San Marino City Council
November 13, 2024

PAGE 478 of 1856
Community Outreach Messaging
In addition to the community surveys and stakeholder interviews, phone calls were made, and emails sent to persons and companies that had participated in the 2014 Housing Element Update. The following sections provides the specific messaging sent to individuals and groups in the specified Tables.

November 5‐9, 2020: Participants in Table 2 were emailed the following message:

Good evening,
The City of San Marino is updating their Housing Element for 2021-2029 and will correspondingly revise the public outreach list in the appendix of the City’s current Housing Element certified by HCD in 2014. __________is included in this list but is missing a few details. I am reaching out to request the point of contact, email, and telephone number if at all possible. I appreciate the time it took to read this email and look forward to hearing from you.

Thank you,
Aundrea Cruz | Associate Planner | 4LEAF, Inc.

Email: [email protected]
TABLE 2: HOUSING OUTREACH INFORMATIONAL UPDATE EMAIL CONTACTS

DATE OF CONTACT ORGANIZATION EMAIL ADDRESS
Special Needs
11/05/2020
11/05/2020
11/05/2020
11/05/2020
11/05/2020
IDEPSCAꢀꢀ [email protected]
Hope Through Housing Foundation
Families Forward
[email protected]
[email protected]
[email protected]
[email protected]
Journey House
Outward Bound Adventures
[email protected]
11/05/2020
11/06/2020
Pacific Clinics
[email protected]
Victor Treatment Centers
PAGE 479 of 1856
11/09/2020
11/09/2020
11/09/2020
Arthritis Club of San Gabriel Valley
GLAD
[email protected]
[email protected]
Home Care1 [email protected]
11/05/2020 [email protected]
Developer
Better Living Homecare Services
[email protected]
11/05/2020 San Gabriel Valley Habitat for Humanity [email protected] Realty/ Lending
11/06/2020 Rate One Financial [email protected] [email protected]
11/09/2020 [email protected]
11/09/2020
Prudential California Realty
REH Real Estate [email protected]
PAGE 480 of 1856
November 9, 2020: Potential stakeholders in Table 3 were emailed the following message:

Good afternoon,
The City of San Marino is updating their Housing Element for 2021-2029 and is building the public outreach list to alert interested parties on the progress of addressing the City’s housing needs and mandates. One of the initial steps in this process is gaining input from community groups, nonprofits, housing developers, service providers, environmental groups, citizen’s groups, and residents.

We are trying to gather as much feedback as possible before updating the Housing Element and would like to know _____________would like to participate? Thank you,
Aundrea Cruz | Associate Planner | 4LEAF, Inc.

Email: [email protected]
TABLE 3: POTENTIAL LAND TRUSTOUTREACH CONTACTS

ORGANIZATION CONTACT EMAILS TELEPHONE
The Trust for
Public Land
Robin Mark, Los Angeles [email protected] (415) 495‐4014 Program Director
California Council Emailed
of Land Trusts
[email protected] (916) 497‐0272
PAGE 481 of 1856
Additional Telephone Outreach
Additional Telephone Outreach was conducted from November 2020- January 2021 to invite the following stakeholders to participate in the Update process and to confirm contact information (Table 4).
* REPLIES INDICATED BELOW
TABLE 4: ADDITIONAL TELEPHONE OUTREACH
Advocacy/ Service
Chinese Club of San Marino
*January 14, 2021 – February 1, 2021, correspondence between 4LEAF and Joanne Cheng confirmed the City of San Marino Chinese Club would be distributing Housing Element Update and Survey Information to members on their mailing List.

San Marino Chamber of Commerce
East San Gabriel Valley Coalition for the Homeless
Rotary Club of San Marino
South Pasadena‐San Marino YMCA
Stepping Stones to Learning
Housing Rights Center
Crowell Public Library
Property Management
ICM Resources, Inc.

Realty/ Lending
Region 1 Realty
Bank of the West
East West Bank
Roycroft Realty/C I Management, Compass Real Estate
Soma Warna Real Estate Services
Dilbeck Realtors Christie's Great Estates
RE/MAX Premier Properties
Utilities
California American Water Company
*Cal Am responded 03/25/2021 with email response and current Urban Water Management Plan Developers
A Community of Friends
San Gabriel Valley Habitat for Humanity
Special Needs
Care 4 You ‐ In Home Care, Homecare Assistance
Silverado Senior Living
CHAP
PAGE 482 of 1856
Mothers’ Club Family Learning Center, Families Forward Learning Center Pacific Clinics
Peace Over Violence
Shelter Partnership, Inc.

Union Station Homeless Services
January 5‐11, 2021: Potential stakeholders in Table 5 were emailed the following message:

Good afternoon! You are invited to participate in the City of San Marino’s Housing Element Update.

The City is preparing an update to its General Plan Housing Element to cover the period between 2021-2029. The Housing Element Update will include the following:


An assessment of the City’s housing needs and opportunities; A collection of policies and programs that will govern housing development in San Marino over the next 8 years;
 A land inventory to identify specific sites that are suitable for residential development in order for San Marino to meet its regional housing need; An assessment of actions needed to affirmatively further fair housing; An assessment of any special needs that San Marino residents have, and how those needs are being met; and


 Opportunities for stakeholders and the public to provide input through community engagement and outreach.

You may visit the project website here San Marino, CA (cityofsanmarino.org). If you would like to provide comments on the Housing Element update, please email: [email protected] In order to develop a comprehensive housing strategy, we would like to interview housing providers, developers, and other professionals. You are invited to participate in one of the following ways:
•
•
Attend a 1-hour meeting virtually via Zoom; see available times below.

Schedule a date and time to speak over the phone:

Call (707) 309-4775 with your available dates and times. • Return this email with answers to the following questions:

PAGE 483 of 1856

1. Have you or your firm attempted to develop housing in San Marino? If yes, please answer 2-5 below. If no, please answer 5-7 below:

2. If you have developed or attempted to develop housing in San Marino, please briefly describe the development process and any obstacles or roadblocks that you faced:

3. What were the biggest constraints to development? Please select all that apply:
a. High land costs
b. Community opposition
c. Lack of appropriately zoned land
d. High construction costs
e. Development fees and charges
f. City requirements in general
g. Other (please describe)

4. Do you see development opportunities in San Marino that the City is ignoring? If so, what are they?

5. 6.

7. 8.

In your professional opinion, are San Marino’s housing needs being met? Why or why not? What do you see as the main constraints or roadblocks to development in San Marino? Why do you think there is no affordable rental housing in San Marino? If you are a service provider, please tell us what needs you see in San Marino and whether those needs are being met.

Thank you for lending us your time and expertise. To arrange a phone interview, please contact Principal Planner Jane Riley, AICP at (707) 309-4775 with your available dates and times.

Zoom Sessions: If you would like to join a virtual meeting to discuss housing issues in San Marino, please accept our invitation to join one of the below:

Housing Developers & Real Estate Professionals: Monday, January 11th 1:00 – 2:00 https://rlink.re/l/9f49ebec/6746/4c91/9097/ce722dd8d61a Meeting ID: 871 7637 1531 Passcode: Housing
Non-profits, service providers and housing advocacy groups: Wednesday, January 13th 4:00 – 5:00 https://rlink.re/l/6fc8eaff/7c35/4f71/8e74/e8ddfb42ce85 PAGE 484 of 1856
TABLE 5: HOUSING DEVELOPMENT STAKEHOLDER OUTREACH
* Replies indicated in Yellow

DATE OF

CONTACT

ORGANIZATION CONTACT
Adam Fine

CITY, ZIP EMAIL ADDRESS PHONE
info@universalhom
Sherman
Oaks, CA
91401
Universal Home
Design Inc.
01/05/2021 (818) 786‐7776
edesigninc.com
Accessible
Construction
Los Angeles, adam@accessibleco
CA 90301
01/05/2021 (310) 215‐3332
(213) 225‐2762
nstruction.com
Los Angeles, rhhughes@abodeco
CA 90015
01/05/2021 Abode Communities Robin Hughes
California YIMBY
mmunities.org
5/5/2021
(via Zoom)
Sacramento, [email protected]
CA 95814
Jes McBride 209‐329‐7545
Frank D. Lanterman Melinda Los Angeles Msullivan@lanterm 01/05/2021 (213) 383‐1300
(626) 793‐7700
Regional Center Sullivan
Angela F.

Williams
CA, 90010
Pasadena, CA angelawilliams@eas
91106 terseals.com
an.org
01/05/2021 Easterseals
Asians and Pacific
Islanders with
Disabilities of
Patricia
Kinaga
Los Angeles, pkinaga@kinagalaw
01/05/2021 (213) 207‐6838
CA 90021 firm.com
California (APIDC)
South
steve@dahlarchitec
ts.com
01/05/2021 Dahl Architects Inc. Steven P. Dahl Pasadena, CA (626) 564‐0011 (562) 427‐6697
91030
Kelly Sutherlin
01/05/2021 McLeod
Architecture, Inc.

Kelly Sutherlin Long Beach, kelly@ksmartarchit
McLeod CA 90807 ecure.com
Irwin Partners
Architects
Costa Mesa,
CA 92626
01/05/2021
01/05/2021
01/05/2021
01/05/2021
01/05/2021
Greg Irwin [email protected] (714) 557‐2448
McKently Malak
Architects
Pasadena, CA CONTACTS@MCKE
91103
(626) 583‐8348
(626) 486‐0510
NTLY.COM
Hartman Baldwin
Design/Build
Architectural
Resource Group
Pasadena, CA info@hartmanbald
91105
Bill Baldwin
Katie Horak
win.com
Los Angeles,
CA 90012
info_la@arg.‐la.com (626) 583‐1401
Ellinger Architects William W.
and Associates Ellinger III
Pasadena, CA ellinger.wm@sbcglo
91101
(626) 792‐8539
bal.net
PAGE 485 of 1856
West Covina,
CA 91791
Santa
Monica, CA
90405
01/11/2021 Ball Architecture
01/05/2021 Morley Brothers
Stephen Ball
Jan Karl
(949) 338‐2679
(310) 399‐1600
jkarl@morleybuilde
rs.com
Timothy Van Los Angeles, vscott@bridgehou
01/05/2021 Bridge Housing Corp
01/05/2021 Mercy House
Pkutzer Edgewood
(310) 422‐2561
(213) 743‐5826
Scott II
Erika
CA 90056 sing.com
Los Angeles evillablanca@mercy
Villablance CA, 90015
South
Pasadena, CA
91030
housing.org
pkutzer@edgewood (626) 403‐1469
realty.com
01/05/2021 Pete Kutzer
Realty Partners ext 116
Mur‐Sol Arcadia, CA
91006
01/05/2021
01/05/2021
Kevin Cole kevin@mur‐sol.com (626) 802‐8822
Construction Inc
Sunny Construction
and Development
Arcadia, CA info@sunnyconstr
91006
Sunny Chan (626) 574‐8083
(626) 487‐0837
uction.com
Cordelia
Wong
cordeliaw@coldwell
banker.com
01/05/2021 Coldwell Banker
Berkshire Hathaway
01/05/2021 HomeServices
California Properties
Redstone
01/05/2021 Commercial Real
Estate
San Marino, [email protected]
Janice Lee (626) 449‐5222
CA 91108 om
Pasadena, CA dalle@redstonecre.

Dan Alle (626) 795‐2255
(626) 458‐0216
(626) 795‐2455
(626) 625‐5595
91101 com
San Marino, [email protected]
01/05/2021 Sun Realtors Eugene Sun
Laura Olhasso
Michael Chan
CA 91108 et
Pasadena‐Foothills
01/05/2021 Association of
Realtors
Pasadena, CA
91106
[email protected]
michaelbchan@g
mail.com
01/05/2021
PAGE 486 of 1856
January 19, 2021: The following message was distributed to a City-provided mailing list of 128 seniors:

Good afternoon!
You are invited to participate in the City of San Marino’s Housing Element Update. While developing a comprehensive housing strategy, we would like to ensure that the community has the housing that residents want and need. To encompass a variety of opinions, experience, and expertise, we would like to include your input! This can be done one in one of the following ways:


Taking the Community Survey here: https://www.surveymonkey.com/r/7XGPV6K.

Providing comments on the Housing Element or signing up for updates by emailing:
[email protected]
 This update to the City’s General Plan Housing Element will cover the period between 2021- 2029. The Housing Element Update will include the following:

An assessment of the City’s housing needs and opportunities; A collection of policies and programs that will govern housing development in San Marino over the next 8 years;


 A land inventory to identify specific sites that are suitable for residential development in order for San Marino to meet its regional housing need;


An assessment of actions needed to affirmatively further fair housing; An assessment of any special needs that San Marino residents have, and how those needs are being met; and
 Opportunities for stakeholders and the public to provide input through community engagement and outreach.

For more information, please visit the project website here: San Marino, CA (cityofsanmarino.org).

Responses to this outreach are as follows:

The above email was sent to 128 contacts on the City’s Senior Contact list. Three responses were received:

1. An individual expressed their interest in participating in the update process via the public survey.

2. An individual expressed security concerns regarding the use of a third-party platform to conduct the outreach survey.

3. An individual expressed that they felt the City was compliant with State Law and should not pursue mixed-use to achieve unmet housing needs.

PAGE 487 of 1856
March 17, 2021- Educational stakeholders in Table 6 were emailed the following message:

Good evening,
As you may know, the City of San Marino is preparing an update to its General Plan Housing Element to cover the period between 2021-2029. 4LEAF is the consulting firm that has been hired by the City to complete this Housing Element update, and we would very much like to hear from you about the housing needs of your staff and faculty.

One of the things that a Housing Element must include are an assessment of the City’s housing needs, including the needs of its workforce – like teachers.

Please assist us by responding to this email to briefly let us know two things:
1)
2)
Where (generally) do your school’s staff and faculty live? Are they able to live in San Marino, or do they need to commute to work?
If the City permitted it, would you be interested in providing housing for your staff and/or teachers on-site? If no, why not?
Thank you for lending us your time and expertise. We would very much appreciate your response by Wednesday, March 24. If you would prefer to arrange a phone interview, please contact Associate Planner Aundrea Cruz at [email protected] with your available dates and times.

For more information on the Housing Element Update, please visit the project website here: San Marino, CA (cityofsanmarino.org).

This email is sent by 4LEAF staff. 4LEAF, Inc. is the consulting team that has been chosen to assist the City in the update of its Housing Element, as well as the City’s Public Safety and Health Element. 4LEAF is a full-service firm that has been providing services to numerous public agencies across California for more than 20 years. You may find more information about 4LEAF here:

PAGE 488 of 1856
TABLE 6: EDUCATIONAL FACILITIES OUTREACH
* Replies indicated in Yellow

EDUCATIONAL

FACILITY
PERSON

CONTACT

OF EMAIL ADDRESS
Southwestern
Academy
Robin
Head of School
Jarchow, [email protected]
Saints Felicitas and Missy
Perpetua School Principal
O'Neill, [email protected]
[email protected]
*St F & P School responded 3/17/2021- Indicated that there was no on-site housing for teachers and no room to place such housing. Most staff lived east of the cities in Arcadia, Monrovia, Azusa, Glendora, and La Verne. Several lived in San Gabriel, and only one lived in San Marino K.L Carver Michael Lin, [email protected]
Elementary School
(SMUSD)
Principal
Henry E. Huntington Daryl Topalian, [email protected]
[email protected]
Middle School Vice Principal
(SMUSD)
W.L.

Elementary
(SMUSD)
Valentine Alana Faure,
School Principal
San Marino High Jason Kurtenbach, [email protected]
School (SMUSD) Principal
PAGE 489 of 1856
Stakeholder Interviews
Various interviews were held with interested parties including those who responded to initial contacts and those who attended the scheduled stakeholder meetings. These stakeholder interviews are summarized below in Table 7.

TABLE 7: STAKEHOLDER INTERVIEWS

ORGANIZATION/

INTERVIEWEE/

OF INTERVIEW

INTERVIEW SUMMARY INCORPORATION IN

DATE HOUSING ELEMENT
Frank
Regional Center
D. Lanterman Continue
policies and support for
community
facilities
existing 

Homes must be suitable for disabled
individuals to be placed in them
care
Various Levels of Care determine
suitability (Level 2 = Lower level of
assistance needed, Level 4= Higher
level of assistance needed)
Christian
Resource Developer of
Community Services
Irigoyen01/08/2021  Most homes in San Marino would be suitable for Level 2 care needs
however, DDS encourages
placement in smaller homes
Southern
Association of Non-Profit
Housing (SCANPH)
California Comments
regional or examples of
national programs and
were 

Public opposition barrier to Project
Roomkey Implementation
Suggested public/private were not directly
partnerships for students like to San
Orange Coast College
Jeanette Brown- Director
of Public Affairs
Programs
applicable
& Marino.


Mentioned Bill being used in City of
Pasadena to encourage ADUs
Alan Greenlee -Executive
Director Mentioned Oregon and Minnesota
banning single-family zoning
01/22/2021
Milestone Housing
Marcus Griffin
02/19/2021
San Marino
High land values are barriers to
development
Acknowledge high land
prices 
Acknowledge difficulty
in consolidating lots
with different owners
Stoneman Program
Mixed-income
Suggestions:



Lot consolidation program
Public/Private Partnerships assumptions made
Potential for mixed-income
developments
 Stoneman site is promising
PAGE 490 of 1856
Abundant Housing LA and San Marino:

Climate Resolve
Exclusionary
addressed
Programs included to
allow development of
multi-family
mixed-use
development,
employee
Formation of a Land
Trust incorporated
history
 Exclusionary Zoning in the City is
very similar to Historic Redlining
Boundaries Leonora CamnerExecutive Director housing,
 Missing-middle housing is a low-cost
solution; see examples of by-right 4-
plexing in Sacramento
Anthony DedousisDirector of Policy and
Research
and
housing.

Suggestions:

Chase EnglehartClimate Planning and
Resilience Coordinator
Program included to
explore
mechanisms
 Land Trusts and Community funding Ownership


Tax Increment Financing
02/25/2021 Use revenue from greenfield land
declared a park to fund Affordable
Housing development
 Real Estate Transfer Tax; see
example in Culver City
Pasadena-Foothills

REALTORS (PFAR)
San Marino: Program included to
expand density bonus
program
Program included to
adopt objective design


Low Housing Inventory
Rian Barrett -Government High median home values
Affairs and Leadership
Development Director
compared to neighboring Pasadena


Specific/niche market & development
standards to remove
discretionary reviews Unaffordable to most 1st time
homebuyer 04/12/2021
 Houses are on market ~21 days,
previously on market ~41 days
Suggestions:
 Increase Density Bonuses to
incentivize multi-family housing
development


Lessen design requirements to
make it easier to build in the City
Use Prop 19 to get more people to
move to City
PAGE 491 of 1856
Summary of Community Comments of Draft Housing Element
On July 21, 2021, The City of San Marino published the Draft Version of the 6th Cycle Housing Element Update. In response, the City received 102 public comment letters and emails; of those, 81 were of similar format and substance: opposition to inclusion of the Carver School property on the list of sites to be considered for rezoning. The Carver School site was subsequently removed from the list.

Additional letters were received objecting to the public outreach not including each individual member of the community. One letter was received in support of multi-family housing, mixed-use zoning, and more practical design review standards.

All public comments received by the City have been provided to HCD upon submission of the Draft Housing Element Proposal.

Creation of the Initial Community Outreach List
In November of 2020, the City of San Marino provided the list of potential community stakeholders that had been utilized during the 5th Cycle Housing Element Update. 4LEAF consultants attempted to contact all individuals and organizations on the list via email and/or phone. Two weeks following attempted contact, including many cases where messages were left for named participants, nonresponsive participants were removed from the list. The first edits are reflected as strikeouts in Table

8. The final outreach list is provided in Table 9. Additional outreach lists included the City’s senior mailing list; the members of the Chinese Club; and any residents who requested the City to include them in subsequent informational items and notices.

TABLE 8: INITIAL COMMUNITY OUTREACH LIST WITH FIRST ROUND OF REVISIONS

TYPE ORGANIZATION CONTACT EMAILS PHONE
Dora Leong Gallo,
Chief Executive
Officer
A Community of
Developer Friends
Developer
[email protected].
stephen@ballarchit
ecture.com
(626) 796‐5190
(949) 338‐2679
Robin Hughes,
Abode Communities President & CEO
Arthritis Club of San
Special
Needs
Special
Needs
Gabriel Valley,
Arthritis Foundation Relations Coordinator
Krista Conti, Market
avgwinn@silverdao
Assisted Transition Frank Cunningham senior.com (626) 812‐9777 marlene.sanchez@b
ankofthewest.com
robert.wongso@ba
nkofthewest
Realty/
Lending
Special
Needs
Marlene Sanchez,
Bank of the West Robert Wongso
Better Living
Homecare Services
(626)568‐8300
(626) 287‐0716
tim.wang@ctbcban
kusa.com
PAGE 492 of 1856

TYPE ORGANIZATION
Bienvenidos

CONTACT EMAILS PHONE
Special
Needs
Ritchie L. Geisel,
President and CEO
Brian Barreto,
Southern California
Manager
aaaivazian@cbbank.
com (626) 281‐0083
California American
Water Company
California Drug
anita.wong@eastw
Utilities estbank.com
Special
Needs
(626) 457‐1333
Dr. Carl Rowe,
Counseling, Inc. Executive Director [email protected] (626) 588 3760 Care 4 You ‐ In Home Mark Barrett, Gaby
Special
Needs
Care, Homecare
Assistance
Romero, Head of
Operations
diana.feroyan@well
sfargo.com (626) 795‐3567
isaac.hung@icmres
ources.com,
Advocacy/
Service
Catholic Big Brothers Kenneth Martinet, info@sanmarinohist (626) 255‐8158 Big Sisters President/CEO oricalsociety.org (626) 304‐9375 Center For
Advocacy/
Service
Special
Community & Family
Services
Margaret B. Martinez, devoncorlew@ymca
Needs CHAP CEO LA.org (626) 799‐9119
(626) 449‐5986
Realty/
Lending
Advocacy/
Service
Realty/
Lending
Realty/
Lending
Realty/
Lending
Advocacy/
Service
Realty/
Lending
Chinatrust Bank
(U.S.A.) TIm Wang
Chinese Club of San
Marino
Calvin Lo, Tony Chou, email@steppingsto
President nes.net
gromero@homecar (909) 599‐0555
Citizens Business Bank Anna Aivazian eassistance.com (626) 609‐9194 Coldwell Banker Carson English
Compass Real Estate
Team/Keller Williams Teri Barton, CEO
Crowell Public Library Ann Dallavalle
Diamond Point
Dilbeck Realtors
Realty/ Christie's Great
Lending
Realty/
Lending
[email protected]
Estates Ray Hayes om (626) 255‐8158
Dilbeck Realtors/The
Middleman Team Meg Middleman
PAGE 493 of 1856

TYPE ORGANIZATION
Dolan & Knight
Property
Management
East San Gabriel
Valley Coalition for
the Homeless

CONTACT EMAILS PHONE
Realty/
Lending
Advocacy/
Service
Realty/
Lending
Realty/
Lending
Special
Olivia, Megan Ryan,
Office Manager EAC (626) 765‐4140
Anita Wong, Branch megmiddleman@g
East West Bank
First Capital Mortgage
Corporation
Manager mail.com
marilynsimon@bhh
Steve Kenilvort scal.com
Helen Morran‐Wolf,
Needs Foothill Family Service Steve Aallen CEO
Friends of The Crowell Maryann Seduski,
[email protected] (626) 309‐0000
(626) 705‐0637
Advocacy/
Service Public Library Vice ‐President
Greater Los Angeles
Special
Needs
Special
Needs
Special
Needs
Agency on Deafness, Dr. Patricia Hughes, [email protected] Inc. CEO m (626) 394‐6216
(626) 755‐8383
(626) 587‐6711
HomeCare 1
Hope Through George Searcy, peteloeffler@remax
Housing Foundation Executive Director .net
Housing Authority of
the County of Los
Government Angeles
Advocacy/ Chancela Al‐Mansour, superintendent@s (626) 299‐7000 Service Housing Rights Center Executive Director musd.us Ext. 1310 Property
Management ICM Resources, Inc.

Special
Isaac Hung, President
Rebeca Ronquillo,
Interim President
Fred Wong, Board
President
brian.barreto@amw
Needs IDEPSCA ater (626) 614‐2542
(626) 303‐8419
(626) 333‐7204
Special
Needs
[email protected]
Journey House om
Realty/
Lending
K. Kenji Tatsuno,
Kennedy Capital President
Mothers’ Club Family
Learning Center,
Famiies Forward
Learning Center
[email protected]

HECTOR LAFARGA,
JR., Elva D. Sandoval,
Executive Director
Special
Needs
PAGE 494 of 1856

TYPE ORGANIZATION CONTACT EMAILS PHONE
Property calmansour@housi (213) 387‐8400
Management NMN Enterprises
Realty/
Bob Nuccio ngrightscenter.org ext. 1111
Lending One West Bank
Outward Bound
Adventures (OBA,
Inc.)
Arlene Romero
Gabrielle Wood,
Development
Manager
[email protected] (213) 480‐0809
Special
Needs
rhughes@abodeco
mmunities.org
Susan Mandel, James
J. Balla, President &
CEO
Special
Needs
rdelgado@hillsides.

Pacific Clinics org
Realty/
Lending
Realty/
Lending
Special
Needs
Pasadena Service
Federal Credit Union Dina Lopez
Pasadena‐Foothills mmartinez@chapca
Assocation of Realtors re.org (626) 993‐1227
(951) 243‐3837
ext. 231
Patricia Giggans,
Peace Over Violence Executive Director
Realty/
Lending
Realty/
Lending
kmartinet@catholic
PNC Mortgage bigbrothers.org (213) 251‐9800
(626) 577‐8480
Prudential California
Realty Nina Kirkendall,
pasadenapreschool
[email protected]
m
Realty/
Lending
Realty/
Lending
Realty/
Lending
Realty/
Lending
Rate One Financial,
Inc.

RE/MAX Premier
Properties Pete & Lisa Loeffler
Paul Argueta, CEO
Eugene Sun
(626) 564‐1613
(951) 764‐5827
(626) 387‐6899
Real Estate Heaven
mmcbride@sgvhabi
Region 1 Realty tat.org
Rosemary Children's
Services, Victor
Treatment Centers
Rotary Club of San
Marino
Special
Needs Greg Wessels, CEO
Advocacy/
Service
Isaac Hung, Charities contact@journeyho
President useyouth.org (626) 798‐9478
Roycroft Realty/C I
Management,
Compass Real Estate Dave Melford
San Gabriel Valley Dr. Sonja Yates,
Habitat for Humanity Executive Director
Realty/
Lending
elva@FamiliesForw (626‐792‐2687
ardLC.org ext 124
Developer (626) 564‐0844
PAGE 495 of 1856

TYPE ORGANIZATION CONTACT EMAILS PHONE
Marta McBride,
Program Manager
Advocacy/
Service
San Marino Chamber Joanna Jimenez,
of Commerce Sandra Troup,
President
jballa@pacificclinics
.org (626) 254‐5000
(626) 793‐3385
patti@peaceovervio
lence.org
<patti@peaceovervi
olence.org>;
Advocacy/
Service San Marino City Club Andrew Yip
Loren Kleinrock, Dr.

Jeff Wilson,
Superintendent
San Marino Unified
School District
rschwartz@shelterp
Education artnership.org
Special
(213) 688‐2188
(626) 844‐3033
Shelter Partnership, Ruth Schwartz,
Needs Inc. Executive Director
Special Vita Gwinn, Regional Jcoran@unionstatio (626) 240‐4566 Needs Silverado Senior Living Administrator
Simple Registration
nhs.org
Advocacy/
Service
Realty/
Lending
Services Michael Frias
Soma Warna Real
Estate Services Soma Warna
Susan Marasco,
Devon Corlew, Senior
Advocacy/
Service
South Pasadena‐San Branch Executive Kenji@kennedycorp
Marino YMCA .com (626) 440‐9430
Southern California
Edison
Director
Utilities
Special
Needs
Ronald Garcia
Step by Step
Stepping Stones to
Learning
Advocacy/
Service
Special
Needs
Anna & George
Hasbun
The Center for Aging Vatche Kelartinian,
Resources CEO
Special
Needs
Union Station
Homeless Services
Rabbi Marvin Gross,
Jeremy J. Coran,
Executive Assistant to
Chief Programs
Officer/
Interim Program
Manager [email protected]
PAGE 496 of 1856

TYPE ORGANIZATION
W.J. Bradley
Mortgage Captial

CONTACT EMAILS PHONE
Realty/
Lending
Realty/
Lending
Diana Feroyan,
Wells Fargo Bank Branch Manager
TABLE 9: FINAL REVISED COMMUNITY OUTREACH LIST

TYPE ORGANIZATION CONTACT EMAILS TELEPHONE
stephen@ballarchite
cture.com
Architecture Stephen Ball (949) 338-2679
A Community of
Friends
Dora Leong Gallo,
Chief Executive Officer Developer [email protected] (213) 480-0809 (626)568-8300 Realty/
Lending
robert.wongso@bank
ofthewest
Bank of the West Robert Wongso
Brian Barreto,
Southern California
Manager
California American
Water Company
brian.barreto@amw
ater
Utilities (626) 614-2542
Advocacy/
Service
Catholic Big Brothers Kenneth Martinet,
Big Sisters President/CEO
kmartinet@catholic
bigbrothers.org
(213) 251-9800
(626) 993-1227
(626) 796-5190
(626) 705-0637
Margaret B. Martinez, mmartinez@chapcar
CEO
Special Needs CHAP
e.org
Advocacy/
Service
Chinese Club of San
Marino
cssmmanager@gmail.
com
Joanne
Realty/
Lending
Compass Real Estate Dave Melford
East San Gabriel Valley
Advocacy/
Service
Megan Ryan, Office
Manager EAC
Coalition for the
Homeless
[email protected] (626) 333-7204
(626) 457-1333 Realty/
Lending
Anita Wong, Branch
Manager
anita.wong@eastwe
stbank.com
East West Bank
Famiies Forward
Learning Center
Elva D. Sandoval,
Executive Director
elva@FamiliesForwa (626-792-2687
rdLC.org ext 124
Special Needs
PAGE 497 of 1856
Educational Henry E. Huntington Daryl Topalian, Vice
Principal
[email protected] (626) 299-7060
Facility Middle School
(SMUSD)
Gaby Romero, Head of gromero@homecare (909) 599-0555,
Operations assistance.com (626) 609-9194 Special Needs Homecare Assistance Advocacy/
Service
Chancela Al-Mansour, calmansour@housin (213) 387-8400,
Housing Rights Center
ICM Resources, Inc.

Executive Director grightscenter.org ext. 1111
Property
Management
[email protected]
om
Isaac Hung, President (626) 255-8158
Educational K.L Carver Elementary Michael Lin, Principal [email protected] (626) 299-7080 Facility School (SMUSD)
Realty/
Lending
One West Bank Arlene Romero [email protected] (626) 588 3760 James J. Balla, jballa@pacificclinics.

President & CEO
Special Needs Pacific Clinics (626) 254-5000
(626) 793-3385
(626) 587-6711
org
patti@peaceoverviol
ence.org
<patti@peaceovervi
olence.org>;
Patricia Giggans,
Executive Director
Special Needs Peace Over Violence
Realty/
Lending
RE/MAX Premier
Properties
peteloeffler@remax.
net
Pete & Lisa Loeffler
Eugene Sun
Realty/
Lending
Region 1 Realty [email protected] (626) 309-0000
isaac.hung@icmreso
Advocacy/
Service
Rotary Club of San
Marino
Isaac Hung, Charities urces.com, (626) 255-8158,
President info@sanmarinohist (626) 304-9375
oricalsociety.org
Educational Saints Felicitas and Missy O'Neill, Principal missyoneill@laFacility Perpetua School archdiocese.org (626) 796-8223 (626) 387-6899
San Gabriel Valley
Habitat for Humanity
mmcbride@sgvhabit
at.org
Developer
Educational San Marino High
Facility School (SMUSD)
Jason Kurtenbach,
Principal
jkurtenbach@smusd. (626) 299-7020
us
PAGE 498 of 1856
Shelter Partnership,
Inc.

Ruth Schwartz,
Executive Director
rschwartz@shelterp
artnership.org
Special Needs
Special Needs
(213) 688-2188
(626) 812-9777
(626) 394-6216
Silverado Senior
Living
Vita Gwinn, Regional avgwinn@silverdaos
Administrator enior.com
Realty/
Lending
Soma Warna Real
Estate Services
[email protected]
m
Soma Warna
Devon Corlew, Senior
Branch Executive
Director
Advocacy/
Service
South Pasadena-San
Marino YMCA
devoncorlew@ymca
LA.org
(626) 799-9119
(626) 303-8419 Southern California
Edison
[email protected]
om
Utilities Ronald Garcia
Educational Southwestern Robin Jarchow, Head rjarchow@southwes (626) 799-5010 Facility Academy of School ternacademy.edu
Advocacy/
Service
Stepping Stones to
Learning
Anna & George
Hasbun
email@steppingston
es.net
(626) 449-5986
Jeremy J. Coran,
Executive Asst
Interim Program
Manager
Union Station
Homeless Services
Jcoran@unionstatio
nhs.org
Special Needs (626) 240-4566
Educational W.L.Valentine Alana Faure, Principal [email protected] (626) 299-7090 Facility Elementary School
(SMUSD)
Realty/
Lending
Diana Feroyan, Branch diana.feroyan@wells
Wells Fargo Bank (626) 795-3567
Manager fargo.com
PAGE 499 of 1856
ATTACHMENT B‐1: COMMUNITY SURVEY RESULTS
One part of the community outreach and engagement plan included the distribution of community opinion surveys about housing needs and opportunities in San Marino. These surveys were designed to that they could be accessed and completed via cell phone in order to ensure equal access to households without internet connections. The surveys were conducted in the City’s three dominant languages (Chinese, English, and Spanish) to ensure that all residents had an opportunity to participate in the language that they felt most comfortable with. Multiple digital and social media platforms were used to facilitate the public input. Fill-in responses to questions are listed above, in Table 1: Public Comments and Incorporation into Housing Element. The remaining results of the community opinion surveys (all languages compiled) are presented here.

