San Marino City Council
February 9, 2022

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review averages approximately three to four weeks. Table 24 illustrates the approximate local processing times for developments in San Marino.

Table 24: Local Development Processing Time
Item Approximate Length of Time from Submittal
to Public Hearing
Conditional Use Permit 45-90 days
Design Review 30-90 days
Tentative Tract Map/Parcel Map/Subdivision 45-90 days
Variance 45-90 days
Zoning Amendments or Zone Change 45-90 days
General Plan Amendment 45-90 days
Environmental Initial Study 60 days
Source: City of San Marino, 2021
Table 24 identifies the approximate time from submittal to the initial public hearing. Since projects may require more than one hearing before the Planning Commission or DRC, it is also important to consider the length of time between submittal and approval or denial. For 2021, City staff reviewed the total amount of time it took for a project to go from the initial submittal by the applicant to an approval or denial from the DRC or Planning Commission. Staff found that the average time to process a variance application was 56 days, the average time to process a CUP application was 61 days, and the average time to process a DRC application was 68 days.

These time frames include the time that the applicant spends correcting or changing plans at the direction of staff or the approving body, as well as multiple hearings, if necessary.

Once projects have completed the public hearing process, or once staff determines the project does not require a hearing, the applicant may submit for building plan check. The City of San Marino contracts with an outside plan checker for this service. Once the plans are structurally approved, they are reviewed by both the Planning and Fire Departments. Informal conversations with some architects indicate that the City processes plans within a reasonable time frame; however, other architects and some public input has indicated that the time to get a new home approved is extensive even if the design guidelines are followed. Establishing a set of objective design and development standards will be important to overcome this delay and to allow ministerial processing of residential permits where required by law.

Historic Preservation
The City of San Marino is dedicated to preserving its Historical Resources. The City administers its own designation program for historic landmarks within the City. These resources are governed at the local level by Chapter 23.18 of the San Marino Municipal Code. While designated historic properties have additional requirements for development or redevelopment, these do not pose as a significant constraint because there are only eleven designated historic properties identified within the City. However, in the 2020 Citywide Historic Resources Survey Report, field surveyors

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identified a total of 286 resources that appear eligible for listing as a City of San Marino Historic Landmark.

Environmental and Infrastructure Constraints
Environmental Constraints
Environmental hazards affecting housing units include geologic and seismic conditions that provide the greatest threat to the built environment. The City has identified areas where land development should be carefully controlled. The following hazards may impact future development of residential units in the City:
 Seismic Hazards: The City regulates the construction of new habitable structures within the identified hazard areas, shown in Figure 13, through the requirement of setbacks and construction standards in accordance with State law. Design and construction requirements related to seismic hazards are based on hazard mapping and Seismic Design Categories. The San Marino Municipal Code provides requirements and regulations for different Seismic Design Categories. These building requirements are likely to increase costs of housing development but are necessary to mitigate risks and minimize loss of life and property associated with these hazards.
(Source: CGS Earthquake Zones of Required Investigation Map) Figure 13: Fault, Liquefaction and Landslide Zones Map

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 Flooding: The City is at minimal risk for flooding; however, three specific flood areas have been identified which are susceptible to localized flooding in an intense storm period.

No major water courses traverse the City. There is no threat of water damage from either a seiche or a tsunami condition.
 Dust and High Wind Hazards: This condition results in property damage from high winds, wind tunneling and channeling effects of buildings, soil erosion, and unpleasant living conditions. San Marino has experienced isolated high wind events in the past, prompting the City and homeowners to consider high wind hazards. For example, properly maintained trees are an important factor in reducing property damage during wind events.  Toxic and Hazardous Wastes: In San Marino, air pollution is the main area of concern relative to toxic substances. Major point sources of air pollution come from the variety of industrial uses throughout the region. The primary source, however, is automobile traffic.  Fire Hazards: There are no fire hazard severity zones within San Marino as identified by CAL FIRE. However, the City has established its own locally designated Very High Fire Hazard Severity Zone (VHFHSZ) with more stringent fire-safe building requirements.

These requirements affect the Estate Residential zone in the northwest area of the city, which has increased fire risk due to its hilly topography, vegetation, and the presence of wood shake shingle roofs. The City has adopted the 2019 California Fire Code, which addresses requirements for fire sprinklers and fire alarms in residential buildings as well as brush clearance for homes in the locally designated VHFHSZ. These building requirements are likely to increase costs of housing development but are necessary to mitigate risks and minimize loss of life and property associated with these hazards.

Furthermore, these hazards should be considered when making changes to residential density in the city, to avoid placing more homes at increased risk due to fire hazards.

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Figure 14: Wildfire Susceptibility Map
Source: USDA Wildfire Risk to Communities
Figure 15: CAL FIRE Fire Hazard Severity Zone Map
Source: CAL FIRE

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Figure 16: City of San Marino Enhanced Fire Inspection Zone Map Source: City of San Marino Local Hazard Mitigation Plan, 2019

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 Noise: Residential uses are considered a noise-sensitive use rather than a noisegenerating use and are the most sensitive to loud noise. The principal noise sources in San Marino generate from local traffic, and noise measurement taken in 2021 indicate that traffic noise levels have not increased over the last ten years. Noise is not considered a significant problem in the City. Title 24 of the California Code of Regulations establishes an interior noise standard of 45 dB(A) as suitable for residential spaces; this can typically be achieved through standard construction methods.

Infrastructure Constraints
San Marino is a fully developed city and therefore, there are very few on or off-site improvements that are required as part of the development of housing. Most housing construction involves the demolition of an existing housing unit and the construction of a replacement unit, meaning almost all infrastructure is already in place. As part of the building permit process, the City will occasionally require the provision of on-site and off-site improvements necessitated by the development, such as improvements to curbs and gutters, alleys, streets, sidewalks, streetlights, and utility undergrounding. The cost of such improvements may increase the cost of development, which would ultimately be passed through to future tenants or owners. While these costs may not render a project infeasible, they contribute to the range of factors that affect the affordability of a project.
 Energy: Compliance with Title 24 of the California Administrative Code on the use of energy efficient appliances and insulation has reduced energy demand stemming from new residential development. Title 24, Part 6, California Energy Efficiency Standards, is a set of requirements for energy conservation, green design, construction maintenance, safety, and accessibility. Title 24 was published by the California Building Standards Code and applies to all buildings in California, not just state-owned buildings and requires all residential construction to meet minimum energy conservation standards through either a prescriptive or performance-based approach. The former approach requires each individual component of a building to meet an identified minimum energy requirement.

The performance approach, on the other hand, allows developers to choose a range of measures which, in total, meet specified energy conservation targets. Title 24 regulations and requirements are enforced when an applicant pulls a building permit for a proposed project and have plans reviewed or a building inspected.

In addition to Title 24, all residential projects are required to meet state building codes, which also include energy conservation standards. The California Building Standards Commission adopted the California Building Codes based on model codes produced by various professional organizations.

Promoting energy conservation has become a consistent theme in regulations, green building practices, and general business operations. For San Marino, opportunities flourish to promote energy-efficient practices in the siting, design, construction, and renovation of housing stock. These practices not only respond to regulatory requirements, but also can generate significant community, environmental, and economic benefits and do not constitute constraints on housing development.

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 Water: The California America Water Company provides water services for the City of San Marino. Adequate water is available to serve existing and projected residences through 2021 and do not pose a constraint to development. See Section 3.4 for additional discussion regarding infrastructure available to support residential development.

4.5 FAIR HOUSING DISCUSSION
All Housing Elements due on or after January 1, 2021, must contain an Assessment of Fair Housing including an analysis of impediments to fair housing choice, or AI. In Los Angeles County, the AI is prepared by the Los Angeles County Development Authority (LACDA). The City of San Marino is a participating city and is thus included in this AI. The 2018 AI identifies impediments and factors related to segregation, racially or ethnically concentrated areas of poverty, disparities in access to opportunities; disproportionate housing needs, and discrimination or civil right violations in housing. The AI found high-priority impediments and contributing factors in many areas across Los Angeles County; those that are or may be most applicable to San Marino include the following:
 Barriers to mobility;
 Lack of affordable housing in a range of sizes;
 Lack of sufficient accessible housing in a range of sizes;  Land use and planning decisions that restrict affordable housing in general;  Discrimination in private rental and home sales markets;  Limited independence for the elderly; and
 Lack of opportunity for all residents to obtain housing in high resource areas.

These possible impediments and contributing factors have been considered in the establishment of new Policies and Programs in Section 2.

Racial and Ethnic Groups in San Marino
San Marino is racially integrated and becoming more so. As Table 25shows, its White population is decreasing while the Asian population is increasing. The Black population also increased slightly over the last ten years, while the Hispanic or Latino population and those who identify as two or more races remained stable. This racial and ethnic composition is unusual for communities within Los Angeles County, where the population overall is about 49% Hispanic or Latino, 26% White, about 8% Black and about 15% Asian.

As reflected in Figure 17, there are no concentrated areas or racial or ethnic segregation in San Marino. Median incomes are also high and well dispersed throughout the City, as shown in Figure

18.

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Table 25: Change in Racial and Ethnic Composition (2010 - 2019) Racial/Ethnic Group 2010 2019
White 41.3% 31.5%
Black 0.4% 1.9%
Asian 53.5% 60.5%
Native Hawaiian or Pacific Islander 0.02% 0.20%
American Indian and Alaska Native 0.04% 0.00%
Hispanic or Latino 6.3% 6.3%
Two or More Races 3.1% 3.1%
Totals exceed 100% because all races can include Hispanic or Latino origin.

Source: 2010 Census; 2019 U.S. Census Bureau Quick Facts Figure 17: Racial Dot Map for San Marino
Source: Racial Dot Map, University of Virginia – Weldon Cooper Center

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Figure 18: Average Annual Household Income, by Census Block 2000 - 2020 Source: City-Data.com, 5 March 2021
San Marino lacks areas of ethnic or economic concentration. Median incomes are high and fairly stable throughout the city, as is the racial mix of its citizens. The City of San Marino does not contain any areas of racial or ethnically areas of poverty (R/CAPs); in fact, the entire city is an Area of Opportunity. This designation is based on the consideration of factors affecting quality of life and health outcomes including educational enrollment and attainment, employment rates, lack of overcrowding in housing or overpayment for housing costs, transportation costs, and environmental health. The Opportunity Area Index map is provided as Figure 19; the City of San Marino is shown in dark blue, which denotes the areas of highest opportunity.

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Figure 19: Opportunity Areas Index
Brief History of Exclusive Single-Family Zoning in San Marino San Marino is an almost exclusively residential community, with its built environment dominated by detached single-family houses in a range of scales, constructed primarily between the 1920s and the 1960s. As of 2021, there were no areas zoned for multi-family residences, or for industry/manufacturing. Small areas on Huntington Drive and Mission Street are zoned for commercial use, and the City has recently approved a mixed-use project on a C-1 zoned property.

San Marino’s rich and varied past that spans multiple eras of California history and is associated with cultural and social themes that were definitive in the history of Los Angeles County and Southern California. Since its 1913 incorporation, “the City envisioned itself as a residential enclave for people of means, with zoning that ensured minimal commercial development and no industry or multi-family residences” (Source: San Marino Historic Resources Survey Report, October 2020). This exclusive designation has played out in the City’s zoning since its establishment.

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In its earliest days of development, zoning in San Marino was so strict that most commercial uses and even churches were restricted. To ensure that property valuation would remain high, developers established expensive minimum home building costs, and racially restrictive covenants were incorporated into home deed sales – a practice that was common throughout Southern California and much of the country in the 1920s. These practices, coupled with the formation of the national Home Owner’s Loan Corporation (HOLC) in 1933 and passage of the National Housing Act (NHA), established systemic redlining practices throughout the Los Angeles region, including in San Marino, leading to the physical development pattern and single-family feel that is still experienced throughout the City today.

Throughout the City’s development, it has prided itself on its exclusively single-family, affluent neighborhoods, with well-kept yards and beautiful parks. Apartments and duplexes had never been allowed. As recently as 2003, the City’s General Plan included goals to protect its singlefamily neighborhoods and to discourage the division of lots. While the 2003 General Plan promoted a well-integrated community, it did not promote or allow the variety of housing types to enable that integration. A 2006 City handout for new San Marino residents notes:
“The principles upon which the first City Council established San Marino in 1913 have been followed through the ensuing ninety-three years. The founders of this city wished it to be uniquely residential - single-family homes on large lots surrounded by beautiful gardens, with wide streets and well-maintained parkways. There were to be no manufacturing districts, heavy business areas or any apartment houses or duplexes. To maintain these standards, the City Council has continued to pass and enforce strict zoning regulations.” These strict zoning standards may have been unintentionally discriminatory. A land use practice has a discriminatory effect if:
 It actually or predictably results in a disparate impact on a group of individuals, or  It creates, increases, reinforces, or perpetuates segregated housing patterns, based on membership in a protected class.

By definition, single-family zoning is exclusionary when it occurs to the exclusion of other types of residential use. Whether intended or not, San Marino’s past prohibition of anything but singlefamily homes has had the effect of excluding persons who do not have incomes high enough to live in the City. Because poverty occurs most often with person of color, these practices have resulted in the exclusion of protected classes even though they were never intended to. AB 686 requires that the City adopt programs to overcome and reverse this pattern of exclusion, and to identify housing sites through the Affirmatively Furthering Fair Housing lens.

Reversing Exclusionary Zoning Practices
The approach taken within this Housing Element update to address past exclusionary zoning practices and to affirmatively further fair housing are two-fold: First, programs are included that change the zoning to allow for all types of housing, including the multi-family apartments and duplexes that have previously been banned in the city; and secondly, the location of potential housing sites to meet the City’s lower-income RHNA is considered through an equity lens, not only by choosing locations in areas throughout the City but also by including to promote the

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development of duplexes. ADUs, and affordable JADUs in all of the City’s exclusive residential neighborhoods. Section 2 includes the policies and programs to reverse exclusionary zoning and to affirmatively further fair housing; Section 3 contains the sites location information and maps.

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APPENDIX A: SCAG LOCAL HOUSING DATA

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APPENDIX B: COMMUNITY ENGAGEMENT
Government Code §65583 (c)(7) requires local government to “Include a diligent effort by the local government to achieve public participation of all economic segments of the community in the development of the housing element, and the program shall describe this effort”. The federal Affirmatively Further Fair Housing Final Rule also requires community participation in the City's Assessment of Fair Housing (AFH). Community engagement efforts undertaken for the 2021 Housing Element are listed in Section 1.

One part of the community outreach and engagement plan included the distribution of community opinion surveys about housing needs and opportunities in San Marino. These surveys were designed to that they could be accessed and completed via cell phone in order to ensure equal access to households without internet connections. The surveys were conducted in the City’s three dominant languages (Chinese, English and Spanish) to ensure that all residents had an opportunity to participate in the language that they felt most comfortable with. Multiple digital and social media platforms were used to facilitate the public input. The results of the community opinion surveys (all languages compiled) are presented here.

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STRATEGIC PLAN CRITICAL SUCCESS FACTORS
• Engaged and Connected Residents
• Efficient, Responsive, and Effective City Services
• Safe Community
• Attractive, Complementary Business District
• Inviting and Relevant City Facilities

BACKGROUND
The preparation of the Housing Element is required by California law, Chapter 10.6 and 10.7 of the Government Code. The City has contracted with 4LEAF, Inc. to prepare the required update to its 2013 Housing Element to cover the period between 2021 – 2029. The update of the Housing Element provides the opportunity for the City to review and supplement their existing housing policies and implementation measures to facilitate housing production and demonstrate how the City will accommodate its assigned housing need spread across different income levels.

The Housing Element is one of the eight mandated elements of the City’s General Plan. It is the only element of the General Plan required by the State to be updated on a set schedule, and to be reviewed by the state Department of Housing and Community Development (HCD) prior to adoption. The Housing Element is legally required to establish policies and programs that support the provision of an adequate housing supply for citizens of all income levels, as well as to provide an inventory of adequate sites with appropriate zoning to provide for the City’s share of the regional housing need. The intent of state law is to ensure that all jurisdictions in the state provide adequate housing to all members of the community, including future community members. While TO: Mayor and City Council
FROM: Marcella Marlowe, Ph.D., City Manager
BY: Aldo Cervantes, Community Development Director
Jane Riley, AICP – Consultant
DATE: April 16, 2021
SUBJECT: HOUSING ELEMENT WORKSHOP
Ken Ude, Mayor
Susan Jakubowski, Vice Mayor
Steven W. Huang, DDS, Council Member
Gretchen Shepherd Romey, Council Member
Steve Talt, Council Member

the State reviews the Housing Element to ensure compliance with housing law, each jurisdiction must identify its specific housing needs to successfully address them.

As the City Council is aware, San Marino received a Regional Housing Need Allocation (RHNA) from the Southern California Association of Governments (SCAG) of 397 units, including 240 units affordable to lower-income households. San Marino has almost no vacant land and no sites large enough to facilitate the development of significant numbers of housing units under current General Plan and Zoning regulations. The adoption of new policies and programs to modify existing zoning will be necessary for the City to achieve an HCD-certified Housing Element.

Certification is important because it provides the presumption of validity in the case of a legal challenge and ensures that the City will maintain local control of its land use, zoning, and project approvals. The deadline to adopt updated Housing Elements for the SCAG region is October 15, 2021.

In addition to identifying adequate sites to meet the city’s fair share of regional housing needs at all income levels, the housing element must also identify and analyze the projected housing needs of all economic segments of the community. The housing element consists of 6 main components:
• A summary and analysis of the population, demographic and housing characteristics that contribute to the present and future housing need in San Marino; • A description of the constraints on the development of housing in San Marino; • An evaluation of the existing housing element and the City’s progress in implementing its policies and programs;
• An inventory of sites to accommodate San Marino's identified housing needs, including its regional fair share;
• A statement of quantified objectives that estimates the number of housing units by income level to be provided for in the City of San Marino by 2029; and • A section containing the goals, policies, quantified objectives and scheduled programs to preserve, improve and develop housing in San Marino. It is this Section that will be formed by the attached Draft Housing Strategy for San Marino.

The Draft Housing Strategy (Attachment 1) sets forth the broad housing goals of the City and forms a “roadmap” of housing policy direction into the future. The Draft Housing Strategy, together with the comments resulting from its review, will be used to update the goals, policies, and programs section for the 2021 Housing Element. The Strategy incorporates the required new housing-related data, identified housing needs, and public input received to date within the framework of the existing housing element. Possible changes and updates to existing policies and

programs are suggested to respond to changing housing needs, community input, and new statutory requirements. The Housing Strategy is a working draft, and as such is a fluid document.

The Draft Housing Strategy for the 2021 Housing Element Update carries forward the three broad housing goals of the existing Housing Element. The Discussion section below outlines issues and policy choices under each goal and public/Planning Commission feedback. To facilitate review, the attached Draft Housing Strategy incorporates a range of recommended policies and programs; those which are new or substantively changed are denoted with a checkbox ☑. The City Council may add to, remove, or modify the new policies and programs as a part of their review. New Policies and Programs that are required by state law and do not have policy options are denoted with an (R); these include Policy 1.5 (Maintain adequate sites inventory through 2029); Policy 1.9 (Affirmatively furthering fair housing); Program 1.5 (Objective design standards); Program 1.9 (Density bonus ordinance update); and Program 1.11 (Rezoning of sites to meet RHNA within 3 years).

In addition to the new, greatly increased RHNA numbers assigned to San Marino, several new state laws have been adopted since the last housing element update that will make this update cycle more complicated than in the past. A brief outline of the applicable new laws is provided below. The Planning Commission’s Staff Report, which contains additional information related to the new laws and obligations of the City for this update cycle, is provided as Attachment 2.

AB 686 (2018), also known as the “Affirmatively Furthering Fair Housing” (AFFH) law, requires specific analysis around patterns of racial, ethnic, or economic concentration within the city, as well as an examination of past and current zoning, land use, funding, and other practices. Because San Marino’s exclusive single-family zoning is known as an exclusionary land use practice, programs must be included in the Housing Element to overcome this practice and to ensure that opportunities for housing choice in all parts of the City are available to all races, ethnic groups, income levels, and protected classes of people.

AB 72 (2017) granted the state Housing and Community Development Department (HCD) authority to review any action or failure to act by a local government that it determines is inconsistent with an adopted Housing Element or Housing Element law, including failure to implement programs. HCD may revoke compliance status, leaving the housing element vulnerable to litigation under which a court may take over the City’s land use authority. HCD may also now refer violations to the state Attorney General’s office for enforcement.

AB 1397 (2017) requires that cities zone appropriately for their share of the regional housing need, and zoning for all types of housing – including multi-family housing - is required. The new law requires strong justification when non-vacant sites are zoned to meet the housing need, especially for lower-income housing.

SB 166 (2017), the new “No Net Loss” law, requires that a city replace any site that was zoned for low-income housing and identified as available for low-income housing in the city’s site inventory if the site is developed with anything but low-income housing. The intent is to ensure that jurisdictions have adequate sites with appropriate zoning to accommodate their share of the regional housing need throughout the Housing Element period. A city that fails to replace the sites within 6 months can be referred to the Attorney General. For this reason, the city should designate enough sites to meet 130% of its RHNA shortfall.

SB 35 (2017) requires that jurisdictions that are not meeting their RHNA obligations have a “streamlined ministerial approval process” for housing and mixed-use developments of two or more units when 10% or 50% of project units are provided as affordable and deed restricted. “Streamlined ministerial approval process” means that officials cannot exercise discretion over a qualifying project, but can only compare it against adopted, objective design and development standards. It will be important for San Marino to adopt such standards for all multi-family and mixed-use projects as soon as possible. Without broadly applicable objective standards, the City could be forced to approve a qualifying project on the basis of the limited objective standards in place now and without regard for whether the decision-makers find that the project conforms (or does not conform) to subjective standards.

DISCUSSION
Goal 1: Provide a range of housing opportunities for all income levels.

Policies under this goal include those that promote and encourage a range of housing opportunities and affordability levels. Changes in the law that necessitate new policies and programs are AB 686, the AFFH law; the AB1397 requirements for zoning for all housing types, including multi-family; the SB 166 “No Net Loss” law; and the SB 35 streamlined ministerial approvals for developments that include an affordable component, including mixed-use development. New policies and programs are also recommended to respond to the City’s housing needs as revealed by its demographic data, especially its growing senior population and its lack of housing options for younger families who cannot afford to live here. Finally, suggested new programs incorporate the community input received to date.

Missing middle housing/duplexes & triplexes (New Policy 1.2, New Program 1.8) “Missing middle” refers to a housing type that is in between single-family homes and higherdensity apartment buildings. It can consist of duplexes, triplexes, 4-plexes and cottage court

developments, and provides a more affordable housing option for both renters and, if subdivided, for first-time homebuyers.

Policy Options:

1. Allow missing middle housing in existing neighborhoods, including duplexes, triplexes, fourplexes, townhomes and cottage court apartments, subject to adopted design and development standards. Missing middle housing would provide both rental and ownership housing choices for low- to middle-income households making 80% to 150% of the Los Angeles County median income, including first-time homebuyers.

2. Allow the interior conversion of existing single-family homes to provide housing for up to 3 small households. Do not allow interior conversions that exceed what the state requires to be allowed (the addition of one attached ADU + one JADU).

3. Allow the interior conversion of single-family homes into not more than 3 units (triplex) in specified neighborhoods that have not been identified as historical by the San Marino Citywide Historical Resources Survey. Adopt standards for these conversions that are more lenient than the ADU + JADU limits in state law, but subject to design standards to ensure that the form and appearance of a single-family residence is maintained from the street.

Discussion. Census data collected as part of this housing element update indicates that the City is losing its young adult population; this is very likely because they cannot afford to live here.

There are limited rental opportunities and no first-time ownership opportunities in San Marino.

The provision of housing opportunities that are affordable to both seniors and to young families are San Marino’s two greatest housing needs identified by census data and by the community.

Planning Commission input included exploration of an option to designate streets near the commercial areas for duplexes, which would address both the missing middle and increase the nearby population base to bring more life back to the commercial areas.

Recommendation: Option 3; consider Option 1. Option 3 would allow interior conversion of single-family homes in specified neighborhoods, subject to standards that allow variation from the state’s limits for ADUs and JADUs. In addition to this policy and program, the housing element could also include a program to consider Option 1 after full public review and CEQA analysis.

Use commercial areas for housing (Revised Policy & Program 1.6; new Program 1.7) Results from the community opinion survey indicate that residents feel very strongly about protecting their beautiful residential neighborhoods and architectural character. The City’s General Plan and strategic priorities echo this community value. State law, on the other hand,

requires that the City zone for all types of residential development, including multi-family developments. If the physical form and character of San Marino’s residential neighborhoods are to be preserved, then the zoning for higher-density housing will largely need to be accommodated in the commercial areas. Some options for doing so are provided below; the City must choose some of the options below and rezone sufficient sites to meet its RHNA within the first 3 years (by 2024) and housing element certification would be conditioned on the rezoning.

Policy Options:

1. Select specific sites that would be suitable for housing and available to be developed and occupied within the 8-year housing element period. Rezone the selected sites from commercial to residential, at the City’s default density of 20 units per acre, to allow by-right multifamily residential development subject to adopted, objective design standards.

2. Modify the C-1 Zoning Code provisions to decrease the minimum parcel size of 5,000 square feet per residential unit and adopt design and development standards for mixed-use projects that allow a residential density of at least 20 units per acre. Provide that projects which provide at least 20% of residential units as affordable will be allowed “by right,” subject to the design and development standards.

3. Adopt a “workforce housing overlay” zone into the Zoning Code with adoption of the Housing Element. Designate general C-1 areas, schools, churches, or other properties where rezoning to add the overlay will be considered within the next 3 years. The overlay zone would continue to allow all uses allowed by the underlying zoning district and would add another option of housing affordable to the local workforce. If needed to address RHNA shortfall, this option would provide that multi-family developments that include affordable units be allowed by-right at a density of 20 units per acre, subject to adopted, objective design standards.

Discussion. Each of the Policy options could allow the City to rezone sufficient sites to meet its RHNA; however, HCD will very likely require at least Option 1 and either Option 2 or Option 3 (or both). Options 1 and 3 have the advantage of giving the City Council control over where the zoning for higher-density development would go. Option 3 is a permissive, market-based approach that allows the underlying commercial uses, or housing affordable to the City’s workforce (low- through middle-income rental or ownership housing). If the City’s RHNA shortfall cannot be met through the other zoning code changes and parcel rezonings, then the overlay would provide that multi-family rental housing developments that include affordable units be allowed by-right at a density of 20 units per acre, subject only to adopted, objective design and development standards. This option provides maximum flexibility for the property owner to respond to the market and business needs and could be applied to parcels to address a variety

of housing needs. Because of the new No Net Loss laws, the City would need to apply the overlay to excess sites to maintain the required inventory. Option 2 is the easiest (and least expensive) option to implement; however, because the City cannot demonstrate by past practice that it can successfully develop mixed-use projects at high enough densities to provide affordable units (20 units per acre), it is very unlikely that HCD will accept this option alone.

Recommendation: Option 1 for at least one or two sites, and Option 3 to allow maximum flexibility for future housing and business needs. If Option 2 is not selected, the City should still proceed with the adoption of development standards for mixed-use projects. Feedback for all of the options would be appreciated in the event that HCD requires more rezoning.

Accessory Dwelling Units (ADUs) - (Revised Programs 1.2 and 1.4) As the City Council is aware, the state has recently stepped in and mandated that ADUs and JADUs be allowed in all residential zones as ministerial uses, with no subjective review allowed on the part of the City. These units provide a great deal of flexibility for property owners who may use them for different things during different stages of life (but not for transient rental/AirBnB use). They provide a relatively easy way to increase the City’s housing stock with units that are more affordable because of their smaller size, and they utilize existing infrastructure. Pursuant to state law, they are not counted toward allowed density and minimum lot sizes are not allowed.

Policy Options:

1. Encourage and promote ADUs; rely on their development to meet as much of the City’s RHNA as possible, and to help meet the AFFH requirements. Adopt additional programs to promote their construction.

2. Rely less on Accessory Dwelling Units to meet the City’s housing needs, assuming only as many as have been built in the past. Do not adopt additional programs to promote ADU construction; instead, put greater emphasis on allowing mixed-use development at higher densities in commercial areas and “missing middle” housing types in residential areas.

