Agenda packet, regular meeting, second session — La Verne City Council, November 21, 2022 (part 1 of 3)

Agenda And Agenda Packet
CITY COUNCIL AGENDA 2022-11-21 18-30.PDF
CITY COUNCIL AGENDA PACKET 2022-11-21 18-30.PDF

1. Documents:

CITY OF LA VERNE

CITY COUNCIL AGENDA

Monday, November 21, 2022 - 6:30 p.m.

La Verne City Hall - Council Chambers,
3660 D Street, La Verne, CA 91750

In compliance with the American Disabilities Act, any person with a disability who requires a modification or accommodation in order to participate in a meeting should contact the City Clerk’s Office at (909) 596-8726 at least 48 hours prior to the meeting. Regular Meetings are held on the 1st and 3rd Monday of every month.

1) “View the meeting through the City’s website at www.cityoflaverne.org/live and click on “Watch Live”.

2) Individuals can email their comments to the Assistant City Clerk at [email protected] up to noon on the day of the meeting. Those comments will be shared with City Council in advance of the City Council meeting and included as part of the permanent record. Please be advised that public comments submitted by emails or any other format to the City are public records that will be made available for public viewing. 3) Individuals who wish to share their comments directly during the meeting may do so by emailing the Assistant City Clerk at [email protected] g with their phone number and the item(s) they wish to speak on. Requests will be accepted before and throughout the meeting and staff will call you back at the appropriate time. Once items are considered by the City Council, no further public comment on that matter will be accepted. A time limit of 3- minutes is set for all public comments.
4) If you wish to participate via Zoom, you will need to register at https://us02web.zoom.us/webinar/register/WN__UoUJqO4TtqaR5yRVUJheg before 5:00 p.m. on Monday, November 21, 2022, and please be aware that space is limited. You will have the ability to watch the meeting in real time and raise your hand to request to comment as appropriate on the current agenda item(s). Once it is your turn to speak, you will be brought into the meeting and have the ability to turn your video on when called upon.

Tim Hepburn, Mayor
Rick Crosby, Mayor Pro Tem
Wendy Lau, Council Member
Steve Johnson, Council Member
Meshal “Kash” Kashifalghita, Council Member

www.cityoflaverne.org
(909) 596-8726 - Phone
(909) 596-8740 - Fax
City Hall Council Chamber
3660 D Street
La Verne, CA 91750

AGENDA, La Verne City Council Meeting, Monday, November 21, 2022, Page 2

1. CALL TO ORDER

2. PLEDGE OF ALLEGIANCE

3. ROLL CALL: Council Member
Meshal “Kash” Kashifalghita, Council Member Steven Johnson, Council Member Wendy Lau, Mayor Pro Tem Rick Crosby, and Mayor Tim Hepburn.

4. ANNOUNCEMENTS OF UPCOMING COMMUNITY EVENTS (Any person who wishes to make a brief announcement of a future community event that is open to the general public may do so at

this time)

a. City Council Minutes
of November 7, 2022, to be received and filed.

b. Register of Audited Demands in the amount of $2,150,704.30 dated October 27, 2022; and in the amount of $195,080.12 dated November 3, 2022, approval recommended by Finance Director Lopez.

c. Extending Salary Continuation to Permanent Employees Called to Active Duty - The City has previously extended veteran leave benefits for permanent employees called to active duty in support of United States military operations such as Enduring Freedom. The Cit y was informed that one of its Public W orks personnel has been called to active duty in support of military operations overseas. Authorization of this requires City Council approval for the extension of partial salary benefits during the entirety of the deployment.

Assistant City Manager Ranells recommends that the City Council approve an eleven (11) month extension of partial salary totaling $10,500 from the General Fund for the employee being called to active duty in support of military operations overseas. d. Staff recommends approval and passage of the following Resolutions:

Resolution No. 22-75 - A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

LA VERNE, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AUTHORIZING A

MEMORANDUM OF UNDERSTANDING WITH T HE COUNTY OF LOS ANGELES BY AND THROUGH THE LOS ANGELES COUNTY SHERIFF’S DEPARTMENT FOR

PARTICIPATION IN THE LOS ANGELES TASKFORCE FOR REGIONAL AUTOTHEFT PREVENTION (TRAP) TEAM - The Police Department values its participation and partnership with the vario us regional task forces comprised of department members from individual participating agencies. The Police Department seeks to add a police officer to the Los Angeles Taskforce for Regional Autotheft Prevention (TRAP) Team.

Police Chief Flores recommends that the City Council approve Resolution No. 22 -75, authorizing the City Manager to enter into an agreement between the City of La Verne and the County of Los Angeles by and through the Los Angeles County Sheriff's Department to assign a Police Department member to TRAP on a full -time basis, and approve the hiring of an additional officer to backfill the Officer assigned.

AGENDA, La Verne City Council Meeting, Monday, November 21, 2022, Page 3

e. Ordinance(s), Second Reading, approval recommended.

Ordinance No. 1112 - AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF

LA VERNE, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AMENDING THE

MUNICIPAL CODE REGARDING PERSONAL CONDUCT AND PROPERTY
MAINTENANCE - At the August 1, 2022 City Council meeting, the Police Department sought appropriations to utilize funding from the American Rescue Pl an Act (ARPA) to address the homeless population within the community. The Police Department also recommended additional measures to assist the Department's Homeless Outreach Support Team (HOST) in maintaining the quality of life by adding and amending existing ordinances. On November 7, 2022, the Ordinance was placed on first reading.

Police Chief Flores recommends that the City Council approve Ordinance No 1112, amending the Municipal Code regarding personal conduct and property maintenance.

6. PUBLIC HEARINGS

2021-2029 Housing Element Update - The Housing Element is a state-mandated element of the City’s General Plan and is required to identify and analyze existing and projected housing needs for the City of La Verne. The document includes the City’s goals, policies, quantified objectives, and programs for the preservation, improvement, and development of housing. The Housing Element is the only element that must be updated at regular intervals or cycles (every 8 years).

The current adopted Housing Element for the 5
th Cycle covers the period 2013-2021. Based on
timeframes set by the State Department of Housing and Community Development (HCD), the City must now adopt an updated Housing Element covering the 6 th Cycle period 2021-2029.

Prior to adoption, the 2021-2029 Housing Element must be reviewed by HCD and the City must consider and respond to the Department’s comments by making necessary modifications to comply with State Housing Law. City staff and the City’s consultant completed the First Draft 2021-2029 Housing Element in December 2021, which was circulated for a 30-day public review period and submitted to HCD for a State-mandated 60-day review. HCD provided comments on the First Draft 2021-2029 Housing Element in February 2022. The City then updated its 2021- 2029 Housing Element to respond to HCD’s comments and resubmitted its Second Draft 2021- 2029 Housing Element to HCD on August 5, 2022 for a second State-mandated 60-day review period. On September 30, 2022, the City received an official confirmation letter from HCD that the Second Draft 2021-2029 Housing Element will comply with the Housing Element Law upon adoption (Attachment E).

State law also requires the Housing Element to identify sites suitable for development of al l housing types, with capacity to satisfy the City’s regional housing needs allocation (RHNA) for the period 2021-2029 (6
th Cycle).

Overall, the City has the ability to adequately accommodate its RHNA (at all income levels) within the City’s current general plan and zoning designations (including through adopted Specific Plans); no rezoning is proposed as part of this project.

AGENDA, La Verne City Council Meeting, Monday, November 21, 2022, Page 4 Also, in a recent article in the Daily Bulletin (Attachment F) it was stated that almost two-thirds of Southern California’s cities and counties have failed to meet the state housing plan deadline and what the consequences are for rezoning and loss of grants.

STAFF RECOMMENDATION: Staff and the Planning Commission recommend that the City Council should find the General Plan
Amendment exempt from the California
Environmental Quality Act in accordance with Section
15061(b)(3) of the CEQA Guidelines because the
activity is governed by the general rule that CEQA
applies only to projects that have the potential for
causing a significant effect on the environment, and it can be seen with certainty that there is no possibility that the adoption of this policy document would have
a significant effect on the environment, directly or
indirectly.

Approve the Housing Element and approve 07-
22GPA to the City Council by adopting Resolution
No. 22-77 (Attachment A).

Resolution No. 22-77 - A RESOLUTION OF THE

CITY COUNCIL OF THE CITY OF LA VERNE,

COUNTY OF LOS ANGELS, STATE OF

CALIFORNIA, APPROVIN G GENERAL PLAN
AMENDMENT NO. 7-22GPA FOR THE 6TH CY CLE
2021-2029 HOUSING ELEMENT AND FINDING HE
PROJECT TO BE EXEMPT FROM CEQA.

7. OTHER MATTERS

Approval of City Manager Agreement - After completing a comprehensive search for a new City Manager with the assistance of a professional executive recruitment firm, the City Council has unanimously selected Kenneth Domer as La Verne's next City Manager. The terms and conditions of Mr. Domer's employment are contained in an employment contract that is presented for Council approval.

STAFF RECOMMENDATION: The City Council should approve the City Manager employment agreement with Kenneth Domer.

Resolution No. 22 -76 - A RESOLUTION OF THE

CITY COUNCIL OF THE CITY OF LA VERNE,

COUNTY OF LOS ANGELES, STATE OF

CALIFORNIA, AUTHORIZING AN EMPLOYMENT

AGREEMENT WITH KEN NETH DOMER FOR
THE POSITION OF CITY MANAGER.

AGENDA, La Verne City Council Meeting, Monday, November 21, 2022, Page 5

8. PUBLIC COMMENTS/ORAL COMMUNICATIONS - This is the time set aside for anyone wishing to address the City Council on items not listed in any other place on the agenda. Under the provisions of the Brown Act, the legislative body is prohibited from talking or engaging in discussion on any item not appearing on the posted agenda. However, your concerns may be referred to staff or set for discussion at a later date. Please email your public comment to the Assistant City Clerk at [email protected]
. Your public comment will be shared with the
City Council and included as part of the permanent record. If you wish to speak, email your phone number and staff will call you back. There is a 3-minute time limit on public comments.

9. COUNCIL COMMENTS AND CONFERENCE/MEETING REPORTS - Each Council Member may address the Council and public on matters of general information and/or concern. Thi s is also the time for Council Members to report on conferences and/or meetings they have attended.

10. CLOSED SESSION:

The City Council will meet in Closed Session pursuant to Government Code Section 54957.6 for the following:

Conference with Labor Negotiators
Negotiators: Interim City Manager, Assistant City Manager, and City Attorney Employee Organization(s): La Verne City Employees Association, La Verne Police Officers’ Association, La Verne Police Middle Management Association and all unrepresented employees .

11. ADJOURNMENT

Happy Thanksgiving from the La Verne City Council

THE NEXT REGULAR MEETING of the La Verne City Council is scheduled for Monday, December 5, 2022, at 6:30 p.m.

AGENDA, La Verne City Council Meeting, Monday, November 21, 2022, Page 6

The Annual Tree Lighting Ceremony will be held at the next City Council Meeting on Monday, December 5, 2022 at 6:30 p.m.

Carolers & Santa Claus are expected to attend!

ADVISORY STAFF

____ Jesse Duff, Interim City Manager
____ JR Ranells, Assistant City Manager
____ Robert Kress, City Attorney
____ Lupe Gaeta Estrella, Assistant City Clerk
____ Anthony Ciotti, Interim Public Works Director
____ Eric Scherer, Director of Community Development
____ Christy Lopez, Finance Director
____ Colleen Flores, Police Chief
____ Christopher Nigg, Fire Chief
____ Yvonne Duran, Community Services Manager
____ Cody Howing, City Engineer

Posting Statement: On November 15, 2022, a true and correct copy of this Agenda was posted on the bulletin board at La Verne City Hall, 3660 D Street, La Verne, and on the City’s website at www.cityoflaverne.org.

Table of Contents
Agenda 2
Agenda Items
5a. City Council Minutes 8
5b. Register of Audited Demands 16
5c. Military Pay for Call of Duty 24
5d. Autotheft Prevention Agreement (TRAP) 26
5e. Ord.1112, Personal Conduct & Property Maint. 56

6. Housing Element Update 60

7. City Manager Employment Agreement 74
1 City Council Agenda Packet, Monday, November 21, 2022

CITY OF LA VERNE

CITY COUNCIL AGENDA
Monday, November 21, 2022 - 6:30 p.m.

La Verne City Hall - Council Chambers,
3660 D Street, La Verne, CA 91750
In compliance with the American Disabilities Act, any person with a disability who requires a modification or accommodation in order to participate in a meeting should contact the City Clerk’s Office at (909) 596-8726 at least 48 hours prior to the meeting. Regular Meetings are held on the 1st and 3rd Monday of every month.

T
o facilitate public participation for those who do not wish to attend in person, the meeting will still be made available virtually to residents. Below are the following opportunities on how to participate:
1) “View the meeting through the City’s website at www.cityoflaverne.org/live and click on “Watch Live”.
2) Individuals can email their comments to the Assistant City Clerk at [email protected] up to noon on the day of the meeting. Those comments will be shared with City Council in advanc e of
the City Council meeting and included as part of the permanent record. Please be advised that public comments submitted by emails or any other format to the City are public records that will be made available for public viewing. 3) Individuals who wish to share their comments directly during the meeting may do so by emailin g t
he Assistant City Clerk at [email protected] g with their phone number and the item(s) they wish to speak on. Requests will be accepted before and throughout the meeting and staff will call you back at the appropriate time. Once items are considered by the City Council, no
f
urther public comment on that matter will be accepted. A time limit of 3- minutes is set for all public comments.
4) If you wish to participate via Zoom, you will need to register at https://us02web.zoom.us/webinar/register/WN__UoUJqO4TtqaR5yRVUJheg before 5: 00 p.m. on Monday, November 21, 2022, and please be aware that space is limited. You will hav e t
he ability to watch the meeting in real time and raise your hand to request to comment as appropriate on the current agenda item(s). Once it is your turn to speak, you will be brought into the meeting and have the ability to turn your video on when called upon.

Tim Hepburn, Mayor
Rick Crosby, Mayor Pro Tem
Wendy Lau, Council Member
Steve Johnson, Council Member
Meshal “Kash” Kashifalghita, Council Member
www.cityoflaverne.org
(909) 596-8726 - Phone
(909) 596-8740 - Fax
City Hall Council Chamber
3660 D Street
La Verne, CA 91750
2 AGENDA, La Verne City Council Meeting, Monday, November 21, 2022, Page 2

1. CALL TO ORDER

2. PL

EDGE OF ALLEGIANCE

3. R
OLL CALL: C
ouncil Member Meshal “Kash” Kashifalghita, Council Member Steven Johnson, Council Member Wendy Lau, Mayor Pro Tem Rick Crosby, and Mayor Tim Hepburn.

4. A
NNOUNCEMENTS OF UPCOMING COMMUNITY EVENTS (Any person who wishes to make a brief announcement of a future community event that is open to the general public may do so at this t ime)

5. CO
NSENT CALENDAR (All items on the Consent Calendar are considered to be routine and will be enacted by one motion unless a member of the City Council or member of the audience requests separate discussion.)
a. C
ity Council Minutes of November 7, 2022, to be received and filed. b. R
egister of Audited Demands in the amount of $2,150,704.30 dated October 27, 2022; and in the amount of $195,080.12 dated November 3, 2022, approval recommended by Finance Director Lopez.
c. E
xtending Salary Continuation to Permanent Employees Called to Active Duty - The City has previously extended veteran leave benefits for permanent employees called to active duty in support of United States military operations such as Enduring Freedom. The Cit y was informed that one of its Public Works personnel has been called to active duty in support of military operations overseas. Authorization of this requires City Council approval for the extension of partial salary benefits during the entirety of the deployment.

R
esolution No. 22- 75 - A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

LA VERNE, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AUTHORIZING A

MEMORANDUM OF UNDERSTANDING WITH T HE COUNTY OF LOS ANGELES BY AND THROUGH THE LOS ANGELES COUNTY SHERIFF’S DEPARTMENT FOR

PARTICIPATION IN THE LOS ANGELES TASKFORCE FOR REGIONAL AUTOTHEFT PREVENTION (TRAP) TEAM - The Police Department values its participation and partnership with the various regional task forces comprised of department members from individual participating agencies. The Police Department seeks to add a poli ce
o
fficer to the Los Angeles Taskforce for Regional Autotheft Prevention (TRAP) Team.

P
olice Chief Flores recommends that the City Council approve Resolution No. 22 -75, authorizing the City Manager to enter into an agreement between the City of La Verne and the County of Los Angeles by and through the Los Angeles County Sheriff's Department to assign a Police Department member to TRAP on a full -time basis, and approve the hiring of an additional officer to backfill the Officer assigned. 3 AGENDA, La Verne City Council Meeting, Monday, November 21, 2022, Page 3 e. Ordinance(s), Second Reading, approval recommended.

O
rdinance No. 1112 - AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF

LA VERNE, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AMENDING THE

P
olice Chief Flores recommends that the City Council approve Ordinance No 1112, amending the Municipal Code regarding personal conduct and property maintenance.

6. P

UBLIC HEARINGS
2021-2029 Housing Element Update - The Housing Element is a state-mandated element of the City’s General Plan and is required to identify and analyze existing and projected housing needs for the City of La Verne. The document includes the City’s goals, policies, quantified objectives, and programs for the preservation, improvement, and development of housing. The Housing Element is the only element that must be updated at regular intervals or cycles (every 8 years).

P
rior to adoption, the 2021-2029 Housing Element must be reviewed by HCD and the City must consider and respond to the Department’s comments by making necessary modifications to comply with State Housing Law. City staff and the City’s consultant completed the First Draft 2021-2029 Housing Element in December 2021, which was circulated for a 30-day public review period and submitted to HCD for a State-mandated 60-day review. HCD provided comments on the First Draft 2021-2029 Housing Element in February 2022. The City then updated its 2021- 2029 Housing Element to respond to HCD’s comments and resubmitted its Second Draft 2021- 2029 Housing Element to HCD on August 5, 2022 for a second State-mandated 60-day review period. On September 30, 2022, the City received an official confirmation letter from HCD that the Second Draft 2021-2029 Housing Element will comply with the Housing Element Law upon adoption (Attachment E).

O
verall, the City has the ability to adequately accommodate its RHNA (at all income levels) within the City’s current general plan and zoning designations (including through adopted Specific Plans); no rezoning is proposed as part of this project.

According to the Assistant City Attorney, Lisa Kranitz, in a memorandum dated October 21, 2022 (Attachment C), “Failure to adopt a housing element leaves the City open to lawsuits, will prevent the City from retaining certain funding, subjects the City to fines, and allows affordable development to be built anywhere in the City regardless of zoning.” 4 AGENDA, La Verne City Council Meeting, Monday, November 21, 2022, Page 4 Also, in a recent article in the Daily Bulletin (Attachment F) it was stated that almost two-thirds of Southern California’s cities and counties have failed to meet the state housing plan deadline and what the consequences are for rezoning and loss of grants.

STAFF RECOMMENDATION: Staff and the Planning Commission recommend that the City Council should find the General Plan
Amendment exempt from the California
Environmental Quality Act in accordance with Section
15061(b)(3) of the CEQA Guidelines because the
activity is governed by t he general rule that CEQA
applies only to projects that have the potential for
causing a significant effect on the environment, and it can be seen with certainty that there is no possibility that the adoption of this policy document would have
a significant effect on the environment, directly or
indirectly.

Approve the Housing Element and approve 07-
22GPA to the City Council by adopting Resolution
No. 22-77 (Attachment A).

Resolution No. 22-77 - A RESOLUTION OF THE

CITY COUNCIL OF THE CITY OF LA VERNE,

COUNTY OF LOS ANGELS, STATE OF

CALIFORNIA, APPROVIN G GENERAL PLAN
AMENDMENT NO. 7-22GPA FOR THE 6TH CY CLE
2021-2029 HOUSING ELEMENT AND FINDING HE
PROJECT TO BE EXEMPT FROM CEQA.

7. O

THER MATTERS
Approval of City Manager Agreement - After completing a comprehensive search for a new City Manager with the assistance of a professional executive recruitment firm, the City Council has unanimously selected Kenneth Domer as La Verne's next City Manager. The terms and conditions of Mr. Domer's employment are contained in an employment contract that is presente d f
or Council approval.

S
TAFF RECOMMENDATION: The City Council should approve the City Manager employment agreement with Kenneth Domer.

R
esolution No. 22 -76 - A RESOLUTION OF THE

CITY COUNCIL OF THE CITY OF LA VERNE,

COUNTY OF LOS ANGELES, STATE OF

CALIFORNIA, AUTHORIZING AN EMPLOYMENT

AGREEMENT WITH KEN NETH DOMER FOR
THE POSITION OF CITY MANAGER.
5 AGENDA, La Verne City Council Meeting, Monday, November 21, 2022, Page 5

8. P
UBLIC COMMENTS/ORAL COMMUNICATIONS - This is the time set aside for anyone wishing to address the City Council on items not listed in any other place on the agenda. Under the provisions of the Brown Act, the legislative body is prohibited from talking or engaging in discussion on any item not appearing on the posted agenda. However, your concerns may be referred to staff or set for discussion at a later date. Please email your public comment to t he
A
ssistant City Clerk at [email protected]. Your public comment will be shared with th e City Council and included as part of the permanent record. If you wish to speak, email your phone number and staff will call you back. There is a 3-minute time limit on public comments.

9. CO
UNCIL COMMENTS AND CONFERENCE/MEETING REPORTS - Each Council Member may address the Council and public on matters of general information and/or concern. Thi s is al
so the time for Council Members to report on conferences and/or meetings they have attended.

10. C
LOSED SESSION:

The City Council will meet in Closed Session pursuant to Government Code Section 54957.6 for the following:

11. A

DJOURNMENT
Happy Thanksgiving from the La Verne City Council
THE NEXT REGULAR MEETING of the La Verne City Council is scheduled for Monday, December 5, 2022, at 6:30 p.m.
6 AGENDA, La Verne City Council Meeting, Monday, November 21, 2022, Page 6 The Annual Tree Lighting Ceremony will be held at the next City Council Meeting on Monday, December 5, 2022 at 6:30 p.m.

Carolers & S an
ta Claus are e xpected to attend!

ADVISORY STAFF
____ Jesse Duff, Interim City Manager
____ JR Ranells, Assistant City Manager
____ Robert Kress, City Attorney
____ Lupe Gaeta Estrella, Assistant City Clerk
____ Anthony Ciotti, Interim Public Works Director
____ Eric Scherer, Director of Community Development
____ Christy Lopez, Finance Director
____ Colleen Flores, Police Chief
____ Christopher Nigg, Fire Chief
____ Yvonne Duran, Community Services Manager
____ Cody Howing, City Engineer
Posting Statement: On November 15, 2022, a true and correct copy of this Agenda was posted on the bulletin board at La Verne City Hall, 3660 D Street, La Verne, and on the City’s website at www.cityoflaverne.org.
7 November 21, 2022, City Council Meeting

MINUTES OF A REGULAR MEETING

OF THE CITY COUNCIL OF THE CITY OF

LA VERNE
Monday, November 7, 2022
________________________________________________

1. A regular meeting of the La Verne City Council was called to order by Mayor Hepburn at 6:30 p.m.

2. Council Members present: Mayor Tim Hepburn
Mayor Pro Rick Crosby
Council Member Wendy Lau
Council Member Steven Frank Johnson
Council Member Meshal “Kash” Kashifalghita

Absent: None.

Advisory personnel present: Interim City Manager Jess Duff Assistant City Manager JR Ranells
City Attorney Robert L. Kress
Assistant City Clerk Lupe Gaeta Estrella
Police Chief Colleen Flores
Police Captain Sam Gonzales
Fire Chief Chris Nigg
Fire Marshal Robert Montaghami
Community Services Manager Yvonne Duran

3. Pledge of Allegiance was led by Mayor Hepburn.

4. “Safer from Wildfires”
Presentation
Arminé Sargsyan, Outreach Analyst for Community Relations and Outreach Branch for the California Department of Insurance gave a Powerpoint presentation on “Safer from Wildfires”. A copy of the Powerpoint was included in the Agenda.

Robert Montaghami, La Verne Fire Marshal reported on the City’s fire mitigation measures that are in place.

5. Announcements of Upcoming
Community Events
Yvonne Gallegos, from the La Verne Historical Society reported on the upcoming La Verne Historical Society events.

Danita Beauchamp, La Verne resident, announced there would be a Fairplex Specific Plan Open House on November 16, 2022.

Lily Brainard, La Verne resident, reminded everyone that November 8, 2022 is Election Day and to go out and VOTE.

Thomas Cornicelli, Acting in Charge of the La Verne Library, reported on the upcoming library events.

Mayor Pro Tem Crosby announced that Bonita High School Choir would be performing on December 10, 2022 at the Bonita Center of the Arts.

8 November 21, 2022, City Council Meeting
City Council Minutes, Monday, November 7, 2022, Page 2.

Mayor Hepburn reported on the vote centers and locations of ballots boxes in La Verne. He announced that the City would be holding a Veterans Day Ceremony on Friday, November 11, 2022 at 11 a.m. He reported that two (2) vacancies on the Los Angeles County Probation Oversight Commission are expected to be open in December of 2022. Applications will be available in January of 2023 and information will be on the City’s website for anyone who is interested in applying. He felt it would be a beneficial for a resident to get on the Board as a way to oversee the Afflerbaugh-Paige Camp.

6. Consent Calendar It was moved by Crosby, seconded by Lau, and unanimously carried to accept, approve, or act on the Consent Calendar items, except for Item No. 6i, Aquatic Center Heater(s) Emergency Replacement, and Council Member Lau declared a Conflict of Interest on this item because she is a member of the University of La Verne Board of Trustees.

City Council Minutes City Council Minutes for the adjourned meeting of October 7, 2022, and the regular meeting of October 17, 2022, were received and filed.

Register of Audited Demands Register of Audited Demands in the amount of $369,340.55, dated October 6, 2022; in the amount of $1,227,255.09 dated October 13, 2022; and in the amount of $445,982.45, dated October 20, 2022, approved as recommended by Finance Director Christy Lopez.

Youth and Family Action
Minutes
Youth and Family Action Minutes of June 28, 2022 and August 23, 2022, were received and filed.

Street Closure for Cruisin
La Verne Car Show
Street Closure for the Cruisin La Verne Holiday Car Show - The City Council was requested to consider a street closure for the Cruisin La Verne Holiday Car Show on November 19, 2022. Flying Deuces submitted a request to close Third Street from B to E Streets and D Street from Second Street to Bonita Avenue. The street closure will be between the hours of 5:00 a.m. and 6:00 p.m. the day of the event. It is expected that over 500 cars will be parked on the closed sections of the street, as well as various University of La Verne parking lots.

Community Development Director Scherer recommended that the City Council direct the Public Works Director to take the necessary steps to permit the temporary street closure for portions of D and Third Streets in Old Town La Verne; and to approve the waiver of administrative review fees necessary for the processing, permitting, management, promotion, and operations of the Cruisin La Verne Holiday Car Show. Approved as recommended.

Request for Additional Police
Clerk Position
Request for Additional Police Clerk Position - The La Verne Police Department is budgeted for five Police Clerks. Over the past year, the Records Division has been understaffed, and as a result, Police Clerks have been tasked with working overtime to complete required staff work to meet current deadlines. The current workload of the Records Division requires an additional clerk to reduce the need for overtime to meet deadlines. The Police Department requested an additional Police Clerk position to increase staffing from five to six Police Clerks.

Police Chief Flores recommended that the City Council authorize an additional Police Clerk position to enhance staffing levels and reduce overtime. The cost to fund this additional position with current pay and benefits is $70,700.

Approved as recommended.

9 November 21, 2022, City Council Meeting
City Council Minutes, Monday, November 7, 2022, Page 3.

Armored Vehicle Replacement Armored Vehicle Replacement - On May 16, 2022, the City Council authorized the purchase of a 2008 refurbished armored incident vehicle from Lenco for $212,650. The armored incident vehicle will replace the Department's 1982 Dodge Armored Peacekeeper, which had reached its end of life and is beyond repair. The Department was informed that Lenco had suffered a few supply setbacks, pushing back the delivery date further extending our safety concerns. As a result of their lapse, Lenco has offered to sell the City of La Verne Police Department a new armored vehicle at a significantly reduced price. A new incident armored vehicle from Lenco is $415,000, and they are willing to sell it at a reduced price of $330,000.

Police Chief Flores recommended that the City Council approve a budget amendment increasing appropriations for the purchase of a new BearCat G3 Armored Incident Response Vehicle from Lenco in the amount of $135,000 supported by the funding resources noted within this report. Approved as recommended.

Request for Additional Funding
for Twelve (12) Police
Department Vehicles
Request for Additional Funding for Twelve Police Department Vehicles - The Public Works Department requested appropriations to purchase twelve police vehicles that are past their replacement cycle.

Interim Public Works Director Ciotti recommended that the City Council authorize additional appropriations to the Fiscal Year 2022-23 budget from the General Fund to the equipment replacement fund in the amount of $82,000.00; authorize staff to tag onto a competitively bid national contract from Sourcewell (Contract # 091521-NAF). Except for the Tahoe (Mountain View Chevrolet) and Nissan Altima (Metro Nissan) to purchase vehicles as they become available; and authorize High Standard Automotive to outfit 12 police vehicles prior to deployment as noted in the chart below. Approved as recommended.

Conflict of Interest/Lau

Aquatic Center Pool Heaters
Emergency Replacement
Council Member Lau declared a Conflict of Interest on the item below because she is a member of the University of La Verne Board of Trustees and she did not vote.

Aquatic Center Heater(s) Emergency Replacement - Staff, along with the University of La Verne (ULV) and Bonita Unified School District (BUSD) have determined that the two La Verne Aquatic Center pool heaters are unrepairable. The two units are over 15 years old; one unit is not functioning and the other is working at half capacity. Community Services staff and the Public Works Department have reviewed the issue and conclude the units need to be replaced immediately. If the units are not replaced, staff will have to suspend pool operations due to temperature requirements for swim meets and practices. An approval by a four-fifths vote by City Council is required for the emergency purchase and installation of two new high efficiency pool heaters at the Aquatic Center by Lincoln Aquatics in the total amount of $233,744 to be funded from the Park Development Fund.

Community Services Manager Duran recommended that the City Council determine that the current emergency requires immediate repair to maintain the pool use programming for the community and that there is insufficient time to conduct a formal bidding process; and emergency purchase and installation of two new high efficiency pool heaters at the Aquatic Center by Lincoln Aquatics in the total amount of $233,744 to be funded from the Park Development Fund. Approved as recommended by staff with a vote of 4-

0. 10
November 21, 2022, City Council Meeting
City Council Minutes, Monday, November 7, 2022, Page 4.

Development Impact Fee
Report for Fiscal Year ending
June 30, 2022
Development Impact Fee Report for Fiscal Year ending June 30, 2022 - Government Code Section 66006 requires development impact fees collected by the City, the related interest income earned, expenditures paid, and beginning and ending fund balance as of June 30 to be made available to the public on an annual basis within 180 days of the fiscal year end. The Development Impact Fee Report is an informational report meeting the State legislative requirements for Fiscal Year 2022.

Finance Director Lopez recommended that the City Council receive, file, and make available to the public, the Development Impact Fee Report for the Fiscal Year ending June 30, 2022 pursuant to Government Code section 66006. Received and Filed.

7. Ordinance No. 1112, Adding
and Amending the La Verne
Municipal Code Pertaining to
Personal Conduct and Property
Maintenance
Police Captain Gonzales reported on the proposed Ordinance No. 1112, adding and amending the La Verne Municipal Code pertaining to personal conduct and property maintenance. He stated that at the August 1, 2022, City Council meeting, the Police Department sought appropriations to utilize funding from the American Rescue Plan Act (ARPA) to address the homeless population within the community. The Police Department also recommended additional measures to assist the Police Department's Homeless Outreach Support Team (HOST) in maintaining the quality of life by adding and amending existing ordinances. The Police Department reviewed the City’s Ordinances that lend to improving the quality of life for all who reside, work, or commute through the City of La Verne. The Department has met with the City's legal counsel to analyze existing ordinances to amend or implement new ordinances to best incorporate enforcement actions.

Mayor Hepburn called for public comment on this matter.

There was public comment. One public comment email was received and is attached. (To hear what was said during public comment, please visit the City’s website to view the archived Council meeting.)

Jay Alvarado, La Verne Police Sergeant and the Homeless Outreach Support Team (HOST) running the program, updated the City Council on their efforts and outreach efforts to help the homeless population.

Council Member Johnson asked that the language “without possessing a valid city permit” be removed from the proposed Ordinance No. 1112, Section

12.32.050 and new Chapter 9.19 - Loitering after hours at public buildings, Section 9.19.010, because there is no special permit process currently in place.

The City Council discussed the proposed Ordinance No. 1112 and the requested change. They were all in agreement of the proposed Ordinance and of deleting the language “without possessing a valid permit” from the Ordinance.

The City Council thanked Police Chief Flores, Captain Gonzales, and Sergeant Jay Alvarado for their continued efforts in addressing and assisting the homeless population and in doing so maintaining the safety and quality of life in the community.

11 November 21, 2022, City Council Meeting
City Council Minutes, Monday, November 7, 2022, Page 5.

It was moved by Johnson, seconded by Kashifalghita, to introduce and waive further reading of Ordinance No. 1112, amending the Municipal Code regarding personal conduct and property maintenance and deleting the language “without possessing a valid permit” from the Ordinance.

8. Public Comment This was the time set aside for anyone wishing to address the City Council on items not listed in any other place on the agenda.

Mayor Hepburn called for public comment.

There were public comments at the meeting. (To hear what was said during public comment, please visit the City’s website to view the archived Council meeting.)

9. Council Comments Please Note: Only partial Council comments are noted below. To hear the rest of their comments, please visit the City’s website to view the archived Council meeting.

Council Member Lau thanked the Youth and Family Action Committee on their presentation on the dangers of the drug Fentanyl. She reported on CASI Meeting, Fairplex Special Plan Open House, upcoming Tri-City Mental Health Zoom Meeting and that November is National Men’s Health Awareness Month.

She wished Battalion Chief Greenway,Happy Retirement.

Council Member Johnson reported that the Youth Sports Committee was canceled due to a lack of quorum. He stated that Halloween was great and that it’s wonderful to be a La Verne resident.

Council Member Kashifalghita reported that Halloween in downtown was great.

He reported that he attended the Grand reopening of Hillcrest’s dining room, and the RSVP BBQ. He reported on Pop Warner, Pop Warner Cheerleaders and Damien High School Water Polo recent wins. He stated he appreciated all the Veterans and thanked them for their service.

Mayor Pro Tem Crosby reported that he met with the Vintage Grove Apartments residents. He reminded everyone to go out and Vote. He thanked Council Member Kashifalghita for his service and that there will be a Veterans Day Ceremony on Friday, November 11, 2022. He thanked the Finance Department for assisting and clarifying his questions pertaining to the City finances. He also thanked the Youth and Family Action Committee for their presentation on the dangers of the drug Fentanyl. He also thanked City Staff, especially the La Verne Police Department for participation in the Halloween celebration in downtown La Verne.

Mayor Hepburn thanked the La Verne Police and Fire Departments along with the RSVPS for their work and participation in the Halloween celebration in downtown La Verne. He stated there was no place like La Verne. He reported on the Veterans Day Ceremony to be held on Friday, November 11, 2022. He wished Battalion Chief Greenway a happy retirement. He stated that November 9, 2022 is Law Enforcement Records Support Day. 12 November 21, 2022, City Council Meeting
City Council Minutes, Monday, November 7, 2022, Page 6.

10. Closed Session At 8:10 p.m., the City Council recessed to Closed Session pursuant to Government Code Section 54957.6 for the following:

Conference with Labor Negotiators

Negotiators: Interim City Manager, Assistant City Manager, and City Attorney

Unrepresented employee: City Manager Candidate

11. Adjournment at 8:35 p.m.

Respectfully submitted,

Lupe Gaeta Estrella, CMC
Assistant City Clerk

13 November 21, 2022, City Council Meeting
November 7,2022 Council Meeting
Good evening council and staff. My name is Bryce Dwyer. I live here in La Verne with my family.

The city's fall recreation brochure included a brief guide to Homelessness Resources. The frequently asked questions section of this guide stated, quote, ,,Homelessness is not a crime. People experiencing homelessness have the same rights as anyone else to be in a public place."
The guide in the city's next recreation brochure will need to be updated, because ordinance 1112 makes it a crime to be homeless.

Nothing in the letter of these laws specifically mentions homelessness. However, this ordinance's framing in tonight's agenda as well as the report from the police department recommending it be adopted make it clear that this ordinance specifically targets the unhoused members of our community.

I understand that there are those who will support this ordinance because, not in spite of, the fact that it targets the unhoused. I believe that communities can be judged
'by
the way they treat those who struggle the most. with the passage of iniiorOinance, witt struggting members of our community be treated with dignity and kindness? or will they be told that their circumstances make them a criminal?
Engaging the HOST team and using funds for vouchers, outreach, mental health suipJrt,-meOical attention, etc. is to be commended. However, no reasonable Oeiihition of "wraparound services" includes citations, arrests, or time in jail' Ordinance 1112 makes it clear that the city of La Verne will offer modest support to the unhoused, but only accompanied by a clear and discriminatory threat of punishment.

All members of our community should ask themselves if we ought to make it a crime to suffer, a crime to struggle, a crime to be poor' Thank you.
-Bryce
DwYer, La Verne resident
14 November 21, 2022, City Council Meeting
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15 November 21, 2022, City Council Meeting

CITY OF LA VERNE

RECISTER OF AUDITED DEMANDS
tot27/2022

DEMANDS PRESENTED HAVE BEEN APPROVED CONSISTENT WITH THE CITY'S PURCHASING/FUNDING POLICY AND HAVE BEEN REVIEWED BY THE FINANCE DIRECTOR FOR ACCURACY AND PROPER APPROVAL.

SUMMARY OF DEMANDS
LARGEST IO CITY DEMAND PAYMENTS OTHER THAN PAYROLL AND RELATED BENEFITS.

AMOUNT ISSUED TO DESCRIPTION
l.

2. 3.

4. 5.

6. 7.

8. 9.

10. WASTE MANAGEMENT
SDC ENGINEERING INC.

TRI COLNTY PUMP COMPANY

CITY OF POMONA

STRATEGIC CONTRACTING SERVICES

ROGER BASS

CHARTER OAK GYMNASTICS INC
VERMONT SYSTEMS, INC.

OWSLEY ENTERPRISES, LLC

CITIZ,EN COMMUNICATIONS, LLC

OTTIER DEMANDS
$ t,222,624.07
DEMANDS OF $922,70I.09 WERE PAID FOR PAYROLL AND EMPLOYEE BENEFIT RELATED ITEMS.

DEMANDS OF $5,379.I4 WERE PAID ON BEHALF OF LAIMPACT FOR LAW ENFORCEMENT TASK FORCE OPERATIONS.

CHRISTY

FINANCE DIRECTOR
498,137.44
I 57,835.50
I 07,484.50
t02,3 I L50
102,145.17
l 6,852.33
I 6,82 L00
| 5,983.70
14,326.97
t4,3 t0.00
176,415.96
REFUSE SERVICES. AUGUST AND SEPTEMBER 2022

MANIERO SQUARE IMPROVEMENTS

WALNUT WELL REHABILITATION

CONTRACT JAIL SERVICE PAYMENT
LA CLEAR PAYROLL SERVICES - OCTOBER 2022
LA CLEAR DIRECTOR CONSULTANT SERVICES - OCTOBER 2022
GYMNASTICS CLASS - MARCH 2022 TO OCTOBER2022
REC.TRAC SOFTWARE ANNUAL RENEWAL FISCAL YEAR 2022 TO2023 LA CLEAR DEPUTY DIRECTOR CONSULTANT - OCTOBER 2022
RECYCLIST PROGRAM TRACKER ANN, SUBSCRIPTION .DEC.2022 TO NOV. 2023 IN GOVERNMENT CODE SECTION 37202, I IIEREBY CERTIFY THAT THIS IS A TRUE AND ACCURATE REGISTER OF AUDITED Page I of4
16 November 21, 2022, City Council Meeting

CITY OF LA VERNE

REGISTER OF AUDITED DEMANDS - EXHIBIT A
CHECK NO. AMOUNT ISSUED TO
t0/27/2022
16r559
161560
r 6l 561
t61562
161563
161564
161565
r 6r 566
t6ts67
I 6r 568
161569
161570
t61571
161572
161573
t61574
161575
161576
161577
16r578
t61579
161580
I 6l 581
161582
I 6l 583
I 6l 584
l6t58s
r 6r 586
I 6l 587
I 6r 588
161589
16r590
l6l59l
161592
161593
161594
r 6l 595
l6rs96
161597
161598
16t599
r61600
161601
161602
161603
161604
16r605
16r606
161607
161608
r 6l 609
I 6t 610
l6l6l I
161612
r6l 6l 3
t6t614

15.25 240.00
974.56
200.00
100.00
9,748.22
199.36

90.00 858. l2
r00.00
16,821.00
100.00
14,310.00
102,3 I 1.50
4,373.75
347.18

60.00 3,022.23
1,397.43
I 1.45
835.57

75.00 92s.00
3,548.01

60.00 r0s.00
275.00
313.79
1,781.09
4,185.00
340.36
8,084.00

60.00 74.69

22.52 350.00
1,057.82
35s.s8
6,306.22
659.17

15.00 2,140.00
105.49
192.08
5,656.46
350.00
122.74

56.25 139.34
1,203.63
385.00
243.00
192.00
480.43

20.00 I 1.65
$ AA SIGN IMAGE, TNC.

AARP

ACTNOW SIGNS

AMBERO'HARA

ASIA DUONG

ATKINSON,ANDELSON,LOYA,RUUD & ROMO

BLOOMING VIEW

BURRO CANYON SHOOTING PARK
CALIF. BUILDING STANDARDS COMM.

CARLI CASTILLO

CHARTER OAK GYMNASTICS INC

CHERYL BIRKER

CITIZEN COMMUNICATIONS, LLC

CITY OF POMONA
CIVILTEC ENGINEERING, INC.

COLLEY FORD

CORI SPENCER

DEPARTMENT OF CONSERVATION

ELITE SURVIVAL SYSTEMS

FACTORY MOTOR PARTS

POLLARD WATER

FLORES, COLLEEN

FOOTHILL FLOOR CONTRACTORS

FRONTIER COMMLNICATIONS
GAETA SR., EDUARDO

GALYEZ, VICTORIA

GELLER, ALLISON

HARCHUT, CYNTHIA

HARRINGTON INDUSTRIAL PLASTICS, LLC

HEDRICK FIRE PROTECTION

INTOXIMETERS INC
IWORQ SYSTEMS,INC.

JANET VAN ALSTINE
K&MTOOLS,INC.

KIMBALL-MIDWEST

KRIS LANTAI
LESLIE'S POOLMART, INC.

LINE GEAR

LOS ANGELES COUNTY TAX COLLECTOR
LOWE'S

MARIANA GONZALEZ
MCLAY SERVICES,INC.

MCMASTER-CARR SUPPLY CO.

METRO HONDA

MORTAZAVI, DAVID
NFPA. BILLING CENTER

ODP BUSTNESS SOLUTIONS, LLC

PACIFIC MASTERS CONSTRUCTION,
PARADISE EMBROIDERY & SCREEN PRINT.

PARKHOUSE TIRE, INC.

PEREZ II, EUGENE

PERMECO

PREMIER FAMILY MEDICINE ASSOCIATES
PRO REFRIGERATION INC.

ROSEMARIE VILLANUEVA

RUSH TRUCK CENTER
Page2of 4
17 November 21, 2022, City Council Meeting

CITY OF LA VERNE

REGISTER OF AUDITED DEMANDS - EXHIBIT A
CHECK NO. AMOI.JNT ISSUED TO
10/2712022
l6l6l5
l6l6l6
161617
l6l6l8
1616t9
161620
t61621
16t622
16t623
16t624
t61625
161626
161627
t61628
161629
161630
l6r63l
161632
161633
161634
l6l 636
161637
16163 8
161639
16t640
EFT
EFT
EFT
EFT
EFT
EFT
EFT
EFT
EFT
EFT
EFT
EFT
EFT
EFT
EFT
EFT
EFT
EFT
EFT
EFT
EFT
EFT
EFT
EFT
EFT
EFT
EFT
275.00
104.99
1,475.00
r90.00
2,250.00
6,300.00

17.30 1,000.00
123.17
200.00
762.59
1,925.13
1,715.75
306. I 8
400.00
100.00
250.00
46,81
105.78
4,867.43
204.77
r00.00
15,983.70
498,137.44
I ,961 .03
288.00
4,250.00
6,480.24
7,250.00
1,222.67
8,937.50
7,084.00
2,625.00
5,450.00
895.00

75.1 8
129.78
13,907.08
5,100.00
I 1,000.00
14,326.97
105.90
16,852.33
12,890.00
I 57,835.50

90.00 102,145.17
521.18
130.00
107,484.50
206.00
533.06

SALAMANCA, DANIEL

SALAS, JOSE

SALVADOR'S IRON WORKS

SAMYA KNOTT

SAN DIEGO ZOO GLOBAL

SAN GABRIEL VALLEY PUBLIC SAFETY

SANDERS LOCK & KEY

SANDRA BRUSHERA

SATELLITE SOLUTIONS LLC, CONNECTA
SCHWALM GENERATION, INC.

SHERWIN.WILLIAMS CO., THE

SOUTHERN CALIFORNIA EDISON

STAPLES CREDIT PLAN

STOTZ EQUIPMENT

STRIKE A POSE PHOTOGRAPHY

SYLVIA CARILLO

TANJA MORRISON

TFORCE FREIGHT
TOM'S MEN'S WEAR & UNIFORMS, INC.

TPX COMMLINICATIONS
ULINE
VALERIE TURREY.AQUINO
VERMONT SYSTEMS, INC.

WASTE MANAGEMENT
WM CORPORATE SERVICES, INC.

AM-TEC SECURITY INC.

ARODRIGUEZ LLC
BRENNTAG PACIFIC,INC.

CORDRAY ENTERPRISES LLC
COURIER PRINTING,INC.

DEROIAN VENTURES LLC

ECPC SOLUTIONS LLC
GREENSCAPE MAINTENANCE SERVICES INC.

GROLND ZERO TECHNOLOGIES LLC

HDL COREN & CORE

INTERSTATE BATTERY INLAND VALLEY
LA VERNE POWER EQUIPMENT,INC.

LIBERTY COASTAL LLC

MARLYN PACHECO LLC
MICHAEL W. TYNES

OWSLEY ENTERPRISES, LLC

POMONA TRUCK & AUTO SUPPLY

ROGER BASS

ROGERS, ANDERSON, MALODY & SCOTT
SDC ENGINEERING INC.

SHADES TINTING

STRATEGIC CONTRACTING SERVICES
SUN BADGE CO.

TERRY'S TESTING,INC.

TRI COUNTY PUMP COMPANY
UNDERGROLiND SERVICE ALERT OF SO CAL

WESTERN WATER WORKS
Total Payroll and Employee Benefit Payments
Total LAIMPACT Demands
1,222,624.07
922,701.09
5,379.14

Page 3 of 4 ends

18 November 21, 2022, City Council Meeting

CITY OF LA VERNE
REGISTER OF AUDITED DEMANDS - EXHIBIT A 10/27/2022
CHECKNO. AMOUNT ISSUED TO
Total Demand: $ 2,150,704.30
Payroll and Employee Benefit Payments:
161642 $ 49O.OO CITY OF LA VERNE EMPLOYEE FUND
161643 3OO.OO FIDELITY INVESTMENTS
161644 I2I.OO REYES, HEATHER
161645 9.OO UNITED WAY CAMPAIGN
BANK DRAFT 568,121.98 PAYROLL t0/09/2022-10t22/2022
BANK DRAFT 154,973.20 STATE OF CALIFORNIA
BANK DRAFT 1,579,76 STATE DISBURSEMENT BDOOO5689
BANK DRAFT 39,349.03 STATE OF CALIFORNIA
BANK DRAFT 24,183.55 MASSACHUSETTS MUTUAL LIFE INSURANCE BANK DRAFT 4,391.95 MASSACHUSETTS MUTUAL LIFE INS ROTH
BANK DRAFT 5,438.37 MASSACHUSETTS MUTUAL LIFE INSURANCE BANK DRAFT I 15,002.68 UNITED STATES TREASURY
EFT 3,439.49 CHARLES SCHWAB BANK
EFT 3,087.00 LA VERNE FIRE ASSOCIATION
EFT 2,214.08 LA VERNE POLICE OFFICERS ASSOCIATION
Total $ 922,701.09
Break down of standard providers and the benefits they provide Provider Benefits Description
A.C. Newman Co.

Delta Dental
The Hartford
Health Net
Kaiser
Wage Works
US Treasurey
State of California
Mass Mutual A
Mass Mutual B
Mass Mutual Roth
Lincoln National
Fire/Police/La Verne
LAIMPACT Law Enforcement Task Force Demands
Accidental Death Life Insurance
Employee dental insurance coverage
Life Insurance Policy
Employee health insurance
Employee health insurance
Flexible Savings Account (FSA) deductions
Employee federal tax withholdings
Employee state income tax, unemployment insurance and child support/garnishments 40lA plan
4578 plan
Roth plan
Replacement Social Security plan
Employee Group Dues
r6t64l
Total
5,379.14 BANK OF AMERICA
$ 5,379.14
LAIMPACT demands are paid from federal asset forfeiture dollars allocated to LAIMPACT crime prevention activities. These funds

Page 4 of 4 ends

19 November 21, 2022, City Council Meeting

CITY OF LA VERNE

DEMANDS PRESENTED HAVE BEEN APPROVED CONSISTENT WITH THE CITYS PURCHASING/FUNDING POLICY AND HAVE BEEN REVIEWED BY THE FINANCE DIRECTOR FOR ACCURACY AND PROPER APPROVAL.

SUMMARY OF DEMANDS
LARGEST IO CITY DEMAND PAYMENTS OTHER THAN PAYROLL AND RELATED BENEFITS.

AMOL'NT DESCRIPTIONISSUED TO

1. 2.

4. 5.

6. 7.

8. 9.

10. 47,446.09
34,978.14
27,156.s9
16,802.01
14,228.75
8,754.26
7,875.00
7,756.10
6,362.18
3,37s.60
20,345.40
CPAC, INC.

L.N. CURTIS AND SONS

ALL AMERICAN ASPHALT

AXELLIANT LLC

SDI PRESENCE LLC
LIFE.ASSIST

TRIPEPI SMITH
GREENSCAPE MAINTENANCE SERVICES, INC.

VERIZON WIRELESS
BABCOCK LABORATORIES, INC.

OTHER DEMANDS

POLICE EQUIPMENT - DELL POWEREDGE RACKMOUNT

FIRE EQUIPMENT - THERMAL IMAGER

RETENTION DUE FOR FRUIT STREET MEDIAN IMPROVEMENT PROJECT

LA CLEAR DEPARTMENTAL WIFI UGRADE
I.T. SUPPORT AND LICENSING - SEPTEMBER 2022

FIRE EMERGENCY MEDICAL SUPPLIES
MEDIA CONSULTING SERVICES (RETAINER). OCTOBER 2022
CITYWIDE MAINTENANCE SERVICES . OCTOBER 2022
LA CLEAR PHONE PURCHASE AND SERVICES. SEPTEMBER 2022 TO OCTOBER 2022 WATER TREATMENT SERVICES - AUGUST 2022 TO SEPTEMBER 2022 $ 195,080.12
NO DEMANDS WERE PAID ON BEHALF OF LAIMPACT FOR LAW ENFORCEMENT TASK FORCE OPERATIONS.

IN WITH SECTION 37202, I HEREBY CERTIFY THAT THIS IS A TRUE AND ACCURATE REGISTER OF AUDITED CHzuSTY LOPEZ, MPA

FINANCE DIRECTOR
Page I of3
20 November 21, 2022, City Council Meeting

CITY OF LA VERNE
REGISTER OF AUDITED DEMANDS . EXHIBIT A
CHECK NO. AMOUNT ISSUED TO
tU3/2022
161646
161647
161648
161649
161650
r61651
16t652
161653
t61654
r61655
161656
161657
161658
161659
l6l 660
l6r66r
16t662
161663
161664
161665
161666
161667
I 61668
161669
161670
t6t67t
161672
161673
161674
161675
16t676
161677
161678
161679
161680
r6r681
161682
161683
161684
16r685
161686
161687
161688
161689
16r690
I 6l 691
t6t692
EFT
EFT
EFT
EFT
EFT
EFT
EFT
EFT
EFT
690.00
27,156.59

89.00 1,835.24

57.00 250.00
247.00
s0.00
47,446.09
190.00

66.80 244.72
214.65
3 10.87

65.25 135.00

35.25 274.52
186.44
108.76
r90.00
224.17

24.26 8,754.26

70.00 60.00
1,000.00

65.25 r 90.00
194.97
120.00
450.00
400.00
216.31
14,228.75
209.41
7,875.00
341.48
2,412.78
3s.80
16,802.01
811.62
349.99

18.54 r,343.85
1,187.00
6,362.18
420.42
133.45
3,375.60
7,756.10
34,978.14

42.60 575.00
2,047.10
232.80
$ A & J RICH'S CLEAN SERVICE CORP.

ALL AMERICAN ASPHALT
ALLIANT INSURANCE SERVICES, INC.

JASON ARROW
AYOUB E. BATARSEH

BEN'S LOCK & KEY

CALIFORNIA HIGHWAY PATROL

CAPE ACCOUNTING
CPAC,INC.

CRESCENCIO RAMIREZ

DIVISION OF THE STATE ARCHITECT

EWING IRRIGATION PRODUCTS

FACTORY MOTOR PARTS

FRONTIER COMMUNICATIONS

SHANTELLE GARCIA

SAM GONZALEZ

MATTHEW HADAN

HARRINGTON INDUSTRIAL PLASTICS, LLC

HIRSCH PIPE AND SUPPLY
INNOVATION AND TECHNOLOGY DEPT.

JACQUELINE JETTE

LA VERNE POLICE DEPARTMENT
LEWIS ENGRAVING,INC.

LIFE-ASSIST

LYNN CHASTAIN

MARI KEEN

MAURILO CORONA

ALEXA MCJUNKIN

MEGAN FLEUREN

OLSON, DAVID/JANE

PATRICIA LEUNG

SALVADOR'S IRON WORKS

SAN GABRIEL VALLEY POLICE CHIEFS'

SANDERS LOCK & KEY

SDI PRESENCE LLC

T MCGEE ELECTRIC

TRIPEPI SMITH
WAGEWORKS,INC.

WELLS FARGO VENDOR FIN SERV

ALEXIS GOBBLE

AXELLIANT LLC

CHARTER COMML'NICATIONS

CHARTER COMMUNICATIONS
FEDEX

KAPAN-KENTCO INC

MARLA KINGKADE

VERIZON WIRELESS

ALL STAR FIRE EQUIPMENT INC,
AMAZON CAPITAL SERVICES, INC.

BABCOCK LABORATORIES, INC.

GREENSCAPE MAINTENANCE SERVICES, INC.

L.N. CURTIS AND SONS
LA VERNE POWER EQUIPMENT,INC.

LAW ENFORCEMENT MEDICAL SERVICES
TURBO DATA SYSTEMS, INC.

WEST COAST ARBORISTS, INC.