Q1 Answer Choice Responses:

Need housing choices in lower price range
Need more housing for seniors
Need lower‐cost rental housing
Need homes that are affordable to first‐time homebuyers San Marino needs housing for people who work here
All of San Marino’s housing needs are being met
Other (please specify)

39.02% 32

10.98% 9

20.73%

39.02%

15.85%

37.80%

12.20%
17 32
13 31
10 PAGE 500 of 1856
Q2 Answer Choice Responses:

Housing priced so that my children can afford to live here Businesses will need housing affordable to their workers Housing will need to be priced to attract new families to San Marino Older homes will be deteriorating and in need of repair Our aging population will need accessible, well‐designed housing options Other (please specify)

42.35% 36

17.65% 15

49.41% 42

64.71% 55

34.12% 29

8.24% 7
PAGE 501 of 1856
Q3 Answer Choice Responses:

Disagree Neutral/ Agree
No
Opinion
It is important to preserve San Marino’s historic architecture 10.47% 9 23.26%
20 66.28%
57 There are no entry‐level homes to purchase in San Marino Rental 25.88% 40.00% 34 34.12%
prices in San Marino are too high 22 29
Some of the older homes in San Marino need rehabilitation 5.81% 5 22.09%
19 72.09%
62 My children can’t afford to live here in San Marino
There are not enough housing options in San Marino
Some seniors need assistance to remain in their homes
San Marino should allow some apartments to be built
It is important to preserve San Marino’s neighborhoods
My housing costs have increased in the last 5 years

10.47%
9 24.42%
21 8.14%
7 63.95%
55 3.49%
3 15.29%
13 31.40%
27 29.07%
25 30.23%
26 11.63%
10 13.95%
12 22.35%
19 58.14%
50 46.51%
40 61.63%
53 24.42%
21 82.56%
71 62.35%
53 People who work in San Marino can’t afford to live here 7.06% 32.94% 60.00% PAGE 502 of 1856
Disagree Neutral/ Agree
No
Opinion
6 28 51
There should not be any apartments in San Marino unless they look like our existing houses

39.29%
33 14.29%
12 46.43%
39 San Marino needs more housing options for all income levels 53.49% 46 16.28%
14 30.23%
26 Q4 Answer Choice Responses:
1 2 3 4 5
Accessory dwelling units (second units/granny
units/junior units)

29.41% 39.71% 16.18% 7.35% 7.35%
20 27 11 5 5
Smaller single‐family dwellings/cottages 4.62%
3 5.63%
4 3.08%
2 9.86%
7 13.85% 18.46% 60.00%
12 39

35.21% 26.76% 22.54%
25 19 16
9 Group or dormitory housing on school
campuses or public facility properties
Alternative housing types like tiny homes, 15.19% 17.72% 21.52% 27.85% 17.72% work/live spaces, and intentional communities 12
Independent senior housing 29.41% 39.71% 16.18% 7.35%
20 27 11
14 17 22 14

7.35%
5 5
PAGE 503 of 1856
PAGE 504 of 1856
APPENDIX C: CITY OF SAN MARINO INSIGHT MARKET
ANALYTICS, 2019.

PAGE 505 of 1856

CITY OF SAN MARINO, CA
Submitted by:

ECONSolutions by HdL
120 S. State College Blvd., Suite 200
Brea, CA 92821
www.hdlcompanies.com
Contact:

Barry Foster
714-879-5000
PAGE 506 of 1856 [email protected]
PAGE 507 of 1856
Consumer Demographic Profile
Site: Huntington Dr and San Marino Ave
Address:

Date Report Created:

Huntington Dr and San Marino Ave | San Marino CA
10/31/2019
10 Min Drive
#
15 Min Drive
#
20 Min Drive
% % # %
Market Stats
Population 630,923 Pop Growth (%) HH Growth (%)
654,639

3.8%
218,997
227,608

3.9%
---
---
---
---
---
---
1,363,302
1,414,151

3.7%
434,460
451,203

3.9%
---
---
---
---
---
---
2,511,263
2,628,385

4.7%
805,304
848,348

5.3%
---
---
---
---
---
---
5 Year Projected Pop
Pop Growth (%)
Households 5.0%

4.0%

3.0%

2.0%

1.0%

6.0%

5.0%

4.0%

3.0%

2.0%

1.0%

0.0%
5 Year Projected HHs
HH Growth (%)
Census Stats
2000 Population
2010 Population
Pop Growth (%)
2000 Households
2010 Households
HH Growth (%)
612,874
619,913

1.1%
208,850
214,822

2.9%
---
---
---
---
---
---
1,343,967
1,340,863
-0.2%
416,528
426,675

2.4%
---
---
---
---
---
---
2,452,443
2,440,150
-0.5%
751,609
776,066

3.3%
---
---
---
---
--- 0.0%
---
Total Population by Age
Average Age
19 yrs & under
20 to 24 yrs
Population by Age Group 40.8 39.5 38.7
137,843 21.8%
53,162

8.4%
313,239 23.0%
125,028

9.2%
179,075 13.1%
180,962 13.3%
182,034 13.4%
170,561 12.5%
124,660
62,562
25,181
583,629 23.2%
236,303

9.4%
345,339 13.8%
354,635 14.1%
335,903 13.4%
298,829 11.9%
210,081
105,059
41,485

16.0%

14.0%

12.0%

10.0%

8.0%
25 to 34 yrs 76,439 12.1%
83,738 13.3%
86,835 13.8%
85,693 13.6%
63,037 10.0%
35 to 44 yrs
45 to 54 yrs
55 to 64 yrs
65 to 74 yrs 9.1%

4.6%

1.8%

8.4%

4.2%

1.7%
75 to 84 yrs 31,355
12,822

5.0%
85 + yrs 2.0%

6.0% Population Bases
20-34 yrs
45-64 yrs
16 yrs +
25 yrs +
65 yrs +
129,601 20.5%
172,528 27.3%
505,859 80.2%
439,918 69.7%
107,213 17.0%
304,103 22.3%
352,595 25.9%
1,081,338 79.3%
925,035 67.9%
212,403 15.6%
581,642 23.2%
634,732 25.3%
1,985,254 79.1%
1,691,331 67.3%
356,625 14.2%

4.0%

2.0%

0.0%
20 to 25 to 35 to 45 to 55 to 65 to 75 to 75 yrs +
85 yrs +
44,177
12,822

7.0%

2.0%
87,743
25,181

6.4%

1.8%
146,544
41,485

5.8%

1.7% 24 yrs 34 yrs 44 yrs 54 yrs 64 yrs 74 yrs 84 yrs
©SDS, a division of x-span results, inc. Demographic data by PopStats.

All rights reserved. Page 1 of 4
PAGE 508 of 1856
Consumer Demographic Profile
Site: Huntington Dr and San Marino Ave
Address:

Date Report Created:

Huntington Dr and San Marino Ave | San Marino CA
10/31/2019
10 Min Drive
#
15 Min Drive
#
20 Min Drive
% % # %
Population by Race
White 138,489 22.0% Ethnic Breakdown
211,602 33.5%
249,817 18.3%
678,509 49.8%
471,623 18.8%
Hispanic 1,391,442 55.4%
Black 21,207
244,670 38.8%

3.4% 39,367
368,507 27.0%

2.9% 78,153
520,979 20.7%

3.1% White
Hispanic
Black
Asian
Ancestry Asian
American Indian (ancestry)
Hawaiin (ancestry)
956
413

0.2%

0.1%
2,116
847

0.2%

0.1%
4,339
1,747

0.2%

0.1%

0.0% 10.0% 20.0% 30.0% 40.0% 50.0% 60.0%
Household Income Levels - %
Household Income
Per Capita Income
Average HH Income
Median HH Income
Less than $25K
$25K to $34.9K
$35K to $49.9K
$50K to $74.9K
$75K to $99.9K
$100K to $149.9K
$150K to $199.9K
$200K +

30.0%

20.0%

10.0%

0.0%
$34,548
$99,530
$69,809
41,584 19.0%
16,786

7.7%
23,503 10.7%
34,172 15.6%
26,501 12.1%
35,582 16.2%
19,503
21,366
---
---
---
$28,611
$89,779
$61,995
91,219 21.0%
37,599

8.7%
52,141 12.0%
71,857 16.5%
51,314 11.8%
63,316 14.6%
33,325
33,689
---
---
---
$26,623
$83,022
$57,012
183,999 22.8%
76,401

9.5%
103,532 12.9%
132,094 16.4%
92,456 11.5%
109,998 13.7%
53,748
53,076
---
---
---
Less
than
$25K
$25K
to
$35K
to
$50K
to
$75K
to
$100K $150K
to to
$34.9K $49.9K $74.9K $99.9K $149.9K $199.9K

8.9%

9.8%

7.7%

7.8%

6.7%

6.6% Education
Education 439,918
49,929 11.3%
30,082

6.8%
86,071 19.6%
68,525 15.6%
32,931
105,695 24.0%
42,961

9.8%
925,035
148,086 16.0%
87,682

9.5%
191,555 20.7%
148,211 16.0%
62,829
182,599 19.7%
68,587

7.4%
1,691,331 30.0%
Less than 9th Grade 20.0%
Some HS, No Diploma
HS Grad (or Equivalent)
Some College, No Degree
Associate Degree
292,514 17.3%
178,253 10.5%
363,381 21.5%
271,415 16.0%
108,644
314,918 18.6%
107,050

6.3%

10.0%

0.0%
HS Grad
(or
Equivalent) Degree
Some
College, No Degree
Associate Bachelor
Degree Graduates

7.5% 6.8% 6.4% Degree
Bachelor Degree
Graduates Degree
©SDS, a division of x-span results, inc. Demographic data by PopStats.

All rights reserved. Page 2 of 4
PAGE 509 of 1856
Consumer Demographic Profile
Site: Huntington Dr and San Marino Ave
Address:

Date Report Created:

Huntington Dr and San Marino Ave | San Marino CA
10/31/2019
10 Min Drive 15 Min Drive 20 Min Drive
# % # % # %
Family Structure
Single - Male
151,998
9,402
314,847
22,213
553,395

6.2% 7.1% 40,524 7.3% Household Size
Single - Female 19,864 13.1% 41,931 13.3% 74,171 13.4%
21,894

4.0%
55,529 10.0%
155,591 28.1%
205,686 37.2%
Single Parent - Male
Single Parent - Female
Married w/ Children
Married w/out Children
4,585 3.0% 11,324
28,304

3.6%

35.0%

30.0%

25.0%

20.0%

15.0%

10.0%

5.0%
11,229 7.4% 9.0%
45,030 29.6%
61,887 40.7%
89,473 28.4%
121,602 38.6%
Household Size
1 Person 52,008 23.7%
61,325 28.0%
39,430 18.0%
58,514 26.7%
91,024 21.0%
112,301 25.8%
76,336 17.6%
131,347 30.2%
189,630 23.5%
200,083 24.8%
133,285 16.6%
237,756 29.5%
2 People
3 People
4 to 6 People 0.0%
7+ People 1 Person 2 People 3 People 4 to 6 7,720 3.5% 23,452 5.4% 44,550 5.5% People
Home Ownership
Owners
218,997 434,460 805,304
107,551 49.1%
111,446 50.9%
207,316 47.7%
227,144 52.3%
332,418 41.3%
Renters 472,886 58.7% Civilian Employment
Components of Change
Employed Unemployed Births 6,843
5,173
-712 -0.1%

1.1%

0.8%
15,853
10,399
-2,420 -0.2%

1.2%

0.8%
29,750
17,709
-2,174 -0.1%

1.2%
Deaths 0.7%
Migration

64.0%

63.0%

62.0%

61.0%

60.0%

59.0%

58.0%

57.0%
Employment (Pop 16+)
Armed Services
Civilian
505,859
138
317,067 62.7%
304,379 60.2%
12,688
188,654 37.3%
1,081,338
271
675,166 62.4%
643,131 59.5%
32,035
405,901 37.5%
1,985,254
517
1,257,598 63.3%
1,194,571 60.2%
63,027
727,139 36.6%

0.0% 0.0% 0.0%
Employed
Unemployed 2.5% 3.0% 3.2%
Not in Labor Force
Employed Population
White Collar
304,379 643,131 1,194,571
209,970 69.0%
94,409 31.0%
398,253 61.9%
244,878 38.1%
700,276 58.6%
494,295 41.4%
10 Min Drive 15 Min Drive 20 Min Drive
Blue Collar
©SDS, a division of x-span results, inc. Demographic data by PopStats.

All rights reserved. Page 3 of 4
PAGE 510 of 1856
Consumer Demographic Profile
Site: Huntington Dr and San Marino Ave
Address:

Date Report Created:

Huntington Dr and San Marino Ave | San Marino CA
10/31/2019
10 Min Drive 15 Min Drive 20 Min Drive
# % # % # %
Employment By Occupation
White Collar
304,379 643,131 1,194,571
209,970 69.0%
52,103 17.1%
78,007 25.6%
5,772
32,600 10.7%
41,487 13.6%
398,253 61.9%
89,245 13.9%
141,065 21.9%
13,288
66,969 10.4%
87,686 13.6%
700,276 58.6%
148,781 12.5%
243,692 20.4%
23,807
126,679 10.6%
157,317 13.2%
Industry Breakdown
Managerial executive
Prof specialty

15.0%

10.0%

5.0%
Healthcare support
Sales

1.9% 2.1% 2.0%
Office Admin
Blue Collar 94,409 31.0% 244,878 38.1% 494,295 41.4%
Protective 4,708
19,277
9,715
16,551
533

1.5%

6.3%

3.2%

5.4%

0.2%

5.6%

8.7%
10,707
40,100
25,736
35,229
2,065

1.7%

6.2%

4.0%

5.5%

0.3%

7.3%
19,562
79,308
57,796
63,737
4,767

1.6%

6.6%

4.8%

5.3%

0.4%

7.7%

0.0%
Food Prep Serving
Bldg Maint/Cleaning
Personal Care
Farming/Fishing/Forestry
Construction 17,065
26,561
47,166
83,875 13.0%
92,372
Production Transp 176,753 14.8%
Industry Breakdown Cont.

Employment By Industry
Agri Mining Const
Manufacturing
304,379
15,397
23,306
14,276
10,557
643,131 1,194,571
78,586
127,249 10.7%
63,454
43,837
178,945 15.0%
65,861
83,118
560
57,469
241,957 20.3%
139,424 11.7%

30.0%

20.0%

10.0%

0.0%

5.1%

7.7%

4.7%

3.5%
40,110
61,811
34,017
21,544

6.2%

9.6%

5.3%

3.3%

6.6%
Transportation 5.3%
Information 3.7%
Wholesale Retail
Fin Insur Real Estate
Professional Services
Management Services
Admin Waste Services
Educational services
Entertain services
Other Prof services
Public admin
41,045 13.5% 94,107 14.6%
22,635
28,263
182
12,083
72,252 23.7%
34,327 11.3%

7.4%

9.3%

0.1%

4.0%
38,642
47,980
314
28,205
142,305 22.1%
71,506 11.1%

6.0%

7.5%

0.0%

4.4%

5.5%

7.0%

0.0%

4.8%
18,090
11,966

5.9%

3.9%
39,480
23,110

6.1%

3.6%
77,346
36,765

6.5%

3.1%
©SDS, a division of x-span results, inc. Demographic data by PopStats.

All rights reserved. Page 4 of 4
PAGE 511 of 1856
Household Segmentation Profile
Site:

Address:

Date:

Huntington Dr and San Marino Ave
Huntington Dr and San Marino Ave | San Marino CA
10/31/2019
Trade Area 1: Trade Area 2: Trade Area 3:
10 Min Drive 15 Min Drive 20 Min Drive
Household Lifestage Group Comparison

0.0% 2.0% 4.0% 6.0% 8.0% 10.0% 12.0% 14.0%
(01Y) Starting Out
(02Y) Taking Hold
(03X) Settling Down
(04X) Social Connectors
(05X) Busy Households
(06X) Working & Studying
(07X) Career Oriented
(08X) Large Households
(09B) Comfortable Independence
(10B) Rural-Metro Mix
(11B) Affluent Households
(12B) Comfortable Households
(13B) Working Households
(14B) Diverging Paths
(15M) Top Wealth
(16M) Living Well
(17M) Bargain Hunters
(18M) Thrifty and Active
(19M) Solid Prestige
(20S) Community Minded
(21S) Leisure Seekers
Trade Area 1: Trade Area 2: Trade Area 3:
10 Min Drive 15 Min Drive 20 Min Drive
Total Households 217,016 100% 428,847 100% 788,502 100% Rank * Cluster
33- Urban Diversity
09- Busy Schedules
Lifestage Group
(14B) Diverging Paths
(19M) Solid Prestige
Households
16,261
12,039
11,699
11,522
10,472
9,605
% Households
27,308
% Households
53,275
%
1 2
3 4
5 6
7 8

7.5%

5.5%

5.4%

5.3%

4.8%

4.4%

4.3%

4.1%

3.8%

3.7%

6.4%

4.6%

6.0%

4.0%

3.7%

3.4%

4.0%

3.6%

2.9%

4.6%

6.8%

3.6%

5.8%

3.1%

2.8%

2.5%

3.6%

2.8%

2.3%

4.6%
19,940
25,822
17,070
15,713
14,477
17,178
15,243
12,623
28,032
45,560
24,101
21,715
19,998
28,611
21,696
17,992
36- Persistent & Productive (20S) Community Minded
02- Established Elite
04- Top Professionals
01- Summit Estates
13- Work & Play
(15M) Top Wealth
(11B) Affluent Households
(11B) Affluent Households
(12B) Comfortable Households
(19M) Solid Prestige
9,330
8,918
8,155
8,011
08- Solid Surroundings
9 10
03- Corporate Connected (15M) Top Wealth
53- Metro Strivers (10B) Rural-Metro Mix 19,881 36,086
* Rank is based on Trade Area 1 cluster size
Uses the Personicx household segmentation system. More information about each cluster and lifestage group is available by clicking on the respective category. Page 1 of 3 PAGE 512 of 1856
Household Segmentation Profile
Market:

Date:

Huntington Dr and San Marino Ave | San Marino CA
10/31/2019
TOTAL HOUSEHOLDS 217,016 100% 428,847 100% 788,502 100% Lifestage Group Cluster Name 10 Min Drive 15 Min Drive 20 Min Drive (01Y) Starting Out 6,270 2.9% 16,688 3.9% 30,270 3.8%
39- Setting Goals 1,493
1,639
1,801
0 0.7%

0.8%

0.8%

0.0%

0.6%
5,085
3,450
3,985
3 1.2%

0.8%

0.9%

0.0%

1.0%
9,172
5,986
7,772
16 1.2%

0.8%

1.0%

0.0%

0.9%
45- Offices & Entertainment
57- Collegiate Crowd
58- Outdoor Fervor
67- First Steps 1,338 4,165 7,324
(02Y) Taking Hold 8,170
346
1,542
5,897
385

3.8%

0.2%

0.7%

2.7%

0.2%
14,065
651

3.3%

0.2%

0.7%

2.2%

0.2%
26,481
1,048
5,248
18,633
1,552

3.4%

0.1%

0.7%

2.4%

0.2%
18- Climbing the Ladder
21- Children First
24- Career Building
30- Out & About
3,165
9,392
857
(03X) Settling Down 1,312 0.6%

0.0%

0.0%

0.6%
3,566
6 18
3,542

0.8%

0.0%

0.0%

0.8%
5,828
10 73
5,745

0.7%

0.0%

0.0%

0.7%
34- Outward Bound
41- Rural Adventure
46- Rural & Active
0 1
1,311
(04X) Social Connectors 9,452
1,348
4,135
3,970

4.4%

0.6%

1.9%

1.8%
19,240
3,151

4.5%

0.7%

1.9%

1.9%
33,096
5,357
13,175
14,564

4.2%

0.7%

1.7%

1.8%
42- Creative Variety
52- Stylish & Striving
59- Mobile Mixers
7,948
8,141
(05X) Busy Households 5,622
2,146
3,476

2.6%

1.0%

1.6%
15,896
5,628
10,268

3.7%

1.3%

2.4%
33,331
9,712
23,619

4.2%

1.2%

3.0%
37- Firm Foundations
62- Movies & Sports
(06X) Working & Studying 8,405
5,446
551

3.9%

2.5%

0.3%

1.1%
20,566
12,620
1,708

4.8%

2.9%

0.4%

1.5%
71,594
57,250
3,048

9.1%

7.3%

0.4%

1.4%
61- City Life
69- Productive Havens
70- Favorably Frugal 2,408 6,238 11,296
(07X) Career Oriented 8,911
2,172
1,022
434

4.1%

1.0%

0.5%

0.2%

2.4%
15,416
3,630
1,817
949

3.6%

0.8%

0.4%

0.2%

2.1%
25,527
6,193
2,828
1,632
14,874

3.2%

0.8%

0.4%

0.2%

1.9%
06- Casual Comfort
10- Careers & Travel
20- Carving Out Time
26- Getting Established 5,282 9,020
(08X) Large Households 3,850
836
1,223
29 1.8%

0.4%

0.6%

0.0%

0.8%
7,315
1,468
2,274
46 1.7%

0.3%

0.5%

0.0%

0.8%
13,137
2,684
3,989
130

1.7%

0.3%

0.5%

0.0%

0.8%
11- Schools & Shopping
12- On the Go
19- Country Comfort
27- Tenured Proprietors 1,762 3,527 6,334
(09B) Comfortable Independence 3,927
2,202
883

1.8%

1.0%

0.4%

0.4%
7,040
3,076
1,984
1,980

1.6%

0.7%

0.5%

0.5%
19,840
13,667
3,080

2.5%

1.7%

0.4%

0.4%
29- City Mixers
35- Working & Active
56- Metro Active 842 3,093
(10B) Rural-Metro Mix 8,015
1 8,011
3 3.7%

0.0%

3.7%

0.0%
19,928
32 19,881
15 4.6%

0.0%

4.6%

0.0%
36,163
43 36,086
34 4.6%

0.0%

4.6%

0.0%
47- Rural Parents
53- Metro Strivers
60- Rural & Mobile
Uses the Personicx household life stage segmentation system. More information about each cluster and lifestage group is available by clicking on the respective category. Page 2 of 3 PAGE 513 of 1856
Household Segmentation Profile
Market:

Date:

Huntington Dr and San Marino Ave | San Marino CA
10/31/2019
TOTAL HOUSEHOLDS 217,016 100% 428,847 100% 788,502 100% Lifestage Group Cluster Name 10 Min Drive 15 Min Drive 20 Min Drive (11B) Affluent Households 22,104 10.2% 33,699
14,477
15,713
3,509

7.9%

3.4%

3.7%

0.8%
47,617
19,998
21,715
5,904

6.0%

2.5%

2.8%

0.7%
01- Summit Estates
04- Top Professionals
07- Active Lifestyles
9,605
10,472
2,027

4.4%

4.8%

0.9%
(12B) Comfortable Households 17,316
9,330

8.0%

4.3%
33,274
17,178

7.8%

4.0%
56,988
28,611

7.2%
13- Work & Play 3.6%
17- Firmly Established 7,986 3.7% 16,096 3.8% 28,377 3.6% (13B) Working Households 5,336
5,336
0 2.5%

2.5%

0.0%
14,522
14,515
7 3.4%

3.4%

0.0%
26,209
26,197
12 3.3%

3.3%

0.0%
38- Occupational Mix
48- Farm & Home
(14B) Diverging Paths 20,241
1 9.3%

0.0%

0.2%

0.6%

1.1%

7.5%
35,411
9 8.3%

0.0%

0.2%

0.6%

1.1%

6.4%
70,605
13 1,594
4,083
11,640
53,275

9.0%

0.0%

0.2%

0.5%

1.5%

6.8%
16- Country Enthusiasts
22- Comfortable Cornerstones
31- Mid-Americana
32- Metro Mix
33- Urban Diversity
373 889
1,194
2,412
16,261
2,679
4,526
27,308
(15M) Top Wealth
(16M) Living Well
19,677
11,522
8,155

9.1%

5.3%

3.8%
29,693
17,070
12,623

6.9%

4.0%

2.9%
42,093
24,101
17,992

5.3%

3.1%

2.3%
02- Established Elite
03- Corporate Connected
2,843
2,367
0 1.3%

1.1%

0.0%

0.2%
5,816
4,587
5 1.4%

1.1%

0.0%

0.3%
9,690
7,392
8 1.2%

0.9%

0.0%

0.3%
14- Career Centered
15- Country Ways
23- Good Neighbors 476 1,224 2,290
(17M)Bargain Hunters 12,895
1,592
1,910
1,601
6,778
1,014

5.9%

0.7%

0.9%

0.7%

3.1%

0.5%
31,583
3,482
4,305
4,228
16,830
2,738

7.4%

0.8%

1.0%

1.0%

3.9%

0.6%
65,820
5,493
6,792
6,737
41,369
5,429

8.3%

0.7%

0.9%

0.9%

5.2%

0.7%
43- Work & Causes
44- Open Houses
55- Community Life
63- Staying Home
68- Staying Healthy
(18M) Thrifty & Active 1
0 1
0 0.0%

0.0%

0.0%

0.0%
20 3
9 0.0%

0.0%

0.0%

0.0%
28 5
13 10

0.0%

0.0%

0.0%

0.0%
40- Great Outdoors
50- Rural Community
54- Work & Outdoors 8
(19M) Solid Prestige 25,605 11.8% 42,731 10.0% 60,861
11,133
21,696
28,032

7.7%

1.4%

2.8%

3.6%
05- Active & Involved
08- Solid Surroundings
09- Busy Schedules
4,647
8,918

2.1%

4.1%

5.5%
7,548
15,243
19,940

1.8%

3.6%
12,039 4.6%
(20S) Community Minded 15,982
1,610
2,672
11,699

7.4%

0.7%

1.2%

5.4%
34,632
3,673
5,137
25,822

8.1%

0.9%

1.2%

6.0%
59,873
5,989
8,324
45,560

7.6%

0.8%

1.1%

5.8%
25- Clubs & Causes
28- Community Pillars
36- Persistent & Productive
(21S) Leisure Seekers 11,082
2,383
1,858
1,735
1,919
3,188

5.1%

1.1%

0.9%

0.8%

0.9%

1.5%
27,746
5,590
4,611
4,234
4,909
8,402

6.5%

1.3%

1.1%

1.0%

1.1%

2.0%
53,451
9,848
7,517
7,862
8,044
20,180

6.8%

1.2%

1.0%

1.0%

1.0%

2.6%
49- Home & Garden
51- Role Models
64- Practical & Careful
65- Hobbies & Shopping
66- Helping Hands
Uses the Personicx household life stage segmentation system. More information about each cluster and lifestage group is available by clicking on the respective category. Page 3 of 3 PAGE 514 of 1856
Employment Profile
Site: Huntington Dr and San Marino Ave
Address: Huntington Dr and San Marino Ave | San Marino CA Date Report Created: 10/31/2019
10 Min Drive 15 Min Drive 20 Min Drive
Daytime Population
Student Population
Median Employee Salary
Average Employee Salary
675,920
171,854
50,826
59,201
1,421,489
396,726
50,213
2,886,878
794,659
48,590
58,002 56,981
Wages # # #
Salary/Wage per Employee per Annum
Under $15,000 CrYr
15,000 to 30,000 CrYr
30,000 to 45,000 CrYr
45,000 to 60,000 CrYr
60,000 to 75,000 CrYr
75,000 to 90,000 CrYr
90,000 to 100,000 CrYr
Over 100,000 CrYr
5,572
35,622
69,682
52,530
32,342
27,063
7,763

2.1%

13.3%

26.0%

19.6%

12.1%

10.1%

2.9%
12,626
67,964
138,477
98,505
63,218
53,396
13,708
65,669

2.5%

13.2%

27.0%

19.2%

12.3%

10.4%

2.7%
34,520
164,780
317,179
218,952
138,673
112,942
30,039

3.0%

14.2%

27.3%

18.9%

12.0%

9.7%

2.6%
37,404 14.0% 12.8% 142,625 12.3%
Industry Groups
Employee's by Industry

30.0%

25.0%

20.0%

15.0%

10.0%

5.0%

0.0%
Establishments Employee's Establishments Employee's Establishments Employee's # % # % # % # % # % # %
Total 20,133
1,228
587
37 458
718
602
1,394
4,567 22.7%
397
17 596
5 2,478 12.3%
682 3.4%
2,459 12.2%
100%

6.1%

2.9%

0.2%

2.3%

3.6%

3.0%

6.9%
267,978
20,444
9,727
211
8,420
7,247
19,799
15,525
67,213 25.1%
8,333
564
13,171
55 22,482
4,368
100%

7.6%

3.6%

0.1%

3.1%

2.7%

7.4%

5.8%
35,281
2,205
970
84 760
1,436
1,059
2,023
7,202 20.4%
671
24 1,553
9 3,545 10.0%
1,111 3.1%
5,087 14.4%
100%

6.2%

2.7%

0.2%

2.2%

4.1%

3.0%

5.7%
513,563
36,858
16,634
574
15,124
17,223
41,933
22,673
112,322 21.9%
14,069
954
39,313
123
36,946
7,578
100%

7.2%

3.2%

0.1%

2.9%

3.4%

8.2%

4.4%
73,160
4,452
1,918
145
1,501
2,657
1,809
3,693
12,584 17.2%
1,446
66 4,135
25 7,864 10.7%
2,372 3.2%
12,427 17.0%
100% 1,159,710 100%

7.0%

3.7%

0.1%

3.2%

3.0%

6.4%

4.0%
Accomodation & Food Services
Administration & Support Services
Agriculure, Forestry, Fishing, Hunting
Arts, Entertainment, & Recreation
Construction
Educational Services
Finance & Insurance
Health Care & Social Assistance
Information
Management of Companies & Enterprises
Manufacturing
Mining
Professional, Scientific, & Technical Services
Real Estate, Rental, Leasing
Retail Trade

6.1%

2.6%

0.2%

2.1%

3.6%

2.5%

5.0%
81,630
42,953
1,125
36,847
35,000
74,540
46,554
206,649 17.8%

2.0%

0.1%

3.0%

0.0%

3.1%

0.2%

4.9%

0.0%

8.4%

1.6%

1.9%

0.1%

4.4%

0.0%

2.7%

0.2%

7.7%

0.0%

7.2%

1.5%

2.0%

0.1%

5.7%

0.0%
32,748
3,792
128,409 11.1%
383
101,370
19,389

2.8%

0.3%

0.0%

8.7%

1.7%
32,444 12.1% 68,960 13.4% 165,618 14.3%
Transportation & Storage
Utilities
Wholesale Trade
141
23 370

0.7%

0.1%

1.8%
3,055
1,576
2,559

1.1%

0.6%

1.0%
362
58 999

1.0%

0.2%

2.8%
8,144
3,094
7,456

1.6%

0.6%

1.5%
887
94 3,335

1.2%

0.1%

4.6%
21,658
5,435
29,141

1.9%

0.5%

2.5%
Other Services 3,373 16.8% 30,783 11.5% 6,123 17.4% 63,585 12.4% 11,750 16.1% 126,469 10.9% ©SDS, a division of x-span results, inc. Data by STI. All rights reserved. Page 1 of 2 PAGE 515 of 1856
Employment Profile
Site: Huntington Dr and San Marino Ave
Address: Huntington Dr and San Marino Ave | San Marino CA Date Report Created: 10/31/2019
10 Min Drive 15 Min Drive 20 Min Drive
Occupations # of Employee's # of Employee's # of Employee's White Collar 158,842
4,102
11,206
5,096
15,948
5,254
22,573
10,573
3,287

59.3%

1.5%

4.2%

1.9%

6.0%

2.0%

8.4%

3.9%

1.2%

1.0%

6.0%

19.3%
288,020
7,556
19,655
9,003
34,616
9,724
38,906
17,559
4,224

56.1%

1.5%

3.8%

1.8%

6.7%

1.9%

7.6%

3.4%

0.8%

0.9%

5.9%

18.2%
618,443
17,035
36,060
19,581
63,945
24,140
73,071
32,877
20,606
9,566

53.3%

1.5%

3.1%

1.7%

5.5%

2.1%

6.3%

2.8%

1.8%

0.8%

5.7%

18.5%
Architecture & Engineering
Community & Social Science
Computer/Mathematical Science
Education, Training, & Library
Entertainment & Media
Healthcare Practitioners
Healthcare Support
Legal
Life, Physical, & Social Science
Management
Office & Administrative Support
2,552
16,209
51,779
4,825
30,210
93,409
66,465
214,526
Blue Collar
Building & Grounds Cleaning & Maintenance
Construction
Farming, Fishing, & Forestry
Food Service
Installation & Maintenance
Personal Care & Service
Production
107,634
8,602
6,308
204
20,502
8,478
8,794
11,046
4,227
28,341
11,132

40.2%

3.2%

2.4%

0.1%

7.7%

3.2%

3.3%

4.1%

1.6%

10.6%

4.2%
222,732
16,571
14,739
394
37,646
17,908
15,622
28,999
7,937

43.4%

3.2%

2.9%

0.1%

7.3%

3.5%

3.0%

5.6%

1.5%

11.2%

5.0%
535,149
35,790
30,979
1,027
80,321
39,012
30,393
91,251
18,093
143,676
64,607

46.1%

3.1%

2.7%

0.1%

6.9%

3.4%

2.6%

7.9%

1.6%

12.4%

5.6%
Protective Service
Sales & Related
Transportation & Material Moving
57,489
25,427
Military Services 1,502 0.6% 2,811 0.5% 6,118 0.5%
Employee's by Occupation

20.0%

18.0%

16.0%

14.0%

12.0%

10.0%

8.0%

6.0%

4.0%

2.0%

0.0%
Employee Totals and History
Current
2019 Q1
2018 Q4
2018 Q3
2018 Q2
2018 Q1
2017 Q4
2017 Q3
# # #
267,978
273,170
271,509
259,992
271,720
279,747
282,433
268,937
279,974
513,563
523,750
520,859
493,093
518,371
534,740
539,522
508,982
534,982
1,159,710
1,182,247
1,176,923
1,127,534
1,174,283
1,212,312
1,221,346
1,165,196
2017 Q2 1,206,977
©SDS, a division of x-span results, inc. Data by STI. All rights reserved. Page 2 of 2 PAGE 516 of 1856
Consumer Demand & Market Supply Assessment
Site:

Address:

Date Report Created:

Huntington Dr and San Marino Ave
Huntington Dr and San Marino Ave | San Marino CA
10/31/2019
10 Min Drive 15 Min Drive 20 Min Drive
Demographics
Population 630,923
654,639
623,289
7,634
218,997
227,608
20,133
1,363,302
1,414,151
1,347,631
15,671
434,460
451,203
35,281
2,511,263
2,628,385
2,463,669
47,594
805,304
848,348
73,160
5-Year Population estimate
Population Households
Group Quarters Population
Households
5-Year Households estimate
WorkPlace Establishments
Workplace Employees
Median Household Income
267,978
$69,809
513,563
$61,995
1,159,710
$57,012
Consumer
Demand
Market
Supply
Opportunity
Gap/Surplus
($101,801,223)
($45,101,079)
($47,546,706)
($274,324,781)
($72,385,515)
($476,540,656)
($48,529,896)
($15,503,453)
($11,530,307)
($12,121,174)
($21,004,844)
($42,947,561)
($233,339,237)
($3,828,793)
($1,246,526)
$9,926,217
Consumer
Demand
Market
Supply
Opportunity
Gap/Surplus
($197,243,227)
($85,550,654)
($58,992,661)
($154,462,639)
($67,960,940)
($853,990,238)
($103,112,299)
($12,297,551)
($27,201,687)
$7,326,302
($33,909,740)
($92,253,790)
($1,465,247,080)
($20,843,009)
($32,516,646)
($21,813,517)
($27,457,574)
$1,952,389
$260,918,655
$231,330,074
($113,566,156)
$22,919,048
$28,690,834
$73,554,551
($8,920,018)
$7,017,853
$79,056,660
$10,623,370
$35,680,795
$973,207,603
$20,183,102
107
Consumer
Demand
Market
Supply
Opportunity
Gap/Surplus
($130,401,452)
($139,702,769)
($37,974,353)
($216,146,758)
($95,625,566)
($462,284,187)
($115,328,299)
$271,262,340
$27,374,810
$111,387,020
($88,310,480)
$207,225,329
($2,413,285,103)
($15,723,372)
$4,392,752
$577,921,021
$130,130,381
$51,595,915
($861,036,841)
$1,085,937,429
$2,767,264,310
$159,238,393
$153,251,546
$327,738,997
$66,139,808
$25,520,399
$147,269,553
$52,215,257
$490,251,496
$1,979,628,202
$37,765,242
92 By Establishments
Other Motor Vehicle Dealers
Lawn/Garden Equipment/Supplies Stores
Beer/Wine/Liquor Stores
Building Material/Supplies Dealers
Automotive Parts/Accessories/Tire
Other General Merchandise Stores
Electronics/Appliance
Jewelry/Luggage/Leather Goods
Direct Selling Establishments
Shoe Stores
$131,148,310
$75,391,639
$97,674,360
$643,550,363
$179,338,962
$1,201,414,882
$210,895,537
$70,816,823
$57,013,204
$70,674,183
$125,595,185
$277,712,560
$1,636,844,271
$40,197,489
$70,636,343
$623,592,773
$126,094,273
$59,374,688
$2,077,880,969
$1,159,214,236
$516,612,662
$125,730,314
$68,412,532
$602,145,864
$116,014,083
$38,753,119
$624,563,622
$15,888,113
$165,578,034
$846,771,248
$36,321,997
$29,347,087
$30,290,560
$50,127,654
$369,225,581
$106,953,447
$724,874,226
$162,365,641
$55,313,369
$45,482,897
$58,553,009
$104,590,341
$234,764,998
$1,403,505,034
$36,368,696
$69,389,816
$633,518,990
$133,029,764
$63,059,810
$2,254,797,636
$1,268,102,375
$583,322,689
$143,598,092
$79,825,370
$723,795,450
$139,592,989
$47,990,632
$811,325,562
$21,165,056
$222,446,022
$1,226,049,015
$54,908,891
-78%
-60%
-49%
-43%
-40%
-40%
-23%
-22%
-20%
-17%
-17%
-15%
-14%
-10%
-2%
$277,499,390
$160,741,501
$207,243,440
$1,377,566,162
$385,883,990
$2,566,595,952
$433,345,371
$150,794,842
$122,161,118
$149,206,595
$266,006,005
$591,975,115
$3,452,798,556
$78,009,378
$150,235,305
$1,341,574,497
$267,955,302
$124,885,833
$4,400,070,440
$2,478,042,643
$1,098,069,905
$254,959,805
$146,228,099
$1,221,554,250
$247,552,113
$82,338,419
$80,256,163
$75,190,847
$148,250,779
$1,223,103,523
$317,923,050
$1,712,605,714
$330,233,072
$138,497,291
$94,959,431
$156,532,897
$232,096,265
$499,721,325
$1,987,551,476
$57,166,369
$117,718,659
$1,319,760,980
$240,497,728
$126,838,222
$4,660,989,095
$2,709,372,717
$984,503,749
$277,878,853
$174,918,933
$1,295,108,801
$238,632,095
$89,356,272
$1,323,267,148
$44,514,854
$387,140,300
$2,783,667,019
$97,740,093
-71%
-53%
-28%
-11%
-18%
-33%
-24%
-8%
$500,221,858
$290,478,138
$375,688,471
$2,496,963,000
$701,745,104
$4,662,605,707
$832,418,616
$272,636,514
$221,969,206
$268,716,409
$479,700,697
$1,072,415,954
$6,399,642,592
$165,404,860
$274,488,360
$2,438,130,480
$484,309,625
$229,973,198
$7,939,803,863
$4,497,642,280
$1,983,057,757
$495,814,333
$265,461,113
$2,374,114,829
$448,071,420
$148,653,002
$2,506,789,409
$61,259,887
$369,820,406
$150,775,369
$337,714,118
$2,280,816,242
$606,119,538
$4,200,321,520
$717,090,317
$543,898,854
$249,344,016
$380,103,429
$391,390,217
$1,279,641,283
$3,986,357,489
$149,681,488
$278,881,112
$3,016,051,501
$614,440,006
$281,569,113
$7,078,767,022
$5,583,579,709
$4,750,322,067
$655,052,726
$418,712,659
$2,701,853,826
$514,211,228
$174,173,401
$2,654,058,962
$113,475,144
$1,124,247,622
$5,265,340,256
$179,043,612
-26%
-48%
-10%
-9%
-14%
-10%
-14%
99%
12%
41%
-18%
19%
-38%
-10%
2%
24%
27%
22%
-11%
24%
140%
32%
58%
14%
15%
17%
6%
-22%
5%
Furniture Stores
Department Stores
-13%
-16%
-42%
-27%
-22%
-2%
-10%
2%
6%
9%
-10%
9%
20%
6%
-4%
Electronic Shopping/Mail Order Houses
Bar/Drinking Places (Alcoholic Beverages)
Vending Machine Operators (Non-Store)
Health/Personal Care Stores
Sporting Goods/Hobby/Musical Instrument
Office Supplies/Stationary/Gift
Automotive Dealers
Grocery Stores
Clothing Stores
Special Food Services
Specialty Food Stores
Limited-Service Eating Places
Home Furnishing Stores
Used Merchandise Stores
Full-Service Restaurants
Florists/Misc. Store Retailers
Other Misc. Store Retailers
Gasoline Stations
Book/Periodical/Music Stores
Consumer Demand/Market Supply Index
2%
6%
6%
9%
$6,935,491
$3,685,121
$176,916,667
$108,888,139
$66,710,028
$17,867,778
$11,412,838
$121,649,585
$23,578,906
$9,237,514
$186,761,940
$5,276,943
$56,867,988
$379,277,767
$18,586,895
102
9%
13%
14%
17%
20%
20%
24%
30%
33%
34%
45%
51%
9%
6%
31%
10%
54%
26%
$1,244,210,488
$33,891,484
$351,459,505
$1,810,459,416
$77,556,991
85%
77%
60%
27%
$633,996,126
$3,285,712,054
$141,278,370
$12,091,852,636 $11,887,680,702 $25,550,871,910 $23,925,993,720 $46,949,163,232 $51,046,854,252 ©SDS, a division of x-span results, inc. Data by STI. All rights reserved. Page 1 of 3 PAGE 517 of 1856
Consumer Demand & Market Supply Assessment
Site:

Address:

Date Report Created:

Huntington Dr and San Marino Ave
Huntington Dr and San Marino Ave | San Marino CA
10/31/2019
10 Min Drive 15 Min Drive 20 Min Drive
Consumer
Demand
Market
Supply
Opportunity
Gap/Surplus
($102,250,415)
($18,075,824)
($61,287,027)
($37,321,313)
($55,621,495)
($85,101,165)
($91,680,266)
($30,825,509)
($17,691,828)
($226,747,434)
($31,795,424)
($6,570,990)
($6,570,990)
($199,444,740)
($9,709,053)
($30,929,609)
($26,513,342)
($18,660,722)
($17,288,874)
($1,334,548)
($499,594)
Consumer
Demand
Market
Supply
Opportunity
Gap/Surplus
($39,792,404)
($6,760,689)
($35,950,722)
($95,963,769)
($89,292,206)
($231,203,799)
($155,771,609)
($73,423,031)
($39,858,731)
($811,335,015)
($34,992,217)
($2,491,164)
($2,491,164)
($397,948,513)
($23,534,797)
($160,505,361)
($237,219,836)
($51,714,185)
($197,119,358)
$4,639,274
Consumer
Demand
Market
Supply
Opportunity
Gap/Surplus
($41,320,436)
($6,140,514)
($31,135,813)
($49,896,905)
($78,985,778)
($307,488,828)
($302,162,665)
$215,240,500
$264,036,559
($484,862,971)
$89,644,921
$22,463,758
$22,463,758
$546,432,719
($5,155,877)
($391,694,719)
$1,166,318,928
($58,553,079)
$121,106,406
$62,722,443
$57,528,196
$81,277,159
$516,574,449
$8,996,229
($172,199,881)
($791,197,591)
$38,007,382
$9,361,699
$176,687,549
$81,377,588
$63,985,900
$73,129,334
$12,770,993
$50,633,919
$86,070,130
$8,668,299
By Major Product Lines
Dimensional Lumber/Other Building Materials
Paints/Sundries/Wallpaper/Wall Coverings
Hardware/Tools/Plumbing/Electrical Supplies
Pets/Pet Foods/Pet Supplies
Lawn/Garden/Farm Equipment/Supplies
Furniture/Sleep/Outdoor/Patio Furniture
Automotive Tires/Tubes/Batteries/Parts
Footwear, including Accessories
Jewelry (including Watches)
Drugs/Health Aids/Beauty Aids/Cosmetics
Packaged Liquor/Wine/Beer
Major Household Appliances
Automotive Lubricants (incl Oil, Greases)
Groceries/Other Food Items (Off Premises)
Floor/Floor Coverings
Computer Hardware/Software/Supplies
Womens/Juniors/Misses Wear
$259,677,840
$46,922,125
$179,562,011
$109,901,673
$191,572,559
$324,187,516
$357,946,184
$174,662,705
$106,512,278
$1,393,346,982
$213,552,832
$45,487,387
$45,487,387
$1,806,508,306
$91,520,556
$302,979,736
$449,559,821
$360,412,335
$465,255,064
$57,231,699
$50,034,780
$142,521,385
$173,136,464
$25,381,932
$298,569,965
$1,825,954,696
$25,237,547
$67,749,787
$135,952,472
$104,545,667
$54,218,312
$76,791,481
$12,919,445
$21,948,883
$59,212,800
$5,075,306
$157,427,426
$28,846,301
$118,274,985
$72,580,360
$135,951,064
$239,086,352
$266,265,918
$143,837,196
$88,820,450
$1,166,599,548
$181,757,408
$38,916,397
$38,916,397
$1,607,063,566
$81,811,503
$272,050,127
$423,046,479
$341,751,613
$447,966,191
$55,897,150
$49,535,185
$141,971,514
$180,479,052
$26,464,764
$312,089,714
$1,922,550,504
$27,257,615
$73,405,767
$149,080,698
$115,538,688
$61,812,444
$88,027,635
$14,844,641
$25,581,526
$71,152,058
$6,119,758
-39%
-39%
-34%
-34%
-29%
-26%
-26%
-18%
-17%
-16%
-15%
-14%
-14%
-11%
-11%
-10%
-6%
-5%
-4%
-2%
-1%
0%
4%
4%
5%
$555,798,953
$100,833,312
$386,590,138
$229,897,397
$409,213,278
$686,595,049
$771,428,785
$368,576,515
$227,013,739
$3,000,530,135
$452,651,905
$94,495,211
$94,495,211
$3,866,732,996
$197,293,683
$584,599,823
$956,978,741
$757,593,268
$988,320,678
$122,337,695
$107,674,282
$303,820,318
$366,000,851
$54,051,858
$576,785,326
$3,864,525,306
$53,875,074
$144,887,411
$297,054,497
$222,033,769
$113,645,971
$164,555,400
$27,482,179
$47,459,060
$126,747,927
$10,701,471
$154,611,438
$2,352,549,925
$105,060,215
$1,656,130,708
$516,006,549
$94,072,623
$350,639,416
$133,933,628
$319,921,072
$455,391,250
$615,657,176
$295,153,484
$187,155,008
$2,189,195,120
$417,659,688
$92,004,047
$92,004,047
$3,468,784,483
$173,758,886
$424,094,462
$719,758,905
$705,879,083
$791,201,320
$126,976,969
$108,705,709
$252,565,160
$313,350,764
$48,198,641
$510,980,129
$3,982,696,349
$55,791,962
$125,214,003
$315,500,731
$199,399,904
$114,462,592
$166,990,617
$28,258,711
$54,800,579
$127,551,231
$11,289,656
$157,401,384
$2,547,413,448
$112,160,010
$2,572,362,752
-7%
-7%
-9%
-42%
-22%
-34%
-20%
-20%
-18%
-27%
-8%
-3%
-3%
-10%
-12%
-27%
-25%
-7%
-20%
4%
$1,007,577,740
$183,269,254
$702,955,450
$411,336,788
$740,134,046
$1,238,018,512
$1,404,148,445
$663,687,022
$410,702,807
$5,455,503,409
$817,168,952
$168,013,650
$168,013,650
$7,007,284,141
$359,109,057
$1,266,530,529
$1,728,049,738
$1,359,376,531
$1,782,750,364
$221,425,121
$195,582,272
$549,767,467
$659,300,580
$97,750,809
$1,233,568,994
$6,973,032,897
$97,476,218
$262,729,244
$544,690,119
$401,369,685
$203,528,572
$298,747,000
$49,683,758
$86,293,016
$230,089,332
$19,298,209
$280,689,199
$4,566,736,759
$190,738,548
$3,001,288,457
$966,257,304
$177,128,740
$671,819,637
$361,439,883
$661,148,268
$930,529,684
$1,101,985,780
$878,927,522
$674,739,366
$4,970,640,438
$906,813,873
$190,477,408
$190,477,408
$7,553,716,860
$353,953,180
$874,835,810
$2,894,368,666
$1,300,823,452
$1,903,856,770
$284,147,564
$253,110,468
$631,044,626
$1,175,875,029
$106,747,038
$1,061,369,113
$6,181,835,306
$135,483,600
$272,090,943
$721,377,668
$482,747,273
$267,514,472
$371,876,334
$62,454,751
-4%
-3%
-4%
-12%
-11%
-25%
-22%
32%
64%
-9%
11%
13%
13%
8%
-1%
-31%
67%
Retailer Services -4%
All Other Merchandise
Soaps/Detergents/Household Cleaners
Paper/Related Products
Kitchenware/Home Furnishings
Mens Wear
7%
28%
29%
15%
78%
9%
-14%
-11%
39%
4%
32%
20%
31%
24%
26%
59%
37%
45%
115%
17%
15%
65%
$1,031,427 1%
($549,871)
$7,342,588
$1,082,832
$13,519,749
$96,595,808
$2,020,069
($51,255,158)
($52,650,087)
($5,853,217)
($65,805,197)
$118,171,043
$1,916,888
($19,673,408)
$18,446,234
($22,633,865)
$816,621
$2,435,217
$776,532
$7,341,519
$803,304
$588,185
$2,789,946
$194,863,523
$7,099,795
$916,232,044
-17%
-14%
-11%
-11%
3%
4%
-14%
6%
-10%
1%
1%
3%
15%
1%
Small Electric Appliances
Alcoholic Drinks Served at the Establishment
Autos/Cars/Vans/Trucks/Motorcycles
Optical Goods (incl Eyeglasses, Sunglasses)
Audio Equipment/Musical Instruments
Cigars/Cigarettes/Tobacco/Accessories
Sporting Goods (incl Bicycles/Sports Vehicles)
Curtains/Draperies/Slipcovers/Bed/Coverings
Televisions/VCR/Video Cameras/DVD etc
Photographic Equipment/Supplies
Household Fuels (incl Oil, LP gas, Wood, Coal)
Toys/Hobby Goods/Games
5%
8%
$5,655,980 8%
$13,128,226
$10,993,021
$7,594,132
$11,236,154
$1,925,196
$3,632,643
$11,939,258
$1,044,452
$16,034,642
$289,298,166
$16,938,442
$357,511,178
10%
11%
14%
15%
15%
17%
20%
21%
22%
25%
35%
46%
$136,926,935
$316,159,462
$27,966,508
$602,293,857
$5,328,492,891
$219,654,121
$4,953,218,161
Sewing/Knitting Materials/Supplies
Childrens Wear/Infants/Toddlers Clothing
Meats/Nonalcoholic Beverages
Books/Periodicals
5%
2%
8%
7%
$72,624,359
$1,159,099,664
$48,960,250
$774,895,365
$88,659,002
$1,448,397,830
$65,898,693
$1,132,406,543
$321,604,658
$761,756,132
$28,915,573
Automotive Fuels 55% $1,951,929,704
©SDS, a division of x-span results, inc. Data by STI. All rights reserved. Page 2 of 3 PAGE 518 of 1856
Consumer Demand & Market Supply Assessment
Site:

Address:

Date Report Created:

Huntington Dr and San Marino Ave
Huntington Dr and San Marino Ave | San Marino CA
10/31/2019
10 Min Drive 15 Min Drive 20 Min Drive
Data for this report is provided via the Market Outlook database from Synergos Technologies, Inc (STI).

Market Outlook is based on the following -
•
•
•
the Consumer Expenditure Survey (CE), a program of the Bureau of Labor Statistics (BLS); the U.S. Census Bureau’s monthly and annual Retail Trade (CRT) reports; the Census Bureau’s Economic Census; with supporting demographic data from STI: PopStats data and STI: WorkPlace.

Market Outlook data covers 31 leading retail segments and 40 major product and service lines.

The difference between demand and supply represents the opportunity gap or surplus available for each retail outlet cited on the Market Outlook report for the specified trade area or reporting geography. When the demand is greater than (or less than) the supply, there is an opportunity gap (or surplus) for that retail outlet.

In other words, a negative value signifies an opportunity gap where the Consumer Demand is higher than the Market Supply, while a positive value signifies a surplus.

Consumer Demand/Market Supply Index:
n = 100 (Equilibrium)
n > 100 suggests demand is not being fully met within the market, consumers are leaving the area to shop n < 100 suggests supply exceeds demand, attracting consumers from outside the defined area ©SDS, a division of x-span results, inc. Data by STI. All rights reserved. Page 3 of 3 PAGE 519 of 1856
PAGE 520 of 1856
Consumer Demographic Profile
Site: Euclid Ave and Mission St
Address:

Date Report Created:

Euclid Ave and Mission St | San Marino CA
10/31/2019
10 Min Drive
#
15 Min Drive
#
20 Min Drive
% % # %
Market Stats
Population 686,022 Pop Growth (%) HH Growth (%)
712,135

3.8%
234,600
243,914

4.0%
---
---
---
---
---
---
1,703,642
1,788,203

5.0%
571,533
604,566

5.8%
---
---
---
---
---
---
2,999,863
3,138,334

4.6%
974,362
1,025,614

5.3%
---
---
---
---
---
---
5 Year Projected Pop
Pop Growth (%)
Households 5.0%

4.0%

3.0%

2.0%

1.0%

6.0%

5.0%

4.0%

3.0%

2.0%

1.0%

0.0%
5 Year Projected HHs
HH Growth (%)
Census Stats
2000 Population
2010 Population
Pop Growth (%)
2000 Households
2010 Households
HH Growth (%)
670,598
673,042

0.4%
223,561
229,832

2.8%
---
---
---
---
---
---
1,641,346
1,647,494

0.4%
523,951
547,241

4.4%
---
---
---
---
---
---
2,928,956
2,918,203
-0.4%
913,158
940,153

3.0%
---
---
---
---
--- 0.0%
---
Total Population by Age
Average Age
19 yrs & under
20 to 24 yrs
Population by Age Group 40.2 39.4 38.4
152,873 22.3%
59,206

8.6%
85,695 12.5%
93,111 13.6%
94,303 13.7%
89,387 13.0%
65,515
32,653
13,280
388,324 22.8%
148,942

8.7%
226,403 13.3%
241,935 14.2%
231,230 13.6%
209,272 12.3%
150,038
76,460
31,038
704,149 23.5%
282,109

9.4%
416,223 13.9%
431,720 14.4%
401,700 13.4%
351,855 11.7%
244,096
120,900
47,111

16.0%

14.0%

12.0%

10.0%

8.0%
25 to 34 yrs
35 to 44 yrs
45 to 54 yrs
55 to 64 yrs
65 to 74 yrs 9.6%

4.8%

1.9%

8.8%

4.5%

1.8%

8.1%

4.0%

1.6%
75 to 84 yrs
85 + yrs

6.0% Population Bases
20-34 yrs
45-64 yrs
16 yrs +
25 yrs +
65 yrs +
144,901 21.1%
183,689 26.8%
547,294 79.8%
473,943 69.1%
111,448 16.2%
375,345 22.0%
440,502 25.9%
1,352,374 79.4%
1,166,376 68.5%
257,536 15.1%
698,332 23.3%
753,555 25.1%
2,365,057 78.8%
2,013,605 67.1%
412,107 13.7%

4.0%

2.0%

0.0%
20 to 25 to 35 to 45 to 55 to 65 to 75 to 75 yrs +
85 yrs +
45,933
13,280

6.7%

1.9%
107,498
31,038

6.3%

1.8%
168,011
47,111

5.6%

1.6% 24 yrs 34 yrs 44 yrs 54 yrs 64 yrs 74 yrs 84 yrs
©SDS, a division of x-span results, inc. Demographic data by PopStats.

All rights reserved. Page 1 of 4
PAGE 521 of 1856
Consumer Demographic Profile
Site: Euclid Ave and Mission St
Address:

Date Report Created:

Euclid Ave and Mission St | San Marino CA
10/31/2019
10 Min Drive
#
15 Min Drive
#
20 Min Drive
% % # %
Population by Race
White 136,327 19.9% Ethnic Breakdown
276,378 40.3%
356,985 21.0%
827,920 48.6%
572,326 19.1%
Hispanic 1,656,342 55.2%
Black 26,578
230,775 33.6%

3.9% 58,788
423,496 24.9%

3.5% 138,569
572,939 19.1%

4.6% White
Hispanic
Black
Asian
Ancestry Asian
American Indian (ancestry)
Hawaiin (ancestry)
1,134
417

0.2%

0.1%
2,867
1,131

0.2%

0.1%
4,880
1,967

0.2%

0.1%

0.0% 10.0% 20.0% 30.0% 40.0% 50.0% 60.0%
Household Income Levels - %
Household Income
Per Capita Income
Average HH Income
Median HH Income
Less than $25K
$25K to $34.9K
$35K to $49.9K
$50K to $74.9K
$75K to $99.9K
$100K to $149.9K
$150K to $199.9K
$200K +

30.0%

20.0%

10.0%

0.0%
$32,670
$95,535
$66,887
46,041 19.6%
18,904

8.1%
25,824 11.0%
38,058 16.2%
28,121 12.0%
36,949 15.7%
20,267
20,434
---
---
---
$29,474
$87,857
$59,214
131,734 23.0%
50,430

8.8%
68,057 11.9%
90,586 15.8%
64,748 11.3%
80,057 14.0%
41,419
44,502
---
---
---
$26,249
$80,816
$54,281
235,747 24.2%
96,406

9.9%
126,976 13.0%
157,914 16.2%
108,993 11.2%
125,562 12.9%
61,096
61,668
---
---
---
Less
than
$25K
$25K
to
$35K
to
$50K
to
$75K
to
$100K $150K
to to
$34.9K $49.9K $74.9K $99.9K $149.9K $199.9K

8.6%

8.7%

7.2%

7.8%

6.3%

6.3% Education
Education 473,943
58,784 12.4%
36,450

7.7%
91,937 19.4%
76,806 16.2%
33,564
109,274 23.1%
43,516

9.2%
1,166,376
188,996 16.2%
112,872

9.7%
232,625 19.9%
181,791 15.6%
77,760
240,162 20.6%
86,430

7.4%
2,013,605 30.0%
Less than 9th Grade 20.0%
Some HS, No Diploma
HS Grad (or Equivalent)
Some College, No Degree
Associate Degree
361,024 17.9%
219,917 10.9%
427,726 21.2%
320,021 15.9%
123,248
375,942 18.7%
123,391

6.1%

10.0%

0.0%
HS Grad
(or
Equivalent) Degree
Some
College, No Degree
Associate Bachelor
Degree Graduates

7.1% 6.7% 6.1% Degree
Bachelor Degree
Graduates Degree
©SDS, a division of x-span results, inc. Demographic data by PopStats.

All rights reserved. Page 2 of 4
PAGE 522 of 1856
Consumer Demographic Profile
Site: Euclid Ave and Mission St
Address:

Date Report Created:

Euclid Ave and Mission St | San Marino CA
10/31/2019
10 Min Drive 15 Min Drive 20 Min Drive
# % # % # %
Family Structure
Single - Male
161,805
10,403
382,860
27,093
653,442

6.4% 7.1% 48,465 7.4% Household Size
Single - Female 22,142 13.7% 51,237 13.4% 88,565 13.6%
27,841

4.3%
70,823 10.8%
181,141 27.7%
236,607 36.2%
Single Parent - Male
Single Parent - Female
Married w/ Children
Married w/out Children
5,263 3.3% 14,295
36,337

3.7%

30.0%

25.0%

20.0%

15.0%

10.0%

5.0%
13,218 8.2% 9.5%
46,068 28.5%
64,712 40.0%
106,630 27.9%
147,268 38.5%
Household Size
1 Person 55,291 23.6%
64,837 27.6%
41,804 17.8%
63,470 27.1%
144,140 25.2%
149,241 26.1%
94,826 16.6%
157,224 27.5%
241,328 24.8%
241,181 24.8%
158,187 16.2%
280,598 28.8%
2 People
3 People
4 to 6 People 0.0%
7+ People 1 Person 2 People 3 People 4 to 6 9,197 3.9% 26,102 4.6% 53,068 5.4% People
Home Ownership
Owners
234,600 571,533 974,362
112,632 48.0%
121,968 52.0%
236,756 41.4%
334,777 58.6%
367,079 37.7%
Renters 607,283 62.3% Civilian Employment
Components of Change
Employed Unemployed Births 7,602
5,448
-1,303 -0.2%

1.1%

0.8%
19,419
12,776
777

1.1%

0.7%

0.0%
35,729
20,503
-4,181 -0.1%

1.2%
Deaths 0.7%
Migration

64.0%

62.0%

60.0%

58.0%

56.0%
Employment (Pop 16+)
Armed Services
Civilian
547,294 1,352,374
392
848,509 62.7%
807,218 59.7%
41,291
503,473 37.2%
2,365,057
542
1,508,097 63.8%
1,430,837 60.5%
77,260
856,418 36.2%
167 0.0% 0.0% 0.0%
347,461 63.5%
332,380 60.7%
15,081
Employed
Unemployed 2.8% 3.1% 3.3%
Not in Labor Force 199,666 36.5%
Employed Population
White Collar
332,380 807,218 1,430,837
222,406 66.9%
109,974 33.1%
500,522 62.0%
306,696 38.0%
825,105 57.7%
605,732 42.3%
10 Min Drive 15 Min Drive 20 Min Drive
Blue Collar
©SDS, a division of x-span results, inc. Demographic data by PopStats.

All rights reserved. Page 3 of 4
PAGE 523 of 1856
Consumer Demographic Profile
Site: Euclid Ave and Mission St
Address:

Date Report Created:

Euclid Ave and Mission St | San Marino CA
10/31/2019
10 Min Drive 15 Min Drive 20 Min Drive
# % # % # %
Employment By Occupation
White Collar
332,380 807,218 1,430,837
222,406 66.9%
52,771 15.9%
84,288 25.4%
6,851
33,572 10.1%
44,924 13.5%
500,522 62.0%
112,432 13.9%
183,013 22.7%
15,578
84,841 10.5%
104,658 13.0%
825,105 57.7%
174,880 12.2%
286,543 20.0%
28,561
151,663 10.6%
183,458 12.8%
Industry Breakdown
Managerial executive
Prof specialty

15.0%

10.0%

5.0%
Healthcare support
Sales

2.1% 1.9% 2.0%
Office Admin
Blue Collar 109,974 33.1% 306,696 38.0% 605,732 42.3%
Protective 5,306
21,611
12,183
18,138
681

1.6%

6.5%

3.7%

5.5%

0.2%

6.2%

9.4%
13,193
50,909
33,649
43,142
2,726

1.6%

6.3%

4.2%

5.3%

0.3%

7.1%
23,310
98,781
74,329
77,602
5,549

1.6%

6.9%

5.2%

5.4%

0.4%

7.8%

0.0%
Food Prep Serving
Bldg Maint/Cleaning
Personal Care
Farming/Fishing/Forestry
Construction 20,686
31,370
56,934
106,143 13.1%
111,102
Production Transp 215,059 15.0%
Industry Breakdown Cont.

Employment By Industry
Agri Mining Const
Manufacturing
332,380
18,107
25,392
15,800
12,917
807,218 1,430,837
94,923
149,431 10.4%
75,723
58,288
211,231 14.8%
76,365
98,558
709
70,654
279,075 19.5%
175,841 12.3%

30.0%

20.0%

10.0%

0.0%

5.4%

7.6%

4.8%

3.9%
50,349
78,964
39,798
32,764

6.2%

9.8%

4.9%

4.1%

6.6%
Transportation 5.3%
Information 4.1%
Wholesale Retail
Fin Insur Real Estate
Professional Services
Management Services
Admin Waste Services
Educational services
Entertain services
Other Prof services
Public admin
43,451 13.1% 116,194 14.4%
22,511
29,537
251
13,546
79,318 23.9%
38,535 11.6%

6.8%

8.9%

0.1%

4.1%
47,353
64,581
479
34,766
171,296 21.2%
93,288 11.6%

5.9%

8.0%

0.1%

4.3%

5.3%

6.9%

0.0%

4.9%
20,361
12,656

6.1%

3.8%
50,294
27,092

6.2%

3.4%
99,235
40,804

6.9%

2.9%
©SDS, a division of x-span results, inc. Demographic data by PopStats.

