20230906_Downtown Pomona_TCC_Draft.pdf — City Council / Housing Authority, September 18, 2023

City of Pomona | 09.18.2023 1
TCC Pomona
Housing Study &
Parking Analysis
September 18, 2023
TCC POMONA HOUSING + PARKING STUDY - DRAFT City of Pomona | 09.18.2023 3 Executive
Summary
Dear Residents of the City of Pomona,
The need for quality, affordable housing across all income levels is great. Yet, constraints such as land availability, land acquisition costs, and construction costs, among many others, can limit the swift production of housing that is so critically needed. Pomona is committed to supporting the production of quality, affordable housing across all economic strata, as evidenced by recent policies, streamlining efforts, and pursuit of the State’s Pro Housing designation. Pomona’s focus over the next eight years is to provide both the policy framework and regulatory mechanisms to encourage a range of quality, affordable housing options to meet our State-mandated goals, support our existing residents in their housing needs, and accommodate future population growth.

The TCC Pomona Housing Study and Parking Analysis is a timely, robust analysis of the city’s Downtown core, providing development strategies to move the city closer to achieving its housing goals. This Project was made possible due to funding by the Southern California Association of Governments (SCAG) through the State’s Regional Early Action Planning (REAP) Grant Transformative Climate Communities (TCC) grant program.

The Project consisted of a parking, mobility and open space infrastructure and housing feasibility analysis for Pomona’s City-owned parking lots within its Downtown area to potentially support housing development and leverage the City’s TCC project outcomes. The document provides three development approaches for the city to consider when planning for future economic growth and development opportunities. These development approaches will serve as a guide as the city considers future development opportunities to catalyze downtown growth.

Sincerely,
Anita D. Guitierrez
City of Pomona
Development Services Director
City of Pomona | 09.18.2023 5
Table of
Contents
Project Goals +
Objectives`
Inventory + Analysis
Parking Analysis
Market Feasibility
Analysis
Critical Design
Issues
Appendix
10 24
90 100
114
128
TCC POMONA HOUSING + PARKING STUDY - DRAFT
TCC POMONA HOUSING + PARKING STUDY - DRAFT City of Pomona | 09.18.2023 7 Introduction
This plan brings multiple efforts together and
is a strategic opportunity to refocus policies,
goals, and actions to respond to present
pressures and prepare for the future. The
population of the overall City of Pomona is
expected to grow by nearly 30,000 residents
by 2028. The most recent Regional Housing
Needs Assessment has identified a need
for 10,558 new housing units within the City
of Pomona, more than a quarter of which
should be targeted to those with very low
income. With housing costs accounting
for 39.4% of total household income for
renters in the City of Pomona, and 87.8%
of residents commuting to other transit-rich
cities in Southern California, the benefits of
encouraging high quality housing within the
Downtown Pomona Specific Plan (DPSP)
area are clear. The City of Pomona is also
going through a Complete Streets and
Zoning overhaul that is concurrent to this
process. That information will be added as it
becomes available.

Comprehensive Analysis of Parking within
DPSP will identify which City-Owned surface
parking lots are currently underutilized
and could be repurposed for affordable
housing development, mobility and open
space amenities for current and future
residents, and enhanced parking for a vibrant
downtown. By rebalancing the parking
supply the city's can maintain its' ultimate
goal and legacy of providing sufficient
parking downtown while also maximizing
the areas that are underutilized. The
Comprehensive Mobility and Open Space
Analysis will identify existing open space and
mobility amenities, as well as highlighting
potential areas of opportunity. The
Comprehensive Market Feasibility Report for
Housing will highlight financial, regulatory,
and policy framework as well as local real
estate market conditions that affect the
suitability of these sites for redevelopment.

This report will provide a solid foundation for
robust engagement with Pomona residents,
the Vehicle Parking District Commission and
City Council, as well as critical stakeholders
such as the Downtown Pomona Owner’s
Association and Western University.

The project team will synthesize the
reports and stakeholder input to draft
recommendations that will outline the
following:
• An implementation plan for the future
issuance of RFPs for three or more sites
identified as most suitable for housing
development(s)
• Parking management and allocation
within the Downtown Specific Plan area
• Multi-modal and open space amenities
for future residents
• How these enhancements will assist
in meeting the City of Pomona’s
sustainability goals- including energy and
water efficiency
Project Objectives:

Objective #1: Comprehensive Analysis of
Parking in the Downtown Pomona Specific
Plan
Objective #2: Comprehensive Analysis of
Mobility and Open Space Infrastructure.

Objective #3: Comprehensive Market
Feasibility Analysis for Housing
Objective #4: Recommendations to the City for
Redevelopment of City-Owned Parking Lots
TCC POMONA HOUSING + PARKING STUDY - DRAFT City of Pomona | 09.18.2023 9 Acknowledgments
City of Pomona - Steering Committee:

Anita Gutierrez – Dir. Of Dev. Services
Kirk Pelser – Deputy City Manager
Joaquin Wong - Sr. Project Mgr., VPD
Ata Khan - Planning Manager
Alex Jimenez – Associate Planner
Ron Chan – Sr. Civil Engineer
City of Pomona - Stakeholders:

Adam Donner
Renee Barbee
Jeffery S. Keating
Julian Lucas
Sandra Espadas
Michael Witmer
Hanan Gibani
Alex Turek
David Holmes
Cathy Tessier
Kyle D. Brown, Ph.D.

Jeff Johannsen
Salvador Armijo
Mike Sutton
Benny Ayala
John Pena
Yesenia Miranda Meza
Carolyn Hemming
Jason Abboud
Natalie Chaidez
Evelia Rocha
Jon Gundry
Selena Pacheco
Alexandra Oliva
Lina Mira
Juan Carlos García Juárez
Lamar Johnson Collaborative:

Chip Crawford, Kelly Von Oteghem, Eli Lechter, Hallie
Nolan, Lei Liu.

Kosmont Companies:

Ken K. Hira, Wil Soholt
Gibson Transporting Consulting, Inc.:

Patrick Gibson, Eugene Tang, Richard GIbson
City of Pomona | 09.18.2023 11
01 Goals + Objectives Previous Plans + Supporting
Documents
Vision + Goals
Project Process Summary
12 18
22 TCC POMONA HOUSING + PARKING STUDY - DRAFT
City of Pomona | 09.18.2023 13
Previous Plans
+ Supporting Documents
Surplus Land Act
Since the parcels involved in this study are all
public, they are subject to the SLA. Understanding
the SLA and properly navigating these
requirements are an important component to the
future success of these developments.
“The California Surplus Land Act (Government
Code sections 54220-54234) requires local
agencies disposing of their surplus land to
prioritize affordable housing development.

The Act defines “surplus land” as land owned
“by any local agency for which the local agency’s
governing body takes formal action declaring that
the land is surplus and is not necessary for the
agency’s use.”
An agency may not take any action to dispose
of land, including entering into negotiations to
dispose of land, until it complies with the SLA
procedures. And the first step the the SLA requires
is that the agency make a finding that the land is
either “surplus” or “exempt surplus.” § 54221(b).

No agency may dispose of a parcel until it makes
on of those findings. A local agency is permitted to
declare multiple parcels surplus or exempt surplus
in a single action on an annual basis.

By December 31 of each year each city and
county must make a central inventory of all
exempt or non-exempt surplus land. § 54230.

They must also identify any public land identified
as in excess of their foreseeable needs pursuant
to Government Code § 50569. As of April 1,
2021 they must annually make a description of
each of these parcels and report the information
to the Department of Housing and Community
Development as part of the Annual Progress
Report they submit to HCD every year pursuant to
Government Code § 65400. This information must
be provided to an individual or housing developer
on request without charge.”
- Surplus Land Act, Affordable Housing
FAQ
Surplus Land Act Guidelines
FINAL
Gavin Newsom, Governor
State of California
Lourdes M. Castro Ramírez, Secretary
Business, Consumer Services and Housing Agency
Gustavo Velasquez, Director
California Department of Housing and Community Development 2020 West El Camino Avenue, Suite 500
Sacramento, CA 95833
916-263-7400
April 2021
Assembly Bill 2097
AB 2097 was approved in September of
2022. The new parking requirements will have
a profound effect on development within
downtowns and transit oriented developments
like Pomona.
“AB 2097 will reduce the cost of housing while
slashing the pollution that causes climate
change by eliminating expensive parking
mandates for homes and commercial buildings
near transit, or in neighborhoods with low rates
of car use.

Parking mandates, which require parking for cars
to be included in new housing, are common in
cities throughout California and can add $40,000
or more to the cost of construction per parking
spot, while also increasing climate pollution.

Eliminating these costly parking mandates will
give Californians more choices about whether
they want to pay for parking, or have lowercost housing in walkable, transit-accessible neighborhoods.

California cities are currently over-producing
parking — Los Angeles alone has 200 square
miles of parking — largely because of rules that
require the construction of parking with each
new home or business, even when there is no
need for additional parking. AB 2097 increases
housing choice and will make it easier to provide
lower-cost, walkable- and transit-accessible
housing across the state.”
- California YIMBY
Assembly Bill No. 2097
CHAPTER 459
An act to amend Section 65585 of, and to add Section 65863.2 to, the Government Code, relating to land use.
[Approved by Governor September 22, 2022. Filed with
Secretary of State September 22, 2022.]
legislative counsel’s digest
AB 2097, Friedman. Residential, commercial, or other development types:
parking requirements.

The Planning and Zoning Law requires each county and city to adopt a comprehensive, long-term general plan for its physical development, and the development of certain lands outside its boundaries, that includes, among other mandatory elements, a land use element, and a conservation element.

Existing law also authorizes the legislative body of a city or a county to adopt ordinances establishing requirements for parking, and permits variances to be granted from the parking requirements of a zoning ordinance for nonresidential development if the variance will be an incentive to the development and the variance will facilitate access to the development by patrons of public transit facilities.

This bill would prohibit a public agency from imposing any minimum automobile parking requirement on any residential, commercial, or other development project, as defined, that is located within 1 ⁄2 mile of public
transit, as defined. The bill, notwithstanding the above-described prohibition, would authorize a city, county, or city and county to impose or enforce minimum automobile parking requirements on a housing development project if the public agency makes written findings, within 30 days of the receipt of a completed application, that not imposing or enforcing minimum automobile parking requirements on the development would have a substantially negative impact, supported by a preponderance of the evidence in the record, on the public agency’s ability to meet its share of specified housing needs or existing residential or commercial parking within 1 ⁄2 mile
of the housing development. The bill would create an exception from the above-described provision if the housing development project (1) dedicates a minimum of 20% of the total number of housing units to very low, low-, or moderate-income households, students, the elderly, or persons with disabilities, (2) contains fewer than 20 housing units, or (3) is subject to parking reductions based on any other applicable law. The bill would prohibit these provisions from reducing, eliminating, or precluding the enforcement of any requirement imposed on a housing development project that is located within 1
⁄2 mile of public transit to provide electric vehicle supply equipment installed parking spaces or parking spaces that are accessible to persons 92 STATE OF CALIFORNIA

AUTHENTICATED

ELECTRONIC LEGAL MATERIAL
TCC POMONA HOUSING + PARKING STUDY - DRAFT
City of Pomona | 09.18.2023 15
Safe Routes to School National Partnership 2018 Pomona Safe Routes to School Action Plan 0 WWW.SAFEROUTESPARTNERSHIP.ORG
Pomona
Safe Routes to School
Action Plan
FINAL 2018
Pomona Tomorrow
CITY OF POMONA 2014 GENERAL PLAN UPDATE
A Rich heRitAge . . . A BRight FutuRe
May 2019
Southern California Association of Governments
Profile of the
City of Pomona Southern California Association of Governments (SCAG) Regional Council includes 69 districts which represent 191 cities and 6 counties in the SCAG region SCAG Regional Council District 38 includes Claremont, La Verne, Pomona, and San Dimas Represented by: Hon. Tim Sandoval
LOCAL PROFILES REPORT 2019
This profile report was prepared by the Southern California Association of Governments and shared with the City of Pomona. SCAG provides local governments with a variety of benefits and services including, for example, data and information, GIS training, planning and technical assistance, and sustainability planning grants.

1. Downtown Core & Transit Oriented Districts
- Enable short term re-investment opportunities
- Promote the continued revitalization and
intensification of the Downtown District
- Concentrate new retail, dining, and entertainment uses in the pedestrian oriented retail core.
- Leverage demand for housing as an “engine”
for new investment and increase downtown
activity
- Leverage the Metrolink transit stations to
attract new invesment in higher intensity,
higher value transit oriented development

2. Downtown Gateway Segments
- Implement short-term improvements to demonstrate the City’s commitment to corridor revitalization
- Locate Phase 1 improvments to stimulate
investment in the most promising segments

3. Midtown & Neighborhood Segments
- Extend higher value development patterns to
appropriate corridor segments
- Leverage demand for housing as an engine for
re-investment in disinvested strip properties

4. Workplace Gateway Segments
- Leverage the medical/office anchors to promote additional non-retail investment - Orchestrate public and private investment to
create an attractive boulevard segment

5. Mixed-Use Segments
- Support the continued presence, improvement, and expansion of existing commercial development

6. Neighborhood Centers
- Support continued neighborhood serving
retail centers in select locations
- Limit new neighborhood retail and services
centers primarily to new and existing centers
at major crossroads
Workplace
Gateway
Downtown
Gateway
Mixed-Use
Segment
Mixed-Use
Segment
Foothill Blvd.

Holt Ave.

Mission Blvd.

Phillips Blvd.

Philadelphia St.

E. Arrow Hwy
Bonita Ave.

Indian Hill Blvd.

Resevoir Ave.

White Ave.

Towne Ave.

Downtown
Transit
Oriented
District
Neighborhood
Segment
Neighborhood
Center
Activity
Center
S. Garey Ave. N. Garey Ave.

4. Workplace Gateway Segments
- Leverage the medical/office anchors to promote additional non-retail investment - Orchestrate public and private investment to
create an attractive boulevard segment

5. Mixed-Use Segments
- Support the continued presence, improvement, and expansion of existing commercial development

Holt Ave.

Mission Blvd.

Phillips Blvd.

Philadelphia St.

E. Arrow Hwy
Bonita Ave.

Indian Hill Blvd.

Resevoir Ave.

White Ave.

Towne Ave.

Downtown
Transit
Oriented
District
Neighborhood
Segment
Neighborhood
Center
Activity
Center
S. Garey Ave. N. Garey Ave.
omona
Corridors Specific Plan
This v ersion was last updated on June 18 , 20 20 .

P leas e s ee V ersion History on next page for details.

Downtown Pomona Specific Plan
Adopted: August 2019
Pomona Tomorrow
Adopted: March 2014
SCAG Local Profiles - Pomona
May 2019
Pomona Corridors Specific Plan
Adopted: March 2014
Adopted: February 2022
Green Plan
Adopted: November 2012
Pomona Safe Routes to School
Adopted: 2018
The City of Pomona has completed a variety of
plans under the City of Pomona’s Development
Services which is responsible for facilitating
orderly development within the City of Pomona.

These previous plans (pictured below) were
completed and adopted. Some of these like
the Downtown specific have a direct impact
on the new proposal in downtown while others
influence the overall strategies of development
in the City of Pomona. There are also other
supplemental reports and profiles completed
on the City of Pomona to assist the three
divisions of Development Services. The Planning
Division, The Building Safety Divison, and
Code Compliance Division. The previous plans
were completed under the Planning Division
which handles land use and zoning inquires,
entitlement review, implements the Zoning code
and manages and plans development consistent
with the City’s adopted General Plan.

Active Transportation Plan
Adopted: Novemeber 2012
TCC POMONA HOUSING + PARKING STUDY - DRAFT
Previous Plans
+ Supporting Documents

CITY OF POMONA

GREEN PLAN
NOVEMBER 2012


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



 
City of Pomona | 09.18.2023 17
6 Book I: Community Intent

1.4 tHe envIsIoneD future CorrIDors
The corridors are composed of a significant number of individual, privately held properties under varying ownership and approximately 13 miles of public rights-of-way owned and controlled by the City of Pomona and, in the case of Foothill Boulevard (SR-66), controlled by the State of California (Caltrans). The overarching purpose of the Specific Plan is to orchestrate individual public and private investments to produce greater value than any separate project could practically achieve by providing a common purpose that all investors can rely upon, contribute to, and derive value from. This section describes the common purpose to which all investments shall be directed: the realization of a vision for the future that is sufficiently specific to provide a common purpose, yet flexible enough to respond to opportunities and changes in the marketplace that will inevitably arise.
a. urban Design framework

1. the evolution of Downtown / transit-oriented Districts Regulations contained in this Specific Plan will apply solely to properties located in the Specific Plan Area. The location of the Specific Plan Area is illustrated in Figure 0.1. – Specific Plan Area Map.

Notwithstanding these formal policy-area boundaries, some of the primary developments influencing the optimum potential future of the corridors include the PVHMC and the properties in and around downtown. The North and Downtown Metrolink Station sites will also play an increasingly influential role in the future of Pomona. Although these developments are outside of the formal Pomona Corridors Specific Plan Area for regulatory purposes, this section describes the optimum future for these entire cohesive portions of the City.

Therefore, land use and development policies implementing the community’s intent for the corridors will be contained in the combination of the policies in the Pomona Corridors Specific Plan, The Downtown Pomona Specific Plan, the PVHMC Specific Plan, the Mission 71 Business Park Specific Plan, and, for properties in the Downtown environs not falling under the regulatory purview of one of these Specific Plans, the Pomona Zoning & Subdivision Ordinances. a. The Growing Downtown District
Over time, the evolving Downtown Core, supported by the growing WUHS, the restored Fox Theater and other entertainment venues, the Arts Colony and Antique Row, Civic Center, Downtown Amtrak/Metrolink Station and Transit Center, and emerging Downtown Neighborhoods, will collectively form an increasingly identifiable Downtown District (see Figure 1.3 and 1.4) that is distinguished by its vitality, synergy, and mix of uses and activities. This special city district will be the antithesis of the linear strip: its development will not sprawl outward, low to the ground. It will instead be compact and clustered; it will not be made up of only one type of land use, but will include instead a mixture of uses and destinations. Retail, entertainment, civic, and residential uses, and ultimately places of work and lodging as well will be found there. The shopping core will continue to be served by curbside parking and slow moving traffic.

A u t o O r i e n t e d “ S t r i p ”
A u t o O r i e n t e d “ S t r i p ”
D i s i n v e s t e d D i s i n v e s t e d
Overextended
Retail
Core
A u t o O r i e n t e d “ S t r i p ”
A u t o O r i e n t e d “ S t r i p ”
WUHS Campus
1/2 mi. radius transit area
Stable Residential Neighborhoods
Stable Residential Neighborhoods
Stable Residential Neighborhoods
Stable Residential Neighborhoods
Holt
Ave.

Mission
Blvd.

S. Garey
Ave.

N. Garey
Ave.

Fig.1.3 existing pattern oF deVelopment downtown
Towne Ave.
whiTe Ave.

Towne Ave.
whiTe Ave.

PAlomAres sT.

PArk Ave. PArk Ave.
holT
Ave.
mission
Blvd.
7 Book I: Community Intent
b. Emerging Transit-Oriented Districts
Many people living in, working in, or visiting Downtown and other TransitOriented Districts (TODs) will be those who value convenience and enjoy being “where the action is.” They may prefer to park once and then walk, or leave the car at home and experience the district on foot, on a bicycle, or on transit. This experience will be made easy by the districts’ mixture of uses, concentrated development pattern, and fine-grained network of streets shared by vehicles and pedestrians alike. Along these streets, offices, housing, and lodging will easily and compatibly mix in attractive buildings. They will be built close to the sidewalk, activating the pedestrian realm and forming a consistent “street wall” that creates the feeling of an outdoor living room. The mix of land uses, variety of activities, supportive streetscapes, and pedestrian oriented development character will foster walkability within each district. In this way, mobility alternatives that are not as available in other districts of the City will be possible in TODs.

Furthermore, Downtown shopping as well as retail clusters within TODs will feature a network of sidewalks, public spaces, sitting places, and attractive window displays. By providing businesses with a convenient and prominent address while offering workers, colleagues and customers places to meet, dine, relax, and shop nearby, TODs will facilitate the face-to-face interactions that are of increasing importance to attract workers and promote economic success in the innovation-oriented economy.

2. neighborhood edges
The major vehicular corridors that traverse the City are primary unifying elements of the broader future City structure. These corridors connect employment and mixed-use activity centers with each other, freeway interchanges, transit stations, and Downtown. However, existing corridor-oriented strip development typically features building types and/or site treatments that are incompatible with the character of existing residential neighborhoods, often located just behind corridor-fronting commercial properties. A typical example of such incompatibility would be a corridor commercial property with trash dumpsters and loading areas abutting the back yard of a single-family home, or a corridor building’s rooftop ventilation equipment and ducts facing the backyard bedroom windows of adjacent homes.

As new development occurs along the corridors adjacent to low-density residential neighborhoods, the edges immediately contiguous with those neighborhoods will feature more compatible uses and site treatments.

A shift in character and market focus will cast a new role for these corridors as edges to adjacent neighborhoods. These edges will accommodate larger scale development that is suitable to wider, more heavily trafficked roads and will function as a “buffer” to residential neighborhoods behind. The Plan anticipates streetscape improvements to add visual appeal and value to the corridors, development continuity along street edges, and buffering and compatibility with existing neighborhoods behind the corridors.

Civic
Center
WUHS Campus Activity Core
Inner
Downtown
Neighborhoods
Outer
Downtown
Neighborhoods
Outer
Downtown
Neighborhoods
Connected
Public Space
Network
Neighborhood Boulevard
Mixed-Use
Downtown
Gateway
Downtown
Gateway
Station
Boulevard
1/4 mi. radius transit area 1/2 mi. radius transit area Stable Residential Neighborhoods
Stable Residential Neighborhoods
Stable Residential Neighborhoods
Stable Residential Neighborhoods
Holt
Ave.

Mission
Blvd.

S. Garey
Ave.

N. Garey
Ave.

Fig.1.4 downtown reVitalization Framework
Towne Ave.
whiTe Ave.

Towne Ave.
whiTe Ave.

PAlomAres sT.

PArk Ave. PArk Ave.
holT
Ave.
mission
Blvd.

4. Workplace Gateway Segments
- Leverage the medical/office anchors to promote additional non-retail investment - Orchestrate public and private investment to
create an attractive boulevard segment

5. Mixed-Use Segments
- Support the continued presence, improvement, and expansion of existing commercial development

Holt Ave.

Mission Blvd.

Phillips Blvd.

Philadelphia St.

E. Arrow Hwy
Bonita Ave.

Indian Hill Blvd.

Resevoir Ave.

White Ave.

Towne Ave.

Downtown
Transit
Oriented
District
Neighborhood
Segment
Neighborhood
Center
Activity
Center
S. Garey Ave. N. Garey Ave.

4. Workplace Gateway Segments
- Leverage the medical/office anchors to promote additional non-retail investment - Orchestrate public and private investment to
create an attractive boulevard segment

5. Mixed-Use Segments
- Support the continued presence, improvement, and expansion of existing commercial development

Holt Ave.

Mission Blvd.

Phillips Blvd.

Philadelphia St.

E. Arrow Hwy
Bonita Ave.

Indian Hill Blvd.

Resevoir Ave.

White Ave.

Towne Ave.

P leas e s ee V ersion History on next page for details.

Corridors Specific
Plan
Downtown Specific
Plan
The Pomona Corridors Specific Plan was
established to orchestrate private and public
investment activities along the Garey Avenue,
Holt Avenue, Mission Boulevard, and Foothill
Boulevard corridors, and to support and promote
the type of investment that will enhance the beauty
and vitality of the City’s primary commercial
corridors. To accomplish this, the Specific Plan
presents the community’s vision for the evolution
and continued growth of these corridors and
establishes the primary means of regulating
land use and development within the Specific
Plan Area (see Section 0.2 - Specific Plan Area).

Finally, the document contains planned actions
and investments that the community intends to
implement over time and as resources allow, to
stimulate and to complement private investment
along the corridors.

This plan included many community objectives,
such as...
• Plan Comprehensively
• Increase Value
• Beautify the Corridors
• Ensure a Successful Downtown
• Synergize with City Assets
• Improve multi-modal mobility
• integrate mobility with Land Use
• Ensure prosperity and sustainability
• Strengthen community character
• Improve public safety
• Acheive the long term vision established in the
General Plan
• Protect adjacent neighborhoods.

This was the starting point for understanding future
uses in Downtown Pomona as well as identifying
larger goals for Downtown Pomona for us to align
with using the framework outlined.
"The Downtown Pomona Specific Plan is a
comprehensive document that implements the
vision for Downtown Pomona established in the
City of Pomona General Plan. The Specific Plan
was originally adopted in 1994 and has had several
targeted updates. An additional purpose of the
specific plan update is to reconcile overlapping
development standards, land uses, and boundary
conditions with the Pomona Corridors Specific
Plan and implement the Pomona General Plan
update, both adopted in March 2014.

Downtown is the community’s center of business,
culture and living. Taking advantage of this
diversity of uses, the Specific Plan reinforces
Downtown as the mixed-use “heart of the City,”
placing emphasis upon its many activities and
exceptional transit service. Building scale, location,
and orientation foster the traditional pedestrian
focus within Downtown. Likewise, streetscape and
infrastructure improvements enhance walkability
and the visual character of the City, helping to reestablish Pomona’s identity and vitality.

Downtown will continue its renaissance as
a mixed-use center enjoyed by locals and
visitors alike. Transit access — combined with
Downtown’s orientation to pedestrian use —
makes it a place where people can live and
work without relying on automobiles. As a result,
particular emphasis will be placed on parking
requirements appropriate to transit districts,
strategically located shared parking facilities, and
active parking management. As more people make
Downtown their home, new parks and outdoor
gathering spaces will make the district more livable
and community-oriented."
This was the guiding document when begining to
to analyze and inventory the study area. The team
is using the goals set out in this document to help
prioritize strategies for meeting the city's goals for
Downtown.

PRIVATE REALM 2
Specific Plan 37
I
0 250 500 1,000
Feet
W Holt Ave.

W Center St.

S Garey Ave.

N Towne Ave.

N White Ave.

N Park Ave.N Gordon St.

N Main St.

N Palomares St.

S Gibbs St.

W First St.

W Second St.

W Third St.

W Fourth St.

W Mission Blvd.

N Cypress St.

N Rebecca St.

N Parcels St.

W Commercial St.

S Cypress St.

S Rebecca St.

S Gordon St.

S Main St.

S Thomas St.

S Locust St.

S Elm St.

S Palomares St.

S Linden St.S Eleanor St.

S Towne Ave.

N Gibbs St.

N Eleanor St.

N Linden St.

S White Ave.

S Parcels St.

S Park Ave.

E Mission Blvd.

E Center St.

W Commercial St.

W Monterey Ave. E Monterey Ave.

Allen Ln.

E Fourth St.

E First St.

E Third St.

E Second St.

E Holt Ave.

F
Memorial
Park
Centennial
Park
Figure 2-1, Districts Map

DISTRICTS
Mixed Use-Central Business District (MU-CBD)
Mixed Use-Institutional (MU-I)
Mixed Use-High Density Residential (MU-HDR)
Residential-Multifamily (R-MF)
Open Space (See Citywide Zoning Code)

MAP FEATURES
Specific Plan Boundary
Railroad
PUBLIC REALM 3
Specific Plan 87

CLASS I BIKE PATH

CLASS III BIKE ROUTE

CLASS II BIKE LANE

CLASS IV CYCLE TRACK
TCC POMONA HOUSING + PARKING STUDY - DRAFT
Downtown Pomona
Specific Plans
TCC POMONA HOUSING + PARKING STUDY - DRAFT City of Pomona | 09.18.2023 19 Goals +
Objectives
Analysis for city-owned parking lots within Downtown to potentially support housing development
Grow residential units, 10,000 needed with a focus on
affordability.

Maintain or increase open space.

Support the city’s sustainability goals
Improve mobility, access and utilization in a way that is safe and convenient while minimizing auto congestion
Establish definitive strategies for parking management and allocation within the Downtown Pomona Specific Plan area Enhancement of multi-modal and open space amenities
for future residents.

Recognize evolving technology and future trends in
parking systems, management strategies and service
delivery.

Understand existing parking supply and demand patterns
Determine the impacts of future development on existing parking
Conduct a robust stakeholder engagement process
Obtain Stakeholder input to shape the parking planning
process.

Less vehicular dependent future.

Determine industry best practices with regard to
management of the parking system
Improve efficiency and customer service
Evaluating possible sites for new parking infrastructure Creating well-planned and coordinated parking system for the longterm fiscal vitality of the city
Maintaining vibrant downtown core with retail
Adapt to forecasted downtown development patterns, and
inticpating infrastructural needs
Maintain VPD legacy and purpose of providing adequate
parking.

Maintain community expectation of providing parking
Determine more objective design standards for the city
Create a plan that stimulates growth – housing, or other growth opportunities
Create opportunities for Pomonans (residents) to stay and thrive in Pomona
Maintain the vibe with types of housing being promoted; walkable and pedestrian-friendly.

Create defensible body of data to get support policy.

Creative development based in data

HOUSING HOUSING

PARKING & PARKING &
TCC POMONA HOUSING + PARKING STUDY - DRAFT City of Pomona | 09.18.2023 21

HOUSING HOUSING

PARKING & PARKING &
Goals +
Objectives
Create more diverse housing opportunities, including
affordable housing options, and greater density in Downtown Pomona using design standards that maintain and contribute to the existing energy and charm of Downtown Pomona.

Maintain the legacy of VDP and continue to provide the
citizens of Pomona with parking options while also becoming more strategic with the city-owned VPD lots to ensure the best and highest use of each lot while meeting the city’s parking needs. Additionally, assess the strategic development of each lot, improve parking, and future parking standards, Create design standards for Downtown Pomona that is based in data so that every decision and development is supported by facts and meets the needs of Pomona’s present and future uses. These design standards should build upon the existing energy, charm, and spirit of Downtown Pomona.

Increase and enhance the open and green space
opportunities within Downtown Pomona in order to create a more inviting and comfortable environment for all. Ensure the open and green space contributes to the city’s overall sustainability goals and standards.

