A G E N D A
JOINT MEETING: GLENDALE CITY COUNCIL AND GLENDALE HOUSING AUTHORITY
COUNCIL CHAMBERS
613 E. Broadway, 2nd Floor
Glendale, CA 91206
DECEMBER 16, 2025 – 3:00 PM
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PUBLIC COMMENT GUIDELINES
The City Council and Housing Authoirty welcome public input at City Council meetings. Public input during joint meetings is regulated by the City Council’s Rules of Order, Procedure and Decorum for the Conduct of City Council Meetings as set forth in Resolution No. 25-76, which will be summarized below.
Written Comments and Documents
:
Public comments received in writing will NOT be read aloud at the meeting but will be part of the meeting record. Written public comments can be emailed to [email protected], and will be uploaded to the City website as an attachment to the agenda item. When submitting a public comment, please make sure to include the following
:
1. Name (optional); and
2. Agenda item to which you are submitting public comment
3. Submit no later than 12:00 p.m. on the day of the City Council meeting. Correspondence received after this time may not be distributed until the following business day.
All documents related to open session items on this agenda that are received less than 72 hours prior to this meeting, and are public records, will be available for review in the Office of the City Clerk, 613 E. Broadway, Room 110, Glendale, CA 91206.
Public Comments During Council Meeting
:
Public Comments during Community Event Announcements, First and Second Periods of Oral Communications and agenda items will be governed as provided in the descriptions for those items on the agenda below. Pursuant to State law, the City Council may not discuss or take action on any item not appearing on the meeting agenda, except that members of the City Council, Housing Authority or staff may ask a question for clarification or briefly respond to statements made or questions posed by persons exercising public testimony rights (Government Code Section 54954.2). Staff may be asked to follow up on such items.
Submitting Speaker Cards or Calling In for Public Comment :
Speaker cards must be submitted and telephonic participants must call in and be in the call-in queue, PRIOR to the completion of the verbal staff report on the agenda item (unless waived by the Mayor). Any audio-visual files displayed by speakers must be emailed to the Clerk’s office by 12:00 pm on the day before a Council meeting.
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DECEMBER 16, 2025 – 3:00 PM
ROLL CALL
-
3:00 PM
-
Report of the City Clerk of the City Council and Housing Authority, re: Posting of Agenda.
The Agenda for the Tuesday, December 16, 2025 joint public meeting of the City Council and Housing Authority was posted on December 12, 2025 on the Bulletin Board outside City Hall.
A
JOINT PUBLIC MEETING
of the City Council and Housing Authority is hereby called to meet at
3:00 PM
on
Tuesday, December 16, 2025
, in the Council Chamber, 613 E.
Broadway, 2nd Floor, Glendale, CA 91206 to consider the following item(s) of business, to wit;
1. Community Development, re: Adoption and Authorization to Submit the FY 25-26 Los Angeles County Affordable Housing Solutions Agency Annual Budget for Measure A Funds for Affordable Housing in Glendale and Approval of a Resolution of Appropriation.
a. City Council Motion Adopting the FY 25-26 Los Angeles County Affordable Housing Solutions Agency Annual Budget for Measure A Funds for Affordable Housing in Glendale and Authorizing Submittal
b. City Council Resolution of Appropriation for FY 25-26 LACAHSA Funds
2. Community Development, re: Request to Note and File the FY 2024-25 Low and Moderate Income Housing Asset Fund (LMIHAF) Annual Report a. City Council Motion to Note and File the FY 2024-25 LMIHAF Annual Report in accordance with California Health & Safety Code 34176.1(f)
ADJOURNMENT
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1 25-87994
CITY OF GLENDALE, CALIFORNIA
REPORT TO THE JOINT MEETING: GLENDALE CITY COUNCIL AND
GLENDALE HOUSING AUTHORITY
AGENDA ITEM
Report: Adoption and Authorization to Submit the FY 25-26 Los Angeles County Affordable Housing Solutions Agency Annual Budget for Measure A Funds for Affordable Housing in Glendale and Approval of a Resolution of Appropriation.
1. City Council Motion Adopting the FY 25-26 Los Angeles County Affordable Housing Solutions Agency Annual Budget for Measure A Funds for Affordable Housing in Glendale and Authorizing Submittal.
2. City Council Resolution of Appropriation for FY 25-26 LACAHSA Funds.
COUNCIL ACTION
Item Type: Action Item
Approved for December 16, 2025 calendar
EXECUTIVE SUMMARY
Senate Bill 679, also known as the Los Angeles County Regional Housing Finance Act, created the Los Angeles County Affordable Housing Solutions Agency (LACAHSA) to increase the supply of affordable housing in Los Angeles County by providing funding for renter protections, affordable housing preservation, and new affordable housing production. In 2024, Los Angeles County voters approved Measure A, a half-cent sales tax to fund homeless services and affordable housing development throughout the County, via LACAHSA.
A portion of revenue from Measure A is administered by LACAHSA and distributed to Eligible Jurisdictions, including cities, regional councils of government, regional housing trusts, and Los Angeles County. Per LACAHSA’s allocation framework, jurisdictions receive funding directly or through a regional agency (such as a council of government or regional housing trust), which manages and administers funds on behalf of eligible cities.
