Cudahy City Council
September 5, 2023

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Figure 5.5

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Figure 5.6

The modifications to current zoning constraints to the residential rental study allows for a substantial gain in site performance. The scenario increases density to 15 Units (33 du/ac, 82% max density of the highest-density residential zone (HDR)), consisting of (8) 2 Bedroom, (5) 1 bedroom, and (2) studio units. The required common open space is adjusted to 180 SF per unit, with allowance for a portion of the common space to be used as fire turnaround. The private open space is reduced to 100 SF per unit, with the balconies allowed to project into the 7’ side setback up to 3’. The guest parking standards have been reduced from 0.5 guest spaces per unit to 0.25 guest spaces per unit, lowering the parking requirement for this scenario from 30 to 26 spaces ((1,2 beds): 1.5 spaces/dwelling unit, one in a garage + 0.25 guest spaces) and ((studio): 1 space/du, not garaged + 0.25 guest spaces)). See Figures 5.7 and 5.8 to see results of the modified standards.

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Figure 5.7

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Figure 5.8
The mixed-use scenario was studied by taking the most restrictive zoning standards among the City’s mixed-use districts. See these standards in Figures 5.9 and 5.10. With a current FAR of 1.0 this provides a site with 78 Units (31 du/ac, 78% max density) consisting of (42) 2 Bedroom, (21) 1 bedroom, and (15) studio units and 30,500 SF of retail space, on a site of 2.5 acres. Common open space requirements are 280 SF per unit and private open spaces are to be 200 SF per unit.

Parking under current standards require retail spaces to provide 1 space per 300 SF, additionally residential parking standards reflect the typical ((1,2 beds): 1.5 spaces/dwelling unit, one in a garage + 0.5 guest spaces) and ((studio): 1 space/du, not garaged + 0.5 guest spaces)). This results in 275 spaces in this scenario which are split between 81 surface and 194 structured in 2 levels or single level with parking lifts to accommodate both parking requirements.

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Figure 5.9

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Figure 5.10

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Figure 5.11
The modifications to this mixed-use development scenario increase performance and density of the site by increasing FAR limits to 1.5, resulting in a site with 100 Units (40 du/ac, 100% max density) consisting of (42) 2 Bedroom, (34) 1 bedroom, and (24) studio units and an increased retail space of 39,600 SF. The common open space has been adjusted to 180 SF per unit and the private open space reduced to 100 SF per unit. In this scenario retail parking standards have been reduced by 20% and residential guest parking standards reduced to 0.25 per unit ((1,2 beds): 1.5 spaces/dwelling unit, one in a garage + 0.25 guest spaces) and ((studio): 1 space/du, not garaged + 0.25 guest spaces)). The adjustments result in 277 spaces which are split between 40 surface and 237 structured in 2 levels or single level with parking lifts to accommodate both parking requirements. See Figures 5.12, 5.13, and 5.14 to see results of the modified standards.

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Figure 5.12

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Figure 5.13
Figure 5.14

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As a result of these studies, the City is committing to the following changes in Program 27:
• Amend the definition of “family” in the zoning code
• Eliminate the 15 dwelling units per acre limit on sites that are less than half an acre • Increase the FAR limit to 1.5 in the CMU zone
• Eliminate the one acre minimum for mixed-use projects • Eliminate the 15 feet by 15 feet required open space for ownership projects • Count fire turnaround within the open space area
• Allow permeable, porous materials in the driveway right of way • Reduce private open space requirement to 100 square feet per unit. The City shall require a total of 280 square feet of open space per unit.
• Allow building that are two stories or higher to have balconies projecting into the side setback approximately 3 feet, leaving a minimum balcony setback from the side property line of 4
• Reduce guest parking to 0.25 spaces per unit
Processing And Permit Procedures
The Development Code stipulates the residential types permitted, conditionally permitted, development review permit, or prohibited in each zone allowing residential uses. The City permits various residential uses by right in their respective zones, as identified in Table 5.2.

Table 5.2
Housing Types Permitted by Zone District
Residential Use ZONE
LDR MDR HDR Civ MU Com MU I-I
1 DU P P P NP NP NP
2-4 DU CUP P P NP NP NP
5+ DU CUP P P P P P
Residential Care < 6P P P P NP NP NP
Residential Care > 6P NP CUP CUP NP CUP NP
Emergency Shelter NP NP NP P P NP
Single-Room Occupancy P
Manufactured Homes P P P NP NP NP
Mobile-Home Parks NP NP CUP NP NP NP
Transitional Housing P P P P P NP
Supportive Housing P P P P P CUP
2nd Unit P P P NP NP NP
P= Permitted; CUP= Conditional Use Permit; NP=Not Permitted Source: City of Cudahy Building & Planning Departments
Permitted Uses are those uses allowed without discretionary review, in designated areas, if the project complies with all development standards. Roughly 50% of the City is zoned for the highest density residential designation, with under 10% low density residential. The remaining commercial is focused on Atlantic Avenue (roughly 6%), with approximately 12% industrial, and the remaining is public/institutions/parks/streets. Because of such high concentration of higher

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density zoning, new development under the permitted zoning densities is not found to be inconsistent with the nature, condition and development of adjacent uses, buildings, or structures.

Cudahy’s municipal code complies with many major stipulations of state law:
• In the Development Code, any employee housing providing accommodations for six or fewer employees shall be deemed a single-family structure pursuant to California Health & Safety Code Section 17021.5.
• State law also requires local governments to permit manufactured or mobile homes meeting federal safety and construction standards on a permanent foundation in all single-family residential zoning districts (Section 65852.3 of the California Government Code). In Cudahy, a manufactured/factory-built house is a single-family detached dwelling unit and is treated as such.
• Transitional housing and supportive housing shall be considered a residential use of property and shall be subject only to those restrictions that apply to other residential dwellings of the same type in the same zone. Transitional housing and supportive housing shall be approved by right in all residential zones. • The definition of “family” may limit access to housing for persons with disabilities when municipalities narrowly define the word, illegally limiting the development of group homes for persons with disabilities, but not for housing similar sized and situated families. The City’s Development Code will be amended to include the following definition of Family: means one or more persons living together in a dwelling unit, with common access to, and common use of all living, kitchen, and eating areas within the dwelling unit. This definition does not discriminate nor limit access to housing for persons with disabilities.

Processing Time
The time required to process a project varies greatly from one project to another and is directly related to the size and complexity of the proposal and the number of actions or approvals needed to complete the process. Table 5.3 identifies the typical processing time most common in the entitlement process. It should be noted that each project does not necessarily have to complete each step in the process (i.e., small scale projects consistent with the General Plan and Zoning standards do not generally require Environmental Impact Reports (EIR), General Plan Amendments, Rezones, or Variances).

Also, certain review and approval procedures may run concurrently. For example, a ministerial review for a single-family home would be processed concurrently with the design review, typically taking 3-6 months. Similarly, entitlements for multiple family residential projects can be

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run concurrently, and typically takes 3-6 months to process. The City also encourages the joint processing of related applications for a single project. As an example, a rezone application may be reviewed in conjunction with the required site plan and tentative tract map. Such procedures save time, money, and effort for both the public and private sector.

Table 5.3
Timeliness for Permit Procedures
Type of Approval or Permit Typical Processing Time
Ministerial Review 2 weeks
Zoning Clearance 1-2 weeks
Minor Development Review Permit 2-3 weeks
Conditional Use Permit 3 months
Major Development Review
Permit/Design Review
3-6 months
Zone Change 3 – 6 months
General Plan Amendment 3-6 months
Site Plan Review 2 weeks
Tract Maps 3 months
Parcel Maps 3 months
Initial Environmental Study 1 month
Environmental Impact Report 3-6 months
Other
Source: City of Cudahy Building & Planning Departments
Following approval of a planning entitlement the typical processing time for an applicant to submit a residential building permit (plan check) request has been four to six weeks. Review and issuance of a typical residential building permit request averages 2-4 weeks, depending on the complexity of the project. The challenges of meeting the City’s share of the regional housing need have not been hindered by the City’s development application nor building permit processes.

During the COVID-19 pandemic, even with closure of some City offices, the City still provided planning and building services, remotely and onsite in accordance with state and federal regulations. Additionally, the City continues to offer electronic plan check.

Zoning Clearance
The City has a zoning clearance process which is an administrative review undertaken by the Community Development Director. Currently, the review takes approximately 2 weeks. While the zoning clearance process has not affected housing cost, supply, timing or approval certainty to date, the code currently describes this review as discretionary. To rectify this classification, within Program 27 the City commits to classify review of the Director of Community Development as ministerial in nature, removing requirements for CEQA analysis.

Single family residential projects, including expansions less than 50% of existing floor area, façade improvements, and accessory structures not visible from the public street and conversions of existing living areas into existing structures to an accessory dwelling unit, are subject to approval

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through a zoning clearance. If the developer/owner wishes to appeal, the appeal will be heard by the Planning Commission.

Development Review Permit
The City approves minor and major residential projects through a development review process.

If a minor development review permit triggers a negative declaration, mitigated negative declaration, or environmental impact report, the project shall be referred to the planning commission for review and approval. Generally, major development review approval is by the Planning Commission and minor development review approval is by the Director of Community Development.

Single family residential projects, including new construction, expansions over 50% of the existing floor area, expansions under 50%, façade improvements, and accessory structures visible from the public street, all second story additions, and accessory dwelling units, are subject to approval or denial from the Director of Community Development. If the developer/owner wishes to appeal, the appeal will be heard by the Planning Commission.

Multifamily residential projects, including new construction (including second stories, proposing 3 or more dwelling units), expansion (including accessory structures and second stories over 50% of the existing gross floor area), and fences or walls with 3 or more dwelling units, proposing a fence within the front yard setback over 42 inches in height, are subject to approval by the Planning Commission. If the developer/owner wishes to appeal, the appeal will be heard by the City Council. Projects with 2 units or less are subject to approval by the Director of Community Development. If the developer/owner wishes to appeal, the appeal will be heard by the Planning Commission.

In the City of Cudahy, according to CMC 20.16.130 and CMC 20.16.130, design review is conducted as a part of the development review permit process. CMC 20.15.130 states “to ensure architectural compatibility of new buildings and structures, design review shall be performed by the director of community development, or his or her designee, or by the planning commission as part of the development review permit procedures.” According to this code section, “design review shall focus on the color, material, and design of proposed buildings or structures.” The Director of Community Development, or his or her designee, or Planning Commission shall have the authority to request an existing building or structure to be improved or rehabilitated if one or more dwelling units are proposed on a lot. The City’s current design review standards through the development review permit process include both objective and non-objective standards.

The development review findings in CMC 20.16.130 (which do not apply to zoning clearances) are as follows:

1. Consistency. The project is consistent with the general plan, any applicable specific plan, all applicable provisions of this zoning code, all other city ordinances and regulations, and any plan of another governmental agency made applicable by statute or ordinance.

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2. Proportionality. The height, bulk, and other design features of structures are in proportion to the building site, and external features are balanced and unified so as to present a harmonious appearance.

3. Design. The project design contributes to the physical character of the community, relates harmoniously to existing and anticipated development in the vicinity, and is not monotonously repetitive in and of itself or in conjunction with neighboring uses, and does not contribute to excessive variety among neighboring uses.

4. Site Layout. The site layout and the orientation and location of structures and their relationship to one another and to open spaces, parking areas, pedestrian walks, signs, illumination, and landscaping achieve safe, efficient, and harmonious development.

5. Site Development. The grading and site development show due regard for the qualities of the natural terrain and landscape and do not call for the indiscriminate destruction of trees, shrubs, and other natural features.

6. Signs. The design, lighting, and placement of signs are appropriately related to the structure and grounds and are in harmony with the general development of the site.

7. Equipment and Service Areas. Mechanical equipment, machinery, trash, and other exterior service areas are screened or treated in a manner that is in harmony with the design of the structures and grounds.

8. Compatibility. The project shows proper consideration for adjacent residentially zoned or occupied property and does not adversely affect the character of such property.

The zoning code provides the only set of guidelines that promote certainty in the evaluation of these findings. However, the code is not explicit in giving objective development and design review standards with which to evaluate all of these findings. Through Program 12 (Neighborhood Preservation) the City commits to establish objective design standards for residential and commercial development to assist the City’s development review processes in maintaining and creating safe, attractive, healthy neighborhoods. These objective design standards will be utilized during hearings and they will be developed by 2025.

Among 18 projects subject to major development review permits, approximately half of the projects were approved through one Planning Commission and the other half were approved through one Planning Commission meeting and one City Council meeting. Given the relatively quick timelines associated with review procedures in Cudahy (especially as compared to neighboring Los Angeles), these processes have not markedly affected housing cost, supply, timing or approval certainty. Nevertheless, the City recognizes that some procedures do not comply with best practices and/or State laws, and as a result will address these issues:
• Since not all approval findings are objective, the City commits to revising these findings to be objective through Program 27.
• Since design review approval findings are not all objective, the City will develop objective design standards in Program 12.
• Additionally, in Program 27, the City commits to increasing the number of units that trigger Planning Commission development review from 3 units to at least 5 units.

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• In Program 27, the City shall classify development review by the Director of Community Development as ministerial in nature.

Conditional Use Permits
As described in Table 5.2, some uses may require a Conditional Use Permit. The City recognizes that certain uses, due to the nature of the use, intensity, or size, require special review to determine if the use proposed, or the location of that use; is compatible with surrounding uses; or if through the imposition of conditions on the development and use, it can be made compatible with surrounding uses. The conditional use permit is provided for this purpose and to ensure compatibility with zoning regulations and with surrounding properties. The code currently requires a CUP for multifamily development in the LDR zone.

The Planning Commission shall consider applications for a Conditional Use Permit and may, with or without conditions, approve any application that is in general accord with the following principles and standards based on findings and conclusions drawn from information and evidence presented at a public hearing. Conditional Use Permits shall be granted only when the Planning Commission determines that the proposed development or activity complies with all of the following findings:

A. Consistency. The use shall be consistent with the general plan and consistent with the integrity and character ofthe zone in which it is to be located.

B. Site suitability. The site for a proposed conditional use is adequate in size and shape to accommodate the yards, walls and fences, parking and loading, landscaping, and other development standards prescribed in this zoning code, or required by the Planning Commission, City Council, or other authorized agent in order to integrate the conditional use with the land and uses in the neighborhood.

C. Neighborhood compatibility. The Planning Commission shall consider the nature, condition, and development of adjacent uses, buildings, and structures and the effect the proposed conditional use may have on such adjacent uses, buildings, and structures.

D. Access and circulation. The site for a proposed conditional use should relate to streets and highways adequate in width and pavement to carry the kind and quantity oftraffic such use would generate. Adequate provisions for public access are available to serve the use.

E. Utilities and services. Adequate provisionsfor water, sewer, and public utilities and services are available to ensure that the use will not be detrimental to public health and safety.

F. Safety and welfare. The use will not be detrimental to the public interest, health,safety, convenience, or welfare. The Planning Commission may apply such conditions to a

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proposed conditional use asit deems necessary to protect the public health,safety, and general welfare,
The process for a Conditional Use Permit, application through one Planning Commission hearing takes approximately three months.

Through Program 27 (Zoning Code Review) the City commits to removing the CUP requirement for multifamily development in the LDR zone. The removal of this CUP requirement reduces housing cost, as developers no longer have to pay the $2,660 fee for the City to process their application for a CUP. Additionally, developers will be more likely to pursue the development of multifamily housing within an additional zone of the City, in addition to the MDR and HDR zones.

The removal of a CUP requirement in the LDR zone opens more of the City up to multifamily development, without the added step and cost of a CUP. Additionally, developers will not have to wait on their CUP to be processed through City systems, reducing the time developers must spend during the entitlement process. Lastly, multifamily development in LDR zones is more certain, without the CUP requirement which allows the City more power to apply conditions to the approval of multifamily development in the LDR zone. The City commits to removing this requirement in Program 27.

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Development Agreement
Development agreements are required for certain new development projects in the Mixed-Use, Entertainment, and HDR zones. Development agreements in the City must contain information regarding the duration of the agreement, permitted use of the property, density and intensity of the use, maximum height and size of proposed buildings, any provisions for the reservation or dedication of land for public purposes, and a provision for periodic review of the applicant’s compliance with the terms of the agreement. Development agreements shall be approved by resolution through the City Council.

According to the City, rather than viewing the development agreement requirement as a hurdle to development, developers of multifamily housing in the HDR and Mixed-use zones have generally appreciated the development agreement process. Developers may view this requirement favorably because they are able to gain more concessions through a development agreement process. City code allows for height bonuses of up to three stories to be granted through a development agreement in some areas. Additionally, financial assistance may be available through a development review process. And last, developers have been able to identify community needs throughout the public development review process.

The City reports that according to the 18 most recent residential project approvals, approximately half of the projects were approved through one Planning Commission and the other half were approved through one Planning Commission meeting and one City Council meeting. The projects that required two hearings were subject to the HDR zone development agreement requirement. Additionally, one project 48 unit project required 3 hearings. The first and second hearings were with the Planning Commission, who needed more time and eventually denied the project. The developer/owner appealed to the City Council and the City Council approved the project during the third hearing.

Thus, although the development agreement requirement is generally benign or even favorable to development, the requirement has impacted the timing and approval certainty of some new housing developments. As a result, in Program 27, the City commits to removing this development agreement requirement for new development in the HDR and Mixed-Use zones.

Development agreements will still be permitted for applicants which want to seek bonuses beyond those offered by State law, financial assistance or other City assistance.

Subdivisions
The subdivision of land is regulated by Title 19 of the Cudahy Municipal Code and by the State of California Subdivision Map Act. Tentative parcel maps are required when a project proposes to subdivide land into four or fewer parcels. Tentative parcel maps require a public hearing and approval of the Planning Commission. This process takes approximately three months. Projects proposing the creation of more than four parcels require a tentative tract map. Tentative tract maps require a public hearing before the Planning Commission with final action by the City

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Council. This process takes approximately three months and can include an additional month due to scheduling the final map for City Council action.

Density Bonus
The City’s code complies with State density bonus law, and the City has a consistent recent track record of processing applications for density bonuses, concessions and waivers. Approximately half of recent projects have included bonus units, concessions or waivers.

Accessory Dwelling Units
The “2nd Unit” or Accessory Dwelling Unit is identified in Table 5.2 as not permitted in the mixeduse zones. This regulation is not in compliance with statutory requirements. Additionally, the City will review development standards and make amendments as necessary to provide incentives and promote development of accessory dwelling units for very low-, low-, and moderate-income households. Review could include exploring and pursuing available state funding, fee reductions, pre-approved plans, and homeowner/applicant assistance tools. Program 3 is amended to include the following:

The City will update the accessory dwelling unit requirements within the Zoning Code, and update the Ordinance, to comply with statutory requirements. The City will review development standards and make amendments as necessary to provide incentives and promote development of accessory dwelling units for very low-, low-, and moderate-income households. Review could include exploring and pursuing available state funding, fee reductions, pre-approved plans, and homeowner/applicant assistance tools. Amendments to the Zoning Code will be completed in 2023.

Compliance with the State’s Public Resources Code 21080.1 and 21080.2 The City of Cudahy’s Municipal Code does not include language in compliance with the State’s Public Resources Code 21080.1 and 21080.2. Program 27 addresses this constraint.

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SB 330 Streamlining
The City’s timelines are consistent with those contained in SB 330 Housing Crisis Act of 2019. For example, SB 330 limits the number of public hearings on a housing development to five. In 2021 the City approved a 179 unit affordable housing project for seniors which included one Planning Commission hearing and two City Council hearings. The State law also reduces the time that the City has to approve or disapprove an application under the permit streamlining act. Further, the City is prohibited from downsizing (reducing density) unless an equivalent acreage is upsized (increasing density). The City has not downzoned properties and in fact during 2018 the City significantly increased the densities for the residential zones.

The City’s Zoning Code includes provisions that allow the Community Development Director to approve a development review application for minor projects. The Planning Commission includes the design review process when considering a development review permit. Both levels of review shorten the review time by allowing administrative approval in one case and combining entitlements in the other case. Additionally, the City’s Zoning Code includes provisions that allow the Community Development Director to approve a minor modification or amendment to a project. This allows a project to continue through the building permit and constructions phases without going back through a hearing process which would add time to project development. In 2022 the City adopted the Inclusionary Housing Program which included an environmental review streamlining process for eligible projects.

SB 35 Processing Procedure
Senate Bill (SB) 35 requires cities and counties to streamline review and approval of eligible affordable housing projects by providing a written process for ministerial approval, exempting qualifying projects from CEQA review. SB 35 can be utilized in a City when the State determines the City has made insufficient process towards their lower-income RHNA. In Cities where the State has made this determination SB 35 allows for streamlined ministerial approval of proposed developments with at least 50% affordability. If the City is also determined to have made insufficient progress towards their moderate-income RHNA, the City is subject to the more inclusive streamlining for developments with at least 10% affordability.

The City of Cudahy is subject to SB 35 streamlining at this time, specifically the more inclusive streamlining for developments with at least 10% affordability. 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.

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According to SCAG 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.

As noted previously, the City’s Zoning Code includes provisions for streamlining. Examples included the design review process, combining applications allowing for one hearing for all entitlements rather than separate hearings for each entitlement, and the recently approved environmental review streamlining process for Inclusionary Housing projects. The City’s development codes are generally permissive of development; therefore, there is no need to circumvent and streamline. However, the City of Cudahy commits to creating a SB 35 checklist and written procedure for processing SB 35 applications (Program 27). The City will also make information available to developers of eligible projects.

Summary
Despite some of the constraints noted above, the City has a very aggressive schedule for reviewing, processing, and taking action on projects. Housing cost and timing for development have generally both not been greatly impacted as the City’s approval processes are quite quick and will become quicker through the changes in Program 27. Approval certainty in the City may impact the supply of housing when we consider larger housing projects, as developers might not be willing to take risk if they are not confident their project will be approved. The development agreement requirement for new development in the HDR and mixed-use zones is likely the reason that developers are sometimes uncertain about the certainty that their development will be approved. Therefore, in Program 27, the City commits to removing this development agreement for new development in the HDR and Mixed-Use zones.

As discussed above, Program 27 (Zoning Code Review) commits to several other development review process changes as stated previously in this section and directly in Program 27.

Additionally with the adoption of the Inclusionary Housing Program in 2022, the City is also aggressively pursuing the development of affordable housing, as part of a residential project and a mixed-use with a residential component project. This includes incentives for constructing the affordable units on-site and eligibility for an environmental review permit streamlining process.

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Local Ordinances – Analysis of Adopted Ordinances that Directly Impact the Cost and Supply of Housing
The City of Cudahy is surrounded by the incorporated cities of South Gate, Bell, Bell Gardens, and Huntington Park; therefore, the City does not have the ability to expand the City’s boundaries and has not adopted any growth control policies. The City has imposed no moratoria or prohibitions against multifamily housing developments. In 2020 the City issued 119 residential permits, which included six new homes, and permits for electrical, plumbing, and mechanical improvements. In 2020 the City approved projects totaling 221 units, of which 184 were for very low-income households. The City has not adopted any ordinances pertaining to rent control, short term rentals or crime-free rental housing.

In 2022 the City adopted an Inclusionary Housing Ordinance furthering the City’s commitment to providing a variety of affordable housing opportunities throughout the City. Below is a summary of some of the requirements/regulations included in the Inclusionary Housing Program (adopted as an Ordinance, Zoning Code Amendment):

Applicability
• All new residential and mixed-use projects with 4 or more units to provide affordable units.
• For sale units: 15% of total units in the project shall be sold to households at 80% or less of county median income; 45-year affordability. • Rental units: 5% very-low income, 5% very-low or low, 5% very-low, low, or moderate income; 55-year affordability.
• Fractional Units. In calculating the required number of inclusionary units, any fractional unit shall be rounded-up to a whole unit.

Concessions – Incentives to Provide Units On-Site
• Reduced side yard setbacks.
• Decrease distance between buildings.
• Include private open space in front yard as part of open space requirement. • Eliminate parking garage requirement, maintain number of parking spaces. • Maintain City’s density bonus provisions.

Standards
• The affordable units shall be dispersed throughout the project. • The affordable units shall be comparable in design, appearance, and size. • The affordable units shall be constructed concurrently with the market rate units.

Housing Plan, Housing Agreement, Livability Report
• Housing Plan: Required with project application. Identifies for-sale and rental units, location of units, and income levels.

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• Housing Agreement: Recorded document that goes with the land. Identifies affordability requirements, resale restrictions, and monitoring ongoing affordability.
• Livability Report: Required to be submitted to City annually.

This Housing Element includes amendments to existing programs, such as State Density Bonus Law which contributes to land cost reductions. Additionally, this Housing Element includes new programs such as the Single Room Occupancy, Implementation of the Inclusionary Housing Program, and Zoning Code Review (parking standards for medium and high-density residential projects and use category for residential care facilities) which will contribute to increasing the supply of housing.

Effects of the Inclusionary Housing Ordinance
The City does not anticipate effects on housing supply resulting from the inclusionary housing ordinance; a 15% affordable requirement is typical and within the threshold that does not require special review from HCD. However, in Program #28 (Implementation of the Inclusionary Housing Ordinance), the City commits to monitoring housing production. Should negative effects be observed, the City will revise the ordinance to remove the constraint.

The development standard concessions, or incentives, identified in the Ordinance can be allocated on a discretionary basis by the City Council. However, State Density Bonus Law already allows developers to pursue affordable housing concessions to be processed on a ministerial basis. Therefore, in Program #28, the City commits to modifying concessions to be ministerial in nature and to expanding the number of potential incentives.

Environmental Review
The City conducts environmental reviews for all development projects, consistent with the requirements of the California Environmental Quality Act (CEQA). CEQA requires an environmental analysis for all projects that are not exempt. Projects with potentially significant impacts typically require preparation of either a Mitigated Negative Declaration with special studies, or an Environmental Impact Report (EIR). Preparation of these reports adds time and costs to the development review process and may require additional expenses if additional measures are required to mitigate potential environmental impacts.

Some projects are “categorically exempt” from CEQA because they comply with certain thresholds such as limited size or scope or because there is no reasonable possibility that they have the potential to significantly affect the environment. Article 19 of the CEQA Guidelines lists the types of projects that are normally exempt, including replacement or rehabilitation of existing facilities, construction, or conversion of small structures, and minor alterations to existing land.

Certain residential projects providing affordable urban, agriculture, or urban infill housing that meets specified acreage, affordability, and unit criteria are also exempt from CEQA by statutory

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law. The requirements for environmental review apply statewide and are not particular to Cudahy alone, so they represent little or no constraints to housing development in the City.

