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b�4n��y°{ ° STAFF REPORT
Development Services Department
DATE: November 12, 2013
TO: Honorable Chairman and Planning Commission
FROM: Jim Kasama, Community Development Administrator
By: Lisa L. Flores, Planning Services Manager
SUBJECT: GENERAL PLAN AMENDMENT NO. GPA 13-02 — AN
AMENDMENT TO THE ARCADIA GENERAL PLAN TO ADOPT
THE 2014-2021 HOUSING ELEMENT UPDATE AND THE
ADDENDUM TO THE CERTIFIED ENVIRONMENTAL IMPACT
REPORT FOR THE ARCADIA GENERAL PLAN (SCH
#2009081034).
Recommendation: Forward Recommendation to the City Council
to adopt the 2014-2021 Housing Element Update and the
Addendum to the Certified Final Environmental Impact Report of
the Arcadia General Plan.
SUMMARY
This project is an amendment to the Arcadia General Plan Housing Element,
which describes how the City proposes to meet the existing and proposed
projected housing needs of the community from January 2014 through October
2021. It is recommended that the Planning Commission forward its
recommendation to the City Council to approve the 2014-2021 Housing Element
Update and adopt the Addendum to the Certified Final Environmental Impact
Report of the Arcadia General Plan.
BACKGROUND
The Housing Element is one of the seven mandated elements of the General
Plan. State housing element statutes mandate that local governments adequately
plan to meet existing and projected housing needs of all economic segments of
the community. The law recognizes that in order for the private market to
adequately address housing needs and demand, local governments must adopt
land use plans and regulatory systems that provide opportunities for, and do not
unduly constrain, housing development. As a result, State housing policy rests
largely upon the effective implementation of local general plans, and in particular,
the housing elements. Housing element statutes also require the State Housing
and Community Development (HCD) to review local housing elements to
determine compliance with State law. The Arcadia Housing Element was last
updated in 2010. The so called, "Fifth Cycle" of housing element updates
(covering the planning period of 2014-2021) were required to be reviewed and
certified as compliant with State law by HCD no later than October 15, 2013.
The City's draft Housing Element Update was determined by HCD to be
complaint with State law on October 2, 2013. The Housing Element is the only
element of the General Plan that the state must certify, and it is intended that
Housing Elements be reviewed and updated at least every eight years in order to
remain relevant and useful and reflect the community's changing housing needs.
For this cycle of updates, a City which is successful in obtaining certification from
HCD, does not need to update their housing element until 2021.
On August 1, 2013 staff submitted the Draft 2014-2021 Housing Element Update
to HCD for a streamlined review. Additional revisions were submitted on August
29, September 25, and October 2, 2013. On October 2, 2013, HCD issued a
letter to the City stating that the draft Housing Element meets the requirements of
the State's housing element law and that the updated element can be certified as
legally compliant, following adoption by the City (refer to Attachment No. 1). The
final Housing Element Update is provided as Attachment No. 2. This Housing
Element covers the planning period of October 15, 2013 through October 31,
2021.
DISCUSSION
Late last year, City staff along with RBF Consultants, the City's Housing Element
consultant began updating the Housing Element. This update to the Housing
Element is not significantly different from the current 2006-2014 Housing
Element. It contains an updated assessment of housing needs with recent
demographic information, an assessment of the housing needs of people with
developmental disabilities (a new requirement), a current land inventory, and
refinements to the Housing Element programs.
A. Housing Needs
The purpose of the Housing Element, based on State guidelines, is to: 1)
conserve and improve housing and neighborhoods; 2) provide adequate housing
sites; 3) assist in providing affordable housing; 4) remove governmental and
other constraints to housing investment; and 5) promote fair and equal housing
opportunities. It is important to note that the Housing Element does not require
the construction of a certain number of units. The Housing Element, instead,
takes a market-based approach by requiring that cities have regulations that
enable the market to provide housing for all income categories. This is discussed
further under Regional Housing Needs Assessment.
Housing Element Update
November 12, 2013
Page 2 of 8
State law requires a Housing Element to address specific items, such as:
• An analysis of the housing needs for persons of all income levels and with
special needs (e.g. the homeless and disabled)
• An evaluation of barriers or constraints to housing
• An inventory of land where new housing can be built
• A review of progress made under the previous Housing Element
• Goals, objectives and programs for meeting the City's housing needs
Persons with Developmental Disabilities
Per new State requirements, an evaluation of the housing needs of persons with
developmental disabilities needs to be added to the Housing needs Assessment.
"Developmental disability" means a disability that originates before an individual
attains the age of 18 years and that continues, or can be expected to continue,
indefinitely; and constitutes a substantial disability for that individual. Per Section
4512 of the Welfare and Institution Code this includes mental retardation,
cerebral palsy, epilepsy, and autism.
According to the San Gabriel/Pomona Regional Center, 264 residents of Arcadia
are persons with developmental disabilities. Of these, 86 are 23 years of age or
older who live with their parents. Persons with developmental disabilities often
have limited incomes and their impairments may limit their ability to live
independently. Therefore, these individuals are in need of affordable, supportive
housing.
B. Regional Housing Needs Assessment (RHNA)
Housing Element law mandates that cities adequately plan to meet the existing
and projected housing needs of all economic segments of the community. State
law requires each city to meet a certain share of regional housing needs. A city's
share of the regional housing need is known as its Regional Housing Needs
Assessment (RHNA) allocation. While cities are not required to construct these
units, they must show that they have adequate sites to accommodate the need.
The Southern California Association of Governments (SCAG) is responsible for
developing and assigning these regional needs, or RHNA, to its jurisdictions.
The RHNA for the 2014-2021 Housing Element cycle in the SCAG region used
January 1, 2014 as the baseline for projecting housing needs. As defined by the
recent Final Recommended RHNA, Arcadia's need for the 2014-2021 period is
1,054 units, distributed among the four household income categories of: very low,
low, moderate, and above moderate. This figure is significantly lower than the
2,149 units established by the previous RHNA for the 2008-2014 planning period.
Housing Element Update
November 12, 2013
Page 3 of 8
In the years 2006 to 2014, 586 new housing units were constructed in Arcadia
with the Redevelopment Agency assisting on two affordable housing projects.
This included 479 units for above moderate income households, 54 units that are
affordable to moderate-income households, and 53 units that are affordable to
low-income households. Six of the moderate-income units (Alta Street Classics)
were assisted with Redevelopment Housing Set-aside funds and are deed
restricted to be affordable housing for 45 years. The 53 low-income units are the
senior housing units at Campus Commons. That development has a 55 year
affordability covenant.
Additionally, a recent change in State law requires that the City also project the
housing needs of extremely-low-income households. One acceptable approach
for doing this is to assume that 50 percent of the very-low-income households
are extremely-low-income. Therefore, from the very-low-income need of 276
units, the City has projected a need of 138 units for extremely-low-income
households, which is grouped with the very-low category, as shown below:
income Category Annual Household 2014-2021 RHNA
Income Range (Dwelling Units)
Extremely Low/Very Low $19,440-$32,400 276
Low Income $32,400-$51,840 176
Moderate Income $51,840-$77,856 177
Above Moderate Income >$77,856 434
Total 1,054
Land Resources
The table below indicates that the City has sufficient land zoned for residential
use to meet the RHNA requirements of 1,054 units with a potential to
accommodate up to 1,828 units. Therefore, no land use changes or rezoning of
any kind are required to meet the housing sites inventory requirements. The
availability of sites does not imply that all the units will be constructed by 2021,
rather only that the City could feasibly accommodate the construction of the
1,054 units (and more) under current zoning and development regulations. As
stated earlier, the market will dictate when and how many units will actually be
built.
Sites Inventory and Progress toward RHNA
Extremely Low/Very Low Above
y y Low Moderate Moderate Total
RHNA 276 167 177 434 1,054
Housing Element Update
November 12, 2013
Page 4 of 8
Extremely Low/Very Low Above
Low Moderate Total
Sites Capacity Moderate
High Density Residential 678
Low Density Residential 0 678
0 165 165
Very Low Density Residential 0
Estate Residential 22 22
0 149 149
Downtown Mixed Use
304 0 304
Mixed Use 510
otal Capacity 0 510
1,492 336 1,828
Sites Surplus
+872 -98 +774
C. Policies and Programs
The major component of the Housing Element is the Housing Program, which
describes the goals and policies of the City to address housing-related issues,
and identifies the specific programs proposed to meet the goals and carry out the
policies. The five goals of the Housing Element are as follows:
• Provide adequate housing sites to achieve a variety of housing
• Preserve and improve housing and neighborhoods
• Assist in the provision of affordable housing
• Remove governmental constraints to housing developments
• Promote fair and equal housing opportunities
For the most part, the programs in the 2014-2021 Housing Element are a
continuation of those established in the current Housing Element (2008-2014)
which are still relevant.
There were no significant changes in State housing requirements or new
legislation that warranted substantial revisions to the policies and programs that
were outlined in the prior Housing Element, with the exception of the dissolution
of redevelopment agencies in 2012 and the following HCD requirements. Within
the first year of the Planning Period, the City will review and revise the Zoning
Code as follows in order to be in compliance with State housing laws:
1. Affordable Housin. for Families and Persons with S•ecial Needs — Identify
any additional policies, procedures, or regulatory
addressed by the reasonable accommodation procedures e nandu revise the
ordinance as appropriate.
2. Transitional and Supportive Housing —Add a program and amend the zoning
definition to comply with State law (the current regulation is limited to State-
licensed facilities).
Housing Element Update
November 12, 2013
Page 5 of 8
3. Reasonable Accommodation Ordinance — Identify any additional policies,
procedures, or regulatory provisions currently not addressed by the
reasonable accommodation procedures and revise the ordinance as
appropriate (the current ordinance is too limited in that it addresses only
single-family units, second-units, and non-residential zones that allow certain
residential uses).
D. Public Outreach and Participation
The City held a community workshop on February 26, 2013, at the Police
Department Community Room. The workshop was advertised in the newspaper,
on the Arcadia's Best Website, and on the City's website. Participants included
residents as well as representatives from stakeholder and community
organizations.
The City introduced the Housing Element update and gathered input from
participants on potential housing challenges and opportunities. Based on the
comments received at the workshop, there was a general concern regarding
traffic congestion, lack of affordable housing, and mansionization. A full list of
the community comments received at the workshop are provided in the Housing
Element Technical Report (refer to Attachment No. 2).
A Planning Commission meeting was held on March 12, 2013, at which time staff
provided the Commission with an overview of the Housing Element update
process and received the Commission's input and recommendations. The
Planning Commission identified the following housing topics that they would like
to see addressed in the Housing Element:
• Incomplete housing construction projects;
• Birthing centers in residential uses;
• Overly large residences in relation to the surrounding neighborhood; and
• Maintaining the City's identity as a Community of Homes for all.
A City Council meeting was held on April 2, 2013, at which time staff provided
the Council with an overview of the Housing Element, the update process,
reviewed the community and Planning Commission input, and requested
direction for proceeding with the preparation of a Draft Housing Element for
submittal to HCD. The City Council directed City staff and the Housing Element
consultant to update the policy program based on the community comments and
comments from the Planning Commission.
The following is a list of the comments from the Community Workshop and
meetings, along with a description of how the Housing Element policy program
seeks to respond to these comments:
Housing Element Update
November 12, 2013
Page 6 of 8
Comment Themes Housing Element Response
Maintaining the City's identity as Continues to offer housing programs that
a"Community of Homes" preserve the quality and character of existing
neighborhoods, such as residential rehabilitation
assistance and code enforcement services.
Discouraging construction of Continues policies and programs that provide
homes that are much larger in design guidance and require design review.
scale than the surrounding
neighborhood
Non-residential uses locating Includes a policy to coordinate with appropriate
within areas zoned for residential local, regional, and state agencies to develop
uses mechanisms to discourage or prohibit such
uses.
High cost of housing Continues to provide opportunities for multi-
family housing development.
Continues programs to offer incentives to
facilitate mixed-use developments in targeted
areas.
Traffic congestion Continues programs to encourage and facilitate
development of new housing in targeted areas
such as the Downtown and Mixed-Use zones
where use of transit and alternative modes of
transportation are more feasible.
Higher numbers of vacant Continues programs such as proactive code
homes can have a negative enforcement to ensure vacant homes do not
impact on neighborhood quality contribute to neighborhood deterioration.
ENVIRONMENTAL ANALYSIS
Pursuant to the California Environmental Quality Act (CEQA), an Addendum to
the 2035 Arcadia General Plan EIR (SCH #2009081034) was prepared by staff
for the Housing Element Update (refer to Attachment No. 3). Because the
residential land use assumptions from the 2035 General Plan's 2008-2014
Housing Element remain valid and because there are only a few new programs
and none are expected to have any environmental impacts, an Addendum to the
prior EIR is the appropriate environmental document under CEQA. The proposed
housing element update is consistent with the Final EIR that was certified by the
City in November 2010. Consequently, the proposed housing element update
would not create any new significant impacts or increased severity of impacts as
compared to what was identified in the Final EIR.
Pursuant to the CEQA Guidelines [§15164(c)], this Addendum to the 2010 Final
EIR for the Arcadia General Plan does not need to be circulated for public
review.
Housing Element Update
November 12, 2013
Page 7 of 8
•
PUBLIC NOTICE/COMMENTS
State law requires that the Planning Commission conduct a public hearing and
provide a recommendation on the Housing Element update to the City Council.
A notice of public hearing was published in two newspapers on October 24, 2013
— the Pasadena Star News and the Arcadia Weekly. A public hearing by the City
Council for consideration and adoption of the Housing Element Update and the
Addendum to the FEIR is scheduled for the December 3, 2013 regular City
Council meeting.
RECOMMENDATION
It is recommended that the Planning Commission forward its recommendation to
the City Council to adopt the 2014-2021 Housing Element Update and the
Addendum to the Certified Final Environmental Impact Report of the Arcadia
General Plan.
If any Planning Commissioner, or other interested party has any questions or
comments regarding this matter prior to the November 12, 2013 meeting, please
contact Planning Services Manager, Lisa Flores at (626) 574-5445, or by email to
Iflores @ci.arcadia.ca.us.
Approved:
Ji sama
Community Development Administrator
Attachment No. 1 — HCD Approval Letter, dated October 2, 2013
Attachment No. 2 — Housing Element, Technical Background Report, and Implementation
Attachment No. 3 —Addendum to Certified Final EIR of the Arcadia General Plan
Housing Element Update
November 12, 2013
Page 8 of 8
Attachment No. 1
HCD Approval Letter
Alit%
-uNs
STATE OF CAl IFORNIATBtJSINE$,q TRANSPORTATION AND HOUSING AGENCY EDMUND G.BROWN JR Governor
DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT
DIVISION OF HOUSING POLICY DEVELOPMENT be.
1800 Third Street,Suite 430 <� ::. �„,o•
P.O.Box 952053 n ro
Sacramento,CA 94252-2053 0 ;
(916)323-31771 FAX(916)327-2643
www.hcd.ca.gov �9crFOeNr'
October 2, 2013
Mr. Jason Kruckeberg
Assistant City Manager/ Development Services Director
Development Services Department
City of Arcadia
240 West Huntington Drive
P.O. Box 60021
Arcadia, CA 91066
Dear Mr. Kruckeberg:
RE: Review of the City of Arcadia's_ 5th Cycle (201 3-2021) Draft Housing Element
Thank you for submitting the City of Arcadia's draft housing element update received for
review on August 5, 2013 along with additional revisions received on August 29, 2013,
September 25, 2013 and October 2, 2013. The Department is reporting the results of its
review, pursuant to Government Code Section 65585(b). The review was facilitated by a
telephone conversation on September 19, 2013 and various other communications with
Lisa Flores, Planning Services Manager, and Mr. David Barquist and Ms. Michelle
Lieberman of RBF Consulting.
The draft element addresses the statutory requirements of State housing element law.
As a result, the element will comply with Article 10.6 of the Government Code once
adopted and submitted to the Department, pursuant to Section 65585(g).
The Department conducted a streamlined review of the draft housing element based on
the City meeting eligibility criteria detailed in the Department's Housing Element Update
Guidance. The City also utilized SCAG's pre-approved housing element data.
To remain on an eight year planning cycle, pursuant to Senate Bill 375 (Chapter 728,
Statutes of 2008) the City must adopt its housing element within 120 calendar days from
the statutory due date of October 15, 2013 for Southern California Association of
Government localities. If adopted after this date, the City will be required to revise the
housing element every four years until adopting at least two consecutive revisions by the
statutory deadline (Government Code Section 65588(e)(4)). For more information on
housing element adoption requirements, please visit our website at:
http://www.hcd.ca.gov/hpd/hrc/plan/he/he review adoptionsteps110812.pdf.
Mr. Jason Kruckeberg
Page 2
Public participation in the development, adoption and implementation of the housing
element is essential to effective housing planning. Throughout the housing element
process, the City must continue to engage the community, including organizations that
represent lower-income and special needs households, by making information regularly
available and considering and incorporating comments where appropriate.
The Department is pleased to inform the City that prior 4th cycle housing element
compliance meets one of the threshold requirements of the Housing Related Parks
(HRP) Program which rewards local governments for approving housing affordable to
lower-income households. The HRP Program, funded by Proposition 1C, provides grant
funds to eligible local governments for every qualifying unit permitted since 2010. Grant
awards can be used to fund park-related capital asset projects. Information about the
HRP Program is available on the Department's website at
htto://www.hcd.ca.gov/hpd/hrop/.
The Department appreciates the hard work of Ms. Flores, and the City consultants
Mr. Barquist and Ms. Lieberman throughout the review of the housing element and looks
forward to receiving Arcadia's adopted housing element. If you have any questions or
need additional technical assistance, please contact Mario Angel, of our staff, at
(916) 263-7442.
S' erely,
Paul McDougall
Housing Policy Man ger
Attachment No. 2
2014-2021 Housing Element, Technical
Background Report, and Implementation Plan
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6 4
CHAPTER 5:
HOUSING ELEMENT
A r c a d i a G e n e r a l P l a n
Introduction
During the 1990s to today, Arcadia has experienced a continuing shift in
the age structure and household composition of its population. Specifically,
the 2000 Census reported an increased proportion of families with young
children in the community. Arcadia's quality neighborhoods, excellent
public services, and high-ranking public school system continue to attract
new residents and families, resulting in upward pressure on the housing
market. Even in the midst of a nationwide downturn of the housing market
from approximately 2008 to 2012, home prices in Arcadia experienced
smaller decreases compared to neighboring communities or other
communities in Los Angeles County. The housing market has recently
turned around and home prices in Arcadia are gradually increasing.
Arcadia residents value the family-oriented character of their community
and take pride in the quality of its residential neighborhoods. This Housing
Element reflects this guiding principle and includes goals, policies, and
programs that work to preserve the integrity of existing neighborhoods.
ARCADIA GENERAL PLAN-OCTOBER 2013-FINAL DRAFT
HOUSING ELEMENT I 1
Because Arcadia largely is a built-out suburban community, new residential
construction has been accommodated primarily through the redevelopment
of infill properties and the recycling of existing lower-intensity housing to
medium- to higher-intensity uses. This trend is anticipated to continue. For
example, with the extension of Gold Line light rail service into the City's
Downtown, Arcadia sees an excellent opportunity to encourage transit-
oriented development around the Gold Line station. Through the General
Plan, the City promotes smart growth principles by encouraging higher-
intensity mixed-use developments in Downtown, along First Avenue, and
along Live Oak Avenue as a means of providing housing opportunities and
encouraging walking and use of public transit (thereby reducing vehicle
trips).
Consistent with long-established City practices of promoting high-quality
housing,this Element also accommodates continued development of single-
family homes in neighborhoods that traditionally have had very large lots,
remnants of prior days when horse-keeping and small-scale agricultural
activities were permitted. Trends indicate that small-scale lot consolidation
and re-subdivision will continue to provide new sites for single-family
homes.
This Housing Element is an integral component of the General Plan; it
builds upon other elements and is consistent with the vision and guiding
principles that shape the General Plan goals and policies. As the General
Plan is updated over time,the City will ensure consistency among General
Plan elements so policies introduced in one element are consistent with
other elements.
The Housing Element consists of three components:
• The Housing Element itself,which sets forth the City's housing goals
and policies to address identified housing needs
• The General Plan Implementation Plan, which identifies specific
programs to be pursued to achieve Housing Element goals and
policies
• The Housing Element Technical Background Report,which includes
the following:
• A summary of the community outreach efforts undertaken
that focused on issues relating to residential land uses and
housing needs
• The City's demographic profile,housing characteristics,and
existing and future housing needs
• A review of potential market, governmental, and
environmental constraints to meeting the City's identified
housing needs
• An evaluation of the land and financial resources available
to address the City's identified housing needs
• A review of past accomplishments under the previously
adopted Housing Element
2 I HOUSING ELEMENT ARCADIA GENERAL PLAN-OCTOBER 2013-FINAL DRAFT
•
Achieving Ohieving Our Vision
Development of the 2014-2021 Housing Element is guided by the following
principles:
• Balanced Growth and Development
The General Plan establishes a balance and mix of land uses that
promote economic growth and maintain a high quality of life for
Arcadia residents. Our development decisions reflect Smart
Growth principles and strategies that move us toward enhanced
mobility, more efficient use of resources and infrastructure, and
healthier lifestyles.
• Neighborhood Character
Arcadia's single-family and multifamily residential neighborhoods
have given the City its identify as a "Community of Homes." The
City protects and preserves the character and quality of its
neighborhoods by requiring harmonious design, careful planning,
and the integration of sustainable principles.
• Changing Housing Needs
The City encourages the retention, rehabilitation,and development
of diverse housing that meets the people's needs in all stages of
their lives.
ARCADIA GENERAL PLAN-OCTOBER 2013-FINAL DRAFT
HOUSING ELEMENT I 3
Planning Framework for
Housing
The California Legislature has indicated that a primary housing goal for
the State is ensuring every resident has a decent home and suitable living
environment. Recognizing the important role of local planning in the
pursuit of this goal, the Legislature has mandated that all jurisdictions in
the State prepare a Housing Element as part of the comprehensive
General Plan. Section 65302 of the Government Code sets forth the
specific components to be included in the Housing Element. State law
further requires that the Housing Element be updated periodically to
reflect a community's changing housing needs. The Arcadia Housing
Element was last updated in 2010. State planning law mandates
jurisdictions within the Southern California Association of Governments
(SCAG) region to update and adopt their Housing Element by October 15,
2013.It is intended that this Housing Element be reviewed and updated not
less than every eight years in order to remain relevant and useful and
reflect the community's changing housing needs. This Housing Element
covers the planning period of October 15,2014 through October 31,2021.
Section 65580 of the California Government Codes describes the State's
housing goals as follows:
• The availability of housing is of vital statewide importance,and the
early attainment of decent housing and a suitable living
environment for every Californian, including farm workers, is a
priority of the highest order.
• The early attainment of this goal requires cooperative participation
of government and the private sector in an effort to expand
housing opportunities and accommodate the housing needs of
Californians of all economic levels.
• The provision of housing affordable to low and moderate income
households requires the cooperation of all levels of the government.
• Local and state governments have a responsibility to use the
powers vested in them to facilitate the improvement and
development of housing to make adequate provision for housing
needs of all economic segments of the community.
• The Legislature recognizes that in carrying out this responsibility,
each local government also has the responsibility to consider
economic, environmental, and fiscal factors and community goals
set forth in the general plan and to cooperate with other local
governments and the state in addressing regional housing needs.
4 I HOUSING ELEMENT ARCADIA GENERAL PLAN-OCTOBER 2013-FINAL DRAFT
Section 65581 of California Government Code reflects the Legislative
intent for mandating that each city and county prepare a Housing Element:
• Assure that counties and cities recognize their responsibilities in
contributing to the attainment of the state housing goal
• Assure that counties and cities will prepare and implement housing
elements, which along with federal and state programs, will move
toward attainment of the state housing goals
• Recognize that each locality is best capable of determining what
efforts are required by it to contribute to the attainment of the
state housing goal, provided such a determination is compatible
with the state housing goal and regional housing needs
• Ensure that each local government cooperates with other local
governments in order to address regional housing needs
Role of the Housing Element
The Housing Element is one of the seven General Plan Elements required
by the State of California. It is required to be consistent with other
Elements of the General Plan. The Housing Element is unique because it
requires review and certification by the State Department of Housing and
Community Development (I-1CD). State law requires Housing Elements to
be updated on a regular basis to reflect a community's changing housing
needs. This Housing Element is an eight-year plan covering 2014-2021,
unlike other General Plan elements, which typically cover a ten-year or
longer planning horizon. This Housing Element identifies goals, policies,
and programs that work toward:
• Providing adequate housing sites to achieve a variety of housing
• Preserving and improving housing and neighborhoods
• Assisting in the provision of affordable housing
• Removing governmental constraints to housing developments
• Promoting fair and equal housing opportunities
Housing and Household
Conditions
The Housing Element Technical Background Report details the
demographic conditions and housing needs in Arcadia, addressing the
issues required by Housing Element law.
ARCADIA GENERAL PLAN-OCTOBER 2013-FINAL DRAFT HOUSING ELEMENT 15
momannift
Existing Housing Stock
Housing and neighborhood conservation are important to maintaining and
improving quality of life. Commonly, housing over 30 years of age needs
some form of major rehabilitation, such as a new roof, foundation work,
plumbing, etc. Approximately 46.3 percent of the housing units in Arcadia
were built prior to 1960, making many of these close to or over 50 years
old today (Table H-1). However, because overall household incomes are
higher than the County median, local homeowners invest in housing
maintenance. Therefore,the age of homes in Arcadia does not necessarily
equate to extensive rehabilitation needs.
As of May 2013, Code Enforcement staff indicated that there are four
substandard housing units(in need of rehabilitation or removal)in Arcadia.
Even with the depressed national and regional housing markets of the
recent recession, during which deferred maintenance has been prevalent
and many homeowners have abandoned their homes, few housing units in
the City are considered substandard.