Measure A funding is broken down into four categories:
(1) Production, Preservation, and Ownership (PPO),
(2) Renter Protection & Homelessness Prevention (RPHP), (3) Technical Assistance (TA), and
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(4) Funding administration and management (inclusive of soft costs, activity delivery costs, and program administration costs, as defined by LACAHSA’s Transitional Program Guidelines).
According to LACAHSA, the City of Glendale will receive approximately $5.1M in FY 2025-26. This is in addition to $464,507 in Local Solutions Funds that the City will be receiving for Homeless Services. These funding amounts will be subject to change every year, based upon consumer spending in the County.
To access Measure A funding, LACAHSA requires each Eligible Jurisdiction (EJ) annually adopt a Measure A program budget that establishes proposed activities for the corresponding fiscal year. In this initial year of funding, the deadline was November 1, 2025. However, an extension was granted for all EJs until February 1, 2026. For subsequent fiscal years, budget adoptions will be required by May 1 of the preceding fiscal year.
RECOMMENDATION
That the City Council adopt the FY 25-26 Los Angeles County Affordable Housing Solutions Agency Annual Budget for Measure A Funds for affordable housing in Glendale and authorize its submittal to LACAHSA and approve a Resolution of Appropriation associated with the LACAHSA budget.
ANALYSIS
Background
In 2024, Los Angeles County voters approved Measure A, a half-cent sales tax to fund homeless services and affordable housing development throughout the County.
Measure A has no expiration date. The tax replaces Measure H, a quarter-cent sales tax for homeless services approved by voters in 2017. The goal of Measure A is to significantly reduce and prevent homelessness in Los Angeles County. Measure A is expected to generate over $1 billion in revenue annually.
Just over one third (35.75%) of revenues generated by Measure A will be directed to LACAHSA for affordable housing production and preservation, renter protection and homelessness prevention, and technical assistance. LACAHSA, in turn, must pass through 70% of this funding directly to Eligible Jurisdictions.
Eligible Jurisdictions are the County of Los Angeles, the City of Los Angeles, the City of Long Beach, the City of Glendale, the City of Santa Clarita, and the Councils of Government (COGs) in Los Angeles County.
COGs may pass through funding to their member cities, except to cities that are Eligible Jurisdictions that receive allocations directly from LACAHSA. COGs may also allocate funding to regional housing trusts as approved by the LACAHSA Board of Directors.
This action has been taken with the Burbank, Glendale, Pasadena Regional Housing Trust.
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Funding
Measure A is expected to generate over $1 billion in revenue annually, 35.75% of which will be directed to LACAHSA for affordable housing production, preservation, and renter protection services. The remainder of Measure A funds will be directed towards the region’s comprehensive homelessness services initiatives.
According to Measure A Section 3B.4, the Los Angeles County Auditor-Controller will distribute 35.75% of the Measure A sales tax to LACAHSA, net of County costs to collect and distribute the tax imposed not to exceed 0.5% of annual tax proceeds.
To estimate Measure A revenues for FY 2025- 26, a projection was published by the Los Angeles County Chief Executive Office on February 28, 2025, which estimated total revenues of $1,076,076,350. Of this total, $382,773,809 is the anticipated 35.75% share for LACAHSA, after allowing for a 0.5% for collection and distribution cost reimbursement to the County Auditor-Controller.
According to projections, the City of Glendale is expected to be eligible to receive approximately $5.1M in FY 2025-26. This is in addition to $464,507 in Local Solutions Funds that the City will be receiving for Homeless Services. These funding amounts will be subject to change every year, based upon consumer spending in the County.
Budget
Table 1 below details the proposed budget that Community Development staff is recommending for adoption by the City Council along with a brief description of each programmatic use. The LACAHSA Budget template for submittal is attached as Exhibit
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Table 1
Proposed FY 25-26 LACAHSA/Glendale Budget by Programmatic Use Category T otal
PPO New Construction (1) 2,044,455 $
Program 1,695,773 $
S oft Costs (10% ) 144,237 $
Allocation to Program Administration (10%) 12.5% cap 204,446 $ PPO Flex(2) 602,089 $
Program 481,671 $
S oft Costs (10% ) 60,209 $
Allocation to Program Administration (10%) 60,209 $
R PHP(3) 2,105,698 $
Legal R equirement (20% ) 421,140 $
E mergency R ental & Flexible Financial Assistance 1,179,191 $ Actual Delivery Cost (20% ) 25% cap 294,798 $
Allocation to Program Administration (10%) 210,570 $
T echnical Assistance 350,950 $
T A 315,855 $
Allocation to Program Administration (10%) 35,095 $
T OT AL 5,103,192 $
Program Administration T otals $510,319
(1) Production Preservation and Ownership of New Construction (2) Production Preservation and Ownership Flexible for Preservation (3) R ental Protection & Homeless Prevention
Production Preservation and Ownership (PPO) allows for the creation of new affordable housing and/or preservation of existing affordable housing (Flex), both for rental and homeownership projects.
Renter Protection and Homeless Prevention (RPHP) is intended to address housing crises and stabilize households who are at risk of eviction and/or homelessness.
Example programs include Legal Services and Tenant Education, Emergency Rental Assistance, Flexible Financial Assistance, and Short-Term Income Support. 7 of 32
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Technical Assistance (TA) is funding to administer LACAHSA funded programming either directly or through contracted service providers. Program Administration includes all expenses necessary for the general management, administration, and oversight of the funded projects and programs.
