La Puente City Council
February 22, 2022

CITY OF LA PUENTE
PUBLIC PARTICIPATION IN MEETINGS DUE TO COVID-19
Given current Covid-19 restrictions and social distancing guidelines issued by federal, state and local agencies, the City has implemented the following procedures for participation in City Council meetings, until further notice. Members of the City Council/Successor Agency may participate from a remote location via teleconference.

How to Listen Live to the Meeting
Live Audio/Video: Visit the City’s website at https://lapuente.org/agenda/. Click on “View Event” for the current meeting to view it live.

Additionally, the City offers live by phone “listen only” lines in English and Spanish.

For English: Please dial (408) 650-3123 and enter the following access code: 731-551-669.

For Spanish: Please dial (646) 749-3122 and enter the following access code: 225-262-461.

How to Submit Public Comment
Please note that all comments are subject to the same Rules of Decorum as would otherwise apply to speakers at City Council meetings.

In Person: Public comment may be provided in-person at City Hall, 15900 E. Main Street. Due to Covid-19 restrictions, speakers will not be allowed to remain inside Council Chambers/City Hall to observe the meeting. Social distancing will be strictly enforced and all speakers must wear a face covering and submit to a temperature check, in accordance with the City’s adopted Re-Opening Protocols.

In Writing: eComments may be submitted for a posted meeting via SpeakUp on the Agendas and Minutes page of the City’s website at https://lapuente.org/agenda/. Simply click on “Click here for eComment”. Please submit your eComment no later than 2 hours prior to the meeting start time.
******************
Dadas las restricciones actuales de Covid-19 y las pautas de distanciamiento social emitidas por agencias federales, estatales y locales, la Ciudad ha implementado los siguientes procedimientos para la participación en las reuniones del Concejo Municipal, hasta nuevo aviso. Los miembros del Concejo Municipal/Agencia Sucesora pueden participar desde una ubicación remota a través de teleconferencia.

Cómo escuchar la reunión en vivo
Audio en vivo: visite el sitio web de la ciudad en https://lapuente.org/agenda/. Haga clic en "Ver evento" para ver la reunión en vivo.

Adicionalmente, la Ciudad ofrece líneas telefónicas de “solo escuchar” en vivo en inglés y español.

Para inglés: marque (408) 650-3123 e ingrese el siguiente código de acceso: 731-551-669.

Para español: marque (646) 749-3122 e ingrese el siguiente código de acceso: 225-262-461.

Cómo enviar comentarios públicos
Tenga en cuenta que todos los comentarios están sujetos a las mismas reglas que se aplicarían a los oradores en las reuniones del Concejo Municipal.

En persona: Los comentarios del público se pueden proporcionar en persona en el Ayuntamiento, 15900 E. Main Street.

Debido a las restricciones de Covid-19, no se permitirá que los oradores permanezcan dentro de las Cámaras del Consejo/Ayuntamiento para observar la reunión. El distanciamiento social se aplicará estrictamente y todos los oradores deben cubrirse la cara y someterse a un control de temperatura, de acuerdo con los Protocolos de reapertura adoptados por la Ciudad.

Por escrito: Los comentarios electrónicos se pueden enviar a través de SpeakUp en la página de Agendas and Minutes del sitio web de la Ciudad en https://lapuente.org/agenda/. Simplemente haga clic en "eComment" para la reunión actual.

Proporcione su eComment a más tardar 2 horas antes de la hora de inicio de la reunión.

CC/SA AGENDA PAGE 1 OF 4 FEBRUARY 22, 2022

REGULAR MEETING OF

LA PUENTE CITY COUNCIL AND SUCCESSOR AGENCY

COUNCIL CHAMBERS
15900 EAST MAIN STREET, LA PUENTE
FEBRUARY 22, 2022
7:00 P.M. REGULAR SESSION

CALL TO ORDER

ROLL CALL
COUNCIL/AGENCY MEMBERS: Klinakis, Munoz, Argudo, Mendoza, and Quinones

PLEDGE OF ALLEGIANCE

PRESENTATIONS
Check Presentation to the La Puente Community Foundation by Eli Tawil of La Puente Live Presentation of Employee Service Award to Adriana Dominguez

ORAL COMMUNICATIONS
If you wish to address the City Council - Successor Agency on an item other than a public hearing matter, please complete the Request for Oral Presentation form and submit it to the City Clerk no later than prior to the conclusion of the first speaker’s remarks. (Ordinance No. 06-843.)

BOARDS/COMMISSION/COMMITTEE REPORTS
Council Members provide a report on any Boards/Commission/Committee meetings, listed below, that they have attended or that have occurred.

ORGANIZATION DEL/ALT MONTHLY MEETINGS TIME
California Contract Cities Association Argudo/Quinones 3rd Wednesday 6:30 p.m.

Sanitation District 15 & 21 Klinakis/Munoz 4th Wednesday 1:30 p.m.

League of California Cities L.A. Div. Argudo/Mendoza 1st Thursday 6:30 p.m.

City Selection Committee Klinakis/Munoz When Necessary 6:30 p.m.

San Gabriel Valley COG Quinones/Argudo 3rd Thursday 4:00 p.m.

California JPIA Quinones/All Council 4th Wednesday 6:30 p.m.

Foothill Transit Governing Board Munoz/Klinakis 3 times per year or as needed 7:30 a.m.

San Gabriel Valley Mosquito &
Vector Control District
Klinakis 2nd Friday 7:00 a.m.

A. MINUTES OF PREVIOUS CITY COUNCIL AND SUCCESSOR AGENCY MEETINGS A-1 READ AND APPROVE THE MINUTES OF THE CITY COUNCIL AND SUCCESSOR AGENCY MEETING OF FEBRUARY 8, 2022
Staff Recommendation: It is recommended that the City Council and Successor Agency waive the reading and approve the Minutes of the City Council and Successor Agency meeting of February 8, 2022.

CC/SA AGENDA PAGE 2 OF 4 FEBRUARY 22, 2022
B. PUBLIC HEARINGS BEFORE THE CITY COUNCIL
B-1 GENERAL PLAN AMENDMENT NO. 21-02 – CONSIDERATION OF A RESOLUTION APPROVING GENERAL PLAN AMENDMENT NO. 21-02 FOR THE 2021-2029 HOUSING ELEMENT OF THE LA

PUENTE GENERAL PLAN AND AN INITIAL STUDY/NEGATIVE DECLARATION, REGARDING SAME
Staff Recommendation: It is recommended that the City Council adopt Resolution No. 22-5690 approving General Plan Amendment No. 21-02 for the 2021-2029 Housing Element and approve the Addendum to the Final General Plan Environmental Impact Report.

C. UNFINISHED BUSINESS OF THE CITY COUNCIL – None
D. CITY COUNCIL AND SUCCESSOR AGENCY CONSENT CALENDAR
All matters listed under Consent Calendar are considered to be routine in nature and may be enacted by one motion approving the recommendation listed on the Agenda. One or more items may be removed from the Consent Calendar so that said item(s) may be discussed and considered individually by the City Council/Successor Agency, if a motion to remove the item(s) is approved by an affirmative vote of a majority of the members of the City Council/Successor Agency. Those specific item(s) will be considered as the first item under New Business.

D-1 CONSIDERATION OF A RESOLUTION APPROVING WARRANT REGISTER NO. 1524 Staff Recommendation: It is recommended that the City Council and Successor Agency adopt Resolution No. 22-5691 approving Warrant Register No. 1524.

D-2 CONSIDERATION OF ACCEPTANCE OF NOTICE OF COMPLETION FOR DECORATIVE

FENCING AND MOW STRIP AT LA PUENTE PARK SKATE PARK AND BASKETBALL COURTS Staff Recommendation: It is recommended that the City Council: (1) accept the project as complete; and (2) authorize the City Clerk to execute the Notice of Completion.

D-3 CONSIDERATION OF AMENDMENT NO. 1 TO THE RIGHT OF ENTRY AGREEMENT WITH THE

CITY OF INDUSTRY FOR THE REPAINTING OF THE AZUSA AVENUE BRIDGE OVER VALLEY

BOULEVARD
Staff Recommendation: It is recommended that the City Council: (1) Approve Amendment No. 1 to the Right of Entry Agreement with the City of Industry; and (2) authorize the City Manager to execute the amendment on behalf of the City.

D-4 PRESENTATION OF JANUARY 2022 REQUISITION SUMMARY REPORT Staff Recommendation: It is recommended that the City Council receive and file the requisition summary report for January 2022.

D-5 PRESENTATION OF JANUARY 2022 INVESTMENT REPORT
Staff Recommendation: It is recommended that the City Council receive and file this report.

CC/SA AGENDA PAGE 3 OF 4 FEBRUARY 22, 2022
D-6 CONSIDERATION OF A RESOLUTION DECLARING OPPOSITION TO INITIATIVE 21-0042A1 Staff Recommendation: It is recommended that the City Council adopt Resolution No. 22-5692 Declaring Opposition to Initiative 21-0042A1.

D-7 CONSIDERATION OF A PROFESSIONAL SERVICES AGREEMENT WITH WESTBERG + WHITE,

INC FOR ARCHITECTURAL DESIGN SERVICES FOR AN ACTIVITY CENTER BUILDING AT LA PUENTE PARK IN THE AMOUNT OF $181,240.00
Staff Recommendation: It is recommended that the City Council: (1) approve the Agreement with Westberg + White, Inc. for Architectural Design Services in the amount of $181,240.00; and (2) authorize the City Manager to execute the Agreement on behalf of the City.

D-8 CONSIDERATION OF A RESOLUTION AMENDING THE FISCAL YEAR 2021/2022 CAPITAL BUDGET
Staff Recommendation: It is recommended that the City Council adopt Resolution No. 22-5693 amending the adopted Capital Budget for Fiscal Year 2021/22
E. NEW BUSINESS TO BE CONSIDERED BY THE CITY COUNCIL
E-1 PRESENTATION OF JANUARY 2022 BUDGET REPORT
Staff Recommendation: It is recommended that the City Council receive and file this report.

E-2 DISCUSSION AND DIRECTION REGARDING ALLOCATION OF AMERICAN RESCUE PLAN

ACT FUNDS
Staff Recommendation: It is recommended that the City Council discuss this item and provide any necessary direction to Staff.

E-3 DISCUSSION AND DIRECTION REGARDING THE LA PUENTE ACADEMIC SCHOLARSHIP

PROGRAM GUIDELINES (COUNCIL MEMBERS ARGUDO AND QUINONES) Staff Recommendation: It is recommended that the City Council: (1) approve the revisions to the La Puente Academic Scholarship program guidelines; or (2) discuss this item and provide any necessary direction to Staff.

E-4 INTRODUCTION AND CONSIDERATION OF AN ORDINANCE AMENDING SECTION 2.04.120(c) (RULES OF DECORUM FOR MEETINGS) OF THE LA PUENTE CITY MUNICIPAL CODE TO

PERMIT THE CITY COUNCIL TO AMEND THE RULES OF DECORUM FOR ADDRESSING THE

CITY COUNCIL THROUGH RESOLUTION
Staff Recommendation: It is recommended that the City Council: (1) waive reading of Ordinance No. 22- 978 and read by title only; (2) and introduce Ordinance No. 22-978 Amending Section 2.04.120(c) (Rules of Decorum for Meetings) of the La Puente City Municipal Code to Permit the City Council Amend the Rules of Decorum for Addressing the Council through Resolution; and (3) provide direction to Staff regarding the allotted speaker time to be included in the Resolution.

CC/SA AGENDA PAGE 4 OF 4 FEBRUARY 22, 2022

ADHOC COMMITTEE REPORTS
Council Members provide a report on any Ad Hoc Committee meetings that they have attended.

NAME MEMBERS

1. Code Enforcement Klinakis/Mendoza

2. La Puente Park Master Plan and Youth Program Oversight Munoz/Quinones

3. Comprehensive Fee Schedule Klinakis/Munoz

4. Park Ordinance Oversight Klinakis/Argudo

5. Project LEAD Mendoza/Quinones

6. Community Safety and Welfare Argudo/Quinones

7. Homeless Oversight Klinakis/Quinones

8. LPQT Action Committee Mendoza/Quinones
AB 1234 REPORTS

ORAL COMMENTS FROM COUNCIL

ORAL COMMENTS FROM STAFF

ADJOURNMENT

AVAILABILITY
Any writings or documents provided to a majority of the City Council/Successor Agency regarding any item on this agenda will be made available for public inspection at the City Clerk Department at City Hall located at 15900 E. Main Street and the Reference Desk at the Library located at 15920 E.

Central during normal business hours. In addition, such writings and documents will be posted on the City’s website at http://www.lapuente.org.

AMERICANS WITH DISABILITIES
In compliance with the Americans with Disabilities Act, if you need special assistance to participate in a City meeting or other services offered by the City, please contact the City Clerk’s Office at (626) 855-1500. Notification at least 48 hours prior to the meeting or time when services are needed will assist City staff in assuring that reasonable arrangements can be made to provide accessibility to the meeting or service.

MEETING TIMES
Meetings of the City Council shall be adjourned no later than 10:30 p.m., unless a motion to supersede the 10:30 time limit to consider some or all of the remaining items listed on the Agenda, or to consider items which have been added to the Agenda in accordance with the provisions of the Ralph M. Brown Act, Government Code Section 54950, et seq., is approved by a majority of the members of the City Council. (Ordinance No. 95-727.)

CERTIFICATION
I hereby certify under penalty of perjury, under the laws of the State of California that the foregoing agenda was posted in accordance with the applicable legal requirements.

Dated this 17th day of February, 2022.

Sheryl Garcia, MMC, CPM
City Clerk

MINUTES

LA PUENTE CITY COUNCIL AND SUCCESSOR AGENCY

REGULAR MEETING OF
FEBRUARY 8, 2022
CC/SA MINUTES PAGE 1 OF 7 FEBRUARY 8, 2022
A Regular Meeting of the City Council of the City of La Puente was held in the Council Chambers of City Hall, 15900 East Main Street, La Puente, California, on Tuesday, February 8, 2022, at 7:00 p.m.

CALL TO ORDER
Mayor Klinakis called the meeting to order at 7:05 p.m.

ROLL CALL
Members present: Klinakis, Munoz, Argudo, Mendoza, Quinones.

Members absent: None.

Staff members present: City Manager Bob Lindsey, City Attorney Victor Ponto (via teleconference), Director of Administrative Services Troy Grunklee, Director of Development Services John Di Mario, Code Enforcement Supervisor J.D. Buckwell, Management Assistant Cece Dunlap, Office Specialist Christine Soo, and Office Specialist Natalie Romo.

PLEDGE OF ALLEGIANCE
Mayor Klinakis led the Pledge of Allegiance.

PRESENTATIONS
Sergeant Bryan Smith of the Los Angeles County Sheriff’s Department gave a report regarding the effectiveness of recently implemented flock camera systems. He noted that there have been 32 flock related arrests and 17 tracked arrests since the systems installation. He further specified that overall crime in the City has reduced by 60 percent and that grand theft auto crime has reduced by 50 percent.

ORAL COMMUNICATIONS
Mike Greenspan spoke regarding his concerns.

Jack spoke regarding his concerns with the California Department of Transportation and issues that occurred in Boyle Heights, Los Angeles.

Per Robert’s Rules of Order Newly Revised 11th Edition, minutes are a record of the actions taken by the body. These minutes do not include a summary of the discussion but only reflect the action taken by the body. A complete audio recording of this meeting is available on the City’s website www.lapuente.org.

AGENDA ITEM NO. A-1
CC/SA MINUTES PAGE 2 OF 7 FEBRUARY 8, 2022
Council Member Argudo requested that Staff bring back a discussion regarding a speaker time limit.

BOARDS/COMMISSION/COMMITTEE REPORTS – None.

A. MINUTES OF PREVIOUS CITY COUNCIL AND SUCCESSOR AGENCY

MEETINGS
A-1 READ AND APPROVE THE MINUTES OF THE CITY COUNCIL AND SUCCESSOR AGENCY MEETINGS OF JANUARY 25 AND JANUARY 28, 2022
A motion was made by Council Member Argudo, seconded by Council Member Mendoza, to waive the reading and approve the Minutes of the City Council and Successor Agency meetings of January 25 and January 28, 2022. The motion carried by the following roll call vote:

AYES: Klinakis, Munoz, Argudo, Quinones, Mendoza
NOES: None
ABSTAIN: None
ABSENT: None
B. PUBLIC HEARINGS BEFORE THE CITY COUNCIL – None.

C. UNFINISHED BUSINESS OF THE CITY COUNCIL – None.

D. CITY COUNCIL AND SUCCESSOR AGENCY CONSENT CALENDAR
City Manager Lindsey pulled Item D-4 for consideration at a future City Council meeting.

Council Member Argudo pulled Item D-6 for further discussion.

A motion was made by Council Member Argudo, seconded by Council Member Munoz, to approve Consent Calendar Items D-1 through D-3, D-5, D7 through D-9. The motion carried by the following roll call vote:

AYES: Klinakis, Munoz, Argudo, Quinones, Mendoza
NOES: None
ABSTAIN: None
ABSENT: None
D-1 CONSIDERATION OF RESOLUTIONS APPROVING WARRANT REGISTER NO. 1523
Action Taken: The City Council and Successor Agency adopted Resolution No. 22-5686 approving Warrant Register No. 1523.

CC/SA MINUTES PAGE 3 OF 7 FEBRUARY 8, 2022
D-2 CONSIDERATION AND APPROVAL OF A 30-DAY RESOLUTION REGARDING

THE CONDUCT OF TELECONFERENCED MEETINGS OF THE CITY COUNCIL

AND OTHER CITY BODIES UNDER THE MODIFIED RULES SET FORTH UNDER GOVERNMENT CODE SECTION 54953(E) AND OTHER APPLICABLE
PROVISIONS AS AMENDED BY AB 361
Action Taken: The City Council adopted Resolution No. 22-5687 authorizing the City Council, City Boards, and all Commissions of the City continue to hold teleconferenced meetings from February 14, 2022 through March 15, 2022.

D-3 CONSIDERATION OF A RESOLUTION IN SUPPORT OF THE LOS ANGELES COUNTY METROPOLITAN TRANSPORTATION AUTHORITY’S COMPLETE

STREETS POLICY
Action Taken: The City Council adopted Resolution No. 22-5688 in support of the Los Angeles County Metropolitan Transportation Authority Complete Streets Policy.

D-4 CONSIDERATION OF A PURCHASE ORDER CONTRACT WITH MOON VALLEY

NURSERY FOR THE PURCHASE AND INSTALLATION OF LARGE SPECIES TREES AT LA PUENTE PARK IN THE AMOUNT OF $431,749
City Manager Lindsey pulled this item for consideration at a future City Council meeting.

D-5 CONSIDERATION OF A RESOLUTION DECLARING AS SURPLUS PROPERTY ONE VEHICLE IN THE CITY’S FLEET, AUTHORIZING THE SALE OF THE

SURPLUS VEHICLE BY ENTERPRISE FLEET MANAGEMENT FOR THE SALE OF

THE VEHICLES
Action Taken: The City Council: (1) adopted Resolution No. 22-5689 declaring as surplus property, one vehicle in the City’s fleet, authorizing the sale of the surplus vehicle at auction; and (2) authorized the City Manager to execute the Agreements on behalf of the City.

D-6 CONSIDERATION OF A COMMUNITY CENTER PARKING LOT AND STREET

USE AGREEMENT FOR LA PUENTE YOUTH COALITION CARNIVAL WITH LA PUENTE SOFTBALL INC., LA PUENTE NATIONAL LITTLE LEAGUE, GUERREROS ATHLETIC FOUNDATION, AND JR. ALL AMERICAN FOOTBALL OF LA PUENTE, INC.

Council Member Argudo pulled this item for further discussion.

City Manager Lindsey introduced the La Puente Youth Coalition representatives, Erick Sanchez and President Frankie Sanchez. He further gave a report regarding the recommencement of the annual community carnival event.

CC/SA MINUTES PAGE 4 OF 7 FEBRUARY 8, 2022
Council Member Argudo expressed concern for the proposed location and closure of Glendora Avenue due to safety and traffic issues. He further inquired about the associated costs with the proposal and other potential locations for the event.

Discussion ensued regarding the proposed carnival location and its associated costs.

Mayor Pro Tem Munoz expressed concern for the proposed closure of Glendora Avenue.

She recommended searching for other venue opportunities, supplementing coalition funds upon receiving accurate financial information, and beginning preparations for next year’s event. Moreover, she suggested that Staff come back with accurate financial information and that a special meeting be called to discuss this specific line item.

Council Member Argudo recommended for Staff to assist the coalition in finding a safer location and allocate supplemental funds if a location is not secured within 48 hours.

Mayor Klinakis expressed concern for the closure of Glendora Avenue for safety reasons associated with the potential blockage of emergency service routes. He further agreed with the recommendations made by Council Member Argudo and Mayor Pro Tem Munoz.

A motion was made by Council Member Argudo, seconded by Mayor Pro Tem Munoz, to:
(1) cap supplementary funds to the La Puente Youth Coalition at $40,000; (2) allocate $25,000 of Mayor Pro Tem Munoz’s ARPA monies to the La Puente Youth Coalition; (3) call a special meeting if expenditures exceed $40,0000 to reconvene discussion regarding the event’s financing; and (4) allocate $15,000 of Mayor Pro Tem Munoz’s and Council Member Argudo’s ARPA monies to the La Puente Community Foundation for a total amount of $30,000. The motion carried by the following roll call vote:

AYES: Klinakis, Munoz, Argudo, Quinones, Mendoza
NOES: None
ABSTAIN: None
ABSENT: None
D-7 CONSIDERATION OF ACCEPTANCE OF NOTICE OF COMPLETION FOR AMAR

ROAD AND ELLIOTT AVENUE RIGHT-OF-WAY PARKWAY IMPROVEMENTS

PROJECT
Action Taken: The City Council: (1) accepted the project as complete; and (2) authorized the City Clerk to execute the Notice of Completion.

D-8 CONSIDERATION OF AWARD OF CONSTRUCTION CONTRACT TO SPOHN RANCH, INC. FOR THE ADDITION TO THE IAN C. CALDERON SKATE PARK AT LA PUENTE PARK IN THE AMOUNT OF $208,000.00
Action Taken: The City Council: (1) awarded the contract to Spohn Ranch. in the amount of $208,000; and (2) authorized the City Manager to execute the Agreement and approve change orders up to 10% of the original bid amount.

CC/SA MINUTES PAGE 5 OF 7 FEBRUARY 8, 2022
D-9 CONSIDERATION OF A CHANGE ORDER WITH FEC ELECTRIC, INC. FOR PHASE 3 ELECTRICAL IMPROVEMENTS AT LA PUENTE PARK IN THE AMOUNT OF $30,000 AND A PURCHASE ORDER CONTRACT WITH MUSCO

SPORTS LIGHTING, LLC FOR THE PURCHASE OF ONE LIGHTING POLE FOR

THE SKATEPARK EXPANSION TO BE INSTALLED AT LA PUENTE PARK IN THE AMOUNT OF $34,705
Action Taken: The City Council: (1) approved the change order with FEC Electric, Inc. in the amount of $30,000 for Phase 3 electrical improvements at La Puente Park; and (2) approved the purchase order contract with Musco Sports Lighting, LLC for the purchase of one lighting fixtures to be installed at La Puente Park in the amount of $34,705.

E. NEW BUSINESS TO BE CONSIDERED BY THE CITY COUNCIL
E-1 PRESENTATION, DISCUSSION AND DIRECTION REGARDING GRANT FUNDING TO VOLUNTEERS IN DEFENSE OF ANIMALS (“VIDA”)
Mayor Klinakis presented Laura Sandoval with a certificate recognizing her dedication and service to animals in need within the community.

Code Enforcement Supervisor Buckwell provided a presentation regarding the services provided by VIDA, including cost benefit of utilizing VIDA as opposed to LA County animal sheltering services. He further spoke about a proposed grant to assist with operating costs.

Council Member Argudo inquired regarding the City’s financial benefits upon providing VIDA with funds. Code Enforcement Supervisor Buckwell indicated the VIDA program is more cost effective than utilizing the LA County animal sheltering services.

A motion was made by Council Member Argudo, seconded by Mayor Klinakis to: (1) allocate $15,000 of Mayor Klinakis’ discretionary ARPA funds, and direct the Finance Department to look at cost saving measures for the additional $45,000 for a total of $60,000 in increments of $5,000 a month for a one-year period. The motion carried by the following vote:

AYES: Klinakis, Munoz, Argudo, Quinones, Mendoza
NOES: None
ABSTAIN: None
ABSENT: None
CC/SA MINUTES PAGE 6 OF 7 FEBRUARY 8, 2022

AD HOC COMMITTEE REPORTS
Code Enforcement: Nothing to report.

La Puente Park Master Plan and Youth Program Oversight: Nothing to report.

Comprehensive Fee Schedule: Nothing to report.

Park Ordinance Oversight: Nothing to report.

Project LEAD: Council Member Quinones reported meeting with students at Sparks Middle School, Council Member Mendoza, and mural artist Frankie. He noted that the start date for the mural project is February 14, 2022. He further mentioned that the students would be participating February 15-17, and that the mural artist would finalize the mural on February 18, 2022.

Community Safety and Welfare: Nothing to report.

Homeless Oversight: Nothing to report.

LPQT Action Committee: Council Member Quinones reported on a meeting that was attended by Staff, Mayor Klinakis, City Manager Lindsey, Director of Administrative Services Grunklee, President of the San Gabriel Valley LGBTQ+ Center, and the consultant for the center. He spoke of the discussion regarding the organization’s future participation with the City, as well as the suggested allocation of funds. Lastly, he noted that the organization would be temporarily sharing an office space with the PROS Team.

AB 1234 REPORTS – None.

ORAL COMMENTS FROM COUNCIL
Mayor Klinakis thanked Staff and Director of Developmental Services Di Mario for the street improvements in progress.

ORAL COMMENTS FROM STAFF
Director of Developmental Services Di Mario thanked the LA County Sheriff’s Department and Code Enforcement for assisting in parking enforcement while the street improvements progress.

City Manager Lindsey invited the City Council to visit the park for a tour of the soccer field. He noted that the fitness area would be installed within three weeks upon delivery of equipment. He further spoke of progress with City social media and its positive community response. Lastly, he thanked those who donated and helped distribute COVID-19 test kits to residents of the community.

CC/SA MINUTES PAGE 7 OF 7 FEBRUARY 8, 2022

ADJOURMENT
There being no further business before the City Council, Mayor Klinakis adjourned the meeting at 9:04 p.m.

Approved this 22nd day of February, 2022.

Sheryl Garcia Charlie Klinakis
City Clerk Mayor/Chair
AGENDA ITEM NO. B-1
To: Mayor and City Council For meeting of: February 22, 2022 From: Bob Lindsey, City Manager
By: John Di Mario, Development Services Director
Abraham Tellez, Senior Planner

SUBJECT: GENERAL PLAN AMENDMENT NO. 21-02 – CONSIDERATION OF A RESOLUTION APPROVING GENERAL PLAN AMENDMENT NO. 21-02 FOR THE 2021-2029 HOUSING ELEMENT OF THE LA PUENTE GENERAL PLAN

AND AN INITIAL STUDY/NEGATIVE DECLARATION, REGARDING SAME

PUBLIC HEARING NOTICE
Notice of the City Council’s February 22, 2022 public hearing on the proposed General Plan Amendment to update the Housing Element was published in The San Gabriel Valley Tribune on February 10, 2022, and posted in compliance with the City's Municipal Code and Government Code Section 65091.

BACKGROUND
State housing law requires local governments to adequately facilitate the improvement and development of housing to meet the existing and projected housing needs of all economic segments of the community. As the official housing policy document of the City (and one of the mandatory elements of the General Plan) the City’s 6th Cycle Housing Element analyzes existing housing conditions, describes existing and future housing needs, and identifies opportunities for improving and expanding the City’s housing supply (Exhibit “1” to the Resolution).

The City’s prior Housing Element (2013-2021) or “5th Cycle”, which was recently re-adopted by the La Puente City Council in August 2021 and certified by the California Department of Housing and Community Development (“HCD”) in September 2021 and was in effect through October 15, 2021. As a result, the City is now required by law to update its Housing Element for the 2021-2029 6th Cycle planning period and adopt the updated Housing Element by October 15, 2021, with an additional grace period of 120 days. Since the City has worked on both the prior 5th Cycle Housing Element certification and the current 2021-2029 6th Cycle update concurrently, a late adoption by February 2022 demonstrates a good faith and concerted effort to meet the October 15th deadline. The City retained RRM Design Group with Veronica Tam and Associates and Morse Planning Group to support the preparation of the City’s Housing Element.

Since then, the consultant team and City staff have worked diligently in preparing the updated Housing Element and soliciting public participation from all segments of the community.

City of La Puente

AGENDA REPORT
Agenda Report – General Plan Amendment No. 21-02 for the 2021-2029 Housing Element Update For Meeting of February 22, 2022

The certification of a local housing element is a significant accomplishment as cities may face a number of consequences for not having a certified Housing Element. Under legislation enacted in recent years, if a city does not comply with State housing law, it may face litigation by individuals, developers, third parties, regional entities, or the State. In addition to facing significant fines, a court may limit local land use decision-making authority until the jurisdiction brings its Housing Element into compliance. Additionally, the City may lose eligibility for housing-related grant funding such as SB 2 Planning Grants and CalHome funds, among others.

Planning Commission Consideration/Action
At the Planning Commission meeting of January 19, 2022, the Commission held a public hearing on General Plan Amendment No. 21-02 pertaining to the 2021-2029 Housing Element. At the conclusion of the public hearing, the Planning Commission adopted Resolution No.22-1561 recommending that the City Council approve General Plan Amendment No. 21-02 for the 2021- 2029 Housing Element update and recommending approval of the Initial Study/Negative Declaration (IS/ND).

DISCUSSION
Several new State laws have passed during the prior Housing Element cycle that affect the preparation of this 6th Cycle Housing Element and that increased the City’s Regional Housing Needs Allocation (“RHNA”). The RHNA breaks down the City’s responsibility to plan for and facilitate the development of new housing units specifically by income levels. The City’s new RHNA allocation is 1,929 units. This Housing Element update addresses the key components and the new housing element requirements pursuant to State law (California Government Code Sec. 65583 et seq), including meeting the RHNA numbers. The Housing Element also establishes goals and provides a sites inventory that demonstrates adequate units to meet the City’s RHNA.

Housing Element Key Components
The key components included in the Housing Element update as required per State law include the following:
• Background Information: A housing needs assessment which analyzes the existing and projected housing needs by examining demographic, employment, and housing trends and conditions. Attention is given to special housing needs (e.g., seniors, large families, persons with disabilities).
• Constraints on Housing Analysis: An analysis of existing and potential governmental and nongovernmental barriers to housing development.
• Housing Resources: An inventory of resources relevant to meeting the City's housing needs.

Agenda Report – General Plan Amendment No. 21-02 for the 2021-2029 Housing Element Update For Meeting of February 22, 2022

• Housing Plan: A statement of goals, policies, quantifiable objectives, and financial resources available for the preservation, improvement, and development of housing. • Evaluation of Past Performance: Review of the 2013-2021 (5th Cycle) Housing Element to measure progress and effectiveness of housing and outreach policies and programs. • Public Participation: Implement a robust community engagement program, reaching out to all economic segments of the community plus traditionally underrepresented groups. • Sites Inventory: Identify locations of available sites for housing development or redevelopment to ensure there is enough land zoned for housing to meet the future need at all income levels.

New Housing Element Requirements
Recent changes to State law have imposed new requirements for the Housing Elements which introduces substantial challenges to the City’s ability to identify sites to accommodate their required RHNA. New Housing Element requirements include:
• Higher RHNA: The City’s 2013-2021 Housing Element RHNA was 818 units.

Comparatively, the 2021-2029 Housing Element RHNA of 1,929 units is 2.3 times higher than the previous element’s allocation. Further details on the City’s RHNA can be found in Chapter 2 (Needs Assessment) of the Housing Element. • Affirmatively Furthering Fair Housing (“AFFH”): Assembly Bill (AB 686), passed in 2018, as the statewide framework to affirmatively further fair housing to promote inclusive communities, further housing choice, and address racial and economic disparities through government programs, policies, and operations. AB 686 defines “affirmatively furthering fair housing” to mean “taking meaningful actions, in addition to combating discrimination, that overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity” for persons of color, persons with disabilities, and other protected classes. The bill added an assessment of fair housing to the housing element. The AFFH assessment can be found in Appendix D (Affirmatively Furthering Fair Housing) of the Housing Element. • Eligible Lower-Income Sites: There are new regulations on the extent to which the City can reuse sites included in previous Housing Elements and increased scrutiny of small, and non-vacant sites when these sites are proposed to accommodate units for very lowand low-income households. Details related to site eligibility can be found in Chapter 4 (Housing Resources) and Chapter 5 (Housing Plan) of the Housing Element. • No Net Loss: A 2017 amendment to Government Code Section 65863 (No Net Loss) requires that jurisdictions preserve sufficient and available sites for lower‐income housing throughout the RHNA planning period at all times. The City cannot permit the reduction of residential density for any site unless the reduction is consistent with the adopted General Plan, including the Housing Element. Additionally, if the City allows Agenda Report – General Plan Amendment No. 21-02 for the 2021-2029 Housing Element Update For Meeting of February 22, 2022

development of any site with less units by income level than identified in the Housing Element for that site, it must determine if the remaining sites identified in the Housing Element are adequate to meet that need by income level. If sites identified for lower‐ income housing are developed with less units than identified in the Housing Element or developed for a higher income group, the City shall either identify and rezone adequate substitute sites or demonstrate that the land inventory already contains adequate substitute sites so that there is no net loss of residential unit capacity. A program to address the requirement of No Net Loss provisions is included in Chapter 5 (Housing Plan) of the Housing Element.

Housing Element Goals
The City of La Puente 6th Cycle Housing Element establishes housing goals that are supported by policies and programs. Chapter 5 (Housing Plan) of the Housing Element provides details for the policies and programs. The following are the Housing Element goals:

Goal 1: Preserve and improve the conditions of the City’s established housing stock.

Goal 2: Promote and encourage housing development that adequately meets the needs of all socioeconomic segments of the community and region.

Goal 3: Maximize the use of available financial resources and pursue creative and resourceful methods to reduce the overall cost of housing.

Goal 4: Alleviate any potential governmental constraints to housing production and affordability.

Goal 5: Promote fair housing opportunities for all residents to reside in the housing of their choice.

Regional Housing Needs Allocation (RHNA) and Sites Inventory The Regional Housing Needs Allocation (RHNA) is mandated by State law to quantify the need for housing throughout the State. This is used in the local planning process to address existing and future housing needs resulting from projected state-wide growth in population, employment, and households. The Housing Element update must address the housing needs identified by the RHNA prepared by the Southern California Association of Governments (“SCAG”) for the City of La Puente.

The City is required to demonstrate a plan to meet the housing capacity requirements assigned to the City based on the RHNA. The following table shows La Puente’s share of the regional housing need is 1,929 units during the 2021-2029 planning period, and of this total, 1,094 units or 56.7 percent are to be affordable to below moderate-income households (very low, low and moderate-income).

Agenda Report – General Plan Amendment No. 21-02 for the 2021-2029 Housing Element Update For Meeting of February 22, 2022

Income Group Number of Units Percent
Extremely Low-/Very Low-Income (0% to 50% AMI) 544 28.20% Low-Income (51% to 80% AMI) 275 14.26%
Moderate-Income (81% to 120% AMI) 275 14.26%
Above Moderate-Income (More than 120% AMI) 835 43.29%
Total 1,929 100.0%
Source: Southern California Association of Governments, Regional Housing Need Allocation Plan – Planning Period 2021-2029.

AMI = Area Median Income
While the Housing Element identifies adequate sites to satisfy the City’s RHNA allocation, construction of new housing units will primarily depend upon private investment and development, including a landowner’s desire to develop their land, private financing, developer interest, and overall market demand. It is the City’s responsibility to promote and facilitate the development of housing units by identifying adequate sites suitable for residential development to meet the RHNA obligations, removing/reducing constraints and impediments to housing creation, and establishing appropriate policies and programs.

Table 32 of Chapter 4 (Housing Resources) of the Housing Element, demonstrates that the identified properties have the combined capacity to accommodate 2,311 additional housing units.

This includes:
• 19 units on vacant land
• 156 units underutilized residentially zoned parcels
• 86 units on religious congregational sites
• 354 units in the Downtown area
• 1,528 units on land identified to accommodate mixed-use development, as part of the Mixed-Use Zoning Program (see Program 6 of the Housing Plan) to be implemented within one (1) year.
• 168 new ADUs
Public Participation
In accordance with Government Code Section 65583 and in keeping with health and safety protocols during the COVID-19 pandemic, community outreach and public participation opportunities were held in a variety of formats. Details of these efforts and any outcomes resulting from these efforts are described in Appendix B (Public Participation) of the Housing Element. The following is a list of the community outreach and public participation efforts:
• A Housing Element webpage on the City’s website was created to disseminate information. Housing Element update announcements were also advertised on all of the City’s social media platforms and the City’s homepage announcement banner. • Stakeholder Interviews (March 29 and March 31, 2021) were conducted consisting of a series of six (6) virtual video calls.
• A Housing Needs Survey (April 19 to June 25, 2021) was launched to collect input both online and in hardcopies.
• A City Council Study Session (May 25, 2021) was held virtually to provide an overview of the Housing Element update process.

Agenda Report – General Plan Amendment No. 21-02 for the 2021-2029 Housing Element Update For Meeting of February 22, 2022

• A Community Workshop (June 14, 2021) was hosted virtually to solicit additional public input.
• A Public Review Draft (November 10 to December 13, 2021) of the Housing Element was published online and hardcopies were made available at City Facilities for a public comment period of 30 days. However, the draft Housing Element remained online for public viewing with city staff accepting comments through January 19, 2022. • A Planning Commission public hearing on January 19, 2022 to receive public comments and make a recommendation to City Council.

HCD Review
On November 24, 2021, the draft 6th Cycle Housing Element was sent to HCD for review. On January 24, 2022, HCD issued a letter finding that while the “draft Housing Element addressed many statutory requirements, revisions will be necessary to comply with State Housing Element Law (Article 10.6 of the Government Code).” Based on HCD’s comments, Staff and the consultant team prepared a matrix summarizing HCD’s comments and how each of the comments were addressed for the final Housing Element being presented to the City Council for approval. State law requires the City Council to consider HCD’s comments and make appropriate findings as part of the Housing Element adoption process. City staff will then forward the final matrix and Housing Element to HCD for their final review (Attachment A – HCD letter dated January 21, 2022, and Attachment B – HCD comments and City responses summary matrix).

ENVIRONMENTAL COMPLIANCE
An environmental Initial Study and Negative Declaration (“IS/ND”) have been prepared for the project in accordance with the California Environmental Quality Act (“CEQA”). The IS/ND (Exhibit “2” to the Resolution) found that the project would have no or less than significant environmental impacts and that no mitigation measures are required. A 20-day public review period for the IS/ND began on November 10, 2021 and concluded on December 2, 2021. The City received one comment letter on the IS/ND during the public review period from the Los Angeles County Sanitation Districts (LACSD or Districts).

The LACSD provided minor clarifications related to the background information related to the Districts, the Water Reclamation Plants where wastewater generated within the City would be treated, and that the Commerce Refuse-to-Energy Facility is closed and no longer accepts refuse.

The clarifications will be revised in the Final IS/ND. In addition, the LACSD noted that they should review future development projects within the City to determine where sufficient trunk sewer capacity exists, and that the Districts may charge a fee to connect facilities to the Districts’ sewerage system. The City acknowledges LACSD’s comments, which do not require clarifications or revisions in the Final IS/ND.

The single comment letter did not identify any new environmental effects beyond those already identified in the IS/ND, nor provided substantive comments on the environmental issues addressed in the Draft IS/ND. Thus, written responses to comments were not necessary, nor are they explicitly required for an IS/ND per CEQA (California Public Resources Code, Section Agenda Report – General Plan Amendment No. 21-02 for the 2021-2029 Housing Element Update For Meeting of February 22, 2022

21000 et seq.) and CEQA Guidelines (California Code or Regulations [CCR], Title 14, Sections 15000 et seq.). However, before approving the project, the City of La Puente, as the lead agency under CEQA, will consider the IS/ND with any comments received during the public review period in accordance with CEQA Guidelines, Section 15074(b).

FISCAL IMPACT
The proposed General Plan Amendment has no direct fiscal impact to the City. However, upon achieving full certification of the Housing Element by HCD, the City will be in good standing to receive future grant funding opportunities as they may become available.

RECOMMENDATION
It is recommended that the City Council adopt Resolution No. 22-5690 approving General Plan Amendment No. 21-02 for the 2021-2029 Housing Element and approve the Addendum to the Final General Plan Environmental Impact Report.

ATTACHMENTS
Attachment “A”: HCD letter dated January 21, 2022
Attachment “B”: HCD comments and City responses summary matrix Attachment “C”: Resolution No. 22-5690
STATE OF CALIFORNIA - BUSINESS, CONSUMER SERVICES AND HOUSING AGENCY GAVIN NEWSOM, Governor

DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT

DIVISION OF HOUSING POLICY DEVELOPMENT
2020 W. El Camino Avenue, Suite 500
Sacramento, CA 95833
(916) 263-2911 / FAX (916) 263-7453
www.hcd.ca.gov
January 21, 2022
John Di Mario, Director
Development Services Department
City of La Puente
15900 Main Street
La Puente, CA 91744
Dear John Di Mario:

RE: City of La Puente’s 6th Cycle (2021-2029) Draft Housing Element Update Thank you for submitting the City of La Puente’s (City) draft housing element received for review on November 24, 2021. Pursuant to Government Code section 65585, subdivision (b), the California Department of Housing and Community Development (HCD) is reporting the results of its review.

The draft element addresses many statutory requirements; however, revisions will be necessary to comply with State Housing Element Law (Article 10.6 of the Gov. Code).

The enclosed Appendix describes the revisions needed to comply with State Housing Element Law.

As a reminder, the City’s 6th cycle housing element was due October 15, 2021. As of today, the City has not completed the housing element process for the 6th cycle. The City’s 5th cycle housing element no longer satisfies statutory requirements. HCD encourages the City to revise the element as described above, adopt, and submit to HCD to regain housing element compliance.

For your information, pursuant to Assembly Bill 1398 (Chapter 358, Statutes of 2021), if a local government fails to adopt a compliant housing element within 120 days of this statutory deadline, then any rezoning to accommodate the regional housing needs allocation (RHNA), including for lower-income households, shall be completed no later than one year from the statutory deadline. Otherwise, the local government’s housing element will no longer comply with State Housing Element Law and HCD may revoke its finding of substantial compliance pursuant to Government Code section 65585, subdivision (i).

Several federal, state, and regional funding programs consider housing element compliance as an eligibility or ranking criteria. For example, the CalTrans Senate Bill (SB) 1 Sustainable Communities grant; the Strategic Growth Council and HCD’s

ATTACHMENT A
John Di Mario, Director

Affordable Housing and Sustainable Communities programs; and HCD’s Permanent Local Housing Allocation consider housing element compliance and/or annual reporting requirements pursuant to Government Code section 65400. With a compliant housing element, the City will meet housing element requirements for these and other funding sources.

For your information, some general plan element updates are triggered by housing element adoption. HCD reminds the City to consider timing provisions and welcomes the opportunity to provide assistance. For information, please see the Technical Advisories issued by the Governor’s Office of Planning and Research at:
http://opr.ca.gov/docs/OPR_Appendix_C_final.pdf and
http://opr.ca.gov/docs/Final_6.26.15.pdf.

We are committed to assisting the City in addressing all statutory requirements of State Housing Element Law. If you have any questions or need additional technical assistance, please contact Sohab Mehmood, of our staff, at [email protected].

Sincerely,
Senior Program Manager
Enclosure
City of La Puente’s 6th Cycle Draft Housing Element Update Page 1 January 21, 2022

APPENDIX

CITY OF LA PUENTE
The following changes are necessary to bring the City’s housing element into compliance with Article 10.6 of the Government Code. Accompanying each recommended change, we cite the supporting section of the Government Code.

Housing element technical assistance information is available on HCD’s website at http://www.hcd.ca.gov/community-development/housing-element/housing-element-memos.shtml.

Among other resources, the housing element section contains HCD’s latest technical assistance tool, Building Blocks for Effective Housing Elements (Building Blocks), available at http://www.hcd.ca.gov/community-development/building-blocks/index.shtml and includes the Government Code addressing State Housing Element Law and other resources.

A. Housing Needs, Resources, and Constraints

1. Affirmatively further[ing] fair housing in accordance with Chapter 15 (commencing with Section 8899.50) of Division 1 of Title 2…shall include an assessment of fair housing in the jurisdiction. (Gov. Code, § 65583, subd. (c)(10)(A).) Enforcement: While the element includes analysis of fair housing complaints, it must describe the City’s compliance with existing fair housing laws and regulations. For additional information, please see pages 28-30 on HCD’s AFFH Guidance Memo at https://www.hcd.ca.gov/community-development/affh/index.shtml.

Sites Inventory: While the element analyzed sites relative to most fair housing components, it must analyze all sites by income group relative to disproportionate housing needs (e.g., cost burdened, overcrowded households, substandard housing conditions, displacement). Additionally, the analysis should address how the impacts of the sites by income group relative to location, any isolation of the regional housing needs allocation (RHNA) by income then incorporate local data and knowledge and other relevant factors (see below) to evaluate whether sites improve fair housing conditions related to each component of the analysis (if sites exacerbate conditions, programs that can mitigate impact).

Local Knowledge and Data: The element should incorporate local data and knowledge of the jurisdiction into the Affirmatively Furthering Fair Housing (AFFH) section. To assist in meeting this requirement, the element should provide local data not captured in regional, state, or federal data such as information from City’s records and expertise and comments from community and stakeholder meetings.

Other Relevant Factors: The element must include other relevant factors that contribute to fair housing issues in the jurisdiction. For instance, the element should analyze historical land use, zoning, governmental and nongovernmental spending including transportation investments, demographic trends, historical patterns of segregation, or other information that may have impeded housing choices and mobility.

City of La Puente’s 6th Cycle Draft Housing Element Update Page 2 January 21, 2022
Goals, Actions, Metrics, and Milestones: Programs and actions must specifically respond to the factors that contributed to fair housing issues in the community. The element did not include programs that will meaningfully overcome contributing factors and address fair housing issues. At minimum, actions must have specific commitments, milestones and metrics and should, based on the outcomes of the analysis, enhance housing mobility, provide new housing choices and affordability in high opportunity areas, and place-based strategies for community preservation and revitalization. For a list of sample strategies, please see pages 72-74 of HCD’s AFFH Guidance Memo at
https://www.hcd.ca.gov/community-development/affh/index.shtml.

2. Include an analysis of population and employment trends and documentation of projections and a quantification of the locality's existing and projected needs for all income levels, including extremely low-income households. (Gov. Code, § 65583, subd. (a)(1).) Extremely Low-Income (ELI) Households: While the element identified the total number of ELI households by tenure, it must identify the projected number of ELI households. The projected housing need for ELI households can be calculated by using available census data to determine the number of very low-income households that qualify as ELI households or presume that 50 percent of the RHNA for very low-income households qualify as ELI households. For additional information, see the Building Blocks at http://www.hcd.ca.gov/community-development/building-blocks/housing-needs/extremelylow-income-housing-needs.shtml.

Additionally, while the element included information on general characteristics and challenges faced by ELI household, it should examine trends and the availability of resources to determine the magnitude of gaps in housing needs to appropriately formulate policies and programs. For additional information, see the Building Blocks at http://www.hcd.ca.gov/community-development/building-blocks/housing-needs/extremelylow-income-housing-needs.shtml.

3. Include an analysis and documentation of household characteristics, including level of payment compared to ability to pay, housing characteristics, including overcrowding, and housing stock condition. (Gov. Code, § 65583, subd. (a)(2).) Housing Stock Conditions: While the element identifies the age of the housing stock and quantifies units that are lacking adequate plumbing or kitchen facilities, it must estimate the number of units in need of rehabilitation and replacement. For additional information, see the Building Blocks at http://www.hcd.ca.gov/community-development/buildingblocks/housing-needs/housing-stock-characteristics.shtml.

4. An inventory of land suitable and available for residential development, including vacant sites and sites having realistic and demonstrated potential for redevelopment during the planning period to meet the locality’s housing need for a designated income level, and an analysis of the relationship of zoning and public facilities and services to these sites. (Gov.

Code, § 65583, subd. (a)(3).)
Realistic Capacity: The element listed various adjustment factors to determine realistic capacity and provided a general statement that adjustments are based on past City of La Puente’s 6th Cycle Draft Housing Element Update Page 3 January 21, 2022
development trends. However, the element should support these adjustments based on recent projects. For example, the element could list these recent projects by zone, allowable density, built density and affordability to support assumptions for residential capacity assumption.

In addition, where applicable, the calculation of residential capacity should account for the likelihood of 100 percent nonresidential development. For example, some zones appear to allow 100 percent nonresidential development but must also account for that likelihood. To address this requirement, the element should calculate residential capacity based on recent trends, policies and programs or other factors that support the assumption of residential capacity. For example, the analysis could examine all development activity or anticipated activity in zones allowing 100 percent nonresidential uses and account for the likelihood of 100 percent nonresidential uses in the calculation of residential capacity.

Zoning for Lower-Income Households: The element must identify zoning appropriate to accommodate housing for lower-income households. The element may use zones meeting default densities (i.e., 30 units per acre in La Puente) without analysis or include analysis when utilizing zones that do not meet default densities. The City identifies sites with religious institutions that allow for a maximum allowable density between 7-18 du/ac for lower-income households and provided no supporting information for the feasibility of developing at affordable housing at lower densities. The element must demonstrate appropriate densities based on factors such as market demand, financial feasibility, and development experience within identified zones.

Suitability of Nonvacant Sites and Candidate Sites for Rezoning: The element identifies most of its lower-income RHNA on nonvacant sites and lists some factors utilized in identifying sites, discusses the overall market trends for mixed-use development, and provided three project examples from neighboring jurisdictions. However, the analysis does not demonstrate the potential for development on nonvacant sites. The element should clearly list any objective criteria used to identify sites, list the actual values of the criteria in the inventory to relate it to the analysis, and discuss how these factors are indicative of redevelopment potential.

To facilitate an analysis demonstrating potential for additional development, the element must describe existing uses in sufficient detail. For example, the inventory uses generic labels for existing uses (i.e., shopping center, commercial, etc.,). The description of existing uses should be sufficiently detailed, and the element should analyze the extent that the existing uses may impede additional residential development. The element can summarize past experiences converting existing uses to higher density residential development, include current market demand for the existing use, provide analysis of existing leases or contracts that would perpetuate the existing use or prevent additional residential development, include current information on development trends and market conditions in the City and relate those trends to the sites identified. For example, while the element provided few project examples from neighboring cities, it provided no analysis demonstrating the applicability to existing uses in the sites inventory. The element should discuss the characteristics of those project examples (e.g., existing uses, zoning, affordability level, market area) and consider its applicability to the identified sites.

City of La Puente’s 6th Cycle Draft Housing Element Update Page 4 January 21, 2022
In addition, the housing element appears to rely upon nonvacant sites to accommodate more than 50 percent of the RHNA for lower-income households. For your information, the housing element must demonstrate existing uses are not an impediment to additional residential development and will likely discontinue in the planning period. (Gov. Code, § 65583.2, subd. (g)(2).) Absent findings (e.g., adoption resolution) based on substantial evidence, the existing uses will be presumed to impede additional residential development and will not be utilized toward demonstrating adequate sites to accommodate the RHNA.

Small Sites: Sites smaller than a half-acre in size are deemed inadequate to accommodate housing for lower-income housing unless it is demonstrated that sites of equivalent size were successfully developed during the prior planning period for an equivalent number of lower-income housing units as projected for the site or unless the housing element describes other evidence to HCD that the site is adequate to accommodate lower-income housing. (Gov. Code, § 65583.2, subd. (c)(2)(A).) For example, a site with a proposed and approved housing development that contains units affordable to lower-income households would be an appropriate site to accommodate housing for lower-income households. (Gov. Code, § 65583.2, subd. (c)(2)(C).). The element identifies several sites consisting of aggregated small parcels and states that the City expects these parcels to be consolidated into larger sites. However, the element should include analysis as described above to demonstrate the suitability of these sites to accommodate development with units affordable to lower-income households. For example, while the element included local developer feedback that sites do not need common ownership to facilitate lot consolidation, the analysis still must describe the potential for consolidation such as policies or incentives offered or proposed to encourage and facilitate lot consolidation, conditions rendering parcels suitable and ready for redevelopment, recent trends of lot consolidation, information on the owners of each aggregated site or other relevant factors to demonstrate the potential for consolidation.

Based on the outcomes of this analysis, the element should remove sites if appropriate and add or modify programs.

Accessory Dwelling Units (ADUs): The City is counting 272 ADUs over the eight-year planning period for an average of 34 ADUs per year to accommodate a portion of the City’s RHNA. However, the City’s Annual Progress Reports (APR) indicate that the City permitted 27 ADUs in 2018 and 23 in 2020 (no records were available for 2018) for an average of 16 ADUs per year. The City’s past performance on permitting ADUs do not support a two-fold increase. The element should reconcile these figures and adjust assumptions, if necessary, based on a realistic estimate of the potential for ADUs and include policies and programs that commit to incentivizing ADUs. Depending on the analysis, the element must commit to monitor ADU production and affordability throughout the course of the planning period and implement additional actions if not meeting target numbers anticipated in the housing element. If necessary, additional actions should be taken in a timely manner (e.g., within six months). The degree of additional actions should be in stride with the degree of the gap in production and affordability. For example, if actual production and affordability of ADUs is far from anticipated trends, then rezoning or something similar would be an appropriate action. If actual production and affordability is near anticipated trends, then measures like outreach and marketing might be more appropriate.

City of La Puente’s 6th Cycle Draft Housing Element Update Page 5 January 21, 2022
Electronic Sites Inventory: Pursuant to Government Code section 65583.3, subdivision (b), the City must utilize standards, forms, and definitions adopted by HCD when preparing the sites inventory. Please note, upon adoption of the housing element, the City must submit an electronic version of the sites inventory with its adopted housing element to [email protected]. Please see HCD’s housing element webpage at https://www.hcd.ca.gov/community-development/housing-element/index.shtml for a copy of the form and instructions.

Water Sewer Priority: Water and sewer service providers must establish specific procedures to grant priority water and sewer service to developments with units affordable to lower-income households. (Gov. Code, § 65589.7.) Local governments are required to immediately deliver the housing element to water and sewer service providers. The element should demonstrate compliance with these requirements and if necessary, add or modify programs to establish a written procedure by a date early in the planning period.

For additional information and sample cover memo, see the Building Blocks at http://www.hcd.ca.gov/community-development/building-blocks/otherrequirements/priority-for-water-sewer.shtml.

Zoning for a Variety of Housing Types:
• Emergency Shelters: While the element included a general statement that the CM zone encompasses underutilized properties near services and transportation to accommodate an emergency shelter (p. H-34), it must include an analysis of the suitability and capacity of the CM zone to meet the need for emergency shelters.

For example, the element should identify the number of parcels, typical parcel sizes, available acreage, whether sites are underutilized, existing uses, and any potential for reusing existing buildings to emergency. The element should also discuss any known hazardous conditions unfit for human habitation. • Employee Housing: The element indicates the City does not have agriculturally zoned land or existing agricultural uses, and therefore, is not required to comply with the Employee Housing Act (Health and Safety Code § 17000 et seq.). However, section 17021.5 requires employee housing for six or fewer employees to be treated as a single-family structure and permitted in the same manner as other dwellings of the same type in the same zone. The element must either demonstrate compliance with this requirement or include programs to amend zoning as appropriate. For additional information and sample analysis, see the Building Blocks at http://www.hcd.ca.gov/community-development/building-blocks/housingneeds/farmworkers.shtml.

5. An analysis of potential and actual governmental constraints upon the maintenance, improvement, or development of housing for all income levels, including the types of housing identified in paragraph (1) of subdivision (c), and for persons with disabilities as identified in the analysis pursuant to paragraph (7), including land use controls, building codes and their enforcement, site improvements, fees and other exactions required of developers, and local processing and permit procedures... (Gov. Code, § 65583, subd. (a)(5).)
City of La Puente’s 6th Cycle Draft Housing Element Update Page 6 January 21, 2022
Land Use Controls: While the element analyzed most relevant land use controls, it must specifically analyze requirements related to multifamily parking (number of required spaces for small bedroom types and garage requirements). The analysis should address any impacts on cost, supply, housing choice, affordability, timing, approval certainty and ability to achieve maximum densities and include programs to address identified constraints.

Processing and Permit Procedures: The element indicates that multifamily projects with three more units must receive a Site Plan and Design Review permit and is subject to planning commission approval. The element also discussed specific approval procedures and findings. The required approval findings listed in the element (p. H-38) are related to neighborhood character, aesthetic quality, and compatibility with neighboring developments. The element should analyze these standards for impacts on timing, cost, supply, and approval certainty and include programs to address identified constraints. For example, the analysis could discuss the presence of objective criteria or guidelines to promote approval certainty. The element must demonstrate this process is not a constraint or it must include a program to address this permitting requirement, as appropriate.

On/Off-Site Improvements: While the element provides some information about on and off-site improvements, it should identify actual standards for typical developments such as street widths, sidewalks and curbs and analyze their impact as potential constraints on housing cost, supply, and affordability.

Zoning, Development Standards and Fees: The element must clarify compliance with new transparency requirements for posting all zoning, development standards and fees on the City’s website and add a program to address these requirements, if necessary.

SB 35 Streamlined Ministerial Approval Process: The element should clarify whether the City has procedures consistent with streamlining procedures pursuant to Government Code section 65913.4 and include programs as appropriate.

Local Ordinances: The element must specifically analyze locally adopted ordinances (e.g., inclusionary ordinance, short-term rental ordinance) that directly impact the cost and supply of residential development.

6. An analysis of potential and actual nongovernmental constraints upon the maintenance, improvement, or development of housing for all income levels, including… …the requests to develop housing at densities below those anticipated in the analysis required by subdivision (c) of Government Code section 65583.2… (Gov. Code, § 65583, subd. (a)(6).)
Densities: The element stated that market-rate developers propose products at the lower end of the density range. The element specifically should identify requests to develop at densities below those identified in the inventory.

7. Analyze any special housing needs such as elderly; persons with disabilities, including a developmental disability; large families; farmworkers; families with female heads of households; and families and persons in need of emergency shelter. (Gov. Code, § 65583, subd. (a)(7).)
City of La Puente’s 6th Cycle Draft Housing Element Update Page 7 January 21, 2022
Special Needs Households: While the element includes data and a general discussion of housing challenges faced by special needs households, it still must provide an analysis of the existing needs and resources for each special needs group including seniors, large households, female headed households, and persons experiencing homelessness. For example, the element should discuss the existing resources to meet housing needs (availability of shelter beds, number of large units, number of deed restricted units, etc.), an assessment of any gaps in resources, and proposed policies, programs, and funding to help address those gaps.

Farmworkers: While the element includes some data on farmworkers, it should specifically quantify the number of permanent and seasonal farmworkers at the county level (i.e., USDA data) to better understand the broader and unique housing needs of farmworkers.

8. Analyze existing assisted housing developments that are eligible to change to non-lowincome housing uses during the next 10 years due to termination of subsidy contracts, mortgage prepayment, or expiration of use restrictions. (Gov. Code, § 65583, subd. (a)(9) through 65583(a)(9)(D).).

The element states that the Nantes Manor affordability restrictions will expire in 2027; however HCD’s records indicate an expiration date of 2023. The element should reconcile these dates and modify programs committing to proactively reaching out to owners and qualified entities. Additionally, the element must identify public and private entities known to have the legal and managerial capacity to potentially acquire and preserve at-risk units (i.e., qualified entities). For a list of organizations serving La Puente and the broader Los Angeles County region, please see: https://www.hcd.ca.gov/policy-research/preservingexisting-affordable-housing.shtml.

