOS ALAMITOS CA 907207222

SANDER ROGOFF
1710 EMERALD COVE WAY
SEAL BEACH CA 907406226

MARIA ROGERS
11388 HARRISBURG RD
LOS ALAMITOS CA 907203916

SAGE HILL THE
1 VIA LUNA ST
DANA POINT CA 926294086

HEATHER STOTLANDTR RAPHAEL
3822 GREEN AVE
LOS ALAMITOS CA 907203306
KESKY L E & D J 2016 TRUST
3292 WENDY WAY
LOS ALAMITOS CA 907204341

KEVIN S FALSKEN
909 ELECTRIC AVE #214
SEAL BEACH CA 907408900

L L BELL BELL
5601 STANFORD AVE
GARDEN GROVE CA 928452436

CINDY W S FAMILY TR LOUIE
17795 MONTEZUMA CIR
FOUNTAIN VALLEY CA 927085218

LISA SPRING DAYAN-KEYLON
9658 RAVEN CIR
FOUNTAIN VALLEY CA 927086614

MARINA ORIS
62 SCARLET BLOOM
IRVINE CA 926188808

KEANG H KHO , JANE S KHO
11363 ROCHELLE ST
LOS ALAMITOS CA 907203950

KENNETH M BRANDBERRY
12856 MARTHA ANN DR
LOS ALAMITOS CA 907204963

LAWHON LYNNE C LIVING TRUST
11352 CHERRY ST
LOS ALAMITOS CA 907203912

TAKEMOTO & KWAN FAMILY TRUST
11343 ROCHELLE ST
LOS ALAMITOS CA 907203950

KERRAN M LAKIN
11333 ROCHELLE ST
LOS ALAMITOS CA 907203950

BRUCE HITCHMAN
120 TUSTIN AVE #C
NEWPORT BEACH CA 926634729

GARY S MATSUBARA
11382 PINE ST
LOS ALAMITOS CA 907203922

C & M REALTY INVESTMENTS LLC
11332 CHERRY ST
LOS ALAMITOS CA 907203912

PAUL N GRIECO JR
11302 CHERRY ST
LOS ALAMITOS CA 907203912

CHRISTOPHER S SIPES , KAORI N SIPES
11361 CHERRY ST
LOS ALAMITOS CA 907203911

SAM HARP , ELIZABETH HARP
11351 CHERRY ST
LOS ALAMITOS CA 907203911

ALICE Z A Z LIVING TR HOBBS
2992 SALMON DR
LOS ALAMITOS CA 907204655

DAVID R LUDWIG & KRISTIN A LUDWIG
11311 CHERRY ST
LOS ALAMITOS CA 907203911

MILAN STEPHEN ANDRUS
11293 ROCHELLE ST
LOS ALAMITOS CA 907203948

MARY HARDWICK BOLTON
11273 ROCHELLE ST
LOS ALAMITOS CA 907203948

CAMMISO JOSEPH LIVING TRUST
11292 CHERRY ST
LOS ALAMITOS CA 907203910

MARTIN FAMILY TRUST
11272 CHERRY ST
LOS ALAMITOS CA 907203910

RYAN LEITNER , ELZBIETA LEITNER
11262 CHERRY ST
LOS ALAMITOS CA 907203910

ORANGE COUNTY FLOOD CONTROL

DISTRICT
300 N FLOWER ST #6TH
SANTA ANA CA 927035001

ISAIAS LUGO HERNANDEZ
11242 CHERRY ST
LOS ALAMITOS CA 907203910

JOE RIPLEY
11271 CHERRY ST
LOS ALAMITOS CA 907203909

JOSEPH NAPOLITANO
11261 CHERRY ST
LOS ALAMITOS CA 907203909

JOHN P LAURAIN & CHARLOTTE E LAURAIN
11362 REAGAN ST
LOS ALAMITOS CA 907203925

SOUTH COUNTY ESTATES INC
24881 ALICIA PKWY #227
LAGUNA HILLS CA 926534617

ANDREW S FEINOUR , SHEILA FEINOUR
11342 REAGAN ST
LOS ALAMITOS CA 907203925

JANET LEE HALE
11351 REAGAN ST
LOS ALAMITOS CA 907203908

TIMOTHY PLAYTER , KELLIE PLAYTER
11341 REAGAN ST
LOS ALAMITOS CA 907203908

GAIL C FRANK
11312 REAGAN ST
LOS ALAMITOS CA 907203925

SUZANNE M CONDON
11302 REAGAN ST