TCC POMONA HOUSING + PARKING STUDY - DRAFT City of Pomona | 09.18.2023 23 14 | 21-047-MRFP 36 LJC | 15
Task 1:

Project
Management
Task 2:

Comprehensive
analysis of Parking
in DPSP
Task 3:

Comprehensive
analysis of Mobility
& Open Space
Infrastructure
Task 4:

Comprehensive
Market Feasibility
Analysis for
Housing

MEETINGS
Monthy Meetings
Engagement Sessions
Presentations

PROJECT INITIATION GETTING TO KNOW YOU REFINE AND DEFINE ADOPTION AND FINAL DELIVERABLES SCHEDULE (in months)

PROJECT

LEADERSHIP
TASK +

PURPOSE
Principal in
Charge (PIC)
• Attend major
milestones
and lead
the project
team while
facilitating /
coordinating
the Client
meetings.

Engage and
collaborate
with
stakeholders
to create a
well planned,
unified vision.

Project Manager
(PM)
• Attend major
milestones
and lead
monthly
meetings with
City staff and
SCAG Project
Manager
for project
status and
action items
throughout
for project
success
Preference is for virtual meetings unless noted otherwise.

Task 5:

Recommendations
to the City for
Redevelopment of
City-Owned Parking
Lots
Task 6:

Public Outreach
Task 7:

Adoption
Task 8:

Final Deliverables to
SCAG and City
• Data Collection & Review
• Site Visit / Survey
• Review Previous Plans, Studies
• Meeting Notes
• Presentation Materials
• Monitoring & Reporting
• Review relevant plans, stucies,
historical data & analyses
• Field review of DPSP VPD
• Parking data collection
• Parking demand model
• Parking management goals &
implementation
• Field review & inventory of
active mobility and public transit
infrastructure
• Identify opportunities for
improvement
• Local market analysis with key
demographic and market trends
• Assess housing market needs by
income level
• Identify financial feasibility for
residential uses of sites
• Evaluate financial gaps
• (3) hypothetical case studies
• Engagement Strategy & Schedule
• Coordinate Outreach
• Meeting Notes
• Presentation Materials
• Monitoring & Reporting
• Synthesize findings from Tasks 2-4 into actionable recommendations • Recommend at least (3) top candidate City-owned lots to immediately pursue RFPs for affordable housing development
• Identify any necessary policy or code amendments
• VPD Commission & Council Input
• Public Input
• Stakeholder Input
• Coordinate Presentations & Delivery of Draft
and Final Reports
• Meeting Notes
• Presentation Materials
• Monitoring & Reporting
• Establish Protocols,
Goals & Objectives
• Stakeholder Mapping
• Meetings & Schedule
• Monitoring & Reporting
• Stakeholder Mapping

AUGUST SEPTEMBER OCTOBER NOVEMBER NOVEMBER DECEMBER JANUARY FEBRUARY MARCH APRIL MAY JUNE

SCHEDULE
• Present to Planning Commission •
•
•
Draft Study Document for public circulation
Present to City Council
Final report for SCAG & City combining all project
deliverables
Project Deliverables
Summary
02 Inventory + Analysis
26 30
66 78
History + Demographics
Existing Conditions Inventory
Regional Connections
Streets
Sidewalks + Walkability
Mobility + Transit
Green Space + Open Space
Ownership
Signifcant Historic +
Cultural Places
Public Art
Public Outreach Summary
Stakeholder Sessions
Public Input
VPD Commission +
Council Input
Comparable Projects
TCC POMONA HOUSING + PARKING STUDY - DRAFT City of Pomona | 09.18.2023 27 History & Demographics
"The Pomona area was situated along a trade
route used by Native Americans. The first
recorded inhabitants were the Gabrieleno
Native Americans. Two soldiers, Don Ingacio
Palomares and Don Ricardo Vejar petitioned
the governor and on April, 1837 were granted
rights to the land.

In the early 1800s, Pomona was known
as an "urban garden". Pomona quickly
became an economic leader in citrus. In the
1870s, the coming of the railroad spurred
agriculture. Pomona's role in the expanding
industry influenced the citrus community to
name "Pomona" after the Roman goddess
of fruit and fruit trees. The name proved
prophetic and vineyards flourished in the
1880's, supplying the winemaking and
raisin industries. Citrus orchards and olive
groves replaced vineyards in the 1890's and,
through its agricultural enterprises Pomona
maintained an economic lead in the valley.

On January 6,1888, Pomona was
incorporated as a City and became a charter
City in 1911. Today, Pomona is the seventh
largest city in Los Angeles County, with a
population of over 151,000 residents."
- City of Pomona Website, About Pomona
In June of 2020, the City of Pomona
was awarded a Transformative Climate
Communities Grant for Pomona ACTS
(Activated for CommunityTransformation
& Sustainability). This grant will assist
in facilitating planning activities around
expanding clean, convenient, and affordable
transportation options and affordable
housing. While remaining aligned with
the General Plan, Specific Plans, Active
Transportation Plan, and the Green Plan,
other future projects will also include
feasibility assesment of clean energy options.

Race & ethnicity
Occupations
Industries
Educational Attainment
TCC POMONA HOUSING + PARKING STUDY - DRAFT City of Pomona | 09.18.2023 29 Vehicle Parking District Background
Pomona’s Vehicle Parking (VPD) is a unique
organization both regionally and nationally.

The district was established after the second
world war as a privately funded district to
manage parking in Downtown Pomona.

Much of the property, including the currently
managed twenty-six lots were given to the
city by private organizations for the purpose
of providing adequate parking. The creation
of the district coincided with a suburban
driving boom after the war as well as changes
throughout Pomona.

Today the VPD is administered by a 7-person
commission responsible for regulating
the assets. VPD has provided Downtown
Pomona a unique amenity, but also affected
the its development trajectory. Today, the
VPD owned land totals to about 19.7 acres
which is 12.5% of all land in the study area.

Current VPD permit fees.

TCC POMONA HOUSING + PARKING STUDY - DRAFT City of Pomona | 09.18.2023 31

LOS ANGELES POMONA
Regional Map
The City of Pomona is located approximately
30 miles west of Los Angeles along Highway

10. It is also about an hour from Los Angeles via
public transportation.

The nearest airport is Ontoario Airport (to the
west of Pomona), followed by LAX, and John
Wayne Airport.

The City of Pomona is within the County of
Los Angeles.

Airports
Major Roads
Railroads
TCC POMONA HOUSING + PARKING STUDY - DRAFT City of Pomona | 09.18.2023 33 5 miles
City
Anchors
Hospitals/Medical Centers
Public Library & Civic Center
Schools & Universities
Parks
Study Area
Legend
0 0.5
Miles
1 2 3
Gold Line Rail Corridor
TCC POMONA HOUSING + PARKING STUDY - DRAFT City of Pomona | 09.18.2023 35 Regional Transportation
Metro
California Metrolink was founded in 1991
as the Southern California Regional Rail
Authority and began operating in 1992. It is
operated by Amtrak. To this day it consists
of about 59 stations and 536 miles of route
network. It is the rail network that connects
southern California areas for both commuters
and non-commuters.

Metrolink emailed a survey to 895,068 current
and former customers to learn more about
current ridership patterns. Between March 22
and April 4, 2022 they received 12,666 valid
online responses from all six counties within
the Metrolink service area. These are some of
the results from that survey.
• The average age of a Metrolink rider in
2022 increased to 51 yrs from 44 yrs in
2018
• Hispanic/Latinx ridership is up from 30%
in 2018 to 31% in 2020
• 39% of current riders reported an income
below $50,000 comepared to 23% in
2018
• 17% of riders strted taking Metrolik during
the pandemic while returned lapsed riders
make up 18% of riders.
• 26% are riding less since the pandemic
and 39% did not change usage, however,
it is believed returning and new riders will
drive growth.
• 52% of riders use Metrolink for
commuting to and from work or school
while 48% use it for non-commute trips
which is more than double the 20% from
2018.
• 83% of riders have been riding the
Metrolink for more than 2 years and 74%
of lapsed riders are likely to ride again.

Current ridership by race
Current ridership by age
“Many higher income commuters stopped riding during the pandemic. With non-commuters and seniors representing a larger share of current Metrolink ridership median household income fell San Bernardino - Tippecanoe 5:41 6:43 7:43 9:32 10:39 11:43 12:43 1:43 3:39 4:39 5:39 6:44 8:39 9:39 Redlands - Esri 5:48 6:50 7:50 9:39 10:46 11:50 12:50 1:50 3:46 4:46 5:46 6:51 8:46 9:46 Redlands - Downtown 5:51 6:53 7:53 9:42 10:49 11:53 12:53 1:53 3:49 4:49 5:49 6:54 8:49 9:49 10:18 10:55 Redlands - University 5:56 6:58 7:58 9:47 10:54 11:58 12:58 1:58 3:54 4:54 5:54 6:59 8:54 9:54 10:23 11:00

MONDAY THROUGH FRIDAY
Train No.

Riverside - Downtown
Jurupa Valley/Pedley
Ontario - East
Pomona - Downtown
Industry
Montebello/Commerce
L.A. Union Station
Train No.

L.A. Union Station
Montebello/Commerce
Industry
Pomona - Downtown
Ontario - East
Jurupa Valley/Pedley
Riverside - Downtown
401 403 405 407 409 411
4:35 5:26 6:06 6:50 8:10 3:10
4:49 5:40 6:20 7:04 8:24 3:24
4:59 5:50 6:30 7:14 8:34 3:34
5:11 6:02 6:42 7:26 8:46 3:46
5:20 6:11 6:51 7:35 8:55 3:55
5:38 6:29 7:09 7:53 9:13 4:13
6:03 6:54 7:34 8:18 9:38 4:38
402 404 406 408 410
1:20 4:10 4:50 5:20 6:00
1:37 4:27 5:07 5:37 6:17
1:55 4:45 5:25 5:55 6:35
2:04 4:54 5:34 6:04 6:44
2:16 5:06 5:46 6:16 6:56
2:28 5:18 5:58 6:28 7:08
2:48 5:37 6:17 6:48 7:28

MONDAY THROUGH FRIDAY
NOTES: Check 91/PV Line schedule (page 26) for additional trains between L.A. Union Station and Riverside - Downtown.

Boarding information is available at each station.

AM times PM times
RIVERSIDE LINE Riverside to L.A. L.A. to Riverside
25 NOTES: AM times PM times Boarding information is available at each station. Arrow service start date to be determined. *Lines serving Pomona residents - Riverside Line serves Downtown Pomona TCC POMONA HOUSING + PARKING STUDY - DRAFT City of Pomona | 09.18.2023 37 Context Map
Significant Structures
Legend
VPD Parking Lot
Significant Structures:

1. YMCA

2. Old Pomona Armory

3. Seventh day Adventist
Church

4. Fox Theatre

5. Mayfair Hotel

6. Progress Bulletin
Theatre

7. School of Arts &
Enterprise

8. Masonic Temple

9. The Glass House
Historic Areas:

A. Edison Historic District
B. Second Street Mall
Improvements
Parks:

Masonic Temple
Fox Theatre
YMCA
School of Arts & Enterprise
The study area from Center Street to the
north, Towne Ave to the West, 4th Street
to the South, and White Ave to the East. It
encompasses nealry .4 square miles. The site
is bisected north/south by the rail and east/
west by Garey Ave and is generally broken
down into 6 different sectors.

TCC POMONA HOUSING + PARKING STUDY - DRAFT City of Pomona | 09.18.2023 39 Public Art
Legend
VPD Lot
Public Art

1. Latino Art Museum

2. Ceramic Arts Museum
1 2
The City of Pomona has a rich artist
community with a density of public art in the
downtown area, some of which is supported
by the national Art in Public Places (AIPP)
program among other funding sources. These
pieces have contributed to the identity and
placemaking of the area by enhancing the
public spaces and the user experience.

City of Pomona | 09.18.2023 41
N
This is the current zoning from the Downtown
Specific Plan.

TCC POMONA HOUSING + PARKING STUDY - DRAFT
Residential-Multiple Family

49.03 Acres
Mixed Use-High Density Residential

61.09 Acres
Memorial
Park
Mixed Use-Central Business District

50.20 Acres
Zoning
Residential-Multiple Family

30.48 Acres
Mixed Use- Institutional

50.35 Acres
Centennial Park
City of Pomona | 09.18.2023 43
Existing Bike Route
N
Downtown Pomona is sized well for walking
and most of the area can be reached within a
10-minute walking radius. The transit center
is located in the center of downtown from
which you could access regional transit.

There is ample parking throughout the area.

There are existing and proposed bike routes
for improved mobility.

TCC POMONA HOUSING + PARKING STUDY - DRAFT
Transportation
10 Mins Walk (0.5 Mile)
5 Mins Walk (0.25 Mile)
Legend
Existing Bike Route
Proposed BRT Line
Proposed Bicycle Facility
Metro Link Rail
VPD Parking Lot
Proposed West Valley Connector BRT
City of Pomona | 09.18.2023 45
S e r v e d
1 0 5 , 3 4 8
o f 2
Po p u l a t i o n
To t a l Po p u l a t i o n
S e r v e d
1 0 5 , 3 4 8
Pa g e 2 o f 2
S e r v e d
9 , 8 3 8
g e 2 0 )
e 6 4 )
S e r v e d
3 2 , 3 9 7
6 2 , 3 9 4
u p ) 1 0 , 5 5 7
n c o m e
S e r v e d
1 0 , 5 6 2
9 , 1 1 8
7 , 0 8 7
i o n a l M e d i a n I n c o m e s )
October 18, 2022
Po p u l a t i o n
To t a l Po p u l a t i o n
This report was created on October 18, 2022 using the ParkServe® interactive mapping site. It is for informational purposes onlyThe providers of this report disclaim any and all warrantiesexpress or impliedincluding fitness S e r v e d
1 0 5 , 3 4 8
Pa g e 2 o f 2
R a c e / E t h n i c i t y
W h i t e *
B l a c k *
A s i a n *
N a t i v e A m e r i c a n *
S e r v e d
9 , 8 3 8
6 , 1 4 9
8 , 3 7 6
1 9 7
Pa c i fi c I s l a n d e r * 1 4 9
O t h e r R a c e * 1 6 1
M i x e d R a c e * 1 , 4 1 1
A g e
C h i l d r e n ( l e s s t h a n a g e 2 0 )
A d u l t s ( a g e 2 0 t o a g e 6 4 )
S e r v e d
3 2 , 3 9 7
6 2 , 3 9 4
S e n i o r s ( a g e 6 5 a n d u p ) 1 0 , 5 5 7
H o u s e h o l d s b y I n c o m e
L o w i n c o m e
M i d d l e i n c o m e
S e r v e d
1 0 , 5 6 2
9 , 1 1 8
H i g h i n c o m e 7 , 0 8 7
D e m o g r a p h i c i n f o r m a t i o n i s d e ri v e d f r o m E S R I 2 0 2 1 D e m o g r a p h i c F o r e c a s t B l o c k G r o u p s d a t a .

H i s p a n i c 7 9 , 0 6 7
* E x c l u d e s t h o s e t h a t r e po rt H i s p a n i c o r i g i n ( w h i c h i s c a p t u r e d s e p a r a t e l y f r o m r a c e b y t h e U . S . C e n s u s ) ( G e n e r a t e d F r o m R e g i o n a l M e d i a n I n c o m e s ) Although there are relatively few parks and
green spaces in downtown, accessibility
is still considered high due to the compact
nature of downtown. It appears as though
there is a need for a greater variety of open
spaces serving different functions.

TCC POMONA HOUSING + PARKING STUDY - DRAFT
Parks & Open Space
Population Served from Park
Memorial Park
Legend
VPD Parking Lot
Metro Link Rail
Park
10 Minute Walk Service Areas
Public Space
Community Garden
Priority Areas for New Parks
Moderate Priority
High Priority
Very High Priority
Data: ParkServe® interactive mapping site
Centennial
Ethan Allen Park (Private)
Civic Center Park
N
1 2
3 4
5 6
7 8
9 10
11 12
13 14 15
16 17
18 19
20 21
22 23
24 25
26 City of Pomona | 09.18.2023 47
A number of new developments are planned
within Downtown at the time of this report.

The capacity for these developments are
listed below for new units coming on the
market upon their completion.

TCC POMONA HOUSING + PARKING STUDY - DRAFT
Proposed Residential
Development
303
Units
57 Units
12 Units
18 Units
30 Units
Legend
VPD Parking Lot
Downtown Projects
61 Units
75 Units
36 Units
N
351
Units
City of Pomona | 09.18.2023 49
Zoning Capacity
These zoning areas show the zoning capacity
of each area. The areas are extruded to
the maximum allowale height based on the
zoning ordinance.

Residential-Multiple Family
(North of Train Rail)
6 Stories
Residential-Multiple Family
(South of Train Rail)
4 Stories
Mixed Use-High Density Residential
6 Stories
Mixed Use-Central Business District
12 Stories
Residential-Multiple
Family (North of Train Rail)
6 Stories
Mixed Use-institutional
6 Stories
TCC POMONA HOUSING + PARKING STUDY - DRAFT
Mixed Use-High Density Residential
Mixed Use-Central Business
Residential-Multiple Family
(South of Train Rail)
Mixed Use-institutional
Residential-Multiple Family
(North of Train Rail)
Legend
Residential-Multiple Family
(North of Train Rail)
6 Stories
6 Stories
6 Stories
6 Stories
12 Stories
4 Stories
N
City of Pomona | 09.18.2023 51
N
As shown, historically, development is under
the maximum allowable Floor Area Ratio in
most locations.
1 2
3 4
5 6
7 8
9 10
11 12
13 14 15
16 17
18 19
20 21
22 23
24 25
26 Mission Blvd
Monterey Ave
White Ave
Park Ave
Towne Ave
Palomares St
2nd Street
3rd Street
4th Street
1st Street
Center St
Garey Ave
TCC POMONA HOUSING + PARKING STUDY - DRAFT
Zoning Capacity
Residential-Multiple Family
(North of Train Rail)
1- 6 Stories
Residential-Multiple Family
(South of Train Rail)
1- 4 Stories
Mixed Use-High Density Residential
Residential-Multiple
Family (North of Train Rail)
Mixed Use-institutional
Mixed
Use-Central
Business Dis-
City of Pomona | 09.18.2023 53
N
Shown are all of the existing VPD lots,
their parking spot total of each lot, and the
occupancy from October 13, 2022.

TCC POMONA HOUSING + PARKING STUDY - DRAFT
(53)
(52)
(71)
(35)
(103)
(52)
(151)
(123)
VPD Lot Number and Occu-
(43)
(185)
(28)
(40)
(94) (91)
(96)
(93)
(83)
(88)
(112)
(194)
(180)
Legend
VPD Parking Lot Spaces (Total)
0-25%
25% - 50%
50% - 75%
75% - 100%
VPD Parking Lot Occupancy
*Date From October 13, 2022
City of Pomona | 09.18.2023 55
Private Parking
Lot Number and
Occupancy
N
Legend
Private Parking Lot Spaces (Total)
0-25%
25% - 50%
50% - 75%
75% - 100%
Parking Lot Occupancy
Date From October 13, 2022
Shown are all of the existing private parking
lots, the parking total of each lot, and the
occupancy from October 13, 2022.

TCC POMONA HOUSING + PARKING STUDY - DRAFT
(12)
(39) (38)
(8)
(6)
(9)
(2)
(5)
(8)
(33)
(28)
(30)
(28)
(40)
(1)
(2)
(35) (31)
(37)
(3)
(25)
(32)
(15)
(14)
(4)
(16)
(7) (13)
(29)
(21)
(20)
(19) (22)(23)
(24)
(34)
(18)
(17)
City of Pomona | 09.18.2023 57
N
Legend
VPD Parking Lot Spaces (Number)
< 0.5 Acre
> 0.5 Acre
VPD Parking Lot Area
443’
545’
518’
103’
141’
133’
101’
115’
119’
94’
651’
621’
106’
132’
43’
127’
127’
132’
258’
270’
140’
254’
260’ 122’
258’
124’
59’
254’ 126’
265’
119’ 295’
132’
132’
270’
260’
160’
120’
124’
124’
112’
135’
128’
264’
96’
93’
142’
135’
102’
131’
138’
135’
(20 )
(25)
(26)
(16)
(23)
(19) (21)
(22)
(17)
(24)
(8)
(9)
(3)
(2)
(1)
(5)
(6)
(4)
(10)
(7)
(11)
(12)
(13)
(14)
(15)
(18)
VPD Lot Dimensions & Viability
Using mixed-use multi-family building
standards, not all lots are viable for that type
of development. Most multi-family buildings
require a width of atleast 60 feet and overall
need more than half an acre to provide a
reasonable number of units.

TCC POMONA HOUSING + PARKING STUDY - DRAFT
City of Pomona | 09.18.2023 59
1 3
6 7
10 12
17 24
19 15
20 21
22 23
25 26
N
Key
Land Use Parking Area (SF) Floors Efficiency
Average
Apartment
Area (SF) Units
MU-CBD 223,463 SF 11 80% 800 SF 2,458
MU-I 319,730 SF 5 80% 800 SF 1,599
Out of Boundary 119,354 SF 5 80% 800 SF 597
Examining the viable lots from the previous
page if we use the current zoning capacity,
also in a previous page, we can estimate the
maximum number of units each lot can allow
based on building standards and zoning
ordinances.

VPD Property Unit Capacity
TCC POMONA HOUSING + PARKING STUDY - DRAFT
City of Pomona | 09.18.2023 61
Safety
Width
Comfort
ADA Accessibility
Fun
The walkscore of the study area on a scale
of 0-100 is 52, which means it is the area
is somewhat walkable but most errands
require a vehicle. There are also about 115
bars, restaurants, and coffee shops in the
area and residents can reach at least 1 of
these establishments within a 5 minute
walk. However, the sidewalk conditions on
most streets is ranked at modest or poor,
impacting the pedestrian experience and
overall walkability of the area.

TCC POMONA HOUSING + PARKING STUDY - DRAFT
Walkability
Legend
VPD Lot
Sidewalk Conditions
Good
Modest
Poor
City of Pomona | 09.18.2023 63
There is ample tree canopy along the
sidewalks and streets of the study area. The
postive impacts of street trees and plantings
include improvements to pubic health and
public safety, as well as economic and
environmental benefits.

TCC POMONA HOUSING + PARKING STUDY - DRAFT
Legend
VPD Lot
Tree Shade
Tree Canopy
TCC POMONA HOUSING + PARKING STUDY - DRAFT City of Pomona | 09.18.2023 65 Stakeholder +
Community Input
City of Pomona | 09.18.2023 67
Stakeholder Session 1: Summary

2. YOUR VISION:

FUTURE

1. ICE BREAKER

INTRODUCTIONS
I LIKE ...

CONTEXT MAP

AERIAL MAP

SITE PICTURES
Really like
2nd Street's
walkability +
slowness
Activate Pomona
opportunities for
businesses to
engage with and
activate the public
realm
I WISH...

WHAT IF...

Ability to
close off
2nd street
for events
love that
DT Pomona
is an Arts
Colony
the sweet
trees with
yellow
flowers
diversity of
people &
businesses
The spaces across
from the Vault
were better
utilized for open
space and not an
eyesore
can we expand
the walkability
of 2nd street to
other streets in
downtown
that buy and hold
private investors
would do
something with
their properties
there were
more small
rentals
downtown
we had more
awareness of
the beauty and
potential of
Pomona
businesses
advertise
Pomona
locations first
Western
University campus
supported
downtown
businesses more
we put
Pomona
first
we could
have more
bike lanes?
we had
more green
space
we build on the
Arts Colony all
month long, not
just 2nd
Saturday?
we had
more mom
and pop
start-ups
we had more
large
restaurants at
the corners
we had
more
housing
downtown
there was a better
connection to the
train station north
of downtown
we maintain the
integrity of the art
colony & create an
atmosphere like
Pasadena and Santa
Monica Marketplace
ANYTHING ELSE?
parking
is too
cheap
public transit is
primarily used to
leave downtown,
not to use in
downtown
people that use
public transit are
"75% transient" -
safety concerns
(mostly on buses)
connectivity from
neighborhoods in
Pomona to
downtown could
improve
maintenance
for older art
pieces as well
as support for
new public art

3. MAPPING EXERCISE:

OPINIONS
OTHER COMMENTS ?
How do you evaluate the neighborhood?
Best
Good
Walkability
Comfortable
Fun
What do you want to see in future Pomona?
Safest
Needs Help
What we will do in this meeting?
Introduction and
Overview (5 min)
Vision (10 min)
Interactive Poll (15 min)
Mapping Exercise
(10 min)
Wrap up (2 min)
AGENDA
WELCOME!
WELCOME!
We need your feedback
today to help advance
the design.

Please be aware that this
presentation will be recorded
for note taking and record
keeping purposes
Participation in this
presentation acknowledges
consent of this notification

CITY OF POMONA

DOWNTOWN STUDY
STAKEHOLDER SESSION 1
problems with
large groups
of bicyclists
blocking roads
how to integrate
building and
streetscape
design with
hanging out
security
pay attention
to areas
adjacent to
downtown
property
values +
cost of
housing
Code
Enforcement
to encourage
property
beautification
better
control
over public
realm
safety
safety
concerns
spilling down
Center from
Holt
United States
Postal Service
Foursquare
Church
Pomona Transit
Train Station
Monterey Station Apartments
One Lord
Memorial Church
Western University
Centennial
Park
The Glass House
Concert Hall
Latino Art
Museum
Memorial Park
YMCA
Old Pomona
Armory Seventh day
Adventist Church
Mayfair
Hotel
Masonic
Temple
Fox
Theater
we had
more
awareness
for Pomona
we have
more walking
paths & bike
paths
downtown
had more
foot traffic
comments
from
Mentimeter
conversation
1st St &
Monterey
don't feel safe
for
pedestrians
more
shade to
the west
"main part"
of Downtown
from Main to
Gibbs
Safety for employees at
Garey + Mission
(Starbucks, problems
with security and
control of unhoused
who need help)
El
Jefe
Residential area
with great
potential that
could be a great
gateway into
downtown
new
development
in front of
police station
better
transition into
downtown
than industrial
scale buildings
Mi
Cafecito
better
gateway
from
Freeway
Formal sign
guidelines for
downtown
with unified
branding
Rehab -
private
owners
the
Vault
building
TCC POMONA HOUSING + PARKING STUDY - DRAFT
As part of the community outreach plan
for the project, stakeholder sessions
were conducted in the initial phase of
the project.

Additional stakeholders are scheduled
later in the project to test scenarios
with the same groups.

The primary take-aways from the
sessions were:
• a desire for new and improved
green space especially for youth
• increased diversity of retail
options
• A desire to build upon the arts
colony and other attributes that
contribute to the energy and
character of Downtown.
• More housing opportunities in
order to create greater density in
Downtown
• Improved connectivity with all
areas of downtown and transit
• Overall improvement to access
and mobility in downtown for
cyclists and pedestrians
City of Pomona | 09.18.2023 69
N
Legend
Area of Positivity
Area for Improvement
One of the exercises completed with
the stakeholders was mapping areas of
Downtown Pomona where people had
positive feedback about existing conditions
versus areas of improvement that they've
noticed in Downtown Pomona today. We
layered all three sessions' responses to show
where the main areas of focus are for both.

TCC POMONA HOUSING + PARKING STUDY - DRAFT
Stakeholder Mapping
City of Pomona | 09.18.2023 71
Saturday, November 12, 2022 6-9:00PM
Stop by our booth at
the
Day of the Dead Art
Walk
and share your
thoughts on the City
of Pomona!
Share your ideas
about:

Safe Mobility
Parking
Housing
Open Space
Taller Pop-Up de la Comunidad
¡Pase por nuestro
puesto durante el
Día de los Muertos
Art Walk
y comparta sus
pensamientos sobre
la ciudad de Pomona!
Comparta sus ideas
sobre:
la movilidad
estacionamiento
las viviendas
espacio abierto
Sábado, 12 de Noviembre del 2022
TCC POMONA HOUSING + PARKING STUDY - DRAFT
Public Engagement Pop-up
As part of the outreach plan, the team
conducted a public engagement popup at the Day of the Dead Art Walk on the evening of November 12th.

There were three exercises people
could complete in order to provide
feedback about Downtown Pomona.

The first activity was a mapping
station and the other was a budgeting
exercise. A digital survey was also
available on site or via the web. The
budgeting exercise was the most
popular, allowing residents and
visitors to spend fictitious dollars on
their preferred improvements and
interventions for Downtown Pomona.

The primary take-aways from the popup were: • Increased opportunities for youth and families to engage
in downtown activitities - like
playscapes
• Increased streetlighting and
wayfinding for downtown
• Increased green space in
downtown especially street
trees
• More affrodable housing options • A desire to see more street cafes and outdoor dining space
• Other types of green space like
pocket parks or urban gardens
City of Pomona | 09.18.2023 73
Public Engagement
“Infrastructure is there, we just need to improve
upon it”
“There are other components that could be
implemented like different styles of bus stops,
inviting shops, lighting, and greenscape.”
TCC POMONA HOUSING + PARKING STUDY - DRAFT
City of Pomona | 09.18.2023 75
11 11
11 9
9 9
3 7
8 7
3 7
8 4
Affordable housing - las casas económicas $6 Wider sidewalks - aceras anchas $3.25 Street trees - árboles de la calle $4 Street cafes - cafés callejeros $3.75 Benches and street furniture - Bancos y mobiliario urbano $2.50 Pocket park - parques de bolsillo $5.75 Playscapes - Paisajes de juego o parques infantiles $4 Water features - fuente del agua $3.25
Urban Garden - Huertos Urbanos $1.25 Street lighting - Alumbrado Público $4.25 Wayfinding - Orientación y señalización $2.75 More diverse shopping $4
Oportunidades de compra más diversas
Dedicated bike lanes $5.50
carriles de bicicletas dedicados
Permanent bus infrastructure $6.25
Infraestructura de transporte permanente
TCC POMONA HOUSING + PARKING STUDY - DRAFT
City of Pomona | 09.18.2023 77
Stakeholder Session 2: Summary
TCC POMONA HOUSING + PARKING STUDY - DRAFT
As part of the community outreach plan
for the project, stakeholder sessions
were conducted in the scenario
planning phase of the project.

The final stakeholder and community
feedback opportunity will occur when
the full document is presented to the
city for review.