B. Housing Programs

1. Identify actions that will be taken to make sites available during the planning period with appropriate zoning and development standards and with services and facilities to accommodate that portion of the city’s or county’s share of the regional housing need for each income level that could not be accommodated on sites identified in the inventory completed pursuant to paragraph (3) of subdivision (a) without rezoning, and to comply with the requirements of Government Code section 65584.09. Sites shall be identified as needed to facilitate and encourage the development of a variety of types of housing for all income levels, including multifamily rental housing, factory-built housing, mobilehomes, housing for agricultural employees, supportive housing, single-room occupancy units, emergency shelters, and transitional housing. (Gov. Code, § 65583, subd. (c)(1).) As noted in Finding A4, the element does not include a complete site analysis, therefore, the adequacy of sites and zoning were not established. Based on the results of a complete sites inventory and analysis, the City may need to add or revise programs to address a shortfall of sites or zoning available to encourage a variety of housing types. In addition, the element should be revised as follows:

City of La Puente’s 6th Cycle Draft Housing Element Update Page 8 January 21, 2022
Shortfall of Sites: The City must address a shortfall of sites to accommodate the RHNA for lower-income households. While the element included Program 6 to complete rezoning efforts within three years, the Program must specifically commit to acreage, allowable densities, and anticipated units. In addition, to accommodate the housing needs of lowerincome households, the Program must specifically commit to rezoning pursuant to Government Code section 65583.2, subdivisions (h) and (i). Specifically, the Program must commit to:
• permit owner-occupied and rental multifamily uses by-right for developments in which 20 percent or more of the units are affordable to lower-income households.

By-right means local government review must not require a conditional use permit (CUP), planned unit development permit, or other discretionary review or approval; • accommodate a minimum of 16 units per site;
• require a minimum density of 20 units per acre; and
• at least 50 percent of the lower-income need must be accommodated on sites designated for residential use only or on sites zoned for mixed uses that accommodate all the very low and low-income housing need under specified conditions.

Program 4 – Facilitate Residential and Mixed-Use Development in the Downtown Business District Specific Plan: The element assumes 50 units per acre in mixed-use zones and states that it will increase height limits to facilitate reaching realistic capacity assumptions. This Program should include a completion date for this action early in the planning period.

2. The Housing Element shall contain programs which assist in the development of adequate housing to meet the needs of extremely low-, very low-, low- and moderate-income households. (Gov. Code, § 65583, subd. (c)(2).)
The element must include programs to assist in the development of housing for lower- and moderate-income households, including ELI and special needs households. Program actions could include proactive outreach and assistance to non-profit service providers and developers, prioritizing some funding for housing developments affordable to special needs households and offering financial incentives or regulatory concessions to encourage a variety of housing types.

3. Address and, where appropriate and legally possible, remove governmental and nongovernmental constraints to the maintenance, improvement, and development of housing, including housing for all income levels and housing for persons with disabilities.

The program shall remove constraints to, and provide reasonable accommodations for housing designed for, intended for occupancy by, or with supportive services for, persons with disabilities. (Gov. Code, § 65583, subd. (c)(3).)
As noted in Finding(s) A5 and A6, the element requires a complete analysis of potential governmental and nongovernmental constraints. Depending upon the results of that analysis, the City may need to revise or add programs and address and remove or mitigate any identified constraints.

City of La Puente’s 6th Cycle Draft Housing Element Update Page 9 January 21, 2022

4. Promote and affirmatively further fair housing opportunities and promote housing throughout the community or communities for all persons regardless of race, religion, sex, marital status, ancestry, national origin, color, familial status, or disability, and other characteristics protected by the California Fair Employment and Housing Act (Part 2.8 (commencing with Section 12900) of Division 3 of Title 2), Section 65008, and any other state and federal fair housing and planning law. (Gov. Code, § 65583, subd. (c)(5).) As noted in Finding A1, the element must include a complete assessment of fair housing.

Based on the outcomes of that analysis, the element must add or modify programs.

5. The housing program shall preserve for low-income household the assisted housing developments identified pursuant to paragraph (9) of subdivision (a). The program for preservation of the assisted housing developments shall utilize, to the extent necessary, all available federal, state, and local financing and subsidy programs identified in paragraph (9) of subdivision (a), except where a community has other urgent needs for which alternative funding sources are not available. The program may include strategies that involve local regulation and technical assistance. (Gov. Code, § 65583, subd. (c)(6).) Program 9 – Preservation of Affordable Housing: In addition to other actions, this Program should commit to coordinating with qualified entities to preserve and maintain the affordability of at-risk units, providing education to tenants qualified entities, and complying with noticing requirements within 3 years, 12 months, and 6 months of the affordability expiration date.

C. Quantified Objectives
Establish the number of housing units, by income level, that can be constructed, rehabilitated, and conserved over a five-year time frame. (Gov. Code, § 65583, subd. (b)(1 & 2).) The element must include quantified objectives for number of housing units that will be conserved and rehabilitated for moderate and above moderate-income category.

Conservation objectives may include the variety of strategies employed by the city to promote tenant stability, code enforcement and repair programs that conserve the housing stock, and the preservation of units at-risk of conversion to market rate.

D. Public Participation
Local governments shall make a diligent effort to achieve public participation of all economic segments of the community in the development of the Housing Element, and the element shall describe this effort. (Gov. Code, § 65583, subd.(c)(9).) HCD understands the City made the housing element available to the public only two weeks prior to HCD submittal on November 24, 2021. By not providing an opportunity for the public to review and comment on a draft of the element without sufficient time, in advance of submission, the City has not yet complied with statutory mandates to make a diligent effort to encourage the public participation in the development of the element and it City of La Puente’s 6th Cycle Draft Housing Element Update Page 10 January 21, 2022
reduces HCD’s ability to consider public comments in its review. The availability of the document to the public and opportunity for public comment prior to submittal to HCD is essential to the public process and HCD’s review. The City must proactively make future revisions available to the public, including any commenters, prior to submitting any revisions to HCD and diligently consider and address comments, including revising the document where appropriate. HCD’s future review will consider the extent to which the revised element documents how the City solicited, considered, and addressed public comments in the element. The City’s consideration of public comments must not be limited by HCD’s findings in this review letter.

CITY OF LA PUENTE
2021-2029 Housing Element – City Council Public Hearing, February 22, 2022 Responses to State Department of Housing and Community Development (HCD) Comments 1 A. HOUSING NEEDS, RESOURCES, AND CONSTRAINTS
HCD Question/Concern by Topic City’s Response

1. Enforcement: While the element includes analysis of
fair housing complaints, it must describe the City’s
compliance with existing fair housing laws and
regulations. For additional information, please see
pages 28-30 on HCD’s AFFH Guidance Memo at
https://www.hcd.ca.gov/communitydevelopment/affh/index.shtml.

In Appendix D-AFFH, page H-D2, the city details its
compliance with the Fair Housing Act, Title VIII of the Civil Rights Act of 1968, as amended by the Fair Housing Amendments Act of 1988, 42 U.S.C. §§3601 et seq. by
ensuring that housing is available to all persons without regard to race, color, religion, national origin, disability, familial status (having children under age 18), via its existing housing policies and future programs listed in the 2021-2029 Housing Element.

2. Sites Inventory: While the element analyzed sites
relative to most fair housing components, it must
analyze all sites by income group relative to
disproportionate housing needs (e.g., cost burdened,
overcrowded households, substandard housing
conditions, displacement). Additionally, the analysis
should address how the impacts of the sites by
income group relative to location, any isolation of the regional housing needs allocation (RHNA) by income
then incorporate local data and knowledge and other
relevant factors (see below) to evaluate whether sites
improve fair housing conditions related to each
component of the analysis (if sites exacerbate
conditions, programs that can mitigate impact).

In Appendix D-AFFH, page H-D22, the city as provided
additionally information related to RHNA sites.

Although approximately half of the city is considered a “Low Resource” area, RHNA sites are geographic
dispersed throughout La Puente. A majority of the
RHNA sites are located within “Moderate Resource”
areas and mainly focused along major corridors like
Hacienda Boulevard and Amar Road to take advantage
of proximity to employment centers, retail services,
regional transit networks, and community amenities in
the Downtown area.

3. Local Knowledge and Data: The element should
incorporate local data and knowledge of the
jurisdiction into the Affirmatively Furthering Fair
Housing (AFFH) section. To assist in meeting this
requirement, the element should provide local data
not captured in regional, state, or federal data such
as information from City’s records and expertise and
comments from community and stakeholder
meetings.

In Appendix D-AFFH, page H-D43, the city has added a
new section titled “Local Knowledge and Data” which
includes information on local development trends and
contributing factors that have led to increased housing production.

4. Other Relevant Factors: The element must include
other relevant factors that contribute to fair housing
issues in the jurisdiction. For instance, the element
should analyze historical land use, zoning,
governmental and nongovernmental spending
including transportation investments, demographic
trends, historical patterns of segregation, or other
information that may have impeded housing choices
and mobility.

See above

5. Goals, Actions, Metrics, and Milestones: Programs
and actions must specifically respond to the factors
that contributed to fair housing issues in the
community. The element did not include programs
that will meaningfully overcome contributing factors
and address fair housing issues. At minimum, actions
must have specific commitments, milestones and
metrics and should, based on the outcomes of the
analysis, enhance housing mobility, provide new
In Appendix D-AFFH, page H-D47 and 48 includes Table
D19: Fair Housing Issues, Contributing Factors, and
Meaning Action which list the housing programs found
in the 2021-2029 Housing Element that are intended to
meaningfully overcome contributing factors and
address fair housing issues.

ATTACHMENT B

CITY OF LA PUENTE
2021-2029 Housing Element – City Council Public Hearing, February 22, 2022 Responses to State Department of Housing and Community Development (HCD) Comments 2 housing choices and affordability in high opportunity areas, and place-based strategies for community
preservation and revitalization. For a list of sample
strategies, please see pages 72-74 of HCD’s AFFH
Guidance Memo at
https://www.hcd.ca.gov/communitydevelopment/affh/index.shtml.

6. Extremely Low-Income (ELI) Households: While the
element identified the total number of ELI
households by tenure, it must identify the projected
number of ELI households. The projected housing
need for ELI households can be calculated by using
available census data to determine the number of
very low-income households that qualify as ELI
households or presume that 50 percent of the RHNA
for very low-income households qualify as ELI
households. For additional information, see the
Building Blocks at
http://www.hcd.ca.gov/communitydevelopment/building-blocks/housingneeds/extremely-low-income-housing-needs.shtml.

On page H-55 of the Housing Element, the city has
modified Table 32: Comparison of Sites Inventory and
RHNA to include the projected number of ELI
households which presume that 50 percent of the
RHNA for very low-income households qualify as ELI
households.

7. Housing Stock Conditions: While the element
identifies the age of the housing stock and quantifies
units that are lacking adequate plumbing or kitchen
facilities, it must estimate the number of units in
need of rehabilitation and replacement. For
additional information, see the Building Blocks at
http://www.hcd.ca.gov/communitydevelopment/building-blocks/housingneeds/housing-stock-characteristics.shtml.

On page H-17 of the Housing Element, the city has
included an estimated number of units in need of
rehabilitation and replacement. Based on assessments
from city code enforcement data, staff estimates that
approximately 30 percent of housing units (or 2,968
units) may be in need of substantial repair or
replacement due to deferred maintenance. To address
this, the city offers both deferred loans as well as
outright grants to qualifying homeowners as part of its Housing Rehabilitation Program.

8. Realistic Capacity: The element listed various
adjustment factors to determine realistic capacity
and provided a general statement that adjustments
are based on past development trends. However, the
element should support these adjustments based on
recent projects. For example, the element could list
these recent projects by zone, allowable density, built density and affordability to support assumptions for
residential capacity assumption. In addition, where
applicable, the calculation of residential capacity
should account for the likelihood of 100 percent
nonresidential development. For example, some
zones appear to allow 100 percent nonresidential
development but must also account for that
likelihood. To address this requirement, the element
should calculate residential capacity based on recent
trends, policies and programs or other factors that
support the assumption of residential capacity. For
example, the analysis could examine all development
activity or anticipated activity in zones allowing 100
percent nonresidential uses and account for the
On page H-48 of the Housing Element, the city has
listed actual densities of recent projects to support
assumption for residential capacity. In addition, on
page H-45 of the Housing Element, the city has
provided additional data and analysis to demonstrate
why sites identified to accommodate mixed-use
development are highly unlikely to develop with
exclusively non-residential uses.

CITY OF LA PUENTE
2021-2029 Housing Element – City Council Public Hearing, February 22, 2022 Responses to State Department of Housing and Community Development (HCD) Comments 3 likelihood of 100 percent nonresidential uses in the
calculation of residential capacity.

9. Zoning for Lower-Income Households: The element
must identify zoning appropriate to accommodate
housing for lower-income households. The element
may use zones meeting default densities (i.e., 30
units per acre in La Puente) without analysis or
include analysis when utilizing zones that do not meet
default densities. The City identifies sites with
religious institutions that allow for a maximum
allowable density between 7-18 du/ac for lowerincome households and provided no supporting information for the feasibility of developing at
affordable housing at lower densities. The element
must demonstrate appropriate densities based on
factors such as market demand, financial feasibility,
and development experience within identified zones.

On page H-50 of the Housing Element, the city has
updated the base density for housing development
under the proposed Religious Congregational Sites
Overlay Program to meet state default density.

Program 3a has also been updated accordingly to
reflect this modification.

10. Suitability of Nonvacant Sites and Candidate Sites for Rezoning: The element identifies most of its lowerincome RHNA on nonvacant sites and lists some factors utilized in identifying sites, discusses the
overall market trends for mixed-use development,
and provided three project examples from
neighboring jurisdictions. However, the analysis does
not demonstrate the potential for development on
nonvacant sites. The element should clearly list any
objective criteria used to identify sites, list the actual values of the criteria in the inventory to relate it to the analysis, and discuss how these factors are
indicative of redevelopment potential.

To facilitate an analysis demonstrating potential for
additional development, the element must describe
existing uses in sufficient detail. For example, the
inventory uses generic labels for existing uses (i.e.,
shopping center, commercial, etc.,). The description
of existing uses should be sufficiently detailed, and
the element should analyze the extent that the
existing uses may impede additional residential
development. The element can summarize past
experiences converting existing uses to higher density
residential development, include current market
demand for the existing use, provide analysis of
existing leases or contracts that would perpetuate
the existing use or prevent additional residential
development, include current information on
development trends and market conditions in the
City and relate those trends to the sites identified. For example, while the element provided few project
examples from neighboring cities, it provided no
analysis demonstrating the applicability to existing
uses in the sites inventory. The element should
On pages H-52 and 53 of the Housing Element, the city
has added a new section titled “Non-vacant Sites”
which provides additional data and analysis,
methodology, and development trends to demonstrate
that existing uses on identified non-vacant RHNA sites
are not considered to be significant impediments to
additional residential development during the eightyear period covered by the 2021-2029 Housing Element.

CITY OF LA PUENTE
2021-2029 Housing Element – City Council Public Hearing, February 22, 2022 Responses to State Department of Housing and Community Development (HCD) Comments 4 discuss the characteristics of those project examples (e.g., existing uses, zoning, affordability level, market area) and consider its applicability to the identified
sites.

In addition, the housing element appears to rely
upon nonvacant sites to accommodate more than 50
percent of the RHNA for lower-income households.

For your information, the housing element must
demonstrate existing uses are not an impediment to
additional residential development and will likely
discontinue in the planning period. (Gov. Code, §
65583.2, subd. (g)(2).) Absent findings (e.g., adoption resolution) based on substantial evidence, the
existing uses will be presumed to impede additional
residential development and will not be utilized
toward demonstrating adequate sites to
accommodate the RHNA.

11. Small Sites: Sites smaller than a half-acre in size are deemed inadequate to accommodate housing for
lower-income housing unless it is demonstrated that
sites of equivalent size were successfully developed
during the prior planning period for an equivalent
number of lower-income housing units as projected
for the site or unless the housing element describes
other evidence to HCD that the site is adequate to
accommodate lower-income housing. (Gov. Code, §
65583.2, subd. (c)(2)(A).) For example, a site with a
proposed and approved housing development that
contains units affordable to lower-income households
would be an appropriate site to accommodate
housing for lower-income households. (Gov. Code, §
65583.2, subd. (c)(2)(C).). The element identifies
several sites consisting of aggregated small parcels
and states that the City expects these parcels to be
consolidated into larger sites. However, the element
should include analysis as described above to
demonstrate the suitability of these sites to
accommodate development with units affordable to
lower-income households. For example, while the
element included local developer feedback that sites
do not need common ownership to facilitate lot
consolidation, the analysis still must describe the
potential for consolidation such as policies or
incentives offered or proposed to encourage and
facilitate lot consolidation, conditions rendering
parcels suitable and ready for redevelopment, recent
trends of lot consolidation, information on the
owners of each aggregated site or other relevant
factors to demonstrate the potential for
consolidation. Based on the outcomes of this analysis,
the element should remove sites if appropriate and
add or modify programs.

On pages H-53 and 54 of the Housing Element, the city
has added a new section titled “Small Sites and Lot
Consolidation” which provides additional data and
analysis of housing development on small lots and the
city’s history of lot consolidation to facilitate housing.

This section also describes the city’s efforts to promote future lot consolidation.

CITY OF LA PUENTE
2021-2029 Housing Element – City Council Public Hearing, February 22, 2022 Responses to State Department of Housing and Community Development (HCD) Comments 5 12. Accessory Dwelling Units (ADUs): The City is counting 272 ADUs over the eight-year planning period for an
average of 34 ADUs per year to accommodate a
portion of the City’s RHNA. However, the City’s
Annual Progress Reports (APR) indicate that the City
permitted 27 ADUs in 2018 and 23 in 2020 (no
records were available for 2018) for an average of 16
ADUs per year. The City’s past performance on
permitting ADUs do not support a two-fold increase.

The element should reconcile these figures and adjust
assumptions, if necessary, based on a realistic
estimate of the potential for ADUs and include
policies and programs that commit to incentivizing
ADUs. Depending on the analysis, the element must
commit to monitor ADU production and affordability
throughout the course of the planning period and
implement additional actions if not meeting target
numbers anticipated in the housing element. If
necessary, additional actions should be taken in a
timely manner (e.g., within six months). The degree
of additional actions should be in stride with the
degree of the gap in production and affordability. For
example, if actual production and affordability of
ADUs is far from anticipated trends, then rezoning or
something similar would be an appropriate action. If
actual production and affordability is near anticipated trends, then measures like outreach and marketing
might be more appropriate.

On pages H-49 and 50 of the Housing Element, the city
has adjusted the projection of potential Accessory
Dwelling Units development to assume 21 ADUs
constructed per year for an eight-year total of 168
ADUs. Program 12 related to ADUs has been modified
accordingly.

13. Electronic Sites Inventory: Pursuant to Government
Code section 65583.3, subdivision (b), the City must
utilize standards, forms, and definitions adopted by
HCD when preparing the sites inventory. Please note,
upon adoption of the housing element, the City must
submit an electronic version of the sites inventory
with its adopted housing element to
[email protected]. Please see HCD’s housing
element webpage at
https://www.hcd.ca.gov/communitydevelopment/housing-element/index.shtml for a copy of the form and instructions.

Noted. The city will transmit an electronic sites
inventory along with the adopted Housing Element for
HCD certification

14. Water Sewer Priority: Water and sewer service
providers must establish specific procedures to grant
priority water and sewer service to developments
with units affordable to lower-income households.
(Gov. Code, § 65589.7.) Local governments are
required to immediately deliver the housing element
to water and sewer service providers. The element
should demonstrate compliance with these
requirements and if necessary, add or modify
programs to establish a written procedure by a date
early in the planning period. For additional
information and sample cover memo, see the
On page H-55 of the Housing Element, the city has
indicated that as the sewer and water providers, the
city along with the La Puente Valley County Water
District, Suburban Water Systems, and the San Gabriel
Valley Water Company grants priority for the provision
of sewer and water services to proposed developments
that include housing units affordable to lower-income
households in compliance with state law (Government
Code §65589.7)

CITY OF LA PUENTE
2021-2029 Housing Element – City Council Public Hearing, February 22, 2022 Responses to State Department of Housing and Community Development (HCD) Comments 6 Building Blocks at
http://www.hcd.ca.gov/communitydevelopment/building-blocks/otherrequirements/priority-for-water-sewer.shtml.

15. Emergency Shelters: While the element included a
general statement that the CM zone encompasses
underutilized properties near services and
transportation to accommodate an emergency
shelter (p. H-34), it must include an analysis of the
suitability and capacity of the CM zone to meet the
need for emergency shelters. For example, the
element should identify the number of parcels,
typical parcel sizes, available acreage, whether sites
are underutilized, existing uses, and any potential for reusing existing buildings to emergency. The element
should also discuss any known hazardous conditions
unfit for human habitation.

On pages H-35 and 36 of the Housing Element, the city
has provided additional data and analysis on feasibility of identified parcels in the CM zone that may
accommodate an emergency shelter for 35 unsheltered
homeless persons as last identify by the county’s pointin-time homeless survey in La Puente.

16. Employee Housing: The element indicates the City
does not have agriculturally zoned land or existing
agricultural uses, and therefore, is not required to
comply with the Employee Housing Act (Health and
Safety Code § 17000 et seq.). However, section
17021.5 requires employee housing for six or fewer
employees to be treated as a single-family structure
and permitted in the same manner as other dwellings
of the same type in the same zone. The element must
either demonstrate compliance with this requirement
or include programs to amend zoning as appropriate.

For additional information and sample analysis, see
the Building Blocks at
http://www.hcd.ca.gov/communitydevelopment/building-blocks/housingneeds/farmworkers.shtml.

On page H-71 of the Housing Element, the city has
modified Program 11: Zoning Code Amendments to
state it’s a commitment to amending the Zoning Code
to allow housing for six or fewer employees, including
farmworkers, to be treated as a typical residential use in compliance with the California Employee Housing
Act.

17. Land Use Controls: While the element analyzed most
relevant land use controls, it must specifically analyze requirements related to multifamily parking (number
of required spaces for small bedroom types and
garage requirements). The analysis should address
any impacts on cost, supply, housing choice,
affordability, timing, approval certainty and ability to achieve maximum densities and include programs to
address identified constraints.

On pages H-30 and 31 of the Housing Element, the city
lists the parking requirements per type of dwelling,
assesses their impact, and concluded that parking
standards do not duly constrain housing development
and are comparable to those found in other Southern
California cities.

18. Processing and Permit Procedures: The element
indicates that multifamily projects with three more
units must receive a Site Plan and Design Review
permit and is subject to planning commission
approval. The element also discussed specific
approval procedures and findings. The required
approval findings listed in the element (p. H-38) are
related to neighborhood character, aesthetic quality,
and compatibility with neighboring developments.

On pages H-39, 40, and 41 of the Housing Element, the
city lists the processing requirements for development
of multifamily projects and asserts that the Site Plan
Review process does not duly constrain housing
development. Moreover, during the outreach processes
for the Housing Element, city processing was discussed
with homebuilders during stakeholder interviews and
the city’s application and review process was not
identified as a constraint. However, to further facilitate

CITY OF LA PUENTE
2021-2029 Housing Element – City Council Public Hearing, February 22, 2022 Responses to State Department of Housing and Community Development (HCD) Comments 7 The element should analyze these standards for
impacts on timing, cost, supply, and approval
certainty and include programs to address identified
constraints. For example, the analysis could discuss
the presence of objective criteria or guidelines to
promote approval certainty. The element must
demonstrate this process is not a constraint or it
must include a program to address this permitting
requirement, as appropriate.
residential development, the city will continue to offer pre-application conferences to assist applicants by
clarifying requirements and identifying potential issues early in the review process, thereby reducing overall
processing time and cost. Additionally, as detailed in
Program 11: Zoning Code Amendments, the city will
adopt permit streamlining provision in accordance with
state law (SB 35) which will increase approval certainty by reducing discretionary review for eligible multifamily and mixed-use projects.

19. On/Off-Site Improvements: While the element
provides some information about on and off-site
improvements, it should identify actual standards for
typical developments such as street widths, sidewalks
and curbs and analyze their impact as potential
constraints on housing cost, supply, and affordability.

On page H-38 of the Housing Element, the city has
provided standards for typical developments such as
street widths, sidewalks and curbs as described in the
city’s Circulation Element. Upon analysis, it has been
concluded that these standards do not duly constrain
housing development.

20. Zoning, Development Standards and Fees: The
element must clarify compliance with new
transparency requirements for posting all zoning,
development standards and fees on the City’s
website and add a program to address these
requirements, if necessary.

The city’s Planning Division currently host all Zoning, Development Standards, and Fees online for public
viewing on the city’s website:
https://lapuente.org/government/departments/develo
pment-services/planning-division/

21. SB 35 Streamlined Ministerial Approval Process: The element should clarify whether the City has
procedures consistent with streamlining procedures
pursuant to Government Code section 65913.4 and
include programs as appropriate.

On page H-71 of the Housing Element, the city has
stated its commitment to adopt SB 35 Streamlining
provisions to allow streamlined ministerial approval for qualified residential developments with at least 10
percent affordability in compliance with state law as
part of Program 11: Zoning Code Amendments.

22. Local Ordinances: The element must specifically
analyze locally adopted ordinances (e.g., inclusionary
ordinance, short-term rental ordinance) that directly
impact the cost and supply of residential
development.

On page H-41 of the Housing Element, the city has
included language stating that it does not currently
have any local ordinances in place that sustainably
impact the cost or supply of housing units.

23. Densities: The element stated that market-rate
developers propose products at the lower end of the
density range. The element specifically should
identify requests to develop at densities below those
identified in the inventory.

Program 5: Facilitate Redevelopment of Underutilized
Sites addresses the city's intent to facilitate
development on underutilized properties by
encouraging density maximization through various
incentives such as fee reductions/waivers and
streamlined approval, as well as targeted
marketing/outreach.

24. Special Needs Households: While the element
includes data and a general discussion of housing
challenges faced by special needs households, it still
must provide an analysis of the existing needs and
resources for each special needs group including
seniors, large households, female headed
households, and persons experiencing homelessness.

For example, the element should discuss the existing
resources to meet housing needs (availability of
shelter beds, number of large units, number of deed
restricted units, etc.), an assessment of any gaps in
On pages H-10 through 16 of the Housing Element, the
city provides data and analysis on special needs groups including elderly, person with disabilities, large
households, single parent (female-headed) households,
farmworkers, and homeless persons. This information
is buffered with additional data on resources to address housing and housing-related issued faced by those in
special needs groups.

CITY OF LA PUENTE
2021-2029 Housing Element – City Council Public Hearing, February 22, 2022 Responses to State Department of Housing and Community Development (HCD) Comments 8 resources, and proposed policies, programs, and
funding to help address those gaps.

25. Farmworkers: While the element includes some data
on farmworkers, it should specifically quantify the
number of permanent and seasonal farmworkers at
the county level (i.e., USDA data) to better
understand the broader and unique housing needs of
farmworkers.

On page H-15 of the Housing Element, the city has
provided additional data and analysis on farmworkers.

Moreover, Program 11: Zoning Code Amendments has
been modified to address compliance with the
California Employee Housing Act.

26. The element states that the Nantes Manor
affordability restrictions will expire in 2027; however HCD’s records indicate an expiration date of 2023.

The element should reconcile these dates and modify
programs committing to proactively reaching out to
owners and qualified entities. Additionally, the
element must identify public and private entities
known to have the legal and managerial capacity to
potentially acquire and preserve at-risk units (i.e.,
qualified entities). For a list of organizations serving La Puente and the broader Los Angeles County
region, please see: https://www.hcd.ca.gov/policyresearch/preserving-existing-affordablehousing.shtml.

On page H-21 of the Housing Element, the city has
updated the expiration date of affordability restrictions for the Nantes Manor development.

B. HOUSING PROGRAMS
HCD Question/Concern by Topic City’s Response

1. Shortfall of Sites: The City must address a shortfall of sites to accommodate the RHNA for lower-income
households. While the element included Program 6
to complete rezoning efforts within three years, the
Program must specifically commit to acreage,
allowable densities, and anticipated units. In
addition, to accommodate the housing needs of
lower-income households, the Program must
specifically commit to rezoning pursuant to
Government Code section 65583.2, subdivisions (h)
and (i). Specifically, the Program must commit to:
• permit owner-occupied and rental multifamily uses
by-right for developments in which 20 percent or
more of the units are affordable to lower-income
households. By-right means local government
review must not require a conditional use permit
(CUP), planned unit development permit, or other
discretionary review or approval;
• accommodate a minimum of 16 units per site;
• require a minimum density of 20 units per acre;
and
• at least 50 percent of the lower-income need must
be accommodated on sites designated for
residential use only or on sites zoned for mixed
uses that accommodate all the very low and lowincome housing need under specified conditions.

On pages H-66 and 67 of the Housing Element, the city
has modified Program 6: Establish a Mixed-Use Zoning
Program to include specific commitments related to
development on lower income households to
accommodate the RHNA.

CITY OF LA PUENTE
2021-2029 Housing Element – City Council Public Hearing, February 22, 2022 Responses to State Department of Housing and Community Development (HCD) Comments 9 2. Program 4 – Facilitate Residential and Mixed-Use
Development in the Downtown Business District
Specific Plan: The element assumes 50 units per acre
in mixed-use zones and states that it will increase
height limits to facilitate reaching realistic capacity assumptions. This Program should include a
completion date for this action early in the planning
period.

On page H-65 of the Housing Element, the city has
modified the schedule for Program 4: Facilitate
Residential and Mixed-Use Development in the
Downtown Business District Specific Plan to state
implementation within one to three years after
adoption of the Housing Element.

3. As noted in Finding(s) A5 and A6, the element
requires a complete analysis of potential
governmental and nongovernmental constraints.

Depending upon the results of that analysis, the City
may need to revise or add programs and address and
remove or mitigate any identified constraints.

Upon further analysis, Programs 3a, 6, 9, and 11 have
been modified accordingly.

4. As noted in Finding A1, the element must include a
complete assessment of fair housing. Based on the
outcomes of that analysis, the element must add or
modify programs.

Upon further analysis, Programs 3a, 6, 9, and 11 have
been modified accordingly as they related to AFFH.

5. Program 9 – Preservation of Affordable Housing: In
addition to other actions, this Program should
commit to coordinating with qualified entities to
preserve and maintain the affordability of at-risk
units, providing education to tenants qualified
entities, and complying with noticing requirements
within 3 years, 12 months, and 6 months of the
affordability expiration date.

On page H-69 of the Housing Element, the city has
modified Program 9: Preservation of Affordable
Housing to include coordination and notification efforts in preserving at-risk units.

C. QUANTIFIED OBJECTIVES
HCD Question/Concern by Topic City’s Response

1. The element must include quantified objectives for
number of housing units that will be conserved and
rehabilitated for moderate and above moderateincome category. Conservation objectives may include the variety of strategies employed by the city
to promote tenant stability, code enforcement and
repair programs that conserve the housing stock, and
the preservation of units at-risk of conversion to
market rate.

On page H-74 of the Housing Element, the city has
modified Table 33: Summary of 2021-2029 Quantified
Objectives to include the number of the moderateincome housing units anticipated to be rehabilitated during the eight-year planning period.

D. PUBLIC PARTICIPATION

1. HCD understands the City made the housing element
available to the public only two weeks prior to HCD
submittal on November 24, 2021. By not providing an
opportunity for the public to review and comment on
a draft of the element without sufficient time, in
advance of submission, the City has not yet complied
with statutory mandates to make a diligent effort to
encourage the public participation in the
development of the element and it reduces HCD’s
ability to consider public comments in its review. The
availability of the document to the public and
opportunity for public comment prior to submittal to
HCD is essential to the public process and HCD’s
The draft Housing Element was available publicly
available on November 10, 2021 and submitted to HCD
for initial review two weeks later. However, the draft
document remained available online with city staff
fielding comments on the draft document through
January 19, 2022. Additionally, the Housing Element
was made public available for a minimum of seven days
prior to the City Council adoption hearing, with notices mailed to interested parties in accordance with state
law (AB 215).

CITY OF LA PUENTE
2021-2029 Housing Element – City Council Public Hearing, February 22, 2022 Responses to State Department of Housing and Community Development (HCD) Comments 10 review. The City must proactively make future
revisions available to the public, including any
commenters, prior to submitting any revisions to HCD
and diligently consider and address comments,
including revising the document where appropriate.

HCD’s future review will consider the extent to which
the revised element documents how the City
solicited, considered, and addressed public
comments in the element. The City’s consideration of
public comments must not be limited by HCD’s
findings in this review letter.

RESOLUTION NO. 22-5690 1 of 4 FEBRUARY 22, 2022
RESOLUTION NO. 22-5690

A RESOLUTION OF THE CITY COUNCIL, OF THE CITY OF LA

PUENTE, CALIFORNIA, SETTING FORTH FINDINGS AND
APPROVING GENERAL PLAN AMENDMENT NO. 21-02 TO UPDATE
THE 2021-2029 6TH CYCLE HOUSING ELEMENT TO COMPLY WITH

THE REQUIREMENTS IMPOSED BY CALIFORNIA STATE

DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT
(GOVERNMENT CODE SECTION 65588(e)(4)), AND AN INITIAL

STUDY/NEGATIVE DECLARATION, REGARDING SAME
WHEREAS, California law requires cities to prepare and adopt a General Plan to guide the future development of the City of La Puente (“City”); and WHEREAS, a General Plan must contain certain elements, including a Housing Element the purpose of which is to identify and analyze existing and projected housing needs, and which sets forth the goals, policies, quantified objectives, financial resources, and scheduled programs for the preservation, improvement and development of housing; and WHEREAS, California law requires that cities comprehensively update the Housing Element of the General Plan periodically to ensure their plans can accommodate future demand for housing; and
WHEREAS, based on age and condition of non-residential structures on nonvacant sites, as well as the likelihood of commercial uses on nonvacant sites converting to mixed-use residential developments due to the continued decline of retail-only uses specifically within the existing Downtown Business District-Specific Plan (“DBD-SP”) Mixed-Use (“MU”) Subareas, the existing uses on the sites identified in the site inventory to accommodate the lower income RHNA are likely to be integrated with new residential uses, such as the Mixed-Use Zoning Program (Program 6 of the 2021-2029 6th Cycle Housing Element) or discontinued during the planning period, and therefore are not considered significant impediments to additional residential development during the period covered by the housing element; and WHEREAS, the State of California Government Code Section 65583(c)(9) requires that local jurisdictions make a diligent effort to achieve public participation of all economic segments of the community in the development of the housing element, and the program shall describe this effort, the City launched a bilingual (English/Spanish) online housing needs survey, conducted stakeholder interviews on March 29 and 31, 2021, held a virtual City Council study session on May 25, 2021, and held a duly noticed virtual community workshop on June 14, 2021. Issues raised during these public participation events were addressed in the 2021- 2029 6th Cycle Housing Element Update; and
WHEREAS, the City prepared a Draft 2021-2029 6th Cycle Housing Element Update (“Project”), which was made available for a 30-day public review beginning on November 10, 2021; and

ATTACHMENT C
RESOLUTION NO. 22-5690 2 of 4 FEBRUARY 22, 2022
WHEREAS, on November 24, 2021, the draft 2021-2029 6th Cycle Housing Element was submitted to the State Department of Housing and Community Development (“HCD”) for review, pursuant to Government Code Section 65585(b); and WHEREAS, on January 24, 2022, per Government Code Section 65585(b), a response/comment letter from the State Department of Housing and Community Development (“HCD”) was received by city staff for the review of the draft 2021-2029 Housing Element and document was revised to comply with state housing element law (Article 10.6 of the Government Code); and
WHEREAS, this City Council acknowledges that Housing Element comment provided by HCD were considered and incorporated as appropriate prior to final adoption of the 2021- 2029 Housing Element by City Council, in compliance with state law; and WHEREAS, this City Council duly authorize the City Manager to make nonsubstantive changes to the Housing Element in response to comments from HCD to support state certification of the 2021-2029 6th Cycle Housing Element; and WHEREAS, the City of La Puente acting as a lead agency has completed an environmental Initial Study/Negative Declaration (IS/ND) and determined that the Project would have no or less than significant environmental impacts and that no mitigation measures are required. The IS/ND was prepared and circulated for a 20-day public review period that began on November 10, 2021 and concluded on December 2, 2021 in accordance with the California Environmental Quality Act (“CEQA”). The City received one comment letter on the IS/ND during the public review period from the Los Angeles County Sanitation Districts (Districts), which provided minor clarifications related to the background information related to the Districts. The single comment letter did not identify any new environmental effects beyond those already identified in the IS/ND, nor provided substantive comments on the environmental issues addressed in the IS/ND; and
WHEREAS, on January 19, 2022, the Planning Commission of the City of La Puente conducted a duly noticed public hearing on the proposed GPA No. 21-02 and Initial Study/Negative Declaration, and after receiving the report, hearing all testimony, and considering all evidence, the Planning Commission recommended approval of GPA No. 21-02 and Initial Study/Negative Declaration to the City Council; and WHEREAS, notice of the City Council’s February 22, 2022 public hearing on the proposed General Plan Amendment (“GPA”) No. 21-02 for the 2021-2029 6th Cycle Housing Element and Initial Study/Negative Declaration was published in The San Gabriel Valley Tribune on February 10, 2022, in compliance with the CEQA Guidelines, the City’s Municipal Code (“Code”), and Government Code Section 65091; and
WHEREAS, all legal prerequisites to the adoption of this resolution have occurred.

RESOLUTION NO. 22-5690 3 of 4 FEBRUARY 22, 2022

NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF LA PUENTE DOES HEREBY FIND, DETERMINE, AND RESOLVE AS FOLLOWS:

SECTION 1. The City Council finds that all of the facts set forth in the Recitals are true and correct, and are incorporated herein by reference.

SECTION 2. All necessary public hearings and opportunities for public testimony and comment have been conducted in compliance with State law and the Municipal Code of the City of La Puente.

SECTION 3. The City Council duly authorizes the City Manager to make nonsubstantive changes to the Housing Element in response to comments from HCD to support State certification of the 6th Cycle Housing Element.

SECTION 4. The 2021-2029 6th Cycle Housing Element complies with Article 10.6 (Housing Elements), of the California Government Code, Sections 65580 et seq.

SECTION 5. CALIFORNIA ENVIRONMENTAL QUALITY ACT FINDINGS.

Upon independent review, judgment, analysis, and consideration of the information contained in the Application, the City Council hereby finds and determines that the Project would have no or less than significant environmental impacts and that no mitigation measures are required and thereby recommends City Council approval of the Initial Study/Negative Declaration in accordance with the CEQA Guidelines.

SECTION 6. GENERAL PLAN AMENDMENT FINDINGS. Pursuant to Section

10.112.060.A of the City’s Municipal Code, the City Council finds as follows:

1. The amendment is internally consistent with all other provisions of the General Plan. The proposed GPA No. 21-02 is internally consistent with all other provisions of the General Plan in that the Housing Element is consistent with the land use designations set forth in the Community Development Element, in compliance with State requirements. The Housing Element is consistent with the General Plan’s policies and proposals. The Housing Element draws upon the development capacity levels given in the Community Development Element to determine the appropriate location for affordable housing development. Furthermore, the City will ensure consistency between the Housing Element and other elements of the General Plan, and as new policies are introduced, they will be reviewed for consistency with existing elements.

If any General Plan elements are updated, the Housing Element may also be modified to maintain consistency within the General Plan; and

2. The proposed amendment will not be detrimental to the public interest, health, safety, convenience, or welfare of the City. The proposed amendment will not be detrimental to the public interest, health, safety, convenience, or welfare of the city because the updated Housing Element serves to facilitate the development, preservation, and rehabilitation of housing for all economic segments of the community and persons with special needs, in compliance with State requirements.

RESOLUTION NO. 22-5690 4 of 4 FEBRUARY 22, 2022
SECTION 7. Based upon substantial evidence presented to the City Council during the February 22, 2022 public hearing, including public testimony, the written and oral staff report and attachments, as well as the findings and conclusions set forth herein, the City Council adopts the Planning Commission’s recommendation to approve General Plan Amendment No. 21-02 and to adopt the 2021-2029 Housing Element and Appendices, attached hereto as Exhibit “1” and Initial Study/Negative Declaration, regarding same, attached hereto as Exhibit “2”, and incorporated herein by reference.

SECTION 8. The provisions of this Resolution are severable and if any provision, clause, sentence, word, or part thereof is held illegal, invalid, unconstitutional, or inapplicable to any person or circumstances, such illegality, invalidity, unconstitutionality, or inapplicability shall not affect or impair any of the remaining provisions, clauses, sentences, sections, words or parts thereof of the Resolution or their applicability to other persons or circumstances.

SECTION 9. That the City Clerk shall certify to the adoption of this Resolution and the same shall be in full force and effect.

PASSED, APPROVED AND ADOPTED this 22nd day of February 2022 by the following vote:

AYES: COUNCILMEMBERS:

NOES: COUNCILMEMBERS:

ABSTAIN: COUNCILMEMBERS:

ABSENT: COUNCILMEMBERS:
____________________________________
Charlie Klinakis, Mayor
ATTEST:
_________________________________
Sheryl Garcia, City Clerk

2021-2029 HOUSING ELEMENT

CITY OF LA PUENTE
15900 E. Main Street
La Puente, CA 91744

CITY COUNCIL HEARING DRAFT
February 2022
EXHIBIT 1

ACKNOWLEDGEMENTS

CITY COUNCIL
Charlie Klinakis, Mayor
Valerie Muñoz, Mayor Pro Tem
David Argudo, Councilmember
Violeta Lewis, Councilmember
Gabriel Quinones, Councilmember

PLANNING COMMISSION
Gary Dudley, Chair
Allen Maes, Vice Chair
Nadia Mendoza, Member
Marty Paz, Member
Daniel Stowell, Member

CITY STAFF
Bob Lindsey, City Manager
John Di Mario, Director of Development Services
Abraham Tellez, Senior Planner
Juan Galvan, Assistant Planner

CONSULTANT TEAM
RRM Design Group
Veronica Tam & Associates
Morse Planning Group
Housing Element
City Council Hearing Draft - February 2022 Page H – i

TABLE OF CONTENTS
Housing Element......................................................................................................................................................1

1. Introduction ..................................................................................................................................................1 • Purpose and Organization of the Housing Element ..............................................................................1 • State Requirements .....................................................................................................................................1 • Relationship to Other General Plan Elements.........................................................................................2 • Community Outreach and Input ..............................................................................................................3

2. Needs Assessment .......................................................................................................................................5 • Population Trends.......................................................................................................................................5 • Household Characteristics .........................................................................................................................7 • Income Characteristics................................................................................................................................8 • Employment Trends .................................................................................................................................10 • Particular Needs Groups..........................................................................................................................10 • Housing Profile..........................................................................................................................................16 • Affirmatively Furthering Fair Housing..................................................................................................23

3. Constraints Analysis .................................................................................................................................25 • Market Constraints....................................................................................................................................25 • Governmental Constraints.......................................................................................................................27

4. Housing Resources ....................................................................................................................................44 • Availability of Sites for Housing.............................................................................................................44 • Financial Resources...................................................................................................................................56 • Administrative Resources ........................................................................................................................57 • Opportunities for Energy Conservation ................................................................................................58

5. Housing Plan...............................................................................................................................................61 • Housing Goals, Policies, and Programs .................................................................................................61 • Summary of Quantified Objectives.........................................................................................................74 Appendices
Appendix A Review of Past Accomplishments
Appendix B Public Participation
Appendix C Inventory of Housing Sites
Appendix D Affirmatively Furthering Fair Housing
Housing Element
Public Review Draft - Novembe r 2021 Page H – ii

LIST OF TABLES
Table 1. Population Growth: La Puente and Surrounding Cities, 1990-2019.............................................5 Table 2. Age Distribution...................................................................................................................................6 Table 3. Race and Ethnicity ...............................................................................................................................7 Table 4. Household Composition.....................................................................................................................8 Table 5. Household by Income Category ........................................................................................................9 Table 6. Employment by Occupation.............................................................................................................10 Table 7. Elderly Households by Tenure ........................................................................................................11 Table 8. Disabilities by Age Group.................................................................................................................12 Table 9. Large Households by Tenure ...........................................................................................................14 Table 10. Family Household Type by Tenure.................................................................................................14 Table 11. Housing Type 2015-2021...................................................................................................................16 Table 12. Age of Housing Stock........................................................................................................................17 Table 13. Overcrowding by Tenure..................................................................................................................18 Table 14. Income Categories and Affordable Housing Costs.......................................................................18 Table 15. Cost Burden by Housing Tenure (Renter)......................................................................................20 Table 16. Cost Burden by Housing Tenure (Owner) .....................................................................................20 Table 17. Subsidized Dwelling Units ...............................................................................................................21 Table 18. Regional Housing Needs Allocation 2021-2029.............................................................................23 Table 19. Disposition of Home Purchase and Improvement Loan Applications (2019)...........................27 Table 20. Residential Land Use Designations.................................................................................................28 Table 21. Residential Development Standards ...............................................................................................29 Table 22. Parking Requirements .......................................................................................................................30 Table 23. Mixed-Use Development Standards ...............................................................................................31 Table 24. Permitted Uses in Residential Zones...............................................................................................33 Table 25. Planning and Development Fees .....................................................................................................39 Table 26. Development Review Procedures....................................................................................................41 Table 27. Capacity Adjustment Factors ...........................................................................................................45 Table 28. Vacant Residential Sites ....................................................................................................................46 Table 29. Approved Mixed-Used Projects in Surrounding Cities (Density)Error! Bookmark not defined.

Table 30. Religious Congregation Sites............................................................................................................50 Table 31. Mixed-Use Opportunity Areas.........................................................................................................52 Table 32. Comparison of Sites Inventory and RHNA....................................................................................55 Table 33. Summary of 2021-2029 Quantified Objectives ...............................................................................75

LIST OF FIGURES
Figure 1. Household Income Distribution ........................................................................................................8

Public Review Draf t - November 2021 Page H – 1

HOUSING ELEMENT

1. INTRODUCTION
tate law, in recognition of the role of land use planning in local governments’ provision of affordable housing, requires inclusion of a Housing Element in the General Plan for every jurisdiction. Cities and counties in California prepare their Housing Elements by consulting state law, the existing General Plan, and community stakeholders. The result is a comprehensive strategy for providing affordable housing over the next 8-year planning period.

PURPOSE AND ORGANIZATION OF THE HOUSING ELEMENT
The Housing Element is one of the seven mandatory elements of the General Plan. Through policies, procedures, and incentives, it provides an action-plan for maintaining and expanding the housing supply in the City of La Puente.

La Puente’s Housing Element for the 6th planning period of October 15, 2021 to October 15, 2029 describes policies and programs that include:
 identification and analysis of existing and projected housing needs, resources and constraints;  a statement of goals, policies, quantified objectives, and scheduled programs for preservation, improvement and development of housing;
 identification of adequate sites for housing; and
 adequate provision for existing and projected needs of all economic segments of the community.

STATE REQUIREMENTS
The California Legislature states that a primary housing goal for the State is ensuring every resident has a decent home and suitable living environment. Section 65580 et seq. of the California Government Code describes the goal in detail:
a. The availability of housing is of vital statewide importance, and the early attainment of decent housing and a suitable living environment for every Californian is a priority of the highest order.
b. The early attainment of this goal requires cooperative participation of government and the private sector in an effort to expand housing opportunities and accommodate the housing needs of Californians of all economic levels.
c. The provision of housing affordable to low- and moderate-income households requires the cooperation of all levels of the government.
d. Local and state governments have a responsibility to use the powers vested in them to facilitate the improvement and development of housing to make adequate provision for housing needs of all economic segments of the community.

S
1 . Introduction Housing Element
City Council Hearing D raft – February 2022 Page H – 2
e. The Legislature recognizes that in carrying out this responsibility, each local government also has the responsibility to consider economic, environmental, and fiscal factors and community goals set forth in the general plan and to cooperate with other local governments and the state in addressing regional housing needs.

Section 65581 of the California Government Code reflects the Legislative intent for mandating that each city and county prepare a Housing Element:
a. To assure that counties and cities recognize their responsibilities in contributing to the attainment of the state housing goal.
b. To assure that counties and cities will prepare and implement housing elements which, along with federal and state programs, will move toward attainment of the state housing goal.
c. To recognize that each locality is best capable of determining what efforts are required by it to contribute to the attainment of the state housing goal, provided such a determination is compatible with the state housing goal and regional housing needs. d. To ensure that each local government cooperates with other local governments in order to address regional housing needs.

State law requires housing elements to be updated every eight years to reflect a community’s changing housing needs. The Government Code also requires that each draft Housing Element be reviewed by the California Department of Housing and Community Development and that the Department’s findings be incorporated prior to adoption, or that specified findings be made in response to the Department’s comments.

RELATIONSHIP TO OTHER GENERAL PLAN ELEMENTS
The La Puente General Plan includes five elements: community development; circulation and infrastructure; housing; community resources; and community safety. This Housing Element is consistent with the General Plan’s policies and proposals. The Housing Element, for example, draws upon the development capacity levels given in the Community Development Element to determine the appropriate location for affordable housing development. The city will ensure consistency between the Housing Element and other elements of the General Plan, and as new policies are introduced, they will be reviewed for consistency with existing elements. If any General Plan elements are updated, the Housing Element may also be modified to maintain consistency within the General Plan.

Community Safety Element
As part of the adopted 2004 General Plan, flood hazards and dam inundation zones were incorporated into the Community Safety Element. However, in accordance with recently adopted SB 1241 and SB 379, updates to the Community Safety Element to incorporate new state policies regarding wildfire protection and climate adaptation and resiliency must be addressed when the Housing Element is updated. The city will commence updating the Community Safety Element concurrent with the 6th Cycle Housing Element update, with adoption of the Community Safety Element update in compliance with state law anticipated to occur by December 2023.

Housing Element 1 . Introduction
City Council Hearing Draft - February 2022 Page H – 3
Environmental Justice
As identified by utilizing the California Communities Environmental Health Screening Tool (or CalEnviroScreen), much of La Puente is considered a disadvantaged community. A disadvantaged community is defined in §39711 of the California Health and Safety Code as “a low-income area that is disproportionately affected by environmental pollution and other hazards that can lead to negative health effects, exposure, or environmental degradation.” Pursuant to SB 1000, the existence of disadvantaged communities in the city will require Environmental Justice goals, policies, and objectives to be integrated into other elements of the General Plans to address environmental burdens and related health problems experienced by lowincome residents, communities of color, tribal nations, and immigrant communities. The city will commence development of Environmental Justice policies concurrent with the 6th Cycle Housing Element update, with adoption of Environmental Justice policies integrated into the General Plan anticipated to occur by December 2023.

COMMUNITY OUTREACH AND INPUT
Section 65583(c)(8) of the Government Code requires Housing Element updates to “include a diligent effort by the local government to achieve public participation of all economic segments of the community in the development of the housing element, and the program shall describe this effort.” This process not only includes residents of the community, but also coordinates participation among local agencies and housing groups, community organizations, and housing sponsors. The result is more informed policies and programs for providing affordable housing.

In La Puente, the public was invited to participate in the 2021 update process at the following meetings:
• City Council study session on May 25, 2021
• Community workshop on June 14, 2021
• Planning Commission public hearing on January 19, 2022 • City Council public hearing on February 22, 2022
In keeping with health and safety during the COVID-19 pandemic, community outreach is primarily conducted using several virtual and digital engagement tools. Community outreach efforts include stakeholder interviews, online housing needs survey/polls, webpage on the city’s website (https://www.lapuente.org), a community workshop, and noticed public hearings. All project materials and notices are posted and advertised on the city’s website and social media platforms, and hardcopies made available at public facilities including the city’s main public counter, Senior Center, Community Center, and the Los Angeles County Library located in the city to ensure broad access and exposure throughout the city. A full summary of community outreach efforts is listed in Appendix B. In addition, the Draft Housing Element was made available prior to the initial Planning Commission meeting and throughout the update process on the city’s website. The availability for review and input on the Draft Housing Element was also publicized on the city’s social media platforms and on the dedicated project webpage.
1 . Introduction Housing Element
City Council Hearing D raft – February 2022 Page H – 4
To ensure that the housing concerns of low- and moderate-income and residents with particular needs were addressed, individual invitation letters were distributed via email to agencies and organizations that serve the low- and moderate-income households and particular needs communities in La Puente. These agencies were invited to review and comment on the 2021-2029 Housing Element and to attend the public meetings. Please see Appendix B for a list of organizations invited to participate in the Housing Element update. Feedback received from the service provider agencies and other interested parties is summarized in Appendix B. These agencies and entities will be invited to participate at future public events and meetings to solicit input on implementation of Housing Element programs.

Housing Element 2 . Needs Assessment
City Council Hearing Draft - February 2022 Page H – 5

2. NEEDS ASSESSMENT
he Housing Needs Assessment provides the foundation for establishing the objectives, policies, and programs for addressing housing needs in La Puente. This assessment addresses population characteristics, employment patterns, and income levels. The information illustrates how La Puente has grown and changed, and helps the city identify patterns and trends relevant to housing policies and programs. Projections show how the community demographics are expected to change over the coming years.

The following sources were used to generate this demographic and housing profile of La Puente:
• U.S. Bureau of the Census and American Community Survey (ACS) • Southern California Association of Governments (SCAG) • California Department of Finance (DOF)
• California Employment Development Department (EDD)
• Various other sources

POPULATION TRENDS
As with any other largely built-out city, La Puente will have to address housing needs through such tools as infill development and neighborhood revitalization. To clarify the type of housing that will be needed to meet anticipated future demand, Housing Element law requires an assessment of population and employment trends. Characteristics such as age, ethnicity, and employment influence the type and cost of housing needed or in high demand. Tracking demographic changes helps the city better plan for, respond to, or anticipate changing housing demand.

Population Growth
Between 1990 and 2019 the population of La Puente grew approximately 8.3 percent, from 36,995 to 40,020 residents (Table 1). This 30-year growth is similar to several nearby cities such as El Monte (9 percent), West Covina (11 percent) and Whittier (11 percent) but is lower than for Los Angeles County as a whole (14 percent).

Table 1. Population Growth: La Puente and Surrounding Cities, 1990-2019 Jurisdiction 1990 2000 2010 2019
% Change
1990-2019
Diamond Bar 53,672 56,287 55,544 56,211 4.7%
El Monte 106,209 115,965 113,475 115,517 8.8%
Los Angeles 3,485,398 3,694,820 3,792,621 3,966,936 13.8% La Puente 36,955 41,063 39,816 40,020 8.3%
South El Monte 20,850 21,144 20,116 20,721 -0.6%
West Covina 96,086 105,080 106,098 106,589 10.9%
Whittier 77,671 83,680 85,331 86,090 10.8%
Los Angeles County 8,863,052 9,519,330 9,818,605 10,081,570 13.7% Source: California Department of Finance
T
2 . Needs Assessment Housing Element
City Council Hearing D raft – February 2022 Page H – 6
In addition to population projections, several other demographic characteristics and trends define housing needs. Among these characteristics are age composition, racial and ethnic composition, and household size.

Age Distribution
Population age distribution serves as an important indicator of housing needs, as housing needs and preferences change as individuals or households grow older. Young families tend to focus more on cost and the ability to become first-time homebuyers. Cost and access to services are important to seniors because they may be on fixed incomes and have mobility limitations. Table 2 shows the age distribution of La Puente residents compared to Los Angeles County as a whole, as reported by the 2015-2019 ACS.

Table 2 shows that the city’s age distribution is very similar to the county as a whole. About 25 percent of city residents were children under the age of 18, while only 11 percent were seniors age 65+. More than half (52 percent) of city residents were in the prime working years of 25 to 64. The large proportion of school-age children means that demand should be strong for larger units for families, but the aging baby boom generation should also create more demand for smaller housing units, as well as housing programs such as housing repair services for the city’s older residents.

Table 2. Age Distribution
Age Group
La Puente Los Angeles County
Persons % Persons %
0 to 17 years 9,723 25% 2,214,760 22%
18 to 24 years 4,751 12% 979,915 8%
25 to 39 years 8,507 21% 2,330,395 23%
40 to 54 years 8,085 20% 2,028,290 21%
55 to 64 years 4,475 11% 1,192,232 12%
65 to 74 years 2,512 6% 758,833 8%
75+ years 1,967 5% 577,145 6%
Total 40,020 100% 10,081,570 100%
Median age 33.0 – 36.5 –
Source: 2015-2019 American Communities Survey (ACS)
Racial and Ethnic Composition
Table 3 shows the racial/ethnic distribution of population in La Puente compared to the county as a whole. The city’s proportion of Hispanic population is significantly greater than for Los Angeles County (83 percent vs. 46 percent). Asians represent the largest non-Hispanic group, with about 12 percent of the city’s population.

Housing Element 2 . Needs Assessment
City Council Hearing Draft - February 2022 Page H – 7
Table 3. Race and Ethnicity
Racial/Ethnic Group
La Puente Los Angeles County
Persons % Persons %
Not Hispanic or Latino 6,843 17.1% 5,193,136 51.5%
-White 1,494 3.7% 2,641,770 26.2%
-Black or African American 320 0.8% 790,252 7.8%
-American Indian/Alaska Native 99 0.2% 20,831 0.2%
-Asian 4,646 11.6% 1,454,769 14.4%
-Native Hawaiian/Pacific Islander 113 0.3% 24,597 0.2%
-Other races or 2+ races 171 0.4% 260,917 2.6%
Hispanic or Latino (any race) 33,177 82.9% 4,888,434 48.5% Total 40,020 100% 10,081,570 100%
Source: 2015-2019 American Communities Survey (ACS)

HOUSEHOLD CHARACTERISTICS
Household type and size, income level, the presence of persons with particular needs, and other household characteristics may affect access to and demand for housing and housing programs. This section details the various household characteristics in La Puente.

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

The U.S. Census Bureau defines a household as all of the people who occupy a housing unit. A housing unit can be any sort of officially recognized dwelling – for example, a home, an apartment, or a mobile home.

According to the 2015-2019 ACS, the average household size in La Puente was significantly larger than for Los Angeles County as a whole (4.24 city vs. 2.99 county). Married-couple families represented 58 percent of households in the city compared to 68 percent in the county. Persons living alone comprised only 10 percent of households compared to less than one percent of county households (Table 4). With the aging of the population, the percentage of single person households in the city seems likely to increase in the coming decades. 2 . Ne eds Assessment Housing Element
City Council Hearing D raft – February 2022 Page H – 8
Table 4. Household Composition
Household Type
La Puente LA County
Households % Households %
Family households: 8,211 87% 2,210,939 67%
Married-couple family 4,800 58% 1,495,658 68%
With own children under 18 years 2,070 25% 639,936 29%
Male householder, no wife present 1,338 16% 226,505 10% With own children under 18 years 129 2% 86,362 4%
Female householder, no husband present 2,505 30% 488,776 22% With own children under 18 years 607 7% 211,592 10%
Non-family households: 1,204 13% 1,105,856 33%
Householder living alone 963 10% 851,509 0.6%
Households with individuals under 18 years 4,627 384% 6,635 38% Households with individuals 65 years and over 3,053 253% 293,051 26% Total households 9,415 100% 3,316,795 100%
Average household size 4.24 – 2.99 –
Source: 2015-2019 American Communities Survey (ACS)

INCOME CHARACTERISTICS
Household income is the most important, although not the only factor, affecting housing opportunity because it determines a household's ability to purchase or rent housing, and to balance housing costs with other necessities. Income levels can vary considerably among households, affecting preferences for tenure, location, and housing type. While higher-income households have more discretionary income to spend on housing, low- and moderate-income households have a more limited choice in the housing they can afford.

According to 2015-2019 ACS, the median household income in La Puente was approximately $64,592.

As seen in Figure 1, nearly 20 percent of households had annual incomes between $50,000 and $74,999.

Figure 1. Household Income Distribution
Source: 2015-2019 American Communities Survey (ACS)
Housing Element 2 . Needs Assessment
City Council Hearing Draft - February 2022 Page H – 9
For housing planning and funding purposes, the State Department of Housing and Community Development (HCD) uses four income categories to evaluate housing need based on the Area Median Income (AMI) for the metropolitan area:
• Extremely Low-Income Households earn up to 30 percent of AMI • Very Low-Income Households earn 31 to 50 percent of AMI • Low-Income Households earn 51 to 80 percent of AMI
• Moderate-Income Households earn 81 to 120 percent of AMI Combined, the extremely low, very low, and low-income groups are referred to as lower income.

Between 2013 and 2017 (the most recent data available), approximately 61 percent of La Puente households are considered lower income (Table 5), while 39 percent of households had incomes in the moderate or above moderate-income levels. Comparatively, Los Angeles County reported approximately 52 percent of households are consider lower income, while 48 percent of households had incomes in the moderate or above moderate-income levels during the same period.

