Agenda packet — Pico Rivera City Council, September 27, 2022 (part 2 of 7)

July 25, 2021
Kiana Graham
Kimley-Horn
Via Email to: [email protected]
Re: Native American Consultation, Pursuant to Senate Bill 18 (SB18), Government Codes §65352.3 and §65352.4, as well as Assembly Bill 52 (AB52), Public Resources Codes §21080.1, §21080.3.1 and §21080.3.2, Pico Rivera 6th Cycle Housing Element Project, Los Angeles County Dear Ms. Graham:

Attached is a consultation list of tribes with traditional lands or cultural places located within the boundaries of the above referenced counties or projects.

Government Codes §65352.3 and §65352.4 require local governments to consult with California Native American tribes identified by the Native American Heritage Commission (NAHC) for the purpose of avoiding, protecting, and/or mitigating impacts to cultural places when creating or amending General Plans, Specific Plans and Community Plans.

Public Resources Codes §21080.3.1 and §21080.3.2 requires public agencies to consult with California Native American tribes identified by the Native American Heritage Commission (NAHC) for the purpose of avoiding, protecting, and/or mitigating impacts to tribal cultural resources as defined, for California Environmental Quality Act (CEQA) projects.

The law does not preclude local governments and agencies from initiating consultation with the tribes that are culturally and traditionally affiliated within your jurisdiction. The NAHC believes that this is the best practice to ensure that tribes are consulted commensurate with the intent of the law.

Best practice for the AB52 process and in accordance with Public Resources Code §21080.3.1(d), is to do the following:

Within 14 days of determining that an application for a project is complete or a decision by a public agency to undertake a project, the lead agency shall provide formal notification to the designated contact of, or a tribal representative of, traditionally and culturally affiliated California Native American tribes that have requested notice, which shall be accomplished by means of at least one written notification that includes a brief description of the proposed project and its location, the lead agency contact information, and a notification that the California Native American tribe has 30 days to request consultation pursuant to this section.

The NAHC also recommends, but does not require that lead agencies include in their notification letters, information regarding any cultural resources assessment that has been completed on the area of potential affect (APE), such as:

CHAIRPERSON
Laura Miranda
Luiseño

VICE CHAIRPERSON
Reginald Pagaling
Chumash

SECRETARY
Merri Lopez-Keifer
Luiseño

PARLIAMENTARIAN
Russell Attebery
Karuk

COMMISSIONER
William Mungary
Paiute/White Mountain
Apache

COMMISSIONER
Julie TumamaitStenslie
Chumash

COMMISSIONER
[Vacant]

EXECUTIVE SECRETARY
Christina Snider
Pomo

NAHC HEADQUARTERS
1550 Harbor Boulevard
Suite 100
West Sacramento,
California 95691
(916) 373-3710
[email protected]
NAHC.ca.gov

Page 2 of 2 ends

1. The results of any record search that may have been conducted at an Information Center of the California Historical Resources Information System (CHRIS), including, but not limited to:
• A listing of any and all known cultural resources have already been recorded on or adjacent to the APE, such as known archaeological sites;
• Copies of any and all cultural resource records and study reports that may have been provided by the Information Center as part of the records search response; • Whether the records search indicates a low, moderate or high probability that unrecorded cultural resources are located in the APE; and
• If a survey is recommended by the Information Center to determine whether previously unrecorded cultural resources are present.

2. The results of any archaeological inventory survey that was conducted, including:
• Any report that may contain site forms, site significance, and suggested mitigation measures.

All information regarding site locations, Native American human remains, and associated funerary objects should be in a separate confidential addendum, and not be made available for public disclosure in accordance with Government Code Section 6254.10.

3. The result of the Sacred Lands File (SFL) check conducted through the Native American Heritage Commission was positive. Please contact the Gabrieleno Band of Mission Indians – Kizh Nation on the attached list for more information.

4. Any ethnographic studies conducted for any area including all or part of the potential APE; and

5. Any geotechnical reports regarding all or part of the potential APE.

Lead agencies should be aware that records maintained by the NAHC and CHRIS is not exhaustive, and a negative response to these searches does not preclude the existence of a tribal cultural resource. A tribe may be the only source of information regarding the existence of a tribal cultural resource.

This information will aid tribes in determining whether to request formal consultation. In the event, that they do, having the information beforehand well help to facilitate the consultation process.

If you receive notification of change of addresses and phone numbers from tribes, please notify the NAHC. With your assistance we can assure that our consultation list remains current.

If you have any questions, please contact me at my email address: [email protected].

Sincerely,
Andrew Green
Cultural Resources Analyst
Attachment
Gabrieleno Band of Mission
Indians - Kizh Nation
Andrew Salas, Chairperson
P.O. Box 393
Covina, CA, 91723
Phone: (626) 926 - 4131
[email protected]
Gabrieleno
Gabrieleno/Tongva San Gabriel
Band of Mission Indians
Anthony Morales, Chairperson
P.O. Box 693
San Gabriel, CA, 91778
Phone: (626) 483 - 3564
Fax: (626) 286-1262
[email protected]
Gabrieleno
Gabrielino /Tongva Nation
Sandonne Goad, Chairperson
106 1/2 Judge John Aiso St.,
#231
Los Angeles, CA, 90012
Phone: (951) 807 - 0479
[email protected]
Gabrielino
Gabrielino Tongva Indians of
California Tribal Council
Christina Conley, Tribal
Consultant and Administrator
P.O. Box 941078
Simi Valley, CA, 93094
Phone: (626) 407 - 8761
[email protected]
u
Gabrielino
Gabrielino Tongva Indians of
California Tribal Council
Robert Dorame, Chairperson
P.O. Box 490
Bellflower, CA, 90707
Phone: (562) 761 - 6417
Fax: (562) 761-6417
[email protected]
Gabrielino
Gabrielino-Tongva Tribe
Charles Alvarez,
23454 Vanowen Street
West Hills, CA, 91307
Phone: (310) 403 - 6048
[email protected]
Gabrielino
Santa Rosa Band of Cahuilla
Indians
Lovina Redner, Tribal Chair
P.O. Box 391820
Anza, CA, 92539
Phone: (951) 659 - 2700
Fax: (951) 659-2228
[email protected]
Cahuilla
Soboba Band of Luiseno
Indians
Isaiah Vivanco, Chairperson
P. O. Box 487
San Jacinto, CA, 92581
Phone: (951) 654 - 5544
Fax: (951) 654-4198
[email protected]
Cahuilla
Luiseno
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This list is current only as of the date of this document and is based on the information available to the Commission on the date it was produced. Distribution of this list does not relieve any person of statutory responsibility as defined in Section 7050.5 of the Health and Safety Code, Section 5097.94 of the Public Resources Code and Section 5097.98 of the Public Resources Code.

This list is applicable only for consultation with Native American tribes under Government Code Sections 65352.3, 65352.4 et seq. and Public Resources Code Sections 21080.3.1 for the proposed Pico Rivera 6th Cycle Housing Element Project, Los Angeles County.

PROJ-2021-
004158
07/25/2021 09:22 PM
Native American Heritage Commission
Tribal Consultation List
Los Angeles County
7/25/2021
Native American Tribal Consultation under AB 52 are between tribal representatives and the Lead Agency (City of Pico Rivera). AB 52 requires that any information – not just documents– submitted by a California Native American tribe during the environmental review process shall not be included in the environmental document or otherwise disclosed by the lead agency or any other public agency to the public consistent with Gov. Code Sections 6254, subd.(r) and 6254.10. (Pub. Resources Code § 21082.3, subd. (c)(1)). Unless the tribe agrees, in writing, to public disclosure, the project applicant or the project applicant’s legal advisors, using a reasonable degree of care, shall maintain the confidentiality of the information exchanged for the purposes of preventing looting, vandalism or damage to a tribal cultural resource and shall not disclose the information to a third party. (Pub.

Resources Code § 21082.3, subd. (c)(2)(A)). For more information, please contact the Planning Division at the City of Pico Rivera. No formal request for consultation was received during the preparation of the Initial Study.

Pico Rivera 6th Cycle
Housing Element Update
Mitigation Monitoring and Reporting Program
September 2022
Lead Agency:

City of Pico Rivera
6767 Passons Boulevard
Pico Rivera, California 90660
Consultant:

Kimley-Horn and Associates
1100 W. Town & Country Road, Suite 700
Orange, California 92868
ENCLOSURE 3
1c
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Pico Rivera 6th Cycle Housing Element Update
Mitigation Monitoring and Reporting Program
1 PURPOSE OF MITIGATION MONITORING AND REPORTING PROGRAM The California Environmental Quality Act (CEQA) requires that all public agencies establish monitoring and/or reporting procedures for measures/standard conditions adopted as conditions of approval in order to mitigate or avoid significant environmental impacts. This Mitigation Monitoring and Reporting Program (MMRP) has been developed to provide a vehicle by which to monitor standard conditions (SCs) outlined in the Pico Rivera 6th Cycle Housing Element Update Initial Study/Mitigated Negative Declaration (IS/MND). The MMRP has been prepared in conformance with Section 21081.6 of the Public Resources Code, which states:
(a) When making findings required by paragraph (1) of subdivision (a) of Section 21081 or when adopting a mitigated negative declaration pursuant to paragraph (2) of subdivision (c) of Section 21080, the following requirements shall apply:
(1) The public agency shall adopt a reporting or monitoring program for the changes made to the project or conditions of project approval, adopted in order to mitigate or avoid significant effects on the environment. The reporting or monitoring program shall be designed to ensure compliance during project implementation. For those changes which have been required or incorporated into the project at the request of a responsible agency or a public agency having jurisdiction by law over natural resources affected by the project, that agency shall, if so requested by the lead or responsible agency, prepare and submit a proposed reporting or monitoring program.
(2) The lead agency shall specify the location and custodian of the documents or other material which constitute the record of proceedings upon which its decision is based.
(b) A public agency shall provide that measures to mitigate or avoid significant effects on the environment are fully enforceable through permit conditions, agreements, or other measures. Conditions of project approval may be set forth in referenced documents which address required mitigation measures or, in case of the adoption of a plan, policy, regulation, or other public project, by incorporating the mitigation measures into the plan, policy, regulation, or project design. (c) Prior to the close of the public review period for a draft environmental impact report or mitigated negative declaration, a responsible agency, or a public agency having jurisdiction over natural resources affected by the project, shall either submit to the lead agency complete and detailed performance objectives for mitigation measures which would address the significant effects on the environment identified by the responsible agency or agency having jurisdiction over natural resources affected by the project, or refer the lead agency to appropriate, readily available guidelines or reference documents. Any mitigation measures submitted to a lead agency by a responsible agency or an agency having jurisdiction over natural resources affected by the project shall be limited to measures which mitigate impacts to resources which are subject to the statutory authority of, and definitions applicable to, that agency.

Compliance or noncompliance by a responsible agency or agency having jurisdiction over natural resources affected by a project with that requirement shall not limit the authority of the responsible agency or an agency having jurisdiction over natural Pico Rivera 6th Cycle Housing Element Update
Mitigation Monitoring and Reporting Program
2 resources affected by a project, or the authority of the lead agency, to approve, condition, or deny projects as provided by this division or any other provision of law.

CEQA Guidelines Section 15097 provides clarification of mitigation monitoring and reporting requirements and guidance to local lead agencies on implementing strategies. The reporting or monitoring program must be designed to ensure compliance during project implementation. The City of Pico Rivera is the Lead Agency for the Pico Rivera 6th Cycle Housing Element Update Project and is therefore responsible for ensuring the implementation of the MMRP. The MMRP has been drafted to meet the requirements of Public Resources Code §21081.6 as a fully enforceable monitoring program.

Pico Rivera 6th Cycle Housing Element Update
Mitigation Monitoring and Reporting Program
3 Pico Rivera 6th Cycle Housing Element Update

MITIGATION MONITORING AND REPORTING PROGRAM
Standard Conditions (SCs)
Implementation
Timing
Monitoring/ Reporting
Methods
Responsible For
Approval/ Monitoring
Verification
Date Initials
Air Quality
SC AQ-1: Construction activities shall require the use of 2010 and newer diesel haul trucks (e.g., material delivery trucks and soil import/export) to the extent feasible. Under
conditions where it is determined that 2010 model year or newer diesel trucks are not readily available or obtainable for a project, the applicant shall be required to provide this evidence to the City and shall instead use trucks that meet USEPA 2007 model year emissions requirements.

All off-road diesel-powered construction equipment greater than 50 horsepower shall meet Tier 4 emission standards, where available. In addition, all stationary construction equipment shall be outfitted with the BACT devices certified by CARB. Any emissions control device used by the
contractor shall achieve emissions reductions that are no less than what could be achieved by a Level 3 diesel emissions control strategy for a similarly sized engine as defined by CARB regulations. A copy of each equipment unit’s certified tier specification, BACT documentation, and CARB or South Coast AQMD operating permit shall be provided to the City at the time of mobilization of each applicable unit of
equipment.

Include requirements
in bid packages; show
on grading and
construction plans
During demolition,
grading, construction
Best available control
measures shown on
construction plans
Site inspections
Project applicant
Community and
Economic Development
Department
SC AQ-2: The applicant shall require by contract
specifications that construction-related equipment, including heavy-duty equipment, motor vehicles, and portable
equipment, shall be turned off when not in use for more than five minutes. Contract specification language shall be
reviewed by the City prior to issuance of a grading permit.

Prior to issuance of a
grading permit
During demolition,
grading, construction
Contract specifications
related to construction
equipment required by the
applicant
Site inspections
Project applicant
Community and
Economic Development
Department
SC AQ-3: The applicant shall require by contract
specifications that construction operations rely on the electricity infrastructure surrounding the construction site Prior to the issuance of
a grading permit.

Contract specifications
Site inspections
Project applicant
Pico Rivera 6th Cycle Housing Element Update
Mitigation Monitoring and Reporting Program
4 Standard Conditions (SCs)
Implementation
Timing
Monitoring/ Reporting
Methods
Responsible For
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Verification
Date Initials
rather than electrical generators powered by internal
combustion engines to the extent feasible. Contract
specification language shall be reviewed by the City prior to issuance of a grading permit.

Community and
Economic Development
Department
SC AQ-4: The applicant shall require by contract
specifications that all off-road construction equipment engines shall be maintained in good condition and in proper tune per manufacturer’s specifications, to the satisfaction of the City Engineer. Equipment maintenance records and
equipment design specifications data sheets shall be kept onsite during construction for periodic review by the City Inspector. Contract specification language shall be reviewed by the City prior to issuance of a grading permit.

Prior to issuance of a
grading permit
Contract specifications
regarding construction
equipment maintenance
Site inspections
Project applicant
Community and
Economic Development
Department
City Engineer
SC AQ-5: A project-specific localized emissions analysis shall be prepared that identifies the project’s construction
emissions using either South Coast AQMD’s LST screening tables (for projects that are less than five acres) or dispersion modeling (for projects that exceed five acres in size). Where it is determined that construction emissions would exceed the applicable LSTs or the most stringent applicable federal or state ambient air quality standards, the project shall reduce its daily construction intensity (e.g., reducing the amount of equipment used daily, reducing the amount of soil graded/excavated daily, etc.) and/or use off-road
construction equipment outfitted with the most stringent emissions control technology (e.g., equipment meeting Tier 4 emissions standards) such that the project’s resulting
construction emissions would no longer exceed South Coast AQMD’s LSTs or result in pollutant emissions that would cause or contribute to an exceedance of the most stringent applicable federal or state ambient air quality standards.

As a part of project
review
Air quality study: Localized
emissions analysis using
South Coast AQMD’s LST
screening tables or
dispersion modeling
Air Quality specialist
Community and
Economic Development
Department
SC AQ-6: New sensitive land uses shall not be located within 1,000 feet of an existing or proposed distribution
center/warehouse facility that generates more than 100
trucks per day, more than 40 trucks with operating TRUs per During Development
Review Process
Health Risk Assessment Air Quality specialist
Community and
Economic Development
Department
Pico Rivera 6th Cycle Housing Element Update
Mitigation Monitoring and Reporting Program
5 Standard Conditions (SCs)
Implementation
Timing
Monitoring/ Reporting
Methods
Responsible For
Approval/ Monitoring
Verification
Date Initials
day, or where TRU unit operations exceed 300 hours per
week. Under conditions where the 1,000-feet siting distance cannot be met, a health risk assessment (HRA) shall be
conducted to evaluate the health risks to the new sensitive land uses from the TAC emissions generated from the mobile sources associated with the distribution center/warehouse facility. Based on the findings in the HRA, appropriate measures shall be taken, if necessary, to reduce the cancer risk resulting from TAC-exposure from mobile sources to below 10 in one million for the maximally-exposed individual.

These measures may include, but are not limited to,
implementation of appropriate Minimum Efficiency
Reporting Value (MERV) filters at the new sensitive land use development.

SC AQ-7: For all residential projects proposed adjacent to the BNSF and Union Pacific railroads, an air quality study shall be prepared to determine the most effective buffering
technique to ensure the exterior living areas are not exposed to substantial pollutant concentrations from the railroad.

Appropriate buffering shall be incorporated into the
tentative subdivision map or other form of site plan
submitted for approval by the City of Pico Rivera.

During Development
Review Process
Health Risk Assessment Air Quality specialist
Community and
Economic Development
Department
SC AQ-8: All housing sites shall include air filtration systems designed to have a Minimum Efficiency Reporting Value
(MERV) of 13 as indicated by the American Society of Heating Refrigerating and Air Conditioning Engineers (ASHRAE)
Standard 52.2. The air handling systems shall be maintained on a regular basis per manufacturers recommendations by a qualified technician employed or contracted by the project proponent. Operation and maintenance of the system shall ensure that it performs at or above the minimum reporting value.

Prior to issuance of
occupancy permits
Contract specifications
regarding construction
equipment maintenance
Site inspections
Community and
Economic Development
Department
SC AQ-9: Any development within the Emergency Shelter
zone shall be designed and sealed inoperable windows
combined with HVAC systems.

Prior to issuance of
occupancy permits
Contract specifications
Site inspections
Community and
Economic Development
Department
Pico Rivera 6th Cycle Housing Element Update
Mitigation Monitoring and Reporting Program
6 Standard Conditions (SCs)
Implementation
Timing
Monitoring/ Reporting
Methods
Responsible For
Approval/ Monitoring
Verification
Date Initials
Biological Resources
SC BIO-1: Applications for future housing development
facilitated by the Housing Element Update, where the City has determined a potential for impacts to special-status wildlife and plants species, shall be required to comply with the following mitigation framework:

Prior to the issuance of any permit for future
development consistent with the Housing Element
Update, a site-specific general biological resources survey shall be conducted on sites that contain the presence of any sensitive biological resources, including any sensitive plant or wildlife species. A biological resources report shall be submitted to the City to document the results of the biological resources survey. The report shall include (1) the methods used to determine the presence of
sensitive biological resources; (2) vegetation mapping of all vegetation communities and/or land cover types; (3) the locations of any sensitive plant or wildlife species; (4) an evaluation of the potential for occurrence of any
listed, rare, and narrow endemic species; and (5) an
evaluation of the significance of any potential direct or indirect impacts from the proposed project. If potentially significant impacts to sensitive biological resources are identified, future project-level grading and site plans shall incorporate project design features required by the
applicant to minimize direct impacts on sensitive
biological resources to the extent feasible, and the report shall also recommend appropriate mitigation to be
implemented by the applicant to reduce the impacts to
below a level of significance.

Prior to the issuance of
the first permit for site
disturbance
Completed Biological
Resources Report
Qualified biologist
Community and
Economic Development
Department
SC BIO-2: Applications for future housing development
facilitated by the Housing Element Update, where the City has determined a potential for impacts to protected
wetlands or other waters of the U.S. and State, shall be required to comply with the following mitigation framework:

Prior to the issuance of
the first permit for site
disturbance/
vegetation removal
Completed Biological
Resources Report including
jurisdictional delineations
for waters of the state and
waters of the U.S.

Qualified Biologist
Qualified Regulatory
Specialist
City of Pico Rivera
Pico Rivera 6th Cycle Housing Element Update
Mitigation Monitoring and Reporting Program
7 Standard Conditions (SCs)
Implementation
Timing
Monitoring/ Reporting
Methods
Responsible For
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Verification
Date Initials
Prior to issuance of a permit for grading or vegetation removal, future housing development of candidate
housing sites wherein the City has determined the
potential for impacts to sensitive biological resources, shall be required to prepare a site-specific biological resources survey. The limits of any riparian habitats onsite under the sole jurisdiction of CDFW shall be delineated, as well as any special aquatic sites (excluding vernal pools) that may not meet federal jurisdictional
criteria but are regulated by the U.S. Army Corps of
Engineers and the RWQCB.

Copy of approved permits
from regulatory agencies
RWQCB
U.S. Army Corps of
Engineers
SC BIO-3: Housing development activities facilitated by the Housing Element Update shall avoid the bird breeding season (typically January through July for raptors and February through August for other avian species), if feasible. If breeding season avoidance is not feasible, the applicant shall be responsible for a qualified biologist to conduct a preconstruction nesting bird survey prior to the commencement of any ground disturbing activities to determine the
presence/absence, location, and status of any active nests on or adjacent to the survey area. The extent of the survey buffer area surrounding each site shall be established by the qualified biologist to ensure that direct and indirect effects to nesting birds are avoided. To avoid the destruction of active nests and to protect the reproductive success of birds
protected by the Migratory Bird Treaty Act and the California Fish and Game Code and minimize the potential for project delay, nesting bird surveys shall be performed by the
qualified biologist prior to project commencement. In the event that active nests are discovered, a suitable buffer (distance to be determined by the biologist or overriding agencies) shall be established around such active nests, and no construction within the buffer shall allowed until the biologist has determined that the nest(s) is no long ger active (i.e., the nestlings have fledged and are no longer reliant on the nest).

Pre-construction prior
to ground disturbing
activities.

Verify Requirements
Included on Grading and
Construction Plans
Verify Pre-Construction
Nesting Bird Survey
Conducted and Nesting Bird
Plan Prepared, If required
Qualified biologist
Community and
Economic Development
Department
Pico Rivera 6th Cycle Housing Element Update
Mitigation Monitoring and Reporting Program
8 Standard Conditions (SCs)
Implementation
Timing
Monitoring/ Reporting
Methods
Responsible For
Approval/ Monitoring
Verification
Date Initials
Cultural Resources
SC CR-1: Applications for future development facilitated by the Housing Element Update, where the City has determined a potential for impacts to historic resources, shall be required to comply with the following mitigation framework:

For any building/structures in excess of 50 years of age having its original structural integrity intact, the applicant shall retain a qualified professional historian to determine whether the affected building/structure is historically significant. The evaluation of historic architectural
resources shall be based on criteria such as age, location, context, association with an important person or event, uniqueness, or structural integrity, as indicated in State CEQA Guidelines Section 15064.5. A historical resource
report shall be submitted by the applicant to the City and shall include the methods used to determine the
presence or absence of historical resources, identify
potential impacts from the proposed project, evaluate
the significance of any historical resources identified, and measures to avoid or mitigate significant impacts.

Prior to the issuance of
the first permit for site
disturbance
Retention of a Qualified
Professional
Evaluate Significance of
Historical Findings including
structural evaluation and
historical resource report
Qualified professional
historian
Community and
Economic Development
Department
SC CR-2: Applications for future development consistent with the Housing Element Update, where the City has determined a potential for impacts to archeological resources, shall be required to comply with the following mitigation framework:

Prior to the issuance of any permit for future
development located on a previously undisturbed site,
the applicant shall retain a qualified archaeologist to conduct an archaeological survey to evaluate the
presence of cultural resources and the need for project impact mitigation by preservation, relocation, or other methods. An archaeological resource report shall be
submitted by the applicant to the City and shall include the methods used to determine the presence or absence
of archaeological resources, identify potential impacts Prior to the issuance of
the first permit for site
disturbance
Verify requirements on
Construction Plans
Completed Archaeological
Resources Report, including
archaeological survey and
mitigation requirements
Qualified archaeologist
Community and
Economic Development
Department
Pico Rivera 6th Cycle Housing Element Update
Mitigation Monitoring and Reporting Program
9 Standard Conditions (SCs)
Implementation
Timing
Monitoring/ Reporting
Methods
Responsible For
Approval/ Monitoring
Verification
Date Initials
from the proposed project, and evaluate the significance of any archaeological resources identified. If there are potentially significant impacts to an identified
archaeological/cultural resource, the report shall also recommend appropriate mitigation required by the
applicant to reduce impacts to below a level of
significance.

SC CR-3: If currently unknown resources are discovered
during grading or demolition, such activity shall be halted or diverted away from the affected area of the project site, until a qualified archaeologist can examine the archaeological resources to determine their significance. If the find(s) are determined to be significant, the archaeologist shall provide recommendations regarding the collection, documentation, and disposition of the archaeological resources and shall provide recommendations on whether the remainder of the site that has not yet been disturbed should be monitored.

During ground
disturbance activities
Include requirements
in bid packages; show
on grading and
construction plans
Site inspections
Show on construction plans
Qualified archaeologist
Community and
Economic Development
Department
Energy
SC ENE-1: Applicant to incorporate energy conservation
practices into the project. These may include:

Use of energy efficient or gas air conditioning systems and appliances.

Low wattage or LED lighting, long-life bulbs, sensors to automatically turn off/on outdoor lighting, lights with dimmers, etc.

Adequate insulation.

Clean-burning or energy-efficient water heaters.

Solar energy, if feasible.

Show on building plans
Verify requirements on
Construction Plans
Site inspections
Show on construction plans
Community and
Economic Development
Department
SC ENE-2: The applicant shall comply with all requirements of Southern California Edison and obtain all required permits.

Show on building plans
Verify requirements on
Construction Plans
Site inspections
Show on construction plans
Community and
Economic Development
Department
Pico Rivera 6th Cycle Housing Element Update
Mitigation Monitoring and Reporting Program
10 Standard Conditions (SCs)
Implementation
Timing
Monitoring/ Reporting
Methods
Responsible For
Approval/ Monitoring
Verification
Date Initials
Hazards or Hazardous Materials
SC HAZ-1: If the Applicant or Applicant’s contractor discovers unknown wastes or suspect materials during construction that are believed to involve hazardous waste or materials, the applicant or applicant’s contractor shall:

Immediately cease work in the suspected contaminant’s
vicinity, remove workers and the public from the area,
and secure the area.

Notify the applicant’s Environmental Professional and
immediately implement proper remedial activities as
recommended.

Notify the City Engineer and Planning Division Director and implement measures to further secure the area.

The Hazardous Waste/Materials Coordinator shall advise
the responsible party of further actions that shall be
taken, if required.

During construction
activities.

Written Notification to
Environmental Hazard
Professional
Documentation of
Implementation Measures
Certified Environmental
Hazards Contractor
Community and
Economic Development
Department
Hydrology
SC HYD-1: The applicant shall implement various Best
Management Practices (BMPs) during the construction
process in order to control and filter potential stormwater runoff that may accumulate during the project’s
construction. These construction BMPs shall include the following:

Runoff, sediment, and construction debris shall not leave the site and enter the storm drain system.

Any sediment or other materials which are tracked offsite shall be removed the same day as they are tracked off-site. Where determined necessary by the authorized
enforcement officer, a temporary sediment barrier shall be installed.

Drainage controls to prevent runoff from leaving the site shall be utilized as needed, depending on the topography of the site and extent of proposed grading. These controls Include requirements
in bid packages; show
on grading and
construction plans
Prior to the issuance of
grading permits
Inspections during
construction
Community and
Economic Development
Department
Pico Rivera 6th Cycle Housing Element Update
Mitigation Monitoring and Reporting Program
11 Standard Conditions (SCs)
Implementation
Timing
Monitoring/ Reporting
Methods
Responsible For
Approval/ Monitoring
Verification
Date Initials
may include but are not limited to the following: the
detention ponds, sediment ponds, or infiltration pits; the installation of dikes, filer berms, or ditches; and the installation of down drains, chutes or flumes.

Plastic covering may be utilized to prevent erosion of an otherwise unprotected area, along with runoff devices to intercept and safely convey the runoff.

Excavated soil shall be located on the site in a manner that eliminates the possibility of sediments running offsite. Soil piles shall be covered until the soil is either used or removed.

No runoff from washing construction or other industrial vehicles on site shall be permitted to leave the site or enter the storm drain system.

The City may, as a condition of granting a construction permit, set reasonable limits on the clearing of vegetation from construction sites, including but not limited to
regulating the length of time during which soil may be
bare and, in certain sensitive cases, prohibit bare soil.

Noise
SC NOI-1: The City shall consider all future developments to ensure their compliance with Policies 11.1-1 through 11.2-6 in the Noise Element of the General Plan Update and
determine if operational noise levels generated by the
development would exceed the City’s permissible noise
standards for transportation and stationary noise sources established in the Noise Element. If City noise standards would be exceeded, design measures shall be taken to
ensure that operational noise levels would be reduced to levels that comply with the permissible City noise standards to the extent feasible. These measures may include, but are not limited to, the erection of noise walls, use of landscaping, and/or the design of adequate setback distances for the new developments.

As a part of project
review
Noise Study Noise specialist
Community and
Economic Development
Department
Pico Rivera 6th Cycle Housing Element Update
Mitigation Monitoring and Reporting Program
12 Standard Conditions (SCs)
Implementation
Timing
Monitoring/ Reporting
Methods
Responsible For
Approval/ Monitoring
Verification
Date Initials
SC NOI-2: Concurrent with submittal of a project application at any of the Housing Opportunity locations, the project proponent shall submit a noise study to evaluate existing and projected noise levels that could affect residences within the project sites to assure that exterior and interior noise levels meet City noise standards. If noise standards are exceeded, measures to attenuate noise levels shall be required to attenuate noise to levels that in accordance with City
standards. Noise studies shall be prepared to the satisfaction of the City’s Community Development Director.

As a part of project
review
Noise Study Noise specialist
Community and
Economic Development
Department
SC NOI-3: All dwelling units shall maintain interior noise levels that do not exceed 45 dBA, when all windows and
doors are closed.

Prior to issuance of
occupancy permits
Contract specifications
Site inspections
Community and
Economic Development
Department
SC NOI-4: All construction activities shall take place only between the hours of 7:00 a.m. and 7:00 p.m.

Prior to issuance of
grading permit
Include requirements
in bid packages; show
on grading and
construction plans
Noise mitigation plan
Site inspections
Community and
Economic Development
Department
SC NOI-6: During the construction phase, the applicant shall designate a noise disturbance coordinator who will be
responsible for responding to neighborhood complaints
about construction noise by determining the cause of the noise complaints and require implementation of reasonable measures to correct the problem. The noise disturbance
coordinator and their responsibilities shall be identified and reflected within the Noise Mitigation Plan. The coordinator’s Prior to Demolition,
Grading, or Building
Permit Approval
Include requirements
in bid packages; show
on grading and
construction plans
Verify Requirements on
Construction Plans
Conduct Inspections
Noise disturbance
coordinator
Community and
Economic Development
Department
Pico Rivera 6th Cycle Housing Element Update
Mitigation Monitoring and Reporting Program
13 Standard Conditions (SCs)
Implementation
Timing
Monitoring/ Reporting
Methods
Responsible For
Approval/ Monitoring
Verification
Date Initials
telephone number(s) shall be prominently displayed at
construction locations.

SC NOI-7: The applicant shall be responsible for providing a hotline number that adjacent residents or businesses may call with concerns or questions regarding construction
activities. The hotline number shall be made available 24 hours a day, 7 days a week and shall be answered with a live person. Applicant shall install and maintain a temporary construction sign displaying the hotline number within the project site during the construction phase. A site plan and toscale elevations of the temporary construction sign shall be submitted to the Community and Economic Development
Department – Planning Division for review and approval, prior to installation. The hotline number and its operation details shall be identified and reflected within the Noise Mitigation Plan.

Prior to Demolition,
Grading, or Building
Permit Approval
Include requirements
in bid packages; show
on grading and
construction plans
Verify Requirements on
Construction Plans
Conduct Inspections
Noise disturbance
coordinator
Community and
Economic Development
Department
SC NOI-8: All construction equipment shall utilize noise reduction features (e.g., mufflers and engine shrouds) that are no less effective than those originally installed by the manufacturer.

Include requirements
in bid packages; show
on grading and
construction plans
During demolition,
grading, construction
Contract specifications
related to construction
equipment required by the
applicant
Site inspections
Community and
Economic Development
Department
SC NOI-10: The City shall require a preconstruction meeting with the City’s job inspector(s) and the general contractor or onsite project manager to confirm that noise and vibration mitigation and practices (including construction hours, sound Prior to construction
activities
Include requirements
in bid packages; show
Preconstruction meeting
with City’s job inspector(s)
and the general contractor
or onsite project manager
Community and
Economic Development
Department
Pico Rivera 6th Cycle Housing Element Update
Mitigation Monitoring and Reporting Program
14 Standard Conditions (SCs)
Implementation
Timing
Monitoring/ Reporting
Methods
Responsible For
Approval/ Monitoring
Verification
Date Initials
mufflers on equipment, neighborhood notification, posted signs, etc.) are implemented.
on grading and
construction plans
SC NOI-11: The City shall ensure that stationary construction noise sources be located as far from adjacent receptors as possible, and they shall be muffled and enclosed within temporary sheds, incorporate insulation barriers, or other measures to the extent feasible. Construction equipment staging and storage areas shall be located as far from nearby residential uses as possible. The City shall ensure that project approvals require that construction activities whose specific location on a construction site may be flexible (e.g.,
operation of compressors and generators, cement mixing, general truck idling) be conducted as far as possible from the nearest noise-sensitive land uses.

Include requirements
in bid packages; show
on grading and
construction plans
During demolition,
grading, construction
Contract specifications
related to construction
equipment required by the
applicant
Site inspections
Community and
Economic Development
Department
SC NOI-14: All haul truck deliveries shall be subject to the same hours specified for construction. A haul truck route plan shall be provided to the Public Works Department for review and approval, prior to the commencement of any
construction activities. The plan shall denote any
construction traffic haul routes where heavy trucks would exceed 100 daily trips (counting those both to and from the Include requirements
in bid packages; show
on grading and
construction plans
During demolition,
grading, construction
Contract specifications
related to construction
equipment required by the
applicant
Site inspections
Community and
Economic Development
Department
Pico Rivera 6th Cycle Housing Element Update
Mitigation Monitoring and Reporting Program
15 Standard Conditions (SCs)
Implementation
Timing
Monitoring/ Reporting
Methods
Responsible For
Approval/ Monitoring
Verification
Date Initials
construction site). To the extent feasible, the plan shall denote haul routes that do not pass sensitive land uses or residential dwellings.

SC NOI-15: Approval of development permits shall ensure that where a new development would be constructed
adjacent to an existing historic building, the project
developer shall require by contract specifications that a certified structural engineer be retained to submit evidence that the operation of vibration-generating equipment
associated with the new development would not result in any structural damage to the adjacent historic building.

Contract specifications shall be included in the construction documents for the new development, which shall be
reviewed by the City prior to issuance of a construction permit.

During Development
Review Process
Prior to issuance of the
first permit for site
disturbance
Include requirements
in bid packages; show
on grading and
construction plans
During demolition,
grading, construction
Contract specifications
related to construction
equipment required by the
applicant
Site inspections
Community and
Economic Development
Department
Licensed Structural
Engineer
Qualified Architectural
Historian
SC NOI-16: The City shall require that all construction truck traffic be restricted to routes approved by the City of Pico Rivera, which shall avoid residential areas and other sensitive receptors to the extent feasible.

Construction equipment that generates high levels of
vibration, such as large bulldozers, loaded trucks, and caisson drills, shall be prohibited within 45 feet of
residential structures and 35 feet of institutional
structures during construction of any project-specific
During Development
Review Process
Prior to issuance of the
first permit for site
disturbance
Include requirements
in bid packages; show
on grading and
construction plans
During demolition,
grading, construction
Contract specifications
related to construction
equipment required by the
applicant
Site inspections
Community and
Economic Development
Department
Qualified Noise and
Vibration Specialist
Licensed Structural
Engineer
Pico Rivera 6th Cycle Housing Element Update
Mitigation Monitoring and Reporting Program
16 Standard Conditions (SCs)
Implementation
Timing
Monitoring/ Reporting
Methods
Responsible For
Approval/ Monitoring
Verification
Date Initials
development to the extent feasible. Small, rubber-tired construction equipment shall be used within this area
during demolition and/or grading operations to reduce
vibration effects, where feasible.

The applicant shall utilize temporary noise attenuation curtain suitable for pile driving equipment as needed.

This noise attenuation device should be installed directly between the equipment and the nearest noise sensitive
receptor to the construction site.

Pile driving within a 50-foot radius of identified vibrationsensitive structures shall utilize alternative installation methods (e.g., pile cushioning, jetting, predrilling, cast-inplace systems, resonance-free vibratory pile drivers) such that vibration velocities from the alternative construction activity would fall below the 0.2 the inch/second
threshold. Construction hours, allowable workdays, and
the phone number of the job superintendent shall be
clearly posted at all construction entrances to allow for surrounding owners and residents to contact the job
superintendent. If the City or the job superintendent
receives a complaint, the superintendent shall
investigate, take appropriate corrective action, and
report the action taken to the reporting party.

SC NOI-18: Approval of development permits shall ensure that individual developments minimize noise impacts from mechanical equipment, such as ventilation and air
conditioning units, by locating equipment away from
receptor areas, installing proper acoustical shielding for the equipment, and incorporating the use of parapets into
building design to ensure that noise levels shall not exceed the noise level standards for stationary noise sources in the Noise Element of the General Plan Update.

During Development
Review Process
Include requirements
in bid packages; show
on grading and
construction plans
Contract specifications
related to construction
equipment required by the
applicant
Site inspections
Community and
Economic Development
Department
Pico Rivera 6th Cycle Housing Element Update
Mitigation Monitoring and Reporting Program
17 Standard Conditions (SCs)
Implementation
Timing
Monitoring/ Reporting
Methods
Responsible For
Approval/ Monitoring
Verification
Date Initials
Recreation
SC REC-1: The applicant shall in-lieu of dedicating park land pay park fees equal to the value of the land prescribed for dedication in Municipal Code Section 17.36.190 hereof in an amount determined in accordance with the provisions of
Section 17.36.230.

Prior to Building Permit
Issuance
Receipt of Payment of Park
Fees
Community and
Economic Development
Department
Tribal Cultural Resources
SC TCR-1: Unanticipated Discovery of Tribal Cultural and Archaeological Resources: Upon discovery of any tribal, cultural, or archaeological resources during grounddisturbing activities, the applicant shall immediately cease such activities in the immediate vicinity. The find will then be assessed by a qualified archeologist retained by the Applicant and a tribal monitor/consultant approved by the consulting tribe. The applicant shall promptly notify the Director of Community and Economic Development to the discovery of
resources. If the resources are Native American in origin, the consulting tribe shall coordinate with the landowner
regarding treatment and curation of these resources.

Typically, the tribe will request preservation in place or recovery for educational purposes. At the direction of the qualified archaeologist and tribal monitor/consultant, and in coordination with the Community and Economic
Development Division, work may continue on other parts of the affected site while evaluation and, if necessary,
additional protective measures are completed at the affected portion of the site pursuant to State CEQA Guidelines
Section 15064.5 [f]. If a resource is determined by the qualified archaeologist to constitute a “historical resource” or “unique archaeological resource,” time and funding to allow for sufficient implementation of avoidance measures must be made available. The treatment plan established for the resources shall be in accordance with State CEQA
Guidelines Section 15064.5(f) for historical resources.

Preservation in place (i.e., avoidance) is the preferred During Ground
Disturbing Activities
Retention of an Approved
Native American Monitor;
Executed Monitoring
Agreement
Monitoring During Ground
Disturbance Activities; PreConstruction Sensitivity
Community and
Economic Development
Department
Native American
Monitor
Pico Rivera 6th Cycle Housing Element Update
Mitigation Monitoring and Reporting Program
18 Standard Conditions (SCs)
Implementation
Timing
Monitoring/ Reporting
Methods
Responsible For
Approval/ Monitoring
Verification
Date Initials
manner of treatment upon identification of unique
archeological resources (Public Resources Code Section
21083.2(b)). If preservation in place is not feasible, treatment may include implementation of archaeological data recovery excavations to remove the resource along with subsequent laboratory processing and analysis. All tribal cultural resources shall be returned to the consulting tribe. Any historic archaeological material that is not Native American in origin shall be curated at a public, non-profit institution with a research interest in the materials. Acceptance and curation of the historic archeological materials will be at the discretion of the institution. If no institution accepts the archaeological material, they shall be offered to the
consulting tribe or the Pico Rivera History and Heritage Society for educational purposes.

Utilities and Service Systems
SC UTI-1: Applicant shall include water conservation
practices, designs, and technology into the proposed
structures. These shall include low-flow showerheads,
faucets, appliances, and toilets.

During Development
Review Process
Prior to issuance of
occupancy permits
Building permit review
Site inspections
Community and
Economic Development
Department
SC UTI-2: The City shall not approve development beyond anticipated 2025 growth projections until securing additional water supplies or demonstrating in the UWMPs or projectspecific Water Supply Assessment that water supply amounts are available to meet existing and project water demand.

During Development
Review Process
Water Supply Assessment, if
required.

Approval letter/written
documentation from City of
Pico Rivera Water Authority
(PRWA) and the Pico Water
District (PWD)
Community and
Economic Development
Department

PROOF OF PUBLICATION
(2015.5 C.C.P.)
Los Cerritos Community Newspaper Group
13017 Artesia Blvd., Suite C-102
Cerritos CA 90703
(562) 407-3873

STATE OF CALIFORNIA,

COUNTY OF LOS ANGELES
I am a citizen of the United States and a resident of the County aforesaid; I am over the age of eighteen years,
and not a party to or interested in the above-entitled
matter.

I am the principal clerk of the printer of the Los Cerritos Community News, a newspaper of general circulation, printed and published one time each week in the County of Los Angeles, and which newspaper has
been adjudged a newspaper of general circulation by
the Superior Court of the County of Los Angeles, State
of California, under the date of September 9, 1996, in
Case Number V5005861 that the notice, of which the
annexed is a printed copy (set in type not smaller than nonpareil), has been published in each regular and entire issue of said newspaper and not in any supplement thereof on the following dates, to wit:
11/24 and 12/1/17
I certify (or declare) under penalty of perjury that the foregoing is true and correct.

DATED AT CERRITOS, CALIFORNIA,
THIS 1st DAY OF DECEMBER, 2017
Signature
Brian Hews
Los Cerritos Community News
13047 Artesia Blvd. Suite C-102, Cerritos, CA 90703
562-407-3873
LCCN FORM 82180 PROOF
County Clerk’s Filing Stamp
Proof of Publication of
), on or after Firestone Blvd., Norwalk, CA 90650 will sell by competitive bidding by Climer’s Auctions ( Bond # 5181494 of the Commercial Code, Section 535 of the Penal Code. 1812.607, that Norwalk Self Storage at 11564 E. Notice is given that pursuant to sections 21700-21713 of the Business and Professions Code, Section 2328 NOTICE OF SALE OF ABANDONED PROPERTY DECEMBER 12th, 2017 @ 10:00 a.m., property belonging to those listed below. Auction is to be held at the above address. Property to be sold as follows: boxes, totes, fishing poles, bikes, bat, compresNAME cutters belonging to the following. hose, loose wood, picture frames, tent, pillows, loose bedding, gas can, shelving, book cases, basket, and bolt mirror, key boards, globe, couch, duffle bags, ice chest, flat screen TV, tool box, bike parts, suitcase, VCR, loose clothing, dresser, art frame, hangers, night stand, trash bags, chairs, rug cleaner, exercise equipment, sors, cart, trike, 5 gallon buckets, tables, printer, ironing boards, light fixture, speakers, dollie, wood trunk, UNIT #ISMAEL FLORES B605MELISSA ELLIE LARA/EARTHLY JUICES B716MELITHIA R BUTLER B499 GREGORY RODRIGUEZ B143/B141
LORRI CORNEJO B117GLORIA BAKER A253DELIAH H LOPEZ B764/B770Dates: NOVEMBER 24, 2017 and DECEMBER 1, 2017.Sales subject to prior cancellation in the event of settlement between Owner and obligated party. Publication sions Code of the State of California.This notice is given in accordance with the provisions of Section 21700 et seq. of the Business and ProfesPublished at Los Cerritos Community Newspaper 11/24 and 12/1/17 Clerk, LCCN
THIS 25th DAY OF SEPTEMBER, 2020
9/16/22
THIS 16TH DAY OF SEPTEMBER, 2022

PROOF OF PUBLICATION
(2015.5 C.C.P.)
Los Cerritos Community Newspaper Group
13017 Artesia Blvd., Suite C-102
Cerritos CA 90703
(562) 407-3873

STATE OF CALIFORNIA,

COUNTY OF LOS ANGELES
I am a citizen of the United States and a resident of the County aforesaid; I am over the age of eighteen years,
and not a party to or interested in the above-entitled
matter.

DATED AT CERRITOS, CALIFORNIA,
THIS 1st DAY OF DECEMBER, 2017
Signature
Brian Hews
Los Cerritos Community News
13047 Artesia Blvd. Suite C-102, Cerritos, CA 90703
562-407-3873
LCCN FORM 82180 PROOF
County Clerk’s Filing Stamp
Proof of Publication of
), on or after Firestone Blvd., Norwalk, CA 90650 will sell by competitive bidding by Climer’s Auctions ( Bond # 5181494 of the Commercial Code, Section 535 of the Penal Code. 1812.607, that Norwalk Self Storage at 11564 E. Notice is given that pursuant to sections 21700-21713 of the Business and Professions Code, Section 2328 NOTICE OF SALE OF ABANDONED PROPERTY DECEMBER 12th, 2017 @ 10:00 a.m., property belonging to those listed below. Auction is to be held at the above address. Property to be sold as follows: boxes, totes, fishing poles, bikes, bat, compresNAME cutters belonging to the following. hose, loose wood, picture frames, tent, pillows, loose bedding, gas can, shelving, book cases, basket, and bolt mirror, key boards, globe, couch, duffle bags, ice chest, flat screen TV, tool box, bike parts, suitcase, VCR, loose clothing, dresser, art frame, hangers, night stand, trash bags, chairs, rug cleaner, exercise equipment, sors, cart, trike, 5 gallon buckets, tables, printer, ironing boards, light fixture, speakers, dollie, wood trunk, UNIT #ISMAEL FLORES B605MELITHIA R BUTLER MELISSA ELLIE LARA/EARTHLY JUICES B716 B499
GREGORY RODRIGUEZ B143/B141LORRI CORNEJO B117GLORIA BAKER A253DELIAH H LOPEZ B764/B770Dates: NOVEMBER 24, 2017 and DECEMBER 1, 2017.Sales subject to prior cancellation in the event of settlement between Owner and obligated party. Publication sions Code of the State of California.This notice is given in accordance with the provisions of Section 21700 et seq. of the Business and ProfesPublished at Los Cerritos Community Newspaper 11/24 and 12/1/17

CITY OF PICO RIVERA CITY COUNCIL

NOTICE OF PUBLIC HEARING TO CONSIDER THE APPROVAL OF GENERAL PLAN AMENDMENT NO. 61
NOTICE IS HEREBY GIVEN that a public hearing will be held before the City of Pico Rivera City Council to consider the approval of General Plan Amendment No. 61 to adopt the 6th Cycle Housing Element 2021-2029. The Draft Housing Element is available for review on the City’s website at:
https://www.pico-rivera.org/index.php/housing-element/
WHEN: Tuesday, September 27, 2022
TIME: 6:00 P.M.

WHERE: City Hall Council Chambers
6615 Passons Boulevard
Pico Rivera, CA 90660
Pursuant to the provisions of the California Environmental Quality Act (CEQA), the City prepared an Initial Study/Mitigated Negative Declaration for the Housing Element Update as the project will not have a significant effect on the environment with the implementation of mitigation measures, per CEQA Guideline 15074.

Certain Provisions of the Brown Act are temporarily waived pursuant to Governor Newsom’s Executive Order N-25-20, N-29-20 and AB 361. PERSONS INTERESTED IN THIS MATTER wishing to observe the meeting may do so in the following ways:
(1) Turn your TV to Channel 3;
(2) City’s website at https://bit.ly/picorivera-ctv3live (3) Email public comments to [email protected] prior to 4:00 p.m. on the day of the meeting;
(4) Attend the Public Hearing in person
Copies of all relevant material including project specifications are available to the public for review in the Community & Economic Development Department at City Hall, 6615 Passons Boulevard, Pico Rivera, California. Additional information may be found at the City’s website at https://www.picorivera.org/index.php/current-projects/ . Please contact Julia Gonzalez, Deputy Director at 562- 801-4447 for additional questions.

If you challenge the consideration or adoption of the proposed applications in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or written correspondence delivered to the City of Pico Rivera City Clerk at, or prior to, the public hearing.
****************************************************************************************************************** In compliance with the Americans with Disabilities Act of 1990, the City of Pico Rivera is committed to providing reasonable accommodations for a person with a disability. Please contact Anna M. Jerome at (562) 801-4389 if special program accommodations are necessary and/or if program information is needed in an alternative format. Special requests must be made in a reasonable amount of time in order that accommodations can be arranged.

ENCLOSURE 4
1d
City of Pico Rivera – 2021‐2029 Housing Element i
6th Cycle Housing Element Update
(2021‐2029)
ENCLOSURE 5
City of Pico Rivera – 2021‐2029 Housing Element ii
Pico Rivera
6th Cycle Housing Element Update
2021 – 2029
HCD RE-SUBMITTAL DRAFT MARCH 2022
1e
City of Pico Rivera – 2021‐2029 Housing Element iii
Table of Contents
Section 1: Introduction
A. Role of the Housing Element............................................................................................................1‐2 B. State Policy and Authorization .........................................................................................................1‐2

1. Background ...................................................................................................................................1‐2

2. State Requirements......................................................................................................................1‐2

3. Regional Housing Needs Assessment...........................................................................................1‐4 C. Relationship to Other General Plan Elements..................................................................................1‐5

1. Public Participation (UPDATED AS WE PROCEED)........................................................................1‐5 D. Data Sources (to be updated in final draft)......................................................................................1‐6

1. Housing Element Organization.....................................................................................................1‐6

Section 2: Community Profile
A. Population Characteristics................................................................................................................2‐2

1. Population Growth........................................................................................................................2‐2

2. Age Characteristics .......................................................................................................................2‐3

3. Race/Ethnicity Characteristics......................................................................................................2‐5 B. Economic Characteristics..................................................................................................................2‐7

1. Employment and Wage Scale.......................................................................................................2‐7 C. Household Characteristics..............................................................................................................2‐10

1. Household Type ..........................................................................................................................2‐10

2. Household Size............................................................................................................................2‐12

3. Household Income......................................................................................................................2‐13 D. Housing Problems...........................................................................................................................2‐15

1. Overcrowding..............................................................................................................................2‐16

2. Overpayment (Cost Burden) In Relationship to Income ............................................................2‐17 E. Special Needs Groups.....................................................................................................................2‐19

1. Seniors.........................................................................................................................................2‐20

2. Persons with Physical and Developmental Disabilities ..............................................................2‐20

3. Large Households........................................................................................................................2‐22

4. Single‐Parent Households...........................................................................................................2‐23

5. Farmworkers...............................................................................................................................2‐24

6. Extremely Low‐income Households and Poverty Status............................................................2‐24

7. Homeless.....................................................................................................................................2‐26

8. Students......................................................................................................................................2‐28 F. Housing Stock Characteristics.........................................................................................................2‐28

1. Housing Growth..........................................................................................................................2‐28

2. Housing Type ..............................................................................................................................2‐29

3. Housing Availability and Tenure .................................................................................................2‐29 City of Pico Rivera – 2021‐2029 Housing Element iv

4. Housing Age and Condition ........................................................................................................2‐32

5. Housing Costs and Affordability .................................................................................................2‐32

Section 3: Housing Constraints, Resources, and Affirmatively Furthering Fair Housing (AFFH) A. Non‐Governmental Constraints........................................................................................................3‐2

1. Land and Construction Costs........................................................................................................3‐2

2. Availability of Financing ................................................................................................................3‐3

3. Economic Constraints...................................................................................................................3‐4 B. Governmental Constraints................................................................................................................3‐5

1. Land Use Controls.........................................................................................................................3‐5

2. Residential Development Standards............................................................................................3‐6

3. Various Types of Housing Permitted ............................................................................................3‐9

4. Planned Unit Development ........................................................................................................3‐14

5. Growth Management Measures................................................................................................3‐14

6. Specific Plans...............................................................................................................................3‐14

7. State Density Bonus Law.............................................................................................................3‐15

8. Housing for Persons with Disabilities..........................................................................................3‐17

9. Development and Planning Fees................................................................................................3‐19

10. On and Off‐Site Improvements ..................................................................................................3‐23

11. Building Codes and Enforcement ...............................................................................................3‐25

12. Local Permits and Processing Times...........................................................................................3‐25 C. Infrastructure Constraints ..............................................................................................................3‐27

1. Water Supply ..............................................................................................................................3‐27

2. Fire and Emergency Services......................................................................................................3‐29

3. Police Services.............................................................................................................................3‐29 D. Environmental Constraints.............................................................................................................3‐29

1. Geologic and Seismic Hazards....................................................................................................3‐29

2. Flooding ......................................................................................................................................3‐32

3. Fire Hazards ................................................................................................................................3‐32 E. Regional Housing Needs Allocation................................................................................................3‐35

1. Residential Sites Inventory .........................................................................................................3‐35

2. Above Moderate‐ and Moderate‐Income Sites.........................................................................3‐36

3. Sites Suitable for Lower Income Housing...................................................................................3‐37

4. Development of Non‐Vacant Sites and Converting to Residential Uses ...................................3‐38

5. Accessory Dwelling Unit Production ..........................................................................................3‐41 F. Financial Resources.........................................................................................................................3‐42

1. Section 8 Housing Choice Voucher.............................................................................................3‐42

2. Community Development Block Grants (CDBG) .......................................................................3‐42

3. HOME Investment Partnership Program (HOME) .....................................................................3‐42 G. Opportunities for Energy Conservation..........................................................................................3‐42

1. Title 24 and Pico Rivera ..............................................................................................................3‐42 City of Pico Rivera – 2021‐2029 Housing Element v

2. Energy Conservation...................................................................................................................3‐43 H. Affirmatively Furthering Fair Housing (AFFH) ................................................................................3‐44

1. Needs Assessment......................................................................................................................3‐44 I. Analysis of Federal, State, and Local Data and Local Knowledge ..................................................3‐48

1. Integration and Segregation Patterns and Trends.....................................................................3‐48

2. Racially or Ethnically Concentrated Areas of Poverty (R/ECAP).................................................3‐49

3. Racially or Ethnically Concentrated Areas of Affluence (RCAA) ................................................3‐52

4. Disparities in Access to Opportunity ..........................................................................................3‐55

5. Discussion of Disproportionate Housing Needs.........................................................................3‐63

6. Displacement Risk.......................................................................................................................3‐77

7. Assessment of Contributing Factors to Fair Housing in Pico Rivera ..........................................3‐83

8. Analysis of Sites Pursuant to AB 686 ..........................................................................................3‐84

9. Analysis of Fair Housing Priorities and Goals .............................................................................3‐94 Section 4: Housing Plan
A. Housing Goals ...................................................................................................................................4‐2 B. Housing Policies and Programs.........................................................................................................4‐3 C. Summary of Quantified Objectives.................................................................................................4‐16

Appendices
Appendix A: Review of Past Performance.................................................................................................A‐1 Appendix B: Candidate Sites Analysis .......................................................................................................B‐1 Appendix C: Summary of Community Engagement .................................................................................C‐1 Appendix D: Glossary of Housing Terms...................................................................................................D‐1 SECTION 1: INTRODUCTION

Section 1: Introduction Page 1‐2
Introduction
A. Role of the Housing Element
The Housing Element is one of the seven State mandated elements included in the City of Pico Rivera’s General Plan. The purpose of the Housing Element is to identify and plan for the City’s existing and projected housing needs; it contains a detailed outline and work program of the City’s goals, policies, quantified objectives, and programs for the preservation, improvement, and development of housing for a sustainable future. Each eight‐year planning cycle, the City is allocated a specified number of housing units called the Regional Housing Needs Allocation (RHNA). The RHNA quantifies current and future housing growth within a City. Through research and analysis, the Housing Element identifies available candidate housing sites and establishesthe City’s official housing policies and programsto accommodate Pico Rivera’s Regional Housing Need Assessment (RHNA) goals as determined by the Southern California Association of Governments (SCAG). Simply put, the Housing Element identifies ways in which housing needs of current and future residents can be met in the City over the eight‐year Housing Element cycle.

