Page | 3 City of South El Monte 6th Cycle Housing Element conducted for this Housing Element update has contributed to a set of meaningful goals, policies, and programs that reflect the City’s housing needs and the priorities and needs of all of those in the City, including those with special needs and lower-income populations. Appendix F, Community Engagement Summary, provides a comprehensive summary detailing the outreach conducted as part of the update to the Housing Element and corresponding materials.
3. General Plan Consistency
The City’s General Plan was adopted in October 2000 and in response to trends of the time, the General Plan set out to address the needs of the changing population. The General Plan identified that South El Monte needed to address growing economic and infrastructural needs as well as a growing need for the development of multifamily housing.
The California Government Code requires that a General Plan prepared by a local government contain an integrated, internally consistent set of goals, policies, and programs. This Housing Element is most directly related to the Land Use Element, since it is the Land Use Element that designates the location and extent of residential development throughout South El Monte. This Housing Element is internally consistent with the goals and policies of the other elements of the General Plan. Specifically, the General Plan and the Housing Element are both guided by the following relevant principles. • Provide opportunities for housing development at a range of densities and housing types to accommodate the needs of present and future residents.
• Allow for the transition of mixed-density neighborhoods to higher density development consistent with underlying General Plan land use and zoning designations. • Provide new opportunities for housing in South El Monte, such as through intensification in designated neighborhoods and provision of funding for affordable housing development. • Review and revise, as necessary, the City’s development standards to improve the quality of new development in the City and to protect public health and safety. • Continue to provide financial assistance to eligible properties through residential rehabilitation programs.
While the goals and policies of the Housing Element are consistent with those set forth in the General Plan, the Housing Element includes a program to rezone properties to meet the RHNA, if this program creates inconsistencies with those densities identified by the land use designation, such changes will be incorporated into the General Plan Land Use Element, to ensure that General Plan consistency is maintained. The City will review the elements of the General Plan upon any subsequent amendment to the other elements of the General Plan, to ensure internal consistency is maintained.
Page | 4 City of South El Monte 6th Cycle Housing Element
4. Goals and Policies
The City will strive to achieve and maintain a housing stock that meets the varying needs of residents, especially extremely low- and lower-income households, and those households with special needs. The following goal and policies underscore the City’s commitment in continuing assistance in the development of new housing for all income groups.
An adequate supply of a variety of housing types to meet the existing and future needs of City residents.
The City shall provide adequate sites to facilitate the development of a range of residential development types that fulfills its regional housing needs, including low-density single-family units, moderate- to higher-density single-family attached and multiple-family units.
The City shall facilitate the development of housing through the removal of local regulatory constraints, especially for housing that serves lower-income households and those with special needs.
The City shall coordinate with the Los Angeles County Community Development Commission to take advantage of Federal, state, and local funds available for affordable housing and housing for those experiencing homelessness in South El Monte.
The City shall facilitate the development of housing by connecting developers with requirements, standards, and other relevant information needed to apply for development permits in the City.
The City will remain committed to those efforts designed to preserve and maintain the existing housing resources in South El Monte, including affordable housing, with the implementation of the following goal and policies.
High quality residential neighborhoods that are enhanced and well-maintained.
The City shall promote the rehabilitation of substandard and deteriorated housing in areas designated for long-term residential use and pursue additional funds for currently unfunded rehabilitation program.
The City shall provide focused code enforcement and rehabilitation efforts in targeted neighborhoods to achieve substantive neighborhood improvements.
The City shall work to increase the rate of home ownership in the community and stabilize neighborhoods by encouraging low- and moderate-income households to become first-time home buyers.
The City shall promote efforts to remove substandard units which are not suitable for rehabilitation.
Page | 5 City of South El Monte 6th Cycle Housing Element The City shall work to alleviate unit overcrowding by permitting owners to add bedrooms, bath, and additional living areas in homes and encouraging development of accessory dwelling units.
The City shall work to alleviate illegal conversions of garages, patios, and subdivision of single-family units through code enforcement that works to bring these conversions into compliance.
The City shall promote energy conservation techniques in housing rehabilitation and construction.
The City recognizes the importance of facilitating the development of housing in a manner that protects such sensitive uses from industrial uses. The City will site higher density residential uses in high-quality neighborhoods that prioritize access to amenities and resources through the following goal and policies.
Compatible land uses that meet the needs of residents,
employers and employees.
The City shall facilitate the orderly transition of residential uses in appropriate areas near industrial uses.
The City shall provide new opportunities for housing in the City, such as through intensification in designated neighborhoods and other appropriate areas.
The City shall encourage development of higher density housing in close proximity to public transportation, services, employment, recreation, and other resources and amenities.
The following goal and policies indicate the City's continued commitment to affirmatively furthering fair housing and advancement in equity and inclusion through equal housing opportunities within South El Monte.
Equal opportunities for all residents to reside in the housing of their choice.