Applicable projects funded with CDBG or other sources of federal funding (depending on the administration of the funding source), are also subject to the requirements of the National Environmental Policy Act (NEPA).

In 2022 the City adopted an Inclusionary Housing Program with an environmental review permit streamlining process. The Inclusionary Housing Program requires residential and mixed-use with a residential component project to include affordable units as part of the project. 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

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
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 Development Fees
The City charges two types of fees, planning entitlement fees(Table 5.5) and development impact fees (Table 5.6) to process plans submitted for residential projects and to finance the provision of important services needed to accommodate housing and population growth. Fees and exactions are used to finance public facilities, roadways, water and sewer infrastructure, schools, and other community services. Nearly all these fees are assessed through a pro rata share system,

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based on the magnitude of the project’s impact or the extent of the benefit that will be derived.

The fees have not been found to act as a constraint to the development of housing in Cudahy.

The City is scheduled to regularly review its permit processing fees annually to ensure that they reflect the costs associated with the review process. The fee review will provide a basis for reducing fees which may be posing a constraint to housing production, and at the same time allow the City to recoup costs associated with individual developments. The City currently posts all planning entitlement fees the maximum justified impact fees on the City’s website:

Planning Entitlement Fee Schedule
https://www.Cityofcudahy.com/DocumentCenter/View/221/Planning-Fee-Schedule-PDF Maximum Justified Impact Fee Summary
https://www.Cityofcudahy.com/DocumentCenter/View/774/Development-Impact-Fees The following tables identify the planning and development schedule, and the maximum justified impact fees.

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Table 5.4
Planning and Development Fee Schedule
(as amended May 3, 2022)
Application Fee $
Conditional Use Permit (CUP) 5,000.00
Variance (VAR) 5,000.00
Zoning Change 7,500.00
Sign Permit 240.00
Environmental Impact Report/Negative
Declaration
10,000.00 Deposit
County Registrar 75.00
Minor Development Review 1,200.00
Subdivision Map Review (TM) 7,500.00
Tentative Map Consideration (TPM) 4,225.00
Admin Appeal 1,100.00
Planning Commission/City Council Appeal 2,300.00
Rebuild Letter/Zoning Verification 225.00
Temporary Use Permit Admin 562.50
Code Amendment 7,500.00
Lot Line Adjustment 2,000.00
Development Review Permit 5,000.00
Development Agreement 10,000.00 Deposit
Source: City of Cudahy July 2022

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Table 5.5
Maximum Justified Impact Fee Summary
Land Use $ Traffic Facilities $ Parks and
Recreation
Facilities2
$ General
Government
Facilities
$ Total (Onsite
parking)3
Residential Fee
per Dwelling Unit
Single Family 2,037.00 11,624.00 1,395.00 15,056.00
Multifamily 1,365.00 10,303.00 1,237.00 12,905.00
Nonresidential –
Fee per 1,000 Sq.

Ft.

Commercial 3,174.00 - 196.00 3,370.00
Office 3,174.00 - 233.00 3,407.00
Industrial 1,945.00 - 110.00 2,055.00 1 Mitigation Fee Act fee shown n. Quimby fees in lieu of parkland dedication only apply to development occurring in subdivisions.

Quimby in-lieu fees are $37,884 per single family unit and $33,579 per multifamily unit. 2Assumes that development project provides parking onsite. Maximum justified fee of $29,170 in-lieu of providing one space onsite. Refer to City’s municipal code parking standards for detailed parking requirements. Source: City of Cudahy, July 2022 ON-/OFF-SITE IMPROVEMENTS
The guidance from HCD indicates:

The element must also describe and analyze the impact of on-and off-site improvement standards including street widths, curb, gutter, and sidewalk requirements, landscaping, circulation improvement requirements and any generally applicable level of service standards or mitigation thresholds.

Developers of residential subdivisions in Cudahy are required to construct streets, curbs, gutters, sidewalks, sewer and water lines, street lighting, and trees located in the public rights-of-way within and adjacent to a subdivision. These facilities are then dedicated to the City, which is responsible for maintenance. On- and off-site improvements add to the total cost of developing housing, but are costs associated with the provision of infrastructure and services necessary for the health and safety of the public, including new residents of the subdivision. Because residential development cannot take place without the addition of adequate infrastructure, site improvement requirements are not seen as a constraint to the development of housing.

The City’s review of two recently approved projects, a 5 unit development at 5306 Clara Street and a 42 unit development at 4936-38 Live Oak Street, did not find that the City requires any

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significant on-site or off-site improvements from developers. As the City does not ask for significant improvements, the cost and supply of housing is not impacted.

The majority of the residential areas in Cudahy are built out. The vacant sites are dispersed throughout the City and are fairly small in size. The Program states that beginning in 2024 the City will establish development incentives including providing assistance with compliance with the state’s Subdivision Map Act requirements, fee reductions, ADA compliance, and infrastructure support. The City will work with the development community and property owners to develop information that will assist with consolidating lots. Consolidating the vacant sites will also eliminate the “hop scotch” effect of improvements on one site, with no improvements on a middle site, then improvements on the other adjacent site. The City has been successful in acquiring state and federal funding to upgrade roadways and other infrastructure. This includes safe routes to schools which provide safe pedestrian access by improving the frontages and providing safe access for students and all of Cudahy’s citizens. Caltrans Active Transportation Program (ATP) funding providing non-motorized active and active transportation improvements for all users, and other HSIP funding.

The ability to widen streets to accommodate additional auto volumes is extraordinarily limited.

Most streets are classified and built as two-lane streets with on-street parking. Due to the builtout nature of Cudahy, all developed and vacant sites in the City are already served by infrastructure including roads, sewer, water, storm drains, and utilities. There are no septic systems or wells located in the City. The specific requirements for public works improvements, underground utilities, water, sanitation, and streets are described below:

Public Works Improvements: Projects must dedicate land for street widening and construct or repair curb, gutter, sidewalks, pave to the centerline of all streets adjacent to the development parcel if they exceed the valuation level. In addition, developers are responsible for construction or upgrading of sewer and water mains, storm drains, streetlights, fire hydrants, street trees, and street signs. Construction is required concurrent with project development and a performance bond for the construction must be obtained before the issuance of building permits. In certain situations where construction is infeasible, the City may accept an in-lieu fee equal to the cost of construction.

Underground Utilities: Although the City does not have an established underground utility district, the City still requires that existing overhead and new lines be underground.

Water: The City of Cudahy is served by three water agencies, including Tract 349 Mutual Water Company, Tract 180 Mutual Water Company, and Golden State Water Company. Through the Development Review Permit (DRP) the Los Angeles Consolidated Fire District (LACFD) requires a water flow test to be conducted (with the respective water company) for any new development to ensure capacity to support the development. If the test comes back not meeting the minimum threshold, then the developer works with the City on facility upgrades.

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Sanitation: Projects that require a new connection to the public sewer must pay a sewer connection fee to the Los Angeles County Sanitation District. Permits must be obtained before the issuance of City building permits.

Streets: The 2040 General Plan Circulation Element identifies the City’s circulation system, including the following streets and their respective classification:
• Arterial – Atlantic Avenue is the only major highway in Cudahy. • Collector – Otis Avenue, Salt Lake Avenue, Wilcox Avenue, Clara Street, and Santa Ana Street.
• Local – Patata Street, Live Oak Street, and Cecelia Street, while they carry high volumes of cross-town traffic, are classified as local streets.

The General Plan recognizes that street right-of-way is basically fixed in Cudahy and does not recommend any widening of collector or local roadways.

The Circulation Element also includes a plan for incorporating bicycle facilities as part of the City’s overall circulation network. The only Class 1 bikeway (trail dedicated exclusively for the use of bicyclists) in Cudahy extends along the banks of the Los Angeles River channel, on the east side of the City and is under the jurisdiction of Los Angeles County. Depending on the scope of the development project and existing conditions, bicycle facilities could also be required as part of the street improvements.

The required street width construction for a typical subdivision would include 20-foot driveways and 60-foot rights-of-way for local streets. However, few properties in the City are large enough to require local streets. Flexibility on street widths can be allowed with a specific project application taking into consideration the potential impacts of the project and existing conditions.

The City is reviewing adoption of specific street standards. This Element includes an amendment to Program 14 Infrastructure Availability, as follows: The City will further review and adopt specific standards for streets, including bicycle facilities and ADA accessibility.

Constraints On Housing For Persons With Disabilities
As noted in the Special Needs section of the Housing Needs Assessment Report, persons with disabilities have several housing needs related to accessibility of dwelling units; access to transportation; employment, and commercial services, and alternative living arrangements that include on-site or nearby supportive services.

The City ensures that new housing developments comply with California building standards (Title 24 of the California Code of Regulations) and federal requirements for accessibility.

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Procedure For Ensuring Reasonable Accommodations
In 2018, as part of the comprehensive update to the Development Code, the City established a formal procedure for individuals with disabilities seeking equal access to housing to request a reasonable accommodation to zoning regulations, as provided by the Federal Fair Housing Amendments Act of 1988 and California’s Fair Employment and Housing Act, and to establish criteria to be used when considering these requests. The purpose of the reasonable accommodation process is to provide flexibility in the application of land use, zoning or building regulations, policies, or procedures for individuals with disabilities or developers of housing for persons with disabilities when it is necessary to eliminate barriers to equal housing opportunities.

A request for reasonable accommodation may be made by any person with a disability, or a representative ofsuch person, when the application of a zoning, land use, or building regulation, policy, or practice acts as a barrier to equal housing opportunity. If a reasonable accommodation request is approved, the request shall be granted to an individual and shall not run with the land unless the Director of Community Development determine:

1. The modification is physically integrated into the residential structure and cannot easily be removed or altered to comply with applicable codes or

2. The accommodation is to be used by another disabled person.

The Community Development Director or Building Official, as appropriate, shall have the authority to consider and act on requests for reasonable accommodation consistent with the California Fair Employment and Housing Act, the Federal Fair Housing Act, Section 504 of the Rehabilitation Act, and the Americans with Disabilities Act. The following findings must be analyzed, and adopted before any action is taken to approve or deny a request for reasonable accommodation:

A. The housing that is subject to the request will be used by an individual with a disability, as defined under California Fair Employment and Housing Act, the Federal Fair Housing Act, Section 504 ofthe Rehabilitation Act, and the Americans with Disabilities Act.

B. The request for reasonable accommodation is necessary to make specific housing available to an individual with a disability.

C. The requested reasonable accommodation would not impose an undue financial or administrative burden on the City.

D. The requested reasonable accommodation would not require a fundamental alteration in the nature of a City program or law, including but not limited to land use and zoning.

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E. There are no other alternative reasonable accommodations that may provide an equivalent level of benefit at a similar cost while providing greater consistency with the City’s laws and regulations.

The Community Development Director shall issue a written determination within 30 days of receipt of a completed application that either grants, grants with modifications or denies a request for reasonable accommodation There have not been negative impacts imposed by this process or the findings. Rather, it has been beneficial to the City and community that the City established a formal procedure for individuals with disabilities seeking equal access to housing to request a reasonable accommodation.

5.3 MARKET CONSTRAINTS ON HOUSING DEVELOPMENT
Market Constraints
Production cost factors such as land acquisition and improvement, construction material and labor, financing, overhead costs, and fees, are market constraints which impact the affordability of housing.

Land Cost / Construction Cost
The cost of housing in Cudahy has increased in the last few years as land values, construction costs, and finance charges continue to increase. The diminishing supply of land available for residential construction has driven land and housing costs upward. The City typically has little control over the market fluctuations that affect housing costs. Land values across the U.S. rose on average 8% in 2021, which is an increase over 2020 rates. This trend will affect the overall cost of developing new housing units in the City and the State in general.

Land, construction, and financing costs represent the most significant nongovernmental constraints in the production of housing for most income groups in Cudahy. Land costs in Cudahy are generally high due to high demand and the limited supply found in a built-out City. Land costs are seldom less than $27,000 per unit (multifamily), and construction cost in the general Los Angeles area may range from $150 to $300 per square foot. A typical multi-family residential building lot in Cudahy sells for over $375,000.

Construction costs include both “hard” and “soft” costs such as labor and materials (hard), and soft costs such as architectural and engineering services, development fees, construction financing, and insurance.

Sales of land that is developable for multi-family residential uses in Cudahy over the past five years average about $2 million per acre, or $50,000 to 80,000 per developable unit.

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This Housing Element includes the following amendments to the existing programs, amended proposed to minimize, where feasible, the nongovernmental constraints impacting housing in Cudahy: Program 1 Adequate Sites, 2 Housing Information, and 5 Affordable Housing Incentives.

Availability Of Financing
An inventory of local lending institutions revealed that loans are available in the area to qualified clients.

Housing Crisis
Residential vacancy rates and the location of the City within the Los Angeles basin are two market constraints that affect the affordability of housing. As Los Angeles development areas continue to expand, Cudahy and the surrounding cities are becoming an increasingly convenient area in which to live. Housing prices will continue to rise due to this demand. As previously mentioned, just over 1.9% of the housing stock within the Cudahy is vacant. This translates into a demand for housing in the region exceeding the available supply, which inflates both the rental and ownership housing prices. If land values, construction costs, and interest rates continue to increase in the long-term, the cost of all new housing will rise accordingly.

As indicated above, the City has no control over the market fluctuations that may affect housing costs because market conditions result from a complex interplay of national economic policies and general economic conditions. Inflation in the cost of goods and especially housing means that many families find themselves unable to afford suitable housing. The lack of sufficient income causes more working people to share the cost of a home. As a result, overcrowding is common, and the housing choice of many households is severely restricted. This situation is further aggravated in periods of high unemployment as experienced in the last two years due to the COVID-19 pandemic and the threats of eviction of tenants and foreclosure on mortgaged properties.

Redlining practices have not been observed in Cudahy, as the City’s housing market is not characterized by wide disparities in prices. The Long Beach Fair Housing Foundation monitors redlining practices in the Southern California region, including the City and has found that redlining practices do not appear to be a problem.

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6 Evaluation of the Previous Housing Element
The City of Cudahy’s prior Housing Element was adopted and certified by HCD in 2018. The City must assess the effectiveness of its existing housing goals, policies, and programs (adopted in the 2013-2021 Housing Element). Since adoption of the previous Housing Element the City experienced a slight reduction in population from 24,076 persons in 2017 to 23,937 in 2020.

Cudahy’s estimated RHNA allocation for 2014 -2021 was 318 units. The estimated RHNA allocation for 2021-2029 is 393 units. Between 2015 and 2021 119 building permits were issued for residential construction. Additionally, in 2021 the City approved a 179 unit project with 100% of the units affordable for seniors.

As part of the City’s update to the General Plan, in 2018 the City increased densities for single family residential from nine to 15 dwelling units per acre, for medium density residential from 12 to 25 dwelling units per acres, and for high density residential from 20 to 40 dwelling units per acre. Additionally, in 2018, 2019 the City rezoned 14 acres to higher densities in the high density residential and commercial zone districts from 14.52 dwelling units/acre to 20 dwelling units/acre to meet the RHNA allocation.

During the 2013-2021 planning period the City did not receive any building permit requests for ADU’s; therefore, no ADU’s were constructed.

In 2020 the City provided funding, through the CDBG Rehabilitation Program, for two single family homes.

The City successfully continued to provide updated infrastructure with the Local Roadway Safety Plan (LRSP) for traffic safety analysis, HSIP Cycles 6 and 7 funding for pedestrian, bicycle, and vehicular traffic safety improvements, and ATP Cycle 2 funding for 12 crossing locations near schools, mid-block, and across major arterials.

The City continued to adjust the Building Department and Code Enforcement procedures to be in compliance with changing Federal and State COVID-19 regulations, while still maintaining high levels of service for the community.

Due to Federal and State mandated COVID-19 restrictions, the City temporarily suspended the provision of hot meals. However, the City did institute an interim food services program until such time as the previous hot meal program could be reinstated. This interim program included the facilitation of frozen meals to seniors provided by the Human Services Association (HAS). The City also provided bi-weekly and monthly units of groceries to residents via the Community Development Block Grant (CDBG)-funded Food Distribution project.

The goals and policies adopted in the City’s 2040 General Plan and included in the 2013-2021 Housing Element are appropriate to carry forward to the 2021-2020 planning period. A list of the

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goals and policies is included in Chapter 7. The program evaluation is included in this Chapter.

The evaluation included the accomplishments of each program against the objectives established in the 2013-2021 Housing Element, explains any discrepancy in program achievements, and recommends programmatic changes for inclusion in the 2021-2029 Housing Element. The status of each action item and the effectiveness of implementing that item are discussed in Table 6.1.

Table 6.1
Review of 2013-2021 Housing Element Programs
Measure Implementation
Status
Continue/Modify/Delete
Housing
Information
Program
The City shall establish a
promotional campaign to
area developers. The
campaign shall promote
the City of Cudahy and
existing investment
opportunities. The City
shall work with local
business groups (such as
the Chamber of Commerce
and Building Industry
Association) on promoting
available incentives to new
development. The City will
work with local early care
and education advocates to
create an information
handout to inform
developers, business
groups, and households
about the available early
care and education
services.

Time Frame:
2013
Responsibility:

Community
Development
Director
Funding Source:

City General
Fund and other
funding sources
as available.

Promotional
materials were
developed and
distributed in 2014;
updated on an
ongoing basis.

Modify: to include updated
terminology, and preparation
of a residential data base in
2023.
(Program 2 Housing
Information)
Second Unit
Ordinance
The City of Cudahy allows
second units on singlefamily lots, as required by
State law. This has led to
second units on most lots
in the Low Density
Residential (LDR) Zone and
has added to the current
housing stock.

Time Frame:

Ongoing 2013
Responsibility:

Community
Development
Director
Funding Source:

City General
Fund
During 2013-2021
the City did not
receive any
building permit
requests for second
units; therefore,
there were no
second units
constructed.

Modify:

Renamed Program 3
Accessory Dwelling Units:

Update, statutory compliance.
2023
Development
Monitoring
Program
The City shall develop a
system for assessing the
potential impacts from new
development. The City will
require all new
development to undergo
an assessment to ensure
that adequate
infrastructure is available
to serve the development.

Time Frame:
2013
Responsibility:

Community
Development
Director
Funding Source:

City General
Fund and other
The Study was
completed in 2014.

The City initiated
and adopted a
Development
Impact Fee Study in
2021/2022.

Delete

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Measure Implementation
Status
Continue/Modify/Delete
The feasibility of a Mello
Roos fee for the upgrade of
existing infrastructure
(including roads, water
lines, etc.) will be explored
for future implementation.
funding sources
as available.

Manufactured
Housing
The City allows
manufactured homes and
modular units on singlefamily lots. This permits
the use of manufactured
homes as affordable
housing alternatives.

Time Frame:
2013
Responsibility:

Community
Development
Director
Funding Source:

City General
Fund
Program was
implemented in
2013/2014.

Delete
Affordable
Housing
Incentives
In order to encourage the
development of affordable
housing units, the City shall
provide developers with
incentives and shorten the
permit process for lowincome and senior citizen
housing projects. The City
shall compile information
on available financing
mechanisms and federal,
state and local programs
and agencies that provide
funding assistance for
housing projects shall be
made available to
developers. Cooperative
ventures with developers
on housing projects may
also be initiated by the
City.

Time Frame:
2013
Responsibility:

Community
Development
Director
Funding Source:

City General
Fund
The program
began in 2013 and
is ongoing.

The City adopted
an Inclusionary
Housing Ordinance
in 2022 including
incentives related
to parking, height,
design review, and
open space.

Modify: to include updated
terminology; and provide
specifics. 2024 (Program 5
Affordable Housing
Incentives)
CDBG
Information
Programs
The City shall continue
housing programs on
housing development,
infrastructure,
rehabilitation and job
development, as allowed
by the CDBG program. It
shall coordinate with the
County Housing Authority
in implementing programs
outlined in the
Comprehensive Housing
Affordability Strategy
(CHAS) for Los Angeles
County. The City shall
prepare a brochure
outlining available housing
assistance and
rehabilitation programs in
Time Frame:
2013
Responsibility:

Community
Development
Director
Funding Source:

City General
Fund
The program is
ongoing and
monitored annually
(coinciding with the
fiscal year). Since
2014, the City has
used CDBG funds
for Code
Enforcement,
Single-unit Housing
Rehabilitation
Program, Business
Assistance
Program, Senior
Activities Program,
Food Distribution
Program, and two
construction
projects at Clara
Continue
(Program 6 CDBG
Information)

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Measure Implementation
Status
Continue/Modify/Delete
the City. It shall distribute
these to property owners
and make them available at
City Hall. The brochure
shall encourage residents
to participate in the Section
8 housing assistance
payments program and the
housing voucher program
through the Los Angeles
County Housing Authority.
(The City is not applying
for other federal
programs, although it has
evaluated potential
participation in the HOME,
HOPE and other housing
loan programs of HUD).

Park and Cudahy
Park.

Housing
Conversion
Program
The City shall take the lead
in coordinating efforts for
the preservation of
subsidized housing projects
in Cudahy. To help
conserve the low-income
units at risk of conversion,
the City may provide
technical assistance to nonprofit groups interested in buying the projects. It may
aggressively look for an
agency to buy the property
or help the residents
establish an association to
buy the project.

Time Frame:
2013
Responsibility:

Community
Development
Director
Funding Source:

City General
Fund CDBG
funds, and
other funding
sources as
available.

The City continued
to provide services
as needed. In 2022
the City adopted
the Inclusionary
Housing Program.

Options to on-site
development of
affordable units
included an option
to purchase at-risk
units and retain
affordability.

Another option
included payment
of in-lieu fees.

These fees could be
combined with
other funding
sources to
purchase sites for
affordable housing
and/or assist with
construction costs.

Modify. Combined with
Program 7 At-Risk
Preservation and Program 4
Replacement Housing
2024
Inclusionary
Housing
Program
The City shall explore the
feasibility of requiring
affordable housing units
within new housing
developments. This may be
promoted by density
bonuses and other
incentives, coupled with a
use restriction on the
affordable units. The City
may also require
developers to provide a
minimum percentage of
Time Frame:
2013
Responsibility:

Community
Development
Director
Funding Source:

City General
Fund and other
funding sources
as available.

The City initiated
the Inclusionary
Housing Program in
2021 and adopted
the Program in
2022.

Delete (program was
adopted; however,
implementation will begin in
2022 and will be ongoing).

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Measure Implementation
Status
Continue/Modify/Delete
affordable housing or pay
fees, dedicate land or
establish agreements with
other agencies for the
construction of affordable
units off site. To address
Cudahy’s overcrowding
problems, the City shall
include in this study, the
available options to
requiring or encouraging
large dwelling units (2
bedrooms or more) within
new development. This
may likewise be promoted
by incentives to the
allowable density and less
stringent development
standards. The
inclusionary housing study
shall be initiated by the
Department of Community
Development, with funding
from the General Fund to
the extent of available
resources. The study and
associated ordinance or
program will be completed
by December 2015.

Housing
Maintenance
and
Conservation
The City of Cudahy has an
ongoing program for the
maintenance and
conservation of the existing
housing stock. There are
programs aimed at the
conservation of older
housing units which are in
good condition to maintain
the units as affordable
housing options.

Rehabilitation and property
maintenance programs
ensure that living
conditions are safe and
decent for all households.

Time Frame:
2013
Responsibility:

Community
Development
Director
Funding Source:

City General
Fund and CDBG
funds.

In 2020 two homes
received funding
through the CDBG
program.

There have been
no demolitions or
removal of mobile
homes.

Continue (Program 8 Housing
Maintenance and
Conservation)
Tenant Minor
Home Repair
Program
The City shall continue to
apply for Community
Development Block Grants
for housing rehabilitation
programs in the City. These
funds shall be used to offer
technical assistance and
loans under the Tenant
Minor Home Repair
Time Frame:
2013
Responsibility:

Community
Development
Director
Funding Source:

City General
Fund and other
This is an ongoing
program.

Two homes
received repair
assistance in 2020.

Delete (Combined with
Program 8 Housing
Maintenance and
Conservation)

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CITY OF CUDAHY 2021 HOUSING ELEMENT UPDATE
Measure Implementation
Status
Continue/Modify/Delete
program, as well as to
implement housing
rehabilitation programs
which provide low interest
loans, grants, and technical
assistance to property
owners. The program is
ongoing and will continue
to be managed and
monitored annually
(coinciding with the fiscal
year) by the Community
Development Department
and financed through CDBG
funds. The Tenant Minor
Home Repair Program is
complaint driven;
complaints are filed with
the City’s Code
Enforcement department
which then schedules
follow up inspections and
provides tenants with
information to resources.

Furthermore, the tenants
may be referenced to the
City’s Housing Department
to seek possible financial
assistance.
funding sources
as available.

SRO Hotels The City shall preserve
single-room occupancy
(SRO) hotels and strictly
enforce ordinances
regarding property
maintenance and fire and
safety standards to
safeguard the public
health, safety, and welfare
of tenants. Code
enforcement efforts on
hotels and motels in the
City have led to the
upgrading and renovation
of two local motels. The
City does not allow SRO
hotels to be used as
permanent housing but will
encourage their use as
emergency and transitional
shelter for the homeless.

The regulation on the
maximum stay of 30 days
by motel guests has abated
the use of SRO hotels are
permanent housing. The
Time Frame:
2013
Responsibility:

Community
Development
Funding Source:

City General
Fund
This program is
ongoing,
implemented, and
monitored annually
(coinciding with the
fiscal year).

Homeless persons
in the City
decreased from 76
in 2019 to 23 in
2020. In 2020 seven
homeless persons
were placed in
permanent
housing, six in
interim housing,
and 23 in rapid
housing.

Modify. Program 9 Hotel and
Motel Resources, and
New Program 25 Single Room
Occupancy Units
2023

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CITY OF CUDAHY 2021 HOUSING ELEMENT UPDATE
Measure Implementation
Status
Continue/Modify/Delete
City regularly checks hotel
records to ensure that this
regulation is followed. To
encourage the use
213ells”213ells by
”homeless” individuals, the
City continuously works
with hotel managers on
making rooms available for
emergency/transitional
housing and makes
community service
agencies in the area aware
of the facilities. The City
also refers persons in need
to these facilities. Vouchers
shall be solicited from the
hotel, local businesses,
charitable agencies, and
other
organizations/individuals
to provide short-term stays
at the hotels. The 160
rooms available in local
hotels are adequate to
serve the temporary
housing needs of homeless
individuals in the area.