The primary take-aways from the
sessions were: • A desire for parking to be
concentrated in one area to
allow for te redevelopment of
the smaller overflow lots as well
as the larger surface lots
• A desire to protect on-street
parking as much as possible
• There is an aversion to any
development style about
7-stories with a clear preference
for townhomes and live/work
housing typologies
• A consensus that traffic calming
measures are needed on 1st
St and Mission Blvd within the
project area.
• Interest in implementing specific
drop-off and pick-up areas for
rideshare and food delivery
services
TCC POMONA HOUSING + PARKING STUDY - DRAFT City of Pomona | 09.18.2023 79 Comparable
Projects
TCC POMONA HOUSING + PARKING STUDY - DRAFT City of Pomona | 09.18.2023 81 Comparable Projects
As part of the study a series of
precedents were studied to determine
best practices for housing and open
space. the precedents reviewed
are generally national projects from
similar cities, but also local successful
projects.
• Hope SF
• 3831 W Chicago Ave
• Morgan Park Commons
• Jamboree
• San Francisco Formerly Homeless
Housing
• Armstrong Place
• Skateparks
• Underpasses
• Streetscape
• Linear Parks
34TH WARD ALDERMAN
CARRIE M. AUSTIN
MORGAN PARK COMMONS:

SOUTH GATEWAY PLAZA
TCC POMONA HOUSING + PARKING STUDY - DRAFT City of Pomona | 09.18.2023 83 Hope SF
San Francisco, CA
• HUD Choice Neighborhood Award.
• Explicitly anti-racist, wealth building
community development initiative that
supports healthy communities
• Aims to expand workforce, increase
transit, retail, and office space along
with 3000 acres of open space.
• 3,400 affordable housing units
Property Line
Cafe / Bar Seating Area Circulation Flexible Seating Plaza Seatings Sidewalk Area
OPT 2 | WEAVE

COMMUNITY PLAZA - NORTH
Elevated Lawn and Terraced Seating
OPT 2 | WEAVE

FLEXIBLE GATHERING SPACE
OUTSIDE OF MANNY’S CAFE / BAR
3831 W Chicago Ave
Chicago, IL
• Largest passive house project in the
city
• Public private partnership
• 40-60 affordable units
• provide community spaces, cafe,
grocery store, and public plaza
City of Pomona | 09.18.2023 85
C
9'-1" 14'-0" 9'-1"
F.F.
3RD
FLR.
±43'-2"
2ND
FLR.

TOP OF

PARAPET
NORTH ELEVATION (W. MISSION B
WEST ELEVATION (S. PARCEL

EXTERIOR PLASTER

PLASTER SCREEDS

VERTICAL METAL SIDING

PAINTED METAL MESH GUARDRAIL

VINYL WINDOW - WHITE

STUCCO FOAM TRIM

METAL CLAD AWNING
MATERIAL LEGEND:

STOREFRONT GLAZING SYSTE

METAL CLAD EAVES

PAINTED METAL BRACKET

PAINTED METAL POST

SECTIONAL GARAGE DOOR

WALL SCONCE LIGHT FIXTURE

HORIZONTAL WOOD LOOK RA
TCC POMONA HOUSING + PARKING STUDY - DRAFT
34TH WARD ALDERMAN
CARRIE M. AUSTIN
115th St.
114th St.

Halsted St.

Field House
Major Taylor Trail
Connection
Gateway Plaza
Phase 1 Building
Phase 1 Building
Gateway Plaza
Future Community
Center
34TH WARD ALDERMAN
CARRIE M. AUSTIN
MORGAN PARK COMMONS:

MAJOR TAYLOR TRAIL CONNECTION
Morgan Park Commons
Chicago, IL
• A 12-acre mixed use
• 4-acre of open space
• 360 units of affordable housing, 10,000
SF retail, and a community center for
area residents.
• Connects to major regional trail
• Revitalization of closed big box retail
and parking lot.

Jamboree
Pomona, CA
• 100% affordable housing project
• 57 units
• 1.4 acre block
• intended to house families, veterans,
and special needs individuals
• Located on Mission Blvd, adjacent to
transit and core services
• Proposal includes community gargen,
dog park, and tot lot.

TCC POMONA HOUSING + PARKING STUDY - DRAFT City of Pomona | 09.18.2023 87 San Francisco
Developments Serve
Formerly Homeless
and Moderate-Income
Households
San Francisco, CA
• Architect: Leddy Maytum Stacy
Architects
• Builder: Cahill Contractors
• Opened: July 2021
• Number of Units: 178
• Unit Mix: Studios; one-, two-, and
three-bedrooms
Armstrong Place
San Francisco, CA
• 60-100% AMI pricing
• 116 affordable senior living rental
apartments with neighborhood retail &
service spaces at grade
• Income-adjusted rents from 0-50%
AMI, including some units reserved for
formerly homeless seniors
• The buildings surround a large open
courtyard with a play zone, vegetable
gardens, and stormwater management
features.

City of Pomona | 09.18.2023 89
V-Plaza, Kaunas, Lithuania, 3Deluxe
Ravenna, Italy, Darsena Skatepark Pop-up, GUE
“Lightweave”, L Street Underpass, Washington D.C. A8ERNA, Zaanstad, Netherlands, NL Architects TCC POMONA HOUSING + PARKING STUDY - DRAFT
Skateparks
• Youth centered open/public space
• Opportunity for more art, public
installation, and contributing character
• Active use
• Deter skateboarding in other areas
Valonia Skatepark, Auckland, New Zealand
Underpass
• Opportunity for public art
• Increased branding and signage as a
gateway into downtown
• Increased street lighting & safety
• Reinforce downtown identity and charm
Zutphen, Netherlands, Herman Kuijer Lighting design
“Rain”, NoMa Underpass, Washington D.C.

TCC POMONA HOUSING + PARKING STUDY - DRAFT City of Pomona | 09.18.2023 91 Streetscape
Multiple Locations
• Increased pedestrian and cyclist
safety - decreased vehicular incidents/
accidents
• Increase street trees and shading along
pathways
• Contribute to wayfinding and branding
• Improved street lighting
• Ample outdoor seating
• Facilitates walkability, mobility, and
access
Linear Parks
Multiple Locations
• Increase recreational opportunities
• Ample green space and public space
• Create a multi-use pathway system that
improves connectivity and program
• Leverage difficult sites to faciliate
development
• Spread out program across larger area
City of Pomona | 09.18.2023 93
Mobility
Analysis
03 Parking Analysis 92
94 99
Methodology
Summary of Parking Demand
Findings
TCC POMONA HOUSING + PARKING STUDY - DRAFT
TCC POMONA HOUSING + PARKING STUDY - DRAFT City of Pomona | 09.18.2023 95 Methodology
To evaluate parking in Downtown Pomona the
team developed a series of steps to review the
historical and current use patterns to eventually
determine the amount and location of parking
needed.

The team began by researching previously
prepared studies for historical data, including
parking studies for proposed development
(containing prior parking pattern data),
transportation analyses for proposed
development (containing prior traffic volume
data), and other relevant transportation data in
the City of Pomona (City) GIS database. This
included coordination with City staff to identify
the current level of development in Downtown
Pomona.

After gaining an initial understanding, the
team conducted a field review of Downtown
Pomona’s Vehicle Parking District (VPD),
including the City-owned parking lots and
adjacent on-street parking. This included
the confirmation of an inventory of available
public parking spaces located on- and offstreet in the Downtown Pomona area, as well as identification of adjacent public transit
infrastructure and parking management
measures employed for public parking.

Based on the inventory key VPD parking lots
were identified and sampled for peak hour
parking occupancy trends (morning, midday,
afternoon, and evening periods) on a selected
weekday and Saturday. During these selected
survey days, aerial drone was also collected
to increase the sample size. Parking was also
reviewed during a large community event to
understand capacity and location preferences.

A review of the parking survey data collected
identified develop potential adjustment factors
for use with the historical data collected; the
historical parking data was then be expanded
to estimate current conditions and compared
to the collected data to determine suitability for
use in this analysis.

All of this data collection and analysis helped
to identify which lots are most used and at
what times. This date will be employed moving
forward in a demand model that factors in
current usage and new development to create
a comprehensive understanding of Downtown
Pomona’s future parking needs.

City of Pomona | 09.18.2023 97

EXISTING CONDITIONS PARKING
The Downtown Pomona study area generally
includes those blocks from White Avenue to Towne
Avenue (in the west-east direction) and Center
Avenue to 4th Street (in the north-south direction).

The existing Union Pacific railroad tracks bifurcate
Downtown, effectively creating two distinct
patterns of development and parking. This physical
separation results in a total of five at-grade railroad crossings at White Avenue, Park Avenue, Main
Street, Palomares Street, and Towne Avenue; an
underpass crossing is available at Garey Avenue.

Sub-Areas
For the purposes of this analysis, Downtown was
divided into 10 sub-areas to reflect the variable
combination of land uses and potentially identify
localized parking trends north and south of the
railroad tracks. Figure 1 illustrates the sub-areas
with a brief description provided below.

Sub-areas 1-4 are located within the northern
portion of Downtown and can be generally
characterized by a low-density combination of
residential / light industrial / institutional uses and include the Pomona Transit Center.
•Sub-area 1 – Single family homes and light
industrial uses
•Sub-area 2 – Single family homes, light industrial
and institutional uses including the Pomona Transit
Center
•Sub-area 3 – Single family homes and apartments
with light industrial uses
•Sub-area 4 – Single family homes and light
industrial uses
Sub-areas 5-10 are located within the southern
portion of Downtown and can be generally
characterized by a relatively higher density
combination of residential / commercial /
institutional uses with a number of surface parking
lots.
•Sub-area 5 – Single family homes, light industrial
and public park space
•Sub-area 6 – Surface parking lots and
commercial office/retail uses
•Sub-area 7 – Surface parking lots,
entertainment, and commercial office/retail uses
•Sub-area 8 – Surface parking lots, commercial
and institutional uses
•Sub-area 9 – Surface parking lots, public park
space and institutional uses
•Sub-area 10 – Surface parking lots,
apartments, public park space and institutional
uses
Parking Inventory
An on-street parking inventory was collected in
October 2022 for the Downtown study area.

The on-street parking supply is a combination
of unmarked parallel parking stalls and angled
parking stalls with various permit or time limit
restrictions. As illustrated in Figure 2A, a total of
approximately 1,996 on-street parking spaces
are available in Downtown, with approximately
674 on-street spaces in the northern portion
and approximately 1,322 spaces in the southern
portion. This represents a distribution of 34%
and 66%, respectively, north and south of the
railroad tracks.

The public off-street lots as shown in Figure
2B are administered by the City of Pomona
through the Vehicle Parking District (VPD) and
available for use by all Downtown visitors/
tenants for a daily fee or on a monthly permit
basis. Of the 26 VPD lots available to all users,
a majority are primarily located in the southern
portion of Downtown within sub-areas 5-10; two
lots (Lots # 1 and 2) are located immediately
north of study area, and four lots (Lots #4, 8,
16, & 26) are located immediately south of the
study area. Similar to the on-street parking, a
parking inventory was conducted in October
2022; a total of 24 lots were identified as being
open and available at the time of the inventory.

Approximately 2,027 total spaces are available
in the VPD lots, with approximately 195 spaces
available in the northern portion and 1,832
spaces available in the southern portion of
Downtown. This represents a distribution of 10%
and 90%, respectively, north and south of the
railroad tracks.

TCC POMONA HOUSING + PARKING STUDY - DRAFT
Parking Analysis Summary
City of Pomona | 09.18.2023 99
It should be noted that several of the lots
have been identified for removal from the VPD
system, due to either land sale (Lots #2 and 26),
reservation for redevelopment purposes (Lots #6
and 7), or ownership by another public agency
(Lot #16). In addition, the VPD is currently
exploring the construction of a parking structure
that is anticipated to result in a net increase in
capacity in Lot #10.

Parking Occupancy
A parking occupancy survey was also conducted
in October 2022 on a select weekday and
Saturday that identified the number of vehicles
parked either on-street or in a VPD parking lot.

The parking occupancy surveys were generally
collected during the morning (10:00AM12:00PM) and evening (6:00PM-8:00PM) periods for both the on-street and off-street
parking in Downtown.

On-street Occupancy - Weekday
As illustrated in Figure 3A, the morning period onstreet parking was observed to have an overall 43% occupancy across the entire Downtown
study area, with an approximate occupancy
distribution of 46% and 41%, respectively, in
the northern and southern portions. Within
the northern portion, the parking occupancy
appears to be concentrated in Sub-areas 2 and
3 where each sub-area experiences at least 50%
occupancy. Within the southern portion, onstreet parking demand appears concentrated in Sub-area 10, with approximate 87% occupancy,
while the remaining sub-areas experience no
more than 46% occupancy.

Figure 3B illustrates the evening period where
the on-street parking was observed to have
an overall 32% occupancy across the entire
Downtown study area, with an approximate
occupancy distribution of 28% and 33%,
respectively, in the northern and southern
portions. Within the northern portion, the parking
occupancy appears to be concentrated in
Sub-area 3, with a 59% occupancy. Within the
southern portion, on-street parking demand
appears to remain concentrated in Sub-area
10, with approximately 56% occupancy, while
the remaining sub-areas experience no more than
45% occupancy.

On-street Occupancy - Weekend
Figure 4A illustrates the morning period where the
on-street parking was observed to have an overall
33% occupancy across the entire Downtown
study area, with an approximate occupancy
distribution of 32% and 33%, respectively, in
the northern and southern portions. Within the
northern portion, the parking occupancy appears
to be concentrated in Sub-area 3, with a 49%
occupancy. Within the southern portion, on-street
parking demand appears to be concentrated in
Sub-area 10, with approximately 60% occupancy,
while the remaining sub-areas experience no more
than 45% occupancy.

As illustrated in Figure 4B, the evening period
on-street parking was observed to have an overall
34% occupancy across the entire Downtown
study area, with an approximate occupancy
distribution of 26% and 38%, respectively, in
the northern and southern portions. Within the
northern portion, the parking occupancy appears
to be concentrated in Sub-area 3, with a 49%
occupancy. Within the southern portion, on-street
parking demand appears to remain concentrated
in Sub-areas 7 and 8, with approximately 66%
and 59% occupancy, respectively. Sub-area 10
experiences approximately 53% occupancy, while
the remaining sub-areas experience no more than
40% occupancy.

VPD Lot Occupancy - Weekday
Figure 5A illustrates the morning period where VPD
lot occupancy was observed to be approximately
44% across the system. Much of the parking
demand is concentrated in Sub-areas 8 through
10 (east of Garey Avenue), with several VPD lots,
primarily located in the immediate vicinity of the
Western University of Health Sciences, reaching an
occupancy level of 85% or more.

Figure 5B illustrates the evening period where VPD
lot occupancy was observed to be approximately
22% across the system. Two individual lots in
Sub-areas 9 and 10 were observed to have
an occupancy level of at least 65%; the typical
TCC POMONA HOUSING + PARKING STUDY - DRAFT
City of Pomona | 09.18.2023 101
observed lot occupancy in this period was 30% or
less.

VPD Lot Occupancy - Weekend
Figure 6A illustrates the morning period where VPD
lot occupancy was observed to be approximately
27% across the system. The highest parking demand
is concentrated in Sub-area 10 (east of Garey
Avenue), with several VPD lots, primarily located in the immediate vicinity of the Western University of Health
Sciences, reaching an occupancy level of 70% or
more.

Figure 6B illustrates the evening period where VPD lot
occupancy was observed to be approximately 34%
across the system. Concentrated parking occupancy
was observed in Sub-area 9, where three lots were
observed with over 90% occupancy. The remaining
lots in the system did not exceed 65% occupancy.

Late Night Conditions
A supplemental parking occupancy survey was
conducted in February 2023 on a selected Friday and
Saturday evening to capture nightlife activity, generally from 7:00PM-11:00PM. The occupancy surveys
were conducted within a focused area of Downtown
and captured both on-street and VPD lot parking and
included Sub-areas 6 through 9.

For the purposes of the late-night survey, the focused
study area was categorized as being either west of
Garey Avenue (Sub-areas 6 & 7) or east of Garey
Avenue (Sub-areas 8 & 9). As a result, this represents
a portion of the total parking supply available in
Downtown. The focused late-night areas provide:
•708 total spaces west of Garey Avenue (282 onstreet and 426 in VPD Lots) •1,339 total spaces east of Garey Avenue (344 onstreet and 995 in VPD Lots) A summary of the late-night survey data is presented
below.

Friday Evening
Figure 7A illustrates the 7:00PM occupancy survey.

The overall composite parking utilization west of Garey Avenue was observed to be 50% with 45% on-street
parking utilization and 54% VPD Lot utilization. East of Garey Avenue, the overall composite parking utilization was observed to be 18%, with 15% on-street parking
utilization and 19% VPD Lot utilization.

Figure 7B illustrates the 9:00PM occupancy survey.

The overall composite parking utilization west of Garey Avenue was observed to be 82% with 68% on-street
parking utilization and 91% VPD Lot utilization. East of Garey Avenue, the overall composite parking utilization was observed to be 21%, with 18% on-street parking
utilization and 22% VPD Lot utilization.

Figure 7C illustrates the 11:00PM occupancy survey.

The overall composite parking utilization west of Garey Avenue was observed to be 62% with 51% on-street
parking utilization and 69% VPD Lot utilization. East of Garey Avenue, the overall composite parking utilization was observed to be 23%, with 17% on-street parking
utilization and 25% VPD Lot utilization.

Saturday Evening
Figure 8A illustrates the 7:00PM occupancy survey.

The overall composite parking utilization west of Garey Avenue was observed to be 60% with 66% on-street
parking utilization and 55% VPD Lot utilization. East of Garey Avenue, the overall composite parking utilization was observed to be 16%, with 18% on-street parking
utilization and 15% VPD Lot utilization.

Figure 8B illustrates the 9:00PM occupancy survey.

The overall composite parking utilization west of Garey Avenue was observed to be 63% with 61% on-street
parking utilization and 65% VPD Lot utilization. East of Garey Avenue, the overall composite parking utilization was observed to be 18%, with 16% on-street parking
utilization and 19% VPD Lot utilization.

Figure 8C illustrates the 11:00PM occupancy survey.

The overall composite parking utilization west of Garey Avenue was observed to be 68% with 66% on-street
parking utilization and 69% VPD Lot utilization. East of Garey Avenue, the overall composite parking utilization was observed to be 28%, with 24% on-street parking
utilization and 29% VPD Lot utilization.

Maximum Observed Parking Utilization
TCC POMONA HOUSING + PARKING STUDY - DRAFT
City of Pomona | 09.18.2023 103
A review of the parking occupancy survey data
identified the general parking patterns currently
experienced in Downtown. As demonstrated by the
survey results, the characteristics of the on-street and VPD Lot parking varies by location, day, and time.

Figure 9A illustrates the maximum observed parking
occupancy in each VPD Lot. This ranges from 6%
in Lot 4 to 104% in Lot 10. Figure 9B illustrates the
maximum observed on-street parking occupancy; this
ranged from 40% in Sub-area 4 to 87% in Sub-area

10. EXISTING CONDITIONS MOBILITY
Transit Service
As of December 2022, three operators provide
regional transit connectivity into Downtown via the
Pomona Transit Center, which is generally located
at the intersection of Garey Avenue & Commercial
Street.
•Foothill Transit operates six lines (Lines 195, 197,
286, 291, 292, and 482) that provide subregional
connectivity between the Pomona Transit Center and
adjacent communities; typical peak period service
headways range from 15 to 60 minutes by direction.
•Foothill Transit also operates the Silver Streak,
providing regional connectivity between Downtown
Los Angeles and Montclair and servicing the Pomona
Transit Center. Typical peak period service headways
range from 15 to 30 minutes by direction.
•OmniTrans Line 61 provides subregional connectivity
between Fontana and the Pomona Transit Center,
with a typical peak period service headway of 20
minutes.
•Metrolink operates the Riverside Line on the Union
Pacific Railroad tracks that bifurcate Downtown. This
is a regional commuter rail line with a scheduled stop
at the Pomona Transit Center.

Figure 7 10 generally illustrates the routing of the
transit lines servicing Downtown. Local transit service operates along Garey Avenue with connection into
the Pomona Transit Center and the remaining transit
lines provide service along Holt Avenue (located north
of the study area) and Mission Boulevard (located
south of the study area).

Bicycle Facilities
As of December 2022, only minimal designated
bicycle facilities are available in Downtown, including bicycle lanes on Park Avenue between 4th Street and
3rd Street and sharrows on Monterey Avenue and
on Park Avenue north of 3rd Street. The remaining
portions of the existing street network may be utilized by cyclists, but do not provide any bicycle-specific
facilities. Pomona Active Transportation Plan (City of
Pomona, 2012) has identified Downtown for future
development of bicycle facilities and parking.

SHARED PARKING MODEL CALIBRATION
As Downtown contains a variety of land uses that rely
on public parking, a shared parking demand analysis
of Downtown was performed to help determine the
appropriate amount of parking needed to adequately
serve the peak parking demand generated by
the multiple land uses found in Downtown. The
shared parking model is focused on the core area
of Downtown contained in Sub-areas 6 through 10
where a majority of the public parking supply and
high-demand generating uses are located. The
shared parking model is calibrating and projecting the
public parking demand, not total parking demand, of
Downtown.

The parking analysis was conducted using the
Shared Parking, 3rd Edition (Urban Land Institute,
International Council of Shopping Centers, and
National Parking Association, 2020) methodology,
which describes shared parking as follows:

Shared parking is defined as parking space that can
be used to serve two or more individual land uses
without conflict or encroachment. The opportunity
to implement shared parking is the result of two
conditions:
•Variations in the peak accumulation of parked
vehicles as the result of different activity patterns of adjacent or nearby land uses (by hour, by day, by
season)
•Relationships among land use activities that result
in people’s attraction to two or more land uses on a
TCC POMONA HOUSING + PARKING STUDY - DRAFT
City of Pomona | 09.18.2023 105
single auto trip to a given area or development
Most zoning codes provide peak parking ratios
for individual land uses. While this appropriately
recognizes that separate land uses generate different
parking demands on an individual basis, it does
not reflect the fact that the combined peak parking
demand, when a mixture of land uses shares the
same parking supply, can be substantially less than
the sum of the individual demands. For example,
retail uses peak in the early to mid-afternoon while
restaurant uses peak in the lunchtime and/or evening
hours (depending on the type of restaurant).

Shared Parking Assumptions
The shared parking model utilizes a series of
assumptions, in addition to the base data, to develop
the parking demand model. This discussion explains
the assumptions used in this analysis and describes
the background documentation used for each of
these factors.

Parking Ratio. The Shared Parking, 3rd Edition
methodology requires that each land use select
parking ratios; that is, the parking ratio for each land use if used independently. The base parking demand
ratios were developed through an extensive research
and documentation effort and these base rates reflect
a national average. For the purposes of this analysis,
the base rates modified for all land uses based on
the results of the empirical parking demands and to
account for the existence of extensive private parking
supply in Downtown.

Time of Day. The time of day factor is one of the key
assumptions of the shared parking model. This factor
reveals the hourly parking pattern of the analyzed land use; essentially, the peak demands are indicated by
this factor. The Shared Parking, 3rd Edition research
efforts have yielded a comprehensive data set of time
of day factors for multiple land uses. As the demand
for each land use fluctuates over the course of the
day, the ability to implement shared parking emerges.

Minor adjustments were made to the base time of
day factors for all land uses. These adjustments were
made based on the local characteristics for similar
land uses.

Weekday vs. Weekend. Each shared parking analysis
measured the parking demand on a weekday as
well as on a Saturday. Research has indicated that a
source for variation in parking demand can be traced
to the difference between weekday and weekend
demand.

Seasonal Variation. The shared parking analysis
was based on the peak month of the year. The total
parking demand of the Project was compared over
the course of the year; the peak month’s demand is
reported.

Mode Split and Captive Market. One factor that
affects the overall parking demand at a particular
development is the number of visitors and employees
that arrive by automobile. It is common that mixeduse projects and districts have patrons/visitors captured within the site itself based on the mixed-use
nature of the Project. The mode split accounts for the
number of visitors and employees that do not arrive
by automobile or are internally captured (transit, walk, and other means). Due to these factors, the project
may experience higher volumes of walk-in traffic and
public transit usage than the base model assumes;
therefore, adjustments were made to the mode split
for each land use.

Auto Occupancy. This project’s shared parking
analysis used the national averages for auto
occupancy, i.e., the typical number of passengers in
each vehicle parking at the site, for all land uses. No changes were made to the average rates.

The shared parking model applies these
assumptions/inputs and considers each land use
separately, in order to identify the peak parking
demands of each project component (i.e., restaurant
was separated from retail). A shared parking model
was calibrated to existing conditions for Sub-areas 6
through 10.

Sub-Areas 6 Through 10
Tables 1 and 2 detail the input assumptions and
summary of the calibrated shared parking model.

For each land use in found in Sub-areas 6 through
10, the tables show the base parking demand ratio
for a weekday and a Saturday, the mode adjustment
(mode split), the non-captive ratio (internal capture), TCC POMONA HOUSING + PARKING STUDY - DRAFT
City of Pomona | 09.18.2023 107
FIGURE
7 N Not to Scale

EXISTING TRANSIT SERVICE
LEGEND
Foothill Transit
OmniTrans
Metrolink Riverside
SS
SS
SS
195
195
195
SS
197
197
197
197
SS SS
286
286
286
291
291
291
292
292
292
482
482
482
61 61
61 Pomona Transit Center
and the peak hour and peak month adjustment
ratios (the shared parking model calculates the peak
demand for public parking to occur at 1:00PM on a
December weekday, the busiest hour of the year for
public parking demand).

Figures 11 and 12 illustrate the peak hour public
parking demand occurring during each month of the
year for the weekday and weekend, respectively.

Figures 13 and 14 illustrate the hourly parking demand
pattern during the peak month of December by land
use for weekdays and weekends, respectively.

TCC POMONA HOUSING + PARKING STUDY - DRAFT
Findings:
• Sub-areas 8, 9 ,10 see the most parking usage both on and off street. • On street parking demand is higher and fairly consistent in most sub-areas • Western University appears to drive a lot of parking demand in sub areas 9 and 10 • Retail appears to drive demand in sub-areas 7 and 8
• Appears there is excess capacity in most areas.
• New data is consistent with older inventories
City of Pomona | 09.18.2023 109
04 Market Analysis 102
104
106
112
Introduction + Initial Findings
Workforce + Employment
Submarkets
Conclusion
TCC POMONA HOUSING + PARKING STUDY - DRAFT
TCC POMONA HOUSING + PARKING STUDY - DRAFT City of Pomona | 09.18.2023 111 Market Analysis Summary
TCC POMONA HOUSING + PARKING STUDY - DRAFT City of Pomona | 09.18.2023 113 Introduction
This analysis is in support of the Parking
& Infrastructure Study on Pomona’s
(“City”) Downtown Parking Lots to
Support Housing Development.
• Focus of this analysis is on the City’s
Downtown Specific Plan Area (“Study
Area”)
• This analysis presents and summarizes
key demographic data and real
estate market information pertinent
to the evaluation of the feasibility of
facilitating the development of housing
within the Study Area
• The Study Area is atypically ripe for
the delivery of significant housing
product in the near future
Introduction + Initial Findings
Initial Findings
Pomona’s Downtown represents a unique
redevelopment opportunity to build on an
authentic past.
• City’s substantial ownership of
property in the Study Area may have
a constraining impact on the pace of
redevelopment and private investment in
the built environment
• Residual land values appear lower than
the cost of structured parking; City
owned parking lots may only yield value
for reuse if some or all parking is not
replaced
• ~8% of Study Area residents take
public transit to work, ~66% drive alone,
~13% carpool, ~9% work from home.

No Study Area residents reported taking
the train to work (2016-2020 American
Community Survey)
• Pomona and the Study Area have a rich
history from the late 1800’s with what
appears to be peaks in the 1920’s, and
1960’s. It is now ripe for new investment
and a revival
TCC POMONA HOUSING + PARKING STUDY - DRAFT City of Pomona | 09.18.2023 115 Workforce +
Employment
• 2,670 jobs within the Study Area
• 6% of all jobs in City within the Study
Area
• 12% of Study Area workers live within
the City
• 1,027 workers reside in the Study Area
• 21 workers reside and work in the
Study Area
• 12% of employed Study Area residents
work in the City Where people who work in the study area live (2019) Where people who live in the study area work (2019)
TCC POMONA HOUSING + PARKING STUDY - DRAFT City of Pomona | 09.18.2023 117 Market Analysis Summary
Multi-family Submarket
• The introduction of limited higher
quality product (4&5 Star) from 2014-
2017 took notable time to stabilize
• 4&5 Star product enjoys a substantial
premium in pricing
• Higher quality product is achieving
a substantial value premium and a
slight capitalization rate premium over
lesser quality product
• Vacancy rates for lower tier product
has been, and is projected to remain
extremely low
• The submarket is dominated by lower
quality product that likely provides
naturally occurring affordable housing
• A substantial portion of the housing
stock outside of the downtown core
appears to have substantial deferred
maintenance
• New higher quality deliveries are
projected to be absorbed moderately
efficiently given current market
rental rates, but economics suggest
currently financially infeasible to
develop
Rent + Vacancy
Inventory + Vacancy
Sales Price + CAP Rate
Retail Submarket
• Retail rents and vacancy trailed the
Great Recession in the broader market,
and have grown steadily, though
modestly since
• Within the broader market, vacancy
rates across all classes are good or
excellent, and projected to remain,
however localized vacancy and
turnover appears to be a concern
• Inventory has been and is projected to
be generally stable across classes
• Retail capitalization rates decreased
steadily over the 5-6 years after the
Great Recession and are projected to
be somewhat stable going forward
• Local retail rents appear modest / very
affordable compared to broader market
alternatives
Rent + Vacancy
Inventory + Vacancy
Sales Price + CAP Rate
*See Appendix for full report
TCC POMONA HOUSING + PARKING STUDY - DRAFT City of Pomona | 09.18.2023 119 Market Analysis Summary
Office Submarket
• Office rent has grown only modestly
across quality tiers
• Vacancy rates have vacillated fairly
widely and somewhat independent of
broader market conditions
• Within the broader market, reductions
in lower quality inventory has mostly
been replaced by higher quality
inventory
• Vacancy projections are fairly modest
despite anticipated reductions in
office demand due to work from home
trends
• Lower quality inventory is projected
to be transitioned out of the segment
through redevelopment, a trend seen
within the local market
• Capitalization rates are projected to
remain historically low despite current
interest rate pressure and potential
reduction in office demand
Rent + Vacancy
Inventory + Vacancy
Sales Price + CAP Rate
Industrial Submarket
• Industrial has been the darling segment
over the last several years heavily due
primarily to growth in logistics demand
• Industrial demand is slowing slightly
but remains strong
• Rent growth has been strong, and
vacancy rates are extremely low
• Within the broader market, the addition
of new inventory across product types
has been absorbed quickly
• Even older buildings within the local
market attract buyers, may be based
on low costs per square foot.
• Many small general commercial /
industrial buildings within the local
market appear to have low intensity
uses and/or sit vacant.