Funding will be considered obligated upon receipt and written approval of the City’s Annual Measure A Funding Budget by LACAHSA staff. This action initiates the expenditure period during which funds must be fully expended. PPO funds must be expended within three (3) years, and RPHP and TA funds must be expended within 12 months of the date of obligation.
During the course of the fiscal year, the City Council may amend the Annual Measure A Funding Budget based on changing needs and conditions. The revised budget shall be submitted to LACAHSA as amended. Should the City Council provide a revised Annual Measure A Budget that is approved by LACAHSA staff, the expenditure period will restart from the date of approval. Distribution, administration, and compliance reporting for Measure A funding will follow requirements established by SB679, LACAHSA’s Transitional Program requirements, and City/Housing Authority policies.
Next Steps
Each proposed action of spending Measure A programmatic funding will be brought before the City Council for approval prior to the expenditure.
The spending of PPO funding will be administered consistent with how affordable housing developments are currently funded. Once a new development project has been identified, staff will come before the City Council/Housing Authority for approval of the project and commitment of funding.
The City Council is in the process of providing direction on the use of LACAHSA funding under the RPHP programming. Individual rental assistance programs have been proposed and approved in concept for this funding.
A proposed spending plan for TA will be presented to the City Council in first quarter of next year. Staff anticipates utilizing the funding for staff development and training in conjunction with LACAHSA and for consultant services to address the mission-critical priorities of the City Council/Housing Authority. Staff is proposing a comprehensive study that will involve defining the Glendale housing market area, gathering data, analyzing trends and synthesize the data into meaningful, actionable insights for future housing programs and projects.
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STAKEHOLDERS/OUTREACH
No stakeholder outreach was obtained for this report.
FISCAL IMPACT
The proposed FY 2025-26 LACAHSA budget in the amount of $5,103,192, was not included as part of the FY 2025-26 citywide budget. Project allocations are outlined below. A new fund, Fund 2290, was established for Measure A Affordable Housing funds.
Requesting Appropriation
Amount From (Account
String)
To (Account String) Funding Source
$541,880 34301-2290-CDD-
0020-P0000-
PL: CDD01500AG
43112-2290-CDD-
0020-P0000-
PL: CDD01500AG
Measure A
Affordable
Housing Fund
$1,840,009 34301-2290-CDD-
0020-P0000-
PL: CDD01551AG
43112-2290-CDD-
0020-P0000-
PL: CDD01551AG
Measure A
Affordable
Housing Fund
$510,319 34301-2290-CDD-
0020-P0000-
PL: CDD01552AG
43112-2290-CDD-
0020-P0000-
PL: CDD01552AG
Measure A
Affordable
Housing Fund
$421,140 34301-2290-CDD-
0020-P0000-
PL: CDD01553AG
43112-2290-CDD-
0020-P0000-
PL: CDD01553AG
Measure A
Affordable
Housing Fund
$300,000 34301-2290-CDD-
0020-P0000-
PL: CDD01554AG
43112-2290-CDD-
0020-P0000-
PL: CDD01554AG
Measure A
Affordable
Housing Fund
$315,855 34301-2290-CDD-
0020-P0000-
PL: CDD01555AG
43112-2290-CDD-
0020-P0000-
PL: CDD01555AG
Measure A
Affordable
Housing Fund
$879,191 34301-2290-CDD-
0020-P0000-
PL: CDD01556AG
41100-2290-CDD-
0020-P0000-
PL: CDD01556AG
Measure A
Affordable
Housing Fund
$294,798 34301-2290-CDD-
0020-P0000-
PL: CDD01557AG
41100-2290-CDD-
0020-P0000-
PL: CDD01557AG
Measure A
Affordable
Housing Fund
Department Cost Center Program
Community
Development
Projects
ENVIRONMENTAL REVIEW (CEQA/NEPA)
Staff has determined that the activity of adopting the Los Angeles County Affordable Housing Solutions Agency Annual Budget for Measure A Funds for affordable housing in 9 of 32
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Glendale and authorizing its submittal to LACAHSA/approving a Resolution of Appropriation associated with the LACAHSA budget is exempt from further environmental review under the California Environmental Quality Act (“CEQA”) pursuant to Title 14 of the California Code of Regulations (“CEQA Guidelines”) Section 15061(b)(3), as the mere adoption of a budget will not allow for or promote physical changes in the environment and, therefore, it can be seen with certainty that there is no possibility that the activity may have a significant effect on the environment. Further, the activity is arguably not a Project under CEQA and is therefore not subject to CEQA review pursuant to CEQA Guidelines, Sections 15378(a) & 15378(b)(4), because it does not have a potential for resulting in either a direct physical change in the environment, or a reasonably foreseeable indirect physical change in the environment, and because it constitutes creation of a government funding mechanism or governmental fiscal activity that does not involve any commitment to any specific project which may result in a potentially significant physical impact on the environment. If any of project contemplated by the budget is undertaken, appropriate CEQA review will be conducted for that project.
CAMPAIGN DISCLOSURE
This item is exempt from campaign disclosure requirements.
ALTERNATIVES TO STAFF RECOMMENDATION
1. City Council may reject a motion authorizing submittal of the FY 25-26 Los Angeles County Affordable Housing Solutions Agency Annual Budget for Measure A Funds for Affordable Housing in Glendale.
