Agenda — El Monte City Council, February 1, 2022 (part 1 of 2)

LOCATION:

El Monte City Hall – East
City Council Chambers
11333 Valley Boulevard
El Monte, CA 91731

DATE AND TIME:

Tuesday,
February 1, 2022
6:00 p.m.

REGULAR MEETING AGENDA
OF THE

CITY COUNCIL OF THE CITY OF EL MONTE

MEETING JOINTLY AND REGULARLY WITH THE EL MONTE HOUSING AUTHORITY; EL MONTE PUBLIC FINANCING AUTHORITY; EL MONTE WATER AUTHORITY; EL MONTE PARKING AUTHORITY; SUCCESSOR AGENCY TO THE FORMER EL MONTE COMMUNITY REDEVELOPMENT AGENCY; HOUSING SUCCESSOR AGENCY; AND, FROM TIME TO TIME, SUCH OTHER BODIES OF

THE CITY WHOSE MEMBERSHIP IS COMPOSED EXCLUSIVELY OF THE MEMBERSHIP OF THE CITY

COUNCIL

COUNCILMEMBERS/AUTHORITY MEMBERS:

Jessica Ancona, Mayor
♦ Alma D. Puente, Mayor Pro Tem ♦ Martin R. Herrera, Councilmember ♦ Victoria Martinez Muela, Councilmember ♦ Dr. Maria Morales, Councilmember

This meeting shall be conducted in compliance with the procedures set forth under AB361 which allows local legislative bodies to continue conducting virtual meetings under certain emergency circumstances without strictly complying with traditional Brown Act teleconferencing requirements, so long as there is a live comment option for public comments, meetings are paused for any technical difficulties that affect public participation, and each agenda contains information on how to access the meeting as well as how to participate in public comment virtually. The El Monte City Council (“City Council”) has availed itself of the procedures of AB361 for this meeting by resolution last approved at its meeting of January 11, 2022. To mitigate the spread of COVID-19 and subject to the public’s right to participate in the manner described below, City Hall and the City Council Chambers will be closed to members of the public for this meeting.

Members of the public wishing to observe the meeting may do so in any of the following ways:
(1) Turn your TV to Channel 3; or
(2) City’s website at http://www.elmonteca.gov/378/Council-Meeting-Videos.

Persons wishing to offer public comment for this meeting may do so:

By calling-in to the conference line at (888) 204-5987; Code 8167975 by or before any of the specific times allotted on the agenda for public comment. At each point of the agenda at which public comment is received, the City Council, through the presiding officer, will ask the City Clerk if there are any members of the public who have called in who wish to address the City Council on a particular matter or grouping of matters. When calling in, members of the public shall inform the attendant which item(s) of business they wish to speak on, City Council Meeting of February 1, 2022

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and callers will be connected by telephone when the time for commenting on such items is commenced. As described in greater detail below, members of the public may address the City Council (i) on agendized closed session items of business prior to the City Council going into closed session; (ii) on items of business listed under the heading Public Hearings when the public hearing on the item the caller wishes to speak on is opened; and (iii) on all other items of agendized and non-agendized business during the portion of the agenda entitled General Public Comment. The City Council shall be under no obligation to entertain comments from persons who call-in after the City Council closes the applicable commenting period.

With this in mind, speakers are strongly encouraged to call in as early as possible to avoid missing the opportunity to speak. The City Council shall be under no obligation to respond to or deliberate upon any specific questions or comments posed by a speaker or take action on any issue raised by a speaker beyond such action as the City Council may be lawfully authorized to take on an agendized matter pursuant to the Brown Act (Govt. Code Section 54950 et seq.)(“Brown Act”) Members of the City Council may provide brief clarifying responses to any comment made or questions posed. Persons who wish to address the City Council are asked to state their name and address for the record. Speakers may not lend any portion of their speaking time to other persons or borrow additional time from other persons. All comments or queries presented by a speaker shall be addressed to the City Council as a body and not to any specific member thereof. No questions shall be posed to any member of the City Council except through the presiding official of the meeting, the Mayor and/or Chair. The City Council may not engage in any sort of prolonged discussion or deliberation with any speaker or group of speakers on matters that are not listed on this agenda, nor may the City Council take action an any non-agendized items of business, except as specifically authorized under the Brown Act.

Enforcement of Decorum: The Chief of Police, or such member, or members of the Police Department as the Chief of Police may designate, shall serve as the Sergeant-at-Arms of any City Council meeting. The Sergeant-at-Arms shall carry out all orders and instructions given by the presiding official for the purpose of maintaining order and decorum at the meeting. While members of the public are free to level criticism of City policies and the action(s) or proposed action(s) of the City Council or its members, members of the public may not engage in behavior that is disruptive to the orderly conduct of the proceedings, including, but not limited to, conduct that prevents other members of the public from being heard when it is their opportunity to speak or which prevents members of the audience from hearing or seeing the proceedings; speaking off topic or speaking beyond the speakers allotted time limit. Members of the public may not threaten any person with physical harm or act in a manner that may reasonably be interpreted as an imminent threat of physical harm. All persons participating in the meeting must adhere to the City’s policy barring harassment based upon a person’s race, religious creed, color, national origin, ancestry, physical handicap, medical condition, marital status, gender, sexual orientation, or age.

Instruction regarding accommodation under the Am ericans with Disabilities Act can be found on the last page of this Agenda.

1. CALL TO ORDER:

2. ROLL CALL FOR CITY COUNCIL AND AUTHORITY BODIES:

Jessica Ancona, Mayor/Chair
Alma D. Puente, Mayor Pro Tem/Authority Member
Martin R. Herrera, Councilmember/Authority Member
Victoria Martinez Muela, Councilmember/Authority Member Dr. Maria Morales, Councilmember/Authority Member

City Council Meeting of February 1, 2022

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3. APPROVAL OF AGENDA:

4. CLOSED SESSION:

The City Council and the various legislative bodies whose membership is composed exclusively of the membership of the City Council will attempt to address and complete all Closed Session business between 6:00 p.m. and 7:00 p.m. If the City Council completes all Closed Session business prior to 7:00 p.m., the City Council will take a short recess and commence all Open Session proceedings promptly at 7:00 p.m. In the event the City Council is unable to address or complete all agendized Closed Session items by 7:00 p.m., the City Council will hear all such remaining items toward the end of the meeting, immediately following Council Communications. Should any member of the public wish to address the City Council on any agendized Closed Session matter, the City Council shall allow such person to address the City Council on such matter(s) prior to going into Closed Session, provided that all persons wishing to address the Council on an agendized Closed Session matter shall (i) call-in at the number indicated on page 1 of this agenda, above, prior to the City Council going into closed session; and (ii) be subject to a single speaker time allotment of 3 continuous minutes total per speaker to address the City Council on any or all closed session items of business.

4.1 Closed Session Pursuant to Government Code Section 54956.9(d)(1) – Conference with Legal Counsel – Existing Litigation – Lopez vs. City of El Monte, USCD Case No. 2:21-cv-00833-ODW-AGR.

4.2 Closed Session Pursuant to Government Code Section 54956.9(d)(1) – Conference with Legal Counsel – Existing Litigation – Workers Compensation Appeals Board Case No. ADJ13914131.

4.3 Closed Session Pursuant to Government Code Section 54956.9(d)(1) – Conference with Legal Counsel – Existing Litigation – Workers Compensation Appeals Board Case No. ADJ12483172.

4.4 Closed Session Pursuant to Government Code Section 54956.9(d)(2), (e)(1) – Conference with Legal Counsel Regarding Anticipated Litigation – One (1) Potential Case.

4.5 Closed Session Pursuant to Government Code Section 54956.9(d)(1) – Existing Litigation – City of El Monte vs. Regency Outdoor Advertising, Inc., et al., LASC Case No. 21PSCV00565.

4.6 Closed Session Pursuant to Government Code Section 54957 – Discussion Relating to Annual/Routine Performance Evaluation Per Section 8 of City Manager Contract.

City Council Meeting of February 1, 2022

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4.7 Closed Session Pursuant to Government Code Section 54957.6 – Conference with Labor Negotiators.

City’s Negotiator:

Rick Olivarez, City Attorney

Unrepresented Employee:

City Manager

4.8 Closed Session Pursuant to Government Code Section 54957.6 – Conference with Labor Negotiators.

Bargaining Units Subject to Negotiations: El Monte General Unit (SEIU Local 721); El Monte General Mid-Management Unit (SEIU Local 721); El Monte Police Officers Association; El Monte Police Mid-Manager’s Association; and All Unrepresented Employees of City Executive Team.

City’s Designated Negotiator: Alma K. Martinez, City Manager and John Nguyen, Human Resources/Risk Management Director.

OPEN SESSION PROCEEDINGS

(Commencing at 7:00 p.m. or as soon thereafter as the City Council reconvene from Closed Session/Short Recess).

5. INVOCATION: City Council.

6. FLAG SALUTE: City Council.

7. RECOGNITIONS, HONORS AND COMMUNITY INTEREST PRESENTATIONS:

8. GENERAL PUBLIC COMMENT:

This time has been set aside for members of the public to directly address the City Council on agendized items of business (other than those agendized as public hearing or closed session items) or on any other item of interest to the speaker that is within the subject matter jurisdiction of the City Council, the Housing Authority, the Financing Authority and/or the Water Authority (collectively, the “Council”). Each speaker will be limited to a single allotment of three (3) continuous minutes total to address the Council on any or all matters covered by this section. As explained more specifically under the Public Hearing portion of this agenda, members of the public wishing to offer comment on items of business agendized under the Public Hearing portion of the agenda shall have a separate allotment of three (3) continuous minutes per speaker per public hearing item. Except as otherwise provided under the Brown Act (Gov. Code Section 54950 et seq.), the Council may not deliberate or take action upon any matter not listed on this posted agenda but may order that any such matter be placed on the agenda for a subsequent meeting. The Council may also direct staff to investigate City Council Meeting of February 1, 2022

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certain matters for consideration at a future meeting. Persons wishing to address the Council on matters covered under General Public Comment shall call in at the number indicated on page 1 of this agenda, above, by or before the General Public Comment portion of the agenda is closed. As indicated, above, the Council shall be under no obligation to entertain comments from caller wishing to address matters covered under this section after the General Public Comment portion of the agenda is closed.

9. CITY TREASURER’S REPORT:

10. DEMAND RESOLUTION NO. D-658

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF EL MONTE, CALIFORNIA,

ALLOWING CERTAIN CLAIMS AND DEMANDS AND SPECIFYING THE FUNDS OUT OF WHICH THE SAME ARE TO BE PAID.

THE CITY COUNCIL OF THE CITY OF EL MONTE, CALIFORNIA, DOES RESOLVE AS FOLLOWS: SECTION 1. That the attached list of claims and demands totaling $1,402,386.01 have been examined by the City Treasurer and that warrant numbers 1103651 through 1103737 inclusive are hereby allowed in the am ounts and ordered paid out of the respective funds as set forth.

11. APPROVAL OF MINUTES: Adjourned Regular Meeting Minutes of December 14, 2021; Adjourned Regular Meeting Minutes of January 11, 2022; Special Meeting Minutes of January 20, 2022; and Special Meeting Minutes of January 25, 2022.

12. CONSENT CALENDAR:

All matters listed under the Consent Calendar are considered to be routine in nature and may be enacted by one motion approving the recommendation listed on the Agenda. One or more items may be removed from the Consent Calendar so that they may be discussed, considered, and voted upon individually by the Council. A matter may be removed from the Consent Calendar and taken up separately by way of a seconded motion of any member of the Council with the approval of a majority of the Council quorum.

12.1 Waiver of Full Reading of Ordinance(s).

RECOMMENDATION OF BUSINESS ITEM UNDER CONSIDERATION:

It is recommended that the City Council:

1. Approval to waive full reading (except tit le) of all ordinances appearing on the City Council agenda as authorized under Government Code Section 36934, unless otherwise directed by the City Council.

Total Cost: N/A Account No: N/A
Is the cost of this item budgeted? N/A
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12.2 Approval of a 30-Day Resolution Regar ding the Conduct of Teleconference Meetings of the City Council and Other City Bodies Under the Modified Rules Set Forth Under Government Code Section 54953(E) and Other Applicable Provisions AB 361.

RECOMMENDATION OF BUSINESS ITEM UNDER CONSIDERATION:

It is recommended that the City Council:

1. Consider possible adoption of a Resolution authorizing City legislative bodies to hold remote teleconference meetings subject to modified Brown Act requirements during a declared state of emergency in accordance with Assembly Bill 361.

Total Cost: N/A Account No: N/A
Is the cost of this item budgeted? N/A

Resolution No. 10331

12.3 Approval of a City Council Resolution and a Successor Agency Resolution Approving a Termination and Release Agreement to Terminate a Restated Owner Participation Agreement Dated March 1, 2007 with Gunderson Auto Group and GSL Development.

RECOMMENDATION OF BUSINESS ITEM UNDER CONSIDERATION:

It is recommended that the City Council:

1. Consider and adopt a Resolution approving the Termination and Release Agreement and authorizing further actions allowing the development and placement of retail food establishments on parcels located at the northeast corner of Santa Anita Avenue and Brockway Street.

It is recommended that the City Council as the Governing Board of the Successor Agency to the Former El Monte Community Redevelopment Agency:

Total Cost: N/A Account No.: N/A
Is the cost of this item budgeted? N/A

Resolution No. 10332

Resolution No. SA-83

City Council Meeting of February 1, 2022

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13. PUBLIC HEARINGS:

Members of the public wishing to address the Council on any item of business agendized under this Public Hearing portion of the agenda are asked to call in at the number indicated on page 1 of this agenda, above, by or before the time at which the City Council closes the public comment portion of each public hearing matter listed under this section. The City Council shall be under no obligation to entertain comments from speakers who call in after the public comment portion of the public hearing matter they wish to speak on has been closed. Each speaker will be allotted three (3) continuous minutes per Public Hearing item.

13.1 A Public Hearing to Consider and Adopt Substantial Amendment #1 to the City of El Monte Fiscal Year 2021-2022 Department of Housing and Urban Development (HUD) Annual Action Plan.

RECOMMENDATION OF BUSINESS ITEM UNDER CONSIDERATION:

It is recommended that the City Council:

1. Open the public hearing;

2. Receive presentation from staff;

3. Pose questions to staff;

4. Allow members of the public to offer comment;

5. Pose follow up questions to staff;

6. Close the public hearing;

7. Adopt a Resolution (Attachment 1) approving Substantial Amendment #1 to the FY 2021- 2022 Annual Action Plan;

8. Authorize the reallocation of $2,681,871 in CDBG funds in accordance with the projects listed in the Substantial Amendment #1;

9. Authorize an increase in appropriation in the amount of $206,085 in the CBDG Fund 220 for the FY 2021-2022 fiscal budget to specified expenditure account numbers detailed in Substantial Amendment #1 (220-XX-XXX-XXX); and authorize the use of CDBG funds for this supplemental budget appropriation to the municipal budget;

10. Authorize an increase in appropriation of $119,581.48 in the ESG Fund 253 for the FY 2021-22 fiscal budget to specified expenditure account numbers detailed in Substantial Amendment #1 (253-XX-XXX-XXXX); and authorize the use of ESG funds for this supplemental budget appropriation to the municipal budget; and

11. Authorize the City Manager, or her designee to make all conforming modifications and edits, and to execute all implementing documents required by HUD.

Total Cost: General Fund - $0 Account No: CDBG and ESG CDBG Budget Increase - $206,085
(Unprogrammed CDBG & CDGB PI Fund)
ESG Budget Increase - $119,581.48
(PY 2018 and 2020 ESG Carryover
Is the cost of this item budgeted? N/A

Resolution No. 10333

City Council Meeting of February 1, 2022

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13.2 A Public Hearing to Consider and Approve General Plan Amendment (GPA) No. 01-21 for the 2021-2029 Housing Element Update, GPA No. 02-21 for the Public Health and Safety Element Update and GPA No. 03-21 for Other Element Updates and to Adopt an Addendum to the Comprehensive General Plan and Zoning Code Update Final Environmental Impact Report (EIR).

RECOMMENDATION OF BUSINESS ITEM UNDER CONSIDERATION:

It is recommended that the City Council:

1. Open the public hearing;

2. Receive presentation from staff;

3. Pose questions to staff;

4. Allow members of the public to offer comment;

5. Pose follow-up questions to staff;

6. Close the public hearing; and

7. Approve the Proposed Resolution and addendum by no less than three (3) votes (Attachment 1 – Draft City Council Resolution).

Total Cost: N/A Account No: N/A
Is the cost of this item budgeted? N/A

Resolution No. 10334

14. REGULAR AGENDA:

14.1 Consideration and Approval of a Professional Services Agreement for Raftelis to Provide Technical and Preparation Services for the Sewer Rate Study for a Not-to- Exceed Amount of $100,068.

RECOMMENDATION OF BUSINESS ITEM UNDER CONSIDERATION:

It is recommended that the City Council:

1. Consider and approve a Professional Services Agreement for Raftelis to provide technical and preparation services for the Sewer Rate Study for an Agreement amount of $90,971 plus a ten percent (10%) contingency amount of $9,097 for a total not-to- exceed amount of $100,068; and

2. Authorize the City Manager, or her designee, to execute the Agreement with Raftelis.

Total Cost: $100,068 Account No: 650-67-693-6111
Is the cost of this item budgeted? Yes Sewer Fund

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14.2 Consideration and Approval of a Bench List of Firms for Housing Consultant Services and Approval of a Master Professional Services Agreement with the Three (3) Selected Firms.

RECOMMENDATION OF BUSINESS ITEM UNDER CONSIDERATION:

It is recommended that the City Council:

1. Approve the selection of three (3) firms, Avant Garde, Inc., RSG, Inc., and Ramona Property Managers, Inc. to serve on the City of El Monte’s bench list of Housing Consultants for on-call housing administration, technical assistance, affordable housing, and property management services; and

2. Authorize the City Manager, or her designee, to execute a Master Professional Services Agreement with the three (3) selected consulting firms.

Total Cost: $120,100 Account No: HCD CDBG-CV (Fund 214) PHLA (Fund 215)
Homekey (Fund 216)
CDBG & CDBG-CV (Fund 220)
HOME & HOME ARP (Fund 221)
ESG & ESG-CV (Fund 253)
Is the cost of this item budgeted? Yes Housing Assets (Fund 227)

14.3 Consideration and Approval of a Guarant eed Income Pilot Program and the Release of a Request for Qualifications to Appoint a Firm to Manage the Pilot Program’s Administration.

RECOMMENDATION OF BUSINESS ITEM UNDER CONSIDERATION:

It is recommended that the City Council:

1. Approve a Guaranteed Income Pilot Program;

2. Approve the release of a Request for Qualifications to appoint a firm to manage the Pilot Program’s administration; and

3. Authorize the City Manager, or her designee, to execute all documents related to the Pilot Program.

Total Cost: $765,000 Account No: APRA
Is the cost of this item budgeted? Yes

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14.4 Consideration and Possible Approval of City Manager Employment Agreement.

RECOMMENDATION OF BUSINESS ITEM UNDER CONSIDERATION:

Pending final Closed Session discussion and deliberation, it is recommended that the City Council:

1. Approve an amended and restated employment agreement with City Manager Martinez to be made available to the public before consideration of this agenda item. The salient terms of the employment agreement will be disclosed to the public before approval of this item; and

2. Authorize the Mayor to execute the amended and restated City Manager Employment Agreement on behalf of the City.

Total Cost: N/A Account No: N/A
Is the cost of this item budgeted? N/A

14.5 Consideration and Approval of a Resolution Modifying and Implementing Rules and Procedures for the Orderly Conduct of City Council Meetings.

RECOMMENDATION OF BUSINESS ITEM UNDER CONSIDERATION:

It is recommended that the City Council:

1. Receive the presentation of staff; and

2. If desired, approve the attached Resolution.

Total Cost: N/A Account No: N/A
Is the cost of this item budgeted? N/A

Resolution No. 10335

15. CITY ATTORNEY’S AGENDA:

16. CITY MANAGER’S AGENDA:

16.1 ACFR Presentation.

17. WRITTEN COMMUNICATIONS:

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18. COUNCIL COMMUNICATIONS/REPORTS:

18A. Mayor Ancona

18B. Mayor Pro Tem Puente

18C. Councilman Herrera

18D. Councilwoman Martinez Muela

18D.1 Discussion and Action on Smoke Free Outdoor Ordinance, Discussed March 2021.

18D.2 Discussion and Action Regarding Directing City Management to Hire an Assistant City Manager, Public Information Officer and Establish a Purchasing Department, Discussed April 2021.

18D.3 Discussion and Action Regarding Citywide Employee Survey of Workplace Satisfaction and Recommendations, Discussed February 2021.

18D.4 Update on Federal and State Funding for Project Homekey – Report Requested.

18D.5 Update on Funding for All Park Renovations – Report Requested.

18E. Councilwoman Dr. Morales

18E.1 Discussion on Community Based Policing and Crime Statistics/Updates.

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19. ADJOURNMENT:

The next Regular Meeting of the City Council will be held on February 15, 2022 at 6:00 p.m. This Agenda will be posted on the City’s website, www.ci.el-monte.ca.us, and physically posted no less than 72 hours prior to the start of the subject regular meeting. Alt hough it is the City’s practice and desire to electronically post a copy of this Agenda along with supporting material as part of its website posting, the size or formatting of certain supporting materials may render their website posting infeasible. Nevertheless, all supporting materials related to any item on this Agenda, that is made available to the members of the council may be inspected by members of the public at the City Clerk’s Office located at 11333 Valley Boulevard, El Monte, Monday through Thursday, 7:00 am – 5:30 pm. For more information, please call the City Clerk’s Office at 626-580-2016.

All public meetings and events sponsored or conduc ted by the City of El Monte are held in sites accessible to persons with disabilities. Requests for accommodations may be made by calling the office of the City Clerk at (626) 580-2016 at least three (3) working days prior to the event, if possible.

This Agenda and copies of documents distributed at the meeting are available in alternative formats upon request.

Posted: January 29, 2022 at 3:45 p.m.

City Council Meeting of February 1, 2022

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AGENDA CALENDAR 2021

CITY OF EL MONTE IN PARTNERSHIP WITH AMERICAN SAFETY GROUP (ASG) & LA COUNTY SUPERVISOR HILDA SOLIS
COVID-19
SCREENING/TESTING – DRIVE THRU ONLY
BEHIND Jack Crippen Senior Center
3120 Tyler Avenue, El Monte
(Enter through Mildred Street)
Mondays – Wednesdays
9:00 a.m. – 7:00 p.m.

BEGINNING JANUARY 24, 2022
(UNTIL FURTHER NOTICE)

NOTICE OF CONSTRUCTION

Santa Anita Avenue and McGirk Avenue New Traffic Signal and Median Improvement Project – CIP No. 802

Please be advised that the new traffic signal at Sant Anita Avenue and McGirk Avenue will be put on FLASH
January 27, 2022 through February 1, 2022

For questions or concerns please contact:

Contractor: Jamal Deaifi 714-240-9272 (cell), 310-669-8948 City Representative: Jonathan Smith
Consulting Construction Manager
Wallace & Associates
858-472-2212

CITY OF EL MONTE IN PARTNERSHIP WITH
SnapHEALTHCARE & LA COUNTY SUPERVISOR

HILDA SOLIS
COVID-19 PCR TESTING SITES

MONDAYS, WEDNESDAYS & FRIDAYS
Zamora Park
8:00 a.m. – 5:00 p.m.
3820 Penn Mar Ave, El Monte
Beginning January 31, 2022

THURSDAYS
Arceo Park
6:00 a.m. – 6:00 p.m.
3125 Tyler Avenue, El Monte
Beginning January 27, 2022
To Pre-Register: https://qrco.de/bcgJXJ

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AGENDA CALENDAR 2021

L.A. CARE & BLUE SHIELD PROMISE

EL MONTE COMMUNITY RESOURCE CENTER

FREE FOOD PANTRY
Wednesdays
1:00 p.m – 4:00 p.m.

Community Resource Center
3570 Santa Anita Avenue, El Monte
Walk-ins welcome – no appointment needed.

COVID-19

EL MONTE TESTING CENTERS
Monday Aquatic Center 11001 Mildred St. (on Mildred Street) 1:00 p.m.-7:00 p.m.

Tuesday Mt. View Park 12127 Elliott Ave. (Elliott Parking Lot) 12:00 p.m.– 6:00 p.m.

Wednesday Fletcher Park 3404 Fletcher Park Way (In parking lot) 11:30 a.m. – 5:30 p.m.

Thursday Gibson Mariposa Park 4140 Gibson Road (In parking lot) 12:00 p.m. – 6:00 p.m.

Friday Lambert Park 11431 McGirk Ave. (In parking lot) 12:00 p.m. – 6:00 p.m.

COVID-19

EL MONTE RAPID TESTING CENTERS

Wednesday – Lambert Park 11431 McGirk Ave (In parking lot) 9:00 a.m.- 6:00 p.m.

RAPID TESTING ONLY ON WEDNESDAYS AT LAMBERT PARK.

NEW TESTING SITES TO BE ANNOUNCED.

12:00 P.M. – 7:00 P.M.

FREE COVID-19 VACCINATIONS
Every Tuesday, Thursday, and Saturday

LA METRO EL MONTE
3501 Santa Anita Avenue, El Monte
Schedule your appointment at: vaccine.fulgentgenetics.com For more information please contact: publichealth.lacounty.gov

City Council Meeting of February 1, 2022

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AGENDA CALENDAR 2021

CITY OF EL MONTE & EAST VALLEY HEALTH CLINIC PROVIDING COVID-19 VACCINES TO LA COUNTY RESIDENTS 18 AND OLDER
1 ST Dose appointments can be made at https://emvaccine.c-rep.co/ 2nd Dose appointment can be made during your first dose 15-minute observation period or by visiting https://emvaccine.c.rep.co/
The link is updated on a weekly basis to reflect upcoming appointment availability.

CITY OF EL MONTE COVID-19 RENT RELIEF PROGRAM
Financial assistance for rent and utilizes to income-eligible California renters and their landlords who have been impacted by COVID-19.

Both renters and landlords can apply for assistance.

For more information or to apply, call 1-833-687-0967.

COUNTY OF LOS ANGELES & NEIGHBORHOOD HOUSING SERVICES – THE CENTER FOR

ECONOMIC RECOVERY
Foreclosure Prevention & Mortgage Relief Program
Program eligible applicants can receive up to $20,000.00 to help offset mortgage delinquencies For more information and to sign up for the upcoming workshops:
nhslacounty.org/mortgagereliefprogram
1-888-895-2647
Applications accepted beginning April 12, 2022

CITY OF EL MONTE PARKS, RECREATION & COMMUNITY SERVICES COVID-19 VACCINE REGISTRATION ASSISTANCE FOR RESIDENTS 65 & OLDER
If you are 65 or older and need assistance registering, please contact the Jack Crippen Senior Center at 626-580-2210
Appointments Are Limited
VACCINATELACOUNTY.COM

CITY OF EL MONTE PARKS, RECREATION & COMMUNITY SERVICES DEPARTMENT -

COMMUNITY INFORMATION AND ASSISTANCE PROGRAM
To register for the program or schedule an appointment please contact the Jack Crippen Multipurpose Senior Center at 626-580-2210
This program provides information on public benefits, legal referrals and assistance for families residing in the City of El Monte.

Eligibility Requirements: El Monte Resident and must meet Income Guidelines

THU. – JAN. 27
TH 6:00 P.M. – 7:00 P.M.

CITY OF EL MONTE VISION ZERO ACTION PLAN DRAFT PRESENTATION – ONLINE COMMUNITY WORKSHOP
Register @ https://tinyurl.com/EMVZ127

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AGENDA CALENDAR 2021

SAT. – JAN. 29TH 9:30 A.M. – 6:00 P.M.

CITY OF EL MONTE IN PARTNERSHIP WITH WORLD UNITED AMERICA FIRST & LA COUNTY SUPERVISOR HILDA SOLIS – COVID 19 PCR TESTING SITE – DRIVE-THRU ONLY
Behind the Community Center
3130 Tyler Avenue, El Monte
Enter through Mildred Street
Pre-register at: https://covidtestfor.me

TUE. – FEB. 1ST 6:00 P.M. CLOSED SESSION
7:00 P.M. OPEN SESSION

REGULAR CITY COUNCIL MEETING
El Monte City Hall Council Chamber
11333 Valley Boulevard, El Monte

1/25/2022 3:44 PMAP DRN Check List
DRN 658 Ending 01/20/2022
Vendor
Type
Vendor Name Vendor
Code
Check # Check
Date
Invoice # Invoice
Date
Description Amount Vendor Total
R ADVANCED CHEMICAL TECH., INC. 05672 1103651 1/20/2022 0377991 ‐IN 11/22/2021 DEC 2021 WATER TREATMENT SERVICES FOR PW MAINT. 155.00 155.00 R ALL CITY MANAGEMENT SERVICES 01290 1103652 1/20/2022 73355 11/17/2021 10/31 ‐11/13/21 CROSSING GUARD SVCS ‐ ENGINEERING DIV. 6,893.25 R ALL CITY MANAGEMENT SERVICES 01290 1103652 1/20/2022 73696 12/1/2021 11/14 ‐11/27/21 CROSSING GUARD SVCS ‐ ENGINEERING DIV. 4,027.38 R ALL CITY MANAGEMENT SERVICES 01290 1103653 1/20/2022 74308 12/28/2021 12/12 ‐12/25/21 CROSSING GUARD SVCS ‐ ENGINEERING DIV 4,980.56 15,901.19 R ALT ROOFING INC 09682 1103654 1/20/2022 192690 12/23/2021 CD ‐1 DEPOSIT REFUND 1,860.00 1,860.00 R ALTA PLANNING + DESIGN 11184 1103655 1/20/2022 00 ‐2020‐027‐20 12/13/2021 SVCS THRU 11/27/21 STREETSCAPES BEAUTIFICATION IMPRVMT ‐ ENG. 724.00 724.00 RA T & T 01391 1103656 1/20/2022 495349 ‐01/22 1/1/2022 AC#626 449‐5349 (01/01/22 ‐ 01/31/22) ‐ PD 56.68 RA T & T 01394 1103657 1/20/2022 9391026239 ‐11/21 12/13/2021 BILL PAYER (BAN) 9391026239 INV#17472593 ‐ PW 127.72 RA T & T 01395 1103658 1/20/2022 17530160 12/27/2021 ACCT#CLAPDELMONTE 11.27‐12.26.21 ‐ PD 367.28 RA T & T 04438 1103659 1/20/2022 3134322756 1/1/2022 ACCT#8002 ‐950‐2269 FOR JAN 2022 PD 495.42 1,047.10 R BANK OF NEW YORK MELLON 01435 1103660 1/20/2022 252 ‐2441804 1/3/2022 01/01/22 ‐ 12/31/22 ACCT #ELMONTEPFA10 ‐ ADMIN FEE, CALCULATION 3,835.00 3,835.00 R BEACON MEDIA INC. 08350 1103661 1/20/2022 A82384 1/6/2022 NOTICE: RUN DATE 01/06/22 REF:3027 DURFEE AVE, 4901 SANTA ANITA A 314.50 314.50 R BLACK & WHITE EMERGENCY 13806 1103662 1/20/2022 4328 1/3/2022 SWAPPED OUT BAD Z3 AMP AND CONTROLLER WITH NEW ONE AND REPR 80.00 80.00 R BU 14063 1103663 1/20/2022 01.11.22 1/11/2022 FY 2021‐22 TUITION REIMB. FALL 2021 TERM 2,600.88 2,600.88 R CANNON CORPORATION 13192 1103664 1/20/2022 78012 10/11/2021 SRVC THRU 09/30/21 CITY SEISMIC ASSESSMENT ‐ BUDGET INN ‐ ENG 31,999.95 31,999.95 R CAPITAL ONE TRADE CREDIT 13872 1103665 1/20/2022 49343737 12/16/2021 CLASS 3 HI‐VIS RAIN SUITS FOR PW 898.49 898.49 RC I TECHNOLOGIES, INC. 11999 1103666 1/20/2022 4146 1/1/2022 INTERNAL AFFAIRS SOFTWARE / TRAINING, TECH SUPP JAN‐DEC 2022 ‐ PD 2,499.00 2,499.00 R CORELOGIC SOLUTIONS LLC 06892 1103667 1/20/2022 82114706 12/31/2021 DEC 2021 GEOGRAPHIC PACKAGE ‐ REALQUEST ‐ ECON DEV 175.00 175.00 R CUMMINS ALLISON CORP 01788 1103668 1/20/2022 6374798 12/17/2021 SERVICES FOR SHREDDER ‐ PD LABOR 808.81 808.81 R DAT KHUU 14061 1103669 1/20/2022 185578 12/23/2021 CD ‐1 DEPOSIT REFUND ‐ ECON DEV. DIV. 3,137.58 3,137.58 R DELL MARKETING LP C/O DELL USA 01832 1103670 1/20/2022 10542597629 12/8/2021 DELL 27 MONTOR P2722H ‐ PD 367.99 R DELL MARKETING LP C/O DELL USA 01832 1103670 1/20/2022 10547891348 12/27/2021 DELL 23 MONITOR ‐ P2319H‐ PW 603.98 971.97 R DELTA ELECTRIC CO. INC. 14052 1103671 1/20/2022 192249 12/23/2021 CD ‐1 DEPOSIT REFUND 8,000.00 8,000.00 R ELIAS IRON WORKS 08880 1103673 1/20/2022 01.12.22 1/12/2022 WELDING REPAIRS FOR METAL PANELS ‐ PW 650.00 650.00 R ELMER HOMES INC. 14053 1103674 1/20/2022 192643 12/22/2021 COMPLIANCE BOND REFUND 3,000.00 3,000.00 R EMERGENCY RESPONSE CRIME SCENE 01982 1103675 1/20/2022 T2022 ‐103 1/3/2021 DECONTAMINATE PD VEH. #31 275.00 275.00 R GAYTAN 14054 1103676 1/20/2022 193198 12/23/2021 CD ‐1 DEPOSIT REFUND 210.00 210.00 R GLOBALSTAR USA 02154 1103677 1/20/2022 000000025020263 12/16/2021 ACCT#AC00126870 SATELLITE PHONE BILL 12/16/21 ‐01/15/22 ‐ PD 599.95 599.95 R HARRIS & ASSOCIATES 02238 1103678 1/20/2022 49881 9/21/2021 08/01/21 ‐ 08/28/21 CITYWIDE SEWER SERVICE CHRG ‐ ENGIN 5,500.00 5,500.00 R HDL SOFTWARE, LLC 07554 1103679 1/20/2022 SIN012028 1/18/2022 BUSINESS LICENSE SOFTWARE ANNUAL USE FEE 11/01/21‐10/31/22 13,225.00 13,225.00 R HINDERLITER, DE LLAMAS & ASSOC 10885 1103680 1/20/2022 SIN013987 12/31/2021 DEC 2021 SERVICES FOR CANNABIS MGMT PROG ‐ PLANNING DIV. 1,000.00 1,000.00 R HO 14055 1103681 1/20/2022 192681 12/22/2021 COMPLIANCE BOND REFUND 2,000.00 2,000.00 R HOME DEPOT 13854 1103682 1/20/2022 9092240 12/9/2021 BRIGHT ALUM SCREENS, EXT POLE, WEED KILLER, DURACELL COIN, PLM G 309.46 R HOME DEPOT 13854 1103682 1/20/2022 8534689 12/10/2021 SOIL SCOOP, TROWELS FOR PW UTIL. 32.45 341.91 R HUNTINGTON HARDWARE CO., INC. 09126 1103683 1/20/2022 1210381 ‐01 11/4/2021 KEY BLANK FOR PW 385.43 385.43 R INTERSTATE BATTERIES OF 02369 1103684 1/20/2022 20151706 12/15/2021 BATTERY FOR PD VEH. 106.15 R INTERSTATE BATTERIES OF 02369 1103684 1/20/2022 20151438 11/16/2021 BATTERY FOR PD VEH. 309.09 R INTERSTATE BATTERIES OF 02369 1103684 1/20/2022 20149800 6/4/2021 BATTERY FOR PD VEH. 552.18 R INTERSTATE BATTERIES OF 02369 1103684 1/20/2022 20151201 10/26/2021 BATTERY FOR PD VEH. 828.27 1,795.69 R INX BUILDING MAINTENANCE 11700 1103685 1/20/2022 966486 1/1/2022 JAN 2022 JANITORIAL SVCS FOR PD 7,579.37 7,579.37 R JTD CONSULTING INC 13837 1103686 1/20/2022 47212 1/14/2022 SITE SURVEYS, MATERIALS SUPPLIES AND INSTALLATION, WARRANTY ‐ PD 141,661.95 141,661.95 R KOA CORPORATION 11944 1103687 1/20/2022 JC06022 ‐16 12/27/2021 11/29/21 ‐12/26/21 6344 EL MONTE ‐ RAMONA RESURF. PROJ. CIP 857 4,870.00 4,870.00 R LI 14060 1103688 1/20/2022 180330 12/22/2021 COMPLIANCE BOND REFUND 1,000.00 1,000.00 R LOWRY 14062 1103689 1/20/2022 02.25.20 ‐10.26.21 1/18/2022 REPLENISH SIT PETTY CASH FUND (02/25/20 ‐ 10/26/21) 2,251.41 2,251.41

Page 1 of 6 ends

1/25/2022 3:44 PMAP DRN Check List
DRN 658 Ending 01/20/2022
Vendor
Type
Vendor Name Vendor
Code
Check # Check
Date
Invoice # Invoice
Date
Description Amount Vendor Total
R MARTINEZ 11844 1103690 1/20/2022 12.05 ‐07.21 1/11/2022 REIMB. FOR MILEAGE TO THE ICSC ‐ HERE WE GO 2021 CONF. IN LAS VEGA 285.60 285.60 R MARTINEZ, JR. 14056 1103691 1/20/2022 192213 12/22/2021 COMPLIANCE BOND REFUND 1,000.00 1,000.00 R MATT CHLOR INC 02660 1103692 1/20/2022 26678 12/3/2021 DPD FREE CHLORINE REAGENTS ‐ PW UTIL. 213.38 213.38 R MEDICO PROFESSIONAL LINEN 12057 1103693 1/20/2022 20514106 11/24/2021 LINEN SERVICE FOR PD 158.03 R MEDICO PROFESSIONAL LINEN 12057 1103693 1/20/2022 20529290 12/23/2021 LINEN SERVICE FOR PD 158.03 R MEDICO PROFESSIONAL LINEN 12057 1103693 1/20/2022 20533063 12/30/2021 LINEN SERVICE FOR PD 158.03 R MEDICO PROFESSIONAL LINEN 12057 1103693 1/20/2022 20502750 11/5/2021 LINEN SERVICE FOR PD 163.63 637.72 R MGT OF AMERICA CONSULTING LLC 11583 1103694 1/20/2022 41857 11/30/2021 QTR 2 DATA COLLECTION/CLIENT CONTRACT 1,875.00 1,875.00 R NATIONWIDE ENVIRONMENTAL 02817 1103695 1/20/2022 32095 1/15/2022 JAN 2022 STREET SWEEPING SERVICES CITYWIDE ‐ PW 37,626.08 R NATIONWIDE ENVIRONMENTAL 02817 1103695 1/20/2022 32098 1/15/2022 JAN 2022 TRANSIT STOP CLEANING SVCS ‐ PW 15,000.00 R NATIONWIDE ENVIRONMENTAL 02817 1103695 1/20/2022 32097 1/15/2022 JAN 2022 STREET SWEEPING SERVICES VALLEY MALL/ALLEYS/CITY LOTS ‐ 2,407.47 55,033.55 R PARKHOUSE TIRE INC 02957 1103696 1/20/2022 1010837580 12/15/2021 TIRES FOR PD VEH. 1,339.74 R PARKHOUSE TIRE INC 02957 1103696 1/20/2022 1010839509 12/29/2021 TIRES FOR PD VEH. 1,481.40 2,821.14 R PARS 02987 1103697 1/20/2022 49572 12/8/2021 PARS TRUST ADMIN FEE MO. END 10/31/21 PLAN ID: AE‐REP00A 9,522.95 9,522.95 R POLLARD WATER 03016 1103698 1/20/2022 0204345 12/16/2021 BOOM SORBERNTS FOR PW UTIL. 407.22 407.22 R POMONA VALLEY PLUMBING 13988 1103699 1/20/2022 11048RWH 12/10/2021 REPAIRS TO POLICE STATION AIR COND ‐ PW 1,884.29 1,884.29 R PRO GUIDE PEST ELIMINATION LLC 11527 1103700 1/20/2022 1454 11/27/2021 3X A MONTH GIBSON SKATE PARK ‐ PW 300.00 300.00 R PSOMAS 07077 1103701 1/20/2022 177147 10/12/2021 PROF SVCS FROM 08.27.21 ‐ 08.30.21 FIRE FLOW ANALYSIS ‐ PW UTIL DIV 13,050.00 13,050.00 R PUENTE HILLS FORD 03051 1103702 1/20/2022 93560 12/22/2021 REPAIRS TO PD UNIT VEH. 936.60 R PUENTE HILLS FORD 03051 1103702 1/20/2022 93754 1/3/2022 REPAIRS TO PD VEH UNIT #430 198.68 R PUENTE HILLS FORD 03051 1103702 1/20/2022 93265 12/13/2021 SLS TX ADJ 657.79 1,793.07 R QUALITY AUTO SUPPLY 08931 1103703 1/20/2022 247596 ‐1 12/14/2021 BRAKE LEVER FOR PW VEH PW96 121.72 121.72 R RED WING BUSINESS ADVANTAGE 11690 1103704 1/20/2022 995 ‐1‐55119 11/2/2021 WORK BOOTS FOR JONATHAN DIAZ ‐ PW MAINT. 256.74 R RED WING BUSINESS ADVANTAGE 11690 1103704 1/20/2022 995 ‐1‐54245 10/18/2021 WORK BOOTS FOR ADRIAN DIAZ ‐ PW MAINT. 229.35 R RED WING BUSINESS ADVANTAGE 11690 1103704 1/20/2022 995 ‐1‐55030 11/1/2021 WORK BOOTS FOR ANTHONY CHAVIRA ‐ PW 157.67 R RED WING BUSINESS ADVANTAGE 11690 1103704 1/20/2022 995 ‐1‐55207 11/4/2021 WORK BOOTS FOR DAVID GALLEGOS ‐ PW MAINT. 267.70 R RED WING BUSINESS ADVANTAGE 11690 1103704 1/20/2022 995 ‐1‐54427 10/21/2021 WORK BOOTS FOR ART CHAVIRA ‐ PW MAINT. 246.65 R RED WING BUSINESS ADVANTAGE 11690 1103704 1/20/2022 995 ‐1‐55059 11/1/2021 WORK BOOTS FOR LUIS LEAL ‐ PW 219.51 R RED WING BUSINESS ADVANTAGE 11690 1103704 1/20/2022 995 ‐1‐54246 10/18/2021 WORK BOOTS FOR ROBERT HUMBLE ‐ PW MAINT. 27.34 R RED WING BUSINESS ADVANTAGE 11690 1103704 1/20/2022 995 ‐1‐54781 10/27/2021 WORK BOOTS FOR RAY MALDONADO ‐ PW MAINT. 266.06 R RED WING BUSINESS ADVANTAGE 11690 1103704 1/20/2022 995 ‐1‐55058 11/1/2021 WORK BOOTS FOR JUAN GARIBAY ‐ PW 244.13 R RED WING BUSINESS ADVANTAGE 11690 1103704 1/20/2022 995 ‐1‐54428 10/21/2021 WORK BOOTS FOR GEORGE VALENCIA ‐ PW MAINT. 202.01 R RED WING BUSINESS ADVANTAGE 11690 1103704 1/20/2022 995 ‐1‐54782 10/27/2021 WORK BOOTS FOR RAY MALDONADO ‐ PW MAINT. 266.06 R RED WING BUSINESS ADVANTAGE 11690 1103704 1/20/2022 995 ‐1‐54817 10/28/2021 WORK BOOTS FOR LINDA GODINEZ ‐ PW 229.35 R RED WING BUSINESS ADVANTAGE 11690 1103704 1/20/2022 995 ‐1‐52993 9/22/2021 WORK BOOTS FOR JOSE NAJERA ‐ PW 157.67 2,770.24 R RICOH USA INC 08128 1103705 1/20/2022 9029311468 1/3/2022 CONTRACT #300‐3244407‐100 (01/01/22 ‐ 01/31/22) CITYWIDE COPIER P 6,222.43 6,222.43 R ROADLINE PRODUCTS INC USA 03140 1103706 1/20/2022 16660 7/8/2021 ROLL UP PATCH LANE ENDS FOR PW 134.00 134.00 R RRM DESIGN GROUP 09004 1103707 1/20/2022 0518 ‐00‐1221 1/13/2022 DEC 2021 EL MONTE ON‐CALL ARCHITECTURAL & LANDSCAPE REVIEW (20 6,011.00 R RRM DESIGN GROUP 09004 1103707 1/20/2022 2083 ‐01‐1221 1/11/2022 DEC 2021 EL MONTE HOUSING ELEMENT UPDATE (2021‐2029) ‐ PLANNIN 15,330.25 21,341.25 R SAN DIEGO POLICE EQUIPMENT CO 03376 1103708 1/20/2022 649305 10/21/2021 CCI ‐ 54226‐C 9MM 147GR G2 GDHP CASE/1000 ‐ PD 4,588.06 4,588.06 R SAN GABRIEL VALLEY TRIBUNE 09807 1103709 1/20/2022 12.20.21 12/20/2021 SUBSCRIPTION FOR ACCT#900048086 ‐ 13 WEEKS ‐ CMO 198.71 198.71 RS C FUELS 10059 1103711 1/20/2022 0495225 1/15/2022 PD FUEL (01/01/22‐01/15/22) 12,171.07 RS C FUELS 10059 1103712 1/20/2022 0489648 12/31/2021 PUB WKS FUEL (12/15/21‐12/31/21) 6,475.35 18,646.42 R SHELDON EXTINGUISHER COMPANY 03453 1103713 1/20/2022 154670 1/4/2022 DRY CHEM. ANNUAL CERTIFICATION/MAINT. HYRDO TEST ‐ PD 1,027.97 1,027.97

Page 2 of 6 ends

1/25/2022 3:44 PMAP DRN Check List
DRN 658 Ending 01/20/2022
Vendor
Type
Vendor Name Vendor
Code
Check # Check
Date
Invoice # Invoice
Date
Description Amount Vendor Total
R SHI 14057 1103714 1/20/2022 192682 12/22/2021 COMPLIANCE BOND REFUND 3,000.00 3,000.00 R SITEONE LANDSCAPE SUPPLY, LLC 11586 1103715 1/20/2022 114508407 ‐001 11/9/2021 IRRITATION SUPPLIES FOR PW 3,819.91 R SITEONE LANDSCAPE SUPPLY, LLC 11586 1103715 1/20/2022 114542382 ‐001 11/10/2021 IRRIGATION SUPPLIES FOR PW 1,830.75 5,650.66 R SMARDAN SUPPLY 03481 1103716 1/20/2022 S3738992.001 10/20/2021 LF BRASS UNION FOR PW 433.54 433.54 R SOUTHERN CALIFORNIA GAS CO 03527 1103719 1/20/2022 11.01 ‐12.01.21 11/15/2021 AC#096 ‐176‐5242 6 (11.01‐12.01.21) CYPRESS CNG STATION FUEL ‐ TRANS 11,674.36 11,674.36 R STAPLES BUSINESS ADVANTAGE 04277 1103721 1/20/2022 3496679046 1/1/2022 VERTATIM 128GB PINSTRIPE USB ‐ PD 593.67 R STAPLES BUSINESS ADVANTAGE 04277 1103721 1/20/2022 3496679032 1/1/2022 BATTERIES, BLK TONER FOR PD 390.02 R STAPLES BUSINESS ADVANTAGE 04277 1103721 1/20/2022 3496679058 1/1/2022 AAG DAYMNDRGRAY MNTH 8X11, SANDISK ULTRA 128GB USB, CLR VYNL 326.33 R STAPLES BUSINESS ADVANTAGE 04277 1103721 1/20/2022 3496679004 1/1/2022 BLK TONER, TAPE DISP, RCYCL DRAWER ORGANZR, STAPLE REMVR, SCISSO 199.31 R STAPLES BUSINESS ADVANTAGE 04277 1103721 1/20/2022 3496679050 1/1/2022 DSK PAD CAL ECON, JUMBO DLY REFILL, PENS, GREEN PPR, ATAGLN BLU M 156.27 R STAPLES BUSINESS ADVANTAGE 04277 1103721 1/20/2022 3496679029 1/1/2022 BROTHER BLK TONER FOR PD 120.99 R STAPLES BUSINESS ADVANTAGE 04277 1103721 1/20/2022 3496679045 1/1/2022 DIGITAL CERAMIC COMPACT TOWER FOR PD 105.05 R STAPLES BUSINESS ADVANTAGE 04277 1103721 1/20/2022 3496679035 1/1/2022 HEATBUD CERAMIC HEATER FOR PD 91.21 R STAPLES BUSINESS ADVANTAGE 04277 1103721 1/20/2022 3496679067 1/1/2022 RR22 PR MOD DESK PAD 22X17 ‐ PW 72.00 R STAPLES BUSINESS ADVANTAGE 04277 1103721 1/20/2022 3496679049 1/1/2022 RY22 AAG CONTEMP BLK MNTH 8X11 ‐ PD 45.98 R STAPLES BUSINESS ADVANTAGE 04277 1103721 1/20/2022 3496679010 1/1/2022 FOREST PR 8.5X11, ROTATING ORG MESH BLK ‐ CITY CLKS 33.14 R STAPLES BUSINESS ADVANTAGE 04277 1103721 1/20/2022 3496679063 1/1/2022 TAPERULE YELLOW 1 FOR ENG. DIV. 24.74 R STAPLES BUSINESS ADVANTAGE 04277 1103721 1/20/2022 3496679065 1/1/2022 RY22 DD S DOT BLK 5X8 WM ‐ PW 19.79 R STAPLES BUSINESS ADVANTAGE 04277 1103721 1/20/2022 3496679012 1/1/2022 COFFEE MOUSE PAD ‐ FINC. 4.54 R STAPLES BUSINESS ADVANTAGE 04277 1103721 1/20/2022 3496679033 1/1/2022 WASTE LINERS, PINE SOL, CW MULTIFOLD, HAND SOAP ‐ PD 764.69 R STAPLES BUSINESS ADVANTAGE 04277 1103721 1/20/2022 3496679027 1/1/2022 TORRENT CHAIR ‐ PD 428.97 R STAPLES BUSINESS ADVANTAGE 04277 1103721 1/20/2022 3496679055 1/1/2022 AAG MTH PLNMO WALL 12X17, E LEY HYDRNGAS 9X11, WRIST REST, MOU 337.19 R STAPLES BUSINESS ADVANTAGE 04277 1103721 1/20/2022 3496679018 1/1/2022 FOLDERS, SANDISK CRUZER GLIDE, TICONDEROGA, SHARPIES, HANG LTR, 211.81 R STAPLES BUSINESS ADVANTAGE 04277 1103721 1/20/2022 3496679052 1/1/2022 AIRWICK REFILL, KCUP DS REGULAR 96CT ‐ WATER DEPT. 161.61 R STAPLES BUSINESS ADVANTAGE 04277 1103721 1/20/2022 3496679048 1/1/2022 WYPALL L10 ANI‐PREP 110/BX ‐ PD 128.92 R STAPLES BUSINESS ADVANTAGE 04277 1103721 1/20/2022 3496679031 1/1/2022 BROTHER BLK TONER FOR PD 108.50 R STAPLES BUSINESS ADVANTAGE 04277 1103721 1/20/2022 3496679021 1/1/2022 DESKPAD, BATTERIES, PENS, BINDERS, CALENDAR, STENO PADS ‐ PLANNIN 93.26 R STAPLES BUSINESS ADVANTAGE 04277 1103721 1/20/2022 3496679043 1/1/2022 SEAGATE 2TB ONE TOUCH HD BLK ‐ PD 73.69 R STAPLES BUSINESS ADVANTAGE 04277 1103721 1/20/2022 3496679011 1/1/2022 BS LAUREL WKLY 8.5X11 ‐ CMO 51.68 R STAPLES BUSINESS ADVANTAGE 04277 1103721 1/20/2022 3496679013 1/1/2022 PENCIL CUP, STICKIES, CHISEL ASST 5PK, MOUSE PAD BATTERY ‐ FINC. 34.08 R STAPLES BUSINESS ADVANTAGE 04277 1103721 1/20/2022 3496679060 1/1/2022 TAPERULE YELLOW FOR ENGINEERING DIV. 24.74 R STAPLES BUSINESS ADVANTAGE 04277 1103721 1/20/2022 3496679024 1/1/2022 DRY AIR FRSHNR CT ‐PD 20.66 R STAPLES BUSINESS ADVANTAGE 04277 1103721 1/20/2022 3496679019 1/1/2022 POCKET EXP LGL ‐ HOUSING DIV. 7.26 R STAPLES BUSINESS ADVANTAGE 04277 1103721 1/20/2022 3496679047 1/1/2022 256GB PINSTRIPE USB 3.0 ‐ PD 862.09 R STAPLES BUSINESS ADVANTAGE 04277 1103721 1/20/2022 3496679051 1/1/2022 BATTERY BACKUPS FOR WATER DEPT. 476.10 R STAPLES BUSINESS ADVANTAGE 04277 1103721 1/20/2022 3496679006 1/1/2022 GEL PEN, BLK TONER, MANILLA LTR FF, DSP SIGN FLAGS, PINS, CALCULATO 353.55 R STAPLES BUSINESS ADVANTAGE 04277 1103721 1/20/2022 3496679054 1/1/2022 X ‐ACTO RETR BLDE, STOR BX, TRIPLEWALL BX, LSR LBL, BINDERCPS, LAMIIN 277.53 R STAPLES BUSINESS ADVANTAGE 04277 1103721 1/20/2022 3496679062 1/1/2022 UC 2000 STEREO HEADSET, ERAS WALL GRY 48X32 ‐ENG. DIV. 164.52 R STAPLES BUSINESS ADVANTAGE 04277 1103721 1/20/2022 3496679034 1/1/2022 BLK .35MIL 500CT LOWD ‐ PD 130.42 R STAPLES BUSINESS ADVANTAGE 04277 1103721 1/20/2022 3496679030 1/1/2022 BROTHER BLK TONER FOR PD 108.50 R STAPLES BUSINESS ADVANTAGE 04277 1103721 1/20/2022 3496679023 1/1/2022 LGL MANILA, 3TAB, LSR 1X4, TAPE DISP, PAD ‐PLANNING DIV. 97.99 R STAPLES BUSINESS ADVANTAGE 04277 1103721 1/20/2022 3496679028 1/1/2022 2022 DESKPAD, HANGING FOLDERS ‐ PD 79.46 R STAPLES BUSINESS ADVANTAGE 04277 1103721 1/20/2022 3496679061 1/1/2022 SCISSORS, TAPE DISP, ALCOHOL WIPES, 8.5X11 REC COPY PPR FOR ENG. D 61.68 R STAPLES BUSINESS ADVANTAGE 04277 1103721 1/20/2022 3496679037 1/1/2022 POST ITS, SHREDDED OIL ‐ PD 41.49

