La Puente City Council
June 9, 2026

CITY OF LA PUENTE

CITY COUNCIL MEETINGS
How to Listen Live to the Meeting
Live Audio/Video: Visit the City’s website at https://lapuente.org/agenda/ and click “View Event” for the current meeting to listen live.

Spanish Translation/Interpretation Services:

The City provides live Spanish translation and interpretation services. To access translation during the meeting, scan the QR Code below or visit https://attend.wordly.ai/join/FWOP-2761.

Spanish interpreting is also available at City Council meetings upon request. Simultaneous interpretation (English-to-Spanish) is provided for listening to the meeting. Consecutive interpretation (Spanish-to-English) is available for anyone speaking during oral communications. Use of City-provided interpreters is optional; you may bring your own interpreter. Please note that due to the variety of dialects and regional differences, the City cannot guarantee interpretation in every dialect and disclaims liability related to such services.

How to Submit Public Comment
All public comments are subject to the same Rules of Decorum as speakers at City Council meetings.

In Person: Public comments may be provided in-person at City Hall, 15900 E. Main Street.

In Writing: Written comments may be emailed to [email protected] at least 2 hours before the meeting start time. Email comments will be distributed to the City Council and become part of the official record, but they are not read aloud during the meeting. Please include “PUBLIC COMMENT” in the subject line to ensure your message is properly received by the Council and City staff.

Availability
Any writings or documents provided to a majority of the City Council/Successor Agency regarding items on this agenda will be made available for public inspection at the City Clerk’s Office at City Hall located at 15900 E. Main Street and at the Reference Desk at the La Puente 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 www.lapuente.org.

Americans with Disabilities
In accordance with the Americans with Disabilities Act (ADA), individuals requiring special assistance to participate in a City meeting or to access other City services should contact the City Clerk’s Office at (626) 855-1500. Providing notice at least 48 hours before a regular meeting, 24 hours before a special meeting, or prior to the time services are needed will help City staff make reasonable arrangements.

Meeting Times
City Council meetings shall adjourn no later than 10:30 p.m., unless a majority of members approve a motion to extend the meeting to consider remaining agenda items or newly added items in accordance with the Ralph M. Brown Act (Government Code Section 54950, et seq.). (Ordinance No. 95-727).

CITY OF LA PUENTE

REUNIONES DEL CONCEJO MUNICIPAL
Cómo escuchar la reunión en vivo
Audio en vivo: visite el sitio web de la ciudad en https://lapuente.org/agenda/ y haga clic en "Ver evento" para escuchar la reunión en vivo.

Servicios de traducción/interpretación en español:

La Ciudad ofrece traducción e interpretación en vivo en español. Para acceder a la traducción durante la reunión, escanee el código QR a continuación o visite https://attend.wordly.ai/join/FWOP-2761.

La interpretación en español también está disponible en las reuniones del Concejo Municipal bajo solicitud. Hay interpretación simultánea (inglés-español) para escuchar la reunión y interpretación consecutiva (español a ingles) para cualquier persona que durante las comunicaciones orales. El uso de intérpretes proporcionados por la Ciudad es opcional; puede traer su propio intérprete. Tenga en cuenta que, debido a la variedad de dialectos y diferencias regionales, la Ciudad no puede garantizar interpretación en todos los dialectos y se exime de cualquier responsabilidad que supuestamente surja de dichos servicios.

Cómo enviar comentarios públicos
Todos los comentarios públicos están sujetos a las mismas reglas de decoro que los oradores en las reuniones del Concejo Municipal.

En persona: Los comentarios públicos pueden presentarse en persona en el Ayuntamiento, 15900 E. Main Street.

Por escrito: Los comentarios escritos pueden enviarse por correo electrónico a [email protected] al menos 2 horas antes del inicio de la reunión. Los comentarios por correo electrónico se distribuirán al Concejo Municipal y formarán parte del registro oficial, pero no se leerán en voz alta durante la reunión. Por favor, incluya “COMENTARIO PÚBLICO” en la línea se asunto para asegurar que su mensaje sea recibido correctamente por el Concejo y el personal de la Ciudad.

Disponibilidad
Cualquier escrito o documento proporcionado a la mayoría del Concejo Municipal o de la Agencia Sucesora sobre los temas de la agenda estará disponible para revisión pública en la Oficina de la secretaria Municipal, Ayuntamiento, 15900 E. Main Street, y en el Mostrador de Referencia de la Biblioteca de La Puente, 15920 E. Central. Además, dichos escritos y documentos se publicarán en el sitio web de la Ciudad: www.lapuente.org.

Personas con Discapacidades
De acuerdo con la Ley de Estadounidenses con Discapacidades (ADA), cualquier persona que necesite asistencia especial para participar en una reunión de la Ciudad o acceder a otros servicios municipales debe comunicarse con la Oficina de la secretaria Municipal al (626) 855-1500. Proporcionar aviso con al menos 48 horas de anticipación para reuniones regulares, 24 horas para reuniones especiales o antes del momento en que se necesiten los servicios, ayudará al personal de la Ciudad a hacer los arreglos razonables necesarios.

Horario de las Reuniones
Las reuniones del Concejo Municipal normalmente finalizarán a las 10:30 p.m., a menos que la mayoría de los miembros apruebe una moción para extender la reunión y considerar los asuntos restantes de la agenda o los nuevos asuntos añadidos, de acuerdo con la Ley Ralph M. Brown (Código de Gobierno Sección 54950, y siguientes) (Ordenanza No. 95-727).

CC/SA Agenda Page 1 of 4 June 9, 2026
AGENDA

REGULAR MEETING OF THE

LA PUENTE CITY COUNCIL AND SUCCESSOR AGENCY

COUNCIL CHAMBERS
15900 EAST MAIN STREET, LA PUENTE
JUNE 9, 2026 AT 7:00 PM

CALL TO ORDER

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

PLEDGE OF ALLEGIANCE

PRESENTATIONS

1. Los Angeles County Sheriff's Department Activity and Information Briefing

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. All speakers are requested to observe the City's Rules of Decorum when addressing the City Council (LPMC section

2.04.120.).

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

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/Mendoza When Necessary 6:30 p.m.

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

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

Foothill Transit Governing Board Klinakis/Munoz Last Friday of the Month 7:45 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 MAY 26, 2026
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 May 26, 2026.

B. PUBLIC HEARINGS BEFORE THE CITY COUNCIL
CC/SA Agenda Page 2 of 4 June 9, 2026
B.1 CONTINUED FROM THE MAY 26, 2026, REGULAR CITY COUNCIL MEETING - CONSIDERATION OF A RESOLUTION ADOPTING THE PLANNING COMMISSION’S RECOMMENDATION AND APPROVING GENERAL PLAN AMENDMENT NO. 26-01 (HOUSING ELEMENT IMPLEMENTATION – PROGRAMS 3A, 3B, 3C), AND INTRODUCTION AND CONSIDERATION OF ORDINANCE APPROVING MUNICIPAL CODE AMENDMENT NO. 26-01 (TITLE 10 – ZONING CODE UPDATE AND OFFICIAL ZONING MAP AMENDMENT) Staff Recommendation: It is recommended that City Council (1) open the public hearing and take public testimony; (2) adopt Resolution No. 26-5988 adopting the Planning Commission's recommendation, setting forth findings and approving General Plan Amendment No. 26-01 and adopting the CEQA Addendum; 3) waive reading of Ordinance No. 26-996 and read by title only; 4) introduce Ordinance No. 26-996 approving Municipal Code Amendment No. 26-01, amending Title 10 (Zoning) of the La Puente Municipal Code to add Chapter 10.21 (Religious Congregational Sites Overlay), Chapter 10.51 (Replacement Housing Units), and Chapter 10.52 (Housing Element Sites), and updating the Official Zoning Map; and (3) adopt the CEQA Addendum to the 6th Cycle Housing Element Negative Declaration and direct staff to file a Notice of Determination.

C. UNFINISHED BUSINESS OF THE CITY COUNCIL
C.1 CONSIDERATION OF A CHANGE ORDER WITH PONCE STEEL FABRICATORS FOR

ADDITIONAL FENCING AND OTHER IMPROVEMENTS AT THE LA PUENTE DOG PARK AT 16550 OLD VALLEY BOULEVARD IN THE AMOUNT OF $140,845.00 Staff Recommendation: It is recommended that the City Council approve the change order with Ponce Steel Fabricators in the amount of $140,845.00 for stated improvements.

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.

D.1 CONSIDERATION OF A RESOLUTION APPROVING WARRANT RESOLUTION NO. 26-5996 Staff Recommendation: It is recommended that the City Council and Successor Agency adopt Resolution No. 26-5996 approving Warrant Register No.1616.

D.2 CONSIDERATION OF RESOLUTIONS PERTAINING TO THE CITY’S GENERAL MUNICIPAL ELECTION ON TUESDAY, NOVEMBER 3, 2026
Staff Recommendation: It is recommended that the City Council: (1) adopt Resolution No. 26-5997 calling for the holding of a general municipal election on Tuesday, November 3, 2026; (2) adopt Resolution No. 26-5998 requesting that the County of Los Angeles consolidate the general municipal election with the Statewide general election; (3) adopt Resolution No. 26-5999 adopting regulations relating to candidate statements; and (4) adopt Resolution No. 26-6000 providing for a Special Runoff Election in the event of a tie vote.

D.3 CONSIDERATION OF ADOPTION OF A RESOLUTION AUTHORIZING PARTICIPATION IN

THE COUNTY OF LOS ANGELES COMMUNITY DEVELOPMENT BLOCK GRANT PROGRAM FOR FISCAL YEARS 2027-28, 2028-29 AND 2029-30
CC/SA Agenda Page 3 of 4 June 9, 2026
Staff Recommendation: It is recommended that the City Council adopt Resolution No. 26-6001 and authorize the City Manager to execute the Cooperation Agreement with the Los Angeles County Community Development Block Grant Program for Fiscal Years 2027-28, 2028-29 and 2029-30.

D.4 CONSIDERATION OF A RESOLUTION ADOPTING A LIST OF PROJECTS FOR FISCAL YEAR 2026-27 FUNDED BY SB1: THE ROAD REPAIR AND ACCOUNTABILITY ACT OF 2017 Staff Recommendation: It is recommended that the City Council adopt Resolution No. 26-6002 adopting a list of projects for Fiscal Year 2026-2027 funded by SB1: the Road Repair and Accountability Act of 2017.

D.5 CONSIDERATION OF ADOPTION OF 2026 PAVEMENT MANAGEMENT PROGRAM (PMP) REPORT
Staff Recommendation: It is recommended that the City Council receive and file the City’s 2026 Pavement Management Program.

D.6 CONSIDERATION OF AWARD OF YOUTH WORKFORCE GRANT SUBRECIPIENT

AGREEMENT TO SKILLSETGIVES
Staff Recommendation:

It is recommended that the City Council: (1) award the subrecipient agreement to SkillsetGives; and (2) authorize the City Manager to execute all documents necessary to effectuate these agreements.

E. NEW BUSINESS TO BE CONSIDERED BY THE CITY COUNCIL
E.1 PRESENTATION OF SENATE BILL 707 (BROWN ACT AMENDMENTS); CONSIDERATION OF A RESOLUTION APPROVING CITY COUNCIL POLICY CC-11.1, CITY COUNCIL MEETING TECHNOLOGY DISRUPTION POLICY; AND DISCUSSION AND DIRECTION REGARDING

OUTREACH EFFORTS
Staff Recommendation: It is recommended that the City Council: (1) receive and file the Presentation of Senate Bill 707 (Brown Act Amendments); (2) approve Resolution No. 26-6003 approving City Council Policy CC-11.1, City Council Meeting Technology Disruption Policy; and (3) discuss outreach efforts pursuant to SB 707 and provide direction to Staff.

E.2 INTERVIEWS OF APPLICANTS TO SERVE ON THE LA PUENTE PLANNING COMMISSION

AND CONSIDERATION OF APPOINTMENTS FOR TWO SEATS
Staff Recommendation:

It is recommended that the City Council: (1) Conduct interviews of the three Planning Commission applicants; and (2) make two (2) appointments to the La Puente Planning Commission.

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

NAME MEMBERS
Code Enforcement Committee Klinakis/Mendoza
La Puente Park Fees, Ordinance and Program Oversight Committee Munoz/Quinones Project LEAD Committee Mendoza/Quinones
LPQT Action Committee Mendoza/Quinones
CC/SA Agenda Page 4 of 4 June 9, 2026
Rowland, Bassett, and Hacienda La Puente Unified School Districts Liaison Committee Klinakis/Munoz Senior Advisory Committee Klinakis/Munoz
Business Outreach Support Committee Klinakis/Quinones
La Puente Activity Center Design Oversight Committee Klinakis/Mendoza AB 1234 REPORTS

ORAL COMMENTS FROM COUNCIL

ORAL COMMENTS FROM STAFF

ADJOURNMENT
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 June 4, 2026.
_________/s/__________
Martha Torres, MPA, CMC, City Clerk

MINUTES

LA PUENTE CITY COUNCIL AND SUCCESSOR AGENCY

REGULAR MEETING OF
MAY 26, 2026
CC/SA MINUTES PAGE 1 OF 8 MAY 26, 2026
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, May 26, 2026, at 9:30 a.m.

CALL TO ORDER
Mayor Klinakis called the meeting to order at 9:33 a.m.

ROLL CALL
Members present: Klinakis, Munoz, Argudo (departed at 10:14 a.m.), Mendoza, Quinones (arrived at 9:38 a.m.).

Members absent: None.

Staff members present: City Manager Bob Lindsey, Acting City Manager/Director of Community Services Alexander Bauman, City Attorney Susie Altamirano, Director of Administrative Services Troy Grunklee, Director of Development Services Abraham Tellez, Senior Planner Juan Galvan, Management Assistant Cece Dunlap, and Office Specialist Karissa Rivas Bustillos.

PLEDGE OF ALLEGIANCE
Mayor Klinakis led the Pledge of Allegiance.

PRESENTATIONS – None.

ORAL COMMUNICATIONS
Martha thanked the City’s Animal Control department for their support with cats.

Charlie Chavez submitted a written comment regarding a concern involving dry brush in the City.

He also expressed his gratitude for the City’s youth soccer program and recommended implementing online registration and providing incentives for volunteer coaches to enhance participation.

BOARDS/COMMISSION/COMMITTEE REPORTS – None.

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 8 MAY 26, 2026
City Attorney Altamirano informed the City Council that pursuant to Government Code 54954.2(b)(2), there were two agenda walk-on items for City Council’s consideration to be added under New Business as Agenda Items E.3 and E.4. Agenda Item E.3 is titled as follows:

Consideration of a Change Order with FEC Electric, Inc, for Additional Required Wire Installation at La Puente Dog Park at 16550 Old Valley Boulevard in the Amount of $26,822. Agenda Item E.4 is titled as follows: Consideration of a Change Order with Towo Enterprise, Inc. for Additional Required Grading, Drain, and Flatwork at La Puente Dog Park at 16550 Old Valley Boulevard in the Amount of $48,718. The City Council was also asked to consider hearing these items prior to Agenda Items E.1 and E.2.

A motion was made by Mayor Pro Tem Munoz, seconded by Council Member Mendoza, to: (1) add Agenda Items E.3 and E.4 to the agenda per Government Code section 54954.2(b)(2), titled respectively, “Consideration of a Change Order with FEC Electric, Inc, for Additional Required Wire Installation at La Puente Dog Park at 16550 Old Valley Boulevard in the Amount of $26,822” and “Consideration of a Change Order with Towo Enterprise, Inc. for Additional Required Grading, Drain, and Flatwork at La Puente Dog Park at 16550 Old Valley Boulevard in the Amount of $48,718”; and (2) hear Agenda Items E.3 and E.4 prior to items E.1 and E.2. The motion carried by the following roll call vote:

AYES: Klinakis, Munoz, Argudo, Mendoza
NOES: None
ABSTAIN: None
ABSENT: Quinones
A. MINUTES OF PREVIOUS CITY COUNCIL AND SUCCESSOR AGENCY

MEETINGS
A.1 READ AND APPROVE THE REVISED MINUTES OF THE CITY COUNCIL AND SUCCESSOR AGENCY MEETING OF APRIL 28, 2026
A motion was made by Mayor Pro Tem Munoz, seconded by Council Member Argudo, to waive the reading and approve the revised Minutes of the City Council and Successor Agency meeting of April 28, 2026. The motion carried by the following roll call vote:

AYES: Klinakis, Munoz, Argudo, Mendoza
NOES: None
ABSTAIN: None
ABSENT: Quinones
A.2 READ AND APPROVE THE MINUTES OF THE LA PUENTE CITY COUNCIL AND BASSETT UNIFIED SCHOOL DISTRICT JOINT SPECIAL MEETING OF APRIL 14, 2026, AND CITY COUNCIL AND SUCCESSOR AGENCY MEETING OF MAY 12, 2026
A motion was made by Mayor Pro Tem Munoz, seconded by Council Member Argudo, to waive the reading and approve the Minutes of the La Puente City Council and Bassett CC/SA MINUTES PAGE 3 OF 8 MAY 26, 2026
Unified School District Joint Special Meeting of April 14, 2026, and City Council and Successor Agency meeting of May 12, 2026. The motion carried by the following roll call vote:

AYES: Klinakis, Munoz, Argudo, Mendoza, Quinones
NOES: None
ABSTAIN: None
ABSENT: None
B. PUBLIC HEARINGS BEFORE THE CITY COUNCIL
B.1 CONSIDERATION OF A RESOLUTION ADOPTING THE PLANNING COMMISSION’S RECOMMENDATION, SETTING FORTH FINDINGS AND APPROVING GENERAL PLAN AMENDMENT NO. 26-01 TO AMEND THE LAND USE AND HOUSING ELEMENTS TO IMPLEMENT 6TH CYCLE HOUSING ELEMENT PROGRAMS 3A, 3B, AND 3C AND INTRODUCTION AND

CONSIDERATION OF AN ORDINANCE APPROVING MUNICIPAL CODE
AMENDMENT NO. 26-01 TO TITLE 10 (ZONING) OF THE LA PUENTE

MUNICIPAL CODE AND UPDATING THE OFFICIAL ZONING MAP
Senior Planner Galvan introduced the public hearing item and the consultant to further speak on the item.

Harris & Associates Director of Community Development and Housing, Dima Galkin, provided a presentation regarding the housing element general plan and zoning amendments
Mayor Klinakis opened the public hearing at 9:49 a.m. There being no members of the public wishing to speak, Mayor Klinakis closed the public hearing at 9:50 a.m.

Mayor Klinakis inquired if the City Clerk’s office received any written communication regarding the matter. Office Specialist Bustillos stated the office did not receive any written communication regarding the matter.

Discussion ensued regarding the requirements for increasing the affordable housing threshold component, the deadline of approval for the public hearing item, and funding for the plan.

City Attorney Altamirano recommended keeping the public hearing open and continuing the hearing to the next City Council meeting.

The City Council reached a consensus to continue the public hearing at the next City Council Meeting on June 9, 2026.

CC/SA MINUTES PAGE 4 OF 8 MAY 26, 2026
B.2 PUBLIC HEARING REGARDING ASSEMBLY BILL 2561 LOCAL EMPLOYEES

VACANT POSITIONS
Director of Administrative Services Grunklee presented a report on the item.

Mayor Klinakis opened the public hearing at 10:04 a.m. There being no members of the public wishing to speak, Mayor Klinakis closed the public hearing at 10:04 a.m.

The City Council received and filed this report.

C. UNFINISHED BUSINESS OF THE CITY COUNCIL – None.

D. CITY COUNCIL AND SUCCESSOR AGENCY CONSENT CALENDAR
Council Member Argudo pulled item D.6 for further discussion.

A motion was made by Council Member Argudo, seconded by Mayor Pro Tem Munoz, to approve Consent Calendar Items D.1 through D.5 and D.7. The motion carried by the following roll call vote:

AYES: Klinakis, Munoz, Argudo, Mendoza, Quinones
NOES: None
ABSTAIN: None
ABSENT: None
D.1 CONSIDERATION OF A RESOLUTION APPROVING WARRANT RESOLUTION NO. 26-5989
Action Taken: The City Council and Successor Agency adopted Resolution No. 26-5989 approving Warrant Register No. 1615.

D.2 PRESENTATION OF APRIL 2026 REQUISITION SUMMARY REPORT Action Taken: The City Council received and filed this report.

D.3 PRESENTATION OF APRIL 2026 INVESTMENT REPORT
Action Taken: The City Council received and filed this report.

D.4 CONSIDERATION OF A RESOLUTION ADOPTING A STATEMENT OF INVESTMENT POLICY FOR FISCAL YEAR 2026-2027
Action Taken: The City Council adopted Resolution No. 26-5990 approving the City’s Statement of Investment Policy for Fiscal Year 2026-2027.

CC/SA MINUTES PAGE 5 OF 8 MAY 26, 2026
D.5 CONSIDERATION OF A RESOLUTION DESIGNATING ENTITIES AUTHORIZED TO SELL "SAFE AND SANE" FIREWORKS IN THE CITY FOR 2026
Action Taken: The City Council adopted Resolution No. 26-5991 designating the eligible entities authorized to sell “safe and sane” fireworks within the City.

D.6 CONSIDERATION OF A CHANGE ORDER WITH PONCE STEEL FABRICATORS

FOR ADDITIONAL FENCING AND OTHER IMPROVEMENTS AT THE LA PUENTE DOG PARK AT 16550 OLD VALLEY BOULEVARD IN THE AMOUNT OF $154,930.00.

Council Member Argudo pulled this item for further discussion.

Discussion ensued regarding fencing additional areas, repairs resulting from an incident at the La Puente Dog Park, and related insurance matters.

The City Council reached a consensus to bring the item back for consideration at the next City Council meeting.

D.7 CONSIDERATION OF ACCEPTANCE OF NOTICE OF COMPLETION FOR STREET IMPROVEMENTS ON VARIOUS STREETS FY 2024-25
Action Taken: The City Council: (1) accepted the Project as complete; and (2) authorized the City Clerk to execute the Notice of Completion.

E. NEW BUSINESS TO BE CONSIDERED BY THE CITY COUNCIL
At the request of Mayor Klinakis, Item E.2 was moved and heard before Items E.3, E.4, and E.1.

E.2 CONSIDERATION AND APPROVAL OF THE FISCAL YEAR 2026-2027 PROPOSED

BUDGET AND RESOLUTION ADOPTING THE CITY'S ANNUAL BUDGET, A

RESOLUTION ADOPTING THE CITY'S GANN APPROPRIATION LIMIT AND

ESTABLISHING CONTROLS ON CHANGES IN APPROPRIATIONS FOR THE

VARIOUS FUNDS, ADOPTION OF RESOLUTIONS TO RESCIND RESOLUTIONS NO. 25-5938 AND 26-5983 AMENDING THE COMPREHENSIVE PERSONNEL

SYSTEM AND ESTABLISHING AUTHORIZED PART-TIME AND FULL-TIME

POSITIONS AND RATES FOR CITY EMPLOYEES, AND APPROVAL OF THE JOB

DESCRIPTION FOR THE COMMUNITY OUTREACH PROGRAM SUPERVISOR Council Member Argudo commended the Director of Administrative Services Grunklee and City Manager Lindsey for their work on the budget.

Mayor Klinakis thanked City Council and Staff for working on the annual budget.

A motion was made by Council Member Argudo, seconded by Mayor Pro Tem Munoz, to: (1) approve the FY 2026-2027 Proposed Budget effective July 1, 2026; (2) direct the CC/SA MINUTES PAGE 6 OF 8 MAY 26, 2026
City Manager to make any necessary changes to the recommended budget for incorporation into the final budget; (3) adopt Resolution No. 26-5992 adopting the City’s Fiscal Year 2026-2027 annual budget; (4) adopt Resolution No. 26-5993 adopting the City’s Gann Appropriation Limit for FY 2026-2027 and establishing controls on changes in appropriations for the various funds; (5) adopt Resolutions No. 26-5994 and No. 26-5995 rescinding resolutions No. 25-5938 and No. 26-5983 amending the comprehensive personnel system and establishing authorized part-time and full-time positions and rates for City employees; and (6) approve the job description for the Community Outreach Program Supervisor. The motion carried by the following roll call vote:

AYES: Klinakis, Munoz, Argudo, Mendoza, Quinones
NOES: None
ABSTAIN: None
ABSENT: None
E.3 CONSIDERATION OF A CHANGE ORDER WITH FEC ELECTRIC, INC, FOR

ADDITIONAL REQUIRED WIRE INSTALLATION AT LA PUENTE DOG PARK AT 16550 OLD VALLEY BOULEVARD IN THE AMOUNT OF $26,822
City Attorney Altamirano introduced the change order with FEC Electric, Inc, for additional required wire installation at La Puente Dog Park.

Mayor Pro Tem Munoz stated the change order would be funded through the grant that California Senator Bob Archuleta secured for the La Puente Dog Park.

A motion was made by Council Member Argudo, seconded by Mayor Pro Tem Munoz, to:
(1) approve the change order with FEC Electric, Inc. in the amount of $24,383 for stated improvements with an additional 10% ($2,439) contingency totaling $26,822 to be used at the City Manager’s discretion at La Puente Dog Park at 16550 Old Valley Boulevard. The motion carried by the following roll call vote:

AYES: Klinakis, Munoz, Argudo, Mendoza, Quinones
NOES: None
ABSTAIN: None
ABSENT: None
E.4 CONSIDERATION OF A CHANGE ORDER WITH TOWO ENTERPRISE, INC. FOR

ADDITIONAL REQUIRED GRADING, DRAIN, AND FLATWORK AT LA PUENTE DOG PARK AT 16550 OLD VALLEY BOULEVARD IN THE AMOUNT OF $48,718 A motion was made by Mayor Pro Tem Munoz, seconded by Council Member Argudo, that the City Council: (1) approve the change order with TOWO Enterprises, Inc. in the amount of $48,718 for the improvements, which includes an additional 10% ($4,428.88) contingency to be used at the City Manager’s discretion at La Puente Dog Park at 16550 Old Valley Boulevard. The motion carried by the following roll call vote:

CC/SA MINUTES PAGE 7 OF 8 MAY 26, 2026
AYES: Klinakis, Munoz, Argudo, Mendoza, Quinones
NOES: None
ABSTAIN: None
ABSENT: None
E.1 PRESENTATION OF APRIL 2026 BUDGET REPORT
Director of Administrative Services Grunklee provided a report regarding the April 2026 budget.

Mayor Klinakis thanked Staff for the report and restated building fees were down 40%.

AD HOC COMMITTEE REPORTS
Code Enforcement and Public Safety Committee: Nothing to report.

La Puente Park Fees, Ordinance and Program Oversight Committee: Nothing to report.

Project LEAD Committee: Nothing to report.

LPQT Action Committee: Nothing to report.

Rowland, Bassett, and Hacienda La Puente Unified School Districts Liaison Committee: Nothing to report.

Senior Advisory Committee: Mayor Klinakis reported that the ad hoc committee met with approximately 40–50 senior residents from the City. He thanked the attendees for their participation and engagement during the meeting.

Business Outreach Support Committee: Nothing to report.

La Puente Activity Center Design Oversight Committee: Nothing to report.

AB 1234 REPORTS
Mayor Klinakis reported his attendance at the California Contract Cities Association 2026 conference and thanked Acting City Manager/Director of Community Services Bauman and Director of Development Services Tellez for their attendance.

ORAL COMMENTS FROM COUNCIL
Mayor Klinakis thanked everyone for their attendance at the City Council meeting.

Council Member Quinones congratulated all graduates from local schools and noted that the City recognized Dr. Harrison, a local veteran, during the graduation ceremony at La Puente High School.

CC/SA MINUTES PAGE 8 OF 8 MAY 26, 2026

ORAL COMMENTS FROM STAFF
City Manager Lindsey thanked City Council for their work.

Acting City Manager/Director of Community Services Alexander Bauman announced events taking place in the City, including: Brunch by the Bridge Pride Resource Fair on June 7, 2026; Special Olympic Athletes competing at the Summer games; Movies in the Park beginning June 8, 2026, Concerts in the Park beginning June 10, 2026; the 3rd of July event; and National Night Out.

ADJOURMENT
There being no further business before the City Council, Mayor Klinakis adjourned the meeting in memory of Hilda Holloway at 10:23 a.m.

Approved this 9th day of June, 2026.

Martha Torres, MPA, CMC Charlie Klinakis
City Clerk Mayor/Chair
City of La Puente
Agenda Report
Agenda Item No. B.1
To: Mayor and City Council For meeting of: June 9, 2026 From: Bob Lindsey, City Manager
By: Abraham Tellez, Director of Development Services
Juan Galvan, Senior Planner
Subject: CONTINUED FROM THE MAY 26, 2026, REGULAR CITY COUNCIL MEETING - CONSIDERATION OF A RESOLUTION ADOPTING THE PLANNING COMMISSION’S RECOMMENDATION AND APPROVING GENERAL PLAN AMENDMENT NO. 26-01 (HOUSING ELEMENT IMPLEMENTATION – PROGRAMS 3A, 3B, 3C), AND

INTRODUCTION AND CONSIDERATION OF ORDINANCE APPROVING MUNICIPAL CODE AMENDMENT NO. 26-01 (TITLE 10 – ZONING CODE UPDATE AND OFFICIAL

ZONING MAP AMENDMENT)

BACKGROUND/DISCUSSION
At the May 26, 2026 City Council meeting, the City Council opened the public hearing for Item B.1 regarding General Plan Amendment No. 26-01, Municipal Code Amendment No. 26-01, and the associated CEQA determination. During Council discussion, the City Council requested additional information regarding increasing the affordability requirement to a minimum of 40 percent. Following discussion, the item was continued to the June 9, 2026 meeting to allow staff to obtain clarification from the California Department of Housing and Community Development ("HCD").

Staff reached out to HCD for direction and guidance pursuant to the State Law's applicable affordability requirement. HCD responded that the ordinance should specifically state "at least 20 percent" to qualify for the ministerial processing and by-right approval of owner-occupied and rental multifamily residential developments. HCD further elaborated that requirements exceeding this minimum may constitute a governmental constraint on housing development and would be inconsistent with State Housing Element Law.

HCD confirmed that the 20 percent threshold is derived from State Government Code requirements governing housing element sites used to satisfy lower-income Regional Housing Needs Allocation (RHNA). A 40 percent requirement exceeds this threshold, is not consistent with State law, and constitutes a governmental constraint on housing development because it would discourage eligible projects seeking ministerial or by-right approval.

Public Hearing Notice
Notice of the City Council public hearing on the proposed General Plan Amendment No. 26-01 and Municipal Code Amendment No. 26-01 to Title 10 (Zoning) of the La Puente Municipal Code ("Code") to implement 6th Cycle Housing Element Programs 3a, 3b, and 3c was published on May 15, 2026, in the San Gabriel Valley Tribune and posted in accordance with the La Puente Municipal Code and Government Code Section 65091.

Agenda Report – General Plan Amendment No. 26-01
For City Council And Successor Agency Meeting of June 9, 2026

Background
On October 7, 2022, the California Department of Housing and Community Development (HCD) certified the City of La Puente’s 6th Cycle Housing Element (2021–2029). The Housing Element includes programs intended to remove governmental constraints and facilitate housing production. Programs 3a, 3b, and 3c require the City to amend its General Plan and Zoning Code to implement ministerial approval processes, ensure no net loss of housing, and facilitate housing development on identified sites.

Planning Commission Consideration/Action
At its May 5, 2026 regular meeting, the Planning Commission held a public hearing on General Plan Amendment No. 26-01 and Municipal Code Amendment No. 26-01 relating to Housing Element Program 3 and the CEQA Addendum to the 6th Cycle Housing Element Negative Declaration. At the conclusion of the public hearing, the Planning Commission adopted Resolution No. 26-1596 recommending approval of the proposed General Plan Amendment and Municipal Code Amendment to the City Council.

Discussion

GENERAL PLAN AMENDMENT
The proposed General Plan Amendment No. 26-01 updates the Land Use and Housing Elements to ensure internal consistency and to implement the programs required under the certified Housing Element.

The amendment establishes overlay land use designations for Religious Congregational Sites and Housing Element Sites, supports ministerial (by-right) housing approvals for qualifying projects with at least 20% affordable units, and formalizes policies related to no net loss of housing and tenant protections. Staff find that the proposed amendment is consistent with the goals and policies of the General Plan and is necessary to maintain compliance with State Housing Element Law.

MUNICIPAL CODE AMENDMENT
The Municipal Code Amendment No. 26-01 to Title 10 (Zoning) implements the policies established in the General Plan Amendment and includes the following:

Program 3a – Religious Congregational Sites Overlay (RCS) The amendment adds Chapter 10.21 to establish a Religious Congregational Sites Overlay that allows housing development on selected religious properties, and qualifying affordable housing projects (those with at least 20% affordable units) to be approved ministerially (by-right). The overlay establishes a density range of 20 to 30 dwelling units per acre and includes objective development standards to facilitate housing production.

Program 3b – Replacement Housing and Tenant Protections The amendment adds Chapter 10.51 requiring one-for-one replacement of demolished residential units and establishing tenant protections, including relocation assistance and a right of return. These provisions ensure compliance with State law and prevent the net loss of housing.

Agenda Report – General Plan Amendment No. 26-01
For City Council And Successor Agency Meeting of June 9, 2026

Program 3c – Housing Element Sites (By-Right Approval)
The amendment adds Chapter 10.52 to establish ministerial (by-right) approval for qualifying housing developments on Housing Element sites, including reuse and specified Downtown sites. Projects that include at least 20 percent affordable units for lower-income households qualify for streamlined processing.

Table 1: Summary of Proposed Amendments
Program Code Action Primary Change
3a Add Chapter 10.21 20-30 du/ac on select Religious
Sites
Ministerial (by-right) approval for
projects with >20% affordable
units
3b Add Chapter 10.51 1-for-1 replacement & tenant
protections
3c Add Chapter 10.52 Ministerial (by-right) approval for projects with >20% affordable
units on designated reuse Housing

ZONING MAP AMENDMENT
The proposed project also includes updates to the Official Zoning Map to apply the Religious Congregational Sites Overlay and Housing Element Sites Provisions to identified parcels throughout the City. These updates ensure consistency between the General Plan and Zoning Code and provide additional opportunities for housing development.

Environmental Compliance
Pursuant to the California Environmental Quality Act (CEQA), the City has prepared an Addendum to the previously adopted Initial Study/Negative Declaration for the 6th Cycle Housing Element in accordance with CEQA Section 15164.

Staff recommend that the City Council find that the proposed project is consistent with the previously adopted environmental document, that no new significant impacts would occur, and that none of the conditions described in CEQA Guidelines Section 15162 requiring preparation of a subsequent environmental document are present. Upon approval, staff will file a Notice of Determination.

FISCAL IMPACT
The proposed Resolution and Ordinance have no direct fiscal impact. Implementation of the amendments may facilitate future development, which could generate additional revenue.

RECOMMENDATION
Agenda Report – General Plan Amendment No. 26-01
For City Council And Successor Agency Meeting of June 9, 2026

It is recommended that City Council (1) open the public hearing and take public testimony; (2) adopt Resolution No. 26-5988 adopting the Planning Commission's recommendation, setting forth findings and approving General Plan Amendment No. 26-01 and adopting the CEQA Addendum; 3) waive reading of Ordinance No. 26-996 and read by title only; 4) introduce Ordinance No. 26-996 approving Municipal Code Amendment No. 26-01, amending Title 10 (Zoning) of the La Puente Municipal Code to add Chapter 10.21 (Religious Congregational Sites Overlay), Chapter 10.51 (Replacement Housing Units), and Chapter 10.52 (Housing Element Sites), and updating the Official Zoning Map; and (3) adopt the CEQA Addendum to the 6th Cycle Housing Element Negative Declaration and direct staff to file a Notice of Determination.

ATTACHMENTS
A. Planning Commission Resolution No. 26-1596 Attachment A B. Resolution No. 26-5988 Approving GPA No. 26-01 Attachment B C. Ordinance No. 26-996 Approving MCA No. 26-01 Attachment C with Exhibit C-1 through D-2 D. CEQA Addendum Attachment D
Attachment A

RESOLUTION NO. 26-5988 PAGE 1 OF 3 JUNE 9, 2026
RESOLUTION NO. 26-5988

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA
PUENTE ADOPTING GENERAL PLAN AMENDMENT NO. 26-01
AND AN ORDINANCE AMENDING TITLE 10 (ZONING) OF THE
LA PUENTE MUNICIPAL CODE TO IMPLEMENT 6TH CYCLE
HOUSING ELEMENT PROGRAMS 3A, 3B, AND 3C IN

COMPLIANCE WITH STATE HOUSING LAW
WHEREAS, the City of La Puente (“City”) is required by State law to adopt and maintain a Housing Element that identifies and analyzes existing and projected housing needs and provides a program for the preservation, improvement, and development of housing; and WHEREAS, on October 7, 2022, the California Department of Housing and Community Development (HCD) certified the City’s 6th Cycle Housing Element (2021–2029), which includes specific programs to remove governmental constraints and facilitate housing production; and
WHEREAS, Programs 3a, 3b, and 3c of the certified Housing Element require the City to amend its Zoning Code to implement ministerial approval processes, ensure no net loss of housing, and facilitate housing development on identified sites; and WHEREAS, Program 3a requires the establishment of a Religious Congregational Sites (RCS) Overlay to facilitate affordable housing development on properties owned or controlled by religious institutions, consistent with Government Code Sections 65583.2(h) and (i); and WHEREAS, Program 3b requires the adoption of replacement housing requirements and tenant protections to ensure no net loss of existing housing units and to protect displaced residents, consistent with Government Code Sections 65583.2(g)(3), 65915(c)(3), and 66300(d), and the Housing Crisis Act (SB 330); and
WHEREAS, Program 3c requires the implementation of ministerial (“by-right”) approval processes for qualifying housing developments on Housing Element sites, including reuse sites, prior-cycle sites, and designated Downtown sites, consistent with Government Code Section 65583.2 and related State housing laws; and
WHEREAS, General Plan Amendment (GPA) No. 26-01 is necessary to ensure internal consistency between the Land Use and Housing Elements pursuant to Government Code Section 65300.5, including the establishment of overlay land use designations and policies supporting ministerial housing development; and
WHEREAS, Municipal Code Amendment (MCA) No. 26-01 proposes amendments to Title 10 of the La Puente Municipal Code including the:
• Addition of Chapter 10.21 (Religious Congregational Sites Overlay Zone); • Addition of Chapter 10.51 (Replacement Housing Units); and • Addition of Chapter 10.52 (Housing Element Sites);
all of which are intended to implement Programs 3a, 3b, and 3c of the Housing Element; and Attachment B
RESOLUTION NO. 26-5988 PAGE 2 OF 3 JUNE 9, 2026
WHEREAS, the proposed amendments also include updates to the Official Zoning Map to apply the Religious Congregational Sites Overlay and Housing Element Sites provisions to identified parcels; and
WHEREAS, the Planning Commission conducted a duly noticed public hearing on May 5 to consider the proposed General Plan Amendment, Municipal Code Amendment, Zoning Map amendments, and associated environmental documentation, and adopted a Resolution recommending City Council approval of the same; and WHEREAS, the City Council conducted a duly noticed public hearing to consider the proposed General Plan Amendment, Municipal Code amendment, Zoning Map amendments, and associated environmental documentation; and
WHEREAS, the City has prepared an Addendum to the 6th Cycle Housing Element Initial Study/Negative Declaration in accordance with CEQA Guidelines Section 15164, and has determined that the proposed project will not result in new significant environmental impacts or a substantial increase in the severity of previously identified impacts.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF LA PUENTE HEREBY FINDS, DETERMINES AND RESOLVES AS FOLLOWS:

SECTION 1. RECITALS. The City Council finds that the foregoing recitals are true and correct and are incorporated herein by reference.

SECTION 2. CEQA FINDINGS. The City Council finds that the proposed project is consistent with the previously adopted 6th Cycle Housing Element Initial Study/Negative Declaration and that the Addendum prepared pursuant to CEQA Guidelines Section 15164 adequately addresses the environmental effects of the project. The City Council further finds that none of the conditions described in CEQA Guidelines Section 15162 requiring preparation of a subsequent environmental document have occurred.

SECTION 3. GENERAL PLAN AMENDMENT FINDINGS. The City Council finds that General Plan Amendment No. 26-01:

1. Is consistent with the goals, objectives, and policies of the La Puente General Plan;

2. Maintains internal consistency between the Land Use Element and Housing Element pursuant to Government Code Section 65300.5; and

3. Is necessary to implement the programs of the certified 6th Cycle Housing Element and maintain compliance with State Housing Element Law (Government Code Section 65580 et seq.).

SECTION 4. MUNICIPAL CODE AMENDMENT FINDINGS. The City Council finds that the proposed amendments to Title 10 of the La Puente Municipal Code:

1. Are consistent with the General Plan, as amended;

2. Implement Programs 3a, 3b, and 3c of the City’s certified Housing Element;

3. Facilitate ministerial approval processes and remove constraints to housing development consistent with Government Code Section 65583.2; and RESOLUTION NO. 26-5988 PAGE 3 OF 3 JUNE 9, 2026

4. Establish standards to prevent the net loss of housing and protect tenants consistent with State Housing Law, including SB 330 and related statutes.

SECTION 5. APPROVALS. Based on the findings set forth herein and the evidence in the administrative record, the City Council hereby:

1. Approves General Plan Amendment No. 26-01;

2. Introduces and adopts an Ordinance amending Title 10 of the La Puente Municipal Code to add Chapter 10.21 (Religious Congregational Sites Overlay Zone), Chapter 10.51 (Replacement Housing Units), and Chapter 10.52 (Housing Element Sites);

3. Introduces and adopts an Ordinance updating the Official Zoning Map to apply the overlay and Housing Element site provisions to identified parcels; and

4. Adopts the CEQA Addendum and directs staff to file a Notice of Determination.

SECTION 6. VALIDITY. If any section, subsection, sentence, clause, or phrase of this Resolution or the documents incorporated herein is for any reason held to be invalid or unconstitutional, such decision shall not affect the validity of the remaining portions.

SECTION 7. SEVERABILITY. The provisions of this Resolution are severable. If any portion is held invalid, such invalidity shall not affect other provisions that can be given effect without the invalid portion.

SECTION 8. EFFECTIVE DATE. This Resolution shall take effect immediately upon its adoption.

PASSED, APPROVED AND ADOPTED by the City Council of the City of La Puente at a regular meeting held on _____ day of _____ 2026, by the following vote:

AYES: COUNCILMEMBER:

NOES: COUNCILMEMBER:

ABSENT: COUNCILMEMBER:

ABSTAIN: COUNCILMEMBER:
_________________________________
Charlie Klinakis, Mayor
ATTEST:
_____________________________________
Martha Torres, MPA, CMC, City Clerk
EXHIBIT B-1
City of La Puente General Plan Amendment No. 2026-01
GENERAL PLAN AMENDMENT NO. 2026-01

CITY OF LA PUENTE, CALIFORNIA
I. Purpose and Introduction
The purpose of this amendment is to update the Land Use and Housing Elements of the La Puente General Plan to implement three critical, state-mandated programs from the 6th Cycle Housing Element. These programs collectively address the City’s Regional Housing Needs Allocation (RHNA) shortfall by:

1. Establishing a Religious Congregational Sites Overlay (Program 3a).

2. Ensuring the one-for-one replacement of affordable housing stock (Program 3b).

3. Providing ministerial "by-right" approval for previously identified housing sites (Program 3c).

These amendments are necessary to maintain internal consistency with the adopted Housing Element and to ensure continued compliance with State Housing Element Law (Gov. Code §65580 et seq.).

II. Amendments to the Land Use Element
A. Creation of New Land Use Classifications
Add the following to the "Land Use Designations" section:

1. Religious Congregational Sites (RCS) Overlay (Program 3a): This overlay is applied to parcels currently occupied by religious facilities. It permits ministerial (by-right) residential development integrated with institutional uses at a minimum density of 20 units per acre.

2. Replacement Housing Policy (Program 3b): All residential and mixed-use land designations are subject to the Replacement Housing Policy outlined in the Housing Element.

3. Housing Reuse Site Overlay (Program 3c): This overlay identifies vacant and underutilized parcels from previous Housing Element cycles. It allows ministerial (byright) approval for residential projects that include at least 20% affordable units for lower-income households.

B. Land Use Map Amendment
The General Plan Land Use Map is hereby amended to reflect the application of the RCS and Reuse Site Overlays to the parcels identified in the Program 3a and 3c Implementation Maps (Exhibits A and B) including areas in West Puente Valley, Valinda, and Central La Puente.

EXHIBIT B-1
City of La Puente General Plan Amendment No. 2026-01
III. Amendments to the Housing Element
A. Policy Updates
• Policy 1.6: By-Right Processing for Reuse Sites (Program 3c). In accordance with Gov. Code § 65583.2(i), the City shall provide ministerial review for qualifying housing projects on identified reuse sites to ensure no net loss of the RHNA inventory. • Policy 1.7: No Net Loss and Tenant Protections (Program 3b). The City shall require that housing development projects involving the demolition or conversion of existing residential units comply with State replacement housing requirements, including one-forone replacement of units, replacement at equivalent affordability levels for Protected Units, provision of relocation assistance, and a right of first refusal for displaced lowerincome households, consistent with Government Code § 66300(d) and related provisions. • Policy 3.4: Religious Site Integration (Program 3a). The City shall facilitate partnerships for affordable housing on religious lands by utilizing objective development standards and removing discretionary review.

IV. CEQA and Statutory Findings
• CEQA Addendum: This amendment is consistent with the analysis contained in the adopted 6th Cycle Housing Element Negative Declaration. An Addendum has been prepared in accordance with CEQA Guidelines Section 15164, and the City Council finds that no new significant environmental impacts would result from the amendments. • General Plan Consistency: This amendment maintains internal consistency between the Land Use and Housing Elements, as required by Government Code Section 65300.5. • State Law Compliance: This amendment ensures the City’s compliance with SB 4 (2023), SB 330 (2019), and AB 1397 (2017).

EXHIBIT B-1
City of La Puente General Plan Amendment No. 2026-01
Exhibit A: Program 3A Implementation Map
EXHIBIT B-1
City of La Puente General Plan Amendment No. 2026-01
Exhibit B: Program 3c Implementation Map
EXHIBIT B-2
City of La Puente General Plan Amendment No. 2026-01
Community Development Element (Redline/Tracked Changes), May 2026 P a g e C D - 1

COMMUNITY DEVELOPMENT ELEMENT
he Community Development Element guides physical change over the long term by establishing the type and distribution of planned land uses in La Puente. The Element also provides a framework for all other General Plan elements, since the manner in which the community develops affects the design of the circulation system (Circulation and Infrastructure Element), the way urban services are provided to residents and businesses (Community Safety Element), and how open space and recreation resources are allocated (Community Resources Element).

Community Development Themes
Community development weaves together three themes established in La Puente’s Community Vision: balanced land use, a positive community image, and economic development. Land use refers to the general location, type, and intensity of development and the physical relationships among various uses. Community image describes how the streetscape, scale and design of buildings, and neighborhood appearance define how residents, businesses, and visitors regard La Puente. Economic development refers to how land use decisions create a demand for services and affect the ability to pay for services.

This Element supports the community’s desire to retain the features of La Puente that are considered unique and special: a historic Downtown, diverse residential neighborhoods, and popular commercial districts.

Community development policies also address the housing and recreation needs of a changing population, economic and social well-being of City residents, concerns within the business community, and the long-range fiscal stability of the City.

Land Use Plan
The Land Use Plan identifies how private and public redevelopment efforts will change, intensify, or otherwise modify uses of property in La Puente over the next 20 years. Land uses are classified and mapped, showing where the City anticipates residential, commercial, and business park development, and identifying areas set aside for community purposes, such as parks, schools, and open spaces.

The City’s long-range objectives with respect to land use are:

T
C o m m u n i t y D e v e l o p m e n t E l e m e n t
P a g e C D - 2
▪ To revitalize Downtown La Puente as a vibrant mixed-use district providing many opportunities for new commercial, office and residential development
▪ To create opportunities for new commercial business growth in shopping centers that are not functioning to their full potential ▪ To preserve and enhance the quality of the City’s infrastructure and its residential neighborhoods
▪ To accommodate and attract industrial businesses that employ skilled workers
Measuring Density and Intensity
While people generally understand terms like “residential”, “commercial”, and “industrial”, State law requires a clear and concise description of these categories. In addition, population and intensity standards must be specified. To describe the intensity of use – how much development exists on a property – land use planners have developed quantitative measures called density and intensity.

The term density describes the population and development capacity of residential land. The General Plan describes density in terms of dwelling units per net acre of land (du/ac), exclusive of present or planned streets and other public rights-of-way.

Development intensity refers to the extent of development on a parcel of land or lot. Intensity may be calculated using several measures, such as the total building floor area, building height, floor area ratio, or the percent of lot coverage. The General Plan uses floor-area ratio as a measure of nonresidential intensity. Floor-area ratio (FAR) is the ratio between the total gross floor area of all buildings on a lot and the total land area of that lot.

This measure does not include area within parking structures.

C o m m u n i t y D e v e l o p m e n t E l e m e n t
P a g e C D - 3
Land Use Policy Map
The Land Use Policy Map provides a two-dimensional description of land use policy, indicating the preferred location and types of permitted uses throughout the Planning Area. The land use patterns shown on the Land Use Policy Map (Figure CD-1) recognize the benefits and disadvantages of the City’s past and present development practices, and respond to potential safety concerns, limitations of current infrastructure, and the nature and character of current development. Implementing the Land Use Policy Map will adjust or reverse development trends within La Puente that are inconsistent with the Community Vision. The Planning Commission, City Council and City staff will accomplish this objective through day-to-day evaluation of development and redevelopment projects against the City’s Zoning Ordinance and Map.

Land Use Categories
The text on the following pages identifies the categories of different land uses within the Planning Area. Four residential categories allow a range This diagram illustrates how FAR
controls the intensity of use on a
lot. FAR is determined by dividing
the gross floor area of all buildings
on a lot by the land area of that
lot. For example, a 20,000 square
foot building on a 40,000 square
foot lot yields an FAR of 0.5:1. A

0.5:1 FAR allows a single-story
building which covers half the lot,
or a two-story building with
reduced lot coverage.

C o m m u n i t y D e v e l o p m e n t E l e m e n t
P a g e C D - 4
of housing types, ranging from low-density single-family developments to high-density multiple-family projects. Two commercial and one business/employment category address business land uses. A mixed commercial and residential use category encourages flexible combinations of commercial, office and residential uses in the Downtown area. The Land Use Policy Map (Figure CD-1) graphically illustrates the type, nature, and location of future development and redevelopment permitted in La Puente.

Table CD-1 summarizes the density and intensity associated with each land use category. The maximum density/intensity listed in Table CD-1 sets forth the maximum development potential of any individual parcel.

However, not every parcel develops to the maximum due to public rightof-way needs, placement of buildings, zoning requirements, and other factors. Average densities and intensities identified in Table CD-1 correspond to the level of development of each type of land use generally present in La Puente. These measures determine the probable buildout capacity within the Planning Area in terms of population, housing units and non-residential square feet. The average densities and intensities are for planning purposes only. Any development proposal involving a density/intensity in excess of the average but below the maximum does not require a General Plan Amendment.

C o m m u n i t y D e v e l o p m e n t E l e m e n t
P a g e C D - 5
Figure CD-1: Land Use Policy Map
(11x17)
C o m m u n i t y D e v e l o p m e n t E l e m e n t
P a g e C D - 6
Back Page – Figure CD-1
C o m m u n i t y D e v e l o p m e n t E l e m e n t
P a g e C D - 7
Table CD-1
Land Use Classification System
Land Use Categories
Maximum
DUs/Net Acre or FAR
Average
DUs/Net Acre or FAR
Residential Categories
LDR Low Density Residential 7 DU/Acre 6.5 DU/Acre
MDR Medium Density Residential 14 DU/Acre 13 DU/Acre
MHDR Medium High Density Residential 18 DU/Acre 17 DU/Acre HDR High Density Residential 26 DU/Acre 25 DU/Acre
Commercial / Business Categories
NC Neighborhood Commercial 0.5:1 FAR 0.25:1 FAR
GC General Commercial
Hacienda Corridor and Amar Road 0.75:1 FAR 0.3:1 FAR
Neighborhood Commercial Centers 1.0:1 FAR 0.5:1 FAR
BE Business / Employment 1.0:1 FAR 0.25:1 FAR
Mixed Use Category
MU Mixed-Use Per Downtown Business
District Specific Plan
10 DU/Acre and

0.5:1 FAR
Public/Institutional Category
PI Public/Institutional 0.4:1 FAR 0.3:1 FAR
Open Space Categories
OSPU Public Open Space N/A N/A
OSPR Private Open Space N/A N/A
Residential Categories
Five land use categories allow for a range of housing types and densities.

Preservation and enhancement of single-family residential neighborhoods is a key goal. New development must be compatible with and complement established residential neighborhoods. The City also permits accessory units, group homes, and religious and charitable organizations in these areas, consistent with State law and Zoning Ordinance requirements. All residential and mixed-use land designations are subject to the Replacement Housing Policy (Program 3b) outlined in the Housing Element.

C o m m u n i t y D e v e l o p m e n t E l e m e n t
P a g e C D - 8
LDR
Low Density Residential
Maximum Density: 7 dwelling units per net acre
Population Density: approximately 30 persons per net acre This category preserves low-density residential neighborhoods consisting primarily of detached single-family dwellings on individual lots. New housing within Low Density Residential areas must be compatible and similar in character to present residential uses.

MDR
Medium Density Residential
Maximum Density: 14 dwelling units per net acre
Population Density: approximately 60 persons per net acre This category accommodates
small-lot detached single-family
homes, duplexes, triplexes, and
the use of innovative techniques
for garden apartments, planned
developments, and townhomes
consistent with a medium-density
setting.

Low Density Residential land uses consist
primarily of single-family, detached, singlestory homes on individual lots.

Medium Density
Residential land uses
include small-lot
single-family homes,
duplexes and
apartments.

C o m m u n i t y D e v e l o p m e n t E l e m e n t
P a g e C D - 9
MHDR
Medium High Density Residential
Maximum Density: 18 dwelling units per net acre
Population Density: approximately 80 persons per net acre This category allows moderate-density apartments, townhomes, condominiums, and planned unit developments. Suitable locations include, but are not limited to, arterial highways, locations near business districts, and similar activity centers.

HDR
High Density Residential
Maximum Density: 26 dwelling units per net acre
Population Density: approximately 120 persons per net acre This category accommodates
higher-intensity multiple-family
dwellings where adequate support
infrastructure exists. Housing units
consist typically of apartments,
planned unit developments,
condominiums and townhomes.

High-quality landscaping and
common open space areas enhance
High Density Residential areas.

High Density
Residential land uses
consist largely of
multiple-family
apartments and
condominiums.

Medium High Density Residential land uses
consist primarily of apartments, townhomes and
condominiums.

C o m m u n i t y D e v e l o p m e n t E l e m e n t
P a g e C D - 10
Commercial Categories
Businesses in La Puente’s commercial areas provide important services to residents and constitute a strong tax revenue base for the City. The following commercial land use designations are designed to support business activity and provide tools to improve areas that function below their economic potential.

NC Neighborhood Commercial
Maximum Intensity: 0.5:1 FAR
This category provides for convenience commercial clusters that provide essential goods and services to a population within a one-mile radius. Corner locations are preferable to minimize disruption within residential neighborhoods. Site development standards encourage smaller projects
providing appropriate setbacks, parking, landscaping,
buffering from residential land use areas, and other features that contribute to well-designed, attractive projects. Senior housing is also permitted in Neighborhood Commercial areas, Neighborhood Commercial land
uses consist primarily of corner
stores located at major roadway
intersections near residential
areas.
nc nc
nc
nc
nc
nc
nc
nc
nc
nc
nc
City of
Industry
Valinda
West
Puente
Valley
Industry Hills
Recreation Center
Babe Zaharias
Golf Course
City of
Industry
= Neighborhood Commercial
Designations
Inyo St
Azusa Ave
Willow Ave
Orange Ave
Sunset Ave
Unruh Av
Stimson Ave
Common Ave
Ardilla Ave
Puente Ave
Temple Ave
California Ave
Hacienda Blvd
Sunkist Ave
Tonopah Ave
Amar Rd
Larimore Ave
Sierra Vista Ct
Ferrero Ln
Main St
Chatterton Ave
Amar Rd
Nelson Ave
Old Valley Blvd
Glendora Ave
Giordano St
Fairgrove Ave
Echelon Ave
Maplegrove St
Francisquito Ave
Hayland St
Hacienda Blvd
C o m m u n i t y D e v e l o p m e n t E l e m e n t
P a g e C D - 11
provided a property is located near needed services and the surrounding area can support such a use.

C o m m u n i t y D e v e l o p m e n t E l e m e n t
P a g e C D - 12
GC
General Commercial
Maximum Intensity:

Hacienda/Glendora Corridor and Amar Road: 0.75:1 FAR
Neighborhood Centers at North Puente/Amar and Valley/Azusa: 1.0:1 FAR The General Commercial category permits a wide range of retail, wholesale and service uses, as well as shopping and office professional complexes.

General Commercial uses tend to be large scale and highway oriented.

This category is appropriate for areas adjacent to major thoroughfares.

Senior housing may also locate in General Commercial areas, provided the site be safely and suitably located near services, including public transit routes.

Development intensities within this designation vary by location. Within the Hacienda/Glendora and Amar Road
Corridors, maintaining moderate development intensities and enhancing economic viability are the main objectives. For commercial centers located near residential neighborhoods, such as at Puente/Amar and Azusa/Valley, intensifying and revitalizing these older centers anchoring each end of the community are important goals. Maximum General Commercial areas include
the Hacienda/ Glendora and Amar
Road commercial corridors and
shopping districts at
Puente/Willow and Azusa/Valley.

Automobile sales and service
uses within General Commercial
areas contribute to the City’s
fiscal stability.

Puente Ave./Willow Ave.

Center
Hacienda Blvd and Amar Rd
Commercial Corridors
Azusa Ave./Valley Blvd.

Center
City of
Industry
Valinda
West
Puente
Valley
Industry Hills
Recreation Center
Babe Zaharias
Golf Course
City of
Industry
Inyo St
Azusa Ave
Willow Ave
Orange Ave
Sunset Ave
Unruh Av
Stimson Ave
Common Ave
Ardilla Ave
Puente Ave
Temple Ave
California Ave
Hacienda Blvd
Sunkist Ave
Tonopah Ave
Amar Rd
Larimore Ave
Sierra Vista Ct
Ferrero Ln
Main St
Chatterton Ave
Amar Rd
Nelson Ave
Old Valley Blvd
Glendora Ave
Giordano St
Fairgrove Ave
Echelon Ave
Maplegrove St
Francisquito Ave
Hayland St Hacienda Blvd
C o m m u n i t y D e v e l o p m e n t E l e m e n t
P a g e C D - 13
intensities at these locations are higher than intensities within the corridor commercial areas of the City.

C o m m u n i t y D e v e l o p m e n t E l e m e n t
P a g e C D - 14
BE Business/Employment
Maximum Intensity: 1.0:1 FAR
Land uses within
Business/Employment areas
help the City achieve both fiscal
and employment objectives.

New businesses have the
potential to create jobs for La
Puente residents and augment
the City’s tax base. The City’s
location adjacent to the City of
Industry is a significant advantage for attracting new
businesses.

This land use category permits a variety of light
industrial, manufacturing, and office uses. Business/Employment areas should be visually attractive, reflect high quality development standards, provide adequate buffering from less-intensive land uses, and be located adjacent to transportation corridors.

Mixed-Use Land Use Category
MU
Mixed-Use
Maximum Density:

As specified within the Downtown Business District Specific Plan Maximum Intensity:

As specified within the Downtown Business District Specific Plan This category provides opportunities for mixtures of commercial, office, and residential uses in the same building, on the same parcel of land, or side by side within the same area. Such use stimulates activity, encourages pedestrian patronage, and encourages the preservation, re-use and redevelopment of structures and areas.

Permitted residential uses include apartments, condominiums and single-room occupancy units above the first floor of a commercial use, and multiple-family residential uses in subareas established by the Downtown Business District Specific Plan.

Public/Institutional Category
Business/Employment areas are
primarily located along Old Valley
Boulevard near the south end of
Downtown.

Mixed-Use areas are located primarily in
Downtown. Within these areas, residential units
are encouraged above retail and office uses.

C o m m u n i t y D e v e l o p m e n t E l e m e n t
P a g e C D - 15
One category accommodates public and semi-public facility uses.

PI Public/Institutional
Maximum Intensity: 1.0:1 FAR
This category allows public
and semi-public facilities
other than parks, including
but not limited to, schools,
City Hall, public libraries,
police and fire stations, and
community use centers
such general community
centers or senior centers.

Open Space Categories
Two categories of open space are used to identify areas that are open to the public or that have restricted access.

OSPU Public Open Space
This category provides for a variety of diversified recreational interests on public lands, including parks, baseball/soccer fields, and picnicking areas.

Up to five percent lot coverage is permitted and buildings are not permitted to exceed 30 feet in height.

La Puente Park is the largest Public
Open Space area in the City.

City Hall is one of
several Public/
Institutional
buildings located
in Downtown La
Puente.

C o m m u n i t y D e v e l o p m e n t E l e m e n t
P a g e C D - 16
OSPR Private Open Space
This category includes land owned by private
entities reserved for open space uses, primarily
consisting of private golf courses and open space
areas within planned unit developments.

Babe Zaharias Golf Course
is among the Private Open
Space amenities located
within the City.

C o m m u n i t y D e v e l o p m e n t E l e m e n t
P a g e C D - 17
Community Development Focus Areas
The City’s well-established land use pattern appears to offer limited opportunities for new development. However, urban design and economic issues continue to shape how property is developed and redeveloped over time in the following five focus areas:
▪ The Hacienda/Glendora Commercial Corridor
▪ Downtown La Puente
▪ Shopping Centers throughout the City
▪ La Puente’s Industrial/Manufacturing Cluster
▪ Residential Neighborhoods
Hacienda/Glendora Commercial Corridor
Originally a strip commercial corridor of locally serving businesses, Hacienda Boulevard has transformed into the primary commercial corridor in La Puente, offering 1.5 million square feet of floor space to more than 350 businesses. Businesses continue to relocate along Hacienda Corridor to take advantage of the strategic location along one of the most heavily traveled arterials in the east San Gabriel Valley. Hacienda Boulevard is home to a range of retail uses, from automobile dealers to hardware stores to major retailers. Specialty stores catering to the Latino population have also emerged. Smaller shopping centers complement larger anchor businesses by providing both goods and personal services to residents and people working in La Puente.

C o m m u n i t y D e v e l o p m e n t E l e m e n t
P a g e C D - 18
Hacienda Boulevard is the major
commercial corridor in La Puente.
r
r Rd
Hacienda Blvd. and Glendora Blvd.

Commercial Corridor
Anchor Center
Azusa Ave
City of
Industry
Valinda
West
Puente
Valley
Industry Hills
Recreation Center
Babe Zaharias
Golf Course
City of
Industry
Inyo St
Azusa Ave
ve
Sunset Ave
Unruh Av
Stimson Ave
Common Ave
California Ave
Tonopah Ave
Rd
Larimore Ave
Sierra Vista Ct
Ferrero Ln
Main St
Chatterton Ave
Amar Rd
Nelson Ave
Old Valley Blvd
Glendora Ave
Giordano St
Fairgrove Ave
Echelon Ave
Maplegrove St
Francisquito Ave
Hayland St Hacienda Blvd
C o m m u n i t y D e v e l o p m e n t E l e m e n t
P a g e C D - 19
Economic Development
Quality of life depends on a healthy local economy. The Hacienda/Glendora Corridor is La Puente’s economic engine, generating more than 85 percent of all sales tax revenues within the City. These revenues support the maintenance of infrastructure, fire and police services, community services, and public facilities. Given that the City is largely built out and few commercial development opportunities remain outside this corridor, La Puente’s long-term fiscal stability depends on the continued stable financial performance of the Corridor. Preserving, retaining, and building the City’s sales tax base through the Hacienda Corridor allows La Puente to continue to provide a high level of public services, and to construct public improvements that enhance the community.

The City will promote
economic strategies
that build upon the
assets of the Corridor.

A large portion of
taxable sales within the
City originate from
automobile sales, auto
supply stores and
service stations,
restaurants, and food
markets. However, La
Puente residents also
purchase household supplies, clothing, furniture and appliances at regional malls in West Covina and Puente Hills, as well as retail stores (Target, Mervyn’s, WalMart, Ikea, Best Buy) located along SR-60 in the City of Industry. Establishment of a regional department store, such as Target or La Curacao, would increase potential for residents to shop in La Puente.

Adding high-quality eating and drinking establishments to the mix of businesses located within the Hacienda Corridor would also attract residents and regional customers to La Puente.

The City will employ a creative mix of land use policy, business attraction and retention strategies, and local revenue enhancement within the Hacienda/Glendora Corridor to achieve long-term fiscal security. This strategy recognizes that building fiscal strength will require incremental investment from both the public and private sectors.

Adding retail stores selling household goods will
boost La Puente’s tax base.

C o m m u n i t y D e v e l o p m e n t E l e m e n t
P a g e C D - 20
Among the Corridor’s greatest assets is the presence of several large underdeveloped or undeveloped parcels, including the La Puente Lanes site.