2. City Council may elect to consider any other alternative not proposed by staff.
ADMINISTRATIVE ACTION
Submitted by:
Bradley Calvert, Director of Community Development
Prepared by:
Peter Zovak, Assistant Director of Community Development Approved by:
Roubik R. Golanian, P.E. , City Manager
EXHIBITS/ATTACHMENTS
Exhibit 1 – LACAHSA FY 25-26 Budget Template
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M O T I O N
Moved by Council Member ________________________________, seconded by Council Member ___________________________________, that the FY 25-26 Los Angeles County Affordable Housing Solutions Agency (“LACAHSA”) Annual Budget for Measure A Funds for affordable housing in the City of Glendale, as set forth in the Joint Report to the Council and Housing Authority dated December 16, 2025, including any exhibits, and subject to Council comments and/or changes, is hereby adopted; and the City Manager, or his designee, is hereby authorized to submit said adopted budget to LACAHSA.
Vote as follows:
Ayes:
Noes:
Abstain:
Absent:
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RESOLUTIONNO.
RESOLUTIONOFTHECOUNCILOFTHECITYOFGLENDALE
MAKINGANAPPROPRIATION
BEITRESOLVEDBYTHECOUNCILOFTHECITYOFGLENDALE:
SECTION1:Thatthesumof$5,103,192isherebyappropriatedand/ortransferredfromthefollowing accountstothefollowingaccounts:
LocalGrants,MeasureAAffordable
HousingFund,Community
Development,Projects,LACAHSA
PPOFlex2025-26
DirectAssistance,MeasureA
AffordableHousingFund,Community
Development,Projects,LACAHSA
PPOFlex2025-26
34301-2290-CDD-0020-P0000-
CDDO1S51AG
LocalGrants,MeasureAAffordable
HousingFund,Community
Development,Projects,LACAHSA
PPO2025-26
$1,840,009
43112-2290-CDD-0020-P0000
CDDO1551AG
DirectAssistance,MeasureA
AffordableHousingFund,Community
Development,Projects,LACAHSA
PPO2025-26
$1,840,009
34301-2290-CDD-0020-P0000-
CDDO1552AG
43112-2290-CDD-0020-P0000
CDDO1552AG
34301-2290-CDD-0020-P0000-
CDDO1553AG
43112-2290-CDD-0020-P0000
CDDO1553AG
LocalGrants,MeasureAAffordable
HousingFund,Community
Development,Projects,LACAHSA
Admin2025-26
DirectAssistance,MeasureA
AffordableHousingFund,Community
Development,Projects,LACAHSA
Admin2025-26
LocalGrants,MeasureAAffordable
HousingFund,Community
Development,Projects,LACAHSA
RPHP-AttySvcs2025-26
DirectAssistance,MeasureA
AffordableHousingFund,Community
Development,Projects,LACAHSA
RPHP-AftySvcs2025-26
$510,319
$421,140
$510,319
$421,140
ACCOUNTS
34301-2290-CDD-0020-P0000-
CDDO1500AG
43112-2290-CDD-0020-P0000
CDDO1500AG
DESCRIPTIONFROMTO
$541,880
$541,880
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34301-2290-CDD-0020-P0000-LocalGrants,MeasureAAffordable$300,000 CDDO1554AGHousingFund,Community
Development,Projects,LACAHSA
RPHP-LIFERAP2025-26
43112-2290-CDD-0020-P0000DirectAssistance,MeasureA$300,000 CDDO1554AGAffordableHousingFund,Community
Development,Projects,LACAHSA
RPHP-LIFERAP2025-26
34301-2290-CDD-0020-P0000-LocalGrants,MeasureAAffordable$315855 CDDO1555AGHousingFund,Community
Development,Projects,LACAHSATA
2025-26
43112-2290-CDD-0020-P0000DirectAssistance,MeasureA$315855 CDDO1555AGAffordableHousingFund,Community
Development,Projects,LACAHSATA
2025-26
34301-2290-CDD-0020-P0000-LocalGrants1MeasureAAffordable$879,191 CDDO1556AGHousingFund,Community
Development,Projects,LACAHSA
RPHP—GRASP2025-26
41100-2290-CDD-0020-P0000Salaries,MeasureAAffordable$879,191 CDDO1556AGHousingFund,Community
Development,Projects,LACAHSA
RPHP—GRASP2025-26
34301-2290-CDD-0020-P0000-LocalGrants,MeasureAAffordable$294,798 CDDO1557AGHousingFund,Community
Development,Projects,RPHPActual
DeliveryCost2025-26
41100-2290-CDD-0020-P0000Salaries,MeasureAAffordable$294,798 CDDO1557AGHousingFund,Community
Development,Projects,RPHPActual
DeliveryCost2025-26
ToappropriatefundingfortheMeasureABudgetbyLosAngelesCountyAffordableHousingSolutions Agency(LACAHSA).
SECTION2:TheDirectorofFinanceisauthorizedtomakesuchotherrevisions,individualappropriation line-items,changesinsummaries,fundtotals,grandtotals,andotherportionsofthebudgetdocumentas necessarytoreflectandimplementthechangesspecifiedinthisresolution, 13 of 32
SECTION3:TheCityClerkshallcertifytotheadoptionofthisResolution.
Adoptedthisdayof
________________,
2025.
