Agenda packet — Glendora City Council, April 25, 2022

SPECIAL NOTICE

IMPORTANT PUBLIC HEALTH AND SAFETY MESSAGE REGARDING

PARTICIPATION AT CITY COUNCIL MEETINGS

CHANGES AND ADDITIONAL OPPORTUNITIES RELATING TO PUBLIC MEETINGS All Brown Act meetings are subject to COVID-19 infection protocols. As of April 1, 2022, the City Council has determined that meetings will be considered in-person public “Brown Act” meetings for City of Glendora City Council, Board(s) and Commission(s) – for the period of time that the City is allowed to hold remote meetings under the cavalcade of public health orders, an elected or appointed official will have the ability to attend virtually, if needed. Due to the fluidity in which infection protocols are set and changed by Federal, State, and County the City will utilize a more flexible approach, that allows the City to conduct public meetings of the City via teleconferencing, in person and/or hybrid meetings pursuant to AB 361, or as long as the Governors Declaration of Emergency is extended.

Ways to participate?
 In-Person;
 Virtually via Zoom Video Communications;
To participate in the meeting from the comfort of your own home or office download zoom on any phone or computer device and use the following meeting ID# cityofglendora.org/zoom or https://zoom.us/j/9329247224 Want to watch?
All our City Council meetings can be watched live through Internet Streaming at www.cityofglendora.org, and/or through Spectrum cable television Channel 3 and Verizon Channel 31.

Ways to provide public comment?
You may give public comment at the commencement of the meeting when the presiding officer calls for public comment.

Speakers are limited to three (3) minutes, speaking once, on both on- and off-agenda items. If there are public hearings scheduled, individuals will be given an additional opportunity to comment under said items. Please follow along with the meeting via www.cityofglendora.org/meeting, GlendoraTV cable channels, or City social media live feeds to ensure you call in at the appropriate time for your item(s). To ensure that the public is able to participate, the city is providing several methods in which the public can submit their comments:

OPTION 1: IN PERSON
Public Comments can be submitted via the Public Comment Card located in the back of the room and/or by the City Clerk desk at the front of the dais. Public Comment Cards should be submitted to the Clerk upon completion and before the closing of Public Comment or Public Hearing. When your name is called, please step to the podium and state your name before beginning your presentation.

OPTION 2: LIVE COMMENTS
Public is invited to participate via Zoom Video Communications by enter meeting ID# cityofglendora.org/zoom or https://zoom.us/j/9329247224. If you wish to address the governing board on any matter posted on the agenda or within subject matter jurisdiction should utilize one of the following protocols:

Utilizing “Raise Your Hand” Feature Utilizing “Chat” Feature Step 1. Virtually “raise your hand” using zoom, Step 1. Utilizing Chat function (Send a message to City Clerk and let them know which item(s) you wish to comment on (aka: Public Comment, Item #?)), Step 2. Wait to be called on by the City Clerk, Step 2. Wait to be called on by the City Clerk, Step 3. Unmute your audio, Step 3. Unmute your audio,
Step 4. Verbalize your comments (less than 3 minutes) Step 4. Verbalize your comments (less than 3 minutes) OPTION 3: E-MAIL
Public Comments can be submitted via email to [email protected] with the subject “Public Comment – Insert Governing Body and Meeting Date”. Public Comments received will be added to the associated Agenda Packet before 5:00 p.m. each day leading up to meeting (weekends and holidays excluded). Emails received in real time and prior to the commencement of Public Comment Period or Public Hearing and not already incorporated in the agenda will be read out loud (up to 3 minutes).

OPTION 4: MAIL
Public comments may be mailed to 116 E. Foothill Boulevard, Glendora, ATTN: City Clerk’s Department-Public Comment. The City Clerk will read public comments received out loud (up to 3 minutes) into the public record if received before 5 p.m. on the date of the meeting. Otherwise, public comments will be considered late correspondence and incorporated into the meeting minute record.

The City of Glendora thanks you in advance for your cooperation and support as we work to provide city services in new and creative ways. If you have any questions, feel free to contact the City Clerk’s Department at (626) 914-8210.

Meeting Date: 4/25/2022 / Packet Page #: 1

CITY OF GLENDORA

CITY COUNCIL AND PLANNING COMMISSION
AGENDA
MONDAY, APRIL 25, 2022
BIDWELL FORUM, GLENDORA PUBLIC LIBRARY, 140 S GLENDORA AVENUE To participate virtually, download zoom on any phone or computer device and use the following meeting ID:
cityofglendora.org/zoom or https://zoom.us/j/9329247224

MAYOR/CHAIR
Karen K. Davis

MAYOR PRO TEM/VICE-CHAIR
Gary Boyer, District 3

COUNCIL/COMMISSIONERS
Michael Allawos
David Fredendall, District 2
Mendell Thompson, District 5

MEETING SCHEDULE
The regular meetings of the city council shall be held on the second and fourth Tuesday of each month, closed session business will commence at 6:00 p.m., when scheduled, and general business session will commence at 7:00 p.m.

BROWN ACT
Agendas are drafted to accurately state what the legislative body is being asked to consider. The legislative body can take action on “all items” listed on the agenda and be in compliance with the open meeting laws.

Pursuant to provisions of the Brown Act, no action may be taken on a matter unless it is listed on the agenda, or unless certain emergency or special circumstances exist. The governing body may direct staff to investigate and/or schedule certain matters for consideration at a future meeting.

COMMUNICATION AND ELECTRONIC DEVICES
To minimize distractions, please be sure all personal communication and electronic devices are turned off or on silent mode.

City Council meetings are also available via live webcast and at any time for replaying through the City's webpage at
cityofglendora.org/citymeetings.

Meeting Date: 4/25/2022 / Packet Page #: 2

CITY OF GLENDORA

NOTICE AND CALL
OF A

CITY COUNCIL AND PLANNING COMMISSION
MONDAY, APRIL 25, 2022

BIDWELL FORUM, GLENDORA PUBLIC LIBRARY
140 S GLENDORA AVENUE
6:00 PM

TO THE MEMBERS OF THE CITY COUNCIL AND PLANNING COMMISSION OF THE CITY OF GLENDORA AND TO THE CITY CLERK:

NOTICE IS HEREBY GIVEN that the City Council and Planning Commission will conduct a special meeting at 6:00 PM on Monday, April 25, 2022, Bidwell Forum, Glendora Public Library, 140 S Glendora Avenue.

NOTICE IS FURTHER GIVEN that to participate virtually, download zoom on any phone or computer device and use the following meeting ID: cityofglendora.org/zoom or https://zoom.us/j/9329247224.

The purpose of said special meeting is as follows:

NEW BUSINESS

1. Update on the Housing Element for Compliance with the 6th Cycle Regional Housing Needs Assessment (Strategic Plan Item 1 - ISED)
CITY RECOMMENDATION: 1. Receive, discuss, and provide direction on the Action Items to be incorporated into the Housing Element and include in the City's response to comments from the State of California Department of Housing and Community Development (HCD).