The community has considered several options for this site, including retail, housing, and mixed-use development. Taking into account the site‘s location along a busy arterial, the role of Hacienda Boulevard in providing revenue for the City, and the types of businesses that
are desired in the community, the community desires
that this site be used for either a large commercial
store, as an entertainment complex, or as some
combination of the two uses. As a General
Commercial land use located on Hacienda Boulevard,
upwards of 200,000 square feet of commercial and/or
entertainment uses can be achieved at this location.

Innovative site planning techniques and
redevelopment tools will help ensure the best use of
this large parcel for the community’s benefit.

Redevelopment
The City supports future development of several large
parcels within the Hacienda/Glendora Corridor that
can accommodate new stores, services, or
entertainment offering diversity and strength to both
the Corridor and the City’s tax base. Although the
Corridor does have additional buildable land, some of the smaller sites are irregularly shaped and individually do not present significant opportunities. Lot consolidation, development incentives, and financing tools can create additional commercial development opportunities.

Redevelopment is a key tool to enhance quality of life for residents and businesses. California redevelopment law equips the City with the means to establish a separate Redevelopment Agency for the purposes of fostering employment opportunities, financing public and private improvements, reversing negative business trends, and maximizing the use of property.

Redevelopment also provides a built-in financing mechanism called tax increment financing. When an Agency adopts a redevelopment plan, the assessed property values within a Redevelopment Project Area become fixed. As property values within the project area rise over time, the Agency can use the additional tax revenues or even issue bonds guaranteed by future tax increment to make public improvements within the City that The 6.2-acre La Puente Lanes site is the
City’s best opportunity for new
commercial development.

C o m m u n i t y D e v e l o p m e n t E l e m e n t
P a g e C D - 21
benefit businesses located within project areas. Redevelopment authority also allows an Agency to acquire properties, to consolidate neighboring parcels into larger lots more attractive to developers, and set aside a portion of increment revenues to encourage affordable housing within the City.

Designating the Hacienda/Glendora Corridor as a Redevelopment Project Area will encourage consolidation of irregularly shaped parcels into larger sites suitable for development. With prime development sites and a coordinated economic strategy, the City can attract businesses that will maintain the competitiveness of the Hacienda/Glendora Corridor for years to come.

Design Strategies
Ensuring high-quality design on Hacienda Boulevard is especially important to promote lively activity while providing the community with diverse commercial, retail, and service uses. The Hacienda/Glendora Corridor should be a lively, consumer-friendly area that creates a statement when entering La Puente. Large shopping centers should balance and accommodate automobiles and pedestrians using landscaped roadways and entrances and enhanced crosswalks.

The appearance of the corridor should offer an attractively landscaped environment. The architectural heritage of La Puente should be recalled.

The following design strategies address vehicular access, pedestrian access, sidewalk dedication, building orientation, visual aesthetics, landscaping, and signs. These strategies are further defined and implemented within the City’s Design Guidelines and Zoning Ordinance.

C o m m u n i t y D e v e l o p m e n t E l e m e n t
P a g e C D - 22
Design Strategies
Hacienda/Glendora Commercial Corridor - “Gateway into La Puente” ▪ Identify the City at prominent entrances on Hacienda
Boulevard. Distinctive public art pieces, signage, and/or graphics that express the history and character of the
community are recommended at City gateways.
▪ Provide generous medians and parkways that support
extensive plantings. In addition, medians should
accommodate distinctive gateways at La Puente’s
boundaries.
▪ Reduce the visual and environmental impacts of expansive parking lots. Numerous trees and plantings should provide shade within parking areas and define circulation routes.

For public safety purposes, views of parking lots from
adjacent properties and Hacienda Boulevard should be
preserved.
▪ Use landscape treatments to define Hacienda Boulevard. ▪ Minimize expansive, unbroken wall planes, and provide highly visible public entrances to all buildings and uses. In particular, public entrances and heavily trafficked outdoor areas should incorporate human-scaled details such as
canopies and window displays.
▪ Provide well-marked and comfortable pedestrian walkways, including pedestrian circulation within parking lots with connections to adjacent sidewalks and safe access from parking areas. Pedestrian circulation routes within parking lots should be clearly delineated and pedestrian amenities in the form of courtyards, plazas, vine-covered trellises, and covered walks are encouraged to provide shade and human scale elements.
▪ Give large shopping centers a unified architectural character. A common design theme that reflects La Puente’s history and character for all buildings, signs, and landscape treatments is encouraged. Design themes that draw upon the Puente Valley agricultural heritage of citrus, walnut, and avocado crops are strongly encouraged.

Pedestrian amenities in large
shopping centers should include
large street trees, seating areas
with shade umbrellas, decorative
trash receptacles, fountains,
decorative paving, and
landscaping.

C o m m u n i t y D e v e l o p m e n t E l e m e n t
P a g e C D - 23
▪ Generate visual interest along outdoor passages and paseos with pedestrian amenities such as lighting, landscaping, and street furniture. Building façades should be varied and articulated to provide visual interest.

C o m m u n i t y D e v e l o p m e n t E l e m e n t
P a g e C D - 24
▪ Provide logical transitions between higher intensity development along Hacienda Boulevard and nearby single-family neighborhoods; scale, massing, and the location of services should respond sensitively to adjacent residential uses.
▪ Plant street trees appropriate to the scale and function of the street. Flowering trees and shrubs may be included to increase color interest and to augment the appearance of the street, particularly at intersections and street corners.
▪ Improve pedestrian access throughout the Corridor. Continuous sidewalks and on-site paths that connect adjacent uses, buildings, off-site pedestrian walkways, outdoor spaces, and parking are strongly encouraged.
▪ Automobile dealerships should have a unifying architectural theme, attractive automobile displays, pleasant landscaping and trees, and unsightly automotive bays and repair areas should be screened from the public right-of-way.
▪ Automobile dealerships should create pedestrian-friendly street frontages using landscaping and other pedestrian amenities.

Figure CD-2 illustrates how the City will apply these strategies within the Hacienda/Glendora Corridor. La Puente’s Zoning Ordinance reinforces these strategies through development requirements applicable within the Corridor.

Buildings oriented to the street help
define the street edge. Landscaping such
as hedges, grass, and street trees provide
a comfortable walking atmosphere for
pedestrians.

Commercial Anchor
Smaller building
pads sited at street
and corner
Hacienda Boulevard
Visibility is maintained into parking
areas
C o m m u n i t y D e v e l o p m e n t E l e m e n t
P a g e C D - 25
Figure CD-2 (8.5 x 11)
Hacienda Boulevard Commercial Corridor Conceptual Plan
C o m m u n i t y D e v e l o p m e n t E l e m e n t
P a g e C D - 26
GOAL
1 An economically viable Hacienda Corridor that generates tax revenue, provides a variety of shopping and commercial activities, and ensures the long-term fiscal health of La Puente.

Policy 1.1 Attract and retain a wide range of businesses along Hacienda Boulevard that offer goods and services to the local market.

Policy 1.2 Encourage and facilitate the recycling of underutilized commercial properties along Hacienda Boulevard through redevelopment, lot mergers, and City financial assistance, as feasible.

Policy 1.3 Vigorously enforce City codes, including building and safety, zoning and land use regulations, and property maintenance codes, to improve the visual appearance of Hacienda Corridor.

Policy 1.4 Develop a streetscape enhancement plan for Hacienda Boulevard that includes street trees, landscaped medians, sidewalk improvements, signage regulations, and other features to encourage residents and visitors to stop and shop.

Policy 1.5 Develop and implement a coordinated marketing strategy to define the Corridor’s image, identity, and market position to enhance opportunities for businesses, to attract chain stores, and to increase commercial activity.

Policy 1.6 Explore the establishment of Redevelopment Project Areas within the Hacienda Corridor to ensure the Corridor remains competitive with nearby communities, provides desired businesses, and maximizes tax revenue.

Policy 1.7 Establish development standards for commercial structures that incorporate definitive design guidelines, architectural styles, regulate signage, and require adequate parking and access.

Policy 1.8 Monitor traffic conditions along Hacienda Boulevard, and complete intersection and roadway improvements to support economic activity within the Corridor.

Policy 1.9 Redefine the role of the Glendora Corridor concurrent with economic enhancement activities along Hacienda Boulevard.

C o m m u n i t y D e v e l o p m e n t E l e m e n t
P a g e C D - 27
Downtown La Puente
The Downtown Business District is part of the original Town of La Puente subdivision recorded in 1886. From the community’s earliest agricultural days, Downtown has served as the heart of La Puente, offering a central location for retail, commercial, and service activities. The City’s oldest residential neighborhoods surround Downtown. Over the past fifty years, Downtown’s role has evolved into more of a civic and cultural center. As home to City Hall, the Library, and Senior Center, Downtown hosts City parades, civic meetings, and community gatherings.

Downtown preservation and enhancement remain important City objectives. Downtown La Puente offers additional 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. To achieve these objectives, the City Council adopted a Downtown Business District Specific Plan in 1994, proposing a combination of land uses (retail, office, residential, and public uses), design guidelines, and public/private investment strategies to revitalize Downtown and preserve the neighborhood’s small town charm.

Main Street La Puente, 1930.

C o m m u n i t y D e v e l o p m e n t E l e m e n t
P a g e C D - 28
Strengthening and preserving the role of Downtown La Puente requires a creative and multi-faceted strategy comprised of land use policy, focused housing development, infrastructure investments, and marketing strategies. The City’s long-term strategy for Downtown requires incremental investment from both the public and private sectors.

Economic Development
Economic development plays an important role in the continuing gradual transformation of Downtown. Migration of major businesses to the Hacienda/Glendora Corridor underscores the need to attract new businesses suitable to Downtown. Downtown has the potential to become an even stronger local service center comprised of clusters of retail tenants, small firms, and business professionals who can work from Downtown offices and service spaces.

Mixed-Use Development
The City encourages residential uses in Downtown to revitalize the area.

The Downtown Business District Specific Plan provides for mixed-use districts within portions of Downtown. All residential and mixed-use land designations are subject to the Replacement Housing Policy outlined in the Housing Element Mixed residential and commercial uses have several tangible 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.

Main Street La Puente, 2003.

C o m m u n i t y D e v e l o p m e n t E l e m e n t
P a g e C D - 29
▪ Mixed use helps streets, public spaces and commercial areas again become places where people meet and interact.

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.

Design Strategies
Visual attractiveness of Downtown is a key component in maintaining the small-town charm of La Puente. Downtown La Puente is challenged by aging buildings, a remote location within the City, and deferred maintenance, all of which deter private investment. To assist in the revitalization of Downtown, the City’s Commercial Rehabilitation Grant Program assists property owners and tenants to rehabilitate exterior portions of commercial buildings. The Downtown Business District Specific Plan also provides land use direction to create a diverse pedestrian activity district that serves the needs of residents and business owners and provides additional residential opportunities.

The following design strategies create a place consistent with a lively “Historic Main Street” downtown area, complemented by residential, civic, and other pubic uses. These strategies are further defined and implemented within the City’s Design Guidelines, Zoning Ordinance, and Downtown Business District Specific Plan.

Design Strategies
Downtown La Puente – “Historic Main Street”
C o m m u n i t y D e v e l o p m e n t E l e m e n t
P a g e C D - 30
▪ Encourage façade improvements that reinforce classic
American storefront architecture, such as decorative elements, new colors, appropriate sign features, awnings, detailed lighting elements, and use of decorative paving treatments that can add a fresh look to older commercial buildings. The architectural features should also reflect the history and heritage of the downtown La Puente area.
▪ Build a strong relationship between buildings and the street, especially along Main Street and First Street. Building configurations should maintain a continuous edge along the sidewalk and clearly define public space.
▪ Support a street-oriented development pattern, with buildings sited at or near the sidewalk edge. Mixed-use structures should be a component of “main street” commercial development and other areas where pedestrian activity is strongly encouraged. ▪ Provide a frequent and consistent rhythm of shop
entrances along Main Street and First Street. Recessed
entries are encouraged.
▪ Encourage the creative expression of individual
storefronts, and use shop windows to help animate and
sustain attention on Main Street and First Street.

Generous street level windows predominantly of
transparent glass are strongly encouraged.
▪ Emphasize design elements such as separate storefronts, display windows, shop entrances, exterior light fixtures, awnings, overhangs, and pedestrian-oriented signs.

These features will add interest and give a human
dimension to street-level façades.
▪ Within mixed-use projects, require commercial uses on the ground-floor level and office and residential uses on upper floors.
▪ Rely on ground-floor commercial space with frequent
sidewalk entrances to promote pedestrian activity along the street. In particular, ground-floor commercial uses should offer shops and services appealing to La Puente residents.

Awnings, attractive windows,
and decorative architectural
elements are examples of
façade improvements that give
a building character and
presence.

Significant landscaping can improve the look of
buildings and streetscape. Trees, clinging vines,
planters, potted plants, and other landscaping
elements soften otherwise harsh building
frontages.

C o m m u n i t y D e v e l o p m e n t E l e m e n t
P a g e C D - 31
▪ Make ground-floor commercial uses visually distinct from the residential space above. Dwelling units should exhibit a residential character, and residential entrances should read differently from entrances to ground floor commercial uses.
▪ Incorporate upper floor balconies, bays and windows that overlook the street and improve the street elevation. These will also communicate the residential function of upper levels. ▪ Add significant landscaping such as trees, shrubs, potted plants and trees, vines, ground cover, and perennial and annual plant species to soften commercial sites lacking landscaping.

C o m m u n i t y D e v e l o p m e n t E l e m e n t
P a g e C D - 32
GOAL
2 A Downtown Business District serving as the symbolic center of La Puente, and providing a vibrant mix of residential, commercial, and public land uses in an attractive, pedestrian-oriented setting.

Policy 2.1 Encourage and facilitate a balanced mix of residential, commercial, office, civic, and entertainment uses that foster a vibrant and pedestrian-oriented environment.

Policy 2.2 Strengthen the Downtown Business District’s role as the civic, social, and cultural hub of La Puente, with functions at the City Hall, Senior Center, Library, and other gathering places.

Policy 2.3 Encourage improvement of residential neighborhoods through land use tools, redevelopment, intensification, City financial assistance, infrastructure improvements, and aggressive enforcement of City codes and standards.

Policy 2.4 Establish public open spaces within the Downtown Business District, including but not limited to a small park, plaza, town square, or other place designed to accommodate public events.

Policy 2.5 Promote high-quality, attractive, and functional site planning and architecture for commercial, office, and multi-family residential development in the Downtown Business District.

Policy 2.6 Consider establishing a Redevelopment Project Area within the Downtown Business District to initiate revitalization efforts and to improve and gradually replace the area’s aging historic buildings.

Shopping Centers
Shopping centers in La Puente supplement regional commercial activity on Hacienda Boulevard. Hacienda Boulevard serves residents citywide and caters to regional customers that travel through La Puente. Neighborhood shopping centers, on the other hand, provide goods and services for residents and local businesses in the immediate surrounding neighborhoods. These shopping centers provide a significant variety of goods and services. La Puente’s two main neighborhood-level shopping districts are located at Amar Road/Willow Avenue and Azusa C o m m u n i t y D e v e l o p m e n t E l e m e n t
P a g e C D - 33
Avenue/Valley Boulevard. Tenants include locally owned restaurants, personal services, retailers, dry cleaners, and automotive services.

In addition to the larger Amar Road/Willow Avenue and Azusa Avenue/Valley Boulevard shopping districts, smaller shopping centers located throughout the City provide a variety of personal goods and services to residential neighborhoods and businesses. Smaller shopping centers provide a more limited number of convenience stores and shops than do the larger shopping centers. Residents will continue to maintain relationships with businesses in these centers. The City’s residential densities and traffic on arterial highways will continue to provide the City’s shopping centers with a strong customer base.

La Puente shopping centers can benefit from high-quality building standards, site design considerations, and City financial assistance. Land use planning will ensure that shopping centers provide appropriate services and are designed and operated in a manner compatible with adjacent land uses.

Inyo St
Azusa Ave
Willow Ave
Orange Ave
Sunset Ave
Unruh Av
Stimson Ave
Common Ave
Ardilla Ave
Puente Ave
Temple Ave
California Ave
Hacienda Blvd
Sunkist Ave
Tonopah Ave
Amar Rd
Larimore Ave
Sierra Vista Ct
Ferrero Ln
Main St
Chatterton Ave
Amar Rd
Nelson Ave
Old Valley Blvd
Glendora Ave
Giordano St
Fairgrove Ave
Echelon Ave
Maplegrove St
Francisquito Ave
Hayland St
City of
Industry
City of
West Covina
City of
Industry
Valinda
West
Puente
Valley
Industry Hills
Recreation Center
Babe Zaharias
Golf Course
Legend
Large Shopping Center
Small Shopping Center
S
L
L
S
S
S
S
S
S
S
S
S
S
L
L
Two large shopping districts
located at Amar Road/Willow
Avenue and Azusa
Avenue/Valley Boulevard
provide goods and services for
residents and businesses in
surrounding neighborhoods.

Local residents and businesses
also support several smaller
commercial centers located
throughout the City.

C o m m u n i t y D e v e l o p m e n t E l e m e n t
P a g e C D - 34
Economic Development
Proactive economic development strategies will facilitate and encourage the revitalization of shopping centers. Revitalization activities include strengthening the type and mix of tenants and including a varied mix of recognizable retailers. Examples of potential tenants include brand-name pharmacies, food markets, shoe stores and media stores. Working with brokers to highlight the assets of these neighborhood shopping centers and finding long-term tenants that can establish roots within the community remain strong City priorities.

One of the most significant assets that the larger shopping centers, located at Amar/Willow and Azusa/Valley, have is a lack of nearby competition.

While these retail centers primarily serve the residential neighborhoods near them, they have the potential to significantly expand and capture business from surrounding unincorporated communities with appropriate revitalization and marketing efforts. However, high tenant turnover, inadequate product and service offerings, and the need for modernization have kept these centers from realizing their full economic potential. The City recognizes these limitations and proposes creative efforts to revitalize these shopping centers.

Successful revitalization requires increased cooperation among property owners and tenants, significant private investment, and public financial assistance. The City will continue to offer financial assistance to property owners and tenants to renovate the exterior faces of commercial structures.

The City also has created development incentives for the Amar/Willow and Valley/Azusa districts by allowing increased floor-area ratios, creating flexible development standards, and encouraging tenant composition improvements to encourage the highest and best future use of these centers.

Design Strategies
Shopping center design is both an aesthetic and economic development concern. Site design, good visibility, property maintenance, and landscaping all improve the economic performance and attractiveness of shopping centers. Deferred maintenance, the proliferation of truck parking, and poor storefront presentations give neighborhood shopping centers a barren and unattractive character. Improvements in these areas can help revitalize La Puente’s shopping centers.

C o m m u n i t y D e v e l o p m e n t E l e m e n t
P a g e C D - 35
The City supports rehabilitation and revitalization efforts through creative site planning, site reconfiguration, design strategies and building standards. The General Plan sets increased intensity standards at the Amar/Willow and Azusa/Valley shopping districts relative to other commercial uses in the City. These increased standards will allow for greater lot coverage and increased flexibility in terms of design and appearance. Using these tools, renovated shopping centers can incorporate more modern designs, increase visibility, improve landscaping, and a create a more pleasant shopping environment.

The following design strategies will help create comfortable, well designed, and attractive neighborhood centers with uses that meet the needs of local residents. These strategies are further defined and implemented within the City’s Design Guidelines and Zoning Ordinance.

Design Strategies
Shopping Centers - “Providing Commercial Needs and Services Safely and Attractively”
▪ For public safety purposes, on-site parking should be visible from sidewalks, roadways, and adjacent properties. Trees and plantings may be used in moderation to provide shade and screen undesireable views.
▪ Create a street-level environment that includes
many pedestrian amenities, such as potted
plants or flowers, decorative paving treatments,
detailed lighting elements, benches, or outdoor
seating along the street frontage.
▪ Respond to adjacent residential uses with
sensitive transitions in scale and massing. For
example, building mass should be broken down
using height step backs, articulated subvolumes, and horizontal and vertical façade articulation.

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P a g e C D - 36
▪ Incorporate functional pedestrian connections to adjacent uses. Nearby residential uses should benefit from convenient access to local shopping
and services.
▪ Encourage high-quality façade improvements
such as arcades, canopies, awnings, transparent
windows, window displays, and new colors to
add a new look to existing commercial buildings
and to promote long-term maintenance.
▪ Architectural design and sytle of shopping centers should communicate a scale and common design theme that does not overwhelm the neighborhood or adjacent residential uses. A design theme that reflects La Puente’s history and character for all buildings, signs, and landscape treatments is encouraged.

GOAL
3 Attractive shopping centers that provide an appropriate mix of quality goods and services for adjacent residential neighborhoods.

Policy 3.1 Encourage and facilitate a balanced mix of residential, commercial, shopping, and services at neighborhood shopping centers.

Policy 3.2 Encourage the rehabilitation or renovation of neighborhood shopping centers through facade improvements, property maintenance, and financial assistance.

Policy 3.3 Consider designating the Amar/Willow and Azusa/Valley shopping districts as Redevelopment Project Areas as a means to revitalize and renovate the districts.

Policy 3.4 Establish architectural and design standards for neighborhood shopping centers to ensure consistency and quality of building design, facades, signage, and landscaping.

Policy 3.5 Encourage the reconfiguration and development of neighborhood shopping centers by offering modified development standards, more intense floor-area ratios, and other tools.

Policy 3.6 Aggressively enforce commercial property standards, including maintenance of buildings, landscaping, parking areas, lighting, and health and safety standards.

Signage, landscaping, and good architectural
design together can really create an attractive
shopping center building.

C o m m u n i t y D e v e l o p m e n t E l e m e n t
P a g e C D - 37
C o m m u n i t y D e v e l o p m e n t E l e m e n t
P a g e C D - 38
Business/Employment Corridor
A skilled, well-paid population base will strengthen the City’s overall economic health and improve the community’s quality of life. Spending money locally increases the success of local businesses and employers, and improves private investment in the community. La Puente’s Business/Employment corridor, located along Old Valley Boulevard and Valley Boulevard, has the potential to attract new businesses, create skilled jobs, and revitalize the tax base. City revitalization efforts and circulation improvements have improved the corridor, and completion of the Valley Business Center has enhanced a major entry point to Downtown La Puente, creating additional employment opportunities and increased tax revenue.

Economic Development
The Business/Employment corridor’s close proximity to numerous industrial properties within the City of Industry is a significant advantage in attracting new tenants to available industrial properties. Underutilized sites offer the potential for new or expanded industrial businesses.

Although many parcels are not located along a major highway and cannot accommodate large manufacturing processes, several sites offer good access to regional highways and freeways. The City supports efforts to reuse underutilized sites in this corridor, and seeks to capitalize on new business opportunities resulting from completion of the Alameda Corridor East project.

GOAL
4 A vibrant industrial corridor providing high-quality development, employment opportunities, and tax revenue, and serving as a gateway to Downtown.

Policy 4.1 Facilitate continued recycling of underutilized properties along Old Valley Boulevard to high-quality, clean light industrial uses where appropriate.

Policy 4.2 Develop focused economic enhancement strategies for the Valley/Old Valley Boulevard to leverage opportunities from the Alameda Corridor East project.

The Valley Business Center is the
centerpiece of La Puente’s
Business/Employment Corridor.

C o m m u n i t y D e v e l o p m e n t E l e m e n t
P a g e C D - 39
Residential Neighborhoods
La Puente’s residential neighborhoods provide housing choices to meet varied needs. Older, established neighborhoods consist primarily of single-family residences. Newer areas also offer townhomes and planned unit developments. Apartments and senior housing are available throughout the City. Providing a wide range of housing opportunities allows residents of all incomes to live in La Puente.

Long-time residents and newcomers to the community value the range of housing choices available, and well-maintained neighborhoods exhibit the pride people place in calling La Puente home. Over time, the housing stock and residential neighborhoods have gradually changed, challenging the City to maintain and improve quality of life for La Puente residents.

In some neighborhoods, apartments and townhomes have replaced older single-family residences dating to the 1950s or earlier. This transition has generally improved neighborhoods with the introduction of higher-quality housing. However, it has also created neighborhoods where single-family residences are directly adjacent to apartments and condominiums. In these areas, the City will promote the creation of more uniform and compatible neighborhoods.

Maintaining housing conditions and protecting the privacy of single-story homes are key challenges in established single-family residential neighborhoods. House sizes and heights have increased over time, leading to inconsistency within neighborhoods when newer homes are constructed adjacent to or between older homes. Many of the larger, taller homes have a line of sight that faces down and into an adjacent home or backyard. The Most of La Puente’s residential
neighborhoods and housing stock
date from the Post-World War II
building boom.

C o m m u n i t y D e v e l o p m e n t E l e m e n t
P a g e C D - 40
City is committed to preserving established single-family neighborhoods by regulating development and encouraging both property maintenance and rehabilitation.

Constructing new parks and recreation areas, safe and well-maintained roadways, and ensuring high levels of public safety can also enhance residential neighborhoods. The City is committed to increasing recreational opportunities through a variety of means, as they become available, including site
acquisition, park
development, and joint-use
agreements with school
districts.

Design Strategies
Maintaining neighborhood
character and ensuring
quality design in all
residential areas strengthens
neighborhoods. If not
thoughtfully designed, new
housing development can adversely affect neighborhood character.

High-quality single-family and multi-family dwelling units should protect the privacy of adjacent residential units and complement other housing units within the same block. The following residential design guidelines will be applied to protect and enhance the quality of all neighborhoods.

These strategies are further defined and implemented within the City’s Design Guidelines and Zoning Ordinance.

Maintaining privacy of single-story homes is one
of the City’s primary concerns in residential
neighborhoods.

C o m m u n i t y D e v e l o p m e n t E l e m e n t
P a g e C D - 41
Design Strategies
Single-Family Residential Development – “Protecting Neighborhoods” ▪ Ensure that new single-family residential buildings or additions are designed and constructed with sensitivity for the privacy of adjacent residential properties and the value and quality of existing homes. ▪ Integrate residential developments with their built
surroundings. In particular, encourage a strong
relationship between dwelling and the street.
▪ The bulk and mass of new single-family residential
buildings or additions should not be overbearing or
out of place in existing residential neighborhoods.
▪ Communicate the single-family residential function of a building by encouraging the design of visually
appealing residential dwellings that feature varied
facades and pleasing compositions.

Design Strategies
Multiple-Family Residential Development - “Creating Quality Homes” Single-family dwelling units should
contain architectural elements
oriented toward the street.

C o m m u n i t y D e v e l o p m e n t E l e m e n t
P a g e C D - 42
▪ Reduce the bulk of multi-family
buildings using scale transitions
near adjacent single-family
dwellings. Articulate building
facades to portray a domestic scale
and give identity to individual
dwelling units.
▪ Provide attractive, communal open
space with functional amenities.

The amount of open space should
increase with the size of a multifamily development to meet the social and recreational needs of
residents.

High-quality design
elements for multifamily buildings can
include such features as
a landscaped trellis to
define the entrance, or
private ground-level
entries for individual
units.

C o m m u n i t y D e v e l o p m e n t E l e m e n t
P a g e C D - 43
▪ Incorporate well-designed and adequately sized private open spaces, such as balconies, patios and porches, into multi-family development projects to improve the quality of the project and to create usable and pleasant outdoor private spaces for residents to enjoy. ▪ Provide well-designed, safe parking areas. Maximize security and surveillance, and provide efficient access to building entrances.
▪ Incorporate trees, shrubs, groundcover, and grass areas within multi-family development projects to create a lush and comfortable environment for residents and those viewing from public areas.
▪ Encourage lot consolidation to produce larger sites and greater project amenities GOAL
5 Safe and attractive neighborhoods providing a range of quality housing, parks, community services, and public facilities.

Policy 5.1 Facilitate and encourage a diversity in housing types and prices to address changing needs in La Puente.

Policy 5.2 Encourage property maintenance and rehabilitation and housing replacement activities, where appropriate, to improve neighborhood conditions.

Building forms employing a
variety of roof shapes,
articulation, height variation, and
inconsistent setbacks provide a
visually attractive building, unlike
large, box-like buildings with
blank walls.

C o m m u n i t y D e v e l o p m e n t E l e m e n t
P a g e C D - 44
Policy 5.3 Establish residential development standards addressing useable open space, building features (e.g., scale, height, size, and articulation), landscaping, and adequate parking.

Policy 5.4 Ensure adjacent residential neighborhoods are buffered from potentially incompatible land uses.

Policy 5.5 Pursue the creation of additional pocket parks through lot consolidation, recycling of underutilized parcels, and City financial assistance as available.

Policy 5.6 Develop a streetscape enhancement plan that addresses street trees, signage, and other landscaped amenities within residential neighborhoods.

Policy 5.7 Enforce the City’s Noise Ordinance to reduce periodic noise nuisances including but not limited to noisy parties and loud music.

Economic and Employment Development
A healthy local economy consists of a trained and educated workforce, diversified businesses, accessibility to housing, financial assistance to businesses, and infrastructure ready to serve technologically advanced businesses. Several sections in the Community Development Element have addressed these issues. The following section discusses the major economic development and employment challenges that affect the economic vitality of the community and it identifies goals and policies designed to address these challenges.

Economic Development
Although the City of La Puente occupies only 3.5 square miles and has 42,000 residents, its market area effectively includes the adjoining unincorporated areas of Valinda, Bassett, and Avocado Heights and a total population of about 105,000. The City captures commuter pass-through business along its commercial “corridors of convenience”, principally Hacienda Boulevard and Amar Road. These corridors also serve the local population, employees and businesses. To its disadvantage, the City has no freeway frontage or visibility and relies heavily on its convenience retail and service businesses for sales tax generation. The City of La Puente also faces economic competition from its neighbors. It has no large, high value general merchandise stores such as those found in the regional retail C o m m u n i t y D e v e l o p m e n t E l e m e n t
P a g e C D - 45
centers of the nearby communities of Covina, West Covina, Industry and Hacienda Heights. As a result, the City experiences substantial sales “leakage” to these surrounding communities. In addition to the retail centers along Hacienda Boulevard and Amar Road, the City’s smaller retail centers have the potential to significantly expand and capture business from surrounding unincorporated communities with appropriate revitalization and marketing efforts. Supporting economic development means making space for both existing businesses to expand and for new businesses to locate in La Puente. New and existing businesses seek not only spaces to establish their businesses, but also adequate access and infrastructure in an attractive setting with sufficient amenities, resources and local government cooperation.

Employment Development
Employment development is crucial to La Puente’s future economic health.

The City has a larger proportion of residents 19 years of age or younger than Los Angeles County as a whole. This portion of the population will be entering the workforce during the timeframe of this General Plan.

According to a jobs-housing balance analysis performed in 2003, there is a substantial imbalance between the number of jobs in the City (8,285) and the number of employed residents (16,760). The average household in the City (4.4 persons/household) is significantly larger that the average for the County as a whole (3.0 persons/household), and there is an average of 1.77 persons per household that are employed. To achieve a balance of at least one job per household in the City, 2,200 additional jobs would have to be created.

Economic growth can bring many benefits to the community, including jobs, housing, and new revenue. New growth will lead to higher tax revenue, thus benefiting residents and the community directly by enhancing many of the public services the City provides. The City will collaborate with the business community to facilitate growth, development, and infrastructure improvements that benefit residents and businesses alike. To achieve balance between the labor force and jobs and to insure and enhance the economic vitality of the community, the City will support economic development in two primary areas: business retention and business expansion/attraction.

C o m m u n i t y D e v e l o p m e n t E l e m e n t
P a g e C D - 46
GOAL
6 Retain local businesses
Policy 6.1 Provide technical assistance to the business community.

Policy 6.2 Provide information and training resources for start-up businesses Policy 6.3 Provide commercial and industrial building rehabilitation assistance in concentrated areas to maximize visual impact.

GOAL
7 Attract new businesses and expand existing businesses Policy 7.1 Provide marketing assistance for multi-tenant districts/shopping centers.

Policy 7.2 Market the City to prospective businesses
Policy 7.3 Provide incentives to developers and brokers to help bring in new businesses and jobs to La Puente.

Policy 7.4 Prioritize economic development issues and activities.

Policy 7.5 Support existing business and attract new businesses by upgrading right of way improvements (signs, landscaping, street furniture, etc.) C o m m u n i t y D e v e l o p m e n t E l e m e n t
P a g e C D - 47
Zoning and Community Development
The City’s zoning ordinance serves as the primary tool to implement General Plan land use policies. Under California law, the zoning ordinance must be consistent with the General Plan, meaning that each land use category must have one or more corresponding zone districts, and development standards and land use regulations in the Zoning Ordinance must reflect the policies in the General Plan. In addition to the zoning districts, two zoning overlay designations, (the Religious Congregational Sites (RCS) Overlay and Housing Reuse Site Overlay), provide additional development standards and allowances that address the 6th Cycle Housing Element.