Table 5. Household by Income Category
2020 COVID-19 Pandemic Impact
With the outbreak of the COVID-19 pandemic, over 26 million unemployment insurance claims were filed between March 15, 2020 and April 18, 2020 at the start of stay-at-home orders as reported by the U.S. Department of Labor. In response, Congress passed major relief bills including the $2 trillion CARES Act, which includes benefits and expanded eligibility for unemployment insurance, forgivable small-business loans, economic relief payments sent directly to most US households, aid to state and local governments, and increased funding for housing assistance and other safety net programs.

The Census Bureau along with other governmental agencies partnered to design the Household Pulse Survey to publish data in as close to real time as possible during the COVID-19 pandemic. The survey provides vital insights on how American households are affected and coping during the pandemic. The Census Bureau expects to collect data for 90 days and release data weekly. One such way the Census Bureau is measuring household experiences during the coronavirus pandemic is through the Household Pulse Survey. Household Pulse Survey results been reported for State and Metropolitan Area geographies including Los Angeles. Results for the Week 20 Survey (November 25, 2020 to December 7, 2020) showed that 42 percent (4.1 million) of adults in the Los Angeles Metropolitan Area reported that they or someone in their household had experienced a loss of employment income. Comparatively, survey results showed that as a whole 31 percent (1.4 Income Category
La Puente Los Angeles County
Household Percent Households Percent
Extremely Low (30% AMI or less) 1,765 20% 641,055 19%
Very Low (31 to 50% AMI) 1,445 16% 482,070 15%
Low (51 to 80% AMI) 2,260 25% 578,285 18%
Moderate or Above (over 81% AMI) 3,530 39% 1,593,790 48% Total 9,000 100% 3,295,200 100%
Sources: Department of Housing and Urban Development (HUD) and Comprehensive Housing Affordability Strategy (CHAS) (2013-2017)
2 . Needs Assessment Housing Element
City Council Hearing D raft – February 2022 Page H – 10 million) of adults in the U.S. reported that they or someone in their household had experienced a loss of employment income during the same time period.

EMPLOYMENT TRENDS
The City of La Puente is primarily a bedroom community for businesses throughout the region.

Residents who do work within La Puente are primarily employed by small industrial and manufacturing businesses, as well as locally oriented retail centers.

According to recent Census estimates, approximately 19,027 employed persons resided in La Puente.

Table 6 shows the type of occupations held by La Puente residents compared to Los Angeles County as a whole. La Puente residents proportionally hold much fewer managerial jobs than county residents as a whole (19 percent compared to 39 percent), but more service occupations (22 percent compared to 19 percent). The city’s proportion of sales and office occupations was similar to the county (23 percent vs. 21 percent) although the proportion of city residents with production and transportation occupations was substantially greater than for the entire county (26 percent vs. 13 percent).

Table 6. Employment by Occupation
Occupation
La Puente Los Angeles County
Employees % of All Jobs Employees % of All Jobs
Management, business, science, and arts
occupations
3,653 18.7% 1,967,198 39.0%
Service occupations 4,233 22.2% 966,972 19.2%
Sales and office occupations 4,425 23.3% 1,053,462 20.9% Natural resources, construction, and
maintenance occupations
1,921 10.1% 384,138 7.6%
Production, transportation, and material
moving occupations
4,885 25.7% 666,045 13.2%
Total jobs 19,027 100% 4,929,863 100%
Source: 2015-2019 American Communities Survey (ACS)

PARTICULAR NEEDS GROUPS
Certain groups have more difficulty finding decent, affordable housing due to particular circumstances such as family characteristics, the presence of physical or mental disabilities, or agerelated health issues. As a result, certain groups typically earn lower incomes and have higher rates of overpayment for housing, or overcrowding. A central goal of the Housing Element is to assist in the provision of housing for persons with particular needs.

Housing Element 2 . Needs Assessment
City Council Hearing Draft - February 2022 Page H – 11
Elderly
According to the 2015-2019 ACS (Table 7) about 28 percent of owner households and about 15 percent of renter households were headed by an elderly person (age 65+).

Table 7. Elderly Households by Tenure
Householder Age
Owner Renter
Households % Households %
Under 65 years 3,833 71.7% 3,458 85.0%
65 to 74 years 760 14.2% 312 7.7%
75 to 84 years 470 8.8% 181 4.4%
85 years and over 282 5.3% 119 2.9%
Total Households 5,345 100% 4,070 100%
Source: 2015-2019 American Communities Survey (ACS)
Many elderly persons have limited income potential, as they are most often retired and have fixed incomes (retirement funds and Social Security income). This poses a special problem with regard to housing affordability.

As of May 2021, there is only one licensed residential care facilities for the elderly located in La Puente: Tonopah Home Living (6 beds) located at 333 Tonopah Avenue.

The La Puente Senior Center is available to area seniors to enjoy and utilize for a variety of purposes.

The Senior Center offers programs and services relating to physical activity, learning, socialization, and nutrition.

Persons with Disabilities
According to the 2015-2019 ACS, approximately 9 percent of non-institutionalized La Puente residents reported some type of disability (Table 8). As might be expected, those aged 65 and over reported the highest disability rates. Approximately 8 percent of seniors reported some type of disability, compared to only 30 percent for persons between age 18 and 64. The most frequently reported disabilities included ambulatory difficulty (8 percent of the working age population and 25 percent of the senior population). Housing opportunities for those with disabilities can be maximized through housing assistance programs and providing universal design features such as widened doorways, ramps, lowered countertops, single-level units, and ground floor units. 2 . Needs Assessment Housing Element
City Council Hearing D raft – February 2022 Page H – 12 Table 8. Disabilities by Age Group
Disability by Age Persons Percent
Total civilian noninstitutionalized population 39,987 - With any disability 3,610 9.0%
Under Age 5 - total persons 2,244 –
With a hearing difficulty 13 6.0%
With a vision difficulty 0 0.0%
Age 5 to 17 - total persons 7,479 -
With a hearing difficulty 26 3.5%
With a vision difficulty 44 5.9%
With a cognitive difficulty 161 2.2%
With an ambulatory difficulty 22 0.3%
With a self-care difficulty 55 0.7%
Age 18 to 64 - total persons 11,153 –
With a hearing difficulty 467 4.2%
With a vision difficulty 277 2.5%
With a cognitive difficulty 584 5.2%
With an ambulatory difficulty 850 7.6%
With a self-care difficulty 478 4.3%
With an independent living difficulty 688 6.2%
Age 65 and over - total persons 4,479 –
With a hearing difficulty 619 13.8%
With a vision difficulty 267 6.0%
With a cognitive difficulty 535 11.9%
With an ambulatory difficulty 1,103 24.6%
With a self-care difficulty 469 10.5%
With an independent living difficulty 829 18.5%
Note: Totals may exceed 100% due to multiple disabilities per person Source: 2015-2019 American Communities Survey (ACS)
Developmental Disabilities
California law requires that the Housing Element discuss the housing needs of persons with developmental disabilities. As defined by federal law (Public Law 106-402), “developmental disability” means a severe, chronic disability of an individual that:
• Is attributable to a mental or physical impairment or combination of mental and physical impairments;
• Is manifested before the individual attains age 22;
• Is likely to continue indefinitely;
• Results in substantial functional limitations in three or more of the following areas of major life activity: a) self-care; b) receptive and expressive language; c) learning; d) mobility; e) self-direction; f) capacity for independent living; or g) economic selfsufficiency; and • Reflects the individual’s need for a combination and sequence of special, interdisciplinary, or generic services, individualized supports, or other forms of assistance that are of lifelong or extended duration and are individually planned and coordinated.

The Census does not record developmental disabilities as a separate category of disability. According to the U.S. Administration on Developmental Disabilities, an accepted estimate of the percentage of Housing Element 2 . Nee ds Assessment
City Council Hearing Draft - February 2022 Page H – 13
the population that can be defined as developmentally disabled is 1.5 percent. 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.

The California Department of Developmental Services (DDS) currently provides community-based services to approximately 360,000 persons with developmental disabilities and their families through a statewide system of 21 regional centers, 4 developmental centers, and 2 community-based facilities.

As of 2019, the DDS reported that approximately 1,426 residents living in La Puente (ZIP codes 91744 and 91746) received services of which about 59 percent were age 18 and under. The San GabrielPomona Regional Center (SG/PRC) located in Pomona (https://www.sgprc.org/) provides services for people with developmental disabilities in the San Gabriel Valley. The SG/PRC is a private, nonprofit community agency that contracts with local businesses to offer a wide range of services to individuals with developmental disabilities and their families. There is no charge for diagnosis and assessment for eligibility. Once eligibility is determined, most services are free regardless of age or income. There is a requirement for parents to share the cost of 24-hour out-of-home placements for children under age 18. This share depends on the parents' ability to pay. There may also be a copayment requirement for other selected services.

Regional centers are required by law to provide services in the most cost-effective way possible. They must use all other resources, including generic resources, before using any regional center funds. A generic resource is a service provided by an agency that has a legal responsibility to provide services to the general public and receives public funds for providing those services. Some generic agencies may include the local school district, county social services department, Medi-Cal, Social Security Administration, Department of Rehabilitation and others. Other resources may include natural supports. This is help that disabled persons may get from family, friends, or others at little or no cost.

Large Households
Large households (with five or more members) are identified as a group with particular housing needs based on the limited availability of adequately sized, affordable housing units. Large households with lower incomes may experience overcrowding and accelerated unit deterioration.

Recent SCAG data reported that approximately 35 percent of owner households and about 34 percent of renter households had five or more members (Table 9). 2 . Needs Assessment Housing Element
City Council Hearing D raft – February 2022 Page H – 14 Table 9. Large Households by Tenure
Household Size
Owners Renters
Households % Households %
1 person 525 9.8% 456 11.6%
2 persons 1,099 20.4% 643 16.3%
3 persons 810 15.0% 768 19.5%
4 persons 1,056 19.6% 734 18.7%
5 persons 833 15.5% 682 17.3%
6 persons 472 8.8% 384 9.8%
7+ persons 589 10.9% 267 6.8%
Total households 5,385 100% 3,934 100%
Source: SCAG Local Profile (2019)
Lower income large households would benefit from many of the same organizations that provide services to other lower income households. To assist lower income residents, Programs 3, 4, 5, 6, and 12 focus on providing opportunities for new affordable housing, Programs 7, 8, and 10 address direct assistance to renter and owners, and Program 14 includes meaning actions to increase access to opportunities and reduce displacement in the community.

Single-Parent Households
Single-parent households require special consideration and assistance because of the greater need for day care, health care, and other services. Female-headed households with children particularly tend to have lower incomes, thus limiting housing availability for this group. In addition, these households have a greater need for accessible daycare and other supportive services.

The 2015-2019 ACS reported that female-headed households comprised about 18 percent of owner households and 34 percent of renter households in La Puente (Table 10).

Table 10. Family Household Type by Tenure
Household Type
Owners Renters
Households % Households %
Married couple family 3,299 61.7% 1,501 36.9%
Male householder, no wife present 495 9.3% 568 14.0%
Female householder, no husband present 975 18.2% 1,373 33.7% Non-family households 576 10.8% 628 15.4%
Total households 5,345 100% 4,070 100%
Source: 2015-2019 American Communities Survey (ACS)
The YWCA-Wings organization offers services to female-headed households who reside in La Puente. It provided emergency shelter for women and children who become homeless due to domestic violence. Services include 24-hour access to emergency housing and crisis hotline, food and basic personal items, crisis support and advocacy, counseling and support groups, medical and legal advocacy, and specialized children’s services. Additionally, the City of La Puente offers housing assistance services to qualified residents through the LACDA and the Housing Resources Center.

Housing Element 2 . Needs Assessment
City Council Hearing Draft - February 2022 Page H – 15
Farmworkers
La Puente is a fully urbanized city with no significant agricultural operations. The 2015-2019 ACS reported 139 residents of La Puente employed in the “Agriculture, forestry, fishing and hunting, and mining” industries. Comparatively, based on 2017 United States Department of Agriculture (USDA) data, there were 3,266 farmworkers in Los Angeles County. Although the presence of farmworkers in the community is extremely limited, the city acknowledges the need for expanded housing opportunities for this group. The California Employee Housing Act requires the housing for six or fewer employees, including farmworkers, be treated as a typically residential use. This is not currently addressed in the city’s code; therefore, an action has been added to Program 11 to ensure compliance with state law.

Homeless Persons
The 2019 Greater Los Angeles Homeless Count conducted by the Los Angeles Homeless Services Authority (LAHSA) revealed a population of approximately 58,936 homeless persons in Los Angeles County on a single night survey conducted in June 20191. La Puente is located in Service Planning Area (SPA) 3, San Gabriel Valley. The 2019 homeless count for SPA 3 was 5,031 persons with more than half of those (3,613 persons) unsheltered. The 2019 LAHSA point-in-time survey revealed a population of approximately 35 unsheltered homeless persons in La Puente.

Currently, the City of La Puente provide the following supportive services to homeless individuals and families through the following agencies and service providers:
• First Time Homebuyers Assistance Program: The Los Angeles County Development Authority (LACDA), on behalf of the county, administers the First Time Homebuyers Assistance program and make funding available the City of La Puente. The city anticipates receiving approximately a total of $1,328,000 over five years to use for a first-time homebuyer down payment assistance program.
• Section 8 Housing Assistance Program: Provides rental assistance through the Federal Housing Choice Voucher program. The primary objective of the voucher program is to assist low-income persons and households, including those who are homeless or in danger of becoming homeless, in making rents affordable. The LACDA serves the City of La Puente and provides voucher assistance to the residents.
• 211 LA County: Dedicated to providing an easy-to-use, caring, professional source of guidance and advocacy to a comprehensive range of human services, available on a 24 hour/ 7 days per week basis. Also operates the Cold Weather Shelter Hotline for the county and provides staffing and human services information for emergency centers during disasters. • Los Angeles Homes Service Authority (LAHSA): LAHSA Emergency Response Teams (ERTs) are available to assist residents Monday through Friday from 8:00 a.m. to 5:00 p.m. LAHSA ERTs offer outreach services to homeless encampment dwellers, emergency 1 Los Angeles Homeless Services Authority, 2019 Greater Los Angeles Homeless Count, https://www.lahsa.org/documents?id=3437-2019-greater-los-angeles-homeless-count-presentation.pdf .

This count excludes the cities of Glendale, Long Beach and Pasadena. 2 . Needs Assessment Housing Element
City Council Hearing D raft – February 2022 Page H – 16 services and shelter referrals to homeless families and unaccompanied adults and youth, direct, emergency services and transportation, and emergency assistance and referrals to social service agencies for people in the county who are at risk of experiencing homelessness. • Southern California Housing Rights Center: Provides counseling assistance to families at risk of homelessness.
• East San Gabriel Valley Coalition for the Homeless: Assist people in finding permanent housing and assist them to become self-supporting.
• YWCA-Wings: Provides emergency shelter for women and children who become homeless as a result of domestic violence. Services include 24-hour access to emergency housing and crisis hotline, food and basic personal items, crisis support and advocacy, counseling and support groups, medical and legal advocacy, and specialized children’s services.

HOUSING PROFILE
This section addresses characteristics of the housing supply in La Puente, including type, age, condition, and availability.

Housing Type and Vacancy
La Puente was developed as a community of single-family dwelling units and has primarily remained as such. Although multiple-family residential construction accelerated during the 1970s and 1980s it slowed from the 1990s on.

La Puente’s housing supply is somewhat different than that of Los Angeles County as a whole. As is illustrated in Table 11, La Puente has a higher percentage of single-family dwellings (74 percent for the city as compared to 55 percent for the county) and a lower percentage of mobile homes (0 percent for the city as compared to 2 percent for the county) in 2021. Development of multi-family dwellings have been relatively modest with only 40 units built over a six-year period (2015-2021).

Table 11. Housing Type 2015-2021
Structure Type
2015 2021 Growth
Units % Units % Units %
La Puente
Single-family 7,260 74% 7,325 74% 65 62%
Multi-family 2,501 26% 2,541 26% 40 38%
Mobile homes 30 0% 30 0% 0 0%
Total units 9,791 100% 9,896 100% 105 100%
Los Angeles County
Single-family 1,951,578 56% 1,971,020 54% 19,442 15%
Multi-family 1,477,583 42% 1,585,448 44% 107,865 85%
Mobile homes 58,273 2% 58,341 2% 68 0.05%
Total units 3,487,434 100% 3,614,809 100% 127,375 100%
Source: California Department of Finance, Tables E-5 & E-8 Additionally, the Department of Finance reported the 2021 vacancy rate in La Puente as 3.7 percent compared to 6.4 percent for Los Angeles County as a whole.

Housing Element 2 . Needs Assessment
City Council Hearing Draft - February 2022 Page H – 17
Housing Conditions
The age and condition of La Puente’s housing stock is an indicator of potential rehabilitation needs.

Commonly, housing over 30 years of age needs some form of major rehabilitation, such as a new roof, foundation work, and plumbing. La Puente’s housing stock is aging. The age of the housing stock, as defined by the year the units were built, is shown in Table 12. According to 2015-2019 ACS data, approximately 81 percent of all the housing units in the city were built before 1980. In other words, many housing units in the city are likely in need of major rehabilitation, if routine maintenance has not been performed over time. City staff estimates that approximately 30 percent of housing units (or 2,968 units) may be in need of substantial repair or replacement due to deferred maintenance. To address this, the city offers both deferred loans as well as outright grants to qualifying homeowners as part of its Housing Rehabilitation Program.

Table 12. Age of Housing Stock
Year Built
La Puente Los Angeles County
Units % Units %
2014 or later 42 0.45% 33,479 1.0%
2010 to 2013 28 0.29% 38,695 1.2%
2000 to 2009 214 2.3% 177,103 5.3%
1980 to 1999 1,499 15.9% 594,271 17.9%
1960 to 1979 2,155 22.9% 954,955 28.8%
1940 to 1959 5,226 55.5% 1,036,421 31.2%
1939 or earlier 251 2.7% 481,871 14.5%
Total units 9,415 100% 3,316,795 100%
Source: 2015-2019 American Communities Survey (ACS)
Overcrowding
In response to a mismatch between household income and housing costs in a community, some households may not be able to buy or rent housing that provides a reasonable level of privacy and space. Residents may accept smaller-sized housing or double up with other families to afford housing costs. An overcrowded household is defined as one with more than one person per room, excluding bathrooms, kitchens, hallways, and porches. Severely overcrowded households are those with more than 1.5 persons per room. Overcrowding contributes to increases in traffic and on-street parking within a neighborhood and accelerates deterioration of homes and infrastructure.

The 2015-2019 ACS data (Table 13) show that the incidence of overcrowding is higher in La Puente than in Los Angeles County as a whole. About 10 percent of owner-occupied units and about 18 percent of rental units in the city were overcrowded.

Residential rehabilitation programs can provide financial assistance for the construction of bedroom additions to reduce overcrowding.
2 . Need s Assessment Housing Element
City Council Hearing D raft – February 2022 Page H – 18 Table 13. Overcrowding by Tenure
Occupants per Room
La Puente LA County
Units % Units %
Owner occupied units 5,345 100% 1,519,516 100%

1.00 or fewer 4,652 87.0% 1,435,225 94.5%

1.01 to 1.50 514 9.6% 61,697 4.1%

1.51 or more 179 3.3% 22,594 1.5%
Renter occupied units 4,070 100% 1,797,279 100%

1.01 to 1.50 3,040 74.7% 1,505,658 83.8%

1.51 to 2.00 716 17.6% 157,166 8.7%

2.01 or more 314 7.7% 134,455 7.5%
Source: 2015-2019 American Communities Survey (ACS)
Housing Costs
Housing Affordability Criteria
State law establishes five income categories for purposes of housing programs based on the area (i.e., county) median income (“AMI”): extremely low (30% or less of AMI), very low (31-50% of AMI), low (51-80% of AMI), moderate (81-120% of AMI) and above moderate (over 120% of AMI). Housing affordability is based on the relationship between household income and housing expenses.

According to HUD and the California Department of Housing and Community Development, housing is considered “affordable” if the monthly payment is no more than 30 percent of a household’s gross income. In some areas such as Los Angeles County, these income limits may be increased to adjust for high housing costs.

Table 14 shows affordable rent levels and estimated affordable purchase prices for housing in La Puente (and Los Angeles County) by income category. Based on state-adopted standards, the maximum affordable monthly rent for extremely-low-income households is $664, while the maximum affordable rent for very-low-income households is $1,255. The maximum affordable rent for low-income households is $2,142, while the maximum for moderate-income households is $2,177.

Maximum purchase prices are more difficult to determine due to variations in factors such as mortgage interest rates and qualifying procedures, down payments, special tax assessments, homeowner association fees, and property insurance rates. With this caveat, the maximum home purchase prices by income category (Table 14) have been estimated based on typical conditions.

Table 14. Income Categories and Affordable Housing Costs 2021 Los Angeles County
Median Income = $80,000 Income Limits Affordable Rent
Affordable Price
(est.)
Extremely Low (<30%) $35,450 $664 $93,135
Very Low (31-50%) $59,100 $1,255 $194,418
Low (51-80%) $94,600 $2,142 $346,450
Median $80,000 $1,777 $283,924
Moderate (81-120%) $96,000 $2,177 $352,446
Assumptions: Based on a family of 4; 10% down payment, 3% interest Sources: California HCD 2021 Income Limits; LACDA 2020 Utility Allowance Schedule; OC Housing and Community Development Department Utility Allowances, 2021; Veronica Tam & Associates, 2021.

Housing Element 2 . Needs Assessment
City Council Hearing Draft - February 2022 Page H – 19
For-Sale Housing
Housing sales price statistics2 for homes in La Puente during 2021 showed a median price of $601,000 compared to a median price of $795,000 for Los Angeles County as a whole. Based on the estimated affordable purchase prices shown in Table 14 above, homeownership is less likely without access to public subsidies to reduce sales prices to a level that is affordable at all income levels. At a median price of $601,000 there is a gap of about $254,500 between the market price and the maximum price a low-income household can afford, and a gap of $406,582 for very-low-income households. These statistics illustrate why affordable housing strategies generally focus on rental rather than ownership housing, due to the smaller affordability gap for rental units.

Rental Housing
A recent internet survey3 showed typical rental rates for 2- and 3-bedroom apartments in La Puente of $1,730 to $2,400 per month. When market rents are compared to the amounts lower-income households can afford to pay (Table 14 above), it is clear that very-low- and extremely-low-income households have a difficult time finding housing without overpaying. The gap between market rent for a typical 2-bedroom 1-bath apartment and affordable rent at the very-low-income level is about $475 per month, while the gap at the extremely-low-income level is about $1,066 per month.

However, at the low-income and moderate-income levels, households are likely to find affordable rentals.

Cost Burden (Overpayment)
State and federal standards specify that households spending more than 30 percent of gross annual income on housing experience a housing cost burden. Housing cost burdens occur when housing costs increase faster than household income. When a household spends more than 30 percent of its income on housing costs, it has less disposable income for other necessities such as health care. In the event of unexpected circumstances such as loss of employment or health problems, lower-income households with a burdensome housing cost are more likely to become homeless or double up with other households.

According to 2013-2017 CHAS data, the proportion of households overpaying declines significantly as income increases. Table 15 shows overall cost burden was most prevalent among renter households in the extremely low- and very low-income categories (82 percent and 87 percent of renter households, respectively). Comparatively, Table 16 shows the proportion of owner households experiencing cost burden in 2017 were highest in the extremely low-income categories (70 percent) with very low- and low-income categories (47 percent and 49 percent, respectively). Renters are vulnerable and subject to constant changes in the housing market. Homeowners, on the other hand, with a housing cost burden have the option of selling the homes and become renters. 2 Source: www.redfin.com, access as of May 13, 2021
3 Source: www.zumper.com, accessed May 13, 2021
2 . Needs Assessment Housing Element
City Council Hearing D raft – February 2022 Page H – 20 Table 15. Cost Burden by Housing Tenure (Renter)
Income by Cost Burden With Cost Burden >30% With Cost Burden >50% Total Extremely Low Income (0-30% AMI) 910 (82.3%) 790 (71.4%) 1,105 Very Low Income (31-50% AMI) 675 (87.1%) 145 (18.7%) 775 Low Income (51-80% AMI) 334 (39.2%) 4 (4.7%) 850
Moderate Income (81-100% AMI) 20 (3.9%) - 510
Above Moderate Income (>100% AMI) - - 635
Total 1,939 939 3,870
Source: Department of Housing and Urban Development (HUD) and Comprehensive Housing Affordability Strategy (CHAS) (2013-2017)
Table 16. Cost Burden by Housing Tenure (Owner)
Income by Cost Burden With Cost Burden >30% With Cost Burden >50% Total Extremely Low Income (0-30% AMI) 465 (70.4%) 420 (63.6%) 660 Very Low Income (31-50% AMI) 320 (47.4%) 215 (32.1%) 670 Low Income (51-80% AMI) 700 (49.6%) 225 (15.9%) 1,410
Moderate Income (81-100% AMI) 215 (30.9%) 10 (1.4%) 695 Above Moderate Income (>100% AMI) 95 (5.6%) - 1,690
Total 1,795 870 5,130
Source: Department of Housing and Urban Development (HUD) and Comprehensive Housing Affordability Strategy (CHAS) (2013-2017)
Affordable Housing in La Puente
There are at least 4 affordable housing projects within the La Puente city limits.

The only subsidized affordable rental housing in La Puente is funded primarily through “projectbased” Section 8. Project-based funding is provided by HUD through its New Construction, Substantial Rehabilitation, and/or Loan Management Set-Aside (LMSA) Programs. This funding, which generally is in the form of a subsidized mortgage, comes with the requirement that a percentage of the units in the building be affordable for a contractually determined period. While many of these contracts were long-term (15 to 20 years) at the beginning of the project-based Section 8 program, now they are mostly 3 to 5 years in length. Though these contracts are usually renewed by the building owner, the fact that they do not have to be renewed means that many project-based Section 8 subsidized units face the possibility of conversion to market rate.

To opt out of the Section 8 program, an owner of a project-based subsidized building is required to provide at least 1 year’s notice to residents, the local HUD contract administrator, and the local jurisdiction. According to the Los Angeles LOMOD Corporation,4 the HUD contract administrator for the Los Angeles area, none of the owners of the four project-based Section 8 buildings in La Puente had given notice of intent to withdraw from the program as of June 2021. Three of the four subsidized properties listed in Table 17 are currently owned by nonprofit entities. 4 The Los Angeles LOMOD Corporation is a nonprofit corporation founded by the Housing Authority of the City of Los Angeles (HACLA). Los Angeles LOMOD operates independently of HACLA and its mission is to provide and support good quality housing for low-income families, seniors, and people with disabilities.

Housing Element 2 . Needs Assessment
City Council Hearing Draft - February 2022 Page H – 21
Table 17. Subsidized Dwelling Units
Project Name
Tenant
Type
Total
Units
# of
Affordable
Units Funding Program
Earliest
Conversion
Date
La Villa Puente Apartments
17351 E Main Street
(nonprofit)
Family 121 119 Sec 8 LMSA
CA16L000133
5/31/2037
La Puente Park Apartments
14721 Nelson Avenue
(nonprofit)
Family 132 132 Preservation, Low Income
Housing Tax Credit
CA16L000010
7/1/2036
Amar Plaza Apartments
15662 Amar Road
(nonprofit)
Family 96 42 Sec 8 LMSA CA16M000382 1/1/2026
Nantes Manor
775 Nantes Avenue
(for-profit)
Family 40 40 Sec 8 NC, Section 221(d)
CA160049006
8/1/2023
Total 389 333
Sources: Los Angeles LOMOD Corporation, 2021; US Department of Housing and Urban Development, 2021 At-Risk Units
State law requires the city to identify, analyze, and propose programs to preserve existing multifamily 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 within 10 years from the Housing Element update deadline; • An analysis of the costs of preserving and/or replacing the units at risk and a comparison of these costs;
• 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.

Two of the four federally assisted developments in La Puente (Amar Plaza Apartments and Nantes Manor), consisting of a combined 82 affordable units, are considered at risk of converting to marketrate housing during the planning period of this at-risk analysis (October 15, 2021 through October 15, 2031). Nantes Manor has a HAP (Housing Assistance Payment) contract set to expire in 2023. The Amar Plaza Apartments has a HAP contract set to expire in 2026. The city will work with the property owners of Amar Plaza Apartments and Nantes Manor, interested groups, and the State and federal governments to conserve its affordable housing stock through the planning period (Program 9). The other two subsidized developments, La Villa Puente Apartments and La Puente Park Apartments have affordability covenants in place through 2037; therefore, they are at minimal risk to losing their current supply affordable units.
2 . Needs Assessment Housing Element
City Council Hearing D raft – February 2022 Page H – 22 Preservation and Replacement Options
Preservation of at-risk projects can be achieved in a variety of ways, with adequate funding availability. These include:
• Transfer of ownership to nonprofit organizations;
• Providing rental assistance to renters through other funding sources; and • Purchase affordability covenants.

Alternatively, units that are converted to market rate may be replaced with new, assisted, multifamily units with specified affordability timeframes. The city was instrumental in facilitating the preservation of 251 affordable units at the La Villa Puente Apartments and La Puente Park Apartments by approving project financing through the Tax Equity and Fiscal Responsibility Act of 1982 (TEFRA) public hearing process.

Transfer of Ownership
Transferring ownership of the affordable units to a nonprofit housing organization is a viable way to preserve affordable housing for the long term and increases the number of government resources available to the project. The feasibility of this option depends upon the willingness of the owner to sell, funding sources to buy the property, and the existence of a nonprofit organization with sufficient administrative capacity to manage the property. Additionally, projects in which all of the units are affordable, rather than just a portion, are more likely to be feasible because they can participate in ownership transfers more simply. The County Housing Authority would be a likely agency to facilitate transfer of projects to nonprofit entities. Because of the elimination of the Redevelopment Agency, the city has no staffing or funding to assist in facilitating such transfers.

Rental Assistance
State, local, or other funding sources can also be used to provide rental subsidies to maintain the affordability of at-risk projects. These subsidies can be structured to mirror the Section 8 program, whereby the subsidy covers the cost of the unit above what is determined to be affordable for the tenant’s household income (including a utility allowance) up to the fair market value of the apartment. Based on the current fair-market rent of $1,424/month for 2-bedroom apartments and the affordability levels shown in Table 14 above, it is estimated that a total subsidy of approximately $112,000 per month ($1.3 million per year) would be required to maintain rents for 291 units at verylow-income levels.

Purchase Affordability Covenants
Another option to preserve the affordability of at-risk projects is to provide an incentive package to the owners to maintain the projects as low-income housing. Incentives could include writing down the interest rate on the remaining loan balance, refinancing, and/or supplementing the Section 8 subsidy received to market levels. The feasibility of this option depends on whether the complexes require rehabilitation or are too highly leveraged. By providing lump-sum financial incentives or ongoing subsidies in rents or reduced mortgage interest rates to the owner, some or all of the units could remain affordable.

Housing Element 2 . Needs Assessment
City Council Hearing Draft - February 2022 Page H – 23
Construction of Replacement Units
The construction of new low-income housing can be a means to replace at-risk units. The cost of developing new housing depends on a variety of factors, including density, size of units, construction quality and type, location, and land cost. Assuming a development cost of approximately $400,000 for an affordable multi-family unit, the cost of replacing all 82 at-risk units would be approximately $33 million.

Projected Housing Need
California General Plan law requires each city and county to have land zoned to accommodate its fair share of the regional housing need. The California Department of Housing and Community Development (HCD), in conjunction with the SCAG, determine a projected housing need for the region covered by SCAG, including the counties of Los Angeles, Orange, Riverside, San Bernardino, Ventura and Imperial. SCAG has, in turn, allocated a share of the region’s total housing need to each of its constituent jurisdictions. The City of La Puente has a total RHNA of 1,929 housing units distributed among income categories as shown in Table 18.

Table 18. Regional Housing Needs Allocation 2021-2029
Income Group Percent of County AMI
Number of Units
Allocated
Percent of
Total Allocation
Very Low* 0-50% 544 28.20%
Low 51-80% 275 14.26%
Moderate 81-120% 275 14.26%
Above Moderate 120%+ 835 43.29%
Total – 1,929 100%
*Pursuant to Government Code §65583(a)(1), 50% of the very-low category is assumed to be extremely-low-income.

AFFIRMATIVELY FURTHERING FAIR HOUSING
In January 2019, Assembly Bill 686 (AB 686) introduced an obligation to affirmatively further fair housing (AFFH) into California state law. AB 686 defined “affirmatively further fair housing” to mean “taking meaningful actions, in addition to combat discrimination, that overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity” for persons of color, persons with disabilities, and other protected classes. The bill added an assessment of fair housing to the Housing Element, which includes the following components:
• a summary of fair housing issues and assessment of the city’s fair housing enforcement and outreach capacity;
• analysis of segregation patterns and disparities in access to opportunities; • an assessment of contributing factors; and
• an identification of fair housing goals and actions.

A complete assessment of AFFH for La Puente is provided under Appendix C.

Housing Element 3 . Constraints Analysis
City Council Hearing Draft - February 2022 Page H – 25

3. CONSTRAINTS ANALYSIS
hile the City of La Puente recognizes the need for the development of sound, affordable housing for all its residents, this goal is not easy to achieve. The built-out nature of La Puente leaves few opportunity areas for new development. The key factors constraining housing development include land availability, the economics of development, and governmental regulations, all of which may impact the cost and amount of housing produced. These constraints may result in housing that is not affordable to low- and moderate-income households, or may make new residential construction economically difficult for developers. Constraints to housing production significantly impact households with lower incomes and particular needs. State law requires that Housing Elements analyze potential and actual governmental and non-governmental constraints to the production, maintenance, and improvement of housing for all persons of all income levels and disabilities. In La Puente, constraints to housing are often related to the overall housing market and are part of regional trends over which the city has no control.

This section discusses potential constraints on the provision and cost of housing development in La Puente. According to State Housing Element Law, the constraints analysis must also demonstrate local efforts to remove barriers to achievement of goals for housing production and housing for persons with disabilities. If constraints preclude the achievement of housing goals, jurisdictions are required to address and, where appropriate and legally possible, remove governmental constraints to the maintenance, improvement, and development of housing. Where constraints to housing production related to the city’s regulations or land use controls are identified, appropriate programs to mitigate these constraints are included in the Housing Plan.

MARKET CONSTRAINTS
Many factors affecting housing costs are related to the larger housing market. The availability of land, the cost and availability of financing the price of land, and the cost of construction all contribute to the cost of housing and can hinder the production of affordable housing. Additionally, the availability of financing can limit access to homeownership for some low-income households.

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

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

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

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

W
3 . Constraints Analysis Housing Element
City Council Hearing D raft – February 2022 Page H – 26 The cost increases reported by Terner align with other industry measures of construction cost including the California Construction Cost index, which recorded a 24 percent change in costs between 2009 and 2018. In the Los Angeles region the costs increased even more, with the average hard costs exceeding the statewide average by $35 per square foot. Although construction costs are a significant factor in the overall cost of development, the City of La Puente has no direct influence over materials and labor costs.

Timing and Density
The housing market can also constrain the timing between project approval and requests for building permits. In most cases, this may be due to developers’ ability to secure financing for construction. In La Puente, the average time between project approval and request for building permit for a multifamily development is typically 2 to 4 months. Market-rate developers for residential development typically propose products at the lower end of the allowable density range. As part of the 6th cycle Housing Element update, the city will be exploring tools and changes to development standards that will facilitate in achieving the maximum density.

Land Cost
The price of land in La Puente can be the most significant component of housing development costs.

Prices for residential lots are typically in the range of $300,000 to $400,000 in this market area. Land costs may vary depending on whether the site is vacant or has an existing use that must be removed.

Similarly, site constraints such as environmental issues (steep slopes, soil stability, seismic hazards, or flooding) can also be factored into the cost of land. The cost of land fluctuates based on availability and general market conditions.

Availability of Financing
In May 2021, home mortgages for borrowers with good credit were available at historically low rates (just over 3 percent). This comparatively low rate does not represent a constraint to the purchase of housing. However, the high cost of housing in the city in itself may reduce access to mortgages as potential homebuyers lack the necessary down payment and the percent of income required to cover mortgage payments that lenders generally require. These conditions make a home purchase particularly difficult for first-time homebuyers and lower- and moderate-income households.

Per federal law (Home Mortgage Disclosure Act), lending institutions are required to disclose information on the disposition of loan applications and the income, gender, and race of loan applicants. Loan application data including home purchase loans (government-backed and conventional), refinancing, and home improvement loans, were compiled by aggregating La Puente’s census tracts (406901, 407101, 407102, 407200, 407501, 407601, 707602, 407701, and 407702).

Conventional financing involves market-rate loans provided by private lending institutions such as banks, mortgage companies, savings and loans, and thrift institutions. Overall, 52 households applied for mortgage loans for homes in La Puente in 2019 (Table 19). Out of 18 applicants for government-backed home purchase loans, none were approved while 16 percent were denied and

5.5 precent were withdrawn or closed for incompleteness. Of the applications for conventional Housing Element 3 . Constraints Analysis
City Council Hearing Draft - February 2022 Page H – 27
purchase loans, 5.8 percent were approved, 5.8 percent were denied, and 15 percent were withdrawn or closed for incompleteness in 2019
Table 19. Disposition of Home Purchase and Improvement Loan Applications (2019) Loan Type Total Applicants
Approved, Not
Accepted Denied Other
Government-Backed Purchase 74 2.7% 10.8% 13.5%
Conventional Purchase 195 6.1% 5.6% 12.8%
Refinance 873 3.5% 14.7% 24.0%
Home Improvement 88 1.1% 55.6% 14.7%
Total 1230 13.4% 86.7% 65.0%
Notes:

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

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

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

4. City of La Puente Census Tracts 406901, 407101, 2407102, 407200, 407501, 407601, 707602, 407701, and 407702.

Source: FFIEC Home Mortgage Disclosure Act, 2019

GOVERNMENTAL CONSTRAINTS
Housing affordability can be affected by factors in both the private and public sectors. Actions by the city can have an impact on the price and availability of housing. Land use controls, site improvement requirements, building codes, fees, and other local programs intended to improve the quality of housing may serve as a constraint to housing development. Public policies can affect overall housing availability, adequacy, and affordability. Consistent with state law (California Government Code §65583) this section addresses six potential constraints to housing development:
• Land use controls
• Building codes and their enforcement
• Site improvements (on and off-site)
• Fees and exactions
• Processing and permit procedures
• Housing for people with disabilities
Land Use Controls
Development and growth in La Puente are issues of critical importance to city government and residents. Land use controls, site improvement requirements, building codes, fees, and other local programs to improve the overall quality of housing may serve as a constraint to housing development. Land use controls set forth by the General Plan and Municipal Code Chapter 10 (Zoning) have a direct effect on the availability and affordability of housing in the city. Controls currently in place in La Puente are described below.

General Plan Community Development Element
The city completed a comprehensive update of its General Plan in 2004. The Community Development Element sets forth the city's policies for guiding local development and growth. These policies, together with zoning regulations, establish the amount and distribution of land uses within the city. The Community Development Element provides a variety of residential land use 3 . Constraints Analysis Housing Element
City Council Hearing D raft – February 2022 Page H – 28 designations as well as a mixed-use development category that promotes development of mixed commercial, office, and residential uses in the downtown business district, consistent with the goals of the Downtown Business District Specific Plan (Table 20).

Table 20. Residential Land Use Designations
General Plan
Land Use Category
Corresponding
Zone Districts Maximum Densities1 Typical Residential Types Low Density Residential
(LDR)
R-E
R-1
7 DU/acre Primarily detached single-family
dwellings on individual lots.

Medium Density
Residential (MDR)
R-2 14 DU/acre Small-lot detached single-family homes,
duplexes, triplexes, medium density
garden apartments, planned
developments, and townhomes.

Medium High Density
Residential (MHDR)
R-3 18 DU/acre Moderate density apartments,
townhomes, condominiums, and
planned unit developments.

High Density Residential
(HDR)
R-4 30 DU/acre Higher-intensity apartments, planned
unit developments, condominiums and
townhomes.

Mixed-Use (MIX) DBD No density maximum
for mixed-use developments. Based on
approved projects, the
expected density is 40-
50 DU/acre2
Apartments, condominiums, and
single-room occupancy (SRO) units
above the first floor of a commercial
use, and stand-alone multiple-family
residential uses in subareas established
by the Downtown Business District
Specific Plan.

Notes:

1. The General Plan and Comprehensive Zoning Regulations allow for higher densities based on the type of development proposed. See discussion below.

2. See Program 4 in the Housing Plan (Chapter 5)
Source: City of La Puente General Plan, 2004
Residential land use designations are dispersed throughout the city. Densities range from one to seven units per acre for Low Density areas and to up to 30 units per acre in the High Density Residential areas. Much of the land designated for residential development is already built out.

Additional residential development; however, can be accommodated through the development of the few remaining parcels of vacant land and recycling of uses on underutilized properties.

The Community Development Element designates over two-thirds of the city’s land for residential use. In addition, 11 acres are designated Mixed-Use (MIX), which allows residential uses to be integrated with commercial uses in the Downtown Business District. Uses may be mixed vertically, with residential dwellings above street-level office and retail businesses in all areas designated for mixed use, and stand-alone multiple-family developments are allowed in certain subareas of the designation. The higher densities allowed in the MIX designation creates opportunities for providing affordable housing.

Housing Element 3 . Constraints Analysis
City Council Hearing Draft - February 2022 Page H – 29
Zoning and Residential Development Standards
In 2015, the city adopted a comprehensive Zoning Code update to comply with State and Federal regulations, establish clear and streamlined administration procedures, make Zoning standards more user-friendly (including the consolidation of a number of zones), and implement the goals and policies established in the 2008-2014 certified Housing Element.

The city regulates the type, location, density, and scale of residential development primarily through Title 10 of the Municipal 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 regulations also serve to preserve the character and integrity of existing neighborhoods.

Residential development standards are summarized in Table 21.

Table 21. Residential Development Standards
Standards R-E R-1 R-2 R-3 R-4
Min/Max Density
(Units/Acre)
-/4.4 -/7 -/14 14/18 20/30
Minimum Lot Area 10,000 sf 6,000 sf 6,500 sf 12,000 sf 15,000 sf Minimum Lot Width 80 ft 60 ft 60 ft 60 ft 60 ft
Minimum Lot Depth 125 ft 100 ft N/A N/A N/A
Min Lot Area per Dwelling
Unit
N/A N/A 3,111 sf 2,420 sf 1,450 sf
Minimum Floor Area per
Dwelling Unit
N/A N/A SFR: 1,000 sf
Duplex: 850 sf
SFR: 1,000 sf
Duplex: 850 sf
Multi-family: None
SFR: 1,000 sf
Duplex: 850 sf
Multi-family:

Studio: 450 sf
1-bed: 650 sf
2-bed: 750 sf
3-bed: 750 sf
4-bed: 750 sf
Minimum
Setbacks
Front 20 ft 20 ft 20 ft 20 ft 15 ft
Side 5 ft 5 ft 5 ft 5 ft 5 ft
Rear 10 ft 10 ft 10 ft 10 ft 10 ft
Maximum Building Coverage 35% 40% 45% 50% 50%
Maximum Building Height 30 ft 25 ft 25 ft 40 ft 40 ft
Source: City of La Puente Zoning Regulations, 2021
Open Space
To improve the living environment of residential neighborhoods, communities typically require housing to have a certain amount of open space, such as yards, common space, and landscaping. In La Puente, open space is reflected in setbacks and lot coverage requirements for single-family developments and minimum required open space areas for multi-family developments. For singlefamily homes in any district, buildings may cover up to between 35 and 50 percent of the lot, leaving the remaining 65 to 50 percent for open space. Most of this open space is located within the required front and back yards.

In the R-2 zone, 100 square feet of common or private open space is required. In the R-3 and R-4 zones, 200 square feet of common open space is required for each dwelling unit plus 100 square feet 3 . Constraints Analysis Housing Element
City Council Hearing D raft – February 2022 Page H – 30 of private open space per unit in the R-3 zone and 50 square feet of private open space per unit in the R-4 zone. La Puente’s open space standards mirror those of similar suburban communities and are not considered a constraint to development.

Parking
City parking standards for residential developments are tailored to the vehicle ownership patterns associated with different residential uses. The Zoning Code requires parking based on the number of units on the property. Parking requirements for residential uses are listed in Table 22. For singlefamily developments, Title 10 requires two parking spaces within an enclosed garage or carport.

Multi-family residential requirements vary based on the number of bedrooms in each unit, and also require guest parking. These parking standards are comparable to those found in other Southern California cities.

Table 22. Parking Requirements
Type of Dwelling Parking Requirements
SF Dwelling (attached or detached) 2 garage parking spaces per DU (one additional uncovered space for units with 5 or more bedrooms)
Duplexes 2 garage spaces per DU
Multiple-Family Dwelling Units
Bachelor units 1 garage space + ½ uncovered guest spaces per DU One- to three-bedroom units 2 garage spaces + ½ uncovered guest spaces per DU Four-bedroom units 2 garage spaces + 1 uncovered guest spaces per DU Senior housing 1 space per unit, or as determined by a parking study SRO 1 space per room
Source: City of La Puente Zoning Code, 2021.

The Planning Division host all development codes and standards on the city’s website at https://lapuente.org/government/departments/development-services/planning-division/in compliance with state law including Assembly Bill 1483.

Mixed-Use and Residential Multi-Family Development Standards in Downtown The city's overriding constraint with regard to residential development is the lack of vacant land.

With the introduction of a mixed-use designation into the General Plan in 2004 to be consistent with the mixed-use areas provided for in the Downtown Business District Specific Plan (DBDSP), the city has provided expanded opportunities for different types of housing and increased densities. Table 23 identifies the development standards for the nine sub-areas of the Downtown Business District that permit mixed-use and multi-family residential uses (Sub-areas 1, 2, 3, 4, and 5 allow for residential mixed-use and Sub-area 6, 9, 10, and 15 allow for residential multi-family). These standards assume that a portion or all (i.e., residential multi-family) of the development contains residential uses. There is no maximum density specified in the DBDSP; however, typical mixed-use densities are expected to range from 40 to 50 units per acre, while typical multi-family densities are expected to range from 16 to 75 units per acre based on recent approved and proposed projects. In addition, Program 4 includes a commitment to process an amendment to allow 4-story development in mixed-use planning areas in the DBDSP.

Housing Element 3 . Constraints Analysis
City Council Hearing Draft - February 2022 Page H – 31
Table 23. Mixed-Use Development Standards
Standards
DBD SP
Mixed-Use Multi-Family
Maximum Density No density maximum for mixed-use
developments. Based on approved
projects, the expected density is 50
DU/acre.

No density maximum for multi-family
developments. Based on approved
projects, the expected density may range
between 16 and 75 DU/acre.

Maximum Lot Coverage 100% 100%
Height 45 ft / 3 stories 36 ft / 3 stories
Minimum Lot Area N/A N/A
Minimum Floor Area Per
Dwelling Unit
Duplex: 800 sf/DU
Studio: 450 sf/DU
1-Bedroom: 650 sf/DU
2-Bedroom: 750 sf/DU
More than 2-Bedroom: 750 sf + 50 sf for
each additional bedroom
SRO: 300 sf/DU
Duplex: 800 sf/DU
Studio: 450 sf/DU
1-Bedroom: 650 sf/DU
2-Bedroom: 750 sf/DU
More than 2-Bedroom: 750 sf + 50 sf for
each additional bedroom
SRO: 300 sf/DU
Senior 1-Bedroom: 450 sf
Senior 2-Bedroom: 600 sf
Senior SRO: 300 sf
Parking5 Studio: 1 covered space + ¼ uncovered
space
1-Bedroom: 1 covered space +
½ uncovered space
2- or more-Bedroom: 2 covered spaces +
½ uncovered space
Studio: 1 covered space + ¼ uncovered
space
1-Bedroom: 1 covered space +
½ uncovered space
2- or more-Bedroom: 2 covered spaces +
½ uncovered space
Senior: May be reduced by up to ½,
subject to approval of Traffic Engineer
Landscaping One 24-inch box tree per 50 linear ft of
street frontage
One 24-inch box tree per 50 linear ft of
street frontage
Setback requirements are also tailored for the DBD to reflect the commercial nature of the ground floor of developments within the mixed-use areas. On each of the primary streets (Main Street, Glendora Avenue, First Street, Second Street, and Third Street), a zero-foot setback measured from the property line is allowed. No side yard is required, and rear yards must be 12 feet in depth at a minimum, unless a reduced yard is necessary to accommodate required on-site parking, circulation aisles, and dedication of alley rights-of-way.

In addition to allowing decreased parking requirements for senior residential developments in the DBDSP area, at the discretion of the Planning Commission, fees may be paid in lieu of providing parking spaces. Criteria used to determine if parking should be reduced, and payment of in lieu fees, includes pedestrian orientation of commercial uses, incompatibility of parking areas with adjacent uses, and efficiency in site planning. The Specific Plan allows for flexibility in design and density in 5 According to the La Puente Downtown Business District Specific Plan, multi-family housing containing eight or more units must provide an additional guest space for each eight dwelling units in the development.
3 . Constraints Analysis Housing Element
City Council Hearing D raft – February 2022 Page H – 32 the city’s Downtown area. Program 4 in the Housing Plan includes a review of the Downtown Business District Specific Plan to identify changes that would help to facilitate revitalization of the Downtown.

Other Specific Plan Areas
In addition to the Downtown Business District Specific Plan, two other specific plans, the Sunny Garden Specific Plan and the Unruh Avenue Specific Plan, provide for high-density senior housing.

Providing for a Variety of Housing Types
The Community Development Element and Title 10 contain the basic standards that allow for the development of a variety of housing types. Title 10 development standards are considered typical for suburban communities in Los Angeles County and do not impede the ability to develop housing at appropriate densities. Table 24 lists the allowed location of specific uses. While residential mixeduse development is permitted in the city, is it currently restricted to the downtown area via the Downtown Business District Specific Plan. Program 6 in the Housing Plan includes expanding the permissibility of residential mixed-use development to more areas of the city by establishing a MixedUse Overlay or other zoning tools to increase residential capacity.

Multi-Family Housing
Multi-family housing is permitted by-right in the R-2 (2 or less units per structure), R-3, and R-4 zones which is consistent with their respective MDR, MHDR and HDR General Plan land use designations.

Residential Multi-Family is also permitted by-right in the DBDSP within designated sub-areas. As shown in Table 21 above, the allowable density for multi-family developments in the R-4 zone is 20 to 30 units/acre, which is considered suitable for low- and moderate-income housing, while allowable density in the R-3 zone is 14 to 18 units/acre, which is suitable for moderate-income housing.

Housing Element 3 . Constraints Analysis
City Council Hearing Draft - February 2022 Page H – 33
Table 24. Permitted Uses in Residential Zones
Uses R-E R-1 R-2 R-3 R-4
DBDSP
MIX
DBDSP
Multifamily
Boarding and Rooming Houses - - - - - - P
Dwelling:

Detached Single Unit P P P P1 P1 - -
Duplex - - P P P - -
Manufactured Housing P P P P1 P1 - -
Multifamily-more than 2 units/structure - - - P P C P
Accessory Dwelling Unit (ADU) P P P P2 P2 P2 P2
Senior Housing - - - C C - C
Group Home (6 or fewer residents) P P P P P - P
Transitional and Supportive Housing P3 P3 P3 P3 P3 P3 P3 Single Room Occupancy (SRO) - - - - - C C
Community Care Facilities (7 or more
residents):

Foster Family Home (24 Hour) P P P P P - P
P Permitted use by-right
C Conditional Use. Use eligible for consideration under the conditional use procedures and permitted only if the conditional use permit is approved, subject to the specific conditions of such permit. - Not a permitted use.

1. Must conform with minimum density standards

2. Permitted pursuant to state law

3. Permitted subject to the same standards as other residential uses of the same type in the same zone, pursuant to state law.

Source: La Puente Municipal Code, 2021
Accessory Dwelling Units
As indicated in Table 24 above, La Puente currently permits the creation of accessory dwelling units, by right, on residential sites containing an existing single-family home. Recent amendments to state law now require city to permit the by-right development of accessory dwelling units in all residential zones including those that allow multi-family and mixed-use residential uses. The city currently applies State regulations in processing applications for accessory dwelling units, which do not impede the creation of accessory dwelling units. La Puente permitted approximately 62 accessory dwelling units between 2018 and 2020. However, Program 12 includes a commitment to process a Zoning Code amendment pertaining to accessory dwelling units to reflect recent changes in state law pertaining to applicable zones, conversion of existing space, parking requirements, building setbacks, and square footage allowances.

Senior Housing
To facilitate the development of affordable senior housing (multi-family housing units that are restricted to elderly persons of lower income), the city’s 2015 Zoning Code update eliminated the requirement for a Specific Plan to develop senior housing conditionally permitting the use in higher density zones. A Conditional Use Permit is required for this type of housing to ensure the location is properly sited in proximity to shopping, services, and public transit and developed so as to not result in an adverse living environment to the senior residents due to limited open space, lack of amenities or services and/or insufficient facilities to promote a positive living environment for the residents. 3 . Constraints Analysis Housing Element
City Council Hearing D raft – February 2022 Page H – 34 The senior housing development standards allow buildings with up to five stories and are intended to promote a desirable living environment for elderly residents.

The Sunny Garden Specific Plan (Sunny Garden Apartments) was approved in 1988 and consists of 95 residential units (94 senior units and one manager unit) on 1.67 acres, yielding a density of 56.9 dwelling units per acre. Two parking areas are located on the site, with 44 uncovered parking spaces (for a parking ratio of 0.5 spaces per unit). In February 2020, the City Council authorized the Los Angeles County Development Authority to issue bonds to a new property owner to acquire the site, rehabilitate the living units and common areas, and establish new affordability covenants for a period of 55 years.

The Unruh Specific Plan was approved in 2007 for the development of senior housing, consisting of 74 total units with 18 of the units set-aside to be rented to low income seniors, and one manager’s unit. The remainder of the units (55 apartments) would be market rate apartments available to seniors 62 years of age and older. The development approved with this entitlement was never constructed.

In July 2019, the City Council approved Ordinance No. 19-962 amending the Unruh Specific Plan to allowing a new property owner to develop the senior housing project. The amended Unruh Specific Plan consists of 74 total units with 73 of the units dedicated affordable to low-income seniors 62 years of age or older earning not more than 60 percent of the area median income. In addition, 50 percent of the units would be mobility accessible with four percent of the units equipped with communication features for the hearing and visually impaired. Overall parking was slightly reduced from 0.7 spaces per unit to 0.6 spaces per unit; however, the project qualified under Assembly Bill 744 for a reduced number of required parking spaces (requiring not more than 0.5 spaces per unit) as a result of the development being rental housing for individuals that are 62 years of age or older that has either paratransit service or unobstructed access, within one-half mile, to a fixed bus route service that operates at least eight times per day. As of May 2021, the senior rental apartment complex (Arboleda Senior Apartments) was under construction with completion anticipated in late 2021.

In addition, the Downtown Business District Specific Plan conditionally permits senior housing.

Housing for Persons with Disabilities
State law requires localities to analyze potential and actual constraints upon housing for persons with disabilities, demonstrate efforts to remove governmental constraints, and include programs to accommodate housing designed for people with disabilities. The city has no special zoning or land use restrictions that regulate the siting of housing for persons with disabilities.

Group Homes and Community Care Facilities
In accordance with state law, La Puente permits State-licensed residential group care homes serving six or fewer persons in all residential zoning districts by-right. In addition, State-licensed Community Care Facilities serving seven or more persons including 24-hour Foster Family Homes are permitted in all residential zoning districts by-right. Residential Care Facilities for the Elderly (RCFEs) are permitted by CUP in the C-1 and C-2 zones. There are no separation requirements for these facilities other than as may be required under state law.

Housing Element 3 . Constraints Analysis
City Council Hearing Draft - February 2022 Page H – 35
Definition of Family
The Zoning Code defines family as “One or more persons, related or unrelated, living together as a single housekeeping unit with common access to, and common use of, all living and eating areas and all areas and facilities for the preparation and storage of food within the dwelling unit.” This definition is in conformance with state law.

Reasonable Accommodation
The Fair Housing Act requires that cities and counties provide reasonable accommodation to rules, policies, practices and procedures where such accommodation may be necessary to afford individuals with disabilities equal housing opportunities. While fair housing laws intend that all people have equal access to housing, the law also recognizes that people with disabilities may need extra tools to achieve equality. Reasonable accommodation is one of the tools intended to further housing opportunities for people with disabilities. For developers and providers of housing for people with disabilities who are often confronted with siting or use restrictions, reasonable accommodation provides a means of requesting from the local government flexibility in the application of land use and zoning regulations or, in some instances, even a waiver of certain restrictions or requirements because it is necessary to achieve equal access to housing. Cities and counties are required to consider requests for accommodations related to housing for people with disabilities and provide the accommodation when it is determined to be “reasonable” based on fair housing laws and the case law interpreting the statutes.

State law allows for a statutorily based four-part analysis to be used in evaluating requests for reasonable accommodation related to land use and zoning matters and can be incorporated into reasonable accommodation procedures. This analysis gives great weight to furthering the housing needs of people with disabilities and also considers the impact or effect of providing the requested accommodation on the city and its overall zoning scheme. Developers and providers of housing for people with disabilities must be ready to address each element of the following four-part analysis:
• The housing that is the subject of the request for reasonable accommodation is for people with disabilities as defined in federal or state fair housing laws • The reasonable accommodation requested is necessary to make specific housing available to people with disabilities who are protected under fair housing laws • The requested accommodation will not impose an undue financial or administrative burden on the local government
• The requested accommodation will not result in a fundamental alteration in the local zoning code
To create a process for making requests for reasonable accommodation to land use and zoning decisions and procedures regulating the siting, funding, development and use of housing for people with disabilities, the city adopted reasonable accommodation procedures in its Zoning Code, and provides information to residents at public counters and on the city’s website.

Emergency Shelters
Emergency shelters provide short-term shelter (usually for up to six months of stay) for homeless persons or persons facing other difficulties, such as domestic violence. To facilitate the development of emergency housing consistent with state law, emergency shelters are permitted by-right in the 3 . Constraints Analysis Housing Element
City Council Hearing D raft – February 2022 Page H – 36 Commercial Manufacturing (CM) zone. The CM zone encompasses 21.5 acres of land and contains parcels developed with industrial uses including offices, auto repair related services, and nonconforming residential structures. An analysis of properties in the CM zone shows there are three underutilized sites (Table 25) that the city considers suitable for development of emergency shelters to accommodate the most recent LAHSA point-in-time homeless survey (35 unsheltered homeless persons) in accordance with current state law (AB 139).

Table 25. Underutilized Properties in the CM Zone
Address
Site
Acreage
Existing
Use
Year
Built
Possible Hazardous
Conditions
16209 Old Valley Blvd. 0.43 Discontinued Auto Repair 1988 Yes 16253, 16259, 16303 Old Valley Blvd. 1.87 Single Family Residential, Nightclub and parking area 1956 No
16031 Old Valley Blvd. 0.35 Discontinued Auto Repair -- Yes Two of the three identified sites contained auto repair businesses where site remediation to address possible ground contaminants may be necessary to prior to developing emergency housing. The remaining site contains an existing nightclub with a large parking area. These CM zoned sites were selected due to their development status, as will as their proximity to services and public transportation that could accommodate local needs for new shelter facilities.

With the exception of parking, development standards for emergency shelters are the same as for other uses in the CM zone. On-site parking for emergency shelters only need to be sufficient to accommodate all staff working in the facility. These development and parking requirements are consistent with state law and do not pose a constraint to establishment of emergency shelters.

Low Barrier Navigation Centers
A low barrier navigation centers (LBNC) 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. Consistent with state law, LBNCs must be allowed by right in mixed-use and nonresidential zones where multi-family uses are permitted. The city’s Zoning Code will be updated to establish regulations and development standards for this use, as described in Program 11.

Transitional and Supportive Housing
Transitional housing provides longer-term temporary housing (up to two years) for individuals and families who are transitioning to permanent housing. Supportive housing is coupled with services such as job training, alcohol and drug abuse programs, and case management for populations in need of assistance, such as those suffering from mental illness or substance abuse problems, and the elderly or medically frail. Consistent with state law, transitional and supportive housing are allowed by right in all zones where multifamily and mixed uses are permitted, including nonresidential zones permitting multifamily uses. State law also stipulates that minimum parking standards for units occupied by supportive housing residents are prohibited if the development is within a ½ mile of a public transit stop.