Development
Standards to
Allow uses
The City shall modify its
Municipal Code to allow
the development,
maintenance, and
improvement of Emergency
Shelters, SRO’s,
Transitional Housing, and
Supportive Housing to
address constraints and
facilitate the development
of low income housing
throughout the City. The
City shall refer person in
need to these facilities.

Time Frame:
2013
Responsibility:

Community
Development
Director
Funding Source:

City General
Fund and other
funding sources
as available.

Zoning Code
Amendments
completed in 2018.

Modify: Update, statutory
compliance. Program 10
Development Standards to
Allow Uses and Program 11
Emergency, Transitional and
Supportive Housing.
2023
Emergency
Shelters
The City will amend the
Zoning Ordinance so
emergency shelters shall be
a permitted use without a
conditional use permit or
other discretionary action
in the High Density
Residential zone.

Emergency shelters shall be
subject to the same
development and
management standards as
other permitted uses in the
Time Frame:
2014
Responsibility:

Community
Development
Funding Source:

City General
Fund
Zoning Code
Amendments
completed in 2018.

Modify. Update, statutory
compliance. Program 11
Emergency, Transitional, and
Supportive Housing
2023

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High Density Residential
Zone, except for any
written, objective
standards for emergency
shelters the City may
develop as prescribed in SB

2. Transitional and
Supportive
Housing
The City will continue to
monitor the inventory of
sites appropriate to
accommodate transitional
housing and supportive
housing and will work with
the appropriate
organizations to ensure the
needs of homeless and
extremely low-income
residents are met. The City
is committed to prioritizing
funding and other
available incentives for
projects that provide
housing for homeless and
extremely low-income
residents whenever
possible. In compliance
with Senate Bill 2, the City
will amend the Zoning
Code to allow transitional
and supportive housing in
all residential zones,
subject only to those
regulations that apply to
other residential uses of
the same type in the same
zone. This program is
funded by the General
Fund and managed by the
Community Development
Department. Transitional
and Supportive Housing are
to be permitted and
implemented within 120
days of the adoption of the
Housing Element Update,
no later than March 2014.

Time Frame:
2013
Responsibility:

Community
Development
Director
Funding Source:

City General
Fund and other
funding sources
as available.

The City began
review of state
laws to amend
Zoning Code.

Modify. Program 11
Emergency, Transitional and
Supportive Housing. Update,
statutory compliance. 2023
Neighborhood
Preservation
Neighborhood preservation
is seen as a mechanism to
increase homeownership in
the City, to promote
property maintenance, and
to maintain a more stable
resident population.

Time Frame:

Ongoing
Responsibility:

Community
Development
Director
Funding Source:

City General
Fund and other
In 2020 the City
issued 109
violation notices
regarding housing
and property
maintenance
issues. Two units
received
Modify. To include Citywide
Design Review Program
(Program 12 Neighborhood
Preservation)
2023

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CITY OF CUDAHY 2021 HOUSING ELEMENT UPDATE
Measure Implementation
Status
Continue/Modify/Delete
funding sources
as available.
rehabilitation
assistance in 2020.

Code
Enforcement
The City shall continue
code enforcement of
nuisances such as
inoperable vehicles,
property maintenance,
substandard units, and
illegal garage conversions.

It shall identify
substandard dwelling units
and encourage
rehabilitation through the
provision of technical
support and incentives
such as streamlined permit
processing, variances to
development standards on
a case by case basis, waiver
of fees or fines if
rehabilitation is
undertaken within the next
three months, etc. Also, it
shall actively work towards
the rehabilitation of
structures which do not
meet seismic safety
standards and current
electrical code
requirements. The City
shall coordinate with
homeowner’s associations
in the enforcement of
CC&R’s regarding property
maintenance.

Time Frame:
2013
Responsibility:

Community
Development
Director
Funding Source:

City General
Fund, and other
funding sources
as available.

This program is
ongoing,
monitored annually
(coinciding with the
fiscal year). The
Code Enforcement
Program is
complaint driven;
complaints are
filed with the City’s
Code Enforcement
Division which then
schedules follow
up inspections and
provides tenants
with resource
information.

Continue (Program 13 Code
Enforcement)
Housing
Cooperation
Program
The City shall work with Los
Angeles County to identify
and coordinate water and
sewer infrastructure on the
provision of adequate
infrastructure and public
services in Cudahy,
including monitoring for
grant funding sources, to
meet the City’s RHNA. It
shall coordinate County
and City capital
improvement projects
(CIP). This includes setting
priorities for infrastructure
and public service projects
through the City’s capital
improvement program.

The City shall coordinate
with state and regional
Time Frame:
2013
Responsibility:

Community
Development
Director
Funding Source:

City General
Fund and other
funding sources
as available.

The CIP program is
completed
annually. The
continues to work
with surrounding
agencies on
regional issues and
compliance with
statutory
compliance.

Modify. Combined with
Program 14 Infrastructure
Availability

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CITY OF CUDAHY 2021 HOUSING ELEMENT UPDATE
Measure Implementation
Status
Continue/Modify/Delete
agencies on addressing
planning and
environmental issues that
affect Cudahy. It shall
initiate talks with adjacent
cities on potential areawide strategies to promote
jobs/housing balance.

Equal Access There are many special
needs households in
Cudahy that will benefit
from programs designed to
promote equal access and
opportunity to housing.

The City intends to
minimize difficulties of
special needs households
in finding adequate
housing by providing
programs to prevent
discrimination or to
encourage the production
of housing specifically
designed for these
households.

Time Frame:
2013, 2014
Responsibility:

Community
Development
Director
Funding Source:

City General
Fund
City Zoning Code
Amended in 2018
with updated
definitions. City
works with the Fair
Housing Network
on any
discrimination
complaints.

Modify. Combine with other
Programs. Program 16 Fair
Housing
Program 19 Disability Access
Program 21 Persons with
Special Needs
New Program 27 Zoning Code
Review (includes new
definition of Family, statutory
compliance).

Reasonable
Accommodation
The City shall develop a
policy pursuant to the Fair
Housing Amendments Act
of 1988, to provide people
with disabilities reasonable
accommodation in rules,
policies, practices, and
procedures that may be
necessary to ensure equal
access to housing.

Time Frame:
2014
Responsibility:

Community
Development
Director
Funding Source:

City General
Fund.

City Zoning Code
Amended in 2018
to include formal
procedure for
individuals with
disabilities seeking
equal access to
housing to request
a reasonable
accommodation to
zoning regulations.

Delete (program was
completed; however, services
continue through Program 16
Fair Housing).

Public
Participation
The City encourages
community participation in
all City programs. Noticing
practices in the City include
posting information on
scheduled public hearings
at City Hall, the Cudahy
Library, and the Council
Chambers at least two
weeks prior to the hearing
dates. The City also
advertises these hearings,
as well as other City
programs, in the local
newspaper (The Wave) and
in the City newsletter.

Both papers use English
and Spanish in their articles
to reach the primarily
Time Frame:
2013
Responsibility:

Community
Development
Director
Funding Source:

City General
Fund
This program is
ongoing,
monitored annually
(coinciding with the
fiscal year).

Continue (Program 15 Public
Participation)

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Status
Continue/Modify/Delete
Hispanic Community of the
area. An interpreter is
also available during
public hearings to
facilitate communication
between individuals who
only speak Spanish.

Brochures at City Hall are
available in both English
and Spanish versions.

Spanish-speaking
employees also facilitate
the dissemination of
information regarding City
programs. It shall
encourage residents to
attend City Council and
Planning Commission
meetings by increased
publicity practices. This
will allow the City to get
more input into its
programs and tailor them
to meet the needs
expressed by residents.

Public workshops have
been conducted in the
General Plan’s revised
goals and policies and Draft
Land Use Plan to solicit
resident concerns. Public
hearings will continue to be
held prior to adoption of
the General Plan, including
this Element. This will
allow the City to better
respond to the concerns
and interests of Cudahy
residents.

Fair Housing
Program
The City promotes the
use of the Fair Housing
Council of Long Beach
through the City
newsletter and local
papers, and informs all City
employees of the available
services for referral. The
City shall prepare a list of
referral agencies to serve
low-income households,
handicapped, elderly,
homeless, and other
special needs groups.

Time Frame:
2013
Responsibility:

Community
Development
Director
Funding Source:

City General
Fund
Information is
provided by the
Code Enforcement
Division and the
Community
Development
Department.

Continue (Program 16 Fair
Housing)
Homeless
Assistance
The City shall continue to
provide funds for the
Time Frame:
2013
This program is
ongoing,
Continue (Program 18
Homeless Assistance)

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CITY OF CUDAHY 2021 HOUSING ELEMENT UPDATE
Measure Implementation
Status
Continue/Modify/Delete
Human Services
Association to serve the
homeless and other special
needs groups in the
community. It shall also
maintain a list of local
social services to use as
referral sources for
residents in need.

Responsibility:

Community
Development
Director
Funding Source:

General Fund,
CDBG Funds
monitored annually
(coinciding with the
fiscal year).

Bilingual The City will actively
produce documents and
publications that are in
both English and Spanish.

Time Frame:
2013
Responsibility:

Community
Development
Funding Source:

City General
Fund
This is an ongoing
program monitored
annually
(coinciding with the
fiscal year)
Delete. This Program has
been combined with Program
15 Public Participation)
Ongoing
Handicapped
Access
The City currently requires
new development to
comply with State
standards for handicapped
access. It shall also enforce
the recently adopted
American with Disabilities
Act.

Time Frame:
2013
Responsibility:

Community
Development
Funding Source:

City General
Fund
The City adopted
the Los Angeles
County 2020
Building Code
which includes
standards for ADA
compliance. The
City continues to
update current
codes, per
statutory
compliance.

Continue (Program 19
Disability Access)
Senior Shared
Housing
The senior’s Center on
Clara Park serves as an
information center for
senior programs and
resources.

Time Frame:
2013
Responsibility:

Community
Development
Funding Source:

City General
Fund
This is an ongoing
program monitored
annually
(coinciding with the
fiscal year).

Continue (Program 20 Senior
Program Resources)
Housing for
Extremely Low
Income
Households
Program
The City will encourage the
development of housing
units for households
earning 30 percent or less
of the median Family
income for Los Angeles
County. Specific emphasis
shall be placed on the
provision of family
housing and nontraditional housing types
such as single-room
occupancy units and
transitional housing. The
City will encourage
development of housing for
extremely-low income
households through a
Time Frame:
2015
Responsibility:

Community
Development
Funding Source:

City General
Fund and other
funding
sources.

In 2018 the City
rezoned 14 acres to
higher densities in
the HDR and CC
zone districts from

14.52 du/acre to 20
du/acre to meet
the RHNA. In 2022
the City adopted an
Inclusionary
Housing Program
with specific
requirements for
construction of
units affordable to
low and extremelylow income
households.

Delete (however, actions
continue to be provided
through other Programs 11
Emergency, Transitional and
Supportive Housing, 18
Homeless Assistance, 25
Single Room Occupancy, and
with implementation of the
2022 Inclusionary Housing
Program).

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CITY OF CUDAHY 2021 HOUSING ELEMENT UPDATE
Measure Implementation
Status
Continue/Modify/Delete
variety of activities such as
outreach to housing
developers on at least an
annual basis, providing
financial or in-kind
technical assistance or
land-write downs,
providing expedited
processing, identifying
grant and funding
opportunities, applying for
or supporting applications
for funding on an ongoing
basis, reviewing and
prioritizing local funding at
least twice during the
planning period and/or
offering additional
incentives beyond the
density bonus provision.

Persons with
Disabilities,
including
Developmental
Disabilities
The City shall seek State
and Federal monies, as
funding becomes available,
in support of housing
construction and
rehabilitation targeted for
persons with disabilities.

The City shall provide
regulatory incentives, such
as expedited permit
processing and fee waivers
and deferrals, to projects
targeted for persons with
disabilities, including
persons with
developmental disabilities.

The City shall reach out
annually to developers of
supportive housing to
encourage development of
projects targeted for
persons with disabilities,
including persons with
developmental disabilities.

The City shall work with
the local Regional Center to
implement an outreach
program informing families
within the City of housing
and services available for
persons with
developmental disabilities.

Information will be made
available on the City’s
Time Frame:
2013
Responsibility:

Community
Development
Funding Source:

City General
Fund
The City continued
to work with the
local Regional
Center. The City
adopted an
Inclusionary
Housing Program in
2022, which will
further
opportunities for
low income
persons with
disabilities.

Modify
(Program 21 Persons with
Special Needs)
2024, 2025

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CITY OF CUDAHY 2021 HOUSING ELEMENT UPDATE
Measure Implementation
Status
Continue/Modify/Delete
website and at City Hall
counter.

Preservation of
At-Risk Units
The City will monitor every
three months, the status of
any HUD receipt/approval
Notices of Intent and Plans
of Action filled by property
owners to convert to
market-rate units. The City
will annually identify and
meet and pursue funding
with non-profit
organizations as potential
purchasers/managers of atrisk housing units. As part
of coordination with nonprofit partners, the City will annually explore funding
sources available to
purchase affordability
covenants on at-risk
projects, transfer
ownership of at-risk
projects to public agencies,
purchase existing buildings
to replace at-risk units, or
construct replacement
units.

Time Frame:
2013
Responsibility:

Community
Development
Funding Source:

City General
Fund, CDBG
Funds
The City continued
to provide services
as needed. In 2022
the City adopted
the Inclusionary
Housing Program.

Options to on-site
development of
affordable units
included:
an option to
purchase at-risk
units and retain
affordability.

Payment of in-lieu
fees; and
conversion of
market rate units
to affordable units.

Continue. Program 7 At-Risk
Housing Preservation,
Program 4 Replacement
Housing
Consistency
with General
Plan
The City shall conduct an
integral review as part of
its General Plan
implementation to achieve
consistency with other
general plan elements,
policies, programs, and
community goals to reflect
the policy direction
contained in other parts of
the General Plan. As
portions of the General
plan are amended in the
future, this Housing
Element will be reviewed
to ensure that internal
consistency is maintained.

Time Frame:
2013
Responsibility:

Community
Development
Funding Source:

City General
Fund
This is an ongoing
program monitored
annually
(coinciding with the
fiscal year)
Continue. (Program 22
Consistency with General
Plan).

Zoning Update
Program
To address a shortfall and
un-accommodated need of
280 units at appropriate
densities, the City will
increase allowable zoning
densities of the HDR and CC
Zone’s City wide from

14.52 to allowing a
minimum of 20 dwelling
units per acre. Increasing
Time Frame:
2014
Responsibility:

Community
Development
Funding Source:

City General
Fund
In 2018 the City
Amended the
Zoning Code and
Zoning Map to
rezone 14 acres to
meet the RHNA
requirements.

Delete (Rezones completed;
however, a new Program 27
Additional Zoning Code
Amendments is included in
the 2021-2029 Housing
Element Update to maintain
updates and address
statutory compliance).

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Measure Implementation
Status
Continue/Modify/Delete
the density to 20 dwelling
units per acre will further
facilitate meeting the
demand for affordable
housing. Pursuant to
Government Code Section
65583I(1) and 65583.2(h)
and (i), sites to
accommodate the shortfall
and un-accommodated
need of 280 units will
permit a minimum of 16
dwelling units per site and
50% will be zoned
residential only.

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Effectiveness of Past Goals, Policies, and Actions for Special Needs Populations Seniors
The City of Cudahy’s 5th Cycle Housing Element included many successful goals, policies, and actions for the City’s senior population. During the 5th Cycle, the City’s Second Unit Ordinance allowed second units on single-family lots, leading to new second units on many lots in the LDR zone. These additional second units are often inhabited by family members, allowing for more comfortable multigenerational family living on LDR lots. Additionally, second units can often be more affordable than primary units, which is beneficial for Cudahy’s senior population who are often limited by their monthly budget. This Second Unit Ordinance has been renamed to the Accessory Dwelling Units Program (Program 3) within the 6th cycle Housing Element and will continue throughout the 6th cycle. The 5th cycle’s Affordable Housing Incentives Program encouraged the development of affordable housing units, provided developers with incentives, and shortened the permit process for low-income and senior citizen housing projects. Through this program, the City adopted an Inclusionary Housing Ordinance in 2022. This program will continue during the sixth cycle.

During the 5th cycle, through the CDBG Information Programs, the City used CDBG funds towards code enforcement, single-unit housing rehabilitation, senior activities, food distribution and two construction projects in two City parks. Many of these CDBG funded programs benefitted Cudahy’s seniors, and will continue in the sixth cycle. During the 5th cycle, the Housing Conversion Program and Preservation of At-Risk Units Program both supported the preservation of subsidized housing programs in Cudahy, many of which house Cudahy’s seniors. These Programs have been integrated into the At-Risk Preservation Program and the Replacement Housing Program of the sixth cycle. Through the 5th cycle’s Equal Access Program, the City worked with the Fair Housing Network on discrimination complaints in an effort to minimize difficulties special needs households face in finding adequate housing. This program will continue in the 6th cycle and has been integrated into Program 16 (Fair Housing), 19 (Disability Access), 21 (Persons with Special Needs), and 28 (Zoning Code Review).

Through the 5th cycle’s Reasonable Accommodation Program, the City amended its zoning code in 2018 to include formal procedure for individuals with disabilities seeking equal access to housing to request a reasonable accommodation to zoning regulations. Due to the link between the senior and disabled populations, this program benefits the City’s senior population with disabilities. This program has been deleted in the 6th cycle; however, these services will continue through the Fair Housing Program (Program 16). The 5th cycle’s Handicapped Access Program also serves the City’s senior disabled population and will be continued in the 6th cycle. Through the 5th cycle’s Fair Housing Program, the City connected residents to referral agencies, including residents from special needs groups such as seniors. The Fair Housing Program (Program 16) will continue in the 6th cycle. The 5th cycle’s Senior Program Resources Program allows the City to provide senior programs and resources at the Senior Center in Clara Park. This program will continue in the 6th cycle.

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Persons with Disabilities
The City of Cudahy’s 5th Cycle Housing Element included many successful goals, policies, and actions for the City’s disabled population. Through the 5th cycle’s Equal Access Program, the City worked with the Fair Housing Network on discrimination complaints in an effort to minimize difficulties special needs households, including disabled households, face in finding adequate housing. This program will continue in the 6th cycle and has been integrated into Program 16 (Fair Housing), 19 (Disability Access), 21 (Persons with Special Needs), and 28 (Zoning Code Review). Through the 5th cycle’s Reasonable Accommodation Program, the City amended its zoning code in 2018 to include formal procedure for individuals with disabilities seeking equal access to housing to request a reasonable accommodation to zoning regulations. This program has been deleted in the 6th cycle; however, these services will continue through the Fair Housing Program (Program 16). The 5th cycle’s Handicapped Access Program also serves the City’s disabled population and will be continued in the 6th cycle.

Through the 5th cycle’s Fair Housing Program, the City connected residents to referral agencies, including residents from special needs groups such as disabled residents. The Fair Housing Program (Program 16) will continue in the 6th cycle. The 5th cycle’s Persons with Disabilities, including Developmental Disabilities Program resulted in the adoption of the City’s Inclusionary Housing Ordinance in 2022 which will improve future housing opportunities for low income persons with disabilities during the 6th cycle. This Program will continue with the modified name, Persons with Special Needs (Program 21).

Large Households
The City of Cudahy’s 5th Cycle Housing Element included many successful goals, policies, and actions for the City’s large family population. During the 5th Cycle, the City’s Second Unit Ordinance allowed second units on single-family lots, leading to new second units on many lots in the LDR zone. These additional second units are often inhabited by family members, allowing for more comfortable multigenerational family living on LDR lots. Additionally, second units can often be more affordable than primary units, which benefits low income large families. This Second Unit Ordinance has been renamed the Accessory Dwelling Units Program (Program 3) within the 6th cycle Housing Element and will continue throughout the 6th cycle. The 5th cycle’s Affordable Housing Incentives Program encouraged the development of affordable housing units, provided developers with incentives, and shortened the permit process for low-income and senior citizen housing projects. Sometimes low-income housing developments include three to four bedroom units, which would house Cudahy’s low income large families. Through this program, the City adopted an Inclusionary Housing Ordinance in 2022. This program will continue during the sixth cycle.

During the 5th cycle, through the CDBG Information Programs, the City used CDBG funds towards code enforcement, single-unit housing rehabilitation, senior activities, food distribution and two construction projects in two City parks. Many of these CDBG funded programs benefit Cudahy’s low income large families. This program will continue in the sixth cycle. During the 5th cycle, the

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Housing Conversion Program and Preservation of At-Risk Units Program both supported the preservation of subsidized housing programs in Cudahy, some of which provide large units which house Cudahy’s large families. These Program have been combined into the At-Risk Preservation Program and the Replacement Housing Program of the sixth cycle. The 5th cycle’s Development Standards to Allow Uses Program resulted in the modification of the City’s zoning code in 2018 to address constraints and facilitate the development of supportive and low income housing.

Supportive housing can include low income family housing developments in Cudahy. This program has been modified and will continue in the 6th cycle, through the program of the same name (Program 10) as well as the Emergency, Transitional, and Supportive Housing Program (Program 11). Through the 5th cycle’s Transitional and Supportive Housing Program, the City began review of state laws to amend the City’s zoning code in support of supportive housing for extremely low income households, including extremely low large family households. This program will continue in the 6th cycle.

Through the 5th cycle’s Equal Access Program, the City worked with the Fair Housing Network on discrimination complaints in an effort to minimize difficulties special needs households (including large family households) face in finding adequate housing. This program will continue in the 6th cycle and has been integrated into Program 16 (Fair Housing), 19 (Disability Access), 21 (Persons with Special Needs), and 28 (Zoning Code Review).

Female Headed Households
The City of Cudahy’s 5th Cycle Housing Element included many successful goals, policies, and actions for the City’s female headed households. During the 5th Cycle, the City’s Second Unit Ordinance allowed second units on single-family lots, leading to second units on most lots in the LDR zone. These additional second units are often inhabited by family members, allowing for more comfortable multigenerational family living on LDR lots. Additionally, second units can often be more affordable than primary units, which benefits low income female headed households. This Second Unit Ordinance has been renamed the Accessory Dwelling Units Program (Program 3) within the 6th cycle Housing Element and will continue throughout the 6th cycle. The 5th cycle’s Affordable Housing Incentives Program encouraged the development of affordable housing units, provided developers with incentives, and shortened the permit process for low-income and senior citizen housing projects. Many female headed households could potentially qualify as low-income and therefore would be able to qualify for low-income housing.

Through this program, the City adopted an Inclusionary Housing Ordinance in 2022. This program will continue during the sixth cycle.

During the 5th cycle, through the CDBG Information Programs, the City used CDBG funds towards code enforcement, single-unit housing rehabilitation, senior activities, food distribution and two construction projects in two City parks. Many of these CDBG funded programs benefit Cudahy’s low income female headed households. This program will continue in the sixth cycle. During the 5th cycle, the Housing Conversion Program and Preservation of At-Risk Units Program both supported the preservation of subsidized housing programs in Cudahy, some of which provide units which house Cudahy’s low income female headed households. These Program have been

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CITY OF CUDAHY 2021 HOUSING ELEMENT UPDATE
combined into the At-Risk Preservation Program and the Replacement Housing Program of the sixth cycle.

The 5th cycle’s Development Standards to Allow Uses Program resulted in the modification of the City’s zoning code in 2018 to address constraints and facilitate the development of supportive and low income housing. Supportive housing can include low income housing developments in Cudahy which low income female headed households would qualify to live in. This program has been modified and will continue in the 6th cycle, as it has been integrated into the program of the same name (Program 10) as well as the Emergency, Transitional, and Supportive Housing Program (Program 11). Through the 5th cycle’s Transitional and Supportive Housing Program, the City began review of state laws to amend the City’s zoning code in support of supportive housing for extremely low income households, including female headed households. This program will continue in the 6th cycle.

Through the 5th cycle’s Equal Access Program, the City worked with the Fair Housing Network on discrimination complaints in an effort to minimize difficulties special needs households (including female headed households) face in finding adequate housing. This program will continue in the 6th cycle and has been combined with Program 16 (Fair Housing), 19 (Disability Access), 21 (Persons with Special Needs), and 28 (Zoning Code Review). Through the 5th cycle’s Fair Housing Program, the City connected residents to referral agencies, including residents from special needs groups such as female headed households. The Fair Housing Program (Program 16) will continue in the 6th cycle.

Persons Experiencing Homelessness
The City of Cudahy’s 5th Cycle Housing Element included many successful goals, policies, and actions for the City’s homeless population. The 5th cycle’s Affordable Housing Incentives Program encouraged the development of affordable housing units, provided developers with incentives, and shortened the permit process for low-income and senior citizen housing projects. Lowincome housing projects have the potential to house Cudahy’s homeless population, depending on the targeted population of the project. Through this program, the City adopted an Inclusionary Housing Ordinance in 2022. This program will continue during the sixth cycle. During the 5th cycle, through the CDBG Information Programs, the City used CDBG funds towards code enforcement, single-unit housing rehabilitation, senior activities, food distribution and two construction projects in two City parks. Many of these CDBG funded programs benefits Cudahy’s homeless residents. This program will continue in the sixth cycle.

During the 5th cycle, the Housing Conversion Program and Preservation of At-Risk Units Program both supported the preservation of subsidized housing programs in Cudahy, some of which house Cudahy’s formerly homeless residents. These Program have been combined into the At-Risk Preservation Program and the Replacement Housing Program of the sixth cycle. The 5th cycle’s SRO Hotel Program implementation coincided with a decrease in the homeless population in Cudahy, from 76 in 2019 to 23 in 2020. In 2020, seven homeless residents were placed in permanent housing, six in interim housing, and 23 in rapid housing. This program will continue

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through two programs in the sixth cycle, the Hotel and Motel Resources Program (Program 9) and the Single Room Occupancy Program (Program 25).

The 5th cycle’s Development Standards to Allow Uses Program resulted in the modification of the City’s zoning code in 2018 to address constraints and facilitate the development of supportive and low income housing. Supportive housing includes housing for homeless residents. This program has been modified and will continue in the 6th cycle, as it has been integrated into the program of the same name (Program 10) as well as the Emergency, Transitional, and Supportive Housing Program (Program 11). Through the 5th cycle’s Transitional and Supportive Housing Program, the City began review of state laws to amend the City’s zoning code in support of supportive housing for extremely low income households, including homeless residents. This program will continue in the 6th cycle. During the 5th cycle, the Emergency Shelters Program amended the zoning code so emergency shelters for homeless residents would be a permitted use without a conditional use permit or other discretionary action in the High Density Residential zone. This program will continue as the Emergency, Transitional, and Supportive Housing Program (Program 11) in the 6th cycle.