Mayor
ATTEST:
CiTYOFGLENDALE
DATE12/9/2025
___________________________
APPROVEDASTOFINANCIAL
CityClerkPROVISIONFOR$5,103,192
LTh
DirectorofFinance
STATEOFCALIFORNIA)
COUNTYOFLOSANGELES)SS
CITYOFGLENDALE)
I,SuzieAbajian,CityClerkoftheCityofGlendale,doherebycertifythattheforegoingResolution No.wasadoptedbytheCounciloftheCityofGlendale,California,ataregularmeetingheldon the__________dayof
________________,
2025,andthatthesamewasadoptedbythefollowingvote:
Ayes:
Noes:
Absent:
Abstain:
CityClerk
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7 CITY OF GLENDALE, CALIFORNIA
REPORT TO THE JOINT MEETING: GLENDALE CITY COUNCIL AND
GLENDALE HOUSING AUTHORITY
AGENDA ITEM
Report: Request to Note and File the FY 2024-25 Low and Moderate Income Housing Asset Fund (LMIHAF) Annual Report.
1. City Council Motion to Note and File the FY 2024-25 LMIHAF Annual Report in accordance with California Health & Safety Code 34176.1(f).
COUNCIL ACTION
EXECUTIVE SUMMARY
State Law requires jurisdictions to annually report on deposits and expenditures into the Low and Moderate Income Housing Asset Fund. The report also provides information on the results of required tests that demonstrate who benefits from the fund. Staff reports the information each year to the City Council and Housing Authority, and posts the information on the City's website.
Item Type: Action Item
Approved forDecember 16, 2025 calendar
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RECOMMENDATION
That the City Council approve a motion to Note and File the FY 2024- 25 Low and Moderate Income Housing Asset Fund (LMIHAF) Annual Report, required by the State of California Health & Safety Code sections related to the dissolution of Redevelopment.
ANALYSIS
The FY 2024-25 LMIHAF Annual Report is being provided to the City Council and Housing Authority as required by State law. The LMIHAF is the name of the fund that received housing assets transferred from the 20% Redevelopment Housing Set Aside Fund to the Housing Authority with the dissolution of Redevelopment. State law also requires an independent financial audit of LMIHAF within six months of the end of the fiscal year. This audit is included in the FY 2024-25 Glendale Annual Comprehensive Financial Report (ACFR) that will be submitted to the City Council at their evening meeting on December 9, 2025. Information in the ACFR was used to prepare this LMIHAF Annual Report.
There are thirteen items included in the report, including information on financial deposits, expenditures, and transfers into and out of the fund; the year end fund balance and value of property held within the fund; and the fact that at year end there was not an “excess surplus” condition in the fund. Shown below are some noteworthy items in the report.
Deposits: In FY 2024-25 $672,770 was deposited into the fund. The sources of deposits were repayment of two loans as well as monthly payments from borrowers under the City’s First Time Homebuyer Program and Interest Income.
Fund Balance: As of June 30, 2025, the LMIHAF balance was approximately $3.8 million.
Expenditures: Approximately $1.1M was expended in FY 2024-25 for projects and administration. The largest expenses were tied to construction costs for Citrus Crossing (900 E Broadway) and Harrower Village (920 E Broadway), and purchase of a condo unit to preserve affordability in the Doran Gardens condominium development.
Extremely Low Income Housing State law requires that the Authority must expend at least 30% of the LMIHAF for development of rental housing affordable to and occupied by households earning 30% or less of the AMI. If the Authority fails to comply with the Extremely-Low Income requirement in any five-year report, then the Authority must ensure that at least 50% of the funds remaining in the LMIHAF be expended in each fiscal year following the latest fiscal year following the report until the Authority demonstrates compliance with the Extremely-Low Income requirement.
Of the 174 affordable units funded with LMIHAF, 29 were reserved for extremely low income households. That amounts to 16.67% of the funding, well below the 30% minimum. Therefore, the next affordable housing project(s) will have to target extremely low income households at a rate of 50% of the Authority’s LMIHAF until the Authority is in compliance with the Extremely Low Income requirement.
Senior Housing: The “Senior Housing Test” in the report requires calculating the percentage of senior rental housing assisted by the City and Housing Authority using any resources during the last ten years (January 1, 2015 through January 1, 2025) as 22 of 32
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compared to all rental housing assisted during that time. Glendale passed this “test” and so use of LMIHAF for affordable senior citizen units is not restricted in the next year.
According to State law the percentage of senior rental housing assisted by the City must remain below 50% of all housing. If senior units exceed 50% future LMIHAF cannot be spent until the percentage reduces below that level. The test for this ten-year period shows that 50.6% (389 of 768 units) of affordable rental housing constructed during the ten years was senior housing. Over the history of the affordable housing program in Glendale, 823 of 1,425 affordable units assisted (60%) are restricted to seniors. An additional 405 affordable units are currently in construction or predevelopment phase, of which 160 units (approximately 39%) are restricted to seniors.
First Time Home Buyer (FTHB) Loans: An inventory of 20% Redevelopment Set Aside assisted homeownership units originated prior to February 1, 2012 and their current status is required. The annual report also must state whether any of these units were lost as affordable housing in the last year. The report shows that 111 LMIHAF homeownership units that were restricted as affordable prior to February 1, 2012 were still restricted in FY 2024-25. 12 of these units were lost. 2 were paid off and 10 expired as they reached their 30-year loan term. As required by State law, the LMIHAF Annual Report will be posted on the Community Development Department website prior to December 31, 2025 following presentation of the report to the City Council and Housing Authority.