Rent + Vacancy
Inventory + Vacancy
Sales Price + CAP Rate
TCC POMONA HOUSING + PARKING STUDY - DRAFT City of Pomona | 09.18.2023 121 Market Analysis Conclusion • Downtown Pomona has an authentic collection of land uses and the core elements required to
be a vibrant urban hub
• Real estate fundamentals suggest ongoing
headwinds for new ground up development
• Ongoing conversion / maximization of existing
improvements may provide near term growth
opportunity
• The addition of basic amenities / services
(e.g., a small grocer, drug store, etc.) could
fundamentally improve the quality of life for
current and future residents within the Study
Area
• Land ownership within the downtown area is
highly aggregated, and in some cases may be
hindering redevelopment
• The Metrolink Station is accretive and a
beneficial amenity, but may not be a driver of
current opportunities
• Western University represents a major employer
in the Study Area, an economic magnet, and an
opportunity to serve as one prong of multiple
elements required to foster investment in the
Study Area
• Pomona’s downtown is ripe for a resurgence,
but needs one or more catalysts to drive it
City of Pomona | 09.18.2023 123
• Consider fostering market driven
redevelopment projects such as the 158 2nd
Street project • Can help prove the market for new
high quality housing options
• Adds physical and economic activity in
core areas that can serve to promote
additional investment
• Consider short term suspension(s)
of Art in Public Places fee and
Inclusionary Housing requirements in
targeted areas and monitor impact on
development interest / activity
• Continue pursuing the development of
projects on parking lots currently being
considered by City, however monitor density
and clustering of income restricted units
versus market units to ensure a balance and
variety of housing options. • Consider making additional lots available for development over time
after these projects have stabilized
• Consider utilizing parking lot assets to
support reduced or eliminated parking
requirements for new developments • Allows City to monitor utilization over time and preserve assets for future
needs
• City could implement a parking pass
program; over time the value of the
parking and cost for the passes may
increase providing the City a revenue
stream and future resource
TCC POMONA HOUSING + PARKING STUDY - DRAFT
Market Analysis Conclusion
TCC POMONA HOUSING + PARKING STUDY - DRAFT City of Pomona | 09.18.2023 125 Potential Impact to Study
Area and development
• Generally requires 11% of for sale project
units, or 13% of for rent project units be
income restricted to moderate income
households
• Projects less than 30 units may pay an
in-lieu fee instead of providing affordable
units
• Multiple for sale and for rent scenarios
evaluated and generally suggest that new
product in Study Area would be naturally
occurring affordable housing
• Thus, at this time, rent and/or for sale
pricing would not be notably impacted by
affordability requirements for moderate
income households, if at all
• To the extent market fundamentals change
over time, and rent / sales price growth
out paces median income increases,
inclusionary housing policy could become
an impediment to future development
• Where appropriate, the use of low income
housing tax credit (“LIHTC”) funding
models is an excellent tool to deliver
affordable housing at and below the low
income threshold
Pomona’s Inclusionary Housing Policy
Pro Housing Pomona – Housing Element 2021-2029
HE-i
An Update to the Housing Element of the Pomona General Plan for the Sixth Cycle, 2021 to 2029
Pro Housing Pomona
City of Pomona | 09.18.2023 127
05 Critical Design
Challenges
116
118
120
122
124
126
Opportunities + Constraints
Mobility + Transit
Housing
Parking
Community Assets
Open Space
Preliminary Findings
TCC POMONA HOUSING + PARKING STUDY - DRAFT
TCC POMONA HOUSING + PARKING STUDY - DRAFT City of Pomona | 09.18.2023 129 VPD Lot 1
Plan
Holt Ave
Monterey
main st
Garey ave
400’ - 0”
125’ - 0”
Criteria
Green Space
Housing
Mobility & Transit
Parking
Community Assets
Potential Impact
Total Score
Night Life
Safety
Very Poor Poor Fair Good Excellent
SITE PLAN of each
individual VPD lot and
their overall dimensions
and bordering streets
Evaluation Introduction
EVALUATION of the
aspects that influence
the feasibility of
redevelopment and the
site’s best and highest
use within the fabric of
Downtown Pomona’s
present and future.

Scales are determined
based on the existing
conditions analysis,
community engagement
feedback, stakeholder
feedback, and current
market data completed
in the first phase of the
project
Site Photos
Opportunities & Constraints • VPD lot 1 has an area of approximately one acre • It is bordered by an alley and Holt Ave, a high traffic street part of the corridor specific plan,
to the north, Main St to the west, Center St to
the south, and Garey Ave, another high traffic
corridor also part of the corridor specific plan, to
the east.
• Immediately to the south, across Center, there
are two other parking lots not a part of the VPD
system.
• This lot is one most adjacent to the Transit
Center, and pedestrians don’t need to cross the
rail from this lot to access the Transit Center.
• It is also adjacent to the American Museum of
Ceramic Art, anchor and community asset of
Downtown Pomona.
• The weekday occupancy of this lot is less than
50%
• The weekend occupancy is also less than 50% • Aside from being near the Transit Center it is also adjacent to several bus stops.

PRELIMINARY

OBSERVATIONS &

RECOMMENDATIONS
based on the
opportunities and
constraints of the
individual VPD lot.

DRONE AND

STREETSCAPE
IMAGES showing the
context and condition
of the lots in greater
detail
AERIAL IMAGE of the VPD
lot’s immediate context
within downtown
TCC POMONA HOUSING + PARKING STUDY - DRAFT City of Pomona | 09.18.2023 131 VPD Lot 1
Plan
Holt Ave
Center
main st
Garey ave
400’ - 0”
125’ - 0”
Criteria
Green Space
Housing
Mobility & Transit
Parking
Community Assets
Potential Impact
Total Score
Night Life
Safety
Very Poor Poor Fair Good Excellent
Site Photos
Opportunities & Constraints
• VPD lot 1 has an area of approximately one acre
• It is bordered by an alley and Holt Ave, a high
traffic street part of the corridor specific plan, to
the north, Main St to the west, Center St to the
south, and Garey Ave, another high traffic corridor
also part of the corridor specific plan, to the east.
• Immediately to the south, across Center, there
are two other parking lots not a part of the VPD
system.
• This lot is one most adjacent to the Transit Center,
and pedestrians don’t need to cross the rail from
this lot to access the Transit Center.
• It is also adjacent to the American Museum of
Ceramic Art, anchor and community asset of
Downtown Pomona.
• The weekday occupancy of this lot is less than
50%
• Utilization suggests there may be opportunity to
resize or redevelop
• The weekend occupancy is also less than 50%
• Aside from being near the Transit Center it is also
adjacent to several bus stops.
• Large size and suitable site configuration for
housing development on portions or all of site
• Good adjacencies / proximity to some amenities
in northern portion of plan area
• Redevelopment could contribute to long term
revitalization of Holt Ave
TCC POMONA HOUSING + PARKING STUDY - DRAFT City of Pomona | 09.18.2023 133 VPD Lot 2
Plan
Holt Ave
Center
Garey ave
125’ - 0”
125’ - 0”
Green Space
Housing
Mobility & Transit
Parking
Community Assets
Potential Impact
Total Score
Night Life
Safety
Criteria Very Poor Poor Fair Good Excellent
Site Photos
• VPD lot 2 has an area of approximately .35 acre
• It’s primary access is from Center St, along the
south edge of the site.
• It is directly across the street from the historic
YMCA building.
• It is also across the street from an existing
Community Urban Garden.
• While this site is near the Transit Center, it’s
acreage limits it’s capacity for larger multifamily
redevelopment.
• The weekday occupancy of this lot is less than
50%
• The weekend occupancy is also less than 50%
• The site is adjacent to several bus stops
• Potential opportunity to combine with 416 N
Garey Ave (currently for sale)
• If combined, potential for mixed/blended-use
development
• Similar to Lot 1, redevelopment could contribute
to long term revitalization of Holt Ave
• Could be a good scale (not a huge building, but
some massing) residential development with or
without adjacent property
Opportunities & Constraints
TCC POMONA HOUSING + PARKING STUDY - DRAFT City of Pomona | 09.18.2023 135 VPD Lot 3
Plan
2nd street
3rd street
Rebecca St
245’ - 0”
95’ - 0”
Green Space
Housing
Mobility & Transit
Parking
Community Assets
Potential Impact
Total Score
Night Life
Safety
Very Poor Poor Fair Good Excellent Parcels st
Criteria
Site Photos
• VPD lot 3 has an area of approximately .54 acre
• It is bordered by 2nd street to the north, Rebecca
St to the west, Parcels St to the East and
Memorial Park to the south.
• This parking lot serve as off-street parking for
Memorial Park.
• The weekday occupancy of this lot is less than
50%
• The weekend morning occupancy is less than
50%
• The weekend evening occupancy is between
50% and 75%.
• This site is not immediately adjacent to any bus
stops and is .5 mile or 10 minute walk from the
Transit Center.
• This location bookends 2nd Street Antique Row
and could serve as a potential overflow parking
lot in order to diminish overflow parking filtering
into the adjacewnt residential neighborhood
further to the west and south.
• Residential building could be a potential anchor
for 2nd Street commercial
• Residential reuse may require a buffer between
park / could reduce footprint
• Surrounding land uses (e.g., lumber yard), and
area vacancies may make this a lesser or future
opportunity
• Parking Utilization suggests redevelopment
opportunity, but adjacency to/servicing Memorial
Park suggests evaluation may be needed.

Opportunities & Constraints
TCC POMONA HOUSING + PARKING STUDY - DRAFT City of Pomona | 09.18.2023 137 VPD Lot 4
Plan
4th street
mission BLVD
Rebecca St
150’ - 0”
120’ - 0”
Green Space
Housing
Mobility & Transit
Parking
Community Assets
Potential Impact
Total Score
Night Life
Safety
Very Poor Poor Fair Good Excellent Parcels st
Criteria
Site Photos
• VPD lot 4 has an area of approximately .43 acre • It is bordered by 4th St to the north, Parcels to the west, Park Ave to the East, and an alley to the
south.
• It is located half a block north of Mission Ave,
another primary East/West corridor part of the
corridor specfic planning just south of Downtown
Pomona.
• Mission Blvd is planned to be a Neighborhood
Boulevard. This lot is also off of one of the
planned north/south bike routes along Park Ave.
• The weekday occupancy of this lot is less than
50%
• The weekend occupancy is less than 50% • This site is adjacent to a bus stop but over a 10 minute walk from the Transit Center
• Corner lot, potential for some street activation • Site and configuration suitable for smaller residential development
• Site slightly isolated from meaningful amenities
Opportunities & Constraints
TCC POMONA HOUSING + PARKING STUDY - DRAFT City of Pomona | 09.18.2023 139 VPD Lot 5
Plan
1st street
2nd street
main street
130’ - 0”
92’ - 0”
Green Space
Housing
Mobility & Transit
Parking
Community Assets
Potential Impact
Total Score
Night Life
Safety
Very Poor Poor Fair Good Excellent
park ave
Criteria
Site Photos • VPD lot 5 has an area of approximately . 3 acre • It is bordered by 1st St to the north, Park Ave to the west, a vacant lot to the east and south.
• It is located along the new bike route planned for
Park Ave and two blocks from the transit center.
• This lot is adjacent to many vacant parcels both
to the east and south of it. It is also conveniently
located at the corner of Park Ave and 1st St with
proximity to 2nd Street within Antique Row. If this
lot and the other vacant lots adjacent to it were
redeveloped it would provide urban infill along
2nd street that could jump start activity on the
west half of 2nd St. For this reason, it has a high
potential impact rating.
• This lot had inconclusive parking data for
weekday and weekend occupancy.
• Property has island effect / is isolated from
development
• Proximity to active heavy / freight rail line a
potential concern for residential use
• Area vacancies may make this a lesser or future
opportunity / perhaps as 2nd Street is activated
Opportunities & Constraints
TCC POMONA HOUSING + PARKING STUDY - DRAFT City of Pomona | 09.18.2023 141 VPD Lots 6 & 7*
Plan
2nd street
3rd street
main street
Green Space
Housing
Mobility & Transit
Parking
Community Assets
Potential Impact
Total Score
Night Life
Safety
Very Poor Poor Fair Good Excellent
park ave
Criteria
Site Photos
• Currently planned to be redeveloped as mixeduse with ground floor retail and multi-family housing opportunities.
• Parking Utilization suggests additional evaluation
to identify the ratio of VPD parking replacement.

Opportunities & Constraints
TCC POMONA HOUSING + PARKING STUDY - DRAFT City of Pomona | 09.18.2023 143 VPD Lot 8
Plan
4th street
main street
135’ - 0”
128’ - 0”
Green Space
Housing
Mobility & Transit
Parking
Community Assets
Potential Impact
Total Score
Night Life
Safety
Very Poor Poor Fair Good Excellent
park ave
Criteria
Site Photos
• VPD lot 8 has an area of approximately . 3 acre
• This lot is outside of the Downtown Core
boundary
• The weekend and weekday occupancy of this lot
is below 50%
• Good infill opportunity
• Reasonably close to some amenities, likely
increasing amenities over time
• Adjacent streets / paseo have a nice scale for
pedestrian activity
Opportunities & Constraints
TCC POMONA HOUSING + PARKING STUDY - DRAFT City of Pomona | 09.18.2023 145 VPD Lot 9
Plan
3rd street
4th street
main street
160’ - 0”
102’ - 0”
Green Space
Housing
Mobility & Transit
Parking
Community Assets
Potential Impact
Total Score
Night Life
Safety
Very Poor Poor Fair Good Excellent thomas st
Criteria
gordon st
Site Photos
• VPD lot 9 has an area of approximately . X acre
• It is bordered by 1st St to the north, Park Ave to
the west, a vacant lot to the east and south.
• It is located along the new bike route planned for
Park Ave and two blocks from the transit center.
• This lot is adjacent the School of Arts & Enterprise
as well as the Pomona Holy Church and at the
intersection of Main St and 3rd street.
• This lot had below 50% occupancy for both
weekdays and weekends.
• Being positioned between two community assets
this lot serves the area best by remaining as
parking during the first phase of development
strategies. It could offset the parking demand that
will be shifted by the planned development of lots
6 and 7.
• Potentially good opportunity for mixed use
building (though that will be reassesed and
determined based on parking need subsequent to
lot 6 & 7 redevelopment)
• Site and configuration suitable for smaller
residential development
• Good location, close to area amenities, likely
increasing amenities over time
Opportunities & Constraints
TCC POMONA HOUSING + PARKING STUDY - DRAFT City of Pomona | 09.18.2023 147 VPD Lot 10
Plan
1st street
2nd street
garey ave
545 - 0”
106’ - 0”
Green Space
Housing
Mobility & Transit
Parking
Community Assets
Potential Impact
Total Score
Night Life
Safety
Very Poor Poor Fair Good Excellent
main st
Criteria
Site Photos
• VPD lot 10 has an area of approximately 1.3 acres
• It is bordered by 1st St to the north, Main St
to the west, Garey Ave to the east and Shaun
Diamond Plaza to the south.
• This lot is most near the Transit Center of all the
VPD lots. It could also serve the retail along 2nd
street and revitalization and reactivation of Shaun
Diamond Plaza on the west side of 2nd street.
• This lot presents a unique opportunity to
meet parking demands as well as provide
higher density housing opportunities while
simulatenously buffering the heart of downtown
from train noise and disruptions.
• There is the potential for lot 10 to provide around
600 additional units in Downtown Pomona.
• This lot has less than 50% occupancy on
weekdays and weekend mornings and 50-75%
occupancy on weekend evenings.
• Large size and suitable site configuration for
housing development on portions or all of site
• Proximity to active heavy / freight rail line a
potential concern for residential use
• Good proximity to amenities
• VPD exploring construction of parking structure
on this site with net parking increase.

Opportunities & Constraints
TCC POMONA HOUSING + PARKING STUDY - DRAFT City of Pomona | 09.18.2023 149 VPD Lot 11
Plan
3rd street
4th street
main street
120’ - 0”
124’ - 0”
Green Space
Housing
Mobility & Transit
Parking
Community Assets
Potential Impact
Total Score
Night Life
Safety
Very Poor Poor Fair Good Excellent garey AVe
Criteria
Site Photos
• VPD lot 11 has an area of approximately .36 acre • It is at the intersection of Thomas St and 3rd St. • This lot has less than 50% occupany for weekday and weekend mornings but 50-75% occupancy
on weekday and weekend evenings.
• While utilization suggests redevelopment
opportunity, the location and usage pattern
suggests additional evaluation may be needed.
• It is convienently located near both retail and
nightlight opportunities in the downtown core of
Pomona. This lot would be best saved for future
infill or plug-in development after the first phase
of densification occurs.
• Strong opportunity for mixed/blended use
building
• Site and configuration suitable for smaller
residential development
• Good adjacencies and proximity to amenities
Opportunities & Constraints
TCC POMONA HOUSING + PARKING STUDY - DRAFT City of Pomona | 09.18.2023 151 VPD Lot 12
Plan
1st street
2nd street
gibbs st
130’ - 0”
92’ - 0”
Green Space
Housing
Mobility & Transit
Parking
Community Assets
Potential Impact
Total Score
Night Life
Safety
Very Poor Poor Fair Good Excellent
garey avelocust st
Criteria
Site Photos
• VPD lot 12 has an area of approximately 1.42
acres
• It is bordered by 1st St to the north, Gibbs St to
the east, the back of retail along 2nd street to the
south, and Garey to the west.
• It is located adjacent to the Transit Center and
Arts Colony on the east side of 2nd Street, which
is also planned for a bike route.
• The weekday morning occupancy is 50-75%
• The weekday evening occupancy is less than
50%
• The weekend morning occupancy is below 50%
• The weekend evening occupancy is greater than
90%
• The utilization suggests leaving lot as parking, but
there is there opportunity to further consolidate
parking into Lot 12 via parking structure, similar
to Lot 10, and free up nearby small lots for
redevelopment
• There is currently an existing plaza that connects
the primary foottraffic of 2nd street to VPD
lot 12 along the same axis as Locust St. This
plaza extends as a walkway through the lot and
connects to the Pomona - Downtown Metrolink
Station Platform along the south side of the
railroad.
• There is a potential added complication of the
railroad/metro right of way extending into the
boundary of the parking lot.
• Large size and suitable site configuration for
housing development on portions or all of site
• Proximity to active heavy / freight rail line a
potential concern for residential use
• Good proximity to amenities
Opportunities & Constraints
TCC POMONA HOUSING + PARKING STUDY - DRAFT City of Pomona | 09.18.2023 153 VPD Lot 13
Plan
2nd street
Thomas st
103’ - 0”
101’ - 0”
Green Space
Housing
Mobility & Transit
Parking
Community Assets
Potential Impact
Total Score
Night Life
Safety
Very Poor Poor Fair Good Excellent garey ave locust st
Criteria
Site Photos
• VPD lot 13 has an area of approximately .25 acres • It is located at the intersection of 2nd Street and Garey Ave.
• While this lot may not be suitable to housing is
could serve as a gateway feature to Downtown
Pomona and contribute to the character and
identity of the core of Downtown.
• The weekday occupany is below 50% • The weekend morning occupancy is 50-75% • The weekend evening occupancy is above 90% • Daytime utilization suggests additional evaluation may be needed to identify ratio of VPD parking
replacement, with weekend evening usage
suggesting high utilization.
• This lot is grandfathered parking leases and no
new permits are allowed.
• Small site size moderately constrains reuse
efficiencies
• Excellent adjacencies and proximity to amenities • Great opportunity for mixed use building, especially if some parking demand can be solved
off-site
Opportunities & Constraints
TCC POMONA HOUSING + PARKING STUDY - DRAFT City of Pomona | 09.18.2023 155 VPD Lot 14
Plan
3rd street
2nd street
Green Space
Housing
Mobility & Transit
Parking
Community Assets
Potential Impact
Total Score
Night Life
Safety
Very Poor Poor Fair Good Excellent garey ave locust st
Criteria
141’ - 0”
133’ - 0”
Site Photos
• VPD lot 14 has an area of approximately .31 acre • It is located adjacent to Garey Ave and 2nd Street Arts Colony.
• This lot is grandfathered in and no new permits
are allowed
• On weekend evenings it has a parking occupancy
of over 90%
• On weekdays and weekend mornings it has a
parking occupancy of less than 50%
• Daytime utilization suggests additional evaluation
may be needed to identify ratio of VPD parking
replacement, with weekend evening usage
suggesting high utilization.
• It is recommended that this lot remain parking • Small site size moderately constrains reuse efficiencies
• Excellent adjacencies and proximity to amenities • Great opportunity for mixed use building, especially if some parking demand can be solved
off-site
Opportunities & Constraints
TCC POMONA HOUSING + PARKING STUDY - DRAFT City of Pomona | 09.18.2023 157 VPD Lot 15
Plan
3rd street
gibbs st
258’ - 0”
132’ - 0”
Green Space
Housing
Mobility & Transit
Parking
Community Assets
Potential Impact
Total Score
Night Life
Safety
Very Poor Poor Fair Good Excellent locust st
Criteria
Site Photos
• VPD lot 15 has an area of approximately .74 acres • It is located adjacent to Western University’s western border.
• This lot could be a critical transition point from
the core of Downtown Pomona and Western
University
• The south portion of the block is also vacant and
could be redeveloped in parallel or support of any
plans for lot 15.
• The weekend and weekday occupancy is below
50%
• Utilization data suggests a potential
redevelopment opportunity and additional
evaluation may be needed to identify ratio of VPD
parking replacement.
• Large size and suitable site configuration for
housing development on portions or all of site
• Good adjacencies and proximity to amenities • Great opportunity for exclusively residential, or a mixed/blended use building
• Potential location for expansion of commercial
corridor along 3rd St
Opportunities & Constraints
TCC POMONA HOUSING + PARKING STUDY - DRAFT City of Pomona | 09.18.2023 159 VPD Lot 16
Plan
mission
4th street
gibbs st
59’ - 0”
124’ - 0”
Green Space
Housing
Mobility & Transit
Parking
Community Assets
Potential Impact
Total Score
Night Life
Safety
Very Poor Poor Fair Good Excellent
garey ave
locust st
Criteria
Site Photos
• VPD lot 16 has an area of approximately .15 acre
• It is located outside of the Downtown Pomona
boundary
• Lot is controlled by the Pomona Housing
Authority.
• It is currently not accessible so there is no
occupancy data to report at this time
• This lot should be reconsidered pending
development of other lots.
• Property is somewhat isolated from development
• Near amenities, but inferior to other lots
• Small lot size limits reuse efficiency and potential
impact of reuse
Opportunities & Constraints
TCC POMONA HOUSING + PARKING STUDY - DRAFT City of Pomona | 09.18.2023 161 VPD Lot 17
Plan
1st street
2nd street
palomares st
651’ - 0”
119’ - 0”
Green Space
Housing
Mobility & Transit
Parking
Community Assets
Potential Impact
Total Score
Night Life
Safety
Very Poor Poor Fair Good Excellent
gibbs stelm st
Criteria
Site Photos
• VPD lot 17 has an area of approximately 1.60
acres
• It is located adjacent to Western University to the
south and the railroad to the north.
• It has a parking capacity of 195, the largest of all
VPD lots.
• It is currently leased by Western University;
coordination is recommended to determine
continued use as leased parking
• The weekday morning occupancy is 75-90% • The weekday evening, weekend morning , and weekend evening occupancy is less than 50%.
• The weekday utilization data suggests additional
evaluation may be needed, while weekend
utilization suggests a potential redevelopment
opportunity.
• Large size and suitable site configuration for
housing development on portions or all of site
• Proximity to active heavy / freight rail line a
potential concern for residential use
• Good proximity to amenities
Opportunities & Constraints
TCC POMONA HOUSING + PARKING STUDY - DRAFT City of Pomona | 09.18.2023 163 VPD Lot 18
Plan
Green Space
Housing
Mobility & Transit
Parking
Community Assets
Potential Impact
Total Score
Night Life
Safety
Criteria Very Poor Poor Fair Good Excellent
3rd street
2nd street
palomares st
132’ - 0”
43’gibbs st
elm st
Site Photos
• VPD lot 18 has an area of approximately .1 acres
• It is located adjacent to Western University,
Centennial Park, and 2nd Street.
• Its weekend and weekday occupancy is less than
50%
• It has a parking capacity of 7 spots and
is currently leased by Western University;
coordination recommended to determine
continued use as leased parking
• This lot would be best as parking serving the park
or expanded green space of the park.
• Site size effectively precludes reuse
Opportunities & Constraints
TCC POMONA HOUSING + PARKING STUDY - DRAFT City of Pomona | 09.18.2023 165 VPD Lot 19
Plan
Green Space
Housing
Mobility & Transit
Parking
Community Assets
Potential Impact
Total Score
Night Life
Safety
Criteria Very Poor Poor Fair Good Excellent
3rd street
2nd street
palomares st
295’ - 0”
127’ - 0” gibbs st
elm st
Site Photos
• VPD lot 19 has an area of approximately .75 acres
• It is bordered by 1st St to the north, Gibbs St to
the east, the back of retail along 2nd street to the
south, and Garey to the west.
• It is located adjacent to the Transit Center and
Arts Colony on the east side of 2nd Street, which
is also planned for a bike route.
• The weekday morning occupancy is 75-90%
• The weekday evening, weekend morning, and
weekend evening occupancy is less than 50%
• The weekday utilization data suggests additional
evaluation may be needed, while weekend
utilization suggests a potential redevelopment
opportunity.
• Weekend utilization suggests an opportunity to
consolidate smaller lots here
• Large size and suitable site configuration for
housing development on portions or all of site
• Excellent adjacencies and proximity to amenities
• Great opportunity for exclusively residential, or a
mixed/blended use building
• Potential to program cohesively in conjunction
with area lots
• Lot is currently leased by Western University;
coordination is recommended to determine
continued use as leased parking
Opportunities & Constraints
TCC POMONA HOUSING + PARKING STUDY - DRAFT City of Pomona | 09.18.2023 167 4th street
3rd street
palomares st
270’ - 0”
127’ - 0” gibbs st
elm st
VPD Lot 20
Plan
Green Space
Housing
Mobility & Transit
Parking
Community Assets
Potential Impact
Total Score
Night Life
Safety
Criteria Very Poor Poor Fair Good Excellent
Site Photos
• VPD lot 20 has an area of approximately .72 acres • It is located adjacent to Western University • It is currently leased by Western University; coordination recommended to determine
continued use as leased parking
• The weekend and weekday occupancy of the lot
is below 50%
• The weekday utilization data suggests additional
evaluation may be needed, while weekend
utilization suggests a potential redevelopment
opportunity.
• Property has island effect / is isolated from
development / could be a targeted for collective
or future development
• Large size and suitable site configuration for
housing development on portions or all of site
• Good adjacencies and proximity to amenities • Great opportunity for exclusively residential, or a mixed/blended use building
• Potential to program cohesively in conjunction
with area lots
Opportunities & Constraints
TCC POMONA HOUSING + PARKING STUDY - DRAFT City of Pomona | 09.18.2023 169 3rd street
2nd street
palomares st
140’ - 0”
127’ - 0”
gibbs stelm st
VPD Lot 21
Plan
Green Space
Housing
Mobility & Transit
Parking
Community Assets
Potential Impact
Total Score
Night Life
Safety
Criteria Very Poor Poor Fair Good Excellent
Site Photos
• VPD lot 21 has an area of approximately .4 acres • It is located adjacent to Western University, • Lot 21 is currently leased by Western University and Centennial Park.
• The weekend and weekday occupancy of the lot
is below 50%.
• Both weekday and weekend utilization data
suggest a potential redevelopment opportunity.
• Potential to help drive street activation on Elm
Walk and ultimately 3rd Street
• Existing buildings to north and northwest may
constrain pedestrian appeal of some faces of
building
• Site and configuration suitable for smaller
residential or mixed / blended-use building
• Appropriate scale for incremental development • Potential to program cohesively in conjunction with area lots
Opportunities & Constraints
TCC POMONA HOUSING + PARKING STUDY - DRAFT City of Pomona | 09.18.2023 171 VPD Lot 22
Green Space
Housing
Mobility & Transit
Parking
Community Assets
Potential Impact
Total Score
Night Life
Safety
Criteria Very Poor Poor Fair Good Excellent
4th street
3rd street
palomares st
254’ - 0”
132’ - 0”
gibbs st
Plan
elm st
Site Photos
• VPD lot 22 has an area of approximately .75 acres
• It is located adjacent to Western University
• The lot is currently leased by Daumier
• The weekday occupany is 50-75%
• The weekend morning occupancy is 50-75%
• The weekend evening occupany is less than 50%
• Lot is currently leased to an adjacent residential
complex.
• While utilization data suggests further evaluation
may be needed, the use as residential parking
suggests that lot should remain as parking.
• There is an opportunity to consolidate this parking
demand to another location and assemble into a
larger redevelopment parcel with Lot 23
• The current parking capacity of this lot is 88 spots
• Property has island effect / is isolated from
development / could be a targeted for collective
or future development
• Large size and suitable site configuration for
housing development on portions or all of site
• Good adjacencies and proximity to amenities
• Great opportunity for exclusively residential, or a
mixed/blended use building
• Potential to program cohesively in conjunction
with area lots
Opportunities & Constraints
TCC POMONA HOUSING + PARKING STUDY - DRAFT City of Pomona | 09.18.2023 173 VPD Lot 23
Green Space
Housing
Mobility & Transit
Parking
Community Assets
Potential Impact
Total Score
Night Life
Safety
Criteria Very Poor Poor Fair Good Excellent
4th street
3rd street
palomares st
254’ - 0”
126’ - 0”
gibbs st
Plan
elm st
Site Photos
• VPD lot 23 has an area of approximately .75 acres • It currently has the parking capacity of 112 spots • It is located adjacent to Western Univeristy. • The lot is currently leased by Western University. • The weekend and weekday occupancy is below 50%.
• Both weekday and weekend utilization data
suggest a potential redevelopment opportunity.
• There is an opportunity to consolidate this parking
demand to another location and assemble into a
larger redevelopment parcel with Lot 22
• Property has island effect / is isolated from
development / could be a targeted for collective
or future development
• Large size and suitable site configuration for
housing development on portions or all of site
• Good adjacencies and proximity to amenities • Great opportunity for exclusively residential, or a mixed/blended use building
• Potential to program cohesively in conjunction
with area lots
Opportunities & Constraints
TCC POMONA HOUSING + PARKING STUDY - DRAFT City of Pomona | 09.18.2023 175 VPD Lot 24
Plan
1st street
2nd street
Elanor ST
621’ - 0”
94’ - 0”
Green Space
Housing
Mobility & Transit
Parking
Community Assets
Potential Impact
Total Score
Night Life
Safety
Very Poor Poor Fair Good Excellent
Palomares stLinden St
Criteria
Site Photos
• VPD lot 24 has an area of approximately 1.29
acres
• It is located adjacent to Western University and
the railroad.
• The weekday morning occupancy is 75-90%
• The weekday evening occupancy is less than
50%
• The weekend morning occupancy is below 75-
90%
• The weekend evening occupancy is less than
50%
• Lot is currently leased by Western University;
coordination is recommended to determine
continued use as leased parking.
• While utilization data suggests further evaluation
may be needed, the consistent use by Western
University suggests that lot should remain as
parking
• There is potential to redevelop similarly to lots 10, 12, and 17 with structure parking and housing.
• Large size may be suitable housing development
on portions or all of site (lot appears more linear /
depth constrained than other 10, 12, 17)
• Proximity to active heavy / freight rail line a
potential concern for residential use
• Reasonable proximity to amenities, though
potentially best for parking Western University
Opportunities & Constraints
TCC POMONA HOUSING + PARKING STUDY - DRAFT City of Pomona | 09.18.2023 177 VPD Lot 25
Green Space
Housing
Mobility & Transit
Parking
Community Assets
Potential Impact
Total Score
Night Life
Safety
Criteria Very Poor Poor Fair Good Excellent
4th street
3rd street
linden st
260’ - 0”
122’ - 0”
elm st
Plan
palomares st
Site Photos
• VPD lot 25 has an area of approximately .75 acres
• It is located adjacent to Western University
• It is currently leased by Virtu Investments (Helix)
and sub-let to Western University for their parking
needs
• The occupancy of lot 25 on both weekends and
weekdays at all times is between 50-75%
• Lot is currently leased to an adjacent residential
complex.
• While utilization data suggests further evaluation
may be needed, the use as residential parking
suggests that lot should remain as parking.
• There is possible development opportunities
around Western University’s campus if their
parking needs could be met with structured
parking.
• This would allow for parking to be condensed
and create redevelopment opportunities of of
adjacent sites for other uses that could support
the university and downtown.
• Lot 25 and 22, both leased, one by Western
University and the other by Daumier, could
continue to serve as parking while the other
available lots adjacent could be developed into
other uses since lots 25 and 22 have the highest
occupancies of VPD lots in the area.
• Property has island effect / is isolated from
development / could be a targeted for collective
or future development
• Large size and suitable site configuration for
housing development on portions or all of site
• Good adjacencies and proximity to amenities
• Great opportunity for exclusively residential, or a
mixed/blended use building
• Potential to program cohesively in conjunction
with area lots
Opportunities & Constraints
TCC POMONA HOUSING + PARKING STUDY - DRAFT City of Pomona | 09.18.2023 179 VPD Lot 26
Green Space
Housing
Mobility & Transit
Parking
Community Assets
Potential Impact
Total Score
Night Life
Safety
Criteria Very Poor Poor Fair Good Excellent
4th street
mission
linden st
258’ - 0”
265’ - 0”
elm st
Plan
palomares st
Site Photos
• Currently planned to be redeveloped.