B. State Policy and Authorization

1. Background
As a mandated chapter of the Pico Rivera General Plan, the Housing Element must meet all requirements of existing state law. Goals, programs and policies, and quantified objectives developed within the Housing Element are consistent with state law and are implemented within a designated timeline to ensure the City accomplishes the identified actions as well as maintains compliance with state law. The California Department of Housing and Community Development (HCD) reviews each Housing Element for substantial compliance with state law, HCD’s review and certification is required before a local government can adopt its housing element as part of its overall General Plan.

2. State Requirements
California State Housing Element Law (California Government Code Article 10.6 and Section 65588) establishes the requirements for the Housing Element. Each local government in the State must adopt a Housing Element and review and revise it no less than once every eight years.

The California Legislature identifies overall housing goals for the State to ensure every resident has access to housing and a suitable living environment; section 65588 of the California Government Code states the following Housing Element goals:
a. The availability of housing is of vital statewide importance, and the early attainment of decent housing and a suitable living environment for every Californian, including farmworkers, is a priority of the highest order.
b. The early attainment of this goal requires cooperative participation of government and the private sector in an effort to expand housing opportunities and accommodate the housing needs of Californians in all economic levels.
c. The provisions of housing affordable to low‐ and moderate‐income households requires the cooperation of all levels of the government.

Section 1: Introduction Page 1‐3
d. Local and State governments have a responsibility to use the powers vested in them to facilitate the improvement and development of housing to make adequate provisions for housing needs of all economic segments of the community. The Legislature recognizes that in carrying out this responsibility, each local government also has the responsibility to consider economic, environmental, and fiscal factors and community goals set forth in the general plan and to cooperate with other local governments and the state in addressing regional housing needs.

Table 1‐1 summarizes State Housing Element requirements and identifies location in this document where these requirements are addressed.

Table 1‐1: Housing Element Requirements
Housing Element Requirement(s) Gov. Code Section Reference in Housing Element
Analysis of employment trends. Section 65583.a Section 2.B.1 Projection and quantification of existing and projected housing needs for all income groups.

Section 65583.a Section 3.E
Analysis and documentation of the City’s housing characteristics, including cost for housing compared to ability to pay,
overcrowding, and housing condition.

Section 65583.a Section 2.C, D, F
An inventory of land suitable for residential development including vacant sites and sites having redevelopment potential. Section 65583.a Section 3.E.3, 4 Analysis of existing and potential governmental constraints upon the maintenance, improvement, or development of housing for all income levels.

Section 65583.a Section 3.B
Analysis of existing and potential nongovernmental (private sector) constraints upon maintenance, improvement, or development of housing for all income levels.

Section 65583.a Section 3.B
Analysis concerning the needs of the homeless. Section 65583.a Section 2.E.7 Analysis of special housing needs: handicapped, elderly, large families, farm workers, and female‐headed households. Section 65583.a Section 2.E Analysis of opportunities for energy conservation with respect to residential development. Section 65583.a Section 3.E.8
Identification of Publicly‐Assisted Housing Developments. Section 65583.a Section 3.G Identification of Units at Risk of Conversion to Market Rate Housing. Section 65583.a Section 3.G.5
Identification of the City’s goal relative to the maintenance, improvement, and development of housing. Section 65583.a Section 4 Analysis of quantified objectives and policies relative to the maintenance, improvement, and development of housing. Section 65583.b Section 4 Identification of adequate sites that will be made available through appropriate action with required public services and facilities for a variety of housing types for all income levels.

Section 65583.c(1) Appendix B
Identification of strategies to assist in the development of adequate housing to meet the needs of low and moderate‐income
households.

Section 65583.c(2) Section 3.E.1, 2, 3
Description of the Public Participation Program in the formulation of Housing Element Goals, Policies, and Programs. Section 65583.d Appendix C Description of the Regional Housing Needs
Assessment (RHNA) prepared by the Southern California
Association of Governments.

Section 65583.e Section 3.E.1
Section 1: Introduction Page 1‐4
Table 1‐1: Housing Element Requirements
Housing Element Requirement(s) Gov. Code Section Reference in Housing Element
Analysis of Fair Housing, including Affirmatively Furthering Fair Housing. Section 8899.50 Section 3.F
Review of the effectiveness of the past Element, including the City’s accomplishments during the previous planning period. Section 65583.f Appendix A Source: State of California, Department of Housing and Community Development.

Pico Rivera’s current Housing Element was adopted in October 2013 for the 5th cycle for the 2014 ‐2021 planning period; the 6th Cycle Housing Element will plan for the 2021‐2029 planning period. Multiple amendments have been made to State Housing Element law since the adoption of the current Housing Element. These amendments change the required analysis, reporting and type of policies that must be contained in the City’s 2021‐2029 Housing Element. The contents of this Housing Element comply with these amendments to State housing law and all other federal, State and local requirements.

3. Regional Housing Needs Assessment
California’s Regional Housing Needs Assessment (RHNA) isthe methodology for determining future housing need, by income category, within the state and is based on growth in population, households, and employment. The statewide RHNA is determined under the administration of the Department of Housing and Community Development (HCD). The quantified housing need is then allocated among the state’s 18 Metropolitan Planning Organizations (MPOs), in the City of Pico Rivera’s case, this agency is the Southern California Association of Governments (SCAG).

In accordance with Section 65583 of the California Government Code, SCAG then delegates a “fair share” of housing need to its member jurisdictions. The City of Pico Rivera’s RHNA allocation is divided amongst four income categories, which are benchmarked on the County of Los Angeles’ median income for a family of four. Table 1‐2 below identifiesthe four income categories by which the City’s RHNA allocation is divided.

Table 1‐2: Income Categories
Income Category Percent of Median Family Income (MFI)
Very Low Income 0‐50% MFI
Low Income 51‐80% MFI
Moderate Income 81‐120% MFI
Above Moderate Income >120% MFI
For the 2021‐2029 planning period the City of Pico Rivera is allocated a total of 1,024 units, including:
 299 units affordable to very low‐income households
 146 units affordable to low‐income
 149 units affordable to moderate‐income
 430 units affordable to above‐moderate income
C. Relationship to Other General Plan Elements
The Housing Element is one of many Elements of the City of Pico Rivera General Plan. The goals, policies, actions, and programs within the Housing Element relate directly to, and are consistent with, all other elements in the City’s General Plan. The City’s Housing Element identifies programs and resources required Section 1: Introduction Page 1‐5
for the preservation, improvement, and development of housing to meet the existing and projected needs of its population.

The Housing Element worksin tandem with development policies contained in the Land Use Element, most recently amended in 2014. The Land Use Element focuses on the organization of the community’s physical environment into logical, functional, and visually pleasing patterns, consistent with local values and priorities. It provides appropriate land for each of the variety of activities associated with a successful community and guides the way this land will be developed and used. By designating residential development, the Land Use Element places an upper limit on the densities and types of housing units constructed in the City. The Land Use Element also identifies lands designated for a range of other uses, including employment creating uses, open space, and public uses. The presence and potential for jobs affects the current and future demand for housing at the various income levels in the City.

The Circulation Element of the General Plan also affects the implementation of the Housing Element. The Circulation Element identifies the general location and extent of existing and proposed major thoroughfares, transportation routes, and terminals. It establishes policies to provide a safe, efficient, and adequate circulation system in the City, enhancing the efficiency of existing roadways and the ability to walk, bicycle, and use transit. Consequently, the Housing Element must include policies and incentives that consider the types of infrastructure essential for residential housing units in addition to mitigating the effects of growth in the City.

The Housing Element has been reviewed for consistencywith the City’s other Community Plan components, and the policies and programs in this Element are consistent with the policy direction contained in other parts of the General Plan. As portions of the General Plan are amended in the future, the Housing Element will be reviewed to ensure that internal consistency is maintained.

1. Public Participation
Section 65583 of the Government Code states that, "The local government shall make diligent effort to achieve public participation of all economic segments of the community in the development of the housing element, and the program shall describe this effort." Meaningful community participation is also required in connection with the City's Assessment of Fair Housing (AFH). A discussion of citizen participation is provided below.

As part of the 6th Cycle Housing Element Update process, the City of Pico Rivera has conducted extensive public outreach activities beginning in 2020. These recent outreach efforts included presentations, City Council and Planning Commission Study Sessions, Community Workshops, digital media, mailers and ads and noticed Public Hearings. Project materials, including summaries from community workshops and public meetings, notices, and draft public review documents are available on the City’s website:

Outreach for the 6th Cycle Housing Element to the community, includes the following actions:
 Virtual Community Workshop #1 on
December 3, 2020
 Virtual Community Workshop #2 on
June 17, 2021
 Online Community Survey
 Housing Element Update Webpage
 Outreach to stakeholders and property
owners
As required by Government Code Section 65585(b)(2), all written comments regarding the Housing Element made by the public have previously been provided to each member of the City Council. Appendix Section 1: Introduction Page 1‐6
C contains a summary of all public comments regarding the Housing Element received by the City during the update process.

D. Data Sources
The data used for the completion of this Housing Element comes from a variety of sources. These include, but are not limited to:
 2010 Census
 American Community Survey
 Regional Analysis of Impediments to Fair Housing (AI)  Point‐in‐Time Homeless Census by the Regional Task Force on the Homeless, 2020  Home Mortgage Disclosure Act (HMDA) lending data
 California Department of Economic Development
 California Employment Development Division Occupational Wage data, 2019  Department of Housing and Urban Development, Comprehensive Housing Affordability Strategy (CHAS), 2013‐2017
The data sources represent the best data available at the time this Housing Element Update was prepared.

The original source documents contain the assumptions and methods used to compile the data.

1. Housing Element Organization
This Housing Element represents the City’s policy program for the 2021‐2029 6th Planning Period. The Housing Element is comprised of the following Sections:

Section 1: Introduction contains as summary of the content, organization, and statutory considerations of the Housing Element;
Section 2: Community Profile contains an analysis of the City’s population, household and employment base, and the characteristics of the housing stock;
Section 3: Housing Constraints, Resources, and Fair Housing examining governmental and non‐ governmental constraints on production, maintenance, and affordability of housing and provides a summary of housing resources, including sites identification and funding and financial considerations; Section 4: Policy Plan addresses Pico Rivera’s identified housing needs, including housing goals, policies, and programs.

Appendices provides various appendices with supplementary background resources including:
 Appendix A – Review of Past Performance of 5th Cycle Programs  Appendix B – Summary of Adequate Sites Analysis
 Appendix C – Summary of Community Engagement
 Appendix D – Glossary of Housing Terms
SECTION 2: PICO RIVERA COMMUNITY PROFILE

Section 2: Community Profile Page 2‐2
Pico Rivera Community Profile
The community profile for the City of Pico Rivera provides an overview of the City’s housing and population conditions. The community profile serves as the foundation for the Housing Element’s policies; it describes and assesses the factors and characteristics that contribute to housing in Pico Rivera. Specifically, the community profile describes the community’s population, employment, economics and household characteristics. Special Needs groups and housing stock characteristics are also described. The community profile develops context for the goals, programs, and policies, developed in the Housing Element.

The data used for this community profile has been collected using the most current available data from the Southern California Association of Governments (SCAG), the U.S. Census, the American Community Survey (ACS), the California Department of Finance, the California Employment Development Department, the California Department of Education and other currently available real estate market data.

A. Population Characteristics
Population characteristics affect current and future housing demands in a community. A city’s population growth, age composition and race and ethnicity composition influence the type and extent of housing needed. Similar factors may also affect the ability of the local population to afford housing costs. The following section describes and analyzes the various population characteristics and local trends that affect housing needs in Pico Rivera.

1. Population Growth
Table 2‐1 provides population projections through 2040 as calculated by the Southern California Association of Governments (SCAG) 2016‐2040 Regional Growth Forecast. Between 2010 and 2020 the Pico Rivera population is estimated to have grown by 2.8 percent, or 1,758 individuals. The City isforecasted to grow an additional 6.8 percent, or 4,400 individuals through 2040. Similarly, the City of Downey was expected to grow 2.4 percent from 2010 to 2020; the City of Whitter was expected to grow 3.8 percent during the same period. Pico Rivera is most similar in size to the City of Montebello, which in 2010, had a population of 62,500. Montebello was expected to grow 4.5 percent from 2010 to 2020, experiencing slightly higher growth projections than Pico Rivera over the ten‐year period. However, Montebello is anticipated to reach a population of 67,300 in 2040, about 2,000 residents less than Pico Rivera.

From 2020 to 2040, the City of Whitter’s population is anticipated to experience the largest amount of growth of nearby jurisdictions (9.4 percent), with Pico Rivera experiencing the next largest amount of growth (6.8 percent), followed by Downey then Montebello (6.4 percent and 3.1 percent respectively).

Through 2040, Pico Rivera is expected to experience about 9.7 percent in population growth. Overall, the County of Los Angeles can expect about a 17 percent growth in population.

Section 2: Community Profile Page 2‐3
Table 2‐1: Population Growth Forecast by Jurisdiction
Jurisdiction
Population Percent Change
2010
Actual1
2016
Projected2
2020
Estimate3
2045
Projected 2010‐2020
1, 3
2016‐2045
2 Montebello 62,500 63,900 61,531 67,800 1.6% 6.1%
Pico Rivera 62,942 63,500 61,338 67,400 ‐2.5% 6.1%
Whittier 85,331 87,100 83,194 98,900 ‐2.5% 13.5%
Downey 111,772 113,300 109,202 119,200 ‐2.3% 5.2% Los Angeles County 9,818,605 10,110,000 9,943,0464 11,674,000 1.3% 15.5% Sources:

1. U.S. Census Bureau, 2010

2. SCAG Connect SoCal 2020‐2045 RTP/SCS, 2020.

3. U.S. Census Bureau (City and Town Population Totals: 2010‐2020): https://www.census.gov/programs‐surveys/popest/technical‐ documentation/research/evaluation‐estimates/2020‐evaluation‐estimates/2010s‐cities‐and‐towns‐total.html

4. U.S. Census Bureau (County Population Totals: 2020‐2020): https://www.census.gov/programs‐surveys/popest/technical‐ documentation/research/evaluation‐estimates/2020‐evaluation‐estimates/2010s‐counties‐total.html

2. Age Characteristics
Housing demand within the market is often determined by the preferences of certain age groups. The type of home being sought may vary by the type of household (age, family/non‐family, etc.). Often times households look to upgrade in terms of quality; additionally, younger and some middle‐aged households seek homes that are larger than they have now, while most older households look to downsize to a smaller, lower maintenance home.1 For example, seniors may favor apartments, low to moderate‐cost condominiums, and smaller or more affordable single‐family units because they tend to live on smaller or fixed incomes and have smaller families. Middle‐aged persons between 35 and 65 years of age make up a major portion of the homebuyer market for moderate to high cost apartments and condominiums because they generally have higher incomes and larger families to accommodate. As population moves through different stages of life, housing must accommodate new or adjusted needs.

Figure 2‐1 displays 2018 ACS data for the age distribution in the City of Pico Rivera from 2010 to 2018. In 2010, a majority of Pico Rivera’s population was between the ages of 5 and 49 years of age, with the largest subgroup being children and young adults between 5 and 19 years of age (23.7%). Population trends through 2018 display a young overall population which isslightly shrinking. There has also been a moderate increase in the population 50 years and above, from 28 percent of the population in 2010 to about 32 percent of the population in 2018. Overall, the City of Pico Rivera’s age composition remains stable over the eight‐year period, showing no significant changes.
1 RCLCO Real Estate Advisors, Housing and Community Preference Survey, 2018.

Section 2: Community Profile Page 2‐4
Figure 2‐1: Age Distribution in Pico Rivera (2010 – 2018) Source: American Community Survey, 5‐Year Estimates, 2010, 2015, and 2018.

Table 2‐2 shows how age distribution in Pico Rivera compares to that of the surrounding cities and the County as a whole. In general, all of the cities listed below have very similar age distributions as one another. Pico Rivera hasthe smallest percentage of individuals 25 to 44 years of age (27.5 percent) and one of the greatest percentages of people 18 to 24 years of age (10.2 percent). In comparison to Los Angeles County, Pico Rivera has a slightly smaller population of children under the age of 5 and a slightly larger percentage of seniors over the age of 65 years. Overall, the age composition among Pico Rivera and surrounding cities is balanced. Additionally, the different age groups of each city are similar to the overall composition in the County of Los Angeles.

Table 2‐2: Comparative Age Distribution by City
Jurisdiction Under 5 5 to 14 15 to 17 18 to 24 25 to 44 45 to 64 65 years + Whittier 5.9% 13.3% 4.2% 10% 28.6% 24% 14.1%
Pico Rivera 5.9% 13% 4.5% 10.2% 27.5% 24.3% 14.4%
Downey 5.9% 14% 4.2% 9.6% 30% 24.9% 11.5%
Montebello 6.8% 12.2% 3.7% 10.2% 28.7% 23.4% 15%
Los Angeles County 6.2% 12.2% 3.8% 10% 29.7% 25.3% 12.9% Source: American Community Survey, 5‐Year Estimates, 2018

3. Race/Ethnicity Characteristics
Different racial and ethnic groups have different household characteristics, income levels, and cultural backgrounds which may affect their housing needs, housing choice and housing types. Cultural influences may reflect preference for a specific type of housing. Cultural influences may reflect preference for a Under 5 years 5 to 19 years 20 to 34 years 35 to 49 years 50 to 64 years 65 years + 2010 6.1% 23.7% 21.0% 21.8% 14.9% 12.5%
2015 7.0% 20.8% 22.2% 20.3% 16.6% 13.2%
2018 5.9% 20.3% 21.7% 20.0% 17.6% 14.4%

0.0%

5.0%

10.0%

15.0%

20.0%

25.0%
Section 2: Community Profile Page 2‐5
specific type of housing. Ethnicity can also correlate with other characteristics such as location choices, mobility, and income. This is analyzed further below in the Affirmatively Furthering Fair Housing discussion within the Housing Constraints section of the Housing Element. It is important to note that while race and ethnicity are used to identify different sections of a community’s population, they are not the same and are not mutually exclusive. The data identified in the section below showsthe racial and ethnic composition of Pico Rivera, it’s neighboring jurisdictions, and Los Angeles County using the ACS; this allows residents to identify one’s race, as well as one’s ethnicity, therefore overlap may occur.

Figure 2‐2 shows 2018 ACS data identifying the City of Pico Rivera’s racial and ethnic composition.

According to the chart, 90.6 percent of the population in the City identified as Hispanic or Latino, of any race. The population who identified as White, composed 53.8 percent of the population. The next largest subgroup of the population identified as Some Other Race, meaning 39.7 percent of Pico Rivera’s population did not identify as any of the listed races in the Census. Native Hawaiian and other Pacific Islanders made up the smallest racial group at only 0.1 percent. Other racial groups who individually accounted for under one percent of the overall population include Black or African American (0.8 percent) and American Indian and Alaska Native (0.7 percent).

The percentage of people who identify as Hispanic or Latino is much greater in Pico Rivera than in Los Angeles County (90.6 percent and 48.5 percent, respectively). There is a much larger representation of people who identify as Black or African American and Asian in the County than in Pico Rivera.

Figure 2‐2: Racial and Ethnic Composition (2018)
Source: American Community Survey, 5‐Year Estimates, 2018.

Table 2‐3 is an analysis of racial and ethnic composition for Pico Rivera in comparison to the area and the County. Over half of each listed city’s population, as well as the County, identified as White in 2018. Pico Rivera had the largest representation of Hispanic or Latino people (90.6 percent) and those who identify as some other race (39.7 percent). The Hispanic and Latino population in Pico Rivera is also 38.9 percent larger White
Alone
Black or
African
American
American
Indian and
Alaska
Native
Asian
Native
Hawaiian
and Other
Pacific
Islander
Some
other race
Two or
more races
Hispanic or
Latino
Pico Rivera 53.8% 0.8% 0.7% 2.8% 0.1% 39.7% 2.1% 90.6%
Los Angeles County 51.4% 8.2% 0.7% 14.6% 0.3% 21.0% 3.9% 48.5% 0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Section 2: Community Profile Page 2‐6
than that of the greater Los Angeles County population. All of the cities in the area – Whittier, Pico Rivera, Downey, and Montebello – have a Black or African American population that account for a much smaller percent of the total population in comparison to 8.2 percent in Los Angeles County. Additionally, Pico Rivera has the smallest percentage of people who identify as Black or African American (0.8 percent) and Asian (2.8 percent) compared to nearby jurisdictions.

Table 2‐3: Comparative Racial/Ethnic Composition (2018) Jurisdiction White
Alone
Black or
African
American
American
Indian and
Alaska
Native
Asian
Native
Hawaiian or
Other Pacific
Islander
Some
Other
Race
Two or
More
Races
Hispanic or
Latino
(of any race)
Whittier 53.8% 1.3% 0.7% 4.8% 0.1% 35.7% 3.5% 67.5%
Pico Rivera 53.8% 0.8% 0.7% 2.8% 0.1% 39.7% 2.1% 90.6%
Downey 59.3% 3.2% 0.5% 7.4% 0.4% 26.2% 3.0% 73.9%
Montebello 56.9% 1.3% 0.6% 13.4% 0.1% 25.5% 2.1% 77.9%
Los Angeles County 51.4% 8.2% 0.7% 14.6% 0.3% 21.0% 3.9% 48.5% Source: American Community Survey, 5‐Year Estimates, 2018.

Table 2‐4 outlines the racial and ethnic composition changes in Pico Rivera between 2010 and 2018. From 2010 to 2015 there was a significant increase of the population who identified as Black or African American (136.6 percent); however, the same population decreased by about 35 percent through 2018. Additionally, the populations who identified as American Indian and Alaskan Native, Asian, Some Other Race, and Two or more races increased between 2010 and 2015. Only the Native Hawaiian or other Pacific Islander population decreased by 76.4 percent from 2010 and 2015, the population then increased 76.9 percent between 2015 and 2018. The Hispanic or Latino population experienced the least amount of change between 2010 and 2018.

Table 2‐4: Racial/Ethnic Composition (2010 – 2018)
Race/Ethnicity 2010 2015 2018 Percent Change
2010 to 2015
Percent Change
2015 to 2018
White Alone 37,460 32,105 34,114 ‐14.3% 6.3%
Black or African American 350 828 535 136.6% ‐35.4%
American Indian and Alaska Native 537 576 460 7.3% ‐20.1% Asian 1,538 1,776 1,778 15.5% 0.1%
Native Hawaiian or Other Pacific
Islander 110 26 46 ‐76.4% 76.9%
Some Other Race 21,586 26,945 25,192 24.8% ‐6.5%
Two or More Races 1,407 1,583 1,307 12.5% ‐17.4%
Hispanic or Latino 57,310 57,855 57,451 1.0% ‐0.7%
Source: American Community Survey, 5‐Year Estimates, 2010, 2015, and 2018.

Section 2: Community Profile Page 2‐7
B. Economic Characteristics
Economic data provides valuable insight of the community’s ability to access the housing market as well as financial restraints consistent with housing needs and accommodations. Incomes associated with different types of employment and the number of workers in a household affect housing affordability and choice.

Therefore, to consider a healthy balance between jobs and housing, it is important to examine the employment characteristics of a community. Local employment growth is linked to local housing demand, and the reverse is true with employment contracts.

1. Employment and Wage Scale
Table 2‐5 below outlines forecasted employment growth for the City of Pico Rivera, nearby cities, and the County. These projections are calculated by the Southern California Association of Government (SCAG) 2016‐2040 Regional Growth Forecast by Jurisdiction Report.

According to SCAG, the City of Pico Rivera was forecasted to increase employment by about nine percent from 2012 to 2020. Table 2‐5 below shows that Pico Rivera was expected to experience the largest amount of employment growth from 2012 to 2040, followed by Whittier (8.2 percent) Montebello, then Downey (6.2 percent and 5.5 percent respectively). Pico Rivera is also set to grow employment by additional 8.7 percent from 2020 to 2040. This percent increase reflects a numeric change of 3,500 new jobs which surpasses that of Montebello at 3,300 and remains slightly smaller than Whittier and Downey (4,800 and 5,500 respectively). Employment changes within a city often contribute to the addition of new community members for which housing must be provided. Therefore, the City must ensure that diverse housing options and affordability are available to facilitate new sectors of the workforce who may choose to live in the City.

Table 2‐5: Employment Growth (2012‐2040)
Jurisdiction 2012 2020 2035 2040 % Change
2012‐2020
% Change
2020‐2040
Numeric
Change
2012‐2040
Whittier 26,900 29,100 30,700 31,700 8.2% 8.9% 4,800
Pico Rivera 18,900 20,600 21,700 22,400 9.0% 8.7% 3,500 Downey 47,500 50,100 51,900 53,000 5.5% 5.8% 5,500
Montebello 27,500 29,200 30,100 30,800 6.2% 5.5% 3,300
Los Angeles County 4,246,000 4,662,000 5,062,000 5,226,000 9.8% 12.1% 980,000 Source: SCAG 2016‐2040 Regional Growth Forecast by Jurisdiction Report.

Table 2‐6 identifies employment by industry sector for the City of Pico Rivera, using 2010 Census Data and 2018 ACS data. The industry sector with the greatest percent of City employment and largest percent increase between 2010 and 2018 was educational services, health care, and social assistance, with an increase of 1.6 percent during those two years and a total of 5,972 people employed in 2018. The second largest industry within the City was manufacturing, which comprised 12.7 percent of employment in 2010 and 13.9 percent of employment in 2018. Additionally, about 90 percent of employment was comprised of transportation, warehousing, and utility sectors in both 2010 and 2018. The agriculture, forestry, fishing and hunting, and mining industry employs the least amount of Pico Rivera residents (112 people) and experienced the least amount of change between the two survey years.

Section 2: Community Profile Page 2‐8
Table 2‐6: Employment by Sector in Pico Rivera (2010 ‐2018) Industry Sector
2010 2018 Percent
Change
2010‐2018
# of people
employed
% of City
Employment
# of people
employed
% of City
Employment
Agriculture, forestry, fishing and
hunting, and mining
114 0.4% 113 0.4% 0%
Construction 1,785 6.5% 1,725 5.9% ‐0.6%
Manufacturing 3,496 12.7% 4,032 13.9% 1.2%
Wholesale trade 1,444 5.3% 1,702 5.9% 0.6%
Retail trade 3,224 11.7% 3,485 12% 0.3%
Transportation and warehousing,
and utilities 2,554 9.3% 2,648 9.1% ‐0.2%
Information 557 2% 511 1.8% ‐0.3%
Finance and insurance, and real
estate and rental leasing 1,617 5.9% 1,246 4.3% ‐1.6%
Professional, scientific,
management, and administrative
services
1,963 7.1% 1,953 6.7% ‐0.4%
Education services, health care,
and social assistance 5,216 19% 5,972 20.6% 1.6%
Arts, entertainment, recreation,
accommodation, and food
services
2,468 9% 2,891 10% 1%
Other services (except public
administration) 1,820 6.6% 1,670 5.8% ‐0.9%
Public Administration 1,222 4.4% 1,090 3.8% ‐0.7%
TOTAL 27,480 100% 29,038 100% 5.7%
Source: American Community Survey, 5‐Year Estimates, 2010 and 2018.

In addition to reporting and analyzing employment sector trends, analyzing the unemployment rate is essential to understanding current housing affordability and needs, as well as projected needs. Economists identify a 3.5 to 4.5 percent unemployment as natural, in that it reflects the real voluntary economic forces within a City.2 Table 2‐7 displays ACS 2018 data for unemployment rates for Pico Rivera, surrounding cities and Los Angeles County. According to the table, in 2018 Pico Rivera had an unemployment rate of 5.5 percent. In comparison to its neighboring cities, Pico Rivera hasthe second lowest employment rate behind Whittier’s 4.7 percent. The City of Montebello has the highest unemployment rate at 7 percent. Overall, Pico Rivera’s unemployment rate is considered natural, and sits at 1.3 percent below Los Angeles County’s.

2 Natural Rate of Unemployment, Its Components, and Recent Trends, Kimberly Amadeo, ed. Eric Estevez, August 30, 2020 Section 2: Community Profile   Page 2‐9
Table 2‐7: Unemployment Rate (2018)
Jurisdiction Unemployment rate
Whittier 4.7%
Pico Rivera 5.5%
Downey 5.9%
Montebello 7%
Los Angeles County 6.8%
Source: American Community Survey, 5‐Year Estimates,
2018.
*Population 16 years and over
Based on data in Table 2‐7, approximately 2,769 individuals were unemployed in 2018 and would therefore be more likely to require affordable housing options.   Employment and occupation determine a household’s income, and subsequently the households purchasing power or housing options based on affordability. According the SCAG’s Draft Regional Housing Needs Assessment (RHNA) Methodology, housing needs by income are broken down into four income levels.  Different occupations and employment status are often reflected in a household’s income category.   The four income categories are benchmarked on the County of Los Angeles’ median household income and are as follows:
 Very Low‐Income (50 percent or less of the county’s median income)  Low‐Income (50‐80 percent of the county median income)  Moderate‐Income (80‐120 percent of the county median income)  Above Moderate‐Income (120 and above of the county median income) The median annual income for Los Angeles County households is determined to be $64,251. According to Table 2‐8, occupations that fall below 50 percent of this amount are sales; production; transportation and material moving; building, grounds cleaning, and maintenance; personal care and service; farming, fishing and forestry; food preparation and serving related. Table 2‐8 shows that half of all occupations in the County have a median salary that is considered low or very low. According to Table 2‐7, a majority of employed Pico Rivera persons worked in Education services, health care, and social assistance; these occupations are considered moderate incomes. Additionally, persons employed in manufacturing occupations, the second largest employment group in Pico Rivera, are categorized in the low‐ and moderate‐income groups. Persons employed in retail trade industries earn low and very low incomes, according to Table 2‐8.  Retail trade employees comprise the third largest employment group in Pico Rivera.

Section 2: Community Profile Page 2‐10
Table 2‐8: Median Salary by Occupation in Los Angeles County Occupation Salary
Management $114,390
Legal $104,938
Healthcare Practitioners and Technical $82,497
Architecture and Engineering $96,327
Computer and Mathematical $91,016
Life, Physical and Social Sciences $76,729
Business and Financial Operations $73,862
Education, Training and Library $58,704
Arts, Design, Entertainment, Sports and Media $66,605
Construction and Extraction $53,407
Protective Services $42,698
Community and Social Service $51,576
Installation, Maintenance and Repair $49,710
Sales $30,061
Office and Administration Support $38,518
Production $30,113
Transportation and Material Moving $30,369
Healthcare Support $32,833
Building, Grounds Cleaning, and Maintenance $30,108
Personal Care and Service $25,036
Farming, Fishing and Forestry $25,294
Food Preparation and Serving Related $24,851
Source: California Employment Development Division, Occupational Wage data, 2020.

C. Household Characteristics
A household includes all persons who occupy a housing unit, as defined by the Census. This may include single persons living alone, families related through marriage, blood or adoption, domestic partnerships and unrelated individualsliving together. Nursing facilities, residential care facilities, dormitories, and other group living, as well as, the persons living with them are not considered a household.

Income and affordability are best measured at the household level, as well as the special needs of certain groups, such as large families, single parent households, or low and extremely low‐income households. For example, if a city has a prominent aging population who are homeowners but live on fixed incomes, it may consider implementing a home beautification assistance program.

1. Household Type
Pico Rivera contains 16,681 total households. Table 2‐9 displays the household characteristics for the City of Pico Rivera,surrounding cities, and the County. Married‐couple family households account forthe largest percentage of total households in the City at 52.4 percent. A majority of households in Pico Rivera, as well Section 2: Community Profile Page 2‐11
as surrounding cities, were comprised of married‐couple households (with or without children).

Households of this type tend to seek occupancy in single‐family homes with multiple bedrooms. Nonfamily households include persons of non‐blood or legal familial connections living together such as partners cohabitating or roommates. Nonfamily households constitute 20.3 percent of Pico Rivera households; comparable to nearby cities with the exception of Whittier, which has 27.5 percent of all households as non‐family. Additionally, female headed households with no spouse accounted for 19.2 percent of households in Pico Rivera, comparable to nearby cities, however about four percent higher than the County. Figure 2‐3 shows that senior headed households (65 years of age and above) account for 8.8 percent of Pico Rivera households. Similarly, just 8.1 percent of households in the City are male headed with no spouse present.

Table 2‐9: Household Characteristics by City (2018)
Jurisdiction
Married‐
couple
Family
Households
% of Total
Households
Female
Household,
No Spouse
Present
% of Total
Households
Non‐Family
Household
% of Total
Households
Total
Households
Whittier 13,709 49.7% 4,380 15.9% 7,591 27.5% 27,605
Pico Rivera 8,746 52.4% 3,206 19.2% 3,383 20.3% 16,681 Downey 16,872 50.8% 6,832 20.6% 6,950 20.9% 33,187
Montebello 8,700 45.2% 3,779 19.6% 4,687 24.3% 19,254
Los Angeles
County 1,485,293 44.9% 496,573 15% 1,098,844 33.2% 3,306,109 Source: American Community Survey, 5‐Year Estimates, 2018.

Figure 2‐3: Pico Rivera Household Characteristics in Percent (2018) Source: American Community Survey, 5‐Year Estimates, 2018.

Married‐Couple
Households
Female Households,
No Spouse Present
Male Households,
No Spouse Present
Non‐Family
Households
Senior Households
Age 65 or Above
Pico Rivera 52.4% 19.2% 8.1% 20.3% 8.8%
0%
10%
20%
30%
40%
50%
60%
Section 2: Community Profile Page 2‐12
Table 2‐10 displays the changes in household types experienced in Pico Rivera between 2010 and 2018 using ACS 2018 data. Over the eight‐year period, the total number of households increased by 1.2 percent, about 200 total households. Married‐couple family households experienced the largest change with a decrease of 3.2 percent. During this time period, both female and male households with no spouses increased to 19.2 percent and 8.1 percent respectively.

Table 2‐10: Changes in Household Types (2010 – 2018)
Household Types 2010 Percent 2015 Percent 2018 Percent Married‐couple
Family Households 9,161 55.6% 8,652 52.1% 8,746 52.4%
Female Household,
No Spouse Present 2,883 17.5% 3,122 18.8% 3,206 19.2%
Male Household, No
Spouse Present 1,285 7.8% 1,528 9.2% 1,346 8.1%
Nonfamily Household 3,147 19.1% 3,305 19.9% 3,383 20.3% TOTAL HOUSEHOLDS 16,477 100% 16,606 100% 16,681 100% Source: American Community Survey, 5‐Year Estimates, 2010, 2015, 2018.

2. Household Size
Household size represents the most basic unit of demand for housing; it identifies the type and size of housing needed in a community. Household size is also an indicator of both population growth and household character. Average household size can be both a result and indicator of housing affordability and other household economic conditions and isimportant in understanding housing need by size and type of housing. For example, data reflecting household size in a community can help identify issues of overcrowding, which is a result of inadequate space for members of a household and considered a burden on a household. Therefore, city’s must analyze their average person per household size to appropriately respond to the type of housing needs in their community.

Table 2‐11 identifies household size for the City of Pico Rivera, nearby cities and the county using ACS 2018 data. According to the table, the City of Pico Rivera had an average household size of 3.8 persons, in 2018; the largest when compared to surrounding cities and the County as a whole. Downey had the second largest household size, 3.4 persons per household, followed by Montebello and Whittier (3.3 and 3.1 respectively). Los Angeles County reports an average household size of 3 persons per home.

Table 2‐11: Average Household Size
Jurisdiction Average Persons
per Household
Whittier 3.1
Pico Rivera 3.8
Downey 3.4
Montebello 3.3
Los Angeles County 3
Source: American Community Survey, 5‐Year
Estimates, 2018.

Section 2: Community Profile Page 2‐13

3. Household Income
Household income is directly connected to affordability. As household income increases, it is more likely that the household can afford market rate housing units, larger units and/or pursue ownership opportunities. However, as household income decreases, households tend to pay a disproportionate amount of their income for housing. This may contribute to overcrowding and substandard living conditions.

The Comprehensive Housing Affordability Strategy (CHAS) developed by the Census Bureau for the U.S.

Department of Housing and Urban Development (HUD) provides detailed information on housing needs by income level for different types of households in Pico Rivera. The most recent available CHAS data for Pico Rivera was published in August 2020 and was based on 2006‐2017 American Community Survey (ACS) data.

The CHAS reports that only 44.3 percent of households in Pico Rivera earn a moderate or above moderate income; this data is shown in Table 2‐12. The remaining population earns less than a low income and 17.2 percent, or 2,925 households, earn an extremely low income.

Table 2‐12: Households by Income Category in Pico Rivera Income Category (% of County AMFI) Households Percent Extremely Low (30% AMFI or less) 2,925 17.2%
Very Low (31 to 50% AMFI) 2,575 15.1%
Low (51 to 80% AMFI) 3,990 23.4%
Moderate or Above (over 80% AMFI) 7,535 44.3%
TOTAL 17,025 ‐‐
Source: Department of Housing and Urban Development (HUD) Comprehensive Housing Affordability Strategy (CHAS), 2013‐ 2017.

Note: AMFI = Area Median Family Income, this is the median family income calculated by HUD for each city, to determine Fair Market Rents (FMRs) and income limits for HUD programs. AMFI will not necessarily be the same as other calculations of median incomes (such as a simple Census number), due to a series of adjustments that are made.

While the majority of City residents are not categorized as moderate‐income earners, the City as a whole reports a median household income above the County’s (Figure 2‐4). This amounts to $1,415 above the County’s median income and is greater than that of Montebello ($53,677). Pico Rivera’s median household income is $7,851 and $6,282 less than Whittier and Downey respectively. Given the percentage of households under the low‐income category and the greater average household size, Pico Rivera residents may not have as much flexibility in affording housing asresidents of Whittier or Downey and must therefore be accounted for in the development of affordable housing.

Section 2: Community Profile Page 2‐14
Figure 2‐4: Median Household Income by City (2018)
Source: American Community Survey, 5‐Year Estimates, 2018.

Figure 2‐5 illustrates the breakdown of income by category in Pico Rivera. The pie graph shows that a slightly greater (1.7 percent) number of households earn an income above $100,000 than those who earn under $35,000. Householdswho earn between $50,000 and $74,999 represent the largest income category at 20.1 percent of total households in the City.

Figure 2‐5: Pico Rivera Income Breakdown by Category
Source: American Community Survey, 5‐Year Estimates, 2018. $73,517
$65,666
$71,948
$53,677
$64,251
$0
$10,000
$20,000
$30,000
$40,000
$50,000
$60,000
$70,000
$80,000
Whittier Pico Rivera Downey Montebello
Income Los Angeles County
Less than $25,000

17.6%
$25,000 to $34,999

7.4%
$35,000 to $49,999

12.6%
$50,000 to $74,999

20.1%
$75,000 to $99,999

15.6%
$100,000 to $149,999

16.8%
$150,000 or more

9.9%
Section 2: Community Profile Page 2‐15
D. Housing Problems
The Comprehensive Housing Affordability Strategy (CHAS) provides detailed information on housing needs, as mentioned earlier, and also on the livability of existing housing units. This is analyzed by comparing the number of households with housing problems based on tenure. Housing problems considered by CHAS included:
 Units with physical defects (lacking complete kitchen or bathroom);  Overcrowded conditions (housing units with more than one person per room);  Housing cost burdens, including utilities, exceeding 30 percent of gross income;  Severe housing cost burdens, including utilities, exceeding 50 percent of gross income.

Table 2‐13 display CHAS data for housing problems among owners and renters in Pico Rivera. According to the data, 40% percent of homeowners in Pico Rivera experienced a housing problem, while 65 percent of renters experienced a housing problem. Of all households in Pico Rivera, 49 percent (8,290 total households) experience at least one housing problem. The data shows that renters are disproportionately affected by housing problems of any kind within the City.

Severe housing problems include incomplete kitchen and/or plumbing facilities, more than 1.5 persons per room, and a cost burden greater than 50 percent. About 24 percent of homeowners live with at least one of these problems, while 43 percent of renters experienced at least one severe housing problem. Overall, 31 percent of all households in Pico Rivera experienced at least one severe housing problem, while 68 percent had no severe housing problems. Housing problems of any kind, and specifically severe housing problems, affect a household’s safety, access to important household amenities, and overall quality of life.

Table 2‐13: Housing Assistance Needs of Lower Income Households Housing Problem
Overview* Owner % of Owner HH Renter % of Renter HH Total % of total HH Household has at least 1
of 4 Housing Problems 4,590 40% 3,700 65% 8,290 49%
Household has none of 4
Housing Problems 6,665 59% 1,850 33% 8,515 50%
Cost Burden not available,
no other problems 120 1% 95 2% 215 1%
TOTAL 11,380 100% 5,650 100% 17,025 100%
Severe Housing Problem
Overview** Owner % of Owner HH Renter % of Renter HH Total % of total HH Household has at least 1
of 4 Severe Housing
Problems
2,770 24% 2,455 43% 5,225 31%
Household has none of 4
Severe Housing Problems 8,485 75% 3,100 55% 11,585 68%
Cost Burden not available,
no other problems 120 1% 95 2% 215 1%
TOTAL 11,380 100% 5,650 100% 17,025 100%
Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) 2013‐2017.

Note: “% of total HH”= Percent of total Households in the City of Pico Rivera Section 2: Community Profile Page 2‐16
Table 2‐13: Housing Assistance Needs of Lower Income Households * The four housing problems are: incomplete kitchen facilities, incomplete plumbing facilities, more than 1 person per room, and cost burden greater than 30%.
** The four severe housing problems are: incomplete kitchen facilities, incomplete plumbing facilities, more than 1.5 persons per room, and cost burden greater than 50%.

1. Overcrowding
A combination of low incomes and high housing costs forces households to live in overcrowded conditions. “Overcrowding” is generally defined as a housing unit occupied by more than one person per room in a house (including living room and dining rooms, but excluding hallways, kitchen, and bathrooms). An overcrowded household results from either a lack of affordable housing (which forces more than one household to live together) and/or a lack of available housing units of adequate size.

Overcrowded and severely overcrowded households can lead to neighborhood deterioration due to the intensive use of individual housing units leading to excessive wear and tear, and the potential cumulative overburdening of community infrastructure and service capacity. Overcrowding in neighborhoods can lead to an overall decline in social cohesion and environmental quality. Such decline can often spread geographically and impact the quality of life and the economic value of property and the vitality of commerce within a city. The combination of lower incomes and high housing costs result in many households living in overcrowded housing conditions.

As displayed in Table 2‐14, owner‐occupied units and renter‐occupied units both show about 7 percent rate of overcrowding, totaling 14.5 percent of all households. At 10.4 percent, more households experienced overcrowding of 1 to 1.5 persons per room in Pico Rivera. A little over half of these households are owner‐occupied (53.7 percent) and 46.3 percent are renter occupied. Households that are severely overcrowded with over 1.51 persons per room represent 4.1 percent of all households in the City. Renters are most likely to be subject to this than homeowners, but only 2.6 percent of renter households report severe overcrowding.

Table 2‐14: Overcrowding by Tenure in Pico Rivera
Tenure
Overcrowded Housing Units
(1.0 to 1.50 persons/room)
Severely Overcrowded Housing
Units
(>1.51 persons/room)
Total Overcrowded Occupied
Housing Units
Count
Percent of
Total Occupied
Housing Units
Count
Percent of
Total Occupied
Housing Units
Count
Percent of
Total Occupied
Housing Units
Owner
Occupied 934 5.6% 258 1.5% 1,192 7.1%
Renter
Occupied 806 4.8% 428 2.6% 1,234 7.4%
TOTAL 1,740 10.4% 686 4.1% 2,426 14.5%
Source: American Community Survey, 5‐Year Estimates, 2018.

Approximately 7.4 percent of the total renter‐occupied housing units within Pico Rivera are either overcrowded or severely overcrowded, as shown in Table 2‐15. Overcrowding is typically more common amongst renter‐occupier households but considering the above average household size (Table 2‐11) and high homeownership (Table 2‐13) for Pico Rivera, these percentages make sense. Pico Rivera reports 7.1 Section 2: Community Profile Page 2‐17
percent of their total housing units are owner‐occupied. Table 2‐16 showsthat Pico Rivera has the greatest percentage of overcrowding in the area at 14.5 percent.

Table 2‐15: Overcrowded Housing Units by Tenure
Jurisdiction
Owner Occupied Overcrowded Units
(>1.0 persons/room)
Renter Occupied Overcrowded Units
(>1.0 persons/room)
Count
Percent of Total
Overcrowded
Units
Count
Percent of Total
Overcrowded
Units
Whittier 429 19.2% 1804 80.8%
Pico Rivera 1192 49.1% 1234 50.9%
Downey 1105 28.3% 2795 71.7%
Montebello 414 17.4% 1970 82.6%
Los Angeles County 84471 22.3% 293815 77.7%
Source: American Community Survey, 5‐Year Estimates, 2018.

Table 2‐16: Overcrowded Housing Units by City
Jurisdiction Total Overcrowded
Units Percent
Whittier 2,233 8.1%
Pico Rivera 2,426 14.5%
Downey 3,900 11.8%
Montebello 2,384 12.4%
Los Angeles County 378,286 11.4%
Source: American Community Survey, 5‐Year Estimates, 2018.

2. Overpayment (Cost Burden) In Relationship to Income
Affordability is a primary concern for people when looking for housing. State and federal standardsindicate that a household paying more than 30 percent of its income for housing is overpaying. Overpayment for housing can cause an imbalance on the remainder of a household’s budget. Measuring overpayment for housing in a community identifies what sectors of a community are incurring cost burdens, as well as a city’s overall demand for housing. For example, a community where cost burden is a substantial housing problem among both homeowners and renter may signify high demand for housing. An adequate supply of housing in a community is often reflected in the affordability of housing to renters and homeowners.

As shown in Table 2‐17, renters in Pico Rivera are more likely to experience cost burden than homeowners.

Over half of renters in the City experience a housing cost burden greater than 30 percent (52.5 percent) and a quarter experience a cost burden exceeding 50 percent (24.4 percent). Table 2‐17 shows that for renters as income decreases, the number of households with a cost burden increases – about 0 percent of renters with an above moderate‐income experience any cost burden while 35 percent of extremely low‐ income, renter households have some cost burden. Almost half of homeowners in Pico Rivera experience a cost burden (47 percent) with 32.5 percent experiencing a cost burden over 30 percent and 14.5 percent experiencing a cost burden over 50 percent. About 10.6 percent of homeowners with a 30 percent or more cost burden are low‐income households and 15 percent are very and extremely low‐income households.

Section 2: Community Profile Page 2‐18
Table 2‐17: Summary of Housing Overpayment
Income by
Cost
Burden*
Owner Renter
Cost
Burden >
30%
% of
Owner HH
Cost
Burden >
50%
% of
Owner HH
Cost
Burden >
30%
% of
Renter HH
Cost
Burden >
50%
% of
Renter HH
Household
Income is
less‐than or
= 30%
885 7.8% 710 6.2% 1,120 19.8% 860 15.2%
Household
Income
>30% to
less‐than or
= 50% AMFI
820 7.2% 555 4.9% 975 17.3% 475 8.4%
Household
Income
>50% to
less‐than or
= 80% AMFI
1,210 10.6% 360 3.2% 695 12.3% 45 0.8%
Household
Income
>80% to
less‐than or
= 100%
AMFI
385 3.4% 20 0.2% 165 2.9% 0 0.0%
Household
Income
>100% AMFI
395 3.5% 0 0.0% 10 0.2% 0 0.0%
TOTAL 3,695 32.5% 1,645 14.5% 2,965 52.5% 1,380 24.4% Source: Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) 2013‐2017.
* Cost burden is the ratio of housing costs to household income. For renters, housing cost is gross rent (contract rent plus utilities). For owners, housing cost is "select monthly owner costs", which includes mortgage payment, utilities, association fees, insurance, and real estate taxes.

Note: AMFI = Area Median Family Income, this is the median family income calculated by HUD for each jurisdiction, to determine Fair Market Rents (FMRs) and income limits for HUD programs. AMFI will not necessarily be the same as other calculations of median incomes (such as a simple Census number), due to a series of adjustments that are made.

Section 2: Community Profile Page 2‐19
E. Special Needs Groups
State law recognizes that certain households may have more difficulty in finding adequate and affordable housing due to special circumstances. Special needs populations include seniors, persons with disabilities, female‐headed households, large households, and farm workers. In addition, many often have lower incomes because of their conditions.

Special circumstances may be related to one’s employment and income, family characteristics, disability and household characteristics, or other factors. Consequently, certain residents in Pico Rivera may experience higher incidences of housing overpayment (cost burden), overcrowding, or other housing problems. The special needs groups analyzed in the Housing Element include the elderly, persons with disabilities, homeless people, single parents, large households, and farmworkers (Table 2‐19). Many of these groups overlap, for example elderly people may also have a disability of some type. The majority of these special needs groups could be assisted by an increase in affordable housing.

Table 2‐18: Special Needs Groups
Special Needs Groups Total Number
Percent of
Total
Population
Percent of
Total
Households
Senior Headed Households
(65 years and over)
4,579
households ‐‐ 27.5%
Seniors (65 years and over) 9,137 people 14.4% ‐‐
Seniors Living Alone 1,465 people ‐‐ 8.8%
Persons with Disabilities 6,061 people 9.6%
Large Households (5 or more
persons per household)
4,157
households ‐‐ 24.9%
Single‐Parent Households 1,444
households ‐‐ 8.7%
Single‐Parent, Female Headed
Households with Children (under
18 years)
1,109
households ‐‐ 6.6%
People Living in Poverty 6,257 people 10% ‐‐
Farmworkers 111 people ‐‐ 0.2%
Students* 14,673 people 23% ‐‐
Homeless 170 people ‐‐ 0.3%
*3 years and over enrolled in school.

Source: American Community Survey, 5‐Year Estimates, 2018.

Orange County Point in Time County /homeless Count, 2020.

Section 2: Community Profile Page 2‐20

1. Seniors
The senior population, which is generally defined as those over 65 years of age, has several concerns:
limited and fixed incomes, high health care costs, higher incidence of mobility and self‐care limitations, transit dependency, and living alone. Specific housing needs of the senior population include affordable housing, supportive housing (such as intermediate care facilities), group homes, and other housing that includes a planned service component.

Pico Rivera has the second largest percentage of seniors compared to nearby jurisdictions, 14.4 percent which is just below Montebello (15 percent), as shown in Table 2‐19. The City of Whittier has a similar population of persons aged 65 and above, 14.1 percent followed by Downey with just 11.5 percent. Los Angeles County reports senior population of 12.9 percent, or 1.5 percent below that of Pico Rivera.

In addition to population representation, Table 2‐19 shows household tenure for householders over the age of 65 years. At 23.5 percent, Pico Rivera has the largest percentage of senior households owning the home they live in. In comparison, senior rentersrepresent the lowest percentage compared to neighboring communities.

Table 2‐19: Household Tenure and Population Count of Persons Age 65 and Over by City Jurisdiction Owner
Households
Renter
Households
Total Population
Count
Percent of Total
Population
Whittier 17.2% 6.8% 12,174 14.1%
Pico Rivera 23.5% 4.9% 9,137 14.4%
Downey 14.6% 5.6% 12,967 11.5%
Montebello 17.0% 9.7% 9,451 15%
Los Angeles
County 14.3% 7.9% 1,299,277 12.9%
Source: American Community Survey, 5‐Year Estimates, 2018 and 2019.

In addition to overpayment problems faced by seniors due to their relatively fixed incomes, many seniors are faced with various disabilities. In 2018, the American Community Survey reported 3,001 seniors with disabilities in Pico Rivera (Table 2‐20). Among these disabilities, the most common were ambulatory disabilities, independent living disabilities and hearing disabilities.

2. Persons with Physical and Developmental Disabilities Physical and developmental disabilities can hinder access to traditionally designed housing units as well as potentially limit the ability to earn adequate income. Physical, mental, and/or developmental disabilities may deprive a person from earning income, restrict one’s mobility, or make self‐care difficult. Thus, persons with disabilities often have special housing needs related to limited earning capacity, a lack of accessible and affordable housing, and higher health costs associated with a disability. Some residents suffer from disabilities that require living in a supportive or institutional setting.

Although no current comparisons of disability with income, household size, or race/ethnicity are available, it is reasonable to assume that a substantial portion of persons with disabilities would have annual incomes within Federal and State income limits, especially those households not in the labor force. Furthermore, many lower income persons with disabilities are likely to require housing assistance and services. Housing needs for disabled persons are further compounded by design issues and location factors, which can often Section 2: Community Profile Page 2‐21
be costly. For example, special needs of households with wheelchair‐bound or semi‐ambulatory individuals may require ramps, holding bars,special bathroom designs, wider doorways, lower cabinets, elevators, and other interior and exterior design features.

The 2017 ACS identifies six disability types: hearing disability, vision disability, cognitive disability, ambulatory disability, self‐care disability and independent living disability.  The Census and the ACS provide clarifying questions to determine persons with disabilities and differentiate disabilities within the population. The ACS defines a disability as a report of one of the six disabilities identified by the following questions:
 Hearing Disability: Is this person deaf or does he/she have serious difficulty hearing?  Visual Disability: Is this person blind or do they have serious difficulty seeing even when wearing glasses?
 Cognitive Difficulty: Because of a physical, mental, or emotional condition, does this person have serious difficulty concentrating, remembering, or making decisions?  Ambulatory Difficulty: Does this person have serious difficulty walking or climbing stairs?  Independent Living Difficulty: Because of a physical, mental, or emotional condition, does this person have difficulty doing errands alone such as visiting a doctor’s office or shopping? Table 2‐20: Disability Status (2018)
Disability Type
Under 18
with a
Disability
18 to 64
with a
Disability
65 years
and Over
with a
Disability
Total*
Percent of
Population
with
Disability
Percent of
Total
Population
Population with a
Hearing Difficulty 47 530 931 1,508 24.9% 2.4%
Population with a
Vision Difficulty 129 524 709 1,362 22.5% 2.2%
Population with a
Cognitive Difficulty 324 1,006 644 1,974 32.6% 3.1%
Population with an
Ambulatory Difficulty 83 1,188 2,152 3,423 56.5% 5.4%
Population with a Self‐
care Difficulty 168 660 658 1,486 24.5% 2.4%
Population with an
independent Living
Difficulty
‐‐ 1,177 1,363 2,540 41.9% 4.0%
TOTAL 424 2,636 3,001 6,061 100.0% 9.6%
Source: American Community Survey, 5‐Year Estimates, 2018. *This number may double count as some persons report having one or more disabilities State law requires that the Housing Element discuss the housing needs of persons with developmental disabilities.  As defined by federal law, “developmental disability” means a severe, chronic disability of an individual that:
 Is attributable to a mental or physical impairment or combination of mental and physical impairments;
 Is manifested before the individual attains age 22;
Section 2: Community Profile   Page 2‐22
 Is likely to continue indefinitely;
 Results in substantial functional limitations in three or more of the following areas of major life activity: a) self‐care; b) receptive and expressive language; c) learning; d) mobility; e) self‐direction; f) capacity for independent living; or g) economic self‐ sufficiency; and  Reflects the individual’s need for a combination and sequence of special, interdisciplinary, or generic services, individualized supports, or other forms of assistance that are of lifelong or extended duration and are individually planned and coordinated.

According to the Eastern Los Angeles Regional Center (ELARC) Total Annual Expenditures and Authorized Services Report for the 2019‐2020 fiscal year, a total of 14,004 individuals received services. The ELARC is a private, non‐profit organization under contract to the California Department of Developmental Services (DDS) which coordinates and provides community‐based services to people with developmental disabilities regardless of citizenship and legal status. Of the 14,004 individuals who received services between 2019 and 2020, the greatest number of them were diagnosed with Autism (40.3 percent). The remaining individuals received care for an intellectual disability (33.8 percent), Cerebral Palsy (1.4 percent), Epilepsy (0.9 percent), a Category 5 disability (2.2 percent), and 21.5 percent received services for an “other” disability. A total of 70 percent of those helped reported their ethnicity as Hispanic or Latino. Just under 10 percent reported their race as White, 13 percent reported Asian, 1.4 percent reported Black or African American, and 6.1 percent reported “other”. Almost half of those who received services were between the ages of 3 to 21, about 34 percent were 22 years of age or older, and 17.7 percent were 2 years old or younger. The large majority of those helped reported living at the home of their parent(s) or guardian(s) (88.7 percent).

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

There are several housing types appropriate for people living with a development disability: rentsubsidized homes, licensed and unlicensed single‐family homes, inclusionary housing, Section 8 vouchers, special programs for home purchase, HUD housing, and SB 962 (veterans) homes. The design of housing‐ accessibility modifications, the proximity to services and transit, and the availability of group living opportunities represent some of the types of considerations that are important in serving the needs of this group. Incorporating ‘barrier‐free’ design in all, new multi‐family housing (as required by California and Federal Fair Housing laws) is especially important to provide the widest range of choices for residents with disabilities. Special consideration should also be given to the affordability of housing, as people with disabilities may be living on a fixed income.

3. Large Households
Large households are defined as those consisting of five or more members. These households comprise a special need group because cities may have a limited supply of adequately sized and affordable housing units. To save for other necessities such as food, clothing and medical care, it is common for lower income Section 2: Community Profile Page 2‐23
large households to reside in smaller units with inadequate number of bedrooms, which frequently results in overcrowding and can contribute to fast rates of deterioration.

Securing housing large enough to accommodate all members of a household is more challenging for renters, because multi‐family rental units are typically physically smaller than single‐family ownership units.

While apartment complexes offering two and three bedrooms are common, apartments with four or more bedrooms are rare. It is more likely that large households will experience overcrowding in comparison to smaller households. Additionally, throughout the region, single‐family homes with higher bedroom counts, whether rental or ownership units, are rarely affordable to lower income households.

Large households in Pico Rivera represent a quarter of all households (24.9 percent), as broken down in Table 2‐21. Throughout the City, 5‐person households are the most common large household types (12.5 percent). About 26 percent and 22.6 percent of owner and renter households (respectively) have large households with 5 or more persons per household.

Table 2‐21: Large Households by Tenure in Pico Rivera (2018) Household Size
Owner Renter Total
Count
Percent
of Owner
HH
Count
Percent
of Renter
HH
Count
Percent
of Total
HH
5‐Person
Household 1,443 12.9% 640 11.7% 2,083 12.5%
6‐person
household 715 6.4% 322 5.9% 1,037 6.2%
7‐or‐more person
Households 763 6.8% 274 5% 1,037 6.2%

TOTAL LARGE
HOUSEHOLDS 2,921 26% 1,236 22.6% 4,157 24.9%
Source: American Community Survey, 5‐Year Estimates, 2018.

4. Single‐Parent Households
Single‐parent households often require special consideration and assistance due to their greater need for affordable and accessible day care, health care, and other supportive services. Many female‐headed households with children are susceptible to having lower incomes than similar two‐parent households.

Single, female mothers often face social marginalization pressures that often limit their occupational choices and income earning potential, housing options and access to supportive services.

Table 2‐22 displays the data for single parent households in Pico Rivera as compared to Los Angeles County using ACS 2018 data. Single‐parent households make up 10.9 percent of all households in Pico Rivera, this is 3.1 percent below the single‐parent amount of Los Angeles (14 percent). In Pico Rivera 76.8 percent of single‐parent households are female households and 23.2 percent are male households. Of the City’s single‐parent total, 32.8 percent are living in poverty; this is 6.5 percent below the County’s percentage.

Pico Rivera has 5 percent less single‐parent male households and 5 percent more single‐parent female households than Los Angeles County.

Section 2: Community Profile Page 2‐24
Table 2‐22: Single Parent Households
Jurisdiction
Single Parent‐Male,
No Spouse Present
Single Parent‐
Female, No Spouse
Present
Single Parent
Households Living
in Poverty
Single
Parent
Households
Percent of
Total
Households
Count
% of
Single
Parent
HH
Count
% of
Single
Parent
HH
Count
% of
Single
Parent
HH
Count Percent
Pico Rivera 335 23.2% 1,109 76.8% 474 32.8% 1,444 10.9% Los Angeles
County 87,646 28.3% 221,777 71.7% 121,525 39.3% 309,423 14% Source: American Community Survey, 5‐Year Estimates, 2018.

5. Farmworkers
Farmworkers are traditionally defined as persons whose primary incomes are earned through permanent or seasonal agricultural labor. Permanent farm laborers work in the fields, processing plants, or support activities on a generally year‐round basis. When workload increases during harvest periods, the labor force is supplemented by seasonal workers, often supplied by a labor contractor. For some crops, farms may hire migrant workers, defined as those whose travel prevents them from returning to their primary residence every evening. Farm workers have special housing needs because they earn lower incomesthan many other workers and move throughout the year from one harvest location to the next.

The United States Department of Agriculture, National Agriculture Statistics provides data on hired farm labor across the United States. The data is compiled at both a State and County level. Within Los Angeles County, a total of 413 farms employed 3,266 workers in 2017. Permanent workers are those who have worked 150 days or more in a year, while seasonal workers are those who have worked less than 150 days.

In 2017, L.A. County reported 1,749 permanent workers and 1,517 seasonal workers. There were 395 migrant workers and 822 unpaid workers reported in 2017.

The 2018 ACS 5‐Year Estimates reports that the median earnings for those employed in the agriculture, forestry, fishing, hunting, and mining industry in Pico Rivera is $25,781. This falls below 50 percent of the median income for Los Angeles County and is considered a very‐low income (40 percent).

6. Extremely Low‐income Households and Poverty Status The 2013‐2017 Comprehensive Housing Affordability Strategy (CHAS) indicates that there are approximately 3,990 low‐income households and 2,575 very low‐income households in Pico Rivera. Very low‐income households are those households that earn 50 percent or less of the area median family income (AMFI) for Los Angeles County. Extremely low‐income households are those which earn less than 30 percent of the AMFI. There are approximately 2,920 extremely low‐income households in Pico Rivera, including renters and homeowners. Table 2‐23 includes data characterizing affordability and cost burden for various income groups.

As the table shows, extremely low‐income renters are disproportionally affected by housing problems than homeowners. About 20.4 percent of renters who experience a cost burden earn an annual income of 30 percent or below the Area Median Family Income (AMFI). In contrast, 7.7 percent of homeowners with 30 percent of the AMFI have cost burdens.

Section 2: Community Profile Page 2‐25
Table 2‐23: Housing Problems for All Households by Income Category Income Category
Owner
Household has at
least 1 of 4
Housing
Problems
% of
Owner
HH
Household has none
of 4 Housing
Problems
% of
Owner
HH
Cost Burden not
available, no other
Housing Problem
% of
Owner
HH
Household Income is less‐
than or = 30% 880 7.7% 485 4.3% 120 1.1%
Household Income >30%
to less‐than or = 50% AMFI 880 7.7% 520 4.6% 0 0%
Household Income >50%
to less‐than or = 80% AMFI 1,445 12.7% 1,300 11.4% 0 0% Household Income >80%
to less‐than or = 100%
AMFI
625 5.5% 880 7.7% 0 0%
Household Income >100%
AMFI 755 6.6% 3,480 30.6% 0 0%
TOTAL 4,590 40.3% 6,665 58.6% 120 1.1%
Income Category
Renter
Household has at
least 1 of 4
Housing
Problems
% of
Renter
HH
Household has none
of 4 Housing
Problems
% of
Renter
HH
Cost Burden not
available, no other
Housing Problem
% of
Renter
HH
Household Income is less‐
than or = 30% 1,155 20.4% 185 3.3% 95 1.7%
Household Income >30%
to less‐than or = 50% AMFI 1,105 19.6% 70 1.2% 0 0%
Household Income >50%
to less‐than or = 80% AMFI 900 15.9% 345 6.1% 0 0%
Household Income >80%
to less‐than or = 100%
AMFI
350 6.2% 465 8.2% 0 0%
Household Income >100%
AMFI 195 3.5% 790 14% 0 0%
TOTAL 3,700 65.5% 1,850 32.7% 95 1.7%
TOTAL HOUSEHOLDS
(Owner and Renter) 8,290 48.7% 8,515 50% 215 1.3% Source: Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) 2013‐ 2017.
* The four housing problems are: incomplete kitchen facilities, incomplete plumbing facilities, more than 1 person per room, and cost burden greater than 30%.
** The four severe housing problems are: incomplete kitchen facilities, incomplete plumbing facilities, more than 1.5 persons per room, and cost burden greater than 50%.

Section 2: Community Profile Page 2‐26
Figure 2‐6 shows that the population which identifies as Black/African American in Pico Rivera experienced the highest levels of poverty in 2018 (11.9 percent). The Black population reports the greatest percentage of poverty despite representing one of the lowest percentages of the Pico Rivera population (0.8 percent as shown in Figure 2‐2). Additionally, the population that identified as White was the second largest subgroup to experience poverty in 2018 at 11.7 percent of the overall White population. 9.4 percent of persons who identified as Hispanic or Latino of any race reported to be living in poverty in 2018, as well as

8.1 percent of person who reported Some Other Race and 6.8 percent of persons who reported Two or More Races. Both the American Indian/Alaska Native and Native Hawaiian/other Pacific Islander populations report no poverty; these population groups are the smallest in the City with only 0.7 percent and 0.1 percent representation (respectively). Overall, Poverty levels were more highly reported in populations of color, such as the Black and Hispanic or Latino populations.

Figure 2‐6: Percent below Poverty Level by Race and Ethnicity (2018) Source: American Community Survey, 5‐Year Estimates, 2018.

7. Homeless
Throughout the country and Los Angelesregion, homelessness has become an increasingly important issue.

Factors contributing to the rise in homelessness include, increased unemployment and underemployment, a lack of housing affordable to lower and moderate‐income persons (especially extremely low‐income households), reductions in public subsidies to the poor, and the de‐institutionalization of the mentally ill.

State law mandates that cities address the special needs of homeless persons within their jurisdictional boundaries. “Homelessness” as defined by the U.S. Department of Housing and Urban Development (HUD) has recently been updated, the following list the updated descriptions for homeless and the changes in the definition from HUD:
 People who are living in a place not meant for human habitation, in emergency shelter, in transitional housing, or are exiting an institution where they temporarily resided. The only significant change from existing practice is that people will be considered homeless if they are

11.7% 11.9%

0.0%

7.7%

0.0%

8.1%

6.8%

9.4%

0.0%

2.0%

4.0%

6.0%

8.0%

10.0%

12.0%

14.0%
White Black or
African
American
American
Indian and
Alaska Native
Asian Native
Hawaiian and
Other Pacific
Islander
Some Other
Race
Two or More
Races
Hispanic or
Latino Origin
Section 2: Community Profile Page 2‐27
exiting an institution where they resided for up to 90 days (it was previously 30 days) and were in a shelter or a place not meant for human habitation immediately prior to entering that institution.  People who are losing their primary nighttime residence, which may include a motel or hotel or a doubled‐up situation, within 14 days and lack resources or support networks to remain in housing.

HUD had previously allowed people who were being displaced within 7 days to be considered homeless. The proposed regulation also describes specific documentation requirements for this category.
 Families with children or unaccompanied youth who are unstably housed and likely to continue in that state. This is a new category of homelessness, and it applies to families with children or unaccompanied youth who have not had a lease or ownership interest in a housing unit in the last 60 or more days, have had two or more moves in the last 60 days, and who are likely to continue to be unstably housed because of disability or multiple barriers to employment.  People who are fleeing or attempting to flee domestic violence, have no other residence, and lack the resources or support networks to obtain other permanent housing. This category is similar to the current practice regarding people who are fleeing domestic violence.

This definition does not include persons living in substandard housing (unless it has been officially condemned); persons living in overcrowded housing (for example, doubled up with others), persons being discharged from mental health facilities (unless the person was homeless when entering and is considered to be homeless at discharge), or persons who may be at risk of homelessness (for example, living temporarily with family or friends.)
The Point in Time Count is conducted by Los Angeles County in accordance with the U.S. Department of Housing and Urban Development (HUD) guidelines to provide information on where homeless individuals are in the County. Thousands of volunteers across the County counted 66,436 individuals experiencing homelessness in January 2020; of those, 48,041 were unsheltered and 18,395 were sheltered. The individual counts per cities are shown in Table 2‐24. Pico Rivera and its surrounding cities have very low and similar counts of persons experiencing homelessness as part of the County’s total. A total of 170 persons experience homelessness in Pico Rivera in 2020. All of homeless individuals in Pico Rivera are unsheltered. Similarly a majority of persons experiencing homelessness in surrounding cities were unsheltered.

Table 2‐24: Homeless Count by Jurisdiction
Jurisdiction Unsheltered Sheltered Total % of County Whittier 183 47 230 0.3%
Pico Rivera 170 0 170 0.3%
Downey 231 27 258 0.4%
Montebello 170 0 170 0.3%
Los Angeles County 48,041 18,395 66,436 100%
Source: Orange County Point in Time Count, Everyone Counts Report 2020.

Section 2: Community Profile Page 2‐28

8. Students
The need for student housing is another factor affecting housing demand. The 2018 ACS reports 14,673 total students enrolled in school over the 3 years of age. Of this amount, 4,154 are college or graduate school students. Student housing often only produces a temporary housing need based on the duration of the educational institution enrolled in. The impact upon housing demand is critical in areas that surround universities and colleges. While Pico Rivera may not have a university or college located in the City,students from nearby schools could reside in the City. While college and university students often reside with their parents, some students reside in Pico Rivera in their own independent housing. Students living independently have varied needs and may live on fixed incomes; they often seek shared housing situations to decrease expenses and can be assisted through roommate referral services offered on and off campus.

A report by the California Community College Chancellor’s Office identified a recentstudy of 70 community colleges found that 56 percent of students were food insecure, and nearly half were either experiencing housing insecurity (35 percent) or homelessness (14 percent).3 Student’s often require affordable rental housing; the City of Pico Rivera recognizes that affordability and availability of housing may provide a burden on students in the City.

F. Housing Stock Characteristics
The characteristics of the housing stock, including growth, type, availability and tenure, age and condition, housing costs, and affordability are important in determining the housing needs for the community. This section details the housing stock characteristics of Pico Rivera to identify how well the current housing stock meets the needs of its current and future residents.

1. Housing Growth
According to the American Community Survey, Pico Rivera’s housing stock was estimated to grow by 244 units between 2010 and 2015, as shown in Table 2‐25. From 2015 to 2018 Pico Rivera’s housing stock was estimated to moderately increase by less than one percent. Montebello was estimated to experience the largest growth in housing stock in the region from 2010 to 2015 (7.1 percent) which was estimated to decrease about 4 percent through 2018. Overall, the County of Los Angeles was estimated to increase moderately from 2010 to 2018. Housing stock considerations made in the section are estimates determined by the ACS data, which is benchmarked on the most recent census data and therefore, not exact. And further discussion of housing resources and development is outlined in Section 3. Housing Constraints and Resources.
3 California Community Colleges, Chancellor’s Office, Basic Needs Survey report, 2018.

Section 2: Community Profile Page 2‐29
Table 2‐25: Housing Unit Growth Trends (2010 – 2018)
Jurisdiction 2010 2015 2018 Percent Change
2010 to 2015
Percent Change
2015 to 2018
Whittier 28,670 28,905 28,628 0.8% ‐1%
Pico Rivera 17,000 17,221 17,244 1.3% 0.1%
Downey 34,836 34,133 34,473 ‐2% 1%
Montebello 19,980 21,408 20,444 7.1% ‐4.5%
Los Angeles
County 3,425,736 3,476,718 3,524,321 1.5% 1.4%
Source: American Community Survey, 5‐Year Estimates, 2010, 2015, and 2018.

2. Housing Type
Table 2‐26 shows a breakdown of housing units by type in Pico Rivera in comparison to the County. The City has very distinctive differences with Los Angeles County amongst single‐family detached homes and multi‐family units. Over 75 percent of Pico Rivera housing units are single‐family detached units,specifically 13,130 units, while the County reports 48.9 percent. Approximately 16.7 percent of housing in Pico Rivera are multi‐family units, while in L.A. County multi‐family units represent 42.9 percent of the housing stock.

Single‐family attached units and mobile homes also represent smaller percentages in Pico Rivera than in the County.

Table 2‐26: Total Housing Units by Type
Jurisdiction
Single‐ Family
Detached
Single‐Family
Attached Multi‐Family Mobile Homes
Count Percent Count Percent Count Percent Count Percent Pico Rivera 13,130 76.1% 824 4.8% 2,904 16.7% 386 2.2% Los Angeles
County 1,724,098 48.9% 227,623 6.5% 1,513,962 42.9% 56,280 1.6% Source: American Community Survey, 5‐Year Estimates, 2018.

3. Housing Availability and Tenure
Housing tenure and vacancy rates generally influence the supply and cost of housing. Housing tenure defines if a unit is owner‐occupied or renter occupied. Tenure is an important market characteristic as it relates to the availability of housing product types and length of tenure. The tenure characteristics in a community can indicate several aspects of the housing market, such as affordability, household stability, and availability of unit types, among others. In many communities, tenure distribution generally correlates with household income, composition and age of the householder.

In 2018, homeowners predominantly occupied single‐family detached units (93.4 percent) as provided in Table 2‐27. Renters are almost evenly distributed between single‐family detached housing units and multi‐ family housing units (42.5 percent and 47 percent respectively).

Section 2: Community Profile Page 2‐30
Table 2‐27: Occupied Housing Units by Type and Tenure (2018) Tenure Single‐Family
Detached
Single‐Family
Attached Multi‐Family Mobile Homes
Owner Occupied 93.4% 3.2% 1.4% 2%
Renter Occupied 42.5% 7.6% 47% 2.9%
Source: American Community Survey, 5‐Year Estimates, 2018.

Table 2‐28 identifies housing trends and potential housing needs by comparing average household sizes and tenure amongst Pico Rivera and surrounding cities. The table shows that Pico Rivera has the largest average household sizes compared to the surrounding cities for both owner‐occupied and renter‐occupied households. Owner‐occupied households represent 67.3 percent of all households in Pico Rivera; the neighboring cities report percentages between 43 percent and 59 percent. Los Angeles County has 21.5 percent less owner households than Pico Rivera. Furthermore, renter‐occupied households in Pico Rivera are the smallest in the area. Montebello has the highest percentage with 56.7 of renter households.

Table 2‐28: Average Household Size by Tenure
Jurisdiction
Owner Occupied
Households (% of
Total Households)
Average Owner
Household Size
Renter Occupied
Households (% of
Total Households)
Average Renter
Household Size
Whittier 56.9% 3.2 43.1% 2.9
Pico Rivera 67.3% 4 32.7% 3.4
Downey 50.6% 3.6 49.4% 3.2
Montebello 43.3% 3.2 56.7% 3.3
Los Angeles County 45.8% 3.2 54.2% 2.8
Source: American Community Survey, 5‐Year Estimates, 2018.

Vacancy rates are an important housing indicator because they identify the degree of housing choice available in a community. High vacancy rates indicate low demand and/or high supply conditions in the housing market. Too high of a vacancy rate can be difficult for owners trying to sell or rent. Low vacancy rates usually indicate high demand and/or low supply conditions in the housing market. Too low of a vacancy rate can force prices up making it more difficult for lower and moderate‐income households to find housing. Vacancy rates of between two to three percent are usually considered healthy for single‐ family or ownership housing, and rates of five to six percent are usually considered healthy for multi‐family or rental housing. However, vacancy rates are not the sole indicator of market conditions. They must be viewed in the context of all the characteristics of the local and regional market.

Section 2: Community Profile Page 2‐31
Figure 2‐7: Vacancy Rates by City (2018)
Source: American Community Survey, 5‐Year Estimates, 2018.

Figure 2‐7 illustrates the differences in vacancies in the area and shows that Pico Rivera has the lowest vacancy rate of the nearby cities at 3.8 percent. Los Angeles County reports the largest vacancy rate with

6.2 percent; Montebello also has a highest vacancy rate for the area with 5.8 percent. Of the vacancies in Pico Rivera, Table 2‐29 showsthat most remain vacant for season, recreational or occasional use (143 units or 25 percent of vacancies). Seasonal or recreational use may be secondary vacation homes or home listed as vacation rentals; seasonal use means that a unit does not have a permanent tenant. An estimated 183 units remain vacant as the units are on the market to be sold or rented. In total, 563 housing units are reported vacant in 2018.

Table 2‐29: Vacant Housing Units by Type in Pico Rivera Type of Housing Estimate
For rent 117
Rented, not occupied 0
For sale only 66
Sold, not occupied 54
For seasonal, recreational or occasional use 143
Other vacant 183
TOTAL 563
Source: American Community Survey, 5‐Year Estimates, 2018.

3.6%

3.3%

3.7%

5.8%

6.2%
0%
1%
2%
3%
4%
5%
6%
7%
Whittier Pico Rivera Downey Montebello Los Angeles County Section 2: Community Profile Page 2‐32

4. Housing Age and Condition
Housing age can be an important indicator of housing condition within a community. For example, housing that is over 30 years old is typically in need of some major rehabilitation, such as a new roof, foundation, plumbing, etc. Many federal and state programs also use the age of housing as one factor in determining housing rehabilitation needs.

In Pico Rivera, half of the housing stock was built in nine years between 1950 and 1959 (Figure 2‐8). The City was incorporated in 1958, which may be a contributing factor to this development boom. Since 1959 development has dramatically slowed and only 2.5 percent, or 431 units, of the housing stock was added after 2000.

Figure 2‐8: Housing Stock Age
Source: American Community Survey, 5‐Year Estimates, 2018.

5. Housing Costs and Affordability
Housing costs reflect the supply and demand of housing in a community. This section summarizes the cost and affordability of the housing stock to the City of Pico Rivera residents. The median cost of housing in Pico Rivera is $415,100, as provided in Table 2‐30. This is the lowest housing value of the nearby cities and $119,300 below the County median. Of the neighboring cities, Whittier has the largest median home value at $528,400, followed by Downey with $525,500.

Table 2‐30: Median Home Value by City
Jurisdiction Median Home Value
Whittier $528,400
Pico Rivera $415,100
Downey $525,500
Montebello $466,700
Los Angeles County $534,400
Source: American Community Survey, 5‐Year Estimates, 2018.

Built
1939 or
earlier
Built
1940 to
1949
Built
1950 to
1959
Built
1960 to
1969
Built
1970 to
1979
Built
1980 to
1989
Built
1990 to
1999
Built
2000 to
2009
Built
2010 to
2013
Built
2014 or
later
Pico Rivera 5.4% 12.9% 50.6% 10.1% 6.1% 8.2% 4.1% 2.4% 0.0% 0.1% 0%
10%
20%
30%
40%
50%
60%
Section 2: Community Profile Page 2‐33
Table 2‐31 outlines the average monthly price of rent in Pico Rivera and how it has changed between 2017 and 2020 depending on the number of bedrooms per unit. This data is provided by the Zillow Rent Index Report for Pico Rivera – the report does not include data on 1‐bedroom units. However, data for 2‐bedroom and 3‐bedroom units shows a consistent increase in price between 2017 and 2020. The 2‐bedroom units experienced a rent increase of 10.1 percent and the price of 3‐bedroom units rose by 8.2 percent.

Table 2‐31: Average Monthly Rental Rates (2017 – 2020)
Unit Type January 2017 January 2018 January 2019 January 2020 % Change 2017‐2020
1 Bedroom ‐‐ ‐‐ ‐‐ ‐‐ ‐‐
2 bedrooms $2,019 $2,058 $2,150 $2,223 10.1%
3 Bedrooms $2,342 $2,374 $2,419 $2,534 8.2%
Source: Zillow Rent Index Report 2020
Housing affordability can be determined by comparing the cost of renting or owning a home with the maximum affordable housing costs for households at different income levels. Together, the information can determine who can afford what size and type of housing and indicate the type of households most likely to experience overcrowding and/or overpayment.

The Federal Department of Housing and Urban Development (HUD) conducts annual household income surveys nationwide to determine a household’s eligibility for federal housing assistance. Based on this survey, the California Department of Housing and Community Development (HCD) developed income limits, based on the Area Median Family Income (AMFI), which can be used to determine the maximum price that could be affordable to households in the upper range of their respective income category.

Households in the lower end of each category can afford less by comparison than those at the upper end.

The maximum affordable home and rental prices for residents in Los Angeles County are shown in Table 2‐ 32 and Table 2‐33.

The data shows the maximum amount that a household can pay for housing each month without incurring a cost burden (overpayment). This amount can be compared to current housing asking prices (Table 2‐30) and market rental rates (Table 2‐31) to determine what types of housing opportunities a household can afford.

Extremely Low‐Income Households
Extremely low‐income households earn less than 30 percent of the County AMFI – up to $23,700 for a one‐ person household and up to $36,550 for a five‐person household in 2020. Extremely low‐income households cannot afford market‐rate rental or ownership housing in Pico Rivera without assuming a substantial cost burden.

Very Low‐Income Households
Very low‐income households earn between 31 percent and 50 percent of the County AMFI – up to $39,450 for a one‐person household and up to $60,850 for a five‐person household in 2020. A very low‐income household can generally afford homes priced between $149,600 and $218,300, adjusting for household size. A very low‐income household at the maximum income limit can afford to pay approximately $986 to Section 2: Community Profile Page 2‐34
$1,521 in monthly rent, depending on household size. Given the higher cost of housing in Pico Rivera, persons or households of very low‐income could not afford to rent or purchase a home in the City.

Low‐Income Households
Low‐income households earn between 51 percent and 80 percent of the County’s AMFI ‐ up to $63,100 for a one‐person household and up to $97,350 for a five‐person household in 2020. The affordable home price for a low‐income household at the maximum income limit ranges from $260,000 to $388,500. Based on the asking prices of homes forsale in 2020 (Table 2‐30), ownership housing would not be affordable to low‐ income households. A one‐person low‐income household could afford to pay up to $1,578 in rent per month and a five‐person low‐income household could afford to pay as much as $2,434. Low‐income households in Pico Rivera would not be able to find adequately sized affordable apartment units (Table 2‐ 31).

Moderate Income Households
Persons and households of moderate income earn between 81 percent and 120 percent of the County’s AMFI – up to $100,150, depending on household size in 2020. The maximum affordable home price for a moderate‐income household is $268,300 for a one‐person household and $401,500 for a five‐person family. Moderate income households in Pico Rivera would not be able to purchase a home in the City. The maximum affordable rent payment for moderate income households is between $1,623 and $2,504 per month. Moderate income households would not be able to afford rent in the City.

Section 2: Community Profile Page 2‐35
Table 2‐32: Affordable Housing Costs in Los Angeles County (2020) Annual Income Mortgage Utilities1 Tax and
Insurance
Total Affordable
Monthly Housing Cost
Affordable
Purchase Price
Extremely Low‐income (30% of AMFI)
1‐Person $23,700 $349 $155 $89 $593 $76,500
2‐Person $27,050 $402 $173 $101 $676 $88,000
3‐Person $30,450 $437 $210 $114 $761 $95,800
4‐Person $33,800 $461 $257 $127 $845 $101,000
5‐Person $36,550 $480 $297 $137 $914 $105,200
Very Low‐Income (50% of AMFI)
1‐Person $39,450 $683 $155 $148 $986 $149,600
2‐Person $45,050 $784 $173 $169 $1,126 $171,800
3‐Person $50,700 $867 $210 $190 $1,268 $190,000
4‐Person $56,300 $939 $257 $211 $1,408 $205,800
5‐Person $60,850 $996 $297 $228 $1,521 $218,300
Low‐income (80% AMFI)
1‐Person $63,100 $1,186 $155 $237 $1,578 $260,000
2‐Person $72,100 $1,359 $173 $270 $1,803 $297,800
3‐Person $81,100 $1,513 $210 $304 $2,028 $331,700
4‐Person $90,100 $1,658 $257 $338 $2,253 $363,500
5‐Person $97,350 $1,772 $297 $365 $2,434 $388,500
Moderate Income (120% AMFI)
1‐Person $64,900 $1,224 $155 $243 $1,623 $268,300
2‐Person $74,200 $1,404 $173 $278 $1,855 $307,800
3‐Person $83,500 $1,564 $210 $313 $2,088 $342,900
4‐Person $92,750 $1,714 $257 $348 $2,319 $375,800
5‐Person $100,150 $1,831 $297 $376 $2,504 $401,500
Source: 2020 LACDA Utility Allowance Schedule and California Department of Housing and Community Development, 2020 Income Limits and Kimley Horn and Associates Assumptions: 2020 HCD income limits; 30% gross household income as affordable housing cost; 15% of monthly affordable cost for taxes and insurance; 10% down payment; and 4.5% interest rate for a 30‐year fixed‐rate mortgage loan. Utilities based on Los Angeles County Development Authority Utility Allowance.

1. Utilities includes electric cooking, heating, water heating; basic electric; water; trash; air conditioning; refrigerator.

Section 2: Community Profile Page 2‐36
Table 2‐33: Affordable Monthly Housing Cost for Renters in Los Angeles County (2020) Annual Income Rent Utilities1 Total Affordable
Monthly Housing Cost
Extremely Low‐income (30% of AMFI)
1‐Person $23,700 $438 $155 $593
2‐Person $27,050 $503 $173 $676
3‐Person $30,450 $551 $210 $761
4‐Person $33,800 $588 $257 $845
5‐Person $36,550 $617 $297 $914
Very Low‐income (50% of AMFI)
1‐Person $39,450 $831 $155 $986
2‐Person $45,050 $953 $173 $1,126
3‐Person $50,700 $1,058 $210 $1,268
4‐Person $56,300 $1,151 $257 $1,408
5‐Person $60,850 $1,224 $297 $1,521
Low‐income (80% AMFI)
1‐Person $63,100 $1,423 $155 $1,578
2‐Person $72,100 $1,630 $173 $1,803
3‐Person $81,100 $1,818 $210 $2,028
4‐Person $90,100 $1,996 $257 $2,253
5‐Person $97,350 $2,137 $297 $2,434
Moderate Income (120% AMFI)
1‐Person $64,900 $1,468 $155 $1,623
2‐Person $74,200 $1,682 $173 $1,855
3‐Person $83,500 $1,878 $210 $2,088
4‐Person $92,750 $2,062 $257 $2,319
5‐Person $100,150 $2,207 $297 $2,504
Source: 2020 LACDA Utility Allowance Schedule and California Department of Housing and Community Development, 2020 Income Limits and Kimley Horn and Associates Assumptions: 2020 HCD income limits; 30% gross household income as affordable housing cost; 15% of monthly affordable cost for taxes and insurance; 10% down payment; and 4.5% interest rate for a 30‐year fixed‐rate mortgage loan. Utilities based on Los Angeles County Development Authority Utility Allowance.

1. Utilities includes electric cooking, heating, water heating; basic electric; water; trash; air conditioning; refrigerator.

SECTION 3: HOUSING CONSTRAINTS, RESOURCES, AND

AFFIRMATIVELY FURTHERING FAIR HOUSING (AFFH)

Section 3: Housing Constraints, Resources and AFFH Page 3‐2 Housing Constraints
A variety of constraints affect the provisions and opportunities for adequate housing in the City of Pico Rivera. Housing constraints consist of both governmental constraints, including but not limited to development standards and building codes, land use controls, and permitting processes; as well as, nongovernmental or market constraints, including but not limited to land costs, construction costs, and availability of finances. Combined, these factors can create barriers to availability and affordability of new housing, especially for lower and moderate‐income households.

A. Non‐Governmental Constraints
Non‐governmental constraints can considerably affect the cost of housing in Pico Rivera and can cause barriers to housing production and affordability. These constraints include the availability and cost of land for residential development, the demand for housing, the availability of financing and lending, construction costs and labor, which can make it expensive for developers to build any housing, and especially affordable housing. The following discussion highlights the primary market factors that affect the production of housing in Pico Rivera
Construction costs vary widely according to the type of development; multi‐family housing is generally less expensive to construct than single‐family homes, per unit. However, there is variation within each construction type, depending on the size of the unit and the number and quality of amenities provided. An indicator of construction costs is Building Valuation Data compiled by the International Code Council (ICC).

The International Code Council was established in 1994 with the goal of developing a single set of national model construction codes, known as the International Codes, or I‐Codes. The ICC updates the estimated cost of construction at six‐month intervals and provides estimates for the average cost of labor and materials for typical Type VA wood‐frame housing. Estimates are based on “good‐quality” construction, providing for materials and fixtures well above the minimum required by state and local building codes. In August 2020, the ICC estimated that the average per square‐foot cost for good‐quality housing was approximately $148.97 for multi‐family housing, $143.14 for single‐family homes, and $179.84 for residential care/assisted living facilities. Construction costs for custom homes and units with extra amenities, run even higher. Construction costs are also dependent upon materials used and building height, as well as regulations set by the City’s adopted Building Code. The California Construction Cost index, as reported the by Department of General Services, is developed based upon Building Cost Index (BCI) cost indices average for San Francisco and Los Angeles. According to the data, construction costs increase by

3.6 percent in 2019, an additional 2.8 percent in 2020 and from December 2020 to May 2021 an estimated 8 percent. The cost of construction is a large factor in the development of housing and often a significant portion of the overall development cost. However, they are consistent throughout the region and, especially when considering land costs, are not considered an overall major constraint to housing production in Pico Rivera.

Land costs can also pose a significant constraint to the development of affordable and middle‐income housing and represents a significant cost component in residential development. Land costs may vary depending on whether the site is vacant or has an existing use that must be removed. Similarly, site constraints such as environmental issues (e.g., steep slopes, soil stability, seismic hazards, flooding) can also be factored into the cost of land. In September 2020, lots for sale in the City of Pico Rivera showed two Section 3: Housing Constraints, Resources and AFFH Page 3‐3 lots ranging from 0.2 acres at $675,000 to 0.9 acre at $1,200,000. Based on the current prices for these sale lots, the vacant lots estimated cost is about $54 per square foot, on average.

The availability of financing in a community can be based on numerousfactors, including the type of lending institutions active in a community, lending practices, rates and fees charged, laws and regulations governing financial institutions, and equal accessto such loans. Additionally, availability of financing affects a person’s ability to purchase or improve a home. Under the Home Mortgage Disclosure Act (HMDA), lending institutions are required to disclose information on the disposition of loan applications and the income, gender, and race of loan applicants. The primary concern in a review of lending activity is to determine whether home financing is available to residents of a community. The data presented in this section include the disposition of loan applications submitted to financial institutions for home purchase, home improvement, and refinancing in Pico Rivera.

Table 3‐1 shows the disposition of loan applications submitted to financial institutions in 2019 for home purchase or refinance or loans in Los Angeles‐Long Beach‐Glendale. Included is information on loan applications that were approved and originated, denied, and other which includes withdrawn by the applicant, or incomplete. The information shows that applicants with an income of less than 50 percent of the County median income saw lower loan approval rates, specifically applicants who identified as Black (20 percent approval rates) and Hispanic of any race (24 percent approval rates). Overall, approval rates for applicants in the lowest income category were below 50 percent. Applicants who earned 100 percent of the County median income had higher rates of loan approval, specifically those who identified as White and Asian. Overall, persons who identified as White had higher rates of loan applications and application approvals.

Table 3‐1: Disposition of Loan Applications by Race/Ethnicity– Los Angeles‐Long‐Beach‐Glendale MSA Applications by Race/Ethnicity Percent
Approved
Percent
Denied
Percent
Other
Total
(Count)
LESS THAN 50% OF MSA/MD MEDIAN
American Indian and Alaska Native 36.5% 57.3% 19.7% 178 Asian 42.0% 42.1% 23.5% 1,932
Black or African American 20.3% 28.8% 32.0% 2,120
Native Hawaiian or other Pacific Islander 44.5% 67.0% 14.3% 182 White 39.0% 31.2% 27.5% 11,284
Hispanic or Latino of any race 24.2% 36.2% 0.1% 6,559
50‐79% OF MSA/MD MEDIAN
American Indian and Alaska Native 37.0% 43.3% 22.3% 238 Asian 44.3% 34.1% 28.0% 2,873
Black or African American 42.8% 32.2% 29.1% 2,367
Native Hawaiian or other Pacific Islander 22.8% 62.2% 17.3% 254 White 49.0% 28.3% 27.7% 14,902
Hispanic or Latino of any race 44.6% 32.5% 0.2% 10,611
80‐99% OF MSA/MD MEDIAN
American Indian and Alaska Native 41.4% 33.3% 27.0% 111 Asian 51.1% 27.4% 27.4% 1,611
Black or African American 47.3% 27.3% 28.9% 1,124
Native Hawaiian or other Pacific Islander 35.5% 47.3% 20.4% 93 White 53.6% 23.4% 27.7% 6,887
Section 3: Housing Constraints, Resources and AFFH Page 3‐4 Table 3‐1: Disposition of Loan Applications by Race/Ethnicity– Los Angeles‐Long‐Beach‐Glendale MSA Applications by Race/Ethnicity Percent
Approved
Percent
Denied
Percent
Other
Total
(Count)
Hispanic or Latino of any race 50.1% 26.7% 0.1% 4,974
100‐119% OF MSA/MD MEDIAN
American Indian and Alaska Native 42.0% 32.1% 29.3% 352 Asian 60.5% 19.9% 25.9% 5,869
Black or African American 49.9% 23.7% 30.5% 3,579
Native Hawaiian or other Pacific Islander 40.9% 39.9% 21.6% 291 White 60.1% 17.9% 27.4% 25,143
Hispanic or Latino of any race 56.4% 20.7% 0.2% 16,541
120% OR MORE OF MSA/MD MEDIAN
American Indian and Alaska Native 48.9% 23.9% 30.1% 871 Asian 62.9% 14.3% 27.5% 35,764
Black or African American 55.0% 19.5% 29.6% 11,611
Native Hawaiian or other Pacific Islander 54.2% 23.3% 27.2% 1,052 White 64.9% 13.5% 26.0% 135,203
Hispanic or Latino of any race 60.4% 16.5% 0.3% 42,722
Source: Consumer Financial Protection Bureau, Disposition of loan applications, by Ethnicity/Race of applicant, 2019.

Market forces on the economy and changes in the construction industry can act as a barrier to housing development and especially to affordable housing construction. It is estimated that housing price growth will continue in the city and the region for the foreseeable future. Moving into 2020, the economy was growing, California was seeing a 1.6 percent growth in jobs from 2019 and experiencing all‐time lows for unemploymentrates. COVID‐19 pandemic created rippling effects on the market aswell asthe construction industry asstay‐at‐home orders affected the global working industries. The long‐term effects of the COVID‐ 19 pandemic on housing are not yet known, however, it is assumed that as job markets slowed and closed there may be both a long‐term effect on development and housing needs.

A 2020 California Association of Realtors (CAR) report found that homes on the market in Los Angeles County experience a 5.2 percent year to year decrease and cost an average of $677,260 in August 2020 which is roughly $82,420 higher than the State median home price in the same month ($579,770).

According to CAR First Time Buyer Housing Affordability Index the median value of a home in Los Angeles County was $494,400 with monthly payments (including taxes and insurance) of $2,500, requiring an average qualifying income of $75,000. Homes and cost of living in Pico Rivera was reported slightly lower than the State median housing and living costs. According to August 2020 data from Zillow, the median cost of a home on the market in Pico Rivera is $528,174. Home values in the city have gone up 8.1 percent over the past year and Zillow predicts they will rise 5.7 percent within the next year. The same report found that in September 2020 the median list price per square foot in Pico Rivera is $377, which is lower than the County of Los Angeles average of $447.

Section 3: Housing Constraints, Resources and AFFH Page 3‐5 B. Governmental Constraints
In addition to market constraints, local policies and regulations also affect the price and availability of housing and the provision of affordable housing. For example, State and Federal regulations affect the availability of land for housing and the cost of housing production, making it difficult to meet the demand for affordable housing and limiting supply in a region. Regulations related to environmental protection, building codes, and other topics have significant, often adverse, impacts on housing cost and availability.

While the City of Pico Rivera has no control over State and Federal Laws that affect housing, local laws including land use controls, site improvement requirements, fees, and exactions, permit processing procedures, and other factors can constrain the maintenance, development, and improvement of housing.

In the State of California, cities are required to prepare a comprehensive, long term General Plan to guide future development. The Land Use Element of the General Plan establishes land uses and density of development within the City of Pico Rivera. The Land Use Element sets policies and regulations for guiding local development. These policies, together with existing zoning regulations, establish the amount and distribution of land to be allocated for different uses within the City. The Land Use Element of the General Plan identifies the following residential categories, and the Zoning Code identifies their existing allowed densities:
 Rural Residential (RR) – The Rural Residential designation preserves large lot rural lifestyles, including the keeping of animals within an urban setting. Housing types range from large ranch estate homes to several detached houses on a single large lot when consistent with the maximum allowable land use intensity and permitted by the zoning ordinance.  Low Density Residential (LDR) – The Low‐Density Residential designation makes up the majority of the residential land use within the city. A mixture of housing types may be developed within a single project site consistent with the Low‐Density Residential designation, provided that density limits are not exceeded and a determination by the City that the proposed mix of dwelling units will be compatible with the surrounding neighborhood.
 Medium Density Residential (MDR) – The Medium Density Residential designation accommodates a wide range of living accommodations, including conventional detached homes, detached dwellings on small lots, mobile homes, duplexes, townhouses, condominiums, and garden apartments.
 High Density Residential (HDR) – The High‐Density Residential designation is typified by townhouses, condominiums, and apartments. Since the Land Use Map designates density rather than specific housing types, a mixture of houses, condominiums, and apartments could also be permitted within a proposed development. High Density Residential designations are primarily located along major street corridors and near major activity centers.  Mixed Use (MU) – The Mixed‐Use designation provides a different style of development than traditional neighborhoods, commercial, and employment areas that are physically separated from each other. The intent is to create areas in which a mix of uses can come together to meet the community’s housing,shopping, employment, and institutional needsthrough efficient patterns of land use. Within the Mixed‐Use designation, both “vertical mixed use” (various types of uses integrated within individual buildings,such as commercial on the ground floor with residential uses above) and “horizontal mixed use” (individual buildings housing different types of uses within an integrated site plan) are appropriate.

Section 3: Housing Constraints, Resources and AFFH Page 3‐6 These categories accommodate development of a wide range of housing typesin Pico Rivera. Furthermore, maintaining the existing residential categoriesisimportant for ensuring compatibility between the new and existing housing. Table 3‐2 further details major land use categories, their density levels, and residential types permitted.

Overlay Districts
An overlay district is a regulatory tool which adds special provisions and regulations to an area in the City.

An overlay district may be added to a neighborhood or corridor on a map, or it may apply to the City as whole and be applied under certain circumstances. An overlay district may be initiated as a Zoning Map amendment. All proposed developments within the overlay district must comply with the district’s applicable development standards in addition to the Zoning Code standards. Overlay Districts which affect housing in Pico Rivera include the following:
 Mixed Use Overlay Zone ‐ The Mixed Use (M‐U) Overlay allows an integrated mix of residential and commercial land uses located close to one another, either within a single building, on the same parcel, or on adjacent parcels.
 Emergency Shelter Overlay Zone ‐ The Emergency Shelter (E‐S) Overlay is established to designate, classify, and distinguish certain areas within the city that may best facilitate the development and use of emergency shelters.

The City regulates the type, location, density, and scale of residential development primarily through the Zoning Code. The following summarizes the City’s existing residential zoning districts and their development standards, as provided on the City’s Zoning Code available to the public online.  Single Family Residential Estate (RE) ‐ The Single Family Residential Estate zone designates certain residential areas within the city that may best facilitate the development and use of single‐family homes on large acreage parcels of land in conjunction with only the private use and maintenance of limited agricultural and animal husbandry activities.  Single Family Residential (S‐F) – The Single Family Residential zone designates certain residential areas within the city that may best facilitate the development of single‐family residential neighborhoods, and where the lifestyles and environmental characteristics, under a controlled distribution of population, lend themselves to the attainment of individual family living in an urban setting.
 Residential Infill Zone (R‐I) – The Residential Infill zone designates certain residential areas within the city that may best facilitate smaller sized medium density residential developments that are well planned and allow for sufficient design flexibility in order to utilize unique physical land characteristics while preserving the nature of single‐family neighborhoods.  Multiple‐Family Residential Variable Density (R‐M) – The Multiple Family Residential Variable Density zone designates certain areas within the city for development of multiple‐family residential housing and apartment complexes, and to provide for the integration of developments and uses of land more closely related to multiple‐family residential characteristics best suited to carry out the needs of the community.

Section 3: Housing Constraints, Resources and AFFH Page 3‐7 Table 3‐2: Residential Development Standards
Zoning
District Density
Max.

Building
Height
(feet)
Min. Lot
Area
(sq. feet)
Width (ft.)
Min.

Depth
(feet)
Setbacks (ft.)
Floor
Area
Ratio
(FAR)
Max. Lot
Coverage
Corner/
reverse
corner Lot
(feet)
Interior
Lot
(feet)
Front
(feet)
Rear‐ Case I
(feet)
Rear‐
Case II
(feet)
Rear‐
Case III
(feet)
Side‐
Interior
(feet)
Side‐
Street
(feet)
R‐E 1/lot 24 15,000 100 100 150 30 10 15 20 10 20 N/A 35% lot area
S‐F 1/lot 24 6,500 70 60 100 20 5 10 15 5 10 N/A 40% lot area
R‐I 1/lot 26 4,200 40 40 N/A
20 feet to
garage, 15 to
residence.
min 50% of
front setback
20 feet
50% min 20
feet and 50%
minimum 15
feet
N/A N/A 4 feet 8 feet N/A 50%
PUD
PUD‐A 1—30 du/acre 26 1,500 N/A 25 N/A N/A N/A N/A N/A N/A N/A N/A 80% lot area PUD‐B
1—30
du/ acre 26 2,600 40 40 65
18 feet to
garage, 15
feet to
residence
(any portion)
50% min 20
feet and 50%
min 15 feet
N/A N/A 4 8 N/A 50%
R‐M 30 du/acre 28 12,500 (1) (1) (1) 25 10 15 20 5 10 500 sq. ft 50% lot area M‐U Overlay 30 du/acre 60 ‐ (1) (1) (1) 15 (2) (2) (2) 10 10 500 sq. ft. N/A Source: City of Pico Rivera Zoning Code, 2020.Notes: Additional regulations and requirements may apply for developers; they can be found in the City’s Municipal Code Title 18 Zoning, Chapter 18.42.

1. Lot width dependent upon Lot sized as based on the City’s Municipal Code, Title 17, Chapter 18.42 Property Development Regulations.2. Projections may be permitted into the rear yard, so long as they adhere to the City’s requirements found in City’s Municipal Code, Title 17, Chapter 18.42 Property Development Regulations.

Section 3: Housing Constraints, Resources and AFFH Page 3‐8 Yard Requirements
Yards allow for open space, landscaping and greenery, emergency access, and pedestrian and vehicular circulation on a site. Requirements are set in order to ensure there is adequate available space designated to these elements on a property when considering new development or improvements. Included in these requirements are setbacks areas that are located between a setback line and the property line and must remain unobstructed. Setbacks provide the following:
 Visibility and traffic safety
 Access to and around structures
 Access to natural light and ventilation
 Separation of incompatible land uses
 Space for privacy, landscaping, and recreation
 Protection of natural resources
 Safety from fire and geologic hazard
Lot Coverage and FAR
Lot coverage and floor area ratio (FAR) standards are intended to control bulk, mass, and intensity of a use.

Lot coverage limits a building’s footprint and is defined as the percentage between the ground floor area of building(s) and the net area of a lot. FAR limits the total usable floor area and is expressed as a ratio between the bulk floor area of building(s) and grosslot area. Floor area ratio is a supplementary device that under some conditions improves upon (but does not necessarily replace) the traditional means of relating bulk of building to land, to other buildings in the vicinity, and to public facilities. It permits variable dimensions within an over‐all volume limit and it offers a way of predicting the ratio of persons to a unit of land in office building districts of high land use intensity.

Maximum Building Height
Building heights are identified and intended to maintain healthy and safe residential development.

Maximum building heights are set and defined in the City’s Zoning Code to maintain symmetry and compatibility between existing and proposed developments. The height is measured asthe vertical distance from the grade of the pad to the highest part of the structure, including protective guardrails and parapet walls.

The maximum height limit of residential developments in the R‐M zone is 28 feet. Recent developments in this zone have been proposed and approved at 3 stories. In addition, the City permits an addition of 6 feet to the height limit for projects with architectural features that improve the aesthetic of the neighborhood.

Therefore, the height limit does not constrain residential developments from reach the maximum permitted density and is not considered a constraint to housing development.

Usable Open Space
The City’s Zoning Code defines Usable Open Space as any usable area designed and/or to be used for outdoor living, recreation or landscaping which shall be unobstructed and unoccupied from the ground upward to the sky except for landscape materials. In addition, outdoor living space may include an unenclosed balcony, roof deck, patio,swimming pool and open cabana in single‐family zones aslong as one side of the structure remains entirely open.

Parking Standards
Sufficient off‐street parking shall be provided to avoid street overcrowding. This is done through the City’s parking requirements for each housing unit type, as shown in Table 3‐3. While parking standards have not Section 3: Housing Constraints, Resources and AFFH Page 3‐9 posed an issue for recent housing developments, the City has included Housing Program 5H in the Housing Plan to review and potentially revise the Municipal Code’s off‐street parking requirements for multi‐family projects. This will ensure parking does not constrain the future development of housing, and specifically affordable housing.

Table 3‐3: Parking Requirements
Residential Uses Parking Spaces and/or Facilities Required Single‐family dwelling units, duplexes, and
garage conversions
Two parking spaces in a garage for each dwelling unit with the exception of nonconforming dwellings requiring compliance to Section 18.54.060.

Guesthouse One garage or carport attached to the guesthouse.

Multiple‐family dwelling units Two parking spaces in a garage or carport for each dwelling unit.

Apartment developments containing eight
or more dwelling units
One open guest parking space that shall be provided for each eight dwelling units or fraction thereof
Rooming houses and boarding houses, and
other similar such uses having guestrooms
Two parking spaces in a garage or carport for each three guestrooms.

In dormitories, each 100 square feet of habitable floor area shall be considered equivalent to one guestroom.

Convalescent, nursing and/or rest homes One open parking space for each two beds and/or residents for which the facility’s capacity is licensed
Mobile home parks Two open parking spaces on each mobile home site, and one open guest parking space for each four mobile home sites
Senior citizen housing One parking space for each three dwelling units Source: City of Pico Rivera Zoning Code 2020
Housing Element Law requires jurisdictions to identify sites to be made available through zoning and development standards in order to facilitate development of a variety of housing types for all socioeconomic levels of the population. Housing types include single‐family homes, multi‐family housing, accessory dwelling units, factory‐built housing, mobile homes, employee and agricultural work housing, transitional and supportive housing, single‐room occupancy units (SROs), and housing for persons with disabilities. Table 3‐4 below identifies the various housing types permitted within each zone that allows residential uses, as provided on the City’s online Zoning Code.

Section 3: Housing Constraints, Resources and AFFH   Page 3‐10 Table 3‐4: Various Housing Types Permitted in Residential Zones Housing Type Zones
R‐E S‐F R‐I PUD RM E‐S M‐U
Single‐Family Dwellings – Attached   C1 C1 C2 C2 X P P
Multi‐Family Dwellings P P P P C2,3,4, P C2,3,4
Two‐family dwellings P P P P C5 P P
Boardinghouses P P P P C6,7 P P
Guest houses, limited to one only X X P P P P P
Senior citizen housing P P P P C2,3 P 76
Planned residential unit developments P P P C2,3 C2,3 P P SRO (efficiency units) P P C8 P 74 P 74, 76
Supportive/Transitional Housing   X X X X X P X
Accessory Dwelling Unit(s) X X X X P P X, 76
Emergency Shelters (up to 20
occupants within the city) P P P P P C9 P
Emergency Shelters (more than 20
occupants within the City) P P P P P C3,9 P
Residential Care Facilities (6 or fewer
occupants) X X X X X P X
Residential Care Facilities (7 or More
occupants) C3 C3 C3 C3 C3 P P
Farmworker Housing NA NA NA NA NA NA NA
Low Barrier Navigation Centers NA NA NA NA NA NA NA
Secondary units C 10 C10 P C 10 P P P
Notes:

Source: City of Pico Rivera Municipal Code
X = Permitted
C = Conditional
P = Prohibited
NA = Not Available

1. More than one dwelling unit per lot requires precise plan of design approval.

2. A project shall be approved with a streamlined administrative site plan/zoning consistency review only for properties identified in the 2014‐2021 Housing Element to meet the Regional Housing Needs Assessment.

3. Subject to the issuance of a conditional use permit.

4. Multiple‐family dwellings constructed on lots less than twenty thousand square feet shall be subject to approval of a precise plan of design.

5. More than twenty thousand square feet of lot area requires precise plan of design approval.

6. Subject to approval of a precise plan of design

7. Housing not more than ten persons.

8. Single‐Room Occupancy (SRO) Units. Single‐room occupancy (SRO) units, also known as efficiency units, shall be subject to and comply with the following standards and regulations within the Municipal Code.

9. Emergency Shelters. Emergency shelters for homeless persons shall be subject to and comply with the following standards and regulations within the Municipal Code.

10. Second dwelling units shall be subject to and comply with regulations established in Chapter 18. 40.050 of the Pico Rivera Zoning Code.

Additional Notes:

74. Single‐Room Occupancy (SRO) Units. Single‐room occupancy (SRO) units, also known as efficiency units, shall be subject to and comply with the following standards and regulations.
a. Each SRO facility shall comply with all applicable development standards for the applicable zoning district and minimum standards contained herein below.
b. Units shall have a minimum size of two hundred square feet and a maximum of four hundred square feet. c. Each unit shall accommodate a maximum of two persons. d. Exterior lighting shall be provided for the entire outdoor and parking area of the property per the lighting standards of Section

18.44.050 of this code.
e. Laundry facilities must be provided in a separate enclosed room at the ratio of one washer and one dryer for every twenty units of fractional number thereof, with at least one washer and dryer per floor. f. A cleaning supply room or utility closet with a wash tub with hot and cold running water shall be provided on each floor of the SRO (efficiency) unit facility.
g. Each unit required to provide a separate bathroom containing a water closet, lavatory and bathtub or shower.

Section 3: Housing Constraints, Resources and AFFH Page 3‐11 Table 3‐4: Various Housing Types Permitted in Residential Zones Housing Type Zones
R‐E S‐F R‐I PUD RM E‐S M‐U
h. Each unit shall be provided with a kitchen sink, functioning cooking appliance and a refrigerator, each having a clear working space of not less than thirty inches in front.
i. Each SRO (efficiency) unit shall have a separate closet. j. SRO (efficiency) units shall comply with all requirements of the California Building Code. All units shall comply with all applicable accessibility and adaptability requirements. All common areas shall be fully accessible. k. An SRO (efficiency) unit project shall not be located within five hundred feet of any other SRO (efficiency) unit project, emergency shelter, or other similar program, unless such program is located within the same building or on the same lot. l. An SRO (efficiency) unit project with ten or more units shall provide on‐site management. A project with less than ten units may provide a management office off‐site.
m. Tenancy of SRO (efficiency) units shall not be less than thirty days and maximum period of twelve months. n. SRO (efficiency) unit parking shall be provided as follows:
(i) One uncovered parking space for every three SRO (efficiency) units. (ii) Two uncovered parking spaces for an on‐site manager unit. (iii) Each efficiency unitshall be provided at least one lockable bicycle parking space in a location that is adjacent to that SRO (efficiency) unit.
o. Applications for SRO (efficiency) units projects shall be processed in a manner consistent with procedures for multiple‐family residential projects.

76. A project shall be approved with a streamlined administrative site plan/zoning consistency review only for properties identified in the 2014‐ 2021 Housing Element to meet the Regional Housing Needs Assessment. Landowners and developers that propose uses, structures, designs and site improvements shall comply with the following:
a. Application. The applicant shall submit a site plan application/zoning consistency review to the zoning administrator with the number of prints of the plansspecified, together with a filing fee. The contents of the site plan review applicant shall be specified by the zoning administrator. The zoning administrator shall require a parking, traffic, noise or any other study as necessary. b. Completeness. If the zoning administrator determines the application to be incomplete, the applicant will be notified within thirty days, indicating what additional information is required to complete the application. The application will not be processed until that information is received by the city planner.
c. Findings. The zoning administrator shall make the following findings in approving or conditionally approving an application for review:
(i) That the site plan is consistent with the goals and policies of the general plan; (ii) That the proposed development is in accordance all provisions of the Pico Rivera Municipal Code; (iii) That the proposed development’s site plan and its design features, including architecture and landscaping will integrated harmoniously and enhance the character and design of the site, the immediate neighborhood, and the surrounding areas of the city; (iv) That the site plan and location of the buildings, parking areas, signs, landscaping, luminaries, and other site features indicate that proper consideration has been given to both the functional aspects of the site development, such as automobile and pedestrian circulation, and the visual effects of the development from the view of the public streets; (v) That the proposed development will improve the community appearance by preventing extremes of dissimilarity or monotony in new construction or in alterations or in alterations of facilities; and (vi) That the site plan and design considerationsshall tend to upgrade property in the immediate neighborhood and surrounding areas with an accompanying betterment of conditions affecting the public health, safety, comfort, and welfare. d. Building Permit. A building permit shall be issued pursuant to the site plan approval. If there is a substantial change from the original site plan as determined by the zoning administrator, a revised application shall be resubmitted. e. Appeal. Denial of the application by the zoning administrator may be appealed pursuant to Chapter 18.64 of Title 18 of the Pico Rivera Municipal Code.

Source: City of Pico Rivera Municipal Code
Single‐Family Dwelling
“Single‐family dwelling” means a detached building located on a separate lot or parcel of land, designed, and constructed exclusively for the use and occupancy by one family for living purposes. These dwellings are permitted in the R‐M zone and are conditional in R‐E, S‐F, R‐1, and PUD zones.

Multi‐Family Dwelling
“Multiple‐family dwelling” means a building designed and constructed exclusively for the occupancy by three or more families living independently of each other and containing three or more separate dwelling units. Multi‐family dwellings are subject to conditional use permit approval in the R‐M and M‐U Overlay zones. Multi‐family dwellings proposed on sites identified as part of the 2014‐2021 Housing Element to meet the City’s RHNA allocation are approved with a streamlined administrative site plan/zoning consistency review.

Section 3: Housing Constraints, Resources and AFFH Page 3‐12 In most cases, residential projects seek to develop at the maximum density permitted (30 dwelling units per acre in the R‐M zone). The City hasrecently received two applications which were approved at densities lower than the maximum permitted. These include the following two townhome developments:
 Dahlia by City Ventures (7670 Sunflower Dr ‐ 7706 Sunflower Dr) – 36 units developed on 1.7 acres  La Vida at Pico (7001 Passons Blvd‐7033 Passons Blvd) – 17 units developed on 0.9 acres Both of these projects are located on lots permitted up to 30 dwelling units per acre. Due to the nature of the housing type proposed – for‐sale townhomes – the density developed at was less than the maximum allowable in the zoning district. Generally, however, the City receives project proposals which seek to maximize the total potential units permitted.

Two‐Family Dwelling
“Two‐family dwelling” means a building designed and constructed exclusively for the use and occupancy by not more than two families living independently of each other and containing not more than two separate dwelling units. This term may and shall also mean and be referred to as “duplex.” These dwelling units are conditionally permitted in R‐M zone.

Boardinghouses
“Boardinghouse” means a residential building having not more than five guest rooms where lodging and meals are provided for compensation, for not more than ten persons, but shall specifically exclude rest homes, convalescent homes, sanitariums or similar such facilities. Boardinghouses are conditional in R‐M zone.

Guest Houses, limited to one only
“Guest house” means a dwelling designed and constructed for the use and occupancy by guests only, containing a dwelling unit without kitchen facilities, and not rented or leased under any circumstances whatsoever. Guest houses are permitted in R‐E and S‐F zones.

Senior Citizen Housing
“Senior citizen housing” means housing or dwelling units established for exclusive occupancy by persons sixty‐two years of age or older and/or by physically handicapped persons of adult age, or by a spouse of any such person. Resident manager(s) of adult age may also reside therein. Senior Citizen Housing are conditionally permitted in R‐M and M‐U Overlay zones.

Planned Residential Unit Developments
“Planned residential unit development” or the acronym “PUD,” as may hereinafter be referred to in Titles 17 and 18 of this code, means the development and arrangement of single‐family residential dwellings on property, subdivided interest in commonly owned property, and in which such dwellings are either detached and located on separate lots or clustered in a group of two or more attached dwellings each of which is located on separate but contiguous lots, and in which such dwellings are distinct, noncommunicating, and separated by either open space or by individual exterior walls or partition walls, and which comply with the provisions of Section 18.08.030 and Chapters 18.10 through 18.38 of this title.

SRO (efficiency units)
“Single‐room occupancy unit,” also known as an efficiency unit and considered a type of transitional housing, means housing consisting of single‐room dwelling units typically with no more than four hundred square feet of habitable space that is the primary residence of its occupant or occupants. The unit must contain either food preparation or sanitary facilities (and may contain both). An accessory structure (i.e., Section 3: Housing Constraints, Resources and AFFH Page 3‐13 garage) does not qualify as an SRO. These units are conditionally permitted in R‐I, R‐M and M‐U Overlay zones.

Supportive/Transitional Housing
“Supportive housing” means housing with no limit on length of stay, that is occupied by the target population, and that is linked to on‐site or off‐site services that assist the supportive housing resident in retaining the housing, improving his or her health status, and maximizing his or her ability to live and, when possible, work in the community.
“Transitional housing” and “transitional housing development” means buildings configured as rental housing developments but operated under program requirements that call for the termination of assistance and recirculation of the assisted unit to another eligible program recipient at some predetermined future point in time, which shall be no less than six months. Both of these types of housing are permitted in all of the zones listed above (R‐E, S‐F, R‐I, PUD, R‐M and M‐U zones) with the exception of E‐S.

Accessory Dwelling Unit (ADU)
“Second dwelling unit” means a second permanent dwelling that is accessory to a primary dwelling on the same site. A secondary unit provides complete, independent living facilities for one or more persons, including permanent provisions for living, sleeping, eating, cooking, and sanitation. These dwellings are permitted by‐right in all residential zones.

Emergency Shelters
“Emergency shelter” means a facility that provides immediate and short‐term housing and supplemental services to homeless per‐sons or families. Supplemental services may include food, counseling, and access to other social programs. Emergency shelters are permitted in the Emergency Shelter (E‐S) Overlay Zone with up to 20 occupants. Emergency shelters with more than 20 occupants are permitted in the E‐S zone but with approval of a Conditional Use Permit. The E‐S zone was selected due to its proximity to bus service along Beverly Boulevard, the proximity of otherservices(parks, schools, etc.), and the proximity of the area to employment. This area is bounded by Beverly Boulevard on the north, Tobias Avenue on the west, the San Gabriel River channel on the east, and the BNSF railroad right‐of‐way on the south.

Community Care Facilities
“Community care facility” means any facility, place, or building that is maintained and operated to provide nonmedical residential care, day treatment, adult day care, or foster family agency services for children, adults, or children and adults, including, but not limited to, the physically handicapped, mentally impaired, incompetent persons, and abused or neglected children, and includes the types of facilities listed in the California Health and Safety Code Sections 1500 through 1518 (California Community Care Facilities Act).

Community Care Facilities where they have 6 or less residents are permitted in all (R‐E, S‐F, R‐I, PUD, R‐M and M‐U zones) with the exception of E‐S. While Facilities that have 7 or more residents are conditionally (R‐E, S‐F, R‐I, PUD, R‐M and M‐U zones) with the exception of E‐S.

Farmworker Housing
California Health and Safety Code Sections 17021.5 and 17021.6 require agricultural employee housing to be permitted by‐right, without a conditional use permit (CUP), in single‐family zones for six or fewer persons and in agricultural zones with no more than 12 units or 36 beds. The Pico Rivera Municipal Code does not address Farmworker Housing by definition. A program is included in Section 4: Housing Plan to ensure the City’s development standards allow Farmworker Housing by‐right, without a CUP, in single‐ family zones for six or fewer persons.

Section 3: Housing Constraints, Resources and AFFH Page 3‐14 Low Barrier Navigation Center
AB 101 states that “Low Barrier Navigation Center developments are essential tools for alleviating the homelessness crisis in this state and are a matter of statewide concern‐.” Low Barrier Navigation Centers are defined as a Housing First, low‐barrier, service‐enriched shelter focused on moving people into permanent housing that provides temporary living facilities while case managers connect individuals experiencing homelessness to income, public benefits, health services, shelter, and housing. Low Barrier Navigation Centers are required as a use by right in areas zoned for mixed uses and nonresidential zones permitting multifamily uses if it meets specified requirements. The Pico Rivera Municipal Code does not address Low Barrier Navigations Centers by definition. A program is included in Section 4: Housing Plan to ensure the City’s development standards allow Low Barrier Navigation Centers by‐right in all zones that permit mixed‐uses and non‐residential uses.

The Planned Unit Development (PUD) is established to designate and distinguish certain areas within the community that can best be utilized to attain the following:
 To create a better living environment;
 To promote the achievement of residential land use amenities that could not otherwise be obtained under more conventional methods and development;  To achieve greater design flexibility of residential acreage than could otherwise be possible through the application of more conventional residential zone regulations;  To encourage well‐planned developments through more creative, innovative, and imaginative planning principles, practice and techniques;
 To reserve a greater proportion of open‐space land for recreation, conservation, park, and other similar kinds of use facilities than is otherwise required by more conventional residential zone regulations;
 To provide for a more efficient, appropriate, and desirable use of land which is sufficiently unique in its physical characteristics and other circumstances to warrant special methods of development;  To provide areas of natural scenic beauty, vistas, landmarks, promontories and other environmental features through integrated land planning, design, and unified control of physical development patterns; and
 To set forth use regulations and property development regulations that will best assure that the intent and purpose of this chapter are carried out.

Growth management measures are techniques used by a government to regulate the rate, amount, and type of development. Growth management measures allow cities to grow responsibly and orderly, however, if overly restricted can produce constraints to the development of housing, including accessible and affordable housing. The City of Pico Rivera does not have any growth management measures that would affect or hinder the development of housing in the City.

The purpose of a Specific Plan is to implement the goals and objectives of a city’s General Plan in a more focused and detailed manner that is area and project specific. The Specific Plan promotes consistent and an enhanced aesthetic levels throughout the project community. Specific Plans contain their own development standards and requirements that may be more restrictive than those defined for the city as a whole.

Section 3: Housing Constraints, Resources and AFFH Page 3‐15 Specific Plan 301
The Specific Plan 301 islocated at the southeast corner of Rosemead Boulevard and Washington Boulevard.

The primary objective of this specific plan is to ensure that the future development of this area mirrors the city’s land use and development objectives outlined in the city’s general plan.

Specific Plan 301 provides for four distinct development components:
 A single‐family neighborhood composed of 113 single‐family detached dwellings on 8.13 net acres;  A common recreation area which should serve the single‐family residential development consisting of approximately 14,000 square feet;
 A senior housing development consisting of up to four stories and 128 units located within a 1.93‐ acre parcel; and
 An existing commercial retail use located on a 0.28‐acre at the corner of Washington and Rosemead Boulevardsshould be retained and any future commercial use should be consistentwith the requirements and standards outlined in this specific plan.

Specific Plan 400.4Specific Plan 400.4 was adopted to provide a comprehensive set of guidelines and an implementation program to guide the redevelopment of a 200 gross acres site formerly occupied by Northrop Grumman. The area islocated bordered by Washington Boulevard to the north, the BNSF railway to the south, Rosemead Boulevard to the east and Paramount Boulevard to the west.

Specific Plan 400.4 provides four land use sub‐area components  Sub‐Area A‐ Corresponds to areas located along the Washington Boulevard frontage consisting of commercial and retail uses.
 Sub‐Area B‐ Includes a portion located to the north of Rex Road and south of Sub‐Area A and includes a mix of light industrial and distribution related uses.  Sub Ara C‐ Includes the area south of Rex Road and north of the existing BNSF rail yard and includes heavy industrial uses such as processing and/or manufacturing.  Sub‐Area D includes the existing BNSF rail yard.

Density bonuses are another way to increase the number of dwelling units otherwise allowed in a residentially zoned area. The City’s Zoning Ordinance identifies the purpose of Density Bonus Ordinance which is to grant a density bonus and regulatory concessions and incentives to a developer of a housing development, child care facilities, or for the donation of land for housing, where the developer agrees to construct a specified percentage of housing for lower income households, very low‐income households, moderate income households or qualifying residents. Density bonuses are available to five categories of housing developments.
 Very low income units: Five percent of the total units of the housing development as target units affordable to very low‐income households; or
 Low Income Units: Ten percent of the total units of the housing development as target units affordable to low‐income households; or
 Moderate Income Units: Ten percent of the total units of a newly constructed condominium project or planned development as target units affordable to moderate‐income households, provided all the units are offered for purchase; or
Section 3: Housing Constraints, Resources and AFFH Page 3‐16  Senior Units: A senior citizen housing development of 20% of the number of senior housing units provided
 Land Donation for Very Low‐Income Housing: 10 percent of the units for very low‐income persons in these categories.

Table 3‐5: Density Bonus Calculations
Affordable Units or
Category Minimum % Bonus Granted
Additional Bonus
per 1% Increase in
Affordable Units
% Units in Category
Required for
Maximum 35% Bonus
Affordable Housing Type
Very Low Income 5% 20% 2.5% 11%
Lower Income 10% 20% 1.5% 20%
Moderate Income 10% 5% 1% 40%
Senior Citizen Housing Qualified development 20% ‐ —
Land Donation for Very‐Low
Income Housing
Land donated can
accommodate 10% of
market rate units, plus
housing development
qualified for density
bonus as an affordable
or senior project
15% 1%
30% of market rate
units (assuming
housing development
provides 5% very low‐
income units)
Condominium Conversion
Lower Income 15% 25%1 — —
Low/Moderate 33% 25%1 — —
Child Care Facilities
Housing development
qualifies for density
bonus as an affordable
or senior project
Sq. ft. in
day care
center
— —
Source: City of Pico Rivera, Municipal Code accessed September 28, 2020.

Note: 1 Maximum of twenty‐five percent bonus for condominium conversions, or an incentive of equal value, at the city’s option.

Until 2021, under Government Code Section 65915, known as the Density Bonus Law, the maximum bonus was 35%. California state law AB 2345 states that all jurisdictions in California are required to process projects proposing up to 50% additional density as long as those projects provide the additional Below Market Rate units (BMR) in the “base” portion of the project, unless the city already allows a bonus above 35%. The bill also lowered the BMR thresholds for concessions and incentives for projects with low income BMRs.

Additionally, as of January 2021, Government Code Section 65915 authorizes an applicant to receive 2 incentives or concessions for projects that include at least 17% of the total units for lower income households, at least 10% of the total units for very low income households, or at least 20% for persons or families of moderate income in a common interest development. It also allows an applicant to receive 3 incentives or concessions for projects that include at least 24% of the total units for lower income households, at least 15% of the total units for very low income households, or at least 30% for persons or families of moderate income in a common interest development.

The City’s Density Bonus program allows a maximum of 35% density increase; however, AB 2345 requires an allowance of up to 50 percent density bonus when the base BMR is proposed. Additionally, AB 1763 requires that City’s permit up to an 80 percent density bonus for projects proposed with 100 percent Section 3: Housing Constraints, Resources and AFFH Page 3‐17 affordable units. The City has included a program in Section 4: Housing Plan to update the City’s Development Code in compliance with state legislation.

Both the federal Fair Housing Amendment Act (FHAA) and the California Fair Employment and Housing Act direct local governmentsto make reasonable accommodations(that is, modifications or exceptions) in their zoning laws and other land use regulations when such accommodations may be necessary to afford disabled persons an equal opportunity to use and enjoy a dwelling.

Land Use Controls
Under State law, small licensed residential care facilities for six or fewer persons shall be treated as regular residential uses and permitted by right in all residential districts.

Definition of Family
The Pico Rivera Municipal Code defines “family” as one or more persons related or unrelated, living together as a single integrated household in a dwelling unit. A restrictive definition of “family” that limits the number of unrelated persons and differentiates between related and unrelated individuals living together is inconsistent with the right of privacy established by the California Constitution. The City’s definition meets the definition requirements as set forth by State law.

Reasonable Accommodation
Both the Federal Fair Housing Act and the California Fair Employment and Housing Act direct local governments to make reasonable accommodations (that is, modifications or exceptions) to their zoning laws and other land use regulations when such accommodations may be necessary to afford disabled persons an equal opportunity to use and enjoy a dwelling. For example, it may be reasonable to accommodate requests from persons with disabilities to waive a setback requirement or other standard of the Zoning Code to ensure that homes are accessible for the mobility impaired. Whether a particular modification is reasonable depends on the circumstances.

Purpose and Intent
Chapter 18.67 of Title 18 Zoning of the Pico Rivera Municipal Code states that the purpose of the chapter is to provide a formal procedure to request reasonable accommodation for persons with disabilities who are seeking equal access to housing under the Federal Fair Housing Act and the California Fair Employment and Housing Act in the application of zoning laws and other land use regulations, policies and procedures, and to establish relevant criteria to be used when considering such requests.

Any person may request a modification or exception to eliminate regulatory barriers and provide a person with a disability equal opportunity to housing of their choice. A person with a disability is a person who has a physical or mental impairment that limits or substantially limits one or more major life activities, anyone who is regarded as having such impairment or anyone who has a record of such impairment. Reasonable Accommodation applies only to those persons who are defined as disabled under the Acts.

Application Requirements
Chapter 18.67.030 of the Pico Rivera Municipal Code identifies the following application requirements for a reasonable accommodation request to be considered:
 Requestsfor reasonable accommodation, in a form approved by the zoning administrator, with the appropriate fee, and other required information, are filed with the planning division.

Section 3: Housing Constraints, Resources and AFFH Page 3‐18  If the project for which the request for reasonable accommodation is being made also requires some other discretionary approval under Chapter 18.67 of the Pico Rivera Municipal Code (including, but not limited to, a conditional use permit, design review, variance, general plan amendment orzone change), both applications must be submitted and reviewed at the same time.

Approval Process
Section 18.67.040 outlines the following review process and designated approval authority for each step of the reasonable accommodation requests process in the City:
 Administrative Review: The zoning administrator or designee has the authority to review and decide upon requestsfor reasonable accommodation, including whether the applicant is a disabled person within the meaning of this chapter. The zoning administrator or appointed designee may refer the matter to the planning commission, as appropriate.  Planning Commission Review: The planning commission has the authority to review and decide approval or denial of reasonable accommodation requests, including whether the applicant is a disabled person (asidentified by Section 18.67) when referred by the zoning administrator or when a reasonable accommodation request includes any encroachment into the front yard setback area, resultsin a building size increase abovewhat is allowed in the applicable zoning districtwith respect to height, lot coverage and floor area ratio maximums, or whenever a reduction in required parking is requested.
o No advance notice or public hearing is required for consideration of reasonable accommodation requests by the zoning administrator. Requests for reasonable accommodation subject to review by the planning commission require advance notice and a public hearing pursuant to the requirements of Chapter 1.12 of the Pico Rivera Municipal Code.
 Decision. The zoning administrator or an appointed designee holds final decision authority or will refer the matter to the planning commission within thirty days after the application is complete, and will approve, approve with conditions, or deny the application, based on the findings outlined below.

Findings and Decision
Section 18.67.050 of the Pico Rivera Municipal Code outline the following conditions of approval for reasonable accommodation requests:
 The housing will be used by individual disabled as defined under the Federal Fair Housing Act and the California Fair Employment and Housing Act.
 The requested reasonable accommodation is necessary to make specific housing available to an individual with a disability under the Federal Fair Housing Act and the California Fair Employment and Housing Act.
 The requested reasonable accommodation would not impose an undue financial or administrative burden on the city.
 The requested reasonable accommodation would not require a fundamental alteration of a city program or law, including, but not limited to, land use and zoning.  The requested reasonable accommodation would not adversely impact surrounding properties or uses.
 There are no reasonable alternatives that would provide an equivalent level of benefit without requiring a modification or exception to the city’s applicable rules, standards, and practices.

Section 3: Housing Constraints, Resources and AFFH Page 3‐19  In granting a request for reasonable accommodation, the reviewing authority may impose any conditions of approval deemed reasonable and necessary to ensure that the reasonable accommodation would comply with the findings required by subsection A.

Appeal to Findings
An applicant may appeal a denied request for reasonable accommodation following the guidelines outline in Section 18.64 Appeals of the Pico Rivera Municipal Code.

The Pico Rivera review and decision process for requests for reasonable accommodation is outlined with clear requirements in the City’s Municipal Code. The requirements for approval are objective and do not allow for subjective comments or design requirements as a condition of approval. Therefore, the City’s Reasonable Accommodation procedures do not create challenges or barriers to the development of housing accessible for persons with disabilities.

Residential developers are subject to a variety of fees to process permits and provide necessary services and facilities as allowed by State law. In general, these development fees can be a constraint to the maintenance, improvement, and development of housing because the additional cost borne by developers contributes to overall increased housing unit cost. However, the fees are necessary to maintain adequate planning services and other public services and facilities in the City.

Table 3‐6 summarizes the most common planning and development impact fees for the City of Pico Rivera.

They are also available on the City’s website.

Table 3‐6: Planning and Development Fees (2018‐2019)
Fee Type Fee
Annexation Processing Deposit estimated actual cost.
100% recovery, using fully burdened hourly rates.

Appeal to City Council $304 – S‐F Residential Zone, Owner Occupied $4,305 – All others
Appeal of Planning Commission Decision / Appeal of
Design Review Board Decision
$13.12 – S‐F Residential Zone, Owner Occupied
$3,420 – All others
Appeal of Zoning Administrator Decision $66.95 – S‐F Residential Zone, Owner Occupied $2,075.45 – All others
Architectural Review Fee $430
Boundary Line Adjustments $1,430
Code Enforcement Inspection $137
Certificate of Compliance $966.14
Lot Line Adjustment $1,937.43
Conditional Use Permit Review $3,880.01
Conditional Use Permit Minor Modification $1,748.94 Zoning Administrator $3,194.16 Planning Commission
Consistency with Redevelopment Plan Review $835
Covenant Agreement/CC&R Review $847
Development Agreement
Deposit based on the estimated cost with charges based
on the fully burdened hourly rates of all City staff involved plus any outside costs including the contract City Attorney.

Document Printing and Copying $1.00/first page, .20/copy Environmental Impact Report Review
Deposit with charges at the fully burdened costs and 100% of contracted services, plus L.A. County Clerk/Recorder Fee. Upon approval of project a Fish and Game Fee and a Section 3: Housing Constraints, Resources and AFFH Page 3‐20 Table 3‐6: Planning and Development Fees (2018‐2019)
Fee Type Fee
L.A. County Recorder Fee are to be paid to the LACC upon filing.

Environmental Initial Study $730
Environmental Categorical Exemption
$365.65 – Others
$1,743.79 – In‐fill
Applicant may be required to obtain a consultant at
additional costs.

Environmental Initial Study $762.20
Final Parcel Maps – Map Analysis
$4125.15 per map (includes up to 3 submittals) plus $900 for each submittal after the 3rd submittal. All Easement checks are performed by the County and will be billed at the rate the County charges.

Easement Check
Monument Inspection
Conditional Verification
Tax Bonding Process Reg. + Suppl.

All easement checks and fees are performed by the County and will be billed at the rate the County charges.

Final Tract Map‐ Analysis
* Includes up to 3 submittals, plus
$2,000 for each submittal after the
3rd submittal
5‐10 lots $5,509.47
11‐25 lots $8,564.45
52‐100 lots $15,908.99
101‐150 lots $23,640.56
151+ lots $30,565.25
Fees per Public Resources Code Section 21089 (B) $875/ $1,275 General Plan Amendment Review/Revision
Deposit based on estimated actual revision cost with
charges based on the fully allocated hourly rates of all City staff involved plus any outside cost.

General Plan User Fee 4.5% of Building, Electrical, Plumbing, Mechanical Permit fees for 50% cost recovery
Mitigation Monitoring
Deposit based on 100% of the actual revision cost with
charges based on the fully burdened hourly rates of City staff involved plus any outside cost. Deposit paid annually.

Guest House Agreement Review $188 plus recordation fee
Home Occupation Permit $130.81
Landscaping Plan Review 1‐500 sq. ft. $146.26 per plan
500 + sq. ft. $862.11 per plan
Negative Declaration
$1,720 plus L.A. County Clerk / Recorder Fee. Upon
approval of project a Fish and Game Fee and L.A. County Recorder Fee are to be paid to LACC upon filing.

Mitigation Monitoring
Deposit based on 100% of the actual revision cost with
charges based on the fully burdened hourly rates of City staff involved plus any outside cost. Deposit paid annually.

Negative Declaration
$1,796.32 plus L.A. County Clerk/Recorder Fee. Upon
approval of Project a Fish and Game Fee and a L.A. County Recorder Fee are to be paid to LACC upon filing.

Mitigated Negative Declaration
$4,036.57 plus L.A. County Clerk/Recorder Fee. Upon
approval of Project a Fish and Game Fee and a L.A. County Recorder Fee are to be paid to LACC upon filing.

Planning Extra Plan Check/Inspection
Deposit based on estimated cost with charges based on
the fully burdened hourly rates of all City staff involved plus any outside costs.

Planning Application Time Extension $47.48 – Residential (SF) Section 3: Housing Constraints, Resources and AFFH Page 3‐21 Table 3‐6: Planning and Development Fees (2018‐2019)
Fee Type Fee
Review $345.05 – All others.

Planning Commission Review.

Precise
Plan of
Design
1 unit $638
2‐4 units $1,620
5 or more units $3,235
Project Management for Developer $1,235
Public Image Enhancement
Residential > $100,000 .05% of Valuation – Residential Relocation Permit and Inspection
$1,505 with 25‐mile radius; $1,505 deposit/100% recovery using fully burdened hourly rates if located outside 25‐mile radius.

Site Inspection – Zoning $140
Tentative Parcel Map $4,790
Tentative Tract Map $6,905
Variance $4,180
Minor Variance $200 S‐F Zone, Owner Occupied
$1,660 all others
Zone Code Amendment $6,620
Zone Code Enforcement Fully burdened labor costs after first reinspection Zoning
Consistency
Review
*Fees are
doubled for code
enforcement
violations
(SFD) Fences, water heaters,
HVAC $ 35 per application
(Non SFD) Fences, water heater,
HVAC $165
Residential minor (non‐
habitable) $110
Residential major (habitable) $220
Zone Reclassification $6,040
Public Image Enhancement 0.5% of building valuation
Source: City of Pico Rivera: Master Schedule of Fees and Charges; Updated December 2019.

Notes: All fees are set by City Council Action and are subject to change; Authorizing documents are on file with the City Clerk.

Table 3‐7: Engineering Fees
Fee Type Fee
Building permit issuance $42
Building permit under $500 valuation $26
Building permit $501‐$2,000 valuation $27
Building permit $2,001‐$25,000 valuation $97
Building permit $25,001‐$50,000 valuation $484
Building permit $50,001‐$100,000 valuation $799
Building permit $100,001‐$500,000 valuation $1,245
Building permit $500,001‐$1,000,000 valuation $4,186
Building permit over $1,000,000 valuation $7,601
Building plan check – regular 100% of building permit fee Building plan check – expedited 100% of building permit fee + 50% plan check fee Electric permit 10% of the building permit fee
Plumbing permit 10% of the building permit fee
Mechanical permit 10% of the building permit fee
Plan check revision after approval $142
Section 3: Housing Constraints, Resources and AFFH Page 3‐22 Building plan check extension $142
Permit extension $89
Temp use/occupancy req & insp $320
Certificate of occupancy insp/issue $263
Stop work investigation inspection residential $157
Additional miscellaneous inspection Fully burdened rate + cost of materials Demolition permit and inspection $228
Unreasonable hardship request $436
Alternate materials or methods of construction request $867 Change of contractor $42
Building job card replacement $37
Plan duplicate written authorization $126
Additional building plan review Fully burdened rate + cost of materials Source: City of Pico Rivera – User Charges and Fees June 2021.

Table 3‐7: Residential Impact Fees
Fee Type Fee
Public Image Enhancement

0.5% of building valuation – For an owner‐constructed
and ‐occupied single‐family residential unit, the first one hundred thousand dollars of building valuation is
exempt from fee calculations; fees shall be calculated
based on valuations greater than one hundred
thousand dollars. For all other uses, fees shall include the first one hundred thousand dollars of building
valuation.

In Lieu Park Fees
If there is no park or other recreation facility designated in the general plan to be located either in whole or in part within the division of land to serve the immediate and future needs of the residents thereof, or if the
subdivision consists of fifty lots or less, the subdivider shall, in lieu of dedicating land therefor, pay a fee equal to the value of land prescribed for dedication in Section

17.36.190 hereof in an amount determined in
accordance with the provisions of Section 17.36.230.

Open Space
A developer may dedicate appropriate land to suffice
for open space for future residents, or pay a fee equal to the value of land prescribed for dedication
Source: City of Pico Rivera, Municipal Code Chapters 17.42. City of Pico Rivera, Municipal Code Chapters 17.36. * The subdivider may receive a credit of fifty percent of the value of private open space provided that it meets the criteria established in Section

17.36.250.

The development fees associated with each project is dependent on the housing type, density, intensity of use, and location. In addition to these direct fees, the total cost of development is contingent on the project meeting the City’s policies and standards, as well as the project applicant submitting necessary documents and plans in a timely manner.

The estimated total development and impact fees for a typical 3,000 square‐foot single‐family residential project on a 9,000 square foot lot, assuming it is not part of a subdivision and is consistent with existing city policies and regulations, can range from $2,970 to $7,970. Estimated total development and impact fees for a typical 2‐story, 34,848 square‐foot multi‐family residential project with ten units on a one acre lot, assuming it is consistent with existing city policies and regulations range from $14,420 to $19,420.

Section 3: Housing Constraints, Resources and AFFH Page 3‐23 These estimates are illustrative in nature and that actual costs are contingent upon unique circumstance inherent in individual development project applications. Considering the cost of land in Pico Rivera, and the International Code Council (ICC) estimates for cost of labor and materials, the combined costs of permits and fees range from approximately 0.34% percent to 0.91% percent of the direct cost of development for a single‐family residential project and 0.35% percent to 0.47% percent for a multi‐family residential project.

Direct costs do not include, landscaping, connection fees, on/off‐site improvements, shell construction or amenities, therefore the percentage of development and impact fees charged by the City may be smaller if all direct and indirect costs are included.

Site improvements in the City consist of those typically associated with development for on‐site improvements (fronting streets, curbs, gutters, sewer/water, and sidewalks), and off‐site improvements (drainage, parks, traffic, schools, and sewer/water).

Because residential development cannot take place without the addition of adequate infrastructure, site improvement requirements are considered a regular component of the development of housing in the City.

The majority of cost associated with on‐ and off‐site improvements is reimbursed to the City and other utility agencies in the form of Development Impact Fees as these improvements would impact public facilities such as water and sewer lines.

Subdivision Improvements
Chapter 17.32 of the Pico Rivera Municipal Code provides all subdivision improvements. Improvements required to be installed by a subdivider as a condition precedent to the filing of a final tract or parcel map shall comply with the requirements of Chapter 17.32. Additionally, all improvements, rights‐of‐way, easements and other appurtenances required as a condition of the tentative map shall be dedicated to the city, or to the appropriate agency as determined by the city, at no cost to the city or such agency, unless otherwise specifically provided by state law.

Subdivision improvements required by Chapter 17.32 must be installed or constructed at the subdivider’s expense and cannot be paid for by any special assessment, lien, tax, bonded indebtedness, or other charge against the land or real property within the division, unless is meets the factors listed in Section 17.32.230 of the Municipal Code. Potential improvements may include the following:
 Existing Streets or Highways ‐ The city council may require the remodeling of an existing street or highway. Such remodeling shall be in accordance with the improvement requirements specified in Sections 17.32.050, 17.32.060 and 17.32.080 of the Pico Rivera Municipal Code.  Water Mains and Fire Hydrants ‐ The subdivider shall install or agree to install water mains and fire hydrants in a division of land for the general use of the lot owners and for fire protection. The installation of such water mains and fire hydrants shall comply in all respects with all statutes, ordinances, rules and regulations applicable to water mains and fire hydrants. In the absence of such statutes, ordinances, rules and regulations, required domestic water flows shall be determined by the city engineer, and required fire flows, duration of required fire flows, and fire hydrant type and location shall be determined by the fire chief.  Sanitary Sewers ‐ The subdivider shall install sanitary sewers to serve each lot in a division of land.

Such sewers shall be designed in accordance with the requirements of the city engineer, and the outlet to be used for the sewers shall be designated by the city engineer.  Drainage Facilities ‐ The subdivider shall provide such drainage improvements and facilities as are considered necessary by the city engineer for the drainage requirements of a division of land and Section 3: Housing Constraints, Resources and AFFH Page 3‐24 for tributary areas. Such facilities shall be constructed in accordance with such standards and specifications approved by the city engineer.
 Flood or Geological Hazard Protection ‐ The city council may require such structures to be installed as are necessary for the proper functioning and maintenance of the improvements required to remove a flood or geological hazard and as are necessary for the protection of property adjacent to the division of land.
 Underground Utilities ‐ Utility lines, including but not limited to electric, communications, street lighting and cable television, shall be required to be placed underground. The subdivider is responsible for complying with the requirements of section 17.32.140, and he or she shall make the necessary arrangements with the utility companies for the installation of such facilities.  Cable Television ‐ The subdivider shall provide one or more appropriate cable television systems an opportunity to construct, install and maintain on land identified on the map as dedicated or to be dedicated to public utility use, any equipment necessary to extend cable television services to each residential parcel in the subdivision. Section 17.32.145 shall not apply to the conversion of existing dwelling units to condominiums, community apartments or stock cooperatives.  Sidewalks ‐ The subdivider shall install concrete sidewalks not less than four feet wide along both sides of all streets and highways within or adjacent to the division of land. Sidewalks shall be installed adjacent to the curb only if the city council so specifies. Such sidewalk widths shall be minimum unless otherwise required by the city engineer, city planner, planning commission or city council, as the case may be.
 Telephone Service ‐ The planning commission or the city council may require the design of a subdivision to provide for the availability of individual household telephone service to each residential parcel in the subdivision.
 Street Lighting System ‐ The subdivider shall provide an ornamental street lighting system in each division of land. Plans for the installation of the system shall be submitted to the city engineer for approval.
 Street Trees and Plants ‐ The subdivider shall plant trees in the parkway of streets and highways and/or adjacent to a division of land. The type, species and location of such trees shall be subject to the approval of the director of public works and city planner.  Landscaping Maintenance ‐ Whenever a lot on a final map is to be owned in common by a number of persons or by an association comprised of a number of persons, the subdivider shall form a landscape maintenance district, or establish an alternate landscape maintenance procedure satisfactory to the city prior to filing a final map to assure continual maintenance of common areas.  Fences or Walls Adjacent to Highways ‐ If lots in a division of land abut a street or highway and the subdivider has relinquished or dedicated access rights to such street or highway, a masonry wall not less than six feet in height shall be required to be installed and constructed along the property line of the lots contiguous to the street or highway, unless such lots are designed to front onto such street or highway and are served by a dedicated and improved alley. In any case, a building permit shall be obtained for the erection and construction of such wall.  Fencing of Watercourses or Drainage Facilities ‐ The subdivider shall provide a fence or wall not less than six feet high along each side of any portion of a dedicated right‐of‐way for any watercourse or drainage facility within a proposed division of land if the city engineer finds that the location, shape, slope, width, velocity of water therein, or other characteristics of the watercourse or drainage facility makes the fencing of the right‐of‐way necessary for the protection of the general public. Such fencing shall have an adequate number of gates to facilitate cleaning and maintenance and shall not contain apertures below the fence in excess of four inches vertical.

Section 3: Housing Constraints, Resources and AFFH Page 3‐25 If a required improvement is not completed before a final tract or parcel map is filed, the subdivider shall enter, as contractor, into an agreement with the city to complete the improvement within the time specified by such agreement, and subject to the provisions of Chapter 5 of the Subdivision Map Act.

Subdivision improvements may pose a constraint the development of housing due to their added costs; however, they are consistent with the requirements of neighboring communities and therefore do not pose a constraint to the development of housing in Pico Rivera.

The City of Pico Rivera’s building codes and regulations are based upon the California Building Code of the State of California. This code appliesto the construction, alteration, movement, enlargement, replacement, repair, equipment, use and occupancy, location, maintenance, removal and demolition of every building or structure or any appurtenances connected or attached to such buildings or structures. The code’s intent is to safeguard the public health, safety and general welfare through structural strength, means of egress facilities, stability, sanitation, adequate light and ventilation, energy conservation, and safety to life and property from fire and other hazards attributed to the built environment and to provide safety to firefighters and emergency responders during emergency operations. The newest edition of the California Building Standards Code is the 2019 edition with an effective date of January 1, 2020. There have not been any additional local amendments to the Building Code since adoption. The City of Pico Rivera is required by State law to enforce the new code. While some requirements of the Building Code may be considered a constraint to development, specifically affordable housing, as it’s required by all jurisdictions across the State it is not considered a constraint to Pico Rivera housing developers alone.

Code enforcement is conducted by the City and is based on systematic enforcement in areas of concern and on a complaint basis throughout the city. The Code Enforcement Division works with property owners and renters to assist in meeting state health and safety codes. The Code Enforcement Division investigates complaints regarding violations of the Pico Rivera Municipal Codes. The City’s caseload is complaint‐based, and deals with issues such as inoperable vehicles, illegal structures, poor property maintenance, debris accumulation, and inappropriate storage of vehicles or materials with the intention and goal of working with the community to help resolve issues through voluntary compliance. Since 2020, there have been 628 total code enforcement cases.

The processing time needed to obtain development permits and required approvals is commonly cited by the development community as a prime contributor to the high cost of housing. Depending on the magnitude and complexity of the development proposal, the time that elapses from application submittal to project approval may vary considerably. Factors that can affect the length of development review on a proposed project include the completeness of the development application and the responsiveness of developers to staff comments and requests for information.

Table 3‐8 identifies the typical processing time most common in the entitlement process. It is important to note that each project is not required to complete every step in the process (i.e. small scale projects consistent with General Plan designations and zoning districts do not generally require General Plan amendments, rezoning, or variances), and certain review and approval procedures may run concurrently.

For example, a ministerial review for a single‐family home may be processed concurrently with the design review. The City encourages the joint processing of related applications for a single project. As an example, a rezone petition may be reviewed in conjunction with the required site plan, a tentative tract map, and any necessary variances. Such procedures save time, money, and effort for both public and private sector developers.

Section 3: Housing Constraints, Resources and AFFH Page 3‐26 Table 3‐8: Pico Rivera Permit Process and Review
Type of Approval or Permit Typical Processing Time Approval Body Zoning Consistency Review 1 week City Staff
Minor Conditional Use Permit 4 weeks Zoning Administrator Conditional Use Permit 8‐12 weeks Planning Commission
Variance 8‐12 weeks Planning Commission
Zone Change 8‐12 weeks City Council
General Plan Amendment 8‐16 weeks City Council
Design Review (Appeal) 4‐8 weeks Planning Commission
Final Subdivision Map 8‐12 weeks Community Development Director Subdivision Maps 8‐12 weeks City Council
Parcel Maps 8‐12 weeks City Council
Negative Declaration (Mitigated) 8‐12 weeks Community Development Director or Planning Commission
Environmental Impact Report 4‐6 months City Council
Depending on the complexity of a project, a single‐family development is approved in 4 ‐6 weeks from date of plan submission, and a multi‐family development is approved in 4‐8 weeks in R‐E and S‐F zones, and less than 16 weeks in PUD and R‐M zones. Once the project is approved, the Building Division performs plan checks and issues building permits, and larger projects requiring minor use permits are sent to the Zoning Administrator. The City is committed to a working with developers to increase the speed and efficiency of the permitting process in order to increase housing production and opportunity in the City.

Senate Bill 35
California Senate Bill 35 (SB 35), codified as Government Code Section 65913.41, was signed on September 29, 2017, and became effective January 1, 2018. SB 35 will automatically sunset on January 1, 2026 (Section 65913.4(m)). The intent of SB 35 is to expedite and facilitate construction of affordable housing. SB 35 applies to cities and counties that have not made sufficient progress toward meeting their affordable housing goals for above moderate‐ and lower‐income levels as mandated by the State. In an effort to meet the affordable housing goals, SB 35 requires cities and counties to streamline the review and approval of certain qualifying affordable housing projects through a ministerial process.

According to HCD’s SB 35 Statewide Determination Summary (based on APR data received as of June 25, 2019), the City of Pico Rivera is subject to the streamlined ministerial approval process for proposed developments with at least 10% affordability. To be eligible for SB 35 approval, sites must meet a long list of criteria, including:
 A multifamily housing development (at least two residential units) in an urbanized area;  Located where 75% of the perimeter of the site is developed;  Zoned or designated by the general plan for residential or mixed use residential;  In a location where the locality’s share of regional housing needs has not been satisfied by building permits previously issued;
 One that includes affordable housing in accordance with SB 35 requirements;  Consistent with the local government’s objective zoning and design review standards; and  Willing to pay construction workers the state‐determined “prevailing wage.” Section 3: Housing Constraints, Resources and AFFH Page 3‐27 A project does not qualify for SB 35 streamline processing if located in or on:
 A coastal zone, conservation lands, or habitat for protected species;  Prime farmland or farmland of statewide importance;
 Wetlands or lands under conservation easement;
 A very high fire hazard severity zone;
 Hazardous waste site;
 Earthquake fault zone;
 Flood plain or floodway;
 A site with existing multi‐family housing that has been occupied by tenants in the last ten years or is subject to rent control; or
 A site with existing affordable housing.1
C. Infrastructure Constraints
Another factor that could constrain new residential construction is the requirement and cost to provide adequate infrastructure (major and local streets; water and sewer lines; and street lighting) needed to serve new residential development. In most cases, where new infrastructure is required, it is funded by the developer and then dedicated to the City, which is then responsible for its maintenance. Because the cost of these facilitiesis generally borne by developers, it increasesthe cost of new construction, with much of that increased cost often “passed on” in as part of home rental or sales rates.

The City of Pico Rivera’s infrastructure requirements are outlined within the City’s Municipal Code, Title 12 Streets, Sidewalks, and Public Spaces, and Title 13 Water and Sewers. Additionally, Pico Rivera has an aggressive Capital Improvement Program (CIP) that is aimed at enhancing the quality of life for local residents and businesses. The CIP is a multi‐year plan that identifies future public infrastructure and facility improvements within the city and provides information concerning needs, timing, costs, and funding sources. Due to the City of Pico Rivera’s CIP, partnered with improvements required of developers, infrastructure improvements and requirements are regular and are not be considered an unnecessary burden on the development of housing.

The City of Pico Rivera is one of 24 jurisdictions served by the Central Basin Municipal Water District (CBMW).2 Historically, the City’s primary source of potable water supply has been groundwater extracted from the Central Basin groundwater aquifer. With naturally occurring recharge, enhanced by recharging efforts, groundwater supplies have generally been enough to meet water demands. Recycled water is used on the City’s golf course and at the Pico Rivera Sports Arena.

The Pico Rivera Water Agency (PRWA) was formed as a successor to the City’s former Water Department in 1999, the agency supplies drinking water to 7‐ percent of the City’s incorporated areas and includes about 9,400 water customers. The PRWA is one of two independent water purveyors that provide water services to the City. The other supplier is the Pico Water District (PWD) ‐ formed in 1926. PWD serves 1 JD Supra Knowledge Center, “How California’s SB 35 Can Be Used to Streamline Real Estate Development Projects”, Accessed March 26, 2021. 2 City of Pico Rivera, Urban Water Management Plan, 2015.

Section 3: Housing Constraints, Resources and AFFH Page 3‐28 approximately 30 percent of the City’s incorporated area and has prepared its own 2015 Urban Water Management Plan (UWMP).3
Water Demand
Water use and production records, combined with projections of population, employment, and urban development, provide the basis for estimating future water demands in the Pico Rivera Urban Water Management Plan (UWMP). According to the UWMP, in 2015 a total of 8,959 single family residential accounts were served at a volume of 3,611‐acre feet (AF) and 432 multifamily residential accounts were served at a total volume of 945 AF. Project water deliveries through 2035 are displayed in Table 3‐9 below.

Table 3‐9: Pico Rivera Water Deliveries Projection (2020‐2035) Water Use Sector 2020 2025 2030 2035
Single Family Residential 3,463 3,461 3,545 3,632
Multifamily Residential 269 269 275 282
Commercial/Governmental, Landscape,
and Other Combined 1,180 1,179 1,203 1,227
Total 4,912 4,909 5,023 5,141
Source: Pico Rivera, Urban Water Management Plan, 2015.

As required by state law the City of Pico Rivera will continue to monitor water supply and demand in the updated urban water management plan at least once every five years. Through this monitoring and regular update schedule the City can account for and plan for future water demands to all sectors of the community.

Water Quality
On March 15, 2019 the State Water Resources Control Board (SWRCB) issued an order to a number of community water systems throughout California to test for a group of chemicals known as PFAS over the course of four quarters (12 months). The testing reporting standards have been changing and newly enacted Assembly Bill 756 will require on and after January 1, 2020 that when the detection of these chemicals occurs at or above the notification level, the water system must notify its customers of the detection. The City has aggressively worked towards obtaining funding to address PFAS levels and is scheduled to begin construction in early 2022 and complete construction by Spring of 2023.

Pico Water District tests its drinking water supply regularly for unsafe levels of chemicals, radioactivity, and bacteria at the source and in the distribution system. All water quality tests are conducted by specially trained technicians working in state‐certified laboratories. The City’s Water district determined that the water provided to the public by the District currently meets and exceeds all State and Federal drinking water standards and is therefore Safe to drink per California Health and Safety Code section 116681 definition (1).

The City of Pico Rivera regularly tests it water supply for quality and contaminates and has found the water meets the state’s water quality standards.

Wastewater
The City of Pico Rivera Sewer Division is responsible for the collection of wastewater within the City limits and delivery to the trunk sewer mains of Los Angeles County Sanitation District (LACSD). The City is responsible for wastewater collection and conveyance to the Los Angeles County Sanitation District (LACSD) San Jose Creek Water Reclamation Plant (WRP), located in unincorporated Los Angeles County, next to the 3 Ibid.

Section 3: Housing Constraints, Resources and AFFH Page 3‐29 City of Whittier. LACSD also treats wastewater from several other municipalities. LACSD discharges treated effluent into the ocean and providesrecycled water for use in groundwater recharge and irrigation of parks, schools, and greenbelts.4
The City of Pico Rivera sewer system consists of 110 miles of sewer, 2,516 manholes and provides service to approximately 13,930 parcels including: residents, industrial facilities, and commercial properties.

LACSD is responsible for all regional trunk sewer lines and sewage treatment, while the City is responsible for the operation and maintenance of sewer mains and lift stations within the City limits and all capital improvements.

Stormwater Management
The Los Angeles County Flood Control District coordinates with the City’s storm drainage system to accommodate stormwater runoff and prevent flooding.

The Los Angeles County Fire Department, acting as the City’s contracted fire protection provider, administers a number of hazardous waste management programs in Pico Rivera. The Los Angeles County Fire Department and Sheriff’s Department provide first response within Pico Rivera in the event of disasters and emergencies. The Los Angeles County Fire Department has 174 fire stations and serves 4,000,000+ residents according the Strategic Plan 2017‐2021 of the Los Angeles County Fire Department.

Pico Rivera has an Emergency Management Division that works in coordination with all departments to strengthen the City’s ability to prepare for, mitigate against, respond to, and recover from threatened or actual natural disasters, acts of terrorism, or other man‐made disasters. Various preparedness activities are conducted regularly such as trainings, drills, and exercises to promote a safer, less vulnerable community.

The Los Angeles County Sheriff’s Department acts as the City’s contracted enforcement agency to provide general law enforcement. The City, being led by the Sheriff’s Department, is participating in the development of an inter‐agency emergency communication system that is being developed for all jurisdictions within Los Angeles County to utilize in the event of a major Southern California disaster.

D. Environmental Constraints
The City of Pico Rivera is located within Los Angeles County, California. A variety of potential environmental hazards affect the Southern California region such as earthquakes, fire hazards, and flooding hazards. The City of Pico Rivera, plans and engages mitigation techniques through both the City’s Safety Element and the Hazard Mitigation Plan. Environmental Hazards that may pose a constraint to the development of housing in Pico Rivera are detailed below.

Pico Rivera’s topography is relatively flat, ranging from approximately 200 feet above sea level in the northern portion of the city to 140 feet above sea level in the southern portion. Several soil types can be found in the city, the majority of which have low potential for shrink‐swell or erosion hazards. The Los Angeles Basin is crisscrossed by numerous regional earthquake faults, several of which lay in the vicinity of Pico Rivera (see Figure 9‐1). While most of these faults are inactive, a few results in occasional earthquakes. 4 City of Pico Rivera, Urban Water Management Plan, 2015.

Section 3: Housing Constraints, Resources and AFFH Page 3‐30 Those faults most likely to impact the City as a result of seismic activity include the San Andreas, the Sierra Madre, and the Raymond Hill faults. Known faults in the region are shown in Figure 3‐1.

The primary seismic hazards associated with earthquakes are ground rupture and ground shaking. The extent of both and accompanying levels of damage are dependent upon a number of factors including magnitude of the event, distance from the epicenter, and underlying soil conditions. In addition, ground shaking can induce several secondary seismic hazards that may result in damage. These include liquefaction, differential settlement, landslides, and seiching. The central portion of the city and the Whittier Narrows Dam area has medium liquefaction potential, while the remainder of the City has low local liquefaction potential. While the potential for differential settlement, landslides, and seiches exist within Pico Rivera, given soil, topographic and other conditions, their likelihood and potential severity are generally limited.

Section 3: Housing Constraints, Resources and AFFH Page 3‐31 Figure 3‐1: Regional Faults
Source: City of Pico Rivera General Plan – Chapter 9 Safety Element, 2014 Section 3: Housing Constraints, Resources and AFFH Page 3‐32 The control of storm water in Pico Rivera is under the jurisdiction of the Los Angeles County Flood Control District, the U.S. Army Corps of Engineers, and the City. The Flood Control District constructs and maintains storm drain and flood control facilities in the city. The City sets drainage requirements for streets and highways and identifies areasthat require infrastructure improvements. The City also identifiesstorm drain deficiencies, establishes priorities, and submits this information to Los Angeles County Flood Control District. The Army Corps of Engineers (USACE) owns the Whittier Narrows Dam and the flood Control District maintains the regional flood control facilities along the Rio Hondo and San Gabriel rivers.

Regional flood control structures along the two major surface water bodies in Pico Rivera ‐‐ the Rio Hondo River along the western boundary of the city, and the San Gabriel River along eastern boundary ‐‐ include the Whittier Narrows Dam to the north near Montebello, and the Rio Hondo and San Gabriel spreading grounds.

According to the City’s 2014 General Plan Safety Element Chapter, the City in its entirety had at one time been located within a designated “AR” Flood Zone, which indicated that there was a flood risk from the San Gabriel and Rio Hondo rivers. This flood zone designation resulted in higher flood insurance rates for property owners. However, upstream flood control measures were implemented and improvements to local river and dam areas have been accomplished. As a result, the entire city with the exception of the actual rivers is now designated as an “X” Flood Risk Zone indicating that the area is outside of the 500‐year flood and that flood insurance is no longer mandated. The rivers are located in Flood Zone A which issubject to inundation by the one percent annual change flood event. The FEMA Flood Zones are shown in Figure 3‐2.

Whittier Narrows Dam
The entire City lies within the flood inundation area of the Whittier Narrows Dam (Figure 3‐3). Flood risk for this structure under normal operations or as a consequence of an event such as an earthquake is classified as high by both the U.S. Army Corps of Engineers Dam Safety Action Classification (DSAC) System, and the FEMA HAZUS program. The U.S. Army Corps of Engineers has completed the Whittier Narrows Dam Safety Modification Study which includes modifications to the dam. The Study resulted in a recommended mitigation plan that will be designed and constructed to protect communities within the flood inundation area should the dam fail. Mitigation construction has begun and is anticipated for completion by early 2026.

The City is not located within any fire hazard zones although, Pico Rivera is located west of City of Whittier where there a serious fire hazard zone. There are fire hazards within the city and the greatest serious fire hazard threats are building and infrastructure fires. Another potential fire hazard within Pico Rivera may include arson, heavy industrial fires, and the presence of hazardous materials. Due to City’s location and it being largely developed, there is an unlikely chance of a forest fire or fires within the central communities.

Section 3: Housing Constraints, Resources and AFFH Page 3‐33 Figure 3‐2: FEMA Flood Zones
Source: City of Pico Rivera General Plan – Chapter 9 Safety Element, 2014

Section 3: Housing Constraints, Resources and AFFH Page 3‐34 Figure 3‐3: Whittier Narrows Dam Inundation

Source: City of Pico Rivera General Plan – Chapter 9 Safety Element, 2014 Section 3: Housing Constraints, Resources and AFFH Page 3‐35 Housing Resources
E. Regional Housing Needs Allocation
This section of the Housing Element provides an overview of the resources available to the City to meet their Regional Housing Needs Allocation (RHNA).

Appendix B of the City’s 6th Cycle Housing Element includes candidate housing sites analysis tables and site information for all sites identified to meet the City’s RHNA need through the 2021‐2029 planning period.

The following discussions summarize the City’s site inventory and discuss the City’s past experience in redeveloping non‐vacant sites and sites within non‐residential zones.

Regional Housing Needs Allocation
Future Housing Needs
Future housing need refers to the share of the regional housing need that has been allocated to the City.

The State Department of Housing and Community Development (HCD) supplies a regional housing goal number to the Southern California Association of Governments (SCAG). SCAG is then mandated to allocate the housing goal to city and county jurisdictionsin the region through a RHNA Plan. In allocating the region’s future housing needs to jurisdictions, SCAG is required to take the following factors into consideration pursuant to Section 65584 of the State Government Code:
 Market demand for housing;
 Employment opportunities;
 Availability of suitable sites and public facilities;  Commuting patterns;
 Type and tenure of housing;
 Loss of units in assisted housing developments;
 Over‐concentration of lower income households; and
 Geological and topographical constraints.

HCD, through a determination process, allocates units to each region across California. It isthen up to each region to determine a methodology and process for allocating units to each jurisdiction within that region.

SCAG adopted its Regional Housing Needs Allocation (RHNA Plan) in March 2021. This RHNA covers an 8‐ year planning period (starting in 2021) and addresses housing issues that are related to future growth in the region. The RHNA allocates to each city and county a “fair share” of the region’s projected housing needs by household income group. The major goal of the RHNA is to assure a fair distribution of housing among cities and counties within the SCAG region, so that every community provides an opportunity for a mix of housing for all economic segments.

Pico Rivera’sshare of the SCAG regional growth allocation is 1,024 new unitsfor the current planning period (2021‐2029). Table 3‐10: Housing Needs for 2021‐2029, indicates the City’s RHNA need for the planning period by income category.

Section 3: Housing Constraints, Resources and AFFH Page 3‐36 Table 3‐10: Housing Needs for 2021‐2029
Income Category (% of County AMI) Number of Units Percent Extremely Low (30% or less) 1501
Very Low (31 to 50%)1 299 29.1%
Low (51 to 80%) 146 14.3%
Moderate (81% to 120%) 149 14.6%
Above Moderate (Over 120%) 430 42.0%
Total 1,024 100.0%
Note 1: Pursuant to AB 2634, local jurisdictions are also required to project the housing needs of extremely low‐income households (0‐30% AMI). In estimating the number of extremely low‐income households, a jurisdiction can use 50% of the very low‐income allocation or apportion the very low‐income figure based on Census data. Extremely low units are included within the 299 very low units shown in this table.

Adequacy of Sites for RHNA
Pico Rivera has identified sites with a capacity to accommodate 1,732 dwelling units, which is in excess of its 1,024‐unit housing need. The Housing Element (Program 5A) allocates a mixed‐use overlay to sites specified within Appendix B which can accommodate 1,332 dwelling units of the total 1,732 dwelling units.

Table 3‐11: Summary of RHNA Status and Sites Inventory
Extremely Low/
Very Low
Income
Low Income Moderate
Income
Above
Moderate
Income
Total
2021‐2029 RHNA 299 146 149 430 1,024
RHNA Credit (Units Built) ‐‐ ‐‐ ‐‐ ‐‐ ‐‐
Total RHNA Obligations 299 146 149 430 1,024
Sites Available
R‐40 Mixed‐Use Overlay 239 371 722 1,332
Accessory Dwelling Unit
Production 272 8 120 400
Total Sites Available 511 379 842 1,732
Potential Unit Surplus 66 230 412 708
For the 2021‐2029 planning period, the City’s RHNA allocation is 149 for moderate income site and 430 for above moderate‐income sites. The City anticipates growth to meet the moderate and above moderate income need to come in existing non‐residentially zoned areas (that are planned to permit residential development as a primary use) through the development of new units and through the development of accessory dwelling units (ADUs).

As discussed further in Appendix B, the City has identified sites along major corridors to accommodate the 2021‐2029 RHNA allocation. This primarily includes sites zoned for non‐residential uses. The City has established Program 4A to apply a mixed‐use overlay which permits residential development up to 40 dwelling units per acre (du/ac). The City has included the required descriptive information for these sites within Appendix B.

An additional 400 units can be accommodated through the development of ADUs throughout the community. This is based on the methodology described within this section and incorporates guidance Section 3: Housing Constraints, Resources and AFFH Page 3‐37 from HCD’s Housing Element Site Inventory Guidebook and the Southern California Association of Governments (SCAG) affordability studies.

The City of Pico Rivera has a RHNA need of 299 very‐low income units and 146 low‐income units. The City has identified non‐residentially zoned parcels that can accommodate 239 dwelling units once a mixed‐use overlay is applied. The City also anticipates the development of 272 affordable ADUs based on the methodology described in this section. This is in excess of the City’s 445 low and very‐low RHNA need by 66 units, or an additional 15%.

The very‐low and low‐income sites inventory within Appendix B describes each of these sites, with information provided per the HCD required data tables. Dwelling unit yield for each of the parcels within this inventory were analyzed to determine a net parcel size based on the City’s established definition of net acreage and known physical and environmental constraints.

As identified in Appendix B, the City is able to accommodate their lower income RHNA need, including a buffer, on sites which will be zoned to permit residential as a primary use in a mixed‐use overlay. Non‐ vacant sites designated to meet the very‐low and low‐income RHNA need that have been identified in the 5th Cycle Housing Elements and vacant sites designated to meet the very‐low and low‐income RHNA need that have been identified in two previous housing elements (4th and 5th Cycle) will allow ‘by‐right’ approval for any project with 20 percent low income housing that does not involve a subdivision per State law. This is described in Program 4D within the Housing Plan.

Development of Non‐Residentially Zones Sites for Affordable Housing In order to meet the City’s very‐low and low‐income RHNA need, the City has identified non‐residentially zoned parcels that will permit residential uses as a standalone use under the mixed‐use overlay. Once adopted, the mixed‐use overlay will permit residential development up to 40 dwelling units per acre (du/ac).

It is anticipated that while all sites identified with the City’s sites analysis have the potential to develop at 40 dwelling units per acre at the full net acreage, some sites located within non‐residentially zoned areas may develop with commercial or industrial uses. To account for this, the City has made the following assumptions:
 A 35% redevelopment potential factor has been applied to all sites (with the exception of the school site located at 8736 Ibsen Street). This factor takes into consideration the potential that a site will redevelop partially for housing under the mixed‐use overlay and keep existing non‐ residential uses on site as well.
 It is assumed that 20% of the potential developable units (once the 35% development factor has been applied) will develop at the low or very low‐income level.  It is assumed that 30% of the potential developable units (once the 35% development factor has been applied) will develop at the low or very low‐income level.  The remaining units are anticipated to redevelop at the above moderate‐income category.

As shown in Table 3‐12 the City has a past history of developing residential uses within non‐residentially zoned areas.

Pursuant to HCD’s Building Blocks, there are a number of additional methods available to the City to analyze the likelihood of future development within these areas. These methods include:

Section 3: Housing Constraints, Resources and AFFH Page 3‐38  Discussion of residential development trends (regionally or locally) in nonresidential zones.  Description of any existing or planned policies, programs, or local guidance or efforts promoting residential development in nonresidential zones.
 Description of any existing, or planned, mixed‐use or overlay zoning, performance standards, or incentives for promoting residential development in nonresidential zones.  Demonstrate a surplus of non‐residentially zoned sites relative to the regional housing need.

The following sections describe local and regional development trends promoting mixed‐use development within established commercial corridors as well as Pico Rivera’s existing or planned policies, programs, zoning amendments, and incentives for promoting residential development in nonresidential zones.

The City has designated non‐vacant sites, both residentially and non‐residentially zoned, to meet their 6th Cycle RHNA need. The majority of these parcels have existing commercial and industrial uses on the parcel but have characteristics that provide the opportunity for these parcels to accommodate residential units while meeting all of the applicable development standards for that zone under the mixed‐use overlay.

State law requires that the City analyze:
 the extent to which existing uses may constitute an impediment to the future residential development within the planning period,
 the City’s past experience with converting existing uses to higher density residential uses,  current market demand for the existing use,
 analysis of leases that would prevent redevelopment of the site,  development trends,
 market conditions, and
 regulatory or incentives to encourage redevelopment.

Past Experience Developing Non‐Vacant Sites for Residential Uses The following approved and in process projects illustrate the viability of developing non‐vacant, non‐ residentially zoned sites within Pico Rivera. The candidate housing sites will permit residential uses at up to 40 dwelling units per acre. Though the projects below are zoned commercially, they were developed with primarily residential uses. The square footage of non‐residential uses has been provided where available.

Section 3: Housing Constraints, Resources and AFFH   Page 3‐39 Table 3‐12: Example Development of Non‐Vacant Sites for Residential Uses Project Address/
APN
Dwelling
Units Zoning Use Prior to Redevelopment Project Analysis 8421 Telegraph
Blvd 12 C‐G
Small commercial
building with
surface parking
spaces
The project is a fully residential project
consisting of 12 apartment units on a
6,240 square foot lot.  The project is in
construction and estimated to be
completed in Spring 2021.  The project
is located on a commercial corridor and
illustrates recent development of
residential uses within existing
commercial areas.
4139 Rosemead
Blvd 6 C‐G
Single‐family
residence with
large vacant lot
on a
commercially
zoned parcel.

The project consists of three duplexes on
three separate lots approximately 3,000
square foot in size each for a total of 6
dwelling units. The corridor is primarily
commercial in nature, many of which are
outdated or have not been renovated
recently.

During the 5th Cycle Housing Element,
the properties were zoned with the
City’s existing mixed use overlay which
allowed for standalone residential
development.
8825 Washington
Blvd 255
PF (MU
Overlay)
Nightclub and
restaurant on a
commercially
zoned property.

The proposed project is a mixed‐use, six‐
story building consisting of 255 rental
dwelling units on a 2.8‐acre site. This
equates to a density of approximately 91
du/ac. This demonstrates that
properties within Pico Rivera can achieve
the maximum allowable density (and
higher pending a Specific Plan or Density
Bonus) while maintaining commercial
uses.

During the 5th Cycle Housing Element,
the properties were zoned with the
City’s existing mixed use overlay which
allowed for standalone residential
development.

Existing Uses on Candidate Sites
Table B‐4 in Appendix B of the Housing Element identifies the existing uses on each of the candidate housing sites. The existing uses largely consist of older commercial and industrial sites along major corridors, which are consistent with the example developments analyzed in Table 3‐12.

Section 3: Housing Constraints, Resources and AFFH Page 3‐40 Lease Analysis
Existing lease agreements on infill and non‐vacant properties present a potential impediment that may prevent residential development within the planning period. State law requires the City to consider lease terms in evaluating the use of non‐vacant sites, however the City does not have access to private party lease agreements or other contractual agreements amongst private parties. As part of the sites analysis for very‐low and low‐income sites, the City conducted discussions with property owners who came forward as interested in developing their properties for affordable housing through the planning period.

Regulatory Incentives
Currently, residential projects within Pico Rivera can utilize the State density bonus law as a way to get additional density, relief from certain development standards such as parking requirements, and other concessions as defined by State law. All residential projects that meet established affordability requirements are eligible for concessions under density bonus.

The City has created programs expressly written to address the potential development of additional regulatory incentives to promote the creation of affordable housing.

Current Market Demand for Existing Uses
As noted in Table 3‐13, the City is seeing the redevelopment of underutilized non‐residential uses such as commercial and industrial into either fully residential or mixed‐use projects consisting of residential and commercial uses. This is consistent with a decade’s long trend indicating a transition of some commercial goods and services to be primarily fulfilled online. Commercial uses that are more experiential in nature such as restaurants or activities have emerged as popular uses, larger commercial stores are primarily shrinking the footprints of their brick and mortar locations or focusing into specific markets with more distribution opportunities. This opens up these areas for residential uses, which bring more users into the City and can help to drive up sales on the remaining non‐residential uses.

One subsect of the population to consider is Generation Y, often referred to as millennials. As millennials enter into their late 20s to mid‐30s, many show the desire to purchase housing in some form. A 2014 ULI study stated that “fully 70% of Gen‐Yers expect to be homeowners by 2020, despite the fact that only 26 own today (2014)”.5 The study goes on to show that 35% of respondents lived in other city neighborhoods (neighborhoods outside of main downtown areas) and 28% lived in suburbs, while only 13% lived within or near downtown areas. This indicates an increasing desire for millennials to live in outlying city neighborhoods or suburbs where housing is still relatively cheaper and there is more opportunity to have larger lots and more space. Pico Rivera is largely classified as a suburban community situated outside the larger metropolitan Los Angeles. If trends continue, millennials will continue to seek out opportunities to live in communities like Pico Rivera.

Development Trends
State, regional, and local policy direction promoting the development of housing at all levels to meet existing housing shortages, especially for low‐income families, has further driven up the demand for housing. The redevelopment of existing non‐vacant land, both in residential and non‐residential zones, for multi‐family rental and for sale housing provides a realistic opportunity to create affordable housing using the resources available within communities such as Pico Rivera. As a result, much of Pico Rivera’s future housing growth is anticipated to take place on infill opportunities within the City. To accommodate this, the City of Pico Rivera will apply a housing overlay to a number of non‐residential sites (Identified in Table B‐4) which demonstrate a likelihood to redevelop for residential uses. The intent is for this overlay to spur 5 http://uli.org/wp-content/uploads/ULI-Documents/Gen-Y-and-Housing.pdf Section 3: Housing Constraints, Resources and AFFH Page 3‐41 housing development by introducing zoning which allows residential uses at densities not previously considered.

One of the proposed methods for meeting the City’s moderate and above moderate RHNA is through the promotion and development of accessory dwelling units (ADUs). A number of State Assembly and Senate Bills were passed in 2019 that promote and remove barriers that may inhibit the development of ADUs within communities. The following is a summary of those bills:
 AB 68 and 881
o Prohibit minimum lot size requirements
o Cap setback requirements at 4’, increasing the size and location opportunities for ADUs o Prohibit the application of lot coverage, FAR, or open space requirements that would prevent an 800 square foot ADU from being developed on a lot o Remove the need for replacement parking when converting an existing garage to an ADU o Limit local discretion in establishing min and max unit size requirements o Mandate a 60‐day review period for ADU applications through a non‐discretionary process
 SB 13
o Prohibit owner‐occupancy requirements for 5 years
o Reduce impact fees applicable to ADUs
o Provide a program for homeowners to delay compliance with certain building code requirements that do not relate to health and safety
 AB 670
o Prohibits Homeowner’s Associations (HOAs) from barring ADUs These bills, as well as other significant legislation relating to ADUs creates a development environment that is likely to increase the number of ADUs developed within Pico Rivera over the 2021‐2029 planning period.

As a result of this legislation and an increased effort by the City to promote ADUs, the City has seen an increase in applications since 2018. The City has approved 44 ADUs for development in 2019 and 42 in 2020. In accordance with State law, ADUs are allowed in all residential zoning districts, including single‐ family and multi‐family.

The remaining ADUs not designated to meet the City’s lower income RHNA need are anticipated to be affordable at the moderate and above moderate‐income levels. This is a conservative estimate based on the City’s past experience with developing ADUs.

In accordance with the programs established in Section 4, the City will monitor development of ADUs at each income level. The affordability assumptions made regarding ADUs are in compliance with SCAG and HCD’s guidance based on surveys of existing ADUs in the region.

Section 3: Housing Constraints, Resources and AFFH Page 3‐42 F. Financial Resources
Providing an adequate supply of decent and affordable housing requires funding from various sources, the City has access to the following finding sources.

The Section 8 Housing Choice Voucher program is a Federal government program to assist very low‐income families, the elderly, and the disabled with rent subsidy payments in privately owned rental housing units.

Section 8 participants can choose any housing that meets the requirements of the program and are not limited to units located within subsidized housing projects. They typically pay 30 to 40 percent of their income for rent and utilities.

The Community Development Block Grant (CDBG) program provides annual grants on a formula basis to cities to develop viable urban communities by providing a suitable living environment and by expanding economic opportunities, principally for low‐ and moderate‐income persons (up to 80 percent AMI).

CDBG funds can be used for a wide array of activities, including:
 Housing rehabilitation;
 Lead‐based paint screening and abatement;
 Acquisition of buildings and land;
 Construction or rehabilitation of public facilities and infrastructure, and:
 Public services for low income households and those with special needs.

The HOME program provides federal funds for the development and rehabilitation of affordable rental and ownership housing for households with incomes not exceeding 80 percent of area median income. The program giveslocal governmentsthe flexibility to fund a wide range of affordable housing activitiesthrough housing partnerships with private industry and non‐profit organizations. HOME funds can be used for activities that promote affordable rental housing and homeownership by low income households.

G. Opportunities for Energy Conservation
The primary uses of energy in urban areas are for transportation lighting, water heating, and space heating and cooling. The high cost of energy demands that efforts be taken to reduce or minimize the overall level of urban energy consumption. Energy conservation is important in preserving non‐renewable fuels to ensure that these resources are available for use by future generations. There are also a number of benefits associated with energy conservation including improved air quality and lower energy costs.

Title 24 of the California Administrative Code is a set of requirementsfor energy conservation, green design, construction maintenance, safety, and accessibility. Title 24 was published by the California Building Standards Code and applies to all buildings in California, not just state‐owned buildings. Title 24 regulations Section 3: Housing Constraints, Resources and AFFH Page 3‐43 and requirements are enforced when an applicant pulls a Building Permit for a proposed project and have plans reviewed or buildings inspected.

The City of Pico Rivera launched the Pico Rivera Innovative Municipal Energy (PRIME) program in September of 2017. PRIME is a partnership between the City and TerraVerde Energy to support the deployment of solar photovoltaic (PV) and battery energy storage systems at municipal facilities and, possibly, El Rancho Unified School District campuses. PRIME contracts with private firmsto procure energy, its energy suppliers go through a rigorous process selection process. At a minimum, 35% of the PRIME Future option comes from renewable sources such as wind.

The City identified 26 municipal facilities and school districtsitesthat are considered for hosting Distributed Energy Resources (DERs): small, localized electric generation systems. These modular systems—such as rooftop solar, battery storage, and electric vehicle chargers—connect directly to the grid that delivers electricity from producers to consumers. The Program is only available to Pico Rivera residents and businesses and offers three plan options:
 PRIME Power (50 percent renewable energy),
 PRIME Future (100 percent renewable energy); and,
 PRIME Partner (available for solar/wind power generators).

Section 3: Housing Constraints, Resources and AFFH Page 3‐44 Affirmatively Furthering FairHousing (AFFH)
H. Affirmatively Furthering Fair Housing (AFFH)
All Housing Elements due on or after January 1, 2021 must contain an Assessment of Fair Housing (AFH) consistent with the core elements of the analysis required by the federal Affirmatively Further Fair Housing Final Rule of July 16, 2015.

Fair housing is a condition in which individuals of similar income levels in the same housing market have like ranges of choice available to them regardless of race, color, ancestry, national origin, age, religion, sex, disability, marital status, familial status, source of income, sexual orientation, or any other arbitrary factor.

Under State law, affirmatively further fair housing means “taking meaningful actions, in addition to combatting discrimination, that overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity based on protected characteristics. These characteristics can include, but are not limited to race, religion, sex, marital status, ancestry, national origin, color, familiar status, or disability.

The Pico Rivera Analysis of Impediments (AI) to Fair Housing Choice for FY 2020‐2025 was adopted on August 11, 2020. The AI examines local housing conditions, economics, policies, and practices in order to ensure that housing choices and opportunities for all residents are available in an environment free from discrimination. The Al assembles fair housing information, identifies any existing impediments that limit housing choice, and proposes actions to mitigate those impediments.

The purpose of the Analysis of Impediments to Fair Housing Choice (AI) and Assessment of Fair Housing AFH) is to maintain the City’s compliance with the AFFH certification, and it’s three key purposes include:
 To provide an analysis of the extent to which certain fair housing issues exist in Pico Rivera  To identify factors that contribute to the issues as well as impediments to fair housing choice  To describe actions to eliminate or ameliorate the negative consequences of the contributing factors and impediments to fair housing issues and choice The AI identifies impediments that may prevent equal housing access and develops solutions to mitigate or remove such impediments. Pico Rivera’s 6th Cycle Housing Element references analysis from the FY 2020‐ 2025 in order to identify potential impediments to housing that are specific to Pico Rivera. The City also completed its FY 2020‐25 Consolidated Plan, adopted by City Council on August 11, 2020, as an entitlement city for Community Development Block Grant (CDBG) funding, which identifies housing problems within the community, specifically among low and very‐low income households. Fair housing is identified as a priority within the Consolidated Plan, the City will promote fair housing and remove or mitigate the private and sector impediments as well as the factors that contribute to a fair housing issue.

The AI contains a Citywide analysis of demographic, housing, and specifically fair housing issues. The City's demographic and income profile, household and housing characteristics, housing cost and availability, and special needs populations were discussed in the previous Section 2: Community Profile. 2020 AI Outreach
The lead agency for preparation of the AI/AFH is the Community and Economic Development Department, which received input from the following:

Section 3: Housing Constraints, Resources and AFFH Page 3‐45  Residents who responded to the Analysis of Impediments to Fair Housing Choice Survey  Stakeholder interviews
 Housing Rights Center (HRC)
 Great Schools
 Los Angeles County Department of Public Social Services  Los Angeles County Department of Public Health
 California Tax Credit Allocation Committee (CTCAC)
 California Department of Housing and Community Development (HCD)  U.S. Department of Housing and Urban Development – Fair Housing and Equal Opportunity (FHEO), San Francisco Regional Office
 U.S. Department of Housing and Urban Development, HUD Exchange, Washington, D.C.

Headquarters
Additionally, the City released a survey to which 39 people responded, where 60 percent of all respondents lived in the City for more than 10 years. The survey also yielded the following results, as identified on the AI:
 63 percent of the respondentsthink that housing discrimination in the City exists or islikely to exist.  17 percent of the respondents stated they or someone they know has experienced housing discrimination.
 75 percent of the survey respondents said that if they encountered housing discrimination, they would report it.

The City also hosted stakeholder interviews which identified a need for affordable housing with an emphasis on different housing types for both owners and renters. The interviews also focused attention on the need for economic development and creating economic incentives for the development of affordable housing.6
Fair Housing Enforcement and Outreach Capacity
The City partners with the Housing Rights Center (HRC) to provide fair housing services throughout Pico Rivera. HRC is a 501c3 nonprofit agency whose mission is to actively support and promote fair housing through education, advocacy and litigation, to the end that all persons have the opportunity to secure the housing they desire and can afford, without discrimination based on their race, color, religion, gender, sexual orientation, gender identity, gender expression, national origin, familial status, marital status, disability, genetic information, ancestry, age, source of income or other characteristics protected by law.

HRC provides the following services free of cost and acts as the go‐to resource for vital housing related needs of the community:
 Landlord‐Tenant Counseling
 Discrimination Investigation
 Fair Housing Education and Outreach
 Housing Rights Summit
 Fair Housing Inquiries/Cases
 Fair Housing Initiatives Program
Additionally, HUD awards grants to help fight housing discrimination, which is referred to as the Fair Housing Initiative Program (FHIP). FHIP organizations partner with HUD to help people identify government 6 City of Pico Rivera, 2020‐25 Analysis of Impediments to Fair Housing Choice.

Section 3: Housing Constraints, Resources and AFFH Page 3‐46 agencies that handle complaints of housing discrimination. FHIP has three initiatives which provide funds to eligible organizations, including the following:
 The Fair Housing Organizations Initiative (FHOI) provides funding that builds the capacity and effectiveness of non‐profit fair housing organizations by providing funds to handle fair housing enforcement and education initiatives more effectively.  The Private Enforcement Initiative (PEI) offers a range of assistance to the nationwide network of fair housing groups. This initiative funds non‐profit fair housing organizations to carry out testing and enforcement activities to prevent or eliminate discriminatory housing practices.  The Education and Outreach Initiative (EOI) offers a comprehensive range of support for fair housing activities, providing funding to State and local government agencies and nonprofit organizations for initiatives that educate the public and housing providers about equal opportunity in housing and compliance with the fair housing laws.

According to the 2020‐25 AI, between 2014 and 2019, HRC obtained various Fair Housing Initiative Grants.

In 2014 and 2018 HRC was awarded Multi‐Year (3‐year) Private Enforcement Initiatives (PEI) Grants in the amount of $300,000 per year, then in 2015 HRC obtained a Fair Housing Organization Initiative (FHOI) grant in the amount $467,747 for an 18‐month period.

Fair Housing Issues
Within the legal framework of federal and state laws and based on the guidance provided by the HUD Fair Housing Planning Guide, impediments to fair housing choice can be defined as:
 Any actions, omissions, or decisions taken because of age, race, color, ancestry, national origin, age, religion, sex, disability, marital status, familial status, source of income, sexual orientation, or any other arbitrary factor which restrict housing choices or the availability of housing choices; or  Any actions, omissions, or decisions which have the effect of restricting housing choices or the availability of housing choices on the basis of age, race, color, ancestry, national origin, age, religion, sex, disability, marital status, familial status, source of income, sexual orientation or any other arbitrary factor.

The City’s AI identified the existing fair housing issues in Pico Rivera:
 Access to Opportunity
o Environmental Health
o School Proficiency
 Housing for Persons with Disabilities
o Home modifications
 Disproportionate Housing Needs
o Pacific islanders: Cost Burden and Severe Cost Burden  Publicly Supported Housing
o Production and location of Affordable Housing
Additionally, the HRC received 49 housing discrimination inquiries and cases involving Pico Rivera residents between 2015 and 2020. Approximately 86 percent of the inquiries and cases were on the basis of physical or mental disability. Between 2010 and 2019, one housing discrimination complaint alleging “failure to make reasonable accommodation” had a successful conciliation/settlement.

Section 3: Housing Constraints, Resources and AFFH Page 3‐47 Lending Patterns
Analysis of this table below is also outlined in Section 3. Availability of financing affects a person’s ability to purchase or improve a home. The analysis of the lending patterns and practices within a community or city help to identify persons who are regularly experiencing disproportionate roadblocks to home ownership.

Table 3‐13 below identified the lending patterns by race and ethnicity, as well as income category for the Los Angeles‐ Long Beach‐ Glendale Metropolitan Statistical Area (MSA). According to the data, applicants in the highest income category were more likely to have a loan approved, compared to applicants in the lowest income category where approval rates were consistently under 50 percent. Within each income category, applicants who identified as White consistently had higher rates of approval than applicants of color of who identified as Hispanic or Latino. Overall, applicants who identified as Native Hawaiian, Pacific Islander, and American Indian or Alaska Native had the lowest rates of loan approval.

Table 3‐13: Disposition of Loan Applications by Race/Ethnicity–Los Angeles‐Long Beach‐Glendale MSA Applications by Race/Ethnicity Approved (%) Denied (%) Other (%) Total LESS THAN 50% OF MSA/MD MEDIAN
American Indian and Alaska Native 36.5% 57.3% 19.7% 178 Asian 42.0% 42.1% 23.5% 1,932
Black or African American 20.3% 28.8% 32.0% 2,120
Native Hawaiian or other Pacific Islander 44.5% 67.0% 14.3% 182 White 39.0% 31.2% 27.5% 11,384
Hispanic or Latino 24.2% 36.2% 0.1% 6,559
50‐79% OF MSA/MD MEDIAN
American Indian and Alaska Native 37.0% 43.3% 22.3% 238 Asian 44.3% 34.1% 28.0% 2,873
Black or African American 42.8% 32.2% 29.1% 2,367
Native Hawaiian or other Pacific Islander 22.8% 62.2% 17.3% 254 White 49.0% 28.3% 27.7% 14,902
Hispanic or Latino 44.6% 32.5% 0.2% 10,611
80‐99% OF MSA/MD MEDIAN
American Indian and Alaska Native 41.4% 33.3% 27.0% 111 Asian 51.1% 27.4% 27.4% 1,611
Black or African American 47.3% 27.3% 28.9% 1,124
Native Hawaiian or other Pacific Islander 35.5% 47.3% 20.4% 93 White 53.6% 23.4% 27.7% 6,887
Hispanic or Latino 50.1% 26.7% 0.1% 4,974
100‐119% OF MSA/MD MEDIAN
American Indian and Alaska Native 42.0% 32.1% 29.3% 5,869 Asian 60.5% 19.9% 25.9% 3,579
Black or African American 49.9% 23.7% 30.5% 291
Native Hawaiian or other Pacific Islander 40.9% 39.9% 21.6% 25,143 White 60.1% 17.9% 27.4% 16,541
Hispanic or Latino 56.4% 20.7% 0.2% 352
120% OR MORE OF MSA/MD MEDIAN
American Indian and Alaska Native 48.9% 23.9% 30.1% 871 Asian 62.9% 14.3% 27.5% 35,764
Black or African American 55.0% 19.5% 29.6% 11,611
Native Hawaiian or other Pacific Islander 54.2% 23.3% 27.2% 1,052 White 64.9% 13.5% 26.0% 135,203
Hispanic or Latino 60.4% 16.5% 0.3% 42,722
Source: FFEIC (2019). Consumer Financial Protection Bureau, Disposition of applications by income, race, ethnicity of applicant, 2019. Retrieved from: https://ffiec.cfpb.gov/data‐publication/aggregate‐reports/2019/CA/40140/5 (Accessed September 2020) Section 3: Housing Constraints, Resources and AFFH Page 3‐48 Hate Crimes
Hate crimes are violent acts against people, property, or organizations because of the group to which they belong or identify with. The Federal Fair Housing Act makes it illegal to threaten, harass, intimidate, or act violently toward a person who has exercised their right to free housing choice. In 2016, Los Angeles County had a total of 230 reported hate crimes. Table 3‐14 below identifies the reported hate crimes in the City of Pico Rivera. Data for hate crimes reported in Pico Rivera was not available for the years 2015, 2016 and 2018. However, from 2014 to 2019 a total of 5 hate crimes were reported in the City, all of which were motivated by race, ethnicity, or ancestry.

Table 3‐14: City of Pico Rivera, Reported Hate Crimes by Bias Motivation (2015‐2019) Year
Race/
Ethnicity/
Ancestry
Religion Sexual
orientation Disability Gender Gender identity Total 2014 0 0 0 1 0 0 1
2015 ‐ ‐ ‐ ‐ ‐ ‐
2016 ‐ ‐ ‐ ‐ ‐ ‐
2017 0 0 2 0 0 1 3
2018 ‐ ‐ ‐ ‐ ‐ ‐
2019 0 0 1 0 0 0 1
Total 0 0 3 1 0 1 5
Source: Federal Bureau of Investigation, Uniform Crime Reporting. Hate Crime Statistics Report, 2014, 2015, 2016, 2017, 2018, and 2019.

I. Analysis of Federal, State, and Local Data and Local Knowledge The dissimilarity index is the most commonly used measure of segregation between two groups, reflecting their relative distributions across neighborhoods (as defined by census tracts). The index represents the percentage of the minority group that would have to move to new neighborhoods to achieve perfect integration of that group. An index score can range in value from 0 percent, indicating complete integration, to 100 percent, indicating complete segregation. An index number above 60 is considered to show high similarity and a segregated community.

It is important to note that segregation is a complex topic, difficult to generalize, and is influenced by many factors. Individual choices can be a cause of segregation, with some residents choosing to live among people of their own race or ethnic group. For instance, recent immigrants often depend on nearby relatives, friends, and ethnic institutions to help them adjust to a new country.7 Alternatively, when white residents leave neighborhoods that become more diverse, those neighborhoods can become segregated. Other factors, including housing market dynamics, availability of lending to different ethnic groups, availability of affordable housing, and discrimination can also cause residential segregation.

Figure 3‐4 shows the dissimilarity between each of the identified race and ethnic groups and Pico Rivera’s White population from 1990 to 2020. The White population within Pico Rivera make up the majority of the City’s population at approximately 53.8 percent, where 48.7 percent are White (non‐Hispanic or Latino) according to 2018 American Community Survey (ACS) estimates. The higher scores indicate higher levels of segregation among those race and ethnic group. Trends from 1990 to 2020 show that each identify 7 Allen, James P. and Turner, Eugene. “Changing Faces, Changing Places: Mapping Southern California”. California State University, Northridge, (2002).

Section 3: Housing Constraints, Resources and AFFH Page 3‐49 race/ethnic groups experience increased segregation from 1990 over the 30 years, specifically the Asian and Pacific Islander population. The Hispanic population experienced decreased segregation in 2000 (12.17) which increased over the subsequent 20 years to 18.54. The data also shows that the Black population experienced the second highest levels ofsegregation in Pico Rivera,which showsthat from 1990 to 2020 segregation increased from 23.52 to 32.80.

The race and ethnic groups with the highest scores in 2020 were Asian or Pacific Islander (43.06) and Black (32.80). These scores correlate directly with the percentage of people within that racial or ethnic group that would need to move into a predominately white census tract in order to achieve a more integrated community. For instance, 43.06 percent of the Asian or Pacific Islander population would need to move into predominately White census tract areas to achieve “perfect” integration. As indicated above, a score of 60 or higher indicates a highly similar and segregated area. The City does not have any racial or ethnic groups with scores higher than 60.

Figure 3‐4: Dissimilarity Index with White Population, City of Pico Rivera – 1990‐2020 Source: Census Scope, Social Science Data Analysis Network To assist communities in identifying racially/ethnically concentrated areas of poverty (R/ECAPs), HUD has developed a census tract‐based definition of R/ECAPs. The definition involves a racial/ethnic concentration threshold and a poverty test. The racial/ethnic concentration threshold is straightforward: RECAPs must have a non‐white population of 50 percent or more. Regarding the poverty threshold, Wilson (1980) defines neighborhoods of extreme poverty as censustracts with 40 percent or more of individualsliving at or below the poverty line. Because overall poverty levels are substantially lower in many parts of the country, HUD supplements this with an alternate criterion. Thus, a neighborhood can be a RECAP if it has a poverty rate that exceeds 40% or is three or more times the average tract poverty rate for the metropolitan/micropolitan area, whichever threshold is lower. 1990 Trend 2000 Trend 2010 Trend Current
None‐White/White 16.81 12.29 11.98 18.50
Black/White 23.52 22.90 13.22 32.80
Hispanic/White 17.24 12.17 11.89 18.54
Asian or Pacific Islander/White 31.22 31.09 25.89 43.06

0.00 5.00

10.00 15.00

20.00 25.00

30.00 35.00

40.00 45.00

50.00 Dissimilarity with White Population
Section 3: Housing Constraints, Resources and AFFH Page 3‐50 Location of residence can have a substantial effect on mental and physical health, education opportunities, and economic opportunities. Urban areas that are more residentially segregated by race and income tend to have lower levels of upward economic mobility than other areas. Research has found that racial inequality is thus amplified by residential segregation. However, these areas may also provide different opportunities, such as ethnic enclaves providing proximity to centers of cultural significance, or business, social networks, and communities to help immigrants preserve cultural identity and establish themselves in new places. Overall, it is important to study and identify these areas in order to understand patterns of segregation and poverty in a City. Figure 3‐5 below displaysthe R/ECAP analysis of the Pico Rivera area. The figure shows while there are some pockets of racially or ethnically concentrated areas of poverty, none were within the City of Pico Rivera.

Section 3: Housing Constraints, Resources and AFFH Page 3‐51 Figure 3‐5: Low Poverty Index with Race/Ethnicity and R/ECAPs, City of Pico Rivera

Source: HUD Affirmatively Furthering Fair Housing Data and Mapping Tool, Data Versions: AFFHT0006, July 10, 2014 Section 3: Housing Constraints, Resources and AFFH Page 3‐52 Racially or Ethnically Concentrated Areas of Poverty have long been analyzed and reviewed as a contributing factor to segregation. However, patterns of segregation in the United States show that of all racial groups, Whites are most severely segregated.8 Research also identifies segregation of affluence to be greater than the segregation of poverty. Racial and economic segregation can have significant effects on respective communities, including but not limited to, socioeconomic disparities, educational experiences and benefits, exposure to environmental conditions and crime, and access to public goods and services.

Data used in the analysis of Racially Concentrated Areas of Affluence (RCAA) is from the 2012‐2016 American Community Survey and measured at the censustrack level. The definition for an RCAA is a census tract in which 80 percent or more of the population is White Alone (non‐Hispanic) and has a median income of at least $125,000. The nationwide RCAA analysis identifies the following:
 RCAA tracts have more than twice the median household income of the average tract in their metro area.
 Poverty rates in RCAAs are significantly lower and are, on average about 20 percent of a typical tract.
 RCAAs tracts are more income homogenous than R/ECAPs.  The average RCAA is about 57 percent affluent, whereas the average R/ECAP had a poverty rate of 48 percent.
 The typical RCAA tract has a rate of affluence 3.2 times that of a typical tract, whereas R/ECAPs on average had a poverty rate 3.2 times that of a typical tract Overall, RCAAs may represent a public policy issue to the extent that they have been created and maintained through exclusionary and discriminatory land use and development practices. Postwar patterns of suburbanization in many metropolitan areas were characterized by White communities erecting barriers to affordable housing and engaging in racially exclusionary practices.9

Table 3‐15 below shows local (Pico Rivera) and regional (Los Angeles County) context for the median household incomes of white residents.

Table 3-15: Median Household Income by Race
Race Pico Rivera Los Angeles County
Median Income Population Median Income Population
White Alone $52,7301 8.5% $88,0381 35.7%
All Households $67,636 -- $68,044 --
Notes: 1. Median household income in the past 12 months (in 2019 inflation-adjusted dollars).

Source: American Community Survey, 5-Year Estimates, 2019.

The City of Pico Rivera has no census tracts with a majority White population, and no block groups have a median income greater than $125,000. Therefore, there are no RCAA areas in the City, as shown in Figure 3‐6 and Figure 3‐7.
8 Racially Concentrated Areas of Affluence: A Preliminary Investigation. University of Minnesota. Edwards Goets, Damiano, Williams. 2019. 9 IBID.

Section 3: Housing Constraints, Resources and AFFH Page 3‐53 Figure 3‐6: Racially Concentrated Areas of Affuence (RCAA) – White Majority Tracts Source: California Department of Housing and Community Development – AFFH Data Viewer Section 3: Housing Constraints, Resources and AFFH Page 3‐54 Figure 3‐7: Racially Concentrated Areas of Affuence (RCAA) – Median Income Source: California Department of Housing and Community Development – AFFH Data Viewer Section 3: Housing Constraints, Resources and AFFH Page 3‐55 Regional Opportunity Index (ROI)
The UC Davis Center for Regional Change and Rabobank partnered to develop the Regional Opportunity Index (ROI) intended to help communities understand local social and economic opportunities. The goal of the ROI is to help target resources and policies toward people and places with the greatest need to foster thriving communities. The ROI incorporates both “people” and “place components, integrating economic, infrastructure, environmental, and social indicators into a comprehensive assessment of the factors driving opportunity.”
The ROI: People is a relative measure of people's assets in education, the economy, housing, mobility/transportation, health/environment, and civic life as follows:
 Education Opportunity: Assesses people’srelative successin gaining educational assets, in the form of a higher education, elementary school achievement, and regular elementary school attendance.  Economic Opportunity: Measures the relative economic well‐being of the people in a community, in the form of employment and income level.
 Housing Opportunity: Measures the relative residential stability of a community, in the form of homeownership and housing costs.
 Mobility/Transportation Opportunity: Contains indicators that assess a community’s relative opportunities for overcoming rural isolation.
 Health/Environment Opportunity: Measures the relative health outcomes of the people within a community, in the form of infant and teen health and general health.  Civic Life Opportunity: A relative social and political engagement of an area, in the form of households that speak English and voter turnout.

The ROI: Place is a relative measure of an area's assets in education, the economy, housing, mobility/transportation, health/environment, and civic life.  Education Opportunity: Assesses a census tract's relative ability to provide educational opportunity, in the form of high‐quality schools that meet the basic educational and social needs of the population.
 Economic Opportunity: Measures the relative economic climate of a community, in the form of access to employment and business climate.
 Housing Opportunity: Measures relative availability of housing in a community, in the form of housing sufficiency and housing affordability
 Health/Environment Opportunity: A relative measure of how well communities meet the health needs of their constituents, in the form of access to health care and other health‐related environments.
 Civic Life Opportunity: Measures the relative social and political stability of an area, in the form of neighborhood stability (living in the same residence for one year) and US citizenship.

As shown in Figures 3‐8 and 3‐9 below, the majority of the City of Pico Rivera is classified as a low to moderate opportunity zone. This indicates a low to medium level of relative opportunities that people are able to achieve aswell as a lowand medium level ofrelative opportunitiesthat Pico Rivera provides. Overall, in the City, there were high opportunities for housing and health/environmental but low opportunity civic life, mobility, economy, and education. Figure 3‐8 Place identifiesthat overall ROI for the City of Pico Rivera.

There are high opportunities for education, health, and civic life however there are low opportunities for Section 3: Housing Constraints, Resources and AFFH Page 3‐56 housing and economy. The northern portion of the City has the lowest opportunity due to health, housing, and economic opportunity however there is still opportunity for civic life and education.

Additionally, Table 3‐16 below displays the data for Regional Opportunity Index in Pico Rivera overall compared to the State of California. The data shows the following key findings:
 City residents have lower educational proficiency and access than the State overall. Local residents have lower math and English proficiency levels and UC/CSU eligibility compared to the State average. High school graduation rates are 5 percent higher than the State and teacher experience is over 21 percent higher than the State average.  Employment rates are about the same for Pico Rivera and the State; however, Pico Rivera residents receive a slightly lower minimum basic income. Pico Rivera offers more job availability but currently reports lower quality jobs and job growth with the State.  Pico Rivera experiences 13.4 percent greater homeownership percentage amongst local residents, and residents experience roughly the same housing cost burdens as the State average. Housing adequacy is lower in the City compared to the State.  Residents in Pico Rivera have equal access to vehicles and commute less than overall residents across the State.
 Environmental and health opportunities are average to lower amongst Pico Rivera residents.

The City itself has slightly higher overall air quality than the State, and has lower access to supermarkets and health care availability.
 Pico Rivera has lower percentages of English speakers and US citizenship and experiences a much lower voter rate than the State, 19.5 percent and 31 percent, respectively.  In summary, Pico Rivera is considered an average opportunity area with slightly lower achievement rates amongst residents. The City should focus on increasing access and affordable housing options near amenities and servicesfor householdsseeking to move to Pico Rivera.

As Pico Rivera is considered a moderate opportunity region, the City is committed to implementing policies and programs to encourage new opportunities and access to existing and future residents. Candidate housing sites have been selected throughout the City without creating unfair concentrations in one particular area. Additionally, Section 4: Housing Plan identifies the strategies the City will explore in order to provide equal opportunity and housing for persons within the Pico Rivera region.

Section 3: Housing Constraints, Resources and AFFH Page 3‐57 Figure 3‐8: Regional Opportunity Index: People, 2014
Source: UC Davis Center for Regional Change and Rabobank, 2014 Section 3: Housing Constraints, Resources and AFFH Page 3‐58 Figure 3‐9: Regional Opportunity Index: Place, 2014
Source: UC Davis Center for Regional Change and Rabobank, 2014 Section 3: Housing Constraints, Resources and AFFH Page 3‐59 Table 3‐16: Opportunity Indicators, Pico Rivera and California ROI Indicator Pico Rivera California
Education People
College Educated Adults 16.8% 38%
Math Proficiency 64.7% 70%
English Proficiency 59.5% 65%
Elementary Truancy 23.9% 24%
Place
High School Graduation Rate 88.3% 83%
UC/CSU Eligibility 37.6% 41%
Teacher Experience 57.8% 36%
High School Discipline Rate 6.6% 6%
Economic People
Employment Rate 88.8% 89%
Minimum Basic Income 62% 64%
Place
Job Availability 778.94 701.75
Job Quality 36.1% 40%
Job Growth 2.96% 3%
Bank Accessibility 0.19 0.24
Housing People
Home Ownership 68.4% 55%
Housing Cost Burden 52.6% 52%
Place
Housing Adequacy 84.6% 91%
Housing Affordability 0.18 0.19
MobilityPeople
Vehicle Availability 86.8% 86%
Commute Time 54.6% 60%
Internet Access 3.92 4
Health/Environmental
Place
Infant Health 95.5% 95%
Birth to Teens 10.8% 7%
Years of Life Lost 32.21 29.84
Place
Air Quality 12.75 10.01
Prenatal Care 83.8% 83%
Access to Supermarket 51.2% 53%
Health Care Availability 1.38 1.76
Civic Life People
Voting Rates 19.5% 31%
English Speakers 82.3% 88%
Place
US Citizenship 78.9% 83%
Neighborhood Stability 89.2% 85%
Source: UC Davis Center for Regional Change and Rabobank, 2014.

Section 3: Housing Constraints, Resources and AFFH Page 3‐60 Figure 3‐10 below displays the data for Regional Opportunity Index in Pico Rivera overall compared to the State of California.

Figure 3‐10: Opportunity Indicators, Pico Rivera and California HUD developed the opportunity indicators to help inform communities about disparities in access to opportunity, the scores are based on nationally available data sources and assess resident’s access to key opportunity assets in the City. Table 3‐17 provides the index scores (ranging from zero to 100) for the following opportunity indicator indices:
 Low Poverty Index: The low poverty index captures poverty in a given neighborhood. The poverty rate is determined at the census tract level. The higher the score, the less exposure to poverty in a neighborhood.
 School Proficiency Index: The school proficiency index uses school‐level data on the performance of 4th grade students on state exams to describe which neighborhoods have high‐performing elementary schools nearby and which are near lower performing elementary schools. The higher the score, the higher the school system quality is in a neighborhood.  Labor Market Engagement Index: The labor market engagement index provides a summary description of the relative intensity of labor market engagement and human capital in a neighborhood. This is based upon the level of employment, labor force participation, and educational attainment in a census tract. The higher the score, the higher the labor force participation and human capital in a neighborhood.
 Transit Trips Index: This index is based on estimates of transit trips taken by a family that meets the following description: a three‐person single‐parent family with income at 50% of the median income for rentersfor the region (i.e. the Core‐Based Statistical Area (CBSA)). The higher the transit trips index, the more likely residents in that neighborhood utilize public transit. 0 10
20 30
40 50
60 70
80 90
100
Pico Rivera Average Statewide Average
Section 3: Housing Constraints, Resources and AFFH Page 3‐61  Low Transportation Cost Index: Thisindex is based on estimates of transportation costs for a family that meets the following description: a three‐person single‐parent family with income at 50 percent of the median income for renters for the region/CBSA. The higher the index, the lower the cost of transportation in that neighborhood.
 Jobs Proximity Index: The jobs proximity index quantifies the accessibility of a given residential neighborhood as a function of its distance to all job locations within a region/CBSA, with larger employment centers weighted more heavily. The higher the index value, the better the access to employment opportunities for residents in a neighborhood.  Environmental Health Index: The environmental health index summarizes potential exposure to harmful toxins at a neighborhood level. The higher the index value, the less exposure to toxins harmful to human health. Therefore, the higher the value, the better the environmental quality of a neighborhood, where a neighborhood is a census block group.

The table below shows that within Pico Rivera there is moderately low exposure to poverty for all racial and ethnic groups, as well as moderate to high opportunity to quality education. However, the data shows that there is low access or proximity to job opportunities, increasing potential commutes times the cost of transit and transportation across racial and ethnic groups in the City. As part of the City’s Appendix B:

Candidate Sites Analysis an R‐40 Mixed‐Use Overlay is proposed. This is intended to add housing units in conjunction with commercial and retail uses, which would provide for additional employment opportunities to existing Pico Rivera residents of all income levels and consequently decrease commute times.

Table 3‐17: Opportunity Indicators by Race/Ethnicity, Pico Rivera (2021) Race or
Ethnicity
Opportunity Indices
Low
Poverty
School
Proficiency
Labor
Market Transit
Low
Transportation
Cost
Jobs
Proximity
Environmental
Health
Total Population
White* 52.66 40.79 29.31 87.71 73.16 47.31 6.16
Black* 52.13 40.55 29.15 87.94 73.94 48.21 6.00
Hispanic 49.59 39.12 29.16 87.87 73.15 45.35 6.29
Asian or Pacific
Islander* 50.26 41.05 31.27 88.37 74.37 46.26 6.41
Native
American* 49.52 39.35 28.79 87.63 72.59 46.58 6.03
Population below federal poverty line
White* 41.08 37.93 27.60 88.75 75.31 43.87 6.38
Black* 34.00 30.08 30.00 88.00 77.00 32.04 6.00
Hispanic 45.09 38.01 29.46 87.76 72.93 43.28 6.31
Asian or Pacific
Islander* 50.97 36.59 26.22 91.35 81.30 46.44 7.42
Native
American* 33.23 35.80 23.82 86.07 75.84 43.48 5.61
Source: HUD AFFH Mapping tool, Accessed February 19,2021.

Note 1: Data Sources: Decennial Census; ACS; Great Schools; Common Core of Data; SABINS; LAI; LEHD; NATA Section 3: Housing Constraints, Resources and AFFH Page 3‐62 TCAC/HCD Distribution of Resources
The Department of Housing and Community Development togetherwith the California Tax Credit Allocation Committee established the California Fair Housing Task Force to provide research, evidence‐based policy recommendations, and other strategic recommendations to HCD and other related state agencies/departments to further the fair housing goals (as defined by HCD). The Task force developed the TCAC/HCD opportunity Area Mapsto understand how public and private resources are spatially distributed.

The Task force defines opportunities as pathways to better lives, including health, education, and employment. Overall, opportunity maps are intended to display which areas, according to research, offer low‐income children and adults the best chance at economic advancement, high educational attainment, and good physical and mental health.

According to the Task Force’s methodology, the tool allocates the 20 percent of the tracts in each region with the highest relative index scores to the “Highest Resource” designation and the next 20 percent to the “High Resource” designation. Each region then ends up with 40 percent of its total tracts as “Highest” or “High” resource. These two categories are intended to help State decision‐makers identify tracts within each region that the research suggests low‐income families are most likely to thrive, and where they typically do not have the option to live—but might, if given the choice. As shown in Figure 3‐11 below, nearly all Pico Rivera is classified as moderate resource areas which are rapidly changing. The City can increase opportunity in the regions through participation with non‐profits, residents, and developers to understand the unique needs of the City. Transit oriented areas and changing neighborhoods create new economic and civic life opportunities for existing and future residents. Housing Program 6D is included in Section 4 to continue outreach efforts throughout the planning period with the community and local organizations in order to continue addressing the changing needs of the Pico Rivera community.

Figure 3‐11: TCAC/HCD Opportunity Area Maps, City (2020)

Source: California Tax Credit Allocation Committee and Department of Housing and Community Development, 2020.

Section 3: Housing Constraints, Resources and AFFH Page 3‐63 The analysis of disproportionate housing needs within Pico Rivera evaluated existing housing need, need of the future housing population, and units within the community at‐risk of converting to market‐rate.

Existing Need
As described in Section 3 of this Housing Element, the Pico Rivera Housing Authority administers Section 8 Housing Choice vouchers within the City of Pico Rivera. For the year 2020 within the City of Pico Rivera, there were 378 Section 8 voucher holders within the community: 25 for persons with disabilities, 121 for seniors and 0 with at least one dependent. Additionally, the City currently has a 300‐person waitlist to receive Section 8 Housing Choice vouchers Citywide, with approximately 200 people from that list being at a Pico Rivera mailing address.

Housing Needs in Pico Rivera
A variety of factors affect housing needs for different households. Most commonly, disability, household income and households’ characteristics shape the type and size of housing units needed, as well as accessibility based on existing units in a City. Tables 3‐18 through 3‐23 displayed data for demographic characteristics of Pico Rivera, as compared to the County of Los Angeles and the State of California.

Additional detailed analysis of the Pico Rivera community demographics is outline in Section 2: Community Profile of this Housing Element.

Table 3‐18 displays the data for persons with disabilities in the City, County, and State. According to the data, compared to the County and State, Pico Rivera has the lowest percentage of a population with a disability. Persons who report having Ambulatory Difficulty and independent Living difficultly make up the highest percentages of persons with disabilities in the City (5.4 percent and 5.3 percent respectively).

Table 3‐18: Population by Disability Type, Compared by Geography, 2019 Disability City of Pico Rivera County of Los Angeles California Total with a Disability 9.3% 9.9% 10.6%
Hearing Difficulty 2.4% 2.5% 2.9%
Vision Difficulty 2.1% 2.0% 2%
Cognitive Difficulty 3.4% 4.1% 4.3%
Ambulatory Difficulty 5.4% 5.7% 5.8%
Self‐Care Difficulty 2.5% 2.9% 2.6%
Independent Living 5.3% 5.4% 5.5%
Source: American Community Survey, 5‐Year Estimates, 2019.

Tables 3‐19 and 3‐20 display household type and income data for the State, County and City. Household type often dictates the size, variety and type of housing unit required to accommodate varying needs.

Larger households may need additional space, households with children may consider units closer to schools and parks, and two‐income households often have higher incomes compared to single person and single parent households. The data in Table 3‐19 showsthat majority of householdsin Pico Rivera are Family Households (79 percent) compared to 66 percent in the County and 68 percent in the State. Additionally, Pico Rivera has a substantially higher percentage of households with one or more people ages 60 or older, nearly 48 percent, compared to about 38 percent in the County and 29 percent in the State.

Section 3: Housing Constraints, Resources and AFFH Page 3‐64 Table 3‐19: Population by Familial Status, Compared by Geography, 2019 Familial Status City of Pico Rivera County of Los Angeles California Total Households 16,852 3,316,795 13,044,266
Family Households 79.5% 66.7% 68.7%
Married‐Couple Family
Households 53.1% 45.1% 49.8%
With Children 30.6% 28.3% 34%
Non‐Family Households 20.5% 33.3% 31.3%
Households with one or
more people 60 years+

47.8% 37.9% 29.2%
Source: American Community Survey, 5‐Year Estimates. 2019 Figure 3‐12 below identifies the percentage of persons with disabilities living in Pico Rivera, according to 2019 ACS data. As the figure illustrates, the City of Pico Rivera has a fairly low disabled population, with census tracts towards the edges of the City containing 10 to 20 percentage. The majority of candidate housing sites identified in Appendix B are located within census tracts with a lower representation of persons with disabilities compared to neighboring communities outside City boundaries. Candidate housing sites in these areas may potentially provide additional opportunities for affordable housing in conjunction with or near services for populations with special needs.

Section 3: Housing Constraints, Resources and AFFH Page 3‐65 Figure 3‐12: Pico Rivera Population with a Disability
Source: California Department of Housing and Community Development – AFFH Data Viewer Section 3: Housing Constraints, Resources and AFFH Page 3‐66 The data in Table 3‐20 below shows that Pico Rivera has a lower median family income than both the County of Los Angeles and the State. The table also shows that the City has more households earning a moderate income (80 to 100 percent of the MFI) than the County and the State. Overall, the lower income levels within the City establish an enhanced need for affordable and moderate‐income housing.

Table 3‐20: Households by Income, Compared by Geography, 2019 Households Income City of Pico Rivera County of Los Angeles California Median Income $67,636 $68,044 $75,235 Less than $10,000 4.6% 5.6% 4.8%
$10,000‐$14,999 3.9% 4.8% 4.1%
$15,000‐$24,999 8.4% 8.4% 7.5%
$25,000‐$34,999 6.5% 8.1% 7.5%
$35,000‐$49,999 11.7% 11.2% 10.5%
$50,000‐$74,999 21.0% 15.9% 15.5%
$75,000‐$99,999 14.5% 12.3% 12.4%
$100,000‐$149,999 17.7% 15.8% 16.6%
$150,000‐$199,999 7.6% 7.8% 8.9%
$200,000 or More 4.2% 10.2% 12.2%
Source: American Community Survey, 5‐Year Estimates, 2019

Figure 3‐13 below shows that a large portion of census tracts are comprised of 20 to 40 percent married‐ couple households with a couple census tracts in the northern part of the City comprising of 40 to 60 percent married‐couple households. Census tracts with the City’s lowest percentage of married‐couple households are located along major nonresidential corridors, consisting primarily of retail and other commercial land uses with relatively fewer residential neighborhoods.

Figure 3‐14 illustrates the density of children in married‐couple family households throughout Pico Rivera.

As the figure shows, the propensity of children roughly aligns with the percentages of married‐couple households, asshown in Figure 3‐13. Figure 3‐15 shows moderate percentages of children living in female‐ headed households with those households scattered throughout the City.

Figure 3‐16 shows very low percentages of persons over 18 years of age living alone throughout the entire City. This is similar to neighboring cities, which are also comprised of less than 20 percent individuals living alone.

Section 3: Housing Constraints, Resources and AFFH Page 3‐67 Figure 3‐13: Pico Rivera‐ Married‐Couple Households
Source: California Department of Housing and Community Development – AFFH Data Viewer Section 3: Housing Constraints, Resources and AFFH Page 3‐68 Figure 3‐14: Pico Rivera‐ Children in Married‐Couple Households Source: California Department of Housing and Community Development – AFFH Data Viewer Section 3: Housing Constraints, Resources and AFFH Page 3‐69 Figure 3‐15: Pico Rivera‐ Children in Female‐Headed Households with no Spouse Present Source: California Department of Housing and Community Development – AFFH Data Viewer Section 3: Housing Constraints, Resources and AFFH Page 3‐70 Figure 3‐16: Pico Rivera‐ Households with Persons over the age of 18 Living Alone Source: California Department of Housing and Community Development – AFFH Data Viewer Section 3: Housing Constraints, Resources and AFFH Page 3‐71 Table 3‐21 displays data for households experiencing overpayment or cost burden in the State, County and City. Housing Cost burden has a number of consequences for a household, mainly displacement from their existing living situation creating limited access to essential goods and often employment by potentially increasing commute times. The data showsthat householdsin the City experience the highest levels of cost burden above 30 percent. However, householdsin Pico Rivera experienced lower rates of cost burden great than 50 percent (17.8 percent), compared to the County (23.3 percent) and the State (19.4 percent).

Table 3‐21: Households by Overpayment, Compared by Geography Overpayment/Cost Burden City of Pico Rivera County of Los Angeles California Cost Burden > 30% 80.8% 74.9% 40.1%
Cost Burden > 50% 17.8% 23.3% 19.4%
Cost Burden Not Available 1.4% 1.7% 1.4%
Source: Consolidated Planning/CHAS Data, 2013‐ 2017.

Figure 3‐17 below shows the percentage of homeowners in a given census tract are overpaying and are cost burdened. Figure 3‐17 shows that a large portion of census tracts of homeowners have an overpayment rate of 40 to 60 percent. No census tract is comprised over overpayment over 60%.

Figure 3‐18 below shows the percentage of renters in a given census tract are overpaying and are cost burdened. Figure 3‐18 shows that a majority of census tracts of renters have an overpayment rate of 40 to 60 percent. There are also a couple of census tracts with and overpayment rate of 60 to 80 percent.

Section 3: Housing Constraints, Resources and AFFH   Page 3‐72 Figure 3‐17: Pico Rivera‐ Overpayment by Homeowners
Source: California Department of Housing and Community Development – AFFH Data Viewer Section 3: Housing Constraints, Resources and AFFH   Page 3‐73 Figure 3‐18: Pico Rivera‐ Overpayment by Renters
Source: California Department of Housing and Community Development – AFFH Data Viewer Section 3: Housing Constraints, Resources and AFFH   Page 3‐74 Table 3‐22 displays data for household tenure (owner vs. renter) for the State, County and City.

Homeownership is a crucial foundation for helping families with low incomes build strength, stability, and independence. The opportunity for transition into the homebuyer’s market is important for persons and households in different communities, homeownership allows for increased stability and opportunity to age in place. The data in the table showsthat both the City and the State have higher percentages of households who own their home, while the County of Los Angeles has a higher percentage of households who rent their homes.

Table 3‐22: Households by Tenure, Compared by Geography, 2019 Household Tenure City of Pico Rivera County of Los Angeles California Owner Households 54.18% 45.8% 66.0% Renter Households 31.7% 68.3% 34.0%
Total Occupied Housing Units 17,377 354,2800 13,044,266 Source: American Community Survey, 5‐Year Estimates, 2019.

Additionally, Table 3‐23 displays data for overcrowding in the State, County and City. Overcrowding is defined as between 1.01 and 1.5 persons per room in a household, and severe overcrowding is defined as more than 1.51 persons per room. Overcrowding often occurs when nonfamily members combine incomes to live in one household,such as college students and roommates, it also occurs when there are not enough size appropriate housing options for large or multigenerational families. Owner households in Pico Rivera experience the highest levels of overcrowding (6.9 percent) compared to the County (2.3) and the State (1.6 percent). Overcrowding in owner occupied homes can imply that households live in multigenerational settings or with extended family members. Additionally, the data shows that renter occupied households in both the City and County experienced higher levels of overcrowding that the state. The City and County experienced very low levels of severe overcrowding for both owners and renters (under one percent), however, renter households across that state experienced higher rates in severe overcrowding (2.4 percent).

Table 3‐23: Households by Overcrowding, Compared by Geography Overcrowding and Tenure City of Pico Rivera County of Los Angeles California Owner Households
Overcrowded 6.9% 2.3% 1.6%
Severely Overcrowded 0.3% 0.2% 0.6%
Renter Households
Overcrowded 6.8% 7.6% 3.6%
Severely Overcrowded 0.4% 1.2% 2.4%
Total Overcrowding 14.4% 11.3% 8.2%
Source: American Community Survey, 5‐Year Estimates, 2019.

Figure 3‐19 below shows the percentage of Overcrowded Households in the City. Figure 3‐19 shows that a majority of census tracts experience overcrowding at a higher rate than the Statewide average. The areas of the City in between Whittier Blvd and Washington Blvd experience the highest rates of overcrowding in the City. Some census tracts directly north of Whittier Blvd are comprised of 20 percent overcrowded households, more than double the Statewide average.

Section 3: Housing Constraints, Resources and AFFH Page 3‐75 Figure 3‐19: Pico Rivera‐ Overcrowded Households
Source: California Department of Housing and Community Development – AFFH Data Viewer Section 3: Housing Constraints, Resources and AFFH Page 3‐76 Housing Stock in Pico Rivera
Tables 3‐24 and 3‐25 display comparative housing stock data for the State, County and City. Table 3‐24 below shows data for occupied housing units by type. A variety of housing stock provides increased opportunity in communities for different size and households types. The City of Pico Rivera has the highest percent of traditional single‐family housing units (77.2 percent) compare to the County (48.6 percent) and the State (57.7 percent). Overall, Pico Rivera’s housing stock is made up of mostly single‐family units (attached and detached). Both the County and the State have higher percentages of multi‐family units (of any type) than the City.

Table 3‐24: Occupied Housing Units by Type, Compared by Geography Housing Unit Type City of Pico Rivera County of Los Angeles California
1, detached 77.2% 48.6% 57.7%
1, attached 4.3% 6.3% 7.0%
2 apartments 0.7% 2.7% 2.4%
3 or 4 apartments 1.4% 5.8% 5.5%
5 to 9 apartments 0.9% 7.9% 6.0%
10 or more apartments 13.4% 27.1% 17.5%
Mobile home or other type of housing 2.1% 1.7% 3.8%
Source: American Community Survey, 5‐Year Estimates, 2019.

Table 3‐25 below displays housing stock by year built or the City, County, and State. Older housing generally requires more upkeep,regular maintenance and can cause a cost burden on both renters and homeowners.

The data shows that across all regions housing stock growth and development has slowed since 2010.

However, Pico Rivera shows the lowest rates of growth since 1980. Majority of the City’s Housing stock was built from 1940 to 1970, compared to the County where majority of housing units were built from 1950 to 1990 and the State (1950 to 2000).

Table 3‐25: Housing Unit by Type, Compared by Geography Year Built City of Pico Rivera County of Los Angeles California Built 2014 or later 0.1% 1.2% 1.7% Built 2010 to 2013 0.1% 1.2% 1.7%
Built 2000 to 2009 2.5% 5.4% 11.2%
Built 1990 to 1999 4.1% 6.3% 10.9%
Built 1980 to 1989 7.8% 11.6% 15.0%
Built 1970 to 1979 7.2% 13.8% 17.6%
Built 1960 to 1969 10.1% 14.8% 13.4%
Built 1950 to 1959 49.7% 20.5% 13.4%
Built 1940 to 1949 12.9% 10.4% 5.9%
Built 1939 or earlier 5.5% 14.8% 9.1%
Source: American Community Survey, 5‐Year Estimates, 2019.

Future Growth Need
The City’s future growth need is based on the RHNA production of 299 very low and 146 low income units within the 2021‐2029 planning period. Appendix B of this Housing Element shows the City’s ability to meet its 2021‐2029 RHNA need at all income levels. This demonstrates the City’s ability to accommodate the anticipated future affordable housing needs of the community.

Section 3: Housing Constraints, Resources and AFFH Page 3‐77 The potential for economic displacement risk can result from a variety of factors, including large‐scale development activity, neighborhood reinvestment, infrastructure investments, and changes in local and regional employment opportunity. Economic displacement can be an inadvertent result of public and private investment, where individuals and families may not be able to keep pace with increased property values and market rental rates.

Urban Displacement
The Urban Displacement Project developed a neighborhood change database to map neighborhood transformations and identify areas vulnerable to gentrification and displacement. This data was developed to assist local decision makers and stakeholders better plan for existing communities and provide additional resources to areas in need or at‐risk of displacement and gentrification. Table 3‐26 provides the criteria used to identify each displacement typology and the total number of Pico Rivera Census Tracts that currently fall within each category.

Table 3‐26: Displacement Typology Criteria and Pico Rivera Census Tracts Modified Types and Criteria Census Tracts
Low‐Income/Susceptible to Displacement
 Low or mixed low‐income tract in 2018.
6037502602
6037502500
6037500402
6037500500
Ongoing Displacement of Low‐Income Households
 Low or mixed low‐income tract in 2018.
 Absolute loss of low‐income households, 2000‐2018.
‐‐
At Risk of Gentrification
 Low or mixed low‐income tract in 2018.
 Housing affordable to low or mixed low‐income households in 2018.  Didn’t gentrify 1990‐2000 OR 2000‐2018.
 Marginal change in housing costs OR Zillow home or rental value increases in the 90th percentile between 2012‐2018.
 Local and nearby increases in rent were greater than the regional median between 2012‐2018 OR the 2018 rent gap is greater than the regional median rent gap.
‐‐
Early/Ongoing Gentrification
 Low or mixed low‐income tract in 2018.
 Housing affordable to moderate or mixed moderate‐income households in 2018.
 Increase or rapid increase in housing costs OR above regional median change in Zillow home or rental values between 2‐12‐2018.  Gentrified in 1990‐2000 or 2000‐2018.
‐‐
Advanced Gentrification
 Moderate, mixed moderate, mixed high, or high‐income tract in 2018.  Housing affordable to middle, high, mixed moderate, and  mixed high‐ income households in 2018.
 Marginal change, increase, or rapid increase in housing costs.  Gentrified in 1990‐2000 or 2000‐2018.
‐‐
Section 3: Housing Constraints, Resources and AFFH   Page 3‐78 Table 3‐26: Displacement Typology Criteria and Pico Rivera Census Tracts Modified Types and Criteria Census Tracts
Stable Moderate/Mixed Income
 Moderate, mixed moderate, mixed high, or high‐income tract in 2018. 6037500403
6037500404
At Risk of Becoming Exclusive
 Moderate, mixed moderate, mixed high, or high‐income traact in 2018.  Housing affordable to middle, high, mixed moderate, and  mixed high‐ income households in 2018.
 Marginal change or increase in housing costs.
6037502601
6037502402
6037502401
6037500800
6037500900
6037433802
Becoming Exclusive
 Moderate, mixed moderate, mixed high, or high‐income traact in 2018.  Housing affordable to middle, high, mixed moderate, and  mixed high‐ income households in 2018.
 Rapid increase in housing costs.
 Absolute loss of low‐income households, 2000‐2018.
 Declining low‐income in‐migration rate, 2012‐2018.
 Median income higher in 2018 than in 2000.
6037500700
6037500600
Stable/Advanced Exclusive
 High‐income tract in 2000 and 2018
 Affordable to high or mixed high‐income households in 2018.  Marginal change, increase, or rapid increase in housing costs. 6037500300
Source: Urban Displacement Project, University of California Berkeley (2021).

Table 3‐26 and Figure 3‐20 both show that the City has a few census tracks that are susceptible to displacement and that are at risk of becoming exclusive/actively becoming exclusive. The other census tracks are categorized as stable. As part of the Candidate Sites Analysis, potential housing sites have been identified throughout the City in areas with various levels of potential displacement or exclusivity. Sites identified in the “Low‐Income/Susceptible to Displacement” category may provide for additional affordable housing options in conjunction with mixed‐use opportunities for future employment opportunities. This may benefit access to opportunities for existing residents in neighborhoods with lower incomes.

Additionally, new affordable housing sitesin neighborhoods identified as “Exclusive” may allow for existing, lower‐income residents to access housing in areas with higher community resources. Additionally, Figure 3‐20 shows the City of Pico Rivera is located between the south‐eastern region of Los Angeles which has high rates of displacement and the north‐western region of Orange County which has high rates of exclusiveness/become exclusive.

Section 3: Housing Constraints, Resources and AFFH Page 3‐79 Figure 3‐20: Urban Displacement Project – Gentrification and Displacement in the Pico Rivera Region Source: Urban Displacement Project, University of California Berkeley (2021).

Section 3: Housing Constraints, Resources and AFFH Page 3‐80 Assisted Affordable Housing and Preservation of At‐Risk Units Affordable covenants help to ensure that certain housing units remain affordable for an extended period of time. Covenants help balance the housing market in a community and provide lasting affordable options to low and very low‐income households. The City of Pico Rivera has multiple housing projects which include units with affordability covenants. As shown in Table 3‐27, there are currently 3 rental properties with affordability covenants’; 75 units are at‐risk of converting to market rate during 2021‐2031 period.

Consistent with the requirement to analyze the impacts of the potential conversion of these units to market‐rate units, an analysis of preservation of assisted housing at‐risk of conversion is presented below.

Table 3‐27: Affordable Units at Risk of Conversion to Market Rate Project
Total
Affordable
Units
Year
Built
Terminationof
Covenant
Types of
Government
Assistance
Risk Status
(2021‐31)
Verner Villa
9220 Verner St. 75 1980 2021 HUD Sec 8 NC At‐Risk
Telacu Pico Rivera
9036 WashingtonBlvd. 69 2004 2042 RedevelopmentLow‐Mod Funds Not At‐
Risk
Pavilion Court
Apartments
8405 Telegraph Rd.
130 1964 2073 Federal Low‐ Income
HousingTax Credit
Not At‐
Risk
TOTAL 274 ‐‐ ‐‐ TOTAL AT‐RISK
(20121‐2031) 75
Cost of Preservation of Units
There are many options to preserving affordable units including: providing financial incentives to project owners to extend lower income use restrictions, purchasing affordable housing units by a non‐profit or public agency, and/or providing local subsidies to offset the difference between the affordable and market rate units. The strategy considered below is to provide local rental subsidy to residents. The rent subsidy would provide financial assistance to residents if their affordable units converted to market rate. To determine the subsidy needed, Fair Market Rents were compared to market rate rents.

Table 3‐28: Estimated Monthly Subsidy to Preserve “At‐Risk” Units Unit Size
Monthly Rents Number of
Units At‐Risk Difference Monthly Subsidy
Annual
Subsidy Fair Market
Rents1
Market Rate2
Efficiency $1,384 $1,903 0 $0   $0   $0
1‐Bedroom $1,604 $1,897 75 $293   $21,975   $263,700
2‐Bedroom $2,044 $2,265 0 $0   $0   $0
3‐Bedroom $2,693 $2,813 0 $0   $0   $0
4‐Bedroom $2,933 NA 0 $0   $0   $0
TOTAL $263,700
Source:

1. HUD FY 2022 Fair Market Rent Documentation System – Los Angeles‐Long Beach‐Glendale, CA UF Metro FMR Area

2. Kimley‐Horn and Associate Analysis – based on apartments listed for rent across on August 17, 2021.

Cost of Replacement Analysis
The construction cost for residential development ranges from $143/square foot up to $148/square foot.

The total replacement cost for the at‐risk unitsidentified in Table 3‐27, not including the acquisition of land, are summarized below:

Section 3: Housing Constraints, Resources and AFFH Page 3‐81  The cost for replacing the 75‐unit Verner Villa Apartments would total approximately $6,105,000.

This cost is calculated based on 75 one‐bedroom units, each with a floor area of 550 square feet.

The replacement cost per unit is $81,400.

To address the risk of affordable units converting to market rate housing, the City has identified Program 1C to monitor these units. The City will actively work to create programs and seek additional funding in which the focus is to preserve these units beyond the expiration of the covenant so that the owners are able to have affordable housing options.

Resources to Preserve At‐Risk Units
A variety of programs exist to help cities acquire, replace, or subsidize at‐risk affordable housing units. The following summarizes financial resources available:
 Community Development Block Grant (CDBG) – CDBG funds are awarded to cities on a formula basis for housing activities. The primary objective of the CDBG program is the development of viable communities through the provision of decent housing, a suitable living environment and economic opportunity for principally low‐ and moderate‐income persons. Eligible activities include administration, fair housing, energy conservation and renewable energy sources, assistance for economic development, public facilities and improvements and public services.  HOME Investment Partnership – Local jurisdiction can receive funds by formula from the Department of Housing and Urban Development (HUD) to increase the supply of decent, safe, sanitary, and affordable housing to lower income households. Eligible activities include housing acquisition, rehabilitation, and development, homebuyer assistance, and rental assistance.  Section 8 Rental Assistance Program – The Section 8 Rental Assistance Program provides rental assistance payments to owners of private, market rate units on behalf of very low‐income tenants, senior citizens, disabled and/or handicapped persons, and other individuals for securing affordable housing.
 Section 202/811 Program – Non‐profit and consumer cooperatives can receive no‐interest capital advances from HUD under the Section 202 program for the construction of very low‐income rental housing with the availability of supportive services for seniors and persons with disabilities. These funds can be used in conjunction with Section 811, which can be used to develop group homes, independent living facilities and immediate care facilities. The capital advance funding can also provide project rental assistance for the properties developed using the funds. Eligible activities include acquisition, rehabilitation, new construction, and rental assistance.  California Housing Finance Agency (CalHFA) Multifamily Programs – CalHFA’s Multifamily Programs provide permanent financing for the acquisition, rehabilitation, and preservation of City of Pico Rivera’s 2021‐2029 Housing Element Cycle Update B‐5 new construction of rental housing that includes affordable rents for low‐ and moderate‐income families and individuals. One of the programs is the Preservation Loan program which provides acquisition/rehabilitation and permanent loan financing designed to preserve or increase the affordability status of existing multifamily housing projects.
 Low‐Income Housing Tax Credit (LIHTC) – This program provides tax credits to individuals and corporations that invest in low‐income rental housing. Tax credits are sold to those with high tax Section 3: Housing Constraints, Resources and AFFH Page 3‐82 liability and proceeds are used to create housing. Eligible activities include new construction, rehabilitation, and acquisition of properties.
 California Community Reinvestment Corporation (CCRC) – The California Community Reinvestment Corporation is a multifamily affordable housing lender whose mission is to increase the availability of affordable housing for low‐income families, seniors, and residents with special needs by facilitating private capital flow from its investors for debt and equity to developers of affordable housing. Eligible activities include new construction, rehabilitation, and acquisition of properties.

Qualified Entities to Preserve At‐Risk Units
The following organizations have the experience and capacity to potentially assist in preserving at‐risk units:
 Los Angeles Center for Affordable
Tenant Housing
 Century Housing Corporation
 Century Pacific Equity Corporation
 East Los Angeles Community
Corporation
 Foundation for Quality Housing
Opportunities, Inc.
 Housing Authority of the City of Los
Angeles
 Housing Corporation of America
 Jamboree Housing Corporation
 Los Angeles Housing Partnership, Inc.
 National Community Renaissance
 Nexus for Affordable Housing
 Southern California Housing
Development Corporation
 Human Good
 The East Los Angeles Community
Unition (TELACU)
Quantified Objectives
Housing Element law requires that cities establish the maximum number of units that can be preserved over the planning period. The City’s objective is to preserve the 75 affordable housing units “at‐risk” of converting to market‐rate through policy programs provided in Section 4.

Senate Bill 330
Effective January 1, 2020, Senate Bill 330 (SB 330) aims to increase residential unit development, protect existing housing inventory, and expedite permit processing. Under this legislation, municipal and county agencies are restricted in ordinances and polices that can be applied to residential development. The revised definition of “Housing Development” now containsresidential projects of two or more units, mixed‐ use projects (with two‐thirds of the floor area designated for residential use), transitional, supportive, and emergency housing projects. SB330 sets a temporary 5‐year prohibition of residential density reduction associated with a “housing development project”, from January 1, 2020, to January 1, 2025. For example, during this temporary prohibition, a residential triplex cannot be demolished and replaced with a duplex as this would be a net loss of one unit.

None of the housing strategy sites contain significant existing housing with low‐income tenants who will be displaced if the sites redevelop. To the extent that there is existing housing, all housing must be replaced (Government Code Section 66300). SB 330 also provides relocation payments to existing low‐income tenants. The State has also adopted just cause eviction provisions and statewide rent control to protect tenants from displacement.

Section 3: Housing Constraints, Resources and AFFH Page 3‐83 The analysis conducted in this section regarding fair housing issues within Pico Rivera yielded the following conclusions:
 There are no racially or ethnically concentrated census tracts (R/ECAPs) within Pico Rivera as identified by HUD. This indicates that there are no census tracts within Pico Rivera with a non‐ white population of 50 percent or more or any census tracts that have a poverty rate that exceeds 40 percent or is three or more times the average tract poverty rate for the metropolitan area.  The UC Davis Regional Opportunity Index shows that the majority of residents within Pico Rivera have low levels of access to opportunity throughout the majority of the City. Additionally, analysis of the TCAC/HCD opportunity Area Maps show that all census tracts in Pico Rivera are classified with the “Moderate” designation, meaning that there is moderate access to essential resources for existing residents in each census tract.
 The City has demonstrated the ability to meet the anticipated future affordable housing needs of the community through the designation of sites to meet the very low and low income RHNA need (Appendix B). These sites are dispersed throughout the community.  There are 17 current units with affordable covenants at risk of converting to market rate in the City.

The City is committed to making diligent efforts to engage underrepresented and disadvantaged communities in studying displacement. The AI also identifies the following fair housing goals to mitigate the existing fair housing issues in the community:
 Create healthy neighborhoods
 Improve school proficiency
 Meet the housing needs of people with disabilities
 Reduce disproportionate housing needs
 Increase and accelerate housing production
 Locate new housing in neighborhoods with the best resources There are a number of factors and elements that contribute to and cause fair housing issues. The following lists a number of contributing factors for the City of Pico Rivera:
 Fair Housing Outreach and Enforcement: The City of Pico Rivera partners with the Housing Rights Center (HRC) to provide outreach and assistance with fair housing‐related issues. Outreach from the AI update returned a number of persons who believed they had experienced some form of housing discrimination. Between 2015 and 2020, the HRC has also received 46 housing discrimination complaints, with the majority being on the basis of physical or mental disability.

Housing Program 6C has been established to address fair housing needs, including outreach efforts and resources for the community.
 Availability of Affordable Housing: Section 2 of this Housing Element provides demographic information for households and individualsin the City. Table 2‐12 shows 55.7 percent of Pico Rivera households earn a lower income (at or below 80 percent of the AMFI ‐ $80,000). This includes 5,500 households earning an annual income lower than $40,000. In comparison, Table 3‐27 shows there are only 305 total deed restricted affordable housing units in the City, with 235 at risk of converting to market rate between 2014 and 2024. Housing Programs 1C, 2A, 2B, 5A, 5B, 5G, and 6C have been established to assist in the development of affordable housing throughout Pico Rivera.

Section 3: Housing Constraints, Resources and AFFH Page 3‐84  Opportunities for Persons with Disabilities: Affordability, design, location, and discrimination limit the supply of housing for persons with disabilities. Amendments to the Fair Housing Act, as well as state law, require ground‐floor units of new multi‐family construction with more than four units to be accessible to persons with disabilities. However, units built prior to 1989 are not required to be accessible to persons with disabilities. As provided in Section 2.F.4 of this Housing Element, approximately 93 percent of the City’s housing stock was built prior to 1989 and may create challenges to finding adequate and accessible housing for persons with disabilities. Additionally, Section 2.E.2 states there are a total of 6,061 Pico Rivera residents with at least one mental or physical disability. Between 2015 and 2020, approximately 86 percent of housing discrimination cases and inquiries with the HRC from Pico Rivera residents were on the basis of mental and physical ability, and one case received a successful settlement due to failure to make reasonable accommodation. Housing Programs 1A, 3A, 5A, 6A, 6B, and 6C have been established to allow for additional housing opportunities for persons with disabilities.

AB 686 requires that jurisdictions identify sites throughout the community in a manner that is consistent with its duty to affirmatively further fair housing. The site identification requirement involves not only an analysis of site capacity to accommodate the RHNA (provided in Appendix B), but also whether the identified sitesserve the purpose of replacing segregated living patterns with truly integrated and balanced living patterns, transforming racially and ethnically concentrated areas of poverty into areas of opportunity.

Figures 3‐21 through 3‐26 below identify the sites to accommodate future housing, as identified in the adequate sites analysis, overlaid on demographic data using the 2018 American Community Survey 5‐year Estimates.
 Figure 3‐21 – Pico Rivera Proposed RHNA Sites, R/ECAP Areas  Figure 3‐22 – Pico Rivera Proposed RHNA Sites, RCAA
 Figure 3‐23 – Pico Rivera Proposed RHNA Sites, TCAC Opportunity Areas  Figure 3‐24 – Pico Rivera Proposed RHNA Sites, Hispanic/Latino, 2019  Figure 3‐25 – Pico Rivera Proposed RHNA Sites, Non‐White Population 2019  Figure 3‐26 – Pico Rivera Proposed RHNA Sites, Low and Moderate Income, 2019 Figure 3‐21 shows proposed candidate sites to meet RHNA for Pico Rivera in relation with data showing R/ECAP areas within the City. R/ECAPs are racially or ethnically concentrated areas of poverty; they are marked in red hatchings. The goal of the AB 686 analysis is to analyze how the sites identified to accommodate the RHNA allocation may exacerbate or mitigate existing fair housing issues. Figure 3‐21 shows there are no R/ECAPs located within the City of Pico Rivera; therefore, no proposed candidate sites are located in a R/ECAP.

Figure 3‐22 shows proposed candidate sites to meet RHNA for Pico Rivera in relation with data showing RCAA areas within the City. RCAAs are racially or ethnically concentrated areas of affluence; there are identified as areas with a White Non‐Hispanic population greater than 80 percent and a median household income greater than $125,000. Figure 3‐22 showsthere are no RCAAslocated within the City of Pico Rivera; therefore, no proposed candidate sites are located in an RCAA.

Figure 3‐23 shows proposed candidate sites to meet RHNA for Pico Rivera in relation with the TCAC/HCD Opportunity areas within the City. TCAC is the California Tax Credit Allocation Committee/Housing and Community Development Opportunity Area Maps which show how resources are spatially distributed throughout the City. Figure 3‐23 shows that the whole City and all proposed candidate sites are located within moderate resource areas.

Section 3: Housing Constraints, Resources and AFFH Page 3‐85 Figure 3‐21: Pico Rivera Proposed RHNA Sites, R/ECAP Areas Source: American Community Survey, 5‐year estimates, 2019.

Section 3: Housing Constraints, Resources and AFFH Page 3‐86 Figure 3‐22: Pico Rivera Proposed RHNA Sites, RCAA
Source: American Community Survey, 5‐year estimates, 2019.

Section 3: Housing Constraints, Resources and AFFH Page 3‐87 Figure 3‐23: Pico Rivera Proposed RHNA Sites, TCAC Opportunity Areas Source: American Community Survey, 5‐year estimates, 2019.

Section 3: Housing Constraints, Resources and AFFH Page 3‐88 Figure 3‐24 showsthe proposed candidate sitesto meet the RHNA for Pico Rivera in relation to the location of residents of Hispanic origin. These sitestake into consideration access to vital goods, services, and public transportation and are therefore ideal areas for the City to focus much of its future housing growth. It is anticipated that accessory dwelling unit (ADU) growth, including growth for affordable ADUs, will occur in the less dense areas of the community. Figure 3‐24 shows the following findings:
 14 proposed sites to accommodate the RHNA allocation (totaling 175 potential units, or 13.1% of the total potential units) are located within block groups that have a percentage of the population that identifies as Hispanic between 60 and 80 percent. Of those units, 29 are proposed as affordable to low and very low incomes.
 55 proposed sites to accommodate the RHNA allocation (totaling 1,157 potential units, or 86.8% of the total potential units) are located within block groups that have a percentage of the population that identifies as Hispanic greater than 80 percent. Of those units, 210 are proposed as affordable to low and very low incomes.
 0 proposed sites to accommodate the RHNA allocation are located within block groups that have a percentage of the population that identifies as Hispanic below 60 percent.

The data shows that the proposed candidate sites to meet the very low and low‐income RHNA allocation are evenly dispersed throughout the community with an emphasis on locating units where there is a high level of access to important public services and transit. The distribution of potential units does not disproportionately impact areas with larger concentrations of the Hispanic population.

Section 3: Housing Constraints, Resources and AFFH Page 3‐89 Figure 3‐24: Proposed Housing Units in Pico Rivera, Hispanic Population Source: American Community Survey, 5‐year estimates, 2019.

Section 3: Housing Constraints, Resources and AFFH Page 3‐90 Figure 3‐25 shows the proposed candidate sites to meet the RHNA for Pico Rivera in relation with census data showing the percentage of the population within each block group that is Non‐white. Figure 3‐25 shows the following findings:
 18 proposed sites to accommodate the RHNA allocation (totaling 438 potential units, or 32.8% of the total potential units) are located within block groups that have a percentage of the population that identifies as Non‐White between 60 and 80 percent. Of those units, 81 are proposed as affordable to low and very low incomes.
 34 proposed sites to accommodate the RHNA allocation (totaling 635 potential units, or 47.36% of the total potential units) are located within block groups that have a percentage of the population that identifies as Non‐White between 40 and 60 percent. Of those units, 114 are proposed as affordable to low and very low incomes.
 17 proposed sites to accommodate the RHNA allocation (totaling 259 potential units, or 19.4% of the total potential units) are located within block groups that have a percentage of the population that identifies as Non‐White between 20 and 40 percent. Of those units, 44 are proposed as affordable to low and very low incomes.
 0 proposed sites to accommodate the RHNA allocation are located within block groups that have a percentage of the population that identifies as Non‐White less than 20 percent.  0 proposed sites to accommodate the RHNA allocation are located within block groups that have a percentage of the population that identifies as Non‐White greater than 80 percent.

Section 3: Housing Constraints, Resources and AFFH Page 3‐91 Figure 3‐25: Proposed Housing Units in Pico Rivera, Non‐White population Source: American Community Survey, 5‐year estimates, 2019.

Section 3: Housing Constraints, Resources and AFFH Page 3‐92 Figure 3‐26 shows location of proposed candidate sites to meet the RHNA for Pico Rivera in in comparison with census data showing the percentage of the population within each block group who is categorized as low income or moderate by the American Community Survey. Figure 3‐26 shows the following findings:
 1 proposed site to accommodate the RHNA allocation (totaling 9 potential units, or 0.7% of the total potential units) are located within block groups that have a percentage of the population that identifies as low‐and moderate‐income between 10 and 25 percent. Of those units, 1 is proposed as affordable to low and very low incomes.
 5 proposed sites to accommodate the RHNA allocation (totaling 59 potential units, or 4.4% of the total potential units) are located within block groups that have a percentage of the population that identifies as low‐and moderate‐income between 25 and 50 percent. Of those units, 10 are proposed as affordable to low and very low incomes.
 46 proposed sites to accommodate the RHNA allocation (totaling 745 potential units, or 55.9% of the total potential units) are located within block groups that have a percentage of the population that identifies as low‐and moderate‐income between 50 and 75 percent. Of those units, 130 are proposed as affordable to low and very low incomes.
 10 proposed sites to accommodate the RHNA allocation (totaling 388 potential units, or 25.3% of the total potential units) are located within block groups that have a percentage of the population that identifies as low‐and moderate‐income greater than 75 percent. Of those units, 74 are proposed as affordable to low and very low incomes.

The data shows that the proposed candidate sites to meet the very low and low‐income RHNA allocation are evenly dispersed throughout the community with an emphasis on locating units where there is a high level of access to important public services and transit. The distribution of potential units provides increased opportunities for low income housing in areas with higher rates of low‐income persons.

Section 3: Housing Constraints, Resources and AFFH Page 3‐93 Figure 3‐26: Proposed Housing Units in Pico Rivera, Low‐ and Moderate‐Income Block groups.

Source: American Community Survey, 5‐year estimates, 2019.

Section 3: Housing Constraints, Resources and AFFH   Page 3‐94 To enhance mobility and promote inclusion for protected classes, the chiefstrategy included in this housing element is to provide sites suitable for affordable housing in high‐resource, high opportunity areas (Policy Action 6B), as demonstrated by the analysis of the housing resource sites contained in Section 3: Housing Resources. Other programs that affirmatively further fair housing and implement the AI's recommendations include:
 Housing Program 1A:  Owner Occupied Housing Rehabilitation Program  Housing Program 1B:  Neighborhood Improvement Program  Housing Program 1C:  Monitor and Preserve Affordable Housing  Housing Program 2B: Partnerships for Affordable Housing Programs  Housing Program 2C: Section 8 Rental Assistance
 Housing Program 2E: Farmworker and Employee Housing Act Compliance  Housing Program 3A: Persons with Physical and Developmental Disabilities  Housing Program 3B:  Community Based Transitional Housing Program  Housing Program 10:  Women’s and Children’s Crisis Shelter Program  Housing Program 3C: Emergency, Transitional and Supportive Housing and Lower Barrier Navigation Centers
 Housing Program 3D:  Development of Housing for Large Households  Housing Program 6A: Reasonable Accommodation for Persons with Disabilities  Housing Program 6B: Fair Housing
SECTION 4: HOUSING PLAN

Section 4: Housing Plan Page 4‐2
Housing Plan
The Housing Plan describes the City of Pico Rivera’s 2021‐2029 housing policy program. The Housing Plan describes the specific housing‐related goals, policies, and programs the City will undertake during the planning period. This Plan identifies goals, policies, and programs aimed at providing additional housing opportunities, removing governmental constraints to affordable housing, improving the condition of existing housing, and providing equal housing opportunities for all residents.

These goals, policies, and programs were developed based on a review of the City’s 5th Cycle (2013‐2021) Housing Element, input from community members, stakeholders, and decision‐makers, requirements of new State law, and analysis completed in the Community Profile, Constraints, Resources, and Fair Housing sections of the Housing Element.

Regional Housing Needs Assessment
The Southern California Association of Governments (SCAG) has conducted a Regional Housing Needs Assessment (RHNA) to determine the City’s share of the affordable housing needs for the Los Angeles region. The RHNA quantifies Pico Rivera’s local share housing needs for the region by income category.

Income categories are based on the most current Median Family Income (MFI) for Los Angeles County. The City’s 2021‐2029 RHNA growth need is as follows:
 299 units ‐ Very low income (0‐50% County MFI)
 146 units ‐ Low income (51‐80% of County MFI)
 149 units ‐ Moderate income (81‐120% of County MFI)
 430 units ‐ Above moderate income (120% or more of County MFI) 1,024 units ‐ Total
A. Housing Goals
The City of Pico Rivera has identified the following housing goals as part of this Housing Element Update:

Housing Goal #1: Preservation and Improvement of existing housing stock and neighborhoods.

Housing Goal #2: Access to opportunities for affordable housing.

Housing Goal #3: Adequate supply and of housing and identification of resources for households with special needs.

Housing Goal #4: Identification of adequate sites to meet the existing and future housing needs of the City at all income levels.

Housing Goal #5: Evaluation of Governmental Constraints.

Housing Goal #6: Fair Housing opportunities for all segments of the community, regardless of age, race, religion, sex, marital status, sexual orientation, ancestry, national origin, or disability.

The goals listed above are described below and on following pages with accompanying policies and programs to achieve them.

Section 4: Housing Plan Page 4‐3
B. Housing Policies and Programs
This Housing Element expresses the Pico Rivera community’s overall housing goals and supporting policies, quantified objectives, and housing programs to achieve them. The stated Housing Programs are based on a review of past performance of the prior Housing Element, analysis of current constraints and resources, and input from Pico Rivera residents and stakeholders.

Housing Goal #1: Preservation and Improvement of existing housing stock and neighborhoods.

Housing Policy 1.1: Encourage the maintenance and repair of the City’s housing stock through code enforcement and rehabilitation programs.

Housing Policy 1.2: Pursue opportunitiesfor outside funding to assist homeowners when available.

Housing Policy 1.3: Proactively outreach to existing for sale and rental affordable projects to discuss opportunities to extend existing affordability agreements.

Housing Policy 1.4: Encourage new development projects to be designed to match the existing character of surrounding development.

Housing Goal 1 – Implementing Programs
Housing Program 1A: Owner Occupied Housing Rehabilitation Program The City provides the Housing Rehabilitation Loan and Grant Programs that offers homeowners the opportunity to apply for loans and small grants to complete improvement projects on their properties. The Loan Program provides 0% simple interest, deferred payment loans to seniors, persons with a disability, and families of low and moderate income that own and occupy their homes and need financial assistance to make repairs and improvements. The Grant Program provides a $20,000 grant to very low‐income homeowners that occupy their homes and need financial assistance for critical health and safety‐related improvements. The City will address property, structural, and energy/water conservation improvements for low income homeowners in the City. The City anticipates that 30 projects will be assisted annually through the Grant Program.

Timeframe: Reviewed annually
Responsible Agency: City of Pico Rivera Community Development Funding Source: Federal and State Funds

Housing Program 1B: Neighborhood Improvement Program
The City’s enforcement of existing property maintenance codes is a primary means to preserve housing and the quality of neighborhoods. The City’s Neighborhood Improvement Officers enforce violations on private property, such as zoning violations, building code violations, and public nuisances. This program is designed to identify properties with violations and bring such properties up to City code requirements and to clean up unsightly and unsafe properties.

Under this program, City personnel will refer property owners cited for Code violations to housing rehabilitation assistance programs as a means to prevent further deterioration of residential properties.

Section 4: Housing Plan Page 4‐4
The City will continue to conduct inspections on a complaint basis through the City’s Neighborhood Improvement Division.

Timeframe: Reviewed annually
Responsible Agency: Neighborhood Improvement Division
Funding Source: General Fund
Housing Program 1C: Monitor and Preserve Affordable Housing The City will continue to keep an inventory of affordable housing units and promote, through the Housing Division, the use of additional affordable housing assistance programs, as appropriate, to preserve existing affordable units that are at risk of converting to market‐rate. The City will contact public agencies, non‐ profit organizations, and tenant groups that may be in a position to purchase and/or manage at‐risk projects. When available, the City will utilize resources such as HUD Section 208/811 loans, HOPE II and III Homeownership program funds, HOME funds, CDBG funds, Low‐Income Housing Tax Credit Programs, California Housing Finance Agency single‐family and multi‐family programs, programs to stimulate private developer and non‐profit entity efforts in the development and financing of housing for lower and moderate‐income households. The City will facilitate discussions between developers and local banks to meet their obligations pursuant to the California Community Reinvestment Act (CCRA) providing favorable financing to developers involved in projects designed to provide lower and moderate‐income housing opportunities.

The City will maintain a list of affordable units throughout the City including affordability information to ensure landlords are compliant with deed restrictions and to preserve affordable units. The Housing Division will continue to pursue partnership opportunities with non‐profits to preserve and expand affordable housing in the City. The City will continue to comply with noticing requirements and coordinate with qualified entities to preserve at‐risk units.

Timeframe: Reviewed annually
Responsible Agency: City of Pico Rivera Community Development Funding Source: General Fund

Housing Program 1D: Replacement Housing
The City may have existing non‐vacant sites that contain vacant or demolished residential units that were occupied by lower income households or households subject to affordability requirements within the last five years. The City will implement a replacement housing program to ensure the replacement of any units lost subject to the requirements of Government Code section 65915, subdivision (c)(3) on sites identified in the site inventory when any new development (residential, mixed‐use or residential) occurs on a site that is identified in the inventory meeting the following conditions:
 Currently has residential uses or within the past five years has had residential uses that have been vacated or demolished, and
 Was subject to a recorded covenant, ordinance, or law that restricts rents to levels affordable to persons and families of low or very‐low income, or
 Subject to any other form of rent or price control through a public entity’s valid exercise of its police power, or
 Occupied by low and very low‐income households.

Section 4: Housing Plan Page 4‐5
Timeframe: The replacement requirement will be implemented upon adoption of the Housing Element and applied as applications on identified sites are received and processed, and local policy shall be adopted within one year of adoption of the Housing Element.

Responsible Agency: City of Pico Rivera Community Development Funding Sources: General Fund
Housing Program 1E: Energy Efficient Design
The City will review ordinances and recommend changes where necessary to encourage energy efficient housing design and practices that are consistent with State regulations. The City provides information on their website and will continue to periodically update their literature regarding energy conservation, including solar power, energy efficient insulation, and subsidies available from utility companies, and encourage homeowners and landlords to incorporate these features into construction and remodeling projects.

When possible, the City will encourage energy conservation devices including, but not limited to lighting, water heater treatments, and solar energy systems for all new and existing residential projects. The City will maintain and distribute literature on energy conservation, including solar power, additional insulation, and subsidies available from utility companies, and encourage homeowners and landlords to incorporate these features into construction and remodeling projects. The City will encourage energy conservation devices, including but not limited to lighting, water heater treatments, and solar energy systems for all residential projects. The City will promote maximum utilization of Federal, State, and local government programs, such as the County of Los Angeles Home Weatherization Program, that assist homeowners in providing energy conservation measures. Continue to provide information on home loan programs available through the City and encourage residents to use the programs to implement energy efficient design.

Timeframe: Reviewed annually
Responsible Agency: City of Pico Rivera Community Development Funding Source: General Fund
Housing Goal #2: Access to opportunities for affordable housing.

Housing Policy 2.1: Support and promote the creation of new opportunitiesfor affordable housing.

Housing Policy 2.2: Cooperate with private and public sector entities in identifying strategies that will be effective in the development of new affordable housing.

Housing Policy 2.3: Promote and support programsthat will assist lower‐income households in the purchase of their homes.

Goal 2 – Implementing Programs
Housing Program 2A: Developer Consultation
The City will continue to promote and encourage early consultation with developers to assist in expanding housing opportunities in order to streamline the process involved in development of affordable housing.

This early consultation will also provide developers with information needed to assist them in applying for funding to develop affordable and assisted housing. City staff will provide information in the form of Section 4: Housing Plan Page 4‐6
handouts and on the City’s website indicating the benefits of early consultation for the development community as well as offer early consultation with developers on an as needed basis.

Timeframe: Reviewed annually
Responsible Agency: City of Pico Rivera Community Development Funding Sources: General Fund
Housing Program 2B: Partnerships for Affordable Housing Programs The City will continue to cooperate with other agencies and organizations that offer lower income households homeownership assistance as a means of further leveraging housing assistance. These agencies and organizations may include, but are not limited to Los Angeles County‐ Mortgage Credit Certificate (MCC) Program, Neighborhood Housing Services of Los Angeles County‐ Homeownership Promotion and Preservation Program, Affordable Mortgage Lending Program. The City will increase resident awareness about housing programs offered by other agencies and organizations by advertising them on the City’s website and by offering Staff assistance at City Hall.

Timeframe: Reviewed annually
Responsible Agency: City of Pico Rivera Community Development Funding Sources: General Fund
Housing Program 2C: Section 8 Rental Assistance
The City provides rental subsidies to very low income households who overpay for housing through Section 8 funding. The City’s Housing Division keeps record on the number of households in Pico Rivera that participate in the Section 8 program. On average, there are approximately 380 households that participate in this program annually. The Housing Division regularly refers and provides general qualification and program information to interested individuals.

The Citywill continue to aid householdsthrough the Section 8 program, provided funding remains available, and encourage rental property ownersto register their units with the City. The City will continue to monitor the number of residents accessing the program and units available for rent.

Timeframe: Reviewed annually
Responsible Agency: City of Pico Rivera Community Development and Housing Urban Development Funding Sources: U.S. Department of Housing and Urban Development (HUD) Housing Program 2D: Federal and State Funding Programs
The City will review federal and state housing financing and subsidy programs for their potential availability to Pico Rivera. If the programs could be reasonably thought to be available to Pico Rivera, the City will work with the appropriate developers and non‐profits to support feasible funding application(s). This program also will entail the provision of City staff assistance to developers of housing for lower income housing and assessing the potential to match their projects to applicable federal and state programs. Included in this assistance would be pre‐application meetings and helping the applicant with identifying potential approaches to address design and site requirements.

Section 4: Housing Plan Page 4‐7
Timeframe: Reviewed annually
Responsible Agency: City of Pico Rivera Community Development Funding Source: General Fund
Housing Program 2E: Farmworker and Employee Housing Act Compliance The City of Pico Rivera will update Title 18, the Zoning Code of the Pico Rivera Municipal Code to comply with provisions for farmworker housing in compliance with the Employee Housing Act (Sections 17000‐ 17062.5 of the California Health and Safety Code).

Timeframe: Adopt Code Amendments within 24 months of Housing Element adoption Responsible Agency: City of Pico Rivera Community Development Funding Source: General Fund

Housing Program 2F: Development of Housing for Extremely Low and Lower‐Income Households The City recognizes the importance of supporting the development of housing for low and extremely low income households. While the City does not build housing, it is a primary goal of the Housing Element to support developers and increase the feasibility of development of housing for extremely low and low income households. Actions for this program include the following:
 When funding is available, the City shall subsidize up to 100 percent of the City’s application processing fees for qualifying developments where all units are affordable to 80% AMI or lower.  Promote the benefits of this program to the development community by posting information on its webpage and creating a handout to be distributed with land development applications.

Timeframe: Evaluated annually
Responsible Agency: City of Pico Rivera Community Development Funding Source: General Fund/In Kind
Housing Goal #3: Ensure an adequate supply of housing for households with special needs.

Housing Policy 3.1: Cooperate with housing providers and developers to promote the development of housing to accommodate those households with special needs.

Housing Policy 3.2: Pursue the feasibility of providing additional senior housing opportunities in the City.

Housing Policy 3.3: Recognize the basic shelter needs of persons experiencing homelessness.

Goal 3 – Implementing Programs
Housing Program 3A: Persons with Physical and Developmental Disabilities As identified in Section 2, the City of Pico Rivera has roughly 14,004 people identified by the State Department of Developmental Services (DDS) as having a developmental disability in between 2019 and 2020. The City understands that people with developmental disabilities may have unique needs when looking for housing accommodation and is committed to assisting residents.

Section 4: Housing Plan Page 4‐8
The City will continue to take actions to accommodate the approval of group homes, ADA retrofit efforts, ADA compliance and/or other measures through the implementation of Title 24 as well as amend its procedures to provide more flexibility in the development of accommodations for persons with physical and developmental disabilities by eliminating the need for a variance.

Timeframe: Review Annually and Address as Requested
Responsible Agency: City of Pico Rivera Community Development Funding Source: General Fund

Housing Program 3B: Emergency, Transitional and Supportive Housing and Lower Barrier Navigation Centers
The City shall permit Low Barrier Navigation Center development as a matter of right in appropriate zoning districts, subject to requirements of state law. These requirements include implementing standards, provisions and limitations governing the permitting, development, siting and management of Low Barrier Navigation Centers. The City of Pico Rivera shall update its Municipal Code, as appropriate, to comply with State law.

The City shall update its Municipal Code to permit permanent supportive housing by‐right pursuant to Government Code Section 65651
Additionally, the City will also review and amend (if necessary) the Municipal Code to comply with updates to State law regarding transitional and emergency shelters, including AB 139.

Timeframe: Within 24 months of adoption of the 6th Cycle Housing Element and reviewed Annually for updates
Responsible Agency: City of Pico Rivera Community Development Funding Source: General Fund

Housing Program 3C: Development of Housing for Large Households The City understands that appropriately sized housing units for families is an important means to improve livability, reduce incidence of overcrowding, and minimize deferred maintenance issues. As identified in Section 2, approximately 25% of households within Pico Rivera are comprised of 5 or more person (ACS 2018). The City encourages developers/builders to incorporate larger bedroom counts in future housing developments, as appropriate, to accommodate the needs of larger households to support the development of rental and for‐sale housing for larger households, especially lower income large households.

The City will encourage development of housing for large households through a variety of activities such as outreach to housing developers, providing technical assistance, providing expedited processing, fee reductions, waiving of specific development standards, etc. The City will ensure that the housing need for large households is met by prioritizing available incentives for large households.

Timeframe: Reviewed annually
Responsible Agency: City of Pico Rivera Community Development Funding Source: General Fund

Section 4: Housing Plan Page 4‐9
Housing Goal #4: Provide adequate sites to meet the existing and future housing needs of the City.

Housing Policy 4.1: Maintain sufficient land designated and appropriately zoned for housing to accommodate Pico Rivera’s Regional Housing Needs Assessment (RHNA) growth needsthroughout the planning period.

Housing Policy 4.2: Support the development of higher density housing along selected arterial corridors as a means to accommodate the City’s projected housing need.

Housing Policy 4.3: Establish a mixed‐use overlay zone and increase permitted density in identified areas to meet the City’s housing need.

Housing Policy 4.4 Promote the development of residential uses in non‐residential areas to create a balance of uses within the City.

Goal 4 – Implementing Programs
Housing Program 4A: Rezoning of Sites to Accommodate the City’s 2021‐2029 RHNA Need The City of Pico Rivera has little vacant and available residentially zoned land to accommodate future housing growth. In order to accommodate the 2021‐2029 RHNA allocation, the City has identified parcels to apply an overlay zone which will permit residential development at 40 dwelling units per acre (du/ac).

These sites are evaluated and identified within Appendix B of the Housing Element. These sites are zoned primarily commercial and industrial along major transportation corridors and will permit standalone residential uses as part of the standards of the overlay. The City will complete the required zoning actions within 36 months of adoption of the 6th Cycle Housing Element as required by State law. The City will annually review its progress to meeting the 2021‐2029 RHNA and the inventory of sites identified to meet it. If a shortage of sites is identified at any point during the planning period, the City will identify new candidate sites to allow for the sufficient development of housing units to meet the 2021‐2029 RHNA allocation. Developmentstandards compliantwith Government Code Section 65583.2 (i)(h)will be assigned the overlay zone in conjunction with the adoption of the overlay zone.

Timeframe: Within 36 months of adoption of the 6th cycle Housing Element Responsible Agency: City of Pico Rivera Community Development Funding Source: General Fund
Housing Program 4B: Promotion of Accessory Dwelling Unit (ADU) and Junior Accessory Dwelling Unit (JADU) Development
The City of Pico Rivera will continue to update its Municipal Code to incorporate provisions of new State ADU law which expands where ADUs and JADUs can be constructed and removes barriers to the development of these units. ADU production has increased since incorporation of recent provisions and the City anticipates that ADUs will assist the City in meeting their RHNA needs, as described in the Housing Resources section of this Housing Element.

The City will implement programs with the intent of promoting the development of ADUs throughout the 6th Planning Cycle. These programs my include, but are not limited to:
 Coordinating with the County on implementation of a permit‐ready ADU program Section 4: Housing Plan Page 4‐10
 Post a user‐friendly FAQ on the City’s website to assist the public  Waiving certain permitting fees to make ADU development  Creating an expedited plan check review process to ease the process for homeowners  Research potential State and Regional funding sources for affordable ADUs and make the information found publicly available to homeowners
 Engaging with residential development applicants regarding ADU opportunities that may not have been considered.

Timeframe: Program components analyzed within 1 year, with 1 additional year for implementation Responsible Agency: City of Pico Rivera Community Development Funding Source: General Fund, In Kind
Housing Program 4C: Create ADU Monitoring Program
The City will create a monitoring program to track ADU and JADU creation and affordability levels throughout the planning period. This will allow the City to monitor the development of accessory units at all income levels. Additionally, the City will review their ADU and JADU development progress within 2 years of the adoption of the 6th cycle Housing Element to evaluate if production estimates are being achieved.

If ADUs are not being permitted as assumed in the Housing Element, the City will take the action within 6 months of completion of the ADU review to ensure that adequate capacity at each income level in maintained to meet the City’s RHNA needs. These actions may include identification of adequate sites to meet the City’s identified unaccommodated need.

Timeframe: Within 12 months of adoption of the 6th cycle Housing Element Responsible Agency: City of Pico Rivera Community Development Funding Source: General Fund
Housing Program 4D: Candidate Sites Used in Previous Housing Elements Pursuant to State Housing law, candidate sitesidentified in this Housing Element to accommodate a portion of the City’s low‐ and very low ‐income RHNA that were identified in previously adopted Housing Elements must be rezoned to allow residential use by right at specified densities for housing developments in which at least 20 percent of the units are affordable to lower income households.   By right shall mean the jurisdiction may not require any of the following discretionary actions, except if the project requires a subdivision:
 A conditional use permit
 A planned unit development permit
 Other discretionary, local‐government review or approval that would constitute a “project” The City may impose objective design review standards on projects.  The City has identified as part of this Housing Element update vacant and nonvacant sites that were used in previous Housing Elements to meet the current RHNA need.  To accommodate the provisions of State law, the City shall permit all nonvacant sites included in a prior Housing Element and all vacant sites included in two or more consecutive planning Section 4: Housing Plan   Page 4‐11
periods that permits by right development for projects that meet the requirements of State housing law, including 20 percent affordability.  These sites are identified in Appendix B.

Timeframe: Within 36 months of adoption of the 6th Cycle Housing Element Responsible Agency: City of Pico Rivera Community Development Funding Source: General Fund
Housing Goal #5: Evaluation of Governmental Constraints Housing Policy 5.1: Continue to support changes to the City’s Zoning Ordinance as a means to streamline the development process.

Housing Policy 5.2: Continue to support reduced fees and/or development standards for those developments that meet the criteria for being affordable.

Housing Policy 5.3: Explore incentives, bonuses, and flexibility in standards and requirements that could benefit affordable housing development, such as flexible development standards, reduced permit fees, and streamlined permit processing.

Housing Policy 5.4: Grant priority water and sewerservice to housing with units affordable to lower income households.

Goal 5 – Implementing Programs
Housing Program 5A: Remove Development Constraints
City Staff will periodically review the development standards for the residential zones to identify standards that may constrain the development of affordable housing and housing for special groups, such as individuals with disabilities. The City will work with the developer through density bonuses or a PUD if necessary and will further review any standards identified in the Housing Element as a constraint and alter them as necessary to ensure that the development of affordable housing is feasible. The City will also continue to provide development standard modifications, streamlined processing for applications related to the creation of affordable housing, and offer fee modifications for projects proposing affordable units that are required to apply for variations to the existing development standards.

Timeframe: Reviewed annually
Responsible Agency: City of Pico Rivera Community Development Funding Source: General Fund
Housing Program 5B: Density Bonus
The City currently continues to offer developers the opportunity of a Density Bonus Program which is a density increase of 35% plus development incentives for qualified affordable projects. The City will update the Density Bonus Program to provide for an allowance of up to 50% density bonus, instead of 35%, when the base BMR is proposed, in compliancewith AB 2345. The City will also complywith AB 1763 by permitting up to an 80% density bonus for projects proposed with 100 percent affordable units. The City will continue to inform and encourage developers to utilize the density bonus program by promoting the program on the City’s website and by offering Staff assistance at City Hall.

Section 4: Housing Plan Page 4‐12
Timeframe: Update Density Bonus Program within 12 months of adopting the 2021‐2029 Housing Element; Review annually
Responsible Agency: City of Pico Rivera Community Development Funding Source: General Fund
Housing Program 5C: Streamline Processing
The City continues to monitor permit processing times to ensure the fastest possible turnaround for applications. The City will modify the application packet, as appropriate, to simplify and streamline the application process. The City will continue to monitor permit processing times and investigate ways to streamline the process and digitize information including building permits and the Zoning Code.

Timeframe: Reviewed annually
Responsible Agency: City of Pico Rivera Community Development Funding Source: General Fund
Housing Program 5D: Planning and Development Fees
The City will conduct periodic internal reviews of planning and development fees to ensure that the fees are not excessive and are appropriate to cover the cost of services provided as well as ensure that the fees are not excessive and are appropriate to cover the cost of services provided. The City will continue to offer a streamlined permitting process for residential projects, to minimize the holding, development and labor costs assumed by the project applicant. The City will provide the latest fee schedules on the City website and at City Hall.

Timeframe: Reviewed annually
Responsible Agency: City of Pico Rivera Community Development Funding Source: General Fund

Housing Program 5E: Water & Sewer Service Providers
Pursuant to Chapter 727, Statues of 2005 (SB 1087), the City of Pico Rivera isrequired to deliver its adopted Housing Element and any amendments thereto to local water and sewer service providers. This legislation allowsfor coordination between the City and water and sewer providers when considering approval of new residential projects. Additionally, cooperation with local service providers will support the prioritization of water and sewer services for future residential development, including units affordable to lower‐income households. The City will submit the adopted Housing Element to local water and sewer providers for their review and consideration when reviewing new residential projects.

Timeframe: Within 6 months of adoption of the 2021‐2029 Housing Element Update; project‐by‐project basis
Responsible Agency: City of Pico Rivera Community Development Funding Source: General Fund

Section 4: Housing Plan Page 4‐13
Housing Program 5F: Safety Element Update and Adoption of an Environmental Justice Element SB 1035 requires that the City, after the initial revision of the safety element to identify flood hazards and address the risk of fire in certain lands upon each revision of the housing element, review and, if necessary, revise the safety element to identify new information relating to flood and fire hazards that was not previously available during the previous revision of the safety element.

SB 1000 (2018) requires that the City include an environmental justice component to the General Plan during the 6th Cycle update of the City’s Housing Element. The City will adopt a separate Environmental Justice Element or otherwise incorporate the required Environmental Justice policies within the General Plan within 12 months of adoption of the 6th Cycle Housing Element.

Timeframe: Within 12 months of adoption of the 6th Cycle Housing Element Responsible Agency: City of Pico Rivera Community Development Funding Source: General Fund

Housing Program 5G: Senate Bill 35 Streamlining
The City will establish written procedures to comply with California Government Code Section 65913.4 and publish those procedures for the public, as appropriate, to comply with the requirements of Senate Bill 35 (SB 35), Chapter 366 Statues 2017. These requirements apply at any point in time when the City does not meet the State mandated requirements, based upon the SB 35 Statewide Determination Summary Report for Housing Element progress and reporting on Regional Housing Needs Assessment (RHNA). The City will process development projects with at least 50 percent affordable units through a streamlined permit process (i.e., 90 days for projects with up to 150 units). All projects covered by SB 35 are still subject to the objective development standards of the Pico Rivera Municipal Code that includes the Building and Fire Codes. However, qualifying projects cannot be subject to discretionary review or public hearings; and in many casesthe City cannot require parking. Reduced parking requirementswould be established consistent with the requirements of SB 35 for qualified streamlining projects.

Timeframe: Establish procedures within 24 months of Housing Element Adoption Responsible Agency: City of Pico Rivera Community Development Funding Source: General Fund

Housing Program 5H: Parking Standards for Residential Developments The City’sresidential off‐street parking requirements are provided in Section 3.B.2 of this Housing Element.

The City will review and revise the Municipal Code’s requirements for residential off‐street parking for multi‐family projects to facilitate the development of multi‐family housing, and specifically affordable housing. The City will consider multiple factors when addressing this update, including but not limited to:
size of residential units, number of bedrooms, access to transit and other multi‐modal opportunities, local parking trends related to vehicle ownership and the availability of the City’s inventory of on‐street parking.

Timeframe: Review within 24 months of adoption of Housing Element Adoption; revise Code within 36 months of adoption of Housing Element Adoption.

Responsible Agency: City of Pico Rivera Community Development Funding Source: General Fund

Section 4: Housing Plan   Page 4‐14
Housing Goal #6: Promote Equal Housing Opportunities
Housing Policy 6.1:  Continue to promote housing opportunities for all persons regardless of race, religion, sex, marital status, ancestry, national origin, color or the presence of persons with disabilities
Housing Policy 6.2:  Ensure equal access to housing by providing reasonable accommodation for persons with disabilities consistent with Americans with Disabilities Act (ADA) and Fair Housing Act (FHA) requirements.

Goal 6 – Implementing Programs
Housing Program 6A: Reasonable Accommodation for Persons with Disabilities The City will continue to remove potential and actual governmental constraints upon the maintenance, improvement, or development of housing for all income levels and for persons with disabilities. The City will continue to encourage accessible housing for persons with disabilities and the retrofitting of existing dwelling units and enforcement of the State accessibility standards for new residential construction. The City is committed to assisting residents in need of reasonable accommodation and offers financial assistance through the Housing Rehabilitation Loan and Grant Program and will continue to direct eligible residents to apply for funds.

The City will administer the Housing Rehabilitation Loan and Grant Program to assist households with persons with disabilities with architectural modifications to their homes and continue to implement the provisions of the California Americans with Disabilities Act (Cal ADA). The City will provide information in public places regarding the City’s reasonable accommodation ordinance and the Housing Rehabilitation Loan and Grant Program.

Timeframe: Reviewed annually
Responsible Agency: City of Pico Rivera Community Development Funding Source: General Fund

Housing Program 6B: Constraints on Housing for Persons with Disabilities The City will review and, if necessary, amend its Municipal Code to be compliant with State law regarding reasonable accommodation procedures and group homes. The City will also provide information online and at City Hall on reasonable accommodations with respect to zoning, permit processing, and building laws.

Timeframe: Within 12 months of adoption of the 6th Cycle Housing Element Responsible Agency: City of Pico Rivera Community Development Funding Source: General Fund

Housing Program 6C: Fair Housing
The City will continue to contract with the Southern California Housing Rights Center to provide residents with fair housing services using Community Development Block Grant (CDBG) funds. The City will refer fair housing complaints to the Housing Rights Center as appropriate. The City will assist in program outreach through placement of fair housing program multilingual brochures at the public counter, City library, post office, and other community locations. The City will continue to assist households and refer fair housing Section 4: Housing Plan Page 4‐15
complaints to the Southern California Housing Rights Center. The City has identified the following local contributing factors to fair housing:
 Access to Opportunity
o Environmental Health
o School Proficiency
 Housing for Persons with Disabilities
o Home modifications
 Disproportionate Housing Needs
o Pacific islanders: Cost Burden and Severe Cost Burden  Publicly Supported Housing
o Production and location of Affordable Housing
The City will utilize the Housing Element, and other fair housing resources to continue to work towards the following identified goals to mitigate fair housing issues in Pico Rivera:
 Create healthy neighborhoods
 Improve school proficiency
 Meet the housing needs of people with disabilities
 Reduce disproportionate housing needs
 Increase and accelerate housing production
 Locate new housing in neighborhoods with the best resources Timeframe: Reviewed annually
Responsible Agency: City of Pico Rivera Community Development Funding Source: General Fund
Housing Program 6D: Community Outreach
The City has hosted workshops and public meetings throughout the 2021‐2029 Housing Element Update to gather public input and feedback as it relates to development of and access to housing. The City will extend outreach efforts throughout the planning period to continue gathering community input on, but not limited to, affordable housing, housing for special needs populations, and ADUs. The continued outreach will be City‐wide with a focus on traditionally under‐represented communities.

Timeframe: A minimum of one meeting held annually
Responsible Agency: City of Pico Rivera Community Development Funding Source: General Fund

Section 4: Housing Plan Page 4‐16
C. Summary of Quantified Objectives
Table 4‐1: Summary of Quantified Objectives
Income Group Extremely
Low* Very Low Low Moderate Above Moderate Total
New Construction (RHNA) 239 371 722 1,332
Accessory Units 272 8 120 400
Conservation and ‘At‐Risk’ 75 0 0 75
Rental Subsidy (Section 8) 378 0 0 378
Rehabilitation** 50 0 0 50
*Extremely Low Units are defined by HCD as half of the City’s Very‐Low Income need. **Total units in need of rehabilitation as estimated by the City’s 2020‐2025 Consolidated Plan.

APPENDIX A: REVIEW OF PAST PERFORMANCE
Appendix A: Review of Past Performance Page A‐2
Review of Past Performance The following table is a review of the City of Pico Rivera’s housing project and program performance in the 2014‐2021 Planning Cycle. It is an evaluation of the 5th cycle’s Policy Program and considers all current and existing programs and projects, as well as the most current accomplishments and effectiveness and appropriateness for the 2021‐2029 6th Cycle.

A. Program Evaluation for Households with Special Needs The City of Pico Rivera has worked towards accomplishing many of the objectives set for the programs of the past cycle. During the fifth cycle, the City completed a number of key programsto support housing opportunity and made substantial accomplishments regarding its programs. The City’s successful programs have been identified as continued for the sixth cycle, due to their success in the fifth cycle.

As a part of analyzing prior programs, the element must provide an explanation of the effectiveness of goals, policies, and related actions in meeting the housing needs of special needs populations. The table in this section provides an overview of the City’s prior program accomplishments; achievements related to special needs populations are summarized below:As shown in Section 2, approximately 14% of the population in Pico Rivera are seniors aged 65 years or older. As described in Section 3 of this Housing Element, the Pico Rivera Housing Authority administers Section 8 Housing Choice vouchers within the City of Pico Rivera which benefit senior residents within the city. For example, in 2020 the Pico Rivera Housing Authority administered 378 total Section 8 vouchers within the City of Pico Rivera; 121 of which were reserved for seniors.

As identified in 5th cycle Program 8, the City of Pico Rivera advertises housing assistance, including senior housing resources, to the public on its websites, found here: http://www.pico‐rivera.org/depts/ced/housing/resources.asp. This includes, among other programs, the Senior Services Program through Southeast Area Social Services Funding Authority (SASSFA) which links older adults to the services necessary to keep them safely at home, including homemaking, personal care, transportation, health care, mental health services, money management, respite care for older adults, case management, and caregiver support.

Appendix A: Review of Past Performance Page A‐3
As shown in Section 2, approximately 9 percent of the population In Pico Rivera have at least one physical or developmental disability.

Pico Rivera islocated within the service area of the Eastern Los Angeles Regional Center (ELARC). ELARC provides necessary resources and assistance to persons with developmental disabilities. According to the City’s 2020‐25 Consolidated Plan, an estimated 549 individuals are utilizing the services of the ELARC during the 5th Cycle period. In total, 378 householdsreceived a rental assistance voucher. Housing resources and program information are available to the public in the City’s website, found here: http://www.pico‐rivera.org/depts/ced/housing/default.asp In the 6th Cycle Housing Plan, Housing Programs 1A, 3A, 5A, 6A, 6B, and 6C have been established to allow for additional housing opportunities for persons with disabilities.

Large households are classified as those consisting of five or more members. These households can have difficulty in finding housing options that are adequately sized and affordable. As shown in Section 2, large‐family households make up approximately 25% of the total households within Pico Rivera. This is a large component of the total population and is accommodate primarily through the City’s approximately 14,000 single‐family housing units which make up 80% of the total units. During the fifth cycle, the City continues to work with developers and provide information on the potential demand for larger multi‐family residential units. Pico Rivera will create the two overlays identified in Section 4 to promote the development of multi‐family residential units within the city and stress the importance of units that can accommodate the needs of large families.

The City currently allows for bedroom additions to existing residences without increasing the required off‐street parking count.

The City held “pre‐application” meetings with developers during the 5th Planning Cycle. These meetings included all departments and the applicant, free of charge, to review proposed projects before they were submitted for review. These meetings were used to discuss a number of topics including the potential for varying unit sides which can meet the City’s housing needs.

As previously discussed, farm workers are not a significant portion of the Pico Rivera community. Their needs are accommodated through housing programs and policies that assist lower‐income households in general rather than specialized programs, such as:
 Program 3 – Monitor and preserve affordable housing units, including the Verner Villa apartments and Pavilion Court Apartments which were at‐risk but whose affordability agreement were extended.  Program 7 – Section 8 Rental Assistance which benefits approximately 378 lower income households annually.

Appendix A: Review of Past Performance Page A‐4
 Program 12 – Development of housing for large households  Program 23 – Reasonable accommodation for persons with disabilities As shown in Section 2, approximately 10.9 percent of Pico Rivera households are single‐parent households. In Pico Rivera 76.8 percent of single‐ parent households are female households and 23.2 percent are male households. Of the City’s single‐parent total, 32.8 percent are living in poverty; this is 6.5 percent below the County’s percentage. Through distribution of Section 8 Housing Vouchers, the City was successful in provided aid to 370 households annually during the 5th cycle. These funds are allocated to those low‐income individuals or families who qualify for assistance and are directed towards those with special housing needs, including single‐parent households and those who are homeless or housing insecure.The Pico Rivera Housing Authority utilized 94%‐99% of the monthly Authorized Budget Authority and approximately 750 applicants from the waiting list were called for intake.

Pico Rivera and its surrounding cities have very low and similar counts of persons experiencing homelessness as part of the County’s total. A total of 170 persons experience homelessness in Pico Rivera in 2020. All of homeless individuals in Pico Rivera are identified as unsheltered. The City of Pico Rivera preserved affordable housing units (Program 3), including the Verner Villa apartments and Pavilion Court Apartments which were at‐risk but whose affordability agreement were extended. Assistance provided through the distribution of Section 8 housing vouchers also benefit those who are homeless or housing insecure as described above.

Extremely low‐income households are those which earn less than 30 percent of the AMFI. The 2013‐2017 Comprehensive Housing Affordability Strategy (CHAS) indicates that there are approximately 2,920 extremely low‐income households in Pico Rivera, including renters and homeowners.

Section 2 includes data characterizing affordability and cost burden for various income groups. As discussed above, the City’s efforts towards distributing Section 8 Housing Vouchers and preserving at‐risk units provide housing options for extremely low‐income households.

Appendix A: Review of Past Performance Page A‐5
5th Cycle Program Program Objective Program Accomplishments Status for Sixth Cycle HOUSING GOAL‐1: Preservation and Improve Existing HousingPolicy 1.1: Encourage the maintenance and repair of the City’s housing stock through code enforcement and rehabilitation programs.Policy 1.2: Preserve the integrity of the existing single‐family neighborhoods in the community.Program 1 – Owner‐Occupied Housing Rehabilitation Programs The Housing Rehabilitation Loan and Grant Programs offer homeowners the opportunity to apply for loans
and small grants to complete improvement projects
on their properties. The Loan Program provides 0%
simple interest, deferred payment loans to seniors,
persons with a disability, and families of low and
moderate income that own and occupy their homes
and need financial assistance to make repairs and
improvements. The program is backed by federal
funds with loans secured by a Deed of Trust.

Payment is typically not due payable until the home
is sold, transferred in ownership, refinanced, or the
30th year of the loan. The Grant Program provides a
$20,000 grant to very low‐income homeowners that
occupy their homes and need financial assistance for
critical health and safety‐related improvements.

Address property,structural, and
energy/water conservationimprovements for lowincome homeowners in the City. The City
anticipates that 10
projects will be assistedannually through the
Grant/Loan Program.

The City dedicates $120,000 in
CDBG funds towards the
Handyworker Grant Program to
assist owner occupied housing
rehabilitation. The City partners
with Habitat for Humanity tooutreach, qualify, and completerehabilitations for eligible homeowners. In 2019 ‐2020 the
City was able to accomplish 3
planned rehabilitations.According to the City’sConsolidated Plan for 2020‐25, it is estimated that a total of 15homes will be rehabilitated through the 5th cycle. The City is
in the process of contracting with
a non‐profit to continue the Loan
$60,000 Loan program.

Ongoing. The Cityrecognizes the importance
of maintaining existingaffordable housing stock
and the importance of safer
and quality housing for
residents’ health. The City
will continue to addressproperty, structural, and
energy/water property,structural, andenergy/water conservationimprovements for lowincome homeowner’sconservation improvements for low incomehomeowners in the 6th
cycle.

Program 2 – Neighborhood Improvement Program
The enforcement of existing property maintenance
codes is a primary means to preserve housing and
the quality of neighborhoods. The Neighborhood
Improvement Division is responsible for enforcing
certain provisions of the Municipal Code to ensure a
Continue to conduct
inspections on a complaintbasis through the City’s
NeighborhoodImprovement Division.

This program is implemented on acomplaint basis through the Code Enforcement department of Pico
Rivera. The City maintains a
dedicated webpage on the City’s
website to provide information
Ongoing. In order to
maintain existing housingstock, and ensure housing is
safe and healthy, the City
has consistently conductedinspection based on a
Appendix A: Review of Past Performance Page A‐6
5th Cycle Program Program Objective Program Accomplishments Status for Sixth Cycle safe, orderly, and aesthetically pleasing community.

Neighborhood Improvement Officers enforce
violations on private property, such as zoning
violations, building code violations, and public
nuisances. This program is designed to identify
properties with violations and bring such properties
up to City code requirements and to clean up
unsightly and unsafe properties. Under this program,
City personnel will refer property owners cited for
Code violations to housing rehabilitation assistance
programs as a means to prevent further
deterioration of residential properties.
about code violations, resources,
and how to file a complaint.
http://www.pico‐
rivera.org/depts/ced/neighborhood/default.aspDuring the 5th cycle, codeenforcement handled 611 complaints related to housing.
complaint basis in the 5th
cycle and will continue to
perform inspections basedon complaint basis duringthe 6th cycle.

Program 3 – Monitor and Preserve Affordable
Housing The City will continue to keep an inventory ofaffordable housing units and promote, through the Housing Division, the use of additional affordable
housing assistance programs, as appropriate, to
preserve existing affordable units that are at risk ofconverting to market‐rate. The City will make contact with public agencies, non‐profit organizations, and
tenant groups that may be in a position to purchase
and/or manage at‐risk projects. When available, the
City will utilize resources such as HUD Section
208/811 loans, HOPE II and III Homeownership
program funds, HOME funds, CDBG funds, Low‐
Income Housing Tax Credit Programs, California
Housing Finance Agency single‐family and multi‐
City Staff will maintain alist of affordable units
throughout the City
including affordabilityinformation to ensure
landlords are compliantwith deed restrictions andto preserve affordableunits. The Housing Division will continue to pursue
partnership opportunities
with non‐profits topreserve and expandaffordable housing in the City.

The City maintains a variety of
housing resources on its website:
http://www.pico‐
rivera.org/depts/ced/housing/resources.aspThe City currently has 11,600units which are over 60 years of age. The City utilized its Codeenforcement department to maintain current housing stock.

The Verner Villa apartments were
preserved from 2015 to 2021,and they are now considered at‐ risk again. The Pavilion Court
Ongoing. The City of Pico
Rivera will continue topartner with non‐profits to
preserve and expandaffordable housing asopportunities through the 5th cycle. The City will
continue to maintain a listof affordable unitsthroughout the City as well as pursue partnershipswhen opportunities arise inthe 6th cycle.

Appendix A: Review of Past Performance Page A‐7
5th Cycle Program Program Objective Program Accomplishments Status for Sixth Cycle family programs, programs to stimulate privatedeveloper and non‐profit entity efforts in the development and financing of housing for lower and
moderate‐income households. The City will facilitatediscussions between developers and local banks to meet their obligations pursuant to the California
Community Reinvestment Act (CCRA) providing
favorable financing to developers involved in projects
designed to provide lower and moderate‐income
housing opportunities
Apartments were preserved from
2015 to 2073.

Program 4 – Energy Efficient Design
The City will review ordinances and recommend
changes where necessary to encourage energy
efficient housing design and practices that are
consistent with State regulations. The City provides
information on their website and will continue to
periodically update their literature regarding energyconservation, including solar power, energy efficient insulation, and subsidies available from utilitycompanies, and encourage homeowners andlandlords to incorporate these features into construction and remodeling projects. When possible
the City will encourage energy conservation devices
including, but not limited to lighting, water heater
treatments, and solar energy systems for all new and
existing residential projects. The City will encourage
maximum utilization of Federal, State, and local
government programs, including the County of Los
Maintain and distribute
literature on energyconservation, includingsolar power, additionalinsulation, and subsidies available from utility
companies, and encourage
homeowners and
landlords to incorporate
these features intoconstruction and
remodeling projects.

Encourage energy
conservation devices,
including but not limitedto lighting, water heatertreatments, and solarenergy systems for all Design standards and energyefficient designs are enforced through the City’s Building
Division.During the 5th Cycle, the City has
encouraged the addition of
electric vehicle charging stations.

Charging stations have beenadded at the Walmart,
Marketplace and Village Walk
shopping centers. The City alsoencourages new residential projects to include electric vehicleconduits for potential future use.

Ongoing. The City of Pico
Rivera will continue to
encourage energyconservation devices whenpossible and provideinformation on energyefficiency within the 6th cycle.

Appendix A: Review of Past Performance Page A‐8
5th Cycle Program Program Objective Program Accomplishments Status for Sixth Cycle Angeles Home Weatherization Program that are
intended to help homeowners implement energy
conservation measures.
residential projects.

Encourage maximum
utilization of Federal,
State, and local
government programs,such as the County of Los
Angeles Home
Weatherization Program,
that assist homeowners in
providing energy
conservation measures.

Continue to provideinformation on home loan
programs availablethrough the City and
encourage residents touse the programs toimplement energyefficient design.

Goal 2: Encourage access to opportunities for affordable housing Policy 2.1: Support and promote the creation of new opportunities for affordable housing.Policy 2.2: Cooperate with private and public sector entities in identifying strategies that will be effective in the development of new affordablehousing.Policy 2.3: Promote and support those programs that will assist lower‐income households in the purchase of their homes.Program 5 – Developer Consultation The City will continue to promote and encourage
early consultation with developers to assist in
expanding housing opportunities in order to
Offer early consultation
with developers on an as
needed basis.

Developers are encouraged topursue projects providing low‐ and moderate‐income housing.

The City encourages developers
Ongoing. The City of Pico
Rivera will continue tosupport and promote early
consultation with
Appendix A: Review of Past Performance Page A‐9
5th Cycle Program Program Objective Program Accomplishments Status for Sixth Cycle streamline the process involved in development of
affordable housing. This early consultation will also
provide developers with information needed to assist
them in applying for funding to develop affordable
and assisted housing. City staff will provideinformation in the form of handouts and on the City’s website indicating the benefits of early consultation
for the development community.
to seek early consultation withCity Staff on proposed projects.

The City utilizes density bonusesto encourage developers interested in additional density
with an incentive to develop aportion of their market rateproject as affordable to low‐ and moderate‐income households. Nohousing developers utilized density bonuses during the 5th
Cycle.
developers to aid inhousing expansionopportunities during the 6th cycle.

Appendix A: Review of Past Performance Page A‐10
5th Cycle Program Program Objective Program Accomplishments Status for Sixth Cycle Program 6 – Partnerships for Affordable Housing
ProgramsAs a means of further leveraging housing assistance, the City will continue to cooperate with other
agencies and organizations that offer lower income
households homeownership assistance. These
agencies and organizations may include, but are notlimited to:
 Los Angeles County‐ Mortgage Credit
Certificate (MCC) Program
 Neighborhood Housing Services of Los
Angeles County‐ Homeownership Promotion
and Preservation Program, AffordableMortgage Lending Program As the City has little control over how these
programs are administered by each responsible
agency or organization, the City will be responsible
for providing information on the City website and at
City Hall.

Increase residentawareness about housing
programs offered by otheragencies and organizationsby advertising them on the City’s website and by
offering Staff assistance atCity Hall.

The City has preserved its
partnerships and now alsopartners with the following
organizations in order toencourage the development of
and access to affordable housing:
 Pico Rivera Housing
Assistance Agency
 Habitat for Humanity California Low Income
Housing Tax CreditAllocation Committee
 California Department of
Housing and CommunityDevelopment
 California Housing
Partnership
 Southern California
Association ofGovernments
Housing information is providedon the City’s webpage:
http://www.pico‐
rivera.org/depts/ced/housing/resources.asp
Ongoing. The City of Pico
Rivera continuously
updated the City’s website
to increase awareness ofhousing programs for
residents as needed within
the 5th cycle. The City will
continue to cooperate with
other agencies andorganizations that offerlower income householdshomeownership assistance as well as increase
awareness of housing
programs in the City’s
website in the 6th cycle.

Appendix A: Review of Past Performance Page A‐11
5th Cycle Program Program Objective Program Accomplishments Status for Sixth Cycle Program 7 ‐ Section 8 Rental Assistance
The Section 8 program provides rent subsidies to
very low income households who overpay for
housing. Prospective renters secure housing fromHUD‐registered apartments that accept the certificates. HUD then pays the landlords the
difference between what the tenant can afford (30
percent of their income) and the payment standard
negotiated for the community. The City manages the
Section 8 program with HUD. The City’s Housing
Division keeps record on the number of households
in Pico Rivera that participate in the Section 8
program.

Provide assistance to
households through the
Section 8 program and
encourage rental property
owners to register theirunits with the City. The
Housing Division willcontinue to monitor thenumber of residentsaccessing the program and units available for rent.

On average, there are
approximately 378 households
that participate in this programannually. The Housing Divisionregularly refers and provides general qualification and program
information to interestedindividuals. The Pico Rivera
Housing Authority administersthe Section 8 Voucher program.

Public information and resourcesare provided to residents on theCity’s webpage: http://www.pico‐ rivera.org/depts/ced/housing/sec8/default.aspThe City was successful inprovided aid to 370 households annually during the 5th cycle.

The Pico Rivera Housing Authority
has identified the followingaccomplishments for the 5th Cycle:The Agency has utilized 94%‐99%
of the monthly Authorized Budget
Authority and approximately 750
applicants from the waiting listwere called for intake.

Ongoing. The City of Pico
Rivera shall continue to
provide rent subsidies for
very low‐incomehouseholds during the 6th
cycle.

Appendix A: Review of Past Performance Page A‐12
5th Cycle Program Program Objective Program Accomplishments Status for Sixth Cycle Goal 3: Ensure an adequate supply of housing for households with special needs Policy 3.1: Cooperate with housing providers and developers to promote the development of housing to accommodate those households with specialneeds.Policy 3.2: Pursue the feasibility of providing additional senior housing opportunities in the City.Policy 3.3: Recognize the basic shelter needs of homeless persons.Program 8 – Senior Housing The City currently permits the development of senior
housing in the R‐M (Multiple Family ResidentialVariable Density) zone, subject to the approval of a Conditional Use Permit, with an incentive of reducedunit size (500 square feet). The City requires one parking space per three dwelling units for senior
housing developments, which is a reduced parking
standard from Zoning Code requirements. To assist
and facilitate the development of affordable senior
housing, the City will review the Zoning Code, and
amend as necessary, to develop additional
incentives, including, but not limited to reduced
height standard and increased maximum lot
coverage. The City will work with potential senior
housing developers to explore additional incentives.

Review the Zoning Code,
and amend as necessary,
to offer incentives to
developers to facilitate the
development of
alternative housing models
that are favorable to
senior residents.

Throughout the planningperiod, the City will inform
eligible property owners of
the incentives to develop
senior housing through
updated handouts and
information on the City’swebsite.

The City of Pico Rivera advertises
housing assistance to the public
on its websites, found here:
http://www.pico‐
rivera.org/depts/ced/housing/resources.asp
Ongoing. The City of Pico
Rivera will continue to workwith potential senior
housing developers to
create affordable seniorhousing within the 6th
Cycle.

Program 9 – Community Based Transitional Housing Program Historically, the City has provided funding for a community‐based transitional housing provider inthe Pico Rivera. The following organizations provide services to the City: Whittier First Day, Los Angeles
Homeless Service Authority, The Whole Child Family
Allocated funding, when
available, to a community
based transitional housingprovider.

The City relied on local nonprofit
organizations to providecommunity based transitionalhousing such as The Whole Child, Los Angeles Homeless ServiceAuthority (LAHSA), Whittier First Day.

Completed. The City was
successful in assisting
organizations fundcommunity basedtransitional housing during the 5th Cycle.

Appendix A: Review of Past Performance Page A‐13
5th Cycle Program Program Objective Program Accomplishments Status for Sixth Cycle Housing and the Salvation Army Housing Services.

The City anticipates that the transitional housing
provider will provide temporary housing and offerservices including, child care, healthcare, and employment training.

Program 10 – Women’s and Children’s Crisis Shelter
Program The City will continue to allocate funding, when available, to the Women’s and Children’s Crisis
Shelter. The Women’s and Children’s Crisis Shelter
operate several facilities in southeast Los Angeles
County. Services provided include medical services,
legal services, counseling, and housing services.

Continue to allocate
funding, when available, tothe Women’s and
Children’s Crisis Shelter.The City anticipatesfunding assistance for upto 250 individuals.

The City of Pico Rivera utilized
CDBG funds to support the
Women’s and Children’s Crisis
center where 30 individuals were
assisted within one reporting
period.

Completed. The City of
Pico Rivera was successful
in assisting the Women’s
and Children’s Crisis Shelter
Program during the 5th
Cycle.

Program 11 – Emergency Shelters, Transitional and
Supportive Housing Program Extremely low‐income households and householdswith special needs have limited housing options.

Housing types appropriate for these groups include:
emergency shelters, transitional housing, supportive
housing, and single‐room occupancy (SRO) units.

Ensure that the housing
need of all residents are
met by providing
opportunities fortransitional and supportive
housing, emergencyshelters, and SRO units to
be accommodated within
the City. Prioritize
available incentives for
extremely low‐incomehouseholds.

To accommodate this populationgroup the City has amended the Zoning Code so transitional andsupportive housing are permitted in all residential zones by right
without a Conditional Use Permit
or other discretionary action.

The City has also amended the
Zoning Code to allow single‐room
occupancy units (SROs) in at least
one zone, along with applicable
objective management and
development standards.The City has also revised theZoning Code to permit emergency Ongoing. As required by
state law, the City shallcontinue to provideopportunities fortransitional and supportive housing, emergencyshelters, and SRO unitsduring the 6th cycle. The City will continue tomonitor the inventory ofsites appropriate toaccommodate emergencyshelters and transitionaland supportive housing andwill work with the Appendix A: Review of Past Performance Page A‐14
5th Cycle Program Program Objective Program Accomplishments Status for Sixth Cycle shelters with up to 20 occupantsby right without a Conditional Use Permit or other discretionary
action in a newly establishedEmergency Shelter (E‐S) Overlay Zone. Emergency shelters with
over 20 occupants are permitted
in the E‐S zone with approval of a
Conditional Use Permit. This area
was selected due to its proximity
to bus service along BeverlyBoulevard, the proximity of otherservices (parks, schools, etc.), andthe proximity of the area to employment. This area isbounded by Beverly Boulevard on the north, Tobias Avenue on the
west, the San Gabriel River
channel on the east, and the
BNSF railroad right‐of‐way on the
south.The total land area of theproperties that could feasibly accommodate such uses is 9.21
acres. Within these properties, a
total of 13 vacant and/or
underutilized buildings totaling
approximately 124,000 square
appropriate organizationsto ensure the needs ofhomeless and extremely low‐income residents are
met. The City is committed
to prioritizing funding andother available incentives
for projects that providehousing for extremely low‐income residents wheneverpossible.

Appendix A: Review of Past Performance Page A‐15
5th Cycle Program Program Objective Program Accomplishments Status for Sixth Cycle feet were identified, which is
more than sufficient toaccommodate at least one
emergency shelter.

Program 12 – Development of Housing for Large
Households The City understands that appropriately sized housing units for families is an important means to
improve livability, reduce incidence of overcrowding,
and minimize deferred maintenance issues. Tosupport the development of rental and for‐sale housing for larger households, especially lowerincome large households, the City encourages developers/builders to incorporate larger bedroomcounts in future housing developments, as appropriate, to accommodate the needs of larger
households. The City will encourage development ofhousing for large households through a variety of activities such as outreach to housing developers,
providing technical assistance, providing expedited
processing, fee reductions, waiving of specific
development standards, etc.

Ensure that the housing
need for large households
is met by prioritizingavailable incentives for
large households.

The City continues to work with
developers and provide
information as requested.The City currently streamlines all development types. In addition,
the City allows for bedroom
additions to existing residences
without increasing the requiredoff‐street parking count.The City held “pre‐application”meetings with developers during the 5th Planning Cycle. These
meetings included all
departments and the applicant,free of charge, to reviewproposed projects before they were submitted for review.

Ongoing. The City has
continued to seek
development opportunitiesfor large householdsthrough various incentives listed in this table during
the 5th cycle. The City of
Pico Rivera will continue to
support large househousehold developmentsthrough incentives todevelopers and new methods should theybecome available withinthe 6th cycle.

Program 13 – Development of Second Units
Development of second units provides lower‐income
households an affordable housing opportunity
typically within a single‐family neighborhood setting.

Therefore, the City will continue to allow for second
units in the Zoning Code. Second units, also known as
Encourage the
development of secondunits and provide
information regarding
second units to the public.

Amendments to the Zoning Code
include allowing second units
administerially and permitting areduction in the required lot size to qualify for a second unit, thus
Ongoing. The City of Pico
Rivera continued to
encourage the
development of second
units in the 5th cycle. The
City will continue to
Appendix A: Review of Past Performance Page A‐16
5th Cycle Program Program Objective Program Accomplishments Status for Sixth Cycle “granny flats,” are a practical method for a family to
maximize the available land on their own lot. By
utilizing land and utilities, a family minimizes
construction costs. To ensure greater participation
on behalf of Pico Rivera residents in the development
of second units, the City will provide information on
second unit development opportunities on the City’s
website and at City Hall.
increasing opportunities to
construct second units in the City.

Information on the development
of second units is available to the
public in a pamphlet at City Hall.
support the development
of ADU’s in various
methods as needed within
the 6Th cycle.

Program 14 – Housing for Persons with
Developmental Disabilities
The housing needs of persons with developmental
disabilities are typically not addressed by Title 24
Regulations, and requires in addition to basic
affordability, slight modifications to existing units,
and in some instances, a varying range of supportive
housing facilities. To accommodate residents with
developmental disabilities, the City will seek State
and Federal monies, as funding becomes available, insupport of housing construction and rehabilitation targeted for persons with developmental disabilities.

Pico Rivera will also provide regulatory incentives,
such as expedited permit processing, and fee waivers
and deferrals, to projects targeted for persons with
developmental disabilities. To further facilitate thedevelopment of units to accommodate persons with developmental disabilities, the City shall reach out
annually to developers of supportive housing to
encourage development of projects targeted for
Continue to offer specific
regulatory incentivesthroughout the planningperiod; apply for fundingto encouragedevelopment of units specifically for personswith developmentaldisabilities, when fundingis available; outreach to potential developers; and
initiate a cooperative
outreach program with the
Eastern Los Angeles
Regional Center within 1‐
year of Housing Element
adoption.

Pico Rivera is located within the
service area of the Eastern LosAngeles Regional Center (ELARC).

ELARC provides necessary
resources and assistance to
persons with developmental
disabilities. According to the City’s2020‐25 Consolidated Plan, anestimated 549 individuals areutilizing the services of the ELARC during the 5th Cycle period.

Ongoing. As required by
state law, the City of Pico
Rivera shall continue to
accommodate persons with
developmental disabilitiesin the 6th cycle.

Appendix A: Review of Past Performance Page A‐17
5th Cycle Program Program Objective Program Accomplishments Status for Sixth Cycle special needs groups. Finally, as housing is developed
or identified, Pico Rivera will work with the EasternLos Angeles Regional Center to implement an outreach program informing families within the City
of housing and services available for persons with
developmental disabilities. Information will be madeavailable on the City’s website.

Goal 4: Provide adequate sites to meet the existing and future housing needs of the City Policy 4.1: Support the development of higher density housing along selected arterial corridors as a means to accommodate the City’s projectedhousing need.Policy 4.2: Establish a mixed‐use overlay zone and increase minimum density in identified areas to meet the City’s housing need.Program 15 – Provision of Adequate Sites for Housing Development
As shown in Section 6, Housing Resources, of the
Housing Element the City has
vacant land zoned R‐E, R‐I, S‐F, PUD, or R‐M and has
identified a number of appropriately zoned sites that
are currently underutilized and ideal for
redevelopment. To ensure the continued availabilityof adequate sites to accommodate estimated future housing need by income category, the City shall
update and revise the General Plan and Zoning
Ordinance to establish and codify land use
designations/classifications that will meet the
projected need for the 2014‐2021 planning period.

Specifically, the City will amend the Zoning Ordinance
to establish a mixed‐use overlay zone and rezone
identified sites in Section 6 of this Housing Element.

Provide appropriate land
use designations/classifications and
maintain an inventory ofsuitable sites for
residential development.Make the vacant andunderutilized residentialsites inventory available on the City’s website tonon‐profit and for‐profithousing developers. As necessary, the City will
revise or add incentives
and strategies to ensureinfill development remains
In 2018, The City completed aZoning Code amendment to
establish a mixed‐use overlay in
order to maintain adequate sites
to accommodate the City’s 5th
Cycle RHNA Allocation. The
mixed‐use overlay permits avariety of housing types without discretionary review, as listed in
Section 3’s Table 3‐4 of this
Housing Element.To encourage and facilitate the
development of a variety of
housing types, the City offers
development incentives including,but not limited to
Ongoing. The City of Pico
Rivera was successful in
providing adequate housing
development sites bycompleting a Zoning Codeamendment to create amixed‐use overlay in the 5th cycle.SB 6 requires the City to
create a process for and
maintain and internetaccessible database of landsuitable for residentialdevelopment as identifiedin the City's HousingElement. The City will Appendix A: Review of Past Performance Page A‐18
5th Cycle Program Program Objective Program Accomplishments Status for Sixth Cycle The mixed‐use overlay zone will permit by‐right
residential development at a minimum density of 30
du/ac. To comply with AB 2348, at least 50 percent
of the remaining lower income need (693 units) will
be accommodated on sites designated for exclusively
residential uses. Identified sites to be rezonedexclusively residential will permit by‐right residential development to accommodate a minimum 20 du/acto at least 30 du/ac as indicated in Section 6.

To ensure the availability of adequate sites to meet
the 2014‐2021 RHNA and by‐right residentialdevelopment in identified sites, the City will amend the Zoning Ordinance to remove the CUP
requirement for all multi‐family developments within
the City. This ordinance will be adopted concurrentwith Housing Element adoption and will be revisedprior to the start of the new planning period.

The City will monitor the supply of underutilized sites annually and evaluate whether the incentives
described above are providing the necessary catalyst
to ensure development is occurring consistent with
the intent of the program.
a realistic and viable
development strategy.
 Regulatory
concessions/waivers
 Fee waivers/financial
assistance
 Streamlined entitlement
review/approvals
 Technical assistance for
financing/funding of
development projects.

Assistance is prioritized for
developments that provide units
for special needs groups includinglarge households, the elderly,individuals with disabilities, including those withdevelopmental disabilities, andextremely low‐income residents.The City currently tracks vacantlots and has a list available for the public. The City is in the process
of adding underutilized properties
to this list.
include a program in the6th Cycle Housing Element
that meets the sites
monitoring requirements of
State law.The City will continue its
amendment of the Zoning
Ordinance to remove the
CUP requirements for all
multi‐family dwellings inthe R‐M and U‐M zones.

Appendix A: Review of Past Performance Page A‐19
5th Cycle Program Program Objective Program Accomplishments Status for Sixth Cycle Program 16 ‐ Lot Consolidation
A number of infill parcels especially those that are
identified as opportunity sites for mixed use
development are smaller and would benefit from lot
consolidation. Individually, some of these smaller lots may not support the development densities that
would facilitate mixed‐use development. Through
the joining (or consolidation) of multiple parcels,
more efficient development will be possible. The City
will provide technical assistance to property owners
and developers in support of lot consolidation
including identifying opportunities for potential
consolidation and providing available funding and
incentives to encourage consolidation of parcels as
appropriate. For example, the Planning Division will
utilize development, impact fee, processing and
streamlining incentives, such as reduction in
setbacks, parking requirements, and other standards,
deferral or lowering of development fees to
encourage densities, residential uses and lot
consolidation to promote more intense residentialdevelopment in the Mixed‐Use Overlay Zone. The City will utilize its current initial pre‐consultation
meeting with developers in order to further
streamline projects that include lot consolidation.

Information on these financial and regulatory
incentives will be made available on the City’swebsite and at City Hall.

Encourage lotconsolidation of smaller
parcels to accommodate
projects at a minimum of
16 units per site.

The City organized various
meetings during the 5th Cycle to
discuss lot consolidation withhousing developers.

No information on lotconsolidation is currently
available on the City’s website,but City Staff is available to answer questions on the topic.No developers or potential applicants proposed any lotconsolidation projects during the 5th Planning Cycle.

Ongoing. The City of Pico
Rivera will continue toencourage lotconsolidations as anopportunity for housingdevelopment during the 6th cycle.The City will also promote
information on lotconsolidation online and atCity Hall.

Appendix A: Review of Past Performance Page A‐20
5th Cycle Program Program Objective Program Accomplishments Status for Sixth Cycle Goal 5: Remove Governmental Constraints Policy 5.1: Continue to support changes to the City’s Zoning Ordinance as a means to streamline the development process.Policy 5.2: Continue to support reduced fees and/or development standards for those developments that meet the criteria for being affordable.Program 17 – Remove Development Constraints City Staff will periodically review the development
standards for the residential zones to identify
standards that may constrain the development of
affordable housing and housing for special groups,
such as individuals with disabilities. The City of Pico Rivera is flexible and is committed to working with
developers to build affordable units, which mayrequire modifications to constraining standards. The City will work with the developer through density
bonuses or a PUD if necessary and will further review
any standards identified in the Housing Element as a
constraint and alter them as necessary to ensure that
the development of affordable housing is feasible. In
the interim, Staff will continue to, on a case by case
basis, identify ways that standards can be relaxed if it is determined that such requirements are in any way
impeding the development of affordable housing or
housing for residents with disabilities. The City will
also continue to provide development standard
modifications, streamlined processing for
applications related to the creation of affordable
housing, and will offer fee modifications for projects
proposing affordable units that are required to apply
for variations to the existing development standards.

On a bi‐annual basis, theCity will review
development standards, toensure that the
development of lowerincome housing can occur.Revise the development code to address all
constraints identified inSection 5 of the Housing
Element. Staff will
continue to use flexible
development standards tofacilitate the developmentof affordable housing through promotion of
maximum development
densities.

The City was successful inreviewing development standards on a bi‐annual basis to ensure
that the development of lower
income housing can occur.

Ongoing. The City willcontinue to reviewdevelopment standards ona bi‐annual basis to create affordable units with
developers during the 6th
cycle.

Appendix A: Review of Past Performance Page A‐21
5th Cycle Program Program Objective Program Accomplishments Status for Sixth Cycle Incentives for extremely low income housing will beencouraged to prioritize the development of units for this income group.

Program 18 ‐ Density Bonus
To facilitate development, the City offers developersthe opportunity of a Density Bonus Program which is a density increase of 35 percent plus development
incentives for qualified affordable projects. To beeligible for the Program, the affordable project must contain: (1) at least 10 percent of the units reserved
for low income households; or (2) at least 5 percent
reserved for very low‐income households; or (3)
units reserved for senior households. The units must
remain affordable for at least 30 years if the densitybonus is granted. Developers are informed of the Density Bonus Program through contact with
Community and Economic Development Department
staff members and handouts.

Inform and encourage
developers to utilize thedensity bonus program bypromoting the program onthe City’s website and by offering Staff assistance atCity Hall.

The City provided developers withinformation on density bonuses as requested. No housing
developers utilized the City’s
density bonus program.

Ongoing. As required by
state law, the City of Pico
Rivera will continue tonotify and support
developers utilizing thedensity program throughthe City’s website and Staff assistance at City Hall in the6th cycle.

Program 19 ‐ Streamline Processing
The City continues to monitor permit processing
times to ensure the fastest possible turnaround for
applications. The City will modify the application
packet, as appropriate, to simplify and streamline the
application process. Through the current update of
the City’s General Plan, the City's will computerize its comprehensive zoning map and general plan land
Continue to monitorpermit processing timesand investigate ways tostreamline the process.Continue to digitizeinformation includingbuilding permits and the Zoning Code.

The City continued to monitor
permit processing and project
review times. In total, 5
developments were granted
streamlined review processes.

Ongoing. The City willcontinue to streamlineprocessing as shown in thetable during the 6th cycle.

Appendix A: Review of Past Performance Page A‐22
5th Cycle Program Program Objective Program Accomplishments Status for Sixth Cycle use map using enhanced geographic information
systems technology.

Program 20 – Prioritize Housing Program Activities
The City prioritizes housing program activities to
address identified housing needs. Specifically,priority has been given to use of rehabilitation loans and grant monies to maintain Pico Rivera’s stable yet
aging housing stock. In addition, the City uses CDBG
funding sources to assist in improvements and
expansions to the City’s existing housing stock.

Similarly, funds are made available (through the
Section 8 program) to address renter over payment
issues.The City recognizes that housing priorities shift over time as housing needs change. The City will also
prioritize its program activities to meet the needs of
other special needs groups, including extremely‐low
income households, and people with disabilities
including developmental disabilities.

Identify housing needs and
prioritize housing program
activities to meet those
needs through annualupdates to the City’sConsolidated Plan.

In total, 378 households received
a rental assistance voucher, and
three households participated in
the housing rehabilitation
program.Housing resources and program
information is available to the
public in the City’s website, found
here: http://www.pico‐
rivera.org/depts/ced/housing/default.asp
Ongoing. The City of Pico
Rivera will continue to findhousing needs for specialneeds groups but not limited to as well as
prioritizing programactivities for housing need
within the 6th cycle.

Program 21 ‐ Planning and Development Fees
The City conducts periodic internal reviews of
planning and development fees to ensure that the
fees are not excessive and are appropriate to cover
the cost of services provided. The City conducts
regular internal reviews of planning and
development fees to ensure that the fees are not
Continue to conduct
annual reviews of planning
and development fees.

The City conducted annual
reviews of planning and
development fees to identify
potential constraints to thedevelopment of housing.

Ongoing. The City will
continue to have annual
reviews planning anddevelopment fees to
reduce development costs
in the 6th cycle.

Appendix A: Review of Past Performance Page A‐23
5th Cycle Program Program Objective Program Accomplishments Status for Sixth Cycle excessive and are appropriate to cover the cost of
services provided. To further reduce development
costs, Pico Rivera, offers a streamlined permitting
process for residential projects, to minimize the
holding and labor costs assumed by the project
applicant.

The Community Development
Planning Fee Schedule was
updated in December 2019. The
most recently updated fee
schedule will be made availableonline and in person at City Hall.

The City will make the most
recently updated feeschedule available on theCity’s website and at City Hall.

Program 22 ‐ Water & Sewer Service Providers
Pursuant to Chapter 727, Statues of 2005 (SB 1087),
the City of Pico Rivera is required to deliver its
adopted housing element and any amendments
thereto to local water and sewer service providers.

This legislation allows for coordination between the
City and water and sewer providers when
considering approval of new residential projects, to
ensure that the providers have an opportunity to
provide input on the Element. Additionally, review of
the Housing Element ensures that priority for water
and sewer services is granted to projects that includeunits affordable to lower‐income households.

Submit the adopted
Housing Element to local
water and sewer providers
for their review and input.

Water provider: City of Pico
Rivera‐ Water Services or Pico
Water District
Sewer provider: City of Pico
Rivera Sewer Division
Ongoing. As required by
state law, the City of Pico
Rivera will present the
Adopted Housing Elementto local water and sewer
providers for their review
and input during the 6th
cycle.

Goal 6: Promote Equal Housing Opportunities Policy 6.1: Continue to promote housing opportunities for all persons regardless of race, religion, sex, marital status, ancestry, national origin, color orthe presence of persons with disabilities.Policy 6.2: Continue to promote greater awareness of tenant and landlord rights.Program 23 – Reasonable Accommodation for Persons with Disabilities
Reasonable accommodation provides a basis forresidents with disabilities to request flexibility in the application of land use and zoning regulations or, in
Administer the HousingRehabilitation Loan and
Grant Program to assisthouseholds with persons
with disabilities with
In general, City Staff takes into
consideration the provisions of
the California Americans with
Disabilities Act (Cal ADA) in the
review and approval of housing
Ongoing. The City of Pico
Rivera will continue toprovide reasonable
accommodation where and
when necessary to persons
Appendix A: Review of Past Performance Page A‐24
5th Cycle Program Program Objective Program Accomplishments Status for Sixth Cycle some instances, even a waiver of certain restrictions
or requirements from the local government toensure equal access to housing opportunities. The City of Pico Rivera encourages and promotes
accessible housing for persons with disabilities. This
includes the retrofitting of existing dwelling units and enforcement of the State accessibility standards for
new residential construction.

The City is committed to assisting residents in need
of reasonable accommodation and offers financial
assistance through the Housing Rehabilitation Loan
and Grant Program and will continue to direct
eligible residents to apply for funds. Applicants can
apply for grants or a loan to complete improvement
projects that remove constraints to their living
facilities.
architectural modificationsto their homes andcontinue to implement the provisions of the CaliforniaAmericans with Disabilities Act (Cal ADA). Provide
information in publicplaces regarding the City’s
reasonableaccommodation ordinanceand the HousingRehabilitation Loan and Grant Program.
projects and grants modifications
and deviations from theMunicipal Code to accommodate
the needs of persons with
disabilities. The City has amendedthe Zoning Code to provide formal reasonable
accommodation procedures.

During the 5th cycle, the City had
two requests for reasonableaccommodation two of which
were approved.
with disabilities or
developers requestingreasonable accommodation
to create accessible housing
in Pico Rivera.

Program 24 – Fair Housing
The City will continue to contract with the Southern
California Housing Rights Center to provide residents
with fair housing services using Community
Development Block Grant (CDBG) funds. The
organization’s Fair Housing Program is designed to
raise awareness of fair housing laws that protectindividuals and families against housing discrimination. The organization develops and
distributes educational literature and resources thatdescribe ways to prevent housing injustices and Continue to assisthouseholds and refer fairhousing complaints to the Southern CaliforniaHousing Rights Center
The Housing Rights Center
responded to inquiries from PicoRivera residents regardingdiscrimination against persons with disabilities; conducted FairHousing Rights Workshops that included an overview of the fair
housing law and protected classesand unlawful practices; anddistributed informationalbrochures regarding various fair Ongoing. The City of Pico
Rivera will continue to
assist fair housing throughcontracting the Southern
California Housing Rights
Center to provide residents
with fair housing services
during the 6th cycle.

Appendix A: Review of Past Performance Page A‐25
5th Cycle Program Program Objective Program Accomplishments Status for Sixth Cycle applicable laws, and also offers free fair housing law
workshops for landlords, tenants, nonprofit
organizations, and city employees. The City will refer
fair housing complaints to the Housing Rights Center
as appropriate. The City will assist in program
outreach through placement of fair housing program
multilingual brochures at the public counter, City
library, post office, and other community locations.
housing laws (such as fair housinglaws for persons with disabilities and eviction laws, etc.,) that were
made available throughout theyear at Pico Rivera Senior Centersand City Hall.

Appendix B: Candidate Sites Analysis Page B‐1
APPENDIX B: CANDIDATE SITES ANALYSIS

Appendix B: Candidate Sites Analysis Page B‐2
Appendix B: Candidate Sites Analysis
A. Candidate Sites Analysis Overview
The Housing Element is required to identify sites by income category to meet the City’s RHNA Allocation.

The sites identified within the Housing Element represent the City of Pico Rivera’s ability to develop housing at the designated income levels within the planning period (2021‐2029). These sites are either residentially zoned or within a commercial zone that permits residential uses at 30 du/ac.

The State Department of Housing and Community Development (HCD) is currently preparing a standardized sites analysis inventory matrix for jurisdictions to complete. This matrix is anticipated to include detailed information on the sites identified to meet the City’s RHNA, including:
 Assessor Parcel Number (APN)
 Address
 Size (Net Acres as defined by the City and in Appendix D)  Zoning
 Description of Existing Use
 Ownership
 Density
 Potential Development Capacity (Dwelling Units)
A summary of this information is included within the Housing Resources section (Section 3) of Pico Rivera’s 2021‐2029 Housing Element.

Table B‐1 shows the City’s 2021‐2029 RHNA need by income category as well as a breakdown of the sites identified to meet that need. The analysis within Appendix B shows that the City of Pico Rivera has the capacity to meet their 2021‐2029 RHNA allocation through a variety of methods, including:
 Identification of sites that will accommodate the development of housing at up to 40 dwelling units per acre once the City completes the identified program to establish an overlay over identified parcels
 Future development of accessory dwelling units (ADUs) Each site has been evaluated to ensure there is adequate access to water and sewer connections as well as dry utilities. Each site is situated with a direct connection to a public street that has the appropriate water and sewer mains and other infrastructure to service the candidate site.

As a result of this legislation and an increased effort by the City to promote ADUs, the City has seen an increase in applications since 2018. The City has approved 44 ADUs for development in 2019, 46 in 2020, and 56 in 2021. In accordance with State law, ADUs are allowed in all residential zoning districts, including single‐family and multi‐family.

The City of Pico Rivera has determined based on past performance and HCDs approved methodology that it is appropriate to anticipate the development of 50 accessory dwelling units per year from 2021 to 2029 Appendix B: Candidate Sites Analysis Page B‐3
for a total of 400 ADUs. This is a conservative estimate based on the City’s past experience with developing ADUs. In accordance with the programs established in Section 4, the City will monitor development of ADUs at each income level. The affordability assumptions made regarding ADUs are in compliance with SCAG and HCD’s guidance based on surveys of existing ADUs in the region.

Table B‐1: Summary of RHNA Status and Sites Inventory

Extremely
Low/
Very Low
Income
Low
Income
Moderate
Income
Above
Moderate
Income
Total
2021‐2029 RHNA 299 146 149 430 1,024
RHNA Credit (Units Built) ‐‐ ‐‐ ‐‐ ‐‐ ‐‐
Total RHNA Obligations 299 146 149 430 1,024
Sites Available
R‐40 Mixed‐Use Overlay 239 371 722 1,332
Accessory Dwelling Unit
Production 272 8 120 400
Total Sites Available 511 379 842 1,732
Potential Unit Surplus 66 230 412 708
B. Very Low‐ and Low‐Income Sites Inventory
This section contains a description and listing of the candidate sites identified to meet the City of Pico Rivera’s very low and low income RHNA need. A full list of these sites is presented in Table B‐4.

The City of Pico Rivera has identified sites with capacity to accommodate the City’s 2021‐2029 RHNA. This capacity is based on existing zoning and does not require the City to complete rezones in order to add capacity to what currently exists. The City has identified 69 parcels within the General Commercial, Public Facilities, Single‐Family Residential, Limited Industrial, and Industrial Planned Development zones which can accommodate the 2021‐2029 RHNA allocation. In order to accommodate residential uses at the required densities, the City is creating a Mixed‐Use Overlay to permit residential uses up to 40 dwelling units per acre and applying the overlay to the identified sites.

The identified sites have been evaluated to determine the extent to which on‐site uses are likely to redevelop within the planning period. The City does not have access to lease structures as these are private documents but has conducted an analysis to identify sites that show characteristics indicating they are likely to redevelop within the planning period.

As shown below, the City has a past history of developing residential uses within non‐residential zones that have existing uses. In most instances, redevelopment of sites zoned for non‐residential uses under the existing mixed‐use overlay have resulted in primarily residential projects. The City also has significant interest in several sites and continues to have discussions with property owners and developers as to the likelihood and timing of redevelopment of these sites.

Appendix B: Candidate Sites Analysis Page B‐4
The City does not have sufficient vacant land available to accommodate fifty percent of their low/very‐low income RHNA. To accommodate the need at those income levels, the City has identified candidate housing sites within the General Commercial, Public Facilities, Single‐Family Residential, Limited Industrial, and Industrial Planned Development zones. The City has also evaluated recent projects that have redeveloped within non‐residentially zoned areas that included residential units. Those projects, including the zoning, use prior to redevelopment, and a project analysis of the approved development plan, are shown in Table B‐2. The City’s analysis showed that prior uses on these redeveloped sites were similar in nature to the existing uses on sites identified within the sites inventory in Table B‐4.

The City has also conducted a parcel specific analysis of existing uses for each of the identified sites. This analysis of existing uses, including indicators of a likelihood that the existing use will redevelop within the next eight years, are provided in Table B‐4. This analysis is based on information readily available to the City and research that can be found through online research. The City does not always have access to private lease information but has included information that property owners have shared regarding individual sites.

The following residential development projects have been constructed within non‐residential zones within Pico Rivera:

Table B‐2: Example Development of Non‐Vacant Sites for Residential Uses Project Address/
APN
Dwelling
Units Zoning
Use Prior to
Redevelopment Project Analysis
8421 Telegraph Blvd 12 C‐G
Small commercial
building with surface
parking spaces
The project is a fully residential project
consisting of 12 apartment units on a
6,240 square foot lot. The project
received approval for rezoning to allow
the construction of 12 units. The
project is in construction and
estimated to be completed in Spring
2021. The project is located on a
commercial corridor and illustrates
recent development of residential uses
within existing commercial areas.
4139 Rosemead Blvd 6 C‐G
Single‐family
residence with large
vacant lot on a
commercially zoned
parcel.

The project consists of three duplexes
on three separate lots approximately
3,000 square foot in size each for a
total of 6 dwelling units. With a zoning
of C‐G, a maximum of 6 dwelling units
are permitted. The corridor is primarily
commercial in nature, many of which
are outdated or have not been
renovated recently.

Appendix B: Candidate Sites Analysis Page B‐5
Table B‐2: Example Development of Non‐Vacant Sites for Residential Uses Project Address/
APN
Dwelling
Units Zoning
Use Prior to
Redevelopment Project Analysis
8825 Washington
Blvd
255 PF (MU
Overlay)
Nightclub and
restaurant on a
commercially zoned
property.

The proposed project is a mixed‐
use, six‐story building consisting of
255 rental dwelling units on a 2.8‐
acre site. This equates to a density
of approximately 91 du/ac. This
demonstrates that properties
within Pico Rivera can achieve the
maximum allowable density (and
higher pending a Specific Plan or
Density Bonus) while maintaining
commercial uses.

During the 5th Cycle Housing
Element, the properties were zoned
with the City’s existing mixed use
overlay which allowed for
standalone residential
development.

While these projects do not contain affordable units, they show that the City has a past performance of developing residential units within non‐residentially zoned areas. To accommodate the potential that the identified candidate housing sites do not redevelop as anticipated, the City has made the following conservative assumptions which serve to create a realistic framework which accommodates the City’s RHNA allocation:
 A 35% redevelopment potential factor has been applied to all sites (with the exception of the school site located at 8736 Ibsen Street). This factor takes into consideration the potential that a site will redevelop partially for housing under the mixed‐use overlay and keep existing non‐residential uses on site as well.
 It is assumed that 20% of the potential developable units (once the 35% development factor has been applied) will develop at the low or very low‐income level.  It is assumed that 30% of the potential developable units (once the 35% development factor has been applied) will develop at the low or very low‐income level.  The remaining units are anticipated to redevelop at the above moderate income category.

In making conservative assumptions and providing appropriate research into candidate housing sites, the City of Pico Rivera has demonstrated a sites strategy with flexibility to accommodate future growth with maintaining a balance of uses. Additionally, the Housing Plan section outlines actions the City will take to promote the development of affordable units during the planning period.

Appendix B: Candidate Sites Analysis Page B‐6
Sites were selected based on their realistic viability to accommodate lower income housing within the 2021‐2029 planning period. The City of Pico Rivera identified a strategy to locate housing along major corridors within its RHNA appeal which was approved by the Southern California Association of Governments (SCAG). The appeal was successful based on the City’s adjacency to the Whittier Narrows Dam and a recent U.S. Army Corps of Engineer report indicating the potential impact to the City should potential failure or maximum capacity occur. SCAG agreed that the City should plan for future housing by identifying sites along or near major evacuation corridors to expedite evacuation of residents in the event of an emergency. The City’s full appeal can be found on SCAG’s website under “6th Cycle RHNA Appeals Filed.”
Pico Rivera is almost entirely built out, with much of the land dedicated to public facilities, including major drainage ways and other critical regional infrastructure. The majority of sites identified within the housing element are on non‐vacant parcels. As shown in the previous section, the City has a history of developing residential units on non‐vacant parcels.

Figure B‐1 shows the locations of all parcels identified to meet the City’s lower income RHNA need.

The City’s inventory contains some sites which are smaller than 0.5 acres in size.

Table B‐3: Analysis of Candidate Housing Sites Under 0.5 Acres APN Unique
ID
Address Proposed
Zoning
Size (ac) Use Description
5272‐023‐024 12 8914 Beverly Blvd R40‐OV 0.43 This property is the site of an auto repair shop with a surface parking lot
for vehicle storage.  The property is
anticipated to be consolidated with
the larger shopping center at the
corner of Beverly Boulevard and
Rosemead Boulevard.  This includes
APNs 5272‐023‐017 and 5272‐023‐
027 (Site ID 11 and 13).  Sites 11 and
13 share common ownership which
may increase the likelihood of
redevelopment of this grouping of
parcels.
5272‐023‐030 14 4425 Rosemead
Blvd
R40‐OV 0.26 Anticipated to be consolidated with
APN 5272‐023‐031 (Site ID 15 and

0.62 acres in size) which is directly
adjacent and shares common
ownership and an existing commercial
use.
6378‐029‐802 47 N/A R40‐OV 0.12 Anticipated to be consolidated with APN 6378‐029‐801 (Site ID 46 and
Appendix B: Candidate Sites Analysis Page B‐7

0.58 acres in size) which is directly
adjacent and shares common
ownership and an existing commercial
use and large parking lot.
6379‐034‐024 49 9437 Washington
Blvd
R40‐OV 0.43 The inventory assumes potential
consolidation of adjacent parcels
within the existing shopping center
separate from the existing gas station.

These are APNs 6379‐034‐024, 6379‐
034‐025, 6379‐034‐026 (Sites 49, 50,
and 51). Onsite signage and an
internet desktop review indicates that
some of these building are largely
vacant.
6379‐034‐025 50 6750 Passons
Blvd
R40‐OV 0.30
6382‐021‐038 56 9335 Slauson Ave R40‐OV 0.45 The inventory assumes potential consolidation of adjacent parcels
within the existing shopping center.

These are APNs 6382‐021‐036, 6382‐
021‐038, 6382‐021‐040, 6382‐021‐
041 (Sites 55 through 58). This is one
existing shopping center with one
ownership and shared parking uses
This grouping of sites excludes the
separate parcel containing McDonalds
which is unlikely to redevelop.
6382‐021‐041 58 9335 Slauson Ave R40‐OV 0.08
Existing lease agreements on infill and non‐vacant properties present a potential impediment that may prevent residential development within the planning period. State law requires the City to consider lease terms in evaluating the use of non‐vacant sites, however the City does not have access to private party lease agreements or other contractual agreements amongst parties because they are private documents.

Therefore, the City has conducted an analysis to identify sites that show characteristics indicating they are likely to redevelop within the planning period, including past performance, an on‐the ground existing use analysis and a market analysis to understand cost of land, construction, and development trends in Pico Rivera.

In addition to an on‐the‐ground existing use analysis, the City of Pico Rivera has market conditions to facilitate the redevelopment of non‐vacant sites for residential. A California Association of Realtors report for Historic Housing trends shows that the average time a unit spends on the market in Los Angeles County is just 18.9 days in the last four years (2017‐2021) and just 13.6 days in the last two years. Additionally, according to the CAR Current Sales and Price Statistical Survey, the average cost of a home for sale in Los Angeles County increased by 22 percent from 2020‐2021 ($624,811 in 2020 to $726,306 in 2021). Both indicators signify an increased market demand for new housing.

Appendix B: Candidate Sites Analysis Page B‐8
As Table B‐3 shows, the median cost of land per square foot in the City of Pico Rivera is lower than neighboring jurisdictions. A market analysis of vacant land sold between 2019 and 2022 shows that the cost per square footage of land in Pico Rivera is lower than neighboring jurisdictions. As Pico Rivera is mostly built out, these lower figures also represent a lower number of vacant lots sold over the past three years.

Table B‐4: Average Cost of Vacant Land, Pico Rivera, and Neighboring Jurisdictions Jurisdiction Median Lot Size (SF) Median Land Cost Median Cost per SF Pico Rivera 7,567 $240,000 $40.2
Whittier 23,229 $830,000 $45.5
Downey 16,988 $867,500 $49.2
Montebello 9,700 $470,000 $45.7
Source: Zillow.com market search, Accessed January 7, 2022.

Kimley‐Horn estimates of vacant properties sold between 2019 and 2022 in each jurisdiction.

There is a total of 59 nonvacant sites identified to accommodate low and very low income housing. The City of Pico Rivera cannot accommodate 50 percent of lower income housing on vacant sites and therefore provides the additional analysis below to display the feasibility of residential development of the nonvacant sites identified.

Existing Commercial Uses
There are 50 parcels with existing commercial uses. The commercial uses on these sites include strip malls, office buildings, single‐use retail and dinning, as well as multi‐use business and commercial offices. Each of the sites has been evaluated on an individual basis to show existing use, potential for buildout based on floor‐area‐ratio or density, and remaining capacity (Table B‐4). Most of the sites identified include aging strips malls with vacant buildings or expiring leases and small single retail spaces with majority surface parking on the lot. Market trends show that consumers have generally shifted online commercial uses and business have vacated in office leases to continue working from home due to the COVID‐19 Pandemic. A Forbes Report of a Business insider study notes that in the United States over 12,000 stores closed in 2020 not including small businesses like restaurants which may amount to many times this number. This follows record store closings in 2019 of more than 9,300, which follows previous record closures about 8,000 in 2017, long before COVID‐19 as on‐line retail progressed over the last five years. The changing demographics of commercial retail and business uses in cities create ripe opportunity for development for housing, which is highly needed and in high development demand in Southern California.

Additionally, projects shown in Table B‐2 are the most recent example of redevelopment of commercial retail sites. The project analysis shows that through the use of city programs redevelopment for residential on previously nonresidential sites is feasible and there are multiple avenues to pursue this type of redevelopment.

Public Facilities
There are 3 parcels with existing public facilities uses. These parcels make up the long‐closed Pio Pico Elementary School which consists of 9 permanent structures, open play areas, large areas of grass, and large surface parking lot. The school has been closed for many years and is a prime site for redevelopment Appendix B: Candidate Sites Analysis Page B‐9
for residential uses. Adjacent uses to the site include single‐family residential neighborhoods and a house of worship.

Existing Industrial Uses
There are 6 parcels with existing industrial uses. The industrial uses on these sites include auto repair shops, vehicle storage lots, and public storage facilities. Each of the sites has been evaluated on an individual basis to show existing use, potential for buildout based on floor‐area‐ratio or density, and remaining capacity (Table B‐4). Industrial uses require few on or off‐site improvements and are generally connected to the City’s transportation grid.

Existing Surface Parking
There are 2 parcels with existing surface parking uses. Each of the sites has been evaluated on an individual basis to show existing use, potential for buildout based on floor‐area‐ratio or density, and remaining capacity (Table B‐4). Surface parking in commercial districts where retail demands are slowing are prime opportunities for redevelopment. Additionally, as the City continues to invest in smart growth practice, investment into various types on transportation will lessen the reliance on cars. Additionally, through redevelopment, parking can be replaced in varying forms to create more efficient and practical use on existing sites.

Of all the nonvacant sites (identified to accommodate the lower income RHNA), none have existing residential units. Table B‐4 contains a detailed description of their uses. Therefore, there are no existing residential units that would not be displaced by the City’s capacity assumptions and no replacement program or analysis is required.

As discussed in Section 3, each site has been evaluated to ensure there is adequate access to water and sewer connections. Each site is situated adjacent to a public street that has the appropriate water and sewer mains and other infrastructure to service the candidate site.

C. Moderate and Above Moderate Sites Inventory
This section contains a description and listing of the candidate sites identified to meet Pico Rivera’s moderate and above moderate income RHNA need.

For the 2021‐2029 planning period, the City’s RHNA allocation is 149 for moderate income site and 430 for above moderate‐income sites. The City anticipates growth to meet the moderate and above moderate income need to come in existing non‐residentially zoned areas (that are planned to permit residential development as a primary use) through the development of new units and through the development of accessory dwelling units (ADUs).

Appendix B: Candidate Sites Analysis Page B‐10
Approximately 128 units towards the City’s moderate and above moderate‐income RHNA need are anticipated to be accommodated through the development of ADUs throughout the community. This is based on the methodology described within Section 3 and incorporates guidance from HCD’s Housing Element Site Inventory Guidebook and the Southern California Association of Governments (SCAG) affordability studies.

Sites to meet the City’s moderate and above moderate‐income RHNA need were identified based on an analysis of each site’s potential, once overlays are put in place per Program 4A, to accommodate future housing growth. When identifying sites, the City considered existing on‐site uses, proximity to major arterials and evacuation routes, owner and developer interest, and known on‐site constraints.

Appendix B: Candidate Sites Analysis Page B‐11

Figure B‐1: Map of Identified Sites (All Income Levels)

Appendix B: Candidate Sites Analysis Page B‐12

Figure B‐1 (cont’d): Map of Identified Sites (All Income Levels)

Appendix B: Candidate Sites Analysis Page B‐13

Figure B‐1 (cont’d): Map of Identified Sites (All Income Levels)

Appendix B: Candidate Sites Analysis Page B‐14

Figure B‐1 (cont’d): Map of Identified Sites (All Income Levels)

Appendix B: Candidate Sites Analysis Page B‐15
Table B‐5: Sites to Accommodate RHNA
Note: 1. Sites used in previous housing element update cycles subject to by‐right per Housing Program 4D.

2. An analysis of small sites identified in the City’s inventory is shown in Table B‐3.

PACE PHILLIP J

AND PHYLLIS M

TRS PACE FAMILY
TRUST
35 0.35 0 7 1 2 4 ‐ ‐
The corner property is the site of a paved
vacant lot. Adjacent uses include single‐family
residences.
2 5272‐005‐012 C‐C C ‐ Commercial R40‐OV 0.68 0.68 8642 BEVERLY BLVD

PACE PHILLIP J

AND PHYLLIS M

TRS PACE FAMILY
TRUST
35 0.35 0 8 1 2 5 2,396.0 27,126.7
The property is the site of a paved vacant lot
with 2 structures. Adjacent uses include a 7‐
Eleven and surface parking, single‐family
residences, and a large vacant lot.
3 5272‐005‐045 C‐C C ‐ Commercial R40‐OV 0.43 0.43 8554 BEVERLY BLVD

PACE PHILLIP J

AND PHYLIS M TRS

PACE FAMILY
TRUST
35 0.35 0 5 1 1 3 5,278.7 13,247.0
The corner property is the site of 2 vacant
structures and a large surface parking lot.

Adjacent uses include a large vacant lot and
single‐family residences.
4 5272‐017‐019 (1) C‐G C ‐ Commercial R40‐OV 0.90 0.90 4335 ROSEMEAD BLVD DUS SAMARTHA REAL ESTATE LLC 35 0.35 0 10 2 3 5 13,055.5 25,940.1 The property is the site of the Epic Hotel, an
older hotel with some recent improvements
and large surface parking lot. Adjacent uses
include single‐ and multi‐family residences, a
gas station, a dry cleaning business, and small
restaurant.
5 5272‐018‐900 P‐F PF ‐ Public Facility R40‐OV 5.51 5.51 IBSEN ST

EL RANCHO

UNIFIED

CONSOLIDATED

SCHOOL DIST
35 1 0 192 38 57 97 35,989.6 203,826.8
The property is the site of Pio Pico
Elementary School which has been closed for
many years. Property consists of 9 permanent
structures, open play areas, large areas of
grass, and a large surface parking lot.

Adjacent uses include single‐family
residences and St. Francis Xavier Catholic
Church.
6 5272‐018‐901 S‐F PF ‐ Public Facility R40‐OV 0.12 0.12 IBSEN ST PICO RIVERA CITY 35 1 0 4 0 1 3 ‐ ‐ See 5272‐018‐900.7 5272‐018‐902 S‐F PF ‐ Public Facility R40‐OV 1.03 1.03 8736 IBSEN ST

EL RANCHO

UNIFIED

CONSOLIDATED

SCHOOL DIST
35 1 0 36 7 10 19 ‐ ‐ See 5272‐018‐900.
8 5272‐018‐903 S‐F PF ‐ Public Facility R40‐OV 1.03 1.03 8804 IBSEN ST

EL RANCHO

UNIFIED

CONSOLIDATED

SCHOOL DIST
35 1 0 36 7 10 19 ‐ ‐ See 5272‐018‐900.

Appendix B: Candidate Sites Analysis Page B‐16
Table B‐5: Sites to Accommodate RHNA
Note: 1. Sites used in previous housing element update cycles subject to by‐right per Housing Program 4D.

2. An analysis of small sites identified in the City’s inventory is shown in Table B‐3.

TOGOOD JOYCE A

COSTRUSTEE ET AL

JOYCE A TOGOOD
TRUST
35 0.35 0 7 1 2 4 ‐ ‐
The corner property is the site of a Mobile
gas station. Adjacent uses include the Epic
Hotel, a dry‐cleaning business, and a small
restaurant.
11 5272‐023‐017 (1) C‐G C ‐ Commercial R40‐OV 0.57 0.57 8922 BEVERLY BLVD FARMERS AND GROWERS PLAZA LLC 35 0.35 0 6 1 1 4 12,836.6 12,018.4 The property is the site of a small strip mall
consisting of different businesses with a large
surface parking lot. Adjacent uses include a
strip mall, auto repair shop, and single‐family
residences.
12 5272‐023‐024 (1) (2) C‐G C ‐ Commercial R40‐OV 0.43 0.43 8914 BEVERLY BLVD ALMAGOR FREDERIC D ALMAGOR TRUST 35 0.35 0 5 1 1 3 2,543.4 15,959.3 This property is the site of an auto repair shop with a surface parking lot for vehicle storage. Adjacent uses include a grocery store and single‐family residences.13 5272‐023‐027 (1) C‐G C ‐ Commercial R40‐OV 0.64 0.64 8924 BEVERLY BLVD FARMERS AND GROWERS PLAZA LLC 35 0.35 0 7 1 2 4 10,295.4 17,652.2 The property is the site of a small strip mall
consisting of different businesses with a large
surface parking lot. Adjacent uses include a
grocery store, a U‐Haul rental business, and
single‐family residences.
14 5272‐023‐030 (2) C‐G C ‐ Commercial R40‐OV 0.26 0.26 4425 ROSEMEAD BLVD U HAUL REAL ESTATE CO 35 0.35 0 3 0 0 3 ‐ ‐ The corner property is the site of a U Haul, a truck rental business. Adjacent uses include a strip mall and single‐family residences.15 5272‐023‐031 (2) C‐G C ‐ Commercial R40‐OV 0.66 0.66 4425 ROSEMEAD BLVD U HAUL REAL ESTATE CO 35 0.35 0 8 1 2 5 ‐ ‐ See 5272‐023‐030.16 5272‐029‐011 (1) C‐G C ‐ Commercial R40‐OV 0.72 0.72 4525 ROSEMEAD BLVD 4525 ROSEMEAD BLVD LLC 35 0.35 0 8 1 2 5 ‐ ‐ The property serves as the parking lot for the
auto repair business located at 4525
Rosemead Boulevard. Adjacent uses include
single‐family residences and a medical office.
17 5272‐030‐028 (2) C‐G C ‐ Commercial R40‐OV 0.72 0.72 4525 ROSEMEAD BLVD 4525 ROSEMEAD BLVD LLC 35 0.35 0 8 1 2 5 17,965.4 13,282.9 The property is the site of an auto body repair
business with a large surface parking lot
(5272‐029‐011). Adjacent uses include single‐
family residences and a small restaurant with
a drive‐thru and surface parking lot.

Appendix B: Candidate Sites Analysis Page B‐17
Table B‐5: Sites to Accommodate RHNA
Note: 1. Sites used in previous housing element update cycles subject to by‐right per Housing Program 4D.

2. An analysis of small sites identified in the City’s inventory is shown in Table B‐3.

Adjacent uses include a large truck yard/lot.
19 6368‐005‐042 I‐G I ‐ General Industrial R40‐OV 5.43 5.43 7925 ROSEMEAD BLVD 7925 ROSEMEAD BLVD PICO RIVERA 35 0.35 0 66 13 19 34 26,146.6 210,142.1 The property is the site of a large truck
yard/lot. Adjacent uses include Capital Tire
Center, An El Rancho Unified School District
Building and large surface parking lot, and
train tracks. Multi‐Family residences are
located across the street on Rosemead Blvd.
20 6369‐002‐012 I‐G I ‐ General Industrial R40‐OV 3.61 3.61 8340 WASHINGTON BLVD PUBLIC STORAGE INC 35 0.35 0 44 8 13 23 80,542.6 76,590.1 The property is the site of Public Storage, a
large storage facility with large surface
parking lot areas surrounding the two main
storage buildings. Adjacent uses include
distribution warehouses and undeveloped
open space. Multi‐family residences and a gas
station are located directly across the street
on Washington Blvd.
21 6370‐013‐014 (1) C‐G C ‐ Commercial R40‐OV 0.64 0.64 6605 ROSEMEAD BLVD PATEL RAJESH & ANJANA PEMA NILESH & RADHA 35 0.35 0 7 1 2 4 ‐ ‐ The property is the site of a large vacant lot in between a motel and residential care facility. Other adjacent uses include single‐family residences.22 6370‐013‐021 (1) C‐C C ‐ Commercial R40‐OV 0.77 0.77 6623 ROSEMEAD BLVD

PATEL HARISH D

AND SARDA H TRS

F C AND M K

TOMLINSON LLC
35 0.35 0 9 1 2 6 9,788.6 23,735.3
The property is the location of a motel built in
1961. Adjacent uses include a large vacant
lot, single‐family residences, and a
commercial strip mall center with a large
surface parking lot.
23 6370‐013‐032 C‐C C ‐ Commercial R40‐OV 0.72 0.72 6505 ROSEMEAD BLVD PICO RIVERA VILLAS LLC 35 0.35 0 8 1 2 5 6,721.7 24,779.1 This corner property serves as a location for
an office building. Adjacent uses include
single‐family residences and an Adult
Residential Facility.
24 6370‐022‐025 C‐C C ‐ Commercial R40‐OV 1.16 1.16 8605 WASHINGTON BLVD LAGUNA PROPERTIES LLC 35 0.35 0 14 2 4 8 14,308.5 36,047.4 The property is the site of a retail shoe store
with a large surface parking lot. The site is
surrounded by Phaeton Ave. and
Bollenbacher Dr. and a small access road
connecting the two. Nearby uses include
single‐family residences and a small strip mall
with a surface parking lot.

Appendix B: Candidate Sites Analysis Page B‐18
Table B‐5: Sites to Accommodate RHNA
Note: 1. Sites used in previous housing element update cycles subject to by‐right per Housing Program 4D.

2. An analysis of small sites identified in the City’s inventory is shown in Table B‐3.

ID PARCEL NUMBER CITY ZONING CODE GP Overlay GROSS ACREAGE NET ACREAGE SITE ADDRESS Ownership Assumed Density Commercial Development Factor Existing Units Total Potential Units Low/Very Low Moderate Above Moderate Existing Building SF Remaining Lot SF Potential Notes 25 6370‐024‐033 (1) C‐G C ‐ Commercial R40‐OV 0.63 0.63 8701 WASHINGTON BLVD HOULE DIANE N JASIN CO TR R AND D HOULE TRUST 35 0.35 0 7 1 2 4 11,987.5 15,427.3 The property is the site of a small strip mall consisting of different businesses with a large surface parking lot. Adjacent uses include multi‐ and single‐family residences, and a Wells Fargo with a drive‐thru.26 6370‐025‐009 (1) C‐G C ‐ Commercial R40‐OV 0.87 0.87 8737 WASHINGTON BLVD UNITED CALIF BK REALTY CORP 35 0.35 0 10 2 3 5 8,131.1 29,846.2 The property is the site of a Wells Fargo Bank
with a drive‐thru and large surface parking
lot. Adjacent uses include a small strip mall
with a surface parking lot, multi‐ and single‐
family residences, and surface parking for El
Rodeo De Pico Rivera restaurant and
nightclub.
27 6370‐027‐014 (1) C‐G C ‐ Commercial R40‐OV 0.58 0.58 8809 WASHINGTON BLVD UNITED CALIF BK REALTY CORP 35 0.35 0 7 1 2 4 ‐ ‐ The property is the site of a large surface parking lot for Wells Fargo Bank. See 6370‐ 025‐009.28 6370‐027‐018 (1) C‐G C ‐ Commercial R40‐OV 2.85 2.85 8825 WASHINGTON BLVD MERCURY BOWL LLC AND GREEN RIVERA LLC 35 0.35 0 34 6 10 18 35,456.1 88,562.6 The property is the site of El Rodeo De Pico
Rivera restaurant/nightclub and large surface
parking lot space. Adjacent uses include LA
Fitness gym, surface parking for Pico Rivera
Marketplace, parking for Wells Fargo Bank,
and single‐family residences.
29 6370‐027‐021 C‐G C ‐ Commercial R40‐OV 8.22 8.22 8913 WASHINGTON BLVD PICO RIVERA HOLDINGS LVT LLC FRESH AND EASY MARKET LESSEE 35 0.35 0 100 20 30 50 89,357.7 268,696.0 Pico Rivera Marketplace. The property is the
site of an LA Fitness gym, retail stores, and
restaurants with a large surface parking lot.

The property has 6 separate structures.

Adjacent uses include a Wienerschnitzel fast
food restaurant, El Rodeo De Pico Rivera and
its surface parking, as well as single‐family
residences.
30 6371‐001‐026 (1) C‐G C ‐ Commercial R40‐OV 2.65 2.65 6101 ROSEMEAD BLVD 6003 DE LLC ET AL

PARK PLAZA

SHOPPING

CENTRE DE LL
35 0.35 0 32 6 9 17 31,297.6 84,009.6
The property is the site of a small shopping
center consisting of various restaurants, a
gym, and a large "Chuck E. Cheese's"
restaurant with a large surface parking lot.

See 6371‐001‐027. Adjacent uses include
single‐family residences, DD’s Discounts, a
commercial strip mall.
31 6371‐001‐027 (1) C‐G C ‐ Commercial R40‐OV 2.53 2.53 6003 ROSEMEAD BLVD 6003 DE LLC ET AL

PARK PLAZA

SHOPPING

CENTRE DE LL
35 0.35 0 30 6 9 15 29,126.1 80,871.1
The property is the site of a small shopping
center consisting of a restaurant and a "DD's
Discounts" store with large surface parking
lot. See 6371‐001‐026. Adjacent uses include
Appendix B: Candidate Sites Analysis Page B‐19
Table B‐5: Sites to Accommodate RHNA
Note: 1. Sites used in previous housing element update cycles subject to by‐right per Housing Program 4D.

2. An analysis of small sites identified in the City’s inventory is shown in Table B‐3.

MINTZ MARK M

MARK AND

LAUREN MINTZ
TRUST
35 0.35 0 9 1 2 6 9,605.2 25,349.9
The property is the site of a small strip mall
consisting of restaurants and a mix of
businesses with large surface parking lot. See
6377‐003‐032.
35 6378‐017‐001 (1) C‐G C ‐ Commercial R40‐OV 1.96 1.96 6508 ROSEMEAD BLVD UNION BUILDING CORP 35 0.35 0 24 4 7 13 14,524.3 70,795.0 The property is the site of a United Auto
Workers, a labor union building with a large
surface parking lot. Adjacent uses include
Knights Inn Pico Rivera and single‐family
residences.
36 6378‐017‐004 (1) C‐G C ‐ Commercial R40‐OV 4.43 4.43 6540 ROSEMEAD BLVD LIN AND SONS INVESTMENT INC 35 0.35 0 54 10 16 28 36,187.2 156,529.9 The property is the site of the Knights Inn, a
hotel with a large surface parking lot.

Adjacent uses include a Water District
building, single‐family residences, and a labor
union building.
37 6378‐019‐019 (1) C‐G C ‐ Commercial R40‐OV 0.62 0.62 6750 ROSEMEAD BLVD BRADLEY PAUL E JR & STEVE S 35 0.35 0 7 1 2 4 4,189.0 22,979.1 The corner property is the site of Jack in the
Box, a drive through restaurant with a large
surface parking lot. Adjacent uses include
restaurants and surface parking lots.
38 6378‐019‐037 (1) C‐G C ‐ Commercial R40‐OV 1.25 1.25 9055 WASHINGTON BLVD NAZIRI JACOB CO TR ET AL TERMECHI K 35 0.35 0 15 3 4 8 9,729.5 44,655.1 The corner property is the site of a small strip
mall consisting of a laundromat, dental office,
and liquor store with large surface parking lot
and vacant area in rear. Adjacent uses include
commercial offices and a large surface
parking lot, and multi‐family residences and
surface parking.

Appendix B: Candidate Sites Analysis Page B‐20
Table B‐5: Sites to Accommodate RHNA
Note: 1. Sites used in previous housing element update cycles subject to by‐right per Housing Program 4D.

2. An analysis of small sites identified in the City’s inventory is shown in Table B‐3.

Adjacent uses include a restaurant with a
large surface parking lot, a small strip mall,
and multi‐family residences.
40 6378‐019‐053 (1) C‐G C ‐ Commercial R40‐OV 0.55 0.55 9049 WASHINGTON BLVD TERMECHI KAMROUZ CO TR NAZIRI PEYMAN 35 0.35 0 6 1 1 4 6,502.9 17,426.4 The property is the site of a large building
with health‐related tenants and a large
surface parking lot. Adjacent uses include
another 2‐story office building with a large
surface parking lot, a small strip mall, and
multi‐family residences.
41 6378‐019‐058 (1) C‐G C ‐ Commercial R40‐OV 0.72 0.72 6730 ROSEMEAD BLVD PICO RIVERA LLC 35 0.35 0 8 1 2 5 4,769.2 26,572.5 The property is the site of a vacant building
with a large surface parking lot. Previous
tenant was a Sizzler's restaurant. Adjacent
uses include restaurants with surface parking
lots.
42 6378‐019‐071 (1) C‐G C ‐ Commercial R40‐OV 0.69 0.69 6722 ROSEMEAD BLVD KING TACO RESTAURANT INC 35 0.35 0 8 1 2 5 5,702.7 24,286.4 The property is the site of King Taco, a
restaurant with a large surface parking lot.

Adjacent uses include a strip mall, restaurant,
and multi‐family residences with surface
parking lots.
43 6378‐019‐072 (1) C‐G C ‐ Commercial R40‐OV 1.40 1.40 6620 ROSEMEAD BLVD MKC PROPERTIES INC 35 0.35 0 17 3 5 9 23,479.9 37,673.8 The property is the site of a small strip mall
consisting of restaurants and a mix of
businesses with large surface parking lot. Two
separate structures. Adjacent uses include
multi‐family residences with surface parking
and a restaurant with surface parking.
44 6378‐020‐026 C‐C C ‐ Commercial R40‐OV 0.75 0.75 9107 WASHINGTON BLVD SCI CALIFORNIA FUNERAL SERVICES 35 0.35 0 9 1 2 6 11,370.3 21,421.1 The property is the site of a funeral home
with large surface parking lot. Adjacent uses
include single‐family residences and a small
strip mall with surface parking across the
street along Bequette Ave.
45 6378‐029‐022 (2) C‐G C ‐ Commercial R40‐OV 0.52 0.52 9337 WASHINGTON BLVD WEST INVESTMENTS LLC 35 0.35 0 6 1 1 4 6,584.7 16,012.2 The corner property is the site of a retail
store with a surface parking lot. Adjacent uses
include the City of Pico Rivera Parks &
Recreation Department and a
communications utilities building.
46 6378‐029‐801 (2) C‐G C ‐ Commercial R40‐OV 0.58 0.58 9317 WASHINGTON BLVD GTE CALIF INC 35 0.35 0 7 1 2 4 11,559.5 13,754.4 The property is the site of Frontier Communications, a telecommunications provider with large surface parking lot. Adjacent uses include a convenience store, Appendix B: Candidate Sites Analysis Page B‐21
Table B‐5: Sites to Accommodate RHNA
Note: 1. Sites used in previous housing element update cycles subject to by‐right per Housing Program 4D.

2. An analysis of small sites identified in the City’s inventory is shown in Table B‐3.

ID PARCEL NUMBER CITY ZONING CODE GP Overlay GROSS ACREAGE NET ACREAGE SITE ADDRESS Ownership Assumed Density Commercial Development Factor Existing Units Total Potential Units Low/Very Low Moderate Above Moderate Existing Building SF Remaining Lot SF Potential Notes the City of Pico Rivera Parks & Recreation
Department, and single‐family residences
across the street.
47 6378‐029‐802 (2) C‐G C ‐ Commercial R40‐OV 0.12 0.12 GTE CALIF INC 35 0.35 0 1 0 0 1 2,868.3 2,289.8 The property is the site of a utility easement
for Frontier Communications, a
telecommunications provider. See 6378‐029‐
801.
48 6378‐029‐900 (2) C‐G C ‐ Commercial R40‐OV 0.62 0.62 6767 PASSONS BLVD PICO RIVERA CITY 35 0.35 0 7 1 2 4 7,430.8 19,538.2 The property is the site of The City of Pico
Rivera Parks and Recreation Department with
large surface parking lot. Adjacent uses
include a convenience store, communications
utilities building, surface parking, and single‐
family residences.
49 6379‐034‐024 (2) C‐G C ‐ Commercial R40‐OV 0.43 0.43 9437 WASHINGTON BLVD MORIARTY THADDEUS J JR CO TR STEWARD DALE 35 0.35 0 5 1 1 3 2,871.1 15,982.3 The property is the site of a drive through
liquor/convenience store with a large surface
parking lot. Adjacent uses include a strip mall
with commercial retail uses, single‐family
residences, and a Shell gas station and car
wash.
50 6379‐034‐025 (2) C‐G C ‐ Commercial R40‐OV 0.30 0.30 6750 PASSONS BLVD FIRST HOLDINGS LLC 35 0.35 0 3 0 0 3 6,171.6 7,028.7 The property is the site of a small strip
consisting of restaurants and a mix of
businesses with a surface parking lot in front.

Adjacent uses include a Shell gas station and
car wash, single‐family residences, and a
liquor/convenience store with surface
parking.
51 6379‐034‐026 (2) C‐G C ‐ Commercial R40‐OV 0.69 0.69 6758 PASSONS BLVD D AND L PROPERTIES INC 35 0.35 0 8 1 2 5 11,461.2 18,586.8 The property is the site of a small strip
consisting of restaurants and a mix of
businesses with a surface parking lot in front.

See 6379‐034‐025.
52 6379‐034‐027 (2) C‐G C ‐ Commercial R40‐OV 0.84 0.84 9411 WASHINGTON BLVD TESORO SOUTH COAST COMPANY LLC 35 0.35 0 10 2 3 5 5,249.7 31,386.7 The corner property is the site of Shell, a gas
station with a convenience store, a car wash,
and a large surface parking lot. Adjacent uses
include a strip mall with commercial retail
uses, a convenience/liquor store, and surface
parking.
53 6381‐014‐007 C‐C C ‐ Commercial R40‐OV 0.92 0.92 7226 ROSEMEAD BLVD BHAKTA GOKAL M & URMILA 35 0.35 0 11 2 3 6 13,978.3 26,045.9 The corner property is the site of America's Best Value Inn, a hotel with a large surface parking lot. Adjacent uses include Colonial Appendix B: Candidate Sites Analysis Page B‐22
Table B‐5: Sites to Accommodate RHNA
Note: 1. Sites used in previous housing element update cycles subject to by‐right per Housing Program 4D.

2. An analysis of small sites identified in the City’s inventory is shown in Table B‐3.

Multi‐family residences are located directly
across the street on Rosemead Blvd.
55 6382‐021‐036 (2) C‐G C ‐ Commercial R40‐OV 0.62 0.62 9315 SLAUSON AVE OXNARD LAND LLC 35 0.35 0 7 1 2 4 2,360.5 24,841.0 See 6382‐021‐040.56 6382‐021‐038 (2) C‐G C ‐ Commercial R40‐OV 0.45 0.45 9335 SLAUSON AVE OXNARD LAND LLC 35 0.35 0 5 1 1 3 3,637.7 16,001.5 See 6382‐021‐040.57 6382‐021‐040 (2) C‐G C ‐ Commercial R40‐OV 1.28 1.28 9311 SLAUSON AVE OXNARD LAND LLC 35 0.35 0 15 3 4 8 24,479.2 29,435.9 The property is the site of a strip mall
consisting of restaurants and a mix of
businesses with large surface parking lot. 3
structures. Adjacent uses include fast food
restaurants and surface parking.
58 6382‐021‐041 (2) C‐G C ‐ Commercial R40‐OV 0.08 0.08 9335 SLAUSON AVE OXNARD LAND LLC 35 0.35 0 0 0 0 0 ‐ ‐ See 6382‐021‐040.59 6383‐001‐025 (2) C‐G C ‐ Commercial R40‐OV 1.08 1.08 9414 WASHINGTON BLVD SOLANKI PROPERTIES LLC 35 0.35 0 13 2 3 8 24,845.0 22,179.8 The property is the site of Big Saver Foods, a grocery store with large surface parking lot. Adjacent uses include single‐family residences.60 6383‐001‐026 (2) C‐G C ‐ Commercial R40‐OV 0.8 0.80 9414 WASHINGTON BLVD SOLANKI PROPERTIES LLC 35 0.35 0 9 1 2 6 2,205.0 32,673.6 See 6383‐001‐025.61 8121‐025‐017 C‐G C ‐ Commercial R40‐OV 0.87 0.87 4502 ROSEMEAD BLVD CHOW CECILIA L J M AND C L CHOW TRUST 35 0.35 0 10 2 3 5 12,742.4 25,169.7 The corner property is the site of a small strip mall with recent improvements, consisting of restaurants and a mix of businesses with a large surface parking lot in front. Adjacent Appendix B: Candidate Sites Analysis Page B‐23
Table B‐5: Sites to Accommodate RHNA
Note: 1. Sites used in previous housing element update cycles subject to by‐right per Housing Program 4D.

2. An analysis of small sites identified in the City’s inventory is shown in Table B‐3.

GONZALEZ

LUDIVINALUDIVINA

GONZALEZ TRUST
35 0.35 0 13 2 3 8 19,966.6 28,466.1
The property is the site of a small strip mall,
consisting of restaurants and a mix of
businesses with a large surface parking lot.

Adjacent uses include a Drive‐thru dairy
business, multi‐family residences, and a
utilities site.
63 8121‐026‐020 C‐G C ‐ Commercial R40‐OV 0.51 0.51 9001 BEVERLY RD KIM TAE K AND MYUNG H TRS KIM FAMILY TRUST 35 0.35 0 6 1 1 4 2,830.5 19,499.0 The corner property is the site of a drive
through liquor/convenience store with a large
surface parking lot. Adjacent uses include
multi‐family residences and a commercial
strip mall with surface parking.
64 8122‐005‐039 IPD LI ‐ Light Industrial R40‐OV 2.90 2.90 4334 SAN GABRIEL RIVER PKWY EXTRA SPACE PROPERTIES 103 LLC 35 0.35 0 35 7 10 18 57,064.6 69,121.2 The corner property is the site of Extra Space
Storage, a large storage facility with large
surface parking lot areas surrounding the
eight storage buildings. Adjacent uses include
the Albert Robles Center for water recycling
and environmental learning and the San
Gabriel River.
65 8122‐011‐027 IPD LI ‐ Light Industrial R40‐OV 2.74 2.74 9612 BEVERLY BLVD EXTRA SPACE OF PICO RIVERA LLC 35 0.35 0 33 6 9 18 58,778.9 60,110.9 The property is the site of Extra Space
Storage, a large storage facility with large
surface parking lot areas surrounding the
eight storage buildings. Adjacent structures
include the Pico Rivera Community Center
and industrial uses.
66 6368‐017‐002 (1) P‐A C ‐ Commercial R40‐OV 0.91 0.91 8345 TELEGRAPH RD RIO HONDO MEDICAL PLAZA LLC 25 1 0 22 4 6 12 ‐ 39,595.8 Rio Hondo Medical Plaza. The property
contains large surface parking lot areas,
including vehicle storage and several one and
two story dated medical office buildings. The
property is adjacent to existing multi‐family
residential uses along Telegraph Rd.
67 6368‐017‐003 (1) P‐A C ‐ Commercial R40‐OV 1.87 1.87 8359 TELEGRAPH RD RIO HONDO MEDICAL PLAZA LLC 25 1 0 46 9 13 24 ‐ ‐ See 6368‐017‐002.

Appendix B: Candidate Sites Analysis Page B‐24
Table B‐5: Sites to Accommodate RHNA
Note: 1. Sites used in previous housing element update cycles subject to by‐right per Housing Program 4D.

2. An analysis of small sites identified in the City’s inventory is shown in Table B‐3.

APPENDIX C: SUMMARY OF COMMUNITY ENGAGEMENT
Appendix C: Summary of Community Engagement Page C-2
Summary of Community Engagement
Section 65583 of the Government Code states that, "The local government shall make diligent effort to achieve public participation of all economic segments of the community in the development of the housing element, and the program shall describe this effort." Meaningful community participation is also required in connection with the City's Assessment of Fair Housing (AFH). A summary of citizen participation is provided below.

As part of the 6th Cycle Housing Element Update process, the City of Pico Rivera has conducted extensive public outreach activities beginning in winter 2020. These recent outreach efforts included two Virtual Community Workshops, City Council and Planning Commission Study Sessions, and an Online Community Survey. Project materials, including recordingsfrom townhall and public meetings, notices, and draft public review documents are available on the City’s website:
www.Pico-rivera.org/depts/ced/planning/housing_element
Outreach for the 6th Cycle Housing Element to the Pico Rivera community includes the following actions:
• Planning Commission Study Session–On November 16, 2020, the City held a Planning Commission Study Session to provide the Commission with information regarding the status of the RHNA appeal process, the Housing Element Update schedule and process, and upcoming engagement opportunities. Community members had the opportunity to provide public comments verbally or in the chat.
• Virtual Community Workshop #1 – The City conducted a virtual community workshop on December 3, 2020 for community members to come and learn about the Housing Element Update process and provide initial feedback and guidance. The workshop was hosted in English and Spanish translation services were made available. Advertising for the workshop included handouts and flyers, posts on the City’s website, advertising in the local paper, and outreach to community organizations. Community members had the opportunity to provide public comments verbally or in the chat.
• Online Community Survey – The City launched an online community survey to gather feedback and input regarding the Housing Element Update. There was a total of 90 survey participants. The survey was available in Spanish and English. Participants were asked to consider existing housing and community needs and provide recommendations on the locations and types of housing that would best assist the City.
• City Council Study Session – On February 9, 2021, the City held a City Council Study Session to provide the Council with information regarding the Housing Element Update process, sample densities under considerations in the sites analysis, and planned outreach opportunities.

Community members had the opportunity to provide public comments verbally or in the chat. • Virtual Community Workshop #2 – The City conducted a second virtual community workshop on June 17, 2021 for community members to learn about the Public Review Draft of the Housing Element. The workshop provided an introduction to each part of the draft document and ways for the public to provide feedback. The workshop was hosted in English and Spanish translation Appendix C: Summary of Community Engagement Page C-3
services were made available. Advertising for the workshop included handouts and flyers, posts on the City’s website, advertising in the local paper, and outreach to community organizations.

Community members had the opportunity to provide public comments verbally or in the chat. • Property Owner Engagement – Throughout the update process, the City contacted a number of community stakeholders and property owners in an effort to receive feedback on City processes and the Housing Element Update strategies. The City held phone call meetings with local developers and landowners, as well as sent letters to landowners whose properties have been identified as part of the sites analysis.

This Appendix contains all public comments regarding the Housing Element received by the City at scheduled public meetings. As required by Government Code Section 65585(b)(2), all written comments regarding the Housing Element made by the public have been provided to each member of the City Council.

Appendix C: Summary of Community Engagement Page C-4
C.1 Planning Commission Study Session
The section contains all study session materials, PowerPoint presentation, and all available public comments provided during the November 16, 2020, study session. Public comments were received verbally and in written form through the Zoom chat. A video recording is available on the City’s website. 1 Planning Commission
Study Session
Date: November 16, 2020
Time: 6 PM
Location: Virtual - Zoom
Agenda
I. Background
II. Housing Legislation
III. Regional Housing Needs Assessment (RHNA)
IV. RHNA Appeal Process
V. Sample Densities
VI. Update Process and Outreach
VII. Next Steps
2 1
2 2
3 Background
What is a Housing Element
Required Chapter of the Pico Rivera General Plan
Provides goals, policies, programs, and objectives to guide future housing growth to meet the needs of residents of all income levels in Pico Rivera
Identifies projected housing needs by income category
Requires certification by the state department of housing and community development (HCD) for compliance with state
housing laws 4
3 4
3 Housing Element Features
5 Population and housing profile of Pico Rivera
Evaluation of housing constraints and resources
Evaluation of existing programs and policies
Identification of sites appropriate to accommodate the City’s RHNA allocation Policies, programs, and quantified objectives to achieve the City’s housing goals Housing Element Benefits
• Demonstrates Pico Rivera’s ability to
meet current and future growth and
housing needs
• Further engages the community in the
planning process
• Ensures the City is in compliance with
state laws
• Creates opportunity for state grants
and funding sources
6 5
6 4
7 Housing Legislation
Important Measures
• SB 35
• Allows developers to request streamlining provided certain criteria are met.

This means the City will need to evaluate the entitlement procedures to permit and track the adherence to the law. In an SB 35 City, approval of a qualifying housing development on a qualifying site is a ministerial act, without CEQA review or Public Hearings. • SB 166
• Requires that jurisdictions “at all times” maintain the Housing Element Land Use Inventory and Site Identification Program that can accommodate the City’s unmet need.
7 8
5 Important Measures
• AB 1397
• Further defines the obligations in Housing Element Law that housing elements identify and zone sufficient sites to address a community’s share of need for lower income housing. Focuses on: • availability of sites, • “by right” requirement for sites previously used, • size requirements for adequate sites, and • limitations on assigning unit capacity. • AB 72 • New HCD review of Housing Elements permitting HCD to engage in enforcement activities mid-cycle. If found out of compliance, HCD may revoke its prior approval of a jurisdiction’s Housing Element until actions are taken to bring the jurisdiction back into substantial compliance with the law Important Measures
• AB 686
• Requires a public agency to administer its programs and activities relating to housing and community development in a manner to affirmatively further fair housing and not take any action that is inconsistent with this obligation. “Affirmatively furthering fair housing” means, among other things, “taking meaningful actions... that overcome patterns of segregation and foster inclusive communities” and “address significant disparities in housing needs and in access to opportunity.” Additionally, an assessment of fair housing practices must now be included in upcoming Housing Elements. 9 10
6 HCD Definition of “By Right”
• By right means the jurisdiction
shall not require: • A conditional use permit • A planned unit development permit • Other discretionary, localgovernment review or approval that would constitute a “project” as
defined by CEQA
Senate and Assembly Bill List • Funding Measures
• SB 2
• SB 3
• Streamlining
Measures
• SB 540
• AB 73
• AB 2753
• SB 765
• SB 330
• AB 1485
• SB 744
• Accountability
Measures
• SB 167
• AB 678
• AB 1515
• AB 1255
• ADU Measures
• AB 68
• AB 881
• SB 13
• AB 587
• AB 670
• AB 671
• Other Measures
• AB 2372
• SB 1227
• AB 3194
• AB 2263
• AB 2162
• AB 829
• AB 2913
• AB 1763
• AB 1483
• AB 101
11 12
7 Regional Housing Needs Assessment (RHNA) 13
What is RHNA?
• Regional Housing Needs Assessment • Initiates the Housing Element Update Process
• Quantifies the need for housing
within each City/County in California
• Based on future growth in
population, employment and
households
14 13
14 8
City of Pico Rivera
RHNA
2021-2029
3,939 units
Southern California
Association of
Governments
SCAG develops methodology to
determined “fair share”
distribution of the region’s
housing need to local
jurisdictions
Department of Housing
and Community
Development
HCD determines and distributes
the State’s housing need to all
the regional councils of
government
What is RHNA?
15 Pico Rivera’s RHNA Allocation
16 1. Income range is based on the 2020 HUD Median Family Income (MFI) for Los Angeles County of $77,300.

2. RHNA Allocation is in draft form and subject to change pending final approval by SCAG (9/3/2020).

Income Category % of Area Median
Income (AMI) Income Range1 RHNA Allocation(Housing Units)2 Minimum Maximum Very Low Income 0 - 50% AMI -- $38,650 1,149 units
Low Income 51 – 80% AMI $39,423 $61,840 562 units
Moderate Income 81 – 120% AMI $62,613 $92,760 572 units Above Moderate Income >120% AMI $92,760 >$92,761 1,656 units TOTAL: 3,939 units
15 16
9 17 RHNA Appeal Process
Appeal Process and Timeline
HCD and SCAG
determine the
region must
plan for
11,341,827 units. SCAG engages
with multiple
stakeholders
and forms the RHNA Subcommittee.

November 7, 2019
SCAG’s Regional
Council voted to
approve the Draft RHNA Methodology.

Allocations are
based on each
jurisdiction’s
current and future
growth and share
of regional transit
services and
employment.

September 3, 2020
SCAG’s Regional
Council received
and filed the draft
RHNA allocation.

September 11, 2020
the 45 day period to
file an appeal
commenced; within
this period, any
jurisdiction may file an
appeal.

The City of Pico
Rivera submitted an
appeal based upon
the application of
SCAG’s methodology,
local planning
factors, and changed circumstances. 18
17 18
10 City of Pico Rivera Appeal • Consistent with defined SCAG methodology, the City appealed its RHNA based on the following factors. • SCAG’s proposed methodology is inconsistent with the household growth projections determined in the Connect SoCal Plan
• The City does not have adequate water supply capacity to accommodate development of the RHNA
• The City lacks available vacant land to accommodate their RHNA • COVID-19 has altered the housing landscape and development need within Pico Rivera
Local Jurisdiction Coordination
• Early November – General consensus of SCAG RHNA Litigation Committee not to pursue any litigation actions against HCD related to RHNA methodology
• Orange County jurisdictions discussing coordinated written response to SCAG Regional Council to hold a closed session to discuss to further discuss Litigation Committee recommendation
• Draft Orange County Letter consistent with Pico Rivera’s appeal • Gateway Cities COG outreach • 7 Cities submitted appeals to SCAG’s RHNA Committee
19 20
11 21 Sample Densities
Density Examples – Single-Family
Single-Family Residential
(2-8 dwelling units/acre)
Condos/Duplex
(8 – 15 dwelling units/acre)
22 Source: League of California Cities, https://www.cacities.org/Resources-Documents/Education-and-Events-Section/PlannersInstitute/2019-Session-Materials/Understanding-Density-And-Development-Intensity 21 22
12 Density Examples – Multi-Family
Apartments (3-4 stories)
(25 - 35 dwelling units/acre)
Mid-Rise Apartments (5+ stories)
(50 – 100+ dwelling units/acre)
23 Source: League of California Cities, https://www.cacities.org/Resources-Documents/Education-and-Events-Section/PlannersInstitute/2019-Session-Materials/Understanding-Density-And-Development-Intensity Update Process and Outreach 24
23 24
13 Housing Element Update Schedule
25 November 16, 2020
Planning Commission
Study Session
December 3, 2020
Community Workshop
#1
Winter 2020
Community Survey
Early 2021
Planning Commission
Study Session
Spring 2021
Public Review Draft
Spring 2021
Community Workshop
#2
Spring 2021
City Council Study
Session
Summer 2021
HCD Submittal
26 Next Steps
25 26
14 Next Steps
• First Community Workshop on
December 3rd
• Release of the Community
Survey on the website for 4
weeks
• Second Community Workshop –
Late Winter 2021
• City Council Study Session –
Spring 2021
27 Thank You!
Questions?
Luis Rodriguez, Principal Planner
Phone: 562.801.2163
Email: [email protected]
Julia Gonzalez, Deputy Director
Phone: 562.801.4447
Email: [email protected]
28 Or visit:

Pico-rivera.org/depts/ced/planning/housing_element
27 28
Appendix C: Summary of Community Engagement Page C-5
C.2 Virtual Community Workshop #1
The section contains all townhall materials, handouts, flyers, PowerPoint presentation, as well as all available public comments provided during the meeting. Public comments were received verbally and in written form through the Zoom chat. A video recording of the virtual townhall is available at:
www.Pico-rivera.org/depts/ced/planning/housing_element
City of Pico Rivera
Community Workshop #1 Summary
December 3, 2020
1 | Page
Community Workshop #1
On Thursday December 3, 2020, from 6-7 PM, the City of Pico Rivera held a virtual public community workshop for the 2021-2029 6th Cycle Housing Element Update. The purpose of the meeting was to provide information on the Housing Element update process and to gather input from the public, which will shape the goals, policies, and programs in the Housing Element. The workshop included a PowerPoint presentation providing information regarding the following topics:
• An overview of the Housing Element;
• Why Housing Elements are updated;
• Information on the Regional Housing Needs Assessment and process; • Overview of the City of Pico Rivera’s RHNA allocation by income category; • Review of the update schedule and Process; and,
• Overview of additional opportunities for community engagement.

Following the presentation, the City allowed time for open questions from the public regarding the Housing Element. A video of the full presentation and PowerPoint are available on the City’s Housing Element Update webpage here, www.pico-rivera.org/depts/ced/planning/housing_element/default.asp.

Mentimeter
Participation is a crucial part of the Housing Element Update process. The Covid-19 poandemic changed the way that the City can engage with residents. Given that the first workshop was on a virtual platform the City utilized a live polling tool to create channels of engagement and participation opportunities to residents and workshop attendees. The City used Mentimeter.com, an anonymous live polling survey to further engage participants. The poll offered the following questions:
• What is your favorite restaurant in Pico Rivera?
• What are some challenges to finding housing in Pico Rivera? • What are some opportunities for housing in Pico Rivera? • Do you agree or disagree with the following statements? o 4 and 5 story residential buildings fit within the characters of Pico Rivera when places near commercial/similar uses, and public transit corridors o Mixed use development can fit within the character of Pico Rivera All responses received through the poll are provided in Appendix A of the Pico Rivera Housing Element.

Community Survey
Additionally, the City launched an online community survey on December 3, 2020. During the workshop, information regarding access to the survey and instructions for taking the survey were provided. The survey provided a forum for residents’ input on the following topics:
• Affordable Housing
• Community Assistance
• Fair Housing
• Development Processes
City of Pico Rivera
Community Workshop #1 Summary
December 3, 2020
2 | Page
• Housing Opportunity Areas
• Barriers to Housing
• Additional comments regarding the Housing Elements
The survey was available through the following direct link, Pico Riverahousingsurvey.metroquest.com as well as on the City’s Housing Element Update webpage. The City promoted the survey at the workshop and through social media, email and community announcements.

City of Pico Rivera 2021-2029 Housing Element Update
Virtual Community Workshop
The City of Pico Rivera is beginning the process of updating the 2021-2029 Housing Element!
Please join us remotely to learn about what happens when the City updates its Housing Element, why the City is required to do so, and what opportunities community members have to give feedback.

The virtual meeting will focus on:
• Housing needs and services within Pico Rivera
• Opportunities to provide housing at all income levels in the community • Identifying constraints to building and accessing housing When: Thursday December 3, 2020 at 6 PM
Where: Zoom - https://kimley-horn.zoom.us/j/98425477369 Website: http://www.pico-rivera.org/depts/ced/planning/housing_element/ housing_element.asp
Si desea solicitar los servicios de traducción del taller al español, favor de enviar un correo electrónico a [email protected] antes de las 5 pm del martes 3 de noviembre.

For questions, please contact:

Luis Rodriguez at [email protected] or Julia Gonzalez at [email protected] or call (562) 801-4332 for more information.

Ciudad de Pico Rivera
Actualización del Elemento
de Vivienda 2021-2029
Taller Comunitario Virtual
¡La ciudad de Pico Rivera está iniciando el proceso de actualización del Elemento de Vivienda 2021-2029!
Por favor únase a nosotros de forma remota para conocer que sucede cuando la ciudad actualiza su Elemento de Vivienda, por qué se requiere que la ciudad lo haga, y qué oportunidades tienen los miembros de la comunidad para dar su opinión. La reunión virtual se enfocará en:
• Necesidades de vivienda y servicios dentro de Pico Rivera • Oportunidades para proporcionar vivienda a todos los niveles de ingreso en la comunidad
• Identificar las limitaciones para la construcción y el acceso a viviendas Fecha: el jueves 3 de diciembre del 2020 a las 6 PM
Lugar: Zoom - https://kimley-horn.zoom.us/j/98425477369 Sitio Web: http://www.pico-rivera.org/depts/ced/planning/housing_ element/housing_element.asp
Si desea solicitar los servicios de traducción del taller al español, favor de enviar un correo electrónico a [email protected] antes de las 5 pm del martes 3 de noviembre.

Si tiene preguntas, favor de comunicarse con:

Luis Rodriguez por correo electrónico [email protected] o Julia Gonzalez por correo electrónico [email protected] o llamar al (562) 801-4332 para más información.

The City of Pico Rivera is in the process of updating the 2021-2029 Housing Element.

This Fact Sheet is intended to answer commonly asked questions and provide information about the update process.

What is a Housing Element?
The Housing Element is a city-initiated policy document that provides direction for the implementation of various programs to meet the existing and projected future housing needs of all economic segments of the Pico Rivera community. The Housing Element provides policies, programs, and actions that support and encourage the production of housing units for all income levels.

Key Featurs of the Housing Element:
• Population and housing profile of Pico Rivera
• Evaluation of housing constraints and resources
• Evaluation of existing programs and policies
• Analysis of sites appropriate for housing
• Develop policies, programs, & quantified objectives
What is the Regional Housing Needs Assessment
(RHNA) Process?
The RHNA process is mandated by state law to quantify the need for housing. This informs local planning processes to address existing and future housing need resulting from growth in population, employment, and households. For the 2021- 2029 Planning Period, the City of Pico Rivera is allocated 3,939 hoousing units to accomodate growth by income category. The Housing Element is mandated by the State to provide sites to accomodate this estimated growth.

Income Category % of Area Median
Income (AMI) Income Range* RHNA Allocation (Housing Units) Min. Max.

Very Low Income 0 - 50% -- $38,650 1,149 units
Low Income 51 - 80% $39,423 $61,840 562 units
Moderate Income 81 - 120% $62,613 $92,760 572 units
Above Moderate Income > 120% $92,760 -- 1,656 units
Total 3,939 units
2021 - 2029 City of Pico Rivera RHNA Housing Needs Allocation:
*Income range is based on the 2020 HUD Area Median Income (AMI) for Los Angeles County of $77,300.

City of Pico Rivera

HOUSING ELEMENT UPDATE
Why is the City Updating the Housing Element?
The City of Pico Rivera is required by state law to update its Housing Element every eight years. The current adopted Housing Element is for the 2013-2021 Planning Period. The City is now planning for the 2021-2029 Planning Period.

Importance of updating the Housing Element:
• Ensures the City complies with State housing laws
• Allows the City to become eligible for State grants and funding sources • Demonstrates the ability to meet future housing growth needs • Allows the community to further engage in the planning process What is Included in the Update Process?
The update process is community-based and will include a variety of activities to interface with the Pico Rivera community. Key features include:
• Community workshops and public meetings
• Comprehensive review of community demographics to reflect existing conditions
• Completion of sites analysis to meet 2021-2029 RHNA
• Public Hearings before the Planning Commission and City Council How Can You Participate in the Update Process?
There are a variety of ways you can participate throughout the planning process:
• Two Community Workshops will be held on December 3, 2020 and in March 2021 (exact date TBD) for community members to learn about the process and provide their feedback and guidance to the City
• Submit a community survey response
• Review and provide comments on the Public Review Draft available in Spring 2021
City of Pico Rivera

HOUSING ELEMENT UPDATE
Planning
Commission
Study Session
November 16,
2020
Community
Workshop #1
December 3,
2020
Community
Survey Winter 2020
Planning
Commission
Study Session
Early 2021
Public review
Draft Spring 2021
Community
Workshop #2 Spring 2021
City Council
Study Session Spring 2021
HCD
Submittal Summer 2021
For the most updated information,
www.pico-rivera.org/depts/ced/planning/housing_element/default.asp or contact:

Luis Rodriguez, Principal Planner, City of Pico Rivera
[email protected]
Project & Outreach Timeline

Appendix C: Summary of Community Engagement Page C-6
C.3 Online Community Survey
This section contains an outline of the survey questions, summary of survey comments, and total survey results. The survey was made available on the City’s webpage and survey results were presented to the City Council.

The City of Pico Rivera is
updating its Housing Element
and needs your input!
You can take the survey on the
Housing Element Update
website below or by scanning
the box to the left:
https://bit.ly/HousingElementPR For questions, please contact:

Luis Rodriguez, Principal Planner
[email protected]
City of Pico Rivera
2021-2029 Housing Element Update

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Pico Rivera City CouncilSeptember 27, 2022

Pico Rivera City Council
September 27, 2022