Maywood City Council
October 12, 2022

AGENDA

REGULAR MEETING OF THE MAYWOOD CITY COUNCIL AND THE

SUCCESSOR AGENCY TO THE MAYWOOD COMMUNITY

REDEVELOPMENT AGENCY
WEDNESDAY, OCTOBER 12, 2022 AT 7:00 PM

Maywood City Council Chambers
4319 E. Slauson Avenue, Maywood, CA 90270
www.cityofmaywood.com
I. CALL TO ORDER/ROLL CALL

CALL TO ORDER

ROLL CALL
II. CITY OFFICIALS
MAYOR
Heber Marquez

MAYOR PRO TEM
Frank Garcia

COUNCIL MEMBERS
Eduardo De La Riva
Ricardo Lara
Jessica Torres

CITY CLERK
Andrea Aguilar

CITY TREASURER
Mary Mariscal

CITY MANAGER
Jennifer E. Vasquez

CITY ATTORNEY
Roxanne Diaz
III. COVID-19 MEETING PROCEDURES
PUBLIC ADVISORY: This meeting will be conducted pursuant to the provisions of Government Code Section 54953(e) (as amended by AB 361), which authorizes teleconferenced meetings under the Brown Act in compliance with Government Code Section 54953(e) during a proclaimed State of Emergency. For this regular meeting, members of the City Council and City Staff are permitted to attend the meeting by teleconference and such teleconference locations are not accessible to the public and are not subject to special posting requirements. Some members of the City Council and staff may attend the meeting at City Hall in the City Council Chambers located at 4319 E.

Slauson Avenue. The City Council Chambers, however, will not be open to the Public. The

meeting will be broadcast using the Zoom platform as well as broadcasted live on the City's Facebook page.

To maximize public health and safety while still maintaining transparency and public access, members of the public can observe and participate in the meeting virtually via Zoom or follow the meeting live via the City’s Facebook page. Public participation is highly encouraged using the virtual platform. Below is information on how the public may observe and participate in the meeting.

If you would like to speak on an agenda item, you can access the meeting remotely via zoom :

Join by phone 1-669-900-6833 Enter Meeting ID: 834 1670 1683 Passcode: 302441 OR Please click the link below to join the webinar:
https://us02web.zoom.us/j/83416701683?pwd=Y3VleEZTVEszcDN0bkc0RVZ2MkNvZz09 Passcode: 302441
To participate in the meeting by providing public comment via teleconference/video conference:

Live real-time verbal public comments may be made by members of the public joining the meeting via Zoom. Zoom access information is provided above. Use the “raise hand” feature (for those joining by phone, press *9 to “raise hand”) during the public participation period for agenda items or during the public participation period for non-agenda items. The Zoom Host will call on people to speak by name provided or last 4 digits of phone number.

Before the meeting: You can also submit your public comments for the record in advance by 4:30 pm the day of the meeting by email to [email protected]; or if you are unable to email, please call the City Clerk's Office at (323) 562-5714. Your comment will be made part of the written record but will NOT be read verbally at the meeting.

In compliance with the Americans with Disabilities Act, if you need special assistance to participate in the Council meeting, please contact the City Clerk’s Office, (323) 562-5714 within 48 hours of the meeting.

IV. MAYOR, COUNCILMEMBERS AND STAFF COMMENTS
V. PUBLIC PARTICIPATION (Agenda Items; Time allotted: 3 minutes) Speakers wishing to address the City Council on an item on the agenda may use the instructions provided in section III. COVID - 19 MEETING PROCEDURES on page 1 of this agenda.

VI. PRESENTATIONS

ENVIRONMENTAL SCIENCE ASSOCIATES (ESA) PRESENTATION REGARDING

MAYWOOD'S CLIMATE ACTION, ADAPTATION, AND RESILIENCE PLAN

PRESENTATION BY KOA REGARDING FUTURE CITYWIDE UPDATES AND COMMUNITY

OUTREACH EVENTS IN REGARDS TO THE DEVELOPMENT OF THE MAYWOOD ACTIVE

TRANSPORTATION PLAN
VII. PUBLIC HEARING

1. ADOPTION OF RESOLUTION NO. 6268 FOR THE FORMATION OF UNDERGROUND UTILITIES DISTRICT NO. 22-1 FOR FRUITLAND AVENUE

FROM LOMA VISTA TO EAST CITY LIMITS AND MAYWOOD AVENUE FROM 58TH STREET TO SLAUSON AVENUE

2. CONSIDERATION OF A RESOLUTION NO. 6269 ADOPTING THE 6TH CYCLE

GENERAL PLAN HOUSING ELEMENT AND MAKING A FINDING OF

EXEMPTION UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) GUIDELINE 15061(B)(3).

VIII. CONSENT CALENDAR
All matters listed under CONSENT CALENDAR are considered to be routine and can be acted on by one roll call vote. There will be no separate discussion of these items unless members of the City Council request specific items to be removed from the Consent Calendar for separate discussion or action.

3. MINUTES OF SEPTEMBER 28, 2022 CITY COUNCIL MEETING

4. RESOLUTION NO. 6270 OF THE CITY COUNCIL OF THE CITY OF MAYWOOD

AND SUCCESSOR AGENCY TO THE MAYWOOD COMMUNITY

REDEVELOPMENT AGENCY APPROVING THE WARRANTS FOR PAYMENT

5. RECEIVE AND FILE THE 2022 BIENNIAL NOTICE FOR THE REPORTING OF

THE CONFLICT OF INTEREST CODE PURSUANT TO THE POLITICAL REFORM ACT

6. RECEIVE AND FILE THE LA COUNTY REGIONAL PARK AND OPEN SPACE

DISTRICT MEASURE A TECHNICAL ASSISTANCE PROGRAM (TAP) MASTER

AGREEMENT

7. AWARD OF CONTRACT IN THE AMOUNT NOT-TO-EXCEED $134,310 FOR

ENTERPRISE ARCHITECTURAL REVIEW AND INFORMATION TECHNOLOGY

SUPPORT SERVICES TO ADVANCED MICROCOMPUTING CONCEPTS (AMC)

MODERN IT FOR A THREE YEAR TERM

8. CONSIDERATION OF APPOINTING PLANNING COMMISSIONER ANGELINA

MARTINEZ TO SERVE AS A MEMBER ON THE ECO-RAPID TRANSIT BOARD

9. CONSIDERATION OF THE FIRST AMENDMENT TO THE PROFESSIONAL

SERVICE AGREEMENT WITH NATIONWIDE ENVIRONMENTAL SERVICES, A DIVISION OF JOE’S SWEEPING, INC. TO AMEND THE AGREEMENT TO REVISE

THE SCOPE OF SERVICES AND INCREASE THE MONTHLY COMPENSATION BY ONE HUNDRED AND TWENTY-SEVEN DOLLARS ($127.00)
IX. DISCUSSION/ACTION ITEMS

10. CONSIDERATION OF APPROVING THE COMMUNITY BENEFIT FUND

APPLICATION FROM MAYWOD CENTER FOR ENRICHED STUDIES (MACES) IN THE AMOUNT OF $9,800.

11. CONSIDERATION OF APPROVING THE COMMUNITY BENEFIT FUND

APPLICATION FROM BUDDING ARTIST THROUGH THEIR FISCAL SPONSOR FULCRUM ARTS IN THE AMOUNT OF $2,500.

12. CONSIDERATION OF APPROVAL FOR ISSUANCE OF A SPECIAL EVENT PERMIT TO ST. ROSE OF LIMA SCHOOL LOCATED AT 4422 E. 60TH STREET FOR AN

ANNUAL FUNDRAISER AND DIRECTION REGARDING CONDITIONS OF

APPROVAL AS RECOMMENDED IN THE REPORT

13. DISCUSSION AND DIRECTION REGARDING THE OPTIONS TO CONDUCT THE

CITY'S LEGISLATIVE BODY MEETINGS IN A HYBIRD INCLUDING IN PERSON

FORMAT, IN-PERSON OR VIRTUAL-TELECONFERENCE FORMAT AND
RECONSIDERATION OF THE CIRCUMSTANCES OF THE COVID-19 STATE OF

EMERGENCY TO CONTINUE TO HOLD MEETINGS VIA TELECONFERENCEING AND MAKING THE FINDINGS PURUSANT TO GOVERNMENT 54953(E)(3) X. PUBLIC PARTICIPATION (Non-Agenda Items; Time allotted: 3 minutes) Speakers wishing to address the City Council on a non- agenda item you may use the instructions provided in section III. COVID - 19 MEETING PROCEDURES on page 1 of this agenda.

XI. ADJOURNMENT - The next Regular Meeting of the Maywood City Council is Wednesday, October 26, 2022 at 7:00 p.m.

PUBLIC ACCESS TO MEETING AGENDA AND AGENDA PACKETS
I, _______________________________, Andrea Aguilar, City Clerk or Shirley Quinones, Deputy City Clerk, hereby certify that this agenda was duly posted by law at 4319 E. Slauson Avenue, Maywood, CA 90270 and the City Website. Any public record, relating to an open session agenda item, that is distributed within 72 hours prior to the meeting is available for public inspection at the Maywood City Hall, 4319 E.

Slauson Avenue, Maywood CA 90270. If you challenge in court any discussion or action taken concerning an item on this Agenda, you may be limited to rising only those issues you or someone else raised during the meeting or in written correspondence delivered to the City at or prior to the City's consideration of the item at the meeting. In compliance with the ADA, if you need special assistance for the meeting, call (323) 562-5723 within 72 hours prior to the meeting so the City can make reasonable arrangements to ensure accessibility.

City of Maywood
Climate Action,
Adaptation, and
Resiliency Plan
October 12, 2022

Purpose and
Objectives
The Climate Action, Adaptation,
and Resiliency Plan (CAARP) has
the following primary objectives:
• Reduce greenhouse gas
emissions
• Outline environmental, social
and economic benefits
• Foster a more resilient
community

California Laws
and Regulations
• State laws (Senate Bill 32 and
Assembly Bill 1279) require
greenhouse gas emissions to be
reduced 40% below 1990 levels
by 2030, and 85% below 1990
levels by 2045.
• Cities are required to consider
climate change in their General
Plan (Senate Bill 379)
• CAARP – a major step towards
fulfilling this requirement

Climate Change
Impacts in
Maywood
• Rising temperatures; more
extreme heat
• Longer and more severe
droughts
• Worsening air quality; smoke
from regional wildfires
• Extreme rains, wind, and
storms; increased flooding
risks

Social Equity and
Resilience
Climate change will have a disproportionate
impact on disadvantaged populations:
• Elderly and children
• Low-income
• Undocumented immigrants
• Outdoor workers
• Communities of color
• Individuals suffering from chronic
diseases
• Homeless
• Uninsured
• Non-English speakers

Climate Action in
Maywood
• Institute for Local Government BOOST
Program
• SCAG Regional Climate Adaptation
Framework
• Gateway Cities Council of
Governments Climate Action Planning
Framework and 2010 Greenhouse Gas
Inventory
• 2015 Greenhouse Gas Inventory
• Urban Forest Management Project
• Energy Resilience Action Plan
• Active Transportation Plan

Community Cobenefits of
Climate Action
Promote Sustainable Economics
Provide Cost Savings
Reduce GHG Emissions
Improve Community Resilience
Improve Social Equity
Improve Public Health

Thank you
Jeff Caton
ESA Project Manager
[email protected]
415-896-5900

City of Maywood Active Transportation Plan
Project Overview | October 12, 2022

1. Project Background
and Goals
2

I. Improve overall motorized and non-motorized transportation modes – such as, pedestrian, bicycle, and transit safety throughout the City, II. Provide new network connections and leverage connections to existing and proposed local and regional facilities,
III. Improve economic vitality by enhancing mobility and connectivity to the City’s several activity generators and destinations, IV. Identify a set of active transportation facilities and improvements that can be accurately priced, prioritized, and submitted for construction funding and implementation.

Project Goals
3

4 PROJECT AREA

5 COLLISION DATA

6 CONNECTIVITY DATA

I. City of Maywood General Plan
II. City of Maywood Speed Hump Policy
III. City of Maywood Local Roadway Safety Plan
IV. City of Maywood Slauson Avenue TSSP
V. City of Huntington Park Pedestrian and Bicycle Master Plan VI. Los Angeles County Bicycle Master Plan
VII. Los Angeles River Master Plan
VIII. SCAG Gateway Cities Strategic Transportation Plan Background Plans/Efforts
7

2. Scope and Tasks
8

TASK 1 – PROJECT MANAGEMENT

1.1 Kick-Off Meeting (August 2022)

1.2 Monthly Project Management Meetings (September 2022 – August 2023)

1.3 Project Closeout (August 2023)
9

TASK 2 – COMMUNITY ENGAGEMENT

2.1 Outreach and Engagement Plan (October 2022)

2.2 Advisory Committee, Council, and Commission Meetings (October 2022 – July 2023)

2.3 Community Workshops (5) (November 2022 – July 2023)

2.4 Online Survey, Webpage, and Social Media Program (September 2022 – July 2023) 10

TASK 3 – INVENTORY AND ANALYSIS

3.1 Document and Policy Review (September 2022)

3.2 Data Collection (September 2022)

3.3 Existing Conditions Report (October 2022)
11

TASK 4 – NEEDS ASSESMENT

4.1 Needs Assessment Report (February 2023)
12

TASK 5 – ACTIVE TRANSPORTATION NETWORK AND

PROGRAMS

5.1 Recommended Network and Programs (April 2023)

5.2 Prioritizations (May 2023)

5.3 Implementation Plan (June 2023)
13

TASK 6 – ACTIVE TRANSPORTATION PLAN

6.1 Administrative Plan (July 2023)

6.2 Draft Plan (July 2023)

6.3 Implementation Plan (August 2023)

6.4 Plan Adoption (August 2023)
14

4. Next Steps
15

NEXT STEPS (OCTOBER – DECEMBER 2022)
• Finalize Community Outreach and Engagement Plan (October 2022) • Finalize Advisory Committee and Schedule Meetings (October/November 2022) • Schedule Community Workshops (November 2022)
• Submit Existing Conditions Report (October 2022)
16

Questions?
17

AGENDA REPORT

CITY OF MAYWOOD
AGENDA ITEM NO. 1.

DATE: October 12, 2022
TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
FROM: JENNIFER VASQUEZ, CITY MANAGER
BY: MOHAMMAD MOSTAHKAMI, PE
SUBJECT: ADOPTION OF RESOLUTION NO. 6268 FOR THE FORMATION OF UNDERGROUND UTILITIES DISTRICT NO. 22-1 FOR FRUITLAND AVENUE FROM LOMA VISTA TO EAST CITY LIMITS AND MAYWOOD AVENUE FROM 58TH STREET TO SLAUSON AVENUE
RECOMMENDATION:

It is recommended that the City Council upon conclusion of the Public Hearing adopt Resolution No. 6268 establishing Underground Utility District No. 22-1 and ordering the removal of poles, overhead wires and associated structures, and the underground installation of wires and facilities for supplying electric, communication, or similar associated services on Fruitland Avenue from Loma Vista to East City Limits and Maywood Avenue from 58th Street to Slauson Avenue.

BACKGROUND:

ELECTRIC TARIFF RULE 20 - In 1967, the California Public Utilities Commission (CPUC) established Electric Tariff Rule 20 that defines policies and procedures for California’s investor-owned electric utilities (IOUs), including Southern California Edison (SCE) to convert overhead power lines and other equipment to underground facilities. Cities identify overhead lines that they wish to convert to underground and, in consultation with their utility, determine if the conversion project qualifies pursuant to Electric Rule 20. Rule 20A is a subprogram of Rule 20 that allocates ratepayer-funded work credits to California’s communities to fund utility underground conversion projects. Rule 20A projects are nominated by cities or counties and are paid for by customers through their electric utility bill. Title 7 - PUBLIC WORKS, Section 7-2.04 of the City Municipal Code authorizes the City Council to establish and designate, by resolution, an underground utility district (District) in the City for public necessity, health, safety or welfare.

ALLOCATIONS OF "WORK CREDITS" - Electric utilities in California annually allocate funds to cities and unincorporated counties (collectively referred to as communities) that these utilities serve in their service territories.There is a formula and 50 percent of the work credit allocation is based on the proportion of overhead meters in the community to the total overhead meters in the service territory, and the other 50% is based on the total meters in the community (above and below ground) to the total meters in the service territory. Each work credit is equal to $1. To be completely funded by the utility, a capital project (long-term project to build, improve, maintain, or develop capital assets) must meet the public interest criteria (all aesthetic and traffic based) specified in Tariff Rule 20A. In addition, the community must also have accumulated enough Rule 20A work credit allocations. Such allocations are given out annually by the utility and communities can accumulate them over several years until they have sufficient funding to complete a project. The community identifies an overhead conversion project in consultation with the utility and then forms a utility underground

district by municipal resolution to initiate a project.

USE OF WORK CREDITS FOR UNDERGROUNDING CAPITAL PROJECT - Pursuant to the formula set out in Rule 20A, the City of Maywood annually used to receive an allocation in the form of a credit for eligible capital projects . Under the tariff, the allocated work credits not committed to a qualifying project each year are carried over to the following year. The City has a set aside an allocation of approximately $3,058,080 Million as of May 18, 2021. These funds will cover the cost of design and construction of undergrounding capital project including up to 100 feet of customer’s service undergrounding. Costs that are not covered by Rule 20 A will be the City’s responsibility. The Fund will also cover replacement of streetlights on wood poles with new streetlights on concrete poles. It is important to note that Rule 20A funds will no longer be available after the end of this calendar year.

DISCUSSION:

Staff is proposing the formation of an underground district 22-1 on Fruitland Avenue from west of Loma Vista to east city limit and Maywood Avenue from north of 58th street to south of Slauson estimated at $1,000,000 and $1,300,000 respectively. Staff has recently consulted with SCE and other utilities and they are all in agreement with the proposed undergrounding. Consistent with the requirements of the City Municipal Code all affected property owners (see attached copy) have been notified . Adoption of the attached Resolution is required to authorize SCE to proceed with the undergrounding project. The proposed project will require significant coordination with other utilities having overhead facilities within the proposed district. It is estimated that the removal of overhead utilities, poles and completion of undergrounding of all overheard utilities will be completed within three years.

This Agenda Report serves as the required staff report consistent with requirements of the City Municipal Code Section 7-2.03. Staff recommends that the City Council after holding a public hearing adopt the attached resolution establishing Underground Utilities District No 22-1.

LEGAL REVIEW:

The City Attorney has reviewed this report and Resolution.

FISCAL IMPACT:

There will be no impact to the General Fund. The undergrounding project will be paid for from SCE Rule 20A funds and at no cost to the City.

ENVIRONMENTAL IMPACT:

None. The resolution is exempt from the California Environmental Quality Act.

ATTACHMENT(S)

1. Exhibit A-1 & A2

2. Notification to affected properties

3. City of Maywood 2021 Rule 20A Allocation Balance

AGENDA ITEM No. 1.

RESOLUTION NO. 6268

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MAYWOOD ESTABLISHING UNDERGROUND UTILITY DISTRICT NO. 22-1 AND ORDERING THE REMOVAL OF

POLES, OVERHEAD WIRES AND ASSOCIATED STRUCTURES, AND THE

UNDERGROUND INSTALLATION OF WIRES AND FACILITIES FOR SUPPLYING

ELECTRIC, COMMUNICATION, OR SIMILAR ASSOCIATED SERVICES ON FRUITLAND

AVENUE FROM LOMA VISTA TO EAST CITY LIMIT AND MAYWOOD AVENUE FROM 58TH STREET TO SLAUSON AVENUE
WHEREAS, the California Public Utilities Commission (CPUC) regulates Southern California Edison (SCE) and approved Rule 20 in 1968 that formed policies and procedures for the removal of overhead utilities and related equipment for the purposes of underground installation; and
WHEREAS, Section 7-2.04 of the City of Maywood Municipal Code authorizes the City Council to establish and designate, by resolution, an underground utility district (District) in the City where necessary for public necessity, health, safety or welfare; and
WHEREAS, the City Council desires to establish Undergrounding Utilities District No 22-1 for removal and underground all overhead utilities on Fruitland Avenue from Loma Vista to East City Limit ; and Maywood Avenue from 58th Street to Slauson Avenue Shown on Exhibits A-1 and A-1 attached herein; and WHEREAS, the cost of undergrounding including up to I00 feet of each customer's underground electric service lateral occasioned by the undergrounding is covered through the City’s SCE Rule 20 A funds; and WHEREAS, the City annually used to receive from SCE an annual Rule 20 A allocation with an approximate available credit allocation of $3,058,080 as of May 2022 which no longer be available after end of 2022; and WHEREAS, pursuant to Section 7-2.02 of the City Municipal Code, notice of such hearing has been provided to all affected property owners within the proposed district as shown on the last equalized assessment roll and utilities concerned in the manner and for the time required by law; and WHEREAS, the City has consulted with the affected public utilities and they have agreed on the proposed underground district; and
WHEREAS, such hearing has been duly and regularly held, and at the hearing all person interested were given an opportunity to be heard.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF MAYWOOD DOES HEREBY RESOLVE, DECLARE AND DETERMINE AS FOLLOWS:

Section 1: The recitals stated above are true and correct Section 2: The City Council finds and determines that the public health necessity, health, safety, and welfare requires the removal of poles, overhead wires and associated structures in the District for supplying electric, communication, or similar associated services.

Section 3: The City Council designates Underground Utilities District No 22-1 as shown in Exhibit A -1 and Exhibit A-2 attached herein pursuant to Section 7-2.04 of the City Municipal Code and subject to the provisions of this Resolution, orders the removal of poles, overhead wires and associated structures in the District, and the underground installation in the District of wires and facilities for supplying electric, communication, or similar associated services on Fruitland Avenue from Loma Vista to East City Limit and Maywood Avenue from 58th street to Slauson. It is anticipated hat the removal will commence approximately in July 2024 with completion by the end of calendar year 2025.

Section 4: The Mayor is authorized to execute the resolution for and on behalf of the City of Maywood.

PASSED, APPROVED AND ADOPTED THIS 12th day of October, 2022. _______________________
Heber Marquez, Mayor
ATTEST: APPROVED AS TO FORM:
__________________________ ___________________________
Andrea Aguilar, City Clerk Roxanne Diaz, City Attorney

STATE OF CALIFORNIA )

COUNTY OF LOS ANGELES )

CITY OF MAYWOOD )
I, Andrea Aguilar , City Clerk of the City Council of the City of Maywood, do hereby certify that foregoing Resolution No. 6268 was duly passed and adopted by the City Council of the City of Maywood, at a regular meeting of the City Council held on the 12th day of October, 2022 by the following roll call vote, to wit:

AYES:

NAYES:

ABSENT:

ABSTAINED:
_________________________
Andrea Aguilar, City Clerk

Exhibit A-1
LEGEND
Proposed Underground Utilities District No. 22-1

CITY OF
VERNON

CITY OF

MAYWOOD

Exhibit A-2
LEGEND
Proposed Underground Utilities District No. 22-1

CITY OF

HUNTINGTON PARK

CITY OF

MAYWOOD

CITY OF
VERNON

Robert Ciccarelli
Project Manager,
Distribution Project Management
Rule 20
1444 E. McFadden Avenue
Santa Ana, CA 92705 E-mail: [email protected]
May 18, 2021
City of Maywood
Ms. Jennifer Vasquez
City Manager
4319 E. Slauson Avenue
Maywood, CA 90270
SUBJECT: City of Maywood 2021 Rule 20A Work Credit Balance Dear Ms. Vasquez:

Southern California Edison (SCE) has filed with the California Public Utilities Commission (CPUC) its annual report of SCE’s 2021 budget for capital spending under Tariff Rule 20A, Replacement of Overhead with Underground Electric Facilities. For calendar year 2021, the budget is $ 12,083,257.

Pursuant to the formula set out in Tariff Rule 20A, the portion of this amount allocated to the City of Maywood is $39,121. Under the tariff, allocated work credits not committed to a qualifying project in a given year are carried over to the next year. As of this writing, the City of Maywood’s work credit balance is $3,058,080.

In addition to the work credit balance, CPUC Decision 01-12-009 codified the opportunity for local governments to “mortgage” or borrow up to an additional five years of work credits in order to be able to undertake a qualifying Rule 20A project sooner than they otherwise could.

In accordance with the Decision, and when requested by you, SCE will meet with you and community residents at least once every six months when projects are in queue, and at least once every other month once a conversion project is underway. The decision requires local government to give notice of the meetings and provide the venue. Please feel free to call me any time to schedule such a community meeting or, if you have any questions about Rule 20A or any other matters affecting SCE’s service to you.

Regards,
Robert Ciccarelli
New Development Project Manager, Rule 20 Program
cc:

Elias Bermudez, Senior Manager, New Development Planning Adrian Garcia Government Affairs Manager
Talisa Lee, Business Advisor, Rule 20, New Development Planning

AGENDA REPORT

CITY OF MAYWOOD
AGENDA ITEM NO. 2.

DATE: October 12, 2022
TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
FROM: JENNIFER VASQUEZ, CITY MANAGER
BY: STEVE FOWLER, DIRECTOR OF BUILDING AND PLANNING
SUBJECT: CONSIDERATION OF A RESOLUTION NO. 6269 ADOPTING THE 6TH CYCLE

GENERAL PLAN HOUSING ELEMENT AND MAKING A FINDING OF EXEMPTION

UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) GUIDELINE 15061(B)(3).

RECOMMENDATION:

Staff recommends that the City Council adopt Resolution No. 6269 adopting the 2021-2029 General Plan Housing Element and find that adoption of the Housing Element is exempt under CEQA pursuant to CEQA Guideline 15061(b)(3).

BACKGROUND:

State law requires each city in the Southern California Association of Governments (SCAG) region to prepare an updated Housing Element for the 6th planning cycle (2021-2029). The State requires that all local governments adequately “plan” to meet the housing needs of everyone in each jurisdiction. Each jurisdiction must demonstrate land use capacity to accommodate its share of the region’s housing needs—this “share” is called the Regional Housing Needs Allocation (RHNA), which is determined by the State’s Metropolitan Planning Organizations (MPOs). The RHNA is based on the regional forecast of population growth and new household formation during the planning period, and the number of new housing units needed to accommodate additional household growth at each income level. The MPO that Maywood is part of is the Southern California Association of Governments (SCAG).

Every city is required to have a General Plan which consists of seven State-mandated elements. The Housing Element is one of the seven State-mandated elements and is required to be updated every 8 years, unless state law states otherwise. The California Department of Housing and Community Development (HCD) reviews each jurisdiction’s Housing Element for consistency with State housing element law. The purpose of the Housing Element is to develop a comprehensive strategy for providing safe, decent, and affordable housing within the community, across all income levels.

State law delegates the authority to HCD for review of the City’s Housing Element. An element is “certified” if HCD finds it to be consistent with state law. If not, HCD issues written findings that identifies changes the City must make in order for HCD to "certify" the Housing Element. A finding of substantial compliance with the housing element law from HCD is referred to as “certification” of the Housing Element. Timely certification is important to maximize the City’s eligibility for grant funds, ensure the legal adequacy of the General Plan and maintain local land use control. In some cases, funding from state/federal housing programs can only be accessed if the jurisdiction has a compliant Housing Element. The due date for adoption of the 6th Housing

Element update is October 15, 2021.

The City has been working with its housing element consultant in the preparation of the draft Housing Element to ensure that it meets the City objectives and satisfies the requirements of State law. In addition, staff has budgeted funds in order to compile an inventory of potential housing sites, which may include new field surveys and investigations. SCAG’s Regional Housing Needs Allocation (RHNA) allocation for the City is 365 units.

The City also must complete an update of additional Elements included in the General Plan. In order to obtain HCD certification of the Housing Element, it is required that the Land Use Element, Circulation Element, and Safety Element, be updated and the City must develop an Environmental Justice Element.

The City submitted its 5th cycle updated Housing Element to HCD in January 2014. Although HCD provided a comment letter with findings for revisions, the City adopted the updated Housing Element in February 2014 without making any revisions. Early in 2019, the City submitted a revised updated Housing Element to HCD.

HCD found that the revised updated Housing Element remained noncompliant and issued another letter in April 2019 outlining its findings, including the actions needed to bring the Housing Element into compliance. In January 2020, the City of Maywood adopted a Certified Housing Element for the 5th Cycle.

The City submitted its updated 6th Cycle Housing Element to HCD in October of 2021 and the second round in July 2022. HCD provided comment letters with findings for revisions. The City and the consultant have revised the document based on the comments from HCD and the revised housing element was presented to the Maywood Planning Commission for its review. The Commission reviewed the document and ad0pted Planning Commission Resolution PC22-466 to forward it to City Council for adoption.

DISCUSSION:

As we move forward with the updated housing element, the City is required to satisfy certain requirements, including public participation. Accordingly, this meeting will provide an opportunity for participation by the public in the review of the Housing Element and its recommendations.

As stated above, the RHNA is based on the regional forecast of population growth and new household formation during the planning period, and the number of new housing units needed to accommodate additional household growth at each income level. The City’s required RHNA allocation is distributed among the following five income categories, which are based on a household’s annual income compared to the “areawide median income” (AMI):

1. Extremely Low (<30% AMI)

2. Very Low (31-50% AMI)

3. Low (51-80% AMI)

4. Moderate (81-120% AMI)

5. Above Moderate (120%+ AMI)
SCAG determined that the City’s regional share of future housing need is 365 dwelling units. This allocation is distributed into five income categories, as shown below:

1. Extremely Low (30% or less of AMI) ..........0 units

2. Very Low (31-50% of AMI)..........................55 units

3. Low (51-80% of AMI)..................................47 units

4. Moderate (81-120% of AMI).......................55 units

5. Above Moderate (120%+ of AMI)...............208 units It is important to note that the RHNA establishes a planning goal, and not a mandate or quota, to build or issue permits for the 365 dwelling units. Rather, the City is required to demonstrate that there are adequate sites, with appropriate zoning classifications available, for development commensurate with the RHNA. If property owners and developers choose to pursue such development opportunities, these projects are evaluated in accordance with the City’s General Plan land use and policies, the underlying zoning classification, and

applicable housing law provisions.

As part of meeting our RHNA allocation, the City will be reviewing the number of Accessory Dwelling Units (ADU). ADU's count towards the allocated number of units we need to provide or show we can provide. As part of the overall General Plan update, we will be establishing an ADU ordinance in the near future, but for now we utilize the standards of the State of California.

The Housing Element is currently open for comment from the public. The public can review this document and provide any feedback that they feel will benefit the process.

If the Housing Element is adopted this evening, Staff will submit the Housing Element to HCD.

LEGAL REVIEW:

The City Attorney has reviewed this report.

FISCAL IMPACT:

No Fiscal Year 2022/2023 impact.

ATTACHMENT(S)

1. Maywood HE Comment ltr090722

2. Maywood-Sixth Cycle Housing Element - Sept 2022-v2 (1)

AGENDA ITEM No. 2.

RESOLUTION NO. 6269

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
MAYWOOD, CALIFORNIA, ADOPTING THE CITY’S
UPDATED 2021 – 2029 6

TH CYCLE HOUSING ELEMENT
WHEREAS, the State of California requires that cities and counties adopt a comprehensive long-term General Plan for the physical development of the City; and
WHEREAS, State Housing Element Law, Section 65580 et seq. of the California Government Code, requires each city and county adopt a housing element that identifies and analyzes existing and projected housing needs within their jurisdiction and prepare goals, policies, and programs, and quantified objectives to further the development, improvement, and preservation of housing; and
WHEREAS, the State of California requires the Housing Element to be updated and certified by the California State Department of Housing and Community Development (HCD); and WHEREAS, Housing Elements must be submitted to the California Department of Housing and Community Development (HCD), which reviews each jurisdiction’s Housing Element for consistency with state Housing Element law (Article 10.6 of the Government Code); and
WHEREAS, HCD either certifies the Housing Element as consistent with state Housing Element law or issues written findings that identify changes that must be made for HCD to certify the Housing Element; and WHEREAS, the City initiated an update to the Housing Element (hereinafter “Housing Element update”) of the City of Maywood General Plan for the 2021 – 2029 planning period (the 6 th Cycle); and
WHEREAS, the City resubmitted the Housing Element Update to HCD on November 11, 2021; and WHEREAS, HCD issued a letter dated January 10, 2022 outlining its findings, including actions needed to bring the Housing Element into compliance; and
WHEREAS, the City resubmitted the Housing Element Update to HCD on July 19, 2022; and WHEREAS, HCD issued a letter dated September 7, 2022 outlining its findings, including actions needed to bring the Housing Element into compliance; and
WHEREAS, the draft Housing Element has been updated in accordance with HCD’s findings; and WHEREAS, the Notice of Public Hearing for this item was published in The Wave Newspaper on September 15, 2022; and
WHEREAS, on September 28, 2022 the Maywood City Council held a duly noticed public hearing and continued the revised 6
th Cycle Housing Element to the October 12, 2022 Maywood City Council meeting.

WHEREAS, on October 5, 2022, the Planning Commission held a duly noticed public hearing and voted unanimously to recommend that the City Council adopts the Housing Element update. Evidence, both written and oral, was presented at said hearing; and
WHERAS, on October 12, 2022, the Maywood City Council held a duly noticed public hearing and adopted the revised 6
th Cycle Housing Element as presented and with additional future edits as required by HCD.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF MAYWOOD HEREBY FINDS, DETERMIES, AND RESOLVES AS FOLLOWS:

Section 1. The recitals set forth in this Resolution are true and correct and incorporated herein as if set forth in full.

Section 2. Pursuant to the California Environmental Quality Act (CEQA) and the City’s local CEQA Guidelines, the City has determined that there is no possible significant effect directly related to the adoption of 2021-2029 Housing Element pursuant to CEQA Guideline Section 16061(b)(3) and therefore no further action is required under CEQA. Section 15061(b)(3) consists of activities covered by the common sense exemption that CEQA applies only to projects which have the potential for causing a significant effect on the environment. The 2021- 2029 Housing Element would not result in any direct or indirect physical changes to the environment. The Housing Element is strictly a policy document and does not provide entitlements to any specific land use projects. Because the 2021-2029 Housing Element would not approve any development project or change any land use or development regulations, it can be seen with certainty that there is no possibility that its adoption would have a significant effect on the environment.

Section 3. The City Council of the City of Maywood hereby adopts the 2021 – 2029 6 th Cycle Housing Element
update as reflected in Exhibit A and with additional future edits as required by HCD.

Section 4. This Resolution shall be effective immediately upon its passage and approval.

PASSED, APPROVED AND ADOPTED THIS 12th DAY OF OCTOBER 2022. _______________________
Heber Marquez, Mayor
ATTEST: APPROVED AS TO FORM:
__________________________ ___________________________
Andrea Aguilar, City Clerk Roxanne Diaz, City Attorney

STATE OF CALIFORNIA )

COUNTY OF LOS ANGELES )

CITY OF MAYWOOD )
I, Andrea Aguilar , City Clerk of the City Council of the City of Maywood, do hereby certify that foregoing Resolution No. 6269 was duly passed and adopted by the City Council of the City of Maywood, at a regular meeting of the City Council held on the 12th day of October, 2022 by the following roll call vote, to wit:

AYES:

NAYES:

ABSENT:

ABSTAINED:
_________________________
Andrea Aguilar, City Clerk

STATE OF CALIFORNIA - BUSINESS, CONSUMER SERVICES AND HOUSING AGENCY GAVIN NEWSOM, Governor

DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT

DIVISION OF HOUSING POLICY DEVELOPMENT
2020 W. El Camino Avenue, Suite 500
Sacramento, CA 95833
(916) 263-2911 / FAX (916) 263-7453
www.hcd.ca.gov
September 7, 2022
Steve Fowler, Director
Department of Planning and Building
City of Maywood
4319 E. Slauson Avenue
Maywood, CA 90270
Dear Steve Fowler:

RE: City of Maywood’s 6th Cycle (2021-2029) Revised Draft Housing Element Thank you for submitting the City of Maywood’s (City) revised draft housing element received for review on July 19, 2022. Pursuant to Government Code section 65585, subdivision (b), the California Department of Housing and Community Development (HCD) is reporting the results of its review. Our review was facilitated by a conversation on September 6, 2022 with you and consultants Steve Kearney and Alison LeFlore of Stantec.

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

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

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

Public participation in the development, adoption and implementation of the housing element is essential to effective housing planning. Throughout the housing element process, the City should continue to engage the community, including organizations that represent lower-income and special needs households, by making information regularly available and considering and incorporating comments where appropriate. Please be aware, any revisions to the element must be posted on the local government’s website and to email a link to all individuals and organizations that have previously requested notices relating to the local government’s housing element at least seven days before submitting to HCD.

Steve Fowler, Director

Several federal, state, and regional funding programs consider housing element compliance as an eligibility or ranking criteria. For example, the CalTrans Senate Bill (SB) 1 Sustainable Communities grant; the Strategic Growth Council and HCD’s Affordable Housing and Sustainable Communities programs; and HCD’s Permanent Local Housing Allocation consider housing element compliance and/or annual reporting requirements pursuant to Government Code section 65400. With a compliant housing element, the City will meet housing element requirements for these and other funding sources.

For your information, some general plan element updates are triggered by housing element adoption. HCD reminds the City to consider timing provisions and welcomes the opportunity to provide assistance. For information, please see the Technical Advisories issued by the Governor’s Office of Planning and Research at:
https://www.opr.ca.gov/planning/general-plan/guidelines.html.

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

Sincerely,
Paul McDougall
Senior Program Manager
Enclosure

City of Maywood’s 6th Cycle Revised Draft Housing Element Page 1 September 7, 2022

APPENDIX

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

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

A. Review and Revision
Review the previous element to evaluate the appropriateness, effectiveness, and progress in implementation, and reflect the results of this review in the revised element. (Gov. Code, § 65588 (a) and (b).)
In addition to reviewing policies from the previous element, the 6th Cycle draft must also address program actions undertaken as part of the previous element. The element still describes high-level policies rather than specific programs and is not revised to address this requirement. Please refer to HCD’s prior review.

Special Housing Needs: The revised element does not address this requirement. Please refer to HCD’s prior review.

B. Housing Needs, Resources, and Constraints

1. Affirmatively further[ing] fair housing in accordance with Chapter 15 (commencing with Section 8899.50) of Division 1 of Title 2…shall include an assessment of fair housing in the jurisdiction. (Gov. Code, § 65583, subd. (c)(10)(A).) The revised element includes several paragraphs noting general features of the community, but otherwise does not address the requirement to affirmatively further fair housing (AFFH). Please refer to HCD’s prior review. For more information, please visit HCD’s Affirmatively Furthering Fair Housing in California website at https://www.hcd.ca.gov/affirmatively-furthering-fair-housing. HCD will send sample analyses under separate cover.

2. An inventory of land suitable and available for residential development, including vacant sites and sites having realistic and demonstrated potential for redevelopment during the planning period to meet the locality’s housing need for a designated income level, and an analysis of the relationship of zoning and public facilities and services to these sites. (Gov. Code, § 65583, subd. (a)(3).)

City of Maywood’s 6th Cycle Revised Draft Housing Element Page 2 September 7, 2022
Parcel Listing: The parcel listing (p. 3.76) is not revised to identify the affordability level of the identified sites. Please refer to HCD’s prior review.

Realistic Capacity: The element is not revised to address this requirement. While the element provides assumptions for the calculation of residential capacity on identified sites, including an assumption of 80 percent of the maximum allowed density for mixeduse developments, it must also provide support or analysis for these assumptions. The analysis should account for land use controls and site improvements and typical densities of existing or approved residential developments at a similar affordability level.

Please refer to HCD’s prior review.

In addition, the element must still account for the likelihood of nonresidential uses in the CM zone, including an analysis based on indicators such as development trends, performance standards or other relevant factors. Depending on the results of a complete analysis, the element may need to adjust residential capacity calculations, policies, and programs accordingly. Please refer to HCD’s prior review.

Suitability of Nonvacant Sites: The element is not revised to address this requirement.

Please refer to HCD’s prior review.

In addition, the element relies on nonvacant sites to accommodate more than 50 percent of the RHNA for lower-income households. For your information, the element must demonstrate existing uses are not an impediment to additional residential development and will likely discontinue during the planning period. (Government Code Section 65583.2, subdivision (g)(2)). Absent findings (i.e., adoption resolution) based on substantial evidence, the existing uses will be presumed to impede additional residential development and will not be utilized toward demonstrating adequate sites to accommodate the RHNA.

Replacement Requirements: The element is not revised to address this requirement.

The site inventory identifies sites with existing residential uses. Absent a replacement housing program, these sites are not adequate sites to accommodate lower-income households. The element does not identify the affordability levels of identified sites and therefore a program may or may not be required. Please refer to HCD’s prior review.

Small Sites: The element is not revised to address this requirement. Please refer to HCD’s prior review.

Sites Identified in Prior Planning Periods: The element is not revised to address this requirement. Please refer to HCD’s prior review.

Environmental Constraints: The element is revised to discuss a Superfund site and mentions pollution from the 710 freeway. However, it must also describe how these, and any other conditions relate to identified sites, including any impacts on development in the planning period.

Accessory Dwelling Units (ADUs): The element is revised to state that the City has received “many” ADU applications (p. 3.74) and maintains its assumption of 115 ADUs

City of Maywood’s 6th Cycle Revised Draft Housing Element Page 3 September 7, 2022
during the planning period, or approximately 14 ADUs per year. For your information, this analysis should be based on permitted ADUs, rather than applications. HCD records indicate that the City has permitted 13 ADUs since 2018, or approximately 4 ADUs per year. The element’s analysis and programs do not support a more than threefold increase in the number of ADUs. To include a realistic estimate for the potential for ADUs, the element must reduce the number of ADUs assumed per year and include analysis and programs as appropriate.

Electronic Site Inventory: Pursuant to Government Code Section 65583.3, subdivision (b), the City must utilize standards, forms, and definitions adopted by HCD when preparing the site inventory. Please see HCD’s housing element webpage at https://www.hcd.ca.gov/housing-elements-hcd for a copy of the form and instructions.

Please note, upon adoption of the housing element, the City must submit an electronic version of the site inventory with its adopted housing element to [email protected].

Zoning for a Variety of Housing Types:
• Emergency Shelters: The element is revised to note the number of parcels and acreage within the CM zone, indicating that emergency shelters are subject to the same development standards that apply in the CM zone. However, the element does not identify and analyze these standards for compliance with Government Code 65583(a)(4). Additionally, the element still does not analyze the suitability of this zone. A full analysis should describe the accessibility of resources, services, and amenities, including transportation access. The element must be revised to address these requirements.
• Low-Barrier Navigation Centers: The element is not revised to address this requirement. Please refer to HCD’s prior review.
• Employee Housing Act: The element is not revised to address this requirement.

Please refer to HCD’s prior review.

3. An analysis of potential and actual governmental constraints upon the maintenance, improvement, or development of housing for all income levels, including the types of housing identified in paragraph (1) of subdivision (c), and for persons with disabilities as identified in the analysis pursuant to paragraph (7), including land use controls, building codes and their enforcement, site improvements, fees and other exactions required of developers, and local processing and permit procedures... (Gov. Code, § 65583, subd. (a)(5).)
Land Use Controls: The element is not revised to address this requirement. Please refer to HCD’s prior review.

Constraints on Housing for Persons with Disabilities: The element is not revised to address HCD’s findings related to group homes. Please refer to HCD’s prior review.

4. An analysis of potential and actual nongovernmental 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 construction, the requests to develop housing

City of Maywood’s 6th Cycle Revised Draft Housing Element Page 4 September 7, 2022
at densities below those anticipated in the analysis required by subdivision (c) of Government Code section 65583.2, and the length of time between receiving approval for a housing development and submittal of an application for building permits for that housing development that hinder the construction of a locality’s share of the regional housing need in accordance with Government Code section 65584... (Gov. Code, § 65583, subd. (a)(6).)
The element is not revised to address this requirement. Please refer to HCD’s prior review.

5. Analyze any special housing needs such as elderly; persons with disabilities, including a developmental disability; large families; farmworkers; families with female heads of households; and families and persons in need of emergency shelter. (Gov. Code, § 65583, subd. (a)(7).)
The element is not revised to address this requirement. Please refer to HCD’s prior review.

6. Analyze existing assisted housing developments that are eligible to change to non-lowincome housing uses during the next 10 years due to termination of subsidy contracts, mortgage prepayment, or expiration of use restrictions. (Gov. Code, § 65583, subd. (a)(9) through 65583(a)(9)(D).)
The element now states the City has two federally funded affordable developments and none of the units are at-risk of converting to market rate uses in the next year. However, HCD records indicate Maywood Manor Co-op is at risk during the next ten years. The element should either clarify this development is not at-risk in the next ten years or include analysis as described in HCD’s prior review and add or modify programs if necessary. Please see HCD’s prior review for additional information regarding the required analysis.

C. Housing Programs

1. Identify actions that will be taken to make sites available during the planning period with appropriate zoning and development standards and with services and facilities to accommodate that portion of the city’s or county’s share of the regional housing need for each income level that could not be accommodated on sites identified in the inventory completed pursuant to paragraph (3) of subdivision (a) without rezoning, and to comply with the requirements of Government Code section 65584.09. Sites shall be identified as needed to facilitate and encourage the development of a variety of types of housing for all income levels, including multifamily rental housing, factory-built housing, mobilehomes, housing for agricultural employees, supportive housing, single-room occupancy units, emergency shelters, and transitional housing. (Gov. Code, § 65583, subd. (c)(1).)
As noted in Finding B2, the element does not include a complete site analysis; therefore, the adequacy of sites and zoning was not established. Based on the results

City of Maywood’s 6th Cycle Revised Draft Housing Element Page 5 September 7, 2022
of a complete sites inventory and analysis, the City may need to add or revise programs to address a shortfall of sites or zoning available to encourage a variety of housing types. In addition, the element should be revised as follows:

Sites Identified in Prior Planning Periods: The element must include a program for vacant sites identified in two or more consecutive planning periods’ housing elements, or nonvacant sites identified in one prior housing element, that are currently identified to accommodate housing for lower-income households. The program must be implemented within the first three years of the planning period and commit to zoning that will meet the density requirements for housing for lower-income households and allow by-right approval for housing developments that include 20 percent or more of its units affordable to lower-income households, pursuant to Government Code 65583.2, subdivision (c).

Replacement Requirements: As noted in Finding B2, the element may need to include a program to provide replacement housing. The replacement housing program must adhere to the same requirements as set forth in Government Code Section 65915, subdivision (c)(3).

City-Owned Sites: The revised element includes new information regarding a City-Owned parcel at 4801 Slauson Avenue and others. The element should include a program to ensure compliance with all applicable Surplus Lands Act provisions.

2. Address and, where appropriate and legally possible, remove governmental and nongovernmental constraints to the maintenance, improvement, and development of housing, including housing for all income levels and housing for persons with disabilities. The program shall remove constraints to, and provide reasonable accommodations for housing designed for, intended for occupancy by, or with supportive services for, persons with disabilities. (Gov. Code, § 65583, subd. (c)(3).) As noted in Findings B3 and B4, the element requires a complete analysis of potential governmental and non-governmental constraints. Depending upon the results of that analysis, the City may need to revise or add programs and address and remove or mitigate any identified constraints.

3. Promote and affirmatively further fair housing opportunities and promote housing throughout the community or communities for all persons regardless of race, religion, sex, marital status, ancestry, national origin, color, familial status, or disability, and other characteristics... (Gov. Code, § 65583, subd. (c)(5).)
As noted in Finding B1, the element does not contain actions that satisfy the AFFH requirements for specific and meaningful actions to overcome fair housing issues.

Based on a complete analysis, the element must add or revise programs.

4. The housing program shall preserve for low-income household the assisted housing developments identified pursuant to paragraph (9) of subdivision (a). The program for preservation of the assisted housing developments shall utilize, to the extent necessary, all available federal, state, and local financing and subsidy programs identified in

City of Maywood’s 6th Cycle Revised Draft Housing Element Page 6 September 7, 2022
paragraph (9) of subdivision (a), except where a community has other urgent needs for which alternative funding sources are not available. The program may include strategies that involve local regulation and technical assistance. (Gov. Code, § 65583, subd. (c)(6).)
As noted in Finding B6, the element does not include a complete analysis of at-risk units. Based on a complete analysis, the element may need to add a program to preserve any identified at-risk units.

5. Develop a plan that incentivizes and promotes the creation of accessory dwelling units that can be offered at affordable rent... (Gov. Code, § 65583, subd. (c)(7).) The element is not revised to address this finding. Please refer to HCD’s prior review.

una visión compartida para Maywood
CommUNITY
General Plan Update
Sixth Cycle (2021 - 2029)

HOUSING ELEMENT
DRAFT

CITY OF MAYWOOD - 6TH CYCLE 2021-2029 HOUSING ELEMENT –REVIEW DRAFT Table of Contents

1.0 INTRODUCTION ..................................................................................................................... 2.1

1.1 CHALLENGES ................................................................................................................................... 2.2

1.2 STATUTORY AUTHORITY .............................................................................................................. 2.3

1.3 SCOPE AND CONTENT................................................................................................................... 2.4

1.4 RELATIONSHIP TO THE MAYWOOD GENERAL PLAN ............................................................. 2.5

1.5 CITY OVERVIEW ............................................................................................................................... 2.5

1.6 PUBLIC PARTICIPATION ................................................................................................................ 2.8

2.0 PROFILE REPORT .................................................................................................................. 2.9

2.1 POPULATION CHARACTERISTICS ............................................................................................. 2.10

2.1.1 Population Growth Trends ...................................................................................... 2.10

2.1.2 Age and Sex................................................................................................................ 2.12

2.1.3 Race, Ethnicity, Citizenship, and Language Spoken at Home ........................... 2.13

2.2 HOUSING CHARACTERISTICS .................................................................................................... 2.14

2.2.1 Housing Types ........................................................................................................... 2.14

2.2.2 Housing Tenure and Vacancies ............................................................................. 2.15

2.2.3 Age of Unit and Housing Condition ....................................................................... 2.16

2.2.4 Overcrowding ............................................................................................................. 2.17

2.3 HOUSEHOLD CHARACTERISTICS.............................................................................................. 2.18

2.3.1 Household Type and Size ........................................................................................ 2.18

2.3.2 Households by Poverty Status ............................................................................... 2.19

2.4 SPECIAL NEEDS GROUPS ............................................................................................................ 2.20

2.4.1 Farm Worker Housing .............................................................................................. 2.20

2.4.2 Large Families............................................................................................................ 2.21

2.4.3 Female-Headed Households................................................................................... 2.22

2.4.4 Persons Experiencing Homelessness and Persons in Need of Emergency Shelter .................................................................................................... 2.22

2.4.5 Elderly and Handicapped ......................................................................................... 2.24

2.5 HOUSING UNITS AT RISK ............................................................................................................ 2.26

2.6 HOUSING COSTS ........................................................................................................................... 2.28

2.6.1 Housing Affordability ................................................................................................ 2.28

2.6.2 Extremely Low-Income Housing Needs................................................................ 2.33

2.7 EMPLOYMENT CHARACTERISTICS .......................................................................................... 2.34

2.7.1 Employment by Industry .......................................................................................... 2.34

2.7.2 Employment by Occupation .................................................................................... 2.34

2.8 ZONING AND GENERAL PLAN LAND USE REGULATIONS TO ACCOMMODATE A VARIETY OF HOUSING TYPES .................................................................................................... 2.35

CITY OF MAYWOOD - 6TH CYCLE 2021-2029 HOUSING ELEMENT –REVIEW DRAFT

2.8.1 Land Use Controls – General Plan ......................................................................... 2.35

2.8.2 Zoning Ordinance – Residential (R-3) ................................................................... 2.36

2.8.3 Zoning Ordinance – Residential – Senior and Affordable Housing Overlay (R-SA) ............................................................................................................ 2.36

2.8.5 Zoning Ordinance – Residential Infill (CM) ..................................................................... 2.38

2.8.4 Land Use Controls – Non-Conforming Residential Uses .................................. 2.41

2.9 HOUSING DEVELOPMENT CONSTRAINTS .............................................................................. 2.41

2.9.1 Local Government Forces ....................................................................................... 2.42

2.9.2 Market Forces ............................................................................................................ 2.49

2.9.3 Other Constraints ...................................................................................................... 2.51

2.10 ASSESSMENT OF FAIR HOUSING.............................................................................................. 2.54

3.0 HOUSING PLAN ................................................................................................................... 3.55

3.1.1 Appropriateness of Goals, Objectives, and Policies ........................................... 3.56

3.1.2 Homelessness Plan .................................................................................................. 3.60

3.1.3 Effectiveness of Programs ...................................................................................... 3.61

3.2 HOUSING GOALS AND POLICIES ............................................................................................... 3.64

3.3 HOUSING PROGRAMS.................................................................................................................. 3.67

3.3.1 New and Affordable Housing Programs ............................................................... 3.68

3.3.2 Housing Conservation Programs ........................................................................... 3.71

3.3.3 Emergency Housing Programs .............................................................................. 3.73

3.3.4 Affirmatively Furthering Fair Housing Program .................................................. 3.75

3.3.5 Reasonable Accommodation Program ................................................................ 3.76

3.4 QUANTIFIED PROGRAM OBJECTIVES ...................................................................................... 3.77

3.5 REGIONAL HOUSING NEEDS ...................................................................................................... 3.77

3.5.1 1233 RHNA Carryover .............................................................................................. 3.78

3.5.2 Credits Toward the Sixth Cycle RHNA .................................................................. 3.79

3.6 AVAILABLE HOUSING SITES FOR NEW RESIDENTIAL DEVELOPMENT ............................ 3.79

CITY OF MAYWOOD - 6TH CYCLE 2021-2029 HOUSING ELEMENT –REVIEW DRAFT

2.1 1.0 INTRODUCTION
Housing is the foundation of our communities. Without a safe, affordable, and inclusive housing base, communities cannot thrive. Maywood was incorporated in 1924 and its development patterns were well-established before World War II. It is predominantly residential, located south of the industrial city of Vernon. Though the City is densely developed, with approximately 28,000 residents in approximately one square mile, providing decent and affordable housing opportunities remains an important priority. Maywood’s recorded population and number of housing units has remained relatively stable since 1990, except for a small dip shown in the 2010 census after the Great Recession.

Maywood is an overwhelmingly Hispanic/Latino city, with 98% of residents estimated to be Hispanic or Latino, and is home to many immigrants (about 50% of residents were born abroad).

The median household income is estimated to be about one-third lower than the median for the Los Angeles metropolitan area and one in five Maywood residents lives below the poverty line.

Homeownership rates are low; nearly three-quarters of Maywood householders are renters.

Though housing costs are moderate compared to the region as a whole, housing costs are high compared to Maywood incomes. Maywood also experiences significant overcrowding and many single-family homes have accessory units. There are concerns about parking and overcrowding. Maywood has predominantly low-rise building patterns, but there are a few fourand five-story buildings. The City is working to provide adequate housing to meet demand while balancing residents’ concerns and quality of life.

As Maywood is an overwhelmingly Hispanic/Latino and low-income community in a small geographic area, it does not demonstrate patterns of housing segregation by race, ethnicity, income, or other protected characteristics that may be found in higher-income locations. “The availability of housing is a matter of vital statewide importance and the attainment of decent housing and a suitable living environment for all Californians is a priority of the highest order” (Gov. § Code 65580).

Maywood’s small size and dense development character make it very pedestrian friendly. The City has an overall “Walk Score” of 80 (out of 100). It is served by three bus lines, Metro 108, 260, and 611. As California implements new housing laws seeking to increase density, provide more affordable housing opportunities, and increase overall housing supply, Maywood’s urban character, existing housing density, and land use patterns are generally consistent with this future vision for California. A windshield analysis conducted in August 2021 found that more than 40% of parcels in Maywood’s residential neighborhoods had visible accessory dwelling units. The City has proactively increased allowable density and provided for affordable housing development in a new zoning overlay district adopted in 2019. Because there are virtually no

CITY OF MAYWOOD - 6TH CYCLE 2021-2029 HOUSING ELEMENT –REVIEW DRAFT

2.2 vacant land parcels, production of additional housing will occur by redevelopment of existing properties. In recent years, Maywood has permitted few units overall and far fewer units per capita than in the SCAG region, with fewer than five units permitted in each year between 2000 and 2018.

1.1 CHALLENGES
Housing will remain a priority, and challenge, in the City of Maywood. Over the next eight years, the City will face a number of challenges:
• Land Availability: There is a very limited amount of land available for new housing development. Maywood is nearly built-out under current zoning, so any new housing construction will be redevelopment or infill development. • Housing Costs: Since 2014, housing values have increased significantly (approximately 30%). The largest increase occurred between 2017 and 2018. In typical economic conditions, increasing housing values provide home and property owners with financial resources they can use to improve their properties. Atypical conditions can have both short- and long-term impacts on regional housing values and the long-term impacts of the COVID-19 pandemic have yet to be seen. Moreover, most Maywood residents are renters, so they do not directly benefit from higher property values. The majority of Maywood households are cost-burdened.
• High Proportion of Renters: Nearly three-quarters of Maywood’s housing is renteroccupied. Landlords, particularly absentee landlords, may have less incentive than owner-occupants to make improvements to the property and housing. • Overcrowding: The average household size in Maywood is 4.17 persons according to California Department of Finance (DOF) 2021 data. Nearly half of Maywood’s households are estimated to be overcrowded (more than one person per room) or severely overcrowded (1.5 or more persons per room) (2014-2018 American Community Survey (ACS) 5-Year Estimates). Maywood reportedly has a significant undocumented population, which is a regional problem. Overcrowding is also a regional challenge. The Central 710 FWY Corridor: An Asset Based Analysis Study (prepared for The California Community Foundation and the Pat Brown Institute for Public Affairs at California State University, Los Angeles) found that the area, including Maywood, has some of the highest rates of overcrowding in the nation.
• Population Density: With more than 477 residents per square mile, Maywood is among the densest communities in California. Its estimated 27,904 residents as of January 2021 lived in 1.14 square miles (data from CA DOF E-5 Population and Housing Unit Estimates, January 2021). The Census 2020 enumeration and 2022 estimates show a

CITY OF MAYWOOD - 6TH CYCLE 2021-2029 HOUSING ELEMENT –REVIEW DRAFT

2.3 small decline in population, but knowledgeable observers also believe that the city has a significant undocumented and likely unenumerated population. New housing development required to meet Maywood’s share of regional housing needs outlined in the Regional Housing Needs Assessment (RHNA) will likely increase this density. • Unpermitted Units: Maywood’s density is characterized in some neighborhoods by unpermitted garage conversions and accessory dwelling units (ADUs). As the City implements a planned local ADU Ordinance, it will need to continue tracking down and bringing these unpermitted units into code compliance.
• Parking: Many of Maywood’s residents are tradespeople who drive pickup trucks and other large vehicles. This has led to complaints of insufficient parking on some residential streets. This parking issue has been exacerbated by increased residential overcrowding and garage conversions eliminating off-street parking and limiting driveway parking due to accessibility needs. The City has begun requiring resident permits for overnight street parking, which has been helpful on streets close to the city boundary.
• Administrative Difficulties: The 2010s were tumultuous years for the City of Maywood.

During this time, many city functions were outsourced to contract employees and public corruption cases resulted in significant turnover in elected officials and city staff. Poor record-keeping during that time resulted in unreliable data resources. Despite those difficulties, Maywood is excited for the future and has a new slate of elected officials working to update and implement the City’s General Plan. New staff has been hired over the last 4 years and is actively streamlining administrative practices, organizing data and information, and improving transparency and community engagement.

1.2 STATUTORY AUTHORITY
This Sixth Cycle Housing Element is part of the City of Maywood’s General Plan. The State of California requires that all its local governments prepare housing elements to address current and future housing needs (Government Code Section 65583). This includes identifying policies and strategies to conserve, rehabilitate, and provide additional housing. The California Department of Housing and Community Development (HCD) reviews and certifies local housing elements and ensures that the State’s housing laws are being implemented at the local level.

The previous (Fifth Cycle) housing element covered the eight-year period between October 15, 2013 through October 15, 2021. It was prepared primarily in 2013-2014 and was returned by the State Office of Housing and Community Development (HCD) for changes. Changes prepared in 2019 were submitted to HDC, which certified the housing plan, and the Fifth Cycle Housing Element was formally adopted by the City of Maywood on January 29, 2020.

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2.4 This Sixth Cycle Housing Element will set housing policy in Maywood from October 15, 2021 through October 15, 2029.

1.3 SCOPE AND CONTENT
The California State housing element must address the following:
• Local governments must recognize their responsibility to contribute to the attainment of the State’s housing goals.
• Local governments must prepare and implement housing elements that are coordinated with State and Federal efforts to provide opportunities for new housing. • Local governments must cooperate with other agencies and governments to address regional housing needs.

Providing new housing in Maywood will continue to be a collaborative effort between the City, other governmental partners, and the private sector. A key priority of this housing element is to ensure that the City of Maywood General Plan and Zoning Ordinance can more readily accommodate opportunities for new residential development for households at all income levels.

The Sixth Cycle (2021-2029) housing element also incorporates the revised Regional Housing Needs Assessment (RHNA) formulated by the Southern California Association of Governments (SCAG) and outlines how the City plans to accommodate future housing demand identified for Maywood’s RHNA. The RHNA developed in 2021 directs an additional 365 units of housing to be accommodated in the Sixth Cycle plan. In addition to identifying the ways that Maywood will accommodate the RHNA, it updates the data and housing needs used to evaluate and create Maywood’s housing policies for the coming years. The Sixth Cycle Housing Element includes the following sections:
• Introduction: an overview of the Sixth Cycle Housing Element and statutory authority • Profile and Housing Needs Report: summary of Maywood’s characteristics, including demographic, socioeconomic, housing, and employment, as well as the needs of special populations
• Housing Plan: citywide goals, policies, and programs to promote new housing development to meet Maywood’s RHNA and maintain existing housing

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2.5 1.4 RELATIONSHIP TO THE MAYWOOD GENERAL PLAN
General plans must be internally consistent; policies and programs identified in this housing plan must be reflected in other general plan elements. This means that the housing element updates must be consistent with other general plan elements, including the land use element and diagrams. The land use element is particularly intertwined with the housing element and its implementation. Likewise, the policies contained in other general plan elements will have direct impact on many factors affecting quality of life for Maywood residents, including open space availability and quality, the protection of natural and cultural resources, noise levels in residential neighborhoods, disaster preparedness programs and policies that ensure residents’ safety, and the City’s ability to respond to and mitigate the impacts of climate change.

When updating the Housing Element, cities must also update their Land Use and Circulation Elements. Since Maywood’s last General Plan, the State of California updated its requirements for the Safety Element and introduced a new Environmental Justice Element. These requirements must be met when a community updates three of its General Plan Elements. In the coming months, Maywood will develop revised Land Use, Circulation, and Safety Elements as well as a new Environmental Justice element.

Integrating general plan goals and policies through the housing element and each update may improve efficiency by ensuring consistency. Additionally, incorporating a holistic view of the general plan will allow the housing element to complement other elements in addressing multifaceted challenges such as climate change mitigation and adaptation and ensuring environmental justice populations are protected. This integrated approach also helps communities achieve local goals, such as promoting infill development, transit-oriented development, and providing healthy, safe, and equitable neighborhoods

1.5 CITY OVERVIEW
The City of Maywood is centrally located in the urbanized area of Los Angeles County, approximately eight miles southeast of Downtown Los Angeles. Maywood is south of an industrial district that includes Los Angeles’s Boyle Heights neighborhood as well as industrial areas located in the cities of Vernon and Commerce. Maywood and other communities to the south, east, and west of Los Angeles have traditionally served as residential communities for those working in the nearby industrial areas. Maywood is surrounded by Vernon to the north, Commerce to the east, Bell to the South, and Huntington Park to the west.

Maywood is predominantly residential, with commercial areas extending along the two major arterials: Atlantic Boulevard and Slauson Avenue. There are small industrial areas located at the northwest corner and easternmost reaches of the city.

Maps on the following pages show Maywood’s regional location and a city map of Maywood.

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2.6 Figure 1: Regional Location

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2.7 Figure 2: City of Maywood

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2.8 Figure 3: Maywood Population 2000 – 2020 (SCAG Pre-Certified Local Housing Data)

Figure 4: Maywood Housing Types 2000 – 2020 (SCAG Pre-Certified Local Housing Data)

1.6 PUBLIC PARTICIPATION
The Sixth Cycle Housing Element will be adopted in Summer 2022. The goals, programs, and policies identified during public outreach for the Fifth Cycle Housing Element and Amendment have been carried forward based on input received during outreach for the Sixth Cycle Housing Element update. The public participation process around housing completed as part of this General Plan update included an interactive website, presentations to City Council, outreach at local events, two public workshops, handouts and public engagement materials available in the lobby of City Hall, and opportunities for public comment on the draft housing element.

Public outreach was designed to reach all segments of the community. Outreach was conducted at public events that are very well attended and attract community members from all

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2.9 income levels, for example, a Halloween event and a Health Fair. Other events the planning team participated in were events that are likely to attract lower-income populations, such as a Resources Fair that informs residents about opportunities for assistance. All outreach was conducted in both English and Spanish.

The city also used its social media channels, particularly its popular Facebook page, to advertise and share information about the General Plan Update. Additionally, an online engagement platform specifically about the General Plan was created:
https://maywoodgeneralplan.mysocialpinpoint.com/community.

Moreover, following Department of Housing and Community Development (HCD) review, a public approval process will be initiated with more outreach to the community. This process will include an additional public review of the Draft Housing Element, public hearings at the Planning Commission and City Council, and final adoption.

A draft of the Housing Element was sent to HCD for review on November 11, 2021. On January 10, 2022 HDC issued a comment letter summarizing their review of Maywood’s draft housing element and identifying necessary revisions. The City revised the Housing Element per HCD’s letter and resubmitted it to HCD for review on July 1, 2022.

When a community updates its Housing element, it must also update the Land Use and Circulation Elements. Since Maywood adopted its last General Plan in 2007, the State of California has updated its requirements for the Safety Element and introduced a new Environmental Justice Element. These changes are triggered when a community updates three of its General Plan Elements. Since Maywood is updating the Housing, Land Use, and Circulation Elements, it is required to also create an Environmental Justice Element and incorporate the new requirements into its Safety Element. Those updates are expected in 2022- 23 and will be accompanied by a robust public participation process.

2.0 PROFILE REPORT
This section provides an overview of Maywood’s demographic, housing, and socioeconomic characteristics, and related housing needs. Data and information presented in this analysis is drawn primarily from the Southern California Association of Governments (SCAG) pre-certified local housing data publication (updated April 2021). The SCAG pre-certified data were compiled using a variety of sources including the State of California Department of Finance (DOF), State Employment Development Department (EDD), and the U.S. Census Bureau’s American Community Survey (ACS) that predated the release of 2020 census results. To supplement the SCAG pre-certified data, additional information was drawn from the most recent ACS data release. The Census Bureau surveys the population annually and provides estimates for demographic, social, and economic data. The most recent five-year ACS data covers the period

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2.10 between 2015 and 2019. The DOF provides population and housing estimates for California cities and counties annually. The DOF and Census Bureau data sometimes differ because of how the data are derived for each dataset. The DOF data provides useful and generally accurate population and housing estimates as of January 1 each year. The EDD and SCAG provided other data used throughout this analysis. SCAG data are based on governmental sources. Limited data from the U.S. decennial census of 2020 has been released. In addition to traditional issues around the reliability of enumeration in lower-income and high immigration communities, the pandemic in 2020 also may have affected this data.

This section is divided into the following segments:
• Population Characteristics
• Housing Characteristics
• Household Characteristics
• Socioeconomic Characteristics
• Special Needs Groups
• Housing Constraints

2.1 POPULATION CHARACTERISTICS

2.1.1 Population Growth Trends
Maywood’s population has fluctuated between 25,000 and 28,000 since 1990. By 1970, the City was considered built-out with a population of approximately 17,000 residents, but the population grew significantly in the 1970s and 1980s. Maywood recorded its highest population, 28,090, in 2000. Officially, growth has slowed and even reversed slightly since then. The 2020 Census shows a population of 25,138. As noted earlier, it is likely that there is additional unenumerated population.

The Southern California Association of Governments (SCAG) Pre-Certified Local Housing Data, estimated 27,904 residents in Maywood on January 1, 2020. Table 1 shows the City’s population growth since 1970. Figure 1 illustrates these trends.

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2.11 Table 1: Maywood Population 1970 – 2020 (US Census Bureau and SCAG Pre-Certified Local Housing Data)
Year Population Change (number) Change (percent)
19701 16,996
19801 21,810 4,814 28.3%
19901 27,893 6,083 27.9%
20001,2 28,083 190 0.7%
20101,2 27,395 -688 -2.5%
20202 27,904 509 1.7%
Source: 1US Census Bureau, 2SCAG Pre-Certified Local Housing Data Figure 5: Maywood Population 1970 – 2020 (Census Bureau) Based on the SCAG Pre-Certified Local Housing Data, Maywood had a 0% growth rate between 2000 and 2020, which is slightly slower than the growth rate for the SCAG region as a whole (0.7%).

Using the 2020 Census total population number (25,138) released for Maywood by the time of revision of this document shows an 8% population decline since the 2010 census total. It is possible that this decline was a result of regional economic conditions, the impact of the COVID-19 pandemic, or undercounting, which can be common in lower-income and highimmigrant communities. Informed observers have reported that the actual population of Maywood includes an unknown number of unenumerated and undocumented residents. Some 0 5,000
10,000
15,000
20,000
25,000
30,000
1970 1980 1990 2000 2010 2020
Population
Year
Maywood Population Over Time

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2.12 estimates of total population including these unenumerated persons place Maywood’s population at around 35,000 people.

2.1.2 Age and Sex
Maywood’s population is almost evenly split between men and women; the community is 50.5% male and 49.5% female. It is a young population of working age people and their children. The population skews younger than the SCAG region; nearly 30% of the population is under 18, compared to 23% in the SCAG region as a whole, and the largest age cohort in Maywood is 25- 29 years old. Residents aged 65 and older comprise only 7% of the City’s population, which is nearly 50% lower than in the SCAG region, where 13% of the population is 65 and older.

Table 2: Maywood Population By Age (2019 ACS 5-Year Estimates) Age Number of Residents Percent of Residents
Under 5 2,308 8.4%
5 - 9 Years 2,053 7.5%
10 - 14 Years 2,203 8.1%
15 - 19 Years 2,061 7.5%
20 - 24 Years 2,226 8.1%
25 - 29 Years 2,771 10.1%
30 - 34 Years 1,906 7.0%
35 - 39 Years 1,690 6.2%
40 - 44 Years 1,863 6.8%
45 - 49 Years 1,897 6.9%
50 - 55 Years 1,684 6.2%
55 - 59 Years 1,331 4.9%
60 - 64 Years 1,051 3.8%
65 - 69 Years 751 2.7%
70 - 74 Years 549 2.0%
75 - 79 Years 549 2.0%
80 - 84 Years 197 0.7%
85 and Older 242 0.9%
Total (2019) 27,332 100%

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2.13 Figure 6: Maywood Population By Age and Sex (SCAG Pre-Certified Local Housing Data)

2.1.3 Race, Ethnicity, Citizenship, and Language Spoken at Home Maywood’s population is predominantly Hispanic; more than 98% of residents identify as Hispanic or Latino. The vast majority (84.7%) are of Mexican origin. Most residents (73.8%) identify as white and 24.5% identify as Some Other Race, which is often a category chosen by residents who identify as mixed race. Slightly more than half (53.0%) of Maywood’s population was born in the United States. Of the population not born in the United States, only 32.9% are naturalized citizens. While 6.2% of the population five years and older speak only English at home; 93.8% speak Spanish at home. Of the population that does not speak English at home,

46.3% speak English less than “very well.”
Table 3: Maywood Population By Race (2019 ACS 5-Year Estimates) Race Number of
Residents
Percent of
Residents
White Alone 20,162 73.8%
Black or African American Alone 241 0.9%
American Indian and Alaska Native Alone 47 0.2%
Asian Alone 73 0.3%
Native Hawaiian and Other Pacific Islander
Alone 0 0%
Some Other Race 6,689 24.5%
Two or More Races 120 0.4%
Total 27,332 100%

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2.14 Table 4: Maywood Hispanic and Latino Population (2019 ACS 5-Year Estimates) Number of
Residents
Percent of
Residents
Hispanic or Latino 26,883 98.4%
Not Hispanic or Latino 440 1.6%
Total 27,332 100%

2.2 HOUSING CHARACTERISTICS

2.2.1 Housing Types
Maywood has 6,768 housing units, of which 3,686 or 54.5% are single-family detached houses.

This is comparable to the SCAG region, where 54.4% of housing are single-family detached houses. However, an additional 870 units in Maywood are attached single family units, resulting in a total single-family percentage of 67.3%. This is slightly higher than the SCAG region where

61.7% of the housing is single-family units. However, single-family zoning in Maywood in fact allows two-family houses, and many nominally single-family properties in Maywood also have accessory units.

Figure 7: Housing Type (SCAG Pre-Certified Local Housing Data) Over the past twenty years, more single-family units have been constructed in Maywood than multi-family units. Single-family units increased by 637 and multi-family units decreased by 607.

An additional 37 mobile home units were added over the same two decades. Construction of South Region High School by the LAUSD in 2010 resulted in the elimination of 119 housing units.

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2.15 2.2.2 Housing Tenure and Vacancies
Housing stability and security can depend heavily on housing tenure. Nearly three-quarters of Maywood residents are renters, which reduces housing security. Of the City’s approximately 6,700 housing units, only 1,731 or 26% are owner-occupied. In the SCAG region, housing tenure is more evenly divided between renters and homeowners. In communities like Maywood, absentee owners tend to be small landlords, sometimes former residents who move to another city and keep their Maywood house as a rental property.

Figure 8: Housing Tenure in Maywood and the SCAG Region (SCAG Pre-Certified Local Housing Data)
Though more residents in Maywood rent than in other communities, the distribution of housing tenure by age is consistent with typical trends. The older the householder, the more likely they are to own their unit. However, the age at which householders become homeowners appears to be higher in Maywood than in many other places. In Maywood, the only age groups more likely to own their homes than rent are householders ages 65-84. Householders under 54 are significantly more likely to rent than own (83% of these households are renters). This is consistent with the fact that Maywood median incomes are lower than in the rest of the region.

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2.16 Figure 9: Housing Tenure by Age (SCAG Pre-Certified Local Housing Data) Though homeownership rates in Maywood are significantly lower than in the SCAG region, the length of time Maywood residents have lived in their current units is comparable to the region as a whole. More Maywood residents moved into their current residence between 2010 and 2014 (36.2%) than during any other time period. Similarly, the largest proportion of SCAG residents (31.9%) moved to their current residence during the same time period. In both Maywood and the region, the second-highest percentage of residents (26.1% in Maywood and

27.9% in the region) moved to their current residence between 2000 and 2009. This indicates that housing occupation in Maywood has been relatively stable and most households have remained in the same unit for many years.

Maywood also has a relatively low housing vacancy rate. Based on the 2015 – 2019 ACS 5-Year Estimates, only 141 of Maywood’s 6,836 units were vacant. This is a vacancy rate of 2.0%. In Los Angeles County, the vacancy rate is three times higher at 6%.

2.2.3 Age of Unit and Housing Condition
Most housing units (65.8%) in Maywood were constructed prior to 1959. The biggest construction booms were in the 1940s and 1950s, when 45.8% of Maywood’s housing was constructed. In the SCAG region, more housing units were built during the 1970s than any other period. Less than one percent (0.9%) of Maywood’s housing has been constructed since 2010, with only 0.1% constructed since 2014.

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2.17 Figure 10: Housing Units by Year Structure Built (SCAG Pre-Certified Local Housing Data) The ACS also provides information about substandard housing. In Maywood, the vast majority of housing is not considered substandard, but 112 units lack telephone services and 74 units lack complete kitchen facilities. No units are lacking plumbing facilities. In general, housing has been maintained and improved over the last decade, though unpermitted accessory units may need improvements to bring them up to code. Housing located at the western end of the city along the west side of Maywood Avenue, is in an area rezoned for industrial development in 1967. Although all residential uses were supposed to be vacated by 1987, some multi-family housing in poor condition persists in the area.

Given the age of much of Maywood’s housing, an estimated 10% of the city’s housing units (approximately 670 units) are in need of rehabilitation or replacement. In addition, one-story commercial buildings with deferred maintenance occupy many of the sites currently in the Emergency Shelter Overlay on Slauson Avenue and on sites identified as potential sites for affordable and additional housing in Section 3.6 of this plan. To provide more housing on these sites, these properties may need site consolidation, renovation or demolition and rebuilding into mid-rise buildings.

2.2.4 Overcrowding
The ACS defines overcrowding as more than one occupant per room and severe overcrowding as more than 1.5 occupants per room. By this definition, almost three-fourths of Maywood households are overcrowded or severely overcrowded. 40.6% of Maywood’s renter-occupied households and 17.3% of owner-occupied households are overcrowded and an additional 14.8% of renter-occupied households and 4.6% owner-occupied households are severely overcrowded.

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2.18 This means that over 55% of Maywood renter households live in overcrowded or severely overcrowded housing, significantly more than in the SCAG region. Regionally, only 22% of renteroccupied housing is overcrowded or severely overcrowded and 6.2% of owner-occupied housing is overcrowded or severely overcrowded. Maywood’s overcrowding is likely related to the large average household size and the number of young, low-income and immigrant families that call Maywood home.

Figure 11: Crowding by Extent and Tenure (SCAG Pre-Certified Local Housing Data)

2.3 HOUSEHOLD CHARACTERISTICS

2.3.1 Household Type and Size
Most Maywood residents (99.5%) live in households (defined by the Census as all the people, related or not, who occupy the same housing unit), and 84.3% of households are family households, defined as people who are related by birth, marriage, or adoption. Of the 5,645 family households in Maywood more than half (63.3%) are married-couple families and 27.6% of married-couple households have their own children under 18 living with them. Nearly a quarter of Maywood households (23.2%) are female headed households without a spouse or partner present. More than half (54.6%) of all households include at least one person under the age of 18 and 23.7% have at least one person age 65 and older. Approximately 10% of Maywood’s households are single-person households. The average household size is 4.06 individuals and the average family size is 4.37 individuals.

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2.19 Table 5: Maywood Households by Type (2019 ACS 5-Year Estimates) Number of
Households
Percent of All
Households
Family Households 5,645 84.3%
Nonfamily Households 1,050 15.7%
Married-Couple Families 3,576 53.4%
Cohabitating Couple Household 782 11.7%
Male Householder, no spouse/partner present 786 11.7%
Female Householder, no spouse/partner present 1,551 23.2% Households with Children Under 18 3,657 54.6%
Households with Seniors 65 and Older 1,589 23.7%
Male Householder Living Alone 287 4.3%
Female Householder Living Alone 427 6.4%
Total Households 6,695 100%
Recent data reported in the Maywood Plan to Prevent and Address Homelessness indicates that Maywood Schools have identified 4,379 families as “at risk.” This includes families of students eligible for free/reduced lunch, English learners, and foster youth.

2.3.2 Households by Poverty Status
Approximately twenty percent (19.7%) of Maywood’s households are experiencing poverty. This is more than double the household poverty rate in the SCAG region; regionally, only 7.9% of households experience poverty. Nearly half of Maywood households living under the poverty level are female-headed households and female-headed households with children account for 38% of Maywood households living in poverty. The poverty rate for children under 18 is estimated at 32%.

In addition to female-headed households, many senior households are experiencing poverty.

Nearly 80% of Maywood’s elderly households earn less than 50% of the Housing and Urban Development Area Median Family Income (HAMFI). This is significantly higher than in the SCAG region, where 30.9% of senior households make less than 50% of HAMFI. Many of Maywood’s senior households are living in extreme poverty, 57.7% with incomes less than 30% of HAMFI. In the SCAG region, 24.2% of senior households make less than 30% of HAMFI.

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2.20 Figure 12: Households by Poverty Status (SCAG Pre-Certified Local Housing Data) Table 6: Elderly Households by Income and Tenure (SCAG Pre-Certified Local Housing Data)

2.4 SPECIAL NEEDS GROUPS
California state housing laws identify “special needs” populations: farmworkers, large families, female-headed households, people experiencing homelessness, people with physical or mental disabilities, and seniors.

2.4.1 Farm Worker Housing
Farmworkers are essential to the region’s economy and food supply. Maywood is home to a very small share of the region’s workers classified as farmworkers. In Maywood, 84 workers (0.68% of all employed persons) are employed in farming, fishing, and forestry occupations. Of

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2.21 these, only 55 workers (0.61% of Maywood employees) are employed in year-round, full-time work. There are no agricultural enterprises with worker housing in urbanized Maywood. These workers seek housing in the general Maywood market and are subject to the same housing market issues as other residents.

2.4.2 Large Families
Large families also require specialized housing types because they need more space to accommodate their family members without overcrowding. According to the HCD, a large family is considered to be any household with five or more people. Since the median family size in Maywood is 4.37, this means that half the families have larger families. Nearly thirty percent of Maywood households are large; 1,980 of the 6,696 households (29.6%) have at least five members. The most common household size is four people and 21.9% of households have four members. Another 20.3% of households are three-person households. However, the City has a much larger share of 7+ person households than the SCAG region. Regionally, only 3.1% of households have more than seven people. In Maywood, 6.7% of households have seven or more people.

Most housing units in Maywood have 1-3 bedrooms, but precise data is not available on the number of units that accommodate larger families without overcrowding. In general, it can be stated that there are very few housing units with four or more bedrooms. Single family properties that have accessory dwelling units may accommodate larger family groups but data is not available.

Figure 13: Households by Household Size (SCAG Pre-Certified Local Housing Data)

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2.22 2.4.3 Female-Headed Households
To ensure adequate childcare and job training services, HCD requires local housing elements to analyze the number of female-headed households. A higher percentage of Maywood households are female-headed than in the SCAG region as a whole. In Maywood, 20.9% of households are female-headed. In the SCAG region, only 14.3% of householders are female.

Maywood has double the share of female headed households with children. In Maywood, 13.3% of total households are female led with children while, regionally, only 6.6% of total households are female-led with children. As noted earlier, female-headed households, with or without children, are more likely to live in poverty.

2.4.4 Persons Experiencing Homelessness and Persons in Need of Emergency Shelter
Homelessness emerged as a major issue in Southern California in the 1990s, but with multiple recessions since then, as well as impacts from the COVID-19 pandemic, it continues to be a significant and ongoing challenge. The federal Department of Housing and Urban Development (HUD) mandates an annual Point-in-Time (PIT) count of people and families without housing for all HUD designated Continuums of Care. Maywood is part of the Los Angeles Continuum of Care (LA CoC) for which the Los Angeles Homeless Services Authority (LAHSA) is the lead agency. According to the PIT Count data, in January 2020, 47 unsheltered people resided in Maywood. This reflects an increased trend since 2017, consistent with increases across the County, State, and nation. The January 2021 PIT count was suspended because of the pandemic.

Various circumstances that may lead to homelessness include the following:
• Single adult transients passing through the City en route to another destination; • Seasonal and/or migrant homeless individuals seeking seasonal employment; • Chronically homeless adults, including non-institutionalized, mentally disabled individuals, those with substance abuse/use disorders, elderly individuals, and others who voluntarily, or are forced due to financial circumstances, to live on the streets; • Minors who have run away from home;
• Low-income families who are temporarily homeless due to financial circumstances or are in the process of searching for a home (single-parent families, mostly femaleheaded, are especially prevalent in this group); and • Women (with or without children) escaping domestic violence.

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2.23 The Los Angeles County Sheriff’s Department has reported that truly homeless persons appear to be concentrated along the Los Angeles River Channel, which abuts eastern Maywood. In addition, homeless persons have been observed to congregate in the commercial center of the City. A Maywood windshield survey conducted in July 2021 did not identify any obvious signs of un-homed populations, but many un-sheltered individuals try to be inconspicuous and may not be readily visible.

The LA CoC administers and coordinates a system of housing, providers, and entry-points for those who are homeless to access supportive services and housing through a program called the Coordinated Entry System (CES).

There are currently no emergency shelters or transitional housing for homeless persons in Maywood. However, on October 23, 2019, the City adopted a zoning amendment that established an Emergency Shelter (ES) Overlay District on specific properties zoned General Commercial / Manufacturing (CM). A total of 25 parcels (totaling 4.44 acres) are included in the three-block overlay. The ES Overlay specifies that emergency shelters are subject to those development standards that apply to development within the CM Zone. In May 2020, the Gateway Cities Council of Governments awarded funding to Maywood for the creation of a Plan to Address and Prevent Homelessness which is described in Section 3.3.3.

Maywood has a dedicated staff person who fields homeless assistance inquiries and makes referrals to the CES lead, with whom she has a close working relationship. The CES agencies providing services for those who are homeless within Maywood are People Assisting the Homeless (PATH), The Whole Child, and Helpline Youth Counseling. PATH works with adults experiencing homelessness and the Whole Child works with families and children. The Whole Child partners with Helpline Youth Counseling to provide services for youth ages 16 – 24. The City of Maywood’s new web site includes a web page that provides a wide range of information on how and where to seek assistance for homeless persons. In addition to the City’s Homeless Plan, in conjunction with the City of Bell Homeless Liaison, the City designed a Homeless Resource Guide that provides referral services from diverse organizations for Food Programs, Mental Health Programs, Homeless Shelters & Services, and Crisis Lines.

The Bell Shelter, located in the neighboring City of Bell, provides transitional housing for women with dependent children. The focus of the shelter’s services is to provide women who are victims of domestic violence with housing while they are making a transition to independent living. The shelter has a 24-bed capacity. In addition, the Donald and Priscilla Hunt Apartments at Bell Oasis (located adjacent to the Bell Shelter) provide 64 units of permanent supportive housing for individuals with disabilities who were formerly homeless.

The Los Angeles County Sheriff's Department also acts as a referral resource to shelters in the area and sometimes transports those persons who cannot reference a permanent address to sub-regional facilities. These shelter facilities include: the Long Beach Rescue Mission, Long

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2.24 Beach Salvation Army, Bell Salvation Army, Catholic Charities/Homeless Programs, Mental Health Association/Los Angeles County, and East Rancho Dominguez Community Services. The Salvation Army operates a shelter located at 1370 Alamitos Avenue in the City of Long Beach.

The operators of this shelter report that providing temporary shelter to the homeless is the shelter’s primary function. This Salvation Army shelter provides services to an average of 73 people per day. Of this number, approximately 10% are homeless.

2.4.5 Elderly and Handicapped
Elderly households include family and non-family households, including individuals living alone, with at least one member aged 65 and older. According to the 2019 ACS, Maywood had an estimated 2,288 residents aged 65 and older. This group accounts for 8.4% of the City’s total population. Elderly residents make up a smaller share of the Maywood population than in Los Angeles County, where residents aged 65 and older make up 14.1% of the population.

As noted earlier, more than half of Maywood seniors live in poverty. Often elderly residents are on a fixed income and, as a result, have greater difficulty in maintaining adequate living arrangements as housing costs increase. Senior citizens who own their own homes are generally at an advantage over renters as their housing costs are typically fixed. However, not all mortgages are fixed-rate and these homeowners are still subject to increasing real estate taxes, utility rates, and increases in other living expenses. Many older residents choose to remain in their own homes, despite the fact that these homes may not be designed to accommodate the special needs of aging residents. About 24% of Maywood households include people over 65, so many seniors share housing with others.

The Census Bureau estimates that 3.6% of Maywood residents under age 65 are disabled.

Disabled residents often have special needs when it comes to housing and many live on fixed incomes. Households may have both elderly and disabled residents. Special interior alterations may be needed to accommodate a disabled resident. Retrofitting an existing structure may cost thousands of dollars and be beyond the means of households with lower incomes. Handicapaccessible housing is often in short supply, and this shortage is even more pronounced for renter households. Unless handicap provisions are made when a unit is first constructed, these improvements are not likely to be found in a typical rental unit.

Many developmentally delayed individuals can live and work independently in a conventional housing arrangement. However, some individuals require group living environments where supervision is provided. The most severely affected individuals may require institutional environments that provide medical and other services in-house. Because developmental disabilities occur before adulthood, the first issue in supportive housing is to transition the person from their family home to an appropriate level of independence as an adult. Many agencies work together to provide housing, education, and services for disabled Maywood residents. In Maywood, 244 people with developmental disabilities are under age 17. The

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2.25 majority of individuals with developmental disabilities (234) live in the home of their parent, family, or guardian. Five live in a foster or family home and another five live in other housing types. None live in independent/supported living, community care facilities, or intermediate care facilities(Source: SCAG Pre-Certified Local Housing Data).

Figure 14: Disability by Type (SCAG Pre-Certified Local Housing Data) Figure 15: Disability by Type – Seniors Aged 65 and Older (SCAG Pre-Certified Local Housing Data)

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2.26 The State Department of Developmental Services (DDS) provides community-based services to approximately 350,000 people with developmental disabilities and their families through a statewide system that includes 21 regional centers, 4 development centers, and 2 communitybased facilities. The South Central Los Angeles Regional Center (SCLARC) provides point of entry services for people in Maywood with developmental disabilities. The center is a private, non-profit community organization that contracts with local businesses to offer a variety of services to individuals with developmental disabilities and their families. To be eligible for services, the developmental delay must begin before the individual turns 18, the disability must be expected to continue for the individual’s life, and the disability must be a significant impairment. Additionally, the disability must be due to at least one of the following conditions:
intellectual disability, cerebral palsy, epilepsy, autism, and/or other disabling conditions closely related to intellectual disabilities or requiring similar treatment. Under certain circumstances, other individuals may be eligible for some services.

The SCLARC contracts with DDS to coordinate services for individuals with developmental disabilities and their families. Key services offered by the SCLARC include an adult day program (Adult Development Center or ADC), sheltered workshops, behavior management day programs, residential placement, supported living, independent living training, and supported employment.

SCLARC serves more than 8,000 individuals and families. Of this total, 38% have an intellectual disability, 37% have autism, 11% have epilepsy, 9% have cerebral palsy, and 5% have other developmental disabilities.

More than a third (33.7%) of Maywood residents with a disability are employed. More than half (54%) are not in the labor force and the remaining 12% are unemployed.

2.5 HOUSING UNITS AT RISK
Maywood has two federally-funded affordable housing apartment developments for the elderly with a total of 107 units. Maywood Villas, located at 5601 and 5609 Atlantic Boulevard, is a 54- unit affordable senior community funded by Low-Income Housing Tax Creits and is not at risk of conversion to market rate in the next ten years. Maywood Manor is located at 4654 and 4656 Slauson Avenue is a 54-unit affordable senior housing development funded by HUD Section 202 Housing for the Elderly and project-based housing vouchers (Section 8). Fifty-four units are reserved for low-income seniors; the 55th unit is reserved for the onsite caretaker/manager. The earliest date Maywood Manor could convert from low-income use is 2030. Maywood Manor, a 55-unit affordable senior housing development, is considered at low risk of converting to market rate housing in the next 10 years as the HUD Section 202 Housing for the Elderly contract is due to expire in 2030. Both Maywood Manor and Maywood Villas are owned by a stable non-profit, mission-driven organization. However, given Maywood Manor’s ownership and conversations with City Staff, the project is considered low risk to convert to market-rate housing when the

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2.27 HUD contract expires. The City will continue to monitor these units and support their continued affordability.

Although it appears that Maywood Manor is unlikely to convert to market rate housing, the City can use a variety of tools (with adequate funding availability) to ensure the continued affordability of at risk units. These strategies include: transferring ownership of at risk units to nonprofit developers and housing organizations, providing rental assistance, and purchasing affordability covenants. Another method to ensure affordable housing options are available in Maywood is replacing units that convert to market rate housing with new, assisted, multi-family units with specific affordability timeframes.

2.5.1 Transfer of Ownership
The estimated market value of Maywood Manor is detailed in the table below. Given that Maywood Manor is owned by a stable, non-profit, mission driven organization, this strategy is not necessary unless the project is sold to a new entity, which is unlikely.

Table 7: Market Value of At Risk Projects
Unit Size At Risk Units
Studio (415 sf) 13
One Bedroom (524 sf) 41
TOTAL 54
Annual Operating Costs $479,712
Gross Annual Income $959,712
Net Annual Income $959,712
MARKET VALUE $11,996,400
Source: Complied by Stantec. Notes: Median rent for a studio apartment is $1,104 (2019 ACS Median Rent); median rent for a one bedroom apartment is $1,600 (based on one bedroom apartments publicly listed for rent in September 2022); annual operating costs is estimated as half or gross annual income; market value = annual net income multiplied by the multiplication factor (for a building in good condition, a 12.5 multiplication factor has been used).

2.5.2 Rental Assistance
A variety of funding sources, including state and local funds, can be used to provide rental subsidies to maintain the affordability of at risk affordable housing units. Subsidy programs can be designed to mirror the Section 8 housing voucher program. Per the State-adopted standards, the maximum affordable rent for extremely low-income households is $664 while the maximum affordable rent for very-low income households is $1,255 (based on a family of 4; source: CA HCD 2021 Income Limits; LA CDA 2020 Utility Allowance Schedule). Based on the median market-rate rent of $2,100/month for a two bedroom apartment (based on two bedroom

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2.28 apartments publicly listed for rent in September 2022) and the affordability levels previously mentioned, it is estimated that a total subsidy of $45,630 per month ($547,560 per year) would be required to maintain rents for 54 units at very low-income levels.

2.5.3 Purchase Affordability Covenants
Another option to preserve the affordability of at-risk affordable housing units is to provide an incentive to owners to maintain the projects as low-income housing. Incentives could include writing down the interest rate on the remaining loan balance, refinancing, and/or supplementing Section 8 subsidies to market levels. Whether or not this option is feasible depends on the condition of the buildings or are too highly leveraged. Some or all of the units could remain affordable by providing a lump-sum financial incentive or ongoing rental subsidies or reduced mortgage rates to the owner.

2.5.4 Construction of Replacement Units
Constructing new low-income housing can be a means to replace at-risk units that convert to market rate housing. Construction costs depend on a variety of factors, including density, the size of the units, construction quality and type, location, and land cost. Assuming a development cost of approximately $400,000 for an affordable multi-family unit, the cost of replacing all 54 at-risk units would be approximately $21.6 million.

2.6 HOUSING COSTS

2.6.1 Housing Affordability
While housing costs in Maywood are generally somewhat lower than many other Southern California communities, housing costs are relatively high compared to Maywood’s median household income. Like the rest of southern California, purchase prices for housing in Maywood have increased substantially. Because many nominally single-family properties include more than one housing unit, the prices are often out of reach for households making the median income. Housing prices in Maywood increased 178% between 2000 and 2018; this is slightly more than in the SCAG region where housing prices increased 151%.

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2.29 As of March 2022, the median list price of a single family house in Maywood was reportedly $622,444 or $527 per square foot (Movato Real Estate, www.movoto.com/maywood-ca/markettrends/) and houses typically sell after a month on the market. Because of the small number of housing units for sale at any one time, the median list price fluctuates but the general trend shows increasing prices.

Figure 16: Median List Price for Homes in Maywood
As reported by householders through the Census Bureau’s ACS, the median value of all owneroccupied units in Maywood (1,747 or about 26% of total units), was $387,000 in 2019. The most common mortgage payment in Maywood was $2,000 - $3,000 per month. This was also the most common mortgage payment in the SCAG region, another indication that housing prices are in Maywood are more aligned with the region than residents’ median incomes.

Source: movoto.com/Maywood-ca/market-trends/

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2.30 Table 8: Housing Values in Maywood (All Owner-Occupied Units, 2019) Sale Price Number of Units
$0 - $99,999 37
$100,000 - $149,000 11
$150,000 - $199,999 5
$200,000 - $299,999 308
$300,000 - $499,999 1,112
$500,000 - $999,999 274
$1,000,000 or more 0
Median Value $387,000
Source: 2019 ACS Table DP-04
As reported through the ACS, the most common rent category in Maywood in 2019 was $500 - $1,000 per month with 43.7% of renters paying rent in this range.

Table 9: Maywood Rents (Occupied Units Paying Rent, 2019) Monthly Rent Number of Units
$500 or less 1,40
$500 - $999 1,627
$1,000 - $1,499 1,343
$1,500 - $1,999 601
$2,000 - $2,499 128
$2,500 - $2,999 60
$3,000 or more 36
Median Rent $1,104
Source: 2019 ACS Table DP-04
Cost burden
Housing affordability is also measured by the percentage of gross income spent on housing. A household is considered to be cost burdened if more than 30% of income is spent on housing; severely cost burdened households spend more than 50% of their income on housing costs.

In Maywood, nearly 56 percent of all households are cost burdened or severely cost burdened.

Nearly thirty percent (26.4%) of all Maywood households are cost burdened (they pay between 30% and 50% of their gross income on housing costs) and another 19.5% of all households are severely cost burdened (they pay more than 50% of their gross income on housing costs).

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2.31 Maywood’s renter-occupied households are even more likely to be cost-burdened with: 63.2% of Maywood’s renter households spend 30% or more of their gross income on rent. An additional

30.7% spend 50% or more. This is higher than in the SCAG region, where 55.3% of renters spend more than 30% of their gross income on rent and 30.7% spend more than 50%. As expected, Maywood’s low-income households spend a higher share of their income on housing while higher-income households are more likely to spend less than 20% of their income on housing costs.

While percentage of income paid for housing is a good way to measure general affordability, it is important to note that lower-income households spending the same percentage of their income on housing as a higher-income household are more constrained and cost burdened by housing costs than their higher-income counterparts who retain more disposable income.

Table 10: Cost Burden by Income (SCAG Pre-Certified Local Housing Data)

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2.32 Figure 17: Spending on Rent (SCAG Pre-Certified Local Housing Data) Figure 18: Spending on Rent by Income (SCAG Pre-Certified Local Housing Data) Similar to renters, Maywood’s lower-income homeowners are more cost burdened than higherincome homeowners. Most of Maywood’s homeowners make $75,000 per year or more.

Approximately half (49.1%) of Maywood homeowners are spending more than 30% of their gross income on mortgage costs (exclusive of utilities and other housing costs not directly related to the homeowners’ mortgage).

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2.33 Figure 19: Costs for Mortgage Holders by Income (SCAG Pre-Certified Local Housing Data)

2.6.2 Extremely Low-Income Housing Needs
The extremely low-income population are those whose annual income is less than 30% of the area median income (AMI). It can be especially challenging to find suitable and affordable housing for this population. Nearly a third (31.5%) of Maywood’s households are extremely low income. Ninety percent of Black, non-Hispanic households in Maywood are extremely low income and 31.5% of Hispanic households are extremely low income. Of the 2,055 extremely low income households in Maywood, 1,835 (89.3%) are renters. As noted earlier, over half of senior households are extremely low income, and female-headed households are more likely to be low-income and extremely low income. More than a third of renters in Maywood are extremely low income. During the 6th Cycle Planning Period, it is expected that extremely lowincome households will continue to comprise about a third of total households. Now and in the Planning Period, they will remain disproportionately households that are elderly and that are female-headed, particularly with children. This housing need means that housing appropriate for extremely poor seniors living alone and for female-headed households with children are expected to make up about a third of households.

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2.34 Table 11: Extremely Low Income Housing Needs (SCAG Pre-Certified Local Housing Data)

2.7 EMPLOYMENT CHARACTERISTICS

2.7.1 Employment by Industry
According to the 2014-2018 ACS estimates as reported in the SCAG Pre-Certified Local Housing Data, Maywood has 12,362 workers working in 13 major industrial sectors. More Maywood residents work in Manufacturing (2,285 employees or 18.5% of workers) than any other sector.

The second-largest sector is Education & Social Services (1,884 employees or 15.2% of workers). More than a thousand Maywood residents work in each of the following sectors:

Retail Trade (1,497 employees), Transportation (1,487 employees), Construction (1,132 employees), and Arts, Entertainment, & Recreation (1,083 employees). Fewer than 100 Maywood residents work in Agriculture and related industries.

2.7.2 Employment by Occupation
In addition to analyzing employment sectors, it can be helpful to understand the types of jobs Maywood residents hold. Maywood is a predominantly working-class city. More Maywood residents work in Production than any other job type; more than 35% of all residents work in Production. This is significantly higher than the SCAG region as a whole, where only 15% of residents work in Production. Another 22% of Maywood residents work in Sales; this is comparable to the region where 23% of workers are employed in Sales. A much smaller share of

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2.35 Maywood residents (11%) work in Management than in the region as a whole. More than a third of employees in the SCAG region are in Management.

Figure 20: Employment by Occupation (SCAG Pre-Certified Local Housing Data)

2.8 ZONING AND GENERAL PLAN LAND USE REGULATIONS TO

ACCOMMODATE A VARIETY OF HOUSING TYPES
Maywood has taken steps to provide more opportunities for residential development. New zoning has been adopted to increase densities and create opportunity for residential development for households across price points. In 2019, the City replaced its Specialty Residential zoning district with a Residential Senior and Affordable Housing district, revised its Density Bonus Program, and created an Emergency Shelter Overlay District.

2.8.1 Land Use Controls – General Plan
Approximately 57% of the City’s total land area is designated as Residential in the General Plan which was adopted in 2007. The dominant residential land use designation is “Residential,” which corresponds to the R-3 district. This category of land use is characterized by a mix of single-family detached and attached or detached multi-unit developments with densities of up to 20 units per acre. While the Zoning Ordinance has been updated to create new zoning districts with higher densities, updates to the General Plan’s Land Use Element will be made after adoption of this Housing Element. A comprehensive zoning review and update is also proposed as part of the City’s updated Land Use Element.

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2.36 2.8.2 Zoning Ordinance – Residential (R-3)
The City of Maywood Zoning Ordinance has a single-zone district exclusively for single-family and multiple-family residential uses: the R-3 (Residential) zone. The R-S zone (Specialty Residential Overlay) provides for additional density and allows for the development of residential uses in commercial areas. Under the R-3 zoning designation, up to 20 units per acre can be constructed. These zoning districts also correspond to the Residential and Specialty Residential Overlay land use designations in the current Land Use Element of the City of Maywood General Plan.

The development standards for the R-3 zone include a 5,000 square-foot minimum lot size, a two-story height limit, a 25-foot front yard setback, not less than 3-foot interior side yard, and not less than 15-foot rear yard. The minimum distance between two residential structures is 10 feet. Parking requirements for single-family residences with three or fewer bedrooms is two covered spaces, and one additional space is required for each additional bedroom over three bedrooms. Parking requirements for multi-family units are the same as single-family; however, an additional one-half (½) guest space per unit is required. The standards and regulations for the R-3 zone district are summarized in Table 11.

Since Maywood is effectively built out under current residential zoning and the majority of housing was built decades ago, there is a substantial number of nonconforming residential lots and buildings.

2.8.3 Zoning Ordinance – Residential – Senior and Affordable Housing Overlay (RSA) On October 23, 2019, concurrent with the 5th Cycle Housing Element, the City amended the Zoning Ordinance to create a new R-SA Overlay District where the primary by-right permitted uses are affordable housing developments and senior citizen housing complexes. The underlying base zoning determines other uses. Affordable housing and senior housing are required to be income-restricted or age-restricted, as relevant, for a minimum of 55 years or any longer period specified by subsidy or financing agreements, through a deed restriction running with the land. Provisions include:
• Senior housing and affordable housing (where 100% of the dwelling units are reserved for lower income households) by right, subject only to site plan review by the Planning Director.
• Base Density:
o Senior Housing: 72 units per acre
o Affordable Housing for Lower Income Households: 48 units per acre

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2.37 • Maximum Density Bonus – Senior Housing
o 100% Senior Housing: 20% Density Bonus
o Senior Affordable Housing: Up to an Additional 35% Density Bonus o Maximum Achievable Density: 112 units per acre
• Maximum Density Bonus – Affordable Housing for Lower Income Households o Up to 35% Density Bonus
o Maximum Achievable Density: 65 units per acre
The R-SA Overlay district replaced the existing R-S and also applies to Housing Successor Agency-owned properties. About 15 parcels along 58th Street between Heliotrope and Woodlawn, originally designated for R-S zoning, were converted to R-SA with the 2019 Zoning Amendment. In addition, the R-SA designation can be initiated by the City or a developer of affordable housing on properties currently zoned C-M via a Zone Change application.

2.8.4 Zoning Ordinance – Emergency Shelter Overlay (ES) Also on October 23, 2019, the City revised the Zoning Ordinance to establish an Emergency Shelter (ES) Overlay District on specific properties zoned General Commercial/Manufacturing (CM). The ES Overlay was adopted by the City Council on October 23, 2019. There are a total of 25 parcels totaling 4.4 acres in this three-block overlay. Existing uses include auto services, hardware stores, and a variety of small operations that focus on personal services (such as salon, tattoo, etc.), as well as a small motel. The buildings are old and many appear to have deferred maintenance. Specifically, four parcels are used as parking lots and one parcel is developed as a warehouse. Adaptive reuse of these properties may be feasible. Slauson Avenue is a major thoroughfare with easy access to public transportation. This area is appropriate for Emergency Shelter development because it is located in the heart of Maywood with ample access to transportation (both for private vehicles and public transportation) and services necessary for residents transitioning from being unhoused. The area is central to the City’s services and job base as well as to municipal services.

The ES Overlay adheres to State law (Government Code 65583 (a)(4)) and specifies that emergency shelters are subject to those development standards that apply to development within the CM zone. There is a minimum separation of 300 feet between shelters.

Figure 21: Emergency Shelter Overlay District

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2.38 2.8.5 Zoning Ordinance – Residential Infill (CM)
As a means of providing additional sites for multi-family housing, the City of Maywood has identified target areas in commercial (CM) districts that extend along Slauson Avenue and Atlantic Avenue where mixed-use commercial and multi-family residential developments will be permitted. Multi-family housing is permitted in the CM district at 20 units per acre, subject to the approval of a Planned Unit Development (PUD). The standards and regulations for the CM zone district are summarized in Table 12.

Table 12: Summary of Residential Zoning Districts

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2.39 Regulation R-3 District CM District R-SA District
Required Area 5,000 sf 5,000 sf 10,000 sf
Maximum
Density
20 dwelling
units/acre
20 units/acre
(multifamily)
Senior Housing: 72 units/acre; up to 112
with density bonus
Affordable housing: 48 units/acre; up to
65 with density bonus
Minimum
Setbacks
Front Yard
Side Yard
Rear Yard
25 feet
5 feet
15 feet
Determined
by PUD 25 feet
5 feet
15 feet
Number of
Parking Spaces
Required
2 covered spaces
(single-family); 2
covered
spaces/unit plus
half a space per
unit for guest
parking
(apartment, <3
bedrooms)
Determined
by PUD
Affordable Housing:
1 space/unit for bachelor and 1 BR units
2 spaces/unit for 2/3 BR units

2.5 spaces/unit for 4 BR units

0.5 space/additional bedroom

0.25 guest space/unit
Per State Density Bonus Requirements
Height Limit Two stories or 35
feet
Determined
by PUD
Four story
Over the years, the City has promoted the removal of governmental restrictions in the Zoning Ordinance through the implementation of the following:
• The City has amended the Zoning Ordinance to reduce the number of off-street parking stalls required for senior housing units.
• The Zoning Ordinance was further amended to permit residential units on the upper floors of commercial buildings.

Table 12 describes the housing types by permitted uses. The City of Maywood Zoning Ordinance stipulates the residential types permitted, conditionally permitted, or prohibited in each zoning district allowing residential uses. Permitted uses include those uses that are allowed without discretionary review as the project complies with all development standards.

Table 12: Housing Types Permitted Under the Existing Adopted Zone District

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2.40 Use Zone District Comments
R-3 C CM
Single-Family P C X
2-4 Dwelling Units (DU) P C X
5+ DU P C C Affordable multi-family projects
may be located within the R-SA
overlay district.

Residential Care Facility P X X
Transitional Housing n/a n/a C The City complies with State Law (Gov. Code, § 65583, subd. (a)(5).) ,
requiring that transitional housing is
a permitted use where multi-family
housing is permitted.

Supportive Housing n/a n/a C The City complies with State Law (Gov. Code, § 65583, subd. (a)(5).) ,
requiring that supportive housing is
a permitted use where multi-family
housing is permitted.

Emergency Shelter X X C On October 9, 2019, the City revised its Zoning Ordinance to allow
Emergency Shelters by right in the
Emergency Shelter Overlay District.

Single-Room Occupancy (SRO) n/a n/a n/a
Manufactured Homes P P P
Mobile Homes in Maywood
Zoning Ordinance
P X X
Second Unit P X X Second Unit Ordinance conforms to
State Law
P = Permitted
U = Underlying Zone Determines if Use is Permitted
C = Conditionally Permitted
X = Prohibited
In addition to these underlying residential zoning districts, the City adopted a Residential, Senior, and Affordable Housing (R-SA) Overlay District on October 9, 2019. The primary permitted uses

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2.41 within the R-SA Overlay are affordable housing developments and senior citizen housing complexes. Other permitted uses are determined by the area’s underlying zoning district.

The Planning Director has administrative authority to approve some projects, which allows flexibility on the part of the City to ensure basic health and safety and that general welfare concerns are met. Conditional Use Permits (CUP) are approved by the Planning Commission unless appealed to the City Council. Typical findings of a CUP include that the project is consistent with the General Plan, the use is compatible with surrounding uses, and that the project is in conformance with basic public health and safety requirements.

2.8.4 Land Use Controls – Non-Conforming Residential Uses A significant number of multi-family structures exist in the R-3 zone with densities well in excess of 20 units/acre and minimal setbacks from adjacent single-family structures. When the City adopted its first Zoning Ordinance in 1966, these non-conforming residential units were "grandfathered" into the Zoning Code and permitted to remain. In addition, when the City revised its Zoning Ordinance in the early 1990s, non-conforming residential uses were given even greater protection by allowing owners to rebuild if the unit were destroyed. The majority of housing in the R-3 zone is, however, single-family as dictated by the typical 6,000 - 7,500 squarefoot parcel size, with two or three additional accessory units located behind the primary structure, frequently with one of the units above a garage. The City encourages lot consolidation of individual R-3 parcels to provide for multi-family development and maximize the potential number of units on a site. The greatest concentration of non-conforming residential development is found within an area located on the west side of Maywood Avenue. The existing housing units in this industrial area are in a poor state of maintenance. In 1967, the City's Zoning Ordinance was amended to designate this as an industrial area, and residential property owners were given 20 years (until 1987) to conform to the manufacturing zone requirements and vacate all residential uses. These conditions were recorded against all residential properties in the industrial zone and disclosed to potential purchasers as part of the title report.

However, some multi-family housing persists in this area.

2.9 HOUSING DEVELOPMENT CONSTRAINTS
This section of the Sixth Cycle Housing Element focuses on the constraints that may limit the development of housing, especially affordable housing, in Maywood. Local government regulations and market forces can constrain and increase the cost of new housing development.

Local governments may unintentionally affect the cost of housing through their land use controls, building codes and the enforcement of building codes, fee processing requirements, required on- and off-site improvements, and local taxes. In addition to governmental constraints, economic and market factors can also affect the costs of new housing development.

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2.42 The City’s built-out nature provides the largest constraint on development. There are no opportunities for new development, so all projects in the City are redevelopment projects which are more complex and challenging to compete than greenfield development. The City continues to review and update its Zoning Code to provide opportunities for development, but other forces including over-extended funding programs, the ongoing COVID-19 Pandemic, and the high cost of property also limit redevelopment potential. As everyone is aware, the COVID-19 Pandemic as well as other forces have severely impacted the global supply chain and caused astronomical increases in construction materials. Ongoing labor shortages are also a constraint on development even when a developer is able to get materials onsite, there can be labor delays.

Permitting timelines are not a constraint in Maywood. Large projects, such as Maywood Villas (50+ units of affordable senior housing above commercial space with associated parking and site improvements) received a certificate of occupancy approximately four years after the proposal was first submitted. The City proactively works with proponents to assit with meeting plan check requirements and meeting other permitting standards to ensure speedy permitting.

The most common development type in the City is the creation of ADUs; it generally takes about two months to receive a permit for an ADU. However, much of this timeframe is generally spent assisting the property owner to ensure that their plans and other documentation meet permitting requirements.

Maywood has consistently worked to ensure that its land use controls do not hinder development while protecting the character of its residential neighborhoods. As the City has adopted a variety of zoning districts and overlay districts, developers have a number of opportunities to build to the maximum density while remaining consistent with the City’s densely-developed character. Height restrictions, setback requirements, and lot coverage requirements are relatively flexible to allow for high-density development. The City maintains parking requirements due to the community’s overcrowded nature and high number of vehicles belonging to the typical Maywood household. This could be considered a constraint on development, but project proponents have been able to provide the required parking onsite.

2.9.1 Local Government Forces
Zoning Requirements
The City’s R-3 zoning requires two covered spaces for units with 1-3 bedrooms and 1 additional uncovered space for each additional bedroom above 3 plus half a space per unit for guest parking for multi-family development, regardless of unit size. This parking standard is identified by the State HCD as a potential constraint to multi-family development. In 2019, parking requirements were somewhat reduced for affordable housing developments.

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2.43 Furthermore, the Zoning Ordinance includes a Planned Unit Development process and a design review process, although the City has reportedly never been asked to use design review and any PUD processes, if any, were many years ago. Measures to modify or eliminate these requirements to help streamline regulations to encourage development and still protect the public interest will be reviewed as part of the complete zoning update planned for the 6th Cycle Planning Period.

On- and Off-Site Improvement Requirement
For the typical single-family home, there are no off-site fees related to the construction of new infrastructure, park fees (Quimby Ordinance), or Mello-Roos fees. The street system and supportive infrastructure was installed as part of Maywood’s historic development. The City of Maywood maintains a high engineering standard for curbs, gutters, sidewalks, and streets.

These standards regulate construction and factors such as width and grade. There are no established standards for private streets other than they must be wide enough to meet the standards established in the California Fire Code for Fire Department equipment needs.

However, the City is primarily built out and it is unlikely that new public streets will be created for future housing development.

The City’s requirements for off-site improvements associated with multi-family developments are not overly or unnecessarily restrictive. Maywood has not imposed any moratoria, open space requirements, or prohibitions against multi-family housing that would potentially inhibit the development of new multi-family housing. The density, setback, and other standards regulating development within the City are consistent with those being used by surrounding communities and will not inhibit the development of a variety of housing types within the City.

The City will continue to review development standards such as street width, parking lanes, and sidewalks, not only in terms of costs, but also to create a more pleasing and functional streetscape. Developments must provide connection to water and wastewater systems. Where roadways are not present, developers are required to construct all internal roadways for a subdivision and provide connections to existing roadways.

Development Processing
The time required to process a project varies in relation to the size and complexity of the proposed project and the number of actions or approvals required to complete the process.

Table 13 identifies the typical processing requirements and time most common in the entitlement process. It is important to note that certain review and approval procedures may run concurrently.

Table 13: Permit Review Timelines in the City of Maywood Type of Approval or Permit Typical Processing Time Approval Body

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2.44 Site Plan Review (Project
<5,000 sf)
2 weeks Planning Director
Site Plan Review (project
>5,000 sf)
6 – 8 weeks Planning Commission
Conditional Use Permit 6 – 8 weeks Planning Commission
Variance 6 – 8 weeks Planning Commission
Zone Change 10 – 14 weeks City Council
General Plan Amendment 12 – 24 weeks City Council
Final Subdivision Map 6 weeks Planning Director
Tentative Maps 10 – 12 weeks City Council
The City works closely with developers to expedite the approval procedures so as to not impose unnecessary timing constraints on development. For a typical project, an initial pre-consultation meeting with the Building and Planning Department, Public Works, and the Fire Department is arranged to discuss the development proposal. Concurrently, elevations and drawings are sent to the Planning staff for pre-approval. The plan is then approved at the staff level. A “singlefamily” project (actually 1-4 units) is approved in two weeks from the date of plan submission if no variances, exceptions, or zone changes are required. After the project is approved by staff, the Building Department performs plan checks and issues the building permits. Throughout construction, the Building Department performs building checks to monitor the project’s progress. This process does not place undue constraints on most developments because of the close working relationship between City staff, developers, and the decision-making body.

Depending upon the project’s complexity, building plan check for new construction averages 3 to 4 weeks. In times when there are staff shortages or there is an increase in permit requests, Maywood has followed a policy of retaining temporary staff and/or consultants to handle the increased workload. This compares very favorably to other jurisdictions in the area.

The evaluation and review processes required by City of Maywood procedures can contribute to the cost of housing in that holding costs incurred by developers are ultimately reflected in the unit’s selling price. For residential development, permits may be necessary from several departments. However, processing time for residential projects in Maywood is not excessive.

The actual review time is dependent on the size and location of the project, whether it is designed to meet City standards, or requires requests for variances from development standards. In general, the processing time for most residential projects in Maywood ranges from one to three months, which compares favorably with other jurisdictions in the region.

Maywood has permitted few units overall and far fewer units per capita than in the SCAG region, with fewer than five units permitted in each year between 2000 and 2018.

Figure 22: Housing Units Permitted (SCAG Pre-Certified Local Housing Data)

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2.45 Site Plan Review and Planned Unit Development
To facilitate affordable housing development, the new R-SA overlay district permits senior and affordable housing by right, subject only to a site plan review by the Planning Director. Site Plan Review is appealable to the City Council within 10 days of the decision. Multi-family developments outside of this overlay district are subject to a PUD requirement.

Planned Unit Developments (PUDs) are required for multi-family developments (5 or more units) outside the R-SA Overlay District. However, there have not been any PUD applications in a very long time, likely due to the lack of large lots to accommodate large multi-family developments proposed in Maywood. The Design Review process for PUDs reportedly has never been used.

The purpose of the PUD process is to allow flexible design standards that will encourage multifamily affordable housing development in Maywood through integrated, compatible housing design for low- and lower-income households. PUDs are subject to discretionary approval by the Planning Department and require compliance with Section 5125 of the Maywood Zoning Ordinance. PUD projects are reviewed within an initial 30-day period. Once the application is deemed complete, it is routed to the various agencies for comment within a 30-day period and is scheduled for the next available Planning Commission hearing.

The Planning Commission holds the hearings for PUD applications. A completed application must first go through Design Review. The Design Review process has never been used. If a Design Review were conducted, the recommendation from Design Review would be forwarded to the Planning Commission for review within 30 days of the Design Review Board’s recommendation. The bases for decision include:
• The proposed PUD is consistent with the General Plan;

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2.46 • The proposed PUD will not adversely affect or be materially detrimental to the adjacent uses;
• The site is of adequate size to meet established development standards; and the privacy of residences is not adversely impacted.

The Planning Commission can impose conditions for approval as outlined in the Zoning Ordinance. Conditions must be related to factors pertinent to the establishment, operation, and maintenance of the proposed project. The Planning Commission’s decision is final and only goes to City Council as a notice of decision. In general, projects would take between 90 and 180 days to go through the PUD process.

Site Plan Review
When a project exceeds 5,000 square feet, site plan review is required. When site plan review is an independent procedure, it is an administrative approval. When any other discretionary review application is applied for in conjunction with the site plan review, site plan review is completed with staff recommendation in front of the hearing body (Planning Commission). The criteria or findings that must be made include:
• Every use, development of land, and application of development standards shall take place in compliance with all applicable provisions of the Zoning Ordinance. • Every use, development of land, and application of development standards shall be considered on the basis of suitability of the site for the particular use or development intended. The total development, including the application of prescribed development standards, shall be designed to avoid traffic congestion; ensure the public health, safety, and general welfare; prevent adverse effects on neighboring property; and shall be in accord with all elements of the General Plan.
• Every use, development of land, and application of development standards shall be considered on the basis of suitable and functional development design, but it is not intended that such approval be interpreted to require a particular style or type of architecture.

As part of the City’s planned update of the Zoning Code, the City will be revising the Site Plan Review process and criteria to streamline development.

Development Fees
Processing fees for land use permits in Maywood remain among the lowest in the area. The City has resisted attempts to derive full compensation for staff hours through filing fees, with the result that expenses for developers have been kept low. Building permit and plan check fees are

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2.47 in line with those currently charged by other jurisdictions in the area. Public Works Department plan review fees are also low. Development fees are summarized in Table 14.

Table 14: Current Discretionary Fees
Description Fee
Conditional Use Permit $411*
Extension of Non-Conforming Use Permit $411*
Variance $411*
Zone Change (without environmental review) $598*
General Plan Amendment $1,644*
Initial Study/Negative Declaration/Mitigated
Negative Declaration
$688
Preliminary Environmental Review $224
Environmental Impact Report $688
Tentative Tract/Parcel Map $2,012*
Certificate of Compliance $75
Source: City of Maywood, 2021
*Plus $804 Noticing Fee
The City of Maywood Building and Planning Department is responsible for ensuring that all new construction is performed and completed in a safe and proper manner using the correct materials and methods. Permits are required for any changes, including electrical, plumbing, or building changes to any property. Applicants and/or contractors are required to bring their plans to City Hall where a building inspector will examine the plans for approval. The building permit provides evidence that the contractor has complied with the Building Code and the City has approved the proposed construction. The building permit also serves as the permanent record of all improvements done to a particular structure. Building permits are required for any new work including repair work.

Table 15 estimates the building fees for a typical single-family home and multi-family development. Processing fees are well under 1% of total development cost. Assuming a 1,000 square foot unit, the total development fees (including school district fees) would be approximately $5,470 per unit for both single-family and multi-family housing. This assumes 20 electrical fixtures, 5 plumbing fixtures, one sewer connection, and 1,000 square feet for floor area. The permit fees account for less than 3% of a residential unit costing $225,000 in building valuation.

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2.48 Table 15: Typical Building and Processing Fees
Description Fee
Building Permit $1.12 / sq ft
Plan Check Fee $0.96 / sq ft
Electrical Permit $4 / outlet or fixture
+ $45 issuance fee
Plumbing Permit $20 / fixture + $45
issuance fee
Mechanical Permit $45 issuance fee
Grading Permit Based on cubic
yards
Sewer / Septic Permit $60 / connection +
$45 connection fee
School District Fee $4.08 / sq ft
Source: City of Maywood, 2021
Building Code Requirements
Maywood uses the 2019 California Building Code. Illegally converted units constructed in violation of building and safety codes remain a major problem in Maywood. Past code enforcement efforts focused on multi-family apartment buildings that have not been adequately maintained by their owners.

While code enforcement and improved development standards are likely to impact the cost and availability of housing, both the Pre-Sale Housing Inspection Program and improved development standards are important to ensuring that the City’s housing stock is adequately maintained.

Maywood’s Municipal Code requires a Pre-Sale Housing Inspection Report be issued prior to the sale of any residential property within the City. These reports include the following information:
delinquent rubbish fees due; charges owed to the City which would constitute a lien against the property; the property’s street address or other appropriate description of the subject property; a parcel drawing of the subject property that includes an approximate footprint of the buildings located thereon; a statement of the zoning classification applicable to the subject property; a statement of the variances and use permits, if any, granted to the subject property, together with the conditions and restrictions of such permits; substandard property conditions found by the inspector on the property; a statement as to whether any construction, electrical, plumbing or comfort heating permits have been issued for work not yet completed on the subject property; a statement as to whether there appears to be any nonconformity or illegality in the structures on the subject property or the uses being made thereof; and a statement as to whether or not the

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2.49 parcel is recognized as a separate lot by the City, and whether or not it is a legal building site under City regulations. These efforts are also essential to making sure that housing is safe for its occupants. The City of Maywood will continue to coordinate its code enforcement efforts with available housing rehabilitation assistance to minimize hardship on lower income property owners.

School Fees
California has adopted legislation allowing local school districts to levy fees on new residential construction and on additions to existing residential development which increases the habitable space in a structure and exceeds a value of $20,000. In 2020, the Los Angeles Unified School District (LAUSD) adjusted its fees for residential construction to $4.08 per square foot. Such fees are collected to finance the construction and reconstruction / renovation of school facilities. This fee is consistent throughout the LAUSD service area, so it does not unduly constrain housing development in Maywood compared to other jurisdictions within the LAUSD.

2.9.2 Market Forces
Market Constraints
Housing in Southern California is among the most expensive in the country. Though housing costs in Maywood are somewhat lower than in other SCAG communities, housing costs are still quite high compared to the incomes of Maywood residents, as indicated by the high housing cost burden of many households. Given the high percentage of Maywood residents who rent their homes, a significant portion of the Maywood community is vulnerable to future housing market changes, including increased housing costs. As of March 2022, real estate observers characterized Maywood as a “sellers’ market,” with more demand than supply. (www.movoto.com/maywood-ca/market-trends/) When COVID-19 eviction moratoriums end, low-income residents who lost income during the pandemic may be displaced.

Land for New Construction
Because of Maywood’s built out character and lack of greenfield building sites, all new construction for housing must be through redevelopment of existing buildings, parking lots, or otherwise previously developed sites.

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2.50 City-Owned Sites on District Avenue
The Maywood Successor Agency owns three parcels of land located on District Boulevard between Cudahy Ave and E 52nd Street with a total land area of 0.56 acres. These parcels were envisioned for affordable housing development. A fourth Successor Agency property with 0.36 acres and a one-story commercial building is located on Slauson Avenue in the Mixed Use CM target area.

By 2019 the City had returned to an affordable housing vision for these properties and issued a Notice of Surplus Property Availability in July 2021 which received four letters of interest for the District Avenue properties, including for affordable housing. As of April 2022, the City was ready to begin negotiations with an affordable housing developer. The City continues to market the Slauson Avenue property.

Availability of Financing
Interest rates have been at historic lows for mortgage seekers but have increased somewhat in 2022. The strict lending criteria implemented after the 2008 housing crisis remain in effect and leave many Maywood residents unable to qualify for a mortgage. The low incomes, renter status, and significant housing cost burdens most residents experience make it especially difficult for moderate-income renters who want to become homeowners to save for a 20% down payment.

Local banks and other lending institutions provide a source of financing for constructing new housing and rehabilitating/conserving existing housing units. Past analysis indicated that qualified Maywood residents generally had access to mortgage financing with high approval rates, but access to home improvement financing is more limited. Private financing is generally available at market rates, but low- and moderate-income households often need below market rate financing to repair existing homes or purchase housing. All potential developers of housing projects are given information on the variety of Los Angeles County financing programs available for low-income rental construction or rehabilitation projects.

Low Vacancy Rates
Based on the most recent SCAG Pre-Certified Local Housing Data, the City of Maywood has a

1.6% vacancy rate. This is much lower than the vacancy rate in Los Angeles County (6.4%, 2019 ACS 5-Year Estimates). The low vacancy rates are due, in part, to the City’s high density, location near employment centers and public transportation, and its relative affordability in relation to regional housing costs (though not local incomes). Low vacancy rates represent high demand and contribute to higher housing costs.

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2.51 2.9.3 Other Constraints
Constraints for Reasonable Accommodation
As indicated previously, disabled persons often have unique and special needs when it comes to housing. Households in this category include elderly persons that may have one or more disabilities. Special interior improvements are often needed to accommodate a disabled tenant or homeowner. For example, door frames must be wider to accommodate wheelchairs, ramps instead of stairs are needed, handrails in bathrooms need to be installed, cabinet doors must be accessible, and light switches and other devices also need to be within easy reach. The cost for retrofitting an existing structure may be thousands of dollars and beyond the reach of those households with lower incomes. Maywood’s two affordable housing developments for seniors include handicap-accessible apartments. Senior housing in the R-SA Overlay District is required to have a minimum of 10% of units for disabled persons, as well as accessible design for all facilities.

The lack of such housing is even more pronounced when it comes to market-rate rental units.

The real constraints are associated with the housing for families and working-aged adults. The City of Maywood requires that all new residential developments comply with California building standards (Title 24 of the California Code of Regulations) and Federal requirements for accessibility.

The State has removed any City discretion for review of small group homes (six or fewer residents) for persons with disabilities. The City of Maywood does not impose additional zoning, building code, or permitting procedures other than those allowed by State law. The City also allows residential retrofitting to increase the suitability of homes for persons with disabilities in compliance with accessibility requirements. In addition, Maywood works with applicants who need special accommodations in their homes to ensure that the application of building code requirements does not create a constraint. The City implements and enforces Chapter 11 of the California Code. The City provides information to all interested parties regarding accommodations in zoning, permit processes, and application of building codes for housing for persons with disabilities.

The City has not identified any zoning or other land use regulatory practices that could discriminate against persons with disabilities and impede the availability of such housing for these individuals, but it plans to adopt a local reasonable accommodations ordinance during the Planning Period. In 2019, the City revised its Density Bonus ordinance to adopt Chapter 4.3 of the California Planning and Zoning Law, California Government Code Division 1, Title 7.

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2.52 Environmental Constraints and Opportunities
Many environmental factors must be considered in the planning and development of new housing. The environmental constraints related to seismic risk, flooding risk, and other natural hazards are identified in the Safety Element included in the City of Maywood General Plan Update. In addition, these hazards are shown in the City’s adopted Hazard Mitigation Plan. The CalEnviroScreen 4.0 map (2021 update) shows all Maywood census tracts as among the most pollution-burdened of any in California.
• Hazardous Substances: Sites that were developed prior to the 1950s and 1970s may include trace amounts of lead and/or asbestos in the soils and any remaining structures.

Lead-based paint was commonly used prior to 1950 and is the predominant source of lead contamination in the soils. In 1978, lead-based paint was banned by the federal government. Asbestos containing materials were commonly used in a variety of building construction materials for insulation and as a fire-retardant. Prior to the late 1970s, building products and insulation materials commonly contained asbestos. In 1989, the United States Environmental Protection Agency (US EPA) banned all new uses of asbestos. As a result, any demolition associated with future redevelopment must adhere to requirements governing the investigation and remediation of asbestos-containing materials and lead-based paint.

According to the Cortese List (Hazardous Waste and Substances Sites List from the California Department of Toxic Substances Control), there is one site identified within the City of Maywood known as Pemaco, a former chemical corporation located in property zoned Industrial (M) and adjacent to a residential neighborhood. The site is part of the Federal Superfund cleanup program and is currently incorporated into the Maywood Riverfront Park with a Park General Plan land use designation. Groundwater and soil vapor extraction and treatment systems continue to operate at the site. Vapors are treated to meet all air quality standards before they are discharged to the ambient air. Groundwater and vapor condensate is treated and discharged to the Los Angeles County Sanitary District sewer system. Groundwater is sampled twice a year. Lead agency oversight for the Pemaco site was transferred from the US EPA to California’s Department of Toxic Substances Control (DTSC) in 2018. DTSC now manages site monitoring and cleanup activities including operation of the treatment plant. These conditions will not affect development in the Planning Period. • Seismic Risk: Major faults in the region include the Whittier Elsinore, Norwalk, Newport Inglewood, Santa Monica, Sierra Madre, Palos Verges, and San Andreas Faults.

According to the Los Angeles County Safety Element, no known or suspected active fault traces pass through or are located near the City of Maywood. There are no designated Alquist-Priolo Special Studies Zones found within Maywood. The City is located within

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2.53 an area that may be subject to liquefication hazards. However, the level of risk within the City is no greater than the risk anticipated for the region. • Wildfire Risk: No areas of native or natural vegetation are found within Maywood. The entire City is located outside of any Fire Hazard Severity Zones according to the County of Los Angeles Wildfire Hazard Map, as prepared by California’s Department of Forestry and Fire Protection. At risk zones identified in other areas of the county are designated based on factors such as fuels, terrain, weather, and other factors. • Flood Risk: With the exception of the concrete-lined Los Angeles River channel, there are no lakes or streams within the City. No natural stream channels remain within any of the proposed development sites. The City is not located within a Flood Determination Zone, according to the Federal Emergency Management Agency (FEMA) maps shared by the Los Angeles County Department of Public Works. Historically, the majority of the City was previously located within a FEMA-designated flood hazard area (the “AR zone,” that was assigned to areas where potential flooding may occur until upstream flood control improvements are completed). The AR zone was proposed and adopted after the United States Army Corps of Engineers determined that flood control systems serving the Los Angeles area are no longer sufficient in terms of protecting nearby areas from inundation by the base flood scenario. The Army Corps of Engineers completed the upstream flood control improvements and the AR flood zone designation was removed. • Air pollution. Although it is not an environmental risk on land that directly affects construction except for lead pollution of the land, air pollution is a significant issue in Maywood. The proximity of industry in the adjacent City of Vernon, the I-710 freeway, and intermodal rail yards results in high levels of air pollution in Maywood and other lowincome communities in the I-710 corridor. These conditions were among the reasons for recent abandonment of a plan to widen I-710 in this area.

Maywood’s housing programs facilitate environmentally beneficial outcomes by identifying sites for affordable housing along public transportation corridors. Solar energy installations are promoted under the City’s Low Impact Development guidelines. In addition, through the plan check process, the City encourages water conservation through regulations on irrigation, incremental change to low-flow toilets, and similar programs.

Infrastructure Constraints
As discussed earlier, land in Maywood has been previously developed. As a result, any potential housing redevelopment site is already served by basic infrastructure. The City can accommodate infrastructure demand resulting from housing units identified by the RHNA, which called for 53 units during the previous Fifth Cycle (2013 – 2021) planning period and an additional 365 units to accommodate the RHNA for the current Sixth Cycle (2021 – 2029) planning period, making a total of 418 units.

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2.54 Los Angeles County Sanitation Districts (LACSD) Nos. 1 and 2 provide sewer service to the City of Maywood. The City is located within the service district of Sanitation District No. 1.

Wastewater collected by the LACSD is conveyed to the Joint Water Pollution Control Plant located at 24501 Figueroa Street in Carson. This treatment plant has a design capacity of 385 million gallons per day (mgd) and currently treats 330 mgd, leaving a remaining capacity of 55 mgd for future development in the region.

Potential new residential units are projected to generate 58,400 gallons of effluent daily (assuming 160 gallons of effluent per unit, per day) and are projected to consume 73,000 gallons of water per day (assuming 200 gallons per unit, per day)1 . The more modern and
efficient plumbing fixtures typically used in new buildings will result in a further reduction in effluent generation.

Though the development of additional units identified in the RHNA will result in increased water consumption and wastewater generation, the City is obligated under state law to fulfill its RHNA requirements. RHNA growth projections were evaluated in the environmental studies prepared for both the RHNA and RTP. Furthermore, the residential development envisioned as part of the Housing Element’s implementation is consistent with those contemplated under the City of Maywood’s General Plan. As part of the development review process, the City may require infrastructure improvements to accommodate demand.

The regional storm drains in Maywood are owned and maintained by the Los Angeles County Flood Control District and connect directly to the Los Angeles River. Drainage lines are located on north-south streets and are connected to the Los Angeles River by drainage lines on eastwest streets. Local storm drains and catch basins are maintained by the City. While the majority of the proposed development sites are underutilized, the projected runoff may be accommodated by existing storm drain infrastructure. Stormwater runoff is not anticipated to significantly increase with future residential development.

2.10 ASSESSMENT OF FAIR HOUSING
An assessment of fair housing is required in the 6th Cycle Housing Element. California’s Department of Housing and Community Development (HCD) defines affirmatively furthering fair housing as “meaningful 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.” This requires an assessment of patterns of segregation, significant disparities in housing needs and opportunity, and racial and ethnic concentrations of poverty.
1 Derived from Orange County Sanitation District rates.

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3.55 The City of Maywood is a very small jurisdiction located in the midst of a group of Los Angeles County communities located southeast of the City of Los Angeles. All of these communities exhibit similar characteristics: working class, low-income, predominantly Hispanic/Latino, high housing cost burden, and with a high proportion of immigrants. As such, Maywood does not exhibit significant patterns of segregation by race or ethnicity, income, or other characteristics of protected groups. All parts of the city have similar access to opportunities. Housing sizes, types, and density do not exhibit significant disparities in different parts of the city. The city includes single family homes, often with one or more accessory units, and small multi-family properties throughout. There are no concentrated areas of affluence and in some respects, the entire city could be considered closer to a concentrated area of poverty. Maywood’s statistical profile includes indicators of a disadvantaged community: ethnic concentration (98% Latino); high poverty rate (approximately 20%); high housing cost burden (over 50% of households); very high proportion of renters (over 70%); and low educational achievement (30% without a high school diploma). Educational, economic, and transportation opportunities are similarly available throughout the small city, and the entire city lies within an area with disproportionate pollution impacts according to CalEnviroScreen 4.0. The high housing cost burden and high poverty rate do put some Maywood residents at risk of displacement.

In fact, it is a greater challenge for Maywood to attract investment in market-rate housing for more diverse income groups. City government strives to bring more affordable housing and other opportunities to the city population, but because of the City’s small size, location, limited funds, and its role within the regional economy as a residential community for workers in nearby industrial areas, Maywood has little flexibility in creating a more balanced socio-economic community.

The City of Maywood’s website describes the City’s Fair Housing Program. It provides services including investigation of complaints alleging housing discrimination, unsolicited audits, landlord/tenant counseling and dispute resolution. Recognizing enforcement capacity issues, the City contracts with the Los Angeles Housing Rights Center to resolve tenant and landlord conflicts and to investigate and document housing discrimination complaints. The City’s program to affirmatively further fair housing is included in the programs for the 6th Cycle Plan.

3.0 HOUSING PLAN
This section provides an evaluation of implementation of the 5th Cycle Housing Element Plan as well as the 6th Cycle housing goals, objectives, and policies. The 6th Cycle plan includes:
• Housing Goals and Policies: Maywood’s goals and policies that support each of the identified housing goals and will apply for the duration of the Sixth Cycle (2021 – 2029).

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3.56 • Housing Programs: specific programs that will help conserve affordable housing, encourage the development of new affordable housing, and promote the identification and provision of new sites for residential development, and remove governmental constraints.
• Regional Housing Needs Assessment (RHNA): outlines how Maywood plans to accommodate the housing needs identified in the RHNA.

3.1 Evaluation of Previous Element’s Implementation
State General Code Section 65588 requires local governments to “… to evaluate all of the following: (1) the appropriateness of the housing goals, objectives, and policies in contributing to the attainment of the state housing goal; (2) the effectiveness of the housing element in attainment of the community’s housing goals and objectives; (3) the progress of the city, county, or city and county in implementation of the housing element.” As noted earlier, the 5th Cycle Housing Element covered the period 2014-2021. It was adopted by the City in February 2014 and sent to HCD for review. In a comment letter issued May 22, 2014, the State Department of Housing and Community Development (HCD) stated that the Housing Element was not in compliance due to several issues, including identification of adequate sites to fulfill the Regional Housing Needs Allocation (RHNA). The City did not begin a process to amend the adopted Housing Element to bring it into compliance until February 2019.

An amended Housing Element was approved by HCD and adopted on January 30, 2020.

During the period that the 5th Cycle Housing Element was out of compliance, city leadership was not focused on housing policy and implementation. As a result, revision and amendment of the 5th Cycle Housing Element did not occur until a change in leadership, starting in late 2018.

Therefore, implementation of the 5th Cycle Housing Element did not begin until 2019. Moreover, the COVID-19 pandemic has had significant impacts on the ability of the City, private, and nonprofit partners to implement housing policies and programs.

3.1.1 Appropriateness of Goals, Objectives, and Policies Generally, the policies and programs identified in the previous Housing Element remain applicable and appropriate with minor modifications. As the City amended the 5th Cycle Housing Element for re-submission to HCD, it made progress implementing the identified policies and programs, including amendments to the Zoning Ordinance in October 2019.

Table 20: Status and Evaluation of Amended Fifth Cycle Housing Element Policies

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3.57 Housing Element Policy Implementation and Evaluation during 5th Cycle Compliance Period
Continue/Modify/
Delete
Policy 1.1:

The City will provide a variety of
residential development
opportunities in Maywood, ranging
from single- and multiple-family uses
in the R-3 zone, and higher density
housing in Specialty Residential and
Mixed-Use target areas.

The City continued to encourage and support
residential development and redevelopment,
accepting residential development, though
there was little development activity in this
period. The City hired a new planner in
September of 2021 to bring renewed
professional standards to community
development activities in Maywood.

Continue
Policy 1.2:

The City will encourage both the
private and public sectors to
produce or assist in the production
of quality housing with a particular
emphasis on housing that is
affordable to lower income and
special needs households.

The City adopted a zoning amendment to
allow and encourage affordable and special
needs housing on October 23, 2019: R-SA
Overlay District for Senior and Affordable
Housing.

Continue
Policy 1.3:

The City will promote the
development of low- and moderateincome housing by continuing to provide developers with density
bonuses and other incentives for
providing units for low- and
moderate-income residents.

The City passed a density bonus zoning
amendment on October 23, 2019.

Continue
Policy 1.4:

The City will assist residential
developers in identifying and
preparing land for new housing
development.

The City identified properties suitable for
mixed-use and residential redevelopment
and infill development. In addition, the City
re-focused attention on Successor Agency
property as an affordable housing
opportunity and issued a Notice of Surplus
Property Availability in July 2021.

Continue
Policy 1.5:

The City will coordinate with the Los
Angeles Community Development
Commission to take advantage of
federal funds.

The City re-focused efforts to work closely
with its partners to leverage federal funds.

Continue
Policy 1.6:

The City will continue to coordinate
with local service providers to
address the needs of the homeless
population.

On October 23, 2019 the City adopted an
Emergency Shelter Overlay District.

On January 27, 2021, the City adopted a
Homelessness Plan and has begun
implementing the plan. The City continues to
support the local community with a mobile
Modify

CITY OF MAYWOOD - 6TH CYCLE 2021-2029 HOUSING ELEMENT –REVIEW DRAFT

3.58 Housing Element Policy Implementation and Evaluation during 5th Cycle Compliance Period
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Delete
food bank and other services provided in
partnership with other organizations.

Policy 1.7:

The City will locate higher density
residential development in close
proximity to public transportation,
services, and recreation.

The City has identified sites and rezoning
parcels to support higher density
development along commercial corridors
with public transportation and near
recreational resources.

Continue
Policy 2.1:

The City will continue to promote
rehabilitation programs as a means
to provide financial and technical
assistance to lower income property
owners.

The City promotes local programs and
shares information with residents about
rehabilitation programs.

Continue
Policy 2.2:

The City will continue to utilize the
code enforcement program to bring
substandard units into compliance
with applicable codes to improve
overall housing conditions in
Maywood.

The City hired an additional part-time code
enforcement officer in 2021 to focus on
code enforcement for compliance.

Continue
Policy 2.3:

The City will minimize the
displacement impacts occurring as a
result of residential demolition.

During the 5th Cycle period, there was no
significant residential demolition. The City
worked with other levels of government to
minimize displacement resulting from
COVID-19 impacts.

Modify
Policy 2.4:

The City will promote increased
awareness among property owners
and residents of the importance of
property maintenance to long-term
housing quality.

The City provides information to educate
residents and property owners about
property maintenance.

Continue
Policy 2.5:

The City will encourage room
additions by continuing to provide
parking variances and rehabilitation
assistance as a means of increasing
the holding capacity of the existing
housing stock.

The City began to focus on a new ADU
ordinance that will help regulate
overcrowding while providing safe and
affordable housing options.

Modify
Policy 3.1:

The City will ensure that multiplefamily infill development is Existing PUD and Design Review regulations
are intended to implement this policy, They
were not used during the 5th Cycle period.

Modify

CITY OF MAYWOOD - 6TH CYCLE 2021-2029 HOUSING ELEMENT –REVIEW DRAFT

3.59 Housing Element Policy Implementation and Evaluation during 5th Cycle Compliance Period
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compatible in design with singlefamily residential areas and is consistent with the existing
neighborhood character.

Policy 3.2:

The City will ensure that residential
development which fronts on major
arterial highways (such as in the (R3) Specialty Residential Overlay Zone and in Mixed Use areas) incorporate
adequate setbacks and buffering.

Existing dimensional requirements were in
force. There was little to no residential
development on major corridors during the
5th Cycle compliance period.

Modify
Policy 3.3:

The City will accommodate new
residential development which is
coordinated with the provision of
infrastructure and public services in
those areas where Mixed-Use
developments are encouraged.

The City coordinates the provision of
infrastructure and public services between
utilities and developers.

Continue
Policy 3.4:

The City will provide standards that
will allow for adequate off-street
parking with safe access to adjacent
streets.

The City began a review and revision of its
parking standards as a way to balance the
parking needs and concerns of residents
with opportunities for affordable housing.

Continue
Policy 3.5:

The City will create more
recreational open space and tot lots
in neighborhoods where there is a
need.

Maywood’s dense development makes the
provision of new open space a challenge and
the most recent park, Riverfront Park, was
opened in 2008. The City always seeks
grants to improve open space and to
incorporate recreational open space in
development projects.

Continue
Policy 4.1:

The City will continue to cooperate
with the Fair Housing Congress of
Southern California through the Long
Beach Fair Housing Council to
enforce fair housing Laws.

The City dedicated staff time to fair housing
issues, working with regional agencies.

Modify
Policy 4.2:

The City will prohibit practices which
restrict housing choice by arbitrarily
directing prospective buyers and
renters to certain neighborhoods or
types of housing.

The City prohibits housing discrimination. Continue

CITY OF MAYWOOD - 6TH CYCLE 2021-2029 HOUSING ELEMENT –REVIEW DRAFT

3.60 3.1.2 Homelessness Plan
In May 2020, the Gateway Cities Council of Governments (GCCOG) entered into a Professional Services Agreement with a consultant to assist the City in creating a homeless plan. This included a comprehensive assessment of homelessness in the City, an assessment of current resources available to address the challenge, and identification of opportunities. The Plan is designed to cover a five-year period from February 2021 to January 2026, with annual reporting, reassessment, and revision, making it responsive to changing conditions and honing the City’s efforts.

The City of Maywood’s Homelessness Plan contains 5 goals:

1. Prevent Homelessness

2. Increase Access to Affordable Housing

3. Increase Income Opportunities for Those Who Are Experiencing Homelessness or Who Are At Risk Of Homelessness

4. Increase Access to Care Management and Services

5. Create a Coordinated System
As a City with an approved Homelessness Plan submitted to the County and Gateway Cities Council of Governments (GCCOG), Maywood will receive monthly communications from the GCCOG to advise them of services available to implement its plan. Adopted by City Council on January 27, 2021, the Maywood Homelessness Plan identifies the five goals listed above and a variety of actions to support those goals.

The City is actively engaged with other agencies and resources who can support the goals and recommendations identified in the Plan. Maywood’s Mayor Pro Tem is a member of the GCCOG Homeless Board of Directors and city staff participate in the Gateway Cities’ COG Homelessness Committee. Staff participate at the coalition meetings. As an active member of the GCCOG, the City coordinates with neighboring jurisdictions to address broader concerns.

Maywood’s Homelessness Plan calls for the City to partner with the Los Angeles County Coordinated Entry System (CES) providers, the school district, and local service providers including the YMCA and faith leaders. Homeless persons are referred to LAHOP, the county’s homelessness service portal, for assistance accessing services. The City has regular collaborative meetings with Maywood businesses through Business Watch meetings and the school district’s principals through the Principals’ Roundtable. Maywood anticipates facilitating a strong working relationship between the schools and the CES family provider.

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3.61 3.1.3 Effectiveness of Programs
As described previously, the time out of compliance and the impacts of the COVID-19 pandemic significantly affected Maywood’s ability to achieve goals and implement housing programs during the 5th Cycle Planning Period. In addition to limited capacity to implement programs while focusing on the public health crisis, many public and non-profit programs were put on hold during the pandemic. Many goals and programs remain valid and appropriate and have been carried forward into this Sixth Cycle Housing Element. The City has worked hard during the pandemic to advance the implementation of the recommended programs and participate with local non-profits and other governmental bodies to ensure Maywood residents are aware and making use of programs and services.

A number of actions were taken to support the housing needs of special needs populations.

Some of the activities identified in the Fifth Cycle Planning Period to address the housing needs of special populations are ongoing and/or were delayed by emergency activities the City needed to undertake to address the COVID-19 Pandemic. While many of the goals, policies, and related actions identified in the Fifth Cycle Housing Element generally support the needs of special needs populations, there were specific goals, policies, and actions directly targeted to support the needs of special needs populations. For example, the City created the R-SA zoning overlay (Residential – Senior and Affordable Housing Overlay) to make it easier for new projects to provide housing for senior residents. The City continues to promote renovations that provide reasonable accommodations for residents with disabilities. While no programs identified in the Fifth Cycle Housing Element provide direct support of housing needs for large households, the Sixth Cycle Housing Element identifies a number of programs that will support the development of housing for large households. Expanding access to Accessory Dwelling Units (ADUs), providing density bonuses to allow more housing units, rezoning (R-SA), and the Equal Housing Program all support female-headed households and farmworkers. Additionally, the Single-Room Occupancy Program supports the particular needs of farmworkers who are often living separate from their families. The Emergency Shelter Overlay, Transitional Housing, and Supportive Housing programs all provide services and meet the needs of the City’s population experiencing homelessness. The effectiveness of each of the programs identified in the Fifth Cycle Housing Element is shown in the table below, these impacts extend to each of the populations with special housing needs.

Fifth Cycle Program Evaluation
Density Bonus Program The City is pursuing two
affordable housing projects on
Successor Agency-owned
properties. This exceeds the
objective of pursing one
affordable housing project on a

CITY OF MAYWOOD - 6TH CYCLE 2021-2029 HOUSING ELEMENT –REVIEW DRAFT

3.62 Successor Agency-owned
property.

Accessory Dwelling Unit (ADU) Program The City permitted 13 ADUs in 2020 and 2021. This exceeds
the objective of permitting one
ADU per year. Additionally, the
City is working to bring
unpermitted ADUs into
compliance.

Single-Room Occupancy (SRO) Housing Program The City did not permit any SRO units during the planning
period. This was primarily due
to the COVID-19 Pandemic
taking City resources and
attention. This program is being
carried forward into the Sixth
Cycle Housing Element.

Rehabilitation Programs The City has continued to
implement the rehabilitation
programs, but this effort was
delayed by the COVID-19
Pandemic. The City continues
to seek grants and partner
organizations to continue this
program. It has been carried
forward with minimal changes
as the pandemic was a key
factor in stalling the
effectiveness of this program.

Residential – Senior and Affordable Housing Overlay The City amended the Zoning Ordinance to create a R-SA
(Residential – Senior and
Affordable Housing Overlay) on
October 23, 2019 and is
encouraging the use of the RSA Overlay for redevelopment projects.

CM Zone Residential Infill Program The City amended the Zoning Ordinance to create a R-SA
(Residential – Senior and

CITY OF MAYWOOD - 6TH CYCLE 2021-2029 HOUSING ELEMENT –REVIEW DRAFT

3.63 Affordable Housing Overlay) on
October 23, 2019 and is
encouraging the use of the RSA Overlay for redevelopment projects.

Emergency Shelter Program The City amended the Zoning
Ordinance to provide an
Emergency Shelter (ES) Overlay
District on October 23, 2019.

Transitional Housing Program The City complies with State Law (Gov. Code § 65583, subd.
(a)(5).), requiring that
transitional housing is a
permitted use where multifamily housing is permitted.

Supportive Housing Program The City complies with State Law (Gov. Code § 65583, subd.
(a)(5).), requiring that
supportive housing is a
permitted use where multifamily housing is permitted.

Equal Housing Program The City has continued working
with the Long Beach Fair
Housing Administration to
administer the existing
program and has met its
objective of making referrals to
the Long Beach Fair Housing
Administration.

Energy Conservation Program The City has continued their energy conservation programs
and maintains updated
information on its website.

Reasonable Accommodation Program The City had to turn its attention to combating the
COVID-19 Pandemic and plans
to adopt a reasonable
accommodation ordinance
during the Sixth Cycle planning
period. City staff continue to

CITY OF MAYWOOD - 6TH CYCLE 2021-2029 HOUSING ELEMENT –REVIEW DRAFT

3.64 support applicants to retrofit
their homes.

3.2 HOUSING GOALS AND POLICIES
Maywood’s housing goals and policies for the Sixth Cycle (2021 – 2029) are:

Goal 1: The City will encourage a range of housing types of new residential construction to meet diverse existing and future needs of Maywood area residents.

The City will provide for a wide range of housing types to meet the existing and future needs of Maywood area residents.

Policy 1.1: The City will provide for a variety of residential development opportunities in Maywood, ranging from single and multi-family units in the R-3 zone to higher density housing in Mixed Use (CM and R-SA) target areas.

Policy 1.2: The City will encourage both the private and public sectors to produce or assist in the production of quality housing with a particular emphasis on housing that is affordable to extremely low-income, low-income, and special needs households.

Policy 1.3: The City will promote the development of low- and moderate-income housing by continuing to provide developers with density bonuses and other incentives for providing units for low- and moderate-income residents.

Policy 1.4: The City will assist residential developers in identifying and preparing locations for new housing development.

Policy 1.5: The City will coordinate with the Los Angeles County Development Authority to take advantage of federal funds.

Policy 1.6: The City will continue to coordinate with local social service providers to address the needs of the homeless population. These efforts will build on the Homelessness Plan adopted in January 2021.

Policy 1.7: The City will locate higher density residential development in close proximity to public transportation, services, and recreation.

Goal 2: The City will enhance the quality of existing residential housing stock in Maywood neighborhoods.

CITY OF MAYWOOD - 6TH CYCLE 2021-2029 HOUSING ELEMENT –REVIEW DRAFT

3.65 The goal of housing preservation is to protect the existing quality and investment in housing and to avoid a degree of physical decline that will require a larger rehabilitation effort to restore quality and value. Maywood has experienced significant private-initiated housing rehabilitation in recent years related to the substantial increase in home values and the reinvestment of the home equity into property maintenance. The City will continue to foster this upgrading, as well as providing financial assistance as available.

Policy 2.1: The City will continue to promote rehabilitation programs that provide financial and technical assistance to lower-income property owners.

Policy 2.2: The City will continue to use the code enforcement program to bring substandard units into compliance with applicable codes and to improve overall housing conditions in Maywood.

Policy 2.3: The City will minimize displacement impacts occurring as a result of residential demolition, an increase in housing costs, or action by public agencies through housing assistance programs, tenant protections, and other programs.

Policy 2.4: The City will promote increased awareness among property owners and residents of the importance of property maintenance to long-term housing quality.

Policy 2.5: The City will encourage housing improvements that mitigate overcrowding, such as through room additions, provision of parking variances, and provision of rehabilitation assistance as a means of increasing the holding capacity of the existing housing stock.

Policy 2.6: The City will develop and adopt an ordinance for reconfiguring existing housing structures to Accessory Dwelling Units (ADUs) that complies with State law, incorporates best practices, and contributes to neighborhood character.

Goal 3: The City will ensure that new and renovated housing is sensitive to existing and planned neighborhood character and the existing context and conditions.

As a highly urbanized environment, varying land uses in Maywood are developed in close proximity to one another. It is an ongoing goal in the City to ensure that residential growth is sensitive to existing conditions and any planned improvements. The City will continue to encourage development that is designed to minimize negative impacts on the surrounding neighborhood.

Policy 3.1: The City will ensure that new and renovated housing is sensitive to existing and planned neighborhood character, context, and conditions in order to minimize negative impacts on the surrounding neighborhood.

CITY OF MAYWOOD - 6TH CYCLE 2021-2029 HOUSING ELEMENT –REVIEW DRAFT

3.66 Policy 3.2: The City will ensure that the design of residential development which fronts on major arterial highways (such as in the R-3 zone, R-SA Overlay District and CM Mixed Use target areas) will not adversely affect the use or character of adjacent properties, especially properties to the rear.

Policy 3.3: The City will accommodate new residential development which is coordinated with the provision of infrastructure and public services in those areas where Mixed-Use developments are encouraged.

Policy 3.4: The City will provide standards that will allow for adequate off-street parking with safe access to adjacent streets, while adjusting parking requirements to the needs of residents of multi-family housing with access to public transportation.

Policy 3.5: The City will seek to create more recreational open space and tot lots in neighborhoods where there is a need to serve existing and new residents.

Goal 4: The City will continue to promote and affirmatively further fair housing opportunities throughout the community for all residents, especially protected classes, as required under AB 686.

As noted in earlier sections on community and housing characteristics, Maywood is overwhelmingly a Hispanic/Latino and low-income community, so it does not demonstrate patterns of housing segregation by race, ethnicity, income, or other protected characteristics that may be found in higher-income locations. The City is committed to making adequate provision for the housing needs of all economic segments of the community, and will ensure equal and fair housing opportunities are available to all residents.

Policy 4.1: The City will continue to contract with the Los Angeles Housing Rights Center and other organizations to resolve tenant and landlord conflicts and to investigate and document housing discrimination complaints and enforce Federal and State laws that prohibit discrimination in the sale, rental, leasing, negotiation, advertising, and financing of housing based on the following characteristics:

Federal: Race, Color, National Origin, Disability (Mental & Physical), Religion, Sex, Familial Status
California: Marital Status, Ancestry, Source of Income, Sexual Orientation, Age, Arbitrary Physical Characteristics, Gender Identity/Gender Expression, Citizenship, Primary Language, Immigration Status, Veteran or Military Status, Genetic Information

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3.67 Policy 4.2: The City promotes fair housing and prohibits practices which restrict housing choice by arbitrarily directing prospective buyers and renters to certain neighborhoods or types of housing.

Policy 4.3: The City will adopt strategies to protect existing residents from displacement.

Policy 4.4: The City will work with partner organizations and/or develop materials to improve landlord education and outreach on source of income discrimination and voucher programs.

Goal 5: The City will improve and update its housing data collection and organization.

The City of Maywood has emerged from a tumultuous period and is undertaking a review of its policies and procedures; part of this effort is improving its housing data collection and organization processes.

Policy 5.1: The City will improve administrative procedures and record-keeping to ensure that data and information on the City’s housing stock is as accurate as possible and kept up-to-date.

Policy 5.2: The City will seek funding and assistance to improve data collection and record-keeping.

Policy 5.3: The City will digitize Building and Planning Commission records to facilitate easier access to data.

3.3 HOUSING PROGRAMS
This section describes the housing initiatives that Maywood plans to support and/or implement during the Sixth Cycle (2021 – 2029). Programs are organized into the following categories:
• New and Affordable Housing
• Housing Conservation
• Emergency Housing
• Affirmatively Furthering Fair Housing
• Reasonable Accommodation
The loss of redevelopment set-aside funds was a significant blow to the City’s ability to directly intervene (through lot assembly and financial assistance) in facilitating new housing development. While funding sources have been identified for each of the programs in the tables

CITY OF MAYWOOD - 6TH CYCLE 2021-2029 HOUSING ELEMENT –REVIEW DRAFT

3.68 below, Maywood may be able to use Federal Recovery Act funding to support some of these programs.

3.3.1 New and Affordable Housing Programs
Program Responsible
Agency
Funding
Source(s)
Implementation
Timing
Metrics
Accessory Dwelling Units
Adopt an ADU ordinance
consistent with state law and
monitor ADU trends annually to
ensure production is consistent
with the estimate provided in the
6th Cycle Housing Element.

Building and
Planning
Department
General Fund Zoning
amendment to
be completed
in Winter
2022/2023
Permit at least 6 new
ADU per year during
the Planning Period
for a total of at least
60 new ADUs. See
Section 3.6. If ADU
construction is not
meeting the projected
goals, te City will
amend the Housing
Element to adjust
development
assumptions in
compliance with
California’s “no net
loss” provision.

Accessory Dwelling Units
Develop a brochure to assist
property owners in permitting their
ADUs
Building and
Planning
Department
General Fund Brochure to be
developed in
2023
Distribute fliers to
each property owner
who inquires about
constructing an ADU.

Single-Room Occupancy Housing
Amend zoning to permit creation
of Single Room Only (SRO) units in
the City’s (R-SA) Residential –
Senior and Affordable Housing
Overlay zone as well as in Mixed
Use target areas of CM zones.

Planning
Division
General Fund
and other
funding.

Seek a nonprofit
partner, identify
sites and apply
for HOME funds
to create an SRO
at least twice
during the
Planning Period.

Zoning
amendment to
be completed
in 2022. The
City will seek a
nonprofit
developer to
redevelop cityowned property
on Slauson Ave
into an SRO for
extremely lowincome renters.

Seek to permit 2 SRO
buildings of 5 or more
units during the
Planning Period for a
total of at least 10
units.

Residential Zoning – Senior and
Affordable Housing Overlay
Planning
Division
General Fund for
city staff time
By 2024, review
the R-SA
Overlay District.

Produce the
maximum permitted
units (including
density bonus) for

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3.69 Program Responsible
Agency
Funding
Source(s)
Implementation
Timing
Metrics
Expand R-SA Overlay District to
additional properties along Atlantic
Boulevard and Slauson Avenue.

Amend the text of R-SA to
establish a minimum density of 20
units/acres. (Current text includes
maximum densities plus density
bonus opportunity.)
Promote density bonus
opportunities in discussions with
residential developers in order to
increase the inventory of
affordable housing.

Layered
subsidies such
as:
• Layered
subsidies for
projects
such as
LIHTC
• County
HOME and
Vouchers
• State Prop
41 • Deferred
Developer
Fee
• City Land
Note Loan or
Long Term
Lease
• Conventional
Loan
for expansion
and amend
zoning text for
20 d.u./acre
minimum
density.

City staff to
monitor
properties in
the R-SA zone
and CM zone
target area
monthly for
sales, leases,
etc.

City staff to
pursue
partnerships
with affordable
housing
providers.
groups including very
low income, lowincome, and special
needs groups on
Successor
Agency-owned
property at 5102-5110
District Boulevard.

By 2029, facilitate at
least one additional
project using density
bonuses for very low
income and lowincome seniors or
families.

Work with property
owners in R-SA zone
and CM zone targets
to identify and pursue
opportunities.

CM Zone Residential Infill
Program
Work with property owners of
identified target areas in the CM
zone along Slauson Ave and
Atlantic Ave to develop or to
market properties by applying for a
zone change to R-SA Overlay. This
will make those properties eligible
for affordable projects at a
substantially higher density than
20 units per acre via PUD.

Planning
Division
General Fund Update and
expand the
target areas for
the R-SA
Overlay. By
2023, market
the opportunity
to apply for the
zoning change
to owners of
the identified
properties.

Zoning updated to
accommodate the
increased densities
required.

Comprehensive Zoning Update
Prepare a comprehensive zoning
review and update to modify or
remove any requirements that
constrain housing development,
such as current parking
Planning
Division
General Fund
Seek grant for
zoning update.

By 2025, review
and revise the
multi-family
parking
requirements,
design review,
Streamline
requirements for
affordable housing to
facilitate development
while protecting the
public interest.

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3.70 Program Responsible
Agency
Funding
Source(s)
Implementation
Timing
Metrics
requirements, PUD, design review
and site plan review requirements.

Replace parking and design
requirements as needed to provide
parking for new residents
(depending on likely car ownership
of new residents), and design
standards appropriate to the
location of the new housing
development (e.g. major
corridor/mixed use design to be
different from an interior
residential street).

Include best-practice design
standards for affordable housing in
the zoning update.

This will include a review of
requirements for group homes and
community care facilities.

Maywood will ensure that Statelicensed residential group care homes serving no more than six
residents are permitted by-right in
all residential zoning districts and
State-licensed community care
facilities serving seven or more
persons (including 24-hour Foster
Family Homes) are also permitted
by-right in all residential zoning
districts.
and site plan
review as part
of a
comprehensive
zoning update
to be
completed by
the end of
2026.

Replacement Housing
Requirement
Development on nonvacant sites
with existing residential units is
subject to the replacement
requirement (pursuant to AB
1397). The City will amend its
Zoning Code to require the
replacement of units affordable to
the same or lower income level as
a condition of any development on
a nonvacant site consistent with
Planning
Division
General Fund Likely to be
completed as
part of the
comprehensive
zoning update.

Zoning updated to
require replacement
of units affordable to
the same or lower
income level as a
condition of any
development on a
nonvacant site.

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3.71 Program Responsible
Agency
Funding
Source(s)
Implementation
Timing
Metrics
those requirements as set forth in
the State Density Bonus Law
By-Right Approval of Projects
with 20% Affordable Units on
“Reuse” Housing Element Sites
Pursuant to AB 1397, the City will
amend the Zoning Code to require
by-right approval of housing
developments that include at least
20% of the units as housing
affordable to lower-income
households on sites being used to
meet the 6th Cycle RHNA that
represent “reuse sites” identified in
the previous Housing Element.

Planning
Division
General Fund First three
years of the
Planning Cycle
Zoning updated to
provide for by-right
approval of projects
meting the 20%
affordable
requirements on
Housing Element
“reuse sites.”
Employee Housing Act
Amend the Zoning Code to allow
housing for up to six employees,
including farmworkers, to be
treated as a single-family structure
and permitted in the same manner
as other dwellings of the same
type in the same zoning district.

Planning
Division
General Fund Concurrent with
the
comprehensive
zoning update.

Update the Zoning
Code to treat
employee housing for
up to six employees to
be treated as a singlefamily structure and
permitted in the same
manner as other
dwellings of the same
type in the same
zoning district.

City Owned Sites
Ensure compliance with all
applicable Surplus Lands Act
provisions
Planning
Division
General Fund Prior to
development of
the Housing
Successor
Agency-Owned
Parcels
Disposition of the
Housing Successor
Agency-Owned
Parcels is consistent
with all applicable
Surplus Land Act
provisions.

3.3.2 Housing Conservation Programs
Program Responsible
Agency
Funding Source(s) Implementation
Timing
Metrics

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3.72 Rehabilitation
Continue to seek funding for a
rehabilitation program. The City
lacks the resources in its General
Fund to finance new
development.

City of
Maywood
Seek a partnership with
a bank to provide lowor no-interest rehab
loans to income-eligible
homeowners as part of
CRA bank activities –
possibly with a
neighboring city.
2021-2025 seek
a CRA bank
partnership.

Rehabilitate 5
-10 units
during the
Planning
Period.

Energy and Water Conservation
Water Conservation: Continue
regulating the time and duration
of irrigation. Continue
requirements for sprinklers,
timers, and rain and moisture
sensors in existing and future
multi-family developments.

Continue transition to low-flow
toilets through the plan check
process. Encourage use of
drought tolerant landscaping
through the plan check process.

Renewable Energy. As part of the
zoning code update process,
ensure that there are no
restrictions on solar powered
equipment in zoning or other
development standards. Provide
incentives for the installation of
photovoltaic/solar and solar
water heating systems on
residential projects that are new
or constitute 50% or more of the
structure.

Update the City’s website to
include a discussion of water and
energy conservation measures
and devices that, in addition to
saving energy, will also save the
homeowner or renter money.

Planning
Division
General Fund
Seek State and other
funding annually to
provide incentives for
programs to support
reductions in
greenhouse gas
emissions from
buildings and cars
through renewable
energy.

By 2023, create
an Energy and
Water
Conservation
page on the City
website with
programs to
save money
while
conserving.

Make this
information
available to
property owners
at the Building
Department.

Update the City
website annually
at a minimum.
100 referrals
Preserve At-Risk Units City of
Maywood
General Fund Ongoing Preservation
of affordable

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3.73 The City and its partners will
continue to monitor and facilitate
the preservation of at-risk
affordable housing units.
housing units
at-risk of
conversion to
market rate.

Rehabilitation
A variety of funds may be available to support housing rehabilitation programs. Maywood is a participating city in the LA County Community Development Commission (LA County CDC) and receives Community Development Block Grant (CDBG) funds through this participation. The Federal HOME Program represents a major source of funds available to jurisdictions to assist affordable rental or homeownership housing through rehabilitation, reconstruction, construction and/or acquisition. The LA County CDC funds its Affordable Housing Programs with HOME funds to “provide financial and technical assistance to acquire sites and develop affordable housing or mixed-use projects through the provision of gap financing and other relevant subsidies.” In addition, the County offers the Affordable Homeownership Program and Rental Rehabilitation Loan Program. The City can negotiate with local banks to provide low- or nointerest rehabilitation loans to income-eligible homeowners as part of the banks’ Community Reinvestment Act (CRA) activities.

Energy and Water Conservation
An important element of any energy conservation measure will be to identify strategies for retrofitting energy conserving devices in both new residential development and in the rehabilitation of existing development. There are a number of programs that, in addition to providing for new opportunities for housing, also have the added benefit of promoting resource conservation. For example, the areas that have been identified for new infill residential development are located near arterial roadways that are currently serviced by public infrastructure. In addition, these sites are well-served by public transit, which could further reduce the use of single-occupant vehicles and potentially the overall annual vehicle miles traveled in the City. The City currently prioritizes permitting of renewable energy options and encourages property owners to install solar panels during housing rehabilitation or new construction.

3.3.3 Emergency Housing Programs
In May 2020, the Gateway Cities Council of Governments (GCCOG) entered into a Professional Services Agreement with a consultant to assist the City of Maywood in creating a homeless plan. This included a comprehensive assessment of homelessness in the City, an assessment of current resources available to address the challenge, and identification of opportunities. The Plan is designed to cover a five-year period from February 2021 to January 2026, with annual

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3.74 reporting, reassessment and revision, making it responsive to changing conditions and honing the City’s efforts. See Section 3.1.2 for more information.

Program Responsible
Agency
Funding
Source(s)
Implementation
Timing
Metrics
Homelessness Plan
Implementation
Implement the Plan to Address
and Prevent Homelessness
(Homeless Plan) which includes
actions to prevent
homelessness; subsidize
housing; increase income;
provide case management and
services; create a coordinated
system; increase affordable and
homeless housing.

Planning
Division
General Fund
Apply annually
for CDBG and/or
other funding
sources as
identified in the
Homeless Plan.

Local
fundraising.

Implement the
Plan between
2021 and 2026.

Prepare annual
Reports on
implementation
progress.

Transitional Housing
Amend zoning text to comply
with State law regarding the
provision of transitional housing
so that transitional housing is
considered a residential use in
all zones that allow residential
uses and subject only to those
restrictions that are applicable
to the other residential uses of
the same type in the same zone.

Planning
Division
General Fund Zoning text
amendment to
be completed
and adopted in
2024
Text Amendment to
Zoning Ordinance.

Supportive Housing
Amend zoning text to comply
with State law regarding the
provision of supportive housing
(as defined in Section 65650) so
that supportive housing is
considered a residential use in
all zones that allow residential
uses and subject only to those
restrictions that are applicable
to the other residential uses of
the same type in the same zone.

Planning
Division
General Fund Zoning text
amendment to
be completed
and adopted in
2024
Text amendment to
zoning.

Low Barrier Navigation Centers Planning
Division
General Fund Zoning text
amendment to
Update Zoning Code
to allow for Low

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3.75 Amend zoning text to allow for
Low Barrier Navigation Centers
as by right uses in mixed use
and nonresidential zones
permitting multifamily units,
consistent with AB 101.
be completed
as part of
comprehensive
zoning update.

Barrier Navigation
Centers as by right
uses in mixed use
and nonresidential
zones permitting
multifamily units.

3.3.4 Affirmatively Furthering Fair Housing Program
California’s Department of Housing and Community Development (HCD) defines affirmatively furthering fair housing as “meaningful 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. Specifically, affirmatively furthering fair housing means taking meaningful actions that, taken together, address significant disparities in housing needs and in access to opportunity, replacing segregated living patterns with truly integrated and balanced living patterns, transforming racially and ethnically concentrated areas of poverty into areas of opportunity, and fostering and maintaining compliance with civil rights and fair housing laws. The duty to affirmatively further fair housing extends to all of a public agency’s activities and programs relating to housing and community development.”
The City of Maywood has a Fair Housing Program to provide services that include investigating complaints alleging housing discrimination, completing unsolicited audits, and providing landlord/tenant counseling and dispute resolution. The City utilizes the Los Angeles Housing Rights Center to resolve tenant and landlord conflicts and to investigate and document housing discrimination complaints. The Housing Rights Center provides several opportunities to educate individual residents and groups through a range of housing services, including:
• A monthly listing identifying available opportunities for affordable housing, senior housing, and veteran housing throughout Los Angeles County • Online workshops offered weekly in English or Spanish on fair housing rights, fair housing law certification for landlords, and weekly updates on laws pertaining to COVID19 tenant protection. • Appointments available with Housing Counselors to confidentially discuss solutions relating to tenant-landlord rights and obligations, including topics like security deposits, evictions, repairs, rent increases, and harassment.

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3.76 • Case Analysts to investigate allegations of housing discrimination and help victims of discrimination enforce their Fair Housing rights, including for tenants with disabilities asserting their right to request home accommodations.
• Annual Housing Summit (conducted online in 2021)
The City will continue to use the Housing Rights Center for referral assistance and education programs. The City’s AFFH Program includes:
• Outreach and enforcement: The City posts information on its Fair Housing Program on the City website. The City will place brochures and flyers prepared by the Housing Rights Center in the City Hall lobby, the library, and at the Maywood YMCA Center. The City may also post this information in other locations. Enforcement actions will occur through the City’s contract with the Housing Rights Center. The City will expand outreach and education to landlords on source of income discrimination and voucher programs as well as other fair housing concerns.
• Segregation and Integration: The City will continue to ensure that no local regulations or other conditions promote segregation and that City actions continue to support integration.
• Racially/Ethnically Concentrated Areas of Poverty and Access to Opportunity: The City will continue to endeavor to make opportunities equitably available to residents in all parts of the city.
• Disproportionate Housing Needs: City housing programs will continue to focus on expanding the inventory of affordable housing for extremely low-income and low-income residents, and for special needs groups.

3.3.5 Reasonable Accommodation Program
This program was a new program introduced during the Fifth Cycle. As mentioned previously, many households in Maywood include at least one member that has a disability. Not all of the disability categories require physical alterations to the housing unit to better accommodate the disabled resident(s). However, many residents could benefit from specific improvements to their homes to better accommodate a disabled person.

An amendment to the zoning ordinance will be adopted for reasonable accommodations for disabilities. The procedures related to the program’s implementation will be ministerial in nature with minimal or no processing fee. Improvements may be approved by the Building and Planning Director as long as a number of criteria are met: 1) the request for reasonable accommodation must be used by an individual with a disability protected under fair housing laws; 2) the requested accommodation is necessary to make housing available to an individual

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3.77 with a disability protected under fair housing laws; 3) the requested accommodation would not impose an undue financial or administrative burden on the City; and 4) the requested accommodation would not require a fundamental alteration in the nature of the City’s General Plan and Zoning Ordinance.

Program Responsible
Agency
Funding
Source(s)
Implementation
Timing
Metrics
Reasonable Accommodation
Adopt a reasonable
accommodation ordinance to
provide exception in zoning and
land use regulations for housing
for persons with disabilities.

Planning
Division
General Fund Ordinance to be
completed in
2023.

Availability of
reasonable
accommodation on
request for those who
meet criteria.

3.4 QUANTIFIED PROGRAM OBJECTIVES
The goals, objectives, and programs of this Housing Element focus on affordable housing, housing rehabilitation programs, housing sites programs, affirmatively furthering fair housing, removing governmental constraints, and equal housing and energy conservation programs.

Table 16 provides a quantification of the program objectives that are envisioned as part of this Housing Element’s implementation.

Table 16: Quantified Objectives of Maywood Housing Programs Program Extremely
Low
Income
Very Low
Income
Low Income Moderate
Income
Above
Moderate
Income
6th Cycle RHNA 27 27 47 55 209
New Construction -- -- 28 -- 149
Accessory
Dwelling Units
-- -- -- 55 60
Conservation /
Preservation
47 47 14 -- --
Rehabilitation -- -- 5 -- --

3.5 REGIONAL HOUSING NEEDS
The Southern California Association of Governments (SCAG) has the responsibility and authority to determine housing needs for the various income groups for cities within Southern California pursuant to Section 65584 of the Government Codes. Housing needs are categorized as follows:

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3.78 • Very Low Income households are those whose income does not exceed 50% of the Area Median Income (AMI) for the greater Los Angeles area
• Low Income households are those whose income is greater than 50% of AMI but less than 80% of AMI for the greater Los Angeles area
• Moderate Income households are those whose income is greater than 80% of AMI but less than 120% of AMI for the greater Los Angeles area
• Above Moderate-Income households are those whose income is greater than 120% of AMI for the greater Los Angeles area
The SCAG Regional Housing Needs Assessment (RHNA) for the Fourth Cycle was 22 units and the Fifth Cycle was 53 units. The Sixth (current) Cycle reflects a more than six-fold increase to 365 units (refer to Table 17). The housing needs for the selected income groups are shown on both tables. The planning periods for the three most recent RHNA cycles are as follows: Fourth Cycle (2006 - 2013), Fifth Cycle (2014 – 2021), and the current Sixth Cycle (2021 – 2029). Table 17 summarizes the City’s RHNA by income threshold for each of the three most recent cycles.

Table 17: City of Maywood’s RHNA Housing Allocation by Income Threshold Income Category Fourth Cycle
(2006-2013)
Fifth Cycle
(2014-2021)
Sixth Cycle
(2021-2029)
Extremely Low-Income Households n/a n/a 27 units
Very Low-Income Households 5 units 13 units 27 units
Low Income Households 3 units 8 units 47 units
Moderate Income Households 4 units 9 units 55 units
Above Moderate-Income Households 10 units 23 units 209 units Total Need – Future Housing 22 units 53 units 365 units Source: Southern California Association of Governments

3.5.1 1233 RHNA Carryover
Section 65504.09 of the Government Code (implementing AB 1233) states that cities that failed to implement the adequate sites programs to make sites available in the planning period and failed to identify and make available adequate sites to accommodate a portion of the regional housing need must zone or rezone adequate sites to address the unaccommodated housing need, by income level, within the first year of the new planning period.

Table 18: Unmet RHNA 2014-2021 Planning Period
Income Category RHNA 2014-2021 Units Provided Remaining Need

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3.79 Extremely Low 6 units 0 units 6 units
Very Low Income Households 7 units 0 units 7 units
Low Income Households 8 units 0 units 8 units
Moderate Income Households 9 units 9 units 0 units
Above Moderate Income Households 23 units 2 units 21 units Total Need – Future Housing 53 units 11 units 42 units
As explained below, during the brief period at the end of the 5th Cycle when Maywood was working to get in compliance, the City amended zoning in October 2019 to make a large number of sites available for housing to meet the 5th Cycle RHNA.

3.5.2 Credits Toward the Sixth Cycle RHNA
Maywood adopted zoning overlays in October 2019 to provide significant opportunities for additional housing development. The 76 identified sites could potentially provide an estimated 461 units, a number that far exceeds the number of units required to meet the Fifth and Sixth Cycle RHNA. One reason that so many sites with multiple owners were rezoned was in recognition of the fact that the City is essentially built out on relatively small lots, making redevelopment the only option for creation of new housing, but the City cannot predict exactly which privately-owned sites will ultimately be redeveloped. Except for several City-owned parcels which the City has been marketing for affordable housing development, redevelopment for new housing will depend to some degree on motivating private owners to consolidate sites and redevelop their properties. The City has now created a regulatory framework that permits the desired redevelopment and the City can encourage and incentivize this redevelopment. See Section 3.6 Available Housing Sites for New Residential Development and Table 19: Residential Sites Inventory for more information.

3.6 AVAILABLE HOUSING SITES FOR NEW RESIDENTIAL

DEVELOPMENT
The lack of developable land and the market forces that affect housing construction in Maywood both impact the City’s ability to accommodate RHNA. The City will revise the current General Plan and Zoning Land Use Designations (as amended in 2019) that are applicable to the residential neighborhoods. According to the General Plan, approximately fifty-seven (57) percent of the City’s land area is designated for residential development. Concurrent with preparation of the 2019 Amendment to the Fifth Cycle Housing Element, the City adopted zoning measures to accommodate housing need.

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3.80 It is important to recognize that Maywood does not have vacant land nor options for redevelopment that are more favorable than the parcels in these overlay districts. These properties are located on or very near the city’s major corridors and bus lines, as well as walking distance to the city’s core commercial district, which includes a supermarket. These sites have been selected for rezoning and identification as future redevelopment opportunities because they are currently underutilized or vacant buildings. Maywood is built-out, so any and all additional housing units will be provided on currently nonvacant sites. The City works closely with project proponents to encourage mixed-use development that incorporates commercial spaces since most interest comes from proponents considering all-residential development.

The existing uses are not an impediment to additional residential development because many have already been discontinued or are expected to be discontinued during the planning cycle.

Interest is high in developing additional residential units in Maywood and the market supports residential development. As stated previously, there are no vacant sites within the City so all additional housing units (at all income levels) will be provided on currently nonvacant sites.

Redevelopment of privately-owned properties in the R-SA overlay zone parcels and target CMzone for mixed use or affordable housing residential uses will require extra effort on the part of the City to communicate with property owners and monitor these parcels for opportunities. It is possible that proposed improvements linked to the Lower Los Angeles River Plan, such as Complete Streets redesign of Atlantic Avenue and improvements to Riverfront Park and Maywood Park, which are located in the eastern part of Maywood, could result in some new investment in this area accompanied by higher prices. Affordable housing projects put in place during the 6th Cycle Planning Period could dampen potential displacement by securing affordability in some locations.

The City of Maywood is comprised of small parcels. The most recent development has all occurred on small parcels. Maywood Villas is a mixed-use senior affordable housing development that was constructed in 2007 on a 0.48 acre lot and the City is currently working with developers to provide affordable housing on the Housing Successor Agency-Owned lots which are each less than 0.3 acres. Since very few parcels larger than a half-acre exist in the City, it is routine for redevelopment projects to occur and provide affordable housing units on parcels less than a half acre.

Senior and Affordable Housing Overlay (R-SA): The City amended the Zoning Code in 2019 to modify the then Specialty Housing Overlay (R-S) to become the Senior and Affordable Housing Overlay District (R-SA) with increased density. Three Housing Successor Agency-owned parcels (6313-001-900, 6313-001-901, and 6313-001-902) at 5102 – 5110 District Boulevard were designated as R-SA with higher densities, including potential density bonuses, as noted earlier.

Combined, these three parcels total 0.56 acres. In addition, 12 parcels along 58th Street between Heliotrope and Woodlawn are also designated as Senior and Affordable Housing Overlay (R-SA).

These parcels total 1.93 acres and could potentially accommodate 91 units.

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3.81 • City-Owned Properties: The City has made the District Boulevard parcels and a cityowned parcel at 4801 Slauson Avenue available for affordable housing development.

The City issued a Notice of Availability to solicit proposals with a declared preference for affordable housing development on July 2, 2021 for these sites. Four developers inquired about the properties. In Spring 2022, the City began negotiations with one of the respondents for development of an affordable housing project on the District Boulevard properties.

The City-owned 4801 Slauson Avenue at the corner of Heliotrope has a light manufacturing use in a building that could be renovated or replaced. The property is listed for sale or lease but has not yet attracted developer interest. The City is interested in the potential for a SRO project there and plans to solicit interest from groups that develop SROs for veterans.
• Mixed-Use Development: Selected properties along the Atlantic Boulevard and Slauson Avenue commercial corridors have been identified for mixed-use development. The mixed-use development could take several forms: stand-alone infill residential development or a combination of commercial and residential uses within the same parcel and/or structure. These areas are noted in Figure 22. A total of 52 parcels totaling

9.5 acres zoned CM have been identified as candidates for mixed-use development.

These parcels are characterized by aging structures (the median year of construction is 1953). Most parcels also have a low Improvement to Land Value Ratio (ILR). Individually, some parcels are small and contain existing residential units and therefore may not appear to be viable properties for residential development. However, many parcels are contiguous and some have common ownership, making lot consolidation possible. If developed as mixed-use residential or stand-alone residential units, the maximum density is 20 units per acre. These parcels can accommodate 149 units (assuming development at 80% of the allowable density and excluding parcels that would not yield a net increase in units). Given Maywood’s existing density (many residential neighborhoods have between 14 and 19 units per acre in single-family neighborhoods), redevelopment at 80% of allowable density is reasonable given redevelopment patterns in the community. The most recent large-scale, mixed-use development at 5601 and 5609 Atlantic Boulevard provides 100% of the maximum achievable density. Maywood Villas is all-affordable senior housing constructed above commercial space. This building provides 54 units of senior housing on just shy of 0.5 acres). Given preliminary conversations with potential developers and nonprofit partners, redevelopment projects are likely to propose at least 80% of maximum allowable density to make the projects feasible. Development trends in Maywood indicate that commercial parcels are likely to convert to residential uses. The City actively works with project proponents to encourage mixed-use development that provides first-floor commercial space with residential units above. This is consistent with large-scale projects that have occurred in the City to date.

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3.82 During the Sixth Cycle Planning Period, the City will review the potential for expanding the R-SA Overlay District to include more properties for potential mixed-use renovation or redevelopment.
• Accessory Dwelling Units (ADUs): The potential for new ADUs is considerable given changes in State law, which require approval of most ADUs. As noted earlier, Accessory Dwelling Unit is a very common housing unit type in Maywood. In 2020 and 2021 (during the height of the Pandemic), the City permitted 13 ADUs. As of Spring 2022, the City has received and approved many new applications for ADUs and continues to receive 1-2 applications per week and work to bring existing, illegally-built ADUs into compliance.

Based on this experience and the number of ADUs permitted in 2020 and 2021, the City’s planner expects that a quantified planning objective for an additional 60 ADUs during the Sixth Cycle Planning Period can be achieved.

CITY OF MAYWOOD - 6TH CYCLE 2021-2029 HOUSING ELEMENT –REVIEW DRAFT

3.83 Figure 24: Residential Sites Inventory

CITY OF MAYWOOD - 6TH CYCLE 2021-2029 HOUSING ELEMENT –REVIEW DRAFT

3.84 Table 19: Residential Sites Inventory
Map ID APN Address Acres Existing Use General Plan Zoning (2019)
Estimated
Units (Current)
Zoning
(Current)
Estimated
Units (Future)
Year Built Building SF Current ILR Common
Ownership
Affordability
Level
Housing Successor Agency-Owned
1 6313001902 5102 DISTRICT BLVD 0.28 Office Industrial R-SA 14 R-SA 14 1968 6844 - City Extremely, Very, and Low
Income
2 6313001901 5110 DISTRICT BLVD 0.27 Office Industrial R-SA 13 R-SA 13 1971 7200 - City Extremely, Very, and Low
Income
77 6313001900 0.01 Vacant Industrial R-SA 1 R-SA 1 0 0 - City Extremely, Very, and Low
Income
Subtotal 0.56 28 28
Senior and Affordable Housing Overlay
54 6314024011 4818 E 58TH ST 0.18 SF Residence Residential R-SA 8 R-SA 8 1930 1008 0.49 Extremely, Very, and Low
Income
55 6314024010 4820 E 58TH ST 0.17 SF Residence Residential R-SA 8 R-SA 8 1930 1416 0.26 Extremely, Very, and Low
Income
56 6314024009 4824 E 58TH ST 0.17 Duplex Residential R-SA 8 R-SA 8 1951 650 0.78 Extremely, Very, and Low
Income
57 6314024008 4826 E 58TH ST 0.17 5+ Units Residential R-SA 8 R-SA 8 1960 4868 1.69 Extremely, Very, and Low
Income
58 6314024007 4834 E 58TH ST 0.17 SF Residence Residential R-SA 8 R-SA 8 1923 1540 2.09 Extremely, Very, and Low
Income
59 6314024006 4840 E 58TH ST 0.17 Duplex Residential R-SA 8 R-SA 8 1923 992 1.93 Extremely, Very, and Low
Income
60 6314024005 4846 E 58TH ST 0.13 SF Residence Residential R-SA 6 R-SA 6 1965 1260 2.33 Extremely, Very, and Low
Income
61 6314024004 4848 E 58TH ST 0.13 SF Residence Residential R-SA 6 R-SA 6 1937 1126 0.73 Extremely, Very, and Low
Income
62 6314024003 4852 E 58TH ST 0.14 Duplex Residential R-SA 7 R-SA 7 1925 2078 1.48 Extremely, Very, and Low
Income

CITY OF MAYWOOD - 6TH CYCLE 2021-2029 HOUSING ELEMENT –REVIEW DRAFT

3.85 63 6314024002 4584 E 58TH ST 0.33 Parking Lot Residential R-SA 16 R-SA 16 1977 14750 0.49 H Extremely, Very, and Low
Income
64 6314024026 5807 WOODLAWN AVE 0.09 Parking Lot Residential R-SA 5 R-SA 5 0 0 0.54 H Extremely, Very, and Low
Income
65 6314024027 5807 WOODLAWN AVE 0.07 Parking Lot Residential R-SA 3 R-SA 3 1977 3024 0.60 H Extremely, Very, and Low
Income
Subtotal 1.93 91 91
Mixed-Use Development
6 6313019031 5351 1/2 ATLANTIC
BLVD

0.47 Warehouse Mixed Use CM 8 R-SA` 23 1964 5537 0.48 Mixed/All Income Levels
8 6313004017 5268 ATLANTIC BLVD 0.12 Service,
Repairs
Mixed Use CM 2 R-SA 6 1946 2948 0.11 Mixed/All
Income Levels
9 6313004018 5276 ATLANTIC BLVD 0.12 Warehouse Mixed Use CM 2 R-SA 6 1953 5252 2.13 Mixed/All Income Levels
10 6313006014 5306 ATLANTIC BLVD 0.24 Stores Mixed Use CM 4 R-SA 12 1939 3773 0.59 Mixed/All Income Levels
11 6313006015 5312 ATLANTIC BLVD 0.26 Store and
Residential
Mixed Use CM 4 R-SA 13 1945 2634 1.02 Mixed/All
Income Levels
12 6313006031 5320 ATLANTIC BLVD 0.12 Light
Manufacturin
g
Mixed Use CM 2 R-SA 6 1953 1224 1.19 A Mixed/All
Income Levels
13 6313006032 5326 ATLANTIC BLVD 0.12 Light
Manufacturin
g
Mixed Use CM 2 R-SA 6 1964 2500 1.13 A Mixed/All
Income Levels
15 6313018002 5501 ATLANTIC BLVD 0.23 Stores Mixed Use CM 4 R-SA 11 1973 2080 1.13 Mixed/All Income Levels
16 6313018001 5515 ATLANTIC BLVD 0.10 Office Mixed Use CM 2 R-SA 5 1950 400 0.11 Mixed/All Income Levels
17 6313018027 5559 ATLANTIC BLVD 0.12 Stores Mixed Use CM 2 R-SA 6 1938 2545 1.05 Mixed/All Income Levels
18 6313007008 5502 ATLANTIC BLVD 0.07 Auto Service,
Body Shop
Mixed Use CM 1 R-SA 3 1945 1988 2.30 B Mixed/All
Income Levels
19 6313007009 0.10 Vacant Mixed Use CM 2 R-SA 5 0 0 - B Mixed/All Income Levels
20 6313007010 5510 ATLANTIC BLVD 0.10 Vacant Mixed Use CM 2 R-SA 5 0 0 - B Mixed/All Income Levels
21 6313007011 5516 ATLANTIC BLVD 0.10 Restaurant Mixed Use CM 2 R-SA 5 1950 2000 0.17 B Mixed/All Income Levels
22 6313007012 0.10 Parking Lot Mixed Use CM 2 R-SA 5 2001 4400 0.15 B Mixed/All Income Levels

CITY OF MAYWOOD
- 6TH CYCLE 2021-2029 HOUSING ELEMENT –REVIEW DRAFT

3.86 24 6313007014 5556 ATLANTIC BLVD 0.10 Service,
Repairs
Mixed Use CM2R-SA5 1959 2400 0.56C Mixed/All
Income Levels
26 6313008016 5630 ATLANTIC BLVD 0.14 Stores Mixed Use CM2R-SA7 1947 1620 0.60C Mixed/All Income Levels
27 6313016028 5701 ATLANTIC BLVD 0.35 Store and
Office
Mixed Use CM6R-SA 17 1930 7356 1.72 Mixed/All
Income Levels
28 6313016024 0.12 Parking Lot Mixed Use CM2R-SA6 1984 4400 0.06D Mixed/All Income Levels
29 6313016023 5729 ATLANTIC BLVD 0.24 Restaurant Mixed Use CM4R-SA 11 1941 6923 1.77D Mixed/All Income Levels
30 6313009024 5700 ATLANTIC BLVD 0.25 Service
Station
Mixed Use CM4R-SA 12 1964 600 0.15 Mixed/All
Income Levels
31 6313009025 5714 ATLANTIC BLVD 0.13 Medical,
Dental
Mixed Use CM2R-SA6 1948 1432 0.85 Mixed/All
Income Levels
33 6314010012 4600 SLAUSON AVE 0.28 Office Mixed Use CM5R-SA 14 1953 688 0.25E Mixed/All Income Levels
34 6314010028 4610 SLAUSON AVE 0.12 Stores Mixed Use CM2R-SA6 1941 2038 0.97E Mixed/All Income Levels
35 6314010029 4618 SLAUSON AVE 0.17 Office Mixed Use CM3R-SA8 1959 2024 0.96E Mixed/All Income Levels
36 6314010010 4622 SLAUSON AVE 0.07 Auto Service,
Body Shop
Mixed Use CM1R-SA3 1958 940 0.83 Mixed/All
Income Levels
37 6314010009 4626 SLAUSON AVE 0.07 Office Mixed Use CM1R-SA3 1953 600 1.42 Mixed/All Income Levels
39 6314014015 4701 SLAUSON AVE 0.18 Office Mixed Use CM3R-SA9 1980 546 1.24 Mixed/All Income Levels
40 6314014016 4707 SLAUSON AVE 0.18 SF Residence Mixed Use CM3R-SA8 1921 792 0.58E Mixed/All Income Levels
41 6314014017 4715 SLAUSON AVE 0.18 SF Residence Mixed Use CM3R-SA9 1921 628 0.05E Mixed/All Income Levels
42 6314014018 4717 SLAUSON AVE 0.18 Auto Service,
Body Shop
Mixed Use CM3R-SA9 1989 1281 1.50 Mixed/All
Income Levels
43 6314014019 4727 SLAUSON AVE 0.18 Service,
Repairs
Mixed Use CM3R-SA9 1957 1456 1.50 Mixed/All
Income Levels
44 6314014020 4735 SLAUSON AVE 0.18 Club, Lodge Mixed Use CM3R-SA9 1958 6851 0.16 Mixed/All Income Levels
45 6314014021 4741 SLAUSON AVE 0.18 Vacant Mixed Use CM3R-SA900- Mixed/All Income Levels
47 6314014023 4751 SLAUSON AVE 0.18 Light
Manufacturin g
Mixed Use CM3R-SA9 1967 3936 1.22 Mixed/All
Income Levels
48 6314014024 4755 SLAUSON AVE 0.05 Light
Manufacturin g
Mixed Use CM1R-SA2 1955 1220 1.03F Mixed/All
Income Levels

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3.87 49 6314014025 4755 SLAUSON AVE 0.13 Office Mixed Use CM 2 R-SA 6 1955 3180 1.39 F Mixed/All Income Levels
50 6314013017 4700 SLAUSON AVE 0.33 Service
Station
Mixed Use CM 5 R-SA 16 1986 2540 0.29 Mixed/All
Income Levels
51 6314013016 4722 SLAUSON AVE 0.28 Restaurant Mixed Use CM 4 R-SA 13 1969 1097 1.38 G Mixed/All Income Levels
52 6314013004 4728 SLAUSON AVE 0.35 Light
Manufacturin
g
Mixed Use CM 6 R-SA 17 1952 7080 0.68 G Mixed/All
Income Levels
53 6314013018 4756 SLAUSON AVE 0.52 Church Mixed Use CM 8 R-SA 25 1937 3708 1.89 Mixed/All Income Levels
66 6314024900 4801 SLAUSON AVE 0.36 Light
Manufacturin
g
Mixed Use CM 6 R-SA 17 1956 8188 - City Mixed/All
Income Levels
67 6314024012 4815 SLAUSON AVE 0.14 SF Residence Mixed Use CM 2 R-SA 7 1922 900 0.26 I Mixed/All Income Levels
68 6314024013 4819 SLAUSON AVE 0.15 Warehouse Mixed Use CM 2 R-SA 7 1923 872 1.17 I Mixed/All Income Levels
69 6314024014 4825 SLAUSON AVE 0.12 Duplex Mixed Use CM -- R-SA 6 1942 937 1.43 Mixed/All Income Levels
70 6314024030 4829 SLAUSON AVE 0.11 Duplex Mixed Use CM -- R-SA 5 1923 576 1.04 Mixed/All Income Levels
71 6314024028 4833 SLAUSON AVE 0.12 Store and
Residential
Mixed Use CM 2 R-SA 6 1967 480 0.74 Mixed/All
Income Levels
72 6314024017 4837 SLAUSON AVE 0.14 Triplex Mixed Use CM -- R-SA 7 1926 831 2.34 J Mixed/All Income Levels
73 6314024018 4843 SLAUSON AVE 0.15 SF Residence Mixed Use CM 2 R-SA 7 1945 1152 1.17 J Mixed/All Income Levels
74 6314024019 4847 SLAUSON AVE 0.13 Fourplex Mixed Use CM -- R-SA 6 1955 946 0.70 Mixed/All Income Levels
75 6314024020 4851 SLAUSON AVE 0.10 Store and
Residential
Mixed Use CM 2 R-SA 5 1961 450 0.89 Mixed/All
Income Levels
76 6314024021 4869 SLAUSON AVE 0.48 Stores Mixed Use CM 8 R-SA 23 1960 1800 1.35 Mixed/All Income Levels
Subtotal 9.50 149 461

CITY OF MAYWOOD - 6TH CYCLE 2021-2029 HOUSING ELEMENT –REVIEW DRAFT 1 APPENDIX A
Proof of Publication

AGENDA 3
ITEM NO. _____

MINUTES

REGULAR MEETING OF THE MAYWOOD CITY COUNCIL AND THE

SUCCESSOR AGENCY TO THE MAYWOOD COMMUNITY

REDEVELOPMENT AGENCY
WEDNESDAY, SEPTEMBER 28, 2022 AT 7:00 PM

I. CALL TO ORDER/ROLL CALL
Mayor Marquez called to order at approximately 7:05 p.m.

II. CITY OFFICIALS

MAYOR CITY CLERK
Heber Marquez (present) Andrea Aguilar (present)

MAYOR PRO TEM CITY TREASURER
Frank Garcia (teleconference) Mary Mariscal (teleconference)

COUNCIL MEMBERS CITY MANAGER
Eduardo De La Riva (present) Jennifer E. Vasquez (present) Ricardo Lara (present)
Jessica Torres (teleconference) CITY ATTORNEY
Roxanne Diaz (teleconference)
STAFF PRESENT:

Steve Fowler, Director of Building and Planning (present) Anthony Rainey, Interim Finance Director (present)
Karen Iniguez, Community Development Analyst (present)
III. COVID-19 MEETING PROCEDURES
PUBLIC ADVISORY: THE CITY COUNCIL CHAMBERS ARE NOT OPEN TO THE PUBLIC pursuant to the provisions of Government Code Section 54953(e) (as amended by AB 361), which authorizes teleconferenced meetings under the Brown Act in compliance with Government Code Section 54953(e) during a proclaimed State of Emergency.

OBSERVERS WERE ABLE TO VIEW THE MEETING LIVESTREAMED VIA THE CITY’S FACEBOOK AT: https://www.facebook.com/cityofmaywood OR BY ZOOM AT:

Teleconference 1-669-900-6833 Meeting ID: 871 5100 7135 Passcode: 408602 or https://us02web.zoom.us/j/87151007135?pwd=YnVkU2tjc3FjTkkrSHlqSFR5cVprZz09 Passcode: 408602
Live real-time verbal public comments were made by members of the public joining the meeting

via the Zoom platform.

IV. MAYOR, COUNCILMEMBERS AND STAFF COMMENTS
Mayor, Council Members and City Manager provided community updates.

V. PUBLIC PARTICIPATION (Agenda Items; Time allotted: 3 minutes) The following spoke on Agenda items:
1) David Perez (via teleconference)
2) Veronica Guardado (via teleconference)
3) Carmen Perez (via teleconference)
VI. PRESENTATIONS
METRO PRESENTATION REGARDING THE 710 SOUTH CORRIDOR

INVESTMENT PLAN
Robert Calix from the Metropolitan Transportation Authority gave a presentation on the 710 South Corridor Investment Plan.

VII. PUBLIC HEARING

1. CONTINUANCE OF THE CONSIDERATION OF A RESOLUTION ADOPTING THE 6TH CYCLE (2021-2029) GENERAL PLAN HOUSING ELEMENT AND MAKING A

FINDING OF EXEMPTION UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY

ACT (CEQA)
Motion to continue Public Hearing to the City Council Meeting on October 12, 2022 at 7:00 p.m. for the Consideration of a Resolution adopting the 6th Cycle (2021-2029) General Plan Housing Element and making a finding of exemption under the California Environmental Quality Act (CEQA) by De La Riva. Second by Mayor Pro-Tem Garcia. AYES: De La Riva, Lara, Torres, Garcia, Marquez . PASSES
VIII. CONSENT CALENDAR

2. MINUTES OF SEPTEMBER 14, 2022 CITY COUNCIL MEETING
Motion to approve the Minutes of September 14, 2022 City Council Meeting by Mayor Pro-Tem Garcia. Second by Lara. AYES: De La Riva, Lara, Torres, Garcia, Marquez . PASSES

3. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MAYWOOD AND

SUCCESSOR AGENCY TO THE MAYWOOD COMMUNITY REDEVELOPMENT

AGENCY APPROVING THE WARRANTS FOR PAYMENT
Motion to receive, approve and file the warrant registers, wire transfers dated September 6, 2022 through September 20, 2022, net payrolls dated August 28, 2022 through September 10, 2022 and adopt Resolution No.

6266 approving the warrants for payment by Mayor Pro Garcia. Second by Lara. AYES: De La Riva, Lara, Torres, Garcia, Marquez . PASSES

4. REVENUE REPORT JULY - AUGUST 2022
Motion to receive and file the Revenue Report from July - August 2022 by Mayor Pro-Tem Garcia. Second by Lara. AYES: De La Riva, Lara, Torres, Garcia, Marquez . PASSES

5. RECONSIDERATION OF THE CIRCUMSTANCES OF THE COVID-19 STATE OF

EMERGENCY AND DETERMINE THAT THE CITY WILL CONTINUE TO HOLD

MEETINGS VIA TELECONFERENCING AND MAKING FINDINGS PURSUANT TO GOVERNMENT CODE SECTION 54953(e)(3).

Motion to to make the findings that the state of emergency continues to directly impact the ability of the members of the City’s legislative bodies to meet safely in person, and that State and County of Los Angeles officials continue to recommend residents to get vaccinated and continue the measures to promote social distancing and therefore, the legislative body meetings of the City shall continue in a virtual teleconference format in compliance with Government Code Section 54953(e) and directed staff to report back with the meeting options of in-person, hybrid, or virtual by Mayor Marquez. Second by Lara. AYES: De La Riva, Lara, Torres, Garcia, Marquez.

PASSES

Item #5 was pulled for further discussion.

IX. DISCUSSION/ACTION ITEMS

6. CONSIDERATION OF ADOPTING RESOLUTION NO. 6267 APPROVING THE CITY OF MAYWOOD LOCAL ROADWAY SAFETY PLAN (LRSP).

Motion to receive and file the presentation on the City's Local Road Safety Plan and adopt Resolution No. 6267 approving the City of Maywood Local Roadway Safety Plan by Lara. Second by Mayor Pro-Tem Garcia. AYES: De La Riva, Lara, Torres, Garcia, Marquez. PASSES

7. CONSIDERATION OF APPROVING THE COMMUNITY BENEFIT FUND APPLICATION FROM RIVER IN ACTION IN THE AMOUNT OF $10,000.

Motion to approve the Community Benefit Fund Application from River in Action in the amount of $10,000 by Lara. Second by De La Riva. AYES: De La Riva, Lara, Torres, Garcia, Marquez. PASSES

8. CONSIDERATION OF APPROVING THE COMMUNITY BENEFIT FUND

APPLICATION FROM THE CSU FULLERTON/CSFU PHILANTHROPIC
FOUNDATION IN THE AMOUNT OF $10,000.

Motion to approve the Community Benefit Fund Application from CSU Fullerton/CREAL/CSFU Philanthropic Foundation in the amount of $10,000 by De La Riva. Second by Mayor Pro-Tem Garcia. AYES: De La Riva, Lara, Torres, Garcia, Marquez. PASSES

X. CLOSED SESSION

CONFERENCE WITH LABOR NEGOTIATOR, GOVERNMENT CODE SECTION 54957.6: CITY NEGOTIATOR: JENNIFER VASQUEZ, CITY MANAGER; EMPLOYEE ORGANIZATIONS:

AMERICAN FEDERATION of STATE, COUNTY & MUNICIPAL EMPLOYEES (AFSCME) DISTRICT COUNCIL 36, LOCAL 4319, MAYWOOD EMPLOYEES

ASSOCIATION
No Reportable Action

CONFERENCE WITH LEGAL COUNSEL, EXISTING LITIGATION, GOVERNMENT CODE SECTION 54956.9(D)(1); JOSE MENDOZA AND LA LABS, INC. V. CITY OF MAYWOOD, ET. AL., LOS ANGELES COUNTY SUPERIOR COURT CASE NO. 20NWCV00592
No Reportable Action
XI. PUBLIC PARTICIPATION (Non-Agenda Items; Time allotted: 3 minutes) The following spoke on Non-Agenda items:
1) David Perez (via teleconference)
XII. ADJOURNMENT
Meeting adjourned at approximately 9:49 p.m. to the next meeting of the Maywood City Council, Wednesday, October 12, 2022 at 7:00 p.m.
___________________________
Heber Marquez, Mayor

ATTEST:

__________________________
Andrea Aguilar, City Clerk

AGENDA REPORT

CITY OF MAYWOOD
AGENDA ITEM NO. 4.

DATE: October 12, 2022
TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
FROM: JENNIFER VASQUEZ, CITY MANAGER
BY: ANTHONY RAINEY, DIRECTOR OF FINANCE
SUBJECT: RESOLUTION NO. 6270 OF THE CITY COUNCIL OF THE CITY OF MAYWOOD AND

SUCCESSOR AGENCY TO THE MAYWOOD COMMUNITY REDEVELOPMENT

AGENCY APPROVING THE WARRANTS FOR PAYMENT
RECOMMENDATION:

It is staff's recommendation that the City Council receive, approve and file the warrant registers, wire transfers dated September 23, 2022 through October 4, 2022 and net payrolls dated September 11, 2022 through September 24, 2022 and adopt Resolution 6270 approving Warrants for Payment BACKGROUND:

Staff provides warrant registers and wire transfers to City Council as part of Management Controls, which as a whole are the policies, procedures, and practices conceived and put in place to assure the following:
 the economical, efficient, and effective achievement of the City's objectives.  adherence to laws, regulations, rules for policies;
 the safeguarding of assets and information;
 the prevention and detection of fraud and error; and
 the quality of accounting records and the timely production of reliable financial and management information.

Furthermore, Internal Controls are a set of rules, procedures, and practices developed and employed to facilitate the safeguarding of the City’s assets, be they liquid (cash or investments) or fixed (infrastructure or equipment), or intangible (credit rating or information).

The City utilizes resolutions for approving warrants for payment to comply with Section 3-2.06 of the Municipal Code regarding Warrants for Payments. Exhibit A entitled Summary of Warrants and Wire Transfers/ Automated Clearing House (ACH) Transactions serves as a Management Control for complying with Section 3-2.06. Exhibit B entitled Detail of Warrants serves as evidence of Internal Controls utilized by City Finance staff that support these Management Controls for payments made by the City. These controls are carried out through the submission of all required documents supporting the invoices submitted for payment. Prior to payment, the Finance staff reviews all disbursement documents to ensure that they meet the approval requirements.

DISCUSSION:

A - PAYMENT APPROVAL - Pursuant to paragraph 37202 of the California Government Code, demands (called Warrant Demand) against the City for payment shall be audited and thereafter submitted to the City Council for approval or rejection prior to payment, either separately or in a register of audited demands and shall have attached thereto affirmation of the City Treasurer and City Finance Director certifying the accuracy of the demands and the availability of funds for payment. This is accomplished using:

A1 - Warrants Registers or checks certified or approved by the City Treasurer and Finance Director as conforming to authorized expenditures set forth in the City Council adopted City Budget.

A1.1 Prepayments – pre-paying allows the City to take advantage of allowable prompt payment discounts and make payments on due dates of invoices. This involves the issuance of checks prior to final warrant approval. Automated Clearing House (ACH) transactions are made using a network that electronically moves money between the City’s bank accounts to a payee’s bank account. This is reflected in the Summary Warrants for Payment and Wire Transfers/ACH Transactions as Accounts Payable prepaid warrants for payment. Wire Transfer is a method of electronic funds transfer from the City of Maywood to one person or organization (payrolls and fees for electronic transfers).

A1.2 Regular Payment – To avoid late fees for payments made beyond due dates of invoices, checks are prepared prior to final warrant approval by the City Council. This is reflected in the Summary Warrants for Payment and Wire Transfers/ACH Transactions as Accounts Payable regular warrants for payment. After City Council approval, the checks are signed and distributed.

B - DOCUMENTATION – The City uses a Management Control by producing a summary document (Exhibit A - Summary Warrants for Payment and Wire Transfers/ACH transactions) that represents the cash disbursements required and the City uses an Internal Control by producing a detailed document (Exhibit B – Detail Warrants for Payment) that details information about each check issued for Prepaids and or to-be-paid for Regular Payments. These “disbursements” are accounted for in the FY 2022-23 budget.

B1 – SUMMARY WARRANTS FOR PAYMENT AND WIRE TRANSFERS/ACH TRANSACTIONS provide an accounting of the Accounts Payable Registers, wire transfers (method of electronic funds transfer from the City of Maywood to one person or organization), and Automated Clearing House (ACH) transactions.

B2 – DETAIL WARRANTS FOR PAYMENTS provides the detailed information of approved payments made to the City's vendors and contractors by check number, identification of prepaid, date of warrant, vendor name, check amount, transaction description, and fund source. Wire transfers also enable the City to send electronic funds to the bank accounts of the City's vendors and contractors. The warrant registers, wire transfers, and net payrolls reflect the financial obligations of the City for the above-referenced dates.

LEGAL REVIEW:

The City Attorney has reviewed this report.

FISCAL IMPACT:

Total warrants, transfers, and wires issued (net of any voided payments) during the period of September 29, 2022 through October 12, 2022 are $970,866.89.

F.Y. 22-23 Impact:
$970,866.89
Current F.Y. Budget:

Fund Impacted: 100 - General Fund
212 - Gas Tax Fund
222 - Proposition C Fund
243 - Community Development
Budget adjustment requested: NA

Block Grant Fund (CDBG)
251 - Street Lighting Fund
a) Accounts Payable:
$834,652.52
b) Wire Transfers/ACH
Transactions: $136,214.37
c) Total (a plus b)
$970,866.89
Source of funds: Taxes, fees, intergovernmental
revenues
Updated Account Budget: NA
Account Number: Various For fiscal year: NA

ATTACHMENT(S)

1. Exhibit A Summary Warrant Demand 10.12.22

2. Exhibit B Warrant Register Detail 10.12.22

AGENDA ITEM No. 4.

RESOLUTION NO. 6270

A RESOLUTION OF THE CITY COUNCIL OF THE CITY

OF MAYWOOD AND SUCCESSOR AGENCY TO THE MAYWOOD

COMMUNITY REDEVELOPMENT AGENCY APPROVING THE

WARRANTS FOR PAYMENT
WHEREAS, the following listed demands have been reviewed by the Director of Finance, and WHEREAS, the Director of Finance has certified to the accuracy and availability of funds for payment thereof, and
WHEREAS, the register of audited demands is hereby submitted to the City Council of the City of Maywood and Successor Agency to the Maywood Community Redevelopment Agency for approval.

NOW, THEREFORE, BE IT RESOLVED, that the listed Warrants and Wire Transfers/Automated Clearing House (ACH) Transactions for $970,866.89 are hereby ratified:
 Exhibit A – Summary of Warrants and Wire Transfers/ACH Transactions  Exhibit B – Detail of Warrants
PASSED, APPROVED AND ADOPTED THIS 12TH day of OCTOBER, 2022. _______________________
Heber Marquez, Mayor
ATTEST: APPROVED AS TO FORM:
__________________________ ___________________________
Andrea Aguilar, City Clerk Roxanne Diaz, City Attorney

STATE OF CALIFORNIA )

COUNTY OF LOS ANGELES )

CITY OF MAYWOOD )
I, Andrea Aguilar , City Clerk of the City Council of the City of Maywood, do hereby certify that foregoing Resolution No. 6270 was duly passed and adopted by the City Council of the City of Maywood, at a regular meeting of the City Council held on the 12th day of October, 2022 by the following roll call vote, to wit:

AYES:

NAYES:

ABSENT:

ABSTAINED:
_________________________
Andrea Aguilar, City Clerk

City of Maywood
Summary Warrants for Payment and Wire Transfers/ACH Transactions Council Meeting Date
Wednesday, October 12, 2022
Accounts Payable Amount
Accounts Payable prepaid warrants for payment: Checks No. 090059 - 090065 $ 46,266.71 Accounts Payable regular warrants for payment: Checks No. 090066 - 090104 $ 788,385.81 Sub-total $ 834,652.52
Wire Transfers/ACH Transactions
09/23/22 ADP Payroll Fees $ 303.96
09/23/22 CalPERS Employer Contribution 8/14/2022 - 8/27/2022 $ 7,172.07 09/27/22 State Compensation Insurance Fund - Workers Comp Ins Surcharge Policy 9143213 $ 5,181.33 09/27/22 CalPERS Employer Contribution 8/28/2022 - 9/10/2022 $ 7,322.95 09/29/22 Payroll Pay Period 9/11/2022 - 9/24/2022 $ 77,712.80 10/03/22 US Bank - Merchant Fees $ 815.22
10/04/22 CalPERS Unfunded Liability Payment Plan - Safety & Misc. Employees - October 2022 $ 9,872.83 10/04/22 CalPERS Health Premium October 2022 $ 27,833.21 Sub-total $ 136,214.37
Total Demands $ 970,866.89

City of Maywood
Detail Warrants for Payment
Warrants No. 090059 to 090104
1 of 5 ]
Check No. Prepaids Date Vendor Name Check Amt Transaction Description Fund 090059 P 9/29/2022 Benefit Coordinators Corporation
(BCC)
2,236.80 Dental and Vision Insurance - October 2022 General Fund - 100 CDBG - 243
090060 P 9/29/2022 Bruce Leflar 1,043.41 Retiree Medical Reimbursement - October 2022 General Fund - 100 090061 P 9/29/2022 Jennifer E. Vasquez 51.80 Supplies for Regional Public Safety Mtg General Fund - 100 090062 P 9/29/2022 MV Cheng & Associates Inc. 11,120.00 Senior Acct/Acct Tech Consult Services for Aug 2022 General Fund - 100 090063 P 9/29/2022 Shirley Quinones 843.39 Mileage Reimbursement 9-21-22 Reimbursement for Lodging/Training
General Fund - 100
090064 P 9/29/2022 Southern California Edison 24,103.95 5916 King/5913 Mayflower PED 08/09/22 to 09/07/22 Acct#700405141156 8/1/22 to 8/31/22
Acct#700405260081 8/1/22 - 8/31/22
5317 Atlantic PED 8/16/22 to 9/14/22
General Fund - 100
Gas Tax Fund - 212
Street Lighting Fund - 251
090065 P 9/29/2022 U.S. Bank Corporate Payment
System
6,867.36 Acct#4246044555755283 Credit Card 8/16/22 to 9/15/22 General Fund - 100 090066 10/12/2022 ACC Business 824.22 Internet Services 8/11/22 to 9/10/22 General Fund - 100 090067 10/12/2022 Alta Environmental 1,075.78 Professional Services for Ms4 Permit Support - August 2022 General Fund - 100 090068 10/12/2022 Amazon Capital Services 121.73 Credit for Return - Planning Div Floor Mats Office Supplies
General Fund - 100
090069 10/12/2022 Amigos Del Los Rios 3,029.00 Watering/Riverfront Park Tree Services 7-1-22 to 7-31-22 Watering/Street Tree Services 7-1-22 to 7-31-22
General Fund - 100
Gas Tax Fund - 212
090070 10/12/2022 Bordin Semmer LLP 4,950.00 Claims Legal Expense for C Lomeli General Fund - 100 090071 10/12/2022 County of L.A. Dept. of Animal
Control
11,809.46 Animal Control Services for August 2022 General Fund - 100

City of Maywood
Detail Warrants for Payment
Warrants No. 090059 to 090104
2 of 5 ]
090072 10/12/2022 Crosstown Electrical & Data Inc. 4,897.91 Atlantic & 60th - NWC Blacked out City Hall Parking Lot - Repaired Flickering Parking Lot Light Everett & 57th - All Four Beacons Need Batteries
Everett & 58th - NWC/NEC - Replaced Batteries
Loma Vista & 57th - SEC Replace batteries
Loma Vista & 58th - Flashing Beacons/Replace batteries
Preventative Maintenance - August 2022
Slauson & E/B Speed Limit Sign - Radar Speed Sign Not Working Slauson & Gifford - Street Pole Knocked Down
Slauson & Loma Vista - SB SEC Countdown /Dont Walk PED
Repair
Slauson & Maywood - SWC Blacked out Green Light
Street Lighting Fund - 251
090073 10/12/2022 Daily Journal Corporation 90.00 Publication for Notice of Nominees Election General Fund - 100 090074 10/12/2022 Dapeer, Rosenblit & Litvak, LLP 1,493.21 Code Enforcement Legal Services - August 2022 General Fund - 100 090075 10/12/2022 Dave and Frank Automotive 217.91 Vin#1N4BZ0CPXHC308395 - Replace Windshield Wiper Blades VIN#1N4BZ0CPXHC308459 - Repl Wiper Blades/Tire Repair
General Fund - 100
090076 10/12/2022 Diana Cho & Associates 6,160.00 CDBG Code Enforcement Consulting Serv-July 2022 CDBG FY20-21 Sidewalk Rehab Proj - July 2022
CDBG FY21-22 Sidewalk Rehab Proj - August 2022
CDBG Code EnforcementConsult Serv-August 2022
CDBG FY 21-22 Sidewalk Rehab Proj - July 2022
CDBG FY20-21 Sidewalk Rehab Proj - August 2022
CDBG - 243
090077 10/12/2022 Marco Tulio Mancia Caballero
dba Elim HVAC
101.97 AC Repairs General Fund - 100
090078 10/12/2022 Expert Building Maintenance
LLC
9,175.00 City Hall/Police Dept Additional Janitorial Services - August 2022 City Hall/Police Dept and Parks Janitorial Services - September 2022
City Hall/Police Dept Additonal Janitorial Services - September 2022
General Fund - 100
Check No. Prepaids Date Vendor Name Check Amt Transaction Description Fund

City of Maywood
Detail Warrants for Payment
Warrants No. 090059 to 090104
3 of 5 ]
090079 10/12/2022 Graffiti Protective Coatings 40,694.80 Graffiti Removal Bus Shelters - August 2022 Citywide Graffiti Removal - August 2022
Citywide Graffiti Removal - July 2022
General Fund - 100
090080 10/12/2022 Hinderliter de Llamas & Assoc. 6,000.00 Cannabis Mgmt Prog for August 2022 General Fund - 100 090081 10/12/2022 Ice Machine Sales and Service
Co.
6,416.70 Replacement Ice Machine at YMCA General Fund - 100 090082 10/12/2022 Innovative Fence Inc. 7,872.53 Fence Work Gate Repair
General Fund - 100
090083 10/12/2022 Inspector Playground 5,200.00 Playground Inspections General Fund - 100 090084 10/12/2022 Intelligent Var Technology dba
Intelli-Tech
1,095.00 Fortinet Indoor Wireless AP General Fund - 100 090085 10/12/2022 Interwest Consulting Group 6,444.43 Building & Safety Plan Review Services for August 2022 Building & Safety Plan Review Services for July 2022
Plan Review Services for August 2022
General Fund - 100
090086 10/12/2022 L.B. Johnson Hardware #1 881.21 Anchor bolts and Locks Batteries and Locks
Bolts and Ext Cord
Bolts and Nuts
Cement Bags
Door knob and spray paint
Drill bit
Epoxy
Ext Cord and door stoppers
Paint material
PW Supplies
Water Line Repairs
General Fund - 100
090087 10/12/2022 LACMTA FILE #54924-0 1,804.00 August 2022 Metro TAP Cards Prop C Fund - 222 090088 10/12/2022 LGP Equipment Rentals 405.14 Sinkhole job at 6110 Pine Ave General Fund - 100 090089 10/12/2022 Quadient Leasing USA Inc. 989.66 Postage Machine Lease 10/22/22 to 1/21/23 General Fund - 100 Check No. Prepaids Date Vendor Name Check Amt Transaction Description Fund

City of Maywood
Detail Warrants for Payment
Warrants No. 090059 to 090104
4 of 5 ]
090090 10/12/2022 Maywood Car Wash 395.56 Fuel and Car Wash for City Vehicles - August 2022 General Fund - 100 090091 10/12/2022 Metropolitan Transportation
Commission
2,000.00 Annual Subscription Street Saver10/31/22 to 10/31/23 Prop C Fund - 222 090092 10/12/2022 Modern Glass & Mirror Works 735.00 Glass Door Replacement General Fund - 100 090093 10/12/2022 Susan Contreras dba Municipal
Waste Solutions
3,515.00 Solid Waste Consulting Services for August 2022 General Fund - 100 090094 10/12/2022 North Star Landcare 25,550.50 Landscape Maintenance Services - August 2022 Landscape Maintenance Services - September 2022
August 2022 Grid Tree Maintenance Services
Weed Abatement
General Fund - 100
Gas Tax Fund - 212
090095 10/12/2022 Phoenix Group Information
Systems
3,313.17 August 2022 Citation Processing Fee
August 2022 Citation Processing FTB Intercept Letters
General Fund - 100
090096 10/12/2022 Public Restroom Company 147,302.00 Prog Pmt #3 Baseball Field Restroom Project General Fund - 100 090097 10/12/2022 Roadline Products Inc. 5,627.20 Paint and Stencils Stop Bar Paint Stencil
General Fund - 100
090098 10/12/2022 Richards Watson & Gershon 19,158.91 General Legal Services - August 2022 Legal Services - Bell Gardens Ave - August 2022
Legal Services - Cannabis Business Writ Lawsuits - August 2022 Legal Services - Commercial Waste Services - August 2022 Legal Services - Jose Mendoza - August 2022
General Fund - 100
090099 10/12/2022 SHERIFF'S DEPT COUNTY OF

LOS ANGELES
440,169.24 Public Safety Services for August 2022
Public Safety Services Special Events for July 2022
General Fund - 100
090100 10/12/2022 Sprint 456.73 Cell Phone Service - 08/24/22 to 09/23/22 General Fund - 100 090101 10/12/2022 Staples Business Advantage 221.91 Office Supplies General Fund - 100 Check No. Prepaids Date Vendor Name Check Amt Transaction Description Fund

City of Maywood
Detail Warrants for Payment
Warrants No. 090059 to 090104
5 of 5 ]
090102 10/12/2022 Transtech Engineers Inc 17,407.50 Building and Safety Staff Services - July 2022 City Engineering Services - July 2022
Encroachment Permits - July 2022
Misc Traf, Eng, Studies, Req, Reviews - July 2022
PW Encroachment Permit Insp Serv - July 2022
General Fund - 100
090103 10/12/2022 ULINE INC. 142.17 Dog Waste Bags General Fund - 100 090104 10/12/2022 Zumar Industries Inc. 641.26 Signs General Fund - 100 TOTAL 834,652.52
Check No. Prepaids Date Vendor Name Check Amt Transaction Description Fund

AGENDA REPORT

CITY OF MAYWOOD
AGENDA ITEM NO. 5.

DATE: October 12, 2022
TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
FROM: JENNIFER VASQUEZ, CITY MANAGER
BY: SHIRLEY QUINONES, EXECUTIVE ASSISTANT/DEPUTY CITY CLERK SUBJECT: RECEIVE AND FILE THE 2022 BIENNIAL NOTICE FOR THE REPORTING OF THE

CONFLICT OF INTEREST CODE PURSUANT TO THE POLITICAL REFORM ACT RECOMMENDATION:

Staff recommends that the City Council receive and file the 2022 Local Agency Biennial Notice for the City of Maywood's Conflict of Interest Code pursuant to the Political Reform Act.

BACKGROUND:

On December 9, 2020, the City Council amended the City’s then Conflict of Interest Code, which updated the Code and also added the positions of a) Code Compliance/ Enforcement Officer, b) Parking Enforcement Officer I/II and c) the Building Inspector as designated positions in its biennial review.

The purpose of the Political Reform Act (Government Code Sections 81000 et seq.) is to prevent conflicts of interest through disclosure and disqualification. To facilitate this goal, the Political Reform Act requires that public officials disclose their personal financial interests upon assuming office, annually while serving in office, and again upon leaving office. Disclosure is made on a form called a "Statement of Economic Interests" (Form 700). Filed forms are public documents that must be made available to anyone who requests them.

Government Code Section 87200 requires that City officers file Statements of Economic Interests with the City Clerk.

DISCUSSION:

The Political Reform Act requires every local government agency to review its Conflict of Interest Code at least every even-numbered year. The City is now on the biennial cycle and after review has determined that no amendments are necessary to the Conflict of Interest Code. Therefore, the City Council is requested to receive and file the 2022 Biennial Notice as required by the FPPC.

LEGAL REVIEW:

The City Attorney has reviewed this report.

FISCAL IMPACT:

There is no fiscal impact if the City Council receives and files the report.

ATTACHMENT(S)

1. Maywood 2022 Biennial Notice - Conflict of Interest

2. Reso. No. 6153 - City of Maywood Conflict of Interest Code

RESOLUTION NO. 6153

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

MAYWOOD, CALIFORNIA, ADOPTING AN AMENDED CONFLICT

OF INTEREST CODE CONTAINING REVISED DESIGNATED
POSITIONS AND REPEALING RESOLUTION NO. 6023
Section 1. The Political Reform Act, Government Code Sections 81000, et seq., requires the City to adopt a Conflict of Interest Code for each department of the City.

Section 2. The Fair Political Practices Commission has adopted a standard model Conflict of Interest Code. The standard model code is codified at 2 California Code of Regulations Section 18730 and can be incorporated by reference by the City as the City's Conflict of Interest Code.

Section 3. Pursuant to Resolution No. 6023, the City last amended its Conflict of Interest Code in 2019, updating designated positions and disclosure categories for certain departments of the City. By this Resolution, the City is adopting a new updated Conflict of Interest Code incorporating revisions to Regulation 18730 including updating the gift limit as well as adding additional designated positions to Appendix A.

Section 4. The standard Conflict of Interest Code adopted by the Fair Political Practices Commission (“FPPC”) attached hereto as Exhibit A, as amended by the FPPC from time to time, and Appendix A which sets forth the designated positions, and Appendix B which sets forth the disclosure categories for each City department, is hereby adopted and shall constitute the Conflict of Interest Code for the City of Maywood.

Section 5. Persons holding designated positions listed in Appendix A shall file statements of economic interest pursuant to Section 4 of the Conflict of Interest Code.

Section 6. The City Council hereby directs the City Clerk and City Attorney to coordinate the preparation of a revised Conflict of Interest Code in succeeding even-numbered years in accordance with the requirements of Government Code Sections 87306 and 87306.5. The revised Code should reflect any changes in department or employee designations. If no revisions to the Code are required, the City Clerk shall submit a report no later than October 1st of the same year, stating that amendments to the Code are not required.

Resolution No. 6153

EXHIBIT A
Conflict of Interest Code
Regulation 18730

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EXHIBIT A

CITY OF MAYWOOD CONFLICT OF INTEREST CODE
(Incorporating Regulations of the Fair Political Practices Commission, Title 2, Division 6, California Code of Regulations.)
§ 18730. Provisions of Conflict of Interest Codes.
(a) Incorporation by reference of the terms of this regulation along with the designation of employees and the formulation of disclosure categories in the Appendix referred to below constitute the adoption and promulgation of a conflict of interest code within the meaning of Section 87300 or the amendment of a conflict of interest code within the meaning of Section 87306 if the terms of this regulation are substituted for terms of a conflict of interest code already in effect. A code so amended or adopted and promulgated requires the reporting of reportable items in a manner substantially equivalent to the requirements of article 2 of chapter 7 of the Political Reform Act, Sections 81000, et seq. The requirements of a conflict of interest code are in addition to other requirements of the Political Reform Act, such as the general prohibition against conflicts of interest contained in Section 87100, and to other state or local laws pertaining to conflicts of interest.
(b) The terms of a conflict of interest code amended or adopted and promulgated pursuant to this regulation are as follows:
(1) Section 1. Definitions.

The definitions contained in the Political Reform Act of 1974, regulations of the Fair Political Practices Commission (Regulations 18110, et seq.), and any amendments to the Act or regulations, are incorporated by reference into this conflict of interest code. (2) Section 2. Designated Employees.

The persons holding positions listed in the Appendix are designated employees. It has been determined that these persons make or participate in the making of decisions which may foreseeably have a material effect on economic interests. (3) Section 3. Disclosure Categories.

This code does not establish any disclosure obligation for those designated employees who are also specified in Section 87200 if they are designated in this code in that same capacity or if the geographical jurisdiction of this agency is the same as or is wholly included within the jurisdiction in which those persons must report their economic interests pursuant to article 2 of chapter 7 of the Political Reform Act, Sections 87200, et seq. In addition, this code does not establish any disclosure obligation for any designated employees who are designated in a conflict of interest code for another agency, if all of the following apply:
(A) The geographical jurisdiction of this agency is the same as or is wholly included within the jurisdiction of the other agency;
(B) The disclosure assigned in the code of the other agency is the same as that required under article 2 of chapter 7 of the Political Reform Act, Section 87200; and

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(C) The filing officer is the same for both agencies.

Such persons are covered by this code for disqualification purposes only. With respect to all other designated employees, the disclosure categories set forth in the Appendix specify which kinds of economic interests are reportable. Such a designated employee shall disclose in his or her statement of economic interests those economic interests he or she has which are of the kind described in the disclosure categories to which he or she is assigned in the Appendix. It has been determined that the economic interests set forth in a designated employee's disclosure categories are the kinds of economic interests which he or she foreseeably can affect materially through the conduct of his or her office.
(4) Section 4. Statements of Economic Interests: Place of Filing.

The code reviewing body shall instruct all designated employees within its code to file statements of economic interests with the agency or with the code reviewing body, as provided by the code reviewing body in the agency's conflict of interest code.1 (5) Section 5. Statements of Economic Interests: Time of Filing. (A) Initial Statements. All designated employees employed by the agency on the effective date of this code, as originally adopted, promulgated and approved by the code reviewing body, shall file statements within 30 days after the effective date of this code. Thereafter, each person already in a position when it is designated by an amendment to this code shall file an initial statement within 30 days after the effective date of the amendment. (B) Assuming Office Statements. All persons assuming designated positions after the effective date of this code shall file statements within 30 days after assuming the designated positions, or if subject to State Senate confirmation, 30 days after being nominated or appointed. (C) Annual Statements. All designated employees shall file statements no later than April

1. If a person reports for military service as defined in the Servicemember's Civil Relief Act, the deadline for the annual statement of economic interests is 30 days following his or her return to office, provided the person, or someone authorized to represent the person's interests, notifies the filing officer in writing prior to the applicable filing deadline that he or she is subject to that federal statute and is unable to meet the applicable deadline, and provides the filing officer verification of his or her military status.
(D) Leaving Office Statements. All persons who leave designated positions shall file statements within 30 days after leaving office.
(5.5) Section 5.5. Statements for Persons Who Resign Prior to Assuming Office.

Any person who resigns within 12 months of initial appointment, or within 30 days of the date of notice provided by the filing officer to file an assuming office statement, is not deemed to have assumed office or left office, provided he or she did not make or participate in the making of, or use his or her position to influence any decision and did not receive or become entitled to 1 See Section 81010 and Regulation 18115 for the duties of filing officers and persons in agencies who make and retain copies of statements and forward the originals to the filing officer.

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receive any form of payment as a result of his or her appointment. Such persons shall not file either an assuming or leaving office statement.
(A) Any person who resigns a position within 30 days of the date of a notice from the filing officer shall do both of the following:
(1) File a written resignation with the appointing power; and (2) File a written statement with the filing officer declaring under penalty of perjury that during the period between appointment and resignation he or she did not make, participate in the making, or use the position to influence any decision of the agency or receive, or become entitled to receive, any form of payment by virtue of being appointed to the position. (6) Section 6. Contents of and Period Covered by Statements of Economic Interests. (A) Contents of Initial Statements. Initial statements shall disclose any reportable investments, interests in real property and business positions held on the effective date of the code and income received during the 12 months prior to the effective date of the code. (B) Contents of Assuming Office Statements. Assuming office statements shall disclose any reportable investments, interests in real property and business positions held on the date of assuming office or, if subject to State Senate confirmation or appointment, on the date of nomination, and income received during the 12 months prior to the date of assuming office or the date of being appointed or nominated, respectively.
(C) Contents of Annual Statements. Annual statements shall disclose any reportable investments, interests in real property, income and business positions held or received during the previous calendar year provided, however, that the period covered by an employee's first annual statement shall begin on the effective date of the code or the date of assuming office whichever is later, or for a board or commission member subject to Section 87302.6, the day after the closing date of the most recent statement filed by the member pursuant to Regulation 18754. (D) Contents of Leaving Office Statements. Leaving office statements shall disclose reportable investments, interests in real property, income and business positions held or received during the period between the closing date of the last statement filed and the date of leaving office.
(7) Section 7. Manner of Reporting.

Statements of economic interests shall be made on forms prescribed by the Fair Political Practices Commission and supplied by the agency, and shall contain the following information:
(A) Investment and Real Property Disclosure. When an investment or an interest in real property2is required to be reported,3the statement shall contain the following:
2 For the purpose of disclosure only (not disqualification), an interest in real property does not include the principal residence of the filer.
3 Investments and interests in real property which have a fair market value of less than $2,000 are not investments and interests in real property within the meaning of the Political Reform Act. However,