Opportunities & Constraints
Transportation
Existing + Proposed Bike
Sidewalk Condi1
2 3
4 5
6 7
8 9
10 11
12 13 14 15
16 17
18 19
20 21 22
23 24
25 26
Mobility + Transit
TransitCenter
Summary
By layering the information gathered regarding
mobility and transportation a summary map
illustrates the remaining VPD lots that are most
accessible by various modes of transportation.

Conversely, it also illustrates lots that are least
accessible and require mobility and access
improvements.

Below is a list of the lots that have the highest
degree of mobility and connectivity:
1 2 3 4 6
7 8 9 10 11
12 13 14 15 20
21 22 23
The following list of lots requires the most
accessibility improvements:
5 16 17 18 19
24 25
Land Use
Proposed
DevelopVPD lot Unit Ca- Zoning & Lot Acreage
Summary
The adjoining map illustrate the
remaining VPD lots that are most feasible
for housing based on lot space for
development (over .5 acre) and utilization
of parking lots during the weekends and
weekdays. Layered on top is the unit
capacity of each lot based on the existing
zoning within the study area.

The most feasible lots based on these
criteria are: 1 2
67 10
12 15 20 21 23
26 Parking

WEEKEND
EVE
-

WEEKEND
MORN
-

WEEKDAY
EVE
-

WEEKDAY
MON
-
1 2
3 4
5 6
7 8
9 10
11 12
13 14 15
16 17
18 19
20 21 22
23 24
25 26
Summary
The adjacent map utilizes parking data
gathered to illustrate which VPD lots
have the most and least activity during
weekday mornings and evenings and
weekend mornings and evenings. This
data does not include special event
weekends that may draw larger crowds to
downtown Pomona.

In the combined map, the orange shows
the lots that are the least used during all
of the previously mentioned times. This
lower utilization potentially makes these
lots more feasible for alternative uses.

The lots with the least utilized lots
currently are: 1 2 4
68 9 15 16 20 23
26 1
2 3
4 5
6 7
8 9
10 11
12 13 14 15
16 17
18 19
20 21 22
23 24
25 26
Open + Green Space Tree Canopy
Public Space
Parks
1 2
3 4
5 6
7 8
9 10
11 12
13 14 15
16 17
18 19
20 21 22
23 24
25 26
Summary
The below map illustrates the remaining
VPD lots that are most feasible based on
existing access to open/public space and
green space.

The most feasible lots are:
3 6 10 12 13
17 18 19 24
All remainging VPD lots are opportunities
to increase access to open/public space
and green space in parts of downtown
that do not currently have immediate
proximity to that amenity.
1 2
3 4
5 6
7 8
9 10
11 12
13 14 15
16 17
18 19
20 21 22
23 24
25 26
Community Assets
Historic Districts
Public Art & Art InstiSignifcant StrucParks & Open
1 2
3 4
5 6
7 8
9 10
11 12
13 14 15
16 17
18 19
20 21
22 23
24 25
26 Summary
The below map illustrates the remaining
VPD lots that are most feasible for
redevelopment based on access and
proximity to existing community assets.

The most feasible lots are
1 2 3 5 6
7 8 9 10 11
12 13 14 24
All remaining lots are opportunities to
develop projects with community assets
in areas that either do not currently have
any or are in need of greater density or
diversity of community assets.
1 2
3 4
5 6
7 8
9 10
11 12
13 14 15
16 17
18 19
20 21 22
23 24
25 26
TCC POMONA HOUSING + PARKING STUDY - DRAFT City of Pomona | 09.18.2023 191 Preliminary Findings
Community
Assets
ParkingMobilityHousing
G
reen
S
pace
1 2
3 4
5 6
7 8
9 10
11 12
13 14 15
16 17
18 19
20 21
2223
24 25
26 123456789
10 11
12 13
14 15
16 17
18 19
20 21
22 23
24 25
26 Green Space Housing Mobility Parking Community
Assets
Example Scorecard
With 26 lots in the VPD
inventory spread across
the study area, each
lot presents different
opportunities and
challenges for reuse or
development. The analysis
summarized on the right
shows that many of the
same lots are advantageous
in a variety of categories.

Using the proceeding
scorecard the cumulative
findings are aggregated to
prioritize lots for parking,
development, or other uses.

City of Pomona | 09.18.2023 193
07 Development Scenarios Key Findings and
Recommendations
Strategies
Design Scenarios
Typologies
204
206
208
214
TCC POMONA HOUSING + PARKING STUDY - DRAFT
TCC POMONA HOUSING + PARKING STUDY - DRAFT City of Pomona | 09.18.2023 195 Key Findings and Recommendations
Due to the change in parking demand,
enforcement, and over supply, raising
rates on daily use may not close the
budget gap.

Recommend reviewing monthly and longterm parking fees as well as daily rates.

Investigate implementing dynamic pricing
control in the longterm.

Due to the current market, it is advised
to maintain ownership of VPD lots. The
current land value does not support
market rate or mixed-income housing
developments.

Continue to support organic development
along 2nd Street.

Strengthen basic amenities and retail
while the market matures.

Assess other incentives that could lower
the barrier to development.

Focus on continuing to improve the
environment of downtown by developing
multi-modal infrastructure such as bike
lanes and access to the transit center,
increased access to green space
and open space, and streetscape
improvements for a more enjoyable retail
experience.

Continue to support arts programming,
city brand and culture, nightlife, and
weekly and monthly city programming.

TCC POMONA HOUSING + PARKING STUDY - DRAFT City of Pomona | 09.18.2023 197 Development Strategies
Three Strategies at Three
Stages
0-5 years: The heART of
Downtown (Core)
5-10 years: The Greening of
Pomona (Network)
10+: Plug-in (Infill/Phasing)
• Leverage existing rail and bus
infrastructure to promote ridership
to and from downtown Pomona
• Create higher density with
immediately impactful development
on larger lots around the primary
gateway of Downtown
• Create a critical mass of residents
around existing retail and
infrastructure for a 0-5 year first
phase of development
The heART of Downtown
Prioritize the Transit Oriented
Development District
immediately around the
Transit Center and 2nd
Street to capitalize on
existing activity and increase
downtown district density.

Plug-In
• Missing middle - Introduce housing
typologies not in Downtown Pomona
• Disperse housing and other
development opportunities throughout
the green network
• Create robust live-work
neighborhoods
• Begin to infill the VPD lots that were
not appropriate or feasible for the first
phase of development
• Strengthen the street network through
greening and activating strategies of
the streetscapes and right of ways
• String together the necklace of
network art, plazas, and community
assets
• Create a more distributed network of
development in downtown
• Build the connective tissue of
downtown density between the other
VPD lots beyond the core/heart
boundary
The Greening of Pomona
Connect community assets
and new developments
through greenways, a green
spine, and other activating
strategies for an expanded and
improved downtown street
(mobility) network.

Housing where it’s missing
Plug in missing middle housing
typologies and other small
scale development to infill
remaining vacant lots for a
more robust live, work, and
play downtown district.

TCC POMONA HOUSING + PARKING STUDY - DRAFT City of Pomona | 09.18.2023 199 Proposed Heart of Downtown
Development
Planned Housing Development
The heART of Downtown
Prioritize the development
of housing of various
scales around the Transit
Center, 2nd Street
Corridor, and Western
University to capitalize
on existing activity and
increase downtown
district density.

Proposed Green Space
Existing and Proposed Bike
Lanes
°
TCC POMONA HOUSING + PARKING STUDY - DRAFT City of Pomona | 09.18.2023 201 The Greening of Pomona
Connect community
assets and new
developments through
greenways, a green
spine, and network of
pocket parks for an
expanded and improved
network of park and open
space infrastructure in
downtown.

Proposed Park and Open
Space
Planned Housing Development
Non-VPD Parking Lots
Streetscape & Mobility
Improvements
Existing and Proposed
Bike Lanes
°
TCC POMONA HOUSING + PARKING STUDY - DRAFT City of Pomona | 09.18.2023 203 Plug-in & Infill
Housing and
development where it’s
missing.

Plug-in the development
of housing around
the western area of
Downtown Pomona
where the largest blocks
of vacancy are perceived
to fill in the gaps of
activity between east
and west Downtown
Pomona.

Infill missing middle
housing typologies
and other small scale
developments in the
remaining smaller lots
that are infeasible for
larger mixed-use mid-rise
multifamily development.

Proposed Park and Open
Space
Proposed Development
Planned Housing Development
Non-VPD Parking
Streetscape & Mobility
improvements
Existing and Proposed
Bike Lanes
°
TCC POMONA HOUSING + PARKING STUDY - DRAFT City of Pomona | 09.18.2023 205 Townhouse - Midblock Infill Typology
• A small-to medium-sized attached
structure that consists of 2 to 16 multistory dwelling units placed side-byside. Entries are on the narrow side of the unit and typically face a street
or courtyard. The street façades have
entrances and avoid garages.
• Small to medium sized (2-4-story)
structure consisting of dwelling units
with a street entrance
• Typical unit size is 1,000 - 1,750 sq. ft.
• Parking Ratio includes both on and offstreet parking • Ideal unit dimensions are 25’ x 35’
Copyright © 2021 Lamar Johns
City of Pomona | 09.18.2023 207
Cafacito
4 1
2 3
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Live/Work Typology
• Small to medium sized (2-4-story)
structure consisting of dwelling units
adjacent to a fire-separated flexible
ground floor space with a separate
street entrance and storefront.
• Typical unit size is 1,000 - 1,750 sq. ft.
• Net density of 15 du/acre
• Gross Density of 11 du/acre
• Parking Ratio includes both on and offstreet parking • Ideal unit dimensions are 25’ x 35’

1. Bike Lanes & Complete Streets

2. Street plantings

3. Ground Floor Retail

4. Residential Design Standards for 2-4-story
multifamily mixed-use development
City of Pomona | 09.18.2023 209
venue
entry
1 2
3 4
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Podium Typology
• Medium (5-7 story) structure with
a concrete ground floor podium of
amenity or retail and 4-5 floors of wood
framed construction.

1. Bike Lanes & Complete Streets

2. Street plantings

3. Ground Floor Retail

4. Residential Design Standards for
5-7-story multifamily mixed-use
development
City of Pomona | 09.18.2023 211
Medium-large (7+ story) structure. Most
higher rise buildings have frames made of
steel or steel and concrete. Net dwelling
units per acre is 40+.

1. Bike Lanes & Complete Streets

2. Street plantings

3. Ground Floor Retail

4. Residential Design Standards for
10+-story multifamily mixed-use
development

5. Structured Parking
1 4
2 3
3 5
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Residential Tower Typology
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• Tested three-story prototype with first
floor garage
• Average of 1,700 SF of living area,
plus garage
• Under for rent scenarios, while
capitalized rent may be sufficient,
unit sizes would likely need to be
smaller (e.g., 15’ width), and would
compromise rent potential versus
other building programs
• Stacked townhomes (e.g., four-story
program) could enhance feasibility
under for rent scenario, but alternative
building programs yield superior
feasibility
• Pro forma yielded a potential residual
land value of $1.1 MM / acre (~$25
/ SF), but required sales values
approaching $800,000 per unit, likely
well beyond market interest in the
area
Live/Work
• Tested dedicated three-story live / work
prototype with shared central space
• Average of 2,400 SF of living area
• Prototype considered unlikely to attract
sufficient rental interest at required
price points
• May be possible in future market
conditions given area / location interest
for small business owners who can
utilize benefits of business ownership
to support acquisition costs
• Pro forma yielded a potential residual
land value of less than $250k / acre
(~$6 / SF), and required sales values
exceeding $800,000 per unit, likely well
beyond market interest in the area
Feasibility of Hypothetical Development Programs
TCC POMONA HOUSING + PARKING STUDY - DRAFT City of Pomona | 09.18.2023 215 Mid-Rise
• Tested 4-6 Story prototype / Type V or
IIIA on podium
• 25% 450 SF Studios, 50% 650 SF
one-bedroom, 25% 850 SF twobedroom
• Prototype yielded sufficient revenues
to support reasonable residual land
value
• Prototypes self-parked on-site / did
not require off-site parking
• Superior configuration options / more
efficient / accretive to utilize super
blocks due to potential for wrap
building
• Potential to incorporate live / work
units in ground floor program
• Program performs best with smaller
unit sizes
• Pro forma run yielded a potential
residual land value of $6.5 MM / acre
(~$149 / SF)
Feasibility of Hypothetical Development Programs
TCC POMONA HOUSING + PARKING STUDY - DRAFT City of Pomona | 09.18.2023 217 Development Policies and Incentives

1. Identify candidate VPD parking lot(s) for
redevelopment opportunities.
• This could include the redevelopment
of a single VPD lot, consolidating multiple
adjacent VPD lots, and/or combining with
adjacent privately owned parcels.

2. Confirm the feasibility of the
redevelopment opportunity site(s).
• Replace public parking (on-street and
in VPD lot) based on demand and/or
development agreement;
• Consider the compatibility of the
specific site and the replacement of
parking with the goals/objectives of the
General Plan and the City’s other mobilityfocused planning documents;

3. Maintain a balanced future parking
supply for public and private users.
• Ensure that sufficient public parking is
available/replaced for the VPD;
• Explore the expansion of TDM programs
and/or parking pricing policies (e.g.
dynamic/demand based vs timed);
• Incentivize the development
opportunities (e.g. sliding scale of
affordable housing vs parking, first-in
benefits, etc.).

4. Ensure compatible design of the future
parking facilities.
• Incorporate design features per Building
Code/Municipal Code, ADA, and/or
specific plan requirements;
• Accommodate future shifts in
transportation characteristics (e.g. EV
charging, bicycle parking, etc.);
• Consider the parking facility’s future
compatibility with second generation
(non-parking) uses.

5. Include programs or building
components that serve the public
as a certain percentage of the total
construction cost and incentive with a
lower land sale.
• Consider public open or green space
built either adjacent to or within a certain
walking distance from the development,
aim for no more than .25 miles or a 5 min
walk.
• Consider streetscape improvements
for all adjacent right-of-ways to the
development.
• Consider public art pieces be encourage
or mandated as a certain percentage of
the total construction cost.

6. Asses the existing city-wide plans for
goals around land use and development,
such as policies that promote the
construction of live/work units, expedite
application processing for developments
that meet climate change response
policies, expedite the process for projects
that include street improvements or the
creation of parks and open spaces in
areas undergoing densification.

City of Pomona | 09.18.2023 219
08 Appendix VPD Parking Lot Inventory
Stakeholder Summary Record
Kosmont Supporting
Documents
Existing Drone Site Imagery
130
132
172
200
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Stakeholder Session Summaries
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Meeting Notes
Project: City of Pomona – Housing Study Meeting Date: November 03, 2022 Project No.: 006803 Time: 9:30am, 11:00am,
12:30pm
Location: Microsoft Teams Issue Date: November 08, 2022 Distribution:

City of Pomona:

Anita Gutierrez
Kirk Pelser
Joaquin Wong
Ata Kahn
Alex Kimenez
Ron Chan
Design Team :

Chip Crawford
Kelly van Oteghem
Eli Lechter
Richard Gibson
Eugene Tang
Ken Hira
Wil Soholt
The following is a summary of the topics discussed and decisions reached. Participant’s name or Company’s name or initials indicated in “BOLD” text is responsible for the appropriate action item.

Next Meeting/Conference Call: Tuesday, November 15, 2022 PURPOSE: Stakeholder Session Summary & Review
A. Session #1 Summary

1. Participants
a. Adam Donner, Julian Lucas, Hanan Gibani, Cathy Tessier, Salvador Armijo, John Pena, Natalie Chaidez

2. Your Vision: Future Exercise
a. I like…
i. the sweet trees with yellow flowers
ii. the diversity of people & businesses
iii. 2nd Steet’s walkability and the ability to limit vehicular access iv. Arts Colony and the on-going maintenance of existing art pieces b. I Wish….
i. Western University was more supportive of downtown
ii. absentee property owners could be held responsible for derelict properties iii. we could expand the walkability of 2nd street to the rest of downtown iv. for more small retail rentals
v. for more foot traffic
vi. for more awareness for the beauty and potential of Pomona c. What if….
i. There were more corners with larger retailers & more small-scale retail within the block ii. There were better connection with the transit center and northern downtown iii. There were more bike lanes
iv. We expanded the Arts Colony
v. There were more housing opportunities
vi. There was more green space

3. Menti Slides
a. Review summary graphics in appendix for group summary and individual sessions.

Stakeholder Session Summaries
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City of Pomona – Housing Study

4. Mapping Exercise
a. The areas most in need are the vacant or derelict properties throughout downtown, industrial to the north of downtown, creating more of a welcoming experience or gateway into downtown from the highway
b. The most enjoyed areas include main area of downtown from Main to Gibbs, 2nd St, the Glasshouse, Fox Theater, the historic structure and their character B. Session #2 Summary

1. Participants
a. Renee Barbee, Sandra Espadas, Alex Turek, Kyle D. Brown, Mike Sutton, Yesenia Miranda Meza, Evelia Rocha, Selena Pacheco

2. Your Vision: Future Exercise
a. I like…
i. the people
ii. the historic charm
iii. the user-friendly sidewalks like 2nd street
iv. the development that has happen in the past few decades v. the location in the region
b. I wish…
i. For more linkages and connections for improved walkability ii. For more green spaces and parks and to formalize the outdoor dining spaces iii. For more affordable housing options
c. What if…
i. Pomona improves signage as the finishing touch to the city’s charm ii. We achieve higher density in downtown
iii. There are expanded bike lanes and bike infrastructure iv. Downtown became a regional destination
v. We increased employment opportunities
vi. There was even more of an art component in downtown.

3. Menti Slides
a. Review summary graphics in appendix for group summary and individual sessions for more info

4. Mapping Exercise
a. Areas the most in need including the parking lots are around the Transit Center, Industrial uses surrounding the railroad, and absentee property owners. b. Areas the most enjoyed are The Arts Colony on 2nd St, The Fox Theater, The Glasshouse venue, Mi Mercadito and the other active small businesses in the community.

C. Session #3 Summary

1. Participants
a. Jeffrey S. Keating, Michael Witmer, David Holmes, Jeff Johannsen, Ayala Benny, Carolyn Hemming, John Gundry, Alexandra Oliva, Lina Mira, Juan Carlos García Juárez

2. Your Vision: Future Exercise
a. I like…
i. The architectural charm of downtown
ii. The unique position to grow
iii. The sidewalks and street trees
iv. The opportunity to layer the old and new of Pomona’s built fabric. v. How easy it is to park
vi. The can-do attitude of the citizens and willingness to volunteer so those ideas come to life vii. The artist community and second Saturday events
b. I wish….
i. For more activity on Antiques Row
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City of Pomona – Housing Study
ii. For more opportunities for youth and families in downtown iii. For fewer vacant buildings and lots
iv. For more options for daytime activities for all
c. What if….
i. We implemented CalPoly Pomona’s proposal on Foodways and mitigating food deserts in Pomona
ii. We had a dog park
iii. We had a skatepark for youth
iv. There was a 24-hour diner
v. There were more neighborhood marketplaces.

3. Menti Slides
a. Review summary graphics in appendix for group summary and individual sessions.

4. Mapping Exercise
a. The areas most in need include the space between Parcels and Park, vacant lots in the central core of downtown, the parking lot adjacent to the Masonic Temple, alley from Memorial Park to Gibbs, Antique Row, and the transit center.
b. The most enjoyed areas include Main to Gibbs between 2nd and 3rd, The alley gallery and artists in the alley, and the restaurants and retail options in the central core.

The foregoing constitutes the author’s understanding of topics discussed and decisions reached. Those participants with a different understanding shall inform the author in writing within 5 calendar days of receipt of the meeting notes.

Submitted,
Eli Lechter
Eli Lechter
Senior Associate
Lamar Johnson Collaborative
d 312.884.8002
c 608.438.7620
theljc.com
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Appendix:

1. Stakeholder Session #1 Graphics
a. Overall Miro Presentation Board
b. Exercise 1, Your Vision: Future
c. Exercise 2, Menti
d. Exercise 3, Mapping

2. Stakeholder Session #2 Graphics
a. Overall Miro Presentation Board
b. Exercise 1, Your Vision: Future
c. Exercise 2, Menti
d. Exercise 3, Mapping

3. Stakeholder Session #3 Graphics
a. Overall Miro Presentation Board
b. Exercise 1, Your Vision: Future
c. Exercise 2, Menti
d. Exercise 3, Mapping

4. Combined Stakeholder Session Exercise 2, Menti Word cloud Graphic

5. Combined Stakeholder Session Exercise 3, Mapping Graphic

6. Complete Transcript of Stakeholder Session #1

7. Complete Transcript of Stakeholder Session #2

8. Complete Transcript of Stakeholder Session #3
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Stakeholder Session #1

1. Stakeholder Session #1 Graphics
a. Overall Miro Presentation Board
b. Exercise 1, Your Vision: Future
c. Exercise 2, Menti
d. Exercise 3, Mapping
Meeting Notes 6 of 38 11/08/2022
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Stakeholder Session #1 Miro Presentation Board.

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Stakeholder Session #1, Exercise 1: Your Vision: Future Stakeholder Session #1, Exercise 2: Menti Submissions
Meeting Notes 8 of 38 11/08/2022
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Stakeholder Session #1, Exercise 2: Menti Submissions
Stakeholder Session #1, Exercise 2: Menti Submissions
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Stakeholder Session #1, Exercise 2: Menti Submissions
Stakeholder Session #1, Exercise 2: Menti Submissions
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Stakeholder Session #1, Exercise 2: Menti Submissions
Stakeholder Session #1, Exercise 2: Menti Submissions
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Stakeholder Session #1, Exercise 2: Menti Submissions
Stakeholder Sessions #1, Exercise 3: Mapping Exercise
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2. Stakeholder Session #3 Graphics
a. Overall Miro Presentation Board
b. Exercise 1, Your Vision: Future
c. Exercise 2, Menti
d. Exercise 3, Mapping
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Stakeholder Session #2, Miro Presentation Board
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Stakeholder Session #2, Exercise 1, Your Vision: Future Stakeholder Session #2, Exercise 2, Menti Submission
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Stakeholder Session #2, Exercise 2, Menti Submission
Stakeholder Session #2, Exercise 2, Menti Submission
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Stakeholder Session #2, Exercise 2, Menti Submission
Stakeholder Session #2, Exercise 2, Menti Submission
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Stakeholder Session #2, Exercise 2, Menti Submission
Stakeholder Session #2, Exercise 2, Menti Submission
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Stakeholder Session #2, Exercise 2, Menti Submission
Stakeholder Session #2, Exercise 3, Mapping
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3. Stakeholder Session #3 Graphics
a. Overall Miro Presentation Board
b. Exercise 1, Your Vision: Future
c. Exercise 2, Menti
d. Exercise 3, Mapping
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Stakeholder Session #3, Miro Board Presentation
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Stakeholder Session #3, Exercise 1, Your Vision: Future Meeting Notes 22 of 38 11/08/2022
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Stakeholder Session #3, Exercise 2, Menti Submission
Stakeholder Session #3, Exercise 2, Menti Submission
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Stakeholder Session #3, Exercise 2, Menti Submission
Stakeholder Session #3, Exercise 2, Menti Submission
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Stakeholder Session #3, Exercise 2, Menti Submission
Stakeholder Session #3, Exercise 2, Menti Submission
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Stakeholder Session #3, Exercise 2, Menti Submission
Stakeholder Session #3, Exercise 2, Menti Submission
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Stakeholder Session #3, Exercise 3, Mapping
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1. Combined Stakeholder Session Exercise 2, Menti Word cloud Graphic

2. Combined Stakeholder Session Exercise 3, Mapping Graphic Meeting Notes 28 of 38 11/08/2022
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Stakeholder Session, Exercise 2, Combined Menti Word clouds TCC POMONA HOUSING + PARKING STUDY - DRAFT
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Stakeholder Session, Exercise 2, Combined Menti Word clouds Meeting Notes 30 of 38 11/08/2022
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Stakeholder Sessions, Exercise 3, Combined Sessions Map TCC POMONA HOUSING + PARKING STUDY - DRAFT
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1. Complete Transcript of Stakeholder Session #1

2. Complete Transcript of Stakeholder Session #2

3. Complete Transcript of Stakeholder Session #3
* Transcripts were auto generated and may contain errors.

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CITY OF POMONA DOWNTOWN STUDY STAKEHOLDER SESSION 1
Objective #1: Comprehensive Analysis of Parking in the Downtown Pomona Specific Plan area Objective #2: Comprehensive Analysis of Mobility and Open Space Infrastructure Objective #3: Comprehensive Market Feasibility Analysis for Housing Objective #4: Recommendations to the City for Redevelopment of selected City-Owned Parking Lots

CONTEXT MAP

SITE PICTURES

1. ICE BREAKER INTRODUCTIONS
What will we do in this meeting?
AGENDA

AERIAL MAP
Introduction and Overview (5 min)
Vision (10 min)
Interactive Poll (15 min)
Mapping Exercise (10 min)
Wrap up (2 min)
WELCOME! WELCOME!
We need your feedback today to help advance the design.