NOTICE IS FURTHER GIVEN that the public will be given the opportunity to speak only on those matters listed in this notice. Public Comment will be announced once at the commencement of this special meeting and can be given in-person, submit via email at [email protected] with the subject “Public Comment” or via mail and mailed to 116 E. Foothill Boulevard, Glendora, ATTN: City Clerk’s Department-Public Comment.

NO OTHER BUSINESS WILL BE DISCUSSED
Kathleen R. Sessman, MMC
City Clerk/Communications Director
Meeting Date: 4/25/2022 / Packet Page #: 3
I, certify that I caused the Notice and Call of a Special Meeting of the City Council and Planning Commission to be held Monday, April 25, 2022, at 6:00 PM, in the Bidwell Forum, Glendora Public Library, 140 S Glendora Avenue, Glendora, to be delivered electronically or hardcopy to each member of the City Council, emailed to the San Gabriel Valley Examiner, and that I posted said notice on the posting board as required by law.

Certification Date: April 21, 2022
Revised: (when applicable) Kathleen R. Sessman, MMC
City Clerk/Communications Director
Meeting Date: 4/25/2022 / Packet Page #: 4

NOTICE TO THE PUBLIC
The City Council adopted new rules relating to the conduct of public meetings, proceedings, and business in the City of Glendora on February 9, 2021 (Resolution CC 2021-02) and go into effect on April 1, 2021.

LIVE BROADCASTING AND REBROADCASTING
Regular City Council meetings are broadcast live every 2nd and 4th Tuesday of the month on City Website www.cityofglendora.org, Channel 3 (Cable) & Channel 31 (Verizon) and are replayed Thursday - Sunday the week following the meeting on Channel 3 (Cable) & Channel 31 (Verizon). All broadcasts can be viewed on Spectrum Local Access Channel 3 and Verizon/Fios Channel 31. City Council meetings are also available via live webcast and at any time for replaying through the City's webpage at cityofglendora.org/citymeetings. For more information, please contact the City Clerk’s office at (626) 914-8210.

MEETING SCHEDULE
Regular meetings of the City Council are held on the second and fourth Tuesday of each month, closed session business will commence at 6:00 p.m., when scheduled, and general business session will commence at 7:00 p.m. Agendas are available at the following locations:
• City Clerk's Office • Glendora Public Library Government Kiosk and Bulletin Board • Crowther Teen and Family Center Bulletin Board • City's web page at cityofglendora.org/citymeetings

PUBLIC COMMENT/PARTICIPATION
Any person may request to address a legislative body during a public meeting by submitting to the City Clerk a Speakers Request form and stating the topic to be addressed. Speakers Request forms shall be available at the Council Chambers throughout the council meeting.

Speakers are limited to three (3) minutes, speaking once, on both on- and off- agenda items, unless, upon motion, such time is extended by the legislative body. Such statements shall only be allowed during the Public Comment portion of the agenda. If there are any public hearings scheduled, individuals will be given an additional opportunity to comment under said items. Speakers are not permitted to yield their time to another speaker. Public comment is limited to 30 minutes at each meeting, with the ability to extend if the legislative body so chooses by majority vote.

To ensure that the public is able to participate, the City may provide a variety of ways in which the public can submit their comment:
in person, virtually, email, phone call, mail and any other method which may become available. Methods of participation may be subject to change during other such times when a State of Emergency, Health Order or State Executive Order limits in-person participation.

CURFEW
In the absence of a motion duly adopted by majority vote of the City Council, the Presiding Officer may adjourn City Council meetings at 10:30 p.m. or as soon thereafter as is reasonably practicable. This means that under normal circumstance, the City Council will complete action on whatever agenda item is being discussed/debated at 10:30 p.m. after which the Presiding Officer shall adjourn the regularly scheduled meeting to a time certain at which time the meeting shall be reconvened as an Adjourned Regular Meeting of the City Council and action upon the published agenda continue.

STAFF REPORTS
As a general rule, staff reports, or other written documentation are prepared/organized with respect to each item of business listed on the agenda. Meeting agendas and staff reports are available at least 72 hours prior to the scheduled City Council meeting for public inspection at Glendora City Hall, via public kiosks located in the City Clerk’s office and at the Glendora Public Library during regular business hours, and on the City’s website at cityofglendora.org/citymeetings. In addition, meetings can be viewed live at the time posted on the agenda and related staff reports can be opened and viewed simultaneously along with the streaming of the meeting at cityofglendora.org/citymeetings.

SUPPLEMENTAL MATERIAL RECEIVED AFTER THE POSTING OF THE AGENDA Any supplemental writings or documents distributed to a majority of the City Council regarding any item on this agenda after the posting of the agenda will be available for public review in the City Clerk''s Office, 116 E. Foothill Boulevard, Glendora, California, during normal business hours. In addition, such writings or documents will be made available for public review at the respective public meeting and via the City’s website at cityofglendora.org/citymeetings.

SUBMITTAL OF INFORMATION BY MEMBERS OF THE PUBLIC FOR DISSEMINATION MEETINGS Any member of the public who desires to submit documentation in hard copy form may do so prior to the meeting by emailing their comments and/or information to [email protected]. This information will be disseminated.

CITY SERVICES TO FACILITATE ACCESS TO PUBLIC MEETINGS
It is the intention of the City of Glendora to comply with the Americans With Disabilities Act (ADA) in all respects. If, as an attendee or a participant at this meeting, you will need special assistance beyond what is normally provided, the City of Irvine will attempt to accommodate you in every reasonable manner. Please contact the City Clerk's Office at (626) 914-8210 no later than 72 hours prior to the meeting. (28 CFR 34.102.104 ADA TITLE II).

Assisted listening devices are available at the meeting for individuals with hearing impairments. Notification 48 hours prior to the meeting will enable the City to make reasonable arrangements to ensure accessibility to this meeting. (28 CFR 35. 102-35. 104 ADA Title II) For further information, please contact the office of the City Clerk at (626) 914-8210, or via e-mail at [email protected].

Meeting Date: 4/25/2022 / Packet Page #: 5

STAFF REPORT
TO: COUNCIL AND PLANNING COMMISSIONERS DATE: APRIL 25, 2022 FROM: COMMUNITY DEVELOPMENT DISTRICT(S): CITYWIDE
SUBJECT: UPDATE ON THE HOUSING ELEMENT FOR COMPLIANCE WITH THE 6TH CYCLE REGIONAL HOUSING NEEDS ASSESSMENT (STRATEGIC PLAN ITEM 1 - ISED)

RECOMMENDATION
That the City Council and Planning Commission:

1. Receive, discuss, and provide direction on the Action Items to be incorporated into the Housing Element and include in the City's response to comments from the State of California Department of Housing and Community Development (HCD).

EXECUTIVE SUMMARY
The General Plan encompasses policies related to the community’s growth and development over an extended period, typically 20 to 30 years. State law requires every city in California to have a General Plan composed of seven mandatory elements or chapters. The Glendora General Plan was last comprehensively updated in 2006, and it is intended to cover the period through 2025.