Page 3 of 6 ends

1/25/2022 3:44 PMAP DRN Check List
DRN 658 Ending 01/20/2022
Vendor
Type
Vendor Name Vendor
Code
Check # Check
Date
Invoice # Invoice
Date
Description Amount Vendor Total
R STAPLES BUSINESS ADVANTAGE 04277 1103721 1/20/2022 3496679053 1/1/2022 X ‐ACTO KNIFE, 9X12 CLASP BRN ENV ‐ PARKS/REC 26.87 R STAPLES BUSINESS ADVANTAGE 04277 1103721 1/20/2022 3496679020 1/1/2022 10X13 OE CTLG ENV MNLA 100PK ‐ PLANNING DIV. 22.36 R STAPLES BUSINESS ADVANTAGE 04277 1103721 1/20/2022 3496679022 1/18/2022 CLASSIX REFILL RED INK ‐PLANNING DIV. 8.24 R STAPLES BUSINESS ADVANTAGE 04277 1103721 1/20/2022 3496679038 1/1/2022 8.5X11 COPY PPR, DVD+R DBL LAYER, PPR SLEEVES, METAL RIM, CPY HOLD 1,154.74 R STAPLES BUSINESS ADVANTAGE 04277 1103721 1/20/2022 3496679068 1/1/2022 HEIGHT ADJ WORKSTN ‐ TRANSP DIV. 559.89 R STAPLES BUSINESS ADVANTAGE 04277 1103721 1/20/2022 3496679025 1/1/2022 8.5X11 COPY, STENO BK ASSRTD, GEL PENS, GELL ROLLING BP DZ ‐ PD 388.47 R STAPLES BUSINESS ADVANTAGE 04277 1103721 1/20/2022 3496679044 1/1/2022 BLK TONER FOR PD 325.36 R STAPLES BUSINESS ADVANTAGE 04277 1103721 1/20/2022 3496679007 1/1/2022 BACKREST, REFILL DAILY TAB, DESKPAD, PLANAMTH, PLANNER, SIGN FLAG 165.34 R STAPLES BUSINESS ADVANTAGE 04277 1103721 1/20/2022 3496679017 1/1/2022 POST ITS, LSR LBL, SORTER, FOLDERS, PUSH PINS, STENO PADS ‐ HOUSING 140.79 R STAPLES BUSINESS ADVANTAGE 04277 1103721 1/20/2022 3496679026 1/1/2022 NINJA COFFEE BREWER PROGM ‐ PD 109.99 R STAPLES BUSINESS ADVANTAGE 04277 1103721 1/20/2022 3496679064 1/1/2022 OD 18 2 DR MOB FILE CAB PLATE FOR PW 98.99 R STAPLES BUSINESS ADVANTAGE 04277 1103721 1/20/2022 3496679015 1/1/2022 BLK TONER ‐ FINC. 83.93 R STAPLES BUSINESS ADVANTAGE 04277 1103721 1/20/2022 3496679009 1/1/2022 BLUE BLOCKERS PLANNER 2022 ‐ CITY CLRKS 65.98 R STAPLES BUSINESS ADVANTAGE 04277 1103721 1/20/2022 3496679036 1/1/2022 2022 DEAKPAD CA L 22X17 ‐ PD 45.21 R STAPLES BUSINESS ADVANTAGE 04277 1103721 1/20/2022 3496679059 1/1/2022 SUSAN BRANCH 2022 DESK CAL FOR PARKS/REC. 32.99 R STAPLES BUSINESS ADVANTAGE 04277 1103721 1/20/2022 3496679008 1/1/2022 UNIBALL GEL PENS FOR CITY CLRK 23.38 R STAPLES BUSINESS ADVANTAGE 04277 1103721 1/20/2022 3496679066 1/1/2022 2022 PLNR PAJ BLK MNTH 8X11 ‐ PW 15.24 R STAPLES BUSINESS ADVANTAGE 04277 1103721 1/20/2022 3496679005 1/1/2022 12 IN RULER CORK BASE ‐ HOUSING DIV. 2.90 10,554.10 R STATEWIDE TRAFFIC SAFETY AND 09804 1103722 1/20/2022 02028055 12/29/2021 CUSTOM SIGNS FOR PW 3,630.02 3,630.02 R SUPER UNIQUE AUTO REPAIR 12311 1103723 1/20/2022 20313 10/8/2021 REPLACED FRONT BRAKE PADS FOR PD 391.30 R SUPER UNIQUE AUTO REPAIR 12311 1103723 1/20/2022 20414 11/3/2021 FIXED TURN SIGNALS, REPAIRS TO ENGINE OIL AND OIL FILTER ‐ PD 214.18 R SUPER UNIQUE AUTO REPAIR 12311 1103723 1/20/2022 20308 10/7/2021 REPLACED FRONT BRAKE PADS ‐ PD 457.50 R SUPER UNIQUE AUTO REPAIR 12311 1103723 1/20/2022 20455 11/16/2021 REMOVE AND REPLACE ALTERNATOR AND CHK CHARGING SYSTEM ‐ PD 261.59 R SUPER UNIQUE AUTO REPAIR 12311 1103723 1/20/2022 20337 10/18/2021 REPAIRS TO FEUL CAP ‐ PD 151.79 R SUPER UNIQUE AUTO REPAIR 12311 1103723 1/20/2022 20303 10/6/2021 REPLACED LOWER TRANSMISSION TORQUE MOUNT FOR PD 1,353.03 R SUPER UNIQUE AUTO REPAIR 12311 1103723 1/20/2022 20321 10/15/2021 REPLACED SPARK PLUGS, TRANSMISSION FLUID ‐ PD 378.86 R SUPER UNIQUE AUTO REPAIR 12311 1103723 1/20/2022 20344 10/20/2021 REPAIRS TO FUEL FILTER TUBE ‐ PD 161.50 R SUPER UNIQUE AUTO REPAIR 12311 1103723 1/20/2022 20318 10/18/2021 REPAIRS TO ALTERNATOR FOR PD 1,142.98 R SUPER UNIQUE AUTO REPAIR 12311 1103723 1/20/2022 20317 10/12/2021 REPAIRS TO FRONT BRAKES ‐ PD 320.19 R SUPER UNIQUE AUTO REPAIR 12311 1103723 1/20/2022 20310 10/15/2021 REMOVED AND REPLACED FUEL FILLER ASSEMBLY ‐ PD 161.50 4,994.42 R TED JOHNSON PROPANE 10543 1103724 1/20/2022 270157 12/1/2021 PROPANE TANK LEASE FOR PW 20.00 20.00 R THE BANK OF NEW YORK MELLON 07442 0119202201 1/24/2022 01.10.22 1/10/2022 EL MONTE PFA RZEDB 2010A AND EL MONTE PFA BAB 2010B 870,670.72 870,670.72 R THE NU MODERN LLC. 14058 1103725 1/20/2022 193114 12/22/2021 COMPLIANCE BOND REFUND 1,000.00 1,000.00 R THE WORKSHOP 03914 1103726 1/20/2022 69146 12/29/2021 REVISED FULL COLOR LETTERHEAD (POST SEAL ADDES/ FBI REMOVED) ‐ PD 126.50 R THE WORKSHOP 03914 1103726 1/20/2022 69103 12/16/2021 FULL COLOR LETTERHEAD FOR PD 126.50 R THE WORKSHOP 03914 1103726 1/20/2022 69147 12/29/2021 CASE NUMBER CARDS (REPORT # CARDS) FOR PD 247.50 R THE WORKSHOP 03914 1103726 1/20/2022 69167 1/6/2022 NOTICE OF CORRECTION AND PROOF OF SVC, FORM TR‐100 BLANK & EM 1,211.21 R THE WORKSHOP 03914 1103726 1/20/2022 69124 12/21/2021 REPORT NUMBER CARDS FOR PD 66.00 1,777.71 R ULINE 03729 1103727 1/20/2022 136981971 8/4/2021 ANTIBACTERIAL FOAMING SOAP FOR PD 187.21 187.21 R VERSATILE INFORMATION PRODUCTS 03809 1103729 1/20/2022 020122013123 ‐09 12/16/2021 SUBSRPT ‐ ANNUAL SUPPORT FOR PUMA ENT. EDITION MGMT SOFTWARE 4,298.00 4,298.00 R VISTA PAINT CORPORATION 13475 1103730 1/20/2022 2021 ‐337180‐00 12/20/2021 GRAFFITI GRAY PAINT FOR PW 361.50 361.50 R VOLUNTEERS OF AMERICA OF 08233 1103731 1/20/2022 1 1/4/2022 NOV 2021 ESG STREET OUTREACH PROG ‐ HOUSING 3,467.12 R VOLUNTEERS OF AMERICA OF 08233 1103731 1/20/2022 4 12/10/2021 OCT 2021 ESG STREET OUTREACH PROG ‐ HOUSING 3,818.91 R VOLUNTEERS OF AMERICA OF 08233 1103731 1/20/2022 2 1/4/2022 NOV 2021 ESG RAPID RE‐HOUSING PRG ‐ HOUSING 595.10

Page 4 of 6 ends

1/25/2022 3:44 PMAP DRN Check List
DRN 658 Ending 01/20/2022
Vendor
Type
Vendor Name Vendor
Code
Check # Check
Date
Invoice # Invoice
Date
Description Amount Vendor Total
R VOLUNTEERS OF AMERICA OF 08233 1103731 1/20/2022 11 12/10/2021 OCT 2021 ESG HOMELESS PREVENTION PRG COVID RELATED 20,834.45 R VOLUNTEERS OF AMERICA OF 08233 1103731 1/20/2022 5 1/4/2022 NOV 2021 ESG RAPID RE‐HOUSING PRG ‐ HOUSING 1,018.04 R VOLUNTEERS OF AMERICA OF 08233 1103731 1/20/2022 1 12/10/2021 OCT 2021 ESG HOMELESSNESS PREVENTION PROG (COVID) ‐ HOUSING 10,790.54 R VOLUNTEERS OF AMERICA OF 08233 1103731 1/20/2022 4 12/10/2021 OCT 2021 ESG RAPID RE‐HOUSING PRG ‐ HOUSING 766.57 41,290.73 R WALMART (6032202020133477 03831 1103732 1/20/2022 331347858161940 12/13/2021 TREAT BAGS FOR COMM AND SENIOR CTR. 8.58 R WALMART (6032202020133477 03831 1103732 1/20/2022 111349770907277 12/15/2021 CANDY CANES FOR COMM AND SENIOR CTR. 17.00 R WALMART (6032202020133477 03831 1103732 1/20/2022 551348711016097 12/14/2021 WRAPPING PPR FOR COMM AND SENIOR CTR. 21.81 47.39 R WALTERS WHOLESALE ELECTRIC CO. 06406 1103733 1/20/2022 S119383680.001 11/10/2021 REPL BLADE, CUSHION GRIP TAPPING TOOL, SCOTCH KOTE, MERSEN TRM 289.59 289.59 R WASH BOX 13549 1103734 1/20/2022 10.05.21* 10/5/2021 AC #CA12248 SEPT 2021 DRY CLEANING OF PD UNIFORMS 10.50 R WASH BOX 13549 1103734 1/20/2022 01.01.22 1/1/2022 AC #CA12248 DEC 2021 DRY CLEANING OF PD UNIFORMS 113.93 R WASH BOX 13549 1103734 1/20/2022 11.30.21 11/30/2021 AC #CA12248 NOV 2021 DRY CLEANING OF PD UNIFORMS 86.48 R WASH BOX 13549 1103734 1/20/2022 11.02.21 11/2/2021 AC #CA12248 OCT 2021 DRY CLEANING OF PD UNIFORMS 53.98 264.89 R WATERWORKS TECHNOLOGY, INC. 12899 1103735 1/20/2022 6788 10/3/2021 SEPT 2021 OPER SUPPORT SPECIALIST FOR CIP PROJ MGMT SVCS ‐ PW UT 9,900.00 9,900.00 R WESTERN EXTERMINATOR COMPANY 05952 1103736 1/20/2022 23776C 11/1/2021 PEST CONTROL SVCS ‐ PW 1,304.45 R WESTERN EXTERMINATOR COMPANY 05952 1103736 1/20/2022 18670C 8/4/2021 PEST CONTROL SVCS ‐ PW 1,955.00 3,259.45 R YOON 14059 1103737 1/20/2022 193140 12/22/2021 COMPLIANCE BOND REFUND 2,000.00 2,000.00 R Regular Vendor Total 1,380,533.19
T DETROIT AUTO PARTS 01847 1103672 1/20/2022 S1 ‐79301 12/23/2021 PRESSURIZED COOLANT RESERVOIR FOR PD VEH UNIT 431 128.10 T DETROIT AUTO PARTS 01847 1103672 1/20/2022 S1 ‐79230 12/23/2021 BLOWER MOTOR RESISTOR FOR PD VEH. UNIT 320 284.90 T DETROIT AUTO PARTS 01847 1103672 1/20/2022 S1 ‐79204 12/23/2021 5W20 FULL SYNTHETIC 5 QUART CONTAINER FOR PD 48.40 T DETROIT AUTO PARTS 01847 1103672 1/20/2022 S1 ‐78809 12/10/2021 BLOWER MOTOR RESISTOR FOR PD VEH UNIT 311 284.90 746.30 T SAN GABRIEL VALLEY WATER CO 03406 1103710 1/20/2022 908700 ‐01/22 1/5/2022 AC#1 ‐1‐009‐9087‐0‐0 (11/30‐12/29/21) 26.43 T SAN GABRIEL VALLEY WATER CO 03406 1103710 1/20/2022 160550 ‐01/22 1/6/2022 AC#1 ‐1‐011‐1605‐5‐0 (12/01‐12/30/21) 26.43 T SAN GABRIEL VALLEY WATER CO 03406 1103710 1/20/2022 160511 ‐01/22 1/6/2022 AC#1 ‐1‐011‐1605‐1‐1 (12/01‐12/30/21) 66.09 118.95 T SOUTHERN CALIFORNIA EDISON 03520 1103717 1/20/2022 3970936 ‐0122 1/6/2022 AC#700343970936 (11/04‐01/05/22) 397.19 T SOUTHERN CALIFORNIA EDISON 03520 1103717 1/20/2022 5126751 ‐0122 1/6/2022 AC#700345126751 (11/04‐01/05/22) 128.21 T SOUTHERN CALIFORNIA EDISON 03520 1103717 1/20/2022 5285486 ‐0122 1/7/2022 AC#700345285486 (11/05‐01/06/22) 76.96 T SOUTHERN CALIFORNIA EDISON 03520 1103717 1/20/2022 6743722 ‐0122 1/7/2022 AC#700346743722 (11/05‐01/06/22) 66.94 T SOUTHERN CALIFORNIA EDISON 03520 1103717 1/20/2022 7529674 ‐0122 1/10/2022 AC#700137529674 (11/08‐01/09/22) 35.99 T SOUTHERN CALIFORNIA EDISON 03520 1103717 1/20/2022 2817595 ‐0122 1/7/2022 AC#700132817595 (11/05‐01/06/22) 18.53 T SOUTHERN CALIFORNIA EDISON 03520 1103717 1/20/2022 6207922 ‐0122 1/7/2022 AC#700036207922 (11/05‐01/06/22) 16.72 T SOUTHERN CALIFORNIA EDISON 03520 1103717 1/20/2022 0045461 ‐0122 1/7/2022 AC#700070045461 (11/05‐01/06/22) 271.81 T SOUTHERN CALIFORNIA EDISON 03520 1103717 1/20/2022 9234066 ‐0122 1/10/2022 AC#700249234066 (11/08‐01/09/22) 101.96 T SOUTHERN CALIFORNIA EDISON 03520 1103717 1/20/2022 7966622 ‐0122 1/7/2022 AC#700357966622 (11/05‐01/06/22) 74.73 T SOUTHERN CALIFORNIA EDISON 03520 1103717 1/20/2022 6765950 ‐0122 1/7/2022 AC#700346765950 (11/05‐01/06/22) 66.57 T SOUTHERN CALIFORNIA EDISON 03520 1103717 1/20/2022 6984101 ‐0122 1/10/2022 AC#700346984101 (11/08‐01/09/22) 23.45 T SOUTHERN CALIFORNIA EDISON 03520 1103717 1/20/2022 4051216 ‐0122 1/10/2022 AC#700134051216 (11/08‐01/09/22) 17.86 T SOUTHERN CALIFORNIA EDISON 03520 1103717 1/20/2022 7067380 ‐0122 1/5/2022 AC#700037067380 (11/03‐01/04/22) 12.17 T SOUTHERN CALIFORNIA EDISON 03520 1103717 1/20/2022 9627438 ‐0122 1/10/2022 AC#700089627438 (11/08‐01/09/22) 10,144.14 T SOUTHERN CALIFORNIA EDISON 03520 1103717 1/20/2022 6941560 ‐0122 1/10/2022 AC#700346941560 (11/08‐01/09/22) 218.73 T SOUTHERN CALIFORNIA EDISON 03520 1103717 1/20/2022 6929436 ‐0122 1/10/2022 AC#700346929436 (11/08‐01/09/22) 92.30 T SOUTHERN CALIFORNIA EDISON 03520 1103717 1/20/2022 6724625 ‐0122 1/5/2022 AC#700346724625 (11/03‐01/04/22) 73.26 T SOUTHERN CALIFORNIA EDISON 03520 1103717 1/20/2022 6956516 ‐0122 1/10/2022 AC#700346956516 (11/08‐01/09/22) 64.53

Page 5 of 6 ends

1/25/2022 3:44 PMAP DRN Check List
DRN 658 Ending 01/20/2022
Vendor
Type
Vendor Name Vendor
Code
Check # Check
Date
Invoice # Invoice
Date
Description Amount Vendor Total
T SOUTHERN CALIFORNIA EDISON 03520 1103717 1/20/2022 5217889 ‐0122 1/5/2022 AC#700345217889 (11/03‐01/04/22) 18.83 T SOUTHERN CALIFORNIA EDISON 03520 1103717 1/20/2022 9198247 ‐0122 1/10/2022 AC#700319198247 (11/08‐01/09/22) 17.86 T SOUTHERN CALIFORNIA EDISON 03520 1103717 1/20/2022 7135280 ‐0122 1/5/2022 AC#700037135280 (11/03‐01/04/22) 11.99 T SOUTHERN CALIFORNIA EDISON 03520 1103717 1/20/2022 8401093 ‐0122 1/10/2022 AC#700088401093 (11/08‐01/09/22) 5,844.28 T SOUTHERN CALIFORNIA EDISON 03520 1103717 1/20/2022 8474335 ‐0122 1/7/2022 AC#700248474335 (11/05‐01/06/22) 180.32 T SOUTHERN CALIFORNIA EDISON 03520 1103717 1/20/2022 6971266 ‐0122 1/10/2022 AC#700346971266 (11/08‐01/09/22) 91.92 T SOUTHERN CALIFORNIA EDISON 03520 1103717 1/20/2022 6734426 ‐0122 1/7/2022 AC#700346734426 (11/05‐01/06/22) 70.17 T SOUTHERN CALIFORNIA EDISON 03520 1103717 1/20/2022 7601695 ‐0122 1/10/2022 AC#700027601695 (11/08‐01/09/22) 41.70 T SOUTHERN CALIFORNIA EDISON 03520 1103717 1/20/2022 1417110 ‐0122 1/10/2022 AC#700201417110 (11/08‐01/09/22) 18.55 T SOUTHERN CALIFORNIA EDISON 03520 1103717 1/20/2022 5272554 ‐0122 1/7/2022 AC#700345272554 (11/05‐01/06/22) 16.72 T SOUTHERN CALIFORNIA EDISON 03520 1103717 1/20/2022 5192227 ‐0122 1/5/2022 AC#700345192227 (11/03‐01/04/22) 11.53 T SOUTHERN CALIFORNIA EDISON 03520 1103718 1/20/2022 6714117 ‐0122 1/4/2022 AC#700346714117 (11/02‐01/03/22) 81.81 T SOUTHERN CALIFORNIA EDISON 03520 1103718 1/20/2022 0488514 ‐0122 1/5/2022 AC#700370488514 (11/03‐01/04/22) 67.39 T SOUTHERN CALIFORNIA EDISON 03520 1103718 1/20/2022 8336924 ‐0122 1/6/2022 AC#700518336924 (11/04‐01/05/22) 30.75 T SOUTHERN CALIFORNIA EDISON 03520 1103718 1/20/2022 6689764 ‐0122 1/4/2022 AC#700346689764 (11/02‐01/03/22) 85.58 T SOUTHERN CALIFORNIA EDISON 03520 1103718 1/20/2022 6630850 ‐0122 1/6/2022 AC#700356630850 (11/04‐01/05/22) 72.19 T SOUTHERN CALIFORNIA EDISON 03520 1103718 1/20/2022 5497364 ‐0122 1/6/2022 AC#700355497364 (11/04‐01/05/22) 53.25 T SOUTHERN CALIFORNIA EDISON 03520 1103718 1/20/2022 5352455 ‐0122 1/6/2022 AC#700515352455 (11/04‐01/05/22) 11.53 T SOUTHERN CALIFORNIA EDISON 03520 1103718 1/20/2022 0140594 ‐0122 1/7/2022 AC#700550140594 (11/05‐01/06/22) 459.82 T SOUTHERN CALIFORNIA EDISON 03520 1103718 1/20/2022 3548876 ‐0122 1/6/2022 AC#700353548876 (11/04‐01/05/22) 77.33 T SOUTHERN CALIFORNIA EDISON 03520 1103718 1/20/2022 2000274 ‐0122 1/10/2022 AC#700542000274 (11/08‐01/09/22) 57.63 T SOUTHERN CALIFORNIA EDISON 03520 1103718 1/20/2022 6994104 ‐0122 1/10/2022 AC#700346994104 (11/08‐01/09/22) 22.88 T SOUTHERN CALIFORNIA EDISON 03520 1103718 1/20/2022 5056528 ‐0122 1/5/2022 AC#700345056528 (11/03‐01/04/22) 981.70 T SOUTHERN CALIFORNIA EDISON 03520 1103718 1/20/2022 6701888 ‐0122 1/4/2022 AC#700346701888 (11/02‐01/03/22) 78.97 T SOUTHERN CALIFORNIA EDISON 03520 1103718 1/20/2022 3512127 ‐0122 1/7/2022 AC#700453512127 (11/05‐01/06/22) 64.87 T SOUTHERN CALIFORNIA EDISON 03520 1103718 1/20/2022 9903978 ‐0122 1/10/2022 AC#700379903978 (11/08‐01/09/22) 26.39 20,398.01 T VALLEY BRAKE & WHEEL SERVICE 03780 1103728 1/20/2022 1075601 12/22/2021 TR ‐95 OIL FILTER AND 15W40 PARTSMASTER FOR TRANSP DIV. VEH. 393.37 T VALLEY BRAKE & WHEEL SERVICE 03780 1103728 1/20/2022 1075590 12/20/2021 TR ‐5 BATTERY FOR TRANSP. DIV. VEH. 196.19 589.56 T Top Vendor Total 21,852.82
Grand Total 1,402,386.01

Page 6 of 6 ends

11 12.2

HONORABLE MAYOR AND CITY COUNCIL
JANUARY 27, 2022
PAGE4
Respectfully submitted,
ALMA K. MARTINEZ
City Manager

BETTY DONAVANIK
Community and Economic Development Director

LLOYD PILCHEN
City Attorney's Office
Attachments:

1. Proposed City Council Resolution

2. Proposed Successor Agency Resolution

3. Proposed Termination and Release Agreement

4. Restated Owner Participation Agreement (Gunderson Auto Group and GSL Development) dated March 1, 2007
DATE: February 1, 2022

PRESENTED TO EL MONTE

CITY COUNCIL
□ APPROVED
□ DENIED
□ PULLED
□ RECEIVE AND FILE
□ CONTINUED
□ REFERRED TO

CHIEF DEPUTY CITY CLERK

12.3 HONORABLE MAYOR AND CITY COUNCIL
JANUARY 26, 2022

Page 6 ends

Respectfully submitted,
ALMA K. MARTINEZ
City Manager
p_;/0/1_

RICHARD PADILLA
City Attorney

GRISELDA CONTRERAS
Chief Deputy City Clerk
ATTACHMENTS:

1. Proposed Resolution

2. AB 361 Text

3. Health Orders
DATE: JANUARY 11, 2022

PRESENTED TO EL MONTE

CITY COUNCIL
□ APPROVED
□ DENIED
□ PULLED
□ RECEIVE AND FILE
□ CONTINUED
□ REFERRED TO

CHIEF DEPUTY CITY CLERK

13.1 13.2

CITY OF EL MONTE
2021-2029 Housing Element
City Council Hearing Draft – January 2022

Prepared for
City of El Monte
by RRM Design Group

with
Veronica Tam and Associates

e 2 El Monte General Plan City Council Hearing Draft – January 2022

City of El Monte
2021-2029 Housing Element
City of El Monte
11333 Valley Boulevard
El Monte, CA 91731
www.ci.el-monte.ca.us

City Council
Jessica Ancona, Mayor
Alma Puente, Mayor Pro Tem
Martin Herrera, Councilmember
Victoria Martinez Muela, Councilmember
Dr. Maria Morales, Councilmember

Planning Commission
Rafael Gonzalez, Chairperson
Cesar Peralta, Vice Chairperson
Amy Wong, Commissioner
Alfred Nuño, Commissioner

City of El Monte
Alma K. Martinez, City Manager
Betty Donavanik, Community and Economic Development Director Jason C. Mikaelian, AICP, Community and Economic Development Deputy Director Tony Bu, Senior Planner

Consultant Team
RRM Design Group
32232 Camino Capistrano, Suite 205
San Juan Capistrano, CA 92675
www.rrmdesign.com
Veronica Tam and Associates
107 S. Fair Oaks Avenue, Suite 212
Pasadena, CA 91105

City Council Hearing Draft – January 2022
Contents
Introduction ........................................................................................................................................... H-1 Providing Quality Housing ............................................................................................................. H-1 Purpose of Element ........................................................................................................................... H-2 Content of Element ........................................................................................................................... H-2 Related Plans and Programs ............................................................................................................ H-3 El Monte Speaks ................................................................................................................................ H-4 Housing Context ................................................................................................................................... H-8 El Monte’s Population ...................................................................................................................... H-8 El Monte’s Economy ....................................................................................................................... H-10 El Monte’s Housing ........................................................................................................................ H-11 Goals and Policies ............................................................................................................................... H-15 Residential Neighborhoods ........................................................................................................... H-15 Accommodating New Housing .................................................................................................... H-20 Diversity of Housing Types and Prices ....................................................................................... H-27 Special Housing Needs .................................................................................................................. H-35 Housing Implementation Plan .......................................................................................................... H-42 Special Planning Areas/Adequate Sites and No Net Loss ........................................................ H-42 Zoning Toolbox and Permit Processing ....................................................................................... H-44 Housing Rehabilitation and Preservation ................................................................................... H-48 Affordable Housing Programs ...................................................................................................... H-49 Special Needs Housing .................................................................................................................. H-51 Fair Housing .................................................................................................................................... H-53 Quantified Objectives ..................................................................................................................... H-57

2 City Council Hearing Draft – January 2022 El Monte General Plan H-1 H

4 4 Housing Element
Introduction
Vision El Monte…… a balanced city that provides a wide range of housing types and prices suited to residents; a city of well - maintained and distinct neighborhoods that are safe and have quality housing and supporting park and recreational amenities; a community that cares about its residents, offering assistance to homeowners, renters, and people with special needs.

PROVIDING QUALITY HOUSING
The Housing Element is about ensuring that adequate and affordable housing is available for residents, that neighborhoods support the desired quality of life in El Monte. The overarching goals are to:
• Provide quality supply and diversity of housing —facilitating the provision of a range of housing types and prices affordable to all economic segments of the community.
• Improve and maintain housing quality —encouraging the rehabilitation and preservation of housing for residents through code enforcement and rehabilitation loan assistance.
• Improve and maintain neighborhoods —providing well -designed and maintained infrastructure, trees and parks, medians and greenways, and public and social services.

Housing Element
H-2 El Monte General Plan City Council Hearing Draft – January 2022 • Ensure fair housing —promoting equal housing opportunity to all residents of El Monte regardless of income, disability, family type, age, or other circumstance.
• Engage the community —providing ways for residents , business owners and other stakeholders to help plan, design, and implement programs and services.

PURPOSE OF ELEMENT
California law requires that cities develop housing programs to meet their fair share of existing and future housing needs for the community.

To comply with state law and provide housing opportunities for residents, the City of El Monte prepares a housing element every eight years. The El Monte Housing Element covers the planning period of 2021-2029.

The Housing Element must contain goals, policies, and programs to facilitate the development, improvement, and preservation of housing commensurate with the City’s housing need. The Housing Element must:
• Identify adequate sites for a range of housing opportunities. • Assist in the development of adequate and affordable housing. • Address constraints to meeting the City’s housing needs. • Conserve and improve the condition of housing.
• Promote housing opportunities for all residents.

CONTENT OF ELEMENT
California Housing Element law prescribes the scope and content of the housing element. Pursuant to Section 65583 of the Government Code, the housing element contains four parts:
• Analysis of El Monte’s demographic, social, housing
characteristics; current housing needs; and future housing needs due to population growth and change.
• Analysis of governmental and nongovernmental constraints that affect the development, maintenance, and improvement of housing for all income groups and people with special needs.

City Council Hearing Draft – January 2022 El Monte General Plan H-3 • Inventory of resources available to address the City’s housing needs, including available land for housing, as well as the financial resources and administrative capacity t o manage housing programs.
• Evaluation of accomplishments of current housing programs and specific programs to address the development, improvement, and conservation of housing to meet current and future needs.

This Housing Element focuses on summarizing pertinent housing needs and setting forth goals, policies, and implementation programs.

As a necessary reference to this document, the Housing Element Technical Report provides detailed discussion of background information.

RELATED PLANS AND PROGRAMS
The City of El Monte’s 2021 -2029 Housing Element is directly related to and consistent with a number of housing policy and program plans that are mandated by the state of California and the federal government.

Federal Planning Requirements
El Monte prepares a Consolidated Plan as a condition of receiving federal funds for housing and community development activities. The Consolidated Plan identifies housing and community development needs and programs for lower and moderate -income households and households with special needs. In previous years, the federal government required an Analysis of Impediments to Fair Housing Choice to ensure that City policies and programs affirmatively further fair housing. The Housing Element builds on these planning effor ts, and its goals, policies, and programs are consistent with the City’s federal housing plans.

California Planning Requirements
State housing element law requires the Southern California Association of Governments (SCAG) to determine the amount of housing needed within its six-county region and allocate a share of the regional housing need to each community. State law requires local governments to ensure that adequate sites, public facilities, and services are available Housing Element
H-4 El Monte General Plan City Council Hearing Draft – January 2022 to facilitate housing production com mensurate with their assigned housing need.

General Plan Consistency
California law requires that General Plans contain an integrated set of goals and policies that are internally consistent within each element and the General Plan as a whole. For instance , land use policies in the Land Use Element must be consistent with housing policies in the Housing Element and transportation policies in the Circulation Element. In addition, state law requires that the Safety Element be reviewed and updated at the time of required Housing Element updates. The City is updating its Public Health and Safety Element concurrently with the 6th Cycle Housing Element Update. When any element of the General Plan is updated or amended, it must be reviewed for consistency with over all plan, including the Housing Element’s goals, policies, and programs.

EL MONTE SPEAKS
California law states that local governments shall make a diligent effort to achieve public participation from all economic segments of the community in the development of the housing element. The process for updating this Housing Element included a range of opportunities for public participation including a dedicated webpage, an online survey, virtual and in -person workshops, stakeholder interviews, Planning Commission study sessions, City Council Ad Hoc meetings, and finally Planning Commission and City Council public hearings. A summary of community engagement efforts, feedback, and how the feedback shaped the Housing Element is provided in Appendix B. The public engagement program was also coordinated with and built upon the outreach efforts for the Consolidated Plan and the Annual Action Plan.

These efforts are summarized below.

Housing Services
The City’s 2020-2025 Consolidated Plan (ConPlan ) provided the planning context for understanding El Monte’s housing and service needs. The ConPlan incorporated substantial public participation and consultation. Community residents and nonprofits were engaged through community meetings, surveys, public hearings, and

City Council Hearing Draft – January 2022 El Monte General Plan H-5 individual meetings. Participants received extensive information about the ConPlan, the public participation process, the HUD requirements for an entitlement City, the amount of funding that the City anticipates receiving and how those funds can be used by the City. Residents were given the opportunity to provide City staff with their input on the prioritization of community needs. In addition, there was one public hearing held on March 17, 2020.

Fair Housing Needs
Input on City fair housing n eeds was gathered primarily through the public participation process for the Analysis of Impediments to Fair Housing (AI). The City reached out to residents, housing professionals and service providers through a community outreach program consisting of a r esident survey, service provider interviews, and City Council and Planning Commission public hearings. El Monte residents and public and private agencies either directly or indirectly involved with fair housing issues in El Monte were invited to participat e in a public meeting on March 12, 2020 and March 25, 2020. The meeting provided the opportunity for the El Monte community to gain awareness of fair housing laws, and for residents and service agencies to share fair housing issues and concerns. To ensure that the fair housing concerns of low - and moderate -income and special needs residents were addressed, individual invitation letters were distributed via mail and e -mail, if available, to agencies and organizations that serve the low - and moderate -income a nd special needs community.

Agencies and organizations that were invited and/or contributed directly to this report are listed in Appendix B. Notices of the meeting times and dates were published in El Monte’s official newspaper and posted conspicuously at numerous public spaces, and on the City’s website. There were no attendees during the community meeting. The lack of turnout was a result of COVID-19 pandemic restrictions.

Housing Element Webpage
City staff developed a Housing Element webpage for the pub lic available at https://www.ci.el-monte.ca.us/644/city-of-el-monte-2021- 2029-housing-eleme. The webpage provides relevant information about the housing element update process, key features of the Housing Element, and upcoming outreach events. The webpage also provide d access to and information related to virtual outreach events, the Housing Element
H-6 El Monte General Plan City Council Hearing Draft – January 2022 Housing Needs Survey, community workshop polls, and staff contact information to ask and pose questions or comments.

Online Housing Needs Survey
On February 12, 2021, the City launched an online Housing Needs Survey in English, Spanish, and Mandarin on the Housing Element webpage. The online survey was email -blasted to all relevant stakeholders, promoted on the City’s social media platforms (e.g., Facebook, Instagram and Twitter) and promoted at community workshop events. Hardcopies of the survey were also provided at public facilities and events including City Hall and the weekly farmers’ market. The surveys were made available online until July 21, 2021, with a total of 382 English, 59 Spanish and 13 Mandarin responses.

Participants were asked to provide feedback on current housing conditions, concerns, and/or ideas for the Housing Eleme nt team to consider. See survey results in Appendix B for the Mandarin, English, and Spanish surveys.

Housing Element Workshops
On June 16, 2021, City staff and consultants hosted a virtual community workshop to solicit public input on the 2021-2029 Housing Element. An in-person community workshop was held on July 7, 2021. The workshops were advertised on the City’s webpage and soc ial media platforms, as well as flyers posted at public facilities. Invitations to participate were also sent directly to stakeholders via email. Staff and consultants made a brief presentation that provided an overview of the update process. Spanish and Mandarin interpretation were also made available. Participants shared their ideas and feedback to address the City’s housing needs and trends via polls during the two workshops.

Planning Commission Study Sessions
On May 11, 2021 and September 24, 2021, the Planning Commission conducted study sessions on the Housing Element update. The first study session provided an overview of the Housing Element update process, as well as the City’s approach to the Regional Housing Needs Assessment (RHNA). The second study session presented community feedback, proposed housing programs, and a summary of the proposed sites inventory. The Planning Commission generally

City Council Hearing Draft – January 2022 El Monte General Plan H-7 supported staff recommendations and provided feedback. No public comments were provided.

City Council Ad Hoc Meetings
On June 7, 2021 and September 20, 2021, City staff met with a City Council Ad Hoc, which provides feedback on housing related items.

They generally supported staff recommendations and provided feedback.

Public Hearings
The Planning Commission and City Council will hold noticed public hearings to review and adopt the Housing Element.

Housing Element
H-8 El Monte General Plan City Council Hearing Draft – January 2022 Housing Context
The Housing Element is intended to facilitate the development, improvement, and preservation of housing and neighborhoods in El Monte. The community context summarizes key housing issues in El Monte that are a foundation for responsive housing policies and programs. As a necessary companion for this Housing Element, the Housing Technical Report provides greater detail on El Monte’s housing context.

EL MONTE’S POPULATION
According to the 2019 American Community Survey (ACS), El Monte has a population of 115,487 which has increased 1.7 percent from 113,475 in 2010. The population growth rate over the last decade is much lower than the state average rate of 12.4 percent and is lower than the national average rate of 11.6 percent.

Significant population growth in the San Gabriel Valley occurred prior to 1990, however, since that time the region has seen more modest growth in population. In El Monte, population growth is close to average compared to neighboring cities in the San Gabriel Valley. The region overall saw an increase in population of 4.6 percent from 1980 to 2019. Population growth trends between 1990 and 2019 in El Monte and surrounding cities are presented in the Housing Element Technical Report Tables 1 and 2. Understanding the characteristics of a population is vital in the process of planning for the future needs of a community. Issues such as population growth, race/ethnicity, age, and employment trends are factors that combine to influence the type of housing needed and the ability to afford housing.

Race and Ethnicity
El Monte, like other cities in Southern California, continues to experience gradual changes in the race a nd ethnic composition of its residents. According to the 2019 American Community Survey, Hispanic or Latino residents continue to comprise the largest racial or ethnic group at 65.7 percent of the total population. However, the Asian population has increas ed 17 percent over the past decade and now comprises 28.7 percent of the City’s population. Following a trend that began in the 1980s, the proportion of Non-Hispanic White residents has

City Council Hearing Draft – January 2022 El Monte General Plan H-9 continued to decrease to only 3.6 percent of the population in 2019. All other groups combined equal 2.0 percent of the population. See the Housing Element Technical Report Table s 3 and 4 for more information.

Age Characteristics
A community’s current and future housing needs are influenced in part by the age characteristic s of residents. The City's population is aging.

In 2010, the age group under 20 years represented 30.9 percent of the City's total population, but by 2019 the same age group declined to 25.6 percent of the population. During the same period, the population of those over the age of 45 years increased from 30.8 percent in 2010 to

38.1 percent in 2019. These changes result in the median age of the City's population increasing from 31.6 years in 2010 to 35.7 years in 2019, an increase of about four years in jus t one decade. The median age of residents in El Monte will likely continue to increase during this 6th Cycle Housing Element period as the Baby -Boom generation ages, indicating the City will experience an increased demand for senior housing along with an increased housing need for families and single adults. To create a balanced and sustainable community, it is important to provide housing options that suit the needs of various age groups.

Additional detail is provided in the Housing Element Technical Report, Tables 5 and 6.

Special Needs
Certain individuals and families in El Monte encounter greater difficulty finding affordable housing due to their special circumstances. Special circumstances may be related to income, family characteristics, medical condition or disability, and/or househo ld characteristics. A major emphasis of the Housing Element is to ensure that persons of all walks of life have opportunity to find suitable and affordable housing in El Monte. State Housing Element law identifies the following special needs groups: senior s, people with disabilities (including developmental disabilities), female -headed households (single-parent), large families, people experiencing homelessness, and farm workers. Providing housing and support services are essential to meeting their needs.

Housing Element
H-10 El Monte General Plan City Council Hearing Draft – January 2022 EL MONTE’S ECONOMY
Employment opportunities in El Monte determine, in part, the demand for different types of housing, as does the income earned by households. According to the 2019 American Community Survey 5 - Year Estimates, there are approximately 52,552 residents aged 16 or older that are employed. As the City’s total civilian labor force totals approximately 56,048, the unemployment rate is estimated to be 6.2 percent.

Economic revitalization is a key objective in the General Plan. El Monte has several major employment districts —Flair Business Park, the Downtown Core, Auto District, and Northwest Industrial District . El Monte can expect increases in employment opportunities in several key sectors: transportation and warehousing (Northwest Industrial District), finance/ information/professional (Flair Business Park), and arts/entertainment/recreation/hotel/food (Downtown Core). It should be noted the most prevalent industry is Education & Social Services with 8,382 employees (16.3 percent of total) and the second most prevalent industry is Manufacturing with 7,923 employees (15.4 percent of total ). From the years 2000 to 2010, the El Monte saw a significant number of manufacturers leave the area, particularly from the Northwest Industrial District. However, this sector has rebounded over the past decade. During that same period, several automobile dealerships shuttered in the Auto District.

The current COVID-19 crisis is expected to have long -lasting impacts on the economy. As of April 2021, the unemployment rate in El Monte was measured at 11.1 percent by the California Employment Development Department. This rate is far above the “pre -COVID” civilian labor force unemployment rate in El Monte of 6.2 percent as shown in the 2019 American Communi ty Survey 5 -Year Estimate.

Some experts project the impacts of COVID-19 on housing affordability and housing problems (such as cost burden) will worsen, although no data is available yet to substantiate the projections.

Along with housing costs, household income is the most fundamental factor affecting housing opportunity. According to the 2019 American Community Survey 5 -Year Estimates, the City’s median household income was approximately $49,003, 28 percent below the Los Angeles County median household i ncome of approximately $68,044, and lower than the surrounding cities of Rosemead and Baldwin Park

City Council Hearing Draft – January 2022 El Monte General Plan H-11 ($57,999 and $65,904, respectively). The median income represents the point where 50 percent of all households earn less than that amount, and 50 percent of all households earn more.

The greatest share of households, at 18 percent, fall within the $50,000- $74,999 annual income category. Of all households, 75 percent earn less than $74,999 per year. Only about five percent of households earn above $150,000 per year. Married families without children tend to earn the highest income, presumably because both adults are working. Non- family households typically earn the lowest incomes because these households often consist of single persons or seniors on fixed incomes.

According to the 2019 American Community Survey 5 -Year Estimate, the non -family household median income was $23,423 per year.

Additional detail is provided in the Housing Element Technical Report, Tables 12 through 14.

EL MONTE’S HOUSING
Ensuring the a vailability of a broad range of types of housing is essential for meeting the needs of present and future residents.

According to the 2015 -2019 American Community Survey , El Monte has 29,913 housing units. Of that total, single- family homes, including detached and attached units, comprised roughly 56 percent of all homes in the city. Multiple -family homes comprise approximately 29 percent of all homes. The City’s 1,666 mobile home units comprise the remaining 5 percent of the housing stock. Additional deta il on the number and size of housing units is provided in the Housing Element Technical Report, Tables 7 and 8.

Approximately 40 percent of households own homes and 60 percent rent homes. Many single -family homes (51 percent) are rented, presumably due to the need for larger units that can accommodate families.

The housing vacancy rate measures how well the supply of available housing meets the demand for different types of housing. In El Monte, the housing vacancy rate is optimal, averaging 6.1 percent for rentals but lower than optimal at 0.9 percent for ownership units. The low vacancy ownership rate is responsible in part for the higher housing costs in El Monte, particularly rela tive to the income of residents. The vacancy rate also varies significantly by the price and size of the unit.

Although many new single -family homes built today are three - and Housing Element
H-12 El Monte General Plan City Council Hearing Draft – January 2022 four-bedroom units, the asking prices are often unaffordable to El Monte residen ts. More critical, however, is the low number of apartments. Developers are currently not building apartments that could readily accommodate large families.

Like other cities in the San Gabriel Valley, from 2000 to 2018 the sale prices for housing in El Monte increased significantly, from an average of $153,000 to $510,000. Much of the appreciation in home values since the turn of the century has been due to soaring housing demand throughout the region, the availability of lower interest loans that have stretched the purchasing power of residents, and the desirability of new housing products on the market. Apartment rents are also high, with average rents of $1,345 for a one -bedroom unit to $2,600 for a three-bedroom apartment.

Increasing rents and home pric es have made it more difficult for residents to afford housing in El Monte. Cost burden or overpayment refers to a household that pays more than 30 percent of gross income for housing costs. Moderate overpayment refers to payments between 30 to 50 percent of gross income; severe overpayment refers to payments exceeding 50 percent. According to the 2015-2019 American Community Survey, 34 percent of all ownership households with a mortgage and more than 62 percent of renters in El Monte overpaid for housing. Housing overpayment is concentrated among lower income households. Of the approximately 16,000 lower income renters, 11,103 (70 percent) overpay for housing.

Overcrowding refers to a household that has more members than rooms in a home. Moderate housing overcrowding refers to 1.0 to 1.5 persons per room and severe overcrowding refers to a household with more than 1.5 persons per room. According to the 2015-2019 American Community Survey, 12 percent of households in El Monte live in overcrowded situations, with significantly higher overcrowding rates for renters (29 percent). Additional detail on housing problems is provided in the Housing Element Technical Report, Table 24.

El Monte has an older housing stock; roughly 72 percent were built before 1980. As a general rule, homes older than 30 years generally need repairs (e.g., new roof, plumbing, and siding. Homes older than 50 years frequently need new electrical, plumbing, roofing, and other improvements. Homes older than 70 years, unless maintained, require substantial rehabilitation. According to the SCAG Report using 2014 -

City Council Hearing Draft – January 2022 El Monte General Plan H-13 2018 American Community Survey data, 659 units lacked telephone service, 78 units lacked complete plumbing facilities and 414 units lacked complete kitchen facilities in El Monte. Although El Monte has older housing, investment is occurring as homeowners improve their homes and infill projects replace older homes.

The City has a proactive Code Enforcement program. The City’s Building Division requires a “Real Property Report” for propert ies in escrow (that are four-units or less) to undergo Building inspections to ensure that the property is up -to-date with building permits and that building maintenance issues are addressed. For instance, if there are unpermitted structures on site, the B uilding Division would include them on the Real Property Report as an outstanding item and either the seller or buyer would have to address it. In addition, the Building inspector will also include any maintenance issues that present safety hazards, such as a dilapidated roof or other building repair concerns.

The City’s Code Enforcement program will also investigate buildings for maintenance issues through reactive/proactive practices, although reactive cases are more prominent. For instance, reactive case s are initiated through complaints from residents whereas proactive cases are identified by City Staff. Building maintenance issues that pose a safety issue for the property/neighborhood are included in a Code Enforcement report.

El Monte contains a mosaic of neighborhoods distinguished by history, architecture, density, housing types, lot patterns, and street configurations. These neighborhoods include Norwood -Cherrylee, Arden Village, Park El Monte, Mountain View, Downtown, and River East. The City is com mitted to providing quality housing for its residents, ample parks and recreational opportunities, tree -lined streets and sidewalks for walking, safety and security, and quality public facilities and services.

Figure H-1 identifies a housing opportunity map of El Monte. Included are areas for focused planned residential developments, neighborhood conservation areas, and other improvements.

El Monte General Plan City Council Hearing Draft – January 2022 H-14

Figure H-1 El Monte Neighborhoods

City Council Hearing Draft – January 2022 El Monte General Plan H-15 Goals and Policies
The Housing Element is about creating a livable community through providing quality housing, building safe and nurturing neighborhoods for residents, and assisting El Monte residents with special housing needs. This section focuses on goals, policies, and programs for each topic. Each topic is introduced with a summary of key planning information, foll owed by a goal statement and policies to guide the implementation process.

RESIDENTIAL NEIGHBORHOODS
Neighborhoods are the fundamental building block in El Monte and the most tangible measure of quality of life. El Monte contains a mosaic of six major residential neighborhoods, each distinguished by its o wn history, architecture, density, housing types, lot patterns, and street configurations.

Norwood-Cherrylee
The Norwood -Cherrylee neighborhood encompasses one-third of El Monte. This neighborhood is characterized by established single - family homes anchored by Lambert Park. It contains the Rurban Homesteads and Wye -Street, built during the 1920s as part of an experimental federal housing program. Individual deep lots were intended to allow for subsistence farming. With its rural ambience, the neighborhood is distinguished by its equestrian and agricultural heritage. Many of the single -family homes adjacent to rivers are still used for equestrian purposes. Many of the streets in the northern section are not improved with sidewalks, reflect ing the more rural nature and history of the neighborhood.

Arden Village
Arden Village is bordered by the Rio Hondo River, El Monte Airport, and nonresidential uses in Northwest El Monte. Historically, the location of labor camps for the agricultural indus tries, Arden Village today is distinguished by its small uniform lots, traditional single - family homes, and distinctive classic identity. The broader Arden Village area also encompasses the Gibson -Mariposa neighborhood, located near the intersection of Baldwin Avenue and Valley Boulevard.

This neighborhood also contains a mix of single -family and multiple- Norwood-Cherrylee Neighborhood
The Norwood-Cherrylee neighborhood’s
identity is rooted in the Rurban Homesteads
program of the 1920s. Deep setbacks on large
lots give the neighborhood a rural character.

Arden Village Neighborhood
The Arden Village neighborhood is known for
its location along the river, traditional single-
family homes, and classic 1950s architecture.

Housing Element
H-16 El Monte General Plan City Council Hearing Draft – January 2022 family homes but is closely surrounded by the industrial land uses that predated and followed World War II. The neighborhood is anchored by the future Gibson Park.

Mountain View
The Mountain View neighborhood in southeast El Monte contains a mix of stable singl e-family housing and multiple-family housing. The area is anchored by the Mountain View Park and elementary school and is bordered by the San Gabriel River, a tributary of the Emerald Necklace. This neighborhood has one of the most diverse types and ranges of prices of single -family, multiple-family, mobile homes, and other housing.

The Mountain View neighborhood is undergoing significant reinvestment. The revitalization of the Garvey and Durfee Corridors will improve the appearance of the street and provid e needed quality housing. The Durfee Corridor will be the major residential corridor spanning the neighborhood, lined with trees, parkways, and ample sidewalks.

Downtown Core and Gateway Specific Plan
El Monte Downtown is a diverse area of well -maintained homes near the Cultural Center and high density residential and senior projects north of the I-10 freeway. Established small -lot, single -family residential neighborhoods extend south of Ramona Avenue. This area is noted for its mix of housing, street conf igurations, proximity to historical resources, and shopping.

The triangular shaped Downtown Main Street Specific Plan area is bounded by Ramona Avenue to the south, the railroad tracks to the north, and Santa Anita Avenue to the west. The Plan envisions the area to become a mixed -income, multi -use, cultural and entertainment center of the City. The Plan analyzed the development of up to 2,200 housing units. The density along Main Street will remain low to maintain its small -town character. However, urban h ousing will be promoted along Santa Anita Avenue, both sides of Valley Boulevard and around the El Monte Metrolink Station.

The Gateway Specific Plan will define the future of the area around the El Monte Station. It will include the construction of up to 1,850 housing Mountain View Neighborhood
The Mountain View neighborhood is
undergoing significant investment, with
planned residential development being built.

City Council Hearing Draft – January 2022 El Monte General Plan H-17 units in a very high-density mixed-use configuration, along with other uses such as entertainment, retail and office uses.

Park El Monte
Park El Monte, southeast of Flair Park and the Rio Hondo River, is distinguished by curvilinear wide stre ets, lower scale, single –family homes, and quality housing. The neighborhood has great potential.

Public schools in the neighborhood are exploring joint use parks that will provide much needed recreational opportunities to the neighborhood. And improvement s along the Rio Hondo River will eventually connect residents to the Whittier Narrows Recreational Area.

River East
The River East residential neighborhood is bordered by the San Gabriel River to the east, and the I-10 freeway to the south. This neighborhood is comprised primarily of residential uses, in particular multiple-family planned residential developments. Zamora Park serves as the park and recreational anchor for this neighborhood. Ramona Boulevard, the original red car route in El Monte, is the northernmost boundary. This area is slated for greenway projects along Durfee Avenue, school/river park facilities at La Primera and Twin Lakes Schools, and improve- ments at Zamora Park.

The Housing Element will provide policy guidance to strengthen each neighborhood with public safety, housing rehabilitation, park and recreational amenities, and neighborhood involvement.

Public Safety
The police department works in partnership with residents and schools to create a safer place for our families, children, youth, and seniors. The Improving and Maintaining Public Awareness and Community Teamwork (IMPACT) program, described in the Public Services Element, has been nationally recognized as a model for community - oriented policing. The City implements other public safety programs.

The City is completing a network of sidewalks to allow children to walk safely to school and parks. Traffic safety and patrols prevent speeding and accidents. The City also provides volunteer programs, neighbor - hood watch programs, and gang prevention and youth diversion Housing Element
H-18 El Monte General Plan City Council Hearing Draft – January 2022 programs. The overriding goal is to make neighborhoods safer for residents, visitors, and the business community.

Housing Quality
El Monte’s neighborhoods contain a mix of homes built in many decades. Some homes are in excellent condition, some require maintenance, and others require major rehabilitation. To ensure that homes are maintained in excellent condition, the City offers various housing rehabilitation loans and grants. Housing rehabilitation programs are currently targeted to single-family homes and need to be expanded to mobile homes and apartments. Code en forcement programs help ensure that homes and businesses are maintained in accordance with the community’s expectations.

Parks, Recreation, and Trails
The Parks and Recreation Element visions the creation of more than 200 acres of parks within each neighborhood or near the Emerald Necklace.

A key facet is the development of joint school -parks, where school facilities are open to the community during after-school hours, in each neighborhood. In cooperation with schools, health care providers, and the City, joint-use sites can also provide family support services, including education, childcare, recreation programs and activities, and even health care. Each neighborhood is visioned to have an interconnecting system of sidewalks, with tree -lined streets and greenways dotted with mini parks. Wrapping around and linking all neighborhoods in El Monte is the Emerald Necklace, a proposed 17-mile loop of trails and linear parks that are being proposed along the Rio Hondo River and San Gabriel River.

Neighborhood Involvement
While El Monte has a relatively local and strong nonprofit infrastructure, the City visions a framework for residents to become even more active in the improvement of their neighborhoods. The City desires to create neighborhood planning areas that bring together diverse constituencies to identify, develop, and implement creative solutions for neighborhoods. Civic involvement of these groups could also be linked to City funding sources through the 5-year update of the Consolidated Plan, which allocat es funding for community development activities. Opportunity exists for the City to facilitate a Tree-Lined Streets
Tree-lined streets and sidewalks add
character to established single-family
residential neighborhoods.

City Council Hearing Draft – January 2022 El Monte General Plan H-19 framework that draws civic leaders and people not traditionally involved into a range of neighborhood building opportunities.

The following goal and policies are designed to strengthen El Monte’s neighborhoods and make them a special place to live. Goals are broad statements of community values. Policies further refine the goal statements and guide the course of action the City must take to achieve the goals in the plan. Housing Element programs describe specific objectives, resources and timeframes to implement goals and policies.

Goal 1
Sustainable neighborhoods evidenced by quality housing conditions, ample community services, exemplary public safety and security, quality public facilities and infrastructure, and civic pride.

Policies
H-1.1 Housing Rehabilitation. Support the rehabilitation of single - family and multiple -family units and acquisition and
rehabilitation of multiple -family housing to improve hous ing conditions, remove blight if needed, and improve the quality of life in neighborhoods.

H-1.2 Neighborhood Conditions. Conduct proactive code
enforcement, real estate inspection programs, and other neighborhood improvement efforts to maintain neighborhood quality, stabilize declining areas, and improve quality of life.

H-1.3 Community Amenities. Require adequate provision of public services and facilities, infrastructure, parks and open space, adequate parking and traffic management, pedestrian and bicycle routes, and public safety to create highly desirable neighborhoods.

H-1.4 Neighborhood Involvement. Encourage active resident involvement in neighborhood planning organizations to
identify needs and implement programs aimed at the
beautification, improvement, and preservation of neighbor - hoods.

Housing Element
H-20 El Monte General Plan City Council Hearing Draft – January 2022 H-1.5 Architectural Design. Require that all housing, either new or rehabilitated, is of exemplary design and construction quality through the development and implementation of building
design standards and architectural review. Use objective design standards where possible to provide more certainty to
developers and the public.

H-1.6 Neighborhood Identity. Strengthen neighborhood fabric and identity through parks and recreation services, cultural and historic features, public art, neighborhood events, as well as resident participation in planning and improvement of their neighborhoods.

H-1.7 Neighborhood Preservation. Ensure that new residential development is complementary to single -family residential neighborhoods and do not materially detract from the
character, stability, and quality of life in neighborhoods.

ACCOMMODATING NEW HOUSING
The City of El Monte had a population of approximately 115,487 as of 2019. Historically, population has increased at a moderate pace. The Southern California Association of Governments (SCAG) projects population to increase to 137,500 by 2045. The population increase will be due to a number of factors, including the development of new housing in the Downtown Core and Ga teway Specific Plan , along major corridors, and within neighborhoods over the planning period.

This growth will also bring demographic change to the community.

Employment growth will result from economic revitalization efforts underway in the Northwest Industrial District, Flair Business Park, and the Downtown Core.

Section 65583 of the Government Code sets forth the specific components to be contained in a community’s housing element.

Included in these requirements is an obligation on the part of local jurisdictions to provide their “fair share” of regional housing needs.

Local governments and Council of Governments are required to determine existing and future housing needs and the allocation of said needs must be approved by the California Department of Housing and Community Development (HCD). El Monte is a member of the Southern California Association of Governments (SCAG) which is

City Council Hearing Draft – January 2022 El Monte General Plan H-21 responsible for preparing the Regional Housing Needs Assessment (RHNA) for the 6-county territory that it represents.

The City of El Monte has been allocated a total production goal of 8,502 housing units for the period of 2021–2029. This housing need allocation is divided into four housing affordability groups shown in Table H-1.

State law requires cities to facilitate the achievement of these housing goals by making available adequate sites to accommodate new housing and implementing programs to facilitate and encourage housing production commensurate with the RHNA production requirements.

Table H-1 Housing Production Goals
Household Income Levels
Percentage of Median
Family Income Total Housing Units
Very Low Up to 50% 1,797
Low 51% to 80% 853
Moderate 81% to 120% 1,233
Above Moderate 121% or higher 4,619
Total 8,502
Source: Southern California Association of Governments, 2021.

The City of El Monte desires to provide adequate housing opportunities for its residents and workforce. At the same time, the City also desires to pursue other community development goals. It desires t o create a vibrant downtown, revitalize aging corridors, stimulate investment in neighborhoods, and provide sufficient amenities. To achieve these objectives, the Land Use Element directs housing into four main areas of the community: Downtown Core, Gateway Specific Plan, major corridors, and infill development.

Downtown Core
El Monte’s Downtown Core encompasses an area of approximately 159 acres, generally bordered by Santa Anita Avenue, the railroad, and the I-10 freeway. The Downtown Core contains key activity centers that serve civic/governmental, business, transportation, recreational, and residential uses. The Downtown is visioned as a mixed-income, multi- use, and vibrant center of El Monte, with additional housing, retail, office, parks, and cul tural facilities. Several high -density residential projects are currently underway in the Downtown Core, totaling nearly 250 units, with 150 of them being designated as affordable.

Housing Element
H-22 El Monte General Plan City Council Hearing Draft – January 2022 Gateway Specific Plan
The Gateway Specific Plan encompasses an area of appr oximately 60 acres and is bordered by the Rio Hondo River, Santa Anita Avenue and the I-10 freeway. Several major residential and commercial projects are envisioned. The Gateway project has already resulted in the construction of 133 affordable rental unit s. An additional 208 market - rate rental units are under construction. The project goal is to provide up to 35 percent rental (648 units) and up to 65 percent ownership (approximately 1,202 units). The Gateway Specific Plan will also set aside residential units that are affordable to lower income households, including seniors.

Major Corridors
El Monte is crossed by major roads that front residential neighbor - hoods. Many corridors contain underused residential, commercial, and industrial uses incompatible wi th adjacent neighborhoods. Corridors provide the opportunity for quality new housing, while
accommodating population growth and protecting the character of single-family neighborhoods. Corridor revitalization can also promote the consolidation of strip com mercial and industrial uses into distinct activity nodes. The General Plan thus designates three corridors for mixed/multi-use development : Peck Road, Durfee Avenue, and Garvey Avenue.

Peck Road and Durfee Avenue
The General Plan Land Use Plan designates approximately 31 acres along Peck Road and 45 acres along Durfee Avenue for mixed/multi- use development at densities between 25 to 35 units per acre. The intent of the Housing Element is to create neighborhoods envisioned to have mixed/multi-use nodes. Exam ples include Peck Road and Lower Azusa Road (creating a commercial hub) and Durfee Avenue and Elliott Avenue (with connections to schools, parks, and the Emerald Necklace). Both the Peck Road and Durfee Avenue corridors will be transformed into pedestrian-oriented streets with ample landscaping, wide sidewalks, lush parkways, and canopy trees. The following graphic illustrates the preferred concept for Durfee Avenue.

City Council Hearing Draft – January 2022 El Monte General Plan H-23

Garvey Avenue
Garvey Avenue also offers the opportunity for significant reinvestment. The City has redesignate d approximately 44 acres of land to mixed/ multi-uses. The streetscape would be transformed to a more pedestrian -oriented environment with street trees, sidewalks, and landscape amenities.

The intent, as outlined in the Land Use Element of the General Plan, is to concentrate commercial uses at major intersections along Garvey Avenue (e.g., Merced Avenue, Santa Anita Avenue, Tyler Avenue, and Peck Road) and facilitate standalone residential uses between the established commercial nodes. Densities will range between 25 to 35 units per acre. This will be achieved by facilitating and encouraging developers to consolidate lots wherever possible. The followi ng graphic illustrates one of many possible Garvey Avenue corridor concepts.

Durfee Avemue Concept
The Durfee corridor is visioned with a new
neighborhood center at Durfee Avenue and
Elliott Avenue, midblock residential (denoted
yellow) with connections to the school, park,
and river.

Housing Element
H-24 El Monte General Plan City Council Hearing Draft – January 2022

However, Housing Program 1 of this document calls for th e Garvey Avenue Corridor to be expanded to include the 5 -Points Area (the intersection of Garvey Avenue, Valley Boulevard, Mountain View Road and Cogswell Road) and intensified to permit urban housing at densities up to 50 units per acre. This can be achie ved as the area includes many multi-acre sites that are underutilized. In addition, the corridor is transit rich with 13 bus lines with direct routes to the El Monte Station and Downtown Los Angeles.

Infill Development
The City of El Monte recognizes that housing production can also serve other goals, including the physical improvement of neighborhoods. As part of an overall strategy of neighborhood improvement, the City will continue to encourage the production of quality housing within neighborhoods as a desirable way to replace deteriorated or substandard housing. The type of housing desired is generally single - family units and lower density multifamily developments, such as townhomes, that will strengthen and improve the fabric of a residential neighborhood. Accessory Dwelling Units (ADUs) also provide a way to provide additional housing capacity while maintaining the scale and character of the neighborhood.

Garvey Avenue Concept
The Garvey Avenue corridor is envisioned
with a new retail center at Tyler Avenue, Five
Points Shopping Center, and midblock
residential and mixed uses between the retail
nodes.

Infill Housing Opportunities
El Monte is experiencing significant infill
housing development as older homes are
replaced with newer homes with more
contemporary designs.