Please be aware that this presentation will be recorded for note taking and record keeping purposes Participation in this presentation acknowledges consent of this notification Frame 2

2. YOUR VISION: FUTURE
What do you want to see in future Pomona?
ANYTHING ELSE?
I LIKE ...
parking is too cheap
public transit is primarily used to leave downtown, not to use in downtown the sweet trees with yellow flowers
diversity of people & businesses
Really like 2nd Street's walkability + slowness
Ability to close off 2nd street for events
Activate Pomona opportunities for businesses to engage with and activate the public realm love that DT Pomona is an Arts Colony
people that use public transit are "75% transient" - safety concerns (mostly on buses) connectivity from neighborhoods in Pomona to downtown could improve maintenance for older art pieces as well as support for new public art I WISH...
we had more awareness of the beauty and potential of Pomona Western University campus supported downtown businesses more downtown had more foot traffic
The spaces across from the Vault were better utilized for open space and not an eyesore that buy and hold private investors would do something with their properties businesses advertise Pomona locations first
we put Pomona first
can we expand the walkability of 2nd street to other streets in downtown? there were more small rentals downtown
WHAT IF...
we had more large restaurants at the corners
there was a better connection to the train station north of downtown we had more awareness for Pomona
we could have more bike lanes.
we build on the Arts Colony all month long, not just 2nd Saturday. we had more housing downtown
we maintain the integrity of the art colony & create an atmosphere like Pasadena and Santa Monica Marketplace TCC POMONA HOUSING + PARKING STUDY - DRAFT
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we have more walking paths & bike paths
we had more green space
we had more mom-and-pop start-ups
Frame 3

3. MAPPING EXERCISE: OPINIONS
How do you evaluate the neighborhood?
OTHER COMMENTS?
better control over public realm
problems with large groups of bicyclists blocking roads how to integrate building and streetscape design with hanging out Best
"Main part" of Downtown from Main to Gibbs
1st St & Monterey don't feel safe for pedestrians
safety
security
pay attention to areas adjacent to downtown
better transition into downtown than industrial scale buildings Good Walkability
YMCA
One Lord Memorial Church
Mi Cafecito
Monterey Station Apartments
safety concerns spilling down Center from Holt
property values + cost of housing
Code Enforcement to encourage property beautification
Western University
Fun
Pomona Transit Train Station
Centennial Park
better gateway from Freeway
Formal sign guidelines for downtown with unified branding Rehab - private owners
Foursquare Church
Mayfair Hotel
The Glass House Concert Hall
United States Postal Service
Latino Art Museum
Fox Theater
Comfortable
Masonic Temple
Old Pomona Armory
Seventh day Adventist Church
Safety for employees at Garey + Mission (Starbucks, problems with security and control of unhoused who need help) Memorial Park
Residential area with great potential that could be a great gateway into downtown Safest
the Vault building
El Jefe
new development in front of police station
Needs Help
more shade to the west

4. WRAP UP: CONCLUSION
Next Steps for Project:

November 12th - Public Workshop @ Día de Los Muertos Art Walk January/ February 2023 - Stakeholder Sessions March 2023 Draft scenarios June 2023 Final Report
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City of Pomona – Housing Study
How to Stay in Touch:

Phone number: 312.216.5618
Email: [email protected] [email protected] [email protected] www.pomonaca.gov/Projectupdates
https://www.pomonaca.gov/government/departments/development-services/planning-division Downtown Pomona Specific Plan Pomona Corridors Specific Plan
Additional Info:

THANK YOU! THANK YOU! THANK YOU! We appreciate YOU taking the time to join us! END OF CITY OF POMONA DOWNTOWN STUDY STAKEHOLDER SESSION 1 CITY OF POMONA DOWNTOWN STUDY STAKEHOLDER SESSION 2
Objective #1: Comprehensive Analysis of Parking in the Downtown Pomona Specific Plan area Objective #2: Comprehensive Analysis of Mobility and Open Space Infrastructure Objective #3: Comprehensive Market Feasibility Analysis for Housing Objective #4: Recommendations to the City for Redevelopment of selected City-Owned Parking Lots

CONTEXT MAP

SITE PICTURES

1. ICE BREAKER INTRODUCTIONS
What will we do in this meeting?
AGENDA

Please be aware that this presentation will be recorded for note taking and record keeping purposes Participation in this presentation acknowledges consent of this notification

2. YOUR VISION: FUTURE
What do you want to see in future Pomona?
ANYTHING ELSE?
I LIKE ...

Transit center: not well utilized, not safe. City put security cameras there parking be 7th: bc parking is enough
architectural charm of downtown
people participation, volunteerism, community involvement unique position to grow and expand that takes all things in consideration. love infrastructures, wide sidewalks with big trees
multiple layers of diversity - old and new
what about EV parking?
I WISH...
more activated with more stores / businesses and activities for residents and visitors more finished downtown, more design
we had more accessible sidewalks
more green spaces,
space for affordable housing, get a space of their own (for multifamily) more outdoor dining, more professional looking, more designed, attractive walk connection, safety
benches, sit down areas, relax areas
we could hold property owners accountable
more experience path making walking through gardens. guided by native plants and trees More of an Art component since we are an Art district
more beautiful signage
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Meeting Notes 35 of 38 11/08/2022
City of Pomona – Housing Study
City was more walkable
WHAT IF...
we had more trees
more native plants and trees reflect the history of Pomona we had a more walkable City
we had bike lanes
we had more green space and paths
we had more ART, since we are an Arts district
we turned around the perception that Pomona is a destination for the region vacant land value tax could be an option for owners of vacant lot Frame 8

3. MAPPING EXERCISE: OPINIONS
How do you evaluate the neighborhood?
OTHER COMMENTS?
parks: open space should follow higher density of residents make best of the spaces that we have
parks & rec - Lesley Knope -micro / pocket parks
solar roof(s) for shade
North of the railroad track: industry area, proved more activities Best
restaurants like mi Cafecito, cafe con libros, pho, etc. - more activation on north side facing Metro parks: open space should follow higher density of residents North area: activate other side, put more restaurant, and walkability what's going to go into Commercial St?
skate boarder: not enough exposure, entertainment for younger communities better transition into downtown than industrial scale buildings Lot 10 & 12 usually filled for events
Good Walkability
Lots 13 and 14 are usually filled due to proximity
YMCA
One Lord Memorial Church
where are the other services? can I walk to a market?
Mi mercadito; local markets
Monterey Station Apartments
Western University
Fun
Pomona Transit Train Station
Centennial Park
Foursquare Church
Mayfair Hotel
The Glass House Concert Hall
United States Postal Service
Latino Art Museum
underutilized. good for multi-functional place
empty
Fox Theater
Comfortable
Lots 23 and 25 are underutilized
potential use in empty space, elegant and small is good too Masonic Temple
2,000 person show @ Fox 11/12
Old Pomona Armory
Seventh day Adventist Church
street condition not good
2nd street more activated, more restaurants,
Memorial Park
Meeting Notes 36 of 38 11/08/2022
City of Pomona – Housing Study
things can be put in
Safest
services need to be provided in walkable distance.
pedestrian connectivity to downtown
Lots 6 & 7 &11 filled on weekends
Needs Help

4. WRAP UP: CONCLUSION
Next Steps for Project:

November 12th - Public Workshop @ Día de Los Muertos Art Walk January/ February 2023 - Stakeholder Sessions March 2023 Draft scenarios June 2023 Final Report
How to Stay in Touch:

THANK YOU! THANK YOU! THANK YOU! We appreciate YOU taking the time to join us! END OF CITY OF POMONA DOWNTOWN STUDY STAKEHOLDER SESSION 2 CITY OF POMONA DOWNTOWN STUDY STAKEHOLDER SESSION 3
Objective #1: Comprehensive Analysis of Parking in the Downtown Pomona Specific Plan area Objective #2: Comprehensive Analysis of Mobility and Open Space Infrastructure Objective #3: Comprehensive Market Feasibility Analysis for Housing Objective #4: Recommendations to the City for Redevelopment of selected City-Owned Parking Lots

CONTEXT MAP

SITE PICTURES

1. ICE BREAKER INTRODUCTIONS
What will we do in this meeting?
AGENDA

Please be aware that this presentation will be recorded for note taking and record keeping purposes Participation in this presentation acknowledges consent of this notification Frame 12

2. YOUR VISION: FUTURE
What do you want to see in future Pomona?
ANYTHING ELSE?
I LIKE ...
car broken into, things been stolen
love the parking space, but not safe, would like to pay if it's safer love the vibe of downtown, active, supporting business, arts colony developed a lot
like walk around in the evening, food options,
parking easy
people willing to working on improve city, achieve goals second Saturday event, downtown is vibrant
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Meeting Notes 37 of 38 11/08/2022
City of Pomona – Housing Study
having parking garages, sager and charge more, the money can use for city development in other aspects access for business, parking lot at 3rd street empty
open streetcar type for both north and south might not be a good way need real data analyze how transit been used
I WISH...
active anti-grow side
more opportunities for youth, during the day
more options, things to do for kid and families during the daytime, 24- hour dinner smaller market would be good
food ways: the density of food availability walking distance:
historic buildings
need backup for the perception how transit being used,
transit can be learned from 2 aspects:1. consumers 2. city planners more food options, dog park,
skateboarding places (skate park)
transit center the most challenging place for safety: many incidents, a campus is nearby, children been exposed to them
more events, things getting bigger, second Saturday event. open space for more events will be good how is this grant-sponsored project informing/supporting the city's current RFP for vacant lots/space in the downtown?
WHAT IF...
parking can be tricky sometimes
Frame 13

3. MAPPING EXERCISE: OPINIONS
How do you evaluate the neighborhood?
OTHER COMMENTS?
two schools in the area, but not really...
not many activities at night, where the students are?
Best
shops always closed, dance studios in the evening
more securities 24 hours a day for school
Good Walkability
YMCA
One Lord Memorial Church
potential for new retail and shops that is attractive to locals and drives more foot traffic Monterey Station Apartments
Western University
Fun
Pomona Transit Train Station
Centennial Park
Foursquare Church
Mayfair Hotel
The Glass House Concert Hall
new shops, retails, local business
United States Postal Service
Latino Art Museum
Fox Theater
Comfortable
more housing over retail and walkable development within the downtown core Masonic Temple
Old Pomona Armory
redeveloped into buildings
Seventh day Adventist Church
Memorial Park
more walkability
some students don't have access to some activities.

Meeting Notes 38 of 38 11/08/2022
City of Pomona – Housing Study
Safest
Edison
alley / paseo concepts- commitment to revitalizing adjacent alleys create connections between different parts of downtown
Needs Help

4. WRAP UP: CONCLUSION
Next Steps for Project:

November 12th - Public Workshop @ Día de Los Muertos Art Walk January/ February 2023 - Stakeholder Sessions March 2023 Draft scenarios June 2023 Final Report
How to Stay in Touch:

THANK YOU! THANK YOU! THANK YOU! We appreciate YOU taking the time to join us! END OF CITY OF POMONA DOWNTOWN STUDY STAKEHOLDER SESSION 3 End of Appendix
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Kosmont Market Analysis Summary
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City of Pomona
Downtown Specific Plan Area
Real Estate Market & Housing Analysis
December 2022 ***DRAFT***
1230 Rosecrans Ave., Suite 630
Manhattan Beach, CA 90266
TEL: 424-297-1070 | www.kosmont.com
Kosmont Market Analysis Summary Document
Existing Conditions
POMONA DOWNTOWN REAL ESTATE MARKET & HOUSING ANALYSIS | DECEMBER 2022 DRAFT | 2

INITIAL FINDINGS
 Pomona’s Downtown represents a unique redevelopment opportunity to build on an authentic past
 City’s substantial ownership of property in the Study Area may have a constraining impact on the pace of redevelopment and private investment in the built environment  Residual land values appear lower than the cost of structured parking; City owned parking lots may only yield value for reuse if some or all parking is not replaced  ~8% of Study Area residents take public transit to work, ~66% drive alone, ~13% carpool, ~9% work from home. No Study Area residents reported taking the train to work (2016-2020 American Community Survey)
 Pomona and the Study Area have a rich history from the late 1800’s with what appears to be peaks in the 1920’s, and 1960’s. It is now ripe for new investment and a revival POMONA DOWNTOWN REAL ESTATE MARKET & HOUSING ANALYSIS | DECEMBER 2022 DRAFT | 3

INTRODUCTION
 Kosmont Companies (“Kosmont”) serving as a subconsultant to The Lamar Johnson Collaborative, Inc.
 Kosmont specializes in real estate, financial, and economic development advisory services  This analysis is in support of the Parking & Infrastructure Study on Pomona’s (“City”) Downtown Parking Lots to Support Housing Development
 Focus of this analysis is on the City’s Downtown Specific Plan Area (“Study Area”)  This analysis presents and summarizes key demographic data and real estate market information pertinent to the evaluation of the feasibility of facilitating the development of housing within the Study Area
 The Study Area is atypically ripe for the delivery of significant housing product in the near future
POMONA DOWNTOWN REAL ESTATE MARKET & HOUSING ANALYSIS | DECEMBER 2022 DRAFT | 6

CITY & STUDY AREA
Source: ESRI, Kosmont (2022)
 City is centrally located
amongst a variety of
population centers and
regional destinations
 The Study Area is
centrally located within
the City, and is a historic
hub of the City
POMONA DOWNTOWN REAL ESTATE MARKET & HOUSING ANALYSIS | DECEMBER 2022 DRAFT | 5

DEMOGRAPHIC STUDY AREAS
 Demographics evaluated for a variety of geographic areas:
 Downtown Specific Plan Area / the Study Area
 City / Municipal Boundary
 Area within a 15, 30, and 45-minute drive of the Site  Maps of these geographic areas and summary demographics for the same follow  Figures herein are compiled from a variety of data sources and represent estimates / approximations
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POMONA DOWNTOWN REAL ESTATE MARKET & HOUSING ANALYSIS | DECEMBER 2022 DRAFT | 9 AREA DEMOGRAPHICS (CONT’D)
Source: ESRI, Kosmont (2022)
2010-22 2022-27 2022-27
Median Age 2010 2022 2027 CAGR CAGR Median HH Income 2022 2027 CAGR Study Area 27.7 29.5 29.5 0.5% 0.0% Study Area $ 52,600 $ 62,000 3.4% City 29.7 31.8 33.9 0.6% 1.3% City 72,500 84,100 3.0%
15-Min Drive 33.2 35.0 36.8 0.4% 1.0% 15-Min Drive $ 83,900 $ 98,400 3.2% 30-Min Drive 34.3 35.8 37.4 0.4% 0.9% 30-Min Drive 89,900 104,700 3.1% 45-Min Drive 33.7 35.3 36.8 0.4% 0.8% 45-Min Drive 84,600 101,100 3.6% Avg HH Size 2010 2022 2027 CAGR CAGR Average HH Income 2022 2027 CAGR Study Area 2.4 2.2 2.2 -1.6% 0.1% Study Area $ 71,500 $ 87,500 4.1% City 3.8 3.5 3.5 -1.5% -0.1% City 94,300 114,600 4.0%
15-Min Drive 3.3 3.2 3.1 -1.0% -0.1% 15-Min Drive $112,100 $132,700 3.4% 30-Min Drive 3.4 3.3 3.2 -0.8% -0.1% 30-Min Drive 118,400 140,100 3.4% 45-Min Drive 3.3 3.1 3.1 -0.9% -0.1% 45-Min Drive 115,700 137,000 3.4% POMONA DOWNTOWN REAL ESTATE MARKET & HOUSING ANALYSIS | DECEMBER 2022 DRAFT | 7 AREA WITHIN 15, 30, & 45-MINUTE DRIVE OF STUDY AREA
Source: ESRI, Kosmont (2022)
 Area within 15, 30, & 45-
minute drive of the
Study Area also
evaluated
 Evaluating these regional
geographies allows for a
comparison of
conditions within the
Study Area relative to
the greater region
POMONA DOWNTOWN REAL ESTATE MARKET & HOUSING ANALYSIS | DECEMBER 2022 DRAFT | 10 <25 25-34 35-44 45-54 55-64 65-74 75+
$ - - $ 15,000 22.9% 12.6% 10.0% 9.3% 14.7% 14.7% 25.0% 15,000 - 24,999 11.5% 8.9% 7.4% 9.8% 13.5% 12.8% 25.0%
25,000 - 34,999 6.9% 9.7% 5.5% 3.4% 6.1% 7.3% 5.0%
35,000 - 49,999 22.1% 15.0% 20.1% 11.8% 10.4% 19.3% 13.3% 50,000 - 74,999 23.7% 22.9% 24.9% 18.1% 20.2% 15.6% 11.7% 75,000 - 99,999 9.2% 14.2% 13.9% 18.6% 17.2% 10.1% 6.7% 100,000 - 149,999 3.8% 8.9% 11.0% 17.6% 9.8% 10.1% 8.3% 150,000 - 199,999 0.0% 3.2% 2.3% 1.5% 6.1% 6.4% 1.7%
200,000 + 0.0% 4.5% 4.9% 9.8% 1.8% 3.7% 3.3%
<25 25-34 35-44 45-54 55-64 65-74 75+ All Ages
$ - - $ 15,000 2.2% 3.5% 2.3% 1.4% 1.8% 1.2% 1.1% 13.5% 15,000 - 24,999 1.1% 2.5% 1.7% 1.5% 1.6% 1.0% 1.1% 10.5% 25,000 - 34,999 0.7% 2.7% 1.3% 0.5% 0.7% 0.6% 0.2% 6.7% 35,000 - 49,999 2.1% 4.2% 4.6% 1.8% 1.3% 1.5% 0.6% 16.1% 50,000 - 74,999 2.3% 6.4% 5.7% 2.7% 2.4% 1.3% 0.5% 21.3% 75,000 - 99,999 0.9% 4.0% 3.2% 2.8% 2.1% 0.8% 0.3% 14.0% 100,000 - 149,999 0.4% 2.5% 2.5% 2.7% 1.2% 0.8% 0.4% 10.4% 150,000 - 199,999 0.0% 0.9% 0.5% 0.2% 0.7% 0.5% 0.1% 2.9% 200,000 + 0.0% 1.3% 1.1% 1.5% 0.2% 0.3% 0.1% 4.5%

9.7% 28.0% 22.8% 15.0% 12.0% 8.0% 4.4%
Median $39,500 $52,700 $54,800 $70,400 $54,600 $45,800 $25,000 $52,600 Average 45,200 71,600 74,800 93,100 67,700 70,200 52,900 71,500 Household Income
Household Income
Distribution by Age Group
Age of Head of Household
Household Income
Household Income
Distribution by Population
Age of Head of Household
HOUSEHOLD INCOME DISTRIBUTION (2022)
 Household income within the
Study Area clusters in the
$50,000 to $75,000 range
 Incomes in or near this band are
prevalent across most age
groups; senior age groups cluster
at lower income brackets
 18% of all households have
annual income greater than
$100,000 per year, and 7% have
income greater than $150,000
per year
 28% of heads of households are
25-34 years old, 23% are 35-44
years old
Source: ESRI, Kosmont (2022)
POMONA DOWNTOWN REAL ESTATE MARKET & HOUSING ANALYSIS | DECEMBER 2022 DRAFT | 8

AREA DEMOGRAPHICS
Source: ESRI, Kosmont (2022)
 Study Area is home to ~3,220 residents
in ~1,360 households
 Study Area experienced strong
population and household growth since
2010
 Recent relocation / transitory trends in
conjunction with population aging within
the region are driving negative population
growth projections
 Despite negative projections for the
Study Area, new housing is expected to
be adequately absorbed and drive
population increases
2010-22 2022-27
Population 2010 2022 2027 CAGR CAGR
Study Area 2,490 3,220 3,180 2.2% -0.2%
City 148,500 151,000 148,600 0.1% -0.3%
15-Min Drive 652,600 666,400 661,600 0.2% -0.1%
30-Min Drive 2,595,900 2,694,900 2,677,600 0.3% -0.1%
45-Min Drive 7,686,700 7,976,300 7,930,800 0.3% -0.1%
2010-22 2022-27
Households 2010 2022 2027 CAGR CAGR
Study Area 1,020 1,360 1,330 5.8% -0.4%
City 38,500 42,200 41,700 1.8% -0.2%
15-Min Drive 192,800 206,200 205,400 1.4% -0.1%
30-Min Drive 754,000 815,900 813,800 1.6% -0.1%
45-Min Drive 2,294,900 2,490,400 2,487,300 1.6% 0.0%
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POMONA DOWNTOWN REAL ESTATE MARKET & HOUSING ANALYSIS | DECEMBER 2022 DRAFT | 11  Study Area has roughly double the number of single
member households as compared to the other
geographies
 Study Area households tend to be smaller than found
in greater region, though there are some larger
households (thought to reside in single family homes
within Study Area)
HOUSEHOLD SIZE (2020)
Household
Size
Study
Area City 15-Min 30-Min 45-Min
1 35% 18% 18% 16% 19%
2 32% 25% 27% 26% 27%
3 16% 16% 19% 19% 18%
4 8% 16% 18% 18% 17%
5 3% 12% 10% 11% 10%
6 0% 6% 5% 5% 5%
7+ 5% 8% 4% 4% 4%
Source: ESRI, Kosmont (2022)
POMONA DOWNTOWN REAL ESTATE MARKET & HOUSING ANALYSIS | DECEMBER 2022 DRAFT | 12 VEHICLES IN HOUSEHOLD (2020)
Vehicles Per
Owned Unit
Study
Area City 15-Min 30-Min 45-Min
No Vehicle 0% 3% 2% 2% 2%
1 20% 18% 18% 17% 19%
2 23% 35% 36% 37% 38%
3 31% 24% 25% 25% 24%
4 4% 13% 12% 12% 11%
5+ 22% 8% 6% 7% 6%
Vehicles Per
Rental Unit
Study
Area City 15-Min 30-Min 45-Min
No Vehicle 5% 11% 9% 8% 11%
1 68% 37% 36% 32% 36%
2 23% 30% 34% 38% 35%
3 1% 12% 14% 15% 12%
4 0% 6% 5% 5% 4%
5+ 2% 4% 2% 2% 2%
Source: ESRI, Kosmont (2022)
POMONA DOWNTOWN REAL ESTATE MARKET & HOUSING ANALYSIS | DECEMBER 2022 DRAFT | 13 HOME OWNERSHIP VS. RENTAL
Own vs.

Rent
Study
Area City 15-Min 30-Min 45-Min
Own 12% 53% 59% 61% 53%
Rent 88% 47% 41% 39% 47%
 It is estimated that there are ~1,464 housing
units in the Study Area, of which ~1,317 are
occupied:
 154 are owner occupied
 1,163 are renter occupied
 Residents in the Study Area predominantly rent
 A review of recent owner occupied housing sales
suggests that market prices trend modestly
above replacement cost in and around the Study
Area, supporting low residual land value
 Multifamily rental product appears to support
modestly higher residual land value than owner
occupied product
Source: ESRI, Kosmont (2022)
POMONA DOWNTOWN REAL ESTATE MARKET & HOUSING ANALYSIS | DECEMBER 2022 DRAFT | 14

OUTLINE
 Introduction
 Study Area & Comparison Geographies
 Demographic Profile
 Multifamily Housing Profile
 Workforce & Employment
 Submarket Real Estate Segment Performance
 Study Area Land Use & Building Profile
 Summary
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POMONA DOWNTOWN REAL ESTATE MARKET & HOUSING ANALYSIS | DECEMBER 2022 DRAFT | 16  Almost half of households in the Study Area report
that they pay more than 50% of household income on
gross rent (rent plus utilities)
 Other geographies exhibited lower gross rent relative to household income
 Utilities represent an average of 8% of gross rent
across geographies
GROSS RENT VERSUS. HOUSEHOLD INCOME (2020)
Gross Rent
Vs. Income
Study
Area City 15-Min 30-Min 45-Min
<10% 2% 2% 2% 2% 2%
10% - 20% 10% 16% 16% 17% 17%
20% - 30% 14% 21% 24% 25% 24%
30% - 40% 11% 19% 19% 18% 17%
40% - 50% 14% 10% 11% 10% 10%
50%+ 49% 33% 29% 28% 29%
Source: ESRI, Kosmont (2022)
POMONA DOWNTOWN REAL ESTATE MARKET & HOUSING ANALYSIS | DECEMBER 2022 DRAFT | 15  Contract rent data is extrapolated from multiple years of data (2016-2020)
 Study Area contract rent is highly clustered relative to the other geographies evaluated
Contract
Rent
Study
Area City 15-Min 30-Min 45-Min
> $3,500 0% 0% 0% 1% 1%
3,000 - 3,499 1% 1% 1% 1% 2%
2,500 - 2,999 0% 1% 3% 5% 5%
2,000 - 2,499 4% 5% 10% 12% 12%
1,500 - 1,999 41% 27% 29% 31% 26%
1,250 - 1,499 36% 18% 20% 19% 17%
1,000 - 1,249 8% 21% 18% 16% 16%
750 - 999 6% 17% 11% 8% 11%
500 - 749 4% 4% 4% 4% 5%
< $499 0% 6% 4% 4% 5%
Median $1,472 $1,270 $1,412 $1,495 $1,449
CONTRACT RENT (2020)
Source: ESRI, Kosmont (2022)
POMONA DOWNTOWN REAL ESTATE MARKET & HOUSING ANALYSIS | DECEMBER 2022 DRAFT | 18 Units in
Structure
Study
Area City 15-Min 30-Min 45-Min
1 Detached 15% 62% 62% 66% 57%
1 Attached 2% 7% 7% 7% 8%
2 3% 2% 1% 1% 2%
3 - 4 5% 5% 6% 4% 5%
5 - 9 9% 5% 5% 4% 6%
10 - 19 8% 4% 4% 4% 5%
20 - 49 11% 4% 3% 3% 5%
50+ 47% 7% 7% 6% 9%
Mobile
Home 0% 4% 5% 3% 3%
Boat, RV,
Van 0% 1% 0% 0% 0%
 Study Area housing is dominated by larger building(s), though a notable volume of single family residential
remains
UNITS IN BUILDING (2020)
Source: ESRI, Kosmont (2022)
POMONA DOWNTOWN REAL ESTATE MARKET & HOUSING ANALYSIS | DECEMBER 2022 DRAFT | 17 Year
Built
Study
Area City 15-Min 30-Min 45-Min
>2010 19% 4% 3% 4% 4%
2000 - 2009 9% 4% 5% 9% 7%
1990 - 1999 15% 7% 8% 9% 8%
1980 - 1989 12% 16% 19% 17% 13%
1970 - 1979 5% 10% 20% 18% 16%
1960 - 1969 11% 16% 16% 14% 15%
1950 - 1959 4% 24% 19% 19% 19%
1940 - 1949 2% 7% 5% 5% 7%
<1939 22% 12% 6% 5% 9%
Median 1984 1964 1972 1974 1970
 Study Area housing stock has a notable segment of older properties, as well as generally more new product delivered within the last 30 years as compared to the other geographies  A limited number of recently completed buildings in the Study Area likely drive many of the housing trends evaluated herein YEAR HOUSING WAS BUILT (2020)
Source: ESRI, Kosmont (2022)
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POMONA DOWNTOWN REAL ESTATE MARKET & HOUSING ANALYSIS | DECEMBER 2022 DRAFT | 20

OUTLINE
 Introduction
 Study Area & Comparison Geographies
 Demographic Profile
 Multifamily Housing Profile
 Workforce & Employment
 Submarket Real Estate Segment Performance
 Study Area Land Use & Building Profile
 Summary
POMONA DOWNTOWN REAL ESTATE MARKET & HOUSING ANALYSIS | DECEMBER 2022 DRAFT | 19  Tenure data is collected over multiple years (2016-2020) and should be considered in such context (e.g., imprecise for a given year, but indicative of trends)
 A substantial share of Study Area residents moved to the area recently
 Data reviewed indicated rental tenue was notably shorter than owner tenure across all geographies
Tenure
(Move In
Year)
Study
Area City 15-Min 30-Min 45-Min
2019+ 22% 3% 4% 3% 4%
2015 - 2018 53% 25% 24% 24% 26%
2010 - 2014 10% 24% 22% 21% 22%
2000 - 2009 8% 22% 22% 24% 23%
1990 - 1999 4% 13% 14% 14% 13%
<1989 3% 14% 14% 14% 13%
HOUSING TENURE / MOVE IN YEAR (2020)
Source: ESRI, Kosmont (2022)
POMONA DOWNTOWN REAL ESTATE MARKET & HOUSING ANALYSIS | DECEMBER 2022 DRAFT | 22 WHERE PEOPLE WHO LIVE IN THE STUDY AREA WORK (2019)
 1,027 workers
reside in the Study
Area
 21 workers reside
and work in the
Study Area
 12% of employed
Study Area residents
work in the City
Source: OnTheMap, Kosmont (2022)
Distance Count Share
< 10 Miles 409 39.8%
10 - 24 Miles 312 30.4%
25 - 50 Miles 224 21.8%
> 50 Miles 82 8.0%
Total 1,027
Distance Traveled to Work
POMONA DOWNTOWN REAL ESTATE MARKET & HOUSING ANALYSIS | DECEMBER 2022 DRAFT | 21 Distance Count Share
< 10 Miles 1,122 42.0%
10 - 24 Miles 834 31.2%
25 - 50 Miles 524 19.6%
> 50 Miles 190 7.1%
Total 2,670
Distance Traveled to Work
WHERE PEOPLE WHO WORK IN THE STUDY AREA LIVE (2019)
 2,670 jobs within the
Study Area
 6% of all jobs in City
within the Study Area
 12% of Study Area
workers live within
the City
Source: OnTheMap, Kosmont (2022)
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POMONA DOWNTOWN REAL ESTATE MARKET & HOUSING ANALYSIS | DECEMBER 2022 DRAFT | 24