The City shall continue to enforce fair housing laws prohibiting arbitrary discrimination in the building, financing, selling or renting of housing on the basis of race, color, religion, national origin, sex, sexual preference, age, disability, family status, AIDS, or other such characteristics.
The City shall implement practices that prevent displacement and discrimination through enforcement of existing requirements.
The City shall connect residents and developers to information related to programs that provide housing support and guidance on Fair Housing resources.
Page | 6 City of South El Monte 6th Cycle Housing Element
4.1 Identification and Prioritization of Contributing Factors, and Goals, Policies, and Actions (AB 868)
Pursuant to AB 686, the City will affirmatively further fair housing by taking meaningful actions in addition to resisting discrimination, that overcomes patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity based on protected characteristic, as defined by State law.
Through the analysis of existing conditions and contributing factors associated with the community’s historical demographics and housing patterns, the City identified strategies and actions that can be taken to enhance mobility strategies, create new housing opportunities and affordability, and place-based strategies to encourage community conservation and revitalization through:
• Increasing Housing Choices Near Areas of Targeted Investment – to promote development of affordable housing near areas of opportunity and targeted community revitalization. • Prioritizing Capital Improvements for Place-Based Strategies – to conserve and improve community assets Citywide and geographically target investment in areas with the greatest need to encourage community revitalization.
• Enhancing Housing Mobility – to increase access to housing and resources through housing mobility strategies that remove barriers to development, homeownership, and accessibility. • Providing New and Preserving Existing Housing Choices and Affordability – to create development incentives that increase housing options in areas of opportunity and programs that address rehabilitation needs to prevent displacement and minimize relocation impacts on residents. • Improving Assets and Increasing Public Safety in Areas of Lower Opportunity and High Segregation and Poverty – to preserve and improve assets through targeted investment to rehabilitate existing housing affordable to lower-income residents and improve public safety for residents in areas of lower opportunity and High Segregation and Poverty.
The City is committed to implementing a suite of actions to enhance housing mobility, new housing choices and affordability in areas of opportunity, and place-based strategies through robust community investment and revitalization projects. The City is entirely designated as Low Resource and has one area of High Segregation and Poverty (as categorized by TCAC/HCD Opportunity Maps); therefore the City’s strategy to address contributing factors to fair housing generally consists of a two-pronged approach to 1) geographically target investments that will implement community improvements resulting in community revitalization and citywide investment to transform the City into a higher resource community; and 2) pair programs that enhance housing mobility, by removing barriers to development, and housing accessibility while creating and incentivizing new housing choices and affordability in the targeted areas of planned community investment. Some programs that include geographically targeted areas are detailed in Programs 1, 12, 14, 16 and 21 and include the areas along Merced Avenue, Rush Street, Rosemead Boulevard, Santa Anita Avenue, and Tyler Avenue. Through conservation and improvement of community assets citywide and geographically target investment in areas with the greatest need to encourage community revitalization the housing plan demonstrates the City’s commitment to improve areas of lower-resource and high segregation and poverty to areas that offer residents access to opportunities.
The City’s housing plan also demonstrates the ability to meet future affordable housing needs beyond the City’s RHNA through implementation of expanded zoning capacity, amendments to create additional opportunities, and other actions that focus on special needs households and remove barriers that are within the City’s control. Those actions are fully detailed within each program’s corresponding description and program table - each individual program should be referenced for full details. However, numerous actions from Programs 1, 5, 6, 8, 10, 11, 12, 14, 15, 16, 17, 18, 19, and 21 that focus on place-based strategies, enhancing housing mobility, and encouraging new housing choices and affordability citywide and in areas of opportunity include, but are not limited to, the actions listed in the following table:
Page | 7 City of South El Monte 6th Cycle Housing Element Place-Based Strategies, Enhancing Housing Mobility, and Encouraging New Housing Choices and Affordability Citywide and in Areas of Opportunity.
Specific Commitments/Focus Areas Timeframe and Metrics
Strategy: Increasing Housing Choices Near Areas of Targeted Investment – Promote development of affordable housing near areas of opportunity and targeted community revitalization.
TCAC/HCD Opportunity Area Maps identify the entire City as Low Resource and one area as High Segregation and Poverty (See Section 4.5.1 in Appendix D). As such, the City will focus on increasing housing opportunities in areas identified for prioritized capital improvement programs as there are no current areas in the City identified as High or Highest Resource (as categorized by TCAC/HCD Opportunity Map). This approach will be implemented by a rezone of 3 acres of land to create the opportunity for approximately 60 to 110 new residential units in the City. The rezone sites identified are located within a complete streets revitalization project area (see Program 1), which dedicates 7.3 million dollars of targeted community investments including enhanced pedestrian mobility with the installation of protected bike lanes, medians, landscaping, ADA ramps, sidewalks, driveways, street furniture, street signage, pavement rehabilitation and striping, and 41 new decorative streetlights. These targeted community investments will help to revitalize and transform areas of the City to higher opportunity areas and when paired with the increased housing choices will increase housing opportunities in areas of higher resource.