Through the 5th cycle’s Equal Access Program, the City worked with the Fair Housing Network on discrimination complaints in an effort to minimize difficulties special needs households (including homeless residents) face in finding adequate housing. This program will continue in the 6th cycle and has been integrated into Program 16 (Fair Housing), 19 (Disability Access), 21 (Persons with Special Needs), and 28 (Zoning Code Review).

Through the 5th cycle’s Fair Housing Program, the City connected residents to referral agencies, including residents from special needs groups such as homeless residents. The Fair Housing Program (Program 16) will continue in the 6th cycle. Through the 5th cycle’s Homeless Assistance Program, the City continued to provide funds for the Human Services Association to serve the homeless and other special needs groups in the community. The City also maintained a list of local social services to use as referral sources for residents in need. This program will be continued in the 6th cycle.

Extremely Low Income Households
The City of Cudahy’s 5th Cycle Housing Element included many successful goals, policies, and actions for the City’s extremely low income households. During the 5th Cycle, the City’s Second Unit Ordinance allowed second units on single-family lots, leading to second units on most lots in the LDR zone. These additional second units are often inhabited by family members, allowing for more comfortable multigenerational family living on LDR lots. Additionally, second units can often be more affordable than primary units, which is beneficial for Cudahy’s extremely low income households. This Second Unit Ordinance has been renamed to the Accessory Dwelling Units Program (Program 3) within the 6th cycle Housing Element and will continue throughout the 6th cycle. The 5th cycle’s Affordable Housing Incentives Program encouraged the development of affordable housing units, provided developers with incentives, and shortened the permit process for low-income and senior citizen housing projects. Through this program, the

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City adopted an Inclusionary Housing Ordinance in 2022. This program will continue during the sixth cycle.

During the 5th cycle, through the CDBG Information Programs, the City used CDBG funds towards code enforcement, single-unit housing rehabilitation, senior activities, food distribution and two construction projects in two City parks. Many of these CDBG funded programs benefit Cudahy’s extremely low income households. This program will continue in the sixth cycle. During the 5th cycle, the Housing Conversion Program and Preservation of At-Risk Units Program both supported the preservation of subsidized housing programs in Cudahy, many of which house Cudahy’s extremely low income households. These programs have been combined into the AtRisk Preservation Program and the Replacement Housing Program of the sixth cycle.

The 5th cycle’s SRO Hotel Program implementation coincided with a decrease in the homeless population (whom are all likely extremely low income) in Cudahy, from 76 in 2019 to 23 in 2020.

In 2020, seven homeless residents were placed in permanent housing, six in interim housing, and 23 in rapid housing. This program has been integrated into two programs in the sixth cycle, the Hotel and Motel Resources Program (Program 9) and the Single Room Occupancy Program (Program 25). The 5th cycle’s Development Standards to Allow Uses Program resulted in the modification of the City’s zoning code in 2018 to address constraints and facilitate the development of supportive and low income housing. Supportive and low income housing includes housing extremely low income households. This program has been modified and will continue in the 6th cycle, as it has been integrated into Program 10 as well as the Emergency, Transitional, and Supportive Housing Program (Program 11). Through the 5th cycle’s Transitional and Supportive Housing Program, the City began review of state laws to amend the City’s zoning code in support of supportive housing for extremely low income households. This program will continue in the 6th cycle. During the 5th cycle, the Emergency Shelters Program amended the zoning code so emergency shelters for homeless residents (whom are almost all extremely low income) would be a permitted use without a conditional use permit or other discretionary action in the High Density Residential zone. This program will be integrated into Emergency, Transitional, and Supportive Housing Program (Program 11) in the 6th cycle.

Through the 5th cycle’s Equal Access Program, the City worked with the Fair Housing Network on discrimination complaints in an effort to minimize difficulties special needs households (including extremely low income households) face in finding adequate housing. This program will continue in the 6th cycle and has been combined with Program 16 (Fair Housing), 19 (Disability Access), 21 (Persons with Special Needs), and 28 (Zoning Code Review).

Through the 5th cycle’s Fair Housing Program, the City connected residents to referral agencies, including residents from special needs groups such as extremely low income households. The Fair Housing Program (Program 16) will continue in the 6th cycle. Through the 5th cycle’s Homeless Assistance Program, the City continued to provide funds for the Human Services Association to serve the homeless and other special needs groups (including extremely low income households)

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in the community. The City also maintained a list of local social services to use as referral sources for residents in need. This program will be continued in the 6th cycle.

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7 Housing Goals, Policies, Programs, and Quantified Objectives This section of the City of Cudahy Housing Element address’s the State's housing element requirements or a "statement of the community goals, quantified objectives, and policies relative to the maintenance, preservation, improvement, and development of housing." The goals, policies, and programs identified in this Housing Element serve to support the State of California’s overarching goal of providing, “decent housing and a suitable living environment for every Californian” (Government Code Section 65580). The programs have been reviewed, in relationship to the General Plan, updated analysis, and state housing laws, and amended accordingly. City
The housing goals, policies, and programs that follow were created for the purpose of meeting the housing needs of the City throughout the 2021-2029 planning period given the limitations imposed by current political, economic, and social conditions, budget constraints and available local, state, and Federal funding.

7.1 HOUSING GOALS, POLICIES, AND PROGRA’S
The City's housing goals have been developed to respond to the key housing related issues facing the City. As summarized in the Profile Report, Cudahy is experiencing a very high demand for housing. This is manifested by the low vacancy rate, the creation of unpermitted housing units, and the doubling-up of households in individual units resulting in overcrowding. The lack of housing has led to increases in rents and prices, which go beyond the affordability of its lowincome residents.

Housing Element Goals
The Housing Element Goals are those goals applicable to the City’s housing related issues.

Housing Element Goal 1: The City of Cudahy will improve the housing supply and the choice of housing opportunities through private investment and, where necessary, through public action and financing.

Housing Element Goal 2: The City of Cudahy will promote affordable housing and shelter for all economic segments of the community.

Housing Element Goal 3: The City of Cudahy will support and provide incentives for the maintenance and rehabilitation of the existing housing stock.

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Housing Element Goal 4: The City of Cudahy will encourage development of a viable urban community consistent with orderly growth and environmental conservation to provide suitable living environments, with access to employment, community facilities, and services.

Housing Element Goal 5: The City of Cudahy will foster opportunities for Cudahy residents to become homeowners.

Housing Element Goal 6: The City of Cudahy will promote equal access and opportunity to housing regardless of race, religion, sex, marital status, ancestry, national origin, or color.

Housing Element Goal 7: The City of Cudahy will foster and maintain compliance with civil rights and fair housing laws.

Housing Element Policies
The Housing Element Policies are those policies that will be applicable over the course of the planning period governed by this Housing Element. The policies are listed under their respective goal.

Housing Element Goal 1: The City of Cudahy will improve the housing supply and the choice of housing opportunities through private investment and, where necessary, through public action and financing.

Housing Element Policy 1.1: The City of Cudahy will encourage future investment in the City's housing stock.4
Housing Element Policy 1.2: The City of Cudahy will evaluate the factors affecting housing costs and examine ways to reduce housing costs where governmental action is appropriate.

Housing Element Policy 1.3: The City of Cudahy will support the development and use of new techniques in housing design, construction, and development.

Housing Element Policy 1.4: The City of Cudahy will promote the development of attractive and safe housing to meet the community's needs.

Housing Element Policy 1.5: The City of Cudahy will provide prompt processing of housing construction applications through standardized development requirements and centralized processing.

Housing Element Policy 1.6: The City of Cudahy will encourage the assemblage and consolidation of existing small parcels in areas which permit higher density development. 4 This symbol indicates a policy or program that addresses environmental justice issues.

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Larger parcels can better accommodate increased density housing, through a more efficient use of space resulting in more on-site amenities and greater use of open space.

Housing Element Policy 1.7: The City of Cudahy will recognize the changing trends and patterns in the community and encourage a broad range of housing types to meet these needs.

Housing Element Policy 1.8: The City of Cudahy will work with the appropriate service providers to develop and coordinate programs to assist in the conservation of affordable housing and to serve the homeless population.

Housing Element Goal 2: The City of Cudahy will promote affordable housing and shelter for all economic segments of the community.

Housing Element Policy 2.1: The City of Cudahy will promote all State, regional and local practices and plans that support housing availability for all economic segments of the population.

Housing Element Policy 2.2: The City of Cudahy will promote local housing services to ensure federal, state, and local housing programs are available to assist the private sector in obtaining funds for housing development.

Housing Element Policy 2.3: The City of Cudahy will utilize Community Development Block Grant funds to develop housing, expand economic opportunities through commercial development, improve community facilities and services, prevent deterioration of the housing stock, and redevelop residential areas.

Housing Element Policy 2.4: The City of Cudahy will inform residents of the availability of housing assistance programs and community services available in the area (such as Section 8 certificates and vouchers).

Housing Element Policy 2.5: The City of Cudahy will encourage variety in the supply of housing at costs affordable to the various income levels of the population.

Housing Element Policy 2.6: The City of Cudahy will solicit State and Federal funds for new housing development.

Housing Element Policy 2.7: The City of Cudahy will work towards the conservation of existing subsidized housing for low and moderate-income families.

Housing Element Policy 2.8: The City of Cudahy will seek funding opportunities and promote rental assistance for low and moderate-income families.

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Housing Element Goal 3: The City of Cudahy will support and provide incentives for the maintenance and rehabilitation of the existing housing stock.

Housing Element Policy 3.1: The City of Cudahy will encourage, support, and provide incentives for the maintenance, conservation, and revitalization of existing residential units.

Housing Element Policy 3.2: The City of Cudahy will explore strategies and programs that will be effective in reducing the costs incurred by the homeowner for rehabilitation.

Housing Element Policy 3.3: The City of Cudahy will encourage relocation assistance for displaced persons living in rentals undergoing rehabilitation and/or reconstruction.

Housing Element Policy 3.4: The City of Cudahy will continue residential rehabilitation programs and provide technical assistance to property owners as needed.

Housing Element Policy 3.5: The City of Cudahy will encourage prompt rehabilitation or demolition and replacement of vacant and abandoned properties.

Housing Element Policy 3.6: The City of Cudahy will actively engage in identifying substandard and deteriorating housing in Cudahy and take appropriate actions to correct these deficiencies, such as initiating rehabilitation, maintenance, or replacement programs.

Housing Element Policy 3.7: The City of Cudahy will promote housing rehabilitation and conservation through public education and awareness programs.

Housing Element Policy 3.8: The City of Cudahy will encourage property maintenance to promote quality design, public safety, and to promote energy conservation.

Housing Element Policy 3.9: The City of Cudahy will work with the County or non-profit agencies in conserving existing low-income housing units and subsidized housing projects.

Housing Element Policy 3.10: The City of Cudahy will preserve existing single-family, lower density residential neighborhoods.

Housing Element Goal 4: The City of Cudahy will encourage development of a viable urban community consistent with orderly growth and environmental conservation to provide suitable living environments, with access to employment, community facilities, and services.

Housing Element Policy 4.1: The City of Cudahy will reserve the existing residential neighborhoods and provide areas to accommodate new residential development.

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Housing Element Policy 4.2: The City of Cudahy will coordinate regional and local public works and capital improvement programs in declining neighborhoods and in neighborhoods experiencing increased population due to redevelopment or land conversion activities.

Housing Element Policy 4.3: The City of Cudahy will provide the necessary public services and infrastructure, including encouraging early care and education facilities, to residential areas and locate new housing developments where availability of public facilities and services is assured.

Housing Element Policy 4.4: The City of Cudahy will encourage the application of high-quality urban design standards to create safe, attractive, functional housing units and neighborhoods.

Housing Element Policy 4.5: The City of Cudahy will conserve existing residential areas and prevent the intrusion of incompatible uses into the neighborhoods.

Housing Element Policy 4.6: The City of Cudahy will encourage continued and new investment in the established residential neighborhoods in Cudahy.

Housing Element Policy 4.7: The City of Cudahy will increase property maintenance efforts by code enforcement to improve the overall appearance of the residential neighborhoods, thus maintaining property values in the City.

Housing Element Policy 4.8: The City of Cudahy will identify the best possible locations and development standards for residential development and encourage a high-quality environment for family life.

Housing Element Goal 5: The City of Cudahy will foster opportunities for Cudahy residents to become homeowners.

Housing Element Policy 5.1: The City of Cudahy will remove locally imposed barriers to the development of new owner-occupied housing.

Housing Element Policy 5.2: The City of Cudahy will provide financial assistance to residents who seek to purchase a home for the first time and cannot qualify on the private market alone.

Housing Element Policy 5.3: The City of Cudahy will seek the creation of a long-term affordable ownership housing stock, to ensure that financial subsidies result in long-term affordability.

Housing Element Goal 6: The City of Cudahy will promote equal access and opportunity to housing regardless of race, religion, sex, marital status, ancestry, national origin, or color.

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Housing Element Policy 6.1: The City of Cudahy will promote equal access and opportunities to housing through the provision of consumer information, assistance, and protection and through citizen involvement in the design and implementation of housing programs.

Housing Element Policy 6.2: The City of Cudahy will explore procedures for fair and equitable treatment of the parties in housing contracts, such as buyer-seller and landlord-tenant agreements.

Housing Element Policy 6.3: The City of Cudahy will encourage citizen participation and community involvement in the development and implementation of housing assistance and housing programs in the City. Actively pursue participation on housing issues by the City's elderly and minority populations.

Housing Element Policy 6.4: The City of Cudahy will establish referral agencies to serve lowincome households, the homeless, handicapped, elderly households and residents with special housing needs.

Housing Element Policy 6.5: The City of Cudahy will enforce fair housing laws and encourage the use of fair housing council services.

Housing Element Policy 6.6: The City of Cudahy will encourage and promote accessible housing for the handicapped. This includes the retrofitting of existing units and the enforcement of the State accessibility standards for new residential construction.

Housing Element Policy 6.7: The City of Cudahy will provide continued cooperation between the City and adjacent cities in the development of regional housing programs and homeless services.

Housing Element Policy 6.8: The City of Cudahy will provide density bonuses for low-income housing projects and senior citizen housing projects.

Housing Element Goal 7: The City of Cudahy will foster and maintain compliance with civil rights and fair housing laws.

Housing Element Policy 7.1: The City of Cudahy shall establish and maintain policies that foster and maintain compliance with all civil rights and fair housing laws by training its Community Development staff in the details of the civil rights and fair housing laws.

Housing Element Policy 7.2: The City of Cudahy, in addition to establishing and maintain compliance with all civil rights and fair housing laws shall employ, where vacancies exist, those who are familiar with, or have worked specifically with fair housing and civil rights laws.

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Housing Element Programs
The housing programs were developed to address the City’s housing needs and help provide adequate housing for all residents. Quantified objectives and metrics are identified in accordance with AB 686.

The programs and quantified objectives are identified on Table 7.1 and a description of each program is provided on the following pages. Fair housing metrics are given within the program descriptions and in Table 2.20.

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Table 7.1
2021-2029 Housing Element Programs and Quantified Objectives Program # Program Name/Objective Responsible Department Completion Date 1 Adequate Sites Community Development
• Prepare an annual monitoring report for vacant and
underutilized sites
Each year 2021-2029.
• Maintain an inventory of available sites for residential development
Each year 2021-2029.
• Evaluate residential development proposals for consistency with statutory requirements and the City’s General Plan goals and policies
Ongoing
2 Housing Information Community Development
• Creation of a residential database for vacant and
underutilized sites
2023
3 Accessory Dwelling Units Community Development
• Update ADU requirements in Zoning Code and update ADU Ordinance, to comply with State law.
2023
4 Replacement Housing Community Development 2024
• Update the Municipal Code to specify replacement housing requirements on nonvacant sites consistent with State law. 2024
5 Affordable Housing Incentives Community Development
• Outreach to development community Each year 2021-2029 • Technical assistance memo on State Density Bonus Law 2024 • One grant application to close funding gap for 4610 Santa Ana Street
2023
6 CDBG Information Community Development
• Provide information on programs and services to residents. Ongoing 7 At-Risk Housing Preservation Community Development
• Monitor the status of any HUD receipt/approval Notices of Intent and Plans of Action filled by property owners to convert to market-rate units.

Ongoing
• Notify all appropriate organizations and interested parties of the availability of property to ensure continued low-income housing.

Ongoing
8 Housing Maintenance and
Conservation
Community Development
• Renovate two properties per year. Each year 2021-2029 9 Hotel and Motel Resources Community Development
• Make 160 rooms available in local hotels which are adequate to serve the temporary housing needs of homeless individual in the area.

Each year 2021-2029
10 Development Standards to Allow
Uses
Community Development
• Amend the zoning code to allow the development,
maintenance, and improvement of Emergency Shelters,
Transitional Housing, and Supportive Housing.
2023
11 Emergency, Transitional and
Supportive Housing
Community Development
• Reduce parking standards for emergency shelters to
accommodate staff parking
2023
12 Neighborhood Preservation Community Development
• Develop objective design standards. 2025
13 Code Enforcement Community Development
• Continue code enforcement of nuisances such as inoperable vehicles, property maintenance, substandard units, and
illegal garage conversions.

Ongoing
14 Infrastructure Availability Community Development

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• Establish a permit tracking program. 2024
• Construct at least one mile of bicycle lanes connecting to a future Metro station.
2027
• Establish specific procedures for water and sewer
connections.
2024
• Tract 180 Mutual Water Company to upsize water lines 2025 15 Public Participation Community Development
• City will notice at least two weeks prior to public hearings. Ongoing • Annual outreach to AFFH stakeholders. Each year 2023-2029 • Produce documents in English and Spanish. Ongoing
16 Fair Housing Community Development
• Annual fair housing press releases Each year 2021-2029 17 Food Distribution Community Development
• Continue the hot meals and food distribution programs once a month.

Ongoing
18 Homeless Assistance Community Development
• Maintain a list of local social services to use as referral sources for residents in need.

Ongoing
19 Disability Access Community Development
• Enforce the Americans with Disabilities Act Ongoing
20 Senior Program Resources Community Development
• Continue the use of the Senior Center as an information center for senior programs and resources.

Ongoing
21 Persons with Special Needs Community Development
• Provide regulatory incentives, such as expedited permit processing and fee waivers and deferrals, to projects
targeted for persons with special needs.
2024
• Work with the local Regional Center to implement an
outreach program informing families within the City of
housing and services available for persons with special needs.
2025
22 Consistency with General Plan Community Development
• Conduct an integral review as part of its General Plan implementation to achieve consistency with other General Plan elements, policies, programs, and community goals.

Each year 2021-2029
23 Housing Conditions Survey Community Development
• Complete Housing Conditions Survey. 2023
24 Low Barrier Navigation Centers Community Development • Review the City’s mixed use and non-residential zones that permit multifamily residential uses and amend the
permitted uses sections of the appropriate zone districts to include low barrier navigation centers.
2023
25 Single Room Occupancy Units Community Development
• Review and amend the Zoning Code to include single room occupancy units in the appropriate zones.
2023
26 State Density Bonus Law Community Development
Department
• Review the City’s density bonus standards and amend the Zoning Code as necessary to comply with State Density
Bonus Law.
2024
27 Zoning Code Review Community Development
• Several changes to the City’s zoning code, relating to complying with State law, updating development standards, and streamlining the City’s permit processes.
2023
28 Implementation of the Inclusionary
Housing Program
Community Development
• Monitor the effect of the Ordinance on housing production and report progress in the General Plan Implementation
Report.

Each year 2021-2029
29 Environmental Enhancements Community Development

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• Provide land write-downs where possible to assist in the cleanup of contaminated sites.

Ongoing
• Identify funding sources and partners to install and help residents access air filters
• City will amend the municipal code and other regulations to require mitigation measures such as increased indoor air filtration to increase the protection of sensitive receptors near major emission sources.

Ongoing
End of 2026
30 Rent Control Ad Hoc Committee Community Development
• Study and recommendation to City Council from Ad-hoc
committee.
2023
31 First Time Homebuyers Community Development
• One training session in the City per year. Each year 2023-2029 • Identify local or external funding source for incentivizing homeownership.
2029
32 Economic Development Strategic
Plan and Transit Oriented
Development
Community Development
• Economic Development Strategic Plan 2023
• WSAB Cudahy Strategic Implementation Plan 2025
• One sidewalk improvement plan 2025
33 Surplus Land Act Compliance Community Development
• Choose developer for publicly owned parcel in Inventory 2024 • Entitle project on parcel by 2026. 2026
34 Promote Lot Consolidation of Site 25 Community Development • Meet with County leadership once a month until the
County and City reach an agreement to adjudicate the
disposition of Site 25 in a manner consistent with the
Surplus Land Act.

Each month 2023-2024.
35 Open Space Development Community Development
• Develop one new open space in Cudahy in the area of
highest need within the sixth cycle.
• Create cul-de-sacs at Olive and Elizabeth Streets at their intersections with Salt Lake Avenue to eliminate use of these residential streets as shortcuts to bypass arterials by the end of 2026.
• Completion of Parks Long Range Plan
2029
2026
2026
Source: City of Cudahy; Community Development Department 2022

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Program 1: Adequate Sites
The City will prepare an annual monitoring report for vacant and underutilized sites. This report shall identify any changes to use, potential environmental concerns, and site development that occurs in each fiscal year beginning in 2021/2022 through 2029. The City will also maintain an inventory of available sites for residential development and provide it to prospective residential developers upon request.

Government Code §65863 states that no jurisdiction shall “reduce, or require, or permit the reduction of, the residential density for any parcel to, or allow development of any parcel at, a lower residential density, than projected” for sites identified in the Housing Element sites inventory unless the jurisdiction makes written findings that the reduction is consistent with the General Plan, and that the remaining sites identified in the Housing Element are adequate to accommodate the jurisdiction’s need. The City will evaluate residential development proposals for consistency with statutory requirements, and the City’s General Plan goals and policies; as they relate to the housing needs of the community.

Responsibility: Community Development Department.

Funding: City General Fund and other funding sources as available.

Program 2: Housing Information
To encourage the development of quality affordable housing on vacant and underutilized sites, the City shall prepare a residential data base. The data base shall include identification of the vacant and underutilized sites, City investment opportunities, development incentives, and early care and education services. The data base shall be prepared in 2023 and updated annually.

Responsibility: Community Development Department.

Funding: City General Fund and other funding sources as available.

Program 3: Accessory Dwelling Units
The City will update the accessory dwelling unit requirements within the Zoning Code, and update the Ordinance, to comply with statutory requirements. The City will review development standards and make amendments as necessary to provide incentives and promote development of accessory dwelling units for very low-, low-, and moderate-income households. Review could include exploring and pursuing available state funding, fee reductions, pre-approved plans, and homeowner/applicant assistance tools. Amendments to the Zoning Code will be completed in 2023.

Fair Housing Metric: Two ADUs per year will be constructed. The construction of two ADUs per year will increase affordable housing options Cudahy residents.

Responsibility: Community Development Department.

Funding: City General Fund and other funding sources as available.

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Program 4: Replacement Housing
Pursuant to Government Code 65583.2(g)(3), the Housing Element must include a program requiring the replacement of units affordable to the same or lower income level as a condition of any development on a nonvacant site consistent with those requirements set forth in Density Bonus Law (Government Code 65915(c)(3). Replacement requirements shall be required for sites identified in the inventory that currently have residential uses, or within the last five years have had residential uses that have been vacated or demolished, and were either rent or price restricted, or were occupied by low or very low income households. The 2021-2019 objective for this program is to update the City’s Municipal Code to specify replacement housing requirements on nonvacant sites consistent with Government Code 65583.2(g)(3). The Municipal Code will be updated by the end of 2024.

Responsibility: Community Development Department.

Funding: City General Fund
Program 5: Affordable Housing Incentives
To encourage the development of affordable housing units, the City shall annually conduct proactive outreach to the development community to inform them of City affordable housing incentives and funding potentials starting in 2024. This task will occur annually starting in 2024.

The permit process shall be expedited for low-income and senior citizen housing projects.

Additionally, the Inclusionary Housing Ordinance also included an environmental review streamlining process for eligible Inclusionary Housing projects. The City shall also update the list of local, state, and federal financing sources, and assist developers in obtaining grant funds to support the construction of affordable housing, housing related infrastructure, or environmental remediation. The activities will be completed by 2024.

The City will also provide technical assistance and information to interested affordable housing developers and post (at the Planning Department and on the City website) the Housing Element Sites Inventory table that identifies residential development sites and a technical assistance memo on the use of the State’s Density Bonus provisions. This task will occur annually starting in 2023.

In particular, the City will support the developer of the entitled senior housing project at 4610 Santa Ana Street by providing technical assistance and studies, where possible, to support grant applications intended to close any funding gap for this project. The City and developer will submit at least one grant application by the end of 2023.

Fair Housing Metric: Construction of affordable senior housing project at 4610 Santa Ana Street.

Reduce permit processing time by 25% for future affordable projects compared to typical affordable housing processing time in the 5th cycle. The construction of a large senior affordable housing project in Cudahy greatly increases housing options for Cudahy’s seniors who are in need

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of affordable housing options. These affordable senior units may alleviate some of the overcrowding that currently exists in the majority of Cudahy’s households.

Responsibility: Community Development Department.

Funding: City General Fund, inclusionary in-lieu fee, and other grant sources as available.

Program 6: CDBG Information
The City shall continue, throughout this 6th Cycle Housing Element 2021-2029, housing programs on housing development, infrastructure, rehabilitation, and job development, as allowed by the CDBG program. The City currently uses its CDBG moneys for the Single Unit Home Improvement program, fair housing foundation services, code enforcement, business assistance program, senior activities/nutrition program, food distribution program and the development of public facilities. It shall coordinate with the County Housing Authority in implementing programs outlined in the Comprehensive Housing Affordability Strategy (CHAS) for Los Angeles County. The City also provides informational brochures outlining available housing assistance and rehabilitation programs in the City. The brochure encourages residents to participate in the housing assistance payments program and the housing voucher program (such as Section 8) through the Los Angeles County Housing Authority. The City will distribute the information brochure to every City facility.

Fair Housing Metric: CDBG funds will apply towards multifamily, owner-occupied projects during the sixth cycle. One multifamily, owner-occupied project will be funded per year. Funds to rehabilitate multifamily units will improve the quality of multifamily housing and preserve existing affordable housing in the City.

