San Marino City Council
February 9, 2022

CITY OF SAN MARINO

CITY COUNCIL AGENDA
Susan Jakubowski, Mayor www.cityofsanmarino.org
Steve Talt, Vice Mayor (626) 300-0700 Phone
Steven W. Huang, DDS, Council Member (626) 300-0709 Fax Gretchen Shepherd Romey, Council Member City Hall Council Chamber Ken Ude, Council Member 2200 Huntington Drive
Marcella Marlowe, Ph.D., City Manager San Marino, CA 91108

REGULAR MEETING OF THE

SAN MARINO CITY COUNCIL
WEDNESDAY, FEBRUARY 9, 2022 AT 6:00 P.M.

SAN MARINO CENTER
1800 HUNTINGTON DRIVE
SAN MARINO, CA 91108
The City of San Marino appreciates your attendance. Citizens’ interest provides the Council with valuable information regarding issues of the community.

Regular meetings are held on the 2nd Wednesday of every month at 6:00 p.m. Typically, adjourned meetings are held on the last Friday of every month at 8:30 a.m.

In compliance with the Americans with Disabilities Act, any person with a disability who requires a reasonable modification or accommodation in order to participate in a meeting should contact the City Clerk via email at [email protected] or by phone at (626) 300-0705 prior to the meeting for assistance.

PURSUANT TO ASSEMBLY BILL 361 (AB 361)
Members of the City Council may teleconference into the meeting without noticing each teleconference location from which a member will be participating in a public meeting.

CORONAVIRUS DISEASE (COVID-19) ADVISORY
To protect both staff, our constituents, and elected officials, members of the public must follow the State and County Health Department’s current Health Officer Orders, which require wearing a mask indoors. Given the seriousness of COVID-19, you are encouraged to watch or listen to the meeting from home, or provide input electronically, if you do not feel comfortable attending in person.

CITY COUNCIL AGENDA – FEBRUARY 9, 2022 PAGE 2 OF 6
How to view or listen to the meeting from home:
1) Via Computer for Video Streaming:

Website: https://us02web.zoom.us/j/89792171927
Meeting ID: 897 9217 1927
2) Via Phone for Audio Only:

Phone Number: (669) 900-9128
Meeting ID: 897 9217 1927
How to offer public comment from home:
1) Public comment will be accepted by email to [email protected] until 3:00 p.m. the day of the meeting, to be read by the City Clerk during public comment. Lengthy public comment may be summarized in the interest of time. Any comments received after 3:00 p.m. will be included in the public comment record but will not be read at the meeting.
2) Public comment will be accepted electronically via the zoom.us teleconference module during the meeting. Zoom comments will be taken after the in-person comments.

CALL TO ORDER

PLEDGE OF ALLEGIANCE
ROLL CALL: Council Member Huang, Council Member Shepherd Romey, Council Member Ude, Vice Mayor Talt, and Mayor Jakubowski

POSTING OF AGENDA
The agenda is posted 72 hours prior to each meeting at the following locations: City Hall, 2200 Huntington Drive, the Crowell Public Library, 1890 Huntington Drive, and the Stoneman Building, 1560 Pasqualito Drive. The agenda is also posted on the City’s website:
http://www.cityofsanmarino.org.

PUBLIC COMMENTS
The City welcomes public input. Members of the public may address the City Council by completing a public comment card and giving it to the City Clerk prior to the meeting. At this time, the public may address the City Council on items that are not on the agenda. Pursuant to state law, the City Council may not discuss or take action on issues not on the meeting agenda (Government Code Section 54954.2). The Mayor reserves the right to place limits on duration of comments. Staff may be asked to follow up on such items.

CITY MANAGER’S REPORT
This is an opportunity for the City Manager to inform the City Council and the public of any upcoming events or matters of interest to the community.

CITY COUNCIL AGENDA – FEBRUARY 9, 2022 PAGE 3 OF 6

PRESENTATION

1. ACKNOWLEDGEMENT OF SAN MARINO LIBRARY FOUNDATION

BOOKMARK CONTEST WINNER

2. PRESENTATION FROM ATHENS SERVICES ON SB 1383, CALIFORNIA’S

SHORT-LIVED CLIMATE POLLUTANT REDUCTION LAW

PUBLIC HEARING

3. CONSIDERATION OF A RECOMMENDATION FROM THE CITY OF SAN

MARINO PLANNING COMMISSION TO CERTIFY THE PROPOSED INITIAL STUDY/NEGATIVE DECLARATION AND ADOPT THE 2021-2029 HOUSING ELEMENT UPDATE (6TH CYCLE - AS AMENDED) OF THE SAN MARINO

GENERAL PLAN FOR SUBMITTAL TO THE STATE DEPARTMENT OF

COMMUNITY DEVELOPMENT (HCD) FOR FINAL REVIEW CONSISTENT

WITH STATE HOUSING LAW
Recommendation: Staff recommends that the City Council adopt Resolution No. R-22-06 Certifying the Proposed Initial Study/Negative Declaration and Adopting the 2021-2029 Housing Element Update (6th Cycle- As Amended) of the San Marino General Plan.

NEW BUSINESS

4. RECEIVE AND FILE FINANCIAL REPORT FOR SECOND QUARTER (OCTOBER 2021 THROUGH DECEMBER 2021)
Recommendation: Staff recommends that the City Council receive and file the financial report reflecting the City’s revenues and expenditures as of December 31, 2021.

5. REVIEW OF FISCAL YEAR 2021-22 MID-YEAR FINANCIAL REVIEW,

UPDATED FIVE-YEAR FINANCIAL FORECAST AND LONG-TERM

FINANCIAL PROJECTS, AND APPROVAL OF BUDGET AMENDMENTS
Recommendation: Staff recommends that the City Council receive and file the FY 2021-22 Mid-Year Financial Review, Updated Five-Year Financial Forecast and Long-Term Financial Projections, and approve the budget amendments as noted in the Staff Report.

CITY COUNCIL AGENDA – FEBRUARY 9, 2022 PAGE 4 OF 6

6. AGREEMENT BETWEEN THE CITY OF SAN MARINO AND ALL CITY MANAGEMENT SERVICES, INC. FOR CROSSING GUARD SERVICES
Recommendation: Staff recommends that the City Council approve the agreement between the City of San Marino and All City Management Services, Inc. for crossing guard services beginning July 1, 2021 and ending June 30, 2023, and appropriate funds in the amount of $18,772 to the Other Contract Services account 103-30-4150-0000.

7. APPROVAL OF STRIPING AND SIGNING MODIFICATIONS TO IMPROVE

VEHICULAR SAFETY ALONG WESTBOUND HUNTINGTON DRIVE

BETWEEN MONTEREY ROAD AND WESTHAVEN ROAD
Recommendation: Staff recommends that the City Council approve the striping, signing, and pavement marking modifications as recommended by the City’s traffic engineer for westbound Huntington Drive between Monterey Road and Westhaven Road.

CONSENT CALENDAR

8. RECEIVE AND FILE THE MONTHLY DISBURSEMENTS REPORT FOR JANUARY 2021
Recommendation: Staff recommends that the City Council receive and file the Monthly Disbursements Report for the month of January 2021.

9. RECEIVE AND FILE CASH AND INVESTMENT REPORT FOR DECEMBER 2021
Recommendation: Staff recommends that the City Council receive and file the Cash and Investment Report for the month of December 2021.

10.APPROVAL OF MINUTES
Recommendation: Staff recommends that the City Council approve the special meeting of January 12, 2022, the regular meeting of January 12, 2022, and the adjourned regular meeting of January 28, 2022.

11.ADOPTION OF RESOLUTION NO. R-22-04 TO CONTINUE HYBRID PUBLIC MEETINGS PURSUANT TO AB 361
Recommendation: Staff recommends that the City Council adopt Resolution No. R-22-04 reauthorizing the City Council and the City’s Boards and Commissions to continue teleconference accessibility for conducting public meetings pursuant to AB 361.

12.UPDATE ON CITY RESPONSE TO THE COVID-19 PANDEMIC
Recommendation: Staff recommends that the City Council receive and file the February 9, 2022 report on the City’s response to the COVID-19 Pandemic.

CITY COUNCIL AGENDA – FEBRUARY 9, 2022 PAGE 5 OF 6

13.APPROVAL OF RESOLUTION NO. R-22-03 APPROVING THE FILING OF AN APPLICATION FOR SB 1383 LOCAL ASSISTANCE GRANT FUNDS FROM

CALRECYCLE
Recommendation: Staff recommends that the City Council approve Resolution No. R-22-03 approving the filing of an application for SB 1383 Local Assistance Grant funds from the California Department of Resources Recycling and Recovery.

14.APPROVAL OF MODIFICATION OF FY 2021-22 CAPITAL EQUIPMENT

FUND AND AIR DISTRICT FUND BUDGETS FOR PURCHASE AND

OUTFITTING OF POLICE VEHICLES
Recommendation: Staff recommends that the City Council direct the Finance Director to amend the FY 2021-22 Air District budget (Account 212-30-4613-0500) from $70,000 to $73,400, and the FY 2021-22 Capital Equipment budget (Account 591-30-4613-0594) for the Detective Car Replacement from $12,000 to $15,000, for a total of $6,400 in additional expenditures.

15.ACCEPTANCE OF $2,000 DONATION FROM THE SAN MARINO

COMMUNITY ATHLETICS ASSOCIATION
Recommendation: Staff recommends that the City Council (1) accept the donation of $2,000 from the San Marino Community Athletics Association; (2) approve the fiscal year 2021-22 revenue budget amendment to recognize revenue of $2,000 in the Restricted Donations Fund at Account 281-66-3601-0002 (Track Meet Donations) and; (3) approve the fiscal year 2021- 22 expenditure budget amendment of $2,000 in the Restricted Donations Fund at Account 281-66-4376-0002 (Track Meet Materials & Supplies).

16. ACCEPTANCE OF $1,000 AND $2,725 DONATIONS FROM THE SAN

MARINO PUBLIC LIBRARY FOUNDATION
Recommendation: Staff recommends that the City Council (1) accept the donation of $1,000 from the San Marino Public Library Foundation; (2) approve the fiscal year 2021-22 revenue budget amendment to recognize revenue of $1,000 in the Restricted Donations Fund at Account 281-91-3601-0000 (Adult Material Donations – Other); (3) approve the fiscal year 2021-22 expenditure budget amendment of $1,000 in the Restricted Donations Fund at Account 281-91-4370-0000 (Adult Materials – Other); (4) accept the donation of $2,725 from the San Marino Public Library Foundation; (5) approve the fiscal year 2021-22 revenue budget amendment to recognize revenue of $2,725 in the Restricted Donations Fund at Account 281-92-3601-0000 (Children’s Materials Donations) and; (6) approve the fiscal year 2021-22 expenditure budget amendment of $2,725 in the Restricted Donations Fund at Account 281- 92-4370-0000 (Children’s Materials – Other).

CITY COUNCIL AGENDA – FEBRUARY 9, 2022 PAGE 6 OF 6

WRITTEN COMMUNICATIONS OR PUBLIC WRITINGS DISTRIBUTED
This is an opportunity to announce any written communications pertaining to the City received by members of the City Council. All public writings distributed by the City of San Marino to at least a majority of the City Council regarding any item on this agenda will be made available at the Public Counter at City Hall located at 2200 Huntington Drive, San Marino, California 91108, and will also be included in the public agenda packet that will available for review at the City Council meeting.

PUBLIC COMMENTS

FUTURE AGENDA ITEMS

ADJOURNMENT
Dated: February 4, 2022 CHRISTINA BAKER
Posted: February 4, 2022 CITY CLERK

City Manager’s Report and
Operational Dashboard
January 2022 Recap

0 0 0 0 0 0
0 0
1 0 0 0
0 0 0
1 0 0
1 Jul Aug Sept Oct Nov Dec Jan Feb Mar Apr May Jun
Emergency Medical Services - Return of Spontaneous
Circulation
FY 20-21 FY 21-22
1 0 0
2 3
2 1
1 2
1 1
0 0 0
2 1
0 1
2 Jul Aug Sept Oct Nov Dec Jan Feb Mar Apr May Jun
Emergency Medical Services - Cardiac Arrests
FY 20-21 FY 21-22
56 62
55 54
56 101
55 58 53 47 55
81 74
60 66
75 55
89 86
Jul Aug Sept Oct Nov Dec Jan Feb Mar Apr May Jun
Out-of-City Incidents
FY 20-21 FY 21-22
87 77
72 84
95 97
66 63 68 60
89 82
79 79
72 80 85
119
94 Jul Aug Sept Oct Nov Dec Jan Feb Mar Apr May Jun
In-City Incidents
FY 20-21 FY 21-22
FIRE
FY Total:

YTD: 940
608
FY Total:
733
YTD:
505
FY Total:
14 YTD:
6 YTD:
2 FY Total:
1

0:06:00
0:06:37 0:06:33
0:05:34 0:05:47 0:05:47 0:06:22
0:05:44
0:06:25 0:05:51 0:05:44 0:06:46 0:06:05
0:05:38 0:05:41 0:05:37 0:05:56 0:06:05 0:06:00
Jul Aug Sept Oct Nov Dec Jan Feb Mar Apr May Jun
90th Percentile Response Time: Overall Response
FY 20-21 FY 21-22
0:01:56
0:01:42 0:01:47
0:01:56
0:01:47 0:01:50
0:01:48
0:01:420:01:33
0:01:14 0:01:19 0:01:22
0:01:05 0:01:05
0:00:54
0:01:16 0:01:11
0:01:02 0:01:05
Jul Aug Sept Oct Nov Dec Jan Feb Mar Apr May Jun
90th Perentile Response Time: Fire Turnout
FY 20-21 FY 21-22
0:01:18
0:01:33
0:01:10
0:01:32 0:01:34 0:01:29
0:01:32 0:01:38
0:01:10
0:01:11
0:01:19
0:01:28
0:00:52 0:00:48
0:01:02
0:00:52 0:00:57
0:01:15
0:01:00
Jul Aug Sept Oct Nov Dec Jan Feb Mar Apr May Jun
90th Percentile Response Time: EMS Turnout
FY 20-21 FY 21-22
FIRE
FY Avg:

YTD Avg: 0:01:25
0:00:58
FY Avg:
0:01:40
YTD Avg:
0:01:05
FY Avg:
0:06:02 YTD Avg:
0:05:58

1 0 0
1 1 1
2 0
3 3
1 3
0 3
1 1
0 0 0
Jul Aug Sept Oct Nov Dec Jan Feb Mar Apr May June
Community Engagement Events
FY 20-21 FY 21-22
18 22
11 20
13 23
19 20
17 22
14 15
12 18
28 16
19 18
16 Jul Aug Sept Oct Nov Dec Jan Feb Mar Apr May Jun
Part 1 Crimes*
FY 20-21 FY 21-22
POLICE
*Part 1 Crimes include homicide, rape, robbery, aggravated assault, burglary, larceny, auto theft, and arson
December 2021 FY to Date
Speed (6) Speed (32)
Unsafe lane change (3) Unsafe lane change (22)
Failure to yield (0) Failure to yield (8)
Failure to stop at red (1) Failure to stop at red (8)
Top Causes of Collisions
FY Total:

YTD: 214
127
FY Total:
16 YTD:
5

9 7
8 11
7 6
13 3
4 1
2 4
5 6 1
2 5 5
2 Jul Aug Sept Oct Nov Dec Jan Feb Mar Apr May Jun
New Businesses
FY 20-21 FY 21-22
11 20
15 8
9 8 7 9 9
6 4
9 13
7 12
10 3 2
6 Jul Aug Sept Oct Nov Dec Jan Feb Mar Apr May Jun
Tree Removal Permits Issued
FY 20-21 FY 21-22
74 53
74 63
52 66
54 45
50 70
62 91 93 88 91
77 52
70 76
Jul Aug Sept Oct Nov Dec Jan Feb Mar Apr May Jun
Building Permits Issued
FY 20-21 FY 21-22

COMMUNITY DEVELOPMENT
FY Total:
115
YTD:
547
FY Total:
754
YTD:
53 FY Total:
75 YTD:
26

84 45
68 101
37 75
85 86
110 117
103 101
71 75
78 88
68 41 38
Jul Aug Sept Oct Nov Dec Jan Feb Mar Apr May Jun
Open Code Enforcement Cases
FY 20-21 FY 21-22
1 3
1 2
1 2
1 2
0 1
0 2
4 1 1
2 3
2 3
Jul Aug Sept Oct Nov Dec Jan Feb Mar Apr May Jun
ADU Permits Issued
FY 20-21 FY 21-22
0 1 2 1 1
2 4
0 4
7 1
3 2
5 4 4
1 3
4 Jul Aug Sept Oct Nov Dec Jan Feb Mar Apr May Jun
ADU Applications Submitted
FY 20-21 FY 21-22

COMMUNITY DEVELOPMENT
FY Total:
26 YTD:
16 FY Total:
16 YTD:
23 FY Avg:
84 YTD Avg:
66

1292 1198 1144
1020 1048
1198 1,159 911 986 921 933 977
1,053 1,000 958 927 928 928 1,030
Jul Aug Sept Oct Nov Dec Jan Feb Mar Apr May Jun
Circulation: Digital Catalog
FY 20-21 FY 21-22
2662 2884 2907 2417 2555 2,540
2,398
5,152 4,687 3,708 3,366
10,857
13,667 13,913 13,582 14,406 12,954 12,826
14,677
Jul Aug Sept Oct Nov Dec Jan Feb Mar Apr May Jun
Circulation: In Person*
FY 20-21 FY 21-22
3523
424 257
839 249
878
177
715 736 1144 585 867
8,048
1,606
785
3,856
644
412
509
Jul Aug Sept Oct Nov Dec Jan Feb Mar Apr May Jun
Total Participants
FY 20-21 FY 21-22
32 22
27 37
16 11 13
22 24
49 13
52 40
20 58
27 28
17 29
Jul Aug Sept Oct Nov Dec Jan Feb Mar Apr May Jun
Programs Offered
FY 20-21 FY 21-22

COMMUNITY SERVICES
*In FY 20-21, in-person circulation was via curbside pickup until June 2021, when the Library reopened to visitors and curbside pickup was discontinued.

FY Total:
10,392
YTD:
90,025
FY Total:
12,787
YTD:
6,824
YTD:
219
FY Total:
318
YTD:
15,860
FY Total:
46,133

$4,332,822
$3,755,102 $2,283,740
$1,839,562
$1,695,205
$2,351,836 $2,673,465
$1,610,426
$2,608,028
$2,082,134
$1,575,099
$3,002,962
$5,277,926
$3,974,682
$2,004,400
$2,323,748
$1,662,169 $2,224,713 $1,629,869
Jul Aug Sept Oct Nov Dec Jan Feb Mar Apr May Jun
Expenses
FY 20-21 FY 21-22
$365,175
$951,994 $789,690 $893,919
$882,114
$8,461,707
$3,880,786
$1,696,518
$885,829
$6,891,515
$4,084,349
$1,004,739
$343,813
$959,400 $792,531
$830,473
$1,180,975
$8,837,915
$3,521,073
Jul Aug Sept Oct Nov Dec Jan Feb Mar Apr May Jun
Revenues
FY 20-21 FY 21-22

FINANCE
Note: January numbers are preliminary until books are officially closed next month.

FY Total:
$30.8m
YTD:
$16.5m
YTD:
$19m
FY Total:
$29.8m

$69,365
$126,629
$203,120
$115,268
$150,764
$128,802
$151,846
$130,797
$119,911
$195,128
$108,281
$335,197
$95,726
$173,033
$144,289
$191,509
$147,045
$112,783
$131,142
Jul Aug Sept Oct Nov Dec Jan Feb Mar Apr May Jun
Overtime Expenses
FY 20-21 FY 21-22
$4,625
$33,890
$16,790
$8,459
$6,250
$16,045
$15,065 $11,332
$10,351 $12,451 $12,684 $14,090
$3,346 $4,570
$9,848
$32,477
$8,057
$107,977
$21,356
Jul Aug Sept Oct Nov Dec Jan Feb Mar Apr May Jun
COVID-19 Expenses
FY 20-21 FY 21-22

FINANCE
Note: January numbers are preliminary until books are officially closed next month.

FY Total:
$162,032
YTD:
$187,631
YTD:
$995,527
FY Total:
$1,835,107

$34,177,850
$31,078,571
$29,819,586
$28,384,905 $27,751,395
$33,701,344
$34,982,443
$35,039,933
$33,784,836
$38,194,608
$40,886,859
$39,918,291
$36,168,260
$35,388,265
$32,098,787
$30,384,198
$29,992,080
$36,414,654
$38,873,966
Jul Aug Sept Oct Nov Dec Jan Feb Mar Apr May Jun
Overall Cash Balance (In Bank)
FY 20-21 FY 21-22
$12,068,456
$10,994,876
$9,305,633
$8,270,093
$7,369,762
$13,353,326
$14,920,377
$11,953,469
$10,850,773
$15,412,645
$17,766,025
$15,363,870
$12,141,237
$11,098,528
$9,977,397
$8,266,637
$7,630,634
$14,185,998
$16,106,238
Jul Aug Sept Oct Nov Dec Jan Feb Mar Apr May Jun
General Fund Balance
FY 20-21 FY 21-22

FINANCE
Note: December numbers are preliminary until books are officially closed next month.

65% 65% 65% 65% 65% 65%
69%
65% 65%
58% 59%
51%
58%
52% 48%
59% 59%
50% 50%
Jul Aug Sept Oct Nov Dec Jan Feb Mar Apr May Jun
Performance Appraisal Completion Rate
FY 20-21 FY 21-22

8.7%

7.8% 7.8%

10.0%

7.8% 7.3%

10.7% 10.7% 10.0%

6.7%

4.8% 4.8%

2.9%

7.7%

3.8%

7.7%

9.0% 8.8%

9.0%
Jul Aug Sept Oct Nov Dec Jan Feb Mar Apr May Jun
Full-Time Position Vacancy Rate
FY 20-21 FY 21-22
44 44 45 45 46 47 45
45 45 46
52 45
70 64 61 57 56 53 51
Jul Aug Sept Oct Nov Dec Jan Feb Mar Apr May Jun
Part-Time Employees
FY 20-21 FY 21-22
94 95 95
93 95
97 92
93 94
97 99 99
101
96 100
96 94
92 94
Jul Aug Sept Oct Nov Dec Jan Feb Mar Apr May Jun
Full-Time Employees
(104 budgeted)
FY 20-21 FY 21-22

HUMAN RESOURCES
FY Avg:
95 YTD Avg:
96 FY Avg:
46 YTD Avg:
59 FY Avg:

8.1%
YTD Avg:

6.9%
FY Avg:
63%
YTD Avg:
54%

22 21 22 22 19

10.3 10
14 25 10 10 10 10
2 8 8
48 21
51 Jul Aug Sept Oct Nov Dec Jan Feb Mar Apr May Jun
Cumulative Workers' Comp Days Off
FY 20-21 FY 21-22
0 1
0 1 1
3 4 2
1 0 0 0 0
5 1
2 9
1 12
Jul Aug Sept Oct Nov Dec Jan Feb Mar Apr May Jun
Workers' Comp Claims (New)
FY 20-21 FY 21-22
35 35 35 36
35 33
41 40
37 36 36 37 37 40 40 38
45 44
48 Jul Aug Sept Oct Nov Dec Jan Feb Mar Apr May Jun
Workers' Comp Claims (Total Open)
FY 20-21 FY 21-22

HUMAN RESOURCES
FY Avg:
36 YTD Avg:
42 FY Total:
12 YTD:
31 FY Total:
180.3
YTD:
163
Note: Numbers for the Cumulate Workers’
Comp Days Off for FY 21-22 have been
corrected based on a correction to the
calculation.

100% 100%
67%
80%
100%
86%
100% 100% 100%
100% 100%
100%
100%
100%
Jul Aug Sept Oct Nov Dec Jan Feb Mar Apr May Jun
% Customer Survey Rating of Good/Superior
FY 20-21 FY 21-22
0 1 1
3 5 5
7 4
1 1
0 0
7 6
0 0
1 1 1
Jul Aug Sept Oct Nov Dec Jan Feb Mar Apr May Jun
Customer Service Surveys Received
FY 20-21 FY 21-22
89%
74%
96% 96%
86% 83% 81% 82% 76%
100%
60%
82%
48%
83%
83%
89% 85% 85% 82%
Jul Aug Sept Oct Nov Dec Jan Feb Mar Apr May Jun
% Service Requests Closed Within 5 Business Days
FY 20-21 FY 21-22
35 23 24
37 72 70
57 45
25 35
57 67
55 57
89 82
71 39
55 Jul Aug Sept Oct Nov Dec Jan Feb Mar Apr May Jun
Maintenance Service Requests Opened
FY 20-21 FY 21-22

PARKS & PUBLIC WORKS
FY Avg:
84%
FY Total:
28 YTD:
16 FY Avg:
93%
YTD Avg:
100%
YTD:
448
FY Total:
547
YTD Avg:
79%

6%
12%
5%
3%
12%
8%
17%
5% 4% 4%
2%
4%
4% 3% 2% 1%
6%
3%
6%
Jul Aug Sept Oct Nov Dec Jan Feb Mar Apr May Jun
% Fleet Out of Service More Than 3 Business Days
FY 20-21 FY 21-22
3 3 2 2
1 2 2 2 2
4 4 4 4 4
2 2
3 2 2
Jul Aug Sept Oct Nov Dec Jan Feb Mar Apr May Jun
Capital Projects in Construction
FY 20-21 FY 21-22
0 1
2 3 3
2 3
3 2 2 2 2 2 2 2
3 3
3 5
Jul Aug Sept Oct Nov Dec Jan Feb Mar Apr May Jun
Capital Projects in Design
FY 20-21 FY 21-22

PARKS & PUBLIC WORKS
FY Avg:

6.8%
YTD Avg:

3.6%

ITEM 1 – ACKNOWLEDGEMENT OF SAN MARINO

LIBRARY FOUNDATION BOOKMARK CONTEST
WINNER

THIS PAGE LEFT BLANK INTENTIONALLY

ITEM 2 – PRESENTATION FROM ATHENS SERVICES
ON SB 1383, CALIFORNIA’S SHORT-LIVED CLIMATE

POLLUTANT REDUCTION LAW

THIS PAGE LEFT BLANK INTENTIONALLY

STRATEGIC PLAN CRITICAL SUCCESS FACTORS
• Engaged and Connected Residents
• Efficient, Responsive, and Effective City Services
• Safe Community

BACKGROUND
State law requires all cities and counties in California to establish a long-range plan to meet their “fair share” of regional housing needs because local governments play a vital role in the supply and affordability of housing. Cities are required to plan for the existing and projected demands for housing. The Housing Element is the primary tool used by the State to ensure local governments are appropriately planning for and accommodating enough housing across all income levels. The Housing Element is a mandatory part of a jurisdiction’s General Plan but differs from other General Plan elements in two key aspects: the Housing Element must be updated every eight years (Govt. Code § 65588(e)(5)) and must be reviewed and certified by the California Department of Housing and Community Development (HCD) to ensure compliance with State requirements (§ 65585).

On January 26, 2022, the City of San Marino (City) Planning Commission adopted Resolution No.

PC-22-01 recommending the City Council certify the proposed Initial Study/Negative Declaration and Adopt the 2021-2029 Housing Element Update (6th Cycle - As Amended) of the San Marino General Plan. At the Planning Commission hearing, staff reviewed recommended revisions to the Draft 2021-2029 Housing Element in response to HCD’s comments received by the City on December 31, 2021.

TO: Mayor and City Council
FROM: Marcella Marlowe, Ph.D., City Manager
BY: Isidro Figueroa, Community Development Director
DATE: February 9, 2022
SUBJECT: CONSIDERATION OF A RECOMMENDATION FROM THE CITY

OF SAN MARINO PLANNING COMMISSION TO CERTIFY THE

PROPOSED INITIAL STUDY/NEGATIVE DECLARATION AND
ADOPT THE 2021-2029 HOUSING ELEMENT UPDATE (6TH

CYCLE - AS AMENDED) OF THE SAN MARINO GENERAL PLAN

FOR SUBMITTAL TO THE STATE DEPARTMENT OF

COMMUNITY DEVELOPMENT (HCD) FOR FINAL REVIEW

CONSISTENT WITH STATE HOUSING LAW
Susan Jakubowski, Mayor
Steve Talt, Vice Mayor
Steven W. Huang, DDS, Council Member
Gretchen Shepherd Romey, Council Member
Ken Ude, Council Member

The 2021-2029 Draft Housing Element, dated November 1, 2021, involved an extensive public outreach campaign, including a Planning Commission workshop on February 24, 2021, and multiple City Council workshops/presentations on April 16, 2021, July 17, 2021, August 3, 2021, August 25, 2021, and September 24, 2021. The Draft Housing Element was prepared based on input from the City Council, Planning Commission, and public comments.

On October 29, 2021, the City Council approved transmittal of the HCD Draft 2021-2029 Housing Element to HCD for the requisite 60-day review, pursuant to State Housing law. City staff transmitted the document to HCD on November 1, 2021. On November 1, 2021, the City of San Marino (City) submitted the 6th Cycle (2021-2029) Housing Element to the California Department of Housing and Community Development (HCD) for the agency’s statutory 60-day review for consistency with State Housing Element Law (Article 10.6 of the California Government Code) (Gov. Code). HCD must certify that all California local governments’ General Plan Housing Elements are consistent with Housing Law. Several federal, state, and regional housing and transportation funding programs for local governmental programs consider housing element compliance as an eligibility or ranking criteria pursuant to Gov. Code § 65400.