TABLE H-1:AGE OF HOUSING STOCK
Year Built %of All Housing Units
Built 2005 or later 2.80%
2000 to 2004 4.40%
1990 to 1999 7.70%
1980 to 1989 12.40%
1970 to 1979 14.50%
1960 to 1969 11.80%
1950 to 1959 26.80%
1940 to 1949 14.60%
1939 or earlier 4.90%
Source:2007-2011 American Community Survey.
Despite the absence of substandard housing, the age of the housing stock
alone indicates a potentially significant need for continued code
enforcement, property maintenance, and housing rehabilitation programs
to prevent housing deterioration. Efforts to improve and revitalize housing
must address existing conditions, but also focus on encouraging preventive
efforts to ensure that housing stock quality is maintained.
Types of Housing
A housing stock that consists of varied housing types, from single-family
homes on large lots to townhomes to apartments, provide households of all
income levels,ages,and sizes the opportunity to find housing suited to their
needs. Table H-2 summarizes the housing mix in 1990,2000,and 2012.
6 I HOUSING ELEMENT ARCADIA GENERAL PLAN-OCTOBER 2013-FINAL DRAFT
As shown in Table H-2, the majority of housing units in Arcadia (71 percent
in 2012) are single-family homes, while multifamily housing comprises 29
percent of the housing stock. Since 2000, the City's housing stock added
single-family housing units and experienced a decrease in multifamily
housing units.The City has experienced an increase in the number of older,
smaller houses torn down and replaced with large homes maximizing the
space on the lot. According to the State Department of Finance, the City's
housing stock grew by four percent between 2000 and 2012.
TABLE H-2:HOUSING UNIT TYPES
1990 2000 2012 2000-2012
Housing Type Number Percent Number Percent Number of Percent of Percent Change
of Units of Total of Units of Total Units Total M Units
Single-Family Detached - - 11,799 59% 12,621 61% 7%
Single-Family Attached - - 1,609 8% 2,124 10% 32%
Total Single-Family 13,152 68% 13,408 67% 14,745 71% 10%
Multifamily 2-4 Units - - 1,379 7% 1,115 5% -19%
Multifamily 5+Units - - 5,157 26% 4,817 12% -7%
Total Multifamily 6,316 32% 6,536 33% 5,932 29% -9%
Mobile Homes,Trailer&Other 12 0% 26 0% 0 0% -100%
Total All 19,480 100% 19,970 100% 20,677 100% 4%
Source:California Department of Finance,1990,2000,and 2012.
Tenure and Vacancy
Tenure refers to the occupancy of a housing unit — whether the unit is
owner occupied or renter occupied. Tenure preferences are primarily
related to household income, composition, and age of the householder.The
tenure distribution (owner versus renter) of a community's housing stock
influences several aspects of the local housing market. Residential mobility
is influenced by tenure, with ownership housing evidencing a much lower
turnover rate than rental housing. According to the 2005-2009 American
Community Survey, about 35 percent of Arcadia households were renters
and 65 percent owned their homes(Table H-3).
Housing vacancy rates-the number of vacant units compared to the total
number of units - reveal the housing supply and demand for a city. Some
amount of housing vacancy is normal to allow for people moving from one
place to another. In 2010, the US Census reported a vacancy rate for
rental units in Arcadia of 6.7 percent and 1.1 percent vacancy rate for
owner-occupied units. Lower vacancy rate increases competition for
housing and may result in higher housing costs that can potentially reduce
housing opportunities for lower-income households. According to the
California Department of Finance, the overall vacancy rate of Arcadia in
January 2012 was 5.29 percent. This rate is similar to the County's
vacancy rate of 5.92 percent in 2012. The 2012 vacancy rates for
surrounding cities were projected as follows: Pasadena 7.19 percent,
Monrovia 4.91 percent, Alhambra 5.49 percent, Temple City 4.22 percent,
and Sierra Madre 5.39 percent.
ARCADIA GENERAL PLAN-OCTOBER 2013-FINAL DRAFT HOUSING ELEMENT l 7
TABLE 14-3:OCCUPIED HOUSING TENURE AND VACANCY
1990 2000 2010
Percent of Number Percent of Number Percent of
Tenure Number Total Total Total
Total Housing Units 18,352 100.0% 19,149 100.0% 20,686 100.0%
Renter-Occupied 7,052 38.4% 7,217 37.7% 7,221 34.9%
Owner-Occupied 11,300 61.6% 11,932 62.3% 12,371 59.8%
Rental Vacancy Rate 5.0% 2.4% 6.7%
Owner Vacancy Rate 3.5% 1.8% 1.1%
Overall Vacancy Rate 6.2% 4.1% 5.3%
Note:Overall vacancy rates include other vacancies in addition to owner/rental,including seasonal,other,and rented or sold out but not
occupied.
Source:U.S.Census 1990,2000,and 2010.
Median Home Prices
In December 2012, the median price of all homes sold in Arcadia was
$962,750 (Table 1-1-4). This was 44 percent higher than the median sale
price in December 2011, revealing a large increase in home prices
compared to an almost 14 percent increase in the median sales price in Los
Angeles County as a whole over that same one-year period. Overall, the
median home price in Los Angeles County is much lower than in Arcadia,at
$351,500 in December 2012. Even during the sub-prime mortgage
meltdown and economic recession that began in late 2007, Arcadia's
home prices have remained relatively high.
TABLE H-4:MEDIAN HOME PRICES
December December %
County/City/Area 2011 2012 Change
Arcadia $670,000 $962,750 43.69%
El Monte $250,250 $321,000 28.27%
Monrovia $467,500 $383,500 -17.97%
Pasadena $465,000 $546,500 17.53%
Sierra Madre $520,000 $585,000 12.50%
Temple City $560,000 $517,000 -7.68%
Los Angeles County $309,000 $351,500 13.75%
Source:DataQuick California Home Sole Price Medians by County and
City,2009.
Overpayment for Housing
State and federal standards specify that households spending more than
30 percent of gross annual income on housing experience a housing cost
burden (also known as housing overpayment). Housing cost burdens occur
when housing costs increase faster than household income. When a
household spends more than 30 percent of its income on housing costs, it
has less disposable income for other necessities, including health care,
food,and clothing. As can be intuited,the cost burden decreases as overall
income increases.
8 I HOUSING ELEMENT ARCADIA GENERAL PLAN-OCTOBER 2013-FINAL DRAFT
In Arcadia, 47 percent of renters and 39 percent of owners experience
housing cost burden (as reported by the federal Department of Housing
and Urban Development).
Overall Housing Needs
Several factors influence the degree of demand, or "need," for housing in
Arcadia. The four major need categories considered in this element are:
• Housing needs resulting from population growth, both in the City
and the surrounding region
• Housing needs resulting from the overcrowding of units
• Housing needs that result when households pay more than they can
afford for housing
• Housing needs of "special needs groups" such as elderly, large
families, female-headed households, households with a disabled
person,farm workers,and the homeless
Comprehensive Housing Affordability (CHAS) data developed by the
Census for HUD (year 2005-2009, the most up-to-date information
available) provides detailed information on housing needs by income level
for different types of households in Arcadia. The CHAS defines housing
problems to include:
• Units with physical defects(lacking complete kitchen or bathroom)
• Overcrowded conditions (housing units with more than one person
per room)
• Housing cost burden, including utilities, exceeding 30 percent of
gross income
• Severe housing cost burden, including utilities, exceeding 50
percent of gross income
TABLE H-5:SUMMARY OF HOUSING NEEDS
Households Number or%
Total Households With Housing Cost Burden
6,990
Renter-Households with Housing Cost Burden
2,935
Owner-Households with Housing Cost Burden
4,055
Total Lower Income Households
5,895
%Extremely Low-Income Households with Cost Burden
72.38%%
%Very Low-Income Households with Cost Burden
76.78%
%Low-Income Households with Cost Burden
59.08%
Total Overcrowded Households
875
Overcrowded Renter-Households
6.8%
Overcrowded Owner-Households
3.4%
ARCADIA GENERAL PLAN-OCTOBER 2013-FINAL DRAFT
HOUSING ELEMENT l 9
TABLE H-5:SUMMARY OF HOUSING NEEDS
Special Needs Groups Persons per Households
9,214
Elderly Persons
3,706
Disabled Persons
2,281
Large Households
2,138
Female Headed Households
0
Farm workers
60
Homeless
Affordable Units At-Risk of Conversion
In general, renter households had a higher level of housing problems (52
percent) compared to owner households (37 percent). Among the 1,060
elderly renter households in the City, 72 percent were lower-income
households, with 70 percent of all elderly renter-households experiencing
one or more housing problems. Large renter families constituted only 485
of all households in 2009, but over 60 percent experienced one or more
housing problems,the highest rate among all other groups.
Projected Housing Needs per the RHNA
State Housing Element law requires that a local jurisdiction accommodate
a share of the region's projected housing needs for the planning period.
This share, called the Regional Housing Needs Allocation (RHNA), is
important because State law mandates that jurisdictions provide sufficient
land to accommodate a variety of housing opportunities for all economic
segments of the community. Compliance with this requirement is measured
by the jurisdiction's ability to provide adequate land to accommodate the
RHNA. The Southern California Association of Governments (SCAG), as
the regional planning agency, is responsible for allocating the RHNA to
individual jurisdictions within the region.
The RHNA is distributed by income category. For the 2014-2021 Housing
Element update,the City of Arcadia is allocated a RHNA of 1,054 units as
follows:
TABLE H-6: RHNA(2014-2021)
%of County Total Housing Percentage of
Income Group MFI Units Allocated Units
Very Low/Extremely Low 0-50%
276 26.2%
Low
51-80% 167 15.8%
Moderate
81-120% 177 16.8%
434 41.2%
120%+
Above Moderate 100.0%
Total 1.54
Note:MFI-Median Family Income
Source:Southern California Association of Governments,2012.
10 I HOUSING ELEMENT ARCADIA GENERAL PLAN-OCTOBER 2013-FINAL DRAFT
The City must ensure the availability of residential sites at adequate
densities and appropriate development standards to accommodate these
units.
State law requires that the City also project the housing needs of extremely
low-income households. One acceptable approach is to assume 50
percent of the very low-income households as extremely low income.
Therefore, from the very low-income household need of 276 units, the City
has a projected need of 138 units for extremely low-income households.
The RHNA for the 2014-2021 Housing Element cycle in the SCAG region
used January 1,2014 as the baseline for projecting housing needs.
During the 2006-2014 period, 586 new housing units were constructed in
Arcadia. This included 479 units affordable to above moderate- income
households, 54 units affordable to moderate-income households, and 53
affordable to low-income households. Six of the moderate-income units
(Alta Street Classics) were assisted with Redevelopment Housing Set-
Aside funds and are deed restricted as affordable housing for 45 years.
Alta Street owners can buy out of the affordability requirement after five
years of ownership. Because of home prices, no sellers have opted to do
that. All units are still affordable. The 53 low income units are senior
housing units called Campus Commons. It has a 55 year affordability
covenant.
In the Land Use and Community Design Element, policies provide
opportunities for future residential development through the following land
use strategies:
• Increased maximum density in the High Density Residential
category (R-3 zone) from 24 units per acre to 30 units per acre.
This strategy enhances the feasibility of multifamily development.
• Allowing a density of up to 30 units per acre in the Mixed Use area
along First Avenue, along with commercial development at an FAR
of 1.0.
• Creation of a Downtown Mixed Use designation that allows a
residential density of 50 units per acre, along with commercial
development at an FAR of 1.0, to capitalize on the planned Gold
Line station in Downtown Arcadia.
• Designating areas along Live Oak Avenue for Mixed Use
development, allowing a density of up to 30 units per acre, along
with commercial development at an FAR of 1.0.
Appendix A in the Housing Element Technical Background report (under
separate cover) contains a detailed listing of the vacant and underutilized
parcels included in the sites inventory, maps identifying the vacant and
underutilized parcels,and photographs illustrating conditions in the areas.
ARCADIA GENERAL PLAN-OCTOBER 2013-FINAL DRAFT
HOUSING ELEMENT 111
Involving the Community
in Planning
The City of Arcadia encourages and values community input. As part of
the Housing Element update, the City undertook a broad-reaching public
participation program. Outreach efforts that directly influenced the goals
and policies in this Housing Element are described below.
Public Workshops
Throughout the Housing Element update, the City conducted community
workshops and study sessions to obtain input from residents, stakeholders,
and elected and appointed officials.
Community Workshop
The City held a community workshop on Tuesday,February 26,2013,at the
Police Department Community Room. The workshop was advertised in the
newspaper,on the Arcadia's Best Website,and on the City's website.
The City introduced the Housing Element update and gathered input from
participants on potential housing challenges and opportunities. Based on
the comments received at the workshop, there was a general concern
regarding traffic congestion, lack of affordable housing, and
mansionization. A full list of the community comments received at the
workshop are provided in the Housing Element Technical Report.
Planning Commission and City Council
Meetings
A Planning Commission meeting was held on Tuesday, March 12, 2013, at
the Arcadia Council Chambers. Staff provided the Planning Commission
with an overview of the Housing Element update process and received the
Planning Commission's input and recommendations. The Planning
Commission identified the following housing topics that they would like to
see addressed in the Housing Element:
• Incomplete housing construction projects;
• Birthing centers in residential uses;
• Overly large residences in relation to the surround
neighborhood;and
• Maintaining the City's identity as a Community of Homes for all.
A City Council meeting was held on April 2, 2013 in the Arcadia Council
Chambers.Staff provided the City Council with an overview of the Housing
Element, the update process, and community input received to date. The
City Council requested the City staff and Housing Element consultant
12 I HOUSING ELEMENT ARCADIA GENERAL PLAN-OCTOBER 2013-FINAL DRAFT
update the policy program based on community comments and comments
from the Planning Commission.
Both the Planning Commission and City Council meetings were publicly
noticed.
Addressing Public Comments
Overall, the Housing Element balances the various comments received
during the public participation process with mandates of the Housing
Element law. Specifically, the Housing Element works hand-in-hand with
the Land Use Element to facilitate new multifamily residential development
in targeted areas (Downtown Arcadia, and Mixed Use areas along First
Avenue and Live Oak Avenue)in order to accommodate the City's share of
regional housing needs. These areas were identified through community
outreach conducted as part of the General Plan update. The Housing
Element also emphasizes the importance of maintaining the integrity of
existing neighborhoods and improving the quality of housing. The following
is a list of comment themes from the Housing Element Community
Workshop and study sessions with the Planning Commission and City
Council, along with how the Housing Element policy program seeks to
respond to the themes.
Comment Themes Housing Element Response
Maintaining of the character • Continues to offer housing programs that
as a"Community of Homes" preserve the quality and character of existing
neighborhoods,such as residential rehabilitation
assistance and code enforcement services.
Discouraging construction of • Continues policies and programs that provide
homes that are much larger in design guidance and require design review.
scale than the surrounding
neighborhood
Non-residential uses locating • Includes a policy to coordinate with appropriate
within areas zoned for local,regional,and state agencies to develop
residential uses mechanisms to discourage or prohibit such uses.
High cost of housing • Continues to provide opportunities for
multifamily housing development.
• Continues programs to offer incentives to
facilitate mixed use developments in targeted
areas.
Traffic congestion • Continues programs to encourage and facilitate
development of new housing in targeted areas
such as the Downtown and Mixed Use zones
where use of transit and alternative modes of
transportation is more feasible.
Higher numbers of vacont • Continues programs such as proactive code
homes can have a negative enforcement to ensure vacant homes do not
impact on neighborhood contribute to neighborhood deterioration.
quality
ARCADIA GENERAL PLAN-OCTOBER 2013-FINAL DRAFT
HOUSING ELEMENT 113
Goals, Policies, and
Programs
Existing Housing Stock
The City of Arcadia is generally built-out with mature neighborhoods.
Home values in Arcadia remained high, even in the economic downturn
from approximately 2008 to 2012. Home prices in Arcadia are generally
increasing. This has led to an increase in homes being purchased by new
owners as investment properties and left vacant. In addition, some homes
in Arcadia are vacant for a portion of the year because the property
owners have businesses, families or other obligations overseas and the
local home is not used as a primary residence.As the existing housing stock
in Arcadia is in good condition and provides housing opportunities for
households of all sizes, composition, and income ranges, one key focus will
be on conserving the stock. In addition, preserving the quality and integrity
of the residential neighborhoods is an important component.
GOAL H-i: Conserve and improve the condition of the
existing housing stock.
Policy 14-1.1: Continue to monitor and enforce building and
property maintenance codes in residential
neighborhoods, including those with vacant
housing units, to prevent the physical
deterioration of existing sound housing within
the City.
Policy H-1.2: Continue to provide code enforcement services
designed to maintain the quality of the housing
stock and the neighborhoods.
Policy H-1.3: Work with property owners and nonprofit
housing providers to preserve existing housing
for low-and moderate-income households.
Policy 14-1.4: Support the preservation and maintenance of
historically and architecturally significant
buildings and neighborhoods.
Policy H-1.5: Preserve the unique environmental aspects of
the community, including hillsides, canyons, and
other environmental amenities, by allowing only
minimal disruption and low-density
development.
14 I HOUSING ELEMENT ARCADIA GENERAL PLAN-OCTOBER 2013-FINAL DRAFT
Policy 14-1.6: Retain no less than the present number (2013)
of assisted housing units of all types, and
expand affordable housing opportunities for
extremely low-, very low-, low-, and moderate-
income households.
Policy H-1.7: Support efforts of Homeowners Associations to
maintain and improve the quality of the housing
stock and neighborhood conditions.
Policy H-1.8: Coordinate with appropriate local,regional and
state agencies to develop policies that seek to
maintain residential integrity of neighborhoods
by removing inappropriately located non-
residential uses.
Adequate Sites for Housing
A major challenge in meeting the housing needs of all segments of the
community is the provision of adequate sites for all types, sizes, and prices
of housing. Persons and households of different ages, compositions,
incomes, and lifestyles have a variety of housing needs and preferences
that evolve over time and in response to changing life circumstances.
Providing an adequate supply and diversity of housing accommodates
changing housing needs of residents.The Arcadia General Plan and zoning
regulations establish where housing may be located. To provide adequate
housing and maximize use of limited land resources, new development
should be constructed at appropriate densities that maximize the intended
use of the land.
Although Arcadia is primarily built out, accommodating housing sites is
addressed by a mix of various land use strategies. The City has identified
vacant, underutilized, and mixed use sites that can accommodate housing
(see the Technical Background Report for details). Land use strategies in
this General Plan include:
• Increased maximum density in the High Density Residential
category (R-3 zone) from 24 units per acre to 30 units per acre.
This strategy enhances the feasibility of multifamily housing
construction.
• Allowing a density of up to 30 units per acre in Mixed Use area
along First Avenue, along with commercial development at an FAR
of 1.0.
• Creation of the Downtown Mixed Use designation that allows a
residential density of 50 units per acre, along with commercial
development at an FAR of 1.0, to capitalize on the planned Gold
Line station in Downtown Arcadia.
ARCADIA GENERAL PLAN-OCTOBER 2013-FINAL DRAFT
HOUSING ELEMENT l 15
• Designating areas (along Live Oak Avenue) for Mixed Use
development, allowing a density of up to 30 units per acre, along
with commercial development at an FAR of 1.0.
Given the City's built-out character, few vacant properties remain within
the City's Residential Estate(RE)and Very Low Density Residential (VLDR)
neighborhoods. However, underutilized lots in residential areas can be
used to help accommodate housing sites. Lot sizes in these neighborhoods
vary, with some neighborhoods having predominate lot sizes of 20,000
square feet or larger even though the zoning allows minimum lot sizes of
7,500 square feet. Activity such as subdividing large lots, or even
consolidating multiple lots and re-subdividing,can help increase the supply
of market rate housing units. This type of activity has been prevalent in
Arcadia.
In addition to the new subdivisions, new residential development can occur
through the recycling of lower-intensity residential uses to higher-density
developments in the High Density Residential(HDR)areas.
The detailed sites inventory indicates that adequate sites are available to
accommodate the RHNA for all income categories within the planning
period.
GOAL H-2: Provide suitable sites for housing
development which can accommodate a range
of housing by type, size, location, price, and
tenure.
Policy 14-2.1: Provide for a range of residential densities and
products, including low-density single-family
uses, moderate-density townhomes, higher-
density apartments/ condominiums, and units in
mixed-use developments.
Policy 14-2.2: Encourage development of residential uses in
strategic proximity to employment, recreational
facilities, schools, neighborhood commercial
areas,and transportation routes.
Policy 14-2.3: Encourage compatible residential development
in areas with recyclable or underutilized land.
Policy 14-2.4: Maintain development standards, regulations,
and design features that are flexible to provide
a variety of housing types and facilitate housing
that is appropriate for the neighborhoods in
which they are located.
Policy 14-2.5: Promote commercial/residential mixed use
developments in Downtown Arcadia and along
First Avenue and Live Oak Avenue.
16 I HOUSING ELEMENT ARCADIA GENERAL PLAN-OCTOBER 2013-FINAL DRAFT
Policy 114-2.6: Require that the density or intensity, as well as
design of new developments, be compatible
with adjacent neighborhoods.
Addressing All Economic
Segments of the Community
Providing affordable housing is essential for a healthy and balanced
community. In addition to a diverse mix of housing types, it is necessary to
make housing available for residents of all income levels to accommodate
residents at different stages of life, including but not limited to young single
professionals, young families, mature families with expanding household
size (such as children and grandparents), and seniors. Decent and
affordable housing is needed not only for lower- and moderate-income
households,but also middle-income households that form the foundation of
the City's workforce. Seeking funding from varied sources increases the
opportunities for development of affordable housing units. The City will
continue to work with both non-profit and for-profit developers in the
production of affordable for-sale and rental housing.
GOAL H-3: Assist in the provision of housing that meets
the needs of all economic segments of the
community.
Policy 1.1-3.1: Facilitate homeownership opportunities for
lower-and moderate-income households.
Policy 14-3.2: Work with non-profit and for-profit developers
to maximize resources available for the
provision of housing affordable to lower- and
moderate-income households.
Policy 14-3.3: Address the housing needs of special
populations and extremely low-income
households through a range of housing options,
including emergency shelters, transitional
housing,and supportive housing.
Policy H-3.4: Promote the use of energy conservation
features in the design of residential
development to conserve natural resources and
lower energy costs.
Minimizing Constraints to
Housing Development
ARCADIA GENERAL PLAN-OCTOBER 2013-FINAL DRAFT
HOUSING ELEMENT 117
Market factors and government regulations can significantly impact the
production and affordability of housing. Pursuant to State law, the City is
obligated to address, and where legally possible, remove governmental
constraints affecting the maintenance, improvement, and development of
housing. Although market conditions are often beyond the direct influence
of any jurisdiction, efforts can be directed at ensuring the reasonableness
of land use controls, development standards, permit-processing, fees and
exactions, and governmental requirements to encourage housing
production. Removing constraints on housing development can help
address housing needs in the City by expediting construction, and lowering
development costs.
GOAL H-4: Mitigate potential governmental constraints
to housing production and affordability.
Policy 14-4.1: Periodically review and modify as appropriate
residential and mixed use development
standards, regulations, and processing
procedures that are determined to constrain
housing development, particularly housing for
lower- and moderate-income households and
for persons with special needs.
Policy H-4.2: Offer regulatory incentives and concessions for
affordable housing, such as relief from
development standards, density bonuses,or fee
waivers where deemed to be appropriate.
Policy N-4.3: Provide for streamlined,timely,and coordinated
processing of residential projects to minimize
holding costs and encourage housing
production.
Policy 14-4.4: Support infill development at suitable locations
and provide, where appropriate, incentives to
facilitate development.
Promoting Fair Housing
Arcadia supports fair and equal housing opportunities for all Whether
through mediating disputes, investigation of bona fide complaints of
discrimination, or through the provision of education services, fair housing
services work toward fair and equal access to housing. The following
policies are designed to continue implementation of applicable fair housing
laws.
GOAL H-5: Continue to promote equal housing
opportunity in the City's housing market
regardless of age, race, color, national origin,
18 I HOUSING ELEMENT ARCADIA GENERAL PLAN-OCTOBER 2013-FINAL DRAFT
ancestry, sex, disability, marital status,
familial status, source of income, sexual
orientation,or any other arbitrary factors.
Policy 14-5.1: Provide fair housing services to Arcadia
residents, and ensure that residents are aware
of their rights and responsibilities regarding fair
housing.
Policy H-5.2: Provide equal access to housing for special
needs residents.
Policy H-5.3: Promote the provision of accessible units and
housing for persons with disabilities.