LOS ALAMITOS CA 907203925

JUSTINO JIMENEZ
11311 REAGAN ST
LOS ALAMITOS CA 907203908

ROBERT DAVID MAGIE & MELANIE R MAGIE
11301 REAGAN ST
LOS ALAMITOS CA 907203908

HOBERT FAMILY TRUST
11362 PINE ST
LOS ALAMITOS CA 907203922

GERALD L LAYTON
11342 PINE ST
LOS ALAMITOS CA 907203922

MELODY L M TR LIZAK
11332 PINE ST
LOS ALAMITOS CA 907203922

MICHAEL A ROBERTS & KELLEY A ROBERTS
11302 PINE ST
LOS ALAMITOS CA 907203922

THOMAS R NIGRO
100 PACIFICA #220
IRVINE CA 926187441

TOUPHIE N TORN , SIM KEO
11262 REAGAN ST
LOS ALAMITOS CA 907203924

VIVIAN AFANA
11291 REAGAN ST
LOS ALAMITOS CA 907203923

BILLY T HART
11271 REAGAN ST
LOS ALAMITOS CA 907203923

CRAIG MATTHEW HOUCK
11242 REAGAN ST
LOS ALAMITOS CA 907203924

DONIELLE L SILVERA
11241 REAGAN ST
LOS ALAMITOS CA 907203923

DAVID M WALL , JANET V WALL
3001 E OCEAN BLVD
LONG BEACH CA 908032537

JAMES L FAMILY TR BELL
3252 ORANGEWOOD AVE
LOS ALAMITOS CA 907203830

PLATO ENTS LLC
3742 KATELLA AVE #400
LOS ALAMITOS CA 907203172

JIMMY NOCON , CYNTHIA NOCON
11391 HARRISBURG RD
LOS ALAMITOS CA 907203915

DUANE L LEE
3541 THOR AVE
LOS ALAMITOS CA 907203928

KENNETH E D E DECLAR TR HUSS
2861 COAST CIR #C
HUNTINGTON BEACH CA 926491816

RICHARD W GOLDSMITH
11401 HARRISBURG RD
LOS ALAMITOS CA 907203917

MARGARET MARY DAU
3709 FARQUHAR AVE
LOS ALAMITOS CA 907203954

WAHL HERBERT W LIVING TRUST
3695 FARQUHAR AVE
LOS ALAMITOS CA 907203987

ESTHER KE HSU
876 VIA DEL MONTE
PALOS VERDES ESTATES CA 902741664

LEE PAUL LING THE LEE FAMILY TR
13011 BAHIA DR
CERRITOS CA 907037310

BAKER J SPECIAL NEEDS TRUST
1 VIA LUNA ST
DANA POINT CA 926294086

BILL R WADDLE
6466 SAN ANDRES AVE
CYPRESS CA 906305324

BRUCE E SEATON
4338 VIA LARGO
CYPRESS CA 906303452

FIRST DONALD MICHAEL
230 SAVONA WALK
LONG BEACH CA 908035026

GREEN ENTERPRISES
13337 SOUTH ST #683
CERRITOS CA 907037308

QUAN DANIEL & RITA FAM TRUST
12286 BRIDGEWATER WAY
SEAL BEACH CA 907402775

JAMES YUAN LONG GER
6260 MAJORCA CIR
LONG BEACH CA 908034813

TONY H KALE & TRANG T T NGUYEN
11404 HARRISBURG RD
LOS ALAMITOS CA 907203971

NAOMI S COHEN
34 SIDNEY BAY DR
NEWPORT COAST CA 926572105

SASAN FARAJIAN , TARA FARAJIAN
2782 KEMPTON DR
LOS ALAMITOS CA 907204618

MICKIE J M J REVOC TR PARKHOUSE
6475 E PACIFIC COAST HWY
LONG BEACH CA 908034201

SHIH LIN LUE
PO BOX 595
LOS ALAMITOS CA 907200595

VANNEL PRAK
3676 HOWARD AVE
LOS ALAMITOS CA 907203651

JEFFREY R FREDERICKSON
15 CAMEO CRST
LAGUNA NIGUEL CA 926779211

BRIAN B GORMAN
3351 KENILWORTH DR
LOS ALAMITOS CA 907203839

JAGDEEP SINGH
11418 KNOTT ST
GARDEN GROVE CA 928411425
FARQUHAR INVESTMENTSL 3611
3552 GREEN AVE #201
LOS ALAMITOS CA 907203250