The City will also expand the location of housing vouchers in the geographically targeted areas identified for significant place-based strategies through robust community investment and revitalization projects (see details in Program 14) through a housing counseling program to provide education to landlords and property owners on source of income discrimination and Housing Choice Voucher programs. This counseling program will empower voucher holders by making them aware of their options and rights and will ensure that landlords and property owners are aware of voucher holder rights and how they can best support voucher holders in accessing housing in the community of their choice.
Other actions that support new housing choices in areas of opportunity and implement place-based community revitalization strategies include:
• Program 16, through a developer outreach program the City will develop annual marketing materials that highlight a minimum of 15 investment opportunity sites and active development investment sites throughout the City. The highlighted investment opportunity sites will be focused to geographically targeted areas to encourage community revitalization in areas of high segregation and poverty and higher need through new residential development and commercial investment that encourage a balance of new housing production and employment opportunities. • Program 21, the City will support and encourage development of sites identified in the Sites Inventory for lower-income housing through placebased action by geographically targeting community revitalization investments. The specific place-based actions are transportation and infrastructure improvements along Rosemead Boulevard as part of the Rosemead Boulevard Corridor Enhancement Plan, and targeted investments in neighborhood revitalization as part of the 7.3-million-dollar Santa Anita Avenue Complete Streets Revitalization project to improve conditions in Low Resource areas and areas of high segregation and poverty and higher need and encourage the development of sites identified for lower-income housing in the Sites Inventory. These investments will increase the viability of the identified sites in the area by proactively implementing improvements that will be needed to support future residential development and improve conditions for nearby residents. • Metric: Create new capacity for at least
60 residential units affordable to lowerand moderate- income households with 100 percent targeted near areas of the City
identified for place-based strategies
through community revitalization and
improvements.
• Metric: Invest 7.3 million dollars of
targeted community investments and
neighborhood improvements through the
Santa Anita Avenue Complete Streets
Revitalization project.
• Metric: Apply for grants and secure
funding for transportation and
infrastructure improvements along
Rosemead Boulevard as part of the
Rosemead Boulevard Corridor
Enhancement Plan, a multimodal/complete streets and corridor rehabilitation.
• Metric: Coordinate with the HRC to
establish a Housing Mobility Program by
June 2025, with geographically targeted
areas.6
• Metric: Develop two digital brochures
that highlight active development
investment sites and a minimum of 15
targeted investment opportunity sites
along key business corridors.
Timeframe: Apply for grants and secure
funding for transportation and
infrastructure improvements along
Rosemead Boulevard within the planning
period.
Timeframe: Complete the Santa Anita
Avenue Complete Streets Revitalization
project by spring 2026.
Timeframe: Development investment
opportunities brochures to be updated
annually at fiscal year-end and actively
promoted throughout the planning period.
Page | 8 City of South El Monte 6th Cycle Housing Element Strategy: Prioritizing Capital Improvements for Place-Based Strategies – Conserve and improve community assets citywide and geographically target investment in areas with the greatest need to encourage community revitalization.
Given than the entire City is identified as Low Resource with one area identified as High Segregation and Poverty (See Section 4.5.1 in Appendix D) as categorized on TCAC/HCD Opportunity Map, the City is committed to increasing opportunities for residents through place-based strategies that implement significant investments to conserve and improve community assets. These investments will bring about community revitalization through the implementation of various projects throughout the City. The combined investments are more than 31 million dollars, which will be invested throughout the planning period with projects slated to be completed as early as winter 2023.
Projects geographically targeting Low Resource and High Segregation and Poverty areas include the Merced Avenue Greenway Project and Rush Street Corridor Enhancement Plan -
• The Merced Avenue project is a $24 million sustainable multi-modal corridor project with targeted infrastructure improvements along Merced Avenue. This improvement project will address negative impacts from climate change through investments in adaptation measures, such as urban forestry by providing new trees to create shade along the route, and flood prevention measures, such as water capture systems. The planning and design phase of the project has been completed, and the City has secured approximately 21 million in funding, including funding to begin construction for Phase I of the project, and is currently in the grant proposal process to secure the approximately $3 million remaining in gap funding needed to complete Phase II.
• In collaboration with Active San Gabriel Valley (ActiveSGV), the City secured a grant from the California Air Resources Board (CARB) to complete the Rush Street Corridor Enhancement Plan aimed at revitalizing a large segment of Rush Street between Rosemead Boulevard and Tyler Avenue into a multimodal complete street and includes corridor rehabilitation measures. The project’s targeted investments are focused on improving community assets, including active transportation through widened sidewalks and protected bike lane, and transportation and street infrastructure. The project’s conceptual design plans have been completed, and the City is now actively working to secure funding to implement the planned improvements and design.