Housing Element 3 . Constraints Analysis
City Council Hearing Draft - February 2022 Page H – 37
Manufactured and Mobile Homes
Manufactured housing and mobile homes on permanent foundations are permitted by-right in any zone subject to the same development standards as apply to conventional single-family and multifamily homes consistent with state law.

Farmworker Housing
As indicated in the Community Needs Assessment, 139 La Puente residents have “Farming, Forestry, and Fishing” occupations, according to 2015-2019 ACS data. Comparatively, based on 2017 United States Department of Agriculture (USDA) data, there were 3,266 farmworkers in Los Angeles County.

Although the presence of farmworkers in the community is extremely limited, the city acknowledges the need for expanded housing opportunities for this group. The California Employee Housing Act requires the housing for six or fewer employees, including farmworkers, be treated as a typically residential use. This is not currently addressed in the city’s code; therefore, an action has been added to Program 11 to ensure compliance with state law.

Single-Room Occupancy Facilities
Single-room occupancy (SRO) buildings house people in single rooms, with tenants often sharing bathrooms and kitchens. SROs are not specifically identified in Title 10 but are conditionally permitted as studio apartments under the multi-family regulations in the Downtown Business District Specific Plan Mixed-Use and Multi-Family Residential districts, consistent with established development standards, including minimum unit size of 450 square feet. The density and services available in the Downtown Business District make this an ideal location for SROs. The use permit criteria for the review of SROs pertain to performance standards such as hours of operation, security, and parking. As noted in Program 11 in the Housing Plan, the city will review current regulations for SROs to determine whether revisions are needed to better facilitate this type of housing.

Density Bonus
Recent amendments to State density bonus law (Government Code §65915 et seq.) allow a maximum density bonus of up to 50 percent plus other incentives or concessions when a project provides affordable or senior housing. Section 10.10.090 of the Zoning Code incorporates the current provisions of state density bonus law.

Building Codes and Enforcement
In addition to the previously mentioned land use controls, La Puente has adopted the Los Angeles County Building Code as amended, which is based on the California Uniform Building, Housing, Plumbing, Mechanical, and Electrical Codes. The city has made some minor amendments to address unique needs within the community. Specifically, the Building Code has been amended to place a minimum floor area requirement in residential rooms. All residences must have at least one room that is at minimum 120 square feet of floor area, and other habitable rooms (except kitchens) must have an area of at least 70 square feet. Bedrooms are required to be at least 70 square feet, and where more than two persons occupy that room, the required floor area must be increased by 50 square feet for each occupant in excess of two.
3 . Constraints Analysis Housing Element
City Council Hearing D raft – February 2022 Page H – 38 The city utilizes its code enforcement powers in a manner that does not constrain housing development or improvement. The goal of the Code Enforcement Division is to find solutions to problems resulting from violations of the city's Municipal Code. To assist neighborhoods and businesses in preserving an appealing appearance, the city has established property maintenance standards. These standards are part of the La Puente Municipal Code and establish the minimal maintenance standards for properties.

To ensure that the Municipal Code is followed, three Code Enforcement Officers assist individuals in keeping their properties in compliance. The Code Enforcement Officers have the authority to expeditiously abate problems that may endanger the health, safety, and welfare of the community, which helps preserve the housing stock by requiring owners to maintain their properties in sound condition. The abatement process typically requires the clean-up or repair of properties that are found to be in violation of city code. City staff promptly responds to property maintenance complaints and is available to work with property owners in preventing and correcting Code violations. In addition, the city offers financial assistance programs to assist homeowners in helping maintain the safety and quality of their residences. The local enforcement of these codes does not add significantly to the cost of housing.

On-Site and Off-Site Improvements
Site improvements are a necessary component of the new development process. Improvements can include the laying of sewer and water lines and new streets for use by a community when that infrastructure is lacking, and these improvements make the development feasible. All residential areas in La Puente are served by sufficient infrastructure, due to the built-out nature of the city. The 2004 Sewer Master Plan outlines the condition of the sewers and the need for capital improvements throughout the city. The Master Plan identifies a number of deficiencies within the existing sewer system such as line collapses, inadequate capacity in some areas, minimum flow velocity, and aging pipes. In 2006, the city began collecting a sewer rate charge from all property owners to help fund sewer upgrades. In 2007, the City Council voted to proceed with the issuance of sewer revenue bonds to fund the construction of Phase I of the sewer upgrade project. Additional upgrades have been completed to the sewer system with completion of the Sewer Upgrade Project in 2017.

In La Puente, required site improvements vary depending on the existing condition of each project.

Typically, site improvements include the undergrounding of all utility lines, landscaping, replacement of any broken or substandard curbs to a standard 3-inch width, gutters to a standard 1- foot width, and sidewalks to a standard 5-foot width, as well as the provision of adequate outdoor lighting.

Fees and Exactions
Planning, Development, and Infrastructure Fees
Various fees are collected by the city to cover costs of processing development permits and providing infrastructure (Table 26). Application fees can pose a constraint on the production of housing units and adversely affect housing affordability. Consistent with state law, planning and development fees in La Puente are limited to the cost of providing the required services and do not represent an unreasonable constraint on the production or preservation of housing, including affordable housing.

Housing Element 3 . Constraints Analysis
City Council Hearing Draft - February 2022 Page H – 39
Table 26. Planning and Development Fees
Action/Activity Single-Family Detached Multi-Family
Site Plan and Design Review $714 $1,643
Building Plan Check $8,059 $3,903
Sewer connection fee $5,824 – Single-Family
$4,368 – Condominium
$3,490
Total estimated fees $14,597 $9,036
Estimated percent of total development cost4 3% 4%
Notes:

1. Based on one 1,400-square-foot single-family house on an existing lot

2. Per-unit fee based on a 20-unit apartment project

3. No school fees are charged in La Puente

4. Based on estimated total development cost of $400,000 for SFD and $250,000 for MF

5. Conditional Use Permit Fee for a Senior Citizen Housing project is $4,265 with a Site Plan and Design Review Fee of $1,643 Source: City of La Puente, 2021
In addition to planning application fees, many municipal jurisdictions charge development impact fees, and developers in turn incorporate those fees into housing costs, which can reduce the affordability of housing. These fees can include park fees, police and fire fees, and sewer and waterline fees imposed in accordance with new development. La Puente has not established development impact fees. The Planning Division host all development applications and fee schedules on the city website at https://lapuente.org/government/departments/developmentservices/planning-division/ in compliance with state law including Assembly Bill 1483.

Under California Government Code §66000, public agencies are allowed to charge capacity charges at the time a new customer connects for the first time. La Puente imposes a sewer charge. The genesis for the sewer charges was the 2004 Sewer Master Plan, which outlined the condition of the sewers and the need for capital improvements throughout the city. The Master Plan identified a number of deficiencies within the existing sewer system such as line collapses, inadequate capacity in some areas, minimum flow velocity, and aging pipes. In 2006, the city began collecting a sewer rate charge from all property owners to help fund sewer upgrades. The purpose of the sewer rate charge is to recover the reasonable cost of facilities attributable to development. Funds from this capacity charge are used for replacing and renewing exiting facilities and for upgrading and constructing facilities required to expand the system to build-out. The sewer fees were followed in 2007 by the issuance of sewer revenue bonds to fund the construction of the Sewer Upgrade Project completed in 2017.

Processing and Permit Procedures
The processing time required to obtain approval of development permits is often cited as a contributing factor to the high cost of housing. For some proposed development projects, additional time is needed to complete the environmental review process before an approval can be granted.

Unnecessary delays add to the cost of construction by increasing land holding costs and interest payments.
3 . Constraints Analysis Housing Element
City Council Hearing D raft – February 2022 Page H – 40 In 2015 the city adopted a comprehensive revision to the Zoning Code, which simplified the development review process. Table 27 below summarizes the permit requirements, procedures, and typical timeframes for residential developments.
• Single-family detached houses and duplexes on existing lots are permitted by-right subject only to site plan and design review approval by the Director with no public hearing. Decisions are rendered within 30 days of filing of a complete application. • Multi-family apartment projects with three or more units are permitted by-right in the R-3 and R-4 zones subject to approval by the Planning Commission at a public hearing.

Decisions are rendered within 30 days of filing of a complete application. • Condominium developments require approval of a parcel map by the Director or a subdivision map by the Planning Commission, in conformance with the city’s Division of Land Ordinance and the state Subdivision Map Act.
• Senior housing developments require approval of a Conditional Use Permit and Site Plan and Design Review permit by the Planning Commission. This type of development application can typically be heard by the Planning Commission within 90 days of filing a complete application. The CUP process for senior housing is not viewed as being a constraint on providing this much needed housing in the community.

The site plan and design review process includes consideration of the following criteria pursuant to Zoning Code Section 10.94.040.C.4:
a. Compliance with this Chapter, this Zoning Code, Municipal Code Title 8 (Building Regulations), and all other applicable City regulations and policies; b. Efficiency of site layout and design;
c. Compatibility with neighboring properties, streets, alleys, and developments; d. Efficiency and safety of public pedestrian and vehicular access and parking; e. The arrangement and relationship of proposed structures and signs to one another and to other developments in the vicinity and whether the relationship is harmonious and based on good standards of design;
f. The compatibility in scale and aesthetic treatment of proposed structures with public areas; g. The adequacy of proposed driveways, landscaping, parking spaces, potential on-site and off-site parking, circulation, and traffic impacts, and other potential impacts upon the environment; h. Appropriate open space and use of water efficient landscaping; i. Consistency with the General Plan and any applicable specific plan; and j. Consistency with any adopted design guidelines/policies.

The following findings are required for approval of a Site Plan and Design Review application.

The proposed development:

1. Is allowed within the subject zone;

2. Is in compliance with all of the applicable criteria identified in Subparagraph 10.94.040 C.4., above;

3. Is consistent with or an improvement to the character of the neighborhood, in terms of the structure(s) general appearance;

4. Provides adequate consideration of applicable factors (e.g., noise, traffic, vehicular and pedestrian safety, vibration, etc.) including measures which are reasonably efficient and satisfactory in protecting the public health and safety; and
Housing Element 3 . Constraints Analysis
City Council Hearing Draft - February 2022 Page H – 41

5. Ensures that the:
a. Architectural design and functional plan of the structure(s) and related improvements are of reasonable aesthetic quality and consistent with or an improvement to adjacent developments; and
b. Structure(s) and related improvements are suitable for the proposed use of the property and provide adequate consideration of the existing and contemplated uses of land and orderly development in the general area of the subject site.

These site plan and design review requirements are typical of other cities in California and do not represent a significant constraint on housing development.

Building plan check is conducted under private contract with the city. The typical review time required for building plan check is 2 to 4 weeks.

The city also offers pre-application conferences to assist applicants by clarifying requirements and identifying potential issues early in the review process, thereby reducing overall processing time and cost.

Table 27. Development Review Procedures
Project Type Permit Required Approximate Timeframe Approval Authority SF house or duplex Site Plan & Design Review;
Building Permit
30 days (Planning)
15-30 days (Building)
Director
(No public meeting/hearing)
Multi-Family (3+) Site Plan & Design Review;
Building Permit
30 days (Planning)
15-30 days (Building)
Planning Commission
(Public meeting)
Condominium Subdivision Map;
Site Plan & Design Review;
Building Permit
90 days (Planning)
15-30 days (Building)
PC & City Council
(Public hearing for
Subdivision)
Senior Housing Conditional Use Permit; Site
Plan & Design Review
Building Permit
90 days (Planning)
15 – 30 days (Building)
Planning Commission
(Public Hearing for CUP)
Source: City of La Puente, 2021
In summary, the city does not currently have any local ordinances in place that sustainably impact the cost or supply of housing units. This includes regulatory inclusionary housing or short-term rental ordinances which are not present within the city code. As evident by the proliferation of residential development throughout La Puente, including the recently completed deed-restricted 74- unit Arboleda Senior Apartments, the city’s existing ordinances guiding land development do not duly constrain housing construction.

Environmental Constraints
Significant environmental and infrastructure constraints often hamper development of sufficient housing for all economic segments. The paragraphs below address potential environmental and infrastructure constraints to residential development in La Puente. Both issues are discussed in more detail in the Circulation and Infrastructure, Community Resources, and Community Safety Elements of the General Plan.
3 . Constraints Analysis Housing Element
City Council Hearing D raft – February 2022 Page H – 42 Federal and State regulations require environmental review of proposed discretionary projects (e.g., subdivision maps, use permits). Costs resulting from the environmental review process are bundled into the cost of housing and are passed on to the consumer. These costs include fees charged by local government and private consultants needed to complete the environmental analyses and from delays caused by the mandated public review periods. However, the presence of these regulations helps to preserve the environment and ensure environmental safety for La Puente residents.

Environmental constraints can significantly affect the creation of new housing in a community.

According to the Federal Emergency Management Agency, La Puente is not located within either a 100- or 500-year flood zone. However, La Puente lies within a region with several active faults and therefore is subject to the risks and hazards associated with earthquakes. Discovered in 2003, the Puente Hills fault system is comprised of three sections that run under downtown Los Angeles, through La Puente, and into the Coyote Hills of north Orange County. No active faults have been identified at the ground surface within the city limits, nor have any Alquist-Priolo Earthquake Fault zones been designated.

However, the city overlies the Puente Hills segment of the Elysian Park blind thrust fault. The fault is referred to as blind because it does not intercept the ground surface and therefore cannot be detected visually. These faults are all capable of movement that could produce substantial ground shaking, which can in turn, result in ground failure or liquefaction in larger quakes. According to the California Geological Survey, most of La Puente is subject to liquefaction. The high-water table in certain portions of the City can also contribute to liquefaction in an earthquake. A few small areas of the City are also subject to earthquake-induced landslides due to steep slopes. Within both of these areas, geologic studies must be completed, and countermeasures undertaken in the design and construction of buildings for human occupancy. This process can contribute to the already high cost of construction in the city but is required to ensure adequate safety in construction.

In addition, residential parcels located near or adjacent to the Southern Pacific Railroad right-of-way may not be suitable for development because of noise-related issues. While none of the above hazards or environmental-related circumstances are expected to prevent the city from obtaining its housing goals, they must be seriously considered when attempting to site new residential development in environmentally sensitive or otherwise hazardous areas.

In addition to considering environmental conditions, before a development permit is granted, it must be established that public service and facilities systems are adequate to accommodate any increased demand generated by a proposed project. As a contract city, La Puente relies upon other government agencies, private utility companies, and contractors to maintain and upgrade many of the community’s major infrastructure systems. Water service for residential properties is provided by Suburban Water Systems, La Puente Valley Water Company and San Gabriel Valley Water Company, while wastewater service is provided by the Los Angeles County Sanitation District. Water supply is expected to be adequate to serve the anticipated level of residential development identified in regional plans for the 2021-2029 planning period. The 2004 Sewer Master Plan included a comprehensive sewer and water infrastructure study to identify needed upgrades in the present systems and provide for a long-range capital improvement program to maintain the system. These improvements include the repair of sewer lines and the establishment of a preventative maintenance Housing Element 3 . Constraints Analysis
City Council Hearing Draft - February 2022 Page H – 43
program. Because most of the city is built out, the Master Plan does not project significant increases in wastewater flows. In 2006 the city began collecting sewer charges from all property owners to help fund sewer upgrades and in 2007 the city issued sewer revenue bonds to fund the Sewer Upgrade Project which was completed in 2017. The sewer construction project is designed to both increase capacity and repair cracks and breaks in the city’s aging system, which includes some 63.2 miles of pipeline, most of which was installed in the 1950s and 1960s. Because the city continues to monitor and address sewer infrastructure insufficiencies, service and facility infrastructure is not considered to be an obstacle to the provision of additional housing in La Puente to accommodate the city’s RHNA allocation for the 2021-2029 planning period.

State Tax Policies and Regulations
Proposition 13
Proposition 13, a 1978 voter initiative that limits increases in property taxes except when there is a transfer of ownership, may have increased the cost of housing. The initiative led many local governments to pass on more of the costs of housing development to new homeowners. According to city records, approximately 78 percent of homes in La Puente between 1981 and 2020 did not transfer ownership. This results in fewer local tax dollars collected and made available for housing development facilitation and various Capital Improvement Projects.

Federal and State Environmental Protection Regulations
Federal and state regulations require environmental review of proposed discretionary projects (e.g., subdivision maps, use permits). Costs, resulting from fees charged by local government and private consultants needed to complete the environmental analysis and from delays caused by the mandated public review periods, are also added to the cost of housing and passed on to the consumer. However, the presence of these regulations helps preserve the environment and ensure environmental quality for La Puente residents.

Dissolution of Redevelopment
In previous years, La Puente has relied upon and utilized revenue derived from tax increment generated by the city’s Redevelopment Agency. The Redevelopment Agency was established to assist in the remediation of blighted conditions associated with undeveloped and unproductive vacant land, remove substandard conditions in the area, coordinate the development of various land use types (including the provision of affordable housing) and develop public services and facilities that best serve the area.

However, dissolution of redevelopment agencies statewide was enacted in June 2011 as Assembly Bill 1X 26 (AB 26). Under the provisions of AB 26, the bill dissolved redevelopment agencies, prevented agencies from engaging in new activities, established a process for winding down current agency activities and set forth a mechanism for the distribution of funds from current agencies to other local taxing entities. In accordance with this legislation, over 400 California redevelopment agencies (including La Puente’s redevelopment agency) were dissolved in February 2012. As a result, the city immediately lost a significant funding resource (i.e., annual tax increment revenue) that could have been used for continued re-investment in the community. 4 . Housing Resources Housing Element
City Council Hearing D raft – February 2022 Page H – 44

4. HOUSING RESOURCES
his section analyzes the resources available for the development, rehabilitation, and preservation of housing in La Puente. This analysis includes an evaluation of the availability of land resources for future housing development, the city’s ability to satisfy its share of the region’s future housing needs, financial resources available to support housing activities, and administrative resources available to assist in implementing the city’s housing programs and policies. Additionally, this section examines opportunities for energy conservation.

AVAILABILITY OF SITES FOR HOUSING
Regional Housing Needs Assessment (RHNA)
State law requires that the city designate an adequate number of sites with appropriate zoning and development standards to facilitate production of the city’s regional share of housing needs for all income groups. La Puente’s Regional Housing Needs Allocation (RHNA) for the 2021-2029 planning period has been determined by SCAG to be 1,929 units. This total includes 544 units for very-lowincome households, 275 units for low-income households, 275 units for moderate-income households, and 835 units for above moderate-income households.

Residential Sites Inventory
The analysis below summarizes the sites available in La Puente to accommodate the RHNA. A parcelspecific list of potential sites for housing development is provided in Appendix B.

Realistic Capacity
California Government Code §65583.2(c) requires, as part of the analysis of available sites, cities to calculate the projected residential development capacity of the sites identified in the housing element that can be realistically achieved. For the purpose of this Housing Element, calculations of realistic capacity assume that properties will achieve a density less than the maximum allowed density. This reduction accounts for applicable land use controls and site requirements, adjustments based past recent development trends in the associated residential zones, and typical densities of affordable housing projects as applicable. Capacity adjustments for infrastructure availability and environmental impacts have not been factored as infrastructure availability or environmental constraints are not anticipated for sites identified in the inventory. Table 28 summarizes how the factors identified in the State statute and how, when applied, may result in an adjusted capacity to less than the maximum density allowed. Density realization should not be construed as a result of the city’s development standards. Many times, developers choose not to exhaust available resources to maximize their development, or the failure to maximize the development is due to inefficient site plan and architectural design. Achievable density on a property is often influenced by how much a developer is willing to spend on a development, which is beyond the discretion of the local agency.

T
Housing Element 4 . Housing Resources
City Council Hearing Draft - February 2022 Page H – 45
Table 28. Capacity Adjustment Factors
Capacity Factor Adjustment Reasoning
Land Use Controls and Site
Improvements
95% For net acreage due to on-site
improvements including sidewalks,
utility easement
Realistic capacity of the site 97% (RE Zone)
88% (R1 Zone)
79% (R2 Zone)
75% (R3 Zone)
71% (R4 Zone)
80% (DBDSP and Mixed-Use Zoning
Program Opportunity Areas)
Adjustment based on past development
trends in La Puente and surrounding
cities for residential redevelopment in
the residential and mixed-use zones;
and programs to incentivize
development
Typical densities 95% Affordable housing projects are built out to almost maximum density
Infrastructure availability No adjustment Infrastructure available, no constraints Environmental constraints No adjustment No known site constraints Although non-residential uses are allowed within the Downtown Business District Specific Plan and proposed Mixed-Use Zoning Opportunity Areas, the likelihood that sites within these areas develop exclusively non-residential is highly unlikely for multiple reasons. First, much of the existing commercial development in La Puente occurs on existing lots and within aging structures refurbished to meet current occupancy codes. According to city records, construction of non-residential uses has steadily declined over the past eight years with few if any new commercial projects developed in the city. In contrast, much of new development in the city have been residential projects including 74 units at 1040 Unruh Avenue, 45 units at 747 Del Valle Avenue, 22 units at 147 1st Street, 5 units 15921 Sierra Vista Court, and 4 units at 16015 Central Avenue. These trends demonstrate the low likelihood mixed-use sites would be development exclusively non-residential.

Secondly, the city is committed to amending the Downtown Business District Specific Plan as well as establishing Mixed-Use Zoning Opportunity Areas (Programs 4 and 6, respectively) in efforts to facilitate additional housing capacity throughout La Puente. As such, newly created regulatory policies to implement both programs will include minimum density requirements ensuring that housing is developed on mixed-use sites to be integrated with neighborhood-serving commercial uses. With affirmative regulations in place, it is highly unlikely sites identified as mixed-use will be developed exclusively non-residential.

Vacant Residential Sites
The availability of residentially zoned vacant parcels suitable for development is scarce throughout the city. However, utilizing county GIS data, aerial photography, and field observations, the city has identified several vacant sites in La Puente to help satisfy the RHNA allocation. The vacant sites identified already carry adequate land use and zoning designations to allow residential development, thus map amendments to accommodate increased residential capacity is not required. The inventory of vacant land in La Puente summarized in Table 29 totals just under 4 acres. These vacant sites have the potential to yield 30 units.
4 . Housing Resources Housing Element
City Council Hearing D raft – February 2022 Page H – 46 Table 29. Vacant Residential Sites
General Plan Zoning
Maximum
Density (du/ac)
Total Vacant
Area (acres)
Number of
Parcels
Realistic
Potential
Affordability
Level
Low Density
Residential (LDR) R1 7 3.27 7 21.6 Above Moderate
Medium Density
Residential (MDR) R2 14 0.51 4 8.0 Moderate
Total 3.96 11 29.6
Source: City of La Puente, 2021
Residential Recycling
As a primarily built out community, the city continues to experience residential growth through infill developments on residentially zoned lots. The following are some examples of residential infill developments pending permit approval:
• 335 Willow Ave – Increased units from 2 to 5 in R1 zone • 658 Del Valle Ave – Increased units from 1 to 3 in R1 zone • 1111 Larimore Ave – Increased units from 2 to 5 in R3 zone • 15616 Amar Rd – Increased units from 1 to 12 in R3 zone For this analysis, the city identifies sites in the residential zones (R1, R2, R3, and R4) within three focus areas (Focus Areas A, B, and C). While the Downtown Business District (DBD) zone is located within Focus Area C, it is analyzed separately in this Housing Element. Potential units in Focus Areas A, B, and C are determined based on 75 percent to 99 percent of the of maximum allowable density per zone, rounded down, and netted out existing units on sites. Potential units on R1 properties, regardless of number of units that can be achieved on site, are presumed to be feasible for above moderate-income housing, expect on specific R1 properties identified for potential inclusion into a new overlay for congregational sites that may accommodate affordable housing. For R2 sites, only parcels that can accommodate more than 10 net new units are presumed to be feasible for moderate income housing. For R3 and R4 parcels, sites that can accommodate fewer than five net new units are presumed to be only feasible for above moderate-income housing and sites that can recycle to achieve five or more net new units are presumed to be feasible for moderate income housing. A brief summary of the residential recycling capacity is provided below:
• Focus Area: 10 parcels, totaling 6.3 acres, with the potential to accommodate 54 net new housing units (27 lower income units and 27 above moderate units) • Focus Area B – 37 parcels, totaling 13.5 acres, with the potential to accommodate 156 net new units (56 lower income units and 100 above moderate-income units) • Focus Area C – 17 parcels, totaling 13.2 acres, with the potential to accommodate 87 net new units (21 lower income units and 66 above moderate-income units) Downtown Business District
Given the scarcity of developable land in the city and the continuing demand for new housing, nearly all of the recent residential construction in the city has involved infill development on underutilized properties. The analysis of residential capacity on underutilized parcels focuses on residentially zoned land and mixed-use sites in the Downtown Business District (DBD), where development at densities of 50 units per acre is expected.

Housing Element 4 . Housing Resources
City Council Hearing Draft - February 2022 Page H – 47
The greatest opportunities for infill development are in the Downtown Business District (DBD), where the Specific Plan allows residential development in both freestanding and mixed-use configurations. The potential for new residential units in mixed-use areas is predicated on the interest from developers (expressed to the city) and on the limited opportunities for higher-density development elsewhere in the city or the immediate surrounding area. Housing development opportunities are expected to increase as a result of an anticipated amendment to the Downtown Specific Plan to allow 4-story development in the mixed-use planning areas (Program 4).

This sites inventory includes only groups of contiguous parcels in the DBD area. Several property owners in this area own multiple properties within the same block. The La Puente Municipal Code includes several policies to encourage and incentivize lot consolidation and reuse of existing properties such as ministerial approval for lot line adjustments and waiving of Final Subdivision Maps for eligible projects to facilitate integration of residential and non-residential uses. Further promotion of these incentives is described in Program 5.

Furthermore, City Ventures has been actively pursuing acquisition and redevelopment opportunities in La Puente. Before COVID, City Ventures sent out letters to property owners of opportunity sites in La Puente, including many properties in the DBD, to solicit their interest in selling the properties.

Based on City Ventures list of interested properties throughout the city, common ownership of multiple properties is not a prerequisite for its land acquisition program. Due to COVID, City Ventures suspended the acquisition activities until recently. In July 2021, City Ventures resumed its efforts to acquire properties in the city, including in the DBD, for residential development. Therefore, the DBD remains a viable location for future and near-term residential development in La Puente.

Consistent with the Community Development Element, the city encourages residential uses in Downtown as a catalyst for revitalization and economic development. Creating opportunities for residents to live in high-quality housing side by side with retail, entertainment, and civic uses will help establish a sense of place and give Downtown an attractive, unique feel. Mixed residential and commercial uses in Downtown La Puente offer several benefits:
• Mixed use attracts private investment in the form of residential and commercial development.
• Mixed use increases patronage within Downtown and can convey substantial economic benefits to businesses.
• Mixed use helps streets, public spaces, and commercial areas again become places where people meet and interact.

This sites inventory includes only parcels within Downtown Specific Plan Sub-areas where mixed use and/or multi-family residential uses are permitted and where redevelopment potential exists based on existing uses and their conditions. Based on the available site lot sizes and anticipated densities, all sub-areas are feasible for facilitating lower income housing except for Sub Area 9 which allows multi-family residential uses at a density of 26 units per acre.

Sub Areas 1-5 permit mixed-use residential development with unlimited density. A recent 48-unit mixed-use development on a 42,300-square-foot property in Downtown yielded 49.4 units per acre.

While the city does not have more recent examples for this type of projects, mixed use development 4 . Housing Resources Housing Element
City Council Hearing D raft – February 2022 Page H – 48 has become an increasing trend in the San Gabriel Valley region. The following are recent mixed-use projects in surrounding communities that are in the same subregional market as La Puente:

City of Rosemead
• 8449 Garvey Avenue: 41 du/ac
• 7419 Garvey Avenue: 103 du/ac
• 3862 Rosemead Boulevard: 37 du/ac
City of El Monte
• SE Corner of Ramona Boulevard/Tyler Avenue: 60 du/ac
• SW Valley Boulevard/La Madera Avenue: 30 du/ac
• NW Garvey Avenue/La Madera Avenue: 71 du/ac
Sub Area 6 allows multi-family residential at 49 units per acre and Sub Area 10 allows multi-family at 75 units per acre. Average densities at 80 percent of the maximum are used in these Sub Areas.

Sub Areas 1-5 permit mixed-use development with unlimited density. In 2006, the city approved a 3- story, 48-unit mixed-use development on a 0.97-acre property in Downtown which yielded 49.4 units per acre. A survey of recently approved mixed-use projects in nearby Cities of El Monte and Rosemead found average actual densities to be 94 percent and 91 percent of the average maximum densities permitted by code. As no mixed-used residential projects have been constructed in La Puente, for this Housing Element it is conservatively assumed that future mixed-use projects will be developed at 80 percent of an expected DBDSP density of 50 units per acre.

The DBDSP currently does not include a density limit for mixed-use developments. In omitting density limits in the DBDSP, the city’s intent was for market forces to dictate the density, with the assumption that higher-density developments would contribute to the city’s housing stock and provide much needed economic development benefits. While the city’s intent of allowing great flexibility in density ranges as a means to achieving higher-density developments is still applicable, as a further demonstration of the city’s commitment to mixed use in Downtown, the Housing Element includes Program 4 to evaluate the Specific Plan to determine whether any revisions to development standards would help to encourage redevelopment in the mixed-use areas.

The sites inventory for Downtown identified several sites with contiguous parcels having the potential combined capacity for 429 units. All of the sites included in the inventory currently contain single-story buildings (3-story buildings are allowed under the Specific Plan), and most are at least 50 years old. Most of these buildings have small “mom & pop” retail or service-oriented businesses with underutilized parking lots, and several currently have vacant space for lease.

Housing Element 4 . Housing Resources
City Council Hearing Draft - February 2022 Page H – 49
The city has in place several incentives to facilitate recycling of underutilized properties in the DBDSP, including: 1) a density bonus for affordable housing; 2) administrative, technical, and financial support for mixed-use projects; 3) incentives to encourage lot consolidation and shared parking; and 4) relaxation of development standards.

Accessory Dwelling Units
As detailed in the Constraints Analysis section, the city applies currently State regulations to the development of Accessory Dwelling Units (ADUs) and Junior Accessory Dwelling Units (JADUs).

This allows ADUs to be constructed by right on all residential sites including multifamily and mixeduse zoned properties in the city. Accessory Dwelling Units may be an alternative source of affordable housing for lower-income households and seniors. City records indicate that La Puente has been successful in facilitating the construction of ADUs by issuing approximately 102 building permits since 2018, with numerous permits currently pending approval.

To estimate the number of ADUs that can be counted toward the city’s RHNA inventory, the city used the HCD-sanctioned methodology of analyzing ADU development trends from the last three years (2018–2020) as the benchmark for future ADU production. According to the city’s ADU Log, 20 ADUs were approved in 2018, followed by 26 in 2019, and 17 in 2020. The city assumes a projection of 21 ADUs each year through the 2021-2029 planning period, based on the average ADU production 4 . Housing Resources Housing Element
City Council Hearing D raft – February 2022 Page H – 50 from 2018 to 2020. This equates to 168 ADUs. These ADUs are currently divided among each income category in accordance with the ADU Affordability Memo developed by SCAG, which provides affordability rates pre-certified by HCD.

Growth of ADUs as an affordable housing option in La Puente is expected to continue throughout the planning period. To encourage the development of ADUs, the city is committed to amending the Zoning Code to incorporate local regulations consistent with state law, as well as establish policies to further streamline the approval and construction process and create educational material on ADU processing and funding resources (Program 12).

Religious Congregational Sites for Affordable Housing
During the outreach process of the Housing Element, several religious congregation leaders expressed interest in developing housing on their properties and indicated that the provision of affordable housing on these sites would be aligned with their core mission. There are a number of religious congregation sites with large surface parking lots (0.6 acres or more in size) located throughout La Puente that have the potential to carry residential units. Possible religious congregation sites with large surface parking lots are identified in Table 30. Understanding the importance of providing diverse housing opportunities citywide, El Monte is committed to establishing a new Religious Congregational Sites Overlay that would allow for affordable housing to be developed at 30 units per acre on religious institutional sites as a permitted use, as well as creating development standards that facilitate residential development (Program 11). Based on conversion of parking areas to housing on the sites identified, there is potential for approximately 86 units to be constructed.

Additionally, Assembly Bill 1851 increases opportunities to develop housing on religious institutional properties by removing parking as a barrier to development. The new law allows for a 50 percent reduction in religious use parking spaces to accommodate affordable housing and allows the number of religious use parking spaces available after completion of affordable housing project to count towards the housing project’s parking requirements.

Table 30. Religious Congregational Sites
Religious Institution Zoning
Total Site
Area (acres)
Parking Lot
Area (acres)
Base
Density
(du/ac)
Realistic
Potential1,2
First Fundamental Bible Church R1 1.97 0.90 30 21
Kingdom Hall of Jehovah’s Witnesses R4 1.41 0.87 30 13
La Puente Church of Nazarene R2 1.31 0.69 30 10
St. Joseph Catholic Church R1 1.51 0.81 30 19
St. Louis of France Catholic Church R1 3.86 1.11 30 23
Total 10.08 4.38 86
Notes:

1. All Capacity Adjustment Factors applied.

2. Affordable Density Bonus credits may increase Realistic Potential.

Source: City of La Puente, 2021
Mixed-Use Zoning Program
Mixed-use development can help reduce the effects of housing cost burden by increasing density and offer opportunities for reduced vehicular trips by walking and access to public transportation, as well Housing Element 4 . Housing Resources
City Council Hearing Draft - February 2022 Page H – 51
as facilitate revitalization and enhancement of commercial corridors. However, in La Puente, mixeduse development is currently restricted to the downtown area. As a built-out city, development of new residential mixed-use projects outside the downtown area will rely on existing underutilized commercial sites. This includes re-imagining of existing C-2 zoned parcels the consists of large shopping centers such as the Sunkist Shopping Center or the Bodega Shopping Center, as well as inline commercial strips centers with businesses generally 45 years or older that have the potential to incorporate residential capacity either as stand-alone multi-family development which would share commercial land area or construction of residential units above ground floor commercial.

Understanding the importance of providing diverse housing opportunities citywide, La Puente is committed to establishing a new Mixed-Use Zoning Program or other zoning tools that would allow residential development on commercial sites as a “permitted” or “conditionally permitted” as well as creating development standards such as minimum project and/or lot size, requirements for consolidation for smaller lots, and objective design criteria that facilitate mixed-use development (Program 6).

For the purposes of housing element compliance, the city has identified existing C-2 zoned sites commercial sites that may be suitable to carry residential development (see Appendix B – Inventory Housing of Sites). These areas were not only selected for their existing size and infrastructure availability, but also for their diverse geography which supports the city’s goals of distributing workforce housing opportunities equally throughout La Puente, as well as prior interest expressed to city from developers. As potential mixed-use locations are representative of different areas of city, it is envisioned those residential uses would be integrated in a context-sensitive manner recognizing the development character of the surrounding community. For example, given the expansive land area of the Sunkist and Bodega shopping centers (15 acres and 13 acres respectively), densities are estimated at 80 percent of an anticipated maximum density of 40 dwelling units/acre in the overlay (Table 31). The varied land uses would be incorporated alongside each other with non-residential uses typically fronting primary roadways and residential uses located at the rear of the site in closer proximity to existing residential development ensuring neighborhood compatibility. In addition, other areas identified as Areas C through J consist of a series of smaller lots with various commercial uses including anchor tenant shopping plazas, in-line commercial strip centers, car dealerships, and professional offices. Many of these sites feature alley access to parking areas behind the commercial structures. Given the compact manner of development, where pedestrian orientation is highly desired and buildings situated closer to the boulevard frontage are to feature enhanced design, it is anticipated that mixed-used projects would successfully integrate nonresidential uses at the ground level with residential units located above to optimize site utility for common areas and parking at the rear of the buildings. Densities are estimated at 80 percent of an anticipated maximum density of 34 dwelling units/acre for these sites (Table 30), ensuring compatibility with existing one- and twostory developments that predominantly fill the city. 4 . Housing Resources Housing Element
City Council Hearing D raft – February 2022 Page H – 52 Table 31. Mixed-Use Zoning Program Opportunity Areas
Area
Current
Zoning
Minimum
Density
(du/ac)
Maximum
Density
(du/ac)
Total Site
Area (acres)
Number of
Parcels
Realistic
Potential1
Affordability
Level
Area A C2 30 40 14.8 5 187 Mixed
Area B C2 30 40 13.2 7 168 Mixed
Area C C2 30 34 12.4 2 137 Mixed
Area D C2 30 34 1.2 4 13 Mixed
Area E C2 30 34 0.59 3 6 Mixed
Area F C2 30 34 2.21 7 21 Mixed
Area G C2 30 34 0.79 1 8 Mixed
Area H C2 30 34 5.99 8 61 Mixed
Area I C2 30 34 1.45 3 15 Mixed
Area J C2 30 34 5.43 9 57 Mixed
Total 58 49 673
Notes:

1. Realistic Potential housing units calculated at 80 percent of maximum density Source: City of La Puente, 2021
Non-vacant Sites
The sites inventory consists of a selection of non-vacant sites that are most likely to be redeveloped at the various income levels over the 6th Cycle. For the purposes of identifying sites, this analysis considered existing underutilized properties that allow for residential development based on the permitted densities within residential R1, R2, R3, and R-4 zones, and commercially zoned parcels that will require rezoning or other zoning tools to allow residential uses. Sites identified to accommodate mixed-use development, as described above in the Downtown Business District and Mixed-Use Zoning Program, typically consists of non-residential properties with low-value or marginal uses, including existing development at the Sunkist and Bodega shopping centers.

In all, 149 non-vacant sites (consolidated sites and individual parcels) have been identified, covering approximately 91.6 acres and having capacity for an estimated 2,063 units. Of these, 357 units are considered affordable to extremely low, very low-, and low-income households, while the remaining 1,706 units are considered suitable for moderate-income and above-moderate-income housing. A precise breakdown of the number and affordability of potential units on consolidated sites and individual parcels, including non-vacant sites may be found in Appendix C.

Pursuant to California Government Code §65583.2, if the housing element relies upon non-vacant sites to accommodate more than 50 percent of the RHNA for lower-income households, it must demonstrate that existing uses are not an impediment to additional residential development. As shown in the Site Inventory, non-vacant sites will be utilized to accommodate nearly all the projected housing development, as La Puente is a predominantly built-out community. This includes housing for lower-income households. However, the non-vacant sites selected for inclusion in the inventory have been chosen because they represent the best opportunities to add significant numbers of units to the city’s housing stock, possess the highest potential for becoming available for residential development over the eight-year planning period. Parcels were selected if:
• the property is underutilized, developed significantly less than the maximum density allowed.

Housing Element 4 . Housing Resou rces
City Council Hearing Draft - February 2022 Page H – 53
• the properties are currently government owned (city or county); • property owners or homebuilders like City Ventures expressed interest to the city in redeveloping the property for housing.
• the properties are developed with aging or dilapidated structure over 40 years old (as determined by city Code Enforcement) or occupied by marginal/low-intensity like many of the small in-line commercial development along Hacienda Boulevard. • the likelihood of commercial uses on non-vacant sites converting to mixed-use residential developments was considered high due to the continued decline of existing retail-only uses, specifically at the Sunkist and Bodega shopping center sites.

Moreover, over the last eight years, the city experienced an increase in housing production primary on located on non-vacant sites throughout the La Puente. In addition to the recently completed Arboleda Senior Apartments, the city has seen the development of several residential projects on previously non-vacant sites including 45 units at 747 Del Valle Avenue, 22 units at 147 1st Street, 5 units 15921 Sierra Vista Court, and 4 units at 16015 Central Avenue. According to city records, residential development has substantially outpaced commercial development in La Puente, with few if any new commercial projects developed in the city since 2013.

The varied geographic disposition of these sites also factored strongly in their selections. While located in various parts of the city, the non-vacant sites are all within areas served by existing infrastructure, arterial roadway network, employment centers, retail services, and community amenities (schools and parks).

Given the methodology described above, development trends, and new and existing policies and programs to encourage, facilitate, and incentivize housing development on non-vacant sites, the city does not consider existing uses on non-vacant sites to be significant impediments to additional residential development during the eight-year period covered by the 2021-2029 Housing Element.

Small Sites and Lot Consolidation
Many of the non-vacant sites, especially those located within the Downtown Business District and along Hacienda Boulevard, consist of multiple smaller parcels and their development within the planning period will depend on whether they can be consolidated. Because of the lack of a sufficient number of large residentially zoned parcels under single ownership elsewhere in La Puente, these sites represent the best development opportunities to accommodate the city’s RHNA fair-share allocation within the planning period, especially to satisfy the extremely low-, very low-, and lowincome category requirements. Historically, much of housing development in La Puente as taken place on single lots; however, multiple housing projects over the years have been built on consolidated lots. The most recently completed residential project consisted of 4 individual parcels less than 0.5 acres each was consolidated to accommodate the development of the Arboleda Senior Apartments in 2021.

Over the next eight years, the city is prepared to take further significant steps to ensure lot consolidation takes place as part of its larger efforts to monitor the adequate sites inventory and facilitate the buildout of the identified sites (Program 3a). The city’s efforts to facilitate lot consolidation will include the following actions:
4 . Housing Resources Housing Element
City Council Hearing D raft – February 2022 Page H – 54 • Opportunity sites marketing and outreach: The city will make a list of prime opportunity sites through the city’s website. The list will include information on parcel size, zoning, and existing uses, as well as highlighting opportunities for lot consolidation. • Outreach to real estate community: The city will establish an outreach program to local real estate brokers to increase awareness of lot consolidation opportunities. • Technical assistance: The city will provide technical assistance to expedite the site acquisition, plan review and entitlement process, in addition to facilitating negotiations between the property owner and interested buyers.
• Expedited processing: As part of the opportunity sites program, the city will establish expedited permitting procedures for lot consolidation.
• Reduced or Alternative Parking: Required parking may be reduced subject to finding that adequate parking will be available to serve the subject project. In addition, tandem, shared, and off-site/remote parking options may be allowed, subject to finding that adequate parking will be available to serve the project.

Comparison of Sites Inventory and RHNA
Identified properties have the combined capacity to accommodate at approximately 2,311 additional housing units on vacant and underutilized residential and mixed-use land (Table 32). These sites and the associated existing or to be amended land use regulations can facilitate the production of 316 extremely low-income units, 313 very low-income units, 487 low-income units, 1,624 lower-income units, 310 moderate-income units and 885 above-moderate-income units during the planning period, which exceeds the city’s RHNA allocation for the 2021-2029 planning period. Public services and facilities are available to adequately serve all of the potential housing sites. Lateral water and sewer lines would be extended onto the properties from the adjoining public rights-of-way as development occurs. Any missing public improvement (e.g., curbs, gutters, sidewalks) along the property frontages would also be constructed at that time.

Housing Element 4 . Housing Resources
City Council Hearing Draft - February 2022 Page H – 55
Table 32. Comparison of Sites Inventory and RHNA
Income Category
Extremely
Low Very Low Low Moderate AboveModerate Total
Vacant Land 0 0 0 3 16 19
Residential Recycling
Focus Area A 0 0 0 0 21 21
Focus Area B 0 0 0 0 90 90
Focus Area C 2 3 5 0 35 45
Subtotal – Residential Recycling 2 3 5 0 146 156
Downtown Business District Specific
Plan
Sub Area 1 6 6 13 5 0 30
Sub Area 2 10 11 21 0 0 42
Sub Area 3 23 23 45 0 0 91
Sub Area 4 26 26 53 47 0 152
Sub Area 6 0 0 0 12 0 12
Sub Area 9 0 0 0 13 0 13
Sub Area 10 0 0 0 14 0 14
Subtotal – Downtown 65 66 132 91 0 354
Accessory Dwelling Units 25 14 75 4 50 168
Religious Congregational Sites Overlay 22 22 42 0 0 86
Mixed-Use Zoning Program
Area A 59 60 60 60 187 426
Area B 53 54 53 53 168 381
Area C 31 32 63 42 137 305
Area D 4 5 3 3 13 28
Area E 2 2 1 1 6 12
Area F 6 7 8 8 21 50
Area G 3 2 3 3 8 19
Area H 21 21 20 20 61 143
Area I 4 5 5 5 15 34
Area J 19 20 17 17 57 130
Subtotal – Mixed-Use Zoning Program 202 208 233 212 673 1,528 Potential Total Unit Capacity 316 313 487 310 885 2,311 6th Cycle RHNA Allocation 272 272 275 275 835 1,929
Surplus +44 +41 +212 +35 +50 +382
Public Services and Infrastructure Availability
All sites identified in the inventory are located within urbanized neighborhoods and are served with water, sewer, and dry utilities available and accessible to accommodate the RHNA allocation of 1,929 units. As detailed in the Constraints Analysis section of this Housing Element, no significant public service or infrastructure constraints have been identified. Upgrades have been completed to the sewer system with completion of the Sewer Upgrade Project in 2017. As the sewer and water providers, the city along with the La Puente Valley County Water District, Suburban Water Systems, and the San Gabriel Valley Water Company grants priority for the provision of sewer and water services to proposed developments that include housing units affordable to lower-income households in compliance with state law (Government Code §65589.7). Dry utilities, including power (natural gas and electricity), telephone and/or cellular service, cable or satellite television systems, 4 . Housing Resources Housing Element
City Council Hearing D raft – February 2022 Page H – 56 and internet or Wi-Fi service are available to all areas within the city. The extension of power and gas to service new residential development has not been identified as a constraint. Service providers are as follows:
• Power: Southern California Edison
• Internet Service: AT&T, DISH, Frontier Communications, and Spectrum • Telephone: Frontier Communications, and Spectrum
• Television Systems: AT&T, DirectTV, DISH, Frontier Communications, Spectrum, and Time Warner Cable

FINANCIAL RESOURCES
A variety of existing and potential funding sources are available for affordable housing activities in La Puente. Primary sources include the State’s SB2 Grants, the CalHome Program and the federal Community Development Block Grant (CDBG) program. These grants and deferred loans are to improve the exterior and interior of homes occupied by low-income residents. In cumulative, the city reviewed and considered 229 applications and has completed the rehabilitation of 74 units, with a total of $1,274,850 granted and loaned to eligible program participants.

Redevelopment Set-Aside
Prior to its dissolution by the State in 2012, the Community Development Commission of the City of La Puente set aside 20 percent of the tax increment revenue generated from its Redevelopment Project Area for the purpose of increasing and improving the supply of housing for low- and moderateincome households. In January 2012, as part of the dissolution activities, the La Puente City Council adopted a resolution accepting the housing assets and responsibilities previously performed by the redevelopment agency. By adopting this resolution, when the Successor Agency to the former Community Development Commission of the City of La Puente receives Redevelopment Property Tax Trust Fund (RPTTF) related to the City/CDC loans there is a requirement to transfer 20 percent of the amount received to a separate housing fund for the purpose of increasing and improving the supply of housing for low- and moderate-income households.

CalHome Program
The California Department of Housing and Community Development CalHome Program provides grants to local public agencies and nonprofit developers to assist individual households through deferred-payment loans. The city offers a zero-interest loans of up to $37,790 to low-income homeowners for single-family home rehabilitation in the city. In Fiscal Year 2019-2020, the city was awarded grant funding in the amount of $520,000 for delivery of the zero-interest deferred loans. In addition, the city also has reuse funds from loan payoffs which total approximately $420,00 to be used within the program. Eligible expenses include repair of structural problems or hazards (e.g., foundations, roofing, plumbing, electrical, lead-based paint), correction of code violations and energy efficiency upgrades.

Housing Element 4 . Housing Resources
City Council Hearing Draft - February 2022 Page H – 57
Community Development Block Grant (CDBG) Funds
Through the CDBG program, the federal Department of Housing and Urban Development (HUD) provides funds to local governments for funding a wide range of community development activities to benefit low-income persons. The CDBG program is very flexible in that the funds can be used for a wide range of activities. The eligible activities include: acquisition and/or disposition of real estate or property; public facilities and improvements; relocation, rehabilitation and construction (under certain limitations) of housing; homeownership assistance; and clearance activities. For the 2019-2020 Program Year, the city received $322,189 in CDBG funds. The majority of these funds are utilized for the city’s housing rehabilitation and other community development projects that benefit lowerincome residents in La Puente.

Section 8 Rental Assistance
The Los Angeles County Development Authority (LACDA), formerly known as the Community Development Commission/Housing Authority of the County of Los Angeles until May 2019, administers the federal Section 8 program provides rental assistance to very-low-income households in need of affordable housing in the region. The Section 8 program assists very-low-income households by paying the difference between 30 percent of the gross household income and the cost of rent. Most Section 8 assistance today is structured as vouchers; this allows the voucher recipients to choose housing that may cost above the fair market rent as long as the recipients pay for the additional cost.

ADMINISTRATIVE RESOURCES
City of La Puente Development Services Department
The department functions include planning, building and safety, engineering, housing, community development grant administration, public transit services, economic development, and public works/maintenance.

The Planning Division provides comprehensive land use services. The Division’s primary goal is to ensure and enhance the quality of life in the community through the administration of the La Puente Municipal Code relative to zoning and subdivisions, the General Plan, the California Environmental Quality Act; and a variety of interrelated laws involving public health, safety, and welfare.

The Public Safety Department finds solutions to problems resulting from violations of the Municipal Code. If left unattended, Code violations can detract from the positive appearance of neighborhoods and the business community. To assist neighborhoods and businesses preserve an appealing appearance, the city has established property maintenance standards. These standards are part of the La Puente Municipal Code and establish the minimal maintenance standards for properties. Code enforcement efforts help preserve the housing stock by requiring owners to maintain their properties in a sound condition.

Additionally, the city offers financial assistance to homeowners through its Housing Rehabilitation Program. This program offers grants and deferred loans to maintain the safety and quality of residences occupied by low-income residents through a Deferred Loan Program and a Grant 4 . Housing Resources Housing Element
City Council Hearing D raft – February 2022 Page H – 58 Program. Assistance is offered as a deferred loan for owner-occupied homes up to a maximum of $37,790 at a zero percent interest rate. Under the grant program, a $12,000 grant is offered for owneroccupied homes paired with or without a deferred loan. In cumulative, the city reviewed and considered 229 applications and has completed the rehabilitation of 74 units, with a total of $1,274,850 granted and loaned to eligible program participants.

La Puente Community Development Commission
In 2012 the state legislature eliminated all redevelopment agencies in California, and the city elected to form a Successor Agency to administer the final disposition of redevelopment agency resources.

In January 2012, as part of the dissolution activities, the La Puente City Council adopted a resolution accepting the housing assets and responsibilities previously performed by the redevelopment agency. By adopting this resolution, when the Successor Agency to the former Community Development Commission of the City of La Puente receives Redevelopment Property Tax Trust Fund (RPTTF) related to the City/CDC loans there is a requirement to transfer the set-aside funds to a separate housing fund for the purpose of increasing and improving the supply of housing for lowand moderate-income households.

Nonprofit Developers
Due to the high cost of housing development in Southern California, many communities have found that partnerships with nonprofit housing developers are an effective tool for creating affordable housing units. An affordable housing project involving local nonprofit developers is the development of the Arbodela Senior apartments in 2021 by the Meta Housing Corporation and Western Community Housing.

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.

Energy Conservation through Land Use Planning
The city’s General Plan and Downtown Business District Specific Plan contain various programs related to energy conservation and reduction of greenhouse gases. Because reduction in vehicle trips is the most effective strategy to reduction of greenhouse gases, land use and circulation policies encourage alternatives to the automobile through more compact and pedestrian friendly development. The most significant addition to the General Plan in 2004 was the establishment of a Mixed Use land use designation that is implemented by the Downtown Business District Specific Plan. Mixed use development in La Puente will encourage walking due to more compact development patterns and housing development that is in close proximity to services and retail businesses. Citywide design policies encourage development with pedestrian amenities and walkable connections between developments. Because of the built-out nature of the city, future development will be infill that will maximize existing land and infrastructure resources and as a result promote housing affordability. To reduce vehicle trips and to accommodate lower-income Housing Element 4 . Housing Resources
City Council Hearing Draft - February 2022 Page H – 59
residents who may not own vehicles, policies in the Circulation Element aim to maintain and expand, if feasible, municipal transit services, maintain sidewalks and install sidewalks in neighborhoods where none currently exist, and encourage cycling. Policies and programs in the Community Resources Element encourage energy conservation and alternative modes of transportation as well as increased awareness of energy conservation programs sponsored by the city or local utility companies.

Funding for Energy Efficiency Upgrades
Residents can apply for energy efficiency upgrades as part of the city’s existing CDBG and CalHome programs that fund rehabilitation projects for low- and moderate-income homeowners.

Southern California Edison (SCE) offers a variety of energy conservation services as part of its Customer Assistance Programs (CAP). The Energy Assistance Fund helps income-qualified residential customers facing financial hardship manage their electricity bills during the months of February and March. These services are designed to help low-income households, senior citizens, permanently disabled, and non-English speaking customers control their energy use. The Residential 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 multi-family properties of two or more units.

Additionally, the Southern California Gas Company offers various rebate programs for energyefficient appliances and makes available to residents’ energy efficient kits at no cost. The Gas Company also offers no-cost weatherization and furnace repair or replacement services for qualified limited-income customers. The Comprehensive Mobile Home Program provides qualifying mobile home customers with no-cost energy conservation evaluations, installations of low-flow showerheads and faucet aerators, and gas energy efficiency improvements, such as duct test and seal of HVAC systems. The Designed for Comfort program provides energy efficiency design assistance, training, and incentives for housing authorities, owners of multi-family affordable and supportive housing projects (which offer homes to persons with particular needs).

Energy Efficiency Chapter of the Climate Action Plan (EECAP) In 2008, the San Gabriel Valley Council of Governments (COG) was successful in receiving a California Long-Term Energy Efficiency Strategic Plan (CEESP) grant under the CPUC Local Government Partnerships program. The funds were utilized to create a program called the San Gabriel Valley Energy Wise Partnership (SGVEWP). The San Gabriel Valley Energy Wise Partnership is an innovative partnership between San Gabriel Valley cities, the Southern California Association of Governments (SCAG), the COG, and Southern California Edison (SCE). The partnership provides residents and businesses in the San Gabriel Valley with vital energy efficiency information, training, and materials to help reduce energy use and expenses. In 2010, the City Council approved and sent a letter of support confirming the city’s participation and support in the Partnership. In 2012, the City Council approved the Memorandum of Understanding (MOU) between the COG and the city for the development of the Energy Efficiency chapter of a Climate Action Plan (EECAP).

The EECAP identifies methods the city may take to achieve energy efficiency throughout the community and in municipal facilities. It uses a baseline of 2009 for the city’s Green House Gas 4 . Housing Resources Housing Element
City Council Hearing D raft – February 2022 Page H – 60 Inventory, which includes electricity and natural gas usage, to forecast the City’s 2020 targets.

Chapter 5 of the EECAP consists of the plan implementation section which provides a path for the city to consider in implementing the various strategies toward achieving the Energy Action Plan reduction targets. Twenty-one near-term, mid-term, and long-term policy measures have been identified for possible consideration and implementation. The city already has some projects in place and potential projects for the future that will assist the city with reducing its energy consumption and emissions, which are listed in the plan. The plan also lists ways to outreach to the community and businesses to assist them in reducing their energy consumption and emissions. The EECAP is only one chapter of what would eventually comprise a Climate Action Plan, however, the development and implementation of this plan may assist the city in obtaining funding that may become available in the future to assist in the implementation of these goals.

Housing Element 5 . Housing Plan
City Council Hearing Draft - February 2022 Page H – 61

5. HOUSING PLAN
he Housing Plan provides direction for city decision makers to achieve the long-term housing objectives set forth in the La Puente Housing Element. This Plan identifies goals, policies, and programs aimed at providing additional housing opportunities, removing governmental constraints to affordable housing, improving the condition of existing housing, and providing equal housing opportunities for all residents. These goals, policies, and programs continue the city’s efforts to expand the local supply of housing while improving quality and affordability.

As used here, a goal is a statement defining a desired end result; for example: Create greater housing options for low- income residents. A policy is a plan of action to guide decisions and actions; for example:

Provide density bonuses for housing development that includes dwelling units for low-income residents. The program identifies the method, agencies, officials, funding sources, and time frame the city will undertake to implement the policies and achieve the goals set forth in this Housing Element.

Together, goals, policies, and programs establish the framework for making decisions that affect the availability of housing in La Puente.

In adopting this Housing Element, the City Council has translated and expanded the goals, policies, quantified objectives, and housing program of the prior Housing Element. The goals, policies, and program contained in the prior Element have been reintroduced, augmented, or eliminated as appropriate, based on input from the constraints analysis in this Element, input from city staff, and comments received at public meetings and hearings.

HOUSING GOALS, POLICIES, AND PROGRAMS
Housing Conservation and Improvement
Protecting and preserving the established residential neighborhoods of La Puente is a key priority for the city. Maintenance activities prevent deteriorating housing conditions, improve neighborhoods, and promote higher property values. The city looks to improve the visual character of residential neighborhoods to improve value and create neighborhood pride. Toward these ends, the city has created several home rehabilitation and code enforcement programs.

Goal 1 Preserve and improve the conditions of the city’s established housing stock.

Policy 1.1: Continue to offer rehabilitation programs that provide financial and technical assistance to low- and moderate-income households for the repair and rehabilitation of housing with substandard conditions.

Policy 1.2: Continue to provide proactive code enforcement activities to maintain and improve housing and neighborhood qualities.

Policy 1.3: Prevent the encroachment of incompatible commercial and industrial uses into residential neighborhoods.

Policy 1.4: Facilitate the removal of housing units that pose serious health and safety hazards to residents and adjacent structures.

Policy 1.5: Eliminate housing conditions that contribute to overcrowding.

T
5 . Housing Plan Housing Element
City Council Hearing D raft – February 2022 Page H – 62 Program 1: Residential Rehabilitation Program
Most housing units in La Puente were built in the 1950s and 1960s. Major home components such as roofing, windows, and heating and ventilation systems are nearing or have reached their life expectancy and may need replacing, if property owners have not already done so. The city administers the Residential Rehabilitation Program, a financial assistance program for lowincome La Puente residents in need of home rehabilitation. This comprehensive property improvement program provides loans and grants for both interior and exterior improvements to owner-occupied single-family homes. Eligible improvements and repairs include roofing, plumbing, heating, windows, flooring, electrical systems, interior/exterior painting, bathroom and/or kitchen remodels, energy conservation improvements, and bedroom additions.

Assistance is offered as a deferred loan for owner-occupied homes up to a maximum of $37,790 at a zero percent interest rate. Under the Grant Program a $12,000 grant is offered for owneroccupied homes with or without a deferred loan. Specific actions include:
• Provide information and technical assistance to local property owners regarding housing maintenance and resources for funding maintenance work. • Use the Residential Rehabilitation Program to:
• Provide barrier-free housing for handicapped or persons with disabilities • Provide financial assistance for the construction of bedroom additions to eliminate overcrowding conditions. Encourage residents to address overcrowded conditions through room additions through expanded marketing of this program to target households living in crowded conditions. • Provide information on the residential rehabilitation program at public counters, and provide additional information that is more prominently displayed on the city’s website. Encourage use of the program to residents who visit the planning department for permits or technical assistance on other types of renovations or remodels. Post program information at the community and senior centers, and include an annual posting on the city’s newsletter.
• Allow for energy conservation measures as eligible projects under the Residential Rehabilitation Program
Objective: Rehabilitation of 200 units during the 2021-2029 planning period Responsible Agency: Development Services Department.

Funding: CDBG, CalHome funds, Departmental budget.

Schedule: Ongoing throughout the planning period.

Program 2: Code Enforcement
The city’s Public Safety Department takes a proactive approach to gain compliance with city codes from private properties, both residential and commercial. The Division conducts periodic code inspections. Specific issues in residential neighborhoods include fencing, landscaping, maintenance, paint, illegal vehicle parking, and illegal garage conversions (to residential units). • Enforce city codes to eliminate and prevent unsightly or hazardous conditions in residential areas. Provide information and technical assistance to local property owners regarding housing maintenance.