LARGEST STUDY AREA EMPLOYERS
Entity Employees Entity Employees
Western University-Health 578 Chase 21
Inter Valley Health Plan 74 Jeved Management 20
School of Arts & Enterprise 60 Red Star Food Services 20 Inland Envelope Co 55 El Merendero 16
School-Arts-Ent-Middle School 52 Health Sciences Library 15 Envelopes of Nevada 50 Carnaval 15
Los Angeles Juveniles Criminal 30 Angels Care Animal Hospital 15 Goodwill Youth Center 29 College of Osteopathic Medicine 13 Unistar Foods 25 California Auto Supply 12
College of Pharmacy 23 Los Angeles County District Attorney 10 Source: ESRI, Kosmont (2022)
POMONA DOWNTOWN REAL ESTATE MARKET & HOUSING ANALYSIS | DECEMBER 2022 DRAFT | 23 Sector Jobs Share Sector Jobs Share
Educational Services 1,287 48.2% Health Care & Social Assistance 126 12.3% Information 190 7.1% Accommodation & Food Services 122 11.9% Accommodation & Food Services 170 6.4% Manufacturing 121 11.8% Finance & Insurance 159 6.0% Retail Trade 119 11.6%
Health Care & Social Assistance 152 5.7% Admin & Support, Waste Management 92 9.0% Other Services (excluding Public Admin) 118 4.4% Educational Services 90 8.8% Manufacturing 112 4.2% Wholesale Trade 60 5.8%
Construction 91 3.4% Transportation & Warehousing 50 4.9% Wholesale Trade 88 3.3% Construction 46 4.5%
Retail Trade 71 2.7% Professional, Scientific, & Technical Servi 39 3.8% Transportation & Warehousing 70 2.6% Other Services (excluding Public Admin) 35 3.4% Real Estate & Rental & Leasing 66 2.5% Finance & Insurance 30 2.9% Professional, Scientific, & Technical Servi 55 2.1% Real Estate & Rental & Leasing 23 2.2% Admin & Support, Waste Management 26 1.0% Arts, Entertainment, & Recreation 20 1.9% Arts, Entertainment, & Recreation 12 0.4% Public Administration 19 1.9% Utilities 3 0.1% Information 15 1.5%
Agriculture, Forestry, Fishing & Hunting 0 0.0% Management of Companies & Enterprises 11 1.1% Management of Companies & Enterprises 0 0.0% Agriculture, Forestry, Fishing & Hunting 6 0.6% Mining, Quarrying, & Oil & Gas Extraction 0 0.0% Utilities 2 0.2% Public Administration 0 0.0% Mining, Quarrying, & Oil & Gas Extraction 1 0.1% Total 2,670 Total 1,027
"Jobs in the Study Area" Industries in which Study Area Residents Work STUDY AREA & RESIDENT EMPLOYMENT SECTOR (2019)
Source: OnTheMap, Kosmont (2022)
 Of the top five segments, only
Accommodation / Food
Services and Health Care /
Social Assistance segments
provide overlap between jobs
in the Study Area, and
industries in which Study Area
residents work
 Almost half of employment
within the Study Area is in
Educational Services (e.g.,
Western University, schools)
 Jobs / housing ratio for the
Study Area is 1.8 = 1.8 jobs
for every household in the
Study Area
POMONA DOWNTOWN REAL ESTATE MARKET & HOUSING ANALYSIS | DECEMBER 2022 DRAFT | 26

SUBMARKET REAL ESTATE SEGMENT PERFORMANCE
 The performance of multifamily, retail, office, and industrial market segments in the greater regional submarket (e.g., East San Gabriel Valley) was reviewed  While housing is ultimately the focus of this analysis, understanding the market fundamentals for these alternative land uses provides insight on the potential health of these land uses within the Study Area
 Further, a healthy mix of land uses is fundamental to the long term appeal and success of housing within the Study Area
 Summaries of core metrics for multifamily, retail, office, and industrial segments follow POMONA DOWNTOWN REAL ESTATE MARKET & HOUSING ANALYSIS | DECEMBER 2022 DRAFT | 25

SUBMARKET MULTIFAMILY INVENTORY & VACANCY
 The submarket is
dominated by lower
quality product
 Higher quality
product represents a
small share of the
market
 New 4&5 Star
deliveries are
projected to be
absorbed
moderately
efficiently
Source: CoStar, Kosmont (2022)
POMONA DOWNTOWN REAL ESTATE MARKET & HOUSING ANALYSIS | DECEMBER 2022 DRAFT | 27

SUBMARKET MULTIFAMILY RENT & VACANCY
 The introduction of
limited higher
quality product
(4&5 Star) from
2014-2017 took
notable time to
stabilize
 4&5 Star product
enjoys a substantial
premium in pricing
 Vacancy rates for
lower tier product
has been, and is
projected to
remain extremely
low
Source: CoStar, Kosmont (2022)
POMONA DOWNTOWN REAL ESTATE MARKET & HOUSING ANALYSIS | DECEMBER 2022 DRAFT | 30

SUBMARKET RETAIL RENT & VACANCY
 Retail rents and
vacancy trailed the
Great Recession,
and have grown
steadily, though
modestly since
 Vacancy rates
across all classes
are good or
excellent, and
projected to
remain so
Source: CoStar, Kosmont (2022)
POMONA DOWNTOWN REAL ESTATE MARKET & HOUSING ANALYSIS | DECEMBER 2022 DRAFT | 29

SUBMARKET MULTIFAMILY SALES PRICE & CAP RATE
 Higher quality
product is achieving
a substantial value
premium and a
slight capitalization
rate premium over
lesser quality
product
 Pricing for all
product has roughly
doubled in the last
10 years
Source: CoStar, Kosmont (2022)
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SUBMARKET RETAIL SALES PRICE & CAP RATE
 Retail capitalization
rates decreased
steadily over the 5-
6 years subsequent
to the Great
Recession and are
projected to be
stable going
forward
 Pricing has
experienced
consistent growth
since 2009 and is
projected to
continue to grow
Source: CoStar, Kosmont (2022)
POMONA DOWNTOWN REAL ESTATE MARKET & HOUSING ANALYSIS | DECEMBER 2022 DRAFT | 31

SUBMARKET RETAIL INVENTORY & VACANCY
 Inventory has been
and is projected to
be generally stable
across classes
 General Retail and
Neighborhood Retail
comprise the bulk of
retail inventory
 Increases in
Neighborhood Retail
vacancy has been
driving overall retail
vacancy since 2017,
though is projected
to moderate
Source: CoStar, Kosmont (2022)
POMONA DOWNTOWN REAL ESTATE MARKET & HOUSING ANALYSIS | DECEMBER 2022 DRAFT | 34

SUBMARKET OFFICE INVENTORY & VACANCY
 Reductions in lower
quality inventory has
mostly been
replaced by higher
quality inventory
 Vacancy projections
are modest despite
anticipated
reductions in office
demand due to work
from home trends
 Lower quality
inventory is
projected to be
transitioned out of
the segment
Source: CoStar, Kosmont (2022)
POMONA DOWNTOWN REAL ESTATE MARKET & HOUSING ANALYSIS | DECEMBER 2022 DRAFT | 33

SUBMARKET OFFICE RENT & VACANCY
 Office rent has
grown only
modestly across
quality tiers
 Vacancy rates have
vacillated fairly
widely and
somewhat
independent of
broader market
conditions
Source: CoStar, Kosmont (2022)
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SUBMARKET INDUSTRIAL INVENTORY & VACANCY
 The addition of new
inventory across
product types has
been absorbed
quickly
 The vast majority of
inventory is in the
logistics segment
Source: CoStar, Kosmont (2022)
POMONA DOWNTOWN REAL ESTATE MARKET & HOUSING ANALYSIS | DECEMBER 2022 DRAFT | 35

SUBMARKET OFFICE SALES PRICE & CAP RATE
 Growth in sales
price may be
heavily driven by
capitalization rate
compression
 Capitalization rates
are projected to
remain historically
low despite current
interest rate
pressure and
potential reduction
in office demand
Source: CoStar, Kosmont (2022)
POMONA DOWNTOWN REAL ESTATE MARKET & HOUSING ANALYSIS | DECEMBER 2022 DRAFT | 38

SUBMARKET INDUSTRIAL SALES PRICE & CAP RATE
 Industrial pricing
has roughly tripled
over the last 10
years
 Industrial
capitalization rates
have compressed
substantially over
time; industrial cap
rates are second
only to multifamily
segments
Source: CoStar, Kosmont (2022)
POMONA DOWNTOWN REAL ESTATE MARKET & HOUSING ANALYSIS | DECEMBER 2022 DRAFT | 36

SUBMARKET INDUSTRIAL RENT & VACANCY
 Industrial has been
the darling segment
over the last
several years
heavily due
primarily to growth
in logistics demand
 Industrial demand
is slowing slightly
but remains strong
 Rent growth has
been strong, and
vacancy rates are
extremely low
Source: CoStar, Kosmont (2022)
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POMONA DOWNTOWN REAL ESTATE MARKET & HOUSING ANALYSIS | DECEMBER 2022 DRAFT | 41 Properties Acres Building SF FAR Properties Acres Building SF Apartments 10 20.7 794,941 0.9 6.0% 20.8% 24.1%
Office / No Secondary Type 15 8.2 544,120 1.5 9.0% 8.2% 16.5% Warehouse 26 18.9 368,268 0.4 15.7% 19.0% 11.2%
Schools 6 5.7 329,609 1.3 3.6% 5.7% 10.0%
Dormitory (Student) 2 2.0 175,396 2.1 1.2% 2.0% 5.3%
Office Live / Work Unit 4 1.6 119,029 1.7 2.4% 1.6% 3.6% Freestanding 15 2.2 99,933 1.0 9.0% 2.3% 3.0%
Storefront Retail / Residential 5 1.0 89,711 2.1 3.0% 1.0% 2.7% Religious Facility 6 3.0 89,430 0.7 3.6% 3.0% 2.7%
Manufacturing 7 3.8 86,453 0.5 4.2% 3.9% 2.6%
Storefront 16 2.7 85,548 0.7 9.6% 2.7% 2.6%
Medical 2 1.4 76,500 1.2 1.2% 1.4% 2.3%
Apartments (Student) 1 0.8 72,707 2.1 0.6% 0.8% 2.2%
Storefront Retail / Office 7 0.9 64,691 1.6 4.2% 0.9% 2.0% Self-Storage 1 0.9 55,314 1.5 0.6% 0.9% 1.7%

STUDY AREA COMMERCIAL BUILDING INVENTORY (DETAILED USE) Source: CoStar, Kosmont (2022)
POMONA DOWNTOWN REAL ESTATE MARKET & HOUSING ANALYSIS | DECEMBER 2022 DRAFT | 39

OUTLINE
 Introduction
 Study Area & Comparison Geographies
 Demographic Profile
 Multifamily Housing Profile
 Workforce & Employment
 Submarket Real Estate Segment Performance
 Study Area Land Use & Building Profile
 Summary
POMONA DOWNTOWN REAL ESTATE MARKET & HOUSING ANALYSIS | DECEMBER 2022 DRAFT | 42 STUDY AREA COMMERCIAL BUILDING INVENTORY (DETAILED USE, CONT’D) Properties Acres Building SF FAR Properties Acres Building SF Food Processing 1 2.6 50,000 0.4 0.6% 2.6% 1.5%
Restaurant 4 0.9 30,799 0.8 2.4% 0.9% 0.9%
Lodge / Meeting Hall 2 1.2 27,648 0.5 1.2% 1.2% 0.8%
Distribution 3 1.3 20,810 0.4 1.8% 1.3% 0.6%
Public Library 1 0.5 20,670 1.0 0.6% 0.5% 0.6%
Auto Repair 6 1.2 18,530 0.4 3.6% 1.2% 0.6%
Bar / Nightclub 1 0.6 17,500 0.7 0.6% 0.6% 0.5%
Retail / No Secondary Type 4 0.4 17,272 1.0 2.4% 0.4% 0.5% Office / Residential 1 0.1 12,047 2.7 0.6% 0.1% 0.4%
Industrial / Flex 2 0.4 9,377 0.5 1.2% 0.4% 0.3%
Day Care Center 3 2.3 9,355 0.1 1.8% 2.3% 0.3%
Loft / Creative Space 1 0.3 5,490 0.5 0.6% 0.3% 0.2%
Refrigeration / Cold Storage 1 0.1 3,304 0.5 0.6% 0.1% 0.1% Contractor Storage Yard 1 2.8 860 0.0 0.6% 2.8% 0.0%
Commercial Land 11 9.6 - - 6.6% 9.7% 0.0%
Residential Land 1 1.3 - - 0.6% 1.3% 0.0%
166 99.5 3,295,312 0.8
Source: CoStar, Kosmont (2022)
POMONA DOWNTOWN REAL ESTATE MARKET & HOUSING ANALYSIS | DECEMBER 2022 DRAFT | 40

STUDY AREA COMMERCIAL BUILDING INVENTORY
 Total of ~3.3 million square feet of
commercial building area within Study
Area (excluding non-commercial
property such as single family homes)
 Dominant land uses by building area
are multi-family / apartments and
office
 Industrial, specialty (e.g., schools,
libraries, religious facilities), and retail
uses round out the top five, and are
essentially equally present within
Study Area
 Additional secondary land use /
greater detail is provided in the
following slides
Land Use Properties Acres Building SF FAR Land SF
Multi-Family 10 20.7 794,941 0.9 903,169
Office 23 11.6 757,186 1.5 505,094
Industrial 40 27.3 538,212 0.5 1,189,138
Specialty 17 14.0 523,531 0.9 609,940
Retail 61 12.3 433,339 0.8 534,012
Student 3 2.7 248,103 2.1 119,538
Land 12 10.9 - 0.0 475,209
Total 166 99.5 3,295,312 0.8 4,336,100
Land Use Properties Acres Building SF
Multi-Family 6% 21% 24%
Office 14% 12% 23%
Industrial 24% 27% 16%
Specialty 10% 14% 16%
Retail 37% 12% 13%
Student 2% 3% 8%
Land 7% 11% 0%
Source: CoStar, Kosmont (2022)
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POMONA DOWNTOWN REAL ESTATE MARKET & HOUSING ANALYSIS | DECEMBER 2022 DRAFT | 44

BUILD DATE OF IMPROVEMENTS WITHIN STUDY AREA
Build date is based on
the weighted average of
improvements on a
given parcel
Source: LA County Assessor, Kosmont (2022)
POMONA DOWNTOWN REAL ESTATE MARKET & HOUSING ANALYSIS | DECEMBER 2022 DRAFT | 43

PUBLIC PROPERTY OWNERSHIP WITHIN STUDY AREA
 Total land area within
Study Area (excluding
street right of ways)
is ~162.9 acres
 ~12.5% of all land
area is owned by the
City or related
entities*
 City owns 19.7 acres
 Housing Authority
owns 0.6 acres
 Successor Agency
owns 0.2 acres
 Surplus Land Act has
implications on reuse
of publicly owned
property
*City / Related Entities own parcels in dark gray Source: LA County Assessor, Kosmont (2022) POMONA DOWNTOWN REAL ESTATE MARKET & HOUSING ANALYSIS | DECEMBER 2022 DRAFT | 46

SUMMARY
 Downtown Pomona has an authentic collection of land uses and the core elements required to be a vibrant urban hub
 Real estate fundamentals suggest that residual land values are currently fairly low for owner occupied product, though slightly superior for multifamily product  The addition of basic amenities / services (e.g., a small grocer, drug store, etc.) could fundamentally improve the quality of life for current and future residents within the Study Area  The Metrolink Station is accretive and a beneficial amenity, but may not be a driver of current opportunities
 Western University represents a major employer in the Study Area, an economic magnet, and an opportunity to serve as one prong of multiple elements required to foster investment in the Study Area
 Pomona’s downtown is ripe for a resurgence
POMONA DOWNTOWN REAL ESTATE MARKET & HOUSING ANALYSIS | DECEMBER 2022 DRAFT | 45

INTRODUCTION
 Kosmont Companies (“Kosmont”) serving as a subconsultant to The Lamar Johnson Collaborative, Inc. The City of Pomona ("City") is the client and the assignment is funded by Southern California Association of Governments (“SCAG”)  Kosmont specializes in real estate, financial, and economic development advisory services
 This analysis is in support of the Parking & Infrastructure Study on the City's Downtown Parking Lots to Support Housing Development  Focus of this analysis is on the City’s Downtown Specific Plan Area (“Study Area”)  This analysis presents and summarizes real estate market information pertinent to the evaluation of the feasibility of facilitating the development of housing and affordable housing within the Study Area
Kosmont Development Analysis Summary
Document
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MARKET CONDITIONS & HOUSING PRODUCTION SUMMARY | JULY 2023 | 4

INITIAL FINDINGS
 Pomona’s Downtown represents a unique redevelopment opportunity to build on an authentic past  Real estate market fundamentals suggest some limited redevelopment opportunities given specific building programs may be possible in the near term
 City can consider fostering and building on small incremental development over time  City may benefit from the preservation of some parking lot assets to help shape future development and enhance asset value with time
 There are a number of income restricted developments in and around the Study Area. Fostering a mix and diversity of market rate production may help to ensure the long-term economic stability and performance of the Study Area
 The City’s 6th Cycle RHNA allocation is 2,799 very low income units, 1,339 low income units, 1,510 moderate income units, and 4,910 above moderate units - a total of 10,558 units. Conversion of some parking lots to residential uses may assist in housing production, but is likely to be limited in scale relative to the RHNA allocation.

MARKET CONDITIONS & HOUSING PRODUCTION SUMMARY | JULY 2023 | 5

BUILD DATE OF BUILDING IMPROVEMENTS
 Build date is based on
the weighted average of
improvements on a given
parcel
 Many improvements /
buildings are older
 Older buildings can have
functional and economic
utility, though typically
require reinvestment
and maintenance to
sustain such utility
 Many buildings exhibit
substantial deferred
maintenance
Source: LA County Assessor, Kosmont (2023)
MARKET CONDITIONS & HOUSING PRODUCTION SUMMARY | JULY 2023 | 7

FLOOR AREA RATIO (FAR) OF EXISTING IMPROVEMENTS
 Variety of land uses and
density with the Study
Area
 Significant number of
public and private
parking lots proximate
to higher FAR properties
 Overall, current low
density suggests
economic opportunity
to support redeveloping
existing properties by
adding density
Source: LA County Assessor, Kosmont (2023)
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MARKET CONDITIONS & HOUSING PRODUCTION SUMMARY | JULY 2023 | 8

PUBLIC PROPERTY OWNERSHIP WITHIN STUDY AREA
 Total land area
within Study Area
(excluding street
right of ways) is
~162.9 acres
 ~12.5% of all land
area is owned by the
City or related
entities*
 City owns ~19.7
acres
 Housing Authority
owns ~0.6 acres
 Successor Agency
owns ~0.2 acres
*City / Related Entities own parcels in black Source: LA County Assessor, Kosmont (2023) MARKET CONDITIONS & HOUSING PRODUCTION SUMMARY | JULY 2023 | 9

COMMON PROPERTY OWNERSHIP
 Significant number of
properties within the
Study Area are held
under common
ownership
 Some owners appear to
be land banking / not
investing in property
 Other owners appear to
be making limited
improvements over time
 Successful
redevelopment will
require active efforts
and investment by
property owners
Source: LA County Assessor, Kosmont (2023)
MARKET CONDITIONS & HOUSING PRODUCTION SUMMARY | JULY 2023 | 10

DATE OF MOST RECENT SALE
 A mix of property
hold periods with the
Study Area
 Many key areas of
Study Area have been
held for substantial
periods of time
 Newer developments
and improved
properties tend to be
sold more recently
and frequently
Source: LA County Assessor, Kosmont (2023)
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MARKET CONDITIONS & HOUSING PRODUCTION SUMMARY | JULY 2023 | 12

DATE OF MOST RECENT SALE
 Limited number of key
properties in Study Area
sold in the last 10 years
 Newer developments
and improved properties
tend to be sold more
recently and frequently
 Smaller property owners
appear to transact less
frequently than
institutional type owners
Source: LA County Assessor, Kosmont (2023)
MARKET CONDITIONS & HOUSING PRODUCTION SUMMARY | JULY 2023 | 13 SALE PRICE VERSUS BUILDING AREA (SOLD WITHIN LAST 10 YEARS)  Sale prices heavily
reflect quality of
building improvements
and suggest limited
residual land value
 Majority of sales
appear to be below
replacement cost
 Despite lower overall
values, area has
experienced
reasonable price
appreciation over time
Source: LA County Assessor, CoStar, Kosmont (2023)
MARKET CONDITIONS & HOUSING PRODUCTION SUMMARY | JULY 2023 | 14 SALE PRICE VERSUS LAND AREA (SOLD WITHIN LAST 10 YEARS)  Sale prices heavily
reflect quality of
building improvements
and suggest limited
residual land value
 Low residual land value
may create barriers to
transactions as owners
expect a certain value
that may not be
supportable
 Generally appears to be
a belief in the area, but
required fundamental
economics not yet in
place
Source: LA County Assessor, CoStar, Kosmont (2023)
MARKET CONDITIONS & HOUSING PRODUCTION SUMMARY | JULY 2023 | 15 Transactions 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 Total Flex 2 2 4 3%
Industrial 3 2 1 3 3 1 2 4 4 23 20%
Land 1 1 1 1 1 1 6 5%
Multifamily 1 2 1 2 3 9 8%
Office 2 1 1 2 1 1 8 7%
Retail 1 1 6 1 2 2 1 5 2 21 18%
Single Family 5 3 1 4 2 4 4 5 28 24%
Small Multifamily 1 1 2 1 2 2 9 8%
Specialty 1 1 1 2 1 6 5%
Student 1 1 1 3 3%
17 9 5 16 10 13 13 5 20 9 117
15% 8% 4% 14% 9% 11% 11% 4% 17% 8%
Sales Value ($MM) 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 Total Flex $ 1.0 $ - $ - $ - $ - $ - $ - $ - $ - $ 1.4 $ 2.4 0% Industrial 0.5 3.2 1.0 3.0 - 2.5 0.6 1.6 12.0 11.8 36.2 7% Land 0.1 0.0 - - - 0.3 0.3 0.1 - 0.7 1.5 0%
Multifamily 3.3 - - - 85.0 1.3 2.0 - 280.2 - 371.8 74%
Office 4.5 2.1 0.3 0.6 1.0 - 0.7 - - - 9.1 2%
Retail 0.2 1.5 - 2.7 0.2 1.1 1.0 0.4 4.5 3.0 14.7 3%
Single Family 0.9 0.6 0.3 0.9 0.6 1.6 1.7 - 2.7 - 9.3 2% Small Multifamily - - 0.4 0.3 0.8 0.5 1.0 - 1.3 - 4.3 1% Specialty 1.8 1.1 1.5 - 3.8 - - 2.2 - - 10.4 2%
Student 17.3 - - - - 0.6 - - 23.4 - 41.3 8%
$ 29.7 $ 8.5 $ 3.4 $ 7.5 $ 91.4 $ 7.9 $ 7.3 $ 4.3 $ 324.0 $ 16.8 $ 500.8 6% 2% 1% 1% 18% 2% 1% 1% 65% 3%
SALES IN LAST 10 YEARS – TRANSACTIONS & SALES VALUE
 117 transactions in
the last 10 years
 28 sales of single
family homes from a
pool of ~104 homes
 Bulk of transaction
value associated with
larger multifamily
properties in the
Study Area
 Study Area home to a
unique set of smaller
industrial properties
that have economic
utility for a set of
users
Source: LA County Assessor, CoStar, Kosmont (2023)
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MARKET CONDITIONS & HOUSING PRODUCTION SUMMARY | JULY 2023 | 16 Total Building SF 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 Total Flex 9,377 9,377 18,754 1%
Industrial 14,890 57,470 10,446 28,814 23,419 3,825 8,718 90,423 84,530 322,535 16% Land 0%
Multifamily 289,067 4,608 79,039 582,911 955,625 48%
Office 67,246 29,814 1,447 3,620 5,490 4,921 112,538 6% Retail 1,710 21,000 57,974 5,196 6,300 5,500 2,400 53,870 14,456 168,406 8% Single Family 3,921 2,844 800 4,566 1,768 5,060 6,831 8,852 34,642 2% Small Multifamily 1,774 1,771 2,894 1,771 6,030 3,686 17,926 1% Specialty 78,058 12,710 12,710 99,758 15,648 218,884 11% Student 72,707 2,396 72,707 147,810 7%
247,909 123,838 27,177 96,745 404,173 43,554 106,146 26,766 812,449 108,363 1,997,120 12% 6% 1% 5% 20% 2% 5% 1% 41% 5%
FAR 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 Total Flex 0.5 0.5 0.5
Industrial 0.4 0.6 0.5 0.4 0.5 0.5 0.2 0.4 0.5 0.5
Land
Multifamily 1.0 0.7 1.3 0.7 0.8
Office 0.9 1.6 0.2 0.3 0.5 0.5 0.9
Retail 0.3 2.7 1.0 0.5 0.6 0.3 0.3 1.4 1.0 1.0
Single Family 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.3 0.2
Small Multifamily 0.3 0.2 0.3 0.2 0.5 0.1 0.3
Specialty 0.9 0.4 0.4 1.0 0.6 0.8
Student 2.1 0.4 2.1 2.0

0.7 0.7 0.4 0.6 0.9 0.3 0.7 0.3 0.7 0.5 0.7
SALES IN LAST 10 YEARS – TOTAL BUILDING SQUARE FOOTAGE & FAR  Bulk of transaction
building area associated
with larger multifamily
properties in the Study
Area
 Some consistent
transaction activity
across segments
 Property transactions
generally low FAR,
suggest economic
opportunity to increase
density
Source: LA County Assessor, CoStar, Kosmont (2023)
MARKET CONDITIONS & HOUSING PRODUCTION SUMMARY | JULY 2023 | 17 $/SF of Building 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 Total Flex $109 $145 $127
Industrial 36 56 91 104 107 150 184 132 140 112
Land
Multifamily 294 282 25 481 389
Office 67 69 190 169 173 138 80
Retail 135 71 47 35 179 187 177 83 204 87
Single Family 233 209 336 186 356 316 255 303 268
Small Multifamily 209 169 271 282 168 355 239
Specialty 23 85 118 38 141 47
Student 238 230 322 279
$120 $68 $124 $78 $226 $182 $69 $161 $399 $155 $251
$/SF of Land 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 Total Flex $53 $71 $62
Industrial 15 35 44 45 53 75 39 49 76 51
Land 9 6 10 35 9 48 19
Multifamily 52 280 187 32 348 300
Office 63 113 35 46 81 74 69
Retail 41 191 49 18 116 48 54 118 195 86
Single Family 51 34 68 29 66 77 63 80 58
Small Multifamily 59 40 75 66 77 52 61
Specialty 21 38 53 40 80 39
Student 506 84 685 551
$85 $50 $49 $44 $207 $60 $49 $51 $274 $82 $170
SALES IN LAST 10 YEARS – TRANSACTIONS & SALES VALUE
 Sales values generally
well below
replacement cost
 Sale amount versus
land area suggests
property generally
available at reasonable
prices
 Lack of development
despite relatively low
land values speaks to
difficult fundamentals
within Study Area
Source: LA County Assessor, CoStar, Kosmont (2023)
MARKET CONDITIONS & HOUSING PRODUCTION SUMMARY | JULY 2023 | 18

OUTLINE
 Select Real Estate Metrics
 Sales Trends
 Performance of Sample Properties
 Feasibility of Hypothetical Development Programs
 City Permits & Fee Programs
 Use of Parking Lots to Fund Affordable Housing
 Observations & Findings
MARKET CONDITIONS & HOUSING PRODUCTION SUMMARY | JULY 2023 | 19 180 E MONTEREY AVE / MONTEREY STATION – MULTIFAMILY SAMPLE  349 Unit, four–story multifamily property built in 2014 on 6.79 acre site (51.4 DU / Acre) with 120 surface parking stalls
 286,200 SF gross building area, 229,600 SF net leasable area (80% efficiency), 0.97 FAR
 Originally had potential as a catalyst project to prove market within Study Area
 111 studios (495 SF, 32%), 168 one-bedroom (641 SF, 48%), 70 twobedroom (956 SF, 20%), average unit size of 658 SF  CoStar estimates average asking rents of $4.08 per square foot per month for studios ($2,021 / mo), $3.40 for one-bedrooms ($2,179 / mo), and $2.64 for two-bedrooms ($2,525 / mo)
 CoStar estimates vacancy rate is currently 2.4%
 Based on Assessor records, original land basis circa 2013 may have been ~$6.5 MM, ~$18,600 per unit, ~$24 / SF, ~$1.0 MM / Acre Source: LA County Assessor, CoStar, Kosmont (2023)
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MARKET CONDITIONS & HOUSING PRODUCTION SUMMARY | JULY 2023 | 20 180 E MONTEREY AVE / MONTEREY STATION – MULTIFAMILY SAMPLE (CONT’D)  Property sold in 2017 for $84.5 MM, $242k / unit, $368 / leasable SF, $295 / gross SF, 4.6% capitalization rate, 92% leased at time of sale  Property Sold in 2021 for $130.0 MM, $372k / unit, $566 / leasable SF, $454 / gross SF, 2.9% capitalization rate, 99% leased at time of sale  As part of acquisition funding, property now under affordability covenants to preserve middle income housing at 80 – 120% of area median income  Acquisition structure may have resulted in slight premium in purchase price versus market
 Based on 2017 versus 2021 reported capitalization rates, net operating income higher in 2017 versus 2021
 Based on Kosmont’s analysis, development of this program today may conceptually be able to support a land cost on the order of $75 per square foot / $3.3 MM per acre
Source: LA County Assessor, CoStar, Kosmont (2023)
MARKET CONDITIONS & HOUSING PRODUCTION SUMMARY | JULY 2023 | 21 777 E 3RD ST / 777 PLACE – MULTIFAMILY SAMPLE
 472 Unit, two-story multifamily property built in 1986 on 11.47 acre site (41.2 DU/Acre) with 400 covered and 100 surface parking stalls  292,700 SF gross building area, 286,000 SF net leasable area (98% efficiency), 0.59 FAR
 335 one-bedroom (511 SF, 71%), 137 two-bedroom (840 SF, 29%), small average unit size of 606 SF
 While property has income restrictions, CoStar estimates market rents of $3.16 for one-bedrooms ($1,615 / mo), and $2.37 for two-bedrooms ($2,205 / mo)
 CoStar estimates vacancy rate is currently 1.3%
 Property Sold in 2021 for $149.4 MM, $317k / unit, $522 / leasable SF, $510 / gross SF, 4.3 – 4.5% capitalization rate (estimated) Source: LA County Assessor, CoStar, Kosmont (2023)
MARKET CONDITIONS & HOUSING PRODUCTION SUMMARY | JULY 2023 | 22 777 E 3RD ST / 777 PLACE – MULTIFAMILY SAMPLE (CONT’D)
 As part of acquisition funding, property now under affordability covenants to preserve middle income housing at 60 – 120% of area median income  Acquisition structure may have resulted in slight premium in purchase price versus market
 2021 acquisition value considered sufficient to justify new construction; uncertain if capitalization rate would shift substantially since acquisition  Based on 2021 sale value and current market conditions, ground up construction of this development may be financially viable given a suitable residual land value
 Based on Kosmont’s analysis, such development may conceptually be able to support a land cost on the order of $50 per square foot / $2.2 MM per acre
Source: LA County Assessor, CoStar, Kosmont (2023)
MARKET CONDITIONS & HOUSING PRODUCTION SUMMARY | JULY 2023 | 23 260-290 E 2ND ST – STOREFRONT RETAIL SAMPLE
 21,260 SF, two-story storefront retail property built in 1948 on 13,068 SF lot (0.30 acres, 1.63 FAR) and no onsite parking
 Property acquired in 2021 by Living Hope Foundation likely as an owner user for $1.85 MM, $87 / SF of gross leasable area, $142 / SF of land area  Property previously purchased in 2016 by what appears to be a real estate investor for $1.30 MM, $61 / SF of gross leasable area, $99 / SF of land area
 Prior purchase was in 1999 for $475,000
 Increase in purchase price between 2016 and 2021 represents a 7.5% compounded annual rate of return / increase, increase in price between 1999 and 2016 represents a 6.5% increase – property has demonstrated consistent appreciation despite building condition
 Cost per square foot of building area is substantially less than replacement cost, but economic utility ultimately dependent on cost of required building improvements
Source: LA County Assessor, CoStar, Kosmont (2023)
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MARKET CONDITIONS & HOUSING PRODUCTION SUMMARY | JULY 2023 | 24 101 W MISSION – CONDO SAMPLE
 Three-story mixed-use property developed in 2003 includes approximately 20,400 SF of retail, 21,000 SF of office, 26 condominiums, and 45 surface parking stalls
 Condos are all one-bedroom units ranging in size from 670 to 1,317 SF and averaging 947 SF
 Select condo’s with recent sales evaluated appear to have increased in value ~2-3% per year since original construction, ~12% per year between 2015 and 2021, and ~10% per year between 2020 and 2023  Sample recent sales
 2023: 847 SF unit for $340k, $401 / Net SF
 2022: 755 SF unit for $330k, $437 / Net SF
 Recent sales values unlikely to support similar ground up construction at this time; smaller unit sizes with higher per square foot revenues could help drive feasibility
Source: LA County Assessor, CoStar, Kosmont (2023)
 2021: 1,076 SF unit for $340k, $316 / Net SF
 2021: 786 SF unit for $305k, $388 / Net SF
MARKET CONDITIONS & HOUSING PRODUCTION SUMMARY | JULY 2023 | 25 158 2ND STREET – REDEVELOPMENT SAMPLE
 Proposed redevelopment / conversion of retail building to four-story mixeduse building  Owner / developer purchased property in June 2022 for $1.75 MM / $254 SF of land, also purchased property to the west in July 2022 for $2.1 MM / $304 SF of land
 Development includes ~5,600 SF of retail (1,143 SF at street level, balance in basement), 19 dwelling units (120 DU / acre), roof top amenities, no parking  Units range in size from 427 to 1,429 SF, average unit size of 635 SF  Kosmont ran a pro forma on development, found project to be lean but feasible; accretive features include:
 Small unit sizes drive good rental revenue per square foot  Existing basement adds value (lots of space to work with / unlikely to be constructed again due to cost)
 Ability to use portions of existing building and essentially construct new building within portions of existing shell
 Immediately adjacent to public parking lots in case of resident demand for parking Source: Applicant, LA County Assessor, CoStar, Kosmont (2023) MARKET CONDITIONS & HOUSING PRODUCTION SUMMARY | JULY 2023 | 26 3067 5TH AVE SAN DIEGO / SECOYA BY THE PARK – HIGH DENSITY SAMPLE Source: CoStar, Kosmont (2023)
 100 Unit, eight-story multifamily property built in 2022 on 0.23 acre site (435 DU/Acre), 2,750 SF ground floor retail, no parking stalls  62,529 gross building area, 48,350 SF net leasable area (77% efficiency),