SLIMMER L & D LIVING TRUST
PO BOX 715
LOS ALAMITOS CA 907200715

EDWARD ZOHRABIAN
101 VISTA DEL GOLFO
LONG BEACH CA 908034158

KATHRYN C MITCHELL
17211 SANDRA LEE LN
HUNTINGTON BEACH CA 926494354

PAULA L CURTISS
3672 GREEN AVE
LOS ALAMITOS CA 907203238

FIRST DONALD MICHAEL
230 SAVONA WALK
LONG BEACH CA 908035026

FIVE BY FIVE INVESTORS
3532 KATELLA AVE #111
LOS ALAMITOS CA 907203144

FIVE BY FIVE INVESTORS
3532 KATELLA AVE #111
LOS ALAMITOS CA 907203144

ORANGE COUNTY FIRE AUTHORITY
1 FIRE AUTHORITY RD
IRVINE CA 926020125

ESTRELLITA ARMS LLC
100 WILSHIRE BLVD #2000
SANTA MONICA CA 904011116

STEVEN J GERSCHULTZ
3602 COURTSIDE CIR
HUNTINGTON BEACH CA 926492912

WUESTHOFF FAMILY TRUST
320 COVINA AVE
LONG BEACH CA 908031906

TONY H KALE & TRANG T T NGUYEN
11404 HARRISBURG RD
LOS ALAMITOS CA 907203971

LINDA E PATOW
10251 KINGS ST
LOS ALAMITOS CA 907202230

TIMOTHY D BONNEY
4403 FAIRWAY DR
LAKEWOOD CA 907123761

ALICIA HASTRUP
10434 CASANES AVE
DOWNEY CA 902412911

GERALDINE A WUESTHOFF
320 COVINA AVE
LONG BEACH CA 908031906

KLISTOFF LLC
16935 EDGEWATER LN
HUNTINGTON BEACH CA 926494205

DEDOLA FAMILY LLC
3822 KATELLA AVE
LOS ALAMITOS CA 907203302

STEPHEN S ASAKI
3791 GREEN AVE
LOS ALAMITOS CA 907203207

GEORGES F ELKHOURY & REBECCA L

ELKHOURY
PO BOX 91865
LONG BEACH CA 908091865

KALE MARY A C TRUST
362 REDONDO AVE #8
LONG BEACH CA 908144672

KATELLA LLC
3810 KATELLA AVE
LOS ALAMITOS CA 907203302

DALE L COOPER & DOROTHY E COOPER
11406 HARRISBURG RD
LOS ALAMITOS CA 907203971

BLACKBURN J & T LIVING TRUST
1717 ASPENWOOD LN
HUNTINGTON BEACH CA 926482714

THE LEMARA GROUP LLC
640 E ARMANDO DR
LONG BEACH CA 908073503

GREEN AVE LLC
3862 DENWOOD AVE
LOS ALAMITOS CA 907203935

K DEAN ZITKO
18566 CALERA LN
HUNTINGTON BEACH CA 926486832

WILLIAM GERALD BERTRAM
2543 LADOGA AVE
LONG BEACH CA 908152308

ANDRE B T DUONG
2470 IRVINE COVE CRES
LAGUNA BEACH CA 926511036

DAVID L C CHIU
937 N GRANADA AVE
ALHAMBRA CA 918011129

CROWN PROFESSIONAL
40 N INTERSTATE 35 #7B2
AUSTIN TX 787014358

CROWN PROFESSIONAL
40 N INTERSTATE 35 #7B2
AUSTIN TX 787014358

REAGAN PROPERTIES LTD
3532 KATELLA AVE #111
LOS ALAMITOS CA 907203144

MERBERT HSU & SANDY HSU
21 FRESCO
IRVINE CA 926034103

D & L LIGHTNER PROPERTIES LLC
237 CANAL ST
NEWPORT BEACH CA 926631843

STEVEN J GERSCHULTZ
3602 COURTSIDE CIR
HUNTINGTON BEACH CA 926492912

HELEN M LACASTO
11361 PINE ST
LOS ALAMITOS CA 907203921

CELERINO ARMENTA
11341 PINE ST
LOS ALAMITOS CA 907203921

ASHLEY D NICHOLLS & AMELIA L A

NICHOLLS
11331 PINE ST
LOS ALAMITOS CA 907203921

DANIEL MARK COOKSEY
39 RADIANCE LN
RANCHO SANTA MARGARITA CA 926888718

SAFEWAY INC
1371 OAKLAND BLVD #200
WALNUT CREEK CA 945968408

HINDS INVESTMENT
505 LOMAS SANTA FE DR #170
SOLANA BEACH CA 920751333

CINDY ROBIN TISDALE VANN , MATTHEW W
VANN
11291 PINE ST
LOS ALAMITOS CA 907203919

TRACY J JARVIS
11271 PINE ST
LOS ALAMITOS CA 907203919

WINNIE KWAN
11241 PINE ST
LOS ALAMITOS CA 907203919

HINDS INVESTMENT
505 LOMAS SANTA FE DR #170
SOLANA BEACH CA 920751333

HINDS INVESTMENT
505 LOMAS SANTA FE DR #170
SOLANA BEACH CA 920751333

SBMC RETAIL PORTFOLIO LLC
433 N CAMDEN DR #800
BEVERLY HILLS CA 902104412
HINDS 2019 FAMILY TRUST
18903 BRITTANY PL
ROWLAND HEIGHTS CA 917484961