ARCADIA GENERAL PLAN-OCTOBER 2013-FINAL DRAFT
HOUSING ELEMENT 119
Introduction 1 3
Achieving Our Vision 3
Planning Framework for Housing 14
Involving the Community in Planning 14
Goals,Policies,and Programs
Table H-1:Age of Housing Stock b 6 7
Table H-2:Housing Unit Types 8
Table H-3:Occupied Housing Tenure and Vacancy
Table H 8-4:Median Home Prices 8
Table H-5:Summary of Housing Need 10 9
Table H-6: PHNA(2014-2021)
20 I HOUSING ELEMENT ARCADIA GENERAL PLAN-OCTOBER 2013-FINAL DRAFT
Appendix B :
Housing Element Technical
Background Report
City of Arcadia
2014-2021 Housing Element
Technical Background Report
REVISED SEPTEMBER 2013
HCD Submittal Draft
Table of Contents
Section 1 INTRODUCTION
Public Participation 1
Public Hearings 1
Housing Element Responses 2
2
Section 2 COMMUNITY NEEDS ASSESSMENT
Population and Employment Trends 3
Household Characteristics 3
Income Profile 6
7
Special Needs Groups
Housing Profile 10
Housing Issues 15
Affordable Housing in Arcadia 16
Estimates of Housing Need 21
Projected Housing Need 24
25
Section 3 HOUSING CONSTRAINTS
Market Constraints 27
Public Policy Constraints 27
Governmental Constraints 29
Environmental Constraints 30
48
Section 4 HOUSING RESOURCES
Residential Development Potential 50
Financial Resources 50
Administrative Resources 57
Energy Conservation 58
58
Section 5 REVIEW OF PAST ACCOMPLISHMENTS
59
Appendix A: Map of Potential Housing Sites
73
Appendix B: Inventory of Sites
75
Appendix C: Community Workshop Notes
134
List of Tables
Table 1: Population Growth:Arcadia and Surrounding Cities, 1990-2010
Table 2: Population and Growth 1990-2035 4
Table 3:Age Distribution 4
Table 4: Race and Ethnicity by Person 4
Table 5: Employment by Occupation 5
6
City of Arcadia i
Housing Element
Technical Background Report
Table 6: Household Characteristics 7
19 Table 7: Households by Income Category
Table 8:Tenure By Income Category by Household Type 9
Table 9: Residential Care Facilities for the Elderly in Arcadia 12
Table 10: Disability by Age 12
Table 11: Persons with Developmental Disabilities by Age 13
Table 12:Special Needs Households
Table 13:Homeless Services and Facilities—Arcadia and Nearby Areas 14
14
Table 14:Housing Unit Growth 15
Table 15:Housing Unit Types 15
Table 16:Occupied Housing Tenure and Vacancy 17
Table 17:Age of Housing Stock 17
Table 18:Overcrowding by Tenure 18
Table 19:Median Home Prices 18
Table 20:Rental Rates-Arcadia 19
Table 21:Percentage of Households Experiencing Housing Cost Burden 20
Table 22:Calculation of Affordable Housing Cost
Table 23:Housing Affordability in Los Angeles County 20
20
Table 24:Affordable Housing in Arcadia
Table 25:Summary of Existing Housing Need 22
25
Table 26:Housing Assistance Needs of Low-and Moderate-Income Households 25
Table 27: RHNA(2014-2021)
Table 28:Disposition of Home Purchase and Improvement Loan Applications 26 28 31
Table 29:Residential Land Use Categories 33
Table 30:Residential Development Standards 34
Table 31:Mixed Use Development Standards
Table 32:Density Bonus Provisions 34
35
Table 33: Provisions for a Variety of Housing 45
Table 34:Street Standards 41
Table 35:Permit Processing Fees in San Gabriel Valley Communities 42
Table 36:Fee Summary
Table 37:Processing Timelines 42
47
Table 38:Residential and Mixed Use Development Potential 56
Table 39:Sites Inventory and Progress toward RHNA 56
Table 40:Review of Past Performance(2006-2014)
List of Figures
8
Figure 1: Household Income Distribution 8
Figure 2: Median Income by Race/Ethnicity
Housing Element
ii City of Arcadia
Technical Background Report
Section 1
INTRODUCTION
This Housing Element Technical Background Report(TBR) is comprised of the following sections:
• Public Participation:A summary of the community outreach effort
• Community Needs Assessment:The City's demographic profile, housing characteristics,and existing
and future housing needs
• Housing Constraints: A review of potential market, governmental, and environmental
constraints to meeting the City's identified housing needs
• Housing Resources and Opportunities: An evaluation of the land and financial resources
available to address the City's identified housing needs
• Review of Past Accomplishments:A review of the City's progress in implementing the programs
under the previously adopted Housing Element
Public Participation
The City of Arcadia encourages and values community input. Preparation of the 2014-2021 Housing
Element was informed by a public participation program. Outreach efforts that directly influenced the
goals and policies in this Housing Element are described below.
Community Workshop
The City held a community workshop on Tuesday, February 26, 2013, at the Police Department
Community Room. The workshop was advertised in the newspaper, on the Arcadia's Best Website, and
on the City's website. Participants included residents as well as representatives from stakeholder and
community organizations.
The City introduced the Housing Element update and gathered input from participants on potential
housing challenges and opportunities. Based on the comments received at the workshop, there was a
general concern regarding traffic congestion,lack of affordable housing,and mansionization.A full list of
the comments received during the community workshop is provided at the end of this report. A
summary of the comment themes and the policies responding to those themes are provided in the
Housing Element.
Planning Commission and City Council Meetings
A Planning Commission meeting was held on Tuesday, March 12, 2013, at the Arcadia Council
Chambers. Staff provided the Planning Commission with an overview of the Housing Element update
process and received the Planning Commission's input and recommendations.
A City Council meeting was held on April 2, 2013 in the Arcadia Council Chambers. Staff provided the
City Council with an overview of the Housing Element, the update process, and community input
received to date.
City of Arcadia 1 Housing Element
Technical Background Report
Both the Planning Commission and City Council meetings were publicly noticed.
Public Hearings
Will be added upon adoption
Housing Element Responses
Overall, the Housing Element balances the various comments received during the public participation
process with mandates of the Housing Element law. Specifically, the Housing Element works hand-in-
hand with the Land Use Element to facilitate new multi-family residential development in targeted areas
(Downtown Arcadia, and Mixed Use areas along First Avenue and Live Oak Avenue) in order to
accommodate the City's share of regional housing needs. The Housing Element also emphasizes the
importance of maintaining the integrity of existing neighborhoods and improving the quality of housing.
A summary of the community comment themes and the policies responding to those themes are
provided in the Housing Element.
Housing Element 2 City of Arcadia
Technical Background Report
Section 2
COMMUNITY NEEDS ASSESSMENT
This Needs Assessment presents information on the City of Arcadia's population, housing stock
characteristics, and employment trends. Specifically, information is presented regarding household
income, household composition, ownership versus rental patterns, the age of housing, and housing
costs. This information help identify housing needs in Arcadia relative to affordability, size of housing
units, and general maintenance of the existing housing stock. Based on these needs, the City can best
define applicable objectives, policies,and programs in the Housing Plan.
The data used in this needs assessment have been collected from a variety of sources,including the U.S.
Census Bureau (1990, 2000 and 2010 Census),California Department of Finance,and Southern California
Association of Governments (SCAG). For demographic data,estimates from the California Department of
Finance and American Community Survey(ACS) are used to show changes in conditions since the 2010
Census. The information contained in the Comprehensive Housing Affordability Strategy (CHAS) for
Arcadia is based on special tabulations from sample Census 2010 data for the U.S. Department of
Housing and Urban Development(HUD). Due to the variety of sources used, the number of households
and residents will vary slightly. Because of this, interpretations of the data in this section of the Housing
Element should focus on proportions and percentages, rather than on precise numbers.
Population and Employment Trends
A community's population characteristics affect the amount and type of housing needed. Factors such
as population growth, age, income, and employment influence the type of housing needed and
households' ability to afford housing. This section evaluates the various population characteristics that
affect Arcadia's housing needs.
Since incorporation in 1903, the majority of development in the City occurred prior to 1960, as part of
the post-war population boom,with the City's population increasing from 696 persons in 1910 to 41,005
persons in 1960. Since then, the City has experienced moderate levels of growth. In the 2010 Census,
the City had reached a population of 56,364. Current estimates place the population at 56,564
(California Department of Finance, 2012). Table 1 shows the past 20 years of population growth for
Arcadia, surrounding communities, and Los Angeles County. Over the next 20 years, projections for
future growth anticipate a moderate,yet steady, increase in population.SCAG projections(as part of the
2012-2035 Regional Transportation Plan/Sustainable Communities Strategy adopted in 2012) indicate
that the population of Arcadia could reach 64,300 by the year 2035(Table 2).
City of Arcadia 3 Housing Element
Technical Background Report
Table 1:Population Growth:Arcadia and Surrounding Cities,1990-2010
%Change 2000-
Jurisdiction 1990 2000 2010 2010
Arcadia 48,290 52,951 56,364 6.45%
El Monte 106,209 116,249 113,475 -2.39%
Irwindale 1,050 1,472 1,422 -3.40%
Monrovia 35,758 36,817 36,590 -0.62%
Pasadena 131,591 133,871 137,122 2.43%
Sierra Madre 10,762 10,578 10,917 3.20%
Temple City 31,100 33,296 35,558 6.79%
Los Angeles County 8,863,164 9,519,338 9,818,605 3.14%
Sources:U.S.Census 1990,2000 and 2010
Table 2:Population and Growth 1990-2035
Population
Year %Growth from
Number Previous Time Period
1990 48,290 5%
2000 52,951 10%
2010 56,364 6%
2020 59,600 6%
2035 64,300 6%
Sources:U.S.Census 1990,2000,2010;SCAG RTP/SCS Projections 2012
Age
Population age distribution serves as an important indicator of housing needs; housing needs and
preferences change as individuals or households grow older. Table 3 shows the age distribution of
Arcadia residents in 2010.The median age in 2000 was 40.5 years,an increase from 39.0 in
1990.The median age in 2010 was 43.1 years.
Table 3:Age Distribution
2010
Age group Number Percent
Preschool(0-4 years) 2,432 4.3%
School Age(5-19 years) 11,115 19.7%
College Age(20-24 years) 2,845 5.0%
Young Adult(25-44 years) 13,409 23.8%
Middle Age(45-64 years) 17,349 30.8%
Senior Adults(65+years) 9,214 16.3%
Total 56,364 100%
Median Age 43.1
Source:U.S.Census 2010
Housing Element 4 City of Arcadia
Technical Background Report
Race and Ethnicity
Table 4 shows the racial/ethnic population distribution in Los Angeles County and Arcadia.According to
Census,Arcadia's ethnic composition has shifted significantly since 1990. In 1990,the City had a majority
White population (65 percent) and 23 percent Asian/Pacific Islanders. In 2010, Asian/Pacific
Islanders comprised 59 percent of the population while Whites comprised 26 percent. The
population of Hispanics and Blacks remained relatively constant.
Table 4:Race and Ethnicity by Person
1990 Population 2000 Population 2010 Population(Percent of
(Percent of Total) (Percent of Total) Total)
Los Angeles Los Angeles Arcadia Los Angeles
Racial/Ethnic Group Arcadia County Arcadia County County
White 65% 41% 40% 31% 26% 28%
Hispanic 11% 38% 11% 45% 12% 48%
Black 1% 11% 1% 9% 1% 8%
Asian/Pacific Islander 23% 10% 45% 12% 59% 14%
Other 0% 0% 3% 3% 2% 2%
Total 100% 100% 100% 100% 100% 100%
Source:U.S.Census 1990,2000 and 2010
Employment Characteristics
Labor and employment characteristics have a direct impact upon current and future housing needs
within Arcadia. Different industries and occupations within a particular industry often translate into
different wage levels. These differences in wages directly impact a household's ability to afford certain
types of housing,the ability to rent or own housing,and the ability to adequately maintain housing.
Table 5 shows the type of occupations held by Arcadia residents. As of 2009, over half of the working
population was employed in Managerial/Professional occupations. With the majority of the employed
persons in Managerial/Professional positions, average household income in Arcadia is high relative to
that in the County as a whole.According to the California Employment Development Department(EDD),
Arcadia's unemployment rate in 2011 was 7.1 percent, lower than the countywide estimate of 12.3
percent.
City of Arcadia 5 Housing Element
Technical Background Report
Table 5:Employment by Occupation
2000 2009
Occupation Employees %of all jobs Employees %of all jobs
Managerial/Professional 11,818 50% 14,222 55%
Service occupations 2,052 9% 3,230 12%
Sales and office occupations 7,449 32% 4,712 18%
Farming,fishing,forestry - 0% 60 0%
Construction,Maintenance 868 4% 971 4%
Production/Transportation 1,225 5% 2,848 11%
Total 23,412 100% 26,043 100%
Source:U.S.Census 2000;2005-2009 American Community Survey as reported in SCAG Existing Housing Needs Report,2012
Household Characteristics
The characteristics of a community's households impact the type of housing needed in that community.
Household type, income levels, the presence of special needs populations, and other household traits
are all factors that affect the housing needs of a community. This section discusses the household
characteristics affecting the housing needs of Arcadia residents.
Household Type and Size
A household is defined by the Census as all persons who occupy a housing unit, which may include
families, single persons, and unrelated persons sharing a housing unit. Persons residing in group
quarters, such as dormitories or retirement homes, are not considered households. The characteristics
of a community's households serve as important indicators of the type and size of housing needed in the
City.
In 2010, there were 19,592 households in the City.The data in Table 6 indicate that in Arcadia,families
comprised over three quarters of all households. This proportion has remained relatively stable since
1990.
Household size is another important indicator of housing need. The presence of families with children,
students,and elderly persons,among other groups,can have different effects on the average household
size in a community. For example, household size is larger, on average, in communities where there are
many families with children, compared to those where the elderly population is large. In either case,
household size can help identify the type of housing necessary in a community. In Arcadia, the average
household size continued to rise, from 2.60 in 1990 to 2.74 in 2000 and 2.83 in 2010. Similarly, the
average family size has increased, from 3.1 persons in 1990 to 3.23 persons in 2000 to 3.26 in 2010.
These figures are slightly less than those of Los Angeles County,which,as of
2010,had an average household size of 2.98.
Housing Element 6 City of Arcadia
Technical Background Report
Table 6: Household Characteristics
1990 2000 2010 Percent
Change in
Household Type Number Percent Number Percent Number Percent Households
(2000 to
2010)
Total Households: 18,352 100.0% 19,149 100.0% 19,592 100% 2.3%
Families 13,075 71.2% 14,143 73.9% 15,005 76.6% 6.1%
with children 5,832 31.8% 6,749 35.2% 6,805 34.7% 0.8%
with no children 7,243 39.5% 7,394 38.6% 8,200 41.9% 10.9%
Non-Families 5,277 28.8% 5,006 26.1% 4,587 23.4% -8.4%
Singles 4,388 23.9% 4,274 22.3% 3,855 19.7% -9.8%
Others 889 4.8% 732 3.8% 732 3.7% 0.0%
Average Household Size 2.60 2.74 2.83 3.3%
Average Family Size 3.10 3.23 3.26 0.9%
Renter-Occupied 38.4% 37.7% 36.9% -2.1%
Owner-Occupied 61.6% 62.3% 63.1% 1.3%
Sources:U.S.Census 1990,2000 and 2010;California Department of Finance
Income Profile
The ability of a household to acquire adequate housing is almost solely dependent on the income of the
household. Household income is oftentimes the crucial factor in evaluating the size and type of housing
available for any given household. Household income can vary greatly across many demographic factors
including race, gender, and household type. According to the 2007-2011 American Community Survey,
the estimated median household income for Arcadia was $77,221, which was higher than the County
median income of $56,266. Figure 1 shows that Arcadia has a larger proportion of residents (68
percent)earning over$50,000,compared to the County(55 percent).
City of Arcadia 7 Housing Element
Technical Background Report
Figure 1:Household Income Distribution
$200,000 or more
$150,000 to$199,999
$100,000 to$149,999
$75,000 to$99,999
$50,000 to$74,999 - it Los Angeles County
$35,000 to$49,999 ■Arcadia
$25,000 to$34,999
$15,000 to$24,999
$10,000 to$14,999
Less than$10,000
0% 5% 10% 15% 20%
Source:U.S.American Community Survey 2007-2011
Arcadia's household income distribution varies by race/ethnicity. In 2011, Arcadia's annual median
household income was $77,221. Figure 2 shows the distribution of median household income by
race/ethnicity in the City and County. As shown, Asian households had the highest median income
among all groups,followed closely by White households.
Figure 2: Median Income by Race/Ethnicity
It Los Angeles County •Arcadia
White alone,not Hispanic or Latino $73,117
$79,017
Hispanic or Latino origin(of any race) $45160,739
Two or more races $5557,11975,536
Some other race $43,756 $
$63,071
Native Hawaiian and Other Pacific Islander $61,269
$127,132
Asian $65,33$581,968
American Indian and Alaska Native $4714461,7
$ 089
Black or African American �� $42,255
142,602
All Households $56,266
$77,221
Source:2007-2011 American Community Survey
Housing Element 8 City of Arcadia
Technical Background Report
SCAG's Existing Housing Needs Data Report (2012) provides information about households in each
income category based on the 2005-2009 American Community Survey.As shown in Table 7 moderate-
and above moderate-income households comprised the largest share of all households in Arcadia.
According to the SCAG Existing Housing Needs Data Report, less than 10 percent of the City's total
households were classified as extremely low-income(0-30 percent of Median Household Income (MHI)),
almost 7 percent were classified as very low-income (31-50 percent of MHI), and approximately 10
percent were classified as low income(51-80 percent MHI).
Table 7:Households by Income Category
Extremely Low-Income Very Low-Income Low-Income
Household Type (0-30%) Moderate/Above
(31-50%) (51-80%) Moderate-Income(81%+)
9.66% 6.98% 10.2%
73.16%
(1,843 households) (1,330 households) (1,946 households)
(13,955 households)
Source:SCAG Existing Housing Needs Data Report,2010(based on 2005-2009 American Community Survey)
Tenure refers to whether a housing unit is owner-occupied or renter-occupied.Tenure is closely
correlated with income,as those households with lower incomes most usually cannot afford to buy a
home. Consistent with this fact, renters in Arcadia earned lower incomes overall,with 31 percent
earning extremely low-and very low-incomes.As shown in Table 8,there was a significant difference in
income between renter-and owner-households,with 11 percent the owner-households earning
extremely low-and very low-incomes. Households with moderate/above moderate incomes trended
towards being home owners with 79 percent of homeowners falling into the moderate/above
moderate income category. Elderly renters are shown to be in the most precarious financial situation,
with about 54 percent earning extremely low and very low-incomes.
Table 8:Tenure by Income Category by Household Type
Extremely Low Very Low
Household Type Income(0-30%) Income(31- Low Income Moderate/Above
50%) (51-80%) Moderate(81+%) Total Households
Renter-Occupied Households
Elderly(62+years) 360(33.96%) 210(19.81%)
300(28.30%) 1,060
Small Families(2-4 persons) 555(16.16%) 345(10.04%) 560(16.30%) 1,975(57.50%) 3,435
Large Families(5+persons) 80(16.49%) 30(6.19%) 125(25.77%) 250(51.55%) 485
Others 335(18.36%) 195(10.68%) 415(22.74%) 880(48.22%) 1,825
Total Renters 1,330(19.54%) 780(11.46%) 1290(18.96%) 3,405(50.04%) 6,805
Owner-Occupied Households
Elderly(62+years) I 335(10.17%) 1 335(10.17%) I 470(14.76%) I I
2,155(65.40%) 3,295
III
City of Arcadia 9
Housing Element
Technical Background Report
Very Low Moderate/Above
Extremely Low Income(31- Low Income Total Households
Household Type Income(0-30%) 50%) (51-80%) Moderate(81+%)
Small Families(2-4 persons) 260(4.22%)
175(2.84%) 460(7.47%) 5,265(85.47%) 6,160
l
Large Families(5+persons) 65(3.90%) 65(3.90%) 115(6.91%) 1,420(85.29%) 1,665
Others
110(10.89%) 45(4.46%) 60(5.94%) 795(78.71%) 1,010
770(6.35% 620(5.11%) 1,105(9.11%) 9,635(79.43%) 12,130
Total Owners
Renter/Owner-occupied 2,100(11.09%) 1,400(7.39%) 2,395(12.65%) 13,040(68.87%) 18,935
Households
Source:HUD CHAS Data 2005-2009(Based on 2005-2009 ACS)
Special Needs Groups
Special needs groups, as defined by state law, include the elderly, persons with disabilities, large
households, female-headed households, farm workers, and the homeless. These groups often have
difficulty obtaining decent, affordable housing due to their special circumstances. A central goal of the
housing element is to assist persons with special needs in meeting their housing needs.
Elderly
The special housing needs of the elderly stem from several factors: their relatively low, fixed incomes,
high health care costs, and physical limitations. Being on a low,fixed income makes it difficult for many
elderly to afford adequate housing or maintain their homes.This is further compounded by rising health
care costs due to health problems that arise with older age.As a person ages and faces reduced physical
mobility,accessibility improvements may be necessary to maintain safe and independent living.
According to the 2010 Census,there were 9,214 elderly persons(over age 65)in Arcadia.This represents
a 12 percent increase from 2000.The 2009-2011 American Community Survey reports that 31.3 percent
of the elderly population seho has wdisability.h3219 (78 percent)swee owner-occupied Data
nd 871 (22 percent) of
4,090 elderly households, of 3,219
were renter-occupied.
Many elderly persons have limited income potential, as they are most often retired and have fixed
incomes (retirement funds and Social Security income). This poses a special problem with regard to
housing affordability. According to the 2005-2009 CHAS database, of the 4,355 elderly households in
Arcadia, 1,900 (44 percent) were classified as extremely low to low income (less than 80 percent AMI).
Of these lower incomes elderly households,40 percent were renters and 60 percent were owners.
To assist senior residents, Arcadia's Recreational and Community Services Department, the Senior
Citizens Services Center offers referrals and information regarding housing (see Table 9), medical,
government benefits, recreational and educational classes, and other outreach programs. Several
assisted living facilities are also available for the elderly. Table 9 lists the licensed Residential Care
Facilities for the Elderly(RCFEs) in Arcadia. RCFEs provide care, supervision and assistance with activities
Housing Element
10 City of Arcadia
Technical Background Report
of daily living, such as bathing and grooming. They may also provide incidental medical services under
special care plans. The facilities provide services to persons 60 years of age and over and persons under
60 with compatible needs. RCFEs may also be known as assisted living facilities, retirement homes and
board and care homes.The facilities can range in size from 5 beds or less to over 100 beds.The residents
in these facilities require varying levels of personal care and protective supervision.
Table 9:Licensed Residential Care Facilities for the Elderly in Arcadia
Facility Address Capacity
Arcadia Garden Retirement Hotel 720 West Camino Real 200
Arcadia Guest Home Corporation 1145 West Cortez Road 5
Arcadia Royale(Arcadia Retirement 149
Village) 607 West Duarte Road
Wellington Court(Vista Cove at Arcadia) 601 Sunset Boulevard 130
The Arcadian 753 West Duarte Road 120
California Home for the Aged Deaf 529 Las Tunas Drive 24
Oak Garden 246 East Newman Avenue 6
Live Oak Garden 4030 East Live Oak 6
Hillside Home for the Elderly 1025 Leandra Lane 6
Source:State Department of Social Services
Persons with Disabilities
Both mentally and physically disabled residents face housing access and safety challenges. Disabled
people, in most cases, are of limited income and often receive Social Security income only. As such, the
majority of their monthly income is often devoted to housing costs. Persons with disabilities may have
the further burden of obtaining an education or training for themselves to increase their incomes and
their ability to live independently. In addition, disabled persons may face difficulty finding accessible
housing (housing that is made accessible to people with disabilities through the positioning of
appliances and fixtures, the heights of installations and cabinets, layout of unit to facilitate wheelchair
movement,etc.) because of the limited number of such units.
Many Arcadia residents have disabilities that prevent them from working, restrict their mobility, or
make it difficult to care for themselves. As of 2011, 3,706 person or 6.6 percent of the population
reported a disability (2009-2011 American Community Survey). A significant proportion of the senior
population(31.3 percent) is disabled.
City of Arcadia 11
Housing Element
Technical Background Report
Table 10:Disability by Age
2011
Total Persons Percent of Total
Age Group with Disabilities Population
5-17 Years 145 1.4%
18-64 Years
1,146 3.2%
Over 65 Years 2,415 31.3%
Total 3,706 6.6%
Source:2009-2011 American Community Survey
According to Section 4512 of the Welfare and Institutions Code a "developmental disability" means a
disability that originates before an individual attains age 18 years, continues, or can be expected to
continue, indefinitely, and constitutes a substantial disability for that individual which includes mental
retardation, cerebral palsy, epilepsy, and autism.This term also including disabling conditions found to
be closely related to mental retardation or to require treatment similar to that required for individuals
with mental retardation, but shall not include other handicapping conditions that are solely physical in
nature.
Many developmentally disabled persons can live and work independently within a conventional housing
environment. More severely disabled individuals require a group living environment where supervision
is provided. The most severely affected individuals may require an institutional environment where
medical attention and physical therapy are provided. Because developmental disabilities exist before
adulthood, the first issue in supportive housing for the developmentally disabled is the transition from
the person's living situation as a child to an appropriate level of independence as an adult.
The State Department of Developmental Services(DDS)currently provides community based services to
approximately 243,000 persons with developmental disabilities and their families through a statewide
system of 21 regional centers,four developmental centers,and two community-based facilities.The San
Gabriel/Pomona Regional Center is one of 21 regional centers in the State of California that provides
point of entry to services for people with developmental disabilities. The center is a private, non-profit
community agency that contracts with local businesses to offer a wide range of services to individuals
with developmental disabilities and their families. Table 11 summarizes the Arcadia residents served by
the San Gabriel/Pomona Regional Center,by age.
Table 11:Persons with Developmental Disabilities,by Age
San Gabriel/Pomona Regional
Age Group Center Clients in Arcadia
0-14 Years
128
15-22 Years 50
23-54 Years 74
55-65 Years
9
Over 65 Years 3
Total 264
Source:San Gabriel/Pomona Regional Center
Housing Element
12 City of Arcadia
Technical Background Report
According to the State Department of Social Services, there are currently no group homes in Arcadia.
There are two adult residential facilities that accommodate the residential care needs of 10 persons,and
there are 9 residential care for the elderly facilities that can accommodate 646 persons. Some of these
facilities have the ability to provide care to persons with disabilities.
Large and Female-Headed Households
State law identifies two specific household groups as having special housing needs: large households
and female heads of households. The reasons for their special need status vary and may include lower
income status, the presence of children, and the need for financial assistance,as well as the availability
of suitably sized housing.
Table 12:Special Needs Households
Female-Headed Female-Headed
Characteristics Large Households Households with
Households
Children
Total Households 2281 2138 1,114
%of all households 12.0% 11.3% 7.6%
Renters 573 1,127
Owners 1,708 1,011
Source:SCAG Existing Housing Needs Data Report,2012;12007-2011 American Community Survey
Large Households
Large households, defined as households with five or more members, have special housing needs due to
the limited availability of adequately sized,affordable housing units. Larger units can be very expensive;
as such, large households are often forced to reside in smaller, less expensive units or double-up with
other families or extended family to save on housing costs, both of which results in unit overcrowding.