All rights reserved. Page 4 of 4
PAGE 524 of 1856
Household Segmentation Profile
Site:

Address:

Date:

Euclid Ave and Mission St
Euclid Ave and Mission St | San Marino CA
10/31/2019
Trade Area 1: Trade Area 2: Trade Area 3:
10 Min Drive 15 Min Drive 20 Min Drive
Household Lifestage Group Comparison

0.0% 2.0% 4.0% 6.0% 8.0% 10.0% 12.0%
(01Y) Starting Out
(02Y) Taking Hold
(03X) Settling Down
(04X) Social Connectors
(05X) Busy Households
(06X) Working & Studying
(07X) Career Oriented
(08X) Large Households
(09B) Comfortable Independence
(10B) Rural-Metro Mix
(11B) Affluent Households
(12B) Comfortable Households
(13B) Working Households
(14B) Diverging Paths
(15M) Top Wealth
(16M) Living Well
(17M) Bargain Hunters
(18M) Thrifty and Active
(19M) Solid Prestige
(20S) Community Minded
(21S) Leisure Seekers
Trade Area 1: Trade Area 2: Trade Area 3:
10 Min Drive 15 Min Drive 20 Min Drive
Total Households 231,651 100% 557,044 100% 954,541 100% Rank * Cluster Lifestage Group Households
16,968
13,155
12,218
10,136
9,740
% Households
40,494
% Households
68,157
%
1 2
3 4
5 6
7 8
33- Urban Diversity (14B) Diverging Paths 7.3%

5.7%

5.3%

4.4%

4.2%

4.2%

4.1%

4.0%

3.8%

3.4%

7.3%

5.6%

4.0%

3.6%

4.3%

3.7%

3.1%

3.0%

3.1%

3.1%

7.1%

5.6%

3.1%

3.4%

4.7%

2.8%

2.5%

2.4%

3.1%

2.3%
36- Persistent & Productive (20S) Community Minded
09- Busy Schedules
13- Work & Play
53- Metro Strivers
02- Established Elite
04- Top Professionals
08- Solid Surroundings
17- Firmly Established
01- Summit Estates
31,036
22,024
20,106
24,197
20,585
17,340
16,490
17,427
53,599
29,992
32,016
44,872
27,129
23,915
22,633
29,330
(19M) Solid Prestige
(12B) Comfortable Households
(10B) Rural-Metro Mix
(15M) Top Wealth
(11B) Affluent Households
(19M) Solid Prestige
(12B) Comfortable Households
(11B) Affluent Households
9,681
9,574
9,339
9 8,696
10 7,872 17,047 22,329
* Rank is based on Trade Area 1 cluster size
Uses the Personicx household segmentation system. More information about each cluster and lifestage group is available by clicking on the respective category. Page 1 of 3 PAGE 525 of 1856
Household Segmentation Profile
Market:

Date:

Euclid Ave and Mission St | San Marino CA
10/31/2019
TOTAL HOUSEHOLDS 231,651 100% 557,044 100% 954,541 100% Lifestage Group Cluster Name 10 Min Drive 15 Min Drive 20 Min Drive (01Y) Starting Out 7,400 3.2% 20,038 3.6% 36,099 3.8%
39- Setting Goals 1,855
1,845
1,965
2 0.8%

0.8%

0.8%

0.0%

0.7%
5,967
4,102
5,165
9 1.1%

0.7%

0.9%

0.0%

0.9%
11,785
6,826
8,508
18 1.2%

0.7%

0.9%

0.0%

0.9%
45- Offices & Entertainment
57- Collegiate Crowd
58- Outdoor Fervor
67- First Steps 1,733 4,795 8,962
(02Y) Taking Hold 8,601
393
1,669
6,130
409

3.7%

0.2%

0.7%

2.6%

0.2%
19,902
696
3,478
14,818
910

3.6%

0.1%

0.6%

2.7%

0.2%
30,041
1,081
5,680
21,613
1,667

3.1%

0.1%

0.6%

2.3%

0.2%
18- Climbing the Ladder
21- Children First
24- Career Building
30- Out & About
(03X) Settling Down 1,575 0.7%

0.0%

0.0%

0.7%
3,784
4 31
3,749

0.7%

0.0%

0.0%

0.7%
6,665
11 53
6,601

0.7%

0.0%

0.0%

0.7%
34- Outward Bound
41- Rural Adventure
46- Rural & Active
0 2
1,573
(04X) Social Connectors 10,840
1,651

4.7%

0.7%

2.0%

1.9%
24,051
3,616
10,122
10,313

4.3%

0.6%

1.8%

1.9%
40,963
6,306
16,082
18,575

4.3%

0.7%

1.7%

1.9%
42- Creative Variety
52- Stylish & Striving
59- Mobile Mixers
4,711
4,478
(05X) Busy Households 6,960
2,666
4,294

3.0%

1.2%

1.9%
21,788
6,452
15,336

3.9%

1.2%

2.8%
43,198
11,544
31,654

4.5%

1.2%

3.3%
37- Firm Foundations
62- Movies & Sports
(06X) Working & Studying 9,266
5,706
680

4.0%

2.5%

0.3%

1.2%
44,836
34,995
2,073

8.0%

6.3%

0.4%

1.4%
101,667 10.7%
61- City Life
69- Productive Havens
70- Favorably Frugal
82,683
4,431

8.7%

0.5%
2,880 7,768 14,553 1.5%
(07X) Career Oriented 9,614
2,171
1,174
480

4.2%

0.9%

0.5%

0.2%

2.5%
19,486
4,578
2,170
979

3.5%

0.8%

0.4%

0.2%

2.1%
29,278
6,806
3,149
1,663
17,660

3.1%

0.7%

0.3%

0.2%

1.9%
06- Casual Comfort
10- Careers & Travel
20- Carving Out Time
26- Getting Established 5,790 11,759
(08X) Large Households 4,215
889
1,351
28 1.8%

0.4%

0.6%

0.0%

0.8%
8,631
1,858
2,721
88 1.5%

0.3%

0.5%

0.0%

0.7%
14,342
3,061
4,376
173

1.5%

0.3%

0.5%

0.0%

0.7%
11- Schools & Shopping
12- On the Go
19- Country Comfort
27- Tenured Proprietors 1,947 3,964 6,732
(09B) Comfortable Independence 4,404
2,217
1,149
1,038

1.9%

1.0%

0.5%

0.4%
13,530
9,129

2.4%

1.6%

0.4%

0.4%
27,195
20,154
3,451

2.8%

2.1%

0.4%

0.4%
29- City Mixers
35- Working & Active
56- Metro Active
2,229
2,172 3,590
(10B) Rural-Metro Mix 9,748
3 9,740
5 4.2%

0.0%

4.2%

0.0%
24,233
15 24,197
21 4.4%

0.0%

4.3%

0.0%
44,958
46 44,872
40 4.7%

0.0%

4.7%

0.0%
47- Rural Parents
53- Metro Strivers
60- Rural & Mobile
Uses the Personicx household life stage segmentation system. More information about each cluster and lifestage group is available by clicking on the respective category. Page 2 of 3 PAGE 526 of 1856
Household Segmentation Profile
Market:

Date:

Euclid Ave and Mission St | San Marino CA
10/31/2019
TOTAL HOUSEHOLDS 231,651 100% 557,044 100% 954,541 100% Lifestage Group Cluster Name 10 Min Drive 15 Min Drive 20 Min Drive (11B) Affluent Households 19,521
7,872

8.4%

3.4%

4.1%

0.9%
38,604
17,047
17,340
4,217

6.9%

3.1%

3.1%

0.8%
52,847
22,329
23,915
6,603

5.5%

2.3%

2.5%

0.7%
01- Summit Estates
04- Top Professionals
07- Active Lifestyles
9,574
2,076
(12B) Comfortable Households 18,832
10,136
8,696

8.1%

4.4%

3.8%
37,533
20,106
17,427

6.7%

3.6%

3.1%
61,346
32,016
29,330

6.4%

3.4%

3.1%
13- Work & Play
17- Firmly Established
(13B) Working Households 6,437
6,437
0 2.8%

2.8%

0.0%
17,013
17,010
3 3.1%

3.1%

0.0%
31,605
31,592
13 3.3%

3.3%

0.0%
38- Occupational Mix
48- Farm & Home
(14B) Diverging Paths 21,416
2 9.2%

0.0%

0.2%

0.6%

1.1%

7.3%
52,559
6 9.4%

0.0%

0.2%

0.5%

1.5%

7.3%
90,501
14 1,499
4,302
16,529
68,157

9.5%

0.0%

0.2%

0.5%

1.7%

7.1%
16- Country Enthusiasts
22- Comfortable Cornerstones
31- Mid-Americana
32- Metro Mix
33- Urban Diversity
461 849
1,381
2,605
16,968
2,753
8,457
40,494
(15M) Top Wealth
(16M) Living Well
17,271
9,681

7.5%

4.2%

3.3%
35,389
20,585
14,804

6.4%

3.7%

2.7%
47,107
27,129
19,978

4.9%

2.8%

2.1%
02- Established Elite
03- Corporate Connected 7,590
3,275
2,681
0 1.4%

1.2%

0.0%

0.3%
6,417
5,266
4 1.2%

0.9%

0.0%

0.2%
10,653
8,507
9 1.1%

0.9%

0.0%

0.2%
14- Career Centered
15- Country Ways
23- Good Neighbors 594 1,147 2,137
(17M)Bargain Hunters 15,190
1,949
2,348
1,942
7,764
1,187

6.6%

0.8%

1.0%

0.8%

3.4%

0.5%
44,508
3,880
4,815
4,389
27,726
3,698

8.0%

0.7%

0.9%

0.8%

5.0%

0.7%
85,046
6,274
8,062
7,313
55,732
7,665

8.9%

0.7%

0.8%

0.8%

5.8%

0.8%
43- Work & Causes
44- Open Houses
55- Community Life
63- Staying Home
68- Staying Healthy
(18M) Thrifty & Active 7
0 5
2 0.0%

0.0%

0.0%

0.0%
13 0
7 0.0%

0.0%

0.0%

0.0%
29 5
14 10

0.0%

0.0%

0.0%

0.0%
40- Great Outdoors
50- Rural Community
54- Work & Outdoors 6
(19M) Solid Prestige 26,018 11.2% 47,058
8,544
16,490
22,024

8.4%

1.5%

3.0%

4.0%
64,794
12,169
22,633
29,992

6.8%

1.3%

2.4%

3.1%
05- Active & Involved
08- Solid Surroundings
09- Busy Schedules
4,461
9,339

1.9%

4.0%
12,218 5.3%
(20S) Community Minded 17,994
1,899
2,940
13,155

7.8%

0.8%

1.3%

5.7%
40,944
3,853
6,055
31,036

7.4%

0.7%

1.1%

5.6%
69,356
6,380
9,377
53,599

7.3%

0.7%

1.0%

5.6%
25- Clubs & Causes
28- Community Pillars
36- Persistent & Productive
(21S) Leisure Seekers 13,068
2,811
2,230
1,948
2,310
3,769

5.6%

1.2%

1.0%

0.8%

1.0%

1.6%
36,727
6,591
5,013
5,775
5,570
13,778

6.6%

1.2%

0.9%

1.0%

1.0%

2.5%
66,851
11,185
8,766
9,970
9,638
27,292

7.0%

1.2%

0.9%

1.0%

1.0%

2.9%
49- Home & Garden
51- Role Models
64- Practical & Careful
65- Hobbies & Shopping
66- Helping Hands
Uses the Personicx household life stage segmentation system. More information about each cluster and lifestage group is available by clicking on the respective category. Page 3 of 3 PAGE 527 of 1856
Employment Profile
Site: Euclid Ave and Mission St
Address: Euclid Ave and Mission St | San Marino CA
Date Report Created: 10/31/2019
10 Min Drive 15 Min Drive 20 Min Drive
Daytime Population
Student Population
Median Employee Salary
Average Employee Salary
729,479
204,771
51,054
59,182
1,934,231
481,643
49,872
3,390,190
905,399
48,871
58,355 57,078
Wages # # #
Salary/Wage per Employee per Annum
Under $15,000 CrYr
15,000 to 30,000 CrYr
30,000 to 45,000 CrYr
45,000 to 60,000 CrYr
60,000 to 75,000 CrYr
75,000 to 90,000 CrYr
90,000 to 100,000 CrYr
Over 100,000 CrYr
5,789
35,736
70,204
53,070
33,333
27,765
7,661

2.1%

13.2%

25.9%

19.6%

12.3%

10.2%

2.8%
20,937
110,385
215,184
153,377
98,969
80,961
23,214
107,429

2.6%

13.6%

26.6%

18.9%

12.2%

10.0%

2.9%
39,595
197,112
372,906
260,449
163,178
137,230
37,474

2.9%

14.3%

27.1%

18.9%

11.9%

10.0%

2.7%
37,615 13.9% 13.3% 167,524 12.2%
Industry Groups
Employee's by Industry

25.0%

20.0%

15.0%

10.0%

5.0%

0.0%
Establishments Employee's Establishments Employee's Establishments Employee's # % # % # % # % # % # %
Total 19,391
1,236
566
37 445
700
587
1,293
4,259 22.0%
395
16 573
5 2,370 12.2%
656 3.4%
2,416 12.5%
100%

6.4%

2.9%

0.2%

2.3%

3.6%

3.0%

6.7%
271,174
20,388
9,658
224
8,443
7,906
23,921
15,295
65,165 24.0%
8,439
550
13,498
55 22,684
4,355
100%

7.5%

3.6%

0.1%

3.1%

2.9%

8.8%

5.6%
54,132
3,245
1,386
106
1,153
1,911
1,328
2,974
9,897 18.3%
1,084
51 2,548
14 6,616 12.2%
1,744 3.2%
8,566 15.8%
100%

6.0%

2.6%

0.2%

2.1%

3.5%

2.5%

5.5%
810,456
58,943
28,571
773
28,341
24,078
50,476
38,377
100%

7.3%

3.5%

0.1%

3.5%

3.0%

6.2%

4.7%
84,783
5,270
2,244
161
1,860
3,031
2,078
4,228
14,465 17.1%
1,913
73 4,584
25 9,270 10.9%
2,927 3.5%
14,118 16.7%
100% 1,375,468 100%

7.2%

3.9%

0.1%

3.0%

2.9%

7.1%

3.9%
Accomodation & Food Services
Administration & Support Services
Agriculure, Forestry, Fishing, Hunting
Arts, Entertainment, & Recreation
Construction
Educational Services
Finance & Insurance
Health Care & Social Assistance
Information
Management of Companies & Enterprises
Manufacturing
Mining
Professional, Scientific, & Technical Services
Real Estate, Rental, Leasing
Retail Trade

6.2%

2.6%

0.2%

2.2%

3.6%

2.5%

5.0%
98,938
54,030
1,255
41,849
39,471
98,084
53,047
157,463 19.4% 235,040 17.1%

2.0%

0.1%

3.0%

0.0%

3.1%

0.2%

5.0%

0.0%

8.4%

1.6%

2.0%

0.1%

4.7%

0.0%
23,072
2,809
67,141
184
86,722 10.7%
12,552 1.5%
104,549 12.9%

2.8%

0.3%

8.3%

0.0%

2.3%

0.1%

5.4%

0.0%
47,414
4,177
140,878 10.2%
371
130,966
25,733

3.4%

0.3%

0.0%

9.5%

1.9%
31,734 11.7% 192,224 14.0%
Transportation & Storage
Utilities
Wholesale Trade
140
19 351

0.7%

0.1%

1.8%
2,826
1,020
2,472

1.0%

0.4%

0.9%
561
59 2,038

1.0%

0.1%

3.8%
13,455
3,534
15,325

1.7%

0.4%

1.9%
976
99 3,567

1.2%

0.1%

4.2%
24,195
5,902
31,716

1.8%

0.4%

2.3%
Other Services 3,327 17.2% 32,542 12.0% 8,851 16.4% 94,091 11.6% 13,894 16.4% 150,178 10.9% ©SDS, a division of x-span results, inc. Data by STI. All rights reserved. Page 1 of 2 PAGE 528 of 1856
Employment Profile
Site: Euclid Ave and Mission St
Address: Euclid Ave and Mission St | San Marino CA
Date Report Created: 10/31/2019
10 Min Drive 15 Min Drive 20 Min Drive
Occupations # of Employee's # of Employee's # of Employee's White Collar 161,233
4,153
11,518
5,117
18,456
5,539
21,655
10,078
3,311

59.5%

1.5%

4.2%

1.9%

6.8%

2.0%

8.0%

3.7%

1.2%

1.0%

6.1%

19.2%
457,889
12,006
27,222
14,679
44,892
17,931
55,311
24,756
19,504
7,139

56.5%

1.5%

3.4%

1.8%

5.5%

2.2%

6.8%

3.1%

2.4%

0.9%

5.8%

19.3%
740,679
19,091
41,605
23,686
79,202
31,532
83,772
38,228
22,350
10,947
79,483
257,022

53.8%

1.4%

3.0%

1.7%

5.8%

2.3%

6.1%

2.8%

1.6%

0.8%

5.8%

18.7%
Architecture & Engineering
Community & Social Science
Computer/Mathematical Science
Education, Training, & Library
Entertainment & Media
Healthcare Practitioners
Healthcare Support
Legal
Life, Physical, & Social Science
Management
Office & Administrative Support
2,635
16,472
52,170
47,315
156,600
Blue Collar
Building & Grounds Cleaning & Maintenance
Construction
Farming, Fishing, & Forestry
Food Service
Installation & Maintenance
Personal Care & Service
Production
108,363
8,775
6,789
195
20,728
8,489
8,732
11,341
4,320
27,639
11,356

40.0%

3.2%

2.5%

0.1%

7.6%

3.1%

3.2%

4.2%

1.6%

10.2%

4.2%
348,323
24,513
20,996
635
57,673
25,561
23,100
49,890
13,554
91,835
40,566

43.0%

3.0%

2.6%

0.1%

7.1%

3.2%

2.9%

6.2%

1.7%

11.3%

5.0%
627,554
42,964
35,189
1,136
96,707
46,118
36,673
102,583
22,367
169,581
74,236

45.6%

3.1%

2.6%

0.1%

7.0%

3.4%

2.7%

7.5%

1.6%

12.3%

5.4%
Protective Service
Sales & Related
Transportation & Material Moving
Military Services 1,577 0.6% 4,244 0.5% 7,235 0.5%
Employee's by Occupation

20.0%

18.0%

16.0%

14.0%

12.0%

10.0%

8.0%

6.0%

4.0%

2.0%

0.0%
Employee Totals and History
Current
2019 Q1
2018 Q4
2018 Q3
2018 Q2
2018 Q1
2017 Q4
2017 Q3
# # #
271,174
276,726
275,100
260,860
275,335
283,299
285,695
268,732
282,415
810,456
824,062
820,498
787,133
817,824
843,573
849,717
812,100
839,897
1,375,468
1,403,606
1,397,492
1,334,778
1,395,036
1,440,451
1,451,723
1,382,156
2017 Q2 1,436,588
©SDS, a division of x-span results, inc. Data by STI. All rights reserved. Page 2 of 2 PAGE 529 of 1856
Consumer Demand & Market Supply Assessment
Site:

Address:

Date Report Created:

Euclid Ave and Mission St
Euclid Ave and Mission St | San Marino CA
10/31/2019
10 Min Drive 15 Min Drive 20 Min Drive
Demographics
Population 686,022
712,135
677,081
8,942
234,600
243,914
19,391
1,703,642 2,999,863
3,138,334
2,942,971
56,892
974,362
1,025,614
84,783
5-Year Population estimate
Population Households
Group Quarters Population
Households
5-Year Households estimate
WorkPlace Establishments
Workplace Employees
Median Household Income
1,788,203
1,668,912
34,730
571,533
604,566
54,132
271,174
$66,887
810,456
$59,214
1,375,468
$54,281
Consumer
Demand
Market
Supply
Opportunity
Gap/Surplus
($104,215,831)
($51,454,941)
($43,978,639)
($48,492,890)
($89,144,531)
($316,815,028)
($569,486,216)
($24,889,658)
($61,771,011)
($76,816,734)
($19,153,678)
($33,021,480)
($103,393,997)
($304,026,864)
($5,067,980)
($5,969,625)
($9,251,240)
($2,849,041)
($30,538,830)
$3,765,156
$82,677,413
$6,121,254
$12,271,889
$131,868,542
$5,746,862
$92,161,757
$126,568,229
$4,114,322
$60,572,083
$339,663,093
$15,524,837
109
Consumer
Demand
Market
Supply
$121,133,304
$68,695,304
Opportunity
Gap/Surplus
($219,267,742)
($128,976,028)
$47,194,634
($48,222,110)
($123,715,169)
($245,114,605)
($655,421,979)
$302,661,413
($136,516,409)
$146,633,450
$70,133,583
($21,753,392)
$811,143,954
($1,247,856,828)
$3,528,859
$45,677,260
$49,848,290
$13,644,440
$387,603,743
($1,986,929)
($289,957,828)
$83,917,851
$127,728,933
$634,423,558
$13,262,653
$217,051,520
$226,290,276
$22,597,710
$284,923,547
$1,596,095,886
$45,155,101
94 Consumer
Demand
Market
Supply
Opportunity
Gap/Surplus
($350,917,688)
($197,870,956)
$36,073,274
($25,162,161)
($73,673,944)
($186,520,317)
($715,245,525)
$257,467,254
($117,116,335)
$338,905,425
$79,061,820
By Establishments
Other Motor Vehicle Dealers
Lawn/Garden Equipment/Supplies Stores
Vending Machine Operators (Non-Store)
Beer/Wine/Liquor Stores
Automotive Parts/Accessories/Tire
Building Material/Supplies Dealers
Other General Merchandise Stores
Jewelry/Luggage/Leather Goods
Electronics/Appliance
Department Stores
Shoe Stores
Furniture Stores
Clothing Stores
Electronic Shopping/Mail Order Houses
Bar/Drinking Places (Alcoholic Beverages)
Office Supplies/Stationary/Gift
Sporting Goods/Hobby/Musical Instrument
Direct Selling Establishments
Health/Personal Care Stores
Home Furnishing Stores
Automotive Dealers
Specialty Food Stores
Special Food Services
Grocery Stores
$141,497,896
$81,526,143
$76,211,129
$105,418,950
$194,630,563
$697,067,235
$1,299,635,828
$76,572,198
$223,055,591
$300,282,447
$76,184,630
$135,524,890
$558,097,162
$1,757,447,877
$41,092,209
$63,717,881
$136,261,985
$61,726,042
$676,563,664
$125,505,395
$2,243,091,306
$74,014,467
$132,141,864
$1,254,301,467
$41,855,589
$633,006,043
$649,067,657
$17,183,531
$178,776,304
$916,843,784
$39,267,375
$37,282,065
$30,071,202
$32,232,490
$56,926,059
$105,486,032
$380,252,206
$730,149,613
$51,682,540
$161,284,580
$223,465,714
$57,030,952
$102,503,410
$454,703,165
$1,453,421,013
$36,024,229
$57,748,256
$127,010,745
$58,877,001
$646,024,834
$129,270,551
$2,325,768,719
$80,135,722
$144,413,752
$1,386,170,009
$47,602,451
$725,167,800
$775,635,886
$21,297,853
$239,348,387
$1,256,506,877
$54,792,212
-74%
-63%
-58%
-46%
-46%
-45%
-44%
-33%
-28%
-26%
-25%
-24%
-19%
-17%
-12%
-9%
-7%
-5%
-5%
3%
4%
8%
9%
$340,401,046
$197,671,332
$186,841,274
$255,715,958
$475,395,499
$1,695,856,300
$3,168,982,941
$185,415,380
$570,709,671
$729,206,718
$183,101,109
$326,651,971
$1,349,457,482
$4,360,862,139
$114,580,010
$156,970,290
$329,462,814
$150,845,723
$1,653,227,445
$304,609,755
$5,394,471,569
$180,509,543
$340,714,479
$3,057,670,791
$101,253,440
$1,631,255,356
$1,728,404,265
$41,684,753
-64%
-65%
25%
-19%
-26%
-14%
-21%
163%
-24%
20%
38%
-7%
60%
-29%
3%
29%
15%
9%
$592,970,281
$345,496,969
$326,892,595
$446,446,215
$836,991,562
$2,974,184,613
$5,554,136,855
$324,188,794
$987,964,776
$1,276,164,004
$318,638,989
$569,373,689
$2,357,249,738
$7,614,648,584
$195,788,146
$273,299,483
$575,626,338
$264,614,887
$2,908,734,711
$533,386,616
$9,407,058,507
$316,356,185
$586,891,958
$5,359,245,213
$176,718,991
$2,810,254,307
$2,967,202,503
$72,873,707
$242,052,593
$147,626,013
$362,965,869
$421,284,054
$763,317,618
$2,787,664,296
$4,838,891,330
$581,656,048
$870,848,441
$1,615,069,429
$397,700,809
$754,157,296
$5,376,342,010
$4,335,248,177
$236,951,989
$342,756,813
$712,631,384
$261,371,844
$3,655,828,889
$657,047,683
$8,130,147,875
$462,424,418
$809,491,187
$6,459,956,644
$201,019,189
$3,162,544,131
$3,157,566,945
$134,449,944
$1,288,592,717
$5,938,378,693
$203,258,804
-59%
-57%
11%
-6%
-9%
-6%
$234,035,908
$207,493,848
$351,680,330
$1,450,741,695
$2,513,560,962
$488,076,793
$434,193,262
$875,840,168
$253,234,692
$304,898,579
$2,160,601,436
$3,113,005,311
$118,108,869
$202,647,550
$379,311,104
$164,490,163
$2,040,831,188
$302,622,826
$5,104,513,741
$264,427,394
$468,443,412
$3,692,094,349
$114,516,093
$1,848,306,876
$1,954,694,541
$64,282,463
-13%
79%
-12%
27%
25%
32%
128%
-43%
21%
25%
24%
-1%
26%
23%
-14%
46%
38%
21%
14%
13%
6%
$184,783,607
$3,019,092,272
($3,279,400,407)
$41,163,843
$69,457,330
$137,005,046
($3,243,043)
$747,094,178
$123,661,067
($1,276,910,632)
$146,068,233
$222,599,229
$1,100,711,431
$24,300,198
$352,289,824
$190,364,442
$61,576,237
$534,966,117
$2,029,608,438
$34,930,926
23%
-1%
-5%
46%
37%
21%
13%
13%
13%
54%
66%
72%
47%
11%
14%
15%
20%
24%
34%
37%
40%
Used Merchandise Stores
Limited-Service Eating Places
Full-Service Restaurants
Florists/Misc. Store Retailers
Other Misc. Store Retailers
Gasoline Stations
84%
71%
52%
21%
$431,885,191
$2,228,326,483
$95,942,360
$716,808,738
$3,824,422,369
$141,097,461
$753,626,600
$3,908,770,255
Book/Periodical/Music Stores $168,327,878
Consumer Demand/Market Supply Index $13,007,569,103 $11,988,286,325 $31,968,083,087 $33,978,810,729 $55,804,123,949 $59,309,243,132 94 ©SDS, a division of x-span results, inc. Data by STI. All rights reserved. Page 1 of 3 PAGE 530 of 1856
Consumer Demand & Market Supply Assessment
Site:

Address:

Date Report Created:

Euclid Ave and Mission St
Euclid Ave and Mission St | San Marino CA
10/31/2019
10 Min Drive 15 Min Drive 20 Min Drive
Consumer
Demand
Market
Supply
Opportunity
Gap/Surplus
($119,287,095)
($21,213,259)
($73,203,189)
($41,012,079)
($67,614,041)
($113,698,518)
($118,357,690)
($54,966,347)
($32,150,598)
($125,651,063)
($319,278,804)
($20,382,423)
($9,605,699)
($9,605,699)
($29,162,475)
($35,238,733)
($284,283,520)
($16,759,433)
($29,190,889)
($36,587,007)
($45,601,503)
($3,683,091)
($3,153,389)
($2,485,490)
($758,881)
Consumer
Demand
Market
Supply
Opportunity
Gap/Surplus
($70,000,267)
($11,645,297)
($44,560,941)
($50,484,291)
($101,235,189)
($185,839,850)
($236,178,548)
$67,384,700
$255,336,972
$273,764,128
($301,088,269)
($24,353,880)
$5,810,522
Consumer
Demand
Market
Supply
Opportunity
Gap/Surplus
($19,575,982)
($2,257,746)
($26,387,756)
($71,261,868)
($127,516,301)
($119,126,411)
($362,133,884)
$182,949,878
$249,177,923
$1,234,493,523
($678,503,656)
$13,993,791
$33,624,585
$33,624,585
$553,093,675
$102,803,673
$401,426,888
$89,741,589
($516,920,805)
($141,075,369)
$40,695,076
$68,950,914
$61,536,455
$356,923,126
$8,865,239
($144,136,865)
$45,085,143
($1,254,386,575)
$70,958,199
$407,041
$79,265,007
$176,236,492
$80,015,605
$14,640,319
$9,653,512
$91,613,805
$909,745,394
$20,760,915
$42,172,042
$2,029,222,572
By Major Product Lines
Dimensional Lumber/Other Building Materials
Paints/Sundries/Wallpaper/Wall Coverings
Hardware/Tools/Plumbing/Electrical Supplies
Pets/Pet Foods/Pet Supplies
Lawn/Garden/Farm Equipment/Supplies
Furniture/Sleep/Outdoor/Patio Furniture
Automotive Tires/Tubes/Batteries/Parts
Footwear, including Accessories
Jewelry (including Watches)
Womens/Juniors/Misses Wear
Drugs/Health Aids/Beauty Aids/Cosmetics
Floor/Floor Coverings
Major Household Appliances
Automotive Lubricants (incl Oil, Greases)
Mens Wear
$281,348,735
$50,896,174
$194,847,261
$118,062,477
$207,295,790
$349,824,289
$388,711,259
$188,251,893
$115,214,796
$485,663,745
$1,512,283,640
$99,371,471
$48,736,337
$48,736,337
$186,757,861
$230,515,949
$1,955,936,251
$154,123,380
$307,904,017
$387,685,297
$502,483,648
$61,926,761
$54,270,542
$78,679,136
$27,434,638
$304,354,188
$27,296,344
$1,971,017,605
$112,992,563
$73,358,446
$58,284,122
$148,294,077
$83,225,011
$13,970,676
$5,461,859
$162,061,640
$29,682,915
$121,644,073
$77,050,398
$139,681,749
$236,125,771
$270,353,569
$133,285,546
$83,064,198
$360,012,681
$1,193,004,835
$78,989,048
$39,130,639
$39,130,639
$157,595,386
$195,277,216
$1,671,652,731
$137,363,946
$278,713,127
$351,098,290
$456,882,145
$58,243,670
$51,117,153
$76,193,646
$26,675,757
$300,351,856
$27,331,037
$1,986,773,958
$114,303,224
$74,357,546
$60,625,988
$155,716,347
$88,789,568
$14,905,496
$5,947,764
-42%
-42%
-38%
-35%
-33%
-33%
-30%
-29%
-28%
-26%
-21%
-21%
-20%
-20%
-16%
-15%
-15%
-11%
-9%
-9%
-9%
-6%
-6%
-3%
-3%
-1%
0%
$684,208,021
$124,164,281
$476,619,553
$281,373,582
$503,426,581
$842,985,434
$950,663,457
$452,250,844
$279,179,003
$1,175,701,067
$3,697,898,912
$243,307,873
$115,366,811
$115,366,811
$449,431,388
$556,363,275
$4,763,455,574
$373,906,312
$878,083,625
$929,166,481
$1,214,894,545
$150,631,287
$132,770,786
$190,664,406
$66,422,801
$614,207,754
$112,518,984
$432,058,612
$230,889,291
$402,191,392
$657,145,584
$714,484,909
$519,635,544
$534,515,975
$1,449,465,195
$3,396,810,643
$218,953,993
$121,177,333
$121,177,333
$609,742,849
$590,820,690
$4,947,205,836
$391,928,752
$638,816,748
$870,549,721
$1,278,502,285
$181,696,504
$160,809,727
$308,509,895
$72,150,809
$785,652,053
$87,538,362
$4,381,249,503
$314,175,047
$187,570,746
$170,930,273
$478,384,751
$242,971,145
$40,536,413
$17,578,439
$204,193,390
$3,756,430,696
$166,702,740
$90,815,193
$3,546,770,639
-10%
-9%
-9%
-18%
-20%
-22%
-25%
15%
91%
23%
-8%
-10%
5%
$1,199,967,404
$218,435,934
$839,099,222
$486,565,322
$880,763,252
$1,469,356,667
$1,675,559,684
$786,854,500
$488,468,452
$2,055,285,511
$6,509,983,927
$428,807,572
$197,997,286
$197,997,286
$782,112,927
$970,156,568
$8,352,422,201
$654,454,343
$1,501,847,800
$1,609,915,129
$2,119,272,141
$263,790,786
$233,507,930
$333,956,631
$116,201,865
$1,460,106,795
$115,983,813
$8,257,392,521
$477,022,852
$312,965,311
$241,143,947
$653,921,095
$355,721,237
$59,004,842
$1,180,391,422
$216,178,188
$812,711,466
$415,303,454
$753,246,951
$1,350,230,256
$1,313,425,800
$969,804,378
$737,646,375
$3,289,779,034
$5,831,480,271
$442,801,363
$231,621,871
$231,621,871
$1,335,206,602
$1,072,960,241
$8,753,849,089
$744,195,932
$984,926,995
$1,468,839,760
$2,159,967,217
$332,741,700
$295,044,385
$690,879,757
$125,067,104
$1,315,969,930
$161,068,956
$7,003,005,946
$547,981,051
$313,372,352
$320,408,954
$830,157,587
$435,736,842
$73,645,161
-2%
-1%
-3%
-15%
-14%
-8%
-22%
23%
51%
60%
-10%
3%
17%
17%
71%
11%
5%
14%
-34%
-9%
$5,810,522 5%
36%
6%
4%
5%
$160,311,461
$34,457,415
$183,750,262
$18,022,440
($239,266,877)
($58,616,760)
$63,607,740
$31,065,217
$28,038,941
$117,845,489
$5,728,008
($69,517,520)
$21,312,085
($354,554,826)
$41,120,106
$9,161,482
Packaged Liquor/Wine/Beer
Groceries/Other Food Items (Off Premises)
Kitchenware/Home Furnishings
Computer Hardware/Software/Supplies
Retailer Services
All Other Merchandise
Soaps/Detergents/Household Cleaners
Paper/Related Products
-27%
-6%
5%
21%
21%
62%
9%
-8%
32%
-7%
15%
5%
23%
30%
20%
20%
34%
31%
20%
29%
55%
74%
2%
26%
26%
107%
8%
-10%
39%
-15%
15%
0%
33%
27%
22%
25%
42%
33%
17%
9%
Childrens Wear/Infants/Toddlers Clothing
Small Electric Appliances
Alcoholic Drinks Served at the Establishment
Optical Goods (incl Eyeglasses, Sunglasses)
Autos/Cars/Vans/Trucks/Motorcycles
Sporting Goods (incl Bicycles/Sports Vehicles)
Audio Equipment/Musical Instruments
Curtains/Draperies/Slipcovers/Bed/Coverings
Cigars/Cigarettes/Tobacco/Accessories
Televisions/VCR/Video Cameras/DVD etc
Photographic Equipment/Supplies
Sewing/Knitting Materials/Supplies
Toys/Hobby Goods/Games
($4,002,332)
$34,693
$15,756,353
$1,310,661
$999,099
$2,341,866
$7,422,270
$5,564,557
$934,820
$485,905
$855,169,573
$66,226,277
1%
1%
1%
4%
5%
7%
7%
9%
$4,735,804,329
$273,054,941
$178,409,264
$139,334,667
$367,669,492
$202,466,870
$33,779,006
$31,595,606
$110,715,259
$40,504,275
$6,757,407
$13,099,594 $4,478,845 $22,818,262 $32,471,774
$64,179,001
$1,218,914,006
$53,055,660
$23,832,736
$839,124,300
$69,926,823
$1,425,207,439
$66,581,769
$31,909,871
$1,161,808,115
$5,747,823 9% $156,099,832
$3,137,483,826
$129,288,779
$58,585,849
$48,093,558
$618,946,870
$37,413,961
$32,229,344
$1,512,022,188
$274,044,961
$5,405,416,235
$227,456,978
$103,133,601
$3,567,941,736
$365,658,766
$6,315,161,629
$248,217,893
$145,305,643
$5,597,164,308
Meats/Nonalcoholic Beverages
Books/Periodicals
Household Fuels (incl Oil, LP gas, Wood, Coal)
Automotive Fuels
$206,293,434
$13,526,109
$8,077,135
17%
25%
34%
38%
41%
$322,683,815 $2,034,748,451 57%
©SDS, a division of x-span results, inc. Data by STI. All rights reserved. Page 2 of 3 PAGE 531 of 1856
Consumer Demand & Market Supply Assessment
Site:

Address:

Date Report Created:

Euclid Ave and Mission St
Euclid Ave and Mission St | San Marino CA
10/31/2019
10 Min Drive 15 Min Drive 20 Min Drive
Data for this report is provided via the Market Outlook database from Synergos Technologies, Inc (STI).

Market Outlook is based on the following -
•
•
•
the Consumer Expenditure Survey (CE), a program of the Bureau of Labor Statistics (BLS); the U.S. Census Bureau’s monthly and annual Retail Trade (CRT) reports; the Census Bureau’s Economic Census; with supporting demographic data from STI: PopStats data and STI: WorkPlace.

Market Outlook data covers 31 leading retail segments and 40 major product and service lines.

The difference between demand and supply represents the opportunity gap or surplus available for each retail outlet cited on the Market Outlook report for the specified trade area or reporting geography. When the demand is greater than (or less than) the supply, there is an opportunity gap (or surplus) for that retail outlet.

