Cudahy City Council
April 19, 2022

AGENDA

A REGULAR MEETING

OF THE CUDAHY CITY COUNCIL
and JOINT MEETING of the
CITY OF CUDAHY AS SUCCESSOR AGENCY and HOUSING SUCCESSOR AGENCY

TO THE CUDAHY DEVELOPMENT COMMISSION
Tuesday, April 19, 2022 – 6:30 P.M.

Written materials distributed to the City Council within 72 hours of the City Council meeting shall be available for public inspection at www.cityofcudahy.com In compliance with the Americans with Disabilities Act (ADA) if you need special assistance to participate in this meeting, you should contact the City Clerk’s Office at (323) 773-5143 at least 72 hours in advance of the meeting.

Rules of Decorum
Under the Government Code, the City Council may regulate disruptive behavior that impedes the City Council Meeting.

Disruptive conduct may include, but is not limited to:
• Screaming or yelling during another audience member’s public comments period; • Profane language directed at individuals in the meeting room; • Throwing objects at other individuals in the meeting room; • Verbal altercations with other individuals in the meeting room; and • Going beyond the allotted three-minute public comment period granted.

When a person’s or group’s conduct disrupts the meeting, the Mayor or presiding officer will request that the person or group stop the disruptive behavior and WARN the person or group that they will be asked to leave the meeting room if the behavior continues.

If the person or group refuses to stop the disruptive behavior, the Mayor or presiding officer may order the person or group to leave the meeting room and may request that those persons be escorted from the meeting room. Any person who, without authority of law, willfully disturbs or breaks up a City Council meeting is guilty of a misdemeanor. (Pen. Code, § 403.)
Elizabeth Alcantar, Mayor
Jose R. Gonzalez, Vice Mayor
Jack M. Guerrero, Council Member
Blanca Lozoya, Council Member
Daisy Lomelí, Council Member

REMOTE TELECONFERENCE AND

ELECTRONICALLY
This meeting will be conducted telephonically
and electronically pursuant to Government
Code § 54953
Teleconference Phone Number:
1 (669) 900-6833
Meeting ID: 818 8232 4044
https://us02web.zoom.us/j/81882324044

City of Cudahy
City Council and Successor Agency
Regular Meeting Agenda
April 19, 2022, at 6:30 P.M.

1. CALL TO ORDER

2. ROLL CALL
Council / Agency Member Guerrero
Council / Agency Member Lozoya
Council / Agency Member Lomelí
Vice Mayor / Vice Chair Gonzalez
Mayor / Chair Alcantar

3. PLEDGE OF ALLEGIANCE

4. LAND ACKNOWLEDGEMENT
We would like to acknowledge that the land we inhabit today was once known as Tovangaar, the home of the Gabrieleño-Tongva people. We show our respects to the Gabrieleño-Tongva people, as well as all Indigenous people, past, present, and future, and honor their labor as original caretakers of this land. We commit to uplifting the Gabrieleño-Tongva people, invite you to acknowledge the history, and join us in caring for this land.

5. PRESENTATIONS

6. CLOSED SESSION PUBLIC COMMENTS - NONE

7. CLOSED SESSION - NONE

8. CLOSED SESSION ANNOUNCEMENT - NONE
Pursuant to Municipal Code Section 2.04.020, regular city council meetings are set to begin at 6:30 p.m., since there are no closed session items scheduled, the council will continue with the proceedings of this meeting without any break for closed session.

9. PUBLIC COMMENTS
(Each member of the public may provide a public comment telephonically or electronically by clicking the hand icon on Zoom or pressing star (*) nine (9) on the telephone, if he or she wishes to address the City Council. Members of the public are permitted to speak for three (3) minutes concerning items under the City Council’s jurisdiction, including items on the council agenda.) (Any person who, without authority of law, willfully disturbs or breaks up a City Council meeting is guilty of a misdemeanor. (Pen. Code, § 403).)

City of Cudahy
City Council and Successor Agency
Regular Meeting Agenda
April 19, 2022, at 6:30 P.M.

10. CITY COUNCIL COMMENTS / REQUESTS FOR AGENDA ITEMS (Each Council Member is limited to three minutes.)
(This is the time for the City Council / Agency to comment on any topics related to “City Business,” including announcements, reflections on city / regional events, response to public comments, suggested discussion topics for future council meetings, general concerns about particular city matters, questions to the staff, and directives to the staff (subject to approval / consent of the City Council majority members present, regarding staff directives). Each Council / Agency Member will be allowed to speak for a period not to exceed three (3) minutes. Notwithstanding the foregoing, the City Council Members shall not use this comment period for serial discussions or debate between members on City business matters not properly agendized. The City Attorney shall be responsible for regulating this aspect of the proceeding.)

11. CITY MANAGER REPORT (information only)

12. REPORTS REGARDING AD HOC, ADVISORY, STANDING, OR OTHER COMMITTEE

MEETINGS

13. WAIVER OF FULL READING OF RESOLUTIONS AND ORDINANCES (Consideration to waive full text reading of all Resolutions and Ordinances by single motion made at the start of each meeting, subject to the ability of the City Council / Agency to read the full text of selected resolutions and ordinances when the item is addressed by subsequent motion.) (COUNCIL / AGENCY)
Recommendation: Approve the Waiver of Full Reading of Resolutions and Ordinances.

14. CONSENT CALENDAR
(Items under the Consent Calendar are considered routine and will be enacted by one motion. There will be no separate discussion of these items unless a Council / Agency Member so requests, in which event the item will be removed from the Consent Calendar and considered separately.) A. Consideration to Review and Approve the Draft Minutes of March 23, 2021, Special Council Meeting, July 6, 2021, and April 5, 2022, for the Regular Meetings of the City Council and the Joint Meeting of the City of Cudahy as Successor Agency and Housing Successor Agency to the Cudahy Development Commission (page 7)
Presented by the City Clerk
Recommendation: The City Council is requested to review and approve the City Council / Successor Agency Draft Minutes for March 23, 2021, July 6, 2021, and April 5, 2021.

City of Cudahy
City Council and Successor Agency
Regular Meeting Agenda
April 19, 2022, at 6:30 P.M.

B. Approval of a Task Order Under the Master Services Contract for On-Call Planning Services with Willdan for Economic Development Strategic Plan Services (page 29) Presented by the Finance Director
Recommendation: The City Council is requested to approve a task order under the existing on-call planning master services agreement with Willdan in the amount of $42,440 for Economic Development Strategic Plan Services.

C. Approval of the Local Agency Investment Fund (LAIF) for the Month of March 2022 (page 91) Presented by the Finance Director
Recommendation: The City Council is requested to approve the Local Agency Investment Fund (LAIF) Report for the month of March 2022 in the amount of $11,193,407.44.

D. Approval of the City Demands and Payroll Including Statement of Investment for the Month of March 2022 (page 95)
Presented by the Finance Director
Recommendation: The City Council is requested to approve the Demands and Payroll in the amount of $1,114,196.44 including the Statement of Investments for the month of March 2022.

15. PUBLIC HEARING
A. Consideration to review and adopt, a Categorical Exemption, and an Amendment to the City’s Zoning Code, for of an Inclusionary Housing Ordinance with accompanying environmental review streamlining process; Case No. AZC 90-13 (page 105) Presented by the Interim Community Development Manager
Recommendation: The City Council is requested:

1. Conduct the public hearing, with a staff presentation; and

2. Approve California Environmental Quality Act (CEQA) Categorical Exemption (ATT 1); and

3. Introduce on First Reading Ordinance No. 720, Amendment to the City’s Zoning Code, AZC 90-13, establishing an Inclusionary Housing Program with accompanying Environmental Review Streamlining Process, adding Chapter 20.30 (“Inclusionary Housing Program” ATT 2) of Title 20 (“Zoning Code”) and amending Chapter 20.88

City of Cudahy
City Council and Successor Agency
Regular Meeting Agenda
April 19, 2022, at 6:30 P.M.

(“Definitions” ATT 3) of Title 20 (“Zoning Code”) to the Cudahy Municipal Code; and

4. Adopt a Resolution establishing an Affordable Housing In-Lieu Affordable Housing Fee and Schedule for residential and mixed use with residential development projects within the City of Cudahy, an Affordable Housing Fund, and an Administrative Fee.

16. BUSINESS SESSION
A. Approval of a Reimbursement Agreement for Shelter Beds Within the Salvation Army Bell Shelter (page 169)
Presented by the Management Analyst
Recommendation: It is recommended that the City Council approve the Reimbursement Agreement for the Bell Salvation Army Bell Shelter Beds for a not to exceed amount of $62,415.50.

B. Consideration of Approval of an Ordinance of the City Council of the City of Cudahy Amending Section 10.04.040 of Chapter 10.04 (Traffic Code) of Title 10 (Vehicles and Traffic) of the Cudahy Municipal Code (page 185)
Presented by the Administrative Services Director
Recommendation: It is recommended that the City Council approve the proposed Ordinance by a simple majority vote and direct staff to bring the proposed Ordinance before the Council for a second reading at the next regular City Council meeting.

C. Consideration to Approve Sub-recipient Agreement by and between the County of Los Angeles and the City of Cudahy to Receive a Grant Award from the State Homeland Security Program (page 191)
Presented by the Management Analyst
Recommendation: The City Council is requested to approve the Sub-recipient Agreement with the County of Los Angeles and authorize the City Manager to execute the Agreement.

D. Consideration to Approve an Augmentation to the Fiscal Year 2021-2022 City Budget in an Amount Not to Exceed $5,000 for Ellen Ochoa Learning Center Robotics Team (page 317) Presented by the City Clerk

City of Cudahy
City Council and Successor Agency
Regular Meeting Agenda
April 19, 2022, at 6:30 P.M.

Recommendation: The City Council is requested to:

1. Augment the Fiscal Year 2021-2022 budget in an amount not to exceed $5,000 for Ellen Ochoa Learning Center Robotics Team; and

2. Adopt Resolution No. 22-16 to appropriate the funds not to exceed $5,000.

17. COUNCIL DISCUSSION - NONE

18. ADJOURNMENT
I, Richard Iglesias, hereby certify under penalty of perjury under the laws of the State of California that the foregoing agenda was posted on the City’s Website, City Hall, Bedwell Hall, Clara Park, and Lugo Park not less than 72 hours prior to the meeting. A copy of said Agenda is on file in the City Clerk’s Office.

Dated this 14th day of April 2022
Richard Iglesias, CMC
City Clerk

“Serving the People” "Sirviendo A La Comunidad"
Staff Report
04/19/2022 Page 1 of 2

STAFF REPORT
Date: April 19, 2022
To: Honorable Mayor/Chair and City Council/Agency Members From: Alfonso Noyola, City Manager/Executive Director
By: Richard Iglesias, City Clerk
Subject: Consideration to Review and Approve the Draft Minutes of March 23, 2021, Special Council Meeting, July 6, 2021, and April 5, 2022, for the Regular Meetings of the City Council and the Joint Meeting of the City of Cudahy as Successor Agency and Housing Successor Agency to the Cudahy Development Commission

RECOMMENDATION
The City Council is requested to review and approve the City Council / Successor Agency Draft Minutes for March 23, 2021, July 6, 2021, and April 5, 2021.

BACKGROUND / ANALYSIS
On December 12, 2016, the City Council of the City of Cudahy adopted Resolution No. 16-38, approving the use of summary action minutes, meant to allow the City Clerk's Office to write the minutes in brief, assuring a record of Council's actions, due to having a recording of the full Council Meeting on the City’s website.

Historically
The Municipal Clerk is one of the oldest professions in government, dating back to 1272 A.D., originating in England. The record keeper then was called Remembrancer, an English official whose job was to remind the Lord Treasurer and Barons of Court, of business pending.

Years later, in the 1600s, when early colonists came to America, the office of the Clerk was one of the first offices to be established. Over the years, the City Clerk’s office has become the core for local government, and the liaison to the residents of the Community. The Municipal Clerk (City Clerk) is the record keeper of a City’s recorded history.

Item Number
14A

“Serving the People” "Sirviendo A La Comunidad"
Staff Report
04/19/2022 Page 2 of 2
William Bennett Munro, a Canadian historian, and political scientist, who taught at Harvard University and the California Institute of Technology, stated in one of his first textbooks written: “No other office in municipal service has so many contacts. It serves the Mayor, the City Council, the City Manager (when there is one), and all administrative departments, without exception. All of them call upon it, almost daily, for some service or information. Its work is not spectacular, but it demands versatility, alertness, accuracy, and no end of patience.

The public does not realize how many loose ends of city administration this office pulls together.”
Moving forward to the present time, the City Clerk’s office today is generally responsible for keeping a record of City Council meetings; agreements; recordings of official documents; legal advertisements; municipal elections; commissions and committees current files; claims against the city; and other legal or official documents.

City Clerks are required to keep record of the proceedings (minutes) of Council meetings (Government Code Sections 36814 and 40801). Minutes are the official record of a meeting which provides a history of the Council’s decisions and actions.

CONCLUSION
The City Council is requested to review and approve the City Council / Successor Agency Draft Minutes for March 23, 2021, July 6, 2021, and April 2022.

FINANCIAL IMPACT
No Financial Impact.

ATTACHMENT
A. Draft Minutes March 23, 2021
B. Draft Minutes July 6, 2021
C. Draft Minutes April 5, 2021
D. Resolution No. 16-38, approving the City Clerk’s use of Summary Action Minutes as the Official Record of the City Council proceedings.

City Council/Successor Agency Minutes of 3/23/21 Page 1 of 2

MINUTES
CUDAHY CITY COUNCIL SPECIAL MEETING and
CITY OF CUDAHY AS SUCCESSOR AGENCY and

HOUSING SUCCESSOR AGENCY TO THE CUDAHY

DEVELOPMENT COMMISSION JOINT MEETING
March 23, 2021 6:30 P.M.

1. CALL TO ORDER
Mayor / Chair Gonzalez called the meeting to order at 6:34 p.m.

2. ROLL CALL
PRESENT: Council / Agency Member Lozoya
Council / Agency Member Lomelí
Vice Mayor / Chair Alcantar
Mayor / Chair Gonzalez
ABSENT: Council / Agency Member Guerrero
ALSO PRESENT: Interim City Manager Henry Garcia, City Attorney, Victor Ponto, Assistant City Clerk, Richard Iglesias, and Finance Director, Steven Dobrenen.

3. PLEDGE OF ALLEGIANCE
The Pledge of Allegiance was led by Council Member Lomelí.

4. PUBLIC COMMENTS – NONE

5. BUSINESS SESSION
A. Closed Consideration to Receive and Review the Development Impact Fee Analysis, Cost Allocation Plan, and User Fee Study Presentations Presented by the Finance Director
Recommendation: The City Council is requested to receive and review the Development Impact Fee Analysis, Cost Allocation Plan, and User Fee Study presentations by Willdan Financial Services.

Willdan Financial Services presented the Development Fee Analysis, Cost Allocation Plan and User Fee Study to City Council. City Council provided suggestions and direction to staff; no action taken.

Attachment A Page 9 of 320
City Council/Successor Agency Minutes of 3/23/21 Page 2 of 2

6. ADJOURNMENT
The City Council / Agency meeting was adjourned at 8:24 p.m.

Elizabeth
Alcantar Mayor
ATTEST:

Richard Iglesias
City Clerk

City Council/Successor Agency Minutes of 7/6/21 Page 1 of 9

MINUTES
CUDAHY CITY COUNCIL REGUAR MEETING and
CITY OF CUDAHY AS SUCCESSOR AGENCY and

HOUSING SUCCESSOR AGENCY TO THE CUDAHY

DEVELOPMENT COMMISSION JOINT MEETING
July 6, 2021 6:30 P.M.

1. CALL TO ORDER
Mayor / Chair Gonzalez called the meeting to order at 6:34 p.m.

2. ROLL CALL
PRESENT: Council / Agency Member Jack Guerrero
Council / Agency Member Blanca Lozoya
Council / Agency Member Daisy Lomelí
Vice Mayor / Vice Chair Elizabeth Alcantar
Mayor / Chair Jose Gonzalez
ABSENT: None
ALSO PRESENT: Interim City Manager Henry Garcia, City Attorney, Victor Ponto, Deputy City Attorney, Stephanie Arechiga, Assistant City Clerk, Richard Iglesias, Finance Director, Steven Dobrenen, and Administrative Analyst, Brenda Rodriguez.

3. PLEDGE OF ALLEGIANCE
The Pledge of Allegiance was led by Council Member Lomelí.

CITY ATTORNEY VICTOR PONTO REQUESTED A MOTION TO MOVE
PRESENTATIONS AFTER PUBLIC COMMENTS AND REMOVE ITEM 6D FROM CLOSED SESSION.

Motion: Council Member Lomeli motioned to move presentations after public comments and remove item 6D from closed session, seconded by Vice Mayor Alcantar. Motion passed 3-0 by the following roll call vote:

AYES: Lomelí, Alcantar, and Gonzalez
NOES: None
ABSENT: None
ABSTAIN: Guerrero and Lozoya

4. PRESENTATIONS
A. Presentation by the East Los Angeles Sheriff’s Department –MOVED UNTIL AFTER PUBLIC COMMENTS–
Attachment B Page 11 of 320
City Council/Successor Agency Minutes of 7/6/21 Page 2 of 9

5. CLOSED SESSION PUBLIC COMMENTS
Tevina Q commented that closed session language should be written clearly for residents to know the exact matter. She also commented on item 6B, hoping the Council chooses someone quickly that is involved in the city and will be in for the long term.

Susie commented on 6B, stating that she hopes to have a city manager who identifies with the community, works with the community, improves the community, makes himself available to the residents and is bilingual.

Jack Guerrero expressed his recurring concern about closed session items related to the city manager selection, protested the closed session proceeding, and mentioned alleged violation of sunshine laws. Addressed item 6D related to Cudahy Citizens v. City of Cudahy, alleging that item 6D was purposely left on the council agenda for several days and stated this case is now closed.

Bertha Martinez reiterated comments from Tevina and Susie related to having a city manager who is qualified, bilingual, and has the community's best interest. She stated the agenda being confusing and not many people being internet savvy to look up a close session case number.

6. CLOSED SESSION
A. Closed Session Pursuant to Government Code Section 54957 – Public Employee Recruitment Title of Position Under Consideration: City Manager B. Closed Session Pursuant to Government Code Section 54957.6 – Conference with Labor Negotiator - Unrepresented Employee – Title: City Manager C. Closed Session Pursuant to Government Code Section 54956.9(d)(4) – Conference with Legal Counsel to Discuss Matter Involving Potential Litigation – One Matter D. Closed Session Pursuant to Government Code Section 54956.9(d)(1) – Conference with Legal Counsel to discuss existing litigation – Cudahy Citizens v. City of Cudahy, et al. (Case No. BS174212) –REMOVED FROM THE AGENDA–

7. CLOSED SESSION ANNOUNCEMENT
City Attorney Victor Ponto announced Council was given and direction was received no further reportable action.

8. PUBLIC COMMENTS
Gallardo Fidencio spoke on behalf of the Los Angeles Unified School District School Board Member Jackie Goldberg and a private citizen. He expressed Goldberg's opposition against building a school at 7801 Otis Ave without conducting proper studies and urged Council to work with Cudahy Alliance for Justice to resolve this environmental injustice matter. Lastly, he expressed his thoughts on the subject matter.

City Council/Successor Agency Minutes of 7/6/21 Page 3 of 9 Victor Frias commented on meeting with many delegates of local, state, and even federal elected officials, spoke against former Council Member Garcia, Council Members Guerrero, and Council Member Lozoya for approving a school on toxic land, mentioned KIPP’s phase 1 and phase 2, spoke against Mayor Gonzalez, Vice Mayor Alcantar, and Council Member Lomelí for not being vocal on this issue as they are with others and asked for the city to take the time to spend the money on clean-up, reducing traffic impacts, and reducing school size instead of spending it on a lawsuit.

Quetzali Garcia commented on times being difficult due to COVID and urged Council to demand a proper clean-up on KIPP before the school is built.

Tevina Q mentioned she objects to KIPP So Cal construction plans at 7801 Otis Ave, stated to Council to look at who is being hired to serve our community, spoke against City Attorney and his comment related to searching case numbers online for closed session, and also commented on the Sheriff's not doing their job but raising their prices.

Star Laca commented on going over decorum, spoke against City Attorney and his comments made during closed session items, mentioned KIPP’s website being misleading and wants Council to ensure that KIPP does a thorough clean-up. She also asked if the Sheriff’s Department has established a plan regarding a protocol to inform schools when an incident occurs in the facility.

Patricia Romo asked Council to work with Cudahy Alliance for Justice to resolve the environmental injustice of the school to be built at 7801 Otis Ave., stating it will be exposing children and teachers to hazardous waste.

Judy Mark thanked Council for their courage of standing up to the Sheriff’s Department, commented on working with the family of Isais Cervantes and stated he is now home but is paralyzed for life. She urged Council to hold Sheriffs accountable and look for alternatives.

Nayeli Hernandez suggested all Sheriff's presentations come before public comments so the public can ask questions and make comments after, stated not needing a liaison officer for Cudahy, reinvestments from police be reallocated, police not equipped to handle mental health crisis calls, thanked for having monthly food distribution, urged Council to stand against KIPP, and informed the Council about a commission transfer request.

Susie de Santiago commented on the construction of the KIPP on Otis Street, asked Council to demand KIPP for a proper clean-up and work with Cudahy Alliance for Justice. Also commented on overnight parking and stated she supports it but by overnight permits.

Ayde Bravo asked Council to work with Cudahy Alliance for Justice to resolve environmental issues, expressed her concerns with the building at 7801 Otis Ave., KIPP only acknowledging arsenic being on the site, KIPP not being transparent, and to spend money on the clean-up, reducing traffic impact, reducing school sizes instead of a lawsuit.

David Rodriguez encouraged Council to work with Cudahy Alliance for Justice and commented on the foundry that was there previously.

Felix Reyes supports the groups that commented on ensuring the proper clean-up for the KIPP building and asked Council to ensure they clean up before the school is built. He also

City Council/Successor Agency Minutes of 7/6/21 Page 4 of 9 asked Council if they could look for another law enforcement agency due to the Sheriff's Department not being responsible or transparent since the case of Isaias Cervantes is still pending.

Jas commented on the school being built on a toxic site and stated justice for Isais and every child that the Sheriff’s Department will impact.

Ilse E., commented on public education, and the environment, encouraged the Council to make sure there is a proper clean-up, referenced the KIPP website regarding the toxic soil, and spoke against the Sheriff's Department.

Ji Young Carolyn Park commented on the school being built, urged Council to listen to the community, and work with Cudahy Alliance for Justice to proceed with caution and determine whether this is a proper place for children.

Yadira Cervantes commented on her brother Isais Cervantes's incident, stated it has been difficult for her family, and spoke in frustration against the Sheriff's Department.

Sonia Sanchez spoke in support of Isais Cervantes.

Elizabeth Gomez thanked Council for all their work and stated the community is waiting for justice for Isais Cervantes and does not want time to keep passing by, and nothing is being done.

Rodolfo Cortez commented on silencing the public member and alleged it was illegal, stated the incident with Isais Cervantes was a tragedy, and it is time for Council to say no to the Sheriffs, also commented on the KIPP not being good for the community.

Gladys Lizarraga commented in support of Isais Cervantes, demanded transparency and the names of the officers involved in the Isais Cervantes incident, and demanded answers.

Roger commented on needing more law enforcement that wants to make a difference in the community, protect the community, and make sure there is no crime on the streets.

Claudia Silva asked Council to work with Cudahy Alliance for Justice to resolve the environmental injustice issue with the building at 7801 Otis Ave., stating it will expose students and teachers to hazardous and cause more air pollution.

Elizabeth spoke against KIPP school, commented on a school in the 1980s built on toxic land where students were becoming sick and did not see how having another school makes sense, and spoke in support of Isais Cervantes.

EMAILED PUBLIC COMMENT
Ismael Parra stated, I cannot believe that you would vote to allow KIPP to circumvent the building codes that are designed to protect citizens, students and faculty. These codes help prevent what happened in Florida. Further the building on contaminated property can cause physical life lasting illness to children as well as essential workers and even have psychological ramifications in the Cudahy community and with the families of the children. It is your civic duty to correct this and behave like representatives of the people that voted for

City Council/Successor Agency Minutes of 7/6/21 Page 5 of 9 you and not be corrupted by the special charter school interest and big business that only have profits in mind and undermine the public schools system.

Teresa Gonzales stated, first, KIPP should not be exempt from the stringent building codes that govern the construction of schools. Second, an extensive environmental report on the construction site should be submitted for review and approval. The Cudahy City Council has been selected by the constituents of the community to represent their interests in matters concerning their safety and health. Now, is the time for the council members to re-consider and rescind their approval to allow the building of the KIPP charter school.

Jasmine Garcia stated, Good afternoon council, our community has been disproportionally impacted by environmental injustices and ignored by far too long. Our children matter, our families matter, their health matters and their quality of life matters. Ignoring our community, IS ignoring the health and development of our children. I urge you to meet with Cudahy Alliance for Justice.

Cristian Markovich stated, my name is Cristian Markovich, Huband, Father, former member of the Cudahy City Council, and 35 year/life long Cudahy resident. I am submitting this public comment to speak out against the construction of the KIPP school on Otis. Not only will this cause a massive traffic jam throughout the week but the land (like this project) is toxic. KIPP continues to tell the lie that it is cleaning the land while members of the City Council (specifically Jack Guerrero) spread propaganda in favor of KIPP rather than help the hard working educators that already serve our children. This project (like the Dakota Access Pipeline) only benefits KIPP's board of directors and NOT the children or families of Cudahy.

Bertha Martinez Good evening, my name is Bertha Martinez from Ellen Ochoa Learning Center. This comment is for Closed Session regarding litigation. I am speaking today to ask that you work with the organizers of Cudahy Alliance for Justice (CAJ) to immediately resolve this environmental justice issue and make sure that you keep kids and our all the members of this community safe.

I am concerned that building a school at 7801-7883 Otis Ave. will expose children and teachers to hazardous waste, increase traffic and air pollution, and decrease parking in our neighborhood. All people deserve dignified lives and safe environments. The health and safety, primarily of children, must be prioritized above all.

As a teacher in this community for the past 28 years. I strongly believe that new schools or any other building should NOT be constructed on toxic land! I stand in solidarity with CAJ demanding an environmental report and a legally binding clean-up of 7801-7835 Otis Ave. site.

I support CAJ because they are a coalition of residents, parents and teachers of Cudahy schools who volunteer their time to protect students and community members in Cudahy and surrounding communities. We ask that the City and KIPP take the opportunity to spend the money on clean up, reducing traffic impacts, reducing school size, etc. instead of spending money on the lawsuit. The health and safety, primarily of children, must be prioritized above all other political agendas.

I object to KIPP SoCal’s construction plans at 7801-7835 Otis Ave. I strongly urge Cudahy City Council Members and KIPP to please meet with the organizers from Cudahy Alliance for

City Council/Successor Agency Minutes of 7/6/21 Page 6 of 9 Justice to immediately resolve this environmental injustice. You can contact one of the CAJ leaders, Tevina Quintana at [email protected].

9. CITY COUNCIL COMMENTS / REQUESTS FOR AGENDA ITEMS
Council Member Lozoya commented on parking, stating that the street sweeper passed by, but no one issued citations.

Council Member Guerrero acknowledged the comments regarding the KIPP project and reiterated his commitment to parental choice, academic opportunity, and school construction.

He commented on City not being able to regulate public comment that is City business even if the language is unprofessional, addressed his concerns on the Isaias Cervantes incident, and stated the Sheriffs have continued to fall short of transparency and responsiveness. He also stated the names of the deputies have not been released, and the release of the body camera footage came late with a 20% modification to the video, questioned the integrity of the Sheriff's Department, and mentioned the RFP request on the agenda.

Council Member Lomelí thanked everyone for continuing to show up and voice their concerns and mentioned she would be meeting with City Manager to go over decorum and how to handle it when there is profanity. She also stated she has met with members of the community regarding their concerns and the impacts that KIPP will have in the community. Education Ad-Hoc Committee to address transparency and have open discussion for anything related to education and schools in Cudahy. Lastly, she also commented on improving communication with the Sheriffs.

Vice Mayor Alcantar stated she has met with Cudahy Alliance for Justice, requested to bring KIPP to have a progress report from then to now, requested to have a Council workshop on the American Rescue Act funding and look into funding for environmental issues, invited the public to the international models of non-police crisis response workshop, and would like to plan a townhall with the Sheriff’s Department to have a report back regarding the investigation and get the City’s questions answered.

Mayor Gonzalez thanked everyone for attending the meeting, stated everyone is always welcomed to the meetings, and everyone's feedback is always welcomed as it helps in the decision-making process. He also stated he is not allowed to vote on KIPP since he works for LAUSD and lives close to the location but mentioned he strongly believes no one should be building on any contaminated sites and will not support it. Lastly, announced the summer program at the YMCA for students entering 3rd-12th grade.

10. CITY MANAGER REPORT (information only)
Presentation by the East Los Angeles Sheriff’s Department presented by Sergeant Saucedo

11. REPORTS REGARDING AD HOC, ADVISORY, STANDING OR OTHER COMMITTEE

MEETINGS
Council Member Lomelí briefed on the Education Ad-Hoc Committee, commented on their visit to Park Avenue, Jaime Escalante, and Ellen Ochoa and stated next step will be meeting with the community members.

City Council/Successor Agency Minutes of 7/6/21 Page 7 of 9

12. WAIVER OF FULL READING OF RESOLUTIONS AND ORDINANCES Motion: Council Member Lomelí motioned to waive full reading of resolutions and ordinances, seconded by Vice Mayor Alcantar. Motion passed 4-0 by the following roll call vote:

AYES: Lozoya, Lomelí, Alcantar, and Gonzalez
NOES: None
ABSENT: None
ABSTAIN: Guerrero

13. CONSENT CALENDAR (COUNCIL MEMBER GUERRERO PULLED ITEM A FOR

DISCUSSION)
A. Adoption of a Proposed Resolution No. 21-17, Extending the Continuation of a Citywide Program to Allow Permitted Overnight On-Street Parking in Designated Parking Areas between July 1, 2021, to July 1, 2022 (Fiscal Year (FY) 2021-2022) Recommendation: The City Council is requested to review and approve proposed Resolution No. 21-17, extending the continuation of a Citywide overnight parking program (the “Parking Program”) that allows permitted overnight on-street parking in designated parking areas for the period between July 1, 2021, to July 1, 2022.

Motion: Vice Mayor Alcantar motioned to approve proposed Resolution No. 21-17, extending the continuation of a Citywide overnight parking program (the “Parking Program”) that allows permitted overnight on-street parking in designated parking areas for the period between July 1, 2021, to July 1, 2022, including crediting individuals in 2021 for parking permit fee paid in 2020, seconded by Council Member Lomelí. Motion passed 3-2 by the following roll call vote:

AYES: Lomelí, Alcantar, and Gonzalez
NOES: Guerrero and Lozoya
ABSENT: None
ABSTAIN: None

14. PUBLIC HEARING
A. Public Hearing Regarding Increased Fees for the Handling of Solid Waste and Recyclable Materials for Residential and Commercial Properties within the City and Adoption of proposed Resolution No. 21-18 levying fees for the handling of solid waste and recyclable materials
Presented by the Finance Director, Steven Dobrenen.

At 9:48 p.m., Mayor Gonzalez opened up public comment.

Susie asked for clarification on the increase whether it was going to be $1.92 a year per dwelling or a year per property and spoke against the customer service provided by the company.

City Council/Successor Agency Minutes of 7/6/21 Page 8 of 9 At 9:52 p.m., Mayor Gonzalez closed public comment.

Recommendation: The City Council is requested to:

1. Receive and file the request from Republic Services to increase fees for the handling of solid waste and recyclable materials against residential properties by .73% or $0.16 per dwelling unit per month from $22.11 to $22.27 per month and commercial/industrial customers within the City by .63% to be applied to commercial and roll-off service rates; and

2. Adopt proposed Resolution No. 21-18 levying fees for handling solid waste and recyclable materials, also known as rubbish collection charge, against residential properties within the City.

Motion: Vice Mayor Alcantar motioned to receive and file the request from Republic Services to increase fees for the handling of solid waste and recyclable materials against residential properties by .73% or $0.16 per dwelling unit per month from $22.11 to $22.27 per month and commercial/industrial customers within the City by .63% to be applied to commercial and rolloff service rates and adopt proposed Resolution No. 21-18 levying fees for handling solid waste and recyclable materials, also known as rubbish collection charge, against residential properties within the City, seconded by Council Member Lomelí. Motion passed 3-2 by the following roll call vote:

AYES: Lomelí, Alcantar, and Gonzalez
NOES: Guerrero and Lozoya
ABSENT: None
ABSTAIN: None

15. BUSINESS SESSION
A. Approval of a First Amendment to the Contract for Services Agreement Between the City of Cudahy and Henry Garcia for Interim City Manager Services Presented by Deputy City Attorney Stephanie Arechiga.

Recommendation: Staff recommends that the City Council for the City of Cudahy (“City Council”) approve the First Amendment to the Contract for Services Agreement (“Agreement”) between the City of Cudahy and Henry Garcia for Interim City Manager Services.

Motion: Council Member Lozoya motioned to approve the First Amendment to the Contract for Services Agreement with the edit of the date July 16th between the City of Cudahy and Henry Garcia for Interim City Manager Services, seconded by Vice Mayor Alcantar. Motion passed 5-0 by the following roll call vote:

AYES: Guerrero, Lozoya, Lomelí, Alcantar, and Gonzalez
NOES: None
ABSENT: None
ABSTAIN: None

City Council/Successor Agency Minutes of 7/6/21 Page 9 of 9 B. Council Request to Bring Law Enforcement Services Request for Proposal to City Council for Direction
Presented by Deputy City Attorney Stephanie Arechiga.

Recommendation: Staff recommends, per the request of the City Council for the City of Cudahy (“City Council”), that the City Council give direction to City staff to begin the Request for Proposal (“RFP”) process for law enforcement services.

Motion: Council Member Guerrero motioned to direct City staff to prepare the Request for Proposal (“RFP”) process for law enforcement services and bring back to Council for consideration within the next 3 months, seconded by Council Member Lozoya. Motion failed 2-3 by the following roll call vote:

AYES: Guerrero and Lozoya
NOES: Lomelí, Alcantar, and Gonzalez
ABSENT: None
ABSTAIN: None
Subsequent motion: Vice Mayor Alcantar motioned to table the Request for Proposal (“RFP”) process for law enforcement services until an uncertain date and until the Sheriff’s Ad-Hoc Committee determines it should come back, seconded by Council Member Lomelí.

Deputy City Attorney, Stephanie Arechiga, announced subsequent motion is dead since the original motion had failed. No further roll call needed.

16. COUNCIL DISCUSSION - NONE

17. ADJOURNMENT
The City Council / Agency meeting was adjourned at 10:27 p.m.

Elizabeth Alcantar
Mayor
ATTEST:

Richard Iglesias
City Clerk

City Council/Successor Agency Minutes of 4/5/22 Page 1 of 6

MINUTES
CUDAHY CITY COUNCIL REGUAR MEETING and
CITY OF CUDAHY AS SUCCESSOR AGENCY and

HOUSING SUCCESSOR AGENCY TO THE CUDAHY

DEVELOPMENT COMMISSION JOINT MEETING
April 5, 2022 6:30 P.M.

1. CALL TO ORDER
Mayor / Chair Alcantar called the meeting to order at 6:32 p.m.

2. ROLL CALL
PRESENT: Council / Agency Member Jack M. Guerrero (left at 8:08 p.m.) Council / Agency Member Blanca Lozoya
Council / Agency Member Daisy Lomelí
Vice Mayor / Vice Chair Jose R. Gonzalez (arrived at 6:39 p.m.) Mayor / Chair Elizabeth Alcantar
ABSENT: None
ALSO PRESENT: City Manager, Alfonso Noyola, Deputy City Attorney, Stephanie Arechiga, City Clerk, Richard Iglesias, Junior Deputy City Clerk, Estefania Zamora, Finance Director, Joshua Calhoun, Director of Administrative Services, Brenda Rodriguez and Interim Community Development Manager, Salvador Lopez.

3. PLEDGE OF ALLEGIANCE
The Pledge of Allegiance was led by Council Member Lomelí.

4. LAND ACKNOWLEDGEMENT
The Land Acknowledgment was led by Council Member Lomelí.

We would like to acknowledge that the land we inhabit today was once known as Tovangaar, the home of the Gabrieleño-Tongva people. We show our respects to the Gabrieleño-Tongva people, as well as all Indigenous people, past, present, and future, and honor their labor as original caretakers of this land. We commit to uplifting the Gabrieleño-Tongva people, invite you to acknowledge the history, and join us in caring for this land.

5. PRESENTATIONS
A. Ellen Ochoa Learning Center Presentation by Principal Marcos Hernandez.

B. Ellen Ochoa Learning Center Principal Marcos Hernandez Recognition.

Attachment C Page 20 of 320
City Council/Successor Agency Minutes of 4/5/22 Page 2 of 6 C. Ellen Ochoa Learning Center Robotics Students and Teachers Recognition for Judges Award at Vex Robotics State Championships.

D. Presentation by Brixmor Property Group on a proposed new development at Cudahy Plaza.

E. Administrative Services Department Annual Update.

6. CLOSED SESSION PUBLIC COMMENTS
Jack Guerrero stated he would be withdrawing from closed session due to not being presented with any background on this mentioned case and spoke in opposition to the closed sessions regarding the City Manager selection process.

Deputy City Attorney, Stephanie Arechiga stated all closed session items have been properly agenized at all times with regard to City Manager and all other items.

At 7:13 p.m., Deputy City Attorney, Stephanie Arechiga recessed to closed session.

At 7:13 p.m., Council Member Guerrero left the meeting.

7. CLOSED SESSION
A. Closed Session Pursuant to Government Code Section 54956.9(d)(2) – Conference with Legal Counsel to Discuss Matter Involving Potential Litigation – One Matter
At 7:30 p.m., Council Member Guerrero return to the meeting.

At 7:31 p.m., Mayor Alcantar reconvened to open session.

8. CLOSED SESSION ANNOUNCEMENT
Deputy City Attorney Stephanie Arechiga announced Council was briefed, no reportable action at this time.

9. PUBLIC COMMENTS
Bertha Martinez mentioned how proud she is of Ellen Ochoa Learning Center and their robotics team, stated she emailed the donation letter to Council to support the robotics team and spoke on the robotics event.

10. CITY COUNCIL COMMENTS / REQUESTS FOR AGENDA ITEMS
Council Member Guerrero advocated for the California ballot initiative called Educational Freedom Act, for parents can pursue education for their children at the best schools of their choice regardless of zip code, stated there is an active signature gathering process in place now, made reference to the School Accountability Report Card from the Department of Education in Sacramento, spoke about previous public comments on local

City Council/Successor Agency Minutes of 4/5/22 Page 3 of 6 schools, and the main priority of education, mentioned many students falling through the cracks, mentioning that student failure responsibility lies in the schools, advocated for options for programs that can better serve the need of families and foster a competitive mark place for education.

Council Member Lozoya questioned the lights by the river street being all out, wants to know what is happening there.

City Manager, Alfonso Noyola responded to Council Member Lozoya and stated there has been wiring theft of the electrical lights in that area, but staff is aware and are actively working to get it secured.

Council Member Lomeli thanked everyone for being at the meeting, addressed some point made by her colleague regarding schools, attacking teachers and testing is the only mark for student achievement, commented on the potential students have and invited Council Member Guerrero to connect with her.

Vice Mayor Gonzalez asked to figure out how the city can support by sharing facilities or coordinating afterschool programs, stated he met with ELAC, and they mentioned the interest of having summer tutoring, afterschool tutoring around Math and English and commended everyone for their hard work.

Mayor Alcantar commented on social agents of change and everything it can involve instead of what was previously commented, asked to see on the next meeting an allocation of $5,000 to the fundraiser for the Ellen Ochoa Learning Center Robotics Team, also commented on a homeless incident they came across and were able to provide support and shelter with the help of the community, Council, and staff.

11. CITY MANAGER REPORT (information only)

12. REPORTS REGARDING AD HOC, ADVISORY, STANDING OR OTHER COMMITTEE MEETINGS – NONE

13. WAIVER OF FULL READING OF RESOLUTIONS AND ORDINANCES Motion: Council Member Lomelí motioned to waive full reading of resolutions and ordinances, seconded by Council Member Lozoya. Motion passed 4-1 by the following roll call vote:

AYES: Lozoya, Lomelí, Gonzalez, and Alcantar
NOES: Guerrero
ABSENT: None
ABSTAIN: None

14. CONSENT CALENDAR
Council Member Guerrero requested to pull Consent Calendar items 14A and 14B, for separate consideration.

City Council/Successor Agency Minutes of 4/5/22 Page 4 of 6 C. Adoption of Proposed Resolution No. 22-13 Proclaiming a Local Emergency, Ratifying the Proclamation of a State of Emergency by Governor Newsom on March 4, 2020, and Re-Authorizing Remote Teleconference Meetings of the City Council, City Boards, and all Commissions of the City of Cudahy, for the Period from April 5, 2022, through May 5, 2022, Pursuant to Brown Act Provisions
Recommendation: The City Council is requested to approve proposed Resolution No. 22-13 proclaiming a local emergency, ratifying the proclamation of a State of Emergency by Governor Newsom on March 4, 2020, and re-authorizing remote teleconference meetings of the City Council, City Boards, and all Commissions of the City of Cudahy, for the period from April 5, 2022, through May 5, 2022, pursuant to Ralph M. Brown Act provisions.

Motion: Council Member Lomelí motioned to approve proposed Resolution No. 22-13 proclaiming a local emergency, ratifying the proclamation of a State of Emergency by Governor Newsom on March 4, 2020, and re-authorizing remote teleconference meetings of the City Council, City Boards, and all Commissions of the City of Cudahy, for the period from April 5, 2022, through May 5, 2022, pursuant to Ralph M. Brown Act provisions, seconded by Council Member Lozoya. Motion passed 5-0 by the following roll call vote:

AYES: Guerrero, Lozoya, Lomelí, Gonzalez, and Alcantar
NOES: None
ABSENT: None
ABSTAIN: None
A. Consideration to Review and Approve the Draft Minutes of April 14, 2021, Special Meeting and March 15, 2022, for the Regular Meeting of the City Council and the Joint Meeting of the City of Cudahy as Successor Agency and Housing Successor Agency to the Cudahy Development Commission
Recommendation: The City Council is requested to review and approve the City Council / Successor Agency Draft Minutes for April 14, 2021, and March 15, 2022.

Motion: Council Member Lomelí motioned to review and approve the City Council / Successor Agency Draft Minutes for April 14, 2021, and March 15, 2022, seconded by Vice Mayor Gonzalez. Motion passed 4-1 by the following roll call vote:

AYES: Lozoya, Lomelí, Gonzalez, and Alcantar
NOES: Guerrero
ABSENT: None
ABSTAIN: None
B. Adoption of Proposed Ordinance Amending Chapter 2.32 (City Commissioners), and Repealing Chapter 2.58 (Cudahy Economic Development Commission) of Title 2 (Administration and Personnel) of the Cudahy Municipal Code Recommendation: The City Council is requested to approve an Ordinance by second reading, amending Chapter 2.32 (City Commissioners), and repealing Chapter 2.58

City Council/Successor Agency Minutes of 4/5/22 Page 5 of 6 (Cudahy Economic Development Commission) of Title 2 (Administration and Personnel) of the Cudahy Municipal Code.

Motion: Council Member Lomelí motioned to approve an Ordinance by second reading, amending Chapter 2.32 (City Commissioners), and repealing Chapter 2.58 (Cudahy Economic Development Commission) of Title 2 (Administration and Personnel) of the Cudahy Municipal Code, seconded by Council Member Lozoya. Motion passed 3-1 by the following roll call vote:

AYES: Lomelí, Gonzalez, and Alcantar
NOES: Guerrero
ABSENT: None
ABSTAIN: Lozoya

15. PUBLIC HEARING – NONE

16. BUSINESS SESSION
A. Consideration to adopt Resolution No. 22-14 to appropriate funds for Laserfiche software through Ricoh USA, Inc
Presented by the City Clerk
Recommendation: The City Council is requested to adopt Resolution No. 22-14 to appropriate funds not to exceed $9,736 for Laserfiche cloud with public portal content management, implementation, and training.

Motion: Council Member Lomelí motioned to adopt Resolution No. 22-14 to appropriate funds not to exceed $9,736 for Laserfiche cloud with public portal content management, implementation, and training, seconded by Council Member Lozoya. Motion passed 4-0- 1 by the following roll call vote:

AYES: Lozoya, Lomelí, Gonzalez, and Alcantar
NOES: Guerrero
ABSENT: None
ABSTAIN: None
At 8:08 p.m., Council Member Guerrero left the meeting.

B. Review Sister Cities International documents and provide direction on the City’s vision with San Miguel el Alto, Jalisco
Presented by the City Clerk
Recommendation: The City Council is requested to review the Sister Cities International basic introduction to the program and toolkit (Attachment A and B); and provide staff with direction on the type of affiliation (Sister City relationship or Friendship Cities) with San Miguel el Alto, Jalisco, to draft a resolution of its intent to enter into a partnership and draft an agreement.

City Council/Successor Agency Minutes of 4/5/22 Page 6 of 6 Motion: Vice Mayor Gonzalez motioned to create a relationship that can exchange culture, share events, visit, invite to present, share school affiliation, honor people via murals, celebrate honoring our roots, Aztec dance, arts and cultural and developments, seconded by Council Member Lomelí. Motion passed 4-0-1 by the following roll call vote:

AYES: Lozoya, Lomelí, Gonzalez, and Alcantar
NOES: None
ABSENT: Guerrero
ABSTAIN: None

17. COUNCIL DISCUSSION – NONE

18. ADJOURNMENT
Council Member Lozoya motioned to adjourn the City Council / Agency meeting at 8:15 p.m., seconded by Council Member Lomelí. Motion passed 4-0-1 by the following roll call vote:

AYES: Lozoya, Lomelí, Gonzalez, and Alcantar
NOES: None
ABSENT: Guerrero
ABSTAIN: None

Elizabeth Alcantar
Mayor
ATTEST:

Richard Iglesias
City Clerk

Attachment
D

Blank Page

“Serving The People” "Sirviendo A La Comunidad"
Staff Report
04/19/2022 Page 1 of 3

STAFF REPORT
Date: April 19, 2022
To: Honorable Mayor/ Members fo the City Council
From: Alfonso Noyola, City Manager
Joshua Calhoun, Finance Director
Subject: Approval of a Task Order Under the Master Services Contract for On-Call Planning Services with Willdan for Economic Development Strategic Plan Services

RECOMMENDATION
The City Council is requested to approve a task order under the existing on-call planning master services agreement with Willdan in the amount of $42,440 for Economic Development Strategic Plan Services.

BACKGROUND

1. On July 16, 2019 the City Council approved a First Amendment to the Master Services Agreement between the City of Cudahy and Willdan for on-call planning services (Attachment A).

2. On October 19, 2021, the City Council approved Resolution No. 21-40, approving an appropriation for economic development strategic plan services (Attachment B).

3. On February 8, 2022 Willdan submitted a proposal to conduct an economic development strategic plan for the City (Attachment C).

ANALYSIS
Since the adoption of the City’s General Plan and Zoning Code in 2018, the City has experienced an influx of new development and a spur of economic vitality. Recognizing the need to continue the positive momentum, the City appropriated $20,000 for Fiscal Year 2021-22 to develop an Economic Development Strategic Plan. The Strategic Plan would conduct a retail market Item Number
14B

“Serving The People” "Sirviendo A La Comunidad"
Staff Report
04/19/2022 Page 2 of 3

analysis to address strategies to strengthen the community’s socioeconomic potential, as well as provide workforce development strategies, increase housing affordability, and increase the City’s tax base.

The development of an Economic Development Strategic Plan seeks to accomplish the following goals:
• A diverse and healthy economy
• A thriving business sclimate attracting and retaining new businesses of diverse types and sizes
• A skilled and adaptable local workforce
• A partner for public and private development that aligns with the community vision • Maintain the City’s fiscal health
• A City that values and uplifts the economic potential of its vulnerable population.

Willdan’s proposal includes formulating the Economic Development Strategic Plan, emphasizing developing a tactical implementation plan and funding road map. If approved, the Strategic Plan would be structured to provide the specific implementation steps needed to guide the City’s economic development policies, programs and investments over the next five years.

Key deliverables in the proposal includes developing a communications plan including conducting focus groups, interviews, surveys and other appropriate research methodologies.

There would be a minimum of three consensus building workshops to receive input from the public and relevant stakeholders. Aside from conducting workshops, Willdan would coordinate and prepare initial interviews with key identified stakeholders to contribute to the Strategic Plan.

Willdan would also prepare a demographic and economic profile report to identify trends and projections that would inform an estimate of future demand for residential, retail, office, and hotel space. The profile report would be used to develop a Real Estate Market Analysis to identify and assess redevelopment opportunities and blight migtigation in targeted sites and commercial corridors.

Project completion would be estimated to be on September 2022, whereby findings of the Strategic Plan would be presented for adoption at a future City Council meeting.

“Serving The People” "Sirviendo A La Comunidad"
Staff Report
04/19/2022 Page 3 of 3

A project schedule can be seen below:

Willdan has the necessary expertise and experience to develop a Comprehensive Economic Development Strategic Plan. The Willdan team consists of six qualified economic development professionals with experience in past City plans and studies. It also holds an extensive list of cities that have worked with Willdan to develop an Economic Development Strategic Plan.

The City currently has an agreement with Willdan for on-call planning services. The agreement allows for the performance to be amended in accordance to individual task orders. Therefore, if approved, the City would prepare a task order to include the development of the Economic Development Strategic Plan under the on-call planning services master services agreement.

CONCLUSION
Staff recommends that the City Council approve a task order under the existing on-call planning master services agreement with Willdan in the amount of $42,440 for Economic Development Strategic Plan Services.

FINANCIAL IMPACT
If approved, the not-to-exceed amount to perform these services would be $42,440. Twenty thousand has been allocated in FY 2021-22 to fund this service through Resolution No. 21-40.

The remaining balance would be paid using funds to be appropriated in Fiscal Year 2022-2023.

ATTACHMENTS
A. First Amendment to Master Services Agreement
B. Resolution No. 21-40
C. Willdan Economic Development Strategic Plan Proposal

FIRST AMENDMENT TO MASTER SERVICES CONTRACT
THIS CONTRACT is made on this 16th day of July, 2019, by and between the City of Cudahy, a municipal corporation (the "City") and Willdan Engineering (the "Consultant"), collectively referred to as the "Parties."

WITNESS ETH
WHEREAS, the Consultant has presented a proposal to provide services, which services are identified in the Scope of Work attached hereto and incorporated herein as Exhibit A, and by reason of its qualifications, experience, and facilities, is duly authorized to perform the type of services contemplated herein; and,
WHEREAS, the City desires to hire Consultant to perform the Scope of Work pursuant to the terms and conditions set forth herein;
NOW, THEREFORE, in consideration of the mutual promises set forth herein, City and Consultant agree to as follows:

1. SCOPE OF SERVICES
A. Consultant shall do all work described herein, and as further set forth in individual task orders issued by the City to Consultant. The terms and conditions of this Contract shall control all Task Orders ("Task Orders").

B. The Consultant agrees it has satisfied itself by its own investigation and research, regarding the conditions affecting the work to be done and labor and materials needed, and that its decision to execute this Contract is based on such independent investigation and research.

2. TERM OF CONTRACT
This Contract shall be effective as of the date executed by the Parties and approved as to form by the City Attorney and shall continue until all services provided for in this Contract have been performed, unless earlier terminated pursuant to Section 11 of this Contract.

3. SCHEDULE FOR PERFORMANCE
A. Performance shall be in accordance with the terms of this Contract and each individual Task Order as issued.

4. COMPENSATION
A. City shall pay Consultant on a time and expense basis as described in the Scope of Work and the not-to-exceed amount set forth in each individual Task Order in accordance with the rate schedule set forth on Exhibit C, which is attached hereto and incorporated herein by reference. In no event shall Consultant be entitled to compensation for work not included in each Task Order's Scope of Work, unless a written change order or authorization describing the extra work and payment terms has been executed by City. Total compensation paid to Consultant shall 1 Attachment A Page 32 of 320
V
City of Cudahy
Willdan Engineering
Re: On-Call Planning Services
not exceed the dollar values listed in all task orders but in no event shall total compensation exceed Planning Department's budget, without City's prior written approval.

B. Pay When Paid Provisions: For private development projects, the Consultant shall not undertake, commence, or continue any work for that project unless the private developer has deposited with the City sufficient funds to cover the cost of City and Consultant's work for that project. For the purposes of this provision, "private development project" is defined as all projects not initiated by the City. In the event the amount of the deposit is insufficient to cover all costs of work for the project, or no deposit balance exists, the Consultant shall immediately cease all work on the project until (1) an additional deposit by the private developer is made to the City in an amount sufficient to pay for the necessary work, or (2) Consultant is instructed in writing by the City of Cudahy's City Manager to proceed with the work despite the insufficient deposit to cover such work. In the event Consultant does not comply with this provision, Consultant shall have exceeded its scope of work under this contract and breached this contract.

As damages for Consultant's breach of this provision, the Parties agree that City shall deduct from Consultant's payment under this Contract any amount City does not receive from the private developer for the work performed by Consultant on the project. City shall have no obligation to take legal action against the private developer to collect any unpaid fees owed by a private developer which were incurred as a result of Consultant's breach. However, in the event City decides to take legal action to collect the unpaid fees, then Consultant shall pay all reasonable attorney's fees and costs for that legal action, whether or not City is the prevailing party.

C. If Consultant's performance is not in conformity with the Scope of Work or Schedule of Performance, payments may be delayed or denied, unless otherwise agreed to by the City in writing.

D. If the work is halted at the request of City, compensation shall be based upon the proportion that the work performed bears to the total work required by this contract, subject to Section 11, Termination.

5. NOTICES
A. Consultant shall transmit invoices and any notices required by this Contract, to City as follows:

City of Cudahy
Attn: Jose E. Pulido, City Manager
5220 Santa Ana Street
Cudahy, California 90201
B. City shall transmit payments on invoiced amounts and any notices required by this Contract to Consultant as follows:
2

City of Cudahy
Willdan Engineering
Re: On-Call Planning Services
[Insert]

6. PROFESSIONAL SERVICES
Consultant agrees that services shall be performed and completed in compliance with the professional standards observed by a competent practitioner of the profession in which Consultant and its subcontractors or agents are engaged. Consultant shall not, either during or after the term of this Contract, make public any reports or articles, or disclose to any third party any information, confidential or otherwise, relative to the work of City or the operations or procedures of City without the prior written consent of City.

Consultant further agrees that it shall not, during the term of this Contract, take any action that would affect its impartiality or professionalism due to the City, whether perceived or actual.

7. INDEPENDENT CONTRACTOR
A. It is understood and agreed that Consultant (including Consultant's employees) is an independent contractor and that no relationship of employer-employee exists between the Parties hereto.

B. Consultant's assigned personnel shall not be entitled to any benefits payable to employees of City.

C. City is not required to make any deductions or withholdings from the compensation payable to Consultant under the provisions of the Contract, and is not required to issue W-2 Forms for income and employment tax purposes for any of Consultant's assigned personnel.

D. Consultant, in the performance of its obligation hereunder, is only subject to the control or direction of City as to the designation of tasks to be performed and the results to be accomplished.

E. Any third party person(s) employed by Consultant shall be entirely and exclusively under the direction, supervision, and control of Consultant.

F. Consultant hereby indemnifies and holds City harmless from any and all claims that may be made against City based upon any contention by any third party that an employeremployee relationship exists by reason of this Contract.

8. AUTHORITY OF CONSULT ANT
Consultant shall possess no authority with respect to any City decision and no right to act on behalf of City in any capacity whatsoever as agent, or to bind City to any obligations whatsoever.

9. CONFLICT OF INTEREST
3

RESOLUTION NO. 21-40

A RESOLUTION OF THE CITY OF CUDAHY CALIFORNIA,

APPROVING AN APPROPRIATION FOR ECONOMIC

DEVELOPMENT STRATEGIC PLAN SERVICES
WHEREAS, since the adoption of the city's General Plan and Zoning Code in 2018, the city has experienced an influx of new development and a spur of economic vitality; and
WHEREAS, the City of Cudahy recognizes that, in order to maintain a thriving and competitive economy, land use and other policies must maintain and encourage a diverse and entrepreneurial economy to ensure that residents and businesses flourish and prosper; and
WHEREAS, establishing an Economic Development Strategic Plan will accomplish the following goals
■ A diverse and healthy economy
■ A thriving business climate attracting and retaining new businesses of diverse types and sizes
■ A skilled and adaptable local workforce
■ A partner for public and private development that aligns with the community vision
■ Maintain the City's fiscal health
■ A City that values and uplifts the economic potential of its vulnerable populations WHEREAS, a comprehensive Economic Development Strategic Plan with a retail market analysis is needed to address strategies to strengthen the communit'.;'s socioeconomic potential, provide workforce development strategies, increase housing affordability, and increase the city's tax base.

NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Cudahy, California, as follows:

SECTION 1. The City Council hereby approves an appropriation in the amount Not to Exceed of Twenty Thousand Dollars ($20,000) for the pursuit of grant opportunities for the City for Fiscal year 2021-2022.

SECTION 2. The City Manager is hereby directed to prepare a task order under the existing on-call planning contract for grant writing purposes in accordance with the City's purchasing policy.

SECTION 3. This Resolution shall take effect immediately upon its adoption by the City Council and the City Clerk shall certify to the passage and adoption of this Resolution and enter it into the book of original Resolutions.

Attachment B Page 51 of 320
PASSED, APPROVED AND ADOPTED by the City Council of the City of Cudahy at its regular meeting on this 19th day of October, 2021.

ATTEST:

Richar
Assist
Jose Gonzalez
Mayor

CERTIFICATION

STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) SS:

CITY OF CUDAHY )
I, Richard Iglesias, Assistant City Clerk of the City of Cudahy, hereby certify that the foregoing Resolution No. 21-40 was passed and adopted by the City Council of the City of Cudahy at a regular meeting held on the 19th day of October, 2021 and th2t said Resolution was adopted by the following vote, to-wit:

AYES:

NOES:

ABSENT:

ABSTAIN:

Lozoya, Lomeli, Alcantar, Gonzalez
Guerrero
None
None
sistant City
-

City of Cudahy, CA
Economic Development
Strategic Plan
Proposal
Attachment C Page 54 of 320
Economic Development Strategic Plan i
City of Cudahy, CA
Table of Contents
Table of Contents ....................................................................................................................................... i Firm Experience.......................................................................................................................................... 1 Firm Profile ........................................................................................................................................................ 1 Diversity, Equity, and Inclusion.......................................................................................................................... 3 Unique Experience, Resources, and Capabilities ............................................................................................... 5 Project Team ............................................................................................................................................... 6 Key Team Members........................................................................................................................................... 6 Project Dedication ............................................................................................................................................. 6 James Edison, JD, MPP....................................................................................................................................... 7 Molly McKay, CEcD, MA..................................................................................................................................... 8 Carlos Villarreal, MPP ........................................................................................................................................ 9 Tracey Burghy ..................................................................................................................................................10 Qualifications & References .................................................................................................................11 Client References.............................................................................................................................................11 Project Examples .............................................................................................................................................11 Project Examples .............................................................................................................................................12 Recent & Similar Projects ................................................................................................................................16 Project Understanding & Scope of Services................................................................................ 20 Project Understanding.....................................................................................................................................20 Scope of Services.............................................................................................................................................22 Cost Proposal ............................................................................................................................................ 31 Schedule of Fees Breakdown...........................................................................................................................32

T 800.755.6864 | F 888.326.6864 | 27368 Vía Industria #200, Temecula, CA 92590 | www.willdan.com ii February 8, 2022
Mr. Alfonso Noyola
City Manager
City of Cudahy
5220 Santa Ana St
Cudahy, CA 90201
Re: Proposal to Conduct an Economic Development Strategic Plan for the City of Cudahy Dear Mr. Noyola:

On behalf of Willdan, thank you for the opportunity to introduce our team and present our qualifications to the City of Cudahy. We are excited about the possibility of working with your team and community, applying our knowledge and experience working across the nation to facilitate an Economic Development Strategic Plan. The planning effort will create an actionable, tactical plan that will position Cudahy for equitable, resilient, and sustainable economic growth for the next five years and beyond.

Willdan understands the power of connections between planning, real estate, and economic development to achieve community goals for growth and progress while leveraging unique community assets.

We advise local governments about market opportunities, project and financial feasibility, real estate economics and development policy, redevelopment implementation, public-private partnerships, strategic economic development, finance strategies, and business attraction/retention/expansion. Willdan has earned a notable reputation for technical excellence, cost-effectiveness, and client responsiveness in providing superior consulting services for over 50 years.

This proposal outlines the value of working with our team:
 We understand that every community is unique. Our job as your partner is to highlight what exactly makes Cudahy special and desirable to potential investors, businesses, residents, and visitors.  The Willdan team is comprised of senior subject matter experts, many who have worked together for more than 10 years, supporting public and private clients across the United States. This team has collectively worked in 38 states and 40 countries, providing a well-rounded knowledge base of ideas, tactics, and implementation strategies that create and sustain great communities.
 Our methodologies and approach are guided by best-in-class industry standards established by the International Economic Development Council (IEDC) and ULI-the Urban Land Institute. A senior member of our team, Molly McKay, is an IEDC Certified Economic Developer (CEcD), and serves the Urban Land Institute (ULI) as Chair of the Redevelopment and Reuse Council and Vice-Chair of ULI’s Diversity, Equity, and Inclusion Initiative.  Our team’s local knowledge and deep experience in similar economic development strategic planning projects will ensure that the services provided are creative and flexible in approach, responding to a variety of real estate development and business retention and attraction efforts in the competitive context of the Dallas Metroplex region.

Mr. Alfonso Noyola, City Manager
City of Cudahy, CA
Proposal to Conduct an Economic Development Strategic Plan February 4, 2022 | Page ii
Willdan will leverage our collective experience in California and from across the nation to deliver a realistic Economic Development Strategic Plan that will guide City staff/leaders, elected officials, and your strategic partners in making decisions regarding the deployment of limited public resources with the maximum return on public investment.

The following proposal outlines our approach to your requested scope of work, highlights our qualifications and experience, introduces our team, and provides references that can speak to the quality of our work.

As Vice President, I, Chris Fisher, am authorized to bind the firm. Ms. Molly McKay, proposed Project Manager and dayto-day point of contact, is authorized to represent Willdan Financial Services regarding this submittal. Please contact herto discuss any further information required to inform your decision to move ahead with the Economic Development Strategic Plan.

Contact Information
Managing Principal & Project Director
Ms. Molly McKay, CEcD
Managing Principal
27368 Vía Industria #200, Temecula, CA 92590
Main#: (951) 587-3500 | Cell#: (202) 510-0511
Email: [email protected] | www.Willdan.com
Sincerely,
Willdan Financial Services
Molly McKay Chris Fisher
Managing Principal Vice President / Director

Economic Development Strategic Plan 1
City of Cudahy, CA
Firm Experience
Firm Profile
Established in 1988, Willdan Financial Services is
one of the most experienced public sector
economic and financial analysis consulting firms in
the United States. We have helped over 800 public
agencies successfully navigate a broad range of
economic, redevelopment, real estate,
infrastructure, financing, and other initiatives.

Willdan Financial Services is an operating division
within Willdan Group, Inc. (Willdan/WGI), which
was founded in 1964 as an engineering firm
working with local governments. Today, Willdan is
a publicly traded company (NASDAQ: WLDN)
providing professional technical and consulting
services.

Willdan has approximately 1,500 employees
working in more than 50 offices across the U.S.

Our team members include nationally recognized
subject matter experts (SME’s) for all areas related
to connected, resilient, and progressive
communities.

Willdan has solved economic, strategic, and
operational challenges for local communities by delivering industry-leading solutions that have transformed government and commerce. Today, we continue to successfully lead our clients into a future accelerated by change in resources, infrastructure, technology, regulations, and industry trends.

Willdan Financial Services
Core Capabilities
 Economic development strategic plans
 Financial feasibility studies
 State/Federal grant writing & program management
 Fiscal and economic impact analysis
 Real estate market analysis and advisory services
 Redevelopment/revitalization implementation
 Tax increment finance district formation and
amendment
 Multifamily housing development strategies
 Municipal Financial Advisor (MFA) Services
 Infrastructure CIP planning
 Utility rate and cost of service studies
 User fee studies and cost allocation plans
 Special district administration services
 Development impact fee establishment and
analysis
 Long-term financial plans and cash flow modeling
 Property tax audits
 Public-Private Partnerships
 Business attraction, retention, and expansion

Economic Development Strategic Plan 2
City of Cudahy, CA
Willdan Firm Culture and Related Community Projects
What We’re About
Willdan's culture blends the stability of an established organization anchored by a 55-year history serving local governments with the entrepreneurial spirit of an innovative and growing company.

We thrive in creative, collaborative, and entrepreneurial settings where we roll up our sleeves and work side by side with staff to gather the metrics needed to shape policy decisions and build consensus around the allocation of limited public resources. Our mindset is driven by our internal motivation to help communities quickly evolve and thrive in these challenging times of uncertainty, resource constraints, and aging infrastructure.

We design and deliver proven solutions to improve resiliency in:
 Economic Development & Real
Estate
 Energy/Sustainability
 Engineering
 Program Administration
 Public Finance
 Software, Emerging Technology, and R&D
Willdan has delivered industry-leading engineering, energy, and financial solutions that have transformed government and commerce – having served more than 800 municipal, small business, healthcare, hospitality, and education clients nationwide. Willdan sets the standard for success in our industry because of our experienced staff of thought leaders, our support system for mentorship and growth within our company, and our focus on innovation to address tomorrow’s challenges.

In addition to delivering outstanding results for clients, we also take time to build meaningful professional relationships internally and externally, encourage wellness/wellbeing, and engage in community events and volunteer work in support of many
organizations and a variety of worthy causes, including:

Willdan lives at the intersection of
market and policy, helping to build
consensus between the economics of
development and the needs of
communities.

We serve public and private clients to
structure successful strategic
partnerships grounded in marketdriven real estate analytics and inclusive economic development
strategies.

Economic Development Strategic Plan 3
City of Cudahy, CA
Diversity, Equity, and Inclusion
Willdan is committed to cultivating internal and external workplaces that reflect a range of unique perspectives and offer opportunities for all. Our community and teams are made up of bright, talented, and driven people from all different backgrounds. At Willdan, team members, applicants, and subconsultants are considered for all positions and projects without regard to age, ancestry, color, creed, disability, marital status, medical condition, national origin, citizenship, race, religion, sex, sexual orientation, gender, gender identity, gender expression, or any other legally protected status. WGI established a Diversity Equity & Inclusion Working Group and launched the following initiatives.

Willdan strives to utilize local, small, and DBE/MBE/WBE firms to provide services as needed. Willdan is committed to meeting firm/client goals for participation by Disabled Veteran Business Enterprise (DVBE), Disadvantaged Business Enterprise (DBE), Minority Business Enterprise (MBE), and Women Business Enterprise (WBE) firms. Willdan’s internal policy includes the establishment of ongoing relationships with these firms, utilizing qualified subconsultants for meaningful participation, and actively seeking to broaden our resources. We have utilized the services of hundreds of firms over more than 50 years in business.

Team member Molly McKay is Vice-Chair of the ULI Diversity, Equity, and Inclusion (DEI) Initiative. ULI is dedicated to improving the environments in which all people live, work, and play. Diversity, equity, and inclusion are the pillars of sustainable, thriving communities. ULI is strengthening support of programs, policies and practices that increase DEI, and are raising awareness internally and externally about these efforts so ULI members can guide progress and build momentum for integrating DEI solutions in the communities they serve.

Molly serves as the Chair of the
Urban Land Institute’s National
Redevelopment and Reuse Council
and Vice-Chair of ULI’s Diversity,
Equity & Inclusion Initiative.

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City of Cudahy, CA
Community Investment
Many small changes add up to a big picture. The story of how Willdan is working to shape a more sustainable present and future does not live only in huge Gigawatt energy savings statistics or the billions of dollars of tax revenues we have helped to generate. Our story also lives in the multiplicity of intimate stories of people who are serving their communities in schools, churches, community centers and small businesses. Willdan began to collect a few of these stories to share on social media as #WinWithWilldan. Here are some of our favorites and the link to learn more:
https://www.w illdan.com/WinWithWilldan.aspx.

Economic Development Strategic Plan 5
City of Cudahy, CA
Unique Experience, Resources, and Capabilities
Extensive Experience
Willdan Financial Services advises governments throughout the United States about market opportunities, project and financial feasibility, real estate economics and development policy, redevelopment, public-private partnerships, economic development, and business attraction/retention/expansion. Our clients include public agencies, private firms, and not-for-profit institutions. Willdan understands the public sector's policy objectives, private sector return on investment requirements, and the political public decision making process. We serve all levels of government and collaborate with government staff, constituents, developers, officials, and other professional services firms. We work side-by-side with City staff to extend the capacity of economic and redevelopment functions and move initiatives from planning to implementation. Willdan has earned a notable reputation for technical excellence, cost-effectiveness, and client responsiveness in providing superior consulting services for over 55 years.

Proven Success
Willdan has a successful record of economic development achievement working primarily with cities, towns, counties, and special districts, as well as select private firms and not-for-profit institutions, throughout the United States.

We are successful in leading projects that require a high-level of organization and attention to detail, working with numerous entities (staff, community stakeholders, organizations, other consulting firms, etc.) to complete outlined tasks. The proposed Public Finance Expert, Economic Development Strategist, and Lead Demographic & Economic Analyst have collaborated on more than 50 similar engagements over the past 10 years. We utilize exceptional, high-value data, research, analytics, and engagement resources and industry standard subscription-based software applications (Esri Business Analyst, CoStar, Placer.ai, Emsi Labor Analytics, Sli.do) for data collection, analysis, and community engagement.

Our team is skilled in genuine community engagement with all types of internal and external stakeholders to build consensus around priorities and catalytic strategies as a critical component in supporting decision-making and developing a unified plan of action. We are dedicated to the communities we serve, and through extensive consensus building, our proposed strategic plans and programs are accepted by staff and elected officials.

Financial and Economic Development Practice
Economic
Development
Strategic Planning
& Visioning
Smart Cities/
Renewable Energy
Infrastructure
Financing
Fiscal &
Economic Impact
Analysis
Redevelopment
Analysis &
Strategy
Public Finance
Real Estate
Advisory Services
& Market
Analysis
Willdan offers a tight-knit,
cohesive working group.

Economic Development Strategic Plan 6
City of Cudahy, CA
Project Team
Willdan has assembled a senior level project team of subject matter experts, most with more than a decade of experience working together, supporting both public and private clients across the United States to create and implement economic development strategic plans.

Key Team Members
City of Cudahy Project Team
Subject Matter Experts Project Role
James Edison, JD, MPP
Managing Principal
Principal in Charge
Public Finance Expert
Molly McKay, CEcD, MA
Managing Principal
Project Manager
Real Estate & Economic Development Strategist
Carlos Villarreal, MPP
Senior Project Director
Lead Demographic & Economic Analyst
Tracey Burghy
Project Director
Research Analyst & Community Engagement/Marketing/Branding Strategist Project Dedication
Willdan Financial Services has assigned six experienced and qualified economic development professionals to the City of Cudahy Economic Development Strategic Plan engagement. Willdan’s Financial Consulting Services group is composed of a team of over 20 senior-level professional consultants. While each member of the key project team noted above currently has work in progress with other clients, the workload is at a manageable level with sufficient capacity to meet the needs of the City specific to the schedule and budget for this engagement. Details are provided in the timeline/budget document.

Willdan as a whole is composed of approximately 1,500 employees, including a cadre of public finance experts. As needed, the team can recruit additional, qualified individuals from our employee roster to assist with the completion of this engagement to deliver the final materials on time and within budget. We do not anticipate staffing changes during the course of the project, however, should the situation arise, any change in team members will be discussed with and approved by the City prior to the change being made.

Resumes
Brief paragraphs and work on similar projects for the proposed team members are included on the following pages.

Economic Development Strategic Plan 7
City of Cudahy, CA
James Edison, JD, MPP
Managing Principal
Mr. Edison specializes in the nexus between public and private, with expertise in public-private partnerships, and the benefits of economic development to municipalities and state, provincial, regional, and national governments. He has particularly deep expertise in land use economics with a specialty in finance and implementation, including fiscal impact and the public and private financing of infrastructure and development projects, both in the United States and internationally. He has worked for both public and private clients on the implementation of public-private transactions, providing market and fiscal analysis, finance strategies, and negotiation support. His public-sector experience includes local and regional economic impact studies, fiscal impact evaluations, new government formation strategies, and the creation of impact fees, assessments, and special taxes to fund infrastructure and public facilities.

Mr. Edison has conducted numerous evaluations of the economic and fiscal impact of specific plans and consulted on a wide variety of land use planning topics related to community revitalization and the economic and fiscal impacts of development. He has evaluated markets for entire new towns as well as for individual proposed residential, retail, entertainment, office, R&D, hotel, and mixed-use projects throughout the western United States and abroad.

As a former bond attorney, Mr. Edison understands the legal underpinnings and technical requirements of public financing instruments, and has advised both public and private clients on the use of individual instruments and the interaction between those instruments and the needs of developers and project finance. He has also conducted project feasibility studies for a wide range of development, often in connection with community revitalization or expansion efforts. He has conducted fiscal impact evaluations in a wide range of contexts, including specific plans, individual development projects, community revitalization programs, annexations, and government reorganizations.

Select Project Experience
 City of Pinellas Park, FL – Economic Development Strategic Plan  City of Jacksonville, FL – DIA – Downtown Market Feasibility Analysis  City of Tamarac, FL – Economic Development Strategic Plan; Developer Incentives Study  City of Miramar, FL – Economic Development Strategic Plan  Alameda Point Development Corporation, CA – Alameda Point Conceptual Financing Plan  City of Fort Lauderdale, FL – Economic Development Strategic Action Plan  City of Kalispell, MT – Core Area Market Analysis & Economic Development Strategic Plan
 City of Waco, TX – Comprehensive Plan Fiscal Impact Analysis  County of Monterey, CA – East Garrison Specific Plan Financing and Implementation  County of Napa, CA – Napa Pipe Specific Plan Analysis  Niagara Frontier Transportation Authority (NFTA), NY – Consolidation Study Adaptive Reuse Market Analysis & Cost-Benefit Analysis
 City of Oakland, CA - Economic Consulting Services for the Former Redevelopment Project Areas
Education
Juris Doctorate, Boalt Hall
School of Law, University
of California, Berkeley
Master of Public Policy,
Richard and Rhoda
Goldman School of Public
Policy, University of
California, Berkeley
Bachelor of Arts, magna
cum laude, Harvard
University
Professional
Registrations
Member of State Bar,
California
Licensed Real Estate
Broker, California
Professional Affiliations
Council of Development
Finance Agencies
CFA Society of San
Francisco
Congress for the New
Urbanism
Urban Land Institute
Seaside Institute
International Economic
Development Council
30 Years’ Experience

Economic Development Strategic Plan 8
City of Cudahy, CA
Molly McKay, CEcD, MA
Managing Principal
Ms. McKay possesses 30 years of economic policy and planning experience providing consulting services to public and private clients. Molly frequently serves as an economic advisor to municipalities, investors and developers, engineering firms, nonprofit organizations, and others throughout project feasibility, financing, and implementation.

In this advisory role, Molly conducts research and scenarios testing to evaluate real estate market and economic conditions, measure the public costs and benefits of innovative financing and incentive mechanisms, and provide strategic real estate development planning support services to inform economic development policy frameworks. She designs and develops custom-built multivariate financial, fiscal and economic modeling tools, industry cluster analyses, local and regional economic competitiveness benchmarking, project management plans, case studies, best practices, evaluation summaries, and project implementation, monitoring and reporting plans.

Molly frequently serves government entities across all public service sectors including planning and economic development departments, utilities, housing authorities, transit agencies, airport authorities, and global development institutions. Recent research focuses on the following:
 Placemaking strategies for downtown revitalization
 Disinvested retail redevelopment and reuse strategies  Business attraction, retention, and expansion strategies and incentives  Linking public arts districts with Complete Streets infrastructure investments  Successful public-private mixed income housing models  Urban/suburban/rural business incubator/co-working facility ops and funding models  Leveraging Transit-Oriented Development to maximize economic development goals Before joining Willdan, she was a senior associate of the Economic Policy and Planning Practice of AECOM Economics (formerly Economics Research Associates) from 2003-2012; a manager in the Real Estate Consulting and State & Local Tax Practices of Ernst & Young (1997-2002), and program coordinator, ULI-the Urban Land Institute’s International and Advisory Services (1995-1997) and the International City/County Management Association (ICMA) in Washington, DC (1992-1995). Molly serves ULI-the Urban Land Institute as Redevelopment & Reuse Council Chair, DEI Vice-Chair, Washington’s Regional Land Use Leadership Institute Planning Committee Member, and Housing Impact Task Force Subcommittee Chair.

Select Project Experience
 City of Lancaster, TX – Economic Development Strategic Plan  City of Pinellas Park, FL – Economic Development Strategic Plan  City of Jacksonville, FL – DIA - Downtown Market Feasibility Analysis  City of Tamarac, FL – Economic Development Strategic Plan; Developer Incentives Study  City of Miramar, FL – Economic Development Action Plan  City of Little Rock, AR – Rock Region METRO, TOD Market & Feasibility Study  City of Taylorsville, UT – Commercial Center BRT Master Planning/Revitalization Initiative  City of Fort Lauderdale, FL – Economic Development Strategic Action Plan  City of Kalispell, MT – Core Area Market & Financial Feasibility Analysis  CXS/City of Memphis, TN – Graceland Master Plan Tourism Market Analysis & Tax Increment Financing Plan
Education
Master of Arts (Honors),
International Politics &
Economics Fulbright
Scholar, University of
Exeter, Devon, UK
Bachelor of Arts (Honors),
French & Spanish Literature
University of Kansas
Study Abroad: University of
Law, Economics & Political
Science, Aix-Marseille III,
Aix-en-Provence, France
and the Guadalajara
Language Institute, Mexico
Post-Graduate Studies:

Real Estate Finance &
Investment, Johns Hopkins
University Cary Business
School, Washington, DC
Accreditation
Certified Economic
Developer (CEcD),
International Economic
Development Council
Certification in Social
Science Research
Methodology, University of
Exeter, Devon, UK
Professional Affiliations
American Planning
Association (APA)
Congress for New
Urbanism
International Economic
Development Council
(IEDC)
ULI – the Urban
Land Institute

Economic Development Strategic Plan 9
City of Cudahy, CA
Education
Master of Public Policy,
Richard and Rhoda
Goldman School of Public
Policy, University of
California, Berkeley
Bachelor of Arts,
Geography, University of
California, Los Angeles;
Minor in Public Policy and
Urban Planning
Areas of Expertise
Fiscal Impact Analyses
Development Impact Fees
Public Facilities
Financing Plans
GIS Analysis
16 Years’ Experience
Carlos Villarreal, MPP
Senior Project Director
Mr. Villarreal possesses extensive experience documenting nexus findings for development impact fees, preparing capital improvement plans, facilitating stakeholder involvement, and analyzing the economic impacts of fee programs. He has supported adoption of fee programs funding a variety of facility types, including, but not limited to, transportation, parks, library, fire, law enforcement and utilities.

Select Project Experience
City of Pinellas Park, FL – Economic Development Strategic Plan: Carlos’ primary responsibility was the development of the economic model. He served as the economic analyst and GIS specialist and led the data collection and analysis.

City of Jacksonville, FL – DIA - Downtown Market Feasibility Analysis: Carlos served as the economic analyst and was responsible for data collection and analysis. He was the primary for the development of the economic model.

MNCPPC, VA – Prince George’s Plan 2035 (Evaluation 2019): Carlos served as the economic analyst and GIS specialist on MNCPPC’s Plan 2035’s evalution of progress against goals related to Countywide “Indicators of Success.” Willdan created a demographic and economic benchmarking dashboard to measure the success of key indicators and growth management goals.

City of Waco, TX – Comprehensive Plan Fiscal Impact Analysis: Carlos was the lead financial analyst in the preparation of a fiscal analysis that examined the implications of the City’s most recent Comprehensive Plan. To test the fiscal sustainability of the Comprehensive Plan, Willdan formulated prototype developments that captured the fiscal implications of several development patterns. The analysis measured the fiscal costs (such as police services) and revenues (such as property taxes) generated by development, with a range of development variables including development type and geographically specific policies (such as residential tax abatements in targeted areas).

Alameda Point Development Corporation, CA – Alameda Point Conceptual Financing Plan:

Carlos served as trhe financial analyst for the Alameda Point Development Corporation on a number of assignments related to the financing of infrastructure at Alameda Point, the feasibility of development, the financing of services, fiscal impacts and mitigation, and selection of developers.

City of Roseville, CA – Specific Plan Fiscal Studies: Supporting analyst for fiscal impact analyses of: Diamond Plaza Rezone, Paseo del Norte Rezone, and Hewlett Packard Area Rezone projects. The goal of each analysis was to determine the fiscal impact of the proposed land use change. The results of the analysis allowed the City to determine what kind of financial mitigation was needed from proposed new development under each new land use scenario to support City service standards.

Kern Council of Governments, CA – Regional Alternative Funding Program: Carlos served in the role of project manager for the establishment of Regional Alternative Funding Program for the County of Kern, which consisted of a deficiency analysis and nexus study to fund transportation projects in the County.

City of Riverbank, CA – Tax Sharing Program: Served as the lead financial analyst. Willdan reviewed the City’s tax sharing agreement and gathered tax sharing agreements and other data from a range of other jurisdictions. Willdan constructed a fiscal model based on a range of hypotheticals to estimate the net fiscal revenue the city receives from new development.

Economic Development Strategic Plan 10
City of Cudahy, CA
Education
Bachelor of Science,
Business/Marketing|
Florida Atlantic University
(in-progress)
A.A. | Palm Beach State
College, Boca Raton, FL
Certifications
Hospitality & Tourism
Management Certificate |
FAU Executive Education
Areas of Expertise
Business Development &
Client Relations
Project Management
Community Outreach &
Engagement
Business Attraction,
Retention & Expansion
Marketing, Advertising
and Digital/Social
Media/Public Relations
Event Planning,
Coordination, Execution
Professional Affiliations
Florida Redevelopment
Association
Travel and Tourism
Research Association
Life-long volunteer with
various Veterans
Organizations
Tracey Burghy
Project Director
Ms. Burghy brings small business and community engagement expertise, with the development of outreach plans for connecting and communicating with stakeholders and interested parties; as well as providing research analysis, redevelopment strategies, project management and logistics support.

Prior to Willdan, Ms. Burghy was the Business Development Manager for a Florida-based real estate economic development firm, where she was part of the executive team. She was instrumental in developing and executing the firm’s strategic business and marketing plans, including current business objectives and long-term goals.

In addition, Tracey also served as Project Manager for a variety of economic development, real estate, and redevelopment initiatives including economic development, marketing and CRA plan research, development, and implementation; real estate development and public-private partnerships; budgeting and finance; marketing/branding, special events, tourism, incentives, community engagement, and business attraction/retention.

Professional & Select Project Experience
Business Development, Redevelopment and Marketing/Branding  Project Management – Business Relations, Incentive Applications, Property Management, Contract Management, Tourism Product Development and Special Events  Coordination of Economic Development Initiatives with City Departments & Other Governmental Entities
 Community Engagement, Public Relations and Communications  Preparation of Various Quotes, Bids, Request for Proposals and Contracts  Marketing, Creative Design, Collateral Materials – Brochures, Sales/Marketing Package, Newsletters, Flyers, Digital and Social Media, Advertising, Conferences Select Projects
 City of Pinellas Park, FL - Economic Development Strategic Plan  City of Jacksonville, FL – DIA - Downtown Market Feasibility Analysis  City of Tamarac, FL - Developer Incentives Study
 St. Lucie County, FL - Treasure Coast International Airport - Freight Logistics Zone Study and Real Estate Conceptual Development Plans
 City of Miramar, FL - Historic Miramar Neighborhood Revitalization Strategic Plan  City of Miramar, FL - Real Estate Conceptual Development Plans  City of Miramar and City of Lauderhill, FL - Real Estate Advisory Services  RMA Real Estate Development - Site Redevelopment proposal for the former H.D. King Plant - Fort Pierce, FL (Private Developer Partnership)  City of Oakland Park, FL - Culinary Arts District Marketing, Implementation, Incentive Programs
 City of Oakland Park, FL - Prospect Plaza Façade Incentive Program  City of Oakland Park and City of West Palm Beach, FL - Wayfinding Signage Program  City of Pompano Beach, City of West Palm Beach, City of Dania Beach and City of Oakland Park, FL - Marketing/Branding Initiatives

Economic Development Strategic Plan 11
City of Cudahy, CA
Qualifications & References
Client References
City of Tamarac Economic
Development Strategic Plan
Lori Funderwhite
Economic Development Manager
7525 NW 88th Ave
Tamarac, FL 33321
Tel #: (954) 597- 3513
Email: [email protected]
City of Lancaster, TX Economic
Development Strategic Plan
Shane Shepard
Director of Economic Development
211 N. Henry St.

Lancaster, TX 75146Email
Tel: 972-218-1314
Email: [email protected]
City of Pinellas Park Economic
Development Market Analysis &
Strategies
Benjamin J. Ziskal, AICP, CEcD
Community Development
Administrator
City of Pinellas Park
6051 78th Avenue N
Pinellas Park, FL 33781
Tel: (727) 369-5680
Email: [email protected]
Project Examples
Project Name/Location Report Links
Economic Development Strategic Plan
City of Tamarac, FL
https://www.dropbox.com/s/fx9bkcdp872ime4/Tamarac%20Final%2 0EDSP_2018_05_16.pdf?dl=0
Economic Development Strategic Plan
City of Fort Lauderdale, FL
https://www.dropbox.com/s/b01tiu1kv5jvr7g/Fort%20Lauderdale%2 0EDSAP%20Exec%20Sum_2014.pdf?dl=0
Economic Development Strategic Plan
City of Miramar, FL
http://www.miramarfl.gov/DocumentCenter/Home/View/5611
Economic Development Strategic Plan
City of Lancaster, TX
https://www.dropbox.com/s/5q3rianq5vm94dn/Lancaster%20Econo mic%20Profile%20Report%20Draft_2018_10_02_v6.pdf?dl=0

Economic Development Strategic Plan 12
City of Cudahy, CA
Project Examples
Ci t y of Lancast er, T exas
Economic Development Strategic Plan
Willdan was retained by the City of Lancaster’s Department of Economic Development to formulate an Economic Development Strategic Plan including a review and prioritization of six pending Master Plans.

The objective of the plan is to create a growing tax base for the community of Lancaster through new business development, existing business retention and job creation, ensuring a financially sustainable City government and enhancing the overall quality of life for the citizens of Lancaster. Willdan conducted a detailed demographic, economic and real estate market analysis to evaluate the feasibility of new retail, industrial, hotel, office, and residential development in the City and to benchmark existing conditions against the site selection requirements of each sectoral target.

To achieve the City’s economic development goals and objectives, Willdan conducted stakeholder interviews with real estate developers, brokers, retail tenants and others to collect key data that would serve to inform the City’s marketing and branding plan to retain and attract business investment activity in the City. The implementation plan provided detailed action items and milestones to:
 Continue to Market Sites & Successes
 Promote Pro-Growth/Pro-Business Culture
 Collaborate with Regional Strategic Partners
 Implement Incentives Program Enhancements (Land Bank/TIF)  Implement Marketing & Branding Plan
Project Successes: The Director of Economic Development implemented the Industrial Business Retention & Expansion Program.

Lancaster reported the highest deal volume in 2020 with nearly 500 new jobs in 2021 and nearly 2,000 future jobs in development.

Services
 Stakeholder & Public Engagement
 Real Estate Analysis & PublicPrivate Partnership
 Fiscal/Economic Impact
Analysis
 Market Analysis
 Economic, Workforce &
Demographic Analysis
 Potential Development Scenarios
 Retail Attraction
Client Contact
Shane Shepard
Director of Economic Development
Tel #: 972-218-1300| Email:
[email protected]
 Report Link
 https://www.dropbox.com/
s/5q3rianq5vm94dn/Lancaster%20E
conomic%20Profile%20Report%20D
raft_2018_10_02_v6.pdf?dl=0

Economic Development Strategic Plan 13
City of Cudahy, CA
Ci t y of Tamarac, F lorida
Economic Development Strategic Plan
Willdan prepared the
City of Tamarac’s
Economic Development
Strategic Plan (the
Economic Development
Element of the City’s
Comprehensive Plan),
adopted in May 2018.

This planning effort was
funded by the Florida
Department of Economic
Opportunity and included the preparation of a baseline Data & Analysis Report; as well as identification and recommendation of potential citywide economic development incentive programs for business retention and recruitment that are applicable to five retail revitalization “Focus Areas” and citywide; a targeted business incubation strategy, formulation of a land bank policy; establishment of a public realm improvements (Placemaking) fund; and an implementation program and “economic dashboard” of benchmarking metrics to measure the success of strategies and initiatives.

To achieve the City’s economic development goals and objectives, Willdan conducted stakeholder interviews and a private bus tour sponsored by ULI - the Urban Land Institute - of Focus Areas with real estate developers, brokers, retail tenants and others to determine the market and regulatory conditions required to attract private redevelopment activity in the City’s most disinvested retail plazas.

This innovative public outreach process resulted in the assemblage and disposition of one site now undergoing mixed-use residential/retail redevelopment by Eden Multifamily.

The five-year plan envisions approximately $5 million of economic development investments supported by multiple sources of funding from the City’s General Fund, grants and other alternative funding opportunities allocated to each of the plan’s five-year implementation horizon.

Project Successes: The Economic Development Element
deliverable was named in the top 5 of more than 80 State of Florida Office of Economic Opportunity Grant submissions for the quality and tactical implementation plan. Willdan/RMA were subsequently hired to conduct a Developer Incentives Study to establish the City of Tamarac’s Developer Incentives Program, including guidelines and application process.

Services
 Stakeholder
Engagement
 Real Estate Analysis &
Public-Private
Partnership
 Retail & Small
Business Development
 Fiscal/Economic
Impact Analysis
 Affordable Housing
 Economic, Workforce
& Demographic
Analysis
 Commercial Area
Redevelopment Plans
Client Contact
Kathleen Gunn
Assistant City Manager
Tel #: (954) 597-3510 | Email:

[email protected]
Report Link
https://www.dropbox.com/s/
fx9bkcdp872ime4/Tamarac%
20Final%20EDSP_2018_05_16
.pdf?dl=0

Economic Development Strategic Plan 14
City of Cudahy, CA
Ci t y of Fort Lauderdal e, Flori da
Economic Development Strategic Action Plan
The City of Fort Lauderdale’s Sustainable Development Department retained Willdan to develop the City’s Five-Year Economic Development Strategic Action Plan. Following substantial community outreach including more than 100 individual stakeholder interviews and 7 public meetings, the Project Team produced an Economic Profile Report; an Economic Development Issues Identification and Prioritization Analysis; and an Economic Benchmarking Assessment comparing key statistical trends in Fort Lauderdale to nine competitive cohort cities.

To inform the policy recommendations resulting from the economic performance indicators, Willdan conducted substantial national case study research on best practices in transit-oriented development, business incubation/acceleration, and retail retention and recruitment. The results of these analyses directed the identification of 10 Economic Development Strategic Action Plan Initiatives related to entrepreneurial business development/job creation, retail recruitment and retention, small business loan funding, economic development placemaking, marketing/branding, public transportation/parking facility advocacy.

Implementation of the EDSAP is guided by an organizational and institutional assessment, a detailed annual funding plan, and an “Annual Economic Development Benchmarking Dashboard” to track progress in achieving the Plan’s targeted outcomes.

Project Successes: The Business Retention & Expansion
Program (BREP) initiative implemented from this EDSAP effort was subsequently awarded “Platinum BREP Program” of 2018 by the International Economic Development Council (IEDC).

Services
 Stakeholder & Public
Engagement
 Retail Attraction
 Convention Center Area
Planning
 Entrepreneurial & Tech
Innovation
 Peer Cities Case Study
Research &
Benchmarking
 Economic, Workforce &
Demographic Analysis
Client Contact
Jenni Morejon
President & CEO
Fort Lauderdale DDA
Tel #; (954) 463-6574 | Email:
[email protected]
Report Link
https://www.dropbox.com/
s/b01tiu1kv5jvr7g/Fort%20
Lauderdale%20EDSAP%20E
xec%20Sum_2014.pdf?dl=0

Economic Development Strategic Plan 15
City of Cudahy, CA
Additional Related Projects
City of Omaha, NE | Crossroads Redevelopment Area Market Analysis & TIF Feasibility Strategy Willdan Conducted a market feasibility study and an economic and fiscal impact analysis of the proposed Crossroads Mall Redevelopment Area. Evaluated the market conditions required for the Crossroads Mall site to attract a regional market based on the proposed market/merchandise strategy and mix of uses. Evaluated the economic and fiscal costs and benefits of the proposed redevelopment project to test the project's eligibility for City of Omaha Tax Increment Financing funds.

City of Kalispell, MT | Core Area Market Analysis & Economic Development Strategic Plan Willdan completed a market and financial feasibility analysis specific to the preparation of an economic development strategic plan related to the expansion of the City of Kalispell’s existing Tax Increment Financing District. The objective of this analysis was to fund the removal of existing freight rail line from the historic downtown Main Street area to a newly constructed rail-served industrial park.

The Willdan Team was responsible for developing high quality market and economic analytics to inform the final Implementation Plan and also supported a wide range of public outreach efforts throughout the year-long public planning effort for a community located at the gateway to Glacier National Park, a destination for more than three million tourists annually. The plan includes the installation of a two-mile linear park (currently under construction) and related community amenities, a business relocation and retention strategy, and a funding/financing implementation strategy to ensure successful implementation of the Kalispell Core Area Plan.

City of Taylorsville, UT | Commercial Center BRT, Master Planning + Revitalization Initiative To provide real estate and economic development analysis in support of the Taylorsville Commercial Center Revitalization Initiative, the City of Taylorsville engaged Willdan Financial Service (“Willdan”) as the real estate economics advisor to the KGRW & Associates LLC-led consultant team (the “Project Team”).

Willdan conducted extensive site visits and stakeholder interviews with 50+ key local and regional developers, investors, and strategic partners. The Project Team further collected market data from Esri Business Analyst (www.esri.com), The Retail Coach (www.theretailcoach.net) and local real estate professionals and brokerage organizations in the Salt Lake City regional market.

The research and analysis assembled demographic and real estate market trends, assets, and opportunities related to the Taylorsville Commercial Center’s ongoing investments in future Bus Rapid Transit stops and long-term TransitOriented Development policy objectives.

The City of Taylorsville is building upon prior planning studies to identify near- to medium-term tactical steps that may be undertaken by the City to catalyze private redevelopment and investment activity and achieve urban infill consistent with the community’s vision of a vibrant urban core.

City of Miramar, FL | Economic Development Strategic Action Plan Willdan was retained by the City of Miramar’s Department of Community & Economic Development to formulate an Economic Development Action Plan including a targeted Retail Retention & Recruitment Strategy to attract grocery and full-service dining tenants to priority redevelopment sites located in the Transit Oriented Corridor and the Miramar Town Center Areas.

Willdan conducted a detailed demographic, economic and real estate market analysis to evaluate the feasibility of new retail development in the City and to benchmark existing conditions against the site selection requirements of retail tenants. To achieve the City’s economic development goals and objectives, Willdan conducted stakeholder interviews with real estate developers, brokers, retail tenants and others to assemble key data that would serve to inform the City’s endeavors to market specific sites to retail tenants at the International Council of Shopping Center’s 2016 RECON event in Las Vegas, Nevada.

Economic Development Strategic Plan 16
City of Cudahy, CA
Recent & Similar Projects
The following is a representative listing of former and current Willdan clients, illustrating the experience and capabilities with similar projects and related services to successfully address the City’s economic development needs.

Economic Development Strategic Planning
Willdan is highly experienced in formulating Economic Development Strategic Plans, including visioning and extensive public engagement; preparation of Economic Development Profile Reports; identification and recommendation of potential economic development incentive programs for business retention and recruitment. Additionally, we conduct national research in conjunction with the IEDC best practices to develop entrepreneurial development and business incubation programs, a targeted industry growth strategy, and a retail redevelopment and recruitment strategy. The final Economic Development Strategic Action Plan includes an organizational and institutional assessment, staffing recommendations, and detailed multi-year funding recommendations to support plan implementation (grants and other alternative funding opportunities allocated to each of the plan year’s implementation horizon). Experience includes:
 Economic Development Strategic Plan, City of
Pinellas Park, FL (in final review process)
 Fort Lauderdale Economic Development Strategic
Action Plan, City of Fort Lauderdale, FL
 Roswell Old Municipal Airport Economic
Development Plan, Roswell, NM
 Alameda Point Conceptual Financing Plan,
Alameda Point Development Corporation, CA
 Tamarac Economic Development Strategic Action
Plan, City of Tamarac, FL
 Hunters Point Naval Shipyard, Lennar Corporation,
San Francisco, CA
 Lancaster Economic Development Strategic Action
Plan, City of Lancaster, TX
 Crossroads Redevelopment Area Market Analysis &
Tax Increment Financing Feasibility Strategy, City of
Omaha, NE
 Miramar Economic Development Action Plan, City of
Miramar, FL
 Miramar Historic Area Redevelopment & Infill
Strategy, City of Miramar Department of Planning &
Economic Development, Miramar, FL
 Belair Road Corridor Revitalization Market & Financial Feasibility Analysis, Baltimore Development
Corporation, Baltimore, MD
Redevelopment Analysis and Strategy
Drawing on extensive experience in real estate economics, public-private partnerships, public finance, pro forma analysis, fiscal impact and service plan analysis, and economic planning and strategy, Willdan is uniquely positioned to provide the full range of services in support of redevelopment analysis and strategy. We provide public clients with demographic, economic and market research in support of general plans, specific plans, and other policy initiatives.

On the private side, Willdan has advised clients on the planning process and assisted with preparing development applications and negotiations of land disposition agreements with municipalities. Experience includes:
 Kalispell Core Area Market Analysis and Economic
Development Strategic Plan, Kalispell, MT
 Miramar Historic Area Redevelopment & Infill
Strategy, City of Miramar Department of Planning
& Economic Development, Miramar, FL
 Crossroads Redevelopment Area Market Analysis
& Tax Increment Financing Feasibility Strategy,
City of Omaha, NE
 Downtown Austin Retail Revitalization Strategy,
Downtown Austin Alliance, Austin, TX
 Belair Road Corridor Revitalization Market & Financial Feasibility Analysis, Baltimore Development
Corporation, Baltimore, MD
 Miramar Town Center Retail Assessment, City of
Miramar Department of Planning & Economic
Development, Miramar, FL

Economic Development Strategic Plan 17
City of Cudahy, CA
 Hall Office Park Redevelopment Analysis and
Strategy, Frisco, TX
 McKinney National Airport Redevelopment Strategy,
McKinney, TX
Community Strategic Planning
In addition to Economic Development Strategic Planning, our team has extensive experience in developing and implementing community-wide strategic plans, providing our clients with a unique understanding of the interplay between economic development, community development, and overall municipal operations. Experience includes:
 Community Strategic Plan and
Implementation Guide, Missouri City, TX
 Community Strategic Plan and
Implementation Guide, Hutto, TX
 Community Strategic Plan and
Implementation Guide, Bismarck, ND
 Vision and Values Workshops and
Stakeholder Engagements, Argyle, TX
Real Estate Advisory Services and Market Analysis
With broad experience in public and private real estate development, our team serves as a development advisor to clients, providing initial and ongoing assessment of fiscal and financial feasibility of potential and proposed real estate projects from a range of vantage points. We routinely assist local government entities to evaluate the project costs and benefits in the context of public resource commitments (such as tax abatements, public property, public financing mechanisms, etc.) and inform site selection and public-sector risk assessments.

Willdan has conducted market analysis and feasibility studies for the full range of development projects, from mixeduse urban infill to industrial business parks. Willdan’s analysis takes a step beyond the traditional calculation of prices to understand economic and demographic trends, and how these will affect pricing and absorption in the short, medium, and long term. It is these trends that are key to understanding the financial feasibility and profitability of large-scale projects. Experience includes:
 Downtown Jacksonville Investment Authority
Market Feasibility Analysis (CRA Plan Update
2021), City of Jacksonville, FL
 Real Estate Market and Financial Feasibility of a
Multi-Use Redevelopment, Department of
Economic Development, Isle of Wight County, VA
 District of Columbia Comprehensive Housing
Strategy Task Force, District of Columbia Deputy
Mayor of Planning and Economic Development,
Washington, DC
 Public Asset Disposition Analysis, Niagara-Frontier
Transportation Authority (NFTA), Buffalo, NY
 Fields of Frisco Economic and Community
Development Strategy and Negotiation, Frisco, TX
 Germantown Station Transit Oriented Development
Market Analysis, Maryland National Capital Park &
Planning Commission, Montgomery County, MD
 Market Analysis for the DC Convention Center
Strategic Development Plan, DC Office of the Deputy
Mayor for Planning and Economic Development,
Washington, DC
 CityMarket @ O Street Tax Increment Financing
Application, Roadside Development LLC, Washington,
DC
 Frisco Pennant Park Development Strategy and
Negotiation, Frisco, TX

Economic Development Strategic Plan 18
City of Cudahy, CA
Fiscal and Economic Impact Analysis
Willdan has completed numerous assignments for public and private clients related to the economic and fiscal impact of development projects. Services have ranged from very simple “back of the envelope” calculations to assist in the framing of negotiations or planning, to extensive modeling of fiscal impacts for specific and general plans. Similarly, our evaluation of economic impacts has ranged from calculating the generation of jobs from descriptions of proposed projects to extensive modeling of direct and indirect impacts using commercially available modeling packages. We also provide demographic and economic studies in connection with specific plans, general plans, master plans, and other efforts. Experience includes:
 Waco Comprehensive Plan Fiscal Impact
Analysis, City of Waco, TX
 Homestead Downtown Revitalization Fiscal
and Economic Impact Analysis, City of
Homestead, FL
 Monterey Downs Fiscal & Economic Impact
Analysis, Monterey Downs, LLC, CA
 Los Gatos Business Park Fiscal & Economic
Impact Analysis, Los Gatos, CA
 Sales Tax Impact Analysis, Audit, and Reporting,
Frisco, TX
 Alameda Point Conceptual Financing Plan,
Alameda Point Development Corporation, CA
 Economic Consultant Services for the Former
Redevelopment Project Areas, including Pro Forma Review & Analysis, City of Oakland, CA
 Napa Pipe Specific Plan Analysis, Napa, CA
 Metropolitan Washington Airports Authority 2012
Economic Impact Study, Metropolitan Washington
Airports Authority, Washington, DC
 Economic Development and Sales Tax Impact
Analysis, Provence, TX
 Sales Tax Revenue Analysis and Financial
Modeling, Denton County Transportation Authority,
Lewisville, TX
Business Financing (Federal & State Grants/Loans)
Willdan as an organization offers substantial State and Federal grant writing and program management experience.

Various team members also have an extensive range of grant writing/administration experience. An example of Willdan’s integrated service offerings at the intersection of economic development, redevelopment and reuse planning, and infrastructure finance include a range of consulting services to assist local and regional jurisdictions to secure State and Federal grants to fund a variety of economic, infrastructure and sustainability/renewable energy goals and objectives.

Willdan has served as a grant writer for more than 139 municipalities across the United States, including in California, Alaska, Montana, and Wisconsin. Of the 100+ grants submitted for a total of $205 million in funding, 65% of requests were funded for a total of $66.4 million. The grant programs include, but are not limited to:
 Caltrans Active Transportation Program (ATP)
 SCAG Active Transportation Call for Proposals
 Highway Safety Improvement Program (HSIP)
 Federal Safe Route to School (SRTS)
 State Safe Route to School (SR2S)
 Local Road Safety Plan (LRSP)
 Affordable Housing and Sustainable Communities
 Metro Call for Projects
 Pedestrian and Bicycle Safety OTS Funding
 RAISE
 CNRA Recreational Trails and Greenways
 Systemic Safety Analysis Report Program (SSARP)
 Transportation Development Act Article 3
 TIGER
 Urban Flood Protection Grant
 Urban Greening Program

Economic Development Strategic Plan 19
City of Cudahy, CA
Smart Cities/Renewable Energy Infrastructure Financing
Willdan Financial Services frequently collaborates with Willdan Energy Services to provide market, financial feasibility, fiscal and economic impact, and cost-benefit analysis to inform Energy Districts, Smart Cities, Smart Campuses, and other local/regional master planning initiatives.

Additionally, Community Choice Aggregation is a program for local jurisdictions in California to procure electricity supply for, and develop energy resources to serve, jurisdictional customers. CCA programs are typically adopted to:
increase use of renewable generation; exert control over rate setting; stimulate economic growth, and lower rates to generate funds to reinvest in renewable energy sources.

Examples of renewable energy market and financial feasibility studies include:
 Cost-Benefit Analysis: City of San Diego Community Choice Aggregation Feasibility Study, San Diego, CA  Cost-Benefit Analysis: California Central Coast Tri-County Region (Santa Barbara, San Luis Obispo, and Ventura Counties, CA) Community Choice Aggregation (CCA) Program Feasibility Study, Central Coast, CA  Market Survey & Business Plan: Virginia Energy Efficiency Non-Governmental Organization Business Plan, Arlington County, VA
 Customer and Product Benchmarking Assessment, New York City Energy Efficiency Corporation (NYCEEC), New York, NY
 Cost-Benefit Analysis & Financing Plan: United States Trade & Development Agency/Middle Eastern Technical University (METU) Smart Campus Road Map, Ankara, Turkey

Economic Development Strategic Plan 20
City of Cudahy, CA
Project Understanding & Scope of Services
Project Understanding
Our team understands that the City of Cudahy is seeking consulting support to formulate the community’s first Economic Development Strategic Plan (EDSP) focused on formulating a tactical implementation and funding road map.

The tactical economic development strategic plan will be structured to provide the specific implementation steps needed to guide the City’s economic development policies, programs and investments over the next five years.

Cudahy needs a multi-year economic plan that will empower the city to define its vision, mission, and values to guide the City’s planning, zoning, and economic development priorities. The City’s retail landscape is evolving with regional trends including the accelerated emergence of the cannabis dispensary sector. To attract high quality investment and redevelopment activity, the City of Cudahy must strengthen its legal and regulatory guidance to strategically shape the character of redevelopment according to a shared community vision of the future established through a transparent process of building consensus and leadership.

The Willdan Team is excited about this opportunity to partner with City staff, City Council, and community leaders to achieve the City’s goal to bring land use to life by connecting the EDSP’s key recommendations to essential goals of the 2020 Comprehensive Plan. This Economic Development Strategic Plan will enable Cudahy to define the city’s identity and capture quality redevelopment investment within the Los Angeles region.

Where the Comprehensive Plan touched on the intersection of housing, infrastructure, connectivity, and redevelopment, an Economic Development Strategic Plan will define the tactical implementation steps needed to help Cudahy to move consistently towards its vision over the next five years with assigned accountabilities, monitoring and reporting.

Key Questions
Following our exploratory call regarding your primary economic development goals and objectives, we prepared these initial key questions to address over the course of the engagement:
 How can the City of Cudahy build consensus around a shared vision, mission and economic development goals for the next five years?
 How can the City of Cudahy achieve enhanced quality of life financed by an economy that can sustain it?  What are specific tactics recommended to implement the economic development policies and programs needed to advance the City forward in the context of resource constraints and the negative economic impacts of Covid 19?
 How can the City connect key infrastructure investments with priority redevelopment sites/corridors?  What is the City of Cudahy’s “it” factor? How can the City leverage the positive aspects of this community brand/identity to attract higher tax value business investment/operations?  What are the specific industries that should be targeted to elevate inclusion of business and investment stakeholders?
 How does the City’s existing economic development program compare with cities of similar business and demographic characteristics? What are best practices for new policies and programs that Cudahy should explore for adoption?
 What are recommended improvements to existing methodologies for tracking progress against economic development goals?
 Are there enhancements and additional measures the city should implement to continue this focus and/or should it develop additional areas of concentration?

Economic Development Strategic Plan 21
City of Cudahy, CA
Communication Plan
The project director/lead, Molly, is responsible for managing all client communications, meetings, and presentations with time management support provided by Asana, an on-line project management software tool.

Molly will keep the project on track with a bi-weekly status update call that will include an agenda detailing progress against goals and any red flags due to missing data or challenges in connecting with key targeted stakeholders.

Planning and preparations for presentations will also be managed through the same process, allowing for extra time for internal review and comment from the client team. It is Molly’s responsibility to initiate communication with the City of Cudahy Project Manager and to be a single point of contact for the City’s stakeholders throughout the life of the engagement.

Community Engagement
Our team is skilled in genuine community engagement with all types of internal and external stakeholders to build consensus around priorities and catalytic strategies as a critical component in supporting decision-making and developing a unified plan of action.

We are dedicated to the communities we serve, and through extensive consensus building, our proposed strategic plans and programs are accepted by staff and elected officials. Much of our success in developing impactful programs and studies is due to our proactive outreach in meeting with a wide variety of citizens, business and property owners, stakeholder groups, staff, and elected officials.

Willdan takes the time to engage and educate the community on the ground through a series of targeted public engagement tactics that are structured to meet the needs of the City of Cudahy.

These tactics may include community events, charrettes, public workshops, stakeholder/group meetings, surveys, digital and social media outreach, targeted collateral, and direct mail. Through the establishment of an internal working group or steering committee specific to economic development goals, our team ensures that we engage all of the people whose voices must be heard for the plan to be legitimately inclusive.

The public engagement, focus groups, surveys, and other communication mechanisms will be organized to facilitate genuine and specific feedback for City staff and elected officials. We don’t jump to conclusions. We gather the facts and evidence to inform a community- and market-driven approach to formulating economic development initiatives.

A public engagement and communications plan will be developed with input and guidance from City Staff. A minimum of three workshops or focus groups and one general input session with staff, economic development
partners, and program participants will be conducted.

The public process will include collecting data from businesses, economic partners, stakeholders, city staff, city leaders, elected officials, and any other identified key group to ensure the success of all tasks. Focus groups, interviews, online
surveys/polls (via www.Sli.do), and other research
methodologies may be used as appropriate.

Inclusive Community
Investment
Inspired, invested strategic
partners and stakeholders are
the driving force behind
communities that set their vision
and advance forward to meet the
future.

Economic development policies
and programs crafted with broad
consensus will empower the
Cudahy community to make
public investments intentionally
and with maximum positive
impact

Economic Development Strategic Plan 22
City of Cudahy, CA
Scope of Services
The following section provides a detailed discussion of the Willdan Team’s proposed plan and methodology to accomplish the Scope of Services.

Task 1: Project Kick-Off & Management
Key Deliverables:
 Kick Off Meeting
 Public Engagement & Communications Plan Outline
 Project Management Plan
 Bi-Weekly Status Update Calls with Director of
Economic Development
To ensure effective decision-making coordination, Willdan will partner with the City to provide faciliatory and technical support. Willdan understands that the City will render all final decisions in preparation and adoption of the Strategic Plan.

The Willdan Team will undertake a project kick-off meeting and execute a Project Management Plan that refines the scope and directs the research, analysis, stakeholder outreach/community engagement, and communications throughout the engagement.

A public engagement and communications plan will be developed with input and guidance from City Staff. Focus groups, interviews, surveys, and other research methodologies may be used as appropriate. A minimum of three consensus building workshops or focus groups and one general input session with staff, elected officials, economic development partners, and other stakeholders will be conducted. Willdan will provide weekly or bi-weekly project status updates with the City Manager or designee as requested.

Task 2: Data Collection Interviews & Initial Site Visits Key Deliverables:
 Stakeholder Interview Tracker  Site Visit Findings Memo Following the kick-off meeting, our Team will undertake initial data collection interviews with key stakeholders to be identified by the City of Cudahy including, but not limited to:
 City of Cudahy Staff & Elected Officials
 EDSP Steering Committee
 Cudahy Chamber of Commerce
 Los Angeles County Small Business Development
Center
 Los Angeles Economic Development Corporation
 ULI-the Urban Land Institute Los Angeles District
Council Diversity, Equity & Inclusion Initiative ViceChairs  Others, to be determined
To prepare for these initial interviews, Willdan will specifically review the 2020 Cudahy Comprehensive Plan and other prior planning/market studies, economic data, and any other relevantstudies, plans or policies. Willdan will collect any local, regional, state, and/or national data still needed or missing.

Based on background review and discussions with the initial stakeholders, we will develop an approach for outreach to other external stakeholders for data collection purposes. Willdan will also conduct site visits throughout the City to identify opportunities and challenges related to City brand identification and real estate investment/development.

Economic Development Strategic Plan 23
City of Cudahy, CA
Task 3: Demographic & Economic Profile Report
Key Deliverables/Meetings:
 Demographic & Economic Profile Report
 Backup Data Files
 Internal Draft Review Session
(City & Steering Committee)
The purpose of this analysis is to identify opportunities for economic diversification and growth. Willdan will research and analyze key demographic and socioeconomic data, labor force characteristics, sales tax revenue, and other relevant economic data according to industry standards established by the International Economic Development Council and ULI-the Urban Land Institute.

Utilizing available data from Esri Business Analyst, the Cudahy Chamber of Commerce, Placer.ai, and other relevant sources, our team will prepare a baseline demographic and economic profile that analyzes trends (2011-2021) and projections (2021-2026) in the City, County, and regional markets.

These trends and projections will inform an order-of-magnitude estimate of future demand for residential, retail, office, and hotel space in the Real Estate Market Analysis based on the following variables:
 Population, households
 Average/median household income
 Age segmentation
 Income segmentation
 Educational attainment
 Housing starts
 Average home values
 Migration patterns
 Regional economic,
entrepreneurial and intellectual
property activity
 Labor Inflow/Outflow
 Workforce Trends
Willdan will present the preliminary findings of the baseline Demographic & Economic Profile Report to the City and Steering Committee at an interim work review session to validate conclusions and solicit feedback on how the findings connect to the City’s key economic development objectives.

Task 4: Stakeholder Engagement
Key Deliverables:
 Communications & Outreach Plan
 EDSP FAQ/Flyer
 Draft Survey Tools
 Survey Tracking Tool
 Memorandum of Survey Results
Working with Economic Development staff and the Steering Committee, Willdan will formulate and execute a modern and inclusive public and private stakeholder engagement strategy, including the creation of digital marketing assets. Willdan will utilize a variety of outreach methods to reach +/- 100 stakeholders, including:
 Communications plan and schedule with type of engagement and timeline (drafted with guidance from the Client Team)
 Face-to-face interviews (individual/focus groups/open house)  Print, digital, and social media outreach collateral (i.e., Economic Development Strategic Plan FAQ/Flyer)
 Custom-built electronic survey via Sli.do with three to five key questions (drafted with guidance from the Client Team), structured to collect metrics that will serve to assess community and business values/needs

Economic Development Strategic Plan 24
City of Cudahy, CA
 Survey tracking tool to identify targets, manage contact information, and routinely prioritize interviews at bi-weekly status update calls throughout the engagement The target interview list will include a broad representation of local community, business and government leaders who may be strategic partners, developers, researchers, developmental agencies, civic leaders, and others to be identified at the kick-off meeting and throughout the remainder of the engagement.

Task 5: Real Estate Market Analysis
Key Deliverables:
 Draft Market Analysis Report
 Draft Future Retail Development Targets &
Recommended Implementation Strategies
 Draft Findings Review Work Session
 Supporting Data Files
The Willdan Team will collect primary data from local/regional developers/brokers (further supported by Willdan’s real estate data subscriptions such as CoStar, Esri Business Analyst, Placer.ai) to identify and assess redevelopment opportunities and blight mitigation candidates within targeted sites and commercial corridor(s). The real estate market overview will profile supply and demand for mixed-use residential and retail/dining/entertainment uses including the following variables (subject to readily available data):
 Rent per square foot
 Vacancy rates Sales price per square foot
 Absorption rates per month
 Retail Sales productivity rate per square foot
 Land value per acre
 Construction costs per square foot (if available)
 Placer.ai retail spending/trade area data
Retail Site Identification: The market analysis will include a deeper exploration of the City of Cudahy’s retail opportunities by assessing existing centers, sites and districts in the context of gaps/opportunities while also informing municipal land-use policy and reinvestment priorities. Willdan’s primary data collection approach relies on personal developer/broker contacts.

Covid 19 Recovery: Willdan will also integrate our forward-looking insight into the retail industry's evolution and its ongoing involvement in revitalization / Covid 19 recovery efforts across North America to ensure that the City’s economic development policies are realistic and market driven.

Retail Stakeholder Outreach: Willdan will conduct outreach to existing and targeted retailers/brokers to profile how the retail development and leasing communities think, what motivates them, and how they might be more constructively engaged in investing in the City of Cudahy.

Retail Attraction Strategies: These findings will inform a draft list of retail/dining/entertainment development target sites and program concepts derived from optimizing land use recommendations in the Comprehensive Plan and identified market opportunities.

Implementation Plan Recommendations: Together with our informed understanding of the developer/owner/tenant's perspective of what drives market feasibility, the market analysis will serve as a foundational element of the economic development strategic plan’s near- to mid-term action steps.

Preliminary recommendations regarding specific development sites and product types (i.e., target industries, product types, brands, and/or companies) and associated implementation strategies will be presented at the Task 6 Consensus Building Workshop with the City and Steering Committee.

Economic Development Strategic Plan 25
City of Cudahy, CA
Task 6: Economic Development Consensus Building Workshop Key Deliverables:
 Workshop Outreach Plan & Draft Agenda
 Consensus Building Workshop Briefing
Book
 Draft Economic Development Strategic
Plan Objectives & Initiatives
The Willdan Team will plan and facilitate an economic development consensus building work session (or series of sessions over two days) with the City and the EDSP Steering Committee to share the results of all prior research, market analysis, stakeholder interviews/surveys, and site evaluations. Willdan will prepare a Workshop Briefing Book to guide the group brainstorming through the following key economic development initiatives:

Vision, Mission and Values Statement: The Workshop(s) will be kicked off with an introductory session focused on building consensus around the community’s economic development vision, mission, and values.

Advance planning for this session could include circulating draft concepts to allow for internal discussion prior to the group setting.

City Brand Identity & Redevelopment Opportunities: Constraints and opportunities matrix of commercial corridor redevelopment sites and recommended programming to define the top five to 10 ranked special redevelopment projects that would serve to enhance Cudahy’s sense of place and community pride.

The Work Session will focus the discussion around the feasibility and relative economic impacts of specific anchor/gateway sites and development types (building density/character, target industries, and retail types/brands). We will also explore potential P3 implementation strategies and industry requirements for site development.

Recommended Policies & Implementation Strategies: Ranking of a master list of development targets, based on optimizing the land use as recommended in the Comprehensive Plan and based on identified Market Analysis opportunities Willdan will present a draft list of the top 10 economic development policies/programs and the associated resources required to follow through with implementation of the plan.

Talent Attraction and Workforce Development Strategies: Ranking of an initial list of strategies to develop specific quality of life amenities, residential assets, educational initiatives, training opportunities and/or other methods of attracting and retaining targeted workforce.

Business Retention and Expansion Program Improvements: Presentation of an evaluation of the current Business Retention and Expansion program activities and recommendations to further retain and expand existing businesses.

Small Business Development and Entrepreneurship Programs: Presentation of the results of an electronic survey related to the needs of the business community to achieve inclusive growth, including gaps in the current startup business environment and recommendations to overcome identified gaps Willdan will prepare a summary memorandum of findings at the conclusion of the consensus building workshop for review and comment by the Director of Economic Development and Steering Committee.

Economic Development Strategic Plan 26
City of Cudahy, CA
Task 7: Final Economic Development Strategic Plan and Public Presentations Key Deliverables:
 Draft Economic Development Strategic
Plan Objectives & Initiatives
 Final Economic Development Strategic
Plan
 Review and Comment Work Session
 PowerPoint Presentation
Following the City’s review and comment on the results of the consensus building workshop, the Project Team will issue a revised draft a prioritized list of up to ten Economic Development Strategic Plan strategies/tactics organized by an annual implementation plan.

These strategies will be specific, measurable, attainable, relevant, and time-bound (SMART). The following questions, among others, will be discussed during the Workshop:

1. What is the Strategic Plan’s Vision Statement? What do we need to accomplish over the next three to five years to arrive where we want to be in the next 10 to 20 years?

2. What are the Strategic Plan’s goals, objectives and action steps each year over the next five years?

3. Who is responsible for implementation of each strategy? Who are the City’s key strategic partners required to successfully implement each strategy? What are these partners’ roles, responsibilities and financial/other commitments?

4. What are the expected outcomes of each strategy (qualitative and quantitative)?

5. What are the ongoing monitoring and reporting benchmarks needed to measure the successful implementation of each strategy? What is the source of the data for these benchmarks? Who is responsible for collecting and analyzing the EDSP benchmarking data throughout plan implementation?

6. What marketing practices and communication tools can be employed by the city to achieve its economic development goals and objectives? What brand awareness programs can be implemented and what is the estimated cost over the next five years?
The EDSP will provide recommendations for existing/new economic development programs and policies over the next five years for the following key initiatives:
 Economic Development Policy Framework & Organizational Plan  Vision, Mission and Value Statements: Definition of the desired future state of the City; mission and value statements; associated economic development goals and objectives that tie to the plan’s recommended strategies/initiatives.
 Organizational and Institutional Framework: Summary of staff resources required to implement each element of the plan; reporting mechanisms; and other required resource commitments to be determined by the Director of Economic Development and approved by the City Manager and Council.  Community Partnership and Capacity Building: List of identified strategic partners and specific resources (including contact information) leveraged from other regional planning efforts, including the use of other available federal funds, private sector resources, and state support which can advance the City’s EDSP goals and objectives.
 Community Marketing/Brand Awareness Strategies: Specific tactics to integrate the EDSP’s new policies and programs into the City’s ongoing marketing and branding initiatives to inform messaging and identify communications tools targeted for economic development.

Economic Development Strategic Plan 27
City of Cudahy, CA
 Integration with Existing City Initiatives: Identified connections to relevant recommendations set forth in the various existing plans.
 City Brand/Identity & Placemaking: Tactical recommendations to achieve brand recognition through activation of public gathering spaces and linking key public assets/events to specific EDSP strategies.  Real Estate Redevelopment Strategies:
o A tactical plan that addresses targeted special districts or commercial corridors that are prime for redevelopment or future development which would boost economic development. o List of future (new) developments targets by type based on an aggregated EDSP analysis and its integration with the Cudahy Comprehensive Plan.
o Identification of conditions, changes or initiatives that could facilitate redevelopment consistent with the identified targeted industries and potential locations. o Hypothetical redevelopment programs (up to three) to market the real estate investment opportunities.  Land Use & Infrastructure Recommendations: The plan will profile high-level changes in land use and/or zoning (i.e., architectural design guidelines) that could facilitate achievement of the desired economic development objectives in relationship to the identified targeted industries and potential locations, especially with respect to:
o Supportive land use regulations for development/redevelopment activity o Strategies to catalyze redevelopment activity
 Infrastructure Funding Plan: Recommendations for public investment in targeted infrastructure improvements to attract private investment.

Final Economic Development Strategic Plan & Project Closeout The Willdan Team will compile the results of the study and a description of the individual tasks and activities in a final consolidated report provided in a bound original and electronic format.

Following input from the Client Team, we will prepare a final PowerPoint presentation that will summarize the goals and objectives of the study, methodology and approach, key findings, and the key elements of the Economic Development Strategic Plan
We will deliver the final presentation to the Director of Economic Development, the Steering Committee and City Council to solicit feedback and make any final revisions to the report document.

At the request of the City, the Willdan Team will deliver a final public presentation summarizing the EDSP Implementation Plan requirements and the next critical steps for how the staff and stakeholders should proceed to advance the plan’s adoption.

Copies of all pertinent work product (i.e., survey results, interview transcripts, market data, etc.) shall be provided with the final report.

Willdan will provide bound paper copies [number to be determined during project kick-off], a PDF, and separate electronic files of all maps, tables, figures, pictures, and appendices.

Economic Development Strategic Plan 28
City of Cudahy, CA
Task 8: Funding Plan and Implementation Dashboard (Optional) Willdan is available to provide additional economic development implementation plan services that would expand the high-level (2-4 page) implementation plan submitted as part of Task 7 to a more detailed approach that would include the following elements:
 Funding Plan: What are the target fundings sources (City, County, State, Federal, other external strategic partners?) and what will it take to secure the funding? How are the funding sources tied to specific uses of funding (capital, operating, staffing, other) each year over the next five years?  Implementation Dashboard: Target/estimated time frames/deadlines for completion of action items by phase and year; recommendations for tracking progress annually, including recommended metrics and reporting measures.
 Benchmarking Metrics: Expected growth across sectors (number of new businesses, expanded businesses, square feet, gross sales, or other); vacancy rate targets (retail, office, industrial); protection against recession (diversified tax base, jobs/housing balance).

Economic Development Strategic Plan 29
City of Cudahy, CA
Quality Assurance / Quality Control Process
Our Willdan Quality Assurance / Quality Control Process will guide the project team’s approach. Our quality control program is incorporated as a required element of Willdan’s day-to-day activities. There are three levels of reviews incorporated for our deliverables:
1) Peer review
2) Project Manager review
3) Final Quality Assurance
Manager review
Peer reviews involve one analyst
reviewing the work of another,
while project manager reviews
are conducted prior to delivery to
the quality assurance manager.

The quality assurance manager
then performs a final review. This
ensures that our final product has
been thoroughly evaluated for
potential errors; thus, providing
quality client deliverables, and high levels of integrity and outcomes.

The primary mission of our quality control plan is to provide staff with the technical and managerial expertise to plan, organize, implement, and control the overall quality effort, thereby ensuring the completion of a quality project within the time and budget established. The Willdan Team will work to ensure that these elements are strictly adhered, so that our quality assurance objectives and proper identification of costs are achieved.

Quality Assurance Goals
Goal Point of Contact Task
Quality Assurance/
Control Process
James Edison
[email protected]
(510) 832-0899
Molly McKay
[email protected]
(202) 510-0511
 Establish a set of planned and systematic actions for maintaining a high level of quality in the professional services performed
 Emphasize quality in every phase of work
 Ensure efficient use of resources
 Establish a consistent and uniform approach to the services performed
 Implement appropriate quality control measures for each work task of the project
Quality Control Plan
 Contract deliverables
 Specific quality control procedures
 Special quality control emphasis
 Budget and manpower requirements
 Overall project schedule and budget
 Project documentation requirements

Economic Development Strategic Plan 30
City of Cudahy, CA
Project Schedule
Project Month – 2022
Project Week 3/7 3/14 3/21 3/28 4/4 4/11 4/18 4/25 5/2 5/9 5/16 5/23 5/30 6/6 6/13 6/20 6/27 7/4 7/11 7/18 7/25 8/1 8/8 8/15 8/22 9/1 9/8 9/15 9/22 Task 1: Project Kick Off & Management ❶
Task 2: Data Collection Interviews & Initial Site Visits ❷  ◊ ◊ ◊ Task 3: Demographic & Economic Profile Report ❸ ◊ ◊ ◊
Task 4: Stakeholder Engagement ❹  ◊ ◊ ◊
Task 5: Real Estate Market Analysis ❺ ◊ ◊ ◊
Task 6: Consensus Building Workshop ❻ ◊ ◊ ◊
Task 7: Final EDSP & Public Presentation ❼ ◊ ◊ ◊ ◊ ◊
❶ Project Kick Off & Management Start Date
❷ Data Collection Interviews & Initial Site Visits Start Date ❸ Demographic & Economic Profile Report Start Date
❹ Stakeholder Engagement Start Date
❺ Real Estate Market Analysis Start Date
❻ Consensus Building Workshop Start Date
❼ Final EDSP & Public Presentation Start Date
On-Site: Project Kick-Off & PMP, Site Visits, Data Collection Interviews On-Site: Internal Review Sessions/External Workshops
On-Site: Public Presentations
◊ Draft/Final Deliverable
◊ Client Review/Comment
Economic Development Strategic Plan Project Schedule
March April May June July August September

Economic Development Strategic Plan 31
City of Cudahy, CA
Cost Proposal
Willdan is available to perform the requested services for an all-inclusive fee of $42,440 according to the proposed task-based breakdown of hours and fees by task and team member on the following page (Schedule of Fees Breakdown).

The proposed budget is presented as a menu of options and Willdan is available to discuss scope and fee modifications to meet the needs of the City of Cudahy. The project budget may be further refined during Task Order negotiations.

Note that the optional Task 8: Detailed Implementation & Funding Plan may be delivered upon request for an additional fee of $15,000 (or approximately 76 total staff hours based on a weighted average labor rate of $175).

The following Consultant Fee Schedule of hourly rates is also presented. Willdan is available to undertake additional economic development support services upon request on an hourly time and materials basis.

Hourly Rates
Willdan Financial Services
Hourly Rate Schedule
Position Hourly Rate
Group Director $250
Managing Principal $240
Principal Consultant $210
Senior Project Manager $185
Project Director $165
Senior Project Analyst $135
Senior Analyst $125
Analyst II $110
Analyst I $100
Out of Pocket Expenses
Willdan’s out-of-pocket expenses are typically included in fixed-price contract budgets. Extraordinary reimbursable expenses will be submitted for Client authorization prior to billing. Charges for meeting and consulting with counsel, the City, or other parties regarding services not listed in the scope of work above will be at our then-current hourly rates.

Economic Development Strategic Plan 32
City of Cudahy, CA
Schedule of Fees Breakdown
Principal in
Charge
Project Director &
Economic
Development
Strategist
City Planning
Advisor
Economic &
GIS Analyst
Community
Engagement &
Branding
Strategist
J. Edison M. McKay S. Lopez C. Villarreal T. Burghy
Hourly Billing Rates $ 240 $ 200 $ 219 $ 185 $ 165
Task 1: Project Kick Off & Management 2 4 2 2 2 12 $ 2,418 6% Task 2: Data Collection Interviews & Initial Site Visits 4 16 4 0 0 24 $ 5,036 12% Task 3: Demographic & Economic Profile Report 2 8 0 20 0 30 $ 5,780 14% Task 4: Stakeholder Engagement 4 8 4 0 24 40 $ 7,396 17% Task 5: Real Estate Market Analysis 2 16 2 24 8 52 $ 9,878 23% Task 6: Consensus Building Workshop 4 8 4 0 4 20 $ 4,096 10% Task 7: Final EDSP & Public Presentation 4 16 4 8 8 40 $ 7,836 18% Total Labor Hours 22 76 20 54 46 218 100%
Budget by Personnel $5,280 $15,200 $4,380 $9,990 $7,590 100% Percent of Professional Fees 12% 36% 10% 24% 18%
Total Fixed Price Fee $ 42,440
SCHEDULE OF FEES % of Total Total Hours
by Task
Total Cost by
Task

27368 Via Industria, Suite 200
Temecula, CA 92590
800.755.6864 | Fax: 888.326.6864
www.willdan.com

“Serving The People” "Sirviendo A La Comunidad"
Staff Report
04/19/2022 Page 1 of 2

STAFF REPORT
Date: April 19, 2022
To: Honorable Mayor/Chair and City Council/Agency Members From: Alfonso Noyola, City Manager/Executive Director
By: Joshua Calhoun, Finance Director
Subject: Approval of the Local Agency Investment Fund (LAIF) for the Month of March 2022

RECOMMENDATION
The City Council is requested to approve the Local Agency Investment Fund (LAIF) Report for the month of March 2022 in the amount of $11,193,407.44.

BACKGROUND

1. In 1955, the Pooled Money Investment Account (PMIA) started. LAIF became part of the PMIA. The oversight is provided by the Pooled Money Investment Board (PMIB) and an inhouse Investment Committee. The PMIB members consist of the State Treasurer, Director of Finance, and State Controller.

2. In 1977, LAIF was created as a voluntary program by Section 16429.1 et seq. of the California Government Code. The program was intended to be used as an investment alternative for California's local governments and special districts. The LAIF continues today under State Treasurer Fiona Ma's administration.

3. On March 1, 2022, the balance in LAIF was $11,193,407.44 (See Attachment).

4. On March 31, 2022, the balance in LAIF was $11,193,407.44 (See Attachment).

ANALYSIS
The voluntary program offers local agencies the opportunity to participate in a major portfolio, which invests hundreds of millions of dollars, using the investment expertise of the State Item Number
14C

“Serving The People” "Sirviendo A La Comunidad"
Staff Report
04/19/2022 Page 2 of 2

Treasurer’s Office investment staff at no additional cost to the taxpayer.

All securities are purchased under the authority of Government Code Section 16430 and 16480.4. The State Treasurer's Office takes delivery of all securities purchased on a delivery versus payment basis using a third-party custodian.

Cudahy Municipal Code Section 3.04.080 indicates, "Except as otherwise provided, no warrant shall be drawn or evidence of indebtedness issued unless there shall be at the time sufficient money in the treasury legally applicable to the payment of the same."

CONCLUSION
Once the City Council approves the current LAIF, the ending balance of $11,193,407.44, this balance may be relied upon when determining whether or not there are sufficient funds available to pay demands and payroll as required by Cudahy Municipal Code Section 3.04.080.

FINANCIAL IMPACT
None

ATTACHMENT
A. Local Agency Investment Fund (LAIF) Balance

LOCAL AGENCY INVESTMENT FUND
General Account - City #98-19-225
Beginning Balance as of March 01, 2022 $ 11,193,407.44
LAIF Interest earned 0
Transfer from City operating account 0
Transfer to City operating account 0
Ending Balance as of March 31, 2022 $ 11,193,407.44
Attachment A Page 93 of 320
Blank Page

“Serving The People” "Sirviendo A La Comunidad"
Staff Report
04/19/2022 Page 1 of 2

STAFF REPORT
Date: April 19, 2022
To: Honorable Mayor/Chair and City Council/Agency Members From: Alfonso Noyola, City Manager/Executive Director
By: Joshua Calhoun, Finance Director
Subject: Approval of the City Demands and Payroll Including Statement of Investment for the Month of March 2022

RECOMMENDATION
The City Council is requested to approve the Demands and Payroll in the amount of $1,114,196.44 including the Statement of Investments for the month of March 2022.

BACKGROUND

1. On December 13, 1993, Ordinance 476 was adopted and codified as Cudahy Municipal Code Section 3.04.080 indicating, "Except as otherwise provided, no warrant shall be drawn, or evidence of indebtedness issued unless there shall be at the time sufficient money in the treasury legally applicable to the payment of the same."

2. In March, the following demands and payroll have been completed by the Finance Department:

Demands $ 867,454.10 (Attachment A)
Payroll Warrants $ 158,485.87 (Attachment B)
$ 88,256.47 (Attachment B)
Total: $ 1,114,196.44

ANALYSIS
The Check Register Report (Attachment A), Payroll Warrants including payroll taxes and insurance premiums (Attachment B), Statement of Investment (Attachment C) indicate that the cash and investment balance was sufficient for disbursements for the month, a summary Item Number
14D

“Serving The People” "Sirviendo A La Comunidad"
Staff Report
04/19/2022 Page 2 of 2

of cash received and disbursed by month during Fiscal Year (FY) 2021-22 (Attachment D), and a summary of cash received and disbursed by month during FY 2020-21 (Attachment E).

Cudahy Municipal Code Section 3.04.070 indicates, "...Budgeted demands paid by warrant prior to audit by the council shall be presented to the council for ratification and approval..."

CONCLUSION
The Finance Director certifies to the accuracy and availability of funds for payment. A Demand/Warrant Register has been submitted to the City Council for approval in accordance with Cudahy Municipal Code Section 3.04.070.

FINANCIAL IMPACT
The Cash and Investment Report by Source (Attachment C) indicates that there are sufficient funds within the City’s holdings to meet the City’s cash flow requirements.

ATTACHMENTS
A. Accounts Payable Check Register Report.

B. Payroll Warrants including payroll taxes and insurance premiums C. Statement of Investments
D. Summary of Cash Receipt / Disbursement by Month FY 2021-22 E. Summary of Cash Receipt / Disbursement by Month FY 2020-21

City of Cudahy
Check Register Report
Check
Date
Check
Number
Status Amount
BANK:

Vendor
Number Vendor Name Check Description
WELLS FARGO BANK Page: 1
Time: 5:11 pm
Date: 04/11/2022
Void/Stop
Date
Reconcile
Date
WELLS FARGO BANK Checks
52694 03/02/22 Printed 2378-3 8330 ATLANTIC AVE INC Fuel for City Vehicles 02/01/22 to 1,421.00 02/20/22
52695 03/02/22 Printed 0001 AAA BURGLAR ALARM CO, New Alarm Clara Park Rec Offic Account# 1,192.00 1007
52696 03/02/22 Printed 1778 ALL CITY MANAGEMENT School Crossing Guard Services 01/23/22 2,964.00 - 02/05/22
AMAZON CAPITAL SERVICES, 327.37
INC.
52697 03/02/22 Printed 10640 Supplies 02/9 - 02/24/22 Accnt# ALK0BMX27WYXQ
52698 03/02/22 Printed 10428 AMERICAN SOCIETY OF 2022 Membership ASCE Member # 300.00 983778
AT & T LONG DISTANCE 42.39

SERVICE
52699 03/02/22 Printed 9966 Long Distance 323-771-2072 Acct# 018 087 5708 001
CENTRAL BASIN MUNICIPAL 14.51
WATER
52700 03/02/22 Printed 4546 Recycled water Tier 1 December 2021 52701 03/02/22 Printed 0186 COUNTY OF LOS ANGELES Housing Costs January 2022 4,073.66 COUNTY OF LOS ANGELES 2,275.29

IND WAST
52702 03/02/22 Printed 1206 Project W0302010 Billing Through Jan 2022
DAPEER, ROSENBLIT & 857.50
LITVAK
52703 03/02/22 Printed 10005 Municipal Code Enforcemnt Serv Period:
01/20/22 to 01/31/2
FIESTA TAXI COOPERATIVE 638.40
INC.
52704 03/02/22 Printed 10581 Senior Meal Delivery Services January 2022
HOME DEPOT CREDIT 1,419.91

SERVICES
52705 03/02/22 Printed 2724 Acct#6035 3225 0024 3625 Billing from 02/03 - 02/24/22
52706 03/02/22 Printed 10678 ISABEL VALDEZ Refund for PreSale Inspection Due to 255.00 Covid 19 Restrictions
52707 03/02/22 Printed 10677 J.P.M. GLASS CO. Glass Top for City Mgrs desk 1,152.68 LA COUNTY SHERIFF'S 345,343.10

DEPARTMENT
52708 03/02/22 Printed 0197 Law Enforcement Services 01/01/22 to 01/31/22
52709 03/02/22 Printed 10655 LUIS AGUILAR Decals for City hall main door 180.00 NATIONWIDE 8,924.56

ENVIRONMENTAL
52710 03/02/22 Printed 7014 Streets/Park Sweeping January 2022 52711 03/02/22 Printed 10436 ONTARIO REFRIGERATION 01/31/22 - 03/31/22 Service on 01/25/22 596.61 52712 03/02/22 Printed 10586 QUADIENT LEASING Cust# 01016377 11/19/21 - 02/18/22 235.74 52713 03/02/22 Printed 2802 SAM'S CLUB Purchases from 02/02 to 02/17 Acct# 3,950.01 ending in 1921
52714 03/02/22 Printed 0069-3 SIEMENS MOBILITY, INC. Street Light Call Outs 01/22 Cust# 4,649.13 30464944
SO CAL COMPTON PIPE 341.64

SUPPLY CO
52715 03/02/22 Printed 10514 Meter Covers Sales Order# 2807 2/8/22 52716 03/02/22 Printed 0071-1 SO CAL GAS 7810 Otis Ave- 01/12 to 02/14 Account# 33.58 041 883 6870 0
52717 03/02/22 Printed 0071-1 SO CAL GAS 4835 Clara St - 01/11 to 02/10 Account# 148.52 073 000 7400 7
52718 03/02/22 Printed 0071-1 SO CAL GAS 5220 Santa Ana -01/14 to 02/15 Account# 69.17 016 800 7800 1
SOUTHERN CALIFORNIA 3,352.00
EDISON
52719 03/02/22 Printed 0070 Account# 700253825503 12/10 to 01/19/22
SOUTHERN CALIFORNIA 17,249.54
EDISON
52720 03/02/22 Printed 0070 Account# 700402348364 12/10 to 01/31/22
SOUTHERN CALIFORNIA 629.86
EDISON
52721 03/02/22 Printed 0070 Account# 700305960272 01/20 to 02/16/22
SOUTHERN CALIFORNIA 96.76
EDISON
52722 03/02/22 Printed 0070 Account# 700555566837 12/03 - 01/30/22
STAPLES BUSINESS 581.62

ADVANTAGE
52723 03/02/22 Printed 5647 Account# AL1876809
52724 03/02/22 Printed 10467 STEAMX, LLC SIGNAL HILL Pressure Washer Supplies 207.73 52725 03/02/22 Printed 10599 TIERRA WEST ADVISORS INC COA Administration October 2021 15,811.25 52726 03/02/22 Printed 8363 TIME WARNER CABLE Internet Service 5220 SantaAna 2/12 to 234.48 03/11/22
52727 03/02/22 Printed 5169 VASQUEZ & COMPANY City Audit for Fiscal YE 6/21 client # 9,919.50 02-1000008
52728 03/07/22 Printed 4502 PYRO SPECTACULARS, INC. Deposit for 2022 July 4th firework show 8,250.00 52729 03/16/22 Printed 10672 5 STAR BUILDERS, INC. P.O.#530 - 4 Cubicles Installation at 18,540.00 Bedwell Hall
52730 03/16/22 Printed 2378-3 8330 ATLANTIC AVE INC Account#00960 Fuel for Vehicles 1,354.18 03/01to03/10
ADVANCED IMAGING 195.94

SOLUTIONS
52731 03/16/22 Printed 10603 Account # CO20 Period 01/29 to 02/19/22 Attachment A Page 97 of 320
City of Cudahy
Check Register Report
Check
Date
Check
Number
Status Amount
BANK:

Vendor
Number Vendor Name Check Description
WELLS FARGO BANK Page: 2
Time: 5:11 pm
Date: 04/11/2022
Void/Stop
Date
Reconcile
Date
WELLS FARGO BANK Checks
52732 03/16/22 Printed 1778 ALL CITY MANAGEMENT School Crossing Guard 02/06 to 02/19/22 2,964.00 AMAZON CAPITAL SERVICES, 1,034.26
INC.
52733 03/16/22 Printed 10640 Account#ALK0BMX27WYXQ 2/27 to 03/10/22
AMERICAN CITY PEST & 430.50

TERMITE
52734 03/16/22 Printed 7995 Account# 1015446 - 4835 Clara Pest Control for March 2022
52735 03/16/22 Printed 0057-2 AT & T PHONE SERVICE Account# 323 562 2005 521 2 01/28 to 60.41 02/27 business local
52736 03/16/22 Printed 0057-4 AT&T Account# 831-001-1071-968 Fax Plan 14.04 02/16 to 03/15/22
52737 03/16/22 Printed 10499 BOXING 4 KIDS LA Boxing Program February 2022 851.50 CASTRO DISCOUNT TIRES 30.00
INC
52738 03/16/22 Printed 10520 Riding Mower 1 tire plug
52739 03/16/22 Printed 0136 CITY OF SOUTH GATE Public Works Maint Contract March 2022 75.00 DELL FINANCIAL SERVICES 551.50
LLC
52740 03/16/22 Printed 10517 Computer Leases 810-9026413002 03/29/22 to 04/03/22
52741 03/16/22 Printed 5690 DFM ASSOCIATES 2022 Elections Code 64.35 52742 03/16/22 Printed 10485 ENTERPRISE FM TRUST March 2022 Monthly Lease Customer# 3,856.35 575937
52743 03/16/22 Printed 6086 EWING Acct# 11832-Repair Irrigation Repair 57.74 water leak atcudahypark
FIESTA TAXI COOPERATIVE 4,562.79
INC.
52744 03/16/22 Printed 10581 Cust# 12553 - February 2022 Senior Meal Delivery Program
52745 03/16/22 Printed 6087 FIRST AMERICAN DATA TREE Account #904340 Property Detail Report 99.00 Feb 22
GOLDEN STATE WATER 1,112.36

COMPANY
52746 03/16/22 Printed 0126-1 Account# 39644100008 5229 Cecilia Feb 2022
HAULAWAY STORAGE 74.20

CONTAINERS
52747 03/16/22 Printed 10053 Container Rental Unit 9920 February 2022
HINDERLITER DELLAMAS & 1,165.60
ASST
52748 03/16/22 Printed 2139 Contract Services Sales Tax Jan - March 2022
52749 03/16/22 Printed 9687 HOLIDAY GOO Candy Filled Easter Eggs Easter Kits 752.99 HOME DEPOT CREDIT 606.30

SERVICES
52750 03/16/22 Printed 2724 Account# 6035 3225 0024 3625 HardwareandSupplies 2/25-3/10
52751 03/16/22 Printed 10403 INTERNATIONAL COATINGS Account# C007600 Rapid Dry Traffic 2,707.19 paint
52752 03/16/22 Printed 9723 IT SYSTEM HOUSE, LLC IT outsourcing monthly fee 02/01/22 - 3,200.00 02/28/22
52753 03/16/22 Printed 10598 LEAF Kyocera Copier/document fees February 422.70 2021
52754 03/16/22 Printed 10655 LUIS AGUILAR Business Cards 1,050.00 M&J CARPETS 3,708.53

CORPORATION
52755 03/16/22 Printed 10679 Flooring for City Hall Offices P.O. #00000531
MV CHENG & ASSOCIATES 1,035.00
INC.
52756 03/16/22 Printed 10542 A/P Technician February 2022 NATIONWIDE 8,924.56

ENVIRONMENTAL
52758 03/16/22 Printed 7014 Cust ID-Cudahy 2 Streets/Park Sweeping Feb 22
OCCUPATIONAL HEALTH 1,485.00

SERVICES
52759 03/16/22 Printed 5187 PreEmployment Physicals February 2022 - J. Calhoun
52760 03/16/22 Printed 1978-2 OFFICE DEPOT Account# 89762286 Office Supplies 486.71 OLIVAREZ MADRUGA 65,441.55

LEMIEUX
52762 03/16/22 Printed 10201-1 Prof. Services thru 02/28/22 Site 1-5256/60 Elizabeth St
52763 03/16/22 Printed 0095 PETTY CASH Petty Cash Reimbursement 12/16/21 to 235.28 02/16/22
PRECISION CONTRACTING, 8,136.04
INC.
52764 03/16/22 Printed 10667 Retention Billing - Job 21-099 Santa Ana and Clara
52765 03/16/22 Printed 5949 QUINN COMPANY Generator Maint Annual work order# 2,314.28 WX72484
52766 03/16/22 Printed 10184 RED WING SHOES Work Boots for park employees Jose 163.70 Vega
52767 03/16/22 Printed 2802 SAM'S CLUB Acct ending in 1921 Purchased from 532.99 02/28to03/08/22
SOUTHERN CALIFORNIA 3,770.88
EDISON
52768 03/16/22 Printed 0070 Account# 700253825503 01/11/22 to 02/16/22
SOUTHERN CALIFORNIA 61.09
EDISON
52769 03/16/22 Printed 0070 Account# 700555566837 01/04/22 to 03/01/22
SOUTHERN CALIFORNIA 16,719.49
EDISON
52770 03/16/22 Printed 0070 Account# 700402348364 01/11/22 to 02/28/22

City of Cudahy
Check Register Report
Check
Date
Check
Number
Status Amount
BANK:

Vendor
Number Vendor Name Check Description
WELLS FARGO BANK Page: 3
Time: 5:11 pm
Date: 04/11/2022
Void/Stop
Date
Reconcile
Date
WELLS FARGO BANK Checks
SOUTHERN CALIFORNIA 2,808.17
EDISON
52771 03/16/22 Printed 0070-1 New Meter and Service Service Req# 3134856
SOUTHERN CALIFORNIA 19,976.63

NEWS GROUP
52772 03/16/22 Printed 10483-1 Classified Advertising Feb 22 Account# 5007693
52773 03/16/22 Printed 10592 SPARKLETTS Account# 886209420520024 Water 96.89 delivery 02/16/22
STATE CONTROLLER'S 2,983.79
OFFICE
52774 03/16/22 Printed 0491 Customer ID - City 075 Annual Street Report 20/21
52775 03/16/22 Printed 8363 TIME WARNER CABLE Account# 8448 30 044 0414354 295.94 Internet-4835 Clara02-27-3/26
52776 03/16/22 Printed 0079 TRACT 180 WATER COMPANY Water Services 01/01/22 - 02/28/22 1,864.01 TRACT 349 MUTUAL WATER 560.37
CO
52777 03/16/22 Printed 0078 Water Services 12/15 to 02/15/22 UNDERGROUND SERVICE 67.75

ALERT-SC
52778 03/16/22 Printed 2859 Monthly Database Maint/CDHY New ticket charges 03/22
52779 03/16/22 Printed 5169 VASQUEZ & COMPANY Client # 02-1000008 Audit FY ended 7,500.00 6/30/20
52780 03/16/22 Printed 9951 WILLDAN Leap Grant Services October 2021 38,956.50 52781 03/30/22 Printed 2378-3 8330 ATLANTIC AVE INC Fuel for City Vehicles 03/11/22 03/20/22 965.90 ADVANCED IMAGING 175.72

SOLUTIONS
52782 03/30/22 Printed 10603 Kyocera 4053ci/7353ci - CO20 02/29/22 - 03/19/22
52783 03/30/22 Printed 10658 ALFONSO NOYOLA Expense Reimbursemnt Americn 356.50 SocietyforPublic Admin
52784 03/30/22 Printed 1778 ALL CITY MANAGEMENT School Crossing Guard Services 02/20/22 2,692.30 to 03/05/22
AMAZON CAPITAL SERVICES, 1,099.93
INC.
52785 03/30/22 Printed 10640 Account# ALK0BMX27WYXQ Supplies 03/11/22 to 03/25/22
52786 03/30/22 Printed 10595 ARAMSCO INC Customer #438723 Liners 777.26 AT & T LONG DISTANCE 42.39

SERVICE
52787 03/30/22 Printed 9966 Account# 018 087 5708 001 Long Distance 323-771-2072
52788 03/30/22 Printed 8021 AT & T MOBILITY Account#287293439262 02/03/22 to 719.64 03/02/22
52789 03/30/22 Printed 10133 AVANT-GARDE, INC. Fund Compliance Service February 2022 4,026.25 CENTRAL BASIN MUNICIPAL 266.60
WATER
52790 03/30/22 Printed 4546 Recycled Water Tier 1 Jan 2022 52791 03/30/22 Printed 9561 COST RECOVERY SYSTEMS Annual State Mandate Claim Preparation 2,000.00 FY 21/22
52792 03/30/22 Printed 0186 COUNTY OF LOS ANGELES Housing Costs Animal Control December 12,961.52 2021
COUNTY OF LOS ANGELES 249.97

IND WAST
52793 03/30/22 Printed 1206 Project R01CUD0777 Feb 2022 SR269085-BR0777 Clara/LA river
DEPARTMENT OF TOXIC 212.31

SUBSTANCES
52794 03/30/22 Printed 10072 Project Mgmt - Cudahy Park 10/2021 thru 12/2021
EDISON FIRE EXTINGUISHER 258.50
CO IN
52795 03/30/22 Printed 10616 Semi Annual Dry FireSuppresion 03/16/22
ENCOMPASS TECHNOLOGY 4,635.00

PARTNERS
52796 03/30/22 Printed 10681 Fiber Network Installation 5220 Santa Ana - 3-22-22
52797 03/30/22 Printed 2712 GEORGE A. PEREZ Reimbursement for PEHMCA January 827.66 2022
HINDERLITER DELLAMAS & 2,716.14
ASST
52798 03/30/22 Printed 2139 Contract Serv Transaction Tax Jan - March 2022
HOME DEPOT CREDIT 2,413.56

SERVICES
52799 03/30/22 Printed 2724 Hardware and Supplies 03/11/22 to 03/23/22
LEAGUE OF CALIFORNIA 9,163.00
CITIES
52800 03/30/22 Printed 0092-7 Membership Dues Year 2022 Calendar Year 2022
LIEBERT CASSIDY 234.00

WHITMORE
52801 03/30/22 Printed 5411 Client Matter No CU010-00009 M. Ibarra Disability Matter
MANAGEMENT PARTNERS 8,885.00
INC
52802 03/30/22 Printed 10669 Professional Services Exec Search - HR Manager
52803 03/30/22 Printed 1978-2 OFFICE DEPOT Account#89762286 Office Supplies3/15 847.61 to 3/22/22
52804 03/30/22 Printed 10665 OFFICEFURNITURE.COM LLC Office Furniture for the City Managers 10,713.12 Office
52805 03/30/22 Printed 9717 PCAM, LLC Monthly Shuttle Hours February 2022 13,501.44 52806 03/30/22 Printed 10414 REGISTRAR-RECORDER #2017071071 6th Cycle 75.00 Housingelementupdate
52807 03/30/22 Printed 2802 SAM'S CLUB Account Ending 1921 03/09/22 to 657.36 03/25/22

City of Cudahy
Check Register Report
Check
Date
Check
Number
Status Amount
BANK:

Vendor
Number Vendor Name Check Description
WELLS FARGO BANK Page: 4
Time: 5:11 pm
Date: 04/11/2022
Void/Stop
Date
Reconcile
Date
WELLS FARGO BANK Checks
52808 03/30/22 Printed 0069-3 SIEMENS MOBILITY, INC. Street Light Call Outs February 2022 10,920.14 River Road
52809 03/30/22 Printed 0071-1 SO CAL GAS Account# 041 883 6870 0 7810 Otis 33.07 Ave-2/14 to 03/16/22
52810 03/30/22 Printed 0071-1 SO CAL GAS Account# 073 000 7400 7 4835 107.54 Clara-2/10/22 to 3/14/22
52811 03/30/22 Printed 0071-1 SO CAL GAS Account# 016 800 7800 1 5220 Santa 58.75 Ana 2/15 to 3/17/22
SOUTHERN CALIFORNIA 754.25
EDISON
52812 03/30/22 Printed 0070 Account# 700305960272 02/17/22 to 03/20/22
SOUTHERN CALIFORNIA 578.08

OVERHEAD
52813 03/30/22 Printed 9706 Maintenance Yard Gate Repair STAPLES BUSINESS 1,570.30

ADVANTAGE
52814 03/30/22 Printed 5647 Account# AL 1876809 Boxes, desk chairs & supplies
52815 03/30/22 Printed 8363 TIME WARNER CABLE Internet Service 5220 SantaAna 219.98 03/12/22-04/11/22
52816 03/30/22 Printed 5631 WELLS LOCK & KEY Door Lock/Key Serv-Truck#1 5 City Hall, 63.00 6 Lugo Storage
52817 03/30/22 Printed 9951 WILLDAN Building Official February 2022 99,978.75 Total Checks: 122 Checks Total (excluding void checks): 867,454.10 Total Payments: 122 Bank Total (excluding void checks): 867,454.10 Total Payments: 122 Grand Total (excluding void checks): 867,454.10

03/10/22 03/24/22
Direct Deposits (a) 70,414.49 70,291.17
ICMA Direct Deposit (b) 1,685.00 1,685.00
CalPERS Direct Deposit (c) 38,662.20 -
Payroll taxes (d) 4,050.65 3,123.42
Benefit Payment (e) 43,673.53 13,156.88
Total Amount 158,485.87 88,256.47
Note (a) - Employees / Council Members / Commissioners
Note (b) - Payments to ICMA
Note (c) - Payments for CalPERS medical & retirement
Note (d) - Federal / State payroll taxes and unemployment Note (e) - Medical Insurance paid online

CITY OF CUDAHY
Payroll Warrants including payroll taxes and insurance premiums:

Attachment B Page 101 of 320
Type Issuer Amount % of Total
Checking - 7128 Wells Fargo 87,879.55 0.51%
Deposit - 4588 Wells Fargo 2,363,178.62 13.71%
Payroll - 4570 Wells Fargo 54,309.99 0.31%
Savings - 4752 Wells Fargo 330,400.77 1.92%
Successor Agency - 0688 Wells Fargo 3,026,960.78 17.55% Money Market Account Bank of New York (BNY) (a) 186,898.01 1.08% Pooled Savings State Local Agency 11,193,407.44 64.92%
Investment Fund (LAIF)
Total 17,243,035.16 100.00%
Pursuant to California Government Code Section 53646(b), I hereby certify that all investments held by the Authority are in compliance with state law and the agency's Statement of Investment Policy, and that there are sufficient funds within the agency's investment holdings to meet the Authority's cash flow requirements for the next six (6) months.

Respectfully submitted,
Joshua Calhoun
Joshua Calboun
Finance Director

CITY OF CUDAHY
Statement of Investments
March 31, 2022
Attachment C Page 102 of 320
City of Cudahy
Summary of Cash Receipt/Disbursement by Month - FY 2021-22 Month
Cash Receipts Disbursement
July 2021 $ 4,384,936.17 (a) 1,719,070.00 (b)
August 2021 1,302,245.06 1,724,180.11
September 2021 1,466,415.84 1,914,075.46
October 2021 1,180,116.32 951,668.82
November 2021 1,237,105.57 1,138,377.87
December 2021 1,067,809.93 861,657.95
January 2022 4,005,438.74 802,654.76
February 2022 963,370.98 1,063,520.04
March 2022 865,004.36 1,114,196.44
April 2022
May 2022
June 2022
Total: $ 16,472,442.97 11,289,401.45
Note (a) - Includes $2.819 M received from American Rescue Plan Act Note (b) - City liability, workers comp insurance, and PERS unfunded pension Month
Cash Receipts Disbursement
July 2021 $ 3,902,895.43 (1) 1,619,239.22 (2)
August 2021 1,279,409.42 669,082.58
September 2021 844,812.89 950,848.20
October 2021 879,973.23 784,400.59
November 2021 559,848.45 732,580.26
December 2021 446,464.02 672,977.93
January 2022 2,387,758.00 (3) 677,662.37
February 2022 682,478.37 656,951.12
March 2022 579,530.62 689,284.30
April 2022
May 2022
June 2022
Total: $ 11,563,170.43 7,453,026.57
Average Per Month: 1,284,796.71 828,114.06
Note (1) - Includes $2.819 M received from American Rescue Plan Act Note (2) - City liab. & workers comp insurance, and PERS unfunded pension liab.

Note (3) - Includes a $1,556,568 in Motor Vehicle In-lieu receipt All Funds
General Fund
Attachment D Page 103 of 320
City of Cudahy
Summary of Cash Receipt/Disbursement by Month - FY 2020-21 Date
Cash Receipts Disbursement
July 2020 $ 945,731.86 1,601,736.41 (a)
August 2020 846,957.17 848,796.72 (b)
September 2020 833,291.03 2,124,717.36 (c)
October 2020 1,062,800.55 1,182,383.42
November 2020 659,628.77 1,306,263.15
December 2020 1,311,484.43 2,173,441.15
January 2021 3,350,443.45 (d) 1,060,654.55
February 2021 674,730.87 1,109,204.58
March 2021 926,683.14 836,434.56
April 2021 1,538,509.06 (e,f) 855,274.57
May 2021 836,434.66 (g) 1,741,084.39
June 2021 2,033,756.58 (e) 994,649.73
Total: $ 15,020,451.57 15,834,640.59
Note (a) - City liab. and workers comp insurance, and PERS unfunded pension liab.

Note (b) - Design cost for Atlantic Blvd and 2 sheriff payments Note (c) - Successor Agency Debt Service Payment
Note (d) - Prop A exchange
Note (e) - Return of funds relating to 2018 Tax Allocation Bonds for future distribution by County Note (e) - ROPS distribution from County and bi-annual motor-vehicle-in-lieu Note (f) - Bi-annual motor-vehicle-in-lieu and ROPS bond payoff Note (g) - Bi-annual motor-vehicle-in-lieu
Date
Cash Receipts Disbursement
July 2020 $ 589,776.02 1,479,465.32 (1)
August 2020 630,087.31 674,854.02 (2)
September 2020 545,056.04 357,053.30 (3)
October 2020 579,132.16 435,035.33
November 2020 305,836.70 (4) 969,257.43
December 2020 687,431.14 435,461.12
January 2021 2,032,222.78 (5) 880,295.34
February 2021 470,497.49 899,360.58
March 2021 498,995.65 502,004.21
April 2021 1,089,204.61 682,214.37
May 2021 502,004.21 (5) 1,291,779.94
June 2021 1,292,485.23 842,844.11
Total: $ 9,222,729.34 9,449,625.07
Average Per Month: 768,560.78 787,468.76
Note (1) - City liab. & workers comp insurance, and PERS unfunded pension liab., Note (2) - 2 sheriff payments
Note (3) - Virtual City Hall Software first installment Note (4) - Prop A Exchange
Note (5) - Bi-annual motor-vehicle-in-lieu
All Funds
General Fund
Attachment E

“Serving The People” "Sirviendo A La Comunidad"
Staff Report
04/19/2022 Page 1 of 16

STAFF REPORT
Date: April 19, 2022
To: Honorable Mayor and City Council Members
From: Alfonso Noyola, City Manager
By: Salvador Lopez Jr., Interim Community Development Manager Lucinda Schaer, Principal Project Planner
Subject: Consideration to review and adopt, a Categorical Exemption, and an Amendment to the City’s Zoning Code, for of an Inclusionary Housing Ordinance with accompanying environmental review streamlining process; Case No. AZC 90-13

RECOMMENDATION
The City Council is requested:

1. Conduct the public hearing, with a staff presentation; and

2. Approve California Environmental Quality Act (CEQA) Categorical Exemption (ATT 1); and

3. Introduce on First Reading Ordinance No. 720, Amendment to the City’s Zoning Code, AZC 90-13, establishing an Inclusionary Housing Program with accompanying Environmental Review Streamlining Process, adding Chapter 20.30 (“Inclusionary Housing Program” ATT 2) of Title 20 (“Zoning Code”) and amending Chapter 20.88 (“Definitions” ATT 3) of Title 20 (“Zoning Code”) to the Cudahy Municipal Code; and

4. Adopt a Resolution establishing an Affordable Housing In-Lieu Affordable Housing Fee and Schedule for residential and mixed use with residential development projects within the City of Cudahy, an Affordable Housing Fund, and an Administrative Fee.

BACKGROUND
Planning Commission Recommendation
On March 21, 2022, the City of Cudahy Planning Commission held a virtual public hearing to review and consider Amendment to the City’s Zoning Code AZC 90-13 establishing an Inclusionary Housing Program with accompanying Environmental Review Streamlining Process, adding Chapter 20.30 (“Inclusionary Housing Program” ATT 2) of Title 20 (“Zoning Item Number
15A

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Code”), amending Chapter 20.88 (“Definitions” ATT 3) of Title 20 (“Zoning Code”) to the Cudahy Municipal Code; establishing an Affordable Housing In-Lieu Affordable Housing Fee and Schedule for residential and mixed use with residential development projects within the City of Cudahy, establishing an Affordable Housing Fund, and establishing an Administrative Fee.

The hearing was attended by the Honorable Chairman Gustavo Mendez, Vice Chairman Gilbert Cuevas, Commissioner Richard Corvera-Hernandez, Commissioner Patricia Covarrubias, City Manager Alfonso Noyola, City Attorney Susie Altamirano, City Clerk Richard Iglesias, City Community Development Manager Salvador Lopez Jr., and Principal Project Planner Lucinda Schaer.

Following a staff presentation, the Chairman opened the public hearing. There were no public comments provided during the hearing, and the Chairman closed the public hearing. The Planning Commission requested clarification on the proposed Administrative Fee. Staff explained that the proposal does not include a specified amount of the fee, rather the ability of the City Council to impose a fee if it deems necessary to recoup City expenses related to implementing and enforcement of the Ordinance. It was further clarified that the Administrative Fee is different from the proposed in-lieu fee. The In-lieu fee does include a specified amount and required the preparation of a special study to justify, document, and determine the maximum fee amount allowed by law.

Commissioners thanked staff for including citizens’ concerns and responses shared during the public outreach process (survey, emails, and July 13, 2021, public workshop) and the Commissioners concerns of environmental review, accountability, and continued outreach efforts, shared at their August 30, 2021, informative session (See the “Public Outreach” section of this staff report for a more detailed summary of the public outreach efforts, concerns, and responses).

Based on the concerns shared throughout the public outreach process, the staff modified the Ordinance to include the following: an additional condition for the environmental review streamlining process to include the City’s right to require special studies; requirements for a Housing Plan, Housing Agreement, and Livability Report; and new definitions to provide clarification. Additionally, the survey questions were clarified and expanded, and the period to respond was increased; public outreach efforts continued throughout the process; and inperson meetings with the Community Development Manager were provided.

The Commission further shared that once the Program is approved and implemented, in order to keep the community up to date on the affordable housing efforts, there should be ongoing information provided to the community through educational pieces, bulletin boards, and social media, to name a few.

Following the public hearing and Commission deliberation, the Commission unanimously voted to recommend the City Council approve and adopt the respective actions, amendments,

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ordinance, and resolution for an Inclusionary Housing Program with accompanying Environmental Review Streamlining Process.

Affordable Housing
It is a public purpose of the City and a policy of the State to achieve a diverse and balanced community with housing available for households of all income levels. The City is committed to implementing policies and regulatory actions that will increase the supply of housing affordable to moderate, low, very low, and extremely low-income households. Because of a variety of factors and economic circumstances, including, but not limited to, increasing development costs, new residential development does not always provide housing for these economic groups. Further, the consumption of the remaining supply of suitable and available land exacerbates the City’s ongoing efforts to encourage and facilitate the production of housing that is affordable to persons of all income levels, including moderate, low, very low and extremely low-income households.

The State of California requires all cities and counties to provide affordable housing. The state has established Associations of Governments representing different regions throughout the state. One of the responsibilities of an Association of Government is to assist public agencies in their efforts to develop affordable housing in their communities.

The City of Cudahy is part of the Southern California Association of Governments (SCAG). SCAG determines, through the Regional Housing Needs Assessment (RHNA) the number of affordable units by income, that each city and county must provide during a specified cycle (5th cycle 2014-2021 and 6th cycle 2021-2029). The state further requires that all cities and counties adopt a Housing Element as part of their General Plan, which includes how the community will achieve the RHNA affordable housing unit numbers.

Housing Element
The City Council recently approved the state required update to the City’s 6th Cycle Housing Element. This update will include a variety of goals, policies, and strategies to achieve the RHNA number of affordable units established for the City. The city began exploring the adoption of an Inclusionary Housing Program with accompanying Environmental Review Streamlining Process, as a strategy to achieve the upcoming Housing Element goals.

What is Inclusionary Housing?
Inclusionary housing refers to programs and strategies that promote the creation of affordable housing when new development occurs. An Inclusionary Housing Program requires new residential development to include affordable units. A program can be tailored to meet the specific needs of a community by establishing:
• Which residential projects will be required to provide affordable units (examples:
projects with four or more units, and mixed-use projects which include a residential component).
• Percentage of units in a project which shall be affordable. • How many units will be provided for different income categories (very-low, low, and moderate).

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• Whether the project can include ownership and rental units, or a combination of both. • Options for constructing units on-site.

Including an Inclusionary Housing Program, with specified criteria as noted above, is one strategy that many California communities have adopted to meet their Housing Element goals and provide affordable housing throughout their community.

Inclusionary Housing Program Preparation and Funding
Based on the City’s continued efforts to provide affordable housing, limited opportunities to provide affordable housing, state housing regulations, and the goals identified in the City’s 2021 updated Housing Element, the City initiated efforts to prepare an Inclusionary Housing Program accompanied by an Environmental Review Streamlining Process. Due to limited funding, the City prepared and applied for funds to prepare the Inclusionary Housing Program.

The State of California Housing and Community Development Department (HCD) awarded the City funds, through the SB 2 Planning Grants Program, to prepare an Inclusionary Housing Program. Funds were also included to explore the feasibility of an accompanying Environmental Review Permit Streamlining Process. The City Council adopted Resolution No. 19-29 accepting the funds for the preparation of an Inclusionary Housing Program and Environmental Review Streamlining Process.

Establishment of an Inclusionary Housing Program is often referred to as an Inclusionary Housing Ordinance. The Ordinance establishes the Program, along with accompanying regulatory and implementation procedures.

ANALYSIS & DISCUSSION:

The following is an analysis, and discussion, of the efforts conducted as part of the review of the City’s consideration to establish an Inclusionary Housing Program and Environmental Review Streamlining Process.

Country Community Benefits- Inclusionary Housing
In reviewing the requirements, guidelines, and feasibility of establishing a City Inclusionary Housing Program, the following benefits of such a program, were identified by communities throughout the country:
• More choices for lower-income households about where to live. • Reduced opposition to affordable housing by requiring and producing affordable units within communities as they develop, not after.
• Support for compact infill development, reduced sprawl and achievement of local Regional Housing Needs Assessment (RHNA) targets for all income levels. • Reduced vehicle miles traveled (VMT) and greenhouse gas emissions by providing people at all income levels more opportunities to live closer to work and in transit-rich areas. • Ensuring that the entire community benefits from a growing economy. Public and private investments help create economic growth that raises property values. Inclusionary housing helps capture some of the value created by these investments to ensure that the

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benefits do not accrue solely to property owners and helps buffer against displacement pressures by ensuring that lower-income residents can remain in the community. • Reduced segregation and concentration of poverty.

These are only some of the benefits identified. Benefits to the City could be far reaching and depending on the requirements and guidelines the city adopts; the benefits could include increased home ownership and more income diversity in neighborhoods.

State Housing Laws
AB 2345 and SB 1818
Summary: Effective January 1, 2021. AB 2345 amended state planning and zoning laws regarding the provision of affordable housing through density bonuses. This entitles such projects to incentives and concessions.

Since 1979, SB 1818 has been in place, and in recent years has been updated, as noted above regarding incentives and concessions, and to make denial of density bonus projects by local governments increasingly difficult. State density bonus law (SDBL) is structured such that a project is entitled to additional density beyond local regulation based on the amount of affordable housing included in the project, as well as the level of affordability of those units.

The maximum increase provided under current SDBL is 35%, and to achieve this maximum, a project must include at least 11% very low-income units, 20% low-income units, or 40% moderate-income units.

State law precludes local jurisdictions from counting inclusionary housing units separately from SDBL units. Therefore, the same very low-income units that a developer provides pursuant to SDBL also count toward the City’s Inclusionary Housing Ordinance requirement.

Review: Adoption of the Inclusionary Housing Ordinance would not preclude development with a density bonus, but rather, would require affordable units to be provided to specified income households. During public outreach there were several citizens who expressed that they did not want any residential development to receive a density bonus. However, as noted, state laws make it extremely difficult to deny a density bonus request and put the city at risk of lengthy and costly litigation. City Municipal Code Section 20.52.340 Density Bonus Greater than 35 Percent (35%), allows the City the authority to grant a density bonus greater than 35 percent (35%). One of the considerations specifically identified in approving an increased density bonus is Section 20.52.340 is (a) additional affordable units.

SB 7
Summary: Effective May 20, 2021. This bill expedites the litigation process, Environmental Leadership Development Project (ELDP), for certain projects. SB 7 expands ELDP eligibility to include certain qualifying mixed-use and residential projects that were not previously eligible for certification. An ELDP residential project must dedicate at least 15 percent (15%) of any housing units to lower-income residents, as certified by the U.S. Department of Housing and Urban Development (typically households earning less than approximately 80 percent (80%) of area median income), or as specified in a local inclusionary housing ordinance. Only projects

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Staff Report
04/19/2022 Page 6 of 16

for which an Environmental Impact Reports (EIR) is being prepared are eligible for ELDP enrollment.

Review: The recommended Inclusionary Housing Ordinance includes a requirement (Section

20.30.040 A) that 15 percent (15%) of the project’s housing units shall be developed, offered to, and sold or rented to households at 80 percent (80%) or less of the area median income.

These standards will provide affordable housing project proponents the opportunity to opt into the ELDP (if an EIR is prepared) and allow for a shortened litigation process, if a CEQA lawsuit is filed.

SB 330
Summary: Effective January 1, 2020. The State declared a “statewide housing emergency” and amended the Permit Streamlining Act, stating “CEQA remains intact.” This legislation shortens the timeframe for which a public agency can approve or deny a housing development. It further revised the definition of “housing development” to include two or more units, mixed use projects, transitional, supportive, and emergency housing projects.

Review: The recommended Inclusionary Housing Ordinance is not in conflict with SB 330.

SB 35
Summary: Effective January 1, 2018. If the City does not meet the Regional Housing Needs Assessments (RHNA) a developer can request a streamlined process. Provided the development meets specific state requirements, then the city has: 60 days to approve the project if it contains less than 150 housing units, or 90 days if the project contains more than 150 housing units.

SB 35 applies only to the specific income levels not being built for. For example, if a city is building enough market-rate units to meet its RHNA but not enough low-income units, the project can only add low-income units to qualify for quickened approval.

Review: According to the City’s updated 2021 Housing Element, the city has not met the RHNA targets, and has a remaining unmet need for all income categories. However, the city recently approved the “Prima” Development for 177 affordable units for low-income seniors. This approval will exceed the City’s 6th Cycle RHNA target for the provision of low-income units.

These units were not included in the 2021 Housing Element because state law only allows units that have received a building permit to be counted. Once a building permit has been issued, then the units will be credited to the City as meeting the respective RHNA target. The RHNA targets may also be met in the future, with the implementation of the Inclusionary Housing Ordinance, and subsequent construction of affordable units.

AB 1505
Summary: September 29, 2017. Reinstated the authority of California cities and counties to apply inclusionary housing laws to rental housing.
• Local governments may now adopt inclusionary housing ordinances that require residential rental housing developments to include a percentage of units affordable to

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Staff Report
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lower, moderate, and extremely low-income households.
• Inclusionary ordinances covering rental housing must provide alternative means of compliance that may include in-lieu fees, land dedication, off-site construction, or acquisition and rehabilitation.
• HCD may request a review of any ordinance adopted or amended after September 15, 2017, that:
o Requires more than fifteen percent (15%) of the total number of units in a rental housing development to be affordable if a jurisdiction meets certain criteria.

Pursuant to such review, HCD may require an economic feasibility study; and o The locality has failed to meet at least seventy-five (75%) of its share of the Regional Housing Need Allocation (RHNA) for the above-moderate income category over at least a five-year period; and
o Failed to submit its annual housing element report for the last two years.

Review: The proposed Inclusionary Housing Ordinance includes provisions to allow for rental units, by income categories; provides for in-lieu fees, land dedication, off-site construction, purchasing affordable housing covenants, and rehabilitation; and does not require greater than fifteen (15%) of the units to be inclusionary units. Although the City has not met the abovemoderate income target, the state does not penalize jurisdictions for not meeting RHNA targets, if they allocated enough land for the construction of units and have made a good effort through the implementation of housing policies and programs to help meet the RHNA targets.

The city has prepared and submitted the annual housing reports.

SB 375
Summary: Signed into law September 30, 2010. This bill is tied to transportation and land use.

It involves the California Air Resources Board and California’s 17 Metropolitan Planning Organizations (Cudahy is part of the Southern California Association of Governments), and Regional Transportation Plans. Cudahy will be required to show in the updated Housing Element, how the city will be able to meet their allocation of housing, at different income levels.

Review: Adoption of an Inclusionary Housing Ordinance, and successful implementation, either by the city itself, or in partnership with another jurisdiction/firm, will assist the City in complying with this bill.

Regional Inclusionary Housing Programs
As part of the City’s efforts to prepare an Inclusionary Housing Program, that was not only beneficial for the City, but also consistent with, and supportive of regional efforts to provide affordable housing, the City researched regional inclusionary housing programs. Several communities in the Los Angeles (LA) area were researched to identify whether they have adopted an Inclusionary Housing Program, or not. Of the programs that have been adopted a review was conducted of the types of requirements, guidelines, and processes the various communities had adopted as part of their respective programs. Following is a brief summary of these research efforts:
• There were 19 cities and one county researched:

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o Cities: Agoura Hills, Avalon, Burbank, Calabasas, Claremont, Duarte, Glendale, Long Beach, Pasadena, South Pasadena, Rancho Palos Verdes, Santa Monica, South Gate, West Hollywood, Whittier, Alhambra, Downey, Bellflower, and Norwalk.
o County: LA
• Adopted Inclusionary Housing Programs and Other Alternatives:
o Fifteen cities (Agoura Hills, Avalon, Burbank, Calabasas, Claremont, Duarte, Glendale, Long Beach, Pasadena, South Pasadena, Rancho Palos Verdes, Santa Monica, South Gate, West Hollywood, Whittier), and LA Co. have adopted Inclusionary Housing Ordinances (total 16 jurisdictions). o Two cities are proposing programs (Alhambra and Downey) and two cities are considering alternative programs/policies/projects (Bellflower and Norwalk) (total four jurisdictions).
o Programs vary and are tailored to a respective city’s circumstances and resources. • Program Requirements/Guidelines:
o Minimum project size for requiring affordable units ranges from 5-10 units. o Majority of cities require both ownership and rental affordable units (of note, if affordable rental units are allowed, then the City shall provide options to on-site construction of the affordable units, Assembly Bill 1505). o Percentage of project to be affordable ranges from 5% (Rancho Palos Verdes) to 50% (Calabasas).
o Majority of cities have the in-lieu fee and off-site construction options, in lieu of on-site construction.
o Some of the cities also allow for acquisition and rehabilitation of existing units inlieu of onsite construction.

In conclusion, each jurisdiction tailored their respective program to the needs and resources of their community. It should also be noted that several jurisdictions continue to update their program, including in-lieu fee increases, as circumstances change such as lack of affordability, increased construction and land costs, new state housing regulations, and community needs.

Public Outreach
As part of the City’s Inclusionary Housing Program efforts, the city reached out to the community to provide input, suggestions, and to be active participants in providing affordable housing opportunities for all citizens. The City contacted citizens, stakeholders, residential housing developers, affordable housing advocates, and the business community to help identify what is needed when it comes to establishing affordable housing. Additionally, the city sought input on how to streamline and prioritize residential projects through environmental streamlining procedures.

Due to Covid 19 government and health regulations regarding social distancing and closures of government establishments and other facilities, gathering information and engaging the community was a challenge. However, the city utilized a number of resources to seek input and keep the community updated.

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All outreach efforts were conducted in English and Spanish including written materials and provision of an interpreter at the Community Workshop and Planning Commission Informative Session. Following are the community outreach activities conducted as part of ordinance preparation, along with the respective results, and comments, received:
• A Community Survey was provided on the City’s homepage from June 15, 2021 – August 16, 2021, which included the following information and responses:
o In addition to the Website Survey, hard copies of the Survey were provided at the June 24, 2021, Food Distribution event.
o Twenty questions seeking input on housing needs and program requirements. o 32 participants took the survey over the 2-month period. o 26 responded in English, and 6 responded in Spanish.
o Majority live in Cudahy and work elsewhere.
o Majority rent, rather than own their places of residence. o Supported creation of mixed income neighborhoods.
o Support programs that require new development to include on-site affordable units.
o Prefer new single-family homes rather than apartments. o 50% of project should be affordable units.
o Prefer onsite affordable units, followed by donate land for affordable project. o Majority supported environmental review streamlining for affordable projects. • An information banner was placed on the City’s website home page. • An article was prepared and included in the City’s July “Cudahy Chronicle” newsletter. • A dedicated email address [email protected] was established, included in written materials, and posted on the City’s website. • Letters were sent to 50 Stakeholders (residential developers, Building Industry Association, businesses, churches, community members, and affordable housing advocates) notifying them of the City’s consideration to adopt an Inclusionary Housing Ordinance and environmental review streamlining process, inviting them to attend the Community Workshop, and encouraging them to provide input. • City hosted a virtual Community Workshop, (in compliance with Covid 19 regulations/restrictions), on July 13, 2021. The city conducted the workshop, including recording, and facilitating presentations and public input. An interpreter was available to provide Spanish translation for citizens requesting this service. A power point presentation was provided, followed by a question-and-answer session. Below is a summary of the community input received at the Workshop:
o Supportive:
 Agree with adoption of an Inclusionary Housing Ordinance.  Affordable units should be constructed as part of a market-rate project.  Affordable units should be dispersed throughout the project, and not located all together.
 A percentage of affordable units constructed as part of the project should be greater than ten percent.
o Not Supportive:
 Developers should not have the option to pay a fee. Affordable units should be constructed on-site as part of the project.

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 Reduced parking should not be allowed for Inclusionary Housing projects, or any residential projects.
 Did not support any type of environmental review streamlining. o General Comments:
 Concerned with environmental justice.
 Rents are too high for the new homes and apartments.
 City needs more homeownership.
 Affordable units should be for homeownership, and not rentals.  The city has many contaminated sites and environmental review should be conducted.
 Tests should go deeper into the soil to determine whether contamination is evident or not.
 Traffic is an existing problem and should be part of environmental review for all projects.
 Traffic around schools is a problem.
 Air pollution is a problem from idling cars.
 City already has a lot of apartments and does not need anymore.  The Inclusionary Housing Survey had a confusing question regarding options.
 Does not agree that City should give the maximum density bonus the State allows.
 Need more community outreach to gather input from citizens. • Salvador Lopez, Community Development Manager, met with interested citizens to hear input and engage community members.
• On August 30, 2021, the Planning Commission held a virtual Informative Session. The Session was conducted in compliance with Covid 19 regulations/restrictions, was open to the public, and an interpreter was available to provide Spanish translation for citizens requesting this service. The city conducted the session, including recording, and facilitating presentations. A power point presentation, community survey results, and summary of the July 13, 2021, Public Workshop were provided, followed by a questionand-answer session with the Planning Commission. The Planning Commission input included:
 Concerns with streamlining environmental review due to existing conditions of traffic congestion, public safety, and soil contamination on many sites.  Keeping application fees low for residents interested in applying for affordable housing.
 How will the Inclusionary Housing Program be tracked, compliance with keeping the units affordable, monitoring income levels, occupancy, and number of affordable units available.
 Desire to continue public input throughout development of the Inclusionary Housing Program. Sal Lopez provided his email address and will continue to be available to meet in person.

No action was required, or taken, by the Planning Commission as this was an informative session only.

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CITY INCLUSIONARY HOUSING PROGRAM
Adoption of the Inclusionary Housing Program requires a Zoning Ordinance to amend the City’s Zoning Code, to establish a new Chapter 20.30 Inclusionary Housing Program. The proposed Chapter 20.30 includes 13 Sections. The entire Inclusionary Housing Program, Chapter, and Sections are summarized below. They are included in their entirety in Attachment2 Inclusionary Housing Program.

The summaries provide a brief description of the standards, requirements, and considerations.

The respective Inclusionary Housing Program section numbers and titles are provided for easier reference. Where relevant, notes are provided that reference attachments which include a study and implementation requirements.

Section 20.30.010 Purpose and Intent.

Identifies the basis for the Inclusionary Housing Program.

Section 20.30.020 Applicability.

Requires all new residential and mixed-use projects with four (4) or more units to provide affordable units. Applies to ownership and rental units, including detached single family dwelling projects.

Section 20.30.030 Exempt Projects.

Projects exempt from the Inclusionary Housing Program include those projects previously approved, obtained a building permit, received a Certificate of Occupancy, excluded by state law, received a development agreement, new projects with three or fewer units, and structures destroyed by acts of nature.

Section 20.30.040 Inclusionary Unit Requirements.

This Section applies to units provided as part of an on-site project. Details are included regarding affordability, units for sale and rent, and concessions. The fifteen percent (15%) affordability was based on review of other ordinances and state requirements. If a jurisdiction exceeds fifteen percent (15%) then the state may require state review and approval of the program. The income affordability percentages were based on state guidelines and review of other ordinances.

The concessions are included to provide incentives for developers including affordable units on-site rather than opting for another method such as paying the in-lieu fee or providing units off-site. The concessions also provide opportunities to make projects financially feasible, again resulting in the desired outcome to provide affordable units as part of a market rate project.

The City’s development standards and input provided by the public during the outreach efforts was also taken into consideration.

Allowing flexibility in reduced side yard setbacks as the building height is increased could result in development on narrow, infill, and irregular shaped lots resulting in affordable units

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throughout the community. These same principles apply to allowing a decrease in distance between buildings and allowing private open space provided in the front yard to be included as part of the private open space requirements. All deviations to the standards must still comply with building, fire, and life safety requirements as well as receive design review approval.

During the public outreach efforts, the community strongly expressed concern with the existing lack of adequate parking in the city and was not in favor of reducing parking spaces for residential projects. Although many of the jurisdictions reviewed included a reduction in the number of required parking spaces as a concession, this may not be a preferred concession for the City. Therefore, a more feasible incentive to reduction, could be the elimination of the parking garage requirement, while still maintaining two spaces per unit. Eliminating the garage requirement provides an incentive that decreases development costs, promotes development of infill and irregular lots, and allows design flexibility, while still maintaining City parking standards.

A reduction in open space was another concession many jurisdictions included. However, based on the fact that the city is the second most densely populated city in the state and is nearly built out, reduction in open space does appear to be practical and may conflict with the City’s General Plan Goal OSCE-2 to provide more open space and recreational opportunities.

Therefore, rather than a reduction, this concession provides inclusion of the front yard as part of the private open space requirement. Again, development with this concession must still comply with building, fire, and life safety requirements as well as receive design review approval.

Several jurisdictions allow for increased density bonuses for construction of on-site affordable units. The City already allows for a 35 percent (35%) density bonus with increases per a conditional use permit. Based on the City’s existing density bonus standards, dense population, and public outreach input not supporting increased allowable density increases, it does not appear that changing the density bonus at this time would result in providing on-site affordable units. However, it is still important to include a concession recognizing the City’s density bonus standards and ability to increase density with a conditional use permit.

Section 20.30.050 Alternatives to Providing On-Site Units.

This section identifies alternatives to providing on-site affordable units. Based on review of state law and other ordinances the following alternatives are included: construction of off-site units, land donation, purchasing affordable housing covenants, substantially rehabilitating existing housing, and an in-lieu fee. Requirements of each of these alternatives are include in the Inclusionary Housing Program Section 20.30.050.

The in-lieu fee alternative required additional study, documentation, and justification.

Therefore, an Affordable Housing Impact Fee Nexus Study (Attachment 4) was prepared. The purpose of the in-lieu affordable housing fee is to mitigate the impact of new market rate development on the demand for affordable housing. This study documents an analysis of affordable housing impact fees needed to fund new development’s share of affordable housing

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induced by the household spending associated with new market rate development.

To adopt a development impact fee, a local jurisdiction must demonstrate the reasonable relationship (or “nexus”) between the development projects paying the fee and the fee that is charged. This nexus study quantifies the connection between the development of market rate housing and the demand for affordable housing units. Data was gathered regarding housing affordability, market rate rents, income, employment, housing development costs, and other housing provision/affordability information.

Based on the data, and corresponding analysis, a maximum justified affordable housing impact fee schedule was prepared. The fees shown in Table E.1. of Attachment 4, represent the maximum impact fee per new rental unit to be $62.00 per square foot, and maximum impact fee per new for sale unit to be $104.00. Based on the study, these fees are the maximum supportable under state law. The city can adopt any amount up to the amounts noted above.

The city can keep its impact fee program up to date by periodically adjusting the fees for inflation. Adoption of an impact fee program requires the City Council to follow certain procedures including holding a public hearing. A separate City Council resolution is required for fee adoption.

Section 20.30.060 Standards.

The residential or mixed-use project shall conform with the requirements of Title 20, Zoning Code including, but not limited to, Chapters 20.16 (Residential Zones), 20.28 (Mixed-Use Zones), and 20.64 (Off-Street Parking and Loading), and all other applicable City, state, and Federal building and housing codes. This Section also includes additional requirements.

Following are some, of the requirements (please see Section 20.30.060 for more details): units must be reasonably dispersed throughout the project, comparable in design and appearance, constructed concurrently with market rate units, be consistent with the stated affordability period, abide by inheritance and forfeiture regulations, limit the purchase price of ownership units, limit the rent for rental units, and comply with residency requirements.

Affordability periods are included in housing programs to assure adequate affordability during changes in the economy and unforeseen economic hardships. This Inclusionary Housing Program includes the requirement that a unit for sale shall remain affordable for the targeted income household for a minimum of forty-five (45) years and for a minimum of fifty-five (55) years for a rental unit. These requirements were based on review of other jurisdictions.

Section 20.30.070 Housing Plan, Housing Agreement, and Livability Report.

This Section requires an applicant to prepare a Housing Plan, record a Housing Agreement, and submit a Livability Report. It also includes provisions for discretionary approvals and issuance of permits (see Section 20.30.070 C. for details).

The Housing Plan is required at the time of project application. Some of the requirements for the Housing Plan include (see Section 20.30.070 A. for more details): identification of for-sale and rental units, size, and location within the project of the units, income levels, and if applicable a phasing plan.

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The Housing Agreement is a recorded document which runs with the land, assuring that any subsequent buyers are informed and aware of the inclusionary housing requirements. This Housing Agreement shall include provisions for resale restrictions and monitoring ongoing affordability, (see Section 20.30.070 B. for more details).

The Livability Report is required to be submitted annually by the developer or project successor. Upon completion of a residential or mixed-use project, and a certificate of occupancy, or comparable permit, has been issued, the developer or project successor shall, by July 1st of each calendar year, submit a Livability Report to the City Manager, or designee (See Section 20.30.070 D. for more details).

Section 20.30.080 Enforcement.

An enforcement section is included to identify the City’s authority to enforce the provisions of the Inclusionary Housing Program, specific actions that can be taken, and recovery of fees associated with enforcement of the Inclusionary Housing Program, including enforcement of Affordability Agreement provisions.

Section 20.30.090 Takings Determination.

In reviewing other ordinances, the jurisdictions included a takings determination as part of the Inclusionary Housing Ordinance. This Section identifies the procedures a developer may request, and the actions/determinations the City may take regarding a taking of property regarding the provisions of the Inclusionary Housing Program (Chapter 20.30).

Section 20.30.100 A. Affordable Housing Fund.

The Inclusionary Housing Program provides for the payment of in-lieu fees by the developer, and recovery of City activities regarding implementation (forfeiture and enforcement). These funds should be kept separate from other City funds to utilize the funds for affordable housing projects and auditing purposes. This section establishes a separate fund of the City, to be known as the "Affordable Housing Trust Fund." All monies collected in compliance with Sections 20.30.050 E. (In-lieu fee); 20.30.060 C.5. (Forfeiture); or 20.30.080 (Enforcement), shall be deposited in the Affordable Housing Trust Fund.

Section 20.30.110 Administrative Fees.

Administration (including Implementation) of the Inclusionary Housing Program will require City time and resources. In order for the City to recover related costs, either in full or partially, the City Council may by resolution establish reasonable fees and deposits for the administration of this Chapter.

Section 20.30.120 Definitions.

Development of the Inclusionary Housing Program, (adding a new Chapter 20.30) resulted in the use of terminology not currently identified in the City’s Zoning Code. Clarification of the terms is provided in the form of new definitions to be added to Chapter 20.88 (Definitions), “A

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Definitions” through “Z Definitions” (Attachment 3). An amendment to Chapter 20.88 of the Zoning Code is required to add the new definitions.

Section 20.30.130 Environmental Review.

Funds were included in the grant received by the City to research and identify potential environmental review streamlining processes for projects in conformance with a proposed Inclusionary Housing Ordinance. Research included a review of CEQA and several southern California city municipal codes. CEQA section 15332 allows an exemption for infill development, which could include projects with inclusionary units. None of the jurisdictions researched had an environmental review streamlining process that was specific to inclusionary housing projects. However, cities do conduct environmental review of housing projects, which can include the CEQA infill exemption.

In addition to the research, the City’s outreach efforts included notification of the environmental review streamlining process for Inclusionary Housing Projects. Community input included concerns regarding increased traffic and contamination of existing sites.

Environmental Review Streamlining is a means to promote the construction of affordable housing by not requiring extensive environmental review. The Inclusionary Housing Program identifies the conditions for determining the environmental review streamlining process in Section 20.30.130. Conditions include those affordable housing projects that are in compliance with the City’s General Plan and Housing Element, adhere to all respective mitigation measures, and follow Zoning Ordinance requirements and standards.

Based on public input, the following condition (Section 20.30.120 9.) was added as follows:
“The City reserves the right to require special studies including but not limited to hazardous wastes, soils analysis, traffic impacts, and any other analysis/studies as deemed necessary to adequately identify potential environmental impacts and resulting mitigation measures.” CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA):

The amendment to the Zoning Code, to adopt the Inclusionary Housing Ordinance, is required to be in compliance with CEQA. This action is for the Inclusionary Housing Ordinance itself, not to be confused with the environmental review streamlining process identified above. That process is for specific residential projects which incorporate inclusionary housing units.

CEQA Section 15060 allows a Categorical Exemption for Ordinance adoption.

The following CEQA exemption applies to adoption of the Inclusionary Housing Ordinance:
 Section 15060 Preliminary Review. The establishment and adoption of the Inclusionary Housing Ordinance is not subject to environmental review under CEQA pursuant to Section 15060 (c)(2) the activity will not result in a direct or reasonable, foreseeable indirect physical change in the environment and Section 15060 (c)(3) the activity is not a “project” as defined in Section 15378.

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Future residential projects will require a separate environmental review and are not subject to the exemption noted above for the adoption of an Inclusionary Housing Ordinance.

RECOMMENDATION
Because the proposed Ordinance is an amendment to the Zoning Code, there are two public hearings required.

The following actions are required and recommended:

1. Conduct the first Public Hearing, Close Public Hearing; consider the Planning Commission’s unanimous approval recommendation (ATT 5 Planning Commission Resolution No. 22-04); and

2. Approve California Environmental Quality Act (CEQA) Categorical Exemption (ATT 1; and

3. Introduce on First Reading an Ordinance (Ordinance 720, ATT 6) Amendment to the City’s Zoning Code, AZC 90-13, establishing an Inclusionary Housing Program with accompanying Environmental Review Streamlining Process, adding Chapter 20.30 (“Inclusionary Housing Program” ATT 2) of Title 20 (“Zoning Code”) and amending Chapter

20.88 (“Definitions” ATT 3) of Title 20 (“Zoning Code”) to the Cudahy Municipal Code; and

4. Adopt a Resolution (ATT 7) establishing an Inclusionary Housing In-Lieu Affordable Housing Fee and Schedule (ATT 4) for residential and mixed use with residential development projects within the City of Cudahy, an Affordable Housing Fund, and an Administrative Fee; and

5. Set hearing date for the second reading of Ordinance No.720.

ATTACHMENTS

1. Categorical Exemption

2. Inclusionary Housing Program

3. New Definitions

4. In-Lieu Fee Study

5. City Council Ordinance No. 720

6. City Council Resolution No. 22-15

Attachment 1
Categorical Exemption
Cudahy Municipal Code
Inclusionary Housing Program

Notice of Exemption
To: Governor’s Office of Planning and Research
P.O. Box 3044, Room 113
Sacramento, CA 95812-3044
https://ceqanet.opr.ca.gov/
County Clerk
County of: Los Angeles
12400 Imperial Highway
Norwalk, CA 90650
From: City of Cudahy
5220 Santa Ana Street
Cudahy, CA 90201
https://www.cityofcudahy.com/
Project Title: Inclusionary Housing Ordinance with Environmental Review Streamlining Process Project Applicant: City of Cudahy
Project Location, Specific: City of Cudahy, Citywide
Project Location - City Cudahy Project Location - County: Los Angeles Description of Nature, Purpose, and Beneficiaries of Project:

The Inclusionary Housing Ordinance with accompanying Environmental Streamlining Review Process will encourage developing affordable housing by requiring that new development allocate a minimum percentage of affordable units or otherwise provide for them off-site. The Ordinance establishes procedures for developing housing that is affordable to a range of households with varying income levels. New residential and mixed-use development projects will be required to include affordable housing units that will lead to improving Cudahy's health, safety, and welfare by contributing to the serious need for affordable housing.

Name of Public Agency Approving Project: City of Cudahy Name of Person or Agency Carrying Out Project: City of Cudahy Exempt Status: (check one):
☐ Ministerial (Sec. 21080(b)(1); 15268);
☐ Declared Emergency (Sec. 21080(b)(3); 15269(a));
☐ Emergency Project (Sec. 21080(b)(4); 15269(b)(c));
☒ Categorical Exemption. State type and section number: §15060(c)(2) (Preliminary Review) ☐ Statutory Exemptions. State code number:

Reasons why project is exempt: The Inclusionary Housing Ordinance is not subject to environmental review under CEQA pursuant to § 15060(c)(2) because the ordinance will not itself result in a direct or reasonably foreseeable indirect physical change in the environment since it does not increase permitted densities, change the number of residential units anticipated by the General Plan, or change zoning. Future discretionary development under the Ordinance will be subject to project-specific CEQA review. Approving the Ordinance does not commit the City to any particular course of action for an Inclusionary Housing project. On its own, this action will not result in any physical changes to the environment that have not been previously considered by the General Plan and Zoning Code.

Lead Agency Contact Person: Salvador Lopez, Jr. Area Code/Telephone/Extension:

Email Address:
323.773.5143 ext. 242
[email protected]
If filed by applicant:

1. Attach certified document of exemption finding.

2. Has a Notice of Exemption been filed by the public agency approving the project? ☐ Yes ☐ No Signature: Date: Title:
☒ Signed by Lead Agency ☐ Signed by Applicant
Authority cited: Sections 21083 and 21110, Public Resources Code. Date Received for filing at OPR:________________ Reference: Sections 21108, 21152, and 21152.1, Public Resources Code.

1 Chapter 20.30 – Inclusionary Housing Program
Section 20.30.010 Purpose and Intent.

The purpose of this Chapter is to encourage the development and availability of affordable housing by ensuring that the addition of the affordable housing units to the City’s housing stock is proportional with the overall increase in new housing units.

This Chapter establishes standards and procedures to encourage the development and availability of housing that is available to a range of households with varying income levels.

Section 20.30.020 Applicability.

A. Applicability. The requirements established by this Chapter shall apply to all new residential and mixed-use projects with four (4) or more units, except as noted in Section 20.30.030 (Exempt Projects). The requirements of this Chapter shall apply to all developers and their agents, successors-in-interest, and assigns, proposing a residential or mixed-use project. All inclusionary units required by this Chapter shall be sold or rented in compliance with this Chapter.

Section 20.30.030 Exempt Projects.

The following are exempt from the requirements of this Chapter:

A. Project with Discretionary Approvals. A residential or mixed-use project that has obtained:

1. Discretionary approval in compliance with Title 20, Zoning Code, before the effective date of this Chapter; and

2. A building permit in compliance with the discretionary approval within twelve (12) months of the effective date of this Chapter; and

3. A Certificate of Occupancy in compliance with the same discretionary approval.

B. Project Exempted by State Law. A residential or mixed-use project that is exempt from this Chapter by State law.

C. Project Governed by Development Agreement. A project for which the City has entered into a previous development agreement (which has not expired prior to the effective date of this Chapter).

D. Small Housing Project. Notwithstanding the Inclusionary Requirements set forth in this Chapter, a private developer of a private housing development of three (3) residential units or less shall not be subject to the requirements of this Chapter.

E. Reconstruction Project. The reconstruction of a structure that has been destroyed by fire, flood, earthquake, or other act of nature; provided that reconstruction does not increase the number of residential units.

Attachment 2 Page 123 of 320
2 Section 20.30.040 Inclusionary Unit Requirements.

Residential and mixed-use projects shall incorporate the following as part of an onsite project:

A. Number of units required. Fifteen percent (15%) of the total number of dwelling units in a residential or mixed-use project shall be developed, offered to, and sold or rented to households at eighty percent (80%) or less of the area median income.

B. Fractional Units. In calculating the required number of inclusionary units, any fractional unit shall be rounded-up to a whole unit.

C. Project Completeness. A residential or mixed-use project application will not be determined complete until the developer has submitted a Housing Plan and Housing Agreement, which demonstrates the manner in which the requirements of this Chapter will be met.

D. Units for Sale. If a project consists of units for sale, fifteen percent (15%) of the total number of units in the project shall be sold to households at eighty percent (80%) or less of the area median income.

E. Rental Units. If the residential or mixed-use project consists of rental units, a minimum percent of the units shall be provided as follows:

1. A minimum of five percent (5%) of the units shall be rented to very low-income households; and

2. A minimum of five percent (5%) of the units shall be rented to very low-income or low-income households; and

3. The remaining five percent (5%) of the units shall be rented to very low-income, or low-income, or moderate-income households.

F. Displaced Households. On-site inclusionary units shall be required when very low, low, and/or moderate-income households are displaced. Any other provisions of this Chapter, notwithstanding, any project subject to this Chapter which results in the displacement of very low, low, and/or moderate-income household(s) shall be required to provide on-site inclusionary units as required by this Chapter.

G. Priority Processing. All residential and mixed-use projects providing inclusionary housing on-site, pursuant to the provisions of this Chapter, shall receive priority building department plan check streamlining, to the extent authorized by law.

H. Final Permit. The Final Construction Permit sign off, or Certificate of Occupancy, for the inclusionary units shall be issued prior to, or concurrently with, the proposed project.

I. Concessions. By providing all the required inclusionary units on the project site, the developer may request, and the City may consider granting, one or more of the following concessions:

3 1. Side Yard Setback. Zoning Code Table 20.16-2 Development Standards for Residential Zones and Section 20.56.050 2.a.ii. Side Yards. Deviate from side yard setback to require a five-foot (5’) setback for one-story with two additional feet (2’) for a second story and above; for a maximum side yard setback of seven feet (7’).

2. Distance Between Buildings. Zoning Code Section 20.56.050 E. requires 10 feet between buildings. Deviate from this standard subject to building, fire, and life safety requirements, and design review.

3. Parking. Zoning Code Table 20.64. For residential and mixed use with residential delete the requirement for one space in a garage. Allow all spaces to be outdoors either covered by a carport or uncovered.

Maintain required number of spaces.

4. Open Space. Zoning Code Section 20.16.060 A.1. allows private open space in the form of balconies, courtyards, at-grade patios, rooftop decks, or terraces; but does not allow private open in the required front yard. Allow private open space in the front yard subject to design review.

5. Density Bonus. Zoning Code Section 20.52.340. Maintain current standards allowing up to thirty five percent (35%) density bonus with a conditional use permit to exceed thirty five percent (35%). Densities and affordability requirements to be in compliance with state standards and updated accordingly.

Section 20.30.050 Alternatives to Providing On-Site Units.

As an alternative to developing required inclusionary units within an affected residential or mixed-use project in compliance with Section 20.30.040 (Inclusionary Unit Requirements), the requirements of this Chapter may be satisfied through one or more of the following alternatives, in compliance with this Chapter and Title 20 (Zoning Code).

A. Off-Site Units. Inclusionary units required by Section 20.30.040 (Inclusionary Unit Requirements), may be provided offsite, pursuant to Section 20.30.040 (Inclusionary Unit Requirements), if the inclusionary units are owned in whole or part, and operated, by a non-profit housing provider for the life of the project.

The following requirements must be met to satisfy the offsite option of this Chapter:

1. The developer shall identify an alternate site suitable for residential housing, which the developer either owns or has site control over (i.e., purchase agreement, option to purchase, lease) subject to City review to ensure that the proposed development is consistent with the City’s housing objectives and projects.

4 2. The offsite units shall be located within a one-quarter mile radius of the market-rate units.

3. The offsite units shall satisfy the requirements of Section 20.30.040.C.

D. and E. (Inclusionary Unit Requirements-Project Completeness, Units for Sale, and Rental Units).

4. The offsite units shall not count towards satisfaction of any affordable, or inclusionary housing obligation, that development of the alternative site with market-rate units would otherwise be subject to, pursuant to this Chapter.

Exceptions to the location of the offsite units specified in this Section may be granted by the City Council on a case-by-case basis.

B. Land Donation. A developer of a residential or mixed-use project may satisfy the Inclusionary Housing Requirement by dedicating land in-lieu of constructing restricted affordable units within the residential or mixed-use project if the City Council determines that all of the following criteria have been met:

1. The dedicated site is transferred to the City prior to commencement of construction of the residential or mixed-use project or is subject to an agreement between the developer and the City that sets forth a date certain for transfer of the dedicated site and such agreement is in the best interests of the City; and

2. The value of the dedicated site at the date of dedication or the date such agreement to dedicate is executed, as applicable, is greater than the in-lieu fee in effect at the date of dedication or the date such agreement to dedicate is executed, as applicable, multiplied by the number of otherwise required affordable units within the residential or mixed-use project; and

3. The dedicated site could accommodate at least the number of otherwise required affordable units within the residential or mixeduse project. Notwithstanding the above, the City shall not be required to construct restricted affordable units on the dedicated site, but may sell, transfer, lease or otherwise dispose of the dedicated site as necessary in furtherance of its inclusionary affordable housing goals.

C. Purchasing Affordable Housing Covenants. A developer may purchase affordable housing covenants for units in an existing residential or mixeduse project within the City. All such units shall be:

1. Reasonably dispersed throughout the residential or mixed-use project; and

2. Located in an area or areas of the City, as approved by the City Manager, or designee; and

5 3. Proportional in the number of bedrooms and location to the market rate units included in the developer's residential or mixed-use project; and

4. Comparable to the market rate units included in the residential or mixed-use project in terms of design, materials, finished quality, and appearance.

D. Substantially Rehabilitating Existing Housing. A developer may purchase and substantially rehabilitate existing market rate units, for conversion to affordable units. Substantially rehabilitating means:

1. Rehabilitating a dwelling unit that has substantial building and/or other code violations; and

2. Has been vacant for at least ninety (90) days; and

3. The unit is returned to the City's housing supply as decent, safe, and sanitary housing; and

4. The cost of the rehabilitation work exceeds twenty-five percent (25%) of the market value of the unit after rehabilitation.

E. In-Lieu Fee. The developer may choose to pay a fee in lieu of providing all or some of the inclusionary units as follows:

1. Amount of Fee. The amount of the fee shall be as required by the City Council’s Fee Resolution.

2. Timing of Payment. One-half of the in-lieu fee shall be paid (or a letter of credit posted) before issuance of a building permit for any part of the residential or mixed-use project. The remainder of the fee shall be paid before a Certificate of Occupancy is issued for any unit in the project.

3. Housing Trust Fund. Fees collected in compliance with this Section shall be deposited in the Affordable Housing Trust Fund.

Section 20.30.060 Standards.

The residential or mixed-use project shall conform with the requirements of Title 20, Zoning Code including, but not limited to, Chapters 20.16 (Residential Zones),

20.28 (Mixed-Use Zones), and 20.64 Off-Street Parking and Loading and all other applicable City, state, and Federal building and housing codes; and the following:

A. Relation to Market Rate Units. In relation to the market rate unit, all inclusionary units shall be:

1. Reasonably dispersed throughout the residential or residential portion of a mixed-use project; and

6 2. Proportional, in number, bedroom size, and location, to the market rate units; and

3. Comparable with the market rate units in terms of the appearance, base design, materials, and finished quality; and

4. Permitted the same access to project amenities and recreational facilities, as are the market rate units.

B. Timing of Construction. All inclusionary units shall be constructed and occupied concurrently with, or prior to the construction and occupancy of the associated market rate units. If the City approves a phased project, the required inclusionary units may be constructed and occupied in proportion to the number of units in each phase of the residential development; provided, that the last inclusionary unit in the project shall be constructed before the last market-rate unit.

C. Units for Sale. A unit for sale shall be subject to the following:

1. Time Limit for Inclusionary Restrictions. A unit for sale shall be restricted to the target income level group at the applicable affordable housing cost for a minimum of forty-five (45) years.

2. Certification of Purchaser. The developer and all subsequent owners of an inclusionary unit offered for sale shall certify, on a form provided by the City, the income of the purchaser.

3. Resale Price Control. In order to maintain the availability of inclusionary units required by this Chapter, the resale price of an owner-occupied inclusionary unit shall be limited to the lesser of the fair market value of the unit as established by a licensed real estate agent based upon three (3) comparable properties or the restricted resale price.

For these purposes, the restricted resale price shall be the greater of either the applicable affordable housing cost or an amount equal to the sum of:
a. The purchase price;
b. An amount equal to ten percent (10%) of any increase in the applicable affordable housing cost since the previous sale of the unit;
c. The adjusted amount of any capital improvements for which a building permit has been issued by the City and a Certification of Occupancy or similar final certification has been filed, or other improvements which adds assessed value to the unit; d. Any applicable transaction fee charged by a licensed real estate professional;

7 e. If the occupant has allowed the unit to deteriorate due to deferred maintenance, the restricted resale price shall be discounted in an amount equal to the costs necessary to bring the unit into conformity with Title 15, Buildings and
Construction.

4. Inheritance of Inclusionary Units. The following requirements apply in the event of death, that may occur prior to the expiration of the required affordability period:
a. Upon the death of one (1) of the owners, title in the property may transfer to the surviving joint tenant, tenant in common, or community property holder, without respect to the income eligibility of the household.
b. Upon the death of a sole owner or all owners, and inheritance of the inclusionary unit by a non-income-eligible inheritee, there will be a one (1) year compassion period between the time when the estate is settled and the time when the property must be sold to an income-eligible household. A non-eligible inheritee may request and the Council may waive this
requirement on the basis of hardships specified by the Council.

Alternatively, the Council may authorize their continued ownership with the unit rented at an affordable rate to an eligible household.
c. Upon the death of a sole owner, and there is no inheritee, upon legal advice provided by or at the behest of the City Attorney, the City Council will determine the process for assuring the unit is sold to an income qualifying household. The process can include but not be limited to public notices of unit availability and requirement for applications.

5. Forfeiture. If an inclusionary unit for sale is sold for an amount in excess of the resale price controls required by this Section, the buyer and the seller shall be jointly and severally liable to the City for the entire purchase price of the unit. Recovered funds shall be deposited into the Affordable Housing Trust Fund. Notwithstanding the foregoing, it shall be within the discretion of the City Manager, or designee, to allow the buyer and seller one hundred eighty (180) days to cure any violation of the resale price controls.

8 6. Price of Affordable Ownership Units. The affordable ownership units will be affordable to households with incomes eighty percent (80%) or less of the area median income The price of all affordable ownership housing units will be calculated based on payments to be made by the buyer that make up no more than thirty-five percent (35%) of the gross monthly target income level designated for a specific unit and shall include mortgage principal and interest, taxes, insurance, assessments, and homeowner fees, as applicable and adjusted for household size. Percentages allowed for the qualifying of the mortgage loan shall be determined by the lender or lenders involved with the income-qualified household.

D. Rental Units. A rental unit shall be subject to the following:

1. Time Limit. A rental unit shall remain restricted to the target income level group at the applicable affordable housing cost for fifty-five (55) years;

2. Certification of Renters. The owner of any rental inclusionary unit(s) shall certify to the City Manager, or designee, on a form provided by the City, the income of the tenant at the time of the initial rental and annually thereafter.

3. Forfeiture. Any lessor who leases an inclusionary unit in violation of this Chapter shall be required to forfeit to the City all money so obtained. Recovered funds shall be deposited into the Affordable Housing Trust Fund.

4. Rent for Affordable Rental Units. The affordable rental units will be leased at an affordable rent to very low-low, low, or moderate-income households in accordance with Section 20.30.040.E. (Inclusionary Unit Requirements – Rental Units). Affordable rents shall be determined annually on a city-wide basis by City staff based upon the area median income and utility allowances for Los Angeles County, as determined by the Federal Department of Housing and Urban Development, and the State Department of Housing and Community Development. If these agencies do not provide the information, the City of Cudahy will determine monthly rent amounts based on thirty percent (30%) of the targeted household’s gross monthly income.

5. Publication of availability of units. Whenever an inclusionary unit becomes available, the owner shall publish notices of the availability of the inclusionary unit in newspapers circulated widely in the City, including newspapers that reach minority communities. The notice should briefly explain what inclusionary housing is, state the applicable income requirements, indicate where applications are available, state when the application period opens and closes, and provide a telephone number for questions. Applications may require the name, address, and telephone number of the applicant; the

9 number of persons to occupy the household; and any other information relevant to determine whether the applicant is eligible to occupy an inclusionary unit. The owner shall submit proof of publication to the Director.

6. Notification to City. Whenever an inclusionary unit becomes available, the owner shall immediately notify the Director in writing.

7. Subsequent rental to income-eligible tenant. The owner of rental inclusionary units shall apply the same rental terms and conditions to tenants of inclusionary units as are applied to all other tenants, except as otherwise required to comply with this chapter (i.e., rent levels, occupancy restrictions, and income requirements) and/or government subsidy programs. Discrimination based on subsidies received by the prospective tenant is prohibited.

8. Changes in tenant income. If after moving into an inclusionary unit the tenant’s income eventually exceeds the income limit for that unit, the tenant may remain in the unit (the “original unit”) as long as his/her income does not exceed 140 percent of the income limit for the original unit. Once the tenant’s income exceeds 140 percent of the income limit for the original unit, the following shall apply:
a. If the tenant’s income does not exceed the income limits of other inclusionary units in the residential development, the owner may, at the owner’s option, allow the tenant to remain in the original unit at the tenant’s new applicable affordable housing cost, as long as the next vacant unit is redesignated for the same lower-income category applicable to the original unit.

If the owner does not want to redesignate the next vacant unit, the tenant shall be given one year’s notice to vacate the unit. If during the year, an inclusionary unit becomes available and the tenant meets the income eligibility for that unit, the owner shall provide the tenant with the opportunity to submit an application for that unit.
b. If there are no units designated for a higher income category within the residential development that may be substituted for the original unit, the tenant shall be given one year’s notice to vacate the unit. If within that year, another unit in the residential development is vacated, the owner may, at the owner’s option, allow the tenant to remain in the original unit and raise the tenant’s rent to market rate and designate the newly vacated unit for the original unit at the applicable affordable housing cost. The newly vacated unit must be comparable in size (i.e., number of bedrooms, bathrooms, square footage, etc.) and location (i.e., same floor, same view, etc.) as the original unit.

10 E. Documentation. The City Manager, or designee, may require the execution and recording of whatever documents are necessary or helpful to ensure enforcement of this Section; including but not limited to: promissory notes, deeds of trust, resale restrictions, rights of first refusal, options to purchase, and/or other documents, which shall be recorded against all inclusionary units.

F. General Prohibitions. The following general provisions shall be applicable for inclusionary units:

1. No person shall sell or rent an inclusionary unit at a price or rent in excess of the applicable affordable housing cost placed on the unit in accordance with this Chapter.

2. No person shall sell or rent an inclusionary unit to a person or persons that do not meet the income restrictions placed on the unit in accordance with this Chapter.

3. No person shall provide false or materially incomplete information to the City or to a seller or lessor of an inclusionary unit to obtain occupancy of housing for which that person is not eligible.

G. Principal Residency Requirement. The following shall apply to occupancy of an inclusionary unit:

1. The owner or lessee of an inclusionary unit shall reside in the unit, and the unit shall be the owner or lessees’ Principal Personal Residence, and shall be occupied by the owner or lessee, unless actively serving in the United States military.

2. Notwithstanding the above requirement, an owner or lessee may live elsewhere for a period of up to six (6) months every five (5) years on account of hardships; including, but not limited to, medical reasons, the need to assist family member(s) in crisis or medical need, and relocation for employment reasons.

3. No owner or lessee of an inclusionary unit shall lease or sublease, as applicable, an inclusionary unit without the prior permission of the City Manager, or designee.

4. Any person who purchases a designated ownership affordable unit pursuant to this Chapter shall occupy that unit as his or her principal personal residence for as long as he or she owns the affordable unit.

Such occupancy shall commence within six months following completion of the purchase, and be in accordance with other provisions of this Section.

H. Buyer/Tenant Selection and Screening. Buyer/tenant selection and screening shall be carried out by the developer, owner, City, or by the designated responsible party, at the sole expense of the developer. Included in the affordable housing plan submitted by the developer, shall be a proposed

11 marketing plan with an estimated timeline of events, which must be approved by the City.

The City of Cudahy will monitor the buyer/tenant selection and screening process through required monthly reports, and through the ability to review any and all files regarding the process at any time that city staff requests to do so. The City of Cudahy will possess the ability to halt any sale, break any lease, or break any rental agreement of an affordable unit at its discretion, for reasons to include, but not restricted to, the following: if the buyer/tenant selection and screening process was not strictly adhered to, or if the buying/lease/rental household is found not to meet the income qualifications.

Section 20.30.070 Housing Plan, Housing Agreement, and Livability Report.

A Housing Plan, Housing Agreement, and Livability Report shall be required as follows:

A. Housing Plan. No application for a Tentative Map, Parcel Map, Use Permit, or Building Permit to which this chapter applies shall be deemed complete until an Inclusionary Housing Plan is submitted with the application. At any time during the review process, the City may require from the developer additional information reasonably necessary to clarify and supplement the application or determine the consistency of the proposed Inclusionary Housing Plan with the requirements of this chapter. The developer shall submit an Inclusionary Housing Plan, as follows:

1. In a form specified by the City Manager or designee; and

2. Detailing how the provisions of this Chapter will be implemented for the proposed residential or mixed-use project; and

3. The location, structure (attached, semi-attached, or detached), whether for sale or rental, size of the proposed market-rate and inclusionary units, and the basis for calculating the number of inclusionary units; and

4. A floor or site plan showing the location of the inclusionary units; and

5. The income levels to which each inclusionary unit will be made affordable; and

6. For phased development, a phasing plan that provides for the timely development of the number of inclusionary units proportionate to each proposed phase of development as required by Section

20.30.060.B. (Standards – Timing of Construction); and

12 7. If the Inclusionary Housing Plan includes alternatives to on-site units, then the Inclusionary Housing Plan shall be subject to the review and approval of the City Council; and

8. All other Inclusionary Housing Plans shall be subject to the approval of the City Manager or designee; and

9. City Manager’s or designee’s decision shall be subject to appeal to the City Council. Any such appeal shall be filed within fifteen (15) days of the City Manager’s or designee’s, decision.

B. Housing Agreement. The developer shall execute and cause to be recorded an Inclusionary Housing Agreement. The Inclusionary Housing Agreement shall be as follows:

1. Shall be a legally binding agreement between the developer and the City; and

2. In a form and substance satisfactory to the City Manager or designee, and the City Attorney; and

3. Contain those provisions necessary to ensure that the requirements of this Chapter are satisfied, whether through the provision of inclusionary units or through an approved alternative method.

4. Each Inclusionary Housing Agreement shall include, at minimum, the following:
a. Description of the development, including whether the inclusionary units will be rented or owner-occupied;
b. The number, size and location of very low-, low- or moderateincome units; c. Provisions and/or documents for resale restrictions, deeds of trust, rights of first refusal or rental restrictions;
d. Provisions for monitoring the ongoing affordability of the units, and the process for qualifying prospective resident households for income eligibility; and
e. Any additional obligations relevant to the compliance with this Chapter.

5. Recording of Agreement. Each Inclusionary Housing Agreement shall be recorded against owner-occupied inclusionary units and residential projects containing rental inclusionary units, as applicable.

Additional rental or resale restrictions, deeds of trust, rights of first refusal, and/or other documents acceptable to the City shall also be recorded against owner-occupied inclusionary units. In cases where the requirements of this Chapter are satisfied through the development of off-site units, the Inclusionary Housing Agreement

13 shall simultaneously be recorded against the property where the offsite units are to be developed.

C. Discretionary Approvals/Issuance of Permits. The following shall apply to residential and mixed-use projects subject to the provisions of this Chapter:

1. Discretionary Approvals. No discretionary approval shall be issued for a residential or mixed-use project subject to this Chapter until the developer has submitted an Inclusionary Housing Plan.

2. Issuance of a Building Permit. No building permit shall be issued for a residential or mixed-use project unless the City Manager, or designee, or City Council per the provisions of this Section, has approved the Inclusionary Housing Plan, and any required Inclusionary Housing Agreement has been recorded.

3. Issuance of Certificate of Occupancy. A Certificate of Occupancy shall not be issued for a residential or mixed-use project subject to this Chapter unless the approved Inclusionary Housing Plan has been fully implemented.

D. Livability Report. Upon completion of a residential or mixed-use project, and a certificate of occupancy, or comparable permit, has been issued, the developer or project successor shall, by July 1st of each calendar year, submit a Livability Report to the City Manager, or designee, which shall be subject to the following:

1. Identify which units are inclusionary units; and

2. Identify the monthly rent (or total housing cost if an ownership unit); and Provide vacancy information for each inclusionary unit for the prior year; Verification of income of the household occupying each inclusionary unit throughout the prior year; and

3. All maintenance, and any applicable remodel costs of the prior year; and

4. Other information as may be required by the City Manager or designee.

Section 20.30.080 Enforcement.

A. Violation. Any violation of this chapter constitutes a misdemeanor.

B. Forfeiture of Funds. Any individual who sells or rents an inclusionary unit in violation of this Chapter shall be required to forfeit all money so obtained.

Recovered funds shall be deposited into the City’s Affordable Housing Trust Fund.

C. Legal Actions. The City may institute any appropriate legal actions or proceedings necessary to ensure compliance with this Chapter, including actions:

14 1. To disapprove, revoke, or suspend any permit, including a building permit, certificate of occupancy, or discretionary approval; and

2. For injunctive relief or damages.

D. Recovery of Costs. In any action to enforce this Chapter, or an Inclusionary Housing Agreement recorded hereunder, the City shall be entitled to recover its reasonable attorney’s fees and costs.

Section 20.30.090 Takings Determination.

A. Developer Request. In accordance with the procedures provided by this Chapter, a developer may request a determination as to whether the requirements of this Chapter, taken together with any density bonuses and any concessions or other incentives as applied to the residential or mixeduse project, would legally constitute a taking of property of the residential or mixed-use project without just compensation under the California or Federal Constitutions.

B. Burden on Developer. The developer has the burden of providing economic information and other evidence necessary to establish that application of the provisions of this Chapter to the project would constitute a taking of the property of the proposed project without just compensation.

C. City Council approved Inclusionary Housing Plan. If the Inclusionary Housing Plan is subject to the approval of the City Council, the developer may request the City Council to make a takings determination at the time it acts to approve or disapprove the Inclusionary Housing Plan.

D. City Manager, or designee, approved Inclusionary Housing Plan. If the Inclusionary Housing Plan is subject to the approval of the City Manager, or designee, the developer may request the City Manager, or designee, to make a takings determination within fifteen (15) days of the decision by the City Manager, or designee, to approve or disapprove the Inclusionary Housing Plan. The developer may appeal the City Manager’s, or designee’s, takings determination to the City Council within fifteen (15) calendar days after the date of the decision in compliance with this Chapter.

E. Presumption of Facts. In making the taking recommendation or determination, the City Council, City Manager, or designee, as appropriate, shall presume each of the following facts:

1. Application of requirements. Application of the inclusionary housing requirements to the residential or mixed-use project; and

2. Application of Density Bonus and Incentives. Application and utilization of all density bonuses and incentives available under state and local law; and

3. Product Type. Utilization of the most cost-efficient product type for the inclusionary units that would meet the standards of this Chapter; and

15 4. External Funding. The reasonable availability of external funding.

F. Modifications to Reduce Obligations. If it is determined that the application of the provisions of this Chapter would be a taking, the Inclusionary Housing Plan shall be modified to reduce the obligations in the inclusionary housing component to the extent, and only to the extent necessary, to avoid a taking.

If it is determined that no taking would occur through application of this Chapter to the residential or mixed-use project, the requirements of this Chapter shall remain applicable.

Section 20.30.100 Affordable Housing Trust Fund.

A. Establish a Housing Trust Fund. There is hereby established a separate fund of the City, to be known as the “Affordable Housing Trust Fund.” All monies collected in compliance with this Chapter, shall be deposited in the Affordable Housing Trust Fund.

Section 20.30.110 Administrative Fees.

A. Administrative Fees. The City Council may by resolution establish reasonable fees and deposits for the administration of this Chapter.

Section 20.30.120 Definitions.

A. Definitions. The terms used in this Chapter are defined in Chapter 20.88 (Definitions), “A Definitions” through “Z Definitions.” Section 20.30.130 Environmental Review.

A. Environmental Review Process. An inclusionary housing project, may be eligible for a streamlined environmental review process, and can be determined to be exempt from CEQA review as a Class 32 “In-fill Development Projects” exemption pursuant to CEQA Guidelines Section 15332 if the project meets all the conditions of an in-fill development project, and the City’s Inclusionary Housing Ordinance, as follows:

1. The project is consistent with the applicable General Plan designation and all applicable General Plan policies; and

2. The project will implement all applicable General Plan Environmental Impact Report mitigation measures; and

3. The project is consistent with all applicable zoning designations and regulations; and

4. The project is consistent with the City’s Inclusionary Housing Ordinance regulations; and

5. The proposed development occurs within the City of Cudahy city limits, on a project site of no more than five (5) acres substantially surrounded by urban uses; and

16 6. The project site has no value as habitat for endangered, rare, or threatened species; and

7. Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality; and

8. The project site can be adequately served by all required utilities and public services; and

9. The City reserves the right to require special studies including but not limited to hazardous wastes, soils analysis, traffic impacts, and any other analysis/studies as deemed necessary to adequately identify potential environmental impacts and resulting mitigation measures.

Cudahy Municipal Code
Chapter 20.88

DEFINITIONS
The following definitions should be added to Cudahy Municipal Code Chapter 20.88 Definitions:

Sections:

Section 20.88.020 A definitions.
“Adjusted for Household Size “means 70% adjustment for a household of one person, 80% adjustment for a household of two persons, 90% adjustment for a household of three persons, 100% adjustment for a household of four persons, 108% adjustment for a household of five persons, 116% adjustment for a household of six persons, 124% adjustment for a household of seven persons, 132% adjustment for a household size of eight persons. For households of more than eight persons, adjustments shall be made in accordance with applicable HUD regulations. “Adjusted for Household Size Appropriate for the Unit” means for a household of one person in the case of a studio unit, two persons in the case of a one-bedroom unit, three persons in the case of a two-bedroom unit, four persons in the case of a threebedroom unit, and five persons in the case of a four-bedroom unit. “Administrative Fee” means a fee established by the City Council of the City of Cudahy to recover all costs reasonably borne in providing the administration, enforcement, regulation, products, or services of Title 20, including Chapter 20.30. “Affordable Housing Unit” means housing that is restricted to occupancy at an affordable rent or an affordable housing cost to Moderate-Income Households (as defined in California Health and Safety Code Section 50093 and its implementing regulations), Low-Income Households (as defined in California Health and Safety Code Section 50079.5 and its implementing regulations) or Very Low-Income Households (as defined in California Health and Safety Code Section 50105 and its implementing regulations).
“Affordable Housing Cost” means affordable housing cost as defined in Health and Safety Code Section 50052.5
“Affordable Housing Trust Fund” means a housing trust fund established by the City Council of the City of Cudahy to provide financial assistance for the development, acquisition and rehabilitation of housing affordable to extremely low, very low, low, and moderate income households that live or work in the City. “Affordable Rent” means affordable rent as defined in Health and Safety Code Section 50053.

Attachment 3 Page 139 of 320
Section 20.88.040 C definitions.
“Costs Reasonably Borne” as used and ordered to be applied in this chapter, are to consist of the following elements:
(a)All applicable direct costs including, but not limited to, salaries, wages, overtime, employee fringe benefits, services and supplies, maintenance and operation expenses, contracted services, special supplies, and any other direct expense incurred;
(b)All applicable indirect costs including, but not restricted to, building maintenance and operations, equipment maintenance and operations, communications expenses, computer costs, printing and reproduction, and like expenses when distributed on an accounted and documented rational proration system;
(c)Fixed assets recovery expenses, consisting of depreciation of fixed assets, and additional fixed asset expense recovery charges calculated on the current estimated cost of replacement, divided by the approximate life expectancy of the fixed asset. A further additional charge to make up the difference between book value depreciation not previously recovered and reserved in cash and the full cost of replacement, which also shall be calculated and considered a cost so as to recover such unrecovered costs between book value and cost of replacement over the remaining life of the asset;
(d)General overhead, expressed as a percentage, distributing and charging the expenses of the city council, city manager, finance department, city clerk, city treasurer, city attorney's office, community development, personnel office, and all other staff and support service provided to the entire city organization; overhead shall be prorated between tax-financed services and fee-financed services on the basis of said percentage so that each of the taxes and fees and charges shall proportionately defray such overhead costs;
(e)Departmental overhead, expressed as a percentage, distributing and charging the cost of each department head and his or her supporting expenses as enumerated in subsections (a), (b), and (c) of this section;
(f)Debt service costs, consisting of repayment of principal, payment of interest, and trustee fees and administrative expenses for all applicable bond, certificate, or securities issues or loans. Any required coverage factors of added reserves beyond basic debt service costs also shall be considered a cost if required by covenant within any securities ordinance, resolution, indenture, or general law applicable to the city.
(g)Costs for public facilities determined necessary to provide city services to new development pursuant to California Government Code Sections 66000-66008, may be amended or renumbered from time-to-time.

Section 20.88.050 D definitions.
“Designee” means a person who has been officially chosen to do or be something: a person who has been designated.
“Developer” means any association, corporation, firm, joint venture, partnership, person, or any entity or combination of entities which seeks City development permits or approvals.

Section 20.88.090 H definitions.
“HCD” The California Department of Housing and Community Development or its successor.
“HUD” The United States Department of Housing and Urban Development or its successor.

Section 20.88.100 I definitions.
“Income Household 30%” means a household whose gross income does not exceed the 30% income limits applicable to the Los Angeles-Long Beach Primary Metropolitan Statistical Area, adjusted for household size, as published and periodically updated by HUD.
“Income Household 50%” means a household whose gross income does not exceed 50% of the area median income, adjusted for household size, as published and periodically updated by HUD. 50% income households include 30% income households.
“Income Household 80%” means a household whose gross income does not exceed 80% of the area median income, adjusted for household size, as published and periodically updated by HUD. 80% income households include 50% income households.
“Inclusionary Housing In-lieu Fee” means a fee paid to the City by a residential or mixed-use developer pursuant to Chapter 20.30. to assist the City in the production of affordable housing.
“Inclusionary Housing Unit Development Cost” means the City’s average costs to develop a unit of housing affordable to 30% income households, 50% income households, 80% income households or moderate-income households. “Inclusionary Ownership Housing Cost” means for moderate income households whose gross incomes exceed that maximum income limits for 80% income households, inclusionary housing cost shall not be less than 28% of the gross income of the household, nor exceed the product of 35% times 110% of the area median income adjusted for household size appropriate for the unit. “Inclusionary Unit” means a dwelling unit that will be offered for sale or rent to very low, low, or moderate-income households, at an affordable housing cost in compliance with Chapter 20.30.
“Income Eligibility” Income eligibility is based upon the gross income of the household, including the income of all wage earners, elderly or disabled family members, and all other sources of household income.

Section 20.88.130 L definitions.
“Low-Income Household” is a household as defined in California Health and Safety Code Section 50079.5 and its implementing regulations.

Section 20.88.140 M definitions.

“Market-rate unit” means dwelling units in a residential or mixed-use project that are not units identified as affordable units in Section 20.88.020 Affordable Units. “Moderate-Income Household” is a household as defined in California Health and Safety Code Section 50093 and its implementing regulations.

Section 20.88.170 P definitions
“Principal Personal Residence” in accordance with Internal Revenue Service determinations:
 Where you spend the most time.
 Your legal address listed for tax returns, with the USPS, on your driver’s license, and on your voter registration card.
 The home that is near where you work or bank, recreational clubs where you’re a member, or other family members’ homes.

Section 20.88.190 R definitions
"Residential development" means any development consisting of dwelling units as defined in Title 20. It does not mean: 1. Any addition to an existing single-family home; or 2. Repair or replacement of a residential building which has been accidentally damaged or destroyed by natural causes or human activity provided there is no increase in the number of dwelling units.

Section 20.88.210 T definitions.
“Total housing costs” means the total monthly or annual recurring expenses required of a household to obtain shelter. For a rental unit, total-housing costs shall include the monthly rent payment and utilities. For an ownership unit, total-housing costs shall include the mortgage payment (principal and interest), homeowners' association dues, mortgage insurance, taxes, utilities, and any other related assessments.

Section 20.88.230 V definitions.
“Very Low-Income Households” means a household as defined in California Health and Safety Code Section 50105 and its implementing regulations.

CITY OF CUDAHY

AFFORDABLE HOUSING IMPACT FEE NEXUS
STUDY
FINAL
JANUARY 6, 2022
Oakland Office Corporate Office Other Regional Offices
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TABLE OF CONTENTS
EXECUTIVE SUMMARY .......................................................................... 2 Background and Study Objectives 2
Affordable Housing Impact Fee Schedule 2

1. NEXUS ANALYSIS........................................................................ 3 Nexus Approach 3
Housing Affordability in Cudahy 3
Market Rate Rents 3
Market Rate Housing Affordability 4
Market Rate Housing Prototypes and Gross Income 6
Market Rate Rental Prototype 6
Market Rate For Sale Prototype 7
Aggregate Income 7
Induced Employment Impacts 8
Affordable Housing Development Costs 11
Affordability Gap and Maximum Fee Calculation 11

2. IMPLEMENTATION...................................................................... 13 Impact Fee Program Adoption Process 13
Inflation Adjustment 13

2 Executive Summary
This report documents an analysis of affordable housing impact fees needed to fund new development’s share of affordable housing induced by the household spending associated with new market rate development.

Background and Study Objectives
The City of Cudahy is currently considering the implementation of an inclusionary housing ordinance. As part of this effort to address the City’s ongoing unmet housing needs, Cudahy is considering implementing an affordable housing fee on new development projects and inclusionary housing regulation. The purpose of the affordable housing fee is to mitigate the impact of new market rate development on the demand for affordable housing.

To adopt a development impact fee, a local jurisdiction must demonstrate the reasonable relationship (or “nexus”) between the development projects paying the fee and the fee that is charged. This nexus study quantifies the connection between the development of market rate housing and the demand for affordable housing units.

This residential nexus study examines the household income and spending generated by the new market rate households renting or buying new units in Cudahy. Using the IMPLAN economic model, the household spending associated with new development is translated into new induced job growth. These induced jobs will be at various wage rates; though many induced jobs will earn lower wages. Low-wage households cannot reasonably afford to pay for market rate housing in Cudahy, a housing impact fee can be justified to bridge the difference between what these new households can afford to pay and the cost of developing modest housing units to accommodate lower income households associated with induced job growth.

Affordable Housing Impact Fee Schedule
The maximum justified affordable housing impact fee schedule is summarized in Table E.1. The fees shown here are the maximum supportable under state law. The City can adopt any amount up to the amounts shown here.

Fee per
Square
Foot
Maximum Impact Fee per New Rental Unit $ 62
Maximum Impact Fee per New For Sale Unit $ 104
Source: Table 11.

Table E.1: Maximum Justified Affordable Housing
Impact Fees

3 1. Nexus Analysis
This chapter details an analysis of the need for affordable housing required to accommodate lower-income employees that support growth within the City of Cudahy. It documents a reasonable relationship between new development and a fee to fund affordable housing.

Nexus Approach
New residential development generates population growth. Residents who can afford to purchase or rent this new housing then spend their disposable income in the city. Consequently, this increased spending results in the need to hire new workers to accommodate the increased demand for goods and services associated with new development. This analysis establishes the connection between the increase in household spending associated with new development and the number of new workers that will be hired by local businesses to meet that demand.

Employment growth provides occupations at various wage and salary levels. Low wage workers cannot afford market rate housing within the City of Cudahy, so an affordable housing impact fee can be calculated to bridge the gap between what low wage workers can afford to pay for and the cost of providing that housing.

The analysis presented here defines the upper limit for a housing impact fee to be charged on new rental and for-sale housing to mitigate impacts on affordable housing needs. The maximum fee is not necessarily the recommended fee.

Housing Affordability in Cudahy
This section of the chapter evaluates housing affordability in Cudahy, using Department of Housing and Community Development State Income Limits and current market rate rent data.

Table 1 displays the Los Angeles County income limits, as identified by HUD.

Table 1: 2021 Los Angeles County Income Limits
Persons per HH: 1 2 3 4 5 6 7 8
Median Income 56,000 64,000 72,000 80,000 86,400 92,800 99,200 105,600 Extremely Low 24,850 28,400 31,950 35,450 38,300 41,150 44,000 46,800 Very Low Income 41,400 47,300 53,200 59,100 63,850 68,600 73,300 78,050 Low Income 66,250 75,700 85,150 94,600 102,200 109,750 117,350 124,900 Median Income 56,000 64,000 72,000 80,000 86,400 92,800 99,200 105,600 Moderate Income 67,200 76,800 86,400 96,000 103,700 111,350 119,050 126,700 Source: Department of Housing and Community Development, State Income Limits 2021.

Market Rate Rents
Willdan gathered data regarding existing market rate rents in Cudahy. This information will inform the assumption of the household income necessary to rent a housing unit in Cudahy at the market rate. Costar, a commercial real estate market analytics data source was used to identify the current effective rent per bedroom for multifamily rentals in Cudahy. The current effective asking rent, by number of bedrooms is shown in Table 2.