The 2005-2009 American Community Survey reported 2,281 large households with five or more
members in Arcadia,of which 75 percent were owner-occupied.
Female-headed Households
Single-parent households require special consideration and assistance because of the greater need for
day care, health care, and other services. In particular,female-headed households with children tend to
have lower incomes and a greater need for affordable housing and accessible daycare and other
supportive services. The relatively low incomes earned by female-headed households, combined with
the increased need for supportive services,severely limit the housing options available to them.
As of 2009, 2,138 female-headed households existed in Arcadia, representing 11.3 percent of all
households.As of 2011,female-headed households with children made up 7.6 percent of all households
in Arcadia.
City of Arcadia 13 Housing Element
Technical Background Report
Homeless
The 2011 Greater Los Angeles Homeless Count conducted by the Los Angeles Homeless Services
Authority (LAHSA) revealed a population of approximately 51,340 homeless in Los Angeles Countyi. In
the San Gabriel Valley Service Planning Area (SPA), of which Arcadia is a part, 3,918 persons were
estimated to be homeless in 2011. The 2010 Census reported that there are no homeless persons in
Arcadia. However, due to the transient nature of homelessness, there are likely persons who were not
counted in the Census, but are in fact homeless. An area-wide study in 2008 estimated there were 40
homeless persons in Arcadia at the time.The Police Department estimates there are approximately 60
homeless persons in Arcadia today.
Table 13 shows a list of shelters in Arcadia and Pasadena. The Arcadia Welfare and Thrift Shop located
at 323 N. First Avenue provides food certificates, clothing, motel vouchers, and emergency assistance
for Arcadia residents in need. Individuals requiring additional assistance and shelter are referred to the
appropriate social service agencies and shelters in surrounding communities.
Table 13:Homeless Services and Facilities—Arcadia and Nearby Areas
Organization Services Provided
Arcadia Welfare and Thrift Shop Provides food,clothing,and other services for Arcadia Unified School District residents,
Arcadia transients,and emergency cases.
Bargain Box Thrift Shop Provides emergency clothing for the homeless.
Arcadia
Union Station Foundation Provides food and shelter for women,men,and families.
Pasadena
Haven House Provides emergency and short-term shelter for women and children that have
Pasadena experienced domestic violence.
Salvation Army Provides shelter assistance for single men.
Pasadena
Door of Hope Provides short-term housing for families.
Pasadena
Farm Workers
Farm workers are as persons whose primary income is earned through agricultural labor. According to
the 2005-2009 American Community Survey,60 Arcadia residents held"Agriculture,forestry,fishing and
hunting, and mining" occupations. Arcadia is urbanized, with no farming operations. It is assumed that
only a small percentage of persons employed in this industry are involved in active agricultural
production and harvest. As such,the City has no housing needs for crop-related farm worker jobs.
Race Track Employees
A unique use in Arcadia is Santa Anita Park,a world-renowned horse racing facility. Due to the nature of
the use, housing for so-called backstretch workers is provided at the facility. In 2000 and 2002,the City
permitted 458 individual congregate-type housing units at the racetrack, requiring that each unit meet
the City's Housing Code for congregate living. In addition, the Los Angeles County Health Department
inspects the units to ensure they meet certain health standards. None of the units is covenanted
regarding rent restrictions,and the housing is under the management of the racetrack facility owner.
Housing Element 14 City of Arcadia
Technical Background Report
Housing Profile
A community's housing stock is defined as the collection of all housing units located within the
jurisdiction. The characteristics of the housing stock, including growth, tenure, vacancy rates, age,
condition, and cost are important in determining the housing need for the community.
Housing Stock
The 2000 Census reported 19,970 housing units in Arcadia, while Department of Finance estimates
indicate there are 20,677 housing units as of 2012.Table 14 shows that the City experienced 3.5 percent
growth between 2000 and 2012. To a large extent, the limited growth in the housing stock in Arcadia
and other cities in the San Gabriel Valley is due to the built-out character of these communities and the
desire of new immigrants to build large houses that can accommodate multi-generational households.
Table 14:Housing Unit Growth
Jurisdiction 2000 2012 %Change 2000-2012
Arcadia 19,970 20,677 3.54%
El Monte 27,758 29,074 4.74%
Irwindale 378 387 2.38%
Monrovia 13,957 14,474 3.70%
Pasadena 54,132 60,263 11.33%
Sierra Madre 4,923 5,116 3.92%
Temple City 11,674 12,138 3.97%
Los Angeles County 3,270,909 3,454,092 5.60%
Sources:U.S.Census 2000,and California Department of Finance,2012
Housing Type
A balanced housing stock provides households of all income levels,ages, and sizes the opportunity to
find housing suited to their needs.Table 15 summarizes the housing mix in 1990,2000,and 2012.
Table 15:Housing Unit Types
1990 2000 2012
Housing Type 2000.2012
Number of Percent of Number of Percent of Number of Percent of Percent Change in
Units Total Units Total Units Total Units
Single-Family Detached - - 11,799 59% 12,621 61% 7%
Single-Family Attached - - 1,609 8% 2,124 10% 32%
Total Single-Family 13,152 68% 13,408 67% 14,745 71% 10%
-
Multi Family 2-4 Units 1,379 7% 1,115 5%
-19%
Multi-Family 5+Units - - 5,157 26% 4,817 23% -7%
Total Multi-Family 6,316 32% 6,536 33% 5,932 29% -9%
Mobile Homes,Trailer&Other 12 0% 26 0% 0 0% -100%
Total All 19,480 100% 19,970 100% 20,677 100% 4%
Source:California Department of Finance,1990 and 2012
City of Arcadia 15 Housing Element
Technical Background Report
As shown, the majority of housing units in Arcadia (71 percent in 2012) are single-family homes, while
multi-family housing comprises 29 percent of the housing stock. According to the State Department of
Finance,the City's housing stock grew by 4 percent between 2000 and 2012.
Tenure and Vacancy
Tenure refers to the occupancy of a housing unit — whether the unit is owner-occupied or renter-
occupied. Tenure preferences are primarily related to household income, composition, and age of the
householder. The tenure distribution (owner versus renter) of a community's housing stock influences
several aspects of the local housing market. Residential mobility is influenced by tenure,with ownership
housing evidencing a much lower turnover rate than rental housing. According to the 2005-2009
American Community Survey, about 35 percent of Arcadia households were renters and 65 percent
owned their homes.
Table 16:Occupied Housing Tenure and Vacancy
1990 2000 2010
Tenure Number Percent of Total Number Percent of Total Number Percent of Total
Total Housing Units 18,352 100.0% 19,149 100.0% 20,686 100%
Renter-Occupied 7,052 38.4% 7,217 37.7% 7,221 34.9%
Owner-Occupied 11,300 61.6% 11,932 62.3% 12,371 59.8%
Rental Vacancy Rate 5.0% 2.4% 6.7%
Owner Vacancy Rate 3.5% 1.8% 1.1%
Overall Vacancy Rate 6.2% 4.1% 5.3%
Note:Overall vacancy rates include other vacancies in addition to owner/rental,including seasonal,other,and rented
or sold out but not occupied.
Source:U.S.Census 1990, 2000 and 2010.
Housing vacancy rates—the number of vacant units compared to the total number of units—reveal the
housing supply and demand for a city. Some amount of housing vacancy is normal, to allow for people
moving from one place to another. In 2010,the US Census reported the vacancy rate for rental units was
at 6.7 percent and for owner-occupied units 1.1 percent. A limited vacancy rate increases competition
for housing and can result in higher housing costs, reducing housing opportunities for lower-income
households.According to the California Department of Finance,the overall vacancy rate of Arcadia as of
January 2012 was 5.29 percent.The overall vacancy rate in Los Angeles County in 2012 was projected at
very similar 5.92 percent. The 2012 overall vacancy rates for surrounding cities were projected as
follows: Pasadena 7.19 percent, Monrovia 4.91 percent, Alhambra 5.49 percent, Temple City 4.22
percent,and Sierra Madre 5.39 percent.
Housing Issues
Housing Condition
The age and condition of the housing stock is an indicator of potential rehabilitation needs. Commonly,
housing over 30 years of age needs some form of major rehabilitation, such as a new roof, foundation
Housing Element 16 City of Arcadia
Technical Background Report
work, plumbing, etc. However, in the City of Arcadia, where overall incomes are higher, housing
maintenance is usually a priority of homeowners. Therefore, a large number of older homes in Arcadia
do not necessarily equate to extensive rehabilitation needs.
The age of the housing stock, as defined by the year the units were built,is shown in Table 17. As of
2011, approximately 46.3 percent of the housing units in Arcadia were built prior to 1960, making many
of these over 50 years old today. Another 26.3 percent were built between 1960 and 1979, over 30
years of age. As of May 2013, City code enforcement staff indicated that there are only four
substandard housing units(in need of rehabilitation or removal)in Arcadia.
Table 17:Age of Housing.Stock
Year Built %of All Housing Units
Built 2005 or later 2.80%
2000 to 2004 4.40%
1990 to 1999 7.70%
1980 to 1989 12.40%
1970 to 1979 14.50%
1960 to 1969 11.80%
1950 to 1959 26.80%
1940 to 1949 14.60%
1939 or earlier 4.90%
Source:2007-2011 American Community Survey
While the relative high income of Arcadia households means that homeowners have funds available to
keep up their properties, maintenance can be more difficult for low- and moderate-income
homeowners. The City has a Home Improvement Program that provides grants to help homeowners
fund items essential to maintenance.
Overcrowding
Overcrowding occurs when the relatively high cost of housing either forces a household to double-up
with another household or live in a smaller housing unit in order to afford food and other basic needs.
An overcrowded household is defined as one with more than one person per room, excluding
bathrooms, kitchens, hallways, and porches. Severely overcrowded households are households with
more than 1.5 persons per room. Overcrowding also tends to result in increased traffic, accelerated
deterioration of homes and infrastructure,and crowded on-street parking conditions.
Table 18 displays the prevalence of overcrowding in Arcadia. As indicated by the 2012 SCAG Existing
Housing Needs Data Report, 4.6 percent of households in Arcadia were overcrowded (875 units). Less
than half of the overcrowded units were severely overcrowded in Arcadia (195 units). Rental units were
far more likely to be overcrowded than owner-occupied units, with 8.8 percent of all rental units being
overcrowded compared to about 3.4 percent of owner-occupied units.
City of Arcadia 17 Housing Element
Technical Background Report
Table 18:Overcrowding by Tenure
Overcrowded Overcrowded Overcrowded
Housing Renter Owner
Units Occupied Units Occupied Units
Total Percent Percent Percent
Overcrowded 680 3.6% 6.2% 2.1%
(1-1.5 persons/room)
Severely Overcrowded 195 1.0% 0.6% 1.3%
(>1.5 persons/room)
Total Overcrowded 875 4.6% 6.8% 3.4%
(>1 persons/room)
Source:U.S.Census 2000
Housing Costs and Affordability
The cost of housing is directly related to the extent of housing problems in a community. If housing costs
are relatively high in comparison to household income, there will usually be a correspondingly higher
prevalence of housing cost burden and overcrowding.
Ownership Housing
In December 2012, the median price of all homes sold in Arcadia was $962,750 (Table 19).This was 44
percent higher than the median sale price in December 2011, revealing a large increase in home prices
in the last year, compared to an almost 14 percent increase in the median sales price in Los Angeles
County as a whole over that same one-year period. Overall, the median home price in Los Angeles
County is much lower than in Arcadia, at $351,500 in December 2012. Even during the sub-prime
mortgage meltdown and economic recession that began in late 2007, Arcadia's home prices have
remained relatively high.
Table 19:Median Home Prices
County/CIty/Area December 2011 December 2012 %Change
Arcadia $670,000 $962,750 43.69%
El Monte $250,250 $321,000 28.27%
Monrovia $467,500 $383,500 -17.97%
Pasadena $465,000 $546,500 17.53%
Sierra Madre $520,000 $585,000 12.50%
Temple City $560,000 $517,000 -7.68%
Los Angeles County $309,000 $351,500 13.75%
Source:DataQuick California Home Sale Price Medians by County and City,2013.
Rental Housing
Current data on rental housing was compiled from internet rental services (Table 20). The survey
indicated that the majority of apartments for rent in the City were one-and two-bedroom units and that
a number of single-family homes, generally three- and four-bedroom units, were also available for
rent.
Housing Element 18 City of Arcadia
Technical Background Report
Table 20: Rental Rates-Arcadia
Apartment Unit Single-Family House
Size
Range Average Range Average
1 bedroom $950-$1,450 $1,127 - -
2 bedroom $1,150-$4,500 $1,675 $1,875-$2,700 $2,241
3 bedroom $2,100-$2,950 $2,448 $2,100-$4,300 $2,678
4 bedroom $2,650-$3,200 $2,925 $2,900-$4,500 $3,800
Sources:Trulia.com and Rent.com
Search performed on January 30,2013.
Cost Burden(Overpayment)
State and federal standards specify that households spending more than 30 percent of gross annual
income on housing experience a housing cost burden (also known as housing overpayment). Housing
cost burdens occur when housing costs increase faster than household income.When a household
spends more than 30 percent of its income on housing costs, it has less disposable income for other
necessities,including health care,food,and clothing.
Table 21 shows the connection between income, household type, and cost burden. The proportion of
households experiencing cost burden declines as income increases. Overall, 47 percent of renters
compared to 39 percent of owners in Arcadia experience housing cost burden.
Table 21:Percentage of Households Experiencing Housing Cost Burden
Household Type Extremely Low Very Low income Low Income Moderate/Above All Income
Income(0-30%) (31-50%) (51-80%) Moderate(81%+) Categories
Renter-Occupied Households
Elderly(62+years) 75.00% 85.71% 75.79% 43.33% 68.30%
Large Families(5+persons) 75.00% 100.00% 68.00% 16.00% 44.33%
Total Renters 69.55% 94.87% 68.22% 19.53% 47.17%
Owner-Occupied Households
Elderly(62+years) 88.06% 40.30% 17.87% 16.01% 26.07%
84.62% 92.31% 78.26% 36.27% 43.24%
Large Families(5+persons)
77.27% 54.03% 48.42% 28.85% 35.00%
Total Owners
Total Households—Renter and 72.38% 76.79% 59.08% 26.42% 39.37%
Owner Occupied
Source:HUD CHAS Data 2005-2009(Based on 2005-2009 ACS)
City of Arcadia 19 Housing Element
Technical Background Report
Affordability
Housing affordability can be inferred by comparing the cost of renting or owning a home in Arcadia with
the maximum affordable housing costs to households of different income levels. Taken together, this
information can reveal who can afford what size and type of housing, as well as indicate the type of
households that would likely experience overcrowding or cost burden. In assessing housing affordability,
the California Health and Safety Code Section 50052.5 provides the following definition of affordable
housing cost based on the area median income level(AMI)adjusted by family size and income level:
Table 22:Calculation of Affordable Housing Cost
Calculation of Affordable Calculation of Affordable
Income Category Housing Cost for Owner Housing Cost for Renters
Extremely Low Income(0-30%MFI) 30%of 30%AMI 30%of 30%AMI
Very Low Income(0-50%MFI) 30%of 50%AMI 30%of 50%AMI
Lower Income(51-80%MFI) 30%of 70%AMI 30%of 60%AMI
Moderate Income(81-120%MFI) 35%of 110%AMI 30%of 110%AMI
Source:California Health and Safety Code Section 50052.5
Using these updated affordability thresholds, housing affordability at the County level can be estimated
for the various income groups(Table 23).
Table 23:Housing Affordability in Los Angeles County
Affordable Rent/Housing Cost Limits Affordable Home
Income Group AMI adjusted by size (Monthly) Purchase Price
Renter Owner
Extremely Low(0.30%AMI)
One Person $17,750 $340 $340 $79,000
Small Family $22,800 $437 $437 $102,000
Four Person Family $25,300 $486 $486 $113,000
Large Family $27,350 $525 $525 $122,000
Very Low(30-50%AMI)
One Person $29,550 $567 $567 $132,000
Small Family $37,950 $729 $729 $170,000
Four Person Family $42,150 $810 $810 $189,000
Large Family $45,550 $875 $875 $204,000
Lower(50-80%AMI)
Ond Person $47,250 $680 $794 $185,000
Small Family $60,750 $875 $1,021 $238,000
Four Person Family $67,450 $972 $1,134 $264,000
Large Family $72,850 $1,050 $1,225 $284,000
Moderate Income(81-120%AMI)
One Person $54,450 $1,247 $1,455 $338,000
Small Family $70,000 $1,604 $1,871 $436,000
Housing Element 20 City of Arcadia
Technical Background Report
Affordable Rent/Housing Cost Limits Affordable Home
Income Group AMI adjusted by size (Monthly)( ly) Purchase Price
Renter Owner
Four Person Family $77,750
$2,079 $484,000
Large Family $83,950 $1,925 $2,245
$523,000
Source:County of Los Angeles Affordable Housing Program,2012
Notations:
1. Small Family=3 persons;Large Families=5 persons
2. Property taxes and insurance based on averages for the region
3. Calculation of affordable home sales prices based on a down payment of 10%,annual interest rate of 4%,30-year mortgage,
and monthly payment 30%of gross household income
4. Based on 2012 State area median income for a four-person household in Los Angeles County($64,800)
5. Monthly affordable rent based on payments of no more than 30%of household income
Comparing housing costs and maximum affordable prices for low-income households shows that low-
income households are being priced out of the Los Angeles County rental and ownership market. Given
the median home prices presented in Table 18, single-family home ownership is beyond the reach of
most lower-income households. Even condominiums are likely to be too expensive to be bought
without incurring a cost burden.
Home Foreclosures
In Los Angeles County, Notices of Default(the first step in the foreclosure process) reached record highs
in 2008. Since then, Notices of Default throughout the County have decreased to 12,355 in the fourth
quarter of 2011 and 8,100 in the fourth quarter of 2012, However, in the City of Arcadia has
experienced relatively low foreclosure compared to the County.
Affordable Housing in Arcadia
This section examines two types of affordable housing in Arcadia: 1) housing that was constructed with
covenanted grants or loans that affect the allowable rental rates (so-called "assisted housing") and 2)
housing that is subsidized through the federal Department of Housing and Urban Development's Section
8 program.
Assisted Housing Inventory
State law requires an analysis of existing assisted rental units that are at risk of conversion to market
rate. This includes conversion through termination of a subsidy contract, mortgage prepayment, or
expiring use restrictions.The following analysis covers the period of 2013 through 2023.
Table 24 presents the inventory of affordable housing developments in Arcadia. Three affordable
housing projects are located in the City, providing 160 affordable housing units to lower- income
households.
City of Arcadia 21 Housing Element
Technical Background Report
Table 24:Affordable Housing in Arcadia
Earliest
Year Tenant Affordable Funding Conversion
Assisted Developments Built Type Units Program Date
Alta Street Townhomesl Agency land written down
(for Sale) Agency Loan 2052
119-121 Alta Street 2007 Family 6 Conventional Loan
Arcadia,CA 91006
Redevelopment Agency loan
Campus Commonsl Tax Credits 2067
16 Campus Drive 2012 Senior 54 Multifamily Housing Revenue Bonds
Arcadia,CA 91006
LA Co.Home Funds(HUD Program)
City of Arcadia Redevelopment Agency CA Statewide
Heritage Parkl Communities Development Authority(CSCDA)
(for Rent) 2004 Elderly 54 CA Debt Limit Advisory Committee 2059
158 W.Las Tunas (CDLAC)
Arcadia,CA 91007 CA Tax Credit Allocation Committee(TCAC)LA Co.
Community Development Commission
Naomi Gardens(for HUD Section 8 3/23/2016
Elderly HUD Section 202 2025
Rent) 1986 Mobility 100
655 W.Naomi Ave HUD Section 811 2025
Impaired
Arcadia,CA 91007
Source:City of Arcadia and Los Angeles County Housing Authority,2008.
Notations:
1. Alta Street Townhomes,Campus Commons,and Heritage Park were developed with the assistance of the
Arcadia Redevelopment Agency.Following the dissolution of redevelopment agencies in 2012,the City of
Arcadia elected not to be the Successor Agency for housing.Future administration of these projects is the
responsibility of the Los Angeles County Housing Authority.
At-Risk Units
State law requires an analysis of assisted housing at-risk units (defined as multifamily rental housing
complexes that receive government assistance under federal, State, and/or local programs) which are
eligible to convert to market-rate due to termination (opt-out) of a rent subsidy contract or other
expiring use restrictions within the current and subsequent five-year planning period of the housing
element. The three assisted multi-family rental developments in the City of Arcadia provide a total of
160 affordable rental units. According to the funding programs,over the ten-year planning period of the
at-risk analysis(2013 to 2023), Naomi Gardens is at risk of conversion to market rate due to an expiring
Section 8 contract in 2016.
Preservation and Replacement Options
Preservation of at-risk projects can be achieved in a variety of ways, with adequate funding availability.
These include:
• Transfer of ownership to nonprofit developers and housing organizations
• Providing rental assistance to renters through other funding sources
• Purchase affordability covenants
• Refinance mortgage revenue bonds
Alternatively, units that are converted to market rate may be replaced with new assisted multi-family
Housing Element
22 City of Arcadia
Technical Background Report
units with specified affordability timeframes.
Transfer of Ownership
Transferring ownership of affordable units to a nonprofit housing organization is only a viable way to
preserve affordable housing for the long term if the project is owned by a private for-profit owner.
Naomi Gardens is already owned by a nonprofit organization (California Trinity Housing), transferring
ownership is not a necessary option. Other qualified entities in the area that may have the ability to
assume ownership include National CORE and Southern California Presbyterian Homes.
Rental Assistance
State, local, or other funding sources can also be used to provide rental subsidies to maintain the
affordability of at-risk projects. These subsidies can be structured to mirror the Section 8 Housing
Choice Voucher program,whereby the subsidy covers the cost of the unit above what is determined to
be affordable for the tenant's household income (including a utility allowance) up to the fair market
value of the apartment.
As of 2013,the Fair Market Rent established by for one-bedroom units in Los Angeles County is$1,101.
Based on affordable housing costs for a very-low income one-person household of$567, the per-unit
monthly subsidy is generally estimated at$534 Therefore, a monthly rent subsidy of would be $53,400
would be required to maintain all units in Naomi Gardens. Annually the subsidy would equate to
$640,800.
Financial Restructuring
Another option to preserve the affordability of at-risk projects is to restructure the financing of the
projects by paying off the remaining balance or writing down the interest rate on the remaining loan
balance.The feasibility of this option depends on whether the complexes are too highly leveraged.
Construction of Replacement Units
The construction of new low-income housing can be a means to replace at-risk units. The cost of
developing new housing depends on a variety of factors including density, size of units, construction
quality and type, location, and land cost. Assuming a development cost of$200,000 for a multi-family
rental unit,the cost of replacing all 100 affordable at-risk units would be$20 million.
Housing Authority
The Housing Authority of the County of Los Angeles administers the Section 8 Housing Choice Voucher
Program for Arcadia residents. This program provides rental subsidies to very-low-income families that
spend more than 30 percent of their gross income on housing costs. The program pays the difference
between 30 percent of the recipients' monthly income and the federally approved
For the distribution of Housing Choice Vouchers,the Los Angeles Housing Author ty has established stablished t o
preferences: residents of Arcadia and veterans of the armed forces. In Arcadia, 94 households receive
Housing Choice Vouchers under the HUD Section 8 program as of June 2013, and 83 households in the
City are on the wait list.
City of Arcadia 23
Housing Element
Technical Background Report
maimmomft
Estimates of Housing Need
Several factors influence the degree of demand, or"need,"for housing in Arcadia. The four major need
categories considered in this element are:
• Housing needs resulting from population growth, both in the City and the surrounding region
• Housing needs resulting from the overcrowding of units
• Housing needs that result when households pay more than they can afford for housing
• Housing needs of "special needs groups" such as elderly, large families, female-headed
households,households with a disabled person,farm workers,and the homeless
CHAS data, developed by the Census for HUD provides detailed information on housing needs (e.g.
housing cost burden) by income level for different types of households in Arcadia. The CHAS defines
housing problems to include:
• Units with physical defects(lacking complete kitchen or bathroom)
• Overcrowded conditions(housing units with more than one person per room)
• Housing cost burden,including utilities,exceeding 30 percent of gross income
• Severe housing cost burden,including utilities,exceeding 50 percent of gross income
Table 25:Summary of Existing Housing Need
Households
Total Households with Housing Cost Burden 6,990
Renter-Households with Housing Cost Burden 2,935
Owner-Households with Housing Cost Burden 4,055
Total Lower Income Households 5,895
%Extremely Low-Income Households with Cost Burden 72.38%
%Very Low-Income Households with Cost Burden 76.78%
%Low-Income Households with Cost Burden 59.08
Total Overcrowded Households 875
Overcrowded Renter-Households 6.8%
Overcrowded Owner-Households 3.4%
Special Needs Groups Persons/HH
Elderly Persons 9,214
Disabled Persons 3,706
Large Households 2,281
Female Headed Households 2,138
Farm workers 0
Homeless 0
Affordable Units At-Risk of Conversion 100
In general, renter-households had a higher level of housing problems (52 percent) compared to owner
Housing Element 24 City of Arcadia
Technical Background Report
households(37 percent).Among the 1,060 elderly renter-households in the City,72 percent were lower-
income households, with 70 percent of all elderly renter-households experiencing one or more housing
problems. Large renter families constituted only 485 of all households in 2009, but over 60 percent
experienced one or more housing problems,the highest rate among all other groups.