In other words, a negative value signifies an opportunity gap where the Consumer Demand is higher than the Market Supply, while a positive value signifies a surplus.

Consumer Demand/Market Supply Index:
n = 100 (Equilibrium)
n > 100 suggests demand is not being fully met within the market, consumers are leaving the area to shop n < 100 suggests supply exceeds demand, attracting consumers from outside the defined area ©SDS, a division of x-span results, inc. Data by STI. All rights reserved. Page 3 of 3 PAGE 532 of 1856

THIS PAGE LEFT BLANK INTENTIONALLY
PAGE 533 of 1856
STATE OF CALIFORNIA - BUSINESS, CONSUMER SERVICES AND HOUSING AGENCY GAVIN NEWSOM, Governor

DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT

DIVISION OF HOUSING POLICY DEVELOPMENT
2020 W. El Camino Avenue, Suite 500
Sacramento, CA 95833
(916) 263-2911 / FAX (916) 263-7453
www.hcd.ca.gov
December 31, 2021
Alex Hamilton, Interim Director
Community Development Department
City of San Marino
2200 Huntington Drive
San Marino, CA 91108
Dear Alex Hamilton:

RE: City of San Marino’s 6th Cycle (2021-2029) Draft Housing Element Thank you for submitting the City of San Marino’s (City) draft housing element received for review on November 1, 2021. Pursuant to Government Code section 65585, subdivision (b), the California Department of Housing and Community Development (HCD) is reporting the results of its review. Our review was facilitated by a telephone conversation on December 30, 2022 with you and Bret K. McNulty, the City’s consultant. In addition, HCD considered comments from several private citizens pursuant to Government Code section 65585, subdivision (c).

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

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

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

For your information, pursuant to Assembly Bill 1398 (Chapter 358, Statutes of 2021), if a local government fails to adopt a compliant housing element within 120 days of the statutory deadline (October 15, 2021), then any rezoning to accommodate the regional housing needs allocation (RHNA), including for lower-income households, shall be completed no later than one year from the statutory deadline. Otherwise, the local government’s housing element will no longer comply with State Housing Element Law, and HCD may revoke its finding of substantial compliance pursuant to Government Code section 65585, subdivision (i).

Attachment 2
PAGE 534 of 1856
Alex Hamilton, Interim Director

Public participation in the development, adoption and implementation of the housing element is essential to effective housing planning. Throughout the housing element process, the City should continue to engage the community, including organizations that represent lower-income and special needs households, by making information regularly available and considering and incorporating comments where appropriate.

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

For your information, some general plan element updates are triggered by housing element adoption. HCD reminds the City to consider timing provisions and welcomes the opportunity to provide assistance. For information, please see the Technical Advisories issued by the Governor’s Office of Planning and Research at:
http://opr.ca.gov/docs/OPR_Appendix_C_final.pdf and
http://opr.ca.gov/docs/Final_6.26.15.pdf.

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

Sincerely,
Melinda Coy
Senior Housing Accountability Manager
Enclosure
PAGE 535 of 1856
City of San Marino’s 6th Cycle Draft Housing Element Page 1 December 31, 2021

APPENDIX

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

Housing element technical assistance information is available on HCD’s website at http://www.hcd.ca.gov/community-development/housing-element/housing-element-memos.shtml.

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

A. Review and Revision
Review the previous element to evaluate the appropriateness, effectiveness, and progress in implementation, and reflect the results of this review in the revised element. (Gov. Code, § 65588 (a) and (b).)
A thorough program-by-program review is necessary to evaluate City's performance in addressing housing goals. Table 4 must be revised to 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. This information and analysis provide the basis for developing a more effective housing program.

In addition, as part of the evaluation of programs in the past cycle, the element must provide an explanation of the effectiveness of goals, policies, and related actions in meeting the housing needs of special needs populations (e.g., elderly, persons with disabilities, large households, female headed households, farmworkers and persons experiencing homelessness).

B. Housing Needs, Resources, and Constraints

1. Affirmatively further[ing] fair housing in accordance with Chapter 15 (commencing with Section 8899.50) of Division 1 of Title 2…shall include an assessment of fair housing in the jurisdiction (Gov. Code, § 65583, subd. (c)(10)(A)) Regional Analysis and Analysis of Trends and Patterns: The element generally describes local data but must also analyze San Marino relative to the rest of the region regarding enforcement and outreach, integration, and segregation, racially and ethnically concentrated areas of poverty (R/ECAP) and areas of affluence, disparities in access to opportunity, and disproportionate housing needs and displacement risks.

PAGE 536 of 1856
City of San Marino’s 6th Cycle Draft Housing Element Page 2 December 31, 2021
In addition, wherever possible, the analysis and summary should include a discussion at a geographic level appropriate to better determine any locational trends—simply reporting information at a city-wide level will not fully display patterns and impacts on protected characteristics. Examples of appropriate geographic levels include census tracts, block groups, neighborhoods, housing development, or any other sub-section of a locality.

Fair Housing Enforcement and Outreach: The element provides (page 90) some information on Fair Housing enforcement and public outreach. However, the element must include the City’s ability to provide enforcement and outreach capacity which can consist of actions such as the City’s ability to investigate complaints, obtain remedies, or the City’s ability to engage in fair housing testing. The element must address compliance with existing fair housing laws and regulations; findings, lawsuits, enforcement actions, settlements, or judgements related to fair housing or civil rights; and summarize fair housing issues related to enforcement and outreach capacity and the relationship to other fair housing issues (e.g., segregation and integration, racially and ethnically concentrated areas of poverty, etc.).

Integration and Segregation: The element includes some local data and analysis on integration and segregation (page 91); however, the element must analyze segregation and integration of familial status. The element must also analyze segregation and integration of race, familial status, disability, and income locally and regionally for patterns over time, complemented by data, and concluding with a summary of issues. To strengthen the analysis for race, the element could include updated dissimilarity index data.

Racial/Ethnic Concentrated Areas of Poverty (R/ECAP) and Affluence (RCAA): The element notes there are no R/ECAPs in the City and states that there are no RCAAs given the equal distribution of wealth within City limits (page 106). However, the element should analyze some of the census tracts that have significantly higher rates of white population and income as RCAA and compare both this analysis, and R/ECAPs to the neighboring region.

Disparities in Access to Opportunity: The element provides (page 97) some information on the access to opportunity. A complete analysis should include the locally and regional disparities of the educational, environmental, and economic scores through local, federal, and/or state data. Please refer to page 35 of the Affirmatively Furthering Fair Housing (AFFH) guidebook (link:
https://www.hcd.ca.gov/community-development/affh/index.shtml#guidance) for specific factors that should be considered when analyzing access to opportunities as it pertains to educational, employment, environmental, transportation, and any factors that are unique to San Marino.

Disproportionate Housing Needs and Displacement: The element does include (page 104) some data on disproportionate housing needs and displacement. However, the element must also analyze the data including looking at trends, patterns, and other local knowledge, and conclude with a summary of issues.

PAGE 537 of 1856
City of San Marino’s 6th Cycle Draft Housing Element Page 3 December 31, 2021
Identification and Prioritization Contributing Factors: The element must list and prioritize contributing factors to fair housing issues. Contributing factors create, contribute to, perpetuate, or increase the severity of fair housing issues and are fundamental to adequate goals and actions. Examples include community opposition to affordable housing, housing discrimination, land use and zoning laws, lack of regional cooperation, location and type or lack of affordable housing and lack of public or private investment in areas of opportunity or affordable housing choices.

The analysis shall result in strategic approaches to inform and connect goals and actions to mitigate contributing factors to affordable housing.

Site Inventory: The element must include an analysis demonstrating whether sites identified to meet the RHNA are distributed throughout the community in a manner that affirmatively furthers fair housing. A full analysis should address the income categories of identified sites with respect to location, the number of sites and units by all income groups and how that effects the existing patterns for all components of the assessment of fair housing (e.g., segregation and integration, access to opportunity).

The element should also discuss whether the distribution of sites improves or exacerbates conditions. If sites exacerbate conditions, the element should identify further program actions that will be taken to mitigate this (e.g., anti-displacement strategies).

Goals, Priorities, Metrics, and Milestones: Goals and actions must significantly seek to overcome contributing factors to fair housing issues. Currently, the element identifies a program to provide fair housing services through the Fair Housing Foundation; however, this program does not appear to facilitate any meaningful change nor address AFFH requirements. Furthermore, the element must include metrics and milestones for evaluating progress on programs, actions, and fair housing results. The element may need to include additional programs and actions to integrate the AFFH analysis into policies and programs.

2. Include an analysis and documentation of household characteristics, including level of payment compared to ability to pay, housing characteristics, including overcrowding, and housing stock condition. (Gov. Code, § 65583, subd. (a)(2).) Units in Need Rehabilitation or Replacement: The element identifies (page 106) substandard housing. However, it must include analysis of the condition of the existing housing stock and estimate the number of units in need of rehabilitation and replacement. For example, the analysis could include estimates from a recent windshield survey or sampling, estimates from the code enforcement agency, or information from knowledgeable builders/developers, including non-profit housing developers or organizations.

Overpayment – Income Category and Tenure: While the element identifies (page 10) the total number of overpaying households, it must quantify and analyze the number of overpaying households by tenure (i.e., renter and owner) and the lower-income households paying more than 30 percent of their income on housing.

PAGE 538 of 1856
City of San Marino’s 6th Cycle Draft Housing Element Page 4 December 31, 2021

3. An inventory of land suitable and available for residential development, including vacant sites and sites having realistic and demonstrated potential for redevelopment during the planning period to meet the locality’s housing need for a designated income level, and an analysis of the relationship of zoning and public facilities and services to these sites. (Gov. Code, § 65583, subd. (a)(3).) The City has a regional housing need allocation (RHNA) of 397 housing units, of which 240 are for lower-income households. To address this need, the element relies on permitting residential uses in commercial zones, accessory dwelling units and junior accessory dwelling units, rezoning, utilizing a housing overlay, and including missing middle housing. To demonstrate the adequacy of these sites and strategies to accommodate the City’s RHNA, the element must include complete analyses.

Sites Inventory: The sites inventory lists several sites with multiple APNs. These parcels should be listed separately. Tables 6 and 11 must describe existing uses for any nonvacant sites and include a calculation of the realistic capacity of each site by income category. The element must also include a general map of identified sites.

Electronic Sites Inventory: Pursuant to Government Code section 65583.3, subdivision (b), the City must utilize standards, forms, and definitions adopted by HCD when preparing the sites inventory. Please see HCD’s housing element webpage at https://www.hcd.ca.gov/community-development/housingelement/index.shtml for a copy of the form and instructions. The City can reach out to HCD at [email protected] for technical assistance. Please note, upon adoption of the housing element, the City must submit an electronic version of the sites inventory with its adopted housing element to [email protected].

Realistic Capacity: While the element provides (page 40) assumptions of buildout for sites included in the inventory, it must also provide support for these assumptions.

For example, the element should demonstrate what specific trends, factors, and other evidence led to the assumptions. The estimate of the number of units for each site must be adjusted as necessary, based on the land use controls and site improvements, typical densities of existing or approved residential developments at a similar affordability level in that City, and on the current or planned availability and accessibility of sufficient water, sewer, and dry utilities. The element also needs to analyze the likelihood that the identified units will be developed as noted in the inventory in zones that allow nonresidential uses (e.g., mixed-use) or in areas that will be subject to an overlay, pursuant to the underlying zoning. This analysis should consider the likelihood of nonresidential development, performance standards, and development trends supporting residential development.

Small Sites: The sites inventory identifies small sites to accommodate the City’s lower-income RHNA. Sites smaller than a half-acre in size are deemed inadequate to accommodate housing for lower-income households unless it is demonstrated, with sufficient evidence, that sites are suitable to accommodate housing for lower-income households. The element should provide specific examples with the densities and affordability. For sites expected to be aggregated, the element must describe PAGE 539 of 1856
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circumstances leading to consolidation, such as common ownership, the City’s role or track record in facilitating small-lot consolidation, policies or incentives offered or proposed to encourage and facilitate lot consolidation, specific examples of projects that were built for lower-income households on similarly sized sites, densities and affordability and relate those examples back to the sites inventory. Based on a complete analysis, the City should consider adding or revising programs to include incentives for facilitating development on small sites.

Suitability of Nonvacant Sites: While the element identifies (page 42) nonvacant sites to accommodate the regional housing need for lower-income households, it provides no description of how the potential for redevelopment. The element must describe the methodology used to determine the additional development potential within the planning period. For example, the element includes portions of sites such as the Huntington Library and the Southwestern Academy, and sites with religious institutions, but no analysis was provided to demonstrate whether these existing uses would impede development of these sites within the planning period or how development is expected to occur on these sites. The methodology must consider factors including the extent to which existing uses may impede additional residential development, development trends, market conditions, any existing leases or other contracts that would perpetuate the existing use or prevent redevelopment of the site for additional residential development, and regulatory or other incentives or standards to encourage additional residential development on these sites. (Gov. Code, § 65583.2, subd. (g).) For sites with residential uses, the inventory could also describe structural conditions or other circumstances and trends demonstrating the redevelopment potential to more intense residential uses. For nonresidential sites, the inventory could also describe whether the use is operating, marginal or discontinued, and the condition of the structure or could describe any expressed interest in redevelopment. The element could also discuss conversations with property owners and institutions to demonstrate interest in residential development.

In addition, if the housing element relies upon nonvacant sites to accommodate more than 50 percent of the RHNA for lower income households, the housing element must demonstrate that the existing use is not an impediment to additional residential development in the planning period (Gov. Code, § 65583.2, subd. (g)(2).). This can be demonstrated by providing substantial evidence that the existing use is likely to be discontinued during the planning period (Gov. Code, § 65583.2, subd. (g)(2). For additional information and sample analysis, see the Building Blocks at:
http://www.hcd.ca.gov/community-development/building-blocks/site-inventoryanalysis/analysis-of-sites-and-zoning.shtml#analysis.

Missing Middle Projections: The element is projecting 75 units that will be developed based on the development of a missing middle ordinance to accommodate a portion of its above moderate income RHNA. To utilize projections, the element must 1) include a site-specific inventory of sites where the ordinance is being applied to 2) include a nonvacant sites analysis demonstrating the likelihood of redevelopment and that the existing use will not constitute as an impediment for additional residential use and 3) include programs and policies that establish zoning and development standards early in the planning period and implement incentives to encourage and PAGE 540 of 1856
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facilitate development. The element should support this analysis with local information such as local developer or owner interest to utilize zoning and incentives established through the ordinance.

Accessory Dwelling Units (ADU): The element assumes (page 44) an ADU build out of 241 ADU and/or junior accessory dwelling unit (JADU) in the planning cycle. Given that the City has only produced an average of 9 units per year since 2018, it is not clear if this production level will be achievable in the planning period. As a result, the element should be updated to include a realistic estimate of the potential for ADUs and include policies and programs that incentivize the production of ADUs.

Depending on the analysis, the element must commit to monitor ADU production throughout the course of the planning period and implement additional actions if not meeting target numbers anticipated in the housing element. In addition to monitoring production, this program should also monitor affordability. Additional actions, if necessary, should be taken in a timely manner (e.g., within 6 months). Finally, if necessary, the degree of additional actions should be in stride with the degree of the gap in production and affordability. For example, if actual production and affordability of ADUs is far from anticipated trends, then rezoning or something similar would be an appropriate action. If actual production and affordability is near anticipated trends, then measures like outreach and marketing might be more appropriate.

Sites with Zoning for a Variety of Housing Types:

Accessory Dwelling Units: After a cursory review of the City’s ADU ordinance, HCD discovered several areas which were not consistent with State ADU Law. This includes, but is not limited to, additional permits for ADU approval, and bedroom limitations. In addition, ADUs need to be allowed in any zones that allow residential use. HCD will provide a complete listing of ADU non-compliance issues under a separate cover. As a result, the element should include in Program 1.3 to update the City’s ADU and zoning ordinances to comply with state law. For more information, please consult HCD’s ADU Guidebook, published in December 2020, which provides detailed information on new state ADU requirements
Emergency Shelters: The housing element must demonstrate the permit processing, development, and management standards for emergency shelters are consistent with Government Code section 65583 (a)(4)(A). While housing element law does allow a jurisdiction to limit the number of beds or persons permitted to be served nightly by a facility, standards must be designed to encourage and facilitate the development of, or conversion to, an emergency shelter. The element must analyze the ten-bed limit as a potential constraint for the development of emergency shelters and ensure that parking standards only reflect the need for sufficient parking to accommodate all staff working in the emergency shelter. In addition, the element must demonstrate the commercial zone has sufficient capacity to accommodate the housing need for at least one emergency shelters.

Low Barrier Navigation Centers: Low Barrier Navigation Centers shall be a use byright in zones where multifamily and mixed uses are permitted, including nonresidential zones permitting multifamily uses pursuant to Government Code PAGE 541 of 1856
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section 65660. The element must demonstrate compliance with this requirement and include programs as appropriate.

Permanent Supportive Housing: Supportive housing shall be a use by-right in zones where multifamily and mixed uses are permitted, including nonresidential zones permitting multifamily uses pursuant to Government Code section 65651. The element must demonstrate compliance with this requirement and include programs as appropriate.

4. An analysis of potential and actual governmental constraints upon the maintenance, improvement, or development of housing for all income levels, including the types of housing identified in paragraph (1) of subdivision (c), and for persons with disabilities as identified in the analysis pursuant to paragraph (7), including land use controls, building codes and their enforcement, site improvements, fees and other exactions required of developers, and local processing and permit procedures. The analysis shall also demonstrate local efforts to remove governmental constraints that hinder the locality from meeting its share of the regional housing need in accordance with Government Code section 65584 and from meeting the need for housing for persons with disabilities, supportive housing, transitional housing, and emergency shelters identified pursuant to paragraph (7). Transitional housing and supportive housing shall be considered a residential use of property, and shall be subject only to those restrictions that apply to other residential dwellings of the same type in the same zone. (Gov. Code, § 65583, subd. (a)(5).)
Land Use and Development Standards: Currently, development standards do not support the development of multifamily housing. While HCD recognizes that zoning has not yet been created to implement new overlays to accommodate multifamily housing, the element should generally describe and commit to expectations for development standards in these zones. For example, the element should describe if 100 percent residential projects be allowed in the C-1 zone or if a commercial component be required for new multifamily development. In addition, the element should commit to ensuring that development standards including height, lot coverage, and parking facilitate the development of multifamily housing at the allowable densities assumed in the inventory.

Design Review: The element must describe and analyze the design review guidelines, including approval procedures and decision-making criteria, for their impact as potential constraints on housing supply and affordability. For example, the analysis should analyze the requirement to present plans to the neighbors and whether this requirement will remain for multifamily housing in areas covered by the various overlays. could describe required findings and discuss whether objective standards and guidelines improve development certainty and mitigate cost impacts.

The element must demonstrate this process is not a constraint or it must include a program to address this permitting requirement, as appropriate.

Local Ordinances: The element must specifically analyze locally adopted ordinances such as inclusionary ordinances or short-term rental ordinances that directly impact the cost and supply of residential development. The analysis should demonstrate PAGE 542 of 1856
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local efforts to remove governmental constraints that hinder the locality from meeting its share of the regional housing need and from meeting the need for housing for persons with disabilities, supportive housing, transitional housing, and emergency shelters.

Zoning and Fees Transparency: The element must clarify its compliance with new transparency requirements for posting updated development fees and all zoning and development standards for each parcel on the City’s website pursuant to Government Code section 65940.1(a)(1).

SB 35 Streamlined Ministerial Approval Process: The element must include a program to adhere to the SB 35 Ministerial Approval Process for development projects that meet specific requirements.

Constraints on Housing for Persons with Disabilities: The element briefly describes its reasonable accommodation procedures. However, the element should also describe the process and decision-making criteria such as approval findings and analyze any potential constraints on housing for persons with disabilities. The element currently details that licensed residential care facilities serving six or fewer persons are permitted in the R-1 zone. However, it does not discuss how residential care facilities serving seven or more persons are permitted. If non-licensed group homes are only allowed with a conditional use permit, the element should analyze the process as a potential constraint on housing for persons with disabilities and add or modify programs as appropriate to ensure zoning permits group homes objectively with approval certainty. Finally, the element includes in its definition of family “This shall not include an individual paying rent to a landlord for the purpose of temporarily residing in a dwelling unit.” The element must clarify what is meant by this phrase and analyze its inclusion for potential constraints on persons with disabilities.

5. An analysis of potential and actual nongovernmental constraints upon the maintenance, improvement, or development of housing for all income levels, including the availability of financing, the price of land, the cost of construction, the requests to develop housing at densities below those anticipated in the analysis required by subdivision (c) of Government Code section 65583.2, and the length of time between receiving approval for a housing development and submittal of an application for building permits for that housing development that hinder the construction of a locality’s share of the regional housing need in accordance with Government Code section 65584. The analysis shall also demonstrate local efforts to remove nongovernmental constraints that create a gap between the locality’s planning for the development of housing for all income levels and the construction of that housing. (Gov. Code, § 65583, subd. (a)(6).)
The element must be revised to include analysis of requests to develop housing at densities below those anticipated, and the length of time between receiving approval for a housing development and submittal of an application for building permits that potentially hinder the construction of a locality’s share of the regional housing need.

6. Analyze any special housing needs such as elderly; persons with disabilities, including a developmental disability; large families; farmworkers; families with female PAGE 543 of 1856
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heads of households; and families and persons in need of emergency shelter. (Gov.

Code, § 65583, subd. (a)(7).)
General: While the element includes data and a general discussion of housing challenges faced by special needs households, it still must provide an analysis of the existing needs and resources for each special need group including seniors, femaleheaded households, large householders, and extremely low-income (ELI) households. For example, the element should discuss the existing resources to meet housing needs (availability of shelter beds, number of large units, number of deed restricted units, etc.,), an assessment of any gaps in resources, and proposed policies, programs, and funding to help address those gaps.

Extremely Low-Income Households (ELI): While the element quantifies existing and projected ELI households, it must also analyze their housing needs. The analysis of ELI housing needs could consider tenure and rates of overcrowding and overpayment and consider existing housing resources.

Persons with Developmental Disabilities: The element provides (page 10) information on Special Needs Populations. However, the element must quantify the number of persons with developmental disabilities and analyze the special housing needs of persons with developmental disabilities. The term developmental disability refers to a severe and chronic disability attributable to a mental or physical impairment, such as cerebral palsy, epilepsy, or autism, that begins before individuals reach adulthood. (Welfare and Institutions Code, § 4512.) The analysis could include the following:
• a quantification of the total number of persons with developmental disabilities; • a description of the types of developmental disabilities; • a description of the housing need, including a description of the potential housing problems; and
• a discussion of resources, policies and programs including existing housing and services, for persons with developmental disabilities.

C. Housing Programs

1. Include a program which sets forth a schedule of actions during the planning period, each with a timeline for implementation, which may recognize that certain programs are ongoing, such that there will be beneficial impacts of the programs within the planning period, that the local government is undertaking or intends to undertake to implement the policies and achieve the goals and objectives of the Housing Element through the administration of land use and development controls, the provision of regulatory concessions and incentives, and the utilization of appropriate federal and state financing and subsidy programs when available. The program shall include an identification of the agencies and officials responsible for the implementation of the various actions. (Gov. Code, § 65583, subd. (c).)
To address the program requirements of Government Code section 65583, subdivision (c)(1-6), and to facilitate implementation, programs should include: (1) a description of the City’s specific role in implementation; (2) definitive implementation PAGE 544 of 1856
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timelines; (3) objectives, quantified where appropriate; and (4) identification of responsible agencies and officials.

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. Deliverables should occur early in the planning period to ensure actual housing outcomes. The element must provide quantified objectives where appropriate and discrete timing for all programs (e.g., month and year) to account for how often the action will occur as well as to ensure a beneficial impact throughout the planning period.

2. Identify actions that will be taken to make sites available during the planning period with appropriate zoning and development standards and with services and facilities to accommodate that portion of the city’s or county’s share of the regional housing need for each income level that could not be accommodated on sites identified in the inventory completed pursuant to paragraph (3) of subdivision (a) without rezoning, and to comply with the requirements of Government Code section 65584.09. Sites shall be identified as needed to facilitate and encourage the development of a variety of types of housing for all income levels, including multifamily rental housing, factorybuilt housing, mobilehomes, housing for agricultural employees, supportive housing, single-room occupancy units, emergency shelters, and transitional housing. (Gov. Code, § 65583, subd. (c)(1).)
As noted in Finding B3, the element does not include a complete site analysis, therefore, the adequacy of sites and zoning were not established. Based on the results of a complete sites inventory and analysis, the City may need to add or revise programs to address a shortfall of sites or zoning available to encourage a variety of housing types. In addition, the element should be revised as follows:

Shortfall of Adequate Sites: Currently the element identifies a shortfall of adequate sites to accommodate the RHNA within the planning period. In order to provide sufficient sites to accommodate the RHNA, Program 1.6, 1.7, 1.11, 1.12, commit to, among other things, creating several new overlays and modification of the zoning code. However, in order to accommodate the lower-income need, programs must specifically commit to acreage, allowable densities and anticipated units. In addition, the program should specifically commit to rezoning pursuant to Government Code section 65583.2, subdivisions (h) and (i).

The program must commit to:
• permit owner-occupied and rental 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.
• accommodate a minimum of 16 units per site;
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• require a minimum density of 20 units per acre; and
• 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 residential use occupy 50 percent of the total floor area of a mixed-use project.

Program 1.15: While this program commits to the City following the Surplus Lands Act for sites such as the City-owned Stoneman property, it does not commit to the other action items outlined on page 50 including instigating 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.

Programs to Facilitate Redevelopment of Nonvacant Sites: The 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 coordinate and implement a strategy for developing housing affordable to lower- and moderate-income households.

3. The Housing Element shall contain programs which assist in the development of adequate housing to meet the needs of extremely low-, very low-, low- and moderateincome households. (Gov. Code, § 65583, subd. (c)(2).) The element must include a program(s) with specific actions and timelines to assist in the development of housing for lower-income households, including ELI and special needs households. 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 ELI and special needs households; proactive outreach and assistance to non-profit service providers and developers; prioritizing some funding for housing developments with ELI and special needs households; assisting, supporting or pursuing funding applications; and annual outreach with housing developers to coordinate and pursue housing opportunities.

4. Address and, where appropriate and legally possible, remove governmental and nongovernmental constraints to the maintenance, improvement, and development of housing, including housing for all income levels and housing for persons with disabilities. The program shall remove constraints to, and provide reasonable accommodations for housing designed for, intended for occupancy by, or with supportive services for, persons with disabilities. (Gov. Code, § 65583, subd. (c)(3).) As noted in Findings B4 and B5, the element requires a complete analysis of potential governmental and nongovernmental constraints. Depending upon the PAGE 546 of 1856
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results of that analysis, the City may need to revise or add programs and address and remove or mitigate any identified constraints.

5. Promote and affirmatively further fair housing opportunities and promote housing throughout the community or communities for all persons regardless of race, religion, sex, marital status, ancestry, national origin, color, familial status, or disability, and other characteristics protected by the California Fair Employment and Housing Act (Part 2.8 (commencing with Section 12900) of Division 3 of Title 2), Section 65008, and any other state and federal fair housing and planning law. (Gov. Code, § 65583, subd. (c)(5).) Program to Affirmatively Further Fair Housing:

As noted in Finding B1, the element must include a complete analysis of AFFH. The element must be revised to add goals and actions based on the outcomes of a complete analysis. In addition, While the element includes Program 3.2 which describes how the City responds to fair housing complaints, it must also include actions that promote and AFFH opportunities and address priority issues identified in the AFFH section of the element. For example, the element could include a program committing to implement Government Code section 8899.50(b) which requires the City to administer its programs and activities relating to housing and community development in a manner to AFFH and take no action that is materially inconsistent with its obligation to AFFH.

D. Quantified Objectives
Establish the number of housing units, by income level, that can be constructed, rehabilitated, and conserved over a five-year time frame. (Gov. Code, § 65583, subd. (b)(1 & 2).)
The element must include quantified objectives to establish an estimate of housing units by income category that can be constructed, rehabilitated, and conserved over the planning period. While the element includes these objectives by income group for construction, 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.

PAGE 547 of 1856
STATE OF CALIFORNIA - BUSINESS, CONSUMER SERVICES AND HOUSING AGENCY GAVIN NEWSOM, Governor

DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT

DIVISION OF HOUSING POLICY DEVELOPMENT
2020 W. El Camino Avenue, Suite 500
Sacramento, CA 95833
(916) 263-2911 / FAX (916) 263-7453
www.hcd.ca.gov
April 12, 2022
Dr. Marcella Marlowe, City Manager
City of San Marino
2200 Huntington Drive
San Marino, CA 91108
Dear Dr. Marcella Marlowe:

RE: City of San Marino’s 6th Cycle (2021-2029) Adopted Housing Element Thank you for submitting the City of San Marino’s (City) housing element adopted February 9, 2022 and received for review on February 11, 2022. Pursuant to Government Code section 65585, subdivision (h), the California Department of Housing and Community Development (HCD) is reporting the results of its review.

The adopted housing element addresses most statutory requirements described in HCD’s December 31, 2021 review; however, additional revisions are necessary to fully comply with State Housing Element Law (Article 10.6 of the Gov. Code), see enclosed Appendix.

For your information, pursuant to Assembly Bill 1398 (Chapter 358, Statutes of 2021), as the City failed to adopt a compliant housing element within 120 days of the statutory deadline (October 15, 2021), Programs 1.7, 1.8, 1.11, and 1.12 must be completed no later than one year from the statutory deadline. Otherwise, the local government’s housing element will no longer comply with State Housing Element Law, and HCD may revoke its finding of substantial compliance pursuant to Government Code section 65585, subdivision (i).

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

For your information, some general plan element updates are triggered by housing element adoption. HCD reminds the City to consider timing provisions and welcomes Attachment 3
PAGE 548 of 1856
Dr. Marcella Marlowe, City Manager

the opportunity to provide assistance. For information, please see the Technical Advisories issued by the Governor’s Office of Planning and Research at:
http://opr.ca.gov/docs/OPR_Appendix_C_final.pdf and
http://opr.ca.gov/docs/Final_6.26.15.pdf.

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

Sincerely,
Paul McDougall
Senior Program Manager
Enclosure
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City of San Marino’s 6th Cycle Adopted Housing Element Page 1 April 12, 2022

APPENDIX

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

Housing element technical assistance information is available on HCD’s website at http://www.hcd.ca.gov/community-development/housing-element/housing-element-memos.shtml.

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

A. Review and Revision
Review the previous element to evaluate the appropriateness, effectiveness, and progress in implementation, and reflect the results of this review in the revised element. (Gov. Code, § 65588 (a) and (b).)
The element includes revisions to Table 4 (p. 22) and additional text (p. 19) describing the connection of Table 3 to Table 4. However, the element should quantify the actual results of the prior element’s programs where possible. For example, Program 1.3 of Table 4 states that the previous planning period had a goal of 16 second units over the previous planning period and states that the program was “achieved”. The element should quantify how many second units were constructed to better evaluate the effectiveness of the program and revise current programs as appropriate. In addition, the element must provide an explanation of the effectiveness of goals, policies, and related actions in meeting the housing needs of special needs populations (e.g., elderly, persons with disabilities, large households, female-headed households, farmworkers and persons experiencing homelessness). Please see HCD’s December 31, 2021 review.

B. Housing Needs, Resources, and Constraints

1. Affirmatively further[ing] fair housing in accordance with Chapter 15 (commencing with Section 8899.50) of Division 1 of Title 2…shall include an assessment of fair housing in the jurisdiction. (Gov. Code, § 65583, subd. (c)(10)(A).) Fair Housing Enforcement and Outreach: The element includes an updated Program

3.1 (p. 38) and additional information (p. 97) on enforcement and outreach. However, the element must further describe the City’s ability to provide enforcement and outreach capacity and describe what necessary specific actions the city will take to remedy complaints and maintain compliance. This can consist of actions such as the City’s ability to investigate complaints, obtain remedies, or the City’s ability to engage in fair housing testing.

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Disproportionate Housing Needs and Displacement: The element includes the City of San Marino: Insight Market Analysis (Appendix C) to supplement data related to disproportionate housing needs. However, the element should analyze this and other data for trends and patterns in relation to the disproportionate housing needs and displacement and conclude with a summary of issues. Wherever possible, the analysis and summary should include a discussion at a geographic level such as neighborhoods or any other sub-section of a locality, appropriate to better determine any locational trends.

Site Inventory: The element did not address this finding. While the element states that sites are located throughout the community; and as entire City is high resourced and meets requirements to AFFH; the element must still include the required analysis to support these conclusions. For example, the analysis should discuss the magnitude of the impact including the number of units by income group relative to locations or neighborhoods within the City, including any isolation of the Regional Housing Needs Allocation (RHNA) and then address whether sites exacerbate or improve existing patterns for all components of the assessment of fair housing (e.g., segregation and integration, access to opportunity).

Goals, Priorities, Metrics, and Milestones: The element did not address this finding.

Goals and actions must significantly seek to overcome contributing factors to fair housing issues. Programs generally must address enhancing housing mobility strategies; encouraging development of new affordable housing in high resource areas; improving place-based strategies to encourage community conservation and revitalization, including preservation of existing affordable housing; and protecting existing residents from displacement. Given that most of the City is considered a high and highest resource community (pg. 3-50), the element could focus on programs that enhance housing mobility and encourage development of more housing choices and affordable housing. Furthermore, the element must include metrics and milestones for evaluating progress on programs, actions, and fair housing results. Please see HCD’s December 31, 2021 review for additional information.

2. Include an analysis and documentation of household characteristics, including level of payment compared to ability to pay, housing characteristics, including overcrowding, and housing stock condition. (Gov. Code, § 65583, subd. (a)(2).) Units in Need Rehabilitation or Replacement: The element includes a list of housing assistance programs (p. 68) and some information on substandard housing (p. 126) but does not address this finding. Please see HCD’s December 31, 2021 review for additional information.

3. An inventory of land suitable and available for residential development, including vacant sites and sites having realistic and demonstrated potential for redevelopment during the planning period to meet the locality’s housing need for a designated income level, and an analysis of the relationship of zoning and public facilities and services to these sites. (Gov. Code, § 65583, subd. (a)(3).)
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Realistic Capacity: The element was not revised to address this finding. The element seems to rely on the establishment of new overlays to accommodate most of the RHNA.