City Council Hearing Draft – January 2022 El Monte General Plan H-25 Although providing sufficient quality housing in El Monte is an important goal, the production of housing must be balanced with other neighborhood goals. Important city goals, as expressed by the community and as set forth throughout the General Plan, include the provision of adequate parks and recreational amenities, quality architectural standards, protection of single -family neighborhoods from transition or incompatible uses, and exemplary traffic control and public safety. These neighborhood preservation goals, discussed later, define the best opportunities for new housing.

Taken together, these areas with other housing strategies (multi-family zoned sites, religious facilities, single family sites, and ADUs) will provide capacity for over 8,800 new housing units, with a mix of ownership and rental projects (see Table H -2). The residential development capacity exceeds the RHNA obligation of 8,502 units for the planning period. The adequacy of these housing opportunity sites to accommodate the appropriate mix an d affordability of housing is discussed in the Housing Technical Report.

Table H-2 Housing Projections by Area for 6th Cycle
Area Name
Income Level
Unit
Totals Acres Low Moderate
Above
Moderate
Flair Park - - 475 475 48.5
Gateway 349 - 841 1,190 31.1
Downtown 687 592 498 1,777 47.6
Garvey Corridor 385 412 548 1,345 46.0
Five Points 401 333 366 1,100 32.2
Peck Corridor - - 668 668 32.4
Ramona Corridor 39 - 234 273 15.3
Durfee Corridor - - 473 473 22.9
Multi-Family Specific Sites
(R- & C-Zones)
508 - 298 806 31.4
Religious Facilities 188 24 10 222 24.4
Single Family - - 88 88 141.5
Accessory Dwelling Units
(ADUs)
272 8 120 400 n/a
Grand Total 2,829 1,369 4,619 8,817 473.3

The following goal and policies set forth priorities on how to provide new housing to accommodate employment and population growth, ensure that community expectations for quality housing are met, and that new housing meets all applicable state and federal requirements.

Housing Element
H-26 El Monte General Plan City Council Hearing Draft – January 2022 Goal 2
Adequate sites for new housing that create a vibrant downtown, revitalize transportation corridors with quality housing, and motivate reinvest - ment and revitalization in neighborhoods.

Policies
H-2.1 Housing Sites . Provide adequate sites through land use, zoning, and specific plan designations to allow single -family homes, multi-family homes, Accessory Dwelling Units (ADUs), urban housing, mixed-use housing, mobile homes, and special needs housing.

H-2.2 Downtown Core . Direct the production of new quality housing, including mixed/multi -use and mixed -income
housing along with appropriate amenities, as appropriate, into the Downtown Core.

H-2.3 Gateway Specific Plan . Continue to implement the development envisioned for the Specific Plan, which calls for the construction of urban housing with mix of apartments and ownerships units and income levels surrounding the El Monte Station.

H-2.4 Urban Housing. Provide zoning designations necessary to develop urban housing at high densities along Garvey Avenue Corridor and the 5-Points Area, providing for linkages to transit, commercial activity and communities like parks and recreation centers.

H-2.5 Major Corridors. Direct the production of quality mixed/multi- use projects along major corridors Durfee Avenue, Peck Road, and G arvey Avenue to allow for efficient land use practices, improved mobility, and energy conservation.

H-2.6 Work-Live and Live -Work. Provide opportunities for work - live and live-work housing in the Downtown Core, along major corridors, and within the Flair Business Park.

H-2.7 Neighborhood Amenities. Require new residential projects to be adequately served by parks and recreation services, libraries,

City Council Hearing Draft – January 2022 El Monte General Plan H-27 sanitary sewers and storm drains, transportation, public safety, and other public services and facilities.

H-2.8 Regulatory/Financial Incentives . Provide for regulatory and financial incentives, where feasible, to encourage the
production of well -designed housing, special needs housing, and housing affordable to households of different income levels.

H-2.9 Neighborhood Protection. Protect established single -family neighborhoods, through measures including use of zoning standards and objective design standards, from the transition, intensification, and encroachment of nonresidential uses and higher density housin g that detracts from the character of the neighborhood.

H-2.10 Transit-Oriented Housing. Support the development of the TOD, which contains a variety of mixed -use projects vertically or horizontally integrated with commercial, professional, entertainment, and recreational uses.

H-2.11 Architectural Design. Require architectural excellence through the exemplary use of materials, color, site planning, environ- mentally sustainable practices, building treatments, land - scaping, and other best practices in concert with community expectations for quality.

DIVERSITY OF HOUSING TYPES AND PRICES
Where should we live? Near work or family? What kind of housing can we best afford? How long will it take to save a down payment to afford a home in El Monte? Does this neighborhood, size of home, or quality of housing in El Monte best meet the needs of our family and children or should we move elsewhere? Where would be the safest and most affordable place for my parents to retire and live? Is housing available for people with special needs?
Lifestyle Choices
All of us ask these housing ques tions at different times in our lives — when our children move out on their own, as we begin to have families, and as we contemplate retirement. The answers to these and other questions have many implications for El Monte families and their High Quality Planned Developments
High quality apartments and condominiums,
illustrated above, provide affordable and first-
time housing for young adults as they enter
the workforce
Housing Element
H-28 El Monte General Plan City Council Hearing Draft – January 2022 ability to live near one another. These questions underscore the importance of an adequate supply of housing attainable for all income levels and its fundamental relationship to achieving long-term goals of the community.

Housing Our Children
Our children are the future of El Monte, and we desire that affordable housing is available to them. Many young adults earn minimum wages, which range from the statewide minimum of $13.00-$14.00 per hour to higher hourly minimums in the City of Los Angeles at $14.25 - $16.63 as of 2021. At $15 per hour, this equates to an annual income of $31,200. At these wages, a young adult could afford to pay approxi - mately $1,000 per month in rent. With the average rent for a one - bedroom apartment at $1,393, young adults have difficulty affording housing without doubling up.

Given the difficulty of affording entry level housing opportunities, young adults will begin to weigh their choices to double up with friends, live with family for an extended period of time, or move out of the City. Given market prices, fewer residents can buy their first home before their mid -thirties. This places a premium on providing attainable entry -level housing, such as apartments, that offer the opportunity to build a down payment or equity.

Housing Our Workforce
Providing quality and attainable housing also helps El Monte achieve its economic development goals. Flair Business Park is transitioning from an industrial center into an office and retail center. Revitalization efforts in the Northwest Industrial District will r einvigorate this manufacturing and distribution area into a thriving employment center. The Downtown, Main Street Transit-Oriented District Specific Plan is intended to revitalize the Downtown area into a pedestrian - oriented environment with increased hous ing density, services, and other supporting land uses . The Gateway Specific Plan define s the future of the area around the El Monte Transit Center, with opportunity for the construction of up to 1,850 housing units in a very high-density mixed-use configuration, along with other uses including hotels, entertainment uses, and retail and office uses. These TOD plans will add more than one million square feet of commercial a nd office space, in addition to significant entertainment and hotel uses in the Downtown.

City Council Hearing Draft – January 2022 El Monte General Plan H-29 The types of employment opportunities offered by businesses in the Flair Business Park, Northwest Industrial District, and the Downtown Core will be equally diverse. These include jobs in the manufacturing and distribution sectors, the retail and wholesale sectors, and professional and financial sectors. The salaries for jobs within each industry will vary significantly, depending on the skills, required education, and years of experience needed. Again, this underscores the importance of a diversity of housing products.

Housing Our Families
The pursuit of liberty and happiness for families is often intertwined with the attainment of homeownership. Homeownership carries with it independence and freedom, economic stability and success, and personal safety and security for families. Homeownership commits one to a long -term investment with the home, resulting in increased investment in the property, which in turn increases property values in the neighborhood.

El Monte is a predominantly family community with many young children. As families have children, they begin to look for larger single- family homes that offer more suitable accommodations, whether it is a yard for their children to play in, more bedrooms, or a detached garage.

Households and family members may also have disabilities or special needs that require specialized housing and services, as further discussed below. Families often seek to make longer-term investments in their community. This fact underscores the need for attainable homeownership opportunities, a difficult challenge when the purchase price for single -family homes in 2021 averaged $697,994 up from $338,000 in 2013.

Housing Our Seniors
As we get older , our housing needs and preferences change. Many seniors remain in the same home during retirement years, but others look for housing options that are smaller and easy to maintain. This includes age -restricted senior housing that provides the benefits of greater security, social amenities, and a range of needed support services. However, if suitable housing cannot be found, senior households may move out of the community to more affordable housing in more remote areas.

Housing Element
H-30 El Monte General Plan City Council Hearing Draft – January 2022 The City recognizes the importance of housing our seniors in El Monte.

More than 850 units of subsidized affordable apartments are available for lower and moderate income seniors. Many of these projects are located downtown close to transit and public serv ices. These senior apartments often maintain partnerships with local service providers for supportive services, including exercise, health care, education, nutrition, transportation, tax planning, and other services.

Housing Affordability and Choice
In this housing market, prices and rents have increased so rapidly in recent years that fewer and fewer individuals and families can afford to purchase or rent a home. This seriously curtails the real housing choices available to El Monte residents. Housing affordability can be determined by comparing housing prices and rents to the income levels of residents in the same community or within a larger region, such as the county. The federal government has established an affordability threshold that measures whether a household can afford housing.

Typically, a household should pay no more than 30 percent of gross income for housing . Using this 30 percent guidance, the maximum affordable housing price for a low income family of four in Los Angeles County is $346,450; for moderate income families, the maximum price is estimated at $352,446. For more information on affordability at different income levels, see Table 23 of the Technical Report.

Homeownership Assistance
As discussed in previous sections, the average -priced single -family home in the City sell s for around $697,944. Since low - and moderate- income households cannot afford to pay more than $346,450 to $352,446 for a single-family home, any type of single-family dwelling would be unaffordable at current sales prices.

Apartments, single -family homes, and condominiums typically rent between $1,345 and $2,800 per month. Low - and moderate -income households can afford, on average . approximately $2,160 in rent per month, depending on the number of bedrooms and size of unit. Most existing apartments and home rentals are thus affordable to low - and moderate-income households. However, for many extremely-low and very-low income residential, a majority of the apartment and home rentals in the City are out of reach.

City Council Hearing Draft – January 2022 El Monte General Plan H-31 El Monte benefits from a wide variety of employment, including retail and service workers, teachers, police officers, and many other professions. Even these wages may be insufficient to afford a home these days.

The City of El Monte is actively involved in expanding homeownership opportunities to residents through down payment assistance, working with partners active in the community, and through outreach and education.

Rental Assistance
Many El Monte residents, particularly young adults or seniors can only afford an apartment.

The County of Los Angeles and Baldwin Housing Authority offer rental assistance in the form of housing vouchers to very low -income households in El Monte. However, the waiting list is long , and vouchers are available for only one of every three eligible households. Seniors and disabled people have preference, but the remaining disproportionate need is for affordable rental housing for families with children. El Monte has an acute need for subsidized apartments suitable for families wi th children. Additional affordable housing programs are discussed as a part of the Housing Implementa- tion Plan, Program Area D.

Mobile Home Park Rent Stabilization
Mobile home parks in the City provide lower income residents with affordable housing, but preserving their affordability is challenging due in part to the shortage of vacant rental spaces, which is a function of the actual immobility of mobile homes and the scarce supply of land for mobile home parks and mobile home park spaces. Private sector ownership of mobile home parks brings with it economic incentives to raise rents, which in light of the scarcity of spaces and the prohibitive cost of mobile home relocation, makes mobile homeowner susceptible to excessive or unfair rent increases.

In 2015 , the City adopted a Mobile Home Park Rent Stabilization Ordinance. The ordinance implements reporting requirements for all mobile home parks within the City and regulates rent that may be charged on certain mobile home spaces.

Housing Element
H-32 El Monte General Plan City Council Hearing Draft – January 2022 Mobile Home Conversion Ordi nance
In 2013, the City Council has adopted regulations governing the change of use of mobile home parks to balance the needs of protecting mobile home park residents from displacement and hardships with the rights of mobile home park owners to make decisi ons concerning their businesses and property use. The City has adopted Mobile Home Park Discontinuance and Tenant Relocation Regulations to set forth procedures for the conversion of an existing mobile home park or spaces to another use. These regulations are intended to benefit the general public by minimizing the adverse impact on the housing supply and on displaced persons by providing certain rights and benefits to tenants and by requiring tenant relocation assistance whenever an existing mobile home park or portion thereof is converted to another use. The regulations require mobile home park owners who wish to convert their property for another use to file an application to discontinue the mobile home park or mobile home park use. The application for discontinuance is required to include a relocation plan that will comply with standards and regulations developed by the Planning Commission.

Creative Partnerships and Tools
In today’s housing market, creative approaches and partnerships are required to finance and build affordable housing. The County Housing Authority, Habitat for Humanity, Rio Hondo Community Develop - ment Corporation (RHCDC), Institute for Urban Research, Housing Rights Center, and other agencies offer expertise in developing and managing a ffordable housing or providing a network of supportive services. In recent years, the City has partnered with several nonprofits to build housing.

The City of El Monte has also granted regulatory concessions, subsidized infrastructure improvements, modifie d development regulations, and provided direct assistance to such groups to build affordable housing. Working with nonprofit developers enables the City to better provide high quality and affordable housing products.

As the City continues to pursue its hou sing goals, nurturing public - private partnerships will continue to be an important strategy for leveraging funding, enhancing the City’s administrative capacity, and achieving City housing goals.

City Council Hearing Draft – January 2022 El Monte General Plan H-33 Affordable Housing Preservation
Preserving the availability of publicly subsidized affordable housing also plays an important role in the City’s housing strategy. El Monte has nine rental projects that provide subsidized, low -cost housing for more than 850 senior households earning lower incomes. These projects provide long-term affordable housing options that are deed restricted. One project has been identified as a potential candidate for conversion to market rents during the next ten years due to the expiration of affordability controls.

State law requires all h ousing elements to include an analysis of multiple-family affordable housing projects (see Technical Appendix) assisted by governmental funds regarding their eligibility to change from low-income housing to market rates. Given the cost of building new hous ing versus the relatively low cost of preserving existing housing and the value of publicly subsidized housing to our seniors, the City of El Monte is committed to assisting, where feasible, to maintain these affordable units.

The following goal and statements of policies are designed to maintain and improve the diversity of housing types and prices available in El Monte.

Goal 3:

A diversity of quality housing types and prices that meet the needs of residents, support the economic development and revitalization, and provide opportunities for residents of all ages and income levels.

Policies
H-3.1 Rental Assistance. Continue to support the provision of rental assistance to lower income individuals and families in El Monte; provide emergency rental assistance where feasible.

H-3.2 Homeownership Opportunities . Improve homeownership opportunities for El Monte residents and workforce by offering financial assistance, low -interest loans, and educational resources.

Housing Element
H-34 El Monte General Plan City Council Hearing Draft – January 2022 H-3.3 Affordable Housing Preservation . Preserve multiple -family housing through the provision of loan and grant assistance that encourages the rehabilitation and improvement of properties.

H-3.4 Regulatory and Financial Incentives. Offer financial incentives and regulator y concessions to facilitate production of affordable housing.

H-3.5 Inclusionary Housing . Adopt an inclusionary housing ordinance. Encourage the integration of deed - restricted affordable housing for low and moderate income households into new residential projects with regulatory and financial incentives.

H-3.6 Partnerships. Support collaborative partnerships of nonprofit organizations, affordable housing developers, major
employers, and others to provide affordable workforce
housing, senior housing, and ot her housing types suited to lifestyle needs.

H-3.7 Diverse Housing. Support the production of varied housing types, including single -family, townhomes, apartments, and special needs housing that are priced at levels affordable to all income levels.

H-3.8 Unique Housing. Permit and encourage the construction of innovative housing types, such as tiny, shipping container, modular, earth/green roof, and wood pallet houses.

H-3.9 Development Standards . Provide zoning, development standards and appropriate regula tory incentives to facilitate quality live -work, mixed use, and other housing suited to different lifestyle needs.

H-3.10 Mobile Home Park Rent Stabilization . Ensure that mobile homeowners and residents are protected from unreasonable space rental increase s while recognizing the need of mobile home park owners to receive a just and reasonable return on their investment.

H-3.11 Mobile Home Park Outreach . Provide education outreach to mobile home parks to inform residents and mobile home park owners of specia l consumer and housing right protections under the Mobile home Park Residency law.

City Council Hearing Draft – January 2022 El Monte General Plan H-35 H-3.12 Mobile Home Park Conversion. Minimize the adverse impact on the housing supply and on displaced persons in accordance with state law and City ordinance whenever an existing mobile home park or portion thereof is converted to another use.

SPECIAL HOUSING NEEDS
Certain individuals and families in El Monte have greater difficulty in finding affordable housing due to their special circumstances. Special circumstances may be related to income, family characteristics, medical condition or disability, and/or household characteristics. A major emphasis of the Housing Element is to ensure that persons of all walks of life have opportunity to find suitable and affor dable housing in El Monte.

State law requires that the following special needs groups be addressed in the Housing Element : seniors; persons with disabilities , including developmental disabilities; large households ; female-headed households; farmworkers; and people experiencing homelessness. The housing element must assess and then address their needs through programs. The Housing Technical Report provides additional details on special needs housing and requirements.

Seniors
The City of El Monte is home to 5,690 households with a senior member, comprising about 19 percent of all households. In El Monte, 59 percent of senior households (or 2,493) own a home and 41 percent (or 1,995) are renters. According to federal housing data, about 81 percent of all elderly households are lower income households. Due to their fixed retirement income, seniors may need assistance to maintain and improve their homes. Seniors may also require accessibility improvements for their homes over time.

To provide assistance to elderly residents, the City of El Monte operates the Jack Crippen Senior Center, which serves as a meeting place and service center. The Center provides a variety of services, such as congregate meals, nutrition education, health screening, case management, and educational, recreational, and social activities. The City’s Transportation Division offers a Dial-A-Ride service for seniors and disabled residents that operates within City limits, with exceptions Housing Element
H-36 El Monte General Plan City Council Hearing Draft – January 2022 for medical, governmental, and utility appointments within a five-mile radius.

Persons with Disabilities
The City of El Monte has 11,569 individuals with disability, which represents approximately ten percent of the population. Disabled persons may earn very low incomes, have higher health costs, and are often dependent on supportive services. While many disabled people live in independent housing or with family members, many require institutionalized settings where more support is available.

The City enforces disabled accessibility requirements for new housing, allows residents to modify their homes to improve accessibility, and provides improvement and rehabilitation grants for homeowners. In many cases, however, disabilities could be mental or developmental in nature. For individuals requiring more specialized care, the City offers a range of group housing arrangements, including licensed community care facilities, alcohol and drug rehabilitation, and skilled nursing facilities.

Persons with Developmental Disabilities
Many persons with developmental disabilities can live and work independently within a conventional housing environment.

Individuals who have more severe disabilities require a group living environment where supervision is provided. The most severely affected individuals may require an institutional environment where medical attention and physical therapy are provided. Because developmental disabilities exist before adulthood, the first issue in supportive housing for those with developmental disabilities is the transition from the person’s living situation as a child to an appropriate level of independence as an adult.

The California Department of Developmental Services (DDS) currently provides community-based services to approximately 360,000 persons with developmental disabilities and their families through a statewide system of 21 regional centers, four developmental centers, and t wo community-based facilities. The San Gabriel/Pomona Regional Center is one of 21 regional centers in the State of California that provides point of entry to services for people with developmental disabilities.

Information compiled by SCAG provides a clos er look at the

City Council Hearing Draft – January 2022 El Monte General Plan H-37 developmentally disabled population. There are approximately 1,623 individuals (1.4 percent of the total population) diagnosed with a cognitive or developmental disability in the City of El Monte.

To assist in the housing needs for persons with disabilities, including developmental disabilities, the City will continue to conduct outreach with the San Gabriel/Pomona Regional Center and, encourage housing providers to designate a portion of new affordable housing developments for persons with disabilities, especially persons with developmental disabilities, and pursue funding sources designated for persons with special needs and disabilities
Family Households
El Monte is predominantly a family community. In recent years, soaring housing prices and rents have placed an increasing cost burden on families. Families earning low incomes experience high rates of overpayment today. Moreover, the City of El Monte is home to 5,722 female-headed households (of which 2,811 are with children) and 7,822 families of five or more members. Female -headed and large households also have critical housing-related needs, with high levels of overpayment, lower incomes, and overcrowding. Statute requires analysis of specialized housing needs for female-headed households in an effort to ensure adequate childcare or job training services.

The housing needs of families have commonalities, such as affordable childcare and affordable housing. Many residents rent housing because they cannot afford to buy quality housing. For those who rent, there is a limited choice of quality apartments. Similarly, the Cit y does not currently have publicly subsidized rental housing for families.

Although the County offers about 500 lower income households with rental vouchers, the waiting list is three times the number of units available.

Veterans
Veterans of foreign wars c omprise a significant group in El Monte.

According to the 2019 American Community Survey 5-Year Estimates, Census, the City is home to approximately 1,596 veterans (1.8 percent of adult civilian population). Many veterans experience high levels of post-traumatic stress disorder, injuries from service, and other conditions that make it difficult to obtain jobs and find suitable Housing for Families
El Monte’s children are our future. Ensuring
quality affordable housing is available gives
our children security and a place to call home.

Housing Element
H-38 El Monte General Plan City Council Hearing Draft – January 2022 housing. The housing needs of the armed forces extend also to their families living in the states that need to maintain housing.

The Veterans Administration offers programs to help veterans find jobs, modify their homes, and obtain counseling and support. Housing programs include the Specially Adapted Housing Grants program, Guaranteed Home Loan, Independent Living Program, and the Home Improvement and Structural Alterations program. El Monte offers homebuyer down payment assistance and rehabilitation loan programs that could also be leveraged with VA programs to improve housing options for veterans. To date, Mercy Housing has provided 96 housing units to veterans in El Monte.

Homeless People
The City of El Monte has seen a significant increase in its total homeless population. In 2017, there were 509 homeless persons in El Monte, an increase of 89 percent from the 2016 count of 269 persons. However, in 2019 the homeless count decreased to 429 persons during the Point in Time Count conducted by the Los Angeles Homeless Services Authority (LAHSA). The individuals who are homeless are typically affected by a complex set of unmet social, eco nomic, and housing needs. These needs may include affordable housing, stable employment, treatment of medical conditions, childcare assistance, credit history, adequate rental assistance, and treatment of substance abuse and/or mental illness.

Understanding the magnitude of homelessness is important. However, counting the homeless people is difficult due to the different definitions of homelessness and the difficulty in determining their place of residence. Generally, homeless people include any individual or family who lacks a fixed, regular, and adequate nighttime residence, those residing in emergency shelters or transitional housing, or persons in transitional housing (e.g., alcohol and drug treatment centers) who were homeless before joining the facilit y or would be homeless if discharged.

To better address and serve the homeless population, the Los Angeles Homeless Services Authority (LAHSA) was established in 1993 as an independent agency by the County and the City of Los Angeles.

LAHSA is the lead agency in the Los Angeles Continuum of Care, and coordinates and manages over $70 million dollars annually in federal,

City Council Hearing Draft – January 2022 El Monte General Plan H-39 state, county and city funds for programs providing shelter, housing and services to homeless persons in Los Angeles City and County. The Los Angeles Continuum of Care (CoC) includes all of Los Angeles County except the cities of Glendale, Long Beach, and Pasadena.

Every other year, LAHSA, conducts a point in time survey to count the number of homeless individuals, sheltered or unsheltered, li ving throughout the County. As part of the Greater Los Angeles Homeless Count Report authored by LAHSA, cities can participate in the Opt-In Program. The Opt -In Program provides local jurisdictions with homeless count numbers specific to their area or city allowing them to obtain local homeless count information to more effectively address local homelessness and to report progress to federal, state, and county agencies to meet funding requirements.

El Monte is committed to actively addressing the needs of homeless people through its housing and service policies and programs. The Housing Element Technical Report text and Table 17 provides a detailed list of programs and organizations providing services.

The Housing Plan contains new programs to address the n eeds of homeless people, including Zoning Code Updates (see Programs 27 and 28) addressing emergency shelter, transitional housing, and supportive housing required by state law.

In 2018, the City of El Monte adopted the “El Monte Plan to Prevent and Combat Homelessness” that was developed in a concerted effort with input from residents, business, service providers, elected officials, City Staff, and LeSar Development Consultants. The homelessness plan was initiated through the voter -approved Measure H sales tax to annually fund homeless services and programs.

Farmworkers
The State of California also recognizes the special housing needs of farmworkers, in particular migrant farm laborers earning very low incomes. The transitory nature of the labor force, the need for affordable housing, the unique educational needs, and the impact on the stability of children’s lives make this group particularly vulnerable.

El Monte has an estimated 242 farmworkers, 130 of whom are employed year-round. Their housing needs can best be met through existing permanent affordable rental housing in the community.

Housing Element
H-40 El Monte General Plan City Council Hearing Draft – January 2022 In addition, the California Employee Housing Act requires that housing for six or fewer employees, including farmworker housing, be treated as a regular residential use. El Monte’s Zoning Code is not in compliance with the Employee Housing Act, so a program has been added to the Housing Implementation Plan.

The following goal statement and policies are designed to address the housing and support needs of special needs groups in El Monte.

Goal 4:

Adequate rental, homeownership, and supportive services to individuals, families, and those with special needs that will help them find and maintain affordable housing in the community.

Policies
H-4.1 Senior and Disabled Housing. Support development of accessible and affor dable housing for seniors and disabled people; provide assistance for seniors and people with a disability to maintain and improve their homes to facilitate independent living.

H-4.2 Family Housing. Facilitate and encourage the development of larger market rate rental and ownership units suitable for families with children, including lower and moderate income families, and the provision of supportive services such as child care.

H-4.3 Partnerships. Continue to fund community -based, nonprofit, and other serv ice organizations that provide supportive services to seniors, families, homeless people, disabled people, and other special needs populations in El Monte.

H-4.4 Homeless People. Support adequate opportunities for emergency, transitional, and permanent sup portive housing, including services, within El Monte through the implementa - tion of land use and zoning practices and monitoring through permitting procedures.

City Council Hearing Draft – January 2022 El Monte General Plan H-41 H-4.5 Housing Assistance. Expand homeownership opportunities to El Monte residents and workforce through homebuyer
assistance; support the continued provision of rental assistance to lower income households.

H-4.6 Affordable Housing Preservation. Preserve existing publicly subsidized affordable housing and expand quality and
affordable rental housing opportunities for families, with housing linked to quality childcare, health, and other services.

H-4.7 Fair Housing. Prohibit housing discrimination in all aspects affecting the sale, rental, or occupancy of housing based on individual or familial status or other arbitrary classification, and support the enforcement of fair housing laws.

Housing Element
H-42 El Monte General Plan City Council Hearing Draft – January 2022 Housing Implementation Plan
The Housing Implementation Plan sets forth a variety of specific programs to achieve the General Plan vision and the housing goals and policies in the Housing Element. These programs are described below.

SPECIAL PLANNING AREAS/ADEQUATE SITES AND NO

NET LOSS
The City has created new residential and economic opportunities through planning efforts for the Garvey Avenue and Durfee Avenue Corridors, the Downtown Main Street Transit-Oriented Development Specific Plan and the Gateway Specific Plan. Moving forward, El Monte will build off the success of the Garvey Corridor and 5-Points Area and establish a High Density Urban Housing Zone. The City will also continue to focus on implementing and monitoring results with respect to maintaining adequate sites and meeting its RHNA goals. Accessory Dwelling Units (ADUs) (see Program 9 ) and redevelopment of religious institutions properties made possible through a new Religious Facilities Overlay Zone (see Program 1 4) also contribute to the City’s RHNA goals.
#
Housing
Program Implementation Action/Objectives
Responsible
Agency
/Funding
Time
Table
1 Develop a
Garvey Avenue
and 5-Points
Plan for High
Density Housing
• Develop an Urban Housing Zone along the
Garvey Avenue Corridor and 5-Points Area,
incorporating the following:
• Allow densities of up to 50 units per acre
and building heights of up to 5 or 6 stories.
• Allow multiple-family residential projects be
approved by-right (i.e., no Conditional Use
Permits).
• Incorporate minimum densities for
residential-only projects and mixed-use
projects with housing.
• Reduce parking, reduce open space and
increase the allotted floor area for residential
projects at higher densities.
• Recommend that mixed-use projects in the
M/MU zoning district have a minimum 50%
of the floor area be residential.

Planning
Division/
SB 2
December
2024
2 Flair Park Flex
Housing
• Create development standards for the Office
Professional (OP) zone that allow for the
development of work-live and mixed-use
projects with housing of up to 16 units per acre.

Planning
Division/
Local Early
Action
Planning
December
2024

City Council Hearing Draft – January 2022 El Monte General Plan H-43 #
Housing
Program Implementation Action/Objectives
Responsible
Agency
/Funding
Time
Table
This will complement the existing mix of office,
tech and incubator creative space.
• Housing units should be focused away from the
I-10 Freeway.
(LEAP) Grant
and S B2
3 Implement the
Durfee Avenue
and Peck Road
Corridor Plans,
the Downtown
Main Street
Specific Plan
and the
Gateway
Specific Plan
• Further encourage and facilitate the
development of affordable housing through
streamlined processing, fee modifications,
density bonus incentives, reductions in
development and parking standards, and
funding, when available, for site improvements.
• Continue to provide appropriate land use
designations and maintain an inventory of
suitable sites for residential development. Make
the vacant and underutilized residential sites
inventory available to non-profit and for-profit
housing developers on the City’s website and at
City Hall.
• Implement program measures and environ-
mental mitigation measures, given available
funding, to allow housing sites to be available.
• Allow residential projects and mixed-use
projects with housing be approved by-right
along designated corridors such as the Durfee
Avenue and Peck Road Corridors, subject to
complying with the applicable development
standards.
• Partner with the applicable transportation
agencies to fully implement high density
housing opportunities around the El Monte Bus
Station within the Gateway Specific Plan and
around the Metrolink Station within the
Downtown Main Street Specific Plan.
• Complete infrastructure improvements along
designated corridors to increase opportunities
for pedestrian, transit and bicycle use to help
facilitate the construction of high-density
housing projects.

Planning
Division/
General Fund
Ongoing
4 No Net Loss • To ensure that the City maintains compliance with SB 166 (No Net Loss), the City will develop
a procedure to track:
• Unit count and income/affordability assumed
on parcels included in the sites inventory.
• Actual units constructed and
income/affordability when parcels are
developed.
• Net change in capacity and summary of
remaining capacity in meeting remaining
Regional Housing Needs Allocation (RHNA).
• In addition, the City will make no net loss
findings at the time of project approval and will
require replacement units when required by
state law.

Planning
Division/
General Fund

December
2022
Housing Element
H-44 El Monte General Plan City Council Hearing Draft – January 2022

ZONING TOOLBOX AND PERMIT PROCESSING
El Monte has an effective and growing toolbox of zoning regulations that further affordable and fair housing g oals. The City is currently in the final phase of completing a Comprehensive Zoning Code Update, which is an ideal opportunity to incorporate development standards, policies, and incentives to foster the development of all residential project types. After adoption, the City will continue to review, monitor, and amend the Zoning Code to meet new state laws, address local issues and reduce constraints to housing developments.
#
Housing
Program Implementation Action/Objectives
Responsible
Agency/
Funding
Time
Table
5 Comprehensive
Zoning Code
Updates
• As part of the Comprehensive Zoning Code
Updates, incorporate development standards,
policies and incentives to encourage the
construction of residential projects. Examples
include the following:
• Allow multiple-family residential projects to
be approved by-right (i.e., no Conditional
Use Permits).
• Create a Planned Residential
Development (PRD) Chapter to allow the
flexible use of zoning standards for larger
projects.
• Incorporate minimum densities for
residential-only projects and mixed-use
projects with housing located in
commercial zoning districts.
• Reduce parking and open space
requirements for residential projects to
facilitate projects be constructed at higher
densities.
• Include a floor area ratio (FAR) bonus for
multiple-family residential projects that
incorporate items such as affordable units,
environmental benefits, open space
amenities and quality design.
• Incorporate tables, graphics and
illustrations to make the document easier
to navigate for the public.
• Recommend a minimum residential
density of 20 units per acre for the
commercial zoning district where housing
is permitted (C-1, C-2, and C-3).
• Recommend that mixed-use projects in the
M/MU zoning district have a minimum 50%
of the floor area be residential.
• Provide clarifying language in the code
that discretionary permits or public
hearings shall not be required for projects
where 20% or more of the units are
Planning
Division/
LEAP Grant

December
2022

City Council Hearing Draft – January 2022 El Monte General Plan H-45 #
Housing
Program Implementation Action/Objectives
Responsible
Agency/
Funding
Time
Table
reserved for lower or very low income
households.
• Expand on the definition of “Group Homes”
– add language allowing housing for 7+
disabled individuals as a Permitted use
without requiring any discretionary permits
or public hearings in all residential zones.
• Review the Density Bonus Chapter to ensure
full compliance with state Law.
• Incorporate objective design standards from
the City’s existing Comprehensive Design
Guidelines.
• Incorporate recent state laws including AB
101 (Low Barrier Navigation Center), AB 139
(Emergency and Transitional Housing), AB
2162 (Supportive Housing) and AB 1783
(Employee and Group Housing).
• Incorporate the recent state law SB 9 (Small
Lot Subdivisions in Single-family Zones) as a
separate Zoning Code Update.
• Amend the Zoning Code to require 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 State
Density Bonus Law, pursuant to state law (AB
1397).
• Provide brochures and other handouts in
multiple (such as English, Spanish and
Mandarin) languages for the City’s website
and distribution at City Hall.
6 Mixed/Multi-use
Designation and
Development
Standards
• Periodically review the development
standards for the Mixed/Multi-use (MMU),
multiple-family and certain commercial zones
to identify constraints and remove or offset
constraints where possible.
• Provide information on the MMU zone
development standards at City Hall and on
the City’s website highlighting standards that
are unique to mixed-use developments.

Planning
Division/
General Fund
Incorporate
as part of
Comprehen
sive Zoning
Code
Updates by
December
2022, and
every two
years
thereafter

City website
to be
updated
annually
7 Objective
Design
Standards
• Review and update existing written
procedures to process SB 35 applications.

Planning
Division/
General Fund

June 2022
• Evaluate the Comprehensive Design
Guidelines for opportunities to create
additional objective design standards for
residential and mixed-use projects with
housing.

December
2022
Housing Element
H-46 El Monte General Plan City Council Hearing Draft – January 2022 #
Housing
Program Implementation Action/Objectives
Responsible
Agency/
Funding
Time
Table
• Explore the feasibility of establishing design
guidelines for manufactured housing to
ensure quality development.
8 Density Bonus • Review the City’s Zoning Code to ensure consistency with State Density Bonus Law
and continue to monitor State Density Bonus
Law annually. Amend the Zoning Code within
12 months of new laws becoming effective.
• Inform and encourage developers to utilize
the density bonus program by promoting the
program on the City’s website and at City
Hall.

Planning
Division/
General Fund

Incorporate
as part of
Comprehen
sive Zoning
Code
Updates by
December
2022, then
annually if
needed

City website
to be
updated
annually
9 Accessory
Dwelling Units
(ADUs)
• Review the City’s ADU Ordinance to ensure
consistency with state law and continue to
monitor state ADU law annually. Amend the
Zoning Code within 12 months of new laws
becoming effective.

Planning
Division/
General Fund
and LEAP
Grant

Incorporate
as part of
Comprehen
sive Zoning
Code
Updates by
December
2022, then
annually if
needed
• Promote the creation of ADUs that can be
offered at affordable rent, as defined in
Section 50053 of the California Health and
Safety Code, for very low, lower- or
moderate-income households.

Housing
Division/
Permanent
Local Housing
Allocation
(PLHA) funds
Ongoing
• Create and implement an ADU assistance
program. It should provide grant assistance
for moderate-income property owners to
construct ADUs for lower- and moderate-
income households.
• Seek additional funding to expand the
program to assist a greater number of
property owners.

Assist 2
property
owners
annually
10 Green Buildings • Review the City’s Municipal Code for opportunities to add and expand sustainability
principles with regards to solar use and
energy efficiency, water conservation, natural
resources conservation and mobility
improvements for pedestrians, bicyclists and
transit. Incorporate as part of Comprehensive
Zoning Code Updates or as a separate
Zoning Code Update.
• Continue to update Zoning Code to reflect
changes in technology.

Planning
Division/
General Fund
and LEAP
Grant
Incorporate
as part of
Comprehen
sive Zoning
Code
Updates by
December
2022 or as a
separate
Update
2023

City Council Hearing Draft – January 2022 El Monte General Plan H-47 #
Housing
Program Implementation Action/Objectives
Responsible
Agency/
Funding
Time
Table
11 Streamlined
Processing
• Continue to monitor processing times for
building permits, zoning clearance reviews
and planning entitlements.
• Conduct outreach/surveys to permit
customers to identify issues and investigate
ways to improve the process.
• Process Zoning Code Updates when
appropriate.
•
Planning
Division/
General Fund

Conduct
outreach
every 2
years and
follow up
Zoning
Code
Updates as
needed
12 Inclusionary
Housing
Ordinance
• Adopt an Inclusionary Housing Ordinance,
incorporating the following:
• Include incentives to encourage the on-site
construction of affordable housing units at
various income levels.
• Incorporate a sliding scale, where
developers can construct a lower number
of very low or lower-income units to
comply, versus a higher number of
moderate-income units.
• Conduct periodic reviews of the Ordinance
to determine whether the percentage of
units required remains appropriate for local
conditions.
• Establish clear development standards.
• Provide alternative methods of compliance
such as in-lieu fees, off-site construction
and land donation.

Planning
Division/
General Fund
December
2023
13 Innovative
Housing Types
• Permit and encourage the construction of
innovative housing types, such as tiny houses
Planning
Division/
General Fund
December
2026
14 Religious
Facilities
Overlay Zone
and Standards
for Affordable
Housing
• Create a Religious Facilities Overlay Zone
(RF-OZ) to allow the development of market
rate and affordable housing on properties
developed with religious institutions.
• Create development standards, including a
maximum density of 30 units per acre, to
construct market rate and affordable housing
on properties developed with religious
institutions. The City will only consider
properties that have a minimum area of one-
half acre and a high percentage of the land as
surface parking. Proposed densities may
range from low to high depending on how the
property is currently use and its surrounding
context. While higher densities are typically
necessary to make housing projects feasible,
the purpose and process to construct housing
on a religiously used property would be
unique. It will likely include fellowship,
community building, fundraising, donations
and volunteerism. In addition, land purchase
would not be an issue and the development
standards would allow for the sharing of
Planning
Division/
General Fund

October
2022
Housing Element
H-48 El Monte General Plan City Council Hearing Draft – January 2022 #
Housing
Program Implementation Action/Objectives
Responsible
Agency/
Funding
Time
Table
parking, open space and other amenities
between the housing and religious use.
15 Employee
Housing
• Review the City’s Zoning Code for
conformance with AB 1783 (Employee
Housing), to treat employee housing for six or
fewer employees as a single-family structure
for conformance with the Employee Housing
Act.
• Expand on the definition of “Group Homes” –
add language allowing employees,
farmworkers and disabled individuals. Permit
the use without requiring any discretionary
permits or public hearings in all residential
zones.
• Incorporate any changes as part of Program 5
(Comprehensive Zoning Code Updates).

Planning
Division/
General Fund

December
2022

HOUSING REHABILITATION AND PRESERVATION
The City will continue to support ongoing housing rehabilitation as a critical part of maintaining neighborhood quality and housing. El Monte is also committed to preserving affordable housing stock, some which is at risk of conversion and/or needs significant renovation and improvement.
#
Housing
Program Implementation Action/Objectives
Responsible
Agency/
Funding Time Table
16 Residential
Community
Cleanups
• Survey the City to identify neighborhoods that
are in need of improvement and assistance
and qualify under CDBG. The program will
include representation from the Code
Enforcement Division (property maintenance
and unpermitted structures), Planning and
Building Divisions (assistance in obtaining
permits to ensure public safety), Public Works
Department (staff hours to help address
property maintenance issues) and Housing
Division (to promote various housing
rehabilitation programs).

Code Enforce-
ment, Building,
Planning and
Housing
Divisions and
Public Works
Department/
General Fund
and CDBG
funds
Complete 2
neighbor-
hoods
annually
17 Housing
Rehabilitation
Programs
• Continue to implement the City’s housing
rehabilitation programs. Such programs
enforce existing property maintenance, health
and safety building standards and other code
Housing
Division/ CDBG
and HOME
funds
1st and 2nd
check:

Up to 15 very
low, lower-
and
moderate-
income

City Council Hearing Draft – January 2022 El Monte General Plan H-49 #
Housing
Program Implementation Action/Objectives
Responsible
Agency/
Funding Time Table
enforcement requirements in eligible low-,
lower- and moderate-income neighborhoods.
• The Housing Rehabilitation Loan Program
for single-family residents.
• The Minor Home Repair Grant Program
for single-family residents.
• The Multi-family Rental Housing
Rehabilitation Grant Program. The City will
target larger complexes with units that are
currently or were previously occupied by
lower-income families. The grant will
address all or the majority of units, for
them to be occupied by lower-income
families.
households
annually

3rd check:

Up to 20
lower-income
units
annually
18 Household
Utility
Assistance
• Continue to implement the City’s utility
assistance program for eligible very low and
lower-income households citywide.

Housing
Division/ CDBG
funds

Up to 90 very
low and
lower-
income
households
annually
19 Affordable
Housing
Preservation
• Monitor the status of affordable units that may
become at risk of conversion and provide
technical assistance to facilitate the
preservation of units.
• Support nonprofit funding applications and
conduct hearings, to assist developers in
obtaining funds for preservation.

Housing
Division/
General Fund,
CDBG and
HOME funds
Consider
opportunities
as they are
presented to
the City
20 Acquisition and
Rehabilitation
• Work with nonprofit partnerships, including
the RHCDC, to acquire, rehabilitate and deed
restrict apartments to improve housing
conditions and achieve community
development goals of the City.

Housing
Division/ PLHA,
CDBG and
HOME funds
Consider
opportunities
as they are
presented to
the City

AFFORDABLE HOUSING PROGRAMS
The City will continue to offer financial incentives for housing projects that address unmet needs in the community and seek creative means to further increase funding for housing. Financial assistance programs administered by the California Department of Housing and Community Developmen t (HCD) change periodically according to funding availability and should be monitored on a regular basis.

Current program information is posted on HCD’s website.1 El Monte must take advantage of various public -private partnerships to leverage funding, enh ance the City’s administrative capacity , and achieve its housing goals. In addition, the City should continue to

1 https://www.hcd.ca.gov/grants-funding/index.shtml
Housing Element
H-50 El Monte General Plan City Council Hearing Draft – January 2022 provide technical assistance and information regarding housing rehabilitation, rent subsidies, ADUs, housing assistance, fair housing, senior housing, historic preservation , and energy conservation to the public. Finally, the City will continue to encourage the rehabilitation and maintenance of existing residential units and the development of new affordable units.
#
Housing
Program Implementation Action/Objectives
Responsible
Agency/
Funding Time Table
21 Housing
Partnerships
• Continue to actively form and maintain
existing partnerships with nonprofit and
private organizations, including the Rio Hondo
Community Development Corporation, to help
provide housing and supportive services to El
Monte residents.

Planning
Division/
General Fund
Ongoing
22 Financial
Incentives
• Offer financial assistance, when funding
sources are available, to make feasible the
construction of affordable residential projects
that address the City’s community
development and housing goals.
• Seek opportunities to leverage housing
resources with those of for-profit groups,
developers, and nonprofit groups in the
community.
• Work with developers to submit grant
applications for infill projects along many of
the City’s major corridors and districts,
including Garvey Avenue, 5-Points, Peck
Road and Durfee Avenue.

Planning
Division and
Housing
Division/
General Fund,
federal and
state funds
Ongoing
23 Down Payment
and
Homebuyers
Assistance
• Implement the City’s Downtown Payment and
Homebuyers Assistance program to provide
down payment and homebuyer assistance to
qualified lower- and moderate-income
households.

Housing
Division/
CDBG funds
Up to 10
lower- and
moderate-
income
households
annually
24 Housing Choice
Voucher
• Support the housing choice voucher program
administered by the Baldwin Park Housing
Authority and lobby for additional vouchers as
needed.
• Continue to provide City financial assistance
to local nonprofit organizations that can be
used for motel vouchers.
• See also Fair Housing Issues, Contributing
Factors and Meaningful Actions (Section F).

Los Angeles
County and
Baldwin Park
Housing
Authorities/
Federal Funds
Ongoing
25 HCD Programs • Monitor grants and apply for eligible funding as appropriate, including SB 2 Permanent
Local Housing Allocation (PLHA) funds.
• Continue funding nonprofit human service
and housing development organizations to
provide needed services and housing, subject
to funding availability and City Council
approval.

Housing
Division/
General Fund,
HCD funds,
PLHA funds,
CDBG funds,
HOME funds,
ESG funds and
RDA set aside
funds
Ongoing

City Council Hearing Draft – January 2022 El Monte General Plan H-51 #
Housing
Program Implementation Action/Objectives
Responsible
Agency/
Funding Time Table
26 Outreach and
Marketing
• Update the City’s website periodically to cover
the following:
• Housing Rehabilitation Assistance
including information on low-interest loans.
• Housing Choice Voucher rent subsidy
programs.
• SB 329 (Housing Discrimination)
information that redefines the term “source
of income” in regard to housing
discrimination laws to mean verifiable
income paid directly to a tenant or paid to
a housing owner or landlord on behalf of a
tenant. This includes federal, state or local
public assistance and housing subsidies.
• ADU opportunities and programs.
• Provide brochures and other handouts in
multiple (such as English, Spanish, Mandarin
and Vietnamese) languages for the City’s
website and distribution at City Hall.
• Send out press releases on new housing
programs using social media platforms (e.g.,
Facebook, Twitter, Instagram). Also submit
articles for the City’s quarterly newsletter.
• Send public notices to the community for
input on spending activities related to housing
programs.
• Attend community events to promote new and
ongoing housing programs such as the
weekly Farmers Market and annual State of
the City.

Planning
Division/
General Fund

Ongoing

SPECIAL NEEDS HOUSING
Ensure that persons of all walks of life have opportunity to find suitable and affordable housing in El Monte. Amend and maintain the Zoning Code to reflect changes in state law regarding special needs housing. #
Housing
Program Implementation Action/Objectives
Responsible
Agency/
Funding
Time
Table
27 Emergency
Shelters
• Complete Phase A of the Valley/Baldwin
Homekey Project for an Emergency Shelter
(with 40 rooms for singles and/or doubles)
with onsite wraparound supportive services.

Housing
Division/City
funds, state
HCD funds,
federal COVID
funds and HUD
funds
December
2022
• Continue to monitor the inventory of sites
appropriate to accommodate emergency
shelters and Single Room Occupancies
(SROs) and work with the appropriate
Housing
Division/City
funds, state
HCD funds,
federal COVID
Ongoing
Housing Element
H-52 El Monte General Plan City Council Hearing Draft – January 2022 #
Housing
Program Implementation Action/Objectives
Responsible
Agency/
Funding
Time
Table
organizations to ensure the needs of
homeless residents are met.
funds and HUD
funds
• Continue to fund a wide variety of nonprofit
organizations providing services for homeless
people through the 5-Year Consolidated Plan
process.

Housing
Division/ City
funds, state
HCD funds,
federal COVID
funds and HUD
funds
Ongoing
• Incorporate recent changes to State law
including AB 101 (Low Barrier Navigation
Center) and AB 139 (Emergency and
Transitional Housing), including amending the
parking requirements, as part of Program 5
(Comprehensive Zoning Code Updates).

Planning
Division/
General Fund

28 Transitional
Housing
• Complete Phase B of the Valley/Baldwin
Homekey Project for Transitional Housing
(with 93 rooms for individuals or families).

Seek funding opportunities to incorporate
kitchens to have all or a portion of the rooms
designated as permanent housing for
extremely low income individuals or families
(i.e., formerly homeless).

Housing
Division/ City,
Los Angeles
County, state
HCD, federal
COVID and
HUD funds
December
2022
• Continue to monitor the inventory of sites
appropriate to accommodate emergency
shelters, SROs, and transitional and
supportive housing and work with the
appropriate organizations to ensure the
needs of homeless and extremely low-income
residents are met.

Housing
Division/ City,
Los Angeles
County, state
HCD, federal
COVID and
HUD funds
Ongoing
• Continue to fund a wide variety of nonprofit
organizations providing services for homeless
people through the 5-Year Consolidated Plan
process.

Housing
Division/ City,
Los Angeles
County, state
HCD, federal
COVID and
HUD funds
Ongoing
• Incorporate recent changes to state law
including AB 101 (Low Barrier Navigation
Center) and AB 139 (Emergency and
Transitional Housing), including amending the
parking requirements, as part of Program 5
(Comprehensive Zoning Code Updates).

Planning
Division/
General Fund
Incorporate
as part of
the Compre-
hensive
Zoning Code
Updates by
December
2022
29 Homelessness
Assistance and
Prevention

• Work closely with the Veterans of America
(VOA) and other groups to provide street
outreach, rapid re-housing and homelessness
prevention assistance. The program should
assist a wide range of subpopulations,
including the chronically homeless,
individuals, families, persons with substance
abuse dependencies and those with mental
illness. Assistance should include supportive
Housing
Division/
Emergency
Solutions
Grants (ESG)
Up to 350
persons
annually

City Council Hearing Draft – January 2022 El Monte General Plan H-53 #
Housing
Program Implementation Action/Objectives
Responsible
Agency/
Funding
Time
Table
services for persons recovering from
substance abuse and persons with mental
illness.
30 Supportive
Housing
• Review the Zoning Code for conformance
with AB 2162 (Supportive Housing)
requirements to allow supportive housing by-
right in zones where multiple-family and
mixed-use projects with housing are
permitted. In addition, remove minimum
parking requirements for units occupied by
supportive housing residents, if the
development is located within ½ mile of a
public transit stop. Incorporate any changes
as part of Program 5 (Comprehensive Zoning
Code Updates).

Planning
Division/
General Fund
If needed,
incorporate
as part of
the Compre-
hensive
Zoning Code
Updates by
December
2022
31 Housing
Accessibility
• Consider ways to incorporate or incentivize
the incorporation of visitability concepts
consistent with HCD’s voluntary model
ordinance.
• Continue to administer City-operated
programs to assist households with
disabilities with architectural modifications to
their homes and continue to implement the
provisions of the Americans with Disabilities
Act (ADA).
• Provide information in public places regarding
the City’s reasonable accommodation
ordinance and make information available on
this program more widely available.

Planning
Division/
General Fund

Ongoing
32 Housing for
Persons with
Disabilities
• Continue to offer specific regulatory
incentives throughout the planning period;
apply for funding to encourage development
of units.
• Conduct outreach to potential developers and
initiate a cooperative outreach program with
the San Gabriel/Pomona Regional Center
within 1 year of Housing Element adoption.

Planning
Division and
Housing
Division/
General Fund
December
2022
33 Group Housing • Review the City’s Zoning Code for provisions for large group homes (7+ persons) and
develop mitigating strategies to remove
potential constraints to facilitate the
development of large group homes.

Incorporate any changes as part of Program
5 (Comprehensive Zoning Code Updates).

Planning
Division/
General Fund

December
2022

FAIR HOUSING
To adequately meet the housing needs of all segments of the community, the Housing Plan must promote housing opportunities for all people. Section F presents a summary of the issues, contributing factors, and the City’s actions to address the issues.

Housing Element
H-54 El Monte General Plan City Council Hearing Draft – January 2022 #
Fair
Housing
Issue
Contributing
Factors City Actions
Responsibl
e Agency/
Funding
Time
Table
34 Fair Housing
Enforcement
and
Outreach
Capacity
Priority: High
• Increase in Fair
Housing
Discrimination
cases
• Discrimination
against Persons
with Disabilities
• Fully resume the “One Stop
Housing Clinics” and work
with the Housing Rights
Center (HRC) to continue to
provide multi-lingual fair
housing resources for
residents, apartment owners
and property managers (due
to COVID, the program was
significantly limited).

HRC services include:
• Housing Counseling
• Discrimination Investigation
and Disability
Accommodations
• Community Workshops &
Events
• Project Place: Monthly
Rental Listing
NLSLA include:
• Free legal assistance to
more than 150,000
individuals and families
through innovative projects
that expand access to
justice and address the
most critical needs of
people living in poverty
throughout Los Angeles.

VOA services include:
• Affordable Housing
• Assistance for People with
Disabilities
• Assistance with Basic
Needs
• Homelessness Services
• Behavioral and Mental
Health Services
• Children, Youth, and
Families Programs
• Correctional Re-Entry
Services
• Moral Injury Support
• Services for Older Adults
• Substance Use Disorders
• Veteran Assistance
▪ See Program 26 (Outreach
and Marketing)
Housing
Division/
CDBG,
HOME and
ESG funds
December
2021 or
when public
health
emergency
orders have
been lifted
35 Segregation
and
Integration
Priority: High
• A high level of
segregation with
the entire City
comprising
• Removal of market and
government constraints to
development multi-family
housing throughout the entire
City, targeting specific tracts
1st-5th bullets:

Planning
Division/
General Fund

1st – 5th
bullets:

Throughout
the 2021-
2029

City Council Hearing Draft – January 2022 El Monte General Plan H-55 #
Fair
Housing
Issue
Contributing
Factors City Actions
Responsibl
e Agency/
Funding
Time
Table
Hispanic Majority
tracts
• Increasing levels
of concentrations
of Asian and/or
Hispanic
populations in the
subregional San
Gabriel Valley
area
experiencing high segregation
and poverty (060674233901
and 06037433504)
• Provide enhanced housing
choices and affordability
throughout the City
• Establish place-based
strategies to encourage
community revitalization
through promotion of high-
quality housing/housing
rehabilitation throughout the
City;
• Continue enforcing building
and housing codes; and
• Provide education to residents
and landlords on fair housing
practices.

Housing
Element
planning
period

• Review and analyze housing
and demographics data from
the 2020 United States
Census, as it is released.

Planning
Division/
General Fund

As
information
is released
• Conduct affirmative marketing
to promote housing
opportunities that increase the
diversity of individuals in
neighborhoods. See Program

26. Housing
Division/
CDBG funds
Ogoing
36 Racially and
Ethnically
Concen-
trated Areas
of Poverty
and
Disparities in
Access to
Opportunity
Priority: High
• Housing mobility
• Place-based
strategies for
revitalization
• Lack of public
and private
investments
• Lack of
Affordable Rental
Housing
Opportunities for
Low-Income
Families

Priority: Medium
• Land Use and
Zoning Laws

• Publicize available
development sites on the
City’s website and reach out
to developers active in the
area to promote development
in the Downtown Main Street
Specific Plan, Garvey Avenue
and 5-Points Urban Housing
zone, the Peck Road Corridor,
the Durfee Corridor and other
areas in accordance with
Section A (Special Planning
Areas/Adequate Sites). See
Programs 1-4.
• Work with housing developers
to increase the number of
affordable rental housing
units.
• Seek new construction of
affordable units or rehabilita-
tion of existing market rate
units where in exchange,
See Section A See Section
A
Housing Element
H-56 El Monte General Plan City Council Hearing Draft – January 2022 #
Fair
Housing
Issue
Contributing
Factors City Actions
Responsibl
e Agency/
Funding
Time
Table
affordability covenants can be
acquired.
• Pursue community
revitalization through adoption
of the new Urban Housing
zone by spring 2023.
• Apply for California Climate
Investment funds designated
for Senate Bill 535 (Leon,
Statutes of 2012) communities
when opportunities arise.
• Also see Sections A (Special
Planning Areas/Adequate
Sites) and E (Special Needs
Housing). See Programs 1-4,
and 27-33.
37 Dispropor-
tionate
Housing
Needs,
Including
Displace-
ment Risks
Priority: High
• High housing cost
burden
• High
overcrowding
• Displacement of
residents due to
economic
pressures
• Aging housing
stock
• Vulnerable
communities

• Promote the provision of
housing for extremely low and
lower-income households
through Sections A (Special
Planning Areas/Adequate
Sites) and D (Affordable
Housing Programs). See
Programs 1-4, and 21-26.
• Take proactive measures to
construct market-rate and
affordable units to meet the
City’s RHNA housing goal
through Section A (Special
Planning Areas/Adequate
Sites). See Programs 1-4.
• Complete Program 5
(Comprehensive Zoning Code
Updates) and other Zoning
Code Updates described in
Section B (Zoning Toolbox
and Permit Processing). Also
see Programs 6-15
• Seek funding and partnerships
as described in Section D
(Affordable Housing
Programs). See Program 21-

26. • Continue to support area
nonprofit agencies, particularly
those that provide social
services for special needs
populations (i.e., seniors, low
income households and youth
households with high cost
burdens.) See Programs 27,
28, 30, 32, and 33.
1st (Section
A), 2nd and
3rd bullets:

Planning
Division/
General Fund

1st (Section
D), 2nd, 4th
and 5th
bullets:

Housing
Division/
General Fund,

HCD, PLHA,

CDBG, HOME
and ESG
funds; RDA
set aside
funds

See
referenced
Sections
and
Programs

City Council Hearing Draft – January 2022 El Monte General Plan H-57

QUANTIFIED OBJECTIVES
The Housing Element is required to provide quantified objectives for new construction, rehabilitation, and conservation. Quantified objectives also are provided for housing assistance. Housing needs in El Monte exceed the resources available to the City. T he quantified objectives, as permitted under state law, are established at levels that acknowledge the resources available.

Table H-3 Housing Element Quantified Objectives
Income
Needs Group
Housing Needs
New
Construction Rehabilitation Conservation Assistance
Extremely Low 988 0 0 0
Very Low 988 0 0 45
Low 853 30 8 50
Moderate 1,369 5 0 5
Above Moderate 4,619 0 0 0
Total 8,817 35 8 100
Note:
1 Construction objectives align (and exceed) the City’s 2021-2029 RHNA. Details are provided in Appendix A of the Housing Element Technical Report.
2 Assistance programs include utility assistance, down payment assistance, and first-time homebuyer assistance.