STAKEHOLDERS/OUTREACH
Not applicable.
FISCAL IMPACT
There is no fiscal impact associated with this report.
ENVIRONMENTAL REVIEW (CEQA/NEPA)
Staff has determined that the activity of noting and filing this report is exempt from further environmental review under the California Environmental Quality Act (“CEQA”) pursuant to Title 14 of the California Code of Regulations (“CEQA Guidelines”) Section 15061(b)(3), as the mere acceptance of a report on deposits and expenditures into the Low and Moderate Income Housing Asset Fund will not allow for or promote physical changes in the environment and, therefore, it can be seen with certainty that there is no possibility that the activity may have a significant effect on the environment. Further, the activity is arguably not a Project under CEQA and is therefore not subject to CEQA review pursuant to CEQA Guidelines, Sections 15378(a) & 15378(b)(4), because it does not have a potential for resulting in either a direct physical change in the environment, or a reasonably foreseeable indirect physical change in the environment, and because it constitutes creation of a government funding mechanism or governmental fiscal activity that does not involve any commitment to any specific project which may result in a potentially significant physical impact on the environment.
CAMPAIGN DISCLOSURE
This item is exempt from campaign disclosure requirements.
ALTERNATIVES NOT RECOMMENDED BY STAFF
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4 2
1. The City Council and Housing Authority may elect not to approve the motion to note and file the report. It is a requirement of State law that this report be prepared, presented to the City Council and posted on the City website.
2. The City Council and Housing Authority may consider any other alternative not proposed by staff.
ADMINISTRATIVE ACTION
Submitted by:
Bradley Calvert, Director of Community Development
Prepared by:
Peter Zovak, Assistant Director of Community Development Michael Fortney, Principal Housing Project Manager
Pamela Jackson, Housing Coordinator
Approved by:
Roubik R. Golanian, P.E., City Manager
EXHIBITS/ATTACHMENTS
Exhibit 1: Housing Successor Annual Report Regarding the Low and Moderate Income Housing Asset Fund for Fiscal Year 2024-25
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M O T I O N
Moved by Council Member ________________________________, seconded by Council Member ___________________________________, that the Fiscal Year 2024-25 Low and Moderate Income Housing Asset Fund (LMIHAF) Annual Report, attached as Exhibit 1 to the Joint Report to the Council and Housing Authority dated December 16, 2025 and incorporated herein by reference, is hereby noted and filed.
Vote as follows:
Ayes:
Noes:
Abstain:
Absent:
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Housing Successor Annual Report FY 2024-25
1 Housing Successor Annual Report Regarding the
Low and Moderate Income Housing Asset Fund
For Fiscal Year 2024-25
Pursuant to California Health and Safety Code Section 34176.1(f) For the Housing Authority of the City of Glendale
This Housing Successor Annual Report (Report) regarding the Low and Moderate Income Housing Asset Fund (LMIHAF) has been prepared pursuant to California Health and Safety Code Section 34176.1(f) and is dated December 09, 2025.
This Report sets forth certain details of the activities of the Housing Authority of the City of Glendale (Authority) acting as Housing Successor during Fiscal Year 2024-25 (Fiscal Year).
The purpose of this Report is to provide the governing body of the Authority an annual report on the LMIHAF housing assets and activities of the Authority under Part 1.85, Division 24 of the California Health and Safety Code, in particular sections 34176 and 34176.1 (Dissolution Law).
The following Report is based upon information prepared by Glendale’s Housing Successor staff (City Finance Department and Community Development Department staff) and information contained within the independent financial audit of the Low and Moderate Income Housing Asset Fund in the City of Glendale Annual Comprehensive Financial Report for Fiscal Year 2024-25 (Fiscal Year) as prepared by CliftonLarsonAllen LLP, which Audit is separate from this annual summary Report. Further, this Report conforms with and is organized into Sections I. through XIII, inclusive, pursuant to Section 34176.1(f) of the Dissolution Law:
I.The amount the city, county, or city and county received pursuant to subparagraph (A) of paragraph (3) of subdivision (b) of Section 34191.4:
A total of $672,770 was deposited into the LMIHAF during the Fiscal Year. The City did not receive any other City Agency loan repayment amounts in FY 2024-25 pursuant to this section.
II.Amount Deposited into LMIHAF: This section provides the total amount of funds deposited into the LMIHAF during the Fiscal Year. Any amounts deposited for items listed on the Recognized Obligation Payment Schedule (ROPS) must be distinguished from the other amounts deposited.
A total of $672,770 was deposited into the LMIHAF during the Fiscal Year.
III.Ending Balance of LMIHAF: This section provides a statement of the balance in the LMIHAF as of the close of the Fiscal Year. Any amounts deposited for items listed on the ROPS must be distinguished from the other amounts deposited.
At the close of the Fiscal Year, the ending balance in the LMIHAF was $3,832,003. 26 of 32
Housing Successor Annual Report FY 2024-25
2 IV.Description of Expenditures from LMIHAF: This section provides a description of the expenditures made from the LMIHAF during the Fiscal Year. The expenditures are to be categorized. Note: These expenses are not itemized in the annual Audit.