However, it remains unclear what the proposed minimum and maximum allowable densities will be for each overlay area. The element should clarify where it is using minimum density to estimate capacity and when that capacity is based on the gross acreage or net acreage as the assumptions stated in the analysis do not seem to match the calculations in the sites inventory. Please be aware, for sites to accommodate the shortfall of lower-income RHNA, the overlay must require a minimum of 20 units per acre. In addition, as per the previous review, the element must analyze the likelihood that the identified units will be developed as noted in the inventory in zones that allow 100 percent nonresidential uses (e.g., mixed-use) or in areas that will be subject to an overlay, pursuant to the underlying zoning.

Small Sites: The element did not address this finding. Please see HCD’s December 31, 2021 review for more information.

Suitability of Nonvacant Sites: The element did not address this finding. While the element now includes an economic development market analysis in Appendix C, referenced in the City’s response letter to HCD (Attachment B), it is unclear how this information relates to the redevelopment potential of the sites selected for the inventory.

Please see HCD’s December 31, 2021 review for additional information.

In addition, the housing element relies upon nonvacant sites to accommodate more than 50 percent of the RHNA for lower-income households. Please be aware absent findings (e.g., adoption resolution) based on substantial evidence that uses are likely to discontinue within the planning period, the existing uses will be presumed to impede additional residential development and will not be utilized toward demonstrating adequate sites to accommodate the RHNA. HCD is not aware that the City has made the appropriate finding. Any future re-adoption of the housing element must include the appropriate finding as part of the adoption resolution.

Missing Middle Projections: The element was not revised to address this finding. The element included (p. 60) Program 1.8 to amend the zoning code to allow missing middle housing. However, this analysis must include a site-specific inventory where the ordinance is being applied and include a nonvacant sites analysis demonstrating the likelihood of redevelopment and that the existing use will not constitute as an impediment. The element should support this analysis with local information such as local developer or owner interest to utilize zoning and incentives established through the ordinance. Please see HCD’s December 31, 2021 review for additional information.

Accessory Dwelling Units (ADU): The element revised (p. 29) Programs 1.1, 1.2, and 1.4 to include monitoring components and annual ADU and JADU reporting as part of the General Plan Annual Report. However, pursuant to HCD’s December 31, 2021 review, it is not clear if the ADU and JADU production level of 30 ADU and/or junior accessory dwelling unit (JADU) per year will be achievable in the planning period given historic averages of 9 units per year since 2018. As a result, the element should be updated to PAGE 552 of 1856
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include a realistic estimate of the potential for ADUs and include policies and programs that incentivize the production of ADUs.

Electronic Sites Inventory: While the City submitted an electronic sites inventory, it was not prepared with standards, forms, and definitions adopted by HCD. Please see HCD’s housing element webpage at https://www.hcd.ca.gov/community-development/housingelement/index.shtml for a copy of the form and instructions. The City can reach out to HCD at [email protected] for technical assistance.

Zoning for a Variety of Housing Types:
• Emergency Shelters: The element states (p. 26) the zoning code was updated to allow emergency shelters by right in 2019, with the approval of land use permit in the C-1 zone. The element lists some development and management standards.

However, the element must demonstrate that the permit processing, development and management standards are consistent with Government Code section 65583 (a)(4)(A). Standards must be designed to encourage and facilitate the development of, or conversion to, an emergency shelter. As stated in the previous review, the element must analyze the ten-bed limit and parking standards for every five (5) beds or one parking space for each bedroom designated for families with children, as potential constraints. The element must also demonstrate the commercial zone has sufficient capacity to accommodate the housing need for at least one emergency shelter.
• Low Barrier Navigation Centers: This finding was not addressed. Please see HCD’s December 31, 2021 review for more information.

4. An analysis of potential and actual governmental constraints upon the maintenance, improvement, or development of housing for all income levels, including the types of housing identified in paragraph (1) of subdivision (c), and for persons with disabilities as identified in the analysis pursuant to paragraph (7), including land use controls, building codes and their enforcement, site improvements, fees and other exactions required of developers, and local processing and permit procedures. The analysis shall also demonstrate local efforts to remove governmental constraints that hinder the locality from meeting its share of the regional housing need in accordance with Government Code section 65584 and from meeting the need for housing for persons with disabilities, supportive housing, transitional housing, and emergency shelters identified pursuant to paragraph (7).

Design Review: The element did not address this finding. Program 1.7 states that the City will facilitate preparation of objective design standards within the Housing Overlay.

However, this seems to be only for projects that use SB 35 streamlining. The element should clarify if all projects under the housing element will be allowed pursuant to objective design standards and if the requirement to present plans to neighbors will remain for multifamily housing in areas covered by the various overlays. Please see HCD’s December 31, 2021 review for more information.

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Local Ordinances: This finding was not addressed. Please see HCD’s December 31, 2021 review for more information.

Constraints on Housing for Persons with Disabilities: This finding was not addressed.

Please see HCD’s December 31, 2021 review for additional information.

5. An analysis of potential and actual nongovernmental constraints upon the maintenance, improvement, or development of housing for all income levels, including the availability of financing, the price of land, the cost of construction, the requests to develop housing at densities below those anticipated in the analysis required by subdivision (c) of Government Code section 65583.2, and the length of time between receiving approval for a housing development and submittal of an application for building permits for that housing development that hinder the construction of a locality’s share of the regional housing need in accordance with Government Code section 65584. The analysis shall also demonstrate local efforts to remove nongovernmental constraints that create a gap between the locality’s planning for the development of housing for all income levels and the construction of that housing. (Gov. Code, § 65583, subd. (a)(6).) This finding was not addressed. Please see HCD’s December 31, 2021 review for more information.

6. Analyze any special housing needs such as elderly; persons with disabilities, including a developmental disability; large families; farmworkers; families with female heads of households; and families and persons in need of emergency shelter. (Gov. Code, § 65583, subd. (a)(7).)
General: The element provided (p. 67) a listing of local housing programs that could be applicable to the City. However, this finding was not fully addressed. Please see HCD’s December 31, 2021 review.

Persons with Developmental Disabilities: This finding was not addressed. Please see HCD’s December 31, 2021 review.

C. Housing Programs

1. Include a program which sets forth a schedule of actions during the planning period, each with a timeline for implementation, which may recognize that certain programs are ongoing, such that there will be beneficial impacts of the programs within the planning period, that the local government is undertaking or intends to undertake to implement the policies and achieve the goals and objectives of the Housing Element through the administration of land use and development controls, the provision of regulatory concessions and incentives, and the utilization of appropriate federal and state financing and subsidy programs when available. The program shall include an identification of the agencies and officials responsible for the implementation of the various actions. (Gov.

Code, § 65583, subd. (c).)
To address the program requirements of Government Code section 65583, subdivision (c)(1-6), and to facilitate implementation, programs should include: (1) a description of PAGE 554 of 1856
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the City’s specific role in implementation; (2) definitive implementation timelines; (3) objectives, quantified where appropriate; and (4) identification of responsible agencies and officials.

As stated in the prior review, 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.) should be amended to include more specific and measurable actions. Programs with unclear language that should be assessed include Programs 1.2, 1.3, 1.7. 2.6, 2.7, 2.8, and 3.5.

2. Identify actions that will be taken to make sites available during the planning period with appropriate zoning and development standards and with services and facilities to accommodate that portion of the city’s or county’s share of the regional housing need for each income level that could not be accommodated on sites identified in the inventory completed pursuant to paragraph (3) of subdivision (a) without rezoning, and to comply with the requirements of Government Code section 65584.09. Sites shall be identified as needed to facilitate and encourage the development of a variety of types of housing for all income levels, including multifamily rental housing, factory-built housing, mobilehomes, housing for agricultural employees, supportive housing, single-room occupancy units, emergency shelters, and transitional housing. (Gov. Code, § 65583, subd. (c)(1).)
As noted in Finding B3, the element does not include a complete site analysis, therefore, the adequacy of sites and zoning were not established. Based on the results of a complete sites inventory and analysis, the City may need to add or revise programs to address a shortfall of sites or zoning available to encourage a variety of housing types. In addition, the element should be revised as follows:

Shortfall of Adequate Sites: Programs 1.7, 1.11, and 1.12 commit to the rezoning sites with an overlay to accommodate the lower-income RHNA. However, while the programs were amended to commit to provisions facilitate development, further revisions are necessary to ensure compliance with Government Code sections 65583.2 (h) and (i).

The element must include the following revisions:
• The element currently says it will “consider” adoption overlays. Program(s) must specifically commit to rezoning to accommodate 100 percent of the shortfall of sites to accommodate the lower-income RHNA.
• The element must clearly commit to minimum densities of at least 20 units per acre. Currently the element references varying densities (16-24 units in one reference and 20 units in another). Please note the overlay should not establish 20 units per acre minimum as both a minimum and maximum density but rather allow for a range of density so as not to constrain potential housing development. • Attachment B indicates that 100 percent housing on sites located in the C-1 zone is allowed under the Housing Overlay if they are without frontage on Huntington Drive. It is HCD’s understanding that ground floor commercial would be required for these sites. However, pursuant to Government Code section 65585.2 (h) PAGE 555 of 1856
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100 percent residential must be allowed on all sites rezoned to accommodate the shortfall for lower-income RHNA.
• As stated above, it is unclear whether the City will adopt objective design standards for all new residential projects within the overlay or just projects that qualify for SB 35 streamlining. Please be aware, pursuant to Government Code section 65583.2 (i) the phrase “use by-right” means that the local government’s review of the owner-occupied or multifamily residential use may not require a conditional use permit, planned unit development permit, or other discretionary local government review or approval that would constitute a “project” for purposes of Division 13 (commencing with Section 21000) of the Public Resources Code.
• Finally, the element should commit to ensuring that development standards adopted as part of the overlay including height, lot coverage, parking will facilitate the development of multifamily housing at the allowable densities assumed in the inventory.

Programs 1.1 and 1.2: While the program commits to monitoring ADU production, it should also monitor ADU affordability.

Program 3.4: The programs must be revised with clear commitment to address the provision of single-room occupancy housing in the C-1 zone.

3. The Housing Element shall contain programs which assist in the development of adequate housing to meet the needs of extremely low-, very low-, low- and moderateincome households. (Gov. Code, § 65583, subd. (c)(2).) The element contains Programs 1.1-1.4 for ADUs, Program 3.1 for reasonable accommodation, and Program 3.2 for access to fair housing service providers.

However, the element must include a program(s) with specific actions and timelines to assist in the development of housing for lower-income households, including extremely low-income (ELI) and special needs housing. Please see HCD’s December 31, 2021 review for more information.

4. Address and, where appropriate and legally possible, remove governmental and nongovernmental constraints to the maintenance, improvement, and development of housing, including housing for all income levels and housing for persons with disabilities. The program shall remove constraints to, and provide reasonable accommodations for housing designed for, intended for occupancy by, or with supportive services for, persons with disabilities. (Gov. Code, § 65583, subd. (c)(3).) As noted in Findings B4 and B5, the element requires a complete analysis of potential governmental and nongovernmental constraints. Depending upon the results of that analysis, the City may need to revise or add programs and address and remove or mitigate any identified constraints.

5. Promote and affirmatively further fair housing opportunities and promote housing throughout the community or communities for all persons regardless of race, religion, sex, marital status, ancestry, national origin, color, familial status, or disability, and other PAGE 556 of 1856
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characteristics protected by the California Fair Employment and Housing Act (Part 2.8 (commencing with Section 12900) of Division 3 of Title 2), Section 65008, and any other state and federal fair housing and planning law. (Gov. Code, § 65583, subd. (c)(5).) As noted in Finding B1, the element must include a complete analysis of AFFH. The element must be revised to add goals and actions based on the outcomes of a complete analysis.

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

DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT

DIVISION OF HOUSING POLICY DEVELOPMENT
651 Bannon Street, Suite 400
Sacramento, CA 95811
(916) 263-2911 / FAX (916) 263-7453
www.hcd.ca.gov
July 25, 2024
Isidro Figueroa, Community Development Director
City of San Marino
2200 Huntington Drive
San Marino, CA 91108
Dear Isidro Figueroa:

RE: City of San Marino’s 6th Cycle (2021-2029) Subsequent Draft Housing Element Thank you for submitting the City of San Marino’s (City) draft housing element received for review on May 29, 2024. Pursuant to Government Code section 65585, subdivision (b), the California Department of Housing and Community Development (HCD) is reporting the results of its review. Our review was facilitated by a telephone conversation with you and your consultants on July 1, 2024. In addition, HCD considered comments from CalHDF pursuant to Government Code section 65585, subdivision (c).

The draft element addresses many statutory requirements; however, revisions will be necessary to substantially comply with State Housing Element Law (Gov. Code, § 65580 et seq). The enclosed Appendix describes the revisions needed to comply with State Housing Element Law.

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

Pursuant to Assembly Bill 1398 (Chapter 358, Statutes of 2021), a jurisdiction that failed to adopt a compliant housing element within one year from the statutory deadline cannot be found in compliance until rezones to accommodate a shortfall of sites pursuant to Government Code section 65583, subdivision (c), paragraph (1), subparagraph (A) and Government Code section 65583.2, subdivision (c) are completed. As this year has passed and Programs 1.7, 1.8, and 1.9 have not been completed, the housing element is out of compliance and will remain out of compliance until the rezoning have been completed.

Attachment 4
PAGE 558 of 1856
Isidro Figueroa, Community Development Director

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

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

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

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

Sincerely,
Melinda Coy
Proactive Housing Accountability Chief
Enclosure
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City of San Marino’s 6th Cycle (2021-2029) Subsequent Draft Housing Element Page 3 July 25, 2024

APPENDIX

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

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

A. Housing Needs, Resources, and Constraints

1. Affirmatively further[ing] fair housing in accordance with Chapter 15 (commencing with Section 8899.50) of Division 1 of Title 2…shall include an assessment of fair housing in the jurisdiction. (Gov. Code, § 65583, subd. (c)(10)(A).) Site Inventory: While the element states that sites are located throughout the community; and as entire City is high resourced and meets requirements to Affirmatiely Furthering Fair Housing (AFFH); the element must still include the required analysis to support these conclusions. For example, the analysis should discuss the magnitude of the impact including the number of units by income group relative to locations or neighborhoods within the City, including any isolation of the Regional Housing Needs Allocation (RHNA) and then address whether sites exacerbate or improve existing patterns for all components of the assessment of fair housing (e.g., segregation and integration, access to opportunity). Additionally, the element should include an analysis of multifamily opportunities available to a variety of incomes and household types.

Goals, Priorities, Metrics, and Milestones: The element must still address this finding.

Goals and actions must significantly seek to overcome contributing factors to fair housing issues. Programs generally must address enhancing housing mobility strategies; encouraging development of new affordable housing in high resource areas; improving place-based strategies to encourage community conservation and revitalization, including preservation of existing affordable housing; and protecting existing residents from displacement. Given that most of the City is considered a high and highest resource community; the element could focus on programs that enhance housing mobility and encourage development of more housing choices and affordable housing. The element should also include specific programs that assist in the development of multifamily housing opportunities for households with lower-incomes beyond the RHNA. Furthermore, the element must include metrics and milestones for evaluating progress on programs, actions, and fair housing results beyond the RHNA.

Please see HCD’s prior reviews for additional information.

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2. An inventory of land suitable and available for residential development, including vacant sites and sites having realistic and demonstrated potential for redevelopment during the planning period to meet the locality’s housing need for a designated income level, and an analysis of the relationship of zoning and public facilities and services to these sites. (Gov. Code, § 65583, subd. (a)(3).)
Suitability of Nonvacant Sites: While the element now includes a detailed description of existing uses for nonvacant sites, this alone is not adequate to demonstrate the potential for redevelopment in the planning period. In addition, the element needs to analyze the extent that existing uses may impede additional residential development.

The element can summarize past experiences converting existing uses to higher density residential development, include current market demand for the existing use, provide analysis of existing leases or contracts that would perpetuate the existing use or prevent additional residential development, include statements of owner interest in redevelopment, include current information on development trends and market conditions in the City and relate those trends to the sites identified, and discuss the availability of financial or other incentives. While the element includes some discussion of development trends for mixed use sites, these examples come from outside the community in jurisdiction permitting densities (56-68 du/ac) far greater than those allowed under the city’s proposed Mixed-Use (MU) Zone (20-30 du/ac). The element could also consider indicators such as age and condition of the existing structure expressed developer interest, low improvement to land value ratio, and other factors.

In addition, the housing element relies upon nonvacant sites to accommodate more than 50 percent of the RHNA for lower-income households. Please be aware absent findings (e.g., adoption resolution) based on substantial evidence that uses are likely to discontinue within the planning period, the existing uses will be presumed to impede additional residential development and will not be utilized toward demonstrating adequate sites to accommodate the RHNA. HCD is not aware that the City has made the appropriate finding. Any future re-adoption of the housing element must include the appropriate finding as part of the adoption resolution.

The element has identified a portion of Southwestern Academy as an opportunity site.

HCD has received public comments from Southwestern Academy, dated July 28, 2021, indicating that they will not be using any portion of their property toward residential development. The element must consider and address public comments as part of the analysis. Based on a complete analysis, the element may need to remove or revise the inclusion of this property in the inventory.

Accessory Dwelling Units (ADU): In response to HCD’s prior review, the element now includes some additional information on ADU trends. However, this data still does not support an assumption of 58 ADUs annually given historical averages of 16 units per year since 2019. The element should be revised to include updated permit information for 2023 and 2024 to support the City’s ADU assumptions or adjust projections to a lesser number of ADUs. The element should also include further policies and programs that incentivize the production of ADUs. In addition, the element must still add a program to amend the City’s ADU ordinance upon HCD’s review, if necessary, within six months.

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Electronic Sites Inventory: While the City submitted an electronic sites inventory, it was not prepared with standards, forms, and definitions adopted by HCD. Please see HCD’s housing element webpage at https://www.hcd.ca.gov/community-development/housingelement/index.shtml for a copy of the form and instructions. The City can reach out to HCD at [email protected] for technical assistance.

Zoning for a Variety of Housing Types:
• Emergency Shelters: The element includes an updated discussion of the development standards and suitability of the C-1 zone. However, the element must still analyze the ten-bed limit and parking standards for every five (5) beds or one parking space for each bedroom designated for families with children, as potential constraints.
• Low Barrier Navigation Centers: The element was revised to include Program

3.7, which will allow for Low Barrier Navigation Centers to be permitted by-right in the C-1 zone. However, it must allow Low Barrier Navigation Centers as a byright use in all zones where multifamily and mixed use are permitted, including the H&C zone.

3. An analysis of potential and actual governmental constraints upon the maintenance, improvement, or development of housing for all income levels, including the types of housing identified in paragraph (1) of subdivision (c), and for persons with disabilities as identified in the analysis pursuant to paragraph (7), including land use controls, building codes and their enforcement, site improvements, fees and other exactions required of developers, and local processing and permit procedures. The analysis shall also demonstrate local efforts to remove governmental constraints that hinder the locality from meeting its share of the regional housing need in accordance with Government Code section 65584 and from meeting the need for housing for persons with disabilities, supportive housing, transitional housing, and emergency shelters identified pursuant to paragraph (7).

Processing and Permit Procedures: The element newly introduces multifamily zones to the city and describes their development standards and anticipated densities. It should also describe the processing procedures for a multifamily development. The analysis should address the approval body, the number of public hearing if any, approval findings and any other relevant information. The analysis should address impacts on housing cost, supply, timing, and approval certainty. For example, the element should identify and analyze approval findings for impacts on approval certainty, the presence of processes or guidelines to promote certainty and add or modify programs as appropriate.

Finally, the element should address public comments and discuss compliance with the Permit Streamlining Act and intersections with the California Environmental Quality Act (CEQA) and timing requirements, including streamlining determinations and add or modify programs as appropriate.

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Design Review: The element must describe and analyze the design review guidelines and process, including approval procedures and decision-making criteria, for their impact as potential constraints on housing supply and affordability. For example, the analysis could describe required findings and discuss whether objective standards and guidelines improve development certainty and mitigate cost impacts. The element must demonstrate this process is not a constraint or it must include a program to address this permitting requirement, as appropriate. Additionally, the element should discuss the typical review process for
Constraints on Housing for Persons with Disabilities: The element identifies approval processes for granting a reasonable accommodation as the procedures prescribed for a conditional use permit (CUP). However, reasonable accommodation should be a unique exception process from a CUP, especially given its importance in addressing barriers to housing for persons with disabilities. The element should include a program to amend the Reasonable Accommodation Ordinance and remove constraints, namely the use of a discretionary review by the planning commission.

In addition, group homes for seven or more persons appears to be excluded from several zones allowing residential uses. Program 3.8 should commit (regardless of licensing) to permit group homes for seven or more persons in all zones allowing residential uses similar to other residential uses of the same type in the same zone.

Finally, the element should clarify if non-licensed residential care facilities serving six or fewer persons are permitted by-right in the R-1 zone.

4. Analyze any special housing needs such as elderly; persons with disabilities, including a developmental disability; large families; farmworkers; families with female heads of households; and families and persons in need of emergency shelter. (Gov. Code, § 65583, subd. (a)(7).)
General: While the element quantifies the City’s special needs populations, it must also analyze their special housing needs. For a complete analysis of each population group, the element should discuss challenges faced by the population, the existing resources to meet those needs (availability senior housing units, number of large units, number of deed restricted units, number of persons in poverty, etc.,), an assessment of any gaps in resources, and proposed policies, programs, and funding to help address those gaps.

Persons with Developmental Disabilities: While the element now includes a quantification of persons with developmental disabilities, it must still include a discussion of housing needs and existing resources.

B. Housing Programs

1. Include a program which sets forth a schedule of actions during the planning period, each with a timeline for implementation, which may recognize that certain programs are ongoing, such that there will be beneficial impacts of the programs within the planning period, that the local government is undertaking or intends to undertake to implement the policies and achieve the goals and objectives of the Housing Element through the PAGE 563 of 1856
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administration of land use and development controls, the provision of regulatory concessions and incentives, and the utilization of appropriate federal and state financing and subsidy programs when available. The program shall include an identification of the agencies and officials responsible for the implementation of the various actions. (Gov.

Code, § 65583, subd. (c).)
To address the program requirements of Government Code section 65583, subdivision (c)(1-6), and to facilitate implementation, programs should include: (1) a description of the City’s specific role in implementation; (2) definitive implementation timelines; (3) objectives, quantified where appropriate; and (4) identification of responsible agencies and officials.

As stated in the prior review, 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.) should be amended to include more specific and measurable actions. Programs with unclear language that should be assessed include Programs 1.2, 1.3, and 3.5.

2. Identify actions that will be taken to make sites available during the planning period with appropriate zoning and development standards and with services and facilities to accommodate that portion of the city’s or county’s share of the regional housing need for each income level that could not be accommodated on sites identified in the inventory completed pursuant to paragraph (3) of subdivision (a) without rezoning, and to comply with the requirements of Government Code section 65584.09. Sites shall be identified as needed to facilitate and encourage the development of a variety of types of housing for all income levels, including multifamily rental housing, factory-built housing, mobilehomes, housing for agricultural employees, supportive housing, single-room occupancy units, emergency shelters, and transitional housing. (Gov. Code, § 65583, subd. (c)(1).)
As noted in Finding A2, the element does not include a complete site analysis; therefore, the adequacy of sites and zoning were not established. Based on the results of a complete sites inventory and analysis, the City may need to add or revise programs to address a shortfall of sites or zoning available to encourage a variety of housing types. In addition, the element should be revised as follows:

City-Owned Sites: The element identified City-Owned sites to accommodate a portion of the RHNA. The element should revise Program 1.14 with numerical objectives that ensure compliance with the Surplus Land Act, provide incentives and actions along with a schedule to facilitate development of City-Owned sites. Actions should include outreach with developers, issuing requests for proposals, incentives, fee waivers, priority processing and financial assistance.

3. Address and, where appropriate and legally possible, remove governmental and nongovernmental constraints to the maintenance, improvement, and development of housing, including housing for all income levels and housing for persons with PAGE 564 of 1856
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disabilities. The program shall remove constraints to, and provide reasonable accommodations for housing designed for, intended for occupancy by, or with supportive services for, persons with disabilities. (Gov. Code, § 65583, subd. (c)(3).) As noted in Findings A3, the element requires a complete analysis of potential governmental constraints. Depending upon the results of that analysis, the City may need to revise or add programs and address and remove or mitigate any identified constraints.

4. Promote and affirmatively further fair housing opportunities and promote housing throughout the community or communities for all persons regardless of race, religion, sex, marital status, ancestry, national origin, color, familial status, or disability, and other characteristics protected by the California Fair Employment and Housing Act (Part 2.8 (commencing with Section 12900) of Division 3 of Title 2), Section 65008, and any other state and federal fair housing and planning law. (Gov. Code, § 65583, subd. (c)(5).) As noted in Finding A1, the element must include a complete analysis of AFFH. The element must be revised to add goals and actions based on the outcomes of a complete analysis.

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

DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT

DIVISION OF HOUSING POLICY DEVELOPMENT
651 Bannon Street, Suite 400
Sacramento, CA 95811
(916) 263-2911 / FAX (916) 263-7453
www.hcd.ca.gov
October 28, 2024
Isidro Figueroa, Community Development Director
City of San Marino
2200 Huntington Drive
San Marino, CA 91108
Dear Isidro Figueroa:

RE: City of San Marino’s 6th Cycle (2021-2029) Revised Housing Element Thank you for submitting the City of San Marino’s (City) revised draft housing element update received for review on August 30, 2024, along with revisions received on October 22, 2024. Pursuant to Government Code section 65585, subdivision (b), the California Department of Housing and Community Development (HCD) is reporting the results of its review. In addition, HCD considered comments from CalHDF pursuant to Government Code section 65585, subdivision (c).

The revised draft housing element meets the statutory requirements described in HCD’s July 26, 2024 review. The housing element will substantially comply with State Housing Element Law (Gov. Code, § 65580 et seq) when it is adopted, submitted to and approved by HCD, in accordance with Government Code section 65585, subdivision (g) and all rezones are completed per Government Code section 65588, subdivision (e)(4).

For your information, pursuant to Government Code section 65583.4 and 65588, subdivision (e)(4), as the City did not adopt a compliant housing element within one year of the statutory deadline (October 15, 2021), HCD cannot find the housing element in compliance until programs (e.g., Programs 1.7, 1.8, 1.9, and 1.17) to address a shortfall of capacity to accommodate the regional housing need allocation (RHNA), pursuant to Government Code sections 65583, subdivision (c)(1)(A) and 65583.2, subdivision (c) are completed. Once the City completes the program, a copy of the resolution or ordinance should be transmitted to HCD. HCD will review the documentation and issue correspondence identifying the updated status of the City’s housing element compliance.

In addition, for your information, If the element relies on nonvacant sites to accommodate 50 percent or more of the housing needs for lower-income households, requirements are triggered to make findings based on substantial evidence (as part of adoption) that the existing use is not an impediment and will likely discontinue in the planning period.

Attachment 5
PAGE 566 of 1856
Isidro Figueroa, Community Development Director

For your information, pursuant to Government Code section 65583.3, subdivision (b), the City must utilize standards, forms, and definitions adopted by HCD when preparing the sites inventory and submit an electronic version of the sites inventory. While the City has submitted an electronic version of the sites inventory, if changes occur, any future re-adopted versions of the element must also submit the electronic version of the sites inventory.

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

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

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

HCD appreciates the hard work and dedication the City of San Marino provided in preparation of the City’s housing element and looks forward to receiving the City’s adopted housing element. If you have any questions or need additional technical assistance, please contact Sayed Murad, of our staff, at [email protected].

Sincerely,
Melinda Coy
Proactive Housing Accountability Chief
PAGE 567 of 1856
Attachment 6
4865-3408-2190 v2 1
ORDINANCE NO. O-24-1415

AN ORDINANCE OF THE CITY OF SAN MARINO CITY COUNCIL
ADOPTING THE CITY’S ZONING MAP AND AMENDING
MUNICIPAL CODE SECTIONS 23.01.01 (DEFINITIONS), 23.01.05 (ZONES AND AREA DISTRICTS ESTABLISHED, DELINEATION OF
ZONES AND DISTRICTS ON ZONE MAP), 23.01.10 (REASONABLE
ACCOMMODATION), 23.02.01 (USES PERMITTED), 23.03.01 (USES),

23.03.10 (STANDARDS FOR MULTI-FAMILY RESIDENTIAL
DEVELOPMENT), 23.05.01 (USES PERMITTED AND
CONDITIONALLY PERMITTED), 23.05.03 (STANDARDS FOR MULTIFAMILY RESIDENTIAL DEVELOPMENT), 23.06.04 (YARDS GENERALLY IN THE R-1 ZONE), 23.06.05 (GARAGES AND OTHER ACCESSORY BUILDINGS IN THE R-1 ZONE), 23.10.03 (NUMBER OF PARKING SPACES REQUIRED IN THE C-1 ZONE), 23.10.04
(PARKING REQUIREMENTS FOR USES NOT SPECIFIED IN THE C-1 ZONE), 23.10.06 (REQUIRED IMPROVEMENT AND MAINTENANCE
OF PARKING AREA IN THE C-1 ZONE), 23.15.04 (MATTERS SUBJECT TO DESIGN REVIEW), AND 23.15.16 (STANDARD OF REVIEW FOR

APPLICATIONS NOT SUBJECT TO DESIGN REVIEW), AND
CREATING MUNICIPAL CODE SECTIONS 23.05.04 (APPLICATION
APPROVAL AND SUBMITTAL REQUIREMENTS), AND 23.05.05 (BYRIGHT REQUIREMENTS), AMENDING ARTICLE 20 OF CHAPTER 23 (MULTI-FAMILY DWELLING ZONES), AND ADDING THE
FOLLOWING ARTICLE TO CHAPTER 23: 1) ARTICLE 21 (MIXEDUSE ZONES); 2) ARTICLE 22 (DENSITY BONUS LAW); AND, 3) ARTICLE 23 (BY-RIGHT APPROVAL) TO BE CONSISTENT WITH

THE GENERAL PLAN HOUSING ELEMENT AND RELATED
UPDATES AND FINDING THAT ORDINANCE NO. O-24-1415 IS

EXEMPT FROM CEQA PURSUANT TO CEQA GUIDELINES SECTION
15061(B)(3).