Table 26:Housing Assistance Needs of Low-and Moderate-Income Households
Type, Renters Owner
Household b y ype,Income,and
Housing Problem Large Total Large Total Total
Elderly Families Renters Elderly Families Owners Households
Extremely Low Income(0.30%AMI) 360 80 1,330 335 65 770 2,100
%with any housing problems 75.00% 75.00% 70.68% 88.06% 100.00% 79.22% 73.81%
%Cost Burden>30% 0% 0% 0.75% 32.84% 0.00% 20.13% 7.86+%
%Cost Burden>50% 75.00% 75.00% 68.80% 55.22% 84.62% 57.14% 64.52%
Very Low Income(31-50%AMI) 210 30 780 335 65 620 1,400
%with any housing problems 85.71% 100.00% 94.23% 38.81% 84.62% 58.06% 78.21%
%Cost Burden>30% 19.05% 100.00% 34.62% 25.37% 15.38% 20.97% 28.57%
%Cost Burden>50% 66.67% 0% 60.26% 14.93% 76.92% 33.06% 48.21%
Low income(50-80%AMI) 190 125 1,290 470 115 1,105 2,395
%with any housing problems 78.95% 100.00% 74.42% 18.09% 100.00% 51.13% 63.67%
%Cost Burden>30% 57.89% 60.00% 59.30% 17.02% 47.83% 22.62% 42.38%
%Cost Burden>50% 17.89% 8.00% 8.91% 0.85% 30.43% 25.78% 16.70%
Total Households 1,060 485 6,805 3,295 1,665 12,130 18,935
%with any housing problems 69.81% 60.82% 51.95% 25.80% 52.55% 36.93% 42.33%
%Cost Burden>30% 25.47% 29.90% 20.65% 14.72% 24.62% 15.42% 17.30%
%Cost Burden>50% 42.83% 14.43% 22.48% 11.35% 18.62% 18.01% 19.62%
Note:Data presented in this table is based on special tabulations from sample Census data. The number of households in each
category usually deviates slightly from the 100%count due to the need to extrapolate sample data out to total households.
Interpretations of this data should focus on the proportion of households in need of assistance rather than on precise numbers.
Source:HUD CHAS Data 2005-2009,(Based on 2005-2009 ACS).
Projected Housing Need
California General Plan law requires each city and county to have land zoned to accommodate its fair
share of the regional housing need. This share for the SCAG region is known as the Regional Housing
Needs Allocation (RHNA). HCD determined that the projected housing need for the Southern California
region (including the counties of Los Angeles, Orange, Riverside, San Bernardino,Ventura, and Imperial)
is 412,137 new housing units for the 2014-2021 planning period. SCAG allocated this projected growth
to the various cities and unincorporated county areas within the SCAG region, creating the RHNA. The
RHNA is divided into four income categories: very low, low, moderate, and above moderate. As
determined by SCAG, the City of Arcadia's share of regional growth is 1,054 new housing units during
this planning cycle,with the units distributed among the four income categories as shown in Table 27.
City of Arcadia 25 Housing Element
Technical Background Report
Table 27:City of Arcadia RHNA Allocation(2014-2021)
Total Housing Percentage of
Income Group %of County MFI Units Allocated Units
Very Low/Extremely Low 0-50% 276 26.2%
Low 51-80% 167 15.8%
Moderate 81-120% 177 16.8%
Above Moderate 120%+ 434 41.2%
Total 1,054 100.0%
Source:Southern California Association of Governments,2012.
A recent change in State law requires that the City also project the housing needs of extremely low
income households. One acceptable approach is to assume 50 percent of the very low-income
households as extremely low-income. Therefore, from the very low income need of 276 units, the City
has a projected need of 138 units for extremely low-income households.To address the range of needs,
the City will promote a variety of housing types.
Housing Element
26 City of Arcadia
Technical Background Report
Section 3
HOUSING CONSTRAINTS
A variety of factors can encourage or constrain the development, maintenance and improvement of
housing in Arcadia. These factors can include land availability, market mechanisms, government rules
and regulations, and physical and environmental constraints, all of which may impact the cost and
amount of housing produced. This chapter addresses these potential constraints and actions taken to
mitigate them.
State law requires that the Housing Element analyze potential and actual government and non-
governmental constraints to the production, maintenance, and improvement of housing for persons of
all income levels and disabilities. The constraint analysis must also demonstrate local efforts to remove
or mitigate barriers to housing production and housing for person with disabilities to the extent legally
possible. Where constraints to housing production related to the City's regulations or land use controls
are identified, appropriate programs to remove or mitigate these constraints are included in the
Housing Plan.
Market Constraints
Land costs, construction costs and market financing contribute to the cost of housing reinvestment and
potentially can hinder the production of new affordable housing. Although many constraints are driven
by market conditions, jurisdictions have some leverage in instituting policies and programs to address
and mitigate the constraints.This section discusses the potential market constraints in Arcadia.
Development Costs
Development costs include land, construction costs and financing. Construction costs vary according to
the type of housing, with multi-family housing being generally less expensive to construct than single-
family homes on a per-unit basis. However, there is a wide variation within each construction type
depending on the size of the unit and the number and quality of amenities provided. Land costs may
also vary significantly depending on whether the site is vacant or has an existing use which must be
removed.
Construction costs vary depending upon the quality of materials used, the size of the unit and lot, the
location,as well as the number and quality of amenities provided. According to RS Means Residential
Square Foot Costs (2013),the average cost of constructing a small multi-family development in Arcadia
(three stories or less) is approximately$140 per square foot. Larger multi-family developments (greater
than three stories)typically require the construction of a parking structure and cost approximately$171
per square foot.
A reduction in amenities and the quality of building materials(above a minimum acceptability for health,
safety, and adequate performance) could result in lower sales prices. In addition, prefabricated factory-
built housing may provide for lower priced housing by reducing construction and labor costs. Another
factor related to construction costs is the number of units built at one time.As the number of units in a
City of Arcadia 27 Housing Element
Technical Background Report
development increase,the per-unit cost of construction can be lower due to economies of scale.
Another key component is the price of raw land and any necessary improvements. The diminishing
supply of residential land combined with a fairly high demand for such development keeps land costs
relatively high in communities across Southern California. Arcadia is primarily built out and with few
remaining vacant parcels in the City. City staff estimates residential land costs in the City range from
approximately$70 to$95 per square foot based on transactions within the last three years. Land zoned
for multi-family use is typically more expensive on a square-foot basis when compared to single-family
zoned land. Overall, construction and land costs in the City are comparable to costs elsewhere in the
region.
Mortgage and Rehabilitation Financing
The availability of financing affects a person's ability to purchase or improve a home. Under the Home
Mortgage Disclosure Act (HMDA), lending institutions must disclose information on the disposition of
loan applications by the characteristics of applicants. This applies to all loan applications for home
purchases and improvements, whether financed at market rate or through government assistance.
Table 28 summarizes the disposition of home purchase and loan applications for Census Tracts
encompassed fully or partially within the Arcadia city boundaries, in 2011.
Table 28:Disposition of Home Purchase and Improvement Loan Applications
Loan Type Total Applications Percent Approved Percent Denied Percent Other
Home Purchase Loans 333 57.7% 24.3% 18.0%
Refinance Loans 1,894 56.1% 22.9% 21.0%
Home Improvement Loans 62 40.4% 27.4% 32.2%
Notes:
1. Percent Approved included loans approved by lenders whether or not the loans originated.
2. Percent Other includes loan applications that were withdrawn and closed for incompleteness.
Source:HMDA data,2011
Foreclosures
From 2000 to 2005 historically low interest rates combined with creative financing packages including
zero-down, interest-only and adjustable interest loans allowed many households to become
homeowners. Some loans were sold using predatory lending practices such as aggressive marketing,
hidden fees and negative amortization. Many of the homebuyers were led to believe that they could
refinance their mortgages to fixed rate in a couple of years and that home prices would continue to
soar. Often, people bought homes that were beyond their financial means and were unprepared for the
rising interest rates and falling home prices resulting in an increase in defaults and foreclosures. The
collapse of the mortgage lending market has made it increasingly difficult for even above moderate
income households to obtain new home financing or refinancing.
In the fourth quarter of 2012, Los Angeles County recorded 8,100 Notices of default (NOD), a 34.4
percent increase from the same time in 20114. In January 2013, 102 homes in Arcadia were listed as
foreclosures for sale. These homes were in various states of foreclosure (from pre-foreclosure to
auction). Specifically, 39 properties were in pre-foreclosure sales where the current owners have
defaulted on paying their mortgages. Another 39 units were being auctioned, and 24 properties were
Housing Element 28 City of Arcadia
Technical Background Report
bank-owned. While foreclosures were not prevalent in Arcadia, prices of these foreclosing homes
(ranging from below$400,000 to $1,000,000) indicated that households of all income levels in Arcadia
were impacted by foreclosure.
Public Policy Constraints
State and Federal requirements may act as a barrier to the development or rehabilitation of housing and
affordable housing in particular.
State and Prevailing Wage Requirements
The State Department of Industrial Relations (DIR) expanded the kinds of projects that require the
payment of prevailing wages. Labor Code Section 1720, which applies prevailing wage rates to public
works of over $1,000, now defines public works to mean construction, alteration, installation,
demolition,or repair work done under contract and paid for in whole or in part out of public funds. For
example, public transfer of an asset for less than fair market value, such as a land write-down, would
now be construed to be paid for, in part,out of public funds and trigger prevailing wage requirements.
While the cost differential in prevailing and standard wages varies based on the skill level of the
occupation, prevailing wages tend to add to the overall cost of development. In the case of affordable
housing projects, prevailing wage requirements could effectively reduce the number of affordable units
that can be achieved with public subsidies. The following types of projects are exempt from the
prevailing wage requirement:
• Residential projects financed through issuance of bonds that receive an allocation through the
• State;or
• Single-family projects financed through issuance of qualified mortgage revenue bonds or
mortgage credit certificates.
Environmental Protection
State (California Environmental Quality Act, California Endangered Species Act) and federal (National
Environmental Protection Act, Federal Endangered Species Act) regulations require environmental
review of proposed discretionary projects (e.g., subdivision maps, development review permits, etc.).
Costs resulting from the environmental review process are also added to the cost of housing and are
passed on to the consumer to the extent that the market can bear. These costs include fees charged by
local government and private consultants needed to complete the environmental analysis, costs to
mitigate impacts and from delays caused by the mandated public review periods. However, the
presence of these regulations helps preserve the environment and ensure environmental safety and
improve quality of life in Arcadia.
Utility and Public Service Constraints
The provision of utilities such as water and sewer as well as public services including police, fire and
schools is costly to local governments and special districts providing municipal services. New
development must pay for much of these costs thereby increasing the overall cost of housing. This
City of Arcadia 29 Housing Element
Technical Background Report
section provides an overview of potential utility and public service constraints in Arcadia.
The City of Arcadia is the sole provider of water and sewer services to its residents. The City owns and
operates its water distribution system and Public Works Service Department maintains and operates the
system. The Utilities Section also fixes meter leaks and broken City mains, installs and replaces water
services and helps customers shut off the water to complete needed repairs, as well as clean and
maintain the main sewer line throughout the City.
As indicated in the Circulation and Infrastructure Element(2009),the City's assessment of water supply
and sewer capacity indicates that both systems are capable of supporting the level of growth allowed by
the Land Use and Community Design Element and Housing Element.
Governmental Constraints
Local policies and regulations can impact the price and availability of housing and, in particular, the
provision of affordable housing. Consistent with State law (Section 65583), this section addresses six
potential constraints to housing development:
1. Land use controls
2. Site improvement requirements
3. Fees and exaction
4. Permit processing procedures
5. Building codes and their enforcement
6. Housing for people with disabilities
Land Use Controls
The Land Use Element of the Arcadia General Plan sets forth the City's policies for guiding local
development. These policies, together with existing zoning regulations, establish the amount and
distribution of land allocated for different uses within the City. As part of the General Plan update,the
City made several land use changes:
• Increased the maximum density for High Density Residential(R-3)from 24 units per acre to 30 units
per acre
• Created two Mixed Use designations—Mixed Use and Downtown Mixed use—allowing a residential
density of up to 30 units per acre and 50 units per acre, respectively
Table 29 summarizes the various land use designations that permit residential uses.
Housing Element 30 City of Arcadia
Technical Background Report
Table 29:Residential Land Use Categories
Density Allowable Residential Types
General Plan Land Use Zoning District(S) (du/ac)
Residential Estates RM and R-0 0-2 Single-Family dwellings
Very Low Density R-0 2-4 Single-Family dwellings
Low Density R-1 4-6 Single-Family dwellings
Medium Density R-2 6-12 Single-Family and Multi-Family Dwellings
High Density R-3 12-30 Attached Single-Family and Multi-Family Dwellings
Mixed Use MU 22-30 Multi-Family Dwellings
Downtown Mixed Use DMU 30.50 MultiFamily Dwellings
Sources:Land Use Element,City of Arcadia General Plan and Arcadia Municipal Code.
Residential Estates
The Residential Estates designation accommodates low-density (zero to two dwelling units per acre)
single-family residential neighborhoods. Development in Residential Estates is typified by large lots,
detached single-family residences on estate type lots of 22,000 square feet or larger.
Very Low Density
The Very Low Density Residential designation accommodates low-density(two to four dwelling unit per
acre)single-family residential neighborhoods. Development is typified by large lots and detached single-
family residences on lots ranging from 10,000 to 22,000 square feet or larger.
Low Density
The Low Density Residential designation is designed for low density (four to six units per acre) single-
family residential neighborhoods. Development is typified by detached single-family residences on lots
ranging from 7,200 to 10,000 square feet in size. .
Medium Density
The Medium Density Residential designation accommodates varied housing types and sizes within a
suburban neighborhood context. Permitted residential uses include detached and attached residences
with private and/or shared yards and open space areas at a density of six to 12 units per acre.
High Density
As part of the Arcadia General Plan update,the City increased the maximum density of the High Density
Residential designation from 24 units per acre to 30 units per acre. The High Density Residential
designation accommodates high-density(12 to 30 dwelling units per acre)types and specifically, housing
development of a more intense urban character, including apartments and condominiums. Such
housing types generally are located near transit stops, along transit corridors and within easy walking
distance of shops and services.
Mixed Use
Mixed use development was previously permitted in the City's CBD zone as a conditional use, provided
City of Arcadia 31 Housing Element
Technical Background Report
that the residential use would be an integral component of the entire development. As part of the
General Plan update, the City created the Mixed-Use designation. This designation provides
opportunities for commercial and residential mixed use development, at 22 to 30 dwelling units per
acre, that takes advantage of easy access to transit and proximity to employment centers and that
provides complementary mixes of uses that support and encourage pedestrian activity. Mixed-use
districts support commercial uses that integrate well with residential activity without creating conflicts.
Shared use of parking areas and public open spaces, pedestrian movement and interaction of uses are
all encouraged within the Mixed Use district.
Downtown Mixed Use
The new Downtown Mixed Use designation, created as part of the General Plan update, provides
opportunities for complementary service and retail commercial businesses, professional offices, and
residential uses at 30 to 50 dwelling units per acre to be located within the City's downtown. Arcadia's
downtown is envisioned as the commercial and civic center of the City, recapturing the role that it had
early in the 20th century. Shared use of parking areas, public open spaces, pedestrian movement and
interaction of uses are encouraged within the district.
Residential Development Standards
The City regulates the type, location, density and scale of residential development primarily through the
Zoning Code. Zoning regulations are designed to protect and promote the health, safety and general
welfare of residents as well as implement the policies of the City's General Plan. The Zoning Code also
serves to preserve the character and integrity of existing neighborhoods. Table 30 summarizes the
development standards for single-family and multi-family housing in Arcadia.
Parking Requirements
Existing parking requirements for residential uses in Arcadia are summarized in Table 29. The City has
recently amended its parking requirements allow for maximum densities, and to facilitate smaller unit
sizes and encourage affordable housing:
1) Elimination of the requirement for the provision of guest parking spaces for all affordable
housing projects.
2) Allowing subterranean parking as an option, which can increase densities by freeing up more space
on lots for housing units.This will also improve the aesthetics of properties.
3) Allowing two covered parking spaces per unit in the R-3 zone and one guest parking per two units;
garage parking is not required.
Housing Element 32 City of Arcadia
Technical Background Report
Table 30:Residential Development Standards
Development Standard RM R-0 I R-1 R-2 R-3
Building Standard
Max.Density(du/acre) 0-2 2-4 4-6 6-12 12-30
2 stories up to
35 ft.
Max.Building Height depending on 2 stories up to 30 ft.depending on lot width
lot width
studio—600
1BR-800 1BR-800
Min.Floor Area(sq.ft.) 1,200 2 BR—1,100 2 BR—1,100
3+BR—1,300 3+BR—1,300
Lot Standards
12,500 to
Min.Lot Area(sq.ft.) 15,000 30,000 7,500 to 15,000 7,500 10,000
45%1 story
Max.Lot Coverage 35%2 story -- --
Min.Front Yard Setback(ft.)i 25 35 25 25
Min.Side Yard Setback(ft.)i 10 10 5 10
Min.Rear Yard Setback(ft.)a 25 35 25 10
Parking
2 enclosed garage spaces per
unit with 4 or fewer bedrooms;
Single-Family 1 additional enclosed garage
2 covered/ space is required for unit with
carport spaces 5+bedrooms 2 covered parking spaces
Multi-Family -_ — --
Multi-Family guest parking -- -- -- 1 per every 2 units
Source:City of Arcadia,Zoning Ordinance,2009.
Notes:
1. Certain zones offer variations in setback requirements,depending on the building height,specific locations and lot
configuration,and conditions of adjacent properties.Refer to the Zoning Ordinance for details.
Mixed Use Development Standards
The General Plan update created two mixed use designations—Mixed Use (MU) and Downtown Mixed
Use. Future residential growth in the City will most likely occur on infill lots and in mixed use areas.
Table 31 summarizes the development standards for mixed-use development in Arcadia.
Shared parking is currently permitted in Mixed Use and Downtown Mixed Use (MU and DMU) zones
through the review and approval of a parking modification. Commercial uses within the two zones can
receive a 25 percent parking reduction if the parking area is located within 1,320 feet (1/4 mile) of a
light rail station.
City of Arcadia 33 Housing Element
Technical Background Report
Table 31:Mixed-Use Development Standards
Development Standard MU DMU
Building Standards
Max.Density(du/acre) 30 50
Max.Building Height 3 stories or 40' 4 stories or 50'
Min.Floor Area(sq.ft.)
Lot Standards
Max.Lot Coverage
Min.Front Yard Setback
Min.Side Yard Setback
Min.Rear Yard Setback
(ft.)i
Parking
Multi-Family 1.5 spaces per unit
Multi-Family Guest 1 space for every 2 units
Notes:
1.Certain zones offer variations In setback requirements,depending on the building height,specific
locations and lot configuration,and conditions of adjacent properties.Refer to the Zoning
Ordinance for details.
Open Space Requirements
For multi-family units, minimum of 100 square feet of private open space is required for each unit.
Density Bonus Provisions
Pursuant to State law, a local jurisdiction must offer a density bonus up to 35 percent over the
otherwise maximum allowable residential density to senior housing or housing projects with an
affordable housing component. Developers of affordable housing are also entitled to at least one
regulatory concession or development incentive. Density bonuses, together with the incentives and/or
concessions, result in a lower average cost of land per dwelling unit thereby making the provision of
affordable housing more feasible.The City updated its Density Bonus provisions in 2010 to be consistent
with State law.
Table 32:Density Bonus Provisions
Minimum Each
Income Group Set-Aside of Bonus Additional
Affordable Units Granted 1%adds: Maximum
Very Low Income 5% 20% 2.5% 35%
Lower Income 10% 20% 1.5% 35%
Moderate Income(Common Interest Development Only) 10% 5% 1.0% 35%
100%
Senior Housing Development (minimum 35 units) 20% — 20%
Land Donation(very low income projects only) 10% 15% 1% 35%
33%low-to-moderate
Condominium/Apartment Conversions income 25% NA 25%
15%very low income
Housing Element 34 City of Arcadia
Technical Background Report
The City provides concessions, which may include parking reductions, for qualified affordable housing
developments consistent with State law.
Provisions for a Variety of Housing
Housing Element law specifies that jurisdictions must identify adequate sites to be made available
through appropriate zoning and development standards to encourage the development of various types
of housing for all economic segments of the population.This includes single-family housing,multi-family
housing,factory-built housing, mobile homes, housing for persons with disabilities, emergency shelters
and transitional housing, among others.Table 33 summarizes housing types permitted.
Table 33:Provisions for a Variety of Housing
Housing Type RM R-0 R-1 R-2 R-3
Single Family P P P P P
Multi-Family -_ _ p P
Residential Care(6 or fewer) p P P P P
Residential Care(7+) _ _- __ C C
Single-Family Residences
Single-family residences are permitted in all residential zones.
Multi-Family Residences
Multi-family units are permitted by right in the R-2 and R-3 zones. In the Mixed Use and Downtown
Mixed Use zones, residential uses are allowed above the ground floor. Attached single-family and
duplexes are included in Arcadia's definition of multi-family and are permitted wherever multi-
family housing is permitted.
Second Dwelling Units
The Arcadia Zoning Ordinance includes provisions for Accessory Dwelling Units which are separate living
units that may include a separate kitchen,sleeping,and bathroom facilities,and are detached from the
main dwelling unit on a single-family lot.Accessory Dwelling Units are subordinate in size, location,and
appearance to the main dwelling unit.
Manufactured Housing and Mobile Home Parks
Mobile homes or manufactured dwelling units offer an affordable housing option to many lower and
moderate income households. A manufactured home is a single-family house constructed entirely in a
controlled factory environment, built to the federal Manufactured Home Construction and Safety
Standards (better known as the HUD Code). Manufactured homes are considered single-family dwelling
units or one-family dwellings. A mobile home is a structure, transportable in one or more sections,
which is built on a permanent chassis and designed to be used with or without a permanent foundation
when connected to the required utilities. It does not include recreational vehicles or travel trailers. A
mobile home is only permitted within a Manufactured Home Park.
City of Arcadia 35 Housing Element
Technical Background Report
Residential Care
Residential care facilities are facilities that provide 24-hour residential care for individuals including the
elderly, persons in an alcoholism or drug abuse recovery or treatment facility, persons in a facility for
mentally disordered, handicapped persons or dependent and neglected children, persons in an
intermediate care facility/developmentally disabled-rehabilitative, intermediate care facility/
developmentally disabled-nursing and congregate living health facilities.
The Lanterman Developmental Disabilities Services Act provides that state-licensed residential care
facilities serving six or fewer individuals must be treated no differently than any other residential use.
Residential care facilities licensed by the State of California include: group homes; small family homes;
foster family homes; adult residential facilities; and residential facilities for the elderly; among other
residential facilities for persons with special health care needs.
Residential Care- Limited Facilities, which are limited to 6 or fewer persons, are permitted by right as
required by State law in all zones that allow residential uses by right.
Transitional Housing
Under Housing Element law, transitional housing is defined as buildings configured as rental housing
developments, but operated under program requirements that call for the termination of assistance and
recirculation of the assisted unit to another eligible program recipient at some predetermined future
point in time, which shall be no less than six months (California Health and Safety Code Section
50675.2).
However,this definition does not encompass all forms of transitional housing. Transitional housing is a
type of housing used to facilitate the movement of homeless individuals and families to permanent
housing. Transitional housing can take several forms, including group quarters with beds, single-family
homes, and multiple-family apartments and typically offers case management and support services to
return people to independent living(usually between 6 and 24 months).
In 2010, the City amended the Municipal Code to include transitional housing. Municipal Code Section
9220.65.1 states that Transitional Housing—General is a State licensed facility that has as its purpose the
facilitating of the movement of seven or more homeless individuals and families into permanent housing
within a reasonable amount of time (no less than six months). Municipal Code Section 9220.65.2 states
that Transitional Housing—Limited is a State licensed facility that has as its purpose facilitating of the
movement of six or fewer homeless individuals and families into permanent housing within a reasonable
amount of time (no less than six months).Transitional Housing—Limited Facilities,which are limited to 6
or fewer persons, are permitted by right as required by State law in all zones that allow residential uses
by right.
Supportive Housing
Under the Housing Element law, supportive housing is defined as housing with no limit on length of stay
that is occupied by a target population, 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(California Health and Safety Code
Housing Element 36 City of Arcadia
Technical Background Report
50675.14[b]).
Target population includes 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
services provided under the Lanterman Developmental Disabilities Services Act (Division 4.5,
commencing with Section 4500, of the Welfare and Institutions Code) 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 53260 [d]).
Similar to transitional housing,supportive housing can take several forms, including group quarters with
beds, single-family homes, and multiple-family apartments. Supportive housing usually includes a
service component either on- or off-site to assist the tenants 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.
In 2010,the City amended the Municipal Code to include supportive housing. Municipal Code Section
9220.62 states that Supportive Housing—General is a State licensed facility providing housing with no
limit on length of stay to be occupied by seven or more individuals of a target population and linked to
on-site or off-site services that assist the occupants to retain the housing,improve their health status,
and maximize their ability to live in the community.Municipal Code Section 9220.62.1 states that
Supportive Housing—Limited is a State licensed facility providing housing with no limit on length of stay
to be occupied by six or fewer individuals of a target population and linked to on-site or off-site services
that assist the occupants to retain the housing, improve their health status,and maximize their ability to
live in the community. Supportive Housing—Limited Facilities,which are limited to 6 or fewer persons,
are permitted by right as required by State law in all zones that allow residential uses by right.
Emergency Shelters
State law requires that local jurisdictions strengthen provisions for addressing the housing needs of the
homeless, including the identification of a zone or zones where emergency shelters must be allowed as
a permitted use without a conditional use permit or other discretionary permit. Section 50801(e)of the
California Health and Safety Code defines emergency shelters as housing with minimal supportive
services for homeless persons that is limited to occupancy of six months or fewer by a homeless person.
The City permits emergency shelters by-right without a discretionary approval process in the Planned
Light Industrial (M-1) zone. This zone contains large parcels with existing uses that are older and
underutilized, including many warehousing uses. Such uses can be converted to accommodate
emergency shelter use. Properties in the M-1 zone are also located close to or along major arterials and
thus easily accessible to transit and services.
Emergency shelters are required to have onsite management and onsite security during all hours of
operation. Emergency shelters are not allowed to have designated exterior waiting areas or client intake
areas.
