Glendora City Council
December 12, 2023

CITY OF GLENDORA

CITY COUNCIL, SUCCESSOR AGENCY AND HOUSING AUTHORITY
AGENDA
TUESDAY, DECEMBER 12, 2023
CITY HALL COUNCIL CHAMBER, 116 E. FOOTHILL BOULEVARD, GLENDORA As a courtesy to others attending this meeting, please turn off or place in silent mode all cell phones and other communication devices while in the Council Chamber. Thank you.

Glendora regularly scheduled public meetings are conducted utilizing a hybrid format and will take place in accordance with the requirements of the Ralph M. Brown Act. To participate virtually, download Zoom on any phone or computer device and use the following meeting ID: cityofglendora.org/zoom or zoom.us/j/9329247224. The teleconferencing procedures followed relating to elected and/or appointed officials’ participation in public meetings will comply with Government Code §54953 et seq.

MAYOR/CHAIR
Gary Boyer, District 3

MAYOR PRO TEM/VICE-CHAIR
Mendell Thompson, District 5

COUNCIL/COMMISSIONERS
Michael Allawos, District 1
Karen Davis, District 4
David Fredendall, District 2

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 as early as 5:00 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.

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 Cox Communications 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.

Meeting Date: 12/12/2023 / Packet Page #: 1

CITY OF GLENDORA

CITY COUNCIL, SUCCESSOR AGENCY AND HOUSING AUTHORITY
AGENDA
TUESDAY, DECEMBER 12, 2023
CITY HALL COUNCIL CHAMBER, 116 E. FOOTHILL BOULEVARD, GLENDORA 7:00 PM GENERAL BUSINESS SESSION
NOTICE IS HEREBY GIVEN that the General Business Session will commence at 7:00 p.m.

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

CALL TO ORDER

ROLL CALL

INVOCATION AND PLEDGE OF ALLEGIANCE
In permitting a nonsectarian invocation, the City does not intend to proselytize, advance, or disparage any faith or belief. Neither the City nor the City Council endorses any particular belief or form of invocation.  Invocation
 Pledge of Allegiance

REORDERING OF AND ADDITIONS TO THE AGENDA

PUBLIC COMMENT
Three (3) Minute speaking time limit, speaking once, unless upon motion, such time is extended by the legislative body.

Any person may request to address a legislative body during a public 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.

1. Public Comment received

MEMBER STATEMENTS/REPORTS

CITY MANAGER AND CITY ATTORNEY STATEMENTS

SPECIAL ITEMS

2. Update on Addressing Homelessness in Glendora
Meeting Date: 12/12/2023 / Packet Page #: 2

PUBLIC HEARINGS
Public hearings shall conform to the protocol established to conduct of public meetings, proceedings, and business in the City of Glendora. Following presentation of the staff report, the applicant/appellant will be allowed ten (10) minutes in which to make a presentation. Following the presentation of the applicant/appellant public testimony share be called, each speaker is limited to three (3) minutes, speaking once. The Presiding Officer may permit a five (5) minute rebuttal/summation by a representative of applicant/appellant. The public hearing will then be closed, and no member of the public shall be allowed to speak further unless, upon motion, and the public hearing is reopened by the governing body. Any person desiring to provide testimony during a Public Hearing item shall make his/her presence known to the Presiding officer. Speakers are entitled to submit written or other graphic evidence. All such evidence presented shall be retained by the City Clerk as part of the Clerk’s record.

PLEASE NOTE: If you challenge any of the proposed action(s) in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the City Council at, or prior to, the public hearing.

3. A Public Hearing to Consider an Ordinance Amending the Glendora Municipal Code Title 5 (Business Licenses and Regulations) to Add a Section Specific to the Glendora Village Business Improvement District Increasing the Number of Events Allowed Per Year CITY RECOMMENDATION: Open and conduct the Public Hearing, accept evidence and testimony presented, and in the absence of substantial evidence to the contrary: 1. Adopt a Categorical Exemption pursuant to §15378(b)(2), 15378(b)(5), 15060(c)(2) and 15061(b)(3) of the California Environmental Quality Act Guidelines; 2. Introduce for first reading an ordinance entitled, “AN ORDINANCE OF THE CITY COUNCIL AMENDING TITLE 5 (BUSINESS LICENSES AND REGULATIONS) SECTION 5.32 (SPECIAL OUTDOOR

DISPLAY EVENTS) OF THE GLENDORA MUNICIPAL CODE ADDING REGULATIONS SPECIFIC TO THE GLENDORA VILLAGE BUSINESS IMPROVEMENT DISTRICT,” by reading of the title only and waiving further reading; and 3. Schedule second reading and adoption of the ordinance for the January 9, 2024 City Council meeting.

4. First Reading and Introduction of an Ordinance of the City Council of the City of Glendora, California Amending Certain Sections of Title 20 (Subdivisions) and Title 21 (Zoning) of the Glendora Municipal Code in Order to Implement Various Housing Production Actions From the 6th RHNA Cycle (2021-2029) General Plan Housing Element (PROJECT PLN23-0016) CITY RECOMMENDATION: 1. Introduce for first reading an Ordinance entitled “AN

ORDINANCE OF THE CITY COUNCIL OF THE CITY OF GLENDORA, CALIFORNIA AMENDING CERTAIN SECTIONS OF TITLE 20 (SUBDIVISIONS) AND TITLE 21 (ZONING) OF THE GLENDORA MUNICIPAL CODE IN ORDER TO IMPLEMENT VARIOUS HOUSING PRODUCTION ACTIONS FROM THE 6TH RHNA CYCLE (2021- 2029) GENERAL PLAN HOUSING ELEMENT.” (PROJECT PLN23-0016); and 2. Direct the preparation of a summary of ordinance for publication pursuant to Govt Code 36933 and Resolution CC 2018-40.

CONSENT CALENDAR
Items on the Consent Calendar will be enacted by one motion without individual discussion. There will be no separate discussion of these items unless a member of the governing body requests specific item(s) be removed from the Consent Calendar for separate action. Items removed from the Consent Calendar will be considered after the Consent Calendar is approved. Anyone wishing to address a Consent Calendar item should do so during the Public Comment Period.

5. Affirm Minutes from the November 28, 2023 Regular Meeting and November 30, 2023 Special Joint City Council Meeting
CITY/AGENCY/AUTHORITY RECOMMENDATION: 1. Affirm minutes as presented.

6. Review and Affirm Disbursements for November 2023 in the amount of $5,899,949.42 CITY/AGENCY/AUTHORITY RECOMMENDATION: 1. Review and Affirm Disbursements for November 2023 in the amount of $5,899,949.42.

Meeting Date: 12/12/2023 / Packet Page #: 3

7. Execute Funding Agreement for Section 5310 Enhanced Mobility of Seniors and Persons with Disabilities Program
CITY RECOMMENDATION: 1. Authorize the City Manager to execute the Funding Agreement for Section 5310 Enhanced Mobility of Seniors and Individuals with Disabilities Program; and 2. Authorize an increase in estimated revenues and a supplemental appropriation in the amount of $140,000 to Fund 207 - Grants Fund.

8. Second Reading of an Ordinance Approving Zone Changes and Establishing Site Specific Development Standards and Permitted Uses on Properties Located at 400 and 420 N. Glendora Avenue, 101, 117, 125, 127 AND 131 E. Whitcomb Avenue, 415 N. Vista Bonita Avenue – Related to the Cornerstone Bible Church Expansion Project (File No. PLN20-0007) CITY RECOMMENDATION: Waive full reading, read by title only and adopt on second reading Ordinance No. 2078 entitled: “AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF GLENDORA, CALIFORNIA, APPROVING A ZONE CHANGE FROM SINGLEFAMILY RESIDENTIAL (R-1) AND RESTRICTED MULTIPLE-FAMILY (R-2) TO

PLANNED REDEVELOPMENT (PR) AND ESTABLISHING SITE SPECIFIC

DEVELOPMENT STANDARDS AND PERMITTED USES ON PROPERTIES LOCATED AT 400 AND 420 N. GLENDORA AVENUE, 101, 117, 125, 127 AND 131 E. WHITCOMB AVENUE, 415 N. VISTA BONITA AVENUE (FILE NO. PLN20-0007)”

9. Award the Contract to EcoTech Services, Inc. for Executing Programs Performing Installation as Part of Water Conservation Project, in an Amount Not to Exceed $106,700 CITY RECOMMENDATION: 1. Award a Professional Services Agreement for Water Conservation Professional Services to EcoTech Services, Inc. in an amount of $97,000 with a 10% contingency in the amount of $9,700 for a total amount not to exceed $106,700; and 2.

Authorize the City Manager or his designee to execute the agreement including minimal and/or non-substantive changes.

10. Approve the FLOCK Group Order Form and the Associated Five-Year Master Services Agreement for Automated License Plate Readers in the amount of $392,500 CITY RECOMMENDATION: 1. Approve the FLOCK Group order form and the associated five-year Master Services Agreement, for a cost of $78,500 annually, for a total amount of $392,500; and 2. Authorize the City Manager or his designee to execute the FLOCK Group order form and the associated five-year Master Services Agreement including minimal and/or non-substantive changes.

11. Purchase and Install New Playground Equipment for Finkbiner Park Playground Area in the Amount of $410,000
CITY RECOMMENDATION: 1. Approve a purchase order to PS Commercial Play, LLC for new playground equipment at Finkbiner Park in the amount of $208,604; 2. Approve an amendment to the construction agreement with DD Systems for playground equipment installation at Finkbiner Park in the amount of $201,397 for a total contract amount not to exceed $1,332,144; 3. Approve the appropriation of $410,000 from Fund 321 Capital Improvement to the Finkbiner Park Improvement Project; and 4. Authorize the City Manager or his designee to execute the amendment agreement with DD Systems, Inc. including minimal and/or non-substantive changes.

Meeting Date: 12/12/2023 / Packet Page #: 4

12. Second Reading and Adoption of Ordinance 2079 of the City Council Amending Sections

14.20.010 through 14.20.180 to Chapter 14.20 "Rates and Charges," of Title 14 "Water," of the Glendora Municipal Code
CITY RECOMMENDATION: 1. Waive full reading, read by title only, and adopt on second reading Ordinance 2079 entitled, “AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF GLENDORA, CALIFORNIA AMENDING SECTIONS 14.20.010 THROUGH

14.20.180 TO CHAPTER 14.20 “RATES AND CHARGES” OF TITLE14 “WATER.”

MEMBER AGENDA ITEMS

13. First Reading and Introduction of an Ordinance amending Section 2.04.040 “Salaries” of Title 2 “Administration and Personnel” of the Glendora Municipal Code (Mayor Boyer) CITY RECOMMENDATION: 1. First Reading and Introduction of an Ordinance amending Section 2.04.040 of Title 2 “Administration and Personnel” of the Glendora Municipal Code.

UNFINISHED BUSINESS

14. Award a Contract Services Agreement for Crosswalk Enhancement Improvements Near Washington Elementary School
CITY RECOMMENDATION: 1. Award a contract for Crosswalk Enhancement Improvements Near Washington Elementary School, Plan No.1383, to Alfaro Communications Construction, Inc., in the amount of $300,308.51; 2. Adopt a Categorical Exemption from the California Environmental Quality Act pursuant to Section 15301(c); 3. Approve the Plans and Specifications for Crosswalk Enhancement Improvements Near Washington Elementary School, Plan No.1383; 4. Authorize the Community Development Director to execute any necessary change orders in an amount not to exceed 10% of the original contract amount; and

5. Authorize the City Manager to execute the Agreement.

NEW BUSINESS

15. Adopt a City Council Resolution Establishing a Self-Insured Paid Family Leave Policy that Provides Short-Term Wage Replacement Benefits to Eligible Employees Who Need Time Off Work for Family Leave
CITY RECOMMENDATION: 1. Adopt a City Council Resolution establishing a Paid Family Leave Program that provides short-term wage replacement benefits to eligible employees who need time off work for family leave.

MEMBER/STAFF CLOSING COMMENTS

ADJOURNMENT
Meeting Date: 12/12/2023 / Packet Page #: 5
I hereby certify under penalty of perjury under the laws of the State of California that the foregoing agenda was posted on the Glendora City Hall bulletin board at 116 E. Foothill Boulevard, Glendora and on the City of Glendora website at www.cityofglendora.org not less than 72 hours prior to the meeting in accordance with Government Code Section 54954.2.

Dated: December 6, 2023
Kathleen R. Sessman, MMC
City Clerk/Communications Director
Meeting Date: 12/12/2023 / Packet Page #: 6
DECEMBER 12, 2023 MEETING
of the
City Council, Successor Agency and Housing Authority
Re: Public Comments:

INFORMATION RECEIVED
Attached:
1) Index of correspondence received after Agenda Publication Item #1. Page 1
Meeting Date: 12/12/2023 / Packet Page #: 7
Index of Correspondence Received:

Date Received Agenda Item From Email /Phone
11/29/2023 Public Comment Jonathan Hawes [email protected] Item #1. Page 2
Meeting Date: 12/12/2023 / Packet Page #: 8
From: jonathan hawes <[email protected]>
Sent: Wednesday, November 29, 2023 7:36 AM
To: Public Comment <[email protected]>
Subject: General public comment to be read at the next city council meeting CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the sender and know the content is safe.

Good evening. My name is Jonathan Hawes. I served as El Monte City Clerk from 2013 to 2018. Since 2015 I have been a whistleblower on Andre Quintero and Team El Monte’s embezzlement of $10 million from the El Monte Promise Foundation scholarship fund. I have interviewed dozens of El Monte residents who have privately confirmed that Promise funds were used for fraudulent trips to Vietnam and Haiti, a bogus consultant in Salt Lake City, house repairs, and other unlawful expenditures. I have myself been interviewed by the FBI about two dozen times. Documents proving the embezzlement have been submitted to the FBI and the Los Angeles County District Attorney’s Office.

A week ago, an El Monte resident with a documented history of harassing and fabricating lies about other residents, Gabby Leos, told a string of lies on cable news about El Monte Mayor Jessica Ancona. These lies were spoon-fed to her by City Manager Alma Martinez. El Monte Police Chief Jake Fisher, who went on record confirming one of Leos/Martinez’s lies, needs to be fired for interfering in ongoing litigation by commenting publicly on said litigation, and for lying in his official capacity.

Both Martinez and Fisher dislike Mayor Ancona due to her efforts to rid our city of the baleful influence of Andre Quintero and his Team El Monte minions, of which Martinez and Fisher are two. Martinez and Fisher have frequently made significant decisions without a vote from the council, which is unlawful, and Ancona has called out such improprieties, furthering their animosity towards her and her anti-corruption efforts.

I am asking the Glendora City Council to pass a resolution condemning these crimes and schemes in order to protect the greatest mayor El Monte has ever had, Mayor Jessica Ancona, and the vulnerable residents of one of the poorest cities in Southern California. If this criminal, FBI-investigated cabal succeeds in removing her from office via well-orchestrated, mendacious smear campaigns, we will be back to full dictatorship under Andre Quintero or one of his puppets. El Monte children, who should’ve been provided with college scholarships, were robbed by his embezzlement. Andre Quintero and Team El Monte members must go to prison. If you have any questions, please call or text me at (626) 863-2149. Thank you.

Item #1. Page 3
Meeting Date: 12/12/2023 / Packet Page #: 9

STAFF REPORT
TO: MAYOR AND COUNCIL MEMBERS DATE: DECEMBER 12, 2023
FROM: RECREATION AND HUMAN SERVICES DISTRICT(S): CITYWIDE SUBJECT: UPDATE ON ADDRESSING HOMELESSNESS IN GLENDORA

RECOMMENDATION
That the City Council:

1. Receive an update on services provided and efforts undertaken to assist individuals experiencing homelessness in the City;

2. Accept grant award from United Way of Greater Los Angeles for expanding access to assistance programs for unhoused people; and

3. Authorize the increase in appropriations and supplemental review in the amount of $150,000.

STRATEGIC FOCUS AREAS
 Goal 6: Implement Strategic Homelessness Solutions (ISHS)

EXECUTIVE SUMMARY
This report serves as a comprehensive update on the efforts taken and programs implemented by the City to address homelessness and provide services to community members currently experiencing homelessness or at risk of losing their housing. The efforts and programs implemented to date reflect the City’s response to ongoing concerns related to the challenge of homelessness in Glendora, through a proactive and holistic approach that balances maintaining order in public areas while providing individuals experiencing homelessness access to needed services.

In the City’s 2019 Survey About Homelessness, when participants were asked “If the city government could change one thing to make Glendora a better place to live now and in the future, what change would you like to see?” the most common response (27.2%) was to address homeless issues and poverty. In the City’s 2022 Community Opinion Survey, participants were asked this question again and the most common response (22.2%) remained the same – to address homeless issues/poverty. The City’s response to homelessness and poverty has been informed, in part, by this community feedback and the results of the annual Los Angeles Homeless Services Authority (LAHSA) Point-In-Time count and the City Net homeless census results commissioned by the City.

Since the last update to the City Council, staff has continued to work diligently to implement a variety of initiatives to address the challenge of homelessness locally. Working in partnership with public agency and non-profit partners, this report provides the City Council with an update on the efforts undertaken to assist individuals experiencing homelessness since the start of the COVID-19 pandemic, the programs and services delivered through receipt of grants, efforts to address quality of life concerns, the results of the January 2023 Point-in-Time Count, and a separate homeless census completed in August 2023.

The City was successful in its application with United Way of Greater Los Angeles for funds related to onetime physical site and operation upgrades to expand and improve services for unhoused people accessing programs and services at senior centers. This grant will be used to upgrade the Historic La Fetra building kitchen, add new partitions for the computer lab so they can be easily disinfected, and new carpet.

Item #2. Page 1
Meeting Date: 12/12/2023 / Packet Page #: 10
Staff Report Page 2 of 17

LEGISLATIVE HISTORY / PREVIOUS ACTIONS
On December 12, 2017, the City Council approved acceptance of funds from the County of Los Angeles for a City Planning Grant to develop a City plan to prevent and reduce homelessness (Homeless Plan).

On June 12, 2018, The Homeless Plan was presented and adopted by the City Council.

On September 17, 2019, the City held a homelessness workshop that covered topics including the current legal environment, homeless encampments, housing, homeless resources, and community/staff involvement. The workshop identified several items that staff would report back on, including shopping carts, bulky items, environment design strategies, high fire-hazard severity zones, and housing.

On January 14, 2020, the City Council authorized the City Manager to negotiate and execute a Memorandum of Understanding with East San Gabriel Valley Cohort Cities (Azusa, Duarte, Covina, West Covina, and Glendora) for a ‘Five-Cities’ Measure H Funding Grant. This $343,000 grant was to be implemented by a contracted partner, Union Station Homeless Services (Union Station), and provided a street outreach worker, shared among the Cohort Cities. The City Council also authorized the City Manager to negotiate and execute the Agreement for Professional Services with Union Station for a ‘Three-Cities’ Measure H Funding Grant for the Cohort Cities of Glendora, La Verne and San Dimas. This $359,200 grant provided an outreach worker, housing navigator, and funding for rapid rehousing and motel vouchers, shared among the Cohort Cities.

On March 10, 2020, the City Council adopted Ordinance No. 2051 adding a new section to the Glendora Municipal Code regulating stolen or abandoned shopping carts and establishing an abatement and enforcement program.

On April 14, 2020, the City Council authorized the appropriation of $150,000 from the Affordable Housing Fund to allow staff to execute agreements with local hotels, motels and similar businesses to house and provide services to individuals experiencing homelessness for the duration of the local emergency declared for COVID-19. The City Council also adopted Ordinance No. 2052 adding a new section to the Glendora Municipal Code to regulate and prohibit certain conduct and conditions to protect public health and safety including obstructing the free passage along such public ways.

On May 26, 2020, the City Council discussed housing options for individuals experiencing homelessness and directed a subcommittee of two councilmembers and City staff to return with recommendations by June 9, 2020.

On June 9, 2020, the City Council discussed the future development of housing for people experiencing homelessness in Glendora, authorized an additional budget adjustment of $150,000 from the Affordable Housing Fund to extend agreements with the City’s hotels and motels, and authorized a sub-committee of City Council members and City staff to work with local agencies to seek sub-regional housing options with local agencies, the County of Los Angeles, and LAHSA.

On September 8, 2020, the City Council authorized an additional budget adjustment of $150,000 from the Affordable Housing Fund for temporary homeless housing in the City’s hotels and motels, including amending agreements with local owners to provide these services.

On October 13, 2020, the City Council approved the 2020-2023 Strategic Plan which introduced a 6th goal: Implement Strategic Homelessness Solutions.

On March 9, 2021, the City Council received an update on the City’s homelessness efforts and authorized the City Manager to extend agreements with local hotels and motels to house and provide services to individuals experiencing homelessness during and after the declared COVID-19 emergency. The City Council also discussed and provided direction on the identification of a location for an interim housing opportunity as part of a sub-regional housing effort considered alongside the Cities of San Dimas, La Item #2. Page 2
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Staff Report Page 3 of 17
Verne, and Claremont.

On October 12, 2021, the City Council approved a Revised Expenditure Plan for American Rescue Plan Act funding which allocated $1,000,000 of the total $7,525,063 received by the City to be used for Homelessness/Housing.

On November 3, 2021, the City Manager and Assistant City Manager delivered a presentation to the Los Angeles County Blue Ribbon Commission on Homelessness (Commission). The Commission was established by the Los Angeles County Board of Supervisors to “conduct a comprehensive study of the LAHSA governance structure by reviewing existing reports and recommendations, identify and analyze the challenges inherent to the existing system, and to provide recommendations to change and improve its efficiency.”
On April 12, 2022, the City Council received an update on the City’s homelessness efforts and authorized an appropriation of $500,000 from American Rescue Plan Act (ARPA) funds for a two-year contract with a one-year extension with the Los Angeles Centers for Alcohol and Drug Abuse (L.A. CADA) for homeless outreach services, substance use treatment, and housing navigation services.

On May 10, 2022, the City Council adopted Ordinance 2067 adding new sections to the Glendora Municipal Code to “Regulate homeless encampments on, near, or upon critical infrastructure, sensitive use property, or in areas of high fire risk. The City Council also adopted Resolution CC 2022-17 implementing said sections of the Glendora Municipal Code.

On April 11, 2023, the City Council adopted the 2023-2025 Strategic Plan that continued to include including addressing homelessness as Goal 6) Implement Strategic Homelessness Solutions and added Goal 7) Enhance Community Engagement and Presence. Goal 6 includes four objectives that consist of strengthening outreach and engagement activities, evaluation and expansion of collaboration in regional programs, pursuing available grant funding, and update the Homelessness Strategic Plan. Goal 7 includes objectives that correlate like building trusting relationships, expanding opportunities for residents and business to give back to the community, and addressing quality of life issues along the Arrow Highway corridor.

DISCUSSION
Los Angeles Homeless Services Authority (LAHSA) Point in Time Count and Census by City Net LAHSA’s Point In Time (PIT) Count is conducted each year by thousands of volunteers including City and County staff, homeless service providers, and community members. The PIT Count is intended to fulfill the mandate of the United States Department of Housing and Urban Development (HUD) to paint a picture of the progress, trends, and shifts in the fight to end homelessness.

Last year’s PIT Count (2022) estimated 69,144 individuals experiencing homelessness throughout Los Angeles County, a 4.1% increase from the previous count. It was estimated that 84 individuals were experiencing homelessness in the City of Glendora at that time. This was a 41.8% decrease in the City’s homeless population.

The 2023 PIT Count was held in the San Gabriel Valley on January 24 and 26 to update this data. LAHSA made improvements in their data gathering this year to improve quality assurance, including using a new digital app, simplifying volunteer training, and hiring a demographer and data scientist to optimize how the data was counted and analyzed. The results of the PIT Count were evaluated by a team comprised of researchers from the University of Southern California, LAHSA and HUD, and were made available in the summer of 2023.

The 2023 PIT Count found that there was an estimated 75,518 people experiencing homelessness in Los Angeles County, a 9% increase from 2022. Referencing The California Statewide Study of People Experiencing Homelessness (CASPEH) by the University of California, San Francisco Benioff Homeless Item #2. Page 3
Meeting Date: 12/12/2023 / Packet Page #: 12
Staff Report Page 4 of 17
and Housing Initiative (BHHI), LAHSA reported that the rise in homelessness is a regional and national trend and highlighted other counties experiencing this rise; San Bernardino (+26%), Riverside (+12%), San Diego (+22%), Ventura (+9%). Despite this regional increase, however, the City of Glendora was found to have an estimated 70 individuals experiencing homelessness, which is a 16.7% decrease since the 2022 PIT Count, which found 84 individuals experiencing homelessness. During the 2023 count, 23 individuals were observed without any form of shelter during the count while an estimated 47 individuals were noted to have some form of shelter including vehicles, tents, or makeshift dwellings.

LAHSA reports that the homeless count is best interpreted as a snapshot of homelessness at the regional level. The count goes through extensive quality control to provide a statistically accurate countywide insight into homelessness and is most useful when applied to the broader Service Planning Area (SPA). It is generally not as reliable when used as a guide to provide city level insights into homelessness. To gain a better understanding of homelessness locally, the City contracted with City Net in August 2023, to conduct a more detailed census of individuals experiencing homelessness. City Net is a well-established nonprofit operator that provides an array of supportive services and housing opportunities, and they had previously conducted a homeless census for the City in 2021. This detailed census is a distinct but complementary project from the HUD-mandated, county-wide PIT Count undertaken by LAHSA.

The 2023 City Net census (Attachment B) was conducted over a two-day period, in the early morning of August 29 and late evening of August 31, and included a survey of all participants to better understand their needs and experiences. Questions touched on their history of homelessness, experience working with case management, interest in shelter, and reasons for staying in Glendora. Census staff were accompanied by the Glendora Police Department, L.A. CADA outreach staff, and the City’s Human Services and Outreach Coordinator. The census found the total number of unsheltered individuals to be 106, which is a 51% increase from the January 2023 LAHSA PIT Count.

This number is not an exact representation of the week-to-week count, however, and is subject to change due to weather or encampment cleanups. One factor that may have impacted these results was a cleanup that occurred in one of the larger encampments on the border of Glendora and San Dimas on August 30, 2023. Due to the large cleanup effort this number is best used to note the trend in overall homelessness since the last count. In comparison, City Net’s 2021 census found 113 unsheltered individuals in Glendora. The 2023 City Net report also noted that only 14 individuals were identified as having participated in both the 2021 and 2023 census. That is, only 6.4% of participants were identified as unsheltered and participated in both counts. Other key findings include:

Item #2. Page 4
Meeting Date: 12/12/2023 / Packet Page #: 13
Staff Report Page 5 of 17
 Current Sleeping Situation:
o 82.6% of respondents were observed unsheltered outdoors. o 16.3% were living in a vehicle.
 Demographics (Age, Gender, Race & Ethnicity):
o 68.5% were male.
o 70.6% were younger than 45 years old.
o 50% identified their race and ethnicity as White, 33.7% identified as Hispanic or Latino and

8.7% identified as Black or African American.
 Income:
o 55.4% reported having no income,
o Of those reporting income, 68.3% received less than $1,000 per month.  Community Ties:
o 77.2% slept in Glendora.
o 76.1% spent their days in Glendora.
o 52.2% reported their last permanent residence was in Glendora or another San Gabriel Valley city.
o 55.8% of participants noted that they stay in Glendora because they “grew up here” or had “family or friends” in Glendora.
 Disabilities:
o When questioned about their health, 27.2% reported having a permanent disability or health condition.
o 34.8% reported having a mental health concern.
o 37.0% reported having a drug addiction, 3.3% reported an alcohol addiction, and 8.7% reported both.
o 51.1% reported having no substance use concern.
 Services:
o 70.7% of participants reported they were interested in case management support but the reason they weren’t currently connected with case management was because they did not know how to access this support (40.6%).
 Other
o 32.6% of participants report that they had experienced domestic violence.

The image below provides a general view of where homelessness is concentrated in the City and allows a comparison of homeless population density between the 2021 to 2023 City Net Census.

Item #2. Page 5
Meeting Date: 12/12/2023 / Packet Page #: 14
Staff Report Page 6 of 17
Participating in the LAHSA PIT Count and City Net Census has allowed staff to better understand the needs of the community related to homelessness and poverty. Homeless Services staff, Glendora Police, and L.A. CADA reference this data to determine how best to direct current resources.

Assistance During the COVID-19 Pandemic
As reported to City Council in the Comprehensive Update on the Services to Individuals Experiencing Homelessness on April 12, 2022, during the COVID-19 pandemic the City negotiated room rental rates of up to $85 per night to temporarily house individuals experiencing homelessness. The City utilized funding from the San Gabriel Valley Council of Governments (SGVCOG) and appropriations from the City’s Affordable Housing Fund to house these individuals while City staff and contracted homeless services partners provided support with case management and referrals to other interim housing programs like the County’s Project Roomkey. From 2020 to 2021 the City itself provided 6,701 nights of shelter in local motels for vulnerable individuals. The pandemic created significant strain on the economy, particularly in the hospitality industry, and this partnership between the City and local motel owners provided an opportunity to support these businesses. Please refer to Attachment C for additional detail.

Community Partnerships
The City is working to increase public awareness of the homeless services available to increase the likelihood that those who are experiencing homelessness or a housing-related crisis can get the prompt support needed. The seasonal Glendora Report, the City’s Homelessness and Community Outreach website, and social media are some avenues for community members to learn how to contact homeless services staff to receive support. Homeless Services staff receive referrals for assistance, concerns about encampments, and questions about how to volunteer and give back to the community by phone (626-852- 5200) and/or email ([email protected]).

The City continues to strengthen partnerships with community service providers to enhance the delivery of services to community members in need. Homeless Services staff attend monthly care coordination Item #2. Page 6
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Staff Report Page 7 of 17
meetings held by Service Provider Area (SPA) 3 lead homeless service providers, Union Station and Sycamores Child & Family Services, to discuss updates to Coordinated Entry System (CES) resources and programs available to the adult, family, and youth populations. Staff coordinate with public, private, and non-profit partners including Citrus College, Glendora Unified School District, Glendora Ministerial Association, several Los Angeles County Departments (Health Services, Mental Health, Public Social Services), Foothill Family Services, Foothill Unity Center, LAHSA, Union Station, Veteran Administration, Volunteers of America, and the YWCA, among others.

Local partners like Shepherd’s Pantry have been instrumental in providing community members basic needs and support. The L.A. CADA outreach team and Homeless Services staff have begun meeting monthly with Shepherd’s Pantry staff to discuss updates on available community resources and how to best coordinate delivery of services to individuals experiencing homelessness. Staff will maintain and expand upon these relationships to facilitate access to services and resources for community members.

San Gabriel Valley Council of Governments (SGVCOG), Measure H, and American Rescue Plan Act (ARPA) Grants
As reported to City Council on April 12, 2022, the SGVCOG entered into a contract with the County of Los Angeles to administer Measure H funding in support of the County’s Homeless Initiative (HI) strategies to combat homelessness in the San Gabriel Valley. This funding was from the State of California 2019 Budget Trailer bill.

The City received $240,000 from the San Gabriel Valley Council of Governments (SGVCOG) for motel vouchers, encampment cleanup, and prevention and diversion programs. The City continues to work with the SGVCOG on identifying funding resources and opportunities to expand its current homeless services program. The City received two Measure H Grants – the Five Cities Grant and Three Cities Grants - which provided for homeless street outreach and housing navigation services shared among other San Gabriel Valley city grant recipients. Union Station was the contracted service provider for these two grants, from March 2020 to May 2022. The City has used all the funding and received reimbursements for related expenditures (refer to Attachment C for additional detail). It is important to note that the funding received enabled the City to have more direct control over the administration of the program, thereby focusing the assistance on individuals experiencing homelessness locally.

In October 2021, the City allocated $1,000,000 of ARPA funds to be used for homelessness and housing.

Half of this funding was appropriated to enter a two-year contract with L.A. CADA, a substance use treatment and homeless services provider. The balance of the ARPA funding is being used for general client assistance such as transportation costs to reunite with families, move-in assistance, fees related to replacing vital documents, and emergency motel vouchers. The L.A. CADA outreach contract began in May 2022 and allows for a one-year extension, including making minor non-substantive changes. L.A.

CADA offers critical services across a wide continuum of care and treatment, including outpatient, intensive outpatient and residential programs. This full continuum of care is available for adults, ages 18 and over; services to adolescents (ages 12–17) in an outpatient setting are also provided. With more than 300 residential and recovery-bridge housing beds, L.A. CADA currently serves more than 9,000 adults, youth and children annually. Through its contract with L.A. CADA, the City has two dedicated staff, a housing navigator and a Registered Alcohol/Drug Technician, outreaching in the community five days per week, eight hours per day.

Martin V. City of Boise
In 2018, the United States 9th District Court case Martin v. City of Boise (9th Cir. 2018) 902 F.3d 1031 found that people cannot be penalized for sleeping on public property if they have no shelter or home to go to and explained that “as long as there is no option of sleeping indoors, the government cannot criminalize indigent, homeless people for sleeping outdoors, on public property, on the false premise they had a choice in the matter.” On April 14, 2020, the City Council approved an ordinance to regulate storage Item #2. Page 7
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Staff Report Page 8 of 17
of bulky items in the City’s parks and other city property, and the Staff Report provided to the City Council noted the following:
“City streets, sidewalks, passageways, parks, and other City property should be open, accessible, and available to residents and the public at large for their intended uses. Obstructing the same, bringing personal or bulky items on and into the same, and erection of tents or similar structures on or into the same interferes with the rights of other members of the public and can create a public health or safety hazard that adversely affects City streets, sidewalks, passageways, parks, and other City property.

The City has the lawful right, under the exercise of its Police Powers, to maintain public streets, sidewalks, passageways, parks, and other City property in a clean, sanitary, and accessible condition, to prevent harm to the health or safety of the public, and to promote the public health and safety by ensuring that the same remain readily accessible to all for their intended uses. The proposed amendment to the City’s municipal code recommended by this staff report, along with appropriate enforcement of the same, will help keep City streets, sidewalks, passageways, parks, and other City property clean and safe for all users.

However, this exercise of the City’s Police Powers must be consistent with law. In 2019, the United States Court of Appeals for the Ninth Circuit held in Martin v. Boise, 902 F.3d 1031, 1048 (9th Cir. 2019) that the United States Constitution “prohibits the imposition of criminal penalties for sitting, sleeping, or lying outside on public property for homeless individuals who cannot obtain shelter.” However, the Ninth Circuit also made clear that this ruling “does not cover individuals who do have access to adequate temporary shelter, whether because they have the means to pay for it or because it is realistically available to them for free, but who choose not to use it. Nor do we suggest that a jurisdiction with insufficient shelter can never criminalize the act of sleeping outside.

Even where shelter is unavailable, an ordinance prohibiting sitting, lying, or sleeping outside at particular times or in particular locations might well be constitutionally permissible. So, too, might an ordinance barring the obstruction of public rights of way or the erection of certain structures.” Id.

At n. 8”
This decision has impacted how the City addresses community concerns around camping and it informs how the City’s homeless services team conducts street outreach and engagement.

Outreach and Engagement
The City has utilized a collaborative approach to community outreach, relying on partnerships between Homeless Services staff, the staff of the Glendora Police Department and their Community Impact Team (CIT) and contracted homeless service providers. The CIT consists of two full-time police officers and ten collateral officers who assist with CIT missions in addition to their regular assignments. The CIT provides a multi-faceted, holistic approach to addressing homelessness and other community concerns. The two fulltime officers work hand in hand with L.A. CADA responding to requests for outreach and engagement. An important component to their success is building relationships with individuals experiencing homelessness and working together to creatively find solutions to overcome barriers to housing. Our law enforcement officers are also responsible for assisting individuals experiencing homelessness when they become victims of crimes, as well as enforcing City laws and codes. They have been instrumental in addressing concerns from the housed community while also providing services and support to the unhoused community.

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The City’s Human Services team is led by Human Services Superintendent, Debbie Lopez, who is responsible for developing and implementing the homeless services programs in the City. She supervises the current outreach contract with L.A. CADA and monitors the data outcomes from outreach staff.

Superintendent Lopez was also responsible for coordinating the City’s Homeless Task Force, composed of Human Services staff, Glendora’s CIT, L.A. CADA, a Department of Mental Health clinician, and LAHSA. The group discusses recent police activity related to homelessness and the progress of service delivery to the City’s most vulnerable and chronically homeless individuals. The Superintendent tracks program spending, identifies new funding opportunities and applies for relevant grants to expand current programs. The Human Services & Outreach Coordinator, Erik Deurmeier, was hired in July 2023 to support the implementation of the City’s homeless service programs. He is assisting in expanding the network of community providers that could assist the City’s unsheltered population and facilitating L.A.

CADA staff’s utilization of available CES resources.

Both staff respond to inquiries received through the Glendora Homeless Hotline, providing referral assistance and case management resources to the community. Both staff are active in the community and may support outreach efforts or attend community engagement events to build relationships with both the housed and unhoused community. The Human Services team provides a variety of other support services to meet basic needs and overcome housing barriers, including bus passes and meal and clothing gift certificates. To supplement outreach efforts and to better accommodate the outreach needs of a diverse population, in 2023 the City purchased an ADA accessible outreach van with wheelchair lift for $66,620.

Law enforcement’s response to homelessness is a complex undertaking that balances enforcement and outreach. Unfortunately, addressing homelessness is not linear. Rather, it is a winding road that can take days, weeks, and in some cases even months to reach a solution. The Police Department balances the complex needs of the individual experiencing homelessness with what is best for the specific individual and the community while abiding by law and policy. The United States Constitution, various federal and state laws, court decisions, and the municipal code are just a few of the various policies that must guide our efforts.

The most important aspect of any police response is public safety. First, and foremost, is the protection of our community. The safety and protection of all – unhoused individuals, residents, visitors, business owners, victims of crimes, suspects of crimes, and witnesses – is paramount. Public safety is the Department’s top priority when it involves a potential criminal act. The Department will investigate alleged crimes and take the proper steps to enforce state and municipal violations. In the event an unhoused individual is arrested, the Department can and will assist the individual with supportive services to address their various needs, while enforcing applicable laws.

The Police Department also provides outreach services and can connect unhoused individuals with our community partners. The Department works in conjunction with the Human Services Division, L.A. CADA, and the Department of Mental Health (DMH) to provide the following:
 Shelter in the form of interim housing which can be linked to low-cost permanent housing.  After obtaining permanent housing, assistance with basic needs such as furniture and ongoing services in the form of frequent follow-ups and linkage with DMH services as needed.  Food, clothing, and assistance in obtaining legal documents.  Relocation services to family and/or friends out of the area.  Mental health services through DMH which are based on the persons need. These services can consist of immediate hospitalization, homeless outpatient field services, in custody mental health services, and residential care through DMH or the Los Angeles Department of Public Guardian’s Office.
 Substance abuse program enrollment both outpatient and inpatient.

A primary duty of the Police Department’s response to homelessness involves the investigation of crimes or other code violations. This enforcement function is balanced with what is best for the unhoused Item #2. Page 9
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Staff Report Page 10 of 17
individual, residents, and or business owners in the community. In some situations, arrests are made and in others, an investigation is initiated while other avenues are explored such as the outreach options noted above. The Department will weigh all available options and an ultimate decision is made based on the specific situation. Oftentimes there is no violation of any law or code.

Frequently, investigations of the unsheltered involve trespassing on private property. In the event a business owner requests an individual be removed from private property, officers verify that the owner desires prosecution. The trespasser is warned and asked to leave the location. If the individual refuses to leave the location, they can be arrested. The individual’s property is seized and stored as inmate property. If debris is left at the location, it is the responsibility of the property owner to have it removed.

The Glendora Municipal Code authorizes the Police Department to enforce multiple city codes including, but not limited to, anti-camping and abatement of bulky items on Glendora City property. If a person has refused resources including shelter, the Department can issue citations for these infractions only after meeting the provisions of Martin v. City of Boise (9th Cir. 2018) 902 F.3d 1031 as mentioned earlier in this Report. This can lead to collecting and storing property, which has its own set of regulations. Such regulations include making an inventory all property, identifying any items of intrinsic value, and storing bulk property, holding it for one to three months so it can be collected by the owner. Officers strongly attempt to obtain voluntary compliance with the City’s anti-camping and abatement of items on City property before enforcing these codes.

Homeless encampments are handled based on location. If camps are located on state property or county property, we reach out to the California Highway Patrol or the Los Angeles County Sheriff’s Department to clear the areas. These would be areas adjacent to the freeway including Park and Rides, as well as flood control channels or debris basins. Officers provide assistance and enforcement is based on state or county department protocols.

If an encampment is located on Glendora City property, the Police Department has developed a strategy to obtain compliance and provide outreach to assist individuals with their various needs. Officers offer those camping on City property the resources listed above and advise them of the municipal code violations multiple times prior to initiating a camp removal operation. The individuals contacted have their names recorded and officers document the area by taking pictures in addition to the use of body worn camera footage. The individuals are then given time to remove their belongings. After making efforts to obtain compliance and offering linkage to resources including shelter, an encampment cleanup operation is scheduled. During the cleanup operation, officers ensure that any items of intrinsic value are collected, inventoried and stored until the owner has an opportunity to retrieve the property. Items deemed to be debris or trash are removed and discarded by our contracted debris removal service.

In specific incidents, homeless individuals can be placed on a mental health evaluation hold. Our Police Department staff and the Department of Mental Health (DMH) clinicians, who partner with officers on a part-time basis, have the authority to author these holds and take custody of individuals when specific circumstances exist. Article 1, Section 5150, of the Welfare and Institutions Code defines the process and requires the individual must be a danger to themselves, a danger to others, or gravely disabled.

Individuals exhibiting signs of mental illness often do not meet the criteria to be detained and placed on a hold. While these individuals are taken into custody, their detention is not an arrest, but the Police Department must still care for their property and belongings, similar to the processes outlined above in the case of an arrest or encampment removal.

Over the past two years, the Police Department has responded to 73,000 calls for service in the community. Of those calls, 14 percent (or 10,220) have been related to homelessness.

L.A. CADA staff respond to outreach requests throughout the City, helping individuals replace documentation, access healthcare and connect with employment and other benefits. They also assist with Item #2. Page 10
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Staff Report Page 11 of 17
transportation to appointments, linkage to legal services, and reinforcing life skills. Once an individual obtains housing, staff assist in setting up a structure to improve their housing success, including guiding the individual on how to navigate local resources and providing all available community supports to improve their chances of retaining this housing. The diverse needs of unhoused individuals vary but an example of an average week of service delivery for L.A. CADA looks like this:
 40 individuals engaged, two of which are first-time encounters and 38 are follow-ups.  Services provided to these individuals include food/clothing pantry linkage, applying for benefits, multiple discussions about substance abuse and offering treatment services, linkage to mental health services, housing search and landlord engagement, and delivery of basic needs like food and hygiene supplies.
 Obtaining or replacing lost documentation is a key priority to help access insurance, benefits, employment, or housing.
 Notifying individuals of a scheduled encampment clean-up and coordinating transportation to shelter or shared housing for anyone who accepts
The City’s partnerships with homeless service providers Union Station and L.A. CADA have been effective in supporting community members experiencing homelessness by connecting them to much needed interim and permanent housing resources and providing the case management support to navigate the unique housing barriers for each individual. During the height of the COVID-19 pandemic the City worked with Union Station staff to connect 42 individuals with interim housing through the County’s Project RoomKey program. Five of these individuals were confirmed to have obtained permanent housing while all Project RoomKey participants received food, shelter, and medical support and had the opportunity to pursue permanent housing resources with their on-site case management.

After the declaration of the LA County COVID-19 public health emergency ended in March 2023, however, Project RoomKey sites across the County demobilized and the Homeless Services team had fewer interim housing opportunities to access. Interim housing programs in Pasadena and Pomona have historically been the primary shelter resources for the San Gabriel Valley, with the Pomona shelter prioritizing placement for individuals with strong ties to Pomona. Outreach staff from Union Station and L.A. CADA have noted that individuals may decline these options because they would have to leave their current resources, employment, or community to obtain them. The ‘tiny homes’ pallet shelter programs in other San Gabriel Valley cities also currently prioritize placement for individuals from those cities, creating another barrier for Glendora individuals experiencing homelessness to access regional shelter resources.

Despite this, staff have attempted to maximize use of remaining resources and encourage clients to consider any housing resources for which they may be eligible. This often includes congregate shelter placement in other SPA’s, shared housing funded by client’s income, and housing intended to support individuals with medical or substance treatment needs. Notwithstanding these options, placements are difficult as the scale of need surpasses the resources available to provide assistance.

For various reasons, such as limited shelter availability, weather emergencies, to support vulnerable individuals during the COVID-19 pandemic, or the time-sensitive nature of a household’s crisis, motel vouchers have been provided as a temporary solution. See the table below detailing how the City has provided motel vouchers to address these needs since 2020. Note that the City received $263,748 from the federal government in reimbursement for qualified motel expenses during the COVID-19 pandemic.

Motel Expenses By Year
Year Room Nights Amount
2020 5,904 $516,052.98
2021 797 $66,859.10
2022 1,238 $95,064.77
2023 386 $32,530.66
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2020-2023 Total Motel Cost: $710,507.51
Average Cost Per Night: $85.35
In their first contract year (May 2022 to May 2023), L.A. CADA staff placed 23 individuals into interim housing. In that same period, seven individuals obtained permanent housing. Seven other individuals received substance use treatment/detox services and 43 received other health-related services. From June to October 2023, three individuals have been placed in interim housing, 11 individuals have obtained permanent housing, and one individual received a housing voucher to begin looking for their own apartment. Four individuals have accepted substance use treatment/detox services and 30 individuals have received other health-related services.

When traditional housing opportunities are unavailable staff rely on other creative solutions, including building relationships with the family members or friends of the individual experiencing homelessness.

Through intentional relationship-building and a commitment to trauma-informed case management, L.A.

CADA staff have been successful in obtaining permanent housing for eight individuals through family reunification supporting their transportation to Idaho, New York, Tennessee, Missouri, Florida, and Central California. Some success stories including family reunification and other permanent housing:
 Staff helped one senior reconnect with a child out of state who confirmed that they would welcome their parent into their home. Staff confirmed this would be a sustainable, long-term, solution and provided the individual with food and fuel for the drive home. Staff later confirmed the individual was happy living with their grandchildren and teaching them how fish.  A couple who was sleeping in the Lone Hill Ave Park & Ride had come to California for an employment opportunity and were later stranded and unable to return home. Staff built a relationship with their family on the east coast and confirmed they would be able to live together.

The City paid for their airfare and later confirmed that they are doing well living with their family.  Another senior who had been chronically homeless was first encountered lying on the sidewalk in front of a business. Outreach staff established strong rapport over multiple interactions and were able to link this person to a shelter in Lancaster. After keeping in contact with the senior, staff confirmed that this shelter resource led to a permanent housing opportunity and the senior is now safe and comfortable in their own apartment.
 Glendora Police referred an individual directly from their jail to outreach staff, who helped get this individual into substance treatment. Upon completion of treatment staff helped reconnect the individual to their parent who was happy to welcome them to their home in Central California  A chronically homeless individual with multiple health concerns who had a highly visible encampment in a Glendora business complex had been engaged by City staff for over four years and received outreach assistance from City staff, Union Station and L.A. outreach workers.

Through this relationship-building the individual developed enough trust in staff to accept assistance pursing a housing voucher. They received a voucher and staff were able to locate a unit in Glendora so they could stay close to their resources and family. Staff helped them move in, find furniture, and set up medical appointments so they could address their health concerns and adjust to living indoors.

Addressing Quality of Life Concerns
City staff are undertaking a proactive role to address the concerns expressed in relation to homelessness and its impact on quality of life. City departments have increased coordination to direct community concerns to the appropriate bodies. Some concerns expressed by residents include encampments near residential communities and public open spaces, trash accumulation, and reports of behavior creating a public disturbance. Data collected from outreach staff, the homeless census, and police interactions show that homelessness in the City is primarily concentrated along major thoroughfares (210 Freeway, Rte 66, Glendora Ave, Grand Ave, Lone Hill Ave) including sections of South Hills adjacent to the 210 Freeway and CalTrans property north of Louie Pompeii Memorial Sports Park. The Glendora Police Department Item #2. Page 12
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tracks calls related to homelessness and their geolocation data which provides another tool to assess how to direct services and respond to concerns in the City. The images below illustrate the overlap between where homelessness is concentrated in the City and calls related to homelessness. The first image shows police calls the week of the City Net Census and the second image shows the City Net Census data where homelessness is concentrated throughout the city.

Police Department Calls Related to Homelessness
2023 City Net Census Participant Concentration
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City efforts, which include the Homeless Division, Glendora Police Department, and the L.A. CADA outreach team have employed a balanced approach that help address these concerns while providing individuals experiencing homelessness access to needed services. The City continues to utilize Ocean Blue Environmental Services Inc to address environmental health concerns related to encampments.

Between May 2022 and October 2023, the City has undertaken 29 cleanups of encampments and frequently used public spaces throughout the City, the most recent of which was an October 24 cleanup of South Hills Park. Data from this cleanup is still being processed and not included in the following. From May 2022 to September 2023 these cleanups have resulted in the removal of approximately 14,659 pounds of trash and debris, 2,449 pounds of biohazard material (including human waste, syringes and other materials in need of special sterilization processing), seven propane tanks, and a fire extinguisher.

The total cost of these activities equates to $127,804.86.

Community Engagement
On October 9, 2023, the City held a community meeting to discuss the City’s purchase of property at 1762 Dale Road, a former assisted living facility. The City Council approved the purchase of the 2.17-acre site on April 25, 2023 for $5 million. Approximately half of the funds used for acquisition of the property were allocated from the City’s Affordable Housing Fund and the Housing Authority, with the balance allocated by Measure E. Measure E funding was used given that residents have listed homelessness as the biggest quality of life concern in Glendora since 2019 (as was noted previously). This investment is anticipated to be offset by the sale of other surplus City land (the San Jose Properties).

The City’s Community Development Department delivered a presentation on how this property was acquired, reviewed the other affordable housing developments already in place in the City, and discussed how this property could potentially be used to address housing affordability at various income levels, including homelessness. It is important to note that no decisions have been made about prospective development on the property. City leadership solicited community feedback and encouraged ongoing dialogue about use of this property; the community meeting would be the first of multiple meetings to solicit feedback from the public.

City staff discussed the eligibility requirements for obtaining a unit in an affording housing development and provided examples of household income limits that qualify as “Low Income” or “Very Low Income”:

Los Angeles County Income Limits
Household Size 1 2 3 4 5 6
Very Low $44,150 $50,450 $56,750 $63,050 $68,100 $73,150 Low $70,650 $80,750 $90,850 $100,900 $109,000 $117,050
 Example 1- A recent graduate living alone works as a staff accountant and earns an annual income of $65,000
 Example 2- A single parent, a teacher, with one child, and the household income is $78,000  Example 3- A couple with 2 children, where one adult works as a cashier and the other adult is a dental assistant, and the household income is $99,000
 Example 4- A couple with 3 children, where one adult works as a bank teller and the other adult as a forklift operator, and the household income is $108,000 The City’s 2021-2029 Housing Element notes that through its various land use policies, the City provides development potential for a range of housing opportunities. The Housing Element represents an awareness of the need within the City to assure that housing is provided for all economic segments of the community, for existing and future residents. The Element also satisfies the legal requirements that housing policy be a part of the General Plan. State Housing Element law requires that a local jurisdiction accommodate a share of the region’s projected housing needs for the planning period. This share, called Item #2. Page 14
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Staff Report Page 15 of 17
the Regional Housing Needs Allocation (RHNA), is important because state law mandates that jurisdictions provide sufficient land to accommodate a variety of housing opportunities for all economic segments of the community. Compliance with this requirement is measured by the jurisdiction’s ability in providing adequate land to accommodate the RHNA. The City is required to zone for housing, including affordable housing, and this number is contingent upon the most recent HUD Point-In-Time Count, to reflect that the City is addressing the housing needs of its current unsheltered population.

The City received updates on homeless services on March 9, 2021, and April 12, 2022, which discussed a potential Sub-Regional Homeless Housing program. Glendora, San Dimas, La Verne, and Claremont staff met to assess their respective interest in participating in such a sub-regional approach to addressing housing needs. This program is currently on hold but through these discussions the City had identified properties that may potentially help meet the Housing Element requirements without zoning changes.

Three sites in the City were previously identified where interim housing could be built without zoning changes. The three locations identified are adjacent to Grand Avenue and currently have existing structures on them. Two of the three zoned locations are just north of the Big Dalton Wash, on either side of Grand Avenue. The third location is on the northeast corner of Grand Avenue and Arrow Highway.

In response to changes in the State Housing Element law, the City amended its Zoning Code in 2011 to specifically identify emergency shelters as a permitted use at two locations in the City. The two locations include twelve parcels, with a total area of 122,416 square feet (2.81 acres). The City is also required to update its Zoning Code to allow sufficient capacity of emergency shelter beds based on the most recent PIT Count. No emergency shelters or transitional housing facilities are currently located in Glendora.

However, several regional facilities serve the homeless in the Eastern San Gabriel Valley.

Funding To Date
The tables below provide a look at the level of funding received and expenditure incurred related to the City of Glendora’s efforts to address homelessness.

Measure H Funds Amount Received
3-Cities Grant $71,860.00
5-Cities Grant $68,600.00
SGVCOG Grant $255,000.00
Subtotal: $395,460.00*
City Funds Amount Received
Affordable Housing Funds $450,000.00
American Rescue Plan Act $1,000,000.00
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Subtotal: $1,450,000.00
Total Funds Received: $1,845,460.00
*It is estimated that the City has generated $15-18 million for Measure H since its implementation.

Total Staff Expenses-Homeless Programs
2019-2023 Amount
Human Services $341,043.00
Police Department $4,608,000.00
Subtotal: $4,949,043.00
Total Program Expenses-Homeless Programs
Year Amount
2019-20 $29,755.00
2020-21 $681,775.00
2021-22 $355,537.25
2022-23 $500,653.00
2023-24 $282,152.00
Total: $1,849,872.25
New Grant Funding
On November 28, 2023, the City was informed of its successful application for grant funding from the United Way of Greater Los Angeles. The City will receive $150,000 towards one-time physical site and operational upgrades to expand and improve services for unhoused people accessing programs and services at senior centers. This grant will be used to upgrade the Historic La Fetra building kitchen, add new partitions for the computer lab so they can be easily disinfected, and new carpet.

FISCAL IMPACT
The City has received a total of $2 million in grant funding to date, inclusive of the United Way grant awarded to the City on November 28, 2023. Starting with the FY 2023-2025 Two-Year Biennial Budget the City budget $382,000 of Measure E tax dollars towards homelessness costs related to personnel and assistance programs. The City has incurred a total of $6.8 million to date since Fiscal Year 2020 between staff costs and program costs.

The increase of estimated revenues and appropriation for the grant award result in a net-zero impact as staff will increase both revenue and expenditure budgets for the receipt and use of the grant award with Council approval.

ENVIRONMENTAL DETERMINATION
There is no CEQA impact associated with the recommendations in this report.