YAVITZ I LLC JACK IN THE BOX INC
9330 BALBOA AVE
SAN DIEGO CA 921231516

WEBB FAMILY HOLDINGS B LLC
2120 HARBOR BLVD
COSTA MESA CA 926278513

WANG DENNIS LIVING TRUST
1155 S GRAND AVE #2010
LOS ANGELES CA 900152275

FARQUHAR INVESTMENT GROUP
PO BOX 1013
LOS ALAMITOS CA 907201013

ISABELLA M TR A DUGAN
12691 ABBOTT ST
GARDEN GROVE CA 928414901

PAUL V FLEMING LIVIN TR KLEIN
81307 JASMINE CT
LA QUINTA CA 922538196

RICHARD G HUNNICUTT , NANCY L

HUNNICUTT
6590 EAGLE RIDGE CT
GILROY CA 950203020

FARQUHAR INVESTMENT GROUP
6621 E PACIFIC COAST HWY #255
LONG BEACH CA 908034241

ROBERT MICHAEL GOUGH
3562 HOWARD AVE
LOS ALAMITOS CA 907203689

HOWARD STREET PARTNERS
5167 E VISTA HERMOSA ST
LONG BEACH CA 908153933

SOMMER STAPLE INC
3532 KATELLA AVE #111
LOS ALAMITOS CA 907203144

PAUL E KENTISH
3510 LAKE AVE
NEWPORT BEACH CA 926633148

DENNIS R GERBER
5860 SPINNAKER BAY DR
LONG BEACH CA 908036818

GREEN AVENUE PARTNERS LLC
608 SILVER SPUR RD #360
ROLLING HILLS ESTATES CA 902743723

GREEN AVENUE PARTNERS LLC
608 SILVER SPUR RD #360
ROLLING HILLS ESTATES CA 902743723

PEREZ HELEN THE PEREZ FAMILY TR
5728 PINE CT
CYPRESS CA 906303816
3611 FARQUHAR INVESTMENTS LLC
3552 GREEN AVE
LOS ALAMITOS CA 907203243
11110 LOS ALAMITOS LLC
11110 LOS ALAMITOS BLVD #208
LOS ALAMITOS CA 907203602

SPOT INVESTMENTS
3638 SAGE CANYON DR
ENCINITAS CA 920247917

RICHARD T AHN
16811 BOLERO LN
HUNTINGTON BEACH CA 926493027

OLDE LAS BUILDING LLC
3129 THE STRAND
HERMOSA BEACH CA 902542356
11110 LOS ALAMITOS LLC
11110 LOS ALAMITOS BLVD #208
LOS ALAMITOS CA 907203602

HB INVESTMENT GROUP LLC
3722 E BROADWAY
LONG BEACH CA 908036105

GARY L KRAMER
2010 N TUSTIN AVE
SANTA ANA CA 927057827

LAURA C OCONNOR
2224 LOMINA AVE
LONG BEACH CA 908152117

MC DONALDS CORP
4431 CORPORATE CENTER DR #121
LOS ALAMITOS CA 907208520

KARL JOSEPH TURNER
361 NEW HAMPSHIRE WAY
PLACENTIA CA 928705023

KAWAI PROPERTY TRUST
2025 W 231ST ST
TORRANCE CA 905015407

KAWAI PROPERTY TRUST
2025 W 231ST ST
TORRANCE CA 905015407

CITY OF LOS ALAMITOS
3191 KATELLA AVE
LOS ALAMITOS CA 907202335

BANK JPMORGAN CHASE NA
PO BOX 8265
WICHITA FALLS TX 763078265

WOLFGANG EBNER
8202 ALONDRA BLVD
PARAMOUNT CA 907234402

JOEL A FRUEHAN
PO BOX 3411
SEAL BEACH CA 907402411

MICHELE SUE DUVALL
9081 COLLIER LN
WESTMINSTER CA 926836466

EDWIN RAY GEIGER
17702 IRVINE BLVD #100
TUSTIN CA 927803236

LINDA L RUSSELL
4451 FARQUHAR AVE
LOS ALAMITOS CA 907203719

THOMAS H BOSWELL
11832 KENSINGTON RD
LOS ALAMITOS CA 907204419
WANG 2020 FAMILY TRUST
19018 FIKSE LN
CERRITOS CA 907038201

BILL FAMILY TR BENNETT
21901 OCEANVIEW LN
HUNTINGTON BEACH CA 926468218

JOHN F ESPINOZA
268 BUSH ST #3728
SAN FRANCISCO CA 941043503

STEVEN MARINOFF JR
12661 SILVER FOX RD
LOS ALAMITOS CA 907205261

PETER K WONG
4391 FARQUHAR AVE
LOS ALAMITOS CA 907203718

ERIC KOHN , MARY EMLEN
PO BOX 891
LONG BEACH CA 908010891

KWON H FAMILY TR FAM TR LEE
12335 ROSE ST
CERRITOS CA 907038125

MESHKINPOUR & MEHRI-MESH TRUST
PO BOX 733
LOS ALAMITOS CA 907200733

DUANE MELVIN LYNCH
4421 HOWARD AVE
LOS ALAMITOS CA 907203738

VINCENT B CISNEROS , KATHARINE A

CISNEROS
11421 SNARK ST
LOS ALAMITOS CA 907203926

RICHARD A MALLEY
3561 HOWARD AVE
LOS ALAMITOS CA 907205307

ALICIA J A ARIAS , A FAMILY TR ARIAS
11441 SNARK ST
LOS ALAMITOS CA 907203926

MELEIKA MAHA
8855 E CLOUDVIEW WAY
ANAHEIM CA 928081679

JOHN D MC DONNELL
18160 COTTONWOOD RD #760
SUNRIVER OR 977079317

DH GREEN PROPERTIES LLC
4439 WHITNEY DR
EL MONTE CA 917311533

YOSHIO NARAHARA
7212 EMERSON AVE
WESTMINSTER CA 926836106

RICHARD R R R VERDUGO , B D REVOC TR

VERDUGO
1230 GUNSMOKE RD
NORCO CA 928603877
BYRD DAVID N TR 2013 BYRD FAMILY TR
21 ACORN DR
SUMMIT NJ 079014103

JAMES A SPINA & CAMILLE A SPINA
28 VIA CORSICA
DANA POINT CA 926293357

BRADLEY C FAMILY LIV TR HAND
3971 MARION AVE
LOS ALAMITOS CA 907202241
DONNA L SHALBEY , D 2010 BYPASS TR

SHALBEY
11151 LOCH LOMOND RD
LOS ALAMITOS CA 907202910

DENNIS D LAMBERT
5712 EBERLE ST
LAKEWOOD CA 907131839

BELLA VITA ESTATES LLC
3292 WENDY WAY
LOS ALAMITOS CA 907204341

VIVIAN J V CRITTENDEN , J CRITTENDEN
4312 HOWARD AVE
LOS ALAMITOS CA 907203709

HERMAN BARIN & ALEXANDRINA BARIN
4302 HOWARD AVE
LOS ALAMITOS CA 907203764

RAYMOND DE MOTTA , BOBBIE JEAN DE
MOTTA
4361 HOWARD AVE
LOS ALAMITOS CA 907203708

GEORGE K SYRENGELAS
18278 MOUNT STEWART CIR
FOUNTAIN VALLEY CA 927086444

JOHN F MARTINEZ
PO BOX 892080
TEMECULA CA 925892080

JOHN F MARTINEZ
PO BOX 892080
TEMECULA CA 925892080

SHAGENA M S SEPARATE PRO TRUST
PO BOX 135
LOS ALAMITOS CA 907200135

ENTRUST ADMIN, NARENDA VASANT RAU
IRA
16682 ROBERT LN
HUNTINGTON BEACH CA 926474241

MARIA I VELA
4322 GREEN AVE #4
LOS ALAMITOS CA 907203543

HELEN BRASTOFF
1131 E MAIN ST #107
TUSTIN CA 927804400

CRYAN J SEPARATE PROP TRUST
2861 COAST CIR #C
HUNTINGTON BEACH CA 926491816

AMADO PETE RODRIGUEZ
5796 STRATMORE AVE
CYPRESS CA 906304622

ROBERT DUANE LESTER
4292 HOWARD AVE
LOS ALAMITOS CA 907203766
ELEPHANTS EAR 1031 LLC
12340 SEAL BEACH BLVD #B413
SEAL BEACH CA 907402792