Projects improving community assets citywide include an investment of $4 million for citywide pedestrian safety and street improvements. The City is prioritizing capital improvement programs to fund this project, which will enhance mobility and safe paths of travel for residents, visitors, and businesses throughout the City. This investment will create better connectivity for residents, increasing access to community amenities and resources.
The City is also investing $2 million of improvements including infrastructure, parks and other community assets such as senior center gym equipment, park public restroom renovations, blacktop resurfacing, Civic Center pool facility upgrades and new amenities such as barbeque grills and drinking fountains.
These citywide improvements focus on enhancing community assets through targeted investment in areas of most need and are estimated to be completed in 2025. These new amenities will increase access to opportunities for residents creating spaces where they can recreate, socialize, stay cool during the summer, improving overall quality of life.
• Metric: Create a sustainable multi-modal
corridor on Merced Avenue through a
$12.8 million investment for Phase I and
$11.5 million investment for Phase II of the
Merced Avenue Greenway Project.
• Metric: Collaborate with ActiveSGV to
apply for grants and other funding sources
for implementation of the Rush Street
Corridor Enhancement Plan’s design and
improvements of bike and transit lanes,
bus stops, and widened sidewalks and
increased shade in Low Resource and High
Segregation and Poverty areas through the
City’s major east to west corridor.
• Metric: Invest $4 million for citywide
pedestrian safety and street improvements
to enhance mobility and safe paths of
travel for residents, visitors, and businesses
throughout the City.
• Metric: Invest $2 million for citywide park
improvements as detailed in the program
description, focused on conserving and
improving parks throughout the City.
• Metric: Provide citywide WiFi and a new
electric vehicle charging station through
the Smart City Initiative to close the digital
divide citywide and equitably enhance the
access to technology systems throughout
the City.
Timeframe: Complete Merced Avenue
Greenway Project Phase I improvements
by summer 2025 and secure remaining
grant funding to begin construction for
Phase II by winter 2026.
Timeframe: Collaborate with ActiveSGV to
apply for grants and secure funding for
implementation of the Rush Street Corridor
Enhancement Plan’s design and
improvements within the planning period.
Timeframe: Complete citywide pedestrian
safety and street improvements by winter
2023.
Timeframe: Complete citywide park
improvements by winter 2025.
Timeframe: Launch citywide WiFi through
the Smart City Initiative and install a new
electric vehicle charging station by winter
2025.
Page | 9 City of South El Monte 6th Cycle Housing Element The City will also embark on a Smart City Initiative in 2025, which will include a $200,000 technology infrastructure investment and citywide WiFi to close the digital divide citywide and equitably enhance the access to technology systems throughout the City, The initiative’s investments, targeted in areas of most need, focus on expanding access to community meetings and prioritize technology infrastructure improvements. The City is working on the initiative with the San Gabriel Council of Governments for a regional effort focusing on disadvantage communities.
Other investments, highlighted above, include a 7.3 million dollars of targeted community investments and neighborhood improvements through the Santa Anita Avenue Complete Streets project, to enhance pedestrian mobility with the installation of protected bike lanes, medians, landscaping, ADA ramps, sidewalks, driveways, etc., and $340,000 investment to complete the Rosemead Boulevard Corridor Enhancement Plan, a multi-modal/complete streets and corridor rehabilitation (see Program 21).
Strategy: Providing New and Preserving Existing Housing Choices and Affordability – to create development incentives that increase housing options in areas of opportunity and programs that address rehabilitation needs to prevent displacement and minimize relocation impacts on residents.
The City is committed to taking steps to promote housing supply, choices and affordability in areas of high opportunity and outside of areas of concentrated poverty. Because the City does not have any areas of high opportunity (High or Highest Resource as categorized by TCAC/HCD Opportunity Maps), the City will focus such efforts in areas with planned community investments that will help in transitioning areas to higher opportunity. One such step the City will take will be to facilitate the development of accessory dwelling units and junior accessory dwelling units (ADU/JADU). ADU/JADU development will be facilitated through zoning code revisions that will provide clarity on the permitting process and remove regulatory barriers. Further, the City will incentivize ADU/JADU development by providing funds to lower-income homeowners for construction and rehabilitation of affordable ADUs through the CalHome Owner-Occupant Rehabilitation Program.
Another step the City will take to promote housing supply, choices and affordability in targeted areas identified for significant place-based strategies through robust community investment and revitalization projects will be to incentivize the consolidation of lots for residential and mixed-use development, especially those with affordable units. The City will provide incentives, such as expedited permit review or concessions beyond those provided by density bonus, and will dedicate staff to assist the development community through land development counseling and by providing technical informational materials.
Further, the City is committed to assisting lower- and moderate-income households in their home rehabilitation needs. To provide rehabilitation assistance, the City will provide grants and loans to qualified householdsin areas of lower opportunity to provide repairs and mitigate the potential cost of rehabilitation while preventing displacement and relocation impacts on vulnerable residents.
• Metric: Increase annual ADU production
by 10 percent.
• Metric: Facilitate two lot consolidations
per year.
• Metric: Provide rehabilitation assistance
to at least 20 households, with a target of
40 households during the planning period.
Timeframe: ADU/JADU affordable
incentive program shall be adopted within
one year of Housing Element adoption.
Timeframe: Lot consolidation and OOR
program metrics will be on-going and will
be monitored throughout the planning
period.
Page | 10 City of South El Monte 6th Cycle Housing Element Strategy: Enhancing Housing Mobility – Increase access to housing and resources through housing mobility strategies that remove barriers to development, homeownership, and accessibility.
The City will increase housing accessibility and upward mobility through strategies that will increase access to homeownership, assist those with disabilities, and affirmatively further fair housing. The City is committed to increasing homeownership opportunities for lower-income households seeking first-time homeownership downpayment and closing cost assistance.
The City will enhance this program by targeting marketing for homeownership assistance in areas of high segregation and poverty and areas with high rates of lower-income households.
The City will also increase housing accessibility and upward mobility for those with disabilities by providing an administrative process for deviations from development standards for those in need of accessibility modifications, removing barriers to accessible housing options. Additionally, the City will increase access to opportunity for older adults and those with disabilities by providing the citywide Dial-A-Ride Program where the City provides a free shuttle service to transport residents to their destinations and for medical appointments to help increase overall mobility and access to resources such as housing, public buildings and facilities, and businesses. The Dial-A-Ride Program provides older adults and those with disabilities financial relief associated with the cost of transportation and allows residents to access areas of the City that may not otherwise be accessible.
Because the City does not have any areas of high opportunity, the City will increase access to opportunity through community investments that will help transition lower opportunity areas to higher opportunity. The City will coordinate these investments with affordable housing development to increase housing opportunities and upward mobility in areas of increasing opportunity. The City will further remove barriers and increase access in areas of opportunity by promoting equal access to housing through Affirmative Fair Housing Marketing Plans(AFHMP). AFHMPs will be required of new affordable and mixed-income multifamily residential developments using a density bonus or other housing incentive programs to ensure that new developments promote equitable access to units.
• Metric: Increase awareness of
homeownership assistance in areas of high
segregation and poverty and areas with high
rates of poverty to target an increase in use
of the program by lower-income households
by 20 percent.
• Metric: Provide administrative review for
100 percent of reasonable accommodation
requests.
• Metric: Provide ongoing citywide
transportation services through the City’s
Dial-A-Ride program to 150 residents
annually who are 60 years or older, residents
with disabilities, or youth who participate in
the City’s youth programs.
• Metric: Require 100 percent of new
affordable and mixed-income multifamily
residential developments utilizing a housing
incentive programs to implement an AFHMP.
Timeframe: Metrics will be on-going,
throughout the planning period.
Strategy: Improving Assets and Increasing Public Safety in Areas of Lower Opportunity and High Segregation and Poverty – Preserve and improve assets through targeted investment to rehabilitate existing housing affordable to lower-income residents and improve public safety for residents in areas of lower opportunity and High Segregation and Poverty.
The City is committed to preserving housing choices and affordability while protecting residents in areas of lower opportunity from displacement.
Through the Owner-Occupied Rehabilitation (OOR) program, funding is made available to connect lower-income households with assistance to address code compliance issues and to bring homes into compliance. Through this program, the City's Code Enforcement will identify properties with blighted conditions and the City will help connect households with incomes at or below 80 percent of the area median income (AMI) with homeowner rehabilitation assistance. The City will target 100 percent of homeowner rehabilitation assistance funds available through the OOR program to lower-income households and serve an anticipated total of 20 households in need of rehabilitation assistance located in low resource or areas of high segregation and poverty and higher need. This program will improve assets in areas of lower opportunity and concentrated poverty by rehabilitating existing housing affordable to lower-income households and address safety concerns for residents who may be living in substandard housing conditions. • Metric: Serve 20 households in need of
rehabilitation assistance located in low
resource or areas of high segregation and
poverty and higher need.
• Metric: Invest $1.15 million in system
upgrades for public facilities in Low Resource
areas.
Timeframe: Coordinate with Code
Enforcement Division on a quarterly basis to
identify opportunities to connect residents to
resources and eligible households to
available funding and ongoing assistance
through the OOR program until program
funds are expended.
Page | 11 City of South El Monte 6th Cycle Housing Element Residents receiving assistance through the OOR program are those with the greatest need and lowest incomes. Through this program some of the most vulnerable households will be able to make necessary home improvements while saving money, creating opportunity to live in healthy housing conditions while increasing the value of their homes.