Responsibility: Community Development Department
Funding: CDBG
Program 7: At-Risk Housing Preservation
Subsidized housing units in Cudahy are owned by non-profit affordable housing developers that have expressed a desire to continue renewing their subsidies that allow for the provision of affordable housing. The City shall take the lead in coordinating efforts for the preservation of subsidized housing projects in Cudahy. Every three months, the City will monitor the status of any HUD receipt/approval Notices of Intent and Plans of Action filled by property owners to convert to market-rate units. To help conserve the low-income units at risk of conversion, the City will provide technical assistance to non-profit groups interested in buying the projects. If any of the non-profit affordable housing providers decide to let their subsidized housing contracts lapse, the City will aggressively look for an agency to buy the property or help the residents establish an association to buy the project. The City will also notify all appropriate organizations and interested parties of the availability of property to ensure continued low-income housing.

HUD has stated that they generally evaluate projects that apply for conversion and offer incentives to property owners to preserve these units. The California Housing Partnership Corporation (CHPC) has indicated that it will assist Cudahy in looking for a suitable organization who would take over the subsidized projects in the City. The City will also provide tenant

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education within 30 days of notice and assist tenants to obtain special Section 8 vouchers reserved for tenants of converted properties. Public participation shall be encouraged throughout the process to reflect the needs and interests of Cudahy residents. Financing will come from CDBG funds, and the General Fund, to the extent funds are available. Other funding sources that may be available shall be explored, as well. This is an ongoing program, which will continue through this 6th Cycle Housing Element 2021-2029, monitored (coinciding with the fiscal year) and managed by the Community Development.

Responsibility: Community Development Department
Funding: CDBG, inclusionary in-lieu fee
Program 8: Housing Maintenance and Conservation
The City of Cudahy has an ongoing program for the maintenance and conservation of the existing housing stock. There are programs aimed at the conservation of older housing units which are in good condition to maintain the units as affordable housing options. Rehabilitation and property maintenance programs ensure that living conditions are safe and decent for all households. By maintaining the existing housing stock and preventing the creation of substandard housing, the City improves the living environment for present residents. These programs and activities shall continue throughout thi
s 6th Cycle Housing Element 2021-2029.

Fair Housing Metric: Two properties will be renovated per year. Number of properties served per year may change with results of the Housing Conditions Survey Program. The results of the Housing Conditions Survey will determine target areas for these two property renovations each year. Program 8 will implement place-based strategies to encourage community revitalization, including preservation of existing affordable housing.

Responsibility: Community Development Department.

Funding: City General Fund, CDBG, and other funding sources as available.

Program 9: Hotel and Motel Resources
The City shall preserve hotels and motels as an emergency housing resource and strictly enforce ordinances regarding property maintenance and fire and safety standards to safeguard the public health, safety, and welfare of tenants. Code enforcement efforts on hotels and motels in the City have led to the upgrading and renovation of two local motels. The City does not allow SRO hotels to be used as permanent housing but will encourage their use as emergency and transitional shelter for the homeless. To encourage the use of hotels “by "homeless" individuals, the City continuously works with hotel managers on making rooms available for emergency/transitional housing and makes community service agencies in the area aware of the facilities. The City also refers persons in need to these facilities. Vouchers shall be solicited from the hotel, local businesses, charitable agencies, and other organizations/individuals to provide short-term stays at the hotels. The 160 rooms available in local hotels are adequate to serve the temporary housing needs of homeless individuals in the area. Vouchers and/or allocated funds are searched for on an ongoing basis. These programs and activities shall continue throughout thi s 6th Cycle

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Housing Element 2021-2029.

Responsibility: Community Development Department.

Funding: City General Fund, Project Homekey, inclusionary in-lieu fee, partner agency funding Program 10: Development Standards to Allow Uses
The City will continue to amend the Zoning Code City to allow the development, maintenance, and improvement of Emergency Shelters, Transitional Housing, and Supportive Housing to address constraints and facilitate the development of low-income housing throughout the City.

Amendments to Program 11, Emergency, Transitional and Supportive Housing are proposed to be completed in 2023 addressing permitted uses for Supportive Housing and parking standards for Emergency Shelters. Throughout thi
s 6th Cycle Housing Element 2021-2029 the City will
continue to monitor development of these housing types and re-evaluate the effectiveness or constraints posed by established development standards.

Responsibility: Community Development Department.

Funding: City General Fund and other funding sources as available.

Program 11: Emergency, Transitional and Supportive Housing The City will continue to monitor the inventory of sites appropriate to accommodate transitional housing and supportive housing and will work with the appropriate organizations to ensure the needs of homeless and extremely low-income residents are met. The City is committed to prioritizing funding and other available incentives for projects that provide housing for homeless and extremely low-income residents whenever possible. In 2023 the City will reduce City parking standards for emergency shelters to accommodate only staff parking needs, and complete required amendments to the City’s Zoning Code, in accordance with state law. The City shall review the City’s zone districts, including the mixed use and commercial zone districts, and amend the permitted uses sections of the appropriate zone districts to include supportive housing, in compliance with statutory requirements. These zoning code amendments will be completed in 2023.

Responsibility: Community Development Department.

Funding: City General Fund and other funding sources as available.

Program 12: Neighborhood Preservation
Neighborhood preservation is a means to maintain and increase homeownership in the City. It is also a means to assure healthy all residents have access to well maintained, safe, and healthy neighborhoods, sidewalks, and open spaces. Property maintenance provides a safe and more stable resident population. The City will continue to improve public services and infrastructure, and establish an objective design standards to assists the City’s development review processes

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in maintaining and creating safe, attractive, healthy neighborhoods. Objective design standards will be developed by 2025.

Fair Housing Metric: Completed Design Review Standards. Design Review Standards will improve the quality of new housing in Cudahy, improving the stock of quality housing options in the City.

Program 12 will apply to and impact five housing types in Cudahy including single family homes, ADUs, 2 to 5 plexes, multifamily apartments, and townhomes.

Responsibility: Community Development Department.

Funding: City General Fund and other funding sources as available.

Program 13: Code Enforcement
The City shall continue code enforcement each year 2021-2029, of nuisances such as inoperable vehicles, property maintenance, substandard units, and illegal garage conversions. Substandard dwelling units shall be identified and rehabilitation shall be encouraged through the provision of technical support and incentives such as streamlined permit processing, variances to development standards on a case-by-case basis, waiver of fees or fines if rehabilitation is undertaken within the next three months, etc. Also, the City shall actively work towards ensuring the rehabilitation of structures which do not meet seismic safety standards and current electrical code requirements. The Code Enforcement Program is complaint driven; complaints are filed with the City’s Code Enforcement department which then schedules follow up inspections and provides tenants with information to resources.

Fair Housing Metric: Increase staffing by two code enforcement officers. Increased level of staffing will be maintained throughout sixth cycle. The City commits to hosting two educational workshops per year to inform property owners and residents of code enforcement initiatives and opportunities. The City commits to ensuring a total of 40 participants for both sessions combined.

This Program will prioritize place based strategies as necessary, following the results of the City’s annual Housing Conditions Survey. Specific high need areas of the City will be targeted for code enforcement activities as a result of this annual Housing Conditions survey.

Responsibility: Community Development Department.

Funding: City General Fund and other funding sources as available.

Program 14: Infrastructure Availability
The City shall work with Los Angeles County to identify and coordinate water and sewer infrastructure on the provision of adequate infrastructure and public services in Cudahy, Consistent with the General Plan Implementation program, the City will establish a permit tracking program in 2024 that monitors new development and the redevelopment of existing uses that increase the number of residential units and/or nonresidential square footage. The City will annually review the permit tracking data to determine levels of infrastructure needed to ensure appropriate levels of circulation, water, sewer, storm drainage, and other utilities’ availability and capacity. The City will include housing needs in the development of its 2023 Economic Development Strategic Plan and pursue funding sources for related infrastructure

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improvements. Transportation opportunities and increasing access to opportunity will be included in this analysis. In order to improve access to transportation for persons without a personal vehicle, the City will construct at least one mile of bicycle lanes connecting to a future Metro station by 2027. The City will further review and adopt specific standards for new streets within subdivisions, including bicycle facilities and ADA accessibility. In addition, the City will establish specific procedures for water and sewer connections, in 2024, and require that priority is given to developments with units affordable to lower-income households. By the end of 2025, the Tract 180 Mutual Water Company will upsize water lines in their service area.

This Program also commits to improving safety for pedestrians and bicyclists in Cudahy. Walking and biking are two forms of low cost transportation that are easily accessible to Cudahy residents.

Due to this, residents who walk and bike will benefit from improved pedestrian and bicycle route enhancements. In addition, through this Program the City commits to annually pursuing funding and targeting neighborhoods of concentrated need for investment in improving the accessibility to, expanding options, and improving safety of transit and active transportation. This Program will ensure that every economic development plan within the sixth cycle reflects the needs of high need neighborhoods in the City of Cudahy. Every four years the City will evaluate the distribution of transportation investment by high versus lower need areas. If evaluation shows uneven distribution of transportation investment, the City will identify action items to make the distribution more equitable. The City will submit one funding application annually and will evaluate distribution of funding at the middle and end of this sixth cycle.

Fair Housing Metric: 3,567 households benefitted from upsized water lines in the Tract 180 Mutual Water Company service area, in order to improve water services to the eastern side of the City, including the City’s high segregation and poverty tract.

Fair Housing Metric: One mile of bicycle lanes, along Atlantic Avenue from Florence Avenue to Patata Street, constructed providing access to future Metro Rail stations. The bicycle lanes along Atlantic Avenue will create an affordable, safe way for residents of the City’s high segregation and poverty tract to access increased job opportunities and commercial amenities along Atlantic Avenue in addition to opportunities outside of Cudahy. In addition, all residents will benefit from the bicycle lanes along Atlantic Avenue.

Fair Housing Metric: Construct three capital projects in areas of high need to improve transit or active transportation safety within the sixth cycle planning period.

Responsibility: Community Development Department.

Funding: City General Fund and other funding sources as available.

Program 15: Public Participation
The City encourages community participation in all City programs. Noticing practices in the City include posting information on scheduled public hearings at City Hall, the Cudahy Library, and the Council Chambers at least two weeks prior to the hearing dates, which will continue to be held at times which are suitable for the majority of the community. As much as possible these hearings will be held in places near transit and places that are accessible to people with disabilities. The City also advertises these hearings, as well as other City programs, in the local

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newspaper (The Wave) and in the City newsletter. Both papers provide English and Spanish in their articles to reach the primarily Hispanic community of the area. An interpreter is also available during public hearings to facilitate communication between individuals who only speak Spanish. Brochures at City Hall are available in both English and Spanish versions. Spanishspeaking employees also facilitate the dissemination of information regarding City programs. The City shall utilize the local newspaper, post notices, and utilize the City’s website to encourage residents to attend City Council and Planning Commission meetings. This will allow the City to get more input into its programs and tailor them to meet the needs expressed by residents.

Fair Housing Metric: Public noticing prior to every scheduled public hearing to increase opportunities for residents to participate in local government and decision making for their City.

Responsibility: Community Development Department.

Funding: City General Fund and other funding sources as available.

The City will continue from 2021 through 2029 to actively produce documents and publications that are in both English and Spanish. This is an ongoing program monitored annually (coinciding with the fiscal year). The City will also work with local schools to support and prioritize bilingual services, bilingual noticing/communication, and ESL programs. The City will work with local schools through meetings on an as needed basis.

Responsibility: Community Development Department.

Funding: City General Fund and other funding sources as available.

Through this Program, the City commits to improving communication about City housing decisions and opportunities to provide input with residents and businesses, especially in high need areas. The City commits to continue to actively recruit residents from underserved neighborhoods (including high need communities), residents who are renters, non-Latino residents, and residents that are a variety of ages to participate on committees to address affordable housing needs and homelessness. The City commits to annually evaluate this program for its effectiveness in increasing resident participation. This portion of Program 15 will continue throughout the sixth cycle.

Fair Housing Metric: The City will target four unique Cudahy populations to improve their participation in City housing decisions and opportunities, including residents from high need communities, residents who are renters, non-Latino residents, and residents from a wide array of age groups.

Responsibility: Community Development Department.

Funding: City General Fund and other funding sources as available.

The City will conduct annual outreach starting in 2023 to various stakeholders, including the Housing Rights Center, Jovenes, The Whole Child, PATH, and SHARE HOUSING. The outreach will focus on obtaining more information regarding affirmatively furthering fair housing in Cudahy.

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As the City receives feedback from stakeholders, the City will annually examine and implement changes to City policies that might address and alleviate fair housing issues.

Responsibility: Community Development Department, specifically the Supportive Services Coordinator.

Funding: City General Fund and other funding sources as available.

Program 16: Fair Housing
There are many special needs households in Cudahy that will benefit from programs designed to promote equal access and opportunity to housing. The City intends to minimize difficulties of special needs households in finding adequate housing by providing programs to prevent discrimination or to encourage the production of housing specifically designed for these households.

The City promotes the use of the Housing Rights Center through the City newsletter and local papers and informs all City employees of the available services for referral. The City will participate and distribute fair housing materials at a variety of community activities such as food distribution, Easter egg hunt, national night out, and local carnivals/fairs to reach out to all segments of the community. The City will annually conduct fair housing press releases, directly contact interested groups for distributing fair housing materials, mail fair housing materials through utility billing and post fair housing information in a variety of community locations such as the library, bus stops, public counters, and post office. The City shall prepare a list of referral agencies to serve low-income households, handicapped, elderly, homeless, and other special needs groups. Information is given through the Code Enforcement and Planning Divisions. The City shall make the list available at City Hall, the library and City parks. The program will continue each year, throughout 2021-2029.

Through this Program, the City commits to improving communication about fair housing programs, especially in high need areas. The City commits to continue to actively notifying residents from underserved neighborhoods (including high need communities), residents who are renters, non-Latino residents, and residents that are a variety of ages to participate on committees to address affordable housing needs and homelessness. The City commits to annually evaluate this program for its effectiveness in increasing community awareness about fair housing programs. This portion of Program 16 will continue throughout the sixth cycle.

Fair Housing Metric: The City will target four unique Cudahy populations to improve their knowledge of fair housing programs and opportunities, including residents from high need communities, residents who are renters, non-Latino residents, and residents from a wide array of age groups.

Responsibility: Community Development Department.

Funding: City General Fund and other funding sources as available.

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Fair Housing Metric: 3 community activities per year to distribute fair housing information to residents to increase opportunities for residents to consult experts regarding their fair housing issues and provide assistance to residents at risk of displacement.

Fair Housing Metric:

Responsibility: Community Development Department.

Funding: Funding is provided through the General Fund and CDBG funds.

Program 17: Food Distribution
The City shall continue the hot meals and food distribution programs once a month. Also, the City shall assist public and non-profit agencies which provide support services to special needs populations (the homeless, the elderly, single-parent households, etc.). The food distribution program is ongoing, is monitored annually (coinciding with the fiscal year). The program will continue each year, throughout 2021-2029.

Responsibility: Community Development Department.

Funding: City General Fund and through the CDBG program.

Program 18: Homeless Assistance
The City shall maintain a list of local social services to use as referral sources for residents in need.

The information will be distributed to City departments that interface with homeless persons or persons at risk of being homeless. The program will continue each year, throughout 2021-2029.

Responsibility: Community Development Department.

Funding: General Fund and other funding sources as available.

Program 19: Disability Access
The City currently requires new development to comply with State disability access standards and the 2020 Los Angeles County Building Code. The City shall continue to enforce the Americans with Disabilities Act (ADA). The program will continue each year, throughout 2021-2029.

Responsibility: Department of Building and Public Services.

Funding: General Fund.

Program 20: Senior Program Resources
The Senior Center located at Clara Park serves as an information center for senior programs and resources. This is an ongoing program monitored annually (coinciding with the fiscal year). The program will continue each year, throughout 2021-2029.

Responsibility: Community Development Department.

Funding: City General Fund and other funding sources as available.

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Program 21: Persons with Special Needs
The City shall seek State and Federal monies, as funding becomes available, in support of housing construction and rehabilitation targeted for persons with special needs. The City shall provide regulatory incentives, such as expedited permit processing and fee waivers and deferrals, to projects targeted for persons with special needs including physical and developmental disabilities, seniors, large families, female-headed households, farmworkers, and the homeless.

The City shall reach out annually to developers of supportive housing to encourage development of projects targeted for persons with special needs. The City shall work with the local Regional Center to implement an outreach program informing families within the City of housing and services available for persons with special needs. Information will be made available on the City’s website and at City Hall. Specific regulatory incentives shall be established by 2024 and initiation of the cooperative outreach program with the local Regional Center will be completed by 2025.

Responsibility: Community Development Department.

Funding: City General Fund and other funding sources as available.

Program 22: Consistency with General Plan
The City shall conduct an integral review as part of its General Plan implementation to achieve consistency with other General Plan elements, policies, programs, and community goals to reflect the policy direction contained in other parts of the General Plan. As portions of the General Plan are amended in the future, this Housing Element will be reviewed to ensure that internal consistency is maintained. This is an ongoing program monitored annually (coinciding with the fiscal year). The reviews will continue each year, throughout 2021-2029.

Responsibility: Community Development Department.

Funding: General Fund and other funding sources as available.

Program 23: Housing Conditions Survey
The City shall complete an annual Housing Conditions Survey to identify the number of units in need of rehabilitation and replacement. Following the completion of the survey, the City will review its current programs related to housing conservation, such as Program 8 (Housing Maintenance and Conservation) and Program 13 (Code Enforcement) and make any needed changes. The Survey shall be completed annually starting in 2023.

Fair Housing Metric: Complete annual housing conditions survey to determine target areas for property renovations, as a part of the City’s place based stragies in this Housing Element. The results of the survey will target specific areas in the City that are in the most need of rehabilitation and replacement. As a result of this program and Program 8, two properties will be renovated per year in target areas.

Responsibility: Community Development Department.

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Funding: City General Fund and other funding sources as available.

Program 24: Low Barrier Navigation Centers
The City shall review the City’s mixed use and non-residential zones that permit multifamily residential uses and amend the permitted uses sections of the appropriate zone districts to include low barrier navigation centers, in compliance with statutory requirements. These zoning code amendments will be completed in 2023.

Responsibility: Community Development Department.

Funding: General Fund and other funding sources as available.

Program 25: Single Room Occupancy Units
The City will review and amend the Zoning Code to include single room occupancy units in the appropriate zones, in compliance with statutory requirements. The zoning code amendments will be completed in 2023.

Responsibility: Community Development Department.

Funding: City General Fund and other funding sources as available.

Program 26: State Density Bonus Law
The City shall review the City’s density bonus standards and amend the Zoning Code as necessary to comply with State Density Bonus Law. Any required amendments shall be completed in 2024.

Fair Housing Metric: Complete review of density bonus standards annually to ensure compliance with State Density Bonus Law.

Responsibility: Community Development Department.

Funding: City General Fund and other funding sources as available.

Program 27: Zoning Code Review
The City commits to the zoning code changes listed below. All changes to the zoning code will be completed by the end of 2023.

The following zoning code changes are State-mandated:
• The City will permit residential care facilities with seven or more persons by-right in all residential zones.
• Change the definition of “Family” as follows: Family: means one or more persons living together in a dwelling unit, with common access to, and common use of all living, kitchen, and eating areas within the dwelling unit.
• In compliance with Government Code, the City shall consider transitional housing and supportive housing to be a residential use and these two uses shall be permitted by right

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in all residential zones in the City.

The following zoning code changes relate to the City’s development standards. These development standard changes will take effect for any project which includes on-site affordable housing in keeping with the City’s inclusionary housing ordinance. • Eliminate the 15 dwelling units per acre limit on sites that are less than half an acre. • Increase the FAR limit to 1.5 in the CMU zone.
• Eliminate the one acre minimum for mixed use projects. • Eliminate the 15 feet by 15 feet required open space for ownership projects. • Count the fire turnaround within the open space area, and it will be allowed to be nonconcrete/asphalt material. However, for the fire turnaround to count as open space the area must be developed and maintained with hardscaping, and it must be free of any obstructions such as BBQ grills, swing sets, etc.
• Allow permeable, porous materials in the driveway right of way. • Reduce the private open space requirement to 100 square feet per unit. The City shall require a total of 280 square feet of open space per unit. • Allow buildings that are two stories or higher to have balconies projecting into the side setback approximately 3 feet, leaving a minimum balcony setback from the side property line of 4 feet.
• Reduce guest parking to 0.25 spaces per unit and eliminate enclosure requirements for parking.

The following zoning code changes relate to streamlining the City’s permit processes. These development
• Adopt a checklist and a written procedure to comply with the SB 35 Streamlining Ministerial Approval Process to process applications using this State law. • Remove the development agreement requirement for new development in the HDR and Mixed-Use zones.
• Revise development review findings to comply with the Housing Accountability Act. • Remove the CUP requirement for multifamily development in the LDR zone. • Increase the number of units that trigger Planning Commission development review from 3 units to 5 units.
• Classify development review by the Director of Community Development as a ministerial process.
• Update the zoning code to specify what party is responsible for making the CEQA determination of PRC 21080.1, specify that the decision will be made within the timeframe permitted by PRC 21080.2, and that specify that when the party determines a project is exempt from CEQA, their determination triggers the Permit Streamlining Act (PSA) 60-day deadline.

Additionally, the City shall explore further Zoning Code changes and incentives as necessary to encourage appropriate development. For mixed-use projects, the City shall explore replacing the 1/3 non-residential floor area requirement with commercial/active frontage requirements and

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appropriate site planning and design standards. This exploration will be done concurrently with the development of objective design standards in Program 12.

Responsibility: Community Development Department.

Funding: City’s General Fund and from other funding sources as available.

Program 28: Implementation of the Inclusionary Housing Program The City shall begin implementation of the Inclusionary Housing Ordinance adopted in 2022 which establishes a requirement that all residential and mixed-use projects with more than four units dedicate 15% of units as affordable, pay an in-lieu fee, or donate land. The current ordinance establishes certain development standard concessions which can be granted on a discretionary basis. However, State Density Bonus Law establishes that developers can request a broader menu of concessions in exchange for the inclusion of affordable housing units through a ministerial process. The City will modify the Zoning Code to establish a list of incentives and process to be processed ministerially by the end of 2024.

The City will also reexamine its in-lieu fees as they pertain to ownership projects in order to reduce barriers to homeownership developments. Currently, the in-lieu fee is significantly higher for ownership projects than for rental projects.

Additionally, since the Ordinance is new, the City will monitor the effect of this ordinance on housing production and report progress in the annual general plan implementation report pursuant to Government Code Section 65400. Should the ordinance be found to negatively impact the creation of affordable and market-rate housing, the City will adjust the ordinance to remove the constraint to development.

Through this Program the City commits to revising the Inclusionary Housing Ordinance (including in-lieu fees) if any constraints or barriers are identified. If any constraints or barriers are identified the Inclusionary Housing Ordinance will be revised within a year of identifying constraints or barriers.

Fair Housing Metric: Development of 34 lower income units through Inclusionary Housing Program. These 34 units will be developed outside of the City’s TCAC Area of High Poverty and Segregation tract. These 34 units will be developed throughout the rest of the City, spreading units available to lower income households throughout the City’s neighborhoods. This is a placebased strategy to distribute lower income units throughout the City, increasing housing options.

Responsibility: Community Development Department.

Funding: City General Fund and other funding sources as available.

Program 29: Environmental Enhancements
The City shall continue to implement its current standards which protect environmental quality in the City and address the AFFH identified fair housing issue of high pollution burdens and

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exposure to environmental contaminants. The City will continue to enforce its ban on trucking facilities which create air quality and noise concerns, and it will continue to require tree planting with all new development per CMC 20.16.130(C). Furthermore, the City will seek to identify funding sources and partners to install and help residents access air filters which improve indoor air quality.

When new development is proposed on City land, the City will also continue to provide land write-downs where possible to assist in the cleanup of contaminated sites. The City has recently done this for a Successor Agency owned site on the corner of Atlantic Boulevard and Patata Street.

Additionally, this Program commits to a implementing a Lead-based Paint Hazard Removal Program in the City of Cudahy. This program will encourage the participation of residents in lead removal and lead-abatement programs, and removal/abatement for indoor air pollutants, including radon and transportation air pollution. Additionally, this Program will encourage home rehabilitation programs to reduce or replace the use of gas appliances and other combustion devices that release carbon monoxide, nitrogen dioxide, and particles gas and programs to remove asbestos. The City commits to making marketing materials available year round at City Hall to increase awareness and participation of residents in the Los Angeles County Childhood Lead Poisoning Prevention Program and Low-Income Home Energy Assistance Program.

This Program will implement the General Plan’s Program 35 (Sensitive Receptor Siting Protection), which was adopted in March 2018. Program 35 increases the protection of sensitive receptors (facilities where individuals are highly susceptible to adverse effects of air pollutants, such as housing, child care centers, retirement homes, schools, and hospitals) near high-volume roadways, dry cleaners using perchloroethylene, large gas station, railroads, and rail yards.

Through Program 35 the City will amend the municipal code and other regulations by the end of 2026 to require mitigation measures such as increased indoor air filtration to increase the protection of sensitive receptors near major emission sources. Additionally, the City will require projects proposed within 500 feet of freeways or railroads and that house or accommodate sensitive receptors to include an analysis of the potential health risks. Program 35 will be implemented by the end of 2026.

Fair Housing Metric: Locate one funding source to provide air filters. The place based strategy is to prioritize placement of the air filters within the City’s TCAC Area of High Segregation and Poverty tract in the southeastern portion of the City.

Fair Housing Metric: Through this Program the City will connect 40 households to the Los Angeles County Childhood Lead Poisoning Prevention Program and Low-Income Home Energy Assistance Program within the sixth cycle planning period.

Responsibility: City Administration, Community Development Department and Public Works Department.

Funding: City General Fund and other funding sources as available.

Program 30: Rent Control Ad Hoc Committee

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Currently, the City of Cudahy has a rent increase moratorium on multifamily housing in place through April 18, 2023. The moratorium was put in to give the City Council’s Rent Control Ad Hoc Committee time to study and evaluate possible rent control and tenant protection programs, and the need to extend the moratorium.

The Rent Control Ad Hoc Committee will study instituting a rent stabilization ordinance, rental registry, rent control board, just cause evictions and anti-harassment ordinance, and displacement/relocation protections for renters in the City of Cudahy. The Committee will complete its study by the end of 2023.

Fair Housing Metric: Ad-hoc committee presenting findings to City Council in May 2023. Ad-hoc committee will complete study and make recommendation to City Council by the end of 2023.

Rent increase moratorium has been extended until July 10, 2023. The adoption of rent control in Cudahy will provide increased protections for Cudahy’s renters, decreasing displacement pressure and risk.

Responsibility: City Council
Funding: City General Fund and potential new funding sources.