City of El Monte
2021-2029 Housing Element
City of El Monte
11333 Valley Boulevard
El Monte, CA 91731
www.ci.el-monte.ca.us
RRM Design Group
32232 Camino Capistrano, Suite 205
San Juan Capistrano, CA 92675
www.rrmdesign.com
Veronica Tam and Associates
107 S. Fair Oaks Avenue, Suite 212
Pasadena, CA 91105

CITY OF EL MONTE
2021-2029 Housing Element
Background Technical Report
City Council Hearing Draft – January 2022

Prepared for
City of El Monte
by RRM Design Group

with
Veronica Tam and Associates

El Monte General Plan City Council Hearing Draft – January 2022 Page TR-i Table of Contents
Introduction ........................................................................................................................................................ 1 Statutory Authority .................................................................................................................................... 1 Housing Context ......................................................................................................................................... 1 Demographic Profile .................................................................................................................................. 2 Household Characteristics ......................................................................................................................... 3 Economic Profile ......................................................................................................................................... 7 Special Needs ............................................................................................................................................ 10 Housing Characteristics ........................................................................................................................... 23 Housing Constraints ....................................................................................................................................... 38 Land Use Policies ...................................................................................................................................... 38 Housing Policies........................................................................................................................................ 39 Development Standards .......................................................................................................................... 50 Permit Approval Process ......................................................................................................................... 58 Market Constraints ................................................................................................................................... 61 Environmental Constraints ..................................................................................................................... 67 Housing for Persons with Disabilities ................................................................................................... 68 Housing Resources .......................................................................................................................................... 70 Future Housing Needs ............................................................................................................................. 70 Regional Housing Needs Assessment (RHNA) Requirement............................................................ 70 Residential Sites Inventory ...................................................................................................................... 71 Residential Recycling ............................................................................................................................... 71 Anticipated Accessory Dwelling Units (ADUs) ................................................................................... 73 Residential Development in Commercial and Mixed/Multi-Use Zones ........................................... 74 Housing Plan Areas .................................................................................................................................. 74 Religious Facilities Sites ........................................................................................................................... 80 Affordability Assumptions ...................................................................................................................... 81 Capacity Assumptions ............................................................................................................................. 81 Vacant Land ............................................................................................................................................... 82 Non-Vacant Sites ....................................................................................................................................... 82 Small Sites and Lot Consolidation .......................................................................................................... 86 Public Services and Infrastructure Availability .................................................................................... 88 Implementation ......................................................................................................................................... 88 Summary .................................................................................................................................................... 88 Financial/Administrative Resources ............................................................................................................. 90 Financial Resources .................................................................................................................................. 90 Administrative Resources ........................................................................................................................ 91 Opportunities For Energy Conservation ...................................................................................................... 93 State Regulations and Programs ............................................................................................................. 93 Local and Private Sector Measures and Programs ............................................................................... 94 Appendices
Appendix A : Sites Inventory
Appendix B : Public Participation
Appendix C : Review of Past Accomplishments
Appendix D : Assessment of Fair Housing

Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-ii List of Tables
Table 1 Local Population Trends: El Monte and Surrounding Cities (1990 to 2019) ......................... 2 Table 2 SCAG Population Projections: El Monte and Los Angeles County........................................ 3 Table 3 Race and Ethnicity Distribution (2010 to 2019) ......................................................................... 4 Table 4 Race and Ethnicity Comparison .................................................................................................. 4 Table 5 Age Distribution (2010-2019) ....................................................................................................... 5 Table 6 Median Age Comparison (2010-2019) ........................................................................................ 5 Table 7 Household Characteristics (2010-2019)....................................................................................... 6 Table 8 Household Size (2015 to 2019) ..................................................................................................... 6 Table 9 Persons Per Household Trends, El Monte (2010 to 2019) ........................................................ 6 Table 10 Household Income Characteristics ........................................................................................... 10 Table 11 Special Needs Groups by Households and Population ......................................................... 11 Table 12 Senior Household Income and Overpayment ......................................................................... 12 Table 13 Housing Opportunities for Seniors ........................................................................................... 13 Table 14 Family Household Incomes ....................................................................................................... 14 Table 15 Cost Burden by Income and Tenure ......................................................................................... 14 Table 16 Developmentally Disabled Residents, El Monte ..................................................................... 17 Table 17 Housing and Services for Homeless People ............................................................................ 22 Table 18 Housing Opportunities ............................................................................................................... 25 Table 19 Housing Size................................................................................................................................. 25 Table 20 Housing Tenure ........................................................................................................................... 26 Table 21 Homes Price Data for July 2021 ................................................................................................. 26 Table 22 El Monte Housing Rents ............................................................................................................. 27 Table 23 Housing Affordability ................................................................................................................. 28 Table 24 Housing Problems ....................................................................................................................... 29 Table 25 Regional Housing Needs Allocation, 2021-2029 ...................................................................... 30 Table 26 El Monte Subsidized Multiple-Family Housing ...................................................................... 30 Table 27 Cost to Replace Rent Subsidies .................................................................................................. 32 Table 28 Cost to Construct New Units ..................................................................................................... 33 Table 29 Cost to Purchase At-Risk Units .................................................................................................. 34 Table 30 Housing Age Characteristics ..................................................................................................... 36 Table 31 General Plan and Zoning Designations .................................................................................... 38 Table 32 Permitted Housing Types by Zone District ............................................................................. 40 Table 33 Residential Development Standards ......................................................................................... 51 Table 34 Parking Standards ....................................................................................................................... 53 Table 35 Regulatory Concessions .............................................................................................................. 55 Table 36 Planning Application Fees ......................................................................................................... 57 Table 37 Residential Development Fees ................................................................................................... 58 Table 38 Development Review .................................................................................................................. 61 Table 39 Densities in the Downtown and Gateway Areas .................................................................... 62 Table 40 Densities along the Garvey, Durfee, and Peck Corridors ...................................................... 63 Table 41 Disposition of Home Purchase and Improvement Loan Applications (2020) .................... 66 Table 42 Identified Non-Governmental Constraints and Local Mitigation Efforts ........................... 66 Table 43 Religious Facilities Sites .............................................................................................................. 81 Table 44 Summary of Housing Units ....................................................................................................... 89

Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-iii List of Figures
Figure 1 Households By Household Size (2014 to 2018 estimates) ........................................................ 7 Figure 2 Employment By Industry (2014 to 2018 estimates) ................................................................... 8 Figure 3 Percent Of Households by Household Income (2018) ............................................................. 9 Figure 4 Median Household Income (2000, 2010, and 2018) .................................................................. 9 Figure 5 Large Family Housing Supply ................................................................................................... 15 Figure 6 Disabled People by Disability Type .......................................................................................... 16

Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-1 Housing Technical Report
Introduction
Statutory Authority
State law requires housing elements to be updated every eight years to reflect a community’s changing housing needs. The California Government Code also requires that each draft Housing Element be reviewed by the California Department of Housing and Commun ity Development (HCD) and that the Department’s findings be incorporated prior to adoption, or that specified findings be made in response to HCD’s comments.

The Housing Element must contain proactive goals, policies, and programs to facilitate the development, improvement, and preservation of housing commensurate with the City’s housing need. Local housing need is established by the City, regional government, and the State of California.

Pursuant to §65583 of the Government Code, the housing element contains four basic parts:
• Analysis of demographic, social, and housing characteristics, current and future housing needs due to population growth and change, and other factors affecting housing need; • Analysis of governmental and nongovernmental constraints that affect the development, maintenance, and improvement of housing for all income groups and people with disabilities;
• Inventory of resources available to address the City’s housing needs, including available land for housing, as well as the financial resources and administrative capacity to manage housing programs; and
• Specific actions or programs to address the development, improvement, and conservation of housing to meet current and future needs. This includes goals, policies, and specific housing programs.

This housing technical report addresses the first three sections and is intended as a reference for the 2021-2029 Housing Element.

Housing Context
This section of the Housing Element discusses the characteristics o f the City’s population and housing stock as a means of better understanding the nature and extent of unmet housing needs.

This section describes and analyzes demographic characteristics, housing characteristics, special needs groups, and other factors to identify present and future housing needs in El Monte. This assessment provides a foundation for the development of housing goals, policies and programs that respond to, and address, El Monte’s identified housing needs.

Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-2 Data Sources
This section utilizes a variety of sources to compile the most updated data, to the extent practicable.

Data sources include Decennial Census; America Community Surveys (ACS); Southern California Association of Governments (SCAG) projections and forecasts; SCAG Pre-Certified Local Housing Data – El Monte, 2020 (SCAG Report) , California Employment Development Department employment and wage data; Home Mortgage Disclosure Act (HMDA) data on mortgage financing; and Redfin and/or Zillow; among others.

The American Community Survey (ACS), the Census Bureau’s annual sample survey, is designed to provide more detailed information about a community. Depending on the size of the community, ACS may collect annual estimates, three -year estimates, or five -year estimates. The majority of variables used in this Housing Element are obtained from the 2015-2019 five-year estimates. Sources are denoted below each table.

Demographic Profile
The housing needs of a community are generally based on local demographics; predictably and changing conditions ( e.g., population, age, income) can impact these needs. Identifying demographic trends during the planning stages of housing programs and policies is a critical component in ensuring that the community’s future housing stock meets th e needs of all local population segments.

Understanding the characteristics of a population is vital in the process of planning for the future needs of a community. Issues such as population growth, race/ethnicity, age, and employment trends are factors that combine to influence the type of housing needed and the ability to afford housing. The following section describes and analyzes the various population characteristics and trends that affect housing needs.

Table 1 Local Population Trends: El Monte and Surrounding Cities (1990 to 2019) City
Population
1990 2000 2010 2019
Change 1990 to 2019
Actual Percent
El Monte 106,162 115,965 113,531 115,487 9,315 8.77%
Rosemead 51,638 53,505 53,764 54,282 2,644 5.12%
Alhambra 82,087 85,804 83,089 83,732 1,645 2.00%
Montebello 59,564 62,150 62,500 62,742 3,178 5.34%
Monterey Park 60,738 60,051 60,269 60,439 -299 0.49%
San Gabriel 37,120 39,084 39,718 40,143 3,023 8.14%
South El Monte 20,850 21,144 20,116 20,721 -129 0.62%
Total 418,159 437,703 432,931 437,536 419,377 4.64%
Source: 1990-2010 U.S. Census, 2019 American Community Survey (ACS) Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-3 Population Growth
El Monte is projected to reach buildout over the next two decades. The Southern California Association of Governments (SCAG) projects population to increase to 137,500 by 2045. The population increase will be due to several factors, including the development of new housing in the Downtown, along major corridors, and within neighborhoods over the planning period. This growth will also bring demographic change to the community.

Between 2000 and 2010, El Monte’s population declined by 2.1 percent from 115,965 to 113,531. This decrease was due primarily because of a decrease in average household size from 4.24 to 4.04 persons per household. However, growth has resumed over the past decade, with the population increasing

1.7 percent between 2010 and 2019 , or from 113,531 to 115,487 (2010 Census, 2019 ACS). Whi le average household size continued to decrease, the reduction was offset by new housing construction.

According to the 20 20-2045 Regional Transportation Plan/Sustainable Communities Strategy (RTP/SCS) Technical Report, prepared by the Southern California Association of Governments (SCAG), and presented in Table 2, population in El Monte is projected to increase to 137,500 by 2045.

Overall, the amount of growth anticipated by 2045 represents a 19.0 percent increase over the City’s 2019 population. These projections are based on region-wide trends throughout southern California and appear to assume the eastward migration of residents from Los Angeles County to Orange, Riverside and San Bernardino Counties.

Table 2 SCAG Population Projections: El Monte and Los Angeles County 2016 2045
El Monte 114,300 137,500
Los Angeles County 10,110,000 11,674,000
Source: 2020-2045 SCAG RTP/SCS
Household Characteristics
Race and Ethnicity
El Monte, like other cities in southern California, continues to experience gradual changes in the race and ethnic composition of its residents. Accordingly, the Hispanic or Latino population in El Monte peaked in the year 2000, at 83,958. Since then, it has slowly decreased to 78,297 in 2010 and 75,916 in 2019. At the same time, the Asian population has increased dramatically, from 12,280 in 1990 to 33,111 in 2019. Following a trend that began in the 1980s, the non -Hispanic white population has decreased from 16,250 in 1990 to only 4,183 in 2019 (1980 through 2010 Census; 2019 ACS). While Hispanic or Latino residents continue to comprise the largest racial or ethnic group at 65.7 percent of the total population in 2019, the City is in the midst of a dramatic demographic shift. These trends can be seen in Table 3, which compares data from the 2010 Census with data from the 2019ACS.

Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-4 Table 3 Race and Ethnicity Distribution (2010 to 2019)
Race/Ethnicity 2010
2019 Percent Change
(2010 to 2019) Number Percent of Total
Not Hispanic or Latino 35,662 39,601 34.3% +11%
- White 5,820 4,183 3.6% -39%
- Black or African American 593 514 0.4% -15%
- American Indian / Alaska Native 237 234 0.2% -1%
- Asian 28,245 33,111 28.7% +17%
- Native Hawaiian / Pacific Islander 147 879 0.8% +598% - Other Races or 2+ Races 620 680 0.6% +10%
Hispanic or Latino (any race) 78,226 75,916 65.7% -3%
Total 113,888 115,517 100% +1%
Source: 2019 American Community Survey, Table B03002

Table 4 depicts the racial/ethnic distribution of population in El Monte compared to Los Angeles County as a whole. El Monte’s proportion of Hispanic population (65.7 %) is significantly greater than for Los Angeles County (48.5 %). The Asian population represents the largest non -Hispanic group with 28.7 percent of the City’s population.

Table 4 Race and Ethnicity Comparison
Racial/Ethnic Group
El Monte Los Angeles County
Persons % Persons %
Not Hispanic or Latino 39,601 34.3% 5,193,136 51.5%
- White 4,183 3.6% 2,641,770 26.2%
- Black or African American 514 0.4% 790,252 7.8%
- American Indian / Alaska Native 234 0.2% 20,831 0.2%
- Asian 33,111 28.7% 1,454,769 14.4%
- Native Hawaiian / Pacific Islander 879 0.8% 24,597 0.2% - Other races or 2+ races 680 0.6% 260,917 2.6%
Hispanic or Latino (any race) 75,916 65.7% 4,888,434 48.5% Total 115,517 100% 10,081,570 100%
Source: 2019 American Community Survey, Table B03002
Age Characteristics
A community’s current and future housing needs are influenced in part by the age characteristics of residents. As presented in Table 5, the City's population is aging. In 2010, the age group under 20 years represented 30.9 percent of the City's total population, but by 2019 the same age group declined to 25.6 percent of the population. During the same period, the population of those over the age of 45 years increased from 30. 8 percent in 2010 to 38.1 percent in 2019. These changes result in the median age of the City’s population increasing from 31.6 years in 2010 to 35.7 years in 2019, an increase of about four years in just one decade. To create a balanced and sustainable community, it is important to provide housing options that suit the needs of various age groups.

Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-5 Table 5 Age Distribution (2010-2019)
Age Group
2010 2019
Number Percent Number Percent
Under 5 years 8,835 7.8% 6,739 5.8%
5-14 years 16,930 14.9% 15,320 13.3%
15-19 years 9,391 8.2% 7,496 6.5%
20-24 years 9,817 8.6% 9,074 7.9%
25-34 years 17,222 15.1% 17,971 15.6%
35-44 years 16,642 14.6% 15,002 13.0%
45-54 years 14,171 12.4% 15,215 13.2%
55-64 years 10,607 9.3% 13,142 11.4%
65-74 years 5,551 4.9% 8,747 7.6%
75-84 years 3,169 2.8% 4,726 4.1%
85 years and older 1,553 1.4% 2,085 1.8%
Total 113,888 100.0% 115,517 100.0%
Median age 31.6 years 35.7 years
Source: 2019 American Community Survey, Table DP05

El Monte’s population has historically been one of the younger populations in the county with a median age of 31.6 years in 2010 compared to 34.3 years countywide. As illustrated below in Table 6 , El Monte continues to have a lower median age than both Los Angeles County and California. It also shows the City having the most significant change among the three jurisdictions regarding the median age between 20 10 and 2019 at 13 percent. The median age of residents in El Monte will likely continue to increase during this 6th Cycle Housing Element period as the Baby - Boom generation ages, couples marry later and have fewer children. Because of this, the City is expected to experience an increased demand for senior housing and housing for single adults.

Table 6 Median Age Comparison (2010-2019)
Jurisdiction
2010 2019
Percent Change Age Age
El Monte City 31.6 35.7 13.0%
Los Angeles County 34.3 36.5 6.4%
California 34.9 36.5 4.6%
Source: 2019 American Community Survey, Table DP05
Household Type
A household is defined as all persons living in a housing unit. Families are a subset of households, include both married -couple families and single -adult families, and consist of persons living together related by blood, marriage, or adoption. A single person living alone is also a household. “Other” households are unrelated people residing in the same dwelling unit. Group quarters, such as dormitories or convalescent facilities, are not considered households.

Household types directly influence the type of housing need ed. El Monte has a significant number of families with children, who typically look for larger dwellings. El Monte remains a predominantly family-oriented City with 80.1 percent of its households comprised of families, including married - couple families (49.0%) and single-adult families (31.1%). In contrast, single-person households tend to desire condominiums, townhomes, and similar housing . Seniors may look for hou sing that is Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-6 affordable and eas y to maintain. As shown below, El Monte has experienced a nearly 10 percent decline in family households and a slight decline in single-person households. There has been a large increase of 32.7 percent in “Other” households over the past decade.

Table 7 Household Characteristics (2010-2019)
Type
1990 2010 2019 Percent
Change
(2010-2019) Households
Percent of
Total Households
Percent of
Total Households
Percent of
Total
Families – – 14,816 est. 53.7% 14,672 49.0% -9.6%
Singles – – 8,635 est. 31.3% 9,291 31.1% -0.6%
Others – – 4,139 est. 15.0% 5,950 19.9% 32.7%
Total – – 27,590 100.0% 29,913 100.0% 8.4%
Source: 2019 American Community Survey, Table S2501
Household Size
As a family -oriented community, El Monte households are predominantly composed of families with children. According to the 2015-2019 ACS and shown in Table 8, the average household size in El Monte was significantly larger than for Los Angeles County as a whole (3.82 city vs. 2.99 county).

With the aging of the population, the percentage of single person households in the City seems likely to increase in the coming decades.

Table 8 Household Size (2015 to 2019)
Location 2000 2010 2019
El Monte 4.24 4.04 3.82
Los Angeles County – – 2.99
2000 and 2010 Source: Census; 2019 Source: ACS 5-Year Estimates

Household characteristics and types can impact the type of housing needed. For instance, single - person households often occupy smaller apartment units or condominiums. Married couples often prefer larger single-family homes, particularly if they have children. This underscores the need to provide a diversity of housing opportunities to give households of different ages and types the opportunity to live in El Monte.

Table 9 Persons Per Household Trends, El Monte (2010 to 2019) Condition
2010 2019 Change (2000 to 2011)
Number Percent Number Percent Number Percent
1 person 2,980 est. 10.8% 4,602 15.4% 1,622 42.6%
2 persons 5,270 est. 19.1% 6,409 21.4% 1,139 12.0%
3 persons 5,021 est. 18.2% 5,501 18.4% 480 1.1%
4+ persons 14,319 est. 51.9% 13,401 44.8% -918 -15.8%
Total 27,590 100.0% 29,913 100.0% 2,323 8.4%
Source: 2019 American Community Survey, Table S2501

Figure 1 below illustrates the range of household sizes in El Monte for owners, renters, and overall.

The most commonly occurring household size is of two people (21.2%) and the second -most commonly occurring household is of three people (19%). El Monte has a lower share of single-person Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-7 households than the SCAG region overall (14.5% vs. 23.4%) and a higher share of 7+ person households than the SCAG region overall (7% vs. 3.1%).

Figure 1 Households By Household Size (2014 to 2018 estimates)

Source: SCAG Pre-Certified Local Housing Data, April 2021 Economic Profile
Employment opportunities in El Monte determine, in part, the demand for different types of housing, as does the income earned by households. According to the 2019 American Community Survey 5 -Year Estimates, there are approximately 52,552 residents aged 16 or older that are employed. As the City’s total civilian labor force total ed approximately 56,048, the unemployment rate at that time was estimated to be 6.2 percent.

El Monte has several major employment districts—Flair Business Park, the Greater Downtown, Auto District, and the Northwest Industrial District. Major employers in Flair Park include the Wells Fargo Bank, governmental employers (state and county government), Cathay Bank, and others. In the Greater Downtown, the major employers include the Superior Court, El Monte school district offices and City Hall. The Auto District includes Longo Toyota -Lexus, Cars Pro Honda, Patri ot Hyundai, and Ross Nissan.

From the years 2000 to 2010, the El Monte saw a significant number of manufacturers leave the area, particularly from the Northwest Industrial District. However, this sector has rebounded significantly over the past decade. Ne w developments include the 550,000 square foot Magellan Gateway project, the 1.2 million square foot Goodman Logistics Center, the 230,000 square foot Hickson Business Park and the 350,000 square foot Black Creek Center. New or expanded commercial businesses include Sam’s Club, Superior Market and the Five-Points Shopping Area.

Figure 2 illustrates the types of jobs in El Monte across 13 major industrial sectors . With the expansion of industries above, El Monte can expect increases in employment opportunities in several key sectors: transportation and warehousing (Northwest Industrial District), finance/information /professional (Flair Business Park), and arts/entertainment/recreation/hotel/food (Downtown Core and Gateway Specific Plan) . It should be noted the most prevalent industry is Education & Social

Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-8 Services with 8,382 employees (16.3% of total) and the second most prevalent industry is Manufacturing with 7,923 employees (15.4% of total).

Figure 2 Employment By Industry (2014 to 2018 estimates)

Source: SCAG Pre-Certified Local Housing Data, April 2021

HOUSEHOLD INCOME
Along with housing costs, household income is the most fundamental factor affecting housing opportunity. According to the 2019 ACS 5-Year Estimates, the City’s median household income was approximately $ 49,003, 28 percent below the Los Angeles County media n household income of approximately $ 68,044, and lower than the surrounding cities of Rosemead and Baldwin Park ($57,999 and $65,904, respectively). The median income represents the point where 50 percent of all households earn less than that amount, and 50 percent of all households earn more.

Figure 3 illustrates the household income distribution per share of overall households in El Monte.

The greatest share of households, at 18 percent, fall within the $50,000 -$74,999 annual income category. Of all households, 75 percent earn less than $74,999 per year. Only about 5 percent of households earn above $150,000 per year. Married families without children tend to earn the highest income, presumably because both adults are working. Non-family households typically earn the lowest incomes because these households often consist of single persons or seniors on fixed incomes.

According to the 2019 ACS 5-Year Estimate, the non-family household median income was $23,423 per year.

Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-9 Figure 3 Percent Of Households by Household Income (2018)

Source: SCAG El Monte Local Profiles Report, May 2019

Figure 4 provides the median income in El Monte for the years 2000, 2010 and 2018 according to SCAG’s Local Profiles report (2019) . This figure provides an accurate picture of how the median household income increased greatly during the early 2000s but has changed little over the last decade.

Figure 4 Median Household Income (2000, 2010, and 2018)

Source: SCAG El Monte Local Profiles Report, May 2019

Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-10

HOUSEHOLD INCOME DISTRIBUTION
The HCD further analyzes the distribution of income among households in a community relative to the Area Median Income ( AMI), as adjusted for households of different sizes . For planning and funding purposes, the HCD has developed the following income categories based on t he AMI of a metropolitan area:
• Extremely Low Income: households earning up to 30 percent of the AMI. • Very Low Income: households earning between 31 and 50 percent of the AMI. • Low Income: households earning between 51 and 80 percent of the AMI. • Moderate Income: households earning between 81 and 120 percent of the AMI. • Above Moderate Income: households earning over 120 percent of the AMI.

Combined, the extremely low, very low, and low-income groups are referred to as lower income.

Table 10 details the income distribution of households by tenure. As expected, the majority of moderate and above moderate income households own homes, while lower income households are predominantly renters.

Table 10 Household Income Characteristics
Income Categories
Tenure of Households
Total of
Households
Percent of
Total Owners
Percent of
Households Renters
Percent of
Households
Median $68,482 – $40,564 – $49,003 –
Extremely Low 1,575 13.1% 6,455 36.6% 8,030 27.1%
Very Low 2,175 18.1% 4,115 23.3% 6,290 21.2%
Low 2,810 23.5% 4,375 24.3% 7,185 24.3%
Moderate 1,455 12.1% 1,280 7.2% 2,735 9.2%
Above Moderate 3,945 32.9% 1,365 7.7% 5,310 17.9%
Total 11,955 – 17,595 – 29,550 100%
Source: Comprehensive Housing Affordability Strategy (CHAS), 2013-2017. American Community Survey (ACS), 2015-2019
Note: Numbers differ from SCAG income distribution used for the regional housing needs assessment (RHNA) because the CHAS household income levels are adjusted for household size, whereas the RHNA income distribution is not adjusted for household size.

The current COVID-19 crisis is expected to have long -lasting impacts on the economy. As of April 2021, the unemployment rate in El Mon te was measured at 11.1 percent by the California Employment Development Department. This rate is far above the “pre-COVID” civilian labor force unemployment rate in El Monte of 6.2 percent as shown in the 2019 ACS 5-Year Estimates. The impacts of COVID-19 on housing affordability and housing problems (such as cost burden) may be long-lasting, although no data is available yet to substantiate the projections.

Special Needs
Certain individuals and families in El Monte encounter greater difficulty in finding decent, affordable housing due to their special circumstances. Special circumstances may be related to income, family characteristics, medical condition or disability, and/or household characteristics. A Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-11 major emphasis of the Housing Element is to ensure that housing opportunities in El Monte meet the needs of the City’s residents.

California Housing Element law identifies the following special needs groups: seniors, people with disabilities (including developmental disabilities), female-headed households (single-parent), large households, people experiencing homelessness , and farm workers. This section provides a discussion of housing needs for each particular group, and identifies the major programs and services available to address its housing and support needs.

Table 11 summarizes special needs groups residing in the City. The ACS Census data and the SCAG Report are used t o determine the size of special needs groups in El Monte. More extensive information about each special need group and its particular support service needs is in the 201 5- 2019 Consolidated Plan.

Table 11 Special Needs Groups by Households and Population Special Needs
2019
Number Percentage
Elderly households (2 persons age 62+)) 5,690 19.2 % of households Seniors (persons aged 65+) 15,558 13.5% of population
Female-headed Households 5,722 (2,811 with children) 19% (9.4%) of households Large families 7,822 26.1% of households
Disabled people 11,497 10.0% of total pop
Veterans 1,617 1.8% of civilians 18+
Homeless people 429 0.4 % of population
Farmworkers 242 0.2%*
Total 2019 Population 115,517 –
* 0.5% of workers as stated in the SCAG Report
Sources:

SCAG Report, 2020
U.S. Census and Comprehensive Housing Affordability Strategy Point in Time Count by Los Angeles Homeless Services Authority (LAHSA), 2019 2015-2019 American Community Survey

As shown above, significant increases have occurred among senior households, with declines in the number of large families The Housing Plan sets forth specific housing and service programs to meet the needs of special needs gro ups, and more specific services are detailed in the City’s 20 15–2019 Consolidated Plan.

SENIORS
Senior households have special housing needs due to three primary concerns: income, health care costs, and disabilities. Because of these needs, seniors often h ave greater difficulty finding suitable and affordable housing. According to the 2019 ACS, 15,558 residents (13.5) percent of El Monte residents are 65 years of age and older. With the aging of the baby boom generation, the number of seniors and elderly residents is anticipated to continue to increase.

In El Monte, 59 percent of senior households (2,493) own a home and 41 percent (1,995) are renters.

Although often viewed in a more homogenous fashion, El Monte’s seniors are diverse in age, income Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-12 and housing needs as well. Of that total, 55 percent of senior households are headed by a householder between the ages of 65 and 74; the remainder is 75+ years of age. Each of these groups has different health, transportation, and housing needs that require a different strategy and plan.

The SCAG Report provides further insights on housing needs for seniors. Federal housing data define a household type as 'elderly family' if it consists of two persons with either or both age 62 or over. Using 2012-2016 Comprehensive Housing Affordability Strategy data, SCAG reports that of El Monte's 5,690 elderly households, 46.9 percent earn less than 30 percent of the surrounding area income, (compared to 24.2% in the SCAG region), and 68.1 percent earn less than 50 percent of the surrounding area income (compared to 30.9% in the SCAG region). The SCAG Report further indicates that approximately 81 percent of elderly households in El Monte earned lower incomes.

Table 12 further breaks down lower income elderly households by tenure . The significant increase in rents and home prices over the past years has likely exacerbated the incidence and severity of overpayment among seniors, especially the 1,820 households (32% of elderly households) who are extremely low-income renters.

Table 12 Senior Household Income and Overpayment
Income Level
No. of Households
Renters Owners
Extremely Low 1,820 850
Very Low 520 685
Low 285 285
Total Lower Income 2625 1820
Source: SCAG Report, 2020

To provide assistance to elderly residents the City of El Monte operates the Jack Crippen Senior Center, which serves as a meeting place and service center. The Center provides a variety of services, such as congregate meals, nutrition education, health screening, case management, and educational, recreational, and social activities. The City’s Transportation Division offers a Dial-A-Ride service for seniors and disabled residents that operates within City limits, with exceptions for medical, governmental, and utility appointments within a five-mile radius.

HOUSING SUPPLY
With respect to housing choices and opportunities, seniors typically have difficulty finding suitable housing that is also affordable. As El Monte’s population gradually ages, it has become more important for there to be a “continuum of care” of housing options for seniors in El Monte. The City provides a range of options that allow seniors to age in place and remain in El Monte. These housing options include the following:
• Affordable Senior Housing. Apartments, mo bile home parks, condominiums, or other housing projects that are reserved for senior residents who are typically older than 55 or

65. • Community Care Facilities. Residential care facilities for the elderly, or other state-licensed community care facilities located in residential neighborhoods.

Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-13 • Skilled Nursing Facilities. Facilities providing communal dining facilities and services, such as housekeeping, organized social/recreational activities, transportation, and support services.

For many seniors, staying in their present home is the preferable option to moving to other housing.

To help seniors “age in place” and maintain their residence, services are needed to respond to their changing needs. To that end, the City offers grants and loans for acc essibility improvements, emergency repairs, home renovations, and landlord/tenant mediation.

Table 13 summarizes the types of senior housing available in El Monte. This includes 11 senior apartment projects, 10 skilled nursing facilities, and seven residential care facilities. In addition, the City has approved development proposals to build an additional six senior condominium projects that will provide several hundred more ownership units. Many of the affordable senior projects also have on-site support services, including assisted living, day care, health care, and other senior services.

Table 13 Housing Opportunities for Seniors
Description Residential Projects Capacity
Affordable senior housing 11 863 units
Elderly residential care facilities 7 97 beds
Skilled nursing facilities 10 856 beds
Total 28 1,816 beds/units
Source: State of California 2007; City of El Monte 2013.

FAMILY HOUSEHOLDS
In recent years, soaring housing costs have placed an increasing burden on families in El Monte. As lower and moderate-income families are increasingly unable to afford the median -priced home, market conditions have led to a higher prevalence of overpayment, overcrowding, and need for housing rehabilitation. Of all family households, single parents with children and large families are disproportionately impacted. The following describes the housing and supportive service needs of families.

Female-headed households with children often require special consideration and assistance with affordable housing, accessible day care, health care, and a variety of other support services. El Monte is home to 5,722 female-headed families, of which 2,811 are female headed families with children as reported in the SCAG Report. In 2018, 3.8 percent of the City’s female-headed families with children lived in poverty, compared to 13.8 percent of total households. In the SCAG region as a whole 7.9 percent of total households are experiencing poverty.

According to the Department of Housing and Community Development, large households are defined as households having five or more members. These households constitute a special needs group because of the limited supply of adequately sized, affordable housing. According to the ACS 2018 data, 7,822 large households live in El Monte ( 4,709 are renters and 3, 113 are owners). Large households have some of the more pressing needs: 72 percent earn lower incomes and 51 percent overpay for housing.

Although these tenure groups are disproportionately impacted, nearly 88 percent of all large families who rent earn lower incomes. Among homeowners, approximately half earn lower income. Given Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-14 the high rate of overcrowding in El Monte, it is presumed that many of these lower income families are doubling up with others to afford housing.

Table 14 Family Household Incomes
Income Level
Renters (Families) Homeowners
Small
(2 to 4 persons)
Large
(5 or more persons)
Small
(2 to 4 persons)
Large
(5 or more persons)
Extremely Low 2,525 1,355 475 210
Very Low 1,885 1,025 805 555
Low 2,315 1,205 1,315 710
Total Households 8,220 4,080 5,570 2,880
Lower Income 82% 88% 47% 51%
Source: U.S. Census and Comprehensive Housing Affordability Strategy, 2013-2017.

Cost burdened, extremely low -income households of all sizes are particularly vulnerable, as more resources are needed to provide them with adequate housing and to avoid displacement. Table 15 provides an overview of cost burden by income and tenure.

Table 15 Cost Burden by Income and Tenure
Income Level
Renters Owners
Cost Burden
>30%*
Cost Burden
>50%
(subset of >30%)
Total
Renters
Cost Burden
>30%*
Cost Burden
>50%
(subset of >30%)
Total
Owners
Extremely Low 5,565 4,670 6,455 950 760 1,575
Very Low 3,370 1,165 4,115 1,120 715 2,175
Low 1,750 100 4,375 1,440 450 2,810
*Includes >50% totals
Source: CHAS 2013-2017
Housing Supply
To avoid housing overcrowding and overpayment, large families typically require affordable residential units with four or more bedrooms that can accommodate large families with many children or extended family. Figure 5 compares the supply and demand for large family housing in El Monte. The “Housing Characteristics” section below includes data on housing size.

The City of El Monte has approximately 2,855 large ownership units that can partially accommodate the approximately 5,675 large families who own homes, although the prices may be unaffordable to large families with low incomes. El Monte also only has 779 large rental units with four or more bedrooms to accommodate the 4,430 large renter families. The result is that lower income families will double up or overpay for housing.

Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-15 Figure 5 Large Family Housing Supply

Source: SCAG Report, 2020

The Housing Authority administers the Housing Choice Voucher program for the City, but the waiting list for units is often years in length as requests outnumber available vouchers. In addition to housing, families also need affordable childcare. Many of th e City’s school districts offer before- and after-school care, yet the need exceeds available capacity. The City has utilized Community Development Block Grant (CDBG) funds to the development of afterschool programs for low to moderate income households. I n recent years, the City has helped finance and assisted in the construction of several new homeownership projects for persons and families with low and moderate incomes.

People with Disabilities
The City of El Monte is home to many permanent residents wi th physical, developmental, or other disabilities that may require different independent living arrangements and services. According to the Census, a disability is a physical or mental impairment that substantially limits one or more major life activity. T he range of disabilities and their severity differ, yet many require specialized housing arrangements to allow persons with disabilities to live full and independent lives.

The 2018 ACS 5 -Year Estimates that 11,569 individuals in El Monte have one or more disabilities, which represents approximately 10.1 percent of the City’s total population. Figure 6 shows the number of people with disabilit ies, by disability type. Note that some individuals may have more than one disability, and some disabil ity types are not recorded for children below a certain age so calculating disabilities as a percentage of total population may not be accurate. However, using available data, the most prevalent disabilities in the City are ambulatory at roughly 5.5 percent of residents, independent living at 4.4 percent, and cognitive difficulty at 3.7 percent.

Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-16 Figure 6 Disabled People by Disability Type

Source: SCAG Report, 2020

While many disabled people live in independent housing or with family members, many require institutionalized settings where more support is available. For instance, disabled people may suffer from serious mental illnesses, drug and alcohol problems, debilitating physical disabilities, or other conditions that require short - or long -term residenc y in an institutional setting. There are no available data that document the actual incidence of such conditions or demand for semi - independent residential settings. People with disabilities may also live in independent or group housing.

Persons with Developmental Disabilities
State law defines “developmental disability” as a severe, chronic disability of an individual that:
• Is attributable to a mental or physical impairment or combination of mental and physical impairments;
• Is manifested before the individual attains age 18;
• Is likely to continue indefinitely;
• Results in substantial functional limitations in three or more of the following areas of major life activity: a) self -care; b) receptive and expressive language; c) learning; d) mobility; e) self-direction; f) capacity for independent living; or g) economic self - sufficiency; and
• Reflects the individual’s need for a combination and sequence of special, interdisciplinary, or generic services, individualized supports, or other forms of assistance that are of lifelong or extended duration and are individually planned and coordinated.

Many developmentally disabled persons can live and work independently within a conventional housing environment. More severely disabled individuals require a group living environment where supervision is provided. The most severely affected individuals may require an institutional environment where medical attention and physical therapy are provided. Because developmental disabilities exist before adulthood, the first issue in supportive housing for the developmentally disabled is the transition from the person’s living situation as a child to an appropriate level of independence as an adult.

Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-17 The California Department of Developmental Services (DDS) currently provides community-based services to approximately 350,000 persons with developmental disabilities and their families through a statewide system of 21 regional centers, four developmental centers, and two community- based facilities. The San Gabriel/Pomona Regional Center is one of 21 regional centers in the State of California that provides point of entry to services for people with developmental disabilities. The center is a private, non-profit community agency that contracts with local businesses to offer a wide range of services to individuals with developmental disabilities and their families.

The following information compiled by SCAG provides a closer look at the developmentally disabled population. As shown in Table 16, there are approximately 1,623 individuals (1.4 percent of the total population) diagnosed with a cognitive or developmental disability in the City of El Monte. SCAG collected the data at the ZIP-code level and joined it to the jurisdiction-level (counts below 11 individuals are unavailable and some entries were not matched to a ZIP code necessitating approximation).

Table 16 Developmentally Disabled Residents, El Monte
Number of Residents
By Residence
Home of parent/family/guardian 891
Independent/supported living 25
Community care facility 79
Intermediate care facility 19
Foster/family home 10
Other 10
By Age
0-17 years 1,034
18+ years 589
Source: SCAG Report 2020

There are a number of housing types appropriate for people living with a development disability:
rent subsidized homes, licensed and unlicensed single -family homes, housing choice vouchers, special programs for home purchase, HUD housing, and specialized homes (originally piloted under SB 962 in 2005). The design of housing -accessibility modifications, the proximity to services and transit, and the availability of group living opportunities represent some of the types of considerations that are important in serving this need group. Incorporating “barrier-free” design in all, new multi ple-family housing (as required by California and Federal Fair Housing laws) is especially important to provide the widest range of choices for disabled residents. Special consideration should also be given to the affordability of housing, as people with disabilities may be living on a fixed income.

Housing Supply
The housing and service needs of people with disabilities vary considerably based on the severity of disability, income, and health care needs. People living with a disability generally have three primary needs with respect to finding and maintaining adequ ate housing: 1) affordable and accessible housing, both new and rehabilitated housing; 2) an adequate supply of institutional Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-18 settings for those requiring more specialized care; and 3) a system of supportive services that allow for a full life.

Cities that use federal housing funds must ensure that that a certain portion of the units are accessible to persons with mobility, hearing, and visual impairments. New multiple-family housing must also be built so that public and common use areas are readily accessi ble and usable by disabled people:
doors allowing passage into and within units can accommodate wheelchairs, and all units contain adaptive design features. The City enforces disabled accessibility requirements for new housing, allows residents to modify t heir homes to improve accessibility, and provides improvement and rehabilitation loans for homeowners. The City has amended the Zoning Code (Chapter 17.77) to include formal reasonable accommodation procedures in accordance with fair housing laws and disability laws to provide clear rules, policies, procedures, and fees for reasonable accommodation in order to promote equal access to housing. Policies and procedures indicate the qualifying individuals who may request a reasonable accommodation ( e.g., persons with disabilities, family members, landlords) along with any specific procedures that must be followed. Still, the need far exceeds available supply. Older homes were built before accessibility standards and even newer homes may not be built to current standards.

The City of El Monte recognizes that enabling people with disabilities to live in the home of their choice and as independent as possible is critical to the well-being of residents. Land use and zoning laws are one way the City of El Monte facili tates the construction of housing. The other part of the equation, however, is the availability of supportive services. The Independent Living Service Centers, Regional Development Centers, and other similar nonprofit and for -profit organizations provide a range of services to allow people with disabilities to live the fullest life possible.

For individuals requiring more specialized care, the City offers housing options suited to persons of different ages and needs. These include licensed community care fa cilities, alcohol and drug rehabilitation, and skilled nursing facilities for over 1,300 people.

To assist in the housing needs for persons with disabilities, including developmental disabilities, the City will continue to conduct outreach with the San Gabriel/Pomona Regional Center and, encourage housing providers to designate a portion of new afforda ble housing developments for persons with disabilities , especially persons with developmental disabilities, and pursue funding sources designated for persons with special needs and disabilities. These actions are documented in Housing Element Program 21 which calls for continued partnerships with nonprofit and private organizations to help provide housing and supportive services to El Monte residents, Program 24 which calls for continued collaboration with Los Angeles County and Baldwin Park Housing Authorities to implement the City’s Housing Choice Voucher Program, and Program 25 to seek funding sources. In addition, multiple actions under the City’s expanded Fair Housing Program address housing and mobility needs for persons with disabilities.

Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-19 Veterans
Veterans of foreign wars comprise a significant population in El Monte. According to the 2019 ACS 5-Year Estimates , the City is home to approximately 1,596 veterans (1.8% of adult civilian population). The housing needs of residents serving in the armed forc es extend not only to those returning from service, but also to their families living in the states on limited incomes while servicemen and servicewomen are overseas.

Groups like the National Coalition for Homeless Veterans have recognized that a large percentage of homeless people are veterans and therefore advocate for a comprehensive approach, including the provision of permanent supportive housing accompanied with support services to help homeless veterans find and maintain suitable housing. However, the needs of servicemen and women extend well beyond housing. Many veterans experience high levels of post -traumatic stress disorder , injuries from service, and other conditions that make it difficult to obtain jobs and find suitable housing. The Veterans Administration offers many programs to help veterans find employment, modify their homes, and offer counseling and support. Housing programs include:
• Specially Adapted Housing Grants program, which offers visually and mobility disabled veterans up to $50,000 in funds to build or modify an accessible home to support independent living;
• VA Guaranteed Home Loan (no down payment on home valued up to $417,000) and Native American Direct Loan program, with higher amounts in certain parts of the country;
• Independent Living Program, which is aimed at ensuring that veterans are able, to the fullest extent possible, to live independently and participate in family and community life; and
• Home Improvement and Structural Alterations program, through the Prosthetics and Sensory Aids Service, provides $4,100 grants to make certain modifications to veterans’ homes.

Homeless People
To better address and serve the homeless population, the Los Angeles Homeless Services Authority (LAHSA) was established in 1993 as an independent agency by the County and the City of Los Angeles. LAHSA is the lead agency in the Los Angeles Continuum of Care, and coordinates and manages over $70 million dollars annually in federal, state, county and city funds for programs providing shelter, housing and services to homeless persons in Los Angeles City and County. The Los Angeles Continuum of Care (CoC) includes all of Los Angeles County except the cities of Glendale, Long Beach, and Pasadena.

Each year, LAHSA conducts a point in tim e survey to count the number of homeless individuals, sheltered or unsheltered, living throughout the County. As part of the Greater Los Angeles Homeless Count Report authored by LAHSA, cities can participate in the Opt-In Program. Since El Monte participates in the program, LAHSA teams with the City to complete annual homeless counts.

This allows the City to more effectively address local homelessness and report progress to federal, state, and county agencies.

Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-20 The City of El Monte has seen a significant i ncrease in its total homeless population. From 2016 to 2017, the number of homeless persons rose from 269 to 509, or an increase of 89 percent. In 2019, the homeless count decreased to 429 persons. Based on the LAHSA 2020 Point -In-Time Survey, an estimated 433 people experienced homelessness at the end of January 2020. Of those 433 people, 94.2 percent (408 people) were unsheltered and 5.8 percent were in shelters. The individuals who are homeless are typically affected by a complex set of unmet social, economic, and housing needs.

These needs may include affordable housing, stable employment, treatment of medical conditions, childcare assistance, credit history, adequate rental assistance, and treatment of substance abuse and/or mental illness.

City-level data from the regional Coordinated Entry System (CES) 3 further details the challenges as well as needs of those experiencing homelessness, using responses to the Vulnerability Index Service Prioritization Decision Assistance Tool (VI -SPDAT) assessment in addition to other indicators of health and wellbeing. An “acuity score” is produced by the VISPDAT, which can help identify an appropriate housing intervention for someone experiencing homelessness. Acuity scores for people experiencing homelessness in Los Angeles County are as follows:
• A low-acuity (score of 0 -3) suggests those experiencing homelessness should be able to find housing on their own.
• A mid-acuity score (4-11) indicates those who are strong candidates for rapid rehousing programs (i.e., short-term rental assistance with supportive services). • A high-acuity score (12+) generally indicates those needing supportive housing, i.e., long- term affordable housing with wraparound services.

The City and its partners are currently providing and participating in the following activities:
• The City’s Housing Division creates policies, coordinates the annual homelessness count, allocates funding, and works with service providers.
• The El Monte Police Department conducts homelessness outreach and enforcement on a weekly basis . Additionally, it has a homeless outreach program called the Transient Outreach Using Community Hands ( TOUCH). This p rogram partners with various resources to provide services to the homeless. One such partner is the Los Angeles County Department of Mental Health.
• The City’s Police Department and Code Enforcement Division responds to homelessness- related complaints regarding private property.
• The Parks, Recreation, an d Community Services Department provides assistance and information to homeless individuals as needed.

Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-21 • Faith-based community partners, including Our Savior Center, Catholic Charities, Valley Community Church, and Cavalry, provide a variety of services inc luding emergency food and shelter, as well as health clinics.
• Family Promise of San Gabriel Valley assists families who are homeless or at risk of homelessness with shelter and services such as housing location support and employment assistance.
• The San Gabriel Valley Churches Assisting Neighbors Network holds convenings and workshops regarding faith-based community activities that relate to homelessness. • Union Station provides services to homeless individuals and access to L os Angeles County’s Coordinated Entry System (CES), which prioritizes those experiencing homelessness in terms of need and tracks progress toward accessing services and housing.
• LAHSA conducts homeless outreach within the city and across the county. • School districts in El Monte work with families experiencing homelessness. These efforts are funded through the federal McKinney-Vento Homeless Assistance Act. • Foothill Family provides mental health and social services for at -risk children and families.
• A variety of Los Angeles County’s Health and Human Services Departments have offices in El Monte that serve all of Service Planning Area 3 (SPA 3) . These include the Department of Public Social Services, the Department of Mental Health, the Department of Public Health, and the Department of Health Services. • Veterans Village provides permanent supportive housing for formerly homeless veterans, including rehabilitation and other services provided by New Directions. • The El Monte City School District has a community hub for family wellness through the Jeff Seymour Family Center.
• The El Monte/South El Monte Emergency Resources Association hosts a food pantry and distributes a limited number of emergency hotel/motel vouchers. • Operation Healthy Hearts provides meals and other services such as employment services and hygiene packages.
• The Goodwill Worksource Center, El Monte Rosemead Adult School, and Rio Hondo Community College provide workforce development opportunities.

In 2018, the City Council adopted the City of El Monte’s Plan to Prevent and Combat Homelessness.

This 3-year Plan sets the course for the City to further address the needs of its homeless residents and those who are at risk of homelessness, as well as to participate in regional solutions. Specifically, the Plan will coordinate and increase the capacity of existing programs and services, increase and better coordinate outreach and engagement activities, educate and build community support for homelessness best practices, and pursue resources that align with the goals set forth in the plan. This includes increasing the number of shelter beds and affordable housing units within the city.

Additionally, El Monte will work with neighboring cities and regional bodies to develop strategies that will more equitably distribute h omeless housing and services across the San Gabriel Valley Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-22 according to need. These efforts include strengthening existing and forging new partnerships to efficiently deploy resources and maximize impact for those at risk of or experiencing homelessness.

Housing Supply
Table 17 summarizes the facilities that support the needs of people who are homeless in El Monte, including the type of facility, clientele, and capacity. The City has a number of facilities that provide accommodations for people not living in permanent housing. Additional beds are also available for individuals and families recovering from substance abuse or other conditions. Conversatio ns with providers indicate that many of these facilities are used by people who are in transitional living situations.

Table 17 Housing and Services for Homeless People
Name of Organization Description Facilities Capacity
San Gabriel Services
Center
Food Bank/Utility Assistance Families/Seniors/Homeless As funds permit God Provides Ministry Food bank/Motel Vouchers Families/Seniors/Homeless As funds permit El Monte/South El Monte
Emergency Resources
Emergency shelter/Motel
Vouchers
Homeless men, women, and
children
As funds permit
Catholic Charities Our
Savior Center
Food Bank/Emergency
Shelter
Motel Vouchers
Homeless men, women, and
children
As funds permit
Bridges/Casitas Tranquilas Social Rehabilitation/ Mental Health Services / 24-hour
Therapeutic Service
Residential Program for Adults
18 and over
32 beds
Volunteers of America Rapid Re-Housing, Outreach,
Homelessness
Prevention/Motel Vouchers
Homeless men, women, and
families
N/A
Walden House Social Rehabilitation
Men’s Residential Treatment/
Social Rehabilitation
Serving clients with mental
health and substance use
disorder issues
As funds permit
Omni Center Residential
Recovery/Transitional
Housing
Men Alcohol and Drug Rehab/
Temporary housing for otherwise
homeless persons receiving co-
occurring diagnosis treatment
under contract with County of
LA Department of Mental Health.
42 beds
Source: City of El Monte, 2020

Historically, emergency shelters and transitional housing we re a key type of housing that was not adequately provided for in the City. In the past, the only option was for service agencies to issue vouchers to singles or couples for local motels as funding permit. One local service agency reported that they support approximately 15 families per year (60 people total) who need emergency shelter and provide vouchers so they can access housing in Pomona, because no emergency housing is currently available for families in El Monte.

However, using special Homekey and oth er funds, the City is in the middle of establishing an emergency shelter and transitional housing facility. The emergency shelter will include 40 rooms for Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-23 singles and/or doubles, with on-site supportive services. The transitional housing facility will have 93 rooms for individuals or families.

Farmworkers
The State of California recognizes the special housing needs of farmworkers, in particular migrant farm laborers earning very low incomes. The transitory nature of the labor force, the need for affordable housing, the unique educational needs, and the impact on the stability of children’s lives make this group particularly vulnerable. El Monte has an estimated 242 farmworkers, 130 of whom are employed year -round. Their housing needs can best be met throug h existing permanent affordable rental housing in the community.

Housing Characteristics
Neighborhoods are the fundamental building block in El Monte and the most tangible measure of quality of life. El Monte contains a mosaic of six major residential neighborhoods, each distinguished by its own history, architecture, density, housing types, lot patterns and street configurations.

Norwood-Cherrylee
The Norwood -Cherrylee neighborhood encompasses a –third of El Monte. This neighborhood is characterized by established single–family homes anchored by Lambert Park. It contains the Rurban Homesteads and Wye -Street, built during the 1920s as part of an experimental federal housing program. Individual deep lots were intended to allow for subsistence farming. With its rural ambience, the neighborhood is distinguished by its equestrian and agricultural heritage. Many o f the single-family homes adjacent to rivers are still used for equestrian purposes. Many of the streets in the northern section are not improved with sidewalks, reflecting the more rural nature and history of the neighborhood.

Arden Village
Arden Village is bordered by the Rio Hondo River, San Gabriel Airport, and nonresidential uses in Northwest El Monte. Historically, the location of labor camps for the agricultural industries, Arden Village today is distinguished by its small uniform lots, traditional single -family homes, and distinctive classic identity. The broader Arden Village area also encompasses the Gibson -Mariposa neighborhood, located near the intersection of Baldwin Avenue and Valley Boulevard. This neighborhood also contains a mi x of single -family and multiple -family homes, but is closely surrounded by the industrial land uses that predated and followed World War II. The neighborhood is anchored by Gibson Park.

Park El Monte
Park El Monte, southeast of Flair Park and the Rio Hondo River, is distinguished by wide curvilinear streets, lower scale, single-family homes, and quality housing. Public schools in the neighborhood are exploring joint use parks that will provide much needed recreational opportunities to the neighborhood. Long range improvements along the Rio Hondo River will eventually connect residents to the Whittier Narrows Recreational Area.

Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-24 Mountain View
The Mountain View neighborhood in southeast El Monte contains a mix of stable single -family housing and multiple-family housing. The area is anchored by the Mountain View Park and elementary school and is bordered by the San Gabriel River, a tributary of the Emerald Necklace.

This neighborhood has one of the most diverse types and ranges of prices of single-family, multiple- family, mobile homes, and other housing.

The Mountain View neighborhood is undergoing significant reinvestment. The revitalization of the Garvey and Durfee Corridors will improve the appearance of the street and provide needed quality housing. Both corridors will be major residential corridor s with mini-hubs of commercial activity.

In addition, they will be beautified with new trees, parkways, and ample sidewalks. The Emerald Necklace and improved streetscapes will enhance the neighborhood’s image. Infill development is already resulting in new investment in the neighborhood.

Downtown Core
El Monte Downtown is a diverse area of well-maintained homes near the Cultural Center and high density residential and senior projects north of the freeway. Established small-lot, single -family residential neighborhoods extend south of Ramona Avenue. This area is noted for its mix of housing, street configurations, proximity to historical resources, and shopping.

The triangular shaped Downtown Main Street Specific Plan area is bounded by Ramona Avenue to the south, the railroad tracks to the north, and Santa Anita Avenue to the west. The Plan envisions the area to become a mixed -income, multi-use, cultural and entertainment center of the City. The Plan analyzed the develo pment of up to 2,200 housing units. The density along Main Street will remain low to maintain its small-town character. However, urban housing will be promoted along Santa Anita Avenue, both sides of Valley Boulevard and around the El Monte Metrolink Station.

The Gateway Specific Plan will define the future of the area around the El Monte Station. It will include the construction of up to 1,850 housing units in a very high-density mixed-use configuration, along with entertainment, retail, and office uses.

River East
The River East residential neighborhood is bordered by the San Gabriel River to the east, and I-10 to the south. This neighborhood is comprised primarily of residential uses, in particular multiple - family planned residential developments. Zamora Park serves as the park and recreational anchor for this neighborhood. Ramona Boulevard, the original red car route in El Monte, is the northernmost boundary. This area is slated for greenway projects along Durfee Avenue, school/river park facilities at La Primera and Twin Lakes Schools; and improvements at Zamora Park.

The Housing Element will provide policy guidance to strengthen each neighborhood with public safety, housing rehabilitation, park and recreational amenities, and neighborhood involvement.

Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-25 Housing Availability
Ensuring the availability of a broad range of types of housing is essential for meeting the needs of present and future residents. According to the 2019 ACS 5-Year Estimates, El Monte has 29,913 housing units. Of that total, single-family homes, including detached and attached units, comprised roughly 56 percent of all homes in the City. Multiple-family comprises approximately 29 percent of all homes. The City’s 1,666 mobile home units comprise the remaining 5 percent of the housing stock.

Table 18 Housing Opportunities
Housing Types Number of Units Percent of Total
Single-family detached 16,851 56%
Single-family attached 2,842 10%
Multiple-family (2–4 units) 2,345 8%
Multiple-family (5+ units) 6,209 21%
Mobile homes and other 1,666 5%
Total 29,913 100%
Source: 2019 ACS 5-Year Estimates
Housing Size
Housing size is an important factor in housing availability. There must be an adequate supply of different sized housing that matches family needs. Table 19 shows that there are 12,311 units with three or more bedrooms and only 3,634 units with 4 or more units to accommodate the 11,000 families of 5 or more, reflecting a shortage of large housing units. Of particular concern is the mismatch between large rental units and renter f amilies. Since only 3,875 large rental units with three or more bedrooms are available for the City’s 7,000 large renter families, many are likely living in overcrowded situations.

Table 19 Housing Size
Bedrooms Owner Renter Total
Studio or 1 bedroom 577 5,699 6,276
2 bedrooms 2,572 7,625 10,197
3 bedrooms 5,620 3,671 9,291
4 bedrooms 2,866 766 3,632
5 bedrooms or more 331 186 517
Total 11,966 17,947 29,913
Source: 2015-2019 American Community Survey 5-Year Estimates

Housing Tenure
Homeownership is considered a key goal for El Monte. Housing tenure refers to whether a unit is owned or rented. Table 20 shows in 2010, 11,966 units (40%) were owner occupied and 17,947 units (60%) were renter occupied. The City’s homeownership rate is the lowest in the San Gabriel Valley.

Many of the single-family homes (45%) are rented, presumably due to the need for larger rental units and yards to accommodate families with children. While El Monte’s homeownership rate is low, it has remained unchanged over the past decade.

Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-26 Table 20 Housing Tenure
Housing Type Owner Percent Renter Percent
Single-family detached 9,613 80% 7,238 40%
Single-family attached 918 8% 1,924 11%
Multiple-family (2–4 units) 72 1% 2,273 13%
Multiple-family (5+ units) 347 3% 5,862 33%
Mobile homes and other 1,016 8% 650 3%
Total 11,966 40% 17,947 60%
Housing Vacancy
The housing vacancy rate measures how well the supply of available housing meets the demand for different types of housing. Typically, the building industry assumes that vacancy rates of 5 percent to 6 percent for rental units and 1.5 percent to 2 percent for ownership housing are optimal, offering a variety of choice for potential residents and price options for consumers. Vacancy norms are often incorporated into financial proformas and used by the building industry to determine the feasibility of building housing. Higher vacancy rates are associated with lower rental rates, and vice versa.

In El Monte, the housing vacancy rate is optimal, averaging 6.1 percent for rentals but lower than optimal at 0.9 percent for ownership units. The low vacancy ownership rate is re sponsible in part because of the higher housing costs in El Monte, particularly relative to the income of residents. The vacancy rate also varies significantly by the price and size of the unit. Although many new single - family homes built today are three- and four-bedroom units, the asking prices are often unaffordable to El Monte residents. More critical, however, is the low number of apartments. Developers are currently not building apartments that could readily accommodate large families.

Housing Sale Prices
Like other cities in the San Gabriel Valley, from 2000 to 2018 the sale prices for housing in El Monte increased significantly, from an average of $153,000 to $510,000. Much of the appreciation in home values since the millennium has been due to soaring housing demand through out the region, the availability of lower interest loans that have stretched the purchasing power of residents, and the desirability of new housing products on the market.

Table 21 shows how the purchase price for single -family homes increased from an average of $338,000 in 2013 to $697,994 in 2021. Similarly, the purchase price for condominiums increased from $275,000 in 2013 to $464,940 in 2021. Generally, according to Redfin, newer homes are selling for significantly higher than resale housing.

Table 21 Homes Price Data for July 2021
Single Family Homes Condominiums
Number Sold 17 3
Average Price $735,000 $500,000
Percent Change from 2012 67% 51%
Price per Square Foot $507 $416
Source: Redfin.com. Accessed September 24, 2021.

Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-27 Housing Rents
Rents vary depending on unit type (e.g., single-family home, townhomes, apartment), the size and condition of the unit, and nearby amenities. According to the 2019 ACS 5-Year Estimates, 4.4 percent of units rent for less than $500 in El Monte, most likely subsidized units and senior apartments.

Approximately 5.1 percent rent from $500 to $750, 18 percent rent from $750 to $1,000, and the remainder rent for more than $1,000. A local survey of approximately 30 properties provided more detail about housing rentals. Monthly rents average between $1,345 for a one-bedroom unit to $2,600 for a three-bedroom apartment. Table 22 summarizes asking rents for apartments and homes in El Monte.

Table 22 El Monte Housing Rents
Size of Rental Apartments Single-Family Homes Average
1 bedroom $1,345 - $1,636 1,200 $1393
2 bedroom $1,395 - $2,995 - $2195
3 bedroom $2,600 - $3,400 $2,500 $2833
Average rent $2,228 $1,256 $1,742
Source: Craigslist, ForRent.com and other online rental resources. Accessed June 4, 2021.

Housing Affordability
With the rising cost of real estate, El Monte considers housing affordability to be a critical issue. The inability to afford housing leads to the doubling up of families in a single home, overextension of a household’s financial resources, premature deter ioration of housing due to the high number of occupants, and situations where young families and seniors cannot afford to live near other family members.