The General Plan mandatory elements include chapters on Land Use, Open Space, Conservation, Housing, Circulation, Noise, and Safety. The Housing Element is subject to detailed statutory requirements and mandatory review and certification by the State of California Department of Housing and Community Development (HCD). The Housing Element is required to be updated on regular schedules, referred to as cycles. The current 6th Cycle covers the period from October 2021 to October 2029.

City staff submitted a draft Housing Element to HCD on September 2, 2021. On November 2, 2021, HCD provided comments. Staff and Veronica Tam (VTA) reviewed the comments and submitted a revised draft Housing Element to HCD on December 21, 2021. On February 18, 2022, HCD provided second round of review comments. Accordingly, staff is seeking feedback and direction from the Planning Commission and City Council on additional needed revisions to address the most recent comments made by HCD.

LEGISLATIVE HISTORY / PREVIOUS ACTIONS
Enacted in 1969, housing element law (California Government Code section 65580 et seq.) requires that all cities and counties in California engage in detailed planning for their residential needs by including housing as an element of their general plan. In the mid-1980s, the state established the Regional Housing Needs Assessment (RHNA) process. The RHNA process is a statewide effort to allocate housing units to the local level.

Glendora is part of the region covered by the Southern California Association of Governments (SCAG).

Under the RHNA process, SCAG is given a housing needs determination by the State of California and allocates units to each jurisdiction within the region.

Development of the SCAG region housing unit allocation for the 6th RHNA Cycle began in 2019. On March 4, 2021, SCAG adopted a RHNA Final Allocation for the region. The RHNA is the State’s projection of additional housing units needed to accommodate projected household growth at all income levels. Each Item #1. Page 1
Meeting Date: 4/25/2022 / Packet Page #: 6
Staff Report Page 2 of 5
locality’s RHNA is segmented into four income categories. Glendora’s 6th Cycle RHNA allocation by income category is shown below.

GLENDORA - 6th Cycle RHNA
Housing Unit Allocation by Income Category
Income Units
Very Low 735
Low 386
Moderate 388
Above Moderate 767
TOTAL 2,276
On November 17, 2020, the Planning Commission held a study session to kick-off the 6th Cycle Housing Element Update. At the meeting, staff introduced Veronica Tam and Associates (VTA), a consulting firm assisting the City with the update. Over the course of 2021, the Planning Commission held a series of public meetings on the Housing Element Update including in-depth discussion on the adoption of a housing sites inventory. Public meeting dates have included: April 6, 2021; May 4, 2021; June 3, 2021; and August 24, 2021.

On June 3, 2021, the City Council considered options to create a housing sites inventory following input by the Planning Commission. On August 24, 2021, the City Council authorized staff to submit the City’s draft Housing Element to HCD for review and comment.

The City of Glendora submitted a draft Housing Element to the Department of Housing and Community Development (HCD) on September 2, 2021. On November 2, 2021, HCD provided comments. Staff and Veronica Tam (VTA) reviewed the comments and submitted a revised draft Housing Element to HCD on December 21, 2021. On February 18, 2022, HCD provided second round of review comments.

For reference, the draft Housing Element, HCD comment letters, record of meetings, and other background documents are available on the City’s website via the following link:
https://www.cityofglendora.org/departments/community-development/planning-division/housing-elementupdate

DISCUSSION
The HCD comment letters identify areas where the draft Housing Element does not comply with State law.

Deficient subject areas include analysis to show compliance with fair housing laws, affirmatively furthering fair housing (AFFH), inventory of land suitable for residential development, and the programs to facilitate housing production.

Many of HCD’s comments are concerned with gathering and analyzing data. HCD is requesting that the City seek out additional data, analyze this information, and draw conclusions about housing and the community. For example, under comments on “Integration and Segregation” HCD indicates the draft Housing Element includes some data but the draft Housing Element does not provide “background knowledge” on race and ethnicity and why a dissimilarity has changed between ethnic communities.

These comments are directed at page D-4 of the AFFH which notes that Glendora Whites make up the largest racial/ethnic group but is the only group to decline as a percentage of the population since 2010.

The City notes data indicating other ethnic and racial groups have grown as a percentage of the population.

Similarly, other comments request the City to acquire and analyze data to explain community characteristics relating to “Access to Opportunity”; “Disproportionate Housing Needs and Displacement Risks”; and “Identification and Prioritization of Contributing Factors”. In their comments, HCD requests additional analysis of variables such as education, economic status, transportation, and environmental Item #1. Page 2
Meeting Date: 4/25/2022 / Packet Page #: 7
Staff Report Page 3 of 5
data. HCD also requests data on trends related to homelessness. Other comments request that the City further explore factors such as community opposition to affordable housing, housing discrimination, restrictive zoning laws, construction costs, and lack of investment in affordable housing. City staff, working with our consultant, are seeking additional data sources so we can better address HCD’s comments.

The second major area of HCD comments relate to the housing sites. This part of the draft Housing Element covers the inventory of land that is suitable and available for residential development. An analysis of housing sites is required to demonstrate a realistic potential for development during the planning period. Ideally, the housing sites would consist of vacant land. Unfortunately for Glendora, virtually all developable land in the City is improved with existing residential and commercial structures.

Consequently, all future housing development would involve the redevelopment of existing uses and buildings.

The City’s built environment is difficult to overcome. Because the City relies on nonvacant sites to accommodate more than 50 percent of housing needs, Glendora must make additional findings supported by data and analysis to show that existing uses are not an impediment and are likely to discontinue during the planning period. The comments from HCD request more data and examples to show how sites could be developed, including the consolidation of smaller parcels. Many housing sites are located along the Route 66 Corridor, where the many small parcels developed with commercial uses in effect function as a barrier to development. The comments from HCD look for the City to address both governmental and nongovernmental constraints on housing development. As noted in a previous paragraph, constraints may include community opposition to affordable housing, housing discrimination, restrictive zoning laws, construction costs, and lack of investment in affordable housing.

Much of the work to address HCD comments involves finding and analyzing data. Another part of the response requires a closer review of the City’s efforts to encourage and facilitate housing. HCD comments note that the City’s housing programs and sites inventory should be structured in a way to encourage the development of a variety of housing types for all income levels, including multifamily rental housing. HCD requires a more complete analysis of constraints and programs. Furthermore, City actions must create a meaningful impact on housing development that can be demonstrated through goals and milestones.

Since receiving the second round of comments, staff has met with HCD to discuss actions the City might propose to better address their comments. HCD staff notes that the City can offer density bonuses, parking reductions, and programs to actively pursue affordable income housing development. While the City’s financial resources for affordable housing are limited, staff has taken a closer look at codes and regulations that generally function as constraints to housing development. In some cases, staff finds that City codes place additional requirements on housing development relative to the requirements for processing commercial applications. Development codes for housing have increased in complexity, as issues over compatibility and the definition of high-quality development are extensively debated. The goal is to encourage development and overcome the “impediments” associated with the City’s sites inventory, which consists of nonvacant property.