Page2of 3
21 November 21, 2022, City Council Meeting

CITY OF LA VERNE

REGISTER OF AUDITED DEMANDS - EXHIBIT A
CHECK NO. AMOUN'| ISSUED TO
ll/3/2022
EFT I,928.I0 WESTERN WATER WORKS
I 95,080. I 2
Total LAIMPACT Demands
Total Demand: $ 195,080.12
LAIMPACT Law Enforcement Task Force Demands
Total $
LAIMPACT demands are paid from federal asset forfeiture dollars allocated to LAIMPACT crime prevention activities. These funds are not City funds and are not available for City use outside of LAIMPACT activities.

Page 3 of 3 ends

22 November 21, 2022, City Council Meeting
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23 November 21, 2022, City Council Meeting
Agenda Report

CITY OF LA VERNE
City Manager's Office
DATE: November 21,2022
TO: Honorable Mayor and City Council
FROM: JR Ranells, Assistant City
SUBJECT: Extending Salary Continuation to Permanent Employees Called to Active Duty

AGENDA SUMMARY
The City has previously extended veteran leave benefits for permanent employees called to active duty in support of United States military operations such as Enduring Freedom. The City was informed that one of its public works personnel has been called to active duiy in support of military operations overseas. Authorization of this requires City Countil approval for the extension of partial salary benefits during the entirety of the deployment.

RECOMMENDATION
Staff recommends the City Council approve an eleven (11) month extension of partial salary totaling $tO,-SOO from the General Fund for the employee being called to active duty in support of military operations overseas.

BACKGROUND
The City personnel rules and regulations contains a provision for permanent employees called to active duty to receive their salary and benefits for the first 30 Oays of their activation. ln 2001, 2008, 2017 , and again in 2020, the City Council approved an extension of salary and benefits for those who were called to duty puisuant to military operations for the duration of the active-duty assignment' Recenly, the City was informed that one of its public works personnel has been called to active duty in support of military operations overseas. While on orders, the employee will receive his'military pay in the amount of _$4,226 per month, which equat6s to $50,700 that the City will not have to pay. The City will only pay the difference in salary ($1O,5OO) to keep the employee whole while he is deployed for the next eleven (1i)'months. This action will not require additional appropriations from the Generai Fund and previously approved staffing levels will be sufficient to cover the duties assigned to the employee while deployed' 24 November 21, 2022, City Council Meeting
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Agenda Report

CITY OF LA VERNE
Police Department

DATE: November 21, 2022

TO: Honorable Mayor and City Council

FROM: Colleen Flores, Chief of Police

SUBJECT: Taskforce for Regional Autotheft Prevention - Resolution No. 22-75 _____________________________________________________________________________

AGENDA SUMMARY

The Police Department values its participation and partnership with the various regional task forces comprised of department members from individual participating agencies.

The Police Department seeks to add a staff member to the Los Angeles Taskforce for Regional Autotheft Prevention (TRAP) Team.

RECOMMENDATION:

Staff recommends that the City Council approve Resolution No. 22-75, authorizing the City Manager to enter into an agreement between the City of La Verne and the County of Los Angeles by and through the Los Angeles County Sheriff's Department to assign a Police Department member to TRAP on a full-time basis, and approve the hiring of an additional officer to backfill the Officer assigned.

BACKGROUND:

TRAP is Los Angeles County's regional, multi-jurisdictional, multi-agency task force that investigates, prosecutes, and deters vehicle theft and fraud on a coordinated and cooperative basis. TRAP has been highly successful in combating vehicle theft and vehicle fraud by focusing on organized rings and illegal business operations. The Program is supported by the Los Angeles County Board of Supervisors and is administered through the Countywide Criminal Justice Coordinating Committee with cooperation from the Los Angeles County Chiefs of Police. TRAP also informs the public about common auto theft schemes and recent investigations.

The Department is familiar with TRAPs inner workings, having participated prior in the Program. Having a participating member in TRAP creates a force multiplier for the Department, benefitting from the many applications the Team provides. The participating member will be part of an investigative team focusing on auto theft and illegal business operations. Previous benefits to the Department included closing a local business front involved in auto theft and dismantling stolen vehicles for sale in the black 26 November 21, 2022, City Council Meeting
Staff Report on Taskforce for Regional Autotheft Prevention November 21, 2022

Page 2 ends

market. Investigators with TRAP aided in surveillance, evidence collection, and the prosecution of those involved.

Assigning a Police Department member to TRAP exposes a La Verne Officer to investigations and specialized training made available to those who participate not otherwise seen in La Verne. TRAP investigators assist with various other cases, and as a participating agency, TRAP investigators will assist the Department in exceptional circumstances upon request.

FISCAL IMPACT:

The agreement between the entities includes personnel costs to fund the assigned officer. The annual Program Operating Budget sets aside those personnel costs associated with the Program, including salaries, benefits, and overtime. The appointed officer will also be provided a vehicle supplied through TRAP funds.

The TRAP position is wholly funded by the County, which allows the Department to backfill with an additional officer, mitigating the effect on minimum staffing levels. If approved, the Department's sworn staffing levels would increase from 42 officers to 43 officers. There will be no impact to the general fund.

In the event the TRAP position is eliminated, the new position will be absorbed through attrition leaving the department within its existing authorized staffing compliment.

Respectfully submitted by: ________________________________ Sam Gonzalez, Captain
27 November 21, 2022, City Council Meeting
RESOLUTION NO. 22-75

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA VERNE, COUNTY OF LOS

ANGELES, STA TE OF CALIFORNIA, AUTHORIZING A MEMORANDUM OF

UNDERSTANDING WITH THE COUNTY OF LOS ANGELES BY AND THROUGH THE LOS ANGELES COUNTY SH ERIFF’S DEPARTMENT FOR PARTICATION IN THE LOS

ANGELES TASKFORCE FOR REGIONAL AUTOTHEFT PREVENTION (TRAP) TEAM

BE IT RESOLVED by the City Council of the City of La Verne as follows:

Section 1. That the City Manager and Assistant City Clerk of the City of La Verne be and they are hereby authorized to execute an Memorandum of Understanding with the County of Los Angeles by and through the Los Angeles County Sheriff’s Department for participation in the Los Angeles Taskforce for Regional Autotheft Prevention (TRAP) Team, said Memorandum of Understanding being attached hereto and made a part hereof by reference as though the same were set forth in full herein.

Section 2. The Mayor shall sign and the Assistant City Clerk shall certify to the passage and adoption of this Resolution and thereupon the same shall take effect and be in force.

APPROVED AND ADOPTED this 21st day of November, 2022.

__________________________________
ATTEST Tim Hepburn, Mayor

_____________________________________
Lupe Gaeta Estrella, Assistant City Clerk

CERTIFICATION

I hereby certify that the foregoing Resolution No. 22- 75 was duly and regularly adopted by the City Council of the City of La Verne at a meeting thereof held on the 21 st day of November, by
the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:
_____________________________________
Lupe Gaeta Estrella, Assistant City Clerk

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Ordinance No. 1112 – 2nd Reading – November 21, 2022

ORDINANCE NO. 1112

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF LA VERNE, COUNTY OF LOS

ANGELES, STATE OF CALIFORNIA AMENDING THE MUNICIPAL CODE REGARDING

PERSONAL CONDUCT AND PROPERTY MAINTENANCE

THE CITY COUNCIL OF THE CITY OF LA VERNE DOES HEREBY ORDAIN AS FOLLOWS:

Section 1. A new section 12.04.015 - Persons Obstructing Public Right of Way or Place is hereby added to the La Verne Municipal Code to read as follows:

Section 12.04.015 Persons Obstructing Public Right of Way or Place It is unlawful for any person to stand or sit in or upon any street, alley, sidewalk, or crosswalk so as in any manner to hinder or obstruct the free passage of persons passing along the same except as follows: for a use or activity for which a permit has been previously obtained from the city, or for a use under the terms of a valid license agreement with the city, or for viewing a parade or similar event for which a permit has been issued, or for lawful labor activities that are permitted to be carried out by state or federal law, or for activities protected by the California Constitution or the United States Constitution.

Section 2. Section 12.32.020 C. - Prohibited Acts of the La Verne Municipal Code is hereby amended to read as follows:

C. To camp, erect, maintain, or occupy any tent, lodge, structure, temporary or makeshift shelter, or unattended installation or display in any public park except in places designated for such purposes.

Section 3. Section 12.32.050 of the La Verne Municipal Code is hereby amended to read as follows:

Any person who loiters or remains in any public park at any time between the hours of ten p.m. and seven a.m. of the following morning, is guilty of a misdemeanor.

Section 4. A new Chapter is hereby added to the La Verne Municipal Code to read as follows:

Chapter 9.19 - Loitering after hours at public buildings

Section 9.19.010 Any person who loiters or remains on the grounds or parking lots of City Hall, Veteran’s Hall, the Community Center, or other city facilities or the public Library, while not attending a scheduled or permitted event, between the hours of ten p.m. and seven a.m. the following day, is guilty of a misdemeanor.

56 November 21, 2022, City Council Meeting

Section 5. Section 9.40.030 - Classification of Nuisances of the La Verne Municipal Code is hereby amended by the addition of a new subsection L. to read as follows:

9.40.030 L. Unauthorized use, accumulation, and storage of abandoned shopping or laundry carts in any area of land within the city constitutes a public nuisance as it is injurious to public health, safety and welfare by degrading the appearance of the community.

Section 6. A new Chapter 9.25 Personal Conduct is hereby added to the La Verne Municipal Code to read as follows:

9.25 Personal Conduct

Section 9.25.010 Public Urination and Defecation.

(A) It is unlawful for any person within the City of La Verne to urinate or defecate upon the public streets, highways, roads, alleys, parks, playgrounds, or other public grounds, public places, public buildings, or vacant lots, in any place open to the public or obviously open to public view, except in a restroom or other enclosed facility designed for the sanitary disposal of human waste.

(B) It is unlawful for any person within the City of La Verne to enter into or remain on private property for the purpose of urinating or defecating, except with the permission of the lawful occupant in a restroom or other enclosed facility designed for the sanitary disposal of human waste.

Section 7. Severability. The City Council declares that should any provision, section, paragraph, sentence or word of this Ordinance be rendered or declared invalid by any final court of competent jurisdiction or by reason of any preemptive legislation, the remaining provisions, sections, paragraphs, sentences or words of this Ordinance shall remain in full force and effect.

Section 8. Signature and Processing. The Mayor shall sign and the Assistant City Clerk shall certify to the passage of this Ordinance and shall cause it to be posted pursuant to the provisions of law in that regard.

APPROVED and ADOPTED this 21st day of November, 2022.

________________________________
Tim Hepburn, Mayor

ATTEST:

______________________________
Lupe Gaeta Estrella, CMC
Assistant City Clerk

57 November 21, 2022, City Council Meeting

3 Ordinance No. 1112

CERTIFICATION

I, Lupe Estrella, Assistant City Clerk of the City of La Verne, do hereby certify that Ordinance No. 1112 was introduced for first reading at a regular meeting on the 7th day of November, 2022. Thereafter, said Ordinance was duly approved and adopted at a regular meeting of said City Council on the 21
st day of November 2022, by the following vote:

AYES:

NOES:

ABSTAIN:

ABSENT: _____________________________________
Lupe Gaeta Estrella, Assistant City Clerk

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Agenda Report

CITY OF LA VERNE

Community Development Department

DATE: November 21, 2022

TO: City Council

FROM: Candice Bowcock, Principal Planner

SUBJECT: 2021-2029 Housing Element Update - General Plan Amendment 07-22GPA

AGENDA SUMMARY:

The Housing Element is a state -mandated element of the City’s General Plan and is required to identify and analyze existing and projected housing needs for the City of La Verne. The document includes the City’s goals, policies, quantified objectives, and programs for the preservation, improvement, and development of housing. The Housing Element is the only element that must be updated at regular intervals or cycles (every 8 years). The current adopted Housing Element for the 5th Cycle covers the period 2013-2021. Based on timeframes set by the State Department of Housing and Community Development (HCD), the City must now adopt an updated Housing Element covering the 6th Cycle period 2021-2029.

Prior to adoption, the 2021 -2029 Housing Element must be reviewed by HCD and the City must consider and respond to the Department’s comments by making necessary modifications to comply with State Housing Law. City staff and the City’s consultant completed the First Draft 2021 -2029 Housing Element in December 2021, which was circulated for a 30 -day public review period and submitted to HCD for a State-mandated 60-day review. HCD provided comments on the First Draft 2021-2029 Housing Element in February 2022. The City then updated its 2021-2029 Housing Element to respond to HCD ’s comments and resubmitted its Second Draft 2021 -2029 Housing Element to HCD on August 5, 2022 for a second State-mandated 60 -day review period . On September 30, 2022, the City received an official confirmation letter from HCD that the Second Draft 2021-2029 Housing Element will comply with the Housing Element Law upon adoption (Attachment E).

Generally, the updates to the Housing Element incl ude compliance with state-mandated programs (e.g., Affirmatively Furthering Fair Housing), updates to the housing unit counts, and other modifications to ensure that the document is in compliance with Housing Element law. State law also requires the Housin g Element to identify sites suitable for development of all housing types, with capacity to satisfy the City’s regional housing needs allocation (RHNA) for the period 2021-2029 (6th Cycle).

RECOMMENDATION:

Staff and the Planning Commission reco mmend that the City Council find the General Plan Amendment exempt from the California Environmental Quality Act in accordance with Section 15061(b)(3) of the CEQA Guidelines because the activity is governed by the general rule that CEQA applies only to pr ojects that have the potential for causing a significant effect on the environment, 60 November 21, 2022, City Council Meeting
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and it can be seen with certainty that there is no possibility that the adoption of this policy document would have a significant effect on the environment, directly or indirectly.

Staff and the Planning Commission also recommend approval of the Housing Element and approval of 07-22GPA to the City Council by adopting Resolution Number 22-77 (Attachment A).

Also, in a recent article in the Daily Bulletin (Attachment F) it was stated that almost two-thirds of Southern California’s cities and counties have failed to meet the state housing plan deadline and what the consequences are for rezoning and loss of grants.

BACKGROUND:

The Housing Element is one of the mandatory elements of the City’s General Plan – Land Use, Housing, Circulation, Conservation and Open Space (combined), Community Safety, and Noise. (The City is not required to adopt an Environmental Justice element.) Housing Element law, enacted in 1969, mandates that local governments adequately plan to meet the existing a nd projected housing needs of all economic segments of the community. The law acknowledges that in order for the private market to adequately address housing needs and demands, local governments must adopt land use plans and regulatory systems which provid e opportunities and incentives to encourage, not constrain, the development of new housing, especially providing housing opportunities for low-income and special needs populations.

State law requires cities to update their General Plan Housing Element at regular eight-year intervals, the current interval being for the 2021 - 2029 planning period and requires the Housing Element to be reviewed by the State Department of Housing and Community Development (HCD). The City of La Verne has prepared a Draft Hous ing Element which includes an analysis required by State law related to: 1) existing demographics and housing characteristics; 2) market, government and environmental constraints; 3) land, financial and administrative resources available to meet housing demand; 4) establishment of goals, policies, programs and objectives to address housing needs; and 5) a review of past accomplishments under the 2013 - 2021 Housing Element.

For the purposes of the Housing Element Update, the State is organized into region s, with each region on a separate Housing Element cycle. The City of La Verne is within the Southern California Association of Governments (SCAG) Region. SCAG is a regional planning agency and is responsible for allocating the Regional Housing Need Assessment to individual jurisdictions within the six-county region. The current Housing Element Update cycle began in early 2021 when SCAG adopted the Regional Housing Needs Asse ssment (RHNA). The RHNA is distributed by income category.

The Housing Element itself does not cr eate physical residential growth in the City nor does it mandate that the City build any housing. The Housing Element ensures the availability of sites at adequate densities and appropriate development standards to accommodate the RHNA. The Draft Housing Element identifies available sites for residential development during the 2021 - 2029 planning period which can accommodate the City’s RHNA.

In October 2020, the City Council authorized an amendment to an existing professional services agreement with De Novo Planning Group for the preparation of the City’s General Plan Update to 61 November 21, 2022, City Council Meeting
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incorporate an expanded scope of work. The modified scope of work consisted of additional tasks and analyses related to the preparation of the 2021 -2029 Housing Element Update, Zoning Code Update, and associated environmental documents.

Since that time, staff and the consultant have done extensive public outreach (see Public Engagement Summary in Attachment B) and prepared a Draft Housing Element for adoption.

Regional Housing Needs Allocation (“RHNA”)

The RHNA is an important component of the Housing Element. HCD is responsible for determining the statewide housing needs (segmented by income levels) for each region’s planning body known as a “council of governments” (COG). La Verne is within the Southern California Association of Governments (SCAG).

For the 6th Cycle, HCD has determined the housing need for the SCAG region to be 1,341,827 units.

HCD starts with demographic population information from the California Department of Finance and uses a formula to calculate a figure for each region/COG. SCAG has taken this number and allocated each city and county in the region with its fair share using their developed methodology. La Verne was allocated a total of 1,346 units for the period 2021 -2029. The following table represents the City’s RHNA allocation for the 6th Cycle by household income level.

TABLE 1: REGIONAL HOUSING NEEDS ALLOCATION – 6TH CYCLE
Very Low
(50% of AMI)
Low
(51-80% of AMI)
Moderate
(81-120% of AMI)
Above Moderate
(121%+ of AMI) TOTAL
414 239 223 470 1,346
Source: Southern California Association of Governments, 2021 Note: AMI is Area Median Income.

The City must demonstrate “sufficient capacity” to accommodate the new housing needs identified in the RHNA. Sufficient capacity is demonstrated by showing that the City has an adequate amount of land with appropriate allowable densities and development standards (i.e. with the appropriate General Plan designation and zoning) to accommodate the RHNA. As mentioned above, no rezoning is required to accommodate the housing assigned to the City. The RHNA can be satisfied under the City’s existing zoning.

Housing Element Organization and Overview

City staff and the City’s consultant have completed the Draft 2021-2029 Housing Element, which, as previously stated, will comply with State law upon its adoption. The Draft 2021 -2029 Housing Element is included as Attachment B. The document includes the following components:

Part 1: Housing Plan
The Housing Plan includes the goals and policies that guide the City’s housing programs and activities. The City’s objective is to ensure that decent and safe housing is available to all current and future residents at a cost that is within the reach of the diverse economic segments which comprise La Verne. The goals and policies in the Housing P lan address the following issues: (1) housing and neighborhood conservation; (2) adequate sites to achieve a diversity of housing; (3) opportunities for affordable housing; (4) removal of governmental constraints, as necessary; and (5) promotion of equal housing opportunities.

The Housing Plan includes programs and quantified objectives that the City will implement to address the goals and policies identified (above) and to comply with State Housing Law. Many of the 62 November 21, 2022, City Council Meeting
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programs are required by the State and h ave been modified/updated from the 5 th Cycle or were added to the draft document for compliance with State law. A list of all programs can be found on pages HP-8 through HP-31 of the Draft Housing Element (Attachment B).

In order to be in compliance with the Housing Element, the City will complete the following updates by October 1, 2024:

1. Low barrier navigation centers: The Zoning Code shall be updated to define and permit low barrier navigation centers consistent with the requirements of Government Code Sections 65660 through 65668, including treating low barrier navigation centers as a use by right in areas zoned for mixed use and nonresidential zones permitting multifamily uses.

2. Employee and agricultural worker housing: The Zoning Code will be updated to comply with Health and Safety Code Sections 17021.5, .6, .8. Specifically, the City will only refer to it as employee housing and not make a distinction between agricultural worker versus employee housing types.

3. Streamlined and ministerial review for eligible affordable housing projects: The Zoning Code will be updated to ensure that eligible multifamily projects with an affordable component are provided streamlined review and are only subject to objective design standards consistent with relevant provisions of SB 35 and SB 330 as provided by applicable sections of the Government Code, including but not limited t o Sections 65905.5, 65913.4, 65940, 65941.1, 65950, and 66300. State law defines objective design standards as those that “involve no personal or subjective judgment by a public official and are uniformly verifiable by reference to an external and uniform benchmark or criterion available and knowable by both the development applicant and public official prior to submittal.”

4. Emergency shelter parking: The Zoning Code will be updated to require sufficient parking to accommodate all staff working in the emergency shelter, provided that the standards do not require more parking for emergency shelters than other residential or commercial uses within the same zone, in compliance with AB 139.

5. Permanent Supportive Housing: The Zoning Code will be updated to address permanent supportive housing pursuant to AB 2162.

6. Definition of Family: Update the City’s definition of “Family” to comply with State law.

7. Multifamily Development Standards: Update the City’s multifamily apartment and multifamily planned residential development height, lot coverage, and parking requirements to reduce constraints. As part of this effort, by April 2023, the City will reach out to at least five (5) local developers of market ‐rate and/or affordable housing to discuss t he City’s existing multifamily standards and identify and evaluate strategies to update the standards to reduce government constraints. The City will also, by April 2023, inventory and evaluate the multifamily development standards for at least five (5) other cities in the region so that La Verne can consider how multifamily requirements could be customized to support new development in areas outside of Specific Plans.

The City will, by October 2023, update the multifamily development standards, including b ut not limited to height, lot coverage, and parking requirements, based on this research so that the new requirements will reduce government constraints and have the potential to increase the availability and affordability of new housing opportunities.

8. Development Review Findings: Review and update the City’s Development Review Findings to be objective and provide approval certainty.

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9. Community Care Facilities: Review and update the Zoning Code to provide objective standards for review and approval of group homes for seven or more persons consistent with State law.

In addition to the above mentioned changes, there are additional programs that can be reviewed in Part 1: Page 17-26 of Attachment B that will be required to be implemented in the future to remain consistent with the adopted Housing Element.

Part 2: Background Report
The Background Report identifies the nature and extent of La Verne’s housing needs, including those of special populations, potential constraints to housing production, potential housing resources (land and funds), and energy conservation opportunities. An overview of the Background Report is provided below:

1. Introduction: The Introduction outlines the setting and history of the City and sets an outline of State Housing Law assessment and inventory requirements.

2. Accomplishments Under 5th Cycle Housing Element: This section reviews and evaluates the City’s progress in implementing the 2014 -2021 Housing Element. It reviews the results and effectiveness of programs, policies, and objectives from the previous Housing Element planning period (5 th Cycle). This section also analyzes the difference between projected housing needs and actual housing production.

In the 5th Cycle for 2014-2021, the City was allocated a RHNA of 562 units. Of these, 147 were very low, 88 low, 94 moderate, and 233 above moderate. During the 2014 -2021 RHNA period, 418 units were permitted in the City, including 47 affordable to very low income households (38 are deed‐restricted and 9 are affordable ADUs based on actual known rental rates), 17 units affordable to low income households (3 are deed‐restricted and 14 are affordable ADUs based on actual known rental rates), 30 units affordable to moderate‐income households (all deed ‐ restricted), and 324 units affordable to above ‐ moderate income households (refer to Table 2-1 of Attachment B).

While the City took a number of significant steps to promote housing, the experience of La Verne and other communities throughout the State demonstrates that it is very difficult for local governments to meet their fair share housing goals for lower and moderate income housing working alone. All cities, including La Verne, have limited financial and staffing resources and require substantial state and/or federal assistance, which is not available at the levels necessary to support the City’s housing needs, as well as the technical assistance of area non ‐profit housing developers and agencies. The City has strengthened its outreach programs in the updated Housing Plan to provide additional information to affordable housing developers to demonstrate the readiness of the City’s lower income sites and also to demonstrate the minimal permitting requirements.

For examp le, 5 th Cycle Program 1. Housing Rehabilitation, the City’s housing rehabilitation program began this year with the use of the American Recovery Protection Act funds. This program has been included as Program 1 in the 6th Cycle.

3. Housing Needs Assessment: The Housing Needs Assessment is intended to assist La Verne in developing housing goals and formulating policies and programs that address local housing needs. This section examines general population and household characteristics and trends, such as ag e, race and ethnicity, employment, household characteristics and size, household income, and special needs. Characteristics of the existing housing stock (e.g., housing type, vacancy rate, housing age and condition, 64 November 21, 2022, City Council Meeting
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overcrowding, and costs) are also addres sed. The Housing Needs Assessment also addresses whether assisted housing projects are at risk of converting to market -rate projects. Lastly, the City’s projected housing growth needs based on the final RHNA are examined.

The data for this section focuse s on the 6 th Cycle period and utilizes several sources, such as U.S. Census, interviews with key agencies and organizations, and SCAG and HCD data to describe demographic and housing conditions. Overall, the data indicates that population growth has increased since 2010 (7.2%). La Verne’s growth has outpaced Countywide growth, with Los Angeles County experiencing significantly lower population growth rates during the 2010 to 2020 period (3.2%). In the City, homeowner households are generally headed by middle‐aged residents and seniors, with almost half (46.2%) of homeowner households headed by a resident between 45 and 65 years of age and another 37.6% that are over 65 years of age. From 2010 to 2019, the median household income increased by 14.0% to $88,131 and the per capita income increased by almost

28.1% to $41,442.

The level of poverty in a jurisdiction often influences the need for housing to accommodate those persons and families in the very low and low-income categories. The 2015‐2019 ACS data indic ates that 431 (5.2%) of all La Verne families and 2,466 individuals (7.8%), had incomes at or below the poverty level. To address the range of needs of extremely low income households, the City will implement several programs including the following programs (refer to the Housing Plan for more detailed descriptions of these programs):

Program 1: Housing Rehabilitation
Program 5: Replacement of Affordable Units
Program 6: Section 8 Certificate/Voucher Rental Assistance Program Program 7: Manufactured Housing
Program 10: Partnerships with Housing Organizations and Service Providers Program 11: Housing for Extremely Low‐Income Households Program 13: Monitor and Preserve Affordable Housing
Program 15: Mobile Home Rent Control

4. Constraints: This section provides a review of potential constraints to housing development or conditions that limit the amount or timing of residential development based on both governmental and non-governmental conditions. Government regulations can constrain the supply of housing available in a community if the regulations limit the opportunities to develop housing, impose requirements that unnecessarily increase the cost to develop housing, or make the development process so arduous as to discourage housing develo pment. Non -governmental constraints may include land prices, construction costs, and financing. While local governments cannot control prices or costs, identification of these constraints can be helpful in formulating housing programs.

The constraints section outlines the City’s zoning for permitted residential uses. the City’s Zoning Code accommodates a wide variety of conventional and special needs housing, including single ‐family dwellings, duplexes, multifamily, ADUs, manufactured housing, mobile home parks, residential care facilities (small and large), and transitional and supportive housing. Parking requirements for residential uses are based on the type of use and are consistent with neighboring cities. The City provides development incentives for projects that include affordable housing units and may waive or reduce the parking requirements for such projects.
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The time and cost of permit processing and project review can be a constraint to housing development if significant review is required. Whi le review time is required for projects based on complexity and environmental status, less complex and small infill projects can often be approved administratively and/or take a shorter time to obtain appropriate approvals. The City has and continues to ta ke proactive steps to facilitate an efficient development review process.

Although the City is not aware of any instances where parking requirements have prevented the development of housing units, existing parking requirements for multifamily housing could disincentivize the development of smaller (i.e., studio and one ‐bedroom) multifamily housing units. The City has included Program 14 to research and adopt modified parking standards to provide greater flexibility and remove potential constraints.

The City also recognizes that some aspects of its land use controls may be considered a constraint to development of multifamily housing. In response, the City has included Program 14 to research and update the maximum height limit, lot coverage, and parking requirement for multifamily development (in areas outside of Specific Plans) to further encourage the development of multifamily projects in areas throughout the City.

5. Housing Resources: This section provides an overview of the land resources available for housing development and adequate sites to address the City’s RHNA allocation. It also describes the financial and administrative resources available to support the development of housing.

Since the RHNA uses June 30, 2021 as the baseline for growth projections for the 2021- 2029 planning period, the City may count housing units that have been developed, are under construction, and/or have received their building permits after June 30, 2021, toward their RHNA obligation. The City may also count projects that are approved/entitled but not yet built or under construction. Since July 1, 2021, 12 housing units have been developed, are under construction, or have received building permits. Ad ditionally, 173 units have been approved/entitled and are expected to be developed within the planning period of the 6th Cycle. These credits toward meeting the City’s RHNA obligation amount to a total of 185 units. These can be deducted from the total all ocation of 1,346 units.

However, the majority of these units are affordable to above ‐moderate income households. When considering the remaining RHNA by income category, the City has a remaining RHNA of 1,161 units (refer to Table 5-3 on page BR-89 of Attachment B).

La Verne has identified the Old Town La Verne Specific Plan (OTLVSP) area as the most appropriate location to accommodate new development given that it envisions development to occur at densities of 30 du/ac and higher, which, as specified previously, is the default density provided by State law as appropriate to facilitate the development housing affordable to lower-income households. However, future residential development is not precluded elsewhere in the City; multifamily residential project s have been developed in other areas of La Verne including along Foothill Boulevard and Arrow Highway. Some of these projects have served the needs of special populations, including seniors, and have included affordable components. The City continues to encourage the development of new residential projects throughout the City, while at the same time recognizing that the OTLVSP represents the most viable location to accommodate new development affordable to households at all income levels.

6. Strategy to Ac commodate Remaining RHNA: As required by State law, the City has adjusted the maximum capacity assumptions for sites in the OTLVSP area based on the 66 November 21, 2022, City Council Meeting
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Specific Plan’s land use district; the Medium Density Residential district is assumed to develop at 75% maximum capacity. All other districts, given that they allow for mixed‐use, are anticipated to develop at 50% maximum capacity. Based on these assumptions, the City has identified the realistic capacity of the Specific Plan area to be 1,254 units. This represents approximately half of the total capacity identified in the OTLVSP and analyzed in the environmental impact report prepared for the OTLVSP. The capacity and affordability level by land use district is presented in Table 5 ‐7 and described further below:

TABLE 5‐7: OLD TOWN LA VERNE SPECIFIC PLAN REALISTIC CAPACITY BY LAND USE DISTRICT Land Use District Max Density
Identified in SP
Density Inclusive
of Automatic

22.5% Density
Bonus
Lower
Income
(0- 80%
AMI)
Moderate
Income (81 -
120% AMI)
Above Moderate
income
(121%+ AMI)
Total
Medium Density
Residential 40 du/ac 49 du/ac 48 69 65 182
Old Town Mixed
Use 30 du/ac 36.75 du/ac 12 52 53 117
Mixed Use 1 60 du/ac 73.5 du/ac 412 36 33 481
Mixed Use 2 70 du/ac 85.75 du/ac 478 478
Total 950 157 151 1,258

7. Adequacy of Sites Towards RHNA: Including proposed projects (25 units), ADU projections (92 units), and sites in the Old Town La Verne Specific Plan (1,258 units) the sites inventory identifies capacity for at least 1,375 units, 1,015 of which have been identified as being able to meet the City’s remaining lower ‐income RHNA of 642 units.

Together with projects under construction and projects approved/entitled but not yet built, the City has demonstrated the ability to exceed its RHNA by 214 units, a 16% overall surplus. Overall, the City has the ability to adequately accommodate the remaining RHNA at all income levels with the current zoning, and there is no re-zoning proposed.

8. Affirmatively Furthering Fair Housing : All housing elements due on or after January 1, 2021, must contain an Assessment of Fair Housing (AFH). Public agencies must now examine existing and future policies, plans, programs, rules, practices, and related activities and make proactive changes to promote more inclusive communities. This includes race, religion, sex, marital status, ancestry, national origin, color, familial status, or disability. This section includes outreach, an assessment of fair housing issues, a site inventory analysis (also see Appendix A of Attachment B), identification of contributing factors, and goals and actions.

A robust outreach and public participation effort was undertaken as part of the Housing Element update. This included the following outreach: a project website dedicated to the larger General Plan update but which focused in part on the Housing Element, in person and virtual community workshops, stakeholder interviews, advertisements, and emails.

The City staff and consultant solicited input from the public throughout the process. The City also provided ongoing notification to local housing service providers that represent lower income and special needs populations and to affordable housing developers, including, but not limited to, Jamboree Housing Corporation, the Kennedy Commission, 67 November 21, 2022, City Council Meeting
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National CORE and Hope Through Housing Foundation, senior housing developers, and faith‐based groups.

An overview of available federal, state, and local data to analyze fair housing issues in La Verne are provided in the Affirmatively Furthering Fair Housing (AFFH) Analysis section of the draft. T his data and existing conditions in the community provided an informed perspective that allowed the goals, policies, and programs in the Housing Plan to affirmatively further fair housing. For example, Program 16, which promotes the opportunity to develop accessory dwelling units throughout the community. Other programs that specifically address potential fair housing issues and provide meaningful action to affirmatively further fair housing include Program 14, Program 26, Program 27, Program 28, and Program 29, in order to provide fair housing outreach and enforcement; expanded choice in housing types and locations; new opportunities in higher resource areas; place‐based strategies for neighborhood improvements; and tenant ‐protections, including displacement protection.

Appendix A:

Housing Sites Inventory : State law requires local governments to prepare an inventory of land suitable for residential development, including vacant sites and sites having the potential for redevelopment, and an analysis of the relationship of zoning and public facilities and services to these sites. The inventory of land suitable for residential development is used to identify sites that can be developed for housing within the planning period.

Appendix B:

Public Engagement Summary: The summary outlines the opportunities for the community and key stakeholders to have provided feedback on existing housing conditions, housing priorities, priority areas for new residential growth, and topics related to fair housing . It is noted that the City worked diligently to engage the community in safe and appropriate ways during the COVID -19 pandemic when traditional in-person activities were not possible to conduct.

As indicated above, City staff and the consultants undertook outreach dedicated to meeting the future housing needs of La Verne residents. This outreach was completed as part of the City’s ongoing comprehensive General Plan Update, which was included in a series of community workshops and stakeholder interviews.

Schedule

December 2, 2021: The First Draft Housing Element was made available to the public and HCD.

February 1, 2022: The City received comments from HCD on the First Draft Housing Element.

February 18, 2022: The City posted the first Subsequent Draft for public review.

March-July, 2022: The City worked with HCD to address the outstanding items.

July 28, 2022: The City posted the second Subsequent Draft for public review.

August 5, 2022: The City submitted the second Subsequent Draft to HCD for a formal review.

September 21, 2022: The City posted minor modifications to the second Subsequent Draft for public review.

September 29, 2022: The City submitted minor modifications to HCD.

September 30, 2022: The City received official confirmation from HCD that the Draft Housing Element will comply with the Housing Element Law upon adoption.

October 17, 2022: The City Council presentation on the Draft 2021-2029 Housing Element.

November 2, 2022: The Planning Commission public hearing.

November 21, 2022: The City Council public hearing.

November 22, 2022: The City will return the Adopted Housing Element to HCD for official 68 November 21, 2022, City Council Meeting
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certification (Any modifications to the Draft will require additional review by HCD - certification is not guaranteed)

Until recently, there was no penalty for not submitting the Housing Element by October 15, 2021, as long as the City had an adopted Housing Element within 120 days, or by February 12, 2022.

However, AB 1398 was approved during the last legislative session and became effective on January 1, 2022. This bill modifies the penalties for not having an adopted and certified housing element within the 120-day period. Cities that have not received a letter from HCD finding the housing element in substantial compliance with State law (i.e. a certification letter) and adopted the housing element by February 12, 2022, will be required to complete any necessary rezoning by October 15, 2022.

This is a change from recent regulations which provided up to three years for cities to complete rezoning of sites to accommodate the RHNA. The City of La Verne has not proposed to rezone any sites in order to accommodate its RHNA for the 2021-2029 planning period, and as such this penalty does not apply. However, the City continues to work expeditiously to adopt its updated Housing Element and receive certification in a timely manner to comply with State Housing Law and remain competitive for future grant funding opportunities.

PUBLIC COMMENT:

In addition to the timeline listed above, a notice of the public hearing before the City Council was posted in the Daily Bulletin, at City Hall, and on the City’s website on November 7, 2022. Additionally, an email was sent to those who have been involved with the process (approximately 425 persons) and posted on the City’s social media pages on November 9, 2022. The public comments received can be seen as Attachment D. The public comments at the City Council information session in October regarding minor typos have been addressed, however the attached document will not reflect those minor changes, as changes are not permitted until after the City Council meeting.

One of the attached comment letters was received from Mitchell M. Tsai, an attorney, on behalf of the Southwest Regional Council of Carpenters. The letter references an EIR; no EIR was prepared for the adoption of the Housing Element, but rather an exemption is being used as this is a policy document and does not involve approval of any construction. The letter does not comment on the use of the exemption. Rather, it seems to su ggest that the City include a program or policy to use local skilled and trained workforce. It is further noted that the attachment from SWAPE is a general policy letter regarding possible benefits of local hire requirements, but does not provide any substantial evidence of a significant impact. The same attachment has been sent to cities throughout the SCAG region. No further response is necessary.

ENVIRONMENTAL:

This action has been assessed in accordance with the authority and criteria contained in the California Environmental Quality Act (CEQA), the State and local CEQA Guidelines, and the environmental regulations of the City. Staff’s and Planning Commission’s recommended City Council action is a recommendation that the City Council find the General Plan Amendment exempt from the California Environmental Quality Act in accordance with Section 15061(b)(3) of the CEQA Guidelines because the activity is governed by the general rule that CEQA applies only to projects that have the potential for causing a significant effect on the environment, and it can be seen with certainty that there is no possibility that the adoption of this policy document would have a significant effect on the environment, directly or indirectly.

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PLANNING COMMISSION:

On November 2, 2022 the Planning Commission held a noticed, public hearing on the Draft Housing Element. During this hearing, a presentation was made by the City’s comment, public comment was provided, and the Planning Commission thoroughly discussed the matter. The Planning Commission adopted Resolution Number 1299 by a 3 to 1 vote (Commissioner Lorge was absent and Commissioner Allison opposed) recommending that the City Council find that the General Plan Amendment is exempt from CEQA in accordance with CE QA Guidelines section 15061(b)(3) and that the City Council approve the General Plan Amendment for the 6 th Cycle Housing Element. (Attachment G.)

Attachments:

Attachment A: Draft Resolution Number 22-77
Attachment B: Draft 2021-2029 Housing Element
Attachment C: Memorandum from Lisa Kranitz, Assistant City Attorney -10/21/22 Attachment D: Public Comments
Attachment E: Letter from HCD – 09/30/22
Attachment F: Daily Bulletin Article October 19, 2022 “Localities miss state housing deadline” Attachment G: Planning Commission Resolution No. 1299
70 November 21, 2022, City Council Meeting

RESOLUTION NO. 22-77

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA VERNE , CALIFORNIA, APPROVING GENERAL PLAN AMENDMENT NO. 7-22GPA FOR THE 6TH CYCLE 2021 - 2029 HOUSING ELEMENT AND FINDING THE PROJECT TO BE EXEMPT FROM CEQA

WHEREAS, the California Government Code requires that cities review and update their Housing Elements every eight (8) years, according to a schedule set forth by the State Department of Housing and Community Development (“HCD”); and

WHEREAS, the Housing Element sets forth the housing policies for the City, facilitates the preservation and development of housing, and establishes programs to accommodate the City's share of the regional housing needs in southern California; and

WHEREAS, the City of La Verne has been assigned an allocation of 1,343 new housing units as its share of the Regional Housing Needs Assessment (“RHNA”) in southern California; and

WHEREAS, in accordance with State law, the City of La Verne has prepared a Dra ft Housing Element for the 6 th Cycle covering the 2021-2029 period in accordance with California Government Code Sections 65580-65589.8 (the “Project”) attached hereto as Exhibit A; and

WHEREAS, the 2021-2029 Housing Element complies with the requirements of State law and conforms to the purposes, intent, and provisions of all the elements of the City's General Plan; and

WHEREAS, in accordance with Government Code Section 65583, the City finds that the 2021-2029 Housing Element complies with the duty to Affirmatively Further Fair Housing; and

WHEREAS, the Community Development Director has reviewed the Project’s potential effects on the environment and has recommended that the project is exempt from the California Environmental Quality Act (CEQA) in acco rdance with Secti on 15061(b)(3) of t he CEQA Guidelines because the activity is governed by the general rule that CEQA applies only to projects that have the potential for causing a significant effect on the environment; and

WHEREAS, in preparation of the 2021-2029 Housing Element, and in conjunction with the City’s ongoing comprehensive General Plan update, the City developed a public engagement program that included a project website dedicated to the General Plan Update including the Housing Element, community workshops, stakeholder interviews, advertisements, and emails, all in an effort to educate the community about housing issues and provide opportunities and to gather input on housing-related topics; and

WHEREAS, on August 5, 2022, along with revisions on September 29, 2022, pursuant to Government Code section 65585(b)(1), the City submitted the Draft 2021-2029 Housing Element to the State of California Department of Housing and Community Development (“HCD”); and

WHEREAS, HCD must review and provide comments on the Draft 2021-2029 Housing Element and the City must update the Draft 2021-2029 Housing Element in response to those comments in order to comply with State Housing Law; and

WHEREAS, the 60-day public review period began on August 5, 2022, during which time City residents and other stakeholders were afforded an opportunity to comment on the content of the Draft Housing Element; and
DRAFT
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Resolution Number 22-77

WHEREAS, on September 30, 2022 the City received a letter from HCD stating that the City’s revised draft housing element complies with State Housing Element law; and

WHEREAS, on November 2, 2022, a duly noticed public hearing was held by the Planning Commission, for the General Plan Amendment for the 6th Cycle 2021-2029 Housing Element after which the Planning Commission adopted Resolution No. 1299. This resolution recommended that the City Council find th at the General Plan Amendment is exempt from the California Environmental Quality Act in accordance with Section 15061(b)(3) of the CEQA G uidelines because the act ivity is govern ed by the ge neral rule that C EQA applies only to projects that have the potent ial for causing a significant effect on the environment, and it can be see n with certainty that there is no possibility that the adoption of this policy do cument w ould have a significant effect on the enviro nment, directly o r indirectly as the Housing Elem ent is a policy document which does not provide any entitlements on its own . Resolution No . 1299 also recommended that the City Counci l approve General Plan Amendment 7-22GPA for the 6 th Cycle 2021 -2029 Housin g Element inclusive of revisions necessary in order to comply with State Housing Law, attached hereto as Exhibit “A” and incorporated herein by reference; and

WHEREAS, on November 21, 2022, a duly noticed public hearing was held by the City Council for review of the General Plan Amendment for the 6th Cycle 2021-2029 Housing Element; and

WHEREAS, after careful consideration of the staff report, public testimony, and all of the information presented at the hearing, includ ing project materials and exhibit s, the City Council finds as follows:

Finding 1: The proposed General Plan Amendment for the 6th Cycle 2021-2029 Housing Element is internally consistent with the General Plan as it con tinues the existing development patterns set forth in the General Plan; and Finding 2: The proposed General Plan Amendment will not be detrimental to the publi c interest, health, safety, convenience, or welfare of the City; and Finding 3 : The proposed General Plan Amendment will maintain the appropriate balance of land uses within the City; and
Finding 4: Based on substanti al evidence provided in the Housing E lement, including strong demand for residential and mixed -use development in the City, an oversupply of retail uses in the region, t he declining demand for office uses, known vacancies and/or building for rent or sale, opportunities for streamlined infill development, expressed interest from property owners or developers and unique site characteristics including the age of the building , low lot utilization, and di lapidated building conditions, the City Council finds that the existing uses on sites identified to accommodate the City’s RHNA do not impede residential development during the period covered by the housing Element.

NOW, THEREFORE, the City Council of the City of La Verne RESOLVES as follows:

SECTION 1. The Recitals above are true and correct and a re hereby adopted as findings as if fully set forth herein.

SECTION 2. The City Council find s that the General Plan Amendment is exempt from the California Environmental Quality Act in accordance with Section 1506 1(b)(3) of the CEQA DRAFT
72 November 21, 2022, City Council Meeting

Resolution Number 22-77

Guidelines because the act ivity is governed by the ge neral rule that CEQA applies only to projects that have the potential for causing a significant effect on the environment, and it can be seen with certainty that there is no possibili ty that the adoption of this policy do cument would have a significant eff ect on the environment, directly or indirectly as the Housing Element is a policy document which does not provide any entitlements on its own . The comments that have been submitted do not raise issues relating to the use of the exemption as more fully set forth in the staff report which is incorporated by reference.

SECTION 3. The City Council approves General Plan Amendment 7-22GPA for the 6 th Cycle 2021 -2029 Housin g Element inclusive of revisions necessary in order to comply with State Housing Law, attached hereto as Exhibit “A” and incorporated herein by reference.

SECTION 4. Housing Element Modifications. The City Manager or his designee is authorized to make minor modifications to the H ousing Element to address any further comments provided by the D epartment of Housing and Community Development on the City ’s 2021-2029 Housing Element, provided that the modifications would not increase the residential development potential of the City beyond what is currently allowed under exis ting General Plan and zoning designations and would not result in any new actions or programs require d by the City that would require a General Fund commitment in excess of $20,000.

SECTION 4. The Mayor shall sign and the Assistant City Clerk shall attest to t he passage and adoption of this Resolution.

PASSED, APPROVED AND ADOPTED this 21st day of November 2022 by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

___________________________________
Mayor, City of La Verne

ATTEST:

_______________________________
Lupe Estrella, Assistant City Clerk

DRAFT
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CITY OF LA VERNE
2021-2029

HOUSING ELEMENT
Subsequent Draft
Minor Revisions September 2022
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Prepared For:

Eric Scherer, AICP
Director
Community Development
City of La Verne
3660 D Street
La Verne, CA 91750
P: (909) 596-8706
[email protected]
www.cityoflaverne.org

Prepared By:

De Novo Planning Group
Contact: Amanda Tropiano, Principal
180 E Main Street Suite 108
Tustin, CA 92780
[email protected]
https://denovoplanning.com/

CITY OF LA VERNE
2021-2029

HOUSING ELEMENT
Subsequent Draft
Minor Revisions September 2022

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2021-2029 Housing Element Organization

Part 1: Housing Plan
Part 1 of the 2021-2029 Housing Element is the City’s “Housing Plan”, which includes the goals, policies, and programs the City will implement to address constraints and needs. The City’s overarching objective is to ensure that decent, safe housing is available to all current and future residents at a cost that is within the reach of the diverse economic segments which comprise La Verne.

Part 2: Background Report
Part 2 of the 2021-2029 Housing Element is the “Background Report” which identifies the nature and extent of La Verne’s housing needs, including those of special populations, potential housing resources (land and funds), potential constraints to housing production, and energy conservation opportunities. By examining the City’s housings, resources, and constraints, the City can then determine a plan of action for providing adequate housing, as presented in Part 1: Housing Plan. In addition to identifying housing needs, the Background Report also presents information regarding the setting in which these needs occur. This information is instrumental in providing a better understanding of the community, which in turn is essential for the planning of future housing needs.

Appendix A: Housing Sites Inventory
The Housing Element must include an inventory of land suitable and available for residential development to meet the City’s regional housing need by income level.

Appendix B: Public Engagement Summary
As part of the Housing Element Update process, the City hosted numerous multilingual opportunities for the community and key stakeholders to provide feedback on existing housing conditions, housing priorities, priority areas for new residential growth, and topics related to fair housing. Public participation played an important role in the refinement of the City’s housing goals and policies and in the development of new housing programs, as included in Part 1: Housing Plan. The public’s input also helped to validate and expand upon the contextual information included in Part 2: Background Report. The City’s efforts to engage the community in a meaningful and comprehensive way are summarized in Appendix B.

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PART 1:

HOUSING PLAN
Subsequent Draft
Minor Revisions September 2022

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Table of Contents

1. HOUSING PLAN INTRODUCTION ........................................................................................................... 3

2. GOALS AND POLICIES ........................................................................................................................... 3 PRESERVE AND IMPROVE EXISTING HOUSING AND NEIGHBORHOODS ................................................................................. 3 PROVIDE A VARIETY OF HOUSING TYPES ....................................................................................................................... 4 MINIMIZE THE IMPACTS OF CONSTRAINTS .................................................................................................................... 5 IDENTIFY ADEQUATE SITES TO ACHIEVE HOUSING VARIETY .............................................................................................. 5 PROMOTE EQUAL HOUSING OPPORTUNITY FOR ALL RESIDENTS ........................................................................................ 6

3. HOUSING PROGRAMS .......................................................................................................................... 8 PRESERVE AND IMPROVE EXISTING HOUSING AND NEIGHBORHOODS PROGRAMS ................................................................. 8 PROVIDE A VARIETY OF HOUSING TYPES PROGRAMS .................................................................................................... 11 MINIMIZE THE IMPACTS OF GOVERNMENTAL CONSTRAINTS PROGRAMS ........................................................................... 16 IDENTIFY ADEQUATE SITES TO ACHIEVE HOUSING VARIETY PROGRAMS ............................................................................ 21 PROMOTE EQUAL HOUSING OPPORTUNITIES FOR ALL RESIDENTS ................................................................................... 24

4. QUANTIFIED OBJECTIVES ..................................................................................................................... 32

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1. Housing Plan Introduction
The Background Report of the Housing Element establishes the housing needs, opportunities, and constraints in the City of La Verne. The Housing Plan presented in this section sets forth the City’s goals, policies and programs to address La Verne’s identified housing needs.

2. Goals and Policies
The following goals and policies focus on the maintenance and provision of a variety of housing in terms of type, affordability, and style. The Housing Plan sets forth goals and policies to address the following issue areas:

1) Housing and Neighborhood Conservation;
2) Adequate sites to achieve a diversity of housing;
3) Opportunitie
s for affordable housing;
4) Removal of governmental constraints, as necessary; and 5) Promotion of equal housing opportunities.

Preserve and Improve Existing Housing and Neighborhoods

Continued maintenance and preservation of the existing housing stock in La Verne is crucial to ensure quality neighborhoods. Housing programs focused on the achievement of this goal include rehabilitation of single‐ and multi‐family housing units, code enforcement, and efforts to preserve assisted housing units at risk of converting to market‐rate ho using. Through code enforcement, neighborhood, and home improvement programs, the City is able to maintain the condition of existing housing units.

Goal 1: A City that preserves and improves its existing housing stock and neighborhoods.

Policy 1.1: Continue to promote, maintain, and enhance the character and identity of the City’s residential ne
ighborhoods through adequate code enforcement.

Policy 1.2: Promote increased awareness among property owners and residents of the importance of property maintenance.

Policy 1.3: Support the rehabilitation and preservation of existing housing stock for all income levels.

Policy 1.4: Provide specialized assistance on the repair and maintenance of mobile home s.

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Policy 1.5: Continue to monitor affordable housing developments, and work to preserve existing affordable housing in the City that is considered at‐risk of converting to market‐level rents.

Policy 1.6: Support the efforts of private and public entities in maintaining the affordability of units throug
h implementation of energy conservation and weatherization programs.

Provide a Variety of Housing Types

La Verne strives to achieve a balanced community, with housing units available for all income segments of the population. The existing housing stock offers many affordable options throughout the City, including mobile homes, apartments, and small homes. The intent of this goal is to assist in the provision of adequate housing to meet the nee
ds of the community, including the needs of both
renter and owner households.

Goal 2: A community with a variety of housing options for people of different economic segments and needs.

Policy 2.1: Promote a variety of housing opportunities that accommodate the needs of all income level
s of the population, and provide opportunities to meet La Verne’s fair share of extremely low‐, very low‐, low‐ and moderate‐ income housing by promoting the City’s program of density bonuses and incentives.

Policy 2.2: Support innovative public, private and non‐profit efforts toward the development of affordable and spe
cial needs housing.

Policy 2.3: Continue to retain existing mobile home parks in La Verne.

Policy 2.4: Provide homeownership assistance to low‐ and moderate‐income households.

Policy 2.5: Continue to provide development incentives, when possible, to support non‐profit and for‐profit organizations in their efforts to construct, acquire, and improve affordable housing.

Policy 2.6: Facilitate dev
elopment of senior and low‐income housing through use of financial and/or regulatory incentives.

Policy 2.7: Continue to participate in State and federally sponsored programs designed to maintain housing affordability, including the Section 8 rental assistance program.

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Minimize the Impacts of Constraints

Market, environmental, and governmental factors pose constraints to the provision of adequate and affordable housing. These factors tend to disproportionately impact lower and moderate‐income households due to their limited resources for absorbing the costs. The City is committed to removing constraints to facilitate efficient entitlement and building permit processing.

Goal 3: A City wi
th minimized constraints to the maintenance, improvement, and development of housing.

Policy 3.1: Periodically review and revise the City’s development standards, if necessary, to facilitate quality housing that is affordable to all income levels.

Policy 3.2: When feasible, consider reducing, subsidizing, or deferring development fees to facilitate the provision of affordable hou
sing.

Policy 3.3: Continue the provision of incentives, including the density bonus incentive program, which encourages developers to include affordable units in their projects.

Policy 3.4: Identify funding to be used to lower land costs of proposed projects, to ensure that affordable units are incorporated within the develop
ment.

Policy 3.5: Monitor State and federal housing‐related legislation, and update City plans, ordinances, and processes as appropriate to remove or reduce governmental constraints.

Policy 3.6: Regularly identify and evaluate the impact of nongovernmental constraints on housing development and implement programs to reduce negative impacts.

Identify Adequate Sites to Achieve Housing Variety

Meeting the housing needs of all residents of the community requires the identification of adequate sites to accommodate a variety of housing types. By continuing to maintain an inventory of potential sites, the City will assure that adequate residentially‐zoned and mixed‐use sites are available to accommodate the 2021‐2029 RHNA allocation.

Goal 4: A community with a div
ersity of housing opportunities that satisfy the physical, social, and economic needs of existing and future residents of La Verne.

Policy 4.1: Allow for a range of residential development types in La Verne, including low density single‐family homes, moderate density tow
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components to address the City’s share of regional housing needs at all income levels.

Policy 4.2: Maintain zoning regulations that permit by‐right, in designated zones, housing that meets temporary and short‐term housing needs for individuals and families.

Policy 4.3: Encourage hi
gher density and mixed‐use projects in the form of transit‐oriented development around the future Metro L Line (Gold) station site.

Policy 4.4: Encourage housing affordable to lower‐income households be developed in areas near transit, goods, services, jobs, recreation facilities, with a special focus on areas with moderate‐ to high‐lev
els of opportunity.

Policy 4.5: Encourage residential development that provides a range of housing types in terms of cost, density, unit size, configuration, and type, and presents the opportunity for local residents to live and work in the same community by balancing jobs and housing types.

Policy 4.6: Encourag
e residential development that provides a range of housing types in terms of cost, density, unit size, configuration, and type, and presents the opportunity for local residents to live and work in the same community by balancing jobs and housing types.

Policy 4.76: Actively promote the City’s density bonus provisions, especially for projects in the Old Town La Verne Specific Plan area.

Policy 4.8: Allow by‐right approval for housing developments proposed for non‐vacant sites included in one previous housing element inventory and vacant sites included in two previous housing elements, provided that the proposed housing development consists of at least 20 percent lower income and affordable housing units.

Promote Equal Housing Opportunity for All Residents

To fully meet the community’s housing needs, the City must assure that housing is accessible to all residents regardless of age, race, religion, family status, or physical disability.

Goal 5: A City that affirmatively furthers fair housing and provides equal housing opportunities for all residents.

Policy 5.1: Continue to enforce fair housing laws prohi biting discrimination in the building,
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national origin, religion, sex, disability, age, marital status, familial status, source of income, sexual orientation, or any other arbitrary factor.

Policy 5.2: Cooperate with the Fair Housing Foundation in the enforcement of fair housing laws and in the review of violations of applicable Fe deral and State fair housing laws.

Policy 5.3: Assess the social service needs of the community and provide a wide variety of social service programs to City residents.