Housing affordability can be determined by comparing housing prices and rents to the income levels of residents in the same community or within a larger region, such as the county. The federal government has established an affordability threshold that measures whether or not a household can afford housing. Typically, a household should pay no more than 30 percent of gross income for housing, though a slightly higher burden is allowed by the mortgage industry because of the tax advantages of homeownership.

Table 23 compares the maximum housing price and rent that could be afforded by different income levels in Los Angeles County. As discussed in previous sections, the average-priced single-family in the City sell for around $697,944. Since low- and moderate-income households cannot afford to pay more than $346,450 for a single -family home, any type of single -family dwelling would be unaffordable at current sales prices.

Apartments, single-family homes, and condominiums typically rent between $1,345 and $2,800 per month. Low- and moderate-income households can afford, on average, approximately $2,160 in rent per month, depending on the number of bedrooms and size of unit. Most existing apartments and home rentals are thus affordable to low- and moderate-income households. However, for many extremely-low and very-low income residential, a majority of the apartment and home rentals in the City are out of reach.

Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-28 Table 23 Housing Affordability
Income Levels
Maximum
Household Income1
Maximum
Affordable Price2
Maximum
Affordable Rent3
Extremely Low Less than 30% $35,450 $93,135 $664
Very Low 31% to 50% $59,100 $194,418 $1,255
Low 51% to 80% $94,600 $346,450 $2,142
Moderate 80% to 100% $96,000 $352,446 $2,177
Assumptions:
1 Household size of four persons. Maximum income limits are established by the Department of Housing and Community
2 Assumes 10% down payment, 30-year loan at an interest rate of 3%, and standard housing costs. Housing affordability is calculated at 30% of income, assuming mortgage costs are tax deductible. 3 Rental payment is assumed at no more than 30% of income, after payment of utility costs.

Sources: HCD 2021 Income Limits; LACDA 2020 Utility Allowance Schedule; OC Housing and Community Development Department Utility Allowances, 2021; Veronica Tam & Associates, 2021.

Housing Problems
This section discusses the existing housing needs of El Monte residents. The federal government, in determining the need for housing assistance, typically examines the extent of existing h ousing problems in a community. Existing housing needs relate to the extent of overpayment and overcrowding among households resulting from the mismatch between household income and housing costs (see Table 24).

As defined by the federal government:
• Cost Burden (Overpayment). Cost Burden or overpayment refers to a household that pays more than 30 percent of gross income for housing costs. Moderate overpayment refers to payments between 30 to 50 percent of gross income; severe overpayment refers to payments exceeding 50 percent. According to the 2019 ACS 5-Year Estimates , 34 percent of all ownership households with a mortgage and more than 62 percent of renters in El Mon te overpaid for housing. Housing overpayment is concentrated among lower income households. Of the approximately 16,000 lower income renters, 11,103 (70 %) overpay for housing.
• Overcrowding. Overcrowding refers to a household that has more members than rooms in a home. Moderate housing overcrowding refers to 1.0 to 1.5 persons per room and severe overcrowding refers to a household with more than 1.5 persons per room.

According to the 2019 ACS 5-Year Estimates, 12 percent of owner households in El Monte live in overcrowded situations, with significantly higher overcrowding rates for renters (29%).

Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-29 Table 24 Housing Problems
Housing Problem
Household Tenure
Owners Renters Total
Overpayment
Total households 11,966 17,947 29,913
Moderate 30–50% 2,101 (18%) 5,234 (29%) 7,335 (26%)
Severe (50%+) 1,954 (16%) 5,869 (33%) 7,823 (26%)
Total 4,055 (34%) 11,103 (62%) 15,158 (51%)
Overcrowding
Total households 11,966 17,947 29,913
Moderate (1–1.5 pph) 1,023 (9%) 3,079 (17%) 4,102 (14%) Severe (1.51+ pph) 351 (3%) 2,037 (11%) 2,388 (8%)
Total 1,374 (11%) 5,116 (29%) 6,490 (22%)
Source: 2019 ACS 5-Year Estimates
pph = persons per household
Housing Needs
Earlier sections of this Technical Report discussed existing housing needs of residents, including special housing needs. This section analyzes the need for housing production to accommodate growth, the pres ervation of affordable housing at-risk of conversion, and the need for housing rehabilitation in the community.

Fair Share Factor
El Monte’s construction nee d represents the total construction need ed to accommodate expected population and employment growth, while accommodating a normal number of vacancies and replacement units. This need is further divided into four household income categories defined by state law. As illustrated earlier in this Technical Report, these include:
• Extremely low: households earning 30 percent or less of AMI (Area Median Income), that is, a maximum income of $33,800 for a household of four (4). • Very low: households earning 31 to 50 percent of AMI, or a maximum income of $56,300 for a household of four (4).
• Low: households earning 51 to 80 percent of AMI, or a maximum of • $90,100 for a household of four (4).
• Moderate: households earning 81 to 120 percent of AMI, or a maximum income of $92,750 for a household of four (4).
• Above Moderate: households earning above 120 percent of AMI that is above $92,750 for a household of four (4).

California law states that the Regional Housing Needs Assessment (RHNA) is required to avoid or mitigate the overconcentration of income groups in a jurisdiction to achieve its objective of increasing supply and mix of housing types, tenure, and affordability in an equitable manner. In theory, the idea is to require jurisdictions with a smaller proportion of lower income units to provide a larger share of those units as part of their construction need to compensate for other jurisdictions that already accommodate more than their fair share. Table 25 presents El Monte’s Regional Housing Needs Allocation for the period of 2021 to 2029.

Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-30 Table 25 Regional Housing Needs Allocation, 2021-2029
Household Income Levels Percent of Area Median Income RHNA for 2021-2029 Very Low Less than 50% 1,797
Low 51% to 80% 853
Moderate 81% to 120% 1,233
Above Moderate Over 120% 4,619
Total 8,502
Source: Southern California Association of Governments, 2021.

Housing Preservation Needs
El Monte has 18 affordable rental projects, shown below, that provide subsidized, low-cost housing for more than 1,200 renter households. California housing law requires that all housing elements include an analysis of multiple -family affordable housing projects that have been assisted by governmental or private funds, as to their eligibility to change from low-income housing to market rates. Table 26 summarizes publicly subsidized affordable rental housing projects in El Monte.

Table 26 El Monte Subsidized Multiple-Family Housing
Development Name Type of Unit Form of Assistance
Total
Units
Subsidy
Terminates
Not At Risk
El Monte Metro Veteran Housing, LP
10950 Railroad Street
Supportive,
Veteran

PBVASH, LACDA
MHHP, LIHTC Equity,
Tax Exempt Bonds
28 Built: 2021
Expires: 2076
El Monte Metro Family Housing, LP
10945 Valley Boulevard
Supportive,
Veteran
LIHTC 25 Built: 2021
Expires: 2076
Tyler-Valley Metro
3643 Tyler Avenue
Family HCD TOD, LIHTC 53 Built: 2022
Expires: 2077
Baldwin Rose Apartments
4143 Baldwin Avenue
Family,
Supportive,
Veteran
LIHTC 55 Built: 2020
Expires: 2075
Palo Verde Apartments
4704-4716 Peck Road
Family,
Supportive,
Veteran
LIHTC 49 Built: 2019
Expires: 2074
El Monte Veterans Village
11240 Ramona Boulevard
Supportive LIHTC 41 Built: 2014
Expires: 2070
The Exchange at Gateway
10562 Santa Fe Drive
Workforce HOME; LIHTC 133 Built: 2015
Expires: 2070
TELACU El Encanto
3843 Maxson Road
Senior Section 202; RDA; Density
bonus
71 Built: N/A
Expires 2040
TELACU Amador Manor
3436 N. Tyler Avenue
Senior Section 202; RDA; Density
bonus
70 Built: N/A
Expires 2036
Palm Garden Apartments
10310 Valley Boulevard
Senior LIHTC 89 Built: 1994
Expires 2050
Blessed Rock of El Monte
4111 Tyler Avenue
Senior RDA; HOME;
LIHTC; Density bonus
137 Built: 1997
Expires: 2052
Singing Wood Apartments
10110 Valley Boulevard
Senior HOME, CALHAFA; RDA,
LIHTC; City of Industry
110 Built: 2004
Expires: 2059
Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-31 Development Name Type of Unit Form of Assistance
Total
Units
Subsidy
Terminates
Rio Hondo CDC
3850 Penn Mar
Family HOME 18 Built: N/A
Expires: 2058
(55 years)
Pacific Towers
10450 Valley Boulevard
Senior LIHTC; RDA
Density bonus
100 Built 2005
Expires: 2061
Senior Mixed Use
10024 Valley Boulevard
Senior Density bonus 130 Built: 2007
Expires: 2057
Villa Raintree
11905 Ferris Road
Senior Section 8-NC Project
based, LIHTC
70 Built: 1978
Expires:2038
Cherrylee Gardens
11620 Cherrylee Drive
Senior LIHTC 75 Built: N/A
Expires: 2064
At-Risk
Casa de Esperanza
12000 Denholm Drive
Dev. Disabled Section 202/811 8 Built: 1985
Expires: 2026
Sources: City of El Monte, 2021.

HOME = Federal Home Funds; LIHTC = California Low Income Housing Tax Credits; RDA = El Monte Redevelopment Agency Housing Set-aside Funds; Section 202/811 = federal loans for senior/disabled housing; Sec 8-NC = Section 8 New Construction
City of Industry = City of Industry Tax Increment Funds CalHFA = California Housing Finance Authority
At-Risk Projects
At-risk affordable projects are those that could be converted to market rents in the next 10 years (2021-2031); those for which the affordability restrictions have expired , and which are maintained through Section 8; or those for which the owners have indicated an intent to convert to market rents.

City records identified the following projects providing eight affordable units at risk of conversion. • Casa de Esperanza . This housing project is an adult residential facility for the developmentally disabled that offers eight low-income apartment units . Originally financed through Section 8 funding, the affordability controls for the project are set to expire in 2026. When contacting the property manager regarding their intentions to convert the project or preserve its affordability, it was communicated to City staff that the property owners were undecided this time. Therefore, the property is assumed to be at risk of conversion upon the expiration of the terms of the affordability agre ement in 2026.

Preservation Options
Typically, local governments have a wide range of options to replace affordable housing units lost through conversion to market rents. However, the four primary ways analyzed here are to replace the expired rental subsid ies, construct new affordable housing units, purchase the project and transfer to a nonprofit, or offer incentives to rehabilitate the units in return for extended affordability controls.

Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-32 Replacement of Rent Subsidies
The City could replace the HUD rental vouchers given to each tenant or the payment subsidies given to each property owner, in the case of properties that receive project Section 8 certificates. The financial cost of replacing subsidies depends on the rent for the apartment and the income level of the tenant. Typically, the amount of subsidy is the difference between what a household can afford to pay (defined as no more than 30 % of income after utility payments) and the fair market rent for the unit. The City does not control HUD rental vouchers or Section 8 certificates.

The financial cost equals the difference between the fair market rate (FMR) of an adequately sized unit and the maximum rent tenants could afford. The at -risk units are occupied by very low or extremely low-income seniors. In 2 013, the FMR for a one -bedroom unit was $1,101, and an extremely or very low income one - or two-person household could afford $440 to $740 per month based on the federal overpayment standard. As shown in Table 27 below, the cost to replace the subsidies would total $862,000 to $1.6 million annually—translating into $43 to $80 million over 50 years.

Table 27 Cost to Replace Rent Subsidies
Project and Address Assisted Units
Affordable Rents & Fair
Market Rents Annual Subsidy
Villa Raintree 70 very low-income units FMR = $1,101
Affordable $440 to $740
$307,000 to $560,000
Flamingo Gardens 58 very low-income units FMR = $1,101
Affordable $440 to $740
$255,000 to $463,000
Total $862,000 to $1.6 mil.

Sources: City of El Monte, 2013.

Clearly, the cost of replacing the rent subsidies is extremely high, yet this option would preserve the units as affordable for the long term. However, more cost-effective options are available to the City of El Monte.

New Construction
The second option is to replace the affordable units at risk of conversion with new housing. This entails finding suitable multiple-family zoned sites, purchasing land, negotiating with a developer, funding the project, and the other costs associated with building new housing. The final cost of constructing deed-restricted affordable housing units depends on whether the developer needs to purchase land (or whether the City can transfer the land at a subsidized price), and whether the City or private developer’s initial financial contribution can be leveraged with other funding sources.

The cost estimates to construct new senior apartments was based on gathering information on recently completed senior projects in the area., Based on this information, the average cost to build senior housing is approximately $110 per square foot. The cost of fully improved land with infrastructure in place averages $35 per square foot. Additional costs would include developer fees, financing, and profit. Assuming the new senior housing was built at approximately 30 units per acre, three senior housing projects are projected to cost approximately $36 million, from inception through construction.

Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-33 Table 28 Cost to Construct New Units
Project Villa Raintree Flamingo Gardens
Type of Units Senior Senior
Bedroom Mix 70 one-bedroom 58 one-bedroom
Construction Cost/DU $110,000 $110,000
Land Needed 2.33 acres 1.93 acres
Land Costs $3.6 million $2.9 million
Incidental Costs 10% 10%
Total Costs $12.4 million $10.3 million
Sources: City of El Monte, 2013.

Assumptions:

1. Construction cost based on recent projects

2. Land costs based on 30 units per acre

3. Additional financing and incidental costs estimated at 10%

Clearly, building new housing over the long term is more cost-effective than replacing rent subsidies discussed under the first preservation option. At least the City can guarantee long-term affordability controls. While providing low-cost land to a developer or perhaps increasing density for the residential project can lower development costs, the total cost of replacing affordable housing is in all likelihood cost prohibitive for the City. This cost is nonetheless too high to bear for m ost cash- strapped jurisdictions.

Purchase of Units
The City of El Monte could also purchase the affordable senior projects and facilitate transfer to a nonprofit organization dedicated to providing affordable housing. Under the right transfer provisions, this option would provide an effective way to preserve the units because the new owner would have a vested interest in maintaining the affordability of the units and have access to funding sources not necessarily available to private for -profit companies. A nonprofit housing corporation could also rehabilitate it using low-income housing tax credits and extend affordability controls.

To facilitate the transfer to a nonprofit, the City could purchase the building out right at market prices and transfer it to the new owner. The market price could be determined in many different ways. The valuation of apartments is often done by examining the sales price of similarly situated properties. When this is not possible, apartments are often valued based on a combinat ion of gross income, vacancy rate, operating and maintenance costs, condition of the property, and the capitalization rate.

Table 29 estimates the cost of purchasing the existing senior apartment units based on operating assumptions of the properties and industry standards regarding operating costs. The formula also assumed a ten (10) percent cap rate generally comparable to a senior project purchased in the City.

Taken together, the total cost would be $19 million. This is considerably less than the cost of replacing rent subsidies or building new units. However, it should be noted that with the purchase of older affordable projects, the buyer can incur substantial costs that should be incorporated into the actual value of the property.

Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-34 Table 29 Cost to Purchase At-Risk Units
Project Details Villa Raintree Flamingo Gardens
Type of Units Senior Senior
Bedroom Mix 70 one-bedroom 58 one-bedroom
Average Monthly Rent $1,100 $1,100
Annual Gross Income $1,100,830 $818,566
Annual Operating Costs $385,290 $286,498
Net Operating Income $715,539 $532,068
Market Value $7.2 million $5.3 million
Assumptions:

1. Annual income based on FMR for a 1-bedroom apartment as of 2013.

2. Annual income adjusted by vacancy factor of 5%.

3. Operating costs and expenses assumed at 35% of adjusted gross income.

4. Capitalization rate is assumed to be 10 percent.

Rehabilitate Units
Oftentimes, apartment projects need rehabilitation and the property owner may have insufficient funds to complete periodic repairs and renovations. Rehabilitation/preservation costs depends on a number of factors, most notably the condition of the property, the amount of deferred maintenance, the financial viability of the project, and the length of affordability term. The City may find it advantageous to work with the property owner and offer a flexible number of financial incentives (e.g., low -interest loans, renegotiating current loan, cash incentives) in return for extending the length of the affordability covenants on the affordable units.

Rehabilitation costs depend on the building’s age, deferred maintenance, and condi tion. Projects requiring structural improvements may be more expensive, particularly if lead-based paint hazards must be abated. However, in most cases, rehabilitation costs should not exceed $25,000 to $50,000 per unit, which would total $5 to $10 million for a 200-unit project. In return for low interest loans leveraged with other funding sources, the City could negotiate an extension of the affordability controls on the property. Rehabilitation financing may be particularly attractive as a property changes hands to a nonprofit property management company.

Summary of Options
Determining the most cost-effective approach to preserving affordable housing at risk of conversion to market rents must take into account a number of cost factors and market contingencies. Important cost considerations include the achievable rents under current market conditions, the condition of the property and need for rehabilitation, the income levels of the occupants, and the willingness of property owners to accept one or more of the available options. Moreover, one option may be more effective than another depending on the timing of the decision.

Under the first scenario, City rehabilitation loans would easily be the most cost -effective approach in the present market since the cost is likely much less than the other three options. If the City wishes to preserve the building for as long as possible, and potentially in perpetuity, transfer of ownership is the best route. Qualified entities in the business of affordable housing are looking for opportunities to purchase at -risk projects. The City could offer low -interest loans or gap financing that would Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-35 allow a nonprofit entity to purchase the property - thus assuring the long -term affordability of the project while minimizing the amount of direct public investment.

Qualified Entities and Potential Funding Sources
The following non-profit corporations are potential organizations with the experience and capacity to assist in preserving at-risk units:
• BUILD Leadership Development Inc.
• Century Housing Corporation
• Century Pacific Equity Corporation
• Community Partnership Development Corporation
• DML & Associates Foundation
• East Los Angeles Community Corporation
• Foundation for Quality Housing Opportunities Inc.
• Housing Authority of the City of Los Angeles
• Housing Corporation of America
• Jamboree Housing Corporation
• Keller & Company
• Los Angeles Housing Partnership Inc.
• Los Angeles Low Income Housing Corporation (LALIH)
• National Community Renaissance
• Neighborhood Housing Services of the Inland Empire Inc. • Nexus for Affordable Housing
• Orange Housing Development Corporation
• Southern California Housing Development Corporation
• Southern California Presbyterian Homes
• The East Los Angeles Community Union (TELACU)
The following are funding sources that can be used for new construction include the following:
• State and Federal Home Investment Partnership Act (HOME) Funds • Section 202 Supportive Housing for the Elderly
• Section 207 Multifamily Rental Housing
• Section 207 Manufactured Home Parks
• Section 213 Cooperative Housing
• Section 811 Supportive Housing for Persons with Disabilities • Low Income Housing Tax Credit (LIHTC)
• California Housing Finance Agency (CHFA) Multiple Rental Housing Program • Tax Exempt Housing Revenue Bond
• California Community Reinvestment Corporation
• Federal Home Loan Bank Affordable Housing Program
Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-36 Housing Conditions
The City of El Monte has an older housing stock, which has a direct correlation with the amount and severity of housing rehabilitation needs. As a general rule, homes older than 30 years generally need repairs (e.g., new roof, plumbing, siding) and in some cases may require lead pain t abatement.

Homes older than 50 years frequently need new electrical, plumbing, roofing, and other major subsystems. Homes older than 70 years, unless regularly maintained, require substantial rehabilitation.

Homes built before or after certain dates are indicators of housing quality because building codes have significantly changed over time. For example, homes built after 1971 typically have a greater level of seismic reinforcement, since they were built after seismic codes were changed following the Sylmar Earthquake. Homes built after 1978 also tend to have the least incidence of lead paint, a known health hazard for children. However, in both these cases, homes can be retrofitted to current standards. Table 30 illustrates the age of housing in the city.

Table 30 Housing Age Characteristics
Year Built Number of Housing Units Percent of Homes
2014+ 748 2%
2010-2013 304 1%
2000-2009 1,901 6%
1990–1999 2,848 9%
1980–1989 3,665 12%
1970–1979 4,297 14%
1960–1969 4,790 15%
1940–1959 10,869 34%
Before 1940 2,113 7%
Totals 31,535 100%
Source: 2019 American Community Survey, 1-Year Estimates

The City has not undertaken a comprehensive housing conditions survey. However, an informal survey and discussions with code enforcement officers suggest the following housing rehabilitation needs:
• According to the SCAG Report using 2018 ACS 5-Year Estimat es, 659 units lacked telephone service, 78 units lacked complete plumbing facilities and 414 units lacked complete kitchen facilities in El Monte. Less than 1 percent of housing units are on septic tanks.
• At least 5 percent of single - and multiple-family homes require replacement and 10 percent need major repairs. Among mobile homes, an estimated 25 percent need repair or rehabilitation.
• Illegal garage conversions and second units are a significant issue. Many were built without building permits and do not meet current building, health, and safety codes.

Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-37 Affirmatively Furthering Fair Housing
In 2018, California passed Assembly Bill 686 (AB 686) as the statewide framework to affirmatively further fair housing; to promote inclusive communities , further housing choice, and address racial and economic disparities through government programs, policies, and operations. AB 686 defined “affirmatively furthering fair housing” to mean “taking meaningful actions, in addition to combat discrimination, that overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity” for persons of color, persons with disabilities, and other protected classes. The bill added an assessment of fair housing to the h ousing element which includes the following components: a summary of fair housing issues and assessment of the City’s fair housing enforcement and outreach capacity; an analysis of segregation patterns and disparities in access to opportunities, an assessment of contributing factors, and an identification of fair housing goals and actions.

The City has always had an ongoing commitment to prevent, reduce, and ultimately eliminate housing discrimination and other barriers related to equal opportunity in housi ng choice . Fair housing choice should be understood as the ability of persons of similar incomes to have available to them the same housing choices regardless of race, color, religion, sex, disability, familial status, or national origin. An impediment to fair housing choice is an action, omission, or decision taken because of race, color, religion, sex, disability, familial status, or national origin that restricts housing choices or the availability of housing choice. It is also any action, omission, or decision that has this kind of effect.

The City’s accomplishments in affirmatively furthering the goal of fair housing choice, and eliminating impediments for fair housing choice, include continuing to contract with a fair housing organization (Southern California Housing Rights Center). In addition, the City continue s to offer housing programs without impediments based on race, color, religion, sex, disability, familial status, or national origin. The City also strives to increase the awareness of the availability and benefits of City programs regarding housing choice, housing assistance, and landlord/tenant counseling through public information to the community. This information was distributed to the community in several ways, including notices placed in the City's newsletter, website, other social media outlets (e.g., Facebook, Instagram, Twitter), and community events. This proved to have a positive impa ct on the community by ensuring that the community is aware of the different services provided by the City of El Monte.

See Appendix D for a detailed analysis of the Affirmatively Furthering Fair Housing (AFFH) legislation.

Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-38 Housing Constraints
Housing constraints refer to land use regulations, housing policies, zoning, and other factors that influence the price and availability of housing opportunities in El Monte. This section provides an overview of the City’s General Plan, Zoning Code, Housing 5-Year Consolidated Plan, Fair Housing Plan, and other documents that identify public policies and governmental regulations that may limit or enhance housing opportunities in El Monte.

Land Use Policies
The Land Use Element prescribes the allowable uses of land in El Monte. Land use categories are provided to guide the type of development, intensity or density of development, and the permitted uses of land. The General Plan sets forth four residential, one mixed-use, and five commercial categories that allow housing . In addition, there are two significant Specific Plan areas that allow housing.

The Zoning Code implements the General Plan by providing specific direction and development standards within each of the general land use categories. Each general plan land use designation corresponds to one or more specific zoning districts, also described below in Table 31.

Table 31 General Plan and Zoning Designations
General Plan Land Use
Designation
Zoning
Districts Allowed Residential Uses
Low Density Residential
(0 to 6 du/ac)
R-1 Accommodates single-family detached homes, many of which are on larger lots in the community, particularly in northeast and southeast El Monte.

Medium Low Density
(6.1 to 8.0 du/ac)
R-2 Accommodates attached and detached single- family homes, duplexes and townhomes.

Medium Density
(8.1 to 14.0 du/ac)
R-3 Accommodates attached and detached single- family homes, duplexes, townhomes, condominiums and low-rise apartments.

High Density
(14.1 to 25 du/ac)
R-4 Accommodates townhomes, apartments, planned residential developments, and senior housing. Such areas are near a mix of transportation, shopping, business, public services, and public facilities.

Commercial Corridors
(14.1 to 25 du/ac)
C-O, C-1, C-2
and portions
of C-3, C-4
Accommodates townhomes, stacked units, planned residential developments, and senior housing. Such areas are near a mix of transportation, shopping, business, public services, and public facilities.

Mixed/Multi-Use Housing
(25.1-35.0 du.ac)
MMU Intended to provide for a mixture of high density residential and neighborhood commercial development, with a focus along major transportation corridors. Mixed-use can be vertical with housing above commercial, or horizontal with commercial and housing separated.

Residential only projects may also be promoted in mid-block areas.

Gateway (0-80.0 du/ac) SP-1 Intended to provide for urban density vertical mixed-use along Santa Anita Avenue and urban density housing surrounding the El Monte Station.

Downtown Core
(0-80.0 du/ac)
SP-4 Intended to provide high density urban housing and mixed-use housing with commercial and/or office uses. Buildings will rise multiple stories in height. The greatest densities will focus in the areas along Santa Anita Avenue and around the El Monte Metrolink Station, with lower densities along Main Street.

Source: El Monte General Plan, 2011, and subsequent amendments

Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-39 Sites selected to accommodate lower -income housing are located in the following areas, all which have maximum densities greater than 30 units per acre in compliance with state law:
• Gateway area (349 lower-income units; up to 80 units per acre); • Downtown area (687 lower-income units; up to 80 units per acre); • Garvey Corridor (385 lower-income units; currently up to 35 units per acre; proposed to be increased to 80 units per acre); and
• Five-Points area (401 lower-income units; currently housing is not permitted; proposed to be up to 80 units per acre).

The total of the four areas above is 1,822 lower-income units, or 68.8% of the lower-income RHNA.

Although the Ramona Boulevard Corridor permits a maximum density of 25 units per acre, the City is currently processing a 39 -unit affordable housing project with the developer utilizing the unlimited density bonus for 100% affordable projects within one -half mile of a major transit stop.

Factoring a proposed 155% density bonus, this development will maintain a density of 61 units per acre.

In addition, the Housing Element sites inventory projects 508 units on properties designed as Multi- Family Specific Sites. Of the 508 units, 470 units will be developed as part of the following projects. • The MacLaren Hall site. This is a Los Angeles County property that is proposed to be developed with a 5-acre park, 380 affordable housing units and on-site County services.

The County and City have already selected and approved the housing developer and are now going through the entitlement process, which will include the development of a new Specific Plan.
• The Motel M site. The City recently purchased the property through the state’s Homekey Program. The 90 rooms will initially operate as an emergency she lter, but is planned to be converted to permanent affordable housing by 2028.

The remaining 38 units has been reallocated to the Gateway area, which is anticipated to absorb a

10.9 percent increase in affordable units.

Housing Policies
California law requires that all local governments adopt and administer programs to facilitate and encourage the provision of a range of types and prices of housing for all income levels. The City’s Zoning Code specifies the type of housing allowed, the location of residentia l uses, permitted density, and permitting processes involved. Table 32 summarizes the types of housing allowed in each zoning district and whether the use is permitted by right, conditionally permitted, or prohibited.

Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-40 Table 32 Permitted Housing Types by Zone District
Housing Type
General Plan and Zoning Districts
Single
Family R-1
Multi-Family
R-2, R3 & R-4
Commercial
C-1, C-2, C-3 &
C-4
Mixed/
Multi-Use
MMU
Downtown Core
– Gateway SP &
Downtown SP
Industrial
M-1 & M-2
Conventional Housing
Single-Family P P NP NP NP NP
Multiple-Family NP P P* P P NP
Manufactured
Housing

P P NP NP NP NP
Mixed Use/ Live-Work NP NP NP P P/C (portions of
Downtown SP
only)
NP
Mobile Home Parks NP C (R3 & R4
only)

C NP NP C
Planned Residential
Development
C (R-1B
only)
C C* NP NP NP
Senior Housing NP C (R3 & R-4
only)
C* NP P (Downtown
SP only)
NP
Special Needs Housing
Accessory Dwelling
Unit (ADU)

P P NP P NP NP
Emergency Shelters NP NP NP NP NP P
Halfway House** NP NP C C NP C
Residential Care or
Community Care
Facility
C C C C C (portions of
Downtown SP
only
C
Single-Room
Occupancy (SRO)
NP NP C (C-2, C-3 &
C-4 only)

NP NP C
Supportive Housing P P P P NP P
Transitional Housing P P P P NP P
Source: El Monte Zoning Code, 2021.

P: Designates a use permitted by right
C: Designates a conditionally permitted use
NP: Designates a prohibited use
* Properties within 1/4-mile of a Major Transit Stop.
** Includes facilities used to house released federal, state or local inmates or facilities used in conjunction with drug/alcohol treatment centers.

Conventional Housing
The City of El Monte allows conventional single- and multiple-family housing in a wide variety of residential zones, including some commercial zones. Single -family housing is permitted in all residential zones. Multiple-family housing (e.g., projects with three or more attached or detached residential units) is permitted by-right in the R-2, R-3, R-4, C-1 and C-2 zones and in portions of C-3 and C-4 zones. Densities of 6.0 units per acre are allowed in single-family zones. The level of intensity increases to a maximum of 25 units per acre in the R-4 and C zones.

Prior to 2019, the City required a conditional use permit for multiple -family housing to address many of the problems inherent in neighborhoods where old er apartment projects were built.

However, in 2020 and 2021, the City completed a series of Zoning Code U pdates that addressed Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-41 some concerns related to setbacks, height and parking. New projects now require a design review permit, with smaller projects eli gible for approval at the director level. Most l arger projects are presented to the Planning Commission for approval. The design review process ensures that infill housing within existing residential neighborhoods is built to meet community expectations wi th respect to design and quality.

Mixed-Use Housing
Mixed-use is allowed within the Mixed/Multi-Use (MMU) zone. This type of development is focused along portions of the Garvey, Peck, and Durfee corridors. Mixed/Multi-Use projects can be vertically integrated (e.g., commercial frontage with residential and/or office uses above the first floor) or horizontal (housing adjacent to commercial and office uses). The scale, size, and mix of land uses vary based on the location and character of surrounding land use s. Densities of 25 to 35 units per acre and/or FAR of up to 1.00 are allowed.

The City approved development standards for the MMU zone in 2014. They included reduced parking and open space requirements compared to the City’s conventional housing standards.

Design standards required buildings to be set closer to the street with a focus on pedestrian connectivity and transit access. Of the three corridors designed for the MMU zone, the Garvey Corridor has seen the most significant number of new mixed-use and residential-only projects.

Urban Housing
Urban housing is focused within the Downtown Core and Gateway regions of the City. The 60-acre Gateway Specific Plan was first adopted in 2007, and is situated around the El Monte Transit Station.

It allows for up to 1,800 housing units in buildings up to 6-stories in height. The 115 acre Downtown Main Street Specific Plan was adopted in 2017, and focuses on the City’s most historic area, which includes Main Street and the El Monte Metrolink Station. It allows for up to 2,200 housing units in buildings up to 6-stories in height. This relates to a maximum density of 80 units per acre and FAR of 4.0.

Accessory Dwelling Units (ADUs) & Junior Accessory Dwelling Units (JADUs) In 2016, the California Legislature passed Senate Bill (SB) 1069, Assembly Bill (AB) 2299, AB 68, AB 881, SB 13, AB 587, AB 670 and AB 671 to facilitate the construction of Accessory Dwelling Units (ADUs) (also referred to as “second units” or “granny flats”). ADUs are additional living quar ters on the same lot as a primary dwelling. The bills limited the way local jurisdictions can regulate ADUs, which was intended to incentivize the construction of ADUs by reducing various zoning requirements and streamlining the review process. Additional changes to ADU law in 2020 (AB 3182) further reduced barriers to accommodate the development of ADUs and JADUs. This has resulted in a significant increase in the number of ADU applications approved in El Monte and other communities. For example, the number of ADU application submitted increased from 18 in 2018, to 35 in 2019, and to 79 in 2020.

By increasing the amount of housing options in the City, ADUs can provide a new source of affordable housing for persons and families of low and moderate income. Th e City permits ADUs in all zones that allow residential dwellings (including commercially zoned properties) and does not Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-42 have a minimum lot size requirement. In addition, Junior Accessory Dwelling Units (JADUs) are also permitted, provided the JADU is attached/ incorporated within the existing main dwelling unit.

Therefore, properties that consist of only one dwelling unit can potentially include an ADU and JADU to provide a total of three units on the property.

Additionally, ADUs and JADUs are permitted within portions of existing multiple-family structures that are not used as living space, such as boiler rooms and basements. ADUs/JADUs that are proposed for multiple-family buildings are allowed at a rate of 25 percent of units per building (e.g., if the building has 16 units, the building could incorporate up to 4 ADUs). An ADU/JADU is approved ministerially as a by-right use.

Mobile Home Parks and Manufactured Housing
California law (Government Code) specifies that permanently sited manufactured homes that are built to the HUD Code may generally not be excluded from lots zoned for single -family dwellings (unless more than 10 years old) and are subject to the same rules as site -built homes, except for certain architectural requirements. A city may not require an administrative permit, planning or development process, or other requirement that is not imposed on a conventional single -family dwelling. The City of El Monte complies with California state law regarding mobile home parks and manufactured housing.

The City of El Monte has amended the Zoning Code to define and distinguish manufactured housing from mobile homes. In addition, oversight on modifying or altering a manufactured/mobile home has been relinquished by the City to the state as the lea d agency for all application permitting. In 2019, the City approved a project that included various modular buildings to house for up to 18 persons who were formerly homeless. The buildings met the definition of manufactured housing.

Mobile Home Park Conversion Ordinance
In 2013, the City Council adopted regulations governing the change of use of mobile home parks in order to balance the needs of protecting mobile home park residents from displacement and hardships with the rights of mobile home park owners to make decisions concerning their businesses and property use. The City has adopted Mobile home Park Discontinuance and Tenant Relocation Regulations to set forth procedures for the conversion of an existing mobile home park or spaces to another use. These regulations are intended to benefit the general public by minimizing the adverse impact on the housing supply and on displaced persons by providing certain rights and benefits to tenants and by requiring tenant relocation assistance whenever an existing mobile home park or portion thereof is converted to another use. The regulations require mobile home park owners who wish to convert their property for another use to file an application to discontinue the mobile home park or mobile home park use. The application for discontinuance is required to include a relocation plan that will comply with standards and regulations developed by the Planning Commission.

Mobile Home Park Rent Stabilization Ordinance
Finding alternative sites for the relocation of mobile homes is difficult due to the shortage of vacant rental spaces, which is a function of the actual immobility of mobile homes and the scarce supply of land for mobile home parks and mobile home park spa ces. The cost of moving a mobile home is Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-43 substantial and the risk of damage to the mobile home is significant. Private sector ownership of mobile home parks brings with it economic incentives to raise rents, which in light of the scarcity of spaces and the prohibitive cost of mobile home relocation, makes mobile homeowner susceptible to excessive or unfair rent increases.

To ensure that conditions are preserved to promote and enhance fairness in the economic relationship between mobile home park owners and mobile homeowners, on August 4, 2015, the City of El Monte adopted Ordinance No. 2860 regarding the City’s mobile home rent stabilization program. The Ordinance implements reporting requirements for all mobile home parks within the City and regulates rent that may be charged on certain mobile home spaces. However, the Ordinance exempts certain types of mobile home spaces, such as spaces with leases in excess of 12 months, new construction, government -owned spaces, and spaces occupied by mobile homes owned b y the landowner.

Mobile home park spaces not exempt ed by the Ordinance may charge rent greater than that rent level charged on such mobile home park space as of July 1, 2015, provided it complies with one of the following criteria:

1. An annual Consumer Price Index for the Los Angeles-Anaheim-Riverside area reported (CPI) increase taking effect on or after May 1, 2016; or

2. The in-place sale of mobile home owned by the mobile home park; or

3. A City-approved petition for a rent adjustment to obtain a fair return; or

4. Rent increases for new capital improvements.

The Ordinance allows for annual rent increases to occur on or after May 1 equal to the reported CPI percentage increase between January 30 of the prior year to January 30 of the current year.

According to the United States Department of Labor’s Bureau of Labor Statistics, which reports the applicable CPI, the increase in CPI between January 30, 2017 and January 30, 2018 was 3.5 percent.

Therefore, the permissible annual rent increase applicable to certain eligible mobile home rent spaces on May 1, 2018 could not exceed 3.5 percent. In accordance with the Ordinance, the City also posted the notice at City Hall and on the City’s website on or before March 15, 2018. In addition, within three calendar days of receipt of this notice, each park owner/management was obligated to post a copy of the notice in a prominent place in the mobile home park(s) that they own and/or manage.

Residential Care Facilities
California law states that disabled persons and children and adults who require supervised care are entitled to live in normal residential settings. State law preempts cities from imposing many regulations on community care facilities. The Health and Safety Code (§§1500 et seq.) requires that group homes serving six or fewer persons be : 1) treated the same as any other residential use ; 2) allowed by right in all residential zones; and 3) subject to the same development standards, fees, taxes, and permit procedures as those imposed on the same type of housing in the same zone.

The City allows state -licensed care facilities serving six or fewer persons by right in all residential zones. In compliance with state law, these facilities are treated like any other residential use in the same single-family or multiple -family residential zone. The City also permits residential facilities Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-44 serving seven or more residents in any zone pursuant to a conditional use permit as allowed in state law.

In addition, the City previously received requests to establish s ober living homes, boarding and lodging houses, parolee homes, and other uses not licensed by the State of California. Previously, the Zoning Code did not define these uses nor provide guidance regarding how to permit or regulate these facilities in a manner compatible with residential neighborhoods. As a result, some facilities were unduly denied permission to locate in El Monte while others were potentially allowed by right, even in cases where the City actually had the authority to impose reasonable regulations.

The City has amended the Zoning Code to define residential care facilities consistent with state law and spec ified the permitting processes required for these uses under state law. In addition, correctional and other care facilities ( e.g., social rehabilitation, alcohol and drug treatment) that raised critical community concerns are regulated through locational, operational and developmental standards that is subject to a conditional use permit.

Housing for Homeless People
Recent state legislation has continued to change the ways in which local governm ents address homelessness. The state l egislature has recognized the growing problem of homelessness, the complex causes associated with homelessness (including lack of affordable housing, mental illness and substance abuse, and release from prison), the lack of facilities available for individuals and families, and the need for all communities to provide housing opportunities for this segment of the population.

The City of El Monte has seen a significant increase in its total homeless population. In 2016 the number of homeless persons counted in El Monte was 269 perso ns. However, that number rose to 509 in 2017, an increase of 89 percent. Further, there has been a substantial increase in the number of unsheltered homeless persons. In 2016, approximately 22 percent of homeless persons were unsheltered. In 2017, that number rose to 46 percent, more than double the percentage of unsheltered homeless people since the previous year.

Detailed demographic data for individuals experiencing homelessness in El Monte is not available as part of the annual Point -in-Time Count of t hose experiencing homelessness in Los Angeles.

However, the Los Angeles Homeless Services Authority (LAHSA), which conducts the county’s annual count, reports the following information for SPA 3 in 2017:
• 67% (2,373) were unsheltered and living outside while 33% (1,179) were in some form of temporary shelter accommodations – accounting for 6% of Los Angeles’ homeless population
• 76% were single adults, 18% were families, and 6% were youth and young adults • 28% were female, 72% were male, .4% were transgender, and .2% did not identify with a gender
• 50% were Hispanic/Latino, 24% were white, 18% were African American, 5% were American Indian, 2% were Asian, and 1% identified as other • 5% were age 62 and up, 17% between the ages of 55 -61, 60% between the ages of 25-54, 7% between the ages of 18-24, and 11% were under the age of 18 Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-45 • 6% were United States veterans
• 30% were considered chronically homeless, meaning that they have lengthy or repeated histories of homelessness along with a long -term disability such as me ntal illness, substance use disorder, or a physical health problem
• 28% had a mental illness, 17% had a substance use disorder, and 2% had HIV/AIDS • 27% have experienced domestic/intimate partner violence in their lifetime While only about 6 percent of the SPA 3 population, El Monte makes up about 14 percent of the SPA 3 homeless count, which indicates a higher incidence of encounters with the local homeless population.

City-level data from the regional Coordinated Entry System (CES) 3 further details the challenges as well as needs of those experiencing homelessness, using responses to the Vulnerability Index Service Prioritization Decision Assistance Tool (VI -SPDAT) assessment in addition to other indicators of health and wellbeing. An “acuity score” is pro duced by the VI-SPDAT, which can help identify an appropriate housing intervention for someone experiencing homelessness. Acuity scores for people experiencing homelessness in Los Angeles County are as follows:
• A low-acuity (score of 0 -3) suggests those ex periencing homelessness should be able to find housing on their own.
• A mid-acuity score (4-11) indicates those who are strong candidates for rapid rehousing programs (i.e., short-term rental assistance with supportive services). • A high-acuity score (12+) g enerally indicates those who need supportive housing, i.e., long-term affordable housing with wraparound services.

In El Monte, 324 individuals were assessed between July 2016 and November 2017 . Of these, 13 percent were in the low-acuity range, 70 percent were in the mid-acuity range (4-11), and 17 percent were in the high-acuity range (12+). With regards to age breakdown, approximately 40 percent were aged 41-55-years. This was significantly higher than the 10 percent aged 24 years or less, the 24 percent aged 25-40 years, and the 27 percent aged 56 or greater. With regards to race or ethnicity, 79 percent were white, 8 percent were black or African American, and the remaining 13 percent Asian, Alaska Native/American Indian, multiple races, or un known/declined to state. Thirty -six percent identified as female, 61 percent identified as male, 1 percent gender non -conforming, and for approximately 3 percent data were not collected.

Additional vulnerability indicators include: 1) the length of time a person has been homeless ; 2) chronic health conditions; 3) mental health diagnoses; and 4) people who have spent one or more nights in a holding cell, jail, or prison within six months of their VI-SPDAT assessment. In El Monte:
• 19 percent reported being h omeless less than a year, 55 percent said 1-2 years, and 24 percent said 2 years or more.
• 39 percent reported chronic health issues related to the liver, kidneys, stomach, lungs, or heart.
• 23 percent reported a mental health issue.
• 29 percent reported spending one or more nights in a holding cell, jail, or prison within six months of their assessment.

Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-46 Finally, local data on economic and housing trends serve as good indicators of future homelessness trends because they suggest areas in which some residents m ay be at risk of falling into homelessness. El Monte’s unemployment rate, poverty rate, housing vacancies, and eviction rate are greater than the average across Los Angeles County. Additionally, the median household income is substantially lower, suggesting that a greater proportion of residents may be at risk of homelessness.

El Monte has proactively created a network of housing and services to meet the needs of its homeless population. This includes shelters and permanent supportive housing as well as ou treach, prevention, and case management services through its nonprofit and faith -based community partners. The city funds its homelessness housing and services programs through federal CDBG, HOME Investment Partnership Program (HOME), and Emergency Solutions Grant (ESG) funding.

In addition, the City and its partners are currently providing and participating in the following activities:
• The City’s Housing Division creates policies, coordinates the annual homelessness count, allocates funding, and works with service providers.
• The El Monte Police Department conducts homelessness outreach and enforcement on a weekly basis . Additionally, it has a homeless outreach program called the Transient Outreach Using Community Hands (TOUCH ). This p rogram partners with various resources to provide services to the homeless. One such partner is the Los Angeles County Department of Mental Health.
• The City’s Code Enforcement Division and Police Department responds to homelessness- related complaints regarding private property.
• The Parks, Recreation, and Community Services Department provides assistance and information to homeless individuals as needed.
• Faith-based community partners, including Our Savior Center, Catholic Charities, Valley Community Church, and Cavalry, provide a variety of services including emergency food and shelter, as well as health clinics.
• Family Promise of San Gabriel Valley assists families who are homeless or at risk of homelessness with shelter and services such as housing location support and employment assistance.
• The San Gabriel Valley Churches Assisting Neighbors Network ho lds convenings and workshops regarding faith-based community activities that relate to homelessness. • Union Station provides services to homeless individuals and access to L os Angeles County’s Coordinated Entry System (CES), which prioritizes those experien cing homelessness in terms of need and tracks progress toward accessing services and housing.
• LAHSA conducts homeless outreach within the City and across the County. • School districts in El Monte work with families experiencing homelessness. These efforts are funded through the federal McKinney-Vento Homeless Assistance Act.

Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-47 • Foothill Family provides mental health and social services for at -risk children and families.
• A variety of Los Angeles County health and human services departments have offices in El Monte that serve all of SPA 3. These include the Department of Public Social Services, the Department of Mental Health, the Department of Public Health, and the Department of Health Services.
• Veterans Village provides permanent supportive housing for formerly homeless veterans, including rehabilitation and other services provided by New Directions. • The El Monte City School District has a community hub for family wellness through the Jeff Seymour Family Center.
• The El Monte/South El Monte Emergency Resources Association hosts a food pantry and distributes a limited number of emergency hotel/motel vouchers. • Operation Healthy Hearts provides meals and other services such as employment services and hygiene packages.
• The Goodwill Worksource Center, El Monte Rosemead Adult School, and Rio Hondo Community College provide workforce development opportunities.

In October 2017, the City was awarded a County of Los Angeles Planning Grant to develop a City Plan to Prevent and Combat Homelessness. The City then entered into a greements with the San Gabriel Valley Council of Governments (SGVCOG) and LeSar Development Consultants (LDC) to assist with the Plan’s creation. Other cities in the immediate area also participated. From February through April 2018, City staff along with LDC hosted a series of meetings with various stakeholders, including residents and business owners, homeless services providers, and City and County Departments to discuss the issues, challenges, concerns, and current conditions contributing to homelessness in El Monte.

The meetings also focused on ways to improve the quality of life for residents, neighborhoods, and the business community and to solicit feedback on potential strategies to address issues. A Study Session with the City Council was held on May 15, 2018, to review community and service provider feedback, as well as to gather further input to incorporate into the Plan. Stakeholder and City Council feedback, as well as a thorough review of documents and an assessment of existing activities, was then used to inform the Plan’s goals and actions.

The City of El Monte Plan to Prevent and Combat Homelessness was adopted by the City Council on June 5, 2018. This 3-year Plan sets the course for the City to further address the needs of its homeless residents and those who are at risk of homelessness, as well as to participate in regional solutions. Specifically, the Plan will coordinate and increase the capacity of existing programs and services, increase and better coordinate outreach and engagement act ivities, educate and build community support for homelessness best practices, and pursue resources that align with the goals set forth in the Plan . This includes increasing the number of shelter beds and affordable housing units within the City. Additionally, El Monte will work with neighboring cities and regional bodies to develop strategies that will more equitably distribute homeless housing and services across the San Gabriel Valley according to need. These efforts include strengthening existing and forging new Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-48 partnerships to efficiently deploy resources and maximize impact for those at risk of or experiencing homelessness.

To address the need to provide homeless shelters, t he state legislature enacted Senate Bill 2, which allows for a continuum of housing opportunities for homeless people, including emergency shelter, transitional housing, and permanent supportive housing. State law requires that specific provisions related to emergency shelters, and transitional and supportive housing be included in city zoning regulations as follows:
• Jurisdictions must identify a zone where emergency shelters will be allowed as a permitted use without a conditional use permit or other discretio nary permit. The identified zone must have sufficient capacity to accommodate the shelter need, and at a minimum provide capacity for at least one year -round shelter. Permit processing, development and management standards for emergency shelters must be ob jective and facilitate the development of, or conversion to, such uses. • Emergency shelter needs must be assessed based on the capacity necessary to accommodate the most recent point -in-time count, the number of beds available on a year-round and seasonal basis, the number of beds that go unused on an average monthly basis, and the percentage of those in emergency shelters that move to permanent housing.

Additionally, AB 139 also requires that parking standards be based on staffing, not the number of beds in the shelter.
• Pursuant to AB 2162, supportive housing must be a use by right in zones where multiple- family and mixed uses are permitted, including nonresidential zones permitting multiple-family uses, if the proposed housing development meets specified criteria, and would require a local government to approve, within specified periods, a supportive housing development that complies with these requirements. The local government may also identify additional zones where emergency shelters are permitted with a conditional use permit.
• Minimum parking standards for units occupied by supportive housing residents are prohibited if the development is within one-half mile of a public transit stop. • Low barrier navigation centers (LBNCs) are defined in state law as a “Housing First, low- barrier, service enriched shelter focused on moving people into permanent housing that provides temporary living facilities while case managers connect individuals experiencing homelessness to income, public b enefits, health services, shelter, and housing.” Permanent supportive housing and LBNCs must be allowed by right in mixed- use and nonresidential zones where multi ple-family uses are permitted, including nonresidential zones permitting multi ple-family uses pursuant to Government Code §65651 and §65662.

El Monte’s provisions for such are described below.
• Emergency Shelters. Emergency shelters are the first step in a homeless continuum of care program and are designed to allow homeless people a temporary place of stay.

Shelters may offer diffe ring levels of supplemental services including food counseling and access to other social programs, depending on their staffing and expertise. During the previous planning period, the Zoning Code was amended to define this use and Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-49 permit an emergency shelter by-right (without a conditional use permit or other type of discretionary permit) in the community. The code currently permits emergency shelters with fewer than 30 beds in manufacturing zoning districts without requiring any discretionary permits or public hearings. Emergency Shelters with more than 30 beds are only allowed in the M-1 zone with an approved conditional use permit. As part of 2021- 2029 Housing Element Program 5, the City will review current regulations to determine whether they are too re strictive and unable to provide sufficient capacity necessary to accommodate the most recent homeless point-in-time count, in compliance with state law (AB 139). Upon review, revisions to the Zoning Code include permitting emergency shelters in additional zoning districts (e.g., commercial zones), reducing or eliminating certain separation requirements, and establishing written objective standards that provides sufficient parking to accommodate working staff. • Transitional Housing. Transitional facilities typically accommodate homeless people for up to two years as they stabilize their lives. The City allows transitional facilities serving six or fewer residents in any residential zone, but the definition of facilit y needs to be clarified. Transitional facilities often include self-sufficiency development services, with the ultimate goal of moving recently homeless persons to permanent housing as quickly as possible . The City allows transitional facilities serving six or fewer residents any residential z one where it is considered a residential use of property and subject to restrictions that apply to other residential dwellings of the same type in the same zone, in compliance with state law (AB 139). Additionally, the City allows this use by -right (without a conditional use permit or other type of discretionary permit) in the C-O, C-1, and C-2 commercial zones. As part of 2021 -2029 Housing Element Program 5, the City will review current regulations related to the use including clarify the definition of facility for consistency with the California Health and Safety Code as well as evaluating development standards for compliance with state law (AB 139). • Supportive Housing. Supportive housing is affordable housing with on -site or off-site services that help a person or family with multiple barriers to employment and housing stability. During the previous planning period, the Development Code was amended to define supportive housing and permit such facilities in the community. During the 2021- 2029 Housing Element planning period, the City will update the Zoning Code to define “Supportive Housing” as a separate use. Additionally, the code will be updated to permit the use without requiring any discretionary permits or public hearings in multiple-family and mixed-use zoning district in compliance with state law (AB 2162).

The 2014 -2021 Housing Plan designated the M -1 (Light -Manufacturing) and M -2 (General Manufacturing) districts as th e appropriate zone for emergency shelters. During the previous planning period, the Zoning Code was amended to allow for emergency shelters (of less than or equal to 30 occupants) as a by -right use within the M -1 and M -2 zones, subject to the same development and management standards as other permitted uses in the zone s. The development standards that apply to these areas are the least restrictive when compared to other zones in the City.

The area allows a maximum FAR of 1.0 and a maximum height of 75 feet. The minimum front setback requirement is 50 feet from the centerline of the street, with side setback requirements ranging from 0 to 5 feet and no requirement for the rear setback. The side and rear setback Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-50 requirements are more stringent when the property abuts residentially zoned properties. However, parking standards are based on beds plus staffing, so a Program has been added to the Housing Element to amend the Zoning Code provision for consistency with AB 139.

The M-1 and M-2 zones are well suited for an emergency shelter. Such zones are primarily located in northwest portion of the City and the areas bordering the City of South El Monte. However, pockets of property along Valley Boulevard are also zoned M -1; these are in close proximit y to service providers, transit, health care, employment training, and other services. Properties in the M-1 and M-2 zones are considered to be highly underutilized with marginal businesses occupying many sites, including kennels, light industrial uses, an d warehousing or storage. Vacancy rates are high within the area, indicating that buildings are suitable for renovation/conversion to an emergency shelter.

In addition to applying the M-1 and M-2 development standards, per SB 2, the City can also specify written, objective standards to regulate the following aspects of emergency shelters to enhance compatibility:
• Identify a m aximum number of beds or persons permitted to be served nightly by the facility;
• Require a minimum size and restrict the location of exterior and interior onsite waiting and client intake areas;
• Condition safety measures such as lighting and security; • Require on-site management;
• Limit the proximity of different emergency shelters (provided they are not required to be more than 300 feet apart); and
• Identify a maximum length of stay.

Housing Programs 27, 28 and 30 describes in detail the program for emergency shelter, transitional housing, and permanent supportive housing in compliance with Senate Bill 2.

Development Standards
Residential development standards, building codes, and code enforcement work together to ensure that residential developments are built to appropriate standards, that buildings are of safe design, and that such buildings are maintained in accordance with City expecta tions and standards. This section analyzes these requirements as potential constraints to the production, maintenance, and improvement of housing.

Residential Development Standards
The General Plan establishes where housing can be located in El Monte and t he permitted density.

The Zoning Code provides more specific residential development standards such as building height, density, setbacks, and parking. Table 33 describes common development standards in El Monte and the following discussion analyzes whether such standards can facilitate the production of affordable housing in the community.

Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-51 Table 33 Residential Development Standards
Standard
Zoning District
R-1 R-2 R-3 R-4
Density range* w/o density bonus 0–6 units 6.1–8.0 units 8.1–14 units 14.1–25 units Minimum lot size (density calculation) 6,000 sf 5,445 sf 3,111 sf to 4,840 sf 1,800 sf Minimum lot size of multiple-family units 6,000 sf 10,000 sf with 70 feet frontage Maximum height of residential building 2 stories (30 ft) 2 stories (30 ft) 2 stories (30 ft) 3 stories (40 ft) Minimum setbacks (front, side, rear) 20 ft; 5 ft;
10 ft to 35 ft
20 ft; 10 ft;
10 to 20 ft
20 ft; 10 ft;
10 to 20 ft
20 ft; 10 ft;
10 to 20 ft
Floor Area Ratio (FAR) 20% to 35% 35% to 40% 35% to 40% 35% to 40% Lot coverage of residential unit 35% 40% 45% 45%
Distance between buildings/units 25 ft to 40 ft 10 ft 10 ft 15 ft Open space/yard requirement None Minimum of 600 sq. ft. of open space per unit or 25% of gross floor area, whichever is greater.

Minimum size of housing units 1,000 sf Studio: 650 sf; 1 bedroom: 800 sf; 2 bedroom: 1,000 sf; 3 bedroom: 1,200 sf; 4 bedroom: 1,350 sf
Source: City of El Monte Zoning Code, 2020.
*Density is based on minimum lot area per unit.

The City currently maintains development codes on its website for online viewing at https://www.ci.el-monte.ca.us/266/Planning-Documents, in compliance with state law. In addition, City staff intends to update many of its planning and zoning application forms as part of Program 5 (the City’s Comprehensive Zoning Code Update), and will also provide informational handouts for public use.

Density
The City’s residential density standards are typical for communities across the San Gabriel Valley, but often insufficient for new affordable housing. A majority of the City is zoned to permit densities of up to 25 units/acre. Higher densities of 25 to 35 units/acre, or even greater, are often necessary to make the construction of affordable housing profitable. Densities up to 35 unit s/acre are available within the MMU zone along the Garvey, Peck and Durfee corridors. These corridors also have a minimum density requirement of 25 units/acre. Densities of 35 to 80 units/acre are permitted in the Gateway Specific Plan and Downtown Main Street Specific Plan. However, these areas do not have minimum densities. This could be seen as a missed opportunity if properties are developed at much lower than permitted densities.

The EMMC also contains a requirement for minimum unit sizes. For single -family zones, the minimum required square footage for a dwelling is 1,000 square feet. For multiple-family zones, the minimum required square footage is based on the number of bedrooms, or: 650 square feet for a studio unit, 800 square feet for a one-bedroom unit, 1,000 square feet for a two-bedroom unit, 1,200 square feet for a three-bedroom unit and 1,350 square feet for a four-bedroom unit.

This requirement is designed to accommodate the actual number of occupants in a unit. However, as the average household size has been declining in El Monte for the past 20 years. Therefore, these requirements may no longer be needed and may be seen as a barrier to developing newer types of housing, such as work-live housing and micro-housing.

Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-52 Floor Area Ratio (FAR)
Floor Area Ratio (FAR) is a common tool used by cities to limit the size of a building(s) in relation to the size of the lot on which it is located. For example, if a property has an area of 20,000 square feet and an FAR of 0.25 (or 25%), then the maximum siz e of the building would be 20,000 square feet multiplied by 0.25 (25%), or 5,000 square feet. Cities can exempt certain areas of a building from counting towards the FAR, such as garages and basements. For single -family zones, the FAR in El Monte ranges from 0.20 to 0.35, depending on the size of the lot. For the R-2, R-3 and R-4 zones, the FAR ranges from 0.35 to 0.40, regardless of the permitted density. This may be seen as a barrier to developing high density housing and/or affordable housing, as a proje ct would typically need additional square footage to accommodate additional units. Along C-zoned corridors, the maximum FAR was recently increased to 0.60 or 0.70 (depending on the C zone). The higher FAR is necessary so properties can be developed at the densities prescribed in the General Plan.

Open Space
Single-family areas do not have open space requirements. Rather, yard setbacks, floor area and lot coverage dictate how much of the property will be reserved for open space. For multi ple-family areas, it varies depending on the property’s zoning. For properties zoned R -2, R -3 and R -4, a minimum of 600 square feet per unit is required, regardless of the permitted density. This may be seen as a barrier to developing high density housing and/or affordable housing, as a project would typically have less land available for open space as the number of units increase s. Along C-zoned corridors, the open space requirement was recently reduced to 300 or 400 square feet (depending on the C zone) per unit. The lower open space minimums are necessary so properties can be developed at the densities prescribed in the General Plan. Approximately one-third of the open space is to be reserved for private use. The remaining can be either private or common. All areas have minimum dimension requirements. Usable open space excludes street setbacks, driveways and parking spaces.

Private balconies can provide up to 25 percent of the total space. In addition, indoor recreation areas may contribute towards the total open space requirement.

Properties within the MMU zone and Downtown Main Street Specific Plan have separate open space requirements. The MMU zone requires 250 square feet of open space per unit, with a minimum 100 square feet of that being private and 100 square feet being common. In the Downtown Specific Plan, total open spaces per unit includes 175 square feet in the Monte Vista area, 150 square feet in the Zocalo area and 125 square feet in the Main Street and Station areas. In addition, a minimum 60 square feet of the total is to be private open space (with no limit on balconies). In addition, indoor recreation areas may contribute towards the total open space requirement.

Parking Standards
Parking standards in the City of El Monte vary depending on the type of house, the type of resident and its location. Housing that is in closer proximity to services and transit generally have lower parking requirements. For single -family, the EMMC require s two garage spaces per dwelling. For multiple-family, two garage spaces for the first 1,200 square feet is required, plus an additional space for each 400 square feet over 1,200 square feet. Recent surveys conducted by staff show the parking requirements in El Monte are higher than many other cities in the region. Many older developments Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-53 do not meet these standards, creating a high demand for on-street parking in some neighborhoods.

Because the existing standards may be seen as a barrier to developing high density housing and/or affordable housing, the City intends to address this condition by reducing parking to only 3.0 spaces (and 2.5 spaces for projects within one-quarter mile of a Major Transit Intersection ) as part of the 2022 Comprehensive Zoning Code Update (Program 5). Program 5 also includes actions to further reduce parking in the City’s mixed-use (MMU) zoning district and Downtown Specific Plan (which will accommodate the majority of the City’s new housing). Further reductions will be proposed for affordable housing units (including ones for moderate income families) and senior housing.

However, over the past several years, the City has reduced parking in other instances. This includes within the Downto wn Specific Plan, the Gateway Specific Plan, along mixed -use corridors, for seniors and affordable housing and for projects close to transit. This allows for more landscaping and less hardscape for a typical project. In addition, it may encourage people to utilize transit. Table 34 below provides a summary of the City’s current parking standards.

Table 34 Parking Standards
Housing Type Parking Standard
Single-Family Housing R-1 2 spaces within a garage. 1 additional enclosed or open parking space for dwellings with a gross floor area greater than 2,000 sf. For units with more than 4 bedrooms, 1 additional enclosed or open parking space for each bedroom after the first 4 bedrooms. bedrooms.

Accessory Dwelling Unit (ADU) 1 space for each ADU bedroom or ADU unit, whichever is less. No parking required if ADU is located within ½-mile of public transit.

Multiple-Family Housing R-2,
R-3 & R-4
2 spaces within a garage for the first 1,200 sf of gross floor area plus 1 space for each additional 400 sf of gross floor area. Additional guest spaces at 1/6- space per unit.

Multiple-Family Housing R-2,
R-3 & R-4 within ¼-mile of a
Major Transit Stop
2 spaces within a garage for the first 1,400 sf of gross floor area plus 1 space for each additional 400 sf of gross floor area. Additional guest spaces at 1/8 space per unit.

Senior Housing 1 space per unit for developments of 20 units or less. For developments of 21 units or more, 0.5 spaces per unit, or 20 spaces, whichever is greater.

Additional guest spaces at 1/10-space per unit.

Moderate Income Units 2 spaces within a garage per unit. Additional guest spaces at 1/8-space per unit. For units in the R-1 or R-2 zone, guest spaces may be provided in private driveways.

Lower and Very Low-Income
Units
1 space. Additional guest spaces at 1/10-space per unit.

Source: City of El Monte Zoning Code, 2020.

The Gateway Specific Plan employs a unique approach to parking. Pursuant to the adopted EIR and Specific Plan, calculation of required parking spaces shall be in conformance with the El Monte Gateway Parking Model, which is based on the Urban Land Institute (ULI) Shared Parking Model.

Under the City’s current parking requirements, the Gateway project would require a total of 9,200 parking spaces. Because the Specific Plan encourages shared parking with residential and nonresidential uses, the City allowed a reduction to only 7,800 spaces.

The EMMC also provides a list of ways that projects can achieve reduced parking standards, including shared parking agreements, through parking studies, access to on -street parking, Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-54 proximity to public transportation or other pu blic facilities. These options give developers options if parking is determined to be a constraint to the development of new units.

Regulatory Concessions
The City uses several planning tools to facilitate and encourage the development of a wide variety of creative housing products that are affordable to people earning a wide range of incomes. These regulatory concessions are described below and summarized in Table 35. • Density Bonus. The City approves density bonuses for residential projects to allow up to 35 percent more units than otherwise authorized in a particular zone when affordability targets are met as specified in state law. The City has allowed density bonuses for many affordable housing projects (and housing projects that contain affordable units) built in recent years. This allows a project to achieve an overall higher profit margin, thus enabling the subsidization of affordable unit for very -low to moderate income households.
• Planned Residential Development (PRD). The City has a PRD section in the Zoning Code to encourage innovative design and a broad mix of housing types that would not be otherwise allowed in certain zoning districts. Through the PRD process, variances and modifications are not necessary for most deviations from required yard setbacks, second and third story step ba cks and building separations. In addition, projects may be developed at the highest intensity permitted in the General Plan, regardless of the property’s width or area.
• Modification-Variance. A Modification may be granted for a parcel with physical characteristics so unusual that complying with the Zoning Code creates an exceptional hardship to the applicant or the surrounding property owners. As specified in the Zoning Code, a Modification request can only be requested for certain development standards.

The characteristics must be unique to the property and, in general, not shared by adjacent parcels. A Modification Committee that includes the Building Official, City Planner, and a Planning Commissioner reviews the request at a public hearing to make a deci sion subject to appeal by the applicant to the Planning Commission. A Variance can be requested to deviate from all other development standards not under the purview of a Modification request, which requires Planning Commission approval. • Downtown - Development Opportunity Reserve (DOR). In 2017, the Downtown Specific Plan was adopted that includes the Development Opportunity Reserve (DOR). The intent of the DOR is to encourage increased development intensity within El Monte’s downtown concurrently with the delivery of public improvements to satisfy the increased demand for public amenities that come with increased development intensity.

A developer can request to exceed the maximum height, floor area ratio (FAR), and density allowed by -right subject to the d elivery (or in -lieu payment) of additional amenities and public improvements.

Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-55 Table 35 Regulatory Concessions
Procedure
Sample of Reductions in Standards
Density
Yards/
Open Space
Lot
Dimension
Street
Frontage Approval
Density Bonus
provision
35% Depends on requested concessions By right
Planned Development Limited by General
Plan
No limit No limit No limit Planning
Commission
Variance- Modification Limited by General
Plan
Depends on topography
Downtown-Develop-
ment Opportunity
Reserve (DOR)
Limited by Specific
Plan
Depends on proposed public improvements
Source: El Monte Zoning Code, 2021.

Comprehensive Zoning Code Update
The City is currently in the midst of a comprehensive Zoning Code Update that will likely update the following development standards: parking for all uses; open space for multi ple-family uses; setbacks, height and floor area ratio for multi ple-family uses; and the density for some residential zones. In addition to updating development standards, the Update will also evaluate the City’s current process in reviewing residential projects. This includes simplifying the readability of the Code and streamlining the review process where deemed necess ary. Finally, the Update will provide an opportunity to ensure all recently approved state legislation related to housing is incorporated in the Zoning Code. The Update is expected to remove standards that may be seen as a barrier to developing high density housing and/or affordable housing. The Update is documented in Housing Element Program 5 and anticipated to be completed by the end of 2022.

Building Codes
The City of El Monte implements and enforces a wide variety of building, energy, and other codes to ensure housing is both safe and of quality. As required of all cities by state law, El Monte must periodically adopt building codes codified as part of the California Building Code. A City may modify such codes if it makes an express finding that such a modification is reasonably necessary because of local climatic, geological, or topographical conditions (Health and Safety Code §17958.7).

Title 24 of the California Code of Regulations, the California Building Standards Code, contains the regulations that govern the construction , alteration, repair, relocation, demolition, and use of buildings in California. Title 24 is composed of 12 parts, including the California Building Code, Electrical Code, Plumbing Code, Energy Efficiency Code, Mechanical Code, and Fire Code. These codes also contain regulations affecting energy conservation, accessibility requirements, and other similar codes, which are adopted and implemented by jurisdictions throughout California.

The City of El Monte has adopted the 2019 edition of the California Building Code, which is largely based on the new International Building Code. The California Building Code is a set of uniform health and safety codes addressing building, electrical, mechanical, plumbing, and fire safety. As allowed by state law, the City has carefully reviewed the codes and adopted them. However, the Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-56 City has made a few amendments to respond to local climatic, geological, or topographical conditions.
• Violation of El Monte Building Code: Indicating General Penalty for any person who violates any provision of the Building Code.
• Future Property Line: procedures for proposed future widening of certain streets within the City.
• Demolition Procedure: Handouts and guidelines for issuing a Demolition Permit. • Fee Procedure: guideline as to how fees are collected, and what fees apply to the services that the Building Division provides.
• Garage Definition: due to numerous garage conversion violations in El Monte on an annual basis, a garage definition was included in the Municipal Code. • Part 8, Historical Building Code, to provide regulations for the preservation, restoration, rehabilitation, relocation or reconstruction of buildings or properties desi gnated as qualified historical buildings or properties.
• Part 9, Fire Code, to provide regulations that establish the minimum requirements consistent with nationally recognized good practices to safeguard the public health, safety and general welfare from the hazards of fire, explosion or dangerous conditions in new and existing buildings, structures and premises, and to provide safety and assistance to fire fighters and emergency responders during emergency operations. • Part 10, Existing Building Code, to provide guidelines for preserving existing buildings and provide regulations for the repair, alteration, change of occupancy, addition to, and relocation of any existing building or structure.
• Part 12, Reference Standard Code, to update administrative references to procedures and other authorities.

Compliance with the CBC should not significantly add to the cost of construction since the Code is mandated to be enforced statewide and costs should be relatively uniform across the State of California. Any costs associated with Building Code standards are necessary to protect the health safety and welfare of the citizens. Compliance ensures that all new or renovated buildings are structurally sound, have proper exiting and are equipped with necessary fire protection features. In addition, the CBC mandates energy efficiency as well as provisions for access for persons with disabilities.

Code Enforcement
The City’s Code Enforcement Division is responsible for enforcing the EMMC and certain state laws.

A main purpose of the Division is to address the issue of substandard living quarters, promote greater compliance with health and safety standards, as well as preserve the quality of El Monte’s neighborhoods and available housing. The Division receives and invest igates all complaints regarding alleged property maintenance violations, zoning violations, private property parking violations, licensing, and permit compliance issues. Code enforcement officers inspect properties, issue citations as needed, and refers pr operty owners to the Planning and Housing Divisions for assistance. Common code enforcement violations include accumulation of outside storage, furniture, Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-57 trash and debris; unkempt landscaping, overgrown vegetation and bare dirt; plumbing, electrical or mechanical hazards; uninhabitable buildings; inoperable vehicles; unpermitted construction; and equestrian use in unpermitted zones.

Infrastructure and Site Improvements
The City of El Monte is an urbanized community with the primary infrastructure already in place.

As part of the approval process for residential development, builders are required to pay fees to fund the cost of extending infrastructure or providing services to their development. These fees are described in Table 37. Typical site improvements include street improvements, including internal streets where needed, underground utilities, curbs, gutters, storm drains, sidewalks and street trees, and sewer and water laterals.

For the variety of sites proposed for residential development, adequate infrastructure is already in place. However, significant additional infrastructure will be required for the El Monte Gateway project. The City approved a contract for approximately $1.0 million to draw the design specifications for the project so that construction can begin. The former Redevelopment Agency provided funding for the infrastructure improvement study to facilitate the timely construction of the project. In 2015, the Exchange at Gateway project was completed that provides 13 3 workforce/ affordable housing units. An additional 208 market -rate apartment units are currently under construction which will provide additional infrastructure to the area to accommodate the expansion of more housing.

For residential development along certain corridors or within established neighborhoods, the City typically requires additional site improvements related only to traffic, sewer, and sidewalks. As a built-out community, whe re water and sewer, traffic flow, and sidewalks are important, the developer may be required to provide a detailed traffic study and install main sewer flow monitors to ensure that the City’s aging infrastructure can accommodate the project. Even with thes e minor requirements, a developer has never had to forego a project due to the costs of site improvements.

Development Fees and Taxes
The City of El Monte, like other cities in the region, charges various fees and assessments to cover the cost of processing development permits and ensure that adequate public facilities and services are available to support residential developments. Table 36 provides a list of planning application fees associated with residential development.

Table 36 Planning Application Fees
Planning Application/Entitlement Fee(s)
Zoning Clearance (ZC) $407.25
Initial Plan Review (IPR) $6,097.30 to $10,161.73 (up to 40 units) Tentative Parcel Map (TPM) $3,040.80
Tentative Tract Map (TTM) $3,366.60 to $5,657.20 (up to 40 units) Conditional Use Permit (CUP) $3,040.80
Design Review (DR) $3,040.80 to $9,882.60 (up to 40 units) Variance (VAR) $1,357.50 to $3,040.80 (2 units +)
Modification (MOD) $868.80 to $1,357.50 (2 units +)

Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-58 Pro formas were analyzed based on different sizes of residential products. Table 37 provides examples of development fees for residential construction for single -family and multiple -family homes. As shown in Table 37, development fees range from $18,101 to $30,836 per unit depending on the type of unit (ownership vs. rental), size of the project, density, and location. City fees are approximately 6 percent of the project per -unit sales price, are generally comparable to other local jurisdictions, and are not considered to be a constraint to the development of affordable housing, given that many affordable senior projects were built in the previous planning period.

However, i n certain case s, the City has subsidized the cost of housing construction through the financing of site improvements, rebate of fees, and granting of density bonuses, all of which help to increase project revenues and mitigate the impact of fees on the construction of h ousing. Thus, although fees do add to the cost of residential development, the fees are not considered to constrain the production of affordable housing.

Table 37 Residential Development Fees
City Fees
Single-Family
Project
Condominium
20-Unit Project
Apartment
40-Unit Project
Planning fees $310 $11,410 $10,125
Engineering fees $2,718 $6,926 $9,145
Building fees $4,800 $37,196 $55,212
Park in-lieu fee (Quimby) $14,120 $282,400 $241,280
Streets ($815/unit) $815 $16,300 $32,600
Traffic ($67.90/unit) $67.90 $1,358 $2,716
NPDES paid to LACFCD* $1,000 $15,000 $24,000
Drainage & Sewer ($1,980/MF unit) $2,474 $39,600 $79,200 Public Art Fee (1% of valuation) $0.00 $32,000 $45,000
School fee ($3.20/sq. ft.) $6,400 $96,000 $153,600
Total $30,836 $589,460 $724,040
Per housing unit $30,836 $29,473 $18,101
Source: City of El Monte, 2021.

Notes: Projects may require site-specific environmental assessments, not included in above totals. This analysis assumed single-family home is 2,000 square feet, condominium unit is 1,500 square feet; and apartment unit is 1,200 square feet. For park fees, Quimby fees are $14,120 for ownership units and $6,032 for apartment units. Projects are also subject to a public art fee, calculated as a percentage of valuation. *Based on impervious surface of average project
Permit Approval Process
Development permits typically must undergo a variety of city approval processes. This includes routine development and plan approvals, conditional use permits, and design review. Each of these stages is critical to ensuring quality residential projects. This section focuses on the three most widely used development approval processes in El Monte.

Development Review
The City of El Monte uses a standard development review process to ensure that residential projects are of high-quality construction and design. The timeframe for processing proposals depends on the Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-59 complexity of the project, the need for legislative action, and environmental review. Table 38 and the text below describe the steps to process housing proposals. • Zoning Clearance Review. A Zoning Clearance is a ministerial act that ensures development is con sistent with the general plan and Zoning Code. Typically, the developer consults with planners at the front counter about Zoning Code requirements for smaller developments (such as a single-family house, residential additions, and/or an accessory dwelling unit). The developer then submits preliminary site plans, elevations, and floorplans to the Planning Division. If the project satisfies City codes, the review takes three (3) to four (4) weeks. The developer then submits plans to the Building Division for Plan Check, which requires two (2) to four (4) weeks.
• Initial Plan Review (IPR). For housing projects that require a Design Review entitlement, prior to submitting the entitlement application, applicants are required to submit for Initial Plan Review (IPR). The intent of the IPR process is to provide preliminary feedback on the proposed project’s compliance with the City’s General Plan, Zoning Code, and Comprehensive Design Guidelines. The proposed development plans are r eviewed by one of the City’s bench-listed design consultants to provide high-level architectural and landscape design comments. Once the IPR comments are finalized and forwarded to the applicant, the applicant would then incorporate the comments into a for mal land use entitlement submittal. The goal of the IPR is to provide a streamlined review process once a project is formally submitted as the main issues have already been addressed through the IPR process. The timeframe for an IPR takes four (4) to six (6) weeks. • Modification-Variance. If the developer requests to deviate from a zoning requirement, a Modification request may be applied for given that the requirement is listed in the Zoning Code as an applicable Modification request. The City’s Modification Committee (Building Official, City Planner, and Planning Commissioner) will review the request at a public hearing and make a decision, which can be appealed to the Planning Commission. If the request to deviate from a zoning requirement is not applicabl e to a Modification request; a Variance request may be applied for that is subject to approval by the Planning Commission and appealable to the City Council. Prior to the approval of a Modification/Variance, a project is required to demonstrate compliance to all “findings of facts” to substantiate the request. The timeframe for both the Modification and Variance requests from submittal to approval may take two (2) to three (3) months. • Tentative Parcel/Tract Map Review. In cases where a project is proposing to subdivide an existing property into multiple lots that will be dedicated for individual property ownership (per lot), a discretionary approval is required for a tentative parcel or tract map. For proposed developments with four (4) or less par cels, a tentative parcel map is applicable. In addition, for proposed developments with five (5) or more parcels, a tentative tract map is applicable. Proposed tentative parcel/tract maps are required to comply with the California Subdivision Map Act and make standard findings regarding the project design. The approval is subject to a public hearing with the Planning Commission which is appealable to the City Council. The timeframe for tentative parcel/tract map request may take three (3) to four (4) months.

Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-60 • Conditional Use Permit. The Zoning Code requires a Conditional Use Permit for certain residential uses, such as mobile home parks and senior housing, to ensure such uses are appropriate for the particular location. The Conditional Use Permit allows the Planning Commission the authority to permit uses subject to certain conditions designed to mitigate potentially negative impacts of that use in that zone and location. The approval is subject to a public hearing with the Planning Commission which is appeala ble to the City Council. Prior to the approval of a Conditional Use Permit, a project is required to demonstrate compliance to all “findings of facts” to substantiate the request. The timeframe for tentative map request may take three (3) to four (4) months. • Design Review . El Monte has established a design review process to encourage development that is compatible and harmonious with neighborhoods; foster the use of sound design principles that result in creative and imaginative solutions; establish structures of quality design that avoid monotony and mediocrity of development; promote and maintain the public health, safety, general welfare; and implement general plan policies encouraging the preservation and enhancement of the unique character and assets of the city. In addition, proposed housing projects are subject to compliance to the City’s Comprehensive Design Guidelines which were adopted in 2012.

In 2019, the City established the Director Level Design Review process. This was to streamline the review process for smaller projects like duplexes and projects subject to state streaming, such as those identified in the Housing Crisis Act of 2019. Th is process typically takes two (2) to three (3) months. The applicant may appeal the Director ’s decision to the Planning Commission. All other multiple -family projects are subject to Planning Commission Level Design Review, which is appealable to the City Council. This process typically takes (3) to four (4) months (more if environmental studies a re necessary). Prior to the approval of any Design Review application, the applicant is required to demonstrate their project’s compliance with the City’s Comprehensive Design Guidelines and to all “findings of facts” to substantiate the request. • General Plan Amendment/Zone Change. For very large residential projects, sometimes the applicant will propose a General Plan Amendment or Zone Change, particularly for housing built in underutilized sites zoned for nonresidential uses. In these cases, the timeframe for approval can be considerably longer. However, the City typically reduces the timeframe for this legislative step by processing, where feasible, the discretionary permits at the same time. A General Plan Amendment and Zone Change is subject to approval by the City Council, after receiving recommendations from the Planning Commission.
• Environmental Review. Environmental review typically takes only a fraction of the total time needed to process a project. The vast majority of projects are deemed categorically exempt from CEQA, therefore involve little to no delay in the approval process. In certain cases, larger residential projects may require a mit igated negative declaration. Overall, the time involved is largely due to mandated periods for public review and the overall process is completed within state law. However, some larger projects, in particular those with a General Plan Amendment/Zone Change , require technical studies and the circulation of a Negative Declaration/Mitigated Negative Declaration (ND/MND) or Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-61 Environmental Impact Report (EIR), per the California Quality Environmental Act (CEQA).

The total time to process an application for residential development is approximately two months for a single-family home and six months for a multiple -family project. Timeframes may increase significantly if the project include a General Plan Amendment/Zone Change and/or environmental review.

Table 38 Development Review
Development Permit
Single-Family
(1 unit)
Duplex
(2 units)
Multiple-Family
(3+ units)
Initial Plan Review (IPR) N/A 4 to 6 weeks 6 to 8 weeks Modification Review only (if required) 6 to 8 weeks 2 to 3 months 2 to 3 months Director Level Design Review N/A 2 to 3 months 2 to 3 months* Planning Commission Level Design Review
(may be combined with other entitlements)
N/A 3 to 4 months 4 to 6 months
Building Plan Check and Permit Issuance 2 to 4 weeks 2 to 4 weeks 4 to 6 weeks Cumulative Total of Standard Residential
Projects
2 months** 4 to 6 months** 6 to 9 months**
Source: City of El Monte, 2021.
* Only some projects may qualify for Director Level Design Review. ** Does not include time necessary to complete environmental review.

Processing assumed to be concurrent
Market Constraints
Market constraints to the development of residential buildings have become more prominent as the economy and residential construction industry has gone through multiple phases of expansive growth followed by periods of slowed activity. Cost of materials, land costs, lending policies, and local government fees have all been credited as factors influencing the cost of construction and the ability of households to purchase new housing. This section analyzes the impact of these market factors.

Development Costs
Building Materials and Labor
Hard construction costs including the cost of materials (wood, cement, asphalt, roofing, pipe, glass, and other interior materials) and labor comprise more than 60 percent of total development costs.

Materials costs vary depending on the type of housing being constructed and amenities provided.

Labor costs are influenced by the availability of workers and prevailing wages.

According to the Terner Center for Housing Innovation at UC Berkeley, affordable and market-rate developers have seen increasing construction costs throughout the state. For example, the cost of building a 100-unit affordable project in California increased from $265,000 per unit in 2000 to almost $425,000 in 2016. On a square foot basis, the Terner Center reports that the cost of constructing multiple-family housing increased by 25 percent between 2009 and 2018, reaching an average of $222 per square foot by 2018.

Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-62 The cost increases reported by Terner align with other industry measures of construction cost including the California Construc tion Cost index, which recorded a 24 percent change in costs between 2009 and 2018. In the Los Angeles region th e costs increased even more, with the average hard costs exceeding the statewide average by $35 per square foot. Although construction costs are a significant factor in the overall cost of development, the City of El Monte has no direct influence over materials and labor costs.

Timing and Density
The housing market can also constrain the timing between project approval and requests for building permits. In most cases, this may be due to developers’ ability to secure financing for construction. In El Monte , the average time between project approval and request for building permit for a multi ple-family development is typically two to four months. Market-rate developers for residential development typically propose products at the lower end of the allowable den sity range. As part of the 6th cycle Housing Element update, the City will be exploring tools and changes to development standards that will facilitate in achieving the maximum density.

The City has analyzed recently completed developments in the Downtown and Gateway area , as well as the in the Garvey Avenue, Durfee Avenue and Peck Road corridors (all zoned for multi-use projects). Findings from this analysis indicates the following significant trends.

Project Densities in the Downtown and Gateway Areas
These areas include the El Monte Bus Station ( the largest bus station west of Chicago) and the Metrolink Station. In between is Main Street – which is considered the historic small -town hub of the City. Permitted densities range from 35 units per acre to 80 units per acre. Two types of projects have been proposed (with a majority of them built or under construction).

Table 39 Densities in the Downtown and Gateway Areas
Type of Projects Number of Units
Stacked projects – projects are 4 to 5 stories high; most include underground parking or podium parking; densities between 50 to 80 units per acre 737 units (83.4%) Townhouse projects – projects are 3 stories high; each include separate attached garages; densities between 20 to 30 units per acre 147 units (16.6%) Total: 884 units

The City’s Downtown Specific Plan and Gateway Specific Plan provide the development standards needed to construct higher density projects. Overall, the table illustrates that market conditions support higher densities and increased costs associated to underground parking. An overwhelming majority of units are located in stacked projects. It is also important to note that one of the townhouse projects was constructed prior to the Downtown Specific Plan being adopted (April 2017).

Project Densities along the Garvey, Durfee, and Peck Corridors This includes all three of the City’s mixed -use corridors. Like with the table above, two types of projects have been proposed (with a majority of them built or under construction).

Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-63 Table 40 Densities along the Garvey, Durfee, and Peck Corridors Type of Projects Number of Units
Stacked projects – projects are 3 to 4 stories high; some include podium parking; densities between 30 to 35 units per acre 150 units (34.9%) Townhouse projects – projects are 3 stories high; each include separate attached garages; densities between 20 to 25 units per acre 280 units (65.1%) TOTAL: 884 units

The City’s mixed-use zoning district provides development standards to allow densities of up to 35 units per acre. However, a significant majority of the developers have proposed projects at significantly lower densities. Developers have repeatedly expressed that market demand calls for townhouses (or rowhouses) at lower densities. They state that buyers prefer attached garages and a minimal amount of private space.

However, in Program 1-4, the City has included actions to require or encourage higher residential densities in the City’s mixed-use zoning districts:
• Develop the Garvey Corridor and Five -Points Urban Density (U/MU) zoning district.

This will allow densities of up to 50 units per acr e. Permit buildings up to 5 or 6 stories and reduce parking and open space requirements for projects that are constructed at higher densities.
• As part of the 2022 Comprehensive Zoning Code Update, review the existing mixed-use development standards for Pe ck Road and Durfee Avenue (the M/MU zoning district).

Reduce parking and open space requirements, to better facilitate the construction of higher density projects.
• Strictly enforce minimum density requirements in the U/MU and M/MU zoning districts. • Develop a set of incentives for developers to consolidate properties and develop at densities over 40 units per acre in the U/MU zoning district and over 30 units per acre in the M/MU zoning district.

Approval Times for Projects
The City has analyzed 54 completed housing projects with 956 units that were submitted and received approvals since 2014. Small projects are defined as three (3) to nine (9) units and large projects are defined as ten (10) or more units. Project s with Environmental Impact Reports (EIRs) were removed. For the 32 smaller projects, the average review and approval time was 6.8 -months, and the median time was 6.4 months. All the projects were exempt from the California Environmental Quality Act (CEQA). For the 22 large projects, the average review and approval time was 10.1-months, and the median time was 8.2 months. Ten of the projects included a Mitigated Negative Declaration (MND), and the remaining were exempt from CEQA.

As detailed above, a variety of nongovernmental constraints significantl y impact review and approval times for housing projects. Many of the 54 projects analyzed by staff were similarly impacted. However, the City intends to incorporate the following steps to assist in reducing approval times for projects:

Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-64 • Utilize the City’s new software program (Energov – which will be operable by summer 2022) to generate reports on projects that are being delayed. Routinely follow-up with the project manager and provide assistance where possible.
• Routinely meet with applicants in person or remotely to explain each item on incomplete letters. This will increase the likelihood that an applicant’s second submittal is complete. • As part of the Comprehensive Zoning Code Update, update all City applicant forms and procedures. The new Zoning Code will be significantly more user friendly with tables, charts, and illustrations. Having such updated standards and forms will increase the likelihood that an applicant submits a complete application.

Land Costs
Land and construction costs, in tandem with proj ected rents and sale prices of housing, affect the feasibility of building market rate and affordable housing. Over the past five years, the escalation of housing prices has made it feasible to convert even otherwise valuable commercial land or lower value industrial land to residential uses.

Land costs include the costs of raw land and site improvements (e.g., grading, cut and fill, environmental cleanup). Factors affecting the cost of land include overall availability within a community, environmental site conditions, public service and infrastructure availability, aesthetic considerations, and parcel size. According to City Staff, the raw cost of improved land ranges from $30 to $37 per square foot for single-family lots, while multiple-family land commands a price at $35 to $42 per square foot.

Recent data indicate that construction costs can constitute 43 to 48 percent of the cost of a single- family detached home. According to a survey of housing projects completed during the previous planning period, the square footage costs of new housing average $110 per square foot for a single- family detached unit and an average of $60 per square foot for a stacked flat single-family unit (with no garage). Apartments can achieve some economy of scale, provided that the building does not exceed three stories, does not require underground or podium parking, and the amenities are standard for most apartment projects.

Labor costs are usually two to three times the cost of materials, representing 17 to 20 percent of the total cost of a new home. Labor costs are based on a number of factors, including housing demand, the number of contractors in the area, and union status of workers. State law requires the payment of prevailing wages for most private projects built under an agreement with a public agency providing assistance to the project, except for certain types of affordable housing. Although this law may raise the cost of affordable housing, it is not a constraint unique to El Monte.

To help mitigate the cost of building affordable housing, the City has made a practice of granting density bonuses to housing developers. The City grants discretionary ap provals, such as design review, zone changes, and general plan land use designation changes, to further provide available opportunities to build housing. For homeownership projects, the City has also provided low-cost land to nonprofit housing developers. Finally, developers have the option of expediting their projects for a fee.

Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-65 Financing
Mortgage interest rates have a large influence over the affordability of housing. Increases in interest rates decrease the number of persons able to afford a home purchase. Decreases in interest rates result in more potential homebuyers introduced into the market. National policies and economic conditions determine interest rates, and there is little that local governments can do to affect these rates.

Jurisdictions can, however, “leverage” funds by offering interest rate write -downs to extend home purchase opportunities to lower income households. In addition, government insured loan programs may be available to reduce mortgage down payment requirements.

First time homebuyers are the most impacted by financing requirements. Mortgage interest rates for new home purchases for the latter half of 2021 are forecast to be between 2.75 percent and 4.01 percent for a fixed rate 30-year loan (sourced from the Economy Forecast Agency). Lower initial rates may be available with Graduated Payment Mortgages (GPMs), Adjustable-Rate Mortgages (ARMs), and Buy-Down Mortgages. However, variable interest rate mortgages on affordable homes may increase to the point that interest rates exceed the cost-of-living adjustments, which is a constraint on affordability. Although interest rates are currently low, they can change significantly and substantially impact the affordability of the housing stock.

Interest rates in 20 21 are not a constraint to affordable housing; however more strict lending standards could pose a constraint to affordable housing. An increase of one percentage point can make a monthly payment out of reach for many lower income households. As such, financing for long term mortgages is generally available in El Monte, subject to normal underwriting standards.

A more critical impediment to homeownership involves both the affordability of the housing stock and the ability of potential buyers to fulfill down payment requirements. Typically, conventional home loans will require 80 percent loan-to-value and represents the largest constraint to homebuyers. Other programs, such as those for first -time homebuyers, can find down payment requirements between 5 percent and 20 percent. However, more recent events in the housing market have made it more difficult for prospective home buyers to secure a home loan.

One of the greatest impediments to homeownership, however, is credit worthiness. According to the Federal Housing Authority, lenders consider a person’s debt-to-income ratio, cash available for down payment, and credit history, when determining a maximum loan amount. Many financial institutions are willing to significantly decrease dow n payment requirements and increase loan amounts to persons with good credit rating. Persons with poor credit ratings may be forced to accept a higher interest rate or a loan amount insufficient to purchase a house. Poor credit rating can be especially damaging to lower-income residents, who have fewer financial resources with which to qualify for a loan. The FHA is generally more flexible than conventional lenders in its qualifying guidelines and allows many residents to re-establish a good credit history.

Under the Home Mortgage Disclosure Act (HMDA), lending institutions are required to report lending activity by census tract. Analysis of available HMDA reports do not indicate documented cases of underserved lower income census tracts in the City. Table 41 presents the disposition of home purchase loan applications in 2019 by income of the applicants.

Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-66 Table 41 Disposition of Home Purchase and Improvement Loan Applications (2020) Loan Type Total Applicants
Approved,
Not Accepted Denied Other
Government-Backed Purchase 28 7.1% 0% 25%
Conventional Purchase 500 7.6% 34.2% 10.6%
Refinance 1,762 3.7% 11.5% 21.2%
Home Improvement 54 3.7% 50% 18.5%
Total 2,344 22.1% 95.7% 75.3%
Notes:

1. Loans on 1- to 4-Family and Manufactured Home Dwellings

2. “Approved, Not Accepted” are those applications approved by the lenders but not accepted by the applicants.

3. “Other” includes files closed for incompleteness, and applications withdrawn.

4. Data available for City of El Monte Census Tracts 432300, 432500, 432601, 432602, 432700, 432801, 433200, 433302, 433304, 433305, 433306, 433307, 433402, 433403, 433901, 434003.

Source: FFIEC Home Mortgage Disclosure Act, 2020
Local Efforts to Address Market (or Non-Governmental) Constraints A significantly high number of projects receive City approval but never get constructed or are very delayed for a myriad of reasons. Since 2014, 15 significant projects (10 or more units) have been approved and expired or have been delayed by more than 4 years. The expired projects would have constructed 924 units while those being delayed total 485 units (for a combined 1,409 units). The City evaluated each project and identified the different factors involved in the development not being completed. Table 42 summarizes the main issues, number of units and the meaning actions the City’s intends to undertake in addressing non -governmental constraints to housing developm ent (note, most projects had more than one factor at play):

Table 42 Identified Non-Governmental Constraints and Local Mitigation Efforts Primary Issue Units Proposed City Actions
Lack of financing – companies declaring
bankruptcy; affordable projects not securing
needed county, state and/or federal funding
1,200
(85.2%)
Work closely with affordable housing developers as
they navigate through the process to secure funds;
provide HOME and other funds to make their
applications more competitive.

COVID-19 impacts – primarily with mixed-use
projects that include a non-residential component
920
(65.3%)
N/A
Inexperienced applicant – this includes the
property owner, developer, architect/designer and
construction team
847
(60.1%)
Work with organizations that provide project manage-
ment and building construction leadership courses for
applicants; promote such activities through the City’s
social media platforms.

Environmental impacts – this includes project
related impacts and needed remediation. This is
especially a factor when residential projects are
proposed on properties that were previously
occupied by industrial or auto related uses.
600
(42.8%)
Develop relationships with Los Angeles County Fire
and the state agencies that oversee environmental
remediation. Work closely with developers as they
navigate through the environmental remediation
process.

Neighborhood opposition – Overall, the City does
not receive many project appeals, so this number
is likely lower than it would be in other cities.
100
(7.1%)
Highly encourage applicants to work with community
groups prior to submitting a formal project. This can
be discussed during the City’s Initial Plan Review
process (i.e., the pre-application phase).

Complicated project – This is mostly construction
related
93 (6.6%)
N/A
Project description – Frequent changes in project
description by the applicant
46 (3.3%)
N/A
Note: Most projects had more than one concurrent issue play Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-67 Environmental Constraints
Ground Shaking
Southern California is prone to periodic earthquakes, such as the Whittier Narrows, Landers, and Northridge earthquakes. While no earthquake faults have been found in El Monte, residents clearly experience the ground-shaking effects from such events. Most of the City is underlain by a shallow water table, is subject to liquefaction or the settling of soil during an earthquake, and therefore will materially experience the movement caused by an earthquake.

El Monte protects the community from seismic hazards through the enforcement of modern building technologies, land use, and appropriate construction practices. El Monte is committed to continued vigilance in ensuring that residents and businesses are safe from seismic events. To maintain and improve public safety, this Element will focus on protecting residents from potential damage from earthquakes through proactive planning, enforcement of building standards, and emergency preparedness.

Infrastructure
In planning for future residential developm ent, it is important to evaluate current service levels provided to existing residents, deficiencies in the levels of services provided, and the need for additional public services and facilities to support new development. This section addresses the ability of water and wastewater utilities to serve an increase in population. Generally, infrastructure development is not seen as a constraint to the development of affordable or market rate housing.

Water
Potable water in El Monte is provided by eight water c ompanies depending on the location of the residence in the City. San Gabriel Valley Water Company provides water to more than 50 percent of the City, as well as surrounding areas with a population of approximately 480,000 persons. To serve its client base , the company operates 36 groundwater wells, 36 storage reservoirs, and 2.9 million feet (over 550 miles) of water distribution mains ranging up to 36-inches in diameter. The City of El Monte is the next largest provider, covering approximately 25 percent o f the City. Several other smaller companies serve the remainder of the City. Based on calculations completed for the 2011 General Plan, it is anticipated that there is adequate water supply to accommodate the City’s RHNA allocation. Project specific analysis may be required when a project is proposed to determine if the existing infrastructure and proposed demand need to be addressed. Generally, water supply is not seen as a constraint to the development of affordable or market rate housing.

Wastewater
Wastewater collection facilities that serve the City are owned, operated, and maintained by the City’s Public Works Department. The City maintains 125 miles of pipeline and seven pump stations. El Monte is one of 17 jurisdictions that are signatory to the Joint Outfall Agreement. The agreement provides for a regional interconnected system of facilities and a cooperative agreement to own, operate, and maintain facilities collectively. The Sanitation Districts of Los Angeles County treats wastewater at the Wh ittier Narrows Water Reclamation Plant, located south of the City, and then Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-68 recycles the water for irrigation and groundwater recharge. Authorities at the Los Angeles County Sanitation District consider the trunk system and treatment facilities adequate at the time this Element was prepared to accommodate the City’s RHNA allocation.

Housing for Persons with Disabilities
State law requires cities to analyze constraints to the development, maintenance, and improvement of housing for people with disabilities; to demonstrate efforts to remove governmental constraints; and to include programs to accommodate people with disabilities. This includes housing for people who are homeless, housing for people with disabilities, and housing that provides support services as well.

Allowable Housing Types
The City complies with applicable state law s and allows residential care facilities serving six (6) or fewer residents by right in all residential zones, and large care facilities are also allowed in all residential zones, subject to the approval of a conditional use permit. There are no maximum concentration or siting requirements for residential care facilities, no site planning requirements other than those required of any standard single or multiple-family residence, no minimum distance requirement between facilities other than those allowed in state law, and no differential parking standards for such uses than other stick-built homes.

To ensure full compliance with state law provisions pursuant to the Community Care Facilities Act, the Zoning Code was amended during the previous planning period to clearly define what constitutes a group home, residential care facility, and community care facility. Furthermore, relevant sections of the Code have been revised to referen ce state law to ensure consistency where ambiguity is present regarding such uses.

Rehabilitation of and New Construction
Given the age of El Monte’s housing stock, a primary issue facing people with disabilities is retrofitting existing homes built before modern accessibility standards. To facilitate home rehabilitation, the City allows a property owner to build a ramp to allow entrance into a single - family home. The Municipal Code allows any structure, guardrail, handrail, or ramp that is necessary to provide access to the first floor of a residence for the physically challenged to protrude into the required yard areas and street setbacks. To simplify the review process, a reasonable accommodation procedure was established during the 4th cycle planning period, ensuring that all reasonable accommodation needs are processed over the counter. The City also assists residents in retrofitting their homes to the latest accessibility standards through its Housing Rehabilitation Loan Programs.

The International Building Code requires accessibility standards for residential development that are mandated by state and federal law. Some communities also require developers to incorporate additional improvements to make housing more accessible, such as 32-inch clear openings in interior and bathroom doorways and providing an accessible means of egress/ingress for each unit. The City Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-69 of El Monte only enforces state and federally mandated standards for disabled access and does not require compliance with any additional standards.

When the City uses federal funds to construct or substantially rehabilitate housing, at least 5 percent of the units must be accessible to persons with mobility impairments and an additional 2 percent of the units must be accessi ble to persons with hearing or visual impairments. New multiple -family housing is built so that: 1) the public and common use portions of such units are readily accessible and usable by persons with disabilities; 2) doors allowing passage into and within s uch units can accommodate wheelchairs; and 3) all units contain adaptive design features.

HUD does not require that all design, construction, and alterations incorporate visit -ability standards nor universal design standards. However, the City is currently investigating the feasibility of visit -ability standards. Accessibility requirements for the City of El Monte can be found in chapters 11A and 11B the 2019 California Building Code with 2020 Los Angeles County amendments and the El Monte Municipal Code.

Differential Treatment
To ensure compliance with Government Code Section §65583 (SB2) the Zoning Code has been amended to consider and treat transitional housing as a residential use, and to clearly define a family in a way that does not regulate the number or relationships of occupants in a home. In this manner, all residents have the widest choice of where to live in the city regardless of disability, family size or type, medical condition, or other arbitrary group. The City has also added two new categori es of housing as permitted uses: single room-occupancy and supportive housing.

Generally, larger residential care facilities do require a conditional use permit and public hearing, otherwise there are no restrictions on this use, and no conditions are impo sed on group homes offering supportive services. No special public input is required to site facilities. Generally, the approval process is consistent with those of other jurisdictions in the San Gabriel Valley.

Permitting Process/Reasonable Accommodation
Reasonable modifications to structures or interiors are administratively approved by the Director and only a building permit is required. For new housing, the developer may request modifications to the Zoning Code. In these cases, the City’s Modification C ommittee (i.e., Building Official, Planning Services Manager, and Planning Commissioner) review the request and make a decision.

The City has a reasonable accommodation procedure to explicitly allow for changes to land use, building codes, and permitting processes to accommodate people with disabilities. City staff rely on existing free administrative approval procedures to expedite the approval of such requests. This administrative process, which is readily available to all applicants, avoids the need for variances and conditional use permits.

Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-70 Housing Resources
This section analyzes the resources available for the development, rehabilitation, and preservation of housing in El Monte. This analysis includes an evaluation of the availability of land resources for future housing development, the City’s ability to satisfy its share of the region’s future housing needs, financial resources available to support housing activities, and administrative resources available to assist in implementing the City’s housing programs and policies. Additionally, this section examines opportunities for energy conservation.

Future Housing Needs
State law requires each community to play a role in meeting the region’s housing needs. As such, the Southern California Association of Governments (SCAG) has allocated the City of El Monte housing production goals for the 6th cycle Housing Element update. This section discusses how El Monte has adequate residential and mixed/multi-use site capacity to accommodate its share of regional housing needs during the planning period.

Regional Housing Needs Assessment (RHNA) Requirement
The RHNA, developed and adopted by SCAG, covers the growth projection and planning period from June 30, 2021, through April 15, 2029. The RHNA assigns a housing production to each jurisdiction in the region. El Monte must identify adequate land with appropriate zoning and development standards to accommodate its allocation of the regional housing need. The RHNA includes a fair share adjustment which allocates future (construction) need by each income category in a way that meets the state mandate to reduce over -concentration of lower income households in historically lower income communities or areas within the region.

State law requires that the City designate an adequate number of sites with appropriate zoning and development standards to facilitate production of the City’s regional share of housing needs for all income groups. El Monte’s RHNA for the 2021 -2029 planning period (6 th cycle) has been determined by SCAG to be 8,502 units. This total includes 1,797 units for very-low-income households (50 percent of the very low category is assumed to be extremely low income or 898 units, pursuant to Government Code §65583(a)(1)), 853 units for low-income households, 1,233 units for moderate-income households, and 4,619 units for above moderate-income households.

El Monte’s RHNA is considered high compared to other cities in the surrounding area. For example, Pasadena has twice the number of existing housing units compared to El Monte, yet its RHNA of 9,408 units is only 906 units (or 10.7%) higher than that of El Monte. All other surrounding cities have lower RHNAs, including Alhambra (6,808 units), Arcadia (3,206), Baldwin Park (1,996), Monrovia (1,665), Rosemead (4,601), San Gabriel Valley (3,017), Temple City (2,182), and West Covina (5,334). This is due, in part, because El Monte is transit rich and has many underutilized corridors that could be transitioned to housing.

Projects within the City’s entitlement or building plan -check process, but that have not obtained a building permit as of July 1, 2021, can be counted toward the 6 th Cycle RHNA requirement. Because Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-71 these projects have development proposals being considered by the City, the potential units associated are considered likely to redevelop during the planning period and can be included within the sites inventory without additional justification. Additional details regarding pending development projects are included in Table A and Table B in Appendix A, Sites Inventory.

Residential Sites Inventory
As part of the Housing Element update, the City identified residential sites that could accommodate El Monte’s future housing needs.

Residential Recycling
As a primarily built-out community, the City continues to experience residential growth through infill development on residentially zoned lots. Some additional units will be accommodated as part of the zoning code update and t hrough other implementation measures (e.g., Garvey Corridor, Urban Density zone).

1. Single-Family Residential Zones
Like much of Southern California, low density residential is the most prevalent type of land use designation in El Monte. Such neighborhood s are represented by single -family detached units. The City’s General Plan calls to preserve single-family neighborhoods, with a maximum density of six units per acre. Infill opportunities do exist, especially in the northeast and southeast portions of El Monte (which are zoned R-1B). A majority of these properties are double or even triple deep. This is because of the area’s agricultural past (where the property was developed with one unit and the rear yard was used for horses and/or hobby farming). Over the years, such properties have been developed with two, three, and sometimes four units. In such cases, the units are typically detached with a shared driveway.

For single-family dwellings, staff reviewed building permit records for the past 14 years. A total of 433 new single-family dwellings were constructed during this period, for an average of 31 dwellings per year (from a low of 10 units in 2018 to a high of 76 units in 2008). The largest single-family project was the Bannister Homes p roject, with 20 net new dwellings (including two affordable units) . Almost all other projects contained four or fewer dwellings.

If staff were to extrapolate past construction trends to develop projections, a total of 248 dwellings would be constructed over the next eight years. While staff finds it reasonable to assume infill projects will continue in the years ahead, it did not use past activity to base its estimates. Rather, staff completed a comprehensive survey of all R-1B zoned lots in the City, and identified a rem aining capacity of 440 units. Staff estimates that approximately 20 percent of those units will be developed over the next eight years, which is equal to 88 dwellings (or 8.8 per year). Staff believes these projections are conservative and realistic, espec ially after considering an annual average of 31 single -family dwellings were constructed during the 14 prior years.

2. Multiple-Family Residential Zones
The City has three multiple-family residential zones. They include the Medium-Low Density/Multiple- Family Dwelling zone (or R -2, with up to eight units per acre), the Medium Density /Multiple-Family Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-72 Dwelling zone (or R-3, with up to 14 units per acre) and the High Density /Multiple-Family Dwelling zone (or R-4, with up to 25 units per acre). In addition, many of the City’s commercial corridors allow multiple-family residential subject to the R -4 standards. This includes properties in the C -O (Professional Office), C -1 (Limited Commercial) and C -2 (Retail Commercial) zones, as well as properties within one-quarter mile of a major transit stop in the C -3 (General Commercial) and C -4 (Heavy Commercial) zones. Heights in the R -2 and R -3 zones are limited to two stories, w hereas structures in the R -4 zone and C zones can be as high as three stories. Housing types range from detached units with private yards to three-story apartment buildings.

As part of the Comprehensive Zoning Code Updates, staff envisions a complete trans formation of its multiple-family residential zones (R-2, R-3 and R-4 zones). New development standards will follow a “City of Gardens” approach, where the focus is on the street and common open space areas. The majority of the City’s development standards (e.g., parking, open space, and floor area ratio) will also be revised to make it more feasible to construct projects at higher densities. Larger multiple-family projects will also be able to follow a “Planned Residential Development (PRD)” approach, where there is flexibility in the arrangement of buildings and open space areas. For multiple -family projects in commercial zones, staff envisions a more “urban feel” with unit being stacked and entrances closer to the street. Staff anticipates all of these ite ms will be addressed as part of the Comprehensive Zoning Code Update.

For multiple-family units, staff reviewed building permit records for the past nine years. A total of 600 new multiple-family units were constructed during this period, for an average of 67 units per year (from a low of 0 units in 2013 and 2016 to a high of 235 units in 2018). Staff anticipates the City will see similar multi ple-family housing numbers on an annual basis in the years ahead. Therefore, staff estimates the number of new mult iple-family units constructed over the next eight years will be 895 units.

Staff also identified specific properties that are likely to be developed with multiple-family residential units. This includes projects that are already under City review and properties that are being marketed for housing developments. Staff also wanted to identify the remaining capacity in a typical multi ple- family neighborhood, or commercial corridor that allows multiple-family developments. • R-2 Zone: This zone is made up of 1,293 properties covering 231 acres. The majority of them are developed with one (1) or two (2) units. Staff selected one (1) neighborhood with 117 properties for analysis. A total of eight (8) properties were identified as having capacity. If the sample capac ity was carried across all properties zoned R -2, a total of 88 properties would have remaining capacity. With a maximum of two (2) units on each property (or a net gain of one (1) unit), the total remaining capacity would be 88 units. • R-3 Zone: This zone is made up of 4,173 properties covering 887 acres. Staff selected three (3) neighborhoods with 364 properties for analysis. A total of 29 properties were identified as having additional capacity. If the sample capacity was carried across all properties zoned R-3, a total of 332 properties would have remaining capacity. While the maximum density permitted is 14 units per acre, staff’s projections assumed they would be developed with a maximum of 12 units per acre. Using the numbers above, the average size of a property in the R-3 zone is 0.21 acres. This would result in a total remaining capacity of 516 units.

Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-73 • R-4 Zone: This zone is made up of 201 properties covering 89 acres. Staff selected two (2) neighborhoods with 165 properties for analysis. A total of 11 properties were identified as having additional capacity. If the sample capacity was carried across all properties zoned R-4, a total of 13 properties would have remaining capacity. While the maximum density permitted is 25 units per acre, staff’s projections assumed they would be developed with a maximum of 20 units per acre. Using the numbers above, the average size of a property in the R-4 zone is 0.44 acres. This would result in a total remaining capacity of 105 units. • C-O, C-1 & C-2 Zones: These commercial corridors are made up of 330 properties covering 212 acres. Developing along these corridors is difficult to estimate on a property -by- property basis. Therefore, staff identified an overall percentage of properties that may be developed over the n ext eight (8) years. As properties in the R -3 and R -4 become less available for development, staff anticipates future interest shifting to these corridors. For these corridors, staff estimates that five (5) percent of the acreage would be developed for multiple-family (staff selected this percentage, as it is lower than the capacity identified in the R-2, R-3 and R -4 zones). While the maximum density permitted is 25 units per acre, staff’s projections assumed they would be developed with a maximum of 22 units per acre.

Using the numbers above, this would result in a total of 260 units. • C-3 & C-4 Zones: These are areas within one-quarter mile of a major transit stop. Overall, there are a total of 167 properties covering 91 acres. Developing near these interse ctions is difficult to estimate on a property -by-property basis. Therefore, staff identified an overall percentage of properties that may be developed over the next eight (8) years. As properties in the R -3 and R -4 become less available for development, st aff anticipates future interest shifting to areas near these intersections. Therefore, staff estimates that five (5) percent of the acreage would be developed for multi ple-family (staff selected this percentage, as it is lower than the capacity identified in all the other zones that permit multiple-family). While the maximum density permitted is 25 units per acre, staff’s projections assumed they would be developed with a maximum of 22 units per acre. Using the numbers above, this would result in a total of 91 units.

If staff were to use the method ology outlined above, the neighborhoods evaluated would result in a capacity of 1,060 units. If staff were to extrapolate past construction trends to develop projections, a total of 536 dwellings would be constructed over the next eight years. While staff finds it reasonable to assume new projects will continue in the years ahead, it did not use neighborhood surveys or past activity to base its estimates. Rather, staff identified 29 specific properties where developers have either had their entitlements approved (and are in the process to receive building permits), have entitlements submitted or are in active discussions with staff to submit entitlements. The list includes also several larger affordable housing projects. None of these potential projects are included in other tabulations.

Combined, the units total 806, or 9.5 percent of the City’s RHNA. Approximately 508 of them are projected to be affordable.

Anticipated Accessory Dwelling Units (ADUs)
New state laws passed since 2017 have substantially relaxed the development standards and procedures for the construction of Accessory Dwelling Units (ADUs). As a result, the City has seen Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-74 significant increases in the construction of ADUs and Junior ADUs. A total of 19 ADUs or Junior ADUs were approved in 2018, followed by 35 in 2019, and 79 in 2020. From January 2021 through September 2021, a total of 85 have been approved. Based on this steeply upward trend, the City anticipates permitting at least 100 ADUs and Junior ADUs in 2021. The City issued a total of 133 ADU permits for the period of 2018-2020 generating an annual average unit count of 44 units. For the purpose of RHNA credits, the City assumes 50 ADUs annually for a total of 400 ADU units over the eigh t-year planning period of the Housing Element. All different types of ADUs have been approved in the City (including new detached construction, detached garage conversions and attached junior ADUs).

Since current development standards for ADUs are very flexible, staff anticipates the number of ADUs will increase over the next eight (8) years. The City is also engaged in efforts to encourage ADUs such as the creation of educational material regarding permit processing and funding resources (see Housing Element for specific programs) and working with the Housing Division to provide financial assistance to low-income residents for the creation of ADUs. Therefore, the numbers identified in the methodology would be at the low end of any projection. The City is in the process of updating its Accessory Dwelling Unit (ADU) Ordinance. The El Monte General Plan Housing Element also includes a program to facilitate the development of ADUs.

City staff also anticipates many property owners will utilize the provisions out lined in the recently adopted Senate Bill 9 (SB 9). This will allow property owners to potentially subdivide a single -family lot into two lots, and construct up to two dwellings on each lot. However, since SB 9 was only recently adopted, the City did not include any such dwellings in its single-family projections.

Residential Development in Commercial and Mixed/Multi-Use Zones Given the scarcity of developable land in the City, and the continuing demand for new housing, future residential development will rely largely on underutilized commercial properties where residential uses are permitted . This includes the Downtown Core, Gateway Specific Plan and major corridors including Durfee Avenue (zoned MMU), Peck Road (zoned MMU) and Ramona Avenue (zoned C-O).

In addition, staff recommends up-zoning the Garvey Avenue Corridor (currently zoned MMU) and 5- Points Commercial Hub (currently zoned C -3 and C -4) for urban density housing . Finally, staff has identified the Flair Business Park (currently zoned Office Professional (OP)) as a new area for work- live housing.

Housing Plan Areas
Given the scarcity of developable land in the City and the continuing demand for new housing, nearly all of the recent residential construction in the City has involved infill development on underutilized properties. The analysis of residential capacity on underutilized parcels focuses primarily on residentially zoned land and mixed/multi-use sites throughout the City. The eight primary areas that will accommodate housing are summarized below and illustrated in Appendix A, Sites Inventory.

1. Flair Park Area : The Flair Park Area was rezoned from General Manufacturing (M-2) to Office Professional (OP) in 2011 as part of the City’s General Plan Update. Hence, th e area has many “legal non-conforming” industrial uses. The General Plan calls for this area to be a corporate office center with no housing. Taller structures would be situated directly Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-75 adjacent to Flair Drive and the I -10 Freeway. The areas south of Tels tar Avenue would be lower in height.

In the past ten (10) years, the professional office market has not expanded enough to allow the original vision of Flair Park to fully become a reality. Staff recommends corporate office centers remain the focus along Flair Drive (and directly adjacent to the freeway, to maximize their visibility). However, for the areas to the south along Telstar Avenue and Whitmore Street, staff recommends expanding the list of uses to include offices of all types, research and technology uses, incubator space and work-live units. Densities would range from 6 to 14 units per acre. The living portion of each work -live unit would also be limited to a maximum square footage (e.g., 600 to 800 square feet).

The following methodology was used to determine which properties were the most suitable for housing and at what density (in descending order of importance):
• Incorporate on properties that are vacant or dominated by surface parking; • Replace non -conforming industrial uses and buildings wit h a mix of research and technology, incubator space and housing; and
• Properties used by public agencies.
• Note: Housing is not proposed for the properties adjacent to the freeway. Corporate office centers would remain the focus for these properties.

Flair Park has a total area of 181 acres. Staff identified 18 properties with a combined area of 55.2 acres as suitable for work-live as a supporting use. In many cases, existing buildings and some uses would remain.

A total of 475 units are projected for the F lair Park Area as part of Cycle 6 of the Housing Element update. This is approximately 5.6 percent of the City’s RHNA.

2. Gateway Specific Plan Area: The Gateway Specific Plan was approved in 2008 and updated in 2012 and was evaluated for the construction of up to 1,850 units. It was designed to facilitate a dense, mixed-use urban environment that is based on design principles of Transit Oriented Development. The centerpiece of the 60-acre Specific Plan is the El Monte Station, which is the busiest bus station west of Chicago. This makes the area one of the most transit rich areas in the San Gabriel Valley. Other areas in close proximity include the City’s Downtown, the Emerald Necklace (along the Rio Hondo River) and the Metrolink Station.

The following methodology was used to determine which properties were the most suitable for housing and at what density (in descending order of importance):
• Dense urban housing surrounding the Bus Station and directly to the north (Parcels 1B and 2);
• Housing as a supportive use for properties closer to the freeway (Parcels 1A & 5); and • Note: No housing is proposed on the property to the far north (Parcel 3), which is planned to be a park.

The Specific Plan analyzed the development of up to 1,850 units (approximately 80 percent for sale and 20 percent for rental). The goal is to make 15 percent of the units affordable to low- and moderate-income households. So far, 133 affordable units have been constructed Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-76 with an additional 208 units under construction. An additional four (4) parcels are vacant and suitable for urban housing as a stand-alone use, as part of a vertical mixed-use project or as an ancillary use.

A total of 1,190 units are projected for the Gateway Specific Plan Area as part of Cycle 6 of the Housing Element Update. This is approximately 14.0 percent of the City’s RHNA, and the third highest percentage compared to all other areas.

3. Downtown Main Street Specific Plan Area : The Downtown Specific Plan was adopted in 2017 and encompasses approximately 115 acres. The heart of the area is the City’s historic Main Street area, which is near equal distance from the El Monte Station and the El Monte Metrolink Station. This makes the area among the most transit rich in the San Gabriel Valley.

The Plan’s vision includes dense housing, retail, entertainment and outdoor dining establishments in a pedestrian friendly environment. Densities up to 80 units per acre and buildings up to six (6) stories in height would be located on properties closest to mass transit.

The Plan features the DOR (Development Opportunity Reserve) that incentivizes lot consolidation, the construction of affordable housing (low/very and low income), and the completion of public improvements (such as public plazas and alley improvements) for the exchange of development intensity (e.g., height, FAR, and density). The downtown area has a significant number of surface level parking lots that could be used for housing. Many of these are also owned by the City or other public entity , which would make them ideal for affordable housing.

The following methodology was used to determine which properties were the most suitable for housing and at what density (in descending order of importance):
• Properties closest to the Metrolink Station (up to 80 units per acre); • Existing publicly owned parking lots and vacant land throughout the Plan area; • Properties that are underutilized with 1-story buildings; and • Properties that are occupied by legal non-conforming uses. • Note: Main Street is purposely not listed in the methodology, as the Specific Plan calls to maintain the “small town” feel of the area. Dense housing would not be consistent with this goal.

The Specific Plan analyzed a tot al of 2,200 net new units for the area. The most recently completed project is the 62 -unit Union Walk project. Currently, a 53 -unit project is under construction, a 53 -unit project and a 51 -unit project have been approved and an 85 -unit project has been submitted for City review. Staff identified 26 properties with a combined area of 30.6 acres as suitable for new urban housing, either as a stand-alone use or as part of a vertical mixed-use project. An additional three (3) properties with a combined area of 5.0 acres was identified just north or east of the Specific Plan boundary for additional housing.

A total of 1, 777 units are projected for the Downtown El Monte Specific Plan and the immediate properties to the north and east as part of Cycle 6 of the Hou sing Element Update. This is approximately 20.9 percent of the City’s RHNA, and the highest percentage compared to all other areas.

Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-77

4. Garvey Corridor: The western portion of Garvey Avenue (from Potrero Avenue to Meeker Avenue) stretches approximately 1.7 miles and is considered a major east/westbound arterial road. For decades, the corridor was dominated with motels, auto related businesses and strip commercial uses. Per the 2011 General Plan, the zoning was changed to Mixed/Multi-Use (MMU). The vision cal ls for a mix of horizontal and vertical mixed -use projects with a maximum height of four (4) stories and residential densities of up to 35 units per acre. Garvey Avenue is transit rich with 13 bus lines connecting the corridor to Downtown Los Angeles to the west, Pasadena to the north, Pomona to the east and Norwalk to the south. While the area has seen significant development interest over the past several years, many non -conforming auto -related uses remain. The corridor has a significant number of underutilized sites that would be ideal for infill housing.

Staff is in the early stages of creating a new “Urban Housing” zone for the corridor, with densities as high as 50 units per acre. To reach such higher densities, the focus will be on vertical stand-alone or vertical mixed-use projects up to five (5) or six (6) stories in height.

As already noted, the corridor is very transit rich. In addition, the street itself is very wide, and can incorporate many streetscape improvements (e.g., landscape islands, bump-outs at intersections, bicycle lanes).

The following methodology was used to determine which properties were the most suitable for housing and at what density (in descending order of importance):
• Large and/or deep properties currently occupied by legal n on-conforming auto related uses;
• Large and/or deep properties currently underutilized with 1 -story retail and service uses;
• Properties where there is an opportunity to consolidate multiple parcels; and • Properties at street corners.

Several projects have recently been completed including the 102-unit Vue Pointe project, the 70-unit Solstice project and the 40-unit Clementine project. In addition, a 12-unit project has already been approved and ready to start construction and a 17 -unit project has been approved. Staff identified 25 properties with a combined area of 43.6 acres as suitable for new urban housing, either as a stand-alone use or as part of a vertical mixed-use project.

A total of 1,345 units are projected for the Garvey Corridor as part of Cycle 6 of the Housing Element Update. This is approximately 15.8 percent of the City’s RHNA, and the second highest percentage compared to all other areas.

5. 5-Points Area: The 5-Points Area is a major roadway hub, where Garvey Avenue, Valley Boulevard, Mountain View Road and Cogswell Road intersect. It is currently developed with a cluster of large shopping centers. Along the edges of the area are auto repair uses, offices, trailer sales and vacant land. Currently, there is no formal vision fo r the area. The western portion along Garvey Avenue is sometimes included as part of the Garvey Corridor and the northwest portion along Valley Boulevard is sometimes included as part of the City’s auto hub. The current zoning allows multiple-family residential densities of up to 25 units per acre throughout the majority of the 5-Points area.

Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-78 Staff recommends combining the properties in this area to create the Five Points Area, which will focus on a mix of regional commercial uses and urban housing. The sam e “Urban Housing” zoning proposed for the Garvey Corridor is proposed for the Five Points Area.

This would allow densities as high as 50 units per acre.

The following methodology was used to determine which properties were the most suitable for housing and at what density (in descending order of importance):
• Large and/or deep properties currently occupied by legal non-conforming uses; • Large and/or deep properties currently underutilized with 1 -story retail and service uses;
• Properties where there is an opportunity to consolidate multiple parcels; and • Properties at street corners.

Two projects, the first with 82 units and the other with 34 units, are currently under City review. Staff identified 12 properties with a combined area of 30.1 acres as suitable for new urban housing, either as a stand-alone use or as part of a vertical mixed-use project.

A total of 1,100 units are projected for the Five Points Area as part of Cycle 6 of the Housing Element Update. This is approximately 12.9 percent of the City’s RHNA.

6. Peck Corridor: The northern portion of Peck Road (from Ramona Boulevard to Roseglen Avenue) stretches approximately 1.4 miles and is considered a major north/southbound arterial road. Current uses in this area include numerous shopping centers, strip commercial developments, low-rising offices and multiple-family units. Per the 2011 General Plan, the zoning was changed to MMU. The vision calls for a mix of horizontal and vertical mixed - use projects with a maximum height of four stories and residential densities of up to 35 units per acre.

The following methodology was used to determine which properties were the most suitable for housing and at what density (in descending order of importance):
• Properties that are vacant or only developed with one (1) unit; • Large and/or deep properties currently occupied by legal non-conforming uses; • Properties where there is an opportunity to consolidate multiple parcels; and • Properties at street corners.

The most recently completed project is the 49 -unit Palo Verdes affordable housing project.

A 14-unit project was recently approved and is ready to begin construction. Staff identified 26 properties with a combined area of 30.4 acres as suitable for new housing, either as a vertical mixed-use project or as part of a townhouse project.

A total of 668 units are projected for the Peck Corridor as part of Cycle 6 of the Housing Element Update. This is approximately 7.9 percent of the City’s RHNA.

7. Ramona Corridor: The eastern portion of Ramona Boulevard (from Ferris Road to Gilman Road) stretches approximately 1.1 miles and is considered a major east/westbound arterial road. The north side of the street was developed with townhouses in the 1990s, so only the south side of the street has development potential. The current zoning is a mix of C -O Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-79 (Commercial Office), C-2 (Retail Commercial) and C-3 (General Commercial). The vision of the C-O and C -2 zones calls for low rise offices and neighborhood serving uses. The C -3 zone permits a wider range of commercial use s. All three (3) zones allow multiple-family residential densities of up to 25 units per acre.

The following methodology was used to determine which properties were the most suitable for housing and at what density (in descending order of importance):
• Properties that are vacant;
• Large and/or deep properties; and
• Properties where there is an opportunity to consolidate multiple parcels.

A 39 -unit affordable housing project was recently approved and is ready to begin construction. Staff identified 16 new prope rties with a combined area of 12.5 acres as suitable for new housing, either as part of a townhouse project or an apartment building.

A total of 273 units are projected for the Ramona Corridor as part of Cycle 6 of the Housing Element Update. This is approximately 3.2 percent of the City’s RHNA.

8. Durfee Corridor: The southern portion of Durfee Avenue (from Rush Street to Magnolia Street) stretches approximately 1.0 miles and is considered a major north -east/south- westbound arterial road. Current uses in t his area include auto related businesses and industrial uses. Per the 2011 General Plan, the zoning was changed to MMU. The vision calls for a mix of horizontal and vertical mixed -use projects with a maximum height of four (4) stories and residential densi ties of up to 35 units per acre. The corridor has a significant number of underutilized sites that are ideal for infill housing. However, housing developers have only recently shown interest in the corridor.

The following methodology was used to determine which properties were the most suitable for housing and at what density (in descending order of importance):
• Large and/or deep properties currently occupied by legal non -conforming auto related uses;
• Large and/or deep properties currently underutilized wi th 1-story retail and service uses;
• Properties where there is an opportunity to consolidate multiple parcels; and • Properties at street corners.

A 12-unit project was recently approved and is ready to begin construction. Staff identified 19 properties with a combined area of 22.6 acres as suitable for new housing, either as a vertical mixed-use project or as part of a townhouse project.

A total of 473 units are projected for the Durfee Corridor as part of Cycle 6 of the Housing Element Update. This is approximately 5.6 percent of the City’s RHNA.

Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-80 Religious Facilities Sites
Adopted in September 2020, Assembly Bill 1851 (AB 1851) increases opportunities to develop housing on religious institutional properties by removing parking as a barrier to development. The new law allows for a 50 percent reduction in religious use parking spaces to accommodate affordable housing and allows the number of religious use parking spaces available after completion of an affordable housing project to count toward the housing project’s parking requirements. During the outreach process of the Housing Element, several religious institutional leaders expressed interest in developing housing on their properties and indicated that the provision of affordable housing on these sites would be aligned with their core mission.

The City includes over 50 places of wo rship with many of these located along major and secondary arterials. A majority of these sites include excess surface parking lots and underutilized buildings that have the potential to carry residential units. Staff recommends allowing affordable housing to be constructed on such properties, consistent with state law and other requirements. Understanding the importance of providing diverse housing opportunities citywide, El Monte is committed to establishing a new Religious Facilities Overlay Zone (RF-OZ) that would allow residential development on religious institutional sites as a permitted use, as well as creating development standards that facilitate residential development.

The following methodology was used to determine which properties were the most suitable for housing (in descending order of importance):
• Properties at least 0.5 acres in size (reduced the number of suitable properties from 51 to 22); • Properties with large parking areas; and
• Properties along major corridors.

Since this is a new housing concept, there are no specific projects being reviewed by the City. Staff did identify 17 properties that were the most suitable for housing. Since the housing would be ancillary to the house of worship use, the average number of units per property would be low. A total of 222 units are projected as part of Cycle 6 of the Housing Element Update. This is approximately 2.6 percent of the City’s RHNA requirement.

Potential religious institutional sites with excess surface parking and/or underutilized buildi ngs are identified below in Table 43: Religious Facilities Sites.

Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-81 Table 43 Religious Facilities Sites
Religious Institution Zoning
Site
Acreage Unit Potential
Our Lady of Guadalupe Catholic RF-OZ 3.95 20
1st United Methodist Church of El Monte RF-OZ 2.09 15
Christian Church Disciples of Christ RF-OZ 1.13 15
DDMBA LA Foundation RF-OZ 1.52 15
Divine Light Presbyterian Church RF-OZ 2.41 20
El Monte Masonic Temple Association RF-OZ 1.34 10
Hai Nam Association RF-OZ 0.72 5
Los Angeles Hamni Church Presbyterian RF-OZ 1.26 10
Ministerio Belen RF-OZ 1.20 4
Our Savior Center/Cleaver Family RF-OZ 1.54 6
Praise Chapel Christian Fellowship RF-OZ 0.60 4
Pure Land Lotus Community Phuoc Hue RF-OZ 0.69 20
Revive Church RF-OZ 1.14 12
Valley Community Church RF-OZ 1.64 35
Vietnamese Seventh Day Adventist RF-OZ 0.98 9
Kingdom Hall of Jehovah’s Witnesses RF-OZ 0.56 9
Church of Latter-Day Saints RF-OZ 2.14 15
Total 24.91 224
Source: City of El Monte 2021
RF-OZ = Religious Facilities Overlay Zone
Assumption: Minimum 20% affordable density bonus applied to base density per zoning district Affordability Assumptions
Government Code §65583.2(c)(3)(B) allows local governments to utilize a “default” numerical density standard for establishing adequate zoning to accommodate lower income housing. Considering the large percentage of City and other government owned properties, and the potential for high densities between 50 to 80 units per acre, staff anticipates a significant amount of the City’s affordable housing will be constructed in mixed -use and/or high-density housing zones. This includes 349 lower income units in the Gateway Specific Plan Area, 687 in the Downtown Specific Plan Area, 345 along the Garvey Corridor, and 401 in the 5-Points Area.

The City assumes that sites zoned for multiple -family residential (zoned R-2, R-3, R-4, C-O, C-1 and C-2 and portions zoned C-3 and C-4) zones can accommodate 508 lower income units. Staff projects the majority of the remaining lower income units will be ADUs or on religious facilities sites.

Capacity Assumptions
The Gateway Specific Plan has specific sites already identified for stand-alone housing, vertical mixed- use and open space. The Plan has an overall capacity of 1,850 units. Currently, 133 units have been constructed, with a remaining capacity of 1,717 units. Conservatively, residential construction is estimated at 70 percent of the maximum capacity.

The Downtown Main Street Specific Plan analyzed the development of up to 2,200 housing units.

Conservatively, residential construction is estimated at 1,639 or 75 percent of the capacity. An Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-82 additional 138 units are projected just outside the Specific Plan boundaries to the north and east, for a total of 1,777 units.

Over the past five years, the City has seen increasing interest in mixed -use development. The MMU district has a minimum density of 25 units per acre and a maximum density 35 units per acre for properties greater than one acre in size.

While it is possible for projects to be 100 percent commercial in the City’s mixed -use districts, only 40 percent of the projects over the past few years have been 100 percent commercial. The remaining 60 percent of projects have included housing, with the majority of them being stand-alone residential projects. In total, 402 housing units have be en constructed in the MMU zone during the last planning period. Furthermore, with the anticipated decline of brick-and- mortar retail and traditional office use, due to online shopping and increased telecommuting stemming from the COVID -19 pandemic, the prospect of 100 percent non-residential projects is not likely to increase in the near future. The estimate of potential residential capacity is based on densities that are below the demonstrated trends. Therefore, this sites inventory includes a buffer to a ccommodate the potential loss of residential capacity due to commercial development.

For residential development in the MMU zone, the average density for projects constructed in the last planning period is 22.7 units per acre (or 65 percent). Conservatively, residential recycling in existing and proposed mixed-use zones is estimated at 70 percent of the allowable density.

Vacant Land
A total of 18.6 acres of vacant sites were identified as suitable for residential development. Each identified site is adjace nt to developed land and can be readily served with existing infrastructure.

Based on this inventory, it is clear that the City is fully developed with limited opportunities for development on vacant land. Nonetheless, combined, these vacant properties hav e the potential to yield 747 units. Since all the vacant sites are also identified as part of another housing type (i.e., a vacant parcel in the Downtown Specific Plan or on Peck Road), a separate list of vacant parcels was listed in addition to the other areas.

Non-Vacant Sites
The sites inventory consists of a selection of non-vacant sites that are most likely to be redeveloped at the various income levels over the 6 th Cycle. To identify sites, the City focused much of its housing growth in specific districts and along major corridors. This includes Downtown, Gateway and Flair Park, Garvey Avenue, Durfee Avenue and Peck Road. The City ’s RHNA of 8,502 units is considered very high, as well as its existing population density of 12,139 people per square mile. The density is the highest of all cities in the San Gabriel Valley. In addition, of all cities with a population of 75,000 or higher, El Monte has the 8th highest population density in California and the 15th highest nationally.

Pursuant to California Government Code §65583.2, if the housing element relies upon non-vacant sites to accommodate more than 50 percent of the RHNA for lower-income households, it must demonstrate that existing uses are not an impediment to additional residential dev elopment. Because it would be mathematically impossible for the projected growth to be focused on properties that are currently Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-83 vacant, the City has selected a mix of non-vacant and vacant sites that represent the best opportunities to add significant numbers of units to the City’s housing stock as well as possess the highest potential for becoming available for residential development over the 8 -year planning period. The following details the methodologies used in selecting non-vacant and vacant sites for the Downtown and Gateway area, Garvey Corridor and Five-Points area, Durfee, Peck, and Ramona Corridors, as well as the Flair Park area.

Downtown and Gateway
• The Downtown and Gateway areas cover 78.7 acres of land. Both allow residential densities of up to 80 units per acre. A high number of properties were identified to accommodate 2,967 overall residential units (34.9 percent of the total RHNA), with 1,036 of the units being for lower-income households (39.1 percent of the lower-income RHNA); and • All the Gateway properties identified for housing is vacant. In addition, a high percentage of Downtown properties identified for housing is vacant ( e.g., publicly owned surface parking lots). Others are developed with legal nonconforming uses including light industrial and auto related (mostly near the railroad tracks, where the zoning was once Light Manufacturing (M-1)).

Garvey Corridor and Five-Points Area
• The Garvey Corridor and Five -Points areas cover 78.2 acres of land, with its properties mostly developed. However, a high number of properties were identified to accommodate 2,445 overall residential units (27.7 percent of the total RHNA), with 786 of the units being for lower-income households (29.7 percent of the lower-income RHNA). • The Garvey Corridor w as constructed in the early 1930s as US -99 (connecting Canada to Mexico). As a major travel corridor, it was developed through the 1950s with motels, auto related uses, and light manufacturing. On the eastern edge of the City, it intersects with Valley Boulevard, creating the Five-Points area.
• After Interstate-10 was completed through El Monte in the 1960s, the Garvey Corridor began a slow decline. Over time, many of the motels became a source of blight and crime. • The center of the Five-Points area remains a healthy retail district. However, the areas at its perimeter are considered underdeveloped.
• Through the early 2010s, the Garvey Corridor was zoned for heavy commercial and light industrial uses.
• As part of the City’s 2011 General Plan Update, the Garvey Corridor’s zoning was changed to Mixed/Multi -Use (MMU), allowing residential densities of up to 35 units per acre.

However, the Five-Points area currently does not permit housing. • The MMU zoning made all the auto related and light manufacturing uses legal nonconforming.
• The Garvey Corridor and Five-Points area are significant transit corridors. • As part of the 2021 -2029 Housing Element Update, the Garvey Corridor and Five -Points zoning will be changed to Urban/Multi-Use (U/MU), allowing residential densities of up to 50 units per acre.

Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-84 The methodology used by the City in selecting developed sites for future housing in the Garvey Corridor and Five-Points Area include:
• Properties that are currently developed with structures that are over 40 years old. • Properties where the current uses are legal nonconforming and have experienced little or no reinvestment.
• Properties where the residential density will increase from 35 units per acre to 50 units per acre for the Garvey Corridor and from 0 units per acre to 50 units per acre for Five-Points. • The Garvey Corridor and Five-Points areas are significant transit corridors. • Three large residential projects have been constructed along the Garvey Corridor totaling 212 units. All three were developed with different existing uses (an auto dealership, other auto related uses and light industrial uses). One of the projects required consolidating a dozen different properties. There is a strong precedent of redeveloping legal nonconforming properties with new residential projects.
• An additional project in the Five -Points area with 85 units is currently going through the entitlement review process. While the property is currently vacant, it was previously developed with an auto dealership. This project also includes consolidating two smaller properties with the larger former auto dealership property.

Durfee Corridor
• The Durfee Corridor covers an area of 22.9 acres, with its properties mostly developed.

However, a number of properties were still identified to accommodate 473 market -rate residential units (5.6 percent of the total RHNA).
• The Durfee Corridor was developed through the 1960s with a wide range of industrial uses. • Like the Garvey Corridor, the Durfee Corridor’s zoning was changed to Mixed/Multi -Use (MMU), allowing residential densities of up to 35 units per acre. • The MMU zoning made all the manufacturing uses legal nonconforming. • The City does not propose changing the zoning as part of the Housing Element.

The methodology used by the City in selectin g developed sites for future housing in the Durfee Corridor include:
• Properties that are currently developed with structures that are over 40 years old. • Properties where the current uses are legal nonconforming and have experienced little or no reinvestment.
• While the area has not been as attractive to housing developers as the Garvey Corridor, new residential projects are being proposed. A 17 -unit project was approved , and the City is currently reviewing construction drawings. In addition, a 51-unit project is currently going through the entitlement process. Both properties were occupied by legal nonconforming uses.

Peck Corridor
• The Peck Corridor covers an area of 32.4 acres, with its properties mostly developed with a mix of retail, office , and auto relat ed uses. However, numerous properties were still identified to accommodate 668 market-rate residential units (7.9 percent of the total RHNA).

Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-85 • The Peck Corridor was developed in the 1960s and 1970s, with some newer projects constructed through the 1990s.
• Like the Garvey and Durfee Corridors, the Peck Corridor’s zoning was changed to Mixed/Multi-Use (MMU), allowing residential densities of up to 35 units per acre. • The MMU zoning made all auto related uses legal nonconforming. • The City does not propose changing the zoning as part of the Housing Element.

The methodology used by the City in selecting developed sites for future housing in the Peck Corridor include:
• Properties that are currently developed with structures that are over 40 years old. • Properties where the current uses are legal nonconforming and have experienced little or no reinvestment.
• Properties that include large surface parking areas.
• While the area has not been as attractive to housing developers as the Garvey Corridor, new residential projects are being proposed. A 17 -unit project was approved , and the City is currently reviewing construction drawings.

Ramona Corridor
• The Ramona Corridor covers an area of 15.3 acres, with its properties mostly developed with a mix of neighborhood retail, off ice, and auto related uses. However, numerous properties were still identified to accommodate 273 residential units (3.2% of the total RHNA), which includes one approved project with 39 affordable housing units. • The Ramona Corridor was developed in the 196 0s and 1970s, with some newer projects constructed through the 1990s.
• The property’s zoning is currently Office Commercial (O-C); all of the auto related uses are now legal nonconforming.
• The City does not propose changing the zoning as part of the Housing Element.

The methodology used by the City in selecting developed sites for future housing in the Ramona Corridor include:
• Properties that are currently developed with structures that are over 40 years old. • Properties where the current uses are legal nonc onforming and have experienced little or no reinvestment.
• Properties that include large surface parking areas.

Flair Park
• The Flair Park area covers an area of 48.5 acres.
• The entire area was developed in the 1950s with industrial uses. A sizable number o f properties were redeveloped into mid -rise office buildings in the early 2000s (with the majority of them along Interstate 10).
• As part of the City’s 2011 General Plan Update, Flair Park’s zoning was changed to Office Professional (OP). This would expand the number of office complexes and make the existing industrial uses legal nonconforming. The Flair Park area currently does not permit housing.

Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-86 • As part of the 2021 -2029 Housing Element Update, the Flair Park area’s zoning will be changed to Office/Multi -Use (O/MU), allowing residential densities of up to 25 units per acre (originally, this was identified as 14 units per acre, but will be increased per Comment #C-1). This is part of an overall update to the vision for the Flair Park area. The new vision calls for more adaptable reuse, tech space, incubator space, work/live housing , and other types of housing. As part of the new vision, the City identified several properties to accommodate 475 residential units (5.6 percent of the total RHNA).

The methodology used by the City in selecting developed sites for future housing In the Flair Park area include:
• Properties where the current uses are legal nonconforming and have experienced little or no reinvestment.
• Properties that are developed with large surface parking areas.

With the methodologies and rationale d escribed above, as well as new and existing policies and programs to facilitate development of non-vacant and vacant sites, the City does not consider existing uses on developed sites as significant impediments to additional residential development during the period covered by the housing element.

Small Sites and Lot Consolidation
The City has identified one small site (parcel less than 0.5 acres in size) in the inventory that is projected to accommodate lower income households. This site, located at 3577 Lexington Avenue, consists of one

0.40-acre parcel and was selected for inclusion in the inventory because it is currently owned by the City of El Monte and considered surplus land. Thus, it is highly likely this parcel can be developed with housing to accommodate lower -income units , given the City’s previous efforts in facilitating affordable housing by partnering with affordable homebuilders.

The City acknowledges the presence of small parcels in the sites inventory; however, consolidation of these sites is anticipated to accommodate future residential development during the planning period.

Consolidation of small sites represent the best development opportunities to accommodate the City’s RHNA fair-share allocation, especially to satisfy the lower-income category requirement. Historically, development of housing in the Downtown area and the Garvey Corridor consists of smaller parcels which have been consolidated to accommodate residential or mixed -use projects. The following illustration below identifies parcels in these areas that are part of larger consolidated sit es. These properties are in various stages in the development process and demonstrate the how prevalent lot consolidation is in the City, especially in areas identified as lacking in housing opportunities.

Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-87

Downtown Garvey Corridor
1 All 3 properties are vacant and owned by the City.

They are already connected to the properties to the
north. A developer is proposing 85 units on the
combined site.
7 Both properties are connected.
2 All 3 properties are connected to the property to the north. The City owns the property to the north.
8 All 4 properties are connected.
3 This property is connected to the property to the
north. A 53-unit affordable housing project is
proposed for the combined site.
9 All 5 properties are connected.
4 This property is connected to the property to the east and west.
10 Underdeveloped with an old car wash facility.
5 This property is connected to the property to the
northwest.
11/12 All four property are connected to the properties in the middle. It is occupied by one shopping
center with large areas of surface parking.
6 All three properties are connected. A 50-unit
affordable housing project is proposed for the
combined site.
13 The property is connected to the larger property
to the north and is developed with a religious
use.
14 Both properties are connected to the property to
the south. Staff has initiated changing the zoning
from Commercial (C-1) to Mixed/Multi-Use
(M/MU) to increase the permitted density from
up to 25 units per acre to up to 35 units per acre.

In addition, as part of the City’s Downtown Main Street Specific Plan, lot consolidation incentives are provided to property owners that in turn allow for increased development potential. In addition, the City is prepared to take further significan t steps to ensure lot consolidation takes place as part of its

Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-88 larger efforts to monitor the adequate sites inventory and facilitate the buildout of the identified sites (Program 5). The City’s efforts to facilitate lot consolidation will include the following actions:
• Opportunity sites marketing and outreach: The City will make a list of prime opportunity sites through the City’s website. The list will include information on parcel size, zoning, and existing uses, as well as highlighting opportunities for lot consolidation. • Technical assistance: The City will provide technical assistance to expedite the site acquisition, plan review and entitlement process, in addition to facilitating negotiations between the property owner and interested buyers.
• Expedited processing: As part of the opportunity sites program, the City will establish expedited permitting procedures for lot consolidation.
• Outreach to real estate community: The City will establish an outreach program to local real estate brokers and the West San Gabriel Valley Association of Realtors to increase awareness of lot consolidation opportunities.

Public Services and Infrastructure Availability
No significant public service or infrastructure constraints have been identified. Existing water delivery and wastewater collection infrastructure is available to all properties located in the housing plan areas and sites inventory, and the City has adequate water and wastewat er capacity to accommodate the RHNA of 8,502 units. All sites are adjacent to existing public roadways and are serviceable by the City’s police and fire departments, as well as private companies that provide dry utilities such as phone, cable, gas, and ele ctric service. The City is currently in the process of developing a Master Plan to provide broadband to all residential neighborhoods.

Implementation
El Monte’s Housing Element outlines the City’s goals, policies and implementation programs for the preservation, conservation, improvement, and production of housing. The majority of the actions are a continuation of the City’s commitment to the production of affordable housing and sound community planning. Many of the programs identified are aimed at protect ing neighborhoods, quality design, historic preservation, environmental quality, affordable housing, and socio-economic diversity. See the El Monte General Plan Housing Element for specific implementation actions, policies and programs.

See Appendix A, Sites Inventory for the eight primary areas that will accommodate additional housing over Cycle 6 of the Housing Element Update.

Summary
Table 44 below shows the distri bution of the City’s RHNA allocation and low and very -low income units. While the projects focus on areas rich in transit and other amenities, the projections are spread throughout the City in various districts and neighborhoods. This includes infill singl e-family, ADUs and multiple -family, high density corridors, urban density corridors, and transit -oriented development.

Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-89 Table 44 Summary of Housing Units
Sub-area
Low and Very-Low
Income Units Total Units
Percent of
RHNA
Residential Recycling
Single-family zones 0 88 1.0%
Accessory Dwelling Units (ADUs) 272 400 4.7%
Multiple-family zones and commercial
zones that permit multiple-family projects
508 806 9.5%
Housing Plan Areas
1) Flair Park 0 475 5.6%
2) Gateway Specific Plan Area 349 1,190 14.0%
3) Downtown Main Street Specific Plan 687 1,777 20.9%
4) Garvey Corridor 395 1,345 15.8%
5) 5-Points Area 401 1,100 12.9%
6) Peck Corridor 0 668 7.9%
7) Ramona Corridor 39 273 3.2%
8) Durfee Corridor 0 473 5.6%
Religious Sites 188 222 2.6%
Total* 2,829 8,817
*Total RHNA for lower and very low: 2,602; total RHNA is 8,502.

Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-90 Financial/Administrative Resources
The City has a wide range of financial and administrative resources at its disposal to assist in the development, rehabilitation, preservation, and management of affordable housing projects and programs within the City.

Financial Resources
The City receives funds for housing and community development activities from a variety of sources. The following itemizes the top three funding sources, the amounts provided, and general categories of expenditures.

Community Development Block Grants
As an entitlement community, El Monte receives federal funding for a range of housing and community development activities through Community Development Block Grants (CDBG). This program is intended to enhance and preserve the City’s affordable housing stock. CDBG funds are awarded to the City on a formula basis for housing activities. Eligible activities include acquisition, rehabilitation, economic development, and public services.

HOME Investment Partnership Funds
The majority of these funds will be used to support housing rehabilitation programs. HOME funding is through a flexible grant program and is awarded to El Monte on a formula basis for housing activities. Eligible activities include acquisition, rehabilitation, and rental assistance. Fifteen percent of the funds will be used to support local community housing development organizations ( CHDOs).

Approximately ten percent of funds will be set aside for grant administration and the remaining amount will be allocated to a residential revitalization program.

Emergency Solutions Grant: ESG
ESG funds may be used for five program components: street outreach, emergency shelter, homelessness prevention, rapid re-housing assistance, and HMIS; as well as administrative activities (up to 7.5% of a recipient’s allocation can be used for administrative activities).

The City has been notified by HUD that it will be receiving a total of approximately $2,541,499 in federal funding to fund a variety of activities intended to provide decent housing, emergency housing services, capital improvement projects, economic opportunities, public services, and housing related legal services to households with low to moderate incomes. The City will receive the following funding amounts for FY 2021-2022 (FY 21-22):
• CDBG Program $1,736,466
• HOME Program $655,797
• ESG Program $149,236
Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-91 Administrative Resources
El Monte contracts with many nonprofit entities for their administrative and managerial capacities to help implement City programs, construct affordable housing, implement housing and community development activities, or provide housing and supportive services to the community. Some of the major entities are described below.

Rio Hondo Community Development Corporation
The Rio Hondo Community Development Corporation ( RHCDC) is an active partner in the City’s efforts to create new affordable housing opportunities throughout the community. Started in 2003, the RHCDC manages three (3) affordable housing properties: 18 units at Penn Mar Avenue used as transitional housing, three (3) homes on Maxson Road, and two (2) homes on Iris Lane. During the previous planning period, RHCDC developed and sold five (5) new single-family units (with three (3) and four (4) bedrooms) and completed development of two (2) new single-family homes sold to income-eligible first-time homebuyers.

Volunteers of America
Volunteers of America (VOA) works to prevent and end homelessne ss through a range of support services including eviction prevention, emergency services, transitional housing and permanent affordable housing. VOA strives to engage homeless individuals, including youth and families with children, to stay with them for as long as it takes to return them to self-sufficiency.

Habitat for Humanity
Families and other non-profit agencies partner with Habitat for Humanity to build better lives for citizens of El Monte. Their goal is to build a world where everyone has a decent place to live.

The East Los Angeles Community Union
The East Los Angeles Community Union (TELACU) is a nonprofit community development corporation founded in 1968. TELACU specializes in making a wide range of investments in urban communities, including the construction of affordable housing. TELACU has three projects in El Monte—the 71-unit Amador Manor Apartments for seniors, the 70 -unit El Encanto Apartments for seniors, and the 35-unit Valle de Vista project of 3- and 4-bedroom single-family residences.

Housing Rights Center
El Monte works with the Housing Rights Center (HRC) to further fair housing opportunities in this community. HRC actively supports and promotes freedom of residence through education, advocacy, and litigation, to the end that all persons have the opportunity to secure the housing they desire and can afford without regard to arbitrary status. HRC provides a wide array of programs and services free of charge and in eight languages to residents, housing professionals, and community service providers.

Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-92 Nonprofit Service Providers
In addition to housing activities, the City of El Monte also provides funding to a number of nonprofit service organizations that provide childcare, social services, recreation, youth activities, mental and physical health, and a wide range of additional supportive services. The 2020–2024 Consolidated Plan provides the full range of housing and sup port service providers, amount of funding, and services each agency provides. Some of the more notable service providers in the community include Our Saviour Center, Foothill Family Services, Catholic Charities, El Monte Promise Foundation, El Monte/South El Monte Resources Association, Jeff Seymour Resources, and other nonprofit organizations.

Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-93 Opportunities For Energy Conservation
Energy-related housing costs can directly impact the affordability of housing. While state building code standards contain mandatory energy efficiency requirements for new development, the City and utility providers are also important resources to encourag e and facilitate energy conservation and to help residents minimize energy-related expenses. Construction of energy efficient buildings can add to the production costs of ownership and rental housing. However, over time, housing with energy conservation fe atures should reduce occupancy costs as the consumption of fuel and electricity is decreased. This can result in monthly housing costs that are equal to or less than what they otherwise would have been had no energy conservation devices been incorporated in the new residential buildings. This section provides an overview of opportunities for energy conservation during the 2013 to 2021 Housing Element planning period.

State Regulations and Programs
Title 24 Energy Conservation Standards
Title 24 of the California Administrative Code establishes energy conservation standards that must be applied to all new residential buildings. The regulations specify energy saving design for walls, ceilings and floor installations, as well as heating and cooling equipment a nd systems, gas cooling devices, conservation standards and the use of non -depleting energy sources, such as solar energy or wind power. Compliance with the energy standards is achieved by satisfying certain conservation requirements and an energy budget. Among the alternative ways to meeting the energy standards are the following:
• Alternative 1: The passive solar approach which requires proper solar orientation, appropriate levels of thermal mass, south facing windows, and moderate insulation levels.
• Alternative 2: Generally requires higher levels of insulation than Alternative 1, but has no thermal mass or window orientation requirements.
• Alternative 3: Also is without passive solar design but requires active solar water heating in exchange for less stringent insulation and/or glazing requirements.

Residential developers must comply with these standards while localities are responsible for enforcing the energy conservation regulations. subject to meeting the state building codes, which also include energy c onservation standards. The California Building Standards Commission adopted the current California Building Codes in 2019, based on model codes produced and updated periodically by various professional organizations. The City of El Monte has adopted these standards. The City of El Monte enforces Title 24 as the primary means for ensuring new housing incorporates the latest energy efficient technologies.

Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-94 Low-Income Home Energy Assistance Program (LIHEAP)
The California Department of Community Services and Development in partnership with the network of local community services agencies that assist lower-income households, administers the Low Income Home Energy Assistance Program (LIHEAP). LIHEAP provides financial assistance to lower income households to offset the costs of heating and/or cooling their residences.

Local and Private Sector Measures and Programs
California Long-Term Energy Efficiency Strategic Plan (CEESP) Grants In 2008, the San Gabriel Vall ey Council of Governments ( SGVCOG) was successful in receiving a California Long -Term Energy Efficiency Strategic Plan (CEESP) grant under the CPUC Local Government Partnerships program. The funds were utilized to create a program called the San Gabriel Va lley Energy Wise Partnership (SGVEWP). This program is an innovative partnership between San Gabriel Valley cities, the Southern California Association of Governments (SCAG), the SGVCOG, and Southern California Edison (SCE). The partnership provides residents and businesses in the San Gabriel Valley with vital energy efficiency information, training, and materials to help reduce energy use and expenses. El Monte is automatically as part of the Energy Wise Partnership given its membership in the SGVCOG.

Funding for Energy Efficiency Upgrades
SCE offers a variety of energy conservation services as part of its Customer Assistance Programs (CAP). The Energy Assistance Fund helps income -qualified residential customers facing financial hardship manage their electricity bills during the months of February and March. These services are designed to help low -income households, senior citizens, permanently disabled, and non -English speaking customers control their energy use. The Residential Multi ple-family Energy Effic iency Rebate Program offers property owners and managers incentives on a broad list of energy efficiency improvements in lighting, HVAC, insulation, and window categories. These improvements are to be used to retrofit existing multiple-family properties of two or more units.

Additionally, the Southern California Gas Company offers various rebate programs for energy - efficient appliances and makes energy efficient kits available to residents at no cost. The Gas Company also offers no-cost weatherization and furnace repair or replacement services for qualified limited-income customers. The Comprehensive Mobile Home Program provides qualifying mobile home customers with no -cost energy conservation evaluations, installations of low -flow showerheads and faucet ae rators, and gas energy efficiency improvements, such as duct test and seal of HVAC systems. The Designed for Comfort program provides energy efficiency design assistance, training, and incentives for housing authorities, owners of multiple-family affordable and supportive housing projects (which offer homes to persons with special needs).

Energy Action Plan (EAP)
The City currently participates in the Energy Leader Partnership with SCE. To support this role, the City developed a local Energy Action Plan (EA P) that identifies the long -term vision and goal to achieve energy efficiency in the community and in government operations. Created in partnership Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-95 with the SGVCOG and SCE, the EAP identifies municipal and community-wide strategies to achieve the City’s lo nger-term electricity efficiency goals. Strategies in the EAP are an integral part of resource management, planning, and development in the community, and serve as an analytical link for the City between electricity reduction targets, local development, an d state and regional electricity planning efforts.

Green Building Standards Code
The City recently adopted the Los Angeles County Green Building Standards Code in 2019, which introduces sustainable construction practices in planning, design, energy, resour ce and water efficiency, material conservation and environmental quality. Furthermore, the City allows mixed - use development in commercial zones and along MMU zoned corridors. Policies and programs of El Monte’s Housing Element will encourage and facilitat e the redevelopment of underutilized commercial sites within these primary transit corridors. Mixed-use residential development that is both pedestrian- and transit-oriented conserves energy by reducing the number of vehicular trips and efficient use of land and construction materials.

PG&E Energy Discount Programs
Lower-income customers enrolled in the California Alternate Rates for Energy (CARE) program receive a 20 percent discount on their electric and natural gas bills. Participants qualify through income guidelines or if enrolled in certain public assistance programs. The Family Electric Rate Assistance Program (FERA) provides a monthly discount of 18 percent on electricity only.

Participants must comprise a household with three or more people and q ualify through income guidelines.

Energy Conservation Through Land Use Planning
The City’s General Plan contains various programs related to energy conservation and reduction of greenhouse gases. Because reduction in vehicle trips is the most effective str ategy to reduction of greenhouse gases, land use and circulation policies encourage alternative modes of transportation through more compact and pedestrian-friendly development. El Monte’s General Plan and Housing Element direct housing development along c orridors and transportation nodes to encourage more compact development, proximity to jobs, reduce infrastructure costs and improve mobility and air quality. MMU zoned developments in El Monte will encourage walking due to more compact development patterns and housing development that is in close proximity to services and retail businesses. Citywide design policies also encourage development with pedestrian amenities and walkable connections between developments.

Considering the built-out nature of El Monte, future development will incorporate infill projects that will maximize existing land and infrastructure resources and promote housing affordability. To reduce vehicle trips and to accommodate lower -income residents who may not own vehicles, policies are encouraged that maintain and expand municipal transit services, provide sidewalk maintenance and installation in neighborhoods where none currently exist, and promote cycling.

Additional energy conservation design strategies include developing parks to re duce urban heat island effect, installing broad-canopied trees to increase shade. Policies and programs that encourage Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Page TR-96 energy conservation and alternative modes of transportation also increase awareness of energy conservation programs sponsored by the City or local utility companies.

Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Appendix TR-A Appendix A: Sites Inventory

Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Appendix TR-B Appendix B: Public Participation

Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Appendix TR-C Appendix C: Review of Past Accomplishments

Housing Element – Background Technical Report
El Monte General Plan City Council Hearing Draft – January 2022 Appendix TR-D Appendix D: Assessment of Fair Housing

City of El Monte
2021-2029 Housing Element

City of El Monte
11333 Valley Boulevard
El Monte, CA 91731
www.ci.el-monte.ca.us

Prepared for
City of El Monte
by RRM Design Group

3765 S. Higuera St., Suite 102
San Luis Obispo, CA 93401
www.rrmdesign.com

with
Veronica Tam and Associates

City Council Review Draft – January 2022 El Monte General Plan PHS-1 10 H

Public Health and
Safety Element
Introduction
Envision El Monte… a safe community, where our residents are safe from natural hazards, w here our natural environment and watershed is clean and healthful; where neighborhoods are protected from the pollution of cars and industries; and where we can live in a peaceful residential neighborhood away from the noise of industries, cars, and other uses which detract from a quality living environment.

CREATING A SAFE COMMUNITY
El Monte’s fundamental goal is to provide a safe and secure place to live. Without a safe environment, little else really matters. The City has been making significant strides to achieve this goal. El Monte’s goals are to:
▪ Protect residents from natural hazards —minimizing the dangers from earthquakes, flooding, and other natural disasters. ▪ Provide a safe transportation system—making our roadways safe for motorists, pedestrians, and bicyclists.
▪ Clean our natural environment—furthering healthful air, proper management of hazardous wastes, and clean groundwater.
▪ Plan for emergency response —protecting our city from manmade and environmental hazards through effective emergency planning. ▪ Prepare for climate change—plan for and build resiliency to climate change impacts
▪ Minimize noise—minimizing noise from roadways, railroads, and industries to help provide a quiet and peaceful living environment.

Public Health and Safety Element
PHS-2 El Monte General Plan City Council Review Draft – January 2022

PURPOSE OF ELEMENT
Protecting health, personal prope rty, and life from natural and man - made hazards and health risks is a fundamental responsibility of the City. The occurrence of natural disasters in sSouthern California makes effective public safety programs of g reat importance . Our under - standing of the natural environment also underscores the importance of clean and healthful air and water. This eElement assesses the natural and man-made hazards in El Monte and sets forth responsive goals and policies to address those hazards.

The Public Health and Safety Element identifies where public and private decisions must be sensitive to conditions that pose a potential threat to public health and safety. It addresses earthquakes, flooding, watershed management, hazardous materials, transportation safety, air and water quality, and health issues such as noise. This eElement describes community hazards and provides policies for decision makers to minimize, to the extent feasible, any social, economic, and environmental impacts.

RELATED PLANS AND PROGRAMS
The Public Health and Safety Element builds upon many federal, state, and local laws . Some of the more notable laws include t he California Environmental Quality Act (CEQA), California Seismic Safety Codes, and the InternationalCalifornia Building Code . These codeslaws, in concert with the El Monte Municipal Code (EMMC), regulate and/or influence land use and intensity of development in El Monte. These laws and regulations also help protect our health, safety, and welfare by ensuring that proper safety analyses are undertaken, and that sound construction practices are followed.

The Public Health and Safety Element is related to other General Plan elements. Land uses identified in the Land Use Element are influenced by the location of potential hazards. Emergency evacuation routes and the location of critical facilities are influenced by the Circulation Element. T he Public Services and Facilities Element address es the provision of police and fire response to minimize personal injury and property damage from disasters. In addition, the Parks and Recreation Element provides programs that will improve the natural environment and public health.

Public Safety
The topic of police and fire
service is addressed in the
Public Services and Facilities
Element

City Council Review Draft – January 2022 El Monte General Plan PHS-3

EL MONTE SPEAKS
Quality of life is what makes a city a desirable place to live. Quality of life surely involves the provision of park and recreational opportunities, strong neighborhoods and quality housing, a vibrant economy and well-paying jobs, good education, convenient transporta- tion, and beautiful architecture. Yet the critical aspect of quality of life that makes this possible is safety.

El Monte understands the importance of public safety and health. As the hub of San Gabriel Valley, public health and safety have always been important issues. Over the p ast 50 years, El Monte has seen tremendous housing, commercial, and industrial growth and, with it, complex planning issues that affect the health and safety of residents.

Flooding hazards, traffic congestion, and environmental pollution all pose challenges.

As El Monte envisions its future, public safety will remain a concern.

We desire an environment safe from natural disasters. We desire to drive, bicycle, and walk safely along our streets. We want to know that our air is safe to breathe and our water i s safe to drink. Prioritizing these issues will help El Monte achieve its vision. City outreach programs and community workshops help identify what residents regard as important priorities.

A safe El Monte will consist of the following:
▪ Emergency planning and preparedness for earthquakes, flooding, climate change and other natural disasters that can lead to personal injury, property damage, and loss of life.
▪ Transportation safety, so that residents are confident that they can safely drive to work or other daily activities, and children can safely walk or bicycle to school.
▪ Clean environment, in which our air is safe to breathe, our water is of high quality, and our hazardous wastes are disposed of properly to safeguard people, wildlife, and the environment.
▪ Responsive police and fire services, to create a safe community for all ages and protect our residents and businesses from harm. (This topic is addressed in the Public Services and Facilities Element.) ▪ Neighborhoods that are reasonably free from the adverse impacts of noise from streets, trucks, commercial and business activities.

The following section presents goal statements and policies to improve the public health and safety of the El Monte community.

Public Health and Safety Element
PHS-4 El Monte General Plan City Council Review Draft – January 2022 Public Health and Safety Context
El Monte’s fundamental mission is to protect public health and safety.

When we think of “public safety,” most people think of police, fire and paramedics, who are the first to respond to emergency circumstances.

However, the City , the county, and state governmental agencies are charged to help protect us from environmental and man -made hazards. The following highlights the issues addressed in this Safety Element. Each topic will be described in greater detail, followed by responsive goals and policies.

SEISMIC HAZARDS
Southern California is prone to periodic earthquakes, mostly recently the Whittier Narrows, Northridge, and Landers quakes. While no earthquake faults have been found in El Monte, residents clearly experience the groundshaking effects from such events. Most of the City is underlain by a shallow water table, is subjeect to liquefaction or the settling of soil during an earthquake, and therefore will materially experience the movement caused by an earthquake.

El Monte protects the commun ity from seismic hazards through the enforcement of modern building technologies, land use, and appropriate construction practices. El Monte is committed to continued vigilance in ensuring that residents and businesses are safe from seismic events. To maintain and improve public safety, this Element will focus on protecting residents from potential damage from earthquakees through proactive planni ng, enforcement of building standards, and emergency preparedness.

WATERSHED MANAGEMENT
El Monte’s location is at the convergence of the San Gabriel River and the Rio Hondo River watersheds, which are fed by six washes and two creeks. Although these once m eandering rivers were channelized to reduce damage caused from flooding in the past, our understanding of watersheds has evolved. More than simply flood control, the City now envisions the Rio Hondo River and San Gabriel River as vital, healthy watersheds, which takes into account a number of mutually supportive goals.

City Council Review Draft – January 2022 El Monte General Plan PHS-5 This element, as s Supported by the Recreation and Open Space Element, seeks to help manage the San Gabriel and Rio Hondo watersheds and improve the beneficial uses of the rivers. the gGoals of thethis Element are to:
▪ Better manage the San Gabriel and Rio Hondo watersheds to improve the beneficial users of the rivers.
▪ Improve water quality through the cleanup of the Superfund site, reduction of urban runoff, and implementation of green
infrastructure.
▪ Continue to maintain excellent protection from dam inundation and improve the City’s drainage system to prevent urban floods. ▪ Protect water resources and restore habitat for wildlife and birds through proper watershed management practices.

AIR QUALITY
El Monte is acutely aware of how air pollution impacts children, families, and people with health conditions. Unhealthful air has been linked to diminished lung capacity, higher frequency of asthma, and in extreme cases cancer and shortened lifespan . Air quality is a complex issue and is affected not only by our transportation network, but also by certain industrial activities. Although the federal Clean Air Act has helped to reduce pollutants, the region has not achieve d state and federal air quality standards, and thus air quality remains a cri tical concern for El Monte.

Supported by the Land Use and Recreation and Open Space Elements, a major focus of the Public Health and Safety Element will bethe goals of this Element are to:
▪ Reduce and eliminate, wherever feasible, conflicts between mobile and stationary sources of air pollutants and sensitive land uses, with priority given to existing sensitive land uses.
▪ Concentrate housing along major corridors to reduce the use of automobiles, reduce vehicle emissions and improve air quality, and promote a more compact form of residential development. ▪ Create a community forest along all major roadways and on public lands, and encourage the planting of trees on private property as a means of filtering air pollutants in El Monte.

Public Health and Safety Element
PHS-6 El Monte General Plan City Council Review Draft – January 2022

TRANSPORTATION SAFETY
El Monte is defined by its extensive network of roads, freeways, railroads, and transit that offers convenient travel modes for residents, workers, and visitors . While a benefit to the local economy, these transportation modes also pose considerable thre ats to public health and safety in El Monte. Safe routes to school have also become a critical concern to families. In comparison to other cities, the City has a higher rates of accidents involving vehicles, pedestrians, and bicyclists. The rate of transportation -related accidents and personal injury underscores the importance of this issue to El Monte.

In conjunction with the Circulation Element, the Public Health and Safety Element seeks to improve transportation safety through goals of this Element are to:
▪ Implement safe routes to schools, sidewal k improvements, street lights, crosswalks, enforcement of traffic laws, and reduction of traffic speeds where appropriate.
▪ Advocate for the improvement of all street -railroad crossings, including the implementation of full -grade separtions , at every intersection of the railroad and local streets.
▪ Ensure that new development complies with the provisions of the El Monte Airport Land Use Plan so as not to endanger r esidents and business community.

HAZARDOUS WASTES
Hazardous waste management has become more important to El Monte. In the past, heavy industries produced significant levels of hazardous wastes,. andAs of result of that, the City is still dealing with the impacts related toof the cleanup and remediation of groundwater contamination at the Superfund site. Certain industries still pose risks due to emissions and proximity to residential neighborhoods.

Hazardous wastes are al so generated by the use and disposal of everyday products, including solvents, batteries, paint, oil, and electronic equipment.

In conjunction with the Public Servi ces and Facilities Element and the Land Use Element, the goals of this eElement are to:

City Council Review Draft – January 2022 El Monte General Plan PHS-7 ▪ Expedite, through active participation with the San Gabriel Basin Water Quality Authority , the full cleanup of the Superfund site situated over a large portionbelow much of El Monte.
▪ Discourage siting of businesses that use, store, or transport hazardous materials and waste near sensitive land uses unless mitigation measures comply with Los Ang eles County fFire dDepartment standards.
▪ Cooperate actively with federal, state, county, business, and other entities to effectively manage hazardous materials and wastes to protect the health and safety of residents.

EMERGENCY RESPONSE
Natural and man -made disasters (such as earthquake, flooding, fire, and hazardous waste spill s), cause significant property damage and loss of life. During those times, the City’s state of emergency preparedness makes all the difference in how effective ly the City responds. While we cannot fully insulate ourselves from disasters, maintaining a state of readiness is the key to minimizing damage to property, personal injury, or loss of life.

CLIMATE CHANGE
The City of El Monte recognizes that climate change affects public safety and disaster management. According to California’s Fourth Climate Change Assessment , continued climate change will have a severe impact on California. Key climate hazards identified for the Los Angeles region most relevant to the City of El Monte include: extreme heat, drought, air quality, severe storms and wind, and inland flooding.

In addition, El Monte residents could be subject to smoke and disruption to regional systems due to wildfires, and regional impacts due to sea level rise. A discussion of c limate vulnerability findings along with the City’s climate adaptation goals, policies, and actions are provided in this Public Health and Safety Element.

Fire safety is of growing importance in California due in part to climate change. As a result, state law requires that general plans in high -risk areas, generally at the wildland urban interface, address wildfire risks.

In addition, SB 1035 (2018) requires regular updates to the Safety Element c hapter of the General Plan to address new information regarding flood and fire hazards, as well as climate change adaptation Public Health and Safety Element
PHS-8 El Monte General Plan City Council Review Draft – January 2022 and resilience. State law also requires local governments to identify and evaluate evacuation routes (AB 747, 2019) and to identify residential developments in hazard areas that do not have at least two emergency evacuation routes (SB 99, 2019). The City of El Monte does not have high risk wildfire areas, but is still impacted by wildfires in the region due to smoke and possible disru ptions to transportation, electricity, water emergency response, and other systems.

City Council Review Draft – January 2022 El Monte General Plan PHS-9 Goals and Policies
Public health and safety involves three different scales—natural hazards, the man-made environment, and personal safety. This eElement addresses the first two topics, while police and fire safety issues are addressed in the Public Services and Facilities Element. Each section begins with a discussion of the issue, provides El Monte’s goals with respect to public safety, and follows with policies to further each goal. Appendix A contains a detailed implementation plan.

SEISMIC SAFETY
Earthquakes represent a major concern for all c ities in southern California. The City of El Monte lies entirely within the flat, alluvial plain of the San Gabriel Basin, which was formed by historical streams from the San Gabriel Mountains. The basin serves as a nat ural groundwater reservoir for rainfall and runoff from the highlands. The San Gabriel Basin is predominantly covered by alluvial valley sediments, dominated by unconsolidated to semi -consolidated alluvium deposits that overlie relatively impermeable rock. The primary native soil is sandy loam, silt, and clay loam derived mainly from granitic rocks, schist, and anorthosite.

Although no known earthquake fault crosses El Monte, a dozen active and potentially active earthquake faults impact the City. These include the San Andreas, San Gab riel, Newport -Inglewood, Palos Verdes, Whittier, Santa Monica, Sierra Madre, Puente Hills Blind Thrust, Raymond Hill, Workman Hill, and the Clamshell -Sawpit Canyon faults. The se faults can produce earthquakes that could cause significant property damage a nd loss of life. Recent earthquakes affecting El Monte include the Northridge Earthquake of 1994 (magnitude 6.7), Whittier Earthquake of 1987 ( magnitude 5.9); and Landers QEarthquake of 1992 (magnitude 7.3); and Northridge Earthquake of 1944 (magnitude 6.7).

Primary geologic hazards from earthquakes include ground shaking, ground failure, and surface rupture. Ground shaking causes the most damage (it is the primary cause of collapsed buildings) and has the potential for the greatest loss of life. Ground failure involves the loss of cohesion of soils (liquefaction), which may cause cracking or failure of foundations. Surface rupture occurs when movement on a fault breaks through to the surface. In other cases, the slow movement of faults can How are earthquakes
measured?
Earthquake strength is
measured by its magnitude and
intensity. Magnitude refers to
the energy released at the
epicenter or source of the
earthquake. Intensity refers to
the strength of shaking
produced by an earthquake at
a particular location and its
effect on people, structures,
and the natural environment.

Public Health and Safety Element
PHS-10 El Monte General Plan City Council Review Draft – January 2022 deform curbs, streets, buildings, and structures. Although no fault crosses El Monte, the City may have secondary hazards due to its geology and soil conditions.

Slope Stability
Slope stability is determined by a number of factors , including the slope, vegetative cover, wildfire, bedrock, soil, precipitation, and human alteration. Although landslides can be induced by seismic activity, the City’s terrain is relatively flat and the vast majority of El Monte is not located in an area where landslides are a hazard.

According to the California Division of Mines and Geology, only the far northeastern corner of the City (bordering Arcadia) contains over- lapping areas where earthquake -induced landslides and liquefaction could potentially oc cur based on local geological, geotechnical , and groundwater conditions. Other areas of steep slopes are beyond the northern boundary, where deep quarries are in Irwindale.

Liquefaction and Seismic Settlement
Liquefaction occurs during moderate to great e arthquakes, when ground shaking causes water-saturated soils to become fluid and loose strength, much like quicksand . Liquefaction is often responsible for damage to bridges, buildings, buried pipes, and underground storage tanks. Seismic settlement is whe n soil is compacted in response to ground shaking. Localities susceptible to liquefaction-induced damage are underlain by loose, water -saturated, granular sediment within 40 feet of the ground surface . Due to soil conditions and historic al water table levels, El Monte is entirely in an area with a potential fo r permanent ground displacement, as illustrated in Figure PHS-1.

Expansive and Compressible Soils
Expansive soils swell when wet and shrink when dry. If the soil is on a slope, the top layer of soil can creep downhill or even cause a landslide.

Poorly consolidated or highly compressible soils have low bea ring capacities and are liable to differential s ettlement. Soil compression is an increase in stress from construction, foundation, or other means that results in a deformation and relocation of soil particles, and expulsion of water or air from void spaces. Younger soils, which include textured silty and sandy soils, contain l ess compacted sediments and are more susceptible to settlement. Based on soil types in the City, compressible soils may be present and a hazard for buildings in El Monte.

El Monte General Plan City Council Review Draft – January 2022 PHS-11

Figure PHS-1 Liquefaction Hazards

Public Health and Safety Element
PHS-12 El Monte General Plan City Council Review Draft – January 2022 Ground Subsidence
Subsidence related to human activities is typically the result of the withdrawal of subsurface fluids such as oil and groundwater, oxidation of organic materials such as peat and coal, and by hydro - consolidation (from excessive irrigation ) of loose, dry soi ls in a semiarid climate. Subsidence can affect structures sensitive to slight changes in elevation or slope such as highways, pipelines, sewers, and railroads. The current groundwater level in El Monte is 30 to 50 feet below historical levels, which indic ates that a potential exists for subsidence. Subsidence could be regional in nature or may be focused along the boundary of a groundwater basin or a buried structural feature. On the basis of the information cited above, the potential for subsidence-related ground fissures or cracking within the City is low.

Soil Erosion
Soil erosion is a natural process driven by water and wind. Soil erosion may be a slow process that continues relatively unnoticed, or it may occur at an alarming rate causing serious loss of topsoil. The rate and magnitude of soil erosion by water is controlled by rainfall intensity and runoff, soil erodibility, slope gradient and length , and vegetation cover. The City is mostly built out, relatively flat, and with no hillsides that would be subject to substantial soil erosion, landslides, and mudslides. A very small portion of El Monte in the far northeastern corner bordering Arcadia contains areas where earthquake -induced landslide could potentially occur. Thus, soil erosion i s not considered to be a pressing public health and safety issue.

Although we cannot prevent earthquakes, their destructive effects can be minimized through proactive planning, building regulatio ns, and disaster preparedness. El Monte protects the public f rom earthquake damage through planning, building regula tions, inter -jurisdictional coordination, and public education. The City’s nNatural hHazards mMitigation pPlan outlines the course of action to be taken in case of a seismic event. The City is responsible for adopting and enforcing a variety of building codes and regulations to ensure that buildings are constructed and/or retrofitted according to the best available building practices. El Monte participates in multi -jurisdictional efforts to help coordinate emergency response and planning . The City also provides public information to residents and businesses.

City Council Review Draft – January 2022 El Monte General Plan PHS-13 Goal PHS-1
Adequate protection of public health and safety, infrastructure, and City facilities and services from earthquakes from geologic and seismic hazards. Adequate protection from seismic and geologic hazards, to ensure public health and safety, infrastructure, and City facilities and services are maintained.

Policies
PHS-1.1 Building Codes . Ensure that new and retrofitted buildings comply with the most recently adopted City and state building codes governing seismic safety and structural design to minimize the potential for damage, personal injury, and loss from earthquakes.

PHS-1.2 Geotechnical Study. As necessary, r equire detailed geologic, geotechnical, or soil investigations in areas of potential seismic or geologic hazards as part of the environmental an d/or development review process.

PHS-1.3 Structural Hazards. Mitigate structural hazards related to seismic events through appropriate methods such as excavating and refilling land with engineered fill, ground improvements, structural design, and other appropriate mitigation.

PHS-1.4 Critical Structures . Encourage Caltrans, Southern Pacific Railroad, and local utility companies to regularly inspect and strengthen (if needed) bridges, elevated road ways, freeways, utilities, and other infrastructure susceptible to failure during an earthquake.

PHS-1.5 Critical Facilities. Ensure that police and fire stations, emergency operations center s, communication s centers, reservoirs, medical facilities, and other essential structures and facilities remain s afe and in a state of readiness for seismic events.

PHS-1.6 Public Education. Work with local schools, business es, residents, and community organizations to ensure that
adequate information on how to be prepared for hazards is available and routinely distributed to the community.

PHS-1.7 Emergency R esponse. Periodically conduct simulated emergency response drills to hazards, concentrating on
interagency coordination needed to ensure that services will be available to the community with minimal delay and overlap of services.

Public Health and Safety Element
PHS-14 El Monte General Plan City Council Review Draft – January 2022

WATERSHED MANAGEMENT
El Monte is at the convergence of the San Gabriel River and the Rio Hondo River watersheds. These rivers are fed by six washes and two creeks, which originate in the mountains and entered urbanized areas below the foothills. Historicall y, these wide, shallow rivers flowing from the mountains created a fertile alluvial plain and riparian woodland. Major storms during the early 190 0s led to the implementation of flood control dams, debris basins, and river channels. During the 1950s to the present, quarry operations further altered the natural landscape.

Today, our understanding of watershed management has greatly improved beyond the important function of reducing the potential of flooding. Watersheds are very important because they provide critical services that sustain and protect us : they supply drinking water from the San Gab riel Valley Basin; they sustain habitat for plants and animals in places such as Peck Water Conservation Park; and they provide areas of natural beauty and support recreational uses, such as in the Whittier Narrows Area.

The City of El Monte envisions the Rio Hondo River and San Gabriel River as vital, healthy watersheds, taking into account the mutually supportive goals of improving water quality, restoring habitat for El Monte: A History Tied to the
Rivers
El Monte has a unique and historical
connection to watershed management,
located at the convergence of two major
watersheds that are fed by the San Gabriel
Mountains.

City Council Review Draft – January 2022 El Monte General Plan PHS-15 wildlife and birds, providing ample parks and recreational opportunities along the banks of the rivers, and ensuring adequate flood control and safety for residents.

Flood Hazards
El Monte is framed by two major dams and reservoirs that protect the community from floodwaters from the San Gabriel Mountains. The Santa Fe Dam and Reservoir is on the San Gabriel River 2 miles northeast of the City; the Whittier Narrows Dam is 3 miles south of the City of El Monte. The major threat from dams or reservoirs is flood inundation in the rare case of structural failure or breach. Figure PHS- 2 shows the potential inundation zones that could result from dam failure or breach.

Most of El Monte lies in a potential inundation zone . In the unlikely event of a dam breach or failure, waters would reach six feet in depth at the City’s northeastern boundary in fifteen minutes from dam failure and decrease to two feet in central El Monte before rising to seven feet near Whittier Narrows in three hours from dam breach. The Office of Emergency Services outlines similar scenarios. Upstream inundation from the Whittier Narrows Dam could occur if the dam could not release water downstream, and water flows along the six washes flowed unimpeded into the dam.

The actual potential and severity for flooding due to dam breach is very remote and depends on the speed of inundation, location and nature of the dam failure, and topography. The damage associated with flooding could also be reduced by the containment effects on the floodwaters, if any, of the Irwindale gravel pits that border El Monte. However, in the absence of definitive evidence, it would be most appropriate for planning purposes to assume that the gravel pits do not significantly mitigate the threat or potential damage resulting from a flooding event.

Santa Fe Dam
The Santa Fe Dam and Reservoir is located
to the north of El Monte and protects the City
from flood waters from the San Gabriel
Mountains.

Public Health and Safety Element
PHS-16 City Council Review Draft – January 2022 El Monte General Plan

Figure PHS-2 Flooding Hazards

City Council Review Draft – January 2022 El Monte General Plan PHS-17 The Cobey -Alquist Floodplain Management Act encourages the planning, adoption, and enforcement of land use regulations to protect from flood hazards. The City of El Monte has adopted a floodplain management ordinance and maintains Federal Emergency Manage - ment Agency (FEMA) Flood Insurance Rate Maps (FIRM). The FEMA FIRM map s for the City of El Monte were last updated in 2008.

According to the General Plan Environmental Impact Report, the City of El Monte is classified as No Special Flood Hazard Areas (NSFHA), or Zone X, meaning that no part of the City is in a 100-year flood zone.

However, according to the City’s Hazard Mitigation Plan ( HMP), human-caused and natural changes to the environment have changed the dynamics of storm water run -off since then. The City’s maintains its participation in federally backed flood insurance programs by reviewing each building permit and land use discretionary permit for the project’s proximity on the FIRM maps. If new data and information becomes available, the City will take it into consideration, where necessary According to the Federal Emergency Management Agency, the City is designated as “No Special Flood Hazard Area, All Zone C.” This special designation corresponds to areas that are: (1) outside the 100 -year floodplain; (2 ) protected from the 100-year flood by levees; or 3) subject to minimal flooding from sheet flow flooding or 100-year stream flooding. The City’s designation means that the threat of flooding potential is minimal.

Although El Monte has an all Zone XC rating, localized drainage problems can still result in urban floods. Due to the highly urbanized nature of El Monte, a large number of impervious surfaces (e.g., buildings, roadways, and other concrete surfaces) convey water to the stormwater system. These surface water flows are carried to interceptor storm drains, which discharge to the Rio Hondo and San Gabriel River channels and help alleviate flooding. The City’s six grade -separated railroad crossings are equipped with underpass pumps to divert flood water to storm drains. The annual probability of flooding is considered low, but the City’s Hazard Mitigation Plan notes that the City has experienced flood episodes through its history. Urban flooding resulting from severe weather is considered possible in isolated portions of the City.

Water Resources
Water supplies for the San Gabriel Valley come from three main sources: local rainfall, reclaimed water, and imported sources. The San Gabriel Valley water supply is derived through an intertwined Flood Control Channels
El Monte is encircled by flood control
channels built by the Army Corps of
Engineers that provide a high degree of
safeguarding against flooding.

Public Health and Safety Element
PHS-18 El Monte General Plan City Council Review Draft – January 2022 network, which involves the transport, percolation, storage , and conveyance of imported sources, surface flows, and groundwa ter.

Groundwater basins are the primary means for water storage in the region and are recharged through natural soil percolation, as well as through engineered spreading grounds.

El Monte’s drinking water meets state and federal quality standards.

However, the San Gabriel Water Basin still has five contaminated plumes. This contamination has resulted in the closure of several wells.

As described later under hazards, t he federal and California environ- mental protection agencies have design ated this site as a federal Superfund site. A consortium of agencies, under the coordination of the San Gabriel Basin Water Quality Authority, is coordinating cleanup activities.

El Monte’s water quality is also affected by o ther sources of pollution from nonpoint sources, in particular urban runoff. Urban runoff drains from roads, sidewalks, roofed structures, parking lots, industrial sites, etc. Rain and/or irrigation can wash away the materials on top of these surfaces—oil, grease, pesticides, metals, bacteria, toxic chemicals from automobiles or industrial processes, garbage, and many other contaminants. These pollutants sink into regional water recharge facilities and percolate into the groundwater.

To reduce the amount and concentration of pollutants entering the rivers, the Regional Water Quality Control Board (RWQCB) mandates that cities limit and reduce total maximum daily loads of contaminants from entering the rivers. The RWQCB implements the National Pollutant Discharge Elimination System (NPDES ) goals to reduce the amount of storm water runoff. Under the NP DES Stormwater Permit issued to Los Angeles County and its co-permittees, the City is required to implement local programs to reduce urban runoff.

The Public Works Departme nt enforces NPDES requirements in the EMMCEl Monte Municipal Code . The City requires most new development projects to incorporate best management practices t hat minimize pollutant levels in runoff and the total amount of runoff from their projects. The Cit y is also actively involved in educating businesses, residents, schools, and other entities regarding the importance of proper disposal of waste to prevent urban runoff into the Rio Hondo River, San Gabriel River, and other inlets.

City Council Review Draft – January 2022 El Monte General Plan PHS-19 Defining Our Future Role in Watershed Management
The Rio Hondo River and San Gabriel River watersheds offer untapped opportunity to enhance beneficial uses of the rivers. Peck Water Conservation Park has been developed for water recharge and park use, but its potential is not fully realized. Its 100-acre lake can enhance compliance with regional stormwater management and provide recreational water uses. Enhancement and restoration of its natural habitat can provide nesting sites for the more than 300 bird species at the park. Restoring this unique park will require bold leadership and multi-jurisdictional cooperation.

El Monte has taken a leadership role in the development of the Emerald Necklace Accord, which has been signed by 10 participating agencies .

The accord affirms the Rio Hondo and San Gabriel watershed as a precious, invaluable recreational and environmental resource. Th e accord commits agencies to foster greater dialog and work together to develop a sustainable vision for the rivers through a coordinated plan for the preservation of open space in the watershed for the purposes of recreation, environmental education, development and enhancement of trails, native habitat conservation and restoration, and protection of water resources.

The following goal statement and policies will take years to accomplish. Yet they clearly articulate El Monte’s watershed manage - ment ethic that will restore El Monte’s unique natural heritage and implement the City’s vision for a healthy watershed for generations to come.

Hansen Quarry
Hanson Quarry, located north of El Monte, is
a spent quarry that serves as water spreading
grounds and protection against inundation.

Public Health and Safety Element
PHS-20 El Monte General Plan City Council Review Draft – January 2022 Goal PHS-2
A healthy and safe watershed exemplified by the implementation of flood control measures, protection of water resources, and the restoration of the beneficial uses of the San Gabriel and Rio Hondo Rivers watersheds.

Policies
PHS-2.1 Flooding. Work with local, regional, state and federal agencies to implement updated flood control measures, encourage
regular maintenance and monitoring of flood control channels, and maintain excellent state-of-emergency preparedness.

PHS-2.2 Water Quality. Improve in-stream water quality through best management prac tices to meet or exceed Regional Water
Quality Control Board standards and National Pollutant
Discharge Elimination Systems permitting requirements.

PHS-2.3 Water Resource. Continue to ensure water resource protection through the cleanup of the El Monte Superfund site, cleaning of waters within and entering into the Peck Water
Conservation Park, and activities to reduce non point resource pollutants.

PHS-2.4 Habitat Restorati on. Restore the quality, quantity, and connectivity of habitat and natural open areas in El Monte with watershed best management practices and restoration of
stream channels wherever feasible.

PHS-2.5 Green Infrastructure. Implement green infrastructure projects (e.g., greenways, community forest, linear parks, ve getated swales, miniparks) to help filter stormwater runoff, improve water resources, and restore the health of our watershed.

PHS-2.6 Public Education. Establish and promote public awareness and stewardship campaigns that educate the public about its role in improving water quality, health of the watershed, and El Monte’s natural and urban environment.

PHS-2.7 Emerald Necklace Accord. Participate in the Emerald Necklace Accord for the purposes of recreation, environ mental
education, development and enhancement of trails, native habitat conservation and restoration, water protection, and protection of water resources.

City Council Review Draft – January 2022 El Monte General Plan PHS-21

AIR QUALITY
Since passage of the federal Clean Air Act (CAA) in 1970, we have become increasingly concerned about the quality of the air we breathe.

For many years prior to the Clean Air Act, El Monte residents observed the brownish haze that obscured views of the San Gabriel Mountains and made it more difficult to breathe during outdoor exercise. In other areas of the City, pollution from nearby industries raised concern as well. Although San Gabriel Valley’s air quality has improved since then, air quality remains a concern of El Monte residents, particularly for children and seniors.

Air Quality Setting
El Monte is located within the South Coast Air Basin, a coastal plain with connecting broad valleys and low hills. The region lies in the semi- permanent high-pressure zone of the eastern Pacific. The San Gabriel Valley has frequentoccasional periods of extremely hot weather , and occasional periods of winter storms, or Santa Ana wind conditions.

Although the basin has a semi arid haze, the presence of a shallow marine layer, low average wind speeds, and frequent temperature inversions limit the dispersion of air pollutants. In the San Gabriel Valley, the combination of low wind speeds and low-level inversions produces the greatest pollutant concentrations.

Air pollution consists of different components. Ozone is produced when pollutants from cars, power plants, industrial activities, and other sources react with sunlight. Particulate matter is produced by combustion from motor vehicles, forest fires, and industrial processes.

Carbon monoxide is produced by vehicle emissions and other industrial processes. Sulfur dioxide is emitted from power plants and industrial processes that burn sulfur-containing fuels like coal and oil.

Lead, produced by leaded gasoline before state and federal automobile emission standards, often originates from utility plants.

Why care about air pollution? All of us live with air pollution today.

Many people experience some kind of air pollution–related symptoms such as watery eyes, coughing, or wheezing. Even for healthy people, polluted air can cause respiratory irritation or breathing difficulties during outdoor activities. However, we now understand that unhealth- ful air has been linked to a number of chronic health conditi ons, including diminished lung capacity, higher frequency of asthma, and Public Health and Safety Element
PHS-22 El Monte General Plan City Council Review Draft – January 2022 lower immune responses. I n extreme cases , air pollution has been linked to cancer and shortened lifespan for people exposed to certain pollutants.

Air Quality Hazards
As an urbanized community, El Monte is surrounded by various industries that produce air pollutants that affect residents and business.

This section describes some of the primary sources of air pollution , while the following section describes the regulatory framework.

Mobile Sources of Pollution
Mobile sources produce approximately 80 percent of all air pollutants in the South Coast Air Basin. These include automobiles, trucks, airports, railroads, and buses. El Monte is well served by roads, freeways, rail and airport, and air pollution from mobile sources is a critical concern for the El Monte community. Some of the greatest sources of pollutants are particulate matter, produced by combustion from motor vehicles (particular ly diesel) and carbon mo noxide, also produced by vehicle emissions. Such pollutants are associated with respiratory ailments and diminished lung functioning.

Stationary Sources of Pollution
Stationary sources (e.g., manufacturers, quarries) can also produce a wide variety of poll utants. The Environmental Protection Agency (EPA) tracks toxic chemical releases and waste management activities reported annually by certain industries and federal facilities. Two dozen businesses in El Monte emit a wide array of regulated pollutants, including chromium, nickel, lead, copper, phenol, zinc compoun ds, and others . These include manufacturers (e.g., chrome platers, landfills, dry cleaners) and various other smaller yet important sources of air emissions.

Specific Industries and Mobile Sources
El Monte is also situated near several unique stationary sources of air emissions. Surrounding El Monte are the Puente Hills and Montebello landfills, which are known to emit large quantities of methane, carbon dioxide, and other gases. El Monte is also home to several heavy industrial companies and manufacturers that contribute to air

City Council Review Draft – January 2022 El Monte General Plan PHS-23 pollution. Some industries produce chromium, lead, copper, and other pollutants known to have adverse health effects. MoreoverIn addition, gravel quarries are located to the north of El Monte in the City of Irwindale.in communities surrounding or adjacent to El Monte, and Rresidents have long expressed concern over the unknown long -term impacts of silica and dust.

Regulatory Framework
The federal Clean Air Act (CAA) sets national ambient air quality standards (NAAQS) for six pollutants: carbon monoxide, ozone, particulates, nitrogen oxides, sulfur dioxide , and lead. The CAA requires designated agencies in any region of the nation not meeting NAAQS to prepare a plan to bring the area into compliance with all national standards. In the Basin, the designated agency is the South Coast Air Quality Management District (SCAQMD).

In 1988, the California Legislature enacted the California Clean Air Act (CCAA). This act established a legal mandate to achieve health -based state air quali ty standards, which are more health protective than national standards, at the earliest practical date. The CCAA requires regional emissions to be reduced by 5 percent or more per year (or 15 percent or more in a three -year period) until attainment is demonstrated. Each region that did not meet a national or state air quality standard was required to prepare a plan to achieve the 5 percent reduction.

The SCAQMD is in charge of developing the regional air quality plan, with input from the Southern California Association of Governments (SCAG). The SCAQMD is responsible for the overall development and implementation of the air quality management plan that covers the South Coast Air Basin. The SCAQMD also regulates certain stationary sources of pollution. The California Air Resources Board (CARB) regulates mobile sources of air pollutions through state and federal emission regulations.

The CARB is also responsible for identif ying, studying, and assessing the risks of various toxic air contaminants known to cause cancer or other serious health effects. The CARB has completed health risk assessments of certain businesses, such as chrome platers, dry cleaners, rail yards , large g as stations, warehouse distribution centers, and Who is Responsible for
Ensuring Clean Air?
The federal EPA establishes
national air quality
standards, enforces the
Clean Air Act, and regulates
certain emission sources.

The State EPA implements
the California Clean Air Act
and establishes state air
quality standards and
monitoring mobile sources
of pollution.

The South Coast Air Quality
Management District
monitors air quality and
develops programs to attain
air quality standards from
stationary emission sources.

Public Health and Safety Element
PHS-24 El Monte General Plan City Council Review Draft – January 2022 freeways. The CARB has also issued recommendations for minimum distances between sensitive land uses and these pollution sources.

The State of California and the federal government have established stringent air quality standards for certain air pollutants—ozone, carbon monoxide, nitrogen dioxide, sulfur dioxide, particulate matter, and lead. The state has also set standards for sulf ates, hydrogen sulfide, vinyl chloride, and visibility -reducing particles. These standards are designed to protect public health and welfare within a reasonable margin of safety. The South Coast Air Basin is in compliance with federal air quality standards for sulfur dioxide and lead , but not for other air pollutants.

Local Programs
The City recognizes that clean and healthful air quality is of fundamental importance to our health and quality of life. The City is committed to ensuring healthful air by reducing or eliminating land use conflicts , making changes to the natural environment, implementing transportation demand management programs, and cooperating with other communities to reduce air pollution and ensure that regulators address issues of local concern.

Land Use
The location and placement of sensitive land uses are not regulated by regional, state, or federal agencies. Thus, the City must take a leadership role. CARB’s Air Quality and Land Use Ha ndbook: A Community Health Perspective provides siting criteria for sensitive land uses. This guide recommends specific distances between residential uses and high volume roadways, distribution centers , chrome platers and heavy manufacturers, dry cleaners using certain chemicals, and large-volume gas stations. The City will utilize guidelines to assess the potential health risks of certain land uses and mitigations required.

Clean-Burning Fuels
The City is committed to promoting alternative fuels and transportation demand programs to meet SCAQMD air quality improvement goals. El Monte implements specific programs to reduce air pollution from mobile sources, particularly transit. The City currently operates a fleet of 2621 vehicles that run on compressed

City Council Review Draft – January 2022 El Monte General Plan PHS-25 natural gas rather than fossil fuels and 14 hybrid -electric vehicles. El Monte also requires its refuse haulers to operate vehicles that use compressed natural gas or liquefied natural gas, dual fuel vehicles, or other alternative fuel vehicles with similar emission performance standards.

Natural Landscape
A recent study from UC LA’s Institute of the Environment indicates that many contaminants that impact water quality are initially airborne. Leafy tree canopies intercept some of these contaminants, preventing them from ever reaching our water resources. Additionally, plants and trees can absorb CO2 carbon dioxide and other pollutants and offset high emissions from high traffic routes, such as freeways.

The Parks and Recreation Element commits the City to initiating a reforesting program to reclaim El Monte’s heritage as a wooded place between the rivers , and provideing air quality benefits at the same time.

Public Health and Safety Element
PHS-26 El Monte General Plan City Council Review Draft – January 2022 Goal PHS-3
Clean and healthful air through the implementation of responsive land use practices, enhancement to the natural landscape, pollution reduction strategies, and cooperation with regional agencies.

Policies
PHS-3.1 Land Use. As a condition for siting or expanding operations in El Monte, require air pollution emitters to evaluate and fully mi tigate the impacts of their operations on schools, homes, medical facilities, child care centers, and other sensitive receptors.

PHS-3.2 Sensitive Receptors. Utilize CARB recommendations to evaluate the siting of dry cleaners, chrome platers, large gas stations, freeways, a nd other high pollutant sources near residences, health care facilities, schools, and other sensitive land uses.

PHS-3.3 Community Forest. As prescribed in the Parks and Recreation Element, enhance the City’s community forest by planting trees along all roadways as a means to help filter air pollutants, clean the air, and provide other he alth benefits to the community.

PHS-3.4 Transportation. Encourage alternative modes of travel to work and school by maximizing transit service, purchasing alternative fuel vehicles, completing all sidewalks, and creating a network of multiuse trails and bicycle paths.

PHS-3.5 Regional Coordination. Work cooperatively with cities through the San Gabriel Valley Counc il of Governments to address inter-jurisdictional and regional issues of air quality, including mobile and stationary sources of air pollution.

PHS-3.6 Health Risk Assessment. Require that projects for new industries or expansion of industries that produc e air pollutants conduct a health risk assessment and establish appropriate mitigation prior to approval of new construction, rehabilitation, or expansion permits . In addition, require larger residential projects adjacent to the freeway or railroad conduct health risk assessments to confirm appropriate
mitigation is in place.

City Council Review Draft – January 2022 El Monte General Plan PHS-27 PHS-3.7 Quarries. Work through regional entities to advocate for the continued monitoring of the quarries, development of
technologies for measuring air emissions, and the institution of appropriate mitigation if risks are found.

Public Health and Safety Element
PHS-28 El Monte General Plan City Council Review Draft – January 2022

TRANSPORTATION SAFETY
The City of El Monte has a multi faceted transportation network consisting of streets, freeways, rail lines, and bicycle and pedestrian routes that provide a range of choices for residents and businesses.

While providing a high level of mobility, these systems also pose potential safety risks to residents, visitors, and the local workforce.

Railroad Safety
The City of El Monte has a long history of involvement with railroads, dating back to the 1870s when Southern Pacific built its first line through El Monte. In 1907, the first Red Cars traveled along Ramona Avenue connecting the area to Downtown Los Angeles. original Red Car that traveled along Ramona Boulevard. Today, the City of El Monte is home to several railroad lines that cross through the community and provide freight and passenger service to residents, business, and commuters. Although railroads create enhanced transportation options for El Monte, they can also create significant safety concerns for pedestrians and motor vehicles crossing railroad rights-of-way.

The Alameda Corridor East (ACE) Project is a program to improve railroad access from the Port of Long Beach to Los Angeles and the Inland Empire. The City hasOver the past decades, six grade separation projects have been completed in El Monte, with the most recent being Baldwin Avenue, which was completed in 2015 . five grade-separated rail crossings and five at -grade crossings. However, five at -grade crossings remain. Although no railroad accidents have occurred to date, a significant increase in rail activity presents a potential safety concern. The City continues to is working with the ACE to improve safety by: first, to creatinge grade-separated rail crossings and second, to integratinge roadway-rail traffic control systems and roadway traffic management systems that will provide better warning of trains.

Street and Pedestrian Safety
El Monte is largely defined by its extensive roadway network: more than 151 miles of roadways cross the community . The abundance of roads and various right -of-way alignments mak e vehicle travel the most common form of transportation and greatest safety concern. From 2013 to 2017, Aapproximately 1,6003,041 auto collisions occured each year in within the City of El Monte, of which more than one -third Baldwin Avenue Grade Separation
El Monte is working with ACE to complete the
future grade separations at key intersections.The
most recent grade separation was completed in
2015.

City Council Review Draft – January 2022 El Monte General Plan PHS-29 involves injuries 1,081 collisions resulted i n complaint of pain and 80 collisions (or approximately 3 percent) were fatal and severe injuries .

Fifteen critical intersections and roadway segments are responsible for approximately 75 percent of all accidents. Signalized intersections experienced the most collisions followed by mid -block locations and non-signalized intersections had the lowest collisions.

The City of El Monte Police Department i s responsible for patrolling roadways and enforcing traffic safety laws. The department also makes presentations to improve street safety. The City’s Traffic Committee , made up of City department representatives, is also responsible for touring the City on a periodic basis to evaluate request s for traffic control enhancements (e.g., stop signs, red curbs, speed bumps), meet with various stakeholders and the public, and recommend public safety improvements.

El Monte is committed to reducing the frequency and severity of pedestrian accidents. In 2012, the City was awarded the Federal Safe Routes to School (SRTS) Cycle II Grant. The federal SRTS programs provide opportunities to communities to improve public safety and increase the number of children walking and bicycling to school through public improvements, education and collaboration with stakeholders. City Staff, in collaboration with the School Districts, identified key pedestrian and bicycle routes within close proximity to the Parkview, Wilkerson, Cherry Lee and Gidley Elementary Schools.

Project enhancements were co mpleted in 2018 and included:
augmenting accessible pathways to comply with ADA guidelines, installation of new sidewalks, modifying curb ramps, signage and striping, and installation of a new storm water treatment system. The project also integrated traf fic calming designs that encourage good motorist and pedestrian behavior around school zones such as bulb - outs with ADA pedestrian ramps that allows the narrowing of the crossing distance at an intersection.

In 2021, the City conducted a Sidewalk Inventory Report that provides a complete inventory and assessment of the City’s sidewalks. The Sidewalk Inventory Report resulted with a web-based GIS application database of the City’s sidewalk network, which identifies the location and condition of sidewalks and provides the capabilities to process and analyze the recorded data to actively manage, track and update ongoing sidewalk and curb ramp maintenance programs/conditions.

Public Health and Safety Element
PHS-30 El Monte General Plan City Council Review Draft – January 2022 In addition, strategies for prioritizing sidewalk repairs and monitoring progress are also included.

The City is also engaged in the El Monte Vision Zero project which considers the safety needs of all modes of transportation throughout the City. By analyzing the activities of vehicles, pedestrians, and bicyclists, recommendations for improv ements to the City’s overall transportation safety can be realized. In turn, future changes and improvements for safety will benefit travelers with limited mobility and encourage the use of various transportation modes. The El Monte Vison Zero project is anticipated to be adopted by 2022.

The City has adopted a comprehensive sidewalk improvement plan and will have installed sidewalks throughout the City by 2011. Crossing guards are placed at critical street intersections to ensure that children can walk safely to and from school. This General Plan also proposes alternative bicycle routes along less-congested residential streets. Finally, crosswalks, speed bumps, and electronic monitors are installed throughout the community to reduce the incidence of speeding.

Airport Safety
The El Monte San Gabriel Airport (formerly the El Monte Airport) is adjacent to the Rio Hondo River and Santa Anita AvenueBoulevard.

The Los Angeles County Airport Land Use Commission has
established runway protection zones on either end of the airport , the areas most likely to experience an airplane crash. Within this zone, the Federal Aviation Administration recommends restrictions to develop- ment height and type, events that gather people, or activities that could cause or contribute to damages of airplane crashes. The runway protection zones do not extend outside the airport property; therefore, it is not anticipated that land uses would conflict with ongoing aviation operations.

City Council Review Draft – January 2022 El Monte General Plan PHS-31

El Monte San Gabriel Valley Airport
The El MonteSan Gabriel Valley Airport
Runway Protection Zone runs parallel to the
northerly and southerly portions of the
runway, ending generally at the property line
abutting the airport.

Public Health and Safety Element
PHS-32 El Monte General Plan City Council Review Draft – January 2022 The following goal and policies are intended to ensure safe and efficient travel to work, school, home, and other local destinations.

City Council Review Draft – January 2022 El Monte General Plan PHS-33 Goal PHS-4
Adequate protection and safety from the hazards of airway, roadway, and railroad through a balance of land use patterns, project design, improved technology, capital improvements, public education , and law enforcement.

Policies
PHS-4.1 Railroad Safety. Maximize th e safety of railroads in the community by pursuing grade-separated crossing as the first priority for reducing street and railroad conflicts; second, by pursuing Jump-Start projects ; and third, by use of other technology.

PHS-4.2 Pedestrian Safety. Enhance pedestrian safety by completing sidewalks, identifying areas for crosswalks and signaling, and prioritizing the funding, construction, and maintenance of safe routes to schools, parks, and public facilities.

PHS-4.3 Bicyclist Safety. Improve bicycle safety by creating well-defined bicycle lanes, working with the schoo l districts to educate children about safe cycling practices, and providing information about safe routes to school.

PHS-4.4 Streetscape Design. Develop detailed standards and guidelines for the treatment of public streetscapes to improve safety and walkability. Recommendations should address street trees, street lighting, street furniture, traffic calming, and related items.

PHS-4.5 Traffic Safety. Improve traffic safety on City streets through the use of advanced technology, signal timing, remote sensoring at critical intersections, and more frequent sweeps for drivers operating vehicles while under the influence of substances.

PHS-4.6 Traffic Safety Committee. Enhance the role and membership of the Traffic Safety Committee to include public, private, and neighborhood groups to facilitate innovative and proven solutions to reduce t he incidence of accidents for all transportation modes.

PHS-4.7 Airport Safety. Maintain runway protection zones identical to the FAA’s zone and pro hibit land uses, structures,
intensification of current land uses, or other activities within that zone that could present potential hazard concerns under FAA guidelines.

Public Health and Safety Element
PHS-34 El Monte General Plan City Council Review Draft – January 2022

HAZARDOUS MATERIALS AND WASTE
Hazardous material is material that, because of its quality, concentration, or physical/chemical characteristics, poses a potential significant hazard to human health or the environment. Hazardous materials include waste lab eled as toxic, poisonous, corrosive, flammable, combustible, or irritant. These materials require special methods of storage and treatment; improper disposal or handling harms people and pollutes the ground, water, and air.

Industry
The City of El Monte is home to industries that use large amounts of hazardous materials that pose threats to public health. The EPA identifies more than 20 businesses that are known to release toxic chemicals via air emissions, surface water discharges, releases to land, underground injections, and transfers to off -site locations. The EPA monitors these industrial facilities to ensure that their annual emission concentrations and limits are not exceeded , to protect the health and safety of residents.

Many businesses use underground storag e tanks for hazardous materials such as gasoline, solvents, oil, and other chemicals.

According to the EPA , 18 leaking underground fuel tanks are located in El Monte and 37 underground storage tank sites are on the Spills, Leaks, Investigations and Cleanups list, which includes aboveground storage tank sites where soil or groundwater contamination has occurred. Safe handling, storage, transportation, and disposal of hazardous materials and wastes are critical.

The County Fire Department a dministers t he Hazardous Waste Generator Program, Hazardous Materials Release Response Plans and Inventory, California Accidental Release Prevention Program (CalARP), and Storage Tank Programs. The department also permits and inspects businesses that handl e, treat, transport, and dispose of hazardous wastes and provides 24 -hour emergency response to hazardous materials incidents. The department administers and enforces the CalARP Program to ensure that high -risk facilities and substances implement appropriate risk management plans.

Hazardous materials pass through El Monte on local freeways (I -10, SR-60, and I-605), rail lines, and various major arterials. The City does

City Council Review Draft – January 2022 El Monte General Plan PHS-35 not have the authority to regulate the transport of hazardous materials.

Instead, the U. S. Department of Transportation and the EPA set standards for transporters of hazardous waste, and the State of California regulates the transportation of hazardous waste.

Transporters are required to display warning placards to comply with various state and federal regulations.

Superfund Site
Groundwater contamination has long been an issue for the San Gabriel Valley. The San Gabriel Basin groundwater is presently contaminated from the disposal of synthetic organic compounds used primarily as solvents in industrial and commercial activities. The EPA has therefore designated portions of the San Gabriel Basin, including El Monte, as federal Superfund sites for cleanup and remediation. The EPA has established the El Monte Operable Unit (EMOU) covering affected areas in El Monte and has prepared a specific p lan of preferred methods for treating groundwater.

The EMOU investigation phase is complete and the remedial objectives are specified in an EPA Interim Record of Decision. This operable unit is characterized by volatile organic compound (VOC) contamination in the shallow zone that is mostly contained in the upper 100 feet of the aquifer. Limited amounts of VOC contamination and perchlorate have migrated into the deeper drinking water supplies . Ad ditional toxic contaminants have been found, including hexavalent chromium, nitrosodimythlamine, N-nitrosodimethylamine, and dioxane.

The San Gabriel Basin Water Quality Authority is responsible to develop, finance, and implement groundwater treatment programs in the Basin. The WQA prepares an annual Basin Groundwater Quality Management and Remediation Plan consistent with the EPA’s National Contingency Plan, Records of Decision, and requirements of the Regional Water Quality Control Board. The WQA is working with the EPA, water purveyors, and potentially responsible parties to facilitate the cleanup of groundwater contamination in the most expedited manner possible.

The City of El Monte is committed to ensuring safe and healthful water despite these contaminants. As required by state law, the City regularly monitors the quality of its drinking water supply and it currently meets or exceeds all water quality standards promulgated by the state and Public Health and Safety Element
PHS-36 El Monte General Plan City Council Review Draft – January 2022 federal government. The City also conducts monthly wa ter quality testing to ensure that the water supply remains safe. The City has adequate plans in place to identify any contaminants and remedy the situation.

Figure PHS-3, following the goals and policies, shows the location of the El Monte Superfund site, the primary contaminants involved, and the general extent of contamination. More specific information on the precise location, type, and extent of groundwater cont amination and remedial measures can be obtained from the San Gabriel Basin Water Quality Authority and the California Environmental Protection Agency.

Managing the production, transport, and disposal of hazardous materials is critical to ensure a safe living environment. As our history evidences, the City recognizes that proper management of hazardous materials and wastes is essential to ensure clean air and healthful water, human health, and a clean environment. Working in partnership with other government entities, the City is committed to ensuring a clean environment through responsive land use policies, expediting the full cleanup of contaminated sites, and taking necessary measures in hazardous waste management and planning to minimize the risks associated with man-made disasters.

El Monte General Plan City Council Review Draft – January 2022 PHS-37

Figure PHS-3 Superfund Hazard

Public Health and Safety Element
PHS-38 El Monte General Plan City Council Review Draft – January 2022 Goal PHS-5
A safe and healthy environment that minimizes the public health risks and threats posed by hazardous materials and wastes.

Policies
PHS-5.1 Superfund. Proactively work with the San Gabriel Water Quality Authority, EPA, and state and federal agencies to expedite the full cleanup of the El Monte Operable Unit.

PHS-5.2 Land Uses . Require businesses that store, generate, use, or transport large or toxic qua ntities of hazardous materials or wastes to comply with county fire department standards.

PHS-5.3 Household Hazardous Waste. Encourage the proper reduction of household hazardous waste and disposal
through comprehensive public education, recycling efforts, and collection programs.

PHS-5.4 Transportation. Work with governmental agencies to ensure that transporters of hazardous wastes and materials follow safety guidelines and redesignate truck routes away from neighborhoods and sensitive land uses where spil ls may occur.

PHS-5.5 Air Pollution. Reduce public exposure to toxic air contaminants through appropriate land use policy,
transportation strategies, and prohibition or phasing out of incompatible emission sources.

PHS-5.6 Emergency Planning. Continue to be prepared, through proper emergency planning activities, to respond effectively to disasters related to hazardous materials and wastes.

City Council Review Draft – January 2022 El Monte General Plan PHS-39

DISASTER PREPAREDNESS, RESPONSE, AND RECOVERY
El Monte is subject to environmental and manmade hazards that pose risks to life and property —underscoring the importance of effective emergency management. Management of emergencies and disasters consists of three phases: (1) mitigation of potential hazards and event preparedness; (2) response during or soon after the event, and (3) post- event rec overy. The City participates in disaster preparedness, response, and recovery as follows.

Intergovernmental Coordination
Emergency response requires coordination of many agencies, including medical, health, fire and rescue, police, and public works.

Thus, intergovernmental coordination is essential. The Fede ral Emergency Management Agency (FEMA) is charged to provide assistance in federally declared disasters. At the state level, t he California Office of Emergency Services (OES) performs similar services o n a smaller scale by assisting cities in emergency preparedness, response and recovery efforts, publ ic information, and coordination of the statewide mutual aid system.

The Los Angeles County Office of Emergency Management (OEM) is the lead agency for the “Operational Area,” which includes all includes all independent cities and specia l districts in Los Angeles County. As the Operation Area Coordinator, the OEM employs a set of policies, procedures, and practices to ensure an effective response to a wide array of emer gencies, with the most obvious emergency being earthquakes. However, the OEM also is equipped to respond to local and regional emergencies driven by climate change – namely wildfires, drought, heat waves, vector-borne public health emergencies, sea level rise, and urban flooding.

The OEM works with County departments, cities, and partner agencies to increase the capability of the region to mitigate, prepare for, respond to, and recover from all hazards impacting the County, including those exacerbated by climate change. is the emergency operational area coordinator, and is responsible for coordinating emergency response efforts for all local gove rnments Since the OEM functions as the hub for all activities, they are also responsible fo r initiating mutual aid services.within its service area and initi ating mutual aid services. The City of El Monte participates in mutual aid agreements with other Public Health and Safety Element
PHS-40 El Monte General Plan City Council Review Draft – January 2022 public agencies to meet demands for emergency services, hospital needs, and even protection from terrorism. As the impacts of climate change continue to increase, El Monte and other cities will be more reliant on the leadership of the OEM. The City also participates in the state OES mutual aid and disaster management program and is currently assigned by the OES to Operational Area D.

Critical and Essential Facilities and Lifelines
Certain facilities are critical in disaster planning and recovery efforts.

Lifelines are services critical to a city’s health, safety, and functioning, such as water, sew er, energy, communications, transportation (highways, bridges, railroads, and airports). Essential facilities include police and fire stations, emergency operatio ns centers, generators, communications centers, substations, water supply and transmission infrastructure, and other facilities needed during and after an emergency. The City’s emergency operations center is located at City Hall.

Three major hospitals would serve El Monte residents during a disaster. The Greater El Monte Community Hospital is a 117 -bed facility with an emergency room , just south of the City’s border in South El Monte, is a 117-bed facility with an emergency room. Arcadia Methodist Hospital is a 450 -bed medical facility just minutes north of El Monte. Kaiser Permanente’s Baldwin Park Medical Campus , near the juncture of I-10 and I-605, is a 172-bed, full-fledged medical facility just east of the City near the juncture of the I-10 and I-605 freeways. The nearest trauma center is Huntington Memorial Hospital, located approximately ten miles northwest of El Monte.Pasadena also has several hospitals, including Huntington Medical, which is located about 30 minutes from the City of El Monte.

Community Partners
The American Red Cros s provides emergency response support to El Monte for situations ranging from a single residential fire to community-wide disaster relief . The Red Cross has an area disaster action team coordinator who responds to emergencies within an hour of notification to estimate the damage and the need for further relief .

The Red Cross assists with evacuations, works with school districts to assess damage, provides shelter for families left homeless by a disaster, and provides referrals to affected households that need further assistance from state and federal agencies.

City Council Review Draft – January 2022 El Monte General Plan PHS-41 Emergency Planning and Preparedness
The City of El Monte ’s Emergency Operations Center (EOC) Services Office plays a key role in disaster preparedness, response, and recovery activities in the community. The EOCCity’s emergency operations center at City Hall is responsible to coordinate emergency response efforts. The Office prepares and updates its natural hazards mitigation plan, which identifies the most prominent threat of natural hazards in El Monte, pr ovides protocols and operations to be followed by City agencies and hazard mitigation plans , addresses and delegates responsibility from local to national government, divides operations procedures into various stag es of preparedness and response, and provides appropriate evacuation routes. The contents correspond to the state’s Standardized Emerge ncy Management Syste m Multi - Hazard Functional Plan (SEMS).

In the event of an emergency requiring evacuation, El Monte residents would have multiple options through the existing City and regional transportation system. The City is served by the I-605 freeway running north-south and the I -10 freeway running east -west. Major arterial highways include Ramona Boulevard running east; Lower Azusa Road and Valley Boulevard running east -west; Garvey Avenue running west; Baldwin Avenue running north; Santa Anita Av enue and Peck Road running north -south; and Durfee Avenue running south. This road network provides multiple routes for access for emergency equipment and the evacuation of residents during disasters. The City is also well served by transit. Transit evacua tions are coordinated through the Los Angeles County Sheriff’s Department and the California Highway Patrol. In addition, if needed, the City will reach out to the County EOC through the Operational Area Response and Recovery System to request for transit services and buses for evacuation. In the event of an emergency requiring evacuation, the City is prepared to provide instructions to residents through the City’s website, social media platforms, and through a push -notification alert system to instruct ind ividuals on which roadways should be used.

Routes would vary based on the type of emergency and the area affected.

Figure PHS -4 summarizes the emergency planning infr astructure in El Monte, and shows the major evacuation routes and critical facilities.

Following the figure is a presentation of a goal and supporting policies to address emergency planning issues in El Monte.

Public Health and Safety Element
PHS-42 City Council Review Draft – January 2022 El Monte General Plan

Figure PHS-4 Emergency Infrastructure

City Council Review Draft – January 2022 El Monte General Plan PHS-43 Hazard Mitigation
The City of El Monte adopt s an updated Hazard Mitigation Plan (HMP) every five years. The purpose of the H MP is to minimize the impact of major hazard events on the community and to maintain eligibility for fu ture hazard mitigation funding from the Federal Emergency Management Agency (FEMA). The H MP includes a risk assessment which details potential natural hazards relevant to El Monte and the probability of their occurrence. Additionally, it outlines a mitigation strategy which details the approach the City should take for mitigating the risk of the identified hazards. The mitigation strategy identifies responsible departments, timelines, and priorities. The HMP adopted in 2017 identified five hazards that pose significant threats to the City: earthquakes, flooding, windstorm, dam failure, and drought.

For each hazard area, the HMP includes information on the history, hazard causes, hazard characteristics, and hazard assessment.

The HMP provides valuab le information to understand potential climate change vulnerability, since climate change impacts tend to exacerbate existing vulnerabilities. However, it does not specifically address climate change. As such, the 2021 Public Health and Safety Element technical update provides the climate vulnerability assessment and adaptation policies required by state law, and incorporates the latest version of the HMP into the General Plan by reference.

Public Health and Safety Element
PHS-44 El Monte General Plan City Council Review Draft – January 2022 Goal PHS-7
Proper planning for the threat of manmade and natural hazards so as to minimize, to the greatest extent possible, the risk to life, limb, property, and essential facilities through emergency preparedness, recovery, and response.

Policies
PHS-7.1 Mutual Aid. Continue to participate in mutual and automatic aid agreements for the provision of fire, law enforcement, medical response, public works, mass care, and other
assistance.

PHS-7.2 Essential Facilities. Ensure, to the fullest extent feasible, that essential structures, facilities, and lifeline services remain safe, structurally sound, and fully functional.

PHS-7.3 Multi-jurisdictional Efforts . Coordinate disaster prepared - ness and recovery with local, state, and federal governmental agencies to ensure cooperative police and fire assistance from other governmental entities during emergencies.

PHS-7.4 Citizen Training . Prepare residents and business to effectively respond to emergencies by conducting public outreach and educational efforts such as CERT ( Community Emergency Response Team) and other efforts.

PHS-7.5 Disaster Plans . Ensure that City emergency preparedness plans are updated regula rly with accurate information on natural and man -made hazards, includ ing climate change , and coordinated plans for response.
a. Develop an emergency shelter plan that includes
addressing the need for cooling centers during extreme
heat events.
b. Educate residents on how to protect themselves from
poor air quality during wildfire events affecting the
region.
c. Coordinate with emergency management service
providers to establish backup power and water resources for communications systems, emergency shelters and
key facilities in case of power outages.

PHS-7.6 Emergency Response Team . Continue to maintain and update the City’s emergency response organization ,

City Council Review Draft – January 2022 El Monte General Plan PHS-45 consisting of representatives from all City departments, local quasi-governmental agencies, private businesses, citizens, and other community pa rtners involved in critical or
community services.

PHS-7.7 Disaster Simulation. Periodically simulate response to disasters, concentrating on inter agency coordination and communication to ensure efficient response with minimal delay and service overlap.

PHS-7.8 Emergency Services Office . Dedicate full -time coordinator responsible to implement emergency operations, disaster coordination plans, and other employee safety measures.

Public Health and Safety Element
PHS-46 El Monte General Plan City Council Review Draft – January 2022

CLIMATE CHANGE VULNERABILITY AND ADAPTATION
A requirement to address climate change in Public Health and Safety Elements was added through Senate Bill 379 in 2015, which specifies that local jurisdictions cond uct a vulnerability assessment to identify the risks of climate change, and develop a set of goals, policies, and objectives to address the identified risks. To meet this requirement, the City relied on the analysis included in the Southern California Adaptation Planning Guide (SoCal APG) prepared by the Southern California Association of Governments (SCAG, 2020), the Los Angeles Region Report prepared as a part of California’s Fourth Climate Change Assessment, the City of El Monte 2017 Hazard Mitigation Plan (HMP), and the Climate Vulnerability Assessment (CVA) currently being prepared by the County of Los Angeles.

According to “California’s Fourth Climate Change Assessment” developed by the State of California, continued climate change will have a severe impact on California. Increased temperatures, drought, wildfires, and sea level rise are several of the main concerns related to climate change. Other impacts anticipated from climate change include food insecurity, increases in vector -borne diseases, degradation of air quality, reduced ability to enjoy outdoors, and potential economic impacts due to uncertainty and changing conditions.

Climate change disproportionately affects those with existing disadvantages. Low -income communities and communities of co lor often live in areas with conditions that expose them to more severe hazards, such as higher temperatures and worse air quality. These communities also have fewer financial resources to adapt to these hazards or to repair damaged structures after a haza rd event. For example, low-income populations may not have air conditioning, or may reduce usage out of concerns about cost. Outdoor workers, individuals with mobility constraints, and sensitive populations such as the very young, elderly, and poor, as wel l as those with chronic health conditions, are particularly at risk to climate change hazards.

The Southern California Climate Adaptation Guide (SoCal APG) prepared by the Southern California Association of Governments (SCAG) in 2020, and the Climate Vulne rability Assessment prepared by Los Angeles County in 2021, are valuable resources for assessing the City’s vulnerability and identifying policies and actions to adapt to changing conditions and build resiliency. The SoCal APG describes the

City Council Review Draft – January 2022 El Monte General Plan PHS-47 range of climate change hazards the SCAG region is likely to face in the coming decades, describes adaptation principles geared to the region, and outlines a general process of adaptation planning. The SCAG region encompasses six counties (Imperial, Los Angeles, Orange, Riverside, San Bernardino, and Ventura) and 191 cities in an area covering more than 38,000 square miles. The County of Los Angeles Climate Vulnerability Assessment (CVA) addresses both physical infrastructure and social vulnerabilities. In summary, the CVA:
▪ Examines historic, current, and projected climate impacts to communities including extreme heat, wildfire, sea level rise, drought, and flooding.
▪ Gathers data on physical infrastructure and social vulnerabilities. ▪ Analyzes the potential cascading impact s between physical infrastructure and social vulnerabilities.
▪ Guides priorities for climate adaptation and resilience efforts, policies and programs.
▪ Informs public health preparedness, emergency preparedness, response planning, and community resiliency.
▪ Identifies equity implications, including how climate impacts and vulnerabilities are distributed across communities and sub - populations such as low-income rural neighborhoods, populations who are linguistically isolated, populations without housing, populations with limited mobility, and outdoor workers.

Table PHS -1 provides a summary of key climate hazards and anticipated impacts facing the SCAG Region, as well as their relevance to the City of El Monte.

Table PHS-1 Summary of Key Climate Hazards and Implications Climate
Change Hazard
Risk to Southern
California Implications for El Monte
Extreme Heat The SCAG region can
expect longer and hotter
heat waves, with
continued future
warming over the
region. The hottest day
of the year may be up to
10 degrees Fahrenheit
(F) warmer for many
Due to the City’s high concentration
of impermeable surfaces, the urban
heat island effect (a condition in
which cities are hotter than
surrounding areas due to the
amount of paving and lack of
shading) may become more
pronounced. The annual average
maximum temperature and the
Public Health and Safety Element
PHS-48 El Monte General Plan City Council Review Draft – January 2022 Climate
Change Hazard
Risk to Southern
California Implications for El Monte
locations across the Los
Angeles (L.A.) region
by late-century.
number of extreme heat days (over
100.5 degrees F) in El Monte is
projected to rise throughout the
century.

At a community workshop held to
inform preparation of this Element,
56 percent of respondents identified
extreme heat as one of the hazards
they were most concerned about. In
addition, of online survey responses
to this question, 74 respondents (20
percent) reported having a disability
that may affect the ability to access
an air-conditioned space during an
extreme heat emergency.

Sea-Level
Rise/Coastal
Flooding
Sea-level rise is
increasing the risk of
coastal erosion and
flooding along the
California coast.

Roughly 1 to 2 feet of
sea level rise is
projected by the mid-
century, and the most
extreme projections lead
to 8-10 feet by the end
of the century.

Not directly at risk but could be
impacted from regional impacts to
the economic, housing and mobility
systems, and reduced recreational
access to beaches and coastal
resources.

Wildfire Wildfire events are
projected to be
considerably larger,
more frequent, and
more destructive by
mid-century. There
remains uncertainty in
quantifying future
changes of burned area
over the L.A. region.

El Monte does not have any areas
within wildfire state responsibility
area (SRA) or very high fire hazard
severity zones (VHFHSZs).

However, residents are subject to
wildfire smoke and disruption to
regional systems. Of 455 survey
responses to this question, 161
respondents (46 percent) reported
that they experienced health
complications due to poor air quality
from wildfires, and individuals were
unable to attend school or work, or
unable to complete daily activities as
a result of air quality or power
outages due to wildfires.

Drought The SCAG region can
expect more intense and
Same as regional impacts. At a
community workshop held to inform

City Council Review Draft – January 2022 El Monte General Plan PHS-49 Climate
Change Hazard
Risk to Southern
California Implications for El Monte
extended duration of
droughts, leading to
longer water supply
shortages. The SCAG
region imports
approximately 75
percent of its potable
water from outside the
region.
preparation of this Element, 17
percent of respondents identified
drought as one of the hazards they
were most concerned about.

Air Quality Air quality is expected
to worsen with climate
change due to higher
ground level ozone
concentrations and
increased particulate
matter from wildfires.

Data provided by the California Air
Resources Board shows that El
Monte residents are generally
exposed to medium to high levels of
ozone and fine particulate pollution,
which could worsen similar to
regional impacts.

Severe
Storms/Wind
Severe storms can cause
injuries or deaths, cause
damage to buildings,
fell trees, block roads
with debris, and spark
fires. Strong winds,
such as the Santa Ana
winds, are conducive to
wildfire outbreaks.

Severe windstorms pose a significant
risk to life and property in the City
of El Monte by creating conditions
that disrupt essential systems such
as public utilities, telecommunica-
tions, and transportation routes.

High winds can cause tornado-like
damage to local homes and
businesses in and near the
community. High winds have
destructive impact, especially to
trees, power lines, and utility
services, and increase fire risks. The
City was most recently and severely
impacted by windstorms in
November and December 2011.

Inland Flooding Dry and wet extremes
are both expected to
increase with climate
change. By the late-21st
century, total rainfall on
the wettest day of the
year is expected to
increase across most of
the L.A. region.

The City’s HMP identifies the entire
city as being at a low level of
probability for urban flooding to
streets and underpasses from heavy
rains. However, the potential for a
localized flood event still exists and
may increase due to climate change.

Source: Southern California Climate Adaptation Guide, Los Angeles Region Report of California’s Fourth Climate Change Assessment, City of El Monte Hazard Mitigation Plan, and County of Los Angeles Climate Vulnerability Assessment presentation of findings.

Public Health and Safety Element
PHS-50 El Monte General Plan City Council Review Draft – January 2022 In addition, the region will face ecological impacts due to climate change. Ecosystems and wildlife will be challenged by the spread of invasive species, barriers to species migration or movement, and direct impacts. Climate change will also impact the spread of vector -borne diseases with consequences for human health. The local economy will be affected as the impacts of extreme heat, extreme weather, sea level rise, wildfire, and drought will have direct impacts on the cost and loss of critical infrastructure, real estate, human health, and productivity. It is anticipated that climate change will cause stressed supply chains and shortages of critical resources, and increased economic inequality, especially in already vulnerable populations including lower -income and marginalized communities.

Climate change impacts are interrelated, and urban areas are linked to local, regional, and global systems. When one system is affected, others may also be impacted resulting in cascading effects on other sectors that increase risks to residents’ health and well -being. For exampl e, disruptions to electricity may also impact communications, water, and transportation systems. Impacts to transportation systems may affect workforce availability, and workforce availability may limit emergency response.

City Council Review Draft – January 2022 El Monte General Plan PHS-51 Goal PHS-8
Effective adaptation to increase the community’s resilience to climate change impacts.

Objective: Conduct proactive hazard and emergency preparedness planning
Policies
PHS-8.1 Climate Change Impacts Coordinate with neighboring jurisdictions, county, regional, state, and federal agencies on climate adaptation, resource management, and risk reduction planning and activities. See also PHS-7.3.

PHS-8.2 Building Codes . Ensure that the latest versions of the adopted Building and Fire Codes are adopted and enforced to build resiliency and minimize to the potential for damage, personal injury, and loss from fire, wind, flood and other hazards. See also PHS-1.1
PHS-8.3 Increased Preparedness. Promote preparedness for City staff, businesses and residents that empowers t hem to increase their resilience to hazard related events and a changing climate.

PHS-8.4 Extreme Heat. Reduce the impacts of extreme heat on people and the electric grid through measures such as increasing urban tree planting, and implementing cool roofs and
pavement materials.
a. Evaluate landscaping and design regulations and
guidelines for effect on providing shade for pedestrians, and amend as needed.
b. Consider updating the City’s Tree Protection and
Preservation Ordinance and determine if certain trees
should be added.
c. Provide information on the City website and public
counter providing guidance and standards for proper
tree pruning to preserve the structural integrity of trees, including the prohibition of tree-topping which weakens tree structures and increases their susceptibility to limb loss during high wind events.

Public Health and Safety Element
PHS-52 El Monte General Plan City Council Review Draft – January 2022 Objective: Coordinate land use, climate, and public facilities planning PHS-8.5 Best Available Data. Incorporate best available data and understanding about the impacts of a changing climate into decision making.

PHS-8.6 Public Facilities Planning . Incorporate resiliency measures and adaptation strategies into capital improvement planning and other investment decisions.
a. Locate, when feasible, essential public faciliti es outside of at-risk areas, or identify construction methods or other methods to minimize damage if these facilities are
located in at-risk areas.
b. Pursue resiliency measures which may include but are not limited to green infrastructure that reduces flooding, adaptation of stormwater systems, and tree planting for increased shade.
c. Analyze the vulnerability of transportation assets to climate change impacts
PHS-8.7 Adaptation Programs . Design adaptation initiatives and programs to provide multiple co -benefits, including the reduction of greenhouse gas emissions, support for the local economy, enhancements to the natural environ ment, or
alleviating underlying health inequities.

Objective: Effective communications and outreach
PHS-8.8 Community Engagement. Commit to ongoing community engagement and dialogue to help identify or refine local information on the needs of vulnerable populations and
assets as conditions change.

PHS-8.9 Build Partnerships. Build partnerships with public, private and non profit sectors to provide services to residents as needed, and foster community connections.

PHS-8.10 Social Networks. Collaborate with others to increase social networks and website updates to distribute information on climate change and other threats to vulnerable populations.

Include information on actions people can take to reduce exposure and increase resiliency.

City Council Review Draft – January 2022 El Monte General Plan PHS-53 Table PHS-2 Climate Change Vulnerability and Adaptation Implementation Actions
Strategy/Topic Implementation Action
Strengthen
Resiliency
▪ Prepare a Climate Action Plan (CAP) that presents a
set of community-generated strategies to guide the
City of El Monte, its residents, and local businesses in reducing climate change impacts consistent with State
goals.
▪ Integrate the results and applicable adaptive policies of the County of Los Angeles Climate Vulnerability
Assessment into City planning and emergency
preparedness documents where appropriate, as new
information becomes available. Documents to review
for periodic updates include the: emergency response
plans, Hazard Mitigation Plan, Zoning Ordinance, and
other applicable codes.
▪ Monitor, evaluate, and adjust plans and
implementation strategies as needed as conditions
change over time.
▪ Pursue grant and funding opportunities for
investments that increase the resiliency and adaptive
capacity of disadvantaged communities.
▪ Pursue grant and funding opportunities to provide
financial assistance or reduced cost for energy retrofits or installation of other adaptation measures to help
protect low-income, senior citizens, and other
vulnerable residents against extreme heat events.
▪ Educate, and if possible, provide subsidies, to
residential property owners to retrofit properties
affected by adverse air quality with air filters,
ventilation systems, landscaping or other measures.
▪ Educate residents on how to protect themselves from
extreme heat and from additional climate
vulnerabilities. Promote greater awareness of the
impacts of extreme heat exposure on the most highly
impacted populations, such as seniors, people living in poverty, those with chronic conditions, pregnant
women, and young children.
▪ Collaborate with community-based organizations to
develop or expand urban greening programs.

Emergency
Preparedness
▪ Evaluate Los Angeles County emergency evacuation
plans and refine as needed to meet local needs.

Include provisions for evacuating people that have
mobility constraints and identify the role of transit
providers in providing evacuation assistance.

Public Health and Safety Element
PHS-54 El Monte General Plan City Council Review Draft – January 2022 Strategy/Topic Implementation Action
▪ Enhance local emergency warning systems to include
alerts for high-heat days, including instructions for
location of resiliency hubs, shelters and self-care steps. ▪ Advocate for a state-wide ranking and notification
system for extreme heat days.
▪ Encourage advanced coordination among transit
operators to facilitate evacuations during emergency
events, and to identify ways for individuals with
restricted mobility to reach cooling centers.
▪ Coordinate with electric utilities and emergency
management services to establish backup power and
emergency grid shutdown protocols that protect the
most vulnerable populations.

NOISE LEVELS
Like all highly urbanized areas, the City of El Monte is subject to noise from a myriad of sources . These include roadways, the airport, industry, and industry . The presence of these noise sources is particularly acute because many of the City’s residential neig hbor- hoods are located in close proximity to sources of noise . The major sources of noise in El Monte are:

Roadways
The City major arterials include Valley Boulevard, Garvey Avenue, Peck Road, and Santa Anita Avenue. Secondary Arterials include Lower Azusa Road, Ramona Avenue, Arden Drive, Tyler Avenue and Durfee Avenue ., Garvey Avenue, Santa Anita Avenue, Ramona Boulevard, Lower Azusa Road, Baldwin Avenue, Arden Drive, Tyler Avenue, Cogswell Road, and Merced Avenue. Noise from these roads is bounded by less noise sensitive commercial uses, except for homes along Lower Azusa, Peck, Tyler, and Arden. The City is also bisected by the I-10 freeway, which produces unacceptable levels of noise often exceeding 65 CNEL.

Railroads
The Southern Pacific Railroad passes through the center and northwest portion of El Monte and carries passenger and freight trains. The Union Pacific Railroad (UPRR) also contributes to noise from freight and Metrolink commuter trains. The UPRR heads northwest/southeast

City Council Review Draft – January 2022 El Monte General Plan PHS-55 through th e center of the City. The Metrolink line follows the I -10 freeway until the Rio Hondo River, then heads north to join UPRR .

These trains generate noise from locomotive engines and railcars often in excess of 65 CNEL.

El MonteSan Gabriel Valley Airport
El Monte Airport is located along t he Rio Hondo River in north El Monte. This general aviation airport generates noise primarily along the flight path from aircraft landings and departures. Landings and takeoffs occur to the north/south with planes generally flying east over the City. Noise from this general aviation airport, while noticeable, is less than the noise produced from jets at larger commercial airports .

Generally, the 19912011 General Plan found that no residential uses fall within the 65 CNEL noise contour.

Stationary Sources
Stationary noise sources include a variety of industrial uses, primarily located in the Northwe st Industrial District Redevelopment Project Area. The primary sources of stationary noise would be from machinery used in industries, heatin g-ventilation-air conditioning units, generators, and other equipment. Many of these industrial uses have scaled back operations or vacated the area. Still, the level of noise from industrial uses can be significant and impact residential areas located adjacent to them, such as in Arden Village.

El Monte City CouncilFebruary 1, 2022

El Monte City Council
February 1, 2022