6.24 FAR
 73 studios (392 SF, 73%), 17 one-bedroom (564 SF, 17%), 10 twobedroom (737 SF, 10%), small average unit size of 456 SF  CoStar estimates market rents of $5.89 for studios ($2,313 / mo), $5.35 for one bedrooms ($3,016 / mo), and $4.43 for two bedrooms ($3,265 / mo), 11 units are income restricted
 CoStar estimates vacancy rate is currently 1.5%
 Creative construction design incorporates heavy use of concrete and CMU for some interior finish surfaces, yields lower construction cost, simplified construction and durability
 Land acquired in 2020 for $2.75 MM or $12 MM / acre (~$274 / SF) MARKET CONDITIONS & HOUSING PRODUCTION SUMMARY | JULY 2023 | 27

OUTLINE
 Select Real Estate Metrics
 Sales Trends
 Performance of Sample Properties
 Feasibility of Hypothetical Development Programs
 City Permits & Fee Programs
 Use of Parking Lots to Fund Affordable Housing
 Observations & Findings
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MARKET CONDITIONS & HOUSING PRODUCTION SUMMARY | JULY 2023 | 28

TOWNHOME FEASIBILITY
 Tested three-story prototype with first floor garage
 Average of 1,700 SF of living area, plus garage
 Under for rent scenarios, while capitalized rent may be sufficient, unit sizes would likely need to be smaller (e.g., 15’ width), and would compromise rent potential versus other building programs
 Stacked townhomes (e.g., four-story program) could enhance feasibility under for rent scenario, but alternative building programs yield superior feasibility  Pro forma yielded a potential residual land value of $1.1 MM / acre (~$25 / SF), but required sales values approaching $800,000 per unit, likely well beyond market interest in the area
MARKET CONDITIONS & HOUSING PRODUCTION SUMMARY | JULY 2023 | 29

LIVE / WORK FEASIBILITY
 Tested dedicated three-story live / work prototype with shared central space  Average of 2,400 SF of living area
 Prototype considered unlikely to attract sufficient rental interest at required price points
 May be possible in future market conditions given area / location interest for small business owners who can utilize benefits of business ownership to support acquisition costs
 Pro forma yielded a potential residual land value of less than $250k / acre (~$6 / SF), and required sales values exceeding $800,000 per unit, likely well beyond market interest in the area
MARKET CONDITIONS & HOUSING PRODUCTION SUMMARY | JULY 2023 | 30

MID-RISE FEASIBILITY
 Tested 4-6 Story prototype / Type V or IIIA on podium  25% 450 SF Studios, 50% 650 SF one-bedroom, 25% 850 SF two-bedroom  Prototype yielded sufficient revenues to support reasonable residual land value
 Prototypes self-parked on-site / did not require off-site parking  Superior configuration options / more efficient / accretive to utilize super blocks due to potential for wrap building
 Potential to incorporate live / work units in ground floor program  Program performs best with smaller unit sizes
 Pro forma run yielded a potential residual land value of $6.5 MM / acre (~$149 / SF)
MARKET CONDITIONS & HOUSING PRODUCTION SUMMARY | JULY 2023 | 31

OUTLINE
 Select Real Estate Metrics
 Sales Trends
 Performance of Sample Properties
 Feasibility of Hypothetical Development Programs
 City Permits & Fee Programs
 Use of Parking Lots to Fund Affordable Housing
 Observations & Findings
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City of Pomona | 09.18.2023 303
MARKET CONDITIONS & HOUSING PRODUCTION SUMMARY | JULY 2023 | 32 CITY’S INCLUSIONARY HOUSING POLICY
 Kosmont reviewed the City’s inclusionary housing policy  Many nuances, but generally requires 11% of for sale project units, or 13% of for rent project units be income restricted to moderate income households
 Projects less than 30 units may pay an in-lieu fee instead of providing affordable units  Multiple other exceptions / pathways to deliver units off-site  Multiple for sale and for rent scenarios evaluated and generally suggest that new product in Study Area would be naturally occurring affordable housing
 Thus, at this time, rent and/or for sale pricing would not be notably impacted by affordability requirements for moderate income households, if at all
 To the extent market fundamentals change over time, and rent / sales price growth outpaces median income increases, inclusionary housing policy could become an impediment to future development MARKET CONDITIONS & HOUSING PRODUCTION SUMMARY | JULY 2023 | 33

PERMITS & FEES
 The City’s permit and fee schedule appears reasonable, and notably provides different fee schedules based on unit size
 Total fees for smaller units appears to be on the order of $25k - $30k per unit (including PUSD developer fees)  Art in Public Places (AIPP) – 1% of building valuation  Applicable to residential projects with ten or more units, and commercial, industrial and institutional development with valuations of more than $750,000
 Directly increases the cost of development by 1% (of building value)  Inclusionary Housing In-Lieu Fee – Under 1% to approximately 2% of development costs  Range of impact based on several hypothetical projects evaluated  Only applicable to eligible projects that do not elect to deliver income restricted units  Hypothetical projects evaluated within the Study Area not notably impacted at this time, however some developers may not want to deal with ongoing requirements
 Development profit often measured as a single digit return on costs - a change of a few percent can be significant MARKET CONDITIONS & HOUSING PRODUCTION SUMMARY | JULY 2023 | 34

USE OF CITY ASSETS TO FUND AFFORDABLE UNITS
 Fundamental questions of this analysis:
 How can the public parking lot assets within the Study Area be utilized to support the delivery of affordable housing?
 How much affordable housing can be supported?
 Amount of supportable housing is essentially tied to the:
 Value of the parking lots as land for new development, or  Value of the parking lots as parking that does not need to be provided as part of a development TCC POMONA HOUSING + PARKING STUDY - DRAFT
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MARKET CONDITIONS & HOUSING PRODUCTION SUMMARY | JULY 2023 | 36

QUANTIFYING REQUIRED AFFORDABLE UNIT PRODUCTION
 The economic cost of an affordability covenant to a developer can be measured as the difference in revenue between a market and affordable unit
 The economic cost of a rental unit varies based on unit size, market rent, capitalization rates, etc.  Given unit sizes of 450 SF for a studio, 650 SF for a one-bedroom, 850 SF for a two-bedroom, market rents of $4.25 / SF ($1,913 / mo), $3.50 ($2,275 / mo), and $3.00 ($2,550 / mo) respectively, a 35% expense factor, 2023 income and utility expense tables, and a 4.5% capitalization rate, the economic cost of a given unit and affordability covenant would be as follows:
 This example can be read as restricting a studio to a very low income household yields a unit worth $300,000 less than a market rate unit, and thus such restriction has a $300,000 economic cost  Given the various components of the underlying calculations and constant fluctuation of the same, these equivalencies regularly shift
Studio 1 Bedroom 2 Bedroom
Very Low $ 300,000 $ 371,000 $ 418,000
Low 254,000 318,000 359,000
Moderate 25,000 56,000 65,000
MARKET CONDITIONS & HOUSING PRODUCTION SUMMARY | JULY 2023 | 37  Under the hypothetical Mid-Rise typology example, the supportable land value could be on the order of ~$149 per square foot or ~$6.5 MM per acre
 If the land were contributed to the development, that value could conceivably be converted into affordability restrictions for a given number of units as follows (per $6.5 MM and per $1 MM in value shown):
 This example can be read as, given contributed land and a residual land value of ~$6.5 MM per acre, an agreement to restrict 22 studios to very low income households would generally be economically equivalent to the cost of the land contributed
 One caveat to consider with the potential production of affordable units via land value transfer is the potential to trigger prevailing wage laws that if applicable, could alter the economics of the overall project and serve to reduce or eliminate the potential capacity to support the affordable housing covenant  As an alternative, land could be sold at market value, and funds used to support affordable housing on a different site
QUANTIFYING REQUIRED AFFORDABLE UNIT PRODUCTION (CONT’D) Units / $6.5MM Studio 1 Bedroom 2 Bedroom
Very Low 21.8 17.6 15.6
Low 25.7 20.5 18.2
Moderate 261.4 116.7 100.5
Units / $1MM Studio 1 Bedroom 2 Bedroom
Very Low 3.3 2.7 2.4
Low 3.9 3.1 2.8
Moderate 40.0 17.9 15.4
MARKET CONDITIONS & HOUSING PRODUCTION SUMMARY | JULY 2023 | 38  AB1486 / the Surplus Land Act (“SLA”) has implications on the sale or lease of property owned by the City if such property is subsequently utilized for residential uses (among other provisions; may not apply to Housing Authority owned property)
 Generally, under the SLA any residential development of more than 10 units must set aside 15% of all residential units for low income households
 As previously discussed, under the hypothetical Mid-Rise typology example, the supportable land value could be on the order of ~$6.5 MM per acre (~$149 / SF)
 Assuming a density of 120 dwelling units per acre in this scenario, a residential project developed on land disposed of by the City under the SLA would be required to include a minimum of 18 units for low income households
 Based on the values illustrated on the previous slide and a 25% studio / 50% one-bedroom / 25% two-bedroom unit mix, 18 units restricted to low income households would have a value or cost of approximately $5.5 million  Thus, under this scenario, the requirements of the SLA would reduce the residual land value of City owned land from approximately ~$6.5 MM (~$149 / SF) per acre to approximately ~$1.0 MM (~$23 / SF)

IMPACT OF SURPLUS LAND ACT ON LAND VALUE
MARKET CONDITIONS & HOUSING PRODUCTION SUMMARY | JULY 2023 | 39

ALTERNATIVE VALUE CAPTURE STRATEGY
 AB2097 provides developers the option of not providing parking as part of a development under certain circumstances, and is likely applicable to the majority of properties within the Study Area  Given this option, the City could allow new development to utilize public parking assets to park new development
 Charge users a nominal amount for parking passes
 Over time the value of the parking and cost for the passes may increase  Given appropriate market fundamentals in the future, the existing surface parking lots could be replaced with structured parking as necessary, freeing the lots for additional development  This may not yield immediate value to support affordable housing, however it preserves the assets until value increases  Developers and lenders may desire to covenant the right to access parking  City could structure agreements to ensure long term availability of parking conditioned on City’s right to increase charges in the future
 Unlike the one-time conveyance of land in exchange for affordability covenants that may have a limited duration, this use of the assets would provide ongoing funding opportunities, and preserve flexibility TCC POMONA HOUSING + PARKING STUDY - DRAFT
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MARKET CONDITIONS & HOUSING PRODUCTION SUMMARY | JULY 2023 | 40

OBSERVATIONS
 Downtown Pomona has an authentic collection of land uses and the core elements required to be a vibrant urban hub
 Real estate fundamentals suggest that residual land values are currently fairly low for owner occupied product, though slightly superior for multifamily product  The addition of basic amenities / services (e.g., a small grocer, drug store) could fundamentally improve the quality of life for current and future residents within the Study Area  The Metrolink Station is accretive and a beneficial amenity, but may not be a driver of current opportunities
 Western University represents a major employer in the Study Area, an economic magnet, and an opportunity to serve as one prong of multiple elements required to foster investment in the Study Area
 Pomona’s downtown is ripe for a resurgence
MARKET CONDITIONS & HOUSING PRODUCTION SUMMARY | JULY 2023 | 42 OBSERVATIONS (CONT’D)
 There are a number of existing and proposed affordable housing developments in and proximate to the Study Area  Many provide deep affordability / income restrictions  There are also multiple moderate income restricted properties in the Study Area  There is naturally occurring affordable housing for moderate income households in the Study Area  The City should seek to ensure there is a balance of market residential options to ensure the economic health of the area over the long term through a diversity of housing options and price points  Where appropriate, the use of low income housing tax credit (“LIHTC”) funding models is an excellent tool to deliver affordable housing at and below the low income threshold  Market feasibility of new development is currently heavily dependent on achieving higher rent / sales values per square foot by limiting unit sizes
 This may change over time if the market rate segment can achieve rent growth  The are few condominium / for sale housing options within the Study Area  The inclusion of such options can sometimes serve the enhance community stewardship and participation  For sale product may be viable given smaller unit sizes, especially if mortgage rates decrease from current levels MARKET CONDITIONS & HOUSING PRODUCTION SUMMARY | JULY 2023 | 43

FINDINGS
 Consider fostering market driven redevelopment projects such as the 158 2nd Street project  Can help prove the market for new high quality housing options  Adds physical and economic activity in core areas that can serve to promote additional investment  Consider short term suspension(s) of Art in Public Places fee and Inclusionary Housing requirements in targeted areas and monitor impact on development interest / activity
 Continue pursuing the development of projects on parking lots currently being considered by City, however monitor density and clustering of income restricted units versus market units to ensure a balance and variety of housing options
 Consider making additional lots available for development over time after these projects have stabilized  Consider utilizing parking lot assets to support reduced or eliminated parking requirements for new developments
 Allows City to monitor utilization over time and preserve assets for future needs  City could implement a parking pass program; over time the value of the parking and cost for the passes may increase providing the City a revenue stream and future resource TCC POMONA HOUSING + PARKING STUDY - DRAFT
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Kosmont SLA Extract
Surplus Land Act (SLA) Overview
Origin In a response to the massive housing shortage in California, the State has passed dozens of housing bills including AB 1486 (Surplus Lands Act) to address this crisis.

Purpose
The SLA gives affordable housing developers a right of first refusal on all public agency owned land in the State of California. Does not prevent agencies from ultimately selling or leasing property for other uses or fair market value.

Mandate
Public Agencies in California (e.g., cities, counties, special districts, school districts, etc.), with certain exceptions, must follow this mandate prior to selling or leasing any public agency owned real estate.

Process
The Surplus Lands Act requires an up to 150‐day request for proposal/bid process to either select or reject an affordable housing project/proposals. Once rejected, the property can be sold or leased to broader market.

PROPRIETARY
DO NOT DUPLICATE 8
The New World of the Surplus Land Act (SLA)
The Old Days:

Want to sell or lease a City property? Just put it out for an RFP/Q The New World of SLA:

The Surplus Land Act requires public agencies to first go through a process of offering property to affordable housing developers before pursuing other opportunities.

Opportunity:

Public Agencies can and should look at SLA as an opportunity to explore a variety of strategies to better utilize the value of their properties:
• Performance‐based leases / ground leases
• Monetizing assets (such as parking garages, civic centers) • Selling property to private sector – includes lease‐back strategies, continued operation of existing use, redevelopment into new uses

HEADLINES
555 New Apartments Planned for
South Natomas as Sacramento
Sells Land to Developer
Sac Bee, 1/25/22
California Public Land Now
Battleground in Fight over
Affordable Housing
The Real Deal, 8/26/21

PROPRIETARY
DO NOT DUPLICATE 9
SLA Compels Agencies to look at Property Assets Strategically The SLA has a profound impact on a public agency’s decision‐making process to sell or lease public‐private projects across the State. Agencies must act proactively and strategically to get the most out of their property assets.

PROPRIETARY
DO NOT DUPLICATE 10
1) Know Your Portfolio 2) Know Your Priorities 3) Know Your Strategies Understanding your agency’s property
portfolio is key
Perform due diligence and prioritize
potential portfolio of properties
contemplated for disposition and/or
development
Consider the variety of economic
development priorities that you can
use your properties to pursue:
• Affordable housing
• Civic/Public amenity purposes
• In conjunction with private projects
• Other uses
Do you want to keep the property for
public use or put into private service?
Make a strategic determination of
which properties to keep or sell.

Agencies can use a variety of strategies
to increase market/reuse value of its
land & comply with the SLA
Be sure to consider CEQA /
Entitlements & RHNA
Align these property strategies with
other economic development tools /
approaches
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Drone Imagery
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TCC POMONA HOUSING + PARKING STUDY - DRAFT
City of Pomona | 09.18.2023 331
DJI_0997
DJI_0999
DJI_0998
Lot 7 - Weekdays Evening
DJI_0598
DJI_0600
DJI_0599
Lot 7 - Weekdays Afternoon
TCC POMONA HOUSING + PARKING STUDY - DRAFT
City of Pomona | 09.18.2023 333
DJI_0915 DJI_0916
Lot 7 - Weekend Evening
DJI_0826
DJI_0828
DJI_0827
Lot 7 - Weekend Afternoon
DJI_0003 DJI_0004
Lot 8- Weekdays Evening
DJI_0588
DJI_0590
DJI_0589
DJI_0591
Lot 8- Weekdays Afternoon
TCC POMONA HOUSING + PARKING STUDY - DRAFT
City of Pomona | 09.18.2023 335
DJI_0833 DJI_0834
Lot 8- Weekend Afternoon
DJI_0980 DJI_0981
Lot 8- Weekend Evening
DJI_0585
DJI_0587
DJI_0586
Lot 9 - Weekdays Afternoon
DJI_0001 DJI_0002
Lot 9 - Weekdays Evening
TCC POMONA HOUSING + PARKING STUDY - DRAFT
City of Pomona | 09.18.2023 337
DJI_0978 DJI_0979
Lot 9 - Weekend Evening
DJI_0831 DJI_0832
Lot 9 - Weekend Afternoon
DJI_0009
DJI_0011
DJI_0013
DJI_0010
DJI_0012
DJI_0014
Lot 10 - Weekdays Evening
TCC POMONA HOUSING + PARKING STUDY - DRAFT
City of Pomona | 09.18.2023 339
DJI_0015
DJI_0017
DJI_0016
Lot 10 - Weekdays Evening
DJI_0609
DJI_0611
DJI_0613
DJI_0610
DJI_0612
DJI_0614
Lot 10 - Weekdays Afternoon
TCC POMONA HOUSING + PARKING STUDY - DRAFT
City of Pomona | 09.18.2023 341
DJI_0615
DJI_0617
DJI_0619
DJI_0616
DJI_0618
DJI_0620
Lot 10 - Weekdays Afternoon
DJI_0840
DJI_0842
DJI_0844
DJI_0841
DJI_0843
DJI_0845
Lot 10 - Weekend Afternoon
TCC POMONA HOUSING + PARKING STUDY - DRAFT
City of Pomona | 09.18.2023 343
DJI_0846 DJI_0847
Lot 10 - Weekend Afternoon
DJI_0919
DJI_0921
DJI_0923
DJI_0920
DJI_0922
DJI_0924
Lot 10 - Weekend Evening
TCC POMONA HOUSING + PARKING STUDY - DRAFT
City of Pomona | 09.18.2023 345
DJI_0925
DJI_0927
DJI_0926
DJI_0928
Lot 10 - Weekend Evening
DJI_0005 DJI_0006
Lot 11 - Weekdays Evening
DJI_0602
DJI_0604
DJI_0606
DJI_0603
DJI_0605
DJI_0607
Lot 11 - Weekdays Afternoon
TCC POMONA HOUSING + PARKING STUDY - DRAFT
City of Pomona | 09.18.2023 347
DJI_0608
Lot 11 - Weekdays Afternoon
DJI_0976 DJI_0977
Lot 11 - Weekend Evening
DJI_0835
DJI_0837
DJI_0836
Lot 11 - Weekend Afternoon
TCC POMONA HOUSING + PARKING STUDY - DRAFT
City of Pomona | 09.18.2023 349
DJI_0018
DJI_0020
DJI_0022
DJI_0019
DJI_0021
DJI_0023
Lot 12 - Weekdays Evening
DJI_0024
DJI_0026
DJI_0025
Lot 12 - Weekdays Evening
DJI_0627 DJI_0628
Lot 12 - Weekdays Afternoon
TCC POMONA HOUSING + PARKING STUDY - DRAFT
City of Pomona | 09.18.2023 351
DJI_0621
DJI_0623
DJI_0625
DJI_0622
DJI_0624
DJI_0626
Lot 12 - Weekdays Afternoon
DJI_0929
DJI_0931
DJI_0933
DJI_0930
DJI_0932
DJI_0934
Lot 12 - Weekend Evening
TCC POMONA HOUSING + PARKING STUDY - DRAFT
City of Pomona | 09.18.2023 353
DJI_0935
DJI_0937
DJI_0936
Lot 12 - Weekend Evening
DJI_0848
DJI_0850
DJI_0852
DJI_0849
DJI_0851
DJI_0853
Lot 12 - Weekend Afternoon
TCC POMONA HOUSING + PARKING STUDY - DRAFT
City of Pomona | 09.18.2023 355
DJI_0854
DJI_0856
DJI_0855
Lot 12 - Weekend Afternoon
DJI_0051
DJI_0053
DJI_0052
DJI_0054
Lot 13&14 - Weekdays Evening
TCC POMONA HOUSING + PARKING STUDY - DRAFT
City of Pomona | 09.18.2023 357
DJI_0662
DJI_0664
DJI_0666
DJI_0663
DJI_0665
Lot 13&14 - Weekdays Afternoon
DJI_0954
DJI_0956
DJI_0955
DJI_0957
Lot 13&14 - Weekend Evening
TCC POMONA HOUSING + PARKING STUDY - DRAFT
City of Pomona | 09.18.2023 359
DJI_0879
DJI_0881
DJI_0880
DJI_0882
Lot 13&14 - Weekend Afternoon
DJI_0667
DJI_0669
DJI_0671
DJI_0668
DJI_0670
Lot 15 - Weekdays Afternoon
TCC POMONA HOUSING + PARKING STUDY - DRAFT
City of Pomona | 09.18.2023 361
DJI_0055
DJI_0057
DJI_0056
Lot 15 - Weekdays Evening
DJI_0883
DJI_0885
DJI_0884
DJI_0886
Lot 15 - Weekend Afternoon
DJI_0958 DJI_0959
Lot 15 - Weekend Evening
TCC POMONA HOUSING + PARKING STUDY - DRAFT
City of Pomona | 09.18.2023 363
DJI_0693 DJI_0694
Lot 16 - Weekdays Afternoon
DJI_0871 DJI_0872
Lot 17 - Weekend Afternoon
DJI_0938
DJI_0940
DJI_0942
DJI_0939
DJI_0941
Lot 17 - Weekend Evening
TCC POMONA HOUSING + PARKING STUDY - DRAFT
City of Pomona | 09.18.2023 365
DJI_0657
DJI_0659
DJI_0661
DJI_0658
DJI_0660
Lot 18 & 19 - Weekdays Afternoon
DJI_0048
DJI_0050
DJI_0049
Lot 18 & 19 - Weekdays Evening
TCC POMONA HOUSING + PARKING STUDY - DRAFT
City of Pomona | 09.18.2023 367
DJI_0876
DJI_0878
DJI_0877
Lot 18 & 19 - Weekend Afternoon
DJI_0952 DJI_0953
Lot 18 & 19 - Weekend Evening
DJI_0672
DJI_0674
DJI_0673
DJI_0675
Lot 20 - Weekdays Afternoon
TCC POMONA HOUSING + PARKING STUDY - DRAFT
City of Pomona | 09.18.2023 369
DJI_0058
DJI_0060
DJI_0059
Lot 20 - Weekdays Evening
DJI_0887 DJI_0888
Lot 20 - Weekend Afternoon
DJI_0960
DJI_0962
DJI_0961
Lot 20 - Weekend Evening
TCC POMONA HOUSING + PARKING STUDY - DRAFT
City of Pomona | 09.18.2023 371
DJI_0653
DJI_0655
DJI_0654
DJI_0656
Lot 21 - Weekdays Afternoon
DJI_0045
DJI_0047
DJI_0046
Lot 21 - Weekdays Evening
TCC POMONA HOUSING + PARKING STUDY - DRAFT
City of Pomona | 09.18.2023 373
DJI_0873
DJI_0875
DJI_0874
Lot 21 - Weekend Afternoon
DJI_0950 DJI_0951
Lot 21 - Weekend Evening
DJI_0676
DJI_0678
DJI_0680
DJI_0677
DJI_0679
DJI_0681
Lot 22 & 23 - Weekdays Afternoon
TCC POMONA HOUSING + PARKING STUDY - DRAFT
City of Pomona | 09.18.2023 375
DJI_0682
Lot 22 & 23 - Weekdays Afternoon
DJI_0067
Lot 22 & 23 - Weekdays Evening
DJI_0061
DJI_0063
DJI_0065
DJI_0062
DJI_0064
DJI_0066
Lot 22 & 23 - Weekdays Evening
TCC POMONA HOUSING + PARKING STUDY - DRAFT
City of Pomona | 09.18.2023 377
DJI_0889
DJI_0891
DJI_0893
DJI_0890
DJI_0892
DJI_0894
Lot 22 & 23 - Weekend Afternoon
DJI_0969
DJI_0973
DJI_0972
Lot 22 & 23 - Weekend Evening
TCC POMONA HOUSING + PARKING STUDY - DRAFT
City of Pomona | 09.18.2023 379
DJI_0644
DJI_0646
DJI_0648
DJI_0645
DJI_0647
DJI_0649
Lot 24 - Weekdays Afternoon
DJI_0650
DJI_0652
DJI_0651
Lot 24 - Weekdays Afternoon
TCC POMONA HOUSING + PARKING STUDY - DRAFT
City of Pomona | 09.18.2023 381
DJI_0035
DJI_0037
DJI_0039
DJI_0036
DJI_0038
DJI_0040
Lot 23 - Weekdays Evening
DJI_0041
DJI_0043
DJI_0042
Lot 23 - Weekdays Evening
TCC POMONA HOUSING + PARKING STUDY - DRAFT
City of Pomona | 09.18.2023 383
DJI_0857
DJI_0859
DJI_0861
DJI_0858
DJI_0860
DJI_0862
Lot 24 - Weekend Afternoon
DJI_0863 DJI_0864
Lot 24 - Weekend Afternoon
DJI_0949
Lot 24 - Weekend Evening
TCC POMONA HOUSING + PARKING STUDY - DRAFT
City of Pomona | 09.18.2023 385
DJI_0943
DJI_0945
DJI_0947
DJI_0944
DJI_0946
DJI_0948
Lot 24 - Weekend Evening
DJI_0683
DJI_0685
DJI_0687
DJI_0684
DJI_0686
DJI_0688
Lot 25 & 26 - Weekdays Afternoon
TCC POMONA HOUSING + PARKING STUDY - DRAFT
City of Pomona | 09.18.2023 387
DJI_0689
DJI_0691
DJI_0690
DJI_0692
Lot 25 & 26 - Weekdays Afternoon
DJI_0068
DJI_0070
DJI_0072
DJI_0069
DJI_0071
DJI_0073
Lot 25 & 26 - Weekdays Evening
TCC POMONA HOUSING + PARKING STUDY - DRAFT
City of Pomona | 09.18.2023 389
DJI_0963
DJI_0965
DJI_0971
DJI_0964
DJI_0970
Lot 25 & 26 - Weekend Evening
DJI_0895
DJI_0897
DJI_0899
DJI_0896
DJI_0898
Lot 25 & 26 - Weekend Afternoon
TCC POMONA HOUSING + PARKING STUDY - DRAFT
City of Pomona | 09.18.2023 391
Western University Master Plan (2017)
TCC POMONA HOUSING + PARKING STUDY - DRAFT
In 2017, Western University completed their
own Master Plan effort...

TCC POMONA HOUSING + PARKING STUDY - DRAFT City of Pomona | 09.18.2023 393

City Council / Housing AuthoritySeptember 18, 2023

City Council / Housing Authority
September 18, 2023