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Prepared By Erik Deurmeier, Human Services & Outreach Coordinator Concurs With Debbie Lopez, Human Services Superintendent Reviewed By John Aguirre, Recreation and Human Services Director Certified to Availability of Funds Kyle Johnson, Finance Director/City Treasurer Approved By Adam Raymond, City Manager
Legal Review William W. Wynder, City Attorney
Danny Aleshire, Assistant City Attorney
CEQA Review Mark Carnahan, City Planner
Jeff Kugel, Community Development Director
ATTACHMENTS:

A. Homeless Update Presentation
B. City Net 2023 Homeless Census Report
C. Staff Report, April 12, 2022
D. Staff Report, March 09, 2021
Item #2. Page 17
Meeting Date: 12/12/2023 / Packet Page #: 26
Update: Addressing Homelessness in Glendora
Erik Deurmeier
Human Services & Outreach Coordinator
City Council Meeting
December 12, 2023 CityOfGlendora.org
Item #2. Page 18
Meeting Date: 12/12/2023 / Packet Page #: 27
LAHSA Point-in-Time Count
• Tuesday, January 24 to Thursday, January 26, 2023
– San Gabriel Valley was the focus of efforts on January 24 • Point-in-Time Count conducted electronically
• Glendora
– 37 census tracts assigned to the City
– Human Services staff joined local volunteers
• Downward Trending LAHSA Results
– 2022 Count estimated 84 individuals, 2023 Count estimated 70 individuals (16.7% decrease) 2 Item #2. Page 19
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City Net Homeless Census
• LAHSA PIT Count is a Rough Estimate
– The PIT Count is statistically accurate countywide and at the Service Planning Area level – The count does not provide an exact census on the City level • City Net Census 2023 took place over two days – August 29 and August 31 – City-specific focus, directly engaging individuals to conduct a survey – City Net staff, Glendora PD, L.A. CADA, and Human Services & Outreach Coordinator participated – Final Report: 106 individuals experiencing unsheltered homelessness 3 Item #2. Page 20
Meeting Date: 12/12/2023 / Packet Page #: 29
City Net Homeless Census
• Demographics
– Gender & Age: Male (68.5%), younger than 45 (70.6%)
– Race & Ethnicity: White (50%), Hispanic or Latino (33.7%), Black or African American (8.7%) • Community Ties
– 77% slept in Glendora and 76% spent their day in Glendora – 52% last permanent residence in Glendora or other San Gabriel Valley city – 55.8% “grew up here” or “have family or friends” in Glendora 4 Item #2. Page 21
Meeting Date: 12/12/2023 / Packet Page #: 30
City Net Homeless Census
• Income
– 55.4% receive no income, 68.3% received less than $1000/month • Disabilities
– 27.2% permanent disability, 34.8% mental health concerns, 40.3% drug or alcohol addiction • Services
– 70.7% express interest in case management, 40.6% “don’t know how to access” this support • Domestic Violence
– 32.6% report they had experienced domestic violence
5 Item #2. Page 22
Meeting Date: 12/12/2023 / Packet Page #: 31
6 2016 2017 2018 2019 2020 2021 2022 2023 2023
0 20
40 60
80 100
120
140
160

65.4 18.7

58.5 63.5
145
113
84 70
106
Homelessness in Glendora
Unsheltered Individuals (Point In Time Counts)
City Net
City Net
Jan Aug
Item #2. Page 23
Meeting Date: 12/12/2023 / Packet Page #: 32
Assistance During the COVID-19 Pandemic
• Between April 2020 and March 2022
– Street Outreach and Engagement
– Temporary Housing Program with Local Motels and Hotels • 68 individuals housed
• 6,701 total room nights
• Local businesses supported
– Project RoomKey Placements: 42 individuals (in partnership with Union Station) – Moved into Permanent Housing: 5 individuals confirmed 7 Item #2. Page 24
Meeting Date: 12/12/2023 / Packet Page #: 33
Community Partnerships
• Collaboration with Service Providers and the Coordinated Entry System (CES) – Maximizing all available resources at local and regional level • CES Care Coordination Meetings: Program updates and resources • Public, private, and non-profit partners including Citrus College, Glendora Unified School District, Glendora Ministerial Association, Los Angeles County Departments, Foothill Family Services, Foothill Unity Center, LAHSA, Union Station, Veteran Administration, Volunteers of America, YWCA
– Shepherd’s Pantry
• Homeless services staff meet monthly with Shepherd’s Pantry staff to discuss updates on community resources and how to better support participants 8 Item #2. Page 25
Meeting Date: 12/12/2023 / Packet Page #: 34
Grants
• San Gabriel Valley Council of Governments – $240,000
– Motel vouchers, encampment cleanup, family reunification, and prevention/diversion programs • Measure H – $702,200
– Three Cities- $359,200: Glendora, La Verne, San Dimas: housing navigator and street outreach – Five Cities- $343,000:  Glendora, Azusa, Duarte, Covina, West Covina: housing navigator and street outreach
9 Item #2. Page 26
Meeting Date: 12/12/2023 / Packet Page #: 35
Grants
• American Rescue Plan Act (ARPA) – $500,000 (Current)
– L.A. CADA: Full-time street outreach
– Housing Navigator and Registered Alcohol/Drug Technician (RADT) street outreach, substance use treatment, housing navigation.
• United Way of Greater Los Angeles– $150,000 (New)
– One-time physical site and operational upgrades at the La Fetra Center to expand and improve services for unhoused people accessing programs and services 10 Item #2. Page 27
Meeting Date: 12/12/2023 / Packet Page #: 36
Funding to Date for Homelessness
Measure H Funds Amount Received
3-Cities Grant $71,860.00
5-Cities Grant $68,600.00
SGVCOG Grant $255,000.00
Subtotal: $395,460.00
City Funds Amount Received
Affordable Housing Funds $450,000.00
American Rescue Plan Act $1,000,000.00
Subtotal: $1,450,000.00
11 Total Funds Received: $1,845,460.00
Item #2. Page 28
Meeting Date: 12/12/2023 / Packet Page #: 37
Martin V. City of Boise
• Martin v. Boise Impact
– Ninth Circuit Court of Appeals:“8th Amendment prohibits the imposition of criminal penalties for sitting, sleeping, or lying outside on public property for homeless individuals who cannot obtain shelter.”
– City continuing to address public health and safety concerns – Some ordinances approved to address health and safety concerns:
• Ordinance 2051-addressing stolen or abandoned shopping carts • Ordinance 2052-addressing obstruction the free passage of public walkways and entrances • Ordinance 2067-addressing encampments on, near or upon critical infrastructure or in areas of high fire risk
12 Item #2. Page 29
Meeting Date: 12/12/2023 / Packet Page #: 38
Outreach and Engagement
• Collaborative Approach to Outreach
– Human Services Superintendent
• Directs City's homeless services programs, tracks L.A. CADA data outcomes, identifies additional funding sources
• Coordinates Homeless Task Force Meeting
– Human Services and Outreach Coordinator (Hired July 2023) • Supports in increasing network of service providers,
improving communication between partners, and
building out homeless service programs and
resources
13 Item #2. Page 30
Meeting Date: 12/12/2023 / Packet Page #: 39
Outreach and Engagement
• Collaborative Approach to Outreach
– Glendora Police Department-Community Impact Team (CIT) • Multi-faceted approach balancing enforcement and outreach, to ensure public safety while providing resources and services to the unsheltered community • Two full-time officers and ten collateral officers who assist with CIT missions in addition to their regular assignments
– L.A. CADA Housing Navigator & Registered Alcohol/Drug Technician • Full-time outreach, Monday-Friday
• Daily hotspot patrols, encampment presence, business/residential concerns 14 Item #2. Page 31
Meeting Date: 12/12/2023 / Packet Page #: 40
Outreach and Engagement
• L.A. CADA Outreach Highlights
– First Contract Year (May 2022-May 2023)
• Interim housing placements: 23 individuals
• Permanent housing obtained: 7 individuals
• Substance use treatment/detox provided: 7 individuals – Second Contract Year (June 2023-Present)
• Interim housing placements: 3 individuals
• Permanent housing obtained: 11 individuals
• Substance use treatment/detox provided: 4 individuals 15 Item #2. Page 32
Meeting Date: 12/12/2023 / Packet Page #: 41
Outreach and Engagement
• Limited Resources
– San Gabriel Valley Interim Housing
• Pasadena-Congregate shelter
• Pomona-Congregate shelter, priority: Tri-City residents • Baldwin Park-Tiny Homes, priority: Baldwin Park residents • Montebello-Tiny Homes, priority: Montebello residents – LAHSA Winter Shelter 2023-24
• Countywide seasonal congregate shelter
• Locations: Whittier (21 miles), Los Angeles (40 miles), Palmdale (80 miles) Lancaster (92 miles) 16 Baldwin Park Esperanza Villa
Item #2. Page 33
Meeting Date: 12/12/2023 / Packet Page #: 42
Outreach and Engagement
17 Voucher Days
Total Cost
2020 2021 2022 2023
0 1,000
2,000
3,000
4,000
5,000
6,000
7,000
$0.00
$100,000.00
$200,000.00
$300,000.00
$400,000.00
$500,000.00
$600,000.00
5904
797 1,238
386
$516,052.98
$66,859.10 $95,064.77
$32,530.66
Motel Voucher Use 2020-2023
Total Motel Days Total Cost
Item #2. Page 34
Meeting Date: 12/12/2023 / Packet Page #: 43
Cost of Homelessness
18 Total Homeless Expenses By Year
Year Amount
2019-20 $29,755.00
2020-21 $681,775.00
2021-22 $355,537.25
2022-23 $500,653.00
2023-24 $282,152.00
Total: $1,849,872.25
Motel Expenses By Year
Year Number of Nights Paid Amount
2020 5,904 $516,052.98
2021 797 $66,859.10
2022 1,238 $95,064.77
2023 386 $32,530.66
2020-2023 Total Motel Cost: $710,507.51
Average Cost Per Night: $85.35
Total Staff Expenses
2019-2023 Amount
Human Services $341,043.00
Police Department $4,608,000.00
Subtotal:$4,949,043.00
Item #2. Page 35
Meeting Date: 12/12/2023 / Packet Page #: 44
Outreach Successes
• Success Stories
– Family reunification: Idaho, New York, Tennessee, Missouri, Florida, Central California, and locally – Chronically homeless senior: Sleeping on street in commercial area, to shelter, to permanent housing – Senior with health concerns resistant to leaving their community for a shelter. Accepted shelter and staff helped them return back to their own community to obtain senior housing – Chronically homeless with health concerns: Years of relationship building at a public encampment led to a housing voucher and an apartment of their own
– Chronically homeless veteran with health concerns: From Azusa riverbed and Glendora streets into VA housing
19 Item #2. Page 36
Meeting Date: 12/12/2023 / Packet Page #: 45
Addressing Quality of Life Concerns
• Balanced Engagement: Human Services, Glendora Police Department, L.A. CADA – Multiple avenues to request support
– Multiple avenues to receive support
• Encampments: Proactive presence and frequent follow-up – Parks
– Public Spaces
– Business and residential communities
20 Item #2. Page 37
Meeting Date: 12/12/2023 / Packet Page #: 46
Outreach and Engagement
• Response to Encampments
– Inter-agency collaboration depending on location: LASD, CHP, CalTrans, LA County Public Works – Advanced notice of encampment clean-up posted
– Multiple outreach attempts prior to clean-up, services offered – Clean-up conducted and encampment cleared
– Outreach team follow-up to continue serving individuals who may relocate 21 Item #2. Page 38
Meeting Date: 12/12/2023 / Packet Page #: 47
Addressing Quality of Life Concerns
• 29 Encampment Cleanups (May 2022 – October 2023)
– 14,659 pounds of trash and debris
– 2,449 pounds of biohazard waste
– 7 propane tanks, 1 fire extinguisher
22 Item #2. Page 39
Meeting Date: 12/12/2023 / Packet Page #: 48
Addressing Quality of Life Concerns
23 Before After
Before After
Item #2. Page 40
Meeting Date: 12/12/2023 / Packet Page #: 49
Addressing Quality of Life Concerns
• Tools Used to Focus Resources
24 Police Department Calls Related to Homelessness 2023 City Net Census Participant Concentration Item #2. Page 41
Meeting Date: 12/12/2023 / Packet Page #: 50
Presence in the Community
• Increasing Public Awareness of Homelessness Program
– City staff have used the City website, social media and print publications to increase awareness    of available homeless services. The Glendora Report includes a seasonal update on the City’s homeless service programs services where residents are provided multiple avenues to connect with services – CityOfGlendora.org/outreach
[email protected]
– Glendora Homeless Hotline (626) 852-5200
Glendora Human Services (626) 914-8235
L.A. CADA Outreach (626) 408-2298
25 Item #2. Page 42
Meeting Date: 12/12/2023 / Packet Page #: 51
Recommendations
26 That the City Council:
1) Receive an update on services provided and efforts undertaken to assist individuals experiencing homelessness in the City;
2) Accept grant award from United Way of Greater Los Angeles for expanding access to assistance programs for unhoused people; and
3) Authorize the increase in appropriations and supplemental review in the amount of $150,000.

Item #2. Page 43
Meeting Date: 12/12/2023 / Packet Page #: 52
27 Questions?
Item #2. Page 44
Meeting Date: 12/12/2023 / Packet Page #: 53
GLENDORA 2023

HOMELESS CENSUS
REPORT

PRESENTED BY CITY NET
WITH 2021 HOMELESS CENSUS COMPARISON DATA
Item #2. Page 45
Meeting Date: 12/12/2023 / Packet Page #: 54
● Special Thanks ……………………………………..……………………...…….. 03
● About the Census ………………………………………………………..…… 04
● Methodology & Limitations ………………………………..………… 05
● 2023 Unsheltered Count
o Key Results ……………………………….………..…………….. 06 - 07
o Geography ……………………………………………….….…….. 08 - 10
o Demographics …………………………..…………….….…...…. 11 - 13
o Income ……………………………………………………………..…… 14 - 15
o Benefits ………………………………………………………………… 16 - 17
o Community Ties ………..…………………………..….…...… 18 - 21
o Disabilities ………………………………..……………………..….....….. 22
o Services ………….…………………………………………....……… 23 - 24
o Participation in Multiple Censuses …………..…...... 25
o Other …...……………………………………………..………............ 26 - 27
● Analysis & Reflections ...…………………………………..………………. 28
● Appendix …………………………………………………………......………. 29 - 36

TABLE OF CONTENTS
PAGE 02 GLENDORA 2023 CENSUS COMPARISON REPORT
Item #2. Page 46
Meeting Date: 12/12/2023 / Packet Page #: 55

SPECIAL THANKS
City Net thanks the City of Glendora, Los
Angeles Centers for Alcohol and Drug Abuse
(L.A. CADA), and the Glendora Police
Department for their help conducting this
census and for their tireless efforts to support
and empower homeless neighbors in the
city. Additionally, we thank the dozens of
homeless individuals who voluntarily agreed
to participate in the census. Our hope is that
this data will prove to be useful in
connecting these homeless neighbors to
resources, including shelter and housing.

GLENDORA 2023 CENSUS COMPARISON REPORT PAGE 03
Item #2. Page 47
Meeting Date: 12/12/2023 / Packet Page #: 56

PURPOSE

OVERVIEW
City Net was contracted by
the City of Glendora in 2021
and 2023 to organize and
implement homeless
censuses to:

1. Identify a baseline number
of individuals living without
housing against which to
measure all homelessness
prevention and intervention
efforts.

2. Determine the
demographic, asset, and
other special characteristics
of individuals without
housing to better inform
resource allocation.

The first unsheltered census conducted by City Net
took place in the early morning of November 16 and
the late evening of November 18, 2021. The
second census took place in the early morning of
August 29 and late evening of August 31, 2023.

These City Net censuses were distinct but
complementary projects from the HUD-mandated,
county-wide Point-in-Time Count. The censuses allow
for a city-specific focus with more time, staff resources, and local questions than is generally possible within
the framework of the Point-in-Time Count.

ABOUT THE CENSUS
PAGE 04 GLENDORA 2023 CENSUS COMPARISON REPORT
Item #2. Page 48
Meeting Date: 12/12/2023 / Packet Page #: 57

METHODOLOGY
During the 2023 census, multiple teams were deployed with a Glendora Police Officer.

Each Glendora Police Officer was paired with at least two City Net surveyors. During the morning census, one City representative and two L.A. CADA representatives were also deployed with census teams. Each surveyor’s area was indicated on assigned maps and mapped ahead of time. Specific locations where homeless individuals were known to gather or sleep were highlighted so that these areas could be prioritized during the census. Each location was visited at least once per census day and at different times to account for the movement of homeless individuals.

Teams were deployed from the Glendora Police Department twice during the census week. Homeless individuals who did not wish to answer the survey questions were simply counted. Responses from participants, including timestamps and geolocations, were captured electronically through a secure GIS survey application.

Duplicates were removed after the completion of the census by comparing names and age ranges. Because Comparison Reports must correlate data over multiple years, new category names may arise to allow for direct comparisons.

The terms “disability” and “addiction” were not defined in the survey, so the data in these categories do not necessarily represent diagnosable conditions, but only respondents’ self-perceptions of the condition. Also, the only way to identify duplicates in the census was to compare the names and ages of those who chose to complete the survey. Because the census occurred over multiple days, unsheltered individuals who chose not to complete the survey may have been counted more than once, and artificial inflation of the count, therefore, cannot be ruled out. The margin of error for the Glendora 2023 Census dataset ranges between 0.00% and 3.51%. Some percentage totals in this report may appear to be above or below 100% due to rounding for clarity.

LIMITATIONS
GLENDORA 2023 CENSUS COMPARISON REPORT PAGE 05
Item #2. Page 49
Meeting Date: 12/12/2023 / Packet Page #: 58
113
106
2021 2023

54.9%

45.1%

0.0%

82.6%

16.3%

1.1%
Outdoors Vehicle or RV Doesn't Know
2021 2023

82.0%

18.0%

87.6%

12.4%
No Yes
2021 2023

KEY RESULTS

TOTAL UNSHELTERED COUNT
n = number of
respondents

REFUSED SURVEY
n = 111 n = 105

CURRENT SLEEPING SITUATION
n = 111 n = 105
n = 91
PAGE 06
n = 92
GLENDORA 2023 CENSUS COMPARISON REPORT
Item #2. Page 50
Meeting Date: 12/12/2023 / Packet Page #: 59

50.5%

63.0%
2021 2023

25.3%

18.7%

36.3%

9.9%

7.7%

1.1%

1.1%

0.0%

14.1%

26.1%

21.7%

20.7%

10.9%

5.4%

0.0%

1.1%
< 1 Year
1 - 2 Years
3 - 5 Years
6 - 10 Years
11 - 20 Years
21+ Years
Doesn't Know
Declined to Answer
2021 2023

KEY RESULTS

DURATION OF HOMELESSNESS
n = 91 n = 92
GLENDORA 2023 CENSUS COMPARISON REPORT PAGE 07
In 2023, 63.0% of respondents were
experiencing chronic homelessness,
or were homeless for a year or more
and had at least one of the following:
a permanent disability, a mental
health concern, or a substance use
disorder.

CHRONIC HOMELESSNESS
n = 91 n = 92
Item #2. Page 51
Meeting Date: 12/12/2023 / Packet Page #: 60

GEOGRAPHY
2023 LOCATION MAP
The dots on this map represent the
locations of the 105 homeless
individuals that were identified during
the 2023 census. Dots may overlap
and represent more than one
individual in high density areas.

DESCRIPTION
Homeless Individuals
Glendora
LEGEND
PAGE 08 GLENDORA 2023 CENSUS COMPARISON REPORT

GLENDORA
Item #2. Page 52
Meeting Date: 12/12/2023 / Packet Page #: 61

GEOGRAPHY
2023 HEAT MAP
This heat map shows the relative density of
homeless individuals in Glendora. The greatest
densities of homeless individuals were engaged
near retail locations along W. Historic Rte. 66
between S. Grand Ave. and Glendora Ave., the
encampments between the 210 Freeway and the
Louie Pompei Memorial Sports Park, and East of S.

Lone Hill Ave. near the 210 Freeway.

LEGEND DESCRIPTION
GLENDORA 2023 CENSUS COMPARISON REPORT PAGE 09

GLENDORA
Glendora
Homeless Density
Item #2. Page 53
Meeting Date: 12/12/2023 / Packet Page #: 62

GEOGRAPHY
2021 & 2023 HEAT MAP

LEGEND DESCRIPTION
Glendora
Homeless Density
2023
2021 & 2023
2021
PAGE 10 GLENDORA 2023 CENSUS COMPARISON REPORT

GLENDORA
This heat map shows the change in relative density of
homeless individuals in Glendora from 2021 to 2023. The greatest overlap between the years were engaged near
the retail locations along W. Historic Rte. 66 between S.

Grand Ave. and Glendora Ave., the encampments between
the 210 Freeway and the Louie Pompei Memorial Sports
Park, and East of S. Lone Hill Ave. near the 210 Freeway.

Item #2. Page 54
Meeting Date: 12/12/2023 / Packet Page #: 63

78.0%

22.0%

68.5%

31.5%
Male Female
2021 2023

25.3%

29.7%

13.2%

20.9%

8.8%

2.2%

40.2%

30.4%

9.8%

13.0%

2.2%

4.3%
18 - 34 35 - 44 45 - 54 55 - 64 65+ Declined to
Answer
2021 2023

DEMOGRAPHICS
AGE
GENDER
n = 91 n = 92
n = 91 n = 92
GLENDORA 2023 CENSUS COMPARISON REPORT PAGE 11
Item #2. Page 55
Meeting Date: 12/12/2023 / Packet Page #: 64

1.1%

1.1%

5.5%

17.6%

1.1%

67.0%

6.6%

0.0%

1.1%

0.0%

8.7%

33.7%

0.0%

50.0%

5.4%

1.1%
American Indian or Alaska Native
Asian
Black or African American
Hispanic or Latino
Native Hawaiian or Other Pacific Islander
White
Multiple Races
Declined to Answer
2021 2023

DEMOGRAPHICS

RACE & ETHNICITY
n = 91 n = 92
Respondents were
allowed to select more
than one race or
ethnicity. Respondents
who selected more than
one race or ethnicity
were placed in the
Multiple Races category.

PAGE 12 GLENDORA 2023 CENSUS COMPARISON REPORT
Item #2. Page 56
Meeting Date: 12/12/2023 / Packet Page #: 65

96.7%

3.3% 0.0%

96.7%

1.1% 2.2%
No Yes Declined to Answer
2021 2023

97.8%

1.1% 1.1%

94.6%

4.3% 1.1%
English Spanish Other
2021 2023

DEMOGRAPHICS

PRIMARY LANGUAGE
U.S. MILITARY VETERAN
n = 91 n = 92
n = 91 n = 92
GLENDORA 2023 CENSUS COMPARISON REPORT PAGE 13
Item #2. Page 57
Meeting Date: 12/12/2023 / Packet Page #: 66

29.3% 29.3%

34.1%

2.4%

4.9%

53.7%

14.6%

24.4%

2.4%

4.9%
$1 - $500 $501 - $1,000 $1,001+ Doesn't Know Declined to Answer 2021 2023
INCOME

RECEIVING INCOME

GROSS MONTHLY INCOME BEFORE TAXES
n = 91 n = 92
n = 41 n = 41
PAGE 14 GLENDORA 2023 CENSUS COMPARISON REPORT
This question was only
generated for those who
answered “Yes” to the
Receiving Income question on
this page.

53.8%

45.1%

1.1%

55.4%

44.6%

0.0%
No Yes Declined to Answer
2021 2023
Item #2. Page 58
Meeting Date: 12/12/2023 / Packet Page #: 67

19.0%

26.2%

19.0%

23.8%

9.5%

2.4%

0.0%

0.0%

52.3%

20.5%

9.1%

4.5%

4.5%

4.5%

2.3%

2.3%
General Relief
Employment or Earned Income
SSDI
SSI
Social Security Retirement
Job Pension or Retirement
Unemployment
Workers' Compensation
2021 2023
INCOME

SOURCE OF INCOME
n = 41 n = 41
This question was only
generated for those who
answered “Yes” to the
Receiving Income
question on Page 14.

Respondents were able to
select multiple sources of
income.

GLENDORA 2023 CENSUS COMPARISON REPORT PAGE 15
Item #2. Page 59
Meeting Date: 12/12/2023 / Packet Page #: 68

CALFRESH

BENEFITS
GLENDORA 2023 CENSUS COMPARISON REPORT

HEALTH INSURANCE
n = 91 n = 92
n = 91 n = 92
PAGE 16

49.5% 48.4%

1.1% 1.1%

40.2%

59.8%

0.0% 0.0%
No Yes Doesn't Know Declined to Answer
2021 2023

28.6%

68.1%

2.2% 1.1%

16.3%

81.5%

2.2% 0.0%
No Yes Doesn't Know Declined to Answer
2021 2023
Item #2. Page 60
Meeting Date: 12/12/2023 / Packet Page #: 69

76.9%

15.4%

1.5%

1.5%

3.1%

0.0%

1.5%

88.0%

4.0%

2.7%

1.3%

0.0%

1.3%

2.7%
Medi-Cal
Medicare
Employer-Provided
Private Insurance
VA Medical Services
Other
Doesn't Know
2021 2023

BENEFITS

TYPE OF HEALTH INSURANCE
n = 62 n = 75
GLENDORA 2023 CENSUS COMPARISON REPORT PAGE 17
This question was only
generated for those who
answered “Yes” to the Health
Insurance question on Page 16.

Respondents were able to select
multiple types of health
insurance.

Item #2. Page 61
Meeting Date: 12/12/2023 / Packet Page #: 70

82.4%

2.2%

3.3%

1.1%

5.5%

2.2%

0.0%

0.0%

1.1%

0.0%

0.0%

1.1%

1.1%

77.2%

2.2%

4.3%

0.0%

3.3%

5.4%

2.2%

3.3%

2.2%

0.0%

0.0%

0.0%

0.0%
Glendora
Azusa
Covina
La Verne
Pomona
San Dimas
West Covina
Other LA County City
Outside LA County, Inside CA
Out of State
Out of Country
Doesn't Know
Declined to Answer
2021 2023

COMMUNITY TIES

CITY WHERE RESPONDENT USUALLY SLEEPS
n = 91 n = 92
PAGE 18 GLENDORA 2023 CENSUS COMPARISON REPORT
Item #2. Page 62
Meeting Date: 12/12/2023 / Packet Page #: 71

76.9%

2.2%

4.4%

1.1%

2.2%

4.4%

1.1%

3.3%

2.2%

0.0%

0.0%

0.0%

2.2%

76.1%

1.1%

7.6%

0.0%

3.3%

5.4%

1.1%

3.3%

2.2%

0.0%

0.0%

0.0%

0.0%
Glendora
Azusa
Covina
La Verne
Pomona
San Dimas
West Covina
Other LA County City
Outside LA County, Inside CA
Out of State
Out of Country
Doesn't Know
Declined to Answer
2021 2023

COMMUNITY TIES

CITY WHERE RESPONDENT USUALLY SPENDS THEIR DAYS
n = 91 n = 92
GLENDORA 2023 CENSUS COMPARISON REPORT PAGE 19
Item #2. Page 63
Meeting Date: 12/12/2023 / Packet Page #: 72

23.0%

36.0%

21.0%

14.0%

2.0%

0.0%

1.0%

3.0%

34.7%

21.1%

21.1%

7.4%

4.2%

3.2%

2.1%

6.3%
Family & Friends
Feel Safe
Grew Up Here
Access to Resources
Employment
Other
Doesn't Know
Declined to Answer
2021 2023

COMMUNITY TIES

WHY RESPONDENT USUALLY SPENDS THEIR

DAYS AND/OR NIGHTS IN GLENDORA
n = 78 n = 78
This question was only
generated for those who
answered “Glendora” to
the City Where
Respondent Usually
Sleeps question on Page
18 and/or the City Where
Respondent Usually
Spends Their Days
question on Page 19
Respondents were able to
select multiple reasons.

PAGE 20 GLENDORA 2023 CENSUS COMPARISON REPORT
Item #2. Page 64
Meeting Date: 12/12/2023 / Packet Page #: 73

COMMUNITY TIES

LAST PERMANENT RESIDENCE
n = 91 n = 92
GLENDORA 2023 CENSUS COMPARISON REPORT PAGE 21

23.1%

2.2%

11.0%

0.0%

5.5%

14.3%

2.2%

12.1%

19.8%

7.7%

0.0%

1.1%

1.1%

14.1%

1.1%

12.0%

3.3%

6.5%

9.8%

5.4%

17.4%

22.8%

4.3%

1.1%

1.1%

1.1%
Glendora
Azusa
Covina
La Verne
Pomona
San Dimas
West Covina
Other LA County City
Outside LA County, Inside CA
Out of State
Out of Country
Doesn’t Know
Declined to Answer
2021 2023
Item #2. Page 65
Meeting Date: 12/12/2023 / Packet Page #: 74

63.7%

34.1%

2.2%

64.1%

34.8%

1.1%
No Yes Doesn't Know
2021 2023

12.1%

4.4% 5.5%

78.0%

37.0%

3.3%

8.7%

51.1%
Drugs Alcohol Both None
2021 2023

62.6%

37.4%

0.0%

69.6%

27.2%

3.3%
No Yes Doesn't Know
2021 2023

DISABILITIES

DRUG OR ALCOHOL ADDICTION

PERMANENT DISABILITY OR HEALTH CONDITION

MENTAL HEALTH CONCERNS
n = 91 n = 92
n = 91 n = 92
n = 91 n = 92
PAGE 22 GLENDORA 2023 CENSUS COMPARISON REPORT
Item #2. Page 66
Meeting Date: 12/12/2023 / Packet Page #: 75

58.2%

34.1%

7.7%

66.3%

27.2%

6.5%
No Yes Doesn't Know
2021 2023

23.1%

75.8%

1.1%

27.2%

70.7%

2.2%
No Yes Doesn't Know
2021 2023

SERVICES

INTEREST IN SHELTER

INTEREST IN CASE MANAGEMENT
n = 91 n = 92
n = 91 n = 92
GLENDORA 2023 CENSUS COMPARISON REPORT PAGE 23
Item #2. Page 67
Meeting Date: 12/12/2023 / Packet Page #: 76

40.6%

18.8%

13.0%

11.6%

13.0%

2.9%
Does Not Know How to Access Case Management
Does/Did Not Want Case Management
Discouraged Due to Previous Experience
Does Not Need Case Management
Other
Doesn't Know

SERVICES

CURRENTLY ENROLLED IN CASE MANAGEMENT

REASON NOT CURRENTLY ENROLLED IN CASE MANAGEMENT
n = 91 n = 92
n = 68

92.3%

7.7%

0.0% 0.0%

73.9%

19.6%

4.3% 2.2%
No Yes Doesn't Know Declined to Answer
2021 2023
This question was only
generated for those
who answered “No” to
the Currently Enrolled in
Case Management
question on this page.

This question was asked
exclusively in the 2023
Census.

PAGE 24 GLENDORA 2023 CENSUS COMPARISON REPORT
Item #2. Page 68
Meeting Date: 12/12/2023 / Packet Page #: 77

PARTICIPATION IN

MULTIPLE CENSUSES
2021 ONLY 2021 & 2023 2023 ONLY
75 14 74
This diagram is based only on comparable data, or those individuals who provided enough name and date of birth information to determine whether or not there were multiple encounters.
75 14 74
2021 2023
GLENDORA 2023 CENSUS COMPARISON REPORT PAGE 25
Item #2. Page 69
Meeting Date: 12/12/2023 / Packet Page #: 78

72.5%

27.5%

67.4%

32.6%
No Yes
2021 2023
OTHER

PET OWNERSHIP

VICTIM OF DOMESTIC VIOLENCE
n = 91
n = 91
n = 92
n = 92

65.9%

30.8%

2.2% 1.1%

66.3%

32.6%

0.0% 1.1%
No Yes Doesn't Know Declined to Answer
2021 2023
PAGE 26 GLENDORA 2023 CENSUS COMPARISON REPORT
Item #2. Page 70
Meeting Date: 12/12/2023 / Packet Page #: 79
OTHER

CITY WHERE MINOR CHILDREN ATTEND SCHOOL
GLENDORA 2023 CENSUS COMPARISON REPORT PAGE 27

0.0%

0.0%

7.7%

0.0%

0.0%

7.7%

0.0%

7.7%

7.7%

7.7%

7.7%

38.5%

7.7%

8.1%

0.0%

8.1%

2.7%

0.0%

2.7%

8.1%

13.5%

40.5%

5.4%

5.4%

2.7%

2.7%
Glendora
Azusa
Covina
La Verne
Pomona
San Dimas
West Covina
Other LA County City
Outside LA County, Inside CA
Out of State
Children Not Yet In School
Doesn't Know
Declined to Answer
2021 2023
n = 13 n = 34
This question was only
generated for those who
said “Yes” to having minor
children. In 2023, 34 (37.0%)
respondents indicated that
they have minor children. Of
these 34, 15 (40.5%) reported
that their minor children
attend school outside of LA
County, but inside of
California.

UNSHELTERED WITH CHILDREN
In 2021, two accompanied minor children were
reported to be staying with homeless neighbors
contacted during the census. In 2023, only one
accompanied minor child was reported.

Item #2. Page 71
Meeting Date: 12/12/2023 / Packet Page #: 80
Overall Decrease in Homelessness. Glendora's unsheltered homeless count has decreased from 113 in 2021, to 106 in 2023, a total decrease of 6%*. This suggests that Glendora's intervention efforts have yielded an overall decrease in unsheltered homelessness in a time when most communities are experiencing increases.

Increase in Chronicity. 63% of homeless individuals surveyed in the 2023 census are chronically homeless, in addition to a staggering 53% increase in drug or alcohol addiction between 2021 and 2023. It is crucial to explore implementing new, and adapting existing, services to address the unique realities and challenges of those experiencing homelessness in the city today. Unfortunately, the data suggests that they are facing greater obstacles to housing than those identified in previous censuses.

Younger Population. In 2023, 40% of respondents were within the age range of 18-34, compared to just 25% in 2021, an increase of 60%. With this shift toward a younger homeless population, we recommend that the city considers allocating resources towards youth-oriented programs. These programs can play a pivotal role in identifying and providing early intervention for young individuals who may be vulnerable to homelessness as they transition into adulthood.

Decrease in Receptivity to Shelter and Resources. In 2023, 71% of respondents were interested in case management, a 7% decrease since 2021. Additionally, 27% of respondents in 2023 were interested in going to a shelter, a decrease from 34% in 2021.

And as 41% reported that the reason they were not currently enrolled in Case Management services in 2023 was because they did not know how to access Case Management services, there may be an opportunity to improve access to existing services.

Strong Local Community Ties. Most people experiencing homelessness in Glendora have strong community connections to the city. The data suggests that most homeless neighbors spend their days and nights in the city, and maintain strong connections to the city through family relationships, previous residences, and other current services. Given this reality, we recommend that the city continue to strengthen linkages with neighboring cities in a regional approach to ending homelessness.

Migratory Population. An inherent reality of homelessness is its hidden and transitory nature‒both as people move in and out of the city and in and out of housing. This can be seen in the diagram on Page 25. Of those who provided sufficient name and date of birth information to belong to a comparable dataset, less than a sixth of the respondents appeared in both censuses, which occurred 24 months apart. Intervention efforts to connect homeless neighbors to shelter and housing are critical, and have been effective in Glendora, but other community members continue to fall into homelessness. *Percentages were rounded to the nearest whole number on this page only. Please see Appendix I for more details on responses.

ANALYSIS & REFLECTIONS
PAGE 28 GLENDORA 2023 CENSUS COMPARISON REPORT
Item #2. Page 72
Meeting Date: 12/12/2023 / Packet Page #: 81
Current Sleeping Situation Count Percent
Outdoors* 76 82.6%
Vehicle or RV 15 16.3%
Doesn’t Know 1 1.1%
Total 92

APPENDIX I
2023 UNSHELTERED DATA TABLES
Refused Survey* Count Percent
No 92 87.6%
Yes 13 12.4%
Total 105
Duration of Homelessness Count Percent
< 1 Year 13 14.1%
1 - 2 Years 24 26.1%
3 - 5 Years 20 21.7%
6 - 10 Years 19 20.7%
11 - 20 Years 10 10.9%
21+ Years 5 5.4%
Doesn't Know 0 0.0%
Declined to Answer 1 1.1%
Total 92
Age Count Percent
18 - 34 37 40.2%
35 - 44 28 30.4%
45 - 54 9 9.8%
55 - 64 12 13.0%
65+ 2 2.2%
Declined to Answer 4 4.3%
Total 92
Race & Ethnicity Count Percent
American Indian or Alaska
Native 1 1.1%
Asian 0 0.0%
Black or African American 8 8.7%
Hispanic or Latino 31 33.7%
Native Hawaiian or Other
Pacific Islander* 0 0.0%
White 46 50.0%
Multiple Races 5 5.4%
Declined to Answer 1 1.1%
Total 92
Primary Language Count Percent
English 87 94.6%
Spanish 4 4.3%
Other* 1 1.1%
Total 92
Gender Count Percent
Male 63 68.5%
Female 29 31.5%
Total 92
GLENDORA 2023 CENSUS COMPARISON REPORT PAGE 29
*One response from 2021 was recategorized as “Other” in line with our current reporting methodology.
*Question title updated to “Refused Survey” in line with our current reporting methodology.
*Responses that were previously called “Streets” in 2021 were recategorized as “Outdoors” in 2023 in line with our current reporting methodology.
*One response from 2021 was recategorized as “Native
Hawaiian or Other Pacific Islander” in line with our current reporting methodology.

Respondent numbers (n) were provided for questions where respondents were allowed to select multiple answers.

Chronic Homelessness Count Percent
2021 n = 91 46 50.5%
2023 n = 92 58 63.0%
Total 104
Item #2. Page 73
Meeting Date: 12/12/2023 / Packet Page #: 82
Source of Income Count Percent
General Relief 23 52.3%
Employment or Earned
Income 9 20.5%
SSDI 4 9.1%
SSI 2 4.5%
Social Security Retirement 2 4.5%
Job Pension or Retirement 2 4.5%
Unemployment 1 2.3%
Workers' Compensation 1 2.3%
n = 41 Total 44
CalFresh Count Percent
No 37 40.2%
Yes 55 59.8%
Doesn’t Know 0 0.0%
Declined to Answer 0 0.0%
Total 92
Health Insurance Count Percent
No 15 16.3%
Yes 75 81.5%
Doesn't Know 2 2.2%
Declined to Answer 0 0.0%
Total 92
Type of Health Insurance Count Percent
Medi-Cal* 66 88.0%
Medicare* 3 4.0%
Employer-Provided 2 2.7%
Private Insurance 1 1.3%
VA Medical Services 0 0.0%
Other 1 1.3%
Doesn't Know 2 2.7%
n = 75 Total 75
City Where Respondent
Usually Sleeps Count Percent
Glendora 71 77.2%
Azusa 2 2.2%
Covina 4 4.3%
La Verne 0 0.0%
Pomona 3 3.3%
San Dimas 5 5.4%
West Covina 2 2.2%
Other LA County City* 3 3.3%
Outside LA County, Inside
CA* 2 2.2%
Out of State 0 0.0%
Out of Country 0 0.0%
Doesn't Know 0 0.0%
Declined to Answer 0 0.0%
Total 92
Gross Monthly Income
Before Taxes Count Percent
$1 - $500 22 53.7%
$501 - $1,000 6 14.6%
$1,001+ 10 24.4%
Doesn't Know 1 2.4%
Declined to Answer 2 4.9%
Total 41
Receiving Income Count Percent
No 51 55.4%
Yes 41 44.6%
Declined to Answer 0 0.0%
Total 92
PAGE 30 GLENDORA 2023 CENSUS COMPARISON REPORT
*In 2021, 3 respondents chose both ’Medi-Cal & Medicare’ as a response, which were separated into their distinct categories in 2023, in line with our current reporting
methodology.
*In 2023, the 2021 category name “Other LA City” was
changed to “Other LA County City” to better indicate the County level. Similarly, the 2021 category name “Outside LA, Inside CA” was changed to “Outside LA County, Inside CA.”
U.S. Military Veteran Count Percent
No 89 96.7%
Yes 1 1.1%
Declined to Answer 2 2.2%
Total 92
Item #2. Page 74
Meeting Date: 12/12/2023 / Packet Page #: 83
City Where Respondent
Usually Spends Their Days Count Percent
Glendora 70 76.1%
Azusa 1 1.1%
Covina 7 7.6%
La Verne 0 0.0%
Pomona 3 3.3%
San Dimas 5 5.4%
West Covina 1 1.1%
Other LA County City* 3 3.3%
Outside LA County, Inside
CA* 2 2.2%
Out of State 0 0.0%
Out of Country 0 0.0%
Doesn't Know 0 0.0%
Declined to Answer 0 0.0%
Total 92
Last Permanent Residence Count Percent
Glendora 13 14.1%
Azusa 1 1.1%
Covina 11 12.0%
La Verne 3 3.3%
Pomona 6 6.5%
San Dimas 9 9.8%
West Covina 5 5.4%
Other LA County City* 16 17.4%
Outside LA County, Inside
CA* 21 22.8%
Out of State 4 4.3%
Out of Country 1 1.1%
Doesn’t Know 1 1.1%
Declined to Answer 1 1.1%
Total 92
Why Respondent Usually
Spends Their Days and/or
Nights in Glendora
Count Percent
Family & Friends 33 34.7%
Feel Safe 20 21.1%
Grew Up Here 20 21.1%
Access to Resources 7 7.4%
Employment 4 4.2%
Other 3 3.2%
Doesn't Know 2 2.1%
Declined to Answer 6 6.3%
n = 78 Total 95
Permanent Disability or
Health Condition Count Percent
No 64 69.6%
Yes 25 27.2%
Doesn't Know 3 3.3%
Total 92
GLENDORA 2023 CENSUS COMPARISON REPORT PAGE 31
Mental Health Concerns Count Percent
No 59 64.1%
Yes 32 34.8%
Doesn't Know 1 1.1%
Total 92
Drug or Alcohol Addiction Count Percent
Drugs 34 37.0%
Alcohol 3 3.3%
Both 8 8.7%
None 47 51.1%
Total 92
*In 2023, the 2021 category name “Other LA City” was
changed to “Other LA County City” to better indicate the County level. Similarly, the 2021 category name “Outside LA, Inside CA” was changed to “Outside LA County, Inside CA.”
*In 2023, the 2021 category name “Other LA City” was
changed to “Other LA County City” to better indicate the County level. Similarly, the 2021 category name “Outside LA, Inside CA” was changed to “Outside LA County, Inside CA.”
Item #2. Page 75
Meeting Date: 12/12/2023 / Packet Page #: 84
Interest in Shelter Count Percent
No 61 66.3%
Yes 25 27.2%
Doesn't Know 6 6.5%
Total 92
Interest in Case
Management Count Percent
No 25 27.2%
Yes* 65 70.7%
Doesn’t Know 2 2.2%
Total 92
Pet Ownership Count Percent
No 62 67.4%
Yes 30 32.6%
Total 92
Victim of Domestic
Violence Count Percent
No 61 66.3%
Yes 30 32.6%
Doesn't Know 0 0.0%
Declined to Answer 1 1.1%
Total 92
PAGE 32 GLENDORA 2023 CENSUS COMPARISON REPORT
Currently Enrolled in Case
Management Count Percent
No 68 73.9%
Yes 18 19.6%
Doesn't Know 4 4.3%
Declined to Answer 2 2.2%
Total 92
Reason Not Currently
Enrolled in Case
Management
Count Percent
Does Not Know How to
Access Case Management 28 40.6%
Does/Did Not Want Case
Management 13 18.8%
Discouraged Due to
Previous Experience 9 13.0%
Does Not Need Case
Management 8 11.6%
Other 9 13.0%
Doesn't Know 2 2.9%
n = 68 Total 69
*In 2021, 7 respondents chose ’Currently Enrolled’ as a response to this question, which was made into its own
question in the 2023 Census. These responses were
recategorized as ‘Yes’ in line with our current reporting standards.
*In 2021, 7 respondents chose ’Currently Enrolled’ as a response to the ‘Interest in Case Management’ question, which were recategorized as ‘Yes’ for this new question in 2023. ‘No’ and ‘Doesn’t Know’ responses were also adapted to this question in line with our current reporting
standards.

City Where Minor Children
Attend School Count Percent
Glendora 3 8.1%
Azusa 0 0.0%
Covina 3 8.1%
La Verne 1 2.7%
Pomona 0 0.0%
San Dimas 1 2.7%
West Covina 3 8.1%
Other LA County City* 5 13.5%
Outside LA County, Inside
CA* 15 40.5%
Out of State 2 5.4%
Children Not Yet In School 2 5.4%
Doesn't Know 1 2.7%
Declined to Answer 1 2.7%
n = 34 Total 37
*In 2023, the 2021 category name “Other LA City” was
changed to “Other LA County City” to better indicate the County level. Similarly, the 2021 category name “Outside LA, Inside CA” was changed to “Outside LA County, Inside CA.”
Item #2. Page 76
Meeting Date: 12/12/2023 / Packet Page #: 85
Unsheltered with Children Count Percent
No 33 97.1%
Yes 1 2.9%
Total 34
Minor Children Count Percent
No 57 62.0%
Yes 34 37.0%
Doesn't Know 1 1.1%
Total 92
GLENDORA 2023 CENSUS COMPARISON REPORT PAGE 33
Item #2. Page 77
Meeting Date: 12/12/2023 / Packet Page #: 86

APPENDIX II
GLENDORA 2023 QUESTIONNAIRE
City Net Staff Initials (First, Middle, Last): ______________ 1a. First Name (If applicable, type “Refused” or “Doesn’t know”): ______________ 1b. Last Name (If applicable, type “Refused” or “Doesn’t know”): ______________

2. Refused Survey? (If refused, survey ends)
▢ No ▢ Yes

3. Are you currently homeless?
▢ Yes ▢ No

4. What is your current primary sleeping situation?
▢ Vehicle/RV ▢ Outdoors (e.g. in a tent) ▢ Abandoned Building ▢ Shelter ▢ Which Shelter? (If applicable, type “Refused” or “Doesn’t know”) : ______________ ▢ Motel paid for by 3rd party (e.g. homeless service agency) ▢ Other (If the person’s situation does not fall into one of these categories, they may not be homeless, clarify status - write explanation and data-team will clean on backend) :
______________ ▢ Doesn’t Know ▢ Declined to answer

5. What gender do you identify with?
▢ Male ▢ Female ▢ Transgender ▢ Other/Non-Conforming: ______________ ▢ Doesn’t know ▢ Declined to answer

6. What is your date of birth? (Ex. 01/01/1970; If applicable, type “Refused” or “Doesn’t know”): ______________

7. What race or ethnicity do you identify with? (Select all that apply) ▢ American Indian or Alaska Native ▢ Asian ▢ Black or African American ▢ Hispanic/Latino ▢ Pacific Islander ▢ White ▢ Doesn’t know ▢ Declined to answer ▢ Other: ______________

8. What language do you feel the most comfortable speaking? ▢ English ▢ Spanish ▢ Vietnamese ▢ Doesn’t know ▢ Declined to answer ▢ Other: ______________

9. Have you ever served in any branch of the U.S. Military? ▢ No ▢ Yes ▢ Doesn’t know ▢ Declined to answer

10. Are you currently receiving any income?
▢ No ▢ Yes ▢ Doesn’t know ▢ Declined to answer
a. If “Yes” to 10: What are your sources of income? (Select all that apply) ▢ Employment/earned income ▢ Unemployment ▢ Supplemental Security Income (SSI) ▢ Social Security Disability Income (SSDI) ▢ VA Compensation ▢ VA Pension ▢ Workers’ Compensation ▢ General Relief ▢ Social Security Retirement ▢ Job pension/retirement ▢ Child support ▢ Alimony or spousal support ▢ Doesn’t know ▢ Declined to answer ▢ Other: ______________ b. If “Yes” to 10: What is your total gross monthly income? (before taxes) ▢ $1-$500 ▢ $501-$1000 ▢ $1001+ ▢ Doesn’t know ▢ Declined to answer

11. Are you currently receiving CalFresh (food stamps)? ▢ No ▢ Yes ▢ Doesn’t know ▢ Declined to answer

12. Do you have health insurance?
▢ No ▢ Yes ▢ Doesn’t know ▢ Declined to answer
a. If “Yes” to 12: Where do you get your health insurance? (Select all that apply) ▢ Medi-Cal (Medicaid/LA Care) ▢ Medicare ▢ VA Medical Services ▢ Employer-Provided Health Insurance ▢ Private Pay Health Insurance ▢ Indian Health Services Program ▢ Doesn’t know ▢ Declined to answer ▢ Other: ______________
PAGE 34 GLENDORA 2023 CENSUS COMPARISON REPORT
Item #2. Page 78
Meeting Date: 12/12/2023 / Packet Page #: 87

13. How long have you been experiencing homelessness?
▢ Less than 1 year ▢ 1-2 years ▢ 3-5 years ▢ 6-10 years ▢ 11-20 years ▢ 21+ years ▢ Doesn’t know ▢ Declined to answer

14. What city do you usually sleep in?
▢ Glendora ▢ Azusa ▢ Irwindale ▢ Covina ▢ San Dimas ▢ La Verne ▢ Duarte ▢ West Covina ▢ Doesn’t know ▢ Declined to answer ▢ Other: ______________

15. What city do you usually spend your days in?
▢ Glendora ▢ Azusa ▢ Irwindale ▢ Covina ▢ San Dimas ▢ La Verne ▢ Duarte ▢ West Covina ▢ Doesn’t know ▢ Declined to answer ▢ Other: ______________ a. If “Glendora” to 14 or 15: Why do you usually sleep in / spend your days in Glendora? (Select all that apply)
▢ I grew up here ▢ I have family/friends here ▢ I feel safe here ▢ I know how to access resources (food, clothing, place to sleep, etc. here) ▢ Doesn’t know ▢ Declined to answer ▢ Other: ______________

16. What city was your last permanent residence in?
▢ Glendora ▢ Azusa ▢ Irwindale ▢ Covina ▢ San Dimas ▢ La Verne ▢ Duarte ▢ West Covina ▢ Doesn’t know ▢ Declined to answer ▢ Other: ______________

17. Do you have any minor children?
▢ No ▢ Yes ▢ Doesn’t know ▢ Declined to answer
a. If “Yes” to 17: In what city (or cities) does your minor child (or children) attend school? ▢ Glendora ▢ Azusa ▢ Irwindale ▢ Covina ▢ San Dimas ▢ La Verne ▢ Duarte ▢ West Covina ▢ I do not have children ▢ Doesn’t know ▢ Declined to answer ▢ Other: ______________ b. If “Yes” to 17: Is your minor child (or children) staying here with you? ▢ No ▢ Yes ▢ Doesn’t know ▢ Declined to answer
c. If “Yes” to 17b: How many minor children are staying here with you? (This is ONLY the number of children that are currently living with this homeless adult in their current living situation. If they are living with family elsewhere, for example, do not add them here. If applicable, type “Refused” or “Doesn’t know.”)
▢ 1 ▢ 2 ▢ 3 ▢ 4 ▢ 5 ▢ 6 ▢ Other: ______________
d. If “Yes” to 17b: What are their ages? (List all ages separated by a comma. If applicable, type “Refused” or “Doesn’t know”): ______________

18. Do you have any pets staying with you?
▢ No ▢ Yes ▢ Doesn’t know ▢ Declined to answer

19. Do you have a permanent disability or health condition? (For example: a long-term physical or health concern that significantly limits your ability to take care of yourself) ▢ No ▢ Yes ▢ Doesn’t know ▢ Declined to answer

20. Do you have any mental health concerns? (For example, anxiety or depression that lasts longer than a few days)
▢ No ▢ Yes ▢ Doesn’t know ▢ Declined to answer

21. Do you have an alcohol addiction, drug addiction, or both? ▢ No ▢ Yes, just alcohol ▢ Yes, just drugs ▢ Yes, alcohol and drugs ▢ Doesn’t know ▢ Declined to answer

22. Have you ever been a victim of domestic violence?
▢ No ▢ Yes ▢ Doesn’t know ▢ Declined to answer

23. Are you interested in going to a shelter?
▢ No ▢ Yes ▢ Doesn’t know ▢ Declined to answer

24. Are you interested in Case Management Services?
▢ No ▢ Yes ▢ Doesn’t know ▢ Declined to answer
GLENDORA 2023 CENSUS COMPARISON REPORT PAGE 35
Item #2. Page 79
Meeting Date: 12/12/2023 / Packet Page #: 88

25. Are you currently enrolled in Case Management services? ▢ No ▢ Yes ▢ Doesn’t know ▢ Declined to answer
a. If “No” to 25: Why are you not currently enrolled in Case Management Services? ______________ b. If “Yes” to 25: Which agency are you receiving Case Management Services from? ______________

26. Do we have your consent to share the information we’ve collected in this survey with homeless providers in the city?
▢ No ▢ Yes ▢ Doesn’t know ▢ Declined to answer
Notes: ______________
PAGE 36 GLENDORA 2023 CENSUS COMPARISON REPORT
Item #2. Page 80
Meeting Date: 12/12/2023 / Packet Page #: 89

INFORMATION OR QUESTIONS
Email: [email protected]
PO BOX: 4508 Atlantic Ave., Suite 292
Long Beach, CA 90807
Item #2. Page 81
Meeting Date: 12/12/2023 / Packet Page #: 90

STAFF REPORT
TO: MAYOR AND COUNCIL MEMBERS DATE: APRIL 12, 2022
FROM: CITY MANAGER’S OFFICE DISTRICT(S): CITYWIDE
SUBJECT: COMPREHENSIVE UPDATE ON THE SERVICES PROVIDED TO INDIVIDUALS EXPERIENCING HOMELESSNESS, AND AWARD OF CONTRACTS TO L.A.

CADA AND UNION STATION HOMELESS SERVICES (STRATEGIC PLAN 55- ISHS AND 57-ISHS)

RECOMMENDATION
That the Glendora City Council:

1. Receive a comprehensive update on the services provided and efforts undertaken to assist individuals experiencing homelessness in the City;

2. Receive an update on the Sub-Regional Homeless Housing Program (Strategic Plan Item 55-ISHS) and provide direction on future housing opportunities;

3. Award a Professional Services Agreement to the Los Angeles Centers for Alcohol and Drug Abuse (L.A. CADA) in the amount of $250,000 a year for a two-year term for homeless services and temporary housing, for a not to exceed amount of $500,000;

4. Authorize the City Manager, or his designee, to execute the two-year Professional Services Agreement with L.A. CADA, with one one-year extension, including making minor non-substantive changes;

5. Authorize the Administrative Services Director to appropriate a total of $500,000 for the Professional Services Agreement with L.A. CADA from the approved American Rescue Plan Act Expenditure Plan allocation to homeless services for the two-year term;

6. Award a Professional Services Agreement to Union Station Homeless Outreach Services (Union Station) in the amount of $100,000 for a one-year contract for case management services;

7. Authorize the City Manager, or his designee, to execute a one-year Professional Services Agreement with Union Station, including making minor non-substantive changes; and

8. Authorize the Administrative Services Director to appropriate $100,000 for the Professional Services Agreement with Union Station from the approved American Rescue Plan Act Expenditure Plan allocation to homeless services.

Item #2. Page 82
Meeting Date: 12/12/2023 / Packet Page #: 91
Staff Report Page 2 of 9

EXECUTIVE SUMMARY
City staff has worked diligently to implement a variety of initiatives to address the challenge of homelessness locally. Working in partnership with public agency and non-profit partners, this report provides the City Council with an update on the efforts undertaken to assist individuals experiencing homelessness through the COVID-19 pandemic, the programs and services delivered through receipt of several grants, efforts to address quality of life concerns, the recently completed Point-in-Time Count, and a separate homeless census completed by the City. City staff is also recommending entering into contract with two non-profit providers to continue the provision programs and services and address a critical interim housing need for the City.

As part of the City’s Strategic Plan, the City has been pursuing a Sub-Regional Homeless Housing Plan with the Cities of San Dimas, La Verne and Claremont, the County of Los Angles, and LAHSA. Since progress on the sub-regional homeless housing plan has stalled, City Council direction is needed to determine whether to pursue an alternative approach to develop an interim housing opportunity in the City.

LEGISLATIVE HISTORY / PREVIOUS ACTIONS
On December 12, 2017, the City Council approved acceptance of grant funds from the County of Los Angeles for a City Planning Grant to develop a City plan to prevent and reduce homelessness (Homeless Plan). The Homeless Plan was presented and adopted by the City Council in June 2018.

On September 17, 2019, the City held a homelessness workshop that covered topics including the current legal environment, homeless encampments, housing, homeless resources, and community/staff involvement. The workshop identified several items that staff would report back on, including shopping carts, bulky items, environment design strategies, high fire hazard severity zones, and housing.

On April 14, 2020, the City Council authorized the appropriation of $150,000 in one-time funds to allow staff to execute agreements with local hotels, motels and similar business to house and provide services to homeless individuals for the duration of the local emergency declared for COVID-19.

On May 26, 2020, the City Council discussed housing options for homeless individuals and directed a subcommittee of two councilmembers and City staff to return with recommendations by June 9, 2020.

On June 9, 2020, the City Council discussed the future development of housing for Glendora’s homeless, authorized budget adjustment of $150,000 for additional homeless housing in the City’s hotels/motels, and authorized a sub-committee of City Council members and City staff to work with local agencies to seek sub-regional housing options with local agencies, the County of Los Angeles, and LAHSA.

On September 8, 2020, the City Council authorized budget adjustment of $150,000 for additional homeless housing in the City’s hotels/motels, including amending agreement with local hotels and motels to provide these services.

On March 9, 2021, the City Council received an update on the City’s homelessness efforts and authorized the City Manager to extend agreements with local hotels, motels and similar Item #2. Page 83
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businesses to house and provide services to individuals experiencing homelessness during and after the declared COVID-19 emergency. The City Council also discussed and provided direction on the identification of a location for an interim housing opportunity as part of a sub-regional housing effort considered alongside the Cities of San Dimas, La Verne, and Claremont.

DISCUSSION
Assistance During the COVID-19 Pandemic
To help stop the spread of COVID-19 amongst individuals experiencing homelessness (an at-risk group), the City temporarily housed individuals in local motels and hotels. The City negotiated room rental rates of up to $85 per night. The decision to move in this direction was based on recommendations from the Centers for Disease Control and Prevention, existing case law, the availability of homeless housing and shelter space, and relationships with the City’s community partners that provide services to the homeless community.

Between April 2020 and March 2022, the City directly provided temporary housing to 68 individuals, which comprised 6,624 total room nights. City and Union Station staff worked collaboratively to help place other unhoused individuals into motels operated under the Project RoomKey Program administered by LAHSA and the State, in addition to placements at facilities with substance abuse or mental health treatment, permanent supportive housing, or family reunifications. An additional 42 individuals were placed within Project RoomKey and five were moved into permanent supportive housing.

San Gabriel Valley Council of Governments Grant (SGVCOG) and Measure H Grants The SGVCOG entered a contract with the County of Los Angeles to administer a Measure H funding allocation to support of the County’s Homeless Initiative (HI) strategies to combat homelessness in the San Gabriel Valley. The funding is from the State of California via the 2019 Budget Trailer bill.

A portion of the funding was allocated to assist member agencies with the implementation of homeless plans, the development of programs to prevent homelessness, the implementation of pilot programs, and the implementation of a landlord education and incentive program. As part of this funding set aside, the City received $240,000 that could be used for motel vouchers, encampment cleanup activities, and prevention and diversion programs. This funding enabled the city to continue to house homeless individuals in local motels and hotels, conduct a census of homeless individuals (undertaken by City Net), and reimburse the City for some costs related to encampment cleanups. This grant will end in May 2022.

The City applied for and received two Measure H Grants – the Five Cities Grant and the Three Cities Grant.

Working alongside the Cities of Azusa, Covina, Duarte, and West Covina, the Five Cities Grant provided each city with access to a housing navigator that conducted direct street-level outreach and would assist the City navigate programs and resources to connect individuals experiencing homelessness to needed services, including housing. The funding enabled each city to have a full-time housing navigator. The City of West Covina administered the $343,000 grant (which required a $33,000 per city cash grant match) and contracted with Union Station for this service.

This grant ended on December 31, 2021. City staff built an effective working relationship with the housing navigator that has yielded positive results, which recently included securing 11 Item #2. Page 84
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emergency housing vouchers.

Three and Five Cities Grant Outcomes
for Glendora (March 2020 – December 2021)
Category Number of Individuals
Initiated Contact/Outreach 154
Engaged (Housing Services Plan Completed) 30
Enrolled in Rapid Rehousing 22
Motel Vouchers 19
Referral to Resources 36
Permanent Housing 11
Landlords Engaged 15
The Three Cities Grant was operated alongside the Cities of La Verne and San Dimas. The Three Cities Grant provided each city shared access to a housing navigator, an outreach worker, and provided funding for hotel vouchers and rapid rehousing. Following an assessment, and depending on each person’s need, the assistance typically provided included securing important documents (i.e. identification, Social Security cards), referrals to specified services and housing opportunities, and transportation to appointments, among other supportive services. Glendora administered the $359,200 grant (this includes an additional $53,500 Measure H funds from the county to fund the grant extension), contracting the service with Union Station. This grant ended on December 31, 2021.

Addressing Quality of Life Concerns
City staff has undertaken a more proactive role to address the concerns expressed in relation to homelessness and its impact on quality of life. Generally, concerns have related to the real and perceived disorder in the public realm, due in some part, to homeless encampments in parks and other public spaces. City efforts – that include the Human Services Division, Glendora Police Department, and non-profit partners – have employed a balanced approach that both help address these concerns and provide individuals experiencing homelessness access to needed services. To this end, the notes below provide a summary of activities.

Between April 2020 and March 2022, the Glendora Police Department has made 3,617 contacts (engagements) with individuals experiencing homelessness, conducted 562 arrests, and taken 158 reports related to activities involving homeless individuals.

Between March 2020 and February 2022, the City has undertaken 27 large-scale cleanups throughout the City. These cleanups have resulted in the removal of 74.05 tons of trash and debris (the equivalent of 148,100 pounds), 1,235 pounds of human waste, 90 pounds of needles or other sharp objects, 19 propane tanks, and 30 pounds of hazardous waste. The total cost of these cleanup activities equates to $160,524.87.

Los Angeles Homeless Services Authority (LAHSA) Point in Time Count and Census by City Net Following a one-year hiatus as a result of the COVID-19 pandemic, thousands of community members across the Los Angeles County region participated in annual the Point-in-Time (PIT) Count to help identify and better address the needs of individuals experiencing homelessness.

The PIT Count helps inform the efforts of Los Angeles County and all participating jurisdictions on how best to distribute much needed services and allocate local, state, and federal funding.

The PIT Count is intended to fulfill the mandate of the United States Department of Housing and Item #2. Page 85
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Urban Development (HUD) to paint a picture of the progress, trends, and shifts in the fight to end homelessness. Taking place over three days – Tuesday, February 22 to Thursday February 24 – in different parts of the County, the San Gabriel Valley was the focus of efforts on February 22.

LAHSA assigned 37 census tracts to Glendora as part of this year’s effort. A total of 13 volunteers and 11 City staff participated locally, completing the survey of each assessment by 11:30 p.m. During the daytime, a Glendora PD officer and Union Station Homeless Navigator assisted by conducting the outreach effort in the hard-to-reach areas of the City. For the first time in Los Angeles County, the PIT Count was conducted electronically via a mobile application made available to each volunteer to download on their phone (previous PIT Counts utilized paper sheets that would be manually tabulated). The application helped improve data gathering and quality assurance processes according to LAHSA. The results of the PIT Count will be evaluated by team comprised of representatives from the University of Southern California, LAHSA and HUD, and will not be available until May or June 2022.

The last PIT Count, conducted in 2020, identified 66,436 individuals experiencing homelessness throughout the County, a 13% increase from the previous year; 145 individuals were identified in the City of Glendora at that time. This year’s effort will provide us all with a better idea of how the pandemic has impacted homelessness.

As a result of the postponement of the PIT Count in 2021, the City contracted with City Net to conduct a census of individuals experiencing homelessness over a two-day period – the early morning of November 16 and late evening of November 18. City Net is a well-established nonprofit operator that provides an array of supportive services and housing opportunities. This census is a distinct but complementary project from the HUD-mandated, county-wide PIT Count undertaken by LAHSA. The census allows for a city-specific focus with more time, staff resources, and local questions than is generally possible within the framework of the LAHSA PIT Count.

Through the census, 113 unsheltered individuals were identified in the City, including two accompanied minors. Of the 111 unsheltered adults, 91 individuals agreed to participate in the survey. The data collected from these surveys allows the City to identify a baseline number of individuals to better assess the City’s efforts to address homelessness and determine the needs of this population through demographic data. A few key Glendora specific results include the following:
 Viewed as a composite of the highest-frequency responses, the typical unsheltered individual in Glendora is a white male, between the ages of 35 and 44, who sleeps in the City.
 41% of the surveyed individuals are chronically homeless, or have been homeless for more than one year and have a permanent disability, substance abuse or mental health concern.
 25.3% of individuals reported being homeless for less than one year. The largest percentage of respondents (36.3%) indicated they had been homeless for three to five years.
 45.1% of individuals reported receiving some form of income, with more than a third of respondents earning more than $1,000 per month. 26.2% of respondents shared that income was obtained through employment or another source of earned income.

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 82.4% of respondents reported that they primarily sleep in Glendora, and 23.1% of respondents reported that their last permanent residence was in Glendora.  30.8% of respondents are survivors of domestic violence.

Sub-Regional Homeless Housing Program
On March 9, 2021, the City Council received an update on the City’s efforts to address homelessness which included discussion of a potential sub-regional homeless housing program.

The sub-regional homeless housing program was developed following consultations with Supervisor Barger’s Office and the Los Angeles Homeless Services Authority (LAHSA) to help address homelessness related challenges in the City as well as concerns with the inequitable distribution of housing and Measure H resources. In response, LAHSA submitted a proposal to implement a sub-regional homeless housing approach in which an interim housing site in Glendora was contemplated, that would be accessible to other local agencies that would also commit additional resources.

City staff subsequently met with staff from the Cities of San Dimas, La Verne and Claremont to assess their respective interest in participating in such a sub-regional approach to housing. After receiving confirmation of interest, each jurisdiction worked on an informal basis to develop recommendations for potential projects that could be integrated into a sub-regional approach, with each jurisdiction identifying what components it was willing to consider:
 Glendora: Identified the opportunity to establish an interim housing site for up to 50 beds.  San Dimas: Evaluated the opportunity to provide emergency shelter.  La Verne: Identified the opportunity for locating an access center providing case management and housing navigation services to assist individuals with obtaining housing, as well as accessing problem solving/prevention funds, mental health and substance abuse resources and other basic needs assistance.
 Claremont: Identified the opportunity to continue to expand regional efforts in permanent supportive housing.

Since then, progress on the sub-regional homeless housing plan has stalled as there is uncertainty related with two components of the plan and the funding support identified previously by LAHSA. Should the City wish to proceed with an interim housing opportunity, an alternative approach needs to be considered and direction provided by the City Council.

Three sites in the City were previously identified where interim housing could be built without zoning changes. The three locations identified are adjacent to Grand Avenue and currently have existing structures on them. Two of the three zoned locations are just north of the Big Dalton Wash, on either side of Grand Avenue. The third location is on the northeast corner of Grand Avenue and Arrow Highway.

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If the City were to proceed with any of these locations, the properties would need to be acquired and improvements would need to be made to facilitate the development of an interim housing project; operations would also need to be considered. Staff could work with other public agencies, community-based organizations, and non-profit partners to pursue the grant funding opportunities needed to establish and operate such a facility.

Los Angeles Centers for Alcohol and Drug Abuse (L.A. CADA) – Services and Beds The mission of the Los Angeles Centers for Alcohol and Drug Abuse (L.A. CADA) is committed to saving lives, empowering individuals, and families, and strengthening communities through innovative, client-centered, culturally sensitive substance use and behavioral health services.

L.A. CADA is a certified substance use and behavioral treatment provider licensed by the State of California Department of Health Care Services and the County of Los Angeles Department of Public Health – Substance Abuse Prevention and Control. L.A. CADA treats persons with addiction and behavioral problems by providing client-centered, trauma-informed, recoveryorientated services, offered by a committed, caring and qualified staff of licensed, certified and registered professionals. It offers critical services across a wide continuum of care and treatment, including outpatient, intensive outpatient and residential programs. This full continuum of care is available for adults, ages 18 and over; services to adolescents (ages 12 – 17) in an outpatient setting are also provided. With more than 300 residential and recovery-bridge housing beds, L.A. CADA currently serves more than 9,000 adults, youth and children annually.

City staff identified L.A. CADA as a potential non-profit partner as a result of the work it has undertaken throughout the Southern California region (Altadena, Bellflower, Hollywood, Long Beach, Los Angeles, Paramount, Pasadena, Pico Rivera, Santa Fe Springs, South Gate, and Whittier). More locally, L.A. CADA has established a productive working relationship with the City of Alhambra, augmenting the work of its Home Team, which combines the provision of street outreach, emergency housing, and case management, to address the needs of individuals experiencing homelessness. Working with the Alhambra Police Department, L.A. CADA offers individuals access to a comprehensive range of local community services through engagement.

Following completion of a vulnerability screening (assessment), individuals are then linked to L.A.

CADA’s continuum of care or with other partner providers.

L.A. CADA’s focus on whole person care and wrap-around services would positively complement Item #2. Page 88
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the efforts already underway in Glendora, and augment Glendora’s service delivery by providing a direct linkage to a more complete continuum of services that includes dedicated housing opportunities. As proposed, L.A. CADA would provide the following services for the City:
 Two full-time outreach navigators dedicated to homeless outreach and housing navigation services. This staff will work in concert with the City’s homeless services team, including the Glendora Police Department, to regularly engage with individuals experiencing homelessness throughout the City and participate in coordinated engagement activities.

This service will be provided on a full-time basis (five days per week, eight hours per day) with the outreach navigators based in Glendora.
 Eight temporary emergency shelter beds, designated exclusively to the City, will provide critically needed transitional housing opportunities that are currently not available to the City. L.A. CADA will provide individuals that accept services with transportation to the facility that best serves their individual need (based on the outcome of an assessment).  A case management process encompassing the entire spectrum of support services with follow up protocols. The City will receive regular updates through an on-going confidential database to ensure all client engagements are documented and tracked over time.

Entering into contract with L.A. CADA will help Glendora address an immediate need in terms of housing and services, and provide the City with additionally flexibility to explore the development of an interim housing opportunity in the City.

Union Station Homeless Services (Union Station) – Housing Navigation Support Union Station is a well-established nonprofit organization that currently serves as the coordinating entity for homeless services in the San Gabriel Valley through its partnership with LAHSA. Union Station is the lead agency for the Coordinated Entry System (CES) and the Homeless Family Solutions System in Service Planning Area 3 (which includes Glendora).

Operating under the Housing First Model, the approach prioritizes the provision of housing and then offering supportive wrap-around services to help individuals experiencing homelessness stabilize and improve their quality of life.

Over the last two years, Glendora and Union Station have partnered on two grants funded through Measure H for the provision of outreach/case management and housing navigation services that have been shared with other nearby jurisdictions. The housing navigator has access to the CES and the Homeless Management Information System (HMIS), effectively helping the City navigate programs and resources, and regularly rides with City staff to engage the homeless population by conducting direct street-level outreach to try and connect individuals to services, distribute hygiene kits (hand sanitizer, clean socks) and meals, and even transportation when necessary. Case management services are currently provided to 22 individuals residing in the City, and the partnership most recently resulted in securing 11 emergency housing vouchers.

The proposed agreement would continue the provision of these services exclusively to the City for one additional year and require monthly and quarterly update reports to track the progress of these activities.

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FISCAL IMPACT
The approved Expenditure Plan for American Rescue Plan Act Funds allocated $1 million for programs or services, including temporary housing opportunities, for individuals experiencing homelessness. The financial impact associated with the proposed agreement with L.A. CADA totals $500,000 and the financial impact associated with the proposed agreement with Union Station totals $100,000. Sufficient funding is currently available to cover the costs of these agreements.

ENVIRONMENTAL DETERMINATION
There is no environmental impact associated with the recommendations in this report.

Prepared By Moises A. Lopez, Assistant City Manager
Concurs With Debbie Lopez, Human Services Superintendent Reviewed By Adam Raymond, City Manager
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. Staff Report March 19, 2021
B. City Net Homeless Census
C. Agreement with L.A. CADA
D. Agreement with Union Station
E. PowerPoint Presentation
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STAFF REPORT
TO: MAYOR AND COUNCIL MEMBERS DATE: MARCH 9, 2021
FROM: CITY MANAGER’S OFFICE DISTRICT(S): CITYWIDE
SUBJECT: DEVELOPMENT OF A SUB-REGIONAL HOMELESS HOUSING PROGRAM (STRATEGIC PLAN ITEM 55 - ISHS)

RECOMMENDATION
That the City Council:

1. Receive an update on the City’s homelessness efforts;

2. Authorize the City Manager to execute and extend agreements with local hotels, motels and similar businesses to house and provide services to homeless individuals for the duration of the local emergency declared for COVID-19 and after the emergency is over (voucher program); and

3. Provide direction to City staff on identification of a location for an interim housing site of up to 50 beds.

EXECUTIVE SUMMARY
As part of the City’s Homelessness Action Plan, the City Council has appropriated more than $500,000 in one-time funding to house Glendora’s homeless in local hotels/motels. This effort during COVID allowed the City to adhere to CDC guidelines regarding its homelessness challenges, enforce its ordinance, and enhance quality of life for the entire community. To date, the project has been successful in temporarily housing 65 individuals with ties to Glendora in local hotels/motels, while working with our community partners to place 41 individuals into longer-term housing with services to address their needs.

As part of the City’s Strategic Plan, the City has been pursuing a sub-regional homelessness approach with the cities of San Dimas, La Verne and Claremont, the County of Los Angles, and LAHSA (55-ISHS).

Each City has established a sub-committee of two councilmembers to assist staff in investigating a potential partnership on shared resources; the City of Glendora has received a proposal from LAHSA and the County that identifies funding for the capital and operations needs of an interim housing site. City staff requires the action by the City Council to receive an update on the current progress made on addressing homelessness and site identification for a potential 50 bed interim housing site.

LEGISLATIVE HISTORY / PREVIOUS ACTIONS
On December 12, 2017, the City Council approved acceptance of grant funds from the County of Los Angeles for a City Planning Grant to develop a City plan to prevent and reduce homelessness (Homeless Plan). The Homeless Plan was presented and adopted by the City Council in June 2018.

On September 17, 2019, the City held a homelessness workshop that covered topics including the current legal environment, homeless encampments, housing, homeless resources, and community/staff involvement. The workshop identified several items that staff would report back on, including shopping carts, bulky items, environment design strategies, high fire hazard severity zones, and housing.

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On April 14, 2020, the City Council authorized the appropriation of $150,000 in one-time funds to allow staff to execute agreements with local hotels, motels and similar business to house and provide services to homeless individuals for the duration of the local emergency declared for COVID-19.

On May 26, 2020, the City Council discussed housing options for homeless individuals and directed a subcommittee of two councilmembers and City staff to return with recommendations by June 9, 2020.

On June 9, 2020, the City Council discussed the future development of housing for Glendora’s homeless, authorized budget adjustment of $150,000 for additional homeless housing in the City’s hotels/motels, and authorized a sub-committee of City Council members and City staff to work with local agencies to seek sub-regional housing options with local agencies, the County of Los Angeles, and LAHSA.

On September 8, 2020, the City Council authorized budget adjustment of $150,000 for additional homeless housing in the City’s hotels/motels, including amending agreement with local hotels and motels to provide these services.

DISCUSSION
Recent City of Glendora Homeless Efforts
The City has previously negotiated room rental rates from several local hotel/motels to house homeless individuals to help stop the spread of COVID-19 amongst this at-risk group. The decision to move in this direction was based on recommendations from the Centers for Disease Control and Prevention, existing case law, current availability of homeless housing, and relationships with the City’s community partners that provide services to the homeless community.

Centers for Disease Control and Prevention (CDC)
The CDC has provided guidance for governmental and other agencies responsible for responding to and providing services for homeless individuals during the current COVID-19 pandemic. The complete overview of guidance can be found at https://www.cdc.gov/coronavirus/2019-ncov/need-extraprecautions/unsheltered-homelessness.html.

The recommended prevention measures from the CDC to stop the spread among homeless in encampments includes:
• Unless individual housing units are available, do not clear encampments during community spread of COVID-19. Clearing encampments can cause people to disperse throughout the community and break connections with service providers. This increases the potential for infectious disease spread.
• Encourage people staying in encampments to set up their tents/sleeping quarters with at least 12 feet x 12 feet of space per individual.
• Ensure nearby restroom facilities have functional water taps, are stocked with hand hygiene materials (soap, drying materials) and bath tissue, and remain open to people experiencing homelessness 24 hours per day.
• If toilets or handwashing facilities are not available nearby, provide access to portable latrines with handwashing facilities for encampments of more than 10 people.

Supporting Local Business
The COVID-19 pandemic has caused wide-spread economic harm to many industries, including tourism.

Hotels and motels have been hit especially hard with the various Health Officer Orders that were implemented in Los Angeles County.

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In working to mitigate risks related to COVID-19 and homelessness, the City saw an opportunity to provide shelter for at-risk homeless individuals and support local businesses by housing them in Glendora hotels for up to $85/night. The City worked with the Chamber of Commerce and local businesses to identify rooms. Given that the City is funding this service, the City will only house that individuals that are currently homeless in Glendora with ties to the community.

Activity to Date
In July 2020, LAHSA issued its updated Point-In-Time Count numbers for most agencies in Los Angles County. In Glendora, LASHA projected 144 homeless individuals, which is more than a 100% increase from the 2019 count of 65. The 2021 Point-In-Time County has been canceled due to COVID related challenges, which staff anticipates would show a reduction in the total of homeless individuals currently residing in Glendora.

Between April 2020 and January 2021, staff has made outreach contact with 181 unique individuals. This process includes staff working with Union Station on street outreach, obtaining vital documents, Coordinated Entry System surveys, COVID vulnerability Assessments, and referrals or linkage to services.

The City has provided temporary housing to 65 homeless individuals, comprising 6,308 total room nights.

Currently, the City is housing four individual; two (2) utilizing Affordable Housing Funds, two (2) utilizing Measure H Grant funds. Total spent on this initiative through January 2021, is approximately $530,000. During their stay in the City funded housing program, staff worked with community partners to transition homeless individuals to facilities that could better address their needs:
 Two (2) individuals and family members have been permanently housed.  Ten (10) individuals have been enrolled in Rapid Rehousing.  Six (6) individuals have accepted assistance and housing for dependency issues.  City has referred 43 individuals to Project Room Key hotels in the local area, with 23 individuals accepting longer term housing and care. Common reasons for those that rejected Project Room/Home Key rooms had to do with proximity of available housing to Glendora.

Of the total number of homeless contacts made since April 2020, 125 individuals have engaged with street outreach teams who connected them to services.

Public Engagement
Throughout the City’s recent homeless endeavors, public engagement efforts have been increased. In addition to providing homeless updates to the public at Council meetings, staff also includes a reoccurring article in the Glendora Report, which is mailed to all addresses in the City on a quarterly basis.

Further, in January 2020, the City released a community survey on homeless conducted by True North (Attachment A). When asked in an open-ended manner what change the City could make to improve the quality of life in Glendora, addressing homeless issues/poverty was by far the most common response in 2019 (27%), followed by improving streets, roads, and infrastructure (14%), limiting growth/ development and preserving Glendora’s small-town feel (12%), and improving public safety and police services (9%).

When the same question was asked of residents just one year earlier (2018) and in 2016, the corresponding percentage of respondents who mentioned addressing homelessness/poverty was 8% and 2%, respectively.

Homeless people also topped the list of perceived ‘big problems’ in the City of Glendora when respondents were asked to rate various specific problems including speeding vehicles, traffic congestion, and code enforcement issues. Overall, Glendora responses to the surveys on the issue of homelessness can be segmented into three subgroups with 36% being generally negative in their views of homeless people, 33% being generally positive, and 29% being generally neutral due to mixed responses.

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After informing respondents of the legal issues regarding homelessness, namely Martin v. City of Boise, the survey sought to gauge the level of support for various strategies that could be employed to address homelessness in the City. By far, the most widespread support was found for three strategies: Providing counseling and rehabilitation for drug and alcohol addiction (88% support), providing funding for mental health facilities (83%), and joining with other cities and the County to create more regional homeless shelters (82%). A majority of Glendorans also supported providing housing for homeless people who lived in Glendora prior to being homeless (66%), incentivizing under-performing hotels and motels to accept temporary housing vouchers (56%), and creating a temporary homeless shelter in Glendora (50%).

Sub-Regional Approach
In response to the Community Survey and direction from the City Council, staff began to work with County of Los Angeles staff from Supervisor Barger’s Office and LAHSA to address homelessness issues in early 2020. After expressing and working through the City of Glendora’s concerns about equity in available County funded housing resources and Measure H funding, the City received a proposal from the County and LAHSA to implement a sub-regional homeless approach in the Eastern San Gabriel Valley (Attachment B) in September 2020.

The attached proposal from LAHSA and Los Angeles County, contemplates the development of an interim housing site in Glendora, which would be accessible to other local agencies, who would also bring resources to the table in a sub-regional approach:

Interim housing is an intervention that provides people experiencing homelessness with temporary housing intended to resolve their immediate experience of unsheltered homelessness, to connect participants to permanent housing opportunities in their communities, and to provide various other services.

The development and operation of interim housing is supported by many different streams of funding. A significant portion of capital funds for an interim housing site in Glendora could be made available through the Fifth District’s Interim Housing Capital Fund Pool. The ongoing operation of the site and the provision of wraparound services could be supported through Measure H-funded strategy E8 -- Enhance the Emergency Shelter System.

Employing a sub-regional interim housing strategy across an identified cohort of cities will allow for a higher degree of local prioritization to meet the sub-regional needs. This unique approach will ensure that individuals experiencing homelessness within the jurisdictions of partnering cities will be prioritized for connection to this resource.

The proposal received by the City of Glendora addresses a key issue raised by cities as it relates to Measure H Funding – cities that take Measure H funding typically are required to make housing assets available to a larger area (e.g. entire San Gabriel Valley) instead of a more localized approach. The subregional approach recommended, allows for the City of Glendora or partner with other agencies to leverage shared resources and therefore provides more comprehensive solutions to address localized needs.

Subsequent to meetings with the County of Los Angles and LASHA, City staff met with staff from San Dimas, La Verne and Claremont about their interest in a sub-regional approach to housing. After receiving a confirmation of interest, each jurisdiction worked on an informal basis to develop recommendations for potential projects that could be integrated into a subregional approach.

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Los Angeles provided a summary of Housing Needs and Homeless Services that each agency should consider. The items noted with a * are those the County is most focused on.  Housing Strategies
o Safe Sleep
o Safe Parking
o Pallet Shelters
o Crisis Beds*
o DV Shelters
o Bridge/Interim Housing (enhanced supportive services on-site)* o Affordable Housing
o Permanent Supportive Housing*
 Homelessness Services
o Access Centers*
o Hygiene Resources
A comprehensive list of County of Los Angles approved housing strategics from 2016 is attached to this report (Attachment C).

Sub-Committee Guiding Principals
Through periodic meetings of the Sub-Regional Homelessness Group, a series of informal guiding principals have been established:
 Over a period of time, the sub-region can provide a comprehensive set of shared housing assets to address homelessness.
 Sub-regional partnerships, may allow cities to be more competitive for housing grants and identify future joint projects.
 Ability to coordinate efforts and enforcement will help to alleviate one city from passing their homelessness issues to another city.
 Acknowledgement that each City has established partnerships to address homelessness and the subregional relationship is another tool for the cities to utilize.

City Sub-Committee Discussions to Date:

Staff from Glendora, San Dimas, La Verne, Claremont and the County, met in February 2021 for a status update. Each agency provided a summary of what initiatives their agency may consider moving forward with to be part of the sub-regional approach. Each of the identified approach represents the first step in a longer public process, which requires various approvals at the City Council level.  Glendora: Identified the opportunity to establish an interim housing site for up to 50 beds.  San Dimas: Evaluating the opportunity to support emergency sheltering .  La Verne: Identified the opportunity for locating an access center providing case management and housing navigation services to assist individuals with obtaining housing, as well as accessing problem solving/prevention funds, mental health and substance abuse resources and other basic needs assistance.
 Claremont: Identified the opportunity to continue to expand regional efforts in permanent supportive housing.

Emergency Shelters / Interim Housing Facilities in Glendora Currently, the City of Glendora has three environmentally cleared locations where emergency shelters can be built without zoning changes. These locations would be the starting point for discussion on an interim housing site. The City selected these locations in 2011 as part of Ordinance 1949 to implement SB 2 Item #2. Page 95
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Staff Report Page 6 of 8
(Cedillo). The SB 2 legislation amended State housing law and required the City of Glendora to zone for a minimum of 20 emergency shelter beds. To date, homeless shelters have not been built at any of the locations.

The three locations identified on the map are adjacent to Grand Avenue and currently have existing structures on them. Two of the three zoned locations are just north of Big Dalton Wash, on either side of Grand Avenue. The final location is on the northeast corner of Grand Avenue and Arrow Highway.

If the City were to partner with other entities to build an interim housing site at these locations, the buildings would need to be acquired and significant work would be needed to facilitate homeless services.

When considering Interim housing in the City of Glendora, there are four major considerations:
 Location: Review the current locations for accessibility to services, availability of buildings/land, and environmental impacts.
 Funding: Review the short-term (land/capital improvements) and long-term (programmatic and capital).
 Number of Beds: Review the number of beds currently zoned (20) and compare that to anticipated amounts needed (50).
 Length of Stay: Interim housing locations are aimed to serve individuals for three (3) to nine (9) months as they transition to permanent supportive housing or receive the assistance necessary to continue their journey out of homelessness.
 Joint Effort: Review partnerships with local agencies to see if a jointly run facility is beneficial and more cost effective than several smaller shelters.

Through the sub-regional approach, the City will address all of these issues. Specifically, City staff require City Council direction to direct staff to return to the City Council within three (3) months with potential site. The proposed funding for an interim housing project in included in the City’s sub-regional proposal from LAHSA and the County of Los Angeles, which generally outlines County of Los Angeles Funding for the one-time capital needs, and Measure H for the ongoing operation of the facility. Currently, based on a sub-reginal need, the total number of beds would be 50, and would be leveraged by projects in other cities to allow for a more comprehensive approach to addressing homelessness.

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Staff Report Page 7 of 8
Next Steps
A general list of next steps in included below. The list is not comprehensive, but aimed to provide a general overview of what is required to solidity the sub-regional approach to addressing homeliness in the cities of Glendora, San Dimas, La Verne, and Claremont.

1. Reaffirm sub-regional approach is preferred by each member agency a. Finalize area of focus by each agency
b. Develop timelines and project scope for each area of focus

2. Direct staff to locate and identify site(s) for a 50 bed interim housing facility in Glendora a. Finalize location and size
b. Solidify funding – capital improvement and ongoing operations c. Identify partners – capital improvement and operations d. Develop a timeline

3. Develop an MOU with cities, LASHA, and the County of Los Angeles to memorialize relationship, including but not limited to
a. Term
b. Roles and Responsivities
c. Process of placing individuals in various housing assets d. Identification of funding

FISCAL IMPACT
The City Affordable Housing Fund (F285) was created pursuant to a Development Agreement with William Lyon Homes. The Development Agreement was a component of the Arboreta Specific Plan project, which is a residential subdivision located west of Grand Avenue and south of Bennett Avenue. As part of the Specific Plan, and under the terms of the Development Agreement, William Lyon Homes made an affordable housing in-lieu payment to the City of $2 million. The Development Agreement requires that the funds be spent on “affordable housing.” Since receiving the payment around 2007, the funds have been used to defray administrative costs associated with long-term affordable housing obligations. To date, the City has utilized over $500,000 from the Affordable Housing Fund (F285), which has an estimated balance of $1.2 million.

In additional to the City Affordable Housing Fund, staff is currently utilizing Measure H grant funds to pay for emergency housing needs. To date, the City has spent approximately $50,000 of Measure H funds.

Staff is currently seeking reimbursement through FEMA for the funds expended to house homeless individuals during the COVID-19 pandemic.

ENVIRONMENTAL DETERMINATION
There are no applicable impacts related to CEQA based on the recommendations provided in this report.

Upon site identification, staff will provide an update on environmental impacts, where applicable.

Respectfully submitted,
Adam Raymond
City Manager’s Office
Concurs with,
Not Applicable
Not Applicable
Item #2. Page 97
Meeting Date: 12/12/2023 / Packet Page #: 106
Staff Report Page 8 of 8
Director Certified as to Available Funds CEQA
Adam Raymond June Overholt Not Applicable
Legal Review City Manager
Not Applicable Adam Raymond
ATTACHMENTS:

A. Homelessness Community Survey
B. Sub-Regional and Interim Housing Proposal
C. County of Los Angeles Housing Strategies
Item #2. Page 98
Meeting Date: 12/12/2023 / Packet Page #: 107

STAFF REPORT
TO: MAYOR AND COUNCIL MEMBERS DATE: DECEMBER 12, 2023
FROM: COMMUNITY DEVELOPMENT DISTRICT(S): CITYWIDE
SUBJECT: A PUBLIC HEARING TO CONSIDER AN ORDINANCE AMENDING THE GLENDORA MUNICIPAL CODE TITLE 5 (BUSINESS LICENSES AND REGULATIONS) TO ADD A

SECTION SPECIFIC TO THE GLENDORA VILLAGE BUSINESS IMPROVEMENT

DISTRICT INCREASING THE NUMBER OF EVENTS ALLOWED PER YEAR

RECOMMENDATION
That the City Council:

Open and conduct the Public Hearing, accept evidence and testimony presented, and in the absence of substantial evidence to the contrary:

1. Adopt a Categorical Exemption pursuant to §15378(b)(2), 15378(b)(5), 15060(c)(2) and 15061(b)(3) of the California Environmental Quality Act Guidelines;

2. Introduce for first reading an ordinance entitled, “AN ORDINANCE OF THE CITY COUNCIL AMENDING TITLE 5 (BUSINESS LICENSES AND REGULATIONS) SECTION 5.32 (SPECIAL

OUTDOOR DISPLAY EVENTS) OF THE GLENDORA MUNICIPAL CODE ADDING

REGULATIONS SPECIFIC TO THE GLENDORA VILLAGE BUSINESS IMPROVEMENT DISTRICT,” by reading of the title only and waiving further reading; and

3. Schedule second reading and adoption of the ordinance for the January 9, 2024 City Council meeting.

STRATEGIC FOCUS AREAS
 Goal 1: Implement Strategic Economic Development (ISED)

EXECUTIVE SUMMARY
In 2022, the City installed permanent parklets in the Glendora Village for outdoor dining. The parklets, first initiated as temporary improvements in 2020 in response to COVID-19, were upgraded to permanent structures due to positive results and feedback. The additional outdoor dining provided by the parklets enhances the visibility of people in the Village thereby creating a greater sense of vibrancy and energy.

Adding a section specific to the Glendora Business Improvement District (BID) to Glendora Municipal Code 5.32 (GMC 5.32): Special Outdoor Display Event to increase the number of events a Village business can host will provide an opportunity to further economic activity in the Village.

LEGISLATIVE HISTORY / PREVIOUS ACTIONS
The Glendora BID was established as provided by the Parking and Business Improvement Area Law of 1989 (California Streets and Highway Code Section 36500 et seq.).

In spring 2020, amid the COVID-19 pandemic and indoor restrictions, the City installed temporary parklets in the Glendora Village to assist restaurants that were prohibited from serving indoors. In 2022, the City upgraded the temporary parklets to permanent structures and amended GMC 21.06.070 Outdoor Dining to include parklets.

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Staff Report Page 2 of 3
At the September 7, 2023 BID meeting, the Board recommended that staff prepare an Ordinance increasing the number of events that a business in the BID can host, and at the November 2, 2023 meeting the Board unanimously recommended the City Council approve the Ordinance amending Glendora Municipal Code 5.32 (GMC 5.32) Special Outdoor Display Events increasing the number of events that a business in the Glendora Village BID can hold from three (3) to twenty-four (24).

DISCUSSION
The parklets provide restaurants with expanded outdoor seating capacity; as an additional bonus, the parklets benefit the entire Village by increasing the vibrancy and liveliness of Glendora’s downtown. Not surprisingly, restaurants and other businesses in the Village desire to capitalize on the renewed energy and contribute to the local economy with their own regular recurring outdoor entertainment or events.

Currently, under GMC 5.32, any business can apply for a special event permit; however, there is a limitation of three events (days) per year. Business in the Glendora Village, primarily restaurants but others as well, have requested to have regular outdoor events. In order to have more than three events per year, GMC 5.32 would need to be amended.

At the September BID meeting, the Board instructed staff to prepare an ordinance increasing the number of events that a business in the BID can host from three (3) to twenty-four (24) dates. At the November meeting staff presented the draft ordinance to the Board, and the Board passed a recommendation to the City Council for approval of the proposed ordinance.

The proposed Ordinance is attached for City Council’s review. The key changes to GMC 5.32 included in the Ordinance are as follows:
 Addition of Section 5.32.030 (c) terms exclusive to the Glendora Village Business District;  Events may be held on twenty-four (24) dates per year per business;  Events with amplified sound will require notification and signatures from neighboring businesses. Notification and signatures shall be completed at least 10 days prior to event.

FISCAL IMPACT
None.

ENVIRONMENTAL DETERMINATION
A Categorical Exemption has been prepared for this project pursuant to §15378(b)(2), 15378(b)(5), 15060(c)(2) and 15061(b)(3) of the California Environmental Quality Act (CEQA) Guidelines.

Prepared By Valerie R. Velasquez, Economic Development & Housing Manager Concurs With Don Nolan, Business Improvement District (BID) Advisory Board Reviewed By Jeff Kugel, Community Development Director
Certified to Availability of Funds Kyle Johnson, Finance Director/City Treasurer Approved By Adam Raymond, City Manager
Legal Review William W. Wynder, City Attorney
CEQA Review Not Applicable
Item #3. Page 2
Meeting Date: 12/12/2023 / Packet Page #: 109
Staff Report Page 3 of 3
ATTACHMENTS:

A. Ordinance
B. CEQA Notice of Exemption
C. Notice of Public Hearing
D. Power Point
Item #3. Page 3
Meeting Date: 12/12/2023 / Packet Page #: 110
ORDINANCE NO. _______
AN ORDINANCE OF THE CITY OF GLENDORA AMENDING TITLE 5
(BUSINESS LICENSES AND REGULATIONS) SECTION 5.32 (SPECIAL

OUTDOOR DISPLAY EVENTS) OF THE GLENDORA MUNICIPAL

CODE ADDING REGULATIONS SPECIFIC TO THE GLENDORA

VILLAGE BUSINESS IMPROVEMENT DISTRICT

THE CITY COUNCIL
City of Glendora, California
WHEREAS, Glendora Municipal Code (“GMC”) 5.32, Special Outdoor Display Events provides a mechanism for a permit to be obtained for up to three outdoor events per year; and WHEREAS, in 2022, the City of Glendora (City) installed permanent parklets within the boundaries of the Glendora Village Business Improvement District (BID); and, WHEREAS, the permanent parklets increased the opportunity for community gathering in an outdoor setting, creating a desire from businesses to hold regular outdoor events within the BID; and,
WHEREAS, the Glendora City Council identifies economic development as a priority goal and recognizes the potential parklets add to increase the energy and nightlife within the Glendora Village through more frequent events; and
WHEREAS, the BID Advisory Board (the “Board”) recommended the amendments to Title 5, Section 5.32.030 Permit Application at their meeting on November 2, 2023; and, WHEREAS, the City Council held a public hearing on December 12, 2023, after due notice was given as required by law, at which time oral and documentary evidence was introduced along with the recommendation of the Business Improvement District Advisory Board; and WHEREAS, this action constitutes a wholly regulatory action, and not a project, such that the activity in question does not have a direct, or significant, effect on the environment.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF GLENDORA, CALIFORNIA, DOES HEREBY ORDAIN AS FOLLOWS:

SECTION 1. Section (c) is hereby added to Title 5, Section 5.32.030 of the Glendora Municipal Code, to read in its entirety, as follows (added text in bold italics):
“Section 5.32.030 Permit Application
(a) Application for permit to conduct special outdoor display events shall be made by the owner of the property or his or her duly authorized representative on which the property on which the event is to be conducted, and shall be in writing to the director of finance or the director’s designee on a form provided by the city for that purpose, and shall be filed with the director of finance not less than sixty days prior to the opening date of such event. The application shall be accompanied by the payment of a filing fee as established by city council resolution.

Item #3. Page 4
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Ordinance No. _____ Page 2 of 4
(b) The application shall contain the following information:
(1) The name and address of the property owner;
(2) The exact location where the event is to be conducted; (3) The name and address of the operator or operators of the event; (4) The dates the event is to be conducted shall be limited to three events per year per property with a maximum total of three days in duration; The maximum number of days permitted for Christmas tree and pumpkin sales shall be limited to thirty days;
(5) A list of communities in California where the event has previously been conducted by the operators of the proposed event;
(6) The number and types of rides, games, shows, displays and other individual concessions comprising the event, including all food stands and food vehicles;
(7) The number of persons who will be engaged in conducting the event; (8) A plot plan showing the entire property in addition to that portion of the property proposed to be used to store equipment and to conduct the special outdoor display event including an exact description and plot plan describing the total extent of any off-street parking area which would be occupied for the purpose of conducting the special outdoor display event and storing the equipment thereto: Location, type and number of items to be displayed, restroom facilities, trash receptacles, traffic and pedestrian ingress and egress, fire prevention and safety equipment;
(9) Events proposed within the public right-of-way are permitted if an encroachment permit has first been procured from the City; (10) Such other information as shall be required by the finance director. (Ord. 1419 § 1, 1983)
(c) Glendora Village Business District: Events located within the boundaries and sponsored by the Glendora Village Business District or a business subject to assessments under Section 5.40 are subject to Section 5.32 with the following modifications:
(1) The number of dates an event may be conducted shall be limited to twenty-four (24) days per year per event sponsor;
(2) Events utilizing amplified sound shall deliver written notification and obtain signatures from the businesses located immediately adjacent and across the street from the event. Additional notification may be required by the City. All notification and required signatures shall be completed at least 10 days prior to the event.

SECTION 2. The City Council finds that this Ordinance is exempt from the requirements of the California Environmental Quality Act (CEQA) because: (1) it does not constitute a “project” Item #3. Page 5
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Ordinance No. _____ Page 3 of 4
under CEQA Guidelines Section 15378(b)(2) in that it constitutes a general policy and procedure making; (2) it does not constitute a “project” under CEQA Guidelines Section 15378(b)(5) in that it has no potential for resulting in physical change to the environment, either directly or indirectly; and (3) in the alternative, it is exempt from CEQA pursuant to CEQA Guidelines Section 15060(c)(2), since the activity will not result in direct or reasonably foreseeable indirect physical change in the environment, and Section 15061(b)(3), since it can be seen with certainty that there is no possibility that this Ordinance will have a significant effect on the environment.

SECTION 3. Severability clause: If any section, subsection, sentence, clause, phrase, or portion of this Ordinance is for any reason held to be invalid or unenforceable by a court of competent jurisdiction, the remaining portions of this Ordinance shall nonetheless remain in full force and effect.

SECTION 4. Effective Date: The Mayor shall sign this Ordinance and the City Clerk shall attest and certify to the passage and adoption thereof and cause same to be published at least once in the San Gabriel Valley Examiner, a weekly newspaper of general circulation, published in the City of Glendora, which newspaper is hereby designated for that purpose (GC § 40806); and thereupon, and thirty (30) days after its passage, this ordinance shall take effect and be in force.

PASSED, APPROVED and ADOPTED this ___ day of ____, 20__.

City Council of Glendora, California
BY: __________________________________
____________________
Mayor
APPROVED AS TO FORM:

Aleshire & Wynder, LLP
WILLIAM W. WYNDER
City Attorney
Item #3. Page 6
Meeting Date: 12/12/2023 / Packet Page #: 113
Ordinance No. _____ Page 4 of 4

CERTIFICATION
I, Kathleen R. Sessman, City Clerk of the City of Glendora, do hereby certify that the foregoing Ordinance was introduced for first reading on the _____ day of ______, 20__. Thereafter, said Ordinance was duly approved and adopted at a regular meeting of the City Council on the _____ day of ______, 20__, by the following roll call vote:

AYES: COUNCIL MEMBERS:

NOES: COUNCIL MEMBERS:

ABSENT: COUNCIL MEMBERS:

ABSTAIN: COUNCIL MEMBERS:

I further certify that said Ordinance was published as required by law in a newspaper of general circulation in the City of Glendora, California on the __________.

Dated:

KATHLEEN R. SESSMAN
City Clerk/Communications Director
Item #3. Page 7
Meeting Date: 12/12/2023 / Packet Page #: 114

CITY OF GLENDORA
116 East Foothill Boulevard, Glendora, California 91741

NOTICE OF EXEMPTION
Project Title: An Ordinance Amending Chapter 5.32.030 relating to Outdoor Events Project Location: T-5 and T5A zones in the CCAP (Glendora Village) Project Sponsor: City of Glendora
Mailing Address: 116 East Foothill Boulevard, Glendora, CA 91741 General Plan Land Use Designation: Village Mixed-use
Zoning Designation: Civic Center Area Plan (CCAP)
Project Description: The project is an amendment to Title 5 Business Licenses and Regulations, adding a section specific to the CCAP zone, increasing the number of permissible events to 24.

Surrounding Land Uses and Setting: Commercial office/retail and residential uses_____________________________________________________________ The Community Development Director recommends the following exempt status / findings:

Ministerial (Sec. 15073)
Declared Emergency (Sec. 15071(a))
Emergency Project (Sec. 15071(b) and (c))
Categorical Exemption - Type
Statutory Exemption. Code Number: 15378(b)(2), 15378(b)(5), 15060(c)(2), 15061(b)(3)
Reasons why project is exempt: The proposed Zone Amendment is related only to policy and procedure and would not result in any physical development change to the environment, or to the property or the density causing any environmental impacts.

Date:

Jeff Kugel, Community Development Director
The above recommended exempt status and findings were adopted by the following body:

City Council on
Date:

Valerie Velasquez, Economic Development and Housing Manager (626) 914-8292 Item #3. Page 8
Meeting Date: 12/12/2023 / Packet Page #: 115

NOTICE OF PUBLIC HEARING
City Council
YOU MAY BE AFFECTED BY THE FOLLOWING:
_____________________________________________
NOTICE IS HEREBY GIVEN that the City Council will hold a public hearing in the City Council Chamber of City Hall, 116 E. Foothill Boulevard, Glendora, California, on Tuesday, December 12, 2023 at 7:00 p.m. to receive and consider an Ordinance that will amend Chapter

5.32 (Special Outdoor Display Events) to Title 5 of the City of Glendora Municipal Code to add regulations for outdoor events specific to the Glendora Village Business Improvement District.

All interested parties are invited to attend said hearing and express their views on this matter.

Should you be unable to attend the public hearing, your testimony must be made in writing and delivered prior to the scheduled hearing date as follows: City Clerk Department, 116 E. Foothill Blvd, Glendora, CA, 91741, [email protected].

Further information on this item will be posted to the city’s website at CityofGlendora.org/citymeetings and will be on file for public inspection and copying for the cost of duplication, at the office of the City Clerk, 116 E. Foothill Blvd, Glendora, CA, between the hours of 8:00 a.m. and 5:00 p.m., Monday through Friday, exclusive of holidays, within those hours for agenda posting and public inspection as required by the Ralph M. Brown Act, California Government Code 54950 et seq. as applicable to this meeting.

Staff has determined that the original project is Categorically Exempt from the provisions of the California Environmental Quality Act under Sections 15378(b)(2) in that it constitutes a general policy and procedure making; 15378(b)(5) in that it has no potential for resulting in physical change to the environment, either directly or indirectly; 15060(c)(2), since the activity will not result in direct or reasonably foreseeable indirect physical change in the environment; and 15061(b)(3), since it can be seen with certainty that there is no possibility that this Ordinance will have a significant effect on the environment.

Further Information on the above application may be obtained or viewed at the Planning Counter of the Community Development Department, located at 116 E. Foothill Blvd., Glendora, CA or by telephone at (626) 914-8292.

If you challenge this action(s) in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the City Council at, or prior to, the public hearing” Item #3. Page 9
Meeting Date: 12/12/2023 / Packet Page #: 116
Kathleen R. Sessman, MMC
City Clerk
Published San Gabriel Valley Examiner (Ad Type (Display or Legal)): November 30, 2023

CERTIFICATION
I, Kathleen R. Sessman, City Clerk of the City of Glendora, hereby certify that I posted a copy of this Notice on the bulletin board outside the City Hall Council Chamber, 116 E. Foothill Boulevard on (Date).

Kathleen R. Sessman, MMC
City Clerk
Item #3. Page 10
Meeting Date: 12/12/2023 / Packet Page #: 117
AMENDING GMC 5.32

INCREASE THE NUMBER OF EVENTS
Community Development Department
City Council
December 12, 2023
Valerie Velasquez , Economic Development and Housing Manager CityOfGlendora.org Item #3. Page 11
Meeting Date: 12/12/2023 / Packet Page #: 118

PARKLETS IN THE VILLAGE
Parklets introduced in 2020
• Permanent in 2022
Parklets & Village Improvements:
• Increased the liveliness of the Village.
• Provide new opportunities for activity.

Activity in the Village adds synergy to the Village as a whole.

Item #3. Page 12
Meeting Date: 12/12/2023 / Packet Page #: 119
Businesses in the Village requested to have regular entertainment GMC 5.32: Special Outdoor Display Event
• Allows for an event to be conducted outdoors throughout the City • In public right of way: Sidewalk or Parklet areas
• Permit is Required
• Limited to three events per business/property (three days) REQUEST FOR INCREASED EVENTS Item #3. Page 13
Meeting Date: 12/12/2023 / Packet Page #: 120

BID RECOMMENDATION
September 2023, BID Board directed staff to prepare Ordinance to Amend GMC 5.32 to increase number of events permitted.

November 2023, BID Board reviewed and recommended approval of the draft Ordinance amending GMC 5.32.

Summary of proposed Ordinance:
• Addition of Section 5.32.030(c), exclusive to the BID • Twenty-Four Events per year per event sponsor
• Events with amplification will require 10-day notice and signature Item #3. Page 14
Meeting Date: 12/12/2023 / Packet Page #: 121

RECOMMENDATIONS

1. Adopt a Categorical Exemption pursuant to §15378(b)(2), 15378(b)(5), 15060(c)(2) and 15061(b)(3) of the California Environmental Quality Act Guidelines;

2. Introduce for first reading an ordinance entitled, “AN ORDINANCE OF THE CITY COUNCIL AMENDING TITLE 5 (BUSINESS LICENSES AND REGULATIONS) SECTION 5.32 (SPECIAL OUTDOOR DISPLAY EVENTS); and

3. Schedule second reading and adoption of the ordinance for the January 9, 2024 City Council meeting.

That the City Council:

Item #3. Page 15
Meeting Date: 12/12/2023 / Packet Page #: 122

STAFF REPORT
TO: MAYOR AND COUNCIL MEMBERS DATE: DECEMBER 12, 2023
FROM: COMMUNITY DEVELOPMENT DISTRICT(S): CITYWIDE
SUBJECT: FIRST READING AND INTRODUCTION OF AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF GLENDORA, CALIFORNIA AMENDING CERTAIN SECTIONS OF TITLE 20 (SUBDIVISIONS) AND TITLE 21 (ZONING) OF THE GLENDORA MUNICIPAL CODE IN ORDER TO IMPLEMENT VARIOUS HOUSING PRODUCTION ACTIONS FROM THE 6TH RHNA CYCLE (2021-2029) GENERAL PLAN HOUSING ELEMENT (PROJECT PLN23- 0016)

RECOMMENDATION
That the City Council:

1. Introduce for first reading an Ordinance entitled “AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF GLENDORA, CALIFORNIA AMENDING CERTAIN SECTIONS OF TITLE 20 (SUBDIVISIONS) AND TITLE 21 (ZONING) OF THE GLENDORA MUNICIPAL CODE IN ORDER TO IMPLEMENT VARIOUS HOUSING PRODUCTION ACTIONS FROM THE 6TH RHNA CYCLE (2021-2029) GENERAL PLAN HOUSING ELEMENT.” (PROJECT PLN23-0016).

2. Direct the preparation of a summary of ordinance for publication pursuant to Govt Code 36933 and Resolution CC 2018-40.

STRATEGIC FOCUS AREAS
 Goal 1: Implement Strategic Economic Development (ISED)  Goal 7: Enhance Community Engagement and Presence (ECEP)

EXECUTIVE SUMMARY
The Housing Element includes goals and policies to address Glendora’s identified housing needs. The goals and policies are implemented through a series of housing programs and associated actions that comprise the specific measures the City will undertake to implement the Housing Element. The proposed Ordinance constitutes the second package of implementation measures for the adopted Housing Element.

Program 16 of the Housing Element which comprises 31 Action Items, or commitments the City made to increase housing production through process streamlining, removal of regulatory constraints, implementation of development incentives, and/or affordable housing incentives. Specifically, this proposed Ordinance implements 17 of the Housing Production Action Items associated with Program 16 through a series of amendments to the Glendora Municipal Code (GMC) (Housing Element, Table 41, pp. 107-113). The Planning Commission unanimously approved the recommendation of this proposed Ordinance for City Council approval on November 7, 2023.

LEGISLATIVE HISTORY / PREVIOUS ACTIONS
State law requires every city in California to maintain a General Plan to guide the long-term physical, social, and economic growth of the community. In 2007, the City of Glendora completed a comprehensive update to the General Plan, known as “Community Plan 2025”. The update was a community-driven process that identified strategic goals and priorities pertaining to new development and the quality of life in Glendora. The General Plan includes seven mandatory elements, or chapters, as required by State law:

Land Use, Housing, Circulation, Open Space and Recreation, Safety, Conservation, and Noise. It also includes two optional elements: Air Quality and Historic Preservation.

Item #4. Page 1
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Staff Report Page 2 of 7
The State of California's Housing Element Law, enacted in 1969, acknowledges that housing is a matter of statewide importance, and requires that local jurisdictions in California engage in detailed planning for their residential needs by including a housing element in their General Plan (California Government Code Sections 65580 - 65589.11). Local governments must adopt plans and regulatory systems that provide opportunities for and do not unnecessarily constrain housing development. 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. SCAG adopted a RHNA Final Allocation for the region in 2021. The RHNA is the State’s projection of additional housing units needed to accommodate projected household growth at all income levels. Each locality’s RHNA is segmented into four income categories of very low, low, moderate, and above moderate income. Glendora’s 6th Cycle RHNA allocation by income level is 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
The City held a joint meeting on April 25, 2022 of the City Council and Planning Commission, to consider revisions to the draft Housing Element to address comments received from HCD and further engage the community on the Housing Element. The Council and Commission ultimately adopted 17 Programs, including 31 Housing Production Action Items to be incorporated into the Housing Element and submitted to HCD for consideration. The 31 Action Items were incorporated into the Housing Element which was subsequently sent to HCD for certification.

The City Council adopted the Regional Housing Needs Assessment (RHNA) 6th Cycle Housing Element (the “Housing Element”) on December 13, 2022.

On August 10, 2023, the California Department of Housing and Community Development (HCD) certified Glendora’s Housing Element by making a finding of substantial compliance with State law.

On July 11, 2023, the City Council adopted the first ordinance amending the GMC and the Official Zoning Map pursuant to the 2021-2029 General Plan Housing Element - Programs 8 and 9 (Project PLN23-0003, Ordinance 2077). It amended the Glendora Municipal Code (GMC) to rezone and increase housing density in line with the adopted plan.

On November 7, 2023, the Planning Commission unanimously recommended the ordinance be presented for the consideration and approval by Glendora City Council.

DISCUSSION
The Housing Element represents an awareness of the need within the City of Glendora to assure that housing is provided for all economic segments of the community. The Housing Element also satisfies the legal requirements that housing policy be a part of the General Plan. The Glendora Housing Element Item #4. Page 2
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complies with the 2021-2029 6th housing cycle update for jurisdictions in the Southern California Association of Governments (SCAG) region. Section 5 (Housing Plan) of the Housing Element establishes the City’s goals, policies, and programs to address Glendora’s identified housing needs. The Housing Plan contains 17 Housing Programs, which are the core of Glendora’s housing strategy. Programs include ongoing programs, procedural changes, zoning ordinance changes, and other actions that implement housing policies and help achieve housing goals.

Program 16 of the Housing Element Table 41 includes a matrix of 31 Housing Production Action Items constituting a series of code revisions and programs to facilitate housing production and to promote economic development consistent with community expectations. In addition, many of these actions have the impact of affirmatively furthering fair housing, especially in fostering housing mobility by facilitating multifamily, and special needs housing and introducing housing in higher resource areas by emphasizing on the equitable treatment between single-family and multifamily housing and streamlining approval of affordable and special needs housing.

This proposed Ordinance implements 17 of the first 20 Action Items from Program 16, Table 41, excluding Action Items 1, 14, and 18 as they require additional research and discussion (Housing Element pp., 107- 113).

Program 16: Facilitate Housing Production
Within the Housing Element, the actions are organized by whether they are process streamlining, removal of regulatory constraints, implementation of development incentives, and/or affordable housing incentives.

The following housing production action items are from Table 41:

A. Increase threshold for discretionary review | Process Streamlining (Section 6 of Ordinance) Required Action 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.
 11-25 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 (Director Approved).  26+ units – Major DPR required, which includes a Planning Commission Public Hearing.

Implementation: Amend Chapter 21.02.040, Section 4 of the Zoning Code so that projects under 11 dwelling units are subject to an administrative review process (without Director or Planning Commission review and approval), projects between 11 and 25 dwelling units are subject to Director Approval, and limit Planning Commission review to larger projects above 25 dwelling units.

B. Increase Threshold for Large, Posted Notification Signs | Process Streamlining (Section 4 of Ordinance)
Required Action 3: Increase threshold for large, posted notification sign boards to projects greater than 10 residential units. Currently, applications for just five residential units require a large sign. Commercial projects of 10,000 square feet and larger also require a large, posted sign. To supplement noticing, create a website 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.

Implementation: Amend Chapter 21.01.030.B of the Zoning Code to increase the threshold of large, posted signs from five (5) residential units to 11. Also, the requirement for a deposit is removed as we do not collect these in practice. Language regarding citations and fines was added in case a sign is not removed. In the future, as the City implements an interactive Geographic Information System (GIS), a Item #4. Page 3
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layer will be added showing significant development projects. As an interim measure, the City will provide static maps of current, significant developments to be updated periodically.

C. Eliminate 2,000 Foot Radius Notice Requirement | Removal of Regulatory Constraints (Section 4 of Ordinance)
Required Actions 4, 11: Eliminate the 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. The 2,000-foot radius and above necessary 500- foot mailing is a Glendora-created regulatory constraint.

Implementation: Amend Chapter 21.01.030 of the Zoning Code to strike this requirement and reduce the radius of our mailed notices from 500 feet to 300 feet to be consistent with State law.

D. Eliminate requirement for large, posted signs for general plan amendments | Process Streamlining (Section 4 of Ordinance)
Required Action 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 Action #3, including the creation of an interactive map.

Implementation: Amend GMC to eliminate Section 21.01.030.E.2.iii of the Zoning Code and cash deposit requirement.

E. Eliminate Planning Commission Approval of Final Maps | Process Streamlining (Section 3 of Ordinance)
Required Action 6: Eliminate final subdivision map review by Planning Commission. Go directly to City Council for approval of final maps.

Implementation: Amend Chapter 20.16.020 Filing Maps to strike Planning Commission from submittal and approval process.

F. New Certificate of Compliance Section | Process Streamlining (Section 3 of Ordinance) Required Action 7: 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.

Implementation: The proposed ordinance adds a Chapter 20.10 Certificate of Compliance section to the Glendora Municipal Code (GMC) Chapter 20 regulating subdivisions.

G. Eliminate minimum individual unit sizes for multifamily | Regulatory Constraints (Section 13 of Ordinance)
Required Action 8: Eliminate minimum individual residential unit sizes for multifamily projects. Current standards require minimum size based on bedroom count. Size includes 800 square feet for a onebedroom; 1,000 square feet for a two-bedroom; and 1,200 square feet for a three-bedroom apartment.

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.

Implementation: Eliminate minimum individual residential unit sizes for multifamily from Chapter 21.A.B Table B of the GMC.

H. Revise side and rear setbacks in the residential zones | Regulatory Constraints (Sections 8, Item #4. Page 4
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11, 12, 13 of Ordinance).

Required Action 9: Revise side and rear setbacks in the single family residential (SFR) zones (R-1, E-3, E4, 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 Accessory Dwelling Units (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, depending on the zone. In MFR zones, the rear setback is 20 feet. The change would only apply to first or ground floor (new 4-foot setback). Second floor rear setbacks would remain (SFR is 25 feet and 35 feet and MFR is 20 feet).

Implementation: Revise 21.A.A Table A and 21.A.B Table B to have 4-foot side and rear setbacks.

Additionally, though not expressly stated in the Housing Element, revise Chapter 21.04.010 and 21.04.020 to be consistent with new setbacks for other accessory structures, and exempt accessory dwelling units and secondary SB 9 units from limits on number of accessory structures in single family zones. Also, revise height limit for accessory buildings in Chapter 21.04.020 so that multifamily residential zones height limit is consistent with single family zones (from 15 feet to 16 feet).

I. Eliminate Time Extension Fee | Process Streamlining (Section 5 of Ordinance) Required Action 10: 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.

Implementation: Amend Chapter 21.02.010.E of the Zoning Code to allow approval of time extension by Director and not just the original reviewing body (Planning Commission or City Council). The Master Fee Schedule will be updated at the next annual update to eliminate the time extension fee.

J. Eliminate Supplemental Notice Requirements for Signage | Removal of Regulatory Constraints (Section 4 of Ordinance)
Required Action 12: Eliminate supplemental notice requirement for small-posted signs in the public rightof-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 website.

Implementation: Amend Chapter 21.01.030 of the Zoning Code to strike this requirement for supplemental noticing in the form of signage.

K. Increase Standard Time Limit for Construction | Process Streamlining (Section 5 of Ordinance)
Required Action 15: 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 complex regulations, cost, and a tight market for qualified design and construction professionals.

Implementation: Amend Chapter 21.02.010.E of the Zoning Code to increase the time limit for a permit following entitlement from 18 to 24 months.

L. Limit Separate Non-conforming Lot Application | Process Streamlining (Section 7 of Ordinance)
Required Action 13: If a multifamily 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.

Implementation: Amend Chapter 21.01.030.B.2 of the Zoning Code to exempt otherwise conforming Item #4. Page 5
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multifamily development from non-conforming lot application process.

M. Eliminate the 20 foot height maximum for multifamily housing that is within 40 feet of a single-family zone | Regulatory Constraints (Section 13 of Ordinance) Required Action 16: Eliminate the 20 foot height maximum for projects in a multifamily 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.

Implementation: Revise 21.A.B Table B to eliminate aforementioned height limit.

N. Allow flexibility in nonconforming lot line adjustments | Development Incentives (Section 7 of Ordinance)
Required Action 17: 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.

Implementation: Amend Section 21.03.030.B.3 of the Zoning Code to eliminate the 10% limit.

O. Eliminate floor area ratio (FAR) maximum for mixed use buildings including residential (Sections 10 and 15 of Ordinance)
Required Action 19: Eliminate FAR maximum for mixed use buildings. Separately apply dwelling unit/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.

Implementation: Amend Table 6-2 General Development Standards Requirements of the Route 66 Corridor Specific plan Town Center Mixed Use (TCMU) and Barranca Gateway (BG) to exclude mixed use projects with a residential component from maximum FAR limits. Chapter 2.31 Exhibit 2.3 of the Arrow Highway Specific Plan amended to have no maximum FAR limits for mixed use with residential component.

P. Eliminate 1-acre minimum lot size requirement for mixed use developments in the Route 66 Specific Plan and the Arrow Hwy Specific Plan (Sections 10 and 15 of the Ordinance) Required Action 20: 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 successful examples include the small project at 501 Route 66/Parker Project.

Implementation: Amend Table 6-1 Allowable Uses and Permit Requirements Route 66 Specific Plan Subdistricts and Chapter 2.31 Exhibit Table 2.3 of the Arrow Highway Specific Plan to remove the 1-acre minimum lot size requirement for mixed use developments.

FISCAL IMPACT
There is no direct fiscal impact associated with the adoption of the Ordinance. The elimination of overly burdensome zoning regulations is anticipated to reduce processing time and related staff time associated with new development and construction offsetting any revenue generated by fees recommended for elimination.

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ENVIRONMENTAL DETERMINATION
The City of Glendora, as the lead agency, is responsible for preparing environmental documentation in accordance with the California Environmental Quality Act (CEQA). On December 13, 2022, the Glendora City Council adopted a new General Plan Housing Element in compliance with the 6th RHNA Cycle (2021- 2029), and an Initial Study and Negative Declaration (IS/ND) were prepared [State Clearinghouse #2017041043]. The zoning amendments are consistent with the residential densities and total units considered in the IS/ND. Finally, the amendments are mostly minor changes to development standards and/or general/administrative process which will not result in any significant effects on the environment.

Prepared By Hans Friedel, AICP, Principal Planner
Concurs With Kurt Norwood, Planning Commission
Reviewed By Jeff Kugel, Community Development Director
Certified to Availability of Funds Kyle Johnson, Finance Director/City Treasurer Approved By Adam Raymond, City Manager
Legal Review William W. Wynder, City Attorney
CEQA Review Not Applicable
ATTACHMENTS:

A. Proposed Ordinance
B. Public Hearing Notice
C. Summary for Publication
D. Housing Element Resolution (CC 2022-62)
E. Adopted Housing Element
F. Housing Element Project Calendar
G. PowerPoint
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ORDINANCE NO. 23-___

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF GLENDORA, CALIFORNIA AMENDING CERTAIN SECTIONS OF TITLE 20 (SUBDIVISIONS) AND TITLE 21 (ZONING) OF THE GLENDORA MUNICIPAL CODE TO IMPLEMENT HOUSING PRODUCTION ACTIONS FROM THE 6TH RHNA CYCLE (2021-2029) GENERAL PLAN HOUSING ELEMENT

THE CITY COUNCIL
City of Glendora, California
WHEREAS, the City of Glendora (City) is aware of the State housing crisis and recognizes the need to provide housing for all economic segments of the community; and WHEREAS, the City has adopted a General Plan, which includes all the elements mandated by California Government Code Section 65302; and WHEREAS, on December 13, 2022 the City adopted a Housing Element for the 6th Regional Housing Needs Assessment (RHNA) to cover the planning period from 2021 through 2029; and
WHEREAS, pursuant to a joint meeting of the City Council and Planning Commission on April 25, 2022, the City Council adopted 31 action items (Action Items), which are incorporated into the Housing Element as “Table 41: Housing Production Actions”; and WHEREAS, this Ordinance provides for the implementation of Action Items: 2-13, 15- 17, and 20 as set forth in the City’s adopted Housing Element as a part of its General Plan, and as required by the State; and
WHEREAS, this Ordinance is consistent with the Initial Study and Negative Declaration prepared for the adopted General Plan Housing Element in compliance with the California Environmental Quality Act (CEQA); and
WHEREAS, the Planning Commission held a public hearing on Nov 7, 2023, after due notice was given as required by law, and recommended adoption of this Ordinance; and WHEREAS, the City Council held a public hearing on December 12, 2023, after due notice was given as required by law, at which time oral and documentary evidence was introduced along with the recommendation of the Planning Commission.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF GLENDORA, CALIFORNIA DOES HEREBY ORDAIN AS FOLLOWS:

SECTION 1. The foregoing recitals are true and correct and are incorporated herein by this reference.

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SECTION 2. The City of Glendora, as the lead agency, is responsible for preparing environmental documentation in accordance with the California Environmental Quality Act (CEQA). On December 13, 2022, the Glendora City Council adopted a new General Plan Housing Element in compliance with the 6th RHNA Cycle (2021-2029), and an Initial Study and Negative Declaration (IS/ND) were prepared [State Clearinghouse #2017041043]. The City Council finds the introduction and adoption of this Ordinance’s zoning amendments to be consistent with the residential densities and total units considered in the IS/ND as well as the housing production actions committed to the State for certification of the housing element. Finally, the amendments are mostly minor changes to development standards and/or general/administrative process which will not result in any significant effects on the environment.

SECTION 3. The following sections of Title 20 (Subdivisions) of the Glendora Municipal Code (GMC) are hereby added to the GMC and/or amended as shown below (with unaltered text provided for context and added text in bold italic and deleted text shown stricken through):

Chapter 20.10 CERTIFICATE OF COMPLIANCE

20.10.010 PURPOSE
Certificates of compliance provide a means for conferring legal status to parcels of land which were not created by legal means and shall be issued in accordance with California Government Code Section 66499.35 and this chapter.

20.10.020 APPLICABILITY
A certificate of compliance may be obtained for those parcels whose boundaries of record are not documented by a recorded final map, parcel map, official map, or certificate of exception which establishes legal status for the parcels.

20.10.030 FILING REQUIREMENTS
Applications for a certificate of compliance shall be made on forms provided by the Director of Community Development and shall include such items as may reasonably be required to make the necessary findings. A filing fee shall be paid as established by resolution of the City Council.

20.10.040 REVIEW PROCESS AND FINDINGS
The Director of Community Development shall review certificate of compliance applications and shall issue either a certificate of compliance or a conditional certificated of compliance.

Prior to issuance of either certificate, the Director shall base the determination for issuance on the following criteria:

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A. A certificate of compliance shall be issued for any parcel created prior to March 4, 1972, which meets the following criteria:

1. The parcel resulted from a division of land in which fewer than five parcels were created; and

2. At the time of creation of the parcels, there was no local ordinance regulating the division of land.

B. A certificate of compliance shall be issued for any real property, which has been approved for development pursuant to California Government Code Section 66499.34.

C. A conditional certificate of compliance shall be issued for any parcel which does not, or at the time of creation did not, comply with the provisions of state law or local ordinances regulating the division of land. A conditional certificate of compliance may include the following conditions:

1. If the subdivider was not the owner of record at the time of the initial land division, the conditional certificate of compliance may impose conditions which would have been applicable to a division of land on the date the subdivider acquired the property.

2. If the subdivider was the owner of record at the time of the initial land division and currently owns one or more of the parcels involved in the land division, the conditional certificate of compliance may impose conditions which would be applicable to a current division of land.

D. The parcel is consistent with the zoning and General Plan requirements which were in effect at the time the lot was created.

20.10.050 RECORDATION OF CERTIFICATES OF COMPLIANCE
Upon issuance of a certificate of compliance or a conditional certificate of compliance, the applicant shall file the document which identifies the real property and states that the parcel complies with the applicable provisions of this title and the Subdivision Map Act with the Los Angeles County Recorder’s Office.

20.16.020 Final Map
All final maps filed hereunder shall be filed with the city clerk. Not less than the original and five copies of each map offered shall be so filed. Such map shall consist of the title sheet and as many additional sheets as shall be required to show the land to be subdivided with all requirements of the Subdivision Map Act and of this title. One copy shall be delivered to the city engineer, one to the city attorney, one to the city clerk, one to the planning commission and one copy to be returned to the subdivider with the required changes, corrections and additions, if any, noted thereon. The original map shall also be returned to him or her for corrections if required.

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In addition to the above, the information required under Section 20.12.020, regarding tentative maps, shall also be furnished with final maps.

After the final map or record of survey map has been approved by the commission, city engineer and council, and checked and approved by the county surveyor and recorded, three black or blue line prints or sets of prints of such record map, including the title sheet, shall be immediately furnished to the city clerk, one of each such prints or sets of prints for the city clerk, commission and city engineer.

SECTION 4. The following sections of Chapter 21.01.030 are hereby amended as shown below with unaltered text provided for context and added text in bold italic and deleted text shown stricken through as follows:

21.01.030 General Administration.

E. Public Hearings. A public hearing shall be held by the reviewing body when required by state law or the provisions of this title or when deemed necessary or desirable by the reviewing body.

1. Notice of Hearing. At least ten days prior to a public hearing, notice of the date, time and place of the public hearing, the identity of the reviewing body, a general explanation of the matter to be considered and a general description, in text or by diagram, of the location of the subject property, if any, shall be given in the following manner:
a. Notice shall be published in a newspaper of general circulation in the city; b. Notice shall be mailed or delivered to all owners of real property as shown on the latest equalized assessment roll of the county assessor within five three (300) hundred feet of the subject property, with the following exceptions:
i. If the number of owners to whom notice would be mailed or delivered pursuant to this subsection or subsection (E)(1)(c) of this section is greater than one thousand, the city, in lieu of mailed or delivered notice, may provide notice by placing a display advertisement of at least oneeighth page in at least one newspaper of general circulation in the city, ii. For general plan amendments that designate non-residential real property for residential use, or would increase the density of residential use on real property, owners of real property within two thousand feet of the subject property shall be notified. Such notices shall be mailed or delivered even though the number of owners is greater than one thousand; c. Notice shall be mailed or delivered to the applicant and owner of the subject property or an authorized representative;
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d. Notice shall be mailed or delivered to any person who has filed a written request for notice with either the city clerk or the director. The city may charge a fee that is reasonably related to the costs of providing this service and may require each request to be annually renewed; e. Notice shall be mailed or delivered to each local agency expected to provide water, sewage, streets, roads, schools or other essential facilities or services to the project, whose ability to provide those facilities and services may be significantly affected; f. Any other manner deemed necessary or desirable by the reviewing body.

2. Supplemental Notice Requirement: Small Posted Signs. Whenever a public hearing is to be held by the planning commission or the city council on a proposed general plan amendment initiated by the city that designates non-residential real property for residential use, or would increase the density of residential use on real property; in addition to any other notice that may be required by law, the director shall cause the subject property to be posted in accordance with the following:
a. The property shall be posted with notices within the rights-of-way that abut the subject property not more than three hundred feet apart, provided that there shall be not less than three notices in all.
b. The notice shall be one and one-half feet by two feet in size and shall be headed “NOTICE OF GENERAL PLAN AMENDMENT” in letters of not less than one inch in height and in legible lettering shall include the date, time and place of the public hearing, the identity of the hearing body, telephone number of contact person to respond to questions or to attend a neighborhood meeting, a general explanation of the matter to be considered and a general description, in text or by diagram, of the location of the real property.
c. Posting of the notice shall be completed at least ten days prior to the date of the public hearing.

Provided the director has made a good faith effort to comply with these posted sign notice requirements, no action by the planning commission or city council relative to the proposed general plan amendment shall ever be invalidated by any court for failure to post the notices required by this subsection.

32. Supplemental Notice Requirements: Large Posted Signs. a. Applicability. In addition to standard notice requirements in subsection (E)(1) of this section, large four-foot by eight-foot sign or signs shall be required to be posted at the project site for development related projects that require a public hearing in any one of the following circumstances:
i. Projects or subdivisions that involve the development of five eleven (11) or more new residential units; or
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ii. Projects that involve the new development of ten thousand or more non-residential square feet of interior habitable area; or
iii. General plan amendments initiated by property owners that designate non-residential real property for residential use, or would increase the density of residential use on real property; iii. iv. As determined to be necessary and desirable by the director based on the nature of the proposed project. For large projects, the director may determine that more than one sign is necessary.

The purpose of the supplemental large sign notice requirement is to notify the community and the neighbors in the affected area early in the review process, allowing the applicant and the city the benefit of citizens’ comments during the initial stages of project review.

If it is determined upon initial submittal that a large, four-foot by eight-foot notification sign(s) is necessary, the applicant shall be notified of required cash deposit and sign permit filing requirements within thirty days as part of the city’s project application review process. A cash deposit as established by fee resolution is required to ensure compliance with the supplemental notification requirements including maintenance and removal of the large notification sign. The project application shall not be deemed complete until the large sign is installed and required cash deposit made.
b. Sign Criteria/Maintenance. All large notification sign(s) shall be installed by the applicant at the project site. In order to implement the large signs as an effective form of public notification, the following rules and standards shall apply:
i. Sign Size and Specifications. All large sign(s) shall be four (4) feet by eight (8) feet in size and be constructed to the specifications of Figure 21.01.030(A). The specific project information text on the sign shall be provided by the planning department.

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FIGURE 21.01.030(A) DESIGN OF LARGE NOTIFICATION SIGN
ii. Location and Installation Standards. All large sign(s) shall be installed according to the specifications of Figure 21.01.030(B). The location for the sign(s) on the project site shall be determined by the director.

FIGURE 21.01.030(B) LARGE NOTIFICATION SIGN SPECIFICATIONS iii. Sign Removal and Maintenance. All large sign(s) must be kept adequately maintained and remain in place until the final decision on the application has been made or the application is withdrawn. All large sign(s) shall be removed by the applicant within thirty days of the final decision or date of withdrawal. Failure to remove the sign within the prescribed period may result in forfeiture of the cash deposit citations/fines and removal of the sign by the city.

4. Other Notice Requirements. Notices required by this section shall be in addition to any other or different notice required by other provisions of this code or by state law; provided, however, that nothing therein shall require separate notices to be given if the same notice will satisfy the requirements of this section and any other applicable section of this code or state law.

5. Failure to Give/Receive Notice. The failure of any person to receive notice pursuant to this title shall not constitute grounds for any court to invalidate the action for which notice was given. No action, inaction or recommendation regarding any project by the director, planning commission or city council shall be held void or invalid or be set aside by any court by reason of any error or omission pertaining to the notices, including the failure to give any notice required by this section, unless the court after an examination of the entire case shall be of the opinion that the error or omission complained of was prejudicial, and that by reason of such error or omission the party complaining or appealing sustained and suffered substantial injury, and that a different result would have been probable if such error or omission had not occurred or existed. There shall be no Item #4. Page 14
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presumption that error or omission is prejudicial or that injury was done if error or omission is shown.

6. Continuance of Hearing. Any public hearing may be continued to a time and date certain by the reviewing body subject to limitations provided by law and no further notice need be given.

SECTION 5. The following section of Chapter 21.02.010 is hereby amended as shown below with unaltered text provided for context and added text in bold italic and deleted text shown stricken through as follows:

21.02.010 Permit applications.

E. Time Limit. Any permit granted pursuant to the provisions of this chapter is conditional upon the use and/or construction work beginning within eighteen twenty-four (24) months after the effective date of the approval, or such other period specified as a condition of approval. If the use or construction work is not started within the required time and carried on diligently to completion, the permit shall become void; however, the reviewing body or Director, may extend the time limit in the case of unavoidable delay. The applicant must submit a written request to the reviewing body Director for a time extension at least thirty days before the original time limit expires. Consideration of a time extension does not require a public hearing even if a hearing was required for the original permit.

SECTION 6. The following sections of Chapter 21.02.040 are hereby amended as shown below with unaltered text provided for context and added text in bold italic and deleted text shown stricken through as follows:

21.02.040 Development plan review.

A. Purpose. This section provides procedures whereby development plans can be reviewed to ensure orderly development, aesthetic design, safe and harmonious placement and to:

1. Prevent or minimize adverse impacts on property in the vicinity;

2. Implement the general plan and applicable specific plans;

3. Protect the public health, safety and welfare;

4. Site structures and other improvements in a manner that is in harmony with the terrain and existing developments in the vicinity;

5. Encourage and promote energy-efficient design.

B. Projects requiring development plan review (the reviewing body is in parenthesis):

1. Hillside development (commission);
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2. Multiple-family projects—Apartments, condominiums and cooperatives (commission); a. 1-10 dwelling units, 1-10 units, allow by-right (Applicants apply directly for building permits);
b. 11-25 dwelling units (director);
c. More than 25 dwelling units (commission);

3. Construction of non-residential building area over five thousand square feet (commission);

4. Planned redevelopment (commission, council);

5. Planned development (commission, council);

6. Civic Center Area plan development, exclusive of permits for signage and awnings (commission);

7. Mobilehome park overlay development (commission);

8. Second story construction for all single-family residential zones including hillside lots (director);

9. Non-residential construction greater than two stories (commission);

10. Mixed-Use development (commission);

11. Temporary structures (commission);

12. Relocated structures (commission);

13. Tennis courts (commission);

14. Public facilities located in residential zones (commission);

15. Recycling facilities, except single-feed vending machines (director);

16. Open space development (commission);

17. Gated communities (commission council);

18. Radio and television broadcasting antennae, private transmitting antennae and satellite receiving antennae (director);

19. Cantilevered decking (director).

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SECTION 7. The following sections of Chapter 21.03.030 are hereby amended as shown below with unaltered text provided for context and added text in bold italic and deleted text shown stricken through as follows:

21.03.030 Nonconforming lots, structures, improvements, and uses.

A. Purpose. This section is intended to regulate the use and development of nonconforming lots, the use and alteration of nonconforming structures and improvements, and the continuation of nonconforming uses.

B. Nonconforming Lots. A nonconforming lot may be used, developed, or improved subject to the following:

1. A nonconforming lot shall only be allowed those uses that are permitted by the underlying zone and such uses shall be subject to all other provisions of this title. (Exception: See nonconforming uses in subsection D of this section.)

2. A nonconforming lot, other than a multifamily zoned lot, may be developed or improved provided that the nonconforming lot was legally created and the development or improvement and uses conforms to all provisions of the Glendora Municipal Code, including the standards of the applicable zone, with the exception of the nonconforming lot size, dimension or configuration. A nonconforming lot may not be developed or improved if the development or improvement does not conform to all provisions of the Glendora Municipal Code, except for lot size, dimension or configuration, unless a nonconforming lot development plan review permit is granted pursuant to Section 21.02.045 of this title and the nonconforming lot was legally created. A multifamily zoned lot which is nonconforming in lot size, dimension and configuration shall obtain approval of a nonconforming lot development plan review.

3. Nonconforming lots may be merged and/or reconfigured with conforming or nonconforming lots to create the same or fewer number of lots but which conform more closely to the applicable standards of the underlying zone subject to all other provisions of this title., provided that the resulting lot(s) sizes and dimensions are not deficient by more than ten percent of the requirements of the underlying zone.

C. Nonconforming Structures and Improvements. A nonconforming structure or improvement may be used or altered subject to the following:

1. A nonconforming structure or improvement shall only be used for those uses that are permitted by the underlying zone and such uses shall be subject to all other provisions of this title. (Exception: See nonconforming uses in subsection D of this section.)

2. An addition to a nonconforming structure or improvement shall be subject to the applicable standards of the underlying zone and all other provisions of this title; however, the nonconforming structure or improvement shall not be required to conform to the provisions of this title.

Item #4. Page 17
Meeting Date: 12/12/2023 / Packet Page #: 139
Ordinance No. ____ Page 11 of 22

3. The repair, maintenance, renovation, rehabilitation, or partial replacement of a nonconforming structure or improvement shall not result in a greater nonconformity to the provisions of this title.

4. The complete replacement of a nonconforming structure or improvement shall require that the replacement conform to the provisions of this title, unless the planning commission approves a request for an exception.

5. If the use of a nonconforming structure or improvement is discontinued for a period of one hundred eighty days or more, the nonconforming structure or improvement shall be removed or altered to conform to the provisions of this title, unless the planning commission approves a request for an extension of time.

D. Nonconforming Uses. The continuance of a nonconforming use is subject to the following:

1. A nonconforming use that is expanded, intensified, altered, terminated, abandoned, or discontinued for a period of one hundred eighty days or more shall be removed or altered to conform to the provisions of this title, unless the planning commission approves a request for a conditional use permit.

2. The development or improvement of any property shall require that all nonconforming uses be removed or altered to conform to the provisions of this title, unless the planning commission approves a request for a conditional use permit.

3. No nonconforming use may be expanded, intensified, or altered, unless the planning commission approves a request for a conditional use permit.

SECTION 8. The following sections of Chapter 21.04.020 are hereby amended as shown below with unaltered text provided for context and added text in bold italic and deleted text shown stricken through as follows:

21.04.020 Multiple-family residence.

A. Purpose. The purpose of the multiple-family residential zones is to provide for the development of multiple-family residences and compatible uses in a manner that harmonizes with the residential character of the city. This designation is intended for medium to high density residential development. The multiple-family residence zones are:

1. R-2 (Restricted multiple-family residence);

2. R-3 (Multiple-family residence);

3. GA (Garden apartments);

4. LGA (Limited garden apartments).

Item #4. Page 18
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Ordinance No. ____ Page 12 of 22
B. Permitted Uses.

1. Multiple-Family Residences and Accessory Buildings. Development shall be subject to development plan review prior to the issuance of permits in accordance with Section 21.02.040.

2. Single-Family Residence Zone Uses. Uses permitted in the single-family residence zones subject to the development standards of the R-1 single-family zone.

3. City Facilities. Development shall be subject to development plan review prior to the issuance of permits in accordance with Section 21.02.040.

4. Supportive housing, and transitional housing.

C. Uses Permitted Subject to Conditional Use Permit.

1. Uses permitted subject to a conditional use permit in the single-family residence zones;

2. Retention of an existing single-family residence or accessory building on property being developed with multiple-family residences, with the exception of properties being developed with an accessory dwelling unit.

D. Development Standards.

1. Multiple-Family Residences. Lot area, lot area per unit, lot width, lot depth, floor areas, building heights and setbacks shall be as specified in Table B (see appendix).

2. Accessory Buildings. The following requirements shall apply to accessory buildings with the exception of properties that include an accessory dwelling unit as defined in Section 21.01.020(C) and required by Section 21.04.040 of this title:
a. The floor area of a detached accessory building shall not exceed one thousand six hundred square feet.
b. The maximum height shall be fifteen sixteen (16) feet, but not exceeding one story.
c. Detached accessory buildings shall be set back a minimum of three four (4) feet from side and rear property lines and located no closer to a street than the main building or the front and street side yard setbacks, whichever distance is greater. d. Detached accessory buildings with direct vehicular access from a public alley shall be located a minimum of twenty-five feet from the opposite side of the alley. e. Attached accessory buildings shall be subject to the setback requirements of the main buildings.

Item #4. Page 19
Meeting Date: 12/12/2023 / Packet Page #: 141
Ordinance No. ____ Page 13 of 22
[NOTE: THE REMAINDER OF THE TEXT OF SECTION 21.04.020 IS NOT INCLUDED AS NO FURTHER CHANGES ARE PROPOSED BY THIS ORDINANCE] SECTION 9. The following portion of Table 6-1 of Chapter 21.10.330 is hereby amended as shown below with unaltered text provided for context and deleted text shown stricken through as follows:

Table 6-1
Allowable Uses and Permit Requirements
Route 66 Specific Plan Subdistricts
Permit Requirement by District
Land Use BG GCG GRG TCMU GLG CRR RSC LHG TCO Notes:

Mixed-Use
Developments
Retail/Office and
Residential
P — — P — — — — — 1 acre minimum lot size
required
SECTION 10. The following portions of Table 6-2 set forth in Chapter 21.10.350, are hereby amended as shown below with unaltered text provided for context and added text in bold italic and deleted text shown stricken through as follows:

Table 6-2
General Development Standards
Requirements by Individual Zoning Subdistrict
….

Development Feature RSC Route 66 Serv. Comm. TCMU Town Center Mixed Use Floor Area Ratio 0.30 FAR 0.50 FAR (commercial);

1.0 FAR (mixed-use). Structured parking
not included in FAR calculation.

Dwelling Units (du/ac) — 30 du/ac maximum, 24 du/ac minimum (4)
Setbacks Required
Front (Building) 20 feet 15 feet
Front (Parking) 10 feet 5 feet; landscaping required
Side (each) 0 feet; when abutting residential, 10
feet. Additional setbacks may be
imposed during design review
process
0 feet; when abutting residential, 10 feet
for first 2 stories above ground level.

Thereafter, 5 feet for each additional
story. Additional setbacks may be
imposed during design review process
Street side 20 feet 15 feet
Item #4. Page 20
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Ordinance No. ____ Page 14 of 22
Development Feature RSC Route 66 Serv. Comm. TCMU Town Center Mixed Use Rear(1) 0 feet; when abutting residential, 10
feet. Additional setbacks may be
imposed during design review
process
0 feet; when abutting residential, 10 feet
for first 2 stories above ground level.

Thereafter, 5 feet for each additional
story. Additional setbacks may be
imposed during design review process
Minimum Required Street Frontage 300 feet 150 feet
Maximum Height Limit 35 feet/2 stories; whichever is less 45 feet/3 stories; whichever is less(3) Accessory Structures See Section 21.10.400 (Accessory Uses and Structures) Landscaping Requirements See Section 21.10.380 (Landscaping Standards) Parking See Section 21.10.370 (Parking Standards)
Signs See Section 21.10.390 (Sign Standards)
Development Feature GCG Grand Commercial Gateway BG Barranca Gateway Floor Area Ratio 0.35 FAR 0.35 FAR (commercial); 0.75 FAR (mixed-use). Structured parking not
included in FAR calculation.

Dwelling Units (du/ac) — 30 du/ac maximum, 24 du/ac minimum (4)
Setbacks Required
Front (Building) 20 feet; parcels providing frontage
along Route 66 shall require 15 feet
15 feet
Front (Parking) 10 feet 5 feet; landscaping required
Side (each) 0 feet; when abutting residential, 10
feet. Additional setbacks may be
imposed during design review
process
0 feet; when abutting residential, 10 feet.

Additional setbacks may be imposed
during design review process
Street side 20 feet 15 feet
Rear (1) 0 feet; when abutting residential, 10
feet. Additional setbacks may be
imposed during design review
process
0 feet; when abutting residential, 10 feet.

Additional setbacks may be imposed
during design review process
Minimum Required Street Frontage 150 feet 150 feet
Maximum Height Limit 35 feet/2 stories; whichever is less 45 feet/3 stories; whichever is less (3) Accessory Structures See Section 21.10.400 (Accessory Uses and Structures) Landscaping Requirements See Section 21.10.380 (Landscaping Standards) Parking See Section 21.10.370 (Parking Standards)
Signs See Section 21.10.390 (Sign Standards)
.…
Notes:
(1) Not required when rear property line is adjacent to flood control channels, railroads or public utility right-of-way.
(2) Diagram A illustrates the corner radius concept.
(3) No structure or any portion or appurtenance shall exceed 45 feet in height. (4) Minimum du/ac (80% of max density) at designated RHNA housing sites only.

SECTION 11. The following sections of Table A set forth under Chapter 21.A.A of the GMC are hereby amended as shown below with unaltered text provided for context and added text in bold italic and deleted text shown stricken through as follows:

Item #4. Page 21
Meeting Date: 12/12/2023 / Packet Page #: 143
Ordinance No. ____ Page 15 of 22
Table A
Development Standards
Single-Family Residence Zones
Zone
Minimum
Lot Area
Minimum
Lot
Width*
Minimum
Lot Depth
Minimum
Front
Setback
***
Minimum Side
Setback
Minimum
Street
Side
Setback
Minimum Rear
Setback
Maximum
Floor Area
Maximum
Second
Floor Area
Maximum
Height
R1 7,500 sq ft 70 ft 20 ft f 5 ft
4 ft (1st story)
5 ft (2nd story)
10 ft 25 ft
4 ft (1st story)
25 ft (2nd story)
E3 8,000 sq ft 70 ft
E4 8,500 sq ft 75 ft
E5 10,500 sq ft 85 ft
E6 12,500 sq ft
15,000 sq ft
100 ft
E7 See official
zoning map
100 ft
100 ft
25 ft 7 ft
4 ft (1st story)
7 ft (2nd story)
15 ft 35 ft
4 ft (1st story)
35 ft (2nd story)
35% FAR
not including
a 400 sq ft
attached or
detached
garage
*****
75% of first
floor
excluding a
400 sq ft
attached
garage
******
Two stories
not to
exceed 25 ft
RHR 43,560 sq ft 200 ft ** 200 ft ** 40 ft or n/a
10% of lot
depth,
whichever
is greater,
as
measured
from the
street ****
30 ft side yards shall total at
least 30% of the lot width
****
50 ft or 20% of
lot depth,
whichever is
greater ****
See §

21.04.030
for land
coverage
replacements
SECTION 12: The following sections of Chapter 21.04.010 of the GMC are hereby amended as shown below with unaltered text provided for context and added text in bold italic and deleted text shown stricken through as follows:

21.04.010 Single-family residence.

A. Purpose. The purpose of single-family residential zones is to protect and promote the unique single-family nature of the city by limiting the uses in such zones to residential and residentially compatible uses and by requiring standards for the use, maintenance and development of singlefamily residential zoned properties. The single-family residence zones are:

1. R-1 (Single-family residential);

2. E-3, E-4, E-5, E-6 and E-7 (Single-family estate);

3. RHR (Rural hillside residential).

B. Permitted Uses.

1. Single-Family Residences and Accessory Buildings. One single-family residence, an accessory dwelling unit, a junior accessory dwelling unit, and accessory buildings.

Item #4. Page 22
Meeting Date: 12/12/2023 / Packet Page #: 144
Ordinance No. ____ Page 16 of 22

2. Home Occupations as an Accessory Use to a Single-Family Residence. The establishment and conduct of home occupations shall comply with all of the following requirements to ensure that the use will be compatible with, and not detrimental to, the neighborhood:
a. There shall be no exterior evidence of the conduct of a home occupation. b. The home occupation shall be conducted only within the enclosed living area of the residence or an enclosed, roofed accessory building. c. There shall be no storage of hazardous materials.
d. Only the residents of the residence shall be engaged in the home occupation. e. There shall be no sale of goods on the premises.
f. The establishment and conduct of the home occupation shall not change the principal character of the residence.
g. There shall be no signs posted other than those permitted in the zone in which the residence is located.
h. The required residential off-street parking shall be maintained. i. The conduct of the home occupation shall not create greater vehicular or pedestrian traffic than is normal for the zone in which it is located. j. There shall be no outside storage of goods, supplies, equipment or other materials. k. There shall be no pickups or delivery of goods, supplies, equipment, or other materials, except between the hours of seven a.m. and six p.m. l. The conduct of the home occupation use shall not create noise levels in excess of those permitted in the zone in which the residence is located.

3. Boarding House. Except as otherwise permitted by state or federal law, a boarding house is prohibited in single-family zones. Any boarding house use which is nonconforming by reason of adoption of this subsection or any amendment thereto or by annexation to the city of territory upon which a boarding house is located shall be abated, that is, removed or made to comply with the provisions of this chapter, within six months.

4. Care facilities including intermediate care facility/developmentally disabled habilitative which serves six or fewer persons or an intermediate care facility/developmentally disabled-nursing which serves six or fewer persons or a congregate living health facility, a “residential facility” defined by Section 1502 of the Health and Safety Code, or a “residential care facility” defined by the Health and Safety Code Section 1568.013 Item #4. Page 23
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Ordinance No. ____ Page 17 of 22
shall be considered a residential use of property and shall comply with the provisions of this chapter.

C. Uses Permitted Subject to Conditional Use Permit.

1. Churches;

2. Educational schools;

3. Lodge halls;

4. Child daycare centers in conjunction with a church;

5. Outdoor swap meets.

D. Development Standards.

1. Single-Family Residences. The minimum lot area, lot width, lot depth, floor area, setbacks and building height shall be as specified in Table A (see appendix to this title).

2. Accessory Buildings (Excluding Accessory Dwelling Units and SB 9 Secondary Units).
a. There shall be no more than two detached accessory buildings on any one parcel. b. The totaled floor area of all detached accessory buildings, including one detached accessory dwelling unit, shall not exceed one thousand square feet. c. The maximum height shall be sixteen feet, but not exceeding one story. d. Detached accessory buildings shall be set back a minimum of three four feet from side and rear property lines and located no closer to a street than the front and street side yard setbacks.
e. Attached accessory buildings shall be subject to the setback requirements of the single-family residence zones as specified in Table A (See Appendix to this title). [NOTE – THE REMAINDER OF THE TEXT OF CHAPTER 21.04.010 OF THE GMC IS NOT INCLUDED AS NO FURTHER CHANGES ARE PROPOSED BY THIS ORDINANCE] SECTION 13. The following provisions of Table B set forth in Chapter 21.A.B of the GMC are hereby amended as shown below with unaltered text provided for context and added text in bold italic and deleted text shown stricken through as follows:

Item #4. Page 24
Meeting Date: 12/12/2023 / Packet Page #: 146
Ordinance No. ____ Page 18 of 22
Table B
Development Standards
Multiple Family Residence Zones
Zone
Min.

Lot
Area
Min.

Lot
Area
Per
Unit
Min.

Lot
Width
Min.

Lot
Depth
Min.

Front
Setback
Min. Side
Setback
Min.

Street
Side
Setback
Min. Rear
Setback
Max.

Height
Min.

Floor
Area
Bachelor
Min.

Floor
Area 1
Bdr
Min.

Floor
Area 2
Bdr
Min.

Floor
Area 3
Bdr
Min.

Floor
Area 4
Bdr
LGA 40,000
sq ft
5,500
sq ft
120 ft 1,200
sq ft
1,400
sq ft
GA 40,000
sq ft
4,000
sq ft
120 ft
R2 10,000
sq ft
3,000
sq ft
80 ft
R3 10,000
sq ft
2,200
sq ft
80 ft
125 ft 20 ft 5 ft: one
story—10
ft—two story
4 ft (1st story)
10 ft (2nd
story)
20 ft 20 ft
4 ft (1st story)
20 ft (2nd
story)
2 stories
not to
exceed
25 ft—
20 ft
within
40 ft of
an
SFR
zone
600 sq ft 800 sq
ft
1,000
sq ft
SECTION 14. The following sections of Chapter 21.A.E Table E of the GMC are hereby amended as shown below with unaltered text provided for context and added text in bold italic and deleted text shown stricken through as follows:

Table E
Zoning Actions and Appropriate Reviewing Body
Planning Director Planning Commission City Council
1 Administrative Review Commercial Construction
over 5,000 sq. ft.

Gated Communities*
2 Cantilevered Decking Conditional Use Permits General Plan Amendments* 3 Lot Line Adjustments Hillside Development with
Grading
Planned Redevelopment*
4 Minor Conditional Use
Permit
Civic Center Area Plan
Development
Final Maps
5 Minor Modifications Mobilehome Park Overlay Planned Development* 6 Radio and Television
Broadcasting Antennae,
Private Transmitting
Antennae and Satellite
Receiving Antennae
Multifamily Residential
Projects - More than 25
dwelling units
Specific Plans*
7 Recycling Facilities Open Space Development Subdivisions* 8 Single-Family Second-Story
Construction
Public Facilities Located in
Residential Zones
Zoning Amendments*
Item #4. Page 25
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Ordinance No. ____ Page 19 of 22
9 Multifamily Residential
Projects – 11-25 dwelling
units
Wireless
Telecommunications
Facilities
Zone Changes*
10 Relocated Structures Development Incentives*
11 Construction Within HPOZ
and/or Historic Landmark
Property
12 Temporary Structures
13 Tennis Courts
14 Variances
* For these applications, the planning commission makes a recommendation to city council.

SECTION 15. The following sections of Chapter 2.31 Exhibit 2.3 of the Arrow Highway Specific Plan are hereby amended as shown below with unaltered text provided for context and added text in bold italic and deleted text shown stricken through as follows:

Exhibit 2.3
Land Use Zones
Zone Maximum DU/AC &
FAR
Maximum Height* and Related Standards
*Additional height may be allowed for visual relief and excellence in design, per Planning Director’s authorization
Residential Uses
Corridor High Density Residential C-HR 30 DU/AC Maximum, 24 DU/AC minimum (1)
3 stories, not to exceed 45 feet
Ground floor shall provide a minimum of 10 feet in interior height (finished floor to ceiling).

Corridor Medium High Density
Residential C-R3 20 DU/AC maximum,
16 DU/AC minimum (1) 2 stories, not to exceed 25 feet
Corridor Buffer Residential C-BR 20 DU/AC maximum,
16 DU/AC minimum (1)
2 stories, not to exceed 25 feet
1 acre minimum parcel size
Corridor Medium Density Residential C-R2 15 DU/AC maximum, 12 DU/AC minimum (1) 2 stories, not to exceed 25 feet
Nonresidential Uses
Corridor Commercial C-C3 0.5 FAR
2 stories, not to exceed 35 feet
Ground floor shall provide a minimum of 14 feet in interior height (finished floor-to-ceiling), subject to review and exception by the Planning Director.

Corridor Industrial C-I 0.5 FAR
2 stories, not exceed 35 feet
Ground floor shall provide a minimum of 14 feet in interior (finished floor-to-ceiling) height, subject to review and exception by the Planning Director.

Item #4. Page 26
Meeting Date: 12/12/2023 / Packet Page #: 148
Ordinance No. ____ Page 20 of 22
Office/Light Industrial Mixed-Use MU-I 0.5 FAR
2 stories, not to exceed 35 feet
Ground floor shall provide a minimum of 14 feet in interior (finished floor-to-ceiling) height, subject to review and exception by the Planning Director.

Minimum parcel for mixed-use development is 1 acre.

Transition Mixed-Use MU-T
Mixed-Use: Residential/
Commercial
30 DU/AC maximum,
24 DU/AC minimum (1)

1.0 FAR
Single Use: Commercial

0.5 FAR
Single Use:
30 DU/AC maximum,
24 DU/AC minimum (1)
3 stories, not to exceed 45 feet
Ground floor 10’ minimum interior
Minimum parcel for mixed-use development is 1 acre.

Mixed-Use Uses
Commercial Core Mixed-Use MU-CC
Mixed-Use: Residential/
Commercial
30 DU/AC maximum,
24 DU/AC minimum (1)

1.0 FAR
Single Use: Commercial

0.5 FAR
Single Use: Residential
30 DU/AC maximum,
24 DU/AC minimum (1)
3 stories, not to exceed 45 feet
Residential (single use or mixed-use) - Ground floor shall provide a minimum of 10 feet in interior (finished floor to ceiling) height.

Nonresidential (single use or mixed-use) - Ground floor shall provide a minimum of 14 feet in interior (finished floor to ceiling) height, subject to review and exception by the Planning Director.

Minimum parcel for mixed-use or residential is 1 acre.

Neighborhood Commercial
Mixed-Use MU-NC
Mixed-Use: Residential/
Commercial
30 DU/AC maximum,
24 DU/AC minimum (1)

1.0 FAR
Single Use: Commercial

0.50 FAR
Single Use: Residential
30 DU/AC maximum,
24 DU/AC minimum (1)
3 stories, not to exceed 45 feet
Residential (single use or mixed-use) - Ground floor shall provide a minimum of 10 feet in interior (finished floor to ceiling) height.

Nonresidential (single use or mixed-use) - Ground floor shall provide a minimum of 14 feet in interior (finished floor to ceiling) height, subject to review and exception by the Planning Director.

Minimum parcel for mixed-use or residential is 1 acre.

Open Space/Trail -- --- --
(1) Minimum du/ac (80% of max density) at designated RHNA housing sites only.

Item #4. Page 27
Meeting Date: 12/12/2023 / Packet Page #: 149
Ordinance No. ____ Page 21 of 22
SECTION 16. If any section, subsection, sentence, clause, or phrase of this Ordinance is for any reason held to be invalid or unconstitutional by a decision of any court of competent jurisdiction, such decision will not affect the validity of the remaining portions of this Ordinance.

The City Council declares that it would have passed this Ordinance and each and every section, subsection, sentence, clause, or phrase not declared invalid or unconstitutional without regard to whether any portion of the Ordinance would be subsequently declared invalid or unconstitutional.

SECTION 17. The City Clerk is directed to certify this Ordinance and cause it to be published in the manner required by law.

SECTION 18. This Ordinance shall become effective thirty days after the date of its adoption.

PASSED and ADOPTED this __ day of _____, 2023.

City Council of Glendora, California
BY: __________________________________

GARY BOYER
Mayor
APPROVED AS TO FORM:

Aleshire & Wynder, LLP
WILLIAM W. WYNDER
City Attorney

CERTIFICATION
I, Kathleen R. Sessman, City Clerk/Communications Director of the City of Glendora, do hereby certify that the foregoing Ordinance was introduced for first reading on the _____ day of ______, 2023. Thereafter, said Ordinance was duly approved and adopted at a regular meeting of the City Council on the _____ day of ______, 2023, by the following roll call vote:

AYES: COUNCIL MEMBERS:

NOES: COUNCIL MEMBERS:

ABSENT: COUNCIL MEMBERS:

ABSTAIN: COUNCIL MEMBERS:

I further certify that said Ordinance was published as required by law in a newspaper of general circulation in the City of Glendora, California on the _____ day of ______, 2023.

Item #4. Page 28
Meeting Date: 12/12/2023 / Packet Page #: 150
Ordinance No. ____ Page 22 of 22
Dated:

KATHLEEN R. SESSMAN
City Clerk/Communications Director
Item #4. Page 29
Meeting Date: 12/12/2023 / Packet Page #: 151

NOTICE OF PUBLIC HEARING
Planning Commission
_____________________________________________
NOTICE IS HEREBY GIVEN that the Planning Commission of the City of Glendora will hold a public hearing pursuant to §21.01.030(E) and §21.13 of the Glendora Municipal Code in the City Council Chamber of City Hall, 116 E. Foothill Boulevard, Glendora, California, to receive and consider all evidence and reports relating to the following application/project:

NOTICE IS FURTHER GIVEN that in the event that a state of emergency is in effect and that COVID protocols are imposed that require masking, vaccination verification and/or social distancing are in effect at the time scheduled to conduct this public hearing, it may be necessary to conduct a virtual City Council meeting utilizing the Zoom Video Communications platform. Enter meeting ID# cityofglenodra.org/zoom.

Hearing Date: Tuesday, December 12, 2023 at 7:00 p.m.

Case Number: PLN23-0016
Subject Property: Citywide
Request: City Council adoption of an ordinance of the City Council of the City of Glendora, California amending certain sections of Title 20 (Subdivisions) and Title 21 (Zoning) of the Glendora Municipal Code in order to implement various housing production actions from the 6th RHNA Cycle (2021-2029) General Plan Housing Element (Project PLN23-0016).

Applicant: City of Glendora
General Plan / Zoning: The ordinance applies to all General Plan areas, Specific Plan areas, and Zoning districts
Environmental: The City of Glendora, as the lead agency, is responsible for preparing environmental documentation in accordance with the California Environmental Quality Act (CEQA). On December 13, 2022, the Glendora City Council adopted a new General Plan Housing Element in compliance with the 6th RHNA Cycle (2021-2029), and an Initial Study and Negative Declaration (IS/ND) were prepared [State Clearinghouse #2017041043].

The zoning amendments are consistent with the residential densities and total units considered in the IS/ND. Finally, the amendments are mostly minor code changes to develop standards and/or general/administrative processes which will not result in significant effects on the environment.

Item #4. Page 30
Meeting Date: 12/12/2023 / Packet Page #: 152
Contact Person: Hans Friedel AICP, Principal Planner
[email protected] / (626) 914-4818
All interested parties are invited to attend said hearing and express their views on this matter. Should you be unable to attend the public hearing, your comments must be made in writing and delivered to the City Clerk prior to the scheduled hearing date. Related documents are on file for public inspection and copying for the cost of duplication, at the office of the City Clerk, 116 E. Foothill Blvd, Glendora, California, between the hours of 8:00 a.m. and 5:00 p.m., Monday through Friday, exclusive of holidays.

Further information on this item may be obtained or viewed at the following locations commencing on (November 30, 2023):

1. OFFICE OF THE CITY CLERK: 2. COMMUNITY DEVELOPMENT DEPT:

Glendora City Hall
City Clerk’s Office
116 E. Foothill Boulevard
Glendora, CA 91741
(626) 914-8210
Glendora City Hall
Planning Division
116 E. Foothill Boulevard
Glendora, CA 91741
(626) 914-8292
If you challenge this action(s) in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the Planning Commission at, or prior to, the public hearing.

Kathleen R. Sessman, MMC
City Clerk/Communications Director
Published: Thursday, November 30, 2023 (San Gabriel Valley Examiner)

CERTIFICATION
I, hereby certify that I posted a copy of this Notice on the bulletin board outside the City Hall Council Chamber, 116 E. Foothill Boulevard on November 30, 2023.

Kathleen R. Sessman, MMC
City Clerk/Communications Director
Item #4. Page 31
Meeting Date: 12/12/2023 / Packet Page #: 153

PUBLIC NOTICE

SUMMARY OF PROPOSED ORDINANCE
(AS PRESCRIBED BY GOVERNMENT CODE SECTION 36933 (c) (1)) NOTICE IS HEREBY GIVEN THAT at their meeting held Tuesday, December 12, 2023, the Glendora City Council introduced for first reading, proposed Ordinance XXXX, which if approved, will amend certain sections of Title 20 (Subdivisions) and Title 21 (Zoning) of the Glendora Municipal Code in order to implement various housing production actions from the 6th RHNA Cycle (2021-2029) General Plan Housing Element (Project PLN23-0016). The City Council will consider adoption of said ordinance at their meeting (January 9, 2024 2nd reading/adoption), at 7:00 p.m., in the Council Chamber, 116 E. Foothill Boulevard, Glendora, CA.

A full-text copy of the ordinance may be reviewed in the Office of the City Clerk of the City of Glendora at Glendora City Hall, 116 E. Foothill Boulevard, California, and online at www.cityofglendora.org under public notices.

Said ordinance will become effective 30 days after adoption.

The foregoing Ordinance was introduced for first reading at a Regular Meeting of the Glendora City Council by the following roll call vote:

AYES: COUNCILMEMBERS: XXXXXXXXX
NOES: COUNCILMEMBERS: None.

ABSENT: COUNCILMEMBERS: None.

ABSTAIN: COUNCILMEMBERS: None.

Dated: XXXX, XX 2023 Kathleen R. Sessman, MMC
City Clerk/Communications Director
Published in San Gabriel Valley Examiner: November 30, 2023 Item #4. Page 32
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RESOLUTION CC 2022-62

A RESOLUTION OF THE CITY COUNCIL APPROVING A GENERAL
PLAN AMENDMENT ADOPTING THE 2021-2029 GENERAL PLAN

HOUSING ELEMENT, AND COMPLIANCE WITH THE CALIFORNIA

ENVIRONMENTAL QUALITY ACT (CEQA)

THE CITY COUNCIL
City of Glendora, California
WHEREAS, the City of Glendora has adopted a General Plan, which includes all the elements mandated by California Government Code Section 65302; and WHEREAS, Government Code Section 65583 requires that a city’s General Plan Housing Element consist of an identification analysis of existing and projected housing needs; a statement of goals, policies, quantified objectives, financial resources, and scheduled programs for the preservation, improvement, and development of housing, and scheduled programs for the preservation, improvement, and development of housing; and the identification of adequate sites for housing, making adequate provision for the existing and projected needs of all economic segments of the community, and an analysis of the relationship of sites identified in the land inventory to the jurisdiction’s duty to affirmatively further fair housing; and WHEREAS, based on general development trends resulting from continuously rising land values, changes in desired land uses, COVID-impacted business shifts and closures, aging structures, deferred maintenance, underutilized properties, rising demand for housing, and other factors as identified in the development trends discussion in the Housing Element, the existing uses on the sites identified in the sites inventory to accommodate lower income RHNA are likely to be discontinued during the planning period, and therefore do not constitute an impediment to additional residential development during the planning period; and WHEREAS, Government Code 65583(c)(7) requires that the local government make a diligent effort to achieve public participation, the City advertised and held public workshop meetings with the Planning Commission on November 17, 2020, April 6, 2021, and May 4, 2021, and the City Council on June 3, 2021; and
WHEREAS, on August 24, 2021, the City Council authorized submittal of the draft Housing Element to the State Department of Housing and Community Development for review, received comments and submitted a first revised draft on December 21, 2021, and Pursuant to Government Code 65585(b)(1), the first revised draft was available in excess of 30 days for public review and comment; and
WHEREAS, the City has revised the draft Housing Element to comply with State housing element law; and
WHEREAS, the Planning Commission recommended approval of a negative declaration pursuant to the California Environmental Quality Act and approval of the 2021-2029 General Plan Housing Element at a public hearing on November 15, 2022 after due notice was given as required by law, at which time oral and documentary evidence was introduced; and DocuSign Envelope ID: 212C1BF3-28A6-4FE3-8CCC-A1B4860104AE Item #4. Page 33
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Resolution CC 2022-62 Page 2 of 3
WHEREAS, the City Council held a public hearing on December 13, 2022, after due notice was given as required by law, at which time oral and documentary evidence was introduced along with the recommendation of the Planning Commission.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF GLENDORA, CALIFORNIA, DOES HEREBY RESOLVE AS FOLLOWS:

SECTION 1. The City Council hereby adopts a Negative Declaration pursuant to the California Environmental Quality Act.

SECTION 2. The City Council hereby approves a General Plan Amendment to adopt the 2021-2029 General Plan Housing Element, which is attached hereto as “Exhibit A” and made a part hereof.

SECTION 3. The City Council authorizes the Community Development Director to submit the 2021-2029 General Plan Housing Element to the State Department of Housing and Community Development and make technical non-substantive changes as required for State certification.

SECTION 4. The City Clerk shall certify to the passage and adoption of this resolution and shall enter the same in the Book of Original Resolutions.

APPROVED and PASSED this 13th day of December, 2022.

City Council of Glendora, CA
BY:

GARY BOYER
Mayor
APPROVED AS TO FORM:

Aleshire & Wynder, LLP
WILLIAM W. WYNDER
City Attorney
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Resolution CC 2022-62 Page 3 of 3

CERTIFICATION
I, Kathleen R. Sessman, City Clerk/Communications Director of the City of Glendora, do hereby certify that the foregoing Resolution was duly adopted by the City Council of the City of Glendora at a regular meeting held on the 13th day of December, 2022, by the following vote:

AYES: COUNCIL MEMBERS: Allawos, Davis, Fredendall, Thompson and Boyer.

NOES: COUNCIL MEMBERS: None.

ABSENT: COUNCIL MEMBERS: None.

ABSTAIN: COUNCIL MEMBERS: None.

Dated: December 14, 2022
KATHLEEN R. SESSMAN
City Clerk/Communications Director
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City of Glendora
2021-2029 Housing Element
Draft August 2021
Revised November 2021, July 2022, and October 2022
Community Development Department
116 East Foothill Boulevard
Glendora, CA 91741
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Table of Contents
Table of Contents........................................................................................................................... i List of Tables................................................................................................................................. ii List of Figures .............................................................................................................................. iii

1. INTRODUCTION..................................................................................................................1 A. Community Context..............................................................................................................1 B. Role of Housing Element .....................................................................................................2 C. Data Sources .......................................................................................................................3 D. Public Participation...............................................................................................................3 E. Relationship to the General Plan .........................................................................................5

2. HOUSING NEEDS ASSESSMENT ..........................................................................................7 A. Population Characteristics ...................................................................................................7 B. Household Characteristics .................................................................................................11 C. Housing Stock Characteristics ...........................................................................................24 D. Housing Costs and Affordability .........................................................................................26

3. HOUSING CONSTRAINTS................................................................................................38 A. Market Constraints .............................................................................................................38 B. Governmental Constraints .................................................................................................40 C. Environmental Constraints .................................................................................................70

4. HOUSING RESOURCES...................................................................................................72 A. Availability of Sites for Housing..........................................................................................72 B. Financial Resources...........................................................................................................86 C. Administrative Resources ..................................................................................................88 D. Opportunities for Energy Conservation ..............................................................................88

5. HOUSING PLAN................................................................................................................92 A. Housing Goals and Policies ...............................................................................................92 B. Housing Programs and Implementing Measures ...............................................................96 C. Summary of Quantified Objectives...................................................................................120 Appendix A: Public Outreach .................................................................................................... A-1 Appendix B: Residential Sites Inventory ................................................................................... B-1 Appendix C: Review of Past Accomplishments ........................................................................ C-1 Appendix D: Assessment of Fair Housing (AFH)...................................................................... D-1 D.1 Introduction and Overview of AB 686............................................................................... D-1 D.2 Assessment of Fair Housing Issues................................................................................. D-1 D.3 Identification and Prioritization of Contributing Factors.................................................. D-64 Appendix E: Housing Element Glossary ................................................................................... E-1 Item #4. Page 37
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List of Tables
Table 1: Age Characteristics and Trends......................................................................................8 Table 2: Race and Ethnicity ..........................................................................................................9 Table 3: Employment Profile.......................................................................................................11 Table 4: Household Characteristics ............................................................................................12 Table 5: Income Distribution .......................................................................................................14 Table 6: Special Needs Groups ..................................................................................................14 Table 7: Disability Status (2018).................................................................................................16 Table 8: Licensed Community Care Facilities.............................................................................18 Table 9: Large Households by Tenure and Income Level, Glendora (2013-2017).....................19 Table 10: Homeless Facilities Around Glendora.........................................................................23 Table 11: Housing Stock Characteristics ....................................................................................25 Table 12: Median and Average Rents by Number of Bedrooms (2021) .....................................27 Table 13: Los Angeles County Affordable Housing Cost (2020) ................................................28 Table 14: Inventory of Assisted Housing ....................................................................................30 Table 15: Rental Subsidies Required .........................................................................................32 Table 16: Estimated New Construction Costs ............................................................................32 Table 17: Market Value of At-Risk Housing Units.......................................................................33 Table 18: Housing Assistance Needs of Lower Income Households (2013-2017).....................35 Table 19: Disposition of Home Purchase and Improvement Loan Applications (2019)..............39 Table 20: Residential Land Use Categories ...............................................................................41 Table 21: Residential Land Use Designations in Route 66 Corridor Specific Plan.....................44 Table 22: Residential Land Uses in Civic Center Area Plan.......................................................45 Table 23: Residential Land Uses in Arrow Highway Specific Plan .............................................45 Table 24: Residential Development Standards...........................................................................50 Table 25: Route 66 Corridor Specific Plan Development Standards ..........................................51 Table 26: Civic Center Area Plan Development Standards ........................................................52 Table 27: Housing Types Permitted by Zone..............................................................................54 Table 28: Uses Permitted in Route 66 Corridor Specific Plan ....................................................54 Table 29: Uses Permitted in Civic Center Area Plan ..................................................................54 Table 30: Uses Permitted in Arrow Highway Specific Plan.........................................................55 Table 31: Typical Processing Procedures by Project Type ........................................................63 Table 32: Development Plan Reviews ........................................................................................64 Table 33: Planning and Development Fees................................................................................66 Table 34: Off-Site Improvement Standards ................................................................................69 Table 35: Credits and Remaining RHNA ....................................................................................74 Table 36: Proposed Densities.....................................................................................................75 Table 37: Recycling Trends in Glendora and East San Gabriel Valley.......................................78 Table 38: Lot Consolidation Trends ............................................................................................80 Table 39: Residential Capacity for the 2021-2029 Housing Element .........................................81 Table 40: Adequacy of Sites in Meeting RHNA ..........................................................................82 Table 41: Housing Production Actions......................................................................................108 Table 42: Fair Housing Issues, Contributing Factors, and Meaningful Actions ........................115 Table 43: Quantified Objectives................................................................................................120 Item #4. 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List of Figures
Figure 1: Population Growth Trends .............................................................................................7 Figure 2: Educational Attainment................................................................................................10 Figure 3: Household Type...........................................................................................................11 Figure 4: Median Household Income ..........................................................................................13 Figure 5: Housing Type and Total Units (2020)..........................................................................24 Figure 6: Housing Age ................................................................................................................26 Figure 7: Median Home Sales Price (2021)................................................................................27 Figure 8: Overcrowding...............................................................................................................36 Figure 9: City of Glendora General Plan Land Use Map ............................................................42 Figure 10: City of Glendora Zoning Map.....................................................................................43 Figure 11: Route 66 Specific Plan Map ......................................................................................44 Figure 12: Sites Inventory ...........................................................................................................83 Item #4. Page 39
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1. INTRODUCTION
The Housing Element represents an awareness of the need within the City of Glendora to assure that housing is provided for all economic segments of the community. The Element also satisfies the legal requirements that housing policy be a part of the General Plan. This Glendora Housing Element is in compliance with the 2021-2029 6
th housing cycle update for jurisdictions in the
Southern California Association of Governments (SCAG) region.

A. Community Context
Located in Los Angeles County, at the base of the San Gabriel Mountains in the eastern San Gabriel Valley, Glendora began as a small citrus-producing community until the 1950s, when the community gradually transformed into a more diversified residential-based community. The City of Glendora has grown from a small community of approximately 2,000 residents around the time of its incorporation in 1911 to 51,773 residents according to the 2018 American Community Survey (ACS) five-year estimates.

Glendora remains a family-oriented community with large parks and open-space, excellent public and private schools, and one of the lowest crime rates in Los Angeles County. In addition, Glendora residents benefit from comprehensive community services, including a state-of-the-art library. Glendora is noted for its community spirit and extensive citizen participation in community life, reflected in its motto "Pride of the Foothills."
The City's housing stock offers a range of housing opportunities, from older single-family neighborhoods in the downtown Village area to newer homes in the northern foothills. Meanwhile, the southern portion of the City has more affordable housing opportunities. Although home prices have been significantly increasing recently, in 2018 SCAG reported that the median home sales price for Glendora was $587,000 for a single-family residence.

Although the improvement in the economy during the past few years has spurred residential development, it has caused a rapid increase in housing and land prices. These increases place an increasingly higher burden upon lower income individuals and families, seniors, the disabled, large families, and other persons with special housing needs.

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Glendora will face important housing issues during this housing element cycle including the following: a balance between employment and housing opportunities; a match between the supply of and demand for housing; preserving and enhancing affordability to provide housing for all segments of the population; preserving the quality of the housing stock; and providing new types of housing necessary to accommodate changes in the characteristics of the residents. This Housing Element provides policies and programs to address these issues.

B. Role of Housing Element
The Housing Element is concerned with specifically identifying ways in which the housing needs of the existing and future resident population can be met. This Housing Element covers the planning period of October 15, 2021 through October 15, 2029, and identifies strategies and programs that focus on:
• Conserving and improving existing affordable housing; • Providing adequate housing sites;
• Assisting in the development of affordable housing;
• Removing governmental and other constraints to housing development; and • Promoting equal housing opportunities.

An important goal of this Element is to preserve the character of existing single-family residential neighborhoods and continue to improve the higher density neighborhoods. Diversity in the types of housing in the City is necessary to accommodate a population with varying socioeconomic needs. This Housing Element provides policies and programs to address these issues.

The Glendora Housing Element consists of the following major components:
• Introduction: An overview of the purpose and contents of the Housing Element (Section 1);
• Housing Needs Assessment: An analysis of the demographic and housing characteristics and trends (Section 2);
• Housing Constraints: A review of potential market, governmental, and environmental constraints to meeting the identified housing needs (Section 3); • Housing Resources: An evaluation of resources available to address housing goals (Section 4);
• Housing Plan: A statement of the Housing Plan to address the identified housing needs, including housing goals, policies and programs (Section 5).

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C. Data Sources
Various sources of information were used to prepare the Housing Element. The 2018 American Community Survey (ACS)
1 five-year estimates provide the basis for population, household and demographic characteristics. The 2018 ACS is used because that is consistent with the data provided by SCAG for the Housing Element update and that is pre-approved by the State Department of Housing and Community Development. In addition, the 2018 ACS and 2010 Census data must be used in the Housing Element to ensure consistency with other Regional, State, and federal housing plans. However, several data sources were used to supplement and update the 2018 ACS and 2010 Census as follows:
• Housing market information, such as home sales, rents, and vacancies, is updated by City records and property tax assessor files;
• Public and nonprofit agencies are consulted for data on special needs groups, the services available to them, and gaps in the system; and • Lending patterns for home purchase and home improvement loans are provided through the Home Mortgage Disclosure Act (HMDA) database.

D. Public Participation
Opportunities for residents to recommend strategies, review, and comment on Glendora's Housing Element are an important component in addressing the City's housing needs. This section describes the public outreach process undertaken by the City in crafting the goals, policies, and programs in this Housing Element.

Housing Element Outreach Process
The City held a Public Workshop before the Planning Commission on November 17, 2020, to introduce the Housing Element Update process and to solicit information from the community on how to best address anticipated housing issues in the community. To ensure that all economic segments of the community maintain involvement throughout the Housing Element update process, the City advertised the Public Workshop through:
• Social Media Posts;
• Special invitations sent out to local service providers, housing developers, and community groups that serve lower income and special needs groups; and • Information posted on the City’s website
In addition, three public workshops were held to discuss potential opportunity sites for the Housing Element. Two opportunity site workshops were held with the Planning Commission on April 6, 2021 and May 4, 2021, and the City Council considered opportunity sites on June 3, 2021. City staff revised the sites inventory in response to comments received at the Planning 1 The 2010 Census no longer collects detailed household and demographic information through the “long form.” Instead, detailed information is collected through a series of smaller surveys known as the American Community Surveys (ACS). Different data are collected every one, three, or five years and vary depending on the size of the jurisdiction. Results are averages over the survey timeframe. Therefore, multiple ACS datasets are used in this Housing Element, depending on the specific variable in question. Also, because ACS datasets are sample data extrapolated to represent the entire community, the extrapolated total does not precisely equal to the 100 percent of the population. The Census Bureau recommends when using ACS data, focuses on the relative magnitude based on proportions rather than absolute figures.

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Commission workshops. The revised approach to the sites inventory was then presented to the City Council and their recommendations were addressed in the Draft Housing Element available for public review. No additional public comments were received during these meetings.

On August 24, 2021, the City held a public study session before the City Council to introduce the Public Review Draft Housing Element. To ensure that all economic segments of the community maintained involvement throughout the Housing Element update process, the City advertised the study session through the same venues as previously noted. The Draft Housing Element was available for public review along with the posting of the agenda. The Draft Housing Element was made available to the public on August 17, 2021.

On April 25, 2022, the City conducted a joint Planning Commission and City Council meeting to review actions recommended by staff to address constraints and to facilitate the development of housing in the City. A series of recommendations to address development standards (such as height and density) and to address review process (such as noticing requirements and approval bodies) were presented to the Planning Commission and City Council. Members of the Planning Commission and City Council discussed each of the proposed actions for its merits and appropriateness for the community.

The City sent direct emails to groups that serve or represent the interest of lower income and special needs residents to engage those populations. Additionally, meetings were posted on the City’s social media accounts. The City reached out to the following groups and organizations:
• Californians for Homeownership
• Catholic Charities of Los Angeles
• Church of the Brethren
• Cornerstone Bible Church
• East San Gabriel Valley Coalition for the Homeless
• First Christian Church
• Foothill Church
• Glendora Alliance Church
• Glendora Community Church
• Glendora Coordinating Council
• Glenkirk Presbyterian Church
• Grace Church of Glendora
• Hawkey Consulting
• Heritage Housing Partners
• Hollywood Community Housing Corporation
• Hope Lutheran Church
• Housing Rights Center
• Inland Valley Hope Partners
• Jamboree Housing
• Journey Seventh-Day Adventist
• League of Women Voters
• Ludwick Family Foundation
• Making Housing Happen
• New Beginning Community Ministries
• New Community Four Square
• Pomona Valley Habitat for Humanity
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• Project Sister Family Services
• Prototypes – Women, Children & Communities in Need
• Saint Dorothy’s Catholic Church
• San Gabriel Valley COG Homeless Coordinator
• SGV Habitat for Humanity
• TELACU
• Tri-City Mental Health Center
Several residents spoke against complying with State housing mandate and one resident spoke in support staff recommendations. Residents were most concerned with height limit and density.

After careful deliberations, the Council approved most of the recommended actions, which have been incorporated into the Housing Plan section of this Housing Element.

The City Council’s decision to adopt the recommended actions will remove many barriers to housing development and streamline the process to approve housing development. Actions include consistent noticing requirements, modifying development standards, and eliminating discretionary review of small housing projects. These actions will function to reduce the cost and time to review development applications and issue construction permits.

E. Relationship to the General Plan
The 2021 Housing Element is one of the seven mandatory elements of the City's comprehensive General Plan. The City of Glendora completed an update of its General Plan (called the Glendora Community Plan 2025) in 2006. The City's adopted General Plan is currently comprised of the following seven required elements: (1) Land Use Element; (2) Circulation Element; (3) Conservation Element; (4) Open Space/Recreation Element; (5) Safety Element; (6) Noise Element; and (7) Housing Element. The City has also opted to include two additional elements comprised of Air Quality and Historic Preservation. As portions of the General Plan are amended in the future, the Housing Element will be reviewed along with other elements to ensure internal consistency is maintained.

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The City will be updating the Safety Element to comply with recent changes in State law regarding high fire hazards and severe weather conditions as well as adding an Environmental Justice Element.

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2. HOUSING NEEDS ASSESSMENT
A. Population Characteristics
Population characteristics affect the type and amount of housing needed in a community. Issues such as population growth, age characteristics, race/ethnicity, and employment trends combine to influence the type of housing needed and ability to afford housing. This section details the various population characteristics affecting housing needs in the City of Glendora.

1. Population Trends
Since incorporation in 1911, the City has grown from a small citrus-producing community of 2,000 persons to 51,773 persons by 2018. Historically, the City's population growth was due to annexation of surrounding unincorporated land, especially during the 19402 through 1960s when much of the City’s existing housing stock was constructed. From 1980 to 1990, annexations led the City's population to grow by about 10,000. Whether from annexation, natural growth, or inmigration, population growth can bring about change in the community’s demographic composition, including age, race and ethnicity, household income, and other population characteristics that can affect housing need.

According to the Census, the City’s population was 51,773 persons in 2018. This represents an approximately three-percent increase from the 2010 Census figure of 50,073. This growth is consistent with the previous time period of 2000 to 2010 which also and had an approximate one-percent population increase of 49,415 to 50,073 respectively. This increase represents a total population growth of 1,471 persons from 2010 to 2018.

As shown in Figure 1, Glendora's population growth was approximately three percent between 2010 and 2020. Among nearby jurisdictions, the City of La Verne’s population increased by nearly three percent, San Dimas saw a population growth of around one percent, and Azusa’s population increased by nearly eight percent. The City of Covina saw a population decline of nearly one percent.

Figure 1: Population Growth Trends
Source: Bureau of the Census (1990-2010) and American Community Survey (ACS), 2018, Five-Year Estimates.

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2. Age Characteristics
Glendora's housing needs are determined largely by the age characteristics of residents. For instance, each age group has distinct lifestyles, family type and size, income levels, and housing preferences. As people move through each stage, their housing needs and preferences also change. As a result, evaluating the changing age characteristics of a community is an important factor in addressing future housing needs of residents.

Table 1 illustrates the age characteristics of residents from 2000 to 2018. As shown below, between 2010 and 2018 the numbers of Preschool Age children increased by sixteen percent, while the number of School Age children decreased by six percent. The City’s College Age population experienced the largest numerical decrease of approximately twenty percent, while the number of Young Adults increased by eight percent. This younger segment of the adult population typically occupies rental units, condominiums, or smaller and more affordable singlefamily homes.

The Middle Age population saw a minimal increase of five percent. Middle-aged adults typically prefer larger homes as they form families and raise children. The largest numerical increase was the Senior Adult population, which increased eighteen percent. In terms of housing need, Senior Adults typically live in single-family homes, but may begin to consider trading-down their larger homes for more affordable housing such as smaller homes and condominiums.

The largest discernible changes in the City’s age profile have been the decrease in the proportion of College Age individual (+30 percent in 2010 versus -20 percent in 2018) and the increase in the proportion of Preschool children (-19 percent in 2010 versus +16 percent in 2018). These shifts were notable, but not substantial, and could have been caused by younger families moving into the City. Glendora does have a significant older adult and senior population, however, and the City’s proportion of Middle Age and Senior Adults has increased since 2000 and 2010. As the City’s population continues to age, there may be less pressure on the housing market for larger homes and greater need for smaller, more affordable homes.

Table 1: Age Characteristics and Trends
Age Groups
2000 Census 2010 Census 2018 ACS % Change
Persons Percent Persons Percent Persons Percent 2000-2010 2010-2018 Preschool (under 5 years) 3,103 6% 2,506 5% 2,901 6% -19% 16% School Age (5-17) 10,546 21% 9,251 19% 8,696 17% -12% -6% College Age (18-24) 3,737 8% 4,912 10% 3,890 7% 31% -20% Young Adults (25-44) 14,373 29% 11,842 24% 12,781 25% -17% 8% Middle Age (45-64) 11,473 23% 14,483 29% 15,150 29% 26% 5% Senior Adults (65+) 6,183 13% 7,079 14% 8,355 16% 15% 18% Total 49,415 100% 50,073 100% 51,773 100% 1% 3%
Median 36.9 40.2 41.4 -- --
Source: Bureau of the Census (2000-2010) and American Community Survey (ACS), 2018, Five-Year Estimates.

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3. Race and Ethnicity
Race and ethnicity2 provide valuable insight about the housing needs of a community because housing preference varies along cultural lines. Different cultures have different housing needs.

For example, some cultures are accustomed to living with extended family members or other relatives or having a large family size. Understanding changes in race/ethnicity provides a basis for addressing housing needs.

The City of Glendora, like most communities throughout San Gabriel Valley, has experienced gradual changes in the racial and ethnic composition of its population. From 2010 to 2018, the City’s total population increased by 1,660 persons. Shifts in Glendora’s race and ethnicity profile have continued to occur since 2010. As shown in Table 2, there have been significant increases in the City’s Hispanic population since 1990. These shifts are due to two factors: 1) actual changes in the City’s demographic profile; and 2) a change in the way the Census reports race and ethnicity.

As of 2018, Whites continued to make up the majority of the population accounting for 49%, followed closely by Hispanics accounting for 34% of the population. Asian-Americans account for 10% of the population and African Americans account for 2%. The White population in Glendora was the only racial/ethnic category to experience a decrease (of about 11 percent) since 2010. The number of Black residents in the City has climbed steadily over the years, but the proportion of Black residents has remained fairly steady.

Table 2: Race and Ethnicity
Race/Ethnicity 2000 2010 2018 % Change
Persons Percent Persons Percent Persons Percent 2000-2010 2010-2018 White 33,564 68% 28,565 57% 25,456 49% -15% -11%
Hispanic 10,740 22% 15,348 31% 17,564 34% 43% 14%
Asian-American 3,003 6% 3,898 8% 5,389 10% 30% 38%
Black or AfricanAmerican 704 1% 834 2% 983 2% 18% 18%
All Other 1,404 3% 1,428 3% 2,341 5% 2% 64%
Total 49,415 100% 50,073 100% 51,733 100% 1% 3%
Source: Bureau of the Census (1990- 2010) and American Community Survey (ACS), 2018, Five-Year Estimates.

4. Employment and Education Level
Education and employment have an important impact upon housing needs to the extent that housing affordability is tied to household income. According to the 2018 American Community Survey (ACS), an estimated total of 26,308 Glendora residents were in the labor force, with approximately 1,801 residents unemployed. Glendora’s unemployment rate (4.3 percent) was lower than the overall unemployment rate for Los Angeles County (6.8 percent). 2 The Census distinguishes racial groups from ethnic groups. It counts ethnicity as either being of Hispanic or Latino origin or not being of Hispanic of Latino origin. The groups are based on social and political considerations, not scientific or anthropological ones and the Census asks respondents to indicate whether or not they are of Hispanic origin as well as the racial group they identify with.

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The Covid-19 global pandemic has had a significant impact on the economy, resulting in a sharp increase of unemployment in 2020. According to the State Employment Development Department (EDD) the highest unemployment rate since the onset of the pandemic was May 2020. At that time Los Angeles County’s unemployment rate was 20.7 percent and Glendora and the surrounding foothill communities’ rate was nearly 18 percent.

As of November 2020, Glendora’s unemployment rate dropped to 8.3 percent and Los Angeles County dropped to 10.6 percent. The total number of Glendora residents in the workforce declined from 26,308 to 25,000, with approximately 2,100 residents unemployed. As the pandemic subsides it is anticipated that the unemployment rate will continue to improve.

The education level of Glendora residents was higher than that of County residents (Figure 2).

The City had less than half the percentage of residents over age 25 without a high school diploma, as compared to the County. Glendora also had a higher percentage of residents with some college education, Associate degrees, four-year degrees and graduate or professional degrees which usually translate into greater income-earning potential.

Figure 2: Educational Attainment
Source: American Community Survey (ACS), 2018, Five-Year Estimates Table 3 summarizes the occupations of Glendora residents. As of 2018, the largest proportion of residents were employed in education, healthcare and social service occupations (29 percent), followed closely by residents employed in sales and service occupations (26 percent). Individuals employed in education, healthcare and social service positions typically have higher incomes, while those employed in service or agriculture related occupations typically earn lower incomes.

In 2018, the City had 184 residents employed in farming, fishing, and forestry occupations, representing less than one percent of the civilian employed population 16 years and over.

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Table 3: Employment Profile
Occupations
2018 Employment
Persons Percent
Education, Healthcare, and Social Services 7,098 29%
Management, Business and Information 4,995 20%
Production, Transportation, and Material Moving 4338 18% Retail and Service 6,516 26%
Construction and Natural Resources 1,560 7%
Total 24,507 100%
Source: American Community Survey (ACS), 2018, Five-Year Estimates B. Household Characteristics
Household type and size, income levels, the presence of special needs populations, and other household characteristics influence the type of housing that is suitable to meet the diverse housing needs of residents. This section details the various household characteristics affecting housing needs.

1. Household Type
The 2018 ACS reports that Glendora had 16,984 households. The distribution of households is also estimated in the 2018 ACS. As shown in Figure 3, the majority of the City's households were families (77.6 percent). Of total households in the City, 23 percent were comprised of married couples with children under age 18. Married couples with no children made up the largest group of households at 34 percent. Non-Married Families made up 21 percent and Singles comprised of 22 percent of households residing in Glendora. Of the total households 34 percent have children, 43 percent have one or more people 60 years of age or older, and near 9 percent are households with people 65 years of age or older.

Figure 3: Household Type
Source: American Community Survey (ACS), 2018, Five-Year Estimates.

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Table 4 illustrates changes in the composition of households from 2010 to 2018. During this period, the distribution of families and non-families remained fairly stable, with families still comprising over three-quarters of all households in Glendora. Although the proportion of “Family” households has remained fairly constant, the prevalence of certain types of family households in the City did change. The proportion of married families with children, for example, has decreased over the years while the proportion of other families (such as single-parent or extended families) has increased.

Table 4: Household Characteristics
Household Type
2000 2010 2018 % Change
Units Percent Units Percent Units Percent 2000-2010 2010-2018 Families 12,985 77% 13,014 76% 13,178 78% <0% 1%
Married With Children 5,065 30% 4,325 25% 3,838 23% -15% -11% Married Without Children 5,205 31% 5,523 32% 5,817 34% 6% 5% Other Families 2,715 16% 3,166 19% 3,523 21% 17% 11%
Non-families 3,955 23% 4,127 24% 3,806 22% 4% -8%
Singles 3,254 19% 3,256 19% 3,037 18% 0% -7%
Other 701 4% 871 5% 769 4% 24% -12%
Total 16,940 100% 17,141 100% 16,984 100% 1%
Average Household Size 2.88 2.88 2.99 0% 0.1%
Source: American Community Survey (ACS), 2018, Five-Year Estimates

2. Household Income
Income is the most important factor in determining whether a household or family is able to balance housing costs with basic necessities of life while avoiding housing problems such as cost burden and overcrowding. Income levels can vary considerably among households, based upon tenure, household type, location of residence, and race/ethnicity, among others.

According to the 2018 ACS, the estimated median household income for Glendora was $92,674.

Figure 4 compares the City's median household income with that of nearby communities in the San Gabriel Valley and Los Angeles County. As shown, four out of the five East San Gabriel Valley cities had higher median household incomes than the County.

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Figure 4: Median Household Income
Source: American Community Survey (ACS), 2018, Five-Year Estimates.

To facilitate the analysis of income distribution among households in communities, the State Department of Housing and Community Development (HCD) groups households into categories by income. Income categories are determined as a percentage of the Area Median Income (AMI) and then adjusted for household size in the following manner:
• Extremely Low Income - less than 30 percent of the AMI • Very Low Income - between 31 and 50 percent of the AMI • Low Income - between 51 and 80 percent of the AMI
• Moderate Income - between 81 and 120 percent of the AMI • Above Moderate Income - greater than 120 percent of the AMI Collectively, extremely low, very low, and low income households are referred to as lower income households (up to 80 percent AMI).

The Census does not collect information on the number of households belonging to each of the income categories described above. However, household income data was tabulated by HUD for 2013-2017 (Table 5). As shown below, between 2013 and 2017, approximately 36 percent of the City’s households earned lower incomes, while approximately 64 percent had earned incomes of moderate or above.

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Table 5: Income Distribution
Income Group Number of
Households Percent of Total
Extremely Low (30% or less) 1,745 10.2%
Very Low (31 to 50%) 1,905 11.1%
Low (51 to 80%) 2,575 15.1%
Moderate and Above (> 81%) 10,865 63.6%
Total 17,090 100.0%
Source: HUD (2013-2017).

3. Special Needs
Certain segments of the population have greater difficulty in finding decent, affordable housing due to special circumstances. Special circumstances may be related to one's employment and income, family characteristics, disability, and household characteristics among others. As a result, certain groups within Glendora may experience a higher prevalence of lower income, overpayment, overcrowding, or other housing problems.

These “special needs” households include seniors, persons with disabilities, large households, single-parent households, people living in poverty, farm workers, and the homeless. Table 6 summarizes the special needs groups within the City.

Table 6: Special Needs Groups
Special Needs Groups
Number of
Households/
Persons
Owners Renters Percent of
Total
Household/
Persons
Number Percent Number Percent
Households that include at least one Senior
(person age 65 or over) 5,514 n.a. n.a. n.a. n.a. 32%
Senior-Headed Households 4,756 3940 83% 816 17% 28%
Senior Living Alone 1,519 1,074 71% 445 29% 9%
Persons with Disabilities 5,867 n.a. n.a. n.a. n.a. 11.5% Large Households 1,983 1,348 68% 635 32% 12%
Single-Parent Households 3,525 n.a. n.a. n.a. n.a. 21%
Female-Headed Households With Children 2,494 n.a. n.a. n.a. n.a. 15% People Living in Poverty 4,539 n.a. n.a. n.a. n.a. 9%
Farmworkers (persons) 184 n.a. n.a. n.a. n.a. <1%
Homeless* 145 n.a. n.a. n.a. n.a. <1%
Notes:
*=2020 Point In Time Homeless Count
n.a. = Data not available.

Sources: Bureau of the Census (2010), and American Community Survey (ACS), 2018, Five-Year Estimate.

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Seniors
Seniors often have special housing needs due to income, location concerns, health care costs, and disabilities. According to the 2018 American Community Survey (ACS) five-year estimate, 16 percent of Glendora’s population (8,355 persons) was comprised of seniors, defined as 65 years and older. Furthermore, 28 percent of all households in Glendora were headed by a senior.

Some of the special needs of seniors are as follows:
• Disabilities. Of the senior population, 32 percent have a disability. • Limited Income. Many seniors have limited income for health expenses. Because of their retired status, 26 percent of senior households in Glendora earned extremely low or very low incomes, defined as below 30 percent and 50 percent of the AMI, respectively. • Overpayment. Because of the limited supply of affordable housing, about 59 percent of senior renter-households and 27 percent of senior owner-households were overpaying for their housing, defined as spending more than 30 percent of household income on housing costs.

Senior heads of households have a greater level of need than householders of other age groups.

Many seniors have fixed incomes and experience financial difficulty in coping with rising housing and living costs. Senior homeowners often require help in meeting ongoing housing costs, especially utility and related costs, and many are forced to defer necessary repairs. The prevalence of disabilities in the City’s senior population can further present unique challenges and housing needs for this population.

Resources Available
The special needs of seniors can be met through a range of services, including congregate care, rent subsides, shared housing, and housing rehabilitation assistance. For the frail or disabled elderly, housing can be modified with features that help ensure continued independent living arrangements. Elderly with mobility/self-care limitations also benefit from public transit alternatives.

According to Community Care Licensing Division records, 18 licensed residential care facilities for the elderly are located in Glendora with a total capacity of 195 beds. Larger community care facilities, convalescent homes, and other similar uses for more than six persons are permitted in the Medical Services (MS) Zone and in the TCMU and CRR subdistricts of the Route 66 Corridor Specific Plan, and assisted living and convalescent care is also allowed in the Arrow Highway Specific Plan, subject to a conditional use permit. The City’s Zoning Code differentiates between small residential care facilities (that serve six or fewer persons) and large residential care facilities (that serve seven or more people). Pursuant to the Lanterman Act, licensed residential care facilities for six or fewer persons are treated as a regular residential use and permitted where residential uses are permitted.

The Los Angeles County Housing Authority currently provides Housing Choice Vouchers (Section 8) to assist very low income households in Glendora. The Human Services Division of the City’s Community Services Department and the La Fetra Center for Seniors provide programs and services for seniors to promote dignity and self-esteem, foster independence, facilitate social interaction, and dispel negative stereotypes. Services include the following: information and referral; education classes and leisure activities; social activities; recreational activities; nutrition Item #4. Page 54
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program; legal aid; notary services; health screening for hearing, blood pressure and sugar; and tax preparation. The La Fetra Center’s program schedule is detailed in a seasonal brochure distributed by the Community Services Department. For seniors and permanently disabled persons in need of transportation services, Glendora’s Dial-A-Ride program offers curb-to-curb transportation.

Persons with Disabilities (including Developmental Disabilities) Physical, mental, and/or developmental disabilities may prevent a person from working, restrict one’s mobility, or make it difficult to care for oneself. Thus, persons with disabilities often have special housing needs related to limited earning capacity, a lack of accessible and affordable housing, and higher health costs associated with a disability. An additional segment of residents suffer from disabilities that require living in an institutional setting. Because of these conditions, persons with disabilities have special housing needs.

According to 2018 ACS five year estimate data, approximately 11.5 percent of Glendora residents had a disability. The ACS also tallied the number of disabilities by type for residents with one or more disabilities. Among the disabilities tallied, ambulatory difficulties were most prevalent (50 percent), while cognitive (36 percent) and independent living (34 percent) difficulties were both also highly prevalent. Among the senior population, ambulatory (61 percent) and independent living (41 percent) difficulties were the most common (Table 7).

Table 7: Disability Status (2018)
Disability Type
% of Disabilities Tallied
Under 18 Age 18 to
64 Age 65+ Total
With a hearing difficulty 5% 18% 39% 27%
With a vision difficulty 14% 14% 18% 16%
With a cognitive difficulty 89% 38% 24% 36%
With an ambulatory difficulty 12% 46% 61% 50%
With a self-care difficulty 17% 20% 25% 22%
With an independent living difficulty 35% 41% 34%
Total Persons with Disabilities 523 2,650 2,694 5,867
Notes:

1. Persons under 5 years of age are not included in this table.

2. Persons may have multiple disabilities.

Source: American Community Survey (ACS) 2018, Five-Year Estimates.

The living arrangement of persons with disabilities depends on the severity of the disabilities and finances. Many persons live at home in an independent arrangement or with other family members. To maintain independent living, persons living with disabilities may need assistance.

Four factors – affordability, design, location, and bias – significantly limit the supply of housing available to households of persons with disabilities. The most obvious housing need for persons with disabilities is housing that is adapted to their needs.

State and federal legislation mandate that a percentage of units in new or substantially rehabilitated multi-family apartment complexes be made accessible to individuals with limited physical mobility. Most single-family homes, however, are inaccessible to people with mobility and sensory limitations. Housing may not be adaptable to widened doorways and hallways, Item #4. Page 55
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access ramps, larger bathrooms, lowered countertops, and other features necessary for accessibility. Location of housing is also an important factor for many persons with disabilities, as they often rely upon public transportation to travel to necessary services and shops.

Persons with Developmental Disabilities
State law requires that the Housing Element discuss the housing needs of persons with developmental disabilities. As defined in Section 4512 of the Welfare and Institutions Code, developmental disability means “a disability that originates before an individual attains age 18 years, continues, or can be expected to continue, indefinitely, and constitutes a substantial disability for that individual. As defined by the Director of Developmental Services, in consultation with the Superintendent of Public Instruction, this term shall include mental retardation, cerebral palsy, epilepsy, and autism. This term shall also include disabling conditions found to be closely related to mental retardation or to require treatment similar to that required for individuals with mental retardation but shall not include other handicapping conditions that are solely physical in nature.”
The Census does not record developmental disabilities. According to the U.S. Administration on Developmental Disabilities, an accepted estimate of the percentage of the population that can be defined as developmentally disabled is 1.5 percent. This equates to 766 persons in the City of Glendora with developmental disabilities, based on the ACS 2018 five-year estimate population of 51,773 residents.

According to the State’s Department of Developmental Services (DDS), the San Gabriel/Pomona Regional Center serves the cities of El Monte, Monrovia, Pomona and Glendora. The San Gabriel/Pomona Reginal Center served about 519 Glendora residents in the 2019-2020 fiscal year. Most of these individuals (about 400) were residing in a private home with their parent of guardian and about 10 percent of these persons in independent living or supported living.

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

Resources Available
Under State and federal laws, local governments are required to provide “reasonable accommodation” to persons with disabilities when exercising planning and zoning powers. In 2008, the City revised its Zoning Ordinance to include standards and policies to reasonably accommodate the housing needs of persons with disabilities.

The City contracts with the Housing Rights Center to provide comprehensive Fair Housing Services Programming for the City of Glendora. Their services include five core programs (1) Fair Housing Counseling; (2) Mediation; (3) Discrimination Complaint Investigation; (4) Outreach and Education; and (5) Fair Housing Legal Services. It is estimated the Housing Rights Center assists approximately 60 people with counseling and approximately 1,200 Glendora residents with outreach and education each year.

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In addition, community care facilities within the City provide a supportive housing environment to persons with special needs in a group situation. Twenty-nine licensed community care facilities are located in Glendora. As shown in Table 8, three types of facilities are tabulated: adult residential facility, residential care facility for the elderly, and adult day care. Larger community care facilities, convalescent homes, and other similar uses for more than six persons are permitted in the Medical Services (MS) Zone and in the TCMU and CRR subdistricts of the Route 66 Corridor Specific Plan, subject to a conditional use permit.

The City amended its Zoning Code to differentiate between small residential care facilities (that serve six or fewer persons) and large residential care facilities (that serve seven or more people).

Pursuant to the Lanterman Act, licensed residential care facilities for six or fewer persons are treated as a regular residential use and permitted where residential uses are permitted.

Table 8: Licensed Community Care Facilities
Type of Facility # of Facilities Total Capacity
Adult Residential Facility 7 34
Residential Care for the Elderly 20 207
Adult Day Care 2 190
Source: State Department of Social Services, Licensing Division, 2021.

Additional community services offered to residents with disabilities include Glendora’s Mini-Bus service, which offers curb-to-curb transportation. Mini-Bus program details along with information on how to access additional paratransit services are available on the City’s website and are included in the City’s seasonal Community Services brochure. In partnership with the non-profit, Glendora Public Library Friends Foundation, temporarily or permanently disabled adults who are homebound can have library materials delivered to their home. The foundation also operates the Glendora READS! – Adult Literacy program, which sponsors outreach programs for adults who are homebound or disabled in health care-retirement facilities. Other services offered to homebound residents include meals delivered twice daily Monday through Friday through the YWCA’s Meals-on-Wheels Program. For residents who have vision disorders, the Eye-DAS (Eye Diseases are Serious) program by the Eye-DAS Foundation provides an educational and social environment, which meets on a regular basis, to ensure that visually impaired residents are informed about current medical and social issues as well as the latest in available resources. La Fetra also provides free manicures and haircuts to residents 6 years and older, and blood pressure, sugar, and hearing screenings for residents 18 and older. Recently the City approved a Minor Conditional Use Permit for a day care use for adults with developmental disabilities. It will be run by the Easterseals and accommodate an estimated average attendance of 45 persons.

Large Households
Large households are defined as those with five or more members. A large household may be a large family (e.g., parents with children and/or extended family members), two or more families sharing the same housing unit, more than five unrelated individuals living together, or any of these combinations. Large households are identified as a group with special housing needs based on the limited availability of affordable, adequately sized housing units. It is not uncommon for large households to have lower incomes or consist of more than one family. To save on housing costs, many lower income large households resort to residing in smaller units, frequently resulting in overcrowded living conditions. Large households can also put a physical strain on the housing stock, resulting from the greater wear-and-tear that more inhabitants can have on a unit.

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According to the 2018 ACS, five-year estimates, Glendora had 1,983 large households, which made up 12 percent of the City’s total households. Of these 1,348 were owner occupied and 635 were renter occupied. The housing needs of large households are typically met through larger units. According to the 2018 ACS, Glendora had a total of 12,548 housing units with three or more bedrooms that could reasonably accommodate large families without overcrowding. The ACS also identified 303 owner occupied, and 362 rental occupied households had more than 1.0 occupants per room which meets the ACS definition of overcrowding. 93 owner-occupied and 90 renter-occupied had more than 1.5 occupants per room, which meets the ACS definition for severe overcrowding.

Table 9 shows that, between 2013 and 2017, large households were more likely to experience housing problems, when compared to total households in the City. Housing problems that are taken into consideration include, cost burden (overpayment) greater than 30 percent of income and/or overcrowding and/or without complete kitchen or plumbing facilities.

Table 9: Large Households by Tenure and Income Level, Glendora (2013-2017) Household by Type, Income, & Housing
Problem
Renters Owners Total
Households Large Related
(5 or more)
Total
Renters
Large Related
(5 or more)
Total
Owners
Household Income <=30% AMI 60 875 60 870 1,745
With any Housing Problem 100.0% 81.7% 83.3% 81.0% 81.4% Cost Burden >30% 100.0% 80.6% 83.3% 81.0% 80.8%
Cost Burden >50% 100.0% 71.4% 83.3% 70.7% 71.1%
Household Income >30 to <=50% AMI 115 770 60 1,135 1,905 With any Housing Problem 100.0% 85.7% 50.0% 51.5% 65.4% Cost Burden >30% 100.0% 85.1% 41.7% 50.2% 64.3%
Cost Burden >50% 43.5% 50.0% 41.7% 37.0% 42.3%
Household Income >50 to <=80% AMI 85 980 195 1,595 2,575 With any Housing Problem 88.2% 75.0% 87.2% 58.9% 65.0%
Cost Burden >30% 88.2% 74.0% 79.5% 57.4% 63.7%
Cost Burden >50% 11.8% 4.1% 17.9% 21.3% 14.8%
Household Income >80% AMI 270 2,410 980 8,455 10,865
With any Housing Problem 42.6% 15.8% 28.6% 18.7% 18.0%
Cost Burden >30% 7.4% 8.0% 14.8% 16.4% 14.6%
Cost Burden >50% 0.0% 0.2% 3.6% 2.0% 1.6%
Total Households 530 5,035 1,295 12,055 17,090
With any Housing Problem 68.9% 49.5% 40.9% 31.6% 36.9%
Cost Burden >30% 50.9% 45.3% 29.0% 29.7% 34.3%
Cost Burden >50% 22.6% 20.9% 11.2% 12.8% 15.2%
Source: HUD, CHAS, 2013-2017.

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Resources Available
Lower and moderate income large households can benefit from various affordable housing programs. For example, Housing Choice Vouchers can be used to help relieve overcrowding for very low income households.

The City’s Recreation Division offers a variety of recreational, educational, and social activities to the residents of Glendora. Programs include special community events, youth sports leagues, educational classes, fitness classes, and leisure activities and trips. The Crowther Teen & Family Center offers free drop-in services specifically to youth residents in grades sixth through eighth, while other facilities throughout the City offer supervised activities to youth of all ages. Program schedules and details for the services detailed above are accessible to residents through the City’s website and are included in the seasonal brochure distributed through the Community Services Department.

For residents in need of aid with childcare, the Citrus College Orfalea Family Children’s Center provides low and moderate income Glendora households with access to licensed family day care and pre-school services for their children.

Single-Parent/Female-Headed Households
Single-parent households, particularly female-headed families with children, often require special consideration and assistance as a result of their greater need for affordable housing, accessible day care, health care, and other supportive services. Because of their relatively lower incomes and higher living expenses, single-parent households usually have more limited options for affordable, decent, and safe housing. As a result, single parents are considered to be among the most at-risk groups facing poverty.

According to the 2018 ACS, five-year estimates, 2,494 female-headed households, approximately 15 percent of total households, were residing in Glendora. Of these female-headed households, 40 percent (1,001 households) have children. Female-headed households with children in particular, tend to have lower incomes, thus limiting housing availability for this group. Overall, 851 (five percent) of all families in Glendora were living below the poverty level. By comparison, 408 female-headed households were living below the poverty level, or 16 percent. For femaleheaded families with children, 12 percent were living below the poverty level.

Resources Available
General programs and policies outlined in the Housing Plan section will help to provide affordable housing for single-parent female-headed households, with and without children.

In addition, various nonprofit organizations provide supportive services to assist lower income families. Through the YWCA – Wings program, battered women and their children up to age 18 have access to emergency shelter and prevention and intervention services. The Glendora Welfare Association offers assistance in financial emergencies by providing services such as, food vouchers, gasoline vouchers, bus tokens, rental assistance, and utility payments. For assistance with childcare the Citrus College Orfalea Family Children’s Center provides low and moderate income households with access to licensed family day care and pre-school services for their children.

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Residents Living Below the Poverty Level
Families with incomes below the poverty level, typically those households with extremely low and very low incomes, are at greatest risk of becoming homeless and typically require special programs to assist them in meeting their rent and mortgage obligations so as to not become homeless. The 2018 ACS five-year estimates identified five percent, or 851 Glendora residents as living below the poverty level. These households need assistance with housing subsidies, utility and other living expense subsidies, as well as other supportive services.

Resources Available
Persons with limited income can benefit from single room occupancy (SRO) housing. The City amended the Zoning Code to permit SRO units by-right in the CRR subdistrict of the Route 66 Corridor Specific Plan.

Additional services are available in the City to aid households living in poverty. Through the Glendora Welfare Association assistance is provided in cases of financial emergencies by providing services such as, food vouchers, gasoline vouchers, bus tokens, rental assistance, utility payments, and referrals to services outside of the City. For assistance with childcare the Citrus College Orfalea Family Children’s Center provides low and moderate income households with access to licensed family day care and pre-school services for their children.

Farmworkers
Farmworkers are traditionally defined as persons whose primary incomes are earned through permanent or seasonal agricultural labor. Permanent farm laborers work in the fields, processing plants, or support activities on a generally year-round basis. When workload increases during harvest periods, the labor force is supplemented by seasonal labor, often supplied by a labor contractor. For some crops, farms may employ migrant workers, defined as those whose travel distance to work prevents them from returning to their primary residence every evening.

According to the 2018 ACS five-year estimate, only 184 Glendora residents were employed in the agriculture, forestry, fishing and hunting, and mining industry, representing less than one percent of the residents in 2018. The City has no agriculturally designated land. Within Los Angeles County, there were 413 farms, employing 3,266 farmworkers, according to the U.S. Department of Agriculture’s 2017 Census of Agriculture. Among these, 22 farms employed 395 migrant farmworkers.

Resources Available
Because farmworkers make up such a small percentage of the City’s population, no specific programs are necessary.

Homeless Persons
State law (Government Code §65583(a)(7)) mandates that Housing Elements address the special needs of homeless persons. “Homelessness” as defined by the U.S. Department of Housing and Urban Development (HUD), describes an individual (not imprisoned or otherwise detained) who:
• Lacks a fixed, regular, and adequate nighttime residence; and • Has a primary nighttime residence that is:
o A supervised publicly or privately operated shelter designed to provide temporary living accommodations (including welfare hotels, congregate shelters, and transitional housing for the mentally ill);
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o An institution that provides a temporary residence for individuals intended to be institutionalized; or
o A public or private place not designed for, or ordinarily used as, a regular sleeping accommodation for human beings.

This definition does not include persons living in substandard housing, (unless it has been officially condemned); persons living in overcrowded housing (for example, doubled up with others), persons being discharged from mental health facilities (unless the person was homeless when entering and is considered to be homeless at discharge), or persons who may be at risk of homelessness (for example, living temporarily with family or friends.) Homelessness is a regional (and national) problem, and in a major metropolitan region, individual municipal governments lack the resources to implement solutions to eliminate homelessness.

While the exact number of homeless people in the City on any given night is unknown, a relatively small share of the region’s homeless population is found in Glendora. The 2020 Greater Los Angeles Homeless Count, completed by the Los Angeles Homeless Services Authority (LAHSA), estimated that there were 145 homeless people in Glendora.

Resources Available
There are three major types of facilities that provide shelter for homeless individuals and families:
emergency shelters, transitional housing, and service-enriched housing. These types of facilities are defined below:

Emergency Shelter: Provides overnight shelter and fulfills a client's basic needs (i.e. food, clothing, and medical care) either on-site or through off-site services. The permitted length of stay can vary from one day at a time to two months, depending upon whether the shelter is short-term or long-term.

Transitional Housing: Provides housing for up to two years. Residents of transitional housing are usually connected to rehabilitative services, including substance abuse and mental health care interventions, employment services, individual and group counseling and life skills training.

Permanent Supportive Housing: Refers to permanent housing that is affordable in the community and/or "service-enriched" permanent housing that is linked with on-going supportive services (on-site or off-site) and is designed to allow formerly homeless clients to live at the facility on an indefinite basis.

In response to changes in the State Housing Element law, the City amended the Zoning Code in 2011 to specifically identify emergency shelters as a permitted use at two locations in the City.

The two locations include twelve parcels, with a total area of 122,416 square feet (2.81 acres).

No emergency shelters and transitional housing facilities are located in Glendora. However, several regional facilities serve the homeless in the Eastern San Gabriel Valley (Table 10).

In addition, City Council approved a Glendora Homelessness Plan in 2018. There are two staff members from the Human Services Division in the Community Services Department assigned to the implementation of the City’s Homelessness Plan. The City received grant funds or services for the City’s homeless population through the County of Los Angeles, Measure H Homeless Initiative, and the San Gabriel Valley Council of Governments (SGVCOG). The City also partners with Union Station Homeless Services in Pasadena and contracts with Union Station for Housing Navigators. City staff and Housing Navigators conduct outreach and assess the homeless in Item #4. Page 61
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Glendora for resources that can be provided to them, such as: motel vouchers, shelter housing, bridge housing, permanent supportive housing, medical needs, mental health services, apply for benefits such as Calfresh, SSI, Identification card through DMV. The City website also provides a Homeless Resource Guide that includes referrals for basic needs, food pantries, shelters and services. City staff also works with Los Angeles County and Los Angeles Homeless Service Authority for Homelessness (LAHSA).

Table 10: Homeless Facilities Around Glendora
Facility Beds Clients Type Location
East San Gabriel Valley Coalition for
the Homeless 130 Single Men and Women (18+ years, no children) Winter Shelter Pomona East San Gabriel Valley Coalition for
the Homeless 10 Families with Children Job’s Shelter El Monte California Hispanic Commission on
Alcohol and Drug Abuse 32 Families with Children Emergency Shelter El Monte California Hispanic Commission on
Alcohol and Drug Abuse 28 Single Women (18+ years) Emergency Shelter Pomona Casitas Esperanza 14 Single Men and Women (18+
years, no children) Transitional Housing El Monte
Casitas Pacificas 14 Single Men and Women (18+
years, no children) Transitional Housing El Monte
Casitas Tranquilas 15 Single Men and Women (18+
years, no children) Transitional Housing El Monte
Women in Need Growing Strong
(WINGS) 32 Victims of Domestic Violence Emergency Shelter West Covina Our House Shelter 17 Families with Children Emergency Shelter Pomona Pomona Neighborhood Center
(PNC Cares) 100 Single Men and Women (18+ years, no children) Winter Shelter Pomona Ryan Manor 12 Single Men and Women (18+
years, no children) Transitional Shelter Pomona
City of Pomona 5 Veterans Transitional Shelter Pomona
House of Ruth 35 Victims of Domestic Violence Transitional Shelter Pomona Gateway Transitional Housing 13 Families with Children Transitional Shelter Pomona Prototypes 30 Single Women (18+ years) Women’s Center Pomona Pomona Apartments 52 Families with Children Transitional Shelter Pomona Foothill AIDS Project 10 Mixed Populations Shelter Plus Care Pomona Tri-City Mental Health Center 14 Single Men and Women (18+ years, no children) Shelter Plus Care Pomona
Prototypes-Pomona Apartments 52 Families with Children Permanent Supportive Housing Pomona
Project Home Key Homeless Temporary Covid 19
program
County Wide
Volunteers of America LA 75 Women Winter Shelter La Puente Volunteers of America LA 15 Co-Ed Winder Shelter Hacienda Heights
Volunteers of America LA 47 Co-Ed Weather Activated Altadena Union Station Homeless Services Co-Ed Emergency/
Transitional
San Gabriel
Valley
Source: Los Angeles Homeless Services Authority Continuum of Care, 2021.

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C. Housing Stock Characteristics
This section of the Housing Element assesses various housing characteristics and conditions that affect the well-being of City residents. Housing factors evaluated include the following: housing stock and growth; tenure and vacancy rates; age and condition; and housing costs and affordability.

1. Housing Growth
The City experienced rapid housing growth between the 1940s and the 1980s, the majority of which was due to annexation of adjacent unincorporated land. Since 1990, however, residential housing development has slowed significantly due primarily to the scarcity of vacant land and a reduction in demand. Between 1990 and 2000, the number of housing units in the City increased by 1.6 percent, from 16,876 units to 17,145 units. By 2010, the number of housing units in Glendora grew to 17,778, an increase of 3.7 percent since 2000. According to the California Department of Finance Population and Housing Estimates 2020, Glendora has a total of 18,488 housing units, representing a 4 percent increase since 2010. The most prevalent housing type in Glendora is single-family detached with 13,306 units.

Figure 5: Housing Type and Total Units (2020)
Source: CA Department of Finance, E-5 Population Estimates (2020). 13,306
1,412
731
2,369
670
0 2,000 4,000 6,000 8,000 10,000 12,000 14,000
Single-Family Detached
Single-Family Attached
Multifamily 2-4 units
Multifamily 5+ units
Mobil Homes
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2. Housing Type and Tenure
Table 11 summarizes various characteristics of Glendora's housing stock. The composition of the current housing stock has remained essentially unchanged since 2011. Single-family detached homes continued to make up approximately three-quarters of the housing stock, while multiplefamily units increase to 17 percent of total housing units. There was, however, a slight decrease in the number of mobile homes.

Table 11: Housing Stock Characteristics
Housing Type
2011 2020
No. of Units % of Total No. of Units % of Total
Single-Family
Detached
Attached
12,830
1,125
74%
7%
13,306
1,412
72%
8%
Multiple-Family
2-4 Units
5+ Units
707
1,863
4%
11%
731
2,369
4%
13%
Mobile homes 733 4% 670 4%
Total 17,258 100% 18,488 100%
Vacancy Rate 5.3% 4.0%
Source: CA Department of Finance, E-5 Population Estimates(2020).

Between 2011 and 2020 the vacancy rate in the City decreased from 5.3 percent to 4 percent.

The vacancy rate was highest for rental units at 4.3 percent, while the vacancy rate for homeowners was 0.8 percent. (The “ideal” vacancy rate for mobility is considered to be two percent for owner units and five percent for renter units.)

3. Housing Age and Condition
Housing age is an important indicator of housing condition within a community. Like any other tangible asset, housing is subject to gradual deterioration over time. If not maintained, housing can deteriorate and depress neighboring property values, discourage reinvestment, and eventually impact the quality of life in a neighborhood. Thus, maintaining and improving housing quality is an important goal for the City.

Figure 6 below summarizes the distribution of housing by the year built in the City. As of 2018, approximately 89 percent the City's housing was over 30 years old and 65 percent was over 50 years old. A general rule of thumb in the housing industry is that structures older than 30 years begin to show signs of deterioration and require reinvestment to maintain their quality. Homes older than 50 years, unless properly maintained, require major renovations to keep the home in good working order.

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Figure 6: Housing Age
Sources: American Community Survey (ACS), 2018, Five-Year Estimates.

The City’s Community Preservation Division is responsible for enforcing City ordinances related to property maintenance, building conditions, and other regulations affecting the maintenance of private residential properties. With a staff of two full-time Community Preservation officers, the Community Preservation Division handles an average of 120 cases a month. In addition to complaints, the Division provides an average of 20 contacts per month with local businesses, approximately 132 calls per month for information and other referrals and serves 130 residents in person per month at its office. Building code violations are referred to the Building Division. The majority of the code enforcement activities are not serious structural deficiency issues. The City estimates 2-3percent of the City’s housing stock is substandard requiring replacement.

D. Housing Costs and Affordability
The cost of housing is directly related to the extent of housing problems in a community. If housing costs are relatively high in comparison to household income, there will be a correspondingly higher prevalence of overpayment and overcrowding. This section summarizes the cost and affordability of the housing stock to Glendora residents.

1. Ownership Costs
According to the SCAG pre-certified housing data collected from August 2020, the median home sale prices in Glendora was $587,000. Zillow, a company that collects real estate data, reported the median home value in Glendora for May 2021 was $726,437, that was slightly below the County’s average of $756,963. This is a significant increase in home value since 2012 when the City’s median home sales price was $360,750. The following figure shows typical home values compared to surrounding communities. 272 88 807 722
2,184
2,180
4,053
5,883
621
877

B U I L T
2 0 1 4 O R
LATER

B U I L T
2 0 1 0 T O
2013

B U I L T
2 0 0 0 T O
2009

B U I L T
1 9 9 0 T O
1999

B U I L T
1 9 8 0 T O
1989

B U I L T
1 9 7 0 T O
1979

B U I L T
1 9 6 0 T O
1969

B U I L T
1 9 5 0 T O
1959

B U I L T
1 9 4 0 T O
1949

B U I L T
1 9 3 9 O R

E A R L I E R
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Figure 7: Median Home Sales Price (2021)
Source: Zillow 2021
Rental Costs
Table 12 provides a summary of rents in Glendora. Apartment rents range widely in the City: high end units and single-family homes can cost two to three times more than lower end and smaller apartment units, depending on the quality of amenities offered and location of the unit. Rental listings posted on Craigslist.org and Zillow for available rental housing in Glendora were reviewed during June 2021. Table 1212 lists the median and average rents for rental housing by number of bedrooms.

Table 12: Median and Average Rents by Number of Bedrooms (2021) Number of
Bedrooms Number Listed Median Rent Average Rent Rent Range 1 5 $1,675 $1,636 $1,350-$2,068
2 11 $1,950 $2,089 $1,695-$2,703
3 7 $2,700 $2,750 $2,250-$3,300
4 4 $3,500 $3,500 $3,500
Totals 27 $2,325 $2,494 $1,350 to $3,500
Source: Craigslist.org and Zillow, June 2021.

Housing Affordability
The costs of home ownership and renting can be compared to a household’s ability to pay for housing to determine the general affordability of a community’s housing stock. The federal Department of Housing and Urban Development (HUD) conducts annual household income surveys nationwide to determine a household’s eligibility for federal housing assistance. Based on this survey, HCD developed income limits that can be used to determine the maximum price that could be affordable to households in the upper range of their respective income category.

Households in the lower end of each category can afford less by comparison than those at the $726,437
$560,245
$644,209
$782,816 $751,732
$-
$100,000
$200,000
$300,000
$400,000
$500,000
$600,000
$700,000
$800,000
$900,000
Glendora Azuza Covina La Verne San Dimas
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upper end. Table 13 illustrates maximum affordable mortgage payments and rents for various household sizes in Los Angeles County earning the top end of their respective income categories.

For homeownership, Table 13 assumes a 30-year mortgage at a four-percent interest rate and a 10 percent down payment. A comparison of Table 13 with previous exhibits (Figure 7 and Table 12) shows that ownership housing in Glendora is beyond the financial reach of lower income households. Larger moderate income households may be able to afford a home, but finding adequately sized affordable housing still poses a challenge for these households.

Table 13: Los Angeles County Affordable Housing Cost (2020) Annual
Income Limits
Affordable
Monthly
Housing
Costs
Utilities
Taxes, Ins.,
HOA
(Ownership
only)
Affordable
Rent
Affordable
Home
Price
Extremely Low Income (0-30% AMI)
1-Person (studio) $23,700 $593 $151 $207 $442 $61,790
2-Person (1 bedroom) $27,050 $676 $166 $237 $510 $72,096 3-Person (2 bedroom) $30,450 $761 $190 $266 $571 $80,244 4 Person (3 bedroom) $33,800 $845 $223 $296 $622 $86,069 5 Person (4 bedroom) $36,550 $914 $264 $320 $650 $86,953 Very Low Income (31-50% AMI)
1-Person $39,450 $986 $151 $345 $836 $129,241
2-Person $45,050 $1,126 $166 $394 $960 $149,182
3-Person $50,700 $1,268 $190 $444 $1,077 $166,966
4 Person $56,300 $1,408 $223 $493 $1,185 $182,427
5 Person $60,850 $1,521 $264 $532 $1,257 $191,020
Low Income (51-80% AMI)
1-Person $63,100 $1,578 $151 $552 $1,427 $230,524
2-Person $72,100 $1,803 $166 $631 $1,637 $265,026
3-Person $81,100 $2,028 $190 $710 $1,837 $297,157
4 Person $90,100 $2,253 $223 $788 $2,030 $327,179
5 Person $97,350 $2,434 $264 $852 $2,170 $347,334
Moderate Income (81-120% AMI)
1-Person $64,900 $1,623 $151 $568 $1,472 $238,233
2-Person $74,200 $1,855 $166 $649 $1,689 $274,020
3-Person $83,500 $2,088 $190 $731 $1,897 $307,435
4 Person $92,750 $2,319 $223 $812 $2,096 $338,527
5 Person $100,150 $2,504 $264 $876 $2,240 $359,325
Assumptions: 2020 HCD income limits - LA County; LACDA Utility allowance schedule, 2020; VTA and Associates, 2021.

Based on: 3% interest rate; 30.0% affordable housing cost; 35.0% of monthly affordable cost for taxes and insurance; 10.0% down payment.

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Affordability by Household Income
Table 13 shows the maximum amount that a household can pay for housing each month (e.g., rent, mortgage, and utilities) without exceeding the 30 percent income-to-housing cost ratio that is the threshold for overpayment. This amount can be compared to current market prices for single-family homes, condominiums, and apartments to determine what types of housing opportunities a household can afford.

Extremely Low Income Households: Extremely low income households earn 30 percent or less of the AMI. Based on financing criteria noted earlier, the maximum affordable home price for an extremely low income household ranges from $61,790 to $86,953 based on 2020 income limits. Homeownership is out of reach for all extremely low income households. Similarly, after deductions for utilities, an extremely low income household can afford to pay $442 to $650 in rent per month, depending on the household size. In practical terms, this means that even a fiveperson extremely low income household cannot afford an average priced one-bedroom without severe overpayment or overcrowding.

Very Low Income Households: Very low income households earn 50 percent or less of the AMI. Based on the 2020 income limits, the maximum affordable home price for a very low income household ranges from $129,241 for one-person to $191,020 for a five-person households.

Based on the sales data presented in Figure 7, very low income households cannot afford the median sales price for a home in the City, regardless of size. As illustrated in Table 13, a very low income household can afford to pay $836 to $1,257 in monthly rent, after deductions for utilities and depending on household size. As a result, very low income families cannot afford to rent in Glendora.

Low Income Households: Low income households earn 51 percent to 80 percent of the AMI.

The maximum affordable home price for a low income household ranges from $230,524 for a one-person household to $347,334 for a five-person household. Based on the sales data presented, low income households cannot afford to purchase a single-family home. However, some low income households may be able to afford small rental units.

Moderate Income Households: Moderate income households earn 81 percent to 120 percent of the AMI. The maximum affordable home price for a moderate income household ranges from $238,233 for a one-person household to $359,325 for a five-person household. Some moderate income households can afford smaller homes and are generally able to afford rents in the City.

Larger households though, may still have difficulty finding affordable large rental units.

4. Assisted Housing At-Risk of Conversion
Existing housing that receives governmental assistance is often a significant source of affordable housing in many communities. State law requires the City to identify, analyze, and propose programs to preserve existing multi-family rental units that are currently restricted to low income housing use and that will become unrestricted and possibly be lost as low income housing (i.e., “units at risk” or “at-risk units”). State law requires the following:
• An inventory of restricted low income housing projects in the City and their potential for conversion;
• An analysis of the costs of preserving and/or replacing the units at risk and a comparison of these costs;
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• An analysis of the organizational and financial resources available for preserving and/or replacing the units “at risk”; and
• Programs for preserving the at-risk units.

The following discussion satisfies the first three requirements of State law listed above pertaining to the potential conversion of assisted housing units into market rate housing for this housing cycle. The Housing Plan section includes a program for preserving the at-risk units, which meets the final requirement of State law.

Three assisted rental housing projects are located in Glendora. None of the projects are in jeopardy of converting to market-rate in the next ten years (Table 14). The following is a summary of the assisted rental housing projects:

Glendora Gardens has 105 units that are rent-restricted as a result of a HUD Section 8 contract.

The former City Redevelopment Agency also assisted in financing the acquisition of this site, the relocation of the school facilities, and the improvement of off-site public facilities. Pursuant to HUD, the project’s Section 8 contract will not expire until 2034. • Heritage Oaks apartment has a total of 157 units, of which 52 are rent-restricted through an agreement with the City. Heritage Oaks has a ground lease agreement with the former Redevelopment Agency to deed restrict units at affordable housing costs for very low and low income seniors through 2065
• Elwood Family Apartments was completed in 2008. This project has 87 units, all of which are reserved for extremely low, very low, and low income families. It was funded through a combination of redevelopment funds, HOME funds, and Low Income Housing Tax Credits (LIHTC). The affordability requirements will be in effect until 2065. • The former Redevelopment Agency completed an affordable housing project with Habitat for Humanity. The project is a single dwelling located at 252 S. San Jose Avenue. The house was completed and occupied in 2011. A covenant requiring that the house be owned and occupied by a low-income household are in effect until 2056.

Table 14: Inventory of Assisted Housing
Project Name Total
Units Affordable Units Unit Mix (Bedrooms) Funding Source(s) Expiration of Affordability Non At-Risk
Elwood Family
Apartments 87
9 Extremely Low
52 Very Low
25 Low
1 Manager
33 (2-bedroom)
41 (3-bedroom)
12 (4-bedroom)
1 (3-bedroom)
Glendora RDA
HOME Funds
LIHTC
2065
Heritage Oaks 157 52 Low and Very Low 43 (1-bedroom)
4 (2-bedroom)
Glendora RDA setaside funds 2065
Habitat for
Humanity 1 1 Low 1 Single Family Residence
Glendora RDA
Habitat for Humanity 2056
Glendora
Gardens 105 105 Very Low
28 (0-bedroom)
76 (1-bedroom)
1 (2-bedroom)
Glendora RDA setaside funds, CHFA
and Section 8
2034
Source: City of Glendora, 2021.

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Preservation and Replacement Options
To maintain the existing affordable housing stock, the City works to preserve the existing assisted units or facilitate the development of new units. Depending on the circumstances of at-risk projects, different options may be used to preserve or replace the units. Preservation options typically include: 1) transfer of project to non-profit ownership; 2) provision of rental assistance to tenants using other funding sources; and 3) purchase of affordability covenants. For purposes of compliance with Government Code §65583, the following describes actions to preserve the affordability of at-risk units. None of the existing affordable housing developments are at-risk during this planning period. The development that will come at-risk first will be the Glendora Gardens development which consists of 105 units, and its affordability is set to expire in 2034.

Planning ahead to ensure preservation of the units potential preservations options are outlined below. Such options could be undertaken by any entity.
• Transfer of Ownership: Transferring ownership of an at-risk project to a non-profit housing provider is generally one of the least costly ways to ensure that the at-risk units remain affordable for the long term. By transferring property ownership to a non-profit organization, low income restrictions can be secured indefinitely and the project would become potentially eligible for a greater range of governmental assistance. • Rental Assistance: Rental subsidies using non-Section 8 funding sources can be used to maintain affordability of the 105 at-risk units. These rent subsidies could be structured to mirror the Section 8 program. Under Section 8, HUD pays the difference between what tenants can pay (defined as 30 percent of household income) and what HUD estimates as the fair market rent (FMR) for the unit. In Los Angeles County, the 2020 FMR was $1,279 for a studio unit, $1,517 for a one-bedroom unit and $1,956 for a two-bedroom unit.

The feasibility of this alternative is highly dependent upon the availability of a sustainable funding source to make rent subsidies available and the willingness of the property owner to participate in the program. As indicated in Table 15, the total cost of subsidizing the rents at all 105 at-risk units is estimated at $55,819 per month or $669,756 annually. With the dissolution of the redevelopment agency, the City has no ability to sustain a rent subsidies program.

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Table 15: Rental Subsidies Required
Unit Size Total
Units
Fair
Market
Rent1
Household
Size
Very Low
Income
(50% AMI)2
Affordable
Cost –
Utilities3
Monthly
Per Unit
Subsidy
Total
Monthly
Subsidy
Very Low Income Units
Studio 28 $1,279 1 $39,450 $836 $443 $12,404
1-br 76 $1,517 2 $45,050 $960 $557 $42,332
2-br 1 $1,956 3 $50,700 $1,077 $879 $1,077
Total 105 $55,813
Notes:

1. FY 2020 Fair Market Rent (FMR) is determined by HUD.

2. Los Angeles County 2020 Area Median Household Income (AMI) limits set by the California Department of Housing and Community Development (HCD).

3. Affordable cost = 30% of household income minus utility allowance. • Purchase of Affordability Covenants: Another option to preserve the affordability of the at-risk project is to provide an incentive package to the owner to maintain the project as affordable housing. Incentives could include writing down the interest rate on the remaining loan balance, and/or supplementing the Section 8 subsidy received to market levels. The feasibility of this option depends on whether the complex is too highly leveraged.
• Construction of Replacement Units: The construction of new lower income housing units is a means of replacing the at-risk units should they be converted to market-rate units. The cost of developing housing depends upon a variety of factors, including density, size of the units (i.e. square footage and number of bedrooms), location, land costs, and type of construction. Assuming an average construction cost of $162,292 per unit, it would cost approximately $17 million (excluding land costs) to construct 105 new assisted units.

Including land costs, the total cost to develop replacement units would be even higher.

Table 16: Estimated New Construction Costs
Unit Size
(A) (B) (C) (D)
Total Units Estimated Average
Unit Size (sq. ft.)
Estimated Gross
Building Size
Estimated Gross
Building Costs
Studio 28 450 15,120 $3,628,800
1-br 76 600 54,720 $13,132,800
2-br 1 850 1,020 $244,800
Total 105 70,860 $8,615,690
Average Per Unit Cost: $17,006,400
Notes:

1. (C) = (A) x (B) x 1.20 (i.e. 20% inflation to account for hallways and other common areas).

2. (D) = (C) x $192 (per square foot construction costs) x 1.25 (i.e. 25% inflation to account for parking and landscaping costs).

3. $192 per square foot estimate based on UC Riverside, School of Business February 2020 Economy White Paper Series, Demystifying the High Cost of Multi-Family Housing Construction in Southern California.

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Cost Comparisons
Current market value for the Glendora Gardens development is estimated on the basis of potential annual income and operating and maintenance expenses at the Glendora Gardens project. As indicated below, the estimated market value of the project is approximately $11.1 million. (This estimate is provided for the purpose of comparison and understanding the magnitude of costs involved and does not represent the precise market value of the projects.) Table 17: Market Value of At-Risk Housing Units
Unit Information Total
Studio Units 28
1-bedroom Units 76
2-bedroom Unit 1
Total Units 105
Annual Gross Income $1,836,720
Annual Operating Cost $315,250
Net Annual Income $1,521,470
Estimated Market Value $16,736,170
Market value for project is estimated with the following assumptions:

1. Average market rent based on Fair Market Rents (FY 2020) established by HUD ($1,279 for a studio unit, $1,517 for a one-bedroom unit and $1,956 for a three-bedroom unit).

2. Average unit size is estimated at 450 square feet for a studio unit, 650 square feet for a onebedroom unit and 1,050 square feet for a three-bedroom unit.

3. Vacancy rate is assumed at 0% as the projects are usually fully occupied.

4. Annual operating expenses per square foot are estimated to be $5.00.

5. Market value = Annual net project income x multiplication factor.

6. Multiplication factor for a building in moderate condition is 11.

The above analysis attempts to estimate the cost of preserving the Glendora Gardens project under various options. The hypothetical cost of acquiring the at-risk units and transferring ownership to non-profit housing organizations is high ($16.7 million). In comparison, the annual costs of providing rental subsidies to preserve the 105 assisted units are relatively low ($669,756); however, long-term provision of rental subsidies for at least 55 years would cost more than $36 million. The option of constructing 105 replacement units is also costly ($17 million, excluding land costs) and constrained by a variety of factors, including growing scarcity of land zoned for residential use and rising land costs.

Resources for Preservation
Available public and non-profit organizations with the capacity to preserve assisted housing developments include Los Angeles County and various non-profit developers, such as Jamboree Housing Corporation. Financial resources available include federal CDBG, HOME, Section 8 rental assistance, and Low Income Housing Tax Credits.

5. Existing Housing Problems
The SCAG data estimating the number of households at each income level presented earlier does not provide any detail on the specific housing needs and problems faced by the City’s lower income households. The Comprehensive Housing Affordability Strategy (CHAS) developed by the Census Bureau for HUD, however, provides detailed information on housing needs by income level for different types of households in Glendora. Detailed CHAS data based on the 2013-2017 Item #4. Page 72
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ACS data is displayed in (Table 18). Housing problems considered by CHAS include:
• Units with physical defects (lacking complete kitchen or bathroom); • Overcrowded conditions (housing units with more than one person per room); • Housing cost burden, including utilities, exceeding 30 percent of gross income; or • Severe housing cost burden, including utilities, exceeding 50 percent of gross income.

Housing Cost Burden
Most lower and moderate income households cope with housing cost issues either by assuming a cost burden, or by occupying a smaller than needed or substandard unit. Specifically, according to CHAS, 83 percent of the City’s very low income households and 63 percent of low income households experienced one or more housing problems (e.g., cost burden, overcrowding, or substandard housing condition) between 2013 and 2017.
3 The types of housing problems
experienced by Glendora households vary according to household income, type, and tenure.

Some highlights include:
• In general, renter-households had a higher level of housing problems (50 percent) compared to owner-households (41 percent).
• Large renter-families had the highest level of housing problems regardless of income level (69 percent).
• Approximately 81 percent of extremely low income (households earning less than 30 percent of the AMI) and 65 percent of very low income households (households earning between 31 and 50 percent of the AMI) had housing problems.

About 65 percent of extremely low income elderly households spent more than 50 percent of their income on housing, including 54 percent of elderly renters and 72 percent of elderly owners within this income category.
3 U.S. Department of Housing and Urban Development, Comprehensive Housing Affordability Strategy (CHAS) data based on 2013-2017 ACS.

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Overcrowding
Overcrowding is defined by the State Department of Housing and Community Development (HCD) as a household with more than one person per room (excluding bathroom, kitchen).

Severe overcrowding is one with more than 1.5 persons per room.4 Overcrowding typically occurs when housing costs are so high relative to income that families double-up or take on roommates or boarders to devote income to other basic needs, such as food and medical care. Overcrowding also tends to result in deterioration of homes and shortage of on-site parking. Therefore, 4 A housing unit with more than one person per room is considered by HCD and HUD as overcrowded. In calculating overcrowding, living and dining rooms are included but kitchens and bathrooms are excluded.

Table 18: Housing Assistance Needs of Lower Income Households (2013-2017) Household by Type,
Income,
and Housing Problem
Renters Owners Total
Elderly Households Small
Families
Large
Families
Total
Renters Elderly LargeFamilies
Total
Owners
Extremely Low Income
(0-30% AMI) 280 275 60 875 440 275 60 870
With any housing problem 78.6% 90.9% 100.0% 81.7% 78.4% 92.7% 83.3% 81.0% With cost burden >30% 78.6% 90.9% 100.0% 80.6% 78.4% 92.7% 83.3% 81.0% With cost burden >50% 53.6% 87.3% 100.0% 71.4% 71.6% 70.9% 83.3% 70.7% Very Low Income
(31-50% AMI) 155 340 115 770 595 385 60 1,135
With any housing problem 87.1% 83.8% 100.0% 85.7% 37.8% 71.4% 50.0% 51.5% With cost burden >30% 87.1% 83.8% 100.0% 85.1% 36.1% 71.4% 41.7% 50.2% With cost burden >50% 51.6% 52.9% 43.5% 50.0% 21.0% 58.4% 41.7% 37.0% Low Income
(51-80% AMI) 160 615 85 980 775 475 195 1,595
With any housing problem 62.5% 78.9% 88.2% 75.0% 37.4% 71.6% 87.2% 58.9% With cost burden >30% 62.5% 77.2% 88.2% 74.0% 37.4% 69.5% 79.5% 57.4% With cost burden >50% 0.0% 1.6% 11.8% 4.1% 12.3% 29.5% 17.9% 21.3% Moderate & Above
Income (>80% AMI) 220 1,500 270 2,410 2,105 4,740 980 8,455 With any housing problem 18.2% 12.3% 42.6% 15.8% 9.7% 19.2% 28.6% 18.7% With cost burden >30% 13.2% 7.7% 7.4% 8.0% 9.0% 18.4% 14.8% 16.4% With cost burden >50% 1.8% 0.0% 0.0% 0.2% 1.4% 1.6% 3.6% 2.0% Total Households 815 2,730 530 5,035 3,915 5,875 1,295 12,055 With any housing
problem 60.7% 44.1% 68.9% 49.5% 27.2% 30.3% 40.9% 31.6% With cost burden >30% 59.4% 41.2% 50.9% 45.3% 26.6% 29.4% 29.0% 29.7% With cost burden >50% 28.7% 15.8% 22.6% 20.9% 14.4% 10.8% 11.2% 12.8% Note: Data presented in this table are based on special tabulations from the American Community Survey (ACS) data. Due to the small sample size, the margins for error can be significant. Interpretations of these data should focus on the proportion of households in need of assistance rather than on precise numbers.

Source: HUD Comprehensive Housing Affordability Strategy (CHAS), (2013-2017).

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maintaining a reasonable level of occupancy and alleviating overcrowding is an important contributor to quality of life.

Overall overcrowding in Glendora has increase since 2011. According to the ACS, 2018 5-year estimates, overcrowding in rental units increased 4 percent from 3.1 to 7.1 percent, while owner units increased slightly from 2.2 to 2.5 percent. According to the SCAG pre-certified local housing data, the incidence of overcrowding in Glendora was substantially lower than the SCAG region, where overcrowding affected 15.6% percent of rental households and 4.9% of owner households (Figure 8).

Figure 8: Overcrowding
Source: American Community Survey (ACS) 2018, Five-Year Estimates.

12.5%

3.1%

7.1%
5%

2.2% 2.5%

0.0%

2.0%

4.0%

6.0%

8.0%

10.0%

12.0%

14.0%
2000 2011 2018
Renter Owner
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Cost Burden (Overpayment)
Housing cost burden, also known as overpayment, is defined as a housing cost that exceeds 30 percent of a household’s gross income. A severe cost burden is a housing cost that exceeds 50 percent of a household’s gross income.5 Housing cost burden is particularly problematic for low and moderate income households in that it leaves little resources for a household to pay for other living expenses. Housing overpayment occurs when housing costs increase faster than income.

Like most urban communities in California, it is not uncommon to overpay for housing. However, to the extent that overpayment is often disproportionately concentrated among the most vulnerable members of the community, maintaining a reasonable level of housing cost burden is an important contributor to quality of life.

The 2013-2017 CHAS data estimated that 30 percent of the City’s owner-households and 45 percent of renter-households were overpaying for housing. As market rents were generally affordable to moderate income households, renters in this income group were not as impacted by cost burden. Among the different household types large-family renters and small-family renters in the lower income groups were most impacted by cost burden, compared to other household types.

Overall, housing cost burden was most prevalent among extremely low income households in Glendora (81 percent). Housing cost burden for very low income and moderate income households were also high with 64 percent of households overpaying for housing. Housing cost burden was most severe among extremely low income, and very low income large family renterhouseholds; 100 percent of these households experienced a severe housing cost burden. 5 A household spending more than 30 percent of its gross household income on housing is considered costburdened both by the State Department of Housing and Community Development (HCD) and the U.S. Department of Housing and Urban Development (HUD).

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3. HOUSING CONSTRAINTS
A variety of factors can encourage or constrain the development, maintenance, and improvement of housing in Glendora. These include market mechanisms, government rules and regulations, and physical and environmental constraints. This section addresses these potential constraints and actions taken to mitigate them.

A. Market Constraints
Land costs, construction costs, and market financing contribute to the cost of housing reinvestment and potentially can hinder the production of new affordable housing. Although many constraints are driven by market conditions, jurisdictions have some leverage in instituting policies and programs to address and mitigate the constraints. This section discusses the potential market constraints in Glendora.

1. Development Costs
Development costs include land, construction costs, and financing. The costs of labor and materials have a direct impact on the price of housing and are the main components of housing cost. Residential construction costs vary greatly depending upon the quality, size, and the materials being used. A major component of the cost of housing is the cost of building materials, such as wood and wood-based products, cement, asphalt, roofing materials, and plastic pipe.

Prices for these goods are affected primarily by the availability and demand for such materials.

The costs of building materials in Los Angeles County in general and in Glendora in particular are moderate and, therefore do not constitute a constraint to the development of affordable housing.

A major cost component of new housing is labor. Product design and consumer expectations also influence the types and styles of units being constructed in this area. Today's new homes are quite different than those produced during the 1960s. Numerous interior and exterior design features (larger master bedroom suites, gourmet kitchen, or energy efficiency features) make it difficult to make direct comparisons in costs over the years. In a highly competitive market, many consumers consider these amenities as necessities when buying a new home. While the basic shelter house has met with varying degrees of consumer acceptance, the high costs of homeownership may lead to a return to less complicated designs. A significant constraint for many families is the specific design features (lack of recreational facilities or unit size and design) in individual projects that are not suited for children. In addition, design features such as stairs, hallways, doorways, counters, and plumbing facilities may restrict access to disabled persons.

One indicator of construction costs is Building Valuation Data compiled by the International Code Council (ICC). The unit costs compiled by the ICC include structural, electrical, plumbing, and mechanical work, in addition to interior finish and normal site preparation. The data are national and do not take into account regional differences, nor include the price of the land upon which the building is built. In 2021, according to the latest Building Valuation Data release, the national average for development costs per square foot for apartments and single-family homes in February 2021 are as follows:
• Type I or II, R-2 Residential Multifamily: $165.73 to $179.04 per sq. ft. • Type V Wood Frame, R-2 Residential Multifamily: $120.47 to $125.18 per sq. ft. • Type V Wood Frame, R-3 Residential One and Two Family Dwelling: $130.58 to $138.79 per sq. ft.

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• R-4 Residential Care/Assisted Living Facilities generally range between $152.25 to $211.58 per sq. ft.

A reduction in amenities and the quality of building materials (above a minimum acceptability for health, safety, and adequate performance) could result in lower sales prices. In addition, prefabricated factory-built housing may provide for lower priced housing by reducing construction and labor costs. Another factor related to construction costs is the number of units built at one time. As the number of units increase, the per-unit cost of construction is lower due to economies of scale.

Another key component is the price of raw land and any necessary improvements. The diminishing supply of residential land combined with a fairly high demand for such development keeps land costs relatively high in communities across Southern California. A search on Zillow of available underutilized or vacant land in the City, identify that land costs average approximately $35-$55 per square foot. Overall, construction and land costs in the City are comparable to costs elsewhere in the region.

2. Median Home Costs
According to Southern California Association of Government (SCAG), between 2000 and 2018, median home sales prices in Glendora increased 167 percent while prices in the SCAG region increased by 151 percent. Recently home prices have continued to increase. According to CoreLogic6, a California Home Sale database that provides monthly sale reports, the Glendora area sold 46 homes in May 2021 with a median home price of $847,000. The median price for February 2020 was $689,000 representing a 22.9 percent increase.

3. Mortgage and Rehabilitation Financing
The availability of financing affects a person's ability to purchase or improve a home. Under the Home Mortgage Disclosure Act (HMDA), lending institutions must disclose information on the disposition of loan applications by the characteristics of applicants. This applies to all loan applications for home purchases and improvements, whether financed at market rate or through government assistance. Table 19 summarizes the disposition of applications submitted to financial institutions for home purchase and home improvement loans within Glendora in April 2021.

Table 19: Disposition of Home Purchase and Improvement Loan Applications (2019) Loan Type Total
Applications
Percent
Approved
Percent
Denied Percent Other
Home Purchase Loans 1,066 75% 7% 18%
Home Improvement Loans 251 65% 17% 18%
Notes:

1. Percent Approved includes loans approved by the lenders whether or not accepted by the applicant.

2. Percent Other includes loan applications that were either withdrawn or closed for incompleteness.

Source: https://ffiec.cfpb.gov/data-publication/ April 2021. 6 https://www.corelogic.com/wp-content/uploads/sites/4/2021/06/CA-Home-Sale-Activity-by-City-May-2021.pdf Item #4. Page 78
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Home Purchase and Improvement Loans
In 2019, a total of 1,066 households applied for loans, either conventional or government-backed, to purchase homes in Glendora. For home purchase loans, the approval rate for the City was 75 percent. During the same time, a total of 251 households in Glendora applied for home improvement loans. The approval rate for home improvement loans in Glendora was 65 percent.

Given the relatively high rates of approval for home purchase and improvement loans, financing was generally available.

4. Lesser Densities and Approval Times
Market can also constrain the timing between project approval and requests for building permits.

In Glendora, the average time between project approval and request for building permit is typically three to six months. Recent housing construction in the City has primarily been single-family units. Therefore, the City has not experienced projects proposing to develop below the allowable density.

B. Governmental Constraints
Local policies and regulations can impact the price and availability of housing and in particular, the provision of affordable housing. Land use controls, site improvement requirements, fees and exactions, permit processing procedures, and various other factors may present constraints to the maintenance, development and improvement of housing. This section discusses potential governmental constraints in Glendora.

1. Land Use Controls
The Land Use Element of the Glendora General Plan sets forth the City's policies for guiding local development. These policies, together with existing zoning regulations, establish the amount and distribution of land allocated for different uses within the City. As described below in Table 20, the General Plan has six primary residential designations permitting a varying level of densities for open space, rural, and urban residential uses. As part of the City’s General Plan update (Community Plan 2025), the City introduced a new Village Mixed Use designation, which covers the downtown Village area.

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Table 20: Residential Land Use Categories
General Plan Land
Use
Zoning
District(s)
Density
(du/ac) Allowable Residential Types
Hillside Very Low
Density Residential RHR and E7 0.1-1
Least intensive residential land use and is intended for steep hillsides and other areas least suited for
development.

Low Density
Residential E-5, E-6 1.1-3
Intended to serve as transitional areas between hillside areas and more intensive single-family residential areas.

Low/Medium Density
Residential E-3, E-4, and R-1 3.1-6
This residential zone is the most intensive designation for single-family residences and includes most non-hillside areas.

Medium Density
Residential LGA and GA 6.1-11
Allows for various multiple and single-family attached
housing, including apartments, duplexes, townhouses, and patio homes.

Medium/High
Density Residential R-2 11.1-15
This district functions as a transitional zone. Housing permitted includes apartments, duplexes, townhomes, and patio homes.

High Density
Residential R-3 15.1-25
This is the most intensive residential land use designation and is designed for higher density residential land uses, such as apartments.

Village Mixed Use Civic Center Area
Plan 15-30
Encourages development of professional offices,
public/quasi-public facilities, retail businesses, small-lot single-family and multi-family residential developments.

Source: Land Use Element, City of Glendora General Plan (2006); and Glendora Municipal Code (2021).

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Figure 9: City of Glendora General Plan Land Use Map
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Figure 10: City of Glendora Zoning Map
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Route 66 Corridor Specific Plan
The Route 66 Corridor Specific Plan area is considered to be the core commercial corridor within the City of Glendora. Analysis of the Specific Plan area has determined that the corridor is not maximizing its potential as a primary business and activity corridor. In response, the City hopes to improve the economic vitality and livability of the corridor through the establishment of a comprehensive strategy to retain existing business and attract additional commercial, industrial, office, retail and residential opportunities. The development standards for the Route 66 Corridor Specific Plan allow for significantly greater residential densities than the rest of the City. The actual densities vary by zoning subdistrict and are detailed in Table 21.

Table 21: Residential Land Use Designations in Route 66 Corridor Specific Plan Land Use
Sub-District Zoning Density (du/ac) Residential Type
Town Center
Mixed Use TCMU 30.0
Mixed use district that emphasizes a mix of single-family and multiple-family residential, commercial uses and smaller-scale street-oriented retail development.

Barranca
Gateway BG 20.0
Envisioned to capitalize on adjacent market potential introduced by Azusa Pacific University and Citrus College. Uses appropriate for this zoning subdistrict include mixed use, retail sales, restaurants, offices, and other service uses
Route 66
Residential CRR 30.0 Intended to contribute to the mix of housing choices through the provision of multiple-family residential development Figure 11: Route 66 Specific Plan Map
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Civic Center Area Plan
The Civic Center Area Plan (CCAP) area covers the historic downtown village core of Glendora.

The CCAP is intended to maintain the village area as a vibrant pedestrian oriented area with a mix of commercial and residential uses. The CCAP includes a parking reduction district and parking exemption district, both of which provide reduced parking requirements for residential and commercial development. The CCAP includes three subdistricts; the allowed densities and development types for each subdistrict are detailed in Table 22.

Table 22: Residential Land Uses in Civic Center Area Plan Zoning Density (du/ac) Residential Type
T-4 Village Edge 30.0 Residential district intended for single-family and multiple-family residential development
T-5 Village Core 30.0 Mixed use district intended for residential on upper floors and commercial uses on ground floors along the main street
T-5A Village Transition 30.0 Mixed use district intended for single-family, multiple-family, and mixed use development
Arrow Highway Specific Plan
The Arrow Highway Specific Plan is a comprehensive document implementing the City of Glendora’s vision for its southernmost corridor. As part of the Southern California Association of Government’s Compass Blueprint Program, Glendora and its neighboring jurisdictions initiated a planning process to improve the corridor’s mobility, foster livable communities, and promote sustainable development. That effort resulted in initial guidance for the Arrow Highway Specific Plan; however, the Specific Plan goes beyond the preliminary concepts to establish a clear vision and implementation program fostering livability, housing, retail, and service options; improving and integrating open space and community spaces; encouraging catalytic projects; and improving mobility. This plan introduced residential as a use to several zoning areas where it previously was prohibited.

Table 23: Residential Land Uses in Arrow Highway Specific Plan Zoning Density (du/ac) Maximum Height & Related Standards Corridor High Density Residential (C-HR) 25
3 stories, not to exceed 35 feet
Ground floor shall provide a minimum of 10
feet in interior height (finished floor to ceiling)
Corridor Medium High Density Residential (C-R3) 20 2 stories, not to exceed 25 feet Corridor Buffer Residential (C-BR) 20 2 stories, not to exceed 25 feet 1 acre minimum parcel size
Corridor Medium Density Residential (C-R2) 15 2 stories, not to exceed 25 feet Transition Mixed-Use (MU-T) Mixed-Use (Residential/
Commercial): 25 DU/AC 0.85 FAR
Single Use: Commercial 0.5 FAR
Single Use: Residential 25 DU/AC
3 stories, not to exceed 35 feet Ground floor
10’ minimum interior Minimum parcel for mixeduse development is 1 acre Commercial Core Mixed-Use (MU-CC) Mixed-Use (Residential/ Commercial): 25 DU/AC 0.85 FAR
Single Use: Commercial 0.5 FAR
Single Use: Residential 25 DU/AC
3 stories, not to exceed 35 feet; 40 feet allowed
only for mixed-use. Residential (single use or
mixed-use) - Ground floor shall provide a
minimum of 10 feet in interior (finished floor to
ceiling) height. Nonresidential (single use or
mixed-use) - Ground floor shall provide a
minimum of 14 feet in interior (finished floor to
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Table 23: Residential Land Uses in Arrow Highway Specific Plan Zoning Density (du/ac) Maximum Height & Related Standards ceiling) height, subject to review and exception
by the Planning Director.

Minimum parcel for mixed-use or residential is
1 acre.

Neighborhood Commercial Mixed-Use (MU-NC) Mixed-Use (Residential/ Commercial) 25 DU/AC 0.85 FAR
Single Use: Commercial 0.50 FAR
Single Use: Residential 25 DU/AC
2 stories, not to exceed 35 feet
Residential (single use or mixed-use) - Ground
floor shall provide a minimum of 10 feet in
interior (finished floor to ceiling) height.

Nonresidential (single use or mixed-use) -
Ground floor shall provide a minimum of 14
feet in interior (finished floor to ceiling) height,
subject to review and exception by the
Planning Director.

Minimum parcel for mixed-use or residential is
1 acre.

Source: Arrow Highway Specific Plan, Adopted 2018
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Figure 2: Arrow Highway Specific Plan
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Hillside Development
Since its incorporation, the City has been known as the “Pride of the Foothills." Given the surge in development and the potential degradation of environmental features resulting from hillside grading, the City enacted a Hillside Management Ordinance in 1994 which updated previously adopted regulatory policies concerning management of the City’s significant foothill acreages.

The ordinance was amended to be more sensitive to the use of land in hillsides so that natural characteristics (e.g., land forms, vegetation, wildlife, scenic qualities and open space) could be maintained. Specific goals of the ordinance are as follows:
(1) Preserve unique and significant geological, biological, and hydrological features; (2) Encourage alternative approaches to hillside development through land use patterns and intensities that are consistent with natural characteristics; (3) Protect prominent vistas of hillside areas in order to maintain the identity, image, environmental quality, and aesthetic quality of the City; and (4) Protect the public health and safety from potentially hazardous conditions related to hillside development.

All parcels with an average slope of ten percent or greater fall under purview of the Ordinance.

To construct residential units, an approved development plan review is required. This ordinance does not restrict the ability of the City to address its RHNA given that all the homes in the hillsides would only be affordable to upper income households.

Toward the end of 2001, the Glendora City Council accepted applications and appointed members for an “Ad Hoc Committee to Preserve the Foothills” to proactively address the development issues in Glendora that other local hillside communities have faced in recent years.

The Ad Hoc Committee detailed its suggestions to the City for managing hillside development in a formal document called the Recommended Hillside Strategy. The Hillside Strategy has four components:
(1) Open Space Preservation: This component calls for the city to acquire hillside properties from willing private property owners in order to ensure the greatest ability to preserve open space. The Hillside Strategy identifies three priority acquisition areas, including undeveloped areas in the eastern portion of the Glendora foothills, the South Hills area, and the northwestern portion of Harrow Canyon.
(2) Controlled Development: This component steers development towards the lower hillside slopes by decreasing the allowable densities as slopes increase, and avoiding ridgelines, canyons, streams, channels, and habitat corridors.
(3) Design Guidelines for New Development: This component calls for the establishment of guidelines that minimize the visual intrusiveness of new development by designing new residences to fit with the natural character of the hillside areas. (4) Clarification of Ambiguities: This final component of the hillside strategy aims to clarify existing ambiguities in the General Plan and zoning code. Proposed clarifications include: the removal of residences as an allowable use in the Open Space land use designation and the creation of a hillside residential General Plan designation that would include the residential uses removed from the Open Space designation.

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Overlay Districts
The City's Special Height Overlay zone is designed to accommodate land uses that require a greater building height than is permitted in certain zones. The Special Height Overlay can be applied to the C-2, C-3, CM, MS, M-1, IP and the PR zones. Pursuant to this zone, a building may exceed the height limitation in the underlying zone, but shall not exceed eight stories or 80 feet.

The minimum front setback must be 25 feet, while the minimum side yard shall be 20 feet plus four feet for each additional story.

The Historic Preservation Overlay (HPOZ) is intended to promote the general welfare, cultural enrichment, and economic prosperity of the people by providing for the identification, protection, preservation, and enhancement of areas of the city having historic, architectural, or cultural significance. Areas designated as an HPOZ exemplify or reflect special elements of the City’s cultural, social, economic, political, aesthetic, engineering, or architectural history.

Glendora has established a Mobilehome Park Overlay zone to provide appropriate locations where mobilehome parks may be established and maintained. There are currently 670 mobile homes in Glendora. Mobile home parks provide an important source of affordable housing within the community for lower-income households. These regulations are intended to promote an orderly and pleasant residential environment in harmony with surrounding land uses. The minimum lot area for a mobilehome park in this overlay is 12 acres.

The Grand-Foothill multifamily residential overlay enacts unique zoning policies intended to promote well planned, multiple-family development through the logical redevelopment of properties located within the overlay area’s boundaries, and reward development that consolidates property and/or integrates energy conservation and environmental stewardship into project design. The objective of the overlay area is to obtain a comprehensively planned development area with two and three-story residential buildings, an efficient internal circulation system, and a visually pleasing landscaped perimeter around the overlay area.

Flexibility in Development Standards
The Specific Plan process and Planned Redevelopment Zone (PR Zone) are the primary means to provide appropriate relief from literal application of zoning regulations and development standards, where appropriate, to facilitate new development. According to the Glendora Zoning Code, the purpose of the PR Zone is "to provide for development on a comprehensive basis by using site planning techniques not permitted through literal application of zoning and subdivision regulations." The Zoning Code does not set residential development standards for the PR zone.

Pursuant to development plan review process, the residential standards, covenants, and conditions are established by the City Council. Therefore, projects of any size, type, and density can be considered for approval.

The PR zone has been used to facilitate construction of affordable housing that is compatible with adjacent land uses. The Glendora Gardens project was a combination of one- and two-story structures situated in an R-2 zone. The Heritage Park Apartments was a two-story project located in front of a slight hill, thus providing an enclave for the structure in an area where the zoning of the adjacent land uses varies from open space to R-1. Both projects were rezoned to PR to facilitate development.

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2. Residential Development Standards
The City regulates the type, location, density, and scale of residential development primarily through the Zoning Code. Zoning regulations are designed to protect and promote the health, safety, and general welfare of residents as well as implement the policies of the City's General Plan. The Zoning Code also serves to preserve the character and integrity of existing neighborhoods. Table 24 summarizes the most pertinent development standards for single-family and multiple-family housing.

Table 24: Residential Development Standards
Development
Standard
General Plan Residential Land Use Category (Zone)
Hillside
Very Low
Density
(E-7, RHR)
Low Density
(E-5, E-6,
E-7)
Low/
Medium
Density
(E-4, E-3,
R-1)
Medium
Density
(LGA and
GA)
Medium/
High
Density
(R-2)
High
Density
(R-3)
Building Standards
Max. Density E7 = 0.05-2.2
RHR = 0.1-1
E5 = 4.1
E6 = 2.9-3.5
E7 = 0.05-2.2
E4/E3 = 5
R1 = 5.8
LGA = 7.9
GA = 10.9
R-2: 14.5 R-3: 19.8
Max. Building
Height 2 stories 2 stories 2 stories 2 stories 2 stories 2 stories Min. Unit Size
(sq. ft.) n/a n/a n/a 600 sq. ft. for a studio + additional 200 sq. ft. for each bedroom Max. Floor
Area
RHR=n/a
E-7=35% 35% 35% 400 sq. ft. usable open space per residential unit Lot Standards
Min. Lot Area
(sq. ft.) E-7= 200,000 /
500,000
800,000
RHR=43,560
E-5=10,500
E-6=12,500 to
15,000
E-7= 200,000/
500,000
800,000
E-3=8,000
E-4=8,500
R-1=7,500
40,000 10,000 10,000
Min. Lot Area per
Unit (sq. ft.)
LGA = 5,500
GA = 4,000 3,000 2,200
Min. Lot Width
(ft.)
RHR=200
E-7=100
E-5=85
E-6=100
E-7=100
R-1/ E-3=70
E-4=75
120 80 80
Min. Lot Depth
(ft.)
RHR=200
E-7=100 100 100 125
Front Yard (ft.)
RHR=40 (or
10% of lot
depth)
E7=25
25 R-1=20/ E-3 &
E-4=25 20
Side Yard (ft.) RHR=30
E7=7 7
R-1=5/ E-3 &
E-4=7 5 (one-story); 10 (two-story)
Rear Yard (ft.)
RHR=50 (or
20% of lot
depth)
E7=35
35 R-1=25/ E3&E-4=35 20
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Table 24: Residential Development Standards
Development
Standard
General Plan Residential Land Use Category (Zone)
Hillside
Very Low
Density
(E-7, RHR)
Low Density
(E-5, E-6,
E-7)
Low/
Medium
Density
(E-4, E-3,
R-1)
Medium
Density
(LGA and
GA)
Medium/
High
Density
(R-2)
High
Density
(R-3)
Parking
Single-Family 2 spaces in a garage
Accessory Dwelling
Unit N/A
Multiple-Family 1 enclosed and 1 open space or additional enclosed space/unit + 0.2 spaces per bedroom per unit for units with over 2 bedrooms
Mobilehome 9 spaces for every 4 mobilehome units
Guest Space 0.4 spaces per unit for multiple-family units and mobilehomes.

Source: Glendora Municipal Zoning Code 2021.

Parking requirements for residential uses in Glendora are summarized in Table 24. Glendora’s parking standards are comparable to those of surrounding jurisdictions. Requirements for multifamily developments are equal to, or less than, requirements for single-family detached dwellings.

Guest space requirements for multi-family developments are reasonable because these types of developments do not have private driveways for each unit to accommodate parking for guests.

Nonetheless, because the cost of providing parking can make financing the development of housing affordable to lower and moderate income households more difficult, reduced parking and other incentives, concessions, or waivers and modifications of development standards are available for developers of affordable projects that are eligible for a density bonus.

Development standards for residential development in the Route 66 Corridor Specific Plan area and the Civic Center Area Plan area are different from citywide standards and are detailed in Table 25 and Table 26. In general, the Route 66 Corridor Specific Plan and the Civic Center Area Plan allows for taller buildings, greater maximum floor area, and smaller setbacks. Residential development standards in the Arrow Highway Specific Plan area are presented earlier in Table

23. Table 25: Route 66 Corridor Specific Plan Development Standards Town Center Mixed
Use (TCMU)
Barranca Gateway
(BG)
Route 66 Residential
(CRR)
Building Standards
Maximum Building Height 45 feet
3 stories
35 feet
2 stories
45 feet
3 stories
Maximum Floor Area Ratio 0.50 (commercial)

1.0 (mixed-use)

0.35 (commercial)

0.75 (mixed-use) 0.30
Lot Standards
Front Yard (ft.) 15 15 15
Rear Yard (ft.) 0 0 10
Side Yard (ft.) 0 0 10
Parking Same as citywide parking standards (see Table 24) Source: Glendora Municipal Zoning Code.

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Table 26: Civic Center Area Plan Development Standards
T-4 Village Edge T-5 Village Core T-5A Village
Transition
Building Standards
Maximum Building Height 25 feet
2 stories
45 feet
3 stories
45 feet
3 stories
Maximum Floor Area Ratio NA NA NA
Lot Standards
Front Yard (ft.) 20 0-5 5-10
Rear Yard (ft.) 20 0 0-15
Side Yard (ft.) 5 0 0-10
Parking
In parking exemption district: 1 space per bedroom; in parking reduction district: 1 space per bedroom plus 0.1 guest spaces per bedroom; elsewhere: same as citywide parking standards Source: Glendora Municipal Zoning Code.

Development Incentives
The City encourages mixed use and residential development, particularly affordable housing development, and facilitates redevelopment through a variety of development incentives.

Affordable Housing: The City adheres to the State density bonus law to provide density bonuses and regulatory incentives, including parking requirement reductions, for senior housing projects and projects that set aside a portion of the units as housing affordable to lower and moderate income households. In February 2013, the City Council approved an update to the Zoning Ordinance to maintain consistency with State law. Since 2013, the State has passed several changes to the State Density Bonus law.

AB 1763 requires the City to grant developers providing 100 percent of the units to lower income households additional density, concessions and incentives, and height increases. The law allows up to 20 percent of the total units in the development for moderate-income households. Under the revised law, density bonus projects must be allowed four incentives or concessions, and for developments within ½ mile of a major transit stop, a height increase of up to three additional stories or 33 feet. A density bonus of 80 percent is required for most projects, with no limitations on density placed on projects within 0.5 mile of a major transit stop. The bill also allows developers to request the elimination of minimum parking requirements for rental units affordable to lowerincome families that are either supportive housing or special needs housing, as defined. SB 1227 provides density bonus for student housing development for students enrolled at a full-time college, and to establish prioritization for students experiencing homelessness. AB 2345 signed by the Governor in September 2020 further incentivizes the production of affordable housing by revising the requirements for concessions and incentives and the maximum density bonus provided. This Housing Element includes a program to amend the City’s Density Bonus Ordinance.

Mixed Use Development: The City also encourages the development of mixed use projects within the BG, and TCMU zoning subdistricts of the Route 66 Corridor Specific Plan area.

Nonconforming Lot Ordinance: The City Council recognized the need to facilitate the reasonable use and development of nonconforming lots. In 2000, the City Council passed a Nonconforming Lot Item #4. Page 91
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Ordinance that recognizes and affirms the development rights of legally subdivided lots. The ordinance facilitates such development by allowing parcels that do not meet the minimum lot size or dimensions of the zone to be fully developed provided that other development standards are fully met.

The ordinance facilitates development by allowing the merging of nonconforming lots with conforming or nonconforming lots to create lots that conform more closely to the standards of the underlying zone. However, if a nonconforming lot cannot be developed or improved in conformance with existing standards (excluding lot size and dimensions), a Nonconforming Lot Development Plan Review Permit may be granted to allow development or improvement of the lot.

3. Short Term Rentals
As home-sharing websites have risen in popularity in recent years, there has been a significant increase in the number of homes being offered on a short-term basis to generate rental income.

On October 13, 2020, the City Council adopted Short-Term Rental Ordinance 2055 to regulate the operation licensing of short-term rentals. The purpose of the ordinance is to balance the City’s desire to promote economic development and tourism with the City’s legitimate need to mitigate the adverse impacts often associated with short-term rentals, including excessive noise, overcrowding, disruptive and unruly parties, the accumulation of refuse, reduction of street parking vehicular violations and disruptions to safe traffic flow. Regulations for short term rentals are intended to minimize the adverse impacts short-term rentals have on surrounding properties.

4. Provisions for a Variety of Housing
Housing Element law specifies that jurisdictions must identify adequate sites to be made available through appropriate zoning and development standards to encourage the development of various types of housing for all economic segments of the population. This includes single-family housing, multiple-family housing, factory-built housing, mobile homes, housing for persons with disabilities, emergency shelters and transitional housing, among others. Table 27 summarizes housing types permitted within the primary residential zones. Table 28 summarizes the housing types permitted in the Route 66 Corridor Specific Plan, Table 29 summarizes the housing types permitted in the Civic Center Area Plan, and Table 30 summarizes the housing types permitted in the Arrow Highway Specific Plan.

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Table 27: Housing Types Permitted by Zone
Housing Types
Permitted
General Plan Land Use Category (Zone)
RHR
E-3, E-4,
E-5, E-6,
and E-7
R-1
LGA and
GA R-2 R-3 MHP MS PD
Residential Uses
Single-Family P P P P P P -- -- --
Duplex (2 units) -- -- -- P P P -- -- --
Multiple-Family
(3 or more) -- -- -- P P P -- -- --
Factory-Built P P P P P P P -- --
Accessory Dwelling
Unit P P P P P P -- -- --
Planned Development P P P P P P -- -- P
Special Needs Housing
Senior Housing -- -- -- P P P -- CUP --
Community Care
Facility -- -- -- -- -- -- -- CUP --
Source: Glendora Municipal Zoning Code
Table 28: Uses Permitted in Route 66 Corridor Specific Plan TCMU BG CRR Special Requirements
Multiple-Family
Residential P P P Apartments, condominiums, townhomes
Assisted Living
Facilities CUP CUP CUP For more than six persons.

Mixed Use
(Retail/Office and
Residential)
P P — 1 acre minimum lot size required
Residential Care
Homes CUP — CUP For more than six persons.

Table 29: Uses Permitted in Civic Center Area Plan
T-4 T-5 T-5A Special Requirements
Single-Family
Residential P - P
Multiple-Family
Residential P P P
Not allowed fronting Glendora Avenue in T-5 zone
on the ground floor.

Mixed Use - CUP CUP Not allowed fronting Glendora Avenue in T-5 zone on the ground floor.

Source: Glendora Municipal Zoning Code
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Table 30: Uses Permitted in Arrow Highway Specific Plan C-HR C-R3 CBR C-R2 C-C3 C-I MU-I MU-T
MUCCMUNC
Multi-Family P P P P - - - P P P
Mixed-Use (horizontal or Vertical)
Condominiums/Townhomes P P P P - - - P P P
Single Family - - P P - - - P P P
In the Grand Foothill multifamily residential overlay multiple-family uses and related accessory buildings are permitted. Additionally, senior housing, community care, convalescent and nursing facilities are conditionally permitted.

Besides single-family housing opportunities, the City offers the following housing opportunities that are available for all economic segments of the community as well as more vulnerable members of the community, including those earning lower income, seniors, and the homeless, among others. These include multiple-family units, accessory dwelling unit, mobile homes, and other more affordable housing opportunities.

Factory-Built Units: Manufactured or factory built units meeting State and federal standards and installed on permanent foundations are treated as regular residential units and therefore permitted where residential uses are permitted.

Multiple-Family Units: The Zoning Ordinance permits multiple-family housing in the GA, LGA, R-2, and R-3 zones. The permitted density is 7.92 units per acre for Limited Garden Apartments (LGA) and 10.89 units per acre Garden Apartments (GA), 14.52 units per acre in the R-2 zone, and

19.8 units per acre in the R-3 zone. Approximately 17 percent of the City's housing stock is multiplefamily residences.

Accessory Dwelling Units: Accessory Dwelling Units (ADUs) are attached or detached dwelling units that provide complete independent living facilities for one or more persons including permanent provisions for living, sleeping, cooking and sanitation. ADUs may be an alternative source of affordable housing for lower income households and seniors.

California law requires local jurisdictions to adopt ordinances that establish the conditions under which second dwelling units are permitted (Government Code § 65852.2). A jurisdiction cannot adopt an ordinance that precludes the development of an ADU unless findings are made acknowledging that allowing ADUs may limit housing opportunities of the region and result in adverse impacts on public health, safety, and welfare.

On September 8, 2020, Glendora adopted Ordinance No. 2053 establishing regulations to ADU’s in accordance with Government Code § 65852.2, including recent state legislation SB 13, AB 68, AB 881, and other applicable state law. As such, ADUs are permitted on all lots with an existing single-family residence, or in conjunction with a proposed single-family residence in the City’s residential zoning districts. ADUs are all permitted on lots with an existing multi-family residence or on conjunction with a proposed multi-family residence in the Mixed-Use overlay.

ADUs are permitted on parcels zoned for single-family or multiple-family residential uses under the following conditions:

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• An accessory dwelling unit shall be located on a lot that is zoned to allow single or multifamily residential uses and includes a proposed or existing dwelling. • One accessory dwelling unit on a lot located within a single-family zone. • The accessory dwelling unit is either attached to the existing primary dwelling unit or detached and located on the same lot.
• Attached units maximum size: 50 percent of primary dwelling but not more than 1,000 square feet.
• Detached units maximum size: 1,000 square feet subject to development standards of the zone.
• An accessory dwelling unit shall not be permitted in a very high fire hazard severity zone where the lot is not served by a public or private street that meets city standards. • An accessory dwelling unit must be located on the same lot as the proposed or existing primary dwelling.
• An existing detached accessory structure may be converted to an accessory dwelling unit.

No setback is required for the conversion or replacement of an existing living area, garage, or accessory structure to an accessory dwelling unit where the dimensions and location of the existing structure will not change.
• Two accessory dwelling units are permitted on a lot with an existing or proposed multifamily dwelling.
• Portions of a multifamily dwelling structure that is not used as livable space, including, but not limited to, storage rooms, boiler rooms, passageways, attics, basements, or garages may be converted to an accessory dwelling unit if each unit complies with state building standards for dwelling. The number of accessory dwelling units created by converting nonlivable space shall not exceed twenty-five percent of the multifamily dwelling units. Where the number of existing dwelling units is seven or less, one accessory dwelling unit by conversion may be created.
• An accessory dwelling unit may be either attached or detached from the primary dwelling. • Attached or detached accessory dwelling units shall provide a separate entrance from the primary dwelling.
• An accessory dwelling unit may have one or two bedrooms. • An accessory dwelling unit shall comply with the lot coverage, floor area ratio, open space requirements, and limitations on the number and size of accessory structures of the zone, except that application of these standards shall not preclude the construction of an accessory dwelling unit that is eight hundred square feet and maintains four-foot side and rear setbacks, and is otherwise in compliance with all other local design, development standards.
• The architectural design and detailing, roof pitch and material, and exterior color and finish materials of an accessory dwelling unit shall match or complement the primary dwelling. • An accessory dwelling unit may not be sold or otherwise conveyed separate from the primary dwelling.
• Neither the primary dwelling nor the accessory dwelling unit shall be rented for a period of less than thirty days.

After the ADU Ordinance was adopted, the City submitted the Ordinance to the HCD for their review.

HCD informed the City that the limitation on number of bedrooms was inconsistent with State law, Item #4. Page 95
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and required revising as part of the Housing Element review. Housing Program No. 13 includes the requirement to update the existing ordinance to be consistent with state law.

Junior Accessory Dwelling Units: Junior Accessory Dwelling Units are permitted on parcels zoned for single-family residential uses under the following conditions:
• A junior accessory dwelling unit shall not exceed five hundred square feet and shall be constructed within the existing walls of an existing or proposed single-family dwelling. An additional one hundred fifty square feet beyond the physical dimensions of the existing structure is permitted to accommodate ingress and egress to the junior accessory dwelling unit.
• One junior accessory dwelling unit on a lot located within a single-family zone. • A junior accessory dwelling unit may be allowed on the same lot as an accessory dwelling unit provided the accessory dwelling unit is detached and the junior accessory dwelling unit is within the proposed or existing space of a primary single-family dwelling. • A junior accessory shall include a separate exterior entrance from the main entrance to the primary dwelling unit.
• A junior accessory dwelling unit shall include at least an efficiency kitchen which shall include all of the following: (i) a cooking facility with appliances; and (ii) a food preparation counter and storage cabinets that are of reasonable size in relation to the size of the junior accessory dwelling unit.
• A junior accessory dwelling unit may include separate sanitation facilities or share sanitation facilities with the existing primary dwelling. • A junior accessory dwelling unit shall require owner-occupancy of the primary dwelling or the junior accessory dwelling unit. Before permit issuance, the City shall be provided a copy of a recorded deed restriction which shall include: (i) restrictions on the size and attributes of the junior accessory dwelling unit; (ii) prohibition of the sale of the junior accessory dwelling unit separate from the primary dwelling; (iii) if the junior accessory dwelling unit or primary dwelling is rented, the term shall not be for a period of less than thirty days; (iv) requirement that either the junior accessory dwelling or the primary dwelling be occupied by the property owner; and (v) a statement that the deed restriction shall be enforced against future owners.

Since 2018, the City has permitted over 50 accessory dwelling units. This averages to around 17 units per year and the number is increasing annually.

Mobile Homes
The Glendora Zoning Ordinance permits mobile homes within a specially designated Mobile home Overlay Zone. Currently there are 670 mobile homes within the community, according to the American Community Survey. No other types of residential structures are allowed in this zone.

The MHP Overlay Zone was designed to protect existing mobile home uses. Specific development standards have also been established to promote an orderly and pleasant residential environment in harmony and compatible with surrounding land uses. Lower income individuals and/or families occupy many of these homes.

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Senior Housing
Senior housing is permitted as regular multi-family housing in GA, LGA, R-2, and R-3 zones, as well as conditionally permitted in the Grand-Foothill multifamily residential overlay, the Route 66 and Arrow Highway Specific Plans, and MS zone.

Emergency Shelters and Low Barrier Navigation Center
In response to changes in the State Housing Element law, the City amended the Zoning Code in 2011 to specifically identify emergency shelters as a permitted use at two locations in the City.

The two locations include twelve parcels, with a total area of 2.8 acres. These parcels are currently developed with underutilized commercial uses, including vehicle repair, retail and office uses. These types of uses are undergoing recycling to higher intensity uses throughout the region.

A few of these parcels have limited improvements on site and are primarily used for parking or outdoor storage. They are located along Grand Avenue at Big Dalton Wash and Arrow Highway with access to public transportation and services.

The Zoning Code provides objective standards for emergency shelters to regulate the following, as permitted under State law, including:
• The maximum number of beds permitted;
• Parking based on demonstrated need;
• The size/location of exterior and interior onsite waiting and client intake areas; • The provision of onsite management;
• The proximity of other emergency shelters, provided that emergency shelters are not required to be more than 300 feet apart;
• The length of stay;
The State’s adoption of AB 139 and SB 101 will require the City to amend the Zoning Code to address the new laws to address emergency shelters and low barrier navigation centers.

Specifically, AB 139 requires the City to base the needs for emergency shelter on the most recent homeless point-in-time count conducted before the start of the planning period, the need for emergency shelter based on number of beds available on a year-round and seasonal basis, the number of shelter beds that go unused on an average monthly basis within a one-year period, and the percentage of those in emergency shelters that move to permanent housing solutions.

The City’s current zoning limits the total number of shelter beds in the City at 20 beds. The 2020 Point-in-Time Count estimates 145 unsheltered homeless persons in Glendora. Therefore, the City’s Emergency Shelter zoning must allow at least 145 shelter beds. Furthermore, the City’s ordinance establishes a separation requirement of at least 300 feet, whereas State law limits the separation to no more than 300 feet. To address these inconsistencies with State law, the City has included Housing Program No. 14 to increase the bed count as required and modify the building separation requirements to be consistent with the legislation. The City will amend the municipal code to remove the bed limit. With this change, the City can adequately accommodate its unsheltered homeless in the Emergency Shelter overlay. For example, a typical standard for emergency shelter is 75 to 100 square feet of space per bed. For 145 beds, the total square footage can be estimated at 14,500 square feet or an FAR of 0.33, within the allowable FAR of the area. Considering the 2.6 acres identified by the City, and a maximum FAR of 0.35, the identified sites could theoretically accommodate over 350 shelter beds.

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AB 139 also changes the way local governments can regulate parking requirements for emergency shelters. Local governments may include parking requirements for emergency shelters specifying that adequate parking must be based solely on shelter staffing level, but overall parking requirements for shelters may not exceed the requirements for residential and commercial uses in the same zone. The City’s current parking regulations for emergency shelters per Glendora Municipal Code § 21.03.120(C) requires one space per employee and up to five visitor spaces for service providers based on actual need as determined by the city. If on-street parking is available, a reduction of up to two spaces may be granted.

AB 101 requires cities to allow a Low Barrier Navigation Center development by right in areas zoned for mixed uses and nonresidential zones permitting multifamily uses if it meets specified requirements. A “Low Barrier Navigation Center” is defined as “a Housing First, low-barrier, service enriched shelter focused on moving people into permanent housing that provides temporary living facilities while case managers connect individuals experiencing homelessness to income, public benefits, health services, shelter, and housing.” Low Barrier shelters may include options such as allowing pets, permitting partners to share living space, and providing storage for residents’ possessions. AB 101 also sets a timeline for jurisdictions to act on applications for Low Barrier Navigation Center developments. The requirements of this bill are effective through the end of 2026, at which point they are repealed.

The Housing Plan of this Housing Element includes a program to amend the Zoning Ordinance to comply with State law on emergency shelters and to allow Low Barrier Navigation Centers by right in areas zoned for mixed use and nonresidential zones permitting multi-family uses.

Transitional Housing
Under Housing Element law, transitional housing is defined as buildings configured as rental housing developments, but operated under program requirements that call for the termination of assistance and recirculation of the assisted unit to another eligible program recipient at some predetermined future point in time, which shall be no less than six months (California Health and Safety Code § 50675.2).

This definition does not encompass all forms of transitional housing. Transitional housing is a type of housing used to facilitate the movement of homeless individuals and families to permanent housing. Transitional housing can take several forms, including group quarters with beds, singlefamily homes, and multiple-family apartments and typically offers case management and support services to return people to independent living (usually between six and 24 months).

The City amended the Zoning Code to address transitional housing. For transitional housing facilities that operate as regular housing developments, meeting the Health and Safety Code definition, such uses are permitted by right where housing is permitted.

For transitional housing facilities that operate as group quarters, such facilities are permitted as community care facilities. Potential conditions for approval of transitional housing for more than six persons in a group quarters setting may include hours of operation, security, loading requirements, noise regulations, and restrictions on loitering. Conditions would be similar to those for other similar uses and would not serve to constrain the development of such facilities.

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Supportive Housing
Under the Housing Element law, supportive housing is defined as housing with no limit on length of stay that is occupied by a target population, and that is linked to onsite or offsite services that assist the supportive housing resident in retaining the housing, improving his or her health status, and maximizing his or her ability to live and, when possible, work in the community (California Health and Safety Code §50675.14 (b)).

Target population includes adults with low incomes having one or more disabilities, including mental illness, HIV or AIDS, substance abuse, or other chronic health conditions, or individuals eligible for services provided under the Lanterman Developmental Disabilities Services Act (Division 4.5, commencing with Section 4500, of the Welfare and Institutions Code) and may, among other populations, include families with children, elderly persons, young adults aging out of the foster care system, individuals exiting from institutional settings, veterans, or homeless people (California Health and Safety Code 53260 (d)).

Similar to transitional housing, supportive housing can take several forms, including group quarters with beds, single-family homes, and multiple-family apartments. Supportive housing usually includes a service component either on- or off-site to assist the tenants in retaining the housing, improving his or her health status, and maximizing his or her ability to live and, when possible, work in the community.

The Zoning Code was amended to address supportive housing. For supportive housing facilities that operate as regular housing developments, such uses are permitted by right where housing is permitted. For supportive housing facilities that operate as group quarters, such facilities will be permitted as residential care facilities. Potential conditions for approval of supportive housing for more than six persons in a group quarters setting may include hours of operation, security, loading requirements, noise regulations, and restrictions on loitering. Conditions would be similar to those for other similar uses and would not serve to constrain the development of such facilities.

State law requires transitional and supportive housing to be defined as a residential use and subject only to the same regulations as comparable residential uses. Recently approved AB 2162 further requires supportive housing projects of 50 units or fewer to be permitted by right in zones where multi-family and mixed-use developments are permitted, when the development meets certain conditions. The City may choose to allow larger supportive housing projects by right in these zones. The bill prohibits minimum parking requirements for supportive housing within 0.5 mile of a public transit stop. The Glendora Zoning Ordinance defines transitional and supportive housing in accordance with state law and allows them subject to the restrictions that apply to other residential dwellings of the same type in the same zone. The Housing Plan of this Housing Element includes a program to amend the Zoning Ordinance to clarify where supportive housing developments are permitted by right, and that there are no minimum parking requirements for supportive housing within 0.5 mile of public transit.

Employee Housing: The City of Glendora defines “Employee Housing” as accommodations for six or fewer employees, as described, defined, and regulated by the Employee Housing Act, Section 17000 et seq. of the California Health and Safety Code.

Single-Room Occupancy (SRO): SRO units are one-room units intended for occupancy by a single individual. They are distinct from a studio or efficiency unit, in that a studio is a one-room unit that must contain a kitchen and bathroom. Although SRO units are not required to have a Item #4. Page 99
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kitchen or bathroom, many modern SROs have one or the other. The City amended the Zoning Code to permit SRO units by-right in the CRR subdistrict of the Route 66 Corridor Specific Plan.

Housing for Persons with Disabilities: The City of Glendora recognizes the importance of addressing the housing needs of persons with disabilities. This section reviews potential governmental constraints to the development and improvement of housing for persons with disabilities.

Definition of Family
Local governments may unintentionally restrict access to housing for households failing to qualify as a “family” by the definition specified in the Zoning Code. Specifically, a restrictive definition of “family” that limits the number of and differentiates between related and unrelated individuals living together may illegally limit the development and siting of group homes for persons with disabilities, but not housing for families that are similarly sized or situated. The City amended the Zoning Code in 2010 to remove the definition of “family.” Community Care Facilities
The Glendora Municipal Code does not offer any guidelines on residential care facilities.

However, it defines a “Community Care Facility” as a facility licensed by the state or county, which provides lodging, meals, nursing, dietary or other personal services to convalescents, invalids or the elderly for six or more patients, but does not include surgery or the care of substance abusers or persons with communicable diseases. This definition does not include nor mention facilities serving six or fewer patients. Larger community care facilities, convalescent homes, and other similar uses for more than six persons are permitted in the Medical Services (MS) Zone and in the TCMU and CRR subdistricts of the Route 66 Corridor Specific Plan, subject to a conditional use permit. The City amended its Zoning Code to differentiate between small residential care facilities (that serve six or fewer persons) and large residential care facilities (that serve seven or more people). Pursuant to the Lanterman Act, licensed residential care facilities for six or fewer persons are treated as a regular residential use and permitted where residential uses are permitted. This Housing Element includes a program to review and revise Zoning Code as appropriate to remove the constraints to development of large community care facilities.

According to the State Department of Social Services, a total of 27 residential care facilities are located in the City of Glendora. In addition, there are two adult day care facilities. These include:
• 7 Adult Residential Facilities (34 beds)
• 20 Residential Care Facilities (207 beds)
• 2 Adult Day Care facilities (190 persons)
Most of these are small facilities for six or fewer persons. However, a few large adult residential facilities are also located in the City.

Parking Standards
Development in the City is required to meet parking standards for people with disabilities as required by state law, including requirements for the number and design of disabled parking spaces. The City is flexible and works with the developers of special needs housing and will reduce parking requirements if the applicant can demonstrate a reduced need for parking. For Item #4. Page 100
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example, the Zoning Ordinance authorizes the Planning Commission/City Council to make exceptions to development standards through the Planned Development zone standards, including off-street parking requirements, for senior housing developments.

Reasonable Accommodation
Both the federal Fair Housing Act and the California Fair Employment and Housing Act direct local governments to make reasonable accommodations (i.e., modifications or exceptions) in their zoning laws and other land use regulations when such accommodations may be necessary to afford disabled persons an equal opportunity to use and enjoy a dwelling. For example, it may be reasonable to accommodate requests from persons with disabilities to waive a setback requirement or other standard of the Zoning Code to ensure that homes are accessible for the mobility impaired. Whether a particular modification is reasonable depends on the circumstances.

The City Council adopted Ordinance No. 1904 in September 2008 to establish a process and procedure to consider and approve development requests to accommodate persons with disabilities. Pursuant to the ordinance, the following criteria are considered when evaluating a request for reasonable accommodation:
(1) Whether the request for accommodation is reasonable and necessary to afford the applicant with an equal opportunity to access publicly funded buildings, facilities and programs, or privately funded housing, including single and multiple-family dwelling units, and public accommodations on an equal basis with citizens who are not disabled; (2) Whether there are feasible alternatives to the requested accommodation that may provide an equivalent level of benefit;
(3) The physical attributes of and any proposed changes to property and structures; (4) Whether the requested accommodation will impose an undue financial or administrative burden on the City;
(5) Whether the requested accommodation will require a fundamental alteration of the city’s rules, policies, practices or procedures;
(6) If a zoning related issue, whether the requested accommodation would result in a detriment of the residential character of that neighborhood; and (7) Any other factor(s) that may have a bearing on the request.

The conditions for approval include:
(1) Inspection of the affected premises periodically, as specified in the conditions, to verify compliance with any applicable conditions of approval;
(2) Prior to any transfer of interest in the premises, notice to the transferee of the existence of the modification, the personal status of the modification and the requirement that the transferee apply for a new modification is necessary;
(3) Removal of the improvements, where removal would not constitute an unreasonable and unfair financial burden, if the need for which the accommodation was granted no longer exists;
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(4) Time limits and/or expiration of the approval if the need for which the accommodation was granted no longer exists;
(5) Other necessary conditions deemed necessary to protect the public health, safety and welfare.

The requests are reviewed and determined by the appropriate department head(s).

Permits and Fees: There is no fee for the City to consider a request for reasonable accommodation. Typical building permit fees would apply.

5. Development Permit Procedures
Certainty and consistency in permit processing procedures and reasonable processing times is important to ensure that the process does not discourage developers of housing or add costs (including carrying costs on property) that would make the project economically infeasible. The City is committed to maintaining comparatively short processing times. Total processing times vary by project, but the following timelines can be used as a general guide:
• Non-hillside single-family project: less than 60 days • Large single-family subdivisions: one year (for environmental review) • Multiple-family project: 90 days
• Multiple-family project with subdivision map: 90 to 180 days Table 31 provides a detailed summary of the typical processing procedures and timelines of various types of projects in the City.

Table 31: Typical Processing Procedures by Project Type Single-Family
(non-hillside)
Large Single-Family
(with subdivisions)
MultipleFamily
Multiple-Family
(with
subdivision)
Mixed-Use
Approvals
Required
None if singlestory. Only
requires “Over
the Counter”
approval.

Subdivision Map
Development
Plan Review
Development
Plan Review
Development Plan
Review (Required
in CCAP)
Environmental Review
Subdivision Map
EIR (typically required for
hillside subdivisions due
to presence of biological
resources)
Estimated
Total
Processing
Times
Less than 60
days 1 year 60-90 days 90 to 180 days 60-90 days
The City of Glendora can encourage the ongoing construction, maintenance, and improvement of housing by decreasing, to the extent possible, the time and uncertainty involved in gaining approvals for various development permits. One such example is the Permit Streamlining Act, Item #4. Page 102
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which establishes timelines for development review processes. This section outlines the procedures for gaining project approvals in Glendora.

Glendora provides for various ways to process minor and major development projects. Different levels of review are based accordingly on the complexity of the project and whether a variation in development standards, existing land use, or operating conditions is requested. Table 32 summarizes the varying levels of review and the minimum time frames required to process permits prior to scheduling before a hearing. Of particular note, for projects involving multiple requests, all applications are processed concurrently.

Table 32: Development Plan Reviews
Director Planning
Commission
City
Council Processing Time
Administrative Changes (e.g. Minor
Conditional Use Permit and Minor
Modification, etc.)
Yes n/a n/a 2 months
Minor Permits (Minor Conditional Use
Permit)
Yes n/a n/a 2 months
Major Permits (Conditional Use Permit,
Variance) n/a Yes n/a 2-3 months
Tentative Tract Map n/a Yes Yes 3-6 months
General Plan Amendment n/a Yes Yes 6 months
Zone Change & Development Agreements n/a Yes Yes 6 months Development Plan Review Yes Yes n/a 2-3 months
Planned Development n/a Yes Yes 6 months
Planned Redevelopment n/a Yes Yes 6 months
Source: Planning Department, City of Glendora.

N/A = Review is not applicable.

Development Plan Review: Development plans are reviewed by the City to ensure orderly development, aesthetic design, safe and harmonious placement. The following types of projects require a Development Plan Review (the reviewing body is also included in parenthesis):
• Hillside Development (Planning Commission)
• All multiple-family projects (Planning Commission)
• Planned redevelopment (Planning Commission, City Council) • Planned development (Planning Commission, City Council) • Civic Center Area Plan development, exclusive of permits for signage and awnings (Planning Commission)
• Mobile home park overlay development (Planning Commission) • Second story construction for all single-family residential zones including hillside lots (Planning Director)
Most reviews are conducted by the Planning Commission, including reviews of hillside developments and multiple-family projects. Once a completed application is submitted, a meeting between staff and applicants is also arranged in order to review ideas, identify processes and requirements, ask questions, and discuss potential issues, solutions and approaches. The reviewing body looks at the following characteristics during a Development Plan Review:

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• Consistency with the general plan and other applicable plans • Whether the site is adequately served by streets, utilities and other services, facilities and improvements
• Whether the use will adversely affect the character and integrity of the area, the utility and value of properties in the area, and the health, safety and welfare of the public Potential development in the Route 66 Corridor Specific Plan area, Arrow Highway Specific Plan area, and the Civic Center Area Plan area must also undergo additional review and adhere to a specific set of design guidelines.

The City has established design guidelines for the Route 66 Corridor Specific Plan area. The purpose of the design guidelines is to provide consistent design guidance for the development and redevelopment of the Route 66 Corridor that reflects the community’s commitment to quality design and economic development. The following projects are subject to the Route 66 Corridor Specific Plan Design Guidelines:
• Any construction requiring a building permit
• Projects/uses requiring a discretionary zoning application such as a Development Plan Review or Conditional Use Permit
• Any construction (whether or not a building permit or zoning application is required) that affects the exterior elevation of an existing building or structure (e.g., replacing doors or windows)
• A change in the exterior appearance of a building (e.g., painting, reroofing, replacing siding) or similar changes
• A change in the use of an existing building that requires additional parking The overall objective is to ensure that the intent and spirit of the guidelines are followed and that the project respects its surroundings in terms of scale, character, and orientation.

Each of the Specific Plan’s seven sub-districts has a set of district-specific guidelines, which vary depending on the character of the area. Multiple-family residential projects must also adhere to a set of design guidelines, which include specifications for:
• Building location and orientation
• Open space requirements
• Architecture (including scale, height, façade, building materials, etc.) • Landscaping
Parking and circulation
Conditional Use Permits
Certain types of land uses require special consideration in a particular zone or in the City as a whole.

These land uses require a Conditional Use Permit (CUP). Every application for a CUP requires a public hearing. The reviewing body looks at the following when deciding to approve a CUP application:
• Consistency with the general plan and other applicable plans • Whether the site is adequately served by streets, utilities and other services, facilities and improvements
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• Whether the use will adversely affect the character and integrity of the area, the utility and value of properties in the area, and the health, safety and welfare of the public

6. Fees and Exactions
Glendora collects fees from developers to cover the costs of processing permits and providing the necessary services and infrastructure related to new development. Fees are calculated based on the average cost of processing a particular type of case. The City regularly performs a full cost analysis to update user fees and periodically assesses ways to streamline organizational processes. Table 33 summarizes common fees.

Most communities also charge development impact fees to cover the cost of added services required by new residential development. City of Glendora impact fees include: a school fee of $3.36 per square foot of living area, a park development fee $2,273 per single-family unit and $1,591 per multiple-family unit) and a sanitation connection fee ($1,660 per single-family unit, $1,245 per condominium unit, and $996 per other multiple-family unit).

Table 33: Planning and Development Fees
Type of Fee Service Provided Single-Family Units Multiple-Family Units Planning
Conditional Use Permit $2,425
Variance $2,224
Zone Change $4,0000
Tentative Subdivision Map
$4,006
Tentative Parcel Map/Lot Split
(including SB-9)
$5,286 +$192 per each land &/or air
lot/unit
Tentative Tract Map
General Plan Amendment $4,0000
Environmental Review (Initial Study) Hourly Rate
Environmental Impact Report Hourly Rate
Development
Development Plan Review
$2,483 Minor Director Review
$3,297 Minor Commission Review
$5,000 Major Council Review
Planned Development $10,000
Planned Redevelopment $10,1000
Building Permit Depends on Valuation
Public Works
Engineering Plan Check and
Inspection
5 percent of estimated construction cost of
proposed public improvements
Sewer Connection Permit $145 per house
Water Main Connection Charge $8/front foot
Street Lights
$350 per light
Deposit:
$3,000 - Marbelite;
$4,200 - Double Davit”
Street Trees $295-$950
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Table 33: Planning and Development Fees
Type of Fee Service Provided Single-Family Units Multiple-Family Units Development Impact
Transportation Impact Fee None
School Impact Fee $3.36 square foot
Park Development Fee $2,273 $1,591
Sanitation Connection Fee $1,660 $1,245 - $996
Source: City of Glendora, FY 2023 update.

For a typical single-family residential project, typical planning and development fees total approximately $14,500 per unit (based on a 3,000-square-foot residence). For a typical multifamily project, typical fees total $6,500 (based on development of a three-unit project). These fees are generally lower or comparable to neighboring communities. While fees add to the cost of construction, the City offers a range of incentives that can off-set the impacts of such fees.

7. Building Codes and their Enforcement
Glendora adopted the 2019 California Building Code, which includes the 2018 International Building Code, in 2019. The 2019 California Building Code establishes standards and requires inspections at various stages of construction to ensure code compliance. The California Building Code also requires new residential construction to comply with the federal Americans with Disabilities Act. Although these standards and the time required for inspections increase housing production costs and may impact the viability of rehabilitation of older properties which are required to be brought up to current code standards, the intent of the codes is to provide structurally sound, safe, and energy-efficient housing.

The City enforces the California Building Code (CBC), which regulates the access and adaptability of buildings to accommodate persons with disabilities. Furthermore, Government Code §12955.1 requires that 10 percent of the total dwelling units in multi-family buildings without elevators consisting of three or more rental units or four or more condominium units are subject to the following building standards for persons with disabilities:
• The primary entry to the dwelling unit shall be on an accessible route unless exempted by site impracticality tests.
• The public and common areas shall be readily accessible to and usable by persons with disabilities.
• All the doors designed to allow passage into and within all premises shall be sufficiently wide to allow passage by persons in wheelchairs.
• All premises within covered multifamily dwelling units shall contain the following features of adaptable design:
o An accessible route into and through the covered dwelling unit. o Light switches, electrical outlets, thermostats, and other environmental controls in accessible locations.
o Reinforcements in bathroom walls to allow later installation of grab bars around the toilet, tub, shower stall, and shower seat, where those facilities are provided. o Useable kitchens and bathrooms so that an individual in a wheelchair can maneuver about the space.

Compliance with provisions of the Code of Regulations, CBC, and Federal Americans with Disabilities Act (ADA) is assessed and enforced by the Building and Safety Division of the Item #4. Page 106
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Community Development Department as a part of the building permit submittal. The City has not adopted any amendments to the CBC that might diminish the ability to accommodate persons with disabilities. In fact, the City of Glendora rigorously enforces the disabled access provisions found in Chapters 11A (Housing Accessibility) and 11B (Accessibility to Public Buildings, Public Accommodations, Commercial Buildings and Publicly Funded Housing) of the CBC.

The City's Code Enforcement Division is responsible for enforcing both State and City regulations governing maintenance of all buildings and property. The City has two full-time code enforcement officers to enforce local codes. The City seeks voluntary code compliance through administrative processes. Approximately 120 cases are handled per month, primarily related to property maintenance, building code issues, and inoperative vehicles among others.

8. Site Improvements and Infrastructure
Site improvements and infrastructure are an important component of new development and include water, sewer, circulation, and other infrastructure needed to make development feasible. New residential construction will occur either as infill, where infrastructure is already in place, or in hillside areas, where adequate facilities will be required. The City of Glendora owns and maintains their water and sewer systems (County by contract maintains sewer lines for City) and requires developers to construct offsite extensions of the public infrastructure (i.e., water, sewer, streets, and storm drain systems, etc.) needed to serve previously undeveloped property. If the property is adjacent to existing public infrastructure that has exceeded its useful life, the City requires the developer to replace the existing aged infrastructure in kind. With the added benefit of the City owning and operating the water and sewer system, developments with affordable to lower income housing units are ensured priority water and sewer services.

Gas and Electric services are provided by Sothern California Edison (SCE) and SoCal Gas Company. Both utilities’ services are readily available and existing in Glendora. Each of these utility companies is responsible for installing and providing service to Glendora residents. Each development is required to obtain a will serve letter to ensure adequate capacity and infrastructure exists for development. According to the 2020 California Gas report prepared by the California Gas and Electric Companies, California benefits from substantial gas storage capacity and has adequate supply for future development in the City. SCE can also meet existing and future demands and has plans to invest approximately $15 billion over the next three years to improve infrastructure to their service area. With the increased use of solar panels 80 percent of their energy is provided by independent power producers.

Large developments are required to fund the preparation of a traffic impact study to determine what, if any, impacts the development would have on the City’s existing circulation system. Any mitigations that are recommended by the study would be funded by the development (e.g., installation or modification of traffic signals). The City requires the developer to construct all internal streets, sidewalks, curb, gutter, affected portions of off-street arterials, landscaping along arterials, and other standard conditions. If the City is planning a capital improvement project to upgrade infrastructure in the vicinity of a new development, the City may choose to allow the developer to pay a pro-rata share to the City to assist in funding the project. Developers are required to provide sufficient water rights to serve a proposed development or to provide an inlieu fee. The City’s street standards are specified in Table 34.

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Table 34: Off-Site Improvement Standards
Street Type Right of Way Curb to Curb
Major 100’ 84’
Secondary 80’-84’ 64’
Collector 60’ 40’
Local 50’ 36’
Requiring developers to construct site improvements and/or pay pro-rata shares toward other infrastructure costs, the provision of public services, as well as needed utility systems will increase the cost of developing homes and the final sales price of housing. While site improvements increase housing costs, requiring developers to pay for on- and off-site improvements is necessary to maintain the high quality of life desired by City residents, and is also consistent with the City's adopted General Plan goals. Moreover, it is important to ensure that public services and facilities are in place at the time of need, thus avoiding the overloading of existing urban service systems.

Environmental Review
Environmental review is required for all development projects under the California Environmental Quality Act (CEQA). Most residential projects in Glendora are either Categorically Exempt or require an Initial Study and a Mitigated Negative Declaration. Developments that have the potential of creating significant impacts that cannot be mitigated require the preparation of an Environmental Impact Report. Once deemed complete, most residential projects that require a Mitigated Negative Declaration take two to three months to complete, inclusive of mandatory public review periods. Categorically Exempt developments require a minimal amount of time. As a result, state-mandated environmental review does not pose a significant constraint to housing development.

Transparency in Development Process, Zoning and Development Standards To increase transparency and certainty in the development application process as required by law, the City posts planning and development regulations and resources online:
• General Plan:
www.cityofglendora.org/departments-services/planning/applications-documents/generalplan-specific-plans/glendora-general-plan • Planning Forms:
www.cityofglendora.org/departments-services/planning/applications-documents • Zoning Code:
www.qcode.us/codes/glendora/
• Planning Fee Schedule:
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C. Environmental Constraints
While the City is extensively developed, there are vacant and underutilized lands on which new development can be accommodated. Many of these, however, are impacted by environmental constraints. The largest concentration of undeveloped land extends into the hillsides in the northern portion of the City. These areas are likely to contain constraints on development, such as steep slopes, endangered or protected flora and fauna, and wild/brush fire potential.

The following are more detailed discussions of the City's environmental constraints and hazards which affect, in varying degrees, existing and future residential developments.

1. Environmental Protection
State and federal regulations require environmental review of proposed discretionary projects (e.g., subdivision maps, development review permits, etc.). Costs resulting from the environmental review process are also added to the cost of housing and are passed on to the consumer. These costs include the preparation of environmental analyses, and from delays caused by the mandated public review periods. However, the presence of these regulations helps preserve the environment and ensure environmental safety to Glendora residents. Furthermore, recent State laws have established exemptions from CEQA for infill and affordable housing projects.

2. Seismic Hazards
The dominant geologic feature is the Sierra Madre fault zone along the foot of the San Gabriel Mountains. With few exceptions, geology, soil, and seismic hazards do not restrict development, but require detailed investigations prior to development. The U.S. Department of Agriculture maps classify the City's soil as having moderate hazard potential, meaning that some soils are unfavorable to development but construction can take place with special design and planning features.

3. Flood Hazards
Flood control facilities have been constructed by the Los Angeles County Flood Control District, which place the developed areas of the City outside of the 100 year flood plain. The major threat of flooding is from dam failure by earthquake, seiche, or structural fault. Big Dalton and San Dimas are two dams which serve the City. In case of dam failure, the County Flood Control District has established an Emergency Plan to evacuate residents to Citrus College, the nearest major shelter.

The City’s floodplain administrator reviews all base flood data available from other federal or state agencies and uses it to identify flood-prone areas within the jurisdiction of the City of Glendora. Any proposed building in a flood-prone area is required to be designed (or modified) to prevent flotation, collapse, or lateral movement of the structure resulting from hydrodynamic and hydrostatic loads, including the effects of buoyancy. Construction materials must also be resistant to flood damage.

4. Fire Hazards
The most serious threat of fire in the City occurs at the interface between hillsides and the urban areas. The hillside areas contain large quantities of combustible plants which subject structures within close proximity to potentially extreme fire hazards. Certain areas of the city are designated as a fire hazard severity zone due to geographical, topographical, and climatic conditions. These conditions include: large, natural growths of chaparral and other volatile weeds and vegetation, exposure to hot, high-velocity winds during the “Santa Ana” conditions common to Southern Item #4. Page 109
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California, steep terrain making access difficult for fire-fighting personnel and equipment, and generally lower water pressure availability for fire suppression purposes. These areas are subject to a much higher incident of fire hazards than any other areas of the city and certain changes and modifications in the state mandated uniform construction regulations are necessary for the protection of life and property in these areas.

Structures in the fire hazard severity zone are required to have fire-resistant protection of exterior walls and openings, unenclosed underfloor areas, and automatic sprinkler systems. Wood-shingle and wood-shake roofs are also prohibited in the fire hazard severity zone.

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4. HOUSING RESOURCES
The extent of housing needs in a community often exceeds the resources available. The City of Glendora must pull together limited resources and use them efficiently in order to address the current and projected housing needs of its residents. This section of the Housing Element provides an overview of resources available to the City.

A. Availability of Sites for Housing
Through its various land use policies, the City provides development potential for a range of housing opportunities.

1. Regional Housing Needs Allocation (RHNA)
State Housing Element law requires that a local jurisdiction accommodate a share of the region’s projected housing needs for the planning period. This share, called the Regional Housing Needs Allocation (RHNA), is important because State law mandates that jurisdictions provide sufficient land to accommodate a variety of housing opportunities for all economic segments of the community. Compliance with this requirement is measured by the jurisdiction’s ability in providing adequate land to accommodate the RHNA. The Southern California Association of Governments (SCAG), as the regional planning agency, is responsible for allocating the RHNA to individual jurisdictions within the region.

The RHNA is distributed by income category. For the 2021 Housing Element update, the City of Glendora is allocated a RHNA of 2,276 units as follows:
• Extremely Low Income (up to 30 percent of AMI):7368 units (16 percent) • Very Low Income (31 to 50 percent of AMI): 367 units (16 percent) • Low Income (51 to 80 percent of AMI): 386 units (17 percent) • Moderate Income (81 to 120 percent of AMI): 388 units (17 percent) • Above Moderate Income (> 120 percent of AMI): 767 units (34 percent) This income distribution includes an “impaction correction” factor to allocate a higher proportion of lower income households to Glendora than the regional average in order to balance the income distribution across the region. The City must ensure the availability of residential sites at adequate densities and appropriate development standards to accommodate these units.

It is important to note that local government are not required to build housing or financially subsidize the development of new housing. However, cities are responsible to ensure that adequate sites are available during the planning period that are adequate to accommodate housing at the designated affordability levels.
7 The Regional Housing Needs Allocation (RHNA) does not include the extremely low income category. However, State law requires that the jurisdiction project the housing needs for extremely low income households. Two approaches for estimating that future need are offered under State law – an even split of the very low income RHNA into extremely low and very low incomes; or a proportional split based on data on income distribution in the City.

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2. Anticipated Accessory Dwelling Units (ADUs)
New State laws passed since 2017 have substantially relaxed the development standards and procedures for the construction of Accessory Dwelling Units (ADUs). As a result, the City has seen an increase in ADU activities in the community, increasing from 8 units in 2018, 15 units in 2019, and 27 units permitted in 2020. Based on this upward trend, the City has permitted 18 ADUs in 2021 as of July 2021. In 2020, the City updated its Accessory Dwelling Unit (ADU) Ordinance, resulting in significantly increased ADU interests. This Housing Element also includes a program to facilitate the development ADUs. For the purpose of RHNA credits, the City assumes 20 ADUs annually for a total of 160 ADUs over the eight-year planning period of the Housing Element. This Housing Element also includes a program to facilitate and monitor the development of ADUs to insure the City is meeting its anticipated goal.

Following the SCAG Regional Accessory Dwelling Unit Affordability Analysis, the City assumed the following affordability distribution for ADUs:
• 108 Lower Income
• 3 Moderate Income
• 49 Above Moderate

3. Pending Projects
The City currently has 84 units that either have been approved or are in the entitlement process.

These units are credited towards the City’s above moderate income RHNA. The following projects have been identified:
• 531 and 555 E. Arrow Highway – Currently in review for entitlement and will provide 33 above moderate income units. This project is the recycling of commercial retail and restaurant uses.
• 905 E. Arrow Highway – Approved project with 16 above moderate income units. This project is the adaptive reuse of commercial building into food hall and new townhome construction on vacant portion of site.
• 1121 and 1123 E. Arrow Highway – Currently in review for entitlement and will provide 19 above moderate income units. This project is the recycling of commercial uses and duplex units.
• 501 Route 66 – Approved with 8 above moderate residential townhomes. This project is on vacant land.
• 1620 South Glendora Blvd – Approved with 8 above moderate multi-family rental units.

Existing use is a single-family home.

These pending projects demonstrate the trend of recycling existing commercial uses and lower intensity residential uses into multi-family development.

4. Credits and Remaining RHNA
For 6
th cycle Housing Element update, the City of Glendora is allocated a RHNA of 2,276 units.

The City will credit anticipated ADUs and pending projects towards the overall RHNA number.

The City has a remaining RHNA as follows: 1,013 low income units, 385 moderate income units, and 634 above moderate income units (Table 35.).

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Table 35: Credits and Remaining RHNA
Lower Moderate Above Moderate Total
RHNA 1,121 388 767 2,276
Credits 108 3 133 244
ADU 108 3 49 160
Pending Projects 0 0 84 84
Remaining RHNA 1,013 385 634 2,032

5. Developing the Residential Sites Inventory
The development of a sites inventory for the 6th Cycle RHNA started with review of sites from the 5 th Cycle that remain available for housing development. Sites carried over from the 5th Cycle are added to new sites identified for the 6th Cycle.

Since 2013, when the City adopted the 5th Cycle Housing Element Update, the City has made some significant changes to zoning regulations. In 2017, the City reduced density and eliminated residential zoning from certain areas as part of revisions to the Route 66 Specific Plan.

In 2018, the City adopted a specific plan for the Arrow Highway Corridor (AHCSP). Many of the new 6th Cycle sites are located on Arrow Highway where large portions of the corridor are now zoned for housing and mixed-use. With the adoption of the AHCSP, the City is beginning to see increased interest in residential development. Specifically, three of the City’s recent projects (see discussions under Pending Projects) are residential-only projects in AHCSP. Prior to the adoption of this new plan, housing was not allowed in this area. The improvement to land ratio was used as one of the factors in identifying sites because a less than 1.0 ratio would demonstrate that the properties are not developed to their potential. With the introduction of housing in the area, the more valuable use is housing.

Route 66 Corridor Specific Plan Sites
Within the Route 66 Specific Plan there are 21 sites (64 acres) that have been identified as being feasible for development based on staff knowledge of redevelopment potential, developer interest, or site owner interest for selling/redevelopment or being considered for rezoning. The sites have the potential to yield 140 above moderate income units, 402 moderate income units, and 741 lower income units based on net potential and a conservative assumption of development at 80 percent of the allowable density. Detailed information on the existing conditions of these sites can be found in Appendix B.

Arrow High Specific Plan Sites
Within the Arrow Highway Specific Plan there are 20 sites (36 acres) that have been identified for this sites inventory based on Staff knowledge of redevelopment potential, developer interest, or site owner interest for selling/redevelopment. All of these sites within the Arrow Highway Specific Plan are proposed to increase the allowable density to 30 units per acre. The sites have a potential to yield 101 above moderate income units and 533 lower income units based on net potential and a conservative assumption of development at 80 percent of the allowable density.

Detailed information on the existing conditions of these sites can be found in Appendix B.

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Other Vacant and Underutilized Sites
There are also sites identified in the residential sites inventory that are located on vacant and underutilized parcels outside of the Route 66 Corridor Specific Plan and the Arrow Highway Specific Plan areas. These 20 sites (44 acres) were selected based on staff knowledge of redevelopment potential, developer interest, or site owner interest for selling/redevelopment.

Collectively, these sites have the potential to accommodate 289 housing units, the vast majority of which (278 units) can be counted towards the City’s above moderate income RHNA based on the allowable density of the parcels. A total of 11 units on one site can be counted towards the moderate income RHNA. All unit calculations were based on existing zoning and a conservative assumption of development at 80 percent of the allowable density. Detailed information on the existing conditions of these sites can be found in Appendix B.

Proposed Density Increases
In order to meet the RHNA, the City utilized sites in the Route 66 Corridor Specific Plan, specifically the Town Center Mixed-Use (TCMU), Central Route 66 Residential (CRR), and Barranca Gateway (BG) zoning districts, Arrow Highway Specific Plan (AHSP), Civic Center Area Plan (CCAP) and other scattered sites throughout the City.

To foster additional residential growth and maintain the buffer for the lower income RHNA, the City will restore the permitted density in the BG Zoning District of the Route 66 Specific Plan from 20 dwelling units per acre and two stories, to 30 dwelling units per acre and increase the height limit to three stories. In addition, the City will increase allowable density in the Arrow Highway Specific Plan from 25 dwelling units per acre and 2-3 stories, to 30 dwelling units per acre and three stories.

Table 36 presents the current densities and the densities that the City will be implementing within three years of the Housing Element statutory deadline.

Table 36: Proposed Densities
Route 66 - TCMU Route 66 – CRR Route 66 - BG Arrow Highway Current
Units per Acre 30 30 20 25
Stories Max 3 3 2 2 and 3
Proposed Changes
Units per Acre 30 30 30 30
Stories Max 3 3 3 3
Rezoned Sites
On top of restoring/increasing permitted densities, the City is proposing to rezone two sites identified by staff as being feasible for redevelopment based on local knowledge and discussions with owners/developers. Both of these sites are within a ½ mile of the future light rail stop and prior to 2017, both areas permitted housing and mixed-use development. The two sites and their proposed rezoning are as follows:

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1. Route 66/Glendora Site: This 3.67-acre site comprised of 12 parcels is currently zoned as Route 66 Service Commercial (RSC). Based on the location of this site and its original zoning in the Route 66 Specific Plan that allowed residential development, the City is proposing to rezone this site to Route 66 TCMU to permit 30 units per acre consistent with its previous zoning and the adjacent zoning. This site can potentially yield 71 net units for lower income RHNA, conservatively assuming development at 80 percent of the allowable density. This site also has opportunities for lot consolidation for housing or mixed-use.

2. 100 W. Route 66: This almost four-acre property is comprised of 15 parcels and is an underutilized commercial property currently zoned as Route 66 Service Commercial (RSC). This site was chosen as having potential for redevelopment and its location being within a half mile of the future Gold line Station will encourage and facilitate development of housing. The City is proposing to rezone the site to Route 66 TCMU to permit 30 units per acre consistent with surrounding zones. This site has the potential to yield 87 net units for low income RHNA, conservatively assuming development at 80 percent of the allowable density.

Estimating Net Realistic Capacity
Recent developments in the City have achieved a range of densities. Townhome projects typically range from 12 to 19 units per acre. Mixed use projects, on the other hand, typically achieve higher densities. For example, a mixed use project of 280 units achieved the maximum allowable density and received additional density bonuses for mixed use and lot consolidation, resulting in an overall density of 51 units per acre. These project densities were determined by the housing type and market preference, but also demonstrate that a project can reach the allowable density.

Therefore, in estimating the capacity of the sites, this analysis utilizes a density factor of 80 percent of the maximum density permitted, accounting for internal circulation, landscaping, and parking/setback requirements. The City has also seen little to no commercial development with the majority of projects. Even in zones allowing commercial uses, redevelopment has been predominately residential since 2015. Specifically, within commercial/mixed use zones that allow residential uses, the City has seen only one nonresidential project during the last eight years. As discussed later in the recycling trends in San Gabriel Valley section, as building structures reach 30 years of age and improvement-to-land value ratio goes below 1.0, they begin to show signs of being outdated.

In reviewing the development trends in the neighboring cities of San Dimas and Azusa, multifamily and mixed-use development typically yields about 26 units per acre or 86 percent of the allowable density. Both Cities however have taken a more conservative approach to their sites inventory capacity calculations. Glendora’s neighboring City of Azusa is assuming 80 percent of maximum density to take into consideration site constraints and development standards that may limit development on residential sites. This is the same approach that Glendora will also use when calculating sites inventory capacity. Therefore, the City’s assumption is consistent with the trends in the East San Gabriel Valley area, especially the City of Azusa which borders Glendora on the West.

The sites identified in this analysis are also characterized by a low structural improvement to land value ratio, older buildings, and a low lot coverage ratio on top of the conservative density assumption for allowable density. This information is broken down site by site and can be seen in the Sites Inventory Appendix.

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Factors Used in Identifying Sites
In identifying available sites for future residential development, the following factors are used:

1. Vacant sites, parking lots, or lots that are used for auto storage that have minimum improvements

2. Nonvacant sites with at least three of the following factors:
a. Existing uses are the similar types of uses being recycled in Glendora and in the San Gabriel Valley.
b. Property owner or developer interest.
c. Vacant buildings.
d. Property is located near and similar to properties that have been recently developed. This shows synergy of redevelopment activities and developer interests and market demand in the neighborhood.
e. Building age is at least 30 years (unless there is limited improvement on site) or building is vacated. Building older than 30 years often require significant improvements to update the systems and difficult to meet ADA requirements as warranted with substantial rehabilitation.
f. Existing Floor Area Ratio (FAR) that is less than 0.50. This threshold is established because mixed use zones in Glendora generally allow an FAR of between 0.35 and 0.50 PLUS 30 units per acre. If existing commercial uses are developed below this threshold, redevelopment of site can at least gain 30 units per acre.

Furthermore, redevelopment of existing uses in San Gabriel Valley has shown a wide range of existing FARs, including beyond FAR of 1.0. g. Improvement to Land Ratio (ILR) of less than 1.0, indicating the land is worth more than the structures on site. However, exceptions to the rule are sites with large structures such as older shopping centers, office buildings, motels, and warehouses. Often these high improvement values may serve as financial liability to property owners if the uses are not generating adequate revenues but are still subject to high property taxes. These sites are also included due to other factors. h. Property is located withing ¼ mile of Gold Line and therefore conducive to transit oriented development.
i. Property is in obvious conditions of deferred maintenance, Appendix B provides a parcel-by-parcel identification of these factors used in selecting the sites.

Redevelopment Trends and Suitability of Nonvacant Sites Few vacant properties remain in Glendora. Development projects are beginning to take place by redeveloping existing uses that are underutilized and/or declining. With limited demand for commercial spaces, redevelopment of existing uses has primarily been for residential uses. As shown in Table 37 below, the recent and pipeline projects in Glendora are being developed on existing commercial land. Similar uses are also being redeveloped in the San Gabriel Valley.

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Table 37: Recycling Trends in Glendora and East San Gabriel Valley Locality Project Zoning Units Previous Uses Characteristics Glendora 531 and 555 E.

Arrow Highway AHSP-MU-CC 33 Retail, restaurant
Year Built: 1950/1963
ILR: 0.54
FAR: 0.05-0.06
Glendora 905 E. Arrow
Highway
AHSP-MU-NC 16 Retail, neighborhood
market, restaurant
Year Built: 1951
ILR: 0.18
FAR: 0.16
Glendora 1121 and 1123 E.

Arrow Highway AHSP-C-HR 19 Duplex
Year Built: 1980
ILR: 1.27
FAR: 0.41
Glendora 533, 614-647 W.

Foothill Blvd R-3 144 Light Industrial Year Built: 1960FAR: 0.31-0.39 Glendora 350-436 W. Route
66 RT66 TCMU &
R-1
126 Motel, Mobile homes,
and residential
Not available – However, it is
reasonable to assume higher
FAR and ILR for the motel use.

Duarte 1405-1437
Huntington Drive CG 161 Mobile home park, car sales lot Year Built: 1978 Rosemead 7419-7459 Garvey
Avenue MU 378
Auto-related services
and adjacent vacant
lot
Not available
Rosemead 8002-8026 Garvey
Ave MU 109 Commercial, parking lot for patrons
Year Built: 1972
FAR: 1.0
Rosemead 8449 Garvey MU 35 Car sales lot Year Built: 1972 FAR: 0.12
Monterey
Park
420 North Atlantic
Boulevard MU 84 Motel and adjacent vacant lot Year Built: 1978 Monterey
Park Celadon C-B 109
retail, offices, parking
lot, Multi-family,
vacant
Not Available: Housing it is
reasonable to assume higher
FAR and ILR due to the office
and multi-family uses
Note: Characteristics of existing uses are usually not available or are incomplete for projects that have been developed or sites cleared for development. The Assessor data has already been updated to reflect the current status and no historical records are available to provide the previous conditions. Limited characteristics information is based on parcel data that have not yet been completely deleted from the assessor’s database.

Below are additional discussions on the existing conditions and trends relating to sites/locations included in the inventory and their feasibility for redevelopment:
• Mobile Home Parks: Mobile home parks in the City are mostly in poor condition. The City has found that in most of the parks the mobile homes are not owned by the occupants.

Rather the park owner buys older units that cannot be moved and rents them until they completely wear out. This means that there is very poor quality housing serving low income households. The City’s goal is to encourage recycling of these sites to produce affordable housing. There are requirements in State law and incentives that the City believes will help accomplish this goal. The City has had meetings with an affordable housing builder about opportunities in the City, especially mobile home parks with persisting poor conditions. The City has also received inquiries from a broker representing an owner of a mobile home park to discuss the possibility of a low income project.

Furthermore, the City’s Elwood Family Apartments, a 100 percent affordable housing project, was achieved by redeveloping a mobile home park.

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• Gold Line Proximity: The Gold Line Phase 2B is under construction with service expecting to start in 2025. Metro and the Glendora City Council have approved a first-last mile plan that will invest approximately $6 million in improvements around the future station. This investment is intended to support future development in the area.

Additionally, the City is utilizing SB 2 and LEAP grant funds to analyze infrastructure capacity, develop site plans for key infill sites around the future station, remove barriers in the zoning code to housing development, and create objective development standards.

All of these planning efforts will address development in the City, which is anticipated to increase housing production, considering demand in the market. • Arrow Highway Auto Repair Uses: During the development of the Arrow Highway Specific Plan, the City noted the high concentration of auto repair shops and how many of those existing uses have been rezoned to accommodate housing. There is an oversupply of auto repair in the market, and the rezoning to housing that yields a higher return to investors is expected to continue as a development trend. In addition, as the number of electric vehicles increases, the need for auto repair facilities that serve older vehicles is anticipated to decline over time.

When the Arrow Highway Specific Plan was developed in 2016, the City conducted a land use feasibility analysis. The purpose of this analysis was to provide insight into what land uses may be most viable in the short to medium term given current and future market conditions, so that land use designations may be optimized to help the City realize its goals for land development. As part of the analysis, multiple developers were interviewed, including City Ventures, Olson Company, and Forest City Commercial Development. The analysis concludes that overall demand for housing in the San Gabriel Valley is high, and Glendora is an appealing residential city. The Arrow Highway corridor, as a transitioning area, will quickly grow into a market where residential development is replacing existing older industrial/commercial uses. On the other hand, due to the considerable amount of existing retail space in and near Glendora, new retail development is not feasible unless greater residential density is present.
• Route 66 Specific Plan: In 2016, the City also conducted a feasibility analysis of various types of development in this Specific Plan. The analysis concludes that residential townhome use has the highest development potential at the time. However, with major public improvements as catalytic investment, such as the Gold Line Station, the market would become feasible for rental housing.

In 2019, Cal Poly San Luis Obispo planning students completed a study on Route 66 – Rethinking Downtown Glendora, CA: Linking the Village to Route 66. The study, based on assessments of SWOT (Strengths, Weaknesses, Opportunities, and Threats), proposes various land use alternatives for the area that would capitalize on the new Gold Line Station. Each alternative proposes a mixed of housing types in the area to optimize benefits to the City and the residents.

Lot Consolidation Trends
For the purposes of the sites inventory, parcels are grouped together that have the same zoning/rezoning designation, are contiguous, and are the appropriate size to facilitate low income housing. Review of Housing Elements in the San Gabriel Valley indicates that lot consolidation is a typical trend for residential and mixed use development. Also, few 100 percent affordable housing projects have been completed in recent years. It is primarily a function of the lack of funding for affordable housing, not because lot consolidation precludes or impedes affordable Item #4. Page 118
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housing construction. Therefore, density bonus and development agreement through negotiation are the primary strategies for including some affordable units in a project.

Discussion with National CORE, a major nonprofit affordable housing developer in Southern California, funding programs such as Low Income Housing Tax Credits (LIHTC) do not penalize funding applications that require lot consolidation. Discussions with experienced developers that are active in the San Gabriel Valley also indicate that they have acquisition teams to proactively reached out to property owners to purchase their properties. It is common practice for developers to approach owners of adjacent properties to the one listed for sale in order to consolidate parcels for a larger site. The following residential and mixed use projects in Glendora and nearby jurisdictions have consolidated small lots (less than 0.5 acre) into larger sites (over 0.5 acre) for housing construction. This Housing Element also includes a program for lot consolidation.

Table 38: Lot Consolidation Trends
Locality Project Zoning Units Affordability Lot Consolidation Glendora 1121 and 1123 E.

Arrow Highway AHSP-C-HR 19 19 Above Moderate 2 parcels into 0.9 acre Glendora 501 Route 66 RT66 TCMU &
R-3
8 8 Above Moderate 3 parcels into 0.7 acre
Duarte 3rd Street Townhomes R3 18 18 Above Moderate 6 parcels into 1.65 acres Duarte 946 Huntington Drive R4 25 25 Above Moderate 4 parcels into 1.25 acres Azusa 820 N. Soldano TOD 6 6 Above Moderate 2 parcels into 0.26 acre Rosemead 7801-7825 Garvey
Avenue MU 60 60 Above Moderate 6 parcels into 1.14 acres Rosemead 8002-8026 Garvey
Avenue MU 109 109 Above Moderate 11 parcels into 1.61 acres Rosemead 8408 Garvey Avenue MU 46 7 Lower
39 Above moderate 5 parcels into 1.15 acres
Rosemead 8449 Garvey Avenue MU 35 6 Lower
29 Above Moderate 2 parcels into 0.85 acre
Covina 1201 W. Badillo Street HDR 28 28 Above Moderate 4 parcels into 1.22 acres Item #4. Page 119
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Summary of Residential Capacity
Table 39 provides a summary of the City’s residential capacity for the 2021-2029 Housing Element planning period including sites that have
Table 39: Residential Capacity for the 2021-2029 Housing Element Zoning Maximum
Density* Lower Moderate Above Moderate Total
Route 66 Corridor Specific Plan Sites
RT66-BG 30 117 73 140 330
RT66-CRR 30 58 78 0 136
RT66-TCMU 30 566 251 0 817
Subtotal -- 741 402 140 1,283
Arrow Highway Specific Plan Sites
AHSP MU-T 30 31 0 62 93
AHSP MU-CC 30 76 0 38 114
AHSP MU-NC 30 199 0 0 199
AHSP C-HR 30 127 0 29 156
AHSP C-CR 30 76 0 0 76
AHSP C-BR 30 55 0 34 89
Subtotal -- 564 0 163 727
Other Vacant and Underutilized
CCAP-T-5 30 0 11 89 100
R-3 25 0 0 22 22
R-2 15 0 0 31 31
R-1 5 0 0 83 83
GA 15 0 0 23 23
E-5 3 0 0 14 14
E-6 3 0 0 16 16
Subtotal -- 0 11 278 289
Total -- 1,305 413 581 2,299
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4. Comparison of Sites Inventory and RHNA
The City can realistically accommodate 2,543 net housing units through pending projects and its residential sites inventory. This capacity is adequate to accommodate the City’s 2021-2029 RHNA of 2,276 units, and also provide a sizeable buffer for the lower income units and have excess capacity to cover the above moderate income units (Table 40).

Table 40: Adequacy of Sites in Meeting RHNA
Extremely Low/Very Low/
Low Moderate Above Moderate Total
RHNA 1,121 388 767 2,276
Credits
Pending Projects 0 0 84 84
Projected ADUs 108 3 49 160
Subtotal 108 3 133 244
Sites Inventory
Route 66 Corridor Specific Plan Sites 741 402 140 1,283 Arrow Highway Specific Plan Sites 564 0 163 727
Vacant and Underutilized Sites 0 11 278 289
Subtotal 1,305 413 581 2,299
Total Sites Capacity and Credits 1,413 416 714 2,543
Sites Capacity vs. RHNA +292 +28 -53 +267
% Surplus/Shortfall +26% +7% -7% +12%
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Figure 12: Sites Inventory
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5. Availability of Infrastructure and Services
As noted earlier, the City expects much of its future residential growth to occur in the Route 66 Corridor Specific Plan and the Arrow Highway Specific Plan areas. As part of the review process these specific plans had to analyze and plan for potential impacts of new development by identifying the full range of infrastructure improvements that would be necessary to meet longterm infrastructure needs. The Route 66 Corridor Specific Plan and the Arrow Highway Specific Plan are located in a part of the City that is served by all utilities (i.e., water, sewer and storm drains) and other public services (i.e., police, fire, schools and solid waste). All of these existing facilities can be readily extended to serve proposed development.

Route 66 Specific Plan
To determine the impact on water systems, the City performed a water demand analysis for the Route 66 Corridor Specific Plan. Peak water usage for the Specific Plan area, following project implementation, would be approximately 1.41 million gallons per day (mgd), representing an increase of 432,783 gallons per day (gpd) over existing conditions. Since this increase in demand is not equivalent to, or greater than, the amount of water required for a 500-dwelling unit project (750,000 gpd), the impact on Glendora’s water infrastructure is less than significant. However, the City is also taking the following mitigation measures:
• The Zone 1, 6- and 8-inch diameter pipelines within Route 66, between Barranca and Lorraine Avenue, shall be up-sized to a minimum 14-inch pipeline to serve domestic demands and meet current capacity requirements per the City’s Water Master Plan. • The Zone 2, 8-inch diameter pipelines within Route 66, from Lorraine Avenue east to Amelia Avenue, shall be upsized to 14-inch or dual 12-inch diameter pipelines to achieve the anticipated 5,000 gpm fire flow requirements of the “Route 66 Commercial” land use district.

An analysis of the City’s wastewater system was conducted as well. The analysis estimated sewer flows by land use district to provide an understanding of potential flow differences between existing conditions and proposed conditions within the Route 66 Corridor Specific Plan area. The existing average wastewater flow for the planning area is 0.79 mgd and the average wastewater flow for the proposed conditions is only 1.06 mgd, a 34 percent increase. Build-out of the Route 66 Corridor Specific Plan would not result in the generation of wastewater that would exceed the capacity of any of the City’s wastewater lines. City staff has also indicated that the existing wastewater collection system is adequate for serving the proposed development in the Route 66 Corridor Specific Plan area. However, to ensure that wastewater capacity is not exceeded, the City plans to install flow monitors, in order to determine with certainty whether existing trunk sewers require upsizing or realigning, at the following locations:
• Elwood Avenue and Route 66;
• East end of Mauna Loa Avenue;
• Glendora Avenue and Route 66;
• Baseline Road and Glendora Avenue;
• Grand Avenue and Route 66;
• Baseline Road and Grand Avenue; and
• Barranca Avenue and Baseline Road.

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Impacts on any of the City’s other infrastructure systems are also expected to be minimal. The proposed demolition and construction activities, in addition to increased residential and commercial land uses, in the Specific Plan area are expected to increase the volume of solid waste generated. However, the City’s AB 939 waste reduction requirements would reduce the amount of solid waste produced and reduce overall impacts to a less than significant level. The establishment of developer impact fees for parks and schools would also minimize impacts on these public services. The Environmental Impact Report (EIR) for the Route 66 Corridor Specific Plan has concluded that, even at full residential build-out, there will be no significant impacts on any of the City’s infrastructure systems.

Arrow Highway Specific Plan
The Arrow Highway Specific Plan EIR analyzed impacts on the City’s infrastructure including sewer, water and storm drain systems. Several agencies and jurisdictions provide municipal services to the Specific Plan area. These include the cities of Glendora, Covina, and San Dimas, and the County of Los Angeles. Thus, the infrastructure systems and the service provision involve shared responsibility.

For sewer facilities, future development projects are required to confirm collection and treatment capacity or add additional relief sewer lines, as necessary. The Specific Plan’s Land Use Plan is anticipated to increase peak discharge by an estimated 62,500 gpd or 5 percent. The LACSD reports the system can collect increased flows associated with Land Use Plan’s implementation.

Groundwater, the City’s primary source of potable water, is pumped from the City’s active wells in the Upper San Gabriel Canyon Basin and in the San Gabriel Basin’s Glendora Sub-basin. The Specific Plan area has a reliable system of domestic water provided by the Covina Irrigating Company (CIC), Suburban Water Systems, and the City of Glendora. The CIC operates a subregional feeder line including a well water treatment plant on Arrow Highway. These water providers indicate adequate capacity to serve future development without plans for expansion or extensions. According to Glendora’s Urban Water Management Plan (2015), the City has a diverse water supply portfolio. A single dry year or a multiple dry year period will not compromise the City’s ability to provide a reliable supply of water to its customers.

The Los Angeles County Department of Public Works maintains the storm drain and catch basin system serving Arrow Highway. The Los Angeles County Flood Control District maintains the San Dimas Wash, an open channel traversing the Specific Plan area. These systems operate well without any record of overtopping or street flooding. Typical for new development proposals, development applicants will need to conduct a project specific hydrology study identifying any required mitigation for increased flows. Since the Specific Plan area has mostly impervious surfaces, new development is not expected to require significant improvements to the storm drainage system. However, most properties in the Specific Plan area have not implemented stormwater Quality Best Management Practices (BMP). New development will be required to comply with the Los Angeles County Standard Urban Stormwater Mitigation Plan (SUSMP) and Regional Water Quality Control Board, National Pollution Discharge Elimination System (NPDES), and related Municipal Separate Storm Sewer System (MS4) permit requirements. New developments are expected to use onsite BMPs such as rain gardens, dry wells, and bioswales due to excellent percolation rates in the area.

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B. Financial Resources
The City of Glendora has access to a number of funding sources to facilitate the development of new affordable housing and potentially for the preservation of housing units at risk of converting to market rate.

1. Community Development Block Grant (CDBG) Funds
The CDBG program provides funds for a range of community development activities. The program is flexible in that the funds can be used for a range of activities. The eligible activities include, but are not limited to: acquisition and/or disposition of real estate or property; public facilities and improvements; relocation, rehabilitation and construction of housing; homeownership assistance; and also clearance activities. During 2020, Glendora received a total of $304,584 in CDBG funds.

CDBG funds are allocated to Fair Housing and CIP projects. HUD recommends the City complete one project a year due to limited funding.

2. SB2/LEAP Grants
In 2017, Governor Brown signed a 15-bill housing package aimed at addressing the State’s housing shortage and high housing costs. Specifically, it included the Building Homes and Jobs Act (SB 2, 2017), which establishes a $75 recording fee on real estate documents to increase the supply of affordable homes in California. Because the number of real estate transactions recorded in each county will vary from year to year, the revenues collected will fluctuate. The first year the state administered Planning Grants knowns as SB2 Grants, and the following year a second grant program, Local Early Action Planning, or LEAP grants, was made available to cities. Glendora applied for and obtained founding for both of these grant opportunities.

SB 2 Grant
On October 25, 2019, the City of Glendora applied for $160,000 in SB2 grant funding for the completion of three projects. The projects include the following:
• Project 1 – Standardize the City’s review and approval process and install electronic plan review technology,
• Project 2 – Revise existing and add new objective design guidelines in specific plans/residential zones, and
• Project 3 – Review and revised the zoning code and general plan to further support housing development.

Projects under the SB2 Grant must be completed prior to September 2023. The proposed projects are anticipated to be complete prior to the September 2023 deadline.

LEAP Grant
On June 30, 2020, the City of Glendora applied for $150,000 in LEAP grant funding for the completion of three projects. The projects include the following:
• Project 1- Update General Plan Housing Element for the 6th Cycle RHNA, • Project 2 – Site planning and conceptual yield study with development plan scenarios, and • Project 3 – Infrastructure planning for water and sewer systems to support new housing and new residents.

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Projects under the LEAP Grant must be completed prior to December 31, 2023. Project 1 is currently underway, with all three projects scheduled to be completed by February 2023.

3. Low-Income Housing Tax Credit Program
The Low-Income Housing Tax Credit Program was created by the Tax Reform Act of 1986 to provide an alternate method of funding low-and moderate- income housing. Each state receives a tax credit, based upon population, toward funding housing that meets program guidelines. The tax credits are then used to leverage private capital into new construction or acquisition and rehabilitation of affordable housing. Limitations on projects funded under the Tax Credit programs include minimum requirements that a certain percentage of units remain rentrestricted, based upon median income.

4. Mortgage Credit Certificates (MCC)
This program provides a federal tax credit for income- qualified homebuyers equivalent to 15% of the annual mortgage interest. Generally, the tax savings are calculated as income to help buyers qualify to purchase a home. Using an MCC, first-time buyers can save between $700 and $2,500 a year on their annual federal tax bill. The program is initiated by the homebuyer applying through a participating lender, who then submits an application to the Los Angeles County Development Authority. The City is not involved in administering this process or approving loans.

5. HOME Funds
The HOME program provides federal funds for the development and rehabilitation of affordable rental and ownership housing for households with incomes not exceeding 80 percent of area median income. The program gives local governments the flexibility to fund a wide range of affordable housing activities through housing partnerships with private industry and non-profit organizations. HOME funds can be used for activities that promote affordable rental housing and homeownership by low-income households. The City of Glendora does not receive entitlement HOME funds from HUD. While the City had in the past applied to the State for HOME funds administered by the Department of Housing and Community Development (HCD), the City faces a significant challenge in using this funding source in the future. The HOME program has a 25- percent local match requirement. In the past the City was able to use Redevelopment Housing Set-Aside funds to meet the local match requirement. With the dissolution of the Redevelopment Agency, the City has limited ability to meet this requirement.

6. Housing Choice Vouchers (Section 8 Rental Assistance) The Housing Choice Voucher (Section 8) program is a federal program that provides rental assistance to very low-income persons in need of affordable housing. The Housing Choice Voucher program offers a voucher which pays the difference between the payment standard (an exception to fair market rent) and what a tenant can afford to pay (e.g. 30 percent of their income).

A voucher also allows a tenant to choose housing that may cost above the payment standard, with the tenant paying the extra cost.

7. Affordable Housing Fund
As part of approving a conversion of approximately 27 acres of underutilized commercial property to a planned residential community (the “Arboreta Specific Plan”), the City negotiated the payment of a one-time in-lieu housing fee of $2 million to use for the development of affordable housing.

As of August 2013, $1.4 million has been used to acquire property at 350 E. Route 66. A project Item #4. Page 126
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was approved for the site that constructed 20 single-family residences and 106 townhomes; however, since the project did not include an affordable housing component, the loan was repaid to the City with interest in the amount of $1.57 million dollars. The fund is also used for personnel costs associated with administrative services related to housing. The funds projected balance for the end of Fiscal Year 2021 is $1,643,992.

C. Administrative Resources
The following active non-profit agency that may have the capacity to develop, acquire, and/or manage affordable housing, including housing projects that are at risk of converting to marketrate housing.

Glendora Housing Investors, LP: Glendora Housing Investors, LP is a limited partnership made up of Global Premier, SunAmerica, and TELACU. The organization worked with the City’s former Redevelopment Agency on the construction of the Elmwood Family Apartments, which was completed in 2008 and has 87 units reserved for extremely low, very low, and low income families.

Global Premier Development, Inc. and its joint venture partners specialize in the development of low-income housing, under tax exempt bond financing. The company has already completed dozens of affordable housing projects throughout the state of California, including several in the San Gabriel Valley. SunAmerica is the nation's leading investor in low-income housing tax credits.

The company has invested in more than 1,200 properties in 49 states, comprising more than 156,000 units of affordable housing, since 1988. TELACU is a non-profit community development corporation founded in 1968 dedicated to building of quality affordable homes. TELACU builds, owns and manages affordable housing available for senior citizens and physically challenged individuals. The organization has already developed thousands of affordable units in cities throughout Southern California, including Alhambra, Baldwin Park, Hawthorne, Los Angeles, Montebello, Monterey Park, Moreno Valley, National City, Pasadena, Pacoima, and Whittier.

D. Opportunities for Energy Conservation
Energy-related housing costs can directly impact the affordability of housing. While state building code standards contain mandatory energy efficiency requirements for new development, the City and utility providers are also important resources to encourage and facilitate energy conservation and to help residents minimize energy-related expenses.

1. State Regulations
Title 24 of the California Administrative Code establishes energy conservation standards that must be applied to all new residential buildings. The regulations specify energy saving design for walls, ceilings, and floor installations, as well as heating and cooling equipment and systems, gas cooling devices, conservation standards and the use of non-depleting energy sources, such as solar energy or wind power. Compliance with the energy standards is achieved by satisfying certain conservation requirements and an energy budget. Among the alternative ways to meeting the energy standards are the following:
• Alternative 1: The passive solar approach which requires proper solar orientation, appropriate levels of thermal mass, south facing windows, and moderate insulation levels. • Alternative 2: Generally, requires higher levels of insulation than Alternative 1, but has no thermal mass or window orientation requirements.
• Alternative 3: Also is without passive solar design but requires active solar water heating in exchange for less stringent insulation and/or glazing requirements.

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Residential developers must comply with these standards while localities are responsible for enforcing the energy conservation regulations.

2. State and Federal Programs
The California Department of Community Services and Development in partnership with the network of local community services agencies that assist lower-income households, administers the Low Income Home Energy Assistance Program (LIHEAP). LIHEAP provides financial assistance to lower income households to offset the costs of heating and/or cooling their residences.

3. City Incentives
The City provides opportunities for energy conservation with its emphasis on mixed-use development. Compact development encourages pedestrian activity and transit use while reducing automobile use and travel time. Electrical and water-delivery systems are more efficient in higher-density mixed-use communities than low-density suburbs. Mixed-use areas also allow for the possibility of district energy systems (where a central plant supplies heating and cooling to groups of buildings). This type of system maximizes energy efficiency, because commercial and residential structures typically utilize these services at different times of the day.

The City also offers an Environmental Stewardship and Energy Efficiency Density Bonus in its Grand-Foothill Multi-Family Residential Overlay Zone. New residential development projects in the Overlay Zone that that obtain LEED Silver certification from the U.S. Green Building Council (or its equivalent) can be granted a five-dwelling unit per acre density bonus. If both density bonus incentives are utilized in the Grand-Foothill Multi-Family Residential Overlay Zone the density bonus cannot be greater than ten additional dwelling units per acre.

State law (Government Code §65583(a)(7)) requires all new construction to comply with "energy budget" standards that establish maximum allowable energy use from delectable sources (Title 24 of the California Administrative Code). These requirements apply to such design components as structural insulation, air infiltration and leakage control, setback features on thermostats, water heating system insulation (tanks and pipes) and swimming pool covers if a pool is equipped with a fossil fuel or electric heater. State law also requires that a tentative tract map provide for future passive or natural heating or cooling opportunities in the subdivision, including designing the lot sizes and configurations to permit orienting structures to take advantage of a southern exposure, shade or prevailingbreezes.

Southern California Edison (SCE) and the Southern California Gas Company offer energy conservation programs to residents of Glendora including audits of home energy use to reduce electricity consumption, refrigerator rebates, appliance repair and weatherization assistance to qualified low income households, buyer’s guides for appliances and incentives, by the Gas Company, to switch from electric to gas appliances. Direct assistance to low-income households is provided by the Gas Company through the California Alternate Rates for Energy (CARE) Program and by SCE through its Energy Management Assistance Program.

Both companies have programs to encourage energy conservation in new construction. SCE’s energy rebate program applies to residential developers as well as individual customers. SCE also offers an Energy STAR new home program, and Sustainable Communities Program offering design assistance and financial incentives for sustainable housing development projects. The Gas Company’s Energy Advanced Home Program is offered to residential developers who install Item #4. Page 128
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energy-efficient gas appliances that exceed California energy standards by at least 15%.

Some of the most readily available measures for conserving energy in new residential development, as well as in other homes, are described below.

Insulation and Weatherproofing
More than one-third of the homes in Glendora were built prior to 1960, when there was little concern for the use of electricity, oil and natural gas for heating purposes. To conserve the heat generated by older heating units and minimize the heat loss ratio, these homes can be insulated in the attic space and exterior walls. Windows and exterior doors can be fitted with airtight devices, caulking or other means to maximize heating and cooling efforts.

Solar Energy and Natural Lighting
Daytime interior lighting costs can be significantly reduced or eliminated with the use of properly designed and located skylights. Skylights can be easily installed at reasonable expense in existing houses, thereby substantially reducing electricity costs and energy consumption.

Solar energy is a practical, cost effective, and environmentally sound way to heat and cool a home. In California, with its plentiful year-round sunshine, the potential uses of solar energy are numerous. With proper building designs, this resource provides for cooling in the summer and heating in the winter; it can also heat water for domestic use and swimming pools and can generate electricity.

Unlike oil or natural gas, solar energy is an unlimited resource, which will always be available.

Once a solar energy system is installed, the only additional costs are for the maintenance or replacement of the system itself. The user is not subject to unpredictable fuel price increases.

Moreover, solar energy can be utilized without any serious safety or environmental concerns.

Solar heating and cooling systems are of three general types: passive, active, or a combination of both. In passive solar systems, the building structure itself is designed to collect the sun's energy, then store and circulate the resulting heat, similar to a green house. Passive buildings are typically designed with a southerly orientation to maximize solar exposure and constructed with dense materials such as concrete or adobe to better absorb the heat. Properly placed windows and overhanging eaves also contribute to keeping a house cool.

Active systems collect and store solar energy in panels attached to the exterior of a house. This type of system utilizes mechanical fans or pumps to circulate the warm/cool air, while heated water can flow directly into a home's hot water system.

Although passive systems maximize use of the sun's energy and are less costly to install, active systems have greater potential for both cooling and heating a home and providing hot water. This may mean lower energy costs for residents presently dependent on conventional fuels. The City encourages the use of passive solar systems in new residential construction to improve the energy efficiency of housing units.

4. Utility Provider Programs
Southern California Edison participates in the California Alternate Rates for Energy (CARE) program, which offers income-qualified customers a discount of 30 percent or more on their monthly electric bill. The Multifamily Energy Efficiency Rebate Program offers property owners and managers incentives on a broad list of energy efficiency improvements in lighting, HVAC, insulation, and window categories. These improvements are to be used to retrofit existing Item #4. Page 129
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multiple-family properties of two or more units. Edison also operates the Energy Savings Assistance program, which helps income-qualified households conserve energy and reduce their electricity costs. Southern California Edison pays all the costs of purchasing and installing energy-efficient appliances and equipment, which are free to eligible customers. Services include weatherization, energy efficient lighting and cooling, and refrigerator replacement. And, finally, Edison has an Energy Assistance Fund (EAF) in place, designed to help low-income customers pay their electric bills. A maximum of $100 is available to income-qualified customers once every 12-month period.

The Southern California Gas Company offers various rebate programs for energy-efficient appliances to its customers. The Comprehensive Mobile Home Program provides qualifying mobile home customers with no-cost energy conservation evaluations, installations of low-flow showerheads and faucet aerators, and gas energy efficiency improvements, such as duct test and seal of HVAC systems. The Energy Savings Assistance Program offers no-cost energysaving home improvements and furnace repair or replacement services for qualified limitedincome renters and homeowners. The Gas Company also operates the Gas Assistance Fund (GAF), which helps low-income households pay their gas bills through a one-time grant, not exceeding $100. Southern California Gas participates in the state’s CARE program, which provides a 20 percent discount on the monthly gas bills of income-eligible households.

In addition, the Gas Company participates in the Medical Baseline Allowance Program.

Customers with a qualifying medical condition are eligible for a free medical baseline allowance of 0.822 therms per day. Under this program additional gas usage is billed at the baseline rate, which is the lowest rate for residential customers. In addition to The Gas Company’s programs, customers may qualify for other energy assistance programs. The Low-Income Energy Assistance Program (LIHEAP) is a federally funded energy assistance program that offers income-qualified households assistance with paying their utility bill. Customers may also benefit from the LIHEAP Weatherization Assistance Program to help make their homes more energy efficient.

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5. HOUSING PLAN
Previous sections of the Housing Element established the housing needs, constraints, opportunities and resources in the City of Glendora. The Housing Plan presented in this section sets forth the City’s goals, policies and programs to address Glendora’s identified housing needs:
• Goals are the results that the City desires to achieve over the housing planning period.

They are general expressions of values or preferred outcomes, and therefore, are abstract in nature and may not be fully attained. The goals are the basis for City policies and actions during this period.
• Policies are specific statements that will guide decision-making. Policies serve as the directives to developers, builders, service providers, decision makers and others who will initiate or review new development projects or seek to provide housing-related services in Glendora. Some policies stand alone as directives, but others require that additional actions be taken. These additional actions are listed under "programs" below. • Programs are the core of the City’s housing strategy. Programs translate goals and policies into actions. These include on-going programs, procedural changes, zoning ordinance changes, and other actions that implement the housing policies and help achieve housing goals. Each program identifies the responsible agency, funding source, timeframe for implementation, and specific objectives.

A. Housing Goals and Policies

1. Conserve and Improve the Condition of the Existing Affordable Housing Stock.

Housing and neighborhood conservation are important to maintaining and improving quality of life. While the majority of housing in Glendora is in good condition, some of the older housing units show signs of deterioration. Efforts to improve and revitalize housing must address existing conditions, but also focus on encouraging preventive efforts to ensure that housing stock quality is maintained. The policies listed below address the issue of housing and neighborhood conservation.

GOAL 1: Assure the quality, safety, and habitability of existing housing and the continued high quality of residential neighborhoods.

Policy 1.1 Continue to monitor and enforce building and property maintenance codes in residential neighborhoods.

Policy 1.2 Continue to provide City services designed to maintain the quality of the housing stock and the neighborhoods.

Policy 1.3 Continue to promote the repair, revitalization, and rehabilitation of residential structures that have fallen into disrepair.

Policy 1.4 Support the preservation and maintenance of historically and architecturally significant buildings and neighborhoods.

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Policy 1.5 Preserve the unique environmental aspects of the community, including hillsides, canyons, and other environmental amenities.

2. Assist in the Development of Housing for those with Limited Incomes or Special Needs.

Providing affordable and accessible housing is essential for a healthy community. In addition to a diverse mix of housing types, it is necessary to make available housing for residents of all income levels. Seeking funding from varied sources increases the opportunities for development of affordable housing units. The City actively works with both non-profit and for-profit developers in the production of affordable for-sale and rental housing.

GOAL 2: Assist in the provision of housing that meet the needs of economic segments of the community.

Policy 2.1 Use density bonuses and other incentives to facilitate the development of new housing for extremely low, very low, and low income households.

Policy 2.2 Address the housing needs of special populations and extremely low income households through emergency shelters, transitional housing, supportive housing, and single-room occupancy units through land use policies and zoning standards.

Policy 2.3 Pursue all appropriate public and private sources of financial support to provide housing assistance for lower income households (including extremely low income households) and those with special needs (elderly, disabled/developmentally disabled, large households, female-headed households, and homeless).

Policy 2.4 Inform the City’s residents of housing resources and opportunities available to lower income households and special needs populations.

Policy 2.5 Encourage accessible housing and reduce barriers for persons with disabilities, and enforce state accessibility standards for new residential construction.

3. Identify Adequate Residential Sites
A major element in meeting the housing needs of all segments of the community is the provision of adequate sites of all types, sizes, and prices of housing. Persons and households of different ages, types, incomes, and lifestyles have a variety of housing needs and preferences that evolve over time and in response to changing life circumstances. Providing an adequate supply and diversity of housing accommodates changing housing needs of residents. The Glendora General Plan and Zoning Ordinance establish where housing may locate. To provide adequate housing and maximize use of limited land resources, new development should be constructed at appropriate densities that maximize the intended use of the land. To facilitate new residential development, the City plays an important role in both assisting in the identification and promotion of potential sites for future development
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GOAL 3: Provide suitable sites for housing development which can accommodate a range of housing by type, size, location, price, and tenure to accommodate the City’s share of the regional housing need.

Policy 3.1 Implement land use policies that allow for a range of residential densities and products, including low-density single-family uses, moderate-density townhomes, and higher-density apartments, condominiums, and units in mixed-use development.

Policy 3.2 Encourage development of residential uses in strategic proximity to employment, recreational facilities, schools, neighborhood commercial areas, and transportation routes.

Policy 3.3 Maintain an up-to-date residential sites inventory and provide to interested developers with information on available development incentives.

Policy 3.4 Promote mixed-use development and accessory dwelling units (ADUs) to facilitate smart growth and reduction in automobile trips, vehicle miles traveled, and associated energy consumption.

Policy 3.5 Ensure that residential development sites have appropriate and adequate services and facilities, including water, wastewater, and neighborhood infrastructure.

Policy 3.6 Support the assembly of small vacant or underutilized parcels to enhance the feasibility of infill development.

4. Address and Remove Governmental Constraints to the Maintenance, Improvement, and Development of Housing.

Market factors and government regulations can significantly impact the production and affordability of housing. Although market conditions are often beyond the direct influence of any jurisdiction, efforts can be directed at ensuring the reasonableness of land use controls, development standards, permit-processing, fees and exactions, and governmental requirements to encourage housing production.

GOAL 4: Where appropriate, mitigate unnecessary governmental constraints to the maintenance, improvement, and development of housing.

Policy 4.1 Periodically review the City's regulations, ordinances, fees/exactions to ensure they do not unduly constrain the production, maintenance, and improvement of housing.

Policy 4.2 Offer regulatory incentives and concessions for affordable housing, such as relief from development standards, density bonuses, or fee waivers where deemed to be appropriate.

Policy 4.3 Provide for streamlined, timely, and coordinated processing of residential projects to minimize holding costs and encourage housing production.

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Policy 4.4 Support infill development at suitable locations and provide, where appropriate, incentives to facilitate their development.

5. Affirmatively Furthering Fair Housing
The City seeks to expand the range of housing opportunities provided in Glendora, including housing for seniors on fixed incomes, lower and moderate income residents (including extremely low income households), the disabled, large families, female-headed households with children, and the homeless. In order to make adequate provision for the housing needs of all segments of the community, the City must ensure equal and fair housing opportunities are available to all residents whether through mediating disputes, investigating bona fide complaints of discrimination, or through the provision of education services. The provision of fair housing services is an important tool to ensure fair and equal access to housing. Implementation of place-based strategies to address equal access to resources is also a theme of the affirmatively furthering fair housing goal. The following policies are designed to continue implementation of applicable fair housing laws.

GOAL 5: Ensure that all residents have equal housing opportunities, regardless of their special characteristics as protected under State and Federal fair housing laws.

Policy 5.1 Affirmatively further fair housing and promote equal housing opportunities for persons of all socioeconomic segments of the community.

Policy 5.2 Promote housing along with supportive services to meet the special housing needs of seniors, homeless individuals and families, and the disabled.

Policy 5.3 Encourage the provision of housing to meet the needs of families of all sizes.

Policy 5.4 Facilitate increased participation among traditionally underrepresented groups in the public decision-making process.

Policy 5.5 Provide increased outreach and education for the broader community of residents, residential property owners and operators, regarding fair housing practices and requirements, especially through non-traditional media.

Policy 5.6 Promote increased enforcement of fair housing laws.

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B. Housing Programs and Implementing Measures
The goals and policies outlined in the prior section address Glendora’s identified housing needs and are implemented through a series of housing programs offered primarily through the City’s Community Development Department. Housing programs define the specific actions the City will undertake to achieve the stated goals and policies with the eight-year (2021-2029) planning period. The City’s housing programs for addressing community housing needs is described according to the following five issue areas.
• Housing Conservation and Improvement
• Housing Assistance • Provision of Adequate Housing Sites • Removal of Governmental Constraints
• Promotion of Equal Housing Opportunity
This section describes the programs that Glendora will implement to address these areas. The housing programs described as follows contain existing, modified, and new programs needed to address the housing needs identified, in Sections 2 through 4. Below is a summary of each program, the eight-year quantified objective, the proposed funding source, and the agency responsible for implementing the program.

1. Conserve and Improve Existing Affordable Housing
Conserving and improving the housing stock is an important goal for the City of Glendora.

Approximately 89 percent of housing units in Glendora were constructed prior to 1990 and are therefore more likely to have rehabilitation needs than newer housing units. Due to the advanced age of the City’s housing stock, programs to address building conditions will facilitate the upkeep of housing for the benefit of resident health. Programs to monitor, preserve, and improve the existing supply of affordable housing can also help accomplish the City’s goal to build stronger and more vibrant residential neighborhoods
Program 1: Community Preservation Activities
The enforcement of existing property maintenance codes is a primary means to preserve housing and the quality of neighborhoods. The Community Preservation Division is responsible for enforcing City ordinances related to property maintenance, building conditions, and other issues.

Administered by the City of Glendora Police Department, the City continues its code enforcement activities throughout the community.

Responsible Agency: Glendora Police Department
Financing: General Fund
Actions and Timeframe:
• To encourage the conservation and maintenance of existing units in compliance with building code, zoning and environmental standards, on an annual basis the City will provide public educational information on their social media sites about property maintenance requirements. Information on common code violations will be provided at the public counter, on the City’s website, and periodically in the City newsletter.
• Ongoing implementation and annual monitoring throughout the planning period.

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Qualified Objectives: One annual educational campaign about maintenance requirements on social media. Address substandard
housing conditions for five units annually.

Program 2: Neighborhood Improvements
The City applies for and receives an annual allocation of CDBG funds from HUD. These funds are used to install and upgrade public facilities (streets, curb, gutter, drainage facilities, and utilities) in lower income neighborhoods. The infrastructure improvements encourage increased private market investment in declining or deteriorating neighborhoods.

As the Metro L (Gold) Line gets closer to opening, the City of Glendora is preparing ways to make it easier and safer to get to the station. Known as “first/last mile” improvements, the City is working to make getting to the new Glendora Station by bicycling and walking fun, efficient, and safe. At the same time, the City is continuing to implement urban trails along the flood control channels within the city.

Dubbed the People Movement Project, the combination of urban trails and first/last mile improvements will see over 10 miles of active transportation investments across the City.

Features of these projects include fully separated bicycle and walking paths, protected bicycle lanes, protected intersection, roundabout, and improved street crossings for pedestrians. In total, the People Movement Project is estimated to cost $21 million and will be implemented over the next five years.

In particular, the People Movement Project, addresses mobility strategies in low-income census tracts. These improvements will enhance the City’s mobility network by connecting pedestrian and bike pathways across residential, commercial and transit connections.

Low-income Census Tract 4011.02 will include improvements along Glendora Avenue and Foothill Boulevard including bicycle lanes, protected intersections, crossing enhancements and connections to the Gold (“L”) line transit station and nearby Foothill Transit bus stops. A pedestrian trail along the Little Dalton Wash will connect with Glendora Avenue to the aforementioned improvements.

Low-income Census Tract 4039.02 will include portions of a Class 1 bicycle and pedestrian paths.

The pathway will connect residential to commercial and bus transit stops throughout the community.

Responsible Agency: Glendora Housing Authority /
Community Development Department
Financing: CDBG; San Gabriel Valley of Council of Governments Measure M Subregional funds; Rivers and Mountains
Conservancy funds; City CIP funds
Actions and Timeframe:
• Annually apply to HUD for CDBG funds and other funding sources to implement public improvements in low income areas, including the People Movement Project to support transit-oriented development around the metro station.

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Qualified Objectives: Complete eight infrastructure and public facility improvement projects that serve lower income
neighborhoods by 2029.

Program 3: Preservation of Assisted Housing Developments The City has three assisted housing developments. All three developments have affordability covenants that extend past the 6
th planning cycle period and therefore are not currently at risk of being converted to market-rate housing. However, it is important to continually monitor the developments to ensure their future preservation as affordable housing in the community.

Responsible Agency: Glendora Housing Authority
Financing: General Fund/CDBG
Actions and Timeframe:
• Monitor status of existing and future affordable housing projects. • Upon receipt of Notice of Intent to convert from property owners, coordinate with the Los Angeles County Development Authority to connect tenants of at-risk units to the Section 8 Housing Choice Voucher program. (Pursuant to new State law, property owners opting to convert to market rate housing must provide three-year, one-year, and six-month noticing.)
• Conduct annual monitoring of Elwood Family Apartments, a City RDA-funded affordable housing project, to ensure compliance with income and occupancy requirements, as well as Housing Quality Standards.
• Conduct quarterly and annual monitoring of the 52 affordable “low income” units at Heritage Oaks Senior Apartments, a City RDA-funded affordable housing project, to ensure compliance with income requirements and affordable housing costs.

Qualified Objectives: Annually review assisted housing developments to ensure compliance with affordability covenants and continued longterm affordability.

Program 4: Mobile Home Rent Stabilization
In 1995, the City passed an ordinance to establish the Mobile Home Park Rent Stabilization to address the affordability of mobile home space rents. The ordinance also establishes a process for rent mediation with the mediation committee, comprising of representatives from the owners of the affected park, representatives from the tenants at the park, a mediator, and a mobile home park rent review officer. Allowable rent increase is set at seven percent or the current consumer price index.

Responsible Agency: Glendora Housing Authority /
Community Development Department
Financing: General Fund
Actions and Timeframe:
• Continue to maintain the Rent Stabilization ordinance and offer rent review as authorized by the ordinance.

Qualified Objectives: Provide rent stabilization for approximately 670 mobile homes.

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2. Assist in the Provision of Affordable Housing
The City seeks to assist the real estate market provide decent housing and a suitable living environment for all Glendora residents. The following programs provide assistance to developers of new affordable housing development or expand housing choices for income qualified residents of Glendora.

Program 5: Housing Choice Vouchers (Section 8)
The Los Angeles County Development Authority (LACDA) administers the Section 8 Program on behalf of the City of Glendora. The Section 8 Program extends rental subsidies to very low income households (50% AMI), including families, seniors, and persons with disabilities. The program offers a voucher that pays the difference between the current fair market rent (FMR) as established by HUD and what a tenant can afford to pay (i.e., 30% of household income). The voucher allows a tenant to choose housing that costs above the payment standard, providing the tenant pays the extra cost.

Responsible Agency: LACDA
Financing: HUD Section 8 allocation
Actions and Timeframe:
• Continue to promote the Housing Choice Voucher to residents and property owners through dissemination of brochures and public counters, providing information on the City’s website, and referring residents and property owners to LACDA.
• Work with LACDA to promote acceptance of Housing Choice Vouchers through outreach and education to renters and rental property managers. Specifically, California legislature passed SB 329 in 2019, which redefines source of income as “lawful, verifiable income paid directly to a tenant or to a representative of a tenant, or paid to a housing owner or landlord on behalf of a tenant, including federal, state or local public assistance, and federal, state, or local housing subsidies, including, but not limited to, federal housing assistance vouchers issues under Section 8 of the United States Housing Act of 1937.” SB 222 passed in 2019 also extends the same protection to VASH (Veterans Affairs Supportive Housing) voucher recipients.
• Add a housing resources page to the City’s website by the end of 2021 to provide links to LACDA programs.

Qualified Objectives: Annually promote the use of Housing Choice Vouchers by providing informational materials to rental property
managers.

Program 6: Energy Conservation
The City is committed to creating healthy interior environments, using natural resources wisely and preserving natural resources. To demonstrate this commitment, in 2019, the City adopted, and now implements, the California Green Building Standards Code that took effect January 2020. The City has also established an architectural Green Building Program for the William Lyon Homes Arboreta Specific Plan area. All homes in the Specific Plan area are subject to the green building program.

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Under this program, the builder is required to educate homebuyers about the green building components included in their new home and in the overall community by way of sales office displays and as part of sales brochure documents. Developers are required to provide all components of the green program as it is written. The Green Building Program’s design guidelines include the following water and energy conservation measures:
• Automatic zone irrigation systems
• Rain gauges, rain sensors and moisture sensors
• Low flow water fixtures
• High efficiency water heaters
• Hot water re-circulating pumps
• Natural cross ventilation in all primary rooms
• High performance HVAC
• Energy Star appliances
• Insulated glass—dual pane seal systems
• Fluorescent lighting in all units
• Environmentally preferable materials for exterior elevations • Recycled content carpets,
• Low formaldehyde insulations or alternative cotton/cellulose, • Water based wood finished optional,
• Natural lighting by maximizing window locations
• Recycle at minimum fifty percent of all construction, demolition and land clearing materials Currently the Program is self-governing; monitoring implementation and measuring results is the responsibility of the builder.

The City also offers density incentives for green building efforts in certain portions of Glendora.

New residential development projects in the Grand-Foothill Multi-Family Residential Overlay Zone that obtain LEED Silver certification from the U.S. Green Building Council (or its equivalent) can be granted an Environmental Stewardship and Energy Efficiency Density Bonus of five dwelling units per acre. In addition, the City is demonstrating its commitment to energy and resource conservation by encouraging mixed-use, compact development in its Route 66 Corridor Specific Plan Arrow Highway Specific Plan areas.

Responsible Agency: Community Development and Public Works Financing: None Required
Actions and Timeframe:
• Promote density incentives for green building to developers. • Continue to explore additional ways to promote energy conservation and sustainability.

Qualified Objectives: Provide information on the City’s Planning Division website on how to obtain density incentives for development of
green buildings.

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Program 7: Affordable Housing Incentives
Lower income (including those with extremely low income) and special needs populations have more difficulty obtaining affordable housing. Special needs groups include the elderly, disabled (including developmentally disabled), large households, female-headed households, and homeless. The City of Glendora joined the San Gabriel Valley Regional Housing Trust (SGVRHT) in March of 2020. The SGVHRT is a joint powers authority authorized by SB 751 (Rubio), which allows San Gabriel Valley cities to band together to bring additional affordable housing resources to the San Gabriel Valley region. The purpose of the SGVRHT is to secure public and private financing in order to provide funding for the planning and construction of housing of all types for the homeless population and persons and families of extremely low, very low and low income as defined in Section 50093 of the Health and Safety Code within the boundaries of the member cities.

To encourage and facilitate affordable housing development in Glendora, the City will provide the following incentives to private developers, along with information regarding the availability of funding, through federal and state housing assistance:
• Provide technical assistance to developers regarding mixed-use developments and density bonus incentives;
• Create and distribute affordable housing information to affordable housing developers, about opportunity sites and development information including how to obtain various density bonuses;
• Affordable housing trust fund available to support the development of affordable housing. • Provide fee underwriting, fee deferral, and/or permit fast-tracking, for projects that include housing affordable to lower income households, prioritizing projects that include units affordable to extremely low income households;
• As needed to enhance project feasibility, provide relaxed development standards projects that include an affordable housing component;
• Encourage well-planned and designed mixed use development by allowing higher building intensities, reduced parking requirements, reduced set-back and yard requirements, increased building height, and greater floor area ratios; and • In addition to density bonuses, the City provides development concessions consistent with State law. Examples of concessions may include, but are not limited to:
o Reduced minimum outdoor and/or private outdoor living area. o Increased maximum building height and/or stories.
o Reduced onsite parking standards, including the number or size of spaces and garage requirements.
o Reduced minimum building separation requirements.
o Reduced street standards, e.g., reduced minimum street widths o Waived, reduced, or deferred planning, plan check, construction permit, and/or development impact fees (e.g., capital facilities, park, or traffic fees).

Responsible Agency: Community Development Department
Financing: General Fund
Actions and Timeframe:
• Continue to be an active participant in the SGVHRT joint powers authority.

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• Outreach to affordable housing developers annually to explore opportunities for affordable housing. Outreach should include developers with experience in development projects that include units affordable to extremely low income households and households with special needs.
• Continue to provide regulatory and technical assistance to affordable housing developers.
• Annually explore various sources (e.g., HCD and HUD) for funding opportunities, including those available for housing for extremely low income and special needs households.
• Apply for, or support, applications for affordable housing funds, for projects or programs that are consistent with the goals and objectives of the Housing Element. • See also Actions #25-29 in Program 16 for additional actions to facilitate affordable housing development.

Qualified Objectives: Facilitate the development of affordable housing - 100 units over eight years.

3. Provide Adequate Sites for a Variety of Housing
Meeting the housing needs of all segments of the community requires the provision of adequate sites for all types, size and prices of housing. The City’s General Plan and Zoning Ordinance determine where housing may locate, thereby affecting the supply of land available for residential development.

Program 8: Provide Adequate Residential Sites Inventory and Monitoring of No Net Loss Glendora is almost entirely developed and few vacant residentially zoned sites remain in the City.

Recent and future residential development relies primarily on the redevelopment of nonvacant properties, particularly along the City’s major corridors where mixed use development is permitted. Given the City’s small size, Glendora is able to monitor the status of potential sites and will continue to provide sites information to interested developers. To ensure that the City monitor its compliance with SB 166 (No Net Loss), the City will develop a procedure to track:
• Unit count and income/affordability assumed on parcels included in the sites inventory. • Actual units constructed and income/affordability when parcels are developed. • Net change in capacity and summary of remaining capacity in meeting remaining Regional Housing Needs Allocation (RHNA).

The City’s current zoning does not enable Glendora to meet our RHNA requirements or provide a buffer to ensure an adequate inventory of opportunity sites is maintained throughout the planning period. The City without rezoning and or increasing permitted densities has a shortfall of 572 units. To foster additional residential growth, and maintain the necessary buffer of opportunity sites, the City will restore density in the BG Zoning District of the Route 66 Specific Plan from 20 dwelling units per acre and two stories, to 30 dwelling units per acre and three stories. In addition, the City will increase density in the Arrow Highway Specific Plan from 25 dwelling units per acre and 2-3 stories, to 30 dwelling units per acre and three stories. Two sites are also being rezoned back to RTE66-TCMU from RTE RSC commercial to again allow for residential development of 30 dwelling units per acre.

Responsible Agency: Community Development Department
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Financing: General Fund
Actions and Timeframe:
• Develop a procedure in 2022 to monitor the development of vacant and nonvacant sites in the sites inventory and ensure that adequate sites are available to meet the remaining RHNA by income category.
• Provide information on available sites and development incentives to interested developers and property owners on City website.
• Within one year of the 6
th Housing Element statutory deadline (by October 15,
2022), the City will increase permitted densities in the BG Zoning District of the Route 66 Specific Plan from 20 dwelling units per acre and two stories, to 30 dwelling units per acre and three stories. The City will Increase land area zoned for housing in the Route 66 Specific Plan TCMU subdistrict, by restoring land previously rezoned from mixed-use to commercial. In addition, the City will increase density in the Arrow Highway Specific Plan from 25 dwelling units per acre and 2-3 stories, to 30 dwelling units per acre and three stories. Pursuant to AB 1397, the rezoned sites will meet the requirements of Government Code §65583.2, including but not limited to a minimum density of 20 units per acre (low end of the zoning density range), minimum site size to permit at least 16 units on site, and zoned to allow ownership and rental housing by right in which at least 20 percent of the units are affordable to lower income households. As the City will be accommodating the lower income RHNA shortfall with mixed use sites, the sites identified for rezoning must allow 100 percent residential use and require residential use to occupy at least 50 percent of the floor area in a mixed use project.

Qualified Objectives: Provide adequate sites to accommodate the City’s entire RHNA allocation of 2,276 units (735 very low income; 386 low income; 388 moderate income; and 767 above
moderate income), and complete Specific Plan
amendments in the Route 66 Specific Plan and Arrow
Highway Specific Plan to increase permitted densities within one year from October 15, 2021.

Program 9: By-Right Approval for Projects with 20 Percent Affordable Units Pursuant to AB 1397 passed in 2017, the City will amend the Zoning Ordinance to require byright approval of housing development that includes 20 percent of the units as housing affordable to lower income households, on sites being used to meet the 6th cycle RHNA that represent a “reuse” of sites previously identified in the 4th and 5th cycles Housing Element. The “reuse” sites are specifically identified in the inventory (see Appendix B) Responsible Agency: Community Development Department
Financing: None Required
Actions and Timeframe: Amend Zoning Ordinance within one year of Housing Element adoption.

Qualified Objectives: Identify and promote redevelopment of the reuse sites subject to this new provision and facilitate development that includes an affordable housing component.

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Program 10: Replacement Housing
Development on nonvacant sites with existing residential units is subject to replacement requirement, pursuant to AB 1397. The City will amend the Zoning Code to require the replacement of units affordable to the same or lower income level as a condition of any development on a nonvacant site consistent with those requirements set forth in State Density Bonus Law.

Responsible Agency: Community Development Department
Financing: None Required
Actions and Timeframe: Amend Zoning Ordinance within one year of Housing Element adoption.

Qualified Objectives: Mitigate the displacement effect of new residential development on existing tenants.

Program 11: Lot Consolidation and Multi-Family Development The City will play an active role in facilitating lot consolidation, particularly as it relates to parcels listed in the sites inventory. In addition, the City is amending the Zoning Code to facilitate multifamily development, which would in turn encourage lot consolidation.

Responsible Agency: Community Development Department
Financing: None Required
Actions and Timeframe: Identify sites with consolidation potential on the inventory, assist developers in identifying sites available for
development, and facilitate discussions between interested property owners and developers. Continue to process lot line adjustments as ministerial actions unless other
discretionary decisions are required. Facilitate the
consolidation of small lots and encourage multi-family
housing projects by amending Zoning Code within one year of Housing Element adoption to:
• Remove constraints for lot line adjustments (Action #17 of Program 16)
• Streamline development review by increasing the
threshold of multi-family project requiring a Planning
Commission hearing (Action #2)
• Eliminate minimum residential unit sizes for multi-family projects (Action #8)
• Reduce setback requirements (Action #9)
• Allow for reduced open space alternatives (Action #8) • Ministerial procedures to reduce parking requirements for special needs housing (Action #25)
• Reduce, waive or modify parking and development
standards for affordable housing development (Action
#26)
• Provide fast-track permit processing and ministerial
approval for low-income housing development (Action
#27)
• Adopt an “Assist in Development Program” for
affordable projects, which may include development
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agreements, financing, fee waivers, and other
assistance (Action #28)
Qualified Objectives: Develop tools to facilitate lot consolidation and streamline development within 12 months of Housing Element adoption as outlined in Program 16. Facilitate lot consolidation on the 140 parcels (comprising 36 sites) in the sites inventory (Appendix B) to accommodate a potential of 1,623 units.

4. Remove Governmental Constraints
Under State law, the Housing Element must address, and where legally possible, remove governmental constraints affecting the maintenance, improvement, and development of housing.

The following programs are designed to mitigate government constraints on residential development and facilitate development of housing affordable to lower and moderate income households, including seniors, persons with disabilities, large families, single-parents, and homeless individuals and families.

Program 12: Density Bonus Ordinance
The State has recently passed several bills that change the State Density Bonus law. These include:
• AB 1763 (Density Bonus for 100 Percent Affordable Housing) – Density bonus and increased incentives for 100 percent affordable housing projects for lower income households.
• SB 1227 (Density Bonus for Student Housing) - Density bonus for student housing development for students enrolled at a full-time college, and to establish prioritization for students experiencing homelessness.
• AB 2345 (Increase Maximum Allowable Density) - Revised the requirements for receiving concessions and incentives, and the maximum density bonus provided.

Responsible Agency: Community Development Department/Planning Financing: None Required
Actions & Timeframe:
• Revise the Zoning Code to update density bonus provisions consistent with State law in 2022 (see Action #29 of Program 15).
• Promote the use of density bonus incentives and provide technical assistance to developers in utilizing density bonus provisions to maximize feasibility and meet local housing needs.

Qualified Objectives: Not applicable
Program 13: Objective Design Standards
Pursuant to SB 330, local jurisdictions must utilize objective design standards in its review of project proposals. The City applied for the SB 2 grants to develop objective design standards.

Responsible Agency: Community Development Department/Planning Financing: None Required
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Actions & Timeframe:
• Complete object design standards by June 2023.

Qualified Objectives: Not applicable
Program 14: Accessory Dwelling Units
Accessory Dwelling Units (ADU) represent an important affordable housing option to lower- and moderate-income households. The State has passed multiple bills in recent years to remove constraints to the development ADUs (including AB 587, AB 671, AB 68, and SB 13, among others). The City has updated its ADU ordinance to comply with State law. In addition, the City will consider incentives and tools to facilitate ADU construction.

Responsible Agency: Planning
Financing: General Fund
Actions & Timeframe:
• Amend the ADU ordinance by the end of 2022 to be consistent with state law, including but not limited to, eliminating the limit on the number of bedrooms. • Develop incentives and tools to facilitate ADU construction by December 2022.

Incentives may include:
o Pre-approved site/floor plans;
o Expedited review; or
o Website information on resources and technical assistance. • In 2024, monitor the ADU development trend annually to ensure production is in line with the estimate presented in the Housing Element, this includes monitoring of affordability assumptions. If production falls short of estimate, by 2025 reassess the City’s sites inventory for RHNA and ensure adequate capacity remains to accommodate the City’s RHNA for all income levels. By the end of 2025, develop additional incentives and actions to encourage ADU production.

Qualified Objectives: Facilitate the construction of 160 ADUs over eight years.

Program 15: Housing for Special Needs
Recent changes to State law regarding housing for the homeless and persons with special needs also warrant amendments to the Zoning Code. These include:
• Low Barrier Navigation Centers (AB 101): AB 101 requires cities to allow a Low Barrier Navigation Center development by right in areas zoned for mixed uses and nonresidential zones permitting multifamily uses if it meets specified requirements. A “Low Barrier Navigation Center” is defined as “a Housing First, low-barrier, service-enriched shelter focused on moving people into permanent housing that provides temporary living facilities while case managers connect individuals experiencing homelessness to income, public benefits, health services, shelter, and housing.” Low Barrier shelters may include options such as allowing pets, permitting partners to share living space, and providing storage for residents’ possessions.
• Emergency Shelters (AB 139): Local governments may include parking requirements for emergency shelters specifying that adequate parking must be provided for shelter staff Item #4. Page 145
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only, but overall parking requirements for shelters may not exceed the requirements for residential and commercial uses in the same zone.

In addition, adequacy of the City’s Emergency Shelter Ordinance in accommodating its unsheltered homeless must be based on the most current Point-in-Time Count. The City’s ordinance currently allows up to a total of 20 beds, below the 2020 Point-in-Time County of 145 unsheltered homeless. Furthermore, the separation requirement in the City’s ordinance is at least 300 feet, inconsistent with State law requirement of no more than 300 feet. The City will amend the Zoning Code to remove the bed limit and to revise the separation requirement to a maximum of 300 feet.
• Supportive Housing (AB 2162): AB 2162 requires supportive housing projects of 50 units or fewer to be permitted by right in zones where multi-family and mixed-use developments are permitted, when the development meets certain conditions. The bill also prohibits minimum parking requirements for such supportive housing within ½ mile of a public transit stop.
• Community Care Facilities: Review and revise the Zoning Code to similarly permit large community care facilities by right in zones where residential uses are permitted. • Affordable Housing Streamlined Approval (SB 35): Establish a streamlined ministerial review process for qualifying multi-family residential projects.

Responsible Agency: Planning
Financing: None Required
Actions & Timeframe: Revise the Zoning Ordinance by the end of 2022.

Qualified Objectives: Not applicable
Program 16: Facilitate Housing Production
The matrix contains in Table 41 is a set of code revisions and programs to facilitate housing production and to promote economic development consistent with community expectations. In addition, many of these actions have the impact of affirmatively furthering fair housing, especially in fostering housing mobility by facilitating multi-family, and special needs housing and introducing housing in higher resource areas by emphasizing on the equitable treatment between singlefamily and multi-family housing and streamlining approval of affordable and special needs housing.

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Table 41: Housing Production Actions
Action Process
Timeline
(from HE
Certification)
Objectives
Process StreamliningRegulatory ConstraintsDevelopment IncentivesAffordable HousingFair HousingReduced Cost/TimeEconomic Development Process Streamlining
Action #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 ✓ ✓ ✓ ✓ ✓ ✓
Action #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
▪ 11-25 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.
▪ 26+ units – Major DPR required, which includes a Planning Commission Public Hearing.

Zoning Code
\Amendment 12 months ✓ ✓ ✓ ✓ ✓
Action #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 ✓ ✓ ✓ ✓ ✓
Action #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 ✓ ✓ ✓ ✓ ✓
Action #5: Eliminate requirement for large, posted signs for general plan amendments initiated by property owners to designate non-residential property for Zoning Code
amendment 12 months ✓ ✓ ✓ ✓ ✓
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Table 41: Housing Production Actions
Action Process
Timeline
(from HE
Certification)
Objectives
Process StreamliningRegulatory ConstraintsDevelopment IncentivesAffordable HousingFair HousingReduced Cost/TimeEconomic Development residential use or increase residential density. Instead, require large, posted signs only for projects of 10 units or more as noted in Action #3, including the creation of an interactive map.

Action #6: Eliminate final subdivision map review by Planning Commission. Go directly to City Council for approval of final maps.

Subdivision Code
amendment 12 months ✓ ✓ ✓ ✓
Action #7: 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 ✓ ✓
Regulatory Constraints
Action #8: 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 ✓ ✓ ✓ ✓ ✓
Action #9: 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, R3, 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 ✓ ✓ ✓
Action #10: 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 ✓ ✓ ✓
Action #11: 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 ✓ ✓ ✓ ✓
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Table 41: Housing Production Actions
Action Process
Timeline
(from HE
Certification)
Objectives
Process StreamliningRegulatory ConstraintsDevelopment IncentivesAffordable HousingFair HousingReduced Cost/TimeEconomic Development Action #12: 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 website.

Zoning Code
amendment 12 months ✓ ✓ ✓ ✓
Action #13: 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 ✓ ✓ ✓
Action #14: Allow existing 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.

General Plan
Update, Zone
Change, and
CEQA
24 months ✓ ✓ ✓
Action #15: 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 complex regulations, cost, and a tight market for qualified design and construction professionals.

Zoning Code
amendment 12 months ✓ ✓ ✓
Action #16: 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 multi-family housing as single-family housing regardless of location is allowed to be 25 feet tall.

Zoning Code
amendment 12 months ✓ ✓ ✓ ✓
Development Incentives
Action #17: 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.

Zoning Code
amendment 12 months ✓ ✓ ✓ ✓
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Table 41: Housing Production Actions
Action Process
Timeline
(from HE
Certification)
Objectives
Process StreamliningRegulatory ConstraintsDevelopment IncentivesAffordable HousingFair HousingReduced Cost/TimeEconomic Development 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.

Action #18: 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 ✓ ✓ ✓
Action #19: 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 ✓ ✓ ✓
Action #20: 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 successful examples include the small project at 501 Route 66/Parker Project.

Zoning Code
amendment 12 months ✓ ✓ ✓
Action #21: Allow church and other institutional type use parcels in single- and multi-family 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 ✓ ✓ ✓ ✓ ✓
Action #22: Allow mixed-use (multifamily, residential, and commercial) in commercial zones if commercial square footage is equal or greater than existing.

There shall be no net loss of commercial square footage, and no less than 50% of the total combined square footage shall be commercial or other non-residential use.

This will preserve existing commercial square footage and provide additional opportunities for residential development. This incentive would facilitate investment General Plan
Update, Zone
Change, and
CEQA
24 months ✓ ✓ ✓
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Table 41: Housing Production Actions
Action Process
Timeline
(from HE
Certification)
Objectives
Process StreamliningRegulatory ConstraintsDevelopment IncentivesAffordable HousingFair HousingReduced Cost/TimeEconomic Development in currently dilapidated shopping centers on Route 66 and Grand Avenue.

Action #23: 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 ✓ ✓ ✓
Action #24: 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 ✓ ✓ ✓
Affordable Housing
Action #25: Establish ministerial procedures to reduce parking requirements for housing for special needs households (i.e., seniors, people with disabilities).

Zoning Code
amendment 12 months ✓ ✓ ✓ ✓ ✓ ✓ ✓
Action #26: 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 lowerincome households.

Zoning Code
amendment 12 months ✓ ✓ ✓ ✓ ✓ ✓
Action #27: 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).

The reviewing body for new development shall comply with Action Item #2.

Policy Change 6 months ✓ ✓ ✓ ✓ ✓ ✓ ✓
Action #28: 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 ✓ ✓ ✓ ✓ ✓ ✓
Action #29: 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 ✓ ✓ ✓
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Table 41: Housing Production Actions
Action Process
Timeline
(from HE
Certification)
Objectives
Process StreamliningRegulatory ConstraintsDevelopment IncentivesAffordable HousingFair HousingReduced Cost/TimeEconomic Development Action #30: Establish minimum density for housing development of 80% of the maximum density for the zone. 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 ✓
Action #31: 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 ✓ ✓ ✓
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5. Affirmatively Furthering Fair Housing
Program 17: Fair Housing Program
The City completed their last Analysis of Impediments to Fair Housing Choice (AI) in 2018. As part of the AI a Fair Housing Action Plan to help address impediments. Currently, the City’s Fair Housing Program is funded with CDBG funds and administered through a contract with the Housing Rights Center (HRC). HRC will provide fair housing services to all residents who request counseling, resource referral, complaint investigation, and public education on all forms of housing discrimination.

Responsible Agency: Glendora Housing Authority/
Community Development Department
Financing: CDBG
Actions & Timeframe:
• Promote and publicize fair housing programs and services on City website and through brochures at City Hall.
• Continue to contract with a qualified fair housing service provider to provide fair housing services to residents.
• Implement actions to affirmatively furthering fair housing as set forth in Error! Reference source not found..

Qualified Objectives: Not applicable
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Table 42: Fair Housing Issues, Contributing Factors, and Meaningful Actions Action Area HE Programs or
Other Activities Specific Commitment Timeline Geographic Targeting Metrics Fair Housing Outreach
and Enforcement
(Moderate Priority)
HE Program 17:

Fair Housing
Promote and publicize fair housing programs and
services on City website and through brochures at
City Hall.

Ongoing Citywide
Assist 50 persons
annually
Ensure that fair housing services are provided in
multiple languages as needed by the City’s
population to provide information for the City’s
Hispanic and Asian residents who may have a
language barrier at home.

Ongoing Citywide
Annually, require evidence of effective outreach
from the City’s fair housing provider. City will require attendance reports to events from fair housing
providers. Based on reports, work with fair housing
provider on plan to increase attendance to outreach
events.

Annually Citywide
In 2023, work with the City’s fair housing provider to
educate local realtors on the practice of for-sale and
for-rent discriminatory language. If feasible, provide
a resource that can be utilized by local realtors
when they are advertising properties.
2023 Citywide
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Table 42: Fair Housing Issues, Contributing Factors, and Meaningful Actions Action Area HE Programs or
Other Activities Specific Commitment Timeline Geographic Targeting Metrics Housing Mobility
High Priority
Program 14:

Accessory Dwelling
Units
Develop incentives and tools to facilitate ADU
construction. 2022 Single-family neighborhoods
160 ADUs over 8
years
Program 16: Housing
Production Actions
Action #2: Increase threshold for a Planning
Commission public hearing 2023 Citywide
Reduce
processing time
and remove
barrier to housing
with the goal of
facilitating
development of
100 affordable
units
Action #3: Increase threshold for large, posted
notification sign boards to projects greater than 10
residential units.
2024 Citywide
Action #4: Reduce mailed notices for public
hearings to 300-foot radius, the state law minimum
requirement. Current code requires 500 feet.
2023 Citywide
Action #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 Action
#3.
2023 Citywide
Action #8: Eliminate minimum individual
residential unit sizes for multifamily projects.

Current standards require minimum size based on
bedroom count. Size includes 800 sf for a onebedroom; 1,000 sf for a two-bedroom; and 1,200 sf for a three-bedroom.
2023 Citywide
Action #11: 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.
2023 Citywide
Action #12: Eliminate supplemental notice
requirement for small-posted signs in the public 2023 Citywide Item #4. Page 155
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Table 42: Fair Housing Issues, Contributing Factors, and Meaningful Actions Action Area HE Programs or
Other Activities Specific Commitment Timeline Geographic Targeting Metrics right-of-way when designating non-residential
property for residential use or increasing
residential density.

Action #25: Establish ministerial procedures to
reduce parking requirements for housing for
special needs households (i.e., seniors, people
with disabilities).
2023 Citywide
Action #26: 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.
2023 Citywide
Action #27: 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).
2022 Citywide
Action #28: 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.
2023 Citywide
Action #31: Adopt a land-banking program for
future development of housing affordable to lowerand moderate-income households2023 Citywide New Opportunities in
Higher Opportunity Areas
High Priority
HE Program 7:

Affordable Housing
Incentives
Engage with market-rate developers to include
affordable units. Include information regarding
incentives and partnership opportunities in
planning permit guidance and application
documents.
2021-2029
In AHSP and
Route 66 SP
areas
Facilitate
development of
100 affordable
units
Program 8: Before 2025 when the Metro Gold Line is By 2025 In AHSP and Facilitate Item #4. Page 156
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Table 42: Fair Housing Issues, Contributing Factors, and Meaningful Actions Action Area HE Programs or
Other Activities Specific Commitment Timeline Geographic Targeting Metrics Adequate Residential
Sites
completed, promote the development of mixed
income housing near the transit corridor by
encouraging developers of all income levels to
submit projects.