Objective: Encourage property maintenance
Housing Element 5 . Housing Plan
City Council Hearing Draft - February 2022 Page H – 63
Responsible Agency: Public Safety Department
Funding: Department budget and CDBG funds
Schedule: Ongoing throughout the planning period
Housing Availability and Production
Given La Puente’s built-out character, developers and homebuilders may find it difficult to pursue new housing development in La Puente. Large swaths of vacant land are no longer available to support large residential subdivisions or multi-family complexes. As a result, La Puente must focus its resources on the existing limited land availability for additional housing opportunities in the coming years to accommodate both local and regional growth. This includes finding creative housing plans for the limited vacant lands remaining in the city, and finding innovative solutions for adding additional housing units on underutilized residential land.

Goal 2 Promote and encourage housing development that adequately meets the needs of all socioeconomic segments of the community and region.

Policy 2.1: Utilize the Community Development Element, the Zoning Code, and other land use controls to provide housing sites that can facilitate and encourage the development of a variety of housing consistent with the city’s identified local needs and its regional housing responsibilities.

Policy 2.2: Establish incentives and regulatory concessions to promote the development of housing for very-low-, low- and moderate-income persons, and especially those with particular needs.

Policy 2.3: Encourage the infilling of vacant residential land and the recycling of underutilized residential land, particularly in Downtown.

Program 3a: Adequate Sites to Accommodate the RHNA and Monitoring of No Net Loss La Puente was assigned a housing need of 1,929 units for the 2021-2029 planning period through the Regional Housing Needs Assessment (RHNA) process. The inventory of potential sites for housing development has been updated to demonstrate that vacant and underutilized parcels have adequate capacity to accommodate the city’s net remaining RHNA allocation.

In 2015 the city adopted a comprehensive update to the Zoning Code. A key component of the new Zoning Code was a revision to the maximum density in the R-4 district from 26 to 30 units/acre. In 2016 the city also amended the Community Development Element of the General Plan to revise the allowable density in the High Density Residential land use category from 26 to 30 units/acre and amended the Zoning Code to increase the minimum density in the R-4 zone from 18 to 20 units/acre in conformance with state housing law.

Development decisions are affected by a variety of factors beyond the city’s control, including market conditions, development cost, availability of financing and property owner interest.

However, the city can encourage development through the following actions:
5 . Housing Plan Housing Element
City Council Hearing D raft – February 2022 Page H – 64 • Amend the Zoning Code to establish a Religious Congregational Sites Overlay program to allow by-right development of affordable housing to be integrated into site with on existing religious facilities at the default density.
• Maximize the density potential of limited land resources by promoting residential densities that achieve the highest allowable density for specific properties. • Update the vacant and underutilized residential sites inventory every two years to maintain accurate information for developers.
• Provide technical planning assistance for applicants who include low- or moderateincome units in their developments. • Continue to provide information on available development incentives, technical/financial assistance availability, and highlight the city’s assets such as proximity to major regional corridors and ongoing infrastructure upgrades.

Objective: Implement regulations for the development of sites needed to accommodate the city’s RHNA allocation distributed among income categories shown in Table 32
Responsible Agency: Development Services Department.

Funding: Department Budget.

Schedule: Within one to three years three years of housing element adoption, pursuant to Assembly Bill 1398.

Program 3b: Replacement Housing Requirement
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.

Objective: Amend Zoning Code to address the replacement requirement.

Responsible Agency: Development Services Department.

Funding: Department Budget.

Schedule: Amend Zoning Code by February 2025.

Program 3c: By-Right Approval of Projects with 20 Percent Affordable Units on “Reuse” Housing Element Sites
Pursuant to AB 1397 passed in 2017, the city will amend the Zoning Code to require by-right 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 “reuse sites” identified in the previous Housing Element. This Housing Element assumes all Downtown sites would be subject to this requirement.

Objective: Amend Zoning Code to provide for by-right approval of projects meeting the 20 percent affordable requirements on Housing Element reuse sites.

Responsible Agency: Development Services Department.

Funding: Department Budget.

Schedule: Amend Zoning Code by February 2025.

Housing Element 5 . Housing Plan
City Council Hearing Draft - February 2022 Page H – 65
Program 4: Facilitate Residential and Mixed-Use Development in the Downtown Business District Specific Plan
Downtown La Puente offers significant opportunities for broader use, coordinated development, improved appearance, and a complementary mix of commercial and residential uses to create a more vibrant and economically productive area. Mixed-use development will add more residential units in the downtown area, enhancing the market for downtown businesses and providing significant opportunities for affordable housing development.

Elderly, less-mobile residents, as well as employees of downtown business, will particularly benefit from such opportunities.

Because interest in residential and mixed-use development has increased, the city will review the Specific Plan to ensure that the development standards, incentives, and overall vision for mixed-use in Downtown La Puente comports with current market demand.

The DBD does not include density minimums or maximums for multi-family and mixed-use residential developments. In omitting density ranges in the DBD, the city’s intent was for market forces to dictate the density, with the assumption that higher-density developments would contribute to the city’s housing stock and provide much-needed economic development benefits.

To facilitate residential and mixed-use development in the Downtown, the city will take the following actions:
• Process an amendment to the Downtown Business District Specific Plan development standards to increase the height limit to 4 stories and 50 feet in mixed-use planning areas.
• Continue to provide marketing materials for mixed-use developers that delineate site opportunities for mixed-use, technical assistance for interested developers, financial resources (local, private, and government), and development incentives. • Continue to encourage the construction of residences, both mixed use and freestanding, in the downtown area, as allowed by the Downtown Business District Specific Plan.

Objective: Implement regulations for the development of sites needed to accommodate the city’s RHNA allocation distributed among income categories shown in Table 32
Responsible Agencies: Development Services Department.

Funding: Department Budget.

Schedule: Amend Downtown Business District Special Plan and prepare/distribute marketing materials within one to three years three years of housing element adoption, pursuant to Assembly Bill 1398.

Program 5: Facilitate Redevelopment of Underutilized Properties Production of new affordable housing for lower-income households can be facilitated by providing up-to-date information on potential sites and assisting prospective developers with 5 . Housing Plan Housing Element
City Council Hearing D raft – February 2022 Page H – 66 the assembly of project sites. City assistance and incentives to encourage residential and mixeduse projects will facilitate and encourage development in La Puente. The city will:
• Facilitate the assembly and recycling of underutilized properties for new affordable housing construction through technical and/or financial assistance to developers and property owners. Technical assistance includes land development counseling by city planners, marketing brochure that provides information on available development incentives, coordination with agencies required to be involved in the development process such as the Los Angeles County Fire, Hazardous Waste, and Health Departments, and access to a list of sites available for residential development (such as properties that are vacant and underutilized) for local real estate agents. Since there is no maximum density in the Downtown Business District, no density bonus incentive for lot consolidation is necessary.
• Facilitate lot consolidation by assisting developers in the identification of appropriate/available sites, and by offering ministerial approval for lot line adjustments and waiving of Final Subdivision Maps for eligible projects to facilitate integration of residential and non-residential uses.
• Waive or reduce fees for affordable projects, including sewer impact fees, to the extent feasible.
• Provide a marketing brochure with information on available development incentives, technical/financial assistance availability, and highlight the city’s assets such as proximity to major regional corridors and ongoing infrastructure upgrades. • Continue to encourage the consolidation of small parcels as a means to maximize development potential. This provision is intended to make full use of the city’s limited land resources and promote larger residential developments that can facilitate a wide range of housing types and affordability levels. Incentives will include technical assistance and expedited processing for projects that consolidate two or more parcels. • Continue to encourage the use of density bonuses for affordable and senior housing projects as provided under law and the city’s Zoning Code.

Objective: 1,929 new units during 2021-2029 distributed among income categories shown in Table 32.

Responsible Agencies: Development Services Department, City Attorney’s Office, City Manager’s Office.

Funding: Various federal and state funding programs, and possible use of private funds advanced by developers.

Schedule: Within one to three years three years of housing element adoption, pursuant to Assembly Bill 1398.

Program 6: Establish a Mixed-Use Zoning Program
La Puente is committed to providing adequate sites to accommodate the RHNA. To accomplish this mandate, the city will initiate a Zoning Code amendment to create a new Mixed-Use Zoning Program or other zoning tools that can be applied to existing underutilized nonresidential (i.e., commercial shopping centers) properties. • Amend Zoning Code to allow residential development at densities between 30 to 40 du/ac, minimum of 16 units per site, other applicable development standards on non- Housing Element 5 . Housing Plan
City Council Hearing Draft - February 2022 Page H – 67
residential properties. City will include applicability requirements based on project size and provisions to allow owner-occupied and multi-family uses by right for developments in which 20 percent or more of the units are affordable to lower income households.
• Provide marketing materials for mixed-use developers that delineate site opportunities for mixed-use, technical assistance for interested developers, financial resources (local, private, and government), and development incentives.

Objective: Implement regulations for the development of sites needed to accommodate the city’s RHNA allocation distributed among income categories shown in Table 32
Responsible Agencies: Development Services Department
Funding: Department budget, State funds
Schedule: Amend Zoning Code and develop marketing materials within one to three years of housing element certification, pursuant to Assembly Bill 1398.

Housing Affordability
Affordable housing helps create a diverse community where people can share similar neighborhood experiences. Throughout Los Angeles County, residents face increasing challenges in finding affordable housing due to high housing demand at all levels. High demand and short supply have driven property values to levels that have shut many families and individuals out of not just the ownership market but affordable rental housing as well. Lower-income families in particular find it difficult to secure decent, safe housing.

Goal 3 Maximize the use of available financial resources and pursue creative and resourceful methods to reduce the overall cost of housing.

Policy 3.1: Pursue programs and funding sources designed to maintain and improve the affordability of existing housing units and for the construction of new housing to very-low-, low-, and moderate-income households.

Policy 3.2: Create collaborative partnerships with nonprofit agencies and for-profit developers to maximize resources available for the provision of housing affordable to lower-income households. Support the efforts of nonprofit organizations and private developers to obtain State and/or Federal funds for the construction/preservation of affordable housing for low-income households.

Policy 3.3: Discourage the conversion of existing affordable units to market-rate units where such conversion will diminish the supply of very-low-, low-, and moderate-income housing.

Program 7: Section 8 Rental Assistance
The Housing Choice Voucher Program helps extremely-low-/very-low-income families, elderly, and persons with disabilities afford safe, decent, and sanitary housing in the private market. The program is funded by the U.S. Department of Housing and Urban Development 5 . Housing Plan Housing Element
City Council Hearing D raft – February 2022 Page H – 68 (HUD). The tenant and property owner enter into a lease agreement in which the tenant pays no more than 30 percent of his or her adjusted income directly to the property owner as rent. In a separate agreement, county housing agencies pays the remaining portion of the contract rent directly to the property owner. Participants are able to select any housing that meets the requirements of the program, and is not limited to units in subsidized housing projects. • Support county housing agencies including HACoLA and LACDA efforts to maintain, and possibly increase, Section 8 rental assistance to fund housing assistance for extremely-low- and very-low-income households by directing eligible households to county-provide resources through referrals and the city website. • Continue to provide information and referrals to landlords regarding participation in the Section 8 Rental Assistance Program.

Responsible Agencies: Development Services Department; federal, state, and county agencies.

Funding: HUD Section 8 Housing Voucher Program.

Schedule: Ongoing throughout the planning period.

Program 8: Assist Affordable Housing Development with Priority for Extremely-Low-Income Units The city will provide development assistance as a means to reduce overall development cost, thereby facilitating construction of lower-income housing. • To the extent funding is available, defer or waive permit and development fees, and allocate funds to defray the cost of land and/or required off-site improvements for developments providing lower-income housing. Sewer impact fees (connection fee) may be waived or reduced for projects that include lower-income housing, with priority for developments with extremely low-income units.
• As federal and state funding permits, continue issuing loans and grants as part of the Residential Rehabilitation Program (see Program 1) as a means to reducing overcrowding, maintaining a high-quality housing stock, and assisting lower-income households and property owners in maintaining affordable housing units.

Objective: Facilitate development of affordable units.

Responsible Agencies: Development Services and Public Works Departments.

Funding: Department budgets, state funds.

Schedule: Ongoing throughout the planning period.

Program 9: Preservation of Affordable Housing
Of the four assisted housing developments with a total of 333 affordable units in La Puente, Nantes Manor (40 units) and Amar Plaza Apartments (42 units) have affordability covenants that expire during the 2021-2029 planning period. However, it is anticipated that the owners of Nantes Manor and Amar Plaza Apartments will continue to renew the Section 8 contracts for these properties during the 2021-2031 planning period. Since the elimination of the Redevelopment Agency, the city has no funding resources to assisting in funding the preservation of these units; however, staff time has been devoted to monitoring or facilitating the preservation of these at-risk units, including the rehabilitation of the units to improve the livability for the residents. If Nantes Manor or Amar Plaza Apartments indicate plans to convert Housing Element 5 . Housing Plan
City Council Hearing Draft - February 2022 Page H – 69
to market rate, the city will contact the county housing authority to explore preservation options.
• If a property is schedule for conversion, city will contact property owners within at least one year of the affordability expiration dates on projects. • If a property is scheduled for conversion, city will contact qualified, non-profit entities, from the state’s qualified entities list, within three years of the affordability expiration date to inform them of the opportunity to acquire affordable units. Also inform them of financial assistance available through state and federal programs. • Support the non-profit property owners’ application for Section 8 contract renewal with HUD.
• Develop educational material for tenants on fair housing laws, including the most recent source of income protection (SB 329).
• As part of annual monitoring activities, city will provide noticing requirements within three years, 12 months and six months of the affordability expiration dates.

Objective: Preservation of 82 at-risk affordable housing units.

Responsible Agency: Development Services Department; federal, state, and county agencies.

Funding: State and federal funds.

Schedule: Develop educational material by February 2025.

Ongoing monitoring of publicly assisted units throughout the planning period.

Program 10: First-Time Homebuyer Assistance
In 2020, the Los Angeles Community Development Authority (LACDA) was awarded funding of a grant from the California Department of Housing and Community Development (HCD) under the Permanent Local Housing Allocation (PLHA) Program. PLHA is a Senate Bill 2 funded program that provides an ongoing permanent source of funding through the State Property Transfer Fees to increase affordable housing stock in California.

The LACDA, on behalf of the county, will administer the program and make available funding the City of La Puente. The city anticipates receiving approximately a total of $1,328,000 over five years to use for a first-time homebuyer down payment assistance program. City staff is currently in the process of developing a down-payment assistance program for City Council consideration and approval by early 2022.

Objective: 15 new loans to first-time homebuyers.

Responsible Agencies: Development Services Department.

Funding: Subject to available HCD funding.

Schedule: Develop a down-payment assistance program by March 2022.

Provide first-time homebuyers assistance through late 2025.

Monitor for funding sources to continue assistant through the end of the planning period.
5 . Housing Plan Housing Element
City Council Hearing D raft – February 2022 Page H – 70 Removing Governmental Constraints
Government constraints are policies, regulations, processing procedures, and/or fees a jurisdiction may impose for the maintenance, development, and improvement of housing. Restrictions on property, however, can be too overbearing or too costly and may restrict affordable housing development. The City of La Puente, pursuant to state law, is obligated to address, and where legally possible, remove government constraints affecting the maintenance, improvement, and development of housing. Removing constraints on housing development can help address housing needs in the city by expediting construction, removing restrictions that prohibit certain types of housing, and lowering development costs.

Goal 4 Alleviate any potential governmental constraints to housing production and affordability.

Policy 4.1: Review and adjust as appropriate residential development standards, regulations, ordinances, departmental process procedures, and residential fees related to rehabilitation and construction that are determined to be a constraint on development of housing, particularly for lower- and moderate-income households and for persons with particular needs.

Policy 4.2: Streamline the city’s development review process to minimize the indirect cost of time spent in this process, and where appropriate, reduce direct cost in fees of developing new affordable housing opportunities.

Policy 4.3
Policy 4.4
Promote the development of Accessory Dwelling Units to provide needed housing and support Fair Housing goals.

Address the housing needs of special populations and extremely-low-income households through low barrier navigation centers and single room occupancy units.

Program 11: Zoning Code Amendments
Housing affordability can be affected by factors in both the private and public sectors. Actions by the city can have an impact on the price and availability of housing. To ensure that the city’s land use regulations do not pose unreasonable constraints to the development of housing, the following actions will be taken:
• Review the Zoning Code to ensure that regulations encourage single-room-occupancy (SRO) housing in appropriate locations.
• Review off-street parking requirements and if they are found to be an unreasonable constraint, a zoning amendment will be processed to modify standards. • Establish provisions for Low Barrier Navigation Centers (LBNC) as by right uses in mixed uses and nonresidential zones permitting multifamily, consistent with Assembly Bill 101.
• Update the Zoning Code to ensure density bonus provisions in the La Puente Municipal Code, Chapters 10.10.090 and 10.10.100, are consistent with State Density Bonus Law. • Update residential development standards to further facilitate infill residential development.

Housing Element 5 . Housing Plan
City Council Hearing Draft - February 2022 Page H – 71
• Adopt SB 35 Streamlining provisions to allow streamlined ministerial approval for qualified residential developments with at least 10 percent affordability in compliance with state law.
• Amend the Zoning Code to allow housing for six or fewer employees, including farmworkers, to be treated as a typical residential use in compliance with the California Employee Housing Act.
• Incorporate recent state laws including Senate Bill 9 – Small Lot Subdivisions in Singlefamily Zones, and Senate Bill 10 – Density Increase within Transit-rich areas or Urban Infill sites.

Objective: Amend Zoning Code for compliance with adopted state laws.

Responsible Agency: Development Services Department.

Funding: Department budget, state funds.

Schedule: Amend Zoning Code by February 2025.

Program 12: Accessory Dwelling Units
Accessory Dwelling Units (ADU) and Junior Accessory Dwelling Units (JADU) provide an important source of affordable housing in the city. By continuing to promote the development of ADUs, a community may ease a rental housing deficit, maximize limited land resources and existing infrastructure, and assist low- and moderate-income homeowners with supplemental income. Accessory dwelling units can increase the property tax base and contribute to the local affordable housing stock.
• Amend the Zoning Code to adopt ADU regulations for consistency with recently adopted state law requirements.
• Encourage ADUs as a resource for increasing housing resources and alleviating overcrowding by creating incentives and tools to facilitate ADU construction. • Develop educational/marketing material to explain the application process, describe development incentives, and inform residents of additional funding resources to promote accessory dwelling unit development. The city will also advertise ADU development opportunities to homeowners on the city’s web site, at the community center and senior center.
• Monitor accessory ADU trend annually to ensure production is in line with the estimate presented in the Housing Element.

Objective: 21 accessory dwelling unit per year (168 total).

Responsible Agency: Development Services Department.

Funding: Department budget, state funds.

Schedule: Amend Zoning Code and develop educational material by February 2025.

Ongoing monitoring of accessory dwelling unit development throughout the planning period.

Affirmatively Furthering Fair Housing Opportunities
When it comes to buying, selling, or leasing a home or renting an apartment, several state and federal laws were enacted to ensure the equal opportunity in housing for all people. The Civil Rights Act of 5 . Housing Plan Housing Element
City Council Hearing D raft – February 2022 Page H – 72 1966 prohibits all racial discrimination in the sale or rental of property. Moreover, the Fair Housing Act declares a national policy of fair housing throughout the United States, making illegal any discrimination in the sale, lease or rental of housing, or making housing otherwise unavailable, because of race, color, religion, sex, handicap, familial status, or national origin. This includes the right to expect equal professional service, the opportunity to consider a broad range of housing choices, no discriminatory limitations on communities or locations of housing, no discrimination in the financing, appraising, or insuring of housing, reasonable accommodations in rules, practices, and procedures for persons with disabilities, and to be free from harassment or intimidation for exercising your fair housing rights.

Goal 5 Promote fair housing opportunities for all residents to reside in the housing of their choice.

Policy 5.1: Promote fair housing practices throughout the community.

Policy 5.2: Prohibit practices that restrict housing choice by arbitrarily directing prospective buyers and renters to certain neighborhoods or types of housing.

Policy 5.3: Publicize fair housing programs and services offered to the community by the city and other agencies.

Program 13: Housing Opportunities for Persons with Particular Needs The city is supportive of facilitating housing development projects which provide for decent, safe, sanitary, and affordable housing to State-identified particular needs groups including:
female head of household, seniors, the disabled, and the homeless, and is committed to assuring fair housing choice and reasonable accommodation for all residents. The city also collaborates with other Los Angeles County municipalities within the San Gabriel Valley Council of Governments to explore opportunities to bring housing for those with particular needs to the region. The city will pursue the following actions to support housing opportunities for those with particular needs:
• Support new housing developments accessible to the elderly and disabled persons and promote programs and funding opportunities that increase the ability for the elderly and disabled to remain in their homes.
• Continue to implement the city’s Reasonable Accommodation Ordinance (Municipal Code Chapter 10.90), which establishes procedures for persons with disabilities to request modifications to city rules, policies, practices, and procedures where such accommodation may be necessary to ensure equal housing opportunities. Provide information to assist applicants on the city website and at city offices. • Continue to promote activities and programs that meet the particular needs of the homeless population through cooperation with other agencies and organizations and through coordination and partnership with surrounding cities.

Objective: Facilitate the development of one new affordable housing development in the city for those with special needs
Responsible Agency: Development Services Department
Funding: Department budget, state, federal and regional sources as available Schedule: Ongoing throughout the planning period
Housing Element 5 . Housing Plan
City Council Hearing Draft - February 2022 Page H – 73
Program 14: Fair Housing
As a “participating city” with the Los Angeles County Development Authority (LACDA), Cerritos has had an ongoing commitment to prevent, reduce, and ultimately eliminate housing discrimination and other barriers related to equal opportunity in housing choice. Affirmatively furthering fair housing (AFFH) requires taking meaningful actions to address impediments identified in the AI, and to additionally address other impediments that were discovered through the AB 686 assessment completed as a part of the Housing Element Update. The AFFH Assessment is provided as Appendix D, and the resulting programs are identified as follows.

All of the factors are “high priority” contributing factors as they have direct and substantial impacts on fair housing.

Fairing Housing Issues, Contributing Factors, and Meaning Actions Fair Housing Issue(s) High Priority Contributing
Factor(s) Meaningful Action
• Disproportionate Housing Need • Lack of affordable housing in a range of sizes.
• Land use and planning decisions
restrict fair housing choice for
persons with disabilities and
affordable housing in general
• Significant disparities in the
proportion of members of
protected classes experiencing
substandard housing when
compared to the total population
• Enhance programs to help atrisk homeless population
• Provide financial and technical
assistance for single-family
residential additions to
eliminate overcrowding
conditions, especially in census
tracts 407101, 407102, 4072, and
407701.
• Amend Zoning Code to
establish mixed-use overlays
allowing densities at 20-40
du/ac in the western, central,
eastern, and downtown sections
of the city; as well as adopt ADU
regulations consistent with state
law requirements for citywide
application
• Establish provisions for Low
Barrier Navigation Centers
(LBNC) consistent with state
law.
• Enforce city codes to eliminate
and prevent unsightly or
hazardous conditions in
residential areas, especially in
census tracts adjacent to the City
of Industry
Corresponding Housing Programs:
Programs 2, 3a-c,4, 5, 6, 11, 12,
and 13
• Disparities in Access to
Opportunity
• Lack of sufficient accessible
housing in a range of unit sizes
• Barriers to mobility
• Increase independence for the
elderly or families with
disabilities
• Use residential rehabilitation
programs for residential
improvement loans and grants,
as well as to provide barrier-free
housing for handicapped or
5 . Housing Plan Housing Element
City Council Hearing D raft – February 2022 Page H – 74 persons with disabilities,
especially in census tract 407701
• Monitor and facilitate the
preservation of at-risk affordable
housing units
• Continue to facilitate Reasonable
Accommodation request to
ensure equal housing
opportunities, especially in
census tract 407701
• Support new housing
developments accessible to the
elderly and disabled persons
Corresponding Housing Programs:
Programs 1, 9, 11, 12, and 13
• Displacement
• Integration and Segregation
• Lack of information on
affordable housing, fair housing,
and ADA laws
• Provide outreach material on
fair housing laws and direct
housing discrimination to the
appropriate enforcement
agencies
• Support county housing
agencies efforts to maintain, and
possibly increase, housing
vouchers to fund rental
assistance for lower income
households, especially in census
tracts 406901, 407102, 407601,
407701, and 407702
• Continue to promote activities
and programs with cooperation
with other agencies and
organizations to meet the needs
of the homeless population
Corresponding Housing Programs:
Programs 7, 8 and 13
Responsible Agency: Development Services Department
Funding: State, federal and regional sources as available, General Fund Schedule: Provided individually for distinct actions as noted in table

SUMMARY OF QUANTIFIED OBJECTIVES
Table 32 summarizes the city’s quantified objectives for the 2021-2029 planning period by income group.
• Construction of 1,929 new units for the 2021-2029 planning period, including 544 units for extremely low-/very low-income households, 275 units for low-income households, 275 units for moderate-income households, and 835 units for above moderate-income households.

Housing Element 5 . Housing Plan
City Council Hearing Draft - February 2022 Page H – 75
• Rehabilitation of 200 units during the planning period for extremely low-/very low-, low- , and moderate-income households.
• Preservation of 82 affordable units at risk of conversion to market-rate units.

Table 33. Summary of 2021-2029 Quantified Objectives
Income Level
Total
Extremely
Low Very Low Low Moderate
Above
Moderate
New Construction 544 275 275 835 1,929
Rehabilitation 25 25 50 100 -- 200
Preservation of At-Risk Units 82 -- 82
Housing Element Appendix A
City Council Hearing Draft – February 2022 Page H – A 1 Appendix A
Review of Past Accomplishments
State law (California Government Code §65588[a]) requires jurisdictions to review their housing elements to evaluate:
• The appropriateness of the housing goals, objectives, and policies in contributing to the attainment of the state housing goal;
• The effectiveness of the housing element in attainment of the community’s housing goals and objectives;
• The progress in implementation of the housing element; and • The effectiveness of the housing element programs on the special needs population.

The evaluation helps a jurisdiction identify the extent to which adopted programs have been successful in achieving stated objectives and addressing local needs, and how such programs continue to be relevant in addressing current and future housing needs. The evaluation provides the basis for recommended modifications to policies and programs in the updated element, and provides meaningful guidance for establishing new objectives.

This section summarizes La Puente’s accomplishments toward implementing the 2013-2021 Housing Element. Table A-1 summarizes the quantified objectives contained in the city’s previous Housing Element, and evaluates the progress toward fulfilling these objectives. A program-by-program review is presented in Table A-2.

Table A-1. Summary of 2013-2021 Quantified Objectives and Progress Income Level
Total
Extremely Low/
Very Low Low Moderate Above Moderate
Construction Objectives
Goal 104/104 168 135 354 865
Progress 0/34 39 76* 149
Rehabilitation Objectives
Goal 50/50 100 -- -- 200
Progress 0/88 1 0 0 89
Preservation Objectives
Goal 200 -- 200
Progress 253 -- 253
*Market-rate units (income level not recorded)
Source: City of La Puente, 2021
Appendix A Housing Element
Page H – A 2 City Council Hearing Draft – February 2022 Table A-2. Housing Element Program Evaluation, 2013-2021 Program Actions Objectives Accomplishments
Effectiveness and
Appropriateness
Housing Conservation and Improvement
Program 1: Residential
Rehabilitation Program
Provide information and technical
assistance to local property owners
regarding housing maintenance and
resources for funding maintenance work.

Use the Residential Rehabilitation
Program to:
• Provide barrier-free housing for
handicapped or persons with
disabilities
• Provide financial assistance for the
construction of bedroom additions
to eliminate overcrowding
conditions. Encourage residents to
address overcrowded conditions
through room additions through
expanded marketing of this program
to target households living in
crowded conditions.
• Provide information on the
residential rehabilitation program at
public counters, and provide
additional information that is more
prominently displayed on the city’s
website. Encourage use of the
program to residents who visit the
planning department for permits or
technical assistance on other types of
renovations or remodels. Post
program information at the
community and senior centers, and
include an annual posting on the
Rehabilitation of 25 units per
year, or 200 units during the
2013-2021 planning period.

The City’s Housing
Rehabilitation Program offers
grants and deferred loans to
improve the exterior and
interior of homes occupied by
low-income residents.

Assistance is offered as a
deferred loan for owneroccupied homes up to a
maximum of $37,790 at a 0%
interest rate. Under the Grant
Program a $12,000 grant is
offered for owner-occupied
homes with or without a
deferred loan.

During the planning period,
the city has processed 229
applications and has
successfully completed the
rehabilitation of 74 units, with
a total of $1,274,850 granted or
loaned to eligible program
participants.

Rehabilitation of homes
occupied by extremely-lowand low-income residents
continues to be an important
way to preserve the existing
housing stock and to satisfy
basic housing needs; for the
preservation of decent, safe,
and sanitary housing; to
correct hazardous structural
conditions; to make improvements considered necessary to eliminate blight and improve
handicapped access; and, to
correct building and health
code violations.

It should be noted the
effectiveness of this program
was significantly impacted by
the COVID-19 pandemic and
will be monitored and
evaluated for continuation in
the 2021-2029 cycle Housing
Element.

Housing Element Appendix A
City Council Hearing Draft – February 2022 Page H – A 3 Program Actions Objectives Accomplishments
Effectiveness and
Appropriateness
city’s newsletter.
• Allow for energy conservation
measures as eligible projects under
the Residential Rehabilitation
Program
Program 2: Code Enforcement Enforce city codes to eliminate and prevent unsightly or hazardous
conditions in residential areas. Provide
information and technical assistance to
local property owners regarding housing
maintenance.

Encourage property
maintenance
The city continued to work
cooperatively with property
owners to achieve Code
compliance.

This program is successful and
should be continued in the
2021-2029 cycle Housing
Element.

Housing Availability and Production
Program 3: Adequate Sites • Process an amendment to the Community Development Element
to revise the allowable density in the
High Density Residential land use
category from 26 to 30 du/ac and
increase the minimum density in the
R-4 zone from 18 to 20 du/ac.
• Maximize the density potential of
limited land resources by promoting
residential densities that achieve the
highest allowable density for specific
properties.
• Update the vacant and underutilized
residential sites inventory every two
years to maintain accurate
information for developers.
• Provide technical planning
assistance for applicants who
include low- or moderate-income
units in their developments.
• Create a marketing brochure that
provides information on available
Development of residential
units consistent with the City’s
RHNA allocation.

The City completed a
comprehensive update of the
Zoning Code on January 27,
2015 effectively meeting the
RHNA allocations excluding
the remaining 47 units. A
General Plan Amendment was
also adopted to increase the
allowable density in the HDR
land use designation to 30
du/ac to be consistent with the
new Zoning Code, and the
minimum density in the R-4
zone was increased to 20
du/ac.

Between 2013 and 2020, the
City monitored vacant and
underutilized sites. A total of
130 housing units have been
constructed between 2013 and
2021, including the Arboleda
Senior Apartments (74 units).

This program should be
revised to reflect prior
accomplishments.

Appendix A Housing Element
Page H – A 4 City Council Hearing Draft – February 2022 Program Actions Objectives Accomplishments
Effectiveness and
Appropriateness
development incentives,
technical/financial assistance
availability, and highlight the city’s
assets such as proximity to major
regional corridors and ongoing
infrastructure upgrades (see also
Programs 4 and 5).

The city approved plans for a
market rate townhome
development at 1st Street and
Workman Avenue for the
development of a 22-unit
condominium development.

Project construction began
2020.

Due to staffing constraints as a
result of the COVID-19
pandemic, the city has not
updated the Downtown
Business District Specific Plan,
nor prepared marketing
material.

Program 4: Review of
Downtown Business District
Specific Plan
• Continue to encourage the
construction of residential units,
both mixed use and freestanding, in
the downtown area, as allowed by
the Downtown Business District
Specific Plan.
• Generate marketing materials for
mixed-use developers that delineate
site opportunities for mixed-use,
technical assistance for interested
developers, financial resources
(local, private, and government), and
development incentives.
• Review the Downtown Business
District Specific Plan development
standards to determine whether any
revisions are necessary to encourage
development.

Encourage housing
development in the
Downtown Business District
The Downtown Business
District Specific Plan has not
yet been amended due to
staffing constraints; however,
the city has been providing
technical assistance to a
townhome project on 1st Street
and Workman, as well as a
new development at Main
Street and 2nd Street which will
result in the construction of 40
residential units.

Due to staffing constraints,
marketing material have not
yet been prepared due to
staffing constraints.

This program should be
continued in the 2021-2029
cycle Housing Element.

Housing Element Appendix A
City Council Hearing Draft – February 2022 Page H – A 5 Program Actions Objectives Accomplishments
Effectiveness and
Appropriateness
Program 5: Facilitate
Redevelopment of
Underutilized Properties
• Facilitate the assembly and recycling
of underutilized properties for new
affordable housing construction
through technical and/or financial
assistance to developers and
property owners. Technical
assistance includes land
development counseling by city
planners, marketing brochure that
provides information on available
development incentives,
coordination with agencies required
to be involved in the development
process such as the Los Angeles
County Fire, Hazardous Waste, and
Health Departments, and access to a
list of sites available for residential
development (such as properties that
are vacant and underutilized) for
local real estate agents. Since there is
no maximum density in the
Downtown Business District, no
density bonus incentive for lot
consolidation is necessary.
• Waive or reduce fees for affordable
projects, including sewer impact
fees, to the extent feasible.
• Provide a marketing brochure with
information on available
development incentives,
technical/financial assistance
availability, and highlight the City’s
assets such as proximity to major
regional corridors and ongoing
infrastructure upgrades (see also
Redevelopment of
underutilized sites
The city has been providing
assistance to the townhome
project on 1st and Workman.

In addition, in January 2017
the City Council approved a
Development Agreement for
the construction of 45 market
rate single-family detached
condominium units on a 3.89-
acre underutilized site at 747
Del Valle. Project was
completed in 2019.

Due to staffing constraints,
marketing material have not
yet been prepared due to
staffing constraints
This program should be
continued in the 2021-2029
cycle Housing Element.

Appendix A Housing Element
Page H – A 6 City Council Hearing Draft – February 2022 Program Actions Objectives Accomplishments
Effectiveness and
Appropriateness
Programs 3 and 4).
• Continue to encourage the
consolidation of small parcels as a
means to maximize development
potential. This provision is intended
to make full use of the City’s limited
land resources and promote larger
residential developments that can
facilitate a wide range of housing
types and affordability levels.

Incentives will include technical
assistance and expedited processing
for projects that consolidate two or
more parcels.
• Encourage the use of density
bonuses for affordable and senior
housing projects as provided under
law.

Housing Affordability
Program 6: Section 8 Rental
Assistance
• Support federal, state, and county
efforts to maintain, and possibly
increase, Section 8 rental assistance
to fund housing assistance for
extremely-low- and very-lowincome households by directing eligible households to LACDA
through referrals and the city
website.
• Provide information and referrals to
landlords regarding participation in
the Section 8 Rental Assistance
Program.

Support continued use of the
Section 8 program by city
residents
The city continued to support
federal, state, and county in
the Section 8 program.

This program should be
continued in the 2021-2029
cycle Housing Element.

Housing Element Appendix A
City Council Hearing Draft – February 2022 Page H – A 7 Program Actions Objectives Accomplishments
Effectiveness and
Appropriateness
Program 7: Assist Affordable
Housing Development with
Priority for Extremely-LowIncome Units
• To the extent funding is available,
defer or waive permit and
development fees, and allocate funds
to defray the cost of land and/or
required off-site improvements for
developments providing lowerincome housing. Sewer impact fees (connection fee) may be waived or
reduced for projects that include
lower-income housing, with priority
for developments with extremelylow-income units.
• As federal and state funding
permits, continue issuing loans and
grants as part of the Residential
Rehabilitation Program (see
Program 1) as a means to reducing
overcrowding, maintaining a high
quality housing stock, and assisting
lower-income households and
property owners in maintaining
affordable housing units.

Reduce development costs to
facilitate construction of
affordable housing.

In February 2020, the city
authorized (Res. No. 20-5542)
the LACDA to issue bonds or
notes not to exceed $20 million
and make or acquire mortgage
loans to finance the purchase
and rehabilitation of an
existing 95-unit senior
affordable housing project at
13712 E. Sunkist Dr. In
addition, the Arboleda Senior
Apartments (74 units) were
built during the planning
period.

This program should be
continued in the 2021-2029
cycle Housing Element.

Program 8: Preservation of
Affordable Housing
There are three assisted housing
developments in La Puente providing
291 affordable units. Two of these
projects – La Villa Puente Apartments
and Nantes Manor – are owned by forprofit entities. It is unknown at this time whether the owners will continue to
renew the Section 8 contracts for these
properties. Since the elimination of the
Redevelopment Agency, the city has no
staff or funding resources to devote to
monitoring or facilitating the
preservation of these at-risk units. If any
Preservation of 291 affordable
housing units
In June 2016 the City Council
conducted a TEFRA hearing
and approved resolutions for
the issuance of tax exempt
bond financing by the
California Statewide
Communities Development
Authority for the benefit of La
Puente Park Preservation LP,
to provide financing for the
acquisition, rehabilitation,
improvement, and equipping
of a 132-unit multifamily rental
This program should be
continued in the 2021-2029
cycle Housing Element.

Appendix A Housing Element
Page H – A 8 City Council Hearing Draft – February 2022 Program Actions Objectives Accomplishments
Effectiveness and
Appropriateness
properties indicate plans to convert to
market rate, the city will contact the Los
Angeles County Housing Authority to
explore preservation options.
housing project known as La
Puente Park Apartments.

In August 2017, the city
assisted a developer in
submitting application to
TCAC and CDLAC for the
rehabilitation of the 121 unit
La Villa Puente Apartments.

The rehabilitation was
completed in 2019.

Program 9: First-Time
Homebuyer Assistance
• Inform and direct private developers
and first-time homebuyers to
CalHFA’s mortgage programs as a
means to facilitate the construction
of new, affordable housing for lowand moderate-income households. • Post information on the availability
of this program on the city’s website,
provide information at prominent
public counters. As appropriate the
city will provide information at
housing and lending related events
sponsored by local congresspersons
and other local entities such as the
Fair Housing Foundation.

Facilitate affordable home
ownership
In October 2020, LACDA was
awarded grant funding from
HCD’s Permanent Local
Housing Allocation (PLHA)
program. As a LACDA
‘participating city’, La Puente
anticipates receiving a total of
$1,328,000 over five years to
use for a first-time homebuyer
down payment assistance
program in the city. This
includes a Year Two allocation
of approximately $331,867.

This program should be
continued in the 2021-2029
cycle Housing Element.

Program 10: Homeless
Assistance
• Provide funding for extremely-lowincome, homeless and at-risk persons originating from the city of
La Puente as funding is available
and approved by the City Council.
• Facilitate provision of emergency
shelters and transitional/supportive
housing.

Continue to support ESGVCH
in the provision of homeless
and transitional housing
assistance.

Funding in the total amount of
$5,000 has been provided to
the ESGVCH for Fiscal Years
2015-16 and 2016-17. Funding
has also been included in the
approved Fiscal Year 2017-18
This program should be
continued in the 2021-2029
cycle Housing Element.

Housing Element Appendix A
City Council Hearing Draft – February 2022 Page H – A 9 Program Actions Objectives Accomplishments
Effectiveness and
Appropriateness
budget in the amount of
$5,000.

Additionally, in collaboration
with the San Gabriel Valley
Council of Governments
(COG), the City Council
approved the ‘La Puente Plan
to Combat Homelessness’ in
June 2018. In June 2020, the
city received $165,000 in grant
funding to assist the city with
helping those in the city that
are experiencing homelessness
or may soon be homeless. City
and COG implementation of
the Plan include homeless
assistance activities such as
homeless navigation services,
housing vouchers, prevention
and diversion, law
enforcement, encampment
clean-ups, and other related
actions.

Removing Governmental Constraints
Program 11: Minimize
Regulatory Constraints to
Housing
• Ensure that the definition of a
“family” in the Zoning Code is
consistent with fair housing law.
• Ensure that regulations for
emergency shelters and
transitional/supportive housing
continue to encourage and facilitate
these uses consistent with state law.
• Review the Zoning Code to ensure
that regulations encourage singleZoning Code amendment in 2015/16
Zoning Code amendments
were adopted regarding the
definition of “family,”
transitional and supportive
housing, and manufactured
housing.

This program should be
revised to reflect prior
accomplishments.

Appendix A Housing Element
Page H – A 10 City Council Hearing Draft – February 2022 Program Actions Objectives Accomplishments
Effectiveness and
Appropriateness
room-occupancy (SRO) housing in
appropriate locations.
• Ensure that manufactured housing
on a permanent foundation is
permitted subject to the same
requirements as apply to
conventional single-family homes.
• Review off-street parking
requirements for one-bedroom units
in FY 2015/16 and if they are found
to be an unreasonable constraint, a
zoning amendment will be
processed to modify standards
Program 12: Encourage
Second Units (aka Accessory
Dwelling Units)
• To encourage second units as a
resource for increasing housing
resources and alleviating overcrowding, the city will assist homeowners with second-unit
applications, explain the application
process, and describe incentives to
promote their development. The city
will also advertise second-unit
development opportunities to
homeowners on the city’s web site,
at the community and senior centers.

Encourage development of at
least one second unit per year
Seventy-four (74) second units
were permitted with 44
constructed and finalized
between 2013-2021.

This program should be
continued in the 2021-2029
cycle Housing Element.

Equal Housing Opportunity
Program 18: Fair Housing and
Reasonable Accommodation
• Continue to provide outreach
material on state and federal fair
housing laws and direct complaints
of housing discrimination to
appropriate enforcement agencies
(i.e., State Department of Fair
Employment and Housing, Fair
Housing Council of the San Gabriel
Facilitate fair housing practices The city continued to make fair housing information available
to residents and implement the
Reasonable Accommodation
Ordinance.

No reasonable accommodation
requests have been requested
This program should be
continued in the 2021-2029
cycle Housing Element.

Housing Element Appendix A
City Council Hearing Draft – February 2022 Page H – A 11 Program Actions Objectives Accomplishments
Effectiveness and
Appropriateness
Valley, and Federal Department of
Housing and Urban Development).
• Continue to implement the City’s
Reasonable Accommodation
Ordinance (Municipal Code Chapter

10.90), which establishes procedures
for persons with disabilities to
request modifications to City rules,
policies, practices, and procedures
where such accommodation may be
necessary to ensure equal housing
opportunities. Provide information
to assist applicants on the City
website and at City offices.
as yet during the current
planning period.

H o u s i n g E l e m e n t A p p e n d i x B
C i t y C o u n c i l H e a r i n g D r a f t – F e b r u a r y 2 0 2 2 P a g e H – D 1 Appendix B
Public Participation
This update to the Housing Element has provided residents and other interested parties with opportunities to review draft documents and proposed policies, and to provide recommendations for consideration by decision-makers pursuant to Government Code §65583. In keeping with health and safety protocols during the COVID-19 pandemic, community outreach is being conducted using several virtual and digital engagement tools. Public participation efforts include Stakeholder Interviews, a City Council Study Session, Community Workshops, online surveys/polls, and noticed public hearings. All project materials and notices are posted and advertised on the city’s website and social media platforms, and hardcopies made available at public facilities including the La Puente City Hall, the La Puente Community Center, and the La Puente Library to ensure broad access and exposure throughout the city.

Public Comment Summary
The outreach efforts mentioned above generated a variety of comments and input from the public.

Community input and feedback to help to guide preparation of the 2021-2029 Housing Element is summarized in Table B-1.

Housing Element Webpage
City staff developed a Housing Element webpage for public consumption available at https://lapuente.org/government/departments/development-services/planning-division (Figure B-1). The webpage provides relevant information about the update process, key features of the Housing Element, and upcoming outreach events. The webpage also provides access virtual outreach events, the Housing Needs Survey, and community workshop polls.

Stakeholder Interviews
On March 29 and March 31, 2021, city staff and the consultant team of RRM Design Group and Veronica Tam & Associates of conducted a series of six (6) virtual video calls with a variety of stakeholders with known involvement in housing issues or development, commitment to serving special needs populations, or affiliation within organizations that provide a variety of services in the community and/or immediate San Gabriel Valley region to solicit public input on the Housing Element update. Ten (10) members of the public participated in the interview, representing for-profit and nonprofit developers, local/regional service providers, and congregational organizations familiar with the city.

Online Housing Needs Survey
On April 19, 2021, the city launched an online Housing Needs Survey in both English and Spanish on the Housing Element webpage. Hardcopies of the survey were also provided at public facilities including City Hall, the La Puente Community Center, and the La Puente Library. The survey was A p p e n d i x B H o u s i n g E l e m e n t
P a g e H – D 2 C i t y C o u n c i l H e a r i n g D r a f t – F e b r a u a r y 2 0 2 2 made available online to June 25, 2021, where a total of 63 people responded. Participants were asked to consider potential policies and programs to include in the Housing Element. See survey results in Figure B-2).

City Council Study Session
On May 25, 2021, the La Puente City Council held a virtual study session geared towards the Housing Element. Staff and the Consulting Team made a brief presentation to the City Council that provided an overview of the Housing Element update process as well as the city’s approach to the Regional Housing Needs Assessment (RHNA). There were no public comments made at the at the conclusion of the study session. The study session was properly noticed, agendized, and advertised on the city’s webpage and social media platforms.

Community Workshop
On June 14, 2021, city staff and consultants hosted a virtual community workshop to solicit public input on the 2021-2029 Housing Element. The workshop was advertised on the city’s webpage and social media platforms, as well as on bi-lingual flyers posted at public facilities (Figure B-4).

Invitations to participate were also sent directly to stakeholders via email. Staff and consultants made a brief presentation (Figure B-4) that provided an overview of the update process. The Community Workshop presentation can be furnished by city staff per request. Spanish interpretation of the presentation was also made available. Four (4) participants attended the workshop and were able to share their ideas and concepts to address the city’s housing needs and trends by responding to poll questions during the workshop.

Public Review Draft
On November 10, 2021, the Public Review Draft was published online and hardcopies made available at city facilities including City Hall for a public comment period of 30 days. However, the Public Review Draft remained available online with the city accepting comments up to February 19, 2022.

The Public Review Draft was distributed to local and regional stakeholders and organizations listed in Table B-2.

H o u s i n g E l e m e n t A p p e n d i x B
C i t y C o u n c i l H e a r i n g D r a f t – F e b r u a r y 2 0 2 2 P a g e H – D 3 Table B-1. Public Comment Summary
Community Input - Key Themes Where Addressed in the 2021-2029 Housing Element Evaluate parking, open space, lot size, and density
standards to provide flexibility in housing
development
• Constraints Analysis – Government Constraints
• Housing Plan – Program 11
Encourage partnerships with service and nontraditional organizations • Needs Assessment – Particular Needs Groups
• Constraints Analysis – Government Constraints
• Housing Plan – Program 11, 13, 14
Streamline housing development process through
communication and policy refinements
• Constraints Analysis – Government Constraints
• Housing Plan – Program 11, 12
Locate new housing opportunities in Downtown,
along major corridors like Hacienda Blvd., Azusa
Way, Amar Road, and underutilized shopping
centers
• Housing Resources – Availability of Site for Housing
• Housing Plan – Programs 4, 5, 6
Resources for homeless persons should be
identified
• Needs Assessment – Particular Needs Groups
• Housing Resources – Availability of Site for Housing
• Housing Plan – Program 11
Continue to promote construction of ADUs, with
policies to address overcrowding and parking
issues
• Constraints Analysis – Government Constraints
• Housing Resources – Availability of Site for Housing
• Housing Plan – Program 12
Address housing discrimination by income, race,
and immigration status
• Needs Assessment – Affirmatively Furthering Fair
Housing
• Housing Resources – Availability of Site for Housing
• Housing Plan – Programs 3c, 7, 8
Housing affordability (cost burden/overpayment)
for both rental and ownership is a significant issue
• Needs Assessment – Housing Profile
• Housing Resources – Availability of Site for Housing
• Housing Plan – Programs 3c, 7, 8, 9
Ease development regulations to allow Transitional
or Supportive Housing, and Emergency Shelters for
homeless persons
• Constraints Analysis – Government Constraints
• Housing Plan – Programs 11, 13, 14
Make education/information on financial resources
for renters and first-time homebuyers easy to access
• Housing Resources – Financial Resources
• Housing Plan – Programs 7, 10
Maximize development on vacant residential and
commercial lots
• Housing Resources – Availability of Site for Housing
• Housing Plan – Programs 3a, 3b, 5
Revitalize Downtown with mixed-use projects with
increased building height
• Constraints Analysis – Government Constraints
• Housing Plan – Programs 4, 5
Focus rehabilitation efforts of existing housing
stock; increase access to grants and loans for home
improvement
• Needs Assessment – Housing Profile
• Housing Resources – Financial Resources
• Housing Plan – Programs 1, 2, 8, 9
Further efforts to promote fair housing services • Needs Assessment – Affirmatively Furthering Fair Housing
• Housing Resources – Availability of Site for Housing
• Housing Plan – Programs 13, 14

A p p e n d i x B H o u s i n g E l e m e n t
P a g e H – D 4 C i t y C o u n c i l H e a r i n g D r a f t – F e b r a u a r y 2 0 2 2 Figure B-1. Housing Element Website
H o u s i n g E l e m e n t A p p e n d i x B
C i t y C o u n c i l H e a r i n g D r a f t – F e b r u a r y 2 0 2 2 P a g e H – D 5 Figure B-2. Online Housing Needs Survey Responses
A p p e n d i x B H o u s i n g E l e m e n t
P a g e H – D 6 C i t y C o u n c i l H e a r i n g D r a f t – F e b r a u a r y 2 0 2 2 H o u s i n g E l e m e n t A p p e n d i x B
C i t y C o u n c i l H e a r i n g D r a f t – F e b r u a r y 2 0 2 2 P a g e H – D 7 A p p e n d i x B H o u s i n g E l e m e n t
P a g e H – D 8 C i t y C o u n c i l H e a r i n g D r a f t – F e b r a u a r y 2 0 2 2 H o u s i n g E l e m e n t A p p e n d i x B
C i t y C o u n c i l H e a r i n g D r a f t – F e b r u a r y 2 0 2 2 P a g e H – D 9 A p p e n d i x B H o u s i n g E l e m e n t
P a g e H – D 10 C i t y C o u n c i l H e a r i n g D r a f t – F e b r a u a r y 2 0 2 2
H o u s i n g E l e m e n t A p p e n d i x B
C i t y C o u n c i l H e a r i n g D r a f t – F e b r u a r y 2 0 2 2 P a g e H – D 11 A p p e n d i x B H o u s i n g E l e m e n t
P a g e H – D 12 C i t y C o u n c i l H e a r i n g D r a f t – F e b r a u a r y 2 0 2 2
H o u s i n g E l e m e n t A p p e n d i x B
C i t y C o u n c i l H e a r i n g D r a f t – F e b r u a r y 2 0 2 2 P a g e H – D 13 A p p e n d i x B H o u s i n g E l e m e n t
P a g e H – D 14 C i t y C o u n c i l H e a r i n g D r a f t – F e b r a u a r y 2 0 2 2
H o u s i n g E l e m e n t A p p e n d i x B
C i t y C o u n c i l H e a r i n g D r a f t – F e b r u a r y 2 0 2 2 P a g e H – D 15

H o u s i n g E l e m e n t A p p e n d i x B
C i t y C o u n c i l H e a r i n g D r a f t – F e b r u a r y 2 0 2 2 P a g e H – D 1 Figure B-3. Community Workshop Flyer
A p p e n d i x B H o u s i n g E l e m e n t
P a g e H – D 2 C i t y C o u n c i l H e a r i n g D r a f t – F e b r a u a r y 2 0 2 2 Figure B-4. Community Workshop Presentation
H o u s i n g E l e m e n t A p p e n d i x B
C i t y C o u n c i l H e a r i n g D r a f t – F e b r u a r y 2 0 2 2 P a g e H – D 3 A p p e n d i x B H o u s i n g E l e m e n t
P a g e H – D 4 C i t y C o u n c i l H e a r i n g D r a f t – F e b r a u a r y 2 0 2 2 H o u s i n g E l e m e n t A p p e n d i x B
C i t y C o u n c i l H e a r i n g D r a f t – F e b r u a r y 2 0 2 2 P a g e H – D 5 A p p e n d i x B H o u s i n g E l e m e n t
P a g e H – D 6 C i t y C o u n c i l H e a r i n g D r a f t – F e b r a u a r y 2 0 2 2 H o u s i n g E l e m e n t A p p e n d i x B
C i t y C o u n c i l H e a r i n g D r a f t – F e b r u a r y 2 0 2 2 P a g e H – D 7 A p p e n d i x B H o u s i n g E l e m e n t
P a g e H – D 8 C i t y C o u n c i l H e a r i n g D r a f t – F e b r a u a r y 2 0 2 2 Table B-2. Public Notice List
City of West Covina
1444 W. Garvey Avenue South
Room 208
West Covina, CA 91790
City of Industry
15625 E. Stafford Street #100
City of Industry, CA 91744
Bassett Unified School District
904 N. Willow Avenue
La Puente, CA 91746
Rowland Unified School Dist.
1830 Nogales Street
Rowland Heights, CA 91748
Hacienda/LaPuente Unified School
District
15959 E. Gale Avenue
City of Industry, CA 91716
San Gabriel Valley Water
Company
14404 Valley Boulevard
Industry, CA 91746
SCAG
818 West 7th Street, 12th Floor
Los Angeles, CA 90017
Suburban Water Systems
1325 N. Grand Avenue, Suite 100
Covina, CA 91724-3603
Housing Authority of the County
of Los Angeles
700 W. Main Street
Alhambra, CA 91801
La Puente Valley County Water District
112 N. First Street
La Puente, CA 91744
Chairperson
Gabrieleno/Tongua Tribal Council
501 Santa Monica Boulevard, Ste. 500
Santa Monica, CA 90401-2415
San Gabriel Valley COG
1000 S. Fremont Ave., Unit 42
Bldg A-10N, Suite 10-210
Alhambra, CA 91803
East San Gabriel Valley Coalition for the
Homeless
St. John Vianney Church
1345 Turnbull Canyon Road
Hacienda Heights, CA 91745
The Kennedy Commission
17701 Cowan Avenue, Suite 200
Irvine, CA 92614
H o u s i n g E l e m e n t A p p e n d i x C
C i t y C o u n c i l H e a r i n g D r a f t – F e b r u a r y 2 0 2 2 P a g e H – B 1
Appendix C
Inventory of Housing Sites
A p p e n d i x C H o u s i n g E l e m e n t
P a g e H – B 2 C i t y C o u n c i l H e a r i n g D r a f t – F e b r u a r y 2 0 2 2 Figure B-1. Vacant Residential Sites
H o u s i n g E l e m e n t A p p e n d i x C
C i t y C o u n c i l H e a r i n g D r a f t – F e b r u a r y 2 0 2 2 P a g e H – B 3 Table C-1. Vacant Residential Sites
Key
Map
Site
ID#
Site Address/
Intersection APN
Current
General
Plan
Current
Zoning
Min.

Density
Allowed
Max.

Density
Allowed
Parcel Size
(Acres)
Existing
Use/
Vacancy
Publicly
Owned
Identified
in Last/Last
Two
Planning
Cycle(s)
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Total
Capacity
1 MAIN ST/
DALESFORD DR 8247-016-058 LDR R1 0 7 0.21 Vacant No No 1 1 2 LAS VECINAS DR 8247-004-015 LDR R1 0 7 0.25 Vacant No No 1 1 3 SAN JOSE AVE/
N STIMSON AVE 8247-005-018 LDR R1 0 7 0.24 Vacant No No 1 1 4 HILL ST/
N DEL VALLE AVE 8247-002-037 LDR R1 0 7 1.77 Vacant No No 10 10 5 15803 VICTORIA AVE 8251-017-014 LDR R1 0 7 0.16 Vacant No No 0 0 6 N CALIFORNIA AVE/
DEVALE ST 8471-018-021 LDR R1 0 7 0.47 Vacant No No 2 2 7 236 N 3RD ST 8246-006-018 MDR R2 0 14 0.17 Vacant No No 1 1 8 N 2ND ST/
ROWLAND ST 8246-005-021 MDR R2 0 14 0.17 Vacant No No 1 1 9 N 3RD ST/
WORKMAN ST 8246-008-001 MDR R2 0 14 0.17 Vacant No No 1 1 10 126 N 2ND ST 8246-008-013 MDR R2 0 14 0.17 Vacant No No 1 1 A p p e n d i x C H o u s i n g E l e m e n t
P a g e H – B 4 C i t y C o u n c i l H e a r i n g D r a f t – F e b r u a r y 2 0 2 2 Figure B-2. Residential Recycled Sites – Focus Area A
Residentially Zoned Recycled Parcels
H o u s i n g E l e m e n t A p p e n d i x C
C i t y C o u n c i l H e a r i n g D r a f t – F e b r u a r y 2 0 2 2 P a g e H – B 5 Table C-2. Residential Recycled Sites – Focus Area A
Key
Map
Site
ID#
Site Address/
Intersection APN Current General Plan
Current
Zoning
Min.

Density
Allowed
Max.

Density
Allowed
Parcel Size
(Acres)
Existing Use/
Vacancy
Publicly
Owned
Identified in
Last/Last
Two
Planning
Cycle(s)
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Total
Capacity
11 15243 NELSON AVE 8214-016-020 LDR R1 0 7 0.47 School No Yes 2 2 12 335 WILLOW AVE 8201-026-012 LDR R1 0 7 0.95 Residential (2 unit) No Yes 5 5
13 13925 NELSON AVE 8201-027-007 LDR R1 0 7 1.97 Church No Yes 10 10 14 666 ARDILLA AVE 8201-008-019 MDR R2 0 14 0.4 Residential (1 unit) No Yes 4 4
15 13901 TEMPLE AVE 8201-009-001 MDR R2 0 14 1.96 Church No Yes 19 19 16 540 LEAGUE AVE 8203-018-006 MHDR R3 14 18 0.35 Residential (1 unit) No Yes 5 5
17 14318 BECKNER ST 8203-030-012 MHDR R3 14 18 0.34 Residential (1 unit) No Yes 5 5
A p p e n d i x C H o u s i n g E l e m e n t
P a g e H – B 6 C i t y C o u n c i l H e a r i n g D r a f t – F e b r u a r y 2 0 2 2 Figure B-3. Residential Recycled Sites – Focus Area B
Residentially Zoned Recycled Parcels
H o u s i n g E l e m e n t A p p e n d i x C
C i t y C o u n c i l H e a r i n g D r a f t – F e b r u a r y 2 0 2 2 P a g e H – B 7 Table C-3. Residential Recycled Sites – Focus Area B
Key
Map
Site
ID#
Site Address/
Intersection APN
Current
General
Plan
Current
Zoning
Min.

Density
Allowed
(units/acre)
Max.