LMIHAF Expenditures 2024-25
Monitoring and Administration Expenditures $ 633,070 Homeless Prevention and Rapid Rehousing Services
Expenditures $ -
Housing Development Expenditures
-For Low Income Units $ 184,366
-For Very Low Income Units $ 226,937
-For Extremely Low Income Units $ 70,918 TOTAL LMIHAF Expenditures in Fiscal Year $ 1,115,291 V.Statutory Value of LMIHAF Assets Owned by Authority: This section provides the statutory value of LMIHAF real property owned by the Authority, the value of loans and grants receivables, and the sum of these two amounts.
Statutory Value of LMIHAF Real Property Owned by
Authority $ 29,590,491
Value of LMIHAF Loans and Grants Receivable $ 91,794,951 Total Value of Authority LMIHAF Assets $ 121,385,442 VI.Description of Transfer: This section describes transfers, if any, to another housing successor agency made in previous Fiscal Year(s), including whether the funds are unencumbered and the status of projects, if any, for which the transferred LMIHAF will be used. The sole purpose of the transfers must be for the development of transit priority projects, permanent supportive housing, housing for agricultural employees or special needs housing.
The Authority did not make any LMIHAF transfers to other Housing Successor(s) under Section 34176.1(c) (2) during the Fiscal Year.
VII.Project Descriptions: This section describes any project for which the Authority receives or holds property tax revenue pursuant to the ROPS and the status of that project.
The Authority did not receive or hold property tax revenue pursuant to the ROPS during the Fiscal Year.
VIII.Status of Compliance with California Health & Safety Code Section 33334.16:
This section provides a status update on compliance with Section 33334.16 for interest in LMIHAF real property acquired by the former redevelopment agency prior to February 1, 2012.
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Housing Successor Annual Report FY 2024-25
3 With respect to interests in real property acquired by the former redevelopment agency prior to February 1, 2012, the time periods described in Section 33334.16 shall be deemed to have commenced on the date that the Department of Finance approved the property as a housing asset in the LMIHAF; thus, as to real property acquired by the former redevelopment agency now held by the Authority in the LMIHAF, the Authority must initiate activities consistent with the development of the real property for the purpose for which it was acquired within five years of the date the DOF approved such property as a housing asset.
Following is a status update on the LMIHAF real property or properties housing asset(s) that were acquired prior to February 1, 2012 and compliance with five-year period:
Address of
LMIHAF
Property
Date of
Acquisition
Deadline to Initiate
Development
Activity
Status of Authority
Activity
1416 5th Street
(5th & Sonora) October 2008 n/a
Multifamily rental
apartments in
operation.
1814 Vassar Ave May 2009 n/a
Multifamily rental
apartments in
operation
3673 San
Fernando February 2008 n/a
Multifamily rental
apartments in
operation
328 Mira Loma February 2007 n/a
Multifamily rental
apartments in
operation
630 Geneva May 2006 n/a
Open space,
undevelopable,
accessory to Habitat
Geneva Homes
1855 Brand/1760
Gardena March 2005 n/a
Multifamily rental
apartments in
operation
555 E Palmer FY 1993 n/a
Multifamily rental
apartments in
operation
Section 34176.1 provides that Section 33334.16 does not apply to interests in LMIHAF real property acquired by the Authority on or after February 1, 2012; however, this Report presents an information only status update on LMIHAF projects related to such real property.
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Housing Successor Annual Report FY 2024-25
4 The following table shows LMIHAF properties that were acquired after February 1, 2012 and their status:
Address of
Property
Date of
Acquisition
Deadline to Initiate
Development
Activity
Status of Authority
Activity
327-331 Salem
Street - Parking
Lot 12
November 2013 n/a
Veterans Village
Project – Multi-Family
rental apartments in
operation 11/15/2015.
515 Pioneer
Avenue
December 2019 n/a
Land purchased.
Project is in
construction phase.
426 Piedmont
Ave/507Naranja
Drive
September 2022 n/a
Land purchased.
Project is in pre
development phase.
IX.Description of Outstanding Obligations under Section 33413: This section describes the outstanding inclusionary and replacement housing obligations, if any, under Section 33413 that remained outstanding prior to dissolution of the former redevelopment agency as of February 1, 2012 along with the Authority’s progress in meeting those prior obligations, if any, of the former redevelopment agency.
Replacement Housing Obligation:
According to the 2010-2014 Implementation Plan (Plan) for the former redevelopment agency:
There were no replacement housing obligations that were outstanding that were transferred to the Authority.
As noted in the Plan, the Authority met the obligations for replacement of the units that were listed. These replacement housing obligations were met (in terms of number of bedrooms and by affordability levels) either through onsite replacement of the units or through relying on the excess affordable residential units constructed within the required time frame as noted in the Glendale Housing Inclusionary and Replacement Bank spreadsheet maintained by the Community Development Department Housing Division.
There were no additional projects that incurred replacement obligations between the date the Plan was written (July 2009) and the dissolution of the Glendale Redevelopment Agency on February 1, 2012.
Inclusionary/Production Housing Obligation:
According to the Plan for the former redevelopment agency:
No Section 33413(b) inclusionary/production housing obligations were transferred to the Authority.
