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City of Alhambra Public Review Draft Housing Element 60 § Local market rents or sales prices, as well as prices of retail or commercial spaces, parking spaces, storage spaces, etc. that are influenced by the demand in an area.
Development will only happen when a developer anticipates meeting or exceeding their costs.
Just like capital, development is mobile and not compulsory; developers can look to other locations, other segments of the market, or other financial opportunities for investment.
Development risk is important because it can affect the type of development that gets built, the design and look of the project, and the developers’ willingness to pursue. Changes to any of the largest factors influencing development—market rents, sales prices, interest rates, zoning, taxes, fees, and overall demand for the development project—are all beyond the developer’s control but can quickly make a project infeasible or unprofitable.
Development Costs
Development costs are a function of demand. The demand for parking is one of the most notable factors of development costs because parking spaces take up a significant portion of the parcel.
Stacking parking stalls in private or shared garage structures would save space on the parcel for other uses, but it costs much more than parking directly on land. Demand for additional amenities, common spaces (e.g., lobbies, private parks), and aesthetic features of a property also add to the total costs.
Development costs are also a function of government policy, such as building codes, requirements for construction material, design standards (e.g., setbacks, maximum lot coverage, minimum lot size, maximum residential density), and affordable housing requirements adopted by communities. These are discussed in the section on Governmental Constraints beginning on page
58. Real estate feasibility is a complex function that reconciles achievable pricing or income from a finished product, rates of return necessary to attract capital investments, and the costs of development. Governments have little -to-no control over most factors that influence market feasibility. This section summarizes market factors that influence ho using feasibility and production.
Land Costs
The price of land is typically among the largest components of housing development costs. Costs are determined by both demand for space and the supply of developable land, which is influenced by topography, env ironmental issues (floodplains, seismic hazards, etc.), zoning, existing developments, and the presence of infrastructure, among other factors. A parcel of vacant land can be less costly than a parcel with an existing use, since the existing may have intrinsic value, and will need to be demolished and assessed for hazardous materials, among other steps.
Different uses of land —building office, industrial, retail/commercial, or residential —are able to pay different amounts for land, so competition for land i s influenced by the demand for all of these different uses. What ultimately gets built is dependent on zoning and regulations (discussed in the Governmental Constraints on Development section), and the feasibility/profitability from different development potentials (discussed above).
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City of Alhambra Public Review Draft Housing Element 61 Many cities in Southern California suffer from the dual forces of high land demand and limited land supply, a recipe for high prices. According to data from CoStar12, in the first quarter of 2021 when this draft was written, Alhambra did not have a single active listing for any vacant residentially zoned parcel or a nonvacant residentially zoned parcel marketed as a redevelopment site. Over the last five years, CoStar reported 12 properties sold for land. Most of these properties were redevelopment sites. Most of these sites were between 0.25 and 0.75 acres in size. The average sale price was $3.8 million per acre. Example recent sales in Alhambra include the Midwick Collection site (8.8 acres; $3.1 million per acre), 1428 S Marengo Avenue (8.0 acres; $4.06 million per acre), 747 Stoneman Avenue (0.44 acres; $5.89 million per acre), and 107 S Chapel (0.23 acres, $2.78 million per acre).
The added costs of redevelopment are particularly burdensome for affordable housing development, which cannot achieve market rents necessary to offset increased development costs. The land costs remain the same whether the housing is rent -restricted to be more affordable for low- to moderate-income households or whether the housing is market-rate.
Cost of Labor and Materials
Labor costs are another large factor in determining the overall cost of development and are set by the supply of workers and the demand for labor. Examples of labor costs include the wages of construction workers, architects, engineers, designers, developers, financers, and investors.
Materials costs for housing development include the price of raw materials (like wood, concrete, steel, etc.) as well as lease rates o f construction equipment (cranes, cement mixers, hauling).
These factors influence the overall cost of development and thus the price or rents that need to be charged. Fluctuations in material costs can add cost and uncertainty to development projects.
According to Engineering News Record’s Construction Cost Index, overall construction costs in the Los Angeles area increased 20% from November 2010 to November 2020. This index includes both a labor component (200 hours of common labor) and a materials comp onent (25 cwt of fabricated standard structural steel).
13 While construction costs for material and labor are large portion of development costs, these input costs are often determined at a regional level. We do not find any evidence of these inputs being higher in Alhambra compared to other cities in the region.
Labor Cost Impacts of Subsidized Housing
When more than $1,000 of public funds are included in a project, California law requires prevailing wages to be paid. 14 If federal funds are included i n a project, Davis -Bacon wage requirements may apply. The development of regulated affordable housing is an interesting example where public funds are used to advance public goals, but one policy goal—paying prevailing wages—has the potential effect of lim iting the output of the other policy goal —affordable housing—since development costs are increased from higher wages, and fewer housing units can be built with the same total amount of funding. In effect, a portion of the public subsidy goes toward
12 CoStar is a private, third-party, proprietary real estate data provider, commonly used for market analysis in the real estate industry. Of its residential data, CoStar focuses on multifamily properties with four or more units, and industry trends. While CoStar is one of the best available sources of multifamily rent and vacancy data overall, the data has gaps and limitations that make it less reliable in areas with few existing buildings. Newer buildings and those that are professionally managed are more likely to have reliable rent and vacancy information, while smaller, older buildings may have incomplete data or be missing from the system entirely. 13 https://www.enr.com/economics
14 https://www.dir.ca.gov/OPRL/FAQ_PrevailingWage.html#q15
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City of Alhambra Public Review Draft Housing Element 62 subsidizing prevailing wages. Prevailing wage policies have their own trade-offs and benefits, but the economics are clear that they can place an additional cost burden on affordable housing development.
Other Costs
In addition to land, labor, and material costs , the costs of development include the time and moneys required to interact with the government (taxes and permitting processes and fees).
These are discussed in the Governmental Constraints on Development section.
Constraints Summary:
Marginally higher costs require marginally higher prices for housing to remain feasible. Where income growth does not keep pace with price increases, communities are increasingly cost burdened. High land costs are clearly impacting the cost of housing in Alhambra. The lack of vacant land also means that development in Alhambra is increasingly redevelopment, which is inherently more costly. While construction and land costs are high in Alhambra, there is nothing to indicate that local costs are disconnected from regional trends.
What can the City of Alhambra do?
Communities on the urban periphery have the ability to add land through annexation when land supply becomes a constraint. Alhambra is surrounded by built-out urban communities and does not have this option. Alhambra has the ability to influence the cost function in a number of ways. It can purchase land and s ell or lease it at a discount price, donate publicly -owned land, reduce parking requirements, streamline processes, or adjust its fee structure to offset overall costs. It can also take measures to influence the income function by allowing more housing to be built on a given site (height and density bonus). While these actions are clearly “governmental” factors, they represent actions that offset nongovernmental factors the city has limited control over.
Relevant Housing Action Plan Programs : Program 10, Program 12, Program 13, Program 14, Program 17, Program 23, Program 24, Program 25.
Timing and Density
A variety of factors can constrain the timing between project approvals and requests for building permits. This can be a product of a developers ability to get financing, shifts in market conditions, the sophistication of the developer in its ability to respond to corrections. In Alhambra a project has one year from planning approval to obtain a building permit or the planning approval expires.
A one-year extension may be requested. After the Planning Commission approves a project, the decision is not final until a 10-day appeal period lapses and no appeals are filed. After the 10 - days lapse and no appeal are filed, staff is ready to accept the plan check application. The actual time interval between approval and submittal of a plan check application is us ually not as swift as 10 days and can be highly variable from applicant to applicant. The time interval is to a large extent based upon factors beyond the City’s control such as how long it takes the applicant’s design team to have drawings ready. However, the data from 2013-2021 suggests that the time interval tended to be 4 -6 months for smaller projects and 1 year for larger jobs. Over the last planning cycle only 4% of projects expired without a plan check application being submitted within one year.
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City of Alhambra Public Review Draft Housing Element 63 Among projects receiving planning approval since 2013, most projects are requesting densities at or near maximum allowed density. Because the cost of land is high in Alhambra, developments rarely go below 75 percent of max density. Where it does, it has most commonly been a small project that allows three or four units but built at two or three. Since 2018 only two projects have requested densities below 75 percent or max density. The sites inventory methodology assumes a maximum achievable density of 70 percent of maximum allowed density to reflect this trend.
Figure 55. Approved projects by Percent of Max Density Requested Source: City of Alhambra
Above 100% At 100% 75% to 99% Below 75% Total
2013-2017 0 12 7 4 23
2018-2021 3 16 7 2 28
Zoning Code requirements is one of the man reasons projects are submitted below maximum density. AMC Section 23.20050(C) states that in the case of multiple dwelling on property, the number of units shall be determined by counting the number of kitchens, or the number of bedrooms divided by two. The number of bedrooms divided by two is key because a project built to maximum density must limit the number of bedrooms to an average of 2 bedrooms/unit, and a developer wanting more than an average of 2 bedrooms/unit (such as 3-bedroom units) would need to reduce the number of units. The Zoning Code update will remove this bedroom tie-in to density to remove this barrier.
Availability of Financing
The availability of financing for housing is influenced by greater economic forces, like interest rates, credit markets, and other macroeconomic effects that are dictated by national polices and federal programs.
New Housing Development
The vast majority of new housing development is financed through borrowed money. This capital is necessary to pay for the costs of development and the lenders’ expected return on investment influences development feasibility, including defining the type of property that is built, the needed revenues (which affects the rents or prices that need to be charged), and the design and amenities that are offered. When real estate development cannot meet the return requirements, return-seeking capital will flow to other sectors such as stocks and bonds.
The availability of financing for new housing development is largely dependent on macroeconomic factors like interest rates and the availability of credit (how easy it is to get a loan). Better profitability or investment return oppo rtunities in other types of development (such as office, commercial, industrial) can also influence the availability of financing for new housing development.
Homeownership
The majority of homeowners also borrow funds to purchase or renovate a home via a mortgage.
Low interest rates on mortgages increase the amount that a potential buyer can borrow. When low interest rates and strong demand for buying a new home are met with a low supply of homes, for-sale prices will rise.
Under the federal 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 Formatted: Font: Bold
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City of Alhambra Public Review Draft Housing Element 64 loan applicants. The availability of financing for a home greatly affects a person’s ability to purchase a home or invest in repairs and improvements.
Figure 56. Home Purchase and Improvement Loan Applications in Alhambra in 2017.
Loan Type Total
Applications
Percent
Approved
Percent
Denied
Percent
Other
Conventional Purchase 565 82.1% 4.8% 13.1%
Government-Backed Purchase 28 75.0% 7.1% 17.9%
Refinance 1,084 67.3% 14.0% 18.6%
Home Improvement 151 67.5% 19.9% 12.6%
TOTAL 1,828 72.0% 11.5% 16.4%
Source: ECONorthwest analysis of Home Mortgage Disclosure Act Data, 2017 Notes: Percent approved includes loans originated, loans purchased by the institution, and loans approved but not accepted by the applicant. Percent other includes loans withdrawn or closed for incompleteness.
In 2017, a total of 1,828 applicants sought a home loan, either conventional or government - backed, to purchase homes, refinance, or do home improvements in Alhambra. The majority (59%) of all loan applications were for refinancing existing mortgages while about a third were for new purchases (either conventional or government- backed) and about 8% were for home improvement loans. Would-be buyers in Alhambra have high loan approval rates , with 82% of the conventional purchase applications and 75% of government-backed applications approved.
The data in Figure 56 suggest that loan denial rates in Alhambra are low and in line with typical benchmarks. This would indicate that home loans are accessible to local residents and should not be considered a constraint to access housing.
Loans for refinancing and home improvements have lower approval ratings, at roughly two-thirds of loans approved. Comprehensive data is not available on the reason for denials, but factors could include insufficient income or lack of home equity. These rates also remain in line with regional averages and should not be considered a constraint.
Foreclosures
Foreclosure occurs when households fall behind on one or more scheduled mortgage payments.
The foreclosure process can be halted if the homeowner is able to bring their mortgage payments current. If payments cannot be re sumed or the debt cannot be resolved, the lender can legally use the foreclosure process to repossess (take over) the home. If the home is worth less than the total amount owed on the mortgage loan, a deficiency judgment could be pursued. The homeowner would lose their home and would also owe the home lender an additional amount.
High rates of foreclosures can have an adverse impact on housing markets because they have a depressing effect on home values. According to RealtyTrac, the regional foreclosure ra te in Los Angeles County was 0.01 percent in 2020. In the City of Alhambra only one out of every 15,479 homes are in foreclosure.
Constraints Summary:
Rates of financing approvals in Alhambra are in line with typical benchmarks across all loan types. Rapid price escalation over the last 10 years has driven foreclosure rates to historic lows, having no impact on the local housing market. The availability of financing and functionality of financial markets are not a constraint of housing.
What can the City of Alhambra do?
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City of Alhambra Public Review Draft Housing Element 65 While local governments like Alhambra have little con trol over the financing industry or macroeconomic forces that affect the availability of credit, they can institute local programs and policies to help reduce the cost of developing or purchasing a home. Typically, these types of financing benefits are offered to achieve some public goal, like increasing the homeownership rate (particularly for low -income homebuyers) or by developing regulated affordable housing. Examples include:
§ Programs offering loans with generous or flexible terms can help to reduce the borrowing costs associated with buying or developing a home. These include: below - market interest rates, deferred interest payments, soft loans (for developments, loan payments and/or interest payments are cash-flow dependent), or government-insured loans (which transfer the borrowing risk from the bank to the government, in the event of non-payment), among others.
§ Grants, or funds that are not expected to be repaid. These programs i nclude down payment assistance for homeowners or grants to finance a development project the government wants to see built.
§ Purchasing foreclosed or auctioned properties to sell at below-market rates.
Relevant Housing Action Plan Programs : Program 1, Program 11, Program 298.
Community Influence on New Housing Development
It is common for community members to want to influence the types, sizes, and quantities of new housing development in their neighborhoods. This often occurs through public comment and testimony at public government meetings, but can also materialize in ot her ways. Numerous regulations and processes that govern and oversee new development are designed with public goals in mind, such as ensuring life and safety standards, ensuring environmental sustainability, or improving walkways or rights -of-way. However, these processes can be weaponized against new development, creating opportunities for community members to object to most new development.
Economically speaking, homeowners who have seen equity grow with their home values have a financial motive to prevent any new development from occurring that might reduce their home values.
15 However, many homeowners have wide -ranging perspectives on what might actually influence their home values. In addition, financial motives are not the only factor that influences community opposition to new housing development; a few examples of the wide array of concerns about development include the following:
• Concerns about market-rate development’s effects on housing affordability may lead to opposition of new market-rate housing development, or to new office development. • Concerns about the built form’s effects on the environment—such as traffic, air quality, open spaces, sunlight permea bility, noise, etc. —may lead to opposition of all types of development.
15 Paavo Monkkonen & Michael Manville (2019): Opposition to development or opposition to developers? Experimental evidence on attitudes toward new housing, Journal of Urban Affairs, DOI:
10.1080/07352166.2019.1623684
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City of Alhambra Public Review Draft Housing Element 66 • Concerns about development form (size, density, height, etc.) and its effects on quality of life (congestion, sunlight permeability, noise, population density) may lead to opposition of higher density development in favor of single-family homes.
Constraints Summary:
Some segments of the community are active opponents to development. Common concerns include traffic congestion, overcrowded schools, and strain on utility and emergency service infrastructure. In recent years, the public is increasingly concerned with ensuring that development is affordable to Alhambra residents. In Alhambra, all new residential construction except for single-family construction on a n R-1 zoned lot must b e approved by the Planning Commission. This serves as an extra delay for even small development projects that meet all codes and standards. Combined, these factors have resulted in a greater number of hearings, longer approval timelines for residential app rovals, and added costs, resulting in a likely constraint on housing production.
What can the City of Alhambra do?
The best approach to mitigate community opposition to housing production is through outreach efforts. The city should consider new progr ams that educate the public on the tradeoffs of production and affordability, provide information on state law impacting housing approvals, and build community support for housing development at all income levels in the City.
Moreover, California State la w promotes a variety of permitting/environmental review streamlining measures to help accelerate affordable housing development. AB1485 (2019) clarifies and expands SB 35 (adopted in 2017) by requiring local jurisdictions to approve more housing projects (up to 120% AMI) through a ministerial approval process within certain timeframes, and removed the Conditional Use Authorization requirement (or similar discretionary entitlements) which are granted by local Planning Commissions. Essentially this updated la w builds on existing environmental streamlining laws by reducing barriers for developing low- to moderate-income housing.
The role of the Planning Commission in approving nearly all residential development in the city is addressed in more detail in the section below on Governmental Constraints . However, this approval structure gives an abnormal and out -measured influence of community opposition over housing production. The city should reconsider the type and scale of developments that are subject to Planning Commission approval.
Relevant Housing Action Plan Programs : Program 18, Program 25, Program 26.
Governmental Constraints
This section describes the constraints on housing development that come from the government, with a particular focus on the City of Alhambra. Numerous other governmental influences on development come from state and federal policies, but the City of Alhambra can do little to affect these policies or how they impact development. Where local programs or policies can influence the effects imposed by state or federal policies, they are listed.
At the same time that the Housing Element is being updated, a paral lel effort is underway to update the city’s Comprehensive Zoning Code, which will be one tool to help to implement the Land Use decisions suggested in the Housing Element. The zoning code update began with an initial zoning code audit which identified inconsistencies, complexities, and overall aspects of the
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City of Alhambra Public Review Draft Housing Element 67 zoning code that could act as a constraint on development. These findings were summarized in the Code Analysis Memo (2020) by Miller Planning Associates. Where relevant, these findings help inform the constraints analysis of the Housing Element with respect to land use controls and development standards. Key findings of the City’s zoning code audit include:
§ General complexity in the code that could be simplified § Unclear presentation of allowed uses, definitions, and rules of measurement § Insufficient form and design-related standards
§ Potentially onerous parking requirements that may limit development to maximum densities
§ An outdated approach to land use regulation
§ Overreliance on discretionary review
§ Unclear and inconsistent review and approval procedures Land Use Controls
Land use controls dictate what can be built and where, as well as other considerations like allowed use, height, density, open space, and design, among others. This section lists four categories of land use control plans: the city’s General Plan Land Use Element , Specific Plans in effect in the city, overlay districts, and the city’s general development standards. These plans have direct impacts on the availability and affordability of housing in the city.
General Plan Land Use Element
The City of Alhambra’s General Plan (including the Land Use Element) was updated in August 2019. Recalibrating the plan periodically helps ensure that it continues to be comprehe nsive, internally consistent, and takes a long- term perspective. The Alhambra General Plan is referred to as Vision 2040— A Community Mosaic , and this vision articulates Alhambra’s values and priorities, resources, and future needs of residents. A range of policies and implementation actions outline how to achieve this vision. The vision focuses on promoting stable residential neighborhoods; improved commercial corridors including a mixture of retail, office, entertainment, and lodging meeting the needs of residents while also attracting visitors; industrial and commercial districts meeting local demand, creating good jobs, and taking advantage of the close proximity to downtown Los Angeles; and the establishment of a beautiful community with enhanced streetscapes, parks, and gateways. This plan provides guidance on how to direct local development and accommodate housing growth and provides a “constitution” for local land use decisions to address community issues and support the city’s vision.
The Land Use and Community Design Chapter encompasses the Land Use Element and includes eight goals and an overall purpose to manage the use of land to enable growth and re/development to occur in an orderly fashion, sensitive to opportunities, and adhering to constraints imposed by the city’s infrastructure and environmental and social resources. The General Plan’s Land Use section discusses the preservation of residential neighborhoods, while emphasizing mixed-use and commercial opportunities along commercial corridors and nodes. This chapter supports efforts to enhance the community identity and appearance and retain traditional character in the downtown area.
The city’s zoning regulations offer more detail on how to carry out the General Plan policies by providing direction on the types of land uses allowed in different zones across the city, as well as detail regarding development density, scale, and form. Two-thirds of the acreage in Alhambra is
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City of Alhambra Public Review Draft Housing Element 68 designed for residential uses of varying densities (Low Density Residential or R-1, Medium Density Residential or R- 2, and High Density Residential or R -3 Zones), but among these zones, the largest amount of land is dedicated to the R-1 zone and the least amount is designated as the R- 2 zone. Although Alhambra is the second-largest city in terms of land in the San Gabriel Valley, the area is largely already built out. Overall, the southern part of the city consists of lower- intensity development with low- to medium-density residential uses. The northern part has more high-density residential uses, especially in the areas nearby commercial uses.
Key development opportunities identified in the General Plan are summarized below. § Adoption of design guidelines for the preservation of historic neighborhoods/districts. § A vision for a mixed- use entertainment district on the eastern end of Valley Boulevard.
The Valley Boulevard corridor has the potential to support activity nodes where economic or social resources/activities will be concentrated for the benefit of the community. § A transition of t he Garfield Corridor into a medical office corridor with high -quality job opportunities for the community. The Garfield Corridor currently has a mix of older multifamily housing and newer office developments. The new vision could phase out the older stock of multifamily residential units in this area of the city. § The Industrial Corridor, located in the western part of the city, has a large concentration of industrial and commercial uses. The General Plan envisions media and high -tech industries moving into the area. The plan encourages regional commercial development along Fremont Avenue and more mixed-use developments in this section of the city.
Alhambra’s land uses with allowed residential use are summarized in Figure 57 below.
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City of Alhambra Public Review Draft Housing Element 69
Figure 57. Description of the City of Alhambra Residential Land Use Designations and their Associated Development Standards and Allowed Uses
Source: Alhambra General Plan, 2019
Land Use
Designation
Zone Allowed Uses Maximum Height
Allowed
Low-Density
Residential
R-1 § Single-family housing units (1-5 units per
acre)
§ 2 stories, 25
feet; 15 feet for
accessory
structures
Medium-
Density
Residential
R-2 § Single-family detached units, duplexes,
triplexes, and fourplexes (6-12 units per
acre)
§ 2 stories, 25
feet; 15 feet for
accessory
structures
High-Density
Residential
R-3 § Multifamily housing types, including
garden style units and town houses (13-
24 units per acre); densities up to 30
units per acre are allowed on larger sites;
densities up to 43 units an acre allowed
on large sites in the Central Business
District.
§ 3 stories, 35
feet; 15 feet for
accessory
structures.
General
Commercial
CPD § Mostly commercial and office uses
allowed or conditionally allowed.
Conditional: Residential uses, when
proposed in conjunction with commercial
uses.
§ 5 stories, 55
feet; 3 stories,
40 feet if
adjacent to a
residential zone
or use.
Central
Business
District
CBD § All commercial uses except for
fortunetelling businesses, computer game
and internet access centers, and office
uses on the first floor of buildings with
frontage on Main Street; higher residential
density on larger lots. This area provides a
multi-purpose residential and commercial
district that meets the service needs of
surrounding neighborhoods.
§ 5 stories
Office
Professional
PO § Professional, financial, administrative,
medical, and general business office use;
urban residential (15-75 units per acre)
with minimum lot size
§ 5 stories, 55
feet; 3 stories,
40 feet if
adjacent to a
residential zone
or use
Maximum densities permitted in the high -density R-3 zone vary according to location or parcel size. For example, property with frontage only on Curtis or Electric Lanes have a maximum of 12 units per acre, while properties larger than 20,000 square feet can be developed at up to 30 units per acre. Maximum density is extended to 43 units per acre on sites greater than 20,000 square feet that are located in the Central Business District.16
16 Defined as the area bounded by Atlantic Boulevard, Commonwealth Avenue, Chapel Avenue, and Woodward Avenue.
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City of Alhambra Public Review Draft Housing Element 70 Residential uses (multi - and single-family) are also conditionally permitted in the Commercial Planned Development (CPD) and Central Business District (CBD) zones. In the CPD zone, residential uses must be proposed in conjunction with commercial uses. Such residential uses are subject to the development regulations associated with the R -3 zone. The Valley Boulevard Specific Plan provides for up to 43 units per acre, allowing both single -family and multifamily developments.
The Community Identity and Urban Fabric section of the plan describes the Residential Neighborhoods and the importance of retaining the unique housing architecture in Alhambra, a town referred to as the “City of Homes” with a rich array of histori cal development reflective of different time periods. For example, early 1900s development included Craftsman, Foursquare, Mediterranean, Spanish Colonial Revival, and Victorian architectural styles , while 1920 -30s development sprinkled throughout Alhambra consisted mostly of Craftsman, Tudor Revival, and Spanish Colonial Revival architectural styles.
Figure 58. Map of General Plan Land Uses in Alhambra
Source: Alhambra General Plan
New Avenue
Garvey Avenue
Ramona Boul
evard
Huntington Drive
Garfield Avenue
ValleyBoulevard
South Atlantic Boulevard
Fair Oaks Avenue
Fremont Avenue
Alhambra
Avenue
Monterey Road
Main Street
West Valley Boulevard
N
Easte
rnAvenue
East
Valley
Boulevard
N Atlantic Boulevard
East Mission Road
Los
Rob
lesAvenue
0 1 Miles
City Limits
General Plan Designation
Low Density Residential
Medium Density Residential
High Density Residential
General Commercial
Automotive Commercial
Regional Commercial
Central Business District
Office Professional
Industrial
Parking
Public Facilities
Open Space
Educational (Institutional/Religious
Use)
Medical Office
Specific Plan
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City of Alhambra Public Review Draft Housing Element 71 Figure 59. Map of Alhambra Zoning, Overlay Districts, and Specific Plans Source: Alhambra General Plan
New guidelines for siting lower income RHNA require that sites have an allowable density of at least 30 units per acre and be between .5 and 10 acres in size. This is because affordable housing typically requires higher densities and larger sites to be fin ancially viable. Based on the city’s zoning ordinance, only sites within the R-3, CPD, CBD, and RSP 17 that are greater than 0.5 acre18
and not within 50 feet of a lower density zone can accommodate this type of density. Under existing zoning, all parcels not meeting these criteria would not be considered suitable to accommodate lower-income housing need without significant parcel aggregation.
Specific Plans
The City of Alhambra has adopted a master plan and several specific plans that provide for further variety in residential types and locations. Specific Plans are a land use planning tool that set
17 In the Valley Boulevard Specific Plan.
18 Minimum lot size for residential uses in RSP is 40,000 square feet New Avenue
Hunting
ton
Drive
Garvey Avenue
Ramona Boul
evard
Garfield Avenue
Main Street
Valley
Boulevar
d
South Atlantic Boulevard
Fair Oaks Avenue
Fremont Avenue
Alhambra
Avenue
Monterey Road
West Valley Boulevard
N
Easte
rnAvenue
East
Valley
Boulevard
LosRobl
esAvenue
N Atlantic Boulevard
East Mission Road
0 1 Miles
City Limits
Downtown Revitalization District
Regional Commercial Overlay
Automotive Commercial Overlay
Zoning
R-1 Single Family Residential
R-2 Limited Multiple Family
Residential
R-3 Multiple Family Residential
Professional Office
Central Business District
Commercial Planned
Development
East Main Commercial
Specific Plans
Industrial Planned Development
Parking
Public Facilities
Open Space
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City of Alhambra Public Review Draft Housing Element 72 planning policies for a specific area within a community. It creates a nexus of place- specific policies to the General Plan. The City of Alhambra has adopted 10 Specific Plans dating back to 1990.
Alhambra’s Specific Plans as described in the General Plan include (in alphabetical order):
2300 Poplar Specific Plan (SP-5) was approved in 2011. SP-5 allows a 0.66-acre, vacant site to be transformed into a commercial, mixed-use development consisting of 104,000 square feet of self-storage and 4,300 square feet of leasable commercial space. The self-storage component consists of interior-accessible, climate-controlled self-storage units. In addition, when constructed the complex will contain open and covered parking spaces on the ground floor of the building. 2400 Fremont (SP-9) (Midwick Collection) was approved in 2015. It allows a project of up to 70 residential units, including 28 town homes and 37 new, single-family homes. It retains five existing homes that have been rehabilitated.
2500 West Hellman Avenue (SP-7) was approved in 2012, covering approximately 1.25 acres of land. It transformed three older, functionally obsolete retail/commercial structures and a former gasoline service station site into a 135,000 square -foot self-storage development with a customer leasing-office and an option to provide an on-site residence for the management.
Acacia and Marengo (SP-8) was approved in 2012. It transformed an underutilized site into a planned residential community with 18 attached, three-story town homes.
Alhambra 5th and Main Specific Plan (SP- 3) (Main Street Collection) was adopted in 2006. SP-3 transformed the site from an institutional use (previously the Alhambra Public Library) into a planned, mixed-use development with 86 for-sale condominium units, 8,200 square feet of leasable commercial/office space, and a parking garage.
Alhambra Gateway Walk (SP -10) was approved in 2003. It transformed 2.69 acres of blighted, vacant land into a planned residential community with 129 high-end condominiums.
Alhambra Pacific Plaza (SP-6) was approved in 2011. This project replaced an existing low- density, full-service grocery store located at 300 West Main Street, between 3rd and 4th streets.
It revitalized the property with a higher-density development that includes 120 condominium units with ground floor retail/grocery and restaurant uses.
Alhambra Place (SP-2) was originally approved in 2006 and amended in 2014. It covers the 11-acre block located at the juncture of Garfield Avenue and Main Street. SP -2 consists of a planned, mixed -use development with 260 luxury apartments and 140,000 square feet of commercial, restaurant, and retail space. It also has a parking structure with subterranean and ground-level parking for visitors and upper-level, secured parking for residents.
Casita de Zen (SP-4) was approved in 2010. It transformed this area along the north side of Main Street into a planned mixed-use development with 94 for-sale condominium units and 5,000 square feet of leasable commercial space. The complex also contains at-grade and subterranean parking.
Downtown Specific Plan O verlay was adopted in 2005, pursuant to the West Main Street Corridor Master Plan. This plan is aimed at providing a pedestrian-friendly downtown that offers residents dining, shopping, entertainment, employment, and other amenities within short walking distance. The West Main Street Corridor Master Plan identified for principal opportunity sites. As of 2020 three of these sites have been fully redeveloped.
DRAFT
City of Alhambra Public Review Draft Housing Element 73 Valley Boulevard Corridor Specific Plan (SP-1) was adopted in 1990. The Valley Boulevard corridor consists of 130 acres along 3.1 miles of Valley Boulevard. SP -1 was designed to guide reuse and new development along the corridor, and provides guidelines to ease traffic congestion, enhance the corridor’s physical appearance, and ensure that new development is sensitive to adjacent land use.
Figure 60. Map of Alhambra Specific Plans
Source: Alhambra General Plan
The two large -scale plan areas with remaining residential capacity are the Valley Boulevard Corridor Specific Plan and sites within the Downtown Specific Plan Overlay.
Housing capacity within Specific Plan areas are considered opportunities to meet the city’s RHNA allocation. Most of Alhambra’s Specific Plans are for site or project-specific areas that have already been developed. Specific Plans appear to have been an effective tool in facilitating development.
Capacity remains in the Valley Boulevard Specific Plan and the Downtown Specific Plan Overlay will have the greatest impact on the Housing Element. The Specific Plans can also help guide redevelopment of existing areas, and redevelopment, done in a way to minimize or mitigate Huntington
Drive
New Avenue
Mission
Road
Garvey Avenue
Ramona
Boulevar
d
Garfield Avenue
Main Street
South Atlantic Boulevard
Fremont Avenue
Las Tunas Drive
Monterey Road
Del Mar Avenue
West Valley Boulevard
N Atlantic Boulevard
East Mission Road
Fair Oaks Avenue
0 1 Miles
City Limits
Specific Plans
2300 Poplar
2400 South Fremont
Avenue
2500 Hellman
Alhambra 5th and Main
Alhambra Pacific Plaza
Alhambra Place
Alhambra Walk
Automobile Commercial
Casita De Zen
Marengo Acacia
Regional Commercial
Valley Specific Plan
DRAFT
City of Alhambra Public Review Draft Housing Element 74 displacement, can offer opportunities for providing more residential housing needed by the community. However, the VBSP was adopted in 1990, and many of the standards in the plan are antiquated. Large site requirements and height limits may be preclusive to development.
Moreover, among the 130 acres in the VBSP, only 12.5 acres have an RSP designation that allows for housing.
Overlay Districts
The current zoning code has three overlay districts: The Downtown Revitalization Overlay District, the Automobile Commercial Overlay District, and the Regional Commercial Overlay District. Mixed- use developments, including housing, are conditionally permitted consistent with R3 in the Downtown Revitalization Overlay District and the Automobile Commercial Overlay District areas, so these overlays are not prohibitive to housing development. However, the Regional Commercial Overlay District—which is comprised mostly of the Costco and Target Sites—has a minimum size requirement of five acres which would be prohibitive to most housing development. This condition could potentially prohibit infill development on the site. However, this property is a productive commercial use with surface parking consistent with standard parking ratios for similar development. Land within the Regional Commercial Overlay should not be considered a market- supported candidate for redevelopment over the planning period.
Development Standards
The city regulates the type, location, density, and scale of residential development primarily through the Zoning Ordinance (Title 23 of the Municipal Code).
In addition to the Valley Boulevard Specific Plan, residential uses are allowed and encouraged to locate in the R-1, R-2, and R-3 Zones, and are allowed conditionally in the CBD, CPD, and to a lesser extent the PO
19 Zones.
19 Residential development in the PO zone requires a 30-acre minimum lot size.
DRAFT
City of Alhambra Public Review Draft Housing Element 75 Figure 61. Development Standards in Residential Zones
Source: Alhambra, California Code of Ordinances, last updated in 12-9-19 R-1 Zone
Maximum density 1-5 units per acre
Maximum building
height
2 stories, 25 feet; 15 feet for accessory structures
Maximum floor area
ratio
0.35 - Lot area less than 10,000 square feet
0.325 - Lot area between 10,000 and 19,999 square feet
0.30 - Lot area 20,000 square feet and over
Minimum front yard 25 feet for structures up to 20 feet in height. If street has right-of-way of less than 60 feet, 55 feet from centerline of street for structure up to 20 feet in height. For structures over 20 feet in height, an additional 5 feet of front yard or a 40° angle from the front property line, whichever is greater, shall be provided for that portion of the structure above 20 feet.
Minimum rear yard Main Buildings: 20% of lot depth, up to 15 feet Accessory Structures: 3 feet
Minimum side yard Main Buildings:
5 feet for each interior side yard, increased by 1 foot for each story or partial story above the first floor
10 feet for street side of a corner lot, or 40 feet from centerline of street where lot sides upon street having a right-of-way of less than 60 feet
For a reversed corner lot, a side yard equaling the required front yard set- back of the first lot to its rear
Accessory Structures:
3 feet, except that for a corner lot, the street side setback shall be 10 feet
For a reversed corner lot, the street side setback shall be at least the required front yard setback for the key lot
A garage with the automobile entrance facing a street shall be set back 20 feet from the street side property line, or 50 feet from the centerline of the street if it has right-of-way of less than 60 feet
Maximum lot coverage 50% if all buildings on the property are one story, 40% if any buildings or portion thereof contain more than one story; accessory buildings may not occupy more than 40% of the required rear yard area
Minimum dwelling unit
size
Efficiency unit: 400 square feet
One-bedroom unit: 500 square feet
Two-bedroom unit: 800 square feet
Three-bedroom unit: 1,100 square feet
More than three bedrooms: 1,100 square feet plus 150 square feet for each additional bedroom over three
Minimum habitable
space for each dwelling
occupant
150 square feet
Minimum distance
between buildings
6 feet
DRAFT
City of Alhambra Public Review Draft Housing Element 76 R-2 Zone
Maximum density 6-12 units per acre
Maximum building
height
2 stories, 25 feet; 15 feet for accessory structures
Maximum floor area
ratio
0.35 Minimum front yard Average of the front setbacks of the two adjacent properties, with a minimum of 20 feet. Minimum of 50 feet from centerline of street if street has right-of-way less than 60 feet.
Minimum rear yard Main buildings: 10 feet
Accessory structures:3 feet
Minimum side yard Main Building:
5 feet for each interior side yard, increased by 1 foot for each story or partial story above the first floor
10 feet for street side of a corner lot, or 40 feet from centerline of street where lot sides upon street having a right-of-way of less than 60 feet
For a reversed corner lot, a side yard equaling the required front yard set- back of the first lot to its rear
Accessory Structures:
3 feet, except that for a corner lot, the street side setback shall be 10 feet
For a reversed corner lot, the street side setback shall be at least the required front yard setback for the key lot
A garage with the automobile entrance facing a street shall be set back 20 feet from the street side property line, or 50 feet from the centerline of the street if it has right-of-way of less than 60 feet
Maximum lot coverage 45%; accessory buildings may not occupy more than 40% of the required rear yard area
Minimum dwelling unit
size
Efficiency unit: 400 square feet
One-bedroom unit: 500 square feet
Two-bedroom unit: 800 square feet
Three-bedroom unit: 1,100 square feet
More than three bedrooms: 1,100 square feet plus 150 square feet for each additional bedroom over three
Minimum habitable
space for each dwelling
occupant
150 square feet
Minimum distance
between buildings
6 feet if only one or neither building is used for residential purposes. 10 feet if both buildings are used for residential purposes.
DRAFT
City of Alhambra Public Review Draft Housing Element 77 R-3 Zone
Maximum density 13-24 units per acre (higher densities, up to 43 units per acre, are allowed on larger lots)
Maximum building
height
3 stories, 35 feet for high density residential in General Plan, except that 6 stories, 75 feet shall be permitted in the area bounded by the centerline of the following streets: Woodward Avenue on the north, Chapel Avenue on the east, Commonwealth Avenue on the south and Atlantic Boulevard on the west. 6 stories shall also be permitted on properties designated as high density residential, located on a major arterial street and within 1300 feet of an existing or proposed freeway interchange as depicted on the General Plan land use map.
For that portion of a property which is within a 50 foot radius (less street or alley right-of-way) of properties zoned R-1 or R-2 the height limit shall not exceed the maximum height of the applicable adjacent zone.
The prior building height restriction notwithstanding, for those properties which are across a street from R-1 or R-2 zones, the building height shall be not higher than the height allowed by a 50 degree angle measured from the front property line.
Maximum floor area
ratio
0.60 for all living area (excluding non-living areas and garages), for lots up to 19,999 square feet
0.70 for all living area (excluding non-living areas and garages), for lots 20,000 square feet and larger
Maximum building
length
95 feet
Minimum front yard Average of the front setbacks of the two adjacent properties, up to a maximum of 30 feet, with a minimum of 20 feet. Minimum of 50 feet from centerline of street if it has right- of-way less than 60 feet. For properties which have their front yards on Curtis or Electric Lanes, 15 feet.
Minimum rear yard Main Buildings: 10 feet. For properties which have rear yards on Curtis or Electric Lanes, 15 feet.
Accessory Structures: 3 feet. For properties which have rear yards on Curtis or Electric Lanes, 15 feet.
Minimum side yard Main Buildings:
5 feet for each interior side yard, increased by 1 foot for each story or partial story above the first floor
10 feet for street side of a corner lot, or 40 feet from centerline of street where lot sides upon street having a right-of-way of less than 60 feet. For properties on Curtis and Electric Lanes, 10 feet.
For a reversed corner lot, a side yard equaling the required front yard setback of the first lot to its rear.
Accessory Structures:
3 feet, except that for a corner lot, the street side setback shall be 10 feet
For a reversed corner lot, the street side setback shall be at least the required front yard setback for the key lot
A garage with the automobile entrance facing a street shall be set back 20 feet from the street side property line, or 50 feet from the centerline of the street if it has right-of-way of less than 60 feet
DRAFT
City of Alhambra Public Review Draft Housing Element 78 Minimum distance
between buildings
6 feet if only one or neither building is used for residential purposes. 10 feet if both buildings are used for residential purposes.
Maximum lot coverage 55% for all structures
Minimum dwelling unit
size
Efficiency unit: 400 square feet
One-bedroom unit: 500 square feet
Two-bedroom unit: 800 square feet
Three-bedroom unit: 1,100 square feet
More than three bedrooms: 1,100 square feet plus 150 square feet for each additional bedroom over three
Minimum habitable
space for each dwelling
occupant
150 square feet
For land use conversions from low or medium
density residential development (less than 18
units per acre) or any other use other than high
density residential to high density residential
development (18 units or more per acre) along
streets classified as Major Arterials in the
General Plan, the following additional
development standards shall also apply:
Minimum Lot Area: 12,000 Sq. ft.
Minimum Street Frontage: 75 ft.
Central Business District Zone, Commercial Planned Development Zone (if different for CPD)20 Maximum density Consistent with the regulations of the R-3 zone Maximum building
height
10 stories, 115 feet 1, 2
Maximum floor area
ratio
Lot area less than 10,000 sf: 1.0 (0.75)
Lot area between 10,000 and 19,999 sf: 1.5 (1.0)
Lot area between 20,000 sf and one acre: 2.0 (1.25)
Lot area larger than one acre: 3.0 (2.0)
Maximum building
length
Not listed
Front yard Not listed
Rear yard Not listed 3.4
Side yard Not listed 3
Minimum distance
between buildings
6 feet
Maximum lot coverage Not listed
Minimum dwelling unit
size
Not listed, consistent with R-3
Minimum habitable
space for each dwelling
occupant
Not listed, consistent with R-3
20 Residential uses in these zones are required to be built in conjunction with commercial uses (mixed-use).
DRAFT
City of Alhambra Public Review Draft Housing Element 79 Office Professional (PO Zone)
Maximum density Not listed, N/A
Maximum building
height
5 stories, 55 feet (if adjacent to a residential zone or use, 3 stories, 40 feet) 1, 2
Maximum floor area
ratio
Lot area less than 19,999 sf: 0.45
Lot area between 20,000 and 39,999 sf: 0.6
Lot area between 40,000 and 59,999 sf: 1.0
Lot area 60,000 sf and over: 1.5
Urban residential uses if included on a site with a minimum size of 30 acres:
3.28 Maximum building
length
Not listed
Front yard 20 feet for buildings up to two stories or 26 feet in height. 25 feet for buildings higher than 26 feet. Projections to within 10 feet of the front property line may be permitted for up to 25% of the front building length. The front yard shall be maintained in landscaping. Urban residential uses if included on a site with a minimum size of 30 acres: 10 feet from back of curb.
Rear yard 10 feet for the first story up to 14 feet in height, 30 feet for the second story up to 26 feet in height and 40 feet thereafter. Urban residential uses if included on a site with a minimum size of 30acres: 0 feet.
Side yard 5 feet for the first 30 feet from the front property line. 10 feet if adjacent to a residential zone or public right-of-way. Urban residential uses if included on a site with a minimum size of 30acres: 0 feet.
Minimum distance
between buildings
6 feet or 3 feet for urban residential uses if included on a site with a minimum size of 30 acres
Maximum lot coverage 75% (for urban residential uses included on a site with a minimum size of 30 acres)
Minimum dwelling unit
size for urban
residential uses
included on a site with
a minimum size of 30
acres
Efficiency unit: 400 square feet
One-bedroom unit: 500 square feet
Two-bedroom unit: 860 square feet
Three-bedroom unit: 920 square feet
Minimum habitable
space for each dwelling
occupant
Not listed
1 Where a rear lot line of an office, commercial or industrial zoned lot abuts a residential zone, no building or other facilit y constructed on such lot shall exceed the maximum height prescribed for the abutting residential zone. (MC 23.42.040(D)) 2 Where an interior side lot line of an office, commercial or industrial zoned lot abuts a residential zone, no building or other fac ility constructed on such lot shall exceed the maximum height prescribed for the abutting residential zone. (AMC 23.42.040(E)) 3 Wherever a rear lot line or an interior side lot line of a parcel which does not generally require a rear or side yard abuts any portion of a residential zone, there shall be provided on the lot, along that portion of the lot line, a yard with a minimum w idth equal to the side yard which would be required on the lot if it were located in the abutting residential zone, or ten feet, whichever is greater. (A MC 23.42.050(A)) 4 Wherever the rear lot line of a parcel which does not generally require a rear yard abuts the rear lot line of a residential zone, there shall be provided on the former lot, along the abutting portion of its rear lot line, a rear yard with a minimum depth equal to tha t which would be required on the former lot if it were located in the a butting residential zone, or ten feet, whichever is greater. (AMC 23.42.050(B))
Open Space
To improve the living environment of residential neighborhoods, communities typically require housing to have a certain amount of open space, such as yards, common space, and landscaping.
In Alhambra, open space is reflected in setbacks and lot coverage requirements for single-family developments, and minimum required open space areas for multi -family developments. For single-family homes, buildings must be in compliance with the lot coverage standard for the
DRAFT
City of Alhambra Public Review Draft Housing Element 80 respective zone (for example, the R-1 zone maximum lot coverage is 50 percent of the lot if all the buildings on the property are one story and 40 percent if any buildings (or part of a building) include more than one story while the R-3 zone maximum lot coverage is 55% for all structures).
Most of this open space is located within the required front and back yards.
The R-2 and R-3 zones require developments to provide common open space for residents. Units with two or more bedrooms must provide 400 square feet of common open space; those with fewer than two bedrooms are required to provide 300 square feet of common open space. All areas designed for use as common open space must have a minimum dimension of 15 fe et. In addition, recreational amenities are required on all projects of four or more units. The amenities include one or more of the following: swimming pool, spa, recreation room with ping-pong table and lounge furniture or billiard table, children's play equipment, barbecue and picnic table, tennis court, shuffleboard, weight room or sauna. Only one of the listed amenities is required. These amenities serve to provide a high -quality of life for residents, providing a space for children to play, and rapport to develop among neighbors. Developers may opt to include a less expensive recreational amenity in the project, such as a gazebo or barbeque area. The cost impact to an affordable housing development would be minimal. Developments that are directly accessible to a public park may be granted up to a 50 -percent reduction in the common open space requirement.
Private open space (indoor or outdoor) is devoted to the recreation and leisure use. The Zoning Ordinance does not require the provision of private open space and will reduce the common open space requirements proportionally when private open space is provided, up to a maximum reduction of 50 percent. Alhambra’s open space standards mirror those of similar nearby communities and are not considered a cons traint to development. Alhambra’s open space standards are, in general, slightly less than those of nearby Monterey Park and Baldwin Park.
Second Units (ADUs)
California Assembly Bill 68 (AB 68) builds upon recently- adopted state laws to provide more flexibility as to where and how ADUs can be created. AB 68 also places additional restrictions on local governments from adopting ordinances that would hinder the creation of ADUs. A summary of recent changes to the city’s ADU ordinances is below.
Expansion of Ministerial Approval. AB 68 requires ministerial approval, rather than a discretionary approval process, for most ADU types. Under new state law, local agencies are required to ministerially approve at least one ADU and one Junior ADU (JADU) per lot.
Removal of Owner-Occupancy Requirement. New State law eliminates the requirement for owner occupancy of either the primary dwelling or the ADU. The bill requires that ADUs be used for rental terms of at least 30 days by requiring the local government mandate 30-day minimum rentals for ADUs.
Prohibition on Local ADU Laws. To further remove barriers in the creation of ADUs, AB 68 prohibits local governments from enacting ADU ordinances that would do one the following:
§ Impose requirements on lot coverage or minimum lot size. § Allow more than 60 days to ministerially approve an ADU or JADU permit if there is an existing dwelling on the lot.
§ Require replacement parking when a garage, carport or covered parking structure is demolished to create an ADU or is converted to an ADU.
DRAFT
City of Alhambra Public Review Draft Housing Element 81 § Require a setback for ADUs within existing structures, and new ADUs located in the same location and footprint as existing structures, and no more than a four -foot side and rear yard setback.
§ Set a minimum ADU size that does not allow an ADU of at least 800 square feet and 16 feet in height.
The City of Alhambra allows all ADUs and JADUs in all of its residential zones including single - family and multifamily zones and mixed-use zones. All residential lots can have one ADU and one JADU. Multiple ADUs may be allowed within the portions of multifamily structures that are not used as livable space. Local agencies must allow at least one of these types of ADUs and up to 25 percent of the existing multifamily structures. Also, up to two detached ADUs are allowed on a lot with existing multifamily dwellings that are subject to height limits of 16 feet and 4-foot rear and side yard setbacks. All ADUs are required to have a living/sleeping area, a kitchen or kitchenette, and a bathroom including a shower or bathtub. ADUs are no longer subject to lot coverage or floor area ratio regulations.
An ADU is an attached or detached residential dwelling unit which provides complete independent living facilities for one or more persons, and includes permanent provisions for living, sleeping, eating, cooking, and sanitation on the same parcel where an existing single-family or multifamily is located.
Figure 62. ADU Development Standards
Detached Attached Multifamily
Maximum
Height
25 ft
(or 2 stories)
25 ft
(or 2 stories) 16 ft.
Size
Not to exceed 1,200 sq. ft. Cannot exceed 50% of the
main dwelling unit
Up to 25% of the
existing multifamily
dwelling unit if it’s a
conversion ADU
Design ADU shall match the
architectural design of the
existing or proposed main
dwelling
ADU shall match the
architectural design of the
existing or proposed main
dwelling
N/A
Setbacks* 4 ft. from side and rear
yard;
6 ft. from the existing main
dwelling
4 ft. from side and rear yard;
6 ft. from the existing main
dwelling
4 ft. from side and rear
yard
Parking** 1 parking space if not
within a one-half mile of
public transit station or bus
stop.
1 parking space if not within
a one-half mile of public
transit station or bus stop.
1 parking space if not
within a one-half mile
of public transit station
or bus stop.
City of Alhambra ADU development Standards
Note: * Existing accessory structures and single-family homes that are converted into ADUs are exempt from meeting the required setbacks; however, any expansion shall meet the 4 ft. side and rear yard setbacks. ** In multifamily zones, for accessory structures or a portion of the existing residence that is converted into an ADU, no additional parking is required. An ADU cannot have direct access to a garage if the proposed or existing garage has less than three spaces.
A JADU is a small living unit created within an existing main dwelling. The JADU must have the same living provisions required in an ADU ; however, a bathroom is not required. If a bathroom is not provided, the JADU shall have direct access into the main dwelling unit. If a JADU requires expansion, the expansion shall not exceed 150 square feet.
DRAFT
City of Alhambra Public Review Draft Housing Element 82 Figure 63. Junior ADU Development Standards
JADU
Size Not to exceed 500 sq. ft
Setbacks 4 ft. from side and rear yard
Parking* Parking is not required
City of Alhambra ADU development Standards
Note: * An ADU cannot have direct access to a garage if the proposed or existing garage has less than three spaces.
Parking Requirements
Parking is one of the most influential factors relating to the cost and density of new housing development. It has a large impact on development feasibility because it competes for site area with residential uses, thereby limiting the value that can be generated from more rental units.
More rental units not only generate more rent revenue but also reduce per-unit fixed costs, such as land. Moreover, parking tends to add costs without generating its own source of revenue.
City parking standards for residential developments are tailored to the vehicle ownership patterns associated with different residential uses. The Zoning Ordinance requires parking based on the number of units on the property. Parking requirements for residential uses are listed in Figure 64.
DRAFT
City of Alhambra Public Review Draft Housing Element 83 Figure 64. City of Alhambra Zoning Code Parking Standards Source: Alhambra, California Code of Ordinances, last updated in 12-9-19 Zone Dwelling Type Off Street Parking Standards A
R-1 Single-family
dwellings
2 covered parking spaces per unit; plus 1 additional uncovered space for each 750 sf in excess of 2,000 sf per unit
R-2 Single-family
dwellings and
apartment units
2 covered parking spaces per unit; plus 1 additional uncovered space for each 750 sf in excess of 2,000 sf per unit; a two-car garage shall be required for front units and at least one garage space shall be required for rear units.
R-3 Single-family
dwellings,
apartment units,
and residential
condominiums
2 covered spaces within an enclosed garage for each unit; plus 1 additional uncovered space for each 500 sf in excess of 1,000 sf per unit;
Senior citizen unit 1 covered space for each unit
Guest parking A minimum of one guest parking space is required for three units.
Additional units will require additional guest spaces based on the following ratios: 1 space (covered or uncovered) for each 5 units on local residential streets; 1 space for each 4 units on collector streets; 1 space for each 3 units on arterial streets.
Residential hotels,
boarding houses,
and similar uses
1 covered space for each sleeping room or 1 for each 100 sf. of sleeping area, where sleeping rooms do not exist.
Sanitariums, Rest
Homes
1 space for each 3 beds. Minimum of 3 spaces per establishment.
R-1, R-
2, R-3
Zones
Accessory Dwelling
Units
1 open or enclosed parking space per bedroom. For purposes of this section, a studio unit shall count as having one bedroom. No parking is required for an ADU in any of the following instances:
(1) The ADU is located within one-half mile of a public transit stop or station.
(2) The ADU is located on a parcel that has been designated on a local, state, or national register of historic places or districts. (3) The ADU is an integrated ADU.
(4) When on-street parking permits are required, but not offered to the occupant of the ADU.
(5) When there is a car share vehicle operation parking hub or station located within one block of the ADU.
A California’s Parking Statute enacted in 2015 (AB 744), limits parking requirements for development containing affordable housing and located near transit. No more than 0.5 parking spaces per bedroom can be required if the development includes 11% very low-income units or 20% low income units and is within one-half mile of a transit stop.
TOD rental housing affordable to lower income households or senior housing development with sufficient transit access cannot be required to provide more than 0.5 parking spaces per unit. Special needs affordable rentals within one-half mile of transit cannot be required to provide more than 0.3 parking spaces per unit.
DRAFT
City of Alhambra Public Review Draft Housing Element 84 The city’s parking standards are generally comparable , but slightly more restrictive than peer communities including San Gabriel, Monterey Park, Baldwin Park, and South Pasadena.
Figure 65. Comparative Parking Standards for Peer Communities Source: ECONorthwest review of local codes (2021)
Jurisdiction Single
Family
Multi Family Guest Senior
San Gabriel 2 spaces
(covered)
2 garage spaces per
unit.
1 space per 3 dwelling units 0.75 spaces
per unit.
South
Pasadena
2 spaces
(covered)
1-bed unit: 1 space per
unit.
2+bed unit: 2 garage
spaces.
1 space per 2 dwelling units 0.5 spaces
per unit. 1
additional
space per 4
units.
Monterey
Park
2 spaces
(covered)
4 or fewer bedrooms: 2
garage spaces per unit.
5 or more bedrooms: 3
garage spaces per unit. C
3 or fewer bedrooms: 1
space per 2 dwelling units.
4 or more bedrooms: 1
space per 1 dwelling unit.
Unknown
Baldwin Park 2 spaces
(covered)A
1 carport space per
dwelling unit plus one
other space per dwelling
unit.
1 space per 3 dwelling units 1 space per
dwelling unit.
Alhambra 2 spaces
(covered)B
2 covered parking
spaces per unit plus
additional spaces for
larger units. D
1 space per 3 dwelling
units. Additional units will
require additional guest
spaces based on the
following ratios: 1 space
(covered or uncovered) for
each 5 units on local
residential streets; 1 space
for each 4 units on collector
streets; 1 space for each 3
units on arterial streets.
1 space per
dwelling unit.
A 1 additional space required for 5 bedrooms or more
B 1 additional uncovered space for each 750 sf in excess of 2,000 sf per unit C 1 additional open parking space required for each bedroom above 5.
D 1 additional uncovered space for each 750 sf in excess of 2,000 sf per unit in R-2, Plus 1 additional uncovered space per for each 500 sf in excess of 1,000 sf per unit in R-3.
The city offers applicants the ability to request reductions in the parking requirement if different uses can prove they have different time-of-day demands for parking facilities. However, the city does not have a track record of applying this adjustment to residential uses.
The Planning Commission can reduce parking requirements for projects utilizing the flexible development standards allowed in Section 23.20.080 of the Alhambra Municipal Code in areas zoned CBD or R-3 and where the permitted height is 75 feet, including any of the following:
§ Spaces may not be required to be enclosed,
§ One-third of the spaces may be compact size,
§ The number required for one-bedroom units may be reduced by up to 25 percent, and § The number required for efficiency units may be reduced by up to 33 percent.
DRAFT
City of Alhambra Public Review Draft Housing Element 85 The Planning Commission may reduce the number of parking spaces required for senior citizen housing by up to 50%, or 75% for low- and moderate-income senior citizen housing based upon findings that the proposed development is l ocated in proximity to commercial activities and services and is adequately served by public transportation systems.
The Planning Commission may permit up to one -half of the required parking spaces to be uncovered for dwelling units provided exclusively for low- and moderate-income and senior citizen households.
The Planning Commission may count city-owned public parking facilities within 400 feet of a use (excluding residential parking), measured from the use's nearest public access to such parking, in waiving all or part of the parking requirements if the sum of the required parking for such facilities is less than the existing parking provided.
Flexibility in Development Standards
Section 23.20.080 of the Alhambra Municipal Code states that the special objectives of the flexible development standards in the R-3 zone are to:
(1) Promote higher -quality multifamily residential development by providing a more flexible approach to development standards;
(2) Encourage innovative design and efficient use of land which might otherwise be stifled by standard, rigid development standards;
(3) Encourage the consolidation of parcels;
(4) Permit developments to be judged on individual merits and overall impacts on the site and the neighborhood.
Flexibility is offered for standards set out in the R -3 Zone (Chapter 23-20), standards set out in the General Development Standards (Chapter 23-42), General Design Standards (Chapter 23-44), and General Parking Standards (Chapter 23 -52-060). Developments must have a min imum net parcel area of 40,000 square feet to utilize the flexible development standards.
Flexible development standards are implemented through the planned residential development permit process and approved by the planning commission. The city’s 2013-2021 Housing Element included policies and a program to continue to promote the use of flexible development standards in the R-3 zone.
SB330 State Override on Local Laws
Passed in 2019, SB330 makes numerous changes to the Permit Streamlining Act and the Housing Accountability Act. These rules limit the ordinances and policies that can be applied to housing developments. The law defines “housing development” as residential and mixed- use projects where two- thirds of the square footage is dedicated to resident ial units and transitional or supportive housing projects.
The legislation also establishes a new preliminary application process where a housing development is considered to have completed the preliminary application process by providing information with respect to site characteristics, project description, environmental concerns, and other factors. Housing developments will only be subject to standards in effect when it completes its preliminary application. Developers will have 180 days to submit a development application. It also makes additional streamlining amendments including reduced timeframes of housing development approval and creating a limit on the number of hearings allowed.
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City of Alhambra Public Review Draft Housing Element 86 Consistency with Other Plans
The city’s development standards are mostly consistent with the General Plan. We identified one exception where there is inconsistency in stated height limits in the CBD zone.
Constraints Summary:
General Code Usability:
The Code Analysis Memo (2020) by Miller Planning Associates found many issues in Alhambra’s existing zoning code that contribute to a constraint on development. Factors identified include inconsistent organization, general complexity, inconsistencies in allowed uses, and lack of clear definitions and rules of measurement. Taken together these issues add time, cost, and uncertainty for code users which can be a constraint on housing development .
Program 18 will adopt the Comprehensive Zoning Code Update to remove this constraint.
Density:
The City of Alhambra only allows residential densities greater than 30 units per acre on sites that are high-density residential (R-3, CBD, CPD, PO, and RSP), are greater than 20,000 square feet, and are not in proximity to a lower -density designation. Excluding recently developed Specific Plan areas (which are not likely to be redevelopable), these conditions apply to only 253 individual parcels totaling 295 acres of land. Most of this land is located on high -value commercial properties (i.e., Costco, Home Depot, Auto Commercial) or on sites that already have residential development, making redevelopment more challenging. High -density land is also concentrated in downtown. Because most land in Alhambra does not allow for densities greater than 30 units/acre, density is a likely constraint on affordable housing development.
The recent pattern has been for projects to be able to develop near maximum densities.
However, Program 16 will implement the City’s rezoning program that will increase allowed densities across most of the city. This will create a disconnect between existing development standards and density, resulting in a constraint on housing production and diversity of housing types.
Specific Plans:
The city has developed various Specific Plans which has helped to clarify the complexities of the city’s code. The city wants to try to eliminate this use of Specific Plans in the future by addressing the constraints and complexities of its zoning code . The onl y Specific Plan with meaningful land suitable for redevelopment is the VBSP. This plan was adopted in 1990 and many of its standards are antiquated and may be limiting development potential.. For example, the plan has a 40,000 sq. ft. minimum lot size requirement for residential uses. Only three blocks with the RSP designation have contagious contiguous parcels capable of meeting this threshold. The Valley Boulevard Specific Plan has certainly constrained residential development by limiting the amount of land available for residential uses along an underutilized corridor with high transit access. Program 16 directs the city to replace the Valley Boulevard Specific Plan.
Overlay Districts:
Housing is permitted in overlay districts consistent with the base zone. There is nothing inherent in the overlay districts that is prohibitive to housing development and they should not be considered a constraint on development.
Development Standards:
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City of Alhambra Public Review Draft Housing Element 87 The city’s development standards include minimum setbacks, height limits, maximum floor area ratios (FARs) and lot coverage and minimum size for dwelling units, open space, and minimum parking requirements. We found that collectively, the city’s development standards will make it difficult to reach maximum allowed densities and place additional financial burden on development. Height limits, open space and parking requirements are the greatest constraint.
Height Limits. The city uses a graduated height limit where height defaults to a lower zone within 50 feet of a lower zone. For example, a high -density parcel adjacent to a low -density zone would have the area within 50 feet of the low-density zone limited to only two stories or 25 feet. This condition impacts a large share of high-density land in Alhambra. Combined with minimum unit sizes and FAR, height limits will prohibit development from reaching maximum densities in zones that will have increased density under the city’s rezoning program.
Commercial Zones. With the exception of the PO zone, residential development in commercial zones requires residential to be developed in conjunction with a commercial use.
This constrains the ability to reach maximum density in residential zones. Program 18 will remove this requirement and allow 100% residential uses in commercial zones.
Parking Requirements. Parking requirements are one of the primary factors influencing site utilization and financial feasibility. Parking is costly to build and consumes land that could otherwise be used for housing. When minimum parking requirements are too high, they can be a constraint on development by reducing redevelopment potential and limiting the redevelopment of irregular sites. While the city’s parking standards are generally in line with peer cities, the region as a whole has been slow to adjust to changes in parking demand.The city’s parking requirements are slightly higher than similar jurisdictions and covered parking (garages) are required for multifamily development. This space requirement and costs associated with structured (garage) parking could reduce the num ber of units feasible on a site, discourage smaller units , limiting housing choice, and result in higher priced units only being feasible, perpetuating lack of affordability. The zoning code provides options to reduce parking requirements for projects that meet certain criteria (addressed in section above), but these incentives are limited to the R -3 zone and require discretionary approval from the Planning Commission , therefore, existing standards should be considered a constraint for multifamily development. Programs 24 and 18 require the analysis and amendment of parking standards to remove as a constraint.
Inconsistency with the General Plan:
The maximum height limit in the Central Business District is listed at five stories in the Land Use Element of the General Plan, but the current code lists a limit of 10 stories and 115 feet.
This is expected to be addressed in the next Zoning Code update.
Collective Assessment of Constraints:
Under proposed rezoning to densities ranging from 30 to 64 units per acre in high density residential areas and commercial zones, the combination of allowed uses, height limits, FAR, minimum unit size, and parking and open space requirements under existing land use controls will make developing near maximum densities both physically and financially infeasible. These factors will make only projects with the highest income potential (rent or sales price) feasible, impacting affordability and a diversity of housing choice.
What Can the City of Alhambra do?
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City of Alhambra Public Review Draft Housing Element 88 The city has already recognized challenges and constraints in its land use controls and is in the process of completing a comprehensive zoning code update. Many of the issues identified in this section will be addressed through this process. The city is also in the process of evaluating whether there is a need for a new set of design guidelines providing direction on architectural themes and elements associated with new development and redevelopment of the East Main Corridor. Whether through these effor ts or other programs (to be determined in the housing plan), potential constraints on development could be mitigated through:
§ Improve the organization and usability of the zoning code § Update ordinances to be consistent with state law
§ Update the Valley Boulevard Specific Plan or replace with an appropriate zoning classification
§ Amend development standards to allow for development to maximum densities § Study the appropriateness minimum parking requirements and make reductions where possible.
§ Expand the use of parking reductions and/or waivers
§ Address inconsistencies with the General Plan.
Relevant Housing Action Plan Programs : Program 5, Program 6, Program 9, Program 12, Program 13, Program 15, Program 16, Program 18, Program 21, Program 23, Program 26, Program 3029, Program 310.
Residential Planned Development
The Residential Planned Development (RPD) Permit is the name of the entitlement application involving residential development projects (this should not be conflated with Planned Unit Developments). The RPD permitting process is required for nearly all residential projects and this process largely requires review and approval by the city’s Planning Commission. Design review is embedded in the RPD permitting process and this can add extra time and additional costs for applicants.
The only exceptions for full RPD permitting are residential development projects within the 1) R- 2 and R- 3 zones including one -story additions of less than 50% of existing floor area (these development requests would be processed by Zoning Clearance); or 2) R -1 zone including new single-family residential development with second -story additions of any size, and one -story additions of more than 50% of the total residential building (requires a RPD Permit but the RPD Permit is processed administratively); and 3) R-1 zone with one-story additions of less than 50% of the total residential building area (processed by Zoning Clearance).
Constraints Summary:
Among the most important factors in a city’s administrative code, from the perspective of the development community, is certainty. Reducing the number of actions and decisionmakers involved in making planning approvals, while maintaining opportunities for public input , is desirable. Through the RPD permit, the City of Alhambra relies heavily on discretionary review of residential projects. This adds additional time, cost, and uncertainty to development that can be a constraint on development.
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City of Alhambra Public Review Draft Housing Element 89 Density Bonus
The City of Alhambra offers housing density bonuses (Code Section 23.20.060) consistent with the state law outlined in California Government Code § 65915. This Code essentially helps expedite local residential development and promotes affordable housing. Eligible applicants are allocated a density bonus for projects providing at least ten percent of the total units as lower income households (defined as 80% AMI), or five percent of the total as very low -income households, or for a senior citizen housing development (defined by California Civ. Code § 51.3).
The City of Alhambra Code Section 23.20.060 E provides detail on the calculation of the density bonus units and outlines the range of percentages allocated for different eligible projects.
Generally, the greater the share of lower -income housing units, the greater the percentage of density bonuses. For example, a project with ten percent low -income units would gain a 20 percent density bonus allocation while a project with 20 percent low -income units would gain a 35 percent density bonus allocation.
Additional updates are expected for California Government Code § 65915 in response to AB 1763 approved by the Governor on October 9, 2019. The expected update generally allows housing development located within one-half mile of a major transit stop and meeting all housing affordability requirements to have a height increase of up to three additional stories and a density bonus of 80%, exempting the housing development from any maximum controls on density.
Essentially, housing projects with a minimum of 80 percent low-income units and up to 20-percent moderate-income units are eligible for a density bonus of up to 80 percent of the maximum allowed density or a density bonus with no limit if located within one-half mile of a major transit stop. Also, eligible applicants qualify for reduced parking requirements and a height increase of up to three stories or 33 feet when located within one-half mile of a major transit stop.
State law also now requires the replacement of affordable units in redevelopment projects and additional incentives for projects that are 100 percent affordable. While the City of Alhambra enforces the State Density Bonus requirements, its ordinance will require an update to be in compliance with State law.
Overreliance on discretionary review and failure to apply objective stand ards are also inconsistent with recent changes to the Permit Streamlining Act and the Housing Accountability Act.
What can the City of Alhambra do?
To mitigate this constraint, the City should reconsider which developments are subject to Planning Commission approval. The city has started down this path. In early 2020, the city began implementing RPD requirements of the Code to allow administrative review of permit applications in the R-1 zone rather than a RPD permit process, subject to Design Review Board and Planning Commission discretionary review. T his update is a step towards right -sizing the discretionary review with the scale of change in the built environment. Additional efforts to ameliorate development uncertainty and risk especially for projects small in scale should be considered as a way to better meet the community’s housing needs. As a part of the city’s comprehensive zoning code update, it will be exploring how the number of projects that require discretionary review can be reduced through ne w design standards and requirements in the Code.
Relevant Housing Action Plan Programs : Program 13, Program 26.
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City of Alhambra Public Review Draft Housing Element 90 There has only been one project applicant (application filed on 2/12/2021) submitting a request to use density bonuses. This application is requesting bonus units for a project referred to as the Mariposa Affordable Housing site that will include 50 units, 100% affordable, and will utilize density bonuses provided under AB 1763. Since the site is within one-half mile of a major transit stop (Atlantic/Main) there is no maximum density applicable.
Inclusionary Housing Ordinance
The City of Alhambra adopted an Inclusionary Housing Ordinance in September 2020 that is applicable to five (5) or more units. City Council held the first reading of the proposed ordinance on September 14, 2020. The ordinance includes a maximum 15-percent affordability requirement at low- and moderate-income levels for all projects with seven or more units. Credit is given for including a larger number of u nits at progressively lower income levels. An in-lieu fee is also allowed with limitations.
1. Applicability and Exemptions: The Ordinance will apply to all new residential construction projects consisting of seven (7) or more units in a single-family or multifamily setting, unless exempt by state law. This threshold will apply to for-sale or rental units equally.
The units developed as Inclusionary must be dispersed throughout the Residential Development, and of a similar size, bedroom count, location, and generally comparable to the market rate units in terms of design, appearance, materials and finished quality. Units developed on site must be constructed concurrently with the market rate units.
2. Inclusionary unit requirement: For all applicable projects, the Ordinance will require a total of fifteen percent (15%) of all newly constructed dwelling units be offered for sale or for rent to low- and moderate-income households comprising of:
1) Nine percent (9%) of all required inclusionary units to be sold or rented to low -income households (80% of LA County area median income or AMI); and, 2) Six percent (6%) of all required inclusionary units to be sold or rented to moderate-income households (120% of LA County AMI).
Constraints Summary:
The city’s density bonus ordinance is not currently in compliance with State law. However, the city enforces the minimum requirements of current State law. Density bonuses are an opportunity to support affordable housing development, but the city has not seen any utilization of the density bonus in recent years. The density bonus itself is not a constraint on development, but there may be other factors in the city’s development standards that are limiting the ability of developers to utilize density bonuses.
What can the City of Alhambra do?
There are two paths forward for the city to improve its density bonus program. The first will be to update the current ordinance to be compliant with state law and institute a process to identify and adopt conforming amendments in the future within a reasonable time frame. The second path is to explore how other market or regulatory factors interact with the density bonus to understand why it is not being utilized in the community.
Relevant Housing Action Plan Programs : Program 9, Program 12.
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City of Alhambra Public Review Draft Housing Element 91 Rental units must remai n affordable in perpetuity; for- sale units must remain affordable for 45 years.
In calculating the required number of Inclusionary Units, fractional units of .75 or above will be rounded up to a whole unit if the Residential Development consists of ten (1 0) to twenty (20) units; fractional units of .50 or above will be rounded up to a whole unit if the Residential Development consists of twenty-one (21) or more units.
3. Incentives for greater affordability: The Ordinance will provide incentive credits when a required inclusionary unit is offered to a lesser income bracket than required. 1) If Very-Low-Income units are provided in lieu of required Low -Income units, a credit of
1.5 units to every 1 unit shall be provided.
2) If Very-Low-Income units are provided in lieu of required Moderate-Income units, a credit of 2 units to every 1 unit shall be provided.
3) If Low-Income units are provided in lieu of required Moderate- Income units, a credit of
1.5 units to every 1 unit shall be provided.
4. Alternative to providing Inclusionary Housing Units: The Ordinance will provide a series of three alternatives to requiring the inclusionary housing units being built. They are in -lieu fee, off-site units, and land donation.
In-lieu fee. Applies to developments of 5-20 units and is payable for all or some of the required units. The fee is based on a fee schedule established by resolution of the City Council.
Off-site units. A developer may satisfy the inclusionary requirement by providing affordable units, in whole or in part, by constructing or substantially rehabilitating the required number of units at a site different than the site of the Residential Development.
Land Donation. The Developer may satisfy the requirement of providing Inclusionary Units as part of the Residential Development, in whole or in part, by a conveyance of land to the city for the construction of the required Inclusionary Units.
5. Inclusionary Housing Trust Fund: The IHO will create an Inclusionary Housing Trust Fund to receive the in- lieu fees paid by developers, instead of creating affordable units and/or units sold to an above moderate-income purchaser, provided that the sale shall result in a recapture by the city or its designee of a financial interest in the unit equal to (1) the difference between the initial affordable sales price and the appraised value at the time of the initial sale, and (2) a twenty percent share of any appreciation.
This fund can be used for a Revolving Loan Program, housing vouchers, or similar programs, or for quarterly reporting on revenues and expenditures available.
Figure 66 presents a comparison of Inclusionary Housing Ordinances in the Region. Across most categories, Alhambra’s structure is less restrictive. Alhambra has a higher exempt threshold (7 units), lower fees, offers credits, and has generally lower affordability thresholds.
Figure 66
. Comparison of Inclusionary Housing Ordinances in the Region Source: ECONorthwest
Alhambra South
Pasadena A
Pasadena West Hollywood Santa Monica
Standard
Set Aside
15% 15% 20% 20% 25% - 40%
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City of Alhambra Public Review Draft Housing Element 92 Applicable
Project
Size
7+ units 4+ units All 2+ units 4+ units
Set-aside
Structure
(Rent)
Same for
rent and
sale
9% @ LI or
below
6% at MI or
below
Credits for
higher
percentages
at lower
income
levels.
10% @ LI or
below
6% @ MI or
below
Credits for
higher
percentages
at lower
income
levels.
5% @ VLI or
below
5% @ LI or
below
10% @ MI
or below
Same for rent and
sale
2-10 units:
1 unit @ MI or below
11-20 units:
20% @ MI or below
21-40 units:
20% @ MI or below,
30% if units are small.
41+ units:
20% @ MI or below,
20% of total floor area
if units are small.
4-15 units:
20% @ LI or below
10% @ VLI or below,
or 5% @ ELI.
16+ units:
25% @ LI or below
15% @ VLI or below,
or 10% @ ELI or
below.
Set-aside
Structure
(Sale)
15% @ MI or
below.
20% @MI
or below
4-15 units:
20% @ MI or below
16+ units:
25% @ MI or below
In-Lieu
Fee
Rent:
$0.89-
$14.30
Own:
$1.88-
$30.00
Rent:
$20.00-
$30.00
Own:
$30.00-
$40.00
Rent:
$1.19-
$33.76
Own:
$16.86-
$63.89
$13.63-$29.23 Rent:
$35.70
Own:
$41.70
Incentives
and
Bonuses
None Density
Bonus
Reduced
Fees
Reduced
Parking
Density
Bonus
Reduced
Fees
Density Bonus
Reduced Parking
Density Bonus
Reduced Fees
ELI = Extremely Low Income
VLI = Very Low Income
LI= Low Income
MI = Moderate Income
A South Pasadena IHO adopted May 2021
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City of Alhambra Public Review Draft Housing Element 93 Constraints Summary:
Because the City of Alhambra’s IHO is relatively new, there is not information on the potential impacts on actual development feasibility. However, IHO policies have been effective in delivering affordable housing in the region. While Alhambra’s IHO does not offer associated incentives, its structure is less restrictive than existing or proposed IHOs in the region.
What can the City of Alhambra do?
The city should be actively monitoring its IHO through development applications and conversations with developers. It should be prepared to make amendments that respond to changes in market conditions or evidence that the current structure is misaligned with the market.
Relevant Housing Action Plan Programs : Program 5.
Growth Controls and Local Ordinances
The City of Alhambra has the following housing-related Local Ordinances that can affect housing development. These local ordinances have been discussed in their respective places in this document.
§ Short-Term Rentals: The City of Alhambra is in the process of considering a short-term rental ordinance. Short-term rentals are units that are rented by visitors to the community and are typically defined as properties that are rented for a period of less than 30 days.
Online platforms that have made it easier to promote and book peer-to-peer rentals have resulted in a proliferation of short -term rental units in Southern California. Short -term rentals have yet to have meaningful impacts on Alhambra’s housing market. For example, in 2021 we found only 300 units list ed publicly in the city 21, representing less than one
percent of the local housing stock. The City of Alhambra is committed to limiting the impacts of short-term rentals on the supply of housing for community residents, and the adoption of a short-term rental ordinance will limit future market disruption. § Transitional Housing: See page 100.
§ Supportive Housing: See page 100.
§ Mobile Homes and Manufactured Housing: See page 96.
§ Single-Room Occupancy Housing (SRO): See page 101.
§ Accessory Dwelling Units: The city’s Accessory Dwelling Unit ordinance, Chapter 23.57, was nullified by the changes to State ADU laws on January 1, 2020. The city is presently applying the State ADU laws in processing ADU applications. The city has a draft ADU ordinance already approved by the Planning Commission that needs to be adopted by the City Council that brings its ADU policies in line with state re quirements. This adoption process was delayed by the COVID-19 crisis. See page 96. § Emergency Shelters: See page 97.
§ Reasonable Accommodations: See page 102.
§ Inclusionary Housing: See page 89.
21 Airbnb search, February 1, 2021.
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City of Alhambra Public Review Draft Housing Element 94 § Historic Preservation : Since 2017, the city has been working to establish a historic preservation program for the purpose of preserving the cultural identity of Alhambra as a diverse residential and commercial city with distinct single -family neighborhoods. This program is still in process, including determinations for eligibility criteria, resource inventory, and review process. Historic preservation programs are good at protecting cultural identity and the architectural consistently and integrity of the community and can be value -enhancing programs. However, preservation progr ams may also limit redevelopment potential. If too comprehensive, a historic preservation program in Alhambra may emerge as a constraint on housing production.
Constraints Summary:
Potential constraints for each ordinance summarized above are discussed in their respective referenced sections. Several ordinances (emergency shelters, ADUs) require updates to be consistent with State Law, but the city currently defaults to enforce State requirements.
Generally, the city’s adopted ordinances serve to facilitate housing development, and are not a constraint.
What can the City of Alhambra do?
The city should continue to monitor how its policies and ordinances impact development feasibility and production. It should maintain relationships with local developers, organizations, and non-profits to continually inform its processes.
Relevant Housing Action Plan Programs : Program 5, Program 8, Program 23.
Providing for a Variety of Housing
State law requires jurisdictions to provide the opportunity for development of a variety of housing types including single-family housing, multifamily housing, mobile and manufactured homes, and accessory dwelling units. These housing types are either permitted or conditionally permitted in Alhambra by zone, as defined in the Alhambra Zoning Ordinance. The law further defines a variety of housing to meet the needs for specific demographic groups including senior housing, residential care facilities, emergency shelters, transitional housing, supportive housing, farmworker housing, and single-room occupancies. These housing types are also either permitted or conditionally permitted by zone in the Alhambra Zoning Ordinance, though some types, such as transitional or supportive housing, depend on the form of the development as they can vary.
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City of Alhambra Public Review Draft Housing Element 95 Figure 67. Permitted Residential Uses by Zone
Source: City of Alhambra Planning Department
Residential
Use
R-1 R-2 R-3 PO CPD CBD RC Valley
SP
IPD
Single-Family
Dwelling
P P P * C(1) C(1) C(1) P *
Multifamily * P (no
condos)
P C(2) C(3) C(3) C(3) P *
Mobile Homes
and
Manufactured
Housing
P P P * C(3) C(3) C(3) P *
ADUs
P P P * P P P P *
Senior Housing
Could be
permitted
as a group
home or
residential
care
facility 6
or less
Could be
permitted
as a group
home or
residential
care
facility 6
or less
P, C * C(3) C(3) C(3) C *
Residential
Care Facilities
P P P * C(3) C(3) C(3) C(3) *
Emergency
Shelters
* * * * * * * P P
Transitional
Housing
P P P * C(3) C(3) C(3) P *
Supportive
Housing
P P P C(3) C(3) C(3) P
Farmworker
Housing
* * * * * * * * *
Single-Room
Occupancy
* * P * * * * * *
P = Permitted Use
C = Conditional Use
A = Accessory Use
* = Not permitted
(1) N conjunction with, and accessory to, a permitted or conditionally permitted use. (2) Urban Residential uses permitted on a site with a minimum of 30 acres and with a density ranging from 15 to 75 units per acre.
(3) When proposed in conjunction with commercial uses.
Multifamily Housing
According to the California Department of Finance’s (DOF) Population and Housing Unit Estimates, approximately 12% of Alhambra’s total housing units in 2020 were structures with two to four units and 33% were larger multifamily housing with five or more un its. Multifamily housing is permitted outright in Alhambra in the R -2 and R- 3 zones and in the Valley Boulevard Corridor Specific Plan, and permitted with a conditional use in PO, CBD, CPD, and RC zones.
Maximum allowed densities for multifamily housing range from 12 units per acre in the R-2 zone to 43 units per acre in areas of R-3 and other zones including CPD, CBD PO, and Valley Boulevard Corridor Specific Plan.
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City of Alhambra Public Review Draft Housing Element 96 Mobile Homes and Manufactured Housing
In 2020, less than one percent (0.1%) of Alhambra’s total housing units were mobile homes or manufactured housing. The city’s Zoning Ordinance includes mobile homes in the definition of single-family dwelling as: “a building containing one dwelling unit constructed entirely on-site, or a unit constructed and/or assembled off-site, including mobile homes manufactured and certified under the National Mobile Home Construction and Safety Standards Act of 1974 and located on a permanent foundation system approved by the Building Department.” Thus, mobile or man ufactured homes are permitted where single- family dwellings are also permitted. In Alhambra, these housing types are allowed outright in R-1, R-2, and R-3 zones and in the Valley Boulevard Corridor Specific Plan, and are conditionally allowed in CPD, CBD, and RC zones. The Alhambra Zoning Ordinance meets all legal requirements for mobile and manufactured housing types.
In addition, the city has a Mobile Homes and Manufactured Housing Ordinance, which describes this housing allowance as follows:
Individual mobile homes installed on a permanent foundation are treated as single -family dwellings. They are permitted by right in the R -1, R-2, R-3 and residential areas of the Valley Boulevard Corridor Specific Plan).
Second Units (ADUs)
Chapter 23.57 of the Alhambra Zoning Ordinance includes development standards for accessory dwelling units (ADUs). Initially adopted in 2005, the code was amended and replaced in December 2017 to meet new state requirements. ADUs, or second units, are permitted outright on lots 6,500 square feet or greater with an existing or proposed single-family dwelling in the R-1, R-2, and R- 3 zones.
ADUs must also meet the design and development standards of the underlying zone. In R-1, the lot with the ADU must abut property with a zone oth er than R-1 and no shared boundary with the Open Space zone. ADUs are permitted through a ministerial review process under a zoning clearance permit. Recent legislation since 2017 make amendments to ADU standards. For example, applicants for an ADU in Alhambra must be owner-occupants of the existing unit on the lot. New legislation will require the city to remove this requirement. The city currently enforces the minimum state requirement but will need to update its ADU ordinance to be in compliance with State law.
Senior Housing
The Alhambra Zoning Ordinance allows development of multifamily senior housing in zones that allow multifamily development. Senior housing developments are also subject to additional density bonuses and additional use allowances based on the zoning district. For example, senior housing developments that include housing for lower -income households have a density bonus of 20%. Additionally, in the R -3 zone, additional uses may be allowed as part senior housing planned developments including specific commercial or retail services.
Reductions in parking spaces for senior citizen units also apply in certain zones. For example, in the R-3 zone, 2 covered spaces per unit are required for non-senior housing, and 1 covered space per unit for a senior citizen unit. In other zones with a proposed senior housing development, Planning Commission may reduce the number of required spaces by 50% or up to 75% for income-restricted housing (low- and moderate-income).
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City of Alhambra Public Review Draft Housing Element 97 Residential Care Facilities
The Alhambra Zoning Ordinance defines residential care facilities as “ any family home or group care facility for 24-hour non-medical care of persons in need of personal services, supervision or assistance essential for sustaining the activities of daily living or for the protection of the individuals, excluding jails and other detention facilities.” Residential care facilities serving six or fewer people are allowed outright in all residential zones in Alhambra, consistent with State regulations. Larger residential care facilities are conditionally allowed in R -3, PO, CPD, and CBD zones and the Valley Boulevard Corridor Specific Plan. The process to obtain a conditional use permit for a residential care facility follows the same standards as other similar uses, and the average processing time is approximately three months.
Figure 68. Summary of Approvals for Group Homes
Source: City of Alhambra
Small residential care facilities of 6 or less:
Permitted by right R-1, R-2, R-3 zones.
Conditionally permitted PO, CPD, CBD, VSP zones.
Larger residential care facilities of 7 or more:
Permitted by right Not permitted by right in any zones.
Conditionally permitted R-3, PO, CPD, CBD, VSP
Rest homes:
Permitted by right Not permitted by right in any zones.
Conditionally permitted R-3, PO, CPD, CBD, VSP
The Zoning Code should be amended to allow large family care homes by right where multi- family is allowed by right instead of requiring a Conditional Use Permit or not being allowed.
Emergency Shelters
The Alhambra Zoning Ordinance defines an emergency shelter as “ housing with minimal supportive services for homeless persons that is limited to occupancy of six months or less by a homeless person. No individual or household may be denie d emergency shelter because of an inability to pay.” Chapter 23.86 of the Zoning Code defines the regulations for permitting and development of emergency shelters in the city.
As noted in the previous housing element, Alhambra updated the Emergency Shelte r code to comply with SB 2 in 2008, which required changes to the permitting process and allowing emergency shelters outright in at least one zoning district. Alhambra allows emergency shelters outright in the Valley Boulevard Corridor Specific Plan (VSP) and the Industrial Planned Development (IPD) zoning districts.
“AMC Section 23.86.040(B): Emergency shelters are allowed by right in the VSP (Valley Boulevard Corridor Specific Plan) zone and the IPD (Industrial Planned Development) zone, provided they meet the minimum property development standards of the zone in which then are located.”
These parcels are located along transportation corridors and therefore have access to services.
Emergency shelters are not permitted in all parts of the VSP or IPD zone. The following location requirements apply and have the effect of limiting shelters to only one remote area for each of the zones.
“AMC Section 23.86.040(C)(1): Shall be permitted in the VSP zone only when located in the area bounded by Vega Street to the west and New Avenue to the east.
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City of Alhambra Public Review Draft Housing Element 98 “AMC Section 23.86.040(C)(2): Shall be permitted in the IPD zone only when located in the area bounded by Orange Street to the north, Mission Road to the south, Raymond Avenue to the east, and Palm Avenue to the west.” “AMC Section 23.86.040(C)(3): There shall be no other emergency shelters within 300 feet of the subject property, nor shall the proposed emergency shelter be located within 1,000 feet from any residential care facility, public park or public school (not including trade or technology schools), as measured from property line to property line.”
“AMC Section 23.86.040(C)(4): Shall be located within one-quarter mile of a designated public transportation stop.”
\hey are subject to specific locational requirements within these zoning districts, defined in Chapter 23.86 as:
§ Permitted in the VSP zone only when located in the area bounded by Vega Street to the west and New Avenue to the east.
§ Permitted in the IPD zone only when located in the area bounded by Orange Street to the north, Mission Road to the south, Raymond Avenue to the east, and Palm Avenue to the west.
§ No other emergency shelters within 300 feet of the subject property, nor shall the proposed emergency shelter be located within 1,000 feet from any residential care facility, public park, or public school (not including trade or technology schools), as measured from property line to property line.
§ Located within one-quarter mile of a designated public transportation stop.
Other development standards for emergency shelters in Alhambra include:
§ Maximum stay. No person(s) shall stay within an emergency shelter for more than six months from the date of their acceptance into the emergency shelter. In addition, no person(s) shall be re-admitted to the same emergency shelter within five calendar days of being discharged.
§ Maximum number of beds. No more than 12 beds shall be provided on the entire property where the emergency shelter is to be located. Beds shall be provided for men and women in separate and secured areas. No such separation shall be required when beds are located in a bedroom intended for a single family.
§ Maximum density. The maximum resident density shall be one resident per 150 square feet, up to a maximum of 12 residents.
§ Waiting area. If the intake of clients occurs on site, there shall be provided an on -site client intake and waiting area in a location not adjacent to the public right-of-way, that is fully screened from public view, and provides consideration for weather events including shade and rain cover. The intake and waiting area shall be suitably sized to prevent queuing in the public right-of-way or within any parking lot but shall occupy a maximum area of 400 square feet.
§ Operating hours. Each emergency shelter shall establish and maintain set hours of operation for client intake and discharge. These hours shall be clearly displayed at the entrance to the emergency shelter at all times. In the event an emergency shelter client is socially disruptive, a threat to the safety of others, or in violation of the emergency
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City of Alhambra Public Review Draft Housing Element 99 shelter facility rules during non- business hours of operation, the emergency shelter management may proceed with discharging that client immediately. § On-site personnel. On-site personnel shall be provided during all hours of operation when clients are present. A designated area for on-site personnel shall be located near the main entry to the facility for the purpose of controlling admittance into the facility and providing security.
§ Client restrictions. The emergency shelter operator shall not intake any person as a client of the emergency shelter that the operator knows is wanted by the police or knows has been convicted of committing any violent offense.
§ Personal storage. A private storage area or closet shall be provided with each on-site bed.
At no time shall any client of an emergency shelter be allowed to keep on-site any alcoholic beverages or store any type of illegal substances, illegal drugs, and/or weapons of any kind.
§ Personal space. A minimum of 30 square feet of personal space shall be allocated for each client bed.
§ Restroom and shower facilities. A communal restroom facility with at least two toilets, one shower, and one sink shall be provided for every 12 clients residing at an emergency shelter.
§ Common space. Interior and/or exterior common space for the on- site clients to congregate shall be provided on the property at a ratio of not less than 15 square feet per occupant or a minimum overall area of four hundred square feet, whichever is greater. § Telephones. Each emergency shelter shall provide telephone(s) for the use of the on-site clients.
§ Food service areas. The emergency shelter operator shall be responsible for ensuring that any food service or on-site meal preparation areas comply with all applicable requirements of the city and the Los Angeles County Health Department. § Laundry facilities. The emergency shelter shall provide laundry facilities adequate for the number of clients.
§ Outdoor storage. Any provision of on-site outdoor storage shall be fully screened from all public rights-of-way and on-site parking lots.
§ Parking. Off-street parking shall be provided at the ratio of one on-site parking space for every five beds, one space for each bedroom intended for families, plus one additio nal space per staff member. No client shall sleep or live within a motor vehicle on the property of an emergency shelter at any time.
§ Refuse. There shall be provided a refuse storage area that is completely enclosed with masonry walls not less than five fe et high with a solid -gated opening and that is large enough to accommodate a standard sized trash bin adequate for the parcel. The refuse enclosure shall be accessible to refuse collection vehicles.
In addition, the city has a standalone Emergency Shelter Ordinance that was passed in 2011, and emergency shelters are allowed by right in the VSP and IPD zone, pursuant to geographical limitations within the zone. However, it was identified in the city’s 2020 Analysis of Impediments,
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City of Alhambra Public Review Draft Housing Element 100 that the current ordinance includes requirements that are not permissible under state law 22, including:
§ “Emergency shelters must not be located within 1,000 feet of any residential care facility, public park or public school.
§ Emergency shelters must be located within one-quarter mile of a designated public transit stop.
§ AB 139 (Emergency and Transitional Housing)—parking for shelter staff only; definition of sufficient capacity
§ AB 101 (Low Barrier Navigation Center)—housing for homeless or at-risk homeless while waiting to transition to permanent housing”
The city will need to revise its Emergency Shelter Ordinance to be in compliance with State law.
In the VSP and IPD zoning districts where emergency shelters are allowed, there are 27 total parcels that cover about 28 acres. Of these parcels, those zoned VSP are occupied by old, small shopping centers with retail and restaurant uses, as well as parking lots. The parcels zoned IPD have existing industrial uses and parking lots. In these areas, three of the structures are vacant, with a total of 10,080 vacant square feet. These vacant and underutilized properties would accommodate emergency shelter need.
Transitional and Supportive Housing
Transitional Housing
Transitional housing is defined as buildings configured as rental housing developments but operated under program requirements that call for the termination of assistance and recirculation of the assisted unit to another eligible program recipient at some predetermined future point in time, which shall be no less than six months (California Health and Safety Code Section 50675.2[h]). State law requires local jurisdictions to address the provisions for transitional housing.
Pursuant to State law, transitional housing constitutes a residential use and therefore local governments cannot treat it differently from other types of residential uses (e.g., requiring a use permit when other residential uses of similar function do not require a use permit).
Transitional housing provides additional housing options for people with disabilities, a protected class of the population.
The city has a Transitional Housing Ordinance in place, which describes transitional housing allowances as follows:
Small transitional housing serving six (6) or fewer people is considered a standard residential use and is permitted in all zones where residential uses are permitted (R-1. R-2. R-3 and residential areas within the Valley Boulevard Corridor Specific Plan). Transitional housing for seven (7) or more people that is operated as a residential care facility is conditionally permitted in the R-3 zone. If operated as a boardinghouse, it is permitted by right in the R-3 zone.
22 City of Alhambra. 2020 Draft Analysis of Impediments, Page 68. April 2020.
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City of Alhambra Public Review Draft Housing Element 101 The city’s Zoning Ordinance permits, conditionally permits, or prohibits transitional housing in the same manner as other residential dwellings of the same type in the same zone, consistent with State law.
Supportive Housing
Supportive housing is defined as housing with no limit on length of stay that is occupied by a target population and that is linked to onsite or offsite services that assist the supportive housing resident in retaining the housing, improving his or her health status, and maximizing his or her ability to live and, when possible, work in the community (California Health and Safety Code 50675.14 [b]). Target population means persons, including persons with disabilities, and families who are "homeless," as that term is defined by Section 11302 of Title 42 of the United States Code, or who are "homeless youth," as that term is defined by paragraph (2) of subdivision (e) of Section 11139.3 of the Government Code.
The city’s Zoning Ordinance permits, conditionally permits, or prohibits supportive housing in the same manner as other residential dwellings of the same type in the same zone. The city also has a Supportive Housing Ordinance in place, which describes transitional housing allowances as follows:
A supportive housing development in the form of a residential care facility serving six (6) or fewer persons is treated as a residential use. Facilities serving more than 6 persons are conditionally permitted in the R-3 zone.
However, recent changes to State law under AB139 would require supportive housing to be permitted by right in all zones where multifamily and mixed uses are permitted. Program 8 will direct the city to a mend the zoning code to allow for the approval of 100 percent affordable developments that include a percentage of supportive housing units in all zoning districts where multifamily and mixed-use development is permitted consistent with AB2162 changes to California Government Code Section 65583.
The city will revise its ordinance and provisions for supportive housing to comply with State law.
Farmworker Housing
The Housing Needs Assessment shows that about 93 workers in Alhambra were employed in farming, fishing, and forestry occupations in the 2014–2018 period. This is about 0.2% of workers in Alhambra. Alhambra is an urban community in a metropolitan area, and those persons identified as having agriculture jobs are most likely employ ed at plant nurseries and similar enterprises and thus are not anticipated to have the seasonal housing needs associated with crop- related farm worker jobs.
Further, as Alhambra is an urban community, the city does not have any land designated for agricultural use. However, the city must still meet California Employee Housing Act requirements for housing with six or fewer employees to be allowed as a residential use. Alhambra updated the definition for employee housing in the Zoning Ordinance in 2014 to comply with this state law.
Single-Room Occupancy Housing
Single-room occupancy (SRO) housing is considered part of the definition of boardinghouses in the Alhambra Zoning Ordinance, “ a building having space for not more than ten boarders and one kitchen facility for common usage, other than a hotel, motel or dormitory.” Boardinghouses are permitted outright in the R-3 zoning district.
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City of Alhambra Public Review Draft Housing Element 102 Housing for People with Disabilities
State law 65583(a)(4) and 65583(c)(3) require local governments to assess and address constraints for housing needs for people with disabilities. This includes removing barriers where possible to “provide reasonable accommodations for housing designed for, intended for occupancy by, or with supportive services for, persons with disabilities .” Part of the analysis of governmental constraints includes evaluating the jurisdiction’s definition of a family as well as zoning and building code controls.
Definition of a Family
The City of Alhambra’s definition of a family is “one or more individuals occupying a dwelling unit and living as a single household unit .” This definition meets the requirements for a broadened definition required by state law and meets fair housing law, as it does not discriminate against people with disabilities.
Zoning and Land Use Controls
Alhambra’s Zoning Ordinance allows residential care facilities serving six or fewer people in all zoning districts that allow residential uses. This is compliant with State law and meets zoning requirements for accommodations for people with disabilities. Other housing types, such as residential care facilities serving more than six people, are subject to conditional use permits in the R-3 zone, and boardinghouses are allowed outright in R-3.
Review of Building Code
The purpose of this code is to establish the minimum requirements to safeguard the public health, safety and general welfare through structural strength, means of egress facilities, stability, sanitation, adequate light and ventilation, energy conservation, and sa fety to life and property from fire and other hazards attributed to the built environment and to provide safety to firefighters and emergency responders during emergency operations. Consistent with this purpose, the provisions of this Code are intended and always have been intended to confer a benefit on the community as a whole and are not intended to establish a duty of care toward any particular person.
The city Building Services Division is responsible for enforcing the California Building Code and provisions of the Americans with Disabilities Act that regulate building accommodations for persons with disabilities. Section 20.21.010 of Alhambra’s Code states that in the event any differences in requirements exist between the accessibility requirements of Alhambra’s code and the accessibility requirements of the California Code of Regulations, then the California Code of Regulations shall govern.
Review of Permit and Review Procedures
Most residential projects in Alhambra require design review and approval by the Planning Commission. This process and its potential constraints are addressed in detail on in the section on “Development Review and Permitting Process” below. Page 95. The hearing process is the same for housing structures that accommodate people with disabilities as other residential projects.
Review of Reasonable Accommodations
The City of Alhambra has a reasonable accommodations ordinance that was passed in 2013. Its role is to provide individuals with disabilities reasonable accommodation in the application of the city’s rules, policies, practices, and procedures, as necessary to ensure equal access to housing.
Section 25.59.020 of the Alhambra Municipal Code describes the process for reasonable accommodations application and approval:
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City of Alhambra Public Review Draft Housing Element 103 § In order to make specific housing available to an individual with a disability, a disabled person or representative may request reasonable accommodation relating to the application of various land use, zoning, or building laws, rules, policies, practices, and/or procedures of the city.
§ A request for reasonable accommodations must describe how the property will be used by the disabled individual and a specific reason the reasonable accommodation is necessary to make particular housing available to the disabled individual(s). § A reasonable accommodation application requires a ten-day written notice to all adjacent property owners within a 100-foot radius of the subject property so that their input may be received
§ The Community Development Director has the authority to act on any application for a reasonable accommodation.
§ There is no original applicat ion or filing fee charged. However, for appeals, an administrative appeal filing fee is charged.
Over the planning period the city has approved three reasonable accommodations requests.
Constraints Summary:
The city’s code allows for a range of housing types as required by State law and does not unduly constrain or prohibit a variety of housing types. The city enforces minimum State regulations where its current ordinances require updates. The city has adopted the 2020 Los Angeles County Building Code as amended, which is based on the California Uniform Building, Plumbing, Mechanical, and Electrical Codes. Enforcement of building code standards does not constrain the production or improvement of housing in Alhambra but instead serves to maintain the condition of the city’s neighborhoods. Further, the California Building Code is adopted by many cities throughout Southern California and does not, in general, pose a constraint to residential development. The city adopted an administrative procedure for processing requests for reasonable accommodation in 2013, pursuant to State and Federal fair housing laws.
What can the City of Alh ambra do?
The city adequately meets its obligation to provide for a variety of housing types and opportunities for housing for persons with disabilities. It will update its ADU, emergency shelter, and transitional housing ordinances to be compliance with State law.
The city may also explore strengthening its design standards to be more accommodative for persons with disabilities. U niversal design standards are features in a home that encourage equitable use and visitability for individuals, particularly people living with disabilities and older adults. Features include, but are not limited to: step -less entrances, one -story living, wide doorways, wide hallways, extra floor space, lever door handles, rocker light switches, etc.
In Assembly Bill 2787, the California Department of Housing and Community Development created a Universal Design Model Ordinance for local governments to volun tarily adopt. The model ordinance offers definitions for key terms, options for building code standards, and options for exemptions and enforcement. The city could review this ordinance, meet with those knowledgeable about the building code and building living spaces for those with disabilities, and may amend the Building Code accordingly during the triannual code adoption process.
Relevant Housing Action Plan Programs : Program 2, Program 8, Program 23.
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City of Alhambra Public Review Draft Housing Element 104 Fees and Exactions23
The City of Alhambra charges a range of fees for planning and development services, including permit fees for residential construction. These fees are allowed under State law and are necessary to maintain public services and facilities in the community. However, fees place an additional cost on development and can be a constraint if abnormally high.
Development fees in the city vary by development type and location throughout the city. A summary of the city’s fee structure is included here. The city posts its fee schedule online on its website consistent with government code 65940.1.
Figure 69. Planning and Development Fees, Alhambra
Source: City of Alhambra, 2020
Permit Fee Type Cost Note Neighboring
Jurisdictions24
Planned Development
Single-family residential $1,051.50 $790 - $1,340
Multifamily residential $1,633.75 Plus $108.25 for each additional unit
$1,580 - $2,840
Design review
Single-family
Multifamily
Window changeouts, Front
$480.00
$ 960.00
$195.00
$300 - $8,280
Public Works/Engineering $446* $400 - 800
Conditional Use Permit
Base Fee $1,500.00 $1,070 - $4,560
Planning Variance
First variance $1,023.50 $1,070 - $6,800
Each additional variance $218
First modification $212.50
Each additional modification $26.75
General Plan Amendment $1,138.50 $2,940 - $17,390
Specific Plan Amendment $1,600.00 NA - $6,540
Zone Change $1,099.75 $6,220 - $18,230
Subdivisions
Tentative tract/Parcel map $485.00 1st 4 units + $108.25 for each add. unit
$2,540— $5,200
Lot line adjustment $1,012.75 $500 - $4,800
Second Unit Review (ADUs) $400 No fee - $307
Zoning Clearance $400 NA - $370
23 Fees reported in this Housing Element update reflect fees current of 2021. Current fees should be verified through the city’s fee schedule available online or through the finance department. 24 Neighboring jurisdictions surveyed include EL Monte, Pasadena, Glendale, Monterey Park, and San Gabriel.
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City of Alhambra Public Review Draft Housing Element 105 The only impact fees for residential development collected by the City of Alhambra are a New Construction Tax, a Water Connection Fee, and a Public Arts Fee. All other fees are paid as ongoing services fees. The Alhambra School District also collects an impact fee.
Figure 70. Impact Fees, Alhambra
Source: City of Alhambra, 2020
Impact Fee Type Cost per Unit
New Construction $2,000
Public Arts 0.005% of total building valuation excluding land value, off-site improvements, interior improvements, parking facilities and public facilities Water System Access
FeeConnection
$2,282
LA County Sanitation No data— Set but LA County Sanitation Dist. Single-Family: $1,630 - $1,687 Condo: $1,222.50 - $1,265.25
Multifamily: $978 - $1,012.20
Alhambra USD School Residential: $4.39 per sq. ft.
Commercial $0.61 per sq. ft.No data— Set by AUSD
Sewer Connection NoneVaries
Note: The Public Works/Engineering fee is collected by the Planning Division on behalf of the Public Works Dept. at time of entitlement submittal. The $446 fee is deposited in PW’s account.
The typical impactdevelopment fees for single -family, duplex, and multifamily, and mixed-use residential projects in Alhambra are listed in Figure 71. These do not include impact fees for arts, county sanitation, in-lieu fee option for inclusionary housing, or school districts. Fees are generally consistent across development types. The per unit fees for multifamily development is lower than for single-family.
Figure 71. Example Development Fee Schedule
Housing Type Example
Size
New
Construction
Tax
Public Art
Fee
Water
System
Access Fee
School
Impact
Fee
Per-unit
Fee
Single-family 2,000 $2,000 $0 $2,282 $7,580 $11,862 Duplex 2,500 $4,000 $0 $2,282 $9,475 $7,879
Multifamily (10 units) 10,000 $20,000 $9,000 $2,282 $37,900 $6,918
Constraints Summary:
The City of Alhambra’s Planning and Development fees are within regional ranges among peer communities such as Monterey Park, Pasadena, San Gabriel, and El Monte. Impact Fees are lower than typical in Alhambra because the City’s s has a higher reliance on service charges than impact fees. Further, fees on a per- unit basis are relatively consistent across land use typologies and are not disproportionately high as a percentage of cost. The city has a consolidated list of its fees clearly posted online. While fees can be a constraint on development when disproportionately high, Alhambra’s fees and exactions are typical andare lower than typical and not a constraint on development.
What can the City of Alhambra do?
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City of Alhambra Public Review Draft Housing Element 106 The City of Alhambra is in the process of updating and recalibrating its fee structure. Fees are being recalibrated based on cost recovery. When estimates are completed, the city should conduct a peer analysis to ensure that its fees remain within regional ranges.
The city currently does not utilize its fee program as an opportunity to incentivize development.
Jurisdictions in California are increasingly using fee deferrals or waivers for projects that meet targeted affordability thresholds to help offset the costs of affordable housing. The city can explore the marginal impact a fee incentive program would have on development.
Relevant Housing Action Plan Programs : Program 11, Program 14, Program 24, Program 26.
Development Review and Permitting Processes
Applicable Permits for Residential
The Residential Planned Development (RPD) Permit is the name of the main City of Alhambra entitlement application for residential construction projects. This permitting process is required for nearly all residential projects.
Prior to submittal of a residential development application to the Planning Division, the developer may request a review conducted by staff to ensure that proposed project will meet all development standards with the City of Alhambra’s Zoning Ordinance. The city offers pre- application meetings which can be booked online. 25 Pre-application meetings providing preliminary review are optional and require a fee priced at approximately $162.75 individually for the first and second review and at approximately $48.50 for subsequent reviews.26 A few of the major items required for the RPD Permit application are a site plan (full set of architectural plans), photos of elevations, radius map, and land use findings. The radius map listing property owners within 300 feet of a proposed land use application (Planned Development, Conditional Use Permit, etc.) is required due to California state law. 27
The city is working to advance a “One-Stop” Streamline Permit Processes and has launched a new customer service portal. City staff worked with developers, contractors, and property owners to help streamline the process and develop guides to help applicants navigate the process. The city also provides a citizen’s access portal that allows applicants to track permits, inspections, planning applications, etc.
If understandable, predictable, and accessible, the process of permitting residential development can help provide housing needed for a community. Many cities, including Alhambra, are working to help make their permitting process more straightforward to help the city attract desirable growth and this is typically an ongoing process.
By-Right Development
A land use permitted “by right” is a type of development that is allowed to be built without a conditional use permitting process. The constraints analysis previously denoted the specific residential uses by zone which are permitted (“P”) in the table. These uses tend to be the targeted uses that the city is encouraging to be built in the respective zone and they tend to already exist in the area and complement the existing land use pattern.
25 City of Alhambra, retrieved February 2021, https://www.cityofalhambra.org/resources/planning-zoning 26 City of Alhambra, retrieved February 2021, https://www.cityofalhambra.org/resources/planning-zoning-permits 27 City of Alhambra, Planning Application Requirements Handout, retrieved February 2021:
https://drive.google.com/file/d/1WwaxL82oMZrPOu6xa-cWmK93V81p-0RV/view
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City of Alhambra Public Review Draft Housing Element 107 Conditional Use
A Conditional Use Permit (CUP) is required for proposed land uses which are conditionally allowed in the city. The constraints analysis previously denoted the specific residential uses which are currently categorized as “conditional” in the table.
Conditional uses are those uses which have a special impact or uniqueness requiring specific consideration as to their potential impacts on surrounding properties. At the time of application, a review of the location, design, configuration and impact of the propo sed use is conducted by staff to compare the proposed use to established standards. This review determines whether the proposed use should be permitted by weighing the public need for and the benefit to be derived from the use against the impact that it ma y cause. A CUP is an entitlement application that requires a public hearing and the adoption of specific findings . Similar to a RPD permit, the Planning Commission must make a set of findings that generally determines that the proposed land use is compatible with the area’s existing character, is in compliance with existing and future uses, compatible with surrounding land uses and the physical conditions, and has sufficient services for the community. In addition, they must find that the proposed use would not be detrimental to the public interest, health, safety, convenience or welfare.
The requirements are the same for all uses requiring a CUP. Residential uses requiring a CUP include large (more than six persons) community care facilities, fraternities and sororities, and rest homes, as well as mixed-use developments in the CPD and CBD zones. A CUP is subject to public hearing before the Planning Commission. The city’s CUP review process is in place to provide city decision makers with more information o n uses that have a special impact or uniqueness and that require specific consideration as to their potential impacts on surrounding properties.
A few of the major items required for the CUP Permit application are a site plan (full set of architectural plans), photos of elevations, radius map, and land use findings. The radius map listing property owners and occupants within 300 feet of a proposed land use application (Planned Development, Conditional Use Permit, Design Review if the project is new constru ction, or an addition to an existing structure, or if there are exterior alterations, etc.) is required due to California state law.
28 The total processing time for a CUP is approximately three and one -half months. While both a Conditional Use Permit and a Planned Development Permit are required for developments in the CBD, concurrent processing is available to facilitate the review process.
The CUP process is a common requirement for cities and has been necessary to help facilitate the development of uses that may have unique development requirements. However, CUPs should be reserved for uses that pose potential or significant land use compatibility issues and warrant Planning Commission review and approval and land uses conditionally allowed should be reviewed periodically, to ensure development patterns are achieving the intended outcomes.
Residential Development Permit
The Residential Planned Development (RPD) Permit is the name of the City of Alhambra entitlement application involving residential construction projects. This RPD permitting process is required for nearly all residential projects; however, the level of review with the city’s Planning Commission varies by the scale of development. Developers of residential uses and structures within R-1, R-2, and R -3 zones, including all two -story, second story, or multi -story additions, must obtain a planned development permit and in some cases, this will require public noticing. A
28 City of Alhambra, Planning Application Requirements Handout, retrieved February 2021:
https://drive.google.com/file/d/1WwaxL82oMZrPOu6xa-cWmK93V81p-0RV/view
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City of Alhambra Public Review Draft Housing Element 108 planned development permit is also required for any new buildings in the CPD, CBD, and PO zones.
The planned development permit procedure is intended to ensure compliance with the provisions and development standards in the Zoning Code, and to limit the impacts associated with the new use. The Planning Commission must make a set of findings to approve the project which help ensure the project is in compliance with Zoning Code and General Plan, compatible with surrounding land uses and the physical conditions, and has sufficient services for the community.
This process does not change the permitted uses or densities on the property. Generally, the total processing time for a planned development permit is approximately three and one -half months and is processed concurrently with other applications. I n addition to the requirements of the planned development permit, all improvements within the downtown revitalization district must undergo design review if the project involves new construction, or an addition to an existing structure, or if there are exterior alterations.
Details of the Residential Planned Development on lists the currently available exceptions to the RPD process including the recent 2020 updates which have allowed an administrative review of permit applications in the R -1 zone rather tha n a full RPD permit process, subject to Planning Commission discretionary review.
Among the most important factors in a city’s administrative code, from the perspective of the development community, is certainty. Reducing the number of actions and decisio nmakers involved in making planning approvals, while maintaining opportunities for public input, is desirable. Through the RPD permit, the City of Alhambra relies heavily on discretionary review of residential projects. This adds additional time, cost, and uncertainty to development that can be a constraint on development.
Overreliance on discretionary review and failure to apply objective standards are also inconsistent with recent changes to the Permit Streamlining Act and the Housing Accountability Act.
Design Review
The Design Review Board reviews the design of each new or altered improvement in the downtown revitalization district for which a building permit, license, certificate, or other approval is required. The Board also reviews the design of all new residential development, and commercial and industrial buildings and uniform sign plans for multi-tenant buildings throughout the city.
Within 30 days after the architectural plan is filed with the Community Development Department, the Design Review Board must consider the architectural plan and approve, disapprove , or conditionally approve the plan. When the architectural plan is approved or conditionally approved, the Design Review Board issues a certificate of design approval with attached conditions.
Residential design standards are clearly outlined in Section 23.44 of the city’s Zoning Code. Design review approval is based on adherence to the general design standards listed in Chapter
23.44.030 of the Zoning Ordinance. In addition, Sections 23.44.040 and 23.44.050 address specific design standards for residential and commercial developments. General design standards are tailored to encourage quality development that is compatible with surrounding uses. For example, the design guidelines require that storage is screened and that lighting is deflected away from adjacent propert ies. In addition, the guidelines require that the proposed design is compatible with existing development in the area in terms of scale, height, bulk, materials, cohesiveness, colors, roof pitch, roof eaves and the preservation of privacy. Residential desi gn standards are tailored to encourage compatibility of finishes and styles, continued maintenance Formatted: Font color: Auto
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City of Alhambra Public Review Draft Housing Element 109 of the property, appropriate massing so as to provide harmony with surrounding land uses, and to minimize such things as razor wire, metal roofs, outdoor storage. These standards are objective and not overly restrictive and are unlikely to have a significant impact on the affordability of a housing development.
The city provides pamphlets at the Community Development Counter that outline the process, submittal requirements, and a fee schedule. Overall, the Design Review process takes approximately two weeks.
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City of Alhambra Public Review Draft Housing Element 110 Figure 72. Processing Procedures and Approximate Timelines by Residential Development Type Source: City of Alhambra
Residential
Type
Approving
Body/Entity
Public Hearing Required? Estimated Processing
Times
Appealing Body
(if applicable)
Single-Family Staff only
for R-1
zones, RPD
Permit
required for
R-2 and R-3
zones
Some cases require Design
Review Board approval
Approximately 1
month from time of
complete application
Planning
Commission
Multifamily Planning
Commission
Planning Commission and
Design Review Board
approval required
Approximately 3
months from time of
complete application
City Council
Mixed-Use Planning
Commission
Planning Commission,
Design Review Board
approval required, City
Council may be required on
some applications
Approximately 6
months from time of
complete application
City Council
ADU Staff None Approximately 1
month from time of
complete application
Planning
Commission
Processing Timelines
Processing time to obtain a development permit is an often -overlooked burden on housing development. If abnormally long, processing can be a can be a considerable constraint on housing production. This is especially the case for affordable housing development, where developers are utilizing multiple capital stacks with often limited timeframes. Processing times can vary broadly depending on the completeness of applications and the responsiveness of both developers and staff. Approval times can be lengthened considerably for complicated project that require general plan amendments and projects that are not exempt from CEQA. Communities with strong opposition to development can often use these processes to further prohibit development.
The city stives to employ a “One-Stop” streamlined permit process. Step-by-step guides were developed to help contractors and homeowners through the process. For large -scale projects, city staff conducts pre -development coordination meetings with project proponents and all city departments that play a role in the construction process to help ensure a smooth-running project.
Figure 73 summarizes development review requirements for various types of applications. The city provided a list of project applications from 2016 -2019. This list included 94 projects with a calculated time period from application to approval. The average time of approval across all projects was 6 months
29. 29 Data was not provided on the number of units, complexity, or ultimate development outcome.
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City of Alhambra Public Review Draft Housing Element 111 Figure 73. Development Review Requirements
Source: City of Alhambra (2020)
Application Typical
Timeline
(months)
Staff Planning
Commission
City
Council
General Plan Amendment 5 mos. R R D
Rezone (adjustment to zoning map) varies R R D
Zoning Ordinance Amendment varies R R D
Parcel Map (subdivision with less than 5 parcels) 3 mos. R D A Tentative Tract Map 3 mos. R D A
Condominium Conversion varies R D A
Conditional Use Permit 3 mos. R D A
Variance 3 mos. R D A
Site Plan Review 1 mo. D A A
Planned Development Permit 2-3 mos. R D A
Recommendation (R) Reviews the proposed project and
submits a recommendation
Decision (D) A decision to approve, approve with
conditions, or deny is made and will
stand unless appealed within 10
calendar days.
Appeal (A) A decision made by the Planning
Commission may be appealed, a public
hearing will be set with the City Council.
Constraints Summary:
A recent study from the Terner Center found that shortening permitting and approval timelines can mitigate costs associated with uncertainties and delays 30. Another study in the Seattle region found that just cutting permitting times in half can lower development costs and/or supportable rent/sales levels, improving affordability
31. These themes have been present in
local developer comments as well.
The city works to process permits concurrently and typical timelines for approval reported by the city are not considered overly constraining on development. The city’s review processes are generally typical, with a few exceptions. First, requiring full Planning Commission approval for all variances can add to approval times. An initial variance can often be approved administratively. Second, as previously evaluated , on Page 78, the city’s Residential Planned Development (RPD) permit has the potentialadds uncertainty, time, and discretionary approval that is ato constraint on development.
The city’s zoning code audit found Alhambra’s development review processes to be burdensome and over reliant on discretionary review. Subjective findings could lead to a protracted review process or denial of a project based on interpretation. Additional costs and uncer tainty can negatively impact developer interest in the community, limiting affordable and market -rate housing production and perpetuate under-supply and lack of affordability.
What can the City of Alhambra do?
30 Terner Center from Housing Innovation. “The Hard Costs of Construction” Recent Trends in Labor and Materials Costs for Apartment Buildings in California”. March 2020 31 2019 Seattle Affordable Middle Income Housing Advisory Council Final Report (pg. 59), see https://durkan.seattle.gov/wp-content/uploads/sites/9/2020/01/AMIHAC-Final-Report-2020-01-22-.pdf Formatted Table
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City of Alhambra Public Review Draft Housing Element 112 Many cities, including Alhambra, are working to help make their permitting process more straightforward to help the city attract desirable growth. The City of Alhambra can take steps to increase development certainty and reduce risk to encourage development. This is largely done by limiting changes to the development process (e.g., reducing overly subjective design review requirements, clear messaging from elected or review bodies, outlining permitting steps), or by limiting changes to the costs of development (e.g., permit costs, taxes, fees).
Periodic reviews of the permitting process requirements, particularly for targeted development crucial to meeting the community’s needs, can be a useful exercise for identifying possible areas of improvement. These process reviews could incorporate input from local housing and affordable housing developers and nonprofits. Lastly, many jurisdictions are working to move as much of the permitting proce ss to online as possible, to promote “paperless” submittals, where it reasonably is effective. At the end of 2020, the city launched a new customer service portal called the Tyler Systems/Energov permitting system to implement permitting process efficiencies and to deliver better and faster assistance to the public. Citizens can pay bills, track permits, get zoning information, submit planning applications, and do more, in one centralized online location.
Portal link: https://alhambraca-energovpub.tylerhost.net/Apps/SelfService#/home).
Relevant Housing Action Plan Programs : Program 10, Program 13, Program 14, Program 17, Program 24, Program 26.
Building Codes and Enforcement
Alhambra adopted the amended Chapters 2 through 35, 66, 67, 96, 98, 99 and Appendices I ) and J) of the Los Angeles County, Title 26, Building Code in December 2019. This is now referred to as the Alhambra Building Code as Chapter 20.03 of the city’s Building and Construction Ordinance. Modifications to the building code included changes to language in grading fees, compliance with Zoning Code processes, and completion of work requirements.
Alhambra also updated its fire code (Chapter 19.02 of the city’s Fire Ordinance) in 2019, adopting the 2019 California Fire Code. Updates included refinements to requirements for additional address information, fire sprinklers, access to fire equipment in buildings, and minimum fire flows for R-3 and R-4 buildings and townhouses.
As noted in the previous housing element, the city adopted the Uniform Housing Code (1988) in 2010 and it has not been updated or amended.
Constraints Summary:
Enforcement of building code standards does not constrain the production or improvement of housing in Alhambra but instead serves to maintain the condition of the city’s neighborhoods.
Further, the California Building Code is adopted by many cities throughout Southern California and does not, in general, pose a constraint to residential development.
What can the City of Alhambra do?
The city continues to link code enforcement to its Housing Rehabilitation Program. During the 2019-2020 fiscal year code enforcement staff made 533 referrals to the Housing Rehabilitation Program for assistance.
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City of Alhambra Public Review Draft Housing Element 113 Relevant Housing Action Plan Programs : Program 2.
On and Off-Site Improvements
Site improvements are a necessary component of the development process. Improvements can include the laying of sewer, water, and streets for use by a community when that infrastructure is lacking, and these improvements make the development feasible. Due to the built -out nature of the city, the residential areas in Alhambra are already well-served with infrastructure. Site improvement requirements for infill or redevelopment will vary depending on the existing condition of each project. Typically, requirements include the undergrounding of utilities, provision of a fire sprinkler system, ensu ring the existence of one fire hydrant within 250 feet from the property line, dedication of streets and alleys, and smoke detectors. The street and alley dedications can be a significant constraint especially if it reduces the available density for a development project since density and FAR are all calculated using “net” lot area minus any dedications. Developers are required to purchase and have the city install water service pipe and meter and may be responsible for upgrading sewer laterals or installin g backflow prevention devices. Portions of curbs, gutters, sidewalks , and driveways may be required to be replaced, depending on their condition.
Constraints Summary:
The City of Alhambra is a largely built -out community . The majority of future housing development will come through redevelopment of underutilized parcels. Required infrastructure improvements have not been reported as excessive by the development community and are not considered a burden or constraint on development.
What can the City of Alhambra do?
The city can continue to monitor the impact of its requirements on development projects to ensure that requirements are scaled to the impact of the project. It can also ensure that fees are calibrated to cost of service. The city should consider adding Code updates associated with the street and alley dedication requirements to remove unintended barriers to needed housing development.
Relevant Housing Action Plan Programs : Program 17, Program 26.
Environmental and Infrastructure Constraints
Environmental and infrastructure constraints can hamper development of sufficient housing for all economic segments. The following section discusses potential environmental and infrastructure constraints to residential development in Alhambra.
Environmental
Alhambra is an urbanized city in a large metropolitan area. No rare or endangered plant and animal species are known or suspected to exist.
32 The city’s topography is generally level, with no
significant hillside areas, and soil erosion is not an issue. No active seismic faults are known or suspected to traverse the city, and Alhambra is not included in any special seismic study zones identified by the State. In the event of significant seismic activity in Southern California, ground shaking has the potential for substantial damage. The city maintains an up -to-date Emergency
32 City of Alhambra General Plan, 1986.
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City of Alhambra Public Review Draft Housing Element 114 Service Plan. City officials and staff responsible for implementing the plan have attended training classes and emergency simulation exercises.
To assist jurisdictions in addressing potential environmental constraints, SCAG developed the Housing Element Parcel Tool (HELPR). This tool includes a comprehensive list of environmental constraints including:
§ Fire hazard areas
§ 3ft. sea-level rise inundation area
§ FEMA 100-year flood plain area
§ Alquist-Priolo earthquake fault zone
§ Liquefaction susceptibility zones
§ Landslide hazard zones
§ California protected areas
§ River or wetland areas
§ Wildlife habitat zones
§ 6ft. sea-level rise inundation areas
§ Locations with rare plants and animals
§ NCPP/HCP reserve areas
Alhambra is generally void of constraints in nearly all these areas. There are a few pockets considered in landslide hazard zones. There is also a section straddling the San Pasc ual Wash from H untington Drive to the Alhambra Golf Course that is considered inside an active river/wetland area. However, this is a controlled waterway and impacts on actual parcels are likely limited. This constraint impacts only a handful of sites in t he sites inventory. Sites with potential environmental constraints are noted in the detailed inventory appendix and electronic inventory database.
Soils and Groundwater Contamination. Most of Alhambra that lies north of Interstate 10 is located within a portion of the San Gabriel Valley Superfund Fund Site – Area 3. Area 3 covers 19 square miles of contaminated ground water and is one of 8 Operable Units identified by U.S.
EPA for the San Gabriel Valley Superfund Sites and is known as the San Gabriel Val ley Area 3 Superfund Site.
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City of Alhambra Public Review Draft Housing Element 115 Figure 74. San Gabriel Valley Superfund Sites
Source: City of Alhambra
Discovery of contamination in water purveyor production wells led the U.S. EPA to designate Area 3 as a National Priorities List (NPL) site in 1984. Volatile organic compounds (VOCs) have been detected in production wells and safeguards are in place to ens ure acceptable drinking water quality. Area 3 groundwater is contaminated with VOCs (most commonly tetrachloroethene [PCE] and trichloroethene [TCE]), perchlorate, and nitrate at concentrations exceeding state and federal water quality standards. The EPA is expected to finish groundwater investigation by 2021 and will then develop next steps for potential action.
Several areas of the city are experiencing groundwater contamination . similar to contamination the underlying soils in the Villages east of Freemont Avenue area were also found to be contaminated. The combination of the groundwater and soils contaminations and the magnitude of groundwork required for the Villages development caused the Villages to propose significant and costly soils and vapor mitigation measures. As this was a large project that was heavily capitalized, it was able to absorb the fiscal impact of those mitigations, however, other projects within the city, if faced with similar currently unidentifiable issues, may not be able to overcome these constraints.
Infrastructure
The infrastructure of critical importance to the maintenance and development of new housing includes water facilities, sewerage facilities, streets, and sidewalks. The water supply for the city comes from two sources: groundwater from wells in the Main Basin, and through direct delivery of treated imported water from the Metropolitan Water District of Southern California (MWD).
According to the 2005 Alhambra Urban Water Management Plan, through groundwater management, conservation programs, well maintenance, and capital improvement programs, the city has been able to minimize its reliance on imported water.
The Sewer and Storm Drain Section of the Utilities Department maintains and operates the sanitary sewer collectio n system, which consists of 1,000 storm drains/catch basins, 2,800 manholes, seven lift stations with main sewer lines ranging in size from four inches to 36 inches.
Approximately 99 percent of the system is composed of vitrified clay pipe, with less than one percent being cast iron pipe and reinforced concrete pipe. The sewer system is maintained consistently with the use of high-pressure jetting to clean sewer lines.
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City of Alhambra Public Review Draft Housing Element 116 The city has completed a number of infrastructure improvements on local roads and streets, including the widening, reconstruction, and repaving of a number of main streets. The provision and maintenance of infrastructure in a community enhances not only the character of the neighborhoods, but also serves as an incentive to homeowners to routinely maintain the condition of their homes. In the alternative, when public improvements are left to deteriorate or are overextended in use, the neighborhoods in which they are located become neglected and show signs of deterioration.
Very little undeveloped residential land remains in the city. Future housing growth will occur on existing infill sites or will be integrated with commercial uses. All necessary infrastructure to meet housing development pursuant to the RHNA is already in place.
Water System Capacity. The city has nine active wells located within the Main Basin including Wells No. 7, No. 8, No. 9, No. 11, No. 12, No. 14, No. 15, Longden 1, and Longden 2.
The city of Alhambra’s distribution system includes six reservoir locations, five booster pump stations, one interconnection with MWD (designated USG-5), and an interconnection with San Gabriel County Water District. The city’s total water demands (including potable and recycled water) over the past 10 years have ranged from 8,840 AFY to 11,199 AFY, with an average of 9,998 AFY. The city currently measures its water use through meter data and billing records.
The city updated its 2020 Urban Water Management Plan in June 2021. It analyzes the projected water demand in five-year increments over the next 25 years. Projected water demands for lower income households are included in these projected water demands. The analysis found that the city will be able to provide sufficient water supplies to meet the projected water demands of its customers, including during a five consecutive drought period.
Therefore, the city should have adequate systemwide capacity to meet its regional housing need.
Sewer System Capacity. Wastewater generated in the city is treated by the Sanitation District of Los Angeles County (LACSD). Wastewater generated in the city is treated at one or more of the following: Most wastewater is treated at the Whittier Narrows Reclamation Plant (WRP) located near the City of South El Monte, which as a capacity of 15 million gallons per day (mgd) and currently produces an average recycled water flow of 9.9 mgd; the Los Coyotes WRP located in the City of Cerritos, which has a capacity of 37.5 mgd and currently produces an average recycled water flow of 23.1 mgd. These plants are capable of treating the potential increase in wastewater associated with Alhambra’s regional housing needs.
The city updated its Sewer System Management Plan in 2019 which identified projects and funding required to maintain safe operations of the system. In 2018 the city approved a sewer rate increase to assist in funding the Capital Improvement Plan.
Statutory Requirements. Government Code §65589.7 requires each public agency or private entity providing water or sewer services to grant a priority for the provision of these services to proposed developments that include lower income housing units. The City has not denied, applied conditions, or reduced the amount of sewer service for a development that includes housing affordable to lower-income households consistent with state law. The City will adopt written policies and procedures that grant a priority for sewer hook-ups and service to developments that include affordable housing for lower-income households.
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City of Alhambra Public Review Draft Housing Element 117 municipal and industrial uses, including residential. The City will provide the adopted Housing Element to required agencies immediately upon adoption.
Transparency Requirements
The city is complaint with transparency requirements for posting all zoning, development standards and fees on the City’s website.
Code Availability. The entire Alhambra Municipal Code, including Title 23 (“Zoning”) is accessible from the City’s website33.
Development Standards. Development Standards contained Title 23 of the Alhambra Municipal Code are accessible on the City’s website. The City also has specific pages on the City’s website devoted to the following:
§ Accessory Dwelling Units
§ Residential Development Standards
§ SB35 Affordable Housing Streamlining Act Information
§ Master Fees and Services Charges Schedule
In addition, the Planning Division’s page on the City’s website contains information on “Zoning Permits, Licenses, and Applications” that provides a direct link to an itemized list of all Planning entitlement fees.
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City of Alhambra Public Review Draft Housing Element 118 Chapter 4: Housing Resources
The magnitude of housing need in most communities, especially affordable housing need, is often large relative to the resources available. Providing for an adequate supply of housing across all income levels is challenging and requires a balance of resources across the physical, social, and financial realm. To inform the city’s Housing Plan, this section of the Housing Element provides an overview of the resources available to the city.
Land and Market Support
The City of Alhambra has 5.5 acres of vacant residential land available for development with the capacity to accommodate up to 59 units. Market conditions in Alhambra are characterized by escalating rent and home prices and low vacancies and inventory —characteristics that are generally supportive of redevelopment. The site’s inventory in Chapter 7 details redevelopment potential in Alhambra. Through this process the city identified realistic market- supportive redevelopment capacity of 5,571 units.
Administrative Resources
Providing solutions that meet the housing needs of the city’s residents requires an ecosystem of governmental, non-profit, and private partners that offer resources and expertise.
The City of Alhambra Community Development Department
The Community Development Department is responsible for assisting business owners, citizens, and developers through the city’s review and approval process; developing a comprehensive, long-range plan for development and improvement of land use; and promoting quality development and rehabilitation of existing structures. The department includes five divisions:
Planning, Economic Development, Housing, Building, and Code Enforcement. The overarching role of the Department is to administer the city’s land use and zoning regulations and ensure the city is in compliance with State and Local regulations, administer the building and land use permitting services, support the rehabilitation and creation of affordable housing, and support the business community.
Alhambra HCDA Citizen Advisory Committee
The City has established the HCDA Citizen Advisory Committee to make recommendations to City Council regarding the use of HUD funds and the administration of the CDBG and HOME programs.
The HCDA is a 10-person council of community members.
Non-profit Developers and Community Development Organizations Alhambra works with a variety of non-profit developers and community development organization partners collaboratively to facilitate the production of affordable housing in the city. § TELACU is a non -profit community development corporation that provides affordable home-ownership opportunities for families, and apartment rentals for low -income senior citizens and the disabled. Since its establishment in 1968, TELACU has developed thousands of such units in communities throughout Southern California . In Alhambra,
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City of Alhambra Public Review Draft Housing Element 119 TELACU developed a 66- unit very low-income housing unit for seniors (the head of the household must be 62 years-old and the household income must not exceed 50% of the HUD annual income limits).
§ Habitat for Humanity is a non-profit Christian organization dedicated to building affordable housing and rehabilitating damaged homes for lower-income families. Habitat builds and repairs homes for families with the help of volunteer and homeowner/partner families.
Habitat homes are sold to partner families at no profit with affordable no -interest loans.
Volunteers, churches, businesses, and other groups provide most of the labor to build the homes. Land for new homes is usually donated by government agencies or individuals. § The city has also worked with the National Preservation Partners to develop an affordable housing project on the city-owned Howard Street property – a property purchased with CDBG funds and developed by National Preservation Par tners with HOME and Redevelopment Housing Set-Aside funds from the city.
§ The city contracts with the Housing Rights Center to provide fair housing services in the community.
§ The city is also undertaking a Disposition and Development Agreement to build 50 one- to two-bedroom permanent supportive and low-income rental housing on a currently city- owned parking lot at 2nd and Main Street with American Family Housing/National Core. § The city also negotiating a second agreement with Related California to develop 44 units on a 0.32-acre city-owned parking lot on N Chapel Avenue.
Homeless Services
Alhambra has a very small homeless population. The city recognizes that many agencies in the County provide services to homeless persons in the San Gabriel Valley. The city’s strategy is to focus resources on the at -risk homeless, specifically the elderly and frail elderly with limited resources.
The city has cooperative relationships with non -profit organizations, such as the Union Station Homeless Services (USHS), Housing Rights Center (HRC), the Los Angeles Homeless Services Authority (LAHSA), and the Greater Pasadena Housing and Homeless Network to provide services and housing for homeless persons.
Since 2017, the city has been funding a Homeless Outreach Services program. The program connects homeless agencies that provide emergency shelter, provide supportive services, and/or help transition them to permanent housing. The USHS in Pasadena administers the program and provides outreach, shelter, rapid- rehousing, case management, and supportive services for homeless persons from Alhambra. The city’s efforts include an emergency hotel/motel voucher program, which is facilitated by USHS. The city is currently requesting proposals for a new contract to provide homeless support services and case management, including shelter assistance.
Financial Resources and Incentives
Financial Resources
California Redevelopment Agencies (RDAs) were created with the state’s passing of the Community Redevelopment Act in 1945. In February 2012, the approximately 400 RDAs were officially dissolved as part of the 2011 Budget Act. Although the documented shortcomings of
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City of Alhambra Public Review Draft Housing Element 120 these agencies were plenty —particularly in the last few years leading up to their dissolution —, they played a key role in aiding affordable housing development across the state, in addition to renovating rundown urban areas, cleaning up and rehabilitating contaminated land, and redeveloping areas for commercial retail, which resulted in the creation of new jobs and increases in private investments.
According to a white paper from the U.S. Department of Housing and Urban Development (HUD), during the fiscal year period of 2001 to 2008, RDAs created approximately 63,000 affordable housing units, 44 percent of which were affordable to those earning 50% of MFI or lower.
Statewide, the removal of these agencies expected to result “in a statewide average annual loss of 4,500 to 6,500 new affordable units through the foreseeable future after all enforceable obligations have been met.”
A key benefit RDAs provided to local communities, beyond the creation of new affordable housing units, was assisting developers in filling fund gaps in Low -Income Housing Tax Credit (LIHTC) developments. In California’s 2011 funding round , it was estimated that “62 percent of all 9% LIHTC awards also had RDA financing.” Hence, the dissolution of RDAs has and will continue to impact developers insofar that access to this bridge in funding is gone.
In place of the RDAs’ absence, local governments have alternatives to encourage redevelopment and affordable housing; however, these options are narrower in scope and often require a 2/3 majority vote to become reality. Some of these options include: Infrastructure Financing Districts, Community Fa cilities Districts, Assessment Districts and Business Improvement Districts, Statutory Development Agreements, Federal New Market Tax Credit Programs, or Community Controlled Nonprofit Economic Development Corporations.
Additionally, California’s cap-and-trade program, which is set-up to reduce carbon emissions and generate revenue for the state via auctions of pollution permits, is being used to fund affordable, or “sustainable”, housing projects for residents. In particular, these projects are required to be constructed near transit lines so as to provide residents ease of access to public commuting. As of 2015, about $122 million was allocated to 28 sustainable housing projects in the state. Some cities that received funding include Los Angeles, San Dieg o, Riverside (a veteran’s village), and Long Beach, among many others across the state.
The following programs exist to continue to fund housing and affordable housing developments, but they do not backfill the gap left by the dissolution of RDA programs in 2012.
Alhambra Housing Asset Fund
The City of Alhambra maintains a Housing Asset Fund that includes funds remaining from the former RDA. The city uses these monies to fund affordable housing development. The city plans to use Asset Fund monies for both the Mariposa project and the Chapel Lot project.
Community Development Block Grant (CDBG)
Through the federal CDBG program, the HUD provides funds to local governments to fund a wide range of community development activities for low-income persons. The CDBG program provides formula funding to larger cities and counties, while smaller cities (fewer than 50,000 population) receive its allocation from the county or competes for funding that is administered by the state.
Given Alhambra’s population, it is enti tled to receive CDBG funds directly from HUD. The city anticipates receiving a CDBG allocation of approximately $1,014,111 for the 2020-21 Proposed Budget. CDBG allocations fluctuate annually; however, the city conservatively estimates an average of $1,000,000 annually.
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City of Alhambra Public Review Draft Housing Element 121 The CDBG program is flexible in that the funds can be used for a range of activities. In the past, the city has used CDBG funds for eligible housing activities including acquisition and/or disposition of real estate, housing rehabilitation, and code enforcement efforts.
HOME Investment Partnerships (HOME)
The city receives an annual entitlement of funds from HUD under the HOME program. HOME funds can be used for activities that promote affordable rental housing and homeownership for construction, reconstruction, moderate or substantial rehabilitation, and first-time homebuyer assistance. In recent years, Alhambra has contributed HOME funds to help lower-income homeowners with rehabilitation and to provide first -time homebuyers with down payment assistance. The city anticipates receiving a HOME allocation of approximately $631,003 for the 2020-21 proposed budget. Similar to the CDBG funding, the HOME allocations fluctuate annually.
The city conservatively assumes an average of $700,000 per year.
Housing Choice Voucher Program
The Los Angeles County Development Authority (LACDA) administers the local Section 8 Housing Choice Voucher Rental Assistance Program for Alhambra residents, providing rental assistance payments to owners of private market-rate units on behalf of low-income tenants. Typically, the voucher pays for the difference between the Fair Market Rent for the unit and 30 percent of the voucher recipient’s household income.
Continuum of Care (CoC)
Grants for development of a continuum of housing options and support services to assist homeless persons in the transition from homelessness are available from HUD. These grants are awarded to the Los Angeles Continuum of Care to be distributed to nonprofit homeless agencies (such as the Greater Pasadena Housing and Homeless Network and LAHSA), in order to implement a broad range of activities that benefit homeless persons.
Housing Opportunity for Persons with AIDS (HOPWA)
The HOPWA program provides funding for the housing and related support-service needs of low- income persons living with human immunodeficiency virus (HIV) and acquired immunodeficiency syndrome (AIDS). The City of Los Angeles receives HOPWA funding on behalf of Los Angeles County, as the largest jurisdiction in the County.
Low Income Housing Tax Credits
Tax credits are available to individuals and corporations that invest in low-income rental housing.
Usually, the tax credits are sold to corporations with a high tax liability and the proceeds from the sale are used to create the housing.
California Permanent Local Housing Allocation (PLHA)
SB2 created a permanent funding source through a $75 real estate recording fee. Over the initial PLHA five-year period, Alhambra is estimated to receive nearly $2.8 million i n PLHA funds. The city’s planned disposition of these funds is to fund the San Gabriel Valley Regional Housing Trust, contribute to two 100% affordable projects being developed on city -owned sites, and explore additional affordable housing development on other city-owned sites.
San Gabriel Valley Regional Housing Trust (SGVRHT)
Alhambra is a member city of the SGVRHT. Alhambra initially contributed $116,400 of its PLHA funds to the trust. The trust was established in February 2020 as a JPA to fund the planning and construction of affordable and homeless housing. In 2020 the trust successfully received a $1,000,000 match from the California Local Housing Trust Fund (LHTF) program. The SGVRHT
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City of Alhambra Public Review Draft Housing Element 122 maintains a pipeline of projects seeking funding. Both the Mariposa and Chapel projects are in the regional pipeline. The Mariposa project has received a loan from the trust Inclusionary Housing Trust Fund
In 2020 the city approved an Inclusionary Housing Ordinance that includes an option for developers to pay an in-lieu fee as an alternative to providing mixed-income development. A fee calibration study was completed in Winter 2020. In-lieu fees collected will be eligible to support affordable development in the future.
Other State and Federal Programs Available to the City of Alhambra The State of California has many other programs and funding sources the city and its residents can draw from to fund housing programs and access in Alhambra. A sampling of these programs include:
§ Multifamily Housing Program (MHP)
§ Affordable Housing and Sustainable Communities Program (AHSC) § Calhome
§ California Emergency Solutions and Housing (CESH)
§ Infill Infrastructure Grant Program (IIG)
§ Local Early Action Planning (LEAP) Grants
§ Affordable Housing Partnership Program (AHPP)
§ California Homebuyer’s Down Payment Assistance Program (CHDAP) § California Tax Credit Allocation Committee (CTCAC): Low-Income Housing Tax Credits (LIHTCs)
§ California Tax Credit Allocation Committee (CTCAC): Historic Rehabilitation Tax Credits (HRTCs)
§ California Debt Limit Allocation Committee (CDLAC): Various Programs Development Incentive Programs
For both market-rate and affordable housing developments, government actors can offer a variety of non-market financial resources in the form of development incentives to encourage more housing development. Often these programs are aimed at encouraging the types of housing the market is not delivering, or housing that helps meet public goals.
Financial incentives often lower the cost of development (such as fee waivers or expedited permitting processes) or lower the cost of operations (tax exemptions). Regulatory incentives adjust site allowances and requirements (such as building higher or providing less parking ) to increase developable space or reduce costs, thereby creating value. These incentives help increase development feasibility to shape market responses.
Flexible Development Standards
Section § 23.20.080 of Alhambra’s zoning code allows for flexible development standards in the R-3 zone to promote high quality multiple -family residential developments, to encourage innovative design and efficient use of land which might otherwise be constricted by rigid development standards, to encourage consolidation of parcels, and permit developments to be evaluated on individual merits. The flexible development standards provide for variation from
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City of Alhambra Public Review Draft Housing Element 123 three of the provisions required by the R-3 zone (Section 23.20), three provisions required by the property development sta ndards (Section 23.42), and three provisions required by the design standards (Section 23.42). Flexible development standards are available to lots of 40,000 square feet and larger. This is due to economies of scale. The city has used this tool threshold size to encourage consolidation of small lots to achieve large -size projects that can offer amenities, efficient site planning, and cost reductions in senior and affordable housing projects in conjunction with density bonuses.
Density Bonus Program
The City of Alhambra offers housing density bonuses (Code Section 23.20.060) consistent with the state law outlined in California Government Code § 65915. Eligible applicants are allocated a density bonus for projects providing at least ten percent of the total un its as lower-income households (defined as 80% AMI), or five percent of the total as very low-income households, or for a senior citizen housing development (defined by California Civ. Code § 51.3).
AB1763 Density Bonus
AB 1763 generally allows housing development located within one -half mile of a major transit stop and meeting all housing affordability requirements to receive a height increase of up to three additional stories and a density bonus of 80%, exempting the housing development from any maximum controls on density. The city’s Mariposa project is using this bonus. As a part of the Housing Element Update, the city is planning to adopt an ordinance that extends the AB1763 bonus throughout the entire Downtown Revitalization District.
Inclusionary Housing Ordinance
In July 2020, the City Council of Alhambra approved the resolution to amend its zoning code to include a new inclusionary housing ordinance that outlines inclusionary unit requirements, incentives for greater affordability of units, and in-lieu fee for alternatives to the inclusionary unit requirement. The ordinance was adopted in September 2020. A detailed overview of the city’s IHO is included in Chapter 3 of the Housing Element. At the most fundamental level, inclusionary policies reduce the economic value of a development site by driving part of its use to a below - market purpose. Therefore, inclusionary policies only work when the market can deliver market- rate housing and/or the loss in net -operating-income (NOI) is offset by value -enhancing incentives.
34 If poorly designed and executed, inclusionary policies may be a constraint to housing production. When structured appropriately and in supportable market conditions, an IHO can have meaningful impacts on the delivery of affordable housing units. The city’s policy is too new to have observable direct impacts. However, the Constraints Analysis of the Housing Element did not find the city’s IHO to be overly restrictive compared to peer cities that have has positive affordable housing development outcomes from their IHOs. Further, the Housing Element includes a program to monitor the IHOs impact on development in the community and make a mid-cycle adjustment in the event that it is found to be inhibiting development.
Opportunities for Energy Conservation
The City of Alhambra has taken action on energy conservation through policies in its building code, general plan, and utility partnerships. The city integrates the most current California Energy Code (California Code of Regulations Title 24, Part 6) and Calif ornia Green Building Standards Code (California Code of Regulations Title 24, Part 11).
34 In rare instances rents are sufficiently high to cross-subsidize affordable housing without offsets.
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City of Alhambra Public Review Draft Housing Element 124 Alhambra’s municipal code has a guideline for solar energy design with the intent of maximizing passive heating and cooling opportunities for residential developments. It is also intended to protect possible solar energy systems from shading. The code requires subdivisions to “maximize the number of future buildings which will receive sun -light sufficient for using solar energy systems.”35 Additionally, the code require s a balance between sunlight and shade to “receive cooling benefits from both prevailing summer breezes and existing shading vegetation.” Alhambra’s General Plan has a policy that encourages and language that requires green building construction. Policy R -5C from the plan “encourage the use of green building technology for building retrofit and pursue LEED-certification for new development.” This policy comes after this statement on new developments, “New development projects are required to incorporate gre en building standards, which promote environmentally responsible and resource- efficient design through siting, construction, operation, maintenance, renovation, and de-construction.” This plan is using contradictory language while supporting the construct ion of green buildings because it both “encourages” and “requires” it. If the plan cleans this up, then the proper direction can clear up confusion for developers.
The City of Alhambra has a partnership with utility programs, like Southern California Gas Company (SoCal Gas) and Southern California Edison (SCE), to promote efficient energy use and assist lower-income customers. These partnerships are in direct alignment with the examples provided by the California Department of Housing and Community Development (HCD). Broadly these programs are looking to provide rebate programs for installing energy-efficient appliances, and public education about ideas to conserve energy . SoCal Gas offers installation of energy - saving home improvements at no cost to low -income households. SCE also offers free energy - saving appliances to low-income households.
Opportunities for the City of Alhambra to build on what they already have to include combining general plan policies with permitting and updating its energy plan.
The General Plans policy and recommendation on green building construction could be combined with three of California HCD’s recommendations.
36 By combining these three recommendations,
Alhambra can achieve a win for green building construction, while reduc ing cost of construction by speeding up their permitting process:
1. “Streamline and expedite the approval process for housing built using green building standards and specific energy standards.”
2. “Adopt policies and incentives to promote energy -efficient ret rofits prior to resale of homes.”
3. “Target local funds, and Community Development Block Grants, to assist affordable housing developers incorporate energy-efficient designs and features.” Also, Alhambra could include “cool roofs” in its development code or encourage it through a rebate program as recommended by the U.S. Department of Energy. Cool roofs are designed to reflect more sunlight by choosing more reflective paint colors or materials. These roofs would reduce need for air conditioning, thereby lowering peak electricity demand.
35 https://codelibrary.amlegal.com/codes/alhambra/latest/alhambra_ca/0-0-0-109642 36 https://www.hcd.ca.gov/community-development/building-blocks/site-inventory-analysis/opportunities-for-energy- conservation.shtml
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City of Alhambra Public Review Draft Housing Element 125 Alhambra has facilitated mixed-use, compact development for decades in the Central Business District and throughout the city. Mixed-used development encourage walking due to more compact development patterns and housing develop ment that is in close proximity to services and retail businesses. To the extent that the city is able, mixed-use zoning should be expanded so that all residents have the option to walk to fulfill weekly errands, rather than drive.
In 2012, the city published its Energy Action Plan (EAP) along with the 27 other cities that are part of the San Gabriel Valley Council of Governments. The purpose of this plan is to establish a long-term vision and commitment to achieve energy efficiency in the city, for both the community and the government operations. This plan was created with a 2020 target goal of reducing greenhouse gas emissions. The State of California now has a 2030 target and a carbon neutral goal for 2045.
Affirmatively Furthering Fair Housing Analysis
AB686 requires that all Housing Elements due after January 1, 2021, must contain an Assessment of Fair Housing. California defines affirmatively furthering fair housing as:
“Meaningful actions, in addition to combating discrimination, that overcome patte rns of segregation and foster inclusive communities free from barriers that restrict access to opportunity based on protected characteristics. Specifically, affirmatively furthering fair housing means taking meaningful actions that, taken together, address significant disparities in housing needs and in access to opportunity, replacing segregated living patterns with truly integrated and balanced living patterns, transforming racially and ethnically concentrated areas of poverty into areas of opportunity, and fostering and maintaining compliance with civil rights and fair housing laws. The duty to affirmatively further fair housing extends to all of a public agency’s activities and programs relating to housing and community development”37
The City of Alhambra updated and adopted a local Analysis of Impediments (AI) to fair housing choice in 2020. This document identifies fair housing needs and issues in the city and recommends solutions to mitigate or remove impediments. As an entitlement city for CDBG funding, the city also completed an update to its FY 2020 -2024 Consolidated Plan in August 2020. Collectively, these analyses include considerable baseline information, outreach, and recommendations to serve and a foundation for additional research.
Summary of Housing Element Outreach
Chapter 1 includes a comprehensive reporting of community outreach and engagement that was conducted as a part of the Housing Element. Outreach was designed to both disseminate and gather information from the community. A summary of this outreach, specific to AFFH includes:
1. Initial scoping with the City of Alhambra to develop a comprehensive list of groups to directly send project information and invite to participate in the project. This initial effort identified 82 organizations including community organizations (i.e., Housing Rights Center, East LA Women’s Center, Grassroots Alhambra), Culturally specific groups (i.e., Alhambra Latino Association, Asian American Association of Alhambra), faith -based groups, rea l estate and business groups (i.e., AbundantLA, Alhambra Downtown Association), and special housing needs groups.
37 Gov. Code, § 8899.50, subd. (a)(1).
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City of Alhambra Public Review Draft Housing Element 126
2. Project updates and announcements across a broad spectrum of resources to maximize exposure. This included the city’s social media platform, a rticles in the city’s newsletter, the city’s Parks and Recreation Leisure Guide that reaches 31,000 households in print, announcements on the library and school district social media accounts, and articles in the Around Alhambra Newsletter.
3. A public workshop was held at the beginning of the project that included a live interactive survey. The survey included questions and request s for insights specific to AFFH issues.
Announcements for the workshop were translated into Spanish and Traditional Chinese.
The S urvey was also translated and posted to the project webpage for community members who could not attend the workshop to participate. This initial workshop was conducted virtually due to the COVID -19 pandemic. The project team offered “office hours” to discu ss with community members who could not participate by computer, though none were requested.
4. To ensure comprehensive outreach throughout the entire community, each City Councilmember held a virtual town hall with the project team to discuss housing issues in each district.
5. In addition to the Housing Element outreach, the city updated its Analysis of Impediments in April 2020 and its Consolidated Plan in August 2020. Both efforts included significant outreach that included public study sessions, public meet ings with the Housing and Development Advisory Committee, and a joint educational workshop with community members.
Information from these outreach efforts assisted the team in better understanding fair housing issues. Qualitative data from outreach efforts is important because reveals the lived experiences of residents beyond what is available in common datasets. However, outreach may not include a proportional cross -section of the population and findings are rarely statistically significant representations. Nonetheless, input from residents can be as important or more in revealing unique local challenges.
The most relevant information from the efforts outlined above is summarized under “local context” subsections. Combined with the data analysis, this information assisted in refining the city’s fair housing objectives. For example, outreach revealed that housing discrimination remains a concern in Alhambra, and more importantly residents who experience it do not know where to get resources. This led the city to expand its information and outreach plan in its AFFH program.
The city also learned that residents feel they have good access to public services, food, and health care, but feel that access to jobs and transit are more lacking. This led the city to prioritize lower income sites in proximity to transit corridors.
Assessment of Fair Housing
The City of Alhambra’s Analysis of Impediments (2020) identifies many housing issues in the city and provides a foundation of information for inclusion in this section of the Housing Element.
However, this section provides additional information derived fr om the unique resources in the region and local context from community outreach. Many fair housing factors and data are included in the Housing Needs Assessment (Chapter 2 of the Housing Element).
Fair Housing Data in the Housing Needs Assessment
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City of Alhambra Public Review Draft Housing Element 127 The Housing Needs Assessment includes the following data related to fair housing factors in Alhambra:
§ Regional comparison of population by
race and ethnicity
§ Areas of minority concentration
§ Regional Comparison of HHs by
Income
§ Share of renter-occupied housing
(tenure split)
§ Overcrowding
§ Cost Burden
§ Special Housing Needs
§ Regional Comparison of People
Experiencing Homelessness
§ Homeless Facilities and Service
Providers
§ People living in poverty
§ Housing stock lacking telephone,
plumbing, and kitchen facilities
§ Assisted housing at risk of conversion
Identification of Fair Housing Issues
Section VII of the AI, which includes Alhambra’s Fair Housing Action Plan for the 2020 to 2024 planning period, provides a summary of fair housing issues that the city plans to address. These include:
Discrepancies in lending patterns by race and ethnicity . Between 2012 and 2017, the number of home loan applications decreased in Alhambra by about 3,300, with 2,061 applications in 2017. About 28% of applicants were White, while about 9% of Alhambra’s population is White.
Additionally, 1% of applicants were Black (2% of total city population), 16% of applicants were Hispanic (38% of total city population), and 41% of applicants were Asian (50% of total city population).
Wide range of approval rates by top lenders. Of the loan applications in Alhambra in 2017, approval rates ranged among top lenders. For example, Nationstar had an approval rating of 21%, while Shore Mortgage had an approval rating of 73%.
Subprime lending discrepancies by race and ethnicity. The frequency of spreads reported on loans in Alham bra in 2017 was 2.8%. Non-white households in Alhambra have a higher incidence of rate spread on average, ranging from 3.3% (Asian applicants) to 5.3% (Hispanic applicants), compared to White applicants (2.2%).
Discriminatory practices in the housing market. The Housing Rights Center (HRC) received 177 fair housing complaints over the 2014 to 2018 period, 40 of which were fair housing cases and 26 of the cases had substantial evidence. Additionally, the HRC reported inconsistencies in the types of clients they serve compared to the distribution of racial and ethnic groups in Alhambra. For example, Asian residents in Alhambra make up about 50% of the city’s population, but the HRC reported that Asian residents accounted for 20% of their clients served to add ress fair housing issues.
Discriminatory language in real estate ads. The AI found “p otentially discriminatory language, mostly encouraging family living” in a review of ads for units both for rent and for sale.
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City of Alhambra Public Review Draft Housing Element 128 Figure 75. Lending Patterns by Race/Ethnicity Summary of Opportunity Indicators, Alhambra Source: Table 26, City of Alhambra Analysis of Impediments (www.lendingpatterns.com, 2018) Approved Denied Withdrawn/ Incomplete
2012 2017 2012 2017 2012 2017
White
Low (0-49% AMI) 55% 40% 32% 26% 9% 23%
Moderate (50-79% AMI) 56% 33% 18% 30% 14% 33%
Middle (80-119% AMI) 53% 55% 17% 10% 22% 28%
Upper (≥120% AMI) 63% 63% 12% 13% 13% 18%
Black
Low (0-49% AMI) 67% 0% 0% 0% 33% 0%
Moderate (50-79% AMI) 0% 0% 100% 0% 0% 0%
Middle (80-119% AMI) 50% 100% 25% 0% 0% 0%
Upper (≥120% AMI) 47% 44% 6% 22% 24% 33%
Hispanic
Low (0-49% AMI) 59% 43% 31% 29% 6% 24%
Moderate (50-79% AMI) 58% 32% 20% 36% 8% 28%
Middle (80-119% AMI) 51% 56% 21% 12% 20% 23%
Upper (≥120% AMI) 59% 62% 16% 14% 13% 20%
Asian
Low (0-49% AMI) 65% 40% 16% 27% 15% 27%
Moderate (50-79% AMI) 57% 57% 16% 12% 8% 24%
Middle (80-119% AMI) 56% 63% 12% 11% 9% 16%
Upper (≥120% AMI) 63% 66% 9% 9% 9% 14%
Fair Housing Enforcement and Capacity
The city does not have any local fair housing laws. However, in March 2020 the Alhambra City Council adopted an emergency ordinance prohibiting COVID- 19 related evictions. When this moratorium expired the city committed to enforcing LA County’s eviction moratorium. As outlined in Alhambra’s 2020 Analysis of Impediments to Fair Housing Choice (2020 AI), the city has committed to complying with applicable federal and State fair housing laws including the Fair Housing Act of 1968, the Fair Housing Amendments Act of 1988, and the Fair Housing Employment and Housing Act (FEHA). The city does not have any pending lawsuits, enforcement actions, judgements, settlements, or findings related to fair housing and civil rights.
The city contracts with the Housing Rights Center (HRC) to provide fair housing services in the community. The HRC is a non-profit, approved by HUD, that works with local government offices to ensure that Fair Housing Laws are upheld. In general, fair housing services include the investigation and resolution of housing discrimination complaints, discrimination auditing and testing, and education and outreach, including the dissemination of fair housing information such as written material, workshops, and seminars. Landlord/tenant counseling is another fair housing service that involves informing landlords and tenants of their rights and responsibilities under fair housing law and other consumer protection legislations as well as mediating disputes between tenants and landlords.
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City of Alhambra Public Review Draft Housing Element 129 Between FY 2014 and FY 2018, HRC provided fair housing services to an average of 29 clients per year (143 clients total). a majority (53 percent) of HRC clients from Alhambra were of “Other” races, followed by Whites (23 percent), Asians (20 percent), and Black/African Americans (four percent). The “Other” category most likely includes those who are of Hispanic origin.
In March, 2020, the COVID-19 pandemic was declared; subsequently, many of the HRC’s services shifted virtually. While the HRD statistics herein do not include 2019-2020 numbers, the need for housing services and support during the pandemic has been critical, given the uncertainty of economic resources and/or the ability for persons to maintain stable housing due to unemployment. Many eviction moratoriums, for example, were enacted, resulting in greater need for housing outreach and education by both the city and the HRC.
During the FY 2019-2020, HRC received 281 calls for general housing inquiries and 38 calls related to discrimination and fair housing inquiries. Among the fair housing inquirie s 71 percent were related to disabilities or protected classifications.
During the FY 2019 -2020, eight housing discrimination cases were opened, the majority we re reconciled through counseling or withdrawn. A total of two cases were referred to litigation and went to small claims court.
Between 2013 and 2018, 12 cases were filed with the Department of Fair Employment and Housing (DFEH). Among these, one case was settled by enforcement and another by mediation.
All other cases were dismissed, withdrawn, or were found to not have probable cause.
Local Context
Early in the development of this Housing Element, ECONorthwest and the City of Alhambra sought public input through a workshop and online survey. The workshop and online survey asked questions related to fair housing issues, including: “Have you ever experienced or witnessed housing discrimination?” and “If you or someone you know experienced housing discrimination, where would you refer them for assistance? ”. Of the 94 survey respondents, 31 (33%) stated they had experienced or witnessed housing discrimination, 60 (64%) stated they did not experience or witness housing discrimination, and 3 (3%) stated they were unsure.
Of those who experienced or witnessed housing discrimination, 26 respondents stated they would not know where to seek assistance. Twenty -two respondents stated they would refer to a local nonprofit, while other respondents (at a lower response rate) stated they would refer to a city agency, HCD, an attorney, HUD, or other agencies. To better communicate available resources available for those facing housing discrimination, the City of Alhambra may consider reinfo rcing education about fair housing resources, and access to the HRC, to the public.
Relevant Factors and Data Available Related to Fair Housing Issues In addition to findings stated in the AI and the Housing Needs Assessment, the city can draw from supplemental data and analysis to identify potential fair housing issues. These analyses include evaluations of segregation and integration, identifying racially or ethnically concentrated areas of poverty (or affluence), disparities in access to opportunity, and displacement risk. This section provides a summary of relevant analyses in Alhambra that further describe fair housing issues in the city.
Segregation and Integration Patterns and Trends
Trends in segregation and integration within a city can be closely linked to access to opportunities across racial and ethnic groups. Two analyses that help to identify patterns in segregation and
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City of Alhambra Public Review Draft Housing Element 130 integration are a dissimilarity index and an isolation index. The dissimilarity index requires a comparison group to determine another group’s population distribution across Census tracts in Alhambra. The dissimilarity index for Alhambra is reported for racial and ethnic groups in comparison to the White alone population in the city. The isolation index also relies on distributions of groups of populations over a geographic area (Census tracts) but analyzes a population group’s distribution across the city in relation to the group’s total population in the city.
The results of the dissimilarity index and isolation index are shown in Figure 76. For the racial and ethnic groups (other than White alone) that have high shares of population in Alhambra, the dissimilarity indices for Black or African American alone, Asian alone, Some other race alone, and Hispanic or Latino (of any race) are in the moderate (30 to 60) or low range (0 to 30). For example, to achieve an even distribution of population for White alone and Black or African American alone groups, 40% of one group would need to move to a given Census Tract in Alhambra.
The isolation index scores across racial and ethnic groups in Alhambra are relatively low, as the total range is 0 to 100, and Alhambra ranges from 0.8 to 6.6. This shows that among each racial or ethnic group in Alhambra individually, the populations are relativ ely integrated in a given geographic area (i.e., Census tract).
Figure 76. Dissimilarity Index and Isolation Index Scores by Race/Ethnicity, Alhambra Source: American Community Survey, 2015-2019 5-year Estimates Racial/Ethnic Group Dissimilarity Index Score Isolation Index Score White alone n/a 1.93.8
Black or African American alone 40 1.15
American Indian and Alaska Native alone 50 0.68
Asian alone 23 6.6
Native Hawaiian and Other Pacific
Islander alone
81 2.73.2
Some other race alone 17 1.63.6
Two or more races 24 0.81.1
Hispanic or Latino (of any race) 11 2.05.8
Figure 77. Dissimilarity Index and Isolation Index Scores by Race/Ethnicity, Alhambra Source: American Community Survey, 2015-2019 5-year Estimates (Alhambra, CA CDBG) Jurisdiction
Racial/Ethnic Dissimilarity
Index 1990 Trend 2000 Trend 2010 Trend Current
Non-White/White 16.88 24.23 22.14 24.37
Black/White 16.47 31.00 24.60 30.81
Hispanic/White 18.13 22.92 20.94 23.71
Asian or Pacific
Islander/White 17.22 27.69 27.29 30.48
(Los Angeles County, CA) Jurisdiction
Racial/Ethnic Dissimilarity
Index 1990 Trend 2000 Trend 2010 Trend Current
Non-White/White 53.33 53.62 53.85 55.87
Black/White 68.29 63.51 60.24 64.21
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City of Alhambra Public Review Draft Housing Element 131 Hispanic/White 62.81 64.99 64.38 65.12
Asian or Pacific
Islander/White 41.58 48.57 49.62 52.79
(Los Angeles-Long Beach-Anaheim, CA) Region
Racial/Ethnic Dissimilarity
Index 1990 Trend 2000 Trend 2010 Trend Current
Non-White/White 55.32 55.50 54.64 56.94
Black/White 72.75 68.12 65.22 68.85
Hispanic/White 60.12 62.44 62.15 63.49
Asian or Pacific
Islander/White 43.46 46.02 45.77 49.78
The general trend for racial and ethnic dissimilarity in the Los Angeles region has been growing at a slow pace since 1990. The city of Alhambra has seen a 44% increase in dissimilarity between its white and non-white population, being mostly driven by the Black and Asian/Pacific Islander communities. This trend demonstrates that racial and ethnic populations in the city have been moving to communities which represents their identity, whether by choice or institutional/de factor barriers to entry within other communities. However, dissimilarity in Alhambra remains well below regional levels.
The Alhambra AI provides a map showing the distr ibution of low and moderate-income (LMI) population in the city by block group, as of 2019. LMI areas are defined as Census tracts or block groups where 51 percent or more of the population is defined as LMI by HUD. The AI found that:
“low- and moderate-income residents are generally dispersed across the middle of Alhambra with above-moderate income residents concentrated in block groups located in the southwest and northeast corners of the city”.
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City of Alhambra Public Review Draft Housing Element 132 Figure 78. Low- and Moderate-income Areas, Alhambra
Source: Figure 3, City of Alhambra Analysis of Impediments (2020).
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City of Alhambra Public Review Draft Housing Element 133 Racially or Ethnically Concentrated Areas of Poverty
To assist communities in identifying racially and ethnically concentrated areas of poverty (also known as R/ECAPs), HUD developed a definition that relies on a racial and ethnic concentration threshold, as well as a poverty test. The City of Alhambra does not have any Racially or Ethnically Concentrated Areas of Poverty (R/ECAP), as defined by HUD. According to HUD data, this has been a consistent condition since at least 1990. Regionally, there are few areas in the San Gabriel Valley designated as R/ECAP areas. R/ECAP areas most proximate to Alhambra are located in East Los Angeles and more broadly Downtown Los Angeles.
The TCAC/HCD op portunity maps use a location quotient to proximate racial segregation and poverty. This calculation is reported in the High Segregation and Poverty Category. The 2021 methodology and associated map does not show any areas of High Segregation and Poverty i n Alhambra. However, in the 2020 methodology, Census Tract 4803.04 was listed as a High Segregation and Poverty Tract. This area encompasses most of west downtown and is bounded by North Atlantic Boulevard, West Alhambra Road, North Garfield Ave, and West Main Street. Its improvement in 2021 to a High Resource Area is indicative of improving conditions in Alhambra.
Persons with Disabilities
The City has been following the general regional trends of in and out-migrations of persons with different disabilities. There are a few subtle differences such as the city’s increase of populations with a self-care disability and Los Angeles County’s decrease of that population. Generally, rates of young people with disabilities remain low and in line with regional trends. However, Alhambra is exhibiting and increasing need relative to the region for households aged 65 and older across most disability categories.
Figure 79: Population Distribution for Persons with Disabilities, Alhambra and LA County Source: ACS 5-Year Tables 2010-2014, 2014-2018; Table S1810 – Characteristics of Disabilities
Los Angeles County
Alhambra City
2010-2014
Pop. 5-
17 Years
Pop. 18-
64 Years
Pop. 65+
Years and
Over
% of
Total
Pop. 5-
17 Years
Pop. 18-64
Years
Pop. 65+
Years and
Over
% of Total
With a
Hearing
Difficulty
8,549 79,263 148,563 14.9% 0 520 1,591 13.8%
With a Vision
Difficulty
11,725 88,565 81,447 9.4% 37 577 754 7.4%
With a
Cognitive
Difficulty
44,345 188,713 132,619 17.3% 132 1,204 1,187 12.9%
With an
Ambulatory
Difficulty
10,898 228,883 287,559 29.8% 30 1,315 2,559 23.4%
With a Self-
Care
Disability
15,917 102,737 143,061 15.3% 51 593 1,209 11.4%
With an
Independent
Living
Difficulty
N/A 175,035 233,900 23.6% 51 593 1,209 21.1%
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Formatted Table
Formatted Table
Formatted Table
Formatted Table
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City of Alhambra Public Review Draft Housing Element 134
Los Angeles County
Alhambra City
2014-2018
Pop. 5-17
Years
Pop. 18-
64 Years
Pop. 65+
Years and
Over
% of
Total
Pop. 5-17
Years
Pop. 18-
64 Years
Pop. 65+
Years and
Over
% of
Total
With a Hearing
Difficulty
7,909 80,656 160,486 14.3% 47 484 1,565 12.7%
With a Vision
Difficulty
11,253 95,338 87,968 9.1% 78 608 687 6.8%
With a Cognitive
Difficulty
N/A 224,488 306,248 27.5% N/A 959 1,379 11.6%
With an
Ambulatory
Difficulty
N/A 224,488 306,248 27.5% N/A 1,136 2,859 22.6%
With a Self-Care
Disability
N/A 100,542 150,046 13.3% N/A 605 1,459 11.6%
With an
Independent
Living Difficulty
N/A 178,883 243,856 21.9% N/A 1,095 2,639 21%
Los Angeles County – Change over Time
Alhambra City – Change over Time
Changes
between
2014-2018
Pop. 5-
17 Years
Pop. 18-
64 Years
Pop. 65+
Years and
Over
% of
Total
Pop. 5-17
Years
Pop. 18-
64 Years
Pop. 65+
Years and
Over
% of
Total
With a
Hearing
Difficulty
-7.5% 1.8% 8% -4% 4700% -6.9% 1.6% -8%
With a Vision
Difficulty
-4% 7.6% 8% 3.2% 110.8% 5.4% -8.9% -8.1%
With a
Cognitive
Difficulty
N/A 4.7% 4.2% -19.7% N/A -20.3% 16.2% -10.1%
With an
Ambulatory
Difficulty
N/A -1.9% 6.5% -7.7% N/A 13.6% 11.7% -3.4%
With a Self-
Care
Disability
N/A -2.1% 4.9% -13.1% N/A 2% 20.7% 1.8%
With an
Independent
Living
Difficulty
N/A 2.2% 4.3% -7.2% N/A -13.2% 14.1% -0.5%
Trends by Familial Status
Between the 2014 and 2018 census years, Alhambra has seen measurable decreases in households across many family types. The decrease in all households with children under the age Formatted Table
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Formatted Table
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City of Alhambra Public Review Draft Housing Element 135 of 18 has been consistent with regional levels. However, Alhambra has seen a decline in single- parent households and female headed households with children at twice the rate of the regional average. This is indicative of housing affordability and lack of diversity in housing options contributing to these household’s inability to remain in the community.
Figure 80: Household Distribution by Familial Status
Source: ACS 5-Year Tables 2010-2014, 2014-2018; Table S1101 – Characteristics of Disabilities
2014 2018
Household Type Jurisdiction Households Percentage Households Percentage Percentage Change
Households w/
Children under
18 LA County 1,087,704 34% 937,890 28% -14%
Alhambra 8,414 29% 7,165 24% -15%
Single-Parent
Households
LA County 351,852 11% 297,954 9% -15%
Alhambra 2,562 9% 1,795 6% -30%
Female Headed
Households with
Children
LA County 261,586 8% 211,592 6% -19%
Alhambra 2,053 7% 1,254 4% -39%
All Households LA County 3,217,889 3,316,795 3%
Alhambra 28,804 29,771 3%
The concentration of female -headed households with children is generally centered in Central Alhambra near the downtown core. Areas in the northeast and southwest portion of the city that have a higher incidence of single-family homes have the lowest concentration of female-headed households.
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City of Alhambra Public Review Draft Housing Element 136 Figure 81: Distribution of Female-Headed Households with Children Source: HCD AFFH Data Viewer
Disparities to Access to Opportunity
Section II of the Alhambra AI provides information related to disparities to access to opportunity in the city. The assessment is based on HUD indices available for the city to report. Page 49 of the AI describes each index and explains the range of scores and how they related to measuring opportunity. In Alhambra, the AI found that after evaluating these indices, the Asian or Pacific Islander group has a higher exposure to poverty, compared to other racial or ethnic groups in the city. Hispanic or Latino p opulations in Alhambra had limited access to higher -performing schools and used public transit more than other groups. The Black, Non -Hispanic population in Alhambra had fewer opportunities to access employment in their neighborhoods.
Figure 82. Summary of Opportunity Indicators, Alhambra
Source: Table 23, City of Alhambra Analysis of Impediments Low
Poverty
Index
School
Proficiency
Index
Labor
Market
Index
Transit
Index
Low
Transportation
Cost Index
Jobs
Proximity
Index
Environ-
mental
Health
Index
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City of Alhambra Public Review Draft Housing Element 137 Total Population
White, Non-Hispanic 56.72 62.07 68.13 82.60 86.68 44.32 7.25 Black, Non-Hispanic 51.64 61.52 64.17 85.13 89.24 41.04 6.84 Hispanic 55.11 60.55 62.89 82.43 86.98 45.37 6.41
Asian or Pacific
Islander, Non-
Hispanic
50.00 64.47 61.73 83.33 87.64 45.63 6.40
Native American,
Non-Hispanic
50.81 61.94 60.35 81.96 87.08 47.23 5.72
Population below federal poverty line
White, Non-Hispanic 54.21 55.92 65.88 82.94 87.55 54.80 7.28 Black, Non-Hispanic 49.53 52.68 52.06 80.47 86.76 55.09 5.85 Hispanic 51.20 61.37 61.51 82.86 87.17 43.82 6.52
Asian or Pacific
Islander, Non-
Hispanic
46.05 63.26 61.69 85.51 89.98 45.45 6.35
Native American,
Non-Hispanic
30.00 48.11 59.00 92.00 96.00 46.48 6.00
To further assist in the assessment of access to opportunity HCD compiled a series of datasets for jurisdictions to access for their area. This included a dataset developed with the California Tax Credit Allocation Committee (TCAC) that evaluates economic, educational, and health outcomes for low-income households. The dataset provides scores for each outcome metric, as well as a composite score. Figure 83 through Figure 86 show the TCAC opportunity areas for Alhambra.
The maps show that Alhambra generally has positive economic and educational outcomes throughout the city, and less positive environmental outcomes across the city. The composite score shows that areas in south and west areas of Alhambra have higher access to resources, and areas in the eastside of the city have moderate access to resources.
DRAFT
City of Alhambra Public Review Draft Housing Element 138 Figure 83. TCAC Opportunity Areas, Environmental
Score, 2021, Alhambra
Source: HCD AFFH Data Viewer; 2021, TCAC 2021
Figure 84. TCAC Opportunity Areas, Economic Score,
2021, Alhambra
Source: HCD AFFH Data Viewer; 2021, TCAC 2021
Figure 85. TCAC Opportunity Areas, Education Score,
2021, Alhambra
Source: HCD AFFH Data Viewer; 2021, TCAC 2021
Figure 86. TCAC Opportunity Areas, Composite Score,
2021, Alhambra
Source: HCD AFFH Data Viewer; 2021, TCAC 2021
Local Context
In addition to this analysis, community outreach conducted in the Housing Element workshop and online survey asked Alhambra residents questions about their access to resources and opportunities. While not a statistically significant survey, these f indings supplement the Census data with a local context. These findings are included in Figure 87, and show that Alhambra residents who responded to the survey have the most access to public services, grocery stores, Garvey Avenue
Ramona Boule
vard
Huntington Drive
Garfield Avenue
Main Street
East Mission Road
South Atlantic Boulevard
Fair Oaks Avenue
Mission Road
Fremont Avenue
Alhambra Avenue
Monterey Road
West Valley Boulevard
N
Eastern
Aven
ue
East
Valle
yBoulevard
Los
Robles
Avenue
New Avenue
N Atlantic Boulevard
0 1 Miles
Alhambra City Limits
TCAC Opportunity Areas 2021 -
Environmental Score (Tract)
< .25 (Less Positive Environmental
Outcomes)
.25 - .50
.50 - .75
.75 - 1 (More Positive
Environmental Outcomes)
No Data
Garvey Avenue
Ramona Boule
vard
Huntington Drive
Garfield Avenue
Main Street
East Mission Road
South Atlantic Boulevard
Fair Oaks Avenue
Mission Road
Fremont Avenue
Alhambra Avenue
Monterey Road
West Valley Boulevard
N
Eastern
Aven
ue
East
Valle
yBoulevard
Los
Robles
Avenue
New Avenue
N Atlantic Boulevard
0 1 Miles
Alhambra City Limits
TCAC Opportunity Areas 2021 - Education
Score (Tract)
< .25 (Less Positive Education
Outcomes)
.25 - .50
.50 - .75
> .75 (More Positive Education
Outcomes)
No Data
Garvey Avenue
Ramona Boule
vard
Huntington Drive
Garfield Avenue
Main Street
East Mission Road
South Atlantic Boulevard
Fair Oaks Avenue
Mission Road
Fremont Avenue
Alhambra Avenue
Monterey Road
West Valley Boulevard
N
Eastern
Aven
ue
East
Valle
yBoulevard
Los
Robles
Avenue
New Avenue
N Atlantic Boulevard
0 1 Miles
Alhambra City Limits
TCAC Opportunity Areas 2021 -
Composite Score (Tract)
Highest Resource
High Resource
Moderate Resource (Rapidly
Changing)
Moderate Resource
Low Resource
High Segregation & Poverty
Missing/Insufficient Data
Garvey Avenue
Ramona Boule
vard
Huntington Drive
Garfield Avenue
Main Street
East Mission Road
South Atlantic Boulevard
Fair Oaks Avenue
Mission Road
Fremont Avenue
Alhambra Avenue
Monterey Road
West Valley Boulevard
N
Eastern
Aven
ue
East
Valle
yBoulevard
Los
Robles
Avenue
New Avenue
N Atlantic Boulevard
0 1 Miles
Alhambra City Limits
TCAC Opportunity Areas 2021 - Economic
Score (Tract)
< .25 (Less Positive Economic
Outcome)
.25 - .50
.50 - .75
> .75 (More Positive Economic
Outcome)
No Data
DRAFT
City of Alhambra Public Review Draft Housing Element 139 and medical services. Fewer residents who responded to the survey stated they have access to good schools, good jobs, and reliable and safe transit in their neighborhoods.
Figure 87. Access to Opportunity Community Forum Results, Alhambra Source: Alhambra Community Forum Survey Results, February 2021.
Discussion of Disproportionate Housing Needs
The Housing Element provides an assessment of both existing and future affordable housing needs in Alhambra. The existing housing need for very -low and low -income households in Alhambra is described in Chapter 5, stating that 564 Alhambra residents were receiving Section 8 Housing Choice Vouchers as of November 2019.
The Regional Housing Need Allocation (RHNA) for Alhambra over the 2021 to 2019 planning period states a future growth need of 6,825 units. Of these 6,825 units, the RHNA states that 1,774 units (26%) must accommodate very low-income households and 1,036 units (15%) must accommodate low-income households. Chapter 7 and Appendix A show the results of the Site Inventory for the Housing Elemen t that meets the requirements of the RHNA by each income level.
Housing Needs and Problems
Chapter 2 of the Housing Element includes the Housing Needs Assessment, which describes key demographic and economic trends as they relate to the Alhambra housing market and affordability of housing. Many of the data points presented in Chapter 2 provide insight into fair housing issues in the city, including cost burden, overcrowding, substandard housing, and homelessness. Key findings in Chapter 2 related housing problems were:
§ Renter households experience a higher rate of housing problems, 60% compared to 37% of owner households that experienced housing problems. § Of all households who earned less than 80% of AMI renters more likely to experience at least one housing problem (53%) as compared to owner households (24%) § Overall, 51% of all households in Alhambra reported at least one housing problem 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
My home is close to reliable and safe transit
My Home is close to good jobs
The streets and sidewalks in my neighborhood are safe and well kept
My Home is close to good parks and greenspace
My home is clode to retail and commercial amenities
My Home is close to good schools
My Home is close to medical services (pharmacy, drug store, health clinics, hospital)
My home is close to grocery stores
My Home is close to public services (library, post office, police/fire, City Hall, City Services)
1 (Good) 2 3 4 5 (Bad)
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City of Alhambra Public Review Draft Housing Element 140 Cost Burden Households
The share of cost burden households in Alhambra mirrors general trends in Los Angeles County, Overall, housing cost burden in Alhambra and in the region is most prevalent among extremely low-income households (85%), while very low -income households also experienced a high rate of cost burden (79%). The distribution of renter households that are cost burdened are centered near the Central Alhambra near the downtown core along We st Main. Another concentration in in Southwest Alhambra south of Valley Boulevard.
Figure 88: Distribution of Overpayment Renter Households Source: HCD AFFH Data Viewer
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City of Alhambra Public Review Draft Housing Element 141
Figure 89. Distribution of Overpayment Owner Households Source: HCD AFFH Data Viewer
Overcrowded Households Across the Region
Severe overcrowding is defined as units with more than 1.5 persons per room. The dangers of overcrowding are exacerbated as public health risks, which have become more apparent during the pandemic. The County of Los Angeles has approximately 4.88% of its households facing this predicament, while the city of Alhambra has approximately 3.12% of households with severe overcrowding. The cities surrounding Alhambra, such as South Pasadena (1.25%), El Monte (2.03%), Pasadena (2.56%), San Gabriel (2.54%), and Los Angeles (5.86%) 38 share generally lower shares of households that are overcrowded, though the reasons behind this trend could be explained for many different reasons. For example, some cities may have older populations who may not need roommates aside from a partner, or the most likely determinant would be incomes among the renting populations. Once again, this indicator describes the
38 CA HCD Data Viewer Data Tables, “Overcrowded Households Severe Tract”, ACS 2014-2019 Formatted: table source
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City of Alhambra Public Review Draft Housing Element 142 importance of needing to provide affordable housing to renting populations to ensure that these groups can cohabitate safely to reduce public health dangers.
Figure 90. Distribution of Overcrowded Households
Source: HCD AFFH Data Viewer
Displacement Risk
One empirical measure of displacement risk is identifying the number of affordable units at risk of converting to market-rate housing. Chapter 2 of the Housing Element provides an estimate of the number of these units at risk of conversion. In Alhambra, of the 366 affordable housing units for lower-income households, about 215 low-income units are at risk of conversion. These units are located in three properties with affordability term end dates between 2021 and 2029.
Additionally, city staff reports that there are other affordable ownership units in the community built in the last 20 -years with unknown covenant expirations that could be at risk over the planning period.
Other analyses of displacement risk can provide a more comprehensive evaluation of displacement risk using a range of criteria and aggregating various data sources. The Urban Displacement Project provides useful metrics for evaluating displacement risk in the Los Angeles region, including Census tracts in Alhambra.
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City of Alhambra Public Review Draft Housing Element 143 Figure 91 shows the results of the Displacement Typology for Census tracts in Alhambra. Many tracts in the city are stable/mixed incomes areas with moderate displacement ris k. Other areas, in central and southern Alhambra are low-income areas that are susceptible to displacement, or are areas in at-risk, early/ongoing, or advanced stages of gentrification.
Figure 92 shows the results of the renter vulnerability index in Alha mbra, which accounts for measures affecting renter vulnerability to displacement, with considerations for accelerated vulnerability due to Covid -19. These factors include measures for cost burden, employment characteristics (e.g., service-sector jobs), and immigrant status. Most areas in Alhambra have an index value between 3 and 8, which indicates moderate to high vulnerability.
Figure 91. Displacement Typology by Census Tract, Alhambra Source: Urban Displacement Project, 2021.
DRAFT
City of Alhambra Public Review Draft Housing Element 144 Figure 92. Renter Vulnerability Index by Census Tract, Alhambra Source: Urban Displacement Project, 2021.
DRAFT
City of Alhambra Public Review Draft Housing Element 145 Historic Trends and other Relevant Factors
History of Redlining
The Home Owners’ Loan Corporation (HOLC), formed in 1933 under the New Deal Program, established the County’s first red- lining maps. Redlining maps established under the National Housing Act of 1934 ranked neighborhoods from A -rated (green), indicating the community “represented the best investment for homeowners” to D-rated (red), indicating the least desirable neighborhoods, where minority communities typically lived39. A key factor that influenced HOLC grades was race. A racially homogenous population was considered des irable, but only so long as that race was white and non -immigrant. Communities with African American, Asian, Native American and Latino residents typically received, at best, a C grade and, more commonly, a D grade. Figure 93 presents historic redlining areas in Alhambra and the surrounding area. It shows that the majority of Alhambra was a C-rated community and considered “in decline”. At the time over 70 percent of the population was considered “foreign”.
Figure 93. Historic Redlining Map
Source: HCD AFFH Data Viewer
39 KCET. (2017). Segregation in the City of Angels: A 1939 Map of Housing Inequality in L.A.
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City of Alhambra Public Review Draft Housing Element 146 Structural Factors and Zoning
The Federal Advisory Committee on Zoning was established in 1921. This committee was responsible for establishing the first model zoning ordinance. The characteristics of this model ordinance encouraged exclusionary zoning40 41. In the 1970s, local no-growth movements permeated throughout the San Gabriel Valley. These themes led to a high proportion of land dedicated to larger lots allowing only single-family zones. Today Alhambra’s R-1 zone accounts for over 65 percent of residential land area.
Homeownership and Lending Patterns
The homeownership rate in Alhambra is 40 percent compared to 46 percent in Los Angeles County. However, in Alhambra access to homeownership is not equal across racial and ethnic groups. The white racial group has a higher homeownership rate than all other racial and ethnic groups. The city’s two largest racial groups, Asians and Hispanic/Latino have homeownership rates of 43 percent and 33 percent, respectively. The City’s Black and African American population has the lost rate at 15 percent.
Figure 94. Housing Tenure by Race/Ethnicity, Alhambra
Source: ACS 2019 5-year Estimates, Table S2502
Race
Total
Occupied
Units
Owner
Occupied
Renter
Occupied
Home
Ownership
Rate
White alone, not Hispanic or Latino 3,574 1,708 1,866 47.8% Black or African American 558 85 473 15.2%
American Indian and Alaska Native 204 93 111 45.6%
Asian 15,247 6,641 8,606 43.6%
Native Hawaiian and Other Pacific Islander 37 8 29 21.6% Some other race 5,387 1,384 4,003 25.7%
Two or more races 668 260 408 38.9%
Hispanic or Latino origin 9,872 3,264 6,608 33.1%
Total 29,771 11,898 17,873 40.0%
Access to credit remains a barrier to homeownership in Alhambra. An analysis of lending patterns in Figure 94 above found that denial rates for moderate- and middle -income Black and Hispanic/Latino applicants were higher than those for whites. Denial rates for Asians were lower than whites across all income categories . Also, the Federal Financial Institutions Exa mination Council (FFIEC) provides Community Reinvestment Act data on access to banking. The CRAMap 2021 data and “Unbanked Index” created by RPM consulting estimates the number of households by census tract lacking access to the primary banking system.
Figure 95 presents estimates of the share of households in Alhambra and the surrounding region that lack access to banking. Generally, three to fourteen percent of households in Alhambra lack access to banking. This is an above average rate that aligns with racial composition in the
40 Knack, Ruth. (1996). The Real Story Behind the Standard Planning and Zoning Acts of the 1920s. 41 Rothstein, Richard. (2017). The Color of Law: A Forgotten History of How Our Government Segregated America.
Liveright Publishing Corporation.
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City of Alhambra Public Review Draft Housing Element 147 community. The census tracts with the highest rates of Hispanic /Latino and Asian composition also have the highest unbanked rate.
Figure 95. Percent of Households Without Access to Banking or Credit, 2021 Source: FFIEC CRAMap 2021 Spatial Data
Analysis of Sites
Access to Opportunity
Alhambra’s strategy of a combination of upzoning and rezoning to meet its RHNA obligation was in part designed to provide access to new and existing neighborhoods. Alhambra’s constrained land supply and parcelized nature contribute to limited sites that meet the criteria necessary to support lower-income housing development. In the site inventory, nearly all sites that met minimum criteria (between .5 and 10 acres and density at a minimum of 30units/ac) were required to be used to meet lower income obligations. This constrain t limits the city’s ability to be strategic about the location of lower-income site allocation. However, Alhambra only has one Census Tract that is classified as a low resource area according to the TCAC/HCD opportunity analysis. The major contributor to this classification is the tract’s environmental score because it includes large portions of the city’s industrial area. This tract scores high on both economic and education factors. Figure 96 below shows that 87% percent of identified Lower Income capacity is in moderate or high resource areas and should serve to improve access to higher opportunity areas, mitigate displacement, and unwind concentrations of poverty.
Identified site capacity across all income levels is well-distributed along corridors and in medium and high-density zones throughout the community. Site inventory capacity was further prioritized Formatted: Source
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City of Alhambra Public Review Draft Housing Element 148 by transit access. Alhambra is generally a high transit access city. Nearly all capacity located west of Chapel is located in a SCAG designated 2016 High Quality Transit Area (HQTA) and 86 percent of all capacity is located within ¼ mile of a transit stop.
Figure 96. Lower Income RHNA Allocation and Composite TCAC Opportunity Score: Alhambra, CA Source: HCD AFFH Data Viewer; 2021, TCAC 2021 and ECONorthwest
Figure 97. Unit Capacity by Composite TCAC Opportunity Score and Income Level: Alhambra, CA42 Source: HCD AFFH Data Viewer; 2021, TCAC 2021 and ECONorthwest Income Level High Resource Moderate Resource Low Resource Lower Income 1,638 598 397
Moderate Income 719 271 114
Above Moderate Income 1,692 721 220
Total 4,049 1,590 731
42 Sites only, excludes capacity in proposed projects
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City of Alhambra Public Review Draft Housing Element 149
Displacement Typology
According to the Urban Displacement Project, the city of Alhambra’s twenty census tracts has five tracts that are experiencing advanced gentrification, two that are in the early stages of gentrification, and four that are vulnerable to displacement due to gentrification, with the other nine being stable moderate/mixed income. The sites inventory reflected that 40 Percent of non- lower income sites and 37 percent of lower income eligible sites are located in stable moderate/mixed-income typologies. Roughly 25 percent of sites in both lower income eligible and non-lower income sites are in typologies with advanced gentrification.
Figure 98. Number of Sites by UDP Typology, City of Alhambra, 2018 Source: UDP Displacement Typology, Los Angeles 2018, ECONorthwest Typology RHNA Sites
(Low-Income)
Proposed
Sites Vacant Sites
Non-Vacant
Sites (Low-
Income
Advanced
Gentrification 29 (13) 10 0 285 (77)
Hunt
ington
Drive
Garvey Avenue
Ramo
naBoulevar
d
Garfield Avenue
Main Street
South Atlantic Boulevard
Fair Oaks Avenue
Mission Road
Fremont Avenue
Alhambra Avenue
Monterey Road
West Valley BoulevardN
Easter
n
Aven
ue
East
Valle
yBoulevard
New Avenue
N Atlantic Boulevard
West Mission Road
East Mission Road
0 1 Miles
City Limits
RHNA Cycle 5 Sites
(Lower-Income Eligible)
Non-Vacant Sites
(Lower-Income Eligible)
TCAC Opportunity Areas
2021 - Composite Score
(Tract)
Highest Resource
High Resource
Moderate Resource
(Rapidly Changing)
Moderate Resource
Low Resource
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City of Alhambra Public Review Draft Housing Element 150 Early/Ongoing
Gentrification 18 (3) 4 0 95 (41)
Low-Income /
Susceptible to
Displacement
40 (19) 3 0 263 (90)
Stable Moderate
/Mixed Income 31 (16) 23 12 442 (120)
Figure 99. UDP Displacement Typology with Sites Inventory: Alhambra, CA Source: HCD AFFH Data Viewer; 2021, UDP 2021, and ECONorthwest
Effects of Patterns of Segregation
A comparison of the site inventory against areas of concentrated low to moderate income households and R/ECAP areas are indicative of the direction of patterns of segregation in the community.
Low to moderate Income Concentration. Census tracts in Alhambra range from 38.2 percent to 72.1 percent concentration of low to moderate income hosueholds. Over 55 perent Formatted: Heading 4
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City of Alhambra Public Review Draft Housing Element 151 of the sites in the inventory are located in census tracts at the median LMI concetration or lower. Sites desigated to accomorade lower income are more broadly dispersed because a higher percentage of sites with higher maximum densities are appropriately located within the downtown revitilization district.
Figure 100. Number of Sites by LMI Quartiles, City of Alhambra, 2018 Source: HCD Data Viewer Data, Low-Moderate Income Population Tracts, HUD; US Census Bureau Tracts , ECONorthwest Percentage LMI
(Quintile)
RHNA Sites
(Low-Income)
Proposed
Sites Vacant Sites
Non-Vacant
Sites (Low-
Income
38.2% (Min) 14 (6) 0 8 239 (43)
49.3% (25%) 6 (0) 4 1 111 (58)
57.4% (Median) 16 (5) 14 0 256 (84)
63.6% (75%) 40 (25) 10 0 247 (57)
72.1% (Max) 42 (15) 12 3 232 (86)
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City of Alhambra Public Review Draft Housing Element 152 Figure 101. Low-to-Moderate Income Population with Sites Inventory: Alhambra, CA Source: HCD AFFH Data Viewer 2021, and ECONorthwest
R/ECAP Areas
Alhambra does not have any R/ECAPs within its boundaries. All sites in the inventory are not within a R/ECAP area.
Contributing Factors and Meaningful Actions
The most meaningful and prevalent fair housing issues in Alhambra are based on the analysis above. These factors are prioritized cardinally through the findings of the AFFH assessment.
Priority 1: The most important fair housing issue is disproportionate housing needs. This is based on its applicability to the broadest spectrum of residents. The primary factors contributing to disproportionate housing need include:
Factor 1.1 Displacement of residents due to economic pressures. Alhambra has a high incidence of census tracts with high risk of gentrification and displacement.
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City of Alhambra Public Review Draft Housing Element 153 Factor 1.2 Availability of units in a range of sizes. Alhambra is exhibiting a trend of out-migration among female-headed households with children and a high prevalence of cost burden and overcrowding.
Priority 2: The second most prevalent housing issue is disparities in access to opportunity. While Alhambra has seen improvements in TCAC opportunity scores overtime, environmental scores in the western part of the city continue to present health hazards. The primary factors contributing to disparities in access to opportunity include:
Factor 2.1 Location of Environmental Health Hazards. Alhambra generally has good component opportunity scores for access to education and economic factors, but environmental scores are low in West Alhambra and along the I-10 freeway.
Factor 2.2 Location and Type of Affordable Housing. Alhambra has only a handful of subsidized affordable housing projects available to low-income households. A large share of even seasoned housing stock in the city rents at rates above lower income affordability levels.
Factor 2.3 Access to Financial Services. The analysis found that discrepancies in access to financial services by racial category could be contributing disproportionate access to home ownership and housing mobility.
Priority 3: A third fair housing issue that should be prioritized is fair housing enforcement and capacity. Alhambra has an above average percentage of the population that does not speak English at home or have access to a computer with internet service. Many residents are unaware of resources available in the community.
Factor 3.1. Lack of Fair Housing Outreach and Enforcement. During the outreach process with residents, the city found that while it has a broad range of fair housing services available through its contract with the Housing Rights Center, many residents, specifically people of color and low income residents, do not know how to access these services.
Figure 102 identifies meaningful action the City will pursue to overcome identified patterns and trends from the AFFH assessment of contributing factors to fair housing issues.
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City of Alhambra Public Review Draft Housing Element 154 Figure 102: Contributing Factors to Housing Issues
Housing Issue Contributing
Factor
Strategies Meaningful Actions
Disproportionate
Housing Needs
Displacement
of residents
due to
economic
pressures
Protecting Existing
Residents from
Displacement
§ Multi-lingual tenant legal counseling,
§ Density bonus ordinances that expand on
state replacement requirements.
§ Encourage Preservation of Existing Rental
Housing Stock
Availability of
units in a range
of sizes
New Housing
Choices and
Affordability in
Areas of
Opportunity
§ Develop a campaign to combat local
opposition
§ Increasing opportunities for community
ownership of housing
§ Inclusionary requirements
§ Accessory Dwelling Units
§ Assess SRO Requirements
§ Landlord education and outreach on
source of income discrimination and
voucher programs
§ Adaptive Reuse Program
Disparities in
Access to
Opportunity
Housing Mobility
Strategies
Location of
Environmental
Health Hazards
New Housing
Choices and
Affordability in
Areas of
Opportunity
§ Housing Sites Program implementation
and rezoning.
Location and
Type of
Affordable
Housing
New Housing
Choices and
Affordability in
Areas of
Opportunity
§ Middle Housing program
§ Dispose of city-owned land
Access to
Financial
Services
Housing Mobility
Strategies
§ Housing Mobility Counseling.
Fair Housing
Enforcement
Capacity
Lack of Fair
Housing
Outreach and
Enforcement
Place-based
Strategies to
Encourage
Community
Conservation and
Revitalization
§ Expand access to community meetings,
including addressing language barriers,
meeting times
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City of Alhambra Public Review Draft Housing Element 155 Chapter 5: Evaluation of Accomplishments Under
Adopted Housing Element
State law requires the Housing Element Update to evaluate the effectiveness and progress of the city’s programs in meeting the community’s housing goals and implementing the city’s Housing Plan. Where possible, results should be quantified but may be qualitative where necessary.
Programs are also assessed based on their appropriateness in further contributing to housing goals. A program-by-program review is included below. The city’s programs are organized into six categories:
1. Maintain and preserve the existing affordable housing stock
2. Assist in the development of affordable housing
3. Identify adequate sites to achieve a variety and diversity of housing
4. Remove constraints to housing development
5. Promote equal housing opportunity
6. Housing element maintenance
The table below lists the 2013-2021 Housing Plan programs and policies, as well as a review of accomplishments and consideration for suitability going forward.
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City of Alhambra Public Review Draft Housing Element 156
Program Objectives Accomplishments
Goal #1: Maintain and improve the quality of existing housing and residential neighborhoods in Alhambra.
Program 1:
Housing
Rehabilitation
Program
Responsible
Agency:
Development
Services
Department—
Housing
Division
§ Provide assistance to 5 households
annually, to assist a total of 40
households during the 2013-2021
planning cycle.
§ Continue to allocate CDBG and
HOME funding for this program
annually.
§ Continue to permit funding from
the single-family rehabilitation
programs to be used towards room
additions to alleviate overcrowded
conditions.
§ Promote energy efficiency
improvements to households
participating in rehabilitation
programs.
§ Continue to advertise the Housing
Rehabilitation Programs through
brochures available at the
Development Services Department
and information on the city’s
website. Include a yearly
advertisement or notice in the city’s
newsletter, Around Alhambra,
providing information on the
available Housing Rehabilitation
Programs.
The Housing Rehabilitation Program
is available to income-qualified
Alhambra homeowners to assist
them in completing minor and major
repairs. Eligible improvements
consist of building/property
deficiencies that bring the property
up to health and safety standards,
to correct code violations, and work
necessary to preserve or protect the
dwelling unit and/or ADA
accessibility requirements. In 2019
the program includes minor
rehabilitation deferred loans utilizing
CDGB funds for projects where total
improvements and softs are costs
below $50,000. The major
rehabilitation deferred loan program
utilizes HOME funds and may fund
projects where total costs exceed
$50,000. Over the planning period
the city has assisted 54 households
through this program. The City
continues to allocate CDBG and
Home funds for this program and
permits funding to promote energy-
efficient improvements. The city
partners with CHDO, a non-profit
organization to act as a developer or
project sponsor. The program
continues to be advertised through
the city’s website, the Around
Alhambra newsletter, and social
media platforms.
Assessment and Recommended Action:
The program has been effective in preserving the deterioration of housing stock in Alhambra. It has been utilized by residents at a rate consistent with program objectives. The program continues to be appropriate and is included in the 2021-2029 Housing Element.
Program 2:
Code
Enforcement
§ Continue to implement the Code
Enforcement program to bring
substandard housing units into
As a part of the city’s code
correction efforts, the Code
Enforcement Staff connects eligible
households to the city’s Housing
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City of Alhambra Public Review Draft Housing Element 157 Program Objectives Accomplishments
Responsible
Agency:
Development
Services
Department—
Code
Enforcement
Division
compliance with city building and
property maintenance codes.
§ Mail property maintenance tips
flyers out with all ten-day notices
to abate. Refer 500 potentially
eligible housing projects to the
Housing Division for possible
assistance using newly created
flyers written in English, Spanish,
and Chinese.
Rehabilitation program for
assistance. In the 2019-2020 fiscal
year, the city investigated 913 code
violations, 54 percent of these were
located in low- and moderate-
income areas. Code enforcement
staff made 506 referrals to the
Housing Rehabilitation Program for
assistance. Over the entire planning
period 54 households being assisted
through the program. The city
updated its Housing Rehabilitation
Program Flyer in 2020 and it is
translated into English, Spanish, and
Chinese.
Assessment and Recommended Action:
The program has been effective in addressing code violations for owner- occupied households and acting as a pipeline for the Housing Rehabilitation Program. However, the city has emerging concerns about substandard housing among rental properties. This program will be expanded in the 2021-2029 Housing Element to address rental housing concerns.
Program 3:
Preservation
of At-Risk
Rental
Housing
Responsible
Agency:
Development
Services
Department—
Housing
Division
§ Annually monitor the status of the
234 affordable housing units that
are at risk of converting to market-
rate during the 2013-2021 Housing
Element.
§ Monitor Section 8 legislation and
provide technical assistance to
nonprofit property owners as
necessary.
§ Continue to pursue partnership
opportunities with non-profits to
preserve and expand affordable
housing in the city.
The city continues to monitor the
234 units of affordable housing
inventoried in the 2013-2021
Housing Element. These units are
included in three projects. These
projects are all owned by non-profits
and all had covenants extended
during the planning period. Among
these projects, only one, Wysong
Plaza (94 units) has covenants that
could potentially expire during the
2021-2029 planning period. Long-
term affordability is fairly secure for
these projects as this is consistent
with the non-profits’ mission to
provide affordable housing for the
low-income elderly. The California
Housing Partnership now also
identifies an additional affordable
110 units at Plaza on Main. Over the
planning period the city has added
the East LA Community Corporation
(ELACC) to its network of affordable
housing non-profit organizations.
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City of Alhambra Public Review Draft Housing Element 158 Program Objectives Accomplishments
Assessment and Recommended Action:
The city has been successful in preserving its affordable housing stock and continues to work with property owners and pursue partnership opportunities with non-profits. The city will continue to maintain this program in the 2021-2029 Housing Element.
Goal #2: Assist in the provision of adequate housing to meet the needs of the community.
Establish a balanced approach to meeting housing needs that includes the needs of both renter- and owner-households.
Program 4:
First- Time
Homebuyer
Program
Responsible
agency:
development
services
department—
housing
division
§ Provide homeownership
opportunities to residents through
down payment assistance.
§ Provide homeownership assistance
to one lower income household
annually, for a total of eight
households during the 2013-2021
planning period.
§ Annually evaluate market
conditions and determine the
affordability gap for first-time
homebuyers and adjust the
maximum assistance accordingly.
§ Continue to advertise the First-
Time Homebuyer Program through
brochures available at the
Development Services Department
and information on the city’s
website. Include a yearly
advertisement or notice in the city’s
newsletter, Around Alhambra,
providing information on the city’s
First-Time Homebuyer Program.
This program offers down payment
assistance to Alhambra residents
with an income of 80 percent or
below the Los Angeles area median.
Over the planning period the
program provided assistance to 12
low-income households. The City
has continued to promote the
program through its Website and its
community newsletter (Around
Alhambra). The city contracts with a
housing consultant to provide an
annual analysis of market
conditions. The most recent market
analysis was completed in August
January 2021.
Assessment and Recommended Action:
The program was effective in surpassing its objective of serving eight households during the cycle by serving nine households. However, market conditions have driven prices in Alhambra considerably higher, and the program is no longer cost-effective in providing adequate down payment assistance. In 2020 the HCDA committee recommended discontinuing the First Time Homebuyer program. This program is no longer appropriate and will be removed from the 2021-2029 Housing Element.
Program 5:
Affordable
Housing
Development
§ Continue to provide financial
incentives through HOME funds, as
well as regulatory incentives,
including but not limited to density
bonuses and flexible development
The city continues to use Housing
Assets funds for the purchase,
CHDO funds for rehabilitation, and
disposition of properties. Over the
planning period the city purchased
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City of Alhambra Public Review Draft Housing Element 159 Program Objectives Accomplishments
Responsible
Agency:
Development
Services
Department—
Planning
Division,
Housing
Division
standards, to developers to
increase the supply of affordable
housing.
§ Continue to exempt new affordable
housing developments from the
public art and new construction
impact fees. Focus a portion of
financial assistance toward rental
projects that meet the needs of
extremely low, very low, and low-
income renters, large families, and
persons with disabilities (including
persons with developmental
disabilities).
two properties that were renovated
and sold through the first-time
homebuyer program. The 50-unit
Mariposa project currently proposed
on a city-owned site will be 100
percent affordable at supportive and
very low-income levels. American
Family Housing and National CORE
were selected to develop the project
through a bid process. The city
continues to investigate options
including site purchase and
disposition to utilize available
housing funds remaining following
the dissolution of the
Redevelopment Authority. Financial
and discretionary incentives
continue to be offered on a
discretionary basis. In 2020, the city
adopted an inclusionary housing
ordinance (IHO) to facilitate the
development of affordable housing.
The IHO includes scaled set-aside
requirements by affordability level
and flexible alternative means of
meeting the requirement such as
land donation, off-site units, and in-
lieu fees.
Assessment and Recommended Action:
Promotion of affordable housing remains a priority for the city’s Housing Plan and this program remains appropriate. In light of limited affordable housing development over the planning period and new ordinances, this program will be amended and expanded to include monitoring of inclusionary housing policies in the 2021-2029 Housing Element.
Program 6:
Section 8
Housing
Choice
Voucher
Program
Responsible
Agency:
Housing
Authority of
the County of
Los Angeles,
§ Support the County's efforts to
maintain, and possibly to increase,
the current number of Housing
Choice Vouchers, and direct eligible
households to the program.
§ Coordinate with the Housing
Authority of the County of Los
Angeles to promote the use of
vouchers to extremely low-income
households.
§ Annually provide information and
referrals to landlords regarding
As of June 20021, 533 Alhambra
residents were receiving Section 8
Housing Choice Vouchers, and as of
November 2019 LACDA’s closed its
Housing Choice Voucher waitlist.
With limited funding and a long
waitlist, LACDA is not able to
estimate the length of wait,
according to information posted on
its website.
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City of Alhambra Public Review Draft Housing Element 160 Program Objectives Accomplishments
Development
Services
Department—
Housing
Division
participation in the Housing Choice
Voucher Program. Provide
information on the Housing Choice
Voucher Program at the city’s
annual fair housing training
facilitated by the Housing Rights
Center.
Assessment and Recommended
Action:
This program has been effective in
providing affordable housing in the
city and will remain in the 2021-
2029 Housing Element.
Goal #3: Identify adequate housing sites through appropriate land use, zoning, and specific plan designations to accommodate the city’s share of regional housing needs.
Program 7:
Adequate
Sites for
Regional
Housing
Needs
Allocation
Responsible
Agency:
Development
Services
Department—
Housing
Division
§ Continue to provide appropriate
land use designations and a density
incentive to consolidate lots in the
R-3 zone.
§ Facilitate the assembly and
recycling of underutilized properties
in the R-3 zone for new affordable
housing construction through
technical assistance to developers
and property owners. Technical
assistance includes land
development counseling by city
planners, the creation of a
marketing brochure that provides
information on available
development incentives and
provision of the list of sites
available for residential
development to local real estate
agents and developers.
§ Provide processing assistance to
projects initiating a lot of
consolidation. Assistance will
include, but is not limited to,
counseling applicants on the lot
consolidation process; presenting
and explaining alternative lot
consolidation processing methods
and determining the appropriate
method to expedite lot
consolidation and the review
process.
§ Maintain an inventory of suitable
sites for residential development.
Update the vacant and
underutilized residential sites
The city continues to provide a
density incentive in the R-3 zone
that incentivizes lot consolidation.
Over the planning period the city
has had 12 lot consolidations. The
city continues to provide technical
assistance consistent with the
objectives of this program. The city
maintains records of development
activity on all sites through assessor
and planning records. The Planning
Department website prominently
displays recently completed,
approved, and proposed projects
that are of significant scale. The
city’s 2013-2021 Housing Element
remains its only site inventory.
Assessment and Recommended
Action:
The program will continue to be
appropriate in the 2021-2029
planning period. This program will
be amended and expanded to
include policies and objectives that
reflect new state regulations
requiring that the city maintain its
inventory at all income levels
through the planning period and
that it presents the site inventory in
a standardized format to HCD.
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City of Alhambra Public Review Draft Housing Element 161 Program Objectives Accomplishments
inventory every two years to
maintain accurate information.
Program 8:
Residential
Development
in Central
Business
District (CBD)
Responsible
Agency:
Development
Services
Department—
Planning
Division
§ Continue to facilitate the
construction of residences in the
CBD zone.
§ Encourage lot consolidation for
mixed-use developments. Facilitate
the assembly and recycling of
underutilized properties in the CBD
for new affordable housing
construction through technical
assistance to developers and
property owners. Technical
assistance includes land
development counseling by city
planners, the creation of a
marketing brochure that provides
information on available
development incentives, and the
provision of the list of sites
available for residential
development to local real estate
agents and developers.
§ Continue to waive the new
construction and public art fees for
affordable housing projects.
§ Annually evaluate development
activity in the CBD to gauge
development interest, inquiries,
and progress towards mixed-use
development.
Five of the City’s Specific Plan areas
with residential components are
located adjacent to the CBD zone
and/or within the Downtown
Specific Plan overlay or the
Downtown Revitalization District.
Over the planning period three of
these areas developed totaling 402
units (the other two areas
developed prior to the 5
th Cycle
planning period). The CBD is largely
built out and future development
will be contingent on lot
consolidations. The city continues to
promote redevelopment and lot
consolidations through a density
bonus and technical assistance. The
city continues to waive new
construction tax and public art fees
for affordable housing projects.
However, due to the dissolution of
redevelopment in California along
with diminished housing funds from
the State and Federal levels, Two
100% affordable projects are
currently proposed on city lots. The
city will continue to pursue
affordable housing opportunities in
the CBD but without redevelopment
funds, the city is not likely to offer
significant financial incentives for
affordable housing. The city has
identified through discussions with
developers that density limits in the
district may be a barrier to
development.
Assessment and Recommended Action:
The CBD will remain an important district in accommodating the city’s share of regional housing need. Given limited development activity and identified barriers, this program will be amended and expanded in the 2021-2029 housing element.
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City of Alhambra Public Review Draft Housing Element 162 Program Objectives Accomplishments
Program 9:
Residential
Development
in Valley
Boulevard
Specific Plan
Area
Responsible
Agency:
Development
Services
Department –
Planning
Division;
Housing
Division
§ Pursue residential development in
conjunction with commercial
development and continue to
provide flexible development
standards for residential
development within the Valley
Boulevard Corridor Specific Plan
area.
§ Facilitate the assembly and
recycling of underutilized properties
in the Valley Boulevard Corridor
Specific Plan Area for new
affordable housing construction
through technical assistance to
developers and property owners.
Technical assistance includes land
development counseling by city
planners, the creation of a
marketing brochure that provides
information on available
development incentives, and the
provision of the list of sites
available for residential
development to local real estate
agents and developers.
§ Continue to waive the new
construction and public art fees for
affordable housing projects.
The Valley Boulevard Corridor
Specific Plan (VSP) was adopted in
1990. The plan includes a range of
land uses including the Residential
Specific Plan (RSP) designation that
allows residential density up to 43
units per acre. While residential may
be conditionally permitted in other
land use designations, the RSP is
not broadly distributed in the plan
area. While the city continues to
pursue mixed-use development and
offer flexible development
standards, The plan area has not
seen any residential development
during the planning period.
Assessment and Recommended
Action:
This program was not effective at
facilitating development over the
previous planning period. This
program will be removed and
replaced with a more
comprehensive set of policies and
programs to promote
redevelopment in the plan area.
Program 10:
Second Units
Responsible
Agency:
Development
Services
Department –
Planning
Division
§ Provide information on second
units at Development Services
counters and on the city's website.
§ Monitor the trend of second unit
construction and assess the
appropriateness and effectiveness
of second unit requirements.
The city’s ADU ordinance took effect
in January 2018. Subsequent
amendments have been made to
clarify lot area and setback
requirements. The city’s ordinance
was nullified by changes in State
ADU laws that took effect on
January 1, 2020. The city is
currently applying the default State
ADU laws in processing ADU
applications. The city has a draft
ADU ordinance approved by the
Planning Commission that meets or
exceeds the State’s minimum
requirements. The draft is pending
adoption by the City Council. The
city has continually tracked ADU
applications and development. The
city’s 2020 ADU status report shows
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City of Alhambra Public Review Draft Housing Element 163 Program Objectives Accomplishments
that since 2017 the city has received
108 ADU applications. A total of 16
units have been completed and an
additional 37 have had building
permits issued. An additional 44
ADUs are pending approval. The city
continues to promote ADUs through
flyers and on the city’s website.
Assessment and Recommended Action:
ADUs will continue to play an increasing role in meeting the city’s share of regional housing needs. This program will be amended and expanded to reflect new state requirements and strengthen policies to promote ADU development to meet housing need.
Goal #4: Mitigate potential governmental constraints to housing production and affordability.
Program 11:
Flexible
Development
Standards
Responsible
Agency:
Development
Services
Department—
Housing
Division
§ Continue to use flexible
development standards to facilitate
the development of affordable
housing through promotion of
maximum development densities in
the R-3 zone.
The City of Alhambra has three
residential zones: R-1, R-2, and R-3.
R-1 is designated a single-family
while R-2 and R-3 are designated
multifamily. The R-3 zone allows for
high density residential development
of a maximum of 43 units per acre.
To encourage high density
multifamily developments, the city
offers several variations to projects
in order to achieve better building
design and contribute to better
overall development. These
variations that the city offers
through the flexible development
standards include three variations
for each of the following: R-3 zone
regulations, development standards,
and design standards. The city
continues to use flexible
development standards along with
density bonuses to promote the
development of affordable housing.
Assessment and Recommended Action:
Flexible development standards will continue to play an important role in reducing governmental constraints to housing production, feasibility, and affordability. This program will be amended and expanded to reflect state density minimum requirements and strengthen policies to promote affordable housing development to meet housing need.
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City of Alhambra Public Review Draft Housing Element 164 Program Objectives Accomplishments
Program 12:
Density
Bonuses
Responsible
Agency:
Development
Services
Department—
Planning
Division
§ Make available information at the
Development Services Department
counter outlining affordable
housing incentives, including
density bonuses. Information will
be provided at the city’s annual fair
housing training facilitated by the
Housing Rights Center.
The City of Alhambra continues to
provide density bonuses to
affordable housing projects
consistent with the requirements of
the California Government Code.
During the planning period one
(currently proposed) project utilized
the density bonus program to
deliver low-income affordable
housing units. The city continues to
contract with the Housing Rights
Center to communicate this program
to residential developers. Density
bonuses coupled with flexible
development standards help reduce
constraints to housing production
and aid to further increase the city’s
affordable housing supply. Density
bonuses, flexible development
standards, and other incentives will
play an increasing role in
conjunction with the city’s recently
adopted inclusionary housing
ordinance.
Assessment and Recommended Action:
Density bonuses will continue to play an increasing role in meeting the city’s share of regional housing needs and increasing the number of affordable housing units. This program will be continued in the 2021-2029 Housing Element.
Program 13:
Extremely Low
Income and
Special Needs
Housing
Responsible
Agency:
Development
Services
Department –
Planning
Division
§ Amend the Zoning Ordinance to
facilitate housing opportunities for
extremely low-income persons and
persons with special needs
(including seniors and persons with
disabilities) by establishing
definition, performance standards,
and siting regulations for single-
room occupancy housing (SRO).
§ Prioritize project review/processing
and funding for affordable housing
projects that set aside units for
extremely low-income households
and persons with special needs.
Support funding applications for
affordable housing projects that set
aside units for extremely low-
The city continues to make progress
in amending the zoning code to
facilitate housing opportunities for
extremely low-income persons and
persons with special needs. In
addition, prioritization of projects
with affordable housing projects
continues to be an objective for the
city toward increasing extremely
low-income and special needs
housing.
Assessment and Recommended
Action:
Increasing housing opportunities for
extremely low-income and special
needs housing continues to be an
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City of Alhambra Public Review Draft Housing Element 165 Program Objectives Accomplishments
income households and persons
with special needs, provided the
projects are consistent with the
city’s General Plan.
objective for the city. This program
will be updated and maintained in
the 2021-2029 Housing Element.
Program 14:
Zoning
Ordinance
Amendments
Responsible
Agency:
Development
Services
Department –
Planning
Division
§ Amend the Zoning Ordinance to
accurately reflect the residential
uses that are permitted and
conditionally permitted in all zones.
§ Amend the Zoning Ordinance to
meet the provisions of the
California Employee Housing Act.
§ Amend the Zoning Ordinance to
permit transitional and supportive
housing in all zones where
residential uses are permitted,
subject to the same development
standards and permitting processes
as the same type of housing in the
same zone.
The city has successfully amended
the zoning code to allow transitional
and supportive housing in all zones
and for the zoning code to
accurately reflect the residential
uses permitted and conditionally
permitted. The city is currently
contracted with a consultant for a
comprehensive zoning code update.
The city continues to make progress
in this program toward meeting the
provisions of the California
Employee Housing Act.
Assessment and Recommended Action:
The city has made great progress in aligning its zoning code to reflect new state legislation requirements. This program will be removed from the 2021- 2029 Housing Element and replaced with a new program that will maintain a focus in amending the Zoning Code to meet state requirements as well as new requirements for sites in the city’s Housing Element sites inventory.
Goal #5: Goal: Promote equal housing opportunity for all residents.
Program 15:
Fair Housing
Program
Responsible
Agency:
Development
Services
Department –
Housing
Division;
Housing
Rights Center
§ Assist approximately 400 persons
annually, for a total of 3,200
persons during the 2013- 2021
Housing Element planning period.
§ Continue to contract with a
qualified fair housing service
provider to provide fair housing
services and landlord-tenant
counseling services to residents,
landlords, management companies,
and others involved in the provision
of housing and housing services.
§ Implement actions identified in the
2013 Analysis of Impediments to
Fair Housing Choice related to fair
housing, including increasing
education to residents and
The city continues to contract with
the Housing Rights Center. In 2020
this contract was awarded through
2027. In the 2019-2020 fiscal year,
the city assisted 318 households
through its Fair Housing Program,
the city has made considerable
progress alleviating impediments
identified in the 2013 Analysis of
Impediments and updated these
implementation actions in 2020 to
reflect new conditions and
objectives.
Assessment and Recommended
Action:
Promotion of fair housing remains
an objective for the city and this
program has been effective in
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City of Alhambra Public Review Draft Housing Element 166 Program Objectives Accomplishments
landlords regarding fair housing
laws.
meeting fair housing objectives. This
program will be updated to reflect
new objectives and maintained in
the 2021-2029 Housing Element.
Goal #6: Goal: Ensure that City housing goals are met.
Program 16:
Housing
Element
Maintenance
Responsible
Agency:
Development
Services
Department –
Planning
Division; City
Manager’s
Office
§ Prepare an Annual Review
Statement, per Section 65588 of
the Government Code, to evaluate
the progress made in implementing
housing element policies and
programs and in meeting the city's
housing goals.
§ Monitor progress of Community
Development Block Grant (CDBG)
and HOME-funded projects through
the Consolidated Annual
Performance Evaluation Report
(CAPER).
The city has annually prepared and
submitted its Annual Review
Statement and Progress Report. The
2019 APR was adopted in March
2020. The city continually monitors
CDBG and HOME-funded projects.
The city’s fiscal year 2019-2020
CAPER was completed in September
2020.
Assessment and Recommended
Action:
This program continues to be
appropriate and will be included in
the 2021-2029 Housing Element.
Summary of Quantified Objectives
State Housing Element law requires the development of quantified objectives with respect to new construction, rehabilitation, and conservation/preservation activities in the city’s Housing Plan.
Figure 103 summarizes the city’s quantified objectives from the 2013-2021 Housing Element and the progress identified through this review.
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City of Alhambra Public Review Draft Housing Element 167 Figure 103. 2013-2021 Quantified Objectives and Progress Source: City of Alhambra, ECONorthwest
Extremely
Low
Very Low Low Moderate Above
Moderate
Total
New Construction (RHNA)
Objectives 190 190 224 246 642 1,492
Progress 0 0 2 3 297 302
Rehabilitation
Objectives 5 10 25 0 0 40
Progress N/A N/A N/A N/A N/A 54
Homebuyer Assistance
Objectives 0 4 4 0 0 8
Progress N/A N/A N/A N/A N/A 11
At-Risk Housing Units to be Conserved
Objectives 167 167 0 0 0 234
Progress 167 167 0 0 0 234
New Construction
Through the city’s 2020 Annual Progress Report, the city had issued permits for 302 units. The majority of these were for above moderate-income households. The city currently has six projects totaling 1,1 55 units pending approval in addition to 44 ADU units pending approval. These projects are expected to be approved during the 2013 -2021 planning period. The majority of these planned units are also likely to be above moderate income. If approved, the city will come close to meeting its total construction target but would maintain shortfalls at lower income levels.
Rehabilitation
The city’s Home Rehabilitation program includes minor rehabilitation deferred loans utilizing CDGB funds for projects where total improvements and softs are costs below $50,000. The major rehabilitation deferred loan program utilizes HOME funds and may fund projects where total costs exceed $50,000. So far in the planning period the city has assisted 54 households through this program. The city continues to allocate CDBG and Home funds for this program and permits funding to promote energy-efficient improvements.
Conservation
The city’s quantified conservation objective included the preservation of 234 “at-risk” affordable units within three projects that were identified in the Housing Element. All of these units had covenants extended through the planning period and none were converted to market rate.
Other
Increasing homeownership has been an important city goal. The city’s Homebuyer Assistance Program set out to assist eight lower-income households achieve homeownership. Through 2019 a total of 11 households were assisted through the program.
Effectiveness in Addressing Special Housing Needs
Like most communities, special housing need in Alhambra exceeds the financial capacity of the city to comprehensively address this need. This funding deficit was made all more prevalent with the elimination of redevelopment in California. Therefore, in the 5th Cycle, Alhambra’s Formatted: Superscript
DRAFT
City of Alhambra Public Review Draft Housing Element 168 objectives to address special housing need emphasized removing barriers to housing production of units suitable for extremely low-income households. This was set to be achieved by amending the zoning code to facilitate housing opportunities for extremely low-income households and persons with disabilities. Other priorities were to prioritize project review/processing and funding for affordable housing projects with units set aside for households with special needs. Specific progress has included:
§ Continued prioritization of processing requests for reasonable accommodations. Over the planning period the city received five applications for reasonable accommodations. All five were processed.
§ The city is currently in the process of completing a comprehensive zoning code update.
The establishment of siting regulations for single -room occupancy housing (SRO) is a priority in that project.
§ Coordination with the Los Angeles County Development Authority to expand Section 8 Housing Choice Vouchers in Alhambra. As of 2019 57 percent of voucher holders were seniors, 46 percent were people with disabilities, and 74 percent were female -headed households.
§ The city employed a full-time mental health clinician to assist with field officers assisting or responding to homeless population needs and assist in connecting with local service providers and in finding appropriate shelter.
§ The city began a pilot Homeless Outreach Services Program in 2017. The city expanded funding in FY 2020 with $250,000 in Housing Successor Agency Funds and $200,000 from the San Gabriel Valley Council of Governments. Since its inception in 2017, the program has moved 99 individuals to crisis housing, referred 13 individuals to rapid re-housing, 43 individuals to permanent housing, and permanently housed 22 formally homeless individuals.
§ The city identified a city-owned parcel suitable for affordable housing at 38 S 2 nd Street.
The “Mariposa” project has been approved through an expediated permit process aligned with funding and grant milestones. The project will deliver 50 -units with 24 units at ELI or VLI, 25 units at LI, and one manager’s unit. The contributed $5,840,000 to the project through land dedication ($1,840,000) and a housing asset loan ($4,000,000).
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