Policy 5.4: Encourage housing design standards that promote the accessibility of housing for persons with special needs, such as the el derly, persons with disabilities, including persons with developmental disabilities, large families, single‐parent households, and persons experiencing homelessness.

Policy 5.5: Support the efforts of local organizations who assist and provide services to extremely low‐income households and persons experiencing homelessness.

Policy 5.6: Encourage the equitable spatial distribution of affordable housing throug hout the City, particularly where adequate support facilities exist (i.e. alternative transportation, jobs, etc.).

Policy 5.7: Educate the public on lower‐income and special needs housing through existing annual reports or other forms of media.

Policy 5.8: Assist in affirmatively furthering and enforcing fair housing laws by providing support to organizations that provide outreach and educa tion regarding fair housing
rights, receive and investigate fair housing allegations, monitor compliance with fair housing laws, and refer possible violations to enforcing agencies.

Policy 5.9: Accommodate persons with disabilities who seek reasonable waiver or modification of land use controls and/or development standards pursuant to procedures and criteria set fo
rth in the Zoning Ordinance.

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3. Housing Programs
This section describes the programs that will implement Housing Element goals and policies. The housing programs define the specific actions the City will undertake in order to achieve the goals for the current planning period. Pursuant to State law, the programs address the following issue areas:

1. Conserve and improve the existing housi ng stock;

2. Develop housing;

3. Minimize the impact of constraints on housing production; and

4. Assure equal housing opportunity for all residents.

Preserve and Improve Existing Housing and Neighborhoods Programs

1. Housing Rehabilitation
The City of La Verne is committed to providing opportunities for the rehabilitation of housing within the City. The City will continue with developing a housing rehabilitation program. Funding for the housing rehabilitation program is expected to be allocated from the City’s American Rescue Plan Act (ARPA) funding. Future fu nding may draw upon other sources, such as Community Development Block Grant funds, as feasible. Upon the program’s establishment, the City will provide information about the program at City Hall, on the City’s website, and in other public places to increase awareness and solicit applications. The City will conduct targeted outreach to areas with lower median household incomes and areas with higher proportions of special needs populations, including seniors and persons with disabilities. These areas tend to be located in south La Verne, in proximity to the location of sites identified to accommodate the City’s remaining RHNA; this program is part of the City’s place‐based strategies to support existing residents in areas near where new development is expected to occur. The City anticipates assisting 12‐15 dwelling units per year for the first four years and 5 units per year for the second half of the planning period.

Responsible Agency:   Community Development Department
Financing:   American Rescue Plan Act (ARPA); CDBG
Program Objectives:   74 units assisted (54 units between 2021‐2025 and 20 units between 2025‐2029 units), with a target of 50% of the units being located in areas with lower median household incomes and areas with higher proportions of special needs populations, including seniors and persons with disabilities
Schedule:   Establishment of a housing rehabilitation program by July 2022; ongoing implementation and reporting during the planning periodprovide assistance annually; annual reporting throughout the planning period.

November 21, 2022, City Council Meeting
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2. Code Enforcement
The City will continue to implement a proactive code enforcement program through the La Verne Police Department. Code Enforcement will work closely with the Community Development Department to implement the City’s housing programs to preserve and improve La Verne’s exis ting neighborhoods. To address non‐permitted second units and illegal conversions, the City will continue to survey aging neighborhoods and target areas that are in need of assistance and develop strategies to efficiently help these areas. The City will provide information on the new Housing Rehabilitation program (see Program 1) and the City’s zoning and buildi ng requirements at City Hall and the City’s website. The City will also prepare and distribute a “Good Neighbor Guide” in English and Spanish to promote the personal and community benefits associated with home maintenance.

Responsible Agency:   La Verne Police Department, Community Development Department Financing:   General Fu nd
Program Objectives:   Prepare and distribute a Good Neighbor Guide in English and Spanish
Schedule:   Distribution of the Good Neighbor Guide by December 2023; semiannual review of code enforcement data; quarterly review of neighborhood; information on Rehabilitation program (Program 1) available to the public by July 2022; annual reporting throughout Ongoing implementation and reporting during the planning period

3. Historic Resources
Many of the City of La Verne’s homes date back to the turn of the 20th century and represent an important part of the City’s history. The City will continue to designate historic neighborhoods for assistance through the existing housing rehabilitation programs. City staff will also continue to assist property owners of hist
oric homes to repair and renovate their property in a historically and architecturally appropriate manner.

The City will continue to encourage use of Mills Acts contracts by owners of historic or culturally significant structures. Participation can result in a reduction of property taxes for the property owner.

Responsible Agency:   Community D
evelopment Department
Financing:   General Fund
Program Objectives:   Assist 24 property owners (3 per year) of historic homes to repair or renovate their property appropriately
Schedule:   Ongoing implementationAnnual review of current Mills Act contracts; annual outreach to current Mills Act contracts holders to promote housing rehabilitation programs; and annual reporting during throughout the planning period

November 21, 2022, City Council Meeting
City of La Verne 2021-2029 Draft Housing Element
Housing Element Housing Plan | Page HP‐10

4. Non‐Permitted Accessory Dwelling Units/Second Units In some of the City’s neighborhoods there are accessory dwelling units (ADUs), also referred to as second units, that have been constructed, however many do not comply with planning and building requirements. In order to preserve La Verne’s exis ting residential neighborhoods and the City’s quality‐of‐life, the City will encourage residents to bring existing illegal non‐permitted units into compliance with City zoning and building codes. The City will work with the Code Enforcement and Police Department to identify non‐permitted ADUs or conversions. The City will conduct proactive outreach and educations programs in conjunction with Code Enforcement to encourage homeowners with non‐permitted ADUs to voluntarily work with the Buil ding Inspector and Planning Department to bring their units into compliance with the California Building Code and La Verne Municipal Code.

Responsible Agency:   Community Development Department, Code Enforcement, and Police Department
Financing:   General Fund
Program Objectives:   Work with homeowners to bring 16 illegal ADUs and/or conversions into compliance with the California B uilding Code and La Verne Municipal Code
Schedule:   Semiannual proactive outreach to property owners with existing non‐permitted units in specific areas of the City where non‐ permitted units are most prevalent, including in and around Old Town La Verne; Ongoing implementation andannual reporting during throughout the planning period

5. Replacement of Affordable Units
Consistent with the requirements of Government Code Section 65583.2(g), development projects on sites in the housing inventory (Appendix A) that have, or have had within the past five years preceding the application, residential uses restricted with rents affordable to low‐ or very low‐ income households or res idential uses occupied by low‐ or very low‐income households, shall be conditioned to replace all such units at the same or lower income level as a condition of any development on the site, and such replacement requirements shall be consistent with Section 65915(c)(3).

Responsible Agency:   Community Development Department
Financing:   General Fu nd
Program Objectives:   For all project applications, identify need for replacement of affordable housing units and ensure replacement, if required, occurs
Schedule:   Immediate implementation consistent with State law; considered on an ongoing basis as part of the development review process; implementation through Conditions of Approval or other appropriate mechanism; Ongoing implementation and annual monitoring and reporting throughout the planning period November 21, 2022, City Council Meeting
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Provide a Variety of Housing Types Programs

6. Section 8 Certificate/Voucher Rental Assistance Program Continue to cooperate with the Los Angeles Community Development Commission (LACDC) Section 8 Certificate/Voucher Rental Assistance Program. The program provides rent payment subsidies from the Department of Housing and Community Development (HUD) to very low‐income households in privately owned units. The City will continue to refer residents to the County program and provide information at City Hall
, the City’s website, and other public places to increase awareness and solicit applications.

Responsible Agency:   Community Development Department, Los Angeles County Community Development Commission (LACDC)
Financing:   General Fund, HUD
Program Objectives:   Refer all interested residents to the County program; maintain or increase the number of Section 8 Certificates utilized in the City; educate one multifamily property manager or Homeowners Association (HOA) on the Program annually, with a focus on property managers  or HOAs in areas of the community with higher proportions of households with very low or low incomes and areas of the City where overpayment by renters is most prevalent.

Schedule: Annual coordination with Los Angeles County Community Development Commission; review resource information annually and update information as needed online and in hard copy; Ongoing implementation andannual reporting during throughout the planning period

7. Manufactured Housing
Continue to encourage the use of manufactured housing as an affordable housing alternative. The City will work with developers and manufacturers of pre‐fabricated manufactured housing to explore different housing types and develop informational brochures to be used as an outreach and educational tool on opportunities for de
velopment of manufactured housing in La Verne.

Responsible Agency:   Community Development Department
Financing:   General Fund
Program Objectives:   Meet biennially with a developer and/or manufacturer of pre‐ fabricated manufactured housing to receive input on how the City can promote this housing type as an option to produce more affordable units in La Verne, with a focus on opportunities in high or highest TCAC resource areas
Schedule:   Meet with at least one developer and/or manufacturer of prefabricated manufactured housing Bbiennially; Ongoing implementation and annual reporting during throughout the planning period
November 21, 2022, City Council Meeting
City of La Verne 2021-2029 Draft Housing Element
Housing Element Housing Plan | Page HP‐12

8. Monitor City‐Owned Mobile Home Parks
The City will continue to maintain and monitor the City‐owned mobile home parks to preserve a large number of affordable units citywidein La Verne. The City will continue to implement Ordinance 1084 throughout the City which requires a relocation impact report. In coordination with the City’s new rehabilitation program (Program 1), the City will continue to work with mobile home park tenants to address rehabilitation needs in the mobile homes parks. The ongoing implementation of this program is a key component in addressing potential displacement risk in south La Verne given that the majority of the City’s existing mobile home parks are located in proximity to areas where new development is expected to occur, including in Old Town La Verne and along Foothill Boulevard.

Responsible Agency:   Housing Authority
Financing:   American Rescue Plan Act (ARPA); Housing Authority Funds Program Objectives:   Preserve City‐owned mobile home parks; conduct targeted outreach to promote rehabilitation programs (see Program 1) to mobile home parks with lower median household incomes with the goal of supporting 20 mobile home tenants throughout the planning period
Schedule:   Annual outreach to tenants of mobile home parks to promote rehabilitation programs (see Program 1); Ongoing implementation andannual reporting during throughout the planning period

9. Los Angeles County Partnership
As a means of further leveraging housing assistance, the City will continue to cooperate with the Los Angeles County Community Development Commission (CDC) and Los Angeles County Housing Authority to promote resident awareness and application for County run housing assistance programs. These programs include the:
 First Home M ortgage Program;
 Mortgage Credit Certificate Program (MCC); and
 Home Ownership Program (HOP)
The County offers a variety of housing assistance programs that can supplement the City’s current housing programs. As the City has little control over how the County’s programs are administered, the City will be responsible for providing program information on the City’s website and at City Hall.

Responsible Agency:   Community Development Department
Financi
ng:   General Fund
Program Objectives:   Increase the Ddistribution of program education material by 20%information online and at City Hall with a focus on targeting education in areas of lower median household income and in areas with higher proportions of rental (versus homeowner) households Schedule:   Provide bilingual information on the City’s website and at City Hall by October 2022; update information annually or as often as it is updated by the County; add information about new County programs within two months of program initiation; Ongoing November 21, 2022, City Council Meeting
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implementation andannual reporting during throughout the planning period

10. Partnerships with Housing Organizations, and Service Providers, and Faith‐Based Groups
As a means of further leveraging housing assistance for lower income households, the City will continue encouraging partnerships with local organizations and other government agencies that offer housing‐related services, such as the development of affordable housing and homeless prevention services. These organizations and agencies will include, but not be limited, to the following:
 Habitat for Hu
manity;
 The House of Ruth;
 The David and Margaret Home;
 Tri‐City Mental Health Center;
 San Gabriel Valley Council of Governments “Study of Homelessness and Homeless Services in the San Gabriel Valley;” and
 Los Angeles County’s Cold/Wet Weather Emergency Shelter Program for the Ho meless.

The City will also proactively reach out to local faith‐based groups, including those in areas of high or highest opportunity to educate the groups on opportunities available to develop affordable housing at their properties. Specifically, by October of 2023, the City will contact La Verne Heights Presbyterian Church, Rock of the Foothills Lutheran Church, and St. John’s Episcopal Church, all located in north La Verne, in an area of highest opportunity, to help encourage the development of new opportunities in an area of the City with limited development potential due to the lack of vacant developable land.

Responsible Agency:   Community Development Department
Financing:   General Fund
Program Objectives:   Host a biennial focus group meetings with housing organizations, and service providers, and faith‐based groups to discuss how to improve housing‐related services in La Verne, with a special focus on highlighting opportunities to assist households in areas with higher proportions of residents with special needs, such as seniors, persons with disabilities, or lower incomes, and how to develop new housing in areas of high or highest opportunity
Schedule:   Biennial focus group meeting with at least three participantsly; proactive contact with faith‐based in north La Verne by October 2023 to discuss potential opportunities for the development of affordable housing on‐site and contact with at least one other faith‐ based group every year thereafter with the goal of soliciting at least one application for the development of affordable housing on a faith‐based group’s property by the end of the planning period; Ongoing implementation andannual reporting during throughout the planning period

November 21, 2022, City Council Meeting
City of La Verne 2021-2029 Draft Housing Element
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11. Housing for Extremely Low‐Income Households
Extremely low‐income households and households with special needs have limited housing options in La Verne. Housing types appropriate for these groups include: emergency shelters, transitional and supportive housing, and single‐room occupancy (SRO) units. The City will contin ue to encourage development of housing for extremely low‐income households through a variety of activities, such as outreaching to housing developers, providing financial or in‐kind technical assistance, when available, providing expedited processing, identifying grant and funding opportunities, and offering additional incentives beyond the density bonus provisions.

Responsible Agency:   Community D evelopment Department Financing:   General Fund
Program Objectives:   Development of 16 units affordable to extremely low‐income households with a goal of at least 50% located in TCAC areas of high or highest opportunity
Schedule:   Biennial outreach to developers; pursue grant and funding opportunities annually; educate developers on incentives as part of the development review process; Ongoing implementation andannual reporting during throughout the planning period

12. Housing for Persons with Developmental Disabilities The housing needs of persons with developmental disabilities are typically not addressed by Title 24 Regulations, and requires in addition to basic affordability, slight modifications to existing units, and in some instances, a varying range of supportive housing facilities. To accommodate residents with developmental dis abilities, the City will seek State and Federal monies, as funding becomes available, in support of housing construction and rehabilitation targeted for persons with developmental disabilities; education and outreach will be focused on areas of the City with high proportions of residents with disabilities and higher proportion of senior residents. La Verne will also provide regulatory incentives, such as expedited permit processing, and fee waivers and deferrals, to projects targeted for persons with developmental disabilities. To further facilitate the development of units to accommodate persons with developmental disabilities, the City shall reach out annually to developers of supportive housing to encourage development of projects targeted for sp ecial needs groups. As housing is developed or identified, La Verne will work with the San Gabriel/Pomona Regional Center to implement an outreach program informing families within the City of housing and services available for persons with developmental disabilities. The City will provide information at City Hall and on the City’s website.

Responsible Agency:   Community D
evelopment Department
Financing:   General Fund
Program Objectives:   Annual meetingMeet with developers of supportive housing Schedule:   Annual meeting with developers of supportive housingly; pursue State and Federal monies as they become available (monitor and submit one application annually); annual outreach to the San Gabriel/Pomona Regional Center to provide updated local information; provide information at city Hall and online by October 2022; Ongoing implementation andannual reporting during throughout the planning period
November 21, 2022, City Council Meeting
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13. Monitor and Preserve Affordable Housing
The City will inventory and gather information to establish an early warning system for publicly assisted housing units that have the potential to convert to market rate. This will include an annual review of the conversion status of all subsidi zed housing in the City. The City will develop and maintain an AB 987 database to include detailed information on all subsidized units, including those that have affordability covenants. The database will indicate the expiration date of any covenant and any requirements governing reimbursement. When available, the City will utilize resour ces such as HUD Section 208/811 loans, HOPE II and III Homeownership program funds, HOME funds, CDBG funds, Low‐Income Housing Tax Credit Programs, California Housing Finance Agency single‐family and multi‐family programs, programs to stimulate private developer and non‐profit entity efforts in the development and fi nancing of housing for lower and moderate‐income households. The City will continue to monitor at‐risk developments throughout the planning period and pursue partnership opportunities with non‐profits to preserve and expand affordable housing in the City.

The City has identified Canyon Terrace, which provides 140 affordable senior units, at hig h ‐risk of conversion to market rate units during the planning period. The earliest date of conversion is 2022.

The City has also identified Vintage Grove Senior Apartments, which provides 109 affordable senior units, at moderate‐risk of conversion to market rate units during the planning period. The earliest date of conv ersion is 2028. The City will proactively reach‐out to the owners of both properties to discuss plans for the property and identify strategies to preserve the affordability restrictions.

The City will implement State Preservation Notice Law (Gov. Code 65863.10, 65863.11, 65863.13) which requires owners to provide tenants and affected public entities (including the City) notices regarding expiring rental restrictions starting three years before expiration.

The City will contact property owners of units at risk of converting to market‐rate housing within one year of affordability expiration to discuss the City’s desire to preserve complexes as affordable housing. Participation from agencies interested in purchasing and/or managing at‐risk units will be sought. Coordinate with owners of expiring subsidies to ensure tenants receive the required notices at 3 years, 6 months, and 12 months, per California law.

Responsible Agency:   Community Development Department
Financing:   General Fund
Program Objectives:   Preservation of existing deed‐restricted affordable units Schedule:   Annual updates to the City’s AB 987 database; proactive contact with property owners of units at risk of conversion within one year of affordability expiration; Ongoing implementation andannual reporting during throughout the planning period

November 21, 2022, City Council Meeting
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Minimize the Impacts of Governmental Constraints Programs

14. Remove Government Constraints
On a regular basis, City staff will review the development standards and design review findings in the Zoning Code to identify standards and requirements that may constrain the development of affordable housing in La Verne. Specifically, staff will review requirements such as the minimum unit size, setbacks, parking requirements, h eight restrictions, etc. to ensure that they are necessary and pertinent.

This City is committed to address any constraints identified in Section 4, Constraints, during the update process. In the interim, staff will on a case‐by‐case basis identify ways that standards can be relaxed if it is deter mined that such requirements are in any way impeding the development of affordable housing in throughout the City. The City will also continue to provide development standard modifications, streamlined processing for applications related to the creation of affordable housing, and will offer fee modifications for projects proposing affordable units that are required to apply for variations to the existing development standards.

The City will complete the following updates by October 1, 2024:

1. Low barrier navigation centers: Th e Zoning Code shall be updated to define and permit low barrier navigation centers consistent with the requirements of Government Code Sections 65660 through 65668, including treating low barrier navigation centers as a use by right in areas zoned for mixed use and nonresidential zones permitting multifamily uses.

2. Employee and Aagricultural worker housing: The Zoning Code will be updated to comply with Health and Safety Code Sections 17021.5, .6, .8. Specifically, the City will only refer to it as employee housing and not make a distinction between agricultural worker versus employee housing typesThe Zoning Code will be updated to define agricultural worker housing and to identify that any agricultural worker housing consisting of no more than 36 beds in a group quarters or 12 units or spaces shall be deemed an agricultural land use and permitted in the same manner as agricultural uses consistent with Health and Safety Code Section 17021.6. The Zoning Code will also be updated to provide for streamlined, ministerial approval of agricultural worker housing that meets the requirements of Health and Safety Code Section 17021.8.

3. Streamlined and ministerial review for eligible affordable housing projects: The Zoning Code will be updated to ensure that eligible multifamily projects with an affordable component are provided streamlined review and are only subject to objective design standards consistent with relevant provisions of SB 35 and SB 330 as provided by applicable sections of the Government Code, including but not limited to Sections 65905.5, 65 913.4, 65940, 65941.1, 65950, and 66300. State law defines objective design standards as those that “involve no personal or subjective judgement by a public official and are uniformly verifiable by reference to an external and uniform benchmark or criterion available and knowable by both the development applicant and public official prior to submittal.”

4. Emerg
ency shelter parking: The Zoning Code will be updated to require sufficient parking to accommodate all staff working in the emergency shelter, provided that the standards do not require more parking for emergency shelters than other residential or commercial uses within the same zone, in compliance with AB 139.

4.5. Permanent Supportive Housing. The Zoning Code will be updated to address permanent supportive housing pursuant to AB 2162.

5.6. Definition of Family. Update the City’s definition of “Family” to comply with State law.

7. Multifamily Development Standards. Update the City’s multifamily apartment and November 21, 2022, City Council Meeting
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multifamily planned residential development height, lot coverage, and parking requirements to reduce constraints. As part of this effort, by April 2023, the City will reach out to at least five (5) local developers of market‐rate and/or affordable housing to discuss the City’s existing multifamily standards and identify and evaluate strategies to update the standards to reduce government constraints. The City will also, by April 2023, inventory and evaluate the multifamily development standards for at least five (5) other cities in the region so that La Verne can consider how multifamily requirements could be customized to support new development in areas outside of Specific Plans. The City will, by October 2023, update the multifamily development standards, including but not limited to height, lot coverage, and parking requirements, based on this research so that the new requirements will reduce government constraints and have the potential to increase the availability and affordability of new housing opportunities.

8. Development Review Findings. Review and update the City’s Development Review Findings to be objective and provide approval certainty.

9. Community Care Facilities. Review and update the Zoning Code to provide objective standards for review and approval of group homes for seven or more persons consistent with State law.

Responsible Agency:   Community Development Department
Financing:   General Fund
Program Objectives:   Updated Zoning Code in Compliance with State Housing Law Schedule:   Complete update to emergency shelter parking requirements within one year of Housing Element certification; Ccomplete other required updates to the Zoning Code to comply with State Housing Law by October 1, 20242023; Ongoing review and updates to the Zoning Code as needed during the planning period to comply with State Housing Law and reduce government constraints

15. Mobile Home Rent Control
Continue to enforce the Mobile Home Rent Control Ordinance citywide to ensure affordability of housing in mobile home parks and to keep rent increases at reasonable levels. Per the ordinance, increases in rent will be no greater than the U.S. Department of Labor Consumer Price Index. The City will provide information about the ordinance at City Hall, on the City’s website, and in other public places to increase awareness with targeted education to areas with higher proportions of very low and low income households.

Responsible Agency:   City of La Verne ‐ Administration Financing:   General Fund
Program Objectives:   Enforcement of the City’s Mobile Home Rent Control Ordinance and Ordinance 1082; increase the distribution of educational materials by 15% over the planning period
Schedule:   Continue providing information to the public and update it annually or as needed; provide information in Spanish by December 2022; Ongoing implementation andannual reporting during throughout the planning period
November 21, 2022, City Council Meeting
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16. Accessory Dwelling Units
Accessory dwelling units (ADUs) and junior accessory dwelling units (JADUs) help meet the City’s housing needs for all income levels and also provide a housing resource for seniors and low‐ and moderate‐ income households throughout the entire community, not just in any single geographic area. ADUs and JADUs (which could be created through the conversion of space within an existing structure) represent an especially important opportunity to allow for new housing opportunities in the City’s northern neighborhoods which are fully developed with existing single‐family residential uses. This geographic area of the City (generally north of Baseline Avenue) is a TCAC area of higher opportunity and the introduction of ADUs and JADUs into this area can create new avenues for more attainable housing options in an area of the City with otherwise limited development potential due to the lack of vacant developable land. The City will continue to apply Zoning Code regulations that allow accessory units (also known as second units or granny flats) in accordance with State law. The City of La Verne will continue to amend the ordinance based on future changes to State law and work with HCD to ensure continued compliance with State law. The City will also continue to monitor the extent of ADU production to ensure that the ordin
ance modifications are successful and that the Housing Element goals can be met.

Responsible Agency:   Community Development Department
Financing:   General Fund
Program Objectives:   Survey and evaluate potential methods to encourage ADU development throughout the community, but especially in TCAC areas of high or highest opportunity (north La Verne), and adopt appropriate procedures, policies, and regulatory provisions.

Monitor State law for future updates to ADU regulations and update the City’s Zoning Code to be consistent with future updates as needed. Continue educating the community on the opportunity to develop ADUs and promote the development of ADUs affordable to lower‐income households. Continue to provide inf ormation about ADUs on the City’s website and on public counters. Encourage the production of 92 ADUs, with a goal of at least 50% being affordable to very low or low income households.

Schedule: Prepare a summary of potential methods to encourage ADU development by March 2023 with a focus on encouraging their development in TCAC areas of high or highest opportunity (north La Verne); annually monitor State law for future updates and amend the City’s ADU Ordinance as necessary to comply with State law; update information about ADUs annually; meet with one HOA per year to provide education on ADUs with a focus on connecting with HOAs in north La Verne (north of Baseline Avenue); conduct a biennial review of ADU production and affordability and if a shortfall of sites to accommodate the RHNA exists based on this review, identify alternative sites within six months; Ongoing implementation andannual reporting during throughout the planning period

17. Condominium Conversion Ordinance
November 21, 2022, City Council Meeting
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The City of La Verne recognizes the importance of preserving La Verne’s affordable rental housing stock and discouraging conversions that would decrease the number of affordable units in the City.

The City will continue to enforce the Condominium Conversion Ordinance citywide and provide information at City Hall and the City’s website. The Community Development staff will subsequently review, monitor, and evaluate La Verne’s Condominium Conversion Ordinance annually. The City will update its Condominium Conversion Ordinance to comply with State law and will update it as necessary in accordance with regulations.

Responsible Agency:   Community Development Department
Financi
ng:   General Fund
Program Objectives:   Implementation of a Condominium Conversion Ordinance consistent with State law
Schedule:   Ordinance update by October 1, 2022; annual review of Condominium Conversion Ordinance for compliance with State law; Ongoing implementation andannual reporting during throughout the planning period

18. Lot Consolidation
A number of infill parcels especially those that are identified as opportunity sites within the Old Town La Verne Specific Plan area are smaller and would benefit from lot consolidation. Individually, some of these smaller lots may not support the development densities that would facilitate mi xed‐ use development. Through the joining (or consolidation) of multiple parcels, more efficient development will be possible. During the 2014‐2021 planning period, The Landing project consisting of 38 units within the Old Town La Verne Specific Plan district consolidated several lots to creating create a two‐story multi‐family project with underground parking. The City continues to see interest from property owners and developers to pursue lot consolidation to produce larger development opportunities.

The City will continue to provide technical assistance to property owners and developers in support of lot consolidation including identifying opportunities for potential consolidation and providing available funding and incentives to encourage consolidation of parcels as appropriate. For ex ample, the Community Development Department will utilize development, impact fee, processing and streamlining incentives, such as reduction in setbacks, parking requirements, and other standards, deferral or lowering of development fees to encourage densities, residential uses and lot consolidation, and to promote more intense residential development throughout the City, especially in the Old Town La Verne Specific Plan area. Information on these financial and regulatory incentives will be made available on the City’s website and at City Hall.

Responsible Agency:   Community Development Department
Financing:   General Fund
Program Objectives:   Provide funding and/or incentives to support at least one lot consolidation project per ye ar
Schedule:   Provide a consolidated set of information on financial and regulatory incentives available to support lot consolidation by November 21, 2022, City Council Meeting
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October 2022; proactively discuss available incentives as part of the development review process; advertise incentives to the development community through regular annual outreach; Ongoing implementation andannual reporting during throughout the planning period

19. Density Bonus Program
To facilitate development, the City offers developers the opportunity of a Density Bonus Program which is a density increase of 35 percent plus development incentives for qualified affordable projects. To be eligible for the Program, the affordable project must contain: (1) at least 10 percent of the units reserved for low‐income households; or (2) at least 5 per cent reserved for very low‐
income households; or (3) units reserved for senior households. The units must remain affordable for at least 30 years if the density bonus is granted. The City will provide information on the Density Bonus Progra
m at City Hall, the City’s website and other public spaces to increase awareness.

Responsible Agency:   Community Development Department
Financing:   General Fund
Program Objectives:   Promote the development of at least two projects per year that utilize the City’s Density Bonus provisions
Schedule:   Ongoing implementation and reporting during the planning perio d

20. Water and Sewer Service Providers
Pursuant to Chapter 727, Statues of 2005 (SB 1087), the City of La Verne is required to deliver its adopted housing element and any amendments thereto to local water and sewer service providers.

This legislation allows for coordination between the City and water and se wer providers when
considering approval of new residential projects, to ensure that the providers have an opportunity to provide input on the Element. Additionally, review of the Housing Element ensures that priority for water and sewer services is granted to projects that include units affordable to lower‐income households. The City will submit the ad opted Housing Element to local water and sewer providers for their review and input.

Responsible Agency:   Community Development Department
Financing:   General Fund
Program Objectives:   Work with water and sewer providers to share information on residential development projects
Schedule:   Ongoing implementation and reporting during the planning period

November 21, 2022, City Council Meeting
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Identify Adequate Sites to Achieve Housing Variety Programs

21. Adequate Sites to Accommodate the RHNA
The City of La Verne received a RHNA of 1,346 units for the 2021‐2029 RHNA period. After credits for constructed units (12) and approved units (173) are taken into consideration, the City of La Verne has a remaining 2021‐2029 RHNA of 1,161 un its, including 408 extremely/very low‐income, 234 low‐income, 210 moderate income, and 309 above moderate‐income units. The City of La Verne’s 6th Cycle residential capacity falls into three categories:

1. Proposed projects (25 units);

2. Accessory dwelling units (92 units); and

3. Old Town La Verne Specific Plan Sites (1,258 units).

The City has demonstrated the ability to exceed its RHNA by 215 units, a 16% overall surplus. These sites can accommodate the remai ning RHNA for all income levels through year 2029. The City will maintain an inventory of available sites for residential development and provide it to prospective residential developers upon request; in response to developer inquiries, the City will highlight opportunities for the development in TCAC areas of high or highest opportunity and encourage the development of units affordable to lower income households in all areas of the community (not only those sites listed in the Housing Element).

Responsible Agency:   Community Development Department
Financing:   General Fund
Program Objectives:   Maintain adequate sites to meet the City’s remaining RHNA for all income levels throughout the planning period; encourage the production of 917 new housing units, including at least 300 affordable to lower income households
Schedule:   Update inventory of Housing Element sites semiannually; provide an electronic copy of the Sites Inventory online within one month of Housing Element adoption; Ongoing implementation andannual reporting during throughout the planning period

22. Residential Development Monitoring (No Net Loss)
To ensure adequate sites are available throughout the planning period to meet the City’s RHNA at all income levels, and to assist developers in identifying appropriate sites for residential and mixed use developments, the City will monitor the depletion of residential acreage, and review proposed General Plan amendments
, Zone Changes, Specific Plan Amendments, and development projects, to ensure an adequate inventory is available to meet the City’s 2021‐2029 RHNA obligations. To ensure sufficient residential development capacity is maintained to accommodate the City’s RHNA allocation, the City will develop and implement a formal ongoing (project‐by‐project) evaluation procedure pu
rsuant to Government Code Section 65863 and will make the findings required by that code section if a site is proposed for development with fewer units or at a different income level(s) than shown in the Housing Element Site Inventory.

November 21, 2022, City Council Meeting
City of La Verne 2021-2029 Draft Housing Element
Housing Element Housing Plan | Page HP‐22
Should an approval of development result in a reduction of residential development capacity below the capacity needed to accommodate the remaining need for lower‐income, moderate‐income, or above‐moderate‐income households, the City, and potentially the applicant (in accordance with State law), w ill identify and, if necessary, rezone sufficient sites within 180 days to accommodate the shortfall and ensure “no net loss” in capacity to accommodate the RHNA allocation, consistent with State law. Any rezoned site(s) will satisfy the adequate site requirements of Government Code Section 65583.2 and will be consistent with the City’s obligation to affirmatively further fair housing.

Responsible Agency:   Planning Depart
ment
Financing:   General fund
Program Objectives:   Annually mMonitor the City’s sites inventory and continued ability to accommodate the remaining RHNA.

Schedule: Semiannual monitoring of the City’s sites inventory; determination of compliance with No Net Loss requirements on a project‐by‐ project basis; Ongoing implementation and annual monitoring and annual reporting throughout the planning period

23. Emergency Shelters
The City of La Verne will continue to allow emergency shelters by‐right within the Arrow Corridor Specific Plan (SP814‐12) Industrial zones. This area was selected due to multiple opportunities for industrial and commercial building conversion to emergency shelter uses and vacant underutilized sites for the development of new emergency shelters. The City will continue to monitor the inventory of sites appropriate to accommodate emergency shelters and will work with the appropriate organizations to ensure the needs of homeless and extremely low‐income residents are met. The City is committed to prioritizing funding and other av ailable incentives for projects that provide housing for homeless and extremely low‐income residents whenever possible.

Responsible Agency:   Community Development Department
Financing:   General Fund
Program Objectives:   Allow emergency shelters in accordance with the Zoning Code Schedule:   Monitor availability of sites annually; discuss the potential locations of emergency shelters as part of the City’s Comprehensive General Plan Update (to be completed by September 2023); Ongoing implementation and annual monitoring andannual reporting throughout the planning period

November 21, 2022, City Council Meeting
City of La Verne 2021-2029 Draft Housing Element

Housing Element Housing Plan | Page HP‐23

24. Transitional and Supportive Housing
The City will continue to implement the Zoning Code to allow transitional and supportive housing in accordance with State law. The City will continue to monitor the inventory of sites appropriate to accommodate transitional and supportive housing an d will work with the appropriate organizations to ensure the needs of homeless and extremely low‐income residents are met. The City is committed to prioritizing funding and other available incentives for projects that provide housing for homeless and extremely low‐income residents whenever possible.

Responsible Agency:   Community Development Department
Financing:   General Fu nd
Program Objectives:   Allow transitional and supportive housing in accordance with State law; update the Zoning Code if necessary
Schedule:   Monitor availability of sites annually; review funding opportunities annually and identify and pursue opportunities as available; biennial outreach to organizations working with persons experiencing homelessness and extremely low‐income residents; Ongoing implementation and annual monitoring andannual reporting throughout the planning period

25. Provide Adequate Sites for Lower Income Households on Nonvacant and Vacant Sites Previously Identified
The City of La Verne will rezone to allow developments by right pursuant to Government Code section 65583.2(i) when 20 percent or more of the units are affordable to lower income households on sites identified in Appendix A to accommodate the lower income RHNA that was previously identified in past housing elements. Specifically, the City will rezone the nonvacant sites identified in Appendix A previously identified in the 5th cycle housing element cycle.

Responsible Agency:   Community Development Department
Financing:   General Fund
Program Objectives:   Streamline development of projects at nonvacant site used in the 5th cycle housing element that dedicate at least 20 percent or more of the units for housing affordable to lower income households Schedule:   Sites rezoned by October 2024

November 21, 2022, City Council Meeting
City of La Verne 2021-2029 Draft Housing Element
Housing Element Housing Plan | Page HP‐24
Promote Equal Housing Opportunities for All Residents

2526. Fair Housing Program
With assistance from outside fair housing agencies, such as the Fair Housing Foundation, the City will continue to offer fair housing services to residents and property owners. The Fair Housing Foundation works to ensure that housing consumers are given an equal opportunity to rent, lease, or purchase housing of their choice without regard to race, na tional origin, religion, disability, sex, familial status, age, sexual orientation, marital status or other arbitrary reasons. Services include, but are not limited to, investigations of discrimination complaints, landlord tenant services, and fair housing information and education. Persons served under this program are primarily from low‐ and very low‐income households and education will be targeted to areas of the high with higher proportions of lower income households. The City will continue to provide informational and educational materials on fair housing services for property owners, apartment managers and tenants at City Hall and the City’s website. The City will also continue to monitor and respond, as appropriate, to all complaints of discrimination, and will refer tenants to the Fair Housing Foundation for proper intake, investigation and resolution of fair housing complaints.

Responsible Agency:   Fair Housing Foundation
Financing:   General Fund, Los Angeles County
Program Objectives:   Provide Increase the distribution of information on fair housing services and policy by 15% throughout the planning period at public counters and at City website and refer complaints to appropriate organizations; fair housing material will include the new Source of Income Protection under State law (SB 329 and SB 222), which prohibits landlords from rejecting applicants due to use of public assistance (such as Section 8 Housing Choice Vouchers) for rent payments
Schedule:   Annual coordination with the Fair Housing Foundation; provide information from the Fair Housing Foundation to La Verne residents and share updated information as it is prepared; annual review of complaints of discrimination to identify patterns or trends, and if warranted, focused outreach to specific neighborhoods on an annual basis; Ongoing implementation and annual monitoring andannual reporting throughout the planning period

November 21, 2022, City Council Meeting
City of La Verne 2021-2029 Draft Housing Element

Housing Element Housing Plan | Page HP‐25
2627. Reasonable Accommodation
Pursuant to Government Code Section 65583, the City of La Verne is obligated to remove potential and actual governmental constraints upon the maintenance, improvement, or development of housing for all income levels and for persons with disabilities. The Fair Housing Act, as amended in 1988, requires that cities and counties provide reasonable accom modation to rules, policies, practices, and procedures where such accommodation may be necessary to afford individuals with disabilities equal housing opportunities. Reasonable accommodation provides a basis for residents with disabilities to request flexibility in the application of land use and zoning regulations or, in some instances, even a waiver of cer tain restrictions or requirements from the local government to ensure equal access to housing opportunities. 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 case law inter preting the statutes. The City of La Verne encourages and promotes accessible housing for persons with disabilities. In general, City Staff takes into consideration the provisions of the California Americans with Disabilities Act (Cal ADA) in the review and approval of housing projects and grants modifications and deviations from the Municipal Co de to accommodate the needs of persons with disabilities. The City anticipates that they will have formal reasonable accommodations prepared and adopted in 2013. During the prior planning period, the Zoning Code was amended through Ordinance 1040 to include standards, definitions, and new chapters to address new state‐mandated requirements per SB 2, and to remove potential and actual governmental constraints upon the maintenance, improvement, or development of housing for all income levels and for persons with disabilities. The City will continue to provide information on formal reasonable accommodation procedures at City Hall and on the City’s website.

Responsible Agency:   Community Development Department
Financing:   General Fund, Los Angeles County
Program Objectives:   Continue to provide reasonable accommodation to ensure equal housing opportunities
Schedule:   Adopt formal Reasonable Accommodation Procedures in 2013; Revise the City’s Reasonable Accommodation standards within a year to comply with State law; review the application fee within one year; Pprovide informational handouts and information at City Hall and on the City’s website about reasonable accommodation procedures in English and Spanish by October 2022; maintain a Zoning Code consistent with Reasonable Accommodation standards as required by State law and make updates as needed; annual reporting throughout the planning period 2021‐2029=

November 21, 2022, City Council Meeting
City of La Verne 2021-2029 Draft Housing Element
Housing Element Housing Plan | Page HP‐26
2728. Affirmatively Furthering Fair Housing Outreach and Coordination Program To comply with California Government Code Sections 8899.50, 65583(c)(5), 65583(c)(10), 65583.2(a) (AB 686), the City will develop a plan to Affirmatively Further Fair Housing (AFFH). The AFFH Plan shall take actions to address significant disparities in housing access and needs for all persons regardless of race, color, religion, sex, gender, sexual orientati on, marital status, national origin, ancestry, familial status, source of income, or disability, and any other characteristic protected by the California Fair Employment and Housing Act (Part 2.8, commencing with Section 12900, of Division 3 of Title 2), Government Code Section 65008, and any other state and federal fair housing and plan ning law.

The identified fair housing issues facing La Verne are: location and type of affordable housing; lack of public and private investment; land use and zoning laws; unaffordable rents and home prices; and concentration of very low and low‐income households in some tracks. The new Affirmatively Furthering Fair Housing (AFFH) component of the Housing Element connects these fair housing issues with programs in the Housing Element, as well as additional meaningful actions that the City will undertake to help address them. Table HP‐1 on the following pages presents a summary of the issues, contributing factors, and the City’s planned actions to address these issues.

November 21, 2022, City Council Meeting
City of La Verne 2021-2029 Draft Housing Element

Housing Element Housing Plan | Page HP‐27
Table 1: Summary Matrix of Fair Housing Issues and Actions for Mitigation Fair Housing
Issue Contributing Factor Priority
Level Actions and Outcomes Specific
Commitment
Geo
Target
Timing/
Schedule
Metric
Disparities in
Access to
Opportunity

(New
Opportunities)
 Location and type of
affordable housing
 Lack of private
investment
 Land use and zoning
laws
Medium  Implement Programs 7, 10, 11, 14, 16,
18, 21, 28, and 29
 Conduct a mid-cycle review of how to
encourage new opportunities (market-
rate and affordable units) in north La
Verne beyond ADUs and JADUs and
present potential programs to the City
Council for consideration by October
2025.

Yes Yes Yes Yes
Segregation and
Integration

(Place-based
Strategies,
Displacement)
 Lack of private
investment in
specific
neighborhoods
 Location and type of
affordable housing
High  Implement Programs 1, 4, 8, and 28 Yes Yes Yes Yes Disproportionate
Housing Needs,
including
Displacement Risks

(New
Opportunities)
 Economic
displacement
 High cost of housing
 Lack of vacant land
available for
development
High  Implement Programs 8, 15, 17, and 28
 Actively recruit residents from
neighborhoods of concentrated poverty
to serve or participate on boards,
committees, and other local government
bodies as positions are made available
due to the regular appointment process
or vacancies.

Yes Yes Yes Yes

November 21, 2022, City Council Meeting
City of La Verne 2021-2029 Draft Housing Element
Housing Element Housing Plan | Page HP‐28
Disparities in
Access to
Opportunity for
Persons with
Disabilities

(New
Opportunities)
 Access to
transportation for
persons with
disabilities
 Increased demand of
affordable housing
with supportive
services to serve
special needs
populations
Medium  Implement Programs 1, 8, 12, 14, and 21
 Meet with disability service providers to
identify whether there is unmet demand
anywhere in the City by December 2022.

If an unmet demand is realized, work
with providers to secure funding to
expand services by December 2023.

Yes Yes Yes Yes
Fair Housing
Enforcement and
Outreach

(Housing Mobility,
Displacement)
 Lack of resources for
fair housing
agencies and
organizations
 Lack of local private
fair housing outreach
and enforcement
Medium  Implement Programs 6, 9, 10, 26, and 28
 In conjunction with the City’s
comprehensive General Plan Update (to
be completed by September 2023),
educate the community on what
affordable/attainable housing means and
who it benefits.
 Annual training of City staff, including
through coordination with local advocacy
groups or regional partners, on how to
receive, log, refer, and follow-up on fair
housing complaints. If resolution was not
obtained for any complaints, refer
complaint to HCD to ensure that
affordable housing laws are actively
enforced.
 Biennial fair housing update to the City
Council.
 Meet with developers annually to identify
special housing needs in the City (i.e.,
housing for seniors or persons with
disabilities) and encourage development
of special needs housing that accesses
the population of La Verne.

Yes Yes Yes Yes
November 21, 2022, City Council Meeting
City of La Verne 2021-2029 Draft Housing Element

Housing Element Housing Plan | Page HP‐29
 Work biennially with local organizations
to encourage, expand, and publicize fair
housing requirements as part of
programs that provide rental assistance
to lower income households.
 Provide education to the community on
the importance of participating in the
planning and decision-making process
and completing Census questionnaires.

November 21, 2022, City Council Meeting
City of La Verne 2021-2029 Draft Housing Element
Housing Element Housing Plan | Page HP‐30
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Housing Element Housing Plan | Page HP‐31

29. General Plan Update and Consistency
The Housing Element affects a locality’s policies for growth and residential land uses. The General Plan is required to be “internally consistent.” As part of the Housing Element Update process, the City has determined that the goals, policies, and programs included in the Housing Element are consistent with the other Elements of the City’s General Plan. The City will review the General Plan annually to confirm internal consistency as part of its annual General Plan Implementation report required under Government Code section 65400.

The City embarked on a comprehensive update to its General Plan in 2017. As part of this effort, the City will ensure that elements within the General Plan remain internally consistent and reflect the City’s duty to affirmatively further fair housing. The City does not expect that the updates made to the City’s General Plan will impact the goals, policies, programs, or findings included in its 2021‐2029 Housing Element. In addition, the General Plan will emphasis opportunities for new residential and mixed‐use development throughout the City, including in appropriate Specific Plan areas (Old Town La Verne, Foothill Boulevard, and Arrow Corridor). The updated General Plan will anticipate new residential development (approximately 10% more than existing conditions) throughout the City analyze such development in an Environmental Impact Report, thereby allowing for streamlined environmental review for new residential development throughout the City, including in TCAC areas of high or highest opportunity.

Responsible Agency: Community Development Department
Financing: General Fund
Program Objectives: Monitor General Plan Elements for internal consistency as it is updated/amended during the planning period. Adopt an updated General Plan and certify the Environmental Impact Report by October 2023.

Timing: Annual review of internal consistency as part of the City’s General Plan Implementation report.

November 21, 2022, City Council Meeting
City of La Verne 2021-2029 Draft Housing Element
Housing Element Housing Plan | Page HP‐32

4. Quantified Objectives
State law requires the Housing Element to include quantified objectives for the maximum number of units that can be constructed, rehabilitated or conserved. Policies and programs in the Housing Element establish the strategies to achieve these objectives. The City’s quantified objectives are described under each program, and represent the City’s best ef fort in implementing each of the programs. Assumptions are based on past program performance and funding availability, construction trends, land availability, and future programs that will enhance program effectiveness and achieve full implementation of the City’s housing goals.

The new construction objectives shown in the table below represent a portion of th e City’s overall RHNA for the 2021‐2029 planning period for all income levels. The objective identified for each income level is based on historic trends and patterns of development; units affordable to lower‐ income households are historically more difficult to develop due to extremely limited available funding for affordable ho using projects. Moderate‐ and above‐moderate income units are more likely to be developed by the private market.

The table below summarizes the City’s quantified objectives for housing during the 2021‐2029 planning period.

TABLE 2: QUANTIFIED HOUSING OBJECTIVES: 2021-2029

New
Construction Rehabilitation
Conservation/
Preservation
Extremely Low Income 16 16 2492,118
Very Low Income 200 24
Low Income 150 24
Moderate Income 175 10
Above Moderate Income 376 - -
Total 917 74 2492,118

November 21, 2022, City Council Meeting

PART 2:

BACKGROUND REPORT
Subsequent Draft
Minor Revisions September 2022

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i Housing Element Background Report 2021‐2029 | City of La Verne

TABLE OF CONTENTS

1. INTRODUCTION .......................................................................................................................... 1

2. ACCOMPLISHMENTS UNDER 5TH CYCLE HOUSING ELEMENT ................................................................ 3 2A. Review of 2014 Housing Element ............................................................................................. 3 2B. Housing Production During 5th Cycle RHNA Period .................................................................... 4 2C. Appropriateness and Effectiveness of 2014 Housing Element..................................................... 4

3. HOUSING NEEDS ASSESSMENT .................................................................................................... 17 3A. Introduction and Background .................................................................................................. 17 3B. Population Trends and Characteristics ..................................................................................... 17 3C. Household Characteristics ....................................................................................................... 21 3D. Income ................................................................................................................................... 22 3E. Housing Characteristics ........................................................................................................... 25 3F. Housing Costs ......................................................................................................................... 28 3G. Future Housing Needs ............................................................................................................ 35 3H. Special Needs Groups ............................................................................................................. 35 3I. Units At‐Risk of Conversion ..................................................................................................... 47

4. CONSTRAINTS .......................................................................................................................... 51 4A. Governmental Constraints ...................................................................................................... 51 4A.1 Land Use Controls ................................................................................................................... 51 4A.2 Development Review Process ................................................................................................. 65 4A.3 Development Fees .................................................................................................................. 76 4B. Non‐Governmental Constraints ............................................................................................... 79 4C. Environmental Constraints ...................................................................................................... 81 4D. Infrastructure Constraints ....................................................................................................... 82

5. RESOURCES ............................................................................................................................. 85 5A. Regional Housing Needs Allocation (RHNA) ............................................................................. 85 5B. Progress Towards the RHNA ................................................................................................... 85 5C. Site Inventory Considerations ................................................................................................. 89 5D. Strategy to Accommodate Remaining RHNA .......................................................................... 100 5E. Financial Resources .............................................................................................................. 111 5F. Administrative Resources ..................................................................................................... 117 5G. Energy Conservation Opportunities ....................................................................................... 117

6. AFFIRMATIVELY FURTHERING FAIR HOUSING (AFFH) ..................................................................... 121 6A. Outreach .............................................................................................................................. 121 6B. Assessment of Fair Housing Issues ........................................................................................ 124 6C. Analysis of Contributing Factors ............................................................................................ 150

7. OTHER REQUIREMENTS ........................................................................................................... 219 7A. Consistency with General Plan .............................................................................................. 219 7B. Relationship to Other City Plans and Policies ......................................................................... 219 7C. Priority for Water and Sewer ................................................................................................ 219

November 21, 2022, City Council Meeting
La Verne Housing Element Background Report | 2021-2029
Housing Element Background Report 2021‐2029 |City of La Verne ii

TABLES
Table 2‐1: Regional Housing Needs Allocation – 5th Cycle Progress ............................................................... 4 Table 2‐2: Evaluation of the 2014 La Verne Housing Element Programs ........................................................ 6 Table 3‐1: Population Trends ‐ Neighboring Jurisdictions ............................................................................. 18 Table 3‐2: Population by Age ......................................................................................................................... 18 Table 3‐3: Race and Ethnicity ......................................................................................................................... 19 Table 3‐4: Jo
b Growth and Employment Status ............................................................................................ 19 Table 3‐5: Jobs by Industry (2019) ................................................................................................................. 20 Table 3‐6: Jobs by Occupation (2019) ............................................................................................................ 20 Table 3‐7: Households by Tenure and Age (2019) ......................................................................................... 21 Table 3‐8: Median Household and Per Capita Income .................................................................................. 22 Table 3‐9: Ho
usehold Income for All Households and by Tenure (2019) ...................................................... 22 Table 3‐10: Households by Income Group (2017) ......................................................................................... 23 Table 3‐11: Housing Stock by Type and Vacancy (2020) ............................................................................... 25 Table 3‐12: Vacancy by Type .......................................................................................................................... 25 Table 3‐13: Housing Stock Conditions (2019) ................................................................................................ 26 Table 3‐14: O
vercrowding by Tenure (2019) ................................................................................................. 27 Table 3‐15: Household Size by Tenure (2019) ............................................................................................... 27 Table 3‐16: Number of Bedrooms by Tenure ................................................................................................ 28 Table 3‐17: Homes for Sale (march 2021) ..................................................................................................... 28 Table 3‐18: Rental Costs (2019) ..................................................................................................................... 29 Table 3‐19: Median Rent by Nu mber of Bedrooms ....................................................................................... 30 Table 3‐20: State Income Limits – Los Angeles County (2020) ...................................................................... 30 Table 3‐21: Housing Affordability by Income Group ..................................................................................... 31 Table 3‐22: Households by Income Level and Overpayment (2017) ............................................................. 32 Table 3‐23: Deed Restricted Affordable Housing Units ................................................................................. 33 Table 3‐24: Mobile Home Parks in La Ve
rne .................................................................................................. 34 Table 3‐25: Regional Housing Needs Allocation – 6th Cycle ........................................................................... 35 Table 3‐26: Senior Population and Households ............................................................................................. 36 Table 3‐27: Householder Age by Tenure (2019) ............................................................................................ 36 Table 3‐28: Disabilities by Disability Type ...................................................................................................... 38 Table 3‐28: Disabled Persons by Age and Employment Status ...................................................................... 38 Table 3‐30: Developmentally Disabled Persons by Residence Ty pe in La Verne (2021) ............................... 39 Table 3‐31: Median Income By Household Size ............................................................................................. 41 Table 3‐32: Household Size versus Bedroom Size by Tenure (2019) ............................................................. 41 Table 3‐33: Families and Female Householder with Children Under 18 (2019) ............................................ 42 Table 3‐34: Homelessness in La Ver ne from 2016‐2020* ............................................................................. 44 Table 3‐35: Homelessness in Los Angeles County from 2016‐2020 .............................................................. 44 Table 3‐36: Homeless Population Characteristics in Los Angeles County (2020) .......................................... 44 Table 3‐37: Emergency Shelters .................................................................................................................... 46 Table 3‐38: Summary of at‐Risk Subsidized Housing Units ............................................................................ 47 Table 3‐39: Qualified En
tities in Los Angeles County, 2021 ........................................................................... 50 Table 4‐1: General Plan Residential Land Use Designations .......................................................................... 52 Table 4‐2: Permitted Residential Uses by Zone ............................................................................................. 54 Table 4‐3: ADU and JADU Development Standards ....................................................................................... 57 Table 4‐4: Basic Residential Development Standards .................................................................................... 62 Table 4‐5: Re
sidential Parking Requirements ................................................................................................ 63 Table 4‐6: Typical Permit Processing Times and Reviewing Body ................................................................. 66 Table 4‐7: Development Project Processing Fees (Effective 07/01/2020) .................................................... 77 Table 5‐1: RHNA 2021‐2029 ........................................................................................................................... 85 November 21, 2022, City Council Meeting
La Verne Housing Element Background Report | 2021-2029
iii Housing Element Background Report 2021‐2029 | City of La Verne

Table 5‐2: Credits Towards the RHNA ............................................................................................................ 88 Table 5‐3: Remaining RHNA ........................................................................................................................... 89 Table 5‐4: Capacity Adjustment Factors ‐ Medium Density Residential ........................................................ 93 Table 5‐5: Capacity Adjustment Factors – Mixed‐Use Districts ..................................................................... 94 Table 5‐6: Old Town La Verne Specific Plan Realistic Capacity by La nd Use District ................................... 103 Table 5‐7: RHNA Site Inventory ................................................................................................................... 109 Table 5‐8: Financial Resources Available for Housing Activities .................................................................. 111 Table 6‐1: Compliance with Fair Housing Laws ........................................................................................... 127 Table 6‐2: Demographic Trends ................................................................................................................... 131 Table 6‐3: Median Household Income ......................................................................................................... 134 Table 6‐4: Domains and Lis t of Indicators by Factors .................................................................................. 134 Table 6‐5: Opportunity Resource Levels by Census Tracts .......................................................................... 135 Table 6‐6: Fair Housing Contributing Factors .............................................................................................. 150

November 21, 2022, City Council Meeting
La Verne Housing Element Background Report | 2021-2029
Housing Element Background Report 2021‐2029 |City of La Verne iv

FIGURES
Figure 3–1: Percentage of Families & People Living in Poverty (2019) ......................................................... 24 Figure 3–2: Median Home Price for Existing Homes in Lawndale ................................................................. 28 Figure 5–1: Housing Element Sites .............................................................................................................. 107 Figure 6–1: Census Tract Boundaries ........................................................................................................... 153 Figure 6–2: Diversity Index by Census Block Group 2018 ............................................................................ 155 Figure 6– 3: Diversity Index by Census Block Group 2010 ............................................................................ 157 Figure 6–4: Diversity Index by Census Block Group ‐ Countywide .............................................................. 159 Figure 6–5: Proportion of Population with Disabilities by Census Tract ..................................................... 161 Figure 6–6: Proportion of Population with Disabilities by Census Tract ‐ Countywide ............................... 163 Figure 6–7: Percent of Population 18 Ye ars and Over in Households Living with Spouse .......................... 165 Figure 6–8: Percent of Population 18 Years and Over in Households Living with Spouse ‐ Countywide .... 167 Figure 6–9: Percent of Children in Married Couple Housholds ................................................................... 169 Figure 6–10: Percent of Children in Married Couple Housholds ‐ Countywide ........................................... 171 Figure 6
–11: Female‐Headed Households by Proportion of Children Present by Census Tract ................. 173 Figure 6–12: Female‐Headed Households by Proportion of Children Present by Census Tract ‐ Countywide ..................................................................................................................................................................... 175 Figure 6–13: Proportion of Senior Residents by Census Tract ..................................................................... 177 Figure 6–14: Proportion of Senior Residents by Cens us Tract ‐ Countywide .............................................. 179 Figure 6–15: Median Household Income by Block Group ........................................................................... 181 Figure 6–16: Median Household Income by Block Group ‐ Countywide ..................................................... 183 Figure 6–17: Very Low and Low Income Population ................................................................................... 185 Figure 6–18: Very Low and Low Income Population ‐ Countywide ............................................................. 187 Figure 6–19: Ethnicity Analysis ‐ Racial Concentrations .............................................................................. 189 Figure 6
–20: Ethnicity Analysis ‐ Racial Concentrations ‐ Countywide ........................................................ 191 Figure 6–21: TCAC Economic Score by Census Tract ................................................................................... 193 Figure 6–22: Job Proximity Index by Block Group ....................................................................................... 195 Figure 6–23: TCAC Educational Score by Census Tract ................................................................................ 197 Figure 6–24: TCAC Environmental Score by Census Tract ........................................................................... 199 Figure 6
–25: TCAC Opportunity Areas by Census Tract ............................................................................... 201 Figure 6–26: Overcrowded Households ....................................................................................................... 203 Figure 6–27: Overcrowded Households ‐ Countywide ................................................................................ 205 Figure 6–28: Cost‐Burdened Renter Households by Census Tract .............................................................. 207 Figure 6–29: Cost‐Burdened Owner Households by Census Tract .............................................................. 209 Figure 6–30: Cost‐Burdened Rent er Households by Census Tract ‐ Countywide ........................................ 211 Figure 6–31: Cost‐Burdened Owner Households by Census Tract ‐ Countywide ........................................ 213 Figure 6–32: Gentrification and Displacement ............................................................................................ 215 Figure 6–33: Sensitive Communities ............................................................................................................ 217

November 21, 2022, City Council Meeting

1. Introduction
The City of La Verne is a city of approximately 33,000 population, with an area of approximately nine square miles. La Verne is located at the eastern edge of the San Gabriel Valley in Los Angeles County, approximately 30 miles east of Los Angeles and approximately 23 miles east of Pasadena. Th e City is bounded by San Dimas to the west, Claremont to the east, Pomona to the south, and the San Gabriel Mountains to the north.