Single-Room Occupancy Units
Traditionally, a Single-Room Occupancy (SRO) unit is one-room unit intended for occupancy by a single
individual. It is distinct from a studio or efficiency units in that a traditional SRO unit does not include a
City of Arcadia 37 Housing Element
Technical Background Report
kitchen or bathroom. Although SRO units are not required to have a kitchen or bathroom, many SROs
today have one or the other. Many communities are promoting SRO as an affordable housing option for
seniors and young workers. The City is in the process of amending the Zoning Ordinance to specifically
address the location of SRO housing in the High Density Residential(R-3)zone.
Housing for Persons with Disabilities
Both the federal Fair Housing Amendment Act (FHAA) and the California Fair Employment and Housing
Act direct local governments to make reasonable accommodations (i.e. modifications or exceptions) in
their zoning laws and other land use regulations when such accommodations may be necessary to afford
disabled persons an equal opportunity to use and enjoy a dwelling. The City assessed its Zoning
Ordinance, permitting procedures, development standards and building codes to identify potential
constraints for housing for persons with disabilities. The City's policies and regulations regarding
housing for persons with disabilities are described below.
Zoning and Land Use
The Lanterman Development Disabilities Service Act (Sections 5115 and 5116) of the California Welfare
and Institutions Code declares that mentally and physically disabled persons are entitled to live in
normal residential surroundings. The use of property for the care of six or fewer persons with
disabilities is a residential use for the purposes of zoning.A State-authorized or certified residential care
facility, family care home, foster home or group home serving six or fewer persons with disabilities or
dependent and neglected children on a 24-hour-a-day basis is considered a residential use that is
permitted in all residential zones.
The City of Arcadia Zoning Ordinance establishes the amount and distribution of different land uses
within the City. As demonstrated in Table 32 (and the subsequent narrative), the City's Zoning
Ordinance exempts licensed care facilities serving six or fewer persons from local zoning regulations in
accordance with State law. Board and care facilities serving seven or more persons are conditionally
permitted in the City's multi-family zones. The conditions for approval are the same as conditions
applied to all other residential uses that require a CUP as applicable and do not serve to constrain the
development of such facilities.
Building Codes
The City enforces the Title 24 of the California Code of Regulations that regulates the access and
adaptability of buildings to accommodate persons with disabilities. Government Code Section 12955.1
requires that ten percent of the total dwelling units in multi-family buildings without elevators
consisting of three or more rental units or four or more condominium units be subject to the following
buildings standards for persons with disabilities:
• The primary entry to the dwelling unit shall be on an accessible route unless exempted by site
impracticality tests.
• At least one powder room or bathroom shall be located on the primary entry level served be an
accessible route.
• All rooms or spaces located on the primary entry level shall be served by an accessible route.
• Rooms and spaces located on the primary entry level and subject to this chapter may include but are
not limited to kitchens,powder rooms, bathrooms or hallways.
Housing Element 38 City of Arcadia
Technical Background Report
• Common use areas shall be accessible.
• In common tenant parking is provided,accessible parking spaces are required.
No unique Building Code restrictions are in place that would constrain the development of housing for
persons with disabilities. Compliance with provisions of the City's Municipal Code, California Code of
Regulations, California Building Standards Code and federal Americans with Disabilities Act (ADA) is
assessed and enforced by the Building Services Division of the Development Services Department as part
of the building permit process.
Definition of Family
Local governments may restrict access to housing for households failing to qualify as a "family" by the
definition specified in the Zoning Ordinance. Specifically, a restrictive definition of"family" that could
be interpreted to limit the number of or differentiates between related and unrelated individuals living
together may illegally limit the development and siting of group homes for persons with disabilities, but
not for housing families that are similarly sized or situated. Another potentially restrictive definition
could limit use of residential land uses for facilities that serve special needs populations, including
persons with disabilities.
The City of Arcadia's Zoning Ordinance defines a family as " Two or more persons living together as a
single housekeeping unit in a dwelling unit.This term does not include a boarding house."
Reasonable Accommodations
It may be reasonable to accommodate requests from persons with disabilities to waive a setback
requirement or other standard of the Zoning Ordinance to ensure that homes are accessible for the
mobility impaired. The City has adopted a Reasonable Accommodation procedure (Municipal Code
Sections 9292.2.2 and 9292.2.3) in 2010 where certain modifications to lots containing one single-family
dwelling and accessory buildings in Zones R-M, R-0, R-1 and R-2 and certain modifications to dwelling
units in all residential zones to accommodate the needs of persons with disabilities may be granted may
be granted upon the joint approval of the Planning Division. Reasonable accommodation requests are
considered administrative modifications and are granted through a staff-level administrative review
process.
Granting of administrative modifications can include the following:
• Rear yard setbacks
• Distance between buildings
• Special setbacks
• Setbacks for mechanical and plumbing equipment
• Fence and wall heights along the side and rear property lines except along the street side of a
corner lot
• Interior side yard setbacks for detached accessory structures (with the exception of guest
houses/accessory living quarters)in the R-M,R-0,and R-1 zones;
• Interior side yard setbacks for single-story additions to an existing dwelling in the R-M, R-0, and
R-1 zones, where the portion of said addition(s) which does not comply with the setback
requirements consists of a total of 30 linear feet or less and maintain(s) the same or greater
setback than the existing building walls;and provided,that a minimum interior side yard setback
City of Arcadia 39 Housing Element
Technical Background Report
of 3 feet in the R-1 and 5 feet in the R-M and R-0 zones is maintained
• The rebuilding of single-family dwellings, provided that the new portion(s)of the project comply
with current code requirements
• Setbacks, driveway and access standards, entry requirements, or any other residential
development standard if found to be a reasonable accommodation for a person with a disability.
Building Codes
All residential building permit applications are required to comply with the following codes:
• 2010 CA Building Code
• 2010 CA Fire Code
• 2010 CA Plumbing Code
• 2010 CA Mechanical Code
• 2010 CA Electrical Code
• 2010 CA Energy Code
• 2010 CA Residential Building Code
• 2010 California Green Building Standards
The Building and Construction Division within the Development Services Department enforces the
Building Codes in the City of Arcadia. Enforcement actions are taken both proactively and in response to
a complaint.
Site Improvements, Exactions and Development Fees
Site Improvements
To foster sustainable development patterns, the City strives to focus new residential development in
higher density residential and mixed-use areas. Because the City is built-out,only basic site
improvements are necessary for most infill development projects. Major roadways and infrastructure
are already in place,mitigating the cost of new development.
The City requires the construction of reasonable on- and off-site improvements pursuant to the
Subdivision Map Act.The minimum improvements required of the developer are summarized below:
• Grading and improvement of public and private streets,including sidewalks,street lights,and
street trees and plants
• Protective improvements required to remove flood or geologic hazards
• Drainage and flood control facilities
• Fencing of watercourses or drainage facilities
• Undergrounding of utilities
• Installation of sanitary sewer system
• Provision of water mains and fire hydrants
The City's street standards,as set forth in the Circulation and Infrastructure Element,are as follows:
Housing Element 40 City of Arcadia
Technical Background Report
Table 34:Street Standards
Street Type Number Right-of-Way Curb-to-Curb
of Lanes Width Divided? Width
Major Arterial 8 220 ft. Yes 160-180 ft.
Major Modified
(one-way) 3 80-88 ft. No 56-64 ft.
Primary Arterial 4/6 100-108 ft. Yes 84 ft.
Secondary Arterial 4 84-92 ft. No 60-68 ft.
Enhanced Collector 2 80-88 ft. No 54-64 ft.
Collector 2 6472 ft. No 40-48 ft.
Development Fees and Exactions
In addition to improvements and dedications of land for public purposes, housing developers are subject
to a variety of fees and exactions to cover the cost of processing permits and providing necessary
services and facilities. In general, these fees can be a constraint on housing development and
compromise project feasibility because the additional cost borne by developers contributes to overall
housing unit cost. However, the fees are necessary to maintain adequate planning services and other
public services and facilities in the City.
Permit Processing Fees
The City's Planning Department fee schedule is summarized in Table 35, along with fees charged by
neighboring jurisdictions in San Gabriel Valley.These fees are modest and comparable to Alhambra and
Monterey Park,and are significantly lower than fees charged by Pasadena and San Gabriel.
Table 35:Permit Processing Fees in San Gabriel Valley Communities
Permit Type Arcadia Pasadena San Gabriel Alhambra Monterey Park
Conditional Use
Permit $1,200 $4,520 $1,750 $1,024 $1,085
General Plan
Amendment $1,670 $14,486 $2,940 $1,060 $1,686
CEQA Initial Study/
Negative Declaration $500 $6,986 $2,459 --- $319
$1,430
Tentative Map(SF) 1st 5 lots/$30 each $1,308+
Add'I lot $4,660+ $101 per unit
Tentative Map $163.90 per $2,375 after 1st 4 $1,085+
(Condo) $1060 parcel units $64/unit
Zone Change $2,000 $15,188 $2,945 $1,024 $1,021
Zone Variance $1,200 $4,188 $1,955 $953 $985
Source:Cities of Arcadia,Pasadena,San Gabriel,Alhambra and Monterey Park
City of Arcadia 41 Housing Element
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Development Impact Fees
In addition to permit processing fees, residential development in Arcadia is also subject to fees intended
to offset direct impacts to public services and infrastructure. Development impact fees may be levied
directly by the City or imposed by the City on behalf of another governmental agency, and/or fees
imposed by another governmental agency within the City boundaries. New residential development is
subject to transportation,sewer and wastewater,fire mitigation,park and recreation,and school impact
fees which are necessary to ensure the continued provision of public services that protect the public
health, safety and welfare. The City of Arcadia collects school fees and charges transportation impact
fees as detailed in Table 36. The average fee for a multi-family unit is $16,684.20 and the average fee
for a large (five-bedroom) single-family unit is $48,627.19. Fees for multi-family development in
Arcadia constitute only a small portion of the total development costs and therefore do not constrain
housing development.
Table 36:Fee Summary
Single-Family Multi-Family Multi-Family
Fee (5 bedroom) (3 unit project) (per unit)
Permit Processing Feesl 15,026.19 13,711.58 4,570.53
School Fee($3.20/sq.ft.) 19,200.00 16,320.00 5,440.00
Transportation Fee 1,576.00 4,728.00 1,576.00
Park and Recreation Feet 12,825.00 15,293.00 5,097.67
Total Fees 48,627.19 50,052.58 16,684.20
Notes:
1. Based on 6,000 sq.ft.,includes WELO,plan check,engineering and permit fees,excludes
MEP's
2. $2.85 SFR,$3.73 MFR(per sq.ft.,credit given for existing sq.ft)
Source:City of Arcadia,2013.
Development Permit Procedures
Development review and permit procedures are necessary steps to ensure that residential construction
proceeds in an orderly manner and that required resource protections are met in accordance with
federal and state laws(Endangered Species Act/California Endangered Species Act[ESA/CESA],California
Environmental Quality Act [CEQA], etc.). The following discussion outlines the level of review required
for various permits and the timelines associated with those reviews.
Residential development projects are processed by the Development Services Department. Listed
below are the general steps in the development approval process. Single-family and multi-family
developments have slightly different approval processes. Single-family developments go through an
Architectural Design Review, entitlements if necessary,and then Plan Check. Multi-family developments
also begin with an Architectural Design review, entitlements when necessary, followed by Tentative
Parcel/Tract Maps if necessary,Plan Check and then a Final Parcel/Tract Map.
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42 City of Arcadia
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Architectural Design Review(Single-Family)
In order to preserve the character of neighborhoods and encourage high quality residential design
throughout the City, the Arcadia City Council has adopted Single-Family Residential Design Guidelines.
The guidelines are utilized during the City's architectural design review process to ensure the highest
level of design quality while also allowing room for flexibility in their application.The guidelines are just
that, they are "should" statements and they express the City's desires and expectations. Architectural
design approval is required for new homes, rebuilds, and second story/second floor additions. The
guidelines also apply to exterior paint colors and materials to ensure compatibility and harmony with
the neighborhood. The Architectural Design Guidelines include specifications for site planning, entry,
massing, roofs, facade design, detail areas, materials, color, landscape, hardscape, fences, walls and
architectural style. The architectural style section includes the successful characteristics of the typical
styles found in Arcadia (traditional ranch, colonial/American traditional, Spanish, Tudor/cottage,
craftsman, French and Contemporary modern).
The design review process consists of the following steps.
Preliminary Consultation
It is strongly recommended that a prospective applicant make an appointment to meet with Arcadia
Planning Services prior to submitting an application and design proposal to discuss the regulations,
design guidelines,and the review processes that are applicable to the property that is to be developed.
A preliminary consultation will help avoid conflicts with the City's zoning regulations and design
guidelines,and should speed up the design review.
Neighborhood Meeting
It is strongly recommended that the applicant invite the neighbors to a meeting to review and
discuss the development plans in person. It is also advised that the applicant hold these
meetings with the neighbors before submitting an application and proposed plans to the City
for design review. Such pre-application meetings will enable the applicant to develop the plans
with consideration for the neighbors' concerns, which should speed up the design review.
However, a pre-application meeting is not a substitute for the Notice to the Neighbors by
Planning Services.
Review Period
Upon each submittal, a 30 calendar day review period will commence. During the review
period, Planning Services staff will review the application and proposed development plans for
completeness to ensure it is in compliance with the applicable zoning regulations and
consistent with the Single-Family Residential Design Guidelines.
Notice to the Neighbors
After the application is complete, Planning Services will send notices of the proposed
development of a new home, rebuild projects, and 2-Story/2nd-floor additions, to the owners
City of Arcadia 43 Housing Element
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and occupants of the properties in the neighborhood of the subject property. These neighbors
are those properties that are within a 100-foot radius of the subject property and at a minimum
are the 12 properties comprised of two on each side, three to the rear, and five across the
street. But, since many sites will not lend themselves to easily identifying these 12 properties,
the actual number and locations of the neighbors to be notified for any particular application
will be determined by the Development Services Director, or designee. The notice informs the
neighbors that the Planning Division is preparing to approve/deny the planning application.The
project planner will make a decision on the application no sooner than 14 calendar days after
the public notice has been sent.
Decision
Planning Services will make a decision to approve, conditionally approve, or disapprove within 5
calendar days after the end of the notification period. A formal decision will be sent to the
applicant and any neighbors that expressly asked to be notified.
Appeal
Appeals of a decision by Planning Services shall be filed within 5 working days of the decision
and shall be accompanied by payment of the appeal fee as established by resolution of the City
Council. Appeals of a decision by Planning Services are considered by the Planning Commission
at a public hearing that will be held not less than 10-calendar-days or more than 40 calendar
days after the filing of the appeal. Appeals of a decision by the Planning Commission shall be
filed within 5-working-days of the decision and shall be accompanied by payment of the appeal
fee as established by resolution of the City Council. Appeals of a decision by the Planning
Commission are considered by the City Council at a public hearing that will be held not less than
10 calendar days or more than 40 calendar days after the filing of the appeal. Decisions by the
City Council are final.
Architectural Design Review(Multi-Family)
Architectural Design Review for multi-family housing was developed to address three design issues that
were becoming prevalent in Arcadia: long blocks of building walls that lack design/architectural
articulation; buildings that are out of scale with surrounding structures; and color schemes that are not
compatible with the predominant use of color on the street. Design approval is required prior to the
issuance of a Building Permit,Variance,and/or Modification for all projects located within all the multi-
family zones as well as multi-family projects located in commercial zones. The design guidelines also
apply to the painting of buildings and do not apply to building permits for work located entirely within a
building and which does not alter the external appearance of a building. The guidelines use the words
"should", "encouraged" and "discouraged" to express the City's desires and expectations. The
guidelines include a list of materials and design elements that are considered by the City to be high
quality.There are also specific guidelines for site planning, building composition, building walls,facades,
roof lines,windows,driveways and landscape elements.
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The Development Services Department performs design concept review of projects that do not require a
modification, conditional use permit or zone variance. Design concept review of projects that require a
modification, conditional use permit or zone variance may be performed by the body acting on of the
item, which streamlines the process. In addition, for projects that are larger than two acres, the staff
makes a recommendation directly to the Planning Commission,which takes final action on the design.
In all cases, the Development Services Director (or designee), Modification Committee or Planning
Commission has the discretion to decline to review or make a determination on the matter and they
may refer it to the body which would consider the matter if an appeal had been filed. This avoids the
unnecessary step of holding a meeting before a body that will not be deciding upon it. In all cases, the
steps below are consistent.
Preliminary Consultation
Preliminary consultation is initiated by requesting an appointment with the Development Services
Director or a designated representative. This initial step provides the opportunity to discuss the City's
requirements,standards,and processes prior to completing and submitting an application.
Design Concept Review
Design Concept Review is initiated by an application submitted to the Development Services
Department. The application must include the required plans and materials for adequate concept
review. The Development Services Director or his/her designee reviews development plans submitted
for design concept approval within 30 working days or receiving a completed application. They may
approve, conditionally approve, disapprove or return the plans for revisions. After each submittal of a
complete application, the City has 30 working days to review the plans per the Permit Streamlining Act
(PSA). Notification of the decision must be mailed to the applicant within five working days of the
decision. The Design Concept Review can also be conducted by Modification Committee, Planning
Commission or City Council. Concurrent with the hearing of an application for a modification,
conditional use permit or zone variance, the Modification Committee, Planning Commission or City
Council may approve,conditionally approve or disapprove the design concept plans.
Final Design Review and Approval
Final Design Review of development plans must be initiated within one year of design concept approval
by submitting plans to Building Services for plan check. The Development Services Department reviews
the final design as part of the plan check procedure to ensure compliance with the approved plans. The
Development Services Department may approve, conditionally approve or disapprove said plans.
Approval requires the following findings:
• The general design considerations, including the character, scale, and quality of design are
consistent with the purpose of the Zoning Ordinance and any adopted design guidelines;
• The architectural design of structures and their materials and colors are visually compatible with
surrounding development and improvements on the site,and design elements(i.e.,screening of
equipment, exterior lighting, signs, awnings, etc.) have been incorporated to further ensure the
compatibility of the structures with the character and uses of adjacent development;
• The location and configuration of structures are compatible with their site and with surrounding
City of Arcadia 45 Housing Element
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sites and structures,and do not dominate their surroundings to an extent inappropriate to their
use;and
• The design and layout of the proposed project will not unreasonably interfere with the use and
enjoyment of neighboring existing or future development, and will not result in vehicular and/or
pedestrian hazards.
If, in the opinion of the Development Services Director, the final plans are not consistent with the
previously approved design concept plans,the Development Services Director or designee will refer the
plans to the body that previously acted on the design concept plans, for their review and action. The
previous body can approve,conditionally approve or disapprove said plans. Within five working days of
a decision,notice of the decision has to be mailed to the applicant.
Appeal
Appeals of the decision by the Development Services Director(or designee or Modification Committee)
may be made to the Planning Commission(with a fee)within five days of the decision. A public hearing
will then be scheduled within 10 to 40 calendar days of the filing of the appeal. Appeals from the
decision of the Planning Commission may be made to the City Council within five working days of the
Planning Commission's decision and will be require an additional fee. The City Council will then set a
date for a public hearing at its next regular meeting after the filing of the appeal.
Conditional Use Permit
Residential land uses may be permitted by the Planning Commission in certain commercial and industrial
zone districts in which they are otherwise prohibited, where such uses are found to be essential or
desirable to the public convenience or welfare, and can be adjusted to the surrounding uses and the
community.The CUP is a mechanism that allows appropriate review and consideration of potential land
use incompatibility and adjacency issues to ensure the health and safety of future residents and
continuity of existing commercial operations.
Applications that are submitted in accordance with the form established in the Zoning Ordinance are
required to be scheduled for public hearing before the Planning Commission within 40 days after the
application has been deemed complete. Within 35 days after the conclusion of the public hearing,the
Planning Commission is required to render a decision on the application. Applicants are notified of the
decision within five days. Prior to approval of a CUP for any residential land use proposed within a
commercial or industrial zoning district,the Planning Commission must find that:
• Granting the CUP will not be detrimental to the public health or welfare or injurious to the
property or improvements in such zone or vicinity;
• Use applied for at the location indicated is properly one for which a CUP is authorized;
• The site for the proposed use is adequate in size and shape to accommodate said use, and all
yards, spaces,walls, fences, parking, loading, landscaping, and other features required to adjust
said use with the land and uses in the neighborhood;
• The site abuts streets and highways adequate in width and pavement type to carry the kind of
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traffic generated by the proposed use;and
• Granting the CUP will not adversely affect the comprehensive general plan.
Permit Processing Time Frame
Certainty and consistency in permit processing procedures and reasonable processing times is important
to ensure that the development review/approval process does not discourage developers of housing or
add excessive costs (including carrying costs on property) that would make the project economically
infeasible. The City is committed to maintaining comparatively short processing times. The timelines
provided in Table 37. are estimates for typical projects; actual processing time may vary due to the
volume of applications,the type and number of changes made to the project by the applicant to address
impacts and the size and complexity of the projects.
Table 37:Processing Times
Project Type Reviewing Body Public Hearing Required Appeal Body Estimated Total
(if any) Processing Time
Single-Family Development None—design review Is handled
(without modifications) Services Director administratively by staff Planning Commission 2-3 months
Single Family(with Modification Meeting date set within 30-days
from date application deemed
modifications) Committee complete Planning Commission 2-3 months
Development None—design review is handled
Multiple-Family Services Director administratively by staff Planning Commission 2-3 months
Multiple Family Planning Meeting date set within 30-days City Council(appeal or
from date application deemed Final Parcel/Tract Map
(with subdivisions) Commission complete process) 3-4 months
Meeting date set within 30-days
Mixed Use Planning from date application deemed
Commission complete City Council 3 months
Source:City of Arcadia
In general, this processing timeframe is typical as a suburban community in the San Gabriel Valley.
Processing time is not a significant constraint in Arcadia. The City most significant constraint to housing
development is the lack of vacant land. Also, much of the timeframe for recording parcel and tract maps
is required for the processing by the Los Angeles County,which is beyond the control of the City.
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Environmental Constraints
Due to the nearly built out nature of the community, Arcadia has relatively few areas that are
biologically sensitive or otherwise constrained by environmental factors. Those areas that are
considered to be environmentally sensitive occur along upper watershed areas, existing flood control
and infiltration facilities,and in natural hillside areas within the northern portion of the Arcadia planning
area. These areas have generally been preserved as open space for public safety purposes or as wildlife
habitat areas. Remaining open hillside areas possess physical constraints which have in the past made
their development economically infeasible. Thus, open hillside land within the City has remained in an
undisturbed and natural state. Undisturbed areas are also subject to wildfires, which may threaten
development along the wildland-urban interface. As residential land values in the City have increased
over time, the economic factors that have historically constrained development of these parcels have
lessened to a degree. As a result, proposed projects that may impact southern arroyo willow woodland,
oak woodland, and chaparral habitats require surveys at the appropriate times of year in accordance
with USFWS guidelines to determine the presence or absence of sensitive bird species and to describe
the quality of the habitat present.
Environmental constraints to infill and redevelopment are not as significant as constraints associated
with development of larger tracts of undisturbed land. For example, the most prominent constraints
within Arcadia's urbanized areas apply citywide (e.g., earthquakes) or can be mitigated through site
planning or during grading and construction(e.g.,surface rupture and soils liquefaction).
The following are more detailed discussions of the City's environmental constraints and hazards which,
affect,in varying degrees,existing and future residential developments.
Seismic Hazards
The dominant geological feature is the Sierra fault zone along the foot of the San Gabriel Mountains and
the Alquist Priolo fault that runs through the City. With few exceptions, geology, soil and seismic
hazards do not restrict development, but require detailed investigations prior to development.The U.S.
Department of Agriculture maps classify the City's soil as having moderate hazard potential, meaning
that some soils are unfavorable to development but construction can take place with special design and
planning features. Although past earthquakes have not caused extensive damage,the Arcadia planning
area does contain two fault zones (the Raymond Hill Fault and the Sierra Madre Fault System) which
pose an additional threat of surface rupture and ground failure due to the major earthquake.
The City of Arcadia requires building design to be commensurate with the expected level of
groundshaking in a major earthquake,the importance of the structure in disaster relief,and anticipated
occupancy loads, based on site-specific soils and geologic conditions. Developments in those areas of
the City that are included within the "Special Studies Zones" are required to meet the requirements set
forth in the Alquist-Priolo Earthquake Fault Zoning Act. For all buildings, construction techniques are
regulated according to the most recent Uniform Building Code or increased requirements as necessary
to reduce geologic and seismic risks to acceptable levels. Although application of these standards can
increase the cost of construction and potentially constrain development, these regulations protect the
health and safety of community residents.
Housing Element 48 City of Arcadia
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Wildfires
The threat of fires to hillside developments at the base of the San Gabriel Mountains is an important
concern to Arcadia residents living in the foothills. According to the local office of the U.S. Forest
Service, one of the most important concerns regarding the protection of homes within Arcadia's hillside
areas is the maintenance of Chantry Flats Road, which runs through three jurisdictions: Arcadia, Sierra
Madre, and the Angeles National Forest and must remain clear and in good condition so as to offer
adequate access to the natural hillside areas above the City. The City has adopted a Wildland-Urban
Interface Ordinance, which specifies minimum development and fuel modification standards for new
development proposed adjacent to large contiguous areas of undeveloped land.Although application of
this ordinance can increase the cost of construction and potentially constrain development, the
regulations are necessary to mitigate health and safety threats. None of the sites identified in sites
inventory is subject to the Wildland-Urban Interface Ordinance.
Flood Hazards
The Arcadia planning area receives a considerable amount of runoff generated from watershed areas in
the San Gabriel Mountains. Five major channels carry this runoff through the study area. A series of
flood control channels within the planning area convey the water through the City to regional facilities
to the south. Normal excess flow from these facilities is controlled by the use of spreading basins at
specific locations throughout the area. Due to the existence of this system there are currently no areas
within the City that are within a 100-year floodplain.
Local stormwater management facilities, such as the storm drains within area roadways, are the
responsibility of the City of Arcadia. Provision and maintenance of regional flood control facilities
located in the Arcadia planning area is the responsibility of the Los Angeles County Department of Public
Works (DPW), which is empowered to construct and maintain regional stormwater management
facilities for conservation and public safety purposes. The City of Arcadia works closely with DPW to
ensure the coordination of stormwater management and conservation facilities.
The 2006-2014 Housing Element was updated as part of the comprehensive update to the City's General
Plan. Pursuant to recent change in State law, the General Plan update included analysis and policies
regarding flood hazard and management information in the Safety Element.
City of Arcadia 49 Housing Element
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Section 4
HOUSING RESOURCES
This chapter describes and analyzes the resources available for the development, rehabilitation, and
preservation of housing in Arcadia. Discussions include the availability of land resources and the City's
ability to satisfy its share of the regional housing needs; the financial resources available to support the
provision of affordable housing; and administrative resources to implement the programs contained in
this Housing Element.
Residential Development Potential
Regional Housing Needs Allocation
State Housing Element law requires that a local jurisdiction accommodate a share of the region's
projected housing needs for the planning period. This share, called the Regional Housing Needs
Allocation (RHNA), is important because State law mandates that jurisdictions provide sufficient land to
accommodate a variety of housing opportunities for all economic segments of the community.
Compliance with this requirement is measured by the jurisdiction's ability to provide adequate land to
accommodate the RHNA. The Southern California Association of Governments (SCAG), as the regional
planning agency, is responsible for allocating the RHNA to individual jurisdictions within the region.
The RHNA is distributed by income category. For the 2014-2021 planning period,the City of
Arcadia is allocated a RHNA of 1,054 units as follows:
• Extremely Low-/Very Low-Income(up to 50 percent of AMI): 276 units 6
• Low-Income(51 to 80 percent of AMI): 167 units
• Moderate-Income(81 to 120 percent of AMI): 177 units
• Above Moderate-Income(more than 120 percent of AM I): 434 units
The City must ensure the availability of residential sites at adequate densities and appropriate
development standards to accommodate these units.
6 The City has a RHNA allocation of 276 very low income units(inclusive of extremely low income units). Pursuant to new State
law(AB 2634),the City must project the number of extremely low-income housing needs based on Census income distribution
or assume 50 percent of the very low income units as extremely low. Using the 50 percent approach,the City has a projected
need of 138 units for extremely low-income households. However, for the purpose of identifying adequate sites to
accommodate the RHNA,the City is not required to separately identify sites for the extremely low-income category.
Vacant and Underutilized Residential and Mixed Use Sites
As part of the General Plan update, the City provided additional opportunities for future residential
development through the following land use strategies:
• Increased maximum density in the High Density Residential category (R-3 zone) from 24 units
per acre to 30 units per acre.This strategy enhances the feasibility of multi-family development.
Housing Element 50 City of Arcadia
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• Allowing a density of up to 30 units per acre in Mixed Use area along First Avenue, along with
commercial development at an FAR of 1.0.
• Creation of a Downtown Mixed Use designation that allows a residential density of 50 units per
acre, along with commercial development at an FAR of 1.0, to capitalize on the planned Gold
Line station in Downtown Arcadia.
• Designating areas along Live Oak Avenue for Mixed Use development,allowing a density of up
to 30 units per acre,along with commercial development at an FAR of 1.0.
Appendix A contains a detailed listing of vacant and underutilized parcels included in this sites inventory,
maps identifying the vacant and underutilized parcels,and photographs illustrating existing conditions in
the areas. Table 36 at the end of this section summarizes the sites inventory. Below is a summary of
the various types and patterns of residential development that may occur over the next few years.
Existing uses have been confirmed via GIS analysis,aerial photo analysis, and field checks.
Residential Estate(RE)and Very Low Density Residential (VLDR)Areas
While the City is primarily built out, there are vacant properties scattered throughout the City's
Residential Estate (RE) and Very Low Density Residential (VLDR) neighborhoods. Seventeen vacant
parcels offer a total capacity of 171 units.
Low Density Residential (LDR)Areas
Much of Arcadia consists of single-family neighborhoods. Lot sizes vary, with some neighborhoods
having predominate lot sizes of 20,000 square feet or larger even though the zoning allows minimum lot
sizes of 7,500 square feet.Within the past few years, several properties have been subdivided to create
three or four detached single-family units where only one previously existed. Also, property owners
have assembled two or three adjacent large lots, merged them, and then resubdivided them to create
new subdivisions with 7,500-square-foot lots, with net gains of six or more units. This type of activity
has increased the supply of market rate units. Vacant and underutilized parcels with the potential for
subdividing offer a total capacity of 165 units. The sites inventory in Appendix A indicates areas where
large lots predominate and are suitable for new subdivisions. For the purpose of this Housing Element
cycle, only neighborhoods where there has been a trend of merging and resubdivision have been
included in the sites inventory.
High Density Residential (HDR)Areas
Arcadia is largely built out. Many of the available sites identified in the Housing Opportunity Sites map
in Appendix A are located in and around the downtown area (north and south of Huntington between
Santa Anita Avenue and Second Street). A number of these lots are small in size. Given the built-out
nature in Arcadia, housing opportunities in the downtown area are very real, and the City continues to
look for properties where small lots can be purchased or consolidated with surrounding lots. Recycling
of older single-family homes into multi-family developments represents the majority of the City's recent
residential development. In general, candidate sites are single-family homes that are at least 30 years of
age, occupying a fairly large lot that can be redeveloped with three or more units. Overall, housing units
City of Arcadia 51 Housing Element
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in Arcadia are fairly well-maintained, with scattered units exhibiting some maintenance issues. While
housing condition plays a role in determining feasibility of recycling, it is not a critical factor in Arcadia.
Housing is in high demand in Arcadia and the ability to gain additional housing units typically outweigh
the cost differentials based on housing conditions. Recycling of existing uses in recent years often
include housing in good conditions. The properties included in this sites inventory are consistent with
the types of recycled properties in recent years. Furthermore,the City amended its Zoning Ordinance in
2010 to revise the multi-family development standards,including:
1) Eliminating the minimum unit size requirement in all multi-family zones;
2) Eliminating the requirement for the provision of guest parking spaces for all affordable housing
projects;
3) Offering subterranean parking will be an option;and
4) Reducing parking standards in the R-3 zone to two covered parking spaces per unit and one guest
parking per two units(garage parking is not required).
These changes in development standards will further enhance the feasibility of recycling existing uses
into multi-family housing.
To facilitate consolidation,the City has developed and is currently utilizing a very simple and expeditious
method of joining properties. The City requires a Lot Line Adjustment, which can consolidate four or
fewer lots without the need of a public hearing or any discretionary action. Lot line adjustments are an
administrative process. Applications are reasonable in fee and have a short processing time (10
business days). The City developed a marketing piece for the local development community to highlight
the ease of completing this process. Fee waivers will also be offered if the project proposed is an
affordable housing project.
During the past few years, in addition to the new subdivisions described above, new residential
development has occurred through the recycling of lower-intensity residential uses to higher-density
developments in the City's High Density Residential (HDR)areas. This activity is expected to continue in
the future. To identify HDR areas with continued recycling potential in the near term,the City used the
following criteria:
• HDR properties that are currently used for lower intensity uses, such as single-family homes,
duplexes, triplexes, or surface parking. Properties currently developed with condominiums,
townhomes,and planned unit developments are excluded in this sites inventory analysis.
• Age of improvements on site was at least 30 years.
• Land value of property is higher than the improvement value, with land-to-improvement value ratio
of greater than 1.0.
• Recycling of the property will yield a potential number of units that is at least three times the
existing number of units on site. The Single-family/duplex units are scattered throughout High
Density Residential areas.
• Ability to at least triple the number of units on site greatly enhances feasibility. Many recent
recycling projects involved the consolidation of two to three parcels to yield six to ten units.
• Additional parcels that stand alone may not be considered vacant or underutilized are included if
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their inclusion would help connect a group of vacant and underutilized parcels into a much larger
developable site, thereby enhancing lot consolidation potential. For example, an individual
home may be in good condition or smaller in lot size, but if it is located within a group of properties
with great potential for recycling, then this property is included in order to form a logical lot
configuration for larger scale development.
Using these criteria, 123 HDR properties were identified. These 123 properties would yield a maximum
of 858 units at 30 units per acre. However, conservatively,the potential capacity is estimated at only 80
percent(24 units per acre,or two units above the minimum density)of the maximum density permitted.
This potential density would yield a capacity of 678 units.
Downtown Mixed Use
With the planned Gold Line station in Downtown Arcadia, the General Plan update capitalizes on the
potential for transit-oriented development. An area surrounding the future Gold Line station is
designated Downtown Mixed Use (DMU), allowing a residential density of up to 50 units per acre and a
commercial FAR of 1.0. This area is currently occupied primarily by generally low-intensity, single- or
two-story,"clean" industrial uses,warehouses,offices,and nonconforming residential uses.
To identify DMU properties with recycling potential in the near term,the City used the following criteria:
• Areas where mixed use developments are feasible and appropriate, focusing on parcels
surrounding the future Gold Line Station.
• Age of improvements on site was at least 30 years.
• Land value of property is higher than the improvement value (land-to-improvement value of 1.0
or more,consistent with many urban infill studies). In Los Angeles County Urban Infill
Estimation Project Phase II by Neal Richman,Stanley Hoffman,et. la.,the study uses a land-to-
improvement ratio of 1.1 but does not exclude newer properties.
• Contiguous parcels are identified.
These criteria generate a list of properties that would be candidate sites for recycling into mixed use
developments. Based on field works and staff knowledge, this initial list was reviewed to eliminate
properties of historic values, properties with potential development for other uses, and properties with
economically viable businesses. The resultant sites were then further evaluated based on other studies,
such as reports on blighting conditions prepared for the former Redevelopment Agency.
The City's former Redevelopment Agency documented numerous conditions of blight in a majority of
the sites identified in the Downtown Mixed Use area. Physical conditions of blight present in this area
include:
• Substandard and obsolete or outmoded commercial, industrial,and residential structures.
• An incompatible mixture of industrial,commercial, residential, railway and public land uses.
• Existence of wooden frame residential structures conducive to a potential serious conflagration.
• A subdivision pattern that was designed for a lifestyle and living pattern not consistent with
today's needs and development patterns.
• Strip zoning practices and faulty planning such as the over-zoning of uses well beyond the
City of Arcadia 53 Housing Element
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present or near future potential economic absorption.
• Small, fragmented ownership patterns that make land assembly difficult and retards
implementation of the General Plan.
• Division of the Project Area by a mainline railroad.
• The right-of-way angle of both the freeway and railroad line cause irregular lot patterns and
have adverse impact on adjacent properties.
• A number of intersecting arterial streets producing greater traffic impact on this as opposed to
other parts of the City.
• Some vacant and unused properties which constitute a nuisance because of improper
maintenance and upkeep and possible fire hazard.
In addition to the blight that is visually apparent, blighting economic conditions also exist in this area.
These conditions include:
• Depreciated and stagnant property values or impaired investments, including, but not
necessarily limited to, those properties containing hazardous wastes that require the use of
Redevelopment Agency authority to remedy.
• Abnormally high business vacancies,abnormally low lease rates,high turnover rates,abandoned
buildings,and excessive vacant lots within an area developed for urban use and served by
utilities.
A field survey was conducted to verify existing conditions of the parcels identified. The survey (see
photographs in the Appendix) confirmed that the parcels included are occupied by older uses with large
surface parking space, and for-lease and for-sale signs are prevalent in the area. Overall capacity for
mixed use development is estimated at an average density of 40 units per acre(mid-point of the density
range, along with the commercial component of the mixed use development). Based on this density,
the vacant and underutilized parcels can potentially accommodate 304 high-density multi-family units.
The Arcadia General Plan designates approximately 24 acres as Downtown Mixed Use (DMU). The
vacant and underutilized properties identified with near-term mixed use development potential
represent less than one-third of the DMU designation. Additional properties that are expected to be
redeveloped as commercial-only projects are not included in this inventory for potential residential and
mixed use development. For example, a large city-owned parking lot behind Huntington Drive is ideal
for intensification. However, this lot is expected to be redeveloped as a commercial-only project with
additional parking to support commercial uses along Huntington Drive. Therefore, this property,
although highly underutilized, is not included in this sites inventory.
Given these various efforts to screen the properties for redevelopment, this inventory represents a
conservative list of properties with mixed use redevelopment potential. Furthermore,the development
standards (45-foot height limit, up to 50 units per acre, and reduced parking standards) and lot
consolidation incentives will greatly enhance project feasibility in this area.
Mixed Use—First Avenue and Live Oak Avenue
A portion of First Avenue south of Downtown has been designated as a Mixed Use area since 1996. This
area is characterized by older, low-intensity (single-story) commercial buildings that are not configured
for modern, urbanized uses. High vacancy and turnover rates are prevalent in this area. Many
businesses in this area are also not appropriate for downtown uses or are marginally operating. Many
businesses are not opened during weekends or are not opened regularly despite posted hours of
Housing Element 54 City of Arcadia
Technical Background Report
business and therefore do not attract drop-in customers or contribute to a vibrant downtown
environment. As part of the General Plan update,the City has set forth a vision to revitalize Downtown.
Goals and policies are included in the Land Use and Community Design Element to encourage the
redevelopment of First Avenue. First Avenue is characterized by older, low- intensity commercial uses.
The Land Use and Community Design Element also identifies a stretch of commercial properties along
Live Oak Avenue as having potential for mixed use development. These commercial properties are
poorly maintained and many are vacant. Mixed use development in these areas is permitted at a
density of 30 units per acre,along with a commercial FAR of 1.0.
The City had previously attempted to adopt a redevelopment project area along Live Oak Avenue. As
part of that effort, a parcel-by-parcel blight assessment was conducted. In order to identify Mixed Use
(MU) properties with recycling potential in the near term,the City used the following criteria:
• Parcels identified in the Blight Report with one or more blighting conditions.
• Areas where mixed use developments are feasible and appropriate due to location, and existing
and adjacent uses.
• Age of improvements on site was at least 30 years.
• Land value of property is higher than the improvement value (land-to-improvement value of
1.0 or more).
• Contiguous parcels are identified.
A field survey was conducted to verify the existing conditions of the parcels identified. The survey(see
photographs in the Appendix)confirmed that the parcels included are occupied by older uses with large
surface parking space,and for-lease and for-sale signs are prevalent in the area. Overall, 84 vacant and
underutilized parcels in this area can accommodate a maximum of 656 units at 30 units per acre. When
considering setbacks and parking requirements,the potential yield can be expected at 510 units(at 24
units per acre along with the commercial component of the mixed use development). The Arcadia
General Plan designates 45 acres as Mixed Use(MU).Vacant and underutilized parcels identified in this
inventory represent less than half of the MU areas. Therefore,this inventory represents a conservative
estimate of potential sites for mixed use development. Furthermore,with the development standards
(40-foot height limit,up to 30 units per acre,and reduced parking standards)and lot consolidation
incentives greatly enhance project feasibility in this area.
Sites with Development Interests
In addition to the vacant and underutilized sites inventory, the City has also compiled a list of sites
where property owners and/or developers have expressed interest in redeveloping the properties into
residential uses. Overall, 165 units can be achieved on residential sites at various densities where
property owners or developers have previously expressed interest in redeveloping the sites.
City of Arcadia 55 Housing Element
Technical Background Report
Table 38:Residential and Mixed Use Development Potential
Vacant and Underutilized Sites Number of Maximum Potential
Parcels Acres Unit Units
High Density Residential—30 units/acre
Vacant 14 3.38 96 76
Underutilized 113 28.52 797 629
Downtown Mixed Use—50 units/acre
Vacant 3 0.53 25 20
Underutilized 20 7.34 357 284
Mixed Use(First Avenue/Live Oak Avenue)—30 units/acre
Vacant 23 4.78 131 96
Underutilized 61 19.02 541 426
Low Density Residential—6 units/acre
Vacant 15 8.44 41 34
Underutilized 55 31.56 160 131
Very Low Density Residential—4 units/acre
Vacant I 11 I 7.64 I 28 I 22
Estate Residential—2 units/acre
Vacant 6 95.11 187 149
Total Sites 321 206.32 2,363 1,867
Residential Sites with Development Interests Number of Maximum Potential
Parcels Acres Unit Units
High Density Residential—30 units/acre 8 1.39 38 30
Low Density Residential—6 units/acre 3 3.28 18 13
Very Low Density Residential—4 units/acre 3 2.86 9 7
Estate Residential—2 units/acre 1 72.32 144 115
Total Sites with Development Interest 15 79.85 209 165
Adequacy of Sites Inventory to Meet RHNA
As shown in Table 39, the sites inventory indicates a potential for Arcadia has to accommodate 1,828
units. This inventory is adequate to accommodate the City's RHNA of 1,054 units. Specifically, high
density residential and mixed use sites (30 to 50 units per acre) are used to accommodate the City's
remaining RHNA for lower-and moderate-income units, and a portion of the City's remaining RHNA for
above moderate-income units. Single-family residential sites(Very Low, Low,and Estate Residential) are
available to accommodate the remaining need for above moderate income units.
Table 39:Sites Inventory and Progress toward RHNA
Extremely Low/ Above
Very Low Low Moderate Moderate Total
RHNA 276 167 177 434 1,054
Sites Capacity
High Density Residential 678 0 678
Low Density Residential 0 165 165
Very Low Density Residential 0 22 22
Housing Element 56 City of Arcadia
Technical Background Report
Extremely Low/ Above
Very Low Low Moderate Moderate Total
Estate Residential 0 149 149
Downtown Mixed Use 304 0 304
Mixed Use 510 0 510
Total Capacity 1,492 336 1,828
Sites Surplus +872 -98 +774
Availability of Infrastructure
The City of Arcadia is primarily built out. Residential and mixed use sites identified in this sites inventory
are primarily infill sites where existing infrastructure exists. While improvements and expansions may
be necessary at specific locations to serve the increased development, these improvements are typical
to urban/suburban infill developments and would not constrain the reuse of these sites. As infill sites,
these sites are not subject to significant environmental constraints that would prevent the reuse of
these sites.
Financial Resources
The City currently utilizes two sources of funding to assist in the provision of quality housing to lower-
and moderate-income households: 1) the Community Development Block Grant (CDBG) program; and
2) the Section 8 Housing Choice Voucher program administered by the Los Angeles County Housing
Authority. The City previously provided financial assistance to the development of affordable housing
through the Redevelopment Agency's Housing Set-Aside Fund. However, the Redevelopment Agency
was dissolved in 2012, consistent with the dissolution of all redevelopment agencies statewide, and
those funds are no longer available.
Community Development Block Grant (CDBG)
Through the CDBG program, HUD provides funds to local governments to fund a wide range of housing
and community development activities for lower-income households. The CDBG program provides
formula funding to larger cities and counties, while smaller cities generally participate in the CDBG
program through the County. For the 2013-2014 Fiscal Year, Arcadia is anticipated to receive
approximately $308,000 in CDBG funds through the Los Angeles County Community Development
Commission. The majority of these funds are allocated to the Housing Rehabilitation Program,with the
remaining funds allocated for public facility improvements, supportive services, and fair housing
programs.
Section 8 Housing Choice Vouchers
The Los Angeles County Housing Authority administers the federal Section 8 Housing Choice Voucher
program,which provides rental assistance to very low-income households in need of affordable housing.
The Housing Choice Voucher program assists very low-income households by paying the difference
between 30 percent of the household income and the cost of rent. As of June 2013, 94 households
were receiving Housing Choice Vouchers.
City of Arcadia 57 Housing Element
Technical Background Report
Administrative Resources
Non-profit agencies can assist the City in accessing outside funds in support of affordable housing, and
in implementing the City's housing programs. The following non-profit agencies have been involved in
the development,rehabilitation,and preservation of affordable housing in San Gabriel Valley.
Habitat for Humanity
Habitat for Humanity is a non-profit, faith-based organization dedicated to building affordable housing
and rehabilitating homes for lower-income families. With the help of volunteers and
homeowner/partner families, Habitat constructs and repairs homes that are then sold to partner
families at no profit with affordable no-interest loans. Land for new homes is usually donated by
government agencies or individuals. Since its founding in 1990, the San Gabriel Valley Habitat for
Humanity has partnered with many jurisdictions in the area to create affordable housing.
Southern California Presbyterian Homes (SCPH)
An experienced non-profit developer, SCPH specializes in developing affordable housing projects,
primarily for seniors, throughout Southern California and in the San Gabriel Valley. The housing
activities of SCPH are funded through CDBG,HOME,and HUD Section 202/811.
Pasadena Neighborhood Housing Services (PNHS)
PNHS is a non-profit development corporation that is involved in housing rehabilitation and
development of affordable housing in Pasadena and surrounding communities. Working with residents
and the business community, PNHS leverages an array of funding sources to provide both rental and
ownership housing opportunities for lower-and moderate-income households.
National Community Renaissance (CORE)
CORE is a nonprofit organization that provides affordable housing,family/senior services,and long-term
ownership/management. CORE is experienced in acquisition/rehabilitation, new construction and infill
developments,as well as mixed use developments.
Energy Conservation
The City of Arcadia continues to promote energy conservation efforts in the construction of new housing
and the rehabilitation of older units. The City's Building Division reviews construction drawings for
compliance with Title 24, including the Cal Green Code. Compliance with Title 24 of the California Code
of Regulations on the use of energy efficient appliances and insulation has reduced energy demand
stemming from new residential development. The City continues to use CDBG funds to provide financial
assistance to homeowners under the Home Rehabilitation Program. Eligible home improvements
include energy efficiency upgrades. The City has also established Sustainable Arcadia- an information
and education program that promotes green building and sustainable practices.
Housing Element 58 City of Arcadia
Technical Background Report
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Housing Element 72 City of Arcadia
Technical Background Report
APPENDIX A:
MAP OF POTENTIAL HOUSING SITES
City of Arcadia 73 Housing Element
Technical Background Report
v: '
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Housing Element 74 City of Arcadia
Technical Background Report
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APPENDIX C:
COMMUNITY WORKSHOP NOTES
Housing Element
134 City of Arcadia
Technical Background Report
Arcadia Housing Element Workshop 26 2013 p
Treasures
Great Schools
• The school district
• School quality
• Schools
• Excellent schools
• Good schools
• Good school district
Real Estate
• Lack of obvious poverty
• Real estate values
• Beautiful homes/landscape
• Housing price is stable
• Balance of residential,commercial,and recreational
Local Landmarks
• Arboretum
• Arboretum
• Race Track
• Race Track
• Race Track
Open Space
• Outdoor ambience So. Calif.
• Good frontage
• Lot size
• Open space
• Openness of home lots
Location/Geography
• Geography—central location
• Geographical location—proximity to LA,Pasadena,Mountains,Beach,Roads
1
• Close proximity to many iconic places in Southern California
Culture/Density
• "cultural interests"and proximity to Pasadena
• The diversity of the community
Safe Arcadia
• Nice and safe neighborhood
• Harmony and compatibility of my neighborhood
• Safe neighborhood
• High quality governess
• Neighborhoods that take pride in their neighborhood
Trees
• Large trees
• Old growth trees
• Trees
Services
• Stands above compared to others
• City staff—responsive
• Many good restaurants and services
• High quality services
Challenges
Culture and Housing Needs
• Cultural integration
• Cultural differences—housing needs
Traffic Problems
• Traffic
• Parking
• Too much traffic
• Traffic—congestion
• Lack of access to transit
• Light pollution
Lack of Affordable Housing
• Lack of buildable land
2
• Low affordability for many
• House is too expensive in Arcadia
• Lack of low cost housing
• Cost of homes being driven up by outside building
• Grand children even with good professions won't be able to live here
• Access to affordable housing
• Arcadia NOT providing housing need
• Land costs
• High housing prices(little affordable options)
Lack of Activities
• Lack of Activities/culture for young adults
Vacant Units
• Houses that are empty—for extended periods of time creating a ghost town
• Houses bought by out-of country people to park money and avoid confiscation by their
government
Mansions
• Curb real estate redevelop to maximum buildable area
• Mansionization
• Mansions everywhere
• Mansionization control
• Control of mansionization and retention of existing neighborhoods environments
• Houses that present too great a mass that don't fit harmoniously in the neighborhood
• Homes too large for lot and neighborhood
• Outsize homes being built
• Stricter controls and"architectural guidelines"set on mansions south of Duarte Road.
Others
• Lack of proper"Downtown"
• Improve the continuity of the various neighborhoods
• Non-local government mismanagement
• Abutment between apartments and residential too lenient
• Dealing with a City Council that places a higher value on builders needs and priorities than the
needs of residents
• Increased need for single-story homes to meet the needs of those as they advance in age
• Personal,people,communicating as neighbors
Green/Parks
• Pruning correctly-not"topping"trees
3
• Sufficient green zones—parks other than school facilities
Visions
Improve Downtown
• Need an active downtown housing residents and for residents to go
• More pedestrian friendly retail downtown
• Develop 1$`Avenue for businesses
• Pedestrian friendly downtown
• Develop a new apartment complex at Gold Line Station
Limit Big Homes
• Control greedy developers from destroying our neighborhoods FOR PROFIT
• Effective design review business apartments and homes
• Retain neighborhood friendliness
• Clear policies that effectively control over-built homes
• Future effect on property values when mansions market demand drops in real estate cycle
• Keep homes proportional in a neighborhood
Diversity
• Arcadia as a cultural center in the SG Valley
• Cross economic integration"a blend"
• Get better"buy-in"from City's diversity
Improve Transit
• More parking
• Free bus from Gold Line to local"Points of Interest"
More Affordable Housing
• Set aside an area for apartments reasonable cost for young professionals(such as proposed by
Caruso)
• Create eco-friendly affordable housing
• A good balance of affordable quality housing and recreational facilities
Other
• Long term fiscal health for schools,City,and citizens
• Integrated newcomers blending with customs,rules,and walking on streets towards traffic
• Providing a full service senior living community(active,assisted living,and skilled nursing)
4
• Improve water retention from rain/snow on the mountains by planting deciduous trees on our
local mountains.
Integrated Land Uses
Racetrack
• Utilize racetrack parking lot
Make the City More Sustainable
• Green and sustainable regulation to water conservation of landscape
• More"green"policies and programs for a healthy community
• Include light pollution in environmental reviews—let's get our night skies back
• Effective tree program
Photos from the February 26, 2013 Workshop
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5
Chapter 10 :
IMPLEMENTATION PLAN
A r c a d i a G e n e r a l P l a n
5. Housing Element
The goals and policies outlined in the Housing Element address Arcadia's identified housing
needs and are implemented through a series of housing programs offered primarily through the
Development Services Department. Housing programs define the specific actions the City will
undertake to achieve the stated goals and policies. The housing programs for addressing
community housing needs cover the following five issues:
• Housing Conservation
• Housing Production
• Provision of Affordable Housing
• Mitigation of Governmental Constraints
• Promotion of Equal Housing Opportunity
The housing programs presented below include existing programs in Arcadia as well as revised
and new programs that have been added to address new State law and the City's unmet
housing needs.
5-1 . Home Rehabilitation
This program offers low-income homeowners grants of up to $18,000 to make necessary
improvements to their home. These grants are available only to people who own and reside on
a single-family zoned lot(R-O and R-1) in Arcadia. Grants may be used for plumbing, electrical,
roofing,termite control, painting, energy improvements and accessibility improvements.
Objectives:
• Continue to provide loans to qualified low-and moderate-income homeowners.
• Encourage homeowners to include energy efficiency improvements as part of the
rehabilitation projects.
• Disseminate information to homeowners regarding rehabilitation standards and the Home
Improvement Program.
• Improve up to 14 housing units annually.
Responsible Agency: Development Services Department
Funding Source: CDBG
Time Frame: Ongoing provision of assistance; annual allocation of funding
Related Policies: H-1.1; H-1.2; H-1.3; H-1.4; H-1.5
Sustainability Focus? Yes
Arcadia General Plan—October 2013-Final draft Implementation Plan l 10-1
5-2. Code Enforcement
Arcadia is known for beautiful neighborhoods and high property values. To help maintain this
excellent reputation, the City has adopted a number of regulations aimed at property
maintenance in a manner that is helpful to homeowners and property owners. The Code
Services Division enforces these laws to address code compliance issues.
Objectives:
• Continue code enforcement activities and connect households in need with City
rehabilitation programs.
• Provide proactive code enforcement of vacant properties by outreaching to the surrounding
community to provide information on how to report property maintenance concerns and
working to contact property owners and resolve code violations.
Responsible Agency: Development Services Department
Funding Source: General Fund
Time Frame: Ongoing
Related Policies: H-1.1; H-1.2
Sustainability Focus? No
5-3. Residential Design Guidelines
One of Arcadia's greatest assets is its attractive, well-maintained residential neighborhoods. To
preserve neighborhood character and encourage high-quality residential design throughout the
City, the City Council has adopted Residential Design Guidelines for Single-Family and
Multifamily Structures. The guidelines are utilized during the City's architectural design review
process to ensure a high level of design quality, while also allowing room for flexibility in their
application. The guidelines are "should" statements; they express the City's desires and
expectations.
Objective:
• Disseminate information to property owners regarding the Residential Design Guidelines.
• Continue to apply design guidelines through plan-check and review process.
Responsible Agency: Development Services Department, Planning Services
Funding Source: Departmental budget
Time Frame: Ongoing
Related Policies: H-1.4; H-1.7; H-2.4; H-2.6
Sustainability Focus? Yes
5-4. Preservation of At-Risk Units
According to the funding programs, over the ten-year planning period of the at-risk analysis
(2013 to 2023), Naomi Gardens is at risk of converting to market rate due to an expiring Section
8 contract. This project offers 100 units affordable to very low- and low-income elderly mobility
impaired households. However, this project is considered at a low risk of conversion due to
HUD's established priority for continued funding for housing for seniors and persons with
disabilities.
Objectives:
• Annually monitor the status of at-risk units annually by maintaining contact with the property
owner and HUD Multifamily Housing division.
10-2 I Implementation Plan Arcadia General Plan—October 2013—final draft
• Ensure that adequate noticing is provided to the tenants if the Section 8 contract is not
renewed.
• Encourage County of Los Angeles Housing Authority to pursue special Section 8 vouchers
from HUD, which are reserved for very low income households displaced by the expiration
of project-based Section 8 assistance.
• Work with the property owner to secure additional funding to replace the Section 8 funding if
necessary.
Responsible Agency: Development Services Department, Planning Services
Funding Source: Section 8; HCD Housing Preservation funds
Time Frame: Annually monitor status of at-risk units
Related Policies: H-1.3; H-1.6
Sustainability Focus? No
5-5. Residential Sites Inventory
The City has a Regional Housing Needs Assessment (RHNA) of 1,054 units, including 276
extremely low/very low-income, 167 low-income, 177 moderate-income, and 434 above
moderate-income units for the period of 2014 through 2021. The City will ensure that an
adequate supply of vacant and underutilized sites at appropriate densities and development
standards to accommodate the remaining RHNA is available by maintaining an inventory of
vacant and underutilized sites.
Objectives:
• Update the inventory of vacant and underutilized sites annually to ensure adequate sites are
available to accommodate the remaining RHNA.
• Provide sites inventory to interested developers.
• Monitor the development trends in the City annually, particularly on the sites identified in this
Housing Element to ensure that the City has adequate remaining capacity for meeting the
RHNA. Identify additional sites to replenish the sites inventory if necessary.
• Annually, monitor the trend of redevelopment and lot consolidation activities in the City to
evaluate the effectiveness of the City's lot consolidation program (program 5-6 below) and
strategy for facilitating the reuse of underutilized sites. As necessary, revise the City's
strategy to encourage lot consolidation and development on vacant and underutilized
properties.
Responsible Agency: Development Services Department, Planning Services
Funding Source: Departmental budget
Time Frame: Ongoing monitoring; update inventory annually
Related Policies: H-2.1, H-2.2, H-2.5, H-2.3
Sustainability Focus? Yes
5-6. Lot Consolidation Incentives
Given the built-out nature in Arcadia, the City continues to look for properties where small lots
can be purchased or consolidated with surrounding lots to provide opportunities for housing. To
facilitate consolidation, the City has developed and is currently utilizing a very simple and
expeditious method of joining properties. The City requires a Lot Line Adjustment, which can
consolidate four or fewer lots without the need of a public hearing or any discretionary action.
Lot line adjustments are an administrative process. Applications are reasonable in price and
have a short processing time (10 business days).
Arcadia General Plan—October 2013-final draft Implementation Plan I 10-3
Objectives:
• Continue to inform the local development community about the ease of completing the Lot
Line Adjustment process and offer fee waivers for affordable housing projects.
• Continue to offer incentives to facilitate the consolidation of the small properties into larger
parcels that can be efficiently developed into a mixed-use project. Incentives include:
- Fee waiver;
- Priority in permit processing (lot consolidation projects become first projects processed
among staff once received); and
25 percent reduction in parking for commercial use.
• Update the Fee Schedule to reflect these lot consolidation incentives.
Responsible Agency: Development Services Department, Planning Services
Funding Source: Departmental budget
Time Frame: Ongoing marketing; update Fee Schedule by June 2014
Related Policies: H-2.3, H-2.5, H-4.3, H-4.4
Sustainability Focus? No
5-7. Section 8 Housing Choice Voucher
Program
The Los Angeles County Housing Authority currently administers the Section 8 Housing Choice
Voucher Program for Arcadia residents on behalf of HUD. HUD's Housing Choice Voucher
program assists extremely low and very low-income households by paying the difference
between 30 percent of the household income and the cost of rent. Pursuant to HUD
regulations, 70 percent of the new voucher users must be at the extremely low income level. As
of June 2013, 94 Arcadia households were receiving Housing Choice Vouchers
Objectives:
• Continue to participate in the federally sponsored Section 8 Housing Choice Voucher
program.
• Disseminate information to the public regarding the Section 8 Program and promote
participation by rental property owners.
Coordinate with the County of Los Angeles strive to provide Section 8 Vouchers to at least 90
families annually.
Responsible Agency: Los Angeles County Housing Authority
Funding Source: HUD Section 8
Time Frame: Ongoing
Related Policies: H-3.3
Sustainability Focus? No
5-8. Affordable Housing for Families and
Persons with Special Needs
Persons with disabilities (including persons with developmental disabilities), seniors, and
extremely-low income households have unique housing needs. To facilitate the development of
housing that is affordable to these demographic groups, the City will offer a combination of
financial and regulatory tools:
• Market available residential and mixed-use sites to developers. The sites inventory
information will be distributed in conjunction with information on available regulatory and
financial assistance.
10-4 l Implementation Plan Arcadia General Plan—October 2013—final draft
• Market the State density bonus program to developers to encourage housing development
that includes housing affordable to lower and moderate-income households and senior
residents. Provide incentives in the density bonus program to encourage the inclusion of
extremely low income units in affordable housing projects.
• Encourage housing developers to include accessibility for individuals with disabilities in their
project designs.
• Continue to provide exceptions to regulatory provisions for housing for persons with
disabilities through the adopted reasonable accommodation procedures.
Objectives:
• Maintain a list of qualified housing developers with a track record of providing affordable
housing that is of high quality and well managed. Annually contact these developers to
explore opportunities for affordable housing in Arcadia.
• Assist developers in the application of funding for affordable housing development that
promotes quality development. Annually explore funding opportunities with potential
developers.
• Pursue housing at Santa Anita Racetrack for groomsman, targeting extremely low and lower
income.
• Within the first year of the Planning Period, the City will review and revise as appropriate
the existing reasonable accommodation ordinance, identify any additional policies,
procedures or regulatory provisions currently not addressed by the reasonable
accommodation procedures.
Responsible Agency: Development Services Department
Funding Source: CDBG
Time Frame: Ongoing/ Review Reasonable Accommodation policies by
January 2015.
Related Policies: H-3.1; H-3.2; H-3.3; H-4.1; H-5.2; H-5.3; H-4.1, H-4.2
Sustainability Focus? Yes
5-9. Housing Sustainability
The City offers a variety of programs to promote sustainable development. These include:
• Green building codes;
• Construction Recycling Ordinance;
• Water Efficiency in Landscaping Ordinance; and
• Sustainable Arcadia education program.
Objective:
• Continue to enforce City building codes and ordinances to enhance energy efficiency is
residential construction and maintenance.
Responsible Agency: Development Services Department, Planning Services
Funding Source: Departmental budget; CDBG
Time Frame: Marketing and promotion of sustainability programs and codes is
already occurring and will continue to be ongoing
Related Policies: H-3.4
Sustainability Focus? No
Arcadia General Plan—October 2013-final draft Implementation Plan I 10-5
5-10. Residential Neighborhood Integrity
ity
The City Council has appointed a taskforce lead by the Police Department to identify
mechanisms to preserve the integrity of residential neighborhoods by addressing commercial
housing uses such as birthing homes, boarding houses, and similar uses in residential zones.
The taskforce will coordinate with regional and State efforts to address such uses and provide
recommendations to the City Council.
Objectives
• Revise the Municipal Code to address commercial housing uses such as birthing homes.
• Amend the Zoning Ordinance to specifically address the location and development
standards for SRO housing.
Responsible Agency: Police Department, Development Services Department, County of
Los Angeles
Funding Source: General Fund
Time Frame: Amendments by 2015
Related Policies: H-1.8; H-3.3
Sustainability Focus? No
5-11 . Fair Housing
The City contracts with the Housing Rights Center (HRC) to actively inform residents, landlords
of residential property, and others involved in the insurance, construction, sale or lease of
residential property of the laws pertaining to fair housing. The HRC provides the following
programs and services to its clients, free of charge:
• Landlord-Tenant Counseling
• Predatory Lending Information and Referrals
• Housing Discrimination Investigation
• Enforcement and Advocacy
• Outreach and Education
The City distributes information regarding fair housing to community members upon request and
refers those with complaints and concerns about fair housing to the HRC. The City also
periodically provides information on fair housing, the HRC and its services through the City
newsletter and at the annual Senior Fair.
Objectives
• Continue to contract with a provider to provide fair housing services to residents.
• Disseminate information to the public through the City's newsletter and community events
on the array of fair housing programs and services provided by the City.
• Participate in the Analysis of Impediments to Fair Housing Choice and other fair housing
planning efforts coordinated by the Los Angeles County Community Development
Commission.
Responsible Agency: Development Services Department; Los Angeles County
Community Development Commission; Housing Rights Center
Funding Source: CDBG
Time Frame: Ongoing
Related Policies: H-5.1; H-5.2; H-5.3
Sustainability Focus? No
10-6 I Implementation Plan Arcadia General Plan—October 2013—final draft
5-12. Transitional and Supportive
Housing
To accommodate transitional and supportive housing, the City will amend its zoning ordinance
in accordance with Government Code Section 65583(a)(5) to consider transitional housing and
supportive housing as a residential use of property, subject only to those development
standards that apply to other residential dwellings of the same type in the same zone.
In addition, definitions for "transitional housing" and "supportive housing" will be revised
consistent with Government Code Section 65582.
Objective:
• To accommodate the development of transitional and supportive housing in compliance with
State law.
Responsible Agency: Development Services Department
Financing Source: General Fund
Time Frame: Within one year of adoption of the Housing Element
Related Policies: H-2.4; H-3.3; H-4.1
Sustainability Focus? No
Table 10-1: Quantified Objectives
Extremely Very Low Low Moderate Above Total
Low Moderate
New Construction 138 138 167 177 434 1,054
Rehabilitation 40 40 40 40 0 160
Preservation(Naomi Gardens) 0 100 0 0 0 100
Arcadia General Plan—October 2013-final draft Implementation Plan I 10-7
Attachment No. 3
Addendum to the Certified Final EIR of the
Arcadia General Plan
CITY OF ARCADIA
HOUSING ELEMENT UPDATE (2013-2021)
ADDENDUM TO THE CERTIFIED ENVIRONMENTAL IMPACT REPORT
FOR THE 2010 ARCADIA GENERAL PLAN
(SCH# 2009081034)
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OCTOBER 23, 2013
PREPARED BY:
CITY OF ARCADIA
LISA FLORES, PLANNING SERVICES MANAGER
240 W. HUNTINGTON DRIVE
ARCADIA, CA 91007
INTRODUCTION
1.1 Purpose and Background
This Addendum to the Certified Final Environmental Impact Report for the Arcadia Plan 2035 has been prepared by the City of Arcadia Ci cadia
with the California Environmental Quality Act (Public Resources Code,the State CEQA Guidelines(Cal. Code Rags., (" �) in conformance
sCity Council Resolution No. 6715 - certification ' § 21000 et seq.)et
seq.)
General.) City Plan Co Update, and to address 71 miner changes a ` Tale do Chapter 31 1 rca is
nand adoption of the 2010 Arcadia
below) as a result of the update of the Housing Element of the General Plan ("Housing
Element 2013-2021"). ( using
The Housing Element is one of the seven mandatory elements of the General Plan. It
specifies ways in which the housing needs of existing and future residents can be met.
Consistent with State Housing Element laws, it must be updated on a regular basis. The
Housing Element covers the period extending from October 15, 2013 t
2021. to December 30,
The California Legislature states that a primary housing goal for the State is ensuri
that every resident has a decent home and suitable livin environment and the update is
in compliance with State Housing Element Law Government Code Sections 65580-
65589.8. State law requires housing elements to be updated on a regular basis to reflect
a community's changing housing needs. For cities and counties within the Southern
California Association of Governments (SCAG) region, that period is every eight years
for jurisdictions with a certified housing element. The Government Code also requires
that each draft Housing Element be reviewed by the California Department of Housing Community Development (HCD), and that the HCD's findings be incorporated prior
to adoption, or that specified findings be made in response to the HCD's comments.
The Housing Element consists of three components which include the Housing Element,
an Implementation Plan, and a Housing Element Technical Background Report. The
Housing Element contains Objectives and Policies that serve to re-affirm the objectives
and policies of the existing Housing Element while at the same time enhance upon or
add to the existing objectives and policies to address current housing needs. The
Implementation Plan includes specific housing
tools to implement the objectives and policies of the Housing Element through 2021.
The Housing Element Technical Background Report serves as a background report for
the Housing Element and includes a detailed analysis of housing needs and constraints
to housing. It also includes an inventory of available land for housing, and an evaluation
of accomplishments of current housing programs. In addition, the Housing Element
Technical Report provides a summary of comments and input received from the
community as a result of the public outreach.
1.2 Project Description
In compliance with state housing element law, the proposed Housing Element update for
the 2013-2021 Regional Housing Needs Assessment (RHNA) Cycle, consists of
identification and analysis of existing and projected housing needs and a statement of
goals, policies, quantified objectives, financial resources, and scheduler
the preservation, improvement and development of housing Changes the programs
as noted in the Final EIR are not necessary due to the minor non-substantive changes
proposed by the Housing Element update.
2
i
1.3 Lead Agency and Discretionary Approvals
This Addendum documents the City's consideration of the potential environmental
impacts resulting from the minor changes to the Program as a result of the update of the
Housing Element for RHNA cycle 2013-2021 and explains the City's decision that a
subsequent Environmental Impact Report (E1R) is not required. The City of Arcadia is
the lead agency and has approval authority over the Program and the Housing Element
once it receives written approval from HCD. On October 2, 2013, HCD conducted a
streamlined review of the draft housing element based on the City meeting eligibility
criteria detailed in the Department's Housing Element Update Guidance. The City also
utilized SCAG's pre-approved housing element data. HCD determined that the draft
element addresses the statutory requirements of the State housing element law, and the
draft element will comply with Article 10.6 of the Government Code once adopted and
submitted to the Department, pursuant to Section 65585(g).
1.4 Documents Incorporated by Reference
Section 15150 of the State CEQA Guidelines encourage environmental documents to
incorporate by reference other documents that provide relevant data and analysis.
The following documents are hereby incorporated by reference within this Addendum,
and all of these documents are considered part of the Final EIR.
• Certified Final Environmental Impact Report and Adoption of the Arcadia General
Plan Update (Resolution No 6715) — City of Arcadia General Plan 2035, State
Clearinghouse #2009081034, Certified November 16, 2010. The EIR consists of the
Final EIR and the Draft EIR(as modified by the Final EIR).
• Ordinance No. 2272— Repealing and Replacing various sections of Article IX of the
Arcadia Municipal Code to enact the 2010 General Plan Update project and establish
new zoning designations for Downtown Mixed Use (DMU), Mixed Use (MU), and
Restricted Multi-Family(R-3-R).
• Ordinance No. 2273 — Amending carious sections of Article IX of the Arcadia
Municipal Code to enact the 2010 General Plan Update project and address new
local and state regulations and standards.
• Ordinance No. 2274— Certifying the 2010 Zoning Map as the Official Zoning Map of
the City of Arcadia
• 2010 General Plan Update, adopted November 16, 2010.
These documents incorporated by reference are available for review at the City of
Arcadia Community Development Department—Planning Division.
1.5 CEQA Requirements for Use of an Addendum
When a lead agency has already prepared an EIR, CEQA mandates that "no
subsequent or supplemental environmental impact report shall be required by the lead
agency or any responsible agency, unless one or more of the following events occurs:
(a) substantial changes are proposed in the project which will require major revisions of
the environmental impact report; (b) substantial changes occur with respect to the
circumstances under which the project is being undertaken which will require major
revisions in the environmental impact report; (c) new information, which was not known
and could not have been known at the time the environmental impact report was certified
3
as complete, becomes available" Cal. Pub. Res. Code,
( § 21166). State CEQA
Guidelines Section 15162 clarifies that a subsequent ER or supplemental EIR is only
required when "substantial changes" occur to a project or the circumstances surrounding
a project, or"new information" about a project implicates "new significant environmental
effects"or a "substantial increase in the severity of previously significant effects."
When only some changes or additions to a previously certified EIR are necessary and
none of the conditions described in Public Resources Code Section 21166 or Section
15162 of the State CEQA Guidelines calling for the preparation of a subsequent or
supplemental EIR are met, CEQA allows the lead agency to prepare and adopt an
addendum(State CEQA Guidelines, § 15164(a)).
Previous analysis of environmental impacts has been conducted for the Program,
including an Initial Study, a draft EIR, and a Certified Final FEIR ("Final EiR").
1.6 Statement of Environmental Findings
The City of Arcadia finds as follows:
1. Substantial changes are proposed in the project which will require major
revisions of the previous EiR due to the involvement of new significant
environmental effects or a substantial increase in the severity of previously
identified significant effects [State CEQA Guidelines, § 15162(a)(1));
Adoption of the draft 2013-2021 Housing Element updates will not require major
revisions to the previous 2010 FEIR because no new significant environmental
effects or substantial increase in the severity of previously identified significant
effects will occur. No substantial changes to the project are being proposed. The
adoption of the updated Housing Element involves updates to data, analysis and
programs that will not allow new development or physical changes to the
environment that would increase previously identified cumulative impacts.
Statements of overriding considerations were made in conjunction with the 2010
FEIR and implementation of related programs. Overriding considerations included:
Air Quality, Noise, Transportation, and GHG Emissions. No significant, adverse site-
specific impacts were previously identified.
The Housing Element Update will not cause a substantial increase in the severity of
the identified citywide cumulative impacts. No new property rezones are included in
the 2013-2021 Housing Element, and no physical changes to the environment will
occur with adoption of this update to the Housing Element. Therefore, updates to the
Housing Element will not have new significant environmental effects or substantially
increase the severity of previously identified significant effects.
2. Substantial changes occur with respect to the circumstances under which the
project is undertaken which will require major revisions of the previous EIR
due to the involvement of new significant environmental effects or a
substantial increase In the severity of previously identified significant effects
[State CEQA Guidelines, § 15162(a)(2)]; or,
Adoption of the draft 2013-2021 Housing Element Update will not require major
revisions to the 2010 FEIR because no substantial changes have occurred with
respect to the circumstances under which the project was undertaken. The adoption
of the updated Housing Element only involves updates to data, analysis, and
programs that will not allow new development or physical changes to the
4
environment that would cause new significant effects or increase the severity of
previously identified cumulative impacts.
Although statements of overriding considerations were made in conjunction with the
2010 FEIR, substantial changes in the circumstances under which the project was
undertaken have not occurred since it was adopted in November 2010. As
discussed under number "1" above, no substantial increases in the severity of the
cumulative impacts will occur. No significant, adverse site-specific impacts were
identified in the 2010 FEIR and no physical changes to the environment will occur
with adoption of the 2013-2021 Housing Element. Therefore, updates to the Housing
Element will not have new significant environmental effects or substantially increase
the severity of previously identified significant effects due to changes in
circumstances.
3. New information of substantial importance, which was not known and could
not have been known with the exercise of reasonable diligence at the time the
Board of Supervisors certified the previous EIR, shows any of the following:
a. The project will have one or more significant effects not discussed in the
previous EIR [State CEQA Guidelines, § 15162(a)(3)(A)];
No new information of substantial importance has been introduced that would
increase the severity of the identified cumulative impacts or cause new significant
effects not discussed in the 2010 FEIR. The adoption of the updated Housing
Element involves updates to data and programs that will not allow new
development or physical changes to the environment that would increase
previously identified cumulative impacts. The Housing Element update will not
have one or more significant project or cumulative effects since it does not
propose nor allow new development or other changes to the physical
environment. Circumstances have not significantly changed as the 2010 FEIR
was adopted nearly three years ago.
b. Significant effects previously examined will be substantially more severe
than shown in the previous EiR [State CEQA Guidelines, § 15162{a)(3)(B)];
No new information of substantial importance has been introduced that would
increase severity of the impacts discussed in the 2010 FEIR. As discussed
under number "1" above, adoption of the draft 2013-2021 Housing Element does
not propose nor allow new development or other changes to the physical
environment.
c. Mitigation measures or alternatives previously found not to be feasible
would in fact be feasible and would substantially reduce one or more
significant effects of the project, but the project proponents decline to
adopt the mitigation measure or alternative [State CEQA Guidelines, §
15162(a)(3)(C)1;
No new information of substantial importance has been introduced that would
make mitigation measures or alternatives previously found not to be feasible that
were discussed in the 2010 FEIR to now be feasible. The adoption of the
updated Housing Element involves updates to data, analysis, and programs that
will not allow new development or physical changes to the environment that
would increase previously identified cumulative impacts. Statements of overriding
consideration were adopted for the previously identified cumulative impacts.
Additional mitigation measures and alternatives that were previously considered
s
would not reduce the identified impacts for the same reasons stated in the 2010
FEIR.
d. Mitigation measures or alternatives which are considerably different from
those analyzed in the previous EIR would substantially reduce one or more
significant effects on the environment, but the project proponents decline
to adopt the mitigation measure or alternative [State CEQA Guidelines, §
15162(a)(3)(D)].
No new information of substantial importance has been introduced that would
require mitigation measures or alternatives which are considerably different from
those that were discussed in the 2010 FEIR and/or that would substantially
reduce one or more significant effects on the environment. Statements of
overriding considerations were adopted for the previously identified cumulative
impacts. No new or previously rejected mitigation measures or alternatives would
reduce potential impacts.
6
ENVIRONMENTAL DETERMINATION
Based upon the evidence in light of the whole record documented in the attached
environmental checklist explanation and cited incorporations:
® I find that the amended project has previously been analyzed as part of an earlier
CEQA document. The amended project is a component of the whole action
analyzed in the previous CEQA document.
❑ I find that the amended project has previously been analyzed as part of an earlier
CEQA document. Minor additions and/or clarifications are needed to make the
previous documentation adequate to cover the project which are documented in
this addendum to the earlier CEQA document(CEQA § 15164).
❑ I find that the amended project has previously been analyzed as part of an earlier
CEQA document. However, there is important new information and/or substantial
changes have occurred requiring the preparation of an additional CEQA
document (ND or EIR) pursuant to CEQA Guidelines Sections 15162 through
15163.
•
Signed
Lisa Flores, P, ping Services Manager Date / l3