THE CITY COUNCIL OF THE CITY OF SAN MARINO DOES ORDAIN AS FOLLOWS:

SECTION 1. RECITALS
WHEREAS, Government Code § 65580 et seq. requires the City of San Marino to periodically prepare and update its Housing Element in its General Plan. The City’s Housing Element establishes goals, policies, and programs to accommodate the maintenance and expansion of the City’s housing supply; and
WHEREAS, the City of San Marino’s 2021-2029 Draft Housing Element includes updated data in compliance with state housing laws and a variety of programs and strategies to address citywide housing needs and priorities; and
PAGE 568 of 1856
2 WHEREAS, the City Council amended the General Plan to incorporate the Final 2021-2029 (Sixth Cycle) Housing Element Update on February 9. 2022; and WHEREAS, the City Council approved the Initial Study and Negative Declaration for the 2021- 2029 Housing Element (SCH 2022010208) on February 9. 2022; and WHEREAS, the City Council directed staff to submit the 2021-2029 Housing Element to the Department of Housing and Community Development (HCD) for certification; and WHEREAS, the 2021-2029 Housing Element was circulated to HCD on February 11, 2022 for a 60-day HCD review; and
WHEREAS, on April 12, 2022, HCD provided its 60-day comments to the 2021-2029 Housing Element via email on April 12, 2022; and
WHEREAS, the City prepared the 2021-2029 Draft Housing Element - dated May 2024 based on HCD’s review letter dated April 12, 2022, City Council input, and public input received during the community conversation meeting on April 23, 2024; and WHEREAS, on May 8, 2024, the City Council directed staff to submit the Draft Housing Element (dated May 2024) to HCD; and
WHEREAS, the May 2024 Draft Housing Element was circulated to HCD on May 29, 2024 for a 60-day HCD review; and
WHEREAS, on July 25, 2024, HCD provided its 60-day comments to the May 2024 Draft Housing Element via email on July 25, 2024; and
WHEREAS, City staff and the City’s Housing Consultant reviewed the comments from HCD and have made conforming edits and changes and incorporated comments and responses as reflected in the August 2024 Draft Housing Element; and
WHEREAS, the August 2024 Draft Housing Element was circulated to HCD on August 30, 2024 for a 60-day HCD review; and
WHEREAS, on October 3, 2024, HCD met with City staff and the City’s Housing Consultant via the Microsoft Teams virtual meeting platform to provide a preliminary review of the City’s August 2024 Draft Housing Element; and
WHEREAS, City staff and the City’s Housing Consultant reviewed HCD’s preliminary review matrix and have made conforming edits and changes and incorporated comments and responses as reflected in the October 2024 Draft Housing Element; and WHEREAS, the 2021-2029 Housing Element, was reviewed for consistency with the City’s General Plan and San Marino Municipal Code; and
PAGE 569 of 1856
3 WHEREAS, the City prepared revisions to the City’s Municipal Code, Zoning Map, and General Plan Land Use Map to be consistent with the 2021-2029 Housing Element; and WHEREAS, an Initial Study and Negative Declaration for the 2021-2029 Housing Element was prepared pursuant to California Environmental Quality Act (CEQA), Public Resources Code § 21000 et seq., CEQA Guidelines § 15070, and the City of San Marino Local Guidelines for Implementing CEQA, assessing the potential environmental impacts that might result from the adoption of the 2021-2029 Housing Element, and the City determined that there was no substantial evidence that adoption of the 2021-2029 Housing Element may have a significant effect on the environment; and
WHEREAS, the City Council finds that the 2021-2029 Housing Element identifies and analyzes the current and future housing needs of residents within the City of San Marino and establishes housing goals, policies, and programs to meet the needs; and WHEREAS, the City Council finds that the revisions to the City’s Municipal Code, Zoning Map, General Plan, and General Plan Map are consistent with the 2021-2029 Housing Element; and WHEREAS, the City prepared an Initial Study - Mitigated Negative Declaration (IS/MND (SCH 2022010208) for the proposed 2021-2029 Housing Element and related actions in accordance with CEQA Guidelines, Section 15070; and
WHEREAS, the documents and other material that constitute the record of proceedings upon which the General Plan is located in the Planning Division; and WHEREAS, the 2021-2029 Housing Element, meets the requirements of state law (Government Code Section 65880 et seq.) and associated regulations relating to Housing Elements; and WHEREAS, consistent with the requirements of state law, the 2021-2029 Housing Element, identifies and analyzes the current and future housing needs within the City of San Marino and identifies goals, policies and programs to provide certain services and ensure adequate opportunities for housing of all income levels for the planning period set by the State of California; and
WHEREAS, the City of San Marino has met all legal requirements for public outreach and obtaining public input relating to the 2021-2029 Housing Element; and WHEREAS, the Planning Commission held a public hearing on October 23, 2024, and recommended that the City Council adopt an Addendum to an adopted Negative Declaration (SCH 2022010208) for the 2021-2029 Housing Element, the 2021-2029 Housing Element (Sixth Cycle) of the San Marino General Plan, update the City’s General Plan Land Use and Zoning Maps, adopt Ordinance No. O-24-1415 amending San Marino Municipal Code Article 20 of Chapter 23 and Sections 23.01.01, 23.01.05, 23.01.10, 23.03.01, 23.03.10, 23.05.01, 23.05.03, 23.06.04, 23.06.05,

23.10.03, 23.10.04, 23.10.06, 23.15.04, and 23.15.16, adding Municipal Code Section 23.05.04, and 23.05.05, and adding Articles 21, 22, and 23 to Chapter 23 of the Municipal Code, and finding PAGE 570 of 1856
4 that Ordinance No. O-24-1415 is exempt from CEQA pursuant to CEQA Guidelines Section 15061(b)(3); and
WHEREAS, on October 28, 2024, the City received a letter from HCD indicating that the City’s 6 th Cycle Housing Element meets the statutory requirements described in HCD’s July 26, 2024 review letter. The October 28th HCD letter also states that the City’s 6th Cycle Housing Element will substantially comply with State Housing Element Law (Gov. Code, § 65580 et seq) when it is adopted, submitted to and approved by HCD, in accordance with Government Code section 65585, subdivision (g) and all rezones are completed per Government Code section 65588, subdivision (e)(4); and
WHEREAS, the City Council held a public hearing on November 13, 2024 to adopt an Addendum to an adopted Negative Declaration (SCH 2022010208) for the 2021-2029 Housing Element, the 2021-2029 Housing Element (Sixth Cycle) of the San Marino General Plan, update the City’s General Plan Land Use and Zoning Maps, and conducted an introduction and first reading to Ordinance No. O-24-1415 amending San Marino Municipal Code Article 20 of Chapter 23 and Sections 23.01.01, 23.01.05, 23.01.10, 23.03.01, 23.03.10, 23.05.01, 23.05.03, 23.06.04, 23.06.05,

23.10.03, 23.10.04, 23.10.06, 23.15.04, and 23.15.16, adding Municipal Code Section 23.05.04, and 23.05.05, and adding Articles 21, 22, and 23 to Chapter 23 of the Municipal Code, and finding that Ordinance No. O-24-1415 is exempt from CEQA pursuant to CEQA Guidelines Section 15061(b)(3); and
WHEREAS, in addition, before adopting the City’s Zoning Map, and conducted an introduction and first reading to Ordinance No. O-24-1415 amending San Marino Municipal Code Article 20 of Chapter 23 and Sections 23.01.01, 23.01.05, 23.01.10, 23.03.01, 23.03.10, 23.05.01, 23.05.03,

23.06.04, 23.06.05, 23.10.03, 23.10.04, 23.10.06, 23.15.04, and 23.15.16, adding Municipal Code Section 23.05.04, and 23.05.05, and adding Articles 21, 22, and 23 to Chapter 23 of the Municipal Code, and finding that Ordinance No. O-24-1415 is exempt from CEQA pursuant to CEQA Guidelines Section 15061(b)(3), the City Council considered all evidence in the record, including written comments and public comments; and
WHEREAS, updating the zoning code to reflect the densities required by the Housing Element programs will necessitate a future text amendment to the land use element of the general plan describing newly created land use categories depicted on the General Plan Land Use Map, which the City intends to process in connection with its update of the General Plan within the next twelve months. In the interim, the text descriptions of the newly created zones will govern and per Government Code sections 66589.5(d)(2)(A) and (j)(4), projects consistent with the revised zoning code provisions would still be approvable prior to the update of the text of the land use element.

SECTION 2. AMENDMENT.

1. Sections 23.01.01 (Definitions), 23.01.05 (Zones and Area Districts Established, Delineation of Zones and Districts On Zone Map), 23.01.10 (Reasonable Accommodation),

23.02.01 (Uses Permitted), 23.03.01 (Uses), 23.03.10 (Standards For Multi-family Residential Development), 23.05.01 (Uses Permitted and Conditionally Permitted), 23.05.03 (Standards for Multi-family Residential Development), 23.06.04 (Yards Generally in the R-1 Zone), 23.06.05 (Garages and Other Accessory Buildings in the R-1 Zone), 23.10.03 (Number of Parking Spaces PAGE 571 of 1856
5 Required in the C-1 Zone), 23.10.04 (Parking Requirements for Uses Not Specified in the C-1 Zone), 23.10.06 (Required Improvement and Maintenance of Parking Area in the C-1 Zone),

23.15.04 (Matters Subject to Design Review), 23.15.16 (Standard of Review for Applications Not Subject to Design Review), 23.05.04 (Application Approval and Submittal Requirements), and

23.05.05 (By-Right Requirements) are amended in their entirety and shall read as shown in Exhibit “A” to this Ordinance (changes shown in redline format for ease of reference).

2. Article 20 (Multi-Family Dwelling Zones) of Chapter 23 of the San Marino Municipal Code is amended in its entirety and shall read as shown in Exhibit “A” to this Ordinance (changes shown in redline format for ease of reference).

3. Articles 21 (Mixed-Use Zones), 22 (Density Bonus Law), and 23 (By-Right Approvals) are created and added to Chapter 23 of the San Marino Municipal Code and shall read as shown in Exhibit “A” to this Ordinance.

4. The City’s Zoning Map is amended as set forth in the attached Exhibit “B” to this Ordinance.

SECTION 3. ENVIRONMENTAL. Pursuant to CEQA Guidelines Section 15061(b)(3), also known as the "general rule" or "common sense" exemption, CEQA exempts activities that can be seen with certainty to have no possibility for causing a significant effect on the environment. The CEQA Guidelines state in that section that "A project is exempt from CEQA if ... [T]he activity is covered by common sense that CEQA applies only to projects which have the potential for causing a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA."
The 2021-2029 Housing Element Zoning Code Amendment reconciles the language of the City’s Zoning Ordinance with the City’s State mandated 2021-2029 Housing Element policies and programs. It is a policy document and does not propose or approve any physical development. The proposed amendments to the City’s Zoning Ordinance to reconcile with the City’s State mandated 2021-2029 Housing Element in order to implement State law and is consistent with the adopted 2021-2029 Housing Element IS/ND (SCH 2022010208) and are not anticipated to result in any new changes to the physical environment. The proposed project would not result in changes to the physical environment, nor would it result in potential environmental impacts beyond those addressed in the adopted 2021-2029 Housing Element IS/ND (SCH 2022010208).

SECTION 4. SEVERABILITY. If any section, subsection, subdivision, paragraph, sentence, clause or phrase of this Chapter, or its application to any person or circumstance, if for any reason is held to be invalid or unenforceable, such invalidity or unenforceability shall not affect the validity or enforceability of the remaining sections, subsections, subdivisions, paragraphs, sentences, clauses or phrases of this Chapter, or its application to any other person or circumstance. The City Council declares that it would have adopted each section, subsection, subdivision, paragraph, sentence, clause or phrase hereof, irrespective of the fact that any one or more other sections, subsections, subdivisions, paragraphs, sentences, clauses or phrases hereof be declared invalid or unenforceable.

PAGE 572 of 1856
6 SECTION 5. CONSTRUCTION. This Ordinance must be broadly construed to achieve the purposes stated in this Ordinance. It is the City Council’s intent that the provisions of this Ordinance be interpreted or implemented by the City Council and others in a manner that facilitates the purposes set forth in this Ordinance.

SECTION 6. VALIDITY OF PREVIOUS CODE SECTIONS. If this entire Ordinance or its application is deemed invalid by a court of competent jurisdiction, any repeal or amendment of the SMMC or other city ordinance by this Ordinance will be rendered void and cause such previous SMMC provision or other city ordinance to remain in full force and effect for all purposes.

SECTION 7. PUBLICATION AND EFFECTIVE DATE. The City Clerk shall certify the adoption of this ordinance and shall cause this ordinance to be published by title and summary.

This Ordinance takes effect 30 days from the date of its adoption.

PASSED, APPROVED, AND ADOPTED this 20th day of November 2024. _____________________________
STEVEN W. HUANG, DDS
MAYOR
ATTEST:
_________________________

ALISON WALKER

CITY CLERK
PAGE 573 of 1856
4865-3408-2190 v2 7
ARTICLE 01

GENERAL PROVISIONS

23.01.01: DEFINITIONS:

When not consistent with the context, words used in the present tense include the future; words in the singular form include the plural; those in the plural form include the singular. The word "shall" is mandatory; the word "may" is permissive. The following words and phrases, when used in this chapter shall, for the purpose of this chapter, have the meanings respectively ascribed to them in this section:

ABUT: To adjoin at or along a common lot line or corner, except where such common lot line or corner is located in the right-of-way of a public street.

ACCESSORY BUILDING: Any building, the use of which is subordinate to that of the main building which includes, but is not limited to, garages, second units, recreation buildings, workshops, greenhouses, offices and storage sheds.

ACCESSORY DWELLING UNIT: Accessory Dwelling Unit (also "ADU", "second unit," or "granny unit") shall mean an attached or detached residential dwelling unit which provides complete independent living facilities for one or more persons. It shall include a kitchen as defined in this Chapter, a full bath, and permanent provisions for living, sleeping, eating, cooking, and sanitation on the same parcel where the primary single-family residence is situated. An accessory dwelling unit also includes an "Efficiency Unit" as defined in Health and Safety Code Section 17958.1 and a "Manufactured Home" as defined in Health and Safety Code Section 18007.

1. "ATTACHED ADU" shall mean a new ADU is constructed as a physical expansion (i.e. addition) to the primary dwelling and is attached to the single family dwelling unit by one (1) or more common walls.

2. "CONVERTED ADU" shall mean an ADU created within the interior of an existing structure that occupies part of the floor area of the existing structure, as defined in this chapter. A converted ADU does not include an ADU that would: (a) increase the height of an existing structure; (b) require removal of more than fifty (50) cubic yards as part of the excavation of an existing structure; or (c) increase the livable area of the existing structure by more than one hundred fifty (150) square feet beyond its existing physical dimensions for the purpose of accommodating ingress and egress.

3. "DETACHED ADU" shall mean a new ADU that is located on the property such that the unit does not share any walls with the single family dwelling unit or multiple family dwelling unit, and the distance between nearest point of any portion of the unit and the single family dwelling unit or multiple family dwelling unit is six feet (6') or more.

ADULT ENRICHMENT CENTER: An establishment which provides instructional, and personal improvement classes, related and secondary to its permitted primary use. An adult enrichment center shall provide such services only for persons over the age of seventeen (17) and may be held only between the hours of six o'clock (6:00) P.M. and ten o'clock (10:00) P.M.

AFFORDABLE UNIT: An ownership or rental housing unit that is affordable by lower income households, as defined in California Health & Safety Code § 50079.5.

PAGE 574 of 1856
8 ALLEY: Any public roadway without curbs or sidewalks having a width that does not exceed twenty feet (20') that is primarily used for access to the rear or side yards of abutting residential properties.

ARCHITECTURAL ARTICULATION: The breaking up of a flat and uniform building façade by using wall indents, changes in building materials, and detailed projecting features, such as stoops, bay windows, awnings, and balconies.

ARCHITECTURAL FEATURE: A decorative feature that is supported from an exterior wall of a building, has no foundation to the ground, adds no additional floor space.

ASSISTANT: A person who is subordinate to the owner of a business, including a home occupation.

AUTO GROOMING/DETAILING SERVICES: An establishment which only provides hand washing, waxing, and interior cleaning services for automobiles.

BASEMENT: The portion of a building that is below the adjacent natural grade and the ceiling of which is no more than five feet (5') above the average level of the highest and lowest points of the natural grade immediately adjacent to the exterior walls of the building.

BEDROOM: Any room which is not a kitchen, dining room, living room, family room or bathroom and which is designated as a bedroom or is capable of being used for sleeping quarters, which contains a closet, or to which a closet could be added, which has a nearby or adjacent bathroom, and which meets the requirements contained in section 23.02.10 of this chapter.

BLOCK: The property abutting on one side of a street and lying between the two (2) nearest intersecting or intercepting streets or between the termination of such street and the nearest intersecting or intercepting street. Where the boundary line of the City or where the boundary line of any zone established by this chapter intersects or intercepts a street in a block, the block shall be considered to end at the City boundary line or at such zone line.

BOARDER: An individual who regularly or temporarily gets the use of a room at another's home for pay.

BUILDING/STRUCTURE: The terms "building" and "structure" shall be synonymous and shall mean that which is framed, erected, constructed or placed to stand temporarily or permanently on a lot. Driveways, patios, decks or walks not more than six inches (6") higher than the ground on which they rest shall not be considered buildings.

BY-RIGHT: “By-right" shall mean that the local government's review of the project may not require a conditional use permit or other discretionary local government review or approval that would constitute a “project” under the California Environmental Quality Act as defined in Government Code Section 65583.2.

CARPORT: A roofed structure, other than a garage or a porte- cochere, whether or not attached to another structure, which could be used to protect a parked vehicle from rain, sun, wind, or other similar environmental elements. Structures that are temporary in nature or are constructed in such a way as to be collapsible, and are used to shelter a vehicle, shall be considered a carport.

CIRCULAR DRIVEWAY: A driveway which has one or more curb cuts which provides an area in the front yard for turning around or parking a vehicle, and which is not necessary to provide direct access from a street to a garage.

PAGE 575 of 1856
9 COMMERCIAL BUILDING: Any structure used for a commercial purpose.

COMMISSION: The City Planning Commission.

COMMUNITY ENRICHMENT OF SAN MARINO HIGH SCHOOL GRADUATION CELEBRATION: The design, assembly, preparation, and storage of theatrical scenery, panels, sets, and props for the annual Parent Teacher Student Association sponsored theme party for the graduating high school senior class of San Marino High School.

COMPATIBLE: Having an architectural style, visual bulk, massiveness, height, width and length which is compatible with the neighborhood and which harmonizes with the existing residential or commercial structures in the neighborhood and, in the case of a building addition, with the existing building.

CONVENIENCE MARKETS: Retail stores selling food (for off site consumption), household items and other related retail items. Convenience markets shall contain no more than four thousand (4,000) square feet of gross floor area.

CORNER LOT: A lot situated at the junction of and abutting on two (2) intersecting streets.

COUNCIL: The City Council.

COURT SURFACE: The area of a lot designated and approved for recreational court purposes.

The court surface may or may not be paved or marked by permanent boundaries.

DATUM PLANE: In the R-1 Zone the datum plane for a building shall be a horizontal plane passing through the average of the highest and lowest points of the existing grade along that face of the structure which is nearest to the street. In Zone C-1 the datum plane for a building shall be a horizontal plane passing through the front property line grade, as shown on the plans and profiles in the Office of the City Engineer, at a point where such property line intersects the centerline of that part of the building facing upon or approximately parallel to such street. In case there are no such plans or profiles, the City Engineer shall establish such grade.

DENSITY: The number of housing units per acre, unless otherwise stated, for residential uses.

DENSITY BONUS: A density increase over the otherwise maximum allowable gross residential density as of the date of application by the applicant to the city.

DRIVEWAY: A paved or impervious strip of land having the purpose of providing access from the street through a curb cut to a garage.

DWELLING: Any building or portion thereof which is occupied, in whole or in part, as a home or residence.

DWELLING UNIT: One or more rooms in a dwelling designed for occupancy by one family and having only one kitchen.

EARTH TONE. Colors found in nature that have a variety of hues that have brown undertones, including rust, burnt sienna brown, terracotta, and sage. For the purposes of this definition, brown shall mean a hue with a hexadecimal RGB code of 964B00.

EMERGENCY SHELTER: A facility that provides immediate and short term housing with minimal support services for homeless persons.

FAMILY: 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.

PAGE 576 of 1856
10 FENCES: A wall or similar enclosing structure made of wood, iron, masonry or other material, partially or completely opaque in its surface area.

FINISHED GROUND SURFACE: The ground surface within a yard which has been surfaced with concrete, brick, stones, bituminous materials, crushed rock, gravel, sand or similar materials or on which grass, flowers, shrubbery or trees have been planted or which has been graded in preparation for surfacing or planting.

FOOTPRINT: The area of a lot covered by the first floor of the main residential building including an attached garage but excluding covered or uncovered porches or patios, chimneys, or other architectural features.

FRONT YARD: That portion of a lot in front of the main building footprint facing the street and which extends across the entire width of the lot; provided, however, that upon vacant property, the front yard shall be the yard between the front line of the lot and the front yard setback line ascribed to such lot, and which extends across the entire width of the lot.

FRONT YARD SETBACK LINE: A line parallel with the front lot line at a distance equal to the minimum required front yard dimensions as contained within this chapter.

GARAGE: A building or portion of a building, having a door and enclosed by walls on at least three (3) sides in which motor vehicles used by occupants of the building or buildings on the lot are stored or kept.

HEDGE: A row of planted trees, shrubs or other vegetation that forms a physical boundary or barrier, or otherwise obscures visibility into or onto the property upon which it is located.

HEIGHT: The vertical distance from the datum plane to the highest part of a building, including penthouses, water tanks and their enclosures, elevator enclosures and all other roof structures, excluding chimneys and architectural features.

HEIGHT OF FENCE OR YARD WALL: The height of any fence or yard wall at any point shall be the difference in elevation between the top of the fence or yard wall and the finished ground surface at a point within one foot (1') from the fence or yard wall, measured at right angles from the lowest grade elevation.

HEIGHT OF RETAINING WALL: The height of any retaining wall shall be the height of its exposed vertical surface.

HOME OCCUPATION: The conduct of a business within a dwelling unit or residential site, employing occupants of the dwelling, with the business activity being subordinate to the residential use of the property. Examples include, but are not limited to, in-home tutoring, accountants and financial advisors, architects, artists, attorneys, offices for construction businesses (no equipment or material storage), and real estate sales. This category includes cottage food uses, consistent with State law.

IMMEDIATE FAMILY: Parents and their children, legal guardianships, mother, father, motherin-law, father-in-law, brother, sister, brother-in-law, sister-in-law, grandparents or grandchildren.

IMPERVIOUS COVERAGE: Shall include, but not be limited to, driveways, walkways, circular driveways and sidewalks that do not allow rainwater to be directly absorbed by the ground.

Compacted soil or decomposed granite that prevents percolation of runoff shall be considered PAGE 577 of 1856
11 impervious coverage. Surfaces such as brick pavers, laid stones, or slate adjoined to constitute one solid surface, shall be impervious coverage.

INTERIOR LOT: A lot having only one street frontage.

JUNIOR ACCESSORY DWELLING UNIT: Also known as “junior ADU” or “JADU” shall have the same meaning as defined in the California Government Code section 65852.22, as amended from time to time.

KEY LOT: A lot, the side line of which abuts the rear line of one or more adjoining lots.

KITCHEN: Kitchen shall mean a room or portion thereof containing permanent facilities designed and used for food preparation, cooking, eating and dish washing. A kitchen shall include all of the following: a sink with hot and cold running water; a built-in range, or stove-top and an oven; at a minimum, an apartment-sized refrigerator (minimum 10 cubic feet). In addition to the aforementioned improvements, a kitchen may also include any of the following: microwave, convection oven, hot plate or automatic dish washer.

LICENSED RESIDENTIAL CARE FACILITIES: State licensed facilities maintained and operated to provide nonmedical residential care, day treatment, or foster agency services for six (6) or fewer adults, children, or adults and children and which are required by State law to be treated as a single housekeeping unit for zoning purposes.

LIGHT FIXTURE(S): An assembly, including housing, reflectors and lenses, which accommodates a lamp. A supporting pole and arm are not parts of a light fixture.

LIVABLE AREA: The square footage of all floor areas of a building, including basements, measured from the exterior faces of walls, excluding the following:

A. Open porches,
B. Open patios,
C. Pergolas,
D. Garages,
E. Attics that are not provided with heating or cooling appliances or systems, F. Basements that do not exceed the maximum allowable size under subsection 23.02.19A of this chapter,
G. Subterranean parking spaces and related turnaround areas.

Accessory buildings that are provided with heating or cooling appliances or systems shall constitute livable area. Accessory buildings that are not provided with heating or cooling appliances or systems shall constitute livable area if they provide the minimum amount of natural light and ventilation required to be considered habitable under the Building Code and are enclosed on all sides with any combination of walls, doors and windows and have a ceiling height of at least seven feet (7').

LOT: Any parcel shown on a recorded tract map or on a record of survey recorded pursuant to an approved division of land or a parcel map or otherwise approved by the Council as a building site for the construction of one main building.

PAGE 578 of 1856
12 LOT AREA: The gross square footage of the lot as measured along the perimeter of the lot as defined in "yard map" herein. Actual lot area is used in section 23.02.10 of this chapter.

LOT COVERAGE: The area of a lot covered by a roofed building(s) constructed on a foundation or slab, whether at ground level, above ground level or below ground level. Excluded from the definition of lot coverage are open porches and balconies in the front of the building(s) visible from the street, with an area not to exceed the lesser of one hundred fifty (150) square feet or one and one-half percent (1.5%) of the lesser of the actual lot area or statutory lot area. "Roofed" for purposes of this definition, shall mean a coverage of greater than fifty percent (50%), viewed from overhead. Such "lot coverage" is also defined to include the areas of eaves extending more than twenty four inches (24") from the structure. The first twenty four inches (24") of any eaves area shall not be counted as lot coverage. Lot coverage shall not include horizontal projections from buildings on a lot such as cornices, buttresses or chimneys.

LOT LINE: The legal boundary that separates one lot from another or a public right-of-way.

LOW BARRIER NAVIGATION CENTER: A Housing First, low barrier, temporary, serviceenriched shelter focused on helping homeless individuals and families to quickly obtain permanent housing and meets all of requirements of Government Code Sections 65660 et seq.

MANAGER: The City Manager of the City of San Marino or any City employee authorized by the City Manager to enforce the provisions of this Code.

MARKETS/GROCERY STORES: Retail stores selling an assortment of food (for off site consumption) and food preparation materials, household items, and other related retail items.

Ancillary to the retail use, markets/grocery stores can include pharmacies, delicatessens and eating establishments allowing for on site consumption of food. The areas designated for on site consumption of food shall not exceed ten percent (10%) of the gross floor area of the market/grocery store. Markets/grocery stores must be greater than four thousand (4,000) square feet of gross floor area.

MASSAGE THERAPIST: A certified massage therapist or certified massage practitioner, as those terms are defined in chapter XI, article 11 of this Code.

MASSAGE THERAPY: "Massage or bodywork", as defined in chapter XI, article 11 of this Code.

MASSAGE THERAPY ESTABLISHMENT: Massage establishment, as defined in chapter XI, article 11 of this Code.

MINOR FIELD CHANGE: Changes to the approved plans or specifications including revisions, deletions, and additions, to the work prescribed on the approved set of plans that minimally deviates from the finishes, materials, and/or architectural features of the existing or approved structure and will not result in added lot coverage or livable area.

MIXED-USE PROJECT: A project that combines both commercial and residential uses.

MULTI-FAMILY DWELLING UNIT: A structure containing two or more dwelling units designed for the occupancy of two or more households living independently of each other.

MULTI-FAMILY RESIDENTIAL: Two or more dwelling units located on one parcel.

NEIGHBORHOOD:

A. The two (2) properties on each side of the lot;
PAGE 579 of 1856
13 B. All properties adjoining the rear of the lot and each property on either side of the adjoining property(ies);
C. Extending the lot's property line across the street, all property(ies) across the street within the parameters of the extension and the property on either side of those properties; D. For houses at the end of a cul-de-sac street, all property(ies) adjoining the rear of the lot, each property on either side of those adjoining property(ies) and the three (3) properties extending from each side of the lot.

OBJECTIVE: Involving no personal subjective judgment by a public official and being uniformly verifiable by reference to an external and uniform benchmark or criterion available and knowable by both the development applicant or proponent and the public official.

OCCUPIED: Arranged, designed or intended to be occupied.

OPAQUE FENCE COVERING: A canvas, plastic, wood or equivalent material applied to or constituting a portion of a fence which is opaque to the passage of light.

OWNER: Presumed to be the person(s) shown as the owner(s) of the real property on the last equalized assessment roll of the Los Angeles County Tax Assessor.

PARK OR PARKING: The standing or leaving of a vehicle, whether occupied or not.

PARKING SPACE: A paved or impervious area, not including a driveway or circular driveway, which is designed for parking a vehicle. A parking space may be covered, enclosed or open.

PAROLEE-PROBATIONER HOME: Any residential structure or unit, whether owned and/or operated by an individual or a for profit or nonprofit entity that houses two (2) or more paroleesprobationers in exchange for monetary or nonmonetary consideration given and/or paid by the parolee-probationer and/or any public or private entity or person on behalf of the paroleeprobationer. A parolee-probationer includes: a) any individual who has been convicted of a Federal crime, sentenced to a United States prison, and received conditional and revocable release in the community under the supervision of a Federal parole officer; b) any individual who has served a term of imprisonment in a State prison and who is serving a period of supervised community custody, as defined in Penal Code section 3000, and is under the jurisdiction of the California Department of Corrections, Parole and Community Services Division; and c) an adult or juvenile sentenced to a term in the California Youth Authority and who has received conditional and revocable release in the community under the supervision of a youth authority parole officer.

PATHWAY: Any unimproved or partially improved passageway integrated with the landscaping of a project intended for pedestrian travel.

PERMANENT SUPPORTIVE HOUSING: “Permanent supportive housing” means housing with no limit on length of stay, that is occupied by a target population that is typically homeless or at risk of becoming homeless, and that is linked to onsite or offsite services that assist the supportive housing resident in retaining the housing, improving their health status, and maximizing their ability to live independently and, when possible, work in the community.

PLURAL NUMBER: Includes the singular.

PORTE-COCHERE: A roofed structure that provides shelter for passengers entering or exiting a vehicle.

PAGE 580 of 1856
14 PRESENT TENSE: Includes the future.

PRIVACY: The prevention of the visual observation of any rear or side property area from any adjoining property.

PUBLIC PARKING AREA: An open area, other than a street, used for the temporary parking of automobiles, whether available for use by the owner or his/her guests or customers or for public use, whether free, for compensation or as an accommodation for clients and customers.

REAR YARD: A yard between the rear line of the lot and the rear line of the main building which extends across the entire width of the lot. Where a public alley exists at the rear lot line, one-half (
1/
2) but not to exceed ten feet (10') of such alley may be considered to be a portion of such rear yard; provided, however, that upon vacant property, the rear yard shall be the yard between the rear line of the lot and the rear yard setback line ascribed to such lot and which extends across the entire width of the lot.

REAR YARD SETBACK LINE: A line parallel with the rear lot line at a distance equal to the minimum required rear yard dimensions as contained within this chapter.

RECREATIONAL COURT: A generally rectangular space, with dimensions of at least thirty feet by sixty feet (30'x60'), marked off or capable of being used for the purpose of playing paddle tennis or tennis. Swimming pools, badminton, basketball (half courts) and volleyball courts are not recreational courts.

REQUIRED YARD: That portion of a lot or building site upon which no portion of a main building is permitted to be constructed by the provisions of this Code.

RESIDENTIAL BUILDING: Any structure designed for use as a habitation.

RESTAURANT: Any establishment which provides facilities for the consumption of food on the premises.

RETAINING WALL: A structure made of wood, metal, masonry or other materials designed to withstand pressure exerted by earth or by water or by both.

SATELLITE DISH ANTENNAS: Antennas used for "receive only" operations from stationary synchronous earth satellites and having a reflective dish shaped element, generally circular in shape, with a diameter of greater than two feet (2'), shall be considered structures in the context of the Building and Zoning Codes.

SCHOOLS: An educational institution organized for the teaching, research and study of a curriculum at least equivalent to that required in corresponding grades of a public school and associated sports and recreational activities; an institution empowered to confer degrees equivalent to those conferred by public schools in special departments, such as engineering, theology, law, medicine and the arts; or an accredited institution of higher learning, including related research.

SIDE STREET LINE OF A CORNER LOT: The side of a lot with the longest street frontage.

SIDE YARD: A yard between the side line of a lot and the side line of a main building and which extends from the front yard to the rear yard; provided, however, that upon vacant property, the side yard shall be the yard between the side line of the lot and the side yard setback line ascribed to such lot and which extends across the entire width of the lot.

PAGE 581 of 1856
15 SIDE YARD SETBACK LINE: A line parallel with the side property line at a distance equal to the minimum required side yard dimension as contained within this chapter.

SINGLE-FAMILY DWELLING: The main building on a lot designated and used exclusively for occupancy by one family.

SINGLE HOUSEKEEPING UNIT: The functional equivalent of a traditional family, whose members are an interactive group of persons jointly occupying a single dwelling unit, including the joint use of and responsibility for common areas, and sharing household activities and responsibilities such as meals, chores, household maintenance, and expenses, and where, if the unit is rented, all adult residents have chosen to jointly occupy the entire premises of the dwelling unit, under a single written lease with joint use and responsibility for the premises, and the makeup of the household occupying the unit is determined by the residents of the unit rather than the landlord or property manager.

SMOKE SHOP: An establishment where the primary use is wholesale or retail sale, distribution, delivery, display, or exchange of tobacco products, tobacco paraphernalia, or any combination of these items.

STATUTORY LOT SIZE: Shall refer to the minimum permitted size of a lot as established in this chapter.

STORAGE: The placement of a vehicle or equipment in a given location for a continuous period of more than forty eight (48) consecutive hours.

STORY: That portion of a building included between the upper surface of any floor and the upper surface of the floor next above; except, that the topmost story shall be that portion of a building included between the upper surface of the topmost floor and the ceiling above. A basement or cellar shall not be considered a story unless the ceiling thereof is more than five feet (5') above the average level of the highest and lowest points of the natural grade immediately adjacent to the exterior walls of the building.

SUPPORT POLE: A structure other than a building which is utilized to support one or more light fixtures.

TARGET POPULATION: Persons, including persons with disabilities, and families who are “homeless,” as that term is defined by Section 11302 of Title 42 of the United States Code, or who are “homeless youth,” as that term is defined by paragraph (2) of subdivision (e) of Section 12957 of the Government Code.

TENANT: A person(s) who pays rent to a specific property owner to occupy or use their land or building for a specific period of time.

TOBACCO PARAPHERNALIA: Any item designed or marketed for consumption, use, or preparation of tobacco products.

TOBACCO PRODUCT: Includes, but is not limited to: a) any product containing, made, or derived from tobacco or nicotine that is intended for human consumption, including but limited to cigarettes, cigars, pipe tobacco, snuff, chewing tobacco, and smokeless tobacco; b) any electronic smoking device; and c) any component, part, or accessory of a tobacco product, whether or not it is sold separately. "Tobacco product" does not include any product that has been approved by the United States Food and Drug Administration for sale as a tobacco cessation product or for other therapeutic purposes where the product is marketed and sold solely for that approved purpose.

PAGE 582 of 1856
16 TUTORIAL SERVICES: A type of business designed to provide individualized instruction to persons generally in fields of general education or the arts with no more than two (2) students per one instructor on the premises at the same time.

USED: Includes arranged, designed or intended to be used.

VEHICLE: Any mode of transportation that can be driven or towed, including, but not limited to, cars, trucks, motor homes, trailers, campers, motorcycles or boats.

WALKWAY: A paved or impervious strip of land which is not a driveway and which connects the entry of a building or buildings with a driveway, circular driveway, sidewalk, public street, alley or thoroughfare.

YARD: That portion of a lot upon which a building is situated, which remains open and unoccupied except as provided in this Code.

YARD MAP: The official "yard requirement map" which is a part of this chapter.

YARD WALL: An enclosing structure made of wood, iron, masonry or other material, generally opaque in its surface area.

ZONE MAP: The official "zone and district map" which is a part of this chapter.

23.01.05: ZONES AND AREA DISTRICTS ESTABLISHED, DELINEATION OF ZONES AND DISTRICTS ON ZONE MAP:

In order to classify, regulate, restrict and segregate the uses of land and buildings, to regulate and restrict the height and bulk of buildings and to regulate the area of yard and other open spaces about buildings, classes of zones and classes of area districts are hereby established, to be known as follows:

Zones:

R-1 Single-Family Dwelling Zone
C-1 Commercial Zone
P&R Park and Recreational Zone
H&C Historical and Cultural Zone
RM1 Multi-Family Residential Zone
RIH Religious Institution Housing Zone
MU-1 Mixed- Use 1 Zone
MU-2 Mixed-Use 2 Zone
Area Districts:

IE Estate Area District (60,000 square feet)
I First Area District (30,000 square feet)
II Second Area District (20,000 square feet)
III Third Area District (17,000 square feet)
IV Fourth Area District (15,000 square feet)
V Fifth Area District (12,000 square feet)
VI Sixth Area District (10,000 square feet)
VII Seventh Area District (9,000 square feet)
PAGE 583 of 1856
17 which several classes of zones and area districts are shown and delineated on the zone map.

23.01.10: REASONABLE ACCOMMODATION:

A. Purpose: In accordance with federal and state fair housing laws, it is the purpose of this section to allow for reasonable accommodations in the city's zoning and land use regulations, policies, and practices when reasonably necessary to provide an individual with a disability an equal opportunity to use and enjoy a dwelling.

B. Permit Application:

1. Applicant: Any person with a disability, his or her representative, or a developer or provider of housing for individuals with a disability may request for reasonable accommodation. The Community Development Director shall approve a reasonable accommodation only for the benefit of one or more individuals with a disability.

2. Application: An application for a reasonable accommodation from a zoning regulation, policy, or practice shall be made on a form specified by the planning and building director. No fee shall be required for a request for reasonable accommodation, but the prescribed fees shall be paid for all necessary discretionary permits.