Additional programs focused on providing resources and improving public safety for residents in areas of lower opportunity and concentrated poverty include the City’s Energy Efficient Building System Upgrades program which funds the installation of autonomous building platforms and converting public facility buildings (e.g., the City’s Community Center and Senior Center) into energy efficient public facilities. The purpose of the Energy Efficient Building System Upgrades program is to create smart and energy efficient public spaces that will provide a better physical environment for City staff and the public and enable the City to create resilient and energy efficient public facilities that can provide critical services to the community during power outages and public safety shut off events. The City is investing $1.15 million in system upgrades for public facilities in Low Resource areas and has identified three buildings for energy efficient upgrades, including a children’s learning center, senior transportation center, and the South El Monte Community center, all located along Central Avenue.
Timeframe: Complete Energy Efficient
Building System Upgrades by July 2024.
Page | 12 City of South El Monte 6th Cycle Housing Element
5. Program Implementation
Program 1: Adequate Sites
As identified in Appendix E, Sites Analysis and Inventory, the City can accommodate their lower- (including very-low and low-income), moderate-, and above-moderate income RHNA through existing sites zoned at appropriate densities, and based on substantial evidence thoroughly detailed in Appendix E, the City has determined that existing uses are not an impediment and will likely discontinue in the planning period.
However, to guarantee the City has sufficient, excess capacity to accommodate a buffer for their lower- and moderate-income RHNA throughout the planning period, the City will rezone approximately 3 acres of sites from Manufacturing (M) to Commercial Residential (C-R) as identified in Appendix E, allowing exclusively residential uses and a minimum of 20 dwelling units per acre to provide a generous buffer for additional lower- and moderate-income sites selected from sites 18 through 20 as identified in Table 13, Summary of Underutilized Sites in Rezone Area of the Inventory (Appendix E). Based on minimum and maximum densities permitted in the C-R zone, implementation of the rezone will create the opportunity for approximately 60 to 110 new residential units in the City. To facilitate the development of multifamily housing affordable to lower-income (including extremely low-income households) and moderate-income households, the City will complete the zone amendment and rezone by October 15, 2025.
Furthermore, the City is implementing the Santa Anita Avenue Complete Streets Revitalization project, a geographically targeted place-based strategy focused on community revitalization that will be completed by spring 2026. The rezone sites identified are located within the complete streets revitalization project area, which is located along Santa Anita Avenue and Tyler Avenue, from Merced Avenue to Klingerman Street. The project includes 7.3 million dollars of targeted community investments including enhanced pedestrian mobility with the installation of protected bike lanes, medians, landscaping, ADA ramps, sidewalks, driveways, street furniture, street signage, pavement rehabilitation and striping, and 41 new decorative streetlights. Specifically, the sites identified in Table 13, Summary of Underutilized Sites in Rezone Area, of Appendix E are located between Central Klingerman and Rush Street intersections, which were improved as part of the project through new traffic signals, ADA pedestrian ramps, sidewalks, crosswalks street signage and striping.
Objective(s) • Rezone to create additional opportunities for approximately 60 to 110 new, buffer lower- and moderate-income units beyond the City’s RHNA targets.
• Invest $7.3 million dollars of targeted community investments and neighborhood improvements, including infrastructure
improvements, ADA accessibility, and enhanced pedestrian mobility, through the Santa Anita Avenue Complete Streets Revitalization project.
Timeframe • Rezone no later than October 15, 2025.
• Complete Santa Anita Avenue improvements by spring 2026.
Responsible Agency City Planning Division
Funding Sources Community Development Department Budget Relevant Policies 1.1, 1.2, 3.1, 3.2, 3.3
Page | 13 City of South El Monte 6th Cycle Housing Element Program 2: Implementation of Mixed Use (C-R) Zone
The City permits mixed-use development in the C-R (Commercial Residential) zone district. The C-R zone designation allows stand-alone infill residential development as well as traditional mixed-use development where commercial uses and residential uses are located in the same structure. The concept encourages transition of underutilized commercial and industrial properties that are a direct result of the “over-zoning” that resulted in extensive amounts of strip development. The City will continue to monitor the C-R development standards to ensure that it effectively promotes mixed-use and residential developments and a variety of housing types, including housing for lower-income households and special needs populations.
The development standards for density (maximum 35 to 100 units per acre), parking, height (at least 3-4 stories), and lot coverage requirements will facilitate the maximum allowable densities.
The City will welcome and consider developer recommendations to revise the development standards of the C-R Zone to encourage the maximum allowable densities along with a variety of housing types and assist the development of housing affordable to extremely low-, very low-, and low-income households.
The City will identify additional areas of the City to apply the Mixed-Use/C-R designation and zone and will pursue rezoning, where appropriate. This potential rezoning will expand opportunities for residential and mixed-use development and is not part of an adequate sites program as specified in Program 1 but will instead ensure that adequate capacity remains. The City will prioritize 80% of rezones in areas with access to amenities as identified by the City, such as transportation, recreation, services, education, and other needs to promote housing supply, choices and affordability in areas with higher access to resources and opportunities.
Objective(s) • Accept developer recommendations to revise the development standards of the C-R Zone to assist the development of housing affordable to extremely low-, very low-, and low-income households.
• Develop a process by which developers can submit recommended code changes.
• Implement needed amendments to Zone.
• Identify opportunities to expand C-R Zone in areas with access to amenities as identified by the City, such as transportation, recreation, services, education, and other needs to promote housing supply, choices and affordability in areas with higher access to resources and opportunities.
Timeframe • Ongoing coordination with developers regarding development standard recommendations and review of developer recommendations throughout planning period and revisions to be completed within 6 months of identification, as appropriate.
• Develop code change recommendation submittal within two years of Housing Element adoption.
• Ongoing identification of opportunities to apply the Mixed-Use/C-R zone.
Responsible Agency City Planning Division
Funding Sources Community Development Department Budget Relevant Policies 1.1, 1.3, 3.1, 3.2, 3.3
Page | 14 City of South El Monte 6th Cycle Housing Element Program 3: Zoning Ordinance Amendments to Remove Constraints The City will proactively encourage and facilitate the development of affordable housing for lower income households, particularly those with extremely low-income (ELI), special needs including large households, seniors, and households with persons who have disabilities or developmental disabilities. The City will do so by undertaking focused updates of the zoning ordinance to conform to State law and to remove governmental and non-governmental constraints on the development of housing, specifically the lack of housing affordable to lower-income (including extremely low-income) households and those with special needs. The following actions will be undertaken:
• Zoning Code revisions to ensure compliance with the most recent updates to the State’s density bonus law, including provisions of a bonus for student and senior housing, and permitting up to an 80% bonus for 100% affordable developments, and ensure its successful implementation by educating developers as to how density bonus regulations or other regulatory incentives could be used to facilitate the development of affordable housing as detailed in Program 16. • Zoning Code revisions to clarify the permitting and siting of group care facilities for 7 or more persons consistent with State law and fair housing requirements. • Zoning Code revisions to reduce parking as a constraint for multifamily development. The City will evaluate and amend the residential parking standards for multi-family residential uses in all zones where multi-family uses are permitted. The City will make necessary Zoning Code revisions to ensure that parking standards for multi-family housing do not pose a constraint to the development of housing.
• Zoning Code revisions to address discretionary permit constraints for Senior Housing. The City will remove or mitigate discretionary permit requirements associated with Senior Housing development. • Zoning Code revisions to identify a process by which parking requirements can be reduced for religious institutions in exchange for housing development. • Zoning Code revisions to address open space constraints for multifamily developments in the R-3 zone. The City will remove or reduce constraints in the R-3 zone related to open space requirements. • Zoning Code revisions to update the definition of “family.” The City will make necessary changes to ensure the definition does not impose any limitations on the number of people that may constitute a family to comply with all federal and state fair housing laws.
Objective(s) • Amend the Zoning Code to update the Density Bonus regulations consistent with state law and provide developer education in conjunction with Program 16 to ensure its successful implementation in facilitating the development of affordable housing for lower-income households.
• Amend the Zoning Code to define group care facilities for 7 or more and define in what zones and by what process this use will be permitted. • Amend parking requirements to ensure that parking for multifamily housing does not pose a constraint on development.
• Amend the Zoning Code regarding Senior Housing development. • Amend the Zoning Code to address open space requirements. • Amend the Zoning Code to update the definition of “family” consistent with all federal and state fair housing laws.
Page | 15 City of South El Monte 6th Cycle Housing Element Timeframe • Updates to the Density Bonus program within one year of Housing Element adoption.
• Amend the Zoning Code for the provision of large group care facilities within one year of Housing Element adoption.
• Evaluate residential parking standards and amend parking standards for multifamily housing within two years of Housing Element adoption. • Senior Housing Zoning Code amendments within one year of Housing Element adoption.
• Open space requirement amendments within one year of Housing Element adoption.
• Family definition amendments within one year of Housing Element adoption.
Responsible Agency City Planning Division
Funding Sources Community Development Department Budget Relevant Policies 1.1, 1.2, 2.5, 3.2, 3.3, 4.1
Program 4: Zoning Updates and General Plan Consistency Program The City will continue to identify opportunities to remove constraints to development through continued updates to the Zoning Code, where appropriate, and will consider a comprehensive update to the General Plan, in particular the land use element. Based on the ongoing updates, City staff will evaluate consistency between the Zoning Code updates and the General Plan. The evaluation will assess necessary updates to the General Plan, with an additional focus on consistency between the Land Use designations and zoning designations for each parcel in the city. The City will make the necessary updates to the General Plan based on their consistency analysis. This will ensure the programs and policies of the General Plan meet the vision of the City and ensure consistency between the City’s zoning ordinance and the General Plan to ultimately facilitate housing production.
Objective(s) • Monitor the Zoning Code for constraints and ongoing consistency with new State Legislation - make edits where needed.
• Identify available funding sources and staff for the consideration of a comprehensive update to the General Plan, and in particular the land use element.
Timeframe • Ongoing Zoning Code monitoring throughout the planning period. • Apply for funding to support a General Plan update within 4 years of Housing Element adoption.
Responsible Agency City Planning Division
Funding Sources Community Development Department Budget Relevant Policies 1.4, 3.1, 3.2, 4.2, 4.3
Page | 16 City of South El Monte 6th Cycle Housing Element Program 5: Accessory Dwelling Unit Program
A primary objective of this program is to promote the development of housing units for lower-income persons or households. The City will amend their Zoning Code to permit the development of Junior (JADU) and Accessory Dwelling Units (ADU) consistent with State law and to remove minimum parcel size requirements to convey that ADUs are permitted on legal parcels. The City will also amend their code to provide clarity and outline the approval process to provide ministerial approval of ADUs.
Additionally, as a method to promote the creation of ADUs that can be offered at an affordable rent for very low, low, or moderate-income households, the City will develop a process to incentivize the production of JADUs and ADUs affordable to lower-income households. The City will also leverage funds from the CalHome Owner-Occupant Rehabilitation (OOR) Program to provide financial incentives for eligible lower-income households(see Program 18). The City can administer the CalHome Owner-Occupant Rehabilitation Program funds to assist lower-income owners of homes that are in need of rehabilitation, which has been expanded to include construction, repair, reconstruction, or rehabilitation of an ADU or JADU, as well as a conversion of an existing space to an ADU or a JADU. Eligible households must be an owner-occupant and intend to continue occupying the home as a principal place of residence. Once the program is developed, City staff will take a proactive role in advancing this policy as a place-based revitalization strategy by promoting new ADU opportunities to existing property owners through informational outreach during the development process targeted at households in lower opportunity areas. The City will further identify opportunities to facilitate the production of ADUs and JADUs. (AB 671)
Objective(s) • Amend the Zoning Code consistent with State law to increase ADU production by an average of 10%1 in the planning period compared to the yearly average in the previous planning period.
• Amend the Zoning Code to clarify the ADU/JADU approval process and procedures.
• Adopt procedures and promote eligible OOR program funds for the incentivization of affordable ADUs to incentivize the production of 43 ADUs affordable to lower-income households during the planning period.
Timeframe • Amend the Zoning Code within one year of Housing Element adoption.
• An ADU/JADU affordable incentive program shall be adopted within one year of Housing Element adoption.
Responsible Agency City Planning Division
Funding Sources • Community Development Department Budget.
Relevant Policies 1.1, 1.2, 2.5, 3.2, 4.1
1. See full Accessory Dwelling Unit Projections discussion in Appendix E.
Page | 17 City of South El Monte 6th Cycle Housing Element Program 6: Housing Choice Voucher Program
An important element of the City’s strategy in providing housing opportunities for extremely low-income and low-income households is the Housing Choice Voucher Program, a federally funded rental program that assists very low-income families, elderly, and households with disabilities. Decent, safe, and sanitary housing units are provided to households through rental vouchers. Participants may find their own housing including single-family homes, townhouse, and apartments. The Baldwin Park Housing Authority administers the Housing Vouchers for five jurisdictions in the region including South El Monte. Participants are able to select any housing that meets the requirements of the program and is not limited to units located in subsidized housing projects. The City has approximately 20 households who currently participate in this program.
Housing mobility strategies to enhance access to higher resource areas and remove barriers to housing in areas of opportunity for City residents include providing a housing mobility counseling program in the City in coordination with the Housing Resource Center. The counseling program may include, but is not limited to, education to landlords and property owners on source of income discrimination and Housing Choice Voucher programs to expand the location of vouchers in geographically targeted areas identified for significant place-based strategies through robust community investment and revitalization projects (see details in Program 14), as there are currently no areas of the City identified as High and Highest Resource (as categorized by TCAC/HCD Opportunity Map). Additional components of the program may also focus on providing information on opportunity areas, housing search skills and tools, workshops, one-on-one search assistance, referrals, landlord-tenant mediation, and retention counseling.
Objective(s) • Continue to support the provision of 20 vouchers annually. • Coordinate with the HRC to establish a Housing Mobility Program with geographically targeted areas as detailed in the program description.
Timeframe • Ongoing, annually.
• Coordinate with HRC to establish Housing Mobility Program by June 2025.
Responsible Agency City Planning Division
Funding Sources Baldwin Park Housing Authority Housing Choice Voucher Program Relevant Policies 1.3, 4.2
Program 7: Support for Those Experiencing Homelessness
Under this program, the City will proactively implement the actions and programs of their Plan to Prevent and Combat