Zoning Overlays
Two zoning overlays are used to implement the state-mandated programs from the 6th Cycle Housing Element. These overlays are necessary to maintain internal consistency with the adopted Housing Element and to ensure continued compliance with State Housing Element Law (Gov. Code §65580 et seq.). These programs collectively address the City’s Regional Housing Needs Allocation (RHNA) shortfall by:

1. Establishing a Religious Congregational Sites Overlay (Program 3a).

2. Providing ministerial "by-right" approval for previously identified housing sites (Program 3c).

RCS Religious Congregational Site Overlay
This overlay applies to parcels currently occupied by religious facilities. It permits ministerial (by-right) residential development integrated with institutional uses at a minimum density of 20 units per acre.

HRS Housing Reuse Site Overlay
C o m m u n i t y D e v e l o p m e n t E l e m e n t
P a g e C D - 48
This overlay identifies vacant and underutilized parcels from previous Housing Element cycles. It allows ministerial ("by-right)" approval for residential projects that include at least 20% affordable units for lowerincome households.

While General Plan discussion of permitted land uses and development intensities is by nature somewhat general, the Zoning Ordinance provides the specificity property owners and developers seek in identifying how particular properties can be used and developed. Table CD-2 identifies the relationships between land use categories and zone districts in La Puente.

In addition to the base zoning districts identified in Table CD-2, the City applies overlay zones to specific properties to implement targeted Housing Element programs. Overlay zones modify or supplement the underlying zoning by providing additional development standards, allowances, and approval processes. Table CD-3 summarizes the purpose and key provisions of each overlay.

Development Capacity
As property owners redevelop sites and as changes in land use or intensity occur, the overall distribution of land uses will shift. Table CD-3 summarizes the distribution of land use and the corresponding level of development anticipated to result from implementation of land use goals and policies contained in this Element. As shown in the Table CD-34, La Puente, including unincorporated County areas within its sphere of influence has capacity for a population of approximately 62,333 persons in 14,156 housing units. Of these, approximately 44,071 persons in 10,008 housing units are within the corporate limits (as of year 2004) of the City of La Puente.

Table CD-2
General Plan and Zoning Ordinance Consistency
General Plan Land Use Category Corresponding Zone Districts LDR Low Density Residential R-1-5,000, R-1-7,200
PUD
MDR Medium Density Residential
R-VL
R-2
PUD
MHDR Medium High Density Residential R-3
PUD
C o m m u n i t y D e v e l o p m e n t E l e m e n t
P a g e C D - 49
Table CD-2
General Plan and Zoning Ordinance Consistency
General Plan Land Use Category Corresponding Zone Districts HDR High Density Residential R-4
PUD
NC Neighborhood Commercial C-1
DBD
GC General Commercial C-2
BE Business/Employment
DBD
O-BP
C-M
MU Mixed Use DBD
PI Public/Institutional
R-1-5,000
R-1-7,200
R-VL
R-2
R-3
R-4
PUD
DBD
OS
OSPU Public Open Space
R-1-5,000
R-1-7,200
R-VL
R-2
R-3
R-4
OS
OSPR Private Open Space
R-1-5,000
R-1-7,200
R-VL
R-2
R-3
R-4
PUD
OS
Table CD-3
Zoning Overlay Designations
Overlay
Designation
Applicable Sites Applicable GP
Land Use
Categories
Applicable Base
Zoning Districts
Key Provisions
RCS Parcels occupied by
religious or institutional
uses identified in the 6
th
Cycle Housing Element
sites inventory
LDR
, MDR
, MHDR
R1
, R3
, R4
• Allows residential development
integrated with institutional uses
• Ministerial (“by-right”) approval
when objective standards are met
• Minimum density of 20 units per
acre
C o m m u n i t y D e v e l o p m e n t E l e m e n t
P a g e C D - 50
Overlay
Designation
Applicable Sites Applicable GP
Land Use
Categories
Applicable Base
Zoning Districts
Key Provisions
HRS Vacant and
underutilized sites
identified in the 6th
Cycle Housing Element
from prior Housing
Element cycles and in
specified DBD parcels
LDR
, MDR
, MHDR,
MU
R1
, R2
, R3
, R4
, DBD
• Requires ministerial (“by-right”)
approval for qualifying projects
• Projects must include at least
20% of units affordable to lowerincome households
• Applies objective development
standards consistent with State law

EXHIBIT B-2
City of La Puente General Plan Amendment No. 2026-01
Community Development Element (Redline/Tracked Changes), May 2026 P a g e C D - 51
Table CD-4-3
Land Use Capacity and Population Projections
C o m m u n i t y D e v e l o p m e n t E l e m e n t
P a g e C D - 52
C o m m u n i t y D e v e l o p m e n t E l e m e n t
P a g e C D - 53
EXHIBIT B-2
City of La Puente General Plan Amendment No. 2026-01
Community Development Element (Redline/Tracked Changes), May 2026 P a g e C D - 54
C o m m u n i t y D e v e l o p m e n t E l e m e n t
P a g e C D - 55
Implementation
The following actions put into practice the Community Development Element policies and plans for City elected officials, staff and the public.

Implementation actions are organized into subsections that correspond to various areas and levels of City responsibility. Each action relates directly to one or more policies. The responsible agencies or City departments for each action are identified in the Implementation Summary attached as an appendix to the General Plan, along with a recommended timeframe and primary potential funding source.

CITY PLANS AND ORDINANCES
Action CD-1: Update the Zoning Ordinance
Update the Zoning Ordinance to establish permitted densities, intensities and uses consistent with the General Plan. The updated Zoning Ordinance will incorporate and replace long-standing development requirements and will accomplish the following objectives:
▪ Specifically identify permitted land uses, intensity of uses and development and performance standards applicable to specific areas and parcels within the City.
▪ Establish consistent requirements for residential development that protect the character of established neighborhoods.
▪ Create an attractive and lively Downtown by designating a new zoning district that defers to the Downtown Business District Specific Plan for development requirements.
▪ Modify development standards for the Amar/Willow and
Azusa/Valley shopping districts to offer tools such as more intense floor-area ratios to improve the performance and attractiveness of these districts.
▪ Encourage lot consolidation in certain neighborhoods for higherquality residential development and the development of pocket parks. ▪ Include specific criteria for signs within commercial corridors, neighborhood shopping centers and residential neighborhoods.

C o m m u n i t y D e v e l o p m e n t E l e m e n t
P a g e C D - 56
▪ Require buffers to improve compatibility in areas where residential and non-residential uses abut each other.
▪ Establish development requirements to implement the design strategies identified in the Community Development Element and the City Design Guidelines.

Related Policies: 2.3, 3.4, 3.5, 5.3, 5.4
Action CD-2: Initiate Redevelopment
Establish a redevelopment project area or areas to include the Hacienda Boulevard Corridor, the Azusa/Valley Shopping Center, Downtown La Puente and other appropriate locations. Formulate and submit preliminary redevelopment plans along with the base-year assessment roll to be used for the allocation of taxes.

Prepare an Affordable Housing Implementation Plan pursuant to the requirements of Section 33490 of the California Health and Safety Code, and begin using redevelopment set-aside funds to improve affordable housing options.

Related Policies: 1.2, 1.6, 2.6, 5.1
Action CD-3: Adopt a Streetscape Enhancement Plan
Assess the need for improvements to medians, sidewalks, lighting and public signs on streets, and establish a Streetscape Enhancement Plan.

Within the Plan, identify roadways that need streetscape improvements, with an emphasis on improvements to roadways in regional commercial areas such as Hacienda Boulevard and in residential neighborhoods.

Research available funding opportunities, including public/private partnerships and State and federal grants.

Related Policies: 1.4, 5.6
C o m m u n i t y D e v e l o p m e n t E l e m e n t
P a g e C D - 57
Action CD-4: Enforce City Codes
Continue to aggressively enforce and strictly require compliance with City codes that will improve the visual appearance of residential neighborhoods, commercial centers, and the Downtown Business District.

Related Policies: 1.3, 2.3, 3.2, 5.7

DEVELOPMENT CONDITIONS AND REQUIREMENTS
Action CD-5: Apply Design Strategies and Guidelines
Implement the design policies outlined in the General Plan, the City Urban Design Guidelines and the Downtown Business District Specific Plan.

Apply the design guidelines to new development and redevelopment projects to establish a unique visual identity for the City’s neighborhoods and commercial and civic areas, and to promote high- quality site planning and architecture.

Require rehabilitation of established structures and new developments to be consistent with these guidelines in order to ensure high-quality, consistent development.

Related Policies: 1.4, 2.5, 3.4

PLANNING AND OUTREACH INITIATIVES
Action CD-6: Promote Rehabilitation Grants and Loans
Continue to encourage and support improvement and rehabilitation of homes and businesses through the City’s residential and commercial loan and grants programs. Increase publicity for these programs by making bilingual brochures and flyers available at City-sponsored events and including articles and advertisements in City publications such as Spotlight La Puente. Encourage the use of the program in concentrated, high traffic commercial areas. Expand these programs to include industrial properties in concentrated areas to maximize visual impact, as funding is available.

Related Policies: 1.2, 2.3, 3.2, 5.2, 6.3
C o m m u n i t y D e v e l o p m e n t E l e m e n t
P a g e C D - 58
Action CD-7: Investigate the Potential to Create Park
Development Incentives
Investigate the potential to create an incentive program to encourage new park development.

Related Policies: 5.5, 1.4
Action CD-8: Make Downtown La Puente More Visible
Hold and promote City-sponsored community events at venues located within the Downtown Business District (DBD).

Encourage the use of Downtown venues by community groups and schools.

Use the City’s website to post available venues and requirements for reserving and staging events. Assign a City staff person to field inquires and streamline the process for using DBD venues.

Encourage the establishment of new public open spaces in the DBD to accommodate future public events.

Related Policies: 2.2, 2.4
Action CD-9: Attract and Retain Businesses
Identify specific high-quality businesses or business types that can better serve the local market and fill anticipated service and retail needs.

Encourage City staff, current business owners and the Puente Hills Area Chamber of Commerce to solicit and retain a range of businesses that maintain and enhance the commercial and business characteristics of Downtown La Puente, the Hacienda Corridor, and shopping centers throughout the City.

Develop a marketing strategy to target businesses and increase the City’s visibility in the commercial real estate market.

Related Policies: 1.1, 1.5, 2.1, 3.1, 6.1, 6.2, 7.1
C o m m u n i t y D e v e l o p m e n t E l e m e n t
P a g e C D - 59
Action CD-10: Work with Developers to Identify
Development Opportunity Sites
Work with developers to identify vacant and underutilized development sites for key development opportunities. In cooperation with interested developers, build a database that prioritizes sites and identifies the types of opportunities that may be feasible and desirable on each site, and identify the type of funding/investment levels needed. Database can be made available to interested developers. Focus on:
▪ Identifying sites within commercial and industrial areas that are good candidates to be recycled into cleaner, high quality, productive uses
▪ Identifying sites within residential neighborhoods appropriate for lot consolidation, in order to facilitate higher quality residential or pocket park developments
Identify State, federal and private funding opportunities.

Related Policies: 1.2, 4.1
Program CD-11: Expand Affordable Housing Options
Assist in the development of new housing units through the following actions:
▪ Encourage housing development and provision of open space amenities within multi-family projects through density bonus incentives
▪ Continue to allow for development of second units, pursuant to State law

▪ Pursue additional funding for affordable housing development through the Los Angeles County Community Development
Commission and the federal department of Housing and Urban Development (HUD) , when available
C o m m u n i t y D e v e l o p m e n t E l e m e n t
P a g e C D - 60
▪ Utilize redevelopment set-aside funds to create new affordable housing options consistent with the City’s Affordable Housing Implementation Plan
▪ Apply for affordable housing assistance from the City of Industry set-aside program
Related Policy: 5.1
Program CD-12: Improve Economic Development
Resources and Assistance Provided to Businesses
Assist new and existing businesses in the City through the following actions:
▪ Provide “ombudsman” services for one-on-one contact with business community.
▪ Utilize economic development assistance resources already available from outside agencies, e.g. LA County Economic Development Corporation, Small Business Development Center, etc.
▪ Assist in the formation of a Business Improvement District where there is support among potentially affected businesses. ▪ Create a small business incubator to help first-time entrepreneurs.

Related Policy: 6.1, 6.2
Program CD-13: Adopt a Financial Incentives Program
Incentives should be offered only to those that make long-term commitments in capital investment and plan to create jobs with salaries high enough to sustain families. Recipient businesses shall be considered based on a positive cost/benefit analysis. Incentives shall be only used for gap financing and if used for a desired new business, incentives will only be used to attract those that would not otherwise locate into the City.

The Financial Incentives Program will offer:
▪ Performance based incentives
▪ Same incentives to in-town as well as outside developers considering locations in town
C o m m u n i t y D e v e l o p m e n t E l e m e n t
P a g e C D - 61
▪ Offset building and development fees for commitments for number of jobs to be created, types of jobs created, investment per job created, and/or gross revenues, etc.

Related Policy: 7.3
Program CD-14: Prioritize Economic Development
Issues and Activities
▪ Seek out advice of local business organizations on implementation of economic development activities.
▪ Dedicate a Staff position(s) to economic development programs to give it the attention it needs.
▪ Create economic development review committee within City structure to help solve technical and regulatory barriers to new development.

Related Policy: 4.2, 7.3

INTER-JURISDICTIONAL COORDINATION
Action CD-15: Monitor the Alameda Corridor East
Identify economic enhancement strategies and projects for the Valley/Old Valley area that can benefit from the Alameda Corridor East construction.

Prioritize projects and research funding opportunities from State, federal and private agencies. Coordinate with the City of Industry and other neighboring jurisdictions, when appropriate.

Related Policy: 4.2
EXHIBIT B-2
City of La Puente General Plan Amendment No. 2026-01
Community Development Element (Redline/Tracked Changes), May 2026 EXHIBIT B-3
La Puente General Plan Amendment No. 2026- 01
Housing Element (Redline/Tracked Changes), May 2026
2021-2029 Housing Element

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

CITY COUNCIL ADOPTED
February 2022
(Revised to reflect changes made in response to 4/25/22 HCD letter) Housing Element

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
Page H - ii
RESOLUTJON 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 6m

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 ofretail-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 6
th 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 6
th Cycle Housing Element Update; and
WHEREAS, the City prepared a Dran 2021-2029 6th Cycle Housing Element Update (''Project"), which was made available for a 30-day public review beginning on November 10, 2021;and
RESOLUTION NO. 22-5690 2 of 4 FEBRUARY 22, 2022
WHEREAS, on November 24, 2021, the draft 2021-2029 6
th 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 (A11icle 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 6
th 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 envirom11ental 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 Plmming 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 6 th 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
\1/HEP�ft1S, all legal prerequisites to the adoption of this resolution have occtnTed.

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 6
th Cycle Housing Element.

SECTION 4. The 2021-2029 6
th Cycle Housing Element complies with Article 10.6
(Housing Elements), of the California Govermnent 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 attaclunents, as well as the findings and conclusions set forth herein, the City Council adopts the Plaiming 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:

NOES:

ABSTAIN:

ABSENT:

COUNCILMEMBERS: K.linakis, Argudo, Mendoza, Quinones
COUNCILMEMBERS: None
COUNCILMEMBERS: None
COUNCILMEMBERS: Munoz
Charlie K.linakis, Mayor
ATTEST:

H o u s i n g E l e m e n t
C i t y C o u n c i l A d o p t e d - F e b r u a r y 2 0 2 2 P a g e 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.....................................................................................................................................46 • Availability of Sites for Housing ............................................................................................................. 46 • Financial Resources ................................................................................................................................... 62 • Administrative Resources......................................................................................................................... 63 • Opportunities for Energy Conservation ................................................................................................. 64

5. Housing Plan...............................................................................................................................................67 • Housing Goals, Policies, and Programs.................................................................................................. 67 • Summary of Quantified Objectives ......................................................................................................... 82 Appendices
Appendix A Review of Past Accomplishments
Appendix B Public Participation
Appendix C Inventory of Housing Sites
Appendix D Affirmatively Furthering Fair Housing
H o u s i n g E l e m e n t
C i t y C o u n c i l A d o p t e d - F e b r u a r y 2 0 2 2 P a g e 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. Senior 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........................................................................19 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..................................................................................................29 Table 21. Residential Development Standards................................................................................................30 Table 22. Parking Requirements........................................................................................................................31 Table 23. Mixed-Use Development Standards ................................................................................................33 Table 24. Permitted Uses in Residential Zones................................................................................................35 Table 25. Underutilized Properties in the CM Zone.......................................................................................38 Table 26. Planning and Development Fees......................................................................................................41 Table 27. Development Review Procedures ....................................................................................................43 Table 28. Capacity Adjustment Factors............................................................................................................47 Table 29. Actual Residential Density – City of La Puente..............................................................................48 Table 30. Vacant Residential Sites .....................................................................................................................49 Table 31. Religious Congregational Sites .........................................................................................................54 Table 32. Mixed-Use Zoning Program Opportunity Areas ...........................................................................55 Redevelopment/Recycling Trends on Non-vacant Site – City of La Puente..............................57 Lot Consolidation Trends - City of Rosemead and El Monte.......................................................59 Table 35. Comparison of Sites Inventory and RHNA ....................................................................................61 Table 36. Summary of 2021-2029 Quantified Objectives................................................................................82

LIST OF FIGURES
Figure 1. Household Income Distribution.........................................................................................................8 Table 33.

Table 34.

C i t y C o u n c i l A d o p t e d D r a f t - F e b r u a r y 2 0 2 2 P a g e H – 1 S

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.

H o u s i n g E l e m e n t 1 . I n tr o d u c t i o n
C i t y C o u n c i l A d o p t e d - F e b r u a r y 2 0 2 2 P a g e 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’s 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’s 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’s housing goal, provided such a determination is compatible with the State’s 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 (HCD) 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. Noise is addressed in the community safety element, while open space/conservation is addressed in the community resources element. 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 H o u s i n g E l e m e n t 1 . I n tr o d u c t i o n
C i t y C o u n c i l A d o p t e d - F e b r u a r y 2 0 2 2 P a g e H – 3 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.

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 Plan 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 H o u s i n g E l e m e n t 1 . I n tr o d u c t i o n
C i t y C o u n c i l A d o p t e d - F e b r u a r y 2 0 2 2 P a g e H – 4 review and input on the Draft Housing Element was also publicized on the City’s social media platforms and on the dedicated project webpage.

To ensure that the housing concerns of low- and moderate-income households 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.

H o u s i n g E l e m e n t 2 . N e e d s A s s e s s m e n t C i t y C o u n c i l A d o p t e d - F e b r u a r y 2 0 2 2 P a g e 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 for 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 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
H o u s i n g E l e m e n t 2 . N e e d s A s s e s s m e n t C i t y C o u n c i l A d o p t e d - F e b r u a r y 2 0 2 2 P a g e 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 boomer” 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/Latino (of any race) 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.

H o u s i n g E l e m e n t 2 . N e e d s A s s e s s m e n t C i t y C o u n c i l A d o p t e d - F e b r u a r y 2 0 2 2 P a g e 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 can impact the type of housing needed. For instance, single-person households often occupy smaller apartment units or condominiums. Married couples often prefer larger single-family homes, particularly if they have children. This underscores the need to provide a diversity of housing opportunities to give households of different ages and types the opportunity to live in 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 1 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.

H o u s i n g E l e m e n t 2 . N e e d s A s s e s s m e n t C i t y C o u n c i l A d o p t e d - F e b r u a r y 2 0 2 2 P a g e H – 8 Table 4. Household Composition
Household Type
La Puente Los Angeles 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)
H o u s i n g E l e m e n t 2 . N e e d s A s s e s s m e n t C i t y C o u n c i l A d o p t e d - F e b r u a r y 2 0 2 2 P a g e 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
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)
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 U.S. 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 H o u s i n g E l e m e n t 2 . N e e d s A s s e s s m e n t C i t y C o u n c i l A d o p t e d - F e b r u a r y 2 0 2 2 P a g e 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% Naturalresources, 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.

H o u s i n g E l e m e n t 2 . N e e d s A s s e s s m e n t C i t y C o u n c i l A d o p t e d - F e b r u a r y 2 0 2 2 P a g e H – 11 Seniors
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. Senior 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 seniors 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 one licensed residential care facility for seniors 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.

H o u s i n g E l e m e n t 2 . N e e d s A s s e s s m e n t C i t y C o u n c i l A d o p t e d - F e b r u a r y 2 0 2 2 P a g e 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 Bureau 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 H o u s i n g E l e m e n t 2 . N e e d s A s s e s s m e n t C i t y C o u n c i l A d o p t e d - F e b r u a r y 2 0 2 2 P a g e H – 13 percentage of 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) (https://www.sgprc.org/) located in Pomona 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).

H o u s i n g E l e m e n t 2 . N e e d s A s s e s s m e n t C i t y C o u n c i l A d o p t e d - F e b r u a r y 2 0 2 2 P a g e 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 meaningful 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 provides 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.

H o u s i n g E l e m e n t 2 . N e e d s A s s e s s m e n t C i t y C o u n c i l A d o p t e d - F e b r u a r y 2 0 2 2 P a g e H – 15 Farmworkers
La Puente is a fully urbanized City with no significant agricultural operations. The 2015-2019 ACS reports 139 residents of La Puente are 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 La Puente 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 provides 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.

H o u s i n g E l e m e n t 2 . N e e d s A s s e s s m e n t C i t y C o u n c i l A d o p t e d - F e b r u a r y 2 0 2 2 P a g e 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 forthe 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 is 3.7 percent compared to 6.4 percent for Los Angeles County as a whole.

H o u s i n g E l e m e n t 2 . N e e d s A s s e s s m e n t C i t y C o u n c i l A d o p t e d - F e b r u a r y 2 0 2 2 P a g e 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. Based on Code Enforcement records and field observations, 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.

H o u s i n g E l e m e n t 2 . N e e d s A s s e s s m e n t C i t y C o u n c i l A d o p t e d - F e b r u a r y 2 0 2 2 P a g e H – 18 Table 13. Overcrowding by Tenure
Occupants per Room
La Puente Los Angeles 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 percent or less of AMI), very low (31-50 percent of AMI), low (51-80 percent of AMI), moderate (81-120 percent of AMI) and above moderate (over 120 percent 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 forlow-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.

H o u s i n g E l e m e n t 2 . N e e d s A s s e s s m e n t C i t y C o u n c i l A d o p t e d - F e b r u a r y 2 0 2 2 P a g e H – 19 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.

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 extremely low- and very 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 extremely low-income level is about $1,066 per month, while the gap at the very low-income level is about $475 per month thereby making many of the rental apartments and homes in the City out of reach for these groups. To increase housing opportunities available to extremely low- and very low-income residents, the City is committed to facilitating the development of various housing types suitable to these groups including single room occupancy units, accessory dwelling units, employee housing units, and the development of affordable housing on religious properties, as well as continued participation in the housing voucher program administered through Los Angeles County. These actions are further described in Programs 3a, 7, 8, 11, and 12 of the Housing Element. Conversely, at the low-income and moderate-income levels, residents are likely to find affordable rentals in La Puente.

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 2 Source: www.redfin.com, access as of May 13, 2021
3 Source: www.zumper.com, accessed May 13, 2021
H o u s i n g E l e m e n t 2 . N e e d s A s s e s s m e n t C i t y C o u n c i l A d o p t e d - F e b r u a r y 2 0 2 2 P a g e H – 20 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 ofrenter 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.

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.

H o u s i n g E l e m e n t 2 . N e e d s A s s e s s m e n t C i t y C o u n c i l A d o p t e d - F e b r u a r y 2 0 2 2 P a g e H – 21 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 forthe 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.

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 market4 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.

H o u s i n g E l e m e n t 2 . N e e d s A s s e s s m e n t C i t y C o u n c i l A d o p t e d - F e b r u a r y 2 0 2 2 P a g e H – 22 rate 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.

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 • 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 public or private 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 public or private organization with sufficient administrative capacity to manage the property. To identify entities with the legal and managerial capacity to acquire and preserve at-risk units like the Los Angeles Development Authority, the City will utilize HCD’s List of Qualified Entities that serve the Los Angeles region.

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 H o u s i n g E l e m e n t 2 . N e e d s A s s e s s m e n t C i t y C o u n c i l A d o p t e d - F e b r u a r y 2 0 2 2 P a g e H – 23 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 orreduced mortgage interest rates to the owner, some or all of the units could remain affordable.

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 H o u s i n g E l e m e n t 2 . N e e d s A s s e s s m e n t C i t y C o u n c i l A d o p t e d - F e b r u a r y 2 0 2 2 P a g e H – 24 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 D.

H o u s i n g E l e m e n t 3 . C o n s tr a i n t s A n a l y s i s C i t y C o u n c i l A d o p t e d - F e b r u a r y 2 0 2 2 P a g e H – 25 W

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.

H o u s i n g E l e m e n t 3 . C o n s tr a i n t s A n a l y s i s C i t y C o u n c i l A d o p t e d - F e b r u a r y 2 0 2 2 P a g e 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.

The City has made efforts to help property owners achieve maximum densities. However, achieving maximum densities are typically restricted by other development standards such as setbacks, height, private open space, common open space, and parking. For example, 15616 Amar Road is allowed a maximum density of 17 units. When a developer recently proposed a project with 11 units, they were informed that the minimum density requirement for the site was 12 units. However, due to the existing development standards, including parking, the project was almost abandoned. City staff worked closely with the developer to employ creative planning strategies to accommodate 12 units on the property. Smaller housing developers with multiple investors, like the one described above, tend to be the more common type to build in La Puente. These smaller developers also tend to have more flexibility that result in residential projects being constructed. Furthermore, over the past years, in discussions with larger housing developers like The Olson Company and City Ventures, the City has recognized that these groups have a “sweet spot” to get their underwriters to facilitate a residential project. In La Puente, larger housing developers seek properties with a minimum 2 acres in development size and a density around 20 units/acre. If these developers are dominating the housing construction market, their “sweet spot” leaves little room for other types of housing.

Fortunately, the City has a fairly reliable cadre of smaller developers that are willing to construct regardless of minimum lot size or other development restrictions. As a result of the 6th cycle Housing Element update, the City will implement tools and changes to development standards that will facilitate in achieving the maximum density (Program 11).

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.

H o u s i n g E l e m e n t 3 . C o n s tr a i n t s A n a l y s i s C i t y C o u n c i l A d o p t e d - F e b r u a r y 2 0 2 2 P a g e H – 27 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 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 1,230 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 H o u s i n g E l e m e n t 3 . C o n s tr a i n t s A n a l y s i s C i t y C o u n c i l A d o p t e d - F e b r u a r y 2 0 2 2 P a g e H – 28 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 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).

H o u s i n g E l e m e n t 3 . C o n s tr a i n t s A n a l y s i s C i t y C o u n c i l A d o p t e d - F e b r u a r y 2 0 2 2 P a g e H – 29 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.

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.

H o u s i n g E l e m e n t 3 . C o n s tr a i n t s A n a l y s i s C i t y C o u n c i l A d o p t e d - F e b r u a r y 2 0 2 2 P a g e H – 30 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 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.

H o u s i n g E l e m e n t 3 . C o n s tr a i n t s A n a l y s i s C i t y C o u n c i l A d o p t e d - F e b r u a r y 2 0 2 2 P a g e H – 31 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.

However, during public outreach for the Housing Element update process, parking for mixed-use developments was identified as a challenge for increasing housing production. For example, a developer recently proposed a 34-unit mixed-use development in the downtown area. The parking requirements for the Downtown Business District-Specific Plan (DBD-SP) residential subareas are different than standard multi-family requirements. Staff created a parking calculator to generate the required parking count based on the quantity of certain types of units. Ultimately, the developer was unable to provide adequate parking per the requirements; however, the City considered and approved a variance as the mixed-use proposal provided sufficient parking at a ratio of 1 space per bedroom. A “guest” parking requirement is not specified for the DBD-SP, but it includes fractional spaces per unit type that provide for the guest (e.g.: bachelor = 1.25, one-bed = 1.5, and two or more beds = 2.5). An “additional” parking requirement is included in the DBD-SP at 1 space per 8 units for projects with more than 8 units. Staff’s parking calculator along with a downtown parking study allowed the City to analyze the demand of the project and ultimately make findings to support the variance. The mixed-use proposal was also located in a Transit Priority Area (TPA) and within a half mile of a Park and Ride. In comparing the DBD-SP residential parking requirement with the City’s multi-family parking requirements, the City found that the multi-family requirements are slightly more restrictive even though they are comparable to the typical standards utilized by other jurisdictions. A bachelor unit in the multi-family zones requires 1.5 spaces as opposed to the 1.25 in the DBD-SP and a one-bedroom unit in the multi-family zones requires 2.5 spaces (the 0.5 for guest) as opposed to 1.5 in the DBD-SP.

Given the discussion above, the City acknowledges residential parking requirements may pose as a constraint to providing additional housing supply. Therefore, the City is committed to comprehensively examining parking requirements as part of Programs 4 and 11 including reducing H o u s i n g E l e m e n t 3 . C o n s tr a i n t s A n a l y s i s C i t y C o u n c i l A d o p t e d - F e b r u a r y 2 0 2 2 P a g e H – 32 the one-bed parking requirement to 1.5 spaces in multi-family zones to match the DBD-SP and to ensure that any new parking ratios do not negatively impact multi-family zones that are already experiencing parking shortages.

The Planning Division hosts 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 AB 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.

H o u s i n g E l e m e n t 3 . C o n s tr a i n t s A n a l y s i s C i t y C o u n c i l A d o p t e d - F e b r u a r y 2 0 2 2 P a g e H – 33 Table 23. Mixed-Use Development Standards
DBD SP
Standards 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.

H o u s i n g E l e m e n t 3 . C o n s tr a i n t s A n a l y s i s C i t y C o u n c i l A d o p t e d - F e b r u a r y 2 0 2 2 P a g e H – 34 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 Mixed-Use Zoning Program or other zoning tools to increase residential capacity.

Multi-Family Housing
Multi-family housing is permitted by-right in the R-2 (2 orless 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.

H o u s i n g E l e m e n t 3 . C o n s tr a i n t s A n a l y s i s C i t y C o u n c i l A d o p t e d - F e b r u a r y 2 0 2 2 P a g e H – 35 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 cities 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. 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.

H o u s i n g E l e m e n t 3 . C o n s tr a i n t s A n a l y s i s C i t y C o u n c i l A d o p t e d - F e b r u a r y 2 0 2 2 P a g e H – 36 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 AB 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.

H o u s i n g E l e m e n t 3 . C o n s tr a i n t s A n a l y s i s C i t y C o u n c i l A d o p t e d - F e b r u a r y 2 0 2 2 P a g e H – 37 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 H o u s i n g E l e m e n t 3 . C o n s tr a i n t s A n a l y s i s C i t y C o u n c i l A d o p t e d - F e b r u a r y 2 0 2 2 P a g e H – 38 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 contain shuttered 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 well 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.

H o u s i n g E l e m e n t 3 . C o n s tr a i n t s A n a l y s i s C i t y C o u n c i l A d o p t e d - F e b r u a r y 2 0 2 2 P a g e H – 39 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 La Puente 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.

H o u s i n g E l e m e n t 3 . C o n s tr a i n t s A n a l y s i s C i t y C o u n c i l A d o p t e d - F e b r u a r y 2 0 2 2 P a g e H – 40 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 266). 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.

H o u s i n g E l e m e n t 3 . C o n s tr a i n t s A n a l y s i s C i t y C o u n c i l A d o p t e d - F e b r u a r y 2 0 2 2 P a g e H – 41 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/development-services /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.

H o u s i n g E l e m e n t 3 . C o n s tr a i n t s A n a l y s i s C i t y C o u n c i l A d o p t e d - F e b r u a r y 2 0 2 2 P a g e H – 42 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’s 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 is used for all types of projects including commercial and residential expansion and new construction. According to the city code, the level of review (Director vs. Planning Commission) for a residential project is based on the type of project and number of units.

Multi-family expansion up to a maximum of 25 percent of the existing floor area will require only a Director level review. Expansions greater than 25 percent require Planning Commission review. New construction, multi-family projects of no more than 2 units require only Director level review and those with 3 or more units require Planning Commission. These applicability standards provide increased flexibility. However, the primary benefit of the Site Plan and Design Review process is the elimination of the Design Review Committee (DRC) review and recommendation process. Removing the DRC process prior to action by the Planning Commission has resulted in significantly reducing application processing time. Pursuant to city code, the Site Plan and Design Review process for residential projects only requires a public hearing for all projects that are two stories or taller.

However, the level of review is the same regardless of a 2-story development.

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; H o u s i n g E l e m e n t 3 . C o n s tr a i n t s A n a l y s i s C i t y C o u n c i l A d o p t e d - F e b r u a r y 2 0 2 2 P a g e H – 43 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

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. However, the findings, process, and review authority will be augmented/amended with the establishment of objective design standards and their applicability to multi-family and mixed-use residential developments in accordance with Senate Bill 35 as part of the implementation of Program 11.

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
H o u s i n g E l e m e n t 3 . C o n s tr a i n t s A n a l y s i s C i t y C o u n c i l A d o p t e d - F e b r u a r y 2 0 2 2 P a g e H – 44 In summary, the City does not currently have any local ordinances in place that substantially 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 pose a 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.

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 H o u s i n g E l e m e n t 3 . C o n s tr a i n t s A n a l y s i s C i t y C o u n c i l A d o p t e d - F e b r u a r y 2 0 2 2 P a g e H – 45 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 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, has arguably increased the cost of housing statewide. 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 facilitating housing development and other 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.

H o u s i n g E l e m e n t 4 . H o u s i n g R e s o u r c e s C i t y C o u n c i l A d o p t e d - F e b r u a r y 2 0 2 2 P a g e H – 46 T
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
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 H o u s i n g E l e m e n t 4 . H o u s i n g R e s o u r c e s C i t y C o u n c i l A d o p t e d - F e b r u a r y 2 0 2 2 P a g e H – 47 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 288 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.

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% (R-1 Zone)
79% (R-2 Zone)
75% (R-3 Zone)
71% (R-4 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 Table 29 provides actual densities of approved or constructed housing projects in the various zoning districts that allow residential and mixed-use development which is used as a basis to calculate realistic capacity
H o u s i n g E l e m e n t 4 . H o u s i n g R e s o u r c e s C i t y C o u n c i l A d o p t e d - F e b r u a r y 2 0 2 2 P a g e H – 48 Table 29. Actual Residential Density – City of La Puente RE Zone (4.4 units/acre) R-1 Zone (7 units/acre)
174 Pleasantonhome Dr – 4.1 units/acre
264 Pleasantonhome Dr. - 4.1 unit/acre
154 Banbridge Ave. – 4.2 units/acre
335 Willow Ave. – 5.3 units/acre
658 Del Valle Ave. - 7.0 units/acre
R-2 Zone (14 units/acre) R-3 Zone (18 units/acre)
15921 Sierra Vista Ct. – 10.5 units/acre
16149 Abbey St. – 11.4 units/acre
1067 Larimore Ave. – 13.9 units/acre
1111 Larimore Ave. – 13.8 units/acre
14317 Beckner St. – 16.6 units/acre
R-4 Zone (30 units/acre) DBDSP (unlimited density)
15616 Amar Rd. - 21.2 units/acre 15861 Main St. – 61 units/acre 8449 Garvey Ave.1- 41 units/acre
7419 Garvey Ave.1- 103 units/acre
3862 Rosemead Blvd.1 – 37 units/acre
SE Corner of Ramona Blvd./Tyler Ave.2 – 60 units/acre
SW Valley Blvd./La Madera Ave.2- 30 units/acre
NW Garvey Ave. /La Madera Ave.2- 71 units/acre
Notes:

1. Example from City of Rosemead

2. Example from City of El Monte
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 Los Angeles 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 H o u s i n g E l e m e n t 4 . H o u s i n g R e s o u r c e s C i t y C o u n c i l A d o p t e d - F e b r u a r y 2 0 2 2 P a g e H – 49 capacity is not required. The inventory of vacant land in La Puente summarized in Table 30 totals just under 4 acres. These vacant sites have the potential to yield 30 units.

Table 30. 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 AboveModerate
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 A: 10 parcels, totaling 6.3 acres, with the potential to accommodate 21 net new above moderate-income units
• Focus Area B: 37 parcels, totaling 13.5 acres, with the potential to accommodate 90 net new above moderate-income units
• Focus Area C: 17 parcels, totaling 13.2 acres, with the potential to accommodate 45 net new units (10 lower income units and 35 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 H o u s i n g E l e m e n t 4 . H o u s i n g R e s o u r c e s C i t y C o u n c i l A d o p t e d - F e b r u a r y 2 0 2 2 P a g e H – 50 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.

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.

H o u s i n g E l e m e n t 4 . H o u s i n g R e s o u r c e s C i t y C o u n c i l A d o p t e d - F e b r u a r y 2 0 2 2 P a g e H – 51 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 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.

H o u s i n g E l e m e n t 4 . H o u s i n g R e s o u r c e s C i t y C o u n c i l A d o p t e d - F e b r u a r y 2 0 2 2 P a g e H – 52 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 permitted in 2018, followed by 26 in 2019, and 17 in 2020. Based on the average ADU production from 2018 to 2020, the City projects 21 ADUs to be permitted each year through the 2021- H o u s i n g E l e m e n t 4 . H o u s i n g R e s o u r c e s C i t y C o u n c i l A d o p t e d - F e b r u a r y 2 0 2 2 P a g e H – 53 2029 planning period. This equates to 168 ADUs over the 8-year planning period. 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). Furthermore, despite City staffing levels being extremely low, the City is committed to regular monitoring of ADU development on an annual basis to ensure ADU assumptions are meeting RHNA targets. If ADU construction is not meeting the projected goals, the City will amend the Housing Element within six months to adjust development assumptions in compliance with State law “no net loss” provisions.

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 31. Understanding the importance of providing diverse housing opportunities citywide, La Puente 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 minimum development standards and incentives 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.

H o u s i n g E l e m e n t 4 . H o u s i n g R e s o u r c e s C i t y C o u n c i l A d o p t e d - F e b r u a r y 2 0 2 2 P a g e H – 54 Table 31. 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 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 32). The varied land uses would be incorporated alongside each other with nonresidential 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 H o u s i n g E l e m e n t 4 . H o u s i n g R e s o u r c e s C i t y C o u n c i l A d o p t e d - F e b r u a r y 2 0 2 2 P a g e H – 55 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 32), ensuring compatibility with existing oneand two-story developments that predominantly fill the City.

Table 32. 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 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 R-1, R-2, R-3, 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 Ranch Market 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.

H o u s i n g E l e m e n t 4 . H o u s i n g R e s o u r c e s C i t y C o u n c i l A d o p t e d - F e b r u a r y 2 0 2 2 P a g e H – 56 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.

In selecting sites for meeting the RHNA, the following criteria are used:

1. Property contains structures/site improvements 40 years old or more.

2. Property contains structures/site improvements which appear to be poorly maintained, pursuant to City standards.

3. Property contains existing non-residential uses that may likely be converting to mixed-use residential developments due to the continued decline of existing retail-only uses.

4. Existing use of site is non-conforming to current zoning requirements.

5. Property contains structures/site that is considered underutilized (i.e., buildings that have existing FAR lower than 0.4 which is the average of similar uses being redeveloped in the same area).

6. Property owner or developer interest to redevelop.

7. Property can be consolidated with adjacent properties and may feature common or government ownership allowing for land assemblage to occur easily.

8. Property is vacant, devoid of structures/site improvements, or an established use.

Sites that meet any of the criteria #1 through 8 are included in the sites inventory (Appendix D) due to redevelopment/recycling trends exhibited in the City, as shown in Table 33.

H o u s i n g E l e m e n t 4 . H o u s i n g R e s o u r c e s C i t y C o u n c i l A d o p t e d - F e b r u a r y 2 0 2 2 P a g e H – 57 Table 33. Redevelopment/Recycling Trends on Non-vacant Site – City of La Puente Location Previous Use FAR Year
Built
Building
Sq. Ft. Criteria Existing/Proposed Use
1040 Unruh
Ave.
2 singlefamily
dwellings

0.12 1951 5,662 • Property contains structures/site improvements 40 years old or more.
• Property contains structures/site improvements
which appearto be poorly maintained, pursuant to
City standards.
• Property contains structures/site that is
considered underutilized
• Property owner or developer interest to redevelop.
• Property can be consolidated with adjacent
properties and may feature common or
government ownership allowing for land
assemblage to occur easily.
74 affordable units
for seniors aged 62
and older
147 1
st St. Discontinued
movie
theater

0.18 1947 7,854 • Property contains structures/site improvements 40 years old or more.
• Property contains structures/site improvements
which appearto be poorly maintained, pursuant
to City standards.
• Property contains structures/site that is
considered underutilized
• Property owner or developer interest to
redevelop.
• Property contains a discontinued use.
22 multifamily
units
15921 Sierra
Vista Ct.
1 singlefamily
dwelling

0.15 1960 3,221 • Property contains structures/site improvements 40 years old or more.
• Property contains structures/site improvements
which appearto be poorly maintained, pursuant
to City standards.
• Property contains structures/site that is
considered underutilized.
• Property owner or developer interest to
redevelop.
5 single-family
units
747 Del
Valle Ave.

Institutional
use

0.03 1957 5,987 • Property contains structures/site improvements 40 years old or more.
• Property contains structures/site improvements
which appearto be poorly maintained, pursuant
to City standards.
• Property contains structures/site that is
considered underutilized.
• Property owner or developer interest to
redevelop.
• Property can be consolidated with adjacent
properties and may feature common or
government ownership allowing for land
• assemblage to occur easily.
45 single-family
units
H o u s i n g E l e m e n t 4 . H o u s i n g R e s o u r c e s C i t y C o u n c i l A d o p t e d - F e b r u a r y 2 0 2 2 P a g e H – 58 Moreover, over the last eight years, the City experienced an increase in housing production primarily 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 the potential RHNA 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 selection criteria 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. However, during the prior planning period, lot consolidation of property to spur development has been successful in other neighboring San Gabriel Valley cities such as Rosemead and El Monte as shown in Table 34. La Puente maintains lower property values when compared to other nearby San Gabriel Valley cities which makes it more attractive to homebuilders, especially those that construct affordable housing projects where lowerland value increase the prospect of developing housing need to accommodate lower income families and seniors.

H o u s i n g E l e m e n t 4 . H o u s i n g R e s o u r c e s C i t y C o u n c i l A d o p t e d - F e b r u a r y 2 0 2 2 P a g e H – 59 Table 34. Lot Consolidation Trends - City of Rosemead and El Monte Jurisdiction Location Parcel Sizes of
Consolidated Lots Previous use
Number of
Residential Units
(current/proposed)
Common
Ownership
Present
Rosemead 7867-8001 Garvey Ave.,
7924 Virginia St., 7938
Virginia St., 3033
Denton Ave.

13.48 AC

0.2 AC

0.21 AC

0.19 AC

0.66 AC

0.2 AC

0.22 AC

0.21 AC

0.21 AC

0.21 AC
(15.58 AC TOTAL)
Vacant land, auto
auction, and parking
lot
219 Yes
Rosemead 8002-8026 Garvey Ave.,
2742-2746 Kelburn
Ave., 2743 Falling Leaf
Ave.

0.1 AC

0.15 AC

0.15 AC

0.14 AC

0.14 AC

0.05 AC

0.11 AC

0.1 AC

0.1 AC

0.21 AC

0.08 AC
(1.33 AC TOTAL)
Vacant parking lot
and residential
109 Yes
Rosemead 7801-7825 Garvey Ave.,
3012 Del Mar Ave., 3017
Brighton Ave.

0.17 AC

0.17 AC

0.34 AC

0.11 AC

0.11 AC

0.13 AC
(1.03 AC TOTAL)
Vacant land,
bar/restaurant, office,
car dealership, and
residential
92 Yes
El Monte 10819 Valley Blvd.,
3637-3645 El Monte
Ave.

0.19 AC

0.17 AC

0.18 AC
(0.54 AC TOTAL)
Vacant 85 Yes
El Monte Ramona Blvd./Tyler
Ave.

0.15 AC

0.32 AC

0.23 AC
(0.70 AC TOTAL)
Retail, vacant 50 (100%
affordable)
Yes
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:

H o u s i n g E l e m e n t 4 . H o u s i n g R e s o u r c e s C i t y C o u n c i l A d o p t e d - F e b r u a r y 2 0 2 2 P a g e H – 60 • 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 35). 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.

H o u s i n g E l e m e n t 4 . H o u s i n g R e s o u r c e s C i t y C o u n c i l A d o p t e d - F e b r u a r y 2 0 2 2 P a g e H – 61 Table 35. 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 6 th 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 grant 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), as well as Program 8 of the Housing Element. Dry utilities, including power (natural gas and electricity), telephone and/or H o u s i n g E l e m e n t 4 . H o u s i n g R e s o u r c e s C i t y C o u n c i l A d o p t e d - F e b r u a r y 2 0 2 2 P a g e H – 62 cellular service, cable or satellite television systems, 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.

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 H o u s i n g E l e m e n t 4 . H o u s i n g R e s o u r c e s C i t y C o u n c i l A d o p t e d - F e b r u a r y 2 0 2 2 P a g e H – 63 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 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 H o u s i n g E l e m e n t 4 . H o u s i n g R e s o u r c e s C i t y C o u n c i l A d o p t e d - F e b r u a r y 2 0 2 2 P a g e H – 64 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 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 H o u s i n g E l e m e n t 4 . H o u s i n g R e s o u r c e s C i t y C o u n c i l A d o p t e d - F e b r u a r y 2 0 2 2 P a g e H – 65 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 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 H o u s i n g E l e m e n t 4 . H o u s i n g R e s o u r c e s C i t y C o u n c i l A d o p t e d - F e b r u a r y 2 0 2 2 P a g e H – 66 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.

H o u s i n g E l e m e n t
C i t y C o u n c i l A d o p t e d – F e b r u a r y 2 0 2 2 P a g e H – 67 T

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 optionsforlow- 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.

H o u s i n g E l e m e n t
C i t y C o u n c i l A d o p t e d – F e b r u a r y 2 0 2 2 P a g e H – 68 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:

Policy 1.6:

Policy 1.7:

Eliminate housing conditions that contribute to overcrowding.

By-Right Processing for Reuse Sites (Program 3c). In accordance with Gov. Code § 65583.2(i), the City shall provide ministerial review for qualifying housing projects on identified reuse sites to ensure no net loss of the RHNA inventory.

No Net Loss and Tenant Protections (Program 3b). The City shall require that housing development projects involving the demolition or conversion of existing residential units comply with State replacement housing requirements, including one-for-one replacement of units, replacement at equivalent affordability levels for Protected Units, provision of relocation assistance, and a right of first refusal for displaced lower-income households, consistent with Government Code § 66300(d) and related provisions.

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 forlowincome 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 H o u s i n g E l e m e n t
C i t y C o u n c i l A d o p t e d – F e b r u a r y 2 0 2 2 P a g e H – 69 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 throughout the community during the 2021-2029 planning period
H o u s i n g E l e m e n t
C i t y C o u n c i l A d o p t e d – F e b r u a r y 2 0 2 2 P a g e H – 70 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 throughout the community 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 H o u s i n g E l e m e n t
C i t y C o u n c i l A d o p t e d – F e b r u a r y 2 0 2 2 P a g e H – 71 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:
• Amend the Zoning Code to establish a Religious Congregational Sites Overlay program to allow by-right development of affordable housing to be integrated on site with existing religious facilities. Housing will be developed in accordance with standards stipulated in California Government Code Section 65583.2, subdivisions (h) and (i) related to acreage, allowable density, and minimum number of units. • 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 36
Responsible Agency: Development Services Department
Funding: Department Budget
Schedule: Complete within three years of the housing element statutory deadline pursuant to Senate Bill 197
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.

H o u s i n g E l e m e n t
C i t y C o u n c i l A d o p t e d – F e b r u a r y 2 0 2 2 P a g e H – 72 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: Complete within three years of the housing element statutory deadline pursuant to Senate Bill 197
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.

H o u s i n g E l e m e n t
C i t y C o u n c i l A d o p t e d – F e b r u a r y 2 0 2 2 P a g e H – 73 • 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 36
Responsible Agencies: Development Services Department
Funding: Department Budget
Schedule: Complete within three years of the housing element statutory deadline pursuant to Senate Bill 197
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 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.

H o u s i n g E l e m e n t
C i t y C o u n c i l A d o p t e d – F e b r u a r y 2 0 2 2 P a g e H – 74 Objective: 1,929 new units during 2021-2029 distributed among income categories shown in Table 36.

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: Complete within three years of the housing element statutory deadline pursuant to Senate Bill 197
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, and other applicable development standards on non-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 1,929-unit RHNA allocation distributed among income categories shown in Table 36
Responsible Agencies: Development Services Department
Funding: Department budget, State funds
Schedule: Complete within three years of the housing element statutory deadline pursuant to Senate Bill 197
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.

H o u s i n g E l e m e n t
C i t y C o u n c i l A d o p t e d – F e b r u a r y 2 0 2 2 P a g e H – 75 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.

Policy 3.4 Religious Site Integration (Program 3a). The City shall facilitate partnerships for affordable housing on religious lands by utilizing objective development standards and removing discretionary review.

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 (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 throughout the community while specifically targeting Census Tracts 406901, 407102, 407601, 407701, and 407702 by directing eligible households to County-provide resources through referrals and the City’s website.
• Continue to provide information and referrals to landlords regarding participation in the Section 8 Rental Assistance Program.
• Through these steps, the City’s goal will be to increase participation in the voucher program by at least 25 percent.

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, H o u s i n g E l e m e n t
C i t y C o u n c i l A d o p t e d – F e b r u a r y 2 0 2 2 P a g e H – 76 thereby facilitating construction of lower-income housing.

H o u s i n g E l e m e n t
C i t y C o u n c i l A d o p t e d – F e b r u a r y 2 0 2 2 P a g e H – 77 • 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 throughout the community. Sewer impact fees (connection fee) may be waived or reduced for projects that include lowerincome 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 throughout the community.

Objective: Facilitate development of affordable units throughout the community
Responsible Agencies: Development Services and Public Works Departments Funding: Department budgets, federal and 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 to market rate, the City will contact the County housing authority to explore preservation options.
• If a property is scheduled 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 contractrenewal with HUD.
• Develop educational material fortenants on fair housing laws, including the mostrecent source of income protection (SB 329).
• As part of annual monitoring activities, City will provide noticing requirements within three years, twelve months, and six months of the affordability expiration dates.

Objective: Preservation of 82 at-risk affordable housing units H o u s i n g E l e m e n t
C i t y C o u n c i l A d o p t e d – F e b r u a r y 2 0 2 2 P a g e H – 78 Responsible Agency: Development Services Department; federal, State, and county agencies
Funding: State and federal funds
Schedule: Develop educational material by December 2023 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
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.

H o u s i n g E l e m e n t
C i t y C o u n c i l A d o p t e d – F e b r u a r y 2 0 2 2 P a g e H – 79 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 existing regulations encourage single room occupancy (SRO) housing and amend where appropriate.
• Review off-street parking requirements in all residential zoning districts and if they are found to be an unreasonable constraint, amend the zoning code as appropriate. • 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.
• Amend 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. • Amend residential development standards to further facilitate infill residential development in all appropriate zoning districts.
• 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 SB 9 – Small Lot Subdivisions in Single-family Zones, and SB 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: Complete 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 H o u s i n g E l e m e n t
C i t y C o u n c i l A d o p t e d – F e b r u a r y 2 0 2 2 P a g e H – 80 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. If ADU construction is not meeting the projected goals, the City will amend the Housing Element within six months to adjust development assumptions in compliance with State law “no net loss” provisions.

Objective: 21 accessory dwelling unit per year (168 total) Responsible Agency: Development Services Department
Funding: Department budget, State funds
Schedule: Compete Zoning Code amendments 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, orleasing a home orrenting an apartment, several State and Federal laws were enacted to ensure the equal opportunity in housing for all people. The Civil Rights Act of 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 orintimidation for exercising your fair housing rights.

H o u s i n g E l e m e n t
C i t y C o u n c i l A d o p t e d – F e b r u a r y 2 0 2 2 P a g e H – 81 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 senior and disabled persons throughout the community while specifically targeting Census Tract 407701 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’s 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
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:

H o u s i n g E l e m e n t
C i t y C o u n c i l A d o p t e d – F e b r u a r y 2 0 2 2 P a g e H – 82 Fair Housing
Issue(s) Contributing Factors Priority Meaningful Actions • 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
High • Continue to provide financial and technical assistance for single-family residential additions to eliminate
overcrowding conditions, specifically targeting census
tracts 407101, 407102, 4072, and 407701. Through these
steps, the City’s goal will be to reduce overcrowded
conditions by 20 percent in targeted areas by increasing housing supply.
• By October 2022 or within three years of the statutory housing element deadline, whichever is applicable, City will 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.

Through these steps, the City’s goal will be increase
housing capacity in line with RHNA projections.
• By end of 2024, establish provisions for Low Barrier
Navigation Centers (LBNC) consistent with State law.
• Continue to enforce City codes to eliminate and prevent unsightly or hazardous conditions in residential areas
throughout the community while specifically targeting
census tracts adjacent to the City of Industry
Also see:
➢ Program 2 – Code Enforcement
➢ Program 3a - Adequate Sites to Accommodate the
RHNA and Monitoring of No Net Loss
➢ Program 3b - Replacement Housing Requirement
➢ Program 3c - By-Right Approval of Projects with 20
Percent Affordable Units on “Reuse” Housing Element
Sites
➢ Program 4 - Facilitate Residential and Mixed-Use
Development in the Downtown Business District
Specific Plan
➢ Program 5 - Facilitate Redevelopment of Underutilized Properties
➢ Program 6 - Establish a Mixed-Use Zoning Program
➢ Program 11 - Zoning Code Amendments
➢ Program 12 - Accessory Dwelling Units
➢ Program 13 - Housing Opportunities for Persons with
Particular Needs
• Disparities in
Access to
Opportunity
• Lack of sufficient accessible
housing in a range of unit sizes
• Barriers to mobility
• Increase independence forthe
elderly or families with
disabilities
Medium • Use residential rehabilitation programs for residential improvement loans and grants, as well as to provide
barrier-free housing for handicapped or persons with
disabilities throughout the community while specifically targeting census tract 407701. Through these steps, the City’s goal will be to facilitate rehabilitation of 200 units during the 2021-2029 planning period.
• Continue to monitor and facilitate the preservation of all 82 at-risk affordable housing units
• Continue to facilitate reasonable accommodation request to ensure equal housing opportunities throughout the
community while specifically targeting census tract
H o u s i n g E l e m e n t
C i t y C o u n c i l A d o p t e d – F e b r u a r y 2 0 2 2 P a g e H – 83 Fair Housing
Issue(s) Contributing Factors Priority Meaningful Actions 407701. Through this step, the City’s goal will be to
approve 100% of reasonable accommodation request
received.
• Continue to support new housing developments
accessible to the elderly and disabled persons
throughout the community while specifically targeting
census tract 407701.

Also see:
➢ Program 1 - Residential Rehabilitation Program
➢ Program 9 - Preservation of Affordable Housing
➢ Program 11 - Zoning Code Amendments
➢ Program 12 - Accessory Dwelling Units
➢ Program 13 - Housing Opportunities for Persons with
Particular Needs
• Displacement
• Integration and
Segregation
• Outreach
• Lack of information on affordable
housing, fair housing, and ADA
laws
Medium • Continue to provide outreach material on fair housing laws on the City’s website and in public facilities, and direct housing discrimination to the appropriate
enforcement agencies. Through these steps, the City’s
goal will be to increase community awareness of
housing laws by at least 25 percent.
• Support County housing agencies efforts to maintain,
and possibly increase, housing vouchers to fund rental
assistance for lower income households throughout the
community while specifically targeting census tracts
406901, 407102, 407601, 407701, and 407702. Through
these steps, the City’s goal will be to increase participate in the voucher program by at least 25 percent.
• Continue to promote activities and programs with
cooperation with other agencies and organizations to
meet the needs of the homeless population throughout
the community. Through these actions, the City’s goal
will be to reduce the homeless population by at least 20 percent from the most recent County point-in-time
survey.

Also see:
➢ Program 7 – Section 8 Rental Assistance
➢ Program 8 - Affordable Housing Development with
Priority for Extremely-Low-Income Units
➢ Program 13 - Housing Opportunities for Persons with
Particular Needs
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 H o u s i n g E l e m e n t
C i t y C o u n c i l A d o p t e d – F e b r u a r y 2 0 2 2 P a g e H – 84

SUMMARY OF QUANTIFIED OBJECTIVES
Table 36 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.
• 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 36. 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
H o u s i n g E l e m e n t A p p e n d i x A
C i t y C o u n c i l A d o p t e d – F e b r u a r y 2 0 2 2 P a g e 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’s 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
H o u s i n g E l e m e n t A p p e n d i x A
C i t y C o u n c i l A d o p t e d D r a f t – F e b r u a r y 2 0 2 2 P a g e H – A 2 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 forfunding 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. Underthe 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.

H o u s i n g E l e m e n t A p p e n d i x A
C i t y C o u n c i l A d o p t e d D r a f t – F e b r u a r y 2 0 2 2 P a g e 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.

H o u s i n g E l e m e n t A p p e n d i x A
C i t y C o u n c i l A d o p t e d D r a f t – F e b r u a r y 2 0 2 2 P a g e H – A 4 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 2
nd 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.

H o u s i n g E l e m e n t A p p e n d i x A
C i t y C o u n c i l A d o p t e d D r a f t – F e b r u a r y 2 0 2 2 P a g e 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.

H o u s i n g E l e m e n t A p p e n d i x A
C i t y C o u n c i l A d o p t e d D r a f t – F e b r u a r y 2 0 2 2 P a g e H – A 6 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.

H o u s i n g E l e m e n t A p p e n d i x A
C i t y C o u n c i l A d o p t e d D r a f t – F e b r u a r y 2 0 2 2 P a g e 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.

H o u s i n g E l e m e n t A p p e n d i x A
C i t y C o u n c i l A d o p t e d D r a f t – F e b r u a r y 2 0 2 2 P a g e H – A 8 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.

H o u s i n g E l e m e n t A p p e n d i x A
C i t y C o u n c i l A d o p t e d D r a f t – F e b r u a r y 2 0 2 2 P a g e 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.

H o u s i n g E l e m e n t A p p e n d i x A
C i t y C o u n c i l A d o p t e d D r a f t – F e b r u a r y 2 0 2 2 P a g e H – A 10 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.

H o u s i n g E l e m e n t A p p e n d i x A
C i t y C o u n c i l A d o p t e d D r a f t – F e b r u a r y 2 0 2 2 P a g e 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 A d o p t e d – F e b r u a r y 2 0 2 2 P a g e H – B 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 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 A d o p t e d – F e b r u a r y 2 0 2 2 P a g e H – B 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 A d o p t e d – F e b r u a r y 2 0 2 2 P a g e H – B 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
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 A d o p t e d – F e b r u a r y 2 0 2 2 P a g e H – B 4 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 A d o p t e d – F e b r u a r y 2 0 2 2 P a g e H – B 5 Figure B-2. Online Housing Needs Survey Responses
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 A d o p t e d – F e b r u a r y 2 0 2 2 P a g e H – B 6 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 A d o p t e d – F e b r u a r y 2 0 2 2 P a g e H – B 7 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 A d o p t e d – F e b r u a r y 2 0 2 2 P a g e H – B 8 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 A d o p t e d – F e b r u a r y 2 0 2 2 P a g e H – B 9 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 A d o p t e d – F e b r u a r y 2 0 2 2 P a g e H – B 10 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 A d o p t e d – F e b r u a r y 2 0 2 2 P a g e H – B 11 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 A d o p t e d – F e b r u a r y 2 0 2 2 P a g e H – B 12 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 A d o p t e d – F e b r u a r y 2 0 2 2 P a g e H – B 13 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 A d o p t e d – F e b r u a r y 2 0 2 2 P a g e H – B 14 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 A d o p t e d – F e b r u a r y 2 0 2 2 P a g e H – B 15 Figure B-3. Community Workshop Flyer
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 A d o p t e d – F e b r u a r y 2 0 2 2 P a g e H – B 16 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 A d o p t e d – F e b r u a r y 2 0 2 2 P a g e H – B 17 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 A d o p t e d – F e b r u a r y 2 0 2 2 P a g e H – B 18 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 A d o p t e d – F e b r u a r y 2 0 2 2 P a g e H – B 19 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 A d o p t e d – F e b r u a r y 2 0 2 2 P a g e H – B 20 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 A d o p t e d – F e b r u a r y 2 0 2 2 P a g e H – B 21 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 A d o p t e d – F e b r u a r y 2 0 2 2 P a g e H – B 22 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 A d o p t e d D r a f t – F e b r u a r y 2 0 2 2 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
C i t y C o u n c i l A d o p t e d D r a f t – F e b r u a r y 2 0 2 2 Figure B-1. Vacant Residential Sites
A p p e n d i x C H o u s i n g E l e m e n t
C i t y C o u n c i l A d o p t e d 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
A p p e n d i x C H o u s i n g E l e m e n t
C i t y C o u n c i l A d o p t e d 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 A d o p t e d D r a f t – F e b r u a r y 2 0 2 2 Figure B-4. Residential Recycled Sites – Focus Area C
Residentially Zone 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 A d o p t e d D r a f t – F e b r u a r y 2 0 2 2 Figure B-5. Downtown Business District
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 A d o p t e d D r a f t – F e b r u a r y 2 0 2 2 Figure B-6. Mixed Use Zoning Program Sites

MIXED-USE ZONING PROGRAM

OPPORTUNITY AREAS
City Boundary
Parcel Boundary
Potential Mixed-Use Zoning Program Opportunity Areas
Table A: Housing Element Sites Inventory, Table Starts in Cell A2 Jurisdiction Name
Key
Map Site
#
Site
Address/Intersection
5 Digit
ZIP
Code
Assessor
Parcel
Number
Consolidated
Sites
General Plan
Designation
(Current)
Zoning
Designation
(Current)
Minimum Density
Allowed (units/acre)
Max Density
Allowed (units/acre)
Parcel
Size
(Acres)
Existing Use/Vacancy Infrastructure Publicly-Owned Site Status Identified in Last/Last Two Planning Cycle(s)
Lower
Income
Capacity
Moderate
Income
Capacity
Above Moderate
Income Capacity
Total
Capacity
Year
Built
Common or
Government
Ownership
Site
Selection
Criteria
LA PUENTE 1 MAIN ST/DALESFORD DR 91744 8247-016-058 LDR R1 0 7 0.21 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 1 1 5, 8 LA PUENTE 2 LAS VECINAS DR 91744 8247-004-015 LDR R1 0 7 0.25 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 1 1 5, 8 LA PUENTE 3 SAN JOSE AVE/N STIMSON AVE 91744 8247-005-018 LDR R1 0 7 0.24 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 1 1 5, 8 LA PUENTE 4 HILL ST/N DEL VALLE AVE 91744 8247-002-037 LDR R1 0 7 1.77 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 10 10 5, 8 LA PUENTE 5 15803 VICTORIA AVE 91744 8251-017-014 LDR R1 0 7 0.16 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 5, 8 LA PUENTE 6 N CALIFORNIA AVE/DEVALE ST 91744 8471-018-021 LDR R1 0 7 0.47 Vacant YES - Current NO - Privately-Owned Available Used in Two Consecutive Prior Housing Elements - Vacant 2 2 5, 8 LA PUENTE 7 236 N 3RD ST 91744 8246-006-018 MDR R2 0 14 0.17 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 1 1 5, 8 LA PUENTE 8 N 2ND ST/ROWLAND ST 91744 8246-005-021 MDR R2 0 14 0.17 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 1 1 5, 8 LA PUENTE 9 N 3RD ST/WORKMAN ST 91744 8246-008-001 MDR R2 0 14 0.17 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 1 1 5, 8 LA PUENTE 10 126 N 2ND ST 91744 8246-008-013 MDR R2 0 14 0.17 Vacant YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 1 1 5, 8 LA PUENTE 11 15243 NELSON AVE 91744 8214-016-020 LDR R1 0 7 0.47 Private School YES - Potential NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 2 2 1959 1, 2, 5 LA PUENTE 12 335 WILLOW AVE 91744 8201-026-012 LDR R1 0 7 0.95 Residential (2 units) Yes-Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 5 5 1951 1, 2, 5 LA PUENTE 13 13925 NELSON AVE 91744 8201-027-007 LDR R1 30 30 0.9 Church, Parking Lot YES - Potential NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 21 21 1956 1, 2, 5 LA PUENTE 14 666 ARDILLA AVE 91744 8201-008-019 MDR R2 0 14 0.4 Residential (1 unit) YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 4 4 1958 1, 2, 5 LA PUENTE 15 13901 TEMPLE AVE 91744 8201-009-001 MDR R1 30 30 1.11 Church, Parking Lot YES - Potential NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 23 23 1963 1, 2, 5 LA PUENTE 16 540 LEAGUE AVE 91744 8203-018-006 MHDR R3 14 18 0.35 Residential (1 unit) YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 5 5 1960 1, 2, 5 LA PUENTE 17 14318 BECKNER ST 91744 8203-030-012 MHDR R3 14 18 0.34 Residential (1 unit) YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 5 5 1952 1, 2, 5 LA PUENTE 18 665 GLENDORA AVE 91744 8251-014-048 A LDR R1 0 7 1.52 Non-vacant YES - Potential NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 7 7 1936 1, 2, 5 LA PUENTE 18 666 GLENDORA AVE 91744 8251-014-047 A LDR R1 0 7 0.37 Residential (1 unit) YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 1 1 1956 1, 2, 5 LA PUENTE 19 1329 STIMSON AVE 91744 8254-013-011 MDR R2 0 14 0.33 Residential (1 unit) YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 2 2 1956 1, 2, 5 LA PUENTE 20 1343 STIMSON AVE 91744 8254-013-040 MDR R2 0 14 0.18 Residential (1 unit) YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 1 1 1955 1, 2, 5 LA PUENTE 21 1209 BALLISTA AVE 91744 8254-015-033 MDR R2 0 14 0.32 Residential (1 unit) YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 2 2 1952 1, 2, 5 LA PUENTE 22 1023 UNRUH AVE 91744 8472-034-015 MDR R2 0 14 0.35 Residential (1 unit) YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 3 3 1948 1, 2, 5 LA PUENTE 23 703 DEL VALLE AVE 91744 8251-002-012 MDR R2 0 14 0.28 Residential (1 unit) YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 2 2 1958 1, 2, 5 LA PUENTE 24 921 DEL VALLE AVE 91744 8251-004-018 MDR R2 0 14 0.35 Residential (1 unit) YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 3 3 1950 1, 2, 5 LA PUENTE 25 624 5
TH ST 91744 8251-018-053 MDR R2 0 14 0.24 Residential (1 unit) YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 1 1 1948 1, 2, 5 LA PUENTE 26 15732 CADWELL ST 91744 8252-012-006 MDR R2 0 14 0.28 Residential (1 unit) YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 2 2 1952 1, 2, 5 LA PUENTE 27 15704 CADWELL ST 91744 8252-012-010 MDR R2 0 14 0.29 Residential (1 unit) YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 2 2 1950 1, 2, 5 LA PUENTE 28 15762 CADWELL ST 91744 8252-012-002 MDR R2 0 14 0.28 Residential (1 unit) YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 2 2 1952 1, 2, 5 LA PUENTE 29 15839 SIERRA VISTA CT 91744 8251-002-015 MDR R2 0 14 0.39 Residential (1 unit) YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 3 3 1953 1, 2, 5 LA PUENTE 30 664 5TH ST 91744 8251-018-025 MDR R2 0 14 0.15 Non-vacant YES - Potential NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 0 1960 1, 2, 5 LA PUENTE 31 656 5TH ST 91744 8251-018-008 MDR R2 0 14 0.4 Residential (1 unit) YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 3 3 1948 1, 2, 5 LA PUENTE 32 610 5TH ST 91744 8251-018-016 MDR R2 0 14 0.44 Residential (1 unit) YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 4 4 1948 1, 2, 5 LA PUENTE 33 662 5TH ST 91744 8251-018-026 MDR R2 0 14 0.5 Residential (2 units) YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 4 4 1955 1, 2, 5 LA PUENTE 34 534 5
TH ST 91744 8251-017-038 MDR R2 0 14 0.59 Residential (1 unit) YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 5 5 1918 1, 2, 5 LA PUENTE 35 15721 HAYLAND ST 91744 8252-009-022 MHDR R3 14 18 0.27 Residential (1 unit) YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 3 3 1918 1, 2, 5 LA PUENTE 36 15755 HAYLAND ST 91744 8252-009-031 MHDR R3 14 18 0.21 Residential (1 unit) YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 2 2 1952 1, 2, 5 LA PUENTE 37 1048 LARIMORE AVE 91744 8252-010-030 MHDR R3 14 18 0.22 Residential (1 unit) YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 2 2 1955 1, 2, 5 LA PUENTE 38 15724 HAYLAND ST 91744 8252-011-004 MHDR R3 14 18 0.22 Residential (1 unit) YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 2 2 1952 1, 2, 5 LA PUENTE 39 15734 FAIRGROVE AVE 91744 8252-009-005 MHDR R3 14 18 0.29 Residential (1 unit) YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 3 3 1952 1, 2, 5 LA PUENTE 40 15745 HAYLAND ST 91744 8252-009-019 MHDR R3 14 18 0.3 Residential (1 unit) YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 3 3 1952 1, 2, 5 LA PUENTE 41 1103 LARIMORE AVE 91744 8252-011-009 MHDR R3 14 18 0.36 Residential (2 units) YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 4 4 1957 1, 2, 5 LA PUENTE 42 1059 LARIMORE AVE 91744 8252-011-013 MHDR R3 14 18 0.36 Residential (1 unit) YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 4 4 2006 5 LA PUENTE 43 15217 FAIRGROVE AVE 91744 8471-022-009 B MHDR R3 14 18 0.25 Parking Lot YES - Potential NO - Privately-Owned Available Not Used in Prior Housing Element 2 2 5, 7 LA PUENTE 43 FAIRGROVE AVE 91744 8471-022-016 B MHDR R3 14 18 0.25 Parking Lot YES - Potential NO - Privately-Owned Available Not Used in Prior Housing Element 2 2 5, 7 LA PUENTE 44 1179 AILERON AVE 91744 8252-009-038 MHDR R3 30 30 0.68 Church, Residential (1 unit), Parking Lot YES - Potential NO - Privately-Owned Available Not Used in Prior Housing Element 10 10 1954 1, 2, 5 LA PUENTE 45 1010 N UNRUH AVE 91744 8472-037-030 HDR R4 30 30 0.87 Church, Parking Lot YES - Potential NO - Privately-Owned Available Not Used in Prior Housing Element 13 13 1956 1, 2, 5 LA PUENTE 46 15608 AMAR RD 91744 8251-004-029 HDR R4 20 30 0.26 Residential (1 unit) YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 3 3 1950 1, 2, 5 LA PUENTE 47 15602 AMAR RD 91744 8251-004-030 HDR R4 20 30 0.38 Residential (1 unit) YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 5 5 1955 1, 2, 5 LA PUENTE 48 15616 AMAR RD 91744 8251-004-028 HDR R4 20 30 0.56 Residential (1 unit) YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 8 8 1952 1, 2, 5 LA PUENTE 49 16009 SAN JOSE AVE 91744 8247-002-034 LDR R1 0 7 0.57 Residential (1 unit) YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 2 2 1951 1, 2, 5 LA PUENTE 50 420 GLENDORA AVE 91744 8246-002-031 C LDR R1 0 7 0.64 Church YES - Potential NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 2 2 1945 1, 2 LA PUENTE 50 15822 SAN JOSE AVE 91744 8246-002-012 C LDR R1 0 7 0.16 Parking Lot YES - Potential NO - Privately-Owned Available Not Used in Prior Housing Element 0 5, 7 LA PUENTE 50 15824 SAN JOSE AVE 91744 8246-002-011 C LDR R1 0 7 0.16 Residential (1 unit) YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 1945 1, 2, 5 LA PUENTE 50 15830 SAN JOSE AVE 91744 8246-002-010 C LDR R1 0 7 0.16 Residential (1 unit) YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 0 1915 1, 2, 5 LA PUENTE 51 15812 HILL ST 91744 8247-001-026 LDR R1 0 7 0.76 Residential (1 unit) YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 3 3 1941 1, 2, 5 LA PUENTE 52 15977 SAN JOSE AVE 91744 8247-002-035 LDR R1 0 7 0.75 Residential (1 unit) YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 3 3 1952 1, 2, 5 LA PUENTE 53 431 FERRERO LN 91744 8247-015-003 LDR R1 0 7 0.8 Residential (1 unit) YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 3 3 1926 1, 2, 5 LA PUENTE 54 15701 HILL ST 91744 8251-016-003 LDR R1 0 7 0.72 Church YES - Potential NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 3 3 1957 1, 2, 5 LA PUENTE 55 201 HILLCREST DR 91744 8247-007-020 LDR R1 0 7 1 Residential (1 unit) YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 4 4 1977 1, 2, 5 LA PUENTE 56 16060 SAN JOSE AVE 91744 8247-004-016 LDR R1 0 7 1.54 Residential (1 unit) YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 8 8 1960 1, 2, 5 LA PUENTE 57 N STIMSON/TEMPLE AVE 91744 8251-016-042 LDR R1 30 30 0.81 Church, Parking Lot YES - Potential NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 19 19 1963 1, 2 LA PUENTE 58 N 2ND ST/WORKMAN ST 91744 8246-008-804 MDR R2 0 14 0.69 Parking Lot YES - Potential NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 7 7 5 LA PUENTE 59 665 DORA GUZMAN AVE 91744 8263-003-037 HDR R4 20 30 0.54 Auto Carwash YES - Potential NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 10 10 1970 1, 2, 5 LA PUENTE 60 15818 MAIN ST 91744 8246-013-019 D MU DBD 0 Unlimited (50 expected) 0.1 Commercial/Retail YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 4 4 1927 Yes 1, 2, 7 LA PUENTE 60 15812 MAIN ST 91744 8246-013-021 D MU DBD 0 Unlimited (50 expected) 0.07 Commercial/Retail YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 3 3 1953 Yes 1, 2, 7 LA PUENTE 60 15824 MAIN ST 91744 8246-013-018 D MU DBD 0 Unlimited (50 expected) 0.06 Commercial/Retail YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 2 2 1913 1, 2 LA PUENTE 60 15805 OLD VALLEY BLVD 91744 8246-013-015 D MU DBD 0 Unlimited (50 expected) 0.14 Commercial/Retail YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 6 6 1973 Yes 1, 2, 5, 7 LA PUENTE 60 15826 MAIN ST 91744 8246-013-016 D MU DBD 0 Unlimited (50 expected) 0.1 Commercial/Retail YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 4 4 1922 5 LA PUENTE 60 15832 MAIN ST 91744 8246-013-020 D MU DBD 0 Unlimited (50 expected) 0.11 Commercial/Retail YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 4 4 1922 Yes 5, 7 LA PUENTE 60 15820 MAIN ST 91744 8246-013-023 D MU DBD 0 Unlimited (50 expected) 0.05 Commercial/Retail YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 2 2 1916 Yes 5, 7 LA PUENTE 60 S 1ST ST/MAIN ST 91744 8246-013-902 D MU DBD 0 Unlimited (50 expected) 0.031 Parking Lot YES - Potential YES - Other Publicly-Own Available Not Used in Prior Housing Element 1 1 Yes 3, 5, 7 LA PUENTE 60 S 1ST ST/MAIN ST 91744 8246-013-904 D MU DBD 0 Unlimited (50 expected) 0.055 Parking Lot YES - Potential YES - Other Publicly-Own Available Not Used in Prior Housing Element 2 2 Yes 3, 5, 7 LA PUENTE 60 S 1ST ST/MAIN ST 91744 8246-013-900 D MU DBD 0 Unlimited (50 expected) 0.05 Parking Lot YES - Potential YES - Other Publicly-Own Available Not Used in Prior Housing Element 2 2 Yes 3, 5, 7 LA PUENTE 61 15852 MAIN ST 91744 8246-014-003 E MU DBD 0 Unlimited (50 expected) 0.15 Commercial/Retail YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 6 6 1929 5 LA PUENTE 61 15856 MAIN ST 91744 8246-014-004 E MU DBD 0 Unlimited (50 expected) 0.16 Commercial/Retail YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 7 7 1922 Yes 1, 2, 5, 7 LA PUENTE 61 15842 MAIN ST 91744 8246-014-001 E MU DBD 0 Unlimited (50 expected) 0.16 Commercial/Office YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 7 7 1915 1, 2 LA PUENTE 61 15848 MAIN ST 91744 8246-014-002 E MU DBD 0 Unlimited (50 expected) 0.16 Commerical/Retail YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 7 7 1947 Yes 1, 2, 5, 7 LA PUENTE 61 15866 MAIN ST 91744 8246-014-006 E MU DBD 0 Unlimited (50 expected) 0.16 Office YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 7 7 1955 1, 2, 5 LA PUENTE 61 15862 MAIN ST 91744 8246-014-005 E MU DBD 0 Unlimited (50 expected) 0.16 Commerical/Retail YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 7 7 1924 1, 2, 5 LA PUENTE 61 121 1ST ST 91744 8246-010-004 F MU DBD 0 Unlimited (50 expected) 0.17 Office YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 7 7 1954 1, 2, 5 LA PUENTE 61 15835 MAIN ST 91744 8246-010-006 F MU DBD 0 Unlimited (50 expected) 0.15 Office YES - Current NO - Privately-Owned Available Not Used in Prior Housing Element 6 6 1938 5 LA PUENTE 62 125 1ST ST 91744 8246-010-003 F MU DBD 0 Unlimited (50 expected) 0.17 Residential (1 unit) YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 7 7 1923 1, 2, 5 LA PUENTE 62 126 GLENDORA AVE 91744 8246-010-015 F MU DBD 0 Unlimited (50 expected) 0.13 Office YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 5 5 1977 1, 2, 5 LA PUENTE 62 15801 MAIN ST 91744 8246-010-012 F MU DBD 0 Unlimited (50 expected) 0.3 Comercial/Retail YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 13 13 1953 Yes 1, 2, 5, 7 LA PUENTE 62 15825 MAIN ST 91744 8246-010-008 F MU DBD 0 Unlimited (50 expected) 0.06 Office YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 2 2 1926 Yes 1, 2, 7 LA PUENTE 62 15827 MAIN ST 91744 8246-010-007 F MU DBD 0 Unlimited (50 expected) 0.12 Office YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 5 5 1915 1, 2 LA PUENTE 62 117 1ST ST 91744 8246-010-005 F MU DBD 0 Unlimited (50 expected) 0.17 Office YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 7 7 1906 1, 2, 5 LA PUENTE 62 124 GLENDORA AVE 91744 8246-010-016 F MU DBD 0 Unlimited (50 expected) 0.64 Commercial/Retail, Residential (1 unit) YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 28 28 1932 Yes 1, 2, 5, 7 LA PUENTE 62 MAIN ST/1ST ST 91744 8246-010-009 F MU DBD 0 Unlimited (50 expected) 0.12 Storage yard YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 5 5 1967 Yes 1, 2, 5, 7 LA PUENTE 63 119 2ND ST 91744 8246-009-002 G MU DBD 0 Unlimited (50 expected) 0.52 Commercial/Retail YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 23 23 1949 Yes 1, 2, 5, 7 LA PUENTE 63 131 2ND ST 91744 8246-009-001 G MU DBD 0 Unlimited (50 expected) 0.17 Residential (1 unit) YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 7 7 1926 Yes 1, 2, 5, 7 LA PUENTE 63 15851 MAIN ST 91744 8246-009-007 G MU DBD 0 Unlimited (50 expected) 0.22 Commerical/Retail YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 9 9 1922 1, 2 LA PUENTE 63 120 1ST ST 91744 8246-009-010 G MU DBD 0 Unlimited (50 expected) 0.17 Commerical/Retail YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 7 7 1938 Yes 1, 2, 5, 7 LA PUENTE 63 132 1ST ST 91744 8246-009-012 G MU DBD 0 Unlimited (50 expected) 0.17 Parking Lot YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 7 7 Yes 3, 5, 7 LA PUENTE 63 WORKMAN ST/N 2ND ST 91744 8246-009-800 G MU DBD 0 Unlimited (50 expected) 0.52 Office YES - Potential NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 23 23 1954 1, 2 LA PUENTE 63 WORKMAN ST/N 2ND ST 91744 8246-009-900 G MU DBD 0 Unlimited (50 expected) 0.17 Parking Lot YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 7 7 3, 5, 7 LA PUENTE 63 134 1ST ST 91744 8246-009-016 G MU DBD 0 Unlimited (50 expected) 0.34 Commercial/Retail YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 15 15 1960 Yes 1, 2, 5, 7 LA PUENTE 63 144 1ST ST 91744 8246-009-015 G MU DBD 0 Unlimited (50 expected) 0.17 Commercial/Retail YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 7 7 1940 1, 5 LA PUENTE 63 126 1ST ST 91744 8246-009-011 G MU DBD 0 Unlimited (50 expected) 0.17 Office YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 7 7 1923 Yes 1, 2, 5, 7 LA PUENTE 63 15841 MAIN ST 91744 8246-009-901 G MU DBD 0 Unlimited (50 expected) 0.15 Commercial/Retail YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 6 6 1935 1, 2 LA PUENTE 64 15939 MAIN ST 91744 8246-007-013 H MDR DBD 0 Unlimited (49 expected) 0.15 Residential (1 unit) YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 4 4 1921 1, 2, 5 LA PUENTE 64 15943 MAIN ST 91744 8246-007-012 H MDR DBD 0 Unlimited (49 expected) 0.15 Residential (1 unit) YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 4 4 1916 1, 2, 5 LA PUENTE 64 15955 MAIN ST 91744 8246-007-010 H MDR DBD 0 Unlimited (49 expected) 0.15 Medical Office YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 4 4 1989 1, 2, 5 LA PUENTE 65 228 1ST ST 91744 8246-004-018 I MDR DBD 0 Unlimited (26 expected) 0.17 Residential (1 unit) YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 2 2 1916 1, 2, 5 Jurisdiction Name
Key
Map Site
#
Site
Address/Intersection
5 Digit
ZIP
Code
Assessor
Parcel
Number
Consolidated
Sites
General Plan
Designation
(Current)
Zoning
Designation
(Current)
Minimum Density
Allowed (units/acre)
Max Density
Allowed (units/acre)
Parcel
Size
(Acres)
Existing Use/Vacancy Infrastructure Publicly-Owned Site Status Identified in Last/Last Two Planning Cycle(s)
Lower
Income
Capacity
Moderate
Income
Capacity
Above Moderate
Income Capacity
Total
Capacity
Year
Built
Common or
Government
Ownership
Site
Selection
Criteria
LA PUENTE 65 206 1ST ST 91744 8246-004-015 I MDR DBD 0 Unlimited (26 expected) 0.34 Office YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 5 5 1985 1, 2, 5 LA PUENTE 65 222 1ST ST 91744 8246-004-017 I MDR DBD 0 Unlimited (26 expected) 0.17 Residential (1 unit) YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 2 2 1917 1, 2, 5 LA PUENTE 65 200 1ST ST 91744 8246-004-014 I MDR DBD 0 Unlimited (26 expected) 0.16 Club, Lodging YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 1 1 1923 1, 2 LA PUENTE 65 218 1ST ST 91744 8246-004-016 I MDR DBD 0 Unlimited (26 expected) 0.17 Residential (1 unit) YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 2 2 1922 1, 2, 5 LA PUENTE 66 114 STIMSON AVE 91744 8246-016-015 J MDR DBD 0 Unlimited (75 expected) 0.17 Residential (1 unit) YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 8 8 1955 1, 2, 5 LA PUENTE 66 119 ALBERT ST 91744 8246-016-016 J MDR DBD 0 Unlimited (75 expected) 0.08 Residential (1 unit) YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 3 3 1922 1, 2, 5 LA PUENTE 67 16027 CENTRAL AVE 91744 8246-016-014 J MDR DBD 0 Unlimited (75 expected) 0.16 Residential (3 units) YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 7 7 1939 1, 2, 5 LA PUENTE 67 16023 CENTRAL AVE 91744 8246-016-013 J MDR DBD 0 Unlimited (75 expected) 0.16 Residential (1 unit) YES - Current NO - Privately-Owned Available Used in Prior Housing Element - Non-Vacant 7 7 1911 1, 2, 5 LA PUENTE 68 15861 MAIN ST 91744 8246-009-017 MU DBD 0 Unlimited (50 expected) 0.55 Vacant YES - Planned NO - Privately-Owned Pending Proje Used in Prior Housing Element - Non-Vacant 34 34 5, 8 Jurisdiction
Name
Key
Map
Site #
Site Address/Intersection
5 Digit
ZIP
Code
Assessor
Parcel
Number
Very LowIncome Low-Income ModerateIncome
Above
ModerateIncome
Type of Shortfall Parcel Size
(Acres)
Current General
Plan Designation
Current
Zoning
Proposed
General Plan
(GP)
Designation
Proposed Zoning
Minimum
Density
Allowed
Maximum
Density
Allowed
Total
Capacity
Vacant/
Nonvacant
Description of Existing
Uses
Year
Built
Common or
Government
Ownership
Site
Selection
Criteria
LA PUENTE 69 13921 AMAR RD 91744 8464-033-099 87 44 44 136 Shortfall of Sites 10.79 GC C2 GC C2/Mixed Use Zoning Program 30 40 311 Non-Vacant Sunkist Shopping Center 1958 Yes 1, 2, 3, 5, 7 LA PUENTE 69 13911 AMAR RD 91744 8464-033-095 6 3 3 11 Shortfall of Sites 0.8 GC C2 GC C2/Mixed Use Zoning Program 30 40 23 Non-Vacant Sunkist Shopping Center 1958 Yes 1, 2, 3, 5, 7 LA PUENTE 69 13847 AMAR RD 91744 8464-033-100 5 3 3 7 Shortfall of Sites 0.65 GC C2 GC C2/Mixed Use Zoning Program 30 40 18 Non-Vacant Sunkist Shopping Center 2015 Yes 3, 5, 7 LA PUENTE 69 13965 AMAR RD 91744 8464-033-097 4 2 2 6 Shortfall of Sites 0.51 GC C2 GC C2/Mixed Use Zoning Program 30 40 14 Non-Vacant Sunkist Shopping Center 1958 Yes 1, 2, 3, 5, 7 LA PUENTE 69 AMAR RD/SUNKIST DR 91744 8464-033-094 17 8 8 27 Shortfall of Sites 2.1 GC C2 GC C2/Mixed Use Zoning Program 30 40 60 Non-Vacant Sunkist Shopping Center 1956 Yes 1, 2, 3, 5, 7 LA PUENTE 70 17243 VALLEY BLVD 91744 8263-001-030 16 8 8 25 Shortfall of Sites 1.99 GC C2 GC C2/Mixed Use Zoning Program 30 40 57 Non-Vacant Bodega Shopping Center 1960 Yes 1, 2, 3, 5, 7 LA PUENTE 70 17305 VALLEY BLVD 91744 8263-001-049 30 15 15 46 Shortfall of Sites 3.68 GC C2 GC C2/Mixed Use Zoning Program 30 40 106 Non-Vacant Bodega Shopping Center 1957 Yes 1, 2, 3, 5, 7 LA PUENTE 70 17371 VALLEY BLVD 91744 8263-001-050 4 2 2 6 Shortfall of Sites 0.5 GC C2 GC C2/Mixed Use Zoning Program 30 40 14 Non-Vacant Bodega Shopping Center 1979 Yes 1, 2, 3, 5, 7 LA PUENTE 70 17309 VALLEY BLVD 91744 8263-001-046 44 22 22 68 Shortfall of Sites 5.41 GC C2 GC C2/Mixed Use Zoning Program 30 40 156 Non-Vacant Bodega Shopping Center 1958 Yes 1, 2, 3, 5, 7 LA PUENTE 70 605 S AZUSA WAY 91744 8263-001-040 3 1 1 5 Shortfall of Sites 0.35 GC C2 GC C2/Mixed Use Zoning Program 30 40 10 Non-Vacant Bodega Shopping Center 1963 Yes 1, 2, 3, 5, 7 LA PUENTE 70 17369 VALLEY BLVD 91744 8263-001-043 2 1 1 3 Shortfall of Sites 0.25 GC C2 GC C2/Mixed Use Zoning Program 30 40 7 Non-Vacant Bodega Shopping Center 1965 Yes 1, 2, 3, 5, 7 LA PUENTE 70 17331 VALLEY BLVD 91744 8263-001-045 9 4 4 15 Shortfall of Sites 1.08 GC C2 GC C2/Mixed Use Zoning Program 30 40 31 Non-Vacant Bodega Shopping Center 1960 Yes 1, 2, 3, 5, 7 LA PUENTE 71 755 N HACIENDA BLVD 91744 8213-018-015 81 40 40 129 Shortfall of Sites 11.81 GC C2 GC C2/Mixed Use Zoning Program 30 34 289 Non-Vacant Hacienda Plaza Shopping Center 1978 Yes 1, 2, 3, 5, 7 LA PUENTE 71 877 N HACIENDA BLVD 91744 8213-018-011 2 2 2 8 Shortfall of Sites 0.67 GC C2 GC C2/Mixed Use Zoning Program 30 34 16 Non-Vacant Hacienda Plaza Shopping Center 1965 Yes 1, 2, 3, 5, 7 LA PUENTE 72 GLENDORA AVE/MONTANA AVE 91744 8213-023-002 1 0 0 1 Shortfall of Sites 0.12 GC C2 GC C2/Mixed Use Zoning Program 30 34 2 Non-Vacant Parking Yes 3, 5, 7 LA PUENTE 72 657 GLENDORA AVE 91744 8213-023-003 3 1 1 5 Shortfall of Sites 0.41 GC C2 GC C2/Mixed Use Zoning Program 30 34 10 Non-Vacant Commercial/Retail 1957 Yes 1, 2, 3, 5, 7 LA PUENTE 72 651 GLENDORA AVE 91744 8213-023-004 2 1 1 2 Shortfall of Sites 0.27 GC C2 GC C2/Mixed Use Zoning Program 30 34 6 Non-Vacant Parking Yes 3, 5, 7 LA PUENTE 72 639 GLENDORA AVE 91744 8213-023-005 3 1 1 5 Shortfall of Sites 0.41 GC C2 GC C2/Mixed Use Zoning Program 30 34 10 Non-Vacant Auto Sales 2008 Yes 3, 4, 5, 7 LA PUENTE 73 631 GLENDORA AVE 91744 8213-023-006 1 0 0 2 Shortfall of Sites 0.16 GC C2 GC C2/Mixed Use Zoning Program 30 34 3 Non-Vacant Shopping Center 1948 Yes 1, 2, 3, 5, 7 LA PUENTE 73 625 GLENDORA AVE 91744 8213-023-007 1 0 0 2 Shortfall of Sites 0.15 GC C2 GC C2/Mixed Use Zoning Program 30 34 3 Non-Vacant Shopping Center 1948 Yes 1, 2, 3, 5, 7 LA PUENTE 73 619 GLENDORA AVE 91744 8213-023-008 2 1 1 2 Shortfall of Sites 0.28 GC C2 GC C2/Mixed Use Zoning Program 30 34 6 Non-Vacant Shopping Center 1952 Yes 1, 2, 3, 5, 7 LA PUENTE 74 830 N HACIENDA BLVD 91744 8251-009-007 2 1 1 3 Shortfall of Sites 0.35 GC C2 GC C2/Mixed Use Zoning Program 30 34 8 Vacant Vacant Yes 3, 5, 7, 8 LA PUENTE 74 824 N HACIENDA BLVD 91744 8251-009-009 1 1 1 2 Shortfall of Sites 0.23 GC C2 GC C2/Mixed Use Zoning Program 30 34 5 Non-Vacant Commercial/Office 1972 Yes 1, 2, 3, 5, 7 LA PUENTE 74 818 N HACIENDA BLVD 91744 8251-009-011 3 2 2 5 Shortfall of Sites 0.52 GC C2 GC C2/Mixed Use Zoning Program 30 34 12 Non-Vacant Commercial/Retail 1978 Yes 1, 2, 3, 5, 7 LA PUENTE 74 800 N HACIENDA BLVD 91744 8251-009-013 3 2 2 5 Shortfall of Sites 0.52 GC C2 GC C2/Mixed Use Zoning Program 30 34 12 Non-Vacant Commercial/Retail 1958 Yes 1, 2, 3, 5, 7 LA PUENTE 74 838 N HACIENDA BLVD 91744 8251-009-030 2 1 1 3 Shortfall of Sites 0.28 GC C2 GC C2/Mixed Use Zoning Program 30 34 6 Non-Vacant Commercial/Office 1959 Yes 1, 2, 3, 5, 7 LA PUENTE 74 N HACIENDA BLVD/LOUKELTON ST 91744 8251-009-031 1 0 0 1 Shortfall of Sites 0.14 GC C2 GC C2/Mixed Use Zoning Program 30 34 2 Non-Vacant Parking Yes 3, 5, 7 LA PUENTE 74 N HACIENDA BLVD/LOUKELTON ST 91744 8251-009-032 1 1 1 2 Shortfall of Sites 0.17 GC C2 GC C2/Mixed Use Zoning Program 30 34 5 Non-Vacant Parking Yes 3, 5, 7 LA PUENTE 75 1150 S HACIENDA BLVD 91744 8252-015-025 5 3 3 8 Shortfall of Sites 0.79 GC C2 GC C2/Mixed Use Zoning Program 30 34 19 Non-Vacant Parking 3, 5, 7 LA PUENTE 76 1340 S HACIENDA BLVD 91744 8252-015-025 3 1 1 4 Shortfall of Sites 0.37 GC C2 GC C2/Mixed Use Zoning Program 30 34 9 Vacant Hacienda Fair Center Yes 3, 5, 7, 8 LA PUENTE 76 1316 S HACIENDA BLVD 91744 8252-015-025 3 1 1 4 Shortfall of Sites 0.38 GC C2 GC C2/Mixed Use Zoning Program 30 34 9 Non-Vacant Hacienda Fair Center 1957 Yes 1, 2, 3, 5, 7 LA PUENTE 76 1338 N HACIENDA BLVD 91744 8252-015-025 1 0 0 1 Shortfall of Sites 0.11 GC C2 GC C2/Mixed Use Zoning Program 30 34 2 Non-Vacant Hacienda Fair Center 1958 Yes 1, 2, 3, 5, 7 LA PUENTE 76 1322 S HACIENDA BLVD 91744 8252-015-025 4 2 2 7 Shortfall of Sites 0.65 GC C2 GC C2/Mixed Use Zoning Program 30 34 15 Non-Vacant Hacienda Fair Center 1958 Yes 1, 2, 3, 5, 7 LA PUENTE 76 1200 N HACIENDA BLVD 91744 8252-015-025 8 4 4 11 Shortfall of Sites 1.11 GC C2 GC C2/Mixed Use Zoning Program 30 34 27 Non-Vacant Hacienda Fair Center 1950 Yes 1, 2, 3, 5, 7 LA PUENTE 76 1240 N HACIENDA BLVD 91744 8252-015-025 4 2 2 6 Shortfall of Sites 0.59 GC C2 GC C2/Mixed Use Zoning Program 30 34 14 Non-Vacant Hacienda Fair Center 1981 Yes 3, 5, 7 LA PUENTE 76 1226 N HACIENDA BLVD 91744 8252-015-025 8 4 4 11 Shortfall of Sites 1.12 GC C2 GC C2/Mixed Use Zoning Program 30 34 27 Non-Vacant Hacienda Fair Center 1978 Yes 1, 2, 3, 5, 7 LA PUENTE 76 1302 N HACIENDA BLVD 91744 8252-015-025 11 6 6 17 Shortfall of Sites 1.66 GC C2 GC C2/Mixed Use Zoning Program 30 34 40 Non-Vacant Hacienda Fair Center 1958 Yes 1, 2, 3, 5, 7 LA PUENTE 77 1225 N HACIENDA BLVD 91744 8471-022-012 3 2 2 5 Shortfall of Sites 0.50 GC C2 GC C2/Mixed Use Zoning Program 30 34 12 Non-Vacant Commercial/Retail 1955 Yes 1, 2, 3, 5, 7 LA PUENTE 77 1201 N HACIENDA BLVD 91744 8471-022-013 3 2 2 6 Shortfall of Sites 0.56 GC C2 GC C2/Mixed Use Zoning Program 30 34 13 Non-Vacant Commercial/Retail 1960 Yes 1, 2, 3, 5, 7 LA PUENTE 77 1217 N HACIENDA BLVD 91744 8471-022-014 3 1 1 4 Shortfall of Sites 0.38 GC C2 GC C2/Mixed Use Zoning Program 30 34 9 Non-Vacant Commercial/Retail 1955 Yes 1, 2, 3, 5, 7 LA PUENTE 78 1103 N HACIENDA BLVD 91744 8472-037-007 5 2 2 7 Shortfall of Sites 0.66 GC C2 GC C2/Mixed Use Zoning Program 30 34 16 Non-Vacant Commercial/Retail 1963 Yes 1, 2, 3, 5, 7 LA PUENTE 78 1081 N HACIENDA BLVD 91744 8472-037-008 5 2 2 7 Shortfall of Sites 0.66 GC C2 GC C2/Mixed Use Zoning Program 30 34 16 Non-Vacant Commercial/Retail 1972 Yes 1, 2, 3, 5, 7 LA PUENTE 78 1039 N HACIENDA BLVD 91744 8472-038-005 4 2 2 5 Shortfall of Sites 0.56 GC C2 GC C2/Mixed Use Zoning Program 30 34 13 Non-Vacant La Puente Motel 1987 Yes 2, 3, 5, 7 LA PUENTE 78 1043 S HACIENDA BLVD 91744 8472-038-006 4 1 1 4 Shortfall of Sites 0.43 GC C2 GC C2/Mixed Use Zoning Program 30 34 10 Non-Vacant Commercial/Retail 1963 Yes 1, 2, 3, 5, 7 LA PUENTE 78 1049 S HACIENDA BLVD 91744 8472-038-007 4 2 2 8 Shortfall of Sites 0.66 GC C2 GC C2/Mixed Use Zoning Program 30 34 16 Non-Vacant Commercial/Retail 1963 Yes 1, 2, 3, 5, 7 LA PUENTE 78 1059 S HACIENDA BLVD 91744 8472-038-008 4 2 2 8 Shortfall of Sites 0.66 GC C2 GC C2/Mixed Use Zoning Program 30 34 16 Non-Vacant Commercial/Retail 1963 Yes 1, 2, 3, 5, 7 LA PUENTE 78 1079 S HACIENDA BLVD 91744 8472-038-009 5 2 2 8 Shortfall of Sites 0.72 GC C2 GC C2/Mixed Use Zoning Program 30 34 17 Non-Vacant Commercial/Retail 1963 Yes 1, 2, 3, 5, 7 LA PUENTE 78 1111 S HACIENDA BLVD 91744 8472-037-028 4 2 2 5 Shortfall of Sites 0.54 GC C2 GC C2/Mixed Use Zoning Program 30 34 13 Non-Vacant Auto Service 1969 Yes 1, 2, 3, 5, 7 LA PUENTE 78 1125 S HACIENDA BLVD 91744 8472-037-029 4 2 2 5 Shortfall of Sites 0.54 GC C2 GC C2/Mixed Use Zoning Program 30 34 13 Non-Vacant Hacienda Inn & Suites 1984 Yes 2, 3, 5, 7 1 H o u s i n g E l e m e n t A p p e n d i x C
Figure B-7. Zoning Map
C i t y C o u n c i l A d o p t e d D r a f t – F e b r u a r y 2 0 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
Figure B-2. Downtown Specific Plan Map
C i t y C o u n c i l H e a ri n g D r a f t – F e b r 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 D
C i t y C o u n c i l A d o p t ed 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 County AI describes the departments and organizations that handle fair housing enforcement and outreach in La Puente. These include the U.S. Department of Housing and Urban Development (HUD), the California Department of Fair Employment and Housing (DFEH), and the Housing Rights Center (HRC), which primarily operates in Los Angeles County. The HRC services includes intake of discrimination allegations, mediation, systemic rental tests, fair housing counseling and reasonable accommodation/modification requests. The Housing Authority of the County of Los 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 A d o p t ed D r a f t – F e b r u a r y 2 0 2 2 P a g e H – D 2 Angeles (HACoLA) provides fair housing resources for residents via its website https://housing.lacounty.gov.

The City of La Puente partners with Fair Housing Council of the San Gabriel Valley and 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 • 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. Annually, HRC conducts outreach and education throughout the Los Angeles Urban County. Typical activities include public service announcements, media, advertisements; community presentations; literature distribution; and management trainings.

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. The City continues to refer fair housing complaints to the Housing Rights Center (HRC).

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.

The City continues to encourage eligible persons to participate in the HACoLA Section 8 rental assistance program. Handouts and contact information are regularly provided to requestors in public facilities, and program links are provided on the City’s website (https://lapuente.org/housingdivision/). The HCD AFFH Data Viewer shows that for Census Tract 407701, 56 Housing Choice Vouchers have been awarded which is 8.3 percent of the renter occupied housing units in this tract.

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 A d o p t ed D r a f t – F e b r u a r y 2 0 2 2 P a g e H – D 3 [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 A d o p t ed D r a f t – F e b r u a r y 2 0 2 2 P a g e H – D 4 Figure D-1. Housing Choice Vouchers
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 A d o p t ed D r a f t – F e b r u a r y 2 0 2 2 P a g e H – D 5 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 A d o p t ed D r a f t – F e b r u a r y 2 0 2 2 P a g e H – D 6 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]
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 A d o p t ed 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-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 A d o p t ed D r a f t – F e b r u a r y 2 0 2 2 P a g e H – D 8 Figure D-3. Racial/Ethnic Minority Concentrations (2018) 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 A d o p t ed D r a f t – F e b r u a r y 2 0 2 2 P a g e H – D 9 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 A d o p t ed D r a f t – F e b r u a r y 2 0 2 2 P a g e H – D 10 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]
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 A d o p t ed 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-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 A d o p t ed D r a f t – F e b r u a r y 2 0 2 2 P a g e H – D 12 Figure D-6. Concentration of Persons with Disabilities (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 A d o p t ed D r a f t – F e b r u a r y 2 0 2 2 P a g e H – D 13 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 A d o p t ed D r a f t – F e b r u a r y 2 0 2 2 P a g e H – D 14 Figure D-7. Percent of Children in Married Couple 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 A d o p t ed D r a f t – F e b r u a r y 2 0 2 2 P a g e H – D 15 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 A d o p t ed D r a f t – F e b r u a r y 2 0 2 2 P a g e H – D 16 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
La Puente Los Angeles County
Income Category 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
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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 A d o p t ed D r a f t – F e b r u a r y 2 0 2 2 P a g e H – D 17 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 A d o p t ed D r a f t – F e b r u a r y 2 0 2 2 P a g e H – D 18 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).

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 A d o p t ed 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-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 A d o p t ed D r a f t – F e b r u a r y 2 0 2 2 P a g e H – D 20 Figure D-11. White Predominant Areas
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 A d o p t ed D r a f t – F e b r u a r y 2 0 2 2 P a g e H – D 21

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 Cost
Jobs
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 A d o p t ed D r a f t – F e b r u a r y 2 0 2 2 P a g e H – D 22 Low
Poverty
School
Proficiency
Labor
Market
Engagement
Transit
Trips
Low
Transportation Cost
Jobs
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.

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 A d o p t ed D r a f t – F e b r u a r y 2 0 2 2 P a g e H – D 23 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
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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 A d o p t ed D r a f t – F e b r u a r y 2 0 2 2 P a g e H – D 24 Figure D-12. TCAC Opportunity Areas - Composite 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 A d o p t ed D r a f t – F e b r u a r y 2 0 2 2 P a g e H – D 25 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 A d o p t ed D r a f t – F e b r u a r y 2 0 2 2 P a g e H – D 26 Figure D-13. TCAC Opportunity Areas - Economic 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 A d o p t ed 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-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 A d o p t ed D r a f t – F e b r u a r y 2 0 2 2 P a g e H – D 28 Figure D-15. TCAC Opportunity Areas - Environmental 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 A d o p t ed 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-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 A d o p t ed D r a f t – F e b r u a r y 2 0 2 2 P a g e H – D 30 Figure D-17. High Quality Transit Areas (HQTA)
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 A d o p t ed D r a f t – F e b r u a r y 2 0 2 2 P a g e H – D 31

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.

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 A d o p t ed D r a f t – F e b r u a r y 2 0 2 2 P a g e H – D 32 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 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 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 A d o p t ed D r a f t – F e b r u a r y 2 0 2 2 P a g e H – D 33 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 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 A d o p t ed D r a f t – F e b r u a r y 2 0 2 2 P a g e H – D 34 Figure D-18. Overpaying Owners (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 A d o p t ed 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-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 A d o p t ed D r a f t – F e b r u a r y 2 0 2 2 P a g e H – D 36 Figure D-20. Overpaying Renters (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 A d o p t ed D r a f t – F e b r u a r y 2 0 2 2 P a g e H – D 37 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 A d o p t ed D r a f t – F e b r u a r y 2 0 2 2 P a g e H – D 38 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.
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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 A d o p t ed 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-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 A d o p t ed D r a f t – F e b r u a r y 2 0 2 2 P a g e H – D 40 Figure D-23. Overcrowded Households – Regional
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 A d o p t ed D r a f t – F e b r u a r y 2 0 2 2 P a g e H – D 41 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 olderthan 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 A d o p t ed D r a f t – F e b r u a r y 2 0 2 2 P a g e H – D 42 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.

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 A d o p t ed D r a f t – F e b r u a r y 2 0 2 2 P a g e H – D 43 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 A d o p t ed D r a f t – F e b r u a r y 2 0 2 2 P a g e H – D 44

SITES INVENTORY
RHNA Sites and AFFH Analysis
Figure D-3 of this appendix shows the sites inventory for the 6th Cycle RHNA. The City of La Puente is an urbanized community that has few vacant parcels. As such, most of the opportunities for affordable housing growth lie in supporting continued infill and ADU development, along with the recycling of underutilized properties to higher densities to coincide with the city’s intent to allow residential development on non-residential properties to encourage more opportunities for mixeduse development. In total, vacant sites and potentially recyclable sites, as well as anticipated developing in the downtown core, on non-residential and religious congregation sites, plus ADU projections as detailed in Chapter 4 – Housing Resources, account for a maximum potential of 2,311 units at various income levels, which substantially exceeds the city’s RHNA allocation of 1,929 units.

Table D-18. Housing Projections, 6th Cycle Housing Element – City of La Puente Vacant Land. The availability of residentially zoned vacant parcels suitable for development is scarce throughout the City. However, utilizing Los Angeles 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. These vacant sites have the potential to yield 30 units.

Residential Recycling. Residential recycled sites in the residential zones (R1, R2, R3, and R4) are 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 Income Category
Extremely
Low Very Low Low Moderate Above Moderate Total
Vacant Land 0 0 0 3 16 19
Residential Recycling 2 3 5 0 146 156
Downtown Business District Specific Plan 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 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
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 A d o p t ed D r a f t – F e b r u a r y 2 0 2 2 P a g e H – D 45 new units are presumed to be only feasible for above moderate-income housing and sites that can 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 A d o p t ed D r a f t – F e b r u a r y 2 0 2 2 P a g e H – D 46 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 A: 10 parcels, totaling 6.3 acres, with the potential to accommodate 21 net new above moderate-income units
• Focus Area B: 37 parcels, totaling 13.5 acres, with the potential to accommodate 90 net new above moderate-income units
• Focus Area C: 17 parcels, totaling 13.2 acres, with the potential to accommodate 45 net new units (10 lower income units and 35 above moderate-income units) Downtown Business District. 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.

Accessory Dwelling Units. 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 permitted in 2018, followed by 26 in 2019, and 17 in 2020. Based on the average ADU production from 2018 to 2020, the City projects 21 ADUs to be permitted each year through the 2021- 2029 planning period. This equates to 168 ADUs over the 8-year planning period.

Religious Congregational Sites for Affordable Housing. La Puente 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 minimum development standards and incentives 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.

Mixed-Use Zoning. Mixed-use development can help reduce the effects of housing cost burden by increasing density and offer opportunities forreduced vehicular trips by walking and access to public transportation, as well as facilitate revitalization and enhancement of commercial corridors.

However, in La Puente, mixed-use 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 that consist 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 multifamily development which would share commercial land area or construction of residential units above ground floor commercial.

The following is a summary of comparing the proposed RHNA site locations with the AFFH data presented in this Appendix.

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 A d o p t ed D r a f t – F e b r u a r y 2 0 2 2 P a g e H – D 47 • The The entire City of La Puente is made up of Hispanic/Latino (of any race) majority census tracts; therefore, all of the projected units to satisfy the city’s RHNA are located in communities of color which are geographically dispersed throughout the City, as shown in D-3 of this Appendix. • Approximately 396 units are anticipated on RHNA sites located in census tracts that contain between 10 percent and 20 percent of persons with disabilities as shown in Figure D-6 of this Appendix. Of the 396 units, 271 units are assumed for lower- and moderate-income households located in census tract 407701. The City anticipates targeting this tract with greater opportunities and access for disabled residents by facilitating production of affordable housing options and street infrastructure improvements such as streets, sidewalks, curbing, as discussed earlier in this Appendix.
• Census Tracts 407101, 407602, 407701, and 407702 contain the highest percentage of female-headed households (20 percent to 40 percent) in the City. Approximately 907 RHNA units are projected to be located in these four tracts, increasing housing options and resources for female-headed households.
• Most of the City contains census tracts where the Low-Moderate Income Population is between 50 percent and 100 percent. However, approximately 408 RHNA units are projected in Census Tract 407702 located in the southern portion of the City with Low-Moderate Income Population less than 50 percent.
• No RECAPs are identified in the City. However, approximately half of the City has been designated as Moderate Resource.
• Nearly 37 percent of the projected RHNA units are proposed in Census Tracts 407101, 407602, 407701, and 407702, improving housing conditions by facilitating development of 791 new units in these four tracts alone.
• All but two Census Tracts (407101 and 407301) in the City contain populations vulnerable to displacement and gentrification.
• La Puente is committed to offering residential financial assistance by establishing a Permanent Local Housing Allocation (PLHA) Program for down payment assistance to first-time homebuyers, as well as continuing to support Section 8 Housing Assistance for renters through the Los Angeles Community Development Authority.

Table D-19. Sites Inventory AFFH Analysis – City of La Puente Census
Tract
RHNA
Units1
(Realistic
Capacity)
Capacity AFFH Indicators
Lower Moderate Above
Moderate
Communities
of Color
LowMod
Income
TCAC Ovrpmt
(Rent)
Ovrpmt
(Own)
Ovrcrwd
406901 426 179 60 187 80.7% 64.9% Moderate 53.9% 41.9% 18.9% 407101 23 19 -- 4 89.7% 67.7% Moderate 46.2% 37.0% 22.1% 407102 25 10 -- 15 86.8% 67.7% Low 51.1% 47.9% 32.6%
407200 347 143 46 158 89.1% 69.0% Low 66.6% 41.9% 21.8% 407301 3 -- -- 3 82.2% 53.6% Moderate 40.3% 21.6% 12.2% 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 A d o p t ed D r a f t – F e b r u a r y 2 0 2 2 P a g e H – D 48 407501 220 100 20 100 81.5% 60.5% Moderate 47.5% 33.8% 10.9% 407601 231 114 20 97 84.1% 53.2% Moderate 43.6% 31.7% 14.5% 407602 80 21 8 51 84.7% 57.2% Low 59.5% 33.6% 13.9%
407701 396 270 91 42 77.8% 73.6% Low 52.3% 61.0% 29.0%
407702 408 171 56 182 85.9% 48.0% Moderate 42.8% 27.6% 8.3% TOTAL 2,159 1,027 301 839
Notes:

1. Does not included projected ADUs
Table D-19 above further evaluates the geographic distribution of sites by projected income category and socio-economic characteristics of census tract that contain selected RHNA sites. The City of La Puente Housing Element sites inventory accomplishes this goal by providing zoning for a variety of housing types throughout the community.

As discussed previously, approximately half of the RHNA sites are in areas identified as having Moderate resource levels while the other half are in areas identified as having Low resource levels.

These low resource areas contain community-serving uses including several schools, churches, and small-scale convenience stores while residential uses in these areas are predominately single-family dwellings, but multifamily and mobile homes are also present. Overpayment (cost burden), specifically for renter households, is the highest in Census Tract 407200 where 347 new residential units are projected. Similarly, overpayment for ownership households is the highest in Census Tracts 407701 where 396 new residential units are projected. Development of these new units will substantially impact the area by sharply increasing the housing supply, leading to lower home prices in the immediate area. Additionally, many of the sites are assumed to accommodate mixed-income households, allowing for more affordable housing opportunities for people in other racial groups in tracts where Hispanic/Latino (of any race) are the predominate population, thus fostering integration and reducing exclusiveness. Moreover, the City projects over 400 moderate- and above moderateincome units to be developed in Census Tracts 407102, 407200, 407602, and 407701 which has the potential to sharply improve the resource level of an area identified as Low Resource. There are also over 740 new units projected in areas (Census Tracts 407200 and 407701) where households earning Low and Moderate incomes are the highest in the City at over 70 percent.

LOCAL DATA AND KNOWLEDGE/OTHER RELEVANT FACTORS
Community Characteristics
The western portion of the City (Census Tracts 406901, 407101, 407102, and 407200), east of Puente Avenue and west of Hacienda Boulevard, is comprised of community-serving uses including several schools, churches, and neighborhood-serving retail while residential uses in these areas are predominately single-family dwellings, but multifamily residential and mobile home parks along Sunset Avenue are also present. There are no vacant parcels in this area, limiting the availability of land suitable for development of affordable housing other than recycling of non-vacant properties.

The central portion of the City (Census Tracts 407301, 407501, 407601, and 407602), south of the City of West Covina and north of Hill Street, contains a majority of the City’s commerical uses with older retail strips center, big-box stores, offices and auto dealerships and repair shops lining both sides of 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 A d o p t ed D r a f t – F e b r u a r y 2 0 2 2 P a g e H – D 49 Hacienda Boulevard. Beyond the commercial spine, the residential neighborhoods are comprised predominately of single-family dwellings with multifamily developments fronting local collector roadways. This area also includes the newly constructed Arboleda Senior Apartments which features 74 affordable units exclusively for seniors in a census tract where 44 percent of renters are cost burdened, and 53 percent of population earn low and moderate incomes.

The eastern part of the City (Census Tracts 407701 and 407702), east of Hacienda Boulevard and west of Azusa Avenue, is comprised of a mixed of residential, commercial, and industrial uses, including the Downtown Business District. These tracts consist primarily of single-family residential homes with numerous multifamily dwellings nearest downtown and on the eastern extents of the City. This area also includes a new market rate 22-unit townhome development at 1st Street and Workman Avenue, which is currently under construction on the western edge of downtown. Although the Downtown Specific Plan calls for additional residential capacity, it still features many low-rise nonresidential uses and a few vacant and underutilizes parcels in its core. The conditions present the best opportunity for additional housing capacity and mixed-use development in the downtown area.

Development Trends in La Puente
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 2022, at least 185 housing units have been approved or constructed on underutilized sites, including:
• 15861 Main Street (34 mixed-use residential units)
• 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.

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 A d o p t ed D r a f t – F e b r u a r y 2 0 2 2 P a g e H – D 50 Table D-20. 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 According to recent City records, construction of Accessory Dwelling Units (ADU) has not appeared to slow down over last several years. For example, in 2020, ADUs gravitated toward the residential communities that surround the Hacienda commercial corridor. This phenomenon did not dissipate in 2021, likely due to popularity of ADUs. With ADU development continuing at the same pace and with other residential development options, including SB 9, City staff envisions that existing neighborhoods are going to get much denser. This will increase vehicular traffic in residential communities and put a strain on parking availability. To mollify some of these impacts, the City is currently working on a Safe Routes To School Master Plan that will help identify areas in the community that need improvements, so school-aged children have other options that are safe to get to school. Anticipated street improvements and right-of-way infrastructure will not only benefit students, but the neighborhood in general. Additionally, the City will apply for Active Transportation Plan Cycle 6 grant funding from Caltrans to commence sidewalk, crosswalk, and bike lane improvement projects as identified in the SRTS plan and SGVCOG’s regional ATP. The goal will be to get the improvements completed so that more residents can shift from auto-oriented to other modes of transportation.

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 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 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 A d o p t ed D r a f t – F e b r u a r y 2 0 2 2 P a g e H – D 51 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 mixeduse 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/repairloans 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 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 has 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 forthose qualifying 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 A d o p t ed D r a f t – F e b r u a r y 2 0 2 2 P a g e H – D 52 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 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 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 A d o p t ed D r a f t – F e b r u a r y 2 0 2 2 P a g e H – D 53 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-21 below.
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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 A d o p t ed D r a f t – F e b r u a r y 2 0 2 2 P a g e H – D 54

AFFHPROGRAMS 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 by the community through the housing element update process as well as in the Los Angeles County AI Fair Housing Choice (AI) in March 2018. Affirmatively furthering fair housing requires taking meaningful actions to address 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 actions are identified in Table D-21.

Table D-21. Fair Housing Issues, Contributing Factors, and Meaningful Actions Fair Housing
Issue(s) Contributing Factors Priority Meaningful Actions • 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
High • Continue to provide financial and technical
assistance for single-family residential
additions to eliminate overcrowding
conditions, specifically targeting census tracts
407101, 407102, 4072, and 407701. Through
these steps, the City’s goal will be to reduce
overcrowded conditions by 20 percent in
targeted areas by increasing housing supply.
• By October 2022 or within three years of the
statutory housing element deadline, whichever
is applicable, City will 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.

Through these steps, the City’s goal will be
increase housing capacity in line with RHNA
projections.
• By end of 2024, establish provisions for Low
Barrier Navigation Centers (LBNC) consistent
with State law.
• Continue to enforce City codes to eliminate and
prevent unsightly or hazardous conditions in
residential areas throughout the community
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 A d o p t ed D r a f t – F e b r u a r y 2 0 2 2 P a g e H – D 55 Fair Housing
Issue(s) Contributing Factors Priority Meaningful Actions while specifically targeting census tracts
adjacent to the City of Industry
Also see:
➢ Program 2 – Code Enforcement
➢ Program 3a - Adequate Sites to Accommodate
the RHNA and Monitoring of No Net Loss
➢ Program 3b - Replacement Housing
Requirement
➢ Program 3c - By-Right Approval of Projects
with 20 Percent Affordable Units on “Reuse”
Housing Element Sites
➢ Program 4 - Facilitate Residential and MixedUse Development in the Downtown Business District Specific Plan
➢ Program 5 - Facilitate Redevelopment of
Underutilized Properties
➢ Program 6 - Establish a Mixed-Use Zoning
Program
➢ Program 11 - Zoning Code Amendments
➢ Program 12 - Accessory Dwelling Units
➢ Program 13 - Housing Opportunities for
Persons with Particular Needs
• 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
Medium • Use residential rehabilitation programs for
residential improvement loans and grants, as
well as to provide barrier-free housing for
handicapped or persons with disabilities
throughout the community while specifically
targeting census tract 407701. Through these
steps, the City’s goal will be to facilitate
rehabilitation of 200 units during the 2021-2029
planning period.
• Continue to monitor and facilitate the
preservation of all 82 at-risk affordable housing
units
• Continue to facilitate reasonable
accommodation request to ensure equal
housing opportunities throughout the
community while specifically targeting census
tract 407701. Through this step, the City’s goal
will be to approve 100% of reasonable
accommodation request received.
• Continue to support new housing
developments accessible to the elderly and
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 A d o p t ed D r a f t – F e b r u a r y 2 0 2 2 P a g e H – D 56 Fair Housing
Issue(s) Contributing Factors Priority Meaningful Actions disabled persons throughout the community
while specifically targeting census tract 407701.

Also see:
➢ Program 1 - Residential Rehabilitation Program
➢ Program 9 - Preservation of Affordable
Housing
➢ Program 11 - Zoning Code Amendments
➢ Program 12 - Accessory Dwelling Units
➢ Program 13 - Housing Opportunities for
Persons with Particular Needs
• Displacement
• Integration and
Segregation
• Outreach
• Lack of information on affordable housing,
fair housing, and ADA laws
Medium • Continue to provide outreach material on fair
housing laws on the City’s website and in
public facilities, and direct housing
discrimination to the appropriate enforcement
agencies. Through these steps, the City’s goal
will be to increase community awareness of
housing laws by at least 25 percent.
• Support County housing agencies efforts to
maintain, and possibly increase, housing
vouchers to fund rental assistance for lower
income households throughout the community
while specifically targeting census tracts
406901, 407102, 407601, 407701, and 407702.

Through these steps, the City’s goal will be to
increase participate in the voucher program by
at least 25 percent.
• Continue to promote activities and programs
with cooperation with other agencies and
organizations to meet the needs of the
homeless population throughout the
community. Through these actions, the City’s
goal will be to reduce the homeless population
by at least 20 percent from the most recent
County point-in-time survey.

Also see:
➢ Program 7 – Section 8 Rental Assistance
➢ Program 8 - Affordable Housing Development
with Priority for Extremely-Low-Income Units
➢ Program 13 - Housing Opportunities for
Persons with Particular Needs
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 A d o p t ed D r a f t – F e b r u a r y 2 0 2 2 P a g e H – D 57 [This space is intentionally left blank]
RESOLUTJON 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 6m

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 ofretail-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 6
th 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 6
th Cycle Housing Element Update; and
WHEREAS, the City prepared a Dran 2021-2029 6th Cycle Housing Element Update (''Project"), which was made available for a 30-day public review beginning on November 10, 2021;and
RESOLUTION NO. 22-5690 2 of 4 FEBRUARY 22, 2022
WHEREAS, on November 24, 2021, the draft 2021-2029 6
th 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 (A11icle 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 6
th 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 envirom11ental 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 Plmming 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 6 th 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
\1/HEP�ft1S, all legal prerequisites to the adoption of this resolution have occtnTed.

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 6
th Cycle Housing Element.

SECTION 4. The 2021-2029 6
th Cycle Housing Element complies with Article 10.6
(Housing Elements), of the California Govermnent 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 attaclunents, as well as the findings and conclusions set forth herein, the City Council adopts the Plaiming 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:

NOES:

ABSTAIN:

ABSENT:

COUNCILMEMBERS: K.linakis, Argudo, Mendoza, Quinones
COUNCILMEMBERS: None
COUNCILMEMBERS: None
COUNCILMEMBERS: Munoz
Charlie K.linakis, Mayor
ATTEST:

EXHIBIT 1
2021-2029 Housing Element and Appendices
(to be attached)
EXHIBIT 2
Initial Study/Negative Declaration
(to be attached)
ORDINANCE NO. 26-996 PAGE 1 OF 3 JUNE 9, 2026
ORDINANCE NO. 26-996

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF LA
PUENTE, CALIFORNIA, AMENDING TITLE 10 (ZONING) OF
THE LA PUENTE MUNICIPAL CODE TO IMPLEMENT 6TH
CYCLE HOUSING ELEMENT PROGRAMS 3A, 3B, AND 3C IN

COMPLIANCE WITH STATE HOUSING LAW
WHEREAS, pursuant to the City’s police power under Article XI, Section 7 of the California Constitution, the City Council has authority to enact ordinances to promote the public health, safety, and welfare; and
WHEREAS, the City has adopted the La Puente Municipal Code (“LPMC”), including Title 10 (Zoning), to regulate land use and development within the City; and WHEREAS, on October 7, 2022, the California Department of Housing and Community Development (HCD) certified the City’s 6th Cycle Housing Element (2021– 2029), which includes programs to remove governmental constraints and facilitate housing production; and
WHEREAS, Programs 3a, 3b, and 3c of the certified Housing Element require the City to amend its Zoning Code to implement ministerial approval processes, ensure no net loss of housing, and facilitate housing development on identified sites; and WHEREAS, Program 3a requires the establishment of a Religious Congregational Sites Overlay to facilitate affordable housing on properties owned or controlled by religious institutions, consistent with Government Code Sections 65583.2(h) and (i) and WHEREAS, Program 3b requires the adoption of replacement housing requirements and tenant protections to ensure no net loss of existing housing units and to protect displaced residents, consistent with Government Code Sections 65583.2(g)(3), 65915(c)(3), and 66300(d), and SB 330; and
WHEREAS, Program 3c requires the implementation of ministerial approval processes for qualifying housing developments on Housing Element sites, including reuse sites, prior-cycle sites, and designated Downtown sites, consistent with Government Code Section 65583.2 and related State housing laws; and
WHEREAS, this Ordinance is intended to ensure consistency between the Municipal Code, the General Plan, and State Housing Law, including Government Code Sections 65583.2, 65913.4, and 66300; and
WHEREAS, the City Council has reviewed and considered the Addendum to the 6th Cycle Housing Element Initial Study/Negative Declaration prepared pursuant to CEQA Guidelines Section 15164.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF LA PUENTE DOES ORDAIN AS FOLLOWS:

Attachment C
ORDINANCE NO. 26-996 PAGE 2 OF 3 JUNE 9, 2026
SECTION 1. RECITALS. The City Council finds that the foregoing recitals are true and correct and are incorporated herein by reference.

SECTION 2. CEQA. The City Council finds that an Addendum to the 6th Cycle Housing Element Initial Study/Negative Declaration has been prepared in accordance with CEQA Guidelines Section 15164. The City Council further finds that the proposed amendments are consistent with the prior environmental analysis and that none of the conditions described in CEQA Guidelines Section 15162 requiring additional environmental review have occurred.

SECTION 3. AMENDMENT TO TITLE 10 – PROGRAM 3A Title 10 of the La Puente Municipal Code is hereby amended to add Chapter 10.21 (Religious Congregational Sites Overlay Zone), which establishes ministerial (by-right) approval procedures where at least 20 percent of units are affordable to lower-income households and objective development standards to facilitate affordable housing on qualifying religious and institutional sites, including a permitted density range of 20 to 30 dwelling units per acre, as set forth in Exhibit C-1.

SECTION 4. AMENDMENT TO TITLE 10 – PROGRAM 3B. Title 10 of the La Puente Municipal Code is hereby amended to add Chapter 10.51 (Replacement Housing Units), which establishes one-for-one replacement requirements, long-term affordability standards, and tenant protections for displaced residents, as set forth in Exhibit C-2.

SECTION 5. AMENDMENT TO TITLE 10 – PROGRAM 3C. Title 10 of the La Puente Municipal Code is hereby amended to add Chapter 10.52 (Housing Element Sites), which establishes a ministerial (by-right) approval process for qualifying housing developments on Housing Element sites, including reuse sites, prior-cycle sites, and designated Downtown sites, where at least 20 percent of units are affordable to lowerincome households, as set forth in Exhibit C-3.

SECTION 6. ZONING MAP AMENDMENT (OVERLAY APPLICATION)
The Official Zoning Map of the City of La Puente is hereby amended to apply the following overlay designations to specific parcels identified in the City’s Housing Element inventory:

A. Religious Congregational Sites Overlay Zone (Chapter 10.21). The Religious Congregational Sites (RCS) Overlay Zone is hereby applied to the parcels identified in Exhibit D-1, attached hereto and incorporated by reference.

B. Housing Element Sites (Chapter 10.52). The Housing Element Sites designation is hereby applied to the parcels identified in Exhibit D-2, attached hereto and incorporated by reference.

These overlay designations shall be reflected on the Official Zoning Map and shall apply in addition to the underlying base zoning districts. In the event of a conflict between the overlay provisions and the underlying zoning, the overlay provisions shall control.

SECTION 7. CLERICAL ERRORS. The City Clerk is authorized to make minor, non-substantive corrections to this Ordinance, including typographical errors, formatting issues, and cross-reference corrections.

ORDINANCE NO. 26-996 PAGE 3 OF 3 JUNE 9, 2026
SECTION 8. SEVERABILITY. If any section, subsection, sentence, clause, or phrase of this Ordinance is held to be invalid or unconstitutional, such decision shall not affect the validity of the remaining portions.

SECTION 9. EFFECTIVE DATE. This Ordinance shall take effect thirty (30) days after its adoption pursuant to Government Code Section 36937.

SECTION 10. PUBLICATION. The City Clerk shall certify to the adoption of this Ordinance and shall cause it to be published and posted as required by law.

PASSED, APPROVED AND ADOPTED this ___ day of ________, 2026, by the following vote:

AYES: COUNCILMEMBERS:

NOES: COUNCILMEMBERS:

ABSENT: COUNCILMEMBERS:

ABSTAIN: COUNCILMEMBERS:
______________________________
Charlie Klinakis, Mayor
ATTEST:
_____________________________________
Martha Torres, MPA, CMC, City Clerk
EXHIBIT C-1
MCA 26-01 - Program 3a Religious Congregational Sites Overlay Addition of Chapter 10.21 Religious Congregational Sites Overlay Chapter 10.21 Religious Congregational Sites Overlay of Title 10, Zoning, of the City of La Puente Municipal Code is hereby added as follows:

Chapter 10.21 Religious Congregational Sites Overlay

SECTIONST

10.21.010 Purpose

10.21.020 Definitions

10.21.030 Applicability

10.21.040 Uses Permitted

10.21.050 Development Standards

10.21.010 Purpose
This Chapter is created to establish procedures to implement State Housing Element Law related to the Religious Congregational Sites Overlay identified as Program 3a of the City of La Puente 2021-2029 Sixth Cycle Housing Element of the General Plan. It is the intent of these regulations to ensure full compliance with California Government Code Sections 65583.2(h) and (i) through facilitating affordable-housing development on properties owned or controlled by religious institutions or affiliated nonprofits.

The objectives include:

1. Enable lower-income housing on properties owned or controlled by religious institutions or affiliated nonprofits;

2. Satisfy the City’s lower-income shortfall-rezoning obligation;

3. Provide ministerial (by-right) processing for qualifying projects.

Nothing in this Chapter limits rights provided by AB 1851 (2020) or SB 4 (2023). This Chapter is adopted specifically to fulfill Gov. Code § 65583.2(h)–(i) and the Housing Element.

10.21.010 Definitions
For purposes of this Chapter, the following definitions shall apply:
“Affiliated Nonprofit” means a nonprofit corporation or organization that is controlled by, or under common control with, a Religious Institution and operates for religious, charitable, or educational purposes.

EXHIBIT C-1
MCA 26-01 - Program 3a Religious Congregational Sites Overlay “By Right” means a use or development that is permitted without discretionary review and that is subject only to objective standards. Approval of a by-right development shall be ministerial and shall not constitute a “project” under Division 13 (commencing with Section 21000) of the Public Resources Code, consistent with Government Code Section 65583.2(i). “Gross Floor Area” means the total floor area of all floors within a building, measured to the exterior walls, excluding areas expressly exempted by this Zoning Code. “Gross Project Area” means the total site area proposed for residential development under the Religious Congregational Sites Overlay.
“Lower-Income Household” means the same meaning as set forth in Health and Safety Code Section 50079.5.
“Ministerial” means a process involving no discretionary judgment by the City and limited to determining compliance with objective standards, consistent with Government Code Section 65583.2(h) and (i).

Religious Congregational Sites Overlay (RCSO) means the overlay zoning district established by this Chapter and applied to parcels identified in the 2021–2029 Housing Element pursuant to Government Code Section 65583.2(h).
“Religious Facility” means a structure or use primarily devoted to religious assembly, worship, fellowship, education, or administration, including but not limited to a sanctuary, chapel, fellowship hall, classroom, or administrative building. “Religious Institution” means an organization or congregation that is organized primarily for religious worship or related religious purposes and that qualifies as a religious organization under federal or state law.

10.21.030 Applicability
The official Zoning Map is hereby amended to indicate that the Religious Congregational Sites Overlay (RCSO) may apply to specific parcels as identified to accommodate the City’s lower income housing needs in “Table 31. Religious Congregational Sites” of the City of La Puente 2021-2029 Sixth Cycle Housing Element of the General Plan.

No separate parcel-specific action shall be required; application of the Overlay shall occur by operation of this Ordinance when the Community Development Director verifies that a property satisfies the criteria of this Chapter (Applicability).

This Overlay shall apply to the specified parcels provided that the parcel:

1. Is owned, leased, or controlled by a religious institution or its affiliated nonprofit; and

2. Contains an existing religious facility or associated use (e.g., sanctuary, hall, classroom, fellowship or administrative building);
EXHIBIT C-1
MCA 26-01 - Program 3a Religious Congregational Sites Overlay

10.21.040 Uses Permitted
The following residential and complementary uses are permitted in the Housing Overlay. 100 percent residential uses are expressly permitted.

Use RCSO
Permit
Requirements
Notes and Specific Use
Standards
P
Permitted

RESIDENTIAL USES
Dwelling: P
Detached Single Unit P
Duplex P
Multi Family – more than 2 units per
structure
P
Senior Citizen Housing P See Sec. 10.10.100 (Senior
Citizen Housing
Transitional and Supportive Housing P As required by Sections 65580- 65589.8 of the Government
Code
Child Day Care - Large Family P See Section 10.50.060 (Large Family Day Care Homes) and
applicable State laws
Child Day Care - Small Family P See Section 10.50.060 (Small Family Day Care Homes) and
applicable State laws
Day Care Facility - Commercial: Child or
Adult
P

RECREATION, EDUCATION, AND ASSEMBLY USES
Religious Assembly P
Private School - Grades K-12 P

OTHER USES
Accessory Structures P See Ch. 10.26 (Accessory
Structures)
In any mixed-use development, residential uses shall occupy at least fifty percent (50%) of the total gross floor area of the project, consistent with Government Code Section 65583.2(h).

In accordance with Government Code Section 65583.2(h), owner-occupied and rental multifamily residential development shall be permitted by right when at least twenty percent (20%) of the units are restricted for lower-income households during the planning period. Such development shall be processed ministerially consistent with Government Code Section 65583.2(i) and shall not be subject to discretionary review.

EXHIBIT C-1
MCA 26-01 - Program 3a Religious Congregational Sites Overlay

10.21.050 Development Standards
A. General. Notwithstanding any maximum density, unit cap, or dwelling unit limitation established in the underlying zoning district, residential density for projects electing the RCSO shall be governed exclusively by the density standards set forth in Chapter 10.21.

B. Density. The minimum residential density shall be 20 dwelling units per acre based on gross project area consistent with Government code 65583.2(h). The maximum residential density shall be 30 dwelling units per acre based on gross project area. The size of the lot shall be calculated as the portion of the site being developed for residential use, including accessory uses that serve the housing development. Lot size shall not include portions of the site primarily used by the church or place of religion, including but not limited to parking areas or accessory features serving the church or place of religion.

C. Minimum Capacity. Each site must accommodate a minimum of sixteen (16) units, consistent with Government Code Section 65583.2(h).

D. Parking. Except as otherwise expressly provided in this Code, or by state law, the number of and design of required off-street parking spaces shall be as set forth in Chapter 10.30. The calculation of required parking spaces shall be based upon the parking required for each individual use within a development. An applicant may request, but shall not be entitled to, a reduction in the required number of parking spaces. A parking analysis prepared by a duly licensed professional shall be provided by the applicant to support a request for a parking reduction.

The City shall not impose minimum parking requirements on a residential, commercial, or mixed-use development project located within one-half (½) mile of a major transit stop, as defined in Government Code Section 65863.2, except where an exception authorized by that section applies.

E. Height / FAR / Lot Coverage. Maximum building height shall be 40 feet. The following structures must be stepped back from the edge of the building a minimum of five feet and are allowed to exceed the established building height limit:

1. Elevators, stair towers, skylights, and chimneys;

2. Rooftop open space features (such as trellises and sunshades);

3. Flagpoles;

4. Fire escapes and catwalks;

5. Solar facilities;

6. Telecommunications facilities;

7. Utility elements.

EXHIBIT C-1
MCA 26-01 - Program 3a Religious Congregational Sites Overlay F. Minimum Setbacks. Residential projects within the Housing Overlay shall comply with the minimum setback requirements applicable to the R-4 zone, as detailed in Section 10.10.030.

G. Minimum Open Space. 150 square feet of open space shall be provided per dwelling unit, of which not more than 50% may be private open space.

EXHIBIT C-1
MCA 26-01 - Program 3a Religious Congregational Sites Overlay Exhibit A: Applicable Sites of Religious Congregational Sites Overlay (Program 3a) EXHIBIT C-1
MCA 26-01 - Program 3a Religious Congregational Sites Overlay

SITE ID
Assessor Parcel
Number Site Address/Intersection2 Size
General Plan
Designation
(Current)
Zoning
Designation
(Current)
Maximum
Density
Allowed
(Current GP)
Minimum Density
Allowed
(units/acre)
Max Density
Allowed
(units/acre)
13 8201-027-007 First Fundamental Bible Church La Puente 13925 NELSON AVE 1.97 LDR R1 7 20 30 45 8472-037-030 Kingdom Hall of Jehovah's Witnesses 1010 N UNRUH AVE 1.41 HDR R4 30 20 30 44 8252-009-038 La Puente Church of Nazarene 1179 AILERON AVE 1.31 MHDR R3 18 20 30 57 8251-016-042 St Joseph Catholic Church N STIMSON/TEMPLE AVE 1.51 LDR R1 7 20 30 15 8201-009-001 St. Louis of France Catholic Church 13901 TEMPLE AVE 3.86 MDR R1 14 20 30 Overlay
EXHIBIT C-2
MCA 26-01 - Program 3b Replacement Units
Addition Chapter 10.51 Replacement Housing Units
Chapter 10.51 Replacement Units of Title 10, Zoning, of the City of La Puente Municipal Code is hereby added as follows:

Chapter 10. 51 Replacement Housing Units
Sections

10.51.010 Purpose

10.51.020 Definitions

10.51.030 Requirements for Replacement Units

10. 51.040 Application Requirements

10. 51.050 Enforcement

10. 51.060 Relationship to Other Requirements

10. 51.010 Purpose
This Chapter is created to establish procedures to implement State Housing Element Law related to the replacement of housing unit's requirements identified Program 3b of the in the Sixth Cycle Housing Element of the General Plan. It is the intent of these regulations to ensure full compliance with California Government Code Sections 65583.2(g)(3), 65915(c)(3), and 66300(d), as implemented by AB 1397 (2017), SB 330 (2019), SB 8 (2021), and AB 1218 (2023).

The City’s intent is to:

1. Prevent the net loss of housing stock during redevelopment.

2. Require one-for-one replacement of demolished dwelling units with equal or greater bedroom count.

3. Provide relocation assistance and rights of return for tenants of Protected Units, as defined in Government Code § 66300(d)(2), when such units are demolished or converted.

4. Apply these requirements citywide to all housing Development Projects, consistent with Government Code § 66300(d).

10. 51.020 Definitions
“Development Project” means any project involving construction, demolition, alteration, or conversion of structures, as defined in Government Code Section 66300(a)(2), regardless of whether the proposed project includes residential uses.

EXHIBIT C-2
MCA 26-01 - Program 3b Replacement Units
“Existing Residential Units” means any dwelling units currently on a site, or that have been vacated or demolished within the past five (5) years prior to the submittal of a complete application for a Development Project, consistent with Government Code Section 66300(d)(2). “Protected Unit” means a residential dwelling unit that meets any of the following criteria, consistent with California Government Code Section 66300(d)(2):
• A unit that, during the five (5) years preceding the submittal of a complete application for a Development Project, is or was any of the following:
o Subject to a recorded covenant, ordinance, or law that restricts rents to levels affordable to persons and families of lower or very low income; o Subject to any form of rent or price control through a public entity’s valid exercise of its police power;
o Occupied by lower- or very-low-income households, as documented by the public agency.
• A unit that within ten (10) years preceding to the submittal of a complete application for a Development Project, was withdrawn from rent or lease under the Ellis Act “Replacement Unit” means a newly constructed residential unit provided on a one-for-one basis to replace an existing or recently removed dwelling unit, consistent with the requirements of Government Code Sections 65583.2(g)(3), 65915(c)(3), and 66300(d). The specific standards for replacement, including affordability, size, and timing requirements, are established in Section

10.XX.030 of this Chapter.
“Lower-Income Household” has the same meaning as defined in Section 50079.5 of the Health and Safety Code.
“Director” means the Director of the Development Services or the Director’s designee.

10. 51.030 Requirements for Replacement Units
A. General Applicability. Replacement housing requirements shall apply to any Development Project that would demolish, convert, or alter existing residential units, regardless of whether the proposed project includes new housing. If the Director determines that a Development Project would result in a net housing loss, the developer shall replace the residential units to be removed, whether the units to be removed are occupied or not.

Replacement Units shall be replaced on a one-for-one basis and shall contain at least the same number of bedrooms as the units being removed. Replacement Units shall be applied for and constructed concurrently with the Development Project and shall be located within the same neighborhood as the units removed, but need not be located on the same site as previously existed.

EXHIBIT C-2
MCA 26-01 - Program 3b Replacement Units
B. Development Standards. Development Projects shall meet the following standards, subject to the approval of the Director:

1. Applicability
a. Current or Past Residential Use. Replacement requirements apply to sites that currently have residential uses, or have had residential uses within the past five years (based on the date the application for development was submitted) that have been vacated or demolished.
i. All Residential Units – One-for-One Replacement Required. All residential units removed as part of a Development Project shall be replaced on a one-for-one numerical basis to prevent net loss of housing stock, consistent with Government Code § 66300.6(a).
ii. Protected Units – Additional Affordability Requirements.

Residential units that meet the definition of “Protected Units” under California Government Code § 66300(d)(2) or as defined in Section

10.51.20 Definitions of this Chapter shall be subject to the additional affordability and tenant protection requirements set forth in Government Code §66300(d) and this Chapter.
b. Minimum Replacement. A Development Project subject to this Chapter shall not be approved to demolish unless it meets the one-for-one replacement standard in subsection A and the affordability standards in Government Code § 66300(d).

2. One-for-One Replacement of Units
a. Bedroom Count. Replacement Units shall provide at least the same number of bedrooms as the units being removed (Gov. Code § 66300(d)(2)(A)(i)). For units with four or more bedrooms, replacement may be three-bedroom units consistent with state law.
b. Affordability (Applies to Protected Units Only). When a Development Project involves the demolition or removal of Protected Units, the required Replacement Units corresponding to those Protected Units shall be provided in accordance with California Government Code Sections 65583.2(g)(3), 65915(c)(3)(B), and 66300(d):

Replacement Units shall be affordable to households at the same or lower income level as the Protected Units being removed, as required by Government Code § 66300(d). Income levels shall be determined based on the income limits published annually by the California Department of Housing and Community Development for Los Angeles County.

EXHIBIT C-2
MCA 26-01 - Program 3b Replacement Units
The number of Replacement Units required to be affordable at each income level shall equal the maximum number of Protected Units at that income level that existed within the twenty-four (24) month period immediately prior to the application for the conversion permit.

When a project is approved, for each unit merged, demolished or eliminated, the developer shall be required to provide an affordable designated unit in the new project to a qualifying household for at least 55 years for rental units and 45 years for ownership units. The developer shall enter a regulatory agreement with the City to provide for the provision of any such units, and the regulatory agreement shall be recorded with the Los Angeles County Recorder's Office.

If the incomes of the prior occupants is not known, and unless otherwise demonstrated, the presumption in California Government Code Section 65915(c)(3)(B)(i) regarding Lower Income Households shall be inclusive of the percentage of Extremely Low Income, Very Low Income and Low Income Households in the same proportion as their share of all renter households within the City of La Puente, as determined using the most recently available data from the United States Department of Housing and Urban Development’s Comprehensive Housing Affordability Strategy.

3. Timing: Replacement Units must be constructed prior to or concurrently with market-rate units and receive a Certificate of Occupancy no later than the marketrate units (Gov. Code § 66300(d)(2)(C)).

4. Location: Replacement Units shall be provided on-site whenever feasible. Off-site replacement may be approved by the Director if:
a. Located within the same jurisdiction;
b. Provide comparable or better access to schools, transit, and services; and c. Are available for occupancy prior to or concurrent with the market-rate units.

C. Existing Occupant Protections (Gov. Code § 66300(d)(2), AB 1218, Relocation Assistance Act)
The following minimum tenant and occupant protections apply only to tenants of Protected Units, as defined in subsection B.1.a.ii, when a Development Project will demolish, remove, or convert such units:

1. Notice of Displacement: The project applicant shall provide written notice to all affected tenants at least six (6) months prior to the date of displacement, demolition, or commencement of construction activities. Notice shall specify the anticipated vacate date, tenant rights under state law, and contact information for a relocation coordinator or City EXHIBIT C-2
MCA 26-01 - Program 3b Replacement Units
liaison. Notice shall be delivered by personal service or certified mail, and in the primary language of the household to the extent feasible.

2. Right to Remain: Tenants shall be permitted to remain in their units until no sooner than six (6) months prior to the commencement of construction, consistent with Government Code § 66300(d)(2)(B).

3. Right to Return if Demolition Does Not Proceed: If demolition or removal does not proceed and the property is returned to the rental market, displaced tenants shall have the right to reoccupy their prior unit or a comparable unit on the site at their prior rental rate, as provided in Government Code § 66300(d)(2)(B)(ii).

4. Relocation Assistance: The project applicant shall provide relocation benefits to Lowerincome tenants of Protected Units consistent with the California Relocation Assistance Act (Gov. Code § 7260 et seq.) and any applicable local ordinance providing greater benefits.

Relocation assistance shall include reimbursement of moving expenses and rent differential payments for a period of up to forty-two (42) months, as applicable. a. Relocation Payment Timing: Relocation assistance payments shall be made available prior to displacement and in amounts sufficient to enable tenants to secure comparable replacement housing. The City may require a relocation plan and documentation of payment before issuance of a demolition permit.

5. Right of First Refusal: Each lower-income household displaced from a Protected Unit shall be offered the right of first refusal to lease or purchase a Comparable Replacement Unit upon project completion.
a. Comparable Unit: Must match or exceed the number of bedrooms (and bathrooms, if applicable) of the original unit and be affordable at the same income level. b. Rent Standard: Returning tenants shall pay the lesser of (a) the rent paid at time of displacement, adjusted annually by CPI or local rent stabilization ordinance, or (b) the affordable rent for the household’s income level.
c. Offer Procedure: Written notice of availability shall be provided within thirty (30) days of issuance of the certificate of occupancy. Tenants shall have at least thirty (30) days to respond.

Tenants of other residential units not defined as Protected Units remain subject to any applicable tenant protection, relocation, or notice requirements established under other state or local laws, including, but not limited to, the California Relocation Assistance Act (Gov. Code § 7260 et seq.), and any Just Cause Eviction or local relocation provisions.

10. 51.040 Application Requirements
EXHIBIT C-2
MCA 26-01 - Program 3b Replacement Units
Prior to approval of any discretionary entitlement or issuance of any ministerial building permit, the applicant shall submit a Replacement Housing and Tenant Protection Plan that includes:
• A five-year unit history for the site, including occupancy status and rent data. • Identification of Protected Units and determination of affordability level (or rent-based presumption if income unknown).
• Location, number, bedroom mix, and affordability level of proposed Replacement Units.
• Schedule for delivery of Replacement Units relative to other development phases.

The City shall verify compliance with this Chapter before issuing any demolition or building permits.

No permit to demolish a residential building in any zoning district shall be issued until a building permit for the replacement structure is approved and the time for filing an appeal or court action has lapsed with no appeal or court action filed, unless the building is determined to pose a serious and imminent hazard as defined in the Building Code. In the event an appeal or court action is filed, a permit to demolish a residential building shall not be issued unless the appeal is resolved in favor of the demolition, or the court action upholds the demolition.

10. 51.050 Enforcement
Compliance with this Chapter shall be a condition of project approval. Failure to provide Replacement Units or required tenant protections may result in withholding of final inspection, issuance of stop-work orders, and other remedies under the Municipal Code. Replacement obligations shall run with the land and be recorded as conditions of approval.

10.51.060 Relationship to Other Requirements
The provisions of this Chapter are minimum standards and apply in addition to:
• Housing Element Program commitments (Gov. Code § 65583.2(g)(3)); • State Density Bonus Law replacement requirements (Gov. Code § 65915(c)(3)); • Local inclusionary housing, rent stabilization, or relocation ordinances.

Where multiple requirements apply, the more protective standard shall govern.

EXHIBIT C-3
MCA 26-01- Program 3c Housing Element Reuse Sites
Addition of Chapter 10.52 Housing Element Sites
Chapter 10.52 Housing Element Sites of Title 10, Zoning, of the City of La Puente Municipal Code is hereby added as follows:

Chapter 10.52 Housing Element Sites
Sections

10.52.010 Purpose

10.52.020 Definitions

10.52.030 Approval Requirements for Housing Element Sites

10.52.010 Purpose
This Chapter is created to establish procedures to implement State Housing Element Law related to sites identified by the Sixth Cycle Housing Element of the General Plan and its associated Program 3c. The intent of these regulations is to ensure consistency with Government Code Sections 65583.2 and 65589.5, as amended by AB 1397, and to facilitate development on sites identified in the Sixth Cycle Housing Element of the General Plan.

These regulations shall apply to the Inventory of Housing Element Sites, Re-Use Housing Element Sites, Lower Income Rezoning Housing Element Sites, and Downtown Business District Sites, and where so stated herein shall supersede the regulations applying on the sites pursuant to state law.

10.52.20 Definitions.

For purposes of this Section the following words and phrases are defined as follows:
“By-Right Approval” means approval of a housing development without a conditional use permit, planned unit development permit, or other discretionary local review that would constitute a “project” under Section 21100 of the Public Resources Code (CEQA), consistent with Government Code Section 65583.2(i). Projects approved by right may be subject only to administrative review for compliance with objective standards. If a subdivision is required, the project is subject to all applicable laws, including CEQA and the Subdivision Map Act. “Downtown Sites” means Housing Element sites identifies as having a current zoning designation of Downtown Business District in Table A in Appendix C of the most recently adopted 2021-2029 Sixth Cycle Housing Element.

EXHIBIT C-3
MCA 26-01- Program 3c Housing Element Reuse Sites
“Housing Development Project” means a use consisting of any of the following, as defined in California Government Code Section 65589.5(h)(2):
• Residential units only.
• Mixed-use developments consisting of residential and nonresidential uses, with at least two-thirds of the total floor area designated for residential use. • Transitional housing or supportive housing, as defined by state law. “Housing Element Sites” means sites listed on the inventory of land suitable for residential development developed pursuant to paragraph (3) of subdivision (a) of California Government Code Section 65583 that exists Appendix C of the most recently adopted 2021-2029 Sixth Cycle Housing Element.
“Lower Income Households” has the same meaning as defined in Section 50079.5 of the Health and Safety Code.
“Lower Income Rezoning Housing Element Sites” means sites that were or will be rezoned as part of a rezoning program to meet the Housing Element need for very low and low-income households allocated pursuant to Government Code Section 65584. These sites are identified in Table B in Appendix C of the most recently adopted 2021-2029 Sixth Cycle Housing Element and include sites that are accommodating lower income units. “Re-Use Housing Element Sites” means Housing Element Sites identified as meeting the criteria for a re-use housing element site in the most recently adopted Housing Element (non-vacant sites identified in the prior Fifth Cycle Housing Element and vacant sites identified in the prior two Housing Elements, “Identified in Last/Last Two Planning Cycle(s)” column) to meet the need for low- and very low-income RHNA in Table A in Appendix C of the most recently adopted 2021- 2029 Sixth Cycle Housing Element.
“Religious Congregation Sites” means Housing Element sites identified as Religious Congregation Sites in the most recently adopted 2021-2029 Sixth Cycle Housing Element. These sites are identified in Table 32 of the Housing Element and are also Sites 13, 15, 44, 45, and 57 in Table A in Appendix C of the most recently adopted 2021-2029 Sixth Cycle Housing Element.

10.52.040 Approval Requirements for Housing Element Sites

1. By-Right Approval for Re-Use Housing Element Sites. If a Housing Development Project is proposed on a Re-Use Housing Element Site that is identified in the most recently adopted 2021-2029 Sixth Cycle Housing Element as accommodating a portion of the housing need for low- and very low-income households and at least twenty percent of the project’s units will be made affordable and available to Lower Income Households, the project shall be subject to By-Right Approval pursuant to California Government Code section 65583.2(i).

EXHIBIT C-3
MCA 26-01- Program 3c Housing Element Reuse Sites

2. By-Right Approval for Lower Income Rezoning Housing Element Sites. If a Housing Development Project is proposed on a Lower Income Rezoning Housing Element Site that is identified in the most recently adopted 2021-2029 Sixth Cycle Housing Element, and at least twenty percent of the project’s units will be made affordable and available to Lower Income Households, the project shall be subject to By-Right Approval pursuant to California Government Code section 65583.2 (i).

3. By-Right Approval for Downtown Sites. If a Housing Development Project is proposed on a Downtown Site that is identified in the most recently adopted 2021-2029 Sixth Cycle Housing Element and at least twenty percent of the project’s units will be made affordable and available to Lower Income Households, the project shall be subject to By-Right Approval.

4. Densities for Lower Income Rezoning Sites or Religious Congregation Sites. If a Housing Development Project is proposed on a Lower Income Rezoning Housing Element Site or Religious Congregation Site, it shall not be approved unless it meets a minimum density requirement of 20 units per acre and permit at least 16 units, inclusive of Accessory Dwelling Units.

EXHIBIT D-1
MCA 26-01: Program 3a Religious Congregational Sites (RCS) Overlay Parcels (Chapter 10.21)
Note: The Religious Congregational Sites (RCS) Overlay Zone establishes a minimum density of 20 dwelling units per acre and a maximum density of 30 dwelling units per acre, regardless of the underlying zoning designation. In the event of a conflict between the overlay standards and the base zoning district, the overlay standards shall prevail.

Assessor
Parcel
Number
Size
General
Plan
Designation
Zoning
Designation
Max. Density
Allowed
(units/acre)
Current
Min. Density
Allowed
(units/acre)
Overlay
Max. Density
Allowed
(units/acre)
Overlay
8201-027-007 1.97 LDR R1 7 20 30
8472-037-030 1.41 HDR R4 30 20 30
8252-009-038 1.31 MHDR R3 18 20 30
8251-016-042 1.51 LDR R1 7 20 30
8201-009-001 3.86 MDR R1 14 20 30
EXHIBIT D-2
MCA 26-01: Program 3c Housing Reuse Sites (HRS) Overlay Parcels (Chapter

10.52)
Assessor’s
Parcel Number Size
General
Plan
Designation
Current
Zoning
Identified in Last/Last Two Planning
Cycle(s)
8471-018-021 0.47 LDR R1 Used in Two Consecutive Prior Housing Elements - Vacant
8214-016-020 0.47 LDR R1 Used in Prior Housing Element - Non-Vacant 8201-026-012 0.95 LDR R1 Used in Prior Housing Element - Non-Vacant 8201-027-007 0.9 LDR R1 Used in Prior Housing Element - Non-Vacant 8201-008-019 0.4 MDR R2 Used in Prior Housing Element - Non-Vacant 8201-009-001 1.11 MDR R1 Used in Prior Housing Element - Non-Vacant 8203-018-006 0.35 MHDR R3 Used in Prior Housing Element - Non-Vacant 8203-030-012 0.34 MHDR R3 Used in Prior Housing Element - Non-Vacant 8251-014-048 1.52 LDR R1 Used in Prior Housing Element - Non-Vacant 8251-014-047 0.37 LDR R1 Used in Prior Housing Element - Non-Vacant 8254-013-011 0.33 MDR R2 Used in Prior Housing Element - Non-Vacant 8254-013-040 0.18 MDR R2 Used in Prior Housing Element - Non-Vacant 8254-015-033 0.32 MDR R2 Used in Prior Housing Element - Non-Vacant 8472-034-015 0.35 MDR R2 Used in Prior Housing Element - Non-Vacant 8251-002-012 0.28 MDR R2 Used in Prior Housing Element - Non-Vacant 8251-004-018 0.35 MDR R2 Used in Prior Housing Element - Non-Vacant 8251-018-053 0.24 MDR R2 Used in Prior Housing Element - Non-Vacant 8252-012-006 0.28 MDR R2 Used in Prior Housing Element - Non-Vacant 8252-012-010 0.29 MDR R2 Used in Prior Housing Element - Non-Vacant 8252-012-002 0.28 MDR R2 Used in Prior Housing Element - Non-Vacant 8251-002-015 0.39 MDR R2 Used in Prior Housing Element - Non-Vacant 8251-018-025 0.15 MDR R2 Used in Prior Housing Element - Non-Vacant 8251-018-008 0.4 MDR R2 Used in Prior Housing Element - Non-Vacant 8251-018-016 0.44 MDR R2 Used in Prior Housing Element - Non-Vacant 8251-018-026 0.5 MDR R2 Used in Prior Housing Element - Non-Vacant 8251-017-038 0.59 MDR R2 Used in Prior Housing Element - Non-Vacant 8252-009-022 0.27 MHDR R3 Used in Prior Housing Element - Non-Vacant 8252-009-031 0.21 MHDR R3 Used in Prior Housing Element - Non-Vacant 8252-010-030 0.22 MHDR R3 Used in Prior Housing Element - Non-Vacant 8252-011-004 0.22 MHDR R3 Used in Prior Housing Element - Non-Vacant 8252-009-005 0.29 MHDR R3 Used in Prior Housing Element - Non-Vacant 8252-009-019 0.3 MHDR R3 Used in Prior Housing Element - Non-Vacant 8252-011-009 0.36 MHDR R3 Used in Prior Housing Element - Non-Vacant 8252-011-013 0.36 MHDR R3 Used in Prior Housing Element - Non-Vacant 8251-004-029 0.26 HDR R4 Used in Prior Housing Element - Non-Vacant 8251-004-030 0.38 HDR R4 Used in Prior Housing Element - Non-Vacant EXHIBIT D-2
MCA 26-01: Program 3c Housing Reuse Sites (HRS) Overlay Parcels (Chapter

10.52)
8247-002-034 0.57 LDR R1 Used in Prior Housing Element - Non-Vacant 8246-002-031 0.64 LDR R1 Used in Prior Housing Element - Non-Vacant 8247-001-026 0.76 LDR R1 Used in Prior Housing Element - Non-Vacant 8247-002-035 0.75 LDR R1 Used in Prior Housing Element - Non-Vacant 8247-015-003 0.8 LDR R1 Used in Prior Housing Element - Non-Vacant 8251-016-003 0.72 LDR R1 Used in Prior Housing Element - Non-Vacant 8247-007-020 1 LDR R1 Used in Prior Housing Element - Non-Vacant 8247-004-016 1.54 LDR R1 Used in Prior Housing Element - Non-Vacant 8251-016-042 0.81 LDR R1 Used in Prior Housing Element - Non-Vacant 8246-008-804 0.69 MDR R2 Used in Prior Housing Element - Non-Vacant 8263-003-037 0.54 HDR R4 Used in Prior Housing Element - Non-Vacant 8246-010-003 0.17 MU DBD Used in Prior Housing Element - Non-Vacant 8246-010-015 0.13 MU DBD Used in Prior Housing Element - Non-Vacant 8246-010-012 0.3 MU DBD Used in Prior Housing Element - Non-Vacant 8246-010-008 0.06 MU DBD Used in Prior Housing Element - Non-Vacant 8246-010-007 0.12 MU DBD Used in Prior Housing Element - Non-Vacant 8246-010-005 0.17 MU DBD Used in Prior Housing Element - Non-Vacant 8246-010-016 0.64 MU DBD Used in Prior Housing Element - Non-Vacant 8246-010-009 0.12 MU DBD Used in Prior Housing Element - Non-Vacant 8246-009-002 0.52 MU DBD Used in Prior Housing Element - Non-Vacant 8246-009-001 0.17 MU DBD Used in Prior Housing Element - Non-Vacant 8246-009-007 0.22 MU DBD Used in Prior Housing Element - Non-Vacant 8246-009-010 0.17 MU DBD Used in Prior Housing Element - Non-Vacant 8246-009-012 0.17 MU DBD Used in Prior Housing Element - Non-Vacant 8246-009-800 0.52 MU DBD Used in Prior Housing Element - Non-Vacant 8246-009-900 0.17 MU DBD Used in Prior Housing Element - Non-Vacant 8246-009-016 0.34 MU DBD Used in Prior Housing Element - Non-Vacant 8246-009-015 0.17 MU DBD Used in Prior Housing Element - Non-Vacant 8246-009-011 0.17 MU DBD Used in Prior Housing Element - Non-Vacant 8246-009-901 0.15 MU DBD Used in Prior Housing Element - Non-Vacant 8246-007-013 0.15 MDR DBD Used in Prior Housing Element - Non-Vacant 8246-007-012 0.15 MDR DBD Used in Prior Housing Element - Non-Vacant 8246-007-010 0.15 MDR DBD Used in Prior Housing Element - Non-Vacant 8246-004-018 0.17 MDR DBD Used in Prior Housing Element - Non-Vacant 8246-004-015 0.34 MDR DBD Used in Prior Housing Element - Non-Vacant 8246-004-017 0.17 MDR DBD Used in Prior Housing Element - Non-Vacant 8246-004-014 0.16 MDR DBD Used in Prior Housing Element - Non-Vacant 8246-004-016 0.17 MDR DBD Used in Prior Housing Element - Non-Vacant 8246-016-015 0.17 MDR DBD Used in Prior Housing Element - Non-Vacant EXHIBIT D-2
MCA 26-01: Program 3c Housing Reuse Sites (HRS) Overlay Parcels (Chapter

10.52)
8246-016-016 0.08 MDR DBD Used in Prior Housing Element - Non-Vacant 8246-016-014 0.16 MDR DBD Used in Prior Housing Element - Non-Vacant 8246-016-013 0.16 MDR DBD Used in Prior Housing Element - Non-Vacant 8246-009-017 0.55 MU DBD Used in Prior Housing Element - Non-Vacant 8246-013-019 0.1 MU DBD Not Used in Prior Housing Element 8246-013-021 0.07 MU DBD Not Used in Prior Housing Element 8246-013-018 0.06 MU DBD Not Used in Prior Housing Element 8246-013-015 0.14 MU DBD Not Used in Prior Housing Element 8246-013-016 0.1 MU DBD Not Used in Prior Housing Element 8246-013-020 0.11 MU DBD Not Used in Prior Housing Element 8246-013-023 0.05 MU DBD Not Used in Prior Housing Element 8246-013-902 0.031 MU DBD Not Used in Prior Housing Element 8246-013-904 0.055 MU DBD Not Used in Prior Housing Element 8246-013-900 0.05 MU DBD Not Used in Prior Housing Element 8246-014-003 0.15 MU DBD Not Used in Prior Housing Element 8246-014-004 0.16 MU DBD Not Used in Prior Housing Element 8246-014-001 0.16 MU DBD Not Used in Prior Housing Element 8246-014-002 0.16 MU DBD Not Used in Prior Housing Element 8246-014-006 0.16 MU DBD Not Used in Prior Housing Element 8246-014-005 0.16 MU DBD Not Used in Prior Housing Element 8246-010-004 0.17 MU DBD Not Used in Prior Housing Element 8246-010-006 0.15 MU DBD Not Used in Prior Housing Element Note: The Housing Element Sites designation (Chapter 10.52) establishes a ministerial (by-right) approval process for qualifying housing developments that include at least 20 percent of units affordable to lower-income households. These provisions apply in addition to the underlying zoning and are intended to implement the City’s certified Housing Element in compliance with State Housing Law. In the event of a conflict, the provisions of Chapter 10.52 shall control.