3. Do not rely on Accessory Dwelling Units to meet part of the City’s housing needs and RHNA.

Instead, aggressively pursue the rezoning of enough key sites at the City’s default density (20 units per acre) to meet 130% of the City’s RHNA for low- and moderate-income units.

Discussion. In community input collected during this update, many residents responded that carriage houses/ADUs were the best fit for San Marino to meet its housing needs. As well, demographic data reflecting San Marino’s large and growing senior population and this age group’s desire for independent living near family can be partially addressed through a strong ADU

program. Income data indicates that a significant portion of San Marino’s seniors are living on very limited incomes but own their homes; building an ADU to move into themselves, or to rent out to others, can supplement their income while allowing them to remain in San Marino. Finally, strong programs that encourage ADUs in all neighborhoods can help to address AFFH needs because it would provide less expensive housing options within all of San Marino’s neighborhoods, including the most expensive.

While ADUs may seem the ideal answer to San Marino’s housing needs, they cannot be the entire answer. AB 1397 still requires that the City zone for all types of housing, including multi-family housing. As well, the City may only “count” as many Accessory Dwelling Units (ADUs) toward its RHNA as it can reasonably demonstrate will be built in the next 8 years. Because the City has only recently adopted a revised ADU ordinance that removes minimum parcel sizes and other constraints, it does not yet have a history of ADU development to demonstrate that high numbers can be achieved. However, development of ADUs is up sharply since the new ordinance went into effect; 14 ADUs were issued building permits during 2020, which is an exponential increase over the average built during the previous five years. The City could assume that this same level will be constructed over the next 8 years without the adoption of a strong ADU promotional program, or it could adopt aggressive new programs to promote and encourage ADU construction and assume somewhat higher numbers.

Recommendation: Option 1, encourage and promote ADUs to meet as much RHNA as possible.

Because of the multiple community housing needs and statutory requirements that ADUs meet, staff recommends that the City maximize their use in meeting its RHNA objectives and adopt new programs to aggressively promote and encourage their construction. SCAG has provided a default assumption, pre-approved by HCD, of the presumed affordability levels for ADUs constructed in this sub-region. Those assumed affordability levels would be utilized in demonstrating that ADUs will provide a portion of the adequate sites needed to meet the City’s RHNA (15% ELI, 9% VLI, 45% LI, 2% Moderate, and 30% Market-rate).

Junior Accessory Dwelling Units (Revised Program 1.2)
JADUs are now required to be allowed within residential zones. JADUs are basically small, independent living units that are created out of an existing bedroom in a single-family residence and are limited to 500 square feet of area. Either the JADU or the larger home must be occupied by the property owner. JADUs can be an ideal solution for multi-generational households, special housing needs, and young adults.

Policy Options:

1. Promote and incentivize the construction of JADUs. Consider adopting a forgivable loan program that assists lower-income homeowners in constructing these units in exchange for deed restrictions: if the owner ceases to provide the unit at an affordable cost, the loan becomes due and payable.

2. Do not promote and encourage the construction of JADUs; only allow them as required by law.

Discussion. The City has limited experience with Junior Accessory Dwelling Units, or JADUs, because they have only recently become allowed. Given San Marino’s demographics and shortage of units affordable to young adults just starting out, JADUs have excellent potential to help the City meet its demonstrated housing needs. Because they are carved out of existing space and do not involve new construction, they can be accommodated in existing neighborhoods without impacting architectural and historic character, two qualities that the San Marino community feels strongly about. They are the least expensive way to produce additional housing units (as low as $20,000 per unit) and can affirmatively further fair housing because they open up high-income neighborhoods to a very low-income source of housing. A local forgivable loan program to assist lower-income homeowners in constructing these small units in exchange for deed restrictions would meet multiple housing needs, including assisting lower-income senior homeowners and providing affordable units for very-low and extremely low-income households within San Marino’s existing single-family neighborhoods. While a permanent source of funding for this program would need to be identified, the City could establish a pilot with limited funding while additional sources are explored.

Recommendation: Option 1, Promote and incentivize JADUs; consider loan program.

Mortgage Credit Certificate Program (New Policy 1.8, new Program 1.12) The Mortgage Credit Certificate (MCC) Program provides a substantial tax credit to first-time homebuyers, allowing them to qualify for and afford a larger mortgage payment. The Los Angeles County Community Development Commission (LACDC) administers the program, but it is applied for through local approved lenders.

Policy Options:

1. Promote the MCC Program and encourage local lenders to become approved to participate.

2. Continue to participate in the program, but do not promote it or encourage local lenders to become approved to participate.

Recommendation: Option 1. The City has a significant need for housing for first-time homebuyers and should undertake to promote available programs to their residents.

Goal 2: Maintain the existing housing stock.

Housing Element law contains an edict not just to build new housing, but also to preserve existing housing and avoid displacement of residents. Because much of San Marino’s housing stock was constructed between 1930 and 1960, homes are aging and the need to maintain the existing housing stock will only increase. Community input received during the update process also indicated this to be one of San Marino’s biggest housing needs for the next eight years.

Loss of Housing to Non-Residential Uses (New Policy 2.4; new Program 2.8) Input received from the community and the Planning Commission provided anecdotal evidence of an increasing loss of housing stock to non-residential uses. Several community members referenced a large number of homes that are being held for investment purposes only and are never lived in. The Planning Commission also discussed several instances where reasonably-priced homes in San Marino were purchased for cash by “flippers” who then put the homes back on the market at greatly inflated prices, where they sit empty for many months. Census data bears out this phenomenon: San Marino has a very high rate (67%, more than twice the county average) of vacant homes being held for “other” purposes, defined as personal reasons of the owner.

Policy Options:

1. Adopt a policy to explore this apparent loss of San Marino’s housing stock to non-residential uses and consider programs that will discourage such losses.

2. Explore the use of a land trust model to purchase and rehabilitate less-expensive homes, then make them available to first-time homebuyers in a program where the purchase price covers the home only and the lot is held in a long-term housing land trust and leased back to the owner at a very inexpensive rate.

3. Consider adoption of a “vacancy tax” on vacant homes that are being held for investment purposes and are not being used to house people. Use the proceeds from this tax to support programs that assist the City in meeting its identified housing needs, such as the JADU forgivable loan program or the housing land trust program.

Discussion. Homes that are not being used to house people are not a part of the City’s housing stock and may be treated differently than actual housing. A Housing Land Trust program could start small and be expanded as funding allows. Imposing a tax on vacant properties held for investment purposes and using the proceeds to help the city meet its need for more affordable units would require a 2/3 vote as a special tax, but may be worth considering as it would either bring homes back into the housing stock or provide a source of funding for housing programs. A new UCLA Law Report entitled “The Vacancy Report: How Los Angeles Leaves Homes Empty and People Unhoused” examines this phenomenon of “speculative vacancy” in Los Angeles and provides a list of possible policy options to address it, including a vacancy tax similar to that adopted in Vancouver, BC and proposed in New York, San Francisco and San Diego. Such a tax would, however, be difficult to administer with San Marino’s limited staff.

Recommendation: Options 1, 2 and 3. Options 2 and 3 would provide only that the City consider a vacancy tax and use of the housing land trust model to assist first-time homebuyers but does not commit the City to take either action. Option 1 commits the City only to further exploring this vacancy phenomenon.

Goal 3: Ensure accessibility to housing for all segments of society.

Goal 3 of the Housing Element addresses Fair Housing issues and resources. The community opinion survey and the census data collected as a part of the housing element update all indicate that San Marino has an aging population, and many of its residents have ambulatory or visual disabilities.

Universal Design (Revised Policy 3.2; new Programs 3.5 and 3.6) “Universal Design” is the design of buildings, products or environments to make them accessible to all people, regardless of age, disability or other factors. Homes that are built or remodeled to meet Universal Design standards can be enjoyed by residents of all abilities and in all stages of life. Note that multi-family homes, which require full accessibility under the Americans with Disability Act, already meet Universal Design standards. As used herein, Universal Design programs are applicable to single-family residences, duplexes, triplexes, ADUs and JADUs.

Policy Options:

1. Encourage and promote Universal Design in new and remodeled homes, but do not include consideration of a local Universal Design program.

2. Encourage and promote Universal Design in all ways that prove feasible, including consideration of a local Universal Design program that encourages but does not require Universal Design in new and remodeled homes.

Recommendation: Option 2. San Marino’s demographics warrant consideration of programs encouraging accessibility and educating builders and residents about Universal Design.

FISCAL IMPACT & PROCUREMENT REVIEW
There will be no fiscal impact as a result of this report.

LEGAL REVIEW
The City Attorney’s office has reviewed and approved as to form.

RECOMMENDATION
Staff recommends that the City Council:

1. Hear staff report and pose questions of staff;

2. Hear from the public on the matter of the Draft Housing Strategy; and

3. Reviewing the Policy options in the staff report, provide direction to staff.

ATTACHMENTS

1. Draft Housing Strategy with ☑ denoting new or substantively changed Policies & Programs

2. Planning Commission staff report dated February 24, 2021

DRAFT HOUSING

STRATEGY
The Housing Strategy will form the housing policy roadmap for San Marino. It incorporates data and community input received to date and suggests new policies and programs to respond to changing housing needs and new statutory requirements. New or substantively changed programs and policies are marked with a ☑.

San Marino City Council
April 14, 2021

GOALS, POLICIES, PROGRAMS AND QUANTIFIED

OBJECTIVES

1. Goals, Policies and Objectives
The City of San Marino, in adopting the Housing Element, adopts the goals that follow as the framework for implementing its housing policies and programs over the timeframe of the Element.

POLICIES:

Policy 1.1: Encourage the development of housing on R-1 land to meet moderate and marketrate housing demand.

Policy 1.2: ☑ Allow the interior conversion of single-family homes into duplexes or triplexes in identified neighborhoods. Conversions should not be apparent on the exterior of the home or from the public street.

Policy 1.3: Continue to encourage and promote the development of accessory dwelling units as an important housing resource.

Policy 1.4: Encourage the construction of attached accessory dwelling units and junior accessory dwelling units to house multi-generational families, and as a source of affordable housing for extremely low and lower income households and persons with disabilities (including those with developmental disabilities).

Policy 1.5: ☑ Maintain a sufficient inventory of sites suitably zoned for housing at all income levels throughout the planning period. (R)
Policy 1.6: ☑ Continue to allow residential uses in the C-1 zone as a conditionally permitted use.

Allow these uses as a permitted use if at least 20 percent of project units are affordable to lower-income households, subject to revised lot area requirements and objective design standards.

Policy 1.7: Allow for development of housing for lower income households and seniors in the City through provision of density bonuses.

Policy 1.8: ☑ Participate in the LACDA’s Home Ownership Program and Mortgage Credit Certificate program to provide opportunities for first-time homebuyers. Encourage local lenders to become approved for these programs.

Policy 1.9: ☑ Affirmatively Further Fair Housing by ensuring that housing opportunities for all income levels are available throughout San Marino’s neighborhoods. (R) GOAL 1: Provide a range of housing opportunities for all income levels.

IMPLEMENTING PROGRAMS:

Program 1.1: Fast track all ADU and JADU applications through the permitting process.

Timeline: Ongoing
Program 1.2: Adopt a program to facilitate accessory dwelling unit and junior accessory dwelling unit construction. The program should include the following components:
• Waive permit fees for both new construction of accessory dwelling units and conversion of existing accessory structures (legal or illegal) into accessory dwelling units. This provision shall be valid for three years into the planning period (through 2025), after which it will be re-evaluated and may be adjusted to ensure that revenue needs for the provision of city services will be met. • Adopt a penalty relief program to allow conversion of unpermitted, existing, accessory structures into accessory dwelling units without penalty, provided that all other applicable Code requirements are met. This provision shall be valid for three years into the planning period (through 2025) at which time it will be re-evaluated as to continued need.
• ☑ Utilize pre-approved plans that have already gone through the City’s building plan check process and which meet the City’s guidelines for architectural design, to save time and money for applicants. • ☑ Consider adoption of a program to financially assist property owners in the development of junior attached accessory dwelling units through a loan forgiveness program in exchange for deed restrictions to ensure long-term affordability. A pilot program would be initiated while ongoing funding is identified and pursued.

Program 1.3: Annually monitor the effectiveness of the City’s strategy for facilitating accessory dwelling unit and junior accessory dwelling unit construction, including conversion of pool houses and other accessory structures. If the City is not meeting its fair share objectives, adopt the above actions to enhance the program effectiveness or develop alternative strategies, within one year, as appropriate to accommodate the City’s RHNA obligations.

Timeline: Monitor effectiveness annually; review overall progress in early 2026 and develop any necessary changes or alternative strategies needed by the end of 2026.

Program 1.4: ☑ Distribute information on accessory dwelling units and the required development standards with the goal of achieving an average of twenty-five to thirty units annually for a total of 221 accessory dwelling units over the eight-year planning period, through new construction and conversion from pool houses and other accessory structures.

Information on accessory dwelling units and their financing will be posted on the City website, available at public counters, and published in the City newsletter.

Timeline: Ongoing
Program 1.5: ☑ Adopt objective design and development standards for residential and mixed-use developments. (R)
Timeline: 2022
Program 1.6: ☑ Within three years from the date of adoption of the Housing Element, evaluate the City Code as it relates to residential and mixed-use development in the C-1 Zone.

Consideration shall be given to the following changes:
• Decrease the minimum lot size per residential unit;
• Establish a maximum size for residential units;
• Establish limits for the percentage of total project square feet that may be in residential use;
• Allow these developments by-right if at least 20% of project units are provided as affordable to low-income households and design & development standards are met. Waivers and incentives under GC 65915 would continue to be available to qualifying density bonus projects without invoking the need for a use permit.

Timeline: Not later than 2024
Program 1.7: ☑ Consider adoption of a workforce housing overlay zone that would allow either the underlying land use; multifamily housing at a density of up to 20 units per acre; or both. Once adopted into the Code, the overlay would proactively be applied to designated sites by the City within 3 years from the date of adoption of the Housing Element. The overlay could also be requested by individual property owners at any point in the future and would be subject to City Council approval because a rezone would be needed. The workforce housing overlay zone could also apply to public and quasi-public uses in addition to commercial uses.

Timeline: Not later than 2024
Program 1.8: ☑ Within three years from the date of adoption of the Housing Element, update the City Code and Zoning Maps to allow “missing middle” residential uses within designated single-family residential neighborhoods. The single-family areas to be considered for this Program include those in the first block south of the Mission commercial area (fronting on Los Robles and Euclid Avenues), including approximately 100 parcels. Other areas may be identified and included during the process of considering sites to be rezoned. This Program is intended to add realistic capacity for a minimum of 50 new “missing middle” housing units suitable for households with very-low to middle incomes subject to adopted design and development standards.

Timeline: Not later than 2024
Program 1.9: ☑ Adopt an implementing ordinance to address the recent changes made to the state’s density bonus law. (R) Consider adopting an additional City density bonus program that is at least as permissive as the state program, but that better encourages and

rewards projects that meet the City’s demonstrated housing needs such as for senior, special needs, middle-income and small households.

Timeline: 2022
Program 1.10: Continue community outreach and education regarding the development process.

Consider holding an annual “open house” at the planning and building department to introduce members of the public to personnel and procedures so that the development process is less daunting.

Timeline: Ongoing
Program 1.11: ☑ Within three years from the date of adoption of the Housing Element, rezone adequate sites to facilitate development of housing affordable to lower- and moderateincome households. Total sites in inventory should accommodate 130% of RHNA shortfall to maintain an adequate inventory throughout the planning period. (R) See Rezoning Section on page 9.

Timeline: Not later than 2024
Program 1.12: ☑ Provide information about the Mortgage Credit Certificate Program for first-time homebuyers administered by the Los Angeles County Community Development Commission. Provide links to this information from the City’s website. Encourage local lenders to become approved under this program.

Timeline: 2022 and ongoing
Responsible Agencies: San Marino Planning Department
Funding Sources: Departmental budget; CDBG funds; newly identified funding source(s) POLICIES:

Policy 2.1: Ensure that currently sound housing is maintained through code enforcement activities and nuisance abatement procedures.

Policy 2.2: Pursue housing programs offered by the State and Federal governments to provide monetary assistance to lower and moderate income households (including extremely low income households) for maintenance of their homes.

Policy 2.3: Improve conservation of energy and natural resources.

Policy 2.4: ☑ Ensure that the City’s limited housing stock is not lost to non-residential uses.

GOAL 2: Maintain the existing housing stock.

IMPLEMENTING PROGRAMS
Program 2.1: Maintain code enforcement activities to ensure building safety and integrity of neighborhoods.

Timeline: Ongoing
Program 2.2: Continue to implement the “abatement of nuisance” ordinance which seeks to ensure the continued maintenance and good appearance of the City’s residential structures and neighborhoods.

Timeline: Ongoing
Program 2.3: Continue to implement the Community Development Block Grant (CDBG) program that offers assistance to income-qualified households for home repairs. Target limited resources to extremely low-income households and persons with disabilities (including developmental disabilities). Annually pursue other State and Federal programs that offer funding and other incentives for housing rehabilitation, energy efficiency improvements, and affordable housing development. Continue to make information available on the City’s website about the assistance available for home repairs for income-qualified households.

Timeline: Ongoing
Program 2.4: Gather and distribute information to homeowners on the use of rebates and incentives for making their homes more energy efficient. Provide links to related information and applications on the City’s website.

Timeline: Ongoing
Program 2.5: Continue to encourage seismic retrofitting.

Timeline: Ongoing
Program 2.6: ☑ Consider adopting the conservation measures set forth in the EAP where appropriate for San Marino and not duplicative of Building Code requirements.

Timeline: 2026
Program 2.7: ☑ Explore use of the housing land trust model to enable the City to purchase lessexpensive homes when they go on the market, for resale at the cost of the home only (land leased through land trust) to first-time homebuyers.

Timeline: 2024
Program 2.8: ☑ Explore the nature of prolonged home vacancies within the City. If appropriate, consider adoption of an annual “vacancy tax” on vacant homes that are being held for investment purposes and not used for housing. Proceeds from this tax would be used to support housing programs that assist the City in meeting its identified housing needs, including its regional needs.

Timeline: As needed
Responsible Agencies: Planning Department, Administration (Code Enforcement and CDBG), Police Department (Code Enforcement)

Funding Sources: Departmental budget and CDBG; vacancy tax POLICIES:

Policy 3.1: Promote equal housing opportunity for all economic, racial, and social groups currently residing in the City.

Policy 3.2: ☑ Promote housing that meets the special needs of elderly and disabled, including those with developmental disabilities. Encourage universal design in all new and remodeled homes.

Policy 3.3: Allow for housing opportunities for the homeless and special needs populations.

IMPLEMENTING PROGRAMS:

Program 3.1: Continue implementation of the reasonable accommodation ordinance and allow for exceptions to the zoning code when necessary to provide an equal opportunity for housing. Monitor the effectiveness of this ordinance; identify and address any constraints to accommodating the housing needs of persons with disabilities.

Timeline: Ongoing
Program 3.2: Work with the fair housing service providers to ensure that procedures are in place if a complaint of housing discrimination is made. Continue to update the City’s website with fair housing resources, including a link to the fair housing service provider’s website. Annually contact the fair housing service provider to obtain updated contact information for questions and referrals.

Timeline: Ongoing
Program 3.3: Distribute information at City counters and other community locations regarding housing discrimination and what to do if it occurs. Utilize flyers sent out with utility bills or City newsletters to ensure that fair housing information is broadly available.

Encourage landlords to provide fair housing handbooks to all new tenants and real estate offices and lending institutions to display and provide information about discrimination in sales and landing practices.

Timeline: Ongoing
Program 3.4: Consider amending the Zoning Code to address the provision of single-room occupancy housing as a conditionally permitted use in the C-1 zone.

Timeline: 2022 (within one year of Housing Element adoption) Program 3.5: ☑ Consider adoption of a Universal Design program that encourages but does not require that new and remodeled homes meet the basic tenets of Universal Design GOAL 3: Ensure the accessibility to housing for all segments of society.

(stepless entry, ground floor living, environmental controls at accessible heights).

Produce and distribute information about Universal Design.

Program 3.6: ☑ Encourage the use of accessory dwelling units and junior accessory dwelling units for seniors and for persons with disabilities, including persons with developmental disabilities. Pre-approved plans for ADUs and JADUs should incorporate the basic tenets of Universal Design, and promotional literature should include information about requesting reasonable accommodations under the Fair Housing Act.

Timeline: Ongoing
Responsible Agencies: San Marino Planning Department in conjunction with the Fair Housing Agency contracted by the Los Angeles County Community Development Commission.

Funding Sources: Departmental budget and CDBG
Quantified Objectives
The following table summarizes the City’s quantified objectives for the 2021-2029 planning period.

Quantified Objectives may exceed the RHNA but may not be less than RHNA. San Marino’s quantified objectives include units for middle-income households (81-150% AMI) which are an identified need in San Marino but which count as above-moderate for RHNA affordability levels.

Table 1: Quantified Objectives by Income Category
Income
Category
RHNA ADU JADU Stoneman
Missing
Middle
Workforce
Mixed
Use
Rehab New
M/F
Totals
Extremely
Low
Income
75 33 10 8 0 0 5 19 75
Very Low
Income
74 19 10 8 4 20 5 8 74
Low
Income
91 91 0 0 4 0 0 0 95
Moderate
Income
91 12 0 0 32 20 0 27 91
Middle
Income
0 36 0 10 10 10 0 6 36
Above
Moderate
66 30 0 0 0 0 0 0 30
Totals 397 221 20 26 60 96 10 66 401

New Construction
Accessory Dwelling Units
Achieve construction of 221 Accessory Dwelling Units at the rate 40 units/year in the first year; 30 units in the second year; and 25 units/year for the remainder of the planning period (until 2029). These figures are based on the large increase in inquiries and applications received, and in permits issued for accessory dwelling units following the City’s adoption of an updated Accessory Dwelling Unit ordinance removing the minimum parcel size, in compliance with state law. This ordinance went into effect in early 2020 and in the months since the new ordinance has been in effect, the city has already issued 14 building permits for accessory dwelling units with 24 more in the application and approval process. With the new programs that this housing element will put into place to encourage and facilitate the provision of additional accessory dwelling units, the City expects 40 permits during the first year and that permit applications will decrease somewhat for the remainder of the cycle.

Junior Accessory Dwelling Units
Achieve construction of 20 Junior Accessory Dwelling Units over the next 8 years. The City will promote the construction of Junior Accessory Dwelling Units as the least expensive method to provide housing units for very-low and extremely-low income households, including seniors who wish to live near their families but in an independent living space. The City has approved one JADU to date and expects to approve three to four units per year once the programs outlined in this Housing Element have been put into place.

Additional New Construction – vacant sites
Achieve construction of one additional market-rate residential unit on the City’s one remaining vacant residential lot.

RHNA Shortfall
Under existing zoning, the City does not have adequate sites to fulfill its regional housing need allocation (RHNA). Changes to the Zoning Code, Rezoning or certain parcels, and redevelopment of a City-owned parcel will be necessary to address the RHNA shortfall shown in Section 3.

Rezoning and Zoning Code Changes
Through the rezoning programs set forth in this Housing Element, ensure appropriate sites zoned at adequate densities to accommodate 130% of the shortfall between currently available sites and the City’s Regional Housing Need Allocation (RHNA) including consideration of the following:

Rezoning to Multifamily, 20 units per acre: 415 & 475 Huntington Ave Rezoning of the City-owned Stoneman property to Planned Community, and release of an RFP which outlines the minimum affordability requirements for redevelopment.

Zoning Code change to adopt the Workforce Housing Overlay Zone; Rezoning to apply it to appropriate sites (Carver School, other sites as may be designated).

Zoning Code changes to include multifamily zoning, and to include objective design & development standards for multi-family and mixed-use projects.

Zoning Code change to decrease minimum square feet per residential unit in the C-1, allowing mixed use developments at up to 20 units per acre subject to use permit if market-rate and subject to design review only if at least 20% of total project units are provided as affordable to lower income households for 55 years.

Zoning Code change to allow “Missing Middle” housing instead of an ADU + JADU in designated single-family neighborhoods.

Rehabilitation
Rehabilitate 10 homes belonging to low income families (up to 80 percent AMI) over the planning period using CDBG money. The City anticipates being able to rehabilitate one to two homes per year, for a total of 10 units over the next 8 years.

Conservation
There are no affordable units in the City that are at risk of being converted to market rate units. There are currently no restricted affordable or multi-family units to conserve.

STRATEGIC PLAN CRITICAL SUCCESS FACTORS
• Efficient, Responsive, and Effective City Services
• Engaged and Connected Residents
• Beautiful, Preserved, Single-Family Residential Neighborhoods

BACKGROUND
This agenda item serves to provide an overview of statewide, regional, and local housing issues and to provide an opportunity for the Planning Commission to initiate discussions on the San Marino Housing and Safety Element Updates, and to seek input on housing needs and potential housing solutions.

Introduction. The preparation of the Housing Element is required by California State Law, Chapter 10.6 and 10.7 of the Government Code. The City has contracted with 4LEAF, Inc. to prepare the required update to its 2013 Housing Element to cover the period between 2021 – 2029. The update of the Housing Element provides the opportunity for the City to review and supplement their existing housing policies and implementation measures to facilitate housing production and demonstrate how the City will accommodate its assigned housing need, spread across the different income levels for the next eight years.

The Housing Element is one of the seven mandated elements of the City’s General Plan. It is the only element of the General Plan required by the State to be updated on a set schedule. A Housing Element is required by California law to establish policies and programs that will support the provision of an adequate housing supply for citizens of all income levels. The intent of state law is to ensure that all jurisdictions in the state provide adequate housing to all TO: CHAIR DUSTIN AND MEMBERS OF THE PLANNING COMMISSION FROM: ALDO CERVANTES, COMMUNITY DEVELOPMENT DIRECTOR

EVA CHOI, ASSOCIATE PLANNER
BY: JANE RILEY, AICP, PRINCIPAL PLANNER
DATE: FEBRUARY 24, 2021
SUBJECT: WORKSHOP ON THE HOUSING AND SAFETY ELEMENTS
UPDATE
John Dustin, Chair
Shelley Boyle, Vice Chair
Howard Brody, Commissioner
Kevin Cheng, Commissioner
Jeri Wright, Commissioner
James Okazaki, Alternate
Monte Ross, Alternate

members of the community. While the State reviews the Housing Element to ensure compliance with housing law, each jurisdiction must identify its own specific housing needs to successfully address them.

REGIONAL HOUSING NEEDS ALLOCATION
The Regional Housing Needs Allocation (RHNA) is mandated by State housing laws as part of the process of updating General Plan Housing Elements. The RHNA process is meant to identify and address housing needs for the projected State population and household growth, to improve the jobs - housing balance in communities, and to ensure the availability of affordable housing for all income groups. The County of Los Angeles has a combined RHNA of 1,344,740 units. San Marino’s assigned share of that RHNA is 397 units, including 149 units affordable to very-low income, 91 units affordable to low income and 91 units affordable to moderate incomes:

Regional Housing Need Allocation, 2021 - 2029
Very Low Low Moderate Market Total
San Marino 149 91 91 66 397
State law further divides the very-low income category into extremely-low and very-low categories with 50% in each. San Marino’s extremely-low income unit allocation will be 74 units.

The City is not required to construct the housing units. It is instead required to demonstrate that it has adequate sites zoned at appropriate densities to accommodate the number of RHNA units in each income category. When a city lacks available, vacant land for the development of its RHNA, other methods must be used to identify where the units can go. These methods may include increasing density in certain land use categories, providing zoning for live-work developments in the Commercial, Historical and Cultural Zones, or providing overlays to allow housing on certain commercial parcels. In order for a unit to qualify as a very-low, low, or moderate-income, the City must demonstrate to HCD that the rent or sale price is affordable to the income levels shown on Attachment 1. The typical method to demonstrate affordability at these income levels is to record a deed restriction on the units for all future renters or owners for 55 years. The City may also take credit for non-restricted units such as Accessory Dwelling Units (ADUs) or Junior Accessory Dwelling Units (JADUs) that are rented within the affordable income categories, if it can demonstrate the rental rate does not exceed the median income.

GENERAL PLAN ELEMENT UPDATES
State law requires that a community’s Safety Element be updated before or concurrently as the Housing Element. The Safety Element must now address climate adaptation, including those associated with drier weather and increased wildfire activity. San Marino’s Safety Element update is also underway; a status summary is provided below:

Building upon the adopted 2003 Safety Element, 4Leaf staff will be incorporating statutory requirements based on recent legislations and Office of Planning Research (OPR)

recommendations found in the General Plan Guidelines. The scope to develop the Draft Safety Element Update includes referencing City adopted documents and regulatory agencies, and then incorporating additional information describing the City’s environmental setting, departments and mandatory requirements as identified in the California Government Code.

Each section concludes with Goals, Policies and Objectives which will be identified or updated as needed.

Listed below are the Draft Safety Element sections with corresponding status as of the publication of this staff report.

1. Introduction Completed

2. Purpose of the Safety Element Added –Completed

3. Statutory Requirements Completed

4. Earthquakes and other Seismic Hazards Amended-completed

5. Flooding Hazards Amended-completed

6. Hazardous Materials and Waste Added- completed

7. Airport Hazards Added-completed

8. Police Department Added- pending final edits

9. Fire Department Amended- March completion

10. Emergency Preparedness Amended to incorporate LHMP* & EOP*

11. Climate Adaptation Added – March completion

12. Noise Amended – March completion
*LHMP – Local Hazard Mitigation Plan
*EOP – Emergency Operations Plan
Once the above draft sections have been completed, an Administrative Draft Safety Element will be submitted for review by City staff and referenced agencies. A Public Review Draft will be available after this time, tentatively scheduled for April.

State law also requires that the General Plan be internally consistent, which may trigger updates in the Land Use element or the General Plan Land Use map when the Housing Element is updated. Finally, the Zoning Code will need to be updated to implement the changes made to the different General Plan Elements. These changes will be identified as policy choices in the Housing Element.

HOUSING ELEMENT UPDATE REQUIREMENTS
In addition to the requirement that the Housing Element address the City’s ability to meet the RHNA through zoning, the Housing Element serves as the tool to identify and provide for the specific, local housing needs of the community. State law requires that the Housing Element:
• Provide achievable goals, policies, quantified objectives and scheduled programs to preserve, improve and develop housing opportunities;

• Identify and analyze household characteristics, including housing costs compared to residents’ ability to pay; and housing characteristics, including the extent of overcrowding and an estimate of housing stock conditions. • Identify and analyze governmental constraints on the maintenance, improvement, and development of housing for all income levels. These constraints include land use and density controls, building codes and their enforcement, site improvements, fees required of developers, and local processing and permit procedures. • Identify and analyze nongovernmental constraints on the maintenance, improvement, and development of housing for all income levels, including the availability of financing, the price of land, the cost of construction, and community opposition. • Identify the special housing needs of the community including the homeless, seniors, female-headed households and persons with disabilities; • Identify sites that are suitable for all types of residential development, including multifamily and manufactured homes, during the eight-year housing cycle to meet the city’s fair share of regional housing needs (the RHNA) at all income levels; • Identify opportunities for energy conservation with respect to residential development; and
• Be certified (approved) by the State Department of Housing & Community Development (HCD) as complying with state law.

HIGHLIGHTS OF NEW HOUSING LAWS
The California State Legislature has identified the attainment of a decent home and suitable living environment for every Californian as the State’s major housing goal. In the last few years, the legislature has passed multiple housing bills that prescribe new requirements for Housing Elements and new by-right requirements for housing projects. A table of recent housing legislation is provided in Attachment 2. The State has only initiated their efforts to facilitate the construction of new housing units in California, and additional housing bills are under review by the Legislature that will likely continue to reshape the housing landscape for years to come.

Some of these bills would further reduce local control in the review and processing of housing permit applications, making it vitally important for the City to adopt a Housing Element that can be certified by HCD.

AB 72 (2017) strengthened California’s 48-year-old “Housing Element law,” which requires local governments to adequately plan for future housing needs at all income levels. The bill grants the state Housing and Community Development Department (HCD) authority to review any action or failure to act by a local government that it determines is inconsistent with an adopted Housing Element or Housing Element law. This includes failure to implement program actions included in the housing element. HCD may revoke Housing Element compliance if the local government’s actions do not comply with state law. In addition, the HCD can refer

violations to the state Attorney General’s Office for enforcement any time it determines that a local jurisdiction is in violation of state law for non-compliance with Housing Element law, the Housing Accountability Act, the “No Net Loss” law, the density bonus law or antidiscrimination laws.

Since 2018, HCD has sent more than 225 enforcement letters to jurisdictions up and down the state. The most notorious case involving the Attorney General’s office was that of Huntington Beach, which held that, for multiple reasons, the RHNA did not apply to them. The case was settled in 2020 when the City agreed to amend one of its Specific Plans to provide adequate sites to meet its RHNA obligation.

SB 35 (2017) requires that jurisdictions that are not meeting their RHNA obligations have a “streamlined ministerial approval process” for housing developments of two or more units when 10% or 50% of project units are provided as affordable and deed restricted. While San Marino is currently not subject to SB 35 for projects with at least 10% affordable units, it is subject to it for projects that provide at least 50% of its units as affordable. Beginning in 2022, San Marino will likely be subject to the full slate of SB 35 requirements. “Streamlined ministerial approval process” means that officials cannot exercise discretion over a qualifying project, but can only compare it against adopted, objective design and development standards. It will be important for San Marino to adopt such standards within the next year; without them, the City could be forced to approve a qualifying project without any standards to measure it by.

Of paramount importance to San Marino’s Housing Element Update will be state laws related to the housing sites inventory.

AB 1397 (2017) requires that cities zone appropriately for their share of the regional housing need, and zoning for all types of housing – including multi-family housing - is required. The new law requires strong justification when non-vacant sites are zoned to meet the housing need, especially for lower-income housing.

SB 166 (2017), the new “No Net Loss” law, requires that a city replace any site that was zoned for low-income housing if it develops with anything but low-income housing. The intent is to ensure that jurisdictions have adequate sites with appropriate zoning to accommodate their share of the regional housing need throughout the Housing Element period. As noted above, AB 72 provides that HCD and the state Attorney General can intercede if a jurisdiction fails to uphold the “No Net Loss” provisions.

AB 686 (2018), also known as the anti-discrimination or “Affirmatively Furthering Fair Housing” (AFFH) law, requires specific analysis around patterns of socio-economic concentration within the city and the larger region. This new law will require San Marino to examine past and current zoning, land use, funding and other practices. New programs will likely be needed.

The Housing Element must include a five-year schedule of actions (programs) the local government is undertaking or intends to undertake to implement the policies and achieve the goals and objectives of the housing element. Section 65583(c) specifies program requirements.

Significantly, if the city’s housing inventory “does not identify adequate sites to accommodate the [RHNA] need for groups of all household income levels ..., the program shall identify sites that can be developed for housing within the planning period pursuant to § 65583.2(h).” Those sites must be identified and rezoned to allow housing by-right at default densities within 3 years from the beginning of the Housing Element period.

STATE’S EXPECTATIONS AND REQUIREMENTS
The State HCD publishes myriad materials aimed at assisting California jurisdictions in updating their housing elements to achieve compliance with state law and obtain HCD certification.

While the materials are useful for many urban and or growing jurisdictions, they are less useful for a small, built-out jurisdiction like San Marino. Some of the State’s expectations of all communities do not seem to be a good fit with San Marino’s character, and incompatible with its General Plan and Strategic Plan goals of preserving its beautiful, single-family neighborhoods.

Thoughtful solutions will be needed to address the following State HCD expectations and requirements:
• Regardless of RHNA, all local governments must include zoning for a variety of housing types, including multifamily, transitional and supportive, SROs, mobile homes, employee housing, etc.
• Even if the City was able to demonstrate meeting their full RHNA by depending on ADUs and carriage house conversions (highly unlikely), some multifamily must be allowed. • The City will need to demonstrate appropriate zoning to accommodate the regional housing need for lower income households. Statute provides a default density (no analysis required) of 20 units per acre. If not utilizing 20 units per acre, analysis is required based on statutory factors. HCD likely will not approve that analysis in San Marino given market conditions and the lack of experience in developing affordable housing. The City will need one or more sites that are zoned to allow their default density of 20 units per acre, either residentially-zoned sites or another zone that allows residential. • Given San Marino’s socio-economic isolation relative to the region, HCD will very likely require programs to remove zoning barriers and increase housing choices. This includes multifamily, duplexes, fourplexes, different single-family lot sizes, etc. These actions will likely be required regardless of how the City accommodates the RHNA. Because the entire city is considered a high opportunity area, HCD will also be looking at how the RHNA is integrated throughout the community as a result of this new law. • The City may be able to demonstrate adequate sites through a combination of methods (see Options section, below).
• If adequate sites cannot be identified, the City will need to include a program to rezone adequate sites for by-right development (no discretionary action and minimum densities of 20 units per acre among other requirements) within 3 years and identify the sites to be considered for the rezoning.

LOCAL HOUSING ISSUES AND HOUSING NEEDS
One of the many requirements for Housing Element is the collection of a lot of data to help determine housing needs. This includes such things as how many residents are overpaying for their housing; overcrowded units; the costs of developing housing; and governmental and nongovernmental constraints. The bulk of the housing data that is statutorily required to be collected has been provided by SCAG and is contained in Attachment 3. The constraints analysis is discussed below.

The Housing Element must be more than just a set of policies and a list of sites for review and approval by the HCD. The Housing Element needs to contain policies and programs that will benefit and meet the needs of San Marino residents, both today and in 2029. Those needs are being identified, and programs will be tailored to address them. The most important method of determining housing issues and needs is to ask residents. A survey has been issued in English, Chinese, and Spanish asking residents about San Marino’s housing issues and housing needs.

Preliminary survey results are provided in the public outreach section below.

POTENTIAL HOUSING CONSTRAINTS
Statute requires specific constraints to be addressed within a housing element. Governmental constraints include things like land use and density limitations, General Plan policies and growth control programs, development fees, and local approval requirements such as for use permits and design review. Non-governmental constraints include land prices, construction costs, community opposition and the availability of vacant developable parcels. The constraints identification and analysis for San Marino is ongoing with the input of knowledgeable community members.

Potential Governmental Constraints:
• Land use controls, including density limits and zoning • Building codes and their enforcement
• Site improvement requirements
• Fees and other exactions
• Local processing and permit procedures
• Housing for persons with disabilities
• Transitional housing & supportive housing as a residential use of property Potential Non-governmental Constraints:
• Availability of financing
• Availability and price of land
• Cost of construction
• Community opposition

PUBLIC OUTREACH TO DATE
Housing issues affect the entire community and can be confusing and contentious. State requirements about what Housing Elements must allow often seem at odds with long-standing community values. The public participation requirement of Housing Element law presents an opportunity to engage constituents in defining housing issues and creating solutions that both meet the needs of the community and the requirements of state law.

The ongoing restrictions on gatherings due to the pandemic have forced community outreach and engagement into a virtual world. While in some cases this has made it possible for more people to be engaged in the process, a digital divide often exists in cases where households may lack internet connections or may be unable to attend virtual meetings due to work obligations.

To ensure that community outreach during the pandemic has been as equitable as possible, the program is designed to provide participation opportunities via cell phone and at the convenience of the resident. San Marino’s Housing Element Update has included the following public outreach efforts to date:
• Establishment of the Housing Element Update homepage at the following web address:
https://www.cityofsanmarino.org/government/departments/community_development/2021- 2029_housing_element.php. The homepage provides the current update status, access to meeting agendas and materials, a dedicated email for comments about the Housing Element Update, and community opinion surveys in Spanish, Chinese and English. (see preliminary survey results, summarized below and provided as Attachment D) • A community Town Hall was held via Zoom on December 7, 2020. • Stakeholder meetings and interviews. Zoom meetings with stakeholder groups including housing providers, service providers, and real estate professionals were held on January 8, 11 and 22. Individual stakeholder interviews are ongoing, and to date have included the Southern California Non-profit Housing Association; Milestone Housing Development Corporation; the Chinese Club of San Marino; the Los Angeles County Economic Development Corporation; and the Pasadena-Foothills Association of Realtors.

COMMUNITY OPINION SURVEY AND PRELIMINARY RESULTS
As noted above, community opinion surveys were developed in three languages and have been distributed to residents in a number of ways: through the City website; through direct emails to the updated interested persons list from the 2013 Housing Element; to the seniors mailing list; by posting to the City’s social media pages; and through distribution to the Chinese Club and local Realtors. The surveys are designed to elicit residents’ opinions about housing needs and opportunities, both now and in the future, as well as their ideas about new housing types that might help to meet identified needs. To date, a total of 87 surveys have been returned, including 18 surveys in Chinese.

The preliminary survey results include only the 69 English language survey results received; the Chinese and Spanish language surveys were opened later and will stay open for another two weeks to ensure adequate participation by residents who prefer to respond in one of those languages. The preliminary survey results demonstrate that residents have given housing issues

a lot of thought and have some good ideas for meeting housing needs while preserving the City’s single-family neighborhoods and character. While some survey respondents indicated that all of San Marino’s housing needs are being met, 45 percent listed the need for less expensive housing choices and another 45% listed homes affordable to first-time buyers as a need. Forty-six percent of respondents agreed that San Marino had grown too expensive for their children to be able to afford a home here, and over 60 percent acknowledged that people who work in San Marino cannot afford to live here. Many respondents provided thoughtful ideas for different types of housing including studios, more ADUs, and both small apartment complexes and mixed-use development in the commercial zones. Some indicated that existing homes could be divided to allow more than one household or generation to live in the same home. At the same time, most survey respondents agreed that it was important to preserve San Marino’s existing neighborhoods and its beautiful architecture. Preliminary survey results are provided as Attachment 4.

OPTIONS AVAILABLE TO CITY
The primary task to be addressed by this Housing Element will be balancing the protection of San Marino’s community character, its beautiful and historic single-family neighborhoods, with the need to meet the statutory requirements of the CA Government Code. San Marino is a built-out community and lacks undeveloped properties on which housing could be constructed to meet the regional housing need numbers.

Annexation. One way to address the lack of undeveloped property available in the City would be for the City to annex property to accommodate additional housing. Unfortunately, there is little developable county land near existing city limits, making annexation unlikely to provide sufficient housing sites to meet the City’s RHNA. This option will still need to be explored within the Housing Element and an estimate of costs to the City provided. Additional aspects of the annexation option will be the availability of services and the costs to provide those services.

Local Agency Formation Commission for the County of Los Angeles (LAFCO) policies must also be discussed.

Options within Protected Single-family Neighborhoods. As noted above, the primary policy question involves providing adequate sites for all types of housing at all income levels while protecting the single-family character and architectural integrity of San Marino’s neighborhoods. The protection of these neighborhoods is a primary goal of the General Plan and the Strategic Plan, and the preliminary survey results show that it is also strongly supported by residents. The Commission should consider that if all single-family areas are off limits, the City will need to turn to the commercial areas along Huntington Drive and Mission Street to provide sites for all of its RHNA, including live-work and multifamily housing.

One option is to meet a portion of the RHNA within existing single-family neighborhoods while preserving the character and architecture would be to allow existing single-family homes to be divided on the inside to provide up to 3 living units. Since state law already allows attached ADUs and JADUs, this type of interior remodeling would not exceed what could already happen under state law and the City could write stricter standards for these 3-plexes than can be imposed on ADUs and JADUs under state law. This option would help to address the need to provide housing choices for an aging population and would allow multi-generational

households to each have their own space while still being close to family or caretakers on the same property.

Another option to provide for a portion of the very-low income RHNA within single family neighborhoods would be for the City to sponsor a program to assist homeowners in the cost of developing JADUs in exchange for deed restrictions limiting their occupancy and any rent charged. This option would also help to meet the specific housing needs of San Marino’s lowincome senior homeowners and provide for caretakers to live on-site. Funding source(s) would need to be identified.

Schools have traditionally been located within residential zones and are a part of the neighborhood fabric. Additional opportunities for housing types that would meet San Marino’s specific housing needs exist on vacant and underutilized school sites. The Stoneman property could be redeveloped, or additional units added to the site. The Southwestern school site could be rezoned to allow units to be added for teachers, or even to allow the existing dormitories to be improved to allow for more independent student housing.

Options within Commercial Areas. The above options, along with the City’s existing ADU and JADU programs, can allow a portion of the RHNA to be met within single-family neighborhoods while preserving their integrity, character, and architecture. But even if the City was able to meet its entire RHNA of 397 units through the above programs, they must provide zoning to allow for all types of residential development, including multi-family housing at a density of at least 20 units per acre. The following options exist within commercial areas:

Multi-family Zoning. This option would involve rezoning one of more vacant or underutilized sites along Huntington or Mission for multi-family housing at a density of at least 20 units per acre. To select this option, the City would need to determine which sites would be considered for the new zoning and then include a Program within the Housing Element to create a new zoning district, perform a robust California Environmental Quality Act (CEQA) review, and rezone the sites to meet the RHNA shortfall. This would also involve amending the general plan land use element, zoning ordinance, and zoning map to reflect the new zoning designations. The benefits of this approach are that it is clearly consistent with HCD rules, and the City can predetermine the specific sites to be rezoned. The negatives include the cost of implementing this Program over the next 3 years, and the potential for the No Net Loss law to come into play if the City were to allow the site to be developed as anything other than affordable or mixedincome housing at the listed density.

Allowing Mixed-Use in C-1. The mixed-use option was previously explored by the City and ultimately not adopted. Because the Zoning Ordinance already allows residential uses within the C-1 at a rate of not more than 1 unit for each 5000 square feet of lot area, the Code would need to be amended to allow 1 unit for every 2100 square feet of lot area. This could be accomplished at the same time as the adoption of the Housing Element. Because the City will be subject to SB 35 rules (no discretion over qualifying projects), if this option is chosen then the City would also want to adopt objective design and development standards for mixed-use or live-work projects as soon as possible. The benefits of this approach are its speed, flexibility, and low cost of adoption. The community’s concerns with mixed-use, and the fact that the entire C-1 would potentially be available to this type of development.

Workforce Housing Overlay. This is a market-driven approach that gives the City control over where it can be allowed through a legislative process (City Council review). The W-H Overlay Zone, once applied to a C-1 parcel, would allow any of the uses allowed by the C-1, or multifamily housing (rental or ownership) at a density of 20 units per acre, or both. To qualify under HCD rules, the housing can only be subject to the same review process as the C-1 uses. To use this Option, the City would adopt a new Workforce Housing (W-H) Overlay Zone into the Zoning Code concurrent with the Housing Element adoption. The Housing Element would then include a program to add the W-H Overlay Zone to selected sites within 3 years, after CEQA review has been performed and design standards have been adopted. The benefits of this approach are that it does not take away any allowed uses in the C-1; it is market-based so that property owners can choose the development type; it allows housing to be added to underutilized commercial sites, either vertically or horizontally; it allows business owners to live on-site or to provide housing for their employees on-site; and it allows the City to determine the specific sites that are suitable. The negatives are the cost of implementation over the next 3 years, and the higher possibility that the “No Net Loss” law would come into play because of the different options for development. Because of this possibility, the City should consider applying the W-H to enough sites to accommodate 125% of its RHNA.

SUMMARY
San Marino has an assigned RHNA that far exceeds its ability to demonstrate adequate sites without the adoption of new programs and changes in allowable uses and densities. San Marino may be able to meet this challenge through a combination of some of the actions discussed above and summarized below:
• Include in the inventory of ADUs at the affordability levels pre-determined by Southern California Association of Government;
• Adopt a program that allows existing single-family homes to be divided into not more than 3 units;
• Adopt a program to assist owners in developing JADUs in exchange for long-term deed restrictions;
• Redevelopment of the city-owned Stoneman school site (RFP for developer needed); • Rezoning the Southwestern Academy property to allow more housing units for teachers;
• Zoning to allow multi-family housing at a density of 20 units per acre on one or more specified sites in commercial areas;
• Amending the Zoning Code to allow residential uses in the C-1 at a density of 1 unit per 2,100 square feet; and/or
• Adopting a Workforce Housing overlay zone that allows attached housing developments with the same review process as development in the base zone.

Planning Commission discussion and public input on the City’s different options is requested.

NEXT STEPS
Following today’s public workshop with consideration of comments received thus far, 4LEAF will work with City staff to prepare a Draft Housing Strategy to be presented at the City Council public workshop in April. The Draft Housing Strategy will consist of the housing goals, policies and programs to be included in the updated Housing Element. It will be informed by state law, the public input received to date, and the direction provided by the Planning Commission. Policy options will be provided for the Council’s consideration and public input on preferred options will be important in understanding the community’s desires and goals. • Draft Housing Strategy will be prepared for input at City Council workshop (April) • An HCD Draft Housing Element, including a Draft Housing Sites Inventory, will be prepared for 60-day HCD review. CEQA review and tribal review will be completed at this time. (June)
• Following HCD review, a Draft Housing Element incorporating HCD’s requested changes and the CEQA document will be prepared for Planning Commission recommendation and City Council action. (September)
Public input will continue to be accepted at each of these review points. San Marino’s adopted Housing Element must be submitted to HCD by October 15, 2021.

ATTACHMENTS

1. Income and Rent Limits for LA County

2. Recent Housing Laws

3. Census Data and Demographics for San Marino (SCAG dataset)

4. Preliminary Results from Community Survey

Income Category
1 Person Household
Median Income: $54,100
2 Person Household
Median Income: $61,850
3 Person Household
Median Income: $69,550
4 Person Household
Median Income: $77,300
5 Person Household
Median Income: $83,500
6 Person Household
Median Income: $89,650
7 Person Household
Median Income: $95,850
8 Person Household Median
Income: $102,050
Annual Income (1) Annual Income Annual Income Annual Income Annual Income Annual Income Annual Income Annual Income Extremely Low $23,700 $27,050 $30,450 $33,800 $36,550 $39,250 $41,950 $44,650 $39,450 $45,050 $50,700 $56,300 $60,850 $65,350 $69,850 $74,350 Low* $63,100 $72,100 $81,100 $90,100 $97,350 $104,550 $111,750 $118,950 Moderate $64,900 $74,200 $83,500 $92,750 $100,150 $107,600 $115,000 $122,450 *Lower income exceeding median income is an anomaly just for this County due to HUD historical high cost adjustments to median. Household lower income figures are derived based on very-low income figures not adjusted by HUD to account for any exceptions Note: Low income exceeding median income is an anomaly for this county due to HUD historical adjustments to median income. Household lower income figures are derived from very-low figures that are not adjusted by HUD for exceptions

DEFINITIONS

1. Annual Income: Gross income from all sources for all members of the household.

Note. Data From Los Angeles County, 2020, (http://ci.carson.ca.us/content/files/pdfs/housing/2020AffIncomeLimit.pdf).

Attachment A. Income and Rent Limits for LA County 2020 Persons in Family
Very Low
Los Angeles County 2020
Affordable Income Limits
(Income figures based on
Department of Housing and
Community Development
Income Limits dated April 30,
2020)

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Accountability & Enforcement Increase Production & Funding Decrease Local Control Land Use Regulations Tenant/Renter Protections • AB 1515 - Reasonable Person Standard
Bill Text - AB-1515 Planning and zoning:
housing. (ca.gov)
• SB 35 - Streamline Approval Process
Bill Text - SB-35 Planning and zoning: affordable
housing: streamlined approval process.
(ca.gov)
• AB 1397 - Adequate Housing Element Sites
Bill Text - AB-1397 Local planning: housing
element: inventory of land for residential
development.
• AB 1505 - Inclusionary Ordinances
Bill Text - AB-1505 Land use: zoning
regulations. (ca.gov)
• AB 1521 - Preserve the Existing Affordable
Housing Stock
Bill Text - AB-1521 Land use: notice of
proposed change: assisted housing
developments. (ca.gov)
• AB 72 - Enforce Housing Element Law
Bill Text - AB-72 Housing. (ca.gov)
• AB 73 - Streamline and Incentivize Housing
Production
Bill Text - AB-73 Planning and zoning: housing
sustainability districts. (ca.gov)
• SB 166 - No Net Loss
Bill Text - SB-166 Residential density and
affordability. (ca.gov)
• SB 540 - Workforce Housing Opportunity
Zones
Bill Text - SB-540 Workforce Housing
Opportunity Zone. (ca.gov)
• AB 879 - Increased Reporting Requirements
Bill Text - AB-879 Planning and zoning: housing
element. (ca.gov)
• SB 2 - Building Jobs and Homes Act
Bill Text - SB-2 Building Homes and Jobs Act.
(ca.gov)
• AB 678/SB 167 - Strengthen the Housing
Accountability Act
Bill Text - AB-678 Housing Accountability Act.
(ca.gov)
• SB 3 - Veterans and Affordable Housing Bond
Act
Bill Text - SB-3 Veterans and Affordable
Housing Bond Act of 2018. (ca.gov)
• AB 571 - Low Income Housing Credits for
Farmworkers
Bill Text - AB-571 Farmworker housing: income
taxes: insurance tax: credits: low-income
housing: migrant farm labor centers. (ca.gov)
• AB 246 - Environmental Quality: Jobs and
Economic Improvement Through
Environmental Leadership Act of 2011
Bill Text - AB-246 Environmental quality: Jobs
and Economic Improvement Through
Environmental Leadership Act of 2011. (ca.gov)
• AB 1804 - California Environmental Quality
Act: Exemption for Residential or Mixed-Use
Housing Projects
Bill Text - AB-1804 California Environmental
Quality Act: exemption: residential or mixeduse housing projects. • AB 2162 - Supportive Housing Streamlining
Act -SB 765 SB 35 clarifications
Bill Text - AB-2162 Planning and zoning:
housing development: supportive housing.
(ca.gov)
• SB 850 - Homeless Emergency Aid Program
Bill Text - SB-850 Housing. (ca.gov)
• SB 1333 - Reduces authority of charter cities
Bill Text - SB-1333 Planning and zoning: general
plan: zoning regulations: charter cities. (ca.gov)
• SB 1227 - Density bonuses
Bill Text - SB-1227 Density bonuses. (ca.gov)
• AB 686 - Housing discrimination: affirmatively
further fair housing
Bill Text - AB-686 Housing discrimination:
affirmatively further fair housing. (ca.gov)
• AB 1486 - The Surplus Land Act
Bill Text - AB-1486 Surplus land. (ca.gov)
• SB 450 - California Environmental Quality Act
exemption: supportive and transitional
housing: motel conversion
Bill Text - SB-450 California Environmental
C32Quality Act exemption: supportive and
transitional housing: motel conversion.
• SB 330 - Housing Crisis Act of 2019: Restricts
cities and counties from taking actions to
inhibit housing development
Bill Text - SB-330 Housing Crisis Act of 2019.
(ca.gov)
• AB 101 - Housing development and financing
Bill Text - AB-101 Housing development and
financing. (ca.gov)
• SB 196 - Property taxes: community land
trust
Bill Text - SB-196 Property taxes: community
land trust. (ca.gov)
• AB 1255 - Surplus public land: inventory
Bill Text - AB-1255 Surplus public land:
inventory. (ca.gov)
• SB 744 - Planning and zoning: California
Environmental Quality Act: permanent
supportive housing
Bill Text - SB-744 Planning and zoning:

California Environmental Quality Act:
permanent supportive housing.
• AB 68 - Land use: accessory dwelling units
Bill Text - AB-68 Land use: accessory dwelling
units. (ca.gov)
• AB 761 - State armories: homeless shelters
Bill Text - AB-761 State armories: homeless
shelters. (ca.gov)
• AB 1482 - Tenant Protection Act of 2019:
tenancy: rent caps
Bill Text - AB-1482 Tenant Protection Act of
2019: tenancy: rent caps.
• SB 6 - Residential development: available
land
Bill Text - SB-6 Residential development:
available land. (ca.gov)
• AB 1763 - Planning and zoning: density
bonuses: affordable housing
Bill Text - AB-1763 Planning and zoning: density
bonuses: affordable housing. (ca.gov)
• AB 587 - Accessory dwelling units: sale or
separate conveyance
Bill Text - AB-587 Accessory dwelling units: sale
or separate conveyance. (ca.gov)
• SB 329 - Discrimination: housing: source of
income
Bill Text - SB-329 Discrimination: housing:
source of income. (ca.gov)
• AB 1483 - Housing data: collection and
reporting
Bill Text - AB-1483 Housing data: collection and
reporting. (ca.gov)
• AB 1743 - Local government: properties
eligible to claim or receiving a welfare
exemption
Bill Text - AB-1743 Local government:
properties eligible to claim or receiving a
welfare exemption.
• AB 670 - Common interest developments:
accessory dwelling units
Bill Text - AB-670 Common interest
developments: accessory dwelling units.
(ca.gov)
• AB 671 - Accessory dwelling units: incentives
Bill Text - AB-671 Accessory dwelling units:
incentives. (ca.gov)
• AB 881 - Accessory dwelling units
Bill Text - AB-881 Accessory dwelling units.
(ca.gov)
• SB 13 - Accessory dwelling units
Bill Text - SB-13 Accessory dwelling units.
(ca.gov)
• AB 168 - Tribal Resources
Bill Text - AB-168 Planning and zoning: annual
report: housing development: streamlined
approvals. (ca.gov)
• AB 2345 - Density Bonus Law Changes
Bill Text - AB-2345 Planning and zoning: density
bonuses: annual report: affordable housing.
(ca.gov)
• AB 1851 - Parking Lot of Religious Institutions
Bill Text - AB-1851 Religious institution
affiliated housing development projects:
parking requirements. (ca.gov)
• SB 1157 - Optional Credit Reporting for
Tenants
Bill Text - SB-1157 Tenancy: credit reporting:
lower income households. (ca.gov)
• AB 725 - General plans: housing element:
moderate-income and above moderate-income
housing: suburban and metropolitan
jurisdictions
Bill Text - AB-725 General plans: housing
element: moderate-income and above
moderate-income housing: suburban and
metropolitan jurisdictions. (ca.gov)
• AB 3308 - Teachers Housing
Bill Text - AB-3308 School districts: employee
housing. (ca.gov)
• SB 1190 - Right to End Lease Early for Victims
of Violent Crime
Bill Text - SB-1190 Tenancy: termination.
(ca.gov)
• SB 1030 - Housing Omnibus
Bill Text - SB-1030 Housing. (ca.gov)
• AB 2782 – Mobile Home Rent Control (This
bill will take effect on January 1, 2025)
Bill Text - AB-2782 Mobilehome parks: change
of use: rent control. (ca.gov)
• AB 2405 - Right to Housing
Bill Text - AB-2405 Right to safe, decent, and
affordable housing. (ca.gov)
• AB 3182 - Right to Rent in HOAs / ADU
Permits
Bill Text - AB-3182 Housing:governing
documents: rental or leasing of separate
interests: accessory dwelling units. (ca.gov)
• AB 2463 - Ban on Forced Sale of Home Due to
Consumer Debt
Bill Text - AB-2463 Enforcement of money
judgments: execution: homestead. (ca.gov)
• SB 1079 - Foreclosure Sales
Bill Text - SB-1079 Residential property:
foreclosure. (ca.gov)
2018
2019
2020
Attachment B. Recent Housing Laws
2017
2/24/21

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Attachment C. Census Data and Demographics for San Marino (SCAG dataset)

43.28% 29

43.28% 29

29.85% 20

22.39% 15

17.91% 12

14.93% 10

11.94% 8
Q1 The biggest housing needs facing San Marino today are (check all that apply):

Answered: 67 Skipped: 2
Total Respondents: 67
Need
housing
choices
in low...

Need
homes
that are
afford...

All of
San
Marino’s
housin...

Need
lower-cos
t rental
housing
San
Marino
needs
housin...

Other
(please
specify)
Need
more
housing
for...
0%
20%
40%
60%
80%
100%

ANSWER CHOICES RESPONSES
Need housing choices in lower price range
Need homes that are affordable to first-time homebuyers All of San Marino’s housing needs are being met
Need lower-cost rental housing
San Marino needs housing for people who work here
Other (please specify)
Need more housing for seniors
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 Housing Needs and Opportunities Survey

Housing Needs and Opportunities Survey
# OTHER (PLEASE SPECIFY) DATE
1 Homes without homeowners living in the country, rented or empty causing many homes lack of maintenance and lack of laws for city to take serious action. 2/5/2021 11:59 AM
2 Do not need housing that sits empty because of LLC ownership. Don't allow LLC ownership & add a tax.
2/4/2021 5:55 PM
3 Need reasonable and long term policy, not personal preference by committee with professional knowledge and attitudes
2/4/2021 11:02 AM
4 The new ADU ordinance fixes a lot of the aforementioned needs already. 2/3/2021 10:48 AM 5 Housing near shops, schools, jobs, and places people can walk to 1/31/2021 6:38 PM 6 vacant homes have to be pulled into market. Vacant home has lot of negative impact to our city. Crime, less property tax income, fewer family with school-age kids living in etc 1/29/2021 7:06 PM
7 need more housing - staying with an edict of only single family house is unrealistic and bourgeoise. We have commercial spaces that are vacant and make the City downtown area look destitute. Mixed use will help bring vibrancy to our community, increase walkable retail spaces and open housing to people who work in our communities,i.e., educators, public safety, public service workers.
1/29/2021 5:48 PM
8 With ~ 140 homes that are vacant, there is scant need for additional housing. 1/28/2021 3:09 PM 9 No mixed use commercial properties. The cost of housing in San Marino is due to our schools academic standards. We need to make sure those standards are maintained. that makes homeowners participate in positive city participarion
1/27/2021 10:49 AM
10 San Marino needs to not just zone for the RHNA allocation but also zone enough capacity so it will be built. Since very new units have been built in recent years I request a zoning buffer of 50% above the allocation.
1/13/2021 5:52 PM
Q2 San Marino’s housing needs in the coming 10 years will include (check all that apply):

Answered: 68 Skipped: 1
Older
homes will
be
deterior...

Housing
will need
to be
priced t...

Housing
priced so
that my
children...

Our aging
population
will need
accessib...

Businesses
will need
housing
affordab...

Other
(please
specify)
0%
20%
40%
60%
80%
100%

Housing Needs and Opportunities Survey

61.76% 42

52.94% 36

45.59% 31

33.82% 23

17.65% 12

8.82% 6
Total Respondents: 68
# OTHER (PLEASE SPECIFY) DATE
1 ADU's are the appropriate way to provide less expensive housing 2/4/2021 5:55 PM 2 Adopt advanced zoning and planning concepts 2/4/2021 11:02 AM 3 Updating and renovation will continue and meet future housing needs. 1/28/2021 3:09 PM 4 Our city attracts home owners who want their children to be a part of our schools and that will always mean a better city and school system. Our housing prices are based on that. 1/27/2021 10:49 AM
5 More ADU’s for family members to live close by 1/20/2021 9:34 PM 6 Rental housing for young people and seniors. The rental to owner divide is not balanced . 1/13/2021 5:52 PM

ANSWER CHOICES RESPONSES
Older homes will be deteriorating and in need of repair Housing will need to be priced to attract new families to San Marino Housing priced so that my children can afford to live here Our aging population will need accessible, well-designed housing options Businesses will need housing affordable to their workers Other (please specify)
Q3 Please rank your level of agreement with each of the following statements:

Answered: 69 Skipped: 0
Disagree Neutral / No Opinion Agree
It
is
impor
ta...

It
is
impor
ta...

Some
of
the
ol...

There
are
no
en...

My
child
ren
ca...

Some
senio
rs
ne...

Peopl
e
who
work
in...

My
housi
ng
co...

There
are
not
en...

There
shoul
d
not
be...

Renta
l
price
s ...

San
Marin
o
ne...

San
Marin
o
sh...
0%
20%
40%
60%
80%
100%

Housing Needs and Opportunities Survey

4.35%
3 13.04%
9 82.61%
57 69 1.22

8.70%
6 13.04%
9 78.26%
54 69 1.30

7.25%
5 23.19%
16 69.57%
48 69 1.38

10.14%
7 21.74%
15 68.12%
47 69 1.42

8.70%
6 27.54%
19 63.77%
44 69 1.45

8.70%
6 28.99%
20 62.32%
43 69 1.46

5.88%
4 32.35%
22 61.76%
42 68 1.44

19.12%
13 22.06%
15 58.82%
40 68 1.60

26.09%
18 24.64%
17 49.28%
34 69 1.77

43.28%
29 17.91%
12 38.81%
26 67 2.04

26.09%
18 39.13%
27 34.78%
24 69 1.91

47.83%
33 17.39%
12 34.78%
24 69 2.13

57.97%
40 14.49%
10 27.54%
19 69 2.30

DISAGREE NEUTRAL / NO

OPINION

AGREE TOTAL WEIGHTED

AVERAGE
It is important to preserve San Marino’s neighborhoods
It is important to preserve San Marino’s historic architecture Some of the older homes in San Marino need rehabilitation There are no entry-level homes to purchase in San Marino My children can’t afford to live here in San Marino
Some seniors need assistance to remain in their homes
People who work in San Marino can’t afford to live here My housing costs have increased in the last 5 years
There are not enough housing options in San Marino
There should not be any apartments in San Marino unless they look like our existing houses
Rental prices in San Marino are too high
San Marino needs more housing options for all income levels San Marino should allow some apartments to be built
Q4 Please rank what you feel are the types of new housing that would be most successful in San Marino today: ( 1 is most important and 5 is least important)
Answered: 67 Skipped: 2

Housing Needs and Opportunities Survey

50.00%
30 25.00%
15 13.33%
8 5.00%
3 6.67%
4 60 4.07

31.58%
18 40.35%
23 17.54%
10 7.02%
4 3.51%
2 57 3.89

12.50%
8 20.31%
13 26.56%
17 28.13%
18 12.50%
8 64 2.92

6.56%
4 9.84%
6 32.79%
20 27.87%
17 22.95%
14 61 2.49

3.57%
2 3.57%
2 8.93%
5 21.43%
12 62.50%
35 56 1.64
Accessory
dwelling
units (second
units/gran...

Smaller
single-family
dwellings/cot
tages
Independent
senior
housing
Alternative
housing types
like tiny
homes,...

Group or
dormitory
housing on
school...
0 2
4 6
8 10
1 2 3 4 5 TOTAL SCORE
Accessory dwelling units (second units/granny units/junior units)
Smaller single-family dwellings/cottages
Independent senior housing
Alternative housing types like tiny homes, work/live
spaces, and intentional communities
Group or dormitory housing on school campuses or public facility properties
Q5 What are some unique features of San Marino that can be housing opportunities for the community? For example: Unused office spaces that can be used as artist studio or work/live spaces Carriage houses that can be converted to caretaker facilities Large homes modified to accommodate more family members or multigenerational homes Large lots perfect for tiny homes or cottages to be developed Your idea(s):

Answered: 43 Skipped: 26

Housing Needs and Opportunities Survey
# RESPONSES DATE
1 Agree with the creative repurposing ideas listed. 2/12/2021 11:19 AM 2 Downtown commercial facilities that can be converted to residential as well as commercial . 2/12/2021 8:51 AM 3 Allow for multi family properties. 2/11/2021 7:26 PM
4 Turn commercial space into low income housing opportunities 2/11/2021 5:35 PM 5 Guest houses able to be occupied, developing areas belonging to SM that are by Carver School.
2/7/2021 4:11 PM
6 Carriage houses 2/5/2021 10:13 AM
7 None of these are a good idea 2/5/2021 8:49 AM
8 More multi-family/multi-unit housing 2/4/2021 10:18 PM 9 LIke the idea of office spaces being used as artist studio or work/live spaces. This is appealing because it would not change the residential look of San Marino. 2/4/2021 9:37 PM
10 There is no mixed use in our code and it should stay that way. Right now the code does not address the required separation for living space and other occupancies. That requires an entire separate section in the code (overlay zone). It would be very expensive to try to convert office space to living space; the only exception would be conversion of the whole building to residential, with fire sprinklers, exits, etc. and *limit it to one story*. 2/4/2021 5:55 PM
11 Parking lots should be converted to housing. Allow people to park their cars on the street overnight which would free up driveway and garage space. Change the zoning from commercial/retail to residential. There do not need to be that many businesses in San Marino when there are plenty of commercial and retail spaces in larger, nearby cities. 2/4/2021 5:10 PM
12 whatever produces the least amount of density 2/4/2021 5:08 PM 13 Easing up current restriction on home expansion and allowing homeowners to expand their house to meet their family. Needs
2/4/2021 4:48 PM
14 High density homes, townhouses, duplex, multi-family condo or apartments, allow to convert empty commercial buildings to live/work studios along Huntington Dr 2/4/2021 11:02 AM
15 I would not like any of the suggestions in 4. to be considered. San Marino is not suited for things such as tiny homes. It's a city of single family residences and should remain that way. 2/4/2021 10:25 AM
16 Multiple units on lots. 2/1/2021 12:20 PM
17 Bungalow courts. Live/work above existing commercial units. Un/underutilized city properties that could be developed as affordable, multi unit workforce housing for city and school district staff (to reduce their commutes to San Marino, make it easier for their kids to attend local schools and be active in the community, and make city/district jobs more competitive with other cities )
1/31/2021 6:38 PM
18 To meet our affordable housing assessment we should continue to pursue ADU development.

Mixed use construction in the Huntington Dr business disctrict could also be explored but ONLY if the state would allow the city to determine it's own standards for development. If the state continues to limit local control then the city should explore prohibiting any mixed use in the business districts.
1/30/2021 6:07 PM
19 Large homes modified to accommodate more family members or multigenerational homes. 1/30/2021 11:59 AM 20 Large lots for smaller cluster houses in gated community. 1/29/2021 9:52 PM 21 all of above, including mixed use for our commercial areas 1/29/2021 5:48 PM 22 Allow mixed-use development in the commercial areas along Huntington Dr. and Mission St., and allowing housing above the ground retail/commercial spaces. 1/28/2021 4:20 PM
23 San Marino is an upscale housing option. Converting it to allow for greater density is abhorrent.

What we need is to oust the idiots in Sacramento
1/28/2021 3:13 PM
24 Why can't we let our elected city government decide the situations which the city can comfortably allow?
1/28/2021 3:09 PM

Housing Needs and Opportunities Survey
25 Modular or pre-fabricated tiny homes (or container houses) that can be quickly errected and streamlined through permitting process.
1/28/2021 10:07 AM
26 Convert Stoneman into condos/townhouses. Blend Carver and Valentine, and use the Carver property to develop more homes.
1/28/2021 9:51 AM
27 Granny housing on residential properties 1/27/2021 10:49 AM 28 As Pasadena develops and grows into the city we think it will become: a major city to the east of downtown drawing people from LA, we can fit the need of those that are looking for a smaller town feel but close proximity to the growing city of Pasadena. 1/25/2021 11:36 AM
29 Reduce or eliminate emotionally and politically motivated restriction of development at the DRC and Planning Commission.
1/20/2021 9:34 PM
30 all of above 1/20/2021 11:00 AM
31 Lacy Park 1/19/2021 3:10 PM
32 Carriage houses for sublet to singles. 1/19/2021 2:46 PM 33 Convert larger homes to senior living (maximum 3 people) per home. 1/19/2021 2:17 PM 34 like the carriage house idea 1/19/2021 1:59 PM
35 Spaces above businesses could be used to construct studios 1/14/2021 7:00 PM 36 Allow to reconvert big houses into few smaller houses 1/14/2021 6:10 PM 37 Our commercial areas on Huntington and Mission should have more mixed use buildings with living units above and retail and restaurants below. Our commercial arteries and dead or dying. 1/14/2021 10:45 AM
38 I am concerned that condos, townhouses, and apartments were not in the list of new housing typologies? Re-zoning is needed.
1/13/2021 5:52 PM
39 Mixed use above existing and new Huntington Drive commercial 1/11/2021 3:38 PM 40 I don’t think tiny houses are a good idea, especially for this community. It’ll be liken to trailer park homes. However, high-end apartment buildings on large lots might be a great way to expand housing and keep the integrity of San Marino.
12/31/2020 8:55 AM
41 Change nothing. Preserve the home architectures and stop allowing for Orange County-style homes to be built in San Marino
12/31/2020 5:43 AM
42 Adu and larger lots to accommodate more multigenerational homes 12/30/2020 4:16 PM 43 Small cottages, maybe 2 ADUs on large lots? 12/18/2020 1:18 PM

THIS PAGE LEFT BLANK INTENTIONALLY

CITY OF SAN MARINO

DRAFT HOUSING ELEMENT
OCTOBER 29, 2021

SECTION I: INTRODUCTION & SUMMARY .................................................................... 1

1.1 INTRODUCTION .................................................................................................................................... 1

1.2 DEFINITION AND PURPOSE ............................................................................................................ 1

1.3 CONSISTENCY WITH STATE LAWS AND GENERAL PLAN ................................................. 1

1.4 PUBLIC PARTICIPATION ..................................................................................................................... 2

1.5 ORGANIZATION OF THE HOUSING ELEMENT ...................................................................... 3

1.6 DEFINITION OF TERMS ...................................................................................................................... 4

1.7 DATA SOURCES ...................................................................................................................................... 4

1.8 COMMUNITY PROFILE ........................................................................................................................ 5

1.9 CHANGING HOUSING NEEDS AND DEMOGRAPHICS ........................................................ 7

1.10 CHARACTERISTICS OF HOUSING STOCK .............................................................................. 12

1.11 SUMMARY OF CONSTRAINTS ....................................................................................................... 15

1.12 SUMMARY OF FAIR HOUSING ANALYSIS (FHA) .................................................................. 15

1.13 REGIONAL HOUSING NEEDS ALLOCATION ....................................................................... 17

1.14 2014 SAN MARINO HOUSING ELEMENT REVIEW .............................................................. 18

1.15 PROGRAM CHANGES IN 2021 HOUSING ELEMENT .......................................................... 20 SECTION II: HOUSING STRATEGY ................................................................................. 26

2.1 GOALS, POLICIES, AND PROGRAMS ........................................................................................... 26

2.1 QUANTIFIED OBJECTIVES .............................................................................................................. 36 SECTION III: HOUSING SITES.......................................................................................... 39

3.1 CONTEXT ................................................................................................................................................ 39

3.2 DEVELOPMENT CAPACITY ASSUMPTIONS ............................................................................. 40

3.3 REALISTIC CAPACITY OF SITES ZONED FOR HOUSING .................................................. 44

3.3 REALISTIC CAPACITY OF OTHER SITES ALLOWING HOUSING ........................... 474746

3.4 RHNA SHORTFALL .............................................................................................................................. 47

3.5 PROGRAMS & REZONING TO ENSURE ADEQUATE SITES .............................................. 50

3.6 INFRASTRUCTURE...................................................................................................................... 626262

3.7 ENVIRONMENTAL CONSIDERATIONS ............................................................................ 636363 SECTION IV: TECHNICAL BACKGROUND REPORT ............................................ 656565

4.1 INTRODUCTION ......................................................................................................................... 656565

4.2 PRE-CERTIFIED SCAG DATASET ......................................................................................... 656565

4.3 LOCAL HOUSING PROGRAMS & RESOURCES ............................................................... 666666

4.4 HOUSING CONSTRAINTS ANALYSIS ................................................................................. 696969

4.5 FAIR HOUSING ANALYSIS ...................................................................................................... 919191 APPENDIX A: SCAG LOCAL HOUSING DATA ............................................................................. 114

APPENDIX B: COMMUNITY ENGAGEMENT .............................................................................. 136 ATTACHMENT A: COMMUNITY SURVEY RESULTS ..................................................... 164164163 SECTION I: INTRODUCTION & SUMMARY ....................................................................................... 1

1.1 INTRODUCTION .................................................................................................................................... 1

1.2 DEFINITION AND PURPOSE ............................................................................................................ 1

1.3 CONSISTENCY WITH STATE LAWS AND GENERAL PLAN ................................................. 1

1.4 PUBLIC PARTICIPATION ..................................................................................................................... 2

1.5 ORGANIZATION OF THE HOUSING ELEMENT ...................................................................... 3

1.6 DEFINITION OF TERMS ...................................................................................................................... 4

1.7 DATA SOURCES ...................................................................................................................................... 4

1.8 COMMUNITY PROFILE ........................................................................................................................ 5

1.9 CHANGING HOUSING NEEDS AND DEMOGRAPHICS ........................................................ 7

1.10 CHARACTERISTICS OF HOUSING STOCK .............................................................................. 12

1.11 SUMMARY OF CONSTRAINTS ....................................................................................................... 15

1.12 SUMMARY OF FAIR HOUSING ANALYSIS (FHA) .................................................................. 15

1.13 REGIONAL HOUSING NEEDS ALLOCATION ....................................................................... 17

1.14 2014 SAN MARINO HOUSING ELEMENT REVIEW .............................................................. 18

1.15 PROGRAM CHANGES IN 2021 HOUSING ELEMENT .......................................................... 20 SECTION II: HOUSING STRATEGY ................................................................................. 26

2.1 GOALS, POLICIES, AND PROGRAMS ........................................................................................... 26

2.1 QUANTIFIED OBJECTIVES .............................................................................................................. 36 SECTION III: HOUSING SITES.......................................................................................... 39

3.1 CONTEXT ................................................................................................................................................ 39

3.2 DEVELOPMENT CAPACITY ASSUMPTIONS ............................................................................. 40

3.3 REALISTIC CAPACITY OF SITES ZONED FOR HOUSING .................................................. 44

3.3 REALISTIC CAPACITY OF OTHER SITES ALLOWING HOUSING .................................... 46

3.4 RHNA SHORTFALL .............................................................................................................................. 47

3.5 PROGRAMS & REZONING TO ENSURE ADEQUATE SITES .............................................. 49

3.6 INFRASTRUCTURE............................................................................................................................... 60

3.7 ENVIRONMENTAL CONSIDERATIONS ..................................................................................... 61 SECTION IV: TECHNICAL BACKGROUND REPORT ................................................... 63

4.1 INTRODUCTION .................................................................................................................................. 63

4.2 PRE-CERTIFIED SCAG DATASET .................................................................................................. 63

4.3 LOCAL HOUSING PROGRAMS & RESOURCES ........................................................................ 64

4.4 HOUSING CONSTRAINTS ANALYSIS .......................................................................................... 67

4.5 FAIR HOUSING ANALYSIS ............................................................................................................... 89 APPENDIX A: SCAG LOCAL HOUSING DATA ............................................................................. 112 APPENDIX B: COMMUNITY ENGAGEMENT .............................................................................. 134 ATTATCHMENT A: COMMUNITY SURVEY RESULTS .............................................................. 161

TABLE OF FIGURES
FIGURE 1: SAN MARINO LOCATION WITHIN LARGER LOS ANGELES COUNTY ............. 6 FIGURE 2: SAN MARINO NEIGHBORHOOD DEVELOPMENT CHRONOLOGY ................. 7 FIGURE 3: CURRENT POPULATION BY AGE AND SEX ................................................ 8 FIGURE 4: EMPLOYMENT BY INDUSTRY ................................................................... 9 FIGURE 5: HOUSEHOLDS BY HOUSEHOLD SIZE ...................................................... 11 FIGURE 6: VACANT UNITS BY TYPE ....................................................................... 13 FIGURE 7: GROWTH IN SAN MARINO AND LOS ANGELES COUNTY HOMES SALE PRICES, 2012 - 2021 ............................................................................................. 14 FIGURE 8: RESIDENTIAL UNITS IN SAN MARINO, BY YEAR BUILT ........................... 39 FIGURE 9: UNDERGROUND PARKING ENTRANCE FOR EASTWEST BUILDING, 2090 HUNTINGTON DR ................................................................................................. 40 FIGURE 10: PARKING FOR WELLS FARGO BUILDING, 2375 HUNTINGTON DR ........... 41 FIGURE 11: SITES FROM 810 TO 900 HUNTINGTON DR .......................................... 42 FIGURE 12: SITES AT HUNTINGTON DR AND S SAN GABRIEL BLVD ......................... 42 FIGURE 13: SAN MARINO SECURITY BUILDING AND MIXED OCCUPANCY DEVELOPMENT, 2405 HUNTINGTON DR ................................................................. 43 FIGURE 14: STONEMAN SITE AND PROPOSED SUBDIVISION ................................... 52 FIGURE 15: HUNTINGTON SITE FOR HOUSING OVERLAY ........................................ 53 FIGURE 16: ALL SITES FOR HOUSING OVERLAY ..................................................... 54 FIGURE 17: PARCELS ELIGIBLE FOR MISSING MIDDLE HOUSING ............................ 57 FIGURE 18: FAULT, LIQUEFACTION AND LANDSLIDE ZONES MAP ............................ 87 FIGURE 19: CAL FIRE FIRE HAZARD SEVERITY ZONE MAP ...................................... 88 FIGURE 20: CITY OF SAN MARINO ENHANCED FIRE INSPECTION ZONE MAP ........... 89

FIGURE 21: RACIAL DOT DENSITY MAP OF SAN MARINO, CA, AND SURROUNDING AREAS ................................................................................................................. 96 FIGURE 22: HOUSEHOLDS BY POVERTY STATUS .................................................... 98 FIGURE 23: MEDIAN INCOME BASED ON ACS 5-YEAR ESTIMATES 2014-2019 ........... 99 FIGURE 24: PERCENT OF LOW- TO MODERATE-INCOME RESIDENTS BY BLOCK GROUPS IN LOS ANGELES COUNTY ...................................................................... 100 FIGURE 25: TCAC OPPORTUNITY AREA INDEX MAP ............................................... 101 FIGURE 26: ACHIEVEMENT GAP RESULTS RACIAL/DEMOGRAPHIC BREAKDOWN ..... 102 FIGURE 27: CALENVIROSCREEN INDEX MAP OF SAN MARINO AND SURROUNDING AREAS ................................................................................................................ 103 FIGURE 28: ECONOMIC INDEX MAP OF SAN MARINO AND SURROUNDING AREAS ... 105 FIGURE 29: INFLOW/ OUTFLOW ANALYSIS OF SAN MARINO .................................. 106 FIGURE 30: HUD JOBS PROXIMITY INDEX MAP OF SAN MARINO AND SURROUNDING AREAS ................................................................................................................ 107 FIGURE 31: MONTHLY OWNER COSTS FOR MORTGAGE HOLDERS .......................... 108 FIGURE 32: CROWDING BY EXTENT AND TENURE ................................................. 109 FIGURE 33: SUBSTANDARD HOUSING................................................................... 109 FIGURE 34: LOCATION AFFORDABILITY INDEX ..................................................... 110 FIGURE 35: 1930'S HOLC REDLINING GRADE ........................................................ 112 FIGURE 1: SAN MARINO LOCATION WITHIN LARGER LOS ANGELES COUNTY ............. 6 FIGURE 2: SAN MARINO NEIGHBORHOOD DEVELOPMENT CHRONOLOGY ................. 7 FIGURE 3: CURRENT POPULATION BY AGE AND SEX ................................................ 8 FIGURE 4: EMPLOYMENT BY INDUSTRY ................................................................... 9 FIGURE 5: HOUSEHOLDS BY HOUSEHOLD SIZE ...................................................... 11 FIGURE 6: VACANT UNITS BY TYPE ....................................................................... 13 FIGURE 7: GROWTH IN SAN MARINO AND LOS ANGELES COUNTY HOMES SALE PRICES, 2012 - 2021 ............................................................................................. 14 FIGURE 8: RESIDENTIAL UNITS IN SAN MARINO, BY YEAR BUILT ........................... 38

FIGURE 9: UNDERGROUND PARKING ENTRANCE FOR EASTWEST BANK BUILDING, 2090 HUNTINGTON DR ......................................................................................... 39 FIGURE 10: PARKING FOR WELLS FARGO BANK BUILDING, 2375 HUNTINGTON DR .. 40 FIGURE 11: SITES FROM 810 TO 900 HUNTINGTON DR .......................................... 41 FIGURE 12: SITES AT HUNTINGTON DR AND S SAN GABRIEL BLVD ......................... 41 FIGURE 13: SAN MARINO SECURITY BUILDING AND MIXED OCCUPANCY DEVELOPMENT, 2405 HUNTINGTON DR ................................................................. 42 FIGURE 14: STONEMAN SITE AND PROPOSED SUBDIVISION ................................... 51 FIGURE 15: HUNTINGTON SITE FOR HOUSING OVERLAY ........................................ 52 FIGURE 16: ALL SITES FOR HOUSING OVERLAY ..................................................... 53 FIGURE 17: PARCELS ELIGIBLE FOR MISSING MIDDLE HOUSING ............................ 55 FIGURE 18: FAULT, LIQUEFACTION AND LANDSLIDE ZONES MAP ............................ 83 FIGURE 19: CAL FIRE FIRE HAZARD SEVERITY ZONE MAP ...................................... 84 FIGURE 20: CITY OF SAN MARINO ENHANCED FIRE INSPECTION ZONE MAP ........... 85 FIGURE 21: RACIAL DOT DENSITY MAP OF SAN MARINO, CA, AND SURROUNDING AREAS ................................................................................................................. 91 FIGURE 22: HOUSEHOLDS BY POVERTY STATUS .................................................... 92 FIGURE 23: MEDIAN INCOME BASED ON ACS 5-YEAR ESTIMATES 2014-2019 ........... 93 FIGURE 24: TCAC OPPORTUNITY AREA INDEX MAP ................................................ 94 FIGURE 25: ACHIEVEMENT GAP RESULTS RACIAL/DEMOGRAPHIC BREAKDOWN ...... 95 FIGURE 26: CALENVIROSCREEN INDEX MAP OF SAN MARINO AND SURROUNDING AREAS ................................................................................................................. 96 FIGURE 27: ECONOMIC INDEX MAP OF SAN MARINO AND SURROUNDING AREAS .... 98 FIGURE 28: INFLOW/ OUTFLOW ANALYSIS OF SAN MARINO ................................... 99 FIGURE 29: HUD JOBS PROXIMITY INDEX MAP OF SAN MARINO AND SURROUNDING AREAS ................................................................................................................ 100 FIGURE 30: MONTHLY OWNER COSTS FOR MORTGAGE HOLDERS .......................... 101 FIGURE 31: CROWDING BY EXTENT AND TENURE ................................................. 102 FIGURE 32: SUBSTANDARD HOUSING................................................................... 102 FIGURE 33: LOCATION AFFORDABILITY INDEX ..................................................... 103 FIGURE 34: 1930'S HOLC REDLINING GRADE ........................................................ 105

San Marino - HCD Draft Housing Element October 29, 2021

SECTION I: INTRODUCTION & SUMMARY

1.1 INTRODUCTION
This chapter of the San Marino General Plan presents goals, policies, programs, and supporting information related to the provision of housing for existing and future residents of the City. The purpose of the Housing Element is twofold: 1) to present specific policies and actions for housing development to meet San Marino’s specific, identified housing needs; and 2) to meet regional standards and achieve State certification, pursuant to statutory requirements.

1.2 DEFINITION AND PURPOSE
The Housing Element of the General Plan is a detailed statement of the housing goals, policies, programs, and quantified objectives for the City. The Element is based on a comprehensive technical assessment of existing housing policies and programs; current and projected housing needs, especially related to low income households and special needs populations; an analysis of market, environmental, governmental, and other factors which constrain housing production; an assessment of ways that the City can affirmatively further fair housing for its residents; an inventory of sites available for housing construction; and an assessment of new programs and policies that can enhance housing production in the City.

The purpose of the Housing Element is to guide decision-making by elected and appointed officials. Specifically, the Housing Element sets forth how the City will address the need for housing, especially by low- and moderate-income families and special needs families and individuals. The Housing Element also provides housing-related data and information to the public.

1.3 CONSISTENCY WITH STATE LAWS AND GENERAL PLAN
State law requires that the General Plan include an integrated, consistent set of goals and policies.

The City of San Marino’s General Plan contains elements relating to land use, community services, natural resources, safety (including noise), housing, and circulation. The 2021 Housing Element provides goals, policies and implementation measures that are consistent with all other elements of the General Plan; amendments to the City’s Land Use Element and zoning are planned for immediately after adoption of the Housing Element. As the General Plan is amended in the future, the City will ensure the Housing Element remains consistent with the General Plan.

New State law requires that the Safety Element be updated to address climate adaptation upon revision of the Housing Element. The City will ensure compliance with this requirement by updating and adopting its updated Safety Element concurrent with the 2021 Housing Element.

The City will provide a copy of the Housing Element to water and sewer service providers and has coordinated with these agencies in the preparation of this Housing Element. Within 60 days after adoption, the City will send the updated Housing Element to water and sewer providers with a memo regarding the State-mandated water and sewer service priority for housing projects that

San Marino - HCD Draft Housing Element October 29, 2021

will help San Marino meet its regional housing need for lower-income households (Government Code Section 65589.7). Because San Marino does not have any disadvantaged communities, an Environmental Justice Element is not required; however, a fair housing analysis has been conducted and policies and programs to affirmatively further fair housing are included within the Housing Element.

1.4 PUBLIC PARTICIPATION
Housing issues affect the entire community and can be confusing and contentious. State requirements about what Housing Elements must allow often seem at odds with long-standing community values. The public participation requirement of Housing Element law presents an opportunity to engage constituents in defining housing issues, and in creating solutions that both meet the needs of the community and the requirements of state law.

The ongoing restrictions on gatherings due to the COVID-19 pandemic have forced community outreach and engagement into a virtual world. While in some cases this has made it possible for more people to be engaged in the process, a digital divide often exists in cases where households may lack internet connections or may be unable to attend virtual meetings due to work obligations.

To ensure that community outreach during the pandemic was as equitable as possible, the community outreach program was designed to provide participation opportunities via cell phone and at the convenience of the resident. San Marino’s Housing Element Update has included the public outreach efforts summarized below and detailed in Section 4:
 December 7, 2020: A Community Town Hall was held via Zoom. The Town Hall was covered by the press.
 December 29, 2020: City established a Housing Element Update webpage http://cityofsanmarino.org/housingelement The webpage provides the current update status, access to meeting agendas and materials, document drafts, a dedicated email for comments about the Housing Element Update, and community opinion surveys in Spanish, Chinese and English.
 November 2020- January 2021: Community opinion surveys were conducted in English, Spanish, and Chinese.
 January-April 2021: Stakeholder interviews conducted with responsive contacts representing for- and not-for-profit developers, advocacy groups, and service providers, including Southern California Non-profit Housing Association; Milestone Housing Development Corporation; the Chinese Club of San Marino; the Los Angeles County Economic Development Corporation; and the Pasadena-Foothills Association of Realtors.  February 24, 2021: Planning Commission held a publicly noticed workshop on the Housing Element Update. Commission discussed challenges faced by City, took public input, and provided policy direction to staff.
 April 16, 2021: City Council held a publicly noticed workshop on the Housing Element Update and reviewed the Draft Housing Strategy (Policies and Programs for the Housing

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Element), potential sites, and a preliminary rezoning program to address the City’s RHNA shortfall. Notices for this workshop were sent to the outreach and notification list, as well as to those who had provided contact information on the community surveys and those that had spoken at previous meetings.
 July 20, 2021: Public Review Draft Housing Element was released and made available on the established website. Notices of the release of the draft document were sent to the outreach and notification list, including those who had spoken at previous meetings.  July 17, 2021: City Council held a publicly noticed workshop to review the Draft Housing Element for possible transmittal to the State. The City Council took public comments and set another meeting to continue the public discussion.
 August 3, 2021: City Council held a publicly noticed meeting to receive public input regarding the Housing Element Update and provided further direction to staff and consultants regarding sites to include on the inventory lists to be considered for rezoning.
 August 25, 2021: City held a Town Hall to continue to receive public input on the Draft Housing Element and advise the community of future opportunities to provide comments on the updated Draft Housing Element or to meet with a planner individually to discuss the update process.
 September 24, 2021: The City Council held a duly noticed public meeting to take public comment and requested additional changes to be made to the Draft Housing Element;  October 29, 2021: The City Council held a duly noticed public hearing and authorized staff to transmit the Draft to HCD to begin their review.  September 24November 1, 2021: The Draft Housing Element and all public comments received to date were transmitted to HCD to begin their mandatory 60-day review period, during which time all interested parties were invited and encouraged to submit comments directly to HCD.
 December xxx, 2021: HCD responded with several changes needed for the Draft Housing Element to be compliant with State law. These changes were subsequently incorporated into the Planning Commission Draft.
 December xxx, 2021: Mitigated Negative Declaration released  January xxx, 2022: Planning Commission hearing on MND and PC Draft Housing Element;
 January xxx, 2022: City Council hearing to adopt MND and Housing Element

1.5 ORGANIZATION OF THE HOUSING ELEMENT
The Housing Element is organized into four main sections. Section 1 introduces the overall Housing Element update effort, a summary of housing needs and constraints, a Fair Housing summary, and a review of the effectiveness of the 2014 Housing Element and the City’s progress in its implementation. Section 2 sets forth the City’s Housing Strategy, which is comprised of the Goals, Policies and Programs that it intends to implement over the next 8-year planning cycle.

The City’s Quantified Objectives are also included in Section 2. Section 3 presents a detailed housing site inventory, including a discussion of the availability of services, and compares this inventory to the City’s projected housing needs. Section 4, the Technical Background Report,

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provides statutorily required data including an assessment of housing needs & programs, an analysis of non-governmental and governmental constraints to affordable housing provision, and a discussion of special needs populations. Pre-certified housing and demographic data provided by the Southern California Association of Governments (SCAG) is included here.

1.6 DEFINITION OF TERMS
Throughout the Housing Element, a variety of technical terms related to income levels are used in describing and quantifying conditions and objectives. The definitions of these terms follow:

Affordable Housing -- Housing which costs no more than 30 percent of a low-, very low-, or extremely low-income household’s gross monthly income. For rental housing, the residents may pay up to 30 percent of gross income on rent plus tenant-paid utilities. For homeownership, residents can pay up to 30 percent on the combination of mortgage payments, taxes, insurance, and Homeowners' dues.

Area Median Income (AMI) -- The income figure representing the middle point of all Los Angeles household incomes. Fifty percent of households earn more than or equal to this figure and 50 percent earn less than or equal to this figure. The AMI varies according to the size of the household. For the year 2021, the AMI for a four-person household in Los Angeles County was $80,000.

Extremely Low-Income Households (ELI) -- Households earning not more than 30 percent of the Los Angeles County AMI.

Very Low-Income Households (VLI) -- Households earning between 31 and 50 percent of the Los Angeles County AMI.

Low Income Households -- Households earning between 51 and 80 percent of the Los Angeles County AMI.

Moderate Income Households -- Households earning 81 to 120 percent of the Los Angeles County AMI.

Middle Income Households – Households earning from 80 percent to 150 percent of the Los Angeles County AMI.

Above Moderate-Income Households -- Households earning not less than 120 percent of the Los Angeles County AMI.

1.7 DATA SOURCES
The 2021 Housing Element Update makes full use of the pre-certified data package provided by SCAG, which is contained in its entirely within the Technical Background Report. Data provided within this policy document is taken from the SCAG data set and by other sources as noted. In addition to the SCAG dataset, the following sources of data were used to help identify historic patterns of segregation, assess constraints to housing and the market conditions in San Marino; and to better identify specific housing needs:

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● U.S. Census 2010
● 2014-2018 American Community Survey 5-year Estimates
● Realtor.com
● Zillow.com
● Los Angeles Economic Development Commission 2021 Economic Forecast ● LACDA Analysis of Impediments to Fair Housing Choice/Assessment of Fair Housing ● Connect SoCal 2020-2045
● Los Angeles County Affordable Housing Action Plan, 2018 ● Los Angeles County Office of the Assessor
● Pasadena-Foothills Association of Realtors
● Los Angeles Homeless Services Authority 2020 Homeless Count, by City ● City of San Marino Building Permit Data
● San Marino Historic Resource Survey, October 2020
● Historic neighborhood development data provided by City of San Marino staff ● 2013-2017 Comprehensive Housing Affordability Strategy (CHAS) data for San Marino ● EPA’s San Marino Environmental Justice Report
● Rich Blocks, Poor Blocks – based on the 2012-2016 American Community Survey for San Marino
● Income by Neighborhoods Map, CityData.com accessed March 2021 ● A Portrait of Los Angeles County, San Marino–Measure of America, as of March 2021 ● Los Angeles County Annual Affordable Housing Outcomes Report, CHP, 30 April 2019 ● CA Department of Housing and Community Development, Housing Needs Data Certification Letter, 2020

1.8 COMMUNITY PROFILE
San Marino is a small city within the very large and diverse Los Angeles County (Figure 1Figure 1Figure 1Figure 1). It is located 11 miles from the City of Los Angeles, and is surrounded by the cities of Pasadena, South Pasadena, San Gabriel, and Alhambra. While San Marino is served by the nearby freeway network (210 and 164) and by the Metro bus line 78/79/379, it does not have high-speed rail services and does not contain any Priority Growth Areas envisioned in Connect SoCal 2020-2045. San Marino’s 2020 population of 12,870 represents a decrease from the 2010 population of 13,187. This lack of growth is consistent with that of Los Angeles County and the State of California, both of which have recently begun decreasing in population.

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Figure 11: San Marino Location within Larger Los Angeles County Incorporated in 1913, San Marino was almost completely built out by the 1970s (Figure 2). San Marino is characterized by its beautiful homes and has multiple historic neighborhoods and structures. The intention of the City’s founding fathers was a high-quality, crime-free residential area that provides great schools, parks, and an exclusive lifestyle; the City’s physical form today reflects those early values and development patterns. The City’s lack of vacant parcels and subdivision potential has impeded development since the 1970s: an average of less than 6 new home permits have been issued annually since 1980, not counting Accessory Dwelling Units.

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Figure 22:  San Marino Neighborhood Development Chronology Source: San Marino Historical Survey, 2020 and San Marino staff

1.9 CHANGING HOUSING NEEDS AND DEMOGRAPHICS
Comparisons between San Marino’s data and that of the larger Los Angeles County show stark differences in many areas, as reflected in the information highlighted below. San Marino’s median household income and median housing price are both more than twice that of the surrounding county or region. As the City ages and demographics change, different housing needs have arisen, and new programs are needed to meet changing demands. This section explores the characteristics and the housing needs of the San Marino community and helps to provide direction in updating the City’s Housing Element goals, policies, and programs.

1.9.1 Population Characteristics and Trends
Los Angeles County’s population increased slightly (1.89%) between 2010 and 2020, from 9,787,747 residents in 2010 to 9,969,510 in 2020. By contrast, San Marino’s population decreased

2.1% over the same period, from 13,147 residents in 2010 to 12,870 residents in 2020. In addition

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to the population decrease, the average household size in San Marino also decreased and now average 2.92 persons per household, down from a household size of 3.02 persons in 2010. This decrease in household size coupled with a decrease in population is not unexpected in a community that has both a growing number of seniors and a shrinking number of young families.

Age Composition
Figure 3Figure 3Figure 3Figure 3 helps to tell San Marino’s housing needs story: it has an aging population to be housed and cared for, and it will need to create reasonably inexpensive housing opportunities for young families if it is to stop the outmigration of young adults and families seeking a more affordable place to live.

Figure 33: Current Population by Age and Sex
Source: American Community Survey 2014-2018 5-year estimates Race and Ethnicity
The U.S. Census provides statistics regarding the race and ethnicity of a city's population. The 2010-2019 population estimates show that the City of San Marino is made up of persons classified as “Asian alone” at 60.5 % of the population, and with persons classified as “White alone” at

31.5% of the population. Hispanic or Latino persons formed 6.3% of the population; Blacks or African Americans formed about 2% of the population; and about 3% of the population identified as two or more Races. Additional discussion of San Marino’s racial and ethnic composition is included in the Technical Background Report (Section 4).

Employment and Income
According to the American Community Survey 2014-2018, the City of San Marino has 5,474 residents in the workforce. This represents a 7.4% decrease from the 5,904 residents reported to be in San Marino’s workforce by the American Community Survey 2007-2011, consistent with the City’s aging workforce and its recent decrease in population. The industries with the highest percentage of employees are education and social services with 1,389 employees (25.4% of total). Professional services and finance make up another large segment of occupations. Figure 4 illustrates the breakdown of employment by industry.

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Figure 44: Employment by Industry
Source: American Community Survey 2014-2018 5-year estimates w/ groupings of 2-digit NA/CS codes.

San Marino has relatively few low-paying jobs. It is primarily residential in nature and has only 2 streets (Mission and Huntington) with commercial uses that could support local employment.

These areas are primarily made up of small-scale retail and professional office spaces. The City’s largest employers are the San Marino Unified School District with 315 employees and the Huntington Library, Art Collections and Botanical Gardens with 459 employees.

1.9.2 Household Incomes and Housing Affordability
As noted, San Marino’s median household income of $159,509 is more than twice that of greater Los Angeles County at $77,300. While most San Marino residents have higher incomes than Los Angeles County in general, there are still a considerable number of San Marino households (970) with 2017 incomes at the “lower” level (80% or less of AMI). The distribution of incomes for 2018 is shown in Table 1.

Table 1: San Marino Income Groups, by Type of Tenancy
Income Distribution
Overview
Owner
Households
Renter
Households
Total
Households
Percentage of
Households
Extremely Low Income 275 165 440 10%
Very Low Income 235 45 280 6%
Low Income 210 40 250 6%
Moderate Income 240 90 330 7%
Above Moderate 2,840 370 3,210 71%
Total 3,800 710 4,510 100%
Sources: Consolidated Planning /CHAS Data for San Marino; 2013‐2017 ACS

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Housing Costs and Overpayment
When housing prices are very high, many households must “overpay” for housing. Households are considered housing cost-burdened when their total housing costs exceed 30% of their gross monthly income, and to be “severely cost burdened” when their total housing costs exceed 50% of their gross monthly income. As would be expected, households with very-low and extremely low incomes are disproportionately housing cost-burdened. In San Marino, 22% of households are severely cost burdened and are paying more than 50% of their gross monthly incomes for housing. Another 15% of households are paying more than 30% of their incomes on housing, and 62% are paying less than 30% of their incomes for housing. While the high median household incomes in San Marino result in a relatively low overpayment rate, there are still 1,697 San Marino households who are overpaying for housing.

1.9.3 Special Needs Populations
Homeless
The Los Angeles County Community Development Commission conducts bi-annual point-in-time surveys of homeless populations. San Marino is occasionally reported to have 1 unhoused person, but typically is reported to have zero unhoused persons. Services for homeless individuals are available in neighboring Pasadena. San Marino allows emergency shelters to be established in any commercially zoned property as a permitted use; however, no interest has been shown on the part of homeless service providers in initiating homeless services in San Marino.

Disabled
Census data indicate that San Marino has 461 persons with an independent living disability, 248 with a self-care disability, 413 with an ambulatory disability, 229 with a vision disability, 199 with a cognitive disability and 163 with a hearing disability. These numbers are not exclusive, as some residents have more than one type of disability. The most commonly occurring disabilities among seniors 65 and older were independent living and ambulatory disabilities, each experienced by more than ten percent of San Marino’s seniors. The provision of ADUs (Accessory Dwelling Units) and JADUs (Junior Accessory Dwelling Units), and the adoption of a voluntary Universal Design program, can help to address these special needs.

Elderly
According to the 2019 U.S. Census population estimates, about 21 percent of San Marino’s population are aged 65 and above. As shown earlier in Figure 3Figure 3Figure 3Figure 3, a large and growing percentage of San Marino’s population is elderly; by the end of the Housing Element period, the 70-75 age group will be the most prevalent, followed by the 65-70, 60-65, and 55-60 age groups. Elderly persons often have fixed incomes in addition to other special needs related to housing and may require physical improvements to their homes such as ramps, handrails, lower cupboards and counters, creation of a downstairs bedroom, and other modifications to enable them to remain in their homes. They may also need additional assistance in the form of a part-time or live-in caretaker. In most instances the elderly would like to stay in their own

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homes rather than move to a retirement community. In San Marino, and particularly among the Asian community, it is common for multiple generations of a family to live together. Accessory Dwelling Units (ADUs) and Junior Accessory Dwelling Units (JADUs) will become increasingly important in accommodating the housing needs of this aging community. Encouraging new homes, additions, and remodels to include Universal Design elements will also be important to serving the needs of the mobility- or vision-impaired.

Large Households
Household size can be influenced by a lack of affordable housing options, an increase or decrease in family formations, or families leaving an area. Ethnicity can also affect sizes of households if a particular ethnic group has a tradition of living with family members upon retirement age. In San Marino, the average household size has continued to decrease, from 3.02 to 2.92 persons per household, while the number of smaller households (1-3 persons) has increased. San Marino has a relatively small number of large households, but when they do occur, they tend to be rental households.

Figure 55: Households by Household Size
Source: SCAG Local Housing Data
Female‐headed households
State law requires an analysis of female-headed households to ensure adequate childcare and job training resources. Of San Marino’s 4,566 households, only 8.8% were female-headed (compared to 14.3% in the SCAG region); of those, just 3.9% had children at home and none had children under age six.

Farmworkers
Statewide, farmworker housing is of unique concern and importance. While only a small number of SCAG jurisdictions have farmworkers living in them, they are essential to the region’s economy and its food supply. According to the United States Department of Agriculture (USDA), more than 80 percent of hired crop farmworkers are not migrant workers but are considered settled and work farm(s) within 75 miles of their residences. This share is up significantly from 41 percent in 1996-1998, reflecting a fundamental change in the nature of the crop farming workforce. The

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majority of farmworkers in California reside in metropolitan areas, where the average hourly wage of $16.05 puts them in the extremely-low to very-low income category (between 30-50 percent of the area median income). The 2014 – 2018 ACS indicated that no farmworkers live in San Marino, and there is no nearby farmland that would indicate a need for farmworker housing in San Marino.

1.10 CHARACTERISTICS OF HOUSING STOCK
Type
San Marino’s housing stock consists almost exclusively of single-family homes (98.8%), compared to 54.4% for the greater SCAG region. . Slightly more than 86% of San Marino’s homes are owner-occupied, compared to 52.5% for the SCAG region. Conversely, only 13.6% of San Marino’s homes are renter-occupied, compared to 47.5% of the SCAG region. The age group most likely to be renting in San Marino are those between 35 and 44; however, owners outnumber renters across all age groups.

Age & Condition
San Marino’s housing stock is much older than the SCAG regional average. As previously noted, San Marino was largely built-out by 1960 and has seen very little construction after 1980. The time period where the highest share of San Marino’s housing was built is before 1939, while in the larger SCAG region the period when most housing was build was during the 1970s.

Overcrowding
The ACS definition of overcrowding is more than 1.0 occupants per room, where the number of rooms includes all except kitchens, bathrooms, and hallways. Severe overcrowding is defined as more than 1.5 occupants per room. In San Marino, just 3.4% of households were overcrowded and less than 1% were severely overcrowded. Rental units were more likely to be overcrowded than were owner-occupied units.

Vacancy
The vacancy rate is a measure of the general availability of housing. It also shows how well the available units meet the current housing market demand. A low vacancy rate suggests that households will have difficulty finding housing within their price range. While the average vacancy rate across the US is approximately 7%, in metropolitan areas rates are generally about 3% - 4%. San Marino’s vacancy rate is 4.6%, with about 200 vacant units.

A “Vacancy” occurs for several reasons; a home may be listed for sale or being prepared for a rental tenant. Homes can also be held for seasonal or occasional use by their owners. The American Community Survey has categorized vacancy in San Marino by type as displayed in Figure 6:

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Figure 66: Vacant Units by Type
Source: American Community Survey 2014-2018 5-year estimates The type of vacancy can be instructive
when one type varies significantly from
the norm, such as the “Other” category
for San Marino in Figure 6 above. This
may occur in vacation-destination
communities, where short-term
vacation rentals drive the “seasonal”
vacancy type higher. For ACS data,
vacant units are subdivided according
to their housing market classification
shown in the sidebar. Units held vacant
for “other” reasons make up 67%, or
about 134 of San Marino’s vacant units
as shown in Figure 6.

Public input received during preparation
of the Housing Element included
anecdotal information about “investor”
houses, which are bought by investors
who do not live in San Marino and are
held, vacant, purely for investment
purposes. These vacant homes are
reflected as “other” by the ACS data of
vacancy type in Figure 6; they are not
used for housing people. This
phenomenon has recently been seen in
high-value real estate markets on both
coasts, most notably in Vancouver,
Seattle, and San Francisco; a 2021
Report by Strategic Actions for a Just
Economy (SAJE) and UCLA Law found
Types of Vacancy in Census Data
For Rent - These are vacant units offered "for rent,"
and vacant units offered either "for rent" or "for sale." Rented, Not Occupied - These are vacant units rented
but not yet occupied, including units where rent has been paid or agreed upon, but the renter has not yet moved
in.

For Sale Only - These are vacant units being offered
"for sale only," including units in cooperatives and
condominium projects if the individual units are offered "for sale only." If units are offered either "for rent" or "for sale" they are included in the "for rent" classification.

Sold, Not Occupied - These are vacant units sold but
not yet occupied, including units that have been sold
recently, but the new owner has not yet moved in.

For Seasonal, Recreational, or Occasional Use -
These are vacant units used or intended for use only in certain seasons or for weekends or other occasional use throughout the year. Seasonal units include those used
for summer or winter sports or recreation, such as beach cottages and hunting cabins. Seasonal units also may
include quarters for such workers as herders and
loggers. Interval ownership units, sometimes called
shared-ownership or timesharing condominiums, also
are included here.

For Migrant Workers - These include vacant units
intended for occupancy by migratory workers employed
in farm work during the crop season.

Other Vacant - If a vacant unit does not fall into any of the categories specified above, it is classified as "Other vacant." For example, this category includes units held for occupancy by a caretaker or janitor, and units held for personal reasons of the owner.

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the same phenomenon occurring is the City of Los Angeles, where over 46,000 units are being held in this manner and thus not available for housing. If the census data and presence of speculative investor housing accurately represents the vacant home situation in San Marino, then the true housing vacancy rate for the City is actually much lower – less than 1 percent. As noted above, this shows there are not enough units to meet market demand and that households will have difficulty finding housing in San Marino.

Prices
San Marino’s housing prices have continued to accelerate at a greater rate than costs in Los Angeles County (Figure 7). While median household incomes in San Marino are high, even moderate- and middle-income households cannot afford a home in San Marino where the median sales price exceeds $2 million, and the median rental price exceeds $4000 per month (2021 figures). A moderate-income family of three could afford a home with a sales price of $385,859 or a monthly rent of $1,818. San Marino currently lacks homes for these households, which include young families and first-time homebuyers.

Figure 77: Growth in San Marino and Los Angeles County Homes Sale Prices, 2012 ‐ 2021 Source: Realtor.com
Preservation of Assisted Units at Risk of Conversion
There are no existing assisted housing units that are deed-restricted for lower-income households in San Marino. There are no units at risk of conversion to above-moderate housing.

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1.11 SUMMARY OF CONSTRAINTS
As discussed in Section 4, the primary constraints to housing in San Marino are the lack of vacant land and extremely high land values. Discussion with both market-rate and affordable housing developers revealed that the high land costs, together with San Marino’s relatively small lot sizes and lack of available land, render San Marino unattractive for the development of affordable or market-rate housing. While these forces are beyond the City’s control, they are some of the primary drivers of high land costs and high median home prices. Affordable housing developers indicated that if larger lots of one acre of more could be identified and rezoned, or if smaller lots could be combined and rezoned, it would help achieve the economies of scale needed to develop 100 percent affordable multi-family housing. The City will explore a lot consolidation program; however, the potential to combine adjacent lots is somewhat limited by the lack of common parcel ownership in the City.

Two developers interviewed indicated areas where the City has potential (beyond ADUs and JADUs) to develop housing for multiple income levels. One opportunity is in the City’s two commercial areas; the adoption of objective design and development standards for live-work and multi-family projects would significantly increase the viability of these types of projects. Other places where affordable and workforce housing could occur include the private Southwestern Academy campus; and a portion of the Huntington property. Another promising opportunity lies in the redevelopment of the City-owned Stoneman site, where the City could partner with nonprofit developers to put together an attractive land deal to develop mixed-occupancy and mixedincome housing. All these programs will be considered by the City in order to make sufficient sites available and appropriately zoned for housing (see Section 2).

One of the secondary constraints to the development of housing in San Marino is community opposition. The public opinion survey and public input received during preparation of the Housing Element indicate that a significant number of residents feel that San Marino should not build any multi-family housing. Many residents feel that either all of San Marino’s housing needs have been met, or that any needs that do exist can be satisfied by the development of Accessory Dwelling Units (ADUs). Additionally, stakeholder interviews revealed that San Marino can be difficult to get a project through, even if the project type and design are allowed by the City Codes. The development of objective design and development standards for the ministerial approval of qualified development projects will be important steps to ensure that San Marino is able to accommodate its fair share of the region’s housing needs (see Section 2).

1.12 SUMMARY OF FAIR HOUSING ANALYSIS (FHA)
Assembly Bill 686 (Affirmatively Furthering Fair Housing, or AFFH) was adopted into law in 2018 and became effective on January 1, 2019. The law requires state and local agencies to take proactive measures to correct any housing inequalities related to race, national origin, color, ancestry, sex, marital status, disability, religion, or other protected characteristics. Agencies must ensure that their laws and programs affirmatively further fair housing, and that they take no actions that do not do so.

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Under State law, affirmatively furthering fair housing, or AFFH, means “taking meaningful actions, in addition to combatting discrimination, that overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity based on protected characteristics.” Agencies must include in their Housing Elements a program that promotes fair housing opportunities for all persons. In the context of a community’s housing needs, AFFH is not just about the number of units needed, but also about where the units are located and who has access to them.

AB 686 makes certain requirements for the analysis of fair housing issues; this analysis is contained in Section 4 along with a history of San Marino and its past practices of allowing only single-family homes.

While HCD has not yet completed its guidance document for AFFH analysis within Housing Elements, discussions with HCD staff indicated that a proper course of action in Areas of Opportunity like San Marino would be to 1) analyze and discuss areas of ethnic or economic concentration; and 2) assess any exclusionary land use practices and include programs to overcome or reverse them. A history of San Marino’s development and growth patterns is provided in Section 4 and summarized here.

San Marino is much more racially diverse than the average U.S. city. While there is a somewhat greater White population in the northwestern part of the City and a slightly greater Asian population in the southeastern part of the City, there are no areas of ethnic or economic concentration. Median incomes are high and fairly stable throughout the City, as is the racial mix of its citizens. While there are a considerable number of low-income senior households in San Marino, they tend to own their homes and are not concentrated in any area or neighborhood.

San Marino does not have any areas of racial or ethnically concentrated areas of poverty (R/CAPs).

It is a well-integrated community, and the entire City is designated as an Area of Opportunity.

This designation is based on the consideration of factors affecting the quality of life and health outcomes including educational enrollment and attainment; employment rates; lack of overcrowding in housing or overpayment for housing costs; transportation costs; and environmental health.

San Marino’s rich and varied past spans multiple eras of California history and is associated with cultural and social themes that were definitive in the history of Los Angeles County and Southern California. Since its 1913 incorporation, “the City envisioned itself as a residential enclave for people of means, with zoning that ensured minimal commercial development and no industry or multi-family residences” (Source: San Marino Historic Resources Survey Report, October 2020). This exclusive designation has played out in the City’s zoning since its establishment. San Marino is almost exclusively residential, with its built environment dominated by detached single-family homes constructed primarily between the 1920s and the 1960s. As of 2021, there were no areas zoned for multi-family residences, or for industry/manufacturing. Small areas on Huntington Drive and Mission Street are zoned for commercial use, and the City has recently approved a mixedoccupancy project on Huntington Drive.

By definition, single-family zoning is exclusionary when it occurs to the exclusion of other types of residential uses. While not intended to be exclusionary, San Marino’s past prohibition of

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anything but single-family homes has had the effect of excluding persons who do not have incomes high enough to live in the City. Because poverty occurs most often with persons of color, these practices have resulted in the exclusion of protected classes even though they were not intended to. AB 686 requires that the City adopt programs to overcome and reverse this pattern of exclusion, and to identify locations for affordable housing through the AFFH lens.

Reversing Exclusionary Zoning Practices
The approach taken in the 2021 Housing Element to address past exclusionary zoning practices and to affirmatively further fair housing is two-fold: First, programs are included that change zoning to allow for all types of housing, including the multi-family apartments and duplexes that have previously been banned in the City; and secondly, the location of potential housing sites to meet the City’s lower-income RHNA is considered through an equity lens, not only by choosing locations in areas throughout the City but also by including programs to promote the development of missing middle houses, duplexes, triplexes, ADUs, and affordable JADUs in the City’s singlefamily residential neighborhoods. Section 2 includes the specific policies and programs to reverse exclusionary zoning and to affirmatively further fair housing; Section 3 contains the housing sites location information and maps. All sites to be considered for rezoning for higher-density housing are within High Opportunity Areas.

1.13 REGIONAL HOUSING NEEDS ALLOCATION
The Regional Housing Needs Allocation (RHNA) is a requirement of State housing law and is a process that determines projected housing needs for all jurisdictions in California. The Southern California Association of Governments, or SCAG, conducts the RHNA process every eight years and assigns a specific allocation, or RHNA, to each jurisdiction. Every jurisdiction must plan for its RHNA allocation in its Housing Element by ensuring there are enough sites with appropriate zoning to accommodate their RHNA. The goal is to ensure that local plans have enough appropriately zoned land to accommodate their existing and projected housing needs for all income levels for the entire 8-year planning period. Jurisdictions are not expected to build the housing, but they must plan and zone for it.

The RHNA methodology applies several factors to further the objectives of State law and meet the goals of the Connect SoCal plan. After a RHNA total is calculated, a social equity adjustment is applied to determine the four income categories. The social equity adjustment is based on household income and access to resources. One of the five objectives of State housing law is to ensure that there is not an overconcentration of households by income group in comparison to the county or regional average. To ensure that the RHNA methodology does not overburden lowincome jurisdictions with more low-income households, a social equity adjustment is applied during the Income Group process. The result is that higher income jurisdictions like San Marino must plan and zone more affordable units, while lower income jurisdictions must plan and zone for more above-moderate income units and fewer affordable units.

San Marino - HCD Draft Housing Element October 29, 2021

San Marino’s RHNA for the period between October 2021 – October 2029 is 397 units, divided between income groups as follows:

Table 2: Quantified New Construction Objectives, 2021 ‐ 2029 Very Low Low Moderate Above Moderate Total
San Marino 149 91 91 66 397
While the RHNA is assigned based on the four income categories above, the law also requires that communities plan for the needs of extremely low-income households, defined as those making less than 30% of the County AMI. The housing need for this income group is generally considered to be half of the very low-income need. Because San Marino is a high-income and high-resource community, it has a much greater RHNA for affordable and moderate-income units than it does for Above-moderate units. Since the RHNA cannot be accommodated on existing sites with appropriate zoning, San Marino has a “RHNA shortfall” and the City must rezone adequate new sites to meet its regional need and to meet the requirements of Government Code Section 65583 c. 1, which requires zoning for all types of residential uses including multi-family and manufactured homes. Section 3 provides an analysis of the RHNA shortfall, the required sites information, and the housing sites inventory.

1.14 2014 SAN MARINO HOUSING ELEMENT REVIEW
The City has taken multiple steps to facilitate residential and live-work development since adoption of the 2014 Housing Element, including the following:
● Expanded opportunities for low- and moderate-income housing by adopting a revised Accessory Dwelling Unit Ordinance and a new Junior Accessory Dwelling Unit Ordinance, in compliance with State law;
● Provided no-cost ADU/JADU pre-application consultations with planning staff to ensure complete application submittals and the shortest possible processing time; ● Drafted a mixed-use ordinance for City Council consideration (this was ultimately not adopted, but residential uses continue to be allowed in the C-1 and the City Council has requested that staff prepare objective design standards to guide their development); ● Approved the first mixed-occupancy project at 2405 Huntington Drive (3 commercial ground floor units, 2 residential units above);
● Produced and distributed public handouts on Fair Housing; ● Established a specific page within the City’s website that includes housing-related information; and
● Moved to an online permitting system to facilitate continued permit issuance during pandemic closure and beyond.

San Marino - HCD Draft Housing Element October 29, 2021

Progress Implementing Programs
The City was successful in implementing most of the programs in its 2014 Housing Element and is implementing others with the adoption of this 2021 Housing Element Update. See Table 4Table 4Table 4Table 4 at the end of this Section for full program implementation status.

Progress in Achieving RHNA and Quantified Objectives
The City was only partially successful in achieving its 5th cycle Quantified Objectives, as shown in Table 3Table 3Table 3Table 3 below. The City reached and exceeded its objectives for abovemoderate and total units, and almost reached its objective for lower-income units. It saw the most success in converting existing pool houses and similar accessory structures to Accessory Dwelling Units, and in the construction of new Accessory Dwelling Units. This is not an unexpected outcome in a city that is fully built out. The City also gained its first multi-family units as part of a mixed-occupancy project near the end of the planning period.

Table 3: Progress in Achieving 2014 Quantified Objectives, by Income Group Income
Group
New
Construction
Projected/Actual
Rehabilitation
Projected/Actual
Conservation
Projected/Actual
2014
Quantified
Objective
Total Units
Realized
2014‐2021
Very Low   6/3 5/0 2/0 13 3
Lower 6/9 5/2 2/0 13 11
Moderate 0 0/0 0/0 0 0
Above
Moderate
6/37 0/0 0/0 6 37
Total 18/49 10/2 4/0 32 51
Lessons Learned
The low level of permitting in San Marino is typical for a small, fully built-out City. The adoption of the new Accessory Dwelling Unit ordinance required by the State has had the greatest effect in adding housing units to San Marino’s housing stock, as the program allows additional housing units to be integrated into the City’s existing neighborhoods. Removal of the minimum parcel size requirement to establish an ADU more than doubled the number of eligible parcels and interest – and applications - increased exponentially. Expansion of this program and the new Junior Accessory Dwelling Unit provisions have the greatest potential to continue to add units within San Marino’s existing neighborhoods.

The City also struggled to revise its C-1 standards to specifically allow and set standards for mixed-use developments. While the standards were drafted by staff and brought forward for approval, community opposition was strong and ultimately the new provisions were not adopted due to community concerns. The City was successful in achieving one mixed-occupancy project under its existing C-1 provisions, which allows housing units as a density of one unit per 5,000 square feet of parcel size. Some local developers continue to be interested in pursuing mixed-use projects, and the City recognizes that a higher density of residential development in and near the

San Marino - HCD Draft Housing Element October 29, 2021

commercial areas could assist in revitalizing them. Adaptive re-use and other redevelopment strategies would be appropriate for this area. The City will continue to allow residential uses within the C-1 zone, by-right if at least 20% of units are affordable. With the recent strengthening of the Housing Accountability Act and the passage of SB 35, the City has learned the importance of adopting objective design and development standards and anticipates the creation and adoption of such standards within the next year.

San Marino has always prided itself on having the best schools in the State, and one of the most difficult lessons for the City has been the loss of its student population. As reflected in Census data and school enrollment figures, young families cannot afford to live in San Marino because of the lack of housing affordable to lower, moderate, and middle-income households. The City recognizes the need to ensure that young families can live in San Marino and is committed to putting new programs into place for lower- to moderate-income households.

1.15 PROGRAM CHANGES IN 2021 HOUSING ELEMENT
The 2021 Housing Element update is not a comprehensive "new" Housing Element, but rather an update of the 2014 Housing Element. The focus of the update process has been to keep the programs that are working, adding new policies and programs where community needs have changed or where necessary to comply with new State laws. The same three goals of the existing 2014 Housing Element have been maintained, with new or revised policies and programs proposed to meet changing needs and legal requirements. Most ongoing policies and programs are successful and are continued in the Housing Element update; limited-term programs that have already been accomplished have not been carried forward.

The 2021 Housing Element updates housing numbers related to RHNA, outlines public participation, and makes limited changes in programs that commit the County to future land use changes to be made within three years. A brief summary of the changes and revisions are listed by Goal below:

GOAL 1: Provide a range of housing opportunities for all income levels. ● New Policy added to allow interior conversion of single-family residences into duplexes or triplexes in neighborhoods near jobs and transit, and to consider other missing middle housing solutions.
● New policy added to ensure that adequate sites continue to be available throughout the planning period (statutory requirement).
● Policy revised to encourage local lenders to become approved for the Home Ownership and Mortgage Credit Certificate programs for first-time homebuyers. ● New Policy added to affirmatively further fair housing throughout San Marino’s neighborhoods (statutory requirement).
● Program revised to facilitate the development of ADUs and JADUs by providing promotional materials and pre-approved plans for ADUs, and to add consideration of a

San Marino - HCD Draft Housing Element October 29, 2021

and amnesty program for ADUs and a low-interest or forgivable loan program for lowerincome households to create affordable JADUs. ● Program revised to increase the number of ADUs expected to be developed during the next planning period, consistent with recent permitting levels. ● New Program added to adopt objective design and development standards for residential and live-work projects.
● New Program added to consider adoption of a Housing Overlay Zone. ● New Program added to implement “missing middle” provisions in single-family neighborhoods near jobs and transit.
● New Program added to adopt a density bonus ordinance to comply with new State laws, and to consider adopting a City density bonus ordinance to better address local housing needs for seniors, moderate-income households, and first-time homebuyers. ● New Program added to consider and rezone sites by October 15, 2024 to accommodate the identified RHNA shortfall and any additional sites necessary to ensure compliance with No Net Loss laws.
● New program added to maintain an Administrative List of Housing Sites to ensure compliance with No Net Loss Laws
● New Program added to implement a Enhanced Affordability Overlay if sufficient sites are not rezoned by October 15, 2024.
● New Program added to promote first-time homebuyer programs and to encourage use of the housing land trust model.

GOAL 2: Maintain the existing housing stock.
● New Policy added to ensure that the City’s housing stock is not lost to non-residential uses.
● New Program added to consider adopting the conservation measures in the EAP (Energy Action Plan) where appropriate for San Marino and not duplicative of Building Code requirements.
● New Program added to explore the nature of prolonged home vacancies in the City, and to consider adoption of an annual fee or “vacancy tax” if it is determined that vacant homes are being held only for investment purposes and are not being used for housing.

Funds from this fee or “tax” would be used to support the City’s housing programs.

GOAL 3: Ensure the accessibility to housing for all segments of society. ● New Policy added to promote and encourage special needs housing and universal design in new and remodeled homes.
● New Program added to implement Universal Design policies.

San Marino - HCD Draft Housing Element October 29, 2021

● New Program added to encourage ADUs and JADUs for seniors and persons with disabilities, and to include Universal Design provisions in pre-approved ADU plans.

Table 4: Status of 2014‐2021 Housing Element Program Implementation Policy Description   Implementation Status
GOAL 1: Provide a range
of housing opportunities
for all income levels.

Policy 1.1: Encourage the
development of housing on
vacant R‐1 land to meet
Above‐moderate housing
demand.

Program 1.1: Fast track all
second unit applications
through the permitting
process.

Achieved and
ongoing
Policy 1.2: Continue to
encourage the development
of second units as a housing
resource.

Program 1.2: Facilitate
second unit construction by
revising the Second Unit
Ordinance.

Achieved and
ongoing
Policy 1.3: Encourage the
construction of attached
second units for multi‐
generational families, and as a
source of affordable housing
for extremely low/ lower
income households and
persons with disabilities.

Program 1.3: Distribute
information on second
units and the required
development standards to
achieve two second units
annually for a total of 16
second units over the
eight‐year planning period.

Achieved and
ongoing; will
revise Program.

Policy 1.4: Continue to allow
residential uses in the C‐1
zone as a conditionally
permitted use.

Program 1.4: Three years
from Housing Element
adoption evaluate the City
Code for residential
development in the C‐1
Zone. Assess possible
barriers to development
and re‐evaluate the City’s
policies.

Not yet
achieved; still
pursuing.

Council may
consider a live
work ordinance

San Marino - HCD Draft Housing Element October 29, 2021

Policy 1.5: Allow for
development of housing for
lower income households and
seniors in the City through
provision of density bonus as
required by State law.

Program 1.5: Encourage
the use of second units for
senior housing and housing
for persons with disabilities
(including persons with
developmental disabilities).

Achieved and
ongoing
Program 1.6: Adopt an
implementing ordinance
for density bonus law.

Not yet
achieved; will
continue and
expand
Program 1.7: Continue
community outreach and
education regarding the
development process.

Achieved and
ongoing
GOAL 2: Maintain the
existing housing stock.

Policy 2.1: Ensure that
currently sound housing is
maintained through code
enforcement activities and
nuisance abatement
procedures.

Program 2.1: Maintain
code enforcement
activities to ensure building
safety and integrity of
neighborhoods.

Achieved and
ongoing
Policy 2.2: Pursue programs
offered by State and Federal
governments to provide
monetary assistance to lower
and moderate‐income
households (including
extremely low income) for
home maintenance.

Program 2.2: Continue to
implement the “abatement
of nuisance” ordinance
which seeks to ensure the
continued maintenance
and good appearance of
the City’s residential
structures and
neighborhoods.

Achieved and
ongoing
Program 2.3: Continue to
implement the Community
Development Block Grant
(CDBG) program. Target
limited resources to
Achieved but at
a lower rate
than projected.

Will continue.

San Marino - HCD Draft Housing Element October 29, 2021

extremely low‐income
households and persons
with disabilities.

Program 2.4: Gather and
distribute information to
homeowners on the use of
rebates and incentives for
making their homes more
energy efficient.

Achieved and
ongoing
Program 2.5: Continue to
encourage seismic
retrofitting.

Achieved and
ongoing
GOAL 3: Ensure the
accessibility to housing
for all segments of
society.

Policy 3.1: Promote equal
housing opportunity for all
economic, racial, and social
groups currently residing in
the City.

Program 3.1: Continue
implementation of the
reasonable
accommodation ordinance
and allow for exceptions to
the zoning code when
necessary to provide an
equal opportunity for
housing.

Achieved and
ongoing
Policy 3.2: Promote housing
that meets the special needs
of elderly and disabled
(including those with
developmental disabilities).

Program 3.2: Work with
fair housing service
providers to ensure that
procedures are in place if a
complaint of housing
discrimination is made.  In
2014, update the City’s
website to include fair
housing resources.

Achieved and
ongoing
Policy 3.3: Allow for housing
opportunities for the
homeless and special needs
populations.

Program 3.3: Distribute
information at City
counters and other
community locations
regarding housing
discrimination and what to
do if it occurs.

Achieved and
ongoing

San Marino - HCD Draft Housing Element October 29, 2021

Program 3.4:  Update the
Zoning Code to allow for
emergency shelters by
right without discretionary
action in the C‐1 zone
subject to certain
development and
operational standards.

Achieved 2019
Program 3.5: Update the
Zoning Code to address the
provision of transitional
housing and supportive
housing as residential uses,
to be permitted in the
same manner as similar
uses in the same zones.

Achieved 2021
Program 3.6: Update the
Zoning Code to address the
provision of single‐room
occupancy housing as a
conditionally permitted use
in the C‐1 zone.

Not specifically
achieved, but
deemed
possible under
existing
allowances for
residential uses
in the C‐1
Program 3.7: Update the
Zoning Code to address the
provision of employee
housing pursuant to the
State Employee Housing
Act.

Achieved 2021

San Marino - HCD Draft Housing Element October 29, 2021

SECTION II: HOUSING STRATEGY

2.1 GOALS, POLICIES, AND PROGRAMS
The City of San Marino, in adopting the Housing Element, adopts the goals and policies that follow as the framework for implementing its housing policies and programs over the timeframe of the Element.

Policies:

Policy 1.1: Encourage the development of housing on R-1 land to meet moderate and above-moderate housing demand.

Policy 1.2: Allow the interior conversion of single-family homes into duplexes or triplexes in identified neighborhoods, subject to standards, and consider integrating other missing middle housing types into San Marino’s neighborhoods.

Policy 1.3: Continue to encourage and promote the development of accessory dwelling units as an important housing resource.

Policy 1.4: Encourage the construction of attached accessory dwelling units and junior accessory dwelling units to house multi-generational families, and as a source of affordable housing for extremely low- and lower-income households and persons with disabilities (including those with developmental disabilities).

Policy 1.5: Maintain a sufficient inventory of sites suitably zoned for housing at all income levels throughout the planning period.

Policy 1.6: Continue to allow residential uses in the C-1 Zone as a conditionally permitted use. Allow these uses as a permitted use if at least 20 percent of project units are affordable to lower-income households, subject to objective design and development standards.

Policy 1.7: Allow for development of housing for lower-income households and seniors in the City through provision of density bonuses. Consider expanding the state’s density bonus program to provide bonuses and incentives for moderateincome housing.

Policy 1.8: Participate in the LACDA’s Home Ownership Program and Mortgage Credit Certificate program to provide opportunities for first-time homebuyers.

Encourage local lenders to become approved for these programs.

GOAL 1: Provide a range of housing opportunities for all income levels.

San Marino - HCD Draft Housing Element October 29, 2021

Policy 1.9: Affirmatively Further Fair Housing by ensuring that housing opportunities for all income levels are available throughout San Marino’s neighborhoods.

Implementing Programs:

Program 1.1: Fast track all ADU and JADU applications through the permitting process.

Timeline: Responsibility: Funding:

Ongoing Community
Development
Department
Departmental Budget
Program 1.2: Adopt a program to encourage and facilitate accessory dwelling unit and junior accessory dwelling unit construction. In addition to website and printed promotional materials, the program should include the following components:
 Utilize pre-approved plans that have already gone through the City’s building plan check process, and which meet the City’s guidelines for architectural design, to save time and money for applicants.  Consider adoption of a program to financially assist low-income property owners in the development of junior attached accessory dwelling units through a low-interest or forgivable loan in exchange for continued affordability. A pilot program would be started while ongoing funding is identified and pursued.

Timeline: Responsibility: Funding:
2022 Community
Development
Department
Departmental Budget
Program 1.3: Annually monitor the effectiveness of the City’s strategy for facilitating accessory dwelling unit and junior accessory dwelling unit construction, including conversion of pool houses and other accessory structures. If the City is not meeting its fair share objectives for ADUs by 2024, consider the following actions to enhance the program effectiveness:
 Adopt reduced fees or fee waivers for ADU and JADU permits;  Adopt a penalty relief program to allow conversion of unpermitted, existing, accessory structures into accessory dwelling units without penalty, provided that all other applicable Code requirements are met.  Increase efforts to promote ADU development, including joint promotions on a subregional level; and
 Develop alternative strategies, within one year, as appropriate to accommodate the City’s RHNA obligations.

San Marino - HCD Draft Housing Element October 29, 2021

Timeline: Responsibility: Funding:

Review & adopt any
needed changes or
alternative strategies
by end of 2024; then
monitor effectiveness
annually.

Community
Development
Department
Departmental Budget
Program 1.4: Distribute information on accessory dwelling units and the required development standards with the goal of achieving an average of twenty-five to thirty units annually for a total of 221 accessory dwelling units over the eight-year planning period, through new construction (attached or detached) or from conversion of residential accessory structures. Information and/or links about accessory dwelling units, their costs, financing, tax implications, and return on investment will be posted on the City website, available at public counters, and published in the City newsletter.

Timeline: Responsibility: Funding:
2022 then ongoing Community
Development
Department
Departmental Budget
Program 1.5: Adopt objective design and development standards for residential and livework developments.

Timeline: Responsibility: Funding:
2022 Community
Development
Department
Departmental Budget
Program 1.6: Within three years from the date of adoption of the Housing Element, evaluate the City Code as it relates to residential and live-work development in the C-1 Zone. Consideration shall be given to the following changes:
 Minimum lot size per residential unit;
 Establish a maximum size for residential units;
 Establish limits for the percentage of total project square feet that may be in residential use;
 Allow these developments by-right if at least 20% of project units are provided as affordable to low-income households and design & development standards are met. Waivers and incentives under GC 65915 would continue to be available to qualifying density bonus projects without invoking the need for a use permit.

San Marino - HCD Draft Housing Element October 29, 2021

Timeline: Responsibility: Funding:

Not later than October
15, 2024
Community
Development
Department
Departmental Budget
Program 1.7: Consider adoption of a housing overlay zone that would allow either the underlying land use; multifamily housing at a density of 16 to 24 units per acre; or both. Once adopted into the Code, the overlay would proactively be applied to designated sites by the City within 3 years from the date of adoption of the Housing Element. The housing overlay zone could also apply to public and quasi-public uses in addition to commercial uses.

Timeline: Responsibility: Funding:

Not later than October
15, 2024
Community
Development
Department
Departmental Budget
Program 1.8: Within three years from the date of adoption of the Housing Element, update the City Code and Zoning Maps to allow “missing middle” residential uses within designated single-family residential neighborhoods. The single-family areas to be considered for the pilot of this Program include, at a minimum, the first block south of the Mission commercial area (fronting on Los Robles and Euclid Avenues), including approximately 80 parcels. Other single-family areas may be identified and included during the process of considering sites eligible for this Program. This Program is intended to add realistic capacity for a minimum of 250 new “missing middle” housing units suitable for households with very low to middle incomes, subject to adopted design and development standards.

Missing Middle projects containing four or more units would be subject to Use Permit.

Timeline: Responsibility: Funding:

Pilot: 2022
Program: Not later
than October 15, 2024
Community
Development
Department
Departmental Budget
Program 1.9: Adopt an implementing ordinance to address the recent changes made to the state’s density bonus law. Consider adopting an additional City density bonus program that is at least as permissive as the state program, but that better encourages and rewards projects that meet the City’s demonstrated housing needs such as for seniors and for moderate-income households.

Timeline: Responsibility: Funding:

San Marino - HCD Draft Housing Element October 29, 2021

2023 Community
Development
Department
Departmental Budget
Program 1.10: Continue community outreach and education regarding the development process. Consider holding an annual “open house” at the planning and building department to introduce members of the public to personnel and procedures so that the development process is less daunting.

Timeline: Responsibility: Funding:

Ongoing Community
Development
Department
Departmental Budgets
Program 1.11: Within three years from the date of adoption of the Housing Element, rezone adequate sites to facilitate development of housing affordable to lower- and moderate- income households. Total sites in inventory should accommodate more than the RHNA shortfall to maintain an adequate inventory throughout the planning period.

Timeline: Responsibility: Funding:

Not later than October
15, 2024
Community
Development
Department
Departmental Budget
Program 1.12: The Enhanced Affordability Overlay would be placed on all C-1 parcels in the 800 and a portion of 900 blocks along Huntington Drive. The Overlay would allow any of the C-1 land uses or would allow housing projects at a density of 20 units per acre when at least 50% of project units are available to low- and moderate- income households in the same proportions as the City's low- and moderate- income RHNA. For the 6th cycle, those minimum affordability proportions are as set below; a deeper level of affordability may be provided.

The remaining units may be market-rate or affordable, at the developer's option.
 25% very low income
 13% low income
 12% moderate income.

Timeline: Responsibility: Funding:

San Marino - HCD Draft Housing Element October 29, 2021

Goes into effect
automatically if rezone
is not accomplished by
October 15, 2024
Community
Development
Department
Departmental Budget
Program 1.13: Create and maintain a list of additional sites with appropriate zoning that could be added to the City’s Sites Inventory if and when an analysis provided through the Annual Progress Report indicates that sufficient sites may not exist to accommodate the City’s remaining RHNA, by income level, for the planning period.

Timeline: Responsibility: Funding:










 



















   


 
 

 
 

 
 



Program 1.124: Provide information about the Mortgage Credit Certificate Program and other programs for first-time homebuyers administered by the Los Angeles County Community Development Commission. Provide links to this information from the City’s website. Encourage local lenders to become approved under these programs. Consider use of the Housing Land Trust model to provide additional first-time homebuyer opportunities for San Marino residents under a local program.

Timeline: Responsibility: Funding:
2022 and ongoing Community
Development
Department;
Administration;
LACCDC
Departmental Budgets
Program 1.135: Ensure compliance with the Surplus Land Act and undertake the following measures prior to offering Stoneman or any other City-owned lands for sale, in compliance with the State Department of Housing and Community Development’s Surplus Land Act Guidelines (“Guidelines”):
 City Council will make formal findings declaring the land as surplus;  City will provide notices of availability of surplus land for lease or purchase to local public entities and designated housing sponsors, receive any notices of interest from entities desiring to purchase or lease the surplus land, and shall negotiate with those entities in good faith, provide

San Marino - HCD Draft Housing Element October 29, 2021

HCD with descriptions of the notices of availability sent, and of any negotiations conducted, and shall forward to HCD a copy of any restrictions to be recorded against the surplus land as described in Government Code Section 54230 and in the form prescribed by HCD in the Guidelines; and
 City shall report annually information about all locally owned surplus land sites in accordance with the APR (Annual Progress Report) instructions.