California State Route 210 bisects the City from east to west, while the City lies approximately two miles north of Interstate 10 and three miles east of State Route 57.

La Verne was incorporated in 1906 following a period of land speculation brou ght on by the extension of the Santa Fe Railroad. Originally named Lordsburg at its founding in 1887, the City was selected as the site of the University of La Verne, which was founded in 1892 and remains an important community institution.

The City was known as the “Heart of the Oran ge Empire” due to its flourishing citrus industry, until circumstances changed, leading to rapid post‐WWII residential development. Today, major employers in the City include the University of La Verne, Gilead Sciences pharmaceutical manufacturing, Metropolitan Water District, and the Bonita Unified School District.

State Housing Law (Government Code Section 65583) requires th at a “housing element shall consist of an identification and analysis of existing and projected housing needs and a statement of goals, policies, quantified objectives, financial resources, and scheduled programs for the preservation, improvement, and development of housing. The housing element shall identify adequate sites for housing, including rental housing, factory‐built hou sing, and mobile homes, and shall make adequate provision for the existing and projected needs of all economic segments of the community.” This report is an update of the Housing Element adopted by the City in December 2013.

The assessment and inventory must include all of the following:
 Analysis of po
pulation and employment trends, documentation of projections, and a quantification of the locality's existing and projected housing needs for all income levels. Such existing and projected needs shall include the locality's share of the regional housing need in accordance with Section 65584 of the Government Code.
 Analysis and docume ntation of household characteristics, including level of payment compared to ability to pay, housing characteristics, including overcrowding, and housing stock condition.  An inventory of land suitable for residential development, including vacant sites and sites having potential for redevelopment, and an analysis of the relationship between zoning, public facilities, and ci
ty services to these sites.
 Analysis of potential and actual governmental constraints upon the maintenance, improvement, or development of housing for all income levels and for persons with disabilities, including land use controls, building codes and their enforcement, site improvements, fees and other exactions required of developers, local processing and perm it procedures, and any locally adopted ordinances that directly impact the cost and supply of residential development.  Analysis of potential and actual non‐governmental constraints upon the maintenance, improvement, or development of housing for all income levels, including the availability of financing, the price of land, the cost of co nstruction, requests to develop housing at densities below the minimum densities in the inventory of sites, and the length of time between receiving approval for a housing development and submittal of an application for building permits that hinder the construction of a locality’s share of the regional housing need.  Analysis of any spe cial housing needs, such as those of the elderly, disabled, including November 21, 2022, City Council Meeting

developmentally disabled, large families, farmworkers, families with female heads of households, and families and persons in need of emergency shelter.
 Analysis of opportunities for energy conservation with respect to residential development.  Analysis of existing assisted multifamily rental housing developments that are eligible to change from low‐income housing to marke t ‐rate during the next 10 years.

The Background Report of this housing element identifies the nature and extent of La Verne’s housing needs, including those of special populations, potential housing resources (land and funds), potential constraints to housing production, and energy conservation opportunities. By examining the City’s housings, resources, and constraints, th e City can then determine a plan of action for providing adequate housing. This plan is presented in the Housing Plan, which is the policy component of the Housing Element.

In addition to identifying housing needs, the Background Report also presents information regarding the setting in which these needs occur. This information is instrumental in providing a better un derstanding of the community, which in turn is essential for the planning of future housing needs.

Since the update of the City’s last Housing Element in 2013, statutory changes have occurred that must be included in the 2021‐2029 La Verne Housing Ele ment. These laws have been incorporated in the appropriate sections throughout this Background Report as well as in its accompanying Policy Document.

November 21, 2022, City Council Meeting

2. Accomplishments under 5th Cycle Housing Element
The following section reviews and evaluates the City’s progress in implementing the 2014 Housing Element.

It reviews the results and effectiveness of programs, policies, and objectives from the previous Housing Element planning period, which covered 2014 through 2021. This section also analyzes the difference between projected housing need and actual housing production. 2A. Review of 2014 Housing Element
The 2014 Housing Element program strategy focused on the accomplishment of policies and implementation of programs to ensure housing and neighborhood conservation; promote adequate sites to achieve a diversity of housing; ensure opportunities for affordable housing; facilitate the removal of governmental constraints, as necessary; and promote equal housing opportunities. The 2014 Housing Eleme
nt identified the following goals:

GOAL 1: PRESERVE AND IMPROVE EXISTING HOUSING AND NEIGHBORHOODS Continued maintenance and preservation of the existing housing stock in La Verne is crucial to ensure quality neighborhoods. Housing programs focused on the achievement of this goal include rehabilitation of single‐ and multi‐family housing units, code enforcement, and efforts to preserve assisted housing units at risk of converting to market‐rate h ousing. Through code enforcement, neighborhood, and home improvement programs, the City is able to maintain the condition of existing housing units.

GOAL 2: PROVIDE A VARIETY OF HOUSING TYPES
La Verne strives to achieve a balanced community, with housing units available for all income segments of the population. The existing housing stock offers many affordable options throughout the City, including mobile homes, apartments, and small homes. The intent of this goal is to assist in the provision of adequate housing to meet the nee ds of the community, including the needs of both renter and owner households.

GOAL 3: MINIMIZE THE IMPACTS OF GOVERNMENTAL CONSTRAINTS Market, environmental, and governmental factors pose constraints to the provision of adequate and affordable housing. These factors tend to disproportionately impact lower and moderate‐income households due to their limited resources for absorbing the costs. The City is committed to removing governmental constraints to facilitate efficient entitlement and building permit processing.

GOAL 4: IDENTIFY ADEQUATE SITES TO ACHIEVE HOUSING VARIETY Meeting the housing needs of all residents of the community requires the identification of adequate sites to accommodate a variety of housing types. By continuing to maintain an inventory of potential sites, the City will assure that adequate residentially zoned and mixed‐use sites are available to accommodate the 2014‐2021 Regional Housi ng Needs Allocation (RHNA) allocation.

Goal 5: Promote Equal Housing Opportunity for All Residents To fully meet the community’s housing needs, the City must assure that housing is accessible to all residents regardless of age, race, religion, family status, or physical disability.

November 21, 2022, City Council Meeting

2B. Housing Production During 5th Cycle RHNA Period
The City’s 5th Cycle Housing Element specifically addressed housing needs for the City from 2014 through 2021, in line with the Regional Housing Needs Allocation (RHNA) planning period adopted by the Southern California Association of Governments (SCAG). This 5th Cycle Housing Element began to be implemented in 2014 and will continue to be implemented, under this revised 5th Cycle Housing Element, through 2021.

Table 2‐1 shows the total number of housing units built in the City during the 5th RHNA cycle to date and compares these units with the units required to be accommodated under the Regional Housing Needs Allocation.

During the 2014‐2021 RHNA period, 418 units were permitted in the City, including 47 affordable to very low income households (38 are deed‐restricted and 9 are affordable ADUs based on actual known rental rates), 17 uni
ts affordable to low income households (3 are deed‐restricted and 14 are affordable ADUs based on actual known rental rates), 30 units affordable to moderate‐income households (all deed‐ restricted), and 324 units affordable to above‐moderate income households, as shown in Table 2‐1.

TABLE 2‐12–1: REGIONAL HOUSING NEEDS ALLOCATION – 5TH CYCLE PROGRESS Status Very Low Low Moderate Above
Moderate TOTAL
RHNA Allocation 147 88 94 233 562
Permitted Units Issued 47 17 30 324 418
Remaining Allocation 100 71 64 0 144
Source: City of La Verne, 2021.
2C. Appropriateness and Effectiveness of 2014 Housing Element The overarching goals and policies of the 2014 Housing Element continue to be appropriate to encourage the City’s housing goals. While the majority of goals, policies, and programs included in the 2014 Housing Element continue to be appropriate to address the City’s housing needs, the Housing Plan will be updated to provide cl earer guidance, to remove redundancies, and to provide more specific direction to encourage affordable and special needs housing. The Housing Plan will also be updated to streamline programs so that they are easier for staff to implement and to include a matrix of programs that includes timing to make it easier to identify th
e applicability and timing of programs. In order to improve the ease of use of the Housing Plan, the housing programs will be presented as a user‐friendly table. While this change is visual, it is anticipated to simplify the implementation and tracking of the programs.

As discussed in Table 2‐2, the majority of housin g programs have been effective or are necessary. The intent of these programs will be kept in the Housing Plan, with revisions to address identified specific housing needs, constraints, or other concerns identified as part of this update. The City implemented many of the housing programs in the last several years and anticipates that these changes will encourage affordable and special needs housing, par ticularly when combined with the strengthened outreach the City has begun to conduct to encourage interest from the affordable housing development community in the City’s sites identified for lower income housing.

November 21, 2022, City Council Meeting

The Housing Plan included in this 2021‐2029 Housing Element includes modifications to make programs more effective, clarify objectives, and ensure that the programs are implementable. See the Housing Plan provided in the Housing Element policy document for the goals, policies, and programs of this Housing Element.

While the City took a num ber of significant steps to promote housing, the experience of La Verne and other communities throughout the State demonstrates that it is very difficult for local governments to meet their fair share housing goals for lower and moderate income housing working alone. All cities, including La Verne, have limited financial and s taffing resources and require substantial state and/or federal assistance, which is not available at the levels necessary to support the City’s housing needs, as well as the technical assistance of area non‐profit housing developers and agencies. As discussed below, the City has strengthened its outreach programs in the updated Housing Plan to provide additional i nformation to affordable housing developers to demonstrate the readiness of the City’s lower income sites and also to demonstrate the minimal permitting requirements.

CUMULATIVE EFFORTS TO ADDRESS SPECIAL HOUSING NEEDS
Government Code Section 65588 requires that local governments review the effectiveness of the housing element goals, policies, and related actions to meet the community’s special housing needs (e.g., low income households, elderly, persons with disabilities, large households, female headed households, farmworkers, persons experiencing homelessness). As shown in Table 2‐2, during the 2014‐2021 RHNA period, the City worked diligently to continuously promote housing for special needs groups in a variety of ways by:
 Adoption of the City’s Affordable Housing Overlay to expand housing opportunities for lower income households;
 Assisting low income and elderly residents that apply for Section 8 rental assistance;  Providing resources to persons experiencing homelessness and amending the Municipal Code to require that transitional/supportive housing be subject to the same permit processing procedures as other housing in the same zone and to allow emergency shelters by right within the Arrow Corridor Specific Plan Industrial zones;  Adoption of an Accessory Dwelling Unit Ordinance to allow for the development of a unique housing option well‐suited to meet the needs of the City’s lower‐income and elderly populations; and
 Continuing to support and provide resources for individual homeowners requesting exemptions to zoning and development standards in order to accommodate a disability thereby assisting persons with disabilities.

The City has considered the cumulative efforts to address special housing needs and finds that the City’s existing programs to address the community’s special housing needs, particularly for lower income households, the elderly, persons experiencing homelessness, and persons with disabilities, continue to be relevant and will be continued in the next planning period. Through this review, the City has identified the need to amend specific Housing Programs to more thoroughly address the needs of large households, female headed households, and farmworkers. Programs 5 (Replacement of Affordable Units), 6 (Section 8 Certificate/Voucher Rental Assistance Program), 7 (Manufactured Housing), 8 (Monitor City‐Owned Mobile Home Parks), 9 (Los Angeles County Partnership), 14 (Remove Government Constraints), 16 (Accessory Dwelling Units), 23 (Emergency Shelters), 24 (Transitional and Supportive Housing), 27 (Reasonable Accommodation) and 28 (Affirmatively Furthering Fair Housing Outreach and Coordination Program) have been added or amended to further address the community’s special housing needs. The City will continue to review progress towards addressing these needs as part of each Housing Element Annual Progress Report.

November 21, 2022, City Council Meeting

TABLE 2‐22–2: EVALUATION OF THE 2014 LA VERNE HOUSING ELEMENT PROGRAMS Program Accomplishments
Program 1 Housing Rehabilitation: The City of La
Verne is committed to providing opportunities for
the rehabilitation of housing within the City and will continue the Housing Rehabilitation Program.

The program previously relied on Redevelopment
Agency 20% Housing Set‐Aside funds. For the
2014‐2021 planning period, the City will
investigate new funding opportu nities and
administer funds as they become available. If and
when a permanent funding source is identified,
the City will provide information about the
program at City Hall, on the City’s website, and in
other public places to increase awareness and
solicit applications. The City anticipates assisting four dwelling units per yea r.

Result/Evaluation: The City is in development of a housing rehabilitation program and anticipates consideration by City Council in late 2021. Funding for the housing rehabilitation program is to be allocated from the Community Development Block Grant (CDBG).

Continue/Modify/Delete: This program is continued in the 2021‐2029 Housing El ement.

Program 2 Code Enforcement: The City will
continue to implement a proactive code
enforcement program through the La Verne Police
Department. Code Enforcement will work closely
with the Community Development Department to
implement the City’s housing programs to
preserve and improve La Verne’s existing
neighborhoods. To address non‐permitted second
units and ille gal conversions, the City will continue to survey aging neighborhoods and target areas
that are in need of assistance and develop
strategies to efficiently help these areas. The City
will provide information on the Housing
Rehabilitation program and the City’s zoning and
building requirements at City Hall and the City’s website.

R
esult/Evaluation: During the planning period, the
Community Development Department continued to
monitor and review additions and new home construction
to preserve and improve the City’s existing neighborhoods.

Continue/Modify/Delete: This program is continued in the 2021‐2029 Housing Element.

Program 3 Historic Resources: Many of the City of
La Verne’s homes date back to the turn of the 20th
century and represent an important part of the
City’s history. The City will continue to designate
historic neighborhoods for assistance through the
existing housing rehabilitation programs. City staff
will also continue to assist property owners of
historic hom
es to repair and renovate their
property in a historically and architecturally
appropriate manner. The City will continue to
encourage use of Mills Acts contracts by owners of
historic or culturally significant structures.

Participation can result in a reduction of property
taxes for the property owner.

R
esult/Evaluation: During the planning period, the
Community Development Department continued to
monitor and review revisions to historic resources throughout the City.

Continue/Modify/Delete: This program is continued in the 2021‐2029 Housing Element.

November 21, 2022, City Council Meeting

Program 4 Non‐Permitted Second Units: In some
of the City’s neighborhoods there are a number of
second units that have been constructed, however
many do not comply with planning and building
requirements. In order to preserve La Verne’s
existing residential neighborhoods and the City’s
quality‐of‐life, the City will encourage r esidential to bring existing illegal units into compliance with
City zoning and building codes. The City will work
with the Code Enforcement and Police
Department to identify non‐permitted second
units or conversions. The City will conduct
outreach and educations programs in conjunction
with Code Enforcement to encourage
homeowners with non‐pe rmitted second units to
voluntarily work with the Building Inspector and
Planning Department to bring their units into
compliance with the California Building Code and
La Verne Municipal Code.

Result/Evaluation: The City has been made aware of approximately 20 illegal second units and/or conversions over the planning period and continues to work
homeowners to bring thei
r units into compliance with the
California Building Code and La Verne Municipal Code.

Continue/Modify/Delete: This program is continued in the 2021‐2029 Housing Element.

Program 5 Section 8: Continue to cooperate with
the Los Angeles Community Development
Commission (LACDC) Section 8
Certificate/Voucher Rental Assistance Program.

The program provides rent payment subsidies
from the Department of Housing and Community
Development (HUD) to very low‐income
households in privately owned units. The City will
continue to refer residents to the Count y program
and provide information at City Hall, the City’s website, and other public places to increase
awareness and solicit applications.

Result/Evaluation: The City has continued to cooperate with the Los Angeles Community Development Commission
(LACDC) Section 8 Certificate/Voucher Rental Assistance Program throughout the planning period, as well as contin
ue to refer residents to the County program and provide information to increase public awareness.

Continue/Modify/Delete: This program is continued in the 2021‐2029 Housing Element.

Program 6 Manufactured Housing: Continue
to encourage the use of manufactured housing as
an affordable housing alternative. The City will
work with developers and manufacturers of
prefabricated manufactured housing to explore
different housing types and develop informational
brochures to be used as an outreach and
educational tool on opportunities for
development of manufa ctured housing in La
Verne.

Result/Evaluation: During the planning period, the City has continued to encourage the use of manufactured housing as an affordable housing alternative and to work with developers and manufacturers of prefabricated
manufactured housing.

Continue/Modify/Delete: This program is continued in the 2021‐2029 Housing Element.

November 21, 2022, City Council Meeting

Program 7 Monitor City‐Owned Mobile Home
Parks: The City will continue to maintain and
monitor the City‐owned mobile home parks to
preserve a large number of affordable units in La
Verne. The City will develop a maintenance
strategy and investigate new funding
opportunities in order to address rehabilitation
needs in the mobile home s parks.

Result/Evaluation: During the planning period, the City adopted Ordinance 1084, which requires a relocation impact report to deter existing Mobile Home Parks from being redeveloped. The City is in development of a housing rehabilitation program to be funded by CDGB funds.

Continue/Modify/Delete: This program is continued in th e 2021‐2029 Housing Element.

Program 8 Los Angeles County Partnership: As a
means of further leveraging housing assistance,
the City will cooperate with the Los Angeles
County Community Development Commission
(CDC) and Los Angeles County Housing Authority
to promote resident awareness and application for
County run housing assistance programs. These
programs include the:
 Mortgage Cr edit Certificate Program
(MCC);
 Housing Economic Recovery Ownership
(HERO) Program;
 Home Ownership Program (HOP);
 Mortgage Credit Certificate Program
(MCC);
 Home Investment Partnerships Program
(HOME);
 Single‐Family Grant Program (SFGP); and
 Single‐Family Rehabilitation Loan
Program.

Result/Evaluation: Throughout the planning period, the City has continued to cooperate with the Los Angeles County CDC and Los Ange
les County Housing Authority to
promote resident awareness and application for County run housing assistance programs.

Continue/Modify/Delete: This program is continued in the 2021‐2029 Housing Element.

Program 9 Partnerships with Housing
Organization and Service Providers: As a
means of further leveraging housing assistance for
lower income households, the City will continue
encouraging partnerships with local organizations
and other government agencies that offer
housing‐related services, such as the development
of affordable housing and homeless prevention
services. These organizati ons and agencies will
include, but not be limited, to the following:
 Habitat for Humanity;
 The House of Ruth;
 The David and Margaret Home;
 Tri‐City Mental Health Center;
 San Gabriel Valley Council of Governments
“Study of Homelessness and Homeless
Services in the San Gabriel Valley;”
 Los Angeles County’s Cold/Wet Weather
Emerg
ency Shelter Program for the
Homeless
Result/Evaluation: Throughout the planning period, the City has continued to encourage partnerships with local organizations and other governmental agencies that offer housing‐related services.

Continue/Modify/Delete: This program is continued in the 2021‐2029 Housing Element.

Program 10 Housing for Extremely Low‐Income Result/Evaluation: A recent project of 38 units within the November 21, 2022, City Council Meeting

Households: Extremely low‐income
households and households with special needs
have limited housing options in La Verne. Housing
types appropriate for these groups include:
emergency shelters, transitional and supportive
housing, and single room occupancy (SRO) units.

To accommodate this population group the City
has amended the Zoning Code to address these
housing type
s per requirements of SB 2. The City
has amended the City’s Zoning Code to allow
emergency shelters by‐right in at least one zoning
district, and to permit transitional and supportive
housing in all residential zones by‐right without any discretionary action, subject only to those
regulations that apply to other re sidential dwelling
units of the same type in the same zone.

Additionally, City will encourage development of
housing for extremely low‐income households
through a variety of activities, such as outreaching
to housing developers, providing financial or in‐ kind technical assistance, when available,
providing expedited processing, identifying grant
and fund
ing opportunities, and offering additional
incentives beyond the density bonus provisions.

Oldtown La Verne Specific Plan district, and within a High Quality Transit area, included units with a covenant that restricted the rental of those units to very low‐income households. A total of 47 permitted units were issued for very low‐inco
me groups during the planning period.

Continue/Modify/Delete: This program is continued in the 2021‐2029 Housing Element.

Program 11 Housing for Persons with
Developmental Disabilities: The housing
needs of persons with developmental disabilities
are typically not addressed by Title 24 Regulations,
and requires in addition to basic affordability,
slight modifications to existing units, and in some
instances, a varying range of supportive housing
facilities. To accommodate residents with
developme
ntal disabilities, the City will seek State
and Federal monies, as funding becomes available,
in support of housing construction and
rehabilitation targeted for persons with
developmental disabilities. La Verne will also
provide regulatory incentives, such as expedited
permit processing, and fee waivers and deferrals,
to projects targeted for persons with
developmental disabiliti es. To further facilitate the
development of units to accommodate persons
with developmental disabilities, the City shall
reach out annually to developers of supportive
housing to encourage development of projects
targeted for special needs groups. As housing is developed or identified, La Verne will work with the San Gabriel/Pomona Regional Center to
imple
ment an outreach program informing
families within the City of housing and services available for persons with developmental
Result/Evaluation: During the planning period, the City zoning code was amended through Ordinance 1040 to include standards, definitions, and new chapters to address new state‐mandated requirements per SB 2.

Continue/Modify/Delete: This program is contin ued in the 2021‐2029 Housing Element.

November 21, 2022, City Council Meeting

disabilities. The City will provide information at City Hall and on the City’s website.

Program 12 Monitor and Preserve Affordable
Housing: The City will inventory and gather
information to establish an early warning system
for publicly assisted housing units that have the potential to convert to market rate. This will
include an annual review of the conversion status
of all subsidized housing in the City. Th e City will
develop and maintain an AB 987 database to
include detailed information on all subsidized
units, including those that have affordability
covenants. The database will indicate the
expiration date of any covenant and any
requirements governing reimbursement. When
available, the City will utilize resources such as HUD Section 208/811 loans, HOPE II and II I
Homeownership program funds, HOME funds,
CDBG funds, Low‐Income Housing Tax Credit
Programs, California Housing Finance Agency
single‐family and multi‐family programs, programs
to stimulate private developer and nonprofit
entity efforts in the development and financing of
housing for lower and moderate‐income
households. The City will contin ue to monitor at‐
risk developments throughout the planning period
and pursue partnership opportunities with non‐
profits to preserve and expand affordable housing
in the City.

Result/Evaluation: The City continues to monitor at‐risk publicly assisted housing units that have the potential to convert to market rate.

Continue/Modify/Delete: This program is contin ued in the 2021‐2029 Housing Element.

Program 13 Remove Development Constraints:

On a regular basis, City staff will review the
development standards and design review findings
in the Zoning Code to identify standards and
requirements that may constrain the development
of affordable housing in La Verne. Specifically, staff
will review requirements such as the minimum
unit size, setbacks, parki ng requirements, height restrictions, etc. to ensure that they necessary and
pertinent. The City will also review the Precise Plan
Design Review Process to address any findings,
such as “harmony with surrounding development
of the site,” that may constrain the development
of affordable housing. This City is committed to address any constraints i dentified in Section 5, Housing Constraints, during the update process. In
the interim, staff will on a case‐by‐case basis
identify ways that standards can be relaxed if it is
determined that such requirements are in any way
impeding the development of affordable housing
in the City. Th e City will also continue to provide
Result/Evaluation: The City is in the process of comprehensively updating the Zoning Code to include updates in compliance with recent state‐mandated
requirements, and to remove development constraints by
providing clarity on confusing and contradictory standards.

Continue/Modify/Delete: This program is continued in the 2021‐2029 Housing El ement.

November 21, 2022, City Council Meeting

development standard modifications, streamlined
processing for applications related to the creation
of affordable housing, and will offer fee
modifications for projects proposing affordable
units that are required to apply for variations to the existing development standards.

Program 14 Mobile Home Rent Control: Continue
to enforce the Mobile Home Rent Control
Ordinance to ensure affordability of housing in
mobile home parks and to keep rent increases at
reasonable levels. Per the ordinance, increases in
rent will be no greater than the U.S. Department
of Labor Consumer Price Index. Th e City will
provide information about the ordinance at City
Hall, on the City’s website, and in other public places to increase awareness.

Result/Evaluation: During the planning period, the City updated the Municipal Code relating to mobile home rent review through Ordinance 1082, which provided for stronger standards and process to fu rther control rent within sensitive Mobile Home Park Zoned districts within La Verne.

Continue/Modify/Delete: This program is continued in the 2021‐2029 Housing Element.

Program 15 Second Units: The City of La Verne
recognizes that second units are a unique
opportunity to provide affordable units in
residential units, particularly for elderly and low‐ income residents. The City revised the second unit
ordinance in 2012 in order to comply with state law. The City will provide informa tion about the City’s second unit program at City Hall, on the
City’s website, and in other public places to
increase awareness.

Result/Evaluation: During the planning period, the City updated the Zoning Code per Ordinance 1078 and 1089 to
comply with state law.

Continue/Modify/Delete: This program is continued in the 2021‐2029 Housing El ement.

Program 16 Condominium Conversion Ordinance:

The City of La Verne recognizes the importance of
preserving La Verne’s affordable rental housing
stock and discouraging conversions that would
decrease the number of affordable units in the
City. The City will continue to enforce the
Condominium Conversion Ordinance and provide
information at City Hall and the City’s website. The
Community Development staff will su
bsequently
review, monitor, and evaluate La Verne’s
Condominium Conversion Ordinance annually.

Result/Evaluation: The City continues to enforce the Condominium Conversion Ordinance and plans to update the ordinance in 2021 to maintain compliance with state law.

Continue/Modify/Delete: This program is continued in the 2021‐2029 Housing El
ement.

November 21, 2022, City Council Meeting

Program 17 Lot Consolidation: A number of infill
parcels especially those that are identified as
opportunity sites within the Old Town La Verne
Specific Plan area are smaller and would benefit from lot consolidation. Individually, some of these
smaller lots may not support the development
densities that would facilitate mixed‐use
developme
nt. Through the joining (or
consolidation) of multiple parcels, more efficient development will be possible. The City will provide
technical assistance to property owners and
developers in support of lot consolidation
including identifying opportunities for potential
consolidation and providing available funding and
incentives to encourage consolidation of parcels as
appropriate. For exa mple, the Community
Development Department will utilize
development, impact fee, processing and
streamlining incentives, such as reduction in
setbacks, parking requirements, and other
standards, deferral or lowering of development
fees to encourage densities, residential uses and lot consolidation, and to promote more intense
residential development in the Old Town La Verne
Specifi
c Plan area. Information on these financial
and regulatory incentives will be made available
on the City’s website and at City Hall.

Result/Evaluation: A recent project (The Landing) of 38 units within the Old Town La Verne Specific Plan district consolidated several lots to creating a two‐story multi‐ family project with under ground parking. In addition, an Enhanced Infrastructure Financing District was created near the Metro L Line (Gold) station at E Street and Arrow Highway and Wheeler and Arrow Highway in order to establish a funding mechanism that can facilitate the construction of infrastructure improvements.

Continue/Modify/Delete: This program is contin ued in the 2021‐2029 Housing Element.

Program 18 Density Bonus Program: To facilitate
development, the City offers developers the
opportunity of a Density Bonus Program which is a
density increase of 35 percent plus development
incentives for qualified affordable projects. To be
eligible for the Program, the affordable project
must contain: (1) at least 10 percent of the units
reserved for low‐income h
ouseholds; or (2) at least
5 percent reserved for very low‐income
households; or (3) units reserved for senior
households. The units must remain affordable for
at least 30 years if the density bonus is granted.

The City will provide information on the Density Bonus Progra m at City Hall, the City’s website and
other public spaces to increase awareness.

Result/Evaluation: During the planning period, the City amended the Zoning Code through Ordinance 1040, which
created a chapter that further clarifies incentives for the development of affordable housing such as density bonuses.

Continue/Modify/Delete: This program is contin ued in the 2021‐2029 Housing Element.

November 21, 2022, City Council Meeting

Program 19 Water and Sewer Service Providers:

Pursuant to Chapter 727, Statues of 2005 (SB
1087), the City of La Verne is required to deliver its
adopted housing element and any amendments
thereto to local water and sewer service providers.

This legislation allows for coordination between
the City and water and sewer providers when
considering a
pproval of new residential projects,
to ensure that the providers have an opportunity
to provide input on the Element. Additionally,
review of the Housing Element ensures that
priority for water and sewer services is granted to
projects that include units affordable to lower‐
income households. The City will s ubmit the
adopted Housing Element to local water and sewer
providers for their review and input.

Result/Evaluation: The City will continue to submit the adopted Housing Element to local water and sewer providers for their review and input.

Continue/Modify/Delete: This program is continued in the 2021‐2029 Housing Element.

Program 20 Adequate Sites to Accommodate the
RHNA: To facilitate development of affordable
housing to accommodate 2014‐2021 RHNA as
identified in Table 6‐4 of this Housing Element, the
City has adopted the Old Town La Verne Specific
Plan and has identified approximately 390 acres of
underutilized and vacant residentially zoned land
within the City. Th
e Specific Plan proposes a range
of residential densities up to 70 dwelling units per
acre.

To demonstrate adequate sites, residential
development within the Old Town La Verne
Specific Plan is required to be consistent with
Sections 65583.2(h) and (i) and 65583(c)(1) as
follows:
 Require a mi nimum density of 20 units per
acre;
 Ensure at least 50 percent of lower income
need is accommodated on sites
designated for residential use only; and
 Permit owner‐occupied and rental
multifamily uses by‐right, without a
conditional use or other discretionary
review or approval.

As stated, to comply wi th AB 2348, at least 50
percent of the remaining lower income need
(295 units) will be accommodated on sites
designated for exclusively residential uses. The
Old Town La Verne Specific Plan identifies the
Medium Density Residential District as the
area that only permits residential uses. The
Medium Density Resid ential District provides
Result/Evaluation: The City continues to monitor and track development approvals in the Old Town La Verne Specific Plan area. During the planning period 91 residential units were entitled within the Old Town La Verne Specific Plan.

Continue/Modify/Delete: This program is continued in the 2021‐2029 Housing Element.

November 21, 2022, City Council Meeting

for one‐ and two‐story condominiums or
apartments within walking distance of the
Metro L Line (Gold) station up to 40 dwelling
units per acre.

To ensure sufficient residential capacity to
accommodate the identified regional need for
lower income households is maintained; the
City will develop and implement a formal
monitoring prog ram. The program will track
development (residential, commercial, and
mixed‐use) approvals in the Old Town La
Verne Specific Plan area. The City will report
on the progress of development in the Old
Town La Verne Specific Plan area in its annual
progress reports required pursuant to
Government Code Section 65400 and du e on
April 1st of each year. The inventory of
available sites will also be made available to
the development community through various
outreach methods.

Program 21 Emergency Shelters: In compliance
with Senate Bill 2, the City of La Verne will amend
the Zoning Code to allow emergency shelters by‐
right within the Arrow Corridor Specific Plan
(SP814‐12) Industrial zones in 2013. This area was
selected due to multiple opportunities for
industrial and commercial building conversion to
emerge
ncy shelter uses and vacant sites for the
development of new emergency shelters. The City
will continue to monitor the inventory of sites
appropriate to accommodate emergency shelters
and will work with the appropriate organizations
to ensure the needs of homeless and extremely
low‐income residents are met. The City is
commi
tted to prioritizing funding and other
available incentives for projects that provide
housing for homeless and extremely low‐income
residents whenever possible..

Result/Evaluation: During the planning period, the City zoning code was amended through Ordinance 1040 to allow emergency shelters by right within the Arrow Corridor Specific Plan ( SP814‐12) Industrial zones. The City continues to monitor the inventory of sites to accommodate emergency shelters.

Continue/Modify/Delete: This program is largely continued in the 2021‐2029 Housing Element.

November 21, 2022, City Council Meeting

Program 22 Transitional and Supportive Housing:

In compliance with Senate Bill 2, the City of La Verne will amend the Zoning Code to allow
transitional and supportive housing by‐right in all
residential zones, subject only to those regulations
that apply to other residential uses of the same type in the same zon e in 2013. The City will continue to monitor the inventory of sites
appropriate to accommodate transitional and
supportive housing and will work with the
appropriate organizations to ensure the needs of
homeless and extremely low‐income residents are
met. The City is committed to prioritizing funding
and other available ince ntives for projects that provide housing for homeless and extremely low‐
income residents whenever possible.

Result/Evaluation: During the planning period, the City zoning code was amended through Ordinance 1040 to allow transitional and supportive housing by right in all residential zones, subject only to those regulations that apply to other residential us
es of the same type in the same zone. The City
continues to monitor the inventory of sites to
accommodate transitional and supportive housing.

Continue/Modify/Delete: This program is larely continued in the 2021‐2029 Housing Element.

Program 23 Fair Housing Program: With
assistance from outside fair housing agencies, such
as the Fair Housing Foundation, the City will
continue to offer fair housing services to residents
and property owners. The Fair Housing Foundation
works to ensure that housing consumers are given
an equal opportunity to rent, lease, or pur chase housing of their choice without regard to race,
national origin, religion, disability, sex, familial status, age, sexual orientation, marital status or other arbitrary reasons. Services include, but are not limited to, investigations of discrimination
complaints, landlord tenant services, and fair
housing information and education. Persons
served under this program are primarily from low‐
and very lo
w‐income households. The City will
continue to provide informational and educational
materials on fair housing services for property
owners, apartment managers and tenants at City
Hall and the City’s website. The City will also
continue to monitor and respond, as appropriate,
to complaints of discrimi nation, and will refer tenants to the Fair Housing Foundation for proper
intake, investigation and resolution of fair housing
complaints.

Result/Evaluation: The City continues to offer fair housing services to residents and property owners.

Continue/Modify/Delete: This program is continued in the 2021‐2029 Housing Element.

November 21, 2022, City Council Meeting

Program 24 Reasonable Accommodation:

Pursuant to Government Code Section 65583, the
City of La Verne is obligated to remove potential
and actual governmental constraints upon the
maintenance, improvement, or development of
housing for all income levels and for persons with
disabilities. The Fair Housing Act, as amended in 1988, requires that citi es 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. Reasonable accommodation
provides a basis for residents with disabilities to request flexibility in the application of land use and
zoning regulations or, in some instances, even a waiver of cer
tain restrictions or requirements from
the local government to ensure equal access to
housing opportunities. 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 housin g laws and
case law interpreting the statutes. The City of La
Verne encourages and promotes accessible
housing for persons with disabilities. In general, City Staff takes into consideration the provisions of
the California Americans with Disabilities Act (Cal
ADA) in the review and approval of housing
projects and grants modifications and deviations
from th
e Municipal Code to accommodate the
needs of persons with disabilities. The City
anticipates that they will have formal reasonable
accommodations prepared and adopted in 2013.

The City will provide information on formal
reasonable accommodation procedures at City
Hall and on the City’s website.

Result/Evaluation: During the plann ing period, the City zoning code was amended through Ordinance 1040 to include standards, definitions, and new chapters to address new state‐mandated requirements per SB 2, and to remove potential and actual governmental constraints upon the maintenance, improvement, or development of housing for all income levels and for persons with di sabilities.

Continue/Modify/Delete: This program is continued in the 2021‐2029 Housing Element.

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3. Housing Needs Assessment
3A. Introduction and Background
The purpose of the Housing Needs Assessment is to describe housing, economic, and demographic conditions in La Verne, assess the demand for housing for households at all income levels, and document the demand for housing to serve various special needs populations. The Housing Needs Assessment also addresses whether assisted housing projects are at‐risk of conver ting to market rate projects. The Housing Needs Assessment is intended to assist La Verne in developing housing goals and formulating policies and programs that address local housing needs.

Several sources of data were used to describe existing demographic and housing conditions, including the following:
 Pre‐Certified Local Housing Data pa ckage for the City of La Verne developed by the Southern California Association of Governments (SCAG) and pre‐certified by the California Department of Housing and Community Development (HCD) for use in 6th cycle housing elements.
 Data from the 2000 and 2010 U.S. Census, 2015‐20 19 U.S. Census American Community Survey (ACS), California Department of Finance (DOF), California Employee Development Department (EDD), and U.S. Department of Housing and Urban Development (HUD) is included to provide information on population, household, housing, income, employment, and other demographic characteristics.
 Other sources of economic data such as information from the website rental listi ngs, multiple listing service, and other published data are used where current Census, ACS, DOF, HUD, and other standard data sources do not provide relevant data.  Countywide data and resources, including the Southern California Association of Governments Pre‐certified Local Housing Data and Los Angeles Continuum of Care (LACoC) Greater Los A
ngeles Homeless Task Force Point‐in‐Time Homeless Census.

Due to the use of multiple data sources (with some varying dates), there are slight variations in some of the information, such as total population and total household numbers, presented in this document. However, these variations do not significantly affect the discussion of overall housing tren ds and changes. 3B. Population Trends and Characteristics

POPULATION GROWTH
Table 3‐1 shows population growth for La Verne and other jurisdictions in the region from 2010 through 2020. According to data prepared by the California DOF, the population of La Verne in 2020 was 33,313 persons, an increase of approximately 7.2% since 2010. La Verne’s growth has outpaced Countywide growth, with Los Angeles C ounty experiencing significantly lower population growth rates during the 2010 to 2020 period (3.2%), as shown in Table 3‐1. While the City of Pomona had the greatest numeric change in population (4,934 persons), La VerneAzusa had the largest percentage change in population (7.24%) of the surrounding communities identified below, followed by La Verne (7.2%).

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TABLE 3‐1: POPULATION TRENDS ‐ NEIGHBORING JURISDICTIONS Jurisdiction 2010 2020 Change % Change
La Verne 31,063 33,313 2,250 7.2%
San Dimas 33,371 34,226 855 2.6%
Claremont 34,926 35,877 951 2.7%
Glendora 50,073 51,879 1,806 3.6%
Pomona 149,058 153,992 4,934 3.3%
Azusa 46,361 49,805 3,444 7.4%
Los Angeles County 9,818,605 10,135,614 317,009 3.2%
Source: US Census 2010; DOF 2020
AGE
Changes in the age groups can indicate future housing needs. Table 3‐2 compares age group sizes in 2019 for La Verne. Children under fifteen comprise 16.1% of the City’s population, teens and young adults (15 to 24) represent 13.3%, and adults in family‐forming age groups (25 – 44) comprise 20.4%. Adul ts aged 45 to 64 represent 21.5% of the population and seniors (65 and over) comprise 26.1%. In 2019, the median age in La Verne (45.1 years) was approximately nine years higher than both the Los Angeles County and Statewide median age of 36.5 years.

TABLE 3‐2: POPULATION BY AGE
Age La Verne Los Angeles County
Number Percent Number Percent
Under 5 Years 1,584 4.9% 611,485 6.1%
5 to 9 1,654 5.1% 596,485 5.9%
10 to 14 1,971 6.1% 627,199 6.2%
15 to 19 2,243 7.0% 641,814 6.4%
20 to 24 2,035 6.3% 717,692 7.1%
25 to 34 3,167 9.8% 1,623,246 16.1%
35 to 44 3,419 10.6% 1,379,814 13.7%
45 to 54 4,286 13.3% 1,355,625 13.4%
55 to 64 2,629 8.2% 629,508 6.2%
65 to 74 2,780 8.6% 562,724 5.6%
75 to 84 3,658 11.4% 758,833 7.5%
85 and Over 1,971 6.1% 393,364 3.9%
TOTAL 32,211 100% 10,081,570 100%
Source: US Census, 2015‐2019 ACS

RACE/ETHNICITY
Table 3‐3 shows the ethnic composition of La Verne’s population. The majority of the City’s population identify as White (73.8%). The next largest racial group is Asian (9.4%), followed by “other race” (7.1%), “two or more races” (5.7%), Black and African American (3.3%), and American Indian and Alaskan Native and Native H awaiian and Pacific Islander (0.7%). Just over two‐fifths of the population (36.1%) is of Hispanic origin.

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TABLE 3‐3: RACE AND ETHNICITY
Race/Ethnicity
La Verne Los Angeles County
Number Percent Number Percent
White 23,774 73.8% 5,168,443 51.3%
Black and African American 1,062 3.3% 820,478 8.1%
American Indian and Alaskan Native 224 0.7% 73,393 0.7% Asian 3,036 9.4% 1,473,221 14.6%
Native Hawaiian and Pacific Islander 10 <0.1% 27,720 0.3% Some Other Race 2,284 7.1% 2,115,548 21.0%
Two or More Races 1,821 5.7% 402,767 4.0%
TOTAL 32,211 100% 10,081,570 100%
Hispanic Origin (of any race) 11,632 36.1% 4,888,434 48.5% Source: US Census ACS, 2015‐2019

EMPLOYMENT
One of the factors that can contribute to an increase in demand for housing is expansion of the employment base. Table 3‐4 shows the employment and unemployment rates for persons 16 years and older that were in the labor force in 2010 and 2019. In 2019, ACS data indicated that the u nemployment rate in La Verne was approximately 7.4%, a slight decrease from 7.8% in 2010. According to the labor report data compiled by the California EDD, La Verne’s average annual unemployment rate in 2019 was estimated at 4.2%, lower than both Los Angeles County (4.4%) and California (7.9%).

TABLE 3‐4: JO B GROWTH AND EMPLOYMENT STATUS
2010 2019
Number Percent Number Percent
Total Persons in Labor Force 15,782 100% 16,008 100%
Employed 14,548 92.2% 14,824 92.6%
Unemployed 1,234 7.8% 1,184 7.4%
Source: US Census ACS, 2016‐2010; US Census ACS, 2015‐2019

INDUSTRY AND OCCUPATION
The 2015‐2019 ACS data identified 14,777 civilian employed persons in the La Verne labor force. Table 3‐5 shows 2019 employment by industry for the City. Of La Verne’s employed residents, the “Educational, Health and Social Services” industry employed the most people at 26.0%. The second largest employment sector was the “R etail Trade” industry, which accounted for 11.6% of the total employed persons in La Verne.

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TABLE 3‐53–4: JOBS BY INDUSTRY (2019)
Industry Number Percent
Agriculture, forestry, fishing and hunting, and mining 139 0.9% Construction 772 5.2%
Manufacturing 1,168 7.9%
Wholesale trade 622 4.2%
Retail trade 1,717 11.6%
Transportation, warehousing, and utilities 752 5.1%
Information, finance, insurance, real estate, rental and leasing 1,436 9.7% Professional, scientific, management, administration 1,648 11.2% Educational, health and social services 3,846 26.0%
Arts, entertainment, recreation, and services 1,235 8.4% Other services 853 5.8%
Public administration 589 4.0%
TOTAL (Civilian Labor Force) 14,777 100%
Armed Forces 47 -
Source: US Census, 2015‐2019 ACS
The City’s workforce holds a variety of types of jobs as shown in Table 3‐6, with the largest sector (47.9%) working in management, business, science, and arts occupations, followed by 21.7% in the sales and office occupations. Employment and occupation trends play an important role in defining housing needs. This relationship ex
tends beyond the impact of employment growth on housing demand in the City and includes how wage levels and median earnings affect the type of housing affordable to workers and households in La Verne. There is a significant gap, for example, between the median earnings of a resident employed in managem
ent and a resident employed in a service occupation, and this translates into the type of housing that is needed in the City.

TABLE 3‐63–5: JOBS BY OCCUPATION (2019)
Occupation Number Percent Median
Earnings*
Management, business, science, and arts occupations 4,626 47.9% $52,940 Service occupations 1,407 14.6% $20,750
Sales and office occupations 2,093 21.7% $31,754
Natural resources, construction, and ma intenance occupations 574 5.9% $35,913 Production, transportation, and material moving 954 9.9% $31,051 *Median earnings in previous 12 months prior to survey
Source: US Census, 2015‐2019 ACS

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3C. Household Characteristics
According to the Census, a household is defined as all persons living in a housing unit. This definition includes families (related individuals living together), unrelated individuals living together, and individuals living alone. A housing unit is defined by the Census as a house, an apartment, a mobile home, a group of rooms, or a single room that is occupied (or if vacant, is inte nded for occupancy) as separate living quarters.

Separate living quarters are those in which the occupants live and eat separately from any other persons in the building and which have direct access from the outside of the building or through a co mmon hall. The occupants may be a single family, one person living alone, two or more families living together, or any other group of related or unrelated persons who share living arrangements.

People living in retirement homes or other group living situations are not considered “households” for the purpose of th
e U.S. Census count. The household characteristics in a community, including household size, income, and the presence of special needs households, are important factors in determining the size and type of housing needed in the County.

Table 3‐7 below identifies the ages of householders in the City and Los Angeles County base d on ACS data from 2015‐2019. In the City, homeowner households are generally headed by middle‐aged residents and seniors, with almost half (46.2%) of homeowner households headed by a resident between 45 and 65 years of age and another 37.6% that are over 65 years of age. House holds who rent their homes are generally younger; 41.2% of renter households are between 45 and 65 years of age, while 19.4% are over 65 years and 25% are between 15 and 44 years of age.

TABLE 3‐73–6: HOUSEHOLDS BY TENURE AND AGE (2019)

La Verne Los Angeles County
Number % Number %
Total: 11,521 100.0% 3,316,795 --
Owner Occupied: 8,539 74.1% 1,519,516 45.8%
15 to 24 years 0 0.0% 6,614 0.4%
25 to 34 years 405 4.7% 97,029 6.4%
35 to 44 years 972 11.4% 234,281 15.4%
45 to 54 years 1,594 18.7% 338,212 22.3%
55 to 59 years 1,043 12.2% 188,854 12.4%
60 to 64 years 1,310 15.3% 178,657 11.8%
65 to 74 years 1,823 21.3% 267,673 17.6%
75 to 84 years 1,044 12.2% 142,275 9.4%
85 years and over 348 4.1% 65,921 4.3%
Renter Occupied: 2,982 25.9% 1,797,279 54.2%
15 to 24 years 111 3.7% 78,541 4.4%
25 to 34 years 525 17.6% 431,854 24.0%
35 to 44 years 514 3.7% 412,986 23.0%
45 to 54 years 569 19.1% 356,065 19.8%
55 to 59 years 298 10.0% 139,565 7.8%
60 to 64 years 361 12.1% 117,733 6.6%
65 to 74 years 173 5.8% 148,435 8.3%
75 to 84 years 296 9.9% 75,593 4.2%
85 years and over 135 3.7% 36,507 2.0%
Source: US Census ACS 2015‐2019
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3D. Income

HOUSEHOLD INCOME
From 2010 to 2019, the median household income increased by 14.0% to $88,131 and the per capita income increased by almost 28.1% to $41,442. Table 3‐8 identifies the per capita and median household income.

TABLE 3‐83–7: MEDIAN HOUSEHOLD AND PER CAPITA INCOME
2010 2019
Median Household Income $77,227 $88,131
Per Capita Income $32,343 $41,442
Source: US Census, 2006‐2010 ACS and 2015‐2019 ACS
In 2019, the majority (71.9%) of La Verne’s households earned in excess of $50,000 per year. The incidence of households earning less than $35,000 per year was lower among owner households (12.7%) than renter households (41.5%). Table 3‐9 identifies household income by tenure. As shown in Table 3‐9, the average income of owner households is almost $70,000 more than renter households.

TABLE 3‐93–8: HOUSEHOLD INCOME FOR ALL HOUSEHOLDS AND BY TENURE (2019) All Households Owner Households Renter Households
Income Number Percent Number Percent Number Percent
Less than $5,000 163 1.4% 33 0.4% 130 4.4%
$5,000 to $9,999 131 1.1% 49 0.6% 82 2.7%
$10,000 to $14,999 349 3.0% 163 1.9% 186 6.2%
$15,000 to $19,999 455 3.9% 223 2.6% 232 7.8%
$20,000 to $24,999 558 4.8% 329 3.9% 229 7.7%
$25,000 to $34,999 665 5.8% 285 3.3% 380 12.7%
$35,000 to $49,999 913 7.9% 549 6.4% 364 12.2%
$50,000 to $74,999 1692 14.7% 1,141 13.4% 551 18.5%
$75,000 to $99,999 1,505 13.1% 1,120 13.1% 385 12.9%
$100,000 to $149,999 2,455 21.3% 2,186 25.6% 269 9.0%
$150,000 or more 2,635 22.9% 2,461 28.8% 174 5.8%
Median Household
Income $88,131 $107,061 $42,819
Source: US Census, 2015‐2019 ACS

HOUSEHOLDS BY INCOME GROUP
A special aggregation of 2013‐2017 ACS data performed by HUD provides a breakdown of households by income group by tenure, as shown in Table 3‐10. The number of households in Extremely Low, Very Low, Low, and Moderate/Above Moderate income groups is shown in Table 3‐10. The majority of household s (71%) are above median income. The HUD CHAS data indicates the extremely low‐income group represents

12.1% of households and a higher proportion are renters (715) than owners (650). The very low‐income group represents 11.4% of households and the low‐income group represents 14.2% of households. The City’s RHNA i dentifies the City’s share of regional housing needs of the extremely low, very low, and low‐ income households, as well as for moderate and above moderate income households. As shown in Table 3‐ 10, there is a larger proportion of renters in the extremely low, very low, and low‐income groups, while there is a larger rate of mo
derate and above moderate income groups in owner households.

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TABLE 3‐103–9: HOUSEHOLDS BY INCOME GROUP (2017)
Income Group Owner Renter Total
Households Percent Households Percent Households Percent Extremely Low (<30% AMI) 650 7.8% 715 24.7% 1,365 12.1% Very Low (31–50% AMI) 755 9.1% 525 18.1% 1,280 11.4%
Low (51–80% AMI) 1,015 12.2% 580 20.0% 1,595 14.2%
Moderate and Above Moderate
(>80% AMI) 5,915 71.0% 1,085 37.4% 7,000 62.3%
TOTAL 8,335 100% 2,900 100% 11,235 100%
Source: HUD Comprehensive Housing Affordability Strategy (CHAS), 2013‐2017

POVERTY LEVELS
The 2015‐2019 ACS data indicates that 431 (5.2%) of all La Verne families and 2,466 individuals (7.8%), had incomes at or below the poverty level. Approximately 11.2% of all Los Angeles County families were classified at or below the poverty level in 2019.

The level of poverty in a jurisdiction often in fluences the need for housing to accommodate those persons and families in the very low and low‐income categories. The U.S. Census Bureau measures poverty by using a set of money income thresholds that vary by family size and composition of who is in poverty. If a family’s total income is less than the family’s th reshold, then that family and every individual in it is considered in poverty. For example, the poverty threshold for a family of two with no children would be $17,120, a household of two with a householder aged 65 or older and no children has a poverty thr eshold of $15,453, and the poverty threshold of a family of four with two children under the age of 18 would be $25,926 (U.S.

Census Bureau, 2019).

Poverty rates in neighboring cities within Los Angeles County are shown in Figure 3‐1, which compares the numbers of families living in poverty in the County to those living in the nearb y cities. The City of Pomona had the highest percentage of families and individuals under the poverty line while the City of Claremont had the least in both categories of the cities presented in Figure 3‐1.

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FIGURE 3–1: PERCENTAGE OF FAMILIES & PEOPLE LIVING IN POVERTY (2019) Source: U.S. Census Bureau, ACS 2015 ‐ 2019 (S1701 and S1702) Extremely Low-Income Households
Extremely low‐income (ELI) households are defined as those earning up to 30% of the area median household income. For Los Angeles County, the area median household income in 2019 was $68,044. For ELI households in Los Angeles County (including those in the City of La Verne), this results in an income of $33,800 or le
ss for a four‐person household or $23,700 for a one‐person household. ELI households have a variety of housing situations and needs. For example, most families and individuals receiving only public assistance, such as social security insurance or disability insurance, are considered ELI households.

Pursuant to Go vernment Code Section 65583(a)(1), 50% of La Verne’s very low‐income regional housing needs assigned by HCD are projected to be extremely low‐income households. As a result, from the very low‐income need of 424 414 units (see Table 3‐25), the City has a projected need of 212207 units for extremely low‐income households (i.e., households earning 30% or less of the area median income). Based on current figures, extremely low‐income households will most likely be facing an overpayment, overcrowding, or substandard housing conditions. Some extremely low‐income households could include individuals with mental or other disabilities and special needs. To address the range of needs of ELI households, the City w
ill implement several programs including the following programs (refer to the Housing Plan for more detailed descriptions of these programs):
 Program 1: Housing Rehabilitation
 Program 5: Replacement of Affordable Units
 Program 6: Section 8 Certificate/Voucher Rental Assistance Program  Program 7: Manufactur
ed Housing
 Program 10: Partnerships with Housing Organizations and Service Providers  Program 11: Housing for Extremely Low‐Income Households  Program 13: Monitor and Preserve Affordable Housing
 Program 15: Mobile Home Rent Control

0.0%

2.0%

4.0%

6.0%

8.0%

10.0%

12.0%

14.0%

16.0%

18.0%

20.0%
City of La Verne City of San Dimas City of Claremont City of Pomona Los Angeles County Families People
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3E. Housing Characteristics

HOUSING TYPE
Table 3‐11 identifies the types of housing units in La Verne in 2020. The table summarizes total housing stock according to the type of structure, total occupied units, and the vacancy rate. As shown in the table, the majority of housing in La Verne is single‐family detached housing, which accounte d for 63.7% of units in 2020. Mobile homes represent 15.3% of the housing stock. Multifamily units represent 13.3% of the housing stock, with duplex through fourplex units accounting for 5.4% and multifamily developments with five or more units accounting for 7.9%. Single family attached homes represent 7.6% of housing un its.

TABLE 3‐113–10: HOUSING STOCK BY TYPE AND VACANCY (2020) Total Single Family Multifamily Mobile
Homes Occupied Vacant Detached Attached 2 – 4 5 + Units Units 12,211 7,783 932 660 967 1,869 11,737 474 Percent 100% 63.7% 7.6% 5.4% 7.9% 15.3% 96.1% 3.9%
Source: State of California Department of Finance (DOF), 2020

VACANCY RATE
Table 3‐12 shows the number and percentage of occupied units and the percentage of vacant units. It is important to note that these counts include all vacant units, including those units that are newly constructed but not yet occupied. La Verne has shown a relatively steady vacancy rate over the last de cade,
at 3.9% in 2020 compared to 3.6% in 2010.

The 2019 ACS data indicates that there were 486 (4.2%) vacant units in 2019. As shown in Table 3‐12, of the total vacant units in 2019, 211 (43.4) were classified as “other vacant,” 118 (24.3%) were for seasonal, recreational, or occasional use, 109 (22.4%) were for sale, and 48 (9.9%) were rented or sold but not yet occupi
ed. No units were for rent or for migrant workers. According to DOF data, the overall vacancy rate in La Verne in 2019 was 3.9%.

TABLE 3‐123–11: VACANCY BY TYPE
Vacancy Type Number Percent
For rent 0 0.0%
Rented or sold, not occupied 48 9.9%
For sale only 109 22.4%
For seasonal, recreational, or occasional use 118 24.3% For migrant workers 0 0%
Other vacant 211 43.4%
TOTAL 486 100%
Source: US Census, 2015‐2019 ACS

HOUSING CONDITIONS
The U.S. Census provides only limited data that can be used to infer the condition of La Verne’s housing stock. In most cases, the age of a community's housing stock is a good indicator of the condition of the housing stock. The 2015‐2019 ACS data indicates that most of the housing in th e City is less than 50 years
old; 67.7% of units have been built in 1970 or later. Due to the relatively young age of the City’s housing stock, overall housing conditions are likely good. While units built after 1970 may require new roofs and windows, it is antici pated that most units after 1970 would not need significant rehabilitation to the structure, foundation, electrical, and plumbing systems. Units built prior to 1970 may require aesthetic and maintenance repairs including roof, window, and paint improvements and some units in this age range may also require significant upgrades to structural, roof, pl umbing, and other systems.

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When examining a housing stock to figure out what condition it is in, there are certain factors that the Census considers. For example, older units may not have plumbing that is fully functional or the plumbing might be substandard. Table 3‐13 indicates that all but 17 owner (0.2%) and 155 rental unit s (5.2%) had complete plumbing facilities in 2019.

TABLE 3‐133–12: HOUSING STOCK CONDITIONS (2019)
Year Structure Built Owner Renter Total
Number Percent Number Percent Number Percent
2014 or later 105 1.2% 106 3.6% 211 1.8%
2010 to 2013 52 0.6% 208 7.0% 260 2.3%
2000 to 2009 287 3.4% 123 4.1% 410 3.6%
1999 to 1999 739 8.7% 191 6.4% 930 8.1%
1980 to 1989 1,681 19.7% 297 10.0% 1,978 17.2%
1970 to 1979 3,094 36.2% 904 30.3% 3,998 34.7%
1960 to 1969 1,312 15.4% 533 17.9% 1,845 16.0%
1950 to 1959 734 8.6% 215 7.2% 949 8.2%
1940 to 1949 149 1.7% 104 3.5% 253 2.2%
1939 or earlier 386 4.5% 301 10.1% 687 6.0%
TOTAL 8,539 100% 2,982 100% 11,521 100%
Plumbing Facilities
Units With Complete Plumbing Facilities 8,522 98.5% 2,827 94.8% 11,349 100% Units Lacking Complete Plumbing
Facilities 17 0.2% 155 5.2% 172 1.5%
Source: US Census, 2015‐2019 ACS
As noted, although most housing units were built in the last 50 years, the City’s housing stock is aging with approximately two‐thirds 66.5% of dwelling units in La Verne having been constructed prior to 1980; as such, structural deterioration and maintenance problems may be prevalent. The City’s Building & Safety Division has found that a
pproximately 36% of all building permits issued are for home repairs.

To supplement the Census information regarding housing conditions, the City of La Verne included specific questions pertaining to the quality of the City’s housing stock in its Housing Element Update community survey, which was available on the City’s website from (October 25, 2020 to Janua ry 24, 2021) (this is further detailed in Appendix B). When asked to rate the physical condition of the residence they lived in, the majority (67%) responded that their home was in excellent condition. Of residents, 29% indicated that their home shows signs of mi nor deferred maintenance such as peeling paint or chipped stucco, while 4% of respondents indicated that their home was in need of a modest repair (like a new roof or new siding) and 13% reported that their home needed a major repair (such as new foundation, complete new plumbing, or comple
te new electrical).

Community members were also asked to report the type of home improvements they have considered making to their homes. The most popular answers, besides “does not apply” (meaning they are not considering any improvements at this time), were painting, solar, room addition, and other upgrades such as new landscaping.

Additionally, the City’s Planning Division has i
dentified areas of the City which appear to have a significant amount of housing that is in need of major repair. These areas include: Walnut Street Neighborhood, First and Second Streets between Wheeler and B Street, and Sierra Way. The City will contin ue to implement its Residential Improvement Program using CDBG funds to help lower‐income homeowners to rehabilitate substandard housing.

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OVERCROWDING
Typically, a housing unit is considered overcrowded if there is more than one person per room and severely overcrowded if there are more than 1.5 persons per room. Table 3‐14 summarizes overcrowding data for La Verne. It should be noted that kitchenettes, strip or Pullman kitchens, bathrooms, porches, balconies, foyers, halls, half‐rooms, utility rooms, unfinishe d attics, basements, or other space for storage are not defined as rooms for Census purposes.

Overcrowded households are usually a reflection of the lack of affordable housing available. Households that cannot afford housing units suitably sized for their families are often forced to live in housing that is too small for th
eir needs, which may result in poor physical condition of the dwelling unit. In 2019, 296 housing units (2.6% of the total occupied units) were overcrowded, which represents 1.7% of owner units and 5.1% of renter units.

TABLE 3‐14: OVERCROWDING BY TENURE (2019)
Persons per Room Owner Renter Total
Number Percent Number Percent Number Percent

1.00 or less 8,394 98.3% 2,831 94.9% 11,225 97.4%

1.01 to 1.50 138 1.6% 105 3.5% 243 2.1%

1.51 or more 7 0.1% 46 1.5% 53 0.5%
TOTAL 8,539 100% 2,982 100% 11,521 100%
Overcrowded 145 1.7% 151 5.1% 296 2.6%
Source: US Census, 2015‐2019 ACS
As shown in Table 3‐15, the average household size in La Verne was 2.70 persons. The average household size is higher for owners (2.82 persons). Renter households have an average size of 2.42 persons, with the majority of owner households having three to five persons (52% for owners) and the majo rity of renter households having one to two persons (63.6%). Approximately 46.0% of owner households are two persons or less in size. Table 3‐16 identifies bedrooms by tenure.

TABLE 3‐153–14: HOUSEHOLD SIZE BY TENURE (2019)
Household Size Owner Renter Total
Number Percent Number Percent Number Percent
1-person 1,642 19.2% 1,049 35.2% 2,691 23.4%
2-person 3,136 26.8% 846 28.4% 3,982 34.6%
3-person 1,290 15.2% 526 17.6% 1,816 15.8%
4-person 1,704 22.4% 384 12.9% 2,088 18.1%
5-person 488 14.4% 146 4.9% 634 5.5%
6-person 158 6.7% 17 0.6% 175 1.5%
7-or-more-person 121 5.0% 14 0.5% 135 1.2%
TOTAL 8,539 100% (74.1%
of total) 2,982 100% (25.9%
of total) 11,521 100%
Median Household Size 2.84 2.42 2.70
Source: US Census, 2015‐2019 ACS
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TABLE 3‐163–15: NUMBER OF BEDROOMS BY TENURE
Bedroom Type Owner Renter Total
Number Percent Number Percent Number Percent
No bedroom 17 0.2% 160 5.4% 177 1.5%
1-bedroom 109 1.3% 648 21.7% 757 6.6%
2-bedroom 1,661 19.5% 1,456 48.8% 3,117 27.1%
3-bedroom 3,331 39.0% 528 17.7% 3,859 33.5%
4-bedroom 2,951 34.6% 143 4.8% 3,094 26.9%
5 or more bedroom 470 5.5% 47 1.6% 517 4.5%
TOTAL 8,539 100% 2,982 100% 11,521 100%
Source: US Census, 2015‐2019 ACS
3F. Housing Costs

FOR SALE HOUSING
Home sales in La Verne have fluctuated significantly
over the past decade. As shown in Figure 3‐2, median
housing prices in La Verne have risen over the past
seven years, increasing from approximately
$444,000 in April 2011 to a high of $750,000 in March
2021.

In March 2021, there were 30 homes li sted for sale
on Zillow.com with prices ranging from $65,000 to $2,950,000 in price. Of these homes, there were 14
detached single‐family homes, with sales prices
beginning at $690,000 and 13 mobile homes ranging
from to $65,000 to $325,900. As shown in Table 3‐17, the majority of homes for sale are in the $500,000+ price range, with 6.7% of homes in the $300,000 to $399,999 range and 12 pri ced under $300,000. Zillow
identifies the February 2021 median sales prices as $750,617. While the median sales price is not affordable to lower and moderate income households, the City’s home sales pri ces are relatively low compared to the Greater Los Angeles Area (Zillow reported a median home sales price of $826,566 for the Los Angeles metropolitan area in February 2021).

FIGURE 3–2: MEDIAN HOME PRICE FOR EXISTING HOMES IN LAWNDALE Source: SCAG 6th Cycle Data Package
TABLE 3‐173–16: HOMES FOR SALE (MARCH
2021)
Price Homes Percent
$500,000 and more 16 53.3%
$400,000 - $499,999 0 0.0%
$300,000 - $399,999 2 6.7%
$200,000 - $299,999 1 3.3%
$100,000 - $199,999 7 23.3%
$0 - $99,999 4 13.3%
Source: zillow.com, 2021
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RENTAL HOUSING
Table 3‐18 summarizes rents paid in La Verne by rental range. There were 288 units (10.1%) renting for less than $500 dollars; however, the majority (41.2%) of units rented for $1,500 or more. Only 6% of rentals were less than $300 and another 12.8% were in the $300 to $749 range. More than one‐qua rter of rentals (28.7%) were in the $1,000 to $1,499 range.

According to the 2015‐2019 ACS data, the median rent in La Verne is $1,510 per month. Table 3‐19 summarizes rental rates citywide by bedrooms in 2019, based on ACS data.

TABLE 3‐183–17: RE NTAL COSTS (2019)
Rent Range Number Percent
Less than $200 23 0.8%
$200 to $299 148 5.2%
$300 to $499 117 4.1%
$500 to $749 247 8.7%
$750 to $999 322 11.3%
$1,000 to $1,499 820 28.7%
$1,500 or more 1,177 41.2%
Median (dollars) $1,510
Source: 2015‐2019 ACS

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TABLE 3‐19: MEDIAN RENT BY NUMBER OF BEDROOMS
Bedroom Type Median Rent
(2019)
Studio $565
1 bed $1,183
2 bed $1,526
3 bed $2,017
4 bed or more -
Source: 2015‐2019 ACS

INCOME GROUPS
The California Department of Housing and Community Development (HCD) publishes household income data annually for areas in California. Table 3‐20 shows the maximum annual income level for each income group adjusted for household size for Los Angeles County. The maximum annual income data is then utilized to calculate the maximum affordable housing pay ments for different households (varying by income level) and their eligibility for housing assistance programs.
 Extremely Low‐income Households have a combined income at or lower than 30% of area median income (AMI), as established by the state Department of Housing and Community Development (HCD).
 Very Low‐income Hou seholds have a combined income between 30 and 50% of AMI, as established by HCD.
 Low‐income Households have a combined income between 50 and 80% of AMI, as established by HCD.
 Moderate Income Households have a combined income between 80 and 120% of AMI, as established by HCD.
 Above Moderate In
come Households have a combined income greater than 120% of AMI, as established by HCD.

TABLE 3‐203–19: STATE INCOME LIMITS – LOS ANGELES COUNTY (2020) Income Group 1 Person 2 Person 3 Person 4 Person 5 Person 6 Person 7 Person 8 Person Extremely Low $23,700 $27,050 $30,450 $33,800 $36, 550 $39,250 $41,950 $44,650 Very Low $39,450 $45,050 $50,700 $56,300 $60,850 $65,350 $69,850 $74,350 Low $63,100 $72,100 $81,100 $90,100 $97,350 $104,550 $111,750 $118,950 Moderate $64,900 $74,200 $83,500 $92,750 $100,150 $107,600 $115,000 $122,450 Above Moderate $64,900+ $74,200+ $83,500+ $92,750+ $100,150+ $107,600+ $115,000+ $122,450+ Source: Housing and Community Development Department, 2020

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HOUSING AFFORDABILITY
Table 3‐21 shows the maximum amount that a household can pay for housing each month without incurring a cost burden (overpayment). This information can be compared to current housing prices and market rental rates to better understand what types of housing options are affordable to different types of households Affordability is based on a hou sehold spending 30% or less of their total household income for shelter. Affordability is based on the maximum household income levels established by HCD (Table 3‐20).

The annual income limits established by HCD are like those used by the US Department of Housing and Urban Development (HUD) for admini stering various affordable housing programs. Maximum affordable sales price is based on the following assumptions: 4.5% interest rate, 30‐year fixed loan, 10% down payment, and 15% monthly affordable cost for taxes and insurance.

Comparing the maximum affordable housing costs in Table 3‐21 to the rental rates in Table 3‐18 and Table 3‐19, rental rat
es in La Verne are generally affordable to moderate income households of two or more persons and to above moderate income households. While there are some units affordable to extremely low, very low, and low‐income households, the majority of available units are unaffordabl e. The median rental rates reported by 2015‐2019 ACS (Table 3‐21) are in the affordability range of low, moderate, and above moderate income households.

According to RentCafe.com, the average rent in La Verne in March 2021 was $1,883 per month across unit sizes. According to Zillow, the me dian home price for a single‐family home was $750,617. Local housing rents indicate that rents and home prices will continue to rise in La Verne during the planning period.

TABLE 3‐213–20: HOUSING AFFORDABILITY BY INCOME GROUP
Income Group
One Person Two Person Four Person Six Person
Home
Sale
Price*
Monthly
Rent or
Housing
Cost
Home
Sale
Price*
Monthly
Rent or
Housing
Cost
Home
Sale
Price*
Monthly
Rent or
Housing
Cost
Home
Sale
Price*
Monthly
Rent or
Housing
Cost
Extremely Low $66,651 $464 $75,483 $530 $92,148 $655 $122,011 $879 Very Low $112,471 $771 $127,303 $883 $156,633 $1,103 $180,130 $1,279 Low $180,050 $1,235 $203,669 $1,411 $250,907 $1,764 $288,597 $2,045 Moderate $273,737 $1,851 $309,432 $2,116 $380,485 $2,644 $437,564 $3,068 Above Moderate $273,737+ $1,851+ $309,432+ $2,116+ $380,485+ $2,644+ $437,564+ $3,068+ *Maximum affordable sales price is based on the following assumptions: 4.5% interest rate, 30‐year fixed loan, 10% down payment: property tax, utilities, and insurance as 15% of monthly housing cost. Utilities based on Los Angeles County Utility Allowance; utilities allowance and taxes and insurance are included in Affordable Monthly Housing Costs. Af fordable home purchase prices are rounded to nearest $100.

Sources: California Department of Housing and Community Development, 2020 Income Limits; De Novo Planning Group, 2021

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OVERPAYMENT
As with most communities, the location of the home is one of the biggest factors with regards to price.

Compared to the Greater Los Angeles Area, housing in La Verne is still relatively affordable. However, housing is not affordable for all income levels, particularly the extremely low, very‐low and low‐income households.

As shown in Table 3‐22, 47
% of renters in La Verne and 13% of homeowners overpay for housing. While overpayment is more predominate among lower income renter households, overpayment is an issue for both renter and owner households, with 26% of all homeowners and 55% of all renters in La Verne overpaying. Le
ss than a quarter of all very low, low, and moderate income households overpay for housing.

TABLE 3‐223–21: HOUSEHOLDS BY INCOME LEVEL AND OVERPAYMENT (2017) Household Overpayment Owners Renters Total % of
Income Category
Extremely Low-income Households 650 715 1,365 100%
With Cost Burden >30% 375 / 58% 575 / 80% 950 70%
With Cost Burden >50% 285 / 44% 450 / 35% 735 77%
Very Low-income Households 755 525 1,280 100%
With Cost Burden >30% 315 / 42% 445 / 85% 760 59%
With Cost Burden >50% 125 / 17% 230 / 44% 355 28%
Low-income Households 1,015 580 1,595 100%
With Cost Burden >30% 435 / 43% 355 / 61% 790 50%
With Cost Burden >50% 205 / 20% 80 / 14% 285 18%
Total Extremely Low, Very Low, and
Low-income Households Paying
>30%
1,125 / 13% 1,375 / 47% 2,500 22% of lower income households Moderate and Above Moderate-
Income Households 1,815 2,430 4,245 100%
With Cost Burden >30% 1,015 / 20% 210 / 15% 730 17%
With Cost Burden >50% 125 / 3% 35 / 0% 55 8%
Total Households 8,335 2,900 11,235 100%
With Cost Burden >30% 2,140 / 26% 1,585 / 55% 4,715 42% With Cost Burden >50% 740 / 9% 795 / 27% 2,255 20%
*Note: Data is rounded to the nearest 5.

Source: HUD, 2017 (special aggregation of 2013‐2017 ACS data)

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AFFORDABLE HOUSING INVENTORY
The City uses various funding sources to preserve and increase the supply of affordable housing through new construction and the acquisition and/or rehabilitation of renter‐occupied units. Affordability covenants in La Verne include developments that hold federal subsidy contracts, received tax credits or mortgage revenue bonds, and/or were financed by redevelopment funds or non‐profit developers.

Table 3‐23 shows assisted units wi
th covenants that require rents to be maintained at affordable levels for various agreed upon periods of time. In 2020, La Verne had 524 342 total deed‐restricted affordable units.

A recorded deed restriction serves as an affordability covenant that restricts the income level of a person who occupies the property, and ensures the property will remain available for low to moderate‐income persons through the foreseeable future.

TABLE 3‐233–22: DEED RESTRICTED AFFORDABLE HOUSING UNITS Project Name Address Type
No. of
Restricted
Units
No. of
Total
Units
Canyon Terrace 2400 San Dimas Canyon Rd,
La Verne CA 91750
Section 8 140 142
Cedar Springs
Apartments
1319 Palomares St, La Verne
CA 91750
LIHTC 48 48
Hillcrest Various Other 146 14
La Verne Landing 1 2363 1st Street, La Verne, CA
91750
Other 613 3887
La Verne Village 2855 Foothill Blvd, La Verne
CA 91750
Other 26 172
Vintage Grove Senior
Apartments
3625 Williams Ave, La Verne
CA 91750
LIHTC 109 110
Source: City of La Verne, 2021

1. The development consists of 38 apartments containing 87 bedrooms which are separately rented. The conditions of approval require Owner to ensure that 15% of the Units (13 units) be affordable to and occupied by very‐ low, low and moderate income households and that a minimum of 5 of those Units be affordable to and occupied by very‐ low income households.

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MOBILE HOMES/MANUFACTURED HOUSING
Mobile homes offer a more affordable option for those interested in homeownership. The median value of a mobile home in Los Angeles County in 2019 was $63,400 (2019 ACS 5‐Year Estimates Data Profile). Overall, 1,869 mobile homes are located in La Verne (DOF, Table 2: E‐5, 1/1/2019). As shown by Tab le 3‐24, there are eight mobile home parks in the City with a total of 1,754 permitted spaces. The mobile home parks are located throughout the City.

The City of La Verne currently owns and managed two mobile home parks. The City will continue to maintain these areas as mobile ho me parks and will monitor the maintenance and rents of these units through programs established in the Housing Plan. During the previous planning period, the City committed to explore the feasibility of improving the Valley Rancho Mobile Home Park, and will continue to do so during the 2021‐2029 planni ng period. Existing mobile home parks in La Verne are shown in Table 3‐24 below.

TABLE 3‐243–23: MOBILE HOME PARKS IN LA VERNE
Park Name/Address Operator MH Spaces
VALLEY RANCHO MHP (19-0354-MP)
2909 ARROW HWY
LA VERNE, CA 91750
CITY OF LA VERNE 89
THE COPACABANA (19-0964-MP)
2717 ARROW HWY
LA VERNE, CA 91750
MILLENIUM HOUSING INC 173
KINGS WAY GARDENS MH ESTATES LP (19-1335-
MP)
2755 ARROW HWY
LA VERNE, CA 91750
SCHWARTZ, MARVIN 176
LA VERNE MOBILE CC (19-1399-MP)
3620 MORENO AVE
LA VERNE, CA 91750

LA VERNE PUBLIC FINANCING
AUTHORITY 187
FOOTHILL TERRACE (19-1430-MP)
4095 FRUIT ST
LA VERNE, CA 91750
FOOTHILL TERRACE LTD 376
CASITAS LAVERNE MHP (19-1439-MP)
3945 BRADFORD ST
LA VERNE, CA 91750
SANTIAGO ESTATES LAVERNE A CA LP 136
THE FOUNTAINS MHP (19-1465-MP)
3530 DAMIEN AVE
LA VERNE, CA 91750

FOUNTAINS LA VERNE MHP
ASSOCIATES LP 286
TWIN OAKS MHP (19-1477-MP)
3800 N BRADFORD ST
LA VERNE, CA 91750
SHERMAN, SUSAN 331
Total Mobile Home Spaces 1,754
Source: HCD 2019 Mobile Home Park Listings

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3G. Future Housing Needs
A Regional Housing Needs Plan (RHNP) is mandated by the State of California (Government Code Section 65584) for regions to address housing issues and needs based on future growth projections for the area.

The RHNP for La Verne is developed by the Southern California Association of Governments (SCAG), and allocates a “fair share” of regional housing nee ds to individual cities. The intent of the RHNP is to ensure that local jurisdictions address not only the needs of their immediate areas but also that needs for the entire region are fairly distributed to all communities. A major goal of the RHNP is to ensure that eve ry community provides an opportunity for a mix of affordable housing to all economic segments of its population.

As the regional planning agency, SCAG determines the City’s fair share of housing through the Regional Housing Needs Allocation (RHNA) process. This Housing Element addresses SCAG’s RHNA schedule for the 6th Cycle, from 2021 through 2029. The City will need to plan to accommodate 1,346 new units, which includes 207 extremely low‐income units, 207 very low, 239 low, 223 moderate, and 470 above moderate‐ income units (pursuant to Government Code Section 65583(a)(1), 50% of La Verne’s very low‐income regional housing ne eds assigned by HCD are extremely low‐income households, and hence the 207 ELI units). Table 3‐25 summarizes La Verne’s fair share, progress to date, and remaining units.

TABLE 3‐253–24: REGIONAL HOUSING NEEDS ALLOCATION – 6TH CYCLE Status Extremely
Low
Very
Low Low Moderate Above
Moderate TOTAL
RHNA Allocation 207 207 239 223 470 1,346
Built 0 2 4 0 6 12
Under Construction/
Permitted 0 4 1 13 155 173
Remaining Allocation 207 201 234 210 309 1,161
Source: Southern California Association of Governments, 2020; City of La Verne, 2021 3H. Special Needs Groups
Government Code Section 65583(a)(7) requires a Housing Element to address special housing needs, such as those of the elderly; persons with disabilities, including a developmental disability, as defined in Section 4512 of the Welfare and Institutions Code; large families; farmworkers; families with female heads of households; and families and persons in need of e mergency shelter. The needs of these groups often call for targeted program responses, such as temporary housing, preservation of residential hotels, housing with features to make it more accessible, and the development of four‐bedroom apartments. Special needs groups have been identified and, to the degree possible, responsive programs are provide d. A principal emphasis in addressing the needs of these group is to continue to seek State technical assistance grants to identify the extent and location of those with special needs and identify ways and means to assist them.

Local government budget limitations may act to limit effectiveness in impl ementing programs for this group. Please refer to Section 5B of this Element for a discussion of agencies and programs that serve special needs populations in La Verne.

Where data is available, estimates of the population or number of households in La Verne falling into each group is presented. The special housin g needs are a subset of the overall housing needs, unless otherwise noted.

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SENIORS
Seniors are considered persons age 65 or older in this Housing Element. However, it must be noted that some funding programs have lower age limits for persons to be eligible for their senior housing projects.

Seniors have special housing needs primarily resulting from physical disabilities and limitations, fixed or limited income, and healt h care costs. Additionally, senior households also have other needs to preserve their independence including supportive services to maintain their health and safety, in‐home support services to perform activities of daily living, conservators to assist with personal care and financial affairs, public administration assistance to manage and resolve estate issues and ne tworks of care to provide a wide variety of services and daily assistance.

Various portions of the Housing Element describe characteristics of the senior population, the extent of their needs for affordable housing, housing designated for seniors, and City provisions to accommodate their need. Senior population growth in La Ve rne from 2010 to 2019 is shown in Table 3‐26. The large increase in elderly persons is likely due to the residential growth experienced in La Verne as well as aging in place of residents. While seniors represent approximately 15.2% of the City’s population, senior households represent approximately 25 .9% of total households, which is primarily due to the smaller senior household size.

Table 3‐27 summarizes senior households by age and
tenure. Most senior households are owners, 3,215 or

37.7%. Approximately 20.6% of senior households,
604, are renters. Elderly renters tend to prefer affordable units in smaller single‐story structures or multi‐st
ory structures with an elevator, close to health
facilities, services, transportation, and entertainment.

The 2015‐2019 ACS survey indicates that 179 senior
households in La Verne are below the poverty level. It
is likely that a portion of these senior households overpay for housing due to their limite d income. The median income of households with a head of household that is 65 years and over is $63,225, significantly less than the median household income of $88,131.

TABLE 3‐273–26: HOUSEHOLDER AGE BY TENURE (2019)
Age Group Owners Renters
Number Percent Number Percent
65-74 years 1,823 56.7% 173 28.6%
75-84 years 1,044 32.5% 296 49.0%
85 plus years 348 10.8% 135 22.4%
Total 3,215 37.7%
(of total) 604 20.6% (of
total)
Source: US Census, 2015‐2019 ACS

TABLE 3‐263–25: SENIOR POPULATION AND

HOUSEHOLDS
Population 2010 2019
Number 4,729 6,443
Percent Change - 36.2%
Annual Percent Change - 4.0%
Source: US Census, 2015‐2019 ACS
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Senior Housing
There is increasing variety in the types of housing available to the senior population. This section focuses on three basic types.

Independent Living – housing for healthy seniors who are self‐sufficient and want the freedom and privacy of their own separate, apartment or house. Many seniors remain in their original homes, and others move to spe
cial residential communities which provide a greater level of security and social activities of a senior community.

Group Living – shared living arrangements in which seniors live in close proximity to their peers and have access to activities and special services.

Assisted Living – provides the greatest level of support, including meal preparation and assistance with other activities of daily livi
ng.

The California Department of Social Services Community Care Licensing Division reports that as of May 2021, eight residential care facilities serve the elderly in La Verne. Seniors and their caregivers also utilize larger scale residential car e facilities for the elderly. There are two commercially operating assisted living residential care facilities for the elderly in the City:
 La Verne Manor, 2555 6th Street – assisted living community offering residential home care  Hillcrest Homes, 2705 Mountain View Drive – retirement community with assisted living care Several progr
ams address the non‐housing needs of seniors in La Verne. Additional support for senior residents is provided by the City’s Community Services Department and partner organizations, and the Community Center serves as the primary site for senior services programs offered by the City and non‐ profits. Some of the available programs include nutr ition/meal programs, health screening and general medical exams, a senior newsletter, legal assistance, and social and recreational activities. The City also partners with Pomona Valley Transportation Authority to provide door‐to‐door transportation services for seniors throughout La Verne.

DISABLED PERSONS
A “disability” includes, but is not limited to, any ph ysical or mental disability as defined in California Government Code Section 12926. A “mental disability” involves having any mental or psychological disorder or condition that limits a major life activity. A “physical disability” involves having any physiological disease, disorder, condition, cosmetic disfigurement, or anatomical loss that affects body systems. In addi tion, a mental or physical disability limits a major life activity by making the achievement of major life activities difficult including physical, mental, and social activities and working.

Physical, mental, and/or developmental disabilities could prevent a person from working, restrict a person’s mobility, or make caring for oneself difficult. Therefore, disabled persons often r equire special housing needs related to potential limited earning capacity, the lack of accessible and affordable housing, and higher health costs associated with disabilities. Additionally, people with disabilities require a wide range of different housing, depending on the type and severity of their disability. Housing needs can range from institutional care facilities to faciliti
es that support partial or full independence (i.e., group care homes).

Supportive services such as daily living skills and employment assistance need to be integrated in the housing situation.
 Individuals with a mobility, visual, or hearing limitation may require housing that is physically accessible. Examples of accessibility in housing include wide ned doorways and hallways, ramps, November 21, 2022, City Council Meeting
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bathroom modifications (e.g., lowered countertops, grab bars, adjustable shower heads, etc.) and special sensory devices including smoke alarms and flashing lights.  Individuals with self‐care limitations (which can include persons with mobility difficulties) may require residential environments that include in‐home or on‐site support services ranging from congregate to convalesce nt care. Support services can include medical therapy, daily living assistance, congregate dining, and related services.
 Individuals with developmental disabilities and other physical and mental conditions that prevent them from functioning independently may require assisted care or group home environments.  Individuals with disabilities may require financial assistance to meet their housin g needs because a higher percentage than the population at large are low‐income and their special housing needs are often more costly than conventional housing.

According to the 2015‐2019 ACS, there were 4,395 persons with one or more disabilities in La Verne. Of the disabled population, 49.9% are aged 5 to 64 and 50.1% are aged 65 and over. No disabiliti es were reported in the population aged five and under. Table 3‐28 identifies disabilities by type of disability.

TABLE 3‐283–27: DISABILITIES BY DISABILITY TYPE
Type of Disability Persons Ages 5-64 Persons Ages 65 + Total Number Percent Number Percent Number Percent
Hearing Difficulty 383 17.4% 1,011 46.0% 1,394 31.7%
Vision Difficulty 336 15.3% 372 16.9% 708 16.1%
Cognitive Difficulty 1,053 48.0% 415 18.9% 1,486 33.4%
Ambulatory Difficulty 938 42.7% 1,397 63.5% 2,335 53.1% Self-Care Difficulty 485 22.1% 527 24.0% 1,012 23.0%
Independent Living
Difficulty 666 30.3% 852 38.7% 1,518 34.5%
Total Persons with One or
More Disabilities 1
2,195

100% /

49.9% of
disabled
2,200

100% /

50.1% of
disabled
4,395 100%
1 A person may have more than one disability, so the total disabilities may exceed the total persons with a disability Source: US Census ACS, 2015‐2019
As shown in Table 3‐29, the 2015‐2019 ACS indicates that for individuals between the ages of 16 and 64, approximately 984 persons (51%) had some form or type of disability and were not in the labor force. This indicates that their disability may impede their ability to earn an ade quate income, which in turn could affect their ability to afford suitable housing accommodations to meet their special needs. Therefore, many in this group may be in need of housing assistance.

TABLE 3‐293–28: DISABLED PERSONS BY AGE AND EMPLOYMENT STATUS Ages 16 to 64 Percent
Employed with Disability 860 44.6%
Unemployed with Disability 85 4.4%
Not in Labor Force 984 51.0%
Total 1,929 100%
Source: US Census ACS, 2015‐2019

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39 Housing Element Background Report 2021‐2029 | City of La Verne

While recent Census data does not provide income levels or overpayment data for persons with a disability, the 2015‐2019 ACS survey does report on indicators that relate to a disabled person’s or household’s income. The 2015‐2019 ACS data indicates that 514 persons with a disability are below the poverty level. It is likely that a portion of these disable
d persons are in households that overpay for housing due to their limited income. The 2015‐2019 ACS data indicates that 226 of households receiving food stamps or similar assistance have a disabled member. The 2015‐2019 ACS data indicates that the median earni ngs for males 16 years and over with a disability were $28,854 compared with $54,449 for males with no disability.

Median earnings for females 16 years and over with a disability were $19,375, compared to $34,864 for females with no disability.

The persons in the “with a disability” category in Table 3‐29 includes person s with developmental disabilities. “Developmental disability” means “a disability that originates before an individual attains age 18 years, continues, or can be expected to continue, indefinitely, and constitutes a substantial disability for that individual.” This term includes an intellectual disability, cerebral palsy, epilepsy, autism, and disabling conditions found to be cl
osely related to intellectual disabilities or to require treatment similar to that required for individuals with an intellectual disability, but does not include other handicapping conditions that are solely physical in nature.

While the US Census reports on a broad range of disabilities, the Census does not ide ntify the subpopulation that has a developmental disability. The California Department of Developmental Services (DDS) maintains data regarding people with developmental disabilities, defined as those with severe, life‐long disabilities attributable to mental and/or physical impairments. The DDS data is reported by zip code, so the data reflects a larger area than the City of La Verne. The DD S data indicates that in 2021, 351 persons lived in La Verne that can be defined as developmentally disabled. Table 3‐30 breaks down the developmentally disabled population by residence type and age. Of these persons, the majority (280) live at home with a parent or guardian and only 18 live independently. Most (59%) are above the age of 18. According to the U.S. Administration on Developmental Disabilities, another accepted estimate of the percentage of the population that can be defined as developmentally disabled is 1.5 percent. This equates tomethod results in an estimate of 483 persons in the City of La Verne with developmental disabilities based on the 2019 population. The City of La Verne is served by the San Gabriel/Pomona Regional Center, which provides services for persons with developmental disabilities in zip codes 91750. As of 2020, the San Gabriel/Pomona Regional Center served 13,610 persons.

TABLE 3‐303–29: DEVELOPMENTALLY DISABLED PERSONS BY RESIDENCE TYPE IN LA VERNE (2021) By Residence By Age
Total Home of
Parent/
Guardian
Independent/
Supported
Living
Community
Care Facility
Intermediate
Care Facility
Foster/
Family Home Other 0-17
Years
18+
Years
280 18 22 25 <11 0 143 208 351
* CA DDS consumer count by CA ZIP 91750, age group and residence type for the end of December 2021.

Sources: CA DDS, 2021

November 21, 2022, City Council Meeting
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Housing for Disabled Persons
Households with a disabled member will require a mixture of housing units with accessibility features, in‐ home care, or group care housing facilities. Some of these households will have a member with developmental disability and are expected to have special housing needs. Developmentally disabled persons may live with a family in a typi cal single family or multifamily home, but some developmentally disabled persons with more severe disabilities may have special housing needs that may include extended family homes, group homes, small and large residential care facilities, intermediate care, and skilled nursing facilities and affordable housing such as extremely low/very low/low‐income housing (both rental and ownership), Section 8/housing choic
e vouchers, and single room occupancy‐type units.

The California Department of Social Services Community Care Licensing Division reports that as of May 2021, there are five residential facilities serving adults with special needs, including physical, mental, and developmental disabilities.
 A and M Home Care, 295 4 King Street – 6‐bed adult (ages 18‐59) residential facility  Beginnings, 1112 Baseline Road – 3‐bed adult (ages 18‐59) residential facility  Easter Seals Southern California Winterhaven Home, 3321 Winterhaven Drive – 4‐bed adult (ages 18‐59) residential facility
 Ginger Care Adult Reside ntial Facility, 1844 Walnut Street – 6‐bed adult (ages 18‐59) residential facility
 SB Home Inc, 781 Canyonview Drive 6‐bed adult (ages 18‐59) residential facility ACS 2015‐2019 data indicated that for individuals between the ages of 5 and 64, approximately 7.3% of the total population of La Verne has an ambulatory difficulty, 2.2% ha ve vision difficulty, 4.4% have a hearing difficulty, and 4.7% have an independent living difficulty. These types of disabilities may impede their ability to find suitable housing accommodations to meet their special needs. Therefore, many in these groups may be in need of housing assistance. Households contai ning physically handicapped persons may also need housing with universal design measures or special features to allow better physical mobility for occupants.

The 2015‐2019 ACS data indicates that 3,384 households (29.4%) in La Verne had one or more disabled persons, including developmentally disabled persons. It is anti cipated that this rate will remain the same during the planning period. Housing needed for persons with a disability during the planning period is anticipated to include community care facilities or at‐home supportive services for persons with an independent living difficulty or self‐care difficulty) (approximately 7.9% of the pop ulation), as well as housing that is equipped to serve persons with ambulatory and sensory disabilities. Approximately 29% of the RHNA, 390 units, may be needed to have universal design measures or be accessible to persons with a disability.

November 21, 2022, City Council Meeting
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41 Housing Element Background Report 2021‐2029 | City of La Verne

LARGE FAMILY HOUSEHOLDS
Large family households are defined as households of five or more persons. Large family households are considered a special needs group because there is often a limited supply of adequately sized housing to accommodate their needs. The more persons in a household, the more rooms are needed to accommodate that household. Specificall y, a five‐person household would require three or four bedrooms, a six‐person household would require four‐bedrooms, and a seven‐person household would require four to six bedrooms.

Typically, there are more owner‐occupied large households that are cost burdened when compared to renter households and the population as a whole. Howe ver, the 2015‐2019 ACS survey does not provide data regarding overpayment for large households. Table 3‐310 compares the median income for households with five or more persons to the Citywide median income. While the median income is higher for five persons households ($129,268 versus the Citywide median of $88,131), the median income is higher for six more persons households and lower for seven or more person households.

TABLE 3‐313–3029: MEDIAN INCOM E BY HOUSEHOLD SIZE
Size Median Income
Five Person Households $129,268
Six Person Households $162,721
Seven or More Person Households $93,994
Median Household Income (All Households) $88,131
Source: US Census, 2015‐2019 ACS
Large families can have a difficult time finding housing units large enough to meet their needs. In La Verne, there appears to be an adequate amount of housing available to provide units with enough bedrooms both for larger households that own their home and that rent. Table 3‐31 32 identifies the nu mber of large households by household size versus the number of large owner and rental units. While there are adequate units in La Verne to accommodate all large owner and renter households, it does not mean that there is a match between housing units that exist and large families. As described in Table 3‐14, 1.7% of owner‐ occupi
ed homes and 5.1% of renter‐occupied homes are overcrowded.

TABLE 3‐323–3130: HOUSEHOLD SIZE VERSUS BEDROOM SIZE BY TENURE (2019) Tenure 3 BR
Units
5 Person Households 4+ BR
Units
6 Person and Larger
Households
House-
holds
Shortfall/
Excess
House-
holds
Shortfall/
Excess
Owner 3,331 488 2,843 3,421 279 3,142
Renter 528 146 382 190 31 159
Source: US Census, 2015‐2019 ACS
Large households require housing units with more bedrooms than housing units needed by smaller households. In general, housing for these households should provide safe outdoor play areas for children and should be located to provide convenient access to schools and child‐care facilities. These types of needs can pose problems particularly for large families that cannot afford to buy or rent single‐fa mily houses. It is anticipated that approximately 8.2% of the regional housing needs allocation units will be needed to accommodate large households and an emphasis should be placed on ensuring rental units are available to large households.

November 21, 2022, City Council Meeting
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Housing Element Background Report 2021‐2029 |City of La Verne 42

SINGLE PARENT AND FEMALE-HEADED HOUSEHOLDS
Single parent households are households with children under the age of 18 at home and include both male‐ and female‐headed households. These households generally have a higher ratio between their income and their living expenses (that is, living expenses take up a larger share of income than is generally the case in two‐parent h
ouseholds). Therefore, finding affordable, decent, and safe housing is often more difficult for single parent and female‐headed households. Additionally, single parent and female‐headed households have special needs involving access to daycare or childcare, health care and other supportive services.

While the majority of households in La Verne are ei ther two‐spouse couples or single person households,

24.8% of family households are headed by a single male or single female. There are 660 male heads of household with no wife present and 140 of these households have children under 18. There is a larger number of female househ olders with no husband present, 1,393 households or 16.8% of households, and 558 of these female‐headed households have children under 18. Table 3‐32 33 identifies single parent households by gender of the householder and presence of children.

TABLE 3‐333–3231: FAMILIES AND FEMALE HOUSEHOLDER WITH
CHILDREN UNDER 18 (2019)
Category Number Percent
Total Families 8,281 --
Male householder, no wife present: 660 8.0%
With children under 18 140 1.7%
Female householder, no husband present: 1,393 16.8%
With children under 18 558 6.7%
Source: ACS, 2015‐2019
As La Verne’s population and households grow, there will be a continued need for supportive services for single parent households with children present. To address both the housing and supportive service needs of female‐headed households, additional multifamily housing should be developed that includes childcare facilities (allowing single mothers to actively seek employme nt).In addition, the creation of innovative housing for female‐headed households could include co‐housing developments where childcare and meal preparation responsibilities can be shared. The economies of scale available in this type of housing would be advantageous to this special needs group as well as all other low‐income household gr oups. Limited equity cooperatives sponsored by non‐profit housing developers are another financing structure that could be considered for the benefit of all special needs groups.

FARMWORKERS
Farmworkers are traditionally defined as persons whose primary incomes are earned through permanent or seasonal agricultural labor. Permanent farm workers work in the fields, pr ocessing plants, or support
activities on a year‐round basis. When workloads increase during harvest periods, the labor force is supplemented by seasonal or migrant labor. Farm workers’ special housing needs typically arise from their limited income and the unstable, seasonal nature of their employment, according to the California Institut e for Rural Studies. Because of these factors, farm worker households have limited housing choices and are often forced to double up to afford rents.

November 21, 2022, City Council Meeting
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43 Housing Element Background Report 2021‐2029 | City of La Verne

According to the 2015‐2019 ACS Census, there are approximately 118 people employed in the “Agriculture, forestry, fishing and hunting, and mining.” This represents 0.8% of the City’s workforce. In addition, it is possible (although statistics are not available) that a number of active farmworkers are not full‐time residents of La Verne, and migrate into the area depending on seasonal crop harvest. The United States Department of Agriculture (USDA) estimates that there were 3,266 total farmworkers in Los Angeles County in 2017. Of those, 395 were migrant farmworkers. USDA estimates that 1,517 farmworkers worked seasonally (hired for a period of less than 150 days) in Los Angeles County in 2017, while 1,749 farmworkers in Los Angeles County were permanent (hired for a period of greater than or equal to 150 days). Due to La Verne’s urban setting, the non‐existence of agricultural activities in the City, and nominal farm worker population, the special housing needs of this group can generally be addressed through overall programs for housing affordability.

HOMELESS PERSONS
Government Code Section 65583(a)(7) requires that the Housing Element include an analysis of the needs of homeless persons and families. Ho meless persons are defined as those who lack a fixed and adequate residence. People who are homeless may be chronically homeless (perhaps due to substance abuse or mental health issues) or situationally homeless (perhaps resulting from job loss or family strife). Homeless people face critical housing challenges due to their ve ry low‐incomes and lack of appropriate housing. Thus, State law requires jurisdictions to plan to help meet the needs of their homeless populations.

The law also requires that each jurisdiction address community needs and available resources for special housing opportunities known as transitional and supportive housing. These housing type s provide the opportunity for families and individuals to “transition” from a homeless condition to permanent housing, often with the assistance of supportive services to assist individuals in gaining necessary life skills in support of independent living.

HOMELESS ESTIMATES
Counting the homeless population is problematic due to their transient nature; however, through the efforts of th
e Los Angeles Continuum of Care (LACoC) estimates have been developed. The LACoC is a consortium of individuals and organizations with the common purpose of developing and implementing a strategy to address homelessness in Los Angeles County (LACoC excludes the cities of Glendale, Pasadena and Long Beach). The LA CoC is responsible for managing U.S. Department of Housing and Urban Development (HUD) funds for homelessness, and is uniquely positioned to identify system needs and take steps to address them with the collaboration and partnership of community stakeholders.

As the primary coordinating body for homeless issues and assistance for the entire County, the LACoC accomplishes a host of activities and programs vital to the Co unty, including an annual point‐in‐time
“snapshot” survey to identify and assess the needs of both the sheltered and unsheltered homeless. The Greater Los Angeles 2020 Point‐in‐Time (PIT) Count was conducted in Jan uary, 2020 and was planned, coordinated, and carried out by County agencies, city municipalities, non‐profit service providers, and volunteers.

The 2020 PIT Count identified 10 people in the City of La Verne experiencing homelessness, representing less than one percent of LACoC’s total homeless count (63,706 individuals). Table 3‐33 34 shows that the number of unsheltered individuals has increased by 150% over the time period 2016 to 2020. The number of sheltered individuals showed no change over the same period.

November 21, 2022, City Council Meeting
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TABLE 3‐343–3332: HOMELESSNESS IN LA VERNE FROM 2016‐2020* Sheltered Unsheltered Total
Homeless Point-in-Time Survey 2020 0 10 10
Homeless Point-in-Time Survey 2018 0 7 7
Homeless Point-in-Time Survey 2016 0 4 4
Change: 2016 to 2020 -- +6/+150% +6/+150%
Source: Greater Los Angeles Continuum of Care Survey, 2016; Greater Los Angeles Continuum of Care Survey, 2018; Greater Los Angeles Continuum of Care Survey, 2020.
*Some data are excluded from Community/City totals, including unaccompanied minors (under 18 years old), unsheltered transitional age youth (18 – 24 years old), persons in domestic vi olence shelters, and persons receiving motel vouchers.

For the LACoC area, the number of sheltered individuals increased by 45.6% and the number of unsheltered individuals increased by 33.7% during the period 2016 to 2020 (Table 3‐3435).

TABLE 3‐35: HOMELESSNESS IN LOS ANGELES COUNTY FROM 2016‐2020 Sheltered Unsheltered Total
Homeless Point-in-Time Survey 2020 17,616 46,090 63,706 Homeless Point-in-Time Survey 2018 12,385 37,570 49,955 Homeless Point-in-Time Survey 2016 11,073 32,781 43,854 Change: 2016 to 2020 6,543 / 45.6% 13,309 / 33.7% 19,852 / 36.9% Source: Greater Los Angeles Continuum of Care Survey, 2016; Greater Los Angeles Continuum of Care Survey, 2018; Greater Los Angeles Continuum of Care Survey, 2020.

Data is available regarding certain characteristics of the Countywide homeless population. As shown in Table 3‐3536, the majority of homeless persons are in households, including households both with and without children. Subpopulations of the homeless include the chronically homeless, severely mentally ill persons, persons with chronic substance abuse, veterans, persons with HIV/AIDS, and victims of domestic violence. The largest subpopulations in Los Angeles County are chronically homeless (24,482 homeless), physically or developmentally disabled (16,125 homeless), suffer from substance use disorder (15,2 03 homeless), and/or suffer from serious mental illness (14,125 homeless). Data is not available at the city‐ level regarding population and household characteristics of the homeless population.

TABLE 3‐363–3534: HOMELESS POPULATION CHARACTERISTICS IN LOS ANGELES COUNTY (2020) Characteristics Sheltered Unsheltered Total
Chronically Homeless 2,425 22,057 24,482
Veterans 877 2,804 3,681
Substance Use Disorder 919 14,284 15,203
Serious Mental Illness 2,414 11,711 14,125
Physical or Developmental Disability 3,575 12,550 16,125 Homeless Due to Fleeing Domestic /
Intimate Partner Violence 741 3,143 3,884
Household Type Sheltered Unsheltered Total
Persons in households withou t children 3,635 1,359 4,994 Persons in households with at least one
adult/one child 3,068 839 3,907
Unaccompanied Minors 25 44 69
Source: Greater Los Angeles Continuum of Care Survey, 2020.

November 21, 2022, City Council Meeting
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45 Housing Element Background Report 2021‐2029 | City of La Verne

Housing Accommodations
The La Verne Zoning Code permits emergency shelters by way of conditional use permit only in non‐ residential zones or specific plan areas that allow them. Transitional and supportive housing are allowed by right in all planned residential zones, and may occur in single family residences or up to eight multiple family units in a mul
tiple family development, subject to precise plan review. Housing Program 14 will amend the Zoning Code to ensure that the Code complies with SB 745 and allows transitional and supportive housing by right in all zones allowing residential uses and are not subject to any restrictions (e.g., occupancy li mit) not imposed on similar dwellings in the same zone. The Housing Plan includes policies and programs directed to encourage the provision of housing and services for the homeless population as well as persons and households at risk of homelessness.

There are no emergency shelters operating within the City; howev er, La Verne supports a regional effort to provide emergency shelters and transitional and supportive housing among the various local agencies in the region. The most recent inventory of resources available within LACoC for emergency shelters, transitional housing, and permanent supportive housing units comes from the 2020 Housing Inventory Count by th e LACoC.
 Emergency Shelters – An emergency shelter is defined as housing with minimal supportive services for homeless persons that is limited to occupancy of six months or less. Furthermore, no individual or household may be denied emergency shelter because of an inability to pay. A total of 14,887 emer gency shelter beds are provided in the LACoC region.  Transitional Housing – Sometimes referred to as “bridge” housing, provides housing accommodations and support services for persons and families, but restricts occupancy to no more than 24 months. In the LACoC region, a total of 4,147 transitional housing beds are provided.
 Perm
anent Supportive Housing – Supportive housing has no limit on length of stay and is linked to onsite or offsite services that assist residents in retaining the housing, improving their health status, and maximizing their ability to live and, when possible, work in the community. A total of 22,731 perm anent supportive housing beds are provided in the LACoC region.  Rapid Re‐Housing – Rapid re‐housing provides short‐term rental assistance and services. The goals are to help people obtain housing quickly, increase self‐sufficiency, and stay housed. A total of 6,045 rapid re‐housing beds are provided in the LA CoC region.

A network of local and regional service providers operates a number of programs to serve the needs of varied homeless subpopulations. Table 3‐36 37 provides a list of emergency and transitional shelters and available services for the homeless population in and around La Verne.

November 21, 2022, City Council Meeting
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Housing Element Background Report 2021‐2029 |City of La Verne 46

TABLE 3‐373–3635: EMERGENCY SHELTERS
Organization Name Type of Service Provided Homeless
Population Served Number of Beds
Hathaway-Sycamores Child and Family
Services
Adoption services,
transitional housing,
mental health services
Children N/A
House of Ruth Emergency shelter,
transitional housing
Survivors of
domestic violence N/A
Inland Valley Hope Partners Transitional housing Women, families N/A Tri-City Mental Health Mental health services All N/A
Union Station Homelessness Services Emergency shelter All 106 Volunteers of America, Los Angeles
Emergency shelter,
transitional housing,
substance abuse services
All N/A

Assessment of Need
Based on the available information, there is a LACoC homeless population of 63,706 persons and 49,965 beds, indicating insufficient supply for homeless persons. It is noted that the 2020 point‐in‐time survey identified 17,616 sheltered homeless persons and 63,706 unsheltered homeless persons. The discrepancy between sheltered homeless persons and the coun ty’s total capacity to house homeless persons indicates a need for additional community services resources to assist and match the homeless population with the countywide shelter and housing resources.

November 21, 2022, City Council Meeting
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47 Housing Element Background Report 2021‐2029 | City of La Verne

3I. Units At‐Risk of Conversion
California housing element law requires jurisdictions to include a study of low‐income assisted multifamily housing units that are eligible to change from low‐income housing uses during the next ten years due to termination of subsidy contracts, mortgage payment, or expiration of restricted use (Government Code 65583). These units risk th e termination of various subsidy groups which could convert certain multifamily housing from affordable to market rate. State Law requires housing elements to assess at‐risk housing in order to project any potential loss of affordable housing.

ASSISTED HOUSING AT-RISK OF CONVERSION
California housing element law requires jurisdictions to provide an analysis of low‐income, assisted multifa
mily housing units that are eligible to change from low‐income housing uses during the next 10 years (2021‐2031) due to termination of subsidy contracts, mortgage prepayment, or expiration of restrictions on use (Government Code 65583). These units risk the termination of various subsidy groups which could convert certain mul tifamily housing from affordable to market rate. State law requires housing elements to assess at‐risk housing in order to project any potential loss of affordable housing.

The California Housing Partnership (CHP) provides data on assisted housing units, including those in La Verne. Table 3‐387 indicates the extent of s ubsidized multifamily rental housing in the City, the subsidy programs that are in place for each project, and the likelihood of current housing assisted projects to convert to market rate projects that would not provide assistance to lower income residents. As shown in Table 3‐38, there are a total of 303 deed‐restricted units serving senior and/or special needs populations.

TABLE 3‐383–3736: SUMMARY OF AT‐RISK SUBSIDIZED HOUSING UNITS Project/Address
No. & Type of
Units
Type of
Subsidy Current Owner
Earliest
Date of
Conversion At-Risk
Canyon Terrace
2400 San Dimas Canyon Rd 140 Senior Section 8 CANYON TERRACE LIMITED PARTNERSHIP 2022 High
Cedar Springs Apartments
1319 Palomares St
48 Special
Needs &
Family
LIHTC CEDAR SPRINGS LP 2038 Low
Hillcrest 6 Senior Other BRETHERN BRETHREN
HILLCREST HOMES 2029 Medium
La Verne Landing 613 Family Other LA VERNE LANDING, LLC 2074 Low La Verne Village 26 Family Other HUTTON COMPANIES 2069 Low Vintage Grove Senior Apartments
3625 Williams Ave, La Verne CA 109 Senior LIHTC

COMMUNITY HOUSING

ASSISTANCE PROGRAM
(CHAPA)
2028 Medium
Source: National Housing Preservation Database, 2021; City of La Verne, 2021.

November 21, 2022, City Council Meeting
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PRESERVATION OPTIONS
Depending on the circumstances of the at‐risk projects, different options may be used to preserve or replace the units. The following discussion highlights ways that the City’s at‐risk units could be preserved as affordable housing. All of the presented alternatives are costly and beyond the ability of the City of La Verne to man
age without large amounts of subsidy from federal and/or state resources.

Replacement through New Construction
The construction of new lower income housing units is a means of replacing the at‐ high‐risk units should they be converted to market rate. The cost of developing new housing depends on a variety of factors such as density, size of units, location and related land costs, and type of construction. Assuming an average development cost of $358,200 for multifamily rental housing, replacement of the 140 255 at‐risk uni ts would require approximately $50.191.3 million, excluding land costs, which vary depending upon location.

Purchase of Replacement Units
One preservation option is for a non‐profit organization to purchase similar units. By purchasing similar units, a non‐profit organization can secure lower‐income restrictions and potentially enable the project to become eligible for a greater range of governmental assistance. The cost of purchasing similar units depends on a number of factors, includi
ng the market conditions at the time, occupancy rate, and physical conditions of the units to be acquired.

Purchase of 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 affordable housing. Incentives could include writing do wn the interest rate on the remaining loan balance, and/or supplementing the subsidy amount received to market levels.

To purchase the affordability covenant on these projects, an incentive package should include interest subsidies at or below what the property owners can obtain in the open market. To enhance the attractiveness of the incentive packag e, the interest subsidies may need to be combined with rent subsidies that supplement the HUD fair market rent levels.

Rental Assistance
Tenant‐based rent subsidies could be used to preserve the affordability of housing. Similar to Housing Choice Vouchers, the City, through a variety of potential funding sources, coul d provide rent subsidies to very low‐income households. The level of the subsidy required to preserve the at‐risk units is estimated to equal the Fair Market Rent (FMR) for a unit minus the housing cost affordable by a very low‐income household. Approximately $77,700141,525 in rent subsidies would be required monthly (or $932,400 1.7 million annually). Assuming a 2055‐year affordability period, the total subsidy is about $18.693.4 million.

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Cost Comparisons
In terms of cost effectiveness for preservation of the 255 at‐risk units, 55 years’ worth of rent subsidies ($93.4 million) is fairly comparable to the cost of construction of replacement units ($91.3 million); however, the cost identified to construct replacement units excludes the price of land, which can add a significant expense to the overall project. While the cost of purchasing the affordability covenants is unknown, it is possible that it would provide a cost‐effective strategy for preserving the at‐risk units and should be explored further to support the City’s preservation objectives. The following are strategies the City will undertake to work towards preservation of the 255 at‐risk units in these projects:
 Monitor At‐Risk Units: Contact property owners within at least one year of the affordability expiration date to discuss City’s desire to preserve as affordable housing.  Explore Funding Sources/Program Options: As necessary, contract with the California Housing Partnership Corporation to explore outside funding sources and program options for preservation.  Purchase of Affordability Covenants: Proactively identify potential partners interested in purchasing and extending expiring affordability covenants.  Tenant Education: Property owners are required to give a twelve‐month notice of their intent to opt out of low‐income use restrictions. The City will work with tenants, and as necessary contact specialists like the California Housing Partnership to provide education regarding tenant rights and conversion procedures.

Qualified Entities
Qualified entities are non‐profit or for‐profit organizations with the legal and managerial capacity to acquire and manage at‐risk properties that agree to maintain the long‐term affordability of projects. HCD maintains a list of qualified organizations, and there are many that have an interest in properties located in La Verne and Los Angeles County. Table 3‐39 lists the qualified entities in Los Angeles County. Federal, State, and local financing and subsidy programs that may be considered to preserve at‐risk units are listed in the Resources section below.

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TABLE 3‐39: QUALIFIED ENTITIES IN LOS ANGELES COUNTY, 2021

Source: California Department of Housing and Community Development, 2021

Organization City
West Hollywood Community Housing Corp. Pomona
City of Pomona Housing Authority Hollywood
Hollywood Community Housing Corp. Los Angeles
Hope - Net Los Angeles
Skid Row Housing Trust Long Beach
The Long Beach Housing Development Co. Los Angeles
Housing Authority of the City of Los Angeles Culver City Century Housing Corporation Los Angeles
FAME Corporation Midway City
American Family Housing Lafayette
The Long Beach Housing Development Co. Los Angeles
PICO Union Housing Corporation Los Angeles
Korean Youth & Community Center, Inc. (KYCC) Long Beach Long Beach Affordable Housing Coalition, Inc Laguna Beach Housing Corporation of America Los Angeles
Abode Communities Glendale
Southern California Presbyterian Homes Los Angeles
The East Los Angeles Community Union (TELACU) Los Angeles LTSC Community Development Corporation Orange
Nexus for Affordable Housing Inglewood
Francis R. Hardy, Jr. Irvine
A Community of Friends Thousand Oaks
Many Mansions, Inc. Los Angeles
Winnetka King, LLC Los Angeles
Los Angeles Housing & Community Invest Dept Orange
Orange Housing Development Corporation Los Angeles
Home and Community Anaheim
Hart Community Homes San Diego
Keller & Company Los Angeles
Poker Flats LLC Los Angeles
Coalition for Economic Survival Los Angeles
Clifford Beers Housing, Inc. Monrovia
CSI Support & Development Services Santa Clara
ROEM Development Corporation North Hills
Abbey Road Inc. Irvine
Innovative Housing Opportunities, Inc. Los Angeles
Community Development Commission Alhambra
Los Angeles County Development Authority Los Angeles
Santa Fe Art Colony Tenants Association Azusa
San Gabriel Valley Habitat for Humanity, Inc. Los Angeles New Economics for Women Los Angeles
Santa Fe Art Colony Tenants Association Westchester
L + M Fund Management LLC El Segundo
Alliance Property Group Inc Pomona
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4. Constraints
Constraints to housing development are defined as government measures or non‐governmental conditions that limit the amount or timing of residential development.

Government regulations can potentially constrain the supply of housing available in a community if the regulations limit the opportunities to develop housing, impose requirements that unnecessarily increase the cost to devel op housing, or make the development process so arduous as to discourage housing developers. State law requires housing elements to contain an analysis of the governmental constraints on housing maintenance, improvement, and development (Government Code Section 65583(a)(4)).

Non‐governmental constraints (required to be analyzed under Government Code Section 65583(a)(5)) cover la
nd prices, construction costs, and financing. While local governments cannot control prices or costs, identification of these constraints can be helpful to La Verne in formulating housing programs. 4A. Governmental Constraints
Housing affordability is 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 in La Verne. Land use controls, site improvement requirements, building codes, fees, and other local programs intended to improve the overall quality of housing may serve as a co
nstraint to housing development. These governmental constraints can limit the operations of the public, private, and nonprofit sectors, making it difficult to meet the demand for affordable housing and limiting supply in a region. All City zoning regulations, development standards, specific plans, and fees are posted online and are available to the publi c, consistent with the requirements of AB 1483.
4A.1 Land Use Controls
Local land use policies and regulations impact the price and availability of housing, including affordable housing. This section discusses the General Plan land use designations and provisions in the Zoning Code relative to the types of housing allowed within La Verne as a potential governmental constraint.

GENERAL PLAN
The General Plan Land Use Ele ment sets forth land use designations that guide the location, type, and intensity or density of permitted uses of land in the City of La Verne. The Zoning Code (Title 18 of the Municipal Code) implements the General Plan by providing specific direction and development standards for each general land us e category. Table 4‐1 shows residential land uses, the corresponding zoning designation, and permitted densities allowed for housing.

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TABLE 4‐14–1: GENERAL PLAN RESIDENTIAL LAND USE DESIGNATIONS General Plan
Designation Description Zone Symbol Zoning Description Hillside Residential
(HR)
Single-family development at a density of up to 2
dwelling units per acre.

A-1;
P-R-1/5;
P-R-1/1;
P-R-2-D;
M-H-P
Limited agriculture;
Ac.-D planned residential
(1 detached du/5 acres);
Ac.-D planned residential
(1 detached du/ac);
Planned residential (2
detached du/ac); Mobile
home park
Low Density
Residential (LDR)
Single-family development at a density of up to 5
dwelling units per acre.

All Implementing
Zones associated
with HR and:

P-R-3-D
P-R-4.5-D
P-R-5-D
All Implementing
Zones associated
with HR and: Planned
residential (3 detached
du/ac); Planned residential
(4.5 detached du/ac);
Planned residential (5
detached du/ac)
Medium Density
Residential (MDR)
Single-family and multiple-family development at a
density of up to 10 dwelling units per acre.

All Implementing
Zones associated
with LDR and:

P-R-6-A
P-R-7-A
P-R-7.5-A
P-R-8-A
P-R-10-A
All Implementing
Zones associated
with LDR and: Planned
residential (6 attached
du/ac); Planned residential
(7 attached du/ac);
Planned residential (7.5
attached du/ac); Planned
residential (8 attached
du/ac); Planned residential
(10 attached du/ac)
Medium Density
Residential/ Mixed
Use (MDR-MU)
Mixed-Use Districts – Intended for mixed-use
residential and nonresidential development, which
can be vertically or horiz ontally integrated. These
designations allow higher density of up to 10
du/ac.

All Implementing
Zones associated
with MDR
All Implementing
Zones associated
with MDR
High Density
Residential (HDR)
Single-family and multiple-family development at a
density of up to 15 dwelling units per acre.

All Implementing
Zones associated
with MDR except
for M-H-P (which
is not permitted),
and with the
addition of:

P-R-15-A
All Implementing
Zones associated
with MDR except
for M-H-P (which
is not permitted),
and with the
addition of:

Planned residential (15
attached du/ac)
Sources: City of La Verne General Plan, 2017; City of La Verne Zoning Code, 2021

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SPECIFIC PLANS
A specific plan is a comprehensive planning document that guides the development of a defined geographic area in a mix of uses including residential, commercial, industrial, schools, and parks and open space.

Specific plans typically include more detailed information than the General Plan about land use, traffic circulation, development standards, affordable housi ng programs, resource management strategies, and a comprehensive infrastructure plan. Specific plans are also used as a means of achieving superior design by providing flexibility in development standards beyond those contained in the Zoning Code.

The City Council has adopted 16 specific plans that allow for residential development: SP 81‐2, Walnut; SP 81‐4, Puddin
gstone; SP 87‐20, Live Oak; Emerald Ridge; SP 84‐9, Sierra La Verne; SP 84‐12, Arrow Corridor; SP 86‐16, Rancho Esperanza; SP 86‐17, La Verne Heights; SP 86‐18, Foothill Boulevard; SP 87‐19, Marshall Canyon; SP 91‐26, Lordsburg; SP 96‐32 , Rancho La Verne; SP 94‐30, 900 Bonita Specific Plan; Emerald Collection Specific Plan; Puddingstone La Venture; and, Old Town La Verne Specific Plan. Each adopted specific plan contains detailed regulations, conditions, programs, and design criteria unique to a defined geographic area within La Verne and is intended to i mplement the General Plan. The adopted specific plans are consistent with the General Plan. Future specific plans, specific plan amendments, and development projects must be consistent with policies contained in the General Plan, including the General Plan Land Use Element. Most of the specific plan areas are built out and significant residential develo pment is not expected; however, the Old Town La Verne Specific Plan is expected to accommodate a majority of the Regional Housing Needs Allocation (RHNA) through the planning period and is discussed further below.

Old Town La Verne Specific Plan
The purpose of the Old Town La Verne Specific Plan is to facilitate and encourage dev elopment and improvements that help realize the community’s vision for Old Town, which includes transit‐oriented development near the new Metro L Line (Gold) station, affordable housing, and multi‐modal transit. The plan outlines a framework for growth and redevelopment of the 90‐acre project site located along Arrow Highway in the southeastern portion of th e City, bounded by B Street on the west and White Avenue on the east. The Specific Plan is divided into 11 Land Use Districts based on the location of uses and potential impacts of development within the site. Of these, all but the Open Space District permi ts residential uses at densities between 30 and 70 dwelling units per acre. The planning areas also allow for customized development standards and guidelines. This approach enables the Old Town La Verne Specific Plan to create unique areas within the project, while ensuring compatibility with uses adjacent to the site. Th e applicable development standards and parking requirements for each planning area are set forth in the Specific Plan.

ZONING CODE
Land use policies in the General Plan are implemented primarily through the Zoning Code. The Zoning Code provides for a range of densities and residential uses and is designed to protect an d promote the health, safety, and general welfare of residents, which includes preserving the character and integrity of established residential neighborhoods. To that end, the City has established specific development standards that apply to residential construction in various districts. These include density, lot coverage, building height, parking standards, and other applicable requirements.

Provi
sions for a Variety of Housing Types
State housing element law requires that jurisdictions facilitate and encourage a range of housing types for all economic segments of the community. This includes the production of housing to meet the needs of different types of households with incomes ranging from low to above moderate. The Housing Element is the City’s pla
n for achieving this objective.

As shown in Table 4‐2, the City’s Zoning Code accommodates a wide variety of conventional and special needs housing, including single‐family dwellings, duplexes, multifamily, ADUs, manufactured housing, mobile home parks, residential care facilities (small and large), and transitional and supportive housing.

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TABLE 4‐24–2: PERMITTED RESIDENTIAL USES BY ZONE
Housing Type
Residential Zones Other
Zones
PR-
1/5-
D
PR-
1/1-
D
PR
-2-
D
PR
-3-
D
PR-

4.5-
D
PR
-5-
D
PR
-6-
A
PR
-7-
A
PR-

7.5-
A
PR
-8-
A
PR-
10-
A
PR-
15-
A
A-
1 M-
H-
P
C-
P-
D
Conventional Housing
Single-Family Detached P P P P P P P P P P P P P -- --
Attached apartments,
two-family, and similar
multiple-family residential
structures
-- -- -- -- -- -- P P P P P P -- -- C
3 Multifamily condominiums
and other planned
residential developments

C C C C C C C C C C C C -- -- C
2 Accessory Dwelling Unit
--1 story
--2 story
P
--
P
--
P
--
P
--
P
--
P
--
P
--
P
C
P
C
P
C
P
C
P
C
P
--
--
--
P
4 --
Manufactured Housing P P P P P P P P P P P P P -- --
Mobile Home Park -- -- -- -- -- -- -- -- -- -- -- -- -- C -- Special Needs Housing
Residential Care Facility
--6 or fewer clients
--7 or more clients
P
C
P
C
P
C
P
C
P
C
P
C
P
C
P
C
P
C
P
C
P
C
P
C
--
--
--
--
--
--
Senior Housing -- -- -- -- -- -- -- -- -- -- -- -- -- -- C 3 Emergency Shelter 1 -- -- -- -- -- -- -- -- -- -- -- -- -- -- C Transitional Housing P P P P P P P P P P P P P --
Supportive Housing P P P P P P P P P P P P P --
Single Room Occupancy -- -- -- -- -- -- -- -- -- -- -- -- -- -- C 3 Housing for Agricultural
Workers -- -- -- -- -- -- -- -- -- -- -- -- C -- --
Fraternity or Sorority -- -- -- -- -- -- C C C C C C -- -- -- Source: City of La Verne Zoning Code, 2021
Notes: “P” = Permitted; “C” = Conditional Use Permit; and “‐‐” = Not Permitted.

1. Emergency shelters require a conditional use permit and are permitted only in non‐residential districts or specific plan areas which allow them

2. The C‐P‐D zo ne conditionally permits condominium and multifamily residential development with a density of six to ten units per acre, as provided in Chapter 18.36 of this title, and senior housing

3. The C‐P‐D zone conditionally permits a mixed‐use project combining commercial and non‐commercial uses, where the non‐commercial use i
ncludes: senior housing; condominium or apartment housing with a density of six to twelve dwelling units per acre; and single‐room occupancy units.

4. Permitted in the C‐P‐D commercial‐professional mixed development where residential has been allowed

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The following is a description of the conventional and special needs housing typologies permitted in the City:

Single‐Family Detached: Detached single‐family dwellings and subdivisions are permitted by right within all residential zones (P‐R‐1/5‐D, P‐R‐1/1‐D, P‐R‐2‐D, P‐R‐3‐D, P‐R‐4.5‐D, P‐R‐5‐D, P‐R‐6‐A, P‐R‐7‐A, P‐R‐7.5‐ A, P‐R‐10‐A, and P‐R‐15‐A zones). Si
ngle‐family projects, when not in conjunction with residential subdivision developments, are subject to a ministerial review through Development Review conducted by the Community Development Director. New residential proje cts in connection with new subdivision
development must undergo Development Review and be reviewed by the Development Review Committee.

Two‐Family Dwelling (Duplex): A duplex is defined in the La Verne Zoning Code as a building under one roof designed for or occupied exclusively by two f amilies living independently of each other. Attached duplexes are allowed within the P‐R‐6‐A, P‐R‐7‐A, P‐R‐7.5‐A, P‐R‐10‐A, and P‐R‐15‐A zones. The C‐P‐D zone conditionally permits a mixed‐use project combining commercial and non‐comm ercial uses, where the non‐ commercial use includes a condominium or apartment housing with a density of six to twelve dwelling units per acre. Two‐family dwellings subject to plan review by the Development Review Committee under the Development Review process.

Multiple‐Family Dwelling: Multiple‐family dwellings are designed for or occupied by three or more families living i
ndependently of each other, and include condominiums and other planned residential developments in which residents have exclusive ownership of separate lots, air space, parcels or areas and have an undivided interest in contiguous or noncontiguous common areas. They are permitted in all residential zones subje
ct to a conditional use permit (CUP). Additionally, the C‐P‐D zone conditionally permits condominium and multifamily residential development with a density of six to ten dwelling units per acre.

Multiple‐family dwelling projects are subject to plan review by the Development Review Committee under the Development Review process.

Acces
sory Dwelling Unit (ADU): Government Code Section 65852.2(a)(1) allows local agencies to designate areas within a city where accessory dwelling units (ADU) may be permitted and to impose development standards addressing issues such as unit size, height, setbacks, lot coverage, parking, landscaping, and architectural review. The City recently (2019) updated Chapter 18.1 20 of its Municipal Code to be consistent with California Government Code Sections 65852.150 and 65852.2, which establish regulations for accessory dwelling units.

La Verne Municipal Code (LVMC) Section 18.120.020 was amended to define an accessory dwelling unit as “a dwelling unit that is attached, detached, or located within an existing or proposed residential dwelling which provid
es complete independent living facilities for one or more persons and includes permanent provisions for living, sleeping, eating, cooking and sanitation facilities on the same parcel of land as the residential dwelling.”

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Construction of an ADU or JADU (junior accessory dwelling unit) is permitted on a lot in any zone that allows residential or mixed uses and includes a proposed or existing single‐family or multiple‐family residence. A building permit and zoning clearance is required for an ADU and JADU pursuant to compliance with the minim
um requirements described below and in LVMC Section 18.120.050. Construction of ADUs shall be permitted only in zones that allow for residential development, subject to the following criteria, which include (but are not limited to):
 For lots with an existing or proposed single‐family dwelling, one ADU may be on th e lot.  For lots with an existing multifamily residential dwelling:
o No more than 25% of the number of the existing units, but at least one unit, shall be permitted as ADUs constructed within the non‐livable space (e.g., storage rooms, boiler rooms, hallways, attics, basements, or gara ges) of the existing multifamily dwelling structure provided that applicable building codes are met; and
o Up to 2 detached accessory units.
 For lots without an existing multifamily residential structure where a new multifamily residential structure is proposed, up to 2 detached ADUs may be on the lot, provided that :
o Each ADU complies with the development standards for ADUs; o The property complies with all development standards applicable to multifamily dwellings in the underlying zoning district including, but not limited to, lot coverage, open space, parking, and landscaping requirements; and
o Neither unit is greater than sixteen feet in hei ght with at least four foot side and rear yard setbacks.

The approval process is ministerial in nature, and the City must approve or deny an application for a building permit to construct an ADU or JADU within 60 days after receiving a complete application. If a complete application for a buildi ng permit to construct an ADU or JADU is submitted in connection with an application to construct a new primary dwelling on a lot, the application may not be approved until the application is approved for the new dwelling. The application for the ADU or JADU must be processed minis terially regardless of the approvals required for the primary dwelling. Furthermore, the ordinance sets forth the following development standards for ADUs:

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TABLE 4‐34–3: ADU AND JADU DEVELOPMENT STANDARDS
Specific
Regulations
ADU1 JADU Additional Provisions Attached Detached
Minimum Size 220 150 SF 220 150 SF 220 150
SF
Adhere to California
Building Standards Code
Maximum Size2 1,000 SF 1,000 SF 500 SF
Maximum Height 30 feet 16 feet or height of
primary unit6 --
In no event may exceed
the height limit of the
zoning district or specific
plan in which it is located.

Minimum Side/Rear
Yard Setback
3 4 feet 4 feet --
Maximum Lot
Coverage 40%
1 40% 1 --
The lot coverage
standards of the
underlying zoning district
or specific plan area
where the unit is located
shall control
Separation from
Primary/Accessory
Buildings
10 feet 10 feet --
Minimum parking 0/15 0/1 5 --
 In addition to the
required parking for
the primary unit
 May be provided as
tandem parking on an
existing driveway or
within setback area
Source: City of La Verne Zoning Code, 2021

1. For ADUs of 800 square feet or less, all development standards (including setbacks, lot coverage, open space, and landscaping requirements) are reduced solely to the extent necessary to allow either of the following: (i) on a lot with a proposed or existing si ngle ‐family dwelling, one attached or detached ADU that is 800 square feet or less, with a height not exceeding 16 feet, with setbacks of at least 4 feet from the side and rear yards and complies with applicable front yard setbacks; (ii) on a lot with an existing multifamily dwelling, up to 2 de tached ADUs that are 800 square feet or less and which have a height not exceeding 16 feet, and which comply with setbacks of at least 4 feet from the side and rear yards, and which comply with front yard setbacks.

2. The maximum size of an a ttached or detached accessory dwelling unit shall not exceed eight hundred fifty square feet for a studio or one bedroom and one thousand square feet for a unit that is more than one bedroom.

3. No setbacks are required for either: (i) those portions of ADUs that are created by converting existin g living area or existing accessory structures to new ADUs; or (ii) constructing new ADUs in the same location and to the same dimensions as an existing structure.

4. For a lot in a multifamily zone, newly constructed detached ADUs must be at least 10 feet from any other dwelling un its (other than detached ADUs that are attached to each other) on the property, and at least 6 feet from accessory structures.

5. One parking space shall be provided unless the ADU has no bedrooms (e.g., a studio), in which case no parking space is required. No parking space shall be requ ired if: ADU is located within one‐half mile walking distance of public transit; ADU is located within an architecturally and historically significant district; ADU is part of a proposed or existing primary residence or accessory structure; when on‐street parking permits are required but not offered to the occupant of th e ADU; or where there is a car share vehicle located within one block of the ADU.

6. The height may exceed the primary unit if it is built in an existing permitted space above a permitted garage.

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Manufactured Housing: State law requires that manufactured housing, when constructed as a single‐family dwelling on a permanent foundation, be treated as a conventional single‐family home subject to the same development standards that a single‐family residential dwelling on the same lot would require, except for architectural requirements limited to it s roof overhang, roofing material, and siding material.

Currently, the Zoning Code allows manufactured homes on individual lots that allow single‐family residential uses, including all residential zones (P‐R‐1/5‐D, P‐R‐1/1‐D, P‐R‐2‐D, P‐R‐3‐D, P‐R‐4.5‐D, P‐R‐5‐D, P‐R‐6‐A, P‐R‐7‐A, P‐R‐7.5‐A, P‐R‐10‐A, and P‐R‐15‐A zones) and the A‐1 zon e, provided that the homes are
attached to a foundation system in compliance with all applicable building regulations and Section 18551 of the He alth and Safety Code and occupied only as a residential use. Manufactured homes are subject to all Zoning Code provisions applicable to residential structures.

Mobile Home Park: Mobile home parks, including manufactured home parks, that conform to the State Mobile Home Parks Act (Division 13, Part 2.1 of the California Health and Safe ty Code, commencing with Section 18200) or the implementing State guidelines (Title 25, Division I, Chapter 2 of the California Code of Regulations) and Section 18300 of the Health and Safety Code and are a minimum of ten acres, are allowed in the M‐H‐P zone as a conditio nal use subject to Planning Commission approval.

Residential Care Facility: “Small” residential care facilities (those serving six or fewer clients) are allowed by right in all residential zones, subject to the same development standards and permit processing requirements as other residential uses in those zones, pursuant to the California Lanterman Developmental Disabilities Servic
es Act. “Large” residential care facilities (those serving seven or more clients) are allowed in all residential zones subject to a Conditional Use Permit and Planning Commission approval. Findings of approval are set in Section 18.108.030 of the Zoning Code and described below. No special or unique findings are required for large residential care facilities. The City is not aware of any residential care facilities serving seven or more people that have been burdened by the permitting process or unable to find a suitable site to locate, if desired. The City provides clear guidance for permitted and conditionally permitted uses in all zones and works proactively with applicants to ensure that all requirements of the Zoning Code are understood. If an applicant for this type of use was to identify an issue with site selection or zoning standards, the City would work cooperatively to address any potential issues. The City finds that the way it permits large residential care facilities does not constrain housing options for persons with disabilities.

Senior Housing: Senior housing is allowed in the C‐P‐D zone as part of a mixed‐use project and Foothill Boulevard Specific Plan subject to a Conditional Use Permit and Planning Commission approval.

Emergency Shelter: No emergency shelters are currently located within La Verne. Housing Program 14 23, Emergency Shelters, will amend the Zoning Code towould ensure that Emergency Shelters are permitted in the City by‐right within the Arrow Corridor Specific Plan Industrial zones subject to ministerial review subject to ministerial review and approval and compliance with objective standards consistent with the requirements identified in Government Code Section 65583(a)(4). The City’s Zoning Code does not identify design or development standards specific to emergency shelters.

The City has identified several vacant or underutilized sites within the Arrow Corridor Specific Plan that are suitable for emergency shelters, including a vacant 1.16‐ acre site near the intersection of Palomares Avenue and Blossom Lane. Assuming a gross floor area of 125 square feet per bed, all of the sites identified would be adequate to accommodate the ten emergency shelter beds needed to serve La Verne’s unhoused population, based on the Los Angeles County 2020 PIT Count. The Arrow Corridor Specific Plan Industrial zone is suitable for emergency shelters because:
 Shelters are compatible with a range of uses that are common in suburban communities and allowed in industrial zones (e.g., human service/medical, administrative/professional buildings, manufacturing and light industrial, retail, parks, etc.); November 21, 2022, City Council Meeting
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 The Specific Plan area and surrounding area provides amenities for persons in emergency shelters, including a Covered California enrollment office and food bank, and is located within close proximity (i.e., less than 0.5 miles) to other amenities (e.g., Wheeler Avenue Park, Lordsburg Park, University of La Verne, gas stations/convenience stores, restaurants, pharmacies, churches).  The zone is located along major corridors (Arrow Highway) with easy access to public transit (Foothill Transit bus Route 492);
 The Specific Plan area is safe for habitation, as evidenced by adjacent residential uses. Although hazardous materials may be present and used on some of the properties within the zone, the majority of parcels are not known to be constrained by the presence of hazardous materials and include light‐industrial (e.g., auto‐repair, light manufacturing, warehousing, and distribution), business park (e.g., corporate office, brewery, home audio store), and human service (e.g., athletic club) uses.

Low Barrier Navigation Center: A low barrier navigation center is 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. AB 2162 requires jurisdictions to further streamline approval of eligible lo w barrier navigation center applications in areas zoned for mixed‐use and residential zones permitting multifamily uses, subject to specific criteria. The City’s Zoning Code does not conform to these recent requirements; however, Program 14 in the Housing Plan requires the Zoning Code to be updated to addres s AB 2162.

Transitional and Supportive Housing: Transitional housing is a type of housing used to facilitate the movement of homeless individuals and families to permanent housing. Transitional housing can take several forms, including group quarters with beds, single‐family homes, and multifamily apartments and typically offers case management and support services to return peopl e to independent living (usually between 6‐24 months). The Zoning Code defines transitional housing as “temporary rental housing intended for occupancy by target populations transitioning to permanent housing that is operated under program requirements calling for the termination of assistance and recirculation of the assisted uni t to anther eligible program recipient at some predetermined future point in time, which shall be no less than six months (per Health and Safety Code Section 50675.2(h)).” This definition is consistent with Government Code Section 65582(j).

According to the National Housing Institute, supportive housing is permanent housing with a service componen
t, which can be provided either on‐site or off‐site. The Zoning Code defines supportive housing as “housing with no limits on length of stay, that is occupied by the target population, and that is linked to on‐site or off‐site services that assist the supportive housing resident in re taining the housing, improving his or her health status, and maximizing his or her ability to live and, and when possible, work in the community (per Health and Safety Code Section 50675.14(b)).” The target population includes persons with disabilities, elderly, youth aging out of the foster system, veterans, and homeless. Th e City’s definition is consistent with Government Code Section 65582(g).

Senate Bill 2 provides that transitional housing and supportive housing that is a rental housing development constitutes a residential use. It requires zoning to treat such uses as a residential use and subject only to those restrictions that apply to other r esidential uses of the same type in the same zone. The Zoning Code allows transitional and supportive housing as a residential use, subject to the same permitting process and development standards as other residential uses in all residential zones and the A‐1 zone.

Single‐Room Occupancy (SRO): Single‐Room occupan cy (SRO) facilities are a housing type that is considered suitable to meet the needs of extremely low, very low, and low‐income households. With high housing costs, many communities in California are exploring the use of SRO housing to fulfill the affordable housing November 21, 2022, City Council Meeting
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needs of certain segments of the community, such as seniors, students, and single workers. The La Verne Zoning Code defines SRO units as “housing consisting of single‐room dwelling units typically with no more than four hundred square feet of habitable space that is the primary residence of its occupant or occupan ts.

The unit must contain either food preparation or sanitary facilities (and may contain both). An accessory structure (i.e. garage) does not qualify as an SRO.” SRO units are conditionally permitted in the C‐P‐D zone when used in conjunction with a mixed‐use project combining commercial and non‐commercial uses.

H
ousing for Agricultural Workers: Housing for agricultural workers employed on the premises is permitted in the A‐1 zone subject to a conditional use permit and Planning Commission approval.

Employee Housing: The Employee Housing Act asserts that employee housing for six persons or less shall be allowed in the same way residential structures are allowed in zones allowing residential uses and that employee housing for up to 12 units or 36 beds shall be deemed an agricultural use and must be subject to the same regulations as any other agricultural use in the same zone (Health and Safety Code, Section 17000 et seq.). There are no provisions in the City’s Zoning Code to restrict employee housing for six or fewer employees. As stated previously in this report, the City of La Verne is not an agricultural community.

Nonetheless, Program 14 in the Housing Plan will update the City’s Zoning Code to comply with the Employee Housing Act.

Housing for Disabled Persons: On January 1, 2002, SB 520 became effective and required local jurisdictions to analyze local government constraints on developing, maintaining, and improving housing for persons with disabilities. In accordance with SB 520 and Government Code 65583(a)(7), the City recognizes the importance of providing housing for persons with di sabilities. Persons with disabilities have a number of specific housing needs, including those related to design and location. Design needs generally include the removal of architectural barriers that limit the accessibility of dwelling units and construction of wheelchair ramps, railings, etc. Location needs include accessibility to public transportation, commercial services, health care, and su pportive services. Some persons with disabilities need group housing opportunities, especially those who are lower‐income or homeless. The following discussion addresses these issues and determines that no specific City policy or regulation serves to impede the access that persons with disabilities have to housing that suits their specific nee ds.

Zoning and Land Use: The General Plan and Zoning Code provide for the development of multifamily housing in the PR‐6‐A, PR‐7‐A, PR‐7.5‐A, PR‐8‐A, PR‐10‐A, and PR‐15‐A zones by right, as well as in the C‐P‐ D zone subject to a conditional use. Traditional multifamily housing for persons with special needs, such as apartments for the disabl ed, are considered regular residential uses permitted in these zones. The City’s land use policies and zoning provisions do not constrain the development of such housing.

Under the Lanterman Developmental Disabilities Services Act (Lanterman Act), small State‐licensed residential care facilities for six or fewer persons must be permitted in all zones that allow single or multifa
mily uses, subject to the same permit processing requirements and development standards. The City permits small residential care homes by right in all residential zones. Large residential care homes are conditionally permitted in all residential districts. Potential conditions of approval may include hours of operation, security, loading requirements, and managemen t. Conditions would be similar to those for other
similar uses in the same zones and would not serve to unduly constrain the development of residential care facilities for more than six persons. Occupancy standards for residential care facilities are the same as occupancy standards for all other residential uses. Th e Zoning Code also accommodates transitional and supportive housing in all residential zones and the A‐1 zone and subject only to the same requirements for residential uses of the same type (e.g., single‐family or multifamily) in the same zone. These facilities may serve persons with disabili ties.

Building Code: Building construction and procedures within La Verne are required to conform to the 2019 California Building Code, as adopted in Title 15 of the City’s Municipal Code. Standards within the Building November 21, 2022, City Council Meeting
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Code include provisions to ensure accessibility for persons with disabilities. These standards are consistent with the Americans with Disabilities Act (ADA). No local amendments that would constrain accessibility or increase the cost of housing for persons with disabilities have been adopted and City officials are not aware of any instances in which an applica nt experienced delays or rejection of a retrofitting proposal for accessibility to persons with disabilities.

Reasonable Accommodation: Both the federal Fair Housing Act and the California Fair Employment and Housing Act direct local governments to make reasonable accommodation (i.e., modifications or exceptions) in their zoning laws and other land use regulations to allow disabled persons an equal opportunity to use and enjoy a dwelling. For example, it may be a reasonable accommodation to waive a setback requirement so that elevated r amping can be constructed to provide access to a dwelling unit for a resident who has mobility impairments. Whether a particular modification is reasonable depends on the circumstances and must be decided on a case‐by‐case basis.

Reasonable accommodation refers to flexibility in standards and policies to accommodate the needs of persons with disabilities. Th
e City’s zoning and building codes, as well as approach to code enforcement, allow for special provisions that meet the needs of persons with disabilities without the need for variances.

The City’s Reasonable Accommodations Ordinance is codified in Chapter 18.116 of the Zoning Code.

Applications for reasonable accommodation are re viewed by the Planning Commission and require a public hearing to allow reasonable remedy from zoning and other land use regulations, policies, and procedures for individuals with physical or mental impairment. If the application is tied to another entitlement that requires discretionary review, the reviewing body for that de cision shall accept as final the determination regarding reasonable accommodation. A request for reasonable accommodation may include a modification or exception to the rules, standards, and practices for the siting, development, and use of housing or housing‐related facilities that would eliminate regulatory barriers and provide a person with a disability eq
ual opportunity to housing of their choice.

Reasonable accommodation applications are charged a fee ($1,500 deposit charged on a time and materials basis) for review and the reviewing authority must consider all of the following factors:

1. The housing, which is the subject of the request, will be used by an ind ividual disabled as defined under the Acts.

2. The requested reasonable accommodation is necessary to make specific housing available to an individual with a disability under the Acts.

3. The requested reasonable accommodation would not impose an undue financial or administrative burden on the city.

4. The requested reasonable accommoda tion would not require a fundamental alteration in the nature of a city program or law, including, but not limited to, land use and zoning.

5. The requested accommodation will not, under the specific facts of the case, result in a direct threat to the health or safety of other individuals or substantial physical dam age to the property of others.

6. There are no reasonable alternatives that would provide an equivalent level of benefit without requiring a modification or exception to the city’s applicable rules, standards and practices.

Conclusion: Current planning policies and zoning regulations have mitigated potential constraints to the availability of housing for persons with disabilities. The City has analyzed its Zoning Code and procedures to ensure that it is providing flexibility in, and not constraining the development of, housing for persons with disabilities. Additionally, Program 27, Reasonable Accommodation, has been included in the Housing Plan November 21, 2022, City Council Meeting
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to revise and maintain a Zoning Code consistent with Reasonable Accommodation standards as required by State law and to review the application fee within one year of Housing Element adoption. The City’s Municipal Code defines “family” as “an individual, or two or more persons related by blood or marriage, or a group not related by blood or marriage, living together as a single housekeeping unit in a dwelling unit, not including a sorority, fraternity, club or group of persons occupying a hotel, lodging house or institution.” In order to provide maximum flexibility and ensure this definition does not constrain housing for disabled persons, the City has included Program 14, Remove Government Constraints, to update the City’s definition of Family consistent with State law.

Development Standards
Development standards directly shape the form and intensity of residential development by providing controls over land use, heights and volumes of buildings, open space on a site, etc. Site development standards also ensure a quality living environment for all household groups in the City, including special groups such as lower and moderate‐in come households and senior citizens.

Table 4‐4 summarizes development standards in the residential zones including density, minimum lot size, lot coverage, building height, and setbacks, by zoning district. The City has identified the maximum height limit and maximum lot coverage as a potential constraint to development of multifamily units in zones outside of Specific Plan areas and has included Program 14 to research and update these requirements to reduce constraints to the development of multifamily housing.

TABLE 4‐44–4: BASIC RESIDENTIAL DEVELOPMENT STANDARDS
Development
Standard
P-R-
1/5-
D
P-R-
1/1-
D
P-R-
2-D
P-R-
3-D
P-R-

4.5-
D
P-R-
5-D
P-R-
6-A
P-R-
7-A
P-R-

7.5-
A
P-R-
8-A
P-R-
10-A
P-R-
15-A
Density (units per acre) 1/5 1 2 3 4.5 5 6 7 7.5 8 10 15 Minimum Lot Area 5 ac 1 ac 15,0
00 sf
10,0
00 sf 7,500 sf
Maximum Height Two stories/30 feet except through an adopted Specific Plan Maximum Lot Coverage 35% except through an adopted Specific Plan Width 300’ 150’ 90’ 80’ 65’
Depth 300’ 150’ 120’ 100’
Setbacks
Front 40’ 35’ 30’ 25’
Interior
Side 30’ 25’ 10’ 5’/10’
Street
Side 30’ 25’ 25’ 20’ 10’
Rear 30’ 25’
Maximum Lot Coverage 35%
Maximum Building
Height 2 stories/30 feet
Open Space Multiple-family and clustered residential development: minimum of 45% of the development Source: City of La Verne Zoning Code, 2021
Residential Parking Requirements
Parking standards are an important development regulation in communities. The City’s parking requirements are intended to ensure that adequate off‐street parking and loading facilities are provided in proportion to the need created by the type of use. Adequate parking for residential projects contributes to the value of a project, the sa fety of residents, and the quality of a project’s appearance. However, excessive November 21, 2022, City Council Meeting
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parking standards can pose a significant constraint to the development of housing because they can reduce the buildable area on a site and impact the funding available for project amenities or additional units. The parking requirements for residential and mixed‐use developments are shown in Table 4‐5.

TABLE 4‐54–5: RESIDENTIAL PARKING REQUIREMENTS
Use Requirement Additional Regulations
Single-family detached and two-
family planned residential
developments
 2-car enclosed garage
--
Multifamily apartments and
multifamily planned residential
developments
 2 garage spaces per unit plus
1 guest space per 2 units --
Accessory dwelling units (ADU)  Less than 1 bdrm: no parking spaces required
1  1+ bdrm: one parking space 1,
2 May be provided as:
 Tandem parking on an existing driveway in a
manner that does not encroach onto a public
sidewalk and otherwise complies with city parking
requirements; or
 Within a setback area or as tandem parking unless
the Director determines that parking in the setback
or tandem parking is not feasible based upon
specified site or regional topographical or fire and
life safety conditions
Retirement housing, senior
citizen apartments, and elderly
housing
 2 garage spaces per unit; plus 1
guest space per 2 units
 1.5 covered spaces per unit,
plus 1 guest space per every 5
units
The planning commission may reduce the parking
requirements to 0.75 spaces per unit plus 1 guest space per every 5 units when:

1. The facility is conveniently located with respect to shopping, services, and public transportation; or

2. The facility offers a separate transportation system approved by the city for the residents of the
development; and

3. A condition of tenancy in all cases is that tenant
automobiles are limited to the number of parking spaces provided exclusive of required guest parking;

4. And the planning commission finds that these
conditions substantially reduce the need for on-site
parking.

Mobile home parks  2 spaces per unit (may be
tandem); plus 1 guest space per
4 units.
--
Roominghouses and lodging
houses, fraternity and sorority
houses, and similar uses.
 2 spaces per living unit plus 1
guest parking space for each 2
living units
--
All mixed occupancies.  Mixed occupancies shall require the sum of the requirements for
the various uses computed
separately
--
Source: City of La Verne Zoning Code, 2021

1. In addition to required parking for primary unit.

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2. No parking space required if: ADU is located within one‐half mile walking distance of public transit; ADU is located within an architecturally and historically significant district; ADU is part of a proposed or existing primary residence or accessory structure; when on‐street parking permits are required but not offered to th e occupant of the ADU; or, where there is a car share vehicle located within one block of the ADU.

The City has provisions to waive or reduce the parking requirements for projects that include affordable housing units, and also allows for parking reductions for senior housing developments. A parking reduction is also available administratively through the Reasonable Accommodation process for housing for persons with disabilities. Moreover, affordable housing developments that are eligible for a density bonus pursuant to Government Code Section 65915‐65918 are eligible to use parking standards established by State Density Bonus law. The City has included Program 14, Remove Government Constraints, to update the City’s emergency shelter parking requirements consistent with AB 139. In addition, although the City is not aware of any instances where parking requirements have prevented the development of housing units, existing parking requirements for multifamily housing could disincentivize the development of smaller (i.e., studio and one‐bedroom) multifamily housing units. The City has included Program 14 to research and adopt modified parking standards to provide greater flexibility and remove potential constraints. The City has analyzed all other parking standards, including requirements for housing types serving special needs groups, and concluded that they do not pose a significant constraint on housing. The City continues to monitor parking requirements and provide flexibility, such as parking reductions for affordable housing and senior housing projects, as needed.

As is described throughout this Housing Element, the City anticipates that the majority of new residential development over the next eight years will occur in the Old Town La Verne Specific Plan (OTLVSP) area, near the City’s new Metro L Line (Gold) Station. The OTLVP promotes pedestrian‐orientation of projects by providing reduced parking requirements for commercial and mixed‐use developments in shared structures.

The Specific Plan modifies the City’s standard parking requirements by 1) providing for reduced parking requirements for certain uses; 2) increasing the allowable distances to the locations of off‐site code parking; and 3) providing exemptions from code requirements for certain uses or sizes of uses. Specifically, the OTLVSP requires only 1.0 parking spaces per bedroom with a maximum of 2.0 parking spaces per dwelling units. Through the implementation of these customized parking standards, which apply to all sites within the City’s Housing Element Inventory (given at all sites are within the OTLVSP), coupled with the City’s commitment to revise its multifamily parking standard for areas outside of the Specific Plan, the City is confident that its multifamily parking requirements are not a constraint to development.

On- and Off-Site Improvements
On‐ and off‐site improvement requirements for residential development in the City are imposed when necessary for the proper development of the area. Developers of single‐family residential tracts in the City are required to install sidewalks, curbs, and gutters; storm drains, water and sewer lines; and street lighting and trees in the public right‐of‐way within and adjacent to a tract. These facilities are in most cases dedicated to the City or other agencies that are responsible for maintenance. The City may require dedication of improvements, or supplemental‐sized improvements, such as rights‐of‐way, easements, and construction of reasonable off‐site improvements for the parcels being created pursuant to the Subdivision Map Act. As a condition of approval, it may be required to provide public improvements to benefit adjacent properties affected by the proposed development, in which case the City enters into an agreement with the developer for reimbursement for provision of this excess capacity. Requirements for site improvements are at a level necessary to meet the City's costs and are necessary to protect health, safety, and welfare.

Street width standards are established in the City’s Municipal Code. Per Chapter 12.12, Street Construction Standards, major city streets have a minimum right‐of‐way width of 100 feet with a minimum roadway of 84 feet; secondary city streets have a minimum right‐of‐way width of 88 feet with a minimum roadway of 64 feet; and local city streets have a minimum right‐of‐way width of 60 feet with a minimum roadway of 36 feet. Since the City is nearly built out streets, sidewalks and curbs are generally already in place. The City’s street construction standards are typical for a suburban city and for development of hillside areas. The City November 21, 2022, City Council Meeting
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allows deviation from these standards in certain cases due to physical constraints or where circumstances dictate special treatment. On‐ and off‐site improvements have not been determined to be a constraint on housing supply and affordability.

Land Use Controls Analysis
Projects inside and outside of Specific Plan areas regularly achieve close to maximum density (see Table 5 4), indicating that the City’s existing development standards, including parking and garage requirements, height limits, and minimum lot sizes do not negatively impact the total number of units that can be developed or ability to achieve maximum densities. Moreover, through implementation of the City’s inclusionary housing program, the City has a meaningful history of providing affordable housing throughout the community, not just in any one geographic area, including as part of both large and small projects. It should be noted that while multifamily residential uses are conditionally permitted in all zones except A‐1 and M‐H‐P, a Specific Plan is typically used to create customized development standards that respond to the design needs of individual projects. This process has been widely used in La Verne throughout the past 30 years and has worked well to support unique development that responds to special site characteristics in the most appropriate way. However, as described in the prior sections, the City recognizes that some aspects of its land use controls may be considered a constraint to development of multifamily housing. In response, the City has included Program 14 to research and update the maximum height limit, lot coverage, and parking requirement for multifamily development (in areas outside of Specific Plans) to further encourage the development of multifamily projects in areas throughout the City. 4A.2 Development Review Process
The time and cost of permit processing and review can be a constraint to housing development if significant development review is required. Project review and permit processing are necessary steps to ensure that residential construction proceeds in an orderly manner. The time required for project approval is often not so much a fa ctor of the approval body (Director versus Planning Commission), but the complexity of the project and associated environmental issues. However, small infill projects that can be approved administratively are generally less complex and take a shorter time to obtain appropriate approvals. Large mixed‐use projects or residential subdivision maps, subject to th e California Environmental Quality Act (CEQA), require a public hearing before the Planning Commission.

The City reviews all applications for development to ensure the construction of projects that contribute in a positive manner to the community and improve quality of life. Residential development projects typically undergo several types of approvals – ministerial, disc retionary actions (either with or without a public hearing), and legislative actions. This section outlines the timeline for typical residential development review and describes the permitting requirements and procedures for Zoning Clearance, Development Review, Conditional Use Permits (CUP), Subdivision Maps, etc. Given the recent development activity and housing grow th experienced by La Verne over the 5th Cycle RHNA period, the City’s processing and permit procedures do not appear to unduly constrain the development of housing.

TIMEFRAMES
Processing times for applications in La Verne vary based upon the scope and type of project. The amount of time involved in processing applications depends on the type of project, the a pplicant’s compliance with the City’s ordinances, and the completeness of the applications. Certain types of applications/permits are discretionary and require a public hearing, while others are processed administratively. Through administrative approval, the applicant bypasses the public hearing requirement and shortens the processing time.

Some projects may take an extended period for final approval. However, these projects ge nerally have significant environmental impacts, involve General Plan or specific plan amendments, rezoning, or need additional community workshops. Developers may be responsible for delays by failing to provide November 21, 2022, City Council Meeting
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information or requesting continuances. Permit approval under these circumstances requires more time for public notice, public hearings, and negotiation of design modifications to resolve problems.

On average, the typical processing time for a single‐family home ranges from 60‐90 days, which assumes zoning clearance, plan check, and building permits with no additional e ntitlements required. These residential projects tend not to create substantial environmental impacts, thereby greatly reducing the time needed for review. The typical processing time for a multifamily unit is 6‐10 months, which assumes that additional entitlements are required, a moderate level of environmental analysis is necessary, and public hearings with the Plannin
g Commission and/or City Council will occur.

Table 4‐6 outlines the typical permit processing times and associated reviewing body by the type of approval or permit. It should be noted that many projects require multiple entitlements, which are often processed concurrently, thereby shortening the overall processing time. The City has established a list of standard permits that apply to residential development projects ranging from building permits to use permits.

TABLE 4‐64–6: TYPICAL PE RMIT PROCESSING TIMES AND REVIEWING BODY Source: City of La Verne, 2021
D = Deciding body whose decision is final unless appealed R = Advisory body required to make recommendations
A = Appeal authority

1. Review of the precise plan is conducted by either the community development director or development review committee depending on the type of de velopment.

Type of Approval or Permit
Review Authority Processing
Times Director DRC PC CC
Precise Plan Review (Director) D A A A 2-3 Months
Precise Plan Review ( DRC) R D A A 4-6 Months
Conditional Use Permit R R D A 4-6 Months
Variance R R D A 4-6 Months

Zoning Amendment or Zone Change R R R D 6-8 Months
Specific Plan R R R D 8-12 Months
General Plan Amendment R R R D 8-12 Months
Lot Line Adjustment R D A A 4-6 Months
Tentative Parcel Map R D A A 4-6 Months
Tentative Tract Map R R D A 6-10 Months
Tentative Vesting Tract Map R R R D 8-12 Months
Reasonable Accommodation R R D A 4-6 Months
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Development Review
In accordance with Chapter 18.16 of the Zoning Code, approval of a precise plan is required for all new residential construction. A precise plan is required by the City of La Verne Municipal Code whenever there is a new use or an “intensification of use” to a building or property. Review of the pre cise plan is conducted by either the community development director or development review committee depending on the type of development. The community development director or staff member designee are able to approve, conditionally approve, or deny precise plan applications for the following residential project types:
 Room additions in areas d esignated for single‐family residential development, either by zoning or specific plan, when two‐stories in height or when directly visible from public rights‐of‐way;  Patios, room additions and accessory structures in areas designated for multifamily residential development, either by zoning or specific plan;
 Single‐family homes, when not in conjunction with residential subdivision developments;  Institutional interior and exterior remodels, when not exempted by the written provisions of the applicable master plan approved by the city for the land in question;  Any other development of similar scale and impact, as determined by the community development director with the concurrence of the development review committee, provided that it does not explicitly meet subject criteria to be reviewed by the development review committee.

Any residential single‐family homes in connection with new subdivision development, multifamily development, or any other use not governed by LVMC Sections 18.16.060 or 18.16.070 is subject to review by the development review committee. Projects not exempt from the California Environmental Quali ty Act (CEQA) are subject to Commission hearing and action.

Development Review is a discretionary action. In order for the review authority to approve a precise plan application, the reviewing authority must find that the following circumstances exist:
 The subject application is consistent with the general plan and conforming to all specific plan, zoning, other applicable ordinances and subdivisions requirements and resolutions.  The site plan is safe, functional and environmentally sensitive to the surroundings. Grading, where required, minimizes environmental damage to the extent possible. For purposes of this finding the approving body shall consider, but not be limited to: orientation and location of buildings and open space; vehicle access; circulation, parking and loading; building heights; design of walls and fences; preservation of natural land forms and vegetation; protection and enhancement of historic, archaeological and cultural resources; minimization of environmental impacts; fiscal and economic impacts; and pedestrian amenity.
 The architecture proposed observes community standards and protects the character of adjacent development. For the purposes of this finding the approving body shall consider, but not be limited to: the scale, character, and quality of the design; the appropriate use of design elements including line, mass, contour, light and dark, point, texture and color; the appropriate use of design principles including unity, diversity, repetition, emphasis, symmetry or asymmetry to achieve a pleasing effect; harmony with surrounding development of the site, landscape and grading plans; screening of exterior structural projections; lighting design; energy conservation; and quality of the floor plans.

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 The landscaping plan ensures visual relief, providing an attractive environment for the public’s enjoyment. For purposes of this finding, the approving body shall consider, but not be limited to:
location, type, size, color, texture and coverage of plant material; provision for irrigation, maintenance and protection of existing and proposed landscape areas; screening of buildings and structures so as to relate them more closely to the natural environment; minimization and concealment of grading and mechanical features; preservation of native vegetation, significant ecological areas and environmental features; and water conservation. Landscape plans shall conform substantially to the requirements of the city’s adopted “Water‐Efficient Landscaping” provisions listed in the city’s landscape design guidelines and standards.  Defensible space measures to provide a safe environment. For purposes of this finding, the approving body shall consider, but not be limited to the following, where appropriate: perimeter boundaries that are difficult to penetrate; a limited number of well‐defined entry points; mechanical/electronic surveillance where needed and appropriate; adequate but not obtrusive lighting of entry points, parking areas, and pedestrian paths; design that encourages a sense of personal territory and allows informal surveillance by residents, and has clearly defined, well‐placed private and communal spaces; and highly visible lobbies, communal outdoor spaces, garages, laundry rooms.

The burden of proof to establish finding of fact shall rest exclusively with the applicant. The application shall contain a written statement outlining any fact or arguments in support of the precise plan which the applicant desires to make. The applicant’s failure to provide written documentation shall constitute sufficient grounds for precise plan denial. The community development director of the development review committee shall deny precise plan approval if it cannot conclusively establish that any one or more of the required findings is present. The approving body’s written determination shall include substantive explanation of its reasons for denial. Following precise plan denial, no application for the same or substantially the same design shall be filed for one year from the date the denial becomes final, unless the denial was made without prejudice.

All projects subject to Development Review and decided upon by the community development director are processed administratively; no public hearing is required. All projects subject to Development Review and decided upon by the development review committee, and projects not exempt from CEQA, or if there are other entitlements associated with the project to require Planning Commission review, are subject to public hearing. Small projects typically include 1‐2 public hearings and larger projects may require 2‐3 public hearings. Development Review applications subject to staff approval typically require 4‐6 weeks to process.

A project requiring review by the Development Review Committee or Planning Commission typically has a processing time of approximately 8‐12 weeks. Projects requiring an environmental review may take longer.

The City has not received any meaningful feedback to suggest that its local processing and permit procedures negatively impacts housing support or affordability. However, the City acknowledges that its existing development review standards allow a degree of subjectivity; Program 14 has been included in the Housing Plan to consider and adopt more objective standards for development review, consistent with State Law.

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Conditional Use Permits
Chapter 18.108 of the Zoning Code regulates the issuance of Conditional Use Permits (CUP). Land uses that require a CUP generally have a unique and distinct impact on the area in which they are located or are capable of impacts to adjacent properties unless given special review and conditions. The following residential us
es require a CUP:
 Attached apartments, two family, and similar multiple‐family residential structures in CPD zone;  Multifamily condominiums and other planned residential developments in all residential zones and C‐P‐D zone;
 Residential Care Facility with 7 or more clients in all residential zones;  Fraternity or Sorority in P‐R‐6‐A, PR‐7‐A, PR‐7.5‐A, PR‐8‐A, PR‐10‐A, and PR‐15‐A zones;  Housing for Ag
ricultural Workers in A‐1 zone;
 Single Room Occupancy in C‐P‐D zone;
 Emergency Shelters, permitted only in non‐residential districts or specific plan areas which allow them;
 Mobile Home Park in M‐H‐P zone
The Planni
ng Commission may approve, conditionally approve, or deny a CUP application. The Commission must make the following findings prior to approval, pursuant to Section 18.108.030 of the Zoning Code:

1. That the pro posed use and development are each consistent with the general plan and the applicable land use zone;

2. That the site for the proposed use is adequate in size, shape, topography, accessibility, and other physical characteristics to accommodate the proposed use and development in a manner compatible with existing and proposed surrounding lan d uses;

3. That the development site has adequate access to those utilities and other services required for the proposed use;

4. That the proposed use will be arranged, designed, constructed, operated and maintained so as to be compatible with the character of the area as intended by the ge neral plan;

5. That potential adverse effects upon the surrounding properties will be minimized to the extent practical and any remaining adverse effects are justified by the benefits conferred upon the neighborhood or community as a whole.

If applicable, the proposed use will meet additional criteria for special kinds of conditional use permits as required else
where in the Zoning Code or adopted specific plan. These findings apply to all uses that require a CUP; no special or unique findings are required for residential uses.

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Pursuant to Chapter 18.108, Article II, the community development director is authorized to grant applications for minor exceptions in those cases where such minor exceptions are warranted by practical difficulties, unnecessary hardships, or results that without the minor exceptions may be inconsistent with the general intent of the code. The scope of authority is limited to the granting of the following:
 The reduction of lot area by not more than ten percent of the applicable lot area requirements and so as not to create an additional lot;
 The reduction of setbacks, lot dimensions, on‐site parking and loading, landscaping, and height requirements by not more than ten percent of the applicable requirements;  The increase in the height of a wall or fence by two feet when the increase is necessary to provide for security, privacy, screening of yard or to act as a buffer between land uses where it is found to be necessary to eliminate objectionable noise, light, or glare; and  Variances for antennas only as provided in Sections 18.104.140 and 18.104.150.

Applications for a minor exception are decided upon administratively by the community development director and shall be either granted, denied, or granted with conditions within 30 days of receipt of the application. Any conditions shall be such as to assure that the minor exception is within the intent of the general plan and the scope described above. An applicant whose request for a minor exception was denied by the community development director may file an application for a variance any time after receiving the decision of the community development director. Whenever an application for a variance is made subsequent to action on the minor exception, the filing fee for the variance shall be reduced by the amount charged for the minor exception permit.

Subdivisions
This review process applies to all residential land divisions within the City. Title 16 of the La Verne Municipal Code includes the standards and processes for subdivisions. It is based primarily on the State Subdivision Map Act. As it relates to residential development, the regulations apply to all land divisions that creat e lots for single‐family homes and lots, or condominiums, for multifamily development. As part of the review process for subdivisions, the City reviews applications for compliance with lot size and shape standards, the general layout of the subdivision, and infrastructure requirements. If the project complies with the subdivision standards and General Plan density, the projec t can proceed through the approval process. An applicant can request a variance to address site constraints that may impact lot sizes and shapes or other requirements.

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Reasonable Accommodation
The City’s process for providing reasonable accommodation allows individuals, or their representatives, to make requests for reasonable accommodations for persons with disabilities as part of the permit process.

Requests for reasonable accommodation are submitted to and reviewed by the Community Development Director. Planning Commission. The Community Development Department provides assistance to those who need it in applying for a reasonable accommodation. The request must state the basis of the request, including modification or exception to the regulations, standards, and practices for the siting, development, and use of housing or housing related facilities that would eliminate regulatory barriers and provide an individual with a disability equal op portunity to housing of his or her choice. The Community Development Director reviewing body may request additional information that complies with fair housing law and the privacy rights of the individual. The determination is made within 45 30 days, not counting time necessary to gather additionally requested documents. The Community Development Directorreviewing body has the right to require the applicant to record a covenant in the County Recorder’s Office acknowledging and agreeing to comply with the terms and conditions established in the determination. Appeals may be made to the Planning CommissionCity Council.

La Verne’s reasonable accommodation procedure requires a public hearing and $1,500 deposit charged on a time and materials basis. City staff is available to provide assistance regarding the processing of requests for the construction of accessory structures intended to accommodate persons with disabilities. La Verne’s reasonable accommodation procedure complies with Housing Element law and provides an accessible way for disabled residents to make necessary changes to their properties.The City has not denied a completed reasonable accommodation request and has no reason to believe that the current process is a constraint to housing for persons with disabilities; nonetheless, Program 27, Reasonable Accommodation, has been included in the Housing Plan to revise and maintain a Zoning Code consistent with Reasonable Accommodation standards as required by State law and to review the application fee within one year of Housing Element adoption.

Impact of Processing and Permit Procedures on Housing Supply and Affordability The City has considered the totality of its processing and permit procedures and has concluded that they do not represent a significant constraint to housing supply or affordability. The City works proactively with applicants to encourage submittal of a complete application. Issues with project applications that cause significant delays are typically outside of the City’s control (i.e., a change in the development plan, changes in materials or architectural styles, changes to request for concessions, etc.). The City will continue to work with developers of all housing products to ensure that the City’s processing and permit procedures are clear and effective.

November 21, 2022, City Council Meeting
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FACILITATED ENVIRONMENTAL REVIEW
The City has adopted uniform procedures for complying with the requirements of the California Environmental Quality Act (CEQA) for assessing the potential environmental impacts of those development applications determined to be a “project” as defined by Public Resources Code 21000‐21177.

Environmental review is required for most discretionary actions including Development Revie w, Conditional Use Permits, Subdivision Maps, and legislative actions including General Plan Amendments, zone changes, and code amendments. Environmental review occurs while the application is being processed. An environmental determination by City staff for a project is made in order to prepare the appropriate environmental document that can be considered by th e decision‐making authority with the legislative or discretionary application. Given that a large portion of the existing and likely future development potential in La Verne will be of an infill nature, many residential development projects may qualify for categorical exemption from the CEQA process.

DEVELOPED DENSITIES AND PERMIT TIMES
The City has not received any requests during the prior planning period to develop housing at densities below those anticipated. Based on a typical residential project, the City estimates that the time between discretionary approval and submittal of an application for a building permit is between two to three months.

The City finds that this is a reasonable timeline and works diligently with applicants once they submit material for review.

STREAMLINING APPROVALS
Lower Income Sites Included in Previous Elements
While the Zoning Clearance and Development Review process is not considered a constraint to housing, Program 14 has been included to comply with Government Code 65583.2. This program will provide for ministerial approval (e.g., Community Development Director approval of Development Review and entitlements other than a subdivision map) of housing proje cts with a minimum of 20% of units affordable to lower income households and will increase certainty for affordable and multifamily developers related to residential sites throughout the community, as identified in Appendix A.

Senate Bill (SB) 35
SB 35 provides provisions for streamlining projects based on a jurisdiction’s progress towards its RHNA and timely submi
ttal of the Housing Element Annual Progress Report. When jurisdictions have insufficient progress toward their above moderate‐income RHNA and/or have not submitted the latest Housing Element Annual Progress Report, these jurisdictions are subject to the streamlined ministerial approval process (SB 35 (Chapter 366, Statutes of 2017) streamlining) for proposed developments with at least 10 % affordability.

HCD reviews the annual progress report deadlines and RHNA progress on an annual basis. La Verne is currently subject to SB 35 streamlining provisions when proposed developments include 10% affordability.

Program 14 in the Housing Plan has been provided to incorporate the mandatory streamlining provisions into the City’s Zoning Code. Th
ese streamlining provisions will reduce approval requirements for projects that include a minimum of 10% of units affordable to lower income households and that meet the criteria specified by State law.

November 21, 2022, City Council Meeting
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FLEXIBILITY IN DEVELOPMENT STANDARDS
Development standards affect the financials of a residential project, both from the revenue side (through achievable density) and through the costs of accommodating specific development standards. However, there is no specific threshold that determines whether a particular standard or combination constrains the affordability or supply of housing. Many factors determine project feasibility. W hile prior sections discussed how to reduce development costs, the following describes ways that the Zoning Code offers flexibility in development standards.

Density Bonus
Chapter 18.114 of the Zoning Code allows density bonuses for affordable and senior residential projects in accordance with State Density Bonus law (Government Code Sections 65915 – 6 5918). Density bonuses and other incentives for housing and/or child care facilities may be granted in accordance with the requirements of the law. The City is required to grant a density bonus on a sliding scale if a development provides a percentage of the units at rates that are affordable to very low‐in come and low‐income households. For example, a density bonus of 20 percent above the maximum permitted density can be granted if at least 5 percent of the units are affordable to very low‐income households or 10 percent of the units are affordable to low‐income households. If 10 perce nt of condominium or planned development units are affordable to moderate‐income households, then the project is eligible to receive a 5 percent density bonus. The sliding scale requires additional density bonuses above the 20 percent threshold (up to a maximum density bonus of 35 percent) as additional affordable units are provided.

Additionally, jurisdictions must grant concessions or incentives d epending on the percentage of affordable
units provided. Concessions and incentives include reductions in zoning standards, other development standards, design requirements, and mixed‐use zoning among others. Any project that meets the minimum criteria for a density bonus is entitled to at least one concession and may be entitl ed to as many as four concessions.

Government Code Section 65915 et. seq. also allows reduced parking standards for the entire development for projects eligible for a density bonus. These numbers are inclusive of guest parking and handicapped parking. Spaces may be ta ndem and/or uncovered.
 Zero to one bedroom: one onsite parking space
 Two to three bedrooms: one and one‐half onsite parking spaces  Four or more bedrooms: two and one‐half parking spaces

November 21, 2022, City Council Meeting
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The Government Code directs jurisdictions to offer incentives for projects that meet the density bonus affordable unit requirements, regardless of whether or not the project is actually utilizing a density bonus.

The thresholds for incentives are shown below.
 One incentive or concession for projects that include at least 10 percent of the total units for lower income households, at least 5 perce
nt for very low‐income households, or at least 10 percent for persons and families of moderate income in a common interest development.  Two incentives or concessions for projects that include at least 17 percent of the total units for lower income households
, at least 10 percent for very low‐income households, or at least 20 percent for persons and families of moderate income in a common interest development.  Three incentives or concessions for projects that include at least 24 percent of the total units for lower income households , at least 15 percent for very low‐income households, or at least 30 percent for persons and families of moderate income in a common interest development.  Four incentives or concessions for projects meeting the criteria of subparagraph (G) of paragraph (1) of subdivision (b) (Government Code Section 65915 et. seq.). If the project is located wi thin one‐ half mile of a major transit stop, the applicant shall also receive a height increase of up to three additional stories, or 33 feet.

Inclusionary Housing
The City’s inclusionary housing program is codified in LVMC Section 16.34.080. Pursuant to the ordinance, all new subdivisions are required to make a certain percentage of dwelling units available to low‐ and moderate‐income households, as designated by the latest RHNA. A subdivision or parcel map filed within a redevelopment project area must make at least 15 percent of the resulting units available to low‐ and moderate‐income households. For subdivision or parcel maps filed outside a redevelopment project area, the subdivider may choose to make 10 percent of the units available to low‐ and moderate‐income households or take in lieu actions, which include development of off‐site units, land dedication, or payment of an in‐lieu fee.

Additionally Tthe Old Town Specific Plan includes an inclusionary housing requirement for all residential development that occurs in the Specific Plan area. Under the program, a certain percentage of all new and substantially rehabilitated dwelling units are required to be made available to low‐ and moderate‐income households. Within the Specific Plan area, Aat least 15 percent of all new housing and substantially rehabilitated dwelling units developed by public or private entities or persons must be available at affordable housing cost to, and occupied by, households of low‐ or moderate‐income. Of these, 40 percent must be available at affordable housing cost to, and occupied by, persons and families of very low‐income households. For all new housing and s ubstantially rehabilitated dwelling units developed by the City of La Verne and located within the Specific Plan area, at least 30 percent must be available at affordable housing cost to, and occupied by, households of low‐ or moderate‐income. Of these, 50 percent must be available at affordable housing cost to, and occupied by, persons and families of very low‐income households. Low‐ and moderate‐income housing affordability covenants must run for 55 years for rental housing and 45 year s for owner‐occupied housing in order to count towards inclusionary housing requirements. Smaller residential development within less than ten dwelling units are able to pay an inclusionary housing in‐lieu fee to be paid into the City’s affordable housing fund rather than provide actual affordable housing units in the residential project.

November 21, 2022, City Council Meeting
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Demand for residential development in La Verne is extremely high. Since adoption of its Inclusionary Housing ordinance, the City has continued to see an increase in applications to develop housing affordable to all income levels. It does not appear that housing supply has been constrained as a result of the City’s Inclusionary Ordinance. The cost of housing has not noticeably increased as a result of the City’s Inclusionary Housing ordinance, however, housing costs continue to be at an all‐time high, so it is difficult to determine the potential cost implications in such an “up” market. The City will continue to monitor its Inclusionary Housing ordinance for effectiveness and potential impacts on supply and affordability, but at this time, the City has not identified any issues related to this requirement.

SHORT-TERM RENTALS
Short‐term rentals are addressed in the City per LVMC Chapter 18.94. A short‐term rental permit is required for short‐term rentals (rental under 30 calendar days), and is obtained by a host who must file an application with the director who may approve or deny the request. As of A ugust 2021, there are 16 rentals listed on Airbnb.com and/or VRBO.com; some listings are for the entire home while others are for a single room or guest house. Although some homes are available for rental periods of just a few days, many homes listed on these sites indicate a minimum re ntal period of at least 30 nights. A significant number of short‐term rentals in a community has the potential to impact the amount of housing stock available for permanent occupancy, and this will be an issue that La Verne continues to monitor to ensure that it does not negatively impact perman ent housing options in the City.

BUILDING CODES AND ENFORCEMENT
New construction in La Verne, including additions and remodels, must comply with the 2019 California Building Code (CBC). The City adopted the 2019 California Building Code with all required updates. The Building Code establishes construction standards necessary to protect public health, safety, and welfare, and the local enforcement of this cod
e does not unduly constrain development of housing. The 2019 California Building Code, Title 24, Part 2, Volumes 1 and 2, published by the International Code Council, was adopted by the City by reference as Chapter 15.04 Building Code within Title 15 Buildings and Constru ction of the City’s Municipal Code, and subject to the amendments contained in that Chapter.

No local amendment to the Building Code has either been initiated or approved that directly impacts housing standards or processes. Code enforcement is conducted by the City and is based upon issues identified by the community and reported to City staff. Th e City maintains general records of neighborhoods where code complaints are most prevalent and works proactively with these neighborhoods to address potential issues before they become significant concerns. The City enforces its code requirements equitably throughout the community, as necessary. Program 1 in the Housing Plan has be en included to help support homeowners with rehabilitating substandard housing. The Building and Safety Divisions works with property owners and renters to assist in meeting State health and safety codes.

November 21, 2022, City Council Meeting
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4A.3 Development Fees
The City of La Verne charges fees to process plans submitted for residential projects and to fund the provision of important services that are needed to accommodate housing and population growth. Fees and exactions are used to finance public facilities, roadways, water and sewer infrastructure, schools, and other community services. Nearly all these f ees are assessed through a pro rata share system, based on the magnitude of the project’s impact or the extent of the benefit that will be derived. Failure to adequately plan for residential development is a key reason why jurisdictions are so financially constrained today. In general, these fees can be a constrain t on housing development and compromise market‐rate affordability because the additional cost borne by developers contributes to overall increased housing unit cost.

However, the fees are necessary to maintain adequate planning services and other public services and facilities in the City.

For new residential projects, developers in La Verne may be r equired to pay one or more of the following fees depending on the location, type, and size of the project:

Planning, Building, and Environmental Fees: The City of La Verne charges developers standard plan check fees, fees for processing applications, building permits, tentative tract maps, environmental initial study, variance, conditional use permit, or other permits to pay for the cost of processing applications and conducting inspections for specific projects. This does not include additional fees paid by the developer for project‐specific environmental impact reports.

City Impact Fees: The City charges impact fees to finance new or expanded infrastructur e and public facilities required to serve residents. The fee must have a reasonable relationship to the infrastructure costs and represent the marginal cost of improvements required to serve residents of the new residential projects. The City charges fees to offset impacts to public streets, drainage facilities, water quality, and parks. Other fees and asses sments may apply depending on the location.

Regional Impact Fees: Regional impact fees include water and sewer fees collected by the Water and Utility Division and sanitation district, and school impact fees collected by the school districts as allowed by State law to finance the construction and expansion of schools to accommodate student enrollment. The sanitation and school districts have the authority to set the fee levels; the City does not have any ability to adjust these f
ees.

Planning and permitting fees are charged on an at‐cost basis to cover staff services and administrative expenses for processing development applications. Development impact fees are required to provide essential services and infrastructure to serve new residents. Impact fees are governed by State law to demonstrate a nexus between dev elopment and potential impacts. State law also requires the proportionality test to ensure the pro rata share of costs to provide services and infrastructure by individual developments is reasonable. The City recognizes that planning/permitting and development fees add to the cost of residential development. To mitigate the impact of p lanning/permitting and impact fees on the cost of residential development, the City uses HOME, CDBG, as well as other funding sources to gap‐finance affordable housing development.

Table 4‐7 details the City’s Planning Division processing fees for development project entitlements. One or more of the entitlements would be required to process a residential project depending on the scale and complexity of the project and a building permit is required for each residential structure.

November 21, 2022, City Council Meeting
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TABLE 4‐74–7: DEVELOPMENT PROJECT PROCESSING FEES (EFFECTIVE 07/01/2020) Entitlements 1
Planning and Application Fees
Development Agreement  Initial deposit of $2,000
Master Plan Review  $2,000 deposit for new and amendments Conditional Use Permit  Initial deposit of $2,000 for multi-family residential uses in excess of two dwelling units per lot
 Initial deposit of $1,500 for second residential dwelling unit per lot and/or duplexes
 $1,500 deposit for large family day care (9-14 children)  $1,500 deposit per lot for all other co nditional uses in single family residential dwelling zones
Variance  Initial deposit of $2,000 for multi-family residential uses in excess of two dwelling units per lot; initial deposit of $750 for second residential dwelling unit per lot and/or duplexes
 $1,500 deposit for single family residential dwelling uses Minor Exceptions  $100 fee for residential uses
Zone Change  Initial deposit of $2,000
Reasonable Accommodations Fee  Initial Deposit of $1,500 General Plan Amendment  Initial deposit of $2,000
Specific Plan (New and Amendments)  Initial deposit of $2,000 State Mandated Planning Fee  A five percent (5%) fee is applied to the Building Permit Fee for all new construction including additions and remodels. This fee is collected upon the issuance of the Building Permit. This fee does not apply to Mechanical, Plumbing, Grading, Electrical, Sewer or Occupancy
State Mandated “Green” Building Fee Permit Valuation:
 $1 – 25,000
 $25,001 – 50,000
 $50,001 – 75,000
 $75,001 – 100,000
Fee:
 $1
 $2
 $3
 $4 + $1 for every $25,000 or fraction
thereof above $100,000
General Plan Fee  A four percent (4%) fee is applied to the building permit fee for all construction to maintain and update the La Verne General Plan Subdivisions
Lot Line Adjustments, Lot Mergers, and
Revisions to Acreage
 $500 initial deposit plus $35 per lot prior to merger or reversion Tentative Parcel Map  Initial deposit of $1,000
Tentative Tract Map  Initial deposit of $2,000
Environmental
Categorical Exemption  $25 flat fee
Initial Study Review  Initial deposit of $2,500 (includes County filing and posting fees) Full Environmental Impact Report  Initial deposit of $5,000 (includes County filing and posting fees) Source: City of La Verne, 2021
Note: This is only a partial list of typical Planning fees.

1. Items identified with an "initial deposit" are charged on a time and materials basis.

November 21, 2022, City Council Meeting
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Table 4‐8 provides development impact fees and permit fees per unit for single and multi‐family developments in La Verne, based on recent projects within the City. As shown in Table 4‐8, the proportion of total fees (permit fees and impact fees) to valuation is approximately 11% for a single‐family unit and 8% for a multi‐family unit. The exact fees associated with an individual project will vary greatly based on the exact project parameters. However, the City reviews its fees annually to confirm that its fees are in line with those charged by other agencies in the region and that they do not present a constraint to development.

Note that the single family project used in this calculation was a single, large custom home and may not be representative of typical costs for all single family unit development. Typically, when multiple houses go in, the price is lower because it can be dispersed between multiple units. The impact fees included water/sewer, streets, storm drain, park, fire, and utility fees.

TABLE 4‐8: TOTAL PROCESSING AND FEES FOR TYPICAL SINGLE‐ AND MULTI‐FAMILY UNITS Housing Type Permit Fees Impact Fees Valuation Proportion of Total Fees to Valuation (Per Unit)
Single Family $40,111.75 $63,654.35 $949,005.00 10.9%
Multi-Family1 $8,305.05 $7,019.76 $184,031.58 8.3%
Source: City of La Verne, 2021

1. Per unit based on a 38‐unit project.

As part of this Housing Element Update, the City has considered all fees incurred by the development community and considered these fees as a potential constraint on housing supply and affordability. As demonstrated throughout this Background Report, the City of La Verne has a strong history of housing production at all income levels and proactively coordinates with the development community on a regular (at least annual) basis (see Housing Program 10). The City continues to see applications for housing development and provides incentives for the production of affordable housing (see Programs 3, 12, and 14). The City has reviewed its fees and considered the fees of neighboring jurisdictions and, in concert with ongoing development and input from development community, has determined that the City’s fees do not constrain housing supply or affordability.

November 21, 2022, City Council Meeting
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4B. Non‐Governmental Constraints
Non‐governmental constraints refer to market factors such as the demand for housing, the price of land, construction costs, availability of financing, and other factors that increase the cost of housing development.

DEVELOPMENT COSTS
Land Prices
The cost to develop housing is influenced by the cost of the raw land, the cost of holding th e land during the development process, and the cost of providing services to meet City standards for development. The cost of raw land is influenced by variables such as scarcity, location, availability of public utilities, zoning, and unique features like trees and adjoining uses. In Los Angeles County, undeveloped land is limited an d combined with a rapidly growing population land prices have generally increased. A review of lots for sale and recently sold, using Zillow and LoopNet listings, found three vacant lots zoned PR3D, PR4.5D, and Lordsburg Specific Plan, from $300,000 to $340,000 or approximately $22 to $49 per square foot.

A num
ber of underdeveloped parcels with a single‐family unit that could be redeveloped with larger, single‐ family homes (with ADUs) or duplexes have been sold for $445,000 to $755,000 or approximately $72 to $188 per square foot, largely depending on the location within the community.

A small number of multifamily develop ments have recently been sold in La Verne. A two‐unit property at 2368 Bonita Ave. sold in August 2020 for $683,000 or $81 per square foot ($341,500 per unit); a two‐unit property at 2285 7th St. sold in January 2020 for $788,400 or $122 per square foot ($374,200 per uni t); and a four‐unit property at 1950 Evergreen St. sold in August 2020 for $1,350,000 or $168 per square foot ($337,500 per unit).

Cost of Construction
Construction cost is determined primarily by the cost of labor and materials. The relative importance of each is a function of the complexity of the constructi
on job and the desired quality of the finished product.

As a result, builders are under constant pressure to complete a project for as low a price as possible while still providing a quality product. This pressure has led (and is still leading) to an emphasis on labor‐saving materials and constru ction techniques.

The International Code Council (ICC) provides estimates for the average cost of labor and materials for typical Type VA protected, wood‐frame housing. Estimates are based on “good‐quality” construction, providing for materials and fixtures well above the minimum required by state and local building codes. In the 2018 edi tion of the Building Safety Journal, the ICC estimated that the average per square foot cost for good‐quality housing in the La Verne area was approximately $113 for multifamily housing and $139 – $206 per square foot for single‐family homes. Although construction costs are a substantial portion of the overall developme
nt cost, they are consistent throughout the region and therefore are not considered a major constraint to housing production. The 2020 COVID‐19 pandemic social distancing guidelines may increase constructions costs for an unknown period.

Construction cost increases, like land cost increases, affect the ability of consumers to pay for housing .

Construction cost increases occur due to the cost of materials, labor, and higher government‐imposed standards (e.g., energy conservation requirements). The development community is currently producing market rate for‐sale housing that is affordable to moderate and above moderate‐income households.

November 21, 2022, City Council Meeting
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Cost and Availability of Financing
Financing is critical to the housing market. Developers require construction financing and buyers require permanent financing. The two principal ways in which financing can serve as a constraint to new residential development are the availability and cost of construction financing and the availability and cost of permanent financing.
 If financing is not ea sily available, then more equity may be required for developing new projects and fewer homebuyers can purchase homes, since higher down payments are required.  Higher construction period interest rates for developers result in higher development costs. For homebuyers, higher interest rates translate into higher mortgage payments (for the sa me loan amount), which therefore reduces the purchasing power of homebuyers.

On May 6, 2021, the reported average rate for a 30‐year mortgage was 2.96% with 0.6 fees/points (Freddie Mac, 2021). From 2005 through 2021, average monthly mortgage rates have ranged from a high of 6.76% in July 2006 to today’s record lows. For homebuyers, it is necessary to pay a hig her down payment than in the recent past, and demonstrate credit worthiness and adequate incomes, so that loan applications meet standard underwriting criteria. While adherence to strict underwriting criteria was not required during the early and mid‐2000s, the re turn to stricter standards is consistent with loan standards prior to 2001.

Approved and Built Densities
While the City’s zoning regulations identify minimum and maximum densities that can be developed in La Verne, individual developers may opt to build at the lower, mid‐range, or higher end of allowed densities.

Recent projects in La Ver ne that are built or are under construction are consistent with the densities anticipated by the City’s General Plan, Specific Plans, and Zoning Code and typically built within 5% of the maximum allowable density (see Table 5‐4). The City has received feedback from the development community that the maximum density levels are realistic and achievable, and the City expects to continue to see projects built at or around the maximum allowable density.

AFFORDABLE HOUSING DEVELOPMENT CONSTRAINTS
In addition to the constraints to market rate housing development discussed above, affordable housing projects face other constraints. While there is a range of sites av ailable for potential affordable housing projects, as well as projects that focus on special needs populations, financial assistance for the development of affordable housing is limited and highly competitive.

Multiple funding sources are typically needed to construct an affordable housing project since substantial subsidies are required to make the units affordable to extre mely low, very low, and low‐income households.

It is not unusual to see five or more funding sources assembled to make a project financially feasible. Each of these sources may have different requirements and application deadlines, and some sources may require that the project has already successfully secured fi nancing commitments. Since financing is so critical and is also generally competitive, organizations and agencies that provide funding can often effectively dictate the type and size of projects. Thus, in some years senior housing may be favored by financing programs, while in other years family housing may be preferred. Targe t income levels can also vary from year to year.

This situation has worsened in recent years. Federal and state funding has decreased and limited amounts of housing funds are available. Tax credits, often a fundamental source of financing for affordable housing, are no longer selling on a one for one basis. In other words, once a project has received a uthorization to sell a specified amount of tax credits to equity investors, the investors are no longer purchasing the credits at face value but are purchasing them at a discount.

November 21, 2022, City Council Meeting
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4C. Environmental Constraints
According to the City’s Safety Element and Natural Hazard Mitigation Plan (2012) environmental hazards affecting residential development in the City include geologic and seismic hazards, flooding and inundation hazards, and hazardous materials release. The following hazards could impact development of residential units in La Verne.

Seismic Hazards
Similar to other southern California cities, the City of La Verne is lo cated in an area of high seismic activity.

Numerous major faults have been mapped within the Southern California region, several of which are within the City or located within 20 miles: the Sierra Madre Fault (runs in an east‐west direction in the northern portion of the City); the In dian Hill Fault (runs in an east‐west direction in the City center); the Elsinore Fault (15 miles to the southwest); the Chino Fault (10 miles to the southwest); the San Andreas Fault (20 miles to the northeast); the San Jacinto Fault (24 miles to the east); and the I nglewood‐Newport Fault (32 miles to the southwest). Surface rupture in La Verne is most likely along the northern portion of the City and along the Indian Hill Fault due to their location along the active Sierra‐Madre‐Cucamonga Fault Zone. The City is also likely to experience groun d shaking, the degree to which would be based on the fault from which the earthquake occurs, distance from the City, and the magnitude. Impacts of an earthquake include potential liquefaction, which occurs when the strength and stiffness of a soil is reduced by intense ground shaking. Structures particularly susceptible to earth quake damage include tilt‐up structures, unreinforced masonry buildings, older buildings, and mobile homes. After the 1971 San Fernando earthquake, building codes and design criteria were updated to address seismic occurrences.

Flood Hazards
There are no rivers located in the City; however, due to the large amount of impervious surfaces in La Verne, urban flooding is possible. Rainfall colle
cts and flows faster on impervious concrete and asphalt surfaces and a blockage of storm drains could cause additional, localized flooding. The Federal Emergency Management Agency (FEMA) Flood Maps show that the City’s main flood hazard zone lies in the northern portion of th e City near the foothills. Areas within the 100‐year floodplain and are subject to specialized flood construction requirements.

Wildfire
As shown in the La Verne General Plan Figure PS‐2 (Public Safety Concerns Map), over half of the City is located within a Very High Fire Hazard Severity Zone (VHFHSZ). Th is includes the northern portion of the City, and areas that abut Angeles National Forest. Areas along the wildland‐urban interface (WUI), defined as the area where houses are in or near wildland vegetation, are the most prone to wildland fires due to the proximity of flammable vegetation. Since the City ce nter is largely developed, there is less potential for fire in central City communities. Other fire hazards within the City may be associated with heavy industrial uses, older commercial and residential structures, the presence of hazardous materials, and arson.

November 21, 2022, City Council Meeting
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Hazardous Materials Release
In La Verne, hazardous material locations include medical research and development facilities, pharmacies, automotive‐related businesses, and industrial businesses. In addition to fixed locations, a number of roadways and underground pipelines are used to transport hazardous materials in the City including Interstate 210, Foothill Boulevard, Arrow Highway, and railroads. An accident i nvolving vehicles or pipelines transporting hazardous materials can impact nearby residents. This danger is somewhat mitigated, however, by various state and federal legislation regulating the use, storage, and transportation of hazardous materials and the strict enforcement of these regulations. 4D. Infrastructure Constraints
Another factor adding to the cost of new construction is the provision of adequate infrastructure: major and local streets; curbs, gutters, and sidewalks; water and sewer lines; storm drains; and street lighting. All these improvements are required to be built or installed in conjunction with new development. In most cases, these i mprovements are dedicated to the City, which is then responsible for their maintenance. The cost of these facilities is borne by developers, added to the cost of new housing units, and eventually passed on to the homebuyer or property owner. As noted in the Resources chapter of this Housing Element, public infrastructur
e and services are available, or are programmed to be made available, for all the sites included in the sites inventory, including the capacity to accommodate La Verne’s total share of the regional housing need (RHNA).

Senate Bill 1087 (enacted 2006) requires that water providers develop written policies that grant priori ty to proposed development that includes housing affordable to lower income households. The legislation also prohibits water providers from denying or conditioning the approval of development that includes housing affordable to lower income households, unless specific written findings are made. Senate Bill 1087 also mandates priority sewage collection and treatment service to housing develop ments providing units affordable to lower income households. The City’s Water and Utility Division will receive a copy of the Housing Element and the City will provide a copy to its sewer provider (Los Angeles County Sanitary Districts) in compliance with Government Code Section 65589.7 and SB 1087. As well, the Commun ity Development Department will continue to coordinate with the Water and Utility Division and sewer provider to ensure priority service provision to affordable housing developments.

Since the City of La Verne is relatively built out, the existing infrastructure is extensive and has adequate capacity to support anticipated population and new residential development growth. The developme nt review process will result in the evaluation of any potential infrastructure needs on a project‐specific basis.

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Water Capacity
The City is served by two water purveyors: the City of La Verne, and Golden State Water Company – San Dimas System (GSWC – San Dimas). The City is a retail water supplier that provides water to its residents and other customers using local groundwater from Six Basins (Canyon Basin, Upper Claremont H eights Basin, Lower Claremont Heights Basin, Pomona Basin, Live Oak Basin, and Ganesha Basin) and imported water from Three Valleys Municipal Water District’s (TVMWD), a water wholesaler and member of the Metropolitan Water District of Southern California (MWD). As of 2015, approximately 29 percent of the City’s water supply is from Six Basins. The sources of imported water suppli es include water from the Colorado River and the State Water Project (SWP) provided by the Metropolitan Water District of Southern California (MET) and delivered through MWDOC. GSWC’s water supply sources include: groundwater pumped from the Main Basin, treated imported surface water pu rchased from Metropolitan Water District of Southern California through Three Valleys Municipal Water District; treated groundwater and surface water purchased from Covina Irrigating Company; treated water purchased from Walnut Valley Water District; and local surface water from San Dimas Canyon Creek. GSWC’s main source of water supply treated imported surface water pu rchased from Metropolitan Water District of Southern California through Three Valleys Municipal Water District.

The City of La Verne 2015 Urban Water Management Plan (UWMP) states that it will be able to serve 100 percent of projected demands for the City of La Verne in normal, single‐dry and multiple‐dry yea rs.

Additionally, the GSWC – San Dimas’ 2020 UWMP states that it will be able to serve 100 percent of projected demands for the City of La Verne in normal, single‐dry and multiple‐dry years. Collectively, water supplies are projected to be sufficient to meet demands in all ye ar types through the planning horizon (20 years).1, 2 The RHNA falls within the service area projections of the two UWMPs. In addition, water facilities and infrastructure are reported to be in good operating condition. Therefore, it is determined that the City has enough capacity to meet the 2021‐2029 RHNA.

Sewer Capacity
The City of La Verne is located within the Los Angeles County Sanitation Districts (LACSD) District No. 21.

The La Verne Public Works Department is responsible for the operation and maintenance of the local sewer system, while LACSD owns the large trunk sewers serving the regional wastewater conveyance system within the Service Area. Wastewater is collect
ed through a citywide network of gravity sewers and lift stations and conveyed to the Pomona Water Reclamation Plant (POWRP), which has a permitted design capacity of 15 million gallons per day (mgd) and an ultimate site capacity of 30 mgd. Wastewater conveyed to the plant re ceives tertiary treatment before it is supplied as recycled water or released to the San Jose Creek. Sewage solids separated from the wastewater are returned to the trunk sewer for conveyance to the Joint Water Pollution Control Plant (JWPCP) for treatment and disposal. The POWRP currently processes an average daily flow (DWF) of 9.1 mg d and has a remaining capacity of about 5.9 mgd.3

1 “City of La Verne 2015 Urban Water Management Plan,” City of La Verne (May 2016). 2 “Golden State Water Company – San Dimas: 2020 Urban Water Management Plan,” Golden State Water Company (July 2021). 3 “Los Angeles County Sanitation District Clearwater Program Draft EIR,” Sanitation Districts of Los Angeles County (November 2012).

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The local system of collector and lateral sewer lines is overseen by the La Verne Public Works Department, which maintains 106 miles of sewer main. The wastewater system then connects to LACSD’s trunk system to convey wastewater to LACSD’s treatment plants. No deficiencies presently exist in either district’s facilities that serve La Verne. Th e City has reviewed the available sewer capacity and has determined that in general, existing capacity exists to accommodate the City's 2021‐2029 RHNA. Additionally, as part of the City's comprehensive General Plan Update, the City will further evaluate the capacity of infrastructure services to accommodate the City's long‐term growth. Through this analysis, the City will identify any potential impacts to the infrastructure system due to implementation of the General Plan Land Use Map and prepare and adopt the necessary mitigation measures to address those impacts.

Electric, Gas, and Telecommunications
Southern California Edison (SCE) provides electrical service and Southern California Gas Company (SoCalGas) provides natural gas services to residences and businesses throughout the City of La Verne. SCE provides electricity service to 15 million people over an approximately 50,000 square mile area throughout southern California.4 SoCalGas provides natural gas service to approximately 21.6 million customers, spanning roughly 20,000 miles.5 Infrastructure to deliver electricity and natural gas throughout La Verne is currently in place. SCE and SoCalGas can generally can provide these services to newer development on request.

Telecommunications services in La Verne are provided by a variety of service providers including AT&T and Spectrum. Infrastructure to deliver telecommunications throughout La Verne is currently in place and can generally be provided to newer development upon request.

4 “About Us,” Southern California Edison, https://www.sce.com/about‐us (November 2021). 5 “Company Profile,” Southern California Gas Company, https://www.socalgas.com/about‐us/company‐profile (November 2021).

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5. Resources
This section of the Housing Element describes resources available for housing development. Resources include land designated for housing development and financial resources to assist with the development of housing.
5A. Regional Housing Needs Allocation (RHNA)
The City of La Verne falls under the jurisdiction of the Southern California Association of Governments (SCAG). SCAG is responsible for developing a Regional Housing Needs Plan (RHNP) allocating the region’s share of the statewide housing needs to lower‐level councils of governments, which then allocate the needs to cities and counties in the region. Th e Regional Housing Need Assessment (RHNA) is a minimum projection of additional housing units needed to accommodate projected household growth of all income levels by the end of the Housing Element’s statutory planning period.

This RHNA covers an 8‐year planning period (2021 through 2029) and is divide d into four income categories:
very low, low, moderate, and above moderate. The City’s 2021‐2029 RHNA is 1,346 units, as shown in Table 5‐1. Pursuant to AB 2634, local jurisdictions are also required to project the housing needs of extremely low‐income households (0‐30% Area Median Income (AMI)). In estimating the number of extremely low‐ income households, a jurisdiction can use 50% of the very low‐income allocation; therefore, the City’s very low income RHNA of 414 units can be split into 207 extremely low income and 207 very low‐in come units.

TABLE 5‐15–1: RHNA 2021‐2029
Income Group Total Housing Units
Allocated Percentage of Units
Extremely/Very Low 414 31%
Low 239 18%
Moderate 223 17%
Above Moderate 470 35%
Total 1,346 100%
Source: Southern California Association of Governments, 2021 Housing Element law does not require the City to ensure that the numbers of dwelling units identified in the RHNA are built within the planning period. The law does, however, require that the City provide an inventory of land suitably zoned and with available infrastructure and utilities to meet that need. 5B. Progress Towards the RHNA
Since the RHNA uses June 30, 2021 as the baseline for growth projections for the 2021‐2029 planning period, jurisdictions may count housing units that have been developed, are under construction, and/or have received their building permits after June 30, 2021 and units that have been approved/entitled but are not yet built toward their RH NA obligation. These credits are described below.

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UNITS UNDER CONSTRUCTION/BUILT SINCE JULY 1, 2021
Since this date, 12 housing units have been developed, are under construction, or have received building permits in La Verne (Table 5‐2). These units include 4 single‐family residences projected to be affordable to above‐moderate income households (Puddingstone Hill Phase 1) and 8 accessory dwelling units (ADUs).

Consistent with SCAG’s affordability assumptions for ADUs in the LA County II Region, the City has assumed that 2 of the ADUs are affordable to very low income households, 4 affordable to low income households, and 2 affordable to above‐moderate income house holds. Moving forward, the City has included Program 16 in the Housing Plan to monitor the affordability of ADUs developed in La Verne to more accurately account for their role in helping achieve the City’s housing goals by income level.

UNITS APPROVED/ENTITLED TO BE DEVELOPED DURING THE PLANNING PERIOD Jurisdictions may also count projects that are ap proved/entitled but not yet built or under construction; 173 units that are expected to be developed during the planning period. These projects are described below:

Fruit Street and Walnut Street Projects (Brandywine): The Brandywine Homes Residential Project (project) includes development of 50 attached townhomes on 2.258 acres at 3717 Fruit Street (Assessor’s Identification Number [AIN] 8666‐017‐028), as well as 8 detached single‐family affordable housing units on 0.702 acre at 1874, 1876, and 1878 Walnut Street (AIN 8378‐007‐907, AIN 8378‐007‐908, and the majority of AIN 8378‐007‐909). The two residential de velopments were processed together as a single project as the Applicant agreed to develop an affordable housing component at Walnut Street in conjunction with, and as a condition of, the Fruit Street Development. The City has executed a Disposition and Development Agreement with the Appl icant for the sale of the Walnut Street property. The City has credited 50 units from the Fruit Street portion of the project towards helping meet its above‐moderate income RHNA and 8 units from the Walnut Street portion of the project towards helping meet its moderate‐income RH NA (these units will be deed‐restricted).

Amherst (MW Investments): The Amherst project will develop up to 42 single‐family dwelling units, and on‐site recreational amenities, on a 5.7‐acre site, for an overall density of 7.8 units per acre under the Amherst Specific Plan. Park space would be accessible to residents within the development, as well as to the public. Access to the adjacent Amherst Groundwater Treatment facility through the project site would re main after build‐out of the Amherst Specific Plan. The City has credited 42 units from the Amherst project towards helping meet its above‐moderate income RHNA.

Baseline Road: The proposed Baseline Road Single‐Family Residential and Annexation Project (Project) annexes an approximately 19.44‐acre undeveloped parcel in the West Claremont portion of unincorporated Los Angeles County into the City of La Verne (City) and the development of seven single‐family dwelling units and associated infrastructure. The City has credited 7 units from the Baseline Road project towards helping meet its above‐moderate incom e RHNA.

Puddingstone Hill (Phase 2): Puddingstone Hill is a custom residential community on the 38.5 acre Puddingstone Hill. It consists of up to 18 single family detached lots, varying in size from 10,890 square feet to 56,500 square feet. The residential lots are clustered in two locations: the northwest corner and along the eastern side of the Puddingstone Hill peak. Four homes are currently under construction/have been constructed since June 30, 2 021 and an additional 11 units are expected to be developed during the planning period. The City has credited 11 units from the Puddingstone Hill (Phase 2) project towards helping meet its above‐moderate income RHNA.

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White and First: Located at 2109 and 2467 First Street on the corner of White Avenue, the White and First project includes moving a century‐old craftsman home on the property to a new location down the road (completed in March 2021) and redevelopment of the sites into a new 17‐unit housing development, where three of the units will be deed‐restricted affordable units (1 for very low income an d 2 for moderate income). The City has credited 14 units from the White and First project towards helping meet its above‐moderate income RHNA, 1 units towards its very low income RHNA, and 2 units towards its moderate income RHNA.

Lordsburg Lofts: Located at 2366 and 2336 First S treet, Lordsburg Lofts includes the adaptive reuse of two existing warehouse buildings to 36 residential units. The buildings are currently being used as industrial uses and have been split into multiple suites using different addresses. The buildings were constructed in 1985. The buildings located at 2366 and 2336 First Street were previously zoned for industrial uses in the Arrow Corridor Spe cific Plan. The OTLVSP, which was adopted in 2013, rezoned this property to the Medium Density Residential District. Six of the 36 units will be deed‐restricted affordable units (3 very low income units and 3 moderate units). The remaining 30 units are expected to be affordable to above‐modera te income households. The City has credited 30 units from the Lordsburg Lofts project towards helping meet its above‐moderate income RHNA, 3 units towards its very low income RHNA, and 3 units towards its moderate income RHNA. 2054 Fifth: The project located at 2054 Fifth will develop a vacant residential lot with tw o units, one primary unit plus one accessory dwelling unit. The primary unit is expected to be affordable to above moderate income households; at this time, the project applicant has indicated that the ADU will be affordable to lower income households. The City has credited 1 unit from the 2054 Fifth project towards helpi ng meet its above‐moderate income RHNA and 1 unit towards meeting its low income RHNA.

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SUMMARY OF PROGRESS TOWARDS MEETING 6TH CYCLE RHNA
These credits towards meeting the City’s RHNA obligation are specified in Table 5‐2.

TABLE 5‐25–2: CREDITS TOWARDS THE RHNA
Project
Extremely and
Very Low income
(0-50% AMI)
Low income (51-
80% AMI)
Moderate income
(81-120% AMI)
Above Moderate
income (121%+
AMI)
Total
Units Constructed/Under Construction/Buildi ng Permits Issued since June 30, 2021 Puddingstone Hill Phase 1 0 0 0 4 4
Accessory Dwelling Units 2 4 0 2 8
Subtotal 2 4 0 6 12
Approved/Entitled Units Not Yet Under Construction
Fruit Street (Brandywine) 0 0 0 50 50
Walnut Street (Brandywine) 0 0 8 0 8
Amherst (MW Investments) 0 0 0 42 42
Baseline Rd. 0 0 0 7 7
Puddingstone Hill (phase 2) 0 0 0 11 11
White and First 1 0 2 14 17
Lordsburg Lofts 3 0 3 30 36
2054 Fifth 0 1 0 1 2
Subtotal 4 1 13 155 173
Total 6 5 13 161 185
Source: City of La Verne, 2021
As of November 2021, the City has achieved approximately 14% of its overall RHNA obligation with housing units constructed, under construction, or approved/entitled (185 units). However, the majority of these units are affordable to above‐moderate income households. When considering the remaining RHNA by income category, the City has a remaining RHNA of 1,161 units as shown in Table 5‐3 (408 extremely low/very low‐income units, 234 low‐income units, 210 moderate‐income units, and 309 above‐moderate income units).

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TABLE 5‐35–3: REMAINING RHNA
Project Extremely
and Very
Low income
(0-50% AMI)
Low income
(51-80% AMI)
Moderate
income (81-
120% AMI)
Above
Moderate
income
(121%+ AMI)
Total
2021-2029 RHNA 414 239 223 470 1,346
Completed/Under
Construction/Permits Issued
2 4 0 6 12
Units Approved/ Entitled 4 1 13 155 173
Subtotal 6 5 13 161 185
Remaining Allocation 408 234 210 309 1,161
Source: City of La Verne, 2021, SCAG, 2021
5C. Site Inventory Considerations
The City has considered several key issues relevant to the sites inventory presented in this section.

Zoning Appropriate to Accommodate Housing Affordable to Lower-Income Households The capacity of sites that allow development densities of at least 30 units per acre are credited toward the lower‐income RHNA based on State law. Zones that allow less than 30 units per acre bu t facilitate multifamily housing are considered appropriate to accommodate housing for moderate‐income households. Much of the moderate‐income need will be met by private market construction of non‐ subsidized rental units and entry‐level condominiums. La Verne has identified the Old Town La Verne Specific Plan (OTLVSP) area as the most appropriate location to accommodate new development given that it envisions development to occur at densities of 30 du/ac and higher. However, future residential development is not precluded elsewhere in the City; multifamily residential projects have been developed in other areas of La Verne including along Foothill Boulevard and Arrow Highway. Some of these projects have served the needs of special populations, including seniors, and have included affordable components.

The City continues to encourage the development of new residential projects throughout the City, while at the same time recognizing that the OTLVSP represents the most viable location to accommodate new development affordable to households at all income levels.

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Assembly Bill 1397
Consistent with updated Housing Element law (Assembly Bill 1397) related to the suitability of small and large sites, the lower‐income sites inventory presented in this section is specifically limited to parcels that are between 0.5 and 10 acres in size, as the State has indicated these size parameters are most adequate to accommodate lower‐income housing need.

AB 1397 also adds specific criteria for assessment of the realistic availability of non‐vacant sites during the planning period. If non‐vacant sites accommodate half or more of the lower‐income need (as is the case in La Verne, like many other built‐out citi es), the housing element must describe “substantial evidence” that the existing use does not constitute an impediment for additional residential use on the site. Due to the built‐out nature of La Verne, the vast majority of sites have existing uses. Non‐vacant sites included in the inventory have been chosen due to their location, age, existing uses, and potential for intensifi cation facilitated by the Old Town La Verne Specific Plan, which substantially increased the development potential (and market value) of previously underutilized properties. To ensure that appropriate sites have been chosen, properties that show recent investments or updates or that con tain uses of local importance are not included, and clear criteria were used to evaluate all sites, as described below under the Detailed Sites InventorySuitability of Nonvacant Sites discussion.

AB 1397 requires that vacant sites identified in the previous two Housing Elements and non‐vacant sites identified in the previous Housing Element only be deemed adequate to accommodate a portion of the housing need for lower‐income households if the site is zoned at residential densities consistent with the default den sity established by HCD (30 units per acre) and the site allows residential use by right for housing developments in which at least 20 percent of the units are affordable to lower‐income households. The City has included Policy 4‐8Program 25 to comply with this requirement. Non‐vacant sites identified in the previous Housing Element and vacant sites identified in the previous two Housing Elements but credited toward the moderate or above moderate‐income RHNA in the current Housing Element are not subject to the provisions of AB 1397 since they are not intended to meet the lower‐income RHNA. All non‐vacant sites identifi
ed in this Housing Element were identified in the prior Housing Element. The City has included 11 nonvacant sites identified in the prior planning period which are anticipated to accommodate a portion of the City’s lower‐income RHNA (specific sites are identified in Appendix A) and subject to the rezoning requirements of Program 25 in accordance with statutory requirements.

No Net Loss Provision
Government Code Section 65863 stipulates that a jurisdiction must ensure that its Housing Element inventory can accommodate its share of the RHNA by income level throughout the planning period. If a jurisdiction approves a housing project at a lower density or with fewer units by income category than identified in the Housi
ng Element, it must quantify at the time of approval the remaining unmet housing need at each income level and determine whether there is sufficient capacity to meet that need. If not, the city must “identify and make available” additional adequate sites to accommodate the jurisdiction’s share of housing need by in come level within 180 days of approving the reduced‐density project. Program 22 is included in the Housing Plan to set up a process for compliance.

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Realistic Capacity Assumptions
Sites in the Old Town La Verne Specific Plan (OTLVSP) have been identified to accommodate the majority of the City’s RHNA. As described throughout this Element, the OTLVSP represents a unique opportunity to locate new housing for all income categories, not just lower‐income categories, in an area near goods, services, jobs, and transit thereby providing new housing choices in an area of improving opportunity. In a built‐out community like La Verne, the ability to direct growth to specific areas where new residents can be provided access to jobs and transit is an important part of the success of future development. The OTLVSP identifies maximum densities based on the subzone of the parcel as defined in the Specific Plan; the subzone of parcels identified as appropriate to accommodate the City’s remaining RHNA is included in Appendix A under the header “Optional Information 1”. One subzone (Medium Density Residential) exclusively permits residential development at a density of up to 40 du/ac (49 du/ac inclusive of by‐right density bonus provisions which is automatically available for all sites in the Old Town La Verne Specific Plan, as described elsewhere in this section). For sites designated as OTLVSP: Medium Density Residential, the City has considered 75% of the maximum development potential, consistent with other exclusively residential projects in La Verne and the region and the following capacity factors, as identified in housing element statue (Gov. Code section 65583.2(c)(2)): land use controls and site improvements, realistic capacity of the site, and typical densities. Of the five factors only land use controls and site improvements, realistic capacity of the site, and typical densities are relevant when considering the capacity of sites in La Verne; infrastructure constraints and environmental constraints are not applicable.

Table 5‐4 summarizes recent (over the last eight years) development projects in the City to support realistic capacity assumptions and demonstrate the level of densities typical in La Verne. As shown in Table 5‐4, residential projects typically build to an average of 96 percent of the maximum allowable density.

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TABLE 5‐4: RECENT PROJECTS AND AVERAGE DENSITY
Project Name General Plan Zoning Max.

Density
Proposed/Built Density Previous
Existing Use Density Percent of
Max.
10-10PPR
(3304 Damien) Medium Density PR8A 8.0 2.6 33%
Single Family
Unit
97-11PPR
(Oak Grove)
Specific Plan-
Mixed Use
FBSP-Medium-
High Density
(Overlay) 10.0 8.9 89% Vacant
21-13PPR
(Live Oak Estate)
Specific Plan –
Residential
Live Oak Specific
Plan Zone/Hillside
Development
Overlay 1.0 0.7 68% Vacant
15-11CUP
(Cedar Springs)
Community
Facility Institutional 20.0 20.0 100%
Tilt-up
Institutional
Building
96-14PPR
Low Density
Residential PR3D 3.0 4.0 133% Vacant
53-15PPR
Low Density
Residential PR4.5D 4.5 6.3 139% Vacant
70-15PPR
(Creekside)
Low Density
Residential PR3D 3.0 1.5 49%
Vacant Hillside
Lot
127-14PPR
Specific Plan-
Residential
Emerald
Collection Specific
Plan 6.8 6.0 88%
Institutional
Building
23-18PPR
Hillside
Residential RESP 2.0 1.1 53% Open Space
63-18PPR
Low Density
Residential PR3D 5.0 1.5 30%
Single Family
Unit
97-18PPR
Low Density
Residential
Walnut Specific
Plan 5.0 11.1 222%
Single Family
Unit
41-19PPR
Low Density
Residential PR4.5D 4.5 5.6 123%
Single Family
Unit
113-19PPR
Low Density
Residential
Lordsburg Specific
Plan 5.0 6.3 125% Open Space
17-20PPR
(Amherst)*
Low Density
Residential
Amherst Specific
Plan 7.5 7.5 100% Nursery
62-20PPR
(Fruit)*
Specific Plan –
Mixed Use
FBSP-High
Density
Residential
(Overlay) 30.0 22.1 74%
Single Family
Unit
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(Walnut)* Residential Plan
79-21PPR (900
Boninta)*
Medium Density
Residential
Specified for
Mixed Use
900 Bonita
Avenue Specific
Plan 5.6 5.6 101%
Three Single
Family Units
La Verne Landing
Specific Plan –
Mixed Use OTLVSP-MDR 40.0 40.0 100%
Contractor
business/yard
Total Average Density 96%87% --
*These projects are not yet built and the densities identified represent the proposed project density given that a built project density is not yet finalized.

Source: City of La Verne, 2022.

Table 5‐5 summarizes how the various factors identified in housing element statute (Gov. Code section 65583.2(c)(2)) result in an adjusted site capacity of 75 percent the maximum densities in the Old Town La Verne Medium Density Residential subzone.

TABLE 5‐5: CAPACITY ADJUSTMENT FACTORS ‐ MEDIUM DENSITY RESIDENTIAL Capacity Factor Adjustment Reasoning
Land use controls and
site improvements
90% For net acreage due to on-site improvements (sidewalks, easements)
Realistic capacity of the
site
95% Adjustment based on past redevelopment trends in 100% residential zones
Typical densities 90% 100% residential projects develop between 80-100% of maximum capacity; affordable housing projects are more likely to be built out to maximum or above-maximum density (through density bonus provisions)
Infrastructure availability No adjustment Not applicable, no constraint Environmental
constraints
No adjustment Not applicable, no constraint
Source: City of La Verne, 2022

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All other sites in the OTLVSP allow for mixed‐use development; at these mixed‐use locations, only 50% of the development potential has been allocated to accommodate the City’s RHNA allocation, to account for potential mixed‐use and non‐residential development on portions of the sites. This conservative estimate considers the following capacity factors, as identified in housing element statue (Gov. Code section 65583.2(c)(2)): land use controls and site improvements, realistic capacity of the site, and typical densities.

Of the five factors only land use controls and site improvements, realistic capacity of the site, and typical densities are relevant when considering the capacity of sites in La Verne; infrastructure constraints and environmental constraints are not applicable. By building in this generous buffer, the City may accommodate development at levels higher than those identified in the sites inventory while ensuring sufficient site availability for units affordable to lower‐income households for the duration of the planning period. Although sites designated for mixed‐use development in the Specific Plan allow for 100 percent commercial uses, market research conducted as part of the City’s comprehensive General Plan Update demonstrates that there is high demand for residential uses in La Verne and that sites that allow for residential uses will primarily develop with residential uses, not commercial uses. New retail inventory in La Verne has been essentially flat over the last two decades, with retail growth accounting for just 0.2% of total inventory between 2006 to 2017.6 This lack of retail inventory can be partially attributed to the growth of e‐commerce, which has grown from approximately 4% of the total U.S. retail market share in 2010 to 13% in 2021,7 causing traditional retail chains to close outlets, transition to smaller formats, or go out of business entirely. In contrast to retail uses, residential demand is strong, with approximately 8% growth of housing in La Verne between 2000 and 2019 according to 2015‐2019 American Community Survey data.

During the prior planning period, no 100% non‐residential projects have been developed on parcels that could haveallow for accommodated residential uses, including parcels designated for mixed‐use.

Table 5‐6 summarizes how the various factors identified in housing element statute (Gov. Code section 65583.2(c)(2)) result in an adjusted site capacity of 50 percent the maximum densities in the Old Town La Verne subzones that allow for mixed‐use development (Old Town Mixed Use, Mixed‐Use 1, and Mixed‐Use 2).

TABLE 5‐6: CAPACITY ADJUSTMENT FACTORS – MIXED‐USE DISTRICTS Capacity Factor Adjustment Reasoning
Land use controls and
site improvements
90% For net acreage due to on-site improvements (sidewalks, easements)
Realistic capacity of the
site
80% Adjustment based on past redevelopment trends in mixed-use zones in San Gabriel Valley and programs to incentivize development in mixed-use areas
Typical densities 80% Market rate projects develop between 70-80% of maximum capacity but affordable housing pr ojects are more likely to be built out to maximum or above-maximum (through density
bonus provisions) density
Infrastructure availability No adjustment Not applicable, no constraint Environmental
constraints
No adjustment Not applicable, no constraint
Source: City of La Verne, 2022

6 Economic & Planning Systems, Draft Memorandum: General Plan Update Economic and Market Indicators, October 2017. 7 Statistica, E‐commerce as share of total U.S. retail sales from 1st quarter 2010 to 3rd quarter 2021, accessed at https://www.statista.com/statistics/187439/share‐of‐e‐commerce‐sales‐in‐total‐us‐retail‐sales‐in‐2010/.