To address impediments to housing development, staff has developed a list of action items. The Housing Element Action Items Matrix is comprised of 36 individual initiatives. Staff has organized the proposals around two main categories. The idea is to create a framework for a public discussion and select initiatives to include in the Housing Element as programs to address comments from HCD. The Housing Element Action Items are measured alongside community goals. These community goals are inspired by policies and statements in the City’s General Plan, Strategic Plan, Vision and Mission Statements.

The Housing Element Action Items Matrix includes eight goals, covering two categories. The first category, “State Goals,” contains four goals that relate to obtaining certification of the Housing Element from HCD. It is a way to illustrate how the Action Items remove barriers and regulatory constraints that make it difficult for housing production. Additionally, considering that most of the City’s housing sites are nonvacant, the goal is to create an environment where nonvacant parcels do not create an insurmountable impediment to development. The second category, “Local Goals,” comprises four goals that are inspired by the City’s policy statements contained in the documents listed in the preceding Item #1. Page 3
Meeting Date: 4/25/2022 / Packet Page #: 8
Staff Report Page 4 of 5
paragraph.

STATE GOALS LOCAL GOALS
Process Streamlining Reduce Cost/Time
Regulatory Constraints Economic Development
Development Incentives Removing Regulation
Affordable Housing Ensure Quality

The City Council and Planning Commission are requested to review the Matrix, ask questions, and provide feedback and direction for incorporating the action items into the draft Housing Element. Staff will then update the Housing Element proposed programs, before submitting a draft to HCD for a third round of review.

California Attorney General, HCD’s Accountability Unit, and Non-Compliance The Legislature has enacted many new laws aimed at addressing the State’s housing crisis through a variety of means over the last several years. While the impact of this legislation has varied, it has placed additional limits on a local jurisdiction’s ability to control land use matters related to housing, and provided HCD with enforcement authority to improve accountability supporting the State’s goal to increase the supply of housing at all income levels. The Housing Element process is the mechanism through which the State has typically engaged local jurisdictions on housing policy related issues. HCD has indicated it will hold jurisdictions accountable for compliance with housing element and other state laws. Violations of these state laws may lead to consequences including revocation of housing element certification and/or referral to the Attorney General’s Office.

As reported in recent months, HCD and the Attorney General’s Office have increased oversight and enforcement activities of housing related issues at the local level. The City of Encinitas received a letter from the Attorney General’s Office demanding that City approve a pending housing project or else the Attorney General would take steps to hold the City accountable. The HCD Housing Accountability Unit recently confirmed it is investigating 29 cities that have taken actions inconsistent with the provision of Senate Bill 9, and that they are coordinating with the Attorney General’s Office; the Attorney General’s Office has already engaged with the Cities of Pasadena and Woodside on this issue.

In April 2021 guidance to cities and counties, HCD stated that it is authorized to “review any action or failure to act by a local government (that it finds) inconsistent with an adopted housing element or housing element law. This includes failure to implement program actions included in the housing element. HCD may revoke housing element compliance if the local government’s actions to not comply with state law.” Noncompliant housing elements could also impact local general plans, as they are a required part of these foundational blueprints for land use planning. Localities that fail to comply are subject to a range of penalties, that include: being subject to litigation, losing the authority to issue permits, and be subjected to financial penalties.

FISCAL IMPACT
On June 9, 2020, the City Council awarded a contract with Veronica Tam & Associates (VTA) for an amount not to exceed $70,000. The contract is funded by the General Plan maintenance fee, which is a 12% surcharge on permits to cover the cost of maintaining and updating the General Plan.

ENVIRONMENTAL DETERMINATION
A Negative Declaration has been prepared and circulated. In compliance with State law, the City posted a Notice of Intent to adopt the Negative Declaration on November 29, 2021. Prior to adopting the Housing Element update for the 6th RHNA Cycle, the Negative Declaration will be finalized and adopted by the City Council.

Item #1. Page 4
Meeting Date: 4/25/2022 / Packet Page #: 9
Staff Report Page 5 of 5
Prepared By Jeff Kugel, Community Development Director
Concurs With Not Applicable
Reviewed By Jeff Kugel, Community Development Director
Certified to Availability of Funds Marie Ricci, Administrative Services Director/City Treasurer Approved By Adam Raymond, City Manager
Legal Review William W. Wynder, City Attorney
CEQA Review Not Applicable
ATTACHMENTS:

A. Housing Element Action Items
B. Power Point Presentation
Item #1. Page 5
Meeting Date: 4/25/2022 / Packet Page #: 10
Item # Process Streamlining Process Timeline
1 CEQA streamlining - update Arrow Highway and Route 66 Specific Plans to reduce CEQA analysis required for individual projects. CEQA review involving an initial study takes many months to complete and increases the cost of development. The intent of an updated program level EIR is to provide a single document to cover typical development applications versus requiring separate analysis for each project.

CEQA 12 months X X X X X X X
2 Increase threshold for a Planning Commission public hearing. Currently, all multifamily projects require a Planning Commission hearing. Instead, allow the following:
1-10 units - If the project is code compliant, allow by-right. Applicants apply directly for building permits 11-30 units - If the project is code compliant, a minor development plan review (DPR) is required. A minor DPR is a discretionary application and requires mailed notices to nearby property owners but does not require a public hearing. 30+ units - Major DPR required, which includes a Planning Commission Public Hearing.

Zoning Code amendment 12 months X X X X X
3 Increase threshold for large, posted notification sign boards to projects greater than 10 residential units. Currently just five residential units requires a large sign. Commercial projects of 10,000 sf and larger also require a large posted sign. To supplement noticing, create page with information on housing development applications greater than 10 units. Seek out technology that will allow development information to be presented in a map-based format. When an interactive map is created, consider eliminating the large posted sign for all projects.

Zoning Code amendment and
technology integration 24 months X X X X X
4 Reduce mailed notices for public hearings to 300 foot radius, the state law minimum requirement. Current code requires 500 feet. Zoning Code amendment 12 months X X X X 5 Eliminate requirement for large, posted signs for general plan amendments initiated by property owners to designate non-residential property for residential use or increase residential density. Instead, require large, posted signs only for projects of 10 units or more as noted in item #3. Zoning Code amendment 12 months X X X X 6 Allow the Planning Commission to hear appeals of Director decisions on discretionary permit applications. Currently, all appeals go directly to City Council.

Fee shall be waived for appeals inititated by two members of the the City Council per GMC 21.01.030.F Zoning Code amendment 12 months X X X X 7 Eliminate final subdivision map review by Planning Commission. Go directly to City Council for approval of final maps. Subdivision Code amendment 12 months X X X 8 Add a Certificate of Compliance section to GMC Chapter 20, which will facilitate the development of lots created by grant deed prior to March 4, 1972. Subdivision Code amendment 12 months X X Regulatory Constraints
9 Eliminate minimum individual residential unit sizes for multifamily projects. Current standards require minimum size based on bedroom count. Size includes 800 sf for a one-bedroom; 1,000 sf for a two-bedroom; and 1,200 sf for a three-bedroom. Regulation may be considered unfair to multifamily housing as there is no minimum size requirement for single-family housing. Building Code (R304.1) states that habitable rooms shall have a minimum area of 70 square feet.

Zoning Code amendment 12 months X X X X X
10 Revise side and rear setbacks in the single family residential (SFR) zones (R-1, E-3, E-4, E-5, E-6, E-7) and multifamily residential (MFR) zones (R-2, R-3, GA, LGA) to be 4 feet to match allowance for ADUs. Current side setbacks in SFR is 5 feet or 7 feet and in MFR it is 5 feet. Current rear setback in SFR is 25 feet and 35 feet and in MFR it is 20 feet. Change would only be for first floor (new 4 foot setback) but second floor rear setbacks would remain (SFR is 25 feet and 35 feet and MFR is 20 feet).

Zoning Code amendment 12 months X X X X X
11 Allow approval of time extension by director and eliminate fee. Developers are taking longer to submit for building permits, which may be due to cost and complexity of development. Zoning Code amendment 12 months X X X X 12 Eliminate 2,000-foot radius notice requirement for general plan amendments designating non-residential property for residential or increasing residential density. Instead, notice property owners within 300 feet as required by State law. Zoning Code amendment 12 months X X X X 13 Eliminate supplemental notice requirement for small-posted signs in the public right-of-way when designating non-residential property for residential use or increasing residential density. The small-posted signs duplicate large posted signs, and are not required of projects that are not housing. The City will seek out technology that will enable the creation of an interactive project location map on the City's webiste.

Zoning Code amendment 12 months X X X X
14 If a housing development is proposed on a non-conforming lot, but is otherwise code compliant, the additional application to develop a non-conforming lot in GMC 21.02.045 shall not be required. Zoning Code amendment 12 months X X X X Housing Element Action Items Matrix
State Goals Local Goals Process Streamlinging Regulatory Constraints Development Incentives Affordable Housing Reduced Cost/Time Economic Development Removing Regulations Ensure Quality The Action Items Matrix is intended as a set of code revisions and programs to facilitate housing production, obtain certification of the City's 6th Cycle Housing Element, and promote economic development consistent with community expectations.

Item #1. Page 6
Meeting Date: 4/25/2022 / Packet Page #: 11
Item # Process Streamlining Process Timeline
15 Allow residential dwellings on Route 66 with valid building permits to be deemed conforming regardless of the underlying zone. Allow improvements and increase in residential units, provided the overall project improves conformity with standards. This change would provide an economic incentive for property owners to invest in deteriorating housing stock.

Genderal Plan Update, Zone Change,
and CEQA 24 months X X X X
16 Increase the standard time limit for construction to begin following entitlement from 18 to 24 months. In recent years, developers are taking longer to prepare and submit construction plans. This may be related to factors including increasingly complext regulations, cost, and a tight market for qualified design and construction professionals.

Zoning Code amendment 12 months X X X
17 Eliminate the 20’ height requirement for projects in a multi-family zone that are within 40 feet of a single-family zone. Allow 25 feet max height in multifamily zones regardless of proximity to a single-family zone. This regulation may be viewed as unfair to multifamily housing as single family housing regardless of location is allowed to be 25 feet tall.

Zoning Code amendment 12 months X X X
Development Incentives
18 Allow lot line adjustments which result in lots that are more conforming to code but may fall short of development standards. Current code does not allow a lot line adjustment unless the resulting lot is within 10% of the zone requirements. Adoption would make it easier to combine small non-conforming lots on Route 66 and Arrow Highway for development. The current code hinders the consolidation of non-conforming lots.

Zoning Code amendment 12 months X X X X X X
19 Restore Route 66 Specific Plan boundaries to Glendora Avenue and Foothill Boulevard to the pre-2017 area. The originally adopted Route 66 Specific Plan was intended to connect the Village to the Gold Line station. If pre-2017 incentives are restored, three to five stories up to 55 du/acre would be permitted.

Genderal Plan Update, Zone Change,
and CEQA 24 months X X X X X
20 Allow for reduced parking within 1/2 mile of Gold Line station. For example, restore pre-2017 reductions from the Route 66 Specific Plan. The reduction amounts to approximately .5 spaces per unit. Zoning Code amendment 12 months X X X X X 21 Allow for reduced open space or alternatives in the Route 66 and Arrow Highway Specific plans. The requirement is currently 400 sf per unit, and options do not allow credit for amenities such as inside gyms and other recreational facilities. Zoning Code amendment 12 months X X X X X 22 Add density bonuses and parking reductions to the Arrow Hwy Specific Plan for lot consolidation. Specific districts and standards to be determined. Zoning Code amendment 12 months X X X X X 23 Eliminate floor area ratio (FAR) maximum for mixed use buildings. separately apply du/acre for residential and FAR for commercial. The FAR requirement to cover an entire mixed-use building was added in 2017 to control building mass. The current regulations limit the use of property and function as an additional constraint on mixed use development.

Zoning Code amendment 12 months x x x x x
24 Eliminate 1-acre minimum lot size requirement for mixed use developments in the Route 66 Specific Plan and the Arrow Hwy Specific Plan. This was added in 2017, over concern that mixed use on smaller lots would produce awkward site plans, but succesfful examples include the small project at 501 Route 66/Parker Project.

Zoning Code amendment 12 months X X X X X
25 Allow church and other institutional type use parcels in single and multifamily zones to build housing (beyond church related parsonage). Allow residential uses (rentals) that are done on any church/ institutional property where church is maintained as primary use and residential is accessory use. Create development standards for residential use at church sites and allow density to be based on lot size if it were a developed pursuant to the underlying residential zone (i.e. if church site could be developed with 10 homes allow 10 residential units).

General Plan Update, Zone Change,
and CEQA 24 months X X X X
26 Allow mixed-use (multifamily, residential, and commercial) in commercial zones if commercial square footage is equal or greater than existing. This will preserve existing commercial square footage and provide additional opportunities for residential development. This incentive would facilitate investment in currently dilapidated shopping centers on Route 66 and Grand Avenue.

General Plan Update, Zone Change,
and CEQA 24 months X X X X
27 In mixed-use zones allow residential density bonus for mixed use projects if new projects propose to keep or rebuild same or greater commercial square footage as existing.

General Plan Update, Zone Change,
and CEQA 24 months X X X X
28 Revise design guidelines to be objective and remove language requiring interpretation of design quality. This action item intends to eliminate subjective evaluation regarding the architectural quality of a development. Objective standards would also produce more consistency in building design. Zoning Code amendment 12 months X X X X Housing Element Action Items Matrix
State Goals Local Goals Process Streamlinging Regulatory Constraints Development Incentives Affordable Housing Reduced Cost/Time Economic Development Removing Regulations Ensure Quality The Action Items Matrix is intended as a set of code revisions and programs to facilitate housing production, obtain certification of the City's 6th Cycle Housing Element, and promote economic development consistent with community expectations.

Item #1. Page 7
Meeting Date: 4/25/2022 / Packet Page #: 12
29 Lot consolidation bonus program – provide density and height bonuses up to 5 stories & 55 du/acre in the Route 66 Specific Plan Town Center Mixed-use (TCMU) and Central Route 66 Residential (CRR) districts.

Genderal Plan Update, Zone Change,
and CEQA 24 months X X X
Affordable Housing
30 Establish ministerial procedures to reduce parking requirements for housing for special needs households (i.e. seniors, people with disabilities). Zoning Code amendment 12 months X X X X X X X 31 Reduce, waive, or modify certain development standards to promote affordable housing development. For example, reduce parking standards or covered parking requirements for senior housing or certain projects designed for lower-income households. Zoning Code amendment 12 months X X X X X X 32 Provide fast-track permit processing and ministerial approval for housing developments affordable to lower-income households or other priority housing needs (i.e. extremely low-income, large families, people with disabilities). Policy Change 6 months X X X X X X 33 Adopt an “Assist in Development Program” for affordable projects. This may include cooperative development agreements, financing, fee waivers and other assistance to facilitate affordable housing. Program Development 12 months X X X X X 34 Update density bonus ordinance to comply with the State density bonus law and develop an outreach program to ensure and encourage implementation.

State law allows increases in density and concessions on development standards when low-income housing is provided as part of a development. Zoning Code amendment 12 months X X X 35 Establish minimum density for housing development. For example, for zones with a max density of 30 du/acre, all projects must be at least 25 du/acre. This specifically addresses comments from the State on the City's Housing Element to mitigate "no net loss" where projects are proposed far below the maximum density.

Genderal Plan Update, Zone Change,
and CEQA 24 months X X
36 Adopt a land-banking program for future development of housing affordable to lower- and moderate-income households. A land-banking program could include the use of Housing Authority, City Affordable Housing, and Community Development Block Grant funds to purchase sites as well as a program to designate City-owned sites as surplus land for development.

Program Development 12 months X X
Item #1. Page 8
Meeting Date: 4/25/2022 / Packet Page #: 13
Housing Element
Community Development
City Council & Planning Commission
April 25, 2022
CityOfGlendora.org
Item #1. Page 9
Meeting Date: 4/25/2022 / Packet Page #: 14
2 Housing Element Team
City Staff
Jeff Kugel, Community Development Director
Mark Carnahan, City Planner
Hans Friedel, Senior Planner
Veronica Tam and Associates, Inc.

Veronica Tam
Item #1. Page 10
Meeting Date: 4/25/2022 / Packet Page #: 15
3 Goals for Today’s Meeting
• Housing Element Recap
• Glendora’s Draft Housing Element and Comments
from the State
• Housing Element Action Items
Item #1. Page 11
Meeting Date: 4/25/2022 / Packet Page #: 16
4 Why is the Housing Element Important?
• The State of California has declared a “housing
crisis”
• It is State law (Gov. Code 65583, 65588)
• Housing is economic development
Item #1. Page 12
Meeting Date: 4/25/2022 / Packet Page #: 17
5 What is the Housing Element?
• Glendora’s plan to meet the housing needs of current and future residents
• One of the 7 required elements of the City’s General Plan • Updated every 8 years, by State law
• Must be reviewed and certified by the Department of
Housing and Community Development (HCD)
Item #1. Page 13
Meeting Date: 4/25/2022 / Packet Page #: 18
6 What is the Housing Element?
• Each city must demonstrate in its Housing Element
that it can accommodate its total RHNA number and
its allocations by income level
• Housing Element updates occur in “cycles”
• 6
th Cycle covers 2021-2029
Item #1. Page 14
Meeting Date: 4/25/2022 / Packet Page #: 19
7 6
th RHNA Cycle Housing Unit Allocation
Item #1. Page 15
Meeting Date: 4/25/2022 / Packet Page #: 20
8 Housing Element Process and Status
• November 2020 – project start
• Public Meetings in 2021 – April 6; May 4; June 3;
August 24
• September 2021 – First draft submitted to HCD
• December 2021 – Second draft submitted to HCD
Item #1. Page 16
Meeting Date: 4/25/2022 / Packet Page #: 21
9 Housing Element Process and Status
• Statutory deadline – October 15, 2021 plus a 120-
day grace period.
• 120 grace period – February 11, 2022
• Mandatory rezoning required to be completed by
October 15, 2022
Item #1. Page 17
Meeting Date: 4/25/2022 / Packet Page #: 22
10 Housing Element Process and Status
• Risk of litigation for violation of housing element
law.
• Penalties may include:
– Financial penalties
– Loss of permitting authority
– Mandated housing development approval
Item #1. Page 18
Meeting Date: 4/25/2022 / Packet Page #: 23
11 HCD Comments – Two Rounds
• Affirmatively Furthering Fair Housing (AFFH)
• Sites Inventory Analysis
• City Programs and Support for Housing
Development
Item #1. Page 19
Meeting Date: 4/25/2022 / Packet Page #: 24
12 Affirmatively Further Fair Housing (AFFH)
• More data and analysis
– Integration and Segregation
– Racially Concentrated Areas of Affluence (RCAA)
– Disparities in Access to Opportunity
– Disproportionate Housing Needs & Displacement Risk
– Identification & Prioritization of Contributing Factors Item #1. Page 20
Meeting Date: 4/25/2022 / Packet Page #: 25
13 Sites Inventory Analysis
• Realistic Capacity
• Small Sites
• Nonvacant Sites
Item #1. Page 21
Meeting Date: 4/25/2022 / Packet Page #: 26
14 Programs and Support for Housing Development
• Examples from HCD
– Expand density bonuses and incentives
– Reduce or modify development standards
– Fast-track processing of housing development
– Adopt tiered environmental review
– Waive or subsidize fees for affordable housing
– Assist affordable developers in applying for funding
Item #1. Page 22
Meeting Date: 4/25/2022 / Packet Page #: 27
15 Item #1. Page 23
Meeting Date: 4/25/2022 / Packet Page #: 28
16 Action Items Matrix
• State Goals
– Process Streamlining
– Regulatory Constraints
– Development Incentives
– Affordable Housing
Item #1. Page 24
Meeting Date: 4/25/2022 / Packet Page #: 29
17 Action Items Matrix
• Local Goals
– Reduced Cost/Time
– Economic Development
– Removing Regulations
– Ensure Quality
Item #1. Page 25
Meeting Date: 4/25/2022 / Packet Page #: 30
18 Process Streamlining
1 – Streamline CEQA
2 – No public hearing for smaller projects
3, 4, 5 – Streamline noticing for housing development
Item #1. Page 26
Meeting Date: 4/25/2022 / Packet Page #: 31
19 Regulatory Constraints
10, 17 – Modify development standards (height and
setbacks)
11, 16 – Allow more time to begin construction after land entitlement
12, 13 – Remove noticing that only applies to housing
Item #1. Page 27
Meeting Date: 4/25/2022 / Packet Page #: 32
20 Development Incentives
19, 22, 29 – Density bonuses
21, 24, 27 – Incentives for parking and open space
reductions, and relaxing FAR maximum for mixed-use
28 – Create objective design criteria
Item #1. Page 28
Meeting Date: 4/25/2022 / Packet Page #: 33
21 Affordable Housing
30, 31 – Modify development standards
32 – fast-track permitting for affordable housing
35 – Establish minimum densities to ensure “no net loss” 33, 36 – Directly assist in the development of affordable housing Item #1. Page 29
Meeting Date: 4/25/2022 / Packet Page #: 34
22 Recommendation
That the City Council and Planning Commission:

1. Receive, discuss, and provide direction on the Action Items to be incorporated into the Housing Element and
include in the City’s response to comments from the State of California Department of Housing and Community
Development.

Item #1. Page 30
Meeting Date: 4/25/2022 / Packet Page #: 35
23 Item #1. Page 31
Meeting Date: 4/25/2022 / Packet Page #: 36
24 TCMU Sites
Item #1. Page 32
Meeting Date: 4/25/2022 / Packet Page #: 37
25 Item #1. Page 33
Meeting Date: 4/25/2022 / Packet Page #: 38
26 Item #1. Page 34
Meeting Date: 4/25/2022 / Packet Page #: 39
27 Item #1. Page 35
Meeting Date: 4/25/2022 / Packet Page #: 40
28 Item #1. Page 36
Meeting Date: 4/25/2022 / Packet Page #: 41
29 CEQA streamlining - update Arrow Highway and Route 66 Specific Plans to reduce CEQA analysis required for individual projects. CEQA review involving an initial study takes many months to complete and increases the cost of development. The intent of an updated program level EIR is to provide a single document to cover typical development applications versus requiring separate analysis for each project.

Item # 1
Item #1. Page 37
Meeting Date: 4/25/2022 / Packet Page #: 42
30 Increase threshold for a Planning Commission public hearing. Currently, all multifamily projects require a Planning Commission hearing. Instead, allow the following:
– 1-10 units - If the project is code compliant, allow by-right. Applicants apply directly for building permits
– 11-30 units - If the project is code compliant, a minor development plan review (DPR) is required. A minor DPR is a discretionary application and requires mailed notices to nearby property owners but does not require a public hearing.
– 30+ units - Major DPR required, which includes a Planning Commission Public Hearing.

Item # 2
Item #1. Page 38
Meeting Date: 4/25/2022 / Packet Page #: 43
31 Increase threshold for large, posted notification sign boards to projects greater than 10 residential units. Currently just five residential units requires a large sign. Commercial projects of 10,000 sf and larger also require a large posted sign. To supplement noticing, create page with information on housing development applications greater than 10 units. Seek out technology that will allow development information to be presented in a map-based format. When an interactive map is created, consider eliminating the large posted sign for all projects.

Item # 3
Item #1. Page 39
Meeting Date: 4/25/2022 / Packet Page #: 44
32 Reduce mailed notices for public hearings to 300 foot radius, the state law minimum requirement. Current code requires 500 feet.

Item # 4
Item #1. Page 40
Meeting Date: 4/25/2022 / Packet Page #: 45
33 Eliminate requirement for large, posted signs for general plan amendments initiated by property owners to designate nonresidential property for residential use or increase residential density. Instead, require large, posted signs only for projects of 10 units or more as noted in item #3.

Item # 5
Item #1. Page 41
Meeting Date: 4/25/2022 / Packet Page #: 46
34 Allow the Planning Commission to hear appeals of Director decisions on discretionary permit applications. Currently, all appeals go directly to City Council. Fee shall be waived for appeals initiated by two members of the the City Council per GMC 21.01.030.F
Item # 6
Item #1. Page 42
Meeting Date: 4/25/2022 / Packet Page #: 47
35 Eliminate final subdivision map review by Planning
Commission. Go directly to City Council for approval of final maps.

Item # 7
Item #1. Page 43
Meeting Date: 4/25/2022 / Packet Page #: 48
36 Add a Certificate of Compliance section to GMC Chapter 20, which will facilitate the development of lots created by grant deed prior to March 4, 1972.

Item # 8
Item #1. Page 44
Meeting Date: 4/25/2022 / Packet Page #: 49
37 Eliminate minimum individual residential unit sizes for multifamily projects. Current standards require minimum size based on bedroom count. Size includes 800 sf for a one-bedroom; 1,000 sf for a twobedroom; and 1,200 sf for a three-bedroom. Regulation may be considered unfair to multifamily housing as there is no minimum size requirement for single-family housing. Building Code (R304.1) states that habitable rooms shall have a minimum area of 70 square feet.

Item # 9
Item #1. Page 45
Meeting Date: 4/25/2022 / Packet Page #: 50
38 Revise side and rear setbacks in the single family residential (SFR) zones (R-1, E-3, E-4, E-5, E-6, E-7) and multifamily residential (MFR) zones (R2, R-3, GA, LGA) to be 4 feet to match allowance for ADUs. Current side setbacks in SFR is 5 feet or 7 feet and in MFR it is 5 feet. Current rear setback in SFR is 25 feet and 35 feet and in MFR it is 20 feet. Change would only be for first floor (new 4 foot setback) but second floor rear setbacks would remain (SFR is 25 feet and 35 feet and MFR is 20 feet).

Item # 10
Item #1. Page 46
Meeting Date: 4/25/2022 / Packet Page #: 51
39 Allow approval of time extension by director and eliminate fee.

Developers are taking longer to submit for building permits, which may be due to cost and complexity of development.

Item # 11
Item #1. Page 47
Meeting Date: 4/25/2022 / Packet Page #: 52
40 Eliminate 2,000-foot radius notice requirement for general plan amendments designating non-residential property for residential or increasing residential density. Instead, notice property owners within 300 feet as required by State law.

Item # 12
Item #1. Page 48
Meeting Date: 4/25/2022 / Packet Page #: 53
41 Eliminate supplemental notice requirement for small-posted signs in the public right-of-way when designating non-residential property for residential use or increasing residential density. The small-posted signs duplicate large posted signs, and are not required of projects that are not housing. The City will seek out technology that will enable the creation of an interactive project location map on the City's webiste.

Item # 13
Item #1. Page 49
Meeting Date: 4/25/2022 / Packet Page #: 54
42 If a housing development is proposed on a non-conforming lot, but is otherwise code compliant, the additional application to develop a non-conforming lot in GMC 21.02.045 shall not be required.

Item # 14
Item #1. Page 50
Meeting Date: 4/25/2022 / Packet Page #: 55
43 Allow residential dwellings on Route 66 with valid building permits to be deemed conforming regardless of the underlying zone. Allow improvements and increase in residential units, provided the overall project improves conformity with standards. This change would provide an economic incentive for property owners to invest in deteriorating housing stock.

Item # 15
Item #1. Page 51
Meeting Date: 4/25/2022 / Packet Page #: 56
44 Increase the standard time limit for construction to begin following entitlement from 18 to 24 months. In recent years, developers are taking longer to prepare and submit construction plans. This may be related to factors including increasingly complext regulations, cost, and a tight market for qualified design and construction professionals.

Item # 16
Item #1. Page 52
Meeting Date: 4/25/2022 / Packet Page #: 57
45 Eliminate the 20’ height requirement for projects in a multi-family zone that are within 40 feet of a single-family zone. Allow 25 feet max height in multifamily zones regardless of proximity to a single -family zone. This regulation may be viewed as unfair to multifamily housing as single family housing regardless of location is allowed to be 25 feet tall.

Item # 17
Item #1. Page 53
Meeting Date: 4/25/2022 / Packet Page #: 58
46 Allow lot line adjustments which result in lots that are more conforming to code but may fall short of development standards. Current code does not allow a lot line adjustment unless the resulting lot is within 10% of the zone requirements. Adoption would make it easier to combine small non-conforming lots on Route 66 and Arrow Highway for development.

The current code hinders the consolidation of non-conforming lots.

Item # 18
Item #1. Page 54
Meeting Date: 4/25/2022 / Packet Page #: 59
47 Restore Route 66 Specific Plan boundaries to Glendora Avenue and Foothill Boulevard to the pre-2017 area. The originally adopted Route 66 Specific Plan was intended to connect the Village to the Gold Line station. If pre-2017 incentives are restored, three to five stories up to 55 du/acre would be permitted.

Item # 19
Item #1. Page 55
Meeting Date: 4/25/2022 / Packet Page #: 60
48 Allow for reduced parking within 1/2 mile of Gold Line station.

For example, restore pre-2017 reductions from the Route 66 Specific Plan. The reduction amounts to approximately .5 spaces per unit.

Item # 20
Item #1. Page 56
Meeting Date: 4/25/2022 / Packet Page #: 61
49 Allow for reduced open space or alternatives in the Route 66 and Arrow Highway Specific plans. The requirement is
currently 400 sf per unit, and options do not allow credit for amenities such as inside gyms and other recreational
facilities.

Item # 21
Item #1. Page 57
Meeting Date: 4/25/2022 / Packet Page #: 62
50 Add density bonuses and parking reductions to the Arrow Hwy Specific Plan for lot consolidation. Specific districts and standards to be determined.

Item # 22
Item #1. Page 58
Meeting Date: 4/25/2022 / Packet Page #: 63
51 Eliminate floor area ratio (FAR) maximum for mixed use buildings. separately apply du/acre for residential and FAR for commercial.

The FAR requirement to cover an entire mixed-use building was added in 2017 to control building mass. The current regulations limit the use of property and function as an additional constraint on mixed use development.

Item # 23
Item #1. Page 59
Meeting Date: 4/25/2022 / Packet Page #: 64
52 Eliminate 1-acre minimum lot size requirement for mixed use developments in the Route 66 Specific Plan and the Arrow Hwy Specific Plan. This was added in 2017, over concern that mixed use on smaller lots would produce awkward site plans, but succesfful examples include the small project at 501 Route 66/Parker Project.

Item # 24
Item #1. Page 60
Meeting Date: 4/25/2022 / Packet Page #: 65
53 Allow church and other institutional type use parcels in single and multifamily zones to build housing (beyond church related parsonage). Allow residential uses (rentals) that are done on any church/ institutional property where church is maintained as primary use and residential is accessory use. Create development standards for residential use at church sites and allow density to be based on lot size if it were a developed pursuant to the underlying residential zone (i.e. if church site could be developed with 10 homes allow 10 residential units).

Item # 25
Item #1. Page 61
Meeting Date: 4/25/2022 / Packet Page #: 66
54 Allow mixed-use (multifamily, residential, and commercial) in commercial zones if commercial square footage is equal or greater than existing. This will preserve existing commercial square footage and provide additional opportunities for residential development. This incentive would facilitate investment in currently dilapidated shopping centers on Route 66 and Grand Avenue.

Item # 26
Item #1. Page 62
Meeting Date: 4/25/2022 / Packet Page #: 67
55 In mixed-use zones allow residential density bonus for mixed use projects if new projects propose to keep or rebuild same or greater commercial square footage as existing.

Item # 27
Item #1. Page 63
Meeting Date: 4/25/2022 / Packet Page #: 68
56 Revise design guidelines to be objective and remove language requiring interpretation of design quality. This action item intends to eliminate subjective evaluation regarding the architectural quality of a development. Objective standards would also produce more consistency in building design.

Item # 28
Item #1. Page 64
Meeting Date: 4/25/2022 / Packet Page #: 69
57 Lot consolidation bonus program – provide density and height bonuses up to 5 stories & 55 du/acre in the Route 66 Specific Plan Town Center Mixed-use (TCMU) and Central Route 66
Residential (CRR) districts.

Item # 29
Item #1. Page 65
Meeting Date: 4/25/2022 / Packet Page #: 70
58 Establish ministerial procedures to reduce parking
requirements for housing for special needs households (i.e. seniors, people with disabilities).

Item # 30
Item #1. Page 66
Meeting Date: 4/25/2022 / Packet Page #: 71
59 Reduce, waive, or modify certain development standards to promote affordable housing development. For example, reduce parking standards or covered parking requirements for senior housing or certain projects designed for lower-income
households.

Item # 31
Item #1. Page 67
Meeting Date: 4/25/2022 / Packet Page #: 72
60 Provide fast-track permit processing and ministerial approval for housing developments affordable to lower-income
households or other priority housing needs (i.e. extremely lowincome, large families, people with disabilities).

Item # 32
Item #1. Page 68
Meeting Date: 4/25/2022 / Packet Page #: 73
61 Adopt an “Assist in Development Program” for affordable projects. This may include cooperative development
agreements, financing, fee waivers and other assistance to facilitate affordable housing.

Item # 33
Item #1. Page 69
Meeting Date: 4/25/2022 / Packet Page #: 74
62 Update density bonus ordinance to comply with the State density bonus law and develop an outreach program to ensure and encourage implementation. State law allows increases in density and concessions on development standards when lowincome housing is provided as part of a development.

Item # 34
Item #1. Page 70
Meeting Date: 4/25/2022 / Packet Page #: 75
63 Establish minimum density for housing development. For example, for zones with a max density of 30 du/acre, all projects must be at least 25 du/acre. This specifically addresses comments from the State on the City's Housing Element to mitigate "no net loss" where projects are proposed far below the maximum density.

Item # 35
Item #1. Page 71
Meeting Date: 4/25/2022 / Packet Page #: 76
64 Adopt a land-banking program for future development of housing affordable to lower- and moderate-income households. A landbanking program could include the use of Housing Authority, City Affordable Housing, and Community Development Block Grant funds to purchase sites as well as a program to designate Cityowned sites as surplus land for development.

Item # 36
Item #1. Page 72
Meeting Date: 4/25/2022 / Packet Page #: 77

Glendora City CouncilApril 25, 2022

Glendora City Council
April 25, 2022