Timeline: Responsibility: Funding:

Ongoing Community
Development
Department; City
Attorney
General Fund
Policies:

Policy 2.1: Ensure that currently sound housing is maintained through code enforcement activities and nuisance abatement procedures.

Policy 2.2: Pursue housing programs offered by the State and Federal governments to provide monetary assistance to lower and moderate-income households (including extremely low-income households and special needs households) for maintenance of their homes.

Policy 2.3: Improve conservation of energy and natural resources.

Policy 2.4: Ensure that the City’s limited housing stock is not lost to non-residential uses.

Implementing Programs:

Program 2.1: Maintain code enforcement activities to ensure building safety and integrity of neighborhoods.

Timeline: Responsibility: Funding:

Ongoing Code Enforcement Departmental Budget
Program 2.2: Continue to implement the “abatement of nuisance” ordinance which seeks to ensure the continued maintenance and good appearance of the City’s residential structures and neighborhoods.

Timeline: Responsibility: Funding:

GOAL 2: Maintain the existing housing stock.

San Marino - HCD Draft Housing Element October 29, 2021

Ongoing Community
Development
Department; Code
Enforcement
Departmental Budgets
Program 2.3: Continue to implement the Community Development Block Grant (CDBG) program that offers assistance to income-qualified households for home repairs. Target limited resources to extremely low-income households and persons with disabilities (including developmental disabilities). Annually pursue other State and Federal programs that offer funding and other incentives for housing rehabilitation, energy efficiency improvements, and affordable housing development. Continue to make information available on the City’s website about the assistance available for home repairs for income-qualified households.

Timeline: Responsibility: Funding:

Ongoing Community
Development
Department;
Administration;
LACCDC
Departmental Budget;
CDBG
Program 2.4: Gather and distribute information to homeowners on the use of rebates and incentives for making their homes more energy efficient. Provide links to related information and applications on the City’s website.

Timeline: Responsibility: Funding:

Ongoing Community
Development
Department
Departmental Budget
Program 2.5: Continue to encourage seismic retrofitting.

Timeline: Responsibility: Funding:

Ongoing Community
Development
Department
Departmental Budget
Program 2.6: Consider adopting the conservation measures in the Energy Action Plan where appropriate for San Marino and not duplicative of Building Code requirements.

Timeline: Responsibility: Funding:

San Marino - HCD Draft Housing Element October 29, 2021

2026 Community
Development
Department
Departmental Budget
Program 2.7: Explore use of the housing land trust model to enable the City to purchase less-expensive homes when they go on the market, for resale at the cost of the home only (land leased through land trust) to first-time homebuyers.

Timeline: Responsibility: Funding:

By 2024 Community
Development
Department; LACCDC;
Administration
Departmental Budget
Program 2.8: Explore the nature of the prolonged home vacancies within the City. If appropriate, consider adoption of an annual “vacancy tax” on vacant homes that are being held for investment purposes and not used for housing.

Proceeds from this tax would be used to support housing programs that assist the City in meeting its identified housing needs, including its regional needs.

Timeline: Responsibility: Funding:

Ongoing Community
Development
Department,
Administration
Departmental Budgets
Responsible Agencies: San Marino Community Development Department, Administration (Code Enforcement and CDBG), Policy Department (Code Enforcement) Funding Sources: Departmental budget and CDBG funds
Policies:

Policy 3.1: Promote equal housing opportunity for all economic, racial, and social groups currently residing in the City.

Policy 3.2: Promote housing that meets the special needs of elderly and disabled, including those with developmental disabilities. Encourage universal design in all new and remodeled homes.

GOAL 3: Ensure the accessibility to housing for all segments of society.

San Marino - HCD Draft Housing Element October 29, 2021

Policy 3.3: Allow for housing opportunities for the homeless and special needs populations.

Implementing Programs:

Program 3.1: Continue implementation of the reasonable accommodation ordinance and allow for exceptions to the zoning code when necessary to provide an equal opportunity for housing. Monitor the effectiveness of this ordinance; identify and address any constraints to accommodating the housing needs of persons with disabilities.

Timeline: Responsibility: Funding:

Ongoing Community
Development
Department; LACCDC
Departmental Budget
Program 3.2: Work with the fair housing service providers to ensure that procedures are in place if a complaint of housing discrimination is made. Continue to update the City’s website with fair housing resources, including a link to the fair housing service provider’s website. Annually contact the fair housing service provider to obtain updated contact information for questions and referrals.

Timeline: Responsibility: Funding:

Ongoing Community
Development
Department; LACCDC
Departmental Budget
Program 3.3: Distribute information at City counters and other community locations regarding housing discrimination and what to do if it occurs. Utilize flyers sent out with utility bills or City newsletters to ensure that fair housing information is broadly available. Encourage landlords to provide fair housing handbooks to all new tenants and real estate offices and lending institutions to display and provide information about discrimination in sales and landing practices.

Timeline: Responsibility: Funding:

Ongoing Community
Development
Department
Departmental Budget
Program 3.4: Consider amending the Zoning Code to address the provision of single-room occupancy housing as a conditionally permitted use in the C-1 Zone.

Timeline: Responsibility: Funding:

San Marino - HCD Draft Housing Element October 29, 2021

2022 (within 1 year of
Housing Element
adoption)
Community
Development
Department
Departmental Budget
Program 3.5: Consider adoption of a Universal Design program that encourages but does not require that new and remodeled homes meet the basic tenets of Universal Design (stepless entry, ground floor living, environmental controls at accessible heights). Produce and distribute information about Universal Design.

Timeline: Responsibility: Funding:

Ongoing Community
Development
Department; LACCDC
Departmental Budget
Program 3.6: Encourage the use of accessory dwelling units and junior accessory dwelling units for seniors and for persons with disabilities, including persons with developmental disabilities. Pre-approved plans for ADUs and JADUs should incorporate the basic tenets of Universal Design, and promotional literature should include information about requesting reasonable accommodations under the Fair Housing Act.

Timeline: Responsibility: Funding:

Ongoing Community
Development
Department; LACCDC
Departmental Budget;
CDBG

2.1 QUANTIFIED OBJECTIVES
The following table summarizes the City’s quantified objectives for the 2021-2029 planning period.

Table 5: Quantified Objectives by Income Group
Extremely
Low
Very Low Low Moderate Above
Moderate
Total
75 74 91 91 66 397
The different unit types and programs that will be utilized to meet the Quantified Objectives are discussed below.

San Marino - HCD Draft Housing Element October 29, 2021

2.2.1 New Construction
Accessory Dwelling Units
Achieve construction of 221 Accessory Dwelling Units at the rate 40 units/year in the first year; 30 units in the second year; and 25 units/year for the rest of the planning period (until 2029).

These figures are based on the substantial increase in inquiries and applications received, and in permits issued for accessory dwelling units following the City’s adoption of an updated Accessory Dwelling Unit ordinance removing the minimum parcel size, which had previously been 12,000 square feet and prohibited ADUs on more than half of the City’s residential parcels. The new ordinance without the minimum parcel size went into effect in early 2020 and since the new ordinance has been in effect, the City has received more ADU applications. The City approved a total of 37 ADUs in 2020, and is on track to achieve similar numbers in 2021.. With the new programs put into place by the 2021 Housing Element to encourage and facilitate the provision of additional accessory dwelling units, the City expects a large number of permits during the first year and that permit applications will decrease over the next seven years.

Junior Accessory Dwelling Units
Achieve construction of 20 Junior Accessory Dwelling Units over the next 8 years. The City will promote the construction of Junior Accessory Dwelling Units as the least expensive method to provide housing units for very low and extremely low-income households, including seniors who wish to live near their families but in an independent living space. The City has approved one JADU to date and expects to approve three to four units per year once the programs outlined in the 2021 Housing Element have been put into place.

Additional New Construction – Vacant Sites
Achieve construction of one additional above-moderate residential unit on the City’s one remaining vacant residential lot.

2.2.2 RHNA Shortfall
Under existing zoning, the City does not have adequate sites to fulfill its regional housing need allocation (RHNA). Actions to address the shortfall of approximately 150 units will include changes to the zoning code; a program to allow duplexes and triplexes in single-family zones; the rezoning of sites to multifamily, 20 units per acre; rezoning to add the Affordable Housing Housing Overlay with densities of 16-24 units per acre; potential addition of a Enhanced Affordability Overlay; and the potential redevelopment of a City-owned parcel (see Section 3). Through the rezonings and other programs in the 2021 Housing Element, the City will ensure adequate sites zoned at appropriate densities to address its RHNA shortfall.

Rehabilitation
Two of San Marino’s identified housing needs are supporting an aging housing stock and helping low-income senior who own their homes. The City will rehabilitate 10 homes belonging to lowincome (up to 80 percent AMI) families or seniors over the planning period using CDBG

San Marino - HCD Draft Housing Element October 29, 2021

(Community Development Block Grant) money and other sources as available. The City expects to rehabilitate one to two homes per year, for a total of 10 units over the next 8 years.

Conservation
There are no affordable units in the City that are at risk of being converted to above-moderate units. There are currently no restricted affordable or multi-family units to conserve.

San Marino - HCD Draft Housing Element October 29, 2021

SECTION III: HOUSING SITES

3.1 CONTEXT
Assembly Bill 1397 has added additional requirements for the adequacy of inventoried housing sites, including non‐vacant sites and sites that were identified in previous elements. This severely limits the sites available to use in the City of San Marino, which is fully built-out with no vacant sites that can meet the new inventory requirements. San Marino cannot demonstrate adequate sites to meet its RHNA under the current zoning, and rezoning programs will be required as described below and in Section 2.

According to HCD’s Housing Element Sites Inventory Guidebook, there are unusual circumstances where “local governments with limited vacant land resources or with infill and reuse goals may rely on the potential for new residential development on nonvacant sites.” In accordance with Government Code Section 65583.2(g)(1) and the Guidebook, this Section will describe the nonvacant sites to be considered in the rezoning programs and estimate a realistic development potential.

The City’s lack of vacant parcels and subdivision potential has impeded development since the 1970s. Only 11 percent of the current housing units in San Marino were built in 1970 or after, and the biggest periods of housing growth occurred from 1923 until around 1952, when residential development began experiencing a steady decline (Figure 8). Since 1980, the rate of residential development with the City has remained low at only 214 units since 1980. (Source:

Assessor Parcel Open Data; City of San Marino staff).

Figure 88: Residential Units in San Marino, by Year Built Source: County of Los Angeles Assessor Parcel Data 2019

San Marino - HCD Draft Housing Element October 29, 2021

3.2 DEVELOPMENT CAPACITY ASSUMPTIONS
Development capacity for sites in inventory is not a simple calculation of site area xtimes density.

Capacities must be adjusted to reflect the realistic potential for development and must consider the impact of environmental considerations as well as development controls like setbacks, parking requirements and height limitations.

San Marino is fully built out and mostly level; there are no special status species or habitats and no significant environmental features that would affect development potential. Utilities and infrastructure such as streets and sidewalks are existing and are not required to be provided by new development. Requirements for on-site parking can be met with tuck-under parking and structures; because land values are so high in San Marino, this type of construction is used to provide sufficient parking to larger projects (see Figure 9 and Figure 10, below).

Figure 99: Underground parking entrance for EastWest Building, 2090 Huntington Dr .

San Marino - HCD Draft Housing Element October 29, 2021

Figure 1010: Parking for Wells Fargo Building, 2375 Huntington Dr It is not possible to use existing densities within San Marino to estimate site capacities, as San Marino has not allowed multi-family housing development until this 6th cycle Housing Element.

Because higher-density projects do not yet exist within the city limits, the development densities achieved in adjacent jurisdictions and within the region are used to estimate the densities and development types that builders are pursuing in the local area. For example, the surrounding jurisdictions of Pasadena, South Pasadena and the San Pasqual CDP typically achieve overall densities of more than twice of the development pattern that currently exists within San Marino.

In adjacent Pasadena, residential development achieves medium densities of between 16 and 30 units per acre, with the highest density projects achieving more than 40 units per acre with similar lot coverage and height limits as those under consideration in San Marino’s new design standards for multi-family projects.

Unless otherwise noted below, development assumptions used to calculate realistic capacities consider the following:

Assumptions for largely unbuilt sites rezoned to default density. For largely unbuilt sites such as those with underutilized parking lots, development capacity of 85 percent of gross is assumed.

This calculation assumes 2 floors with a half-floor of tuck under parking, similar to the construction types shown in FiguresFigure 9 andFigure 10Figure 10Figure 10 10 above. Sites using these development assumptions include the underdeveloped sites pictured in FiguresFigure 11Figure 11Figure 11 11 andFigure 12Figure 12Figure 12 12:

San Marino - HCD Draft Housing Element October 29, 2021

Figure 1111: Sites from 810 to 900 Huntington Dr
Figure 1212: Sites at Huntington Dr and S San Gabriel Blvd

San Marino - HCD Draft Housing Element October 29, 2021

Assumptions for developed sites rezoned to default density. Listed sites that are already developed with a single-storied structure have had individual calculations made depending on each site’s size, physical characteristics, and existing structures. Where the City has been approached by property owners and managers to develop housing on their properties, the densities set are as envisioned by the developer. In some cases where existing structures are old and falling into disrepair, assumptions are made that a complete rebuild will occur, but in other cases the assumption is made that an additional story of residential can be developed above the existing commercial use. The 2016 San Marino Security Building project demonstrates that the market supports this; the existing one-storied office building was expanded, and a second floor added to accommodate workforce housing (see Figure 13, below).

Figure 1313: San Marino Security Building and Mixed Occupancy Development, 2405 Huntington Dr Assumptions for nonvacant sites rezoned to add the Housing Overlay. The Housing Overlay Zone is unique in that it simply adds another allowed use – residential development of 16 to 24 units per acre – to the underlying commercial, public, or institutional use. While the housing could be constructed in place of the existing land use, the assumption is made that the existing land uses will remain in place and only the underutilized portion of the site would be used to provide housing, at an average density of 20 units per acre.

San Marino - HCD Draft Housing Element October 29, 2021

Assumptions for nonvacant sites rezoned to add the Enhanced Affordability Overlay. The Enhanced Affordability Overlay Zone would be applicable to C-1 parcels on the 800 and a portion of the 900 blocks of Huntington Drive, adjacent to bus stops and walkable to daily services.

Parcels along these lots generally consist of one-story underutilized buildings and lots. The Enhanced Affordability Overlay will allow densities of 20 units per acre, as long as minimum affordability requirements are met. This Overlay utilized the same development capacity assumptions as discussed above for parcels rezoned to default density of 20 units per acre, which would provide a realistic capacity of 25 units within the Enhanced Affordability Overlay Zone.

Overall, the City has taken a conservative approach when calculating realistic development capacities, as shown in Table 16: Available Sites for Housing After Rezoning Programs*Table 16:

Available Sites for Housing After Rezoning Programs*Table 16: Available Sites for Housing After Rezoning Programs*Table 16. With a total capacity of over about 5,000 new units, the calculated realistic development capacity, including ADUs and JADUs is set at just under 650 less than 600 units.

3.3 REALISTIC CAPACITY OF SITES ZONED FOR HOUSING
The City currently allows only single-family dwellings on lots zoned for housing. All residential properties are categorized into eight Area Districts allowing various densities through minimum lot size requirements; these range from 1-4 units per acre to 2-6 units per acre. Each residentially zoned parcel only allows one residence, one ADU, and one JADU under existing zoning. Because not all housing types are currently allowed, rezoning will be necessary to accommodate the regional housing need as well as to enable the development of all types of housing.

The one vacant residentially zoned site available in the City has a realistic capacity of one abovemoderate income unit; a building permit has been issued. The non-vacant City-owned Stoneman property could have capacity for 11 residential units were it to be subdivided into 11 lots; however, this is not a realistic capacity because the City does not intend to subdivide the property in this manner, and instead intends either split and surplus a portion of the property consistent with the Surplus Lands Act, or to find a non-profit developer through the RFP process. While both properties could also accommodate an ADU and a JADU, those types are summarized below and are not included here. Table 6Table 6Table 6Table 6 summarizes the realistic capacity for residentially zoned sites:

Table 6: Realistic Development Capacity for Residentially Zoned Sites Realistic Capacity of Vacant Sites Zoned for Housing
APN/ Address Size Zoning/
General Plan
Allowable
Density
Realistic
Capacity
Infrastructure
Capacity
Income
Group
5323‐016‐030/
Winthrop Rd

0.12 acres
Low Density
Residential/
R‐1 District
4 units/ acre;
1 unit per
parcel
1 Yes Above
Moderate
Realistic Capacity of Non‐Vacant Sites Zoned for Housing

San Marino - HCD Draft Housing Element October 29, 2021

5323‐008‐900/
1570 Pasqualito
Dr. (Stoneman
property)

2.86 acres
Low Density
Residential/
R‐I District
4 units/ acre;
1 unit per
parcel
1 Yes Above
Moderate
Total Realistic Development Capacity for Residentially Zoned Sites Total 2.98
acres
2 Yes Above
Moderate

3.2.1 ADUs
The new ADU and JADU laws that became effective January 1, 2020 require ministerial approval of ADUs meeting certain requirements. Because this law required the City of San Marino to remove its minimum parcel size and discretionary approval process, the number of parcels qualifying for ADUs has more than doubled and ADU interest and applications have increased exponentially.

The City is already averaging more than three ADU applications per month and has approved 37 ADUs during 2020 alone – a year when the global pandemic closed the permitting office for several months. This trend has continued, and the City is on track to achieve similar numbers in 2021.

Given San Marino’s changing demographics and housing needs, and with the new programs in the 2021 Housing Element to encourage and facilitate the provision of more ADUs, the City conservatively estimates that it will issue 40 ADU permits during the first year of the 6th cycle (2021-2022), and that permits will then decrease somewhat for the rest of the planning period, at the rate 40 units/year in the first year; 30 units in the second year; and then about 25 units/year for the remainder of the 6th cycle (Table 7Table 7Table 7Table 7). These figures are based on the significant increase in qualifying parcels and in applications received and approved following the City’s adoption of an updated ADU ordinance making permits ministerial and removing the minimum parcel size.

Table 7: ADUs Anticipated 2022 ‐ 2029
Year/Years Number of Units
2022 40
2023 30
2024‐2029 151
6th Cycle Total 221
The Southern California Association of Governments (SCAG) has conducted a survey of ADU rents and has issued pre-certified affordability assumptions for ADUs. Application of these affordability assumptions to the expected number of ADUs through the planning period indicates that San Marino can expect 151 ADUs affordable to households making less than 80% of AMI; 4 ADUs affordable to moderate-income households, and 66 Above-moderate ADUs (see Table 8).

San Marino - HCD Draft Housing Element October 29, 2021

Table 8: Assumed Affordability for 6th Cycle ADUSs (SCAG survey) Category Affordability
Assumption for
Rented ADUs
Affordability Assumption
for ADUs (percent of total)
Extremely Low 33 15%
Very Low 19 9%
Low 99 45%
Moderate   4 2%
Above Moderate   66 30%
Total 221 100%*
*Due to rounding, percentages may not always appear to add up to 100%

3.2.2 Junior Accessory Dwelling Units (JADUs)
JADUs have recently been enabled by State law and are now allowed in San Marino. JADUs are small independent living units created within an existing single-family dwelling and can be a maximum of 500 square feet in size. Construction of JADUs can supply housing units for very low- and extremely low-income individuals and small families and are expected to be especially popular in San Marino given its aging population and the prevalence multi-generational households. There has been one JADU approval to date and additional property owners have expressed interest in creating such a unit. Because of the increasing interest in the development of JADUs and a new program to finance and facilitate their construction, the City is projecting the creation of 20 new affordable JADUs during the planning period at the rate of about 3 per year for the first three years of the period, and an additional 14 through 2029 for a total of 20 during the planning period (Table 9Table 9Table 9Table 9). Because JADUs are created out of existing space and are inexpensive to build, and because of the new program to facilitate and finance their construction with a low-interest forgivable loan if rented affordably, the City expects that they will be affordable to very low and extremely low-income households (Table 10Table 10Table 10Table 10).

Table 9: Expected JADUs per Year
Year/Years Number of Units
2022 3
2023 3
2024‐2029 14
6th Cycle Total 20
Table 10: Affordability Assumptions for JADUs
Category Expected Number, by
Income Group
Affordability Assumption for
all ADUs (percent of total)
Extremely Low 10 50%
Very Low 10 50%
Low 0 0%
Moderate   0 0%

San Marino - HCD Draft Housing Element October 29, 2021

Above Moderate   0 0%
Total 20 100%

3.3 REALISTIC CAPACITY OF OTHER SITES ALLOWING HOUSING
The below sites were identified in the previous Housing Element and remain ideal candidates for additional moderate- and above-moderate income housing units. They are in commercial areas near jobs and transit, and a CUP is currently required for residential use. Realistic development capacity was calculated at approximately 85% of the allowable densities for each lot, taking into consideration the units achieved in the last mixed-use project approved as well as parking requirements, landscaping requirements, and architectural design standards.

Table 11: Realistic Capacity of Other Sites Allowing Housing APN/ Address Size Zoning/
General Plan
Allowable
Density
Realistic
Capacity
Infrastructure
Capacity
Income
Group
5335‐007‐001/
810 Huntington
Dr.

0.27 acres
Commercial/
C‐1

8.7 units/
acre
2 Yes
Moderate,
Above
Moderate
5331‐018‐005/
2995 Huntington
Dr.

0.29 acres
Commercial/
C‐1

8.7 units/
acre
2 Yes
Moderate,
Above
Moderate
Total Realistic Capacity of Other Sites Allowing Housing Total 0.56
acres
Commercial/
C‐1 8.7 units/
acre
4 Yes
Moderate,
Above
Moderate

3.4 RHNA SHORTFALL
As noted above, San Marino is fully built out and its sites inventory must utilize non-vacant parcels to accommodate its RHNA. Of the 397 RHNA unit obligation, 247 units can realistically be accommodated with ADUs (221), JADUs (20), residentially zoned sites under current zoning (2), and other sites that allow residential development under current zoning (4). Even if all of these sites were to be developed to their realistic potential, the capacity under current zoning (247 units) leaves a RHNA shortfall of at least 150 units, including 77 units affordable at the very low and extremely low-income levels and 87 units for moderate-income households (see Table 11).

These units must be planned for and accommodated by rezoning and zoning code changes within the next three years. Section 2 includes policies and programs to address the RHNA shortfall, summarized below.

San Marino - HCD Draft Housing Element October 29, 2021

Table 12: RHNA Shortfall & Potential Surplus After Rezoning and Programs, by Income Group Extremely
Low
Very Low
Income
Low
Income
Moderate
Income
Above Moderate
Income
Total
2021‐2029 RHNA 75 74 91 91 66 397
Residentially‐
Zoned Sites 0 0 0 0 2 2
Other Sites (C‐1)
Allowing
Residential uses
0 0 0 0 4 4
ADUs 33 19 99 4 66 221
JADUs 10 10 0 0 0 20
Total Realistic
Capacity under
Existing Zoning
43 29 99 4 72 247
Sites Surplus or
Shortfall (+/‐) ‐32 ‐45 +8 ‐87 +6 ‐150
Rezone to 20 upa 17 17 10 3240 0 7684
Stoneman 612 60 00 88 88 2828
AH Housing
Overlays
2233 2637 22 2222 99
8110
3 Missing Middle 0 0 0 75 75 150
Total New Units
from Rezonings &
Programs
4562 4954 1212 145145 9292 3354
3365
RHNA Surplus
After Rezoning &
Programs*
1330 49 2020 5858 9898 1859
3215
*Surplus would only be achieved if all identified sites are rezoned Note: Enhanced Affordability Overlay Zone will go into effect automatically should rezonings to ensure adequate sites not be accomplished by the statutory deadline

3.4.1 Summary of Rezoning and Code Changes to Address RHNA Shortfall To accommodate the remaining very-low and extremely-low income RHNA of 77 units, the City will rezone a minimum of five acres to allow at least 20 units per acre as a use by-right if at least 20% of project units are provided as affordable. Each site selected for rezoning for the remaining lower-income RHNA of 77 units will have capacity to accommodate at least 16 units, will be provided with water, sewer, and dry utilities, and will be available for development in the planning period. The sites to be considered for rezoning are included in Table 11 above and in the parcel listing required by HCD and provided electronically. The rezoning will be accomplished by October 15, 2024. TheShould the rezoning not be accomp-lished within the three year period, the Enhanced Affordability Overlay (see Program 1.12) will automatically go into effect.

San Marino - HCD Draft Housing Element October 29, 2021

To accommodate the remaining moderate-income RHNA of 87 units, the City will adopt a program allowing duplexes and triplexes within existing single-family homes in the single-family neighborhoods near jobs and transit, where those neighborhoods do not fall within a historic district. Adoption of the program to accommodate moderate-income units will be accomplished by October 15, 2024.

The rezoning and code changes to be considered are summarized below.

Rezonings:
 Rezoning 2.03 acres at 415 & 475 Huntington to Multifamily, 20 units per acre (34 units realistic capacity. Realistic capacities assume development at 75% of allowed density);  Rezoning and subdivision of the City-owned Stoneman property into two parcels, with one 1.2 acre parcel housing the historic Stoneman School building and associated parking; and one parcel of 1.66 acres containing a vacant, non-historic structure and parking area. The 1.66 acre parcel would be made available to an affordable housing developer in compliance with the Surplus Land Act; if the City does not surplus the property, it would make the property available to a non-profit developer under a longterm lease specifying the minimum levels of affordability (28 units realistic capacity);  Rezoning to apply the Housing Overlay (16-24 units per acre) to multiple sites meeting location criteria for proximity to transit and jobs, with a target of 80 units. Sites to be considered include the 8-acre Southwestern Academy, a 1-acre portion of the Huntington Library site, three two sites on church properties, and two sites of over one acre each along Huntington Drive (total of at least 81 103 units realistic capacity).

Zoning Code Changes to Increase Allowable Densities & By‐Right Uses  Zoning Code change to adopt the Housing Overlay zone;  Zoning Code changes to include multifamily zoning, and to include objective design & development standards for by-right multi-family and live-work projects;  Zoning Code change to allow multi-family and potentially live work developments byright if at least 20% are affordable, subject to objective design & development standards; and
 Zoning Code change to allow “missing middle” housing in single-family neighborhoods that are near jobs and transit but that are not within the City-designated very high wildfire hazard area or City-designated historic areas (200 units realistic capacity); and  Zoning Code change to adopt the Enhanced Affordability Overlay zone to go into effect automatically if the City fails to zone adequate sites for low-income households by October 15, 20224.

Additional Programs are included to facilitate and encourage the provision and ADUs and JADUs, two forms of housing that will best assist the City to meet its identified housing needs for aging and disabled households. In order to address No Net Loss requirements, the City will maintain an administrative list of appropriately-zoned parcels which can be added to the

San Marino - HCD Draft Housing Element October 29, 2021

inventory list during the annual APR review if needed to maintain an adequate supply of appropriately-zoned land throughout the planning period.

3.5 PROGRAMS & REZONING TO ENSURE ADEQUATE SITES
In compliance with Government Code §65583 (d), the City of San Marino will pursue the rezoning of sites to meet the RHNA shortfall. To comply with the “No Net Loss” law and to ensure that sufficient sites are maintained to accommodate the remaining RHNA throughout the planning period, the City will adopt Programs and will strive to identify and rezone enough sites to accommodate 120% of its RHNA shortfall. Rezoned sites will allow qualified developments byright if at least 20% of units are provided as affordable; a Use Permit will be required for abovemoderate projects. All new multi-family and live-work projects will be subject to objective design and development standards. The City is committed to identifying and rezoning adequate sites within the first three years of the housing element period through a variety of rezoning programs and other actions, as outlined below.

3.5.1 Rezoning to Default Density (Program 1.6)
The initial step is rezoning sites to meet the RHNA is to identify and rezone appropriate sites at a density of 20 units per acre, by-right if the project contains at least 20% affordable and subject to use permit if no affordability is included. While the City will consider a variety of sites to be rezoned to receive this high-density designation and will perform its environmental (CEQA) analysis after all sites have been identified, the sites in Table 13 below are included as having realistic redevelopment potential because of interest previously expressed by developers in building multi-family housing on these sites.

Table 13: Sites to Consider for Rezone to Default Density of 20 units/acre APN/ Address Size Zoning/
General
Plan
Previous
Density
New
Density
New Site
Capacity
Realistic
Site
Capacity
Assumed
Affordability
Level
5323‐020‐035/
415 Huntington

1.14 acres
C‐1/
Commercial

8.7 upa 20 upa 40 units 34 units Extremely
low and
very‐low
5323‐020‐036/
475 Huntington
Dr

0.89 acres
5335‐007‐001/
810 Huntington
Dr*

0.27 acres
C‐1/
Commercial

8.7 upa 20 upa 14 units 10 units Low

San Marino - HCD Draft Housing Element October 29, 2021

5335‐007‐002/
840 Huntington
Dr*

0.34 acres
5335‐007‐ 003/
860 Huntington
Dr*

0.12 acres
5335‐007‐004
thru 006/ 900
Huntington Dr*

0.45 acres
C‐1/
Commercial

8.7 upa 20 upa 9 units 7 units Moderate
5335‐007‐007/
910 Huntington
Dr*

0.14 acres
C‐1/
Commercial

8.7 upa 20 upa 2 units 2 units Moderate
5335‐007‐008/
932 Huntington
Dr*

0.23 acres
C‐1/
Commercial

8.7 upa 20 upa 4 units 3 units Moderate
5335‐007‐009/
936 Huntington
Dr*

0.23 acres
C‐1/
Commercial

8.7 upa 20 upa 4 units 3 units Moderate
5331‐018‐005/
2995
Huntington Dr

0.28 acres
R‐1/
Community
Use

8.7 upa 20 upa 5 units 4 units Moderate
5332‐004‐010/
2920
Huntington Dr

0.56 acres
C‐1/
Commercial

8.7 upa 20 upa 11 units 8 units Moderate
5323‐020‐024/
375 Huntington
Dr

0.9 acres
R‐1/
Commercial

8.7 upa 20 upa 18 units 13 units Moderate
* The row of parcels located on the 800 and 900 blocks of Huntington Drive are included in the Enhanced Affordability Overlay Zone and could be developed together or separately.

3.5.2 Stoneman Site – Subdivision, Rezoning, Surplus and RFP Program (Program 1.15)
The City-owned 2.86 acre Stoneman site (Figure 14) has excellent potential for redevelopment.

The City couldmay retain the site and enter into a long-term lease with a non-profit housing developer. Alternatively, the City may subdivide the property to place the historic Stoneman school building on a 1.20 acre parcel, with the remaining 1.66 acre parcel declared as surplus and made available to an affordable housing developer consistent with the Surplus Lands Act.

San Marino - HCD Draft Housing Element October 29, 2021

The 1.66 acre parcel currently contains the play area and a portion of the parking from the former Stoneman school, as well as a non-historic vacant storage structure. The site is currently zoned for lower density residential use and will be rezoned to another appropriate Planned Community designation that accommodates the development of multi-family housing to serve the local workforce. If an agreement cannot be reached with an affordable housing developer to purchase and develop the property consistent with the Surplus Lands Act, the City will issue an RFP outlining the minimum affordability requirements for the parcel. The selected developer would be responsible for all aspects of site design and development, including conducting environmental review once the full development project has been identified. Table 14Table 14Table 14Table 14 below shows the development potential for the City-owned Stoneman site with a subdivision and rezoning to allow 20 units per acre.

Figure 1414: Stoneman Site and Proposed Subdivision
Table 14: Realistic Capacity of Stoneman Site (portion) APN/ Address Size Zoning/
General Plan
New
Allowable
Units
Realistic
Capacity Constraints
Income
Group

San Marino - HCD Draft Housing Element October 29, 2021

5323‐008‐900
1570 Pasqualito Dr.
“Stoneman” yard

1.66 acres
R‐1/Low
Density
Residential
33 units 28 units
Vacant
building,
parking,
playground
Extremely
low, very
low,
moderate

3.5.3 Housing Overlay Program and Rezoning (Program 1.7) There are a number of sites within the City that are located near jobs or transit and may benefit from rezoning to allow affordable and workforce housing, either instead of or in addition to existing uses. Examples of these sites include Southwestern Academy, to allow construction of housing for teachers as well as the potential for conversion of existing dorm rooms into full units and an approximately two-acre portion of the Huntington site, to allow the development of housing for workers (see Figure 15, below). Additionally, there are two C-1 sites larger than one acre each that were listed in the City’s 5th cycle housing element and remain excellent candidates for redevelopment due to the age of the structures and ongoing vacancies of the commercial spaces. and three sites on church
properties (see Figure 16Figure
16Figure 16Figure 16, below).

The City will consider a Housing Overlay
to apply to these sites and will identify
other suitable sites near jobs or transit
for consideration of rezoning to apply
the Housing Overlay. The Housing
Overlay Zone will be adopted into the
City’s Code and will allow housing
projects at a density of 16 to 24 units
per acre, by-right if the project includes
at least 20% affordable housing and
otherwise subject to use permit. All
Housing Overlay, or Llive-work or
adaptive reuse projects will be subject
to objective design and development
standards.

Figure 1515: Huntington Site for Housing Overlay

San Marino - HCD Draft Housing Element October 29, 2021

Figure 1616: All Sites for Housing Overlay

San Marino - HCD Draft Housing Element October 29, 2021

Identification of all sites to be considered for the Housing Overlay, a full project description, environmental review, and the actual rezoning to apply the Overlay must be accomplished within three years (by October 15, 2024) so that the sites are available to be developed at the listed densities in Table 15 prior to the end of the planning period. Should the rezoning not be completed by the deadline, an additional overlay program (Enhanced Affordability Overlay) that allows a developer to select one or more C-1 sites for housing will automatically go into effect (see Program

1.12).

Table 15: Realistic Development Potential for Selected Sites to be Considered for Housing Overlay APN/ Address Size
Current
Zoning/
General
Plan
New
Allowable
Unit
Range
Realistic
Capacity
w/
Rezone
Existing Uses or
Constraints
Income
Group

San Marino - HCD Draft Housing Element October 29, 2021

5323‐013‐029/
2800 Monterey
Rd
(Southwestern
Academy)

8.0 acres
R‐1/Low
Density
Residential
128‐160
units
8 units
Existing Historic
School on large
property
Very Low
10 units Moderate
Portion of the
Huntington
Property
2 acres
(of 207) Historic 32‐40
units
10 units
Huntington
Library &
Gardens;
workforce
housing needed
Extremely
low
10 units Very low
5332‐001‐001
through
5332‐001‐004,
5332‐002‐009
through
5332‐002‐010 /
1225 S San
Gabriel Blvd

1.18 acres
Commercial
/ C‐1
19‐28
units
1 unit
Small shopping
center
w/vacancies
Low
9 units
Moderate,
Above
moderate
5334‐016‐016
through 5334‐
016‐018
2000‐2020/
Huntington Dr.

1.59 acres
Commercial
/ C‐1
25‐38
units
1 unit 1 story strip
commercial
w/large,
underutilized
parking lot
Low
9 units
Moderate,
Above
moderate
5331‐018‐006/
2975
Huntington Dr   2.12
acres
Commercial
/ C‐1
34‐50
units
3 units
2‐story office
bldg, long‐term
vacancy issues; Moderate
5331‐018‐
004/1155 S San
Gabriel Blvd
Community
Use/R‐1
12 units
Church/Daycare
center Extremely
Low
5332‐021‐007/
2560
Huntington Dr

1.03 Community
Use/ C‐1
17‐24
units
8 units
2‐story church
use Very
5334‐025‐003/
1750 Virginia
Road(SMCC) 3.19 Community
Use/ R‐1
51‐76
units
11 units Church, open
parking area at
south end
Extremely
Low
11 units Very Low

San Marino - HCD Draft Housing Element October 29, 2021

3.5.4 Program to Allow Missing Middle Housing in R-1 (Program 1.8) “Missing middle” describes housing forms that are more than single family homes but are less than standard apartments. Examples include duplexes, triplexes, 4-plexes and cottage courts; each are compatible in scale with single-family neighborhoods. This form of housing responds to San Marino’s changing demographics and will provide housing for different generations at more affordable rates. Because any single-family property can already accommodate three dwelling units (the main dwelling, an ADU and a JADU), allowing duplexes and triplexes does not increase allowable densities within single-family neighborhoods. Instead, this flexibility will allow badly needed smaller, more affordable units to be created through interior remodeling of homes to add private living spaces for families and renters without changing a home’s appearance from the street. It may also allow more creative solutions in the form of cottage courts and missing middle developments of four or more units subject to the granting of a use permit.

Figure 17: Parcels Eligible for Missing Middle Housing
Figure 17: Parcels Eligible for Missing Middle Housing

San Marino - HCD Draft Housing Element October 29, 2021

San Marino - HCD Draft Housing Element October 29, 2021

The City will make Zoning Code change to allow “missing middle” housing to expand San Marino’s housing stock and accommodate those seeking housing between single-family homes and higherdensity apartment buildings. Parcels eligible for missing middle housing are those R-1 parcels that are located within 2000 feet of transit stops and jobs, to encourage walking to daily needs and decreasing the need to drive (see Figure 17Figure 17, above). Parcels within a City-designated historic district or area are not eligible for this program. Using these parameters, there are a total of just under 1,800 single-family parcels that could qualify for missing middle housing. Assuming the development of duplexes and triplexes only, the changes to allow denser development in the R-1 zone have the potential to increase inventory by over 2,000 new infill dwelling units. However, because the Program is new and not yet proven, the City will anticipate the development of only about 7.5% of the total possible units for a total of 150 potential units under this program, including 75 units affordable to moderate-income households and 75 units affordable to abovemoderate income households.

San Marino - HCD Draft Housing Element October 29, 2021

3.5.5 Program to Adopt Housing Overlay into Zoning Code (Program 1.7) As outlined in 3.5.3 above, before the Housing Overlay Zone can be applied to appropriate properties it must first be adopted into the City’s Zoning Code. The Housing Overlay Zone will allow a variety of housing types, tenures, and densities to address the City’s identified housing needs, including housing for seniors; the local workforce, including teachers, small households, and first-time homebuyers. Allowable densities would range from 16 to 24 units per acre, depending on housing type; multi-family rental housing would be allowed at a density of at least 20 units per acre and projects providing at least 20% of units as affordable would be eligible for both a density bonus and for by-right processing. The Housing Overlay may be placed over any base zoning designation but only to sites located within 2000 feet of jobs, transit, or both.

3.5.6 Programs to Promote & Encourage ADUs (Programs 1.1, 1.3, 1.4) Through aggressive ADU facilitation and promotion, the City can expect to develop 221 Accessory Dwelling Units (ADUs) over the 8-year planning period, including 40 units in the first year, 30 in the second year, and 25 per year for the balance of the planning period. In accordance with the Southern California Association of Governments (SCAG) survey of affordability levels of ADUs, the City can expect 33 extremely low income, 19 very low income, and 99 low-income units to be built with the adoption of aggressive programs designed to encourage and facilitate construction of ADUs. These programs are detailed in Section 2.

3.5.7 Program of Low-interest or Forgivable Loans for JADUs (Program 1.2) JADUs are the least expensive method to provide housing units for lower income households, including young adults starting out or seniors who wish to live near their families but in an independent living space. Because they are carved out of existing space and do not involve new construction, they can be accommodated in existing neighborhoods without impacting architectural and historic character, two qualities that the San Marino community feels strongly about. They are the least expensive way to produce additional housing units (as low as $20,000 per unit) and can affirmatively further fair housing because they open up high-income neighborhoods to a very low-income source of housing.

Demographic information and survey data indicate that a significant percentage of San Marino’s elderly households are low income, despite owning their own homes. A local low-interest or forgivable loan program can assist lower-income homeowners in constructing these small units in exchange for continued affordability. This would provide affordable units within San Marino’s existing single-family neighborhoods. While a permanent source of funding for this program would need to be identified, the City could establish a pilot with limited funding while additional sources are explored.

3.5.8 With Rezoning, Housing Sites Adequate to Meet RHNA The City is committed to providing adequate sites to meet its regional housing need, while also addressing the City’s identified housing needs and affirmatively furthering fair housing. The City will locate and consider a number of housing sites and will rezone appropriate sites before October

San Marino - HCD Draft Housing Element October 29, 2021

2024 to meet its RHNA shortfall, with enough remaining capacity to comply with No Net Loss laws. The wide range of programs adopted or enhanced with the 2021 Housing Element Update will assist the City in meeting its commitment by providing opportunities for all income levels, ages, and abilities throughout San Marino’s high opportunity neighborhoods. With the adoption of all of the programs in the 2021 Housing Element, any site in San Marino can be an affordable housing site.

The realistic capacity of sites to be considered for rezoning and the Programs to be developed in the 2021 Housing Element are provided in Table 15, below. Implementation of these programs and rezonings would increase San Marino’s housing capacity by over 600 units, exceeding its RHNA shortfall of 150 units and ensuring adequate sites to meet remaining RHNA needs throughout the planning period.

Table 16: Available Sites for Housing After Rezoning Programs* Category or Program
Total
Possible
Units
Realistic
Capacity
Income Group
Sites Currently Zoned for
Housing 6 2
Above
Moderate
Other Sites that Currently
Allow Housing
60 4
Moderate,
Above
Moderate
Rezoning to Default Density   97107 8476 Ex. Low‐Mod
Stoneman RFP & Rezoning 85 28
Ex. Low‐
Moderate
Housing Overlay Zone 416394 10381
Ex. Low‐
Moderate
Missing Middle   2000 150
75 Moderate
75 Above
moderate
Programs to Facilitate ADUs 2,200 221
Ex. Low ‐
Above
moderate
Loan Program for JADUs 80 20 Ex. Low‐V. Low
Return Vacant Homes to
Housing
134 40 Above
moderate
1st Time Homebuyers
Programs & Housing Land
Trust Model
n/a 8 Moderate

San Marino - HCD Draft Housing Element October 29, 2021

Total New Units w/Changes 5,0566688
units
640860 units
Ex. Low –
Above
moderate
 Table 15Table 15Table 15Table 15 reflects maximum potential units and is intended to demonstrate how San Marino could meet its regional housing need through a combination of Rezonings and adoption of the Programs outlined in the Housing Element. It is not intended to commit the City to adopting Programs and Rezonings to allow all units that are reflected above.

3.6 INFRASTRUCTURE
This subsection provides information about the availability of services to serve new housing and examines any infrastructure limitations within the City. San Marino is entirely developed and is surrounded by other incorporated communities with similar fully developed properties. As a developed city, San Marino has multiple infrastructure services developed and maintained by multiple agencies. Currently, the City’s infrastructure is in good condition and the agencies providing services have indicated there are no foreseeable issues maintaining service to existing housing or providing service to the additional housing anticipated in the 2021 Housing Element.

3.6.1 Water
The City of San Marino is served with water by California American Water and by sewer from the Los Angeles County Sanitation District (District).

California American Water serves the City of San Marino with the “San Marino System” which also serves portions of neighboring cities of Rosemead, Temple City, San Gabriel, El Monte, Pasadena, and some unincorporated areas of Los Angeles County. The San Marino Water System is primarily supplied by groundwater sources in the Main San Gabriel and Raymond Basins; In 2019, the system supply consisted of 90 percent local well water and 10 percent purchased treated surface water from the Metropolitan Water District of Southern California (Water District). Since both basins have adjudicated groundwater allocations, additional supplies are purchased to meet seasonal and annual demands. The sources for these additional supplies are the Sacramento River Delta and the Colorado River. Drinking water provided by the Water District receives multiple technological treatments including sedimentation, filtration, and disinfection. Groundwater supplies are disinfected with chlorine and surface water supplies are treated with chloramines for bacteriological quality in the distribution system. The District’s technological treatments and practices are evaluated every five years by the State Water Resources Control Board Division of Drinking Water (Water Board). The water sources for the California American Water - San Marino System were assessed in 2003 to evaluate the pattern of pollutant sources and ensure proper decontamination of the water to make it suitable for human consumption. Ongoing monitoring and annual reporting are performed to ensure that tap water is safe to drink and compliant with the U.S. Environmental Protection Agency and the Water Board regulations limiting the quantity of contaminants in public water systems.

San Marino - HCD Draft Housing Element October 29, 2021

3.6.2 Sewer
The Sanitation District serves the City of San Marino through their Districts 15 and 16.

Conversations with District staff in early 2021 indicate that the District is confident in the ability to serve the projected number of new residences of the City of San Marino. The District has enough capacity and adequate budget to ensure regular monitoring and maintenance and the ongoing provision of quality services to both residential and commercial properties in the City.

San Marino is currently utilizing only 25 to 30 percent of its sewer capacity.

3.6.3 Other Utilities
San Marino is entirely developed and as such, connections for public utilities such as electricity, gas, telephone, cable, and garbage collection are readily available for future development. The streets are paved and receive regular maintenance by the Parks & Public Works Department. The Department facilitates street sweeping, sidewalk maintenance, streetlight repair, enforcement of the tree and landscape ordinance, coordinating trash and recycling materials collection, and is the point of contact for water and sewage services.

3.7 ENVIRONMENTAL CONSIDERATIONS
Because San Marino is built out and has no special status species or habitat, environmental considerations are generally not a constraint to the development of housing with the limited exceptions summarized below and discussed in more detail in Section 4.

3.7.1 Seismic Hazards
San Marino is located within an area of high seismic activity due to the proximity of the Raymond Hill fault. The greatest potential danger from seismic hazards is the collapse of older residential units constructed from unreinforced masonry, and explosions of petroleum and fuel lines. The City regulates the construction of new habitable structures within seismic hazard zones through required site investigations, setbacks, and construction standards to comply with State law and minimize risks from seismic events.

3.7.2 Flooding Hazards
While San Marino faces minimal risk from flood hazards, there are three limited areas that are susceptible to short periods of localized flooding during periods of intense rainfall: Huntington Boulevard near Old Mill Road; Lacy Park; and Huntington Boulevard near San Marino High School.

Because there is minimal risk and no history of repeatedly damaged structures due to flooding, there are no additional conditions or requirements imposed on development in these areas that would pose a constraint to development.

3.7.3 Fire Hazards
San Marino contains no State-recognize wildfire hazard zones. However, the City has identified their own locally designated wildfire hazard zone in the Northwest area of the City with stricter

San Marino - HCD Draft Housing Element October 29, 2021

requirements, including construction standards and brush clearance, to minimize risk. Past fires have damaged or destroyed structures due to combustible roofing material, wood construction, and lack of defensible space. The City prohibits replacement or installation of new wood roofing and enforces fire safety building practices found within the California Building Code (Source: San Marino Local Hazard Mitigation Plan, 2019). Programs to increase densities are not applicable within this area, except as required under State law.

San Marino - HCD Draft Housing Element October 29, 2021

SECTION IV: TECHNICAL BACKGROUND
REPORT

4.1 INTRODUCTION
The Technical Background Report (TBR) of the 2021 San Marino Housing Element includes statutorily required data, an analysis of governmental and non-governmental constraints to the provision of housing. As part of the new AB 686 requirements to Affirmatively Further Fair Housing, the TBR also includes a brief history of San Marino’s growth and exclusively single-family zoning practices, and an analysis of the economic and ethnic make-up of the City and its neighborhoods. Section 1 of the Housing Element contains summary information and further analysis where new policies or programs are needed to overcome past exclusionary land use practices and to respond to changing demographics and housing needs.

4.2 PRE-CERTIFIED SCAG DATASET
The Southern California Association of Governments (SCAG) has compiled a housing needs data package for each jurisdiction. These housing data packages have been pre-certified by the California Department of Housing and Community Development (HCD) to meet statutory requirements for the quantification of existing and projected housing needs including:
 Identification of population and employment trends;
 Household characteristics (i.e., existing households by tenure, existing extremely lowincome households, total, lower and extremely low-income households overpaying, overcrowded households);
 Special needs (i.e., number of persons with disabilities, number of persons with developmental disabilities, elderly households by tenure, large households by tenure and female headed households); and
 Regional Housing Need Allocation (RHNA) by income group, including extremely lowincome households.

In order to meet all statutory requirements in Government Code §65583(a) (1 and 2) related to quantification and analysis of existing housing needs, this Technical Background Report also includes locally acquired information and data including but not limited to areas of economic and ethnic segregation, special needs, local knowledge of the housing stock, local housing resources, and an analysis of housing constraints. The San Marino 2020 Pre-Certified Local Housing Data Packet includes the requisite data on farmworkers, persons experiencing homelessness, substandard housing, and units at-risk of conversion to above-moderate uses in the jurisdiction.

The packet also includes some analysis of the data; further analysis is provided herein and throughout the Housing Element (Source: Housing Needs Data Certification Letter from HCD).

San Marino - HCD Draft Housing Element October 29, 2021

The SCAG Housing Needs Dataset is included in Appendix A of this Section in its entire original form. The remainder of this Technical Background Report contains other data related to local housing programs and resources and housing constraints.

4.3 LOCAL HOUSING PROGRAMS & RESOURCES
San Marino is served by the Los Angeles County Development Authority (LACDA), formerly known as the Housing Authority of the County of Los Angeles. The LACDA was formed from a consolidation of the Los Angeles Housing Authority, Community Development Department, and the Redevelopment Agency. The LACDA provides resources for housing assistance, affordable rental housing, first-time homebuyers, home improvements, community development, construction management, economic development, and traffic services. The jurisdiction of the LACDA includes all unincorporated areas of Los Angeles County and the 70 incorporated cities in Los Angeles County that do not have their own public housing agencies. The City of San Marino is within the jurisdiction of the LACDA.

4.3.1 Resources: Housing Assistance Programs
The following programs are primarily Federal- and State-run programs providing funding for construction, rehabilitation, or rental assistance for very low-, low-, and moderate-income households. This section describes programs that may be locally available and potentially applicable within the City.
 The Section 8 Housing Choice Voucher (HCV Program) is the federal government’s major program for assisting very low-income families, the elderly, and the disabled to afford decent, safe, and sanitary housing in the private market. Participants may choose any housing that meet the requirements of the program. The LACDA pays a housing subsidy directly to the property owner, and the participant pays the difference between the actual rent charged and the amount subsidized by the program. (Source: LACDA) The availability of this program depends on LACDA funding, efforts, and priorities. San Marino rental rates general exceed Fair Market Rents for the program and therefore are not eligible properties.
 Home Investment Partnerships (HOME) are grants provided by the U.S. Department of Housing and Urban Development (HUD) to fund a wide variety of projects that implement local housing strategies and create affordable housing for low-income households including building, buying, rehabilitating affordable housing, or providing direct rental assistance (Source: HUD). San Marino’s existing housing stock and lack of developable land hampers the City’s ability to compete for these funds.  Section 203(k) funding provided by HUD facilitates the rehabilitation and repair of single-family residential properties by insuring homeowner loans for purchase or refinancing of properties and can enable homebuyers to purchase homes that need significant repairs. It can also be used for a variety of other improvements, including conversion of properties up to a four-unit structure, enhance accessibility for a disabled person, or elimination of health and safety hazards. Most homes in San Marino are not

San Marino - HCD Draft Housing Element October 29, 2021

eligible for this funding due to the well-maintained condition and high home values of the housing stock (Source: HUD).
 Section 202 funding provided by HUD finances construction, rehabilitation, or acquisition of structures for supportive housing for VLI elderly persons through interestfree capital advances and rental assistance funds. This funding is only available to private nonprofit organizations and consumer cooperatives and is highly competitive.  The Low-Income Housing Tax Credit (LIHTC) Program provides State and Local agencies the equivalent of approximately $8 billion in annual budget authority to issues tax credits for the acquisition, rehabilitation, or new construction of rental housing targeted to lower-income households. The California Tax Credit Allocation Committee (TCAC) competitively administers credits to projects based on priorities they set each year.

Interested developers may apply for a 9% tax credit (which is often competitive) or a 4% tax credit. The developers who have been awarded the credits sell the credits to investors.

This creates cash equity which provides a significant portion of the funds that developers need to build affordable housing. A 9% tax credit raises about 70% of the cost of a development and a 4% credit raises about 30% of the cost of a development. Since the debt needed to develop is lower, a project can offer more affordable rents while still being a financially viable venture. Investors buy these credits as a tax benefit; tax credits are subtracted directly from a taxpayer’s liability each year for 10 years Buildings eligible for the LIHTC must either have 20% of units must rent-restricted and occupied by tenants with incomes no higher than 50% of the Area Median Income (AMI) or 40% of units rent restricted and occupied by tenants with incomes no higher than 60% of AMI.

The Department of Housing and Urban Development (HUD) designates Qualified Census Tracts (QCTs) and Difficult Development Areas (DDAs) that have increased eligibility.

QCTs must have 50 percent of households with incomes below 60 percent of the AMI or have a poverty rate of 25 percent or more. DDAs are areas with high land, construction, and utility costs relative to the area median income. There are no QCTs in San Marino. All of San Marino is in a DDA. San Marino is also within a ‘Highest Resource’ designation which provides an eligibility bonus in applying for this funding; however, even with the tax credit, affordable housing projects in a high-cost area can be very difficult to fund because of the high cost of land. The ability to apply for this program depends on the level of interest from developers, developable sites, constraints imposed by development standards, and the level of competition in the region for LIHTC funding. (Sources:

California Tax Credit Allocation Committee, National Housing Law Project, U.S.

Department of Housing and Urban Development)
 Preservation Funding is not currently needed due to the absence of at-risk housing units in the City.
 The California Self-Help Housing Program (CSHHP) is a state program that provides technical assistance and funding for the training and supervision of low- and moderateincome self-help homebuilders. Funding is provided through sponsor organizations, either local government agencies or nonprofit corporations.

San Marino - HCD Draft Housing Element October 29, 2021

 The Section 811 Supportive Housing for Persons with Disabilities Program is managed by HUD and provides funding through interest-free capital advances, operating subsidies, and/or project rental assistance for eligible projects developing affordable housing for persons with disabilities. This program is highly competitive and requires a nonprofit housing sponsor.
 The Federal Home Loan Bank Act establishes an Affordable Housing Program (AHP) within the Federal Housing Finance Agency. AHP funds are granted to financial institutions on behalf of a housing sponsor and may be used to finance the purchase, construction, or rehabilitation of owner-occupied housing for low- or moderate-income households and the purchase, construction, or rehabilitation of rental housing where at least 20 percent of the units are affordable for and occupied by very low-income households. Local development costs may deter local developers from applying for this program.

4.3.2 Resources: Homeless Population
Individuals are considered homeless when they lack fixed and regular nighttime residences.

Homeless individuals may be unsheltered, including those living in tents, cars, makeshift shelters, or on the street, or sheltered, including those in emergency shelters or transitional shelters. By the most recent count, the City of San Marino has no homeless residents. Over the past four years, there has occasionally been up to one homeless resident in the City. (Source: Los Angeles Homeless Services Authority, 2020)

4.3.3 Resources: Homeless Shelters
Homeless shelters provide temporary shelter for the homeless population. Although the City of San Marino has little to no homeless population, the City does allow emergency shelters by-right within its commercial zone. There are currently no homeless shelters within the San Marino City limits; however, there are shelters available in nearby Pasadena. The closest homeless shelter to San Marino is Union Station Homeless Services, located at 412 S. Raymond Avenue in Pasadena.

4.3.4 Resources: Transitional Housing
Transitional housing provides temporary lodging and is designed to move individuals and families into permanent housing within a specified period of time, no longer than 24 months. The City of San Marino does not currently have any known transitional housing facilities. The closest transitional housing facilities are located in the Euclid Village Condominium complex in nearby Pasadena.

4.3.5 Resources: Supportive Housing
Supportive housing provides shelter and supportive services to homeless persons with a disability or mental illness. The Los Angeles Homeless Services Authority provides Safe Haven (SH) housing as temporary supportive housing for hard-to-reach homeless persons with severe mental illness that have been unwilling or unable to participate in supportive services, as well as Permanent Supportive Housing (PSH) to assist homeless individuals with a disability or families in which one