Density
Allowed
(units/acre)
Parcel
Size
(Acres)
Existing Use/
Vacancy
Publicly
Owned
Identified
in Last/Last
Two
Planning
Cycle(s)
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Total
Capacity
Common
Ownership
18 665 GLENDORA AVE 8251-014-048 LDR R1 0 7 1.52 Non-vacant No Yes 7 7 Yes 666 GLENDORA AVE 8251-014-047 LDR R1 0 7 0.37 Residential (1 unit) No Yes 1 1 Yes 19 1329 STIMSON AVE 8254-013-011 MDR R2 0 14 0.33 Residential (1 units) No Yes 2 2 20 1343 STIMSON AVE 8254-013-040 MDR R2 0 14 0.18 Residential (1 units) No Yes 1 1 21 1209 BALLISTA AVE 8254-015-033 MDR R2 0 14 0.32 Residential (1 units) No Yes 2 2 22 1023 UNRUH AVE 8472-034-015 MDR R2 0 14 0.35 Residential (1 units) No Yes 3 3 23 703 DEL VALLE AVE 8251-002-012 MDR R2 0 14 0.28 Residential (1 units) No Yes 2 2 24 921 DEL VALLE AVE 8251-004-018 MDR R2 0 14 0.35 Residential (1 units) No Yes 3 3 25 624 5TH ST 8251-018-053 MDR R2 0 14 0.24 Residential (1 units) No Yes 1 1 26 15732 CADWELL ST 8252-012-006 MDR R2 0 14 0.28 Residential (1 units) No Yes 2 2 27 15704 CADWELL ST 8252-012-010 MDR R2 0 14 0.29 Residential (1 units) No Yes 2 2 28 15762 CADWELL ST 8252-012-002 MDR R2 0 14 0.28 Residential (1 units) No Yes 2 2 29 15839 SIERRA VISTA
CT 8251-002-015 MDR R2 0 14 0.39 Residential (1 units) No Yes 3 3 30 664 5TH ST 8251-018-025 MDR R2 0 14 0.15 Non-vacant No Yes 0 31 656 5TH ST 8251-018-008 MDR R2 0 14 0.4 Residential (1 units) No Yes 3 3 32 610 5TH ST 8251-018-016 MDR R2 0 14 0.44 Residential (1 units) No Yes 4 4 33 662 5TH ST 8251-018-026 MDR R2 0 14 0.5 Residential (2 units) No Yes 4 4 34 534 5TH ST 8251-017-038 MDR R2 0 14 0.59 Residential (1 units) No Yes 5 5 35 15721 HAYLAND ST 8252-009-022 MHDR R3 14 18 0.27 Residential (1 units) No Yes 3 3 36 15755 HAYLAND ST 8252-009-031 MHDR R3 14 18 0.21 Residential (1 units) No Yes 2 2 37 1048 LARIMORE AVE 8252-010-030 MHDR R3 14 18 0.22 Residential (1 units) No Yes 2 2 38 15724 HAYLAND ST 8252-011-004 MHDR R3 14 18 0.22 Residential (1 units) No Yes 2 2 A p p e n d i x C H o u s i n g E l e m e n t
P a g e H – B 8 C i t y C o u n c i l H e a r i n g D r a f t – F e b r u a r y 2 0 2 2 39 15734 FAIRGROVE AVE 8252-009-005 MHDR R3 14 18 0.29 Residential (1 units) No Yes 3 3 40 15745 HAYLAND ST 8252-009-019 MHDR R3 14 18 0.3 Residential (1 units) No Yes 3 3 41 1103 LARIMORE AVE 8252-011-009 MHDR R3 14 18 0.36 Residential (2 units) No Yes 4 4 42 1059 LARIMORE AVE 8252-011-013 MHDR R3 14 18 0.36 Residential (1 units) No Yes 4 4 43 15217 FAIRGROVE AVE 8471-022-009 MHDR R3 14 18 0.25 Parking Lot No No 2 2 FAIRGROVE AVE 8471-022-016 MHDR R3 14 18 0.25 Parking Lot No No 2 2 44 1179 AILERON AVE 8252-009-038 MHDR R3 14 18 1.31 Church, Residential (1 unit) No No 12 12
45 1010 N UNRUH AVE 8472-037-030 HDR R4 20 30 1.4 Church No No 22 22 46 15608 AMAR RD 8251-004-029 HDR R4 20 30 0.26 Residential (1 units) No Yes 3 3 47 15602 AMAR RD 8251-004-030 HDR R4 20 30 0.38 Residential (1 units) No Yes 5 5 48 15616 AMAR RD 8251-004-028 HDR R4 20 30 0.56 Residential (1 units) No No 8 8 H o u s i n g E l e m e n t A p p e n d i x C
C i t y C o u n c i l H e a r i n g D r a f t – F e b r u a r y 2 0 2 2 P a g e H – B 9 Figure B-4. Residential Recycled Sites – Focus Area C
Residentially Zone Recycled Parcels
A p p e n d i x C H o u s i n g E l e m e n t
P a g e H – B 10 C i t y C o u n c i l H e a r i n g D r a f t – F e b r u a r y 2 0 2 2 Table C-4. Residential Recycled Sites – Focus Area C
Key
Map
Site
ID#
Site Address/
Intersection APN
Current
General
Plan
Current
Zoning
Min.

Density
Allowed
(units/acre)
Max.

Density
Allowed
(units/acre)
Parcel Size
(Acres)
Existing
Use/
Vacancy
Publicly
Owned
Identified
in Last/Last
Two
Planning
Cycle(s)
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Total
Capacity
Common
Ownership
49 16009 SAN JOSE AVE 8247-002-034 LDR R1 0 7 0.57 Residential (1 unit) No Yes 2 2
50 420 GLENDORA AVE 8246-002-031 LDR R1 0 7 0.64 Church No Yes 2 2 Yes 15822 SAN JOSE AVE 8246-002-012 LDR R1 0 7 0.16 Parking Lot No No 0 0 Yes 15824 SAN JOSE AVE 8246-002-011 LDR R1 0 7 0.16 Residential (1 unit) No No 0 0 Yes
15830 SAN JOSE AVE 8246-002-010 LDR R1 0 7 0.16 Residential (1 unit) No No 0 0 Yes
51 15812 HILL ST 8247-001-026 LDR R1 0 7 0.76 Residential (1 unit) No Yes 3 3
52 15977 SAN JOSE AVE 8247-002-035 LDR R1 0 7 0.75 Residential (1 unit) No Yes 3 3
53 431 FERRERO LN 8247-015-003 LDR R1 0 7 0.8 Residential (1 unit) No Yes 3 3
54 15701 HILL ST 8251-016-003 LDR R1 0 7 0.72 Church No Yes 3 3 55 201 HILLCREST DR 8247-007-020 LDR R1 0 7 1
Residential
(1 unit) No Yes 4 4
56 16060 SAN JOSE AVE 8247-004-016 LDR R1 0 7 1.54 Residential (1 unit) No Yes 8 8
57 15650 TEMPLE AVE 8251-016-044 LDR R1 0 7 0.69 Church No Yes 3 3 Yes

N STIMSON/TEMPLE
AVE 8251-016-042 LDR R1 0 7 0.81 Parking Lot No Yes 4 4 Yes 58 N 2ND ST/WORKMAN ST 8246-008-804 MDR R2 0 14 0.69 Parking Lot No Yes 7 7 59 665 DORA GUZMAN AVE 8263-003-037 HDR R4 20 30 0.54 Auto Carwash No Yes 10 10
H o u s i n g E l e m e n t A p p e n d i x C
C i t y C o u n c i l H e a r i n g D r a f t – F e b r u a r y 2 0 2 2 P a g e H – B 11 Figure B-5. Downtown Business District
A p p e n d i x C H o u s i n g E l e m e n t
P a g e H – B 12 C i t y C o u n c i l H e a r i n g D r a f t – F e b r u a r y 2 0 2 2 Table C-5. Downtown Business District
Key
Map
Site
ID#
Site Address/
Intersection APN
Current
General
Plan
Current
Zoning
Min. Density
Allowed
(units/acre)
Max. Density
Allowed
(units/acre)
Parcel Size
(Acres)
Existing Use/
Vacancy
Publicly
Owned
Identified in
Last/Last
Two
Planning
Cycle(s)
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Total
Capacity
DBD
Sub
Area
Common
Ownership
Year
Built
60 15818 MAIN ST 8246-013-
019 MU DBD 0
Unlimited
(50 expected) 0.10 Commercial/Retail No No 4 4 1 Yes 1927 15812 MAIN ST 8246-013-
021 MU DBD 0
Unlimited
(50 expected) 0.07 Commercial/Retail No No 3 3 1 Yes 1953 15824 MAIN ST 8246-013-
018 MU DBD 0
Unlimited
(50 expected) 0.06 Commercial/Retail No No 2 2 1 1913
15805 OLD

VALLEY BLVD
8246-013-
015 MU DBD 0
Unlimited
(50 expected) 0.14 Commercial/Retail No No 6 6 1 Yes 1973 15826 MAIN ST 8246-013-
016 MU DBD 0
Unlimited
(50 expected) 0.10 Commercial/Retail No No 4 4 1 1922
15832 MAIN ST 8246-013-
020 MU DBD 0
Unlimited
(50 expected) 0.11 Commercial/Retail No No 4 4 1 Yes 1922 15820 MAIN ST 8246-013-
023 MU DBD 0
Unlimited
(50 expected) 0.05 Commercial/Retail No No 2 2 1 Yes 1916 S 1ST ST/MAIN
ST
8246-013-
902 MU DBD 0
Unlimited
(50 expected) 0.03 Parking Lot Yes No 1 1 1 Yes
S 1ST ST/

MAIN ST
8246-013-
904 MU DBD 0
Unlimited
(50 expected) 0.06 Parking Lot Yes No 2 2 1 Yes
S 1ST ST/

MAIN ST
8246-013-
900 MU DBD 0
Unlimited
(50 expected) 0.05 Parking Lot Yes No 2 2 1 Yes
61 15852 MAIN ST 8246-014-
003 MU DBD 0
Unlimited
(50 expected) 0.15 Commercial/Retail No No 6 6 2 1929
15856 MAIN ST 8246-014-
004 MU DBD 0
Unlimited
(50 expected) 0.16 Commercial/Retail No No 7 7 2 Yes 1922 15842 MAIN ST 8246-014-
001 MU DBD 0
Unlimited
(50 expected) 0.16 Commercial/Office No No 7 7 2 1915
15848 MAIN ST 8246-014-
002 MU DBD 0
Unlimited
(50 expected) 0.16 Commercial/Retail No No 7 7 2 Yes 1947 15866 MAIN ST 8246-014-
006 MU DBD 0
Unlimited
(50 expected) 0.16 Office No No 7 7 2 1955
15862 MAIN ST 8246-014-
005 MU DBD 0
Unlimited
(50 expected) 0.16 Commercial/Retail No No 7 7 2 1924
62 121 1ST ST 8246-010-
004 MU DBD 0
Unlimited
(50 expected) 0.17 Office No No 7 7 3 1954
15835 MAIN ST 8246-010-
006 MU DBD 0
Unlimited
(50 expected) 0.15 Office No No 6 6 3 1938
H o u s i n g E l e m e n t A p p e n d i x C
C i t y C o u n c i l H e a r i n g D r a f t – F e b r u a r y 2 0 2 2 P a g e H–B 13 125 1ST ST 8246
-010-
003 MU DBD
0 Unlimited
(50 expected) 0.17 Residential (1 unit) No Yes
773 1923
126

GLENDORA
AVE
8246-010-
015 MU DBD
0 Unlimited
(50 expected) 0.13 Office No Yes
553 1977
15801 MAIN ST 8246
-010-
012 MU DBD
0 Unlimited
(50 expected) 0.30 Commercial/Retail No Yes 13 13
3 Yes 1953
15825 MAIN ST 8246
-010-
008 MU DBD
0 Unlimited
(50 expected) 0.06 Office No Yes
223 Yes 1926
15827 MAIN ST 8246
-010-
007 MU DBD
0 Unlimited
(50 expected) 0.12 Office No Yes
553 1915
117 1ST ST 8246
-010-
005 MU DBD
0 Unlimited
(50 expected) 0.17 Office No Yes
773 1906
124

GLENDORA
AVE
8246-010-
016 MU DBD
0 Unlimited
(50 expected) 0.64
Commercial
/Retail,
Residential
(1 unit)
No Yes 28 283 Yes 1932

MAIN ST/
1ST ST
8246-010-
009 MU DBD
0 Unlimited
(50 expected) 0.12 Storage yard No Yes
553 Yes
63 119 2ND ST 8246
-009-
002 MU DBD
0 Unlimited
(50 expected) 0.52 Commercial/Retail No Yes 23 23
4 Yes 1949
131 2ND ST 8246
-009-
001 MU DBD
0 Unlimited
(50 expected) 0.17 Residential (1 unit) No Yes
774 Yes 1926
15851 MAIN ST 8246
-009-
007 MU DBD
0 Unlimited
(50 expected) 0.22 Commercial/Retail No Yes
994 1922
120 1ST ST 8246
-009-
010 MU DBD
0 Unlimited
(50 expected) 0.17 Commercial/Retail No Yes
774 Yes 1938
132 1ST ST 8246
-009-
012 MU DBD
0 Unlimited
(50 expected) 0.17 Parking Lot No Yes
774 Yes

WORKMAN
ST/
N 2ND ST
8246-009-
800 MU DBD
0 Unlimited
(50 expected) 0.52 Office No Yes 23 23

WORKMAN
ST/
N 2ND ST
8246-009-
900 MU DBD
0 Unlimited
(50 expected) 0.17 Parking Lot Yes Yes
774
134 1ST ST 8246
-009-
016 MU DBD
0 Unlimited
(50 expected) 0.34 Commercial/Retail No Yes 15 15
4 Yes
144 1ST ST 8246
-009-
015 MU DBD
0 Unlimited
(50 expected) 0.17 Commercial/Retail No Yes
774 1940
126 1ST ST 8246
-009-
011 MU DBD
0 Unlimited
(50 expected) 0.17 Office No Yes
774 Yes 1923
15841 MAIN ST 8246
-009-
901 MU DBD
0 Unlimited
(50 expected) 0.15 Commercial/Retail Yes Yes
664 1935
64 15939 MAIN ST 8246
-007-
013 MDR DBD
0 Unlimited
(49 expected) 0.15 Residential (1 units) No Yes
446 1921
A p p e n d i x C H o u s i n g E l e m e n t
P a g e H – B 14 C i t y C o u n c i l H e a r i n g D r a f t – F e b r u a r y 2 0 2 2 15943 MAIN ST 8246-007-
012 MDR DBD 0
Unlimited
(49 expected) 0.15 Residential (1 units) No Yes 4 4 6 1916 15955 MAIN ST 8246-007-
010 MDR DBD 0
Unlimited
(49 expected) 0.15 Medical Office No Yes 4 4 6 1989
65 228 1ST ST 8246-004-
018 MDR DBD 0
Unlimited
(26 expected) 0.17 Residential (1 unit) No Yes 2 2 9 1916 206 1ST ST 8246-004-
015 MDR DBD 0
Unlimited
(26 expected) 0.35 Office No Yes 5 5 9 1985
222 1ST ST 8246-004-
017 MDR DBD 0
Unlimited
(26 expected) 0.17 Residential (1 unit) No Yes 2 2 9 1917 200 1ST ST 8246-004-
014 MDR DBD 0
Unlimited
(26 expected) 0.17 Club, Lodging No Yes 2 2 9 1923
218 1ST ST 8246-004-
016 MDR DBD 0
Unlimited
(26 expected) 0.17 Residential (1 unit) No Yes 2 2 9 1922 66 114 STIMSON
AVE
8246-016-
015 MDR DBD 0
Unlimited
(75 expected) 0.18 Residential (1 unit) No Yes 8 8 10 1955 119 ALBERT ST 8246-016-
016 MDR DBD 0
Unlimited
(75 expected) 0.09 Residential (1 unit) No Yes 3 3 10 1922 67 16027

CENTRAL AVE
8246-016-
014 MDR DBD 0
Unlimited
(75 expected) 0.17 Residential (3 units) No Yes 7 7 10 1939 16023

CENTRAL AVE
8246-016-
013 MDR DBD 0
Unlimited
(75 expected) 0.16 Residential (1 unit) No Yes 7 7 10 1911 68 15861 MAIN ST 8246-009-
017 MU DBD 0
Unlimited
(50 expected) 0.55 Vacant No Yes 34 34 4
H o u s i n g E l e m e n t A p p e n d i x C
C i t y C o u n c i l H e a r i n g D r a f t – F e b r u a r y 2 0 2 2 P a g e H – B 15 Figure B-6. Mixed Use Zoning Program Sites

MIXED-USE ZONING PROGRAM

OPPORTUNITY AREAS
Potential Mixed-Use Zoning Program Opportunity Areas
Parcel Boundary
City Boundary
A p p e n d i x C H o u s i n g E l e m e n t
P a g e H – B 16 C i t y C o u n c i l H e a r i n g D r a f t – F e b r u a r y 2 0 2 2 Table C-6. Mixed-Use Zoning Program Sites
Key
Map
Site
ID#
Site Address/
Intersection APN Current General Plan
Current
Zoning
Proposed
General Plan
Proposed
Zoning
Min. Density
Allowed
(units/acre)
Max. Density
Allowed
(units/acre)
Parcel Size
(Acres)
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Total
Realistic
Capacity
Description of
Existing Uses
Year
Built
69 13921 AMAR RD 8464-033-099 GC C2 GC C2 30 40 10.79 131 44 136 311 Commercial/Retail 13911 AMAR RD 8464-033-095 GC C2 GC C2 30 40 0.8 9 3 11 23 Commercial/Retail 13847 AMAR RD 8464-033-100 GC C2 GC C2 30 40 0.65 8 3 7 18 Commercial/Retail 13965 AMAR RD 8464-033-097 GC C2 GC C2 30 40 0.51 6 2 6 14 Commercial/Retail

AMAR RD/
SUNKIST DR 8464-033-094 GC C2 GC C2 30 40 2.1 25 8 27 60 Commercial/Retail 70 17243 VALLEY
BLVD 8263-001-030 GC C2 GC C2 30 40 1.99 24 8 25 57 Commercial/Retail 17305 VALLEY
BLVD 8263-001-049 GC C2 GC C2 30 40 3.68 45 15 46 106 Commercial/Retail 17371 VALLEY
BLVD 8263-001-050 GC C2 GC C2 30 40 0.5 6 2 6 14 Commercial/Retail 17309 VALLEY
BLVD 8263-001-046 GC C2 GC C2 30 40 5.41 66 22 68 156 Commercial/Retail 605 S AZUSA WAY 8263-001-040 GC C2 GC C2 30 40 0.35 4 1 5 10 Commercial/Retail 17369 VALLEY
BLVD 8263-001-043 GC C2 GC C2 30 40 0.25 3 1 3 7 Commercial/Retail 17331 VALLEY
BLVD 8263-001-045 GC C2 GC C2 30 40 1.08 13 4 15 31 Commercial/Retail 71 755 N HACIENDA
BLVD 8213-018-015 GC C2 GC C2 30 34 11.81 121 40 129 289 Commercial/Retail 1978 877 N HACIENDA
BLVD 8213-018-011 GC C2 GC C2 30 34 0.67 4 2 8 16 Commercial/Retail 1967 72 GLENDORA AVE/
MONTANA AVE 8213-023-002 GC C2 GC C2 30 34 0.12 1 0 1 2 Parking 657 GLENDORA
AVE 8213-023-003 GC C2 GC C2 30 34 0.41 4 1 5 10 Commercial/Retail 1957 651 GLENDORA
AVE 8213-023-004 GC C2 GC C2 30 34 0.27 3 1 2 6 Parking 1955 639 GLENDORA
AVE 8213-023-005 GC C3 GC C3 30 34 0.41 4 1 5 10 Auto Sales 2008 73 631 GLENDORA
AVE 8213-023-006 GC C2 GC C2 30 34 0.16 1 0 2 3 Shopping Center 1948 625 GLENDORA
AVE 8213-023-007 GC C2 GC C2 30 34 0.15 1 0 2 3 Shopping Center 1948 619 GLENDORA
AVE 8213-023-008 GC C2 GC C2 30 34 0.28 3 1 2 6 Shopping Center 1952 H o u s i n g E l e m e n t A p p e n d i x C
C i t y C o u n c i l H e a r i n g D r a f t – F e b r u a r y 2 0 2 2 P a g e H–B 17 74 830 N HACIENDA
BLVD 8251
-009-007 GC C2 GC C2 30 34 0.353138 Vacant
824 N HACIENDA
BLVD 8251
-009-009 GC C2 GC C2 30 34 0.232125 Commercial/Office 1972 818 N HACIENDA
BLVD 8251
-009-011 GC C2 GC C2 30 34 0.52525 12 Commercial/Retail 1978 800 N HACIENDA
BLVD 8251
-009-013 GC C2 GC C2 30 34 0.52525 12 Commercial/Retail 1958 838 N HACIENDA
BLVD 8251
-009-030 GC C2 GC C2 30 34 0.283136 Commercial/Office 1959

N HACIENDA
BLVD
/LOUKELTON ST
8251-009-031 GC C2 GC C2 30 34 0.141013 Parking

N HACIENDA
BLVD/

LOUKELTON ST
8251-009-032 GC C2 GC C2 30 34 0.172124 Parking
75 1150 S HACIENDA
BLVD 8252
-015-025 GC C2 GC C2 30 34 0.79838 19 Office 1958
76 1340 S HACIENDA
BLVD 8254
-013-003 GC C2 GC C2 30 34 0.374149 Vacant
1316 S HACIENDA
BLVD 8254
-013-006 GC C2 GC C2 30 34 0.384149 Commercial/Retail 1957 1338 N HACIENDA
BLVD 8254
-013-027 GC C2 GC C2 30 34 0.111012 Commercial/Retail 1958 1322 S HACIENDA
BLVD 8254
-013-031 GC C2 GC C2 30 34 0.65627 15 Commercial/Retail 1958 1200 N HACIENDA
BLVD 8254
-014-012 GC C2 GC C2 30 34 1.11 124 11 27 Commercial/Retail 1950 1240 N HACIENDA
BLVD 8254
-014-024 GC C2 GC C2 30 34 0.59626 14 Commercial/Retail 1981 1226 N HACIENDA
BLVD 8254
-014-026 GC C2 GC C2 30 34 1.12 124 11 27 Commercial/Retail 1978 1302 N HACIENDA
BLVD 8254
-014-040 GC C2 GC C2 30 34 1.66 176 17 40 Commercial/Retail 1958 77 1225 N HACIENDA
BLVD 8471
-022-012 GC C2 GC C2 30 34 0.50525 12 Commercial/Retail 1955 1201 N HACIENDA
BLVD 8471
-022-013 GC C2 GC C2 30 34 0.56526 13 Commercial/Retail 1960 1217 N HACIENDA
BLVD 8471
-022-014 GC C2 GC C2 30 34 0.384149 Commercial/Retail 1955 78 1103 N HACIENDA
BLVD 8472
-037-007 GC C2 GC C2 30 34 0.66727 16 Commercial/Retail 1963 1081 N HACIENDA
BLVD 8472
-037-008 GC C2 GC C2 30 34 0.66727 16 Commercial/Retail 1972 1039 N HACIENDA
BLVD 8472
-038-005 GC C2 GC C2 30 34 0.56625 13 Hotel/Motel 1987
1043 S HACIENDA
BLVD 8472
-038-006 GC C2 GC C2 30 34 0.43514 10 Commercial/Retail 1049 S HACIENDA
BLVD 8472
-038-007 GC C2 GC C2 30 34 0.66628 16 Commercial/Retail 1963 A p p e n d i x C H o u s i n g E l e m e n t
P a g e H – B 18 C i t y C o u n c i l H e a r i n g D r a f t – F e b r u a r y 2 0 2 2 1059 S HACIENDA
BLVD 8472-038-008 GC C2 GC C2 30 34 0.66 6 2 8 16 Commercial/Retail 1963 1079 S HACIENDA
BLVD 8472-038-009 GC C2 GC C2 30 34 0.72 7 2 8 17 Commercial/Retail 1963 1111 S HACIENDA
BLVD 8472-037-028 GC C2 GC C2 30 34 0.54 6 2 5 13 Auto Service 1969 1125 S HACIENDA
BLVD 8472-037-029 GC C2 GC C2 30 34 0.54 6 2 5 13 Hotel/Motel 1984 H o u s i n g E l e m e n t Ap p e n d i x C
C i t y C o u n c i l H e a r i n g D r a f t – F e b r u a r y 2 0 2 2 P a g e H – B 19 Figure B-7. Zoning Map
A p p e n d i x C H o u s i n g E l e m e n t
P a g e H – D 20 C i t y C o u n c i l H e a r i n g D r a f t – F e b r u a r y 2 0 2 2 Figure B-2. Downtown Specific Plan Map
H o u s i n g E l e m e n t A p p e n d i x D
C i t y C o u n c i l H e a r i n g D r a f t – F e b r u a r y 2 0 2 2 P a g e H – D 1 Appendix D
Affirmatively Furthering Fair Housing
INTRODUCTION AND OVERVIEW OF AB 686
California Assembly Bill 686 (AB 686, 2018) introduced an obligation to affirmatively further fair housing (AFFH) into California state law. AB 686 defined “affirmatively further fair housing” to mean “taking meaningful actions, in addition to combat discrimination, that overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity” for persons of color, persons with disabilities, and other protected classes. The bill added an assessment of fair housing to the Housing Element, which includes the following components:
• a summary of fair housing issues and assessment of the city’s fair housing enforcement and outreach capacity;
• analysis of segregation patterns and disparities in access to opportunities; • an assessment of contributing factors; and
• an identification of fair housing goals and actions.

The AFFH rule was originally a federal requirement applicable to entitlement jurisdictions (with population over 50,000) that can receive U.S. Department of Housing and Urban Development (HUD) Community Planning and Development (CPD) funds directly from HUD. Before the 2016 federal rule was repealed in 2019, entitlement jurisdictions were required to prepare an Assessment of Fair Housing (AFH) or Analysis of Impediments to Fair Housing Choice (AI). AB 686 states that jurisdictions can incorporate findings from either report into the Housing Element. For the purpose of HUD CPD funds (CDBG, HOME, and ESG), the County of Los Angeles functions as the lead agency to receive these funds on behalf of 47 small cities (with population less than 50,000), including La Puente, and the unincorporated county areas. Collectively, this geography is known as the Urban County. Some of the data provided by HUD for the purpose of housing and community development and AFFH analysis is based on this collective Urban County geography within the Los Angeles County 2018 Analysis of Impediments of Fair Housing Choice (AI).

ASSESSMENT OF FAIR HOUSING
Fair Housing Enforcement and Outreach
The city partners with Fair Housing Council of the San Gabriel Valley and the Housing Rights Center (HRC) to implement its Fair Housing Program, and the availability of these services are promoted on the city’s website. The HRC provides free fair housing services including:
• landlord/tenant counseling to answer questions about rights and responsibilities; • investigation concerning allegations of housing discrimination and help for victims of discrimination;
• outreach and education about Fair Housing laws and issues; and A p p e n d i x D H o u s i n g E l e m e n t
P a g e H – D 2 C i t y C o u n c i l H e a r i n g D r a f t – F e b r u a r y 2 0 2 2 • publication of a monthly rental listing of affordable housing opportunities.

HRC has physical offices (in Los Angeles, Pasadena, and Van Nuys) that are currently closed due to the COVID-19 pandemic; however, they hold weekly online workshops, maintains a Housing Rights Hotline, and offers phone or online counseling.

For federally funded Urban County programs, La Puente has committed to complying with the Fair Housing Act, Title VIII of the Civil Rights Act of 1968, as amended by the Fair Housing Amendments Act of 1988, 42 U.S.C. §§3601 et seq., by ensuring that housing is available to all persons without regard to race, color, religion, national origin, disability, familial status (having children under age 18), via its existing housing policies and future programs listed in the 2021-2029 Housing Element.

The Los Angeles County Development Authority (LACDA) policy prohibits discrimination in any aspect of housing on the basis of race, color, religion, national origin, disability, familial status, or sex.

Furthermore, the HRC, under contract with LACDA, monitors fair housing compliance for both state and federal fair housing laws.

As shown in Figure D-1, there are five census tracts containing households receiving housing choice vouchers. However, to protect the confidentiality of those receiving Housing Choice Voucher Program assistance, tracts containing 10 or fewer voucher holders have been omitted. Additionally, HUD’s Office of Fair Housing and Equal Opportunity (FHEO) La Puente received 12 Fair Housing Enforcement and Outreach (FHEO) inquiries in La Puente between 2013 and 2021: two were found to have “no valid basis;” and ten were reported as “failure to respond.” Countywide, there were .01 FHEO cases reported per thousand people, which was an improvement over 2010 data showing .025 to .05 cases per thousand people.
[This space is intentionally left blank]
H o u s i n g E l e m e n t A p p e n d i x D
C i t y C o u n c i l H e a r i n g D r a f t – F e b r u a r y 2 0 2 2 P a g e H – D 3 Figure D-1. Housing Choice Vouchers
A p p e n d i x D H o u s i n g E l e m e n t
P a g e H – D 4 C i t y C o u n c i l H e a r i n g D r a f t – F e b r u a r y 2 0 2 2 Integration and Segregation Patterns and Trends
Race and Ethnicity
The ethnic and racial composition of a region is useful in analyzing housing demand and any related fair housing concerns as it tends to demonstrate a relationship with other characteristics such as household size, locational preferences and mobility. The city’s racial/ethnic composition has been consistent over the last decade. Following a trend observed since 2010, the proportion of Hispanic or Latino community members has steadily increased and continues to be city’s largest racial/ethnic demographic at 82.9 percent of the population. Asian community members are the second largest racial demographic at a distant 11.6 percent.

HUD tracks racial or ethnic dissimilarity trends for the Los Angeles Urban County, which includes La Puente, and the Los Angeles County region.1 Dissimilarity indices show the extent of distribution between two groups, in this case racial/ethnic groups, across census tracts. The following shows how HUD views various levels of the index:
• <40: Low Segregation
• 40-54: Moderate Segregation
• >55: High Segregation
The indices for the Urban County and Los Angeles County from 1990 to 2020 are shown in Table D-2.

Dissimilarity between non-White and White communities in the Urban County and countywide has worsened since 1990. In the Urban County and countywide, dissimilarity between Hispanic/White and Asian or Pacific Islander/White communities has worsened, while dissimilarity between Black and White communities has improved. Based on HUD’s definition of the various levels of the index, segregation between Asian or Pacific Islander and White communities is moderate, while NonWhite/White, Black/White and Hispanic/White communities are highly segregated.

Table D-2. Racial/Ethnic Dissimilarity Index
1990 2000 2010 2020
Los Angeles Urban County
Non-White/White 53.33 53.62 53.85 55.87
Black/White 68.29 63.51 60.24 64.21
Hispanic/White 62.81 64.99 64.38 65.12
Asian or Pacific Islander/White 41.58 48.57 49.62 52.79 Los Angeles County
Non-White/White 56.66 56.72 56.55 58.53
Black/White 73.04 67.4 64.99 68.24
Hispanic/White 60.88 63.03 63.35 64.33
Asian or Pacific Islander/White 46.13 48.19 47.62 51.59 Sources: HUD AFFH Database, 2020
1 Index of dissimilarity is a demographic measure of the evenness with which two groups are distributed across a geographic area. It is the most commonly used and accepted method of measuring segregation.

H o u s i n g E l e m e n t A p p e n d i x D
C i t y C o u n c i l H e a r i n g D r a f t – F e b r u a r y 2 0 2 2 P a g e H – D 5 Ethnic and racial composition of a region is useful in analyzing housing demand and any related fair housing concerns, as it tends to demonstrate a relationship with other characteristics such as household size, locational preferences, and mobility. Figure D-2 and Figure D-3 compare racial or ethnic minority concentrations in 2010 and 2018. There has been an increase in racial/ethnic minority populations since 2010 so that most of the city is now in the greater than 81 percent non-White population category. The 2018 Analysis of Impediments to Fair Housing Choice for the County of Los Angeles (2018 AI) reports that the highest concentration of Mexican-born and Spanish-speaking residents in the service areas appear in La Puente and the surrounding unincorporated areas, as well as areas in unincorporated East Los Angeles and Florence-Firestone. Figure D-4 shows a high level of segregation among Hispanic/Latino populations in La Puente, as well as Hispanic/Latino and Asian populations in the subregional area. Figure D-3 and Table D-3 also show the sites inventory used to meet the city’s 2021-2029 Regional Housing Needs Assessment (RHNA). While The RHNA sites are dispersed throughout the city, all RHNA are located in areas where racial/ethnic minorities (Hispanic/Latino) make up greater than 81 percent of the population.

Table D-3. Minority Concentrated Areas of Population
Minority Concentrated
Areas of
Population Percentile
Lower Income
RHNA Parcel
Moderate Income
RHNA Parcels
Above Moderate
Income RHNA
Parcels Total Parcels
<20% – – – –
21% – 40% – – – –
41% – 60% – – – –
61% – 80% – – – –
>81% 46 (100%) 17 (100%) 99 (100%) 162
Total 46 (28.3%) 17 (10.4%) 99 (61.1%) 162
[This space is intentionally left blank]
A p p e n d i x D H o u s i n g E l e m e n t
P a g e H – D 6 C i t y C o u n c i l H e a r i n g D r a f t – F e b r u a r y 2 0 2 2 Figure D-2. Racial/Ethnic Minority Concentrations (2010) H o u s i n g E l e m e n t A p p e n d i x D
C i t y C o u n c i l H e a r i n g D r a f t – F e b r u a r y 2 0 2 2 P a g e H – D 7 Figure D-3. Racial/Ethnic Minority Concentrations (2018) A p p e n d i x D H o u s i n g E l e m e n t
P a g e H – D 8 C i t y C o u n c i l H e a r i n g D r a f t – F e b r u a r y 2 0 2 2 Figure D-4. Subregional Racial Ethnic Majority Tracts (2010) H o u s i n g E l e m e n t A p p e n d i x D
C i t y C o u n c i l H e a r i n g D r a f t – F e b r u a r y 2 0 2 2 P a g e H – D 9 Persons with Disabilities
The housing needs of persons with disabilities vary, but generally include accessible and affordable housing, and access to supportive services. More severely disabled individuals may require a group living environment where supervision is provided, and the most severely affected individuals may require an institutional environment where medical attention and physical therapy are provided.

According to the 2015-2019 ACS, approximately 8.3 percent of La Puente residents experience a disability, compared to 9.9 percent countywide. Since the 2010-2014 ACS, the disabled population in La Puente has decreased from 10.9 percent. Figure D-5 and Figure D-6 compare the disabled population during the 2010-2014 ACS and 2015-2019 ACS. While the percentage change is small (0.5 percent) the tracts along the western city boundary and a tract in the southern section of the city show the greatest change over time and have the highest concentration of persons with disabilities within the city.

Figure D-6 includes the city’s sites inventory used to meet the 2021-2029 RHNA. As shown on Table D-4, 80.5 percent of the RHNA sites are located in tracts where persons with disabilities make up less than 10 percent of the population, with the remainder in the 10 percent to 20 percent category.

Table D-4. Disability Concentrated Areas of Population
Disability Concentrated
Areas of
Population Percentile
Lower Income
RHNA Parcels
Moderate Income
RHNA Parcels
Above Moderate
Income RHNA
Parcels Total Parcels
<10% 45 (97.8%) 17 (100%) 91 (91.9%) 153 (94.4%)
10% - 20% 1 (2.1%) – 8 (8.0% 9 (5.5%)
20% - 30% – – – –
30% - 40% – – – –
>40% – – – –
Total 46 (28.3%) 17 (10.4%) 99 (61.1%) 162
[This space is intentionally left blank]
A p p e n d i x D H o u s i n g E l e m e n t
P a g e H – D 10 C i t y C o u n c i l H e a r i n g D r a f t – F e b r u a r y 2 0 2 2 Figure D-5. Concentration of Persons with Disabilities (2010-2014) H o u s i n g E l e m e n t A p p e n d i x D
C i t y C o u n c i l H e a r i n g D r a f t – F e b r u a r y 2 0 2 2 P a g e H – D 11 Figure D-6. Concentration of Persons with Disabilities (2015-2019) A p p e n d i x D H o u s i n g E l e m e n t
P a g e H – D 12 C i t y C o u n c i l H e a r i n g D r a f t – F e b r u a r y 2 0 2 2 Familial Status
Familial status refers to the presence of children under the age of 18, whether the child is biologically related to the head of household, and the martial status of the head of households. Families with children may face housing discrimination by landlords who fear that children will cause property damage. Some landlords may have cultural biases against children of the opposite sex sharing a bedroom. Differential treatments such as limiting the number of children in a complex, or confining children to a specific location, are also fair housing concerns. Census data indicates there is a significantly larger proportion of family households in La Puente (60 percent) than the county as a whole (52 percent).

Per 2015-2019 ACS data, over 21.9 percent of households are married-couple families with children.

As shown in Figure D-7, in the eastern and western parts of the city, 40 percent to 60 percent of children live in married-couple households, and the central part of the city includes tracts where 60 percent to 80 percent of the children live in married-couple households.

Single parent households are also protected by fair housing law. Female-headed households with children require special consideration and assistance because of their greater need for affordable housing and accessible day care, health care, and other supportive services. According to 2015-2019 ACS data, 26.6 percent of households in the city are headed are female-headed (compared to 28.8 percent in the county), and 6.4 percent are female-headed with children (compared to 5.1 percent in the county).

Table D-5 and Table D-6 show the distribution of RHNA sites by familial status. Table D-5 shows that approximately 85 percent of the sites are in areas where 60 percent to 80 percent of the children are in married couple households. Table D-6 shows that approximately 64 percent of RHNA sites are located in areas where 20 percent to 40 percent of children live in female-headed households.

Table D-5. Familial Status - Children in Married Couple Household Children in Married
Couple Households
Percentile
Lower Income
RHNA Parcels
Moderate Income
RHNA Parcels
Above Moderate
Income RHNA
Parcels Total Parcels
<20% – – – –
20% - 40% – – – –
40% - 60% 3 (6.5%) – 21 (21.2%) 24 (14.8%)
60% - 80% 43 (93.4%) 17 (100%) 78 (78.7%) 138 (85.1%)
>80% – – – –
Total 46 (28.3%) 17 (10.4%) 99 (61.1%) 162
Table D-6. Familial Status - Children in Female Headed Households Children in Female
Headed Households
Percentile
Lower Income
RHNA Parcels
Moderate Income
RHNA Parcels
Above Moderate
Income RHNA
Parcels Total Parcels
<20% 6 (13.0%) – 58 (58.5%) 64 (39.5%)
20% - 40% 40 (86.9%) 17 (100%) 41 (41.1%) 104 (64.1%)
40% - 60% – – – –
60% - 80% – – – –
>80% – – – –
Total 46 (28.3%) 17 (10.4%) 99 (61.1%) 162
H o u s i n g E l e m e n t A p p e n d i x D
C i t y C o u n c i l H e a r i n g D r a f t – F e b r u a r y 2 0 2 2 P a g e H – D 13 Figure D-7. Percent of Children in Married Couple Households A p p e n d i x D H o u s i n g E l e m e n t
P a g e H – D 14 C i t y C o u n c i l H e a r i n g D r a f t – F e b r u a r y 2 0 2 2 Figure D-8. Percent of Children in Female-Headed Households H o u s i n g E l e m e n t A p p e n d i x D
C i t y C o u n c i l H e a r i n g D r a f t – F e b r u a r y 2 0 2 2 P a g e H – D 15 Income
Identifying low or moderate income (LMI) geographies and individuals is important to overcome patterns of segregation. HUD’s 2013-2017 CHAS data (Table D-7) shows that 61 percent of La Puente residents earn 80 percent or less than the area median family income and are considered lower income, compared to 51.6 percent countywide. According to the 2015-2019 ACS, the median household income is $106,190, higher than $68,044 for the county. Figure D-9 shows that a majority of the city’s population is comprised of households that are within either the 50-75 percent LMI group, or the 75-100 percent LMI block groups.

Table D-7. Income Level Distribution
Income Category
La Puente Los Angeles County
Households Percent Households Percent
<30% HAMFI 1,795 19.9% 641,055 19.5%
31-50% HAMFI 1,445 16.0% 482,070 14.6%
51-80% HAMFI 2,260 25.1% 578,285 17.5%
81-100% HAMFI 1,205 13.3% 312,595 9.5%
>100% HAMFI 2,325 25.8% 1,281,195 38.9%
Total 9,000 100.0% 3,295,200 100.0%
Sources: HUD Comprehensive Housing Affordability Strategy (CHAS) Data (based on 2013-2017 American Community Survey (ACS)).

Figure D-9 shows the Lower to Moderate Income (LMI) areas in the city by block group. HUD defines a LMI area as a census tract or block group where over 51 percent of the population is LMI. Only one tract in the city has LMI populations over 50 percent. Most tracts in the city have a LMI population between 25 percent and 50 percent. As shown on Table D-8, all but one of the city’s RHNA sites are in the 25 percent to 50 percent LMI category.

Table D-8. Low to Moderate Income Population
Low to Moderate Income
Population Percentile
Lower Income
RHNA Parcels
Moderate Income
RHNA Parcels
Above Moderate
Income RHNA
Parcels Total Parcels
< 25% -- -- -- --
25% – 50% 38 17 15 70
50% - 75% 8 84 92
75% - 100% -- -- -- --
Total 46 (28.3%) 17 (10.4%) 99 (61.1%) 162
[This space is intentionally left blank]
A p p e n d i x D H o u s i n g E l e m e n t
P a g e H – D 16 C i t y C o u n c i l H e a r i n g D r a f t – F e b r u a r y 2 0 2 2 Figure D-9. Concentration of LMI Households
H o u s i n g E l e m e n t A p p e n d i x D
C i t y C o u n c i l H e a r i n g D r a f t – F e b r u a r y 2 0 2 2 P a g e H – D 17 Racially or Ethnically Concentrated Areas
Racially or Ethnically Concentrated Areas of Poverty (R/ECAPs) The U.S. Department of Housing and Urban Development (HUD) defines a Racially or Ethnically Concentrated Area of Poverty (R/ECAP) as a census tract where:

1. the non-white population comprises 50 percent or more of the total population; and

2. the percentage of individuals living in households with incomes below the poverty rate is either:
a. 40 percent or above; or
b. three times the average poverty rate for the metropolitan area, whichever is lower According to HCD’s 2020 R/ECAP mapping tool based on the 2009-2013 ACS, there are no R/ECAPs identified in the City of La Puente. The R/ECAPs closest to the city are located in the cites of El Monte and Pomona (Figure D-10).

Racially Concentrated Areas of Affluence
While RECAPs have long been the focus of fair housing policies, racially concentrated areas of affluence (RCAAs) must also be analyzed to ensure housing is integrated, a key to fair housing choice.

According to a policy paper published by HUD, RCAA is defined as affluent White communities2.

According to HUD’s policy paper, Whites are the most racially segregated group in the United States and in the same way neighborhood disadvantage is associated with concentrated poverty and high concentrations of people of color, conversely, distinct advantages are associated with residence in affluent White communities.”
The AFFH Guidance Memo issued by HCD discusses research from the University of Minnesota as follows: “RCAAs are defined as census tracts where 1) 80 percent or more of the population is white, and 2) the median household income is $125,000 or greater (slightly more than double the national the median household income in 2016). While this is a useful measure nationwide, HCD has adjusted the RCAA methodology to better reflect California’s relative diversity.” The AFFH Guidance Memo then encourages jurisdictions to refer to the HCD AFFH Data Viewer for HCD’s adjusted definition of RCAAs, along with RCAA maps and accompanying data. However, the RCAA data layer is not currently available and the HCD definition is not provided. Using data that is available on the HCD AFFH Data Viewer, this fair housing assessment uses the percent White population and median household income to identify potential areas of affluence. As La Puente is majority-minority city, no census tracts containing a White population greater than 7.2 percent or median household income above $64,592 where the householder is White (Figure D-11). 2 Goetz, Edward G., Damiano, A., & Williams, R. A. (2019) Racially Concentrated Areas of Affluence: A Preliminary Investigation.’ Published by the Office of Policy Development and Research (PD&R) of the U.S. Department of Housing and Urban Development in Cityscape: A Journal Policy Development and Research (21,1, 99-123).

A p p e n d i x D H o u s i n g E l e m e n t
P a g e H – D 18 C i t y C o u n c i l H e a r i n g D r a f t – F e b r u a r y 2 0 2 2 Figure D-10. Racially/Ethnically Concentrated Areas of Poverty (R/ECAPs) H o u s i n g E l e m e n t A p p e n d i x D
C i t y C o u n c i l H e a r i n g D r a f t – F e b r u a r y 2 0 2 2 P a g e H – D 19 Figure D-11. White Predominant Areas
A p p e n d i x D H o u s i n g E l e m e n t
P a g e H – D 20 C i t y C o u n c i l H e a r i n g D r a f t – F e b r u a r y 2 0 2 2

ACCESS TO OPPORTUNITIES
HUD developed an index for assessing fair housing by informing communities about disparities in access to opportunity based on race/ethnicity and poverty status. Table D-9 shows index scores for the following opportunity indicator indices (values range from 0 to 100):
• Low Poverty Index: The higher the score, the less exposure to poverty in a neighborhood. • School Proficiency Index: The higher the score, the higher the school system quality is in a neighborhood.
• Labor Market Engagement Index: The higher the score, the higher the labor force participation and human capital in a neighborhood.
• Transit Trips Index: The higher the trips transit index, the more likely residents in that neighborhood utilize public transit.
• Low Transportation Cost Index: The higher the index, the lower the cost of transportation in that neighborhood.
• Jobs Proximity Index: The higher the index value, the better access to employment opportunities for residents in a neighborhood.
• Environmental Health Index: The higher the value, the better environmental quality of a neighborhood.

In the Urban County, Hispanic residents are most likely to be impacted by poverty, low labor market participation, and poor environmental quality. White residents in the Urban County and countywide are least likely to be exposed to poverty and have the highest exposure to better environmental quality. White residents also have the best access to high quality school systems and employment opportunities and have the highest labor market participation rates in both the Urban County jurisdictions and county.

Urban County residents, regardless of race or ethnicity, have less access to public transit and pay more for transportation. However, Los Angeles County residents as a whole are more exposed to poor environmental quality compared to Urban County jurisdictions.

Table D-9. HUD Opportunity Indicators
Low
Poverty
School
Proficiency
Labor
Market
Engagement
Transit
Trips
Low
Transportation CostJobs
Proximity
Environmental
Health
Los Angeles Urban County
Total population
White, Non-Hispanic 70.12 72.18 68.22 76.66 67.60 55.10 22.89 Black, Non-Hispanic 46.29 41.09 42.82 84.10 73.91 41.10 14.44 Hispanic 40.70 43.31 34.05 84.98 73.75 44.48 11.98
Asian or Pacific Islander,
Non-Hispanic

68.38 72.86 66.73 82.22 68.98 51.22 13.86
Native American, NonHispanic54.75 55.06 48.03 77.80 69.62 45.65 20.02 H o u s i n g E l e m e n t A p p e n d i x D
C i t y C o u n c i l H e a r i n g D r a f t – F e b r u a r y 2 0 2 2 P a g e H – D 21 Low
Poverty
School
Proficiency
Labor
Market
Engagement
Transit
Trips
Low
Transportation CostJobs
Proximity
Environmental
Health
Population below federal poverty line
White, Non-Hispanic 61.23 66.91 61.96 79.48 71.75 55.51 20.59 Black, Non-Hispanic 29.03 29.31 27.29 85.47 76.25 30.59 12.84 Hispanic 28.75 35.77 26.10 87.23 76.67 41.99 10.38
Asian or Pacific Islander,
Non-Hispanic

61.63 70.67 62.58 83.88 72.41 51.16 13.30
Native American, NonHispanic41.92 47.90 41.36 84.81 73.95 51.00 12.82 Los Angeles County
Total population
White, Non-Hispanic 62.59 65.09 65.41 82.63 74.09 55.80 18.99 Black, Non-Hispanic 34.95 32.37 34.00 87.70 79.18 40.13 11.66 Hispanic 33.91 38.38 33.18 87.19 77.74 41.53 11.91
Asian or Pacific Islander,
Non-Hispanic

53.57 59.34 55.94 86.52 76.45 51.82 12.16
Native American, NonHispanic45.04 46.90 44.50 83.17 75.65 44.24 16.74 Population below federal poverty line
White, Non-Hispanic 50.68 58.06 57.49 86.42 79.48 57.52 16.66 Black, Non-Hispanic 23.45 27.16 25.52 88.65 81.18 36.59 11.62 Hispanic 23.66 32.87 27.66 89.45 81.02 42.84 10.30
Asian or Pacific Islander,
Non-Hispanic

42.97 54.52 50.06 89.62 81.49 54.19 9.84
Native American, NonHispanic29.85 35.12 32.02 85.23 78.70 46.35 16.01 Sources: HUD AFFH Database, 2020
To assist in this analysis, the Department of Housing and Community Development (HCD) and the California Tax Credit Allocation Committee (CTCAC) convened in the California Fair Housing Task force to “provide research, evidence-based policy recommendations, and other strategic recommendations to HCD and other related state agencies/departments to further the fair housing goals (as defined by HCD).” The Task Force has created Opportunity Maps to identify resources levels across the state “to accompany new policies aimed at increasing access to high opportunity areas for families with children in housing financed with 9 percent Low Income Housing Tax Credits (LIHTCs).” These opportunity maps are made from composite scores of three different domains made up of a set of indicators. Based on these domain scores, tracts are categorized as Highest Resource, High Resource, Moderate Resource, Moderate Resource (Rapidly Changing), Low Resource, or areas of High Segregation and Poverty. Table D-10 shows the full list of indicators.

A p p e n d i x D H o u s i n g E l e m e n t
P a g e H – D 22 C i t y C o u n c i l H e a r i n g D r a f t – F e b r u a r y 2 0 2 2 Table D-10. Domains and List of Indicators for Opportunity Maps Domain Indicators
Economic Poverty
Adult education
Employment
Job proximity
Median home value
Environmental CalEnviroScreen 4.0 Pollution Indicators and values Education Math proficiency
Reading proficiency
High School graduation rates
Student poverty rates
Transportation Jobs proximity
Source: California Fair Housing Task Force, Methodology for the 2020 TCAC/HCD Opportunity Maps, December 2020
AB 686 requires that preparation of the housing element land inventory and identification of sites occur through the lens of AFFH. To meet this requirement, the city’s RHNA Sites Inventory has been analyzed in conjunction with the TCAC Opportunity Areas (2021) Composite Score maps (Figure D12). Higher composite scores mean higher resources. A review of composite score shows that approximately of La Puente is within the “moderate” resource area category, with no areas called out as an area of “High Segregation and Poverty” (Table D-11). RHNA sites are geographic dispersed throughout La Puente with majority of sites located within “Moderate Resource” areas mainly focused along major corridors like Hacienda Boulevard and Amar Road to take advantage of proximity to employment centers, retail services, regional transit networks, and community amenities in the Downtown area.

Table D-11. TCAC Opportunity Areas 2021
TCAC Opportunity Area
Categories
Lower Income
RHNA Parcels
Moderate Income
RHNA Parcels
Above Moderate
Income RHNA
Parcels
Total
Parcels
High Resource – – – –
Low Resource 2 (4.3%) – 38 (38.3%) 41 (25.3%)
Moderate Resource 44 (95.6%) 17 (100%) 61 (61.6%) 122 (75.3%) High Segregation & Poverty – – – –
Total 46 (28.3%) 17 (10.4%) 99 (61.1%) 162
[This space is intentionally left blank]
H o u s i n g E l e m e n t A p p e n d i x D
C i t y C o u n c i l H e a r i n g D r a f t – F e b r u a r y 2 0 2 2 P a g e H – D 23 Figure D-12. TCAC Opportunity Areas - Composite Scores
A p p e n d i x D H o u s i n g E l e m e n t
P a g e H – D 24 C i t y C o u n c i l H e a r i n g D r a f t – F e b r u a r y 2 0 2 2 Economic
As described previously, the Fair Housing Task Force calculates economic scores based on poverty, adult education, employment, job proximity, and median home values. According to the 2021 Task Force maps presented in Figure D-13, most of the city’s tracts are within the lower scoring categories (0.50 or less) for Positive Economic Outcomes.

Education
As described above, the Fair Housing Task Force determines education scores based on math and reading proficiency, high school graduation rates, and student poverty rates. Figure D-14 reveals that the city’s census tracts are in the middling scoring categories of 0.25 and 0.75 for Positive Education Outcomes.

Environmental
Environmental health scores are determined by the Fair Housing Task Force based on CalEnviroScreen 4.0 pollution indicators and values. The HCD AFFH Data Viewer Environmental layer shows a large area of the city within the lowest scoring categories (0.25 or less) for Positive Environmental Outcomes (Figure D-15). Only two tracts, located in the northern and eastern extents in the second quartile scoring category of 0.25 and 0.50 for Positive Environmental Outcomes.

Surrounding communities show similar patterns of environmental scores, with low environmental quality in the cities of West Covina and Industry.

Transportation
HUD’s Job Proximity Index, described previously, can be used to show transportation need geographically. Block groups with lower jobs proximity indices are located further from employment opportunities and have a higher need for transportation. The HCD AFFH Data Viewer Transportation layer shows that in areas of the northern portion of the city, residents experience further Job Proximity Outcomes (Figure D-16). Availability of efficient, affordable transportation can be used to measure fair housing and access to opportunities. The Southern California Association of Governments (SCAG) developed a mapping tool for High Quality Transit Areas (HQTA) as part of the Connect SoCal 2020-2045 Regional Transportation Plan/Sustainable Communities Strategy (RTP/SCS). SCAG defines HQTAs as areas within one-half mile from a major transit stop and a highquality transit corridor. Figure D-17 shows that there are no major transit stops within the La Puente HQTA, which extends a 0.5 mile in both directions from the Amar Road centerline. [This space is intentionally left blank]
H o u s i n g E l e m e n t A p p e n d i x D
C i t y C o u n c i l H e a r i n g D r a f t – F e b r u a r y 2 0 2 2 P a g e H – D 25 Figure D-13. TCAC Opportunity Areas - Economic Scores
A p p e n d i x D H o u s i n g E l e m e n t
P a g e H – D 26 C i t y C o u n c i l H e a r i n g D r a f t – F e b r u a r y 2 0 2 2 Figure D-14. TCAC Opportunity Areas - Education Scores
H o u s i n g E l e m e n t A p p e n d i x D
C i t y C o u n c i l H e a r i n g D r a f t – F e b r u a r y 2 0 2 2 P a g e H – D 27 Figure D-15. TCAC Opportunity Areas - Environmental Scores A p p e n d i x D H o u s i n g E l e m e n t
P a g e H – D 28 C i t y C o u n c i l H e a r i n g D r a f t – F e b r u a r y 2 0 2 2 Figure D-16. Jobs Proximity Index by Block Group
H o u s i n g E l e m e n t A p p e n d i x D
C i t y C o u n c i l H e a r i n g D r a f t – F e b r u a r y 2 0 2 2 P a g e H – D 29 Figure D-17. High Quality Transit Areas (HQTA)
A p p e n d i x D H o u s i n g E l e m e n t
P a g e H – D 30 C i t y C o u n c i l H e a r i n g D r a f t – F e b r u a r y 2 0 2 2

DISPROPORTIONATE HOUSING NEEDS
Housing the extremely low-income population (below 30 percent area median income) can be especially challenging. HUD's Comprehensive Housing Affordability Strategy (CHAS) dataset provides a wealth of information on such households in La Puente. Table D-12 provides a breakdown of extremely low-income households by race and ethnicity that was compiled as a part of the PreCertified Local Housing Data Report prepared by SCAG for the City of La Puente (SCAG La Puente Report). The race/ethnicity with the highest share of extremely low-income households in La Puente is Black, non-Hispanic (34.5 percent despite only comprising of 1.09 percent of the total households citywide). This is consistent with proportions observed in the SCAG region as a whole.

Table D-12. Extremely Low Income Housing Needs by Race/Ethnicity – La Puente Total Households
Households below
30% HAMFI
Share below 30%
HAMFI
White/non-Hispanic/Latino 414 35 8.5%
Black/non-Hispanic/Latino 99 35 35.4%
Asian and other/non-Hispanic/Latino 1,238 234 18.9%
Hispanic/Latino 7,320 1,480 20.2%
Total 9,071 1,784 19.7%
Renter 3,920 1,145 29.2%
Owner 5,155 650 12.6%
Total 9,075 1,765 19.8%
Source: SCAG La Puente Report, citing HUD CHAS, 2012-2016.

HAMFI refers to Housing Urban Development Area Median Family Income.

Housing problems for La Puente were calculated using HUD’s 2020 CHAS data based on the 2013- 2017 ACS. Table D-13 reports that 79 percent of the city’s extremely low-income households have at least one of four housing problems (incomplete kitchen facilities, incomplete plumbing facilities, more than one person per room, and cost burden greater than 30 percent). Table D-14 breaks down La Puente households by tenure and presence of housing problems; about 46 percent of owners and 62 percent of renters have one or more housing problems. The city general had even proportion of households with a housing problem compared to the county, where 40 percent of owner-occupied households and 62 percent of renter-occupied households experience a housing problem. In both the city and county, renter-occupied households tend to experience housing problems at a higher rate.

Table D-13. Housing Problems by Income Level – La Puente Income Level
Households with 1
or More Housing
Problems
Households with
None of 4 Housing
Problems
Cost Burden not
Available, no other
housing problem Total
Extremely Low (<=30% of HAMFI) 1,405 290 40 1,105
Very Low (>30% to <= 50% HAMFI) 1,085 355 0 775
Low (>50% to <=80% HAMFI) 1,370 895 0 850
>80% to <=100% HAMFI 430 775 0 510
>100% HAMFI 465 1,860 0 635
Total 4,745 4,180 40 3,870
Source: HUD CHAS 2013-2017.

HAMFI refers to Housing Urban Development Area Median Family Income H o u s i n g E l e m e n t A p p e n d i x D
C i t y C o u n c i l H e a r i n g D r a f t – F e b r u a r y 2 0 2 2 P a g e H – D 31 Table D-14. Housing Problems by Tenure – La Puente
Households
Owner Renter Total
Households with 1 or More Housing Problems 2,340 2,405 4,745 Household has none of 4 Housing Problems 2,755 1,425 4,180 Cost Burden not available, no other problems 35 40 75
Total 5,130 3,870 9,000
Source: HUD CHAS 2013-2017
HAMFI refers to Housing Urban Development Area Median Family Income Cost Burden (Overpayment)
A household is considered cost burdened if it spends more than 30 percent of its income in housing costs, including utilities. Reducing housing cost burden can also help foster more inclusive communities and increase access to opportunities for persons of color, persons with disabilities, and other protected classes. The U.S. Department of Housing and Urban Development (HUD) “CHAS” data (Comprehensive Housing Affordability Strategy) demonstrate the extent of housing problems and housing needs, particularly for low-income households. Extremely-low-income households represent the highest need group in terms of affordable housing, as the greatest subsidies are needed to make housing affordable for this group. CHAS data reports there were 1,765 (19.6 percent) extremely low-income households in La Puente. Of these, 1,105 are renter-occupied (Table D-15) and 660 are owner-occupied (Table D-16).

Table D-15. Cost Burden - Renters
Cost Burden >30% Cost Burden >50% Total
Household Income <= 30% HAMFI 910 790 1,105
Household Income >30% to <=50% HAMFI 675 145 775
Household Income >50% to <=80% HAMFI 334 4 850
Household Income >80% to <=100% HAMFI 20 0 510
Household Income >100% HAMFI 0 0 635
Total 1,939 939 3,870
Source: HUD CHAS 2013-2017
HAMFI refers to Housing Urban Development Area Median Family Income Table D-16. Cost Burden - Owners
Cost Burden >30% Cost Burden >50% Total
Household Income <= 30% HAMFI 465 420 660
Household Income >30% to <=50% HAMFI 320 215 670
Household Income >50% to <=80% HAMFI 700 225 1,410
Household Income >80% to <=100% HAMFI 215 10 695
Household Income >100% HAMFI 95 0 1690
Total 1,795 870 5,130
Source: HUD CHAS 2013-2017
HAMFI refers to Housing Urban Development Area Median Family Income A p p e n d i x D H o u s i n g E l e m e n t
P a g e H – D 32 C i t y C o u n c i l H e a r i n g D r a f t – F e b r u a r y 2 0 2 2 Figure D-18 through Figure D-21 compare overpayment by tenure over time using the 2010-2014 and 2015-2019 ACS. The proportion of overpaying homeowners has decreased throughout most of the city except for tracts at the eastern extent of the city along Azusa Avenue as well as tracts along the western edge abutting the City of Industry. Currently, within most tracts, 20 percent to 40 percent of owners are cost burdened, with the remainder of tracts within the 40 percent to 60 percent category.

Overpayment by renters has also decreased overall, with reductions in most of the city, except for one tract along the western edge abutting the City of Industry, that went from the 40 percent to 60 percent to the 60 percent to 80 percent overpayment category. [This space is intentionally left blank]
H o u s i n g E l e m e n t A p p e n d i x D
C i t y C o u n c i l H e a r i n g D r a f t – F e b r u a r y 2 0 2 2 P a g e H – D 33 Figure D-18. Overpaying Owners (2010-2014)
A p p e n d i x D H o u s i n g E l e m e n t
P a g e H – D 34 C i t y C o u n c i l H e a r i n g D r a f t – F e b r u a r y 2 0 2 2 Figure D-19. Overpaying Owners (2015-2019)
H o u s i n g E l e m e n t A p p e n d i x D
C i t y C o u n c i l H e a r i n g D r a f t – F e b r u a r y 2 0 2 2 P a g e H – D 35 Figure D-20. Overpaying Renters (2010-2014)
A p p e n d i x D H o u s i n g E l e m e n t
P a g e H – D 36 C i t y C o u n c i l H e a r i n g D r a f t – F e b r u a r y 2 0 2 2 Figure D-21. Overpaying Renters (2015-2019)
H o u s i n g E l e m e n t A p p e n d i x D
C i t y C o u n c i l H e a r i n g D r a f t – F e b r u a r y 2 0 2 2 P a g e H – D 37 Overcrowding
The California Department of Housing and Community Development defines overcrowding as housing units occupied by more than one person per room in a dwelling unit, excluding kitchen and bathrooms and severe overcrowding as more than 1.5 occupants per room. The most commonly occurring household size in La Puente is four people (21.1 percent). Moreover, when categories are combined, households of four to seven or more people make up 54.2 percent of the total households.

The percent of households with four or more people is much higher in La Puente than the county overall (29.3 percent in 2019). Large households often live in overcrowded conditions due to both the lack of units of appropriate size, and insufficient income to afford available units of adequate size.

As shown in Figure D-22, all RHNA sites are located in areas with low incidence of overcrowding.

According to 2015-2019 ACS data, 514 owner-occupied (5.4 percent) and 716 renter-occupied households (7.6 percent) in La Puente had more than 1.0 occupants per room, compared to 1.8 percent for owners and 4.7 percent for renters, respectively in the county. One hundred seventy-nine owneroccupied households (1.9 percent) and 314 renter-occupied households (3.3 percent had more than

1.5 occupants per room in La Puente, compared to 0.68 percent and 4.0 percent, respectively, in the county. Overcrowded households in the city within a regional context is shown on Figure D-23, which generally shows more overcrowding in the City of Los Angeles, and a wide range of conditions within the San Gabriel Valley. The city’s efforts to increase capacity for residential development through the Downtown Business District Specific Plan amendment, as well as a new mixed use zoning overlay zone, provides for more opportunities for a range of housing types suitable for various income levels to be provided.
[This space is intentionally left blank]
A p p e n d i x D H o u s i n g E l e m e n t
P a g e H – D 38 C i t y C o u n c i l H e a r i n g D r a f t – F e b r u a r y 2 0 2 2 Figure D-22. Concentration of Overcrowded Households – La Puente H o u s i n g E l e m e n t A p p e n d i x D
C i t y C o u n c i l H e a r i n g D r a f t – F e b r u a r y 2 0 2 2 P a g e H – D 39 Figure D-23. Overcrowded Households – Regional
A p p e n d i x D H o u s i n g E l e m e n t
P a g e H – D 40 C i t y C o u n c i l H e a r i n g D r a f t – F e b r u a r y 2 0 2 2 Substandard Housing
As La Puente is a mature community, the vast majority of its housing stock is 30 years of age or older.

According to 2019 ACS data, approximately 81 percent of all the housing units in the city were built before 1980 (Table D-17). Comparably, the city’s housing stock is significantly older than Los Angeles County's housing stock at 74.5 percent during the same time period. The advanced age of the majority of La Puente’s housing stock indicates the significant need for continued code enforcement, property maintenance, and housing rehabilitation programs to stem housing deterioration. City staff estimates that approximately 30 percent of housing units may be in need of substantial repair due to deferred maintenance. Lack of telephone service and incomplete plumbing or kitchen facilities can also be used to measure substandard housing conditions. According to 2019 ACS data, La Puente has 14 units with no telephone service available, 56 units lacking adequate plumbing facilities, and 203 units with incomplete kitchen facilities.

Table D-17. Housing Units by Age – La Puente and Los Angeles County Year Built
La Puente Los Angeles County
Units % Units %
2014 or later 42 0.45% 33,479 1.0%
2010 to 2013 28 0.29% 38,695 1.2%
2000 to 2009 214 2.3% 177,103 5.3%
1980 to 1999 1,499 15.9% 594,271 17.9%
1960 to 1979 2,155 22.9% 954,955 28.8%
1940 to 1959 5,226 55.5% 1,036,421 31.2%
1939 or earlier 251 2.7% 481,871 14.5%
Total units 9,415 100% 3,316,795 100%
Source: 2015-2019 American Communities Survey (ACS)
The HCD AFFH Data Viewer shows that the entire city falls within the category that indicates 20 to 40 percent of all households have any of the four severe housing problems monitored by CHAS (incomplete kitchen facilities, incomplete plumbing facilities, more than one person per room, and cost burden greater than 50 percent). To maintain adequate housing conditions, the city’s Public Safety Department operates a proactive Code Enforcement Program (Housing Plan section, Program 2) aimed at eliminating blight and improving the quality of life in La Puente neighborhoods. [This space is intentionally left blank]
H o u s i n g E l e m e n t A p p e n d i x D
C i t y C o u n c i l H e a r i n g D r a f t – F e b r u a r y 2 0 2 2 P a g e H – D 41 Displacement Risk
The HCD AFFH Data Viewer, citing the UC Berkley Urban Displacement Project, show three tracts within the city which contains “Sensitive Communities” that are identified as “Vulnerable” (Figure D-24). Communities were designated Sensitive if they met the following criteria:
• They currently have populations vulnerable to displacement in the event of increased redevelopment and drastic shifts in housing cost.
• Vulnerability is defined as:
o Share of very low income residents is above 20 percent, 2017 AND o The tract meets two of the following criteria:
▪ Share of renters is above 40 percent;
▪ Share of people of color is above 50 percent;
▪ Share of very low-income households (50 percent AMI or below) that are severely rent burdened households is above the county median; and
▪ Proximity of displacement pressures.

Additional local data that informs displacement risk and helps shape program development includes:
• State law requires an analysis of existing assisted rental units that are at risk of conversion to market rate. This includes conversion through termination of a subsidy contract, mortgage prepayment, or expiring use restrictions. The current at-risk analysis covers the period of 2021 through 2031. There are no at-risk units during this planning period and for the following ten years.
• Housing security can depend heavily on housing tenure. La Puente's housing stock consists of 9,415 total units, 5,345 of which are owner-occupied and 4,070 of which are renter-occupied. The share of renters in La Puente (43.2 percent) is lower than in the county (54.1 percent) overall. (2015-2019 ACS).
• In many places, housing tenure varies substantially based on the age of the householder.

In La Puente, the age group where renters outnumber owners the most is 15-44 (by 59.9 percent). The age group where owners outnumber renters the most is 45-65+ (by 68.5 percent).
• The La Puente Local Profile, prepared by SCAG using 2012-2016 CHAS data, reports that

38.2 percent of La Puente’s elderly households earn less than 30 percent of the surrounding area income (compared to 24.2 percent in the SCAG region) and 60.9 percent earn less than 50 percent of the surrounding area income (compared to 30.9 percent in the SCAG region). Elderly households on fixed incomes may face a higher displacement risk as housing costs rise.

A p p e n d i x D H o u s i n g E l e m e n t
P a g e H – D 42 C i t y C o u n c i l H e a r i n g D r a f t – F e b r u a r y 2 0 2 2 Figure D-24. Sensitive Communities
H o u s i n g E l e m e n t A p p e n d i x D
C i t y C o u n c i l H e a r i n g D r a f t – F e b r u a r y 2 0 2 2 P a g e H – D 43

LOCAL DATA AND KNOWLEDGE
Over the past eight years, the City of La Puente experienced a significant increase in housing production to accommodate the community’s need in providing diverse housing opportunities.

Between 2013 and 2021, at least 151 housing units have been approved or constructed on underutilized sites, including:
• Arboleda Senior Apartments (74 multifamily residential units for seniors). • Bradbury (45 single family residential units)
• 135-145 1st Street (22 multifamily residential units) • 15921 Sierra Vista Court (5 single family residential units) • 16015 Central Avenue (4 single family residential units) According to the TCAC Opportunity Areas map, these developments are located in Low or Moderate Resource areas which has aided in increasing housing stock in areas most in need of community reinvestment. In addition, a total of 74 Accessory Dwelling Units were permitted with 44 constructed between 2013-2021.

The city contributes this rise in residential development primarily to La Puente’s location in the greater San Gabriel Valley. While not as dense as other neighboring cities in the valley, La Puente benefits from having similar desirable amenities including proximity to the Los Angeles urban core, regional transportation network, and access to employment centers with jobs to accommodate La Puente residents. Moreover, the city maintains lower property values when compared to other nearby cities like Rosemead, Temple City, and West Covina which makes it attractive to homebuilders, especially those that construct affordable housing projects where lower land value increase the prospect of developing housing need to accommodate lower income families and seniors. According to current data from the Los Angeles County Office of the Assessor, land value for a typical residential zoned property in La Puente is approximately $184,000, whereas values in other nearby cities are substantially higher.

Table D-18. Residential Land Values
City
Typical Land Value
(Residential Zoned Property)
La Puente $184,000
Rosemead $511,000
Temple City $538,000
West Covina $330,000
Source: Los Angeles County Office of the Assessor, 2021

SUMMARY OF FAIR HOUSING ISSUES
Identification and Prioritization of Contributing Factors Analysis of the fair housing issues also draws information from the 2018 Analysis of Impediments of Fair Housing Choice for the Community Development Commission and Housing Authority of the Los Angeles County (2018 AI). As one of 47 smaller cities participating in the Los Angeles Urban County designation for its CDBG program, the City of La Puente is within the geographic area A p p e n d i x D H o u s i n g E l e m e n t
P a g e H – D 44 C i t y C o u n c i l H e a r i n g D r a f t – F e b r u a r y 2 0 2 2 covered by this AI. The AI identifies impediments to fair housing choice, and presents the fair housing goals, issues, and proposed achievements for the Urban County. The impediments/ contributing factors identified in the 2018 AI are in relation to the following fair housing issues:
segregation, racially or ethnically concentrated areas of poverty (R/ECAPs), Disparities in Access to Opportunity, Disproportionate Housing Needs, and discrimination or violations of civil rights laws or regulations related to housing. To address the identified impediments/contributing factors, the AI identified numerous goals and actions, with associated timeframes for achievement.

The city also faces issues shared by other communities within the Urban County, as discussed in the 2018 AI. The following issues are those identified by the AI as “high priority” and relevant to LA Puente.
• Integration/Segregation: The Urban County has seen moderate to high levels of segregation since the 1990s. Most of these levels have remained high into 2015, with Black/White segregation and Hispanic/White segregation remaining virtually unchanged since 2000. The rate of segregation is a direct limiting factor in access to fair housing opportunities. As the rate of segregation in the Urban County remain high, the priority of this contributing factor remains high as well. In La Puente, the entire city shows a sizable or predominant Hispanic/Latino majority population. Census tracts consisting of a high concentration of Hispanics/Latinos residents and LMI populations were found in the central portion and western extent of the city where sites for mixed-use development offering additional opportunities for lower income housing as well as jobs are feasible.
• Lack of Access to Opportunities: According to the HCD Data Viewer, half of the city is shown to consist of “low resource” tracts, with less than positive outcomes in Economics and Environmental experienced in a majority of the city. Specific to Environmental outcomes, access to a health environment is further diminished due to high levels of pollution burden. This is likely attributed to factors external to the city as there are several heavy industrial, manufacturing, and processing facilities located immediately south of La Puente. However, residential rehabilitation programs identified in the Housing Plan section can provide residents with improvements/repair loans and grants for components in older homes such as roofing, windows, HVAC systems, and interior/exterior paint that may be deleteriously impacted by pollution indicators like lead in homes and invasive particulates.

A lack of affordable housing options in higher opportunity areas located in the northern and central sections of the city, with access to jobs, higher quality education, and less environmental concerns, limit access to these areas for low income households. This contributing factor has been rated as a priority due to the level of disparate impact on fair housing choice for Hispanic/Latino and low-income households. The majority (80.5 percent) of RHNA sites identified are located in moderate resource areas. There are no high resource areas within the city.
• Housing Problems: Racial and ethnic minorities, people with disabilities, families with children, and other protected classes face housing problems at higher rates than the total population. Specifically, Hispanic/Latino households countywide face housing problems at a rate of 66.5 percent. In La Puente, 79 percent of the city’s extremely low-income H o u s i n g E l e m e n t A p p e n d i x D
C i t y C o u n c i l H e a r i n g D r a f t – F e b r u a r y 2 0 2 2 P a g e H – D 45 households have at least one of four housing problems. In addition, about 46 percent of owners and 62 percent of renters have one or more housing problems. The city had fairly consistent proportions of households with a housing problem compared to the county, where 40 percent of owner-occupied households and 62 percent of renter-occupied households experience a housing problem. In both the city and county, renter-occupied households tend to experience housing problems at a higher rate.

The city has identified the need for more affordable housing units to address overpayment, especially of rental units, and overcrowding of large families as the inadequate housing supply in La Puente has contributed to increasing rents and lack of affordable residential units in range of the community. As detailed in the Housing Plan section of the Housing Element, the city will continue to work with the Los Angeles County Development Authority (LACDA) who administers Section 8 Housing Choice Vouchers on behalf of the City of La Puente, offering tenant assistance for those qualifying low- to moderate-income residents. The Housing Plan also includes several programs with the goal of increasing residential capacity by continuing to keep application processing times expedient and development costs low, encourage the construction of a diverse housing stock with units of adequate size, and provide first-time homeowners with education and funding resources.
• Lack of Affordable Housing in a Range of Sizes: The 2018 AI found a high need to address housing problems for large families, to address severe cost burden for racial and ethnic minorities, and to provide housing for seniors and persons with disabilities. The AI states that “the need for additional housing options is striking compared to available units.” As households of four to seven or more people make up 54.2 percent of the total households in the city, availability of larger homes and additional units affordable to lower income resident is imperative to address issues of both overcrowding and cost burden (overpayment). La Puente seeks to pursue more diverse housing options in conjunction with employment opportunities by encouraging mixed-use development along high transit corridors to bring residents closer to job centers in the city. This has an anticipated effect of reducing travel times and minimizing job proximity challenges, allowing residents to work, live and reinvest in the community.
• Lack of Information on Affordable Housing: Public input brought to light the limitation of current outreach practices that do not provide sufficient reach for eligible households to access information regarding affordable housing opportunities in the Urban County, including Section 504 of the Rehabilitation Act and ADA laws. Limited access to information on affordable housing directly impacts access to housing options. Disparities in access to housing options relates directly to fair housing issues and is placed as a high priority. The city’s Housing Division provides some affordable housing and fair housing resources on its website (https://lapuente.org/government/departments/developmentservices/housing-division), but the information could be expanded and made more prominent, as discussed in the Program section.

Summary and Conclusions
The overall conclusion of the AFFH assessment is that there is a need for additional affordable housing particular for renters in census tract 407200, and actions to address economic inequality A p p e n d i x D H o u s i n g E l e m e n t
P a g e H – D 46 C i t y C o u n c i l H e a r i n g D r a f t – F e b r u a r y 2 0 2 2 especially census tracts 407101, 407200, 407501, 407601, 407602, and 407701. Regarding housing, the city’s built-out nature means that it can only make incremental additions to the housing supply.

Focused initiatives to increase housing capacity, including amending the Downtown Business District Specific Plan, establishing Mixed-Use overlay zones, and encouraging the construction of Accessory Dwelling Units, help to address the challenge, but the number of units ultimately added will likely be insufficient to affect the larger regional housing market. Programs to increase affordable housing supply and affordability include Programs 3a-c, 4, 5, and 6 to provide adequate sites including infill development and site recycling, to support efforts for the city to meet its fair share of the regional housing need. Program 7 addresses use of Housing Choice Vouchers to support lowincome renters. Since housing voucher assistance is provided on behalf of the family or individual, participants are able to find their own housing, including single-family homes, townhouses, and apartments. The participant is free to choose any housing that meets the requirements of the program and is not limited to units located in subsidized housing projects, which could help the city meet affordability and accessibility goals. In addition, Program 8 addresses development assistance as a means to reduce overall development cost utilizing available federal and state funding, thereby facilitating construction of lower-income housing. The city will also provide regulatory incentives, such as implementing the density bonus program as addressed in Program 11. The identification of contribution factors and additional meaningful actions to address them are included in Table D-19 below.
[This space is intentionally left blank]
H o u s i n g E l e m e n t A p p e n d i x D
C i t y C o u n c i l H e a r i n g D r a f t – F e b r u a r y 2 0 2 2 P a g e H – D 47

AFFH PROGRAMS AND ACTIONS
The city has had an ongoing commitment to prevent, reduce, and ultimately eliminate housing discrimination and other barriers related to equal opportunity in housing choice, as identified in the Los Angeles County AI Fair Housing Choice (AI) in March 2018. Affirmatively furthering fair housing (AFFH) requires taking meaningful actions to address impediments identified in the AI, and to additionally address other impediments that were discovered through the AB 686 assessment completed as a part of the Housing Element Update. The AFFH Assessment provided above and resulting programs are identified in Table D-19. All of the factors are “high priority” contributing factors as they have direct and substantial impacts on fair housing.

Table D-19. Fair Housing Issues, Contributing Factors, and Meaningful Actions Fair Housing Issue(s) High Priority Contributing Factor(s) Meaningful Action • Disproportionate Housing
Need
• Lack of affordable housing in a range
of sizes.
• Land use and planning decisions
restrict fair housing choice for persons
with disabilities and affordable
housing in general
• Significant disparities in the
proportion of members of protected
classes experiencing substandard
housing when compared to the total
population
• Enhance programs to help at-risk
homeless population
• Provide financial and technical assistance
for single-family residential additions to
eliminate overcrowding conditions,
especially in census tracts 407101, 407102,
4072, and 407701.
• Amend Zoning Code to establish mixed-use
overlays allowing densities at 20-40 du/ac
in the western, central, eastern, and
downtown sections of the city; as well as
adopt ADU regulations consistent with
state law requirements for citywide
application
• Establish provisions for Low Barrier
Navigation Centers (LBNC) consistent with
state law.
• Enforce city codes to eliminate and prevent
unsightly or hazardous conditions in
residential areas, especially in census tracts
adjacent to the City of Industry
Corresponding Housing Programs:
➢ Programs 2, 3a-c,4, 5, 6, 11, 12, and 13
• Disparities in Access to
Opportunity
• Lack of sufficient accessible housing in
a range of unit sizes
• Barriers to mobility
• Increase independence for the elderly
or families with disabilities
• Use residential rehabilitation programs for
residential improvement loans and grants,
as well as to provide barrier-free housing
for handicapped or persons with
disabilities, especially in census tract 407701
• Monitor and facilitate the preservation of atrisk affordable housing units • Continue to facilitate Reasonable
Accommodation request to ensure equal
housing opportunities, especially in census
tract 407701
• Support new housing developments
accessible to the elderly and disabled
persons
Corresponding Housing Programs:
➢ Programs 1, 9, 11, 12, and 13
A p p e n d i x D H o u s i n g E l e m e n t
P a g e H – D 48 C i t y C o u n c i l H e a r i n g D r a f t – F e b r u a r y 2 0 2 2 Fair Housing Issue(s) High Priority Contributing Factor(s) Meaningful Action • Displacement
• Integration and
Segregation
• Outreach
• Lack of information on affordable
housing, fair housing, and ADA laws
• Provide outreach material on fair housing
laws and direct housing discrimination to
the appropriate enforcement agencies
• Support county housing agencies efforts to
maintain, and possibly increase, housing
vouchers to fund rental assistance for lower
income households, especially in census
tracts 406901, 407102, 407601, 407701, and
407702
• Continue to promote activities and
programs with cooperation with other
agencies and organizations to meet the
needs of the homeless population
Corresponding Housing Programs:
➢ Programs 7, 8 and 13
[This space is intentionally left blank]
Draft
Initial Study/Negative Declaration
La Puente 2021-2029 Housing Element
LEAD AGENCY:

City of La Puente
15900 Main Street
La Puente, CA 91744
Contact: Mr. Abraham Tellez, Senior Planner
PREPARED BY:

Morse Planning Group
November 5, 2021
EXHIBIT 2
This document has been produced for double-sided printing to conserve natural resources.

NEGATIVE DECLARATION
Title of Project: La Puente 2021-2029 Housing Element
Project Location:

Located approximately Located 20 miles east of downtown Los Angeles in the San Gabriel Valley, the City encompasses 1,720 acres within its approximately 3.5 square-mile corporate limits. The La Puente 2021-2029 Housing Element applies to all properties within the municipal boundaries of the City of La Puente (City).

Project Proponent: City of La Puente
Brief Description of Project:

The project is the adoption and implementation of the La Puente 2021-2029 Housing Element, which represents an update of the City’s 2013-2021 Housing Element. The Housing Element is an integral component of the City’s General Plan, as it addresses existing and future housing needs of all types for persons of all economic segments in the City and identifies the City’s “fair share” of the Regional Housing Needs Assessment (RHNA). The Southern California Association of Governments (SCAG) assigned La Puente a housing allocation of 1,929 units for very low, low, moderate, and above moderate income levels for the 2021-2029 housing element period. The City of La Puente’s long-term housing goal is to provide housing opportunities to meet the diverse needs of the community.

Project Impacts: The Initial Study/Negative Declaration found that the project would have no or less than significant environmental impacts.

Mitigation Measures: No mitigation measures are required.

Cortese List: Not Applicable. The 2021-2029 Housing Element is a policy document, and as such is not related to a specific parcel.

This page intentionally left blank.

La Puente 2021-2029 Housing Element
Initial Study/Negative Declaration
Draft | November 2021 i

TABLE OF CONTENTS
Negative Declaration....................................................................................................... precedes Table of Contents

1.0 Introduction............................................................................................................................................... 1-1

1.1. Statutory Authority and Requirements........................................................................................ 1-1

1.2. Purpose......................................................................................................................................... 1-2

1.3. Responsible and Trustee Agencies............................................................................................... 1-2

1.4. Consultation ................................................................................................................................. 1-3

1.5. Incorporation by Reference ......................................................................................................... 1-3

2.0 Project Description.................................................................................................................................... 2-1

2.1. Project Location............................................................................................................................ 2-1

2.2. Environmental Setting.................................................................................................................. 2-1

2.3. Existing General Plan and Zoning ................................................................................................. 2-1

2.4. Project Characteristics.................................................................................................................. 2-1

2.5. Permits and Approvals ................................................................................................................. 2-7

3.0 Initial Study Checklist ................................................................................................................................ 3-1

3.1. Background................................................................................................................................... 3-1

3.2. Environmental Factors Potentially Affected ................................................................................ 3-2

4.0 Environmental Analysis............................................................................................................................. 4-1

4.1. Aesthetics..................................................................................................................................... 4-3

4.2. Agriculture and Forestry Resources............................................................................................. 4-5

4.3. Air Quality..................................................................................................................................... 4-7

4.4. Biological Resources..................................................................................................................... 4-9

4.5. Cultural and Tribal Cultural Resources....................................................................................... 4-11

4.6. Energy......................................................................................................................................... 4-15

4.7. Geology and Soils ....................................................................................................................... 4-17

4.8. Greenhouse Gases...................................................................................................................... 4-21

4.9. Hazards and Hazardous Materials.............................................................................................. 4-23

4.10. Hydrology and Water Quality..................................................................................................... 4-27

4.11. Land Use and Planning ............................................................................................................... 4-33

4.12. Mineral Resources...................................................................................................................... 4-35

4.13. Noise........................................................................................................................................... 4-37

4.14. Population and Housing ............................................................................................................. 4-39

4.15. Public Services............................................................................................................................ 4-41

4.16. Recreation .................................................................................................................................. 4-45

4.17. Transportation............................................................................................................................ 4-47

4.18. Utilities and Service Systems...................................................................................................... 4-51

4.19. Wildfire....................................................................................................................................... 4-57

4.20. Mandatory Findings of Significance ........................................................................................... 4-59

4.21. References.................................................................................................................................. 4-61

4.22. Report Preparation Personnel.................................................................................................... 4-63

5.0 Consultant Recommendation.................................................................................................................... 5-1

6.0 Lead Agency Determination...................................................................................................................... 6-1 La Puente 2021-2029 Housing Element
Initial Study/Negative Declaration
Draft | November 2021 ii
List of Tables
Table 2-1 Regional Housing Needs Assessment 2021-2029......................................................................... 2-5 Table 2-2 Comparison of Site Inventory and 2021-2029 RHNA................................................................... 2-6 Table 4.14-1 2019 and 2040 Population and Housing Projections................................................................. 4-39 La Puente 2021-2029 Housing Element
Initial Study/Negative Declaration
Draft | November 2021 1-1

1.0 INTRODUCTION
The La Puente 2021-2029 Housing Element (herein referenced as the “project,” “proposed project,” “2021-2029 Housing Element,” or “Housing Element”) involves adoption and implementation of the element. Following a preliminary review of the proposed project, the City of La Puente has determined that the proposed project is subject to the guidelines and regulations of the California Environmental Quality Act (CEQA). This Initial Study addresses the direct, indirect, and cumulative environmental effects of the project, as proposed.

1.1 STATUTORY AUTHORITY AND REQUIREMENTS
This environmental document has been prepared in conformance with CEQA (California Public Resources Code [PRC] Section 21000 et seq.); CEQA Guidelines (California Code of Regulations [CCR], Title 14, Section 15000 et seq.); and the rules, regulations, and procedures for implementation of CEQA, as adopted by the City of La Puente.

In accordance with CEQA Guidelines Sections 15051 and 15367, the City of La Puente (City) is identified as the Lead Agency for the proposed project. Under CEQA (Public Resource Code Sections 21000-21177) and pursuant to CEQA Guidelines Section 15063, the City is required to undertake the preparation of an Initial Study to determine if the proposed project would have a significant environmental impact. If, as a result of the Initial Study, the Lead Agency finds that there is evidence that any aspect of the project may cause a significant environmental effect, the Lead Agency shall further find that an Environmental Impact Report (EIR) is warranted to analyze project-related and cumulative environmental impacts. Alternatively, if the Lead Agency finds no evidence that the project, either as proposed or as modified to include the mitigation measures identified in the Initial Study, may cause a significant effect on the environment, the Lead Agency shall find that the proposed project would not have a significant effect on the environment and shall prepare a Negative Declaration. Such determination can be made only if “there is no substantial evidence in light of the whole record before the Lead Agency” that such impacts may occur (PRC Section 21080(c)).

The environmental documentation, which is ultimately selected by the City in accordance with CEQA, is intended as an informational document undertaken to provide an environmental basis for subsequent discretionary actions relevant to the project. The resulting documentation is not, however, a policy document and its approval and/or certification neither presupposes nor mandates any actions on the part of those agencies from whom permits and other discretionary approvals would be required.

The environmental documentation and supporting analysis are subject to a public review period. During this review, agency and public comments on the document relative to environmental issues should be addressed to the City. Following review of any comments received, the City will consider these comments as a part of the project’s environmental review and include them with the Initial Study documentation for consideration by the City.

La Puente 2021-2029 Housing Element
Initial Study/Negative Declaration
Draft | November 2021 1-2

1.2 PURPOSE
The purposes of an Initial Study are to:

1. Identify environmental impacts;

2. Provide the lead agency with information to use as the basis for deciding whether to prepare an EIR or a negative declaration;

3. Enable an applicant or lead agency to modify a project, mitigating adverse impacts before an EIR is required to be prepared;

4. Facilitate environmental assessment early in the design of the project;

5. Document the factual basis of the finding in a negative declaration that a project would not have a significant environmental effect;

6. Eliminate needless EIRs;

7. Determine whether a previously prepared EIR could be used for the project; and

8. Assist in the preparation of an EIR, if required, by focusing the EIR on the effects determined to be significant, identifying the effects determined not to be significant, and explaining the reasons for determining that potentially significant effects would not be significant.

CEQA Guidelines Section 15063 identifies specific disclosure requirements for inclusion in an Initial Study.

Pursuant to those requirements, an Initial Study shall include:
 A description of the project, including the location of the project  Identification of the environmental setting
 Identification of environmental effects by use of a checklist, matrix, or other method, provided that entries on a checklist or other form are briefly explained to indicate that there is some evidence to support the entries
 Discussion of ways to mitigate significant effects identified, if any  Examination of whether the project is compatible with existing zoning, plans, and other applicable land use controls
 The name(s) of the person(s) who prepared or participated in the preparation of the Initial Study

1.3 RESPONSIBLE AND TRUSTEE AGENCIES
Certain projects or actions undertaken by a Lead Agency require subsequent oversight, approvals, or permits from other public agencies in order to be implemented. Such other agencies are referred to as Responsible Agencies and Trustee Agencies. Pursuant to CEQA Guidelines Sections 15381 and 15386, as amended, Responsible Agencies and Trustee Agencies are respectively defined as follows:
“Responsible Agency” means a public agency, which proposes to carry out or approve a project, for which [a] Lead Agency is preparing or has prepared an EIR or Negative Declaration. For the purposes of CEQA, the term “responsible agency” includes all public agencies other than the Lead Agency, which have discretionary approval power over the project. (Section 15381.)
La Puente 2021-2029 Housing Element
Initial Study/Negative Declaration
Draft | November 2021 1-3
“Trustee Agency” means a state agency having jurisdiction by law over natural resources affected by a project, which are held in trust for the people of the State of California. Trustee Agencies include: The California Department of Fish and Wildlife, The State Lands Commission, The State Department of Parks and Recreation, and The University of California with regard to sites within the Natural Land and Water Reserves System. (Section 15386.)
As soon as the Lead Agency has determined that an Initial Study would be required for a project, the Lead Agency is directed to consult informally with all Responsible Agencies and Trustee Agencies that are responsible for resources affected by the project, in order to obtain the recommendations of those agencies as to whether an EIR or a Negative Declaration should be prepared for the project. Following receipt of any written comments from those agencies, the Lead Agency considers any recommendations of those agencies in the formulation of the preliminary findings. Following completion of this Initial Study, the Lead Agency initiates formal consultation with these Responsible and Trustee Agencies and other governmental agencies, as required under CEQA and its implementing guidelines.

For this project, the City of La Puente is the Lead Agency and has the sole responsibility of processing and approving the project. There are no Responsible or Trustee Agencies that have oversight, approval, or permit responsibility associated with the project, or require consultation with the City of La Puente. In addition, no other agency is required to approve the 2021-2029 Housing Element, but it will be reviewed by the California Department of Housing and Community Development for the purpose of determining whether it complies with the requirements of State Housing Element law.

1.4 CONSULTATION
The City complied with Tribal Cultural Resources consultation requirements under CEQA and AB 52 (Gatto, 2014), and PRC Section 21080.3.1. Formal notification was sent to nine tribes. The City received no requests for consultation.

1.5 INCORPORATION BY REFERENCE
Pertinent documents relating to this Initial Study have been cited in accordance with CEQA Guidelines Section 15150, which encourages incorporation by reference as a means of reducing redundancy and length of environmental reports. The following documents are hereby incorporated by reference into this EIR. Information contained within these documents has been utilized for this Initial Study. These documents are available for review at the City of La Puente Development Services Department, located at 15900 Main Street, La Puente, California 91744, and online, if available, with the links provided below.

The City of La Puente General Plan. The City of La Puente General Plan (General Plan) was adopted on May 18, 2004 by Resolution No. 04-4384 and is a long-range planning document that guides decisions related to land use.

The General Plan includes an Introduction Chapter and the following five elements: Community Development, Circulation and Infrastructure, Housing, Community Resources, and Community Safety. https://lapuente.org/wp-content/uploads/2019/09/2004GeneralPlan.pdf La Puente 2021-2029 Housing Element
Initial Study/Negative Declaration
Draft | November 2021 1-4
The City of La Puente General Plan and Zoning Code Update Environmental Impact Report. The Final Environmental Impact Report for The City of La Puente General Plan and Zoning Code Update (State Clearinghouse Number [SCH No.] 2004011001 evaluates the environmental effects associated with the adoption and implementation of the General Plan and Zoning Code Update initiated by the City of La Puente.

The Environmental Impact Report (EIR) reviewed the following topics: Land Use and Planning, Transportation/Traffic, Air Quality, Noise, Hazards and Hazardous Materials, Parks and Recreation, and Utilities and Services. All other topics were determined to have no impact or less than significant impacts in the Initial Study.

The EIR concluded the following significant, unavoidable impacts:
 Air Quality – PM10
 Transportation/Traffic – Azusa Avenue
The EIR concluded the following less than significant impacts:
 Land Use
 Transportation/Traffic
 Noise
 Hazardous Materials
 Parks and Recreation
 Utilities and Services
The City Council certified The City of La Puente General Plan and Zoning Code Update Environmental Impact Report on May 18, 2004 by Resolution No. 04-4384, as well as adopted a Statement of Overriding Considerations for significant, unavoidable impacts, and adopted a Mitigation Monitoring and Reporting Program.

La Puente Municipal Code. The La Puente Municipal Code (Municipal Code), codified through Ordinance 972, March 9, 2021, consists of codes and ordinances adopted by the City. These include standards intended to regulate land use, development, health and sanitation, water quality, public facilities, and public safety. The Zoning Code (Title 10 of the Municipal Code) was approved with Ordinance 935 and took effect on February 26, 2015. The Zoning Code identifies land uses permitted and prohibited according to the zoning category of particular parcels and establishes the development standards and regulations for each zone. The Building Regulations (Title 8 of the Municipal Code) specify rules and regulations for construction, alteration, and building for uses of human habitation and occupation.

La Puente, CA Laws (amlegal.com)
La Puente 2021-2029 Housing Element
Initial Study/Negative Declaration
Draft | November 2021 1-5
La Puente Downtown Business District Specific Plan. The La Puente Downtown Business District Specific Plan (DBD Specific Plan) was adopted on June 28, 1994 by Ordinance No. 94-707, amended on June 13, 2000 by Ordinance No. 00-795, amended on February 12, 2002 by Ordinance No. 02-806, amended on October 11, 2005 by Ordinance 05-842, and amended on July 10, 2007 by Ordinance 07-864.

The DBD Specific Plan establishes guidelines for the intensification and redevelopment of the DBD area, and allows for flexibility to accommodate innovative applicant-developer approaches to respond to changing economic and market conditions. The DBD Specific Plan is intended to rejuvenate the vitality of the DBD by:
 Creating a foundation for a revitalized retail base
 Encouraging the creation of a job center
 Establishing diverse civic and community services
 Enhancing the visual appeal of the DBD
 Providing residential opportunities
The DBD Specific Plan area encompasses approximately 23.7 net acres, and identifies a combination of retail, mixed-use, office, light industrial, and residential uses, as well as a variety of community service and civic structures in the 14 sub areas. The DBD Specific Plan designates five separate and distinct districts in Section 4, Development Regulations: Mixed-Use District, Office District, Business Park District, Community Service District, and the Multi-Family Residential District. Design Guidelines are included in Section 5. https://lapuente.org/wp-content/uploads/2019/09/DowntownSpecificPlan.pdf A Program Environmental Impact Report was certified for the DBD Specific Plan on June 28, 1994 by Ordinance No. 94-707.

La Puente 2021-2029 Housing Element
Initial Study/Negative Declaration
Draft | November 2021 1-6
This page intentionally left blank.

La Puente 2021-2029 Housing Element
Initial Study/Negative Declaration
Draft | November 2021 2-1

2.0 PROJECT DESCRIPTION

2.1 PROJECT LOCATION
The La Puente 2021-2029 Housing Element applies to all properties within the municipal boundaries of the City of La Puente (City), Los Angeles County, California. The City is located approximately 20 miles east of downtown Los Angeles in the San Gabriel Valley, and is bordered by the City of West Covina on the north, the unincorporated Los Angeles County community of Valinda on the north and east, and the City of Industry on the south and west.

Regional access to the City is provided via Interstate 10 (I-10) and State Route 60 (SR-60).

2.2 ENVIRONMENTAL SETTING

2.2.1 EXISTING LAND USES
The project is the 2021-2029 Housing Element that will be applied Citywide. La Puente has been fully urbanized for many years, and development is characterized primarily as a residential community with a mix of housing types, commercial and industrial businesses located primarily along major highways and streets, and public institutional and open space uses.

2.2.2 SURROUNDING LAND USES
The approximately 3.5-square mile City is bordered by the City of West Covina on the north, the unincorporated Los Angeles County community of Valinda on the north and east, and the City of Industry on the south and west.

The neighboring cities and communities are also fully urbanized with a mix of residential, commercial, industrial, public institutional, and open space uses.

2.3 GENERAL PLAN AND ZONING DESIGNATIONS
Not Applicable (Citywide).

2.4 PROJECT CHARACTERISTICS

2.4.1 DESCRIPTION OF PROJECT
The project is the adoption and implementation of the La Puente 2021-2029 Housing Element, which represents an update of the City’s 2013-2021 Housing Element. The Housing Element is an integral component of the City’s General Plan, as it addresses existing and future housing needs of all types for persons of all economic segment groups in the City. The Housing Element serves as a tool for decision-makers and the public in understanding and meeting housing needs in La Puente. While the law does not require local governments to actually construct housing to meet identified needs, it does require that the community address housing needs in its discretionary planning actions.

La Puente 2021-2029 Housing Element
Initial Study/Negative Declaration
Draft | November 2021 2-2

PURPOSE AND ORGANIZATION OF THE HOUSING ELEMENT
The Housing Element is one of the seven mandatory elements of the General Plan. Through policies, procedures, and incentives, it provides an action-plan for maintaining and expanding the housing supply in the City of La Puente.

The Housing Element is organized into the following sections and appendices:

Sections Appendices
I. Introduction

2. Needs Assessment

3. Constraints

4. Housing Resources

5. Housing Plan
A. Review of Past Accomplishments
B. Public Participation
C. Inventory of Housing Sites
D. Affirmatively Furthering Fair Housing
La Puente’s Housing Element for the 6th cycle planning period of October 15, 2021 to October 15, 2029 describes policies and programs in Sections 2 through 5 that include:
 Identification and analysis of existing and projected housing needs, resources, and constraints;  A statement of goals, policies, quantified objectives, and scheduled programs for preservation, improvement and development of housing;
 Identification of adequate sites for housing; and
 Adequate provision for existing and projected needs of all economic segments of the community.

Appendices
Appendix A contains a review of the programs from the previous element and identifies the City’s accomplishments as well as changes that are appropriate for the new planning period based on changed circumstances. Appendix B contains a list of organizations invited to participate in the 2021-2029 Housing Element. Appendix C contains a parcel-specific listing of potential sites for housing development. Appendix D contains an analysis of areas of segregation, racially or ethnically concentrated areas of poverty, disparities in access to opportunity, and disproportionate housing needs including displacement risk.

HOUSING GOALS AND POLICIES
The 2021-2029 Housing Element goals and policies are listed below. Refer to the 2021-2029 Housing Element (separate document) for a full description of the programs associated with each goal.

La Puente 2021-2029 Housing Element
Initial Study/Negative Declaration
Draft | November 2021 2-3
Housing Conservation and Improvement
Goal 1 Preserve and improve the conditions of the City’s established housing stock.

Policy 1.1 Continue to offer rehabilitation programs that provide financial and technical assistance to lowand moderate-income households for the repair and rehabilitation of housing with substandard conditions.

Policy 1.2 Continue to provide proactive code enforcement activities to maintain and improve housing and neighborhood qualities.

Policy 1.3 Prevent the encroachment of incompatible commercial and industrial uses into residential neighborhoods.

Policy 1.4 Facilitate the removal of housing units that pose serious health and safety hazards to residents and adjacent structures.

Policy 1.5 Eliminate housing conditions that contribute to overcrowding.

Housing Availability and Production
Goal 2 Promote and encourage housing development that adequately meets the needs of all socioeconomic segments of the community and region.

Policy 2.1 Utilize the Community Development Element, Zoning Ordinance, and other land use controls to provide housing sites that can facilitate and encourage the development of a variety of housing consistent with the City’s identified local needs and its regional housing responsibilities.

Policy 2.2 Establish incentives and regulatory concessions to promote the development of housing for verylow-, low- and moderate-income persons, and especially those with special needs.

Policy 2.3 Encourage the infilling of vacant residential land and the recycling of underutilized residential land, particularly in Downtown.

Housing Affordability
Goal 3 Maximize the use of available financial resources and pursue creative and resourceful methods to reduce the overall cost of housing.

Policy 3.1 Pursue programs and funding sources designed to maintain and improve the affordability of existing housing units and for the construction of new housing to very-low-, low-, and moderateincome households.

Policy 3.2 Create collaborative partnerships with non-profit agencies and for-profit developers to maximize resources available for the provision of housing affordable to lower-income households. Support the efforts of non-profit organizations and private developers to obtain State and/or Federal funds for the construction/preservation of affordable housing for low-income households.

Policy 3.3 Discourage the conversion of existing apartment units to condominiums where such conversion will diminish the supply of very-low-, low-, and moderate-income housing.

La Puente 2021-2029 Housing Element
Initial Study/Negative Declaration
Draft | November 2021 2-4
Removing Governmental Constraints
Goal 4 Alleviate any potential governmental constraints to housing production and affordability.

Policy 4.1 Review and adjust as appropriate residential development standards, regulations, ordinances, departmental process procedures, and residential fees related to rehabilitation and construction that are determined to be a constraint on development of housing, particularly for lower- and moderate-income households and for persons with special needs.

Policy 4.2 Streamline the City’s development review process to minimize the indirect cost of time spent in this process, and where appropriate, reduce direct cost in fees of developing new affordable housing opportunities.

Policy 4.3 Promote the development of Accessory Dwelling Units to provide needed housing and support Fair Housing goals.

Policy 4.4 Address the housing needs of special populations and extremely-low-income households through emergency shelters, transitional housing, supportive housing, and single room occupancy units.

Affirmatively Furthering Fair Housing Opportunities
Goal 5 Promote fair housing equal opportunities for all residents to reside in the housing of their choice.

Policy 5.1 Promote fair housing practices throughout the community.

Policy 5.2 Prohibit practices that restrict housing choice by arbitrarily directing prospective buyers and renters to certain neighborhoods or types of housing.

Policy 5.3 Publicize fair housing programs and services offered to the community by the City and other agencies.

REGIONAL HOUSING NEEDS ASSESSMENT
California Government Code Article 10.6, Section 65580 – 65589.8, Chapter 3 of Division 1 of Title 7 sets forth the legal requirements for a housing element and encourages the provision of affordable and decent housing in suitable living environments for all communities to meet statewide goals. The 2021-2029 Housing Element is a statement by the City of La Puente of its current and future housing needs identified in a policy document that sets forth the City’s goals, policies, and programs to address those identified needs.

Specifically, Government Code Section 65580 states the housing element shall consist of “…an identification and analysis of existing and projected housing needs and a statement of goals, polices, quantified objectives, financial resources and scheduled programs for the preservation, improvement, and development of housing.” The housing element must also contain a housing plan with quantified objectives for the implementation of the goals and objectives described in the housing element. State law requires the housing element be updated every eight years or as otherwise required by State law.

Government Code Article 10.6, Section 65589 – 65589.8, Chapter 3 of Division 1 of Title 7 sets forth the legal requirements for a housing element and encourages the provision of affordable and decent housing in all communities to meet statewide goals. This Initial Study evaluates the environmental effects of the adoption and implementation of the 2021-2029 La Puente Housing Element. The planning period is from October 15, 2021 through October 15, 2029.

La Puente 2021-2029 Housing Element
Initial Study/Negative Declaration
Draft | November 2021 2-5
Government Code Section 65583 requires that housing elements include the following components:
 A review of the previous element’s goals, policies, programs, and objectives to ascertain the effectiveness of each of these components, as well as the overall effectiveness of the Housing Element;
 An assessment of housing needs and an inventory of resources and constraints related to the meeting of these needs;
 An analysis and program for preserving assisted housing developments;  A Statement of community goals, quantified objectives, and policies relative to the preservation, improvement and development of housing;
 A program which sets forth an eight-year schedule of actions that the City is undertaking or intends to undertake, in implementing the policies set forth in the Housing Element.

Several factors influence the demand for housing in the City of La Puente. Four major “needs” categories considered in the Housing Element include:
1) housing needs resulting from overcrowding;
2) housing needs that result when households are paying more than they can afford for housing; 3) housing needs of "special needs groups" such as the elderly, large families, female heads of households, households with persons with disabilities (including persons with developmental disabilities), and the homeless; and
4) housing needs resulting from population growth in the City and surrounding region.

California housing element law requires that each city and county develop local housing programs designed to meet their “fair share” of housing needs for all income groups. The California Department of Housing and Community Development (HCD), Housing Policy Division develops the Regional Housing Needs Assessments (RHNA) for each region of the State, represented by councils of governments. The Southern California Association of Governments (SCAG) determines the housing allocation for each city and county within its six-county jurisdiction, which includes Los Angeles County. SCAG assigned La Puente a housing allocation of 1,929 units, as shown in Table 2-1, Regional Housing Needs Allocation 2021-2029. The RHNA covers the period of October 15, 2021 to October 15, 2029.

TABLE 2-1
REGIONAL HOUSING NEEDS ALLOCATION 2021-2029
Income Category Number of Units
Very Low Income 544
Low Income 275
Moderate Income 275
Above Moderate Income 835
Total Units 1,929
La Puente 2021-2029 Housing Element
Initial Study/Negative Declaration
Draft | November 2021 2-6
Housing Resources
Housing Element Section 4, Housing Resources, provides details regarding 1) Availability of Sites for Housing, 2) Financial Resources, 3) Administrative Resources, and 4) Opportunities for Energy Conservation.

The Residential Sites Inventory summarizes the sites available in La Puente to accommodate the remaining RHNA through residential recycling primarily through infill developments on residentially zoned lots, on vacant land, and within the Downtown Business District. A parcel-specific list of potential sites for housing development is provided in Housing Element Appendix C.

Comparison of Sites Inventory and RHNA
As detailed in Housing Element Appendix C, identified properties have the combined capacity to accommodate at least 2,388 additional housing units on vacant and underutilized residential and mixed-use land (Table 2-2, Comparison of Site Inventory and 2021-2029 RNHA).

TABLE 2-2
COMPARISON OF SITE INVENTORY AND 2021-2029 RHNA
Income Category
Lower Moderate Above
Moderate Total

SITE INVENTORY
Vacant Land 0 3 16 19
Residential Recycling 96 0 130 226
Downtown Specific Plan 287 57 0 344
Mixed-Use Zoning Program Sites 642 212 673 1,527
Accessory Dwelling Units 185 6 81 272
Site Inventory Total 1,210 278 900 2,388
6TH CYCLE RHNA (2021-2029) ALLOCATION 819 275 835 1,929 Delta (Site Inventory Total Minus 6th Cycle RHNA) 391 3 65 459 Source: 2021-2029 Housing Element (November 2021)
Notes

1. Lower RHNA = Very Low (544) + Low (275)

2. Assumes 34 ADUs permitted per year

3. Includes 20% buffer above RHNA
These sites and the associated land use regulations can facilitate the production of 1,210 lower-income units, 278 moderate-income units, and 900 above-moderate-income units during the planning period, which exceeds the City’s RHNA allocation for the 2021-2029 planning period. Public services and facilities are available to adequately serve all of the potential housing sites. Lateral water and sewer lines would be extended onto the properties from La Puente 2021-2029 Housing Element
Initial Study/Negative Declaration
Draft | November 2021 2-7
the adjoining public rights-of-way as development occurs. Any missing public improvement (e.g., curbs, gutters, sidewalks, etc.) along the property frontages would also be constructed at that time.

The 2021-2029 Housing Element identifies sites evaluated previously for potential environmental impacts in the General Plan and Zoning Code Update EIR. The 2021-2029 Housing Element Update identifies a range of tentatively reserved sites that could be developed to meet the City’s sixth cycle RHNA throughout La Puente. Some of these sites may differ from those identified in the City of La Puente General Plan and could require land use changes in the future that would allow for increased density or other provisions.

Government Code Section 65583 (c)(1)(A) states that cities have up to three years from the time a Housing Element is adopted to rezone sites including adoption of minimum density and development standards, and cities that fail to adopt a Housing Element that HCD finds to be in substantial compliance within 120 days of the statutory deadline for adoption, shall complete rezoning of sites no later than one year from the statutory deadline adoption of the Housing Element. The sites inventory (provided in 2021-2029 Housing Element Appendix C) yields housing units that provide more than 100 percent of the RHNA requirements, as demonstrated in Table 2-2. Furthermore, each future development proposal would be subject to environmental analysis, as applicable, pursuant to CEQA Guidelines Section 15168(c) and as required by State law, to evaluate potential impacts specific to that proposal.

Assumptions
This document is based on the following assumptions:
1) General Plan Consistency. The 2021-2029 Housing Element is consistent with the adopted City of La Puente General Plan. As the General Plan is updated in the future, the City will ensure that the updated General Plan is consistent with the policies contained in the Housing Element. 2) Purpose of Housing Element Environmental Review. This Initial Study is not intended to and does not address the particular impacts of future housing projects on any site identified in the 2021-2029 Housing Element. The Initial Study is limited to the review of potential environmental impacts resulting from the adoption and implementation of the 2021-2029 Housing Element and is not intended to analyze impacts of current or future specific development activities.
3) Project-Specific Environmental Review. In the City of La Puente, all housing development proposals are subject to a CEQA review process.

2.5 PERMITS AND APPROVALS
The City of La Puente (lead agency under CEQA) will use this Initial Study/Negative Declaration in making decisions with regard to the adoption and implementation of the La Puente 2021-2029 Housing Element.  General Plan Amendment
 Negative Declaration
La Puente 2021-2029 Housing Element
Initial Study/Negative Declaration
Draft | November 2021 2-8
This page intentionally left blank.

La Puente 2021-2029 Housing Element
Initial Study/Negative Declaration
Draft | November 2021 3-1

3.0 INITIAL STUDY CHECKLIST

3.1 BACKGROUND

1. Project Title: La Puente 2021-2029 Housing Element

2. Lead Agency Name and Address:

City of La Puente
15900 Main Street
La Puente, CA 91744

3. Contact Person and Phone Number:

Mr. Abraham Tellez, Senior Planner
P: 626.855.1513
E: [email protected]

4. Project Location:

Located approximately Located 20 miles east of downtown Los Angeles in the San Gabriel Valley, the City encompasses 1,720 acres within its approximately 3.5 square-mile corporate limits. The La Puente 2021-2029 Housing Element applies to all properties within the municipal boundaries of the City of La Puente (City).

5. Project Sponsor’s Name and Address:

City of La Puente
15900 Main Street
La Puente, CA 91744

6. General Plan Designation: Not Applicable (Citywide)

7. Zoning: Not Applicable (Citywide)

8. Description of the Project:

Refer to Section 2.4, Project Characteristics.

9. Surrounding Land Uses and Setting:

Refer to Section 2.2.2, Surrounding Land Uses.

10. Other public agencies whose approval is required (e.g., permits, financing approval or participation agreement).

Refer to Section 2.5, Permits and Approvals.

11. Have California Native American tribes traditionally and culturally affiliated with the project area requested consultation pursuant to Public Resources Code Section 21080.3.1? If so, is there a plan for consultation that includes, for example, the determination of significance of impacts to tribal cultural resources, procedures regarding confidentiality The City has complied with Tribal Cultural Resources consultation requirements under CEQA and AB 52 (Gatto, 2014). Formal notification was sent to nine tribes. The City received no requests for consultation.

La Puente 2021-2029 Housing Element
Initial Study/Negative Declaration
Draft | November 2021 3-2

3.2 ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED
The environmental factors checked below would be potentially affected by this project, involving at least one impact that is “Potentially Significant Impact,” as indicated by the Initial Study Checklist questions in Section 4.1 through Section 4.20.

Aesthetics Land Use and Planning
Agriculture and Forestry Resources Mineral Resources
Air Quality Noise
Biological Resources Population and Housing
Cultural and Tribal Cultural Resources Public Services
Energy Recreation
Geology and Soils Transportation
Greenhouse Gas Emissions Utilities and Service Systems
Hazards and Hazardous Materials Wildfire
Hydrology and Water Quality Mandatory Findings of Significance La Puente 2021-2029 Housing Element
Initial Study/Negative Declaration
Draft | November 2021 4-1

4.0 ENVIRONMENTAL ANALYSIS

EVALUATION OF ENVIRONMENTAL IMPACTS
This section analyzes the potential environmental impacts associated with the proposed project. The issue areas evaluated in this Initial Study include those cited in Section 3.2.

The environmental analysis in this section is patterned after the Initial Study Checklist recommended by the CEQA Guidelines and used by the City of La Puente (City) in its environmental review process. For the preliminary environmental assessment undertaken as part of this Initial Study’s preparation, a determination that there is a potential for significant effects indicates the need to more fully analyze the development’s impacts and to identify mitigation.

For the evaluation of potential impacts, the questions in the Initial Study Checklist are stated and an answer is provided according to the analysis undertaken as part of the Initial Study. The analysis considers the long-term, direct, indirect, and cumulative impacts of the development. To each question, there are four possible responses:
 No Impact. The development will not have any measurable environmental impact on the environment.  Less Than Significant Impact. The development will have the potential for impacting the environment, although this impact will be below established thresholds that are considered to be significant.  Less Than Significant Impact With Mitigation Incorporated. The development will have the potential to generate impacts which may be considered as a significant effect on the environment, although mitigation measures or changes to the development’s physical or operational characteristics can reduce these impacts to levels that are less than significant.
 Potentially Significant Impact. The development will have impacts, which are considered significant, and additional analysis is required to identify mitigation measures that could reduce these impacts to less than significant levels.

Where potential impacts are anticipated to be significant, mitigation measures would be required, so that impacts may be avoided or reduced to a less than significant level.

ENVIRONMENTAL ANALYSIS
The following sections include a discussion of potential project impacts as identified in the Initial Study Checklist.

The 2021-2029 Housing Element is a policy document that would not change land use designations or in and of itself authorize any development within the City. While the City is required by State law to facilitate development commensurate with its allocated share of regional housing needs, no change in the location or nature of allowable development would be authorized by the 2021-2029 Housing Element.

Future development proposals would be required to comply with all applicable regulations and development standards, along with project-specific conditions and mitigation measures to reduce potential impacts required as part of the development review and environmental impact processes.

La Puente 2021-2029 Housing Element
Initial Study/Negative Declaration
Draft | November 2021 4-2
This page intentionally left blank.

La Puente 2021-2029 Housing Element
Initial Study/Negative Declaration
Draft | November 2021 4-3

4.1 AESTHETICS
Would the project, except as provided in Public Resources Code Section 21099:

Potentially
Significant
Impact
Less Than
Significant
Impact With
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
A. Have a substantial adverse effect on a scenic vista?  B. Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway?  C. In nonurbanized areas, substantially degrade the existing visual character or quality of public views of the site and its surroundings? (Public views are those that are experienced from publicly accessible vantage point). In an urbanized area, would the project conflict with applicable zoning and other regulations governing scenic quality?

D. Create a new source of substantial light or glare, which would adversely affect day or nighttime views in the area? 
Note: Certain projects within a transit priority area need not evaluate aesthetics (Public Resources Code Section 21099).

A. WOULD THE PROJECT HAVE A SUBSTANTIAL ADVERSE EFFECT ON A SCENIC VISTA? Less Than Significant Impact. The topography of La Puente is generally flat, except for the San Jose Hills area located on the east side of the City. All areas of La Puente, including the hillside areas, are already developed, primarily with housing.

The 2021-2029 Housing Element includes policies and programs that are applicable City-wide and are designed to facilitate the construction of housing units to meet the City’s share of the regional housing need. The proposed project does not involve construction on any particular site in the City. Future development proposals would be subject to project-specific environmental impact and design review, and any potential impacts to scenic vistas would be identified and mitigated, as applicable, on a project-by-project basis. Adoption and implementation of the proposed project would not substantially alter the visual character of the City, nor would it have adverse impacts relative to the scenic vistas of the San Jose Hills. Thus, adoption and implementation of the 2021-2029 Housing Element would result in less than significant impacts in this regard.

Mitigation Measures: No mitigation measures are required.

B. WOULD THE PROJECT SUBSTANTIALLY DAMAGE SCENIC RESOURCES, INCLUDING, BUT NOT

LIMITED TO, TREES, ROCK OUTCROPPINGS, AND HISTORIC BUILDINGS WITHIN A STATE SCENIC HIGHWAY?
No Impact. No scenic vistas, trees, rock outcroppings, or state scenic highways occur within La Puente. The 2021- 2029 Housing Element applies to the entire City, and only identifies sites where new housing may be developed consistent with adopted land use policy. The proposed project does not involve construction at any particular site in the City. Thus, adoption and implementation of the 2021-2029 Housing Element would result in no impacts in this regard.

La Puente 2021-2029 Housing Element
Initial Study/Negative Declaration
Draft | November 2021 4-4
Mitigation Measures: No mitigation measures are required.

C. IN NONURBANIZED AREAS, WOULD THE PROJECT SUBSTANTIALLY DEGRADE THE EXISTING VISUAL CHARACTER OR QUALITY OF PUBLIC VIEWS OF THE SITE AND ITS SURROUNDINGS? (PUBLIC VIEWS ARE THOSE THAT ARE EXPERIENCED FROM PUBLICLY ACCESSIBLE VANTAGE POINT). IN AN URBANIZED AREA, WOULD THE PROJECT CONFLICT WITH APPLICABLE ZONING AND OTHER REGULATIONS GOVERNING SCENIC QUALITY?
Less Than Significant Impact. The City of La Puente is considered an urbanized area. The 2021-2029 Housing Element is a policy-level document, and as such, does not include any site-specific development designs or proposals. Therefore, it is not possible at this time to conduct an assessment of potential site-specific visual impacts relative to future development proposals. Instead, a case-by-case review of future development proposals would be carried out to ensure that existing views and aesthetic conditions are preserved, and that the future development proposals are consistent with all applicable General Plan goals and policies and zoning regulations relative to visual character and scenic quality. Thus, adoption and implementation of the 2021-2029 Housing Element would result in less than significant impacts in this regard.

Mitigation Measures: No mitigation measures are required.

D. WOULD THE PROJECT CREATE A NEW SOURCE OF SUBSTANTIAL LIGHT OR GLARE WHICH WOULD ADVERSELY AFFECT DAY OR NIGHTTIME VIEWS IN THE AREA? Less Than Significant Impact. The 2021-2029 Housing Element is a policy-level document that does not address a new lighting sources, nor does it include any site-specific development proposals. As such, it is not possible at this time to conduct and an assessment of potential site-specific light and glare impacts relative to future development proposals. Generally, potential glare and lighting glare impacts can be mitigated through use of non-reflective building materials and lighting that is shielded downward.

A case-by-case review of future development proposals would be carried out to ensure that light and glare impacts are addressed through minimization and/or mitigation, and that the future development proposals are consistent with all applicable General Plan goals and policies and zoning regulations relative to light and glare. Thus, adoption and implementation of the 2021-2029 Housing Element would result in less than significant impacts in this regard.

Mitigation Measures: No mitigation measures are required.

La Puente 2021-2029 Housing Element
Initial Study/Negative Declaration
Draft | November 2021 4-5

4.2 AGRICULTURE AND FORESTRY RESOURCES
In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California Department of Conservation as an optional model to use in assessing impacts on agriculture and farmland. In determining whether impacts to forest resources, including timberland, are significant environmental effects, lead agencies may refer to information compiled by the California Department of Forestry and Fire Protection regarding the state’s inventory of forest land, including the Forest and Range Assessment Project and the Forest Legacy Assessment project, and forest carbon measurement methodology provided in Forest Protocols adopted by the California Air Resources Board.

Would the project:

Potentially
Significant
Impact
Less Than
Significant
Impact With
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
A. Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use?

B. Conflict with existing zoning for agricultural use, or a Williamson Act contract? 
C. Conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code Section 12220(g)), timberland (as defined by Public Resources Code Section 4526), or timberland zoned Timberland Production (as defined by Government Code Section 51104(g))?

D. Result in the loss of forest land or conversion of forest land to non-forest use? 
E. Involve other changes in the existing environment, which, due to their location or nature, could result in conversion of Farmland, to nonagricultural use or conversion of forest land to non-forest use? 
A. WOULD THE PROJECT CONVERT PRIME FARMLAND, UNIQUE FARMLAND, OR FARMLAND OF

STATEWIDE IMPORTANCE (FARMLAND), AS SHOWN ON THE MAPS PREPARED PURSUANT TO

THE FARMLAND MAPPING AND MONITORING PROGRAM OF THE CALIFORNIA RESOURCES AGENCY, TO NON-AGRICULTURAL USE?
No Impact. The City contains no land designated as Prime Farmland, Unique Farmland, or Farmland of Statewide Importance on the California Important Farmland Finder (CIFF) and Los Angeles County Important Farmland Maps published by the State of California, Department of Conservation, Division of Land Resource Protection, Farmland Mapping and Monitoring Program. The CIFF designates the project site as Urban and Built‐Up Land. This farmland category defines Urban and Built‐Up Land as land developed at a density of at least 1 dwelling unit (du) per 1.5 acres, or approximately 6 structures to a 10‐acre parcel. Land uses include but are not limited to residential, industrial, office/commercial, institutional, and public administration.