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Housing Successor Annual Report FY 2024-25
5 As noted in the Plan, the Authority met the obligations for production of affordable housing that had resulted from construction of new residential units listed in the Plan. (Note: Some development projects listed in the Plan did not go forward.) Production housing obligations were met (in terms of number of units and by affordability levels) either through onsite replacement of the units or through relying on the excess affordable residential units of appropriate affordability levels that were constructed within the required time frame as noted in the Glendale Housing Inclusionary and Replacement Bank spreadsheet.
There were no additional projects that incurred housing production obligations between the date the Plan was written (July 2009) and the dissolution of the Glendale Redevelopment Agency on February 1, 2012.
The former redevelopment agency’s Implementation Plans are posted on the City’s website at http://www.glendaleca.gov/government/departments/glendale- economic-development-corporation-/glendale-successor-agency/implementation- plan .
X.Extremely Low Income Test: This section provides the information required by Section 34176.1(a)(3)(B), or a description of expenditures by income restriction for a five year period, with the time period beginning January 1, 2014 and whether the statutory thresholds have been met.
Section 34176.1(a)(3)(B) requires that the Authority must require at least 30% of the LMIHAF to be expended for development of rental housing affordable to and occupied by households earning 30% or less of the AMI. If the Authority fails to comply with the Extremely-Low Income requirement in any five-year report, then the Authority must ensure that at least 50% of the funds remaining in the LMIHAF be expended in each fiscal year following the latest fiscal year following the report until the Authority demonstrates compliance with the Extremely-Low Income requirement.
Extremely Low Income Test January 1, 2020 to January 1, 2025 Number of Assisted Extremely Low
Income Units 29
Number of Total Assisted Units 174
Extremely Low Income Percentage 16.67%
XI.Senior Housing Test: This section provides the percentage of units of deed-restricted rental housing restricted to seniors and assisted individually or jointly by the Authority, its former Redevelopment Agency, and its host jurisdiction within the previous 10 years in relation to the aggregate number of units of deed-restricted rental housing assisted individually or jointly by the Authority, its former Redevelopment Agency and its host jurisdiction within the same period.
The Authority is to calculate the percentage of units of deed-restricted rental housing restricted to seniors and assisted by the Authority, the former redevelopment agency and/or the City within the previous 10 years in relation to the aggregate number of units 30 of 32
Housing Successor Annual Report FY 2024-25
6 of deed-restricted rental housing assisted by the Authority, the former redevelopment agency and/or City within the same time period.
If this percentage exceeds 50%, then the Authority cannot expend future funds in the LMIHAF to assist additional senior housing units until the Authority or City assists and construction has commenced on a number of restricted rental units that is equal to 50% of the total amount of deed-restricted rental units.
For this Report the ten year period reviewed is January 1, 2015 to January 1, 2025.
Glendale Senior Housing Test January 1, 2015 to January 1, 2025 Number of Assisted Senior Rental Units 389
Number of Total Assisted Rental Units 768
Senior Housing Percentage 50.6%
XII.Excess Surplus Test: This section provides the amount of excess surplus in the LMIHAF, if any, and the length of time that the Authority has had excess surplus, and the Authority’s plan for eliminating the excess surplus.
Excess Surplus is defined in Section 34176.1(d) as an unencumbered amount in the account that exceeds the greater of one million dollars ($1,000,000) or the aggregate amount deposited into the account during the Authority’s preceding four Fiscal Years, whichever is greater.
Excess Surplus test for FY 2024-25:
Fund Balance - as of 6-30-2025 $3,832,003
Less unavailable funds - as of 6-30-2025
Land held for resale -
Loans receivable -
Total unavailable funds -
Unencumbered fund balance - as of 6-30-2025 $3,832,003
Deposits for the preceding four fiscal years:
Fiscal year 2020-21 $2,798,979
Fiscal year 2021-22 $1,053,035
Fiscal year 2022-23 $779,814
Fiscal year 2023-24 $263,171
$4,894,999
Test Result: The LMIHAF does not have an Excess Surplus. 31 of 32
Housing Successor Annual Report FY 2024-25
7 XIII.Homeownership Units: This section provides an inventory of homeownership units assisted by the former redevelopment agency or the housing successor that are subject to covenants or restrictions or to an adopted program that protects the former redevelopment agency’s investment of moneys from the LMIHAF pursuant to subdivision 34176.1 (f) (13) and Section 33334.3 (f) of the California Health and Safety Code for 2024-25:
a. Number of First Time Home Buyer Units with LMIHAF Loans originated before 2/1/2012 that were active in 2024-25: 111 Loans
b. Number of these loans “lost” between 7/1/2024 through 6/30/2025 and reasons for loss:
12 loans lost. 2 were paid off with proceeds to the Housing Authority deposited in the LMIHAF and 10 expired as they reached their 30-year loan term. .
c. Funds returned to the Authority as part of the asset management program protecting the investment of moneys from the LMIHAF for the First Time Home Buyer Program:
NONE
d. Contracted entity for management of the units:
Limited loan servicing provided for portion of portfolio (loans with monthly payments) through Community Reinvestment Fund.
Submittal and Publication of Report:
This Report will be provided to the Housing Successor’s (Authority) governing body by December 31, 2025. In addition, this Report and the former redevelopment agency’s pre- dissolution Implementation Plans will both be made available to the public on the City’s website. 32 of 32