HOUSING POLICY AND IMPLEMENTATION

LWC is dedicated to working with communities to comply with State Housing Law and achieve consistency across jurisdictional planning documents. Our experience includes over 30 Housing Element Updates found in substantial compliance by the Department of Housing and Community Development (HCD), as well as Inclusionary Housing Ordinances, Fee Modification Studies, Feasibility Analyses, Objective Design Standards, Rezoning Programs, and ADU/SB 9 Implementation.

LWC’s approach emphasizes collaboration with city staff and the community to deliver strategies that are sensitive to community context and contribute to the long-term vision of affordable, attractive housing across all income levels.

6th Cycle Housing Element Update

ADU Guidebook | Density Bonus Program
Inclusionary Housing Ordinance | Tenant Protection & Education

San Gabriel, CA | 2021 — 2022

The City of San Gabriel hired LWC to lead its 6th Cycle Housing Element Update and develop critical implementation programs to support the City’s housing goals.

In Phase 1, LWC prepared the Housing Element as prescribed by HCD, including compliance with newly-established State guidelines for affirmatively furthering fair housing (AFFH). In Phase 2, LWC focused on analyzing and updating the City’s Density Bonus program and drafting an Inclusionary Housing ordinance. The density bonus and inclusionary housing analyses were aimed at supporting more effective and feasible standards that facilitate the production of market rate and below market rate housing. LWC also prepared an illustrated and user-friendly ADU Guidebook based on the City’s newly-adopted ADU ordinance. The ADU Guidebook will be promoted by the City to facilitate and accelerate the production of ADUs.

The City’s 6th Cycle Housing Element was adopted by the City Council and received a letter of substantial compliance from HCD in February 2022 — one of only a handful of jurisdictions in Southern California to do so before the State’s deadline.

Objective Design Standards

Mixed-Use & Multifamily Housing
Feasibility Testing | Prototype Plans

Piedmont, CA | 2020 — 2023

In 2020, the City of Piedmont hired LWC to create Objective Design Standards (ODS) for mixed-use and multifamily development, conduct site and feasibility testing, and develop strategies to aid the City in affirmatively furthering fair housing consistent with AB 686. The project was funded by the SB2 program and aimed at accelerating housing production through streamlining the development review process while assuring the community’s support for the design, quality, and placement of new units.

LWC worked closely with City staff and the community to assess the City’s existing subjective guidelines, analyze housing opportunity sites, test the existing development standards on two development sites, and to ensure the community’s design preferences would be reflected in the new development standards. LWC also conducted a financial feasibility analysis for the two development sites. Using 3D models and proforma analysis, LWC assured the ODS would be financially feasible and would lead to outcomes supported by the community.

The Objective Design Standards were adopted by the City Council in September 2023.

ADU and SB 9 Local Ordinances

Accessory Dwelling Units | Lot Splits
Community-Supported Design Standards

Long Beach, CA | 2023 — 2024

LWC was hired by the City of Long Beach to lead a consultant team in updating the local ADU ordinance and drafting a new local Senate Bill (SB) 9 ordinance. The ordinances will promote pro-housing policies while maintaining community design standards and compliance with State laws.

Community outreach was an integral part of developing the ordinances, and LWC engaged the community directly to identify design priorities and ensure they were reflected. LWC facilitated eight focus group meetings, hosted a Community Open House, and created and released an online community feedback form. LWC is also facilitating several study sessions with City decision-makers to discuss community feedback, explore options for standards, and refine recommendations.

In 2024, LWC will lead the team in drafting the local ordinances to meet the City’s and community’s needs as identified in the General Plan, the recent Housing Element Update, the Subdivision Ordinance, and the Local Coastal Program while also reflecting the whole community’s design priorities and preferences. The final Ordinances will be clear, concise, illustrated, and easy to use, and will ensure compliance with State law including recent ADU and SB 9 legislation.

Inclusionary Housing Ordinance and Fee Modification Study

Proforma Modeling| Market-Driven Analysis
Affordable housing Incentivies

Cypress, CA | 2023

In June of 2023, the City of Cypress hired LWC to assess the feasibility of an Inclusionary Housing Ordinance (IHO), the City’s current development fee structure, and create recommendations to better incentivize affordable housing production.

LWC initiated the project by evaluating housing market conditions in Cypress and the region and reviewing inclusionary housing programs in comparable cities. LWC then developed a static proforma model to test the feasibility of inclusionary options to ensure an IHO requirement would not constrain affordable housing development.

LWC also facilitated Focus Groups with local housing developers and a City Council Workshop to ensure that the perspective of the community was evident in the findings and final recommendations.

Based on the findings of the feasibility analysis and focus group feedback, LWC worked with the City to evaluate IHO options best suited for Cypress, such as applicability requirements based on type and size of projects, percentage of required onsite affordable housing units, targeted household income levels, and alternative means of compliance. LWC also worked closely with the City to assess development fees and provided a strategy to ensure they supported the IHO and the development of affordable housing. This included an exhaustive review of waivers, reductions, and deferrals of City fees and their potential impacts as well as a case study of comparable cities in the region.

LWC Housing Projects 2006 — Present

6th Cycle Housing Elements

  • Alameda County

  • Beaumont

  • Coachella

  • Long Beach

  • Los Altos

  • Novato

  • Piedmont

  • Pleasanton

  • Richmond

  • San Gabriel

  • Santa Maria

  • Seal Beach

  • Tehachapi

  • Temple City

  • Woodland

5th Cycle Housing Elements

  • Arroyo Grande

  • Atascadero

  • Benicia

  • Livermore

  • Loomis

  • Richmond

  • Tehachapi

  • Vallejo

4th Cycle Housing Elements

  • Arroyo Grande

  • Atascadero

  • Benicia

  • Grover Beach

  • King City

  • Loomis

  • Monte Sereno

  • Pacific Grove

  • Pismo Beach

  • Richmond

  • Tehachapi

  • Tulare

ADU Ordinances and Guidebooks

  • Beaumont

  • San Gabriel

Housing Prototype Financial Feasibility Analysis

  • Citrus Heights

  • Corte Madera

  • Folsom

  • Modesto

  • Mountain View

  • Woodland

Inclusionary Housing Ordinances

  • Cypress

  • Novato

  • San Gabriel

  • St. Helena

Objective Design Standards

  • Beaumont

  • Los Altos

  • Piedmont

  • Rancho Cucamonga

  • Redwood City

  • Saratoga

  • South San Francisco

  • Woodland

Rezoning Programs

  • Beaumont

  • Novato

  • Portola Valley

  • Seal Beach