For context, the staff report for the October 29, 2021, City Council meeting is Attachment B to this staff report. The figure below details the community and Commission/Council engagement since this Housing Element update was launched in December 2020.

Prior to receiving HCD’s comments, the City’s Interim Community Development Director Alex Hamilton and Housing Consultant Bret K. McNulty met with HCD Senior Housing Accountability Manager Melinda Coy via telephone on December 30, 2021, to discuss the 60- day review. HCD provided its 60-day comments in its Review of the City of San Marino 6th Cycle (2021-2019) Draft Housing Element. The HCD comment letter was delivered to the City via email on December 31, 2021. The proposed Draft Final 2021-2029 Housing Element with HCD comments addressed is contained within Attachment A to the staff report.

DISCUSSION

REVISIONS ADDRESSING HCD COMMENTS
City staff, working with its Housing Consultant, has addressed HCD’s comments on the 6th Cycle (2021-2019) Draft Housing Element analysis, policies, and programs with responses and recommended revisions to the document where necessary to comply with State Housing Element Law. The revisions by City staff and the Housing Consultant as presented to the Planning Commission on January 26, 2022, are detailed in the table in Attachment C.

The HCD letter is Attachment D to the staff report. The HCD comments and the City’s approach to the responses is summarized below.

HCD Comments and Revisions Summary
HCD’s comments focused on the following topic areas in the 6th Cycle (2021-2029) Draft Housing Element. The topic areas are listed below along with a summary of the staff response in italics. More detailed comments and responses are provided in Attachment C - “Edits to the November 1, 2021, Draft Housing Element.” Exhibit C-1 to Attachment C underlines the specific comments addressed in the Draft Final Housing Element in Attachment B.

A. Review and Revision of the 5th Cycle Housing Element Programs HCD requires the revisions to Table 4 in the November 1st, 2021, Draft Housing Element in order to better describe the actual results of the prior element’s programs (quantified where possible), compare those results to the objectives projected or planned, and, based on an evaluation of any differences between what was planned versus achieved, provide a description of how the objectives and programs of the updated element incorporate changes resulting from the evaluation. The analysis of past programs for special needs housing must provide an explanation of programs’ effectiveness in meeting the housing needs of special needs populations.

The City incorporated available regional data in the Draft Housing Element and is incorporating recent HCD guidance into the Final Housing Element Update.

Staff has revised Table 4 in the Housing Element to connect changes in 6th Cycle Housing Element to their 5th Cycle.

B. Housing Needs, Resources, and Constraints
HCD guidance for implementing federal Affirmative Furthering Fair Housing (AFFH), consistent with Gov. Code § 65583(c) (10)(A) in the 6th Cycle Housing Element was available late in the update process. The November 1, 2021, Draft Housing Element addressed AFFH requirements based on regional data and HCD guidance.

HCD’s comments in this section focused on providing additional details in the housing needs, resources, and constraints analysis substantiating the City’s programs in Housing Element Section 2, which were designed to achieve the Regional Housing Needs Allocation.

Staff utilized recently available AFFH Guidance from the State of California to expand and revise the analysis and documentation of regional programs that address inequality of access and affordability consistent with Federal and state laws. The revisions are detailed in the Responses to Comments B1.1 through B1.7 in Attachment C.

C. Housing Programs
The HCD Housing Program comments center on program issues and revisions, as follows:

1. All Programs: HCD states that all programs must be revised to demonstrate that they will have a beneficial impact within the planning period. Beneficial impact means specific commitment to deliverables, measurable metrics or objectives, definitive deadlines, dates, or benchmarks for implementation. Programs containing unclear language (e.g., “Evaluate;” “Consider;” “Encourage;” etc.) must be amended to include more specific and measurable actions, where appropriate with discrete timing for all programs (e.g., month and year).

2. Shortfall of Adequate Sites: HCD states that the Housing Element should specifically commit to rezoning pursuant to Government Code section 65583.2, subdivisions (h) and (i).

Currently, the element identifies a shortfall of adequate sites to accommodate the RHNA within the planning period. HCD states that in order to provide sufficient sites to accommodate the RHNA, Programs 1.6, 1.7, 1.11, and 1.12 the City must commit to, among other things, creating new overlays for and modifications of the zoning code.

Furthermore, in order to accommodate the lower-income need, programs must specifically commit to acreage, allowable densities, and anticipated units for the affordable categories.

Specifically, the Housing Element must commit to:

Permitting owner-occupied and leased multifamily uses by-right for developments in which:
• 20 percent or more of the units are affordable to lower income households. By-right means local government review must not require a conditional use permit, planned unit development permit, or other discretionary review or approval; • Accommodating a minimum of 16 units per site;
• Require a minimum density of 20 units per acre;
• At least 50 percent of the lower-income need must be accommodated on sites designated for residential use only or on sites zoned for mixed uses that accommodate all of the very low and low-income housing need, if those sites:
o Allow 100 percent residential use, and
o Require that a residential use occupy 50 percent of the total floor area of a mixeduse project.

Staff addressed the comment above with revisions to the aforementioned programs, inclusive of the addition of potential text in the new Overlay zones, and further codification of objective standards as adopted by the Planning Commission and City Council to comply with Senate Bills 9 & 35. Attachment C, Responses to B3.2 and B3.3 summarizes the response to these comments.

The HCD comments discuss a shortfall that is based upon their conclusion that the City did not submit a complete Electronic Sites Inventory (See Page 4 of the HCD Letter). During their December 30, 2021, meeting with Interim Community Development Director Alex Hamilton and Housing Consultant Bret McNulty, HCD staff indicated that they had not reviewed the Electronic Sites Inventory submitted by 4 Leaf Inc., the City’s previous Housing Consultant.

Further review of the Realistic Housing Capacity in the proposed Draft Final Housing Element by 4 Leaf and McNulty Consulting confirms that the Realistic Housing Capacity in the Housing Element, with appropriate assumptions applied, meets the RHNA in the manner directed by the City Council at their September 24, 2021, and October 29, 2021, meetings as shown in Table 1 below.

Table 1 RHNA and Realistic Housing Unit Capacity for 6th Cycle Income Levels Extremely
Low
Very
Low Low Moderate Above Moderate Total
2021-2029 RHNA 75 74 91 91 66 397
Total Units 88 78 101 134 160 561
RHNA Surplus After
Rezoning &
Programs
13 4 10 43 94 164

3. Programs to Facilitate Redevelopment of Non-Vacant Sites:

HCD comments that the Housing Element must include a program with specific actions and timelines to assist in the development of housing identified in the sites inventory. The program(s) could commit the City to adopting priority processing, granting fee waivers or deferrals, modifying development standards, granting concessions and incentives for housing developments that include units affordable to lower and moderate-income households; assisting, supporting, or pursuing funding applications; and working with housing developers to coordinate and implement a strategy for developing housing affordable to lower- and moderate- income households.

Staff addresses this comment by adding specific actions to the text of programs.

4. Governmental and Non-Governmental Constraints:

Housing Element law requires a complete analysis of potential governmental and nongovernmental constraints. Depending upon the results of that analysis, the HCD states the City may need to revise or add programs and address and remove or mitigate any identified constraints.

Staff is suggesting programs only as listed in items B4 and B5 of the HCD comment letter.

5. Affirmatively Furthering Fair Housing (AFFH):

The State is requiring that element include a complete analysis of AFFH pursuant to changes in the State law. The element must be revised to add goals and actions based on the outcomes of a complete analysis.

Staff has added recommended revisions to the analysis and goals/ suggested program per B5 to respond to HCD direction in item 5 above. See Attachment C, items B1.1 through B1.7. Guidance from HCD was issued late in the City’s Housing Element Update process and was used to address these comments.

D. Quantified Objectives (QO)

objectives and funding to Programs to respond to this direction.

Five years of Housing Development by Income Category: HCD comments that while the element includes the objectives to establish housing unit objectives by income group for construction over a five-year time frame, the element must also describe any conservation or preservation objectives and describe rehabilitation by income category. Strong program objectives and commitments are especially critical for rehabilitation as survey results outlined on page 161 demonstrate that 65 percent of respondents are concerned that older homes will be deteriorating and in need of repair in the next ten years.

PLANNING COMMISSION HEARING SUMMARY
During the Planning Commission public hearing held on January 26, 2022, the Planning Commission received a presentation on the Housing Element update milestones and chronology and summary of the key issues identified by the public, stakeholders, Commission/Council during the Housing Element update process. The Commission reviewed staff recommended revisions to the Housing Element to address the HCD comments, as detailed in Attachments C and D.

The discussion centered on the appropriateness of the HCD comments regarding diversity in the City and appropriateness for affordable housing to be located within the C-1 zone, the use of an overlay to address HCD’s comments, appropriateness of various housing types and affordability levels required by the State. Questions about the Housing Element and whether it is realistic that even with the densities in the proposed overlay whether there is a market demand for product type given the densities, cost of land and cost of construction. The Commission discussed how an overlay could be appropriate but would need to determine the yield of units for each site or if all C-1 would need to be included. The Commission discussed use of a model to project whether the Regional Housing Needs Allocation (RHNA) would be achieved. The Commission also discussed potential use of a market study to help the City determine all the variables i.e., land cost, demand, construction costs, the existence of grant funds or other funding sources for construction. The appropriateness of including school, church and other sites was also discussed.

The January 26, 2022, Planning Commission hearing minutes and staff notes are Attachment E.

The Planning Commission Voted 4-1 with Brody voting no to adopt a resolution recommending the staff proposed revisions be forward on to City Council.

PUBLIC COMMENTS
The HCD comment letter delivered to the City via email on December 31, 2021, includes additional public comments sent directly to HCD. The comments included similar issues to those raised during the public process that culminated in City Council approval of the Draft Housing Element on October 29, 2022. No public comments were received during the Planning Commission Hearing on January 26, 2022. The public comments received by HCD and submitted to the City are included as attachments to their letter in Attachment D.

CEQA REVIEW
Staff and the consultant team prepared an Initial Study and Negative Declaration (IS/ND) provided as Attachment F in compliance with the California Environmental Quality Act (CEQA). The IS/ND found that the Housing Element update is a program level document which in and of itself would have no specific environmental impacts. However, future program or project level efforts to implement the Housing Element i.e., rezoning, or specific projects or developments would be subject to separate CEQA review.

A Notice of Intent (NOI) to adopt a Negative Declaration was circulated for public review from January 19, 2022, to February 6, 2022. The IS/ND was subject to a 20-day local review period pursuant to California Code of Regulations Section 15206 as it was found that the proposed Housing Element program document was not of Statewide, Regional, or Areawide significance.

The IS/ND was posted on the City website, the NOI placed in the newspaper of local circulation (San Marino Tribune), and the IS/ND placed on the State Clearinghouse website. To date no comments or concerns have been received on this document. After the circulation period ends, staff will review and analyze any comments received, and provide appropriate analysis and discussion both in the document and at the City Council meeting.

FISCAL IMPACT & PROCUREMENT REVIEW
None associated with this action.

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

NEXT STEPS
Upon adoption as an element of the City’s General Plan by the City Council, the Final 2021- 2029 Housing Element must be submitted to HCD for final certification. Government Code 65585(h) requires that HCD will have up to 90 days to review and certify the adopted Housing Element.

RECOMMENDATION
Staff recommends that the Council conduct a public hearing on the Draft Final 2021-2029 6th Cycle Housing Element and adopt Resolution No. R-22-06 Certifying the Proposed Initial Study/Negative Declaration and Adopting the 2021-2029 Housing Element Update (6th Cycle – As Amended) of the San Marino General Plan. If the City Council concurs with staff’s recommendation, an appropriate motion would be:
“I move to adopt Resolution No. R-22-06 Certifying the Proposed Initial Study/Negative Declaration and Adopting the 2021-2029 Housing Element Update (6th Cycle- As Amended) of the San Marino General Plan.”

ATTACHMENTS

1. Draft Final Housing Element dated February 9, 2022

2. City Council Staff Report Dated October 29, 2021

3. Edits to November 1, 2021, Draft Housing Element

4. Exhibit C-1 HCD comment letter with HCD comments underlined

5. HCD Comment Letter Dated December 31, 2021, with Public Comments

6. Planning Commission Resolution 22-01

7. Initial Study/Negative Declaration

8. City Council Resolution R-22-06

CITY OF SAN MARINO

FINAL DRAFT HOUSING ELEMENT
FEBRUARY 9, 2022 NOVEMBER 1, 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)..................................................................16

1.13 REGIONAL HOUSING NEEDS ALLOCATION .......................................................................18

1.14 2014 SAN MARINO HOUSING ELEMENT REVIEW ..............................................................19

1.15 PROGRAM CHANGES IN 2021 HOUSING ELEMENT..........................................................20 SECTION II: HOUSING STRATEGY .................................................................................28

2.1 QUANTIFIED OBJECTIVES..............................................................................................................40 SECTION III: HOUSING SITES .........................................................................................42

3.1 CONTEXT................................................................................................................................................42

3.2 DEVELOPMENT CAPACITY ASSUMPTIONS.............................................................................43

3.3 REALISTIC CAPACITY OF SITES ZONED FOR HOUSING ..................................................47

3.3 REALISTIC CAPACITY OF OTHER SITES ALLOWING HOUSING....................................50

3.4 RHNA SHORTFALL..............................................................................................................................50

3.5 PROGRAMS & REZONING TO ENSURE ADEQUATE SITES..............................................52

3.6 INFRASTRUCTURE...............................................................................................................................63

3.7 ENVIRONMENTAL CONSIDERATIONS .....................................................................................64 SECTION IV: TECHNICAL BACKGROUND REPORT...................................................66

4.1 INTRODUCTION ..................................................................................................................................66

4.2 PRE-CERTIFIED SCAG DATASET..................................................................................................66

4.3 LOCAL HOUSING PROGRAMS & RESOURCES ........................................................................67

4.4 HOUSING CONSTRAINTS ANALYSIS ..........................................................................................70

4.5 FAIR HOUSING ANALYSIS ...............................................................................................................92 APPENDIX A: SCAG LOCAL HOUSING DATA............................................................................. 143 APPENDIX B: COMMUNITY ENGAGEMENT .............................................................................. 165

ATTACHMENT A: COMMUNITY SURVEY RESULTS ................................................................. 192

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 ......................................................................................................................................15 FIGURE 8: RESIDENTIAL UNITS IN SAN MARINO, BY YEAR BUILT ...................................42 FIGURE 9: UNDERGROUND PARKING ENTRANCE FOR EAST WEST BUILDING, 2090 HUNTINGTON DR .....................................................................................................................................43 FIGURE 10: PARKING FOR WELLS FARGO BUILDING, 2375 HUNTINGTON DR...........44 FIGURE 11: SITES FROM 810 TO 900 HUNTINGTON DR............................................................45 FIGURE 12: SITES AT HUNTINGTON DR AND S SAN GABRIEL BLVD...............................45 FIGURE 13: SAN MARINO SECURITY BUILDING AND MIXED OCCUPANCY DEVELOPMENT, 2405 HUNTINGTON DR.......................................................................................46 FIGURE 14: STONEMAN SITE AND PROPOSED SUBDIVISION..............................................55 FIGURE 15: HUNTINGTON SITE FOR HOUSING OVERLAY ...................................................56 FIGURE 16: ALL SITES FOR HOUSING OVERLAY ........................................................................57 FIGURE 17: PARCELS ELIGIBLE FOR MISSING MIDDLE HOUSING ....................................60 FIGURE 18: FAULT, LIQUEFACTION AND LANDSLIDE ZONES MAP.................................88 FIGURE 19: CAL FIRE: FIRE HAZARD SEVERITY ZONE MAP.................................................89 FIGURE 20: CITY OF SAN MARINO ENHANCED FIRE INSPECTION ZONE MAP..........90 FIGURE 21: 1930'S HOLC REDLINING GRADE...............................................................................96 FIGURE 22: PREDOMINANT POPULATION AFRICAN AMERICAN MAJORITY ............ 101 FIGURE 23: PREDOMINANT POPULATION ASIAN MAJORITY ........................................... 102 FIGURE 24: PREDOMINANT POPULATION HISPANIC/LATINO MAJORITY ................ 102

FIGURE 25: PREDOMINANT POPULATION NATIVE AMERICAN MAJORITY............... 103 FIGURE 26: PREDOMINANT POPULATION WHITE MAJORITY.......................................... 104 FIGURE 27: RACIAL DOT DENSITY MAP OF SAN MARINO, CA.......................................... 105 FIGURE 28: RACIAL DOT DENSITY MAP OF THE SAN GABRIEL VALLEY COUNCIL OF GOVERNMENTS....................................................................................................................................... 105 FIGURE 29: 2018 DIVERSITY INDEX OF SAN GABRIEL VALLEY........................................ 107 FIGURE 30: PERCENTAGE OF ADULTS LIVING WITH A SPOUSE BY CENSUS TRACT ......................................................................................................................................................................... 108 FIGURE 31: PERCENTAGE OF CHILDREN LIVING IN A HOUSEHOLD WITH A MARRIED COUPLE BY CENSUS TRACT......................................................................................... 108 FIGURE 32: PERCENTAGE OF CHILDREN LIVING IN FEMALE-HEADED HOUSEHOLDS WITH NO SPOUSE OR PARTNER PRESENT BY CENSUS TRACT......... 109 FIGURE 33: HOUSEHOLDS BY HOUSEHOLD SIZE................................................................... 110 FIGURE 34: PERCENT OF DISABLED POPULATION BY CENSUS TRACT 2015-2019 ... 111 FIGURE 35: MEDIAN INCOME BASED ON ACS 5-YEAR ESTIMATES 2010-2014 ............ 112 FIGURE 36: MEDIAN INCOME BASED ON ACS 5-YEAR ESTIMATES 2015-2019 ............ 112 FIGURE 37: HOUSEHOLDS EXPERIENCING POVERTY IN SAN MARINO ..................... 113 FIGURE 38: LOW- AND MODERATE- INCOME HOUSEHOLDS IN SAN MARINO BY BLOCK GROUP 2011-2015...................................................................................................................... 114 FIGURE 39: PERCENTAGE OF LOW- AND MODERATE- INCOME HOUSEHOLDS IN SAN GABRIEL VALLEY REGION BY BLOCK GROUP 2011-2015........................................... 115 FIGURE 40: LOCATION AFFORDABILITY INDEX..................................................................... 117 FIGURE 41: TCAC OPPORTUNITY AREA INDEX MAP............................................................. 122 FIGURE 42: ACHIEVEMENT GAP RESULTS RACIAL/DEMOGRAPHIC BREAKDOWN ......................................................................................................................................................................... 124 FIGURE 43: EDUCATIONAL OPPORTUNITY INDEX SCORES IN SAN GABRIEL VALLEY REGION ....................................................................................................................................................... 125 FIGURE 44: CALENVIROSCREEN INDEX MAP OF SAN MARINO AND SURROUNDING AREAS ........................................................................................................................................................... 126 FIGURE 45: TRANSIT SCORE IN SAN MARINO AND NEIGHBORING COMMUNITIES ......................................................................................................................................................................... 128

FIGURE 46: ECONOMIC INDEX MAP OF SAN MARINO AND SURROUNDING AREAS ......................................................................................................................................................................... 129 FIGURE 47: INFLOW/ OUTFLOW ANALYSIS OF SAN MARINO .......................................... 131 FIGURE 48: HUD JOBS PROXIMITY INDEX MAP OF SAN MARINO AND SURROUNDING AREAS ........................................................................................................................ 134 FIGURE 49: MONTHLY OWNER COSTS FOR MORTGAGE HOLDERS.............................. 136 FIGURE 50: CROWDING BY EXTENT AND TENURE............................................................... 137 FIGURE 51: SUBSTANDARD HOUSING.......................................................................................... 138

San Marino – Final Housing Element February 9, 2022
1 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 – Final Housing Element February 9, 2022
2 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

San Marino – Final Housing Element February 9, 2022
3 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 public meeting and authorized staff to transmit the Draft to HCD to begin their review.
• November 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.
• December31, 2021: HCD responded with several changes needed for the Draft Housing Element to be compliant with State law. These changes were subsequently considered by the Planning Commission.
• January 11, 2021: Mitigated Negative Declaration released • January 26, 2022: Planning Commission hearing on IS-ND and Draft Housing Element; • February 9, 2022: City Council hearing to adopt IS-ND 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,

San Marino – Final Housing Element February 9, 2022
4 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:

San Marino – Final Housing Element February 9, 2022
5 ● 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 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.

San Marino – Final Housing Element February 9, 2022
6 Figure 1: 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.

San Marino – Final Housing Element February 9, 2022
7 Figure 2: San Marino Neighborhood Development Chronology Source: San Marino Historical Resources 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

San Marino – Final Housing Element February 9, 2022
8 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 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 3: 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.

San Marino – Final Housing Element February 9, 2022
9 Figure 4: 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

San Marino – Final Housing Element February 9, 2022
10 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. Approximately, 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.

Source: SCAG Data

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 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

San Marino – Final Housing Element February 9, 2022
11 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 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 5: 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

San Marino – Final Housing Element February 9, 2022
12 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 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 owneroccupied, 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 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.

San Marino – Final Housing Element February 9, 2022
13 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:

Figure 6: Vacant Units by Type
Source: American Community Survey 2014-2018 5-year estimates

San Marino – Final Housing Element February 9, 2022
14 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 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
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.

San Marino – Final Housing Element February 9, 2022
15 lacks homes for these households, which include young families and first-time homebuyers.

Figure 7: 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.

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

San Marino – Final Housing Element February 9, 2022
16 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.

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

San Marino – Final Housing Element February 9, 2022
17 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 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

San Marino – Final Housing Element February 9, 2022
18 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’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

San Marino – Final Housing Element February 9, 2022
19 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.

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 4 at the end of this Section for full program implementation status. Table 4 summarizes Progress in Achieving RHNA and Quantified Objectives
The City was only partially successful in achieving its 5th cycle Quantified Objectives, as shown in Table 3 below. The City reached and exceeded its objectives for above-moderate 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

San Marino – Final Housing Element February 9, 2022
20 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, 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 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

San Marino – Final Housing Element February 9, 2022
21 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 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

San Marino – Final Housing Element February 9, 2022
22 ● New Program added to implement an 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. ● 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
expanded in the
6 th Cycle to
include new
Program 1.3 to
reflect ADU and
JADU fast tracking
and other
incentives.
ongoing

San Marino – Final Housing Element February 9, 2022
23 Policy Description Implementation Status*
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 with
adoption of
Ordinance No. 0-
21-1386
addressing aSB 9
urban lot splits-and
objective design
standards. to
comply with SB35
Objective Design
Standards nd
include expanded
web and printed
design guidance
ongoing
Policy 1.3: Encourage the
construction of attached
second units for multigenerational 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
updated in this
Cycle in new
Program 1.4 to
achieve new goal
of 221 accessory
dwelling units
over the 2021-
2029 period.

Includes reduced
fees, relief for
unpermitted
units, and
information
posted on the City
website.
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. New
6h Cycle Program

1.5 under review
by City enables
adoption of
objective design
standards.

Council may
consider a live
work ordinance

San Marino – Final Housing Element February 9, 2022
24 Policy Description Implementation Status*
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 an
being revised in
new 6th Cycle
Programs 1.3 and

1.4. d ongoing.

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

Not yet achieved;
will continue and
expandclarified in
new 6
th Cycle
Program 1.9 and
scheduled for
review by the City
Council in 2023.

State Density
bonus remains
available to as an
incentive.

Program 1.7: Continue
community outreach and
education regarding the
development process.

Achieved and
ongoingexpanded
in new 6
th Cycle
Program 1.4
which provides
additional web
and City
Newsletter,
information about
funding and
constructing ADU
and JADU in the
City.

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
ongoingresults
reported to the
City Council
annually.

Policy 2.2: Pursue programs
offered by State and Federal
governments to provide
Program 2.2: Continue to
implement the “abatement
of nuisance” ordinance
Achieved and
ongoingcontinuing
in coordination

San Marino – Final Housing Element February 9, 2022
25 Policy Description Implementation Status*
monetary assistance to lower
and moderate-income
households (including
extremely low income) for
home maintenance.
which seeks to ensure the
continued maintenance
and good appearance of
the City’s residential
structures and
neighborhoods.
with new Program

1.4 reduced fees,
relief for
unpermitted
units, and
information
posted on the City
website.

Program 2.3: Continue to
implement the Community
Development Block Grant
(CDBG) program. Target
limited resources to
extremely low-income
households and persons
with disabilities.

Achieved but at a
lower rate than
projected. Will
continue the
program into the
6 th Cycle..

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
published on the
City website.

Program 2.4 will
be continued in
the 6th Cycle and
continue to be
reviewed
annually, with
relevant
information
updated to the
City website. and
ongoing
Program 2.5: Continue to
encourage seismic
retrofitting.

Achieved with
permit
information
available on the
City website and
will be updated
regularly during
the 6th Cycle to
reflect changes to
the State seismic
building
codes.ongoing

San Marino – Final Housing Element February 9, 2022
26 Policy Description Implementation Status*
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
Program 3.1 is
updated annually
to reflect changes
to State and
federal fair and
equal housing
regulations.
.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 with fair
housing
enforcement
information
posted on the City
website. and
Program 3.2 will
continue with
information being
updated annually
in the 6th Cycle.
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, with
homeless and
special needs
information
available on the
web and at City
Hall. d Program

3.3 will continue
to be reviewed
annually
throughout the 6th
Cycle with
concurrent
updates to
information on
the City
website.and
ongoing
Program 3.4: Update the
Zoning Code to allow for
emergency shelters by
right without discretionary
action in the C-1 zone
Achieved 2019
Emergency
shelters are now
by-right with
approval of a Land

San Marino – Final Housing Element February 9, 2022
27 Policy Description Implementation Status*
subject to certain
development and
operational standards.

Use permit in the
C-1 zone.

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
Transitional
housing and
supportive
housing as
residential uses
are permitted in
the C-1 zone
district.

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 New
Program 1.5
enables adoption
of objective
design standards.

See Section 2
Implementing
Programs
Program 3.7: Update the
Zoning Code to address the
provision of employee
housing pursuant to the
State Employee Housing
Act.

Achieved 2021
* Note: See: Section 2 Implementing Programs for Updated 5th Cycle Programs

San Marino – Final Housing Element February 9, 2022
28 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 – Final Housing Element February 9, 2022
29 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 that increase housing units. If the City is not meeting its fair share objectives for ADUs by 2024, consider the following actions to enhance the program effectiveness:
• Update the City’s ADU and Zoning Ordinance to ensure compliance with state law.
• 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.

San Marino – Final Housing Element February 9, 2022
30 • 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.
•
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
ongoingmonitored and
reported in the
Community
Development
Department’s General
Plan Annual Report.

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

San Marino – Final Housing Element February 9, 2022
31 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.

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 minimum of 16 to a maximum of 24 units per acre; or both. Once adopted into the Code, the overlay would proactively be applied to designated sites by the City no later than October 15, 2022.within 3 years from the date of adoption of the Housing Elementj.

To facilitate development of housing on small sites or sites with existing development. The changes would:
▪ Incentivize site mergers in the C-1 zone that would facilitate the feasibility of projects that would provide housing that meet the Housing Elements affordable housing goals.
▪ Amend the SB 35 Guidelines to facilitate preparation of objective design standards and guidelines for integrated housing and commercial projects in areas within the Housing Overlay. The objective design standards will establish a San Marino focused design theme.
▪ In the Housing Overlay, allow 100% housing with a minimum density of 20 units per acre and a minimum of 16 units per site. On these sites, at least 50 percent of the lower income need must be accommodated by residential use only or require that a residential use occupy 50 percent of the total floor area of an integrated housing and commercial use project.

San Marino – Final Housing Element February 9, 2022
32 ▪ For projects which comply with the SB 35 Guidelines, permit owneroccupied and leased multifamily uses by-right for developments in which 20 percent or more of the units are affordable to lower income households ▪ Require 20% of housing units be made affordable to ELI/LI/MI income levels
▪ The City will perform a fiscal analysis on these sites prior to creation of an overlay zone to identify all fiscal barriers to the creation of affordable housing.

This pro forma analysis will identify land values, proposed zoning density, objective standards, construction costs, market analysis with estimated sales price or rental value. If an affordability gap is identified, the City will offer fee waivers for (on a case-by-case basis), and expedited plan check review to facilitate projects for moderate, low, and very low-income housing. 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, 20224
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 for potential consideration for this Program include areas identified in Figure 17.

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:

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 – Final Housing Element February 9, 2022
33 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 ElementNo later than October 15, 2022, rezone adequate sites to facilitate development of housing affordable to lower- and moderate- income households.

To facilitate development of housing, the City shall,
• ▪Amend the SB 35 Guidelines to facilitate preparation of objective design standards and guidelines for housing affordable to lower and moderate-income households. The objective design standards will establish a San Marino focused design theme.
• Allow 100% housing on sites with a minimum density of 20 units per acre and a minimum of 16 units per site. On these sites, at least 50 percent of the lower income need must be accommodated by residential use only or require that a residential use occupy 50 percent of the total floor area of an integrated housing and commercial use project.
• ▪For projects which comply with the SB 35 Guidelines, permit owneroccupied and leased multifamily uses by-right for developments in which 20 percent or more of the units are affordable to lower income households
• Require 20% of housing units be made affordable to ELI/LI/MI income levels
• The City will perform a fiscal analysis on these sites prior to rezoning to identify all fiscal barriers to the creation of affordable housing.