ROBERT H BARNES
4262 HOWARD AVE #A
LOS ALAMITOS CA 907203724

SWUN SI THE JKS TR
6245 ARUBA CT
CYPRESS CA 906305333

SHOKOOHI MEHDI THE SHOKOOHI LIVING
TR
910 S JAY CIR
ANAHEIM CA 928082105

JERRY L JONES
4540 CHANTRY CT
CYPRESS CA 906303501

MAY YEE R R PACE , M Y TR PACE
6443 BIXBY TERRACE DR
LONG BEACH CA 908154700

DIANE J GARMAN
4291 HOWARD AVE
LOS ALAMITOS CA 907203768

DIANE J WASKO
4281 HOWARD AVE
LOS ALAMITOS CA 907203768

JACK C ROWAN & MARY T ROWAN
545 ORLENA AVE
LONG BEACH CA 908141854

JASON HICKOX
4292 GREEN AVE
LOS ALAMITOS CA 907203554

MIR M MADANI
1344 VIA CORONEL
PALOS VERDES ESTATES CA 902741938

LAWRENCE J EWASKA
11 COVINGTON DR
PALM DESERT CA 922600607

JOIE D J D NOWKA
4252 GREEN AVE
LOS ALAMITOS CA 907203554

JUDY KOONG J K LIVIN TR DENNIS
19856 MERRIBROOK DR
SARATOGA CA 950705460

FORDHAM GREEN LLC
3061 INVERNESS DR
LOS ALAMITOS CA 907204208

WEAVER JUDY LYNN TR J L WEAVER REAL

ESTATE TR
16052 MELODY LN
HUNTINGTON BEACH CA 926492354

DONALD SQUILLACE , KATARINA

SQUILLACE
PO BOX 2325
SEAL BEACH CA 907401325

BETTY M CLAYTON
4405 GREEN AVE #1
LOS ALAMITOS CA 907203529

MELINDA A FRIZZELL , DONALD C FRIZZELL
6485 E SURREY DR
LONG BEACH CA 908154744

ANDREW G CHAPRALIS
11264 JAMAICA ST
CYPRESS CA 906305316

SWUN SI THE JKS TR
6245 ARUBA CT
CYPRESS CA 906305333

EITAN BARAZANI
3332 CORTESE DR
LOS ALAMITOS CA 907204306

FORDHAM GREEN LLC
3061 INVERNESS DR
LOS ALAMITOS CA 907204208

HENRY Y OTA
5801 IRIS CIR
LA PALMA CA 906231856

VASILIOS K SYRENGELAS
8852 SEASPRAY DR
HUNTINGTON BEACH CA 926462652

JOHN T J LIVING TR BIERMAN
6283 E RIO GRANDE DR
ANAHEIM CA 928074041

ANNE V NGUYEN , TUAN M TRAN
9701 CENTRAL AVE
GARDEN GROVE CA 928442401

TUESDAY COWS LLC
1305 HOEFFER DR
ALHAMBRA CA 918012856

LORINDA SMOCK
3118 NE BARRINGTON CT
BEND OR 977017601

W PRESLEY I PARTNERSHIP
4185 PORTE DE MERANO #155
SAN DIEGO CA 921221946

TOWN SQUARE PROPERTIES
PO BOX 15928
BEVERLY HILLS CA 902091928

BRENT D JAFFE & AYREEN H JAFFE
11452 CHERRY ST
LOS ALAMITOS CA 907203914

JUANA L GONZALES
3682 THOR AVE
LOS ALAMITOS CA 907203930

JULIE E PFEIFER
3672 THOR AVE
LOS ALAMITOS CA 907203930

ROBERT E R E REVOC TR MCGREGOR
11422 CHERRY ST
LOS ALAMITOS CA 907203914

DONALD L AGOLD & LAURA L AGOLD
191 ENCHANTED DR
ENCHANTED OAKS TX 751569002

ARIAS FAMILY LIVING TRUST
11382 CHERRY ST
LOS ALAMITOS CA 907203912

VU NGUYEN & NGOC LAM
3681 THOR AVE
LOS ALAMITOS CA 907203929

CLYDE E FOSS
3671 THOR AVE
LOS ALAMITOS CA 907203929

RUBEN M RAMIREZ
11409 HARRISBURG RD
LOS ALAMITOS CA 907203917

JOHN W BANTLE
11381 CHERRY ST
LOS ALAMITOS CA 907203911

WILLIAM T COMBS III & DANIELLE A COMBS
3642 THOR AVE
LOS ALAMITOS CA 907203930

GAKNERAS ALBERT TRUST
3612 THOR AVE
LOS ALAMITOS CA 907203930

XIMING WANG , DONGWEN CHEN
3602 THOR AVE
LOS ALAMITOS CA 907203930

HOWARD HARRISON HAYUNGS
3651 THOR AVE
LOS ALAMITOS CA 907203929
JOHN J BENAVIDES & J 2015 TR BENAVIDES
3641 THOR AVE
LOS ALAMITOS CA 907203929

BRIAN L MORGAN & JANELLE D MORGAN
11372 HARRISBURG RD
LOS ALAMITOS CA 907203916

GREGORY A KAUTZ
11392 REAGAN ST
LOS ALAMITOS CA 907203925

BAKER J SPECIAL NEEDS TRUST
1 VIA LUNA ST
DANA POINT CA 926294086
SHASHA JOSEPH & AMY 2021 TRUST
11381 REAGAN ST
LOS ALAMITOS CA 907203908

MARILYN A DELCOURE
2717 MONTECITO DR
FALLBROOK CA 920288164

BOB G BLOOM
5232 HOWARD AVE
LOS ALAMITOS CA 907202720

JOHN C FALLAN
5212 HOWARD AVE
LOS ALAMITOS CA 907202720

SHARON R TOOMEY
5202 HOWARD AVE
LOS ALAMITOS CA 907202720

DAVID D D QUINN & S LIVING TR QUINN
5172 HOWARD AVE
LOS ALAMITOS CA 907202718

DANIEL WEBBER , KIMBERLY WEBBER
5162 HOWARD AVE
LOS ALAMITOS CA 907202718

JACKIE HARRIS
16672 CHARLES LN
HUNTINGTON BEACH CA 926474604

ARUNKUMAR MUTHALAMPET , SARITHA

GOPALAKRISHNAN
5132 HOWARD AVE
LOS ALAMITOS CA 907202718

AARON M ADKINSON , CRYSTELA A

JACINTO
5102 HOWARD AVE
LOS ALAMITOS CA 907202718

STACI M GONZALEZ & EDUARDO

GONZALEZ
5092 HOWARD AVE
LOS ALAMITOS CA 907202716

PETER M KELLY
5072 HOWARD AVE
LOS ALAMITOS CA 907202716

FRANK W FORMAN
5052 HOWARD AVE
LOS ALAMITOS CA 907202716

GARABET MUTAFYAN
5032 HOWARD AVE
LOS ALAMITOS CA 907202716

FRED S LOPEZ & KAREN M LOPEZ
5022 HOWARD AVE
LOS ALAMITOS CA 907202716

GLEN M VITUG & JUDY TAYAG VITUG
4992 HOWARD AVE
LOS ALAMITOS CA 907202714

JUNE K MATSUO
11054 COBBLESTONE DR
RANCHO CORDOVA CA 956704275

GERALD E CAMPAGNA
4962 HOWARD AVE
LOS ALAMITOS CA 907202714

HOWARD L KNUCHELL
11151 ENTERPRISE DR
LOS ALAMITOS CA 907202603

JOSEPH D HASTIE & JENNIFER E HASTIE
4922 HOWARD AVE
LOS ALAMITOS CA 907202714
JAMES LOREN MELCHER , 2014 J MELCHER
4902 HOWARD AVE
LOS ALAMITOS CA 907202714

PATRICIA A LARSON
4882 HOWARD AVE
LOS ALAMITOS CA 907202641

NEUBAUER ELECTRIC INC
11072 VIA EL MERCADO
LOS ALAMITOS CA 907202812

WINNERS CIRCLE INVESTMENTS LLC
11132 WINNERS CIR #103
LOS ALAMITOS CA 907202885

WINNERS CIRCLE AUTO GROUP
3441 SAUSALITO ST
LOS ALAMITOS CA 907202123

ALLIED CAPITAL DEVELOPMENT LLC
10851 BLOOMFIELD ST
LOS ALAMITOS CA 907202504

LEE WALTER CRANE
11061 WINNERS CIR
LOS ALAMITOS CA 907202813

MATILDE D SPURGEON
11222 MINDORA ST
LOS ALAMITOS CA 907202731

ANNA T CHRISTENSEN & DENNIS G

CHRISTENSEN
11192 MINDORA ST
LOS ALAMITOS CA 907202729

PAUL A FASSOTH JR, JENNIFER R FASSOTH
11182 MINDORA ST
LOS ALAMITOS CA 907202729

BRADEN GARY A LIVING TRUST
11320 MAPLE ST
LOS ALAMITOS CA 907203947

WALTER J YESENOSKY
11221 MINDORA ST
LOS ALAMITOS CA 907202730

WILLIAM A CORBIN
5181 HOWARD AVE
LOS ALAMITOS CA 907202717

DANNETTE PEREZ
5182 TRIPOLI AVE
LOS ALAMITOS CA 907202739

KYUNG M PARK
11161 MINDORA ST
LOS ALAMITOS CA 907202741

JANG BOCK J B PARK & S S REVOC LIVING

TR PARK
11151 MINDORA ST
LOS ALAMITOS CA 907202741

JOE BETTENCOURT
17918 ARLINE AVE
ARTESIA CA 907014105

GEORGE E TOWNSHEND & LINDA

TOWNSHEND
11132 MINDORA ST
LOS ALAMITOS CA 907202729

JOHN D DIGNAN
11112 MINDORA ST
LOS ALAMITOS CA 907202729

HUGH D MACINNES & KAYOKO T MACINNES
11102 MINDORA ST
LOS ALAMITOS CA 907202729

JOHN F ELLINGER
11141 MINDORA ST
LOS ALAMITOS CA 907202741

STANLEY & MARYLS DAVIDSO TRUST
11111 MINDORA ST
LOS ALAMITOS CA 907202740

DANIEL P BALDAUF & JANE S BALDAUF
5181 KEARSARGE AVE
LOS ALAMITOS CA 907202724

MARK R LINDHOLM
11101 MINDORA ST
LOS ALAMITOS CA 907202740
ROUSE 1999 TRUST
4148 S FORK RD
CODY WY 824148010

RICHARD H LUBAN
PO BOX 260650
ENCINO CA 914260650

KATELLA PROPERTIES
5420 KATELLA AVE
LOS ALAMITOS CA 907202810

JAMES P JACKSON
13421 MILAN ST
WESTMINSTER CA 926831703

LEE PROPERTIES CO
13620 LINCOLN WAY #300
AUBURN CA 956033264

BWOLFF PROPERTIES LLC
3771 KATELLA AVE #300
LOS ALAMITOS CA 907203115

MHS INVESTMENTS LLC
18766 JEFFREY AVE
CERRITOS CA 907036170
BARBARA A E CAVANAUGH , B 2013 TR

CAVANAUGH
11082 MINDORA ST
LOS ALAMITOS CA 907202727

MARC MYERS , KRISTIN MYERS
5211 ANTIETAM AVE
LOS ALAMITOS CA 907202701

JOHN MULLIS
5191 ANTIETAM AVE
LOS ALAMITOS CA 907202704

NARONG SUREDECHAKUL
700 SEA BREEZE DR
SEAL BEACH CA 907405749

LOS ALAMITOS LTD PARTNERSHIP
2025 NEWPORT BLVD #200
COSTA MESA CA 926279544

DAVID SHAWAN LIOU
5171 HOWARD AVE
LOS ALAMITOS CA 907202717

GUIZADO LIVING TRUST
5161 HOWARD AVE
LOS ALAMITOS CA 907202717

RONALD W LOOFBOURROW & R W

LOOFBOURROW
5162 TRIPOLI AVE
LOS ALAMITOS CA 907202739

MICHAEL F MCGOUGAN & TERESITA R

MCGOUGAN
5151 HOWARD AVE
LOS ALAMITOS CA 907202717

MARTIN IRA KENIGSBERG
5152 TRIPOLI AVE
LOS ALAMITOS CA 907202739

CHRISTOPHER M CAUDANA & BARBARA A

CAUDANA
5132 TRIPOLI AVE
LOS ALAMITOS CA 907202739

JAY ALAN DOERRER
5161 TRIPOLI AVE
LOS ALAMITOS CA 907202738

PAUL KUBIATKO & JUNE E GEE
5151 TRIPOLI AVE
LOS ALAMITOS CA 907202738

RUSSELL HINES , LINDSAY ORTON
5121 HOWARD AVE
LOS ALAMITOS CA 907202717

ERIC FAMILY TR ARROYO
5122 TRIPOLI AVE
LOS ALAMITOS CA 907202739

LEWIS FAMILY TRUST
5082 HOWARD AVE
LOS ALAMITOS CA 907202716

ALISSA N YEE , ROBERT R VIRGA
5112 TRIPOLI AVE
LOS ALAMITOS CA 907202739

JUNG-HOON SHIN , HWA-YOUNG JEONG
5121 TRIPOLI AVE
LOS ALAMITOS CA 907202738

MICHAEL ANDREW KAAE
5111 TRIPOLI AVE
LOS ALAMITOS CA 907202738

LORENA J L J LIVING TR BARTLETT
5172 KEARSARGE AVE
LOS ALAMITOS CA 907202725

BUSTER FAMILY TR BLAN
5162 KEARSARGE AVE
LOS ALAMITOS CA 907202725

CATHY S JONES
5161 KEARSARGE AVE
LOS ALAMITOS CA 907202724

KWAN YONG JUNG , EUNHA RYU
5152 KEARSARGE AVE
LOS ALAMITOS CA 907202725

JEFFREY L HOGAN
3261 TIGERTAIL DR
LOS ALAMITOS CA 907204835

FELIX GONZALEZ
5131 KEARSARGE AVE
LOS ALAMITOS CA 907202724

ELLIOT WILLIAMS , WILLIAMS ELLECIA
5162 ANTIETAM AVE
LOS ALAMITOS CA 907202705

STEVEN G ROSSO
5152 ANTIETAM AVE
LOS ALAMITOS CA 907202705

TIMOTHY D BROWN
5122 KEARSARGE AVE
LOS ALAMITOS CA 907202725

JONGSMA K & J FAM TRUST
5121 KEARSARGE AVE
LOS ALAMITOS CA 907202724

CAROL O JOHNSON
5092 KEARSARGE AVE
LOS ALAMITOS CA 907202723

MARILYN S TRM SAILORS
5111 KEARSARGE AVE
LOS ALAMITOS CA 907202724

JOSEPH B CUSEO
5122 ANTIETAM AVE
LOS ALAMITOS CA 907202705

FOUNTAIN LIVING TRUST
5112 ANTIETAM AVE
LOS ALAMITOS CA 907202705

KEITH M JONES
5081 HOWARD AVE
LOS ALAMITOS CA 907202715

HUALI TONG
5071 HOWARD AVE
LOS ALAMITOS CA 907202715

KAZUTADA YOKOI , PHYLLIS N YOKOI
5072 TRIPOLI AVE
LOS ALAMITOS CA 907202737

WILLIAM H LIGHT
5061 HOWARD AVE
LOS ALAMITOS CA 907202715

JAMES P COYNE & LINDA K COYNE
5062 TRIPOLI AVE
LOS ALAMITOS CA 907202737

KENNETH CARL PARKER & KIMBERLY

KAYE PARKER
5052 TRIPOLI AVE
LOS ALAMITOS CA 907202737

SHEILA J WILLEY
5071 TRIPOLI AVE
LOS ALAMITOS CA 907202736

GERALD E MARTES
5061 TRIPOLI AVE
LOS ALAMITOS CA 907202736