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Environmental Constraints
Potential environmental constraints to future development of sites identified include the seismic and liquefaction hazards, which are addressed in the Non‐Governmental Constraints section of the Housing Element. A portion of the City of La Verne is located within the Very High Fire Hazard Severity Zone designated by the State of California. Therefore, so me hillside properties to the north within the City’s Hillside Overlay Zone are especially vulnerable to the threat of wildfires and are required to undertake additional development precautions to aid in the suppression and prevention of wildfires. All sites identified in the Sites Inventory to meet the remaining lowe r income RHNA need are not within areas that have development restrictions due to risk of damage from disasters (such as floods, wildfires, or seismic events).

The sites inventories have a land use designation which was determined based on surrounding land uses and has already examined potential environmental constraints. Aside from the constrain ts mentioned above, there are no additional constraints that would impede the development of new housing units in the future on the identified sites.

Suitability of Nonvacant Sites
Because nonvacant sites comprise more than half of La Verne’s sites inventory, Government Code Section 65583.2(g)(2) requires that the City analyze the extent to which existing uses may constitute an impediment to additional residential development, past experience in converting existing uses to higher density residential development, market trends and conditions, and regulatory or other incentives to encourage redevelopment. Furthermore, the City will make findings based on substantial evidence that the existing use is not an impediment and will likely discontinue during the planning period.

City of La Verne is essentially entirely built out. There is very little vacant unentitled land remaining to accommodate new multifamily residential development. In order to accommodate its fair share of regional housing growth, the City must identify nonvacant sites to accommodate its remaining RHNA for all income levels (not only its lower income requirements).

The City has completed a detailed assessment of the suitability of all nonvacant sites identified to accommodate its RHNA. Included in Appendix A, the City has described the existing uses located at each site, any known constraints to development, any contact with property owners and tenants, and any other relevant information which supports the City’s finding that all sites identified in its inventory are suitable for redevelopment during the planning period at densities and intensities consistent with the realistic capacity assumptions identified for the site, by income level. In particular, the City has identified four key trends prevalent in the redevelopment of occupied sites in La Verne and the San Gabriel Valley, more generally. As described in Appendix A, all sites identified in the City’s inventory exhibit at least two of these trends. The list of sites identified in the inventory has been reviewed by an economic consultant experienced working with the City on its General Plan Update and there are no known constraints that would preclude development of residential uses during the planning period. Moreover, given the City’s adoption of the Old Town La Verne Specific Plan and upcoming operation of the City’s new Metro L Line Station, commercial real estate professionals working in and around La Verne fully expect to see properties turn‐over for redevelopment at levels not previously seen, given the newness of these opportunities.

November 21, 2022, City Council Meeting
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Development Trends
The City has specifically considered four trends present in the region that have been identified as factors contributing to the likelihood of a site’s redevelopment. These factors, which are described below, are identified by their application to each site anticipated to accommodate a portion of the City’s lower‐income RHNA in Appendix A. The factors include:

1. Changing Demand for Retail Uses

2. Discontinuation of Office Uses (Recent Project Examples: XX)

3. Known Vacancies/Buildings for Rent or Sale (Recent Project Examples: XX)

4. Unique Site Characteristics (Recent Project Examples: La Verne Landing, Lordsburg Lofts) a. Parking: The site is mostly or all parking. While demand for parking is moderate, displaced parking can be accommodated a part of a future project. Alternatively, a site may have an overlay of parking as observed from multiple site visits where parking areas are less than 50% utilized.
b. Ingress/Egress Issues: The site is uniquely difficult to access, either via entry, exit, or both.

Demand for existing uses at these locations tends to be low because access is challenging.

These sites are especially well‐positioned for lot consolidation so that access can be improved.
c. Signs of Deferred Maintenance. Signs of deferred maintenance can indicate property owners are unwilling or unable to maintain the quality of their property and may be interested in divesting from the property. Typical indicators of deferred maintenance include roofs in need of repair, peeling paint, overgrown landscaping, uncollected trash or debris, and broken/boarded windows.
d. Low Lot Coverage (Less than 50%). As is described throughout this Housing Element, demand for residential development in La Verne is high and there is little to no vacant developable land left. All new multifamily development will occur at locations with existing uses. Existing uses with low lot coverage (less than 50%) are strong candidates for redevelopment because their site can be better utilized with new development that can achieve higher lot coverage, especially as residential development.

November 21, 2022, City Council Meeting
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1. Changing Demand for Retail Uses
The retail real estate market in La Verne has been sluggish over the last 10 years, as described in the La Verne General Plan Update Existing Conditions Report (ECR). Retail inventory grew in La Verne by 0.2 percent since 2006, whereas in the Trade Area and County inventory grew 5.5 percent and 3.1 percent, respectively. Rents in La Verne have historically tracked but also slightly lagged those in the Trade Area and significantly lagged the County average. Both La Verne and Trade Area rents have been essentially flat since 2006, indicating market supply equilibrium in a slow‐growth environment. Likewise, La Verne vacancy has closely tracked Trade Area vacancy and underperformed the County average. However, since peak vacancy of 9 percent in 2010, La Verne’s vacancy has fallen steadily to the present 4.5 percent, which is essentially full occupancy.

Low vacancy often signals an opportunity for new construction, but a profound and ongoing structural shift in the retail sector has undermined growth prospects. As described in the ECR, e‐commerce has grown quickly as a share of all retail in the U.S. From 1998 to 2014, sales at “bricks and mortar” outlets grew at an average annual growth rate of 3.1 percent, while e‐commerce sales grew at 29.1 percent. The segments hardest hit by e‐commerce include media, sporting, and hobby goods, to which e‐commerce contributes over 50 percent of sales; and electronics, appliances, computers, clothing, accessories, furniture and home furnishings, to which e‐commerce contributes between 20 and 30 percent of sales. While e‐commerce has made a smaller dent in the home care (7 percent of sales) and grocery categories (less than 1 percent of sales), analysts believe both sectors are also likely to see “disruption” by e‐commerce in the near term. As a result of e‐commerce growth, many traditional retail chains have closed outlets, transitioned to smaller formats, or gone out of business entirely.

One approach to combatting online retail sales erosion is for developers and retail operators to create services and environments that cannot be replicated online. This can be accomplished by a strong sense of place, special programming, and other forms of differentiated in‐person experience.

As part of its inventory of available sites, the City has identified several properties currently developed with marginal retail uses that do not offer the experience‐oriented environment necessary to sustain success.

As consumer retail preferences continue to change, the City expects to see more existing retail properties develop into residential or mixed‐use projects, creating a more economically profitable development strategy than maintaining an existing marginal retail center.

On January 25, 2022 the OC Register published an article titled “Malls adding apartments to offset dwindling numbers of shoppers”, cataloging a series of at least 10 southern California malls which have plans to add residential development to their footprint. As described in the article, malls in southern California planning to add residential uses are following national trends whereby at least 192 malls across the country have proposals to add housing. Consumer preferences have shifted away from traditional big‐box retail environments to more experience‐based shopping areas and online retail, a trend that has been exacerbated by the COVID‐19 pandemic. Regional development trends include the addition of residential uses to MainPlace Mall in Santa Ana, the mixture of residential and nonresidential uses at Huntington Beach’s Bella Terra and Glendale’s The Americana on Brand, and plans to develop residential uses at malls in Woodland Hills, Laguna Hills, Redondo Beach, and Studio City (among others).

The article lists the following apartments at southern California malls, included here to demonstrate the development trend and potential for the redevelopment of retail uses in the City of La Verne:
• Bella Terra, Huntington Beach: The mall has 467 units, built in 2013, according to CoStar. • The Americana on Brand, Glendale: Has 242 luxury units on the mall’s west side. • Village at Laguna Hills Mall: Owner Merlone Geier Partners is seeking city approval to build 1,200 November 21, 2022, City Council Meeting
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to 1,500 apartments, plus a boutique hotel and 390,000 to 520,000 square feet of office space. • Promenade mall, Woodland Hills: Won city approval in December for a $1 billion project to build 1,432 apartments, a 28‐story office tower, two hotels with 572 rooms, and a 10,000‐seat entertainment and sports center.
• Baldwin Hills Crenshaw Plaza in South L.A.: New owner Harridge Development Group, which acquired the mall in August, is evaluating a new redevelopment plan that will include “some sort of residential,” a company official said.
• South Bay Galleria, Redondo Beach: The first phase of a redevelopment plan includes a 300‐unit apartment building, plus a 150‐room boutique hotel, 75,000 square feet of office space, a new plaza and a new open‐air retail and dining area. Timing for construction of the apartments has yet to be determined, a spokesman said.
• Buena Park Mall: Merlone Geier Partners acquired the Sears building at the mall and is working with the city to develop a plan that will have a residential component, said Managing Partner Scott McPherson. The initial plan included 1,300 apartments and townhomes, “but that’s subject to change,” he said.
• The Shops at Sportsman’s Lodge, Studio City: Developers transforming the iconic 1960s hotel into a retail center announced in August they plan to raze the last remnants of the hotel and build a mixed‐use housing development with 520 apartments units. • NoHo West, North Hollywood: Apartment developer Trammell Crow plans to build 642 apartments on a part of the parking lot in the mall’s northeast corner it acquired from mall owner Merlone Geier Partners.
• Santa Monica’s Third Street Promenade: A plan developed last year encourages the city to consider rezoning parts of the retail district for housing and hotels among other strategies to revitalize an area that’s seeing rising vacancies in the face of online shopping and the pandemic, according to online news reports.

2. Discontinuation of Office Uses
La Verne has a small office market with just 2.4 percent of the total Trade Area inventory. While La Verne and Trade Area rents since 2006 have been significantly lower than in the County, the City and Trade Area also outperform County vacancy as well (with a degree of volatility in the City due to the relatively large impacts of tenant movement on a small supply). Most of the new Trade Area growth is concentrated in established office districts in San Dimas, Claremont, and Upland, which have achieved a critical mass of office workers and supporting amenities. La Verne, on the other hand, lacks such a critical mass, which presents an impediment to significant new office growth.

Moreover, the City finds that the COVID‐19 pandemic will have a real impact on commercial real estate and that office use will decline in demand as businesses maintain a long‐term work from home option. The City expects that the use of traditional office space declines, office uses in La Verne will be some of the first to close or relocate as users gravitate to more prominent office districts.

The City of Pomona recently approved the development of up to 200 multifamily units in the Corporate Center, near Cal State Pomona at a location currently developed with office uses. The project will offer attainable rental choices in a market with strong rental demand near a school, much like La Verne.

November 21, 2022, City Council Meeting
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3. Known Vacancies/Buildings for Rent or Sale
The City has conducted an inquiry to identify vacancies and buildings for rent or sale in La Verne that are included in Appendix A. Many of the sites identified in the inventory have vacancies, and in some cases, the entire site is unoccupied (as of December 2021). These sites are particularly well‐suited for redevelopment because property owners are incentivized to think about the highest and best use of their property to maximize profit in the face of vacancies.

For example, in 2019 Lennar Corp and the Olson Company purchased a 2‐acre property in nearby Arcadia that was for sale. The site was previously developed with retail uses but was purchased and redeveloped with 80 townhome units.

4. Unique Site Characteristics (Low Utilization/Blighted Conditions) Lastly, the City has visually inspected each site to determine if the existing uses represent a reasonable utilization of the site based on similar financially successful projects/centers in the region or if there are unique visual characteristics that would indicate the site is not well‐maintained and property owners may be interested in selling the property for a higher return. In particular, the City considered the site’s existing parking configuration (including whether the parking lots appear regularly occupied), ingress/egress issues, the visual condition of the building and landscaping (whether or not it’s in need of repair), and other factors present through a visual inspection. Given the oversupply of retail and availability of retail options in the City and region, marginal uses and buildings are not expected to continue remaining competitive and their corresponding property value is likely higher with the option to develop residential uses on the site.

The majority of La Verne’s recent development occurred at sites that also had unique site characteristics, particularly deferred maintenance or low lot coverage (for example, White and First and Lordsburg Lofts, described previously). The City expects that once it adopts its new General Plan and certifies the associated environmental impact report, property owners who have not maintained their properties may be more interested to sell, given that developers may be willing to pay more once the environmental review for new development is concluded.

Suitability of Nonvacant Sites Findings
The City has specifically analyzed whether existing uses constitute an impediment for residential uses on the site. Additional information provided in Appendix A demonstrates that existing uses on the sites identified to accommodate a portion of the City’s RHNA do not constitute an impediment for residential uses on the site. Additional information regarding current operations and tenants, vacancies, properties listed for rent or sale, and the demand for the current use are included. The City has considered each site individually and has concluded that based on the substantial evidence provided, current uses are not an impediment to the sites redevelopment for residential uses.

November 21, 2022, City Council Meeting
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5D. Strategy to Accommodate Remaining RHNA
Housing element law requires an inventory of land suitable for residential development (Government Code Section 65583(a)(3)). An important purpose of this inventory is to determine whether a jurisdiction has sufficient land allocated for the development of housing to meet the jurisdiction’s share of the regional housing need, including housing to accommodate ho useholds of all income levels.

This section provides an analysis of the land available within the City for residential development. In addition to assessing the quantity of land available to accommodate the City’s total housing needs, this section also considers the availability of sites to accommodate a variety of housing types suitable for households with a range of income lev
els and housing needs.

The City of La Verne’s 6th Cycle residential capacity falls into three categories:

1. Proposed projects;

2. Accessory dwelling units; and

3. Old Town La Verne Specific Plan Sites.

As described throughout this section, the City has identified a strategy to accommodate its RHNA allocation at all income categories for the 2021‐2029 planning period. Moreover, La Ver ne has a recent track record of supporting development of affordable housing, working with affordable housing developers, and addressing needs of the community’s vulnerable populations, including seniors.

PROPOSED PROJECTS
The City of La Verne is considering three proposed projects which have the potential to yield up to 25 units.

These projects i nclude:

E and 3rd: The proposed project at E and 3rd includes development of 12 single‐family units. As part of this project 2 units are expected to be deed‐restricted affordable units. The City has credited 10 units from the E and 3rd project towards helping meet its above‐moderate income RHNA, 1 unit towards its very low income RHNA, and 1 unit towards its moderate income RHNA.

Sage Canyon: The proposed Sage Canyon project includes development of 12 single‐family units, all of which are expected to be affordable to above‐moderate income households. The City has credited 12 units from the Sage Canyon project towards helping meet its above‐moderate income RHNA.

Miller Street: The proposed project at Miller Street includes construction of one single‐family residence expected to be affordable to above‐moderate income households. The City has credited 1 unit from the Miller Street project towards helping meet its above‐moderate income RHNA.

November 21, 2022, City Council Meeting
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ACCESSORY DWELLING UNITS
As of January 2020, newly adopted State of California legislation pertaining to Accessory Dwelling Units (ADUs) went into effect. The legislation changes specifically amended Government Code Sections 65852.2 and 65852.22. In response to these legislative changes, the City of La Verne updated its zoning ordinance to be consistent with State law. Th e details of the City’s Zoning Ordinance relevant to ADUs are included in the Constraints section of this Background Report.

La Verne made a conservative estimate of the number of ADUs that will meet a portion of the City’s RHNA obligation. The City used the average annual number of ADUs constru cted over the past three years multiplied by 8 (the number of years in the planning period), to estimate the number ADUs (at a minimum) to be constructed during the planning period.

The average annual number of ADUs developed from 2018‐2020 was 11.5, multiplied by 8, yields the estimate of 92 ADUs to be constru cted between 2021 and 2029. This is a conservative assumption and production will likely outpace this target during the planning period. Additionally, the affordability level of these ADUs is assumed to be consistent with the findings of SCAG’s ADU affordability study and the findings for the LA County II region.

OLD T

OWN LA VERNE SPECIFIC PLAN
The City has identified the Old Town La Verne Specific Plan as the primary opportunity area for the development of new housing for all income levels in the City for foreseeable future. La Verne is entirely built‐out. The Old Town La Verne Specific Plan was initiated by the City to facilitate and encourage development and improvements that will help realize the community’s vision for the Old Town area. Based on the Spe
cific Plan, Old Town La Verne will be strengthened as a distinctive center with attractive streets, public spaces, preserved historic neighborhoods, lively mixed‐use centers, and a variety of housing options.

The City of La Verne engaged the public in the process for determining a vision and objectives for the Ol d Town Specific Plan. The following objectives of the Specific Plan were generated from this public process:
 Preserve the historic and unique character of Old Town related to both the Lordsburg railroad era history and La Verne’s citrus heritage;
 Enable appropriate expansion of the University of La Verne;  Create transit‐oriented dev
elopment near new Metro L Line (Gold) station;
 Eliminate blight and enhance La Verne’s economic base;  Provide affordable housing for La Verne’s varied income groups;  Create an attractive environment for pedestrians, bicyclists, Metro L Line (Gold) riders, and local transit users; and
 Encourag
e sustainable development.

The Specific Plan establishes various land use districts to implement proposed land uses that complement the existing, historically‐based and contemporary uses of Old Town, enable transit‐oriented development near key transportation corridors, and support an interconnected pedestrian and bicycling environment.

The Specific Plan objectives focus gro wth in the Old Town Specific Plan area, by allowing and promoting higher density residential and mixed use development and to encourage development of a variety of housing types for all income levels.

The City has identified the Old Town La Verne Specific Plan area as a key growth area and incorporated th e introduction of residential uses, by right, as a key vision for the Specific Plan. The Specific Plan strategically aims to facilitate the development of employment opportunities, dining, shopping, neighborhood services, and residential uses in close proximity to reduce vehicle trips and create a vibrant Old Town area. It is November 21, 2022, City Council Meeting
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anticipated based on the allowed densities and the sites available that the Specific Plan area will offer significant opportunities to accommodate the City’s RHNA allocation. The Old Town area of La Verne is an ideal location for the development of future affordable housing as many service, retail, and public amenities, and a con nection to both the Metro L Line (Gold) and Metrolink transit lines are located within and/or nearby the Specific Plan area. The Old Town La Verne Specific Plan area is recognized as a High Quality Transit Area (HQTA) in the Southern California Regional Governments’ (SCAG) 2012–2035 Regional Transportation Plan and S ustainable Communities Strategy (RTP/SCS). Per the RTP/SCS, future housing development projects within identified HQTA’s are eligible for potential CEQA streamlining, which can accelerate processing of development applications. Throughout the Specific Plan area there is a mix of uses including single‐family housing, multi‐family housing, retail, professional office, and institutional. Th e Specific Plan has great potential for redevelopment with underutilized parcels scattered in each district.

The Specific Plan, adopted in 2013, establishes four distinct Land Use Sectors: the Historic Old Town Sector, the University of La Verne Sector, the Arrow Corridor/TOC Sector, and the First Street Sector. Within these Land Use Se ctors, the Specific Plan further establishes nine unique land use districts, four of which allow for residential uses. The four districts permitting residential development do so at the following densities:

1. Old Town Mixed‐Use (at least 30 dwelling units per acre): Provides for small scale and medium‐ scale uses which i nclude retail stores, restaurants, and services on the ground level, with residential or office uses above or adjacent.

2. Medium Density Residential District (at least 40 dwelling units per acre): Provides for one‐ and two‐ story condominiums or apartments within walking distance of the Metro L Line (Gold) station.

3. Mixed‐Use District 1 (at lea st 60 dwelling units per acre): Provides for transit‐oriented development consisting of retail with residential or office uses above within easy walking distance of the Metro L Line (Gold) station.

4. Mixed‐Use District 2 (at least 70 dwelling units per acre): Provides for not only transi t‐oriented development consisting of retail with residential or office uses above within easy walking distance of the Metro L Line (Gold) station, but also for hotel and cultural uses to complement surrounding land uses.

The entire Specific Plan area is approximately 107 acres. A parcel specific inventory with un it capacity is provided in Appendix A along with related Specific Plan maps. The Specific Plan proposes a range of residential densities from 30 dwelling units per acre up to 70 dwelling units per acre. In the OTLVSP area, 15% of units are required to be affordable to lower income house holds, and 40% of those units must be affordable to very low income households (6% of all units). As a result of this inclusionary requirement for projects within the OTLVSP, consistent with State Density Bonus Law, all development within the OTLVSP automatically qualifies for a 22.5% density bonus. This raises the permitted density range from 30 dwelling units per acre up to 70 dwelling units per acre to 36.75 dwelling units per acre up to 85.75 dwelling units per acre. Given inclusionary requirement, it is assumed that the maximum density for any development in the OTLVSP is the maximum density identified in the Specific Plan, by land use district, plus the 22.5% density bonus. In other words, the Medium Density Residential district, with a maximum density of 40 dwelling units per acre in the Specific Plan, has an effective maximum density of 49 dwelling units per ac re.

November 21, 2022, City Council Meeting
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The development standards presented in the Specific Plan are shown in Table 5‐7. The Specific Plan allows residential uses by right and includes incentives to encourage the development of residential units, including: streamlined processing, shared/reduced parking requirements, and fee modifications, when feasible. Based on the total acreage of the area and the permitted land uses and densities for each district, the Specific Plan area could accommodate a maximum of 2,472 dwelling un its. However, the proposed land uses would result in the demolition of some of the existing structures in order to accommodate the type of development envisioned under the Specific Plan, including six single‐family units and 88 multi‐family units.

The Specific Plan, therefore, could accommodate a maximum ne t of 2,378 new dwelling units.

As previously described, the City has adjusted the maximum capacity assumptions for sites in the Specific Plan area based on the land use district; the Medium Density Residential district is assumed to develop at 75% maximum capacity. All other districts, given that the allow for mixed‐use, are anticipated to develop at 50% maxi
mum capacity. Based on these assumptions, the City has identified the realistic capacity of the Specific Plan area to be 1,254 units. This represents approximately half of the total capacity identified in the OTLVSP and analyzed in the environmental impact report prepared for the OTLVSP. The capacity and affordability level by land use district is presented in Table 5‐7 and described further below:

TABLE 5‐75–4: OLD TOWN LA VERNE SPECIFIC PLAN REALISTIC CAPACITY BY LAND USE DISTRICT Land Use
District
Max Density
Identified in
SP
Density Inclusive
of Automatic

22.5% Density
Bonus
Lower
Income (0-
80% AMI)
Moderate
Income (81-
120% AMI)
Above
Moderate
income (121%+
AMI)
Total
Medium Density
Residential
40 du/ac 49 du/ac 48 69 65 182
Old Town Mixed
Use
30 du/ac 36.75 du/ac 12 52 53 117
Mixed Use 1 60 du/ac 73.5 du/ac 412 36 33 481
Mixed Use 2 70 du/ac 85.75 du/ac 478 - - 478
Total - - 950 157 151 1,258
Source: City of La Verne, 2021

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Medium Density Residential
The City has identified 30 parcels designated as Medium Density Residential in the Specific Plan as suitable to accommodate a portion of the City’s RHNA. Two of these sites are over half an acre and have been identified as helping meet the City’s lower income needs; these two parcels total 1.32 acres and have the potential to yi
eld 48 units. The remaining 28 parcels are less than half an acre and have been identified as meeting the City’s moderate and above‐moderate income needs; these 28 parcels total 3.55 acres and have the capacity to yield 69 moderate income units and 65 above‐mod erate income units, for a total capacity of 134 units. The City has identified the capacity for residential uses at these sites at 75% of maximum capacity, resulting in the potential for Medium Density Residential sites in the Specific Plan to yield approximately 182 units.

Sites within the Medium Density Residential District will be de veloped as 100 percent residential uses.

These sites are currently occupied by service retail in warehouse facilities, truck yards, and multiple vacant parcels. The City considers these parcels underutilized and will discontinue during the planning period. The current uses are not consistent with the adjacent r esidential uses and are poised for redevelopment.

Old Town Mixed Use
The City has identified 35 parcels designated as Old Town Mixed Use in the Specific Plan as suitable to accommodate a portion of the City’s lower income as well as moderate and above‐moderate income RHNA, based on the site’s site. There is one site that is larger than 0.50 acres, and this is credited tow ards the City’s
lower income RHNA, while sites smaller than 0.50 acres are credited towards the City’s moderate and above moderate income RHNA. The site large enough to contribute to the City’s lower income RHNA is 0.67 acres and has the capac ity to yield 12 units. The remaining 34 sites are less than 0.50 acres; together, they total

5.71 acres and have the capacity to yield 52 moderate income units and 53 above‐moderate income units.

The City has identified the capacity for residential uses at these sites at 50 % of maximum capacity, resulting in the potential for Old Town Mixed Use sites in the Specific Plan to yield approximately 12 units affordable to lower income households, 52 units affordable to moderate income households, and 53 units affordable to above‐moderate income households (for a total of 117 units).

Sites within the Old Town Mixed‐Use District are mai nly occupied by single‐story retail or office buildings with adjacent or surrounding parking lots. The City considers these uses to be underutilized and is not consistent with the Specific Plan’s proposed land use designations.

November 21, 2022, City Council Meeting
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Mixed Use 1
The City has identified 13 parcels designated as Mixed Use 1 in the Specific Plan as suitable to accommodate a portion of the City’s lower income as well as moderate and above‐moderate income RHNA, based on the site’s site. Sites 0.50 acres and larger are credited towards the City’s lower inco me RHNA while site smaller than 0.50 acres are credited towards the City’s moderate and above moderate income RHNA. There are four sites that are larger than 0.50 acres, and these sites are credited towards the City’s lower income RHNA, while sites smaller than 0.50 acres are credited towards the City’s moderate and above moderate in come RHNA. The sites large enough to contribute to the City’s lower income RHNA total 11.2 acres and have the capacity to yield 412 units. The remaining sites are less than 0.50 acres; together, they total 1.86 acres and have the capacity to yield 36 moderate income uni ts and 33 above‐moderate income units. The City has identified the capacity for residential uses at these sites at 50% of maximum capacity, resulting in the potential for Mixed Use 1 sites in the Specific Plan to yield approximately 412 units affordable to lower income households, 36 units aff ordable to moderate income households, and 33 units affordable to above‐moderate income households (for a total of 481 units).

Sites within the Mixed‐Use 1 District are currently occupied by large warehouse/light manufacturing and public storage uses that the City anticipates will discontinue during the planning period.

Mixed Use 2
The City has i dentified 5 parcels designated as Mixed Use 2 in the Specific Plan as suitable to accommodate a portion of the City’s lower income RHNA. All Mixed Use 2 sites are larger than 0.50 acres; together, they total 11.15 acres. City has identified the capacity for residential uses at these sites at 50 % of maximum capacity, resulting in the potential for Mixed Use 2 sites in the Specific Plan to yield approximately 478 units affordable to lower income households.

Sites within the Mixed‐Use 2 District are currently occupied by large underutilized parking lot that the City considers to be poised for redevelopmen t. This District is immediately adjacent to the Fairplex Redevelopment project, which proposes hotel, entertainment, retail, and museum uses, along with multiple transportation options.

November 21, 2022, City Council Meeting
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Inclusionary Housing Program
The Old Town Specific Plan includes an inclusionary housing requirement for all residential development that occurs in the Specific Plan area. Requiring inclusionary housing enables the City of La Verne to meet its housing goals to encourage the development of housing for lower income households. Under the program, a certain percentage of all new and substantially re habilitated dwelling units are required to be made available to low‐ and moderate‐income households.

The Specific Plan’s inclusionary housing program requires at least 15 percent of all new housing and substantially rehabilitated dwelling units developed by public of private entities or persons must be av ailable at affordable housing cost to, and occupied by, households of low‐ or moderate‐income. Of these, 40 percent must be available at affordable housing cost to, and occupied by, persons and families of very low‐income households. For all new housing and substantially rehabilitated dwelling units developed by the City of La Verne, at le
ast 30 percent must be available at affordable housing cost to, and occupied by, households of low‐ or moderate‐income. Of these, 50 percent must be available at affordable housing cost to, and occupied by, persons and families of very low‐income households. Low‐ and moderate‐inc ome housing affordability covenants must run for 55 years for rental housing and 45 years for owner‐occupied housing in order to count towards inclusionary housing requirements. Smaller residential development within less than 10 dwelling units are able to pay an inclusionary housing in‐lieu fee to be paid into the City’s afforda ble housing fund rather than provide actual affordable housing units in the residential project. It should be noted that none of the sites identified to accommodate a portion of the City’s lower income RHNA are expected to produce less than 10 units, and as such, would not be allowed to pa y an inclusionary housing in‐lieu fee.

November 21, 2022, City Council Meeting
M
arshallCreek
§¨¦210
§¨¦210
UV30
Foothill Blvd
Baseline Rd
UV66
White Ave
E Bonita Ave
E Foothill Blvd
D St
Damien Ave
N White Ave
E Gladstone St
W Arrow Hwy
Bonita Ave
E Arrow Hwy 3rd St
Wheeler Ave
E Baseline Rd
W
hite
AveB St
Arrow Hwy
W Bonita Ave
Arrow Hwy
Fruit St
N
Garey
Ave
W La Verne Ave
Wheeler Ave
C l a r e m o n tC l a r e m o n t
P o m o n aP o m o n a
S a n D i m a sS a n D i m a s
Marshall Creek
Live Oak Wash
LiveOakWash
San Dimas Wash
SanDimas Wash
ThompsonW
ash
ThompsonW
ash
Legend
City of La Verne
La Verne Sphere of
Influence (SOI)
Surrounding Cities
Unincorporated Los
Angeles County
Assessor Parcel
Boundaries
Suitable for All Income
Levels
Suitable for
Moderate/Above
Moderate Incomes
Metrolink

CITY OF LA VERNE GENERAL PLAN
Housing Element Sites
p
0 2,0001,000
Feet
1:36,000
Source: Los Angeles County.

Map date: December 1, 2021.

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ADEQUACY OF SITES TOWARD THE RHNA
Including proposed projects (25 units), ADU projections (92 units), and sites in the Old Town La Verne Specific Plan (1,258 units) the sites inventory identifies capacity for at least 1,375 units, 1,015 of which have been identified as being able to meet the City’s remaining lower‐income RHNA of 642 units. Together with projects und
er construction and projects approved/entitled but not yet built, the City has demonstrated the ability to exceed its RHNA by 214 units, a 16% overall surplus. Overall, the City has the ability to adequately accommodate the remaining RHNA at all income levels (Table 5‐8).

TABLE 5‐85–5: RHNA SITE INVENTORY
Extremely
Very
Low/Very
Low Income
(0-50% AMI)
Low Income
(51-80% AMI)
Moderate
Income (81-
120% AMI)
Above
Moderate
income
(121%+ AMI)
Total
RHNA 414 239 223 470 1,346
Credits 6 5 13 161 185
Remaining RHNA after Credits
Applied 408 234 210 309 1,161
Strategy 1: Proposed Projects 1 0 1 23 25
Strategy 2: ADUs 22 42 2 26 92
Strategy 3: Old Town La Verne
Specific Plan Sites 950 157 151 1,258
Total Site Strategy Capacity 1,015 160 200 1,375
Total Capacity for the 6 th Cycle
(Credits and Sites) 1,026 173 361 1,560
Remaining RHNA by Income
Category 0 (surplus of 373 units) 50 109 159
Remaining RHNA After Surplus
from Lower Income Units Applied 0 (surplus of 214) 0 0 0 Source: City of La Verne, 2021

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OTHER POTENTIAL DEVELOPMENT LOCATIONS (FUTURE OPPORTUNITIES) As described above, the City has identified sufficient capacity to accommodate its remaining RHNA at all income categories through proposed projects, ADUs, and sites in the OTLVSP. As described throughout this Element, the OTLVSP is an area near goods, services, jobs, transit, and a university. The OTLVSP also allows for the highest levels of density in the community, ranging from 30 to 70 du/ac. In recognition of the redevelopment opportunities in the OTLVSP, the City adopted an EIFD to establish a funding mechanism that can facilitate the construction of infrastructure improvements in this area. While the City has identified the OTLVSP as the most viable location in the built‐out community to accommodate new residential development at all income levels (not just lower income), multifamily residential development is also allowed elsewhere throughout the City and is not restricted to only the OTLVSP (see Table 4‐2). Most of the City’s existing nonresidential development, including shopping centers along Foothill Boulevard and Arrow Highway, is located within adopted Specific Plan areas. The Foothill Boulevard Specific Plan and the Arrow Corridor Specific Plan both allow for residential development. The City continues to support the implementation of all adopted Specific Plans, including those that allow for residential development.

Moreover, the City has a history of working with applicants to prepare and adopt Specific Plans for specific sites in the community suitable for residential development, such as the Emerald Court Specific Plan that allowed the development of 19 condominium units on 3.2‐acres previously zoned for industrial uses. While the OTLVSP represents the most appropriate and predictable location for future residential development, other development opportunities exist throughout the City and the City will continue to work with property owners and applications on sites throughout the City, not just sites identified in the Housing Element, to encourage residential development for all household incomes in locations throughout La Verne.

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5E. Financial Resources
A variety of potential funding sources are available to finance housing activities in La Verne. Due to both the high cost of developing and preserving housing, and limitations on both the amount and uses of funds, layering of funding sources may be required for affordable housing programs and projects. Table 5‐9 li sts the potential funding sources that are available for housing activities. They are divided into five categories:
federal, State, county, local, and private resources.

TABLE 5‐95–6: FINANCIAL RESOURCES AVAILABLE FOR HOUSING ACTIVITIES Program Name Description Eligible Activities

1. Federal Programs and Funding Sources
Community Development Block
Grant (CDBG)
The Community Development Block Grant
(CDBG) program is a flexible program that
provides communities with resources to address
a wide range of unique community development
needs.

Acquisition
Rehabilitation
Homebuyer Assistance
Economic
Development
Homeless Assistance
Public Services
Home Investment Partnership
(HOME)
Local jurisdictions can receive HOME funds
directly from the Federal government. HOME
funds are used to assist low income (80% AMI)
households.

New Construction
Acquisition
Rehabilitation
Homebuyer Assistance
Rental Assistance
Emergency Shelter Grant
(ESG) Program
Funds emergency shelters, services and
transitional housing for homeless individuals and
families.

Homeless Assistance
Public Services
Neighborhood Stabilization
Program (NSP) Funds
Provides funds to purchase abandoned and
foreclosed homes and re sidential property.

Acquisition
Homebuyer Assistance
Choice Neighborhoods Grants Funds to address distressed neighborhoods and public and assisted projec ts to transform them
into viable and sustainable mixed-income
neighborhoods by linki ng housing improvements
with appropriate services , schools, public assets,
transportation, and access to jobs. Planning
grants and implementation grants are available.

New Construction
Acquisition
Rehabilitation
Economic
Development
Public Services
Section 202 Housing for
Seniors
HUD provides capital advances to finance the
construction, rehabilitatio n or acquisition with or
without rehabilitation of structures that will serve
as supportive housing for very low-income
elderly persons, including the frail elderly, and
provides rent subsidies fo r the projects to help
make them affordable.

Acquisition
Rehabilitation
New Construction
Section 811 Housing for
Persons with Disabilities
Grants to non-profit developers of supportive
housing for persons with disabilities, including
group homes, independent living facilities and
Acquisition
Rehabilitation
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intermediate care facilities. New Construction
Rental Assistance
Housing Opportunities for
Persons with AIDS (HOPWA)
HOPWA is an entitlement grant distributed to the
largest jurisdiction in each county. HOPWA funds
may be used for a wide range of housing, social
services, program planning, and development
costs. These include, but are not limited to, the
acquisition, rehabilitation, or new construction of
housing units; costs for facility operations; rental
assistance; and short-term payments to prevent
homelessness. HOPWA funds also may be used
for health care and mental health services
chemical dependency treatment, nutritional
services, case management, assistance with
daily living, and other supportive services.

Acquisition
Rehabilitation
Homebuyer Assistance
Homeless Assistance
Public Services
Rental Assistance
Supportive Housing Program Provides funding to develop supportive housing and services that will allow homeless persons to
live as independently as possible. Grants under
the Supportive Housing Program are awarded
through a national competition held annually.

Homeless Assistance
Public Services
Shelter Plus Care Provides rental assistance for hard-to-serve homeless persons with disa bilities in connection
with supportive services funded from sources
outside the program.

Homeless Assistance

2. State Programs
Low-income Housing Tax Credit
(LIHTC)
Tax credits are available to persons and
corporations that invest in low-income rental
housing. Proceeds from the sale are typically
used to create housing. Ta x credits are available
between 4% and 9%.

New Construction
Building Equity and Growth in
Neighborhoods (BEGIN)
Grants to cities to provide down payment
assistance (up to $30,000) to low- and moderate-
income first-time homebuyers of new homes in
projects with affordab ility enhanced by local
regulatory incentives or barrier reductions.

Homebuyer Assistance
CalHome Grants to cities and non-profit developers to offer homebuyer assistance, including down payment
assistance, rehabilitation,
acquisition/rehabilitation, and homebuyer
counseling. Loans to dev elopers for property
acquisition, site development, predevelopment
and construction period expenses for
homeownership projects.

Predevelopment
Site development
Site acquisition
Rehabilitation
Acquisition/Rehab
Down payment
assistance
Mortgage financing
Homebuyer counseling
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Housing Program available as gap financing for rental housing developments that include affordable units, and
as mortgage assistance for homeownership
developments. In addition, grants are available to
cities, counties, and transit agencies for
infrastructure improvements necessary for the
development of specified housing developments,
or to facilitate connections between these
developments and the transit station.

Predevelopment
Site development
Infrastructure
Infill Incentive Grant Program Funding of public infrastructure (water, sewer, traffic, parks, site cleanup, etc.) to facilitate infill housing development. One funding round
annually.

Regulations pending
CalHFA FHA Loan Program Provides fixed rate FHA mortgages in Federally Designated Targeted Areas. Homebuyer Assistance
CalHFA Homebuyer’s Down
payment Assistance Program
CalHFA makes below market loans to first-time
homebuyers of up to 3% of sales price. Program
operates through participating lenders who
originate loans for CalHFA. Funds available upon
request to qualified borrowers.

Homebuyer Assistance
CalHFA Mental Health Services
Act Funds
Jointly administered by the California Department
of Mental Health and the California Housing
Finance Agency on behalf of counties, the
Program offers permanent financing and
capitalized operating subsidies for the
development of permanent supportive housing,
including both rental and shared housing, to
serve persons with serious mental illness and
their families who are homeless or at risk of
homelessness. MHSA Housing Program funds
will be allocated for the development, acquisition,
construction, and/or rehab ilitation of permanent
supportive housing.

New Construction
Acquisition
Rehabilitation
Homeless Assistance
Public Services
Rental Assistance New
CalHFA New Issue Bond
Program (NIBP)
Provides affordable h ousing bond funding to
CalHFA and other housing finance agencies.

This funding allows developers to secure a
source of affordable financing in the marketplace
which otherwise could not be obtained.

New Construction
Acquisition
Rehabilitation
Preservation
Golden State Acquisition Fund
(GSAF)
Affordable Housing Innovation Program (AHIP):
provides loans for develo pers through a nonprofit
fund manager to provide quick acquisition
financing for the development or preservation of
affordable housing.

New Construction
Acquisition
Rehabilitation
Preservation
Emergency Housing and
Assistance Program Operating
Facility Grants (EHAP)
Provides operating facility grants for emergency
shelters, transitional housing projects, and
supportive services for homeless individuals and
families.

Homeless Assistance
Public Services
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Emergency Housing and
Assistance Program Capital
Development (EHAPCD)
Funds capital development activities for
emergency shelters, transitional housing, and
safe havens that provide shelter and supportive
services for homeless individuals and families.

Homeless Assistance
Public Services
Emergency Solutions Grant
(ESG) Program
Funds projects that serve homeless individuals
and families with suppor tive services, emergency
shelter/transitional housin g, assisting persons at
risk of becoming homeless with homelessness
prevention assistance, and providing permanent
housing to the homeless population. The
Homeless Emergency Assistance and Rapid
Transition to Housing (HEARTH) Act of 2009
places new emphasis on assisting people to
quickly regain stability in permanent housing
after experiencing a housing crisis and/or
homelessness.

Homeless Assistance
Public Services
Infill Infrastructure Grant
Program (IIG)
Provides grants for infr astructure construction
and rehabilitation to support higher-density
affordable and mixed-income housing in infill
locations.

Predevelopment
Site development
Infrastructure
Multifamily Housing
Program
Provides funding for new construction,
rehabilitation, or acquisition and rehabilitation of
permanent or transitional rental housing. Projects
are not eligible if construction has commenced
as of the application date, or if they are receiving
9% federal low income housing tax credits.

Eligible costs include the cost of chil d care, after-
school care and social service facilities integrally
linked to the assisted housin g units; real property
acquisition; refinancing to retain affordable rents;
necessary onsite and offsite improvements;
reasonable fees and consulting costs; and
capitalized reserves.

Acquisition
Rental Assistance
Public Services
Site development
Infrastructure
Development Fees
Predevelopment Loan Program
(PDLP)
Provides predevelopment capital to finance the
start of low income housing projects. Predevelopment

3. County Programs
Housing Choice Vouchers
(formerly Section 8)
Rental assistance payments to owners of private
market rate units on behalf of low-income (50%
MFI) tenants.

Rental Assistance
Home Ownership Program
(HOP)
The County of Los Angeles provides a secondary
mortgage loans to first time homebuyers. HOP
has been designed to meet the needs of low-
income families and individuals who want to
purchase a new home, but are unable to qualify
without financial assistance.

Homebuyer Assistance
Mortgage Credit Certificate
(MCC)
Federal tax credit for low- and moderate- income
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past three years. Allocation for MCC is provided
by the State and administered by the County.

Income Tax Credit
Affordable Homeownership
Program (AHOP)
The Los Angeles Community Development
Commission provides first-time homebuyer
assistance to low-income families and individuals
to purchase newly constructed homes that were
partially financed with CDC development funding.

Homebuyer Assistance
Housing Economic Recovery
Ownership (HERO)
The Los Angeles County HERO Program was
designed to meet the needs of low, moderate
and middle-income househ olds who want to
purchase a foreclosed or abandoned single
family home, but are unable to qualify without
financial assistance. This program provides a
secondary mortgage for the purchase of that
home, down payment assistance, and
rehabilitation grant opportunities. The secondary
mortgage is a 0% interest loan. No repayment of
loan will be due until the home is sold,
transferred, or refinanced, or no longer- owner-
occupied.

Rehabilitation
Acquisition
Homebuyer Assistance
Infill Sites Rental Program
(ISRP)
The ISRP is designed to provide financial
assistance for acquisition and rehabilitation of
foreclosed residences for affordable rental
housing to low-income persons. Developers must
agree to operate the housing at affordable rents
for a period of 55-years.

Rehabilitation
Acquisition

4. Local Programs
Tax Exempt Housing Revenue
Bond
The City can support low-income housing by
holding the required TEFRA hearing prior
enabling the issuance of housing mortgage
revenue bonds. The bonds require the developer
to lease a fixed percentage of the units to low-
income families at specified rental rates.

New Construction
Rehabilitation
Acquisition
Enhanced Infrastructure
Financing District (EIFD)
The City of La Verne has established an
Enhanced Infrastructure Financing District (EIFD)
near the City’s future Metro L Line (Gold) station
at E Street and Arrow Highway with a sub-area
near Wheeler Avenue and Arrow Highway. The
purpose of this district is to establish a funding
mechanism that can facilita te the construction of
infrastructure improvements in these areas.

Infrastructure

5. Private Resources/Financing Programs
Federal National Mortgage
Association (Fannie Mae)
Fixed rate mortgages issued by private mortgage
insurers; mortgages which fund the purchase
and rehabilitation of a home; low down-payment
mortgages for homes in underserved areas.

Homebuyer Assistance
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National Housing Trust The Green A ffordable Housing Preservation Loan fund through the National Housing Trust
Provides below market predevelopment and
interim development loans to affordable housing
developers who seek to incorporate green
building techniques when rehabilitating existing
affordable housing. Under the program, a portion
of the loan will be forgiven when the developer
demonstrates that they have incorporated
practical, environmentally friendly design
elements in the property's rehabilitation plan.

Predevelopment
Development Loans
California Community
Foundation
Provides support for gener al operating of existing
nonprofit affordable housing developers, with the
focus on supporting the development and
preservation of permanent affordable housing.

New Construction
Rehabilitation
Acquisition
MacArthur Foundation Preserving Affo rdable Rental H ousing Program is a $150 million initiative that seeks to preserve
and improve affordable rental housing.

Preservation
Rehabilitation
Acquisition
Local banks As a requirement of the Community
Reinvestment Act of 1977, commercial banks are
required to "meet the credit needs" of all the
areas from which they draw deposits. They
usually do this through below-market loans to
both developers and qualified low-income
homebuyers, and grants to community
development nonprofits. Many banks have set up
a separate community development division, and
partner with local organizations that provide
services like homeownership counseling to their
borrowers. Larger banks often have a separate
foundation to handle the grants.

Homebuyer Assistance

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5F. Administrative Resources
Described below are several non‐profit agencies that are currently active and have completed projects in Los Angeles County. These agencies serve as resources in meeting the housing needs of the City, and are integral in implementing activities for acquisition/rehabilitation, preservation of assisted housing, and development of affordable housing.

Habitat for Humanity
Habitat is a non‐profit, Christian organization tha t builds and repairs homes for sale to very low‐income families with the help of volunteers and homeowner/partner families. Habitat homes are sold to partner families at no profit with affordable, no interest loans. The local affiliate, Habitat for Humanity (Pomona Valley), has built and re habilitated more than 350 homes locally.

Jamboree Housing Corporation (JHC)
JHC is a non‐profit developer that has developed and implemented numerous affordable housing projects throughout Southern California and the State. Jamboree has also established an in‐house social services division to assist residents in maintaining self‐sufficiency. “Housing with a HEART” (Helping Ed ucate,
Activate and Respond Together) now operates at most Jamboree‐owned properties.

Mercy Housing California
Mercy Housing has offices in Los Angeles, San Francisco, and Sacramento. Mercy Housing serves more than 10,000 people at about 100 properties. Residents range from families to people with special needs to seniors.

Neighborhood Housing Services of Los Angeles County (NHS) Neighborhood Housing Services of Los Angeles County (NHS) strengthe ns communities through the development and maintenance of quality affordable housing, creation and preservation of affordable homeownership opportunities, support of local leaders, providing financial education and increasing the financial independence of families and people in need.
5G. Energy Conservation Opportunities
As cities construct more housing to meet growing population demands, the consumption rate of energy becomes a significant issue. The primary uses of energy in urban areas are for transportation, lighting, water, heating and space heating and cooling. The high cost of energy demands that efforts be taken to reduce or mi nimize the overall level of urban consumption.

There are many opportunities for conserving energy in new and existing residential units. Construction of energy efficient buildings does not lower the price of housing. However, housing with energy conservation features should result in reduced monthly occupancy costs as consumption of fuel and energy is de creased.

Similarly, retrofitting existing structures with energy conserving features can result in a reduction in utility costs. Examples of energy conservation opportunities include weatherization programs and home energy audits; installation of insulation; installation or retrofitting of more efficient appliances, and mechanical or solar energy systems; and building design and or ientation which incorporates energy conservation considerations. The City enforces all provisions of Title 24 of the California Administrative Code, which provides for energy conservation features in new residential construction.

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Southern California Edison programs
Southern California Edison offers a variety of energy conservation services under the Low‐Income Energy Efficiency programs (LIEE), which help qualified homeowners and renters conserve energy and control electricity costs. Eligible customers can receive services from local community agencies and licensed contractors working with Edison. Services include weatherization, efficient lighting and cooling, refrigera tor replacement, and energy education. In addition, Edison participates in the California Alternative Rates for Energy (CARE) program, which provides a 15% discount reduction on electric bills for low‐income customers and the Family Electric Rate Assistance Program (FERA) that provides discounts for families with household incomes slightly exceeding the low‐in come energy program allowances.

Southern California Gas programs
The Southern California Gas Company offers two direct assistance programs to limited income customers:
a no‐cost weatherization (attic insulation and water heater blankets); and a no‐cost furnace repair and replacement service. The Gas Company also participates in the State LIEE and CARE progra ms, helping low‐
income customers conserve energy and providing them with a discount on their gas bills.

City of La Verne Energy Action Plan
The City currently participates in the Energy Leader Partnership with SCE. To support this role, the City developed a local Energy Action Plan (EAP) that identifies the long‐term vision and goal to achieve en ergy
efficiency in the community and in government operations. Created in partnership with the San Gabriel Valley Council of Governments (SGVCOG) and Southern California Edison, the EAP identifies municipal and community‐wide strategies to achieve the City’s longer‐term electricity efficiency goals. Strategies in the EAP will be an integral part of resource managem ent, planning, and development in the community, and serves as an analytical link for the City between electricity reduction targets, local development, and state and regional electricity planning efforts.

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TECHNIQUES TO CONSERVE
Many modern design methods used to reduce residential energy consumption are based on proven techniques that have been known to humans since the earliest days of collective settlement. These methods can be categorized in three ways:

1. Building design that keeps natural heat in during the winter and out in the summer. Designs aim to reduce air conditioni
ng and heating demands. Proven building techniques in this category include:
 Orienting windows and openings of a building to follow the path of the sun, in order to minimize solar gain in the summer and maximize solar gain in the winter;  Utilizing “thermal mass,” earthen materials such as stone, brick, concre te, and tiles that absorb heat during the day and release heat at night;
 “Burying” sections of the structure in a hillside or berm to insulate the home against extremes of temperature;
 Application of window coverings, insulation, and other materials to reduce heat exchange betwee
n the interior and the exterior of the home;
 Strategic placement of openings and the use of ventilating devices that take advantage of natural air flow (particularly cool evening breezes); and  Designing eaves and overhangs above windows to block direct summer solar gain during the summer, but allow for solar gain dur ing the winter.

2. Use of landscaping features to moderate interior temperatures. Such techniques include:
 Planting of deciduous shade trees and other plants to protect the home;  Design including natural or artificial flowing water; and  Strategic placement of trees and hedges to con trol air flow

3. In addition to natural techniques that have been used historically, a number of modern energy conversion methods have been developed and advanced in more recent years. These include:
 Implementation of solar panels and other devices to generate electricity;  Application of solar energy to heat water;
 Employm
ent of window glazing to repel summer heat and trap winter warmth;  Use of weather‐stripping and other insulating devices to reduce heat gain and loss; and  Acquire energy efficient home appliances.

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STATE BUILDING CODE STANDARDS
The California Energy Commission was created in 1974 by the Warren‐Alquist State Energy Resources Conservation and Development Act. Upon its creation the first task of the Commission was to adopt energy conservation standards for new construction. The first set of residential energy conservation standards were developed in the late 1970s (Title 24, Part 6 of the Califor nia Code of Regulations) and have been periodically revised in the years following. La Verne currently utilizes Tier 1 of the California Green Building Code and has not adopted any local amendments to the building standards.

A focus of the Commission’s energy conservation standards is the defin ition of “climate zones”. These zones were created to allow for flexible approaches to energy conservation that can be tailored to different geographic regions of the State. The City of La Verne is located in Climate Zone 9, which covers the semi‐ arid inland valleys. This climate zone is characterized by a mild winters, hot summers, de sert winds, and abundant sunshine.

Because of these climate conditions, a substantial percentage of residential energy use goes to space cooling between the months of May and October. Residential site design and construction techniques that can reduce the amount of energy used for space cooling would significantly reduc e overall energy demand.

As discussed above, a number of traditional and modern techniques can decrease energy throughout the City.

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6. Affirmatively Furthering Fair Housing (AFFH)
Assembly Bill (AB) 686 requires that all housing elements due on or after January 1, 2021, must contain an Assessment of Fair Housing (AFH) consistent with the core elements of the analysis required by the federal Affirmatively Further Fair Housing (AFFH) Final Rule of July 16, 2015. Under State law, AFFH means “taking meaningf
ul actions, in addition to combating discrimination, that overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity based on protected characteristics.” In order to comply with AB 686, the City has completed the following outreach and analysis. 6A. Outreach
As discussed in the Public Engagement Summary (Appendix B), the City has worked diligently to engage the public as part of both its comprehensive General Plan Update and the Housing Element Update. The community outreach and public input process are fundamental to the Housing Element Update. This process seeks meaningful and compre hensive feedback from the entire La Verne community, helping to ensure the Housing Element Update represents a shared vision of the community. The City also provided ongoing notification to local housing service providers that represent lower income and special needs populations and to affordable housing developers, including, but not limited to, Ja mboree Housing Corporation, the Kennedy Commission, National CORE and Hope Through Housing Foundation, senior housing developers, and faith‐based groups. Appendix B to the Housing Element provides a summary of the key comments received during the Housing Element update process, and how they have been considered and addressed in the Element. The City implemented the following public outreach program.

PROJECT WEBSITE
The City’s dedicated project website for the General Plan Update encapsulates the Housing Element Update as well (https://laverne.generalplan.org/). The website serves as the main conduit of inf ormation for individuals who can access material online. The project website launched in July 2017 (associated with the City’s General Plan Update) and is regularly updated for the Housing Element to reflect ongoing community input opportunities, advertise draft work products, and answer commonly asked questions.

GENERAL PLAN VISIONING WORKSHOPS
The City of La Verne hosted three Visi
oning Workshops in the Fall of 2017 to kick off the comprehensive General Plan Update process, including the Housing Element. These workshops focused on the topics of vision and values, community design, land use and housing, and mobility. All members of the community were invited to attend and provide th eir input. These Workshops are summarized in Appendix B. All three Visioning Workshops were advertised on the project website, in the La Verne City Manager Monthly Newsletter, and view social media platforms. Additionally, flyers were posted at City Hall and at key locations throughout the community. In advance of the third Visioning Workshop, bilingual even flyers (in English and Spanish) were sent home with Bonita Unified School District students.

The first Visioning Workshop results related to housing included the vision to keep mobile home parks in place and affordable housing. Challenges included affordable housing for seniors, impacts of multi‐family dwellings, northward growth, maintaining senior living facilities, affordable homes for people who work in La Verne, and Casitas La Verne displacement threat. Following the first Visioning Workshop, a workshop attendee replicated the Assets, Challenges, and Vision Post‐It notes activity at a mobile home community.

Responses for the assets, challenges and vision of housing include rent control, low density, mobile home parks, need for subsidized housing for physically disabled seniors, and zoning of Casitas La Verne.

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GENERAL PLAN ADVISORY COMMITTEE
The City of La Verne convened a General Plan Advisory Committee (GPAC) to provide direction on the General Plan Update. The General Plan Advisory Committee met 11 times during 2018 and 2019 and provided specific community direction on all topics of the General Plan. The group included representatives from different interests and organizatio ns, including the senior community, youth committee, a resident of one of the community’s mobile home parks, a representative from the school district and the University of La Verne, a Planning Commissioner and two Councilmembers, among others. The diversity of this group was instrumental in understanding different perspectives and op portunities and helped to inform the City’s approach to planning to accommodate new development and serve the needs of all current and future residents.

HOUSING ELEMENT VIRTUAL WORKSHOPS
The City hosted a virtual community workshop that was available for viewing between November 30 through December 31, 2020. The workshop provided educational materials related to the Ho using Element, along with two surveys which allowed participants to share their ideas and ask questions. This community workshop was held online as the City was balancing the health risks associated with COVID‐19 during the State of Emergency and in the interest of public health and safety. Through th is event, the City was able hear from residents about their housing priorities and educate the community regarding the City’s approach to meeting its fair share of the regional housing need.

The City is scheduled to host a community open house on the Public Draft Housing Element in December 2021. At this open house, the City will prese nt the Public Draft 2021‐2029 Housing Element and solicit feedback on the Element that will be considered and reflected in the final document. The City will specifically present information related to fair housing and describe the goals, policies, and programs that the City has a dded to the Housing Element to address this topic.

La Verne City CouncilNovember 21, 2022

La Verne City Council
November 21, 2022