This pro forma analysis will identify land values, proposed zoning density, objective standards, construction costs, market analysis with estimated sales price or rental value. If an affordability gap is identified, the City will offer fee waivers for (on a case-by-case

San Marino – Final Housing Element February 9, 2022
34 basis), and expedited plan check review to facilitate projects for moderate, low, and very low-income housing.

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, 20224
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:

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:

Create list by 2024;
consider adding
sites from this list to
inventory on an
annual basis
Community
Development
Department
Departmental
Budget

San Marino – Final Housing Element February 9, 2022
35 Program 1.14: 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 1.15: 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”):
• The City will initiate the lot split, rezoning, the release of the request for proposals, and other actions necessary to facilitate development of this site within the planning period.
• 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 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:

The City will initiate an
RFP in 2023 and report
on results in the
General Plan Annual
ReportOngoing
Community
Development
Department; City
Attorney
General Fund
GOAL 2: Maintain the existing housing stock.

San Marino – Final Housing Element February 9, 2022
36 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 and reported
to the City Council
annually.

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:

Annual progress
reported to the City
Council.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:

Annually coordinated
with and reported to
Community
Development
Departmental Budget;
CDBG

San Marino – Final Housing Element February 9, 2022
37 the City Council and
Coordinated with
LACCDC Ongoing
Department;
Administration;
LACCDC
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 annually
updated on the City
Website and
coordinated with
Programs 1.4, and 2.5
Community
Development
Department
Departmental Budget
Program 2.5: Continue to encourage seismic retrofitting.

Timeline: Responsibility: Funding:

Ongoing annually
updated on the City
Website and
coordinated with
Programs 1.4, and 2.4
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:
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

San Marino – Final Housing Element February 9, 2022
38 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.

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

Policies

San Marino – Final Housing Element February 9, 2022
39 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:
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

San Marino – Final Housing Element February 9, 2022
40 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.

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

San Marino – Final Housing Element February 9, 2022
41 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 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 rezoningsrezoning 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 (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 – Final Housing Element February 9, 2022
42 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 8: Residential Units in San Marino, by Year Built Source: County of Los Angeles Assessor Parcel Data 2019

San Marino – Final Housing Element February 9, 2022
43 3.2 DEVELOPMENT CAPACITY ASSUMPTIONS
Development capacity for sites in inventory is not a simple calculation of site area times 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 9: Underground parking entrance for EastWestEast West Building, 2090 Huntington Dr .

San Marino – Final Housing Element February 9, 2022
44 Figure 10: 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 6 th 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 Figure 9 and Figure 10 above. Sites using these development assumptions include the underdeveloped sites pictured in Figure 11 and Figure 12:

San Marino – Final Housing Element February 9, 2022
45 Figure 11: Sites from 810 to 900 Huntington Dr
Figure 12: Sites at Huntington Dr and S San Gabriel Blvd

San Marino – Final Housing Element February 9, 2022
46 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 13: 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 – Final Housing Element February 9, 2022
47 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*. With a total capacity of about 5,000 new units, the calculated realistic development capacity, including ADUs and JADUs is set at 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 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 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

San Marino – Final Housing Element February 9, 2022
48 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 6
th cycle (Table 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).

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%

San Marino – Final Housing Element February 9, 2022
49 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 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 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%
Above Moderate 0 0%
Total 20 100%

San Marino – Final Housing Element February 9, 2022
50 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, 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.

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

San Marino – Final Housing Element February 9, 2022
51 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
up/ac
17 17 10 32 0 76
Stoneman 6 6 0 8 8 28
Housing Overlay 22 26 2 22 981
Missing Middle 0 0 0 75 75 150
Total New Units
from Rezonings &
Programs
45 49 12 145 92 335
RHNA Surplus
After Rezoning &
Programs*
13 4 20 58 98 185
*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. Should the rezoning not be accomplished within the three-year period, the Enhanced Affordability Overlay (see Program 1.12) will automatically go into effect.

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.

San Marino – Final Housing Element February 9, 2022
52 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. Sites to be considered include the 8- acre Southwestern Academy, a 1-acre portion of the Huntington Library site, two sites on church properties, and two sites of over one acre each along Huntington Drive (total of at least 81 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, 2024.

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 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

San Marino – Final Housing Element February 9, 2022
53 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
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

San Marino – Final Housing Element February 9, 2022
54 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 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 could 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. 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 14 below shows the development potential for the City-owned Stoneman site with a subdivision and rezoning to allow 20 units per acre.

San Marino – Final Housing Element February 9, 2022
55 Figure 14: 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
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

San Marino – Final Housing Element February 9, 2022
56 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. (see Figure 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, live-work
or adaptive reuse projects will be
subject to objective design and
development standards.

Figure 15: Huntington Site for Housing Overlay

San Marino – Final Housing Element February 9, 2022
57 Figure 16: All Sites for Housing Overlay
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).

San Marino – Final Housing Element February 9, 2022
58 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
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

San Marino – Final Housing Element February 9, 2022
59 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 Low

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, 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.

San Marino – Final Housing Element February 9, 2022
60 Figure 17: Parcels Eligible for Missing Middle Housing 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 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 R1 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 – Final Housing Element February 9, 2022
61 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 – Final Housing Element February 9, 2022
62 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 97 76 Ex. Low-Mod
Stoneman RFP & Rezoning 85 28
Ex. LowModerate
Housing Overlay Zone 394 81
Ex. LowModerate
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
1 st Time Homebuyers
Programs & Housing Land
Trust Model
n/a 8 Moderate

San Marino – Final Housing Element February 9, 2022
63 Total New Units w/Changes 5,056
units
640 units
Ex. Low –
Above
moderate



 Table 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

San Marino – Final Housing Element February 9, 2022
64 the U.S. Environmental Protection Agency and the Water Board regulations limiting the quantity of contaminants in public water systems.

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 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.

San Marino – Final Housing Element February 9, 2022
65 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 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 – Final Housing Element February 9, 2022
66 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 – Final Housing Element February 9, 2022
67 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 – Final Housing Element February 9, 2022
68 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.
• The Section 811 Supportive Housing for Persons with Disabilities Program is managed by HUD and provides funding through interest-free capital advances, operating

San Marino – Final Housing Element February 9, 2022
69 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 adult or child has a disability to live independently. The City of San Marino does not currently have any known supportive housing facilities.

San Marino – Final Housing Element February 9, 2022
70 4.3.6 At-Risk Assisted Housing Developments.

In compliance with Government Code §65583(a)(9), this section will report a zero inventory of at-risk units (10 years from the Housing Element due date). The City of San Marino contains no assisted housing developments, and therefore contains no at-risk assisted housing developments.

4.3.7 Planning and Zoning Incentives
AB 2345 provides developers with density bonuses or other incentives in exchange for the provision of affordable housing which meets certain requirements. As of January 2021, up to a 50% density bonus can be approved for housing projects consisting of a combination of affordable and Above-moderate homes. The legislation also reduces specific thresholds for obtaining approvals and allowances from local jurisdictions, requires density bonus reporting, and reduces parking obligations for many projects qualifying for a density bonus.

4.4 HOUSING CONSTRAINTS ANALYSIS
This section of the Housing Element examines the constraints that could hinder the City’s achievement of its housing objectives and the resources that are available to assist in the production, maintenance, and improvement of the City’s housing stock.

4.4.1 Non-Governmental Constraints
In compliance with Government Code §65583(a)(6) the following is an analysis of potential nongovernmental constraints:

Vacant Land
The City's vacant land supply is non-existent. There is one (1) vacant residential lot remaining in the City, and a building permit has been issued for its development with a single-family home.

Since the City is built-out and there are no remaining subdividable parcels, subdivision standards do not form a constraint to development. The City’s established policies of maintaining excellent design standards and very low densities to maintain community character apply to all new development. With no vacant lots in the City, there is no potential to develop new affordable housing units on vacant land within City limits and all development must take place on non-vacant parcels.

Land Costs
The cost of land directly influences the cost of housing. In turn, land prices are determined by several factors, most importantly the availability of land. As previously noted, there are no vacant residential parcels in San Marino. Compared to surrounding jurisdictions, as well as the region, land prices in San Marino significantly constrain the production of housing. Table 17 below provides the land cost for a standardized ¼ acre residential lot in San Marino ($1,673,700) compared to the highest-cost jurisdictions in Los Angeles County and the immediate area around the City. San Marino consistently ranks among the top 100 most expensive zip codes in the nation;

San Marino – Final Housing Element February 9, 2022
71 in 2019 it ranked 34th most expensive in the annual Price Shark survey. Land costs in San Marino are a significant constraint to the development of housing; this is a factor that is outside of the City’s control.

Table 17: Land Costs in Selected LA County Zip Codes
City ZIP Code Land Value (Per
Acre, As-Is)
Land Value (1/4
Acre Lot,
Standardized)
Land Share of
Property Value
Home Price
Appreciation
USA
Rank
Santa
Monica
90402 $15,511,600.00 $3,606,200.00 80.8% 160.7% #3
Beverly
Hills
90210 $8,560,500.00 $3,168,300.00 74.1% 160.2% #4
San
Marino
91108 $5,574,100.00 $1,673,700.00 69.8% 157.3% #34
Source: American Enterprise Institute 2019; Property Shark Most Expensive US Zip Codes 2019 Construction Costs
The cost of construction depends primarily on the cost of materials and labor, but it is also influenced by market demand and market-based changes in the cost of materials. The cost of construction depends on the type of unit being built and on the quality of the product being produced. Labor saving materials and construction techniques are available, but they tend to reduce the quality of the finished product. The type of product determines the cost of construction. The cost of labor is based on several factors, including housing demand, the number of contractors in an area and the unionization of workers, but it is two to three times the cost of materials.

Construction costs in the Los Angeles area are significantly higher than the state average with costs in San Marino higher still based on the high quality of living and design standards embraced by the community. According to the City’s Building Official, construction costs in San Marino are as high as $331 per square foot. Additionally, recent wildfires in the region have increased the demand for new construction, which in turn has driven up the cost of materials and resulted in a shortage of skilled labor. The construction cost of housing affects the affordability of new housing and is a significant constraint to housing in San Marino that is outside of the City’s control.

Financing
Interest rates are determined by national policies and economic conditions, and there is little that local governments can do to affect these rates. Government insured loan programs may be available to reduce mortgage down payment requirements.

First time homebuyers are the group affected the most by financing requirements. Mortgage interest rates for new home purchases ranged from 2.3% to 4.5% for a fixed rate 30-year loan

San Marino – Final Housing Element February 9, 2022
72 in 2021. Lower initial rates are available with other mortgage types. Although rates are currently low, they can change significantly and substantially impact the affordability of the housing stock.

Interest rates at the present time are not a constraint to affordable housing. Financing for both construction and long-term mortgages is generally available in San Marino subject to normal underwriting standards. A more critical obstacle to homeownership involves both the affordability of the housing stock and the ability of potential buyers to fulfill down payment requirements.

Typically, conventional home loans will require 5% to 20% of the sale price as a down payment, which is the largest constraint to first time homebuyers. This indicates a need for flexible loan programs and a method to bridge the gap between the down payment required and a potential homeowner's available funds.

According to local realtors, the market continues to experience many all cash offers for homes in San Marino. This makes it difficult for first time home buyers with minimal down payments to compete for a home. Anecdotal information received during the public input process for the Housing Element update indicated that smaller homes were almost always bought by “flippers” for cash with no intent to make it a home. Instead, the houses are enlarged and remodeled, then put back on the market for much higher prices where they sit vacant for months or even years.

Vacancy rate data would seem to collaborate this anecdotal information. The City is exploring use of a subregional Housing Land Trust that could help to reduce this constraint.

Community Opposition
Many California homeowners, including those in San Marino, are resistant to new housing development, especially that of higher density, in their towns. Public input received during the Housing Element Update process identified an environment in which negative citizen input can make it difficult to build anything new or creative within the City, even if all zoning, development, and design guidelines are followed. Many residents are concerned that new development will negatively impact their quality of life by decreasing privacy, safety, property value, public health, or service levels.

A 2014 Housing Element program to consider amending the City’s commercial development standards to make it easier to build mixed-use projects was met with significant community opposition and the program was abandoned. As shown by the community opinion surveys, residents have mixed feelings about new housing development in San Marino. While many community members express support for more low-cost housing choices and the introduction of more residential uses in the commercial areas, there are a significant number of community members who feel that all of San Marino’s housing needs are being met and that there should be no changes made to the existing physical form of the City. Many respondents to the survey felt that no apartments should be built in San Marino. To help overcome this opposition, objective design and development standards will need to be adopted to provide for the ministerial review of qualified housing projects.

Community resistance can lead to a variety of constraints on housing development. Community members may pressure the Planning Commission and City Council to deny projects, and in some cases may also threaten legal action. This environment increases risk for developers and may

San Marino – Final Housing Element February 9, 2022
73 discourage them from bringing development proposals to the City. It also means that development proposals, especially multifamily residential development or development at a higher density than currently exists, will likely require more time and resources in the development process to address community concerns. Constraints from community resistance in discretionary decision-making and design review processes make it even more important for the City to adopt objective design and development standards for residential and live-work projects.

4.4.2 Potential Governmental Constraints
Governmental constraints are policies, standards, requirements, or actions imposed by the various levels of government upon land and housing ownership and development. Although federal and state agencies play a role in the imposition of governmental constraints, these agencies are beyond the influence of local government and are therefore not addressed in this document.

General Plan and Zoning Code
Every city must have a General Plan that establishes policy guidelines for development within the City. The General Plan is the basis for land use decisions in a jurisdiction. The Land Use Element identifies the location, distribution and density of land uses in the City. In implementing the General Plan, the City of San Marino uses Zoning Regulations and the Subdivision Ordinance.

General Plan densities are expressed as dwelling units per acre. The San Marino General Plan provides for three residential land use designations in the City, as shown in Table 18.

Table 18: Residential Land Use Categories
Designation Density Range Description Acreage Maximum
buildout
Low Density 0 - 2 du/ac Low-density single family
residential uses
585.29 1,170
Medium Density 2.1 - 4 du/ac Medium-density single family residential uses
1,032.95 4,131
High Density 4.1 - 6 du/ac High-density single family
residential uses
411.04 2,466
TOTAL Total 7,767
Additional
Dwelling Units
(ADUs and
JADUs)
Not applicable
Permitted by-right on any
residentially zoned lot
2,029 5,023 ADUs
5,023
JADUs
Residential
Units in C-1
Zone

8.7 du/ac Residential uses at a density of one
residential unit per 5,000 SF of land
area, with Conditional Use Permit

36.14 314
Source: City of San Marino, 2021
Hypothetically, a total of 7,767 dwelling units could be accommodated within the existing City limits, based on build-out of all residentially designated acreage at the maximum of the density range. Because of lot configurations, however, the City is considered built-out at its current 5,023 dwelling units. The amount of single-family housing stock within the City is not expected to

San Marino – Final Housing Element February 9, 2022
74 increase beyond the stated maximum build-out of the General Plan. Future growth could only be realized through the provision of ADUs, JADUs, and live-work developments unless new programs are developed.