The 2021-2029 Housing Element is a policy document that does not involve any site-specific designs or proposals.

Because no properties in La Puente are designated as prime farmland, unique farmland, or farmland of statewide importance, no impact would result from adoption or implementation of the 2021-2029 Housing Element in this regard.

La Puente 2021-2029 Housing Element
Initial Study/Negative Declaration
Draft | November 2021 4-6
Mitigation Measures: No mitigation measures are required.

B. WOULD THE PROJECT CONFLICT WITH EXISTING ZONING FOR AGRICULTURAL USE, OR A WILLIAMSON ACT CONTRACT?
No Impact. The City and surrounding area are developed and urbanized. No agricultural land exists or is zoned for agricultural use within the City, and no property within the City is under a Williamson contract. Adoption and implementation of the 2021-2029 Housing Element would not affect any land zoned for agricultural uses and would not conflict with a Williamson Act Contract. Thus, no impacts would occur in this regard.

Mitigation Measures: No mitigation measures are required.

C. WOULD THE PROJECT CONFLICT WITH EXISTING ZONING FOR, OR CAUSE REZONING OF, FOREST LAND (AS DEFINED IN PUBLIC RESOURCES CODE SECTION 12220(G)), TIMBERLAND (AS DEFINED BY PUBLIC RESOURCES CODE SECTION 4526), OR TIMBERLAND ZONED TIMBERLAND PRODUCTION (AS DEFINED BY GOVERNMENT CODE SECTION 51104(G))? No Impact. There is no zoning designation for forest land in the City of La Puente, and no areas within the City are classified as forest or timberland as defined by Public Resources Code Section 4526. Forestry operations do not occur within the City. Also, no property within the City supports trees capable of 10 percent native tree cover of any species, including hardwoods, under natural conditions, or that allows for management of one or more forest resources, including timber, aesthetics, fish and wildlife, biodiversity, water quality, recreation, and other public benefits. Adoption and implementation of the 2021-2029 Housing Element would not result in the rezoning of forest land, timberland, or timberland zoned Timberland Production. Thus, no impacts would occur in this regard.

Mitigation Measures: No mitigation measures are required.

D. WOULD THE PROJECT RESULT IN THE LOSS OF FOREST LAND OR CONVERSION OF FOREST LAND TO NON-FOREST USE?
No Impact. Refer to Response 4.2.C.

Mitigation Measures: No mitigation measures are required.

E. WOULD THE PROJECT INVOLVE OTHER CHANGES IN THE EXISTING ENVIRONMENT, WHICH, DUE TO THEIR LOCATION OR NATURE, COULD RESULT IN CONVERSION OF FARMLAND, TO NONAGRICULTURAL USE OR CONVERSION OF FOREST LAND TO NON-FOREST USE? No Impact. The City contains no forest land, nor is any property within the City zoned for agriculture. The adoption and implementation of the 2021-2029 Housing Element would not result in changes to the environment that would result in the conversion of farmland to a non-agricultural use or forest land to a non-forest use. Thus, there would be no potential for the conversion of these resources. No impacts would occur in this regard.

Mitigation Measures: No mitigation measures are required.

La Puente 2021-2029 Housing Element
Initial Study/Negative Declaration
Draft | November 2021 4-7

4.3 AIR QUALITY
Where available, the significance criteria established by the applicable air quality management or air pollution control district may be relied upon to make the following determinations.

Would the project:

Potentially
Significant
Impact
Less Than
Significant
Impact With
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
A. Conflict with or obstruct implementation of the applicable air quality plan?  B. Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non-attainment under an applicable federal or state ambient air quality standard?

C. Expose sensitive receptors to substantial pollutant concentrations?  D. Result in other emissions (such as those leading to odors) adversely affecting a substantial number of people? 
A. WOULD THE PROJECT CONFLICT WITH OR OBSTRUCT IMPLEMENTATION OF THE APPLICABLE AIR QUALITY PLAN?
B. WOULD THE PROJECT RESULT IN A CUMULATIVELY CONSIDERABLE NET INCREASE OF ANY

CRITERIA POLLUTANT FOR WHICH THE PROJECT REGION IS NON-ATTAINMENT UNDER AN APPLICABLE FEDERAL OR STATE AMBIENT AIR QUALITY STANDARD? Less Than Significant Impact. The City of La Puente is located within the South Coast Air Basin (SCAB), which is a non-attainment area for Federal and State criteria air pollutants, including ozone, PM10 and PM2.5.

The 2021-2029 Housing Element is a policy document that establishes City direction for facilitating housing development pursuant to adopted land use plans. Future development proposals would be required to comply with the density and intensity standards set forth in the City’s General Plan Land Use Element and current Zoning Ordinance.

Adoption and implementation of the 2021-2029 Housing Element would not directly result in the construction of new housing or pollutant emissions, but would facilitate housing construction consistent with adopted land use policy. Nevertheless, future development proposals facilitated by the 2021-2029 Housing Element programs have the potential to result in pollutant emissions. A case-by-case review of future development proposals would be necessary to ensure that potential pollutant emissions do not conflict with or obstruct implementation of the applicable air quality plan nor result in a cumulatively considerable net increase of any criteria pollutant.

In addition, the City would ensure each future development proposal is reviewed, if applicable, to ensure consistency with Federal, State, and local air quality standards; the applicable Air Quality Management Plan; and the General Plan goals, policies, and standards relative to air quality. Therefore, a case-by-case review of future development proposals would be necessary to ensure that air quality is protected and that potential impacts are consistent with all applicable General Plan goals and policies; standard Building Code requirements; State and La Puente 2021-2029 Housing Element
Initial Study/Negative Declaration
Draft | November 2021 4-8
Federal regulations; and South Coast Air Quality Management District rules and programs. Thus, adoption and implementation of the 2021-2029 Housing Element would result in less than significant impacts in this regard.

Mitigation Measures. No mitigation measures are required.

C. WOULD THE PROJECT EXPOSE SENSITIVE RECEPTORS TO SUBSTANTIAL POLLUTANT CONCENTRATIONS?
Less Than Significant Impact. Land uses that are considered more sensitive to changes in air quality than others are referred to as sensitive receptors. Land uses such as primary and secondary schools, hospitals, and convalescent homes are considered to be sensitive to poor air quality because the very young, the old, and the infirm are more susceptible to respiratory infections and other air quality-related health problems than the general public. Residential uses are considered sensitive because people in residential areas are often at home for extended periods of time, so they could be exposed to pollutants for extended periods.

Adoption and implementation of the 2021-2029 Housing Element would not directly result in the exposure of persons to substantial pollutant concentrations. Future development proposals would be required to comply with the density and intensity standards set forth in the City’s General Plan Land Use Element and current Zoning Ordinance. A case-by-case review of future development proposals would be necessary to ensure that potential emissions do not adversely affect sensitive receptors and to ensure consistency with all applicable General Plan goals and policies, standard Building Code requirements, and SCAQMD rules. Thus, adoption and implementation of the 2021-2029 Housing Element would result in less than significant impacts in this regard.

Mitigation Measures. No mitigation measures are required.

D. WOULD THE PROJECT RESULT IN OTHER EMISSIONS (SUCH AS THOSE LEADING TO ODORS) ADVERSELY AFFECTING A SUBSTANTIAL NUMBER OF PEOPLE?
Less Than Significant Impact. Adoption and implementation of the 2021-2029 Housing Element would not directly result in the exposure of persons to other emissions or odors. Future development proposals would be required to comply with the density and intensity standards set forth in the City’s General Plan Land Use Element and current Zoning Ordinance. A case-by-case review of future development proposals would be necessary to ensure that potential other emissions or odors do not adversely affect a substantial number of people and are consistent with all applicable General Plan goals and policies, standard Building Code requirements, and SCAQMD rules. Thus, adoption and implementation of the 2021-2029 Housing Element would result in less than significant impacts in this regard.

Mitigation Measures: No mitigation measures are required.

La Puente 2021-2029 Housing Element
Initial Study/Negative Declaration
Draft | November 2021 4-9

4.4 BIOLOGICAL RESOURCES
Would the project:

Potentially
Significant
Impact
Less Than
Significant
Impact With
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
A. Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service?

B. Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service? 
C. Have a substantial adverse effect on state or federally protected wetlands (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? 
D. Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites?

E. Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? 
F. Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan?

A. WOULD THE PROJECT HAVE A SUBSTANTIAL ADVERSE EFFECT, EITHER DIRECTLY OR THROUGH

HABITAT MODIFICATIONS, ON ANY SPECIES IDENTIFIED AS A CANDIDATE, SENSITIVE, OR

SPECIAL STATUS SPECIES IN LOCAL OR REGIONAL PLANS, POLICIES, OR REGULATIONS, OR BY THE CALIFORNIA DEPARTMENT OF FISH AND GAME OR U.S. FISH AND WILDLIFE SERVICE? No Impact. The City of La Puente has been fully urbanized for many years. As such, the City does not contain habitat supportive of special status plant or wildlife species. Adoption and implementation of the 2021-2029 Housing Element would not result in a substantial adverse effect, either directly or through habitat modifications, on any sensitive species. Thus, no impacts would occur in this regard.

Mitigation Measures: No mitigation measures are required.

B. WOULD THE PROJECT HAVE A SUBSTANTIAL ADVERSE EFFECT ON ANY RIPARIAN HABITAT OR

OTHER SENSITIVE NATURAL COMMUNITY IDENTIFIED IN LOCAL OR REGIONAL PLANS, POLICIES, REGULATIONS OR BY THE CALIFORNIA DEPARTMENT OF FISH AND GAME OR U.S. FISH AND WILDLIFE SERVICE?
No Impact. The City of La Puente has been fully urbanized for many years, and as such, is void of riparian habitat or other sensitive natural communities. Thus, adoption and implementation of the 2021-2029 Housing Element would result in no impacts in this regard.

La Puente 2021-2029 Housing Element
Initial Study/Negative Declaration
Draft | November 2021 4-10
Mitigation Measures: No mitigation measures are required.

C. WOULD THE PROJECT HAVE A SUBSTANTIAL ADVERSE EFFECT ON FEDERALLY PROTECTED WETLANDS AS DEFINED BY SECTION 404 OF THE CLEAN WATER ACT (INCLUDING, BUT NOT LIMITED TO, MARSH, VERNAL POOL, COASTAL, ETC.) THROUGH DIRECT REMOVAL, FILLING, HYDROLOGICAL INTERRUPTION, OR OTHER MEANS?
No Impact. The City of La Puente has been fully urbanized for many years, and as such, is void of Federally protected wetlands. Thus, adoption and implementation of the 2021-2029 Housing Element would result in no impacts in this regard.

Mitigation Measures: No mitigation measures are required.

D. WOULD THE PROJECT INTERFERE SUBSTANTIALLY WITH THE MOVEMENT OF ANY NATIVE

RESIDENT OR MIGRATORY FISH OR WILDLIFE SPECIES OR WITH ESTABLISHED NATIVE RESIDENT

OR MIGRATORY WILDLIFE CORRIDORS, OR IMPEDE THE USE OF NATIVE WILDLIFE NURSERY SITES?
No Impact. The City of La Puente has been fully urbanized for many years. Due to the lack of quality biological habitat and wildlife corridors within the City, adoption and implementation of the 2021-2029 Housing Element would not interfere with the movement of fish or wildlife or impact wildlife corridors. Thus, no impacts would occur in this regard.

Mitigation Measures: No mitigation measures are required.

E. WOULD THE PROJECT CONFLICT WITH ANY LOCAL POLICIES OR ORDINANCES PROTECTING BIOLOGICAL RESOURCES, SUCH AS A TREE PRESERVATION POLICY OR ORDINANCE? No Impact. The City of La Puente has no local policies or ordinances protecting biological resources. Nor has the City adopted a tree preservation ordinance. Thus, adoption and implementation of the 2021-2029 Housing Element would result in no impacts in this regard.

Mitigation Measures: No mitigation measures are required.

F. WOULD THE PROJECT CONFLICT WITH THE PROVISIONS OF AN ADOPTED HABITAT

CONSERVATION PLAN, NATURAL COMMUNITY CONSERVATION PLAN, OR OTHER APPROVED LOCAL, REGIONAL, OR STATE HABITAT CONSERVATION PLAN?
No Impact. The City of La Puente is not located within an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved habitat conservation plan. Thus, adoption and implementation of the 2021- 2029 Housing Element would result in no impacts in this regard.

Mitigation Measures: No mitigation measures are required.

La Puente 2021-2029 Housing Element
Initial Study/Negative Declaration
Draft | November 2021 4-11

4.5 CULTURAL AND TRIBAL CULTURAL RESOURCES
Would the project:

Potentially
Significant
Impact
Less Than
Significant
Impact With
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
A. Cause a substantial adverse change in the significance of a historical resource as defined in CEQA Guidelines Section 15064.5? 
B. Cause a substantial adverse change in the significance of an archaeological resource pursuant to CEQA Guidelines Section15064.5? 
C. Disturb any human remains, including those interred outside of formal cemeteries? 
D. Cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code Section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is:
1) Listed or eligible for listing in the California Register of Historical Resources, or in the local register of historical resources as defined in Public Resources Code Section 5020.1(k)?

2) A resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to the criteria set forth in subdivision (c) of Public Resources Code Section 5024.1? In applying the criteria set forth in subdivision (c) of Public Resources Code Section 5024.1, the lead agency shall consider the significance of the resource to a California Native American tribe.

A. WOULD THE PROJECT CAUSE A SUBSTANTIAL ADVERSE CHANGE IN THE SIGNIFICANCE OF A HISTORICAL RESOURCE AS DEFINED IN CEQA GUIDELINES SECTION 15064.5? Less Than Significant Impact. Appendix A of the City of La Puente General Plan and Zoning Code Update Final EIR includes the Initial Study, which identified historical resources in the City. There is one building listed on the National Register of Historic Places – La Puente Valley Woman’s Club at 200 N. First Street. There are also a number of older buildings in the Downtown that reflect the character of an earlier time, but have not been designated as historic.

The 2021-2029 Housing Element is a policy-level document, and as such, does not include any site-specific development designs or proposals. Thus, it is not possible at this time to conduct an assessment of potential sitespecific historical resource impacts relative to future development proposals. Instead, a case-by-case review of future development proposals would be carried out to ensure that historically significant buildings and resources are preserved, as applicable, and that the future development proposals are consistent with all applicable General Plan goals and policies and zoning regulations relative to historic resources. Thus, adoption and implementation of the 2021-2029 Housing Element would result in less than significant impacts in this regard.

Mitigation Measures: No mitigation measures are required.

La Puente 2021-2029 Housing Element
Initial Study/Negative Declaration
Draft | November 2021 4-12
B. WOULD THE PROJECT CAUSE A SUBSTANTIAL ADVERSE CHANGE IN THE SIGNIFICANCE OF AN ARCHAEOLOGICAL RESOURCE PURSUANT TO CEQA GUIDELINES SECTION 15064.5? Less Than Significant Impact. Appendix A of the City of La Puente General Plan and Zoning Code Update Final EIR includes the Initial Study, which identified that the City is largely built out and does not contain any known archeological resources. The Initial Study also identified that the potential for uncovering archaeological resources within the City is considered remote, given that no such resources had been discovered during prior development activity. Nor was it anticipated that new development on previously developed sites would uncover or impact archaeological resources.

The 2021-2029 Housing Element is a policy-level document, and as such, does not include any site-specific development designs or proposals. A case-by-case review of future development proposals would be carried out to confirm the absence or presence of archaeological resources, as applicable, and that the future development proposals are consistent with all applicable General Plan goals and policies and zoning regulations relative to archaeological resources. Thus, adoption and implementation of the 2021-2029 Housing Element would result in less than significant impacts in this regard.

C. WOULD THE PROJECT DISTURB ANY HUMAN REMAINS, INCLUDING THOSE INTERRED OUTSIDE OF FORMAL CEMETERIES?
No Impact. No formal cemeteries exist within the City of La Puente. And to the level of past disturbance associated with development throughout the City, it is not anticipated that human remains exist within the City.

Human remains are defined as any physical remains of a human being. The term "human remains" encompasses more than human bones. In ancient as well as historic times, Tribal Traditions included, but were not limited to, the burial of associated cultural resources (funerary objects) with the deceased, and the ceremonial burning of human remains. These remains are to be treated in the same manner as bone fragments that remain intact.

Associated funerary objects are objects that, as part of the death rite or ceremony of a culture, are reasonably believed to have been placed with individual human remains either at the time of death or later; other items made exclusively for burial purposes or to contain human remains can also be considered as associated funerary objects.

The Native American Graves Protection and Repatriation Act (NAGPRA) provides guidance that agencies shall consult with organizations on whose aboriginal lands the remains and cultural items might be discovered, who are reasonably known to have a cultural relationship to the human remains and other cultural items.

In the event human remains are encountered during earth removal or disturbance activities associated with future development proposals, all activities would cease immediately and a qualified archaeologist and Native American monitor would be immediately contacted. California Health and Safety Code Section 7050.5 states that no further disturbance shall occur until the County Coroner has made a determination of origin and disposition pursuant to Public Resources Code Section 5097.98. The County Coroner must be notified of the find immediately. If the remains are determined to be prehistoric, the Coroner would notify the Native American Heritage Commission (NAHC), which will determine and notify a Most Likely Descendant (MLD). With the permission of the landowner or his/her authorized representative, the MLD may inspect the site of the discovery. The MLD shall complete the inspection within 48 hours of notification by the NAHC. The MLD may recommend scientific removal and nondestructive analysis of human remains and items associated with Native American burials. Compliance with the above protocols per Health and Safety Code and Public Resources Code ensures no impacts would occur.

La Puente 2021-2029 Housing Element
Initial Study/Negative Declaration
Draft | November 2021 4-13
Mitigation Measures: No mitigation measures are required.

D. WOULD THE PROJECT CAUSE A SUBSTANTIAL ADVERSE CHANGE IN THE SIGNIFICANCE OF A TRIBAL CULTURAL RESOURCE, DEFINED IN PUBLIC RESOURCES CODE SECTION 21074 AS EITHER

A SITE, FEATURE, PLACE, CULTURAL LANDSCAPE THAT IS GEOGRAPHICALLY DEFINED IN TERMS

OF THE SIZE AND SCOPE OF THE LANDSCAPE, SACRED PLACE, OR OBJECT WITH CULTURAL VALUE TO A CALIFORNIA NATIVE AMERICAN TRIBE, AND THAT IS:

1. LISTED OR ELIGIBLE FOR LISTING IN THE CALIFORNIA REGISTER OF HISTORICAL RESOURCES, OR

IN THE LOCAL REGISTER OF HISTORICAL RESOURCES AS DEFINED IN PUBLIC RESOURCES CODE SECCTION 5020.1(K)?

2. A RESOURCE DETERMINED BY THE LEAD AGENCY, IN ITS DISCRETION AND SUPPORTED BY

SUBSTANTIAL EVIDENCE, TO BE SIGNIFICANT PURSUANT TO CRITERIA SET FORTH IN SUBDIVISION (C) OF PUBLIC RESOURCES CODE SECTION 5024.1? IN APPLYING THE CRITERIA SET FORTH IN SUBDIVISION (C) OF PUBLIC RESOURCES CODE SECTION 5024.1, THE LEAD AGENCY

SHALL CONSIDER THE SIGNIFICANCE OF THE RESOURCE TO A CALIFORNIA NATIVE AMERICAN TRIBE.

Less Than Significant Impact.

Tribal Consultation
Chapter 532, Statutes of 2014 (AB 52), requires that Lead Agencies evaluate a project’s potential to impact “tribal cultural resources.” Such resources include “[s]ites, features, places, cultural landscapes, sacred places, and objects with cultural value to a California Native American tribe that are eligible for inclusion in the California Register of Historical resources or included in a local register of historical resources.” AB 52 also gives Lead Agencies the discretion to determine, supported by substantial evidence, whether a resource qualifies as a “tribal cultural resource.”
Also per AB 52 (specifically Public Resources Code [PRC] Section 21080.3.1), Native American consultation is required upon request by a California Native American tribe that has previously requested that the City provide it with notice of such projects.

The Native American Heritage Commission (NAHC) was contacted by the City in late May 2021 requesting a list of potential Native American contacts for consultation. The NAHC provided a Tribal Consultation List to the City on June 11, 2021. In addition, the City reviewed its list of tribes that had requested AB 52 notification.

The City sent letters via email for the purposes of SB 181 and AB 52 consultation to nine tribes listed below on June 16, 2021 and June 17, 2021:

1. Gabrieleño Band of Mission Indians – Kizh Nation - Andrew Salas, Chairperson

2. San Gabriel Band of Mission Indians – Anthony Morales, Chairperson 1 SB 18 (Chapter 905, Statutes of 2004) (Public Resources Code Section 65352.3) requires cities and counties to contact and consult with California Native American tribes prior to amending or adopting any general plan or specific plan, or designating land as open space.

La Puente 2021-2029 Housing Element
Initial Study/Negative Declaration
Draft | November 2021 4-14

3. Gabrielino/Tongva Nation – Sandonne Goad, Chairperson

4. Gabrielino Tongva Indians of California Tribal Council – Robert Dorame, Chairperson

5. Gabrielino Tongva Indians of California Tribal Council – Christina Conley

6. Gabrielino-Tongva Tribe – Charles Alvarez

7. Santa Rosa Band of Cahuilla Indians – Lovina Redner, Tribal Chair

8. Soboba Band of Luiseno Indians – Isaiah Vivanco, Chairperson

9. Torres Martinez Desert Cahuilla Indians – Michael Mirelez, Cultural Resource Coordinator The City’s letter specifically noted that the Housing Element is required to be updated every eight years, and within Los Angeles County, jurisdictions are required to prepare, adopt, and receive certification from the California Department of Housing and Community Development (HCD) of their 6th cycle Housing Element by October 15, 2021. As such, the City respectfully requested that each tribe respond within 30 days for the both the SB 18 and AB 32 consultation.

At the conclusion of the 30-day period, the City received no requests for SB 18 or AB 52 consultation.

Impact Analysis
Whatever the linguistic affiliation, Native Americans in and around the project area exhibited similar organization and resource procurement strategies. Villages were based on clan or lineage groups. Their home/base sites are marked by midden deposits, often with bedrock mortars. During their seasonal rounds to exploit plant resources, small groups would migrate within their traditional territory in search of specific plants and animals. Their gathering strategies often left behind signs of special use sites, usually grinding slicks on bedrock boulders, at the locations of the resources.

Given the long-standing history of the multiple tribes in and around the City of La Puente, there is the potential that the construction of future development proposals would impact tribal cultural resources. Past construction and development practices in the City were not as sensitive to tribal cultural resources as current practices. Thus, ground-disturbing activities, such as grading or excavation, could disturb previously unidentified subsurface resources.

The 2021-2029 Housing Element is a policy-level document, and as such, does not include any site-specific development designs or proposals. A case-by-case review of future development proposals would be carried out to confirm the absence or presence of tribal cultural resources, as applicable, and that the future development proposals are consistent with all applicable General Plan goals and policies and zoning regulations relative to tribal cultural resources. Thus, adoption and implementation of the 2021-2029 Housing Element would result in less than significant impacts in this regard.

Mitigation Measures: No mitigation measures are required.

La Puente 2021-2029 Housing Element
Initial Study/Negative Declaration
Draft | November 2021 4-15

4.6 ENERGY
Would the project:

Potentially
Significant
Impact
Less Than
Significant
Impact With
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
A. Result in potentially significant environmental impact due to wasteful, inefficient, or unnecessary consumption of energy resources, during project construction or operation?

B. Conflict with or obstruct a state or local plan for renewable energy or energy efficiency? 
A. WOULD THE PROJECT RESULT IN POTENTIALLY SIGNIFICANT ENVIRONMENTAL IMPACT DUE TO

WASTEFUL, INEFFICIENT, OR UNNECESSARY CONSUMPTION OF ENERGY RESOURCES, DURING PROJECT CONSTRUCTION OR OPERATION?
B. WOULD THE PROJECT CONFLICT WITH OR OBSTRUCT A STATE OR LOCAL PLAN FOR RENEWABLE ENERGY OR ENERGY EFFICIENCY?
No Impact. The 2021-2029 Housing Element is a policy-level document, and as such, does not include any sitespecific development designs or proposals. While the City is required by State law to facilitate development commensurate with its allocated share of regional housing needs, no change in the location or nature of allowable development would be authorized by the 2021-2029 Housing Element. Future development proposals would be required to comply with all applicable regulations and development standards, including but not limited to the most current adopted version of the California Building Code and California Green Building Standards Code, along with project-specific conditions and mitigation measures to reduce potential impacts required as part of the development review and environmental impact processes. Thus, adoption and implementation of the 2021-2029 Housing Element would result in no impacts to energy resources, or conflict with or obstruct any plans addressing renewable energy or energy efficiency.

Mitigation Measures: No mitigation measures are required.

La Puente 2021-2029 Housing Element
Initial Study/Negative Declaration
Draft | November 2021 4-16
This page intentionally left blank.

La Puente 2021-2029 Housing Element
Initial Study/Negative Declaration
Draft | November 2021 4-17

4.7 GEOLOGY AND SOILS
Would the project:

Potentially
Significant
Impact
Less Than
Significant
Impact With
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
A. Directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury, or death involving:
1) Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. 
2) Strong seismic ground shaking? 
3) Seismic-related ground failure, including liquefaction?  4) Landslides? 
B. Result in substantial soil erosion or the loss of topsoil?  C. Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on-or off-site landslide, lateral spreading, subsidence, liquefaction, or collapse? 
D. Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994), creating substantial risks to life or property?  E. Have soils incapable of adequately supporting the use of septic tanks or alternative waste water disposal systems where sewers are not available for the disposal of waste water?

F. Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature? 
A. WOULD THE PROJECT DIRECTLY OR INDIRECTLY CAUSE POTENTIAL SUBSTANTIAL ADVERSE EFFECTS, INCLUDING THE RISK OF LOSS, INJURY, OR DEATH INVOLVING:

1. RUPTURE OF A KNOWN EARTHQUAKE FAULT, AS DELINEATED ON THE MOST RECENT ALQUISTPRIOLO EARTHQUAKE FAULT ZONING MAP ISSUED BY THE STATE GEOLOGIST FOR THE AREA OR BASED ON OTHER SUBSTANTIAL EVIDENCE OF A KNOWN FAULT? REFER TO DIVISION OF MINES AND GEOLOGY SPECIAL PUBLICATION 42.

No Impact. Southern California, including the City of La Puente, is subject to the effects of seismic activity due to the active faults that traverse the area. Active faults are defined as those that have experienced surface displacement within Holocene time (approximately the last 11,000 years) and/or are in a State-designated AlquistPriolo Earthquake Fault Zone. No Alquist-Priolo Earthquake Fault zones exist within the City of La Puente. Thus, adoption and implementation of the 2021-2029 Housing Element would not result in no impacts in this regard.

Mitigation Measures: No mitigation measures are required.

La Puente 2021-2029 Housing Element
Initial Study/Negative Declaration
Draft | November 2021 4-18

2. STRONG SEISMIC GROUND SHAKING?
Less Than Significant Impact. The City of La Puente, similar to the rest of California, is located within a seismically active region as a result of being located near the active margin between the North American and Pacific tectonic plates. Several major faults within a 50­mile radius of La Puente are capable of producing substantial effects from ground shaking. These faults include the San Andreas, Whittier-Elsinore, Chino, Sierra Madre-Cucamonga, and San Fernando faults. A major earthquake produced along any of these faults has the potential to produce strong ground shaking in La Puente. Also, the Puente Hills fault system, discovered in 2003, is comprised of three sections that run under downtown Los Angeles, through La Puente, and into the Coyote Hills of northern Orange County.

The Puente Hills Fault has been credited with causing the 1987 Whittier Narrows Earthquake. No active faults have been identified at the ground surface within the City; however, the City overlies the Puente Hills segment of the Elysian Park blind thrust fault.

The 2021-2029 Housing Element is a policy-level document, and as such, does not include any site-specific development designs or proposals. While the City is required by State law to facilitate development commensurate with its allocated share of regional housing needs, no change in the location or nature of allowable development would be authorized by the 2021-2029 Housing Element. The California Building Code includes specific design measures, which are based on the determination of Site Classification and Seismic Design Categories specific to the project site. These design measures are intended to maximize structural stability in the event of an earthquake. Future development proposals would be required to comply with all applicable regulations and development standards, including but not limited to the most current adopted version of the California Building Code, along with project-specific conditions and mitigation measures to reduce potential impacts required as part of the development review and environmental impact processes. Thus, adoption and implementation of the 2021-2029 Housing Element would result in less than significant impacts in this regard.

Mitigation Measures: No mitigation measures are required.

3. SEISMIC-RELATED GROUND FAILURE, INCLUDING LIQUEFACTION?

4. LANDSLIDES?
Less Than Significant Impact. Seismic agitation of relatively loose saturated sands, silty sands, and some silts can result in a buildup of pore pressure. If the pore pressure exceeds the overburden stresses, a temporary quick condition known as liquefaction can occur. Liquefaction effects can manifest in several ways including: 1) loss of bearing; 2) lateral spread; 3) dynamic settlement; and 4) flow failure. Lateral spreading has typically been the most damaging mode of failure. In general, the more recent that a sediment has been deposited, the more likely it will be susceptible to liquefaction. Other factors that must be considered are groundwater, confining stresses, relative density, and the intensity and duration of seismically-induced ground shaking.

The geologic and topographic characteristics of an area often determine its potential for landslides. Steep slopes, the extent of erosion, and the rock composition of a hillside all contribute to the potential slope failure and landslide events.

The City of La Puente has been fully urbanized for many years. The 2021-2029 Housing Element is a policy-level document, and as such, does not include any site-specific development designs or proposals. Future development proposals would be required to comply with all applicable regulations and development standards, including but not limited to the most current adopted version of the California Building Code, preparation of site-specific La Puente 2021-2029 Housing Element
Initial Study/Negative Declaration
Draft | November 2021 4-19
geologic studies, project-specific conditions, and mitigation measures to reduce potential impacts required as part of the development review and environmental impact processes. Thus, adoption and implementation of the 2021- 2029 Housing Element would result in less than significant impacts relative to liquefaction and landslide ground failures.

Mitigation Measures: No mitigation measures are required.

B. WOULD THE PROJECT RESULT IN SUBSTANTIAL SOIL EROSION OR THE LOSS OF TOPSOIL? Less Than Significant Impact. The City of La Puente has been fully urbanized for many years. The 2021-2029 Housing Element is a policy-level document, and as such, does not include any site-specific development designs or proposals. Future development proposals involving demolition and/or construction activities would be subject to compliance with the California Building Code, as well as the requirements set forth in the National Pollutant Discharge Elimination System (NPDES) Storm Water General Construction Permit for construction activities. The NPDES Storm Water General Construction Permit requires preparation of a Storm Water Pollution Prevention Plan, which would identify specific erosion and sediment control Best Management Practices that would be implemented to protect storm and non-storm water runoff during construction and post-development activities, inclusive of low impact development (LID) design considerations and operational and maintenance requirements.

Compliance with the California Building Code and NPDES would minimize effects from erosion and ensure consistency with the Los Angeles Regional Water Quality Control Board Water Quality Control Plan. Thus, adoption and implementation of the 2021-2029 Housing Element would result in less than significant impacts in this regard.

Mitigation Measures: No mitigation measures are required.

C. WOULD THE PROJECT BE LOCATED ON A GEOLOGIC UNIT OR SOIL THAT IS UNSTABLE, OR THAT

WOULD BECOME UNSTABLE AS A RESULT OF THE PROJECT, AND POTENTIALLY RESULT IN AN

ON-SITE OR OFF-SITE LANDSLIDE, LATERAL SPREADING, SUBSIDENCE, LIQUEFACTION OR COLLAPSE?
Less Than Significant Impact. Refer to Responses A.1.3 and A.1.4.

Mitigation Measures: No mitigation measures are required.

D. WOULD THE PROJECT BE LOCATED ON EXPANSIVE SOIL, AS DEFINED IN TABLE 18-1-B OF THE UNIFORM BUILDING CODE (1994), CREATING SUBSTANTIAL RISKS TO LIFE OR PROPERTY? Less Than Significant Impact. Expansive soils can be a problem, as variation in moisture content will cause a volume change in the soil. Expansive soils heave when moisture is introduced and contract as they dry. During inclement weather and/or excessive landscape watering, moisture infiltrates the soil and causes the soil to heave (expansion). When drying occurs the soils will shrink (contraction). Repeated cycles of expansion and contraction of soils can cause pavement, concrete slabs on grade and foundations to crack. This movement can also result in misalignment of doors and windows.

The City of La Puente has been fully urbanized for many years. The 2021-2029 Housing Element is a policy-level document, and as such, does not include any site-specific development designs or proposals. Future development proposals would be required to comply with all applicable regulations and development standards, including but La Puente 2021-2029 Housing Element
Initial Study/Negative Declaration
Draft | November 2021 4-20
not limited to the most current adopted version of the California Building Code, preparation of site-specific geologic studies, project-specific conditions, and mitigation measures to reduce potential impacts required as part of the development review and environmental impact processes. Thus, adoption and implementation of the 2021- 2029 Housing Element would result in less than significant impacts in this regard.

Mitigation Measures: No mitigation measures are required.

E. WOULD THE PROJECT HAVE SOILS INCAPABLE OF ADEQUATELY SUPPORTING THE USE OF

SEPTIC TANKS OR ALTERNATIVE WASTE WATER DISPOSAL SYSTEMS WHERE SEWERS ARE NOT AVAILABLE FOR THE DISPOSAL OF WASTE WATER?
No Impact. All existing development within the City is connected to a sewer system for the disposal of wastewater.

Future development proposals would be required to connect to a sewer system, as well as comply with all applicable regulations, development standards, project-specific conditions, and mitigation measures to reduce potential impacts required as part of the development review and environmental impact processes. Thus, adoption and implementation of the 2021-2029 Housing Element would result in no impacts in this regard.

Mitigation Measures: No mitigation measures are required.

F. WOULD THE PROJECT DIRECTLY OR INDIRECTLY DESTROY A UNIQUE PALEONTOLOGICAL RESOURCE OR SITE OR UNIQUE GEOLOGIC FEATURE?
No Impact. The City of La Puente has been fully urbanized for many years and does not contain any known paleontological resources or unique geologic features. The potential for uncovering paleontological resources or unique geologic features within the City is considered remote, given that no such resources have been discovered during prior development activity. Thus, adoption and implementation of the 2021-2029 Housing Element would result in no impacts in this regard.

Mitigation Measures: No mitigation measures are required.

La Puente 2021-2029 Housing Element
Initial Study/Negative Declaration
Draft | November 2021 4-21

4.8 GREENHOUSE GASES
Would the project:

Potentially
Significant
Impact
Less Than
Significant
Impact With
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
A. Generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment? 
B. Conflict with an applicable plan, policy, or regulation adopted for the purpose of reducing the emissions of greenhouse gases? 
A. WOULD THE PROJECT GENERATE GREENHOUSE GAS EMISSIONS, EITHER DIRECTLY OR INDIRECTLY, THAT MAY HAVE A SIGNIFICANT IMPACT ON THE ENVIRONMENT? B. WOULD THE PROJECT CONFLICT WITH AN APPLICABLE PLAN, POLICY, OR REGULATION ADOPTED FOR THE PURPOSE OF REDUCING THE EMISSIONS OF GREENHOUSE GASES? Less Than Significant Impact. The 2021-2029 Housing Element establishes policy to facilitate the development of 1,929 housing units for the eight-year period, pursuant to the Regional Housing Needs Assessment (RHNA). The RHNA process allocates numerical housing goals to cities and counties in the Southern California Association of Governments (SCAG) region to accommodate anticipated regional population growth that is consistent under SB 375 with the 2020-2045 Regional Transportation Plan/Sustainable Communities Strategy of the Southern California Association of Governments (also referred to as Connect SoCal), which was adopted on May 7, 2020.

The 2021-2029 Housing Element is a policy-level document, and as such, does not include any site-specific development designs or proposals. While the City is required by State law to facilitate development commensurate with its allocated share of regional housing needs, no change in the location or nature of allowable development would be authorized by the 2021-2029 Housing Element. Future development proposals would be required to comply with all applicable regulations and development standards, including but not limited to the most current adopted version of the California Building Code and California Green Building Standards Code, along with project-specific conditions and mitigation measures to reduce potential impacts required as part of the development review and environmental impact processes.

In addition, the City of La Puente General Plan includes eight resource conservation (solid waste, air quality, and energy conservation) and water quality policies that support actions to reduce the use of resources and energy, and thus, the creation of greenhouse gas emissions. Future development proposals would be subject to these policies, as applicable.

Thus, adoption and implementation of the 2021-2029 Housing Element would result in no impacts to greenhouse gas emissions or conflict with adopted plans, policies, and regulations that reduce greenhouse gas emissions.

Mitigation Measures: No mitigation measures are required.

La Puente 2021-2029 Housing Element
Initial Study/Negative Declaration
Draft | November 2021 4-22
This page intentionally left blank.

La Puente 2021-2029 Housing Element
Initial Study/Negative Declaration
Draft | November 2021 4-23

4.9 HAZARDS AND HAZARDOUS MATERIALS
Would the project:

Potentially
Significant
Impact
Less Than
Significant
Impact With
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
A. Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials? 
B. Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment?

C. Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school?  D. Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? 
E. For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area? 
F. Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? 
A. WOULD THE PROJECT CREATE A SIGNIFICANT HAZARD TO THE PUBLIC OR THE ENVIRONMENT THROUGH THE ROUTINE TRANSPORT, USE, OR DISPOSAL OF HAZARDOUS MATERIALS? B. WOULD THE PROJECT CREATE A SIGNIFICANT HAZARD TO THE PUBLIC OR THE ENVIRONMENT

THROUGH REASONABLY FORESEEABLE UPSET AND ACCIDENT CONDITIONS INVOLVING THE RELEASE OF HAZARDOUS MATERIALS INTO THE ENVIRONMENT?
C. WOULD THE PROJECT EMIT HAZARDOUS EMISSIONS OR HANDLE HAZARDOUS OR ACUTELY

HAZARDOUS MATERIALS, SUBSTANCES, OR WASTE WITHIN ONE-QUARTER MILE OF AN EXISTING OR PROPOSED SCHOOL?
D. WOULD THE PROJECT BE LOCATED ON A SITE WHICH IS INCLUDED ON A LIST OF HAZARDOUS MATERIALS SITES COMPILED PURSUANT TO GOVERNMENT CODE SECTION 65962.5 AND, AS A RESULT, WOULD IT CREATE A SIGNIFICANT HAZARD TO THE PUBLIC OR THE ENVIRONMENT? Less Than Significant Impact. The City of La Puente has been fully urbanized for many years. Businesses that use, transport, or dispose of hazardous materials are required to comply with Federal, State, and local hazardous materials regulations. Specifically, truck traffic, including trucks that transport chemicals, is restricted to designated routes per City of La Puente Ordinance 10.24.030.

La Puente 2021-2029 Housing Element
Initial Study/Negative Declaration
Draft | November 2021 4-24
No properties within the City are included on the Department of Toxic Substances Control Hazardous Waste and Substances List (Cortese List). However, the United States Environmental Protection Agency (USEPA) identified Puente Valley as one of eight operable units (OUs) for the San Gabriel Valley Superfund Site, which is also known as the San Gabriel Superfund Site Area 4. The Puente Valley OU includes most of the City of Industry, portions of the City of La Puente, and portions of unincorporated Los Angeles County. Groundwater and soil are contaminated with various volatile organic compounds (VOCs), primarily trichloroethene (TCE) and tetrachloroethene (PCE)), 1,4-dioxane, perchlorate, and hexavalent chromium. The USEPA identified remedies including extraction, containment, and treatment of contaminated groundwater in the shallow and intermediate zones at the mouth of Puente Valley. Additional remedies includes wells for monitoring groundwater in the shallow, intermediate, and deep zones at mid-valley and the mouth of the valley to ensure that the remedy meets performance criteria set in the Interim Record of Decision (IROD), issued in September 1996. the cleanup status is active.2 Separately, there are a number of leaking underground storage tanks within the City that have the potential to negatively affect groundwater quality.

The City of La Puente General Plan Safety Element addresses the protection of residents and business employees from potential hazards with the following policies:

Policy 2.1 Cooperate with Federal, State, and County agencies to reduce risks to residents associated with the use or transport of hazardous materials.

Policy 2.2 Develop and maintain a coordinated emergency operations plan, and educate the community on emergency procedures to respond to natural and human activity hazards.

Policy 2.3 Continue to educate the community regarding the safe use and disposal of household hazardous wastes.

The 2021-2029 Housing Element is a policy-level document, and as such, does not include any site-specific development designs or proposals. Future development proposals would be required to comply with all applicable policies, regulations, and development standards, along with project-specific conditions and mitigation measures to reduce potential impacts required as part of the development review and environmental impact processes.

Thus, adoption and implementation of the 2021-2029 Housing Element would not pose a significant hazard to the public or the environment, or involve the transportation, use, or storage of hazardous or potentially hazardous materials. As such, less than significant impacts would occur in this regard.

Mitigation Measures: No mitigation measures are required.

E. FOR A PROJECT LOCATED WITHIN AN AIRPORT LAND USE PLAN OR, WHERE SUCH A PLAN HAS

NOT BEEN ADOPTED, WITHIN TWO MILES OF A PUBLIC AIRPORT OR PUBLIC USE AIRPORT,

WOULD THE PROJECT RESULT IN A SAFETY HAZARD FOR PEOPLE RESIDING OR WORKING IN THE PROJECT AREA?
No Impact. The City of La Puente is not located within two miles of a public airport or public use airport, and thus would not experience safety hazards for people residing or working in the City. Thus, adoption and implementation of the 2021-2029 Housing Element would result in no impacts in this regard. 2 Source: California Department of Toxic Substances Control, EnviroStor, Puente Valley (San Gabriel Valley Superfund Site) (60001338), https://www.envirostor.dtsc.ca.gov/public/profile_report?global_id=60001338, accessed August 20, 2021.

La Puente 2021-2029 Housing Element
Initial Study/Negative Declaration
Draft | November 2021 4-25
Mitigation Measures: No mitigation measures are required.

F. WOULD THE PROJECT IMPAIR IMPLEMENTATION OF OR PHYSICALLY INTERFERE WITH AN ADOPTED EMERGENCY RESPONSE PLAN OR EMERGENCY EVACUATION PLAN? No Impact. The City adopted the City of La Puente Emergency Operations Plan (EOP) on August 8, 2017. The EOP describes a comprehensive emergency management system that provides for a planned response to disaster situations associated with natural disasters, technological incidents, and human-caused events. The EOP delineates operational concepts relating to various emergency situations, identifies components of the Emergency Management Organization, and describes the overall responsibilities for protecting life and property and assuring the overall well-being of the population. The EOP also details the coordination of response services and support within the City and the City’s relationships, obligations and dependencies with other response organizations and governmental entities, to include mutual aid and specific statutory authorities, as well as State and Federal agencies and the private sector. All jurisdictions within California operate under the Standardized Emergency Management System (SEMS) and the National Incident Management System (NIMS). The City of La Puente, like all local government agencies, has the primary responsibility for emergency management activities within its jurisdiction.

Adoption and implementation of the 2021-2029 Housing Element would not impair the implementation of the EOP or interfere with emergency responses or evacuation plans. Thus, no impacts would occur in this regard.

Mitigation Measures: No mitigation measures are required.

La Puente 2021-2029 Housing Element
Initial Study/Negative Declaration
Draft | November 2021 4-26
This page intentionally left blank.

La Puente 2021-2029 Housing Element
Initial Study/Negative Declaration
Draft | November 2021 4-27

4.10 HYDROLOGY AND WATER QUALITY
Would the project:

Potentially
Significant
Impact
Less Than
Significant
Impact With
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
A. Violate any water quality standards or waste discharge requirements or otherwise substantially degrade surface or ground water quality?  B. Substantially decrease groundwater supplies or interfere substantially with groundwater recharge such that the project may impede sustainable groundwater management of the basin?

C. Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition of impervious surfaces, in a manner which would:
1) Result in a substantial erosion or siltation on- or off-site?  2) Substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or off-site? 
3) Create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff?

4) Impede or redirect flood flows? 
D. In flood hazard, tsunami, or seiche zones, risk release of pollutants due to project inundation? 
E. Conflict with or obstruct implementation of a water quality control plan or sustainable groundwater management plan? 
A. WOULD THE PROJECT VIOLATE ANY WATER QUALITY STANDARDS OR WASTE DISCHARGE

REQUIREMENTS OR OTHERWISE SUBSTANTIALLY DEGRADE SURFACE OR GROUND WATER QUALITY?
Less Than Significant Impact. Surface water and groundwater quality in the City of La Puente is similar to that which is characterized for other urbanized areas surrounding the City and within the County of Los Angeles. The City encourages development projects to be designed with pervious materials and landscaped areas to enhance on-site capture and absorption of stormflows. Also, through the implementation of National Pollution Discharge Elimination System (NPDES) program requirements, the City guards against high pollutant loads and erosive materials in surface runoff.

Future development proposals would be required to provide for the elimination/reduction of pollutant discharges, including capture and treatment of dry weather and first flush runoff in a manner consistent with Los Angeles Regional Water Quality Control Board (LARWQCB) requirements. All storm water discharges must comply with applicable provisions of Los Angeles County’s NPDES permit. As a co-permittee, the City is responsible for implementation of the requirements of the NPDES permit issued to the County. Consistent with LARWQCB/NPDES and City requirements, appropriate Best Management Practices (BMPs) would be required throughout La Puente 2021-2029 Housing Element
Initial Study/Negative Declaration
Draft | November 2021 4-28
construction processes of future development proposals, thereby controlling potential discharge of pollutants, preventing sewage spills, and avoiding discharge of sediments into streets, stormwater channels, or waterways.

In addition, long-term water quality impacts associated with future development proposals would also be avoided through the implementation of structural, non-structural and treatment control BMPs and low impact development (LID) design considerations and operational and maintenance requirements that are identified in the Water Quality Management Plan (WQMP) prepared for each future development proposal to ensure that long-term water quality impacts are minimized. Thus, adoption and implementation of the 2021-2029 Housing Element would result in less than significant impacts in this regard.

Mitigation Measures: No mitigation measures are required.

B. WOULD THE PROJECT SUBSTANTIALLY DECREASE GROUNDWATER SUPPLIES OR INTERFERE

SUBSTANTIALLY WITH GROUNDWATER RECHARGE SUCH THAT THE PROJECT MAY IMPEDED SUSTAINABLE GROUNDWATER MANAGEMENT OF THE BASIN?
Less Than Significant Impact. Domestic water service in the City is provided by three water agencies, including the San Gabriel Valley Water Company, and the La Puente Valley County Water District.

San Gabriel Valley Water Company
The San Gabriel Valley Water Company (SGVWC) is an investor-owned public utility water company subject to the regulatory jurisdiction of the California Public Utilities Commission (CPUC). SGVWC’s current service area covers approximately 45 square miles including all or portions of the Cities of Arcadia, Baldwin Park, El Monte, Industry, Irwindale, La Puente, Montebello, Monterey Park, Pico Rivera, Rosemead, San Gabriel, Santa Fe Springs, South El Monte, West Covina, Whittier, and unincorporated areas of Los Angeles County including Hacienda Heights and South San Gabriel.

SGVWC serves a population of approximately 256,800 through a diverse mix of water supplies that provide a reliable and high quality source of drinking water for its customers. SGVWC utilizes locally-produced groundwater from 31 wells located in the Main San Gabriel Groundwater Basin and from four wells located in the Central Groundwater Basin. The company also has the ability to deliver imported water through a connection with the Metropolitan Water District of Southern California, as well as emergency interconnections with several surrounding water agencies to ensure the reliability of its water supply.

Suburban Water Systems
Suburban Water Systems, a part of SouthWest Water Company, is a retail water supplier providing high-quality water and reliable service in an approximately 42-square-mile service area that covers all or portions of Glendora, Covina, West Covina, La Puente, Hacienda Heights, City of Industry, Whittier, La Mirada, La Habra, La Puente and unincorporated portions of California’s Los Angeles and Orange counties.

Suburban Water serves a population of approximately 300,000 through a water distribution system that includes 18 wells, 32 reservoirs, and more than 800 miles of pipeline. The network of facilities pumps and distributes approximately 56,000 acre-feet of water annually (an acre-foot of water is about 326,000 gallons, which meets the annual average indoor/outdoor water needs of 1-2 households).

La Puente 2021-2029 Housing Element
Initial Study/Negative Declaration
Draft | November 2021 4-29
Groundwater comes from Suburban-owned wells in the Main San Gabriel Basin and Central Basin. The well water is disinfected and treated prior to entering the distribution system. This water is supplemented with water purchased mainly from member agencies of the Metropolitan Water District of Southern California (MWD), Covina Irrigating Company, and California Domestic Water Company (Cal Domestic). Suburban Water is regulated by the California Public Utilities Commission.

La Puente Valley County Water District
The La Puente Valley County Water District (LPVCWD) has three active wells that produce water from the Main San Gabriel Basin to meet the needs of the District’s customers. The LPVCWD water system serves a population of approximately 95,000. The annual water demand of the system is approximately 1,600 acre-feet or 521 million gallons. The annual per capita consumption is approximately 55,000 gallons, which equates to approximately 150 gallons a day per capita.

Impact Analysis
The City has been fully urbanized for many years with established hydrology and water quality systems. The 2021- 2029 Housing Element is a policy document and thus, would not decrease groundwater supplies or interfere with groundwater recharge. Future development proposals would be reviewed by the City to determine if there is any change to existing runoff conditions or potential increases in the amount of impervious surfaces. In addition, future development proposals would be required to comply with all applicable policies, regulations, and development standards, along with project-specific conditions and mitigation measures to reduce potential impacts required as part of the development review and environmental impact processes. Thus, adoption and implementation of the 2021-2029 Housing Element would result in less than significant impacts in this regard.

Mitigation Measures: No mitigation measures are required.

C. WOULD THE PROJECT SUBSTANTIALLY ALTER THE EXISTING DRAINAGE PATTERN OF THE SITE

OR AREA, INCLUDING THROUGH THE ALTERATION OF THE COURSE OF STREAM OR RIVER, IN A MANNER WHICH WOULD:

1. RESULT IN SUBSTANTIAL EROSION OR SILTATION ON- OR OFF-SITE?

2. SUBSTANTIALLY INCREASE THE RATE OR AMOUNT OF SURFACE RUNOFF IN A MANNER WHICH WOULD RESULT IN FLOODING ON- OR OFF-SITE?

3. CREATE OR CONTRIBUTE RUNOFF WATER WHICH WOULD EXCEED THE CAPACITY OF EXISTING

OR PLANNED STORMWATER DRAINAGE SYSTEMS OR PROVIDE SUBSTANTIAL ADDITIONAL SOURCES OF POLLUTED RUNOFF?
Less Than Significant Impact. The 2021-2029 Housing Element is a policy document, and as such, does not propose to alter the existing drainage pattern of any site in the City, nor does it propose to alter any streams or rivers resulting in substantial erosion, surface runoff resulting in flooding, or runoff existing the system’s capacity. Any future development proposals would occur on urban land consistent with adopted land use policy, which provides for protection of existing drainage courses. Thus, adoption and implementation of the 2021-2029 Housing Element would result in less than significant impacts in this regard.

Mitigation Measures: No mitigation measures are required.

La Puente 2021-2029 Housing Element
Initial Study/Negative Declaration
Draft | November 2021 4-30

4. IMPEDE OR REDIRECT FLOOD FLOWS?
Less Than Significant Impact. Infrastructure exists with the City, and thus, storm water runoff associated with future development proposals would continue to be conveyed and discharged into the local stormwater system.

Additionally, construction of future development proposals would be restricted within the individual site boundary. As such, implementation of the proposed project would not lead to on-site or off-site siltation or erosion impeding or redirecting flood flow. Thus, adoption and implementation of the 2021-2029 Housing Element would result in less than significant impacts in this regard.

Mitigation Measures: No mitigation measures are required.

D. WOULD THE PROJECT IN FLOOD HAZARD, TSUNAMI, OR SEICHE ZONES, RISK RELEASE OF POLLUTANTS DUE TO PROJECT INUNDATION?
No Impact. No portion of the City of La Puente is located within a 100-year floodplain as delineated on Flood Insurance Rate Maps (FIRM) published by the Federal Emergency Management Agency (FEMA), and implementation of the proposed project would not result in the placement of housing within a flood hazard area.

Also, the City of La Puente is not located near any body of water or water storage facility that would be considered susceptible to seiche. Nor is the City of La Puente Park located proximate to the Pacific Ocean and as such, is not subject to tsunami hazards. The City is relatively flat and fully urbanized ,and thus, is not susceptible to mudflows.

Thus, adoption and implementation of the 2021-2029 Housing Element would result in no impacts in this regard.

Mitigation Measures: No mitigation measures are required.

E. WOULD THE PROJECT CONFLICT WITH OR OBSTRUCT IMPLEMENTATION OF A WATER QUALITY CONTROL PLAN OR SUSTAINABLE GROUNDWATER MANAGEMENT PLAN? Less Than Significant Impact. The Water Quality Control Plan Los Angeles Region, Basin Plan for the Coastal Watersheds of Los Angeles and Ventura Counties (Basin Plan) is the water quality control plan for the greater Los Angeles Basin, including the City of La Puente. The Basin Plan designates beneficial uses, establishes water quality objectives, and contains implementation programs and policies to achieve those objectives for all waters addressed through the Basin Plan.

In 2014, the Governor signed the Sustainable Groundwater Management Act (SGMA) into law, which requires governments and water agencies of high and medium priority basins to halt overdraft and bring groundwater basins into balanced levels of pumping and recharge. SGMA empowers local agencies to form Groundwater Sustainability Agencies (GSAs) to manage basins sustainably and requires those GSAs to adopt Groundwater Sustainability Plans (GSPs) for crucial groundwater basins in California.

Since 1924, the La Puente Valley County Water District, which supplies water to the City of La Puente, has relied on its well field located on Puente Avenue in the City of Baldwin Park as its primary source of water. The wells located at this site pump water out of the Main San Gabriel Groundwater Basin. Pursuant to the SGMA, the Main Basin was named as an adjudicated groundwater basin and thus, the La Puente Valley County Water District is exempt from the requirements of developing a GSP.

La Puente 2021-2029 Housing Element
Initial Study/Negative Declaration
Draft | November 2021 4-31
The proposed project would not conflict with or obstruct implementation of a water quality control plan or a sustainable groundwater management plan. Thus, adoption and implementation of the 2021-2029 Housing Element would result in less than significant impacts in this regard.

Mitigation Measures: No mitigation measures are required.

La Puente 2021-2029 Housing Element
Initial Study/Negative Declaration
Draft | November 2021 4-32
This page intentionally left blank.

La Puente 2021-2029 Housing Element
Initial Study/Negative Declaration
Draft | November 2021 4-33

4.11 LAND USE AND PLANNING
Would the project:

Potentially
Significant
Impact
Less Than
Significant
Impact With
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
A. Physically divide an established community? 
B. Cause a significant environmental impact due to a conflict with any land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating an environmental effect?

A. WOULD THE PROJECT PHYSICALLY DIVIDE AN ESTABLISHED COMMUNITY? No Impact. The 2021-2029 Housing Element sets forth policies to encourage housing development consistent with adopted land use policy. As such, adoption and implementation of the 2021-2029 Housing Element would not provide for new land use uses that would divide or disrupt neighborhoods in La Puente. Therefore, no impacts would occur in this regard.

Mitigation Measures: No mitigation measures are required.

B. WOULD THE PROJECT CAUSE A SIGNIFICANT ENVIRONMENTAL IMPACT DUE TO A CONFLICT

WITH ANY APPLICABLE LAND USE PLAN, POLICY, OR REGULATION ADOPTED FOR THE PURPOSE OF AVOIDING OR MITIGATING AN ENVIRONMENTAL EFFECT?
Less Than Significant Impact. The City of La Puente has been fully urbanized for many years with established development throughout the City.

The 2021-2029 Housing Element is a policy-level document, and as such, does not include any site-specific development designs or proposals. While the City is required by State law to facilitate development commensurate with its allocated share of regional housing needs, no change in the location or nature of allowable development would be authorized by the 2021-2029 Housing Element. Future development proposals would be required to comply with all applicable regulations and development standards, along with project-specific conditions and mitigation measures to reduce potential impacts required as part of the development review and environmental impact processes. Thus, adoption and implementation of the 2021-2029 Housing Element would result in less than significant impacts in the regard.

Mitigation Measures: No mitigation measures are required.

La Puente 2021-2029 Housing Element
Initial Study/Negative Declaration
Draft | November 2021 4-34
This page intentionally left blank.

La Puente 2021-2029 Housing Element
Initial Study/Negative Declaration
Draft | November 2021 4-35

4.12 MINERAL RESOURCES
Would the project:

Potentially
Significant
Impact
Less Than
Significant
Impact With
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
A. Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state? 
B. Result in the loss of availability of a locally-important mineral resource recovery site delineated on a local general plan, specific plan, or other land use plan?  A. WOULD THE PROJECT RESULT IN THE LOSS OF AVAILABILITY OF A KNOWN MINERAL RESOURCE THAT WOULD BE OF VALUE TO THE REGION AND THE RESIDENTS OF THE STATE? No Impact. Appendix A of the City of La Puente General Plan and Zoning Code Update Final EIR includes the Initial Study, which concluded there are no mineral resources in the City. As such, there are no known State or locally designated mineral resources or locally important mineral resource recovery sites in the City. Thus, adoption and implementation of the 2021-2029 Housing Element project would result in no impacts in this regard.

Mitigation Measures: No mitigation measures are required.

B. WOULD THE PROJECT RESULT IN THE LOSS OF AVAILABILITY OF A LOCALLY-IMPORTANT

MINERAL RESOURCE RECOVERY SITE DELINEATED ON A LOCAL GENERAL PLAN, SPECIFIC PLAN, OR OTHER LAND USE PLAN?
No Impact. Appendix A of the City of La Puente General Plan and Zoning Code Update Final EIR includes the Initial Study, which concluded there are no mineral resources in the City. As such, there would be no loss of known State or locally designated mineral resources or locally important mineral resource recovery sites in the City. Thus, adoption and implementation of the 2021-2029 Housing Element would result in no impacts in this regard.

Mitigation Measures: No mitigation measures are required.

La Puente 2021-2029 Housing Element
Initial Study/Negative Declaration
Draft | November 2021 4-36
This page intentionally left blank.

La Puente 2021-2029 Housing Element
Initial Study/Negative Declaration
Draft | November 2021 4-37

4.13 NOISE
Would the project result in:

Potentially
Significant
Impact
Less Than
Significant
Impact With
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
A. Generation of a substantial temporary or permanent increase in ambient noise levels in the vicinity of the project in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? 
B. Generation of excessive groundborne vibration or groundborne noise levels?  C. For a project located within the vicinity of a private airstrip or an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels?

A. WOULD THE PROJECT RESULT IN GENERATION OF A SUBSTANTIAL TEMPORARY OR

PERMANENT INCREASE IN AMBIENT NOISE LEVELS IN THE VICINITY OF THE PROJECT IN EXCESS

OF STANDARDS ESTABLISHED IN THE LOCAL GENERAL PLAN OR NOISE ORDINANCE, OR APPLICABLE STANDARDS OF OTHER AGENCIES?
B. WOULD THE PROJECT RESULT IN GENERATION OF EXCESSIVE GROUNDBORNE VIBRATION OR GROUNDBORNE NOISE LEVELS?
Less Than Significant Impact. While adoption of the 2021-2029 Housing Element would not directly result in the construction of housing, implementation of Housing Element policy would facilitate the construction of future development proposals consistent with adopted land use policy. Typically, residential uses do not generate high noise levels. However, individual residential development projects may result in the exposure of persons to noise levels in excess of standards established in the General Plan or Noise Ordinance. Without identifying the location of future development proposals, it is not possible to determine if they would be placed near land uses that would generate noise levels or groundborne vibrations that would exceed acceptable standards.