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HomeMy WebLinkAboutItem 1a - Resolution No. 6997 adopting the 2014-2021 Housing Elementv� Ge,JJFOR.v19"y� f v Au;, S. 1903 STAFF REPORT o Development Services Department DATE: December 3, 2013 TO: Honorable Mayor and City Council FROM: Jason Kruckeberg, Assistant City Manager /Development Services Director Jim Kasama, Community Development Administrator By: Lisa L. Flores, Planning Services Manager SUBJECT: RESOLUTION NO. 6997 APPROVING GENERAL PLAN AMENDMENT NO. GPA 13 -02 - AN AMENDMENT TO THE ARCADIA GENERAL PLAN TO ADOPT THE 2014 -2021 HOUSING ELEMENT UPDATE AND AN ADDENDUM TO THE CERTIFIED FINAL ENVIRONMENTAL IMPACT REPORT FOR THE ARCADIA GENERAL PLAN (SCH #2009081034) Recommendation: Adopt SUMMARY This project is an amendment to the Arcadia General Plan Housing Element, which describes how the City proposes to meet the existing and projected housing needs of the community from January 2014 through October 2021, as required by the State of California. It is recommended that the City Council adopt Resolution No. 6997 approving the Addendum to the Certified Final Environmental Impact Report of the Arcadia General Plan Update and the Final 2014 -2021 Housing Element Update and authorizing submission of the Final 2014 -2021 Housing Element to the California Department of Housing and Community Development. BACKGROUND On November 16, 2010, the City Council adopted the current Housing Element, which covers the period of July 1, 2008 to October 15, 2013. The Housing Element is a State mandated element of local General Plans that contains the City's plans to meet the existing and projected housing needs of all economic segments of the population. According to State law, all jurisdictions within the Southern California Association of Government (SCAG) region, which includes the City of Arcadia, are required to prepare an update to the Housing Element for Adoption of 2014 -2021 Housing Element Update December 3, 2013 Page 2 of 8 the upcoming planning period (2014- 2021). The State can penalize jurisdictions that do not adopt a Housing Element update within 120 calendar days after October 15, 2013. The next update will be required in eight years for those jurisdictions that meet the deadline. Jurisdictions that miss the deadline will be required to adopt their next Housing Element update in four years because their Housing Element will be considered out of compliance with State law. If a city has a non - compliant Housing Element, there may be ramifications including, but not limited to, limited access to state funding, developers and housing advocates may have the right to file a lawsuit for a non - compliant Housing Element, and the City may be required to carry-over to the next housing element planning period any unmet Regional Housing Need Allocation (RHNA) requirements. The City has contracted with RBF Consulting, Inc. to assist staff in the preparation of the 2014 -2021 Draft Housing Element (refer to Attachment No. 1 of the City Council Resolution No. 6997) to meet current requirements of State law. The 2014 -2021 Draft Housing Element, which has been prepared in compliance with California Government Code Sections 65350 -65362 and 65580- 65589.8, provides an analysis of the existing and projected housing needs of the City, and incorporates goals and policies designed to preserve, improve, and develop housing to meet the needs of residents. The Planning Commission reviewed the 2014 -2021 Draft Housing Element at their meeting on November 12, 2013, and recommended, by a 4 -0 vote with one Commissioner absent, that the City Council adopt the document and the Addendum to the Certified Final Environmental Impact Report (FEIR) of the Arcadia General Plan Update. DISCUSSION Since the current Housing Element was adopted in November 2010, most of the information included is still relevant. Only minor changes have been incorporated to meet changes in State law, and to utilize the most recent data available. The updated Draft Housing Element maintains the same format and organization as the current Housing Element and includes the following sections: Housing Needs Assessment, Housing Constraints, Housing Resources, and Implementation Plan. The following summarizes the changes in the 2014 -2021 Draft Housing Element: 1. Updated data has been incorporated into the Draft Housing Element utilizing the following sources: • Southern California Association of Governments (SCAG) • 2012 Regional Transportation Plan Growth Forecast, SCAG • U.S. Census Bureau (1990, 2000, and 2010) • California Employment Development Department 2013 Labor Market • State Department of Finance and American Community Survey Adoption of 2014 -2021 Housing Element Update December 3, 2013 Page 3 of 8 • 2011 Los Angeles Homeless Services Authority (LAHSA) • Area Housing Authority of the County of Los Angeles 2. The Regional Housing Needs Assessment (RHNA) analysis has been updated, utilizing the latest projections developed by SCAG. For the 2014- 2021 Housing Element cycle, the City of Arcadia has been assigned a RHNA of 1,054 units divided into income categories as shown in Table 1 below. This figure is significantly lower than the 2,149 units established by the previous RHNA for the 2008 -2014 planning period. While cities are not required to construct these units, they must show that they have adequate sites to accommodate this number of units. Table 1 — Housing Production Goals for 2014 -2021 Extremely Low /Very $19,440 - $32,400 276 Low Low Income $32,400-$51,840 176 Moderate Income $51 ,840 - $77,856 177 Above Moderate Income >$77,856 434 Total 1,054 Table 2 shows that the City has sufficient land zoned for residential use to meet the RHNA requirement of 1,054 units with a potential to accommodate up to 1,828 units. Therefore, no land use change or rezoning of any kind is required to meet the housing sites inventory requirement. The availability of sites does not imply that all the units will be constructed by 2021, only that the City can accommodate the construction of the 1,054 units under current zoning and development regulations. The market will dictate when and how many units will actually be built. Table 2 - Sites Inventory and Proaress toward RHNA Extremely Low/ Very Low Low Moderate Above 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 0 22 22 Estate Residential 0 149 149 Adoption of 2014 -2021 Housing Element Update December 3, 2013 Page 4 of 8 3. The Housing Programs section has been updated to remove the following programs that are no longer available due to the State's dissolution of redevelopment throughout California: • First time Homebuyer Assistance • Density Bonus Incentives • Redevelopment set -aside funds 4. A list of comments from the Community Workshop and Planning Commission and City Council meetings was added to the Housing Element, along with a description of how the Housing Element policies seek to respond to these comments: Comment Themes Extremely Low/ Very Low Low Moderate Above Moderate Total Downtown Mixed Use 304 0 304 Mixed Use 510 0 510 Total Capacity 1,492 336 1,828 3. The Housing Programs section has been updated to remove the following programs that are no longer available due to the State's dissolution of redevelopment throughout California: • First time Homebuyer Assistance • Density Bonus Incentives • Redevelopment set -aside funds 4. A list of comments from the Community Workshop and Planning Commission and City Council meetings was added to the Housing Element, along with a description of how the Housing Element policies seek to respond to these comments: Comment Themes Housing Element Response Maintaining the City's identity as Continue to offer housing programs that preserve the a "Community of Homes" quality and character of existing neighborhoods, such as residential rehabilitation assistance and code enforcement services (refer to Policy H -1.2). Discouraging construction of Continue policies and programs that provide design homes that are much larger in guidance and require design review (refer to Policy H- scale than the surrounding 1.4). neighborhood Non - residential uses locating Include a policy to coordinate with appropriate local, within areas zoned for residential regional, and state agencies to develop mechanisms uses to discourage or prohibit such uses (refer to new Policy H -1.8). High cost of housing Continue to provide opportunities for multi - family housing development. Continue to offer incentives to facilitate mixed -use developments in targeted areas. (Refer to Policy Nos. H -2.2 and H -5.1) Traffic congestion Continue 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 (refer to Policy nos. H -2.2 and H -2.5). Adoption of 2014 -2021 Housing Element Update December 3, 2013 Page 5 of 8 Higher numbers of vacant Continue 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 (refer to Policy H -1.1). Policies and Programs A major component of the Housing Element is the Housing Programs section, 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 types • 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 The programs in the 2014 -2021 Housing Element are mostly a continuation of those established in the current Housing Element (2008- 2014), which are still relevant. This is because 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. There are three required areas where the City must make changes to the Municipal Code to meet HCD requirements. These modifications are required to be made within the next year, and are targeted to be addressed in the upcoming Zoning Code Update. 1. Affordable Housing for Families and Persons with Special Needs — Identify any additional policies, procedures, or regulatory provisions currently not addressed by the reasonable accommodation procedures and revise the ordinance as appropriate. 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. 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). Transitional housing is a type of housing used to facilitate the movement of homeless individuals and families to permanent housing. Adoption of 2014 -2021 Housing Element Update December 3, 2013 Page 6 of 8 Similar to transitional housing, supportive housing can take several forms, including group quarters, single - family homes, and multiple - family apartments. Supportive housing typically includes onsite or offsite services to assist the tenants in retaining the housing, improving residents' health status, and maximizing the ability to live, and when possible, work in the community. 3. Reasonable Accommodation Ordinance — Identify any additional policies, procedures, or regulatory provisions currently not addressed by the reasonable accommodation procedures to ensure that homes are accessible for the mobility impaired and revise the ordinance as appropriate (the current ordinance is too limited in that it only addresses modifications to single - family units, second - units, and non - residential zones that allow certain residential uses). HCD Review and Certification The Department of Housing and Community Development (HCD) is responsible for reviewing all draft and final Housing Elements. HCD reviewed the City's Draft Housing Element Update and reported its findings in a letter dated October 2, 2013, noting that the draft document complies with the statutory requirements of State housing element law. A copy of the HCD letter is included as Attachment No. 5. HCD. Upon adoption, the Final Housing Element must be returned to HCD for final certification by February 13, 2014. Under State law, HCD has 90 days after receipt to certify the adopted element. ENVIRONMENTAL ANALYSIS On November 16, 2010, an Environmental Impact Report (EIR) was approved for the General Plan Update and Housing Element in accordance with the California Environmental Quality Act (CEQA) Guidelines. A copy of the Final EIR is available for review on the Arcadia General Plan website. Pursuant to CEQA, an Addendum to the Arcadia General Plan EIR (SCH #2009081034) was prepared by staff for the Housing Element Update. A detailed analysis and discussion of the Draft Housing Element is provided within Attachment No. 2. Because the residential land use assumptions from the General Plan 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 will not create any new significant impacts or increased severity of impacts as compared to those identified in the Final EIR. Adoption of 2014 -2021 Housing Element Update December 3, 2013 Page 7 of 8 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. COMMUNITY OUTREACH AND PUBLIC NOTICE A public outreach program has been completed, which included a community workshop that was held on February 26, 2013; a Planning Commission meeting on March 12, 2013; and a City Council meeting on April 2, 2013. In addition, the workshop was advertised in the Pasadena Star News newspaper, on Pasadena Star News website for two weeks, the Arcadia's Best website, and information was always made available on the Arcadia General Plan website. A notice of public hearing was published twice in two newspapers — the Pasadena Star News and the Arcadia Weekly on October 24, 2013, for the November 12, 2013, Planning Commission hearing, and on November 21, 2013, for the December 3, 2013, City Council hearing. FISCAL IMPACT The City allocated $21,964.80 in the adopted FY 2012 -2013 Budget for the Housing Element Update. No additional funding is needed to implement the Housing Element because the implementation programs maintain or refine on- going activities. RECOMMENDATION It is recommended that the City Council adopt Resolution No. 6997 approving General Plan Amendment No. GPA 13 -02 — An amendment to the Arcadia General Plan to adopt the 2014 -2021 Housing Element Update and an Addendum to the Certified Final Environmental Impact Report for the Arcadia General Plan. Approved: Dominic La7 ar City Manager Adoption of 2014 -2021 Housing Element Update December 3, 2013 Page 8 of 8 Attachment No. 1: Resolution No. 6997 Attachment No. 2: Addendum to the Certified Final EIR of the Arcadia General Plan Attachment No. I Final 2014 -2021 Housing Element Appendix B — Technical Background Report Appendix C — Community Workshop Comments Attachment No. 4: November 12, 2013 Planning Commission staff report (excluding exhibits). Attachment No. 5: October 2, 2013 Letter from HCD RESOLUTION NO. 6997 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ARCADIA, CALIFORNIA, ADOPTING THE ADDENDUM TO THE CERTIFIED FINAL ENVIRONMENTAL IMPACT REPORT OF THE ARCADIA GENERAL PLAN (SCH #2009081034), ADOPTING ENVIRONMENTAL FINDINGS PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT, AND ADOPTING THE FINAL 2014 -2021 HOUSING ELEMENT UPDATE WHEREAS, in 2012 the City of Arcadia initiated General Plan Amendment No. GPA 13 -02 to update the Housing Element to meet the requirements of State law; and WHEREAS, Government Code Sections 65302(c) and 65583 mandate that the City's General Plan contain a Housing Element that consists of an identification and analysis of existing and projected housing needs; a statement of goals, policies, quantified objectives, financial resources, and scheduled programs for the preservation, improvement, and development of housing; and sites inventory and progress toward the Regional Housing Needs Assessment; and WHEREAS, Government Code Sections 65580 through 65589.8 require local agencies to adopt, implement and periodically revise housing element in their General Plans to accommodate their respective fair share of new and affordable housing; and WHEREAS, Government Code Section 65589.3 provides that if the California Department of Housing and Community Development ( "HCD ") finds that a housing element or housing element revision substantially complies with Article 10.6 of the Government Code (Sections 65580 through 65589.8), then the housing element or housing element revision is reputably presumed to be valid; and WHEREAS, the Draft 2014 -2021 Housing Element Update was submitted to HCD for its review and "substantial compliance" finding under Government Code Section 655$9.3; and WHEREAS, on October 2, 2013, HCD sent a letter to the City stating that HCD completed its review of the City's draft Housing Element Update and found that the draft Housing Element Update will comply with State Housing Element Law (Article 10.6 of the Government Code Section) once the Housing Element Update is adopted; and WHEREAS, the adoption of the Housing Element Update will supersede and replace the existing 2010 Housing Element of the General Plan; and WHEREAS, in accordance with the California Environmental Quality Act ( °CEQA "), the City prepared a draft Initial Study and an Addendum to the Final Environmental Impact Report (TEIR ") of the Arcadia General Plan (SCH #2009081034) for the proposed 2014 -2021 Housing Element Update, which concluded that the adoption of the proposed Housing Element Update would not have any significant effects on the environment, and thus, staff determined an Addendum to the FEIR for this project is appropriate; and WHERAS, a public hearing was held by the Planning Commission on November 12, 2013, at which time all interested persons were given full opportunity to be heard and to present evidence; and WHEREAS, the Planning Commission voted 4 -0 with one Commissioner absent to recommend that the City Council adopt the Addendum to the Certified Final Environmental Impact Report of the Arcadia General Plan and adopt the final 2014- 2021 Housing Element Update; and -2- WHEREAS, a public hearing was held by the City Council on December 3, 2013, at which time all interested persons were given full opportunity to be heard and to present evidence. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF ARCADIA DOES HEREBY FIND, DETERMINE, AND RESOLVE AS FOLLOWS: SECTION 1. That the factual data submitted by the Development Services Department in the December 3, 2013 staff report is true and correct. SECTION 2. That Section 15162 of the California Environmental Quality Act (CEQA) Guidelines identifies the circumstances under which a subsequent environmental document is required, and based on the following findings, there is no need to adopt a supplemental or subsequent Environmental Impact Report for the Housing Element Update: There have been no substantial changes proposed in the project which would require major revisions to the previous Environmental Impact Report ( "EiR ") due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects. Since the current Housing Element was adopted in November 2010, most of the information provided in it is still relevant, and only minor changes have been incorporated to meet changes in State law and to utilize the most recent data available. 2. No substantial changes have occurred with respect to the circumstances under which the project is undertaken that 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. The City has not -3- approved any General Plan Amendments or Zoning Code Amendments that would affect the availability of housing since the Final EIR was approved on November 16, 2010. Therefore, the circumstances under which the Housing Element will be implemented have not changed. 3. No new information of substantial importance, which was not known and could have not been known with the exercise of reasonable diligence at the time the previous EIR was certified as complete, shows any of the following: A) The project will have one or more significant effects not discussed in the previous EIR; B) Significant effects previously examined will be substantially more severe than shown in the previous EIR; 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 proponent declines to adopt the mitigation measure or alternative; or proponent declines to adopt the mitigation measures or alternative; or 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 proponent declines to adopt the mitigation measures or alternatives. According to the Adequacy of Sites Inventory section of the Housing Element, the vacant and underutilized sites can potentially accommodate 1,054 units under the current General Plan within the 2014 -2021 Housing Element period. Therefore, the project will not have new or more severe significant impacts, and all mitigation measures identified in the Final EIR remain feasible. 4. The Addendum for the Final EIR has been completed in compliance with CEQA and the CEQA Guidelines. 52 5. The Addendum to the Final EIR need not be circulated for public review pursuant to CEQA Guidelines Section 15164(c), but shall be attached to the Final EIR of the Arcadia General Plan for the City's 2014 -2021 Housing Element per CEQA Guidelines Section (Cal. Code Regs., Title 14, Chapter 3 § 15000 et seq.). SECTION 3. Based upon the proposed Housing Element Update, the following findings are hereby made: 1. The proposed Housing Element Update has been prepared in compliance with State Law (Government Code Sections 65350 -65362 and 65580- 65589.8), in that all required notices have been provided, timelines have been met, and the document incorporates all required information, including but not limited to, the City's projected housing needs; a statement of goals, policies, quantified objectives, financial resources; scheduled programs for the preservation, improvement, and development of housing. 2. The proposed Housing Element Update is in compliance with the Regional Housing Needs Assessment projections prepared by the Southern California Association of Governments, in that those projections have been incorporated into the document. 3. The proposed Housing Element Update is consistent with all other adopted elements of the City's General Plan, in that all of the proposed changes have been evaluated and have been found not to be in conflict with the policies contained in all other elements of the General Plan. Since the current Housing Element was adopted in November 2010, most of the information provided in it is still relevant, and only minor changes have been incorporated into the 2014 -2021 Housing Element Update so as to meet changes in State law and to utilize the most recent data available. -5- SECTION 4. The City Council hereby approves General Plan Amendment No. GPA 13 -02, thereby adopting the 2014 -2021 Housing Element Update. SECTION 5. The City Clerk shall certify to certify to the adoption of this Resolution. Passed, approved and adopted this day of ATTEST: City Clerk APPROVED AS TO FORM: P Stephen P. Deitsch City Attorney C. W141yK1 Mayor of the City of Arcadia CITY OF ARCADIA HOUSING ELEMENT UPDATE (20113 -2021) ADDENDUM TO THE CERTIFIED ENVIRONMENTAL IMPACT REPORT FOR THE 2010 ARCADIA GENERAL PLAN $SCH## 2000031 0340 111141 i -1 �r Wk Ml ARCADIA 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 General Plan 2035 has been prepared by the City of Arcadia ( "City ") in conformance with the California Environmental Quality Act (Public Resources Code, § 21000 et seq.) ( °CEQA "), the State CEQA Guidelines (Cal. Code Regs., Title 14, Chapter 3 § 15000 et seq.) City Council Resolution No. 6715 - certification and adoption of the 2010 Arcadia General Plan Update, and to address minor changes to the General Plan (as defined below) as a result of the update of the Housing Element of the General Plan ( "Housing Element 2013- 2021 "). 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 to December 30, 2021. The California Legislature states that a primary housing goal for the State is ensuring that every resident has a decent home and suitable living 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 and 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 programs consisting of implementation 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 scheduled programs for the preservation, improvement and development of housing. Changes to the description as noted in the Final E1R are not necessary due to the minor non - substantive changes proposed by the Housing Element update. 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 (EIR) 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 #2009089034, 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 Mufti - 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 as complete, becomes available" (Cal. Pub. Res. Code, § 21166). State CEQA Guidelines Section 15162 clarifies that a subsequent EIR 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 EfR "). 1.6 Statement of Environmental Findings The City of Arcadia finds as follows: 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)j; 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)1; 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 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)]; 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 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. ENVIRONMENTAL DETERMINATION Based upon the evidence in fight 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). ❑ 1 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 Date 10�Z3 Lisa Flores, P a ping Services Manager Chapter 5: Housing Element Arcadia General P I 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 1 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 1 Housing Element Arcadia General Plan — October 2013 — Final Draft Achieving 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 1 3 Planning Framework fo,. 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 1 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 (HCD). 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 1 5 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 1 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 Housing Type 1990 2000 2012 2000 -2012 Percent Change in Units Number of Units Percent of Total Number of Units Percent of Total Number of Units Percent of Total 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 - I - 1,379 7% 1,115 5% 1 -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% 1 19,970 1 100% 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: Arcadia General Plan — October 2013 — final draft Housing Element 1 7 Pasadena 7.19 percent, Monrovia 4.91 percent, Alhambra 5.49 percent, Temple City 4.22 percent, and Sierra Madre 5.39 percent. Table H -3: Occupied Housing Tenure and Vacancy Tenure December 2011 1990 % Change 2000 $670,000 2010 Number Percent of Total Number Percent of Total Number Monrovia Percent of Total Total Housing Units 18,352 Pasadena 100.0% 19,149 17.53% 100.0% 20,686 $585,000 100.0% Renter - Occupied 7,052 $517,000 38.4% 7,217 $309,000 37.7% 7,221 34.9% Owner - Occupied 11,300 1 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 H -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 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, 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, 8 1 Housing Element Arcadia General Plan — October 2013 — Final Draft including health care, food, and clothing. As can be intuited, the cost burden decreases as overall income increases. 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 1 9 Table H -5: Summary of Housing Needs Special Needs Groups Persons per Households Elderly Persons 9,214 Disabled Persons 3,706 Large Households 2,281 Female Headed Households 2,138 Farm workers 0 Homeless 60 Affordable Units At -Risk of Conversion 16.8% 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) Income Group % of County MFI Total Housing Units Allocated Percentage of 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% Tota I j 1.54 j 100.0% Note: MFI= Median Family Income Source: Southern California Association of Governments, 2012. 10 1 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. The 2008 -2014 Housing Element adopted in November 2010 reported that the City issued building permits for a total of 422 units between January 1, 2006 and October, 2009. This included new housing units as well as housing units which replaced older units that were demolished. Since that time, 111 net new housing units have been constructed in Arcadia. This included 59 units affordable to above moderate- income households and 52 units affordable to moderate - 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. Forty -three of the moderate income units are senior housing units called Campus Commons. It has a 55 year affordability covenant. The remaining three units affordable to moderate income households are accessory dwelling units. These units are not income - restricted, but have lower rents based on the unit size. 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. Arcadia General Plan — October 2013 — final draft Housing Element 1 11 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. 12 1 Housing Element Arcadia General Plan — October 2013 — Final Draft Involving the Community in Dlanning 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 Arcadia General Plan — October 2013 — final draft Housing Element 1 13 consultant 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 m Continues policies and programs that provide homes that are much larger design guidance and require design review. in scale than the surrounding neighborhood Non - residential uses locating • Includes a policy to coordinate with within areas zoned for appropriate local, regional, and state agencies residential uses to develop mechanisms to discourage or prohibit such uses. High cost of housing 0 Continues to provide opportunities for multifamily housing development. ■ Continues programs to offer incentives to facilitate mixed use developments in targeted areas. Traffic congestion 0 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. 14 1 Housing Element Arcadia General Plan — October 2013 — Final Draft 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 contribute to neighborhood deterioration. quality 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 -1: Conserve and improve the condition of the existing housing stock. Policy H -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 H -1.4: Support the preservation and maintenance of historically and architecturally significant buildings and neighborhoods. Arcadia General Plan — October 2013 — final draft Housing Element 1 15 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. Policy H -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. 16 1 Housing Element Arcadia General Plan — October 2013 — Final Draft 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. 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 H -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 H -2.2: Encourage development of residential uses in strategic proximity to employment, recreational facilities, schools, neighborhood commercial areas, and transportation routes. Policy H -2.3: Encourage compatible residential development in areas with recyclable or underutilized land. Policy H -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. Arcadia General Plan — October 2013 — final draft Housing Element 1 17 Policy H -2.5: Promote commercial /residential mixed use developments in Downtown Arcadia and along First Avenue and Live Oak Avenue. Policy H -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 H -3.1: Facilitate homeownership opportunities for lower- and moderate - income households. Policy H -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 H -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. 18 1 Housing Element Arcadia General Plan — October 2013 — Final Draft Minimizing Constraints to Housing Development 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 H -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 H -4.3: Provide for streamlined, timely, and coordinated processing of residential projects to minimize holding costs and encourage housing production. Policy H -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. Arcadia General Plan — October 2013 — final draft Housing Element 1 19 Goal H -5: Continue to promote equal housing opportunity in the City's housing market regardless of age, race, color, national origin, ancestry, sex, disability, marital status, familial status, source of income, sexual orientation, or any other arbitrary factors. Policy H -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. 20 1 Housing Element Arcadia General Plan — October 2013 — Final Draft Introduction......................................................................................................... ............................... 1 AchievingOur Vision .......................................................................................... ............................... 3 Planning Framework for Housing ....................................................................... ............................... 4 Involving the Community in Planning ............................................................... ............................... 13 Goals, Policies, and Programs ......................................................................... ............................... 15 Table H -1: Age of Housing Stock ....................................................................... ............................... 6 TableH -2: Housing Unit Types .......................................................................... ............................... 7 Table H -3: Occupied Housing Tenure and Vacancy .......................................... ............................... 8 Table H -4: Median Home Prices ........................................................................ ............................... 8 Table H -5: Summary of Housing Need .............................................................. ............................... 9 Table H -6: RHNA ( 2014 - 2021) ........................................................................ ............................... 10 Arcadia General Plan — October 2013 — final draft Housing Element 1 21 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 Section1 INTRODUCTION .................................................................................................................. ..............................1 PublicParticipation ................................................................................................. ............................... 1 PublicHearings ....................................................................................................... ............................... 2 Housing Element Responses .................................................................................. ............................... 2 Section 2 COMMUNITY NEEDS ASSESSMENT ............................................................. ............................... 3 Population and Employment Trends ..................................................................... ............................... 3 Household Characteristics ..................................................................................... ............................... 6 IncomeProfile ......................................................................................................... ..............................7 SpecialNeeds Groups .......................................................................................... ............................... 10 HousingProfile ..................................................................................................... ............................... 15 HousingIssues ...................................................................................................... ............................... 16 Affordable Housing in Arcadia .............................................................................. ............................... 21 Estimatesof Housing Need .................................................................................. ............................... 24 ProjectedHousing Need ....................................................................................... ............................... 25 Section 3 HOUSING CONSTRAINTS ................................................................................................... .............................27 MarketConstraints ............................................................................................... ............................... 27 PublicPolicy Constraints ...................................................................................... ............................... 29 Governmental Constraints ................................................................................... ............................... 30 Environmental Constraints ................................................................................... ............................... 48 Section 4 HOUSING RESOURCES ........................................................................... ............................... 50 Residential Development Potential ....................................................................... ............................... 50 FinancialResources .............................................................................................. ............................... 57 Administrative Resources ...................................................................................... ............................... 58 EnergyConservation .............................................................................................. ............................... 58 Section 5 REVIEW OF PAST ACCOMPLISHMENTS .............................................................................. .............................59 Appendix A: Map of Potential Housing Sites ................................................ ............................... 73 AppendixB: Inventory of Sites ..................................................................... ............................... 75 Appendix C: Community Workshop Notes ................................................. ............................... 134 List of Tables Table 1: Population Growth: Arcadia and Surrounding Cities, 1990 - 2010 ................. ............................... 4 Table 2: Population and Growth 1990 - 2035 ............................................................... ............................... 4 Table3: Age Distribution ............................................................................................ ............................... 4 Table 4: Race and Ethnicity by Person ....................................................................... ............................... 5 Table 5: Employment by Occupation ......................................................................... ............................... 6 City of Arcadia i Housing Element Technical Background Report Table 6: Household Characteristics .......................................................................... ............................... 7 Table 7: Households by Income Category ................................................................... ............................... 9 Table 8: Tenure By Income Category by Household Type .......................................... ............................... 9 Table 9: Residential Care Facilities for the Elderly in Arcadia ................................. ............................... 11 Table 10: Disability by Age ....................................................................................... ............................... 12 Table 11: Persons with Developmental Disabilities by Age ...................................... ............................... 12 Table 12: Special Needs Households ........................................................................ ............................... 13 Table 13: Homeless Services and Facilities — Arcadia and Nearby Areas ................ ............................... 14 Table 14: Housing Unit Growth ............................................................................... ............................... 15 Table15: Housing Unit Types .................................................................................. ............................... 15 Table 16: Occupied Housing Tenure and Vacancy ................................................... ............................... 16 Table17: 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 ............... ............................... 19 Table 22: Calculation of Affordable Housing Cost .................................................... ............................... 20 Table 23: Housing Affordability in Los Angeles County ............................................ ............................... 20 Table 24: Affordable Housing in Arcadia ................................................................. ............................... 22 Table 25: Summary of Existing Housing Need ......................................................... ............................... 24 Table 26: Housing Assistance Needs of Low- and Moderate - Income Households .. ............................... 25 Table 27: RHNA (2014 -2021) .................................................................................... ............................... 26 Table 28: Disposition of Home Purchase and Improvement Loan Applications ..... ............................... 28 Table 29: Residential Land Use Categories ............................................................... ............................... 31 Table 30: Residential Development Standards ........................................................ ............................... 33 Table 31: Mixed Use Development Standards ......................................................... ............................... 34 Table 32: Density Bonus Provisions .......................................................................... ............................... 34 Table 33: Provisions for a Variety of Housing ........................................................... ............................... 35 Table34: Street Standards ........................................................................................ ............................... 41 Table 35: Permit Processing Fees in San Gabriel Valley Communities ..................... ............................... 41 Table36: Fee Summary ........................................................................................... ............................... 42 Table 37: Processing Timelines .................................................................................. ............................... 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) ................................................. ............................... 59 List of Figures Figure 1: Household Income Distribution ................................................................... ............................... 8 Figure 2: Median Income by Race /Ethnicity ............................................................... ............................... 8 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 Jurisdiction 1990 2000 2010 % Change 2000- 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 1 9,519,338 1 9,818,605 3.14% Sources: U.S. Census 1990, 2000 and 2010 Table 2: Population and Growth 1990 -2035 Year Population Number %Growth from 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 F=. 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 Age group 2010 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 Racial /Ethnic Group 1990 Population (Percent of Total) 2000 Population (Percent of Total) 2010 Population (Percent of Total) Arcadia Los Angeles County Arcadia Los Angeles County Arcadia Los Angeles 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% 1 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 Occupation 2000 2009 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 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 1990 2000 2010 Percent Household Type Number Percent Number Percent Number Percent Change in 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 $200,000 or more $150,000 to $199,999 $100,000 to $149,999 $75,000 to $99,999 $50,000 to $74,999 $35,000 to $49,999 $25,000 to $34,999 $15,000 to $24,999 $10,000 to $14,999 Less than $10,000 Figure 1: Household Income Distribution 0% 5% 10% 15% 20% Source: U.S. American Community Survey 2007 -2011 Los Angeles County ■ Arcadia 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 Los Angeles County ■ Arcadia White alone, not Hispanic or Latino 7 117 %9,017 Hispanic or Latino origin (of any race) $45706 $60,739 Two or more races $57,119 $75,536 Some other race $43,756 $63,071 Native Hawaiian and Other Pacific Islander $61,269 Asian 65 335 $81,968 American Indian and Alaska Native 47,447 $61,089 Black or African American $42,255 All Households $56,266 $77,221 Source: 2007 -2011 American Community Survey $127,132 142,602 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 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 - Income Very Low - Income Low - Income Moderate /Above Household Type (0 -30 %) (31 -50 %) (51 -80 %) Moderate - Income (81 % +) Moderate (81 + %) 9.66% 6.98% 10.2% 73.16% 125 (25.77 %) (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 Renter - Occupied Households Elderly (62+ years) Extreme) Extremely Low Very Low Income (31 - Low Income Moderate/ d / Above 1,060 Household Type Income (0 -30 %) 50%) (51 -80 %) Moderate (81 + %) Total Households Renter - Occupied Households Elderly (62+ years) 360 (33.96 %) 210 (19.81 %) 190 (17.92 %) 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) 335 (10.17 %) 335 (10.17 %) 470 (14.76 %) 2,155 (65.40 %) 3,295 City of Arcadia 9 Housing Element Technical Background Report 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 has a disability. The SCAG Existing Housing Needs Data Report also identified 4,090 elderly households, of which 3,219 (78 percent) were owner - occupied and 871 (22 percent) of which 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 Extreme) Low Extremely Very Low Income (31- Inc Low Income Moderate Above / Household Type Income (0 -30 %) 5U %) (w ) Moderate (81 + %) Total Households Small Families (2 -4 persons) 260(4.22%) 175(2.84%) 460(7.47%) 5,265 (85.47%) 6,160 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 Total Owners 770(6.35% 620(5.11%) 1,105 (9.11%) 9,635 (79.43%) 12,130 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 has a disability. The SCAG Existing Housing Needs Data Report also identified 4,090 elderly households, of which 3,219 (78 percent) were owner - occupied and 871 (22 percent) of which 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 Village) 607 West Duarte Road 149 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 Age Group 2011 Total Persons with Disabilities Percent of Total 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 Age Group San Gabriel /Pomona Regional 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 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 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 County. 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 workerjobs. 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 Housing Type 1990 2000 2012 2000 -2012 Percent Change in Units Number of Units Percent of Total Number of Units Percent of Total Number of Units Percent of Total 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% 1 26 1 0% 0 0% 1 -100% Total All 19,480 100% 1 19,970 1 100% 1 20,677 100% 1 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 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 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 1 61.6% 11,932 62.3% 12,371 1 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 6.8 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 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 Overcrowded Overcrowded Overcrowded Arcadia Housing Renter Owner El Monte Units Occupied Units Occupied Units Total Percent Percent Percent Pasadena Overcrowded $546,500 17.53% Sierra Madre $520,000 1 $585,000 680 3.6% 6.2/° 2.1/° ° (1- 1.5 persons/room) Los Angeles County $309,000 $351,500 13.75% Severely Overcrowded Home Sale Price Medians by County and Citv 195 1.0% 0.6% 1.3% ( >1.5 persons /room) Total Overcrowded ( >1 persons /room) 875 4.6% 6.8% 3.4% 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 1 $585,000 1 12.50% Temple City $560,000 $517,000 - 7.68% Los Angeles County $309,000 $351,500 13.75% Source: DataOuick California Home Sale Price Medians by County and Citv Rental Housing , 2013. 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 Size Apartment Unit Single - Family House Range Average Range Average 1 bedroom $950 - $1,450 $1,127 Moderate (81 % +) - 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 1 $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 Large Families (5+ persons) 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 Source: HUD CHAS Data 2005 -2009 (Based on 2005 -2009 ACS) City of Arcadia 19 Housing Element Technical Background Report 88.06% 40.30% 17.87% 16.01% 26.07% Elderly (62+ years) 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 Income Category Calculation of Affordable Housing Cost for Owner Calculation of Affordable 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 Income Group AMI adjusted by size Affordable Rent /Housing Cost Limits (Monthly) Affordable Home 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) One 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 1 $54,450 1 $1,247 1 $1,455 1 $338,000 Small Family 1 $70,000 1 $1,604 1 $1,871 1 $436,000 Housing Element 20 City of Arcadia Technical Background Report Income Group AMI adjusted by size Affordable Rent /Housing Cost Limits (Monthly) Affordable Home Purchase Price Renter Owner Four Person Family $77,750 $1,782 $2,079 $484,000 Large Family $83,950 1 $1,925 $2,245 1 $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 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 Earliest Year Tenant Affordable Funding Assisted Developments guilt Type Units Program Conversion Date Alta Street Townhomesl Agency land written down (for Sale) 2007 Family 6 Agency Loan 2052 119 -121 Alta Street Conventional Loan Arcadia, CA 91006 Redevelopment Agency loan Campus Commonsl Tax Credits 16 Campus Drive 2012 Senior 43 Multifamily Housing Revenue Bonds 2067 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 Elderly HUD Section 8 3/23/2016 Rent) HUD Section 202 1986 Mobility 100 2025 655 W. Naomi Ave Impaired HUD Section 811 2025 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 payment standard. For the distribution of Housing Choice Vouchers, the Los Angeles Housing Authority has established two 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 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 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 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 Household by Type, Income, and Housing Problem Renters Owner Total Households Elderly Large Families Total Renters Elderly Large Families Total Owners 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) Income Group % of County MFI Total Housing Units Allocated Percentage of Units Very Low /Extremely Low 0 -50% 276 26.2% Low 51 -80% 167 15.8% Moderate 81 -120% 177 16.8% Above Moderate 1 120 %+ 1 434 1 41.2% Total 1,054 1 100.0% 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 General Plan Land Use Zoning District(s) Density (du /ac) Allowable Residential Types 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 Multi - Family 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 R -1 R -2 I R -3 Building Standard Max. Density (du /acre) 0 -2 2 -4 4 -6 6 -12 12 -30 25 2 stories up to Min. Side Yard Setback (ft.)i 10 35 ft. 5 Max. Building Height depending on 2 stories up to 30 ft. depending on lot width 35 lot width 10 studio — 600 1 BR — 800 1 BR — 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 Min. Lot Area (sq. ft.) 15,000 12,500 to 30,000 7,500 to 15,000 7,500 10,000 Max. Lot Coverage 45% 1 story 35% 2 story Single- Family 2 covered/ 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.)i 25 35 25 10 Parking 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 2 enclosed garage spaces per unit with 4 or fewer bedrooms; Single- Family 2 covered/ 1 additional enclosed garage carport spaces space is required for unit with 2 covered parking spaces 5+ bedrooms 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 Very Low Income (ft.)l 20% 2.5% Min. Side Yard Setback Lower Income 10% (ft.)l 1.5% 35% Min. Rear Yard Setback 10% 5% (ft.)l 35% Senior Housing Development Parking Multi - Family I 1.5 spaces per unit Multi - Family Guest I 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 Income Group Minimum Set -Aside of Affordable Units Bonus Granted Each Additional 1 %adds- 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% Senior Housing Development 100% (minimum 35 units) 20% 20% Land Donation (very low income projects only) 10% 15% 1% 35% Condominium /Apartment Conversions 33% low -to- moderate 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 -O, 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 cornerlot • 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 of Lanes Right -of -Way Width Divided? Curb -to -Curb 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 64 -72 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 1sc5 lots /$30 each $1,308+ Tentative Map (SF) Add'I lot $4,660+ $163.90 per $2,375 $101 per unit after 1st 4 $1,085+ $64 /unit Tentative Map (Condo) $1060 parcel units Zone Change $2,000 $15,188 $2,945 $1,024 $1,021 Zone Variance 1 $1,200 1 $4,188 $1,955 $953 $985 Source: Cities of Arcadia, Pasadena, San Gabriel, Alhambra and Monterey Park City of Arcadia 41 Housing Element Technical Background Report 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 Fee Single - Family Multi - Family Multi - Family (5 bedroom) (3 unit project) (per unit) Permit Processing Fees' 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 1 4,728.00 1 1,576.00 Park and Recreation Fee 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. Housing Element 42 City of Arcadia Technical Background Report 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, fagade 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 Technical Background Report 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. Housing Element 44 City of Arcadia Technical Background Report 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 Technical Background Report 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 Housing Element 46 City of Arcadia Technical Background Report 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 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. City of Arcadia 47 Housing Element Technical Background Report Appeal Body Estimated Total Project Type Reviewing Body Public Hearing Required (if any) Processing Time Single - Family Development None — design review is handled (without modifications) Services Director administratively by staff Planning Commission 2 -3 months Meeting date set within 30 -days Single - Family (with Modification 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 Meeting date set within 30 -days City Council (appeal or Multiple - Family Planning 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 City Council 3 months Commission complete 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. City of Arcadia 47 Housing Element Technical Background Report 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 Technical Background Report 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 Technical Background Report 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 AMI): 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 Technical Background Report • 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 Technical Background Report 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 Housing Element 52 City of Arcadia Technical Background Report 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 Technical Background Report 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 Parcels Acres Maximum Unit Potential 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 11 7.64 28 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 Parcels Acres Maximum Unit Potential 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 Housing Element 56 City of Arcadia Technical Background Report Extremely Low/ Very Low Low Moderate Above 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 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 Extremely Low/ Very Low Low Moderate Above 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 Section 5 REVIEW OF PAST ACCOMPLISHMENTS The following table summarizes the City's progress in implementing the 2006 -2014 Housing Element. Table 40: Review of Past Performance (2006 -2014 Housing Element) Program Objective Progress in Implementation 5 -1. Home Rehabilitation Continue to provide loans to qualified low- The City continues to use CDBG funds to This program offers low- income homeowners and moderate - income homeowners. provide financial assistance to homeowners grants of up to $12,000 to make necessary under the Home Rehabilitation Program. improvements to their home. These grants Home improvements range from roof are available only to people who own and replacement to energy efficiency upgrades. reside on a single - family zoned lot (R -O and R- The program concentrates on health and 1) in Arcadia. Grants may be used for safety issues, in addition to code - related plumbing, electrical, roofing, termite control, repairs. In Fiscal Year 2010 -2011, the City painting, energy improvements and Council approved an increase to the grant accessibility improvements. amount from $12,000 to $15,000. During the Planning Period, the program provided assistance to the follow numbers of persons: FY 2007 -2008: 18 FY 2008 -2099: 30 FY 2009 -2010: 17 FY 2010 -2011: 18 FY 2011 -2012: 13 (LA County CAPERS) Encourage homeowners to include energy The City continues to encourage home efficiency improvements as part of the rehabilitation fund recipients to include rehabilitation projects. energy efficiency improvements. For example, projects in FY 2011 -2012 included City of Arcadia 59 Housing Element Technical Background Report Table 40: Review of Past Performance (2006 -2014 Housing Element) Program Objective Progress in Implementation replacement of a Heating, Ventilation and Air Conditioning System (HVAC) with a new energy efficient unit. Other examples of improvements include an energy efficient water heater and low - a /EnergyStar -rated windows. Disseminate information to homeowners During the FY 2009 -2010, staff made regarding rehabilitation standards and the significant changes to the program brochure Home Improvement Program. and guidelines. These changes allowed the City to increase its outreach to the diverse community and provided clear procedures to expedite home improvement applications with minimal delays. The City of Arcadia published several articles detailing program highlights and requirements in their citywide newsletter as a method to promote the program to the Arcadia community. In addition, the Home Improvement Program was a focus point at this year's Senior Housing Fair conducted by the City's Senior Services Division in FY 2011- 2012. Information about the program can also be found on the City's website. Improve up to 20 housing units annually. The City averaged 19.2 home rehabilitation grants each year. See above. 5 -2. Code Enforcement Continue code enforcement activities and The City continues to provide code Arcadia is known for beautiful neighborhoods connect households in need with City enforcement services on a complaint basis. and high property values. To help maintain rehabilitation programs. Information about housing rehabilitation this excellent reputation, the City has adopted programs is provided to property owners with a number of regulations aimed at property code violations. Visually inspect all housing units annually. The City continues to visually inspect housing maintenance in a manner that is helpful to Housing Element 60 City of Arcadia Technical Background Report Table 40: Review of Past Performance (2006 -2014 Housing Element) Program Objective Progress in Implementation homeowners and property owners. The Code units annually. Services Division enforces these laws to address code compliance issues. 5 -3. 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. 5 -4. Preservation of At -Risk Units According to the funding programs, over the ten -year planning period of the at -risk analysis (July 1, 2008 to June 30, 2018), Naomi Gardens is at risk of conversion to market rate due to an expiring Section 8 contract. This project offers 154 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. Disseminate information to property owners regarding the Residential Design Guidelines. Apply design guidelines through plan -check and review process. Annually monitor the status of at -risk units annually by maintaining contact with the property owner and HUD Multifamily Housing division. Ensure that adequate noticing is provided to the tenants if the Section 8 contract is not renewed. 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 necessarv. Information about the Residential Design Guidelines can be found on the City's website. The City continues to utilize the design guidelines as part of the plan -check and review process. The City has not established a formal monitoring and communication process for at- risk units. The City has not established a formal monitoring and communication process for at- risk units. The City has not established a formal monitoring and communication process for at- risk units. The City has not established a formal monitoring and communication process for at- risk units. City of Arcadia 61 Housing Element Technical Background Report Table 40: Review of Past Performance (2006 -2014 Hou Program 5 -5. Residential Sites Inventory The City has a Regional Housing Needs Assessment (RHNA) of 2,149 units, including 549 extremely low /very low- income, 340 low - income, 368 moderate - income, and 892 above moderate - income units for the period of 2006 through 2014. As of May 2010, the City has a remaining RHNA of 1,684 units to be accommodated by 2014 (528 extremely low /very low- income, 318 low- income, 362 moderate- income, and 476 above moderate - income units). 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. 5 -6. Lot Consolidation Incentives Objective 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. Develop a marketing piece for the local Given the built -out nature in Arcadia, the City I development community to highlight the ease 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 of completing the Lot Line Adjustment process and offer fee waivers for affordable housing projects. Offer incentives to facilitate the consolidation Element) Progress in Implementation Rezonings to accommodate the remaining RHNA were completed in 2010. The sites inventory will be updated with the 2014 -2021 Housing Element. The City provides information on available sites to developers upon request. The City continues to monitor progress in development and redevelopment of sites. The City has not found it necessary to revise the strategy to encourage lot consolidation and development on vacant and underutilized properties. The City incorporated information about these items into its Downtown Mixed -Use Zoning handout. Sections 9267.2 and 9268.2 of the Municipal of the small properties into larger parcels that Code have been added to provide incentives can be efficiently developed into a mixed -use for parcel consolidation. The sections state: project. Incentives include: • Fee or waiver; • Priority in permit processine (lot In order to encourage the assemblage of smaller existing parcels into large parcels that can be more efficiently developed into a Housing Element 62 City of Arcadia Technical Background Report Table 40: Review of Past Performance (2006 -2014 Housing Element) Program Objective I Progress in Implementation hearing or any discretionary action. Lot line adjustments are an administrative process. Applications are reasonable in price ($469) and have a short processing time (10 business days). 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 2009, 41 households were receiving Housing Choice Vouchers. 5 -8. Affordable Housing for Families and Persons with Special Needs Families and persons with disabilities (especially seniors) have unique housing needs. To facilitate the development of 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. 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. Provide Section 8 Vouchers to at least 40 households annually. 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 mixed -use project, the following incentives are offered: a. Fee waiver. b. Priority in permit processing (lot consolidation projects become the next projects processed among staff once received). The City's fee schedule currently includes $469 for a lot line adjustment. The fee would be waived by the City in certain cases. The City is planning on revising its fee schedule in 2013 -2014. The City continues to participate in the Section 8 Housing Choice Voucher program through the Los Angeles County Housing Authority. The City has not provided information about the Section 8 program. This is left up to the Los Angeles County Housing Authority that administers the program. There are currently 94 Arcadia households that receive Section 8 Vouchers and another 83 Arcadia households are on the waiting list. The City continues to coordinate with qualified housing developers. City of Arcadia 63 Housing Element Technical Background Report Table 40: Review of Past Performance (2006 -2014 Housing Element) Program Objective Progress in Implementation housing that is affordable to these housing in Arcadia. Assist developers in the application of funding Prior to the dissolution of the Redevelopment demographic groups, the City will offer a combination of financial and regulatory tools for affordable housing development that Agency, a new senior housing development (see also Program 13): promotes quality development, including City was assisted. This project includes 43 units of Industry funds that benefit primarily and is located at 16 Campus Drive. • Market available residential and households with very low and extremely low mixed -use sites to developers. The incomes and households with special needs sites inventory information will be (such as the elderly and disabled). Annually distributed in conjunction with explore funding opportunities with potential information on available regulatory developers. Develop low income rental units at City- Prior to the dissolution of the Redevelopment and financial assistance. • Market the State density bonus owned property, including extremely low Agency, property was purchased with the program to developers to encourage income units. Continue to pursue appropriate intent of developing 9 units at 15 -19 Lucille housing development that includes properties for acquisition, particularly in Drive. However, with the dissolution of the housing affordable to lower and conjunction with annual review of funding Redevelopment Agency, the project was not moderate - income households and availability. funded for construction. senior residents. Provide incentives in Provide land write -downs for extremely low No land write -downs for senior housing units the density bonus program to and lower income senior housing units. were provided during the planning period. Acquire properties and develop low or Prior to the dissolution of the Redevelopment encourage the inclusion of extremely low income units in affordable moderate income housing, including Agency, property was purchased with the housing projects. extremely low income units. intent of developing 9 units at 15 -19 Lucille • Establish a reasonable Drive. However, with the dissolution of the accommodation procedure to address Redevelopment Agency, the project was not modifications to housing necessary to funded for construction. meeting the unique needs of disabled Pursue housing at Santa Anita Racetrack for With the dissolution of the Redevelopment residents and others with special groomsman, targeting extremely low and Agency, funding is not available for this needs. lower income. As appropriate, project and has not been pursued. • Provide financial assistance using redevelopment funds may be used to Redevelopment Set -Aside funds to facilitate affordable employee housing on the assist in new construction, land racetrack. acquisition, and write - downs. Eliminate the minimum unit size requirement Section 9255.2.8 of the Municipal Code was Encourage the inclusion of extremely in all multifamily zones. repealed by Ordinance No. 2273 in December Housing Element 64 City of Arcadia Technical Background Report Table 40: Review of Past Performance (2006 -2014 Housing Element) Program Objective I Progress in Implementation low income units in affordable housing projects. • Make several changes to parking requirements and development standards to allow for maximum densities and to facilitate smaller unit sizes and encourage affordable housing. 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 • Use of CDBG -R funds (authorized under the American Recovery and Reinvestment Act) to focus on energy efficiency improvements of public facilities and housing. 5 -10. Second Dwelling Units The Arcadia Municipal Code defines Accessory Living Quarters /Guest Houses as living quarters within an accessory building for the sole use of members of the family occupying the main building, and persons employed by and rendering services exclusively to the family occupying the main building and renderine services primarily on the property Eliminate the requirement for the provision of guest parking spaces for all affordable housing projects. Allow subterranean parking as an option to increase densities by freeing up more space on lots for housing units. Continue to enforce City building codes and ordinances to enhance energy efficiency is residential construction and maintenance. The City will revise the Municipal Code as part of the General Plan Update to allow Accessory Living Quarters /Guest Houses to include a kitchen and to remove all covenant requirements regarding occupants and duration of stay. 2010, eliminating the minimum unit size requirement. The City has revised the Zoning Code to eliminate this requirement. Subterranean parking is allowed in the Downtown Mixed Use and Mixed Use zones, based on revisions to the Municipal Code in December 2010. The City has adopted the California Green Building Standards as part of the California Building Code. The City continues to enforce codes through the plan check and inspection process. The City has also developed a Sustainable Arcadia program to promote energy efficiency and sustainable practices. Information on Sustainable Arcadia can be found on the City's website. In December 2010, the City revised the Municipal Code to define Accessory Dwelling Units. Accessory Dwelling Units are defined as: 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 City of Arcadia 65 Housing Element Technical Background Report Table 40: Review of Past Performance (2006 -2014 Housing Element) Program Objective Progress in Implementation and /or the temporary use by guests of the unit. family occupying the main building. The Municipal Code further stipulates that accessory living quarters /guest houses may not be occupied by guests for more than 30 calendar days, cannot contain a kitchen or facilities for heating or preparing food and may not be rented out or used as a separate dwelling unit. Accessory living quarters /guest houses may not be rented or otherwise used as separate dwelling units. These stipulations prevent accessory living quarters /guest houses from being second dwelling units and serve as a constraint on housing development. 5 -11. Manufactured Housing and Mobile Amend the Municipal Code to define In December 2010, the City revised the Home Parks manufactured housing units as part of the Municipal Code to define Manufactured Mobile homes or manufactured dwelling units General Plan Update. Homes. offer an affordable housing option to many lower- and moderate - income households. Section 9220.45.1.1 of the Municipal Code However, Arcadia does not define mobile reads: homes, manufactured dwelling units, or mobile home parks in its Municipal Code. A manufactured home is a single-family house Manufactured housing units that meet certain constructed entirely in a controlled factory minimum specifications established by State environment, built to the federal law must be permitted in all residential zones Manufactured Home Construction and Safety that permit single - family dwelling units. Standards (better known as the HUD Code). Manufactured homes are considered single - family dwelling units or one family dwellings. 5 -12. Extremely Low - Income and Special As part of the General Plan Update, the City In December 2010, the City revised the Needs Housing will amend the Municipal Code to address the Municipal Code to permit Emergency Shelters Extremely low- income households and following: in the M -1 zone. Emergency shelters must Housing Element 66 City of Arcadia Technical Background Report Table 40: Review of Past Performance (2006 -2014 Housing Element) Program Objective I Progress in Implementation households with special needs (such as seniors and persons with disabilities) have limited housing options in Arcadia. Housing types appropriate for these groups include: emergency shelters, transitional housing, supportive housing, and single -room occupancy (SRO) units. The City of Arcadia Municipal Code does not specifically address the provision of such housing. Pursuant to State law, the City will amend the Development Code to address these housing options. City of Arcadia Emergency Shelters: The City will amend the Zoning Ordinance to permit emergency shelters by right without a discretionary approval process in the Planned Industrial (M- 1) zone. Transitional Housing: The City will amend the Zoning Ordinances to identify different types of transitional housing. Transitional housing that functions like regular residential development will be permitted where such housing is otherwise permitted. Transitional housing that functions as group housing will be treated the same as residential care adhere to the following standards: a. Emergency shelters shall require onsite management on the premises during all hours of operation. b. Emergency shelters shall provide onsite security during all hours of operation. There shall be no designated exterior waiting areas or client intake areas. (Section 9266.1.11 of the Municipal Code) In December 2010, the City revised the Municipal Code to define Transitional Housing General and Transitional Housing Limited. Section 9220.65.1 of the Municipal Code defines Transitional Housing — General as: A State licensed facility that has as its purpose facilities, adhering to the requirements of the the facilitating of the movement of seven or Lanterman Developmental Disabilities Services more homeless individuals and families into Act. permanent housing within a reasonable amount of time (no less than six months). 67 Section 9220.65.2 of the Municipal Doe defines Transitional Housing— Limited as: A State licensed facility that has as its purpose facilitating of the movement of six or fewer homeless individuals and families into Housing Element Technical Background Report Table 40: Review of Past Performance (2006 -2014 Housing Element) Program Objective I Progress in Implementation Supportive Housing: The City will amend the Zoning Ordinance to identify different types of supportive housing. Supportive housing that functions like regular residential development will be permitted where such housing is otherwise permitted. Supportive housing that functions as group housing will be treated the same as residential care facilities, adhering to the requirements of the Lanterman Developmental Disabilities Services Act. permanent housing within a reasonable amount of time (no less than six months). Transitional Housing— Limited facilities are permitted by right as required by State law in all zones that allow residential uses by right. In December 2010, the City revised the Municipal Code to define Supportive Housing General and Supportive Housing Limited. Section 9220.62 of the Municipal Code defines Supportive Housing — General as: 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. Section 9220.62.1 of the Municipal Code defines - Supportive Housing— Limited as: 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 are permitted by right as required by State law in all zones that Housing Element 68 City of Arcadia Technical Background Report Table 40: Review of Past Performance (2006 -2014 Housing Element) Program Objective I Progress in Implementation 5 -13. Density Bonus The Municipal Code states that an increased density of at least 25 percent can be granted to the developer of a multiple - family residential project within the R -2 and R -3 zones, when the developer agrees to construct a prescribed percentage of lower - income units. Developers of affordable housing are also entitled to additional Single Room Occupancy (SRO) units: The City will amend the Zoning Ordinance to specifically address the location of SRO housing in the High Density Residential (R -3) area. Reasonable Accommodation: The City will establish a formal procedure for handling requests for reasonable accommodation through the Administrative Modifications process. The City will modify its existing density bonus program in order to meet current State law within one year of adoption of the Housing Element. As part of this effort, the City will include incentives to encourage the inclusion of extremely low income units in affordable housing projects. allow residential uses by right. The zoning amendment is in progress. The City has adopted a Reasonable Accommodation procedure where certain modifications to lots containing one single - family dwelling and accessory buildings in Zones R -M, R -O, 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 upon the joint approval of the Planning Services. These modifications include 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. The City revised the Municipal Code in December 2010 to provide a Density Bonus Ordinance for all multiple - family, Downtown Mixed Use, and Mixed -Use zones, which is intended to comply with the State Density Bonus Law, Government Code Section 65915. City of Arcadia 69 Housing Element Technical Background Report Table 40: Review of Past Performance (2006 -2014 Housing Element) Program Objective I Progress in Implementation concessions or incentives, including a modification of applicable zoning code requirements, reduction of application or construction permit fees, or other regulatory concessions proposed by the applicant or the City. Current State law, however, requires jurisdictions to provide density bonuses (up to 35 percent) and development incentives on a sliding scale, where the amount of density bonus and number of incentives vary according to the amount of affordable housing units provided. Local governments may restrict access to housing for households failing to qualify as a "family" by the definition in the Zoning Ordinance. Arcadia's Zoning Ordinance defines a family as "two or more persons bearing the generic character of, and living together as, a relatively permanent single bona fide housekeeping unit in a domestic relationship based upon birth, marriage, or other domestic bond of social, economic and psychological commitment to each other, as distinguished from a group occupying a boarding house, club, dormitory, fraternity, hotel, lodging house, motel, rehabilitation center, rest home or sorority." This definition would be considered a potential constraint on the development of housing for special needs lations. The City contracts with the Housing Rights Center (HRC) to actively inform residents, The City will amend its Municipal Code to either remove or modify the definition of family in order to ensure that the ordinance regulates land use types but not the users, within one year of adoption of the Housing Element. Continue to contract with a provider to provide fair housing services to residents The City revised the Municipal Code in December 2010 to modify the definition of "Family ". Section 9220.25 of the Municipal Code now defines "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. The City continues to contract with the Housing Rights Center to provide fair housing Housing Element 70 City of Arcadia Technical Background Report Table 40: Review of Past Performance (2006 -2014 Housing Element) Program Objective Progress in Implementation landlords of residential property, and others services. involved in the insurance, construction, sale or Disseminate information to the public on the Information about fair housing programs and lease of residential property of the laws array of fair housing programs and services services is provided at the Planning Services pertaining to fair housing. The HRC provides provided by the City. public counter at City Hall and on the City's the following programs and services to its website. clients, free of charge: Participate in the Analysis of Impediments to The City continues to participate in the Fair Housing Choice and other fair housing Analysis of Impediments to Fair Housing • Landlord- Tenant Counseling planning efforts coordinated by the Los Choice and other fair housing planning efforts • Predatory Lending Information and Angeles County Community Development coordinated by the Los Angeles County Referrals Commission. Community Development Commission. • Housing Discrimination Investigation • Enforcement and Advocacy • Outreach and Education City of Arcadia 71 Housing Element Technical Background Report APPENDIX A: MAP OF POTENTIAL HOUSING SITES City of Arcadia 73 Housing Element Technical Background Report MF 0 1,600 3,200 G ?S Ctv,fA ... da CITY of ARCADIA 6,400 Feet Possible Sites Housing Element 74 City of Arcadia Technical Background Report APPENDIX 6: INVENTORY OF SITES Developer GP Year Max. Potential Consolidation Interest APN Designation Zoning Acreage Existing Use Built Units Units Potential High Density Residential HDR R -3 0.48 Vacant 14 11 Yes (Grouping A) 11 NOW 5772006030 r HDR R -3 0.36 Vacant Yes (Grouping A) . 5772006024 _ City of Arcadia 75 Housing Element Technical Background Report Developer APN GP Year Max. Potential Consolidation Zoning Acreage Existing Use Interest Designation Built Units Units Potential R -3 0.1$ LRe5idential 5 4 Yes (Grouping A) I �' 5772006027 Parking lot, poor maintenance, r cracked avement'� HDR R -3 1 0.18 1 Vacant 51 41 Yes (Grouping A) 5772005002 HDR R -3 0.17 1 Residential: 1 unit 1 1938 1 41 3 5773002025 Old single-family home, with roof I damage on structure and possible i wiring issues - Housing Element 76 City of Arcadia Technical Background Report Developer GP Year Max. Potential Consolidation APN Zoning Acreage Existing Use Interest Designation Built Units Units Potential HDR R -3 0.15 Residential: 1 unit 1925 4 3 5773014015 -- Old single-family home L L rt6 HDR R -3 0.19 Commercial: Parking Lot 1957 5 4 Yes (Grouping L) h . � :w y 5773017032 Old single-family home HDR R -3 1 0.14 1 Vacant 41 31 Yes (Grouping L) 5773017031 HDR R -3 1 0.18 1 Commercial: Parking Lot 1 1954 1 51 4 City of Arcadia 77 Housing Element Technical Background Report Developer GP R -3 0.14 Residential: 1 unit 1 1945 1 41 3 Year Max. Potential Consolidation APN Zoning Acreage Existing Use e r k- Pi Interest Designation Older structure with maintenance Built Units Units Potential 5773014005 Adjacent to single family homes HDR R -3 0.38 Residential: 3 units 1 1953 1 111 91 Yes (Grouping R) x f 5779005001 Odd setback, small structure on a 15i large parcel - Housing Element 78 City of Arcadia Technical Background Report HDR R -3 0.14 Residential: 1 unit 1 1945 1 41 3 W e r k- Pi 5773016028 Older structure with maintenance issues .! Housing Element 78 City of Arcadia Technical Background Report Developer GP Year Max. Potential Consolidation APN Zoning Acreage Existing Use Interest Designation Built Units Units Potential HDR R -3 0.09 Vacant 2 2 Yes (Grouping Q) 5773020004 Parking Lot y � - 1 HDR R -3 0.09 Commercial: Parking Lot 1962 2 2 Yes (Grouping Q) 5773020005 Adjacent to single-family home, cracked pavement, poor maintenance 5779017019 HDR R -3 0.17 Vacant 5 4 Yes (Grouping BB) 5779017020 HDR R -3 0.18 Vacant 5 4 Yes (Grouping BB) 5779017021 HDR R -3 0.18 Vacant 5 4 Yes (Grouping BB) 5779017022 HDR R -3 0.18 Vacant 5 4 Yes (Grouping BB) 5779017028 1 HDR I R -3 1 0.35 1 Commercial: Parking Lot 1962 10 1 8 Yes (Grouping BB) Housing Element 80 City of Arcadia Technical Background Report Developer APN GP Zoning Acreage Existing Use Year Max. Potential Consolidation Interest Designation Built Units Units Potential i Parking is for nearby businesses,' adjacent lots are vacant ANN- irk�� �Y HDR R -3 0.17 Commercial: Parking Lot 1962 5 4 Yes (Grouping CC) 5779017004 .;.� Lot is primarily empty. � go HDR R -3 0.26 Residential: 1 unit 1 1950 1 7 6 1 Yes (Grouping CC) 5779017003 Single-family home 1 HDR R -3 0.70 Commercial: Parking Lot 1964 20 16 Yes (Grouping EE) 5779016026 City of Arcadia 81 Housing Element Technical Background Report Developer APN GP Zoning Acreage Existing Use Year Max. Potential Consolidation Interest Designation Built Units Units Potential 5779016027 HDR R -3 0.17 Vacant 5 4 Yes (Grouping EE) 5779016028 HDR R -3 0.17 Vacant 5 4 Yes (Grouping EE) L• t_ Parking for adjacent uses, primarily empty HDR R -3 0.17 Residential 4 3 .ot f X 5779014006 =a Empty lot, advertised for sale r film Ino- HDR R -3 0.15 Residential: 1 unit 1 1940 1 41 3 Yes (Grouping B) x .. 5773001029 41w, A Single family home Housing Element 82 City of Arcadia Technical Background Report Developer APN GP Zoning Acreage Existing Use Year Max. Potential Consolidation Interest Designation Built Units Units Potential HDR R -3 0.15 Residential: 1 unit 1921 4 3 Yes (Grou in B) ti 5773001028 Single family home _ HDR R -3 0.18 Residential: 1 unit 1931 5 4 Yes (Grouping M) 5773017005 Old single family home HDR R -3 0.18 Residential: 1 unit 1920 r� 5 4 5773018024 Single family home City of Arcadia 83 Housing Element Technical Background Report Developer GP Year Max. Potential Consolidation APN Zoning Acreage Existing Use Interest Designation Built Units Units Potential HDR R -3 0.18 Commercial: Parking Lot 1946 5 1 4 Yes (Grouping J) z 5773013014 HDR R -3 0.16 Residential: 1 unit 1 1934 1 41 3 1 Yes (Grouping N) d X 5773016039 Multifamily housing currently under construction Housing Element 84 City of Arcadia Technical Background Report Developer Interest APN GP Designation Zoning Acreage Existing Use Year Built Max. Units Potential Consolidation Units Potential HDR R -3 0.18 Residential: 1 unit 1926 5 4 Yes (Grouping N) 5773016037 Older single family home, poorly maintained HDR R -3 0.19 Residential: 1 unit 1932 5 4 Yes Grou in C Owl X 5773020023 Older single family home L . City of Arcadia 85 Housing Element Technical Background Report Developer Interest APN GP Designation Zoning Acreage Existing Use Year Built Max. Units Potential Units Consolidation Potential HDR R -3 0.18 Residential: 1 unit 1927 5 4 Yes (Grouping C) i 5773020024 ' Older single family home ;'• :r HDR R -3 0.19 Residential: 1 unit 1 1926 51 4 5773020029 Older single family home Housing Element 86 City of Arcadia Technical Background Report Developer APN GP Zoning Acreage Existing Use Year Max. Potential Consolidation Interest Designation Built Units Units Potential HDR R -3 0.18 Residential: 1 unit 1931 5 4 Yes (Grouping P) 5773020033 Older single family home HDR R -3 0.18 Residential: 1 unit 1931 51 4 Older single family home, 5773019002 adjacent to newly constructed multifamily project HDR R -3 0.19 Residential: 1 unit 1 1924 1 51 4 j ti I 5779002026 Older single family home ; City of Arcadia 87 Housing Element Technical Background Report Developer GP Year Max. Potential Consolidation APN Zoning Acreage Existing Use Interest Designation Built Units Units Potential HDR R -3 0.16 Residential: 1 unit 1927 4 3 . .t 5779002017 Older single family home HDR R -3 0.29 Residential: 1 unit 1955 8 7 Yes (Grouping R) w 5779005002 Older single family home HDR R -3 0.26 Residential: 1 unit 1 1937 1 71 6 5779004005 Older single family home Housing Element 88 City of Arcadia Technical Background Report Developer Interest APN GP Designation Zoning Acreage Existing Use Year Built Max. Units Potential Units Consolidation Potential HDR R -3 0.14 Residential: 1 unit 1952 4 3 .r-k. d 5773016016 Older single family home �. HDR R -3 0.18 Residential: 1 unit, pool 1944 M�. 5 I 4 5779003029 Older single family home w City of Arcadia 89 Housing Element Technical Background Report Developer Interest APN GP Designation Zoning Acreage Existing Use Year Built Max. Units Potential Units Consolidation Potential HDR R -3 0.18 Residential: 1 unit 1951 5 4 5779011011 Single family home ' HDR R -3 0.18 Commercial: Parking Lot 1 1959 5 41 Yes (Grouping X) 5779010031 Single family home Housing Element 90 City of Arcadia Technical Background Report Developer Interest APN GP Designation Zoning Acreage Existing Use Year Built Max. Units Potential Units Consolidation Potential HDR R -3 0.18 Residential 5 4 r -Lam X 5779010030 Duplex HDR R -3 0.18 Residential 51 4 X 5779010029 Duplex City of Arcadia 91 Housing Element Technical Background Report Developer GP Year Max. Potential Consolidation APN Zoning Acreage Existing Use Interest Designation Built Units Units Potential HDR R -3 0.18 Residential 5 4 1 y - f? X 5779010028 Single family home r? � a HDR R -3 0.18 Residential: 1 unit 1 1925 1 51 4 X 5779010023 i Single family home+^. L HDR R -3 0.18 Residential 1 51 4 X 5779003007 Y -e yc`� Duplex Housing Element 92 City of Arcadia Technical Background Report Developer APN GP Zoning Acreage Existing Use Year Max. Potential Consolidation Interest Designation Built Units Units Potential HDR R -3 0.18 Residential 5 4 r X 5779003008 �- ��' Duplex HDR R -3 0.18 Residential: 1 unit 1 1939 1 51 41 Yes (Grouping V) R X 5779003009 Single family home L - t HDR R -3 0.18 Residential: 1 unit 1936 51 4 Yes (Grouping V) t - , X 5779003010 Single family home next to - - recently constructed multi family �- �,* units - ~ _ w ti City of Arcadia 93 Housing Element Technical Background Report Developer GP Year Max. Potential Consolidation APN Zoning Acreage Existing Use Interest Designation Built Units Units Potential 5779012005 HDR R -3 0.19 Residential: 1 unit 1947 5 4 Single-family home HDR I R -3 0.18 Residential 1 5 1 4 X 5779009031 Single-family home HDR I R -3 0.18 Residential: 1 unit 1 1933 1 5 1 4 X 5779009018 Old single-family home HDR I R -3 0.19 Residential: 1 unit 1 1950 1 5 1 4 5779009016 Old single-family home HDR R -3 0.16 Residential: 1 unit 1 1943 1 4 1 3 5779013015 Old single-family home HDR I R -3 0.17 Residential: 1 unit 1974 5 4 Yes (Grouping AA) 5779017026 Old single-family home HDR R -3 0.15 Residential: 1 unit 1974 4 3 Yes (Grouping AA) 5779017025 Single family home ..._ �VOW HDR R -3 0.15 Residential: 1 unit 1920 4 3 . ^ lu ev . X 5779014007 f Single family home 'lillil lfi}'1 � _ Usk Housing Element 94 City of Arcadia Technical Background Report Developer Interest APN GP Designation Zoning Acreage Existing Use Year Built Max. Units Potential Units Consolidation Potential 5773018017 HDR R -3 0.18 Commercial: Parking Lot 1953 5 4 Yes (Grouping K) 5383001001 HDR R -3 0.17 Residential: 1 unit 1950 5 4 Yes (Grouping NN) 5383001002 HDR R -3 0.14 Residential: 1 unit 1948 4 3 Yes (Grouping NN) 5383001003 HDR R -3 0.17 Residential: 1 unit 1949 5 4 Yes (Grouping NN) 5383001004 HDR R -3 0.17 Residential: 1 unit 1949 5 4 Yes (Grouping NN) 5383001005 HDR R -3 0.17 Residential: 1 unit 1949 5 4 Yes (Grouping NN) 5383034013 HDR R -3 0.23 Residential: 1 unit 1940 6 5 Yes (Grouping MM) 5383034015 HDR R -3 0.15 Residential: 1 unit 1961 4 3 Yes (Grouping MM) 5383034018 HDR R -3 0.14 Residential: 1 unit 1965 4 3 Yes (Grouping MM) 5383034019 HDR R -3 0.13 Residential: 1 unit 1966 3 3 Yes (Grouping MM) 5383034020 HDR R -3 0.12 Residential: 1 unit 1950 3 2 Yes (Grouping MM) 5772005003 HDR R -3 0.16 Residential: 1 unit 1956 4 3 Yes (Grouping A) 5772005018 HDR R -3 0.18 Residential: 1 unit 1946 5 4 Yes (Grouping A) 5773017030 HDR R -3 0.14 Residential: 1 unit 1924 4 3 Yes (Grouping L) 5778005012 HDR R -3 0.66 Residential: 2 units 1927 19 15 Yes (Grouping HH) 5778005013 HDR R -3 0.67 Residential: 1 unit 1940 19 15 Yes (Grouping HH) 5778008005 HDR R -3 0.23 Residential: 1 unit 1945 6 5 Yes (Grouping II) 5778008007 HDR R -3 0.16 Residential: 1 unit 1939 4 3 Yes (Grouping II) 5778010024 HDR R -3 0.32 Residential: 1 unit 1930 9 7 Yes (Grouping GG) 5778010026 HDR R -3 0.22 Residential: 1 unit 1970 6 5 Yes (Grouping GG) 5778010027 HDR R -3 0.17 Residential: 1 unit 1951 4 3 Yes (Grouping GG) 5778010028 HDR R -3 0.28 Residential: 1 unit 1931 8 6 Yes (Grouping GG) 5783002012 HDR R -3 0.16 Residential: 1 unit 1941 4 3 Yes (Grouping LL) 5783002013 HDR R -3 0.68 Residential: 1 unit 1921 20 16 Yes (Grouping LL) 5783004010 HDR R -3 0.18 Residential: 1 unit 1939 5 4 Yes (Grouping KK) 5783004011 HDR R -3 0.16 Residential: 1 unit 1939 4 3 Yes (Grouping KK) 5783011034 HDR R -3 0.59 Residential: 3 units 1923 17 14 Yes (Grouping JJ) 5783011035 HDR R -3 0.59 Residential: 4 units 1926 17 14 Yes (Grouping JJ) 5783011040 HDR R -3 0.50 Residential: 4 units 1921 14 11 Yes (Grouping JJ) 5790030019 HDR R -3 0.28 Residential: 5+ units 1962 8 6 Yes (Grouping UU) 5790030020 HDR R -3 0.29 Residential: 4 units 1951 8 6 Yes (Grouping UU) 5790030033 HDR R -3 0.46 Residential: 5+ units 1962 13 10 Yes (Grouping UU) 5790030036 HDR R -3 0.67 Residential: 1 unit 1980 19 15 Yes (Grouping UU) City of Arcadia 95 Housing Element Technical Background Report Developer Interest APN GP Designation Zoning Acreage Existing Use Year Built Max. Units Potential Units Consolidation Potential 5772003019 HDR R -3 0.15 Commercial: Medical /Dental 1948 4 3 5784006007 HDR R -3 0.54 Commercial: Professional 1967 16 12 5383029028 HDR R -3 2.17 Institutional: Home for Aged 1962 65 52 5382001040 HDR R -3 0.16 Irrigated: Private Pumping Plant 1920 4 3 5379022013 HDR R -3 0.15 Residential: 1 unit 1952 4 3 5379037010 HDR R -3 0.16 Residential: 1 unit 1947 4 3 5385029003 HDR R -3 0.20 Residential: 1 unit 1929 5 4 5783005021 HDR R -3 0.22 Residential: 1 unit 1945 6 5 5783001004 HDR R -3 0.15 Residential: 1 unit 1948 4 3 5783001016 HDR R -3 0.18 Residential: 1 unit 1938 5 4 5783002005 HDR R -3 0.43 Residential: 3 units 1948 13 10 5784007007 HDR R -3 0.28 Residential: 1 unit 1948 8 6 5783006013 HDR R -3 0.13 Residential: 1 unit 1965 3 3 5783006028 HDR R -3 0.18 Residential: 1 unit 1947 5 4 5783014035 HDR R -3 0.30 Residential: 2 units 1957 8 7 8587034003 HDR R -3 0.20 Residential: 1 unit 1937 5 4 8587034005 HDR R -3 0.20 Residential: 1 unit 1939 6 4 8587034007 HDR R -3 0.20 Residential: 1 unit 1947 6 4 5383034014 HDR R -3 0.15 Vacant 4 3 Yes (Grouping MM) 5778004015 HDR R -3 0.14 Residential: 1 unit 1951 4 3 5778005009 HDR R -3 0.17 Residential: 1 unit 1951 5 4 5778010017 HDR R -3 0.48 Residential: 2 units 1926 14 11 5778015013 HDR R -3 0.41 Residential: 2 units 1948 12 9 5775011021 HDR R -3 0.31 Residential: 2 units 1950 9 7 5779005011 HDR R -3 0.15 Residential: 1 unit 1963 4 3 5778010114 HDR R -3 0.16 Vacant 4 3 Yes (Grouping GG) 5783011083 HDR R -3 0.77 Vacant 23 18 Yes (Grouping JJ) X 5379022010 HDR R -3 0.17 Residential: 1 unit 1940 4 3 X 15779010010 HDR R -3 0.18 Residential: 1 unit 1949 5 4 X 15779016022 HDR R -3 0.17 Residential: 1 unit 1952 5 P678 4 HDR Total 30.7 858 Housing Element 96 City of Arcadia Technical Background Report Developer APN GP Zoning Acreage Existing Use Year Max. Potential Consolidation Interest Designation Built Units Units Potential Downtown Mixed Use DMU DMU 0.40 Commercial: Parking Lot 1900 20 16 5773006046 Large surface parking for adjacent building DMU DMU 0.54 Industrial: Light Manufacturing 1940 27 21 Yes (Grouping D) 5773011037 i ! Small gym use across from r recently constructed 24 -Hour ■ - - Fitness - a tax .• City of Arcadia 97 Housing Element Technical Background Report Developer GP Year Max. Potential Consolidation APN Zoning Acreage Existing Use Interest Designation Built Units Units Potential DMU DMU 0.18 Industrial: Light Manufacturing 1947 8 7 Yes (Grouping C) 5773007004 r Old and small industrial use. DMU DMU 0.73 Industrial: Light Manufacturing 1950 36 29 Yes (Grouping C) 5773007036 Building with vacancy for an extended period of time DMU DMU 0.19 Industrial: Light Manufacturing 1 1963 9 71 Yes (Grouping D) 5773011054 Old and low -scale industrial use So Housing Element 98 City of Arcadia Technical Background Report Developer GP Year Max. Potential Consolidation APN Zoning Acreage Existing Use Interest Designation Built Units Units Potential DMU DMU 1.22 Industrial: Light Manufacturing 1977 60 48 Yes (Grouping D) 5773011036 Building with vacancy for an r a�pr- extended period of time ...... DMU DMU 0.18 Commercial: Auto Repair 1955 81 7 1 Yes (Grouping G) 5773010018 L Structure with deferred ... maintenance 0 DMU DMU 0.18 Commercial: Office Building 1953 1 91 7 1 Yes (Grouping G) 5773010019 Buildings with deferred maintenance City of Arcadia 99 Housing Element Technical Background Report Developer GP Year Max. Potential Consolidation APN Zoning Acreage Existing Use Interest Designation Built Units Units Potential DMU DMU 0.22 Commercial: Parking Lot 1978 11 8 Yes (Grouping E) 5773011052 AP Lt, s= n to Surface parking lot i DMU DMU 0.18 Commercial: Store 1942 8 71 Yes (Grouping F) P., -, Low intensity commercial uses 5773010023 (often marginally operating) in — antiquated buildings Housing Element 100 City of Arcadia Technical Background Report Developer Interest APN GP Designation Zoning Acreage Existing Use Year Built Max. Units Potential Units Consolidation Potential DMU DMU 0.16 Commercial: Store 1930 7 6 Yes (Grouping F) 5773010022 Low intensity commercial uses (often marginally operating) in antiquated . buildings City of Arcadia 101 Housing Element Technical Background Report Developer GP Year Max. Potential Consolidation APN Zoning Acreage Existing Use Interest Designation Built Units Units Potential DMU DMU 0.49 Industrial: Light Manufacturing 1970 24 19 Yes (Grouping C) — W ` #, rt' 5773007035 Low scale offices with inadequate + r parking DMU DMU 1 0.18 1 Vacant 91 7 5773007009 DMU DMU 0.25 1 Industrial: Light Manufacturing 1950 12 10 5773007011 Old industrial /warehouse building with i large parking space 16 Housing Element 102 City of Arcadia Technical Background Report Developer GP Year Max. Potential Consolidation APN Zoning Acreage Existing Use Interest Designation Built Units Units Potential 5773010020 DMU DMU 0.19 Vacant 9 7 Yes (Grouping F, G) 5773010021 DMU DMU 0.18 Commercial 1953 9 7 Yes (Grouping F) Small single -use commercial in old building DMU DMU 0.46 Commercial: Office Building 1978 23 18 Yes (Grouping E) i.7 5773011042 Old office building - City of Arcadia 103 Housing Element Technical Background Report Developer Interest APN GP Designation Zoning Acreage Existing Use Year Built Max. Units Potential Units Consolidation Potential DMU DMU 0.15 Commercial: Office Building 1990 7 5 Yes (Grouping E) r IE. 4 *A,r •_ 5773011040 Small single -use commercial (car LET rental) with parking area y Housing Element 104 City of Arcadia Technical Background Report DMU JDMU 1 0.15 1 Commercial: Office Building 1992 7 5 Yes (Grouping E) a f 5773011049 y '� Small office building w 5773010022 DMU DMU 0.16 Commercial: Store 1930 7 6 Yes (Grouping F) 5773007037 DMU DMU 0.37 Industrial: Light Manufacturing 1971 18 14 Yes (Grouping C) 5773010024 DMU DMU 0.16 7 6 Yes (Grouping F) DMU Total 7.87 382 304 Housing Element 104 City of Arcadia Technical Background Report Mixed Use along Live Oak Avenue Developer GP Year Max. Potential Consolidation APN Zoning Acreage Existing Use Interest Designation Built Units Units Potential Mixed Use MU 3.05 Old strip shopping 1968 91 73 Yes (Grouping 00) 5788020031 Blight Condition(s): Deferred r maintenance f , owl City of Arcadia 105 Housing Element Technical Background Report Developer APN GP Zoning Acreage Existing Use Year Max. Potential Consolidation Interest Designation Built Units Units Potential Mixed Use MU 0.43 Commercial store 1997 13 10 Blight Condition(s): Currently vacant; 5788020020 Irregular Shape and Inadequate Size in I 1 Multiple Ownership 1 Mixed Use MU 0.31 Small restaurant /lounge in 1958 9 7 Yes (Grouping PP) structure more than 50 years old ' A. 5789028025 Blight Condition(s): Irregular Shape and PI Inadequate Size in Multiple Ownership q p p -1 WF _ s Mixed Use MU 0.44 Small office building 1986 13 10 Yes (Grouping PP) 5789028012 Blight Condition(s): Lots of Irregular Shape & Inadequate Size in Multiple Ownership ,. Housing Element 106 City of Arcadia Technical Background Report Developer GP Year Max. Potential Consolidation APN Zoning Acreage Existing Use Interest Designation Built Units Units Potential Mixed Use MU 0.56 1960 16 12 all Blight Condition(s): Currently vacant and available 8573023009 for lease, Deferred Maintenance, Poor Site Configuration and Poor Parking Accessibility Mixed Use MU 0.39 1950 11 8 KUMO RE Blight Condition(s): Deferred 8573023008 Maintenance, Poor Site Configuration and Poor Parking Accessibility City of Arcadia 107 Housing Element Technical Background Report Developer GP Year Max. Potential Consolidation APN Zoning Acreage Existing Use Interest Designation Built Units Units Potential Mixed Use MU 0.06 1 1 8573023007 Blight Condition(s): Deferred Maintenance, Poor Site 6° , Configuration and Poor Parking Accessibility_ Mixed Use MU 1 0.20 1 1960 1 61 4 CITY �P Tis RAF 5M0 8573023006 Blight Condition(s): Poor Site Configuration, Poor Parking Accessibility, and Lots of Irregular Shape & Inadequate Size in Multiple Ownership Housing Element 108 City of Arcadia Technical Background Report Developer GP Year Max. Potential Consolidation APN Zoning Acreage Existing Use Interest Designation Built Units Units Potential Mixed Use MU 0.40 1956 12 9 8573023004 c� Blight Condition(s): Poor Site Configuration and Poor Parking Accessibility �3 M' F Mixed Use MU 1 0.211 1952 61 4 8573023003 Blight Condition(s): Poor Site Configuration and Lots of Irregular Shape & Inadequate Size in Multiple Ownership F Mixed Use MU 1 0.20 1 Commercial: Parking Lot 1956 51 4 1 Yes (Grouping CQQ) 8573023002 Blight Condition(s): Lots of Irregular Shape & Inadequate Size in Multiple Ownership �Il V, City of Arcadia 109 Housing Element Technical Background Report Developer APN GP Zoning Acreage Existing Use Year Max. Potential Consolidation Interest Designation Built Units Units Potential Commercial: Fast Food, walk -up Mixed Use MU 0.20 1950 5 4 Yes (Grouping QQ) in building more than 50 years old 8573023001 Blight Condition(s): Deferred maintenance, Inadequate design /shifting use, ,_.. Faulty /inadequate layout, Lots of Irregular Shape & Inadequate Size in Multiple 77 Ownership` Mixed Use MU 0.21 Commercial: Store in building 1950F 6 4 Yes (Grouping RR) more than 50 years old 8573024002 Blight Condition(s): Deferred Maintenance, Poor Site Configuration, Poor Parking -- _ Accessibility �a t� 1ltl7i17151 Housing Element 110 City of Arcadia Technical Background Report Developer GP Year Max. Potential Consolidation APN Zoning Acreage Existing Use Interest Designation Built Units Units Potential Mixed Use MU 0.20 Commercial: Store in building 1949 5 4 Yes (Grouping RR) more than 50 years old 8573024003 Blight Condition(s): Poor Site Configuration, Lots of Irregular Shape & Inadequate Y Size in Multiple Ownership Yes (Grouping RR, Mixed Use MU 0.20 Vacant - -- 6 4 SS) 8573024004 Blight Condition(s): Currently available for sale; Lots of Irregular Shape & Inadequate Size in Multiple Ownership ?Y ; i • •.i. City of Arcadia 111 Housing Element Technical Background Report Developer GP Year Max. Potential Consolidation APN Zoning Acreage Existing Use Interest Designation Built Units Units Potential Mixed Use MU 0.21 Vacant 1951 6 4 Yes (Grouping SS) 8573024005 Blight Condition(s): Currently available for sale; Deferred r 1 maintenance Mixed Use MU 0.20 1 Vacant 1 1966 1 61 4 1 Yes (Grouping SS) Co"W pCa'+ nrr... 8573024006 Blight Condition(s): Currently available for sale; Deferred roger Lin maintenance (626] 203 5553 - f - 7.47 1 217 b 166 MU Live Oak Total Housing Element 112 City of Arcadia Technical Background Report Mixed Use along 1st Avenue Developer GP Year Max. Potential Consolidation Interest APN Designation Zoning Acreage Existing Use Built Units Units Potential Mixed Use MU 0.10 Commercial: Store 1950 3 2 Yes (Grouping K) Structure with vacancy for 5773018015 extended period of time and high turnover for some spaces Mixed Use MU 0.17 Commercial: Parking Lot 1957 5 4 Yes (Grouping L) 5773017033 • r' City of Arcadia 113 Housing Element Technical Background Report Developer APN GP Zoning Acreage Existing Use Year Max. Potential Consolidation Interest Designation Built Units Units Potential Mixed Use MU 0.16 f 4 3 ' 6 h 1 i !• L h 5773018016 Old office building with large r parking lot_— �7 1 Mixed Use MU 0.17 Commercial: Store 1949 4 3 Yes (Grouping J) 5773013015 Antiquated building with ! �• maintenance issues' i3 - j' -l� Iff M Mixed Use MU 0.17 Commercial: Office Building 1977 5 4 Yes (Grouping Q) Y S t 1 5773020002 Odd setback, older building Housing Element 114 City of Arcadia Technical Background Report Developer APN GP Zoning Acreage Existing Use Year Max. Potential Consolidation Interest Designation Built Units Units Potential Mixed Use MU 0.19 Residential: 2 units 1925 5 4 Yes (Grouping T) lilt 5779001019 Structure with deferred maintenance, adjacent to commercial -' Mixed Use MU 0.15 Commercial: Parking Lot 1960 41 31 Yes (Grouping W) 5779003001 5779003002 Mixed Use MU 0.17 Commercial: Restaurant 1959 51 4 1 Yes (Grouping W) Take out -only fast food restaurant with large parking area City of Arcadia 115 Housing Element Technical Background Report Developer Interest APN GP Designation Zoning Acreage Existing Use Year Built Max. Units Potential Units Consolidation Potential Mixed Use MU 0.18 Commercial: Store 1959 5 4 r ^• 5779011017 No current tenant; space is available for lease. Mixed Use MU 0.14 Residential: 1 unit 1 1932 1 41 3 Yes (Grouping Z) 5779013013 Older structure, poorly maintained MW Housing Element 116 City of Arcadia Technical Background Report Developer GP Year Max. Potential Consolidation APN Zoning Acreage Existing Use Interest Designation Built Units Units Potential Mixed Use MU 0.20 Commercial: Store 1948 5 4 Yes (Grouping J) .. Y A variety of commercial uses with r ' ' 5773013016 high turnover rates; several businesses have limited business oil hours Mixed Use MU 0.19 w�.R Commercial: Store r 1953 5 4 Yes (Grouping K) 5773018013 5773018014 Mixed Use MU 0.08 Commercial: Store 1950 21 2 1 Yes (Grouping K) Paint shop and janitorial supplies; not appropriate use for downtown hL City of Arcadia 117 Housing Element Technical Background Report Developer GP Year Max. Potential Consolidation APN Zoning Acreage Existing Use Interest Designation Built Units Units Potential Mixed Use MU 0.33 Commercial: Bank 1957 9 7 Yes (Grouping L) r 5773017034 Small bank building with large WW- parking area f -- Mixed Use MU 0.06 Commercial: Office Building 1954 11 1 Yes (Grouping M) 5773017001 5773017002 Mixed Use MU 0.10 Commercial: Store 1960 31 2 Yes (Grouping M) 5773017003 Mixed Use MU 0.09 Commercial: Store 1952 21 2 Yes (Grouping M) �w _ ILA, Commercial uses with high Ron turnover rates _ °i - . Housing Element 118 City of Arcadia Technical Background Report Developer GP Year Max. Potential Consolidation APN Zoning Acreage Existing Use Interest Designation Built Units Units Potential Mixed Use MU 0.17 Commercial: Store 1949 5 4 Yes (Grouping P) 5773020034 Commercial uses with high turnover rates and limited business hours Mixed Use MU 0.15 Commercial: Medical /Dental 1948 4 3 Yes (Grouping Q) 5773020001 Commercial uses with high turnover rates and limited business hours i• Mixed Use MU 0.18 Commercial: Store /Office 1 1938 1 51 5773019011 Small professional offices in old building. City of Arcadia 119 Housing Element Technical Background Report Developer Interest APN GP Designation Zoning Acreage Existing Use Year Built Max. Units Potential Units Consolidation Potential Mixed Use MU 0.54 Commercial: Store /Office 1947 16 12 ti 5773019025 Variety Store, Pet Store, Coffee Shop — high turnover rates and limited business hours Housing Element 120 City of Arcadia Technical Background Report Developer GP Year Max. Potential Consolidation APN Zoning Acreage Existing Use Interest Designation Built Units Units Potential Mixed Use MU 0.18 Industrial: Light Manufacturing 1950 5 4 Yes (Grou in S s 5779002002 Small professional office next to recent mixed use development Mixed Use MU 0.17 Commercial: Professional Building 1950 41 3 1 Yes (Grouping U) 5779003033 Small antiquated building Mixed Use MU 0.17 Commercial: Store and Residence 1930 5 4 Yes (Grouping U) iaiX�w pit +.-, 5779003034 Take -out only fast food restaurant; high + turnover rate for this space City of Arcadia 121 Housing Element Technical Background Report Developer GP Year Max. Potential Consolidation APN Zoning Acreage Existing Use Interest Designation Built Units Units Potential 5779010032 Mixed Use MU 0.30 Residential: 1 unit 1958 9 7 Yes (Grouping X) 5779010033 Mixed Use MU 0.19 Institution: Cemetery 1954 5 4 Yes (Grouping X) r Funeral home, not an appropriate downtown use Mixed Use MU 0.16 Commercial: Store 1 1940 1 41 3 5779011014 Small and older single-family home used as a professional office Housing Element 122 City of Arcadia Technical Background Report Developer Interest APN GP Designation Zoning Acreage Existing Use Year Built Max. Units Potential Units Consolidation Potential Mixed Use MU 0.16 Commercial: Professional 1954 4 3 5779001015 Small professional office in old structure f Mixed Use MU 0.19 Commercial: Store 1970 5 4 *r% 5779012013 Small businesses in old 1 commercial building r City of Arcadia 123 Housing Element Technical Background Report Developer APN GP Zoning Acreage Existing Use Year Max. Potential Consolidation Interest Designation Built Units Units Potential Mixed Use MU 0.18 Commercial: Store 1970 5 4 4 ' 5779012015 Small businesses in old - commercial building '' ,1 _ �i&4� z. Mixed Use MU 0.18 Commercial: Professional 1958 5 1 4 5779012016 Professional offices in w �- antiquated building , � QCs • �;?`• - . ?: ?. �f��i Housing Element 124 City of Arcadia Technical Background Report Developer GP Year Max. Potential Consolidation APN Zoning Acreage Existing Use Interest Designation Built Units Units Potential Mixed Use MU 0.16 Residential: 2 units 1937 4 3 Yes (Grouping Y) 5779009035 Single-family home used for - r commercial purpose ` f_711 Mixed Use MU 0.16 Commercial: Store 1946 4 3 Yes (Grouping Y) 5779009034 Old single -use commercial building CAW00u P"" KWrAs with parking 1W City of Arcadia 125 Housing Element Technical Background Report Developer GP Year Max. Potential Consolidation APN Zoning Acreage Existing Use Interest Designation Built Units Units Potential 5779017023 Mixed Use MU 0.15 Vacant 4 3 Yes (Grouping BB) 5779017024 Mixed Use MU 0.18 Residential: 1 units 1921 5 4 Yes (Grouping BB) Single family home on large lot Housing Element 126 City of Arcadia Technical Background Report Developer APN GP Zoning Acreage Existing Use Year Max. Potential Consolidation Interest Designation Built Units Units Potential Mixed Use MU 0.09 Commercial: Store 1957 2 2 Yes (Grouping Z) wat 5779013011 Small commercial uses in old building 4 `' Mixed Use MU 0.15 Residential: 1 unit 1923 4 3 Yes (Grouping DD) 5779014020 5779014021 Mixed Use MU 0.14 Residential: 1 unit 1944 4 3 Yes (Grouping DD) Single family home on large x. lot adjacent to older ' commercial structures A Norm -- City of Arcadia 127 Housing Element Technical Background Report Developer Interest APN GP Designation Zoning Acreage Existing Use Year Built Max. Units Potential Units Consolidation Potential 5779016030 Mixed Use MU 0.24 Commercial: Office building 1961 7 5 Yes (Grouping EE) _ Old commercial building 5779016029 Mixed Use MU 0.22 Residential: 1 unit 1944 6 5 Yes (Grouping EE) 5779016004 Mixed Use MU 0.14 Commercial: Store 1974 4 3 Yes (Grouping EE) 5788020030 Mixed Use MU 1.95 Commercial: Shopping Center 1968 58 46 Yes (Grouping 00) 5789028024 Mixed Use MU 0.56 Commercial: Service Station 1998 16 13 Yes (Grouping PP) 5789028029 Mixed Use MU 0.15 Commercial: Parking Lot 1941 4 3 Yes (Grouping PP) 8572002007 Mixed Use MU 0.39 Commercial: Parking Lot 1958 11 9 Yes (Grouping TT) 8572002900 Mixed Use MU 1.05 Commercial: Office Building 1962 31 25 Yes (Grouping TT) 5789028010 Mixed Use MU 0.34 Residential: 1 unit 1940 10 8 Yes (Grouping PP) 5773013017 Mixed Use MU 0.17 5 4 Yes (Grouping J) 5773017004 Mixed Use MU 0.08 2 1 Yes (Grouping M) 5773017039 Mixed Use MU 0.15 4 3 Yes (Grouping M) 5773020003 Mixed Use MU 0.17 5 4 Yes (Grouping Q) 5779001020 Mixed Use MU 0.16 4 3 Yes (Grouping T) 5779003003 Mixed Use MU 0.17 5 4 Yes (Grouping W) 5779003035 Mixed Use MU 0.15 4 3 Yes (Grouping U) 5779009036 Mixed Use MU 0.17 5 4 Yes (Grouping Y) 5779013012 Mixed Use MU 0.12 3 2 Yes (Grouping Z) 8573024007 Mixed Use MU 0.43 Vacant 1948 13 10 Yes (Grouping SS) 8573024008 Mixed Use MU 0.11 Vacant 1950 3 2 Yes (Grouping SS) 5779016005 Mixed Use MU 0.14 Residential: 2 units 4 3 Yes (Grouping EE) 5779016006 Mixed Use MU 0.16 Residential: 1 unit 1938 4 3 Yes (Grouping EE) 5773018012 Mixed Use MU 0.18 Commercial: Store 1946 5 4 5773019025 Mixed Use MU 0.54 Commercial: Store 1947 16 12 Housing Element 128 City of Arcadia Technical Background Report Developer GP Year Max. Potential Consolidation APN Zoning Acreage Existing Use Interest Designation Built Units Units Potential 8572001022 Mixed Use MU 1.00 Commercial: Office Building 1963 29 23 5773018016 Mixed Use MU 0.16 MU 15tAve. Total I i i 15.79 439 344 Low Density Residential LDR R -1 0.29 Vacant 1 1 nnI 5782002030 Parking Lot i LDR 0.70 Residential: 1 unit 2002 4 3 5780025069 (7 51 5780019011 LDR 0.46 Residential: 1 unit 1937 2 2 (7 51 5780019012 LDR 0.57 Residential: 1 unit 1931 3 2 (7 51 5780019013 LDR 0.57 Residential: 1 unit 1959 3 2 (7 51 5780019014 LDR 0.58 Residential: 1 unit 1958 3 2 (7 51 5780020013 LDR 0.69 Residential: 1 unit 1950 4 3 (7 51 5780020039 LDR 0.58 Residential: 1 unit 1982 3 2 (7 51 5780020041 LDR 0.89 Residential: 1 unit 1967 5 4 (7 51 5780020044 LDR 0.57 Residential: 1 unit 1986 3 2 (7 51 5780020045 LDR 0.69 Residential: 2 units 1948 4 3 (7 51 City of Arcadia 129 Housing Element Technical Background Report Developer GP Year Max. Potential Consolidation APN Zoning Acreage Existing Use Interest Designation Built Units Units Potential 5780020048 LDR 0.73 Residential: 1 unit 1953 4 3 (7 51 5780020054 LDR 0.43 Residential: 1 unit 1999 2 2 (7R-1 5780022012 LDR 0.51 Residential: 1 unit 1946 3 2 (7R-1 5780022014 LDR 0.51 Residential: 1 unit 1989 3 2 (7R-1 5780022035 LDR 0.98 Residential: 1 unit 1950 5 4 (7R-1 5780022040 LDR 0.92 Residential: 1 unit 1951 5 4 (7R-1 5780022041 LDR 0.67 Residential: 1 unit 1924 4 3 (7R-1 5780023007 LDR 0.64 Residential: 2 units 1956 3 3 (7R-1 5780023072 LDR 0.65 Residential: 1 unit 1950 3 3 (7R-1 5780023073 LDR 0.94 Residential: 2 units 1949 5 4 (7R-1 5780025010 LDR 0.44 Residential: 1 unit 2004 2 2 (7R-1 5780025017 LDR 0.50 Residential: 1 unit 1956 3 2 (7R-1 5791003015 LDR 0.42 Residential: 1 unit 1939 2 2 (7R-1 5791003018 LDR 0.42 Residential: 1 unit 1920 2 2 (7R-1 5791003021 LDR 0.55 Residential: 1 unit 1979 3 2 (7R-1 5791002011 LDR 0.47 Residential: 1 unit 1976 2 2 (7R-1 5791002055 LDR 0.69 Residential: 1 unit 1956 4 3 (7R-1 5791014009 LDR 0.51 Residential: 1 unit 1990 3 2 (7R-1 8509003006 LDR 0.48 Residential: 1 unit 1933 2 2 (7R-1 8509004032 LDR 0.44 Residential: 1 unit 1952 2 2 (7R-1 8509004033 LDR 0.44 Residential: 1 unit 1966 2 2 (7R-1 Housing Element 130 City of Arcadia Technical Background Report Developer GP Year Max. Potential Consolidation APN Zoning Acreage Existing Use Interest Designation Built Units Units Potential 8509004034 LDR 0.54 Residential: 1 unit 1960 3 2 (7 51 8509004039 LDR 0.43 Residential: 1 unit 2002 2 2 (7R-1 8509004040 LDR 0.47 Residential: 1 unit 2002 2 2 (7R-1 8509004041 LDR 0.50 Residential: 1 unit 2002 3 2 (7R-1 8509006014 LDR 0.51 Residential: 2 units 1960 3 2 (7R-1 8509006015 LDR 0.53 Residential: 1 unit 1940 3 2 (7R-1 8509006016 LDR 0.45 Residential: 1 unit 1963 2 2 (7R-1 8509006019 LDR 0.48 Residential: 1 unit 1950 2 2 (7R-1 8509007001 LDR 0.50 Residential: 1 unit 1973 2 2 (7R-1 8509007012 LDR 0.44 Residential: 1 unit 1940 2 2 (7R-1 8509007014 LDR 0.65 Residential: 1 unit 1917 3 3 (7R-1 8509011007 LDR 0.58 Residential: 1 unit 1942 3 2 (7R-1 8510001005 LDR 0.42 Residential: 1 unit 1974 2 2 (7R-1 8510001006 LDR 0.84 Residential: 1 unit 1930 5 4 (7R-1 8510001007 LDR 0.45 Residential: 1 unit 1955 2 2 (7R-1 8510001027 LDR 0.42 Residential: 1 unit 1989 2 2 (7R-1 8510001043 LDR 0.65 Residential: 1 unit 1941 3 3 (7R-1 8510003001 LDR 0.43 Residential: 1 unit 1999 2 2 (7R-1 8510004031 LDR 0.47 Residential: 1 unit 1966 2 2 (7R-1 8510004032 LDR 0.48 Residential: 1 unit 1958 2 2 (7R-1 City of Arcadia 131 Housing Element Technical Background Report Developer GP Year Max. Potential Consolidation APN Zoning Acreage Existing Use Interest Designation Built Units Units Potential 8510004045 LDR 0.48 Residential: 1 unit 1971 2 2 (7 51 5383030017 LDR 0.25 Vacant 1 1 (7R-1 5780002014 LDR 0.60 Vacant 2007 3 2 (7R-1 5780020050 LDR 0.57 Vacant 3 2 (7R-1 5780020071 LDR WASH 0.28 Vacant 1 1 5782002029 LDR 0.82 Vacant 4 3 (7R-1 5784024038 LDR 0.27 Vacant 1900 1 1 (7R-1 5784017018 LDR 0.29 Vacant 1 1 (15,1 5784019019 LDR 0.25 Vacant 1 1 (15,1 5784020014 LDR 0.32 Vacant 1 1 (15,1 5784024035 LDR 0.31 Vacant 1900 1 1 (7R-1 X 5780025018 LDR 0.56 Institution: Private School 1932 3 2 (7R-1 X 5780025062 LDR 1.01 Residential: 1 unit 1940 5 3 (7R-1 Developer GP Year Max. Potential Consolidation APN Zoning Acreage Existing Use Interest Designation Built Units Units Potential X 8510003005 LDR 0.63 Residential: 1 unit 1962 2 2 (7R-1 X 5769028003 LDR 1.54 9 7 (io,000 X 5769028004 LDR 1.48 8 7 (io,000 X 5781001019 LDR 0.73 4 3 (7R-1 X 5782015001 LDR 0.44 2 2 (7R-1 LDR Total 40.00 201 165 Very Low Density Residential Housing Element 132 City of Arcadia Technical Background Report Developer GP Year Max. Potential Consolidation APN Zoning Acreage Existing Use Interest Designation Built Units Units Potential 5785004027 VLDR 0.22 Vacant 1 1 (15,000 5785021023 VLDR 0.14 Vacant 1 1 (15,000 5787004025 VLDR 0.21 Vacant 1 1 (15,000 5787004028 VLDR 0.16 Vacant 1 1 (15,000 5787006027 VLDR 0.35 Vacant 1 1 (15,000 X 5765030026 VLDR 0.74 2 2 (10,000 X 5765032024 VLDR R -1 1.31 5 4 (10,000 X 5765033001 VLDR R -1 0.90 3 2 (10,000 X 5765033005 VLDR R -1 1.52 6 4 (10,000 X 5766009001 VLDR R -1 1.22 4 3 (7,500) X 5766009005 VLDR R -1 0.87 3 2 (7,500) VLDR Total 7.64 28 22 Estate Residential 5765002013 RE R -M 13.86 Vacant 27 22 5769015011 RE 1.18 Vacant 2 1 (30,000 5770009025 RE 0.77 Vacant 1 1 (30,000 5771001007 RE R -M 4.90 Vacant 9 7 5771032008 RE R -M 2.08 Vacant 4 3 X 5765002012 RE R -M 72.32 Vacant 144 115 RE Total 95.11 187 149 City of Arcadia 133 Housing Element Technical Background Report APPENDIX C: COMMUNITY WORKSHOP NOTES Housing Element 134 City of Arcadia Technical Background Report Arcadia Housing Element Workshop February 26, 2013 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 Challenzes 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 K • 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 1St 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 rd nu_v.� sr srru C' 4f',f� ;477ity n{ d4 YL STAFF P 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 2000.2014 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 2of8 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: Extremely Low/Very Low Low Income Moderate Income Above Moderate Income Total Land Resources $19,440- $32,400 276 $32,400 - $51,840 176 $51,840- $77,856 177 >$77,856 434 1,054 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 lnventory and Proaress toward RHNA Housing Element Update November 12, 2013 Page 4 of 8 Extremely Low/ Very Low Low Moderate Above Total Moderate RHNA 276 167 177 434 1,054 Housing Element Update November 12, 2013 Page 4 of 8 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 Housing for Families and Persons with Special Needs — Identify any additional policies, procedures, or regulatory provisions currently not addressed by the reasonable accommodation procedures and 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 Extremely Low/ Very Low Low Moderate Above Moderate total Sites Capacity High Density Residential 678 0 678 Low Density Residential 0 165 165 Very Low Density Residential 0 22 22 Estate Residential 0 149 149 Downtown Mixed Use 304 0 304 Mixed Use 510 0 510 Total Capacity 1 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 Housing for Families and Persons with Special Needs — Identify any additional policies, procedures, or regulatory provisions currently not addressed by the reasonable accommodation procedures and 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 NOTICEICOMMENTS 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; 2, Ji5j., asama 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 E1R of the Arcadia General Plan Housing Element Update November 12, 2013 Page 8 of 8 STATP QE CAL11=0RNIA - BUSINESS, TRANSPORTATION AND HOUSING AGENCY EDMUND G. BROWN JR. rnvarnnr DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT DIVISION OF HOUSING POLICY DEVELOPMENT 1800 Third Sheet, Suite 430 _ P. O. Box 952053 j�'= Sacramento, CA 94252 -2053 (9 16) 323 -31771 FAX (916) 327 -2643 www.hcd.ca.P.ov 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 (2013 -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 /hpolhrc /plan /he /he review adoptionsteps'f. 1081.2.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 4t" 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 http://www.hcd.ca.govlhpd/hrpp. 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. S4 erely, R�/)) Paul McDougall Housing Policy Man