Density
Density is a critical factor in the development of affordable housing. Maintaining low densities typically increases housing costs per unit, while higher densities lower the per unit land cost and.

This situation is amplified in San Marino: the land share of property values is nearly 70 percent and the 2019 standardized value for a quarter-acre lot was $1,673,700, making San Marino the 3rd most expensive zip code in the SCAG region and the 34th most expensive in the nation (Table 17). San Marino’s current highest allowable density is 6.0 dwelling units per acre in residential areas, and about 8.7 units per acre in commercial areas. No multi-family is currently allowed. The City’s founding vision of San Marino as a high quality, low density residential community, together with the fact that it was essentially built out by 1970, has helped to drive up the land costs and results in a market cost for housing in the City that is well beyond the reach of median- or moderate-income households. As reflected in the census data, this has resulted in a sharp decrease of population in the 20-40 age brackets because first-time homebuyers cannot afford San Marino. There are currently no residential designations in the City which permit the density of development that will accommodate multi-family housing that might be affordable to Very Lowand Low-income households and rezoning to allow the City’s default density of 20 units per acre will be required.

Zoning
Zoning, which must be consistent with the General Plan, establishes more specific development standards, allowable uses, and limitations. Zoning regulations control development by establishing requirements related to height, density, lot area, yard setbacks, and minimum parking spaces. Site development standards are comparable to other community requirements and ensure a quality living environment for all household groups in the City. Design standards such as roofing materials, architectural enhancements, and landscaping may also increase the costs of housing. The City's perspective is that all housing should meet the same fundamental high quality design standards.

The City of San Marino's Zoning Code currently contains eight residential zone district classifications within the Residential R-1 Zone that accommodate a range of densities and lot size requirements from 60,000 square feet to 9,000 square feet per unit, as shown in Table 19.

Additionally, residential units may be allowed in the C-1 Zone with a CUP (Conditional Use Permit) and a requirement for 5,000 square feet of land area per residential unit, resulting in allowable densities of 8.7 units per acre.

San Marino – Final Housing Element February 9, 2022
75 Table 19: Development Standards - City of San Marino Zone
Permitted
Uses
Minimum
Lot Area
Maximum
Height
Front
Setback
Interior
Setback
Rear
Setback
Minimum
Avg. Width
of Lot
Minimum
Street
Frontage
R1 – IE
Singlefamily
dwellings
60,000 35 ft. 40 ft. 20 ft. 40 ft. 125 ft. 100 ft.

R1- I
Singlefamily
dwellings
30,000 35 ft. 40 ft. 20 ft. 40 ft. 125 ft. 100 ft.

R1 - II
Singlefamily
dwellings
20,000 35 ft. 40 ft. 12 ft. 40 ft. 100 ft. 80 ft.

R1- III
Singlefamily
dwellings
17,000 30 ft. 40 ft. 12 ft. 40 ft. 100 ft. 80 ft.

R1 – IV
Singlefamily
dwellings
15,000 30 ft. 35 ft. 10 ft. 35 ft. 85 ft. 70 ft.

R1 – V
Singlefamily
dwellings
12,000 30 ft. 30 ft. 8 ft. 30 ft. 80 ft. 70 ft.

R1 – VI
Singlefamily
dwellings
10,000 30 ft. 25 ft. 5 ft. 25 ft. 70 ft. 60 ft.

R1 – VII
Singlefamily
dwellings
9,000 30 ft. 25 ft. 5 ft. 25 ft. 60 ft. 60 ft.

C-1
Singlefamily
dwellings
with CUP
5,000 30 ft. 25 ft.
8 ft. for singlestory
buildings
18 ft. for
multi-story
buildings
20 ft. - 60 ft.

Source: City of San Marino, 2021
Parking Requirements
Parking requirements in San Marino are typical for a city of its size and character, as shown in Table 20. The number of parking spaces required for a single-family unit is related to number of bedrooms. These characteristics do not constrain the development of housing directly, although a greater amount of acreage is required for meeting parking requirements as the number of bedrooms increase.

For residential uses within a Commercial Zone, the parking requirements will be determined by the Planning Commission, based upon either the requirements for the most comparable use

San Marino – Final Housing Element February 9, 2022
76 specified in the Zoning Code, or upon a special study of parking requirements for that use. The City does have joint use provisions subject to approval of a CUP. The requirements for parking do not directly constrain the development of housing for single-family or live-work uses. As zoning changes are made to allow more residential units in commercial areas and to allow multi-family housing, new parking requirements will need to be adopted consistent with state laws.

Table 20: Residential Parking Requirements
Type of Residential Development Required Parking Spaces1 Comments Single Family Residential
1 – 4 bedrooms 2 spaces
5 – 6 bedrooms 3 spaces
7 and above bedrooms 4 spaces Plus, one space per every 2 additional bedrooms
ADU 1 space2
JADU None
Residential Units in the C-1 Zone Not Specified
To be determined by special
parking study or application of
requirements for a similar use
1 All required spaces must be within an enclosed garage; carports are prohibited. 2 Off-street; not subject to enclosed garage requirement Source: City of San Marino, 2021
Density Bonus Law
In general, this state law provides developers with density bonuses or other incentives in exchange for the provision of affordable housing which meets certain requirements. San Marino does not currently have its own density bonus ordinance and will comply with the provisions of the State Density Bonus law when or if such a project arises. Given that there is no subdividable land and no multi-family housing in San Marino, the City has not yet received an application for a project that would be subject to these laws. The City will review its existing provisions to ensure consistency with the revised density bonus programs under state law.

Provisions for a Variety of Housing Types
San Marino has expanded its opportunities for different types of housing since the previous planning cycle. A table showing the Zone Districts where housing is allowed is include below:

Table 21: San Marino Zones where Housing is Allowed
Zone District Permitted Residential Uses Residential Uses Subject to Use Permit C-1 Emergency shelters. Projects with up to 1 residential unit for each 5,000 SF of lot area.

Historical and
Cultural Zone
Housing for employees of on-site uses Replacement or new residential structure (unless damaged or
destroyed by natural disasters)

San Marino – Final Housing Element February 9, 2022
77 R-1 zones Single family homes; accessory dwelling
units; junior accessory dwelling units.

None.

Source: City of San Marino, 2021
A. Accessory Dwelling Units
In response to state mandated requirements and local needs, the City of San Marino allows for the development of Accessory Dwelling Units (ADUs). The City strives to ensure the availability of affordable housing for family members, students, and the elderly, among others, while mitigating impacts to traffic, utilities, public health, and safety, and preserving the character of residential neighborhoods. ADUs and JADUs are permitted on single family residential lots without discretionary approval. Any application for an ADU that meets the location and development standards contained in City Code Section 23.02.25(G) is approved following a ministerial review for compliance, and within sixty (60) days after submission of a complete application.

The Zoning Code requires:
• The ADU/JADU may be located only on residentially zoned lots; • One ADU may be constructed on a lot zoned to allow residential use; • One JADU may be constructed on a lot zoned to allow residential use; • One JADU and one ADU may be constructed on a single-family residential lot where the JADU and ADU meet the requirements in Government Code Section 65852.2(e); • For safety purposes, new ADUs and JADUs may only be located on a residential lot that has:
o At least a 10-foot-wide fire lane within 150 feet of the subject property; and o A minimum fire flow of 1,000 gallons per minute.
• This restriction shall not apply to ADUs and JADUs that are exempt from planning review;
• The ADU/JADU shall not be sold separately from the primary residence; • If the ADU/JADU is rented, it shall not be rented for a period of less than 90 consecutive days;
• Owner-occupancy is required for parcels with a JADU;
• The ADU/JADU shall be restricted to the Livable Area approved at the time of the building permit issuance; and
• The ADU/JADU may not have utility services separate from those of the main residential structure on the same property.

ADU Development Standards:
• ADUs are limited to a maximum of two bedrooms.
• Studio and one-bedroom ADUs shall not exceed 850 square feet of Livable Area.

San Marino – Final Housing Element February 9, 2022
78 • Two Bedroom ADUs shall no exceed 1,000 square feet of Livable Area. • A Detached ADU shall not exceed 1000 square feet of Livable Area and shall not exceed one story or sixteen feet (16’) in height.
• An ADU shall include a kitchen for cooking and eating and other permanent provisions for living and sleeping, including a closet or other reasonable storage area. • Exterior lighting shall be shielded or directed so that it does not glare off-site or illuminate the primary residence or any adjacent property. • Windows shall be located to avoid direct line of sign to windows of adjacent properties. • An ADU shall have a separate exterior access and to the greatest extent feasible, shall not be visible from the street.
• Any common wall separating the accessory dwelling unit from the main building shall be soundproofed.
• A permanent foundation shall be required for all ADUs. • One off-street parking space shall be provided for each ADU except when:
o The ADU is located within a one-half mile walking distance of Public Transit. o The ADU is entirely within a proposed or existing primary dwelling or other existing structure.
o The ADU is located within an historic district.
• The design of the second unit shall be consistent with that of the main building; and • The ADU must be served by its own parking space.
• An ADU may not have separate utility services.

JADU Development standards:
• The Owner of a parcel proposed for a JADU shall occupy as a principal residence either the Single-Family Dwelling Unit or the JADU. Owner-occupancy shall not be required if the Owner is another governmental agency, land trust, or housing organization. • The JADU shall be a minimum of 150 square feet and a maximum of 500 square feet of Livable Area.
• The JADU must be contained entirely within the walls of the existing or proposed Single Family Dwelling Unit.
• The JADU shall include an efficiency kitchen.
• The JADU shall have a separate entry from the main entrance to the Single-Family Dwelling.
• An interior entry to the main living area shall be provided to serv a JADU. • No additional parking is required for a JADU.

B. Manufactured Housing
The City has allowed manufactured, prefabricated, and mobile home construction in its R-1 Zone since 1996. No manufactured housing currently exists in the City. It is subject to the

San Marino – Final Housing Element February 9, 2022
79 same development standards as otherwise required for that zone. Certain additional requirements are included in the City Code:
• Minimum Dimensions: Thirty feet (30') (excluding garage). • Roof: Pressure treated, fire retardant wood shake or shingle, 300# or heavier composition shingle, clay or cement tile, rock, or gravel; shaped, rolled, or reflective roofs are prohibited.
• Eaves: Minimum sixteen-inch (16") eave protection unless otherwise approved by the Commission.
• Exterior Wall Treatment:
o Permitted Materials: Wood siding, stucco, brick or as approved by the Commission.
o Color: Natural earth tones, white, with complementary trim color. o Prohibited Materials: No reflective, glossy, polished, roll-formed, stamped, extruded, plastic, PVC or similar type of materials shall be used for roofing or siding.
• Foundation Required: All manufactured homes shall be installed on a foundation system, pursuant to section 18551 of the California Health and Safety Code, and no more than ten (10) years shall have elapsed between the date of manufacture of the home and the date of the application for issuance of a permit to install the manufactured home in the City.
• Design Review: Such manufactured homes shall meet all other requirements of this Code and are subject to design review.

C. Emergency Shelters
In accordance with State Law and as set forth in City Code 23.03.01(I) (1-9), Emergency shelters are permitted in the C-1 Zone. Emergency shelters must comply with the following standards in addition to the development requirements and other requirements generally applicable in the C-1 Zone:
• Maximum number of persons to be served on any given night shall not exceed ten (10).
• A minimum distance of three hundred feet (300’) shall be maintained from any other emergency shelter.
• The maximum stay at the facility shall not exceed ninety (90) days in a three hundred and sixty-five (365) day period.
• On site client waiting and intake areas shall be located inside the building. • A minimum of one manager, in addition to security personnel, shall be on duty and remain on site during intake hours.
• Security personnel shall be provided on site at all times.

San Marino – Final Housing Element February 9, 2022
80 • Exterior lighting shall be provided for the entire outdoor area of the site consistent with the provisions of The Code. Exterior lighting shall be stationary and shall be directed away from adjacent properties and public rights of way. • A minimum of one parking space for every five (5) beds, or one parking space for each bedroom designated for families with children, plus one parking space for each employee/volunteer on duty during the largest shift, shall be maintained. • Hours of operation for client intake and discharge shall comply with The Code.

D. Transitional Housing and Supportive Housing
Changes were made to the City Code in 2021 to specify that transitional, supportive, and employee housing types are considered permitted uses in all Districts that allow residential uses, subject only to the same standards as other residential uses in the same District.

E. Residential Care Facility
Licensed residential care facilities are state licensed facilities maintained and operated to provide non-medical residential care, day treatment, or foster agency services for six or fewer adults, children, or adults and children. State law requires that these facilities be treated as a single housekeeping unit for zoning purposes. Licensed residential care facilities are permitted in the R-1 Zone in accordance with state law. The City currently has at least one residential care facility in the R-1 Zone.

F. SRO (Single Room Occupancy) Housing
While the City of San Marino does not specifically address this use within the zoning code. the C-1 Commercial Zone allows residential uses with the issuance of a conditional use permit.

The Code currently allows one residential unit per 5,000 square feet of land. Market conditions and the relatively small size of C-1 zoned parcels are the likely factors as to why higher density housing has not been pursued in the City.

G. Farmworker Housing/Employee Housing
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 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).

According to the United Stated Department of Agriculture, the average age of the agricultural workforce has risen significantly in the last few years and now stands at 41.6 years. A growing percentage (26.1%) are women. While the median farm size in Los Angeles County is only

San Marino – Final Housing Element February 9, 2022
81 four acres, there are 25 “large” farms of 500 acres or more that rely on farmworkers (2017 County summary highlights, USDA). Most of the large farms in Los Angeles County are located in or near the Palmdale-Lancaster area, and not near San Marino. (California Important Farmland: 2016, CA DOC. Lands identified here are indicated as being used for agriculture in the last four years in the Farmlands Mapping and Monitoring Program.) 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. If employee housing were to be proposed under the Employee Housing Act, it would be allowed as a residential use so long as the program was licensed and administered by HCD.

Building Codes and Enforcement
A variety of building and safety codes, while adopted for purposes of preserving public health and safety, and ensuring the construction of safe and decent housing, have the potential to increase the cost of housing construction or maintenance.

The City of San Marino has adopted the California Building Code, 2019 edition, based on the 2018 International Building Code as published by the International Code Council. The Codes are based on regulations necessary to protect the public health, safety, and welfare. The Building Codes and related amendments do not seem to impede the development of housing. Many newer requirements such as fire safety systems and green building requirements had been implemented by residents prior to being required.

Code enforcement is conducted by way of Code Enforcement Officers patrolling the City and investigating complaints received. The main issue that Code Enforcement addresses is construction or remodeling without permits. Very rarely are substandard housing conditions or other health and safety issues identified. The City’s older housing stock is very well maintained.

Housing for People with Disabilities
Americans with Disabilities Act
Americans with Disabilities Act (ADA) provisions include requirements for a minimum percentage of units in new multi-family developments to be fully accessible to the physically disabled.

Development of fully accessible units may also increase the overall project costs. Enforcement of ADA requirements is not at the discretion of the City but is mandated under federal law. The provisions of the ADA applicable to residential uses would apply only to multi-family developments and any residential components of a live-work project in a Commercial Zone.

Compliance with building codes and the ADA may increase the cost of housing production.

However, these regulations provide minimum standards that must be followed to ensure the development of safe and accessible housing. Therefore, the local enforcement of these codes does not significantly constrain the development of housing.

Accessible Development
The City has seen an increase in projects such as handicapped accessible bathrooms, elevators, and first floor master suites. These items are treated in the same manner as any other project in

San Marino – Final Housing Element February 9, 2022
82 terms of fees, permitting, and processing. Residential Care Facilities are also treated in the same manner as a single-family home. There is no additional hindrance on the development of housing for the disabled. No distance requirements have been adopted.

The City’s aging population, which includes residents with disabilities related to vision and mobility, will need to be accommodated within this eight-year planning period. The City should consider adopting a Universal Design program and applying it to new and remodeled dwellings to ensure that residents can age in place and that homes are designed for all stages of life.

Reasonable Accommodation
The City has also adopted a reasonable accommodation ordinance. Under the ADA, cities must reasonably modify policies when necessary to avoid discrimination because of disability, unless they can show that the modifications “would fundamentally alter the nature of the service, program or activity.” (28 Code of Federal Regulations 35.130(b)(7).) In general, the law states that local agencies retain their ability to regulate land uses and to apply neutral, nondiscriminatory regulations, but are required to make accommodations to allow persons with disabilities an equal opportunity to use and enjoy housing in the community. The City’s reasonable accommodation ordinance establishes a process for considering these types of accommodations and provides findings that must be met for an application to be approved as a reasonable accommodation. This process makes it easier for a resident to obtain approval for an accommodation, such as a wheelchair ramp or front yard parking space, which may not otherwise meet the Code requirements. Two reasonable accommodations have been requested and both have been granted within a reasonable time frame.

The City’s Zoning Code defines “family” as “an immediate family related by blood, marriage or adoption, or a group of individuals who are unrelated and live together as a single housekeeping unit in a dwelling unit. This shall not include an individual paying rent to a landlord for the purpose of temporarily residing in a dwelling unit.” This definition is inclusive of all types of households and does not serve to constrain housing for persons with disabilities.

Development and Permitting Fees
Various fees and assessments are charged by the City and other agencies to cover the cost of processing development permits and providing local services. These fees help ensure quality development and the provision of adequate public services. The City is legally required to set permit and development fees in amounts that are no more than equal the cost of providing services associated with these fees. The City recently conducted a comprehensive fee study to ensure the cost of providing the services was consistent with the required fee for those services.

San Marino is a largely developed, suburban jurisdiction with most of its necessary infrastructure such as streets, electrical, sewer and water facilities in place. Aside from fees collected to offset public school impacts and General Plan maintenance, the City does not require impact fees to make the necessary land improvements to accommodate development. The City does not maintain a different fee schedule for single family or multi-family units.

Development and permitting fees are not believed to be a constraint to housing development in the City. In fact, based on informal input from local contractors, San Marino has reasonable permit

San Marino – Final Housing Element February 9, 2022
83 fees that are lower than other surrounding cities. Table 22 displays the San Marino Community Development Department Fee Schedule. This is a comprehensive list of fees. The City does not charge any development impact fees. School fees are required per State law. Average fees per single-family dwelling are displayed in Table 23; these fees are generally lower than all surrounding jurisdictions.

Table 22: Community Development Department Fee Schedule Item/Permit Type Base Fee Basis for Valuation/Square Foot Cost Planning Fees
Design Review Committee
- Major
- Minor
$865
$285
N/A
Variance Application
Minor Variance
Major Variance
Creation of 300-foot Radius
Ownership List
Minor Exception
$1,260
$2,450
$65
$145
N/A
Conditional Use Permit Application
Minor CUP
Major CUP
Creation of 300-foot Radius
Ownership List
$1,420
$3,165
$65
N/A
Subdivisions or Lot-Splits $2,175 + $2,000
deposit
N/A
Rezone or Boundary Change $5,000 deposit +
hourly costs
N/A
Lot Line Adjustment $295 + $2,000 deposit N/A
Modification to Variance or
Conditional Use Permit
$955 N/A
Appeals
To Planning Commission
To City Council
$805
$805
N/A
Negative Declaration Fee $830 N/A
Inspection Fees
Residential Compliance Inspection
Reports
$65 N/A
Special Inspections $160 each N/A
Certificate of Use and Occupancy $95 each N/A

San Marino – Final Housing Element February 9, 2022
84 Permits, Plan Check, & School Facility
Fees
Building Permit – Dwellings
Processing
Microfilming
Based on square
footage/ valuation of
work
$28.70
$3.00
Type V Wood Frame Additions or
Alterations - $125.00/sq. ft.

Basements - $83/sq. ft.

Garages - $36.00/sq. ft.

Patio Covers - $36.00/sq. ft.

Block Walls - $11.00 - 13
.00/sq. ft., depending on height.

Electrical Permit
Processing
Microfilming
Other Fees
$28.70
$3.00
Per electrical permit
schedule
Per fixture charge
Mechanical Permit
Processing
Microfilming
Other Fees
$28.70
$3.00
Per mechanical permit
schedule
Per fixture charge
Plumbing Permit
Processing
Microfilming
Other Fees
$28.70
$3.00
Per plumbing permit
schedule
Per fixture charge
Swimming Pool or Spa
Processing
Microfilming
$28.70
$3.00
Swimming Pool - $120.00 each
Spa - $60.00 each
Plan Check Fee Based on valuation of
work
N/A
Grading
Plan Check
Permit
Hourly rate from
consultant
Based on valuation
N/A
Solar Panel System $500 Flat fee (permit and plan check) School Facility Fees (applies only to
increase in square footage of 500 sq.
ft. or more)
$3.79/sq. ft. for
projects over
500 sq. ft.

N/A
Education Fee 3% of building permit
cost
N/A
General Plan Maintenance Fee 7% of building permit
cost
N/A
Source: City of San Marino, 2021

San Marino – Final Housing Element February 9, 2022
85 Table 23: Average Plan Check and Permit Fees for a New House Fee Average Fees for a New Single-Family House
Plan Check (Building) $4,319
Plan Check (Planning) $200
Grading (Plan Check and Permit) $757.44
Demo $191.69
Building Permit $4,280.23
Mechanical Permit $298.11
Electrical Permit $249.46
Plumbing Permit $385.44
Fire Sprinkler (Plan Check and Permit) $473.25
Fire Alarm (Plan Check and Permit) $531.96
School Fees $5286.13
TOTAL $16,973.26
Source: City of San Marino, 2021

Compared to new houses, Accessory Dwelling Units have lower development costs because they take advantage of already-existing infrastructure and can also be created within an existing structure. Instead of calculating average costs, a typical one-bedroom ADU of 600 square feet was considered for the fees in Table 24 below. Junior Accessory Dwelling Units (JADUs) have no development or school fees.

Table 24: Average Plan Check and Permit Fees for Accessory Dwelling Unit Fee Approximate fees for a new ADU
Plan Check (Building) $818.75
Plan Check (Planning) $200
Building Permit $966.56
Mechanical Permit $84.50
Electrical Permit $47.00
Plumbing Permit $89
Fire Sprinkler (Plan Check and Permit) $473.25
Fire Alarm (Plan Check and Permit) $531.96
School Fees $1,920
TOTAL $5,131.02
Source: City of San Marino, 2021

These appear to be reasonable fees given the scope of work for projects in San Marino.

Development fees do not seem to impede development in San Marino. The much larger cost involved in developing homes is the high cost of land in San Marino. Because the land cost is removed from the cost of an ADU or JADU on a parcel with an existing home, these housing types have the best potential to be constructed and rented within an affordable range.

San Marino – Final Housing Element February 9, 2022
86 Local Processing and Permit Procedures
The City of San Marino's development approval process is designed to accommodate and not hinder development. Other than legally required public hearing notice and environmental review periods, developers and property owners are not hindered by “down time” in application processing. All new homes require Design Review Committee approval, which is a public hearing process. This helps ensure that new homes are compatible with the neighborhood and do not negatively impact the neighbors. The City has Residential and Commercial Design Guidelines which encourage the use of certain design features and materials. The Guidelines are not requirements but assist applicants in designing a project that will move more quickly through the approval process. The Design Review Committee also holds “open forum” sessions where applicants can get informal, preliminary feedback on a design, which will also help facilitate the approval process.

The design review process consists of the applicant filing an application, processing fee ($865) and one set of plans. Staff then reviews the proposal and responds with a letter indicating any code issues or design concerns that should be addressed. After the applicant addresses the comment letter, they submit eight sets of plans which are distributed to the Design Review Committee for their review. The applicant must also present their plans to their neighbors as part of this process. The Code dictates that the notified neighbors must include two neighbors on each side of the subject property; all properties adjoining the rear of the subject property and one on either side of those properties; and the properties across from the subject property and one on either side of those properties. This usually comprises about 10-12 neighbors depending on how the lots are arranged. This is primarily to make sure neighbors are aware of the proposed project and to give them an opportunity to ask questions or provide comments. Even if all neighbors approve of or object to the project, it would still proceed to the Design Review Committee for their review. Once the eight sets of revised plans are submitted and the neighbor notification process is completed, staff assigns the project to the next available agenda and notices the project for a public hearing. This process typically takes about 8 weeks (about 2 months) in total. Once the project is approved, the applicant could submit for building plan check after the 15-day appeal period has expired (Source: City of San Marino, 2021).

The City has adopted Residential Design Guidelines to guide residents as well as review by the DRC (Design Review Committee). The purpose of these design guidelines is to provide a clear and concise summary of the City’s design policies for projects within the City’s residential neighborhoods. The guidelines address neighborhood compatibility, site development, physical design components, and landscaping.

Certain projects that exceed Code allowances or otherwise require an additional level of review will require either a Variance or Conditional Use Permit (CUP). These applications are heard by the Planning Commission. If the project also requires Design Review, the Planning Commission will review both actions. City staff tries to work with applicants ahead of time to determine the feasibility of their proposed project. Staff tries to guide applicants toward a solution that has the best chances of approval. Depending on the complexity of the project, initial Community Development Department review for new construction requiring Design Review Committee (DRC)

San Marino – Final Housing Element February 9, 2022
87 or Planning Commission review averages approximately three to four weeks. Table 25 illustrates the approximate local processing times for developments in San Marino.

Table 25: 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 25 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 any delays 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 identified a total of 286 resources that appear eligible for listing as a City of San Marino Historic Landmark, and several historic districts were named by the City.

San Marino – Final Housing Element February 9, 2022
88 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 18, 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) • 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.

Figure 18: Fault, Liquefaction and Landslide Zones Map

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89 • 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, shown in Figure 20, 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.

Figure 19: CAL FIRE: Fire Hazard Severity Zone Map
Source: CAL FIRE

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90 Figure 20: City of San Marino Enhanced Fire Inspection Zone Map

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91 Source: City of San Marino Local Hazard Mitigation Plan, 2019 • 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 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 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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92 • 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 3.6.1 for additional discussion regarding infrastructure available to support residential development.

4.5 FAIR HOUSING ANALYSIS

4.5.1 Introduction and Overview Summary of AB 686Fair Housing Issues 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.

Under State law, affirmatively furthering fair housing, or AFFH, means “taking meaningful actions, in addition to combatting discrimination, which 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.

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. To do this, 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. Additionally, 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 development of duplexes. ADUs, and affordable JADUs in all 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.

As HCD guidance for fair housing assessments was released after the first administrative draft of the Housing Element Update was complete, this section of the housing element was updated and distributed separately for stakeholder input and public outreach. AB 686 makes certain requirements for the analysis of fair housing issues. At the time of this draft, HCD guidance was to provide analysis in five different subsections: enforcement and outreach capacity, segregation and integration patterns and trends, disparities in access to opportunity, disproportionate housing needs, and areas of concentration in poverty and affluence across racial and ethnic groups. For the purpose of the required regional comparative analysis, the Assessment of Fair Housing will include data for the San Gabriel Valley Council of Governments, the SCAG subregion of which the

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93 City of San Marino is included, Los Angeles County, or the SCAG region overall. . This analysis and the related data are provided in Section 4 and summarized here.

4.5.2 Summary of Fair Housing Issues and Contributing Factors Summary of Local Fair Housing Issues and Contributing Factors San Marino is 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 lower-income senior households in San Marino, most (89.2%) own their homes and are not concentrated in any area or neighborhood. 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. However, the City has faced constraints to providing affordable housing choices. Contributing factors to Fair Housing Issues include:
• Community Opposition to Affordable Housing
• Lack of Available Developable Land/Built-out nature of City • Lack of Affordable Housing Choices
• Past History of Exclusionary Practices (i.e., exclusive, single-family zoning) Community Opposition to Affordable Housing
During outreach for the Housing Element update, comments opposing additional development were received. The opposition cited concerns regarding the environmental (Traffic, Noise, Crowding, Aesthetics) impacts associated with increased density in San Marino. Comments also cited concerns for the loss of the quality of life and the historic and open space areas that make up the San Marino community’s character.

Lack of Available Land
As detailed in Section 3.3, there are very few sites in San Marino with vacant land and fewer sites with existing residential zoning. The City does not have zone districts that allow housing at densities above 20 units per acre which is defined in Housing Law as appropriate for development of affordable housing types.

Lack of Affordable Housing Choices
TheHowever, the City is notably more expensive than the surrounding areas, with median gross rents above $3000 per month and most mortgages above $4000 per month. Although median household incomes in San Marino are high compared to the surrounding areas, even moderatePage 130 of 1126 San Marino – Final Housing Element February 9, 2022
94 and middle-income households cannot afford a home in San Marino where the median sales price exceeds $2 million. San Marino currently lacks homes for these households, which include young families and first-time homebuyers, which perpetuates exclusivity and can lead to inequity.

History of Exclusionary Practices
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).

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 Homeowner’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. Although redlining classifications practices were made illegal by the Fair Housing Act of 1968, single-family zoning is still considered exclusionary as it prohibits the development of the kind of housing that is typically more affordable to lower-income households.

San Marino is almost entirely residential, with its built environment dominated by detached singlefamily 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 mixed-use project on a commercial street. While not intending to be exclusionary, San Marino’s past prohibition of 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 person 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. To do this, 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. Additionally, 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 development of duplexes. ADUs, and affordable JADUs in all 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.

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

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95 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.

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’sHomeowner’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. This practice led to the physical development pattern and exclusive single-family feel that is still experienced throughout the City today. illustrates how San Marino was graded “Best” by the Home Owner’sHomeowner’s Loan Corporation. This grade was given to upper- or upper-middle-class White neighborhoods that HOLC defined as posing minimal risk for banks and other mortgage lenders, as they were "ethnically homogeneous" and had room to be further developed. Banks received federal backing to lend money for mortgages based on these grades. Many banks simply refused to lend to areas with the lowest grade, making it impossible for people in many areas to become homeowners.

While this type of neighborhood classification is no longer legal thanks to the Fair Housing Act of 1968, the effects of disinvestment due to redlining are still clearly observable today (Source:

University of Richmond's Digital Scholarship Lab, 2021).

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96 Figure 21: 1930's HOLC Redlining Grade
(Source: University of Richmond's Digital Scholarship Lab, 2021) 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 failed to promote or allow the variety of housing types to enable that integration. A 2006 City handout for new San Marino residentsresidents’ 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 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.

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97 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 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 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

4.5.32 Fair Housing Enforcement and Public Outreach
Federal and State Regulations and Enforcement
Federal, state, and local laws make it illegal to discriminate based on a person’s protected class.

At the federal level, the Fair Housing Act prohibits discrimination on the basis of race, color, religion, sex, national origin, familial status, and disability. In California, the Fair Employment and Housing Act (FEHA) and the Unruh Civil Rights Act also make it illegal to discriminate based on marital status, ancestry, sexual orientation, source of income, or any other arbitrary forms of discrimination. Federal and state fair housing law both prohibit intentional housing discrimination and prohibit any actions or policies which may have a discriminatory effect on a protected group of people. Examples of policies or practices with discriminatory effects include exclusionary zoning and land use policies, mortgage lending and insurance practices, and residential rules that may indirectly inhibit religious or cultural expression. Both the state and the federal government have structures in place to process and investigate fair housing complaints. In California, the Department of Fair Employment and Housing (DFEH) maintains the authority to investigate complaints of discrimination related to employment, housing, public accommodations and hate violence. The agency processes complaints online, over the phone and by mail. At a federal level, HUD also processes, investigates, and enforces any complaints in violation of the Federal Fair Housing Act. The City of San Marino
Fair Housing Education and Enforcement at a Regional Level Several organizations provide fair housing services in Los Angeles County, including outreach and education, complaint intake, and testing and enforcement activities, for both providers and consumers of housing. These organizations include the U.S. Department of Housing and Urban

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98 Development (HUD), the California Department of Fair Employment and Housing (DFEH), which exists as substantially equivalent agency to HUD in the state, and the Housing Rights Center (HRC), which primarily operates in Los Angeles County. The HRC receives a multi-year grant from HUD to conduct systemic testing in areas within Los Angeles County where statistics point to any form of discrimination covered by applicable fair housing laws and, in particular, persistent housing discrimination based on race, national origin, familial status and disability. HRC also provides intake of allegations of housing discrimination and provides resolution for housing discrimination, including mediation. Other activities include: systemic rental tests; design and construction inspections; accessibility surveys of tenants; referring tests that uncover discriminatory activity to HUD; litigation for appropriate enforcement action; fair housing counseling, investigation, and resolution for complainants; intakes of fair housing queries; training of new testers; refresher courses; reasonable accommodation/modification requests for the disabled; monitoring fair housing settlement agreements and zoning changes; as well as a host of education and outreach activities.

The Housing Authority of the County of Los Angeles (HACoLA) provides fair housing resources for residents via its website, such as links to file complaints of a violation of fair housing, a link to the Housing Rights Center, a link to HUD’s webpage on Fair Housing and Equal Opportunity, link to the National Fair Housing Advocate Online blog, a copy of HACoLA’s non-discrimination policy, and a link to information on the Assessment of Fair Housing.

Fair Housing Education and Enforcement at a Local Level The City has a robust Code Enforcement policy, but it is not relevant to Fair Housing as it is mainly focused on Code violations pertaining to the erection, construction, reconstruction, moving, conversion, and alteration of buildings.

Fair Housing Complaints
According to data from HUD, there have been zero Fair Housing and Equal Opportunity complaints in the City. The City does not prescribe to any practices or policies that would impede existing fair housing laws and regulations. Should a Fair Housing or Equal Opportunity complaint arise, the City will take all necessary actions to remedy the compliant and maintain compliance.

Public Housing
The City of San Marino does not currently have any public housing buildings in the City limits.

Likewise, there are no residents receiving housing choice vouchers.

Public Outreach
The 6th cycle Housing Element Update has been undertaken during the COVID-19 global pandemic. Public outreach, which is the cornerstone of the preparation process, had to be adjusted to allow and encourage meaningful public participation and input without the ability to meet or gather in-person. Staff and consultants made use of multiple digital platforms to facilitate the public input. Through community opinion surveys, stakeholder interviews, public workshops, and continued correspondence with advocacy groups, service providers, and developers the City

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99 has consistently put forth efforts to engage the public during the update process. A complete outline of public outreach efforts can be found in Section 1.4.

Specific public outreach was done around the Fair Housing Analysis, including the distribution of the Draft Fair Housing Analysis to housing service providers and other stakeholders in the region, to ensure the data used accurately represents fair housing issues and integrates local knowledge.

Stakeholder input was considered in the preparation of the Fair Housing Analysis, as well as integrating principles of Affirmatively Furthering Fair Housing (AFFH) into housing policies and programs (found in Section 2) and housing sites (see Section 3), ensuring local concerns are addressed.

Local and Regional Stakeholders participating in AFFH outreach included:
• Abundant Housing Los Angeles;
• Union Station Homeless Services;
• Sycamores Child and Family Service;
• Friends in Deed; and
• Pomona Homeless Outreach.

4.5.43 Local and Regional Patterns and Trends in Segregation and Integration
Racial and Ethnic Groups in San Marino and Subregion of San Gabriel Valley San Marino is racially integrated and becoming more so. As Table 26 shows, 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% NonHispanic White, about 8% Black and about 15% Asian. San Marino also differs significantly in racial and ethnic composition from nearby communities in the San Gabriel Valley Council of Governments and Los Angeles County, as shown in Table 27.

Table 26: 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%

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Table 27: Comparison of Racial and Ethnic Composition with Nearby Communities Asians are the predominant racial group in San Marino. Figures 22 - 26 show which race or ethnicity is predominant in the City of San Marino and the surrounding communities of the San Gabriel Valley Council of Governments and by how much. The strength of the color indicates the extent to which one group is dominant over the next most populous. Many neighboring communities have predominately Asian, Hispanic, or Latino, or White Populations.

There is no predominant African American population in San Marino. Sub regionally, there are slim and sizable areas of African American predominance in the Northernmost census tracts of Pasadena. (Figure 22).

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 Racial/Ethnic Group San Marino Pasadena El Monte Los Angeles County White 31.5% 49.5% 38.8% 52.1%
Black 1.9% 5.8% 0.6% 8.1%
Asian 60.5% 17.4% 28.8% 14.7%
Native Hawaiian or Pacific Islander 0.20% 0.00% 0.8% 0.3% American Indian and Alaska Native 0.00% 0.2% 0.9% 0.8%
Hispanic or Latino 6.3% 6.3% 65.7% 48.6%
Two or More Races 3.1% 5.7% 3.3% 4.1%
Some other Race 2.9% 21.3% 26.9% 19.9%
Totals exceed 100% because all races can include Hispanic or Latino origin.

Source: 2019 U.S. Census Bureau Quick Facts

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Figure 22: Predominant Population African American Majority Source: AFFH Data Viewer, HCD, 2021
There is a slim to sizable predominant Asian population in San Marino. Sub regionally, the areas of highest Asian population predominance include census tracts in San Gabriel, Rosemead, Walnut, and Diamond Bar. (Figure 23).

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Figure 23: Predominant Population Asian Majority
Source: AFFH Data Viewer, HCD, 2021
There is no predominant Hispanic population in San Marino. Subregionally, the areas of highest Hispanic population predominance include census tracts in Pomona, El Monte, and Baldwin Park (Figure 24).

Figure 24: Predominant Population Hispanic/Latino Majority Source: AFFH
Data Viewer, HCD, 2021

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There is no predominant Native American population in San Marino or any of the surrounding areas in the San Gabriel Valley subregion (Figure 25).

Figure 25: Predominant Population Native American Majority Source: AFFH Data Viewer, HCD, 2021
There is no predominant White population in San Marino. Subregionally, the areas of highest White population predominance include census tracts in Claremont, Glendora, Monrovia, and Sierra Madre (Figure 26).

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Figure 26: Predominant Population White Majority
Source: AFFH Data Viewer, HCD, 2021
Racial dot maps provide an accessible visualization of geographic distribution, population density, and racial diversity of a population. Figures 27 and 28 show the racial dot density of the City and the surrounding region. The City’s population is well integrated compared to the surrounding communities which show high rates of concentration of Asian and Hispanic or Latino populations.

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Figure 27: Racial Dot Density Map of San Marino, CA
Source: ESRI, 2021
Figure 28: Racial Dot Density Map of The San Gabriel Valley Council of Governments

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Source: ESRI, 2021
Dissimilarity and Diversity Indexes
TheA “Dissimilarity Index” provides a quantitative measure of segregation in an area, based on the demographic composition of smaller geographic units within that area. Dissimilarity Indexes are also referred to as “exposure indices.” This is because they show the exposure a given race group experiences with members of their own and each other race (as a percentage) in an average neighborhood of the city (or metropolitan area) being examined. In the table below, the first five columns represent the average racial composition of the neighborhood of a person of a given race. The rightmost column shows the racial composition of the metro area or city as a whole. Dissimilarity index level data is typically derived from Census data and is not available for San Marino. The nearest available dissimilarity index analysis is for the City of Pasadena.

Table 28: Diversity Index Definitions
Measure Values Description
Diversity Index
[range 0-100]
<40 Low Diversity
40-52 Moderate Diversity
>55 High Diversity
Source: Brown University, Diversity and Disparities 2010 The Diversity Index summarizes racial and ethnic diversity. The index shows the likelihood that two people, chosen at random from the same area, belong to different race or ethnic groups. The index ranges from 0 (no diversity) to 100 (complete diversity). Based on 2018 demographic estimates from ESRI, the average Diversity Index score for all block groups in San Marino is 56, meaning there is a 56 percent probability the two people randomly chosen would belong to different race or ethnic groups. The diversity in San Marino is somewhat lower than the surrounding cities in the San Gabriel Valley Council of Governments, which is due to the predominant Asian population.

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Figure 29: 2018 Diversity Index of San Gabriel Valley
Source: AFFH Data Viewer, HCD, 2021
Familial Status
It is important to analyze familial status to identify areas where a City might need to focus resources (i.e., single-parent households, female-headed, large families, and/or elderly persons living alone).

According to the 2019 ACS 5 -Year Estimates, there are no single-parent households with children under 6 years old in San Marino. 67.4% of San Marino’s households consist of married couples (Figure 30) and the most commonly occurring household size is of two people (40.4%). More than 80% of children in the City live in households with married parents (gureFigure 30).

I

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Figure 30: Percentage of Adults Living with a Spouse by Census Tract Source: AFFH Data Viewer, HCD, 2021
Figure 31: Percentage of Children Living in a Household with a Married Couple by Census Tract

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Source: AFFH Data Viewer, HCD, 2021
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.

San Marino and the majority of the surrounding communities in the subregion have low percentages of children living in Female Headed Households with no spouse or partner.

Subregionally, census tracts in Northern Pasadena, South San Jose Hills, Baldwin Park, and Pomona have the highest percentages of Children in Female-Headed Households with no spouse or partner present.

Figure 32: Percentage of Children Living in Female-Headed Households with No Spouse or Partner Present by Census Tract
Source: AFFH Data Viewer, HCD, 2021

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Figure 33: Households by Household Size
Source: ACS 5-Year Estimates (2014-2019)
At 0.5% the City has a lower share of 7+ person households than the SCAG region overall. The City also has a lower share of single-person households than the SCAG region overall. Of the City’s 12.3% of single-person households, 8.1% are persons aged 65 or older.

Persons with Disabilities
As seen in , there are fewer people living with disabilities in San Marino than in the County, State, or surrounding communities. There are no areas of concentration of disabled individuals in the City. The City offers resources to disabled residents including their Wellness Check-in Call Program, where a member of City staff provides a weekly call to check-in, offer resources, and answer questions. The City participates in the Dial-A-Ride program for disabled residents whose disability prevents the use of regular public transit. The service is free for eligible residents.

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Figure 34: Percent of Disabled Population by Census Tract 2015-2019 Source: AFFH Data Viewer, HCD, 2021
Table 29: Percentage of Population with a Disability 2019 2019
San Marino 5.5%
Pasadena 7.9%
El Monte 9.9%
The County of Los Angeles 9.9%
California 10.6%
Source: 2019 ACS 5-Year Estimates, U.S Census Bureau
Income
Median incomes are high and well dispersed throughout the City. Median incomes have risen throughout the San Gabriel Valley region in the last decade, particularly in BladwinBaldwin Park, La Puente, and El Monte (Figure 35, ).

San Marino lacks areas of economic concentration. The median incomes are well above the HCD 2020 State Median Income and are also higher than much of the suroundingsurrounding area.

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Most census blocks in the San Gabriel Valley Region have incomes at or above the State Median Income.

Figure 35: Median Income Based on ACS 5-Year Estimates 2010-2014 Source: AFFH Data Viewer, HCD, 2021 (Please note tracts in white have no available data) Figure 36: Median Income Based on ACS 5-Year Estimates 2015-2019

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113
Source: AFFH Data Viewer, HCD, 2021 (Please note tracts in white have no available data) Poverty

6.1 percent of San Marino's households are experiencing poverty, compared to 7.9 percent of households in the SCAG region. Poverty thresholds, as defined by the ACS, vary by household type. In 2018, a single individual under 65 was considered in poverty with a money income below $13,064/year while the threshold for a family consisting of 2 adults and 2 children was $25,465/year. Notably, half of households experiencing poverty in San Marino are Female-headed and almost 2% of households experiencing poverty are female-headed with children.

Figure 37: Households Experiencing Poverty in San Marino Source: ACS 5-Year Estimates (2014-2019)
Figure XX displays the percentage of low to moderate income households by block group. The Westernmost block groups in the City have a concentration of low to moderate income households. Incomes can be low to moderate for many reasons and are not always associated with living in poverty, including retirees living on fixed incomes who own property or who have adequate savings.