3. Other Discretionary Permits: If the project for which the request for reasonable accommodation is made requires a discretionary permit or approval, then the applicant may file the request for reasonable accommodation together with the application for the discretionary permit or approval. The processing procedures of the discretionary permit shall govern the processing of the discretionary permit.

4. Required Submittals: In addition to materials required under other applicable provisions of this code, an application for reasonable accommodation shall include the following:
a. Documentation that the applicant is: 1) an individual with a disability; 2) applying on behalf of one or more individuals with a disability; or 3) a developer or provider of housing for one or more individuals with a disability;
b. The specific exception from or modification to the zoning code provision, policy, or practices the applicant is requesting;
c. Documentation that the specific exception or modification the applicant is requesting is necessary to provide one or more individuals with a disability an equal opportunity to use and enjoy the residence;
d. Any other information that the director reasonably concludes is necessary to determine whether the findings required by this section to approve a reasonable accommodation can be made, so long as any request for information regarding the disability of the individuals benefited complies PAGE 584 of 1856
18 with fair housing law protections and the privacy rights of the affected individuals.

C. Review Procedure: The Community Development Director shall review the reasonable accommodation application and make a written decision within 45 days to either approve, conditionally approve, or deny the request for reasonable accommodation in compliance with subsection D required findings below.

D. Required Findings: The decision to approve, conditionally approve, or deny a request for a reasonable accommodation shall be made in writing and shall be based on the following findings, all of which are required for approval:

1. The requested accommodation is requested by or on the behalf of one or more individuals with a disability protected under the fair housing laws.

2. The requested accommodation is necessary to provide one or more individuals with a disability an equal opportunity to use and enjoy a dwelling.

3. The requested accommodation will not impose an undue financial or administrative burden on the city as "undue financial or administrative burden" is defined in fair housing laws and interpretive case law.

4. The requested accommodation will not result in a fundamental alteration in the nature of the city's zoning program, as "fundamental alteration" is defined in fair housing laws and interpretive case law.

5. The requested accommodation will not, under the specific facts of the case, result in a direct threat to the health or safety of other individuals or substantial physical damage to the property of others.

E. Alternative Reasonable Accommodations: In making these findings, the Community Development Director may approve alternative reasonable accommodations that provide an equivalent level of benefit to the applicant.

F. Consideration Factors - Necessity: The Community Development Director may consider, but is not limited to considering, the following factors in determining whether the requested accommodation is necessary to provide one or more individuals with a disability an equal opportunity to use and enjoy a dwelling:

1. Whether the requested accommodation will affirmatively enhance the quality of life of one or more individuals with a disability;

2. Whether the individual or individuals with a disability will be denied an equal opportunity to enjoy the housing type of their choice absent the accommodation;

3. In the case of a residential care facility, whether the requested accommodation is necessary to make facilities of a similar nature or operation economically viable in light of the particularities of the relevant market and market participants; and PAGE 585 of 1856
19 4. In the case of a residential care facility, whether the existing supply of facilities of a similar nature and operation in the community is sufficient to provide individuals with a disability an equal opportunity to live in a residential setting.

G. Consideration Factors - Fundamental Alteration To Zoning Program: The Community Development Director may consider, but is not limited to considering, the following factors in determining whether the requested accommodation would require a fundamental alteration in the nature of the city's zoning program:

1. Whether the requested accommodation would fundamentally alter the character of the neighborhood;

2. Whether the requested accommodation would result in a substantial increase in traffic or insufficient parking;

3. Whether the requested accommodation would substantially undermine any express purpose of either the city's general plan or an applicable specific plan; and

4. In the case of a residential care facility, whether the requested accommodation would create an institutionalized environment due to the number of and distance between facilities that are similar in nature or operation.

H. Rules While Decision Is Pending: While a request for reasonable accommodation is pending, all laws and regulations otherwise applicable to the property that is the subject of the request shall remain in full force and effect.

I. Effective Date: No reasonable accommodation shall become effective until the decision to grant such accommodation shall have become final by reason of the expiration of time to make an appeal. In the event an appeal is filed, the reasonable accommodation shall not become effective unless and until a decision is made by the Planning Commission on such appeal.

J. Expiration: Any reasonable accommodation approved in accordance with the terms of this chapter shall expire within twenty four (24) months from the effective date of approval or at an alternative time specified as a condition of approval unless:

1. A building permit has been issued and construction has commenced;

2. A certificate of occupancy has been issued;

3. The use is established; or

4. A time extension has been granted.

K. Time Extension: The Community Development Director may approve a single one year time extension for a reasonable accommodation for good cause. An application for a time extension shall be made in writing to the director no less than thirty (30) days nor more than ninety (90) days prior to the expiration date.

L. Violation Of Terms: Any reasonable accommodation approved in accordance with the terms of this code may be revoked if any of the conditions or terms of such reasonable accommodation are violated, or if any law or ordinance is violated in connection therewith.

PAGE 586 of 1856
20 M. Discontinuance: A reasonable accommodation shall lapse if the exercise of rights granted by it is discontinued for one hundred eighty (180) consecutive days. If the persons initially occupying a residence vacate the residence, the reasonable accommodation shall remain in effect only if the planning director determines that: 1) the modification is physically integrated into the residential structure and cannot easily be removed or altered to comply with the zoning code, or 2) the accommodation is necessary to give another disabled individual an equal opportunity to reside in the dwelling. The director may request the applicant or his or her successor in interest to the property to provide documentation that subsequent occupants are persons with disabilities. Failure to provide such documentation within ten (10) days of the date of a request by the director shall constitute grounds for discontinuance by the director of a previously approved reasonable accommodation.

N. Amendments: A request for changes in conditions of approval of a reasonable accommodation, or a change to plans that would affect a condition of approval shall be treated as a new application. The director may waive the requirement for a new application if the changes are minor, do not involve substantial alterations or addition to the plan or the conditions of approval, and are consistent with the intent of the original approval.

PAGE 587 of 1856
21 ARTICLE 02
R-1 SINGLE-FAMILY DWELLING ZONE

23.02.01: USES PERMITTED:

The following shall be permitted in the R-1 Single-Family Dwelling Zone:

All commercial uses and activities are specifically prohibited in R-1 Zones. A commercial use or activity, as used in this paragraph, shall include, but not be limited to, the taking in of boarders who do not operate as or participate in a single housekeeping unit. Ancillary retail sales are permitted as part of a "special event" if such ancillary retail sales are authorized pursuant to issuance of a conditional use permit as provided in subsection 23.02.31D of this article.

Accessory dwelling units subject to the requirements of section 23.02.25 of this article.

Unless a permit for an accessory dwelling unit has been approved, not more than one singlefamily dwelling of a permanent character, on any lot, placed in a permanent location, containing not more than one kitchen, used by but one family.

Garage or estate sales shall be permitted only in the rear yard and only one sign shall be allowed in the front yard. The maximum size must conform with the requirements of this chapter. Only one such sale, not to exceed two (2) consecutive days, shall be permitted at a dwelling per calendar year. The owner or legal occupant of the dwelling, where such sale is being held, shall register with the City prior to such a sale.

Indoor cannabis cultivation that is conducted in strict compliance with subsection 23.06.16E of this chapter.

Licensed and non-licensed residential care facilities with six or less persons are permitted subject to the same development standards applicable to single- family dwelling units.

Employee housing for six or fewer employees is permitted subject to the same development standards applicable to single-family dwelling units.

Modular, prefabricated or mobile home construction shall be permitted as authorized and preempted by State law and otherwise shall be prohibited.

Occupations permitted within single-family dwellings shall be restricted to in home tutoring of educational, cultural, artistic or recreational subjects to individuals permanently residing within this dwelling; and professional services not requiring clients to visit the dwelling.

Prohibited activities within a single-family dwelling or accessory buildings are those involving manufacturing, storage of materials for distribution or sale, clients visiting the residence (except for tutoring, construction), any signage, or rental for financial consideration (except filming).

Business licenses shall be required for all occupations permitted in a single-family dwelling, with amounts to be fixed by Council resolution.

Recreational and child care activities may be conducted by the City of San Marino on properties in residential zones that are owned by the City.

Special events as provided in section 23.02.31 of this article.

Structures or accessory buildings that are customarily incidental to a single-family dwelling when placed upon the same lot, including:

PAGE 588 of 1856
22 A. Private garages, which are subject to development standards of this chapter.

B. Private recreational facilities.

C. Private bathhouses, greenhouses or service yards.

D. Private tool sheds, storage sheds or workshops, and offices.

Transitory residential uses are prohibited.

Two-unit residential development subject to the requirements of section 23.02.33 of this code.

Urban lot splits subject to the requirements of Chapter 22, Article 02 of this code.

Wireless telecommunication monopoles are permitted on public or private school property provided that a conditional use permit has first been issued. No other wireless telecommunication facility is allowed. Upon termination of use, the monopole must be removed. Safety lighting that is attached to or illuminating the monopole, except for lighting associated with the illumination of an athletic field, shall not be permitted. The monopole must be painted a color designed to blend in with the background.

PAGE 589 of 1856
23 ARTICLE 03
C-1 COMMERCIAL ZONE

23.03.01: USES:

The following uses shall be permitted in the C-1 Zone:

A. Beauty shops, banks, barbershops, churches, retail business establishments, retail stores, markets/grocery stores, convenience stores, financial service offices, medical laboratories, professional offices, public parking areas, repair shops, tutorial services, adult enrichment centers (with fewer than ten (10) students on the premises at the same time), emergency shelters, subject to the development standards described in subsection I of this section, small restaurants, subject to the development standards described in subsection J of this section, community enrichment of San Marino High School Graduation celebration, subject to the development standards described in subsection K of this section, and Multifamily housing development that meets the requirements of Government Code §§ 65913.4, 65912.110 et. seq., or 65912.120 et. seq., subject to the development standards described in Municipal Code section 23.03.10; low barrier navigation centers that meets all of the requirements of Government Code Sections 65660 et seq, transitional and supportive housing that meets all of the requirements of Government Code Sections 65660 et seq, non-licensed residential care facilities with seven or more bedrooms, but not including and specifically excluding:

1. Any enterprise or use which produces, causes or emits any dust, gas, smoke, glare, noise, fumes, odors or vibrations or which are or may be detrimental to the safety, welfare, health, peace and morals of the City and its residents.

2. Auto wrecking establishments.

3. Automobile painting and body and fender work unless incidental to the operation of a new automobile agency.

4. Car wash with chain racks.

5. Cocktail lounges and bars.

6. Commercial cannabis activity and indoor cannabis cultivation.

7. Commercial storage or warehouse facilities.

8. Hospitals.

9. Manufacturing use of any kind.

10. Mortuaries.

11. Motels and hotels.

12. On site retailers of alcoholic beverages for consumption on the premises. This use shall be suspended for as long as on site retailers of alcoholic beverages, cocktail lounges and bars in this subsection remains in effect. If on site retailers of alcoholic beverages; cocktail lounges and bars in this subsection is declared invalid by a court of competent jurisdiction, PAGE 590 of 1856
24 then this use shall immediately become effective and on site retailers of beer and wine of subsection C of this section shall be of no further force and effect.

13. Public dance halls.

14. Restaurants or any other similar type of food or beverage business the patronage of which consists, in whole or in part, of motorists who are served while remaining in their vehicles.

15. Secondhand stores.

16. Self-service fuel pumps (not exceeding 1 fuel pump island).

17. Self-service laundries.

18. Smoke shops.

19. Sports arenas.

20. The sale or display for sale of any goods, wares or merchandise stored or maintained other than in an enclosed building, except nurseries may display nursery stock (and garden supplies if set back at least 25 feet), and gasoline service stations may display automotive supplies within five feet (5') of the central office or on the pump island.

21. Trailer coach camps.

22. Trailer rental or sales establishments.

23. Wayside stands located on or adjacent to public streets or highways where foods or beverages are sold for outdoor consumption.

24. Wholesale business establishments involving storage or warehousing.

25. Any other use not specifically authorized herein.

B. Signs which are accessory to and used in conjunction with a permitted primary use and which conform to the requirements of article 12 of this chapter.

C. The uses hereinafter set forth are declared to possess characteristics of such unique and special form as to make impractical an advance classification of "permitted" or "prohibited" use in the C-1 Zone. The location, development and operation of each of the following and all matters directly related thereto are therefore declared to be subject to the prerequisite of a conditional use permit, and each such use shall be prohibited until a conditional use permit has first been issued pursuant to the provisions of article 07 of this chapter. No permit shall be issued for, nor be effective to permit, any of the uses included herein if the same is prohibited by other provisions of this Code. None of the uses set forth herein shall be presumed as permitted uses, and the burden of proof shall be upon the applicant to show justification for each such permit.

If any of the prohibited uses set forth in subsection A of this section is held to be invalid or inapplicable for any reason whatsoever, then such use shall immediately and automatically be classified hereunder as a conditional use, subject to the provisions of this subsection C.

1. Any residential or R-1 use, except that any multifamily housing development that meets the requirements of Government Code §§ 65913.4, 65912.110 et. seq., or 65912.120 et.

PAGE 591 of 1856
25 seq., shall be permitted, subject to the objective design standards described in Municipal Code section 23.03.10.

2. A use related to and ancillary to the general instruction provided by a school accredited by public school authorities, which is operated by a legal entity other than the governing body of the school and which is to be located on property owned by the school and which has received the prior approval of the governing body of said school. The conditional use permit required by this subsection C shall be filed by the proposed operating entity.

3. Adult enrichment centers with more than nine (9) students on the premises at the same time or hosting classes other than between the hours of six o'clock (6:00) P.M. to ten o'clock (10:00) P.M.

4. Animal boarding.

5. Antique stores which exclusively sell works of art, pieces of furniture or decorative objects, made at least one hundred (100) years ago.

6. Commercial advertising.

7. Commercial recreation facilities.

8. Government uses.

9. Gymnasiums and health centers.

10. Medical or dental clinics.

11. Motion picture theaters.

12. New car establishments.

13. On site retailers of ("alcoholic beverages") beer and wine and a full line of alcohol on premises located at least five hundred feet (500') from all school properties, both public and private and further subject to the following conditions:
a. There shall be no more than one full line of alcohol permit issued for businesses east of San Marino Avenue and one full line of alcohol permit issued for businesses west of San Marino Avenue for the on site sale and consumption of alcoholic beverages for properties in the C-1 Commercial Zone located on Huntington Drive and San Marino Avenue, subject to the conditions described in this use. b. Establishments that are limited to the on site sale and consumption of beer and wine are permissible on any C-1 zoned property and are subject to the conditions described in this use.
c. The C-1 commercial zone on Mission Street shall be limited to the on site sale and consumption of beer and wine, subject to the conditions described in this use. d. Businesses that are issued permits for the sale and consumption of alcoholic beverages shall be located at least five hundred feet (500') apart from each other. e. There shall be no lounge area upon the licensed premises.

PAGE 592 of 1856
26 f. The sale and consumption of alcoholic beverages shall be an ancillary use to a restaurant that serves complete meals.
g. Pool tables and other types of amusement devices are prohibited from the restaurant and/or bar.
h. Dance floors are also prohibited.
i. There shall be no exterior advertising of any kind or type including advertising directed to the exterior from within, promoting or indicating the availability of alcoholic beverages. Interior displays of beer and wine which are clearly visible to the exterior shall not be permitted.
j. The quarterly gross sales of alcoholic beverages shall not exceed thirty percent (30%) of all gross sales of all food products sold for consumption on the premises during the same period. The licensee shall at all times maintain records which reflect separately the gross sales of alcoholic beverages and the gross sales of all other items at the licensed business. Said records shall be totaled no less frequently than on a quarterly basis and shall be made available to the city of San Marino on demand. k. The premises shall possess the necessary utensils, table service, and condiment dispensers with which to serve complete meals to the public. l. There shall be no serving and/or sales of alcoholic beverages prior to eleven o'clock (11:00) A.M. or later than twelve o'clock (12:00) midnight on Fridays and Saturdays; all other days, there shall be no serving and/or sales of alcoholic beverages prior to eleven o'clock (11:00) A.M. or later than ten o'clock (10:00) P.M. The serving and/or sales of beer and wine on Mission Street shall be prohibited prior to eleven o'clock (11:00) A.M. or later than ten o'clock (10:00) P.M.
m. The purpose of these restrictions is to ensure that the sale and consumption of alcoholic beverages is ancillary to the use of the premises as a restaurant for the consumption of complete meals and to ensure that the premises does not develop into a lounge, or other facility where the sale and consumption of alcoholic beverages is the primary use.

14. Public utility or commercial antenna equipment, except offices. (The provisions hereof shall have no application to communication lines, electric transmission or distribution lines, transformers or meters used directly or indirectly for providing services to the public or any portion thereof by persons, firms or corporations subject to the jurisdiction of and regulation by the public utilities commission of the state of California.

15. Real estate offices proposed to be located or expanded in a building which is legal nonconforming by virtue of failing to provide minimum off street parking but which does provide at least one parking space per three hundred fifty (350) square feet of gross floor area. This requirement shall not apply to a change from one real estate office to another real estate office so long as the portion of the building devoted to such use is not expanded and the use is not abandoned for the period of time specified in subsection 23.06.08A of this chapter.

PAGE 593 of 1856
27 16. Restaurants, the establishment or expansion of.

17. Schools.

18. Self-service fuel pumps (exceeding 1 fuel pump island).

19. Stock brokerage offices proposed to be located or expanded in a building which is legal nonconforming by virtue of failing to provide minimum off street parking but which does provide at least one parking space per two hundred seventy five (275) square feet of gross floor area. This requirement shall not apply to a change from one stock brokerage office to another stock brokerage office so long as the portion of the building devoted to such use is not expanded and the use is not abandoned for the period of time specified in subsection

23.06.08A of this chapter.

20. The storing by a business or office of any of its equipment or material in the open.

21. Used car establishments.

22. Winetasting establishments. On site retailers of beer and wine that provide for on site tasting through the selling of beer or wine ("wine or beer tasting") subject to the following conditions:
a. There shall be no more than two (2) permits issued for winetasting establishments for properties in the C-1 commercial zone located on Huntington Drive and San Marino Avenue.
b. The floor area dedicated to wine or beer tasting shall not exceed thirty three percent (33%) or one-third (1/3) of all gross floor area of the unit. c. There shall be no sale or consumption of hard liquor. d. A winetasting establishment shall be on premises located at least five hundred feet (500') from all school properties, either public or private, measured from the property line of the school and the parcel on which the winetasting establishment is located.
e. The C-1 commercial zone on Mission Street shall comply with the regulations described in on site retailers of ("alcoholic beverages") beer and wine of this subsection C.
f. There shall be no lounge defined as a waiting area with various seating in the licensed premises of a winetasting establishment.
g. Pool tables, video games, pinball machines, and other such amusement devices are prohibited in the winetasting establishment.
h. Live entertainment, amplified music or dance floors are prohibited at the winetasting establishment.
i. There shall be no exterior advertising of any kind or type including advertising directed to the exterior from within, promoting or indicating the availability of beer and wine. Interior advertising of beer and wine which is clearly visible to the PAGE 594 of 1856
28 exterior shall not be permitted. Advertising the sale of full glasses of beer and wine shall not be permitted.
j. The sale and consumption of beer or wine may be accompanied by servings of appetizers.
k. The premises shall possess the necessary utensils, table service, and condiment dispensers with which to serve appetizers to the public and comply with all applicable laws, regulations and ordinances, including, but not limited to, health laws and regulations.
l. The quarterly gross sales from wine and beer tasting for on site consumption shall not exceed seventy percent (70%). The licensee shall at all times maintain records which reflect separately the gross sales of beer and wine consumed on the premises.

Said records shall be totaled no less frequently than on a quarterly basis and shall be made available to the city of San Marino on demand.
m. There shall be no serving and/or sales of beer or wine for on site consumption prior to eleven o'clock (11:00) A.M. or later than twelve o'clock (12:00) midnight on Fridays and Saturdays, except for licensed premises on Mission Street as provided below. On all other days, there shall be no serving and/or sales of beer and wine for on site consumption prior to eleven o'clock (11:00) A.M. or later than ten o'clock (10:00) P.M. The serving and/or sales of beer and wine on Mission Street shall be prohibited on any day prior to eleven o'clock (11:00) A.M. or later than ten o'clock (10:00) P.M.

D. State authorized childcare and convalescent homes which are facilities preempted by the state or authorized by the state in residential areas and shall be classified as a conditional use requiring a conditional use permit pursuant to the provisions of this chapter.

E. No business located within two hundred feet (200') of the R-1 zone shall operate between ten o'clock (10:00) P.M. and six o'clock (6:00) A.M. unless a conditional use permit shall first have been applied for, processed and granted.

F. Service stations are permitted, subject to the issuance by the commission of a conditional use permit in compliance with the following provisions:

1. New Stations: Applicants for new stations shall submit plans indicating conformity with the provisions of this subsection F.

2. Existing Nonconforming Service Stations: Service stations in existence prior to January 27, 1955, which have been damaged or partially destroyed or which shall be added to or structurally altered to the extent of more than fifty percent (50%) of current value of the main structure in any one year may not be occupied or used except in conformity with the provisions of this chapter unless a variance is granted.

3. Application: An application shall be submitted according to the requirements established by the commission.

4. Yard And Density Requirements:

PAGE 595 of 1856
29 a. Lot Area: Each service station shall be located on a lot having an area of not less than fourteen thousand (14,000) square feet.
b. Lot Width: Each service station shall be located on a lot having a width of not less than one hundred twenty feet (120').
c. Setbacks:
i. Each building shall have a setback of at least ten feet (10') from any property line.
ii. All gasoline pumps, or other facilities for providing automobiles with gasoline, and pump islands upon which they are placed, shall have a setback of at least twenty feet (20') from any property line. iii. Increased setbacks may be required for any service station if the commission deems the setbacks necessary to provide for the protection of property values, safety, health or welfare.

5. Activities Permitted And Prohibited:
a. Vehicles:
i. No vehicles shall be parked on service station property other than those vehicles being serviced for customers, vehicles of employees and tow trucks and other service vehicles. Vehicle parking on a day-to-day basis may be permitted hereunder, but in no event, shall vehicles other than employee vehicles, vehicles being serviced or service vehicles be left overnight.
ii. Vehicles being serviced shall not be kept upon the service station property in excess of one hundred twenty (120) hours (5 days), and no campers, motor homes, boats, trailers or parts thereof shall be kept upon the service station property for more than one hundred twenty (120) hours.
iii. All vehicles waiting for service or parked and under the control of any employee shall be parked exclusively on private property. iv. No inoperable vehicle shall be kept upon a service station property for more than one hundred twenty (120) hours.
v. Service stations shall maintain adequate circulation routes for emergency vehicles at all times.
b. Automobile Service Stations: Sales and services shall be limited to the sale of motor fuels and supplying goods and services generally required in the operation and maintenance of automotive vehicles and fulfilling of motorist needs including, but not limited to, sale of petroleum products; sale and servicing of tires, batteries, automotive accessories and replacement items; washing and lubrication services; and performance of minor automotive PAGE 596 of 1856
30 maintenance and repair; and the supplying of other incidental automotive services and products. Major automotive repairs, such as rebuilding engines and transmission work, and painting and body and fender work are prohibited. c. Location Of Automotive Operations: Automotive repair, washing and lubricating operations shall be conducted within the service station building which shall have suitable ducts for drainage to sewer facilities.

6. Access, Parking And Circulation Requirements:
a. Accessways: No service station shall have more than two (2) accessways to any one street.
i. Accessways shall be located a minimum of ten feet (10') from adjoining residential property lines.
ii. No accessway shall be allowed to encroach into the curve of a street corner unless the radius of the curb return is greater than thirty feet (30'). b. Traffic Hazards: The commission may modify access requirements if a change in the location and number thereof will reduce the possibilities of traffic hazards.
c. Parking Requirements:
i. On-site parking shall be provided for each employee on duty. The peak employment period shall be used to determine the number of employee parking spaces.
ii. No parking of commercial vehicles except tow trucks and vehicles being serviced, shall be permitted between ten o'clock (10:00) P.M. and six o'clock (6:00) A.M.
iii. No vehicles may be parked on sidewalks, parkways, driveways or alleys.
iv. No vehicles may be parked on the premises and offered for sale, lease or rent.

7. Signs As Permitted By This Code:
a. Signs shall not cause any glare or reflection of light on other property or buildings.
b. No banners shall be permitted.
c. All signs shall comply with the provisions of article 12 of this chapter.

8. Fire-Resistant Wall: Where a service station adjoins property in a residential zone, a seven foot (7') high solid masonry wall shall be constructed on contiguous property lines, except where:

PAGE 597 of 1856
31 a. The wall reaches the established front yard setback of such adjoining residential property, it shall decrease to a height of three feet (3'). b. The wall reaches the established side yard setback of such adjoining residential property, it shall decrease to a height of six feet (6') and shall not exceed four feet (4') in height when located within two feet (2') of side yard property line.

9. Lighting: All outside lighting shall be so arranged and shielded as to prevent any glare or reflection and any nuisance, inconvenience or hazardous interference of any kind on adjoining streets or property.

10. Landscaping:
a. Five foot (5') wide planters shall be located and maintained adjacent to every street frontage except for curb cut openings.
b. A planting area of one hundred fifty (150) square feet in size shall be located and maintained at the intersection of two (2) property lines at a street corner. c. Five foot (5') wide planters shall be located and maintained along the walls of the interior property lines from street line to a distance equal to the front building line (for this purpose canopies and other such structural appurtenances shall not be considered the front building line).
d. A planting area thirty (30) square feet in size shall be located and maintained along the building facades fronting on streets.
e. All landscaped areas shall have permanent irrigation systems and such areas shall be planted and well maintained.
f. All planting areas shall be separated from adjacent asphaltic concrete paving or concrete paving by a minimum six inch (6") high curb wall. g. All planting shall be a variety that will not achieve a height greater than three feet (3') (except trees) and shall not be thorny or spiked and shall not extend over the sidewalk.

11. Special Use And Facility Requirements:
a. All utility services to buildings shall be installed below grade. b. Entrances of all restrooms shall be screened from view of adjacent properties or street rights of way by solid decorative screening at least six feet (6') high. c. All deliveries made to service stations, which are either adjacent to the R-1 zone or adjacent to an alley separating the R-1 zone from the service station, adjacent to residential zones, shall be between the hours of seven o'clock (7:00) A.M. and seven o'clock (7:00) P.M.
d. Service stations adjacent to an R-1 zoned property shall close between twelve o'clock (12:00) midnight and six o'clock (6:00) A.M., and all business activities, PAGE 598 of 1856
32 except servicing of vehicles with gasoline and oil, must be confined to the hours between six o'clock (6:00) A.M. and ten o'clock (10:00) P.M. daily. e. All outside trash, garbage, refuse and storage areas shall be connected to the main building and shall be enclosed on at least three (3) sides by a five foot (5') structure. Provisions for adequate vehicular access to and from such areas for collection of trash and garbage shall be provided.
f. No sale, lease or rental of items, not clearly incidental to automotive services shall be permitted, except that sales of food, beverages and cigarettes in vending machines, or similar dispensers located in a building shall be permitted. g. All display of automotive supplies shall be restricted to within five feet (5') of the central business office or on the pump island.

12. Permit Prohibitions: No permit shall be issued for, nor be effective to permit, any use if the same is prohibited by other provisions of this code, nor shall "service station", as used herein, include chain, automatic or coin-operated wash racks, all of which are prohibited.

13. Sale Of Alcoholic Beverages:
a. The sale of alcoholic beverages in conjunction with the sale of motor vehicle fuels shall be permitted in C-1 zones only upon the issuance of a conditional use permit.
b. For purposes of this subsection, alcoholic beverage shall include any beverage containing more than three percent (3%) alcohol content by volume. c. In addition to such conditions as may be imposed pursuant to this subsection F13, the following development standards shall be mandatory conditions of such grant:
i. No alcoholic beverages shall be displayed within five feet (5') of the cash register or the front door of the building.
ii. No advertisement of alcoholic beverages shall be displayed except within the building which is not visible from the street or adjacent properties.
iii. No self-illuminated signs shall be used for the sale of alcoholic beverages.
iv. No sale of alcoholic beverages shall be made from a drive-in window. v. No alcoholic beverages shall be displayed for sale except from an enclosed display area.
vi. Between six o'clock (6:00) P.M. and closing, employees on duty who sell any alcoholic beverage shall be at least twenty one (21) years of age.

PAGE 599 of 1856
33 d. Sale of any alcoholic beverage to a person below the age of twenty one (21) years shall be grounds for revocation of the conditional use permit.

G. Auto grooming/detailing services are permitted only in locations where the last legitimate use was a service station, subject to the issuance of a conditional use permit by the planning commission in compliance with the following provisions:

1. Use Requirements:
a. All detailing, washing, steam cleaning and other services, with the exception of hand drying or vacuuming a vehicle, shall occur only within an enclosed building.
b. A grease interceptor or trap shall be installed for all drains which accept the runoff resulting from cleaning.
c. No vehicles waiting to be serviced, being serviced or waiting to be picked up following servicing, may be fully or partially parked on any public right of way. d. No vehicle shall be stored or parked on the property for a period greater than forty eight (48) hours.
e. No vehicle may be advertised for sale or sold on the premises.

2. Design Requirements:
a. Any existing fuel pumps and underground tanks shall be removed and the soil cleaned, if necessary, in compliance with all applicable laws, statutes, and ordinances.
b. Any preexisting pump island and canopy shall be removed, unless the commission deems the structure to be architecturally compatible with the neighboring properties.
c. Only one sign is permitted on the premises. Size and location shall be in accordance with section 23.12.01 of this chapter.
d. Landscaping shall be provided in accordance with subsection F10 of this section for service stations.
e. The usage of temporary canopies, awnings, or carports is prohibited.

H. Massage therapy establishments are a permitted use when accessory to a beauty shop, health center or medical office and when conducted in accordance with the requirements of chapter XI, article 11 of this code. When conducted as a primary use, massage therapy establishments are permitted, subject to the issuance of a conditional use permit, and a massage establishment permit issued pursuant to chapter XI, article 11 of this code. Massage therapy establishments shall be conducted and operated in accordance with the standards set forth in chapter XI, article 11 of this code. Failure to comply with any provision of chapter XI, article 11 of this code shall be grounds for revocation of the conditional use permit.

PAGE 600 of 1856
34 I. Emergency shelters shall comply with the following standards, in addition to the development requirements and other requirements that are generally applicable in the C-1 zone:

1. A minimum distance of three hundred feet (300') shall be maintained from any other emergency shelter.

2. The maximum stay at the facility shall not exceed ninety (90) days in a three hundred sixty five (365) day period.

3. On site client waiting and intake areas shall be located inside the building.

4. A minimum of one manager, in addition to security personnel, shall be on duty and remain on site during intake hours.

5. Security personnel shall be provided on site while the shelter is open.

6. Exterior lighting shall be provided for the entire outdoor area of the site consistent with the provisions of this code. Exterior lighting shall be stationary, and shall be directed away from adjacent properties and public rights of way.

7. One parking space for each employee/volunteer on duty during the largest shift, shall be maintained.

8. Hours of operation for client intake and discharge shall comply with subsection E of this section.

J. Small restaurants are permitted in the C-1 Zone when the following standards are satisfied:

1. One parking space is provided for each two hundred fifty (250) square feet of gross floor area of the business, if the indoor seating area does not exceed twenty five percent (25%) of the total gross floor area of the business.

2. If the indoor seating area exceeds twenty five percent (25%) of the total gross floor area of the business, the standard parking requirements for Restaurants set forth in Section 23.10.03 are satisfied.

K. Community enrichment of San Marino High School Graduation celebration shall comply with the following standards, in addition to the development requirements and other requirements that are generally applicable in the C-1 zone:

1. The use shall be undertaken, organized, and overseen only by a nonprofit organization registered with the State of California Registry of Charitable Trusts.

2. The use shall comply with San Marino City's Noise Ordinance in Article 4 of the San Marino City Code.

3. Construction, assembly and other uses shall only occur between the hours of 8:00 A.M. and 9:00 P.M. Monday through Friday and between the hours of 8:00 A.M. and 5:00 P.M. on Saturdays.

4. No construction, assembly or other use shall occur on federal holidays.

PAGE 601 of 1856
35 5. Construction, material, equipment, storage, and portable facilities must be screened from view from the public right of way and neighboring properties to the extent practical.

6. Screening material must be installed in a manner that fully screens and secures the staging area and construction site. The screening material must be opaque, free of holes, and tightly secured to the side of the fence facing the street. The screening material shall be maintained in good condition, without advertisement and free of graffiti.

7. Lighting fixtures shall be arranged and/or screened in a manner such that spillover onto adjacent residential properties is minimized.

8. The project shall not reduce required on-site parking spaces or obstruct paths of travel for the property.

23.03.10: OBJECTIVE STANDARDS FOR MULTI-FAMILY RESIDENTIAL DEVELOPMENT IN THE C-1 ZONE:

Any new construction involving multi-family residential development in the C-1 Commercial Zone shall comply with standards for multi-family residential development set forth in this section.

23.03.10.1: INTENT AND PURPOSE:

This section establishes development standards and objective design standards for multi-family residential developments that are intended to achieve and maintain high-quality site planning and building design and development and in a manner that conforms to community priorities. The development standards and objective design standards draw from and complement existing design and development criteria set forth in land policy and design documents adopted by the city, including the general plan.

The provisions of this section apply to residential projects containing two or more residential dwelling units, including duplexes, triplexes, flats, townhouses, and multi-story and mid-rise building types, which upon an applicant’s request and demonstration of eligibility, qualify for ministerial processing. This section does not apply to single-family residences, historic properties, commercial-only projects, or any other non-residential projects, nor does it apply to two-unit residential developments and urban lot splits (SB 9).

23.03.10.2: RELATIONSHIP TO OTHER STANDARDS AND REQUIREMENTS:

These development standards and objective design standards supplement and are in addition to the standards for the C-1 zone. Articles 1 through 23 of Chapter XXIII of the code of ordinances establish the City’s zoning regulations. Where conflict between these standards and other provisions of Chapter XXIII exists, the provisions of this section shall govern.

23.03.10.3: DENSITY:

The maximum density for multi-family residential developments in the C-1 zone shall be 20 dwelling units per acre.

23.03.10.4: HEIGHT:

The maximum building height for a multi-family residential building in the C-1 zone shall be thirty feet (30').

PAGE 602 of 1856
36 23.03.10.5: LOT COVERAGE: