HomeMy WebLinkAbout1-25-22 PC Agenda PacketCITY OF ARCADIA
Arcadia Planning Commission
Regular Meeting Agenda
Tuesday, January 25, 2022, 7:00 p.m.
As part of the City of Arcadia’s COVID-19 transmission mitigation efforts and pursuant to the Brown Act and AB 361, the
Planning Commission may meet virtually or in-person. This meeting of the Arcadia Planning Commission will be conducted
virtually. Per the Brown Act, the public will still be provided the ability to make public comments. For members of the public
who would like to participate virtually, the meeting will be held via Zoom. The public is also welcome to view this meeting
as it takes place on the City’s website at ArcadiaCA.gov/liveplanning or on ACTV (check your local listings).
How to Submit Public Comment:
1. Email: Please submit your comments via email to planning@ArcadiaCA.gov by 5:00 p.m. on January 25, 2022. Your
comments should be 300 words or less.
2. Zoom: To join the meeting from a phone, tablet, or internet browser please select the meeting link below and enter your
name and email.
Meeting Link: https://us02web.zoom.us/j/87822632039
3. Phone: To join by telephone, please call the number below and enter the meeting ID. You will remain muted until you
are recognized for public comment.
Call-in Number: 1(669) 900 6833 or 1(346) 248-7799 or 1(253) 215-8782
Meeting ID: 878 2263 2039
Please contact the Planning Division at planning@ArcadiaCA.gov or at (626) 574-5423 for more information.
作为阿凯迪亚市缓解新冠病毒（COVID-19）传播的一项措施，并根据《布朗法案》和 AB 361，规划委员会可召开虚拟会议
或面对面会议。阿凯迪亚规划委员会的这次会议将以虚拟方式举行。根据《布朗法案》，仍将向公众提供发表评论意见的
机会。对于希望以虚拟形式参加会议的公众，会议将通过 Zoom 召开。我们也欢迎公众在市政府网站
ArcadiaCA.gov/liveplanning 或 ACTV 上旁听会议（请查看您的本地频道列表）。
如何提交公众评论意见：
1.电子邮件： 请通过电子邮件将评论意见发送至 planning@ArcadiaCA.gov，截止时间是 2022 年 1 月 25 日下午 5:00
。您的评论意见不得超过 300 个英文单词。
2.Zoom： 要通过手机、平板电脑或互联网浏览器参加会议，请选择下面的会议链接，并输入您的姓名和电子邮件地址。
会议链接：https://us02web.zoom.us/j/87822632039
3.电话： 要通过电话参加，请拨打以下号码并输入会议代码（meeting ID）。在轮到您发言之前，您的话筒将被静音。
请拨打：1(669) 900 6833 或 1(346) 248-7799 或 1(253) 215-8782
会议代码（meeting ID）：878 2263 2039
如希望了解更多信息，请洽规划处：planning@ArcadiaCA.gov 或 (626) 574-5423。
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Pursuant to the Americans with Disabilities Act, persons with a disability who require a disability related modification or accommodation
in order to participate in a meeting, including auxiliary aids or services, may request such modification or accommodation from Planning
Services at (626) 574-5423. Notification 48 hours prior to the meeting will enable the City to make reasonable arrangements to assure
accessibility to the meeting.
根据《美国残障人法案》的规定，需要提供残障相关调整或便利设施才能参加会议的残障人士（包括辅助器材或服务），可向规划服务部
请求获得此类调整或便利设施，电话号码 (626) 574-5423。请在会前 48 小时通知规划服务部，以便作出合理安排，确保顺利参加会议。
Pursuant to the City of Arcadia’s Language Access Services Policy, limited-English proficient speakers who require translation services
in order to participate in a meeting may request the use of a volunteer or professional translator by contacting the City Clerk’s Office at
(626) 574-5455 at least 72 hours prior to the meeting.
根据阿凯迪亚市的语言便利服务政策，英语能力有限并需要翻译服务才能参加会议的人可与市书记官办公室联系（电话：626-574-5455
），请求提供志愿或专业翻译服务，请至少在会前 72 小时提出请求。
CALL TO ORDER
ROLL CALL
Zi Lin, Chair
Kenneth Chan, Vice Chair
Brad Thompson, Commissioner
Vincent Tsoi, Commissioner
Marilynne Wilander, Commissioner
SUPPLEMENTAL INFORMATION FROM STAFF REGARDING AGENDA ITEMS
PUBLIC COMMENTS (5 minute time limit per person)
Each speaker is limited to three (5) minutes per person, unless waived by the Planning Commission. Under the Brown
Act, the Commission or Board Members are prohibited from discussing or taking action on any item not listed on the posted
agenda.
PUBLIC HEARING
All interested persons are invited to appear at a public hearing and to provide evidence or testimony concerning any of the
proposed items set forth below for consideration. Separate and apart from the applicant (who may speak longer in the
discretion of the Commission) speakers shall be limited to five (5) minutes per person. The applicant may additionally
submit rebuttal comments, at the discretion of the Commission.
You are hereby advised that should you desire to legally challenge in court or in an administrative proceeding any action
taken by the City Council regarding any public hearing item, you may be limited to raising only those issues and objections
you or someone else raised at the public hearing or in written correspondence delivered to the City Council at, or prior to,
the public hearing.
1. Resolution No. 2088 – Approving Conditional Use Permit No. CUP 21-08 with a
Categorical Exemption under the California Environmental Quality Act (“CEQA”) to
allow a writing center with up to six students at 411 East Huntington Drive, Suite 211
Recommendation: Adopt Resolution No. 2088
Applicant: Vicki Chang
2. Resolution No. 2087 – Recommending that the City Council approve General Plan
Amendment No. GPA 21-02 with a Negative Declaration under the California
Environmental Quality Act updating the General Plan’s Housing Element for the 2021-
2029 housing cycle
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Recommended Action: Adopt Resolution No. 2087
Applicant: City of Arcadia
CONSENT CALENDAR
All matters listed under the Consent Calendar are considered to be routine and can be acted on by one roll call vote. There
will be no separate discussion of these items unless members of the Commission, staff, or the public request that specific
items be removed from the Consent Calendar for separate discussion and action.
3. Minutes of the December 14, 2021 Regular Meeting of the Planning Commission
Recommendation: Approve
MATTERS FROM CITY COUNCIL LIASION
MATTERS FROM PLANNING COMMISSIONERS
MATTERS FROM ASSISTANT CITY ATTORNEY
MATTERS FROM STAFF INCLUDING UPCOMING AGENDA ITEMS
ADJOURNMENT
The Planning Commission will adjourn this meeting to Tuesday, February 8, 2022, at 7:00
p.m.
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DATE: January 25, 2022
TO: Honorable Chair and Planning Commission
FROM: Lisa L. Flores, Planning & Community Development Administrator
By: Edwin Arreola, Assistant Planner
SUBJECT: RESOLUTION NO. 2088 APPROVING CONDITIONAL USE PERMIT
NO. CUP 21-08 WITH A CATEGORICAL EXEMPTION UNDER THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA ) TO ALLOW A
WRITING CENTER WITH UP TO SIX STUDENTS AT 411 EAST
HUNTINGTON DRIVE, SUITE 211
Recommendation: Adopt Resolution No. 2088
SUMMARY
The Applicant, Vicki Chang, is requesting approval of Conditional Use Permit Application
No. CUP 21-08 for a writing center (dba: Advanced Writing Center) to occupy an existing
1,184 square foot unit on the second floor of the Huntington Landmark commercial center
at 411 E. Huntington Drive, Suite 211. The proposed writing center will accommodate up
to six middle and high school grade students and three instructors. It is recommended
that the Planning Commission adopt Resolution No. 2088 (Attachment No. 1) and find
this project Categorically Exempt under CEQA and approve Conditional Use Permit No.
CUP 21-08, subject to the conditions listed in this staff report.
BACKGROUND
The writing center is proposed to be located in the Huntington Landmark commercial
center that is approximately 3.75 acres and is located on the north side of E. Huntington
Drive between Gateway Drive and 5th Avenue. The site is developed with an existing
three-story, 52-unit commercial building, two freestanding restaurants, and a three-story
parking structure (See Figure 1). The property is zoned C-G (General Commercial) and
has a General Plan Land Use Designation of Commercial. The businesses on site consist
of various commercial uses such as restaurants, offices, personal services, and retail
uses. The 1,184 square foot unit for the proposed writing center is located on the second
floor of the existing three-story commercial building and is currently vacant and was
previously occupied by Telesonic Voice and Data Solutions. The site is surrounded by
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CUP 21-08
411 E. Huntington Drive, Ste. 211
January 25, 2022
Page 2 of 10
Figure 1 - Aerial of Subject Site
other commercial properties to the north, east, south and west, - refer to Attachment No.
2 for an Aerial Photo with Zoning Information and Photos of the subject property.
PROPOSAL
The Applicant is requesting a Conditional Use Permit (CUP) to operate a writing center,
(dba: Advanced Writing Center) for middle and high school grade students. The writing
center will offer one-on-one sessions and individual tutoring focused on remedial
consultation in reading and writing for students during after school hours and on
weekends. The center will consist of a reception area and four small rooms to be used as
offices by employees and classrooms for tutoring (see Figure 2). There will be up to three
instructors at any given time and each instructor will tutor a maximum of two students for
a total of six students in the center at any given time. The proposed business hours for
the writing center are from 3:00 PM to 6:00 PM, Monday through Friday, and on Saturdays
and Sundays from 9:00 AM to 6:00 PM.
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CUP 21-08
411 E. Huntington Drive, Ste. 211
January 25, 2022
Page 3 of 10
Figure 2 Proposed Floor Plan
ANALYSIS
The Arcadia Development Code allows educational centers in the C-G zone subject to
the review and approval of a Conditional Use Permit. The proposed writing center will
have up to six students and three employees. As required for all educational uses by the
, each classroom will be required to have windows to allow
observation from outside of the rooms. A condition has been placed on the project that
requires that either windows or glass doors remain unobstructed to allow for easy viewing
from the reception area into the classrooms and offices (refer to condition no. 3). The
request has been reviewed by the Building and Fire Departments and no concerns were
raised.
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CUP 21-08
411 E. Huntington Drive, Ste. 211
January 25, 2022
Page 4 of 10
For an educational center that serves high school age students, the Development Code
requires one parking space for every three students and one space for every employee.
With up to six students of high school age and three employees, a total of six parking
spaces are required. Since the previous use also required six parking spaces as a retail
use, the parking requirement for the proposed writing center is being met. The site is
served by a total of 433 parking spaces on site located on a surface lot and three-story
parking structure. The unit will have direct access to the parking structure at the rear of
the site which typically has an abundance of parking availability throughout the day.
Therefore, parking will not be impacted by the proposed use as adequate parking will be
provided.
FINDINGS
Section 9107.09.050(B) of the Development Code requires that for a Conditional Use
Permit to be granted, it must be found that all of the following prerequisite conditions can
be satisfied:
1. The proposed use is consistent with the General Plan and any applicable
specific plan.
Facts to Support This Finding: Approval of the writing center is consistent with the
Commercial land use designation of the site. The Commercial land use designation is
intended to permit a wide-range of commercial uses which serve both neighborhood
and citywide markets. The designation allows a broad array of commercial uses,
including neighborhood-serving uses such as tutoring or writing centers. The
proposed use will occupy a vacant commercial unit and is a use that is complementary
to the nearby residential neighborhoods. In addition, the proposed use is a use
allowed in the C-G (General Commercial) zone subject to the approval of a Conditional
Use Permit. It will not adversely affect the comprehensive General Plan, and it is
consistent with the following General Plan goal and policy:
Land Use and Community Design Element
Policy LU-6.7: Encourage a balanced distribution of commercial development
throughout the City, ensuring that neighborhoods and districts have adequate
access to local-serving commercial uses.
2. The proposed use is allowed within the applicable zone, subject to the granting
of a Conditional Use Permit, and comply with all other applicable provisions of
the Development Code and the Municipal Code.
Facts to Support This Finding: The site is zoned C-G, General Commercial. Arcadia
Development Code Section 9102.03.020, Table 2-8, allows writing centers in the C-G
zone subject to the review and approval of a Conditional Use Permit. The site has an
adequate number of parking spaces. Therefore, there should be no impacts to the
adjacent commercial uses and properties. Lastly, the proposal complies with all other
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CUP 21-08
411 E. Huntington Drive, Ste. 211
January 25, 2022
Page 5 of 10
applicable provisions of the Arcadia Development Code and the Arcadia Municipal
Code.
3. The design, location, size, and operating characteristics of the proposed activity
will be compatible with the existing and future land uses in the vicinity.
Facts to Support This Finding: The proposed writing center will occupy a 1,184
square foot unit within a three-story commercial building at the Huntington Landmark
commercial center. The writing center will be compatible with the various office uses
also located on the second floor of the Huntington Landmark. The use will not create
an increase in parking from the previous use and adequate parking will be provided
for the proposed writing center. The writing center will be open for a short time during
the week and the amount of students served by the center will be minimal and will not
impact the existing and future land uses in the vicinity.
4. The site is physically suitable in terms of:
a. Its design, location, shape, size, and operating characteristics of the
proposed use in order to accommodate the use, and all fences, landscaping,
loading, parking, spaces, walls, yards, and other features required to adjust
the use with the land and uses in the neighborhood;
Facts to Support This Finding: The site is physically suitable for the proposed
writing center. The use will occupy a vacant unit within an existing multi-
commercial center on an improved site. The site is improved with a surface parking
lot and three-story parking structure that will provide ample parking for the
proposed business. No exterior improvements are required for the writing center.
Therefore, the proposed use is suitable for this site.
b. Streets and highways adequate in width and pavement type to accommodate
public and emergency vehicle (e.g., fire and medical) access.
Facts to Support This Finding: The site is located on the north side of E.
Huntington Drive between Gateway Drive and 5 th Avenue, which are designated
and designed with the capacity to accommodate both public and emergency
vehicles. All adjacent and nearby streets are adequate in width and pavement type
to carry the traffic that could be generated by the learning center and to support
emergency vehicle access.
c. Public protection services (e.g., fire protection, police protection, etc.).
Facts to Support This Finding: The proposed writing center will be located within
an existing commercial unit. Conditions of approval have been included to ensure
the writing center will be operated in a safe manner, and not impact public
protection services. The request has been reviewed by the Fire Department and
Police Department, and neither Department raised concerns. Therefore, no
impacts to public protection services are anticipated.
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CUP 21-08
411 E. Huntington Drive, Ste. 211
January 25, 2022
Page 6 of 10
d. The provision of utilities (e.g., potable water, schools, solid waste collection
and disposal, storm drainage, wastewater collection, treatment, and
disposal, etc.).
Facts to Support This Finding: The subject unit is located within an existing
commercial building, which is adequately serviced by existing utilities. The request
neither includes new construction, nor will be operated, in a manner that will impact
the provision of utilities. Therefore, no impacts to the provision of utilities are
anticipated.
5. The measure of site suitability shall be required to ensure that the type, density,
and intensity of use being proposed will not adversely affect the public
convenience, health, interest, safety, or general welfare, constitute a nuisance,
or be materially injurious to the improvements, persons, property, or uses in the
vicinity and zone in which the property is located.
Facts to Support This Finding: The proposed writing center will not be detrimental
to the public health or welfare, or to the surrounding properties. The size and nature
of the operation of the use will not negatively affect the existing uses in the surrounding
properties. In addition, conditions of approval have been included to mitigate any
potential impacts, such as requiring each classroom door to have a window to allow
observation from outside of the rooms, and that the use be subject to periodic
inspections.
ENVIRONMENTAL IMPACT
It has been determined that the project qualifies as a Class 1 Categorical Exemption per
the provisions of the California Environmental Quality Act (CEQA) pursuant to Section
15301 of the CEQA Guidelines for the use of an existing facility (refer to Attachment No.
4).
PUBLIC COMMENTS/NOTICE
Public hearing notices for this item were mailed to the owners of those properties that are
located within 300 feet of the subject property and published in the Arcadia Weekly on
January 13, 2022. As of January 21, 2022, staff did not receive any public comments on
this project.
RECOMMENDATION
It is recommended that the Planning Commission adopt Resolution No. 2088 approving
Conditional Use Permit No. CUP 21-08 for a new writing center with up to six students
and find that the project is Categorically Exempt under the California Environmental
Quality Act (CEQA), subject to the following conditions of approval:
1. The use approved by CUP 21-08 is limited to a writing center and shall be operated
and maintained in a manner that is consistent with the proposal and plans submitted
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CUP 21-08
411 E. Huntington Drive, Ste. 211
January 25, 2022
Page 7 of 10
and approved for CUP 21-08. The use shall be subject to periodic inspections, after
which the conditions of this Conditional Use Permit may be adjusted after due notice
in order to address any adverse impacts to the adjacent streets, rights-of-way, and/or
the neighboring businesses, nearby residential uses and properties.
2. No more than six students shall be permitted at any given time. Any changes to the
number of students, shall be subject to review and approval by the Planning &
Community Development Administrator, or designee, unless significant modifications
are proposed; in which case, the application may be referred to the Planning
Commission.
3. The learning center shall not operate past 8:00 p.m., everyday. Any changes to the
hours of operation, shall be subject to review and approval by the Planning &
Community Development Administrator, or designee, unless significant modifications
are proposed; in which case, the application may be referred to the Planning
Commission.
4. Each classroom or private tutoring room door shall have an unobscured glass window
to allow easy viewing from the hallway. The final design and specifications of the door
with a glass window shall be reviewed by the Planning & Community Development
Administrator, or designee, prior to submitting their plan to Building Services for plan-
check.
5. Prior to the issuance of a Certificate of Occupancy from the Building Division, one (1)
Automated External Defibrillator (AED) shall be installed. The location of the AED shall
be identified on the plans submitted for plan check in Building Services and is subject
to review and approval by the Planning & Community Development Administrator, or
designee.
6. The plans submitted for Building plan check shall comply with the 2020 Building and
Fire Codes as applicable:
a. California Building Code
b. California Electrical Code
c. California Mechanical Code
d. California Plumbing Code
e. California Energy Code
f. California Fire Code
g. California Green Building Standards Code
h. California Existing Building Code
7. The proposed unit the business will be occupying shall comply with the requirements
of all applicable codes for the new occupancy classification. Complete plans,
calculations and other specifications shall be submitted to Building Services for
review, approval and subsequent permit issuance. The plans, calculations and other
specifications shall be prepared by an Architect or Registered Civil/Structural Engineer
licensed in the State of California who is qualified to perform said work.
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CUP 21-08
411 E. Huntington Drive, Ste. 211
January 25, 2022
Page 8 of 10
8. Conditions from the Fire Department:
a. A full coverage fire alarm system shall be provided.
b. An illuminated exit signage and emergency lighting shall be provided.
c. A minimum rated 2A:10BC fire extinguisher shall be provided at an
d. All exit doors to the exterior shall be equipped with panic or lever type
hardware. Latched or key operated locks are not permitted.
e. A knox box shall be provided at an approved location, as determined by the
9. All City requirements regarding disabled access and facilities, occupancy limits,
building safety, health code compliance, emergency equipment, environmental
regulation compliance, and parking and site design shall be complied with by the
property owner/applicant to the satisfaction of the Building Official, City Engineer,
Planning & Community Development Administrator, Fire Marshal, and Public Works
Services Director, or their respective designees. The changes to the existing facility
may be subject to building permits after having fully detailed plans submitted for plan
check review and approval by the aforementioned City officials.
10. Noncompliance with the plans, provisions and conditions of approval for CUP 21-08
shall be grounds for immediate suspension or revocation of any approvals, which
could result in the closing of the learning center.
11. To the maximum extent permitted by law, Applicant must defend, indemnify, and hold
City, any departments, agencies, divisions, boards, and/or commissions of the City,
and its elected officials, officers, contractors serving as City officials, agents,
employees, and
damages and/or claims, actions, or proceedings for damages for personal injuries,
including death, and claims for property damage, and with respect to all other actions
and liabilities for damages caused or alleged to have been caused by reason of the
CUP 21-08 on the Project site, and which
may arise from the direct or indirect operations of the Applicant or those of the
Ap
Project. This indemnity provision applies to all damages and claims, actions, or
proceedings for damages, as described above, regardless of whether the City
prepared, supplied, or approved the plans, specifications, or other documents for the
Project.
In the event of any legal action challenging the validity, applicability, or interpretation
of any provision of this approval, or any other supporting document relating to the
Project, the City will promptly notify the Applicant of the claim, action, or proceedings
and will fully cooperate in the defense of the matter. Once notified, the Applicant must
indemnify, defend and hold harmless the Indemnitees, and each of them, with respect
to all liability, costs and expenses incurred by, and/or awarded against, the City or any
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CUP 21-08
411 E. Huntington Drive, Ste. 211
January 25, 2022
Page 9 of 10
e City of
any such action, Applicant shall provide to City a cash deposit to cover legal fees,
costs, and expenses incurred by City in connection with defense of any legal action in
an initial amount to be reasonably determined by the City Attorney. City may draw
funds from the deposit for such fees, costs, and expenses. Within 5 business days of
each and every notice from City that the deposit has fallen below the initial amount,
legal team
to continue working on the matter. City shall only refund to Developer any unexpended
funds from the deposit within 30 days of: (i) a final, non-appealable decision by a court
of competent jurisdiction resolving the legal action; or (ii) full and complete settlement
of legal action. The City shall have the right to select legal counsel of its choice that
the Applicant reasonably approves. The parties hereby agree to cooperate in
defending such action. The City will not voluntarily assist in any such third-party
challenge(s) or take any position adverse to the Applicant in connection with such
third-party challenge(s). In consideration for approval of the Project, this condition
shall remain in effect if the entitlement(s) related to this Project is rescinded or
revoked, whether or not at the request of the Applicant.
12. Approval of CUP 21-08 shall not be in effect unless the Property Owner and Applicant
have executed and filed the Acceptance Form with the City on or before 30 calendar
days after the Planning Commission has adopted the Resolution. The Acceptance
Form to the Development Services Department is to indicate awareness and
acceptance of the conditions of approval.
PLANNING COMMISSION ACTION
Approval
If the Planning Commission intends to approve this proposal, the Commission should
approve a motion to approve Conditional Use Permit Application No. CUP 21-08, stating
that the proposal satisfies the requisite findings, and adopting the attached Resolution
No. 2088 that incorporates the requisite environmental and Conditional Use Permit
findings and the conditions of approval as presented in this staff report, or as modified by
the Commission.
Denial
If the Planning Commission intends to deny this proposal, the Commission should
approve a motion to deny Conditional Use Permit Application No. CUP 21-08, stating that
the finding(s) of the proposal does not satisfy with reasons based on the record, and direct
staff to prepare a resolution for adoption at the next meeting that incorporates the
If any Planning Commissioner or other interested party has any questions or comments
regarding this matter prior to the January 25, 2022, hearing, please contact Assistant
Planner, Edwin Arreola, at (626) 821-4334, or by email at earreola@ArcadiaCA.gov.
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CUP 21-08
411 E. Huntington Drive, Ste. 211
January 25, 2022
Page 10 of 10
Approved:
Lisa L. Flores
Planning & Community Development Administrator
Attachment No. 1: Resolution No. 2088
Attachment No. 2: Aerial Photo and Zoning Information and Photos of the Subject
Property
Attachment No. 3: Architectural Plans
Attachment No. 4: Preliminary Exemption Assessment
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Attachment No. 1
Attachment No. 1
Resolution No. 20
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16
17
18
19
20
21
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Attachment No. 2
Attachment No. 2
Aerial Photo Zoning Information
Photos of the Subject Property
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Overlays
Selected parcel highlighted
Parcel location within City of Arcadia
N/A
Property Owner(s):
Lot Area (sq ft):
Year Built:
Main Structure / Unit (sq. ft.):
C-G
Number of Units:
C
Property Characteristics
1990
67,280
0
Property Owner
Site Address:333 E HUNTINGTON DR
Parcel Number: 5773-009-069
N/A
Zoning:
General Plan:
N/A
Downtown Overlay:
Downtown Parking Overlay:
Architectural Design Overlay:Yes
N/A
N/A
N/A
Residential Flex Overlay:
N/A
N/A
N/A
Yes
Special Height Overlay:
N/A
Parking Overlay:
Racetrack Event Overlay:
This map is a user generated static output from an Internet mapping site and is for
reference only. Data layers that appear on this map may or may not be accurate, current,
or otherwise reliable.
Report generated 12-Jan-2022
Page 1 of 1 27
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32
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34
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Attachment No.
Attachment No.
Architectural Plans
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Attachment No.
Attachment No.
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Preliminary Exemption Assessment FORM “A”
PRELIMINARY EXEMPTION ASSESSMENT
1.Name or description of project:CUP 21-08 Conditional Use Permit with a Categorical
Exemption under the California Environmental Quality Act
("CEQA") Section 15301(a) to allow a new writing center of up
to six students.
2.Project Location – Identify street
address and cross streets or
attach a map showing project site
(preferably a USGS 15’ or 7 1/2’
topographical map identified by
quadrangle name):
411 E. Huntington Dr., Ste. 211 – The business is located on
the north side of E. Huntington Dr. between Gateway Dr. and
5th Ave.
3.Entity or person undertaking
project:
A.
B.Other (Private)
(1)Name Vicki Chang, Advanced Writing Center
(2)Address 6505 N. Muscatel Ave.
San Gabriel, CA 91775
4.Staff Determination:
The Lead Agency’s Staff, having undertaken and completed a preliminary review of this project in
accordance with the Lead Agency's "Local Guidelines for Implementing the California Environmental
Quality Act (CEQA)" has concluded that this project does not require further environmental
assessment because:
a.The proposed action does not constitute a project under CEQA.
b.The project is a Ministerial Project.
c.The project is an Emergency Project.
d.The project constitutes a feasibility or planning study.
e.The project is categorically exempt.
Applicable Exemption Class: 15301(a) – Class 1 (Use of an existing facility)
f.The project is statutorily exempt.
Applicable Exemption:
g.The project is otherwise
exempt on the following basis:
h.The project involves another public agency which constitutes the Lead Agency.
Name of Lead Agency:
Date: January 12, 2022 Staff: Edwin Arreola, Assistant Planner
44
DATE: January 25, 2022
TO: Honorable Chair and Planning Commission
FROM: Lisa Flores, Planning & Community Development Administrator
Jason Kruckeberg, Assistant City Manager/Development Services Director
Jeramie Brogan, Office Coordinator
SUBJECT: RESOLUTION NO. 2087 – RECOMMENDING THAT THE CITY COUNCIL
APPROVE GENERAL PLAN AMENDMENT NO. GPA 21-02 WITH A
NEGATIVE DECLARATION UNDER THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT UPDATING THE HOUSING ELEMENT
FOR THE 2021-2029 HOUSING CYCLE
Recommended Action: Adopt
SUMMARY
The City is required by State law to update its General Plan Housing Element every eight
(8) years for certification by the Department of Housing and Community Development.
The Housing Element is one of the eight (8) required “elements” of the City’s General
Plan, and it sets forth goals, policies and programs that address future housing needs for
all income levels over a planning period of 2021-2029 which coincides with a unit count
established by the Regional Housing Needs Assessment (RHNA). The RHNA is
mandated by State Housing Law as part of the periodic process of updating housing
elements of the General Plan, and Arcadia was allocated 3,214 housing units. It is
recommended that the Planning Commission adopt Resolution No. 2087 (Attachment No.
1), recommending that the City Council adopt a Negative Declaration and approve
General Plan Amendment No. GPA 21-02, updating the General Plan’s Housing Element.
BACKGROUND
In January of 2021, the City retained the services of Kimley Horn to help assist with
updating the Housing Element. The City was also awarded a Local Early Action Planning
Grant (“LEAP”) in the amount of $150,000 to help with this Housing Element Update.
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State law requires that all cities update their Housing Element once every eight (8) years
to be in compliance with the guidelines of the Office of Housing and Community
Development (“HCD”), and the planning periods are sometimes referred to as “cycles.”
The City’s current Housing Element covers the planning period extending from 2014 to
2021, which is referred to as the “5th Housing Element cycle” in reference to the five
required updates that have occurred since the comprehensive revision to State law in
1980. All cities in the Southern California Association of Governments (“SCAG”) region
are required to prepare a Housing Element Update for the 6th planning cycle, which spans
over the 2021-2029 period. The SCAG region includes Los Angeles, Orange, Riverside,
San Bernardino, Ventura, and Imperial counties.
The 6th Cycle Update requires a review of the current Housing Element, which was
adopted in 2013, to evaluate the effectiveness of the current housing programs, existing
goals and policies, and to identify the revisions that must be made to bring the Housing
Element into compliance with current State law and HCD requirements. The Update will
also need to be internally consistent with the City’s General Plan, which was adopted in
2010, and with the Development Code, which underwent a comprehensive update in
2016. The Housing Elements in the Southern California Association of Governments
(SCAG) were due by October 15, 2021. HCD provides a 120-grace period after the
deadline for local adoption, and given the complexity of the 6th Cycle Update, many cities
are utilizing this additional time.
HOUSING ELEMENT 2021-2029
The Housing Element consists of three components, each of which can be found in
Attachment 2 in redlined form, showing responses to the comments received from HCD.
1. The Housing Element itself (Chapter 5 of the General Plan), which sets forth the
City’s housing goals and policies to address identified housing needs
2. The General Plan Implementation Plan (Chapter 10), which identifies specific
programs to be pursued to achieve Housing Element goals and policies
3. The Housing Element Technical Background Report, which includes the following:
x An analysis of the City’s population, household and employment base, and
characteristics of the housing stock.
x A review of potential market, governmental, and environmental constraints
on production, maintenance, and affordability of housing.
x An analysis of fair housing issues and actions to foster inclusive
communities to achieve racial equity, fair housing choice, and opportunity
for all.
x An evaluation of the land and financial resources available to address the
City’s identified housing needs.
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x An analysis of strategies for housing sites identified by income category to
meet the City’s RHNA allocation.
x A summary of the community outreach efforts undertaken that focused on
issues relating to residential land uses and housing needs.
x A review of past accomplishments under the previously adopted Housing
Element.
The development of the 2021–2029 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 identity 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.
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 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 2021 – 2029, 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
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Promoting fair and equal housing opportunities
Another component of the Housing Element is the Regional Housing Needs Assessment
(RHNA). RHNA is the process by which each city is assigned a share of the region’s need
for additional housing units during the next Housing Element planning period (2021-
2029). RHNA allocations are determined for the City by SCAG based on criteria
established by State law. The City’s allocation is as follows:
Income Category Number of Units Percentage
Very Low Income Units 1,102 34%
Low Income Units 570 18%
Moderate Income Units 605 19%
Above-Moderate Income Units 937 29%
Total 3,214 100%
For the 2014-2021 planning period (5th cycle), the City was allocated a total of 1,054
housing units. Between January 1, 2014, and December 31, 2019, the City issued permits
for a total of 412 housing units towards meeting the City’s RHNA allocation for the 2014-
2021 planning period. The 2014-2021 RHNA allocation was as follows and nearly all of
the 412 units provided fall into the “above-moderate” category:
Income Category Number of Units Percentage
Very Low Income Units 276 26%
Low Income Units 167 16%
Moderate Income Units 177 17%
Above-Moderate Income Units 434 41%
Total 1,054 100%
The City’s RHNA allocation of 3,214 units for the 2021-2029 planning period is
approximately three times higher than the previous allocation of 1,054 units for the 2014-
2021 planning period. This is a result of the significant increase in HCD’s projected
housing need for the Southern California Region. The regional housing need for the 2021-
2029 planning period is 1,341,827 housing units, compared to 412,137 housing units for
the 2014-2021 planning period. Given the significant increase in regional need, cities
received much higher allocations through SCAG’s distribution process. In addition,
Arcadia received a much higher percentage of Very Low Income Units, the result of
SCAG’s methodology to allocate these units to areas with good transportation options
and transit corridors, among other criteria.
The Housing Element Update must demonstrate site development capacity to facilitate
the construction of a variety of housing types for all income levels. It is important to note
that the City is not responsible for the production of these units; rather, the City is
obligated to provide adequate sites for the development of units through either
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appropriate General Plan land use and zoning designations, or through future zoning
changes to accommodate these units. Whether or not housing actually gets built, and
what type of housing gets built, is largely up to the landowner and the housing market.
However, as mentioned, the City is responsible to provide programs and policies to
facilitate new housing development, especially for low and very-low income housing.
In order to react to the City’s RHNA numbers, the first consideration is to account for
projects that are either: 1) entitled; 2) issued building permits; or 3) in the application stage
with Planning, that will count towards the RHNA after July 2021. These projects within the
“pipeline” are considered the City’s baseline unit count. Within this baseline, the City also
receives credit for underutilized properties that allow residential uses, and existing and
potential Accessory Dwelling Units (ADUs) throughout the City. Along these lines, it has
been determined based on past performance that it is appropriate to anticipate the
development of 296 accessory dwelling units during the 6th planning cycle.
Based on the projects within the pipeline and ADUs, the baseline analysis results in a
total of 2,545 housing units that could potentially be constructed in the City. This satisfies
the housing units for above moderate-income level, but for not for the moderate, low, and
very low income categories. As a result, to make up this shortfall, there are seven (7)
housing strategies that are being proposed to meet the City’s RHNA allocation, as
discussed below under the Analysis section of the report.
Baseline Analysis Summary Table
ANALYSIS
As discussed above, in order to meet the City’s RHNA requirement, additional housing
programs and strategies are needed beyond the units in the pipeline expected to be built.
The City’s General Plan Implementation Plan (Chapter 10) lists and describes what
policies and programs will need to be implemented over the next few years to meet the
State’s requirements. In addition, the Technical Background Report also provides detailed
analysis and description of re-zoning strategies needed to meet the RHNA allocation of
3,214 units. It is the City’s goal is to implement most of these changes within the first three
(3) years after the Housing Element Update has been adopted, with the exception of the
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Inclusionary Housing Policy. Each of the primary recommended strategies is described
below, along with an analysis of the potential number of units that could potentially result
following the implementation of the strategy. It is important to remember that all of these
strategies are continuations or expansions of existing zoning designations that already
exist in Arcadia. In some cases, it is recommended to expand existing zoning or apply a
higher density to certain areas, but the overall strategy is to focus additional units and
density into areas that can support it, and to protect single-family neighborhoods.
1. Strategy No. 1 - Downtown Mixed Use (DMU) Expansion
The City has identified General Commercial and Commercial Manufacturing zoned
properties in and adjacent to Downtown Arcadia as an opportunity to introduce high
density residential flex overlays to expand existing Downtown Mixed-Use zoning.
Expanding the opportunity for high density residential in the downtown area is compatible
with adjacent Central Business District and Downtown Mixed-Use zoned parcels which
will allow up to the maximum density of 80 du per/acre.
Downtown Mixed Use Expansion
The City has identified 30 sites that are currently commercially zoned to be rezoned to
Downtown Mixed-Use at 80 du/acre with a 1.0 floor area ratio for non-residential uses. Of
the 39.22 acres of land identified as part of this strategy, 37.36 acres met the criteria
required by the State for sites projected to accommodate Low and Very Low income units.
An assumed density of 64 du/acre was applied to calculate the theoretical capacity of
each site. The theoretical capacity of these sites is projected at 2,405 units. However, a
planning-level redevelopment percentage of 50 percent has been applied to project a
more feasible assumption of future housing development on Mixed-Use sites. This
assumes that only half of the potential parcels will redevelop in this manner. The realistic
capacity of these sites is projected at 1,214 units, 305 of which are projected to be
affordable to Low and Very Low income households.
Downtown Mixed-Use Overlay
The City has identified 75 sites that are currently commercially zoned to implement a
Downtown Mixed-Use Overlay that will allow for residential uses in a mixed-use
development format at a maximum density of 80 du/acre with a 1.0 floor area ratio for
non-residential uses. Of the 18.19 acres of land identified as part of this strategy, 2.69
acres met the criteria required by the State for sites projected to accommodate Low and
Very Low income units. An assumed density of 64 du/acre was applied to calculate the
theoretical capacity of each site. The theoretical capacity of these sites is projected at
352 units. However, it is assumed that only 50 percent of the properties will redevelop in
this manner to project a more feasible assumption of future housing development on
Mixed-Use sites. The realistic capacity of these sites is projected at 266 units, 69 of which
are projected to be affordable to Low and Very Low income households.
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The map and table below show the area of proposed changes, and a total of 1,480 new
net units are possible from the DMU Expansion and DMU Overlay. The implementation
of these zone changes will occur within 3 years of the adoption of the HEU.
Income Category Capacity to Accommodate RHNA
Low and Very Low 374
Moderate 148
Above Moderate 958
Total New Net Units 1,480
2. Strategy No. 2 – Mixed-Use Upzone
The City has identified the Mixed-Use zone as an opportunity to increase density to
promote the development of more residential units which could be supported by adjacent
uses. The proposal is to increase the maximum density from 30 du/acre to 50 du/acre.
There are 106 sites or 36.15 acres that are within the Mixed-Use zone. Of the 36.15 acres
of land, approximately 17.26 acres met the criteria required by the State for sites projected
to accommodate Low and Very Low income units. An assumed density of 40 du/acre was
applied to calculate the theoretical capacity of each site. The theoretical capacity of these
sites is projected at 817 units. Again, a redevelopment percentage of 50 percent has been
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applied to project a more feasible assumption of future housing development on Mixed-
Use sites. The realistic capacity of these sites is projected at 477 units, 124 of which are
projected to be affordable to Low and Very Low income households.
The map and table below show the area of proposed changes, and a total of 477 new net
units are possible following the Mixed-Use Upzone. The implementation of these zone
changes will occur within 3 years of the adoption of the HEU.
Income Category Capacity to Accommodate RHNA
Low and Very Low 124
Moderate 51
Above Moderate 302
Total New Net Units 477
3. Strategy No. 3 – Las Tunas/Live Oak Residential Flex Overlay
The Las Tunas and Live Oak Corridor has an opportunity to both increase density and
introduce residential density on viable commercial properties. The adjacent Mixed-Use
zoning and access to transit supports the increase of residential uses in the corridor. The
City identified two areas along the corridor with opportunities based on adjacent use and
densities to introduce Residential Flex Overlays within.
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Las Tunas Residential Flex Overlay
There are 31 sites on Las Tunas Dr. that are currently commercially zoned to implement
a Residential Flex Overlay that will allow for residential uses at a maximum density of 60
du/acre. Of the 15.92 acres of land identified as part of this strategy, 12.07 acres met the
criteria to accommodate Low and Very Low income units. Parcels within the Las Tunas
corridor have the capacity to accommodate 609 units of development at an assumed
density of 48 du/acre, 155 of which are projected to accommodate housing affordable to
Low and Very Low income households.
Live Oak Residential Flex Overlay
There are 26 sites on Live Oak Ave that are currently commercially zoned to implement
a Residential Flex Overlay that will allow for residential uses at a maximum density of 50
du/acre. Of the 10.60 acres of land identified as part of this strategy, 3.65 acres met the
criteria to accommodate Low and Very Low income units. Parcels within the Las Tunas
corridor have the capacity to accommodate 185 units of development at an assumed
density of 40 du/acre, 48 of which are projected to accommodate housing affordable to
low and very low income households.
The map and table below show the area of proposed changes, and a total of 794 new net
units are possible from both Overlays. The implementation of these zone changes will
occur within 3 years of the adoption of the HEU.
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Income Category Capacity to Accommodate RHNA
Low and Very Low 203
Moderate 82
Above Moderate 509
Total New Net Units 794
4. Strategy No. 4 – General Commercial (C-G) Flex Overlay
The General Commercial zoned properties are another area for redevelopment
opportunity where underutilized, smaller scale commercial development can transition to
support residential development in cases where it is more desirable than a struggling
commercial use.
The City identified 76 sites (84.38 acres) as part of the C-G Residential Flex Overlay
Focus Area that will allow for residential uses at maximum density of 30 du/acre. However,
an assumed density of 24 du/acre was applied to calculate the theoretical capacity of
each site. The theoretical capacity of these sites is projected at 1,983 units. It was further
assumed that only 50 percent of the area would redevelop over time to project a more
feasible assumption of future housing development in this Focus Area. The realistic
capacity of these sites is projected at 992 units, 252 of which are projected to be
affordable to Low and Very Low income households.
The map and table below show the area of proposed changes, and the implementation
of these zone changes will occur within 3 years of the adoption of the HEU.
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Income Category Capacity to Accommodate RHNA
Low and Very Low 252
Moderate 100
Above Moderate 640
Total New Net Units 992
5. Strategy No. 5 – R-3 Upzone
The R-3 Zone has been identified by the City as an area with the opportunity to support
increased density from 30 du/acre to 40 du/acre that is compatible with adjacent higher
density residential uses and other uses that support residential development. Higher
density within this Focus Area can be expected to accommodate lower income units.
There are 355 sites or 236.28 acres that are within the R-3 zone. Of the 236.28 acres of
land, approximately 177.21 acres met the criteria to accommodate Low and Very Low
income units. An assumed density of 32 du/acre was applied to calculate the theoretical
capacity of each site. The theoretical capacity of these sites is projected at 2,715 units.
Through the history of redevelopment of R-3 sites, additional incentives for affordable
housing, and inclusionary policy programs, a reasonable redevelopment of 25 percent
has been applied. This redevelopment percentage will project a more feasible assumption
of future housing development on non-vacant sites with existing multi-family housing. The
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realistic capacity of these sites is projected at 810 units, 213 of which are projected to be
affordable to Low and Very Low-income households.
The map and table below shows the area of proposed changes, and the implementation
of these zone changes will occur within 3 years of the adoption of the HEU.
Income Category Capacity to Accommodate RHNA
Low and Very Low 213
Moderate 84
Above Moderate 513
Total New Net Units 810
6. Strategy No. 6 – Arcadia Golf Course (Par 3)
Through a Specific Plan or similar zoning tool, the Arcadia Golf Course can
accommodate approximately 192 units. The City owns the Arcadia Par 3 Golf Course and
is currently negotiating with development teams to evaluate the future sale of the property
and/or redevelopment of the site. It is anticipated that the City will enter into a Purchase
and Sale Agreement and a Development Agreement with a selected Development Team
on the entitlement of the site at some point during this housing cycle. Per the requirements
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of the SLA, a portion of the project will be dedicated to affordable housing units (between
15% and 25% of all units developed). In addition, the resulting project will also likely retain
a substantial open space component and provide market-rate units in a Specific Plan
format. The projected number of units in this area reflect the current proposals under
evaluation, not the number of units the final approved development will include. The table
below displays the projected assumptions for net unit yield based on expressed developer
interest.
Income Category Capacity to Accommodate RHNA
Low and Very Low 48
Moderate 72
Above Moderate 72
Total Units – Specific Plan 192
7. Strategy No. 7 - Inclusionary Housing Policy
The City has a substantial RHNA obligation to provide affordable housing during this next
planning cycle to encourage and facilitate construction for housing that is below market-
rate. As part of this Housing Element Update, the Planning Division will investigate
inclusionary housing policy options as an additional means to provide a variety of housing
types and opportunities for very low, low- and moderate-income households in Arcadia.
This will include analysis of a variety of inclusionary housing policy options, standards,
requirements and regulations to determine the best course of action. Based upon this
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initial assessment, the City Council will determine the appropriateness and application of
inclusionary policies, and adopt policies, programs or regulations that will produce
housing opportunities affordable to very low, low and moderate-income households.
According to the Implementation Plan, this will be approved within 9 months after the
adoption of the Housing Element Update.
With adoption of the primary strategies listed above within the next three years, along
with the natural development of units within the pipeline, the City of Arcadia will meet its
RHNA obligations. These strategies have been detailed in the draft documents created
to date, and have been presented to both the community and HCD over time. The public
outreach efforts are detailed in the section below.
PUBLIC OUTREACH EFFORTS AND COMMENTS FROM HCD
During the ongoing pandemic, public outreach efforts for Planning projects is challenging.
Nevertheless, a number of outreach efforts have been conducted for the Housing Element
Project to engage the public, provide feedback loops, and provide timely information.
Each of the public outreach components of the Housing Element Update are described
below, and all the summaries can be found on the City’s website, a link to which is
provided in the first bullet below.
xx Dedicated website for the Housing Element Update
(ArcadiaCA.gov/housing) with all project materials, including summaries from
community workshops and the draft public review documents
x Frequently Asked Questions Page/Fact Sheet including detailed answers to
commonly asked questions
x Community Survey, in English and Chinese (June 21 – August 6, 2021):
The City launched an online community in June, where participants were asked to
consider potential policies and programs to include in the Housing Element. A total
of 759 persons that participated in the survey.
x Postcard mailer to all property owners & residential tenants in the City, with
information on the Update and a link to the Community Survey.
x Community Workshop No. 1 (June 14, 2021):
Outreach presentation and informational videos (English and Chinese) consisting
of an overview of the RHNA process, the tentative schedule of the Housing
Element Update and information on understating of the RHNA process, and how
to get informed about future opportunities for community participation.
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xx Community Workshop No. 2 (September 23, 2021):
Participants learned about the Housing Element Update process and the City’s
progress, heard an overview of the community survey results, and learned about
potential strategies to accommodate the new housing units required by the State
through the Regional Housing Needs Assessment (RHNA). The meeting was
presented in English and Chinese.
x Release of Draft Housing Element (September 30, 2021 & December 21, 2021):
Notification of the availability of the Draft Housing Element (September 30, 2021),
and the Revised Draft Housing Element (December 21, 2021), was emailed to
interested parties, community stakeholders, and shared via the City’s social media
channels.
x Social Media and Digital Media Engagement, in English and Chinese:
Staff engaged with the community throughout the Update process and posted
updates on the City website and across four separate social media channels
including Twitter and WeChat. Posts were made weekly and/or bi-weekly during
major Update-related events.
x City Newsletters and Print Publications:
Through the planning process, the City posted information related to the Housing
Element update in the City’s 2021 Spring and Summer newsletters, and five
monthly “Hot Sheet” publications.
Comments from HCD on Draft 2021-2029 Housing Element
The public draft Housing Element was submitted to HCD on September 30, 2021, and it
was released for public review from September 30, 2021 to November 1, 2021 to give
community members and stakeholders an opportunity to provide input. .
On November 29, 2021, the City received comments from HCD in response to submittal
of the Draft Housing Element – refer to Attachment No. 3. This letter outlines the changes
and/or additions that HCD has raised to ensure certification of the element. Below is a
summary of the primary changes that were made to the draft Housing Element based on
the comment letter from HCD.
x Added additional detail on Special Needs populations in Arcadia and how the
Housing Element Programs can serve Special Needs Populations.
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xx Further review of land-use controls, permitting procedures, local ordinances, and
housing for persons with disabilities.
x Added additional examples of past performance to justify sites inventory.
x Increase affordability assumption based on increase in programs to incentivize the
development of affordable housing.
x Revised timelines and added programs to support a variety of housing types.
x Refined maps and included additional comparative analysis between region and
City.
A complete response to the HCD comments was provided in a matrix – refer to
Attachment No. 3 of this report. The matrix outlines the entirety of the changes that were
made to the Draft Housing Element in response to the comments received from HCD
during their review. The redlined versions of the various sections of the Housing Element
includes the revisions made to the documents in response to HCD comments – refer to
Attachment No. 2. These draft documents were resubmitted back to HCD on December
21, 2021. Both the original and redlined version are on the City’s website at
www.arcadiaca.gov/housing. The proposed Strategies under the Analysis reflect all the
recent changes.
FINDINGS
The following findings are recommended to be made in support of the amendments to
the General Plan for the Housing Element and Implementation Plan.
1. The proposed action is consistent with the goals, policies, and actions of the
General Plan.
The Housing Element would make the General Plan consistent with state law
requirements per Government Code Section 65580 that requires the Housing Element to
be updated every eight years upon the adoption of a region’s Regional Housing Needs
Allocation (RHNA). The Housing Element Update identifies goals, policies, and
implementation programs addressing housing opportunities, removal of governmental
constraints, improving the condition of existing housing and providing equal housing
opportunities for all Arcadia residents. These goals, policies and program actions further
the City’s overall policy goal to inspire a more diverse, sustainable, and balanced
community by implementing strategies and programs that contribute to economic and
socially diverse housing opportunities that preserve and enhance Arcadia’s character.
2. The proposed action would not be detrimental to the public interest, health,
safety, convenience, or welfare of the City.
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The proposed amendments are in the public interest and reflect the input of residents,
decision makers, and other stakeholders in the community. No zone changes are
proposed under the Housing Element Update that would reduce or compromise existing
standards that protect the health, safety or general welfare of the City.
The Initial Study/Negative Declaration for the Housing Element Update analyzed all the
significant environmental impacts of all candidate housing sites associated with the
proposed 6th Cycle Housing Element Update, and it was determined that all the potential
impacts would be less than significant. Therefore, the proposed General Plan amendment
for the Housing Element Update would not be detrimental to the public health and welfare.
ENVIRONMENTAL ANALYSIS
The proposed project has been assessed in accordance with the authority and criteria
contained in the California Environmental Quality Act (CEQA) and CEQA Guidelines. An
Initial Study/Negative Declaration (IS/ND) has been prepared for the project for the City,
as the lead agency. The IS/ND was prepared consistent with the requirements of the
California Environmental Quality Act (CEQA) on the basis that there was no substantial
evidence that there may be significant environmental impacts on specific environmental
areas – refer to Attachment No. 4.
The IS/ND was made available for public review from September 30, 2021 to November
1, 2021. A Notice of Intent to adopt the MND was published in the newspaper on
September 29, 2021, posted on the City’s webpage, and posted at the L.A. County Clerk’s
office on September 30, 2021. A copy of the IS/ND was made available on the City’s
webpage, at the Planning Division office, and at the library. During this time period, public
agencies, organizations, and the public in general were afforded the opportunity to review
the Draft IS/MND, and submit written comments regarding the documents and the
proposed project.
The City received three comment letters from the following agencies – refer to Attachment
No. 4.
1. Los Angeles County Department of Regional Planning, dated December 23, 2021.
The comments and their responses do not change the conclusion of the IS/ND.
2. Los Angeles County Sanitation District, dated January 4, 2022. The comments and
their responses do not change the conclusion of the IS/ND.
3. California Fish & Wildlife, dated January 18, 2022. In their letter, the California Fish
& Wildlife recommended measures and comments to the City to ensure the Project
will not create any significant impacts to specifically the golf course since it could
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impact an endangered species, known as Bell’s Vireo. Given that there is no real
project proposed at the Arcadia Golf Course, and the City is not proposing to
rezone that property as part of this Housing Element Update effort at this time, the
City intends to acknowledge the information that has been provided within the
Response to Comments, as part of the IS/ND. Any future housing projects on any
of the candidate sites will undergo a complete environmental review under CEQA
RECOMMENDATION
It is recommended that the Planning Commission adopt Resolution No. 2087
recommending that the City Council adopt a Negative Declaration and approve General
Plan Amendment No. GPA 21-02, updating the General Plan’s Housing Element.
The City Council is scheduled to consider this item at its February 15, 2022 meeting.
Should the Council adopt the Housing Element Update, it will be sent to HCD for
certification. If HCD has further substantive comments and does not certify the Housing
Element, it will return to the Planning Commission and City Council for further review.
Approved:
Lisa Flores
Planning & Community Development Administrator
Attachment No. 1: Resolution No. 2087
Attachment No. 2: Redlined versions of the Draft HEU, Implementation Plan, and
Technical Background Report
Attachment No. 3: Comment letter from HCD and Matrix with all the proposed changes
Attachment No. 4: Comment letters from Agencies and Draft Initial Study/MND
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Attachment No. 1
Attachment No.1
Resolution No. 2087
63
64
65
66
67
Attachment No. 2
Attachment No.2
Redlined versions of the Draft HE,
Implementation Plan, and Technical
Background Report
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Chapter 5:
Housing Element
Arcadia General Plan
Introduction
During the 1990s to today, Arcadia has experienced a continuing shift in the age structure and household
composition of its population. 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.
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.
Because Arcadia 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, the
extension of the Gold Line light rail service to Downtown Arcadia in the past decade has led to a number of
mixed-use and urban housing projects. In this cycle, the City plans to continue encouraging transit-oriented
development and increasing higher-intensity uses. 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).
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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.
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:
x A summary of the community outreach efforts undertaken that focused on issues relating
to residential land uses and housing needs
x An analysis of the City’s population, household and employment base, and characteristics
of the housing stock
x A review of potential market, governmental, and environmental constraints on production,
maintenance, and affordability of housing
x An analysis of fair housing issues and actions to foster inclusive communities to achieve
racial equity, fair housing choice, and opportunity for all.
x An evaluation of the land and financial resources available to address the City’s identified
housing needs
x An analysis of strategies for housing sites identified by income category to meet the City’s
RHNA allocation
x A summary of the community outreach efforts undertaken that focused on issues relating
to residential land uses and housing needs
x A review of past accomplishments under the previously adopted Housing Element
Achieving Our Vision
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Development of the 2021–2029 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 identity 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.
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Planning Framework for Housing
The California Legislature has indicated that a primary housing goal for the State is ensuring every resident
has a decent home and suitable living environment. Recognizing the important role of local planning in the
pursuit of this goal, the Legislature has mandated that all jurisdictions in the State prepare a Housing
Element as part of the comprehensive General Plan. Section 65302 of the Government Code sets forth the
specific components to be included in the Housing Element. State law further requires that the Housing
Element be updated every eight years to reflect a community’s changing housing needs. This Housing
Element updates the previous 2013 – 2021 Housing Element to reflect evolving needs, priorities, resources,
and conditions in the City. This Housing Element covers the planning period of October 15, 2021 through
October 31, 2029. State planning law mandates jurisdictions within the Southern California Association of
Governments (SCAG) region to adopt a Housing Element certified by HCD within 120 days of the statutory
deadline (October 15, 2021. The 2021 – 2029). The Housing Element will include housing-related goals,
policies, and programs to address the existing and projected future housing needs.
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.
Section 65581 of California Government Code reflects the Legislative intent for mandating that each city
and county prepare a Housing Element which:
Ensures that counties and cities recognize their responsibilities in contributing to the attainment of
the state housing goal
Ensures 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
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Arcadia General Plan – December 2013 Housing Element | i
Recognizes 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
Ensures 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 eight 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 2021 – 2029,
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.
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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 46.21 percent of the housing units in Arcadia were built
prior to 1970, making many of these close to or over 40 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.
From 2018 to 2021, Code Enforcement staff indicated that there were 4,419 cases property maintenance
cases in Arcadia. Approximately 2,367 of these cases were related to housing maintenance. Per the City’s
Code Enforcement data, there are four properties in the City that would be considered substandard.
Table H-1: Age of Housing Stock
Year Built % of All Housing Units
Built 2014 or later 1.2%
2010 to 2013 1.5%
2000 to 2009 6.1%
1990 to 1999 7.8%
1980 to 1989 10.1%
1970 to 1979 13.2%
1960 to 1969 15.1%
1950 to 1959 23.0%
1940 to 1949 13.9%
1939 or earlier 8.1%
Source: American Community Survey, 5-Year Estimates, 2019.
Regardless of the presence 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 2010, 2015, and 2021.
As shown in Table H-2, the majority of housing units in Arcadia (70 percent in 2021) are single-family
homes, while multifamily housing comprises 30 percent of the housing stock. Since 2010, the City’s housing
stock added has grown in all categories of housing stock except in the mobile homes categories. Multifamily
housing has seen the largest increase from 2010 to 2021 (7 percent). According to the State Department of
Finance, the City’s housing stock grew by three percent between 2010 and 2021.
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Table H-2: Housing Unit Types
Housing Type
2010 2015 2021
2010-
2021
%
Change
in Units # of
Units
% of
Total
# of
Units
% of
Total
# of
Units
% of
Total
Single-Family Detached 12,641 61.11% 12,697 61% 12,799 60% 1%
Single-Family Attached 2,124 10.27% 2,124 10% 2,124 10% 0%
Total Single-Family 14,765 71.38% 14,821 71% 14,923 70% 1%
Multifamily 2-4 Units 1,097 5.30% 1,171 6% 1,359 6% 19%
Multifamily 5+ Units 4,824 23.32% 4,821 23% 5,007 24% 4%
Total Multifamily 5,921 28.62% 5,992 29% 6,366 30% 7%
Mobile Homes, Trailer &
Other 0 0.00% 0 0% 0 0% 0%
Total All 20,686 100% 20,813 100% 21,289 100% 3%
Source: California Department of Finance, 2010, 2015, 2021.
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 2019, 5-Year American Community Survey,
about 40.5 percent of Arcadia households were renters and 59.5 percent owned their homes.
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 2019, the US Census American Community Survey reported aa 4.0
percent vacancy rate for rental units in Arcadia of 4.0 percent and a 1.5 percent vacancy rate for owner-
occupied units in Arcadia as shown in Table H-3. The City had an overall vacancy rate of 8.7 percent in 2019.
Lower vacancy rates increase 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 2021 was 6.3 percent.1 This rate is
similar to the County’s vacancy rate of 6.4 percent in 2021. The 2021 vacancy rates for surrounding cities
were projected as follows: Pasadena at 7.9 percent, Monrovia at 5.8 percent, and El Monte at 4.2 percent.
While the City of Arcadia’s vacancy rate is slightly higher than the communities of Monrovia and El Monte,
Arcadia’s vacancy rate is similar to the County’s vacancy rate of 6.4 percent in 2021.
Table H-3: Occupied Housing Units in 2019
Occupancy Estimate Percent
Total housing units 21,386 100%
Occupied housing units 19,520 91.30%
Vacant housing units 1,866 8.70%
Homeowner vacancy rate - 1.50%
Rental vacancy rate - 4%
1 https://www.dof.ca.gov/Forecasting/Demographics/Estimates/e-5/
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Median Home Prices
In 2019, the median price of all homes sold in Arcadia was $1,097,600 (Table H-4). This was 88.2 percent
higher than the median home value in the County of Los Angeles in the same year ($583,200). Pasadena
comes the closest to Arcadia’s median home value at $785,700. Overall, the median home price in Los
Angeles County and surrounding areas are much lower than in Arcadia (See Table H-4).
Table H-4: Median Home Values
County/City/Area 2019 Median Home Value % Difference from County
Arcadia $1,097,600 88.20%
El Monte $454,900 -22.00%
Monrovia $663,400 13.75%
Pasadena $785,700 34.72%
Los Angeles County $583,200 0%
Source: American Community Survey, 5-Year Estimate, 2019.
Overpayment for Housing
State and federal standards specify that households spending more than 30 percent of gross annual income
on housing experience a housing cost burden (also known as housing overpayment). Housing cost burdens
occur when housing costs increase faster than household income. When a household spends more than 30
percent of its income on housing costs, it has less disposable income for other necessities, including health
care, food, and clothing. As can be intuited, the cost burden decreases as overall income increases.
In Arcadia, 28 percent of renter and 28 percent of owner households experience housing cost burden (as
reported by the federal Department of Housing and Urban Development).
Table H-5: Overpayment for Housing
Income by
Cost
Burden*
Owner Renter Total
Cost
Burden
> 30%
% of
Owner
HH
Cost
Burden
> 50%
% of
Owner
HH
Cost
Burden >
30%
% of
Renter
HH
Cost
Burden
> 50%
% of
Renter
HH
Household
Income is
less-than
or = 30%
725 20.28% 575 29.04% 1,120 31.46% 1,100 56.12% 3,520
Household
Income
>30% to
less-than
or = 50%
HAMFI
605 16.92% 455 22.98% 1,095 30.76% 655 33.42% 2,810
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Household
Income
>50% to
less-than
or = 80%
HAMFI
605 16.92% 470 23.74% 775 21.77% 170 8.67% 2,020
Household
Income
>80% to
less-than
or = 100%
HAMFI
220 6.15% 135 6.82% 175 4.92% 35 1.79% 565
Household
Income
>100%
HAMFI
1,420 39.72% 345 17.42% 395 11.10% 0 0 2,160
Total 3,575 - 1,980 - 3,560 - 1,960 - 11,075
Source: Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability
Strategy (CHAS) 2013-2017.
* Cost burden is the ratio of housing costs to household income. For renters, housing cost is gross rent (contract
rent plus utilities). For owners, housing cost is "select monthly owner costs", which includes mortgage payment,
utilities, association fees, insurance, and real estate taxes.
Note: HAMFI = HUD Area Median Family Income, this is the median family income calculated by HUD for each
jurisdiction, to determine Fair Market Rents (FMRs) and income limits for HUD programs. HAMFI will not
necessarily be the same as other calculations of median incomes (such as a simple Census number), due to a series
of adjustments that are made.
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 2013-2017, the
most up-to-date information available) in addition to the 5-year American Community Census from 2019
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)
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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-6: Summary of Housing Needs
Households Number or %
Total Households With Housing Cost Burden 11,075
Renter-Households with Housing Cost Burden 5,520
Owner-Households with Housing Cost Burden 5,555
Total Lower Income Households 8,350
% Extremely Low Income Households with Cost Burden 31.7%
% Very Low Income Households with Cost Burden 25.4%
% Low Income Households with Cost Burden 18.2%
Total Overcrowded Households 735
Overcrowded Renter-Households 72.8%
Overcrowded Owner-Households 27.2%
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Table H-6: Summary of Housing Needs
Special Needs Groups Persons per Households
Elderly Persons 7,202
Seniors Living Alone 1,694
Disabled Persons 10,062
Large Households 2,179
Female Headed Households 3,246
Farmworkers 0
Homeless 106
Affordable Units At-Risk of Conversion 0
In general, renter households had a higher level of overcrowding problems (72.8 percent) compared to
owner households (27.2 percent). However, homeowners were more affected by cost burden. Among the
7,202 households that had one or more seniors in the City, 1,694 lived alone. Large households constituted
about 2,179 of all households in 2019, making up about 11.2 percent of households in the City.
Projected Housing Needs per the RHNA
The Regional Housing Needs Assessment (RHNA) is part of the State’s housing element law that determines
the projected and existing housing needs for each jurisdiction in the State. State Housing Element law
requires that a local jurisdiction accommodate their share of the region’s projected housing needs for the
planning period. The Southern California Association of Governments (SCAG) is the regional planning
agency responsible for allocating housing units to each jurisdiction. State law mandates that jurisdictions
provide sufficient land to accommodate a variety of housing opportunities for all economic segments of the
community.
The RHNA is distributed by income category. For the 2021-2029 Housing Element update, the City of
Arcadia is allocated a RHNA of 3,214 units as follows:
The City must ensure the
availability of residential
sites at adequate densities
and appropriate
development standards to
accommodate these units.
The RHNA for the 2021-2029
Housing Element cycle in the
SCAG region used January 1,
2022 as the baseline for
projecting housing needs.
The 2020 Annual Progress Report reported that the City issued permits for a total of 402 units from 2017 to
2020. This included new housing units as well as housing units which replaced older units that were
demolished. This included 38 non-deed restricted units affordable to moderate income households and 364
units affordable to above moderate income households.
Table H-7: RHNA (2021-2029)
Income Group % of County
MFI
Total Housing
Units Allocated
Percentage of
Units
Very Low/Extremely Low 0-50% 1,102 34.3%
Low 51-80% 570 17.7%
Moderate 81-120% 605 18.8%
Above Moderate 120% + 937 29.15%
Total 3,214 100.0%
Note: MFI=Median Family Income
Source: Southern California Association of Governments, 2020.
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The Housing Element Update provides opportunities for future residential development through the
following land use strategies:
Expansion of the Downtown Mixed- Use designation and implementation of DMU Overlay that
allows a residential density of 64 to 80 units per acre, along with commercial development at an
FAR of 1.0, to capitalize on the planned Gold Line station in Downtown Arcadia.
Increasing density in the Mixed- Use Upzone zoning classification along Live Oak and First Avenue
from 40 to 50 units per acre.
Implementing a Residential Flex Overlay on commercial properties along Live Oak AvenueLas Tunas
Drive to allow for residential development of up to 50 48 to 60 units per acre.
Implementing a Residential Flex Overlay on properties in the Commercial-General commercial
properties along Live Oak Avenue to allow for residential development of up to 40 to 50 units per
acre. zoning classification to allow for residential development at a density of up to 30 units per
acre.
Implement a Residential Flex Overlay on properties on Commercial-Manufacturing General
properties in the downtown area to allow for residential development at a density of up to 80 24 to
30 units per acre. This strategy is part of the expansion to the Downtown Mixed Use area.
Increasing the maximum density in the High Density Residential categoryR-3 Upzone (R-3 zone)
from 40 32 to 40 unitsunits per acre. This strategy enhances the feasibility of multifamily
development..
Developing a specific plan for the Arcadia Golf Course Site, identified as an area to accommodate
units across many income categories. A total of 192 units are proposed for low, moderate, and
above moderate incomes.
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.
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Involving the Community in Planning
The City of Arcadia encourages and values community input. As part of the Housing Element update, the
City undertook a broad-reaching public participation program. Outreach efforts that directly influenced the
goals and policies in this Housing Element are described below.
Public Workshops
Throughout the Housing Element update, the City posted informational videos and conducted a community
workshop and an online survey to obtain input from residents, stakeholders, and elected and appointed
officials. Due to the Coronavirus (COVID-19) public health emergency and for the safety of the public and
staff, outreach for the Housing Element Update was conducted virtually.
Community Workshops
In June 2021, the City developed a virtual informational video and presentation to provide the public with a
better understanding of the RHNA process and provide information on future opportunities on community
presentation. The informational video was posted on the Housing Element Update website and in the City’s
Spring and Summer newsletter.
On September 23, 2021, the City hosted a live virtual workshop to gather public input on the vision for
Arcadia’s housing growth and the City’s draft strategies to identify adequate sites.
Community Survey
From June 14, 2021 to August 6, 2021 the City of Arcadia launched an online community survey to give
community members and stakeholders an additional opportunity to engage and provide input on the
Housing Element Update. The Survey asked the community to:
x Rate program and policy opportunities,
x Identify challenges/opportunities to and for housing in Arcadia,
x Free response to open-ended questions,
x Use geographic locators/indicators on a map,
x Participate in prioritization exercises, and
x Send comments or questions to the Housing Element team
The community survey asked participants to consider potential policies and programs to include in the
housing element. The online community survey received 616 English responses and 143 Chinese responses.
For detailed responses please see Appendix B to the Technical Background Report, the Community
Engagement Summary.
Addressing Public Comments
The City released the draft Housing Element from September 30, 2021 to November 1, 2021 for public
review to give community members and stakeholders an opportunity to provide input on the Housing
Element. Public comments were collectedsolicited on various platforms, however no comments were
received during the public review period.
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The comments and actions taken to address comments submitted through the survey, community
workshop, and the public review draft are summarized in the table below.
Table H-8: Public Comments
Comment Themes Housing Element Response
Online Survey Theme
Shortage of senior housing and
affordable housing for low
income
Programs 5.11 and 5.22 in Chapter 10:
Implementation Plan identify objectives and
incentives that could be implemented to increase
the development of senior and affordable
housing.
Online Survey Theme
Concentrate high density
development in areas
proximate to transit
Parcels in Arcadia’s downtown were identified as
a rezone strategy for high density development.
Arcadia’s downtown is adjacent to the Metro Gold
Line.
Parcels along Live Oak Avenue, another transit
corridor was also identified for higher density
development.
Online Survey Theme
Leave established single-family
neighborhoods and maintain
Arcadia’s neighborhood
integrity
The strategies identified concentrate a majority of
development on properties suitable for high
density such as existing mixed-use areas,
underutilized commercial properties, and areas
identified as high-density residential in the City’s
General Plan. It is anticipated that Accessory
Dwelling Unit (ADU) growth will occur in the less
dense areas such as single-family residential
areas.
Goals, Policies, and Programs
The Housing Element identifies goals, policies, and implementation programs addressing housing
opportunities, removal of governmental constraints, improving the condition of existing housing and
providing equal housing opportunities for all Arcadia residents. These goals, policies and program actions
further the City’s overall policy goal to inspire a more diverse, sustainable, and balanced community by
implementing strategies and programs that contribute to economic and socially diverse housing
opportunity that preserves and enhances Arcadia’s character.
Arcadia is a built-out suburban community and the single-family and multifamily residential neighborhoods
have given the City its identity as a “Community of Homes.” In 2019, the City adopted its first Historic
Preservation Ordinance to recognize, preserve, and protect historic resources in the City. While the City
continues to protect and preserve the character and quality of its neighborhoods, the City encourages the
rehabilitation, and development of diverse housing that meets the people’s needs in all stages of their lives.
Under this Housing Element Update, the City will focus on strategies to encourage higher density
development and lot consolidation to supply the necessary sites. The City will embrace smart growth
principles by expanding areas for high-density development in Downtown Arcadia and along Live Oak
Corridor. Additionally, the City will implement Residential Flex Overlays to allow for more residential
opportunities in areas with supportive uses.
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The Housing Goals and Policies identified builds upon and revises the goals, policies, and programs of the
existing Housing Element to ensure that the City can meet the housing needs of all residents through 2029,
when the plan is scheduled to be updated again.
Existing Housing Stock
The City of Arcadia is generally built-out with mature neighborhoods with home prices that experience
gains over time. Many homes are being purchased 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 existing housing stock. In
addition, preserving the quality and integrity of the residential neighborhoods is an important component.
Goal H-1: Preservation, conservation, and enhancement of existing housing stock and
residential neighborhoods within Arcadia
Housing Policy H-1.1: 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.
Housing Policy H-1.2: Provide code enforcement services designed to maintain the quality of the
housing stock and the neighborhoods.
Housing Policy H-1.3: Work with property owners and nonprofit housing providers to preserve
existing housing for low and moderate income households.
Housing Policy H-1.4: Support preservation and maintenance of historically and architecturally
significant buildings and neighborhoods.
Housing Policy H-1.5: Preserve unique environmental aspects of the community, including hillsides,
canyons, and other environmental amenities, by allowing only minimal
disruption.
Housing Policy H-1.6: Encourage assisted housing units of all types, and expand affordable housing
opportunities for extremely low, very low, low, and moderate income
households.
Housing Policy H-1.7: Support the role of local Homeowner’s Associations to maintain and improve
the quality of the housing stock in existing neighborhoods.
Housing Policy H-1.8: Maintain residential integrity of neighborhoods.
Adequate Sites for Housing
Providing an adequate supply and diversity of housing accommodates changing housing needs of residents.
To provide adequate housing and maximize the use of limited land resources, new development should be
constructed at appropriate densities that maximize the intended use of the land. Given the City’s built-out
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character, few vacant properties remain, however underutilized lots in residential and commercial areas
can be used to help accommodate housing sites. The detailed sites inventory includes the underutilized
and mixed-use sites that can accommodate the RHNA for all income categories within the planning period.
Goal H-2: Provide suitable sites for housing development to accommodate a range of
housing for residential use that meet the City’s RHNA growth needs for all
income levels.
Housing Policy H-2.1: Provide for a range of residential densities and products, including low density
single family-uses, moderate-density townhomes, higher-density townhomes,
higher-density apartments/condominiums, and units in mixed-use
developments.
Housing Policy H-2.2: Encourage development of residential uses in strategic proximity to
employment, recreational facilities, schools, neighborhood commercial areas,
and transportation routes.
Housing Policy H-2.3: Encourage compatible residential development in areas on underutilized land.
Housing 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.
Housing Policy H-2.5: Promote mixed-use developments in Downtown Arcadia, along First Avenue,
and Live Oak/Las Tunas Avenue.
Housing Policy H-2.6: Require that the density or intensity, as well as design of new developments,
be compatible with adjacent neighborhoods.
Housing Policy H-2.7: Encourage mixed-use development on commercial properties consistent with
existing residential development standards to revitalize underutilized
communities while maintaining Arcadia’s neighborhood integrity.
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 adults, young families,
families with growing household sizes, and seniors. Decent and affordable housing is needed for all
segments of Arcadia’s population. funding opportunities from varied sources increases the potential for
developing 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.
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Arcadia General Plan – December 2013 Housing Element | i
Goal H-3: A range of housing choices for all social and economic segments of the
community, including housing for persons with special needs.
Housing Policy H-3.1: Promote the use of State density bonus provisions to encourage affordable
housing for lower, moderate income households and senior housing.
Housing Policy H-3.2: Facilitate homeownership opportunities for lower- and moderate income
households.
Housing Policy H-3.3: Work with non-profit and for-profit developers to maximize resources available
for the construction of housing affordable
Housing Policy H-3.4: Address special needs populations and extremely low income households
through a range of housing opportunities, including emergency shelters,
transitional housing, and supportive housing.
Housing Policy H-3.5: Promote energy conservation in the design of residential development to
conserve natural resources and lower energy costs.
Housing Policy H-3.6: Monitor City’s ordinances, codes, policies, and procedures to support fair and
equitable housing opportunity.
Minimizing Constraints to Housing
Development
Market factors and government-imposed regulations can impact the production and affordability of
housing. The City must address, and where legally possible, remove governmental constraints affecting the
maintenance, improvement, and supply of housing. Although certain market conditions are beyond the
control of a City, efforts can be directed to determine the reasonableness of land use controls,
development standards, permit-processing, fees and exactions, and governmental requirements influencing
housing production. Removal or reduction of housing constraints can have a positive influence of housing
supply.
Goal H-4: Mitigated governmental and non-governmental constraints to housing
production and affordability.
Housing Policy H-4.1: Review and modify as appropriate development standards, regulations, and
processing procedures that may constrain housing development, particularly
housing for lower- and moderate income households and for persons with
special needs.
Housing Policy H-4.2: Offer regulatory incentives and concessions for affordable housing.
Housing Policy H-4.3: Provide for streamlined, timely, and coordinated processing of residential
projects.
Housing Policy H-4.4: Support infill development at appropriate locations in the City.
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Promoting Fair Housing
Arcadia supports fair and equal housing opportunities for all and affirmatively furthers fair housing through
its policies and programs. Through mediating disputes, investigation of bona fide complaints of
discrimination, or through the provision of education services, fair housing services work toward fair and
equitable access to housing.
Goal H-5: Equitable and fair housing opportunity in the City’s housing market.
Housing Policy H-5.1: Partner with Housing Rights Center to provide fair housing services to Arcadia
residents and ensure that residents are aware of their rights and
responsibilities regarding fair housing.
Housing Policy H-5.2: Encourage and support the construction, maintenance and preservation of
residential developments which will meet the needs of families and individuals
with specialized housing requirements.
Housing Policy H-5.3: Encourage and support the construction, maintenance, and preservation of
residential developments to meet the needs of the developmentally disabled.
Housing Policy H-5.4: Take meaningful actions to overcome patterns of segregation, foster inclusive
communities, and support fair housing.
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Introduction ................................................................................................................................................. 1
Achieving Our Vision .................................................................................................................................... 2
Planning Framework for Housing ................................................................................................................. 4
Involving the Community in Planning ..........................................................................................................13
Goals, Policies, and Programs ......................................................................................................................14
Table H-1: Age of Housing Stock ................................................................................................................... 6
Table H-2: Housing Unit Types ..................................................................................................................... 7
Table H-3: Occupied Housing Units in 2019 .................................................................................................. 7
Table H-4: Median Home Values .................................................................................................................. 8
Table H-5: Overpayment for Housing ........................................................................................................... 8
Table H-6: Summary of Housing Needs .......................................................................................................10
Table H-7: RHNA (2021-2029).....................................................................................................................11
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Chapter 10:
IMPLEMENTATION PLAN
Arcadia General Plan
10 x
5. Housing Element
The goals and policies outlined in the Housing Element address Arcadia’s identified housing needs and
are implemented through a series of housing programs offered primarily through the Development
Services Department. Housing programs define the specific actions the City will undertake to achieve
the stated goals and policies. The housing programs for addressing community housing needs cover the
following five issues:
Housing Conservation
Housing Production
Provision of Affordable Housing
Mitigation of Governmental Constraints
Promotion of Equal Housing Opportunity
The housing programs presented below include existing programs in Arcadia as well as revised and new
programs that have been added to address new State law and the City’s unmet housing needs.
5-1. Home Rehabilitation
The City has established a housing grant program intended to support housing rehabilitation for low-
income homeowners. This program offers low-income homeowners grants of up to $20,000 to make
necessary improvements such as enhancing electrical, plumbing, roofing, and accessibility to low-
income groups that may not have the means to fund these improvements themselves.
Forty-eight homeowners received the grant from 2017-2020. The City recognizes housing is essential for
healthy living, and that home rehabilitation assistance can help increase access to healthy homes and
support the ability for residents to age in place in appropriate living situations. Grants will continue to be
incorporated during the 6th Cycle. Additionally, in 2013, the City added condominiums to the list of
properties eligible for this funding, greatly expanding the scope and reach of the program.
Condominiums are afforded grants up to $15,000.
Objectives:
Continue to provide loans to qualified low- and moderate-income homeowners.
Encourage homeowners to include energy efficiency improvements as part of the rehabilitation
projects.
Utilize social media and City newsletters to Ddisseminate information to homeowners regarding
rehabilitation standards and the Home Improvement Program on a quarterly basis..
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Improve up to 14 housing units annually.
Responsible Agency: Development Services Department, Economic Development
Funding Source: Community Development Block Grants (CDBG)
Time Frame: Engage in outreach on a quarterly basis that will begin after the Housing
Element Adoption; Ongoing provision of assistance; annual allocation of
funding
Related Policies: H-1.1; H-1.2; H-1.3; H-1.4; H-1.5
Sustainability Focus? Yes
5-2. Code Enforcement
Arcadia is known for beautiful neighborhoods and high property values. To help maintain this excellent
reputation, the City has adopted a number of regulations aimed at property maintenance in a manner
that is helpful to homeowners and property owners. The Code Services Division enforces these laws to
address code compliance issues.
Objectives:
Continue code enforcement activities and connect households in need with City rehabilitation
programs.
Provide proactive code enforcement of vacant properties by conducting outreaching to the
surrounding community to provide information on how to report property maintenance concerns
and working to contact property owners and resolve code violations.
Responsible Agency: Development Services Department
Funding Source: General Fund
Time Frame: Begin outreach within 8 months of Housing Element adoption; Conduct
outreach on an ongoing quarterly basis
Related Policies: H-1.1; H-1.2
Sustainability Focus? No
5-3. Residential Design Guidelines
State Housing law includes various exemptions for projects with an affordable housing component that
limit a City’s ability to apply discretionary design review requirements for certain residential projects.
State Housing law requires objective design standards be available for housing projects where the City’s
discretion over design review is otherwise preempted per State law. Funded by a recent State housing
grant, the City is currently working on objective development standards for multi-family development.
These standards will replace design guidelines and the design review process for qualifying multi-family
projects and all affordable housing projects. These projects will be approved ministerially without a
discretionary design review process. It is anticipated that the objective development standards will be
taken to the City Council and in place in the first half of 2022.
TAs stated above, the City of Arcadia will review existing entitlement processes for housing
development and will eliminate discretionary review for all housing development proposals that include
a minimum affordable housing component. The City will review current development standards to
ensure reasonable accommodation of a variety of housing types and densities. The City will amend
existing development standards, as appropriate, to address subjective standards as applicable to
projects with a minimum affordable housing component.
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Objective:
Disseminate information to property owners regarding the Residential Design Guidelines.
Continue to apply design guidelines through plan-check and review process.
Review and update objective design standards for compliance with State Law
Responsible Agency: Development Services Department
Funding Source: General Fund
Time Frame: Adopt standards within 12 months of the 6th Cycle Housing Element
Related Policies: H-4.1, H4.2, H-4.3, H-4.4
Sustainability Focus? Yes
5-4. Preservation of At-Risk Units
TheThe City will continue to monitor the publicly assisted and deed-restricted units as well as work with
developers to maintain existing affordable housing stock in the City.
Objectives:
Pursuant to Government Code 65863.10-.13, the City will notify owners of affordable properties of
the State Preservation Notice Law that requires rental housing with expiring subsidies to be offered
for sale first to qualified preservation purchasers at market value.
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.
Encourage County of Los Angeles Housing Authority to pursue special Section 8 vouchers from HUD,
which are reserved for very low-income households displaced by the expiration of project-based
Section 8 assistance.
Work with the property owner to secure additional funding to replace the Section 8 funding if
necessary.
Responsible Agency: Development Services Department
Funding Source: Community Development Block Grants (CDBG)
Time Frame: Ongoing;, Aannually monitor status of at-risk units; immediately notify
property owners with expiring subsidies
Related Policies: H-5.1, H-5.2
Sustainability Focus? Yes
5-5. Preservation of Middle-Income Housing
through New Housing AuthoritiesProviders
The City Council adopted resolutions to join two newly formed Housing AuthoritiesProviders, the
California Community Housing Agency (CalCHA) and the California Statewide Communities Development
Authority Community Improvement Authority (CSCDA-CIA) in June 2021. Both Authorities Providers
focus on creating middle-income multifamily housing through the issuance of tax-exempt bonds to
acquire existing apartment buildings. Following acquisition, the Authority Providers receives a property
tax exemption over the life of the bonds. The acquired units are then converted to rent restricted
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10-4 | Implementation Plan Arcadia General Plan – September 2021_DRAFT
housing for middle-income households earning no greater than 120% of the Area Median Income (AMI)
with rent capped at no greater than 35% AMI. Prior to acquiring any properties in Arcadia, CalCHA and
CSCDA-CIA would be required to submit their proposed acquisition to the City and receive City approval
of the transaction.
Objectives:
Support the issuance of tax-exempt bonds to create or preserve middle-income rental housing
Responsible Agency: Development Services Department, Economic Development Division
Funding Source: Housing Authority Bonds with City approval to forgo property taxes
Time Frame: MOU with Middle-Income Housing Providers Entered, Annual Review
Related Policies: H-1.3, H-1.6, H-1D
Sustainability Focus? Yes
5-6. Residential Sites Inventory
The City will monitor and evaluate the development of vacant and underdeveloped parcels on an annual
basis and report the success of strategies to encourage residential development in its Annual Progress
Reports required pursuant to Government Code 65400. The City of Arcadia will respond to market
conditions and will revise or add additional sites where appropriate or add additional incentives, if
identified strategies are not successful in generating development interest. The City will include the
report in its annual General Plan Status Report including Housing Element Report to OPR and HCD by
April 1st each year.
Objectives:
Update the inventory of vacant and underutilized sites annually to ensure adequate sites are
available to accommodate the remaining RHNA.
Provide sites inventory to interested developers.
Monitor the development trends in the City annually, particularly on the sites identified in this
Housing Element to ensure that the City has adequate remaining capacity for meeting the RHNA.
Identify additional sites to replenish the sites inventory if necessary.
Responsible Agency: Development Services Department, Planning Services
Funding Source: General Fund
Time Frame: Ongoing monitoring; Update annually
Related Policies: H-2.1, H-2.2, H-2.3, H-2.4, H-2.5, H-2.6
Sustainability Focus? Yes
5-78. Expansion of the Downtown Mixed- Use
Area to Permit Residential Uses
To create increased opportunities for the development of new housing within Arcadia, the City will
expand the existing Downtown Mixed-Use zone, and provide a Residential-Flex Downtown Overlay over
Commercial Manufacturing properties, in the Downtown Area. The City of Arcadia will rezone to allow
developments by right pursuant to Government Code section 65583.2(i) when 20 percent or more of
the units are affordable to lower income households on sites identified as part of the Downtown Mixed-
Use Expansion Focus Area. The sites identifiedSites within the surrounding area of the existing zoning
designation, totalsing approximately 39 acres52 acres, have been included within the sites inventory.
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These sites are assumed to yield 2,5501,214 units, 540 305 of which are assumed to develop affordably,
at a minimumn average density of 64 du/ac. While three of the identified sites have potential unit yields
less than 16 units, these sites are a part of the Small Sites Strategy and through the Inclusionary Housing
Program, Lot Consolidation Incentives Program, and other affordable housing incentives, these sites are
projected to net units affordable to low and very low income households.
Implementation of this program will also provide for development standards and entitlement
procedures to encourage the development housing for persons of Very Low and Low incomes. In
developing the Overlay, or similar rezonerezone strategy, the City will evaluate the potential to include a
variety of incentive tools as appropriate, including but not limited to floor area bonus, density bonus,
entitlement streamlining, fee waivers or reductions and other considerations.
Objectives:
Rezone commercial properties identified in the Sites Inventory or apply an overlay to properties
within Downtown Arcadia to accommodate high residential density development
Inform developers of and encourage the development of housing on these sites
Annually monitor the trend of redevelopment on these sites to evaluate the effectiveness of the
strategy for facilitating the reuse of underutilized sites. As necessary, revise the City’s strategy to
encourage development on underutilized properties.
Responsible Agency: Development Services Department
Funding Source: General Fund
Time Frame: Within 36 months of adoption of the 6th Cycle Housing Element
Related Policies: H-2.2, H-2.3, H-2.5, H-2.6
Sustainability Focus? No
5-8. Establish an Overlay in the Downtown
Mixed-Use Area to Permit Residential Uses
To create increased opportunities for the development of new housing within Arcadia, the City will
expand theimplement an overlay on C-M parcels adjacent to the existing existing Downtown Mixed-Use
zone, in the Downtown Area. The City of Arcadia will rezone to allow developments by right pursuant to
Government Code section 65583.2(i) when 20 percent or more of the units are affordable to lower
income households on sites identified as part of the Downtown Mixed-Use Expansion Overlay Focus
Area. The sites identified within the surrounding area of the existing zoning designation, totals
approximately 18 acres39. These sites are assumed to yield 1,214266 units, 305 69 of which are
assumed to develop affordably, at a minimum density of 64 du/ac. While three 59 of the identified sites
have potential unit yields less than 16 units, these sites are a part of the Small Sites Strategy and
through the Inclusionary Housing Program, Lot Consol idation Incentives Program, and other affordable
housing incentives, these sites are projected to ne t units affordable to low and very low income
households.
Implementation of this program will also provide for development standards and entitlement
procedures to encourage the development housing for persons of Very Low and Low incomes. In
developing rezone strategy, the City will evaluate the potential to include a variety of incentive tools as
appropriate, including but not limited to floor area bonus, density bonus, entitlement streamlining, fee
waivers or reductions and other considerations.
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10-6 | Implementation Plan Arcadia General Plan – September 2021_DRAFT
Objectives:
Rezone commercial properties or applyImplement an overlay to properties identified in the Sites
Inventory within Downtown Arcadia to accommodate high residential density development
Inform developers of and encourage the development of housing on these sites
Annually monitor the trend of redevelopment on these sites to evaluate the effectiveness of the
strategy for facilitating the reuse of underutilized sites. As necessary, revise the City’s strategy to
encourage development on underutilized properties.
Responsible Agency: Development Services Department
Funding Source: General Fund
Time Frame: Within 36 months of adoption of the 6th Cycle Housing Element
Related Policies: H-2.2, H-2.3, H-2.5, H-2.6
Sustainability Focus? No
5-98X: Increase Residential Density of the
Mixed-Use Zone
To create increased opportunities for the development of new housing within Arcadia, the City will
increase the density of the existing Mixed-Use Zone. The City of Arcadia will increase the maximum
density of the Mixed-Use Zone to 50 du/acre. The City of Arcadia will rezone to allow developments by
right pursuant to Government Code section 65583.2(i) when 20 percent or more of the units are
affordable to lower income households on sites identified as part of the Mixed-Use Upzone Focus Area.
The sites identified as part of this Focus Area totals approximately 36 acres. These sites are assumed to
yield 477 units, 124 of which are assumed to develop affordably at a minimum density of 40 du/acre.
While 85 of the identified sites have potential unit yields less than 16 units, these sites are a part of the
Small Sites Strategy and through the Inclusionary Housing Program, Lot Consolidation Incentives
Program, and other affordable housing incentives, these sites are projected to net units affordable to
low and very low income households. This zone allows for 100 percent residential projects by right.
Implementation of this program will also provide for development standards and entitlement
procedures to encourage the development housing for persons of Very Low and Low incomes. In
developing rezone strategy, the City will evaluate the potential to include a variety of incentive tools as
appropriate, including but not limited to floor area bonus, density bonus, entitlement streamlining, fee
waivers or reductions and other considerations.
Objectives:
Increase density of the existing Mixed-Use zone identified in the Sites Inventory to accommodate
higher density residential development.
Inform developers of and encourage the development of housing on these sites
Annually monitor the trend of redevelopment on these sites to evaluate the effectiveness of the
strategy for facilitating the reuse of underutilized sites. As necessary, revise the City’s strategy to
encourage development on underutilized properties.
Responsible Agency: Development Services Department
Funding Source: General Fund
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Time Frame: Within 36 months of adoption of the 6th Cycle Housing Element
Related Policies: H-2.2, H-2.3, H-2.5, H-2.6
Sustainability Focus? No
5-1099. Expand and Update the Residential
Flex Mixed Use Overlay in the Las Tunas and
Live Oak Corridor
To create increased opportunities for the development of new housing within Arcadia, the City will
expand the existing Mixed Use Residential Flex Overlay to sites in the Live Oakalong the Las Tunas
corridor west of Santa Anita Ave and increase the maximum density to 60 du/acrepermitted density to
30 or 50 du/ac depending on specific site location. On corridor parcels east of Santa Anita Avenue, the
City will increase permitted density to a max of 50 du/ac. On corridor parcels west of Santa Anita
Avenue, the City will increase permitted density to a max of 30 du/ac. The City of Arcadia will rezone to
allow developments by right pursuant to Government Code section 65583.2(i) when 20 percent or more
of the units are affordable to lower income households on sites identified as part of the Las Tunas
Residential Flex Overlay Focus Area. The sites identified as part of this Focus Area totals approximately
16 acres. These sites are assumed to yield 609 units, 155 of which are assumed to develop affordably at
a minimum density of 48 du/acre. While 15 of the identified sites have potential unit yields less than 16
units, these sites are a part of the Small Sites Strategy and through the Inclusionary Housing Program,
Lot Consolidation Incentives Program, and other affordable housing incentives, these sites are projected
to net units affordable to low and very low income households. Sites within the corridor, totaling 27
acres, have been included within the sites inventory. These sites are assumed to yield 1,184 units, 148 of
which are assumed to develop affordably.
Implementation of this program will also provide for development standards, entitlement procedures to
encourage the development of housing for persons of Very Low and Low incomes. In developing the
Overlay, or similar rezone strategy, the City will evaluate the potential to include a variety of incentive
tools as appropriate, including but not limited to floor area bonus, density bonus, entitlement
streamlining, fee waivers or reductions and other considerations.
Objectives:
Increase density of the Las Tunas Residential Flex Overlay on properties identified in the Sites
InventoryExpand the R-F Overlay to other commercially zoned properties along the Live-Oak
corridor to accommodate higher density residential, mixed-use development
Inform developers of the Overlay and encourage the development of housing on these sites
Annually monitor the trend of redevelopment on these sites to evaluate the effectiveness of the
strategy for facilitating the reuse of underutilized sites. As necessary, revise the City’s strategy to
encourage development on underutilized properties.
Responsible Agency: Development Services Department
Funding Source: General Fund
Time Frame: Within 36 months of adoption of the 6th Cycle Housing Element
Related Policies: H-2.1, H-2.3, H-2.4, H-2.5, H-2.6
Sustainability Focus? No
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5-11. Expand and Update the Residential Flex
Overlay in the Live Oak Corridor
To create increased opportunities for the development of new housing within Arcadia, the City will
expand the existing Mixed Use Residential Flex Overlay to sites along the Las Tunas corridor west of
Santa Anita Ave and increase the maximum density to 50 du/acre. The City of Arcadia will rezone to
allow developments by right pursuant to Government Code section 65583.2(i) when 20 percent or more
of the units are affordable to lower income households on sites identified as part of the Live Oak
Residential Flex Overlay Focus Area. The sites identified as part of this Focus Area totals approximately
11 acres. These sites are assumed to yield 185 units, 48 of which are assumed to develop affordably at a
minimum density of 40 du/acre. While 20 of the identified sites have potential unit yields less than 16
units, these sites are a part of the Small Sites Strategy and through the Inclusionary Housing Program,
Lot Consolidation Incentives Program, and other affordable housing incentives, these sites are projected
to net units affordable to low and very low income households. With the implementation of this overlay,
100 percent residential projects would be allowed by right.
Implementation of this program will also provide for development standards, entitlement procedures to
encourage the development of housing for persons of Very Low and Low incomes. In developing the
Overlay, or similar rezone strategy, the City will evaluate the potential to include a variety of incentive
tools as appropriate, including but not limited to floor area bonus, density bonus, entitlement
streamlining, fee waivers or reductions and other considerations.
Objectives:
Implement a Live Oak Residential Flex Overlay to commercially zoned properties identified in the
Sites Inventory to accommodate higher density residential development.
Inform developers of the Overlay and encourage the development of housing on these sites
Annually monitor the trend of redevelopment on these sites to evaluate the effectiveness of the
strategy for facilitating the reuse of underutilized sites. As necessary, revise the City’s strategy to
encourage development on underutilized properties.
Responsible Agency: Development Services Department
Funding Source: General Fund
Time Frame: Within 36 months of adoption of the 6th Cycle Housing Element
Related Policies: H-2.1, H-2.3, H-2.4, H-2.5, H-2.6
Sustainability Focus? No
5-1207. Establish an Overlay to Permit
Residential Uses in the Commercial General
Zone
To create increased opportunities for the development of new housing within Arcadia, the City will
establish an overlay to permit residential uses withing the Commercial General (C-G) Zone at a
maximum density of 30 du/acre. The City of Arcadia will rezone to allow developments by right pursuant
to Government Code section 65583.2(i) when 20 percent or more of the units are affordable to lower
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Arcadia General Plan_PUBLIC REVIEW DRAFT Implementation Plan | 10-9
income households on sites identified as part of the C-G Residential Flex Overlay Focus Area. Sites
identified as part of this Focus Area totals approximately 84 acres. These sites are assumed to yield 992
units, 252 of which are assumed to develop affordably at a minimum density of 24 du/acre. While 20 of
the identified sites have potential unit yields less than 16 units, through the Inclusionary Housing
Program and other affordable housing incentives, these sites are projected to net units affordable to low
and very low income households. with C-G zoning designation, totaling 84 acres, have been included
within the sites inventory. These sites are assumed to yield 992 units, 198 of which are assumed to
develop affordably for low and very low-income households, at an average density of 24 du/ac.
Implementation of this program will also provide for development standards and entitlement
procedures to encourage the development housing for persons of Low and Very Low incomes. In
developing the Overlay, or similar rezone strategy, the City will evaluate the potential to include a
variety of incentive tools as appropriate, including but not limited to floor area bonus, density bonus,
entitlement streamlining, fee waivers or reductions and other considerations.
Objectives:
Establish an overlay to allow residential development on Commercial-General zoned properties
Inform developers of the Overlay and encourage the development of housing on these sites
Annually monitor the trend of redevelopment on these sites to evaluate the effectiveness of the
strategy for facilitating the reuse of underutilized sites. As necessary, revise the City’s strategy to
encourage development on underutilized properties.
Responsible Agency: Development Services Department
Funding Source: General Fund
Time Frame: With 36 months of adoption of the 6th Cycle Housing Element
Related Policies: H-2.1, H-2.2, H-2.3, H-2.4, H-2.6
Sustainability Focus? No
5-131X. Increase Density of the R-3 Zone
To create increased opportunities for the development of new housing within Arcadia, the City will
increase the density of the existing high density residential, R-3 Zone. The City of Arcadia will increase
the maximum density of the R-3 Zone to 40 du/acre. The City of Arcadia will rezone to allow
developments by right pursuant to Government Code section 65583.2(i) when 20 percent or more of
the units are affordable to lower income households on sites identified as part of the R-3 Upzone Focus
Area. The sites identified as part of this Focus Area totals approximately 236 acres. These sites are
assumed to yield 810 units, 213 of which are assumed to develop affordably at a minimum density of 32
du/acre. While 190 of the identified sites have potential unit yields less than 16 units, these sites are a
part of the Small Sites Strategy and through the Inclusionary Housing Program, Lot Consolidation
Incentives Program, and other affordable housing incentives, these sites are projected to net units
affordable to low and very low income households.
Implementation of this program will also provide for development standards and entitlement
procedures to encourage the development of housing for persons of Very Low and Low incomes. In
developing this rezone strategy, the City will evaluate the potential to include a variety of incentive tools
as appropriate, including but not limited to floor area bonus, density bonus, entitlement streamlining,
fee waivers or reductions and other considerations.
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Objectives:
Increase density of the existing R-3 zone identified in the Sites Inventory to accommodate higher
density residential development.
Inform developers of and encourage the development of housing on these sites
Annually monitor the trend of redevelopment on these sites to evaluate the effectiveness of the
strategy for facilitating the reuse of underutilized sites. As necessary, revise the City’s strategy to
encourage development on underutilized properties.
Responsible Agency: Development Services Department
Funding Source: General Fund
Time Frame: Within 36 months of adoption of the 6th Cycle Housing Element
Related Policies: H-2.2, H-2.3, H-2.5, H-2.6
Sustainability Focus? No
5-142X. Develop a Specific Plan for the Arcadia
Golf Course
The City owns the Arcadia Par 3 Golf Course and is currently negotiating with development teams to
evaluate the future sale of the property and/or the redevelopment of the site. The City will continue to
work with developers to enter a Purchase and Sale Agreement and Development Agreement with a
selected Development Team on the entitlement of the site. Per the requirements of the Surplus Land
Act, a portion of the project (at least 25 percent of all units developed) will be dedicated to affordable
housing units. The City will work with a selected developer to create a Specific Plan that provides a plan
for preserving Open Space, and market-rate and affordable units that the development will include.
Based on expressed developer interest, the City projects that 192 units will be developed on the Arcadia
Golf Course Site, 48 of which will be affordable to low and very low income households.
Objectives:
Enter a Purchase and Sale Agreement and Development Agreement
Develop a specific plan that will allow for a minimum of 48 units affordable to low and very low
income households
Responsible Agency: Development Services Department
Funding Source: General Fund
Time Frame: Within 36 months of adoption of the 6th Cycle Housing Element
Related Policies: H-2.2, H-2.3, H-2.5, H-2.6
Sustainability Focus? No
5-15310. Encourage Development of Housing
Sites Listed in Inventory
The City will continue to encourage and facilitate residential and/or mixed-use development on sites
listed in Appendix AB inventory by providing technical assistance to interested developers for site
identification and entitlement processing. The City will continue to support developers funding
applications from other agencies and programs.
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The City shall post the Sites Inventory, as shown in Appendix A on the City’s webpage and will equally
encourage and market the sites for both for-sale development and rental development. The City shall
identify the appropriate incentives, potentially including promotion to developers of the benefits of
density bonuses and related incentives, identification of potential funding opportunities, offering
expedited entitlement processing, and offering fee waivers and/or deferrals, to encourage the
development of affordable housing within residential and mixed-use developments. The City will
continuously implement this program as housing projects are submitted to the City.
Objectives:
Host a webpage for the Sites Inventory as shown in Appendix AB
Identify incentives to encourage developers to develop affordable housing
Review and update the Sites Inventory as necessary and provide information to interested
developers.
Annually review development trends to evaluate the effectiveness of incentive programs and revise
as necessary
Responsible Agency: Development Services Department
Funding Source: General Fund
Time Frame: Ongoing
Related Policies: H-2.1, H-2.3, H-2.4, H-2.5, H-2.6
Sustainability Focus? No
5-16411. Housing Density Bonus
The City will continue to evaluate and update Section 9103.15 – Density Bonuses for Affordable and
Senior Housing of its Municipal Code to be consistent with State law. A Density bonus is an effective
incentive to aid in the development of affordable housing units within Arcadia through providing
concessions to proposed developments that meet specific affordability criteria. These concessions may
take the form of additional residential units permitted beyond the density allowed in the base zoning,
and relaxed parking standards. The City’s current density bonus remains compliant by deferring to State
Law by reference.
Objectives:
Continue to evaluate and update the density bonus section of the City’s Municipal Code to ensure
consistency with State Law.
Promote State density bonuses which are an effective incentive to aid in the development of
affordable housing units through providing concessions to proposed developments that meet
specific affordability criteria
Responsible Agency: Development Services Department
Funding Source: General Fund
Time Frame: Update Municipal Code within 12 months of adoption of the Housing
Element
Related Policies: H-2.1, H-2.3, H-2.4, H-2.5, H-2.6
Sustainability Focus? No
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5-17512. ADU and JADU Incentive and
Monitoring Program
The City of Arcadia believes Accessory Dwelling Units (ADUs) are a demonstrated method to provide
affordable housing in the City. Due to recent legislation, the ability to entitle and construct ADUs has
increased significantly. Additionally, Tthe passing of SB 9 allows property owners to split a single-family
lot into two lots, and either add a second home to their lot or split the lot into two and place duplexes
on each. This creates the opportunity for four housing units on a property that is currently limited to a
single-family home. The City anticipates that the passing of SB 9 will encourage the creation of ADUs and
second units on single-family lots. The City recognizes the significance of this legislation as evidenced by
a marked increase in ADU permit applications. Due to this legislation, the City believes aggressive
support for ADU construction will result in increased opportunities for affordable housing.
The City will create a monitoring and incentive program to track ADU and JADU creation and
affordability levels throughout the planning period. This will allow the City to monitor the development
of accessory units at all income levels. Additionally, the City will review their ADU and JADU
development progress within 2 years of the adoption of the 6th cycle Housing Element to evaluate if
production estimates are being achieved. If ADUs are not being permitted as assumed in the Housing
Element, the City will take the action within 6 months of completion of the ADU review to ensure that
adequate capacity at each income level in maintained to meet the City’s RHNA needs. These actions may
include additional incentives for ADU development or identification of adequate sites to meet the City’s
identified unaccommodated need.
Objectives:
x Monitor the development of ADUs to identify strategies to incentivize ADU production
x Working with existing ADU owners to maintain existing affordable ADU rentals
x Establishing fee waivers for ADUs that will be made affordable to low and very low income
households
x Developing and public awareness campaign by developing public outreach materials on the
City’s website and other print and digital media
x Evaluate and assess the appropriateness of additional incentives to encourage ADU
development
Responsible Agency: Development Services Department
Funding Source: General Fund
Time Frame: Analyze methods within 12 months of Housing Element adoption;
Establish programs (such as fee waivers) within 24 months of Housing
Element adoption; outreach to ADU property owners regarding
affordable ADU rentals on a semi-annual basis; annual monitoring and
review of ADU incentives.
Related Policies: H-2.1, H-2.3, H-2.4, H-2.6
Sustainability Focus? No
5-1386. Candidate Sites Used in Prior Housing
Element Planning Cycle
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Pursuant to Government Code Section 65583.2(c), any non-vacant sites identified in the prior 5th Cycle
or vacant sites identified two or more consecutiv e planning periods, shall be provided by-right
development when at least 20% of the units in the proposed development are affordable to lower-
income households.
Appendix B of the 2021-2029 Housing Element identifies vacant and non-vacant sites that the City used
in previous Housing Elements to meet the current RHNA need. To comply with State law, the City will
amend the Zoning Code to permit residential uses by-right for housing development in which at least 20-
percent of the units are affordable to lower-income households for sites that:
x Are non-vacant and identified in the prior planning period; and
x Vacant sites included in two or more consecutive planning periods
Objectives:
Amend the Zoning Code to permit residential uses by-right for housing development where at least
20-percent of units are affordable and were identified in the prior planning period
Responsible Agency: Development Services Department
Funding Source: General Fund
Time Frame: Within 36 months of adoption of the 6th Cycle Housing Element
Related Policies: H-2.1, H-2.3, H-2.4, H-2.6
Sustainability Focus? No
5-14197. Inclusionary Housing Policy
The City has a substantial RHNA obligation of affordable housing that will be a challenge to
accommodate due to prevailing project development costs include high land values. Therefore, the City
must evaluate a variety of policy prescriptions that will encourage and facilitate the construction of
below market-rate housing. The City will investigate inclusionary housing policy options as an additional
means to provide a variety of housing types and opportunities for very low, low- and moderate-income
households in Arcadia. The City will assess and analyze a variety of inclusionary housing policy options,
standards, requirements and regulations to determine the best course of action. Based upon this initial
assessment, the City will determine the appropriateness and application of inclusionary policies, and
adopt policies, programs or regulations that will produce housing opportunities affordable to very low,
low and moderate-income households.
The City has determined that a base inclusionary requirement of 20 percent for new residential
development to be affordable to very low-, low-, and moderate-income households is appropriate as an
interim measure prior to the adoption of a final inclusionary ordinance or policy. The final inclusionary
policy shall address development of rental and for-sale housing affordable to very low, low- and
moderate-income households, as well as the applicability of this requirement and its alternatives.
Objectives:
Adopt interim inclusionary policy
Explore and evaluate inclusionary options
Adopt an inclusionary Ordinance if feasible
Responsible Agency: Community Development
Funding Source: General Fund
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Time Frame: Adopt interim inclusionary policy within 6 9 months of Housing Element
adoption. Evaluate Inclusionary options and if feasible, adopt an
Ordinance within 36 months of Housing Element
Related Policies: H-2.1, H-2.3, H-2.4, H-2.6
Sustainability Focus? No
5-201815. Lot Consolidation Incentives
Given the built-out nature in Arcadia, the City will continue to promote the consolidation of small lots
with adjacent lots to provide opportunities for housing. The City requires a Lot Line Adjustment, which
can consolidate four or fewer lots without the need of a public hearing or any discretionary action. Lot
line adjustments are an administrative process. Applications are reasonable in price and have a short
processing time (10 business days). This active program will be advertised to small lot properties
identified in the Housing Element and related incentives will be considered to promote the development
of housing.
Objectives:
Continue Utilize the City’s website and relationship with developers to advertise the Lot Line
Adjustment process and incentives associated
Continue to offer the following incentives to facilitate consolidation of small properties into larger
parcels:
x Fee waivers
x Priority in permit processing.
Work with developers to identify additional incentivesIncentives could include that could include:
Fee waiverFlexible Development Standards (setback requirements, reduced parking or
increased height)
Committing resources for development of affordable housing on small sites
Priority in permit processing
Update Fee Schedule to reflect Lot Consolidation Incentives
Responsible Agency: Development Services Department
Funding Source: General Fund
Time Frame: Update fee schedule within 12 months of adoption of the Housing
Element; Determine and implement additional incentives within 12
months of adoption of the Housing Element
Related Policies: H-4.1, H-4.2, H-4.3, H-4.4
Sustainability Focus? No
5-211916. Preservation of Rental
Opportunities
To protect lower and moderate-income rental housing, the City shall make a conscious effort to reduce
the demolition of lower and moderate-income rental housing on sites that provide more than 15 units
unless the units maintain the same income categories after demolition. If Moderate or Low and Very
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Low-income housing units are demolished, the City will work with developers to find replacement
opportunities within the City.
Objectives:
Work with developers to ensure Moderate or Low and Very Low-income housing is replaced if
demolished
Responsible Agency: Community Development
Funding Source: General Fund
Time Frame: Ongoing
Related Policies: H-3.1, H-3.6
Sustainability Focus? Yes
5-22. Replacement Unit Program
The City of Arcadia will adopt a policy and require replacement housing units subject to the
requirements of Government Code section 65915, subdivision (c)(3) on sites identified in the sites
inventory when any new development (residential, mixed-use, or nonresidential) occurs on a site that is
identified within the inventory meeting the following conditions:
Currently has residential uses or had residential uses within the past five years that has been
vacated or demolished, and
Was subject to a recorded covenant, ordinance, or law that restricts rents to levels affordable to low
and very low income households, or
Subject to any form of rent or price control through a public entity’s valid exercise of its police
power, or
Occupied by low or very low income households.
Objectives:
Mitigate the loss of affordable housing units and require new housing developments to replace all
affordable units lost due to new development
Responsible Agency: Development Services Department
Funding Source: General Fund
Time Frame: Program will be implemented immediately and applied as applications
on identified sites are received and processed. Local policy shall be
adopted within 12 months of Housing Element adoption
Related Policies: H-3.1, H-3.6
Sustainability Focus? Yes
5-232017. Public Information about Affordable
Housing
The City will maintain a brochure of incentives offered by the City for the development of affordable
housing including fee waivers, expedited processing, density bonuses, and other incentives. A copy of
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this brochure shall be located at the Planning Counter, on the City’s website and shall also be provided
to potential developers.
The City will update the brochure on an as- needed tobasis to provide updated information regarding
incentives including updated fees and a reference to the most up to date Site Analysis and Inventory.
Objectives:
Distribute materials with information for the development of affordable housing to developers
Explore methods to further disseminate affordable housing incentive information to developers
Responsible Agency: Community Development
Funding Source: General Fund
Time Frame: Ongoing; Review brochure annually; Update brochure on an as-needed
basis
Related Policies: H-3.1, H-3.2, H-3.3, H-3.6
Sustainability Focus? No
5-24118. Employee Housing, Emergency
Shelters, Transitional, and Supportive Housing
To comply with State law, the City of Arcadia will amend certain sections of its Municipal Code to address
the following requirements:
x Employee Housing Act – The City is compliant with the Employee Housing Act but does not have
Employee Housing defined in its Municipal Code. The City will update the Code to ensure
alignment with the State’s definition of employee housing.
x Supportive Housing Streamlined Approvals (AB 2162) - To comply with AB 2162 (Chapter 753,
Statues 2018), the City of Arcadia will amend its Municipal Code to permit supportive housing as
a use permitted by right in all zones where multiple family and mixed-use development is
permitted.
x Emergency and Transitional Housing Act of 2019 (AB 139) – The City will update its Municipal
Code to comply with the requirements of Government Code 65583 to address permit
requirements, objective standards, analysis of annual and season needs, and parking and other
applicable standards and provisions. Per Government Code 65583, emergency shelters will only
be subject to the same development and management standards applicable to residential or
commercial development within the same zone except for those standards prescribed by the
statute. Per Government Code 65583, the Municipal Code will be updated to allow transitional
and supportive housing in all zones allowing residential uses and will only be subject to those
restrictions that apply to other residential dwellings of the same type in the same zone.
x The City will evaluate the definition of supportive and transitional housing as well as emergency
shelters and update the definition where necessary to comply with Government Code 65583.
Objectives:
Align with State law that would provide emergency shelters, transitional and supportive housing by
amending the City’s Municipal Codes to align with State objectives
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Update the City’s Municipal Code with the definition of employee housing consistent with State Law
Responsible Agency: Community Development
Funding Source: General Fund
Time Frame: Adopt Code Amendments within 12 months of Housing Element
adoption
Related Policies: H-3.1, H-3.2, H-3.3, H-3.4
Sustainability Focus?: No
5-25219. Participation in the San Gabriel
Valley Housing Trust
In 2020, the City became a member of the San Gabriel Valley Housing Trust in an effort to support this
regional group with the goal of providing and building affordable housing throughout the Valley. The
City has participated in all steps of the formation of the Trust, its governing board, and its goal
statements. The Trust has sought funds (which would be matched) to retain, build, or support affordable
housing throughout the region, including Arcadia.
Objectives:
Work with the San Gabriel Valley Housing Trust to identify funding opportunities for affordable
housing development or support
Responsible Agency: Economic Development
Funding Source: General Fund
Time Frame: Ongoing
Related Policies: H-3.1, H-3.3, H-3.4, H-3.6
Sustainability Focus? No
5-2630. SB 35 Streamlining
The City of Arcadia will establish written procedures to comply with California Government Code Section
65913.4 and publish those procedures for the public, as appropriate, to comply with the requirements
of SB 35.
These provisions apply only when the City of Arcadia does not meet the State mandated requirements
for Housing Element progress and reporting on Regional Housing Needs Assessment (RHNA). Currently,
the City of Arcadia is subject to SB 35 and is required to process and streamline residential development
projects that provide at least 10% low-income affordable units (i.). All projects covered by SB 35 are still
subject to the objective development standards of the City of Arcadia’s Municipal Code and Building
Code. However, qualifying projects cannot be subject to Design Review or public hearings; and in many
cases, the City cannot require parking. Per SB 35 requirements, the City cannot impose parking
requirements on a SB 35 qualified streamlining project if it is located:
x Within a half-mile of public transit;
x Within an architecturally and historically significant historic district;
x In an area where on-street parking permits are required but not offered to the occupants of the
development; or
x Where there is a car-share vehicle located within one block of the proposed project.
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One parking space per unit may be required of all other SB 35 projects. The City’s status with regard to
SB 35 can change over time with a record of good progress towards RHNA and timely reporting to the
State.
Objectives:
Update the City’s Municipal Code or website with written procedures consistent with what is
required by SB 35
Responsible Agency: Development Services Department
Funding Source: General Fund
Time Frame: Within 12 months of adoption of the 6th Cycle Housing Element
Related Policies: H-4.1, H-4.3
Sustainability Focus? No
5-2714. 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. In 2020, 101 households received Section 8 vouchers
within the City. Additionally, the County currently has 57 households on the waitlist with an Arcadia
mailing address.
Objectives:
Continue to participate in the federally sponsored Section 8 Housing Choice Voucher program.
Disseminate information to the public regarding the Section 8 Program and promote participation
by rental property owners.
Coordinate with the County of Los Angeles strive to provide Section 8 Vouchers to at least 90
families annually.
Responsible Agency: Los Angeles County Housing Authority
Funding Source: HUD Section 8
Time Frame: Ongoing
Related Policies: H-3.3
Sustainability Focus? No
5-2852. Affordable Housing for Families and
Persons with Special Needs
The City will continue to encourage the provision of housing for persons with disabilities (including
persons with developmental disabilities), seniors, extremely low-income households, agricultural
employees and farmworkers, and racetrack employees. These special needs groups have unique housing
needs and the City will offer a combination of financial and regulatory tools to facilitate the
development of housing suitable for these demographic groups:
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Encourage senior citizen independence through promotion of housing and services related to in-
home care, meal programs, counseling, and maintain a senior center that affords seniors
opportunities to live healthy, active, and productive lives in the City
Market the State density bonus program to developers to encourage housing development that
includes housing affordable to lower and moderate-income households and senior residents.
Provide incentives in the density bonus program to encourage the inclusion of extremely low-
income units in affordable housing projects.
Adopt land use policies that support the development of housing at Extremely Low-Income levels
Provide an expedited review process for developers applying for Federal and State Tax Credits,
which require a designation of a percentage of the units for extremely low income households.
Encourage developers to include accessibility for individuals with disabilities in their project designs
Explore the granting of regulatory incentives, such as expedited permit processing, and fee waivers
and deferrals, to projects targeted for persons with developmental disabilities.
Continue to provide exceptions to regulatory provisions for housing for persons with disabilities
through the adopted reasonable accommodation procedures.
Amend the Municipal Code to be in compliance with Health and Safety Code, 17021.5, 17021.6 and
17021.8. and define employee housing in a manner consistent with applicable Health and Safety
Code sections
Revise the Municipal Code to state that employee housing for six or fewer employees will be treated
as a single-family structure and permitted in the same manner as other dwellings of the same type
in the same zone. Additionally, the Municipal Code will be updated to state that employee housing
consisting of no more than 12 units or 36 beds will be permitted in the same manner as other
agricultural uses in the same zone.
Amend the Municipal Code to explicitly define Farmworker Housing and establish it as permitted
use in residential or nonresidential zones, consistency with State law
Objectives:
Explore potential for incentive programs for the development of senior housing and services
Identify incentives to encourage developers to pursue housing projects for persons with
developmental disabilities
Provide developers with information on identified incentive programs online and at City Hall
Maintain a list of qualified housing developers with a track record of providing affordable housing
that is of high quality and well managed. Annually contact these developers to explore
opportunities for affordable housing in Arcadia.
Assist developers in the application of funding for affordable housing development that promotes
quality development. Annually explore funding opportunities with potential developers.
Pursue housing at Santa Anita Racetrack for groomsman, targeting extremely low and lower income.
Annually monitor the success of incentive programs and revise them as necessary
Update Municipal Code to be comply with Comply with Health and Safety Code 17021.5, 17021.6
and 17021.8 and address the needs of Agricultural Employees and Farmworkers
Responsible Agency: Development Services Department
Funding Source: Grants, Other funding sources, CDBG
Time Frame: Ongoing Update Municipal Code within 12 months of Housing Element
adoption; identify and implement incentives for senior housing and
services within 12 months of Housing Element adoption; annually
contact developers to explore affordable housing opportunities in the
City; annually explore funding opportunities with potential developers;
annually review and revise incentive programs for Special Needs
populations.
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Related Policies: H-3.1; H-3.2; H-3.3; H-4.1; H-5.2; H-5.3; H-4.1, H-4.2
Sustainability Focus? Yes
5-2693. Homeless Program Assistance
The City has applied for and received grants to provide resources to those experiencing homelessness.
Grants have funded case workers through Union Station, a Homeless Resources Hub to provide services
to homeless individuals, and information to the public through newsletters and multiple workshops. The
City will continue to investigate opportunities to provide funding to local organizations for providing
shelter and services to the individuals experiencing homelessness.
Objectives:
Investigate opportunities to provide funding to local organizations to support individuals
experiencing homelessness
Responsible Agency: Community Development
Funding Source: Grants, General Fund
Time Frame: Disseminate information on a quarterly basis through City newsletters,
host two workshops annually.
Related Policies: H-3.3, H-3.4, H-3.6
Sustainability Focus? No
5-3074. Housing Sustainability
The City of Arcadia will continue to offer a variety of programs to promote sustainable development.
These programs include promoting green building codes, the Construction Recycling Ordinance, the
Water Efficiency in Landscaping Ordinance, and the Sustainable Arcadia education program.
The City will also encourage that any affordable housing developments that receive City assistance, to
the extent feasible, to include installation of energy efficient appliances and devices that will contribute
to reduced housing costs for future occupants of the units. The City will continue to implement program
as housing projects are awarded funds from the City in the 6th Cycle.
Objective:
Continue to enforce City building codes and ordinances to enhance energy efficiency is residential
construction and maintenance.
Responsible Agency: Development Services Department, Planning Services
Funding Source: Departmental budget; CDBG
Time Frame: Marketing and promotion of sustainability programs and codes is
already occurring and will continue to be ongoing
Related Policies: H-3.5
Sustainability Focus? Yes
5-28315. Fair Housing
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Pursuant to AB 686, the City will affirmatively further fair housing by taking meaningful actions in
addition to resisting discrimination, that overcomes patterns of segregation and foster inclusive
communities free from barriers that restrict access to opportunity based on protected classes, as
defined by State law.
The Housing Element contains analysis of contributing factors to fair housing issues within Arcadia and
determined the following factors were applicable:
x Lack of Affordable Housing – Arcadia residents generally earn a high annual income,
approximately 38 percent higher than the Los Angeles County median household income.
Additionally, Table 2-32 in the Community Profile states that the median home value in
Arcadia is $1,097,600 which is high for surrounding jurisdictions and greater than the County
overall. The cost burden of housing in Arcadia is higher when compared to the County and the
state. Table 2-18 shows that 36 percent of the City’s households earn a lower income (at or
below 80 percent of the area median family income). Additionally, 37 percent of the City’s
households pay over 30 percent of their income for housing and are considered cost
burdened. The City currently does not have a diverse stock of affordable housing and will
implement programs to increase production of housing for all income levels.
x Barriers to Housing for Persons with Disabilities – Affordability, design, and location limit the
supply of housing for persons with disabilities. Amendments to the Fair Housing Act, as well as
state law, require ground-floor units of new multi-family construction with more than four
units to be accessible to persons with disabilities. However, units built prior to 1989 are not
required to be accessible to persons with disabilities. The City of Arcadia has a higher
population with disabilities than the surrounding region. Additionally, a majority of the
residences were built between 1940 and 1989 suggesting that the housing stock was not
required to be accessible to persons with disabilities. The City could provide additional
enforcement and outreach on fair housing for both landlords and residents with regards to
people with disabilities. Additionally, the City has plans to update its reasonable
accommodation procedures to address some issues associated with physical disabilities.
x Fair Housing Enforcement and Outreach - Previous fair housing inquiries in Arcadia have gone
unresolved. Additionally, the City only conducts outreach through the Housing Rights Center.
The City could provide additional general information and outreach on fair housing within
Arcadia. The City is considered a high opportunity and resource area, additional enforcement
and outreach on fair housing may improve opportunities for households in the region to move
to Arcadia.
The City will collaborate with appropriate capable organizations to review housing discrimination
complaints, assist in the facilitation of equitable dispute resolution, and, where necessary, refer
complainants to appropriate state or federal agencies for further investigation, action and resolution.
The City is committed to taking meaningful actions to mitigate or remove fair housing issues within
Arcadia. The City will take the following actions for each of the contributing factors identified:
x Lack of Affordable Housing
o Incentivizing affordable housing developments for all income levels and working to
inform developers of incentives to develop affordable housing (Program 5-23,
Program 5-35)
o Preserve existing affordable units (Program 5-4, Program 5-5, Program 5-21)
x Regulatory Barriers for Persons with Disabilities
o The City will amend the Reasonable Accommodation Procedure per Program 5-34
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o The City will work to distribute information regarding construction of housing for
persons with disabilities (Program 5-28)
x 28Fair Housing Enforcement and Outreach (Program 5-32)
o Continue to partner with the Housing Rights Center to provide Fair Housing services
o Post information regarding Fair Housing on the City website, in City newsletters and
social media
Additionally, the City will partner with capable organizations to review housing discrimination
complaints, attempt to facilitate equitable resolution of complaints, and, where necessary, refer
complainants to the appropriate state or federal agency for further investigation and action.
Objectives:
Collaborate with appropriate capable organizations to review housing discrimination complaints,
assist in the facilitation of equitable dispute resolution, and, where necessary, refer complainants to
appropriate state or federal agencies for further investigation, action, and resolution.
Participate in the Analysis of Impediments to Fair Housing Choice and other fair housing planning
efforts coordinated by the Los Angeles County Community Development Commission.
Responsible Agency: Development Services Department, Los Angeles County Community
Development Commission, Housing Rights Center
Funding Source: CDBG
Time Frame: Implement programs on an ongoing basis, beginning within 12-24
months of adoption
Related Policies: H-5.1, H-5.2, H-5.3
Sustainability Focus? No
5-32296. Fair Housing Assistance
The City contracts with the Housing Rights Center (HRC) to actively inform residents, landlords of
residential property, and others involved in the insurance, construction, sale or lease of residential
property of the laws pertaining to fair housing. The HRC provides the following programs and services to
its clients, free of charge:
Landlord-Tenant Counseling
Predatory Lending Information and Referrals
Housing Discrimination Investigation
Enforcement and Advocacy
Outreach and Education
The City distributes information regarding fair housing to community members upon request and refers
those with complaints and concerns about fair housing to the HRC. The City also periodically provides
information on fair housing, the HRC and its services through the City newsletter and at the annual
Senior Fair.
Objectives
Continue to contract with a provider to provide fair housing services to residents.
Disseminate information to the public through the City’s newsletter and community events on the
array of fair housing programs and services provided by the City.
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Responsible Agency: Development Services Department; Los Angeles County Community
Development Commission; Housing Rights Center
Funding Source: CDBG
Time Frame: Ongoing
Related Policies: H-5.1; H-5.2; H-5.3
Sustainability Focus? No
5-33027. Supportive Housing/Low Barrier
Navigation Centers
State law has been updated to require approval 'by right' of certain supportive housing and low barrier
navigation centers that meet the requirements of State law. Low barrier navigation centers are generally
defined as service-enriched shelters focused on the transition of persons into permanent housing.
Low barrier navigation centers provide temporary living facilities for persons experiencing homelessness
due to income, public benefits, health services, shelter, and housing. To comply with State law, The City
of Arcadia will adopt policies, procedures, and regulations for processing this type of use to establish a
non-discretionary local permit approval process that must be provided to accommodate supportive
housing and lower barrier navigation centers per State law. In the interim, any submitted application for
this use type will be processed in accordance with State law.
The City will provide for annual monitoring of the effectiveness and appropriateness of existing adopted
policies. Should any amendments be warranted to existing policies pursuant to State law, the City will
modify its existing policies, as appropriate.
Objectives:
Adopt code amendments to establish supportive housing and low barrier navigation centers ‘by
right’ if the project meets requirements established by State Law.
Responsible Agency: Development Services Department
Funding Source: CDBG
Time Frame: Adopt Code Amendments within 24 months of Housing Element
adoption
Related Policies: H-5.1; H-5.2; H-5.3
Sustainability Focus? No
5-34. Update Reasonable Accommodation
Procedures
The City will amend the Municipal Code to remove modification requirements and allow for reasonable
accommodations without any discretionary actions or modification applications.
Objectives:
Remove land use constraints to the development of housing for individuals with disabilities and
provide reasonable accommodation to ensure equal access to housing
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Responsible Agency: Development Services Department
Funding Source: General Fund
Time Frame: Adopt Code Amendments within 12 months of Housing Element
adoption
Related Policies: H-2.1, H-2.3, H-2.4, H-2.5, H-2.6
Sustainability Focus? No
5-35. Mitigating High Development Fees and
Development Standards forConstraints for the
Development of Affordable Housing Projects
Specific to affordable housing, the City has identified constraints such as parking standards in Section 3
as a constraint to the development of affordable housing. identified the development fees and parking
standards in Section 03 as a constraint to the development of affordable housing. To mitigate these
constraints, the City will work with affordable housing developers to develop a pre-approved list of
incentives to promote the development of affordable housing. Such incentives may include a waiver or
reduction of certain development fees, or modifications of parking standards or other development
standards that could constrain the development of affordable housing.
Objectives:
Monitor standards and development in the City to ensure that conditions conducive to the
development of affordable housing are maintained. Should a constraint emerge during the 6th Cycle,
the City will actively work to create amendments or incentives to lower the barrier to develop
affordable housing.
Identify and remove constraints to the development of affordable housing. The City will work to
identify solutions to reduce the barrier with regards to parking standards and any other constraints
identified in the future.
Responsible Agency: Development Services Department
Funding Source: General Fund
Time Frame: Evaluate program features within 24 months; adopt procedures within
36 months of Housing Element adoption; annually monitor and evaluate
development standards and fees within the City.
Related Policies: H-5.1; H-5.2
Sustainability Focus? No
5-35128. Water and Sewer Service Providers
Pursuant to SB 1087, Chapter 727, Statues of 2005, the City of Arcadia is required to deliver its adopted
housing element and any amendments thereto to local water and sewer service providers. This
legislation allows for coordination between the City and water and sewer providers when considering
approval of new residential projects, to ensure that the providers have an opportunity to provide input
on the Element.
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Additionally, review of the Housing Element ensures that priority for water and sewer services is granted
to projects that include units affordable to lower-income households. The City will submit the adopted
6th Cycle Housing Element to local water and sewer providers for their review and input.
Objectives:
Submit the 6th Cycle Housing Element to local water and sewer providers for their review and input
Ensure that there is adequate water and sewer services planned to support housing growth
Responsible Agency: Development Services Department
Funding Source: CDBG
Time Frame: Transmit document immediately upon adoption of future amendment
Related Policies: H-5.1; H-5.2
Sustainability Focus? No
Table 10-1 summarizes the City of Arcadia’s quantified objectives with regards to the construction,
rehabilitation, and preservation of housing. These objectives are established based on the City’s
resources available over the planning period.
5-36. Mobilehomes and Manufactured Homes
The City will review the existing provisions and development standards of Mobilehomes and
manufactured homes for consistency with State Law in accordance with Government Section 65852.3.
Objectives:
Review Municipal Code for consistency with State Law and adopt any necessary amendments.
Responsible Agency: Development Services Department
Funding Source: CDBG
Time Frame: Adopt Code Amendments within 24 months of Housing Element
adoption
Related Policies: H-5.1; H-5.2; H-5.3
Sustainability Focus? No
Table 10-1: Quantified Objectives
Extremely
Low Very Low Low Moderate Above
Moderate Total
New Construction 138 138 167 177 434 1,054
Rehabilitation 40 40 40 40 0 160
Preservation (Naomi Gardens) 0 100 0 0 0 100
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CITYY OFF ARCADIA
6th Cycle
Housing Element Update
(2021-2029)
DRAFT December 2021 113
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CCITYY OFF ARCADIAA
6th Cycle
Housing Element Update
(2021-2029)
DRAFT December 2021
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CContents
Section 1: Introduction.......................................................................................................................1-1
A. Role of the Housing Element .........................................................................................................1-1
B. State Policy and Authorization.......................................................................................................1-1
1. Background...............................................................................................................................1-1
2. State Requirements ..................................................................................................................1-1
3. Regional Housing Needs Assessment .......................................................................................1-3
4. Relationship to Other Communities ...........................................................................................1-3
5. Public Participation....................................................................................................................1-4
6. Data Sources............................................................................................................................1-5
7. Technical Background Report Organization ...............................................................................1-5
Section 2: Community Profile............................................................................................................2-1
1. Population Characteristics.............................................................................................................2-1
A. Population Growth ............................................................................................................................2-1
B. Age Characteristics ..........................................................................................................................2-3
C. Race/Ethnicity Characteristics ..........................................................................................................2-4
2. Economic Characteristics ..............................................................................................................2-7
A. Employment and Wage Scale...........................................................................................................2-7
3. Household Characteristics ....................................................................................................2-10
A. Household Type ..................................................................................................................2-10
B. Household Size ...................................................................................................................2-11
C. Household Income ..............................................................................................................2-12
3. Housing Problems.......................................................................................................................2-15
A. Overcrowding.......................................................................................................................2-16
B. Overpayment (Cost Burden) In Relationship to Income ..............................................2-18
4. Special Needs Groups ................................................................................................................2-20
A. Seniors .................................................................................................................................2-20
B. Persons with Physical and Developmental Disabilities .............................................................2-21
C.Large Households ...................................................................................................................2-23
D. Single-Parent Households ................................................................................................2-24
E. Farmworkers and Racetrack Workers .............................................................................2-25
F. Students ...............................................................................................................................2-25
G. Extremely Low income Households and Poverty Status .............................................2-26
H. Homeless..............................................................................................................................2-30
5. Housing Stock Characteristics.....................................................................................................2-31
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A. Housing Growth...................................................................................................................2-31
B. Housing Type ......................................................................................................................2-32
C. Housing Availability and Tenure ......................................................................................2-32
D. Vacancy Rates ....................................................................................................................2-34
E. Housing Age and Condition .....................................................................................................2-35
F. Housing Costs and Affordability .......................................................................................2-36
Section 3: Housing Constraints, Resources, and Affirmatively Furthering Fair Housing (AFFH).............3-2
1. Nongovernmental Constraints .......................................................................................................3-2
A. Land Costs and Construction Costs ..........................................................................................3-2
B. Availability of Financing .............................................................................................................3-3
C. Economic Constraints ...............................................................................................................3-6
2. Governmental Constraints.............................................................................................................3-6
A. Land Use Controls ....................................................................................................................3-6
State Density Bonus Law ..............................................................................................................3-8
B. Residential Development Standards ..........................................................................................3-9
Landscaping Requirements .........................................................................................................3-13
Site Coverage and FAR ..............................................................................................................3-13
Minimum Unit Sizes ....................................................................................................................3-13
Maximum Building Heights ..........................................................................................................3-13
Parking Standards ......................................................................................................................3-14
Definition of a Family ..................................................................................................................3-15
C. Homeowners Association Areas ..............................................................................................3-16
D. Growth Management Measures ..............................................................................................3-21
E. Specific Plans .........................................................................................................................3-21
Seabiscuit Pacific Specific Plan –Le Meridien Hotel and Mixed Use Project (SP-SP)..................3-21
F. Variety of Housing Types Permitted ........................................................................................3-21
Single-Family Dwelling ................................................................................................................3-26
Multi-Family Dwelling ..................................................................................................................3-26
Two-Family Dwelling ...................................................................................................................3-26
Accessory Dwelling Unit ..............................................................................................................3-26
Junior Accessory Dwelling Unit ...................................................................................................3-26
Residential Care Facility- Small and Large ..................................................................................3-26
Supportive Housing –Housing Type, Small, and Large ...............................................................3-26
Transitional Housing –Housing Type, Small, and Large ..............................................................3-27
Boarding House ..........................................................................................................................3-28
Emergency Shelter .....................................................................................................................3-28
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Hotel and Motel...........................................................................................................................3-28
Live/Work Unit ............................................................................................................................3-28
Single-Room Occupancy ............................................................................................................3-28
Employee Housing ......................................................................................................................3-29
Mobile Homes .............................................................................................................................3-29
Manufactured Homes ..................................................................................................................3-29
Short Term Rentals and Unoccupied Housing .............................................................................3-29
G. Housing for Persons with Disabilities .......................................................................................3-29
Reasonable Accommodation ......................................................................................................3-29
H. Development Fees ..................................................................................................................3-30
I. On-/Off-Site Improvements......................................................................................................3-38
Building Codes and Enforcement ................................................................................................3-38
Local Processing and Permit Procedures ....................................................................................3-39
Permit Processing.......................................................................................................................3-40
Site Plan and Design Review ......................................................................................................3-41
J. Senate Bill 35 ..........................................................................................................................3-42
K. Infrastructure Constraints ........................................................................................................3-43
Dry Utilities .................................................................................................................................3-43
Water Supply and Wastewater Capacity......................................................................................3-43
Fire and Emergency Services .....................................................................................................3-44
Police Services...........................................................................................................................3-45
L. Environmental Constraints ......................................................................................................3-45
Geologic and Seismic Hazards ...................................................................................................3-46
Flooding......................................................................................................................................3-46
Fire Hazards...............................................................................................................................3-46
Mitigating Environmental Conditions ...........................................................................................3-47
3.Affirmatively Furthering Fair Housing (AFFH)..............................................................................3-47
A. Needs Assessment .................................................................................................................3-48
Countywide AFH Outreach FY 2017 ...........................................................................................3-48
2021 –2029 Housing Element Update Outreach .........................................................................3-48
Compliance with State and Local Fair Housing Laws...................................................................3-48
Enforcement and Outreach .........................................................................................................3-50
B. Fair Housing Issues ................................................................................................................3-54
C. Lending Patterns .....................................................................................................................3-54
D. Hate Crimes............................................................................................................................3-56
E. Analysis of Federal, State, and Local Data and Knowledge .............................................................3-56
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Summary of Local Knowledge Analysis .......................................................................................3-56
Integration and Segregation Patterns and Trends........................................................................3-56
Racially or Ethnically Concentrated Areas of Poverty (R/ECAP)..................................................3-66
Concentrated Areas of Affluence .................................................................................................3-71
Disparities in Access to Opportunity ............................................................................................3-73
G. Discussion of Disproportionate Housing Needs .......................................................................3-91
Existing Needs ............................................................................................................................3-91
Future Growth Need ...................................................................................................................3-99
Displacement Risk ......................................................................................................................3-99
Cost of Preservation and Replacement Analysis .......................................................................3-102
Summary of Disproportionate Housing Needs Factors ..............................................................3-102
H. Assessment of Local Contributing Factors to Fair Housing in Arcadia ....................................3-102
AB 686 .....................................................................................................................................3-103
AB 686 Sites Analysis AFFH Findings .......................................................................................3-116
I. Summary of Programs to Support Fair Housing .....................................................................3-116
4. Housing Resources ...................................................................................................................3-117
A. Regional Housing Needs Allocation .......................................................................................3-117
Residential Sites Inventory ........................................................................................................3-118
Selection of Suitable Sites.........................................................................................................3-118
Accessory Dwelling Unit Production ..........................................................................................3-118
Regional Housing Needs Allocation ..........................................................................................3-119
Summary of Sites Inventory and RHNA Obligations ..................................................................3-120
5. Financial Resources .................................................................................................................3-120
A. Section 8 Housing Choice Voucher .......................................................................................3-120
B. Grants and Programs............................................................................................................3-121
Community Development Block Grants (CDBG)........................................................................3-121
San Gabriel Valley Regional Housing Trust ...............................................................................3-121
CalCHA and CSCDA-CIA..........................................................................................................3-121
C. Opportunities for Energy Conservation ..................................................................................3-121
Title 24 .....................................................................................................................................3-121
Energy Use and Providers ........................................................................................................3-121
Section 4: Review of Past Performance ............................................................................................4-2
1. Review of Past Performance .........................................................................................................4-2
Appendix A: Adequate Sites............................................................................................................. A-1
A. Adequate Sites Analysis Overview ...............................................................................................A-1
1. Selection of Sites .............................................................................................................................A-4
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2. Projects in the Pipeline ....................................................................................................................A-4
3. Redevelopment of Nonvacant Sites for Residential Use ...................................................................A-6
4. Accessory Dwelling Units .................................................................................................................A-9
5. Selection of Sites to Accommodate Remaining Need .....................................................................A-12
Downtown Mixed-Use Expansion & Overlay ...............................................................................A-12
Mixed-Use Upzone ....................................................................................................................A-16
Las Tunas and Live Oak Corridor ...............................................................................................A-19
C-G Residential Flex Overlay .....................................................................................................A-22
R-3 Upzone ...............................................................................................................................A-24
Arcadia Golf Course...................................................................................................................A-28
6. Development of Small Site Parcels ................................................................................................A-30
7. Water, Sewer and Dry Utility Availability .........................................................................................A-33
Water and Sewer .......................................................................................................................A-33
Utilities .......................................................................................................................................A-34
B. Calculations of Unit Capacity .....................................................................................................A-34
8. Capacity Calculations ....................................................................................................................A-34
Net Unit Calculations .................................................................................................................A-34
8. Zoning and General Plan Designations ..........................................................................................A-36
9. Adequate Sites Table ....................................................................................................................A-36
Appendix B: Community Engagement Summary ............................................................................B-1
1. Housing Element Update Website....................................................................................................B-3
2. Community Workshop #1 – Informational Video and Presentation ...................................................B-4
3. Online Community Survey ...............................................................................................................B-5
4. Community Workshop #2.................................................................................................................B-7
5. Social Media and City Publications ..................................................................................................B-8
6. Public Comments ............................................................................................................................B-9
Appendix C: Glossary of Terms ........................................................................................................ C-1
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Introduction
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Section 1: Introduction 1-1
Section 1: Introduction
AA . Role of the Housing Element
The Housing Element is a state mandated chapter of the Arcadia’s General Plan; it identifies and analyzes
the City’s housing needs and includes a detailed outline and work program of the City’s goals, policies, and
quantified objectives. The Housing Element also addresses the maintenance and expansion of the housing
supply to accommodate households currently living and expected to live in Arcadia during the 2021-2029
planning period. Through research and analysis, the Housing Element identifies available candidate
housing sites and establishes the City’s official housing policies and programs to accommodate the
Regional Housing Needs Assessment (RHNA) goals as determined by the Southern California Association
of Governments (SCAG). The programs and policies established within the Housing Element guide future
decision-making to achieve the City’s housing goals for the 2021-2029 planning period.
B. State Policy and Authorization
1. Background
As a mandated chapter of the Arcadia General Plan, the Housing Element must meet all requirements of
existing state laws. Goals, programs and policies, and quantified objectives within the Housing Element
consistent with state law are to be implemented within a timeline to ensure the City accomplishes the
identified actions.
2. State Requirements
California State Housing Element Law (California Government Code Article 10.6) establishes the
requirements for the Housing Element. State Law requires that local governments review and revise the
Housing Element of their comprehensive General Plans once every eight years.
The California Legislature has adopted an overall housing goal for the State to ensure every resident has
a decent home and suitable living environment. Section 65580 of the California Government Code states:
a) 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 farmworkers, is a priority
of the highest order.
b) 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 in all economic levels.
c) The provisions of housing affordable to low and moderate income households requires the
cooperation of all levels of the government.
d) 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.
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Section 1: Introduction 1-2
Table 1-1 summarizes the State Housing Element requirements and identifies where these requirements
are addressed in the Housing Element Update.
Table 1-1: Housing Element Requirements
Housing Element Requirements Gov. Code Requirements Reference in Housing
Element
Analysis of employment trends. Section 65583.a Section 2.2
Projection and quantification of existing
and projected housing needs for all
income groups.
Section 65583.a Section 3.3.G
An inventory of land suitable for
residential development including
vacant sites and sites with
redevelopment potential.
Section 65583.a Appendix A
Analysis of existing and potential
governmental constraints upon the
maintenance, improvement, or
development of housing for all income
levels.
Section 65583.a Section 3.2
Analysis of existing and potential
nongovernmental (private sector)
constraints upon maintenance,
improvement or development of
housing for all income levels.
Section 65583.a Section 3.1
Analysis concerning the needs of the
homeless. Section 65583.a Section 2.4.H
Analysis of special housing needs:
handicapped, elderly, large families,
farm workers, and female-headed
households.
Section 65583.a Section 2.4
Analysis of opportunities for energy
conservation with respect to residential
development.
Section 65583.a Section 3.5.C
Identification of Publicly Assisted
Housing Developments. Section 65583.a Section 3.5.B
Identification of Units at Risk of
Conversion to Market Rate Housing. Section 65583.a Section 3.3.G
Identification of the City’s goal relative
to the maintenance, improvement, and
development of housing.
Section 65583.a Housing Element: Goals,
Policies and Programs
Analysis of quantified objectives and
policies relative to the maintenance,
improvement, and development of
housing.
Section 65583.a Implementation Plan
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Section 1: Introduction 1-3
Housing Element Requirements Gov. Code Requirements Reference in Housing
Element
Identification of adequate sites that will
be made available through appropriate
action with required public services
and facilities for a variety
of housing types for all income levels.
Section 65583.b Appendix A
Identification of strategies to assist in
the development of adequate housing
to meet the needs of low and moderate
income households.
Section 65583.c(1) Appendix A
Description of the Public Participation
Program in the formulation of Housing
Element Goals, Policies, and
Programs.
Section 65583.d Appendix B
Description of the Regional Housing
Needs Assessment (RHNA) prepared
by the Southern California Association
of Governments.
Section 65583.e Section 3.4.A
Analysis of Fair Housing, including
Affirmatively Furthering Fair Housing. Section 8899.50 Section 3.3
Review of the effectiveness of the past
Element, including the City’s
accomplishments during the previous
planning period.
Section 65583.f Section 4
Source: State of California, Department of Housing and Community Development.
Arcadia’s Housing Element was last adopted in December 2013 for the 5th cycle of the 2014-2021 planning
period. The Housing Element for the 2021-2029 planning period, is part of the 6th update cycle for
jurisdictions within the SCAG region and allows for synchronization with the Regional Transportation Plan
and Sustainable Communities Strategy (RTP/SCS). The Element sets forth an 8-year strategy to address
the City’s identified housing needs, including specific programs and activities.
3. Regional Housing Needs Assessment
Section 65583 of the California Government Code sets forth the specific content requirements of a
jurisdiction’s housing element. Included in these requirements are obligations on the part of local
jurisdictions to provide their “fair share” of regional housing needs. Local governments and Councils of
Governments (COGs) are required to determine existing and future housing need and the allocation of this
need must be approved by the California Department of Housing and Community Development (HCD).
Arcadia is a member agency of the Southern California Association of Governments (SCAG). SCAG is
responsible for preparing the Regional Housing Needs Assessment (RHNA) for all jurisdictions within the
SCAG region.
HCD established the planning period for the current RHNA from October 15, 2021 to October 15, 2029. For
the 2021-2029 planning period, the City is allocated a total of 3,214 units, including 1,102 units affordable
to very low income households, 570 units affordable to low income, 605 units affordable to moderate-
income, and 937 units affordable to above moderate (market-rate) income households.
4. Relationship to Other Communities
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Section 1: Introduction 1-4
The goals, policies, actions, and programs described in the Housing Element relate to, and are consistent
with, the other Elements of the Arcadia General Plan, which was last updated in November 2010. The
Housing Element supports and reinforces development policies contained in the Land Use Element. The
Land Use Element establishes the location, type, intensity, and distribution of land uses throughout the City,
and defines these land uses’ build-out potential. By designating residential development, the Land Use
Element identifies limits for densities and types of housing units constructed in the City. It also identifies
lands designated for a range of other land uses, including employment-generating uses, open space, and
public uses. The presence and potential for jobs can affect the current and future local demand for housing
at the various income levels in the City.
The Circulation Element of the General Plan also relates to the Housing Element. The Circulation Element
establishes a transportation plan to accommodate the movement of people and goods within and through
the City. Consequently, the Housing Element must include policies and incentives that consider the types
of infrastructure essential for residential housing units in addition to mitigating the effects of growth in the
City.
The Housing Element has been reviewed for consistency with the City’s other General Plan Elements, and
the Housing Element’s policies and programs are consistent with the other Elements. As portions of the
General Plan may be amended in the future, the Housing Element will be reviewed to ensure internal
consistency is maintained.
5. Public Participation
Section 65583 of the Government Code states that, "The local government shall make diligent effort to
achieve public participation of all economic segments of the community in the development of the housing
element, and the program shall describe this effort." Meaningful community participation is also required in
connection with the City's Assessment of Fair Housing (AFH). A discussion of citizen participation is
provided below.
As part of the 6th Cycle Housing Element Update process, the City of Arcadia has conducted public outreach
efforts beginning in 2021. These recent outreach efforts included a virtual presentation, an online survey,
Community Workshop, digital media, advertisement on through social media and newsletters, and noticed
Public Hearings. Project materials, including summaries from community workshops and public meetings,
notices, and draft public review documents are available on the City’s website.
Outreach for the 6th Cycle Housing Element to the community includes the following actions:
o Housing Element Update webpage with all housing materials available in English and Chinese
located at: https://www.arcadiaca.gov/housing
o Informational Videos and recorded presentations posted to the City’s website in June, 2021
o Postcard mailed to every residential postal customer in the City informing the community of the
Housing Element in general, how to get involved, and how to access the community survey
o Online Community Survey, in English and Chinese, provided from June 14, 2021 to August 6, 2021
o A Virtual Community Workshop hosted on September 23, 2021 which will bewas recorded and
posted to the City’s website
o Advertisements and outreach through social media and City newsletters
o Public Review of the Draft Housing Element
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Section 1: Introduction 1-5
As required by Government Code Section 65585(b)(2), all written comments regarding the Housing
Element made by the public have previously been provided to each member of the City Council.
Appendix B contains a summary of all public comments regarding the Housing Element received by the
City during the update process.
6. Data Sources
The data used for the completion of this Housing Element comes from a variety of sources. These include,
but are not limited to:
o United States Census, 2010
o American Community Survey, 5-Year Estimates, 2019
o Regional Analysis of Impediments to Fair Housing (AI)
o Point-in-Time Homeless Census by the Regional Task Force on the Homeless, 2019
o Home Mortgage Disclosure Act (HMDA) lending data
o California Department of Economic Development
o California Employment Development Division Occupational Wage data, 2020
o Department of Housing and Urban Development, Comprehensive Housing Affordability Strategy
(CHAS), 2013-2017
The data sources represent the best data available at the time this Housing Element Update was prepared.
The original source documents contain the assumptions and methods used to compile the data.
7. Technical Background Report Organization
This Technical Background Report presents the technical analysis and City’s background which informed
the City of Arcadia’s policy program for the 2021-2029 6th Cycle Planning Period. This Report is comprised
of the following sections:
Section 1: Introduction contains a summary of the content, organization and statutory consideration of
the Housing Element;
Section 2: Community Profile contains a detailed analysis of the City’s population, household and
employment base, and the characteristics of the housing stock;
Section 3: Housing Constraints, Resources, and Affirmatively Furthering Fair Housing examining
governmental and non-governmental constraints on production, maintenance, and affordability of housing
and provides a summary of housing resources, including sites identification, funding, and financial
considerations;
Section 4: Review of Past Performance includes a review of the City’s progress in implementing the
programs under the previously adopted Housing Element.
Appendices provide supplementary background resources including:
o Appendix A – Adequate Sites Analysis
o Appendix B – Community Engagement Summary
o Appendix C – Glossary of Housing Terms
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Community Profile
126
Section 2: Community Profile 2-1
Section 2: Community Profile
The Community Profile provides an overview of the City’s housing and population conditions and lays the
foundation for policies and programs within the Housing Element. The City of Arcadia strives to achieve a
balanced housing stock that meets the varied needs of all income segments of the community. To
understand the City’s housing needs, the nature of the existing housing stock and the housing market must
be comprehensively evaluated. This section of the Technical Background Report discusses the major
components of housing needs in Arcadia, including population, household information, economic
characteristics, and housing stock characteristics. Each of these components is presented in a regional
context, and where relevant, in the context of other nearby communities. This assessment serves as the
basis for identifying the appropriate goals, policies, and programs for the City to implement during the 2021-
2029 Housing Element Cycle.
11 . Population Characteristics
Understanding the characteristics of a population is vital in the process of planning for the future needs of
a community. Population growth, age composition, and race/ethnicity influence the type and extent of
housing needed and the ability of the local population to afford housing costs. Issues such as population
growth, race/ethnicity, age, and employment trends are factors that combine to influence the type of housing
needed and the ability to afford housing. The following section describes and analyzes the various
population characteristics and trends that affect housing need.
A. Population Growth
Table 2-1 exhibits the population growth in the City of Arcadia and surrounding jurisdictions using the
Southern California Association of Governments (SCAG) Regional growth forecast report and US Census
data. The 2010 Census reported a total population of 55,704 in the City of Arcadia which is significantly
lower than nearby jurisdictions such as Pasadena and El Monte. The Southern California Association of
Governments (SCAG) compiled, using data and direction from multiple state entities, a Regional Growth
Forecast which produces socio-economic estimates and projections at multiple geographic levels for
multiple years. The SCAG Regional Growth Forecast (2016-2045) projected a 2.87 percent population
growth for the City of Arcadia from 2010 to 2016. SCAG projects that the City of Arcadia is expected to
see a 14.98 percent increase from 2010 to 2045.
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Section 2: Community Profile 2-2
According to the U.S. Census 5-Year Estimates, Arcadia’s total population in 2016 was 57,755 which is 0.8
percent higher than the population projected in SCAG’s Regional Growth Forecast. Figure 2-1 below shows
Arcadia’s population growth from 2010 to 2019. While the SCAG model may only be able to roughly predict
population changes over time, it considers regional trends and acts as a valuable tool for planning for future
housing needs.
Figure 2-1: Population Change in Arcadia (2010 – 2019)
Source: American Community Survey, 5-year estimate (2010-2019)
55,704
57,564
58,152
54000
54500
55000
55500
56000
56500
57000
57500
58000
58500
59000
2010 2011 2012 2013 2014 2015 2016 2017 2018 2019Population SizeYear
Table 2-1: Population Growth
Jurisdictions
Population Percent Change
2010
Actual
2016
Projected
2045
Projected
2010-
2016 2010-2045
Monrovia 36,616 38,000 42,100 3.78% 10.79%
Pasadena 136,449 142,100 155,500 4.14% 9.43%
Arcadia 56,364 57,300 62,200 2.87% 8.55%
El Monte 113,888 114,300 137,500 0.36% 20.30%
Los Angeles County* - 1,044,500 1,258,000 % 20.44%
Represents an estimate from the SCAG 2016-2040 Regional Growth Forecast.
Sources: American Community Survey, 5-year estimate (2010) and SCAG 2016-2040 Regional Growth Forecast
by Jurisdiction Report.
*Los Angeles County data is for the Unincorporated data reported by SCAG
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Section 2: Community Profile 2-3
B. Age Characteristics
The age composition of a community is an important factor in evaluating housing needs because housing
demand within the market is often determined by the preferences of certain age groups. Conventionally,
young adults and seniors tend to favor apartments, low to moderate-cost condominiums, and smaller or
more affordable single-family units because they tend to live on smaller or fixed incomes and have smaller
families. The middle-aged demographic, persons between 35-years and 65-years, makes up the major
portion of home buyers as well as the market for moderate to high-cost apartments and condominiums
because they generally have higher incomes and larger families to accommodate. As the population moves
through different stages of life, housing is required to accommodate new or adjusted needs. In order to
produce a well-balanced and healthy community, where needs are met, it is essential that a community be
provided with appropriate housing to accommodate needs of all ages.
Figure 2-2compares changes in the age composition of Arcadia’s population from 2010 to 2019, while
Table 2-2 compares the age distribution of Arcadia to surrounding jurisdictions. According to the American
Community Survey (ACS), age distribution in Arcadia has remained relatively stable over the past decade.
As shown in Figure 2-2, there has been a slight increase in the population aged 65 years and older (about
14 percent to 19 percent) and a slight decline in the population aged 25 to 44, showing aging in the overall
population Overall, Arcadia’s age distribution has remained stable in the past decade.
Figure 2-2: Age Distribution in Arcadia (2010-2019)
Source: American community Survey, 5-Year Estimates, 2010, 2015, and 2019.
Table 2-2 below shows the age characteristics of the City of Arcadia compared to surrounding jurisdictions
and Los Angeles County. According to the 2019 ACS, Arcadia had a smaller young adult population (age
20 to 24) as well as a smaller percentage of residents under the age of 14 compared to nearby jurisdictions.
Arcadia also has the highest percentage of their population above 45 years of age compared to nearby
jurisdictions. Overall, the City’s population is older than that of most neighboring cities and the County of
Los Angeles.
Under 5 5 to 14 15 to 19 20 to 24 25 to 44 45 to 64 65 years +
2010 4.50% 12.50% 7.20% 5.80% 26.10% 29.10% 14.90%
2015 3.70% 13.10% 6.20% 6.10% 22.90% 31.20% 16.80%
2019 5.00% 12.60% 6.30% 3.80% 23.80% 29.30% 19.30%
0.00%
5.00%
10.00%
15.00%
20.00%
25.00%
30.00%
35.00%
2010 2015 2019
129
Section 2: Community Profile 2-4
Table 2-2: Age Characteristics / Age Distribution
Jurisdiction Under 5 5 to 14 15 to 19 20 to 24 25 to 44 45 to 64 65 years+
Monrovia 4.3% 12.7% 5.6% 6.1% 28.9% 28.5% 13.9%
Pasadena 6.6% 9.0% 4.6% 5.7% 33.2% 24.9% 15.9%
Arcadia 5.0% 12.6% 6.3% 3.8% 23.8% 29.3% 19.3%
El Monte 5.8% 13.3% 6.5% 7.9% 28.5% 24.6% 13.4%
Los Angeles County 6.1% 12.1% 6.4% 7.1% 29.8% 25.2% 13.2%
Source: American Community Survey, 5-Year Estimates, 2019
C. Race/Ethnicity Characteristics
Racial and ethnic composition within a City is important to understand and analyze the different needs and
implications for housing in a community. It is common for different racial and ethnic groups to have different
household characteristics, income levels, and cultural backgrounds which may affect their housing needs,
housing choice, and housing types. Cultural influences may reflect preference for a specific type of housing.
Ethnicity can also correlate with other characteristics such as location choices, mobility, and income. This
is analyzed further in the Affirmatively Furthering Fair Housing discussion within the Housing Constraints
section of the Housing Element.
Figure 2-3 displays the 2019 American Community Survey racial and ethnic compositions data for both the
City of Arcadia and the County of Los Angeles. According to the data, over half of the population in Arcadia
identifies as Asian (64.2 percent) with the next largest population identifying White (30.7 percent), and 4.9
percent as Some Other Race. Conversely, the majority of Los Angeles County identified as White (54.4
percent) with 16.3 identifying as Asian and 22.2 percent identified as Some Other Race. Those who
identified as two or more races accounted for 3.5 percent of the population in Arcadia and about four percent
in the County. Los Angeles County had a larger percentage of the population who identified as Black, 9.2
percent compared to 2.7 percent in Arcadia. Additionally, both the percentage of American Indian and
Native Alaskan population and the Native Hawaiian or Other Pacific Islander population were under two
percent in the County and in Arcadia.
130
Section 2: Community Profile 2-5
Figure 2-3: Racial/Ethnic Composition, 2019
Source: American Community Survey 5-Year Estimates, 2019.
Table 2-3 below displays Racial and Ethnic Composition data for Arcadia, the County and surrounding
jurisdictions. Trends similar to those expressed in Figure 2-3 above show the population identified as Asian
is the largest population while the second largest population identified as White in Arcadia. Overall, El Monte
had the largest percentage of persons, of any race, who reported Hispanic or Latino (65.7 percent) and the
second lowest percentage of persons who reported White (39.9 percent). Persons who reported Native
Hawaiian or Other Pacific Islander counted as less than two percent in all jurisdictions as shown in Table
2-3. Overall, the racial and ethnic compositions of each city and the County of Los Angeles vary in many
aspects, however groups such as American Indian and Alaska Native as well as Native Hawaiian and Other
Pacific Islander make up small portions of all populations in Arcadia and its neighboring jurisdictions.
White Black
American
Indian
and
Alaska
Native
Asian
Native
Hawaiian
or Other
Pacific
Islander
Some
Other
Race
Two or
More
Races
Hispanic
or Latino
(of any
race)
Arcadia 30.70% 2.70% 0.40% 64.20% 0.70% 4.90% 3.50% 11.10%
Los Angeles County 54.40% 9.20% 1.60% 16.30% 0.60% 22.20% 4.00% 48.50%
0.00%
10.00%
20.00%
30.00%
40.00%
50.00%
60.00%
70.00%
Arcadia Los Angeles County
131
Section 2: Community Profile 2-6
Table 2-3: Racial/Ethnic Composition, 2019
Jurisdiction White Black
American
Indian
and
Alaska
Native
Asian
Native
Hawaiian
or Other
Pacific
Islander
Some
Other
Race
Two
or
More
Races
Hispanic
or Latino
(of any
race)
Monrovia 67.80% 6.80% 2.50% 17.10% 1.30% 11.00% 5.80% 41.10%
Pasadena 54.60% 10.50% 1.20% 19.60% 0.50% 19.00% 4.90% 34.90%
Arcadia 30.70% 2.70% 0.40% 64.20% 0.70% 4.90% 3.50% 11.10%
El Monte 39.90% 0.90% 3.20% 29.10% 1.00% 29.40% 3.30% 65.70%
Los Angeles
County 54.40% 9.20% 1.60% 16.30% 0.60% 22.20% 4.00% 48.50%
Source: American Community Survey, 5-Year Estimates, 2019
The Census and the 2019 ACS report significant changes in Arcadia’s racial and ethnic demographics from
2010 to 2019, displayed below in Table 2-4. The Asian population makes up the largest racial/ethnic group
within Arcadia. The percentage of population reported Asian increased about 7.13 percent from 2010 to
2015 and another 6 percent from 2015 to 2019. The largest growth experienced in a population is shown
in the Native Hawaiian or Other Pacific Islander population, which grew from 94 persons in 2010 to 418
persons in 2019 (over 344 percent change), however it should be noted that smaller group’s growth rates
increase more quickly as individuals move into the group. The population reported as Some Other Race
experienced an increase (20.98 percent increase) through 2015, then a 29.53 percent decrease through
2019. Persons of any race who reported Hispanic or Latino increased by 6.62 percent in the five years from
2010 to 2015 and decreased by 10 percent through 2019. There were two groups that experienced all
around decreases in their populations from 2010 through 2019—American Indian and Alaska Native as
well as White. The American Indian and Alaska Native population experienced a population decline of 28.2
percent from 2010 to 2019. The data shows that the population which identified as White decreased 4.84
percent from 2010 to 2015, and also decreased by 4.59 percent growth from 2015 to 2019 (from 18,726 to
17,866 individuals). Overall, many of the racial and ethnic groups are growing in Arcadia with a few
exceptions. The Asian population has been the largest racial group within the City from 2010 and remains
the dominant group as of 2019.
Table 2-4: Racial/Ethnic Composition, 2019
Race/Ethnicity 2010 2015 2019
Percent
Change
2010 to
2015
Percent
Change
2015 to
2019
White 19,679 18,726 17,866 -4.84% -4.59%
Black 654 1,069 1,573 63.46% 47.15%
American Indian and
Alaska Native 344 255 247 -25.87% -3.14%
Asian 32,853 35,194 37,307 7.13% 6.00%
132
Section 2: Community Profile 2-7
Native Hawaiian or Other
Pacific Islander 94 271 418 188.30% 54.24%
Some Other Race 3,322 4,019 2,832 20.98% -29.53%
Two or More Races 1,132 1,870 2,012 65.19% 7.59%
Hispanic or Latino 6,725 7,170 6,453 6.62% -10.00%
Source: American Community Survey, 5-Year Estimates, 2010, 2015, and 2019.
22 . Economic Characteristics
Reporting and analyzing economic characteristics of a community is an important component of the
Housing Element. The data provides valuable insight into Arcadia’s ability to access the housing market as
well as identifies financial restraints consistent with housing needs and accommodations. Incomes
associated with different types of employment and the number of workers in a household affect housing
affordability and choice. Therefore, to consider a healthy balance between jobs and housing, it is important
to consider the employment characteristics of a community. Local employment growth is linked to local
housing demand, with the reverse being true when employment rates decrease.
A. Employment and Wage Scale
For a City to achieve a healthy balance between jobs and housing, it is important to consider employment,
wage and occupational characteristics and growth changes. The SCAG Growth Forecast Report estimates
a large range of employment growth for the City of Arcadia and nearby cities. The data is shown in Table
2-5. From 2016 to 2045 the County of Los Angeles is expected to gain 51,000 jobs, an 18.95 percent
increase. From 2016 to 2045, Arcadia’s employment is expected to grow by 10.74 percent, creating 3,500
jobs. Nearby cities such as Pasadena and El Monte are expected to outpace Arcadia’s employment growth
from 2016 to 2045 (20.65 percent and 21.24 percent respectively). Increased employment in Arcadia and
the surrounding jurisdictions could indicates an opportunity to look at mixed-use development, particularly
near transit centers that connect to jurisdictions with growing employment centers.
Table 2-5: Employment Growth (2016-2045)
Jurisdiction 2016
Projected
2045
Projected
% Change
2016-2045
Numeric Change
2016-2045
Monrovia 22,700 24,800 9.25% 2,100
Pasadena 116,200 140,200 20.65% 24,000
Arcadia 32,600 36,100 10.74% 3,500
El Monte 30,600 37,100 21.24% 6,500
Los Angeles
County 269,100 320,100 18.95% 51,000
Source: SCAG 2016-2040 Regional Growth Forecast by Jurisdiction Report.
Analyzing the employment by sector in a city is important in understanding growth changes, income and
wages, access to different types of housing, as well as what housing needs maybe be present. Table 2-6
displays the data for employment by sector for the City of Arcadia in both 2010 and 2019. The table shows
that the largest percentage of employed persons in Arcadia work in education services, healthcare, and
social assistance industries (22.57 percent in 2010 and 23.31 percent in 2019). Professional, scientific,
management, and administrative services make up the second largest group of employment in Arcadia,
however from 2010 through 2019, there has been a slight decline of persons participating in these fields.
133
Section 2: Community Profile 2-8
Persons working in finance and insurance as well as real estate and rental housing are the third largest
employment groups in Arcadia in 2010 and remain as such through 2019. Both manufacturing and retail
trade industries employ a fairly large percentage of Arcadia, however, the data shows a decrease of 26.28
percent in retail trade from 2010 through 2019. The City of Arcadia has a relatively high income with a
median income about 38 percent higher than the County’s median income (see Table 2-15). Arcadia’s high
median income could be due to the higher percentage of persons employed in education, professional,
health care, and management industries.
Table 2-6: Employment by Sector (2010 & 2019)
Industry Sector
2010 2019 Percent
Change
2010-2019
# of people
employed
% of City
Employment
# of
people
employed
% of City
Employment
Agriculture, forestry,
fishing and hunting, and
mining
40 0.15% 101 0.38% 152.50%
Construction 919 3.44% 864 3.28% -5.98%
Manufacturing 2091 7.82% 2,363 8.98% 13.01%
Wholesale trade 1987 7.43% 1,984 7.54% -0.15%
Retail trade 2698 10.09% 1,989 7.56% -26.28%
Transportation and
warehousing, and
utilities
915 3.42% 1,479 5.62% 61.64%
Information 789 2.95% 806 3.06% 2.15%
Finance and insurance,
and real estate and
rental leasing
3286 12.29% 2,775 10.55% -15.55%
Professional, scientific,
management, and
administrative services
3770 14.10% 3,612 13.73% -4.19%
Education services,
health care, and social
assistance
6035 22.57% 6,131 23.31% 1.59%
Arts, entertainment,
recreation,
accommodation, and
food services
2291 8.57% 2,081 7.91% -9.17%
Other services (except
public administration)
1057 3.95% 1,015 3.86% -3.97%
Public Administration 865 3.23% 1,107 4.21% 27.98%
Total 26,743 100.00% 34,867 100.00% 30.38%
Source: American Community Survey, 5-Year Estimates, 2010 and 2019.
In addition to reporting and analyzing employment sector trends, analyzing the unemployment rate is
essential to understanding current housing affordability and needs, as well as projected needs. Economists
identify a 3.5 to 4.5 percent unemployment as natural, in that it reflects the real voluntary economic forces
134
Section 2: Community Profile 2-9
within a City.1 According to the ACS data, (Table 2-7) in 2019, Arcadia experienced a 2.7 percent
unemployment rate, slightly lower than the County’s 3.9 percent unemployment rate. Both Pasadena and
El Monte had higher unemployment rates in 2019 compared to Arcadia (2.8 and 3.8 percent respectively).
Arcadia had one of the lowest unemployment rates in the area in 2019.
Table 2-7: Unemployment Rate, 2019
Jurisdiction Unemployment rate
Monrovia 4.0%
Pasadena 2.8%
Arcadia 2.7%
El Monte 3.8%
Los Angeles County 3.9%
Source: American Community Survey, 5-Year Estimates, 2019.
*Population 16 years and over
Table 2-8 displays the average annual wage for occupations compiled by the California Employment
Development Department (EDD) for the Los Angeles County Metropolitan Statistical Area in 2021. The
median income for the City is $93,574 (See Table 2-14). Management, Legal, and Healthcare Practitioners
and Technical occupations were among the highest paying professions in the region. Additionally,
occupations such as Architecture and Engineering as well as Computer and Mathematical occupations
offer above median income pay. Life, Physical, and Social Science occupations offer just below median
income salaries and are among the more common occupations in Arcadia.
Table 2-8: Mean Salary by Occupation in Los Angeles County, 2021
Occupation Salary
Management $140,550
Legal $137,750
Healthcare Practitioners and Technical $105,055
Architecture and Engineering $104,271
Computer and Mathematical $104,033
Life, Physical and Social Sciences $94,890
Business and Financial Operations $87,545
Education, Training and Library $75,433
Arts, Design, Entertainment, Sports and Media $90,874
Construction and Extraction $64,680
Protective Services $67,082
Community and Social Service $64,145
Installation, Maintenance and Repair $60,025
Sales $51,016
Office and Administration Support $48,540
1 Natural Rate of Unemployment, Its Components, and Recent Trends, Kimberly Amadeo, ed. Eric Estevez, August
30, 2020
135
Section 2: Community Profile 2-10
Production $43,266
Transportation and Material Moving $45,165
Healthcare Support $36,196
Building, Grounds Cleaning, and Maintenance $40,449
Personal Care and Service $41,313
Farming, Fishing and Forestry $37,535
Food Preparation and Serving Related $34,405
Source: California Employment Development Division, Occupational Wage data, 2020.
3. Household Characteristics
A household is considered all persons who occupy one housing unit, as defined by the Census; this may
include single persons living alone, families related through marriage, blood or adoption, domestic
partnerships and unrelated individuals living together. Nursing facilities, residential care facilities,
dormitories, and other group living situations are not considered a housing unit.
Information on household characteristics is important in analyzing and understanding growth and
determining the housing needs of a community. Income and affordability are best measured at the
household level, as well as the special needs of certain groups, such as large families, single parent
households, or low and extremely low income households. For example, if a City has a prominent aging
population, who are homeowners but live on fixed incomes, it may consider implementing a home
beautification assistance program.
A. Household Type
Table 2-9 displays American Community Survey data from 2019 reporting household characteristics for
Arcadia and nearby jurisdictions. The ACS reported that the majority of households in Arcadia were
married-couple family households (58 percent). All other surrounding jurisdictions have somewhat lower
proportions of married family households when compared to Arcadia. Non-family households, which
includes persons living in the same house who are not related, such as roommates, made up about 20
percent of all households in Arcadia in 2019. Female-headed households made up approximately 16.63
percent of total households in Arcadia. El Monte has a slightly higher proportion of female-headed
households than Arcadia, however, the other surrounding jurisdictions, including Los Angeles County, have
lower proportions of female-headed households in their overall household types. Overall, Arcadia’s
breakdown of household characteristics is similar to surrounding jurisdictions and the County of Los
Angeles.
Table 2-9: Household Characteristics (2019)
Jurisdictio
n
Married-
couple
Family
Household
s
% of Total
Household
s
Female-
headed
Household
, No
Spouse
Present
% of Total
Household
s
Non-
Family
Household
% of Total
Household
s
Total
Household
s
Monrovia 5,840 45.17% 1,964 15.19% 4,165 32.22% 12,928
Pasadena 22,980 41.61% 5,722 10.36% 23,983 43.43% 55,224
136
Section 2: Community Profile 2-11
Arcadia 11,357 58.18% 3,246 16.63% 3,931 20.14% 19,520
El Monte 14,672 49.05% 5,803 19.40% 5,950 19.89% 29,913
Los
Angeles
County
1,495,658 45.09% 488,776 14.74% 1,105,85
6 33.34% 3,316,795
Source: American Community Survey, 5-Year Estimates, 2019.
Table 2-10 displays the changes in household types in Arcadia from 2010 to 2019. In 2010, the ACS
estimated about 59 percent of all households to be married-couple family households, and this number
remained nearly identical over the decade. Non-family households saw a decrease from 23.87 percent in
2010 to 20.14 percent in 2019, and female headed households increased from 12.58 percent in 2010 to
16.63 percent in 2019. Overall, total households in Arcadia increased moderately from an estimated 18,983
to an estimated 19,520 over the course of nine years.
Table 2-10: Changes in Household Types
Household Types 2010 Percent 2015 Percent 2019 Percent
Married-couple
Family Households 11,225 59.13% 11,494 58.77% 11,357 58.18%
Female headed
Household, No
Spouse Present
2,388 12.58% 2,561 13.09% 3,246 16.63%
Nonfamily
Household 4,531 23.87% 4,482 22.92% 3,931 20.14%
Total Households 18,983 100.00% 19,559 100.00% 19,520 100.0%
Source: American Community Survey, 5-Year Estimates, 2010, 2015, 2019.
B. Household Size
Household size is an indicator of both population growth and the character of households. Average
household size can be both a result and indicator of housing affordability and other household economic
conditions, and it is important in understanding housing needs. Overcrowding is a result of having
inadequate space for a household and considered a burden on a household; therefore, cities must analyze
their average person per household size to appropriately respond to the type of housing needs in their
community.
Table 2-11 displays the average household size for Arcadia as well as surrounding jurisdictions and the
County of Los Angeles. According to the ACS 2019 estimates, Arcadia’s average household size in 2019
was 2.95. Nearby jurisdictions had a range of 2.49 persons per household in Pasadena, to 3.82 persons
per household in El Monte. The County of Los Angeles averaged an estimated 2.99 persons per household.
Overall, the City of Arcadia was not demonstrated as an outlier, having an average household size
consistent with neighboring cities and the County.
137
Section 2: Community Profile 2-12
Table 2-12 depicts the SCAG 2016 to 2045 Final Growth Forecast expected growth in Arcadia and
surrounding jurisdictions. From 2016 to 2045, Arcadia is projected to experience a 16.84 percent in
household growth. Among surrounding jurisdictions, El Monte is expected to experience the most
population growth followed by Arcadia. The growth rates of Pasadena and Monrovia are lower at 5.94
percent and 10.87 percent respectively. Overall, Los Angeles County can expect a 24.10 percent increase
in total households, from 3,319,000 in 2016 to 4,119,000 by 2045.
C. Household Income
Household income is directly connected to affordability; as household income increases, it is more likely
that the household can afford market rate housing units, larger units, and/or can pursue ownership
opportunities. As household income decreases, households tend to pay a disproportionate amount of their
income for housing. This may influence increased incidence of overcrowding and substandard living
conditions.
The California State Department of Housing and Community Development (HCD) has identified the
following income categories based on the Area Median Income (AMI) of Los Angeles County;
x Extremely Low income: households earning up to 30 percent of the AMI
x Very Low income: households earning between 31 and 50 percent of the AMI
x Low income: households earning between 51 percent and 80 percent of the AMI
x Moderate Income: households earning between 81 percent and 120 percent of the AMI
x Above Moderate Income: households earning over 120 percent of the AMI
Comprehensive Housing Affordability Strategy (CHAS) estimates based on 2013-2017 ACS data is used
below. The extremely low, very low, and low income groups are combined and referred to as lower income
Table 2-11: Average Household Size
Jurisdiction Average Persons per Household
Monrovia 2.83
Pasadena 2.49
Arcadia 2.95
El Monte 3.82
Los Angeles County 2.99
Source: American Community Survey, 5-Year Estimates, 2019.
Table 2-12: Household Growth Forecast, 2016-2045
Jurisdiction 2016 2045 Percent Change from 2016 - 2045
El Monte 27,500 36,300 24.82%
Pasadena 56,300 65,100 5.94%
Arcadia 19,600 22,400 16.84%
Monrovia 14,000 16,700 10.87%
Los Angeles County 3,319,000 4,119,000 24.10%
Source: SCAG 2016-2040 Final Growth Forecast by Jurisdiction Report.
138
Section 2: Community Profile 2-13
in the sites analysis as these categories qualify as needing affordable housing, however each category is
analyzed individually here.2 In 2017, approximately 71.363.58 percent of Arcadia households earned
moderate to above moderate incomes (Table 2-13), while the remaining 28.736.42 percent had incomes
in the extremely low, very low and low income categories. There were more homeowners in the City than
renters, and homeowners typically fell within higher income brackets than lower income earners. Renter
income distribution was fairly even throughout the lowest three categories, however there were a large
number of renters in the Moderate and Above Moderate categories. Overall, most people living in Arcadia
earned within the Moderate and Above Moderate bracket and were homeowners.
Table 2-13: Households by Income Category in Arcadia, 2017
Income Category (% of
County AMI)
Households Percent Total Households
Owner Renter Owner Renter
Extremely Low (30%
AMI or less) 1,020 1,495 5.25% 7.69% 2,515
Very Low (31 to 50%
AMI) 970 1,145 4.99% 5.89% 2,115
Low (51 to 80% AMI) 1,275 1,180 6.56% 6.07% 2,455
Moderate or Above
(over 80% AMI) 8,450 3,910 43.47% 20.11% 12,360
Total 11,715 7,730 60.26% 39.76% 19,440
Source: Department of Housing and Urban Development (HUD) Comprehensive Housing Affordability Strategy
(CHAS), 2013-2017.
Household income is a good measure of a community’s affordability levels. The median household income
in Arcadia is approximately 37 percent higher than the median income in Los Angeles County (see Figure
2-4 and Table 2-14). While Arcadia’s income is significantly higher than the County’s, it is comparable to
the neighboring City of Pasadena’s median income of $83,068. Arcadia’s median income is significantly
higher than El Monte and Monrovia. Overall, Arcadia has a higher income than the surrounding jurisdictions
analyzed and Los Angeles County.
2 Federal housing and community development programs typically assist households with incomes up to 80 percent of the AMI
and use different terminology. For example, the Federal Community Development Block Grant (CDBG) program refers
households with incomes between 51 and 80 percent AMI as moderate income (compared to low income based on State
definition).
139
Section 2: Community Profile 2-14
Figure 2-4: Median Household Income by City (2013-2017)
Source: American Community Survey, 5-Year Estimates, 2019.
Table 2-14: Median Household Income
Jurisdiction Median Income Percent Above/Below
Regional Median
Monrovia $77,111 13.33%
Pasadena $83,068 22.08%
Arcadia $93,574 37.52%
El Monte $49,003 -27.98%
Los Angeles County $68,044 0.00%
Source: American Community Survey, 5-Year Estimates, 2019.
Figure 2-5 shows that more than half the households in Arcadia (60 percent) had an income of $75,000 or
higher. Of the households which made more than $75,000 per year, the majority had a household income
above $100,000 per year in 2019, with 16.7 percent households making $200,000 or more and 11.3 percent
of households making $150,000 to 199,999. About thirteen percent of households made less than $24,000,
and about 15 percent made $25,000 to $49,999. Overall, the majority of Arcadia’s households have
moderate to high incomes.
$0
$10,000
$20,000
$30,000
$40,000
$50,000
$60,000
$70,000
$80,000
$90,000
$100,000
Monrovia Pasadena Arcadia El Monte
Median Income Los Angeles County Median Income
140
Section 2: Community Profile 2-15
Figure 2-5: Arcadia Income Breakdown by Category
Source: American Community Survey, 5-Year Estimates, 2019.
33 . Housing Problems
The Comprehensive Housing Affordability Strategy (CHAS) developed by the Census Bureau for the
Department of Housing and Urban Development provides detailed information on housing needs by income
level for different types of households in Los Angeles County including the City of Arcadia. The most recent
available CHAS data for Los Angeles was published in August 2019 and was based on 2013-2017 ACS
data. Housing problems considered by CHAS include:
x Units with physical defects (lacking complete kitchen or bathroom);
x Overcrowded conditions (housing units with more than one person per room);
x Housing cost burdens, including utilities, exceeding 30 percent of gross income; or
x Severe housing cost burdens, including utilities, exceeding 50 percent of gross income.
The types of problems in Arcadia vary according to household income, type, and tenure (Table 2-15). These
include:
x In general, owner-households had a lower rate of reported housing problems with just 18.86 percent
reporting a housing problem and 38.44 percent reporting no housing problem.
x Approximately 20 percent of renters reported a housing problem and 17.86 percent reported no
problems.
Less than $10,000
6%
$10,000 to $14,999
2%
$15,000 to $24,999
5%
$25,000 to $34,999
6%
$35,000 to $49,999
9%
$50,000 to $74,999
12%
$75,000 to $99,999
13%
$100,000 to $149,999
19%
$150,000 to $199,999
11%
$200,000 or more
17%
141
Section 2: Community Profile 2-16
x Additionally, about 13 percent of renters reported a severe housing problem and just over 11 percent
of owners reported a severe housing problem.
x Overall, renters were disproportionately affected by any housing problems in the City of Arcadia.
Table 2-15: Housing Assistance Needs of Lower Income Households
Housing Problem
Overview* Owner % of
total HH Renter % of
total HH Total % of
total HH
Household has at
least 1 of 4 Housing
Problems
3,770 18.86% 3,955 19.78% 7,725 38.64%
Household has none
of 4 Housing
Problems
7,684 38.44% 3,570 17.86% 11,255 56.30%
Cost Burden not
available, no other
problems
260 1.30% 205 1.03% 465 2.33%
Total 11,715 58.60% 7,730 38.67% 19,990 100.00%
Severe Housing
Problem Overview** Owner % of
total HH Renter % of
total HH Total % of
total HH
Household has at
least 1 of 4 Severe
Housing Problems
2,190 11.27% 2,475 12.73% 4,665 24.00%
Household has none
of 4 Severe Housing
Problems
9,265 47.66% 5,045 25.95% 14,310 73.61%
Cost Burden not
available, no other
problems
260 1.34% 205 1.05% 465 2.39%
Total 11,715 64.40% 7,730 35.60% 19,440 100.00%
Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability
Strategy (CHAS) 2012-2016.
Note: “% of total HH”= Percent of total Households in the City of Arcadia
* The four housing problems are: incomplete kitchen facilities, incomplete plumbin g facilities, more than 1
person per room, and cost burden greater than 30%.
** The four severe housing problems are: incomplete kitchen facilities, incomplete plumbing facilities, more than
1.5 persons per room, and cost burden greater than 50%.
A. Overcrowding
A combination of low incomes and high housing costs forces households to live in overcrowded conditions.
“Overcrowding” is generally defined as a housing unit occupied by more than one person per room in a
142
Section 2: Community Profile 2-17
house (including living room and dining rooms, but excluding hallways, kitchen, and bathrooms). An
overcrowded household results from either a lack of affordable housing (which forces more than one
household to live together) and/or a lack of available housing units of adequate size. Overcrowding can
indicate that a community does not have an adequate supply of affordable housing, especially for large
families.
Overcrowded and severely overcrowded households can lead to neighborhood deterioration due to the
intensive use of individual housing units leading to excessive wear and tear, and the potential cumulative
overburdening of community infrastructure and service capacity. Furthermore, overcrowding in
neighborhoods can lead to an overall decline in social cohesion and environmental quality. Such decline
can often spread geographically and impact the quality of life and the economic value of property and the
vitality of commerce within a city. The combination of lower incomes and high housing costs result in many
households living in overcrowded housing conditions.
Table 2-16: Overcrowding by Tenure in Arcadia
Tenure
Overcrowded Housing Units
(1.0 to 1.50 persons/room)
Severely Overcrowded
Housing Units
(>1.51 persons/room)
Total Overcrowded
Occupied Housing Units
Count
Percent of Total
Overcrowded
Housing Units
Count
Percent of Total
Overcrowded
Housing Units
Count
Percent of Total
Overcrowded
Housing Units
Owner
Occupied 131 17.82% 69 9.39% 200 27.21%
Renter
Occupied 419 57.01% 116 15.78% 535 72.79%
Total 550 74.83% 185 25.17% 735 100%
Source: American Community Survey, 5-Year Estimates, 2019.
Table 2-16, above, displays data for overcrowding in Arcadia by tenure (homeowner or renter) in 2019. The
ACS reported a total of 735 overcrowded and severely overcrowded units in Arcadia in 2019. Out of allOf
allthe overcrowded units, 185, or 25.17 percent were severely overcrowded. Additionally, renters were more
often disproportionately affected by overcrowding than homeowners as nearly 73 percent of all
overcrowded and severely overcrowded units were occupied by renters. Although these numbers appear
high, overcrowded units make up 3.8 percent of total households in Arcadia (735 households out of 19,520).
Table 2-17, below, compares overcrowding in Arcadia to nearby Jurisdictions and the County of Los
Angeles. According to the data, Pasadena experienced the highest rate of overcrowding for renters and the
lowest for homeowners. Additionally, Arcadia was the only City with lower overcrowding for renters and
higher overcrowding for homeowners than the County’s averages for owner occupied units and for renter
occupied units. All other cities compared had a higher overcrowding rate for renters and a lower
overcrowding rate for owner occupied units than the County. However, it should be noted that Arcadia has
the one of the lowest amounts of overcrowded units overall, only second to Monrovia.
143
Section 2: Community Profile 2-18
Table 2-17: Overcrowded Housing Units by Tenure
Jurisdiction
Owner Occupied Overcrowded
Units
(>1.0 persons/room)
Renter Occupied Overcrowded
Units
(>1.0 persons/room)
Count
Percent of Total
Overcrowded
Units
Count
Percent of Total
Overcrowded
Units
Monrovia 134 19.56% 551 80.44%
Pasadena 472 15.61% 2,552 84.39%
Arcadia 200 27.21% 535 72.79%
El Monte 1,215 21.08% 4,550 78.92%
Los Angeles
County 86,661 22.48% 298,761 77.52%
Source: American Community Survey, 5-Year Estimates, 2019.
B. Overpayment (Cost Burden) In Relationship to Income
State and federal standards indicate that a household paying more than 30 percent of its income for housing
is overpaying. Overpayment for housing can cause an imbalance on the remainder of a household’s budget.
Understanding and measuring overpayment for housing in a community is an indicator of the dynamics of
demand and supply.
Per the Housing and Urban Development CHAS report, shown in Table 2-18, 11,075 households in Arcadia
experienced some type of overpayment.3 Table 2-18 describes the relationship between overpayment and
a household’s income. It is shown that families that have a lower household income (those below 50 of the
HAMFI), are more likely to experience overpayment for housing, most likely because it takes a larger portion
of their income. Approximately 56 percent of renter households that make less than 30 percent of the
median income experience a cost burden of greater than 50 percent when paying for housing. The data in
Table 2-18 shows that cost burden is more intense for renters in the lower income categories, however
when household income increases, home owners are more highly affected. The general pattern is that the
amount of households that experience high cost burdens (over 50 percent) decreases as incomes increase.
3 11,765 may double count households who reported a cost burden, for example a household may have a
50 percent cost burden and reported both a 30 percent and a 50 percent cost burden.
144
Section 2: Community Profile 2-19
Lower cost burdens, those less than 30 percent of a household’s income, generally dip down and then
increase when the household income reaches 100 percent of the average.
Table 2-18: Summary of Housing Overpayment
Income by
Cost
Burden*
Owner Renter
Total Cost
Burden
> 30%
% of
Owner
HH
Cost
Burden
> 50%
% of
Owner
HH
Cost
Burden
> 30%
% of
Renter
HH
Cost
Burden
> 50%
% of
Renter
HH
Household
Income is
less-than
or = 30%
725 20.28% 575 29.04% 1,120 31.46% 1,100 56.12% 3,520
Household
Income
>30% to
less-than
or = 50%
HAMFI
605 16.92% 455 22.98% 1,095 30.76% 655 33.42% 2,810
Household
Income
>50% to
less-than
or = 80%
HAMFI
605 16.92% 470 23.74% 775 21.77% 170 8.67% 2,020
Household
Income
>80% to
less-than
or = 100%
HAMFI
220 6.15% 135 6.82% 175 4.92% 35 1.79% 565
Household
Income
>100%
HAMFI
1,420 39.72% 345 17.42% 395 11.10% 0 0 2,160
Total 3,575 - 1,980 - 3,560 - 1,960 - 11,075
Source: Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing
Affordability Strategy (CHAS) 2013-2017.
* Cost burden is the ratio of housing costs to household income. For renters, housing cost is gross rent (contract
rent plus utilities). For owners, housing cost is "select monthly owner costs", which includes mortgage payment,
utilities, association fees, insurance, and real estate taxes.
Note: HAMFI = HUD Area Median Family Income, this is the median family income calculated by HUD for each
jurisdiction, to determine Fair Market Rents (FMRs) and income limits for HUD programs. HAMFI will not
necessarily be the same as other calculations of median incomes (such as a simple Census number), due to a
series of adjustments that are made.
145
Section 2: Community Profile 2-20
44 . Special Needs Groups
Certain households may have more difficulty in finding adequate and affordable housing due to special
circumstances, therefore, it is important to understand the demographics of persons with special needs to
recognize how it influences the housing needs within a community. Special needs populations include
seniors, persons with disabilities, female-headed households, large households, and farmworkers. In
addition, many often have lower incomes because of their conditions. Table 2-19 displays the data for
persons with special needs in Arcadia and Los Angeles County in the case of farmworkers.
Table 2-19: Special Needs Groups
Special Needs Groups # of People or
Households
Households with Seniors (65 years and over)* 7,202
Seniors Living Alone 1,694
Persons with Disabilities 10,062
Person with developmental disabilities 7,896
Large Households (5 or more persons per household) 2,179
Single-Parent Households 4,232
Single-Parent, Female Headed Households with Children (under 18
years)
3,246
People Living in Poverty 5,486
Farmworkers** 3,266
Migrant 22
Permanent 1,749
Seasonal -
Homeless 106
Students 4,200
Source: American Community Survey, 5-Year Estimates, 2019
Los Angeles Point in Time Count, 2020.
*This number represents the number of individual households that house seniors, not the number of individual
seniors within these households.
**Farmworkers in LA County
A. Seniors
The senior population, generally defined as those 65 years of age and over, have several concerns that
impact housing, including limited and fixed incomes, high health care costs, transit dependency, and living
alone. Specific housing needs of the senior population include affordable housing, supportive housing (such
as intermediate care facilities), group homes, and other housing that includes a planned service component.
A limited income for many seniors often makes it difficult to find affordable housing. Table 2-20 compares
Arcadia’s senior population to Los Angeles County and nearby cities. The data reports than in Arcadia
19.08 percent of the population is age 65 or over, or a total of 11,095 persons. Among the senior population,
1,694 live alone, and 7,202 households have persons 65 years and over living in them (see Table 2-19).
In 2019, the ACS reported 13.25 percent of Los Angeles County’s population to be age 65 or over,
consistent with surrounding jurisdiction senior population. The highest senior population being Arcadia
(19.08 percent), and the County having the lowest (13.25 percent).
146
Section 2: Community Profile 2-21
Table 2-20: Persons Age 65 and Over
Jurisdiction Population Count Percent
Monrovia 5,101 13.86%
Pasadena 22,536 15.95%
Arcadia 11,095 19.08%
El Monte 15,558 13.47%
Los Angeles County 1,335,978 13.25%
Source: American Community Survey, 5-Year Estimates, 2019.
In addition to overpayment problems experienced by seniors, due to relatively fixed incomes, many seniors
experience various disabilities and self-care limitations. Approximately 5,626 seniors in Arcadia identified
one or more disabilities in 2019, according to the ACS. Among these disabilities, the most common were
ambulatory disabilities and independent living difficulty.
B. Persons with Physical and Developmental Disabilities
Physical and developmental disabilities can hinder access to traditionally designed housing units as well
as potentially limit the ability to earn adequate income. Physical, mental, and/or developmental disabilities
may deprive a person from earning income, restrict mobility, or make self-care difficult. Thus, persons with
disabilities often have special housing needs related to limited earning capacity, a lack of accessible and
affordable housing, and higher health costs associated with a disability. Additionally, some residents suffer
from disabilities that require living in a supportive or institutional setting.
Although no current comparisons of disability with income, household size, or race/ethnicity are available,
it is reasonable to assume that a portion of persons with disabilities would have annual incomes within
Federal and State income limits, especially those households not in the labor force. Furthermore, many
lower income persons with disabilities are likely to require housing assistance and services. Housing needs
for disabled persons are compounded by design issues and location factors, which can often be costly. For
example, special needs of households with wheelchair-bound or semi-ambulatory individuals may require
ramps, holding bars, special bathroom designs, wider doorways, lower cabinets, elevators, and other
interior and exterior design features.
Housing opportunities for persons with disabilities can be addressed through the provision of affordable,
barrier-free housing. Rehabilitation assistance can be targeted toward renters and homeowners with
disabilities for unit modification to improve accessibility. The American Community Survey (ACS) identifies
six disability types: hearing disability, vision disability, cognitive disability, ambulatory disability, self-care
disability and independent living disability. The Census and the ACS provide clarifying questions to
determine persons with disabilities and differentiate disabilities within the population. The ACS defines a
disability as a report of one of the six disabilities identified by the following questions:
x Hearing Disability: Is this person deaf or does he/she have serious difficulty hearing?
x Visual Disability: Is this person blind or do they have serious difficulty seeing even when wearing
glasses?
x Cognitive Difficulty: Because of a physical, mental, or emotional condition, does this person have
serious difficulty concentrating, remembering, or making decisions?
147
Section 2: Community Profile 2-22
x Ambulatory Difficulty: Does this person have serious difficulty walking or climbing stairs?
x Self-Care Difficulty: Does this person have difficulty dressing or bathing?
x Independent Living Difficulty: Because of a physical, mental, or emotional condition, does this person
have difficulty doing errands alone such as visiting a doctor’s office or shopping?
According to the 2019 ACS, about 17 percent of Arcadia’s populations reported one or more disabilities as
shown in Table 2-21. Of that 17 percent, persons with ambulatory difficulty comprised the highest percent
(26.43 percent), persons with an independent Living Difficulty were the second largest group (21.53
percent), and the population with a Self-care Difficulty comprised about 15.51 percent of people with
disabilities. Overall, persons over the age of 65 were more likely to have a reported disability. For the
population under the age of 18, the most common reported disability was cognitive disabilities. Similarly,
for those between the ages of 18 and 65, the most common reported disabilities were cognitive difficulty,
ambulatory difficulty, and independent living difficulty.
Table 2-21: Disability Status
Disability Type
Under 18
with a
Disability
18 to 64
with a
Disability
65 years
and Over
with a
Disability
Total
Percent of
Population
with Disability
Percent of
Total
Population
Population with a
Hearing Difficulty
19 273 1,152 1,444 14.35% 2.49%
Population with a
Vision Difficulty
34 280 388 702 6.98% 1.21%
Population with a
Cognitive Difficulty
213 689 628 1,530 15.21% 2.64%
Population with an
Ambulatory
Difficulty
84 628 1,947 2,659 26.43% 4.59%
Population with a
Self-care Difficulty
140 376 1045 1,561 15.51% 2.69%
Population with an
independent Living
Difficulty
-- 633 1,533 2,166 21.53% 3.74%
Total 490 2879 6693 10062 100.00% 17.37%
Source: American Community Survey, 5-Year Estimates, 2019.
*This number may double count as some persons report having one or more disabilities, therefore this total number
differs from the total number of persons with a disability in Table 2-18.
State law requires that the Housing Element discuss the housing needs of persons with developmental
disabilities. As defined by federal law, “developmental disability” means a severe, chronic disability of an
individual that:
x Is attributable to a mental or physical impairment or combination of mental and physical impairments;
x Is manifested before the individual attains age 22;
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Section 2: Community Profile 2-23
x Is likely to continue indefinitely;
x Results in substantial functional limitations in three or more of the following areas of major life activity:
a) self-care; b) receptive and expressive language; c) learning; d) mobility; e) self-direction; f) capacity
for independent living; or g) economic self- sufficiency; and
x Reflects the individual’s need for a combination and sequence of special, interdisciplinary, or generic
services, individualized supports, or other forms of assistance that are of lifelong or extended duration
and are individually planned and coordinated.
Per Section 4512 of the Welfare and Institutions Code, a "developmental disability" means a disability that
originates before an individual attains the age of 18, continues, or can be expected to continue, indefinitely,
and constitutes a substantial disability for that individual. A developmental disability includes intellectual
disability, cerebral palsy, epilepsy, and autism. This term also includes disabling conditions found to be
closely related to intellectual disability or to require treatment like that required for individuals with
intellectual disability. This term does not include other handicapping conditions that are solely physical in
nature.
According to the San Gabriel/Pomona Regional Center– Disparity Data Report for 2017-2018, a total of
14,809 individuals from the San Gabriel Valley diagnosed with developmental disabilities received services.
Of those who received services, 17.5 percent were White, 12.2 percent were Asian, 5.3 percent were
Black/African American, and 8.4 percent reported Other. Approximately 56.4 percent of individuals reported
their ethnicity as Hispanic or Latino.4
Many people with developmental disabilities can live and work independently within a conventional housing
environment. Individuals with more severe developmental disabilities 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 persons with developmental
disabilities is the transition from the person’s living situation as a child to an appropriate level of
independence as an adult.
There are several housing types appropriate for people living with a development disability: rent subsidized
homes, licensed and unlicensed single-family homes, inclusionary housing, Section 8 vouchers, special
programs for home purchase, HUD housing, and SB 962 (veterans) homes. The design of housing-
accessibility modifications, the proximity to services and transit, and the availability of group living
opportunities represent some of the types of considerations that are important in serving the needs of this
group. Incorporating ‘barrier-free’ design in all, new multi-family housing (as required by California and
Federal Fair Housing laws) is especially important to provide the widest range of choices for residents with
disabilities. Special consideration should also be given to the affordability of housing, as people with
disabilities may be living on a fixed income.
C. Large Households
Large Households are defined as households consisting of five or more persons. Such households
comprise a special needs groups because many communities have a limited supply of adequately sized
and affordable housing units. To save for other necessities such as food, clothing and medical care, it is
4 https://www.sgprc.org/home/showpublisheddocument?id=3571
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Section 2: Community Profile 2-24
common for lower income large households to reside in smaller units with an inadequate number of
bedrooms, which frequently results in overcrowding and can contribute to fast rates of deterioration.
Securing housing large enough to accommodate all members of a household is more challenging for
renters, because multi-family rental units are typically smaller than single-family ownership units. While
apartment complexes offering two and three bedrooms are common, apartments with four or more
bedrooms are rare. It is more likely that a large family will experience overcrowding in comparison to smaller
families. Additionally, throughout the region, larger single-family homes, whether to rent or own, are
generally not affordable to most lower income households.
According to the ACS 2019 estimates, Arcadia had 2,179 large households. Of those large households, the
largest group were five person households (7.3 percent of all large households). Table 2-22 also shows
that, while there is a fairly even split of owner and renter large households, however homeowners were
slightly more likely to have a household of five or more.
Table 2-22: Large Households (by Tenure)
Household Size Owner Renter Total
Count Percent Count Percent Count Percent
5-Person Household 839 7.2% 590 7.5% 1,429 7.3%
6-person household 332 2.9% 76 0.7% 408 2.1%
7-or-more person
Households 212 1.8% 130 1.1% 342 1.8%
Total 1383 11.9% 796 6.9% 2,179 11.2%
Source: American Community Survey, 5-Year Estimates, 2019.
D. Single-Parent Households
Single-parent households often require special consideration and assistance due to their greater need for
affordable and accessible day care, health care, and other supportive services. Many female-headed
households with children are susceptible to having lower incomes than similar two-parent households.
Single mothers often face social marginalization pressures that often limit their occupational choices and
income earning potential, housing options and access to supportive services.
According to the 2019 ACS, the majority of single parent households in Arcadia are female headed (4.576.7
percent) as shown in Table 2-23 below. Los Angeles County estimated about 5.168.3 percent of single
parent homes headed by females. Overall, there were 881 649 female-headed, single parent households
living below the poverty level in Arcadia, about 20 4.5 percent of female-headed,all single parent
households. The County of Los Angeles has a higher percent of female-headed single parent households
living below the poverty line at 6.322.6 percent (211,462110,463 households).
Table 2-23: Single Parent Households
Jurisdiction Single Parent-Male, No
Spouse Present
Single Parent-Female, No
Spouse Present
Single Parent Female-
Lead Households Living
in Poverty
150
Section 2: Community Profile 2-25
Count % of Single
Parent HH Count % of Single
Parent HH Count
% of Single
Parent-
Female HH
Arcadia 2,356986 31.0923.3% 5,2223,246 68.9176.7% 6491,037 5.3020%
Los Angeles
County
640,636226
,505
40.1461.67
%
488,776955
,444
59.8668.3% 211,462110
,463
6.3022.6%
Source: American Community Survey, 5-Year Estimates, 2019.
E. Farmworkers and Racetrack Workers
Farmworkers are traditionally defined as persons whose primary incomes are earned through permanent
or seasonal agricultural labor. Permanent farm laborers work in the fields, processing plants, or support
activities on a generally year-round basis. When workload increases during harvest periods, the labor force
is supplemented by seasonal workers, often supplied by a labor contractor. For some crops, farms may
hire migrant workers, defined as those whose travel prevents them from returning to their primary residence
every evening. Farm workers have special housing needs because they earn lower incomes than many
other workers and move throughout the year from one harvest location to the next.
The United States Department of Agriculture, National Agriculture Statistics provides data on hired farm
labor across the United States. The data is compiled at both a state and county level. Within the County of
Los Angeles, there were a total of 3,266 hired farm workers in 2017. A total of 1,749 are considered
permanent, working 150 days or more and a total of 1,517 farmworkers were considered seasonal, working
only 150 days or less. Additionally, the County of Los Angeles reported 395 total migrant farmworkers, 365
of which worked on farms with full time hired labor and 30 worked on farms with only contract labor.
While there are farmworkers in the County of Los Angeles, Tthe City of Arcadia does not have any
agricultural land nor does the City house a population of farmworkers. The Santa Anita Racetrack in the
City of Arcadia the presence of the Santa Anita Racetrack brings seasonal racetrack workers in to live and
work on the site. The racetrack provides housing for those who work with horses, backstretch workers, and
more. This is a special population that is unique to Arcadia and perhaps several additional cities in the
State. The City has identified this group as a special needs population that faces challenges with regards
to housing and living conditions However it is important to note the median annual earnings for occupations
associated with farm work. The median income for the agriculture, forestry, fishing, hunting, and mining
industries in Arcadia is $36,516. The City’s median income is $93,574, thus the median income for
farmworkers falls below 50 percent of the County’s median income and is considered a very low income
population.
While the City of Arcadia does not have farmworkers due to the lack of agricultural land, the presence of
the Santa Anita Racetrack brings seasonal racetrack workers in to live and work on the site. The racetrack
provides housing for those who work with horses, backstretch workers, and more. This is a special
population that is unique to Arcadia and perhaps several additional cities in the State. The City has identified
this group as a special needs population that faces challenges with regards to housing and living conditions.
F. Students
The college student population can be another factor in housing demand in the City. According to the 2019
5- year estimate there were a total of 3,216 enrolled undergraduate college students that reside in Arcadia
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Section 2: Community Profile 2-26
and 984 enrolled graduate professional students. Combining the undergraduate and graduate enrolled
population equates to 7.2 percent of the population of the City.
Arcadia is located near the Point Loma Nazarene University Arcadia Campus, Kingston College and
California Institute of Technology. The 2019 ACS reported that an estimated 4,200 persons in Arcadia were
enrolled in college or graduate school, about 7.2 percent of the population. While many of the City’s college
students most likely reside with their parents, some students reside in Arcadia in their own independent
housing. The City of Arcadia recognizes that affordability of housing may provide a burden on students in
the City.
G. Extremely Low income Households and Poverty Status
The 2013-2017 CHAS data indicates there were approximately 2,115 very low income households living in
the City of Arcadia. Very low income households are those households that earn 50 percent or less of the
median family income (MFI) for Los Angeles County. Extremely low income households are those
households, which earn less than 30 percent of the MFI. There are approximately 2,515 extremely low
income households in Arcadia (renters and owners). Table 2-24 below, includes data characterizing
affordability and cost burden for various income groups. The four housing problems as identified by the
2013-2017 CHAS report are:
x Incomplete kitchen facilities
x Incomplete plumbing facilities
x More than 1 person per room, and
x Cost burden greater than 30%.
The four severe housing problems, as identified by the 2013-2017 CHAS report are:
x Incomplete kitchen facilities
x Incomplete plumbing facilities
x More than 1.5 persons per room, and
x Cost burden greater than 50%.
152
Section 2: Community Profile 2-27
Table 2-24: Housing Problems for All Households (by Income Category)
Income Category
Owner
Household
has at least 1
of 4 Housing
Problems
% of
Owner
HH
Household
has none of
4 Housing
Problems
% of
Owner
HH
Cost Burden not
available, no
other Housing
Problem
% of
Owner
HH
Household Income is
less-than or = 30% 720 3.70% 40 0.21% 260 1.34%
Household Income >30%
to less-than or = 50%
HAMFI
605 3.11% 365 1.88% 0 0.00%
Household Income >50%
to less-than or = 80%
HAMFI
615 3.16% 660 3.39% 0 0.00%
Household Income >80%
to less-than or = 100%
HAMFI
215 1.11% 495 2.55% 0 0.00%
Household Income
>100% HAMFI 1,610 8.28% 6,130 31.52% 0 0.00%
Total 3,770 19.39% 7,685 39.52% 260 1.34%
Income Category
Renter
Household
has at least 1
of 4 Housing
Problems
% of
Renter
HH
Household
has none of
4 Housing
Problems
% of
Renter
HH
Cost Burden not
available, no
other Housing
Problem
% of
Renter
HH
Household Income is
less-than or = 30% 1,145 5.89% 145 0.75% 205 1.05%
Household Income >30%
to less-than or = 50%
HAMFI
1,095 5.63% 50 0.26% 0 0.00%
Household Income >50%
to less-than or = 80%
HAMFI
845 4.35% 335 1.72% 0 0.00%
Household Income >80%
to less-than or = 100%
HAMFI
285 1.47% 505 2.60% 0 0.00%
Household Income
>100% HAMFI 580 2.98% 2,530 13.01% 0 0.00%
Total 3,955 20.34% 3,570 18.36% 205 1.05%
Total Households
(Owner and Renter) 7,725 39.73% 11,255 57.88% 465 2.39%
Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy
(CHAS) 2013-2017.
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Section 2: Community Profile 2-28
According to HCD extremely low income households are defined as households that earn 0 to 30 percent
of the local annual median income (AMI). In Arcadia, the threshold is based on the Los Angeles-Long
Beach-Glendale, CA HUD Metropolitan’s AMI. For a family or household of four people, the maximum
amount of annual income in the Los Angeles-Long Beach-Glendale, CA HUD Metropolitan Area is $35,450
to be considered extremely low income.5
Table 2-25 below shows local, regional and statewide data regarding extremely low income households
and their tenure. Arcadia has the lowest proportion of extremely low income households compared to the
other jurisdictions. Los Angeles County has a higher proportion of extremely low income households in
comparison to the State and City. It is more likely that an extremely low income household would own rather
than rent housing in Arcadia than in the other jurisdictions. Although there is a higher rate of home
ownership, there is a need for stable, affordable housing in the City.
Table 2-25: Extremely Low Income Households1 by Tenure
# of
Extremely
Low
Income
Owners
% of Total
Extremely
Low
Income HH
# of
Extremely
Low
Income
Renters
% of Total
Extremely
Low
Income HH
Total
Extremely
Low
Income HH
% of
Extremely
Low Income
HH in the
Jurisdiction
Arcadia 1,020 41% 1,495 59% 2,515 13%
Los
Angeles
County
136,760 21% 504,295 79% 641,055 19%
California 536,865 27% 1,424,685 73% 1,961,550 15%
Source: CHAS HUD. 2013-2017 data. Available at https://www.huduser.gov/portal/datasets/cp.html.
1- ELI is defined as households that earn less up to 30 percent of AMI.
Table 2-26 shows cost burden for extremely low income households. The data shows 100 percent of ELI
households experience some type of cost burden. Extremely low income families make up the largest group
of people to experience a cost burden of greater than 50 percent. Extremely low income households also
account for approximately 37 percent of households that experience cost burdens of greater than 30
percent.
Table 2-26: Extremely Low Income Household Overpayment
Cost
Burden of
>30 percent
Percent of
Extremely
Low Income
Households
> 30
percent
cost burden
Cost
burden of >
50 percent
Percent of
Extremely
Low Income
> 50
percent
cost burden
Total
Extremely Low
Income HH
Experiencing
Cost Burden
Percent of
Extremely Low
Income
Experiencing Cost
Burden
5 HUD. 2021 Adjusted Home Income Limits. Available at https://www.huduser.gov/portal/datasets/home-
datasets/files/HOME_IncomeLmts_State_CA_2021.pdf. Accessed on December 7, 2021.
154
Section 2: Community Profile 2-29
Extremely
Low Income
Owners
725 39% 575 34%
2,515 100% Extremely
Low Income
Renters
1,120 61% 1100 66%
Total 1,845 100% 1,675 100% - -
Source: CHAS HUD. 2013-2017 data. Available at https://www.huduser.gov/portal/datasets/cp.html.
According the 2019 ACS, 5,677 persons were reported to be living in poverty in Arcadia, which is about 9.8
percent of the population for whom poverty status could be determined (57,775 people in the City). Figure
2-6 displays the percent of persons living in poverty by race or ethnicity and Hispanic or Latino origin, based
on own race/ethnicity. The lowest percentage of persons identified as living in poverty was the American
Indian and Alaska Native population at zero percent of all persons who reported American Indian and
Alaska Native. Native Hawaiian and Other Pacific Islander was the highest percent of persons living in
poverty at 26 percent of the population. Additionally, those who reported Hispanic or Latino origin and some
other race were disproportionately affected by poverty at 17 and 16 percent. The White, Asian, and those
who reported Two or More Races had some of the lowest levels of poverty at 9 percent, 10 percent and 9
percent respectively.
Figure 2-6: Percent below Poverty Level, by Race and Hispanic or Latino Origin
Source: American Community Survey, 5-Year Estimates, 2019.
White alone
9%
Black or African
American alone
13%
American Indian
and Alaska Native
alone
0%
Asian alone
10%
Native Hawaiian
and Other Pacific
Islander alone
26%
Some other race
alone
16%
Two or more
races
9%
Hispanic or
Latino origin (of any
race)
17%
155
Section 2: Community Profile 2-30
H. Homeless
Homelessness has become an increasingly important issue. Factors contributing to the rise in incidents of
homelessness include unemployment and underemployment, a lack of affordable housing (especially for
extremely low income households), reductions in funding allocations directed to the poor, and the de-
institutionalization of persons who are defined mentally ill.
State law mandates that municipalities address the special needs of homeless persons within their
jurisdictional boundaries. “Homelessness” as defined by the U.S. Department of Housing and Urban
Development (HUD) has recently been updated. The following list includes the updated descriptions for
what constitutes “homelessness” and explains how the definition from HUD changed:
x People who are living in a place not meant for human habitation, in emergency shelter, in transitional
housing, or are exiting an institution where they temporarily resided. The only significant change from
existing practice is that people will be considered homeless if they are exiting an institution where they
resided for up to 90 days (it was previously 30 days), and were in shelter or a place not meant for
human habitation immediately prior to entering that institution.
x People who are losing their primary nighttime residence, which may include a motel or hotel or a
doubled-up situation, within 14 days and lack resources or support networks to remain in housing. HUD
had previously allowed people who were being displaced within 7 days to be considered homeless.
The proposed regulation also describes specific documentation requirements for this category.
x Families with children or unaccompanied youth who are unstably housed and likely to continue in that
state. This is a new category of homelessness that applies to families with children or unaccompanied
youth who have not had a lease or ownership interest in a housing unit in the last 60 or more days,
have had two or more moves in the last 60 days, and who are likely to continue to be unstably housed
because of disability or multiple barriers to employment.
x People who are fleeing or attempting to flee domestic violence, have no other residence, and lack the
resources or support networks to obtain other permanent housing. This category is similar to the current
practice regarding people who are fleeing domestic violence.
The HUD definition does not include the following: persons living in substandard housing (unless it has
been officially condemned); persons living in overcrowded housing (for example, doubled up with others);
persons being discharged from mental health facilities (unless the person was homeless when entering and
is considered to be homeless at discharge); or persons who may be at risk of homelessness (for example,
living temporarily with family or friends.)
Table 2-27 below displays data from the Los Angeles County Point in Time Count. The Count gathers data
on the homeless population in the County as well as in all jurisdictions within the County. According to the
data from 2017 to 2018 Arcadia experienced a slight drop in the homeless population, then a significant
increase through 2020. Overall, Arcadia’s homeless population was higher than nearby jurisdictions such
as Monrovia and Pasadena (77 and 27 persons respectively). However, Arcadia did have a lower amount
than El Monte. Overall, Arcadia has a moderate number of homeless individuals when compared to
neighboring jurisdictions.
Table 2-27: Homelessness in Arcadia and Surrounding Cities
Jurisdiction 2017 2018 Count
Change 2019 2020 Count
Change
156
Section 2: Community Profile 2-31
Monrovia 42 69 27 80 77 -3
Pasadena 29575 27677 -2102 54229 27527 -215
Arcadia 17 15 -2 77 106 29
El Monte 240 517 277 428 433 5
Los Angeles County 45,979 45,039 -940 49,521 54,291 4,770
Source: Los Angeles Point in Time Count, 2017, 2018, 2019, 2020.
Source for Homelessness in Pasadena: Pasadena Partnership. Pasadena Homelessness Count 2020. Available
at https://pasadenapartnership.org/wp-content/uploads/2020/06/Pasadena-Homeless-Count_2020-FINAL.pdf.
Accessed on December 20, 2021.
The data in Table 2-28 displays data for the homeless population in Arcadia and surrounding cities as
compared to the County of Los Angeles. Of the total homeless population in the County (54,291) the 106
in Arcadia make up about 0.2 percent. Similarly, Monrovia, El Monte, and Pasadena made up less than
one percent of the County’s homeless population. Therefore, it can be determined that homelessness is
not high in the area.
Table 2-28: Homelessness in Arcadia and Surrounding Cities
Jurisdiction 2020 % of County
Monrovia 77 0.14%
Pasadena* 27 0.02%
Arcadia 106 0.20%
El Monte 433 0.80%
Los Angeles County 54,291 100%
Source: Los Angeles County Point in Time Count, accessed on March 2021
*Data is for East and South Pasadena Combined
55 . Housing Stock Characteristics
The characteristics of the housing stock, including growth, type, availability and tenure, age and condition,
housing costs, and affordability are important in determining the housing needs for the community. This
section details the housing stock characteristics of Arcadia to identify how well the current housing stock
meets the needs of its current and future residents.
A. Housing Growth
As a built-out community, Arcadia experienced modest housing stock growth from 2010 to 2019. Table 2-
29 below displays American Community Survey data from 2010 to 2019 showing housing unit growth over
the nine-year period.
157
Section 2: Community Profile 2-32
In 2010, the City had an estimated 19,488 housing units, which steadily increased over nine years to an
estimated 21,386, an overall percent growth of 1.04 percent. Nearby jurisdictions experienced moderately
the same increases in housing unit growth. For example, from 2010 to 2015 Arcadia experienced the
highest growth in housing units (8.61 percent) when compared to neighboring jurisdictions (which saw
anywhere from -3.45 percent growth to 2.86 percent growth in units). From 2015 to 2019, only Monrovia (-
1.33 percent) and El Monte (-5.47 percent) saw less housing unit growth than Arcadia (1.04 percent).
Table 2-29: Housing Unit Growth (Growth Trends)
Jurisdiction 2010 2015 2019
Percent
Change 2010
to 2015
Percent
Change 2015
to 2019
Monrovia 14,444 13,946 13,761 -3.45% -1.33%
Pasadena 57,188 58,823 61,572 2.86% 4.67%
Arcadia 19,488 21,165 21,386 8.61% 1.04%
El Monte 28,810 33,029 31,223 14.64% -5.47%
Los Angeles
County 3,425,736 3,476,718 3,542,800 1.49% 1.90%
Source: American Community Survey, 5-Year Estimates, 2010, 2015, and 2019.
B. Housing Type
Arcadia’s housing stock primarily consists of single-family housing units, which comprise nearly 60.27
percent of all housing units. The majority of the single-family housing available in Arcadia is detached
housing, compared to 8.75 percent attached (which includes townhomes and condos). The housing stock
may gradually become more diverse as housing needs in the City change throughout the years. Currently
about 31 percent of all housing is multi-family, and under one percent are mobile homes. Overall, the City
of Arcadia’s housing stock makeup is similar to the County of Los Angeles, where about 54.91 percent of
all housing is single-family, about 43.5 percent is multi-family and about 1.61 percent are mobile homes.
Table 2-30: Total Housing Units by Type
Jurisdiction
Single- Family
Detached
Single-Family
Attached Multi-Family Mobile Homes
Count Percent Count Percent Count Percent Count Percent
Arcadia 12,890 60.27% 1,871 8.75% 6,615 31.0% 10 0.05%
Los
Angeles
County
1,722,121 48.61% 223,134 6.30 1,537,818 43.5% 57,197 1.61%
Source: American Community Survey, 5-Year Estimates, 2019.
C. Housing Availability and Tenure
Housing tenure and vacancy rates generally influence the supply and cost of housing. Housing tenure
defines if a unit is owner-occupied or renter-occupied. The tenure characteristics in a community can
158
Section 2: Community Profile 2-33
indicate several aspects of the housing market, such as affordability, household stability, and availability of
unit types, among others. In many communities, tenure distribution generally correlates with household
income, composition and age of the householder.
In 2019, the majority of single-family housing was owner-occupied, shown below in Table 2-31. When
broken down by housing type, the data shows that majority of renters live in multi-family housing. The lack
of renters in single family homes, both attached and detached, may be a correlation to housing affordability
or size of households. It is common for renters to live in multi-family units, as renters often include nonfamily
households such as roommates.
Table 2-31: Occupied Housing Units by Type and Tenure (in Percent)
Tenure Single- Family
Detached
Single-Family
Attached Multi-Family Mobile Homes
Total
Housing
Units
Owner
Occupied
9,453
units 81.4% 1,145
units 9.9% 1,001
units 8.6% 10
units 0.1% 11,609
units
Renter
Occupied
2,356
units 29.8% 595
units 7.5% 4,960
units 62.8% 0
units 0.0% 7,911
units
Source: American Community Survey, 5-Year Estimates, 2019.
As shown in Table 2-32, owners had a slightly larger average household size than renters in Arcadia, 3.01
to 2.85 respectively. Neighboring jurisdictions showed unsimilar trends with Monrovia, Pasadena, El Monte
and Los Angeles County estimating larger average renter households than owner households. All
municipalities listed except for Pasadena had a larger average owner household size than renter household
size.
Table 2-32: Average Household Size by Tenure
Jurisdiction
Owner Occupied
Households (%
of Total
Households)
Average Owner
Household Size
Renter Occupied
Households (%
of Total
Households)
Average Renter
Household Size
Monrovia 46.8% 2.56 53.2% 2.44
Pasadena 42.0% 2.77 58.0% 2.89
Arcadia 59.5% 3.01 40.5% 2.85
El Monte 40.0% 3.89 60.0% 3.77
Los Angeles
County 45.8% 3.17 54.2% 2.83
Source: American Community Survey, 5-Year Estimates, 2019
159
Section 2: Community Profile 2-34
D. Vacancy Rates
Vacancy rates are an important housing indicator because they indicate the degree of housing choice
available in a community. High vacancy rates usually indicate low demand and/or high supply conditions
in the housing market. Too high of a vacancy rate can be difficult for owners trying to sell or rent. Low
vacancy rates usually indicate high demand and/or low supply conditions in the housing market. Too low
of a vacancy rate can force prices up, making it more difficult for lower and moderate income households
to find housing. Vacancy rates of between two to three percent are usually considered healthy for ownership
housing, and rates of five to six percent are usually considered healthy for rental housing. However,
vacancy rates are not the sole indicator of market conditions. They must be viewed in the context of all the
characteristics of the local and regional market. Figure 2-7 shows the overall homeowner vacancy rate and
renter vacancy rate in Arcadia, the County and nearby jurisdictions. According to the ACS data, in 2019,
Monrovia had the highest rental vacancy rate at five percent. The City of Arcadia had a four percent rental
vacancy rate, lower than Monrovia, and higher than Pasadena, El Monte and Los Angeles County. While
the rental vacancy rate averages are considered healthy, the homeowner vacancy rates were all low, with
Pasadena’s being the highest at two percent.
Figure 2-7: Homeowner and Renter Vacancy Rates, 2019
Source: American Community Survey, 5-Year Estimates, 2019.
Table 2-33 below displays the breakdown of type of vacant units in Arcadia. For rent units have the highest
count of vacancy at 335 units, meaning that many of the vacant homes in Arcadia are on the market, and
listed for residents looking to rent. There were 100 rented but unoccupied units in 2019 and 100 sold but
1.00%
1.50%
0.40%
2%
0.80%
3.4%
4.00%
5.10%
3%
2.40%
0.00%
1.00%
2.00%
3.00%
4.00%
5.00%
6.00%
Los Angeles County Arcadia Monrovia Pasadena El Monte
Homeowner vacancy rate Rental vacancy rate
160
Section 2: Community Profile 2-35
unoccupied units. In addition, there were zero units vacant for migrant workers and 182 units available for
sale. Additionally, there were only 277 units vacant for seasonal, recreational, or occasional use.
Table 2-33: Vacant Housing Units by Type, 2019
Type of Housing Estimate
For rent 335
Rented, not occupied 100
For sale only 182
Sold, not occupied 100
For seasonal, recreational or occasional use 277
For migrant workers 0
Other vacant 872
Total 1,866
Source: American Community Survey, 5-Year Estimates, 2019.
E. Housing Age and Condition
Housing age can be an important indicator of housing condition within a community. For example, housing
that is over 30 years old is typically in need of some major rehabilitation, such as a new roof, foundation,
plumbing, etc. Many federal and state programs also use the age of housing as one factor in determining
housing rehabilitation needs.
Figure 2-8 displays housing stock age data in the City of Arcadia. According to the 2019 ACS, Arcadia had
a large growth in housing development from 1950 to 1959. The majority of Arcadia’s housing was built
between the years 1939 and 1969, about 60.01 percent. Overall, Arcadia’s housing stock is primarily older,
meaning that the cost of updates and maintenance could be high for residents. However, the figure does
show a slowing in housing production from 2000 on.
161
Section 2: Community Profile 2-36
Figure 2-8: Housing Stock Age in Arcadia, 2019
Source: American Community Survey, 5-Year Estimates, 2019.
F. Housing Costs and Affordability
Housing costs reflect the supply and demand of housing in a community. This section summarizes the cost
and affordability of the housing stock to Arcadia’s residents. Table 2-34 displays data for the median home
value in Arcadia, the County of Los Angeles, and surrounding jurisdictions. In 2019, the ACS estimated that
the median value of a home in Los Angeles County was $538,200. In Arcadia, the same year, the median
value of a home was $1,097,600. Overall, each of Arcadia’s neighboring jurisdictions had a median home
value higher than the County’s with the exception of El Monte.
Table 2-34: Median Home Value by Community, 2019
Jurisdiction Median Home Value
Monrovia $663,400
Pasadena $785,700
Arcadia $1,097,600
El Monte $454,900
Los Angeles County $583,200
Source: American Community Survey, 5-Year Estimates, 2019.
Table 2-35 shows that rent for a two bedroom unit in Arcadia experienced a two percent increase from
$2,161 to $2,202 from 2018 to 2021. Three bedroom rentals saw the highest percent change from 2018 to
Built
2014 or
later
Built
2010 to
2013
Built
2000 to
2009
Built
1990 to
1999
Built
1980 to
1989
Built
1970 to
1979
Built
1960 to
1969
Built
1950 to
1959
Built
1940 to
1949
Built
1939 or
earlier
Series1 1.20% 1.50% 6.10% 7.80% 10.10% 13.20% 15.10% 23% 13.90% 8.10%
0.00%
5.00%
10.00%
15.00%
20.00%
25.00%Percent Built162
Section 2: Community Profile 2-37
2021 (9 percent), increasing from $3,137 to $3,440 while 4 bedroom rentals experienced a one percent
decrease in cost ($4,090 to $4,060).
Table 2-35: Average Monthly Rental Rates
Unit Type
January 2018
Average
Monthly Rent
January 2019
Average
Monthly Rent
January 2020
Average
Monthly Rent
January 2021
Average
Monthly Rent
Percent
Change from
2018 to 2021
1 Bedroom $2,622 $1,521 $1,742 $1,666 -57%
2 bedrooms $2,161 $2,237 $2,280 $2,202 2%
3 Bedrooms $3,137 $3,072 $3,187 $3,440 9%
4+ Bedrooms $4,090 $4,100 $3,913 $4,060 -1%
Source: Zumper, Arcadia Rentals Zumper Rent Index, accessed March 2021.
*Percent Change from 2019 to 2019, 2020 rental data not available.
Housing affordability can be inferred by comparing the cost of renting or owning a home in the City with the
maximum affordable housing costs for households at different income levels. Taken together, this
information can generally show who can afford what size and type of housing and indicate the type of
households most likely to experience overcrowding and overpayment.
The Federal Department of Housing and Urban Development (HUD) conducts annual household income
surveys nationwide to determine a household’s eligibility for federal housing assistance. Based on this
survey, the California Department of Housing and Community Development (HCD) developed income
limits, based on the Area Median Income (AMI), which can be used to determine the maximum price that
could be affordable to households in the upper range of their respective income category. Households in
the lower end of each category can afford less by comparison than those at the upper end. The maximum
affordable home and rental prices for residents in Los Angeles County are shown in Table 2-36.
The data shows the maximum amount that a household can pay for housing each month without incurring
a cost burden (overpayment). This amount can be compared to current housing asking prices (Table 2-
36) and market rental rates (Table 2-37) to determine what types of housing opportunities a household can
afford.
Extremely Low income Households
Extremely low income households earn less than 30 percent of the County AMI – up to $24,850 for a one-
person household and up to $38,300 for a five-person household in 2021. Extremely low income
households cannot afford market-rate rental or ownership housing in Arcadia without assuming a
substantial cost burden.
Very Low income Households
Very low income households earn between 31 percent and 50 percent of the County AMI – up to $41,400
for a one-person household and up to $63,850 for a five-person household in 2021. A very low income
household can generally afford homes priced between $158,600 and $225,700, adjusting for household
size. A very low income household at the maximum income limit can afford to pay approximately $878 to
$1,268 in monthly rent, depending on household size. Given the cost of housing in Arcadia, persons or
households of very low income could not afford to rent or purchase a home in the City.
163
Section 2: Community Profile 2-38
Low income Households
Low income households earn between 51 percent and 80 percent of the County’s AMI - up to $66,250 for
a one-person household and up to $ 102,200 for a five-person household in 2021. The affordable home
price for a low income household at the maximum income limit ranges from $274,300 to $404,300.
Ownership housing would not be affordable to low income households. A one-person low income
household could afford to pay up to $1,499 in rent per month and a five-person low income household could
afford to pay as much as $2,227. Low income households in Arcadia would not be able to find adequately
sized affordable apartment units.
Moderate income Households
Persons and households of moderate income earn between 81 percent and 120 percent of the County’s
AMI – up to $ 103,700 for a five-person household in 2021. The maximum affordable home price for a
moderate income household is $278,800 for a one-person household and $411,400.00 for a five-person
family. Moderate income households in Arcadia would not be able to purchase a home in the City. The
maximum affordable rent payment for moderate income households is between $1,523 and $2,265 per
month. Appropriately sized market-rate rental housing is generally affordable to households in this income
group.
164
Section 2: Community Profile 2-39
Table 2-36: Affordable Monthly Housing Cost for Renters
Annual Income Rent Utilities1
Total Affordable
Monthly Housing
Cost
Extremely Low income (30% of AMI)
1-Person $24,850 $464 $157 $621
2-Person $28,400 $518 $192 $710
3-Person $31,950 $564 $235 $799
4-Person $35,450 $601 $285 $886
5-Person $38,300 $630 $328 $958
Very Low income (50% of AMI)
1-Person $41,400 $878 $157 $1,035
2-Person $47,300 $991 $192 $1,183
3-Person $53,200 $1,095 $235 $1,330
4-Person $59,100 $1,193 $285 $1,478
5-Person $63,850 $1,268 $328 $1,596
Low income (80% AMI)
1-Person $66,250 $1,499 $157 $1,656
2-Person $75,700 $1,701 $192 $1,893
3-Person $85,150 $1,894 $235 $2,129
4-Person $94,600 $2,080 $285 $2,365
5-Person $102,200 $2,227 $328 $2,555
Moderate Income (120% AMI)
1-Person $67,200 $1,523 $157 $1,680
2-Person $76,800 $1,728 $192 $1,920
3-Person $86,400 $1,925 $235 $2,160
4-Person $96,000 $2,115 $285 $2,400
5-Person $103,700 $2,265 $328 $2,593
Source: Housing Authority County of Los Angeles, Allowances for Tenant-Furnished Utilities and Other Services
Report and California Department of Housing and Community Development, 2021 Income Limits and Kimley Horn
and Associates Assumptions: 2020 HCD income limits; 30% gross household income as affordable housing cost;
15% of monthly affordable cost for taxes and insurance; 10% down payment; and 4.5% interest rate for a 30 -year
fixed-rate mortgage loan. Utilities based on Los Angeles County Utility Allowance.
1Utilities includes basic electric, water, sewer/trash, refrigerator, and stove.
165
Section 2: Community Profile 2-40
Table 2-37: Affordable Housing Costs
Annual Income Mortgage Utilities1 Tax and
Insurance
Total
Affordable
Monthly
Housing
Cost
Affordable
Purchase Price
Extremely Low income (30% of AMI)
1-Person $24,850 $371 $157 $93 $621 $81,400
2-Person $28,400 $412 $192 $107 $710 $90,400
3-Person $31,950 $444 $235 $120 $799 $97,500
4-Person $35,450 $468 $285 $133 $886 $102,700
5-Person $38,300 $486 $328 $144 $958 $106,600
Very Low Income (50% of AMI)
1-Person $41,400 $723 $157 $155 $1,035 $158,600
2-Person $47,300 $813 $192 $177 $1,183 $178,200
3-Person $53,200 $896 $235 $200 $1,330 $196,600
4-Person $59,100 $971 $285 $222 $1,478 $231,000
5-Person $63,850 $1,029 $328 $239 $1,596 $225,700
Low income (80% AMI)
1-Person $66,250 $1,251 $157 $248 $1,656 $274,300
2-Person $75,700 $1,417 $192 $284 $1,893 $310,800
3-Person $85,150 $1,574 $235 $319 $2,129 $345,200
4-Person $94,600 $1,725 $285 $355 $2,365 $378,200
5-Person $102,200 $1,844 $328 $383 $2,555 $404,300
Moderate Income (120% AMI)
1-Person $67,200 $1,271 $157 $252 $1,680 $278,800
2-Person $76,800 $1,440 $192 $288 $1,920 $315,900
3-Person $86,400 $1,601 $235 $324 $2,160 $351,000
4-Person $96,000 $1,755 $285 $360 $2,400 $384,900
5-Person $103,700 $1,876 $328 $389 $2,593 $411,400
Source: Housing Authority County of Los Angeles, Allowances for Tenant-Furnished Utilities and Other Services
Report and California Department of Housing and Community Development, 2020 Income Limits and Kimley
Horn and Associates Assumptions: 2020 HCD income limits; 30% gross household income as affordable
housing cost; 15% of monthly affordable cost for taxes and insurance; 10% down payment; and 4.5% interest
rate for a 30-year fixed-rate mortgage loan. Utilities based on Los Angeles County Utility Allowance.
1 Utilities includes heating, cooking, water heating, water, sewer, trash collection, microwave, and refrigerator.
All utilities are assuming electric as averaged on the County of Los Angeles Utility Allowance Schedule Utilities
are based on Single Family Unit Size.
166
Section 3: Housing Constraints, Resources and Affirmatively Furthering Fair Housing 3-1
TTechnical Background Report
SSection 3
Housing Constraints, Resources,
and Affirmatively Furthering Fair
Housing (AFFH)
167
Section 3: Housing Constraints, Resources and Affirmatively Furthering Fair Housing 3-2
Section 3: Housing Constraints, Resources, and
Affirmatively Furthering Fair Housing (AFFH)
A variety of constraints may affect the provision and opportunity for adequate and affordable housing in the
City of Arcadia. Housing constraints consist of both governmental constraints, including but not limited to
development standards and building codes, land use controls, and permitting processes; as well as
nongovernmental or market constraints, including but not limited to land costs, construction costs, and
availability of finances. Combined, these factors create barriers to availability and affordability of new
housing, especially for lower and moderate income households.
HCD requires that these constraints be evaluated as part of the Housing Element in order to understand
barriers to housing and plan for the implementation of fair housing measures. This analysis is an important
step in evaluating potential housing stock that can be allocated to all housing needs within the City. Factors
that may constrain affordable housing in Arcadia will be analyzed in this chapter.
11 . Nongovernmental Constraints
Nongovernmental constraints may largely affect the cost of housing in the City of Arcadia and can produce
barriers to housing production and affordability. These constraints include the availability and cost of land
for residential development, the demand for housing, financing and lending, construction costs, and the
availability of labor, which can make it expensive for developers to build any housing, and especially
affordable housing. The following highlights the primary market factors that affect the production of housing
in Arcadia.
A. Land Costs and Construction Costs
Construction costs vary widely according to the type of development, with multi-family housing generally
less expensive to construct than single-family homes. However, there is variation within each construction
type, depending on the size of the unit and the number and quality of amenities provided. An indicator of
construction costs is Building Valuation Data compiled by the International Code Council (ICC). The
International Code Council was established in 1994 with the goal of developing a single set of national
model construction codes, known as the International Codes, or I-Codes. The ICC updates the estimated
cost of construction at six-month intervals and provides estimates for the average cost of labor and
materials for typical Type VA wood-frame housing. Estimates are based on “good-quality” construction,
providing for materials and fixtures well above the minimum required by state and local building codes.
In February 2021, the ICC estimated that the average per square-foot cost for good-quality housing was
approximately $125.18 for multi-family housing, $138.79 for single-family homes, and $156.95 for
residential care/assisted living facilities. Construction costs for custom homes and units with extra
amenities, run even higher. Construction costs are also dependent upon materials used and building height,
as well as regulations set by the City’s adopted Building Code. For example, according to the ICC, an
accessory dwelling unit (ADU) or converting a garage using a Type VB wood framed unit would cost about
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Section 3: Housing Constraints, Resources and Affirmatively Furthering Fair Housing 3-3
$130.58 per square foot. Although construction costs are a significant portion of the overall development
cost, they are consistent throughout the region. 1
Land costs pose a significant constraint to the development of affordable and middle income housing and
represent a significant cost component in residential development. Land costs may vary depending on
whether the site is vacant or has an existing use that must be removed. Similarly, site constraints such as
environmental issues (e.g. soil stability, seismic hazards, flood risks) can also be factored into the cost of
land. A May 2021 web search for lots for sale in the City of Arcadia returned 6 lots for sale ranging drastically
in size and cost based on location.2 Lots for sale outside of the City’s primary center for housing and
commercial business are not considered in this analysis as well as lots zoned for commercial use, as they
will not be representative of size or cost of land which has been developed for residential use historically.
The cost of vacant lots currently for sale near existing development in Arcadia, ranges from $1.15 million
for 9,855 square feet south of Interstate 210, $2.29 million for 0.423 acres southwest of Interstate 210, to
$3.48 million for 1.02 acres near the southwestern edge of the city. Overall, the estimated average cost of
land in the City is about $101.67 per square foot. The cost of land in the City of Arcadia is considered
expensive, selectively accessible, and can be considered a barrier or constraint to the potential
development of housing.
B. Availability of Financing
The availability of financing in a community depends on a number of factors, including the type of lending
institutions active in a community, lending practices, rates and fees charged, laws and regulations
governing financial institutions, and equal access to such loans. Additionally, availability of financing affects
a person’s ability to purchase or improve a home. Under the Home Mortgage Disclosure Act (HMDA),
lending institutions are required to disclose information on the disposition of loan applications and the
income, gender, and race of loan applicants. The primary concern in a review of lending activity is to
determine whether home financing is available to all residents of a community. The data presented in this
section include the disposition of loan applications submitted to financial institutions for home purchase,
home improvement, and refinancing in the Los Angeles-Long Beach-Glendale Metropolitan Statistical
Area/Metropolitan Division (MSA/MD).
Error! Reference source not found. below displays the disposition of loan applications for the Los Angeles-
Long Beach-Glendale MSA/MD per the 2019 Home Mortgage Discloser Act report. According to the data,
applicants in the 120% MSA/MD median income or more had the highest rates of loans approved. Of that
income category, applicants who reported as white ethnicity had the highest percentage of approval and
number of applications. Applicants in the less than 50% of the MSA/MD median income categories showed
higher percentages of denied loans than loans originated. According to the data, applicants who reported
as White ethnicity were, on average, more likely to be approved for a loan than another race or ethnicity.3
Given the relatively high rates of approval for home purchase, improvement, and refinance loans, home
financing is generally available and not considered to be a significant constraint to the provision and
maintenance of housing in Arcadia.
1 International Code Council. (2021). Building Valuation Data. Available at https://www.iccsafe.org/products-and-services/i-
codes/code-development-process/building-valuation-data/.
2 Zillow. Arcadia CA Real Estate & Homes for Sale. Availabel at https://www.zillow.com/homes/Arcadia,-CA_rb/. Accessed on
August 27, 2021.
3 FFIEC- MSA/MD Aggregate Reports. (2019). Disposition of applications by income, race, and ethnicity of applicant.
https://ffiec.cfpb.gov/data-publication/aggregate-reports/2019/CA/31084/5
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Section 3: Housing Constraints, Resources and Affirmatively Furthering Fair Housing 3-4 Table 3-1: Disposition of Loan Applications by Race/Ethnicity – Los Angeles-Long Beach-Glendale MSA/MD (2019) Applications by Race/Ethnicity Percent Approved Percent Denied Percent Other Total (Count) LESS THAN 50% OF MSA/MD MEDIAN American Indian and Alaska Native 24.16% 57.30% 19.66% 178 Asian 36.54% 42.13% 23.50% 1,932 Black or African American 41.98% 28.82% 31.98% 2,120 Native Hawaiian or other Pacific Islander 20.33% 67.03% 14.29% 182 White 44.14% 30.93% 27.22% 11,384 Hispanic or Latino 39.00% 36.23% 27.28% 6,559 50-79% OF MSA/MD MEDIAN American Indian and Alaska Native 36.97% 43.28% 22.27% 238 Asian 44.31% 34.08% 27.98% 2,873 Black or African American 42.75% 32.23% 29.11% 2,367 Native Hawaiian or other Pacific Islander 22.83% 62.20% 17.32% 254 White 48.99% 28.31% 27.75% 14,902 Hispanic or Latino 44.63% 32.50% 27.81% 10,611 80-99% OF MSA/MD MEDIAN American Indian and Alaska Native 41.44% 33.33% 27.03% 111 Asian 51.15% 27.37% 27.37% 1611 Black or African American 47.33% 27.31% 28.91% 1124 Native Hawaiian or other Pacific Islander 35.48% 47.31% 20.43% 93 White 53.61% 23.41% 27.73% 6,887 Hispanic or Latino 50.10% 26.66% 27.42% 4,974 100-119% OF MSA/MD MEDIAN American Indian and Alaska Native 42.05% 32.10% 29.26% 352 Asian 60.54% 19.94% 25.90% 5,869 Black or African American 49.93% 23.72% 30.51% 3,579 Native Hawaiian or other Pacific Islander 40.89% 39.86% 21.65% 291 White 60.13% 17.88% 27.40% 25,143 Hispanic or Latino 56.43% 20.69% 27.80% 16,541 170
Section 3: Housing Constraints, Resources and Affirmatively Furthering Fair Housing 3-5 120% OR MORE OF MSA/MD MEDIAN American Indian and Alaska Native 48.91% 23.88% 30.08% 871 Asian 62.94% 14.28% 27.54% 35,764 Black or African American 55.04% 19.47% 29.58% 11,611 Native Hawaiian or other Pacific Islander 54.18% 23.29% 27.19% 1052 White 64.87% 13.46% 25.98% 135,203 Hispanic or Latino 60.42% 16.47% 27.46% 42,722 Source: Consumer Financial Protection Bureau, Disposition of loan applications, by Ethnicity/Race of applicant, 2019. 171
Section 3: Housing Constraints, Resources and Affirmatively Furthering Fair Housing 3-6
C. Economic Constraints
Market forces on the economy and the subsequent trickle-down effects on the construction industry can act
as a barrier to housing construction and especially to affordable housing construction. It is estimated that
housing price growth will continue in the city and the region for the foreseeable future. Moving into 2020,
the economy was growing, California was experiencing a 1.6 percent growth in jobs from 2019 and
experiencing all-time lows for unemployment rates. However, with the current COVID-19 pandemic,
employment rates have been unstable. In May of 2020, unemployment within California increased to 15.6
percent. As of May 2021, the State’s unemployment rate has declined to 7.9 percent.4
A 2021 California Association of Realtors (CAR) report found that homes on the market in Los Angeles
County experienced a 25.1 percent year to year increase and cost an average of $707,050 in April 2021;
approximately $42,950 lower than the Southern California median home price in the same month
($750,000).5 According to the CAR First Time Buyer Housing Affordability Index, for 2021 the median value
of a home in Los Angeles County was $580,010 with monthly payments (including taxes and insurance) of
$2,830, requiring a minimum qualifying income of $84,900.6 Homes and cost of living in the City of Arcadia
was reported higher than the State median housing and living costs, almost double.7 According to May
2021 data from Zillow, the median cost of a home is $1,131,169. Home values in the City have gone up
8.4% over the past year.8
22 . Governmental Constraints
In addition to market constraints, local policies and regulations also affect the price and availability of
housing and the provision of affordable housing. For example, State and Federal regulations affect the
availability of land for housing and the cost of housing production, making it difficult to meet the demand for
affordable housing and limiting supply in a region. Regulations related to environmental protection, building
codes, and other topics have significant, often adverse, impacts on housing cost and availability.
While the City of Arcadia has no control over State and Federal Laws that affect housing, local laws
including land use controls, site improvement requirements, fees and exactions, permit processing
procedures, and other factors can constrain the maintenance, development, and improvement of housing
or create barriers to housing.
A. Land Use Controls
Cities in California are required by Law to prepare a comprehensive, long term General Plan to guide future
development. The Land Use and Community Design Element of the General Plan establishes permitted
4 California Employment Development Department. California unemployment rate improves to 7.9% in May 2021. (2021). Available
at https://www.edd.ca.gov/newsroom/unemployment-may-2021.htm.
5 California Association of Realtors (CAR). (2021). April home sales and price report. Available at
https://www.car.org/aboutus/mediacenter/newsreleases/2021releases/apr2021sales.
6 CAR. Housing Affordability Index- First-time Buyer. Available at https://www.car.org/marketdata/data/ftbhai. Accessed on August
27, 2021.
7 Best Places. Cost of Living in Arcadia. Available at https://www.bestplaces.net/cost_of_living/city/california/arcadia. Accessed on
August 27, 2021.
8 Zillow. (2021). Arcadia Home Values. Available at https://www.zillow.com/arcadia-ca/home-values/.
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