Program 31: First Time Homebuyers
The City will identify and implement strategies to increase Cudahy renters’ access to homeownership opportunities in the City. The City shall continue to partner with nonprofits that administer first time homebuyer funding and training sessions. At least one training session shall be held within City limits each year starting in 2023.

As inclusionary housing in-lieu fees are collected and begin to generate significant income, the City will examine using these in-lieu fees to support homeownership through down payment assistance or development of covenanted affordable homeownership projects. The City will also pursue outside grant sources. At least one local or external funding source will be identified and used to incentivize homeownership in the 6th cycle period.

Fair Housing Metric: One training session in English and Spanish per year serving at least 25 total yearly participants. Pursue external funding sources annually, secure some level of funding.

Program 31 will improve the ability of Cudahy residents to purchase homes, instead of rent, which increases the housing options available to residents.

Responsibility: Community Development Department.

Funding: Affordable Housing In-Lieu Fees and other funding sources as available.

Program 32: Economic Development Strategic Plan and Transit-Oriented Development The City will initiate preparation of an Economic Development Strategic Plan by the end of 2023.

Components of the Plan include identifying the City’s identity, capturing quality redevelopment investment, and adopting objectives and initiatives. The Economic Development Strategic Plan

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will provide a roadmap for the encouragement of mixed-use development which provides commercial and job amenities to increase access to opportunity for Cudahy residents, addressing the AFFH identified issue.

The City will also undertake planning and infrastructure projects to create a more connected, walkable and accessible transit-oriented community in the southern part of the City near Atlantic Avenue and the future Firestone/Atlantic Station on the Metro West Santa Ana Branch (WSAB) Line. The City will complete the WSAB Cudahy Strategic Implementation Plan and at least one sidewalk improvement project will be completed by 2025. Increasing the accessibility of this station will increase access to opportunity notably, especially for residents without regular access to a car.

Additionally, during the sixth cycle the City will encourage new developments within the Entertainment Zone (which will accommodate transit-oriented development in the future) to provide public open space for the benefit of Cudahy’s residents. The Entertainment Zone is located in the central southern portion of the City, which happens to be an area of high park need in Cudahy.

Fair Housing Metrics: 120 new jobs created in Cudahy through economic development activities undertaken in the City’s mixed-use and transit-oriented development zones, in order to stimulate place-based revitalization in areas of high segregation and poverty such as in the southeastern tract in the City. The City’s high segregation and poverty tract is in close proximity to Atlantic Avenue, which will be the target for increased job opportunities and commercial amenities.

Develop two new public open spaces, which may include public open spaces within new developments within the Entertainment Zone by the end of the sixth cycle.

Responsibility: Community Development Department and Public Works Department.

Funding: City General Fund, grants, and other funding sources as available.

Program 33: Surplus Land Act Compliance
During the 6th Cycle period, the City will adjudicate the disposition of publicly-owned parcels in the Sites Inventory in a manner consistent with the Surplus Land Act:
• The City will issue an RFP for the site on Elizabeth Street (Site #24). • The City will cooperate with the County to adjudicate the disposition of the City-owned and County-owned parcels on the southeastern corner of Santa Ana Street and Atlantic Avenue (Site #25) in a manner consistent with the Surplus Land Act. The City will ensure that the development includes at least 88 housing units and 22 units for lower-income households. Should this amount of housing prove not to be feasible, the City shall identify an alternative publicly-owned site to develop the units. The City owns several other mixed-use zoned sites which could be suitable.

RFPs will be issued and developers selected by 2024, projects will be entitled by 2026, and units

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will be constructed by the end of the 6th Cycle period.

The City will also explore mixed-use development on other publicly-owned sites within the mixed-use zones, ensuring the inclusion of affordable housing in mixed-use projects and adherence to all Surplus Land Act requirements.

Fair Housing Metric: The City will cooperate with the County to adjudicate the disposition of the City-owned and County-owned parcels on the southeastern corner of Santa Ana Street and Atlantic Avenue in the Sites Inventory in a manner consistent with the Surplus Land Act to develop 22 lower income units in addition to above moderate income units. The development of lower income units along Atlantic Avenue will connect lower income residents to the City’s commercial job center along with plentiful commercial amenities.

Responsibility: Community Development Department
Funding: City General Fund
Program 34: Promote Lot Consolidation of Site 25
Site 25 of the Sites Inventory consists of seven publicly owned parcels, four of which are owned by the City of Cudahy and three of which are owned by Los Angeles County. The City will adjudicate the disposition of Site 25 in a manner consistent with the Surplus Land Act. Site 25 will develop at least 88 housing units of which 22 units would be lower-income units. The City will undertake Program 34 to ensure the cooperation of the County in making these seven parcels available at the same time for housing development through the Surplus Land Act. In order to ensure the County’s cooperation, the City will meet with County leadership once a month until the County and City reach an agreement to adjudicate the disposition of Site 25 in a manner consistent with the Surplus Land Act. Should this amount of housing prove not to be feasible, the City shall identify an alternative publicly-owned site to develop the units within six months. The City owns several other mixed-use zoned sites.

Fair Housing Metric: Site 25 will develop at least 88 housing units of which 22 units would be lower-income units.

Responsibility: Community Development Department.

Funding: City General Fund.

Program 35: Open Space Development
The City of Cudahy features four public parks spread across the City. While the majority of residents reside within close proximity to one of these parks, the park need of residents remains high according to the City’s Parks Needs Assessment. Program 35 makes commitments to develop new open spaces within the City, specifically targeting areas of high need and high park need. The City adopted a new General Plan in March 2018. As part of this General Plan, the City adopted two new programs targeting open space development in Cudahy. Program 35 commits the City to continuing to implement these two new General Plan programs during the sixth cycle.

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CITY OF CUDAHY 2021 HOUSING ELEMENT UPDATE
Program 21 of the City’s General Plan, Water Conservation and Parks Long-Range Plan, commits the City to adopting a water conservation and Parks Long Range Plan that identifies short-term and long-term issues, opportunities, and needs and develops a facility plan to address the needs.

During the sixth cycle, the City commits to developing one new open space in Cudahy. Based on the Parks Long Range Plan, which will be completed by the end of 2026 as part of this Housing Element, the City will choose the area of highest need as the location of the new open space. The new open space will be completed by the end of the sixth cycle.

Program 27 of the City’s General Plan focuses on developing and constructing a retrofit program that 1) creates cul-de-sacs at Olive and Elizabeth Streets at their intersections with Salt Lake Avenue and 2) creates one new cul-de-sac pocket park of parklet in the City. Program 27 and Program 21 will be a combined effort for the development of one new open space in Cudahy by the end of the sixth cycle.

Additionally, during the sixth cycle the City will encourage new developments within the Entertainment Zone to provide public open space for the benefit of Cudahy’s residents. The Entertainment Zone is located in the central southern portion of the City, which happens to be an area of high park need in Cudahy.

Fair Housing Metric: Develop two new open spaces in Cudahy in the area of highest need within the sixth cycle. These new public open spaces may be developed in new developments in the Entertainment Zone. These two open spaces will be developed by the end of the sixth cycle.

Fair Housing Metric: Create cul-de-sacs at Olive and Elizabeth Streets at their intersections with Salt Lake Avenue to eliminate use of these residential streets as shortcuts to bypass arterials by the end of 2026.

Responsibility: Community Development Department
Funding: City General Fund, grants, and other funding sources as available

7.2 QUANTIFIED OBJECTIVES FOR 2021-2029
Local jurisdictions are required under section 65583 of the California Government Code to propose quantified housing objectives and seek to meet them through Housing Element goals, policies, and programs. The quantified objectives do not represent a ceiling on development, but rather set a target goal for the jurisdiction to achieve based on needs, resources, or constraints.

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CITY OF CUDAHY 2021 HOUSING ELEMENT UPDATE
The quantified objectives are provided in Table 7.2 for the new construction (new units), rehabilitation (existing units), and conservation/preservation (at-risk units) of affordable and special needs housing units and or households, as a result of implementation of the actions set forth in the Goals, Policies, and Programs sections of this Housing Element.

Table 7.2
Quantified Objectives 2021-2029
Income Category
New Construction
(RHNA)
Rehabilitation
Conservation/Preservation
Extremely Low 40 18 units
(Through Program 8, City
commits to renovating 2
units per year)
241 units
(The City shall preserve all 241
of the federally assisted “at
risk” units, which are all
categorized as low risk during
the sixth cycle)
During the sixth cycle, all units
which are demolished will be
replaced with a unit at the
same income level or lower.

Very low 40
Low 36
Moderate 53
Above Moderate 224
TOTALS 393
Source: City of Cudahy Community Development Department

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CITY OF CUDAHY 2021 HOUSING ELEMENT UPDATE
Appendix A: Sites Inventory Description (Available Sites Only)

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CITY OF CUDAHY 2021 HOUSING ELEMENT UPDATE
Appendix B: Historical Record of Development

Site #1: 7835 Otis Avenue
Site #2: Live Oak Street (Address
not available)
This 2.21-acre site at 7835 Otis Avenue (APN
6225026001, 6225026002, 6225026003, 6225026013,
and 6225026014) is a privately owned vacant
property, currently unused as it contains remains
of demolished structures from past industrial use.

This makes the site available for the development of
residential units. All of these parcels are under the
same ownership. The site is designated lower density
residential in the General Plan and zoned LDR with
a maximum density of 15 units per acre. However,
for the puspose of this sites inventory the City is
assuming 13 du/ac. The realistic capacity estimated
for this site is 4 moderate income units and 24 above
moderate income units.

This 0.22-acre site on Live Oak Street (APN
6225010025) is a privately owned vacant property,
currently used for vehicle storage. This site is
available for the development of residential units.

The site designated low density residential in the
General Plan and is zoned LDR with a maximum
density of 15 units per acre. However, for the
puspose of this sites inventory the City is assuming 13 du/ac. The realistic capacity estimated for this site is 2 above moderate income units.

Site #3: 4121 Olive Street
This 0.13-acre site at 4142 Olive Street (APN
6225025014) is a privately owned vacant property,
currently used for intermittent vehicle storage this
site is available for development of residential units.

The site is designated low density residential in the
General Plan and zoned LDR with a maximum density
of 15 units per acre. However, for the puspose of this
sites inventory the City is assuming 13 du/ac. The
realistic capacity estimated for this site is 1 above
moderate income unit.

Site #4: REMOVED

Site #5: REMOVED
Site #6: REMOVED

Site #7: 4932 Santa Ana Street
This 0.94-acre site at 4932 Santa Ana Street (APN
6224017017) is privately owned and occupied by
6 multi-family homes. Approximately 0.42 acres of
the site is vacant, unutilized space that is available
for the development of additional residential units
to complement the multi-family homes. The site is
designated low density residential in the General
Plan and zoned HDR with a maximum density of 40
units per acre. However, for the purposes of this
site inventory, the density used to calculate the
site’s capacity is 25 units per acre. According to this methodology, the realistic capacity estimated for this
site is 10 moderate income units.

Site #8: REMOVED

Site #9: 4803 Live Oak Street
This 0.93-acre site at 4803 Live Oak Street (APN
6226009004) is privately owned and occupied by
7 multi-family homes. Approximately 0.29 acres of
the site is vacant, this partially open space on the
lot is available for the development of additional
residential units to complement the multi-family
homes. The site is designated high density residential
in the General Plan and is zoned HDR with a
maximum density of 40 units per acre. However, for
the purposes of this site inventory, the density used
to calculate the site’s capacity is 25 units per acre.

According to this methodology, the realistic capacity
estimated for this site is 7 moderate income units.

Site #10: 4421 Clara Street
This 0.92-acre site at 4421 Clara Street (APN
6225019003 and 6225019004) is privately owned
and occupied by 8 multi-family homes. These two
parcels are owned by the same party. Approximately

0.27 acres of the rear portion of the site is vacant,
with available space for the development of
additional residential units to complement the multifamily housing. The site is designated high density residential in the General Plan and is zoned HDR with
a maximum density of 40 units per acre. However,
for the purposes of this site inventory, the density
used to calculate the site’s capacity is 25 units per
acre. Through this methodology, the viable capacity
estimated for this site is 6 moderate income units.

Site #11: 4729 Live Oak Street
This 0.75-acre site at 4729 Live Oak Street (APN
6226-009-009) is privately owned and occupied
by 5 multi-family units. Approximately 0.43 acres
a portion of the site is vacant, with available space
for the development of additional residential units
to complement the multi-family housing. The site is
designated high density residential in the General
Plan and is zoned HDR with a maximum density
of 40 units per acre. However, for the purposes of
this site inventory, the density used to calculate
the site’s capacity is 25 units per acre. Through this
methodology, the viable capacity estimated for this
site is 10 moderate income units.

Site #12: 4411 Clara Street
This 0.78-acre site at 4411 Clara Street (APN
6225019010) is privately owned and occupied by 5
multi-family homes. Approximately 0.24 acres of the
rear portion of the site is vacant, with available space for the development of additional residential units
to complement the multi-family housing. The site is
designated high density residential in the General
Plan and is zoned HDR with a maximum density
of 40 units per acre. However, for the purposes of
this site inventory, the density used to calculate
the site’s capacity is 25 units per acre. Through this
methodology, the viable capacity estimated for this
site is 6 moderate income units.

Site #13: 5252 Live Oak Street
Site #14: REMOVED
This 0.93-acre site at 5252 Live Oak Street (APN
6226017010) is privately owned, currently
vacant making the lot completely available for
the development of residential units. The site is
designated medium density residential in the General
Plan and is zoned MDR with a maximum density
of 25 units per acre. However, for the purposes of
this site inventory, the density used to calculate
the site’s capacity is 18 units per acre. Through this
methodology, the viable capacity estimated for this
site is 1 lower income units, 1 moderate income unit,
and 14 above moderate units.

Site #15: 5113 Elizabeth Street
This 0.47-acre site at 5113 Elizabeth Street (APN
6226029004) is privately owned and occupied
by multi-family homes. Approximately 0.18 acres
of this site are vacant, making it available for
the development of additional residential units
to complement the multi-family site. The site is
designated medium density residential in the General
Plan and is zoned MDR with a maximum density
of 25 units per acre. However, for the purposes of
this site inventory, the density used to calculate
the site’s capacity is 21 units per acre. Through this
methodology, the viable capacity estimated for this
site is 3 moderate income units.

Site #16: 5228 Elizabeth Street
This 0.27-acre site at 5228 Elizabeth Street (APN
6224001019) is a privately owned and occupied
single-family home. Approximately 0.11 acres of
this site are vacant, this open space located on the
front of the property is currently unutilized making
it available for the development of additional
residential units to complement the single-family
home. The site is designated medium density
residential in the General Plan and is zoned MDR with
a maximum density of 25 units per acre. However,
for the purposes of this site inventory, the density
used to calculate the site’s capacity is 21 units per
acre. Through this methodology, the viable capacity
estimated for this site is 2 moderate income unit.

Site #17: 4911 Clara Street
This 0.93-acre site at 4911 Clara Street (APN
6226020015) is a privately owned parcel. This parcel
features a single-family home built in 1939 and small
structure in poor condition located on the portion
of the parcel closest to Clara Street. The majority
of the parcel behind this single-family home is
vacant. The entire site is likely to be redeveloped for residential use. This site is designated high density
residential in the General Plan and is zoned HDR with
a maximum density of 40 units per acre. However, for
the purposes of this site inventory, the density used
to calculate the site’s capacity is 30 units per acre.

According to this methodology, the realistic capacity
estimated for this site is 2 lower income units, 1
moderate income units, 24 above moderate income
units. The ratio of realistic capacity to existing units on the site is 27 units to 1 unit. There are no other
known contracts of conditions related to the uses on
this site which would preclude development on this
site during the 6th cycle.

Site #18: 4812 Live Oak Street
This 0.91-acre site at 4812 Live Oak Street (APN
6226014031) is a privately owned parcel. This parcel
features a single-family home built in 1977 located
on the portion of the parcel closest to Live Oak
Street. This site is currently not making the best use
of the permitted density in the HDR zone, which is
40 units per acre. The majority of the parcel behind
this single-family home is vacant. The entire site is
likely to be redeveloped for residential use. This site is designated high density residential in the General
Plan and is zoned HDR with a maximum density
of 40 units per acre. However, for the purposes of
this site inventory, the density used to calculate the
site’s capacity is 30 units per acre. According to this methodology, the realistic capacity estimated for
this site is 2 lower income units, 1 moderate income
units, and 24 above moderate income units. The ratio
of realistic capacity to existing units on the site is 27 units to 1 unit. There are no other known contracts
of conditions related to the uses on this site which
would preclude development on this site during the
6th cycle.

Site #19: 4551 Live Oak Street
This 0.74-acre site at 4551 Live Oak Street (APN
6226010015) is a privately owned parcel. This parcel
features a single-family home built in 1923 located on
the portion of the parcel closest to Live Oak Street.

The majority of the parcel behind this single-family
home is vacant, currently used for the storage of
vehicles. The entire site is likely to be redeveloped
for residential use. This site is designated high density residential in the General Plan and is zoned HDR with
a maximum density of 40 units per acre. However, for
the purposes of this site inventory, the density used
to calculate the site’s capacity is 30 units per acre.

According to this methodology, the realistic capacity
estimated for this site is 2 lower income units, 1
moderate income unit, and 19 above moderate
income units. The ratio of realistic capacity to existing units on the site is 22 units to 1 unit. There are no
other known contracts of conditions related to the
uses on this site which would preclude development
on this site during the 6th cycle.

Site #20: REMOVED

Site #21: 4900 Santa Ana Street
This 0.7-acre site at 4900 Santa Ana Street (APN
6224017010 and 6224017011) is 2 privately owned
parcels, owned by the same party. This site features
a single-family home built in 1967 located on the
portion of the parcel closest to Santa Ana Street.

The single family home on this site is not making the
best use of the maximum allowed density in the HDR
zone, 40 du/ac. The majority of the parcel behind
this single-family home is vacant. The entire site is
likely to be redeveloped for residential use. This site is designated high density residential in the General
Plan and is zoned HDR with a maximum density
of 40 units per acre. However, for the purposes of
this site inventory, the density used to calculate the
site’s capacity is 30 units per acre. According to this methodology, the realistic capacity estimated for
this site is 3 moderate income units and 18 above
moderate income units. The ratio of realistic capacity
to existing units on the site is 21 units to 1 unit.

There are no other known contracts of conditions
related to the uses on this site which would preclude
development on this site during the 6th cycle.

Site #22: 4708 Elizabeth Street
This 0.7-acre site at 4708 Elizabeth Street (APN
6224004024 and 6224004025) is 2 privately owned
parcels, owned by the same party. These parcels
feature 2 single-family homes built in 1918 and 1938,
one behind another located on the portion of the
parcel closest to Elizabeth Street. The majority of the parcel behind these single-family homes are vacant
or used for vehicle storage and structures in poor
condition. The entire site is likely to be redeveloped
for residential use. This site is designated high density residential in the General Plan and is zoned HDR with
a maximum density of 40 units per acre. However,
for the purposes of this site inventory, the density
used to calculate the site’s capacity is 30 units per
acre. According to this methodology, the realistic
capacity estimated for this site is 3 moderate income
units and 18 above moderate units. The ratio of
realistic capacity to existing units on the site is 10.5 units to 1 unit. There are no other known contracts
of conditions related to the uses on this site which
would preclude development on this site during the
6th cycle.

Site #23: 4830 Live Oak Street
This 0.65-acre site at 4830 Live Oak Street (APN
6226014030) is a privately owned parcel. This
parcel features a single-family home built in 1920,
located on the portion of the parcel closest to Live
Oak Street. The majority of the parcel behind this
single-family home is used for vehicle storage and
structures in poor condition. The entire site is likely to be redeveloped for residential use. This site is
designated high density residential in the General
Plan and is zoned HDR with a maximum density
of 40 units per acre. However, for the purposes of
this site inventory, the density used to calculate
the site’s capacity is 30 units per acre. According to
this methodology, the realistic capacity estimated
for this site is 2 lower income units, 1 moderate
income unit, and 16 above moderate units.The ratio
of realistic capacity to existing units on the site is 16 units: 1 unit. There are no other known contracts
of conditions related to the uses on this site which
would preclude development on this site during the
6th cycle.

Site #24: 5256 Elizabeth Street
This 0.94-acre site at 5256 Elizabeth Street (APN
6224001901 and 6224001902) is 2 publicly owned
parcels, owned by the City. These parcels feature
two abandoned and boarded up single family homes
located on the portion of the site closest to Elizabeth Street. The majority of the site behind these two
single family homes is vacant. The entire site is likely to be redeveloped for residential use. This site is
designated medium density residential in the General
Plan and is zoned MDR with a maximum density
of 25 units per acre. However, for the purposes of
this site inventory, the density used to calculate the
site’s capacity is 18 units per acre. According to this methodology, the realistic capacity estimated for this
site is 16 moderate income units.

Site #25: 8110 Atlantic Ave
This 2.96-acre site at 8110 Atlantic Avenue (APNs
6224-018-915, 6224-018-913, 6224-018-911, 6224-
018-902, 6224-018-901, 6224-018-900, 6224-
018-914) is a City and County owned site. This site
is occupied by vacant land and vacant buildings. The
entire site is likely to be redeveloped for residential use. This site is designated entertainment in the
General Plan and is zoned ENT with a maximum
density of 30 units per acre. According to this
methodology, the realistic capacity estimated for this
site is 22 lower income units and 66 above moderate
units. The City and County will cooperate together to
develop residential uses on this site.

Address Zone Type DemoClass
# of Units
Demolished Acres # of Units Density Affordabilty Year Prior Use Planning
Application Approval Building Permit C of O
5244 Live Oak Street MDR Condominium Replacement 2 0.51 6 11.8 N/A 2013 Residential, 2 2013 2013 5111 Elizabeth Street MDR Condominium Replacement 3 0.47 6 12.8 N/A 2017 Residential, 3 2017 2017 2018 4848 Live Oak Street HDR Condominium Replacement 2 0.94 20 21.3 2 units
very low,
3 low, 6
moderate 2017
Residential, 2
in 2008
(vacant for
many years,
since 2011) 2017 2017 2019 2022
4302-4312 Elizabeth
St. MDR Multi-Family Replacement 15 1.4 48 34.3
6 units
very low 2018
Single-Family
and MultiFamily
Residential,
15 2018 2019 2019 2022
5252 Live Oak Street MDR Multi-Family Replacement 5 0.92 17 18.5 2 units
very low,
3 low, 6
moderate 2018 Residential, 5 2018 2018
4254 Elizabeth Street MDR Condominium Replacement 3 0.47 6 12.8 N/A 2019 Residential
Single-Family,
3 2019 2019 2021 2021
5307 Live Oak Street MDR Multi-Family Replacement 1 0.90 20 22.1 N/A 2019 Residential
Single-Family,
3 2019 2019
4936-38 Live Oak Street HDR Multi-Family Replacement 5 0.81 42 51.9 4 units
low
income 2020
Residential
Multi-Family,
5 2020 2020 2022
7919 Wilcox Avenue HDR Multi-Family Replacement 0.36 9 25.0 1 unit very
low
income 2020
Residential
Single-Family,
2 2020 2020
4942-4938 Clara St. HDR Multi-Family Replacement 4 0.93 44 47.3 4 units
very low 2021
Residential
Single-Family,
4 2021 2021
4728 Live Oak Street HDR Single-Family Replacement 2 0.17 4 23.5 N/A 2021 Multi-Family
Residential, 3 2021 2021 2021 2022
5210 Santa Ana Street MDR Multi-Family Replacement 1 0.24 4 16.7 1 unit low
income 2021
Residential
Multi-Family,
5 2021 2021 2021

Site Address/Intersection 5 Digit ZIP
Code
Assessor Parcel
Number
Consolidated
Sites
General Plan
Designation
(Current)
Zoning Designation
(Current)
4610 SANTA ANA ST 90201 6224-019-901 Ent Ent
7835 OTIS AVE 90201 6225-026-014 J LDR LDR
7801 OTIS AVE 90201 6225-026-001 J LDR LDR
Olive Street and Otis Avenue 90201 6225-026-002 J LDR LDR Olive Street and Otis Avenue 90201 6225-026-003 J LDR LDR 7821 OTIS AVE 90201 6225-026-013 J LDR LDR
Live Oak Street 90201 6225-010-025 LDR LDR
4121 OLIVE ST 90201 6225-025-014 LDR LDR
4421 CLARA ST 90201 6225-019-004 N HDR HDR
4429 CLARA ST 90201 6225-019-003 N HDR HDR
5252 LIVE OAK ST 90201 6226-017-010 MDR MDR
4830 LIVE OAK ST 90201 6226-014-030 HDR HDR
4911 CLARA ST 90201 6226-020-015 HDR HDR
4812 LIVE OAK ST 90201 6226-014-031 HDR HDR
4551 LIVE OAK ST 90201 6226-010-015 HDR HDR
4932 SANTA ANA ST 90201 6224-017-017 HDR HDR
4803 LIVE OAK ST 90201 6226-009-004 HDR HDR
5113 ELIZABETH ST 90201 6226-029-004 MDR MDR
5132 LIVE OAK ST 90201 6226-016-014 MDR MDR
5228 ELIZABETH ST 90201 6224-001-019 MDR MDR
8110 ATLANTIC AVE 90201 6224-018-915 B ENT ENT
4720 SANTA ANA ST 90201 6224-018-913 B ENT ENT
4734 SANTA ANA ST 90201 6224-018-911 B ENT ENT
Santa Ana Street 90201 6224-018-902 B ENT ENT
8120 Atlantic Ave 90201 6224-018-901 B ENT ENT
8130 Atlantic Ave 90201 6224-018-900 B ENT ENT
Santa Ana Street 90201 6224-018-914 B Ent Ent
5210 SANTA ANA ST 90201 6224-015-016 MDR MDR
5017 CLARA ST 90201 6226-019-019 MDR MDR
8124 WILCOX AVE 90201 6224-016-005 MDR MDR
4107 CLARA ST 90201 6225-022-027 LDR LDR
4936 LIVE OAK ST 90201 6226-014-015 HDR HDR
5256 ELIZABETH ST 90201 6224-001-901 K MDR MDR
5260 ELIZABETH ST 90201 6224-001-902 K MDR MDR
Santa Ana Street 90201 6224-017-010 A HDR HDR
4900 SANTA ANA ST 90201 6224-017-011 A HDR HDR
4708 ELIZABETH ST 90201 6224-004-024 E HDR HDR
Elizabeth Street 90201 6224-004-025 E HDR HDR
4411 CLARA ST 90201 6225-019-010 HDR HDR
4729 LIVE OAK ST 90201 6226-009-009 HDR HDR

Attachment E

Notice of Public Hearing_PC_08.15.20(5007693) - Page 1 of 1 Long Beach Press-Telegram
5150 E. Pacific Coast Highway Suite 200
Long Beach, California 90804
(562) 499-1236
City of Cudahy
5220 Santa Ana Street
Cudahy, California 90201
FILE NO. 0011616805

PROOF OF PUBLICATION
(2015.5 C.C.P.)

STATE OF CALIFORNIA
County of Los Angeles
I am a citizen of the United States and a resident of the County aforesaid; I am over the age of eighteen years,
and not party to or interested in the above-entitled
matter. I am the principal clerk of the printer of Long Beach Press-Telegram, a newspaper of general
circulation, printed and published in the City of Long
Beach*, County of Los Angeles, and which newspaper
has been adjudged a newspaper of general circulation
by the Superior Court of the County of Los Angeles,
State of California, under the date of March 21, 1934,
Case Number 370512. The notice, of which the annexed
is a printed copy, has been published in each regular and entire issue of said newspaper and not in any
supplement thereof on the following dates, to wit:
08/02/2023
I certify (or declare) under the penalty of perjury that the foregoing is true and correct.

Executed at Long Beach, California,
this 2nd day of August, 2023.
______________________________
Signature
*Long Beach Press-Telegram, a newspaper of general circulation, is delivered to and available in but not limited to the following cities: Long Beach, Lakewood, Bellflower, Cerritos, Downey, Norwalk, Artesia, Paramount, Wilmington, Compton, South Gate, Los Alamitos, Seal Beach, Cypress, La Palma, Lynwood, San Pedro, Hawaiian Gardens, and Signal Hill.

Attachment F Page 388 of 564
“Serving The People” "Sirviendo A La Comunidad"
Staff Report
09/05/2023 Page 1 of 4

STAFF REPORT
Date: September 5, 2023
To: Honorable Mayor and City Council Members
From: Alfonso Noyola, City Manager
By: Cecilia Madrigal-Gonzalez, Senior Planner
Concurrence: Juan Arauz, AICP, Community Development Director Subject: Adopt Resolution No. 23-41 to adopt the Economic Development Strategic Plan (“EDSP”).

RECOMMENDATION
The City Council is requested to take the following action(s):

1. Review, discuss, and provide feedback on the draft Economic Development Strategic Plan (“EDSP”).

2. Adopt Resolution No. 23-41 (Attachment A) to adopt the Economic Development Strategic Plan (“EDSP”).

BACKGROUND
Location
The City of Cudahy is centrally located at the southeastern Los Angeles gateway at a thriving regional market with substantial population density and associated spending power. In area, Cudahy is the second smallest city in Los Angeles County with one square mile of area, but with one of the highest population densities of any incorporated city in the United States. Cudahy is bordered by the cities of Bell (north), Bell Gardens (east), South Gate (south and southwest), and Huntington Park (west). Cudahy offers transportation access for commerce through adjacent I-710 and I-5/I-105 freeways.

Previous Economic Development Initiatives
Through a series of planning initiatives from 2018 to 2022, the City of Cudahy identified the need to focus community and economic development resources on the revitalization of Atlantic Avenue as the City’s most viable commercial corridor. These efforts included:

Item Number
14A

“Serving The People” "Sirviendo A La Comunidad"
Staff Report
09/05/2023 Page 2 of 4

• City of Cudahy General Plan 2040 & Economic Development Element (Adopted 2018) • Zoning Code Updates (2018-2022)
• Development Impact Fee Update (2021)
Background
In 2019, the City of Cudahy retained the consulting team of Willdan Financial & Economic Consulting Services to undertake a retail market analysis and redevelopment strategy referred to as the Economic Development Strategic Plan (EDSP). The objective of the EDSP is to identify opportunities related to Atlantic Avenue, the City’s primary commercial corridor. Since 2019, staff identified the need to focus community and economic development resources on the revitalization of Atlantic Avenue, with a specific focus on the City’s Entertainment District as shown in Figure 1 below:

Figure 1: Entertainment District Priority Redevelopment Area Community Engagement
To obtain feedback on the redevelopment concept in the Entertainment District of Atlantic Avenue, the consultant and City staff conducted community and business outreach through various methods from June 2022 to July 2023. The outreach included the following:
• In-person data collection interviews with City staff from the City Manager, Community Development, and Finance departments.
• Virtual interviews with members of the City’s leadership. • Virtual community survey in English and Spanish.
• In-person SWOT Work Session at Clara Park.

The results of the community engagement are summarized in the draft EDSP.

“Serving The People” "Sirviendo A La Comunidad"
Staff Report
09/05/2023 Page 3 of 4

DISCUSSION
Market Opportunities
To evaluate the market demand for all uses, the EDSP reviewed readily available economic and market data from industry standards data from Business Analyst, CoStar, and Placer. Ai for the City and surrounding areas such as South Gate, Huntington Park, Bell, and Bell Gardens. The analysis revealed key economic opportunities for the City that would serve to attract new businesses to the Entertainment District as summarized below in Table 1.

Table 1: Summary of Market Opportunities
RETAIL • Substantial retail leakage and projected spending power growth indicate an opportunity for a variety of retail/dining/entertainment users.
• Zoning code revisions to help support an Entertainment District would provide a more competitive employment center.

MULTI-FAMILY • Substantial demand for a variety of housing options. • Aging housing stock with minimal amenities creates opportunities for upgrades and new competitive supply.
• Land banking with City Successor Agency Sites for redevelopment opportunities.

INDUSTRIAL • Underutilized and aging properties create opportunities for reimagined retail/dining/entertainment uses.

COMMERCIAL AND MEDICAL
OFFICE
• Proximity to Kaiser Permanente and regional wellness hub opportunities long-term.
• Build-to-suit opportunity for specific, identified medical office users.

HOTEL/HOSPITALITY • The Entertainment District could catalyze high-quality redevelopment to attract future hotel construction.
• Market occupancy growth is climbing, indicating COVID recovery.

Implementation Plan Priorities
To achieve the City of Cudahy’s future vision and brand identity into a regional Entertainment District and community gathering hub, the EDSP recommends the following key recommendations:

1.0 Internal Capacity Building Initiative.

2.0 Community Identity/Branding Program.

3.0 Business & Investment Attraction Program.

4.0 Community Preservation Program.

5.0 Quality of Life Investment Strategy.

6.0 Major Project Accelerator Program.

“Serving The People” "Sirviendo A La Comunidad"
Staff Report
09/05/2023 Page 4 of 4

These initiatives are supported by detailed action steps to be managed primarily by the Community Development Department. The action steps supporting each proposed initiative would also market the City as a proactive development partner.

PLANNING COMMISSION RECOMMENDATION
On July 17, 2023, the Planning Commission reviewed the draft EDSP and provided recommendations for the EDSP to address parking concerns due to development growth, continue outreach and education, and review development standards in the Zoning Code to maximize land space. To assist with the EDSP's goals and policies, the Planning Commission also directed City staff to assess the current development standards, particularly those pertaining to parking and building height to name a few. City staff has incorporated all recommendations from the Planning Commission into the EDSP draft.

STRATEGIC PLAN IMPACT
The EDSP supports the following Strategic Plan Goals and Strategies:
• Goal E (City Infrastructure and Service Delivery), Strategy 5. The EDSP supports the development of citywide design guidelines for Cudahy’s branding. • Goal F (Communication and Outreach), Strategy 1. The EDSP provides recommendations to develop the Cudahy brand.

FINANCIAL IMPACT
The City entered into a Professional Services Agreement (PSA) with Willdan Financial to create the EDSP, not to exceed $42,440 funded through the General Fund.

CONCLUSION
The EDSP would establish a vision for improving the City’s long-term fiscal resilience and community identity through City-led commercial redevelopment and effective public-private partnerships. Adoption of the EDSP would clearly communicate to interested businesses, developers, and stakeholders that the City of Cudahy is proactively pursuing economic prosperity by inviting new businesses of diverse types and sizes.

ATTACHMENTS
A. Resolution No. 23-41
B. Draft Economic Development Strategic Plan as of July 26, 2023.

1 RESOLUTION NO. 23-41

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

CUDAHY, CALIFORNIA, ADOPTING THE ECONOMIC
DEVELOPMENT STRATEGIC PLAN.

WHEREAS, the City of Cudahy (“City”) recognizes since the adoption of the City’s 2040 General Plan and comprehensive Zoning Code update in 2018, the city has experienced an influx of new development and a spur of economic vitality; and
WHEREAS, the City recognizes that, in order to maintain a thriving and competitive economy, land use and other policies must maintain and encourage a diverse economy; and WHEREAS, the City is a key Gateway Community in the Southeast Los Angeles area and is well-positioned in a powerful regional market with substantial demand for complementary uses that better meet the vision of the City and serve the community; and WHEREAS, the City retained Willdan Financial & Economic Consulting Services (“Consultant”) to prepare a comprehensive Economic Development Strategic Plan (“EDSP”) to serve as a guide to position the City on a continuous path of resilient, sustainable and vibrant economy within the entertainment district along the Atlantic Avenue corridor; and WHEREAS, the EDSP includes economic development goals, initiatives and recommendations to be implemented by the City and its strategic partners in order to position the City on a continuous path of a resilient, sustainable and vibrant economy that allows all backgrounds and incomes to live, work, visit and thrive in the City; and
WHEREAS, the adoption of the EDSP clearly communicates the City Council is proactively facilitating Cudahy’s evolution from a bedroom community to a full-service community; and WHEREAS, On July 17, 2023, the Planning Commission reviewed the EDSP and recommended the City Council approve the EDSP; and
WHEREAS, On August 1, 2023, the City Council reviewed, discussed, and provided feedback on the EDSP.

NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF CUDAHY DOES HEREBY RESOLVE, DECLARE, AND DETERMINE AS FOLLOWS:

SECTION 1.That the above Recitals are true and correct and are incorporated as though fully set forth herein.

SECTION 2. The City Council of the City of Cudahy, California, hereby approves the adoption of the Economic Development Strategic Plan, attached hereto as Exhibit “A.” SECTION 3. This Resolution shall take effect immediately upon its adoption by the City Council and the City Clerk shall certify the passage and adoption of this Resolution.

Attachment A Page 393 of 564
2 ______________________________
Daisy Lomelí
Mayor
ATTEST:
____________________________
Richard Iglesias
City Clerk

CERTIFICATION

STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) SS:

CITY OF CUDAHY )
I, Richard Iglesias, City Clerk of the City of Cudahy, hereby certify that the foregoing Resolution No. 23-41 was passed and adopted by the City Council of the City of Cudahy, signed by the Mayor and attested by the City Clerk at a regular meeting of said Council held on the 5th day of September 2023 and that said Resolution was adopted by the following vote, to-wit:

AYES:

NOES:

ABSENT:

ABSTAIN:

Richard Iglesias
City Clerk

3 EXHIBIT "A"
[ECONOMIC DEVELOPMENT STRATEGIC PLAN]

f<INSERT COVER ART>
City of Cudahy, CA
DRAFT Retail Market Analysis & Economic Development
Strategy
July 03, 2023 (v19_cg)
City of Cudahy, CA
Economic Development
Strategic Plan
Draft Draft July 2023 : August 2023
Attachment B

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Part I: Implementation & Funding Plan Page I-i

ACKNOWLEDGEMENTS
City of Cudahy Staff
Alfonso Noyola, City Manager
Juan Arauz, Community Development Director
Cecilia Madrigal-Gonzalez, Senior Planner
Joshua Calhoun, Finance Director
Mayor & City Council
Daisy Lomeli, Mayor
Jose R. Gonzalez, Vice Mayor
Elizabeth Alcantar, Council Member
Martin U. Fuentes, Council Member
Cynthia Gonzalez, Council Member
Planning Commission
Krystal Markovich, Chair
Yessica Alvarez, Vice Chair
Richard Corvera-Hernandez, Commissioner
Gustavo Mendez, Commissioner
Real Estate & Economic Development Consulting
Support
Willdan Financial & Economic Consulting Services
Temecula, CA
www. willdan.com

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TABLE OF CONTENTS
Part I: Economic Development Strategic Plan .......................... I-1 I...................................................Introduction & Executive Summary ...................................................................................... I-1 Economic Development Policy Context .............................. I-1 Market Analysis Findings ................................................... I-3 Entertainment District Infill Opportunities ......................... I-3 Entertainment District Growth Supports Hotel Development ......................................................................................... I-3 Emerging Multifamily Development.................................. I-3 Office/Medical Office Development.................................. I-4 II. Implementation Plan Priorities ........................................... I-7 Introduction..................................................................... I-7

1.0 Internal Capacity Building Initiative ............................... I-8 Existing Conditions ........................................................... I-8 Recommendations ....................................................... I-8

2.0 Community Identity/Branding Program ....................... I-10 Existing Conditions ......................................................... I-10 Recommendations ..................................................... I-11

3.0 Business & Investment Attraction Program................... I-12 Existing Conditions ......................................................... I-12 Recommendations ..................................................... I-13

4.0 Community Preservation Program............................... I-14 Existing Conditions ........................................................ I-14 Recommendations..................................................... I-14

5.0 Quality of Life Investment Strategy............................. I-15 Existing Conditions ........................................................ I-15 Recommendations..................................................... I-15

6.0 Major Projects Accelerator Program............................ I-17 Existing Conditions ........................................................ I-17 Recommendations..................................................... I-17 Entertainment Destination Case Study: SteelCraft ............. I-18 III. Economic Development Funding Plan.............................. I-20 Public Private Funding Tools ........................................... I-20 Real Estate and Property ................................................ I-20 Development Incentives................................................. I-22 Special Assessment Districts........................................... I-22 Land Use / Zoning.......................................................... I-23 Tax/Revenue Rebates..................................................... I-23 Public Private Partnership Delivery Methods................... I-24 Community Revitalization and Investment Area (CRIA) /
Enhanced Infrastructure Financing Districts (EIFDs)......... I-24 State and Federal Grants / Funding................................ I-25 Property Assessed Clean Energy (PACE) ........................ I-26 Joint Powers Authorities................................................. I-27 Next Steps ...................................................................... 30 Performance Metrics .........................................................30

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Part II: Demographic & Economic Profile Report ............... II-1 I. Community Change & Growth........................................... II-1 Population .......................................................................II-1 Household Growth and Size Characteristic.......................II-3 Age Characteristics ..........................................................II-4 Household Income...........................................................II-5 Population by Race..........................................................II-6 Housing Value and Tenure Characteristics .......................II-7 Educational Attainment....................................................II-9 Fiscal Resiliency Assessment..........................................................II-10 Part III. Real Estate Market Analysis ................................. III-1 I. Redevelopment Constraints & Opportunities....................... III-1 Executive Summary ........................................................III-1 Methodology and Approach............................................III-5 Geographic Information Systems (GIS)............................III-5 Regional Housing Needs Assessment .............................III-5 Existing Conditions.........................................................III-6 Location..........................................................................III-6 Development History ......................................................III-6 Physical Characteristics ...................................................III-6 Legal & Regulatory Overview..........................................III-7 Zoning Considerations ....................................................III-7 Community & Economic Development Context.................III-8 Traffic Counts..................................................................III-8 Retail Market Indicators .................................................. III-9 2023: Vacancies, Absorption, Rents and Sales...............III-10 Cudahy Entertainment District Opportunities ................III-11 Retail Gap Analysis........................................................III-12 Market Leakage & Lost Tax Revenues ...........................III-14 Spending Power Analysis ..............................................III-16 Multifamily Market ........................................................III-18 Supply Characteristics ...................................................III-18 Housing Needs Assessment Demand............................III-22 Constraints & Opportunities..........................................III-24 Industrial Market Overview ............................................III-25 2023: Vacancies, Absorption, Rents, and Sales..............III-25 Supply Characteristics ...................................................III-26 Demand Drivers ............................................................III-27 Constraints & Opportunities..........................................III-28 Commercial & Medical Office Market..............................III-28 Supply Characteristics ...................................................III-28 Demand Drivers ............................................................III-28 Constraints & Opportunities..........................................III-28 Hotel/Hospitality Market Overview .................................III-29 Supply Characteristics ...................................................III-29 Demand Drivers ............................................................III-29

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Constraints & Opportunities..........................................III-29 Conclusion...................................................................III-30 Community Engagement...............................................III-31 Community Visioning 2022/23: SWOT Workshop Results..III-33 Part IV: Real Estate & Economic Development Consulting Support Contact Information ......................................................... IV-1

INDEX OF TABLES
Table 1: Atlantic Avenue Commercial Market Opportunities 2024- 2028Sector........................................................................................... I-5 Table 2: Retail/Dining/Entertainment Void Analysis – City of Cudahy (20-Minute Drive Time), 2021-2022 ................................................... I-6 Table 3: Cudahy Long Range Master Plan Successor Agency Sites ............................................................................................................ I-12 Table 4: Cudahy Public-Private Funding Tools Rankings ............... I-28 Table 5: EDSP Performance Metrics ................................................ I-30 Table 6: Population Growth Trends, Cudahy & Neighboring Jurisdictions, 2023-2028 .................................................................... II-1 Table 7: Household Growth Trends, 2023-2028.............................. II-3 Table 8: General Fund Revenue...................................................... II-10 Table 9: Atlantic Avenue Commercial Market Opportunities 2024- 2028 .................................................................................................... III-4 Table 10: Retail Supply: City of Cudahy Retail Market Indicators, 2023 .................................................................................................. III-10 Table 11: Cudahy Customer Journey: Top 15 Retail Destinations, 2021-2022......................................................................................... III-12 Table 12: Cudahy Resident Retail Sales Tax Leakage, 2021-2022 ........................................................................................................... III-14 Table 13: Retail/Dining/Entertainment Void Analysis by Operator – City of Cudahy (20-Minute Drive Time), 2021-2022......................III-15 Table 14: Southeast LA Submarket Incremental Retail Spending Power Projections (2023 to 2028)...................................................III-17 Table 15: 20-Minute Drive Time Spending Power Projections (2023 to 2028).............................................................................................III-18 Table 16: City of Cudahy Multifamily Market Summary................III-19 Table 18: Cudahy Multifamily Supply.............................................III-22 Table 19: City of Cudahy RHNA 6th Cycle Estimated Housing Construction Need, October 2021 – October 2029 .....................III-22 Table 20: Cudahy Multifamily Vacancy and Absorption...............III-23

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Table 21: Cudahy Industrial Submarket Square Footage by Asset Type...................................................................................................III-25 Table 22: Local and Submarket Industrial Real Estate Indicators ...........................................................................................................III-26 Table 23: Cudahy Industrial Supply ................................................III-26 Table 24: Summary Table Constrains and Opportunities by Product Type...................................................................................................III-30

INDEX OF FIGURES
Figure 1: City of Cudahy Zoning Map, 2023..................................... I-2 Figure 2: Example of Latino Heritage City Plaza – Tuxcueca, Jalisco ............................................................................................................ I-11 Figure 3: Cudahy Economic Development Element – P3 Opportunity Sites, 2022.......................................................................................... I-12 Figure 4: Cudahy Community Outreach.......................................... I-14 Figure 5: City of Cudahy – Top 15 Destinations, 2021-2022......... I-15 Figure 6: Project for Public Spaces: What Makes a Great Placemaking?..................................................................................... I-16 Figure 7: Steelcraft Brewery, Bellflower, CA ................................... I-18 Figure 8: Comparison of Retail Destination Inflow – Bellflower vs.

Cudahy................................................................................................ I-19 Figure 9: Community Gathering-Oriented Redevelopment,
Bellflower, CA (2023) ....................................................................... I-19 Figure 10: Public-Private Funding Tools .......................................... I-21 Figure 11: Public-Private Partnership Delivery Methods................. I-24 Figure 12: Estimated and Projected Population Growth, 2000-2028 . .................................................................................................... II-2 Figure 13: Average Household Size (Persons Per Household)........II-3 Figure 14: Age Distribution by Cohort, 2023 ...................................II-4 Figure 15: Projected Net Change in Median Household Income (2023 to 2028) .....................................................................................II-5 Figure 16: Population by Race1
, 2023...............................................II-6 Figure 17: Housing by Tenure ...........................................................II-7 Figure 18: Median Housing Value, 2023...........................................II-8 Figure 19: Population 25+ Years by Educational Attainment, 2023.... ..............................................................................................................II-9 Figure 20: Traffic Heat Map ...............................................................II-9 Figure 21: Cudahy Retail Submarket.............................................. III-10

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Figure 22: Retail Supply Overview – Regional Superstores, 2022........ ...........................................................................................................III-13 Figure 23: Regional Submarket (20-Minute Drive Time) ...............III-16 Figure 24: Cudahy Multifamily Submarket .....................................III-18 Figure 25: Cudahy Multifamily Building Location Map .................III-20 Figure 26: Cudahy Multifamily Units by Year Built, Q3 2022........III-21 Figure 27: Cudahy Industrial Submarkets.......................................III-25 Figure 28: California Taxable Cannabis Sales ................................III-27 Figure 29: Cudahy Hospitality Submarket......................................III-29

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City of Cudahy, CA
Economic Development Strategic Plan 2023
Part I – Implementation & Funding Plan
Draft: August 2023

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Part I: Implementation & Funding Plan
I. Introduction & Executive Summary
The City of Cudahy retained the consulting team of Willdan Financial & Economic Consulting Services (Temecula, CA) to undertake a retail market analysis and redevelopment strategy. The objective of the market analysis is to identify development constraints and opportunities related to Atlantic Avenue, the City’s primary commercial thoroughfare.

Economic Development Policy Context
Through a series of planning initiatives from 2018 to 2022, the City of Cudahy identified the need to focus community and economic development resources on the revitalization of Atlantic Avenue as the City’s primary commercial tax generator.

Community feedback collected through surveys, workshops, and other mechanisms supports the redevelopment concept defined by the City’s zoning code amendment that designates the southern quadrant of Atlantic Avenue as an Entertainment District to serve as a regional and community gathering hub (Figure 1).

Today, Atlantic Avenue is a fragmented regional thoroughfare with underutilized, disinvested industrial uses, scattered fast food establishments, and adequately performing Class B/C commercial shopping plazas.

With intentional urban infill redevelopment activity and a revitalized community identity, the City of Cudahy will catalyze much needed commercial development and capture a greater “fair share” of regional spending and tax revenue going forward.

The City of Cudahy’s 2018 Economic Development Element
established six goals to guide the Community Development Department’s work task priorities, staff resource allocations, and strategic partnerships.

The City’s Economic Development Element (2018)
Goal 1: A diverse and healthy economy
Goal 2: A thriving business climate attracting and
retaining new businesses of diverse types
and sizes
Goal 3: A skilled and adaptable local workforce
Goal 4: A partner for public and private
development that aligns with the
community vision
Goal 5: Maintain the City’s fiscal health
Goal 6: A City that values and uplifts the
economic potential of its vulnerable
populations

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Figure 1: City of Cudahy Zoning Map, 2023
Source: City of Cudahy; LA County Assessor; Willdan, 2023 Cudahy
Entertainment
District
Priority
Redevelopment
Area

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This policy guidance established a vision for improving the City’s longterm fiscal resilience and community identity through City-led commercial redevelopment and effective public-private partnerships.

The following market analysis validates the opportunity for this redevelopment concept and provides an implementation strategy to guide Cudahy’s Community and Economic Development activities over the next five to ten years.

Market Analysis Findings
As a key Gateway Community of Los Angeles County, the City of Cudahy’s real estate market holds potential for complementary uses that better meet the vision of the City and serve the community.

To evaluate the market demand for all uses, Willdan reviewed readily available economic and market data for the City of Cudahy and the larger submarkets the City falls within.

Interviews with local and regional real estate brokers, economic development entities, and civic/cultural representatives were also conducted.

The market study revealed several transformative opportunities for the City of Cudahy within the regional market that would serve to attract new businesses to the Entertainment District and generate new tax revenues:

Entertainment District Infill Opportunities
Cudahy is well-positioned in a powerful regional market with strong spending power. The area also demonstrates substantial demand for a variety of retail, dining, and entertainment options. However, existing options within Cudahy and $65 million in retail leakage indicate that residents primarily spend outside City limits to meet their needs. This strong spending power and local demand create near-term opportunities to attract, grow, and support various
retail/dining/entertainment users within the Entertainment District. The SteelCraft brewery in Bellflower represents a model for how the City can support unique infill opportunities to make the Entertainment District a destination hub for residents and surrounding communities.

Entertainment District Growth Supports Hotel Development The City is leading an intentional transition from disinvested industrial uses to destination Entertainment District uses. Over the long term, this strategy will support new hotel demand along Atlantic Avenue as the City’s primary commercial corridor with excellent visibility and traffic counts (midscale class, 100-150 keys, 2-4 stories).

Emerging Multifamily Development
Multifamily residential development activity is occurring on its own.

Public support for future residential development should focus on attracting new urban infill mixed-use product to meet the City’s

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Regional Housing Needs Assessment (RHNA)1 targets and the scale, quality, and character of new product according to the General Plan Update 2040.2
Office/Medical Office Development
With a focus on the potential synergies of proximity to the regional Kaiser Permanente Medical Center and emerging “Med-Tail” development3
, medical office product is considered a longer-term
opportunity and tied to availability of commercial space at a price point that will support the high fit-out costs of investment grade medical space users.

In the future, disinvested/underutilized commercial shopping centers may offer opportunity for redevelopment and reuse for medical office.

This strategy would be further strengthened by outreach and marketing.
1 https://www.hcd.ca.gov/housing-elements/docs/cudahy-6th-draft101521.pdf 2 https://www.cityofcudahy.com/DocumentCenter/View/216/Cudahy-General-Plan2040-PDF 3 “Med-Tail” is a new retail sector that refers to the business arrangement of retail centers in mixed-use developments leasing space to medical facilities. It commonly These real estate market opportunities are further supported by the General Plan’s guidance. The specific Entertainment District properties with the highest likelihood of attracting near-term investment and redevelopment activity will be those with sufficient land capacity, environmental approvals, and an identifiable and willing seller.

The City’s role in catalyzing the targeted redevelopment envisioned by the new Zoning Code is tied to these foundational elements that will be further addressed in the Economic Development Strategic Plan’s implementation recommendations.

The following tables provide a summary of these market findings according to data and input provided by the City of Cudahy Community Development Department, Urban Land Institute (ULI), Lee & Associates (commercial brokers), and research collected by Willdan Financial & Economic Consulting Services from May 2022 through June 2023.
includes less invasive or non-invasive medical services including dental, dermatology, eyecare offices, and counseling and mental health services. https://www.cushmanwakefield.com/en/united-states/insights/us-articles/medtailwhen-healthcare-meets-retail

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Table 1: Atlantic Avenue
Commercial Market
Opportunities 2024-
2028Sector
Atlantic Avenue Market Opportunity Developer Requirements

MULTIFAMILY
2 to 3 mixed-use multifamily buildings over the
next 5-7 years
low-income and market rate workforce housing
product
Neighborhood Infill typology
(25-120 units per property, 2-5 stories)
1 to 5 acres per project
Street frontage and rear-access parking
Structured parking likely requires public subsidy

DESTINATION RETAIL/

ENTERTAINMENT
Substantial retail leakage identified; near-term
opportunity for a variety of regional family-oriented
retail/dining/entertainment uses:

Dining, sports arena, gambling, bowling alley, jump
zone, fast casual dining (sit-down pizza), community
gathering (brewery)
1 to 2 acres per project
Approx. 5,000-10,000 Sq Ft per tenant
High visibility locations & intersections
along Atlantic Avenue
MIXED-USE RESIDENTIAL Ground-floor mixed-use residential over retail will occur on a site-by-site basis over the next five years
Multifamily building retail uses require
1,000 - 5,000 Sq Ft per tenant

MEDICAL OFFICE
Outpatient facility is possible if aligns with
expansion needs of nearby regional medical center
systems (i.e., Kaiser Permanente Cudahy Medical
Offices)
20,000 - 30,000 Sq Ft
2 stories
High visibility locations & intersections
along Atlantic Avenue
HOTEL 1 new hotel in the next 5-10 years

1.5 to 4 acres per project
Midscale class (100 -150 keys, 2-4 stories)
High visibility locations & intersections
along Atlantic Avenue
Source: City of Cudahy; Urban Land Institute; Lee & Associates; Willdan, 2023

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Table 2: Retail/Dining/Entertainment Void Analysis – City of Cudahy (20-Minute Drive Time), 2021-2022 Source: Placer.ai; Willdan, 2022

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II. Implementation Plan Priorities
Introduction
To achieve the City of Cudahy’s future vision and brand identity that would be created through the redevelopment of Atlantic Avenue into a regional Entertainment District and community gathering hub, the following Economic Development initiatives are recommended for adoption by the City Council.

These strategies are supported by detailed recommendations to be managed by the Department of Community Development and
associated strategic partners. These activities should be tracked regularly to evaluate the City’s economic development performance and resource allocations.

Adoption of the Economic Development Strategic Plan will clearly communicate to investors and developers that the City is proactively facilitating Cudahy’s evolution from a bedroom community to a fullservice community with dedicated Community Development Department resources.

The recommendations supporting each proposed initiative will also market the City as a proactive development partner who will provide clarity to the investors/developers, thereby reducing risk and time in the entitlement and construction process.

City of Cudahy
Economic Development Strategic Plan
FY2023/24 –FY2028/29
Key Recommendations

1.0 Internal Capacity Building Initiative

2.0 Community Identity/Branding Program

3.0 Business & Investment Attraction Program

4.0 Community Preservation Program

5.0 Quality of Life Attraction Strategy

6.0 Major Projects Accelerator

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1.0 Internal Capacity Building Initiative
Existing Conditions
The City of Cudahy is actively implementing several long-term strategies to expand internal capacity for managing commercial redevelopment activity.

In 2022 the City’s updated the zoning code and hired a full-time Community Development Director. With expanded staffing, the City has positioned itself to leverage the value of publicly owned land on Atlantic Avenue.

To achieve the City’s vision of Atlantic Avenue as a thriving commercial corridor and majority contributor to the City’s General Fund revenues, the City should explore investing in additional staffing dedicated to implementing the Economic Development Strategic Plan’s recommendations.

These focused resources would take the lead on administering the Business Retention & Expansion and Community Preservation Programs to actively facilitate commercial redevelopment while also protecting the City’s existing small businesses.

Initially, this role could be filled by a dedicated Economic Development staff resource (1 full-time equivalent). As the Entertainment District redevelopment plan progresses, the City should consider adding part-time or contract staff support to conduct outreach and collect data.

Recommendations

1.1 Expand Planning & Economic
Development Resources

1.1.1 Hire Economic Development Staff
Resource (1 FTE)

1.1.2 Increase Targeted Business Retention &
Attraction Activities

1.2 Form BRE Working Group (include
neighboring Jurisdictions)

1.2.1 Create & Track Business Target List

1.2.2 Create & Track Developer Target List

1.3 Refocus and Expand the Recreation, Arts,
and Cultural Heritage Commission to
Include Entertainment (“REACH”
Commission)

1.4 Actively Market the EDSP to Recruit for
Vacant Commission Seats

1.5 Reevaluate the Civic Center Master Plan

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Another important element of economic development capacity building is the strength of the City’s appointment and volunteer support networks. Here, there is more work to be done to strengthen existing business and community partnerships.

As a starting point, it is recommended that the City explore refocusing and expanding the Recreation, Arts, and Cultural Heritage Commission (RACH) to facilitate commercial
redevelopment activity. The City could consider rebranding the RACH Commission to include entertainment-related initiatives as well (i.e., “REACH” Commission).

Adding entertainment initiatives to the Commission’s purview would create a natural internal small working group focused on Economic Development Strategic Plan implementation and would bolster recruitment of new volunteers. The need for additional volunteer resources also applies to a single City Planning Commission seat vacant as of July 2023.

Finally, internal capacity building is also connected to the physical space occupied by City Departments.

To accommodate the increase in construction and permitting activity which is expected to continue to accelerate, the City should explore renovating and expanding City Hall’s office space to provide an optimal environment for conducting business. The City could accomplish this in the near-term by reevaluating the Civic Center Master Plan to relocate City Hall into the Los Angeles County Library.

Figure 2: Cudahy Community Outreach Event
Source: City of Cudahy, 2023

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2.0 Community Identity/Branding Program
Existing Conditions
Municipal branding defines a City’s sense of identity while also marketing the community’s shared values through transparent communication of civic policies and investments.

The Economic Development Community Workshop identified a cohesive desire for a better-defined community brand and identity.

Community branding is also an important factor in successful business attraction and retention. When site selectors visit a new market, the impressions they take back to the ultimate decision makers begin the moment they set foot in the market.

In 2018, the City undertook a rebranding effort to modernize Cudahy’s web and print design guidelines and logo.4
This effort
created an image of a California bear with the tagline “Open Minds.

Open Doors.” The community outreach survey included questions related to brand recognition of the bear and tagline. Responses were mixed (55% no; 45% yes) indicating an opportunity for the City to revisit its municipal branding strategy and to integrate targeted branding into future redevelopment projects.
4 https://tinyurl.com/CudahyLogo
Beyond branding related to a sense of place, investors and developers associate the ease of doing business with a city as a form of branding.

A City’s capacity to manage large scale redevelopment projects is partially evidenced by existing infrastructure and commercial development activity. According to interviews with area brokers and mixed-use developers, when a city is “professional, reasonable and proactive” throughout the development process these conditions help to provide clarity, reduce risk, and mitigate additional costs related to construction delays.

As an example, the City is in the process of establishing Architectural Design Guidelines to further support the creation of a new City brand and identity.

Establishing architectural guidelines is an important step to improve Cudahy’s image relative to the City’s peers in the submarket and create a distinct sense of place within the City’s jurisdictional boundaries. Other activities that will enhance the City’s community identity and brand recognition are detailed in the recommendations below.

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Other specific activities include establishing placemaking guidelines for future redevelopment on Atlantic Boulevard to improve walkability and opportunities for community gathering.

These initiatives are also linked to the 5.0 Quality of Life Initiative and 6.0 Major Projects Accelerator Program.

To launch the City’s Community Identity and Branding Program, it is recommended that the Community Development Department
requests approval to release a public Request for Proposals for a municipal branding consultant. The scope of work should include, at a minimum:
 Reviewing feedback collected during the EDSP’s community outreach process (see Part III)
 Revisiting the City’s logo to incorporate Latino Heritage design elements
 Creating place-based branding collateral for future
redevelopment sites and public infrastructure
 Integrating the updated City logo and other branding materials in additional communication channels to enhance Cudahy
residents’ community identity as redevelopment continues to progress.

Recommendations

2.1 Launch Community
Identity/Branding Program

2.2 Adopt & Market Architectural
Guidelines

2.3 Establish placemaking guidelines for
future redevelopment
Figure 2: Example of Latino Heritage City Plaza – Tuxcueca, Jalisco Source: City of Cudahy; Wikimedia Commons; Willdan, 2023

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3.0 Business & Investment Attraction Program
Existing Conditions
The City has identified several “Opportunity Sites” and target uses for urban infill redevelopment. In addition to several privately owned, disinvested and underutilized properties fronting Atlantic Avenue, there are six publicly owned “Successor Agency Sites” that the City is actively marketing for transition as envisioned by the General Plan Update 2040 and related zoning code revisions.

Figure 3: Cudahy Economic Development Element – P3 Opportunity Sites, 2022 Source: City of Cudahy; Willdan, 2023
The City Community Development Department is facilitating this development with a focus on preserving properties with frontage along Atlantic Avenue for future commercial or mixed-use residential over retail uses. This strategy is consistent with prior planning guidance to diversify the City’s tax base.

Table 3: Cudahy Long Range Master Plan Successor Agency Sites Site Name Type Acres Zoning
1 Elizabeth Street
Residential Property Other 0.94 HDR-G
2 Atlantic Ave/Santa Ana St
Commercial Property
Commercial/
V/O 1.02 CC HDR-G
3 Santa Anna St Residential
Property Vacant Land 1.35 CC HDR-G
4 Atlantic Ave/ Cecelia St
Commercial Property
Other/Vacant
Land 2.47 CC
5 Atlantic Ave/ Patata
Street Commercial
Property
Commercial/
V/O 2.1 CC
6 Atlantic Ave/ Clara St
Commercial Property
Commercial/
V/O 1.66 CC
TOTAL ACRES 9.54
1 Commercial/V/O = Commercial Buildings/Vacant Land/Other Source: City of Cudahy Long Range Property Management Plan; Willdan, 2023

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The private real estate development community has responded favorably to this policy guidance and is engaged in advancing development approvals for:
 Starbucks
 Sprouts
 42 Unit Apartment
Complex
 5 Unit Apartment Complex
 15 Unit Apartment
Complex
 50 New Townhomes
 Potential Casino
 Other Commercial &
Mixed-Use Developments
on Atlantic Avenue
Current market conditions are positive for housing development due to a chronic and critical lack of sufficient supply. The multifamily housing industry is advocating for new housing construction, financial and development tools to increase the volume of construction, reduce construction costs, and expand the diversity of funding sources and financing tools. The City has a clear role in partnering with the development community by facilitating development approvals and reducing development timetables – thereby mitigating risk and creating clarity for investors.

Recommendations
Commercial redevelopment directly supports both job creation and fiscal revenue generation through property and sales taxes.

Together with Initiative 1.0, Cudahy can accelerate commercial development activity within the Entertainment District by hyperfocusing limited resources on targeted business and investment attraction opportunities. Retailer voids identified within the regional market and community stakeholder input clearly indicate the need for high quality family entertainment, retail, and dining establishments. The following recommended action steps will ensure that the City is proactively marketing the Entertainment District’s sites to the development community.

Recommendations

3.1 Launch Business & Investment Attraction
Program

3.2 Build Relationships with Property
Owners and Developers

3.3 Track & Market Sites Available for
Development

3.4 Attend Conferences & Local Networking
Events (APA LA, ULI LA, ICSC LA)

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4.0 Community Preservation Program
Existing Conditions
The City of Cudahy’s current lack of focused economic development resources is a barrier to commercial redevelopment. The majority of the City’s existing businesses are small and independent retail and light industrial entities.

While the Cudahy’s City Council has established an important goal of protecting existing businesses from the potential negative impacts of redevelopment such as gentrification and displacement, there is not a formalized program to routinely conduct outreach as a mitigation measure.

Figure 4: Cudahy Community Outreach
Source: City of Cudahy, 2023
This role would also include responsibility for data collection, monitoring and reporting on business contacts, displacement risks, vacancies, and other small business needs. These activities include launching a formalized Community Preservation Program focused on providing licensing, code It is recommended that the City of Cudahy continue to expand its staffing resources to effectively manage the commercial development activity envisioned in the City’s General Plan.
violations, and relocation assistance. This initiative is an example of the importance of expanding the City’s existing organizational capacity by hiring a full-time Economic Development Manager responsible for business retention and attraction.

Recommendations

4.1 Launch Small/Independent
Industrial/Commercial Business Outreach
Program

4.2 Update Retail Inventory (Quarterly)

4.3 Launch Community Preservation
Program

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5.0 Quality of Life Investment Strategy
Existing Conditions
According to feedback provided by the Economic Development Survey and Community Workshop, City residents and businesses desire enhanced quality of life amenities in Cudahy. Existing conditions are illustrated by the following graphic detailing the 50 destinations for City of Cudahy residents. Only three of the top 50 destinations are located in the City limits: McDonald’s (#30), Clara Street Park (#37), and Cudahy Park (#47).

Figure 5: City of Cudahy – Top 15 Destinations, 2021-2022 Source: Placer.ai; Willdan, 2023
5 Spark and Strengthen Economic Prosperity Guiding Principle, General Plan 2040 Amenities like pedestrian walkability, retail/dining/family entertainment offerings, and other community gathering spaces are also important for cultivating a thriving business climate attracting and retaining new businesses of diverse types and sizes.5 The following recommendations will focus City Community Development resources on integrating important quality of life improvements into future commercial development activity along Atlantic Avenue and Citywide.

Recommendations

5.1 Integrate Community Quality of Life
Goals into Developer outreach materials

5.2 Promote Walkability/Mobility
Improvements

5.3 Facilitate development of neighborhoodserving businesses • Community gathering hub
• Pharmacy
• Hotel

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Figure 6: Project for Public Spaces: What Makes a Great Placemaking? City of Cudahy
Community Vision for
Quality of Life Amenities:
• Opportunities for Enhanced Sense of
Place
• New Locations for Sociability, Uses &
Activities, Comfort & Image, Access &
Linkages
• Latino Heritage Plazas and Squares
• Walkable/Bikeable Pathways Throughout
the City
• Family Entertainment:
o Outdoor Brew Pubs with Games
o Bowling with Pizza)
o Food Trucks
• Outdoor Markets
• Clean & Safe Parks & Recreation Facilities
• Public Wellness Offerings:
o Rooftop Decks,
o Native Plant/Biofilter Landscaping
o Community Gardening
o Drinking Fountains/Comfort Stations)
Source: Project for Public Spaces; Cudahy Economic Development Community Workshop, November 2022; Willdan, 2023 What Makes a Great Place?

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6.0 Major Projects Accelerator Program
Existing Conditions
The City of Cudahy has designated the Atlantic Avenue corridor as a priority redevelopment area. There is measurable demand for multifamily residential and family entertainment uses, especially when considering the future stations. It is expected that these opportunities will not move forward without attention and proactive facilitation by the City of Pleasanton.

The Community Development Department should work closely with the Office of the City Manager on such efforts to resolve barriers to redevelopment and ensure the City can capitalize on investment opportunities. The advancement of major projects within the Entertainment District are expected to generate substantial incremental tax revenues over time. These revenues are currently lost due to retail leakage and—if recaptured—could be used for needed operating and infrastructure funding that the City will require in the years to come.

Recommendations

6.1 Prioritize Infrastructure Investments
linked to Entertainment District
Development

6.2 Advocate for Metro Station Name
Change (Gateway Cities to
Southgate/Cudahy Station)

6.3 Explore Implementation Framework for
Local Trolley System with Neighboring
Jurisdictions

6.4 Explore Shared and Structured Parking
Solutions

6.5 Market Successor Sites
Market Support for Cudahy
Entertainment District
Net New Annual Spending Power (2028)
Restaurants Bars Entertainment
Southeast LA Submarket: $56.8 M
20-Minute Drive Time: $448.0 M

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Entertainment Destination Case Study:

SteelCraft
To provide the City of Cudahy’s elected leaders with an example of the type of redevelopment activity envisioned by the Economic Development Strategic Plan, following is a case study example of a recent successful dining and family entertainment project in Bellflower, California.

SteelCraft is an outdoor urban eatery set in a communal dining environment, completely constructed from repurposed shipping containers. The project is an excellent case study of City-led retail/dining/entertainment redevelopment.

According to SteelCraft, the business first opened in February 2017 and became a staple within the Bixby Knolls neighborhood of Long Beach providing craft coffee, beer, wine, craft food and dessert (breakfast, lunch, and dinner). Two additional locations in Bellflower and Garden Grove opened in 2019. SteelCraft has curated high quality craft food and drink vendors where people can “Shop Local” while accessing a variety of unique multinational products.

These vendors include:
 Off Duty Wine Bar
 Solid Coffee Roasters
 Burger Monster
 Tacos Arandas
 Ten Mile Brewing  Brown Cup Boba
The project opened for business in June 2019 after 18 months of planning and economic development support from the City of Bellflower.

Figure 7: Steelcraft Brewery, Bellflower, CA
Source: SteelCraft; Willdan, 2023
The development is estimated to generate $50,000 in annual sales tax and an additional $22,000 in annual lease revenue. Moreover, these eateries will add approximately 64-120 jobs to the Bellflower community.

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The following true trade area Figure 4 illustrates the powerful draw of creating an entertainment destination. The red shading represents the inflow of customer spending to the Cudahy Shopping Center.

In comparison, the blue shading represents the higher volume of inflow to the SteelCraft brewery and food hall in Bellflower.

Figure 8: Comparison of Retail Destination Inflow – Bellflower vs. Cudahy Source: Placer.ai; Willdan, 2023
This comparison illustrates the potential regional draw for family entertainment-anchored eating and drinking uses. Building materials reflect a relatively lower cost composition of shipping container metals, enhanced with contemporary community branding in bright colors and ample gathering spaces. This type of
retail/dining/entertainment product is a gap in the Cudahy market with sufficient evidence of existing pent-up demand to attract interest from investors/developers and entrepreneurial small businesses.

Figure 9: Community Gathering-Oriented Redevelopment, Bellflower, CA (2023) Source: SteelCraft Bellflower; Willdan, 2023

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III. Economic Development Funding Plan
Public Private Funding Tools
The City may consider evaluation of potential economic
development tools and strategies on a case-by-case or transactional basis. Figure 4 profiles the tools that are available for communities in supporting public-private projects, which are often most effective when utilized in combination. Definitions for each tool are provided below and context for how the City might utilize these tools to meet its goals.

Real Estate and Property
Publicly owned, underutilized real estate assets such as vacant land and buildings, underutilized storage sites, dormant parking lots, or other assets have substantial unrealized value. Governments can reimagine these properties and facilitate development in alignment with their goals through ground leases, property sales, or other arrangements with the private sector. Utilizing these existing assets can generate revenue for a city without raising taxes. This tool should be used once a city has created a database of its assets, assessed potential market value of public assets, explored scenarios for development, and estimated the revenue impact.

The City of Cudahy may consider discounting land in specific cases where the project meets public benefit goals while also demonstrating that the project is not financially feasible without external funding (“gap financing”).

Land Banking is an emerging and valuable tool for City-led urban infill redevelopment. The value of the City’s Successor Agency sites may be leveraged to provide gap financing for the City’s major projects.

The City should revisit these redevelopment objectives when evaluating development proposals on a case-by-case basis to identify specific projects that qualify for gap funding versus others that are financially feasible without public subsidy. These projects would generate a higher cash return to the City if sold at market value – funds that may be allocated to support other projects in need on Atlantic Avenue. Successful use of this tool would require requests for proposal (RFPs) from developers for action on these properties and City Council approval.

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Figure 10: Public-Private Funding Tools
Source: Urban Land Institute; Willdan, 2023

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Development Incentives
Development incentives can take the form of both monetary and non-monetary tools. Non-monetary incentives include supporting a development project through the entitlement and permitting process as a “concierge” program that offers issue resolution and/or expedited reviews.

Monetary incentives include the reduction, exemption, or waiver of Development Impact Fees and administration fees. Tax and revenue rebates can also serve as a type of development incentive and have been outlined in greater detail as a separate tool.

Development and administrative fees are important sources of revenue for cities to ensure they can pay for the review of documents and the infrastructure, facilities, and other capital improvements associated with new development.

However, reducing, waiving, or creating exemptions for these fees can help reduce cost barriers for developments that align with local government goals. These incentives are best used when a local government has determined which projects may qualify for fee 6 https://localhousingsolutions.org/housing-policy-library/reductions-in-impact-feesand-exactions/ reductions, exemptions, or waivers and have alternative funding sources to support the cost of infrastructure that the fees would cover.6
The City has already completed a Development Fee Impact study, which makes this a viable tool to support Cudahy’s goals. Successful utilization of this tool requires the formation of a new program to define qualifying projects, application procedures, City Council approval, and ongoing monitoring and reporting to City Council.

Special Assessment Districts
These are special-purpose governmental units that exist separately from local governments to meet specific community health, safety, or economic needs.7 Special districts are established by state statute, are governed by a board, and pay special taxes to cover the expenses of the services that are provided beyond what the local government provides.

Tourism and Business Improvement Districts (BIDs) are formed by private property owners and businesses who pay a special tax to provide services such as advocacy on behalf of businesses, 7 https://www.csda.net/special-districts/learn-about

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infrastructure improvements, landscaping, marketing, and planning.

These districts work best when local businesses in an area have been organized by a coordinating entity and are collectively interested in establishing a district and willing to pay additional fees for services.

This tool is recommended for mid- to long-term implementation within the Entertainment District as short-term implementation may place an unreasonable burden on small and independent local businesses.

Land Use / Zoning
Land use and zoning tools can be used to help offset the cost of development that align with City goals. These include the ability to build increased density, reduce site development standards, modify architectural design requirements, and reduce parking requirements can help offset the costs of development. These incentives are decided locally, and cities should weigh the costs and benefits of each tool when deciding which to offer for priority developments.

The City is well-positioned to utilize this tool to facilitate development as the zoning for the Entertainment District has already been established and other work for land use and zoning efforts have been completed or are underway. Successful utilization of this tool requires the development of a program to define qualifying projects and City Council approval.

Tax/Revenue Rebates
Cities can provide tax and revenue rebates to businesses as incentives for creating new jobs, moving into distressed neighborhoods, and enhancing the local economy. Businesses pay cities taxes (sales, use, payroll, etc.) and fees (administrative, utility, etc.), and a proportion of these can be refunded back to businesses for activities that cities wish to incentivize. Qualifying activities could include purchasing new equipment and business property, creating high-wage jobs, and/or creating and retaining jobs in specifically targeted industries.

Unique businesses and land uses such as casinos within Cudahy may be potential candidates for tax and revenue rebates. The City is only one of two in the state that has obtained a “roaming” casino license. Offering rebates would require the development of a new program that defines project eligibility; application, approval, and administration processes; and City Council approvals. Given the City’s prioritization of fiscal resiliency, the costs and benefits of utilizing this tool should be considered prior to program development.

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Public Private Partnership Delivery Methods
Public Private Partnerships (P3) are cooperative arrangements between public and private sector entities to construct public assets.

Delivery methods are the arrangements that P3 partners make to share responsibilities and risks such as project ownership, financing, design, construction, operation, and maintenance between each other.

Figure 5 highlights a range of delivery methods, demonstrating various stages of increasing private involvement and private sector assumption of risk.8

P3s are most often used on large, complex public works and development projects with extended timelines and where there’s a shortage of public funding. Use of this tool requires City capacity to identify, negotiate, and coordinate with a private sector partner. It also requires identification of a large project best suited for the P3 model in which the benefits outweigh the costs for both the City and the private sector partner.

Figure 11: Public-Private Partnership Delivery Methods
8 https://www.cacities.org/UploadedFiles/LeagueInternet/34/3483b09d-78d8-4fe1- b2e3-4e57c01af646.pdf
Source: League of California Cities; Willdan, 2023
Community Revitalization and Investment Area (CRIA) /
Enhanced Infrastructure Financing Districts (EIFDs)
Community Revitalization and Investment Authorities (CRIAs) and Enhanced Infrastructure Financing Districts (EIFDs) were created by the California Legislature from 2014-2015 to enable new models for financing infrastructure, affordable housing, and economic development in the state. The statutes allow cities and counties to form districts governed by a board or Public Financing Authority and use Tax Increment Financing (TIF)9 to finance qualifying projects. 9 TIF works by freezing property tax revenues at the “base level” of a designated project area. Additional tax revenue created in future years due to anticipated redevelopment and investment in the area (the “increment”) is diverted into a

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CRIAs focus on the production of affordable housing in areas that meet criteria for disadvantaged communities such as neighborhoods with high unemployment or crime rates, deteriorated infrastructure, and/or significantly lower median household income.10 CRIAs have an affordable housing set aside of 25% and have eminent domain powers. Eligible projects include civic infrastructure, mixeduse/affordable housing, business assistance, environmental remediation, roads/circulatory infrastructure, and
wastewater/groundwater.

EIFDs fund infrastructure, housing, economic development, climate adaptation projects, and other uses. All housing developed in EIFDs must be affordable.11 Eligible projects include industrial structures, mixed-use/affordable housing, Transit projects,
wastewater/groundwater, civic infrastructure, parks and open space, environmental remediation, childcare facilities, libraries, roads and bridges.
separate pool of money that can be used to pay for improvements or pay back financing issued against the anticipated TIF revenue.
10 https://scag.ca.gov/post/community-revitalization-and-investment-authority-cria 11 https://scag.ca.gov/post/enhanced-infrastructure-financing-district-eifd 12 https://ibank.ca.gov/
These tools each have their own specific requirements. To utilize them, the City generally must meet eligibility criteria, create a board or Public Financing Authority, develop plans for specific projects and funding, notify/engage residents in the process, and gain City Council approval.

State and Federal Grants / Funding
The state of California and federal government agencies offer numerous funding tools that can be layered into the capital stack of a project. State funding tools include the California Infrastructure and Economic Bank (IBank),12 Affordable Housing and Sustainable Communities Program (AHSC),13 and the CalHome Program.14 The state also has a searchable database of grants available based on category.15
Federal funding ranges broadly from business financing to direct funding for local governments for infrastructure and community and economic development. Tools can include Community
13 https://www.hcd.ca.gov/grants-and-funding/programs-active/affordablehousing-and-sustainable-communities 14 https://www.hcd.ca.gov/grants-and-funding/programs-active/calhome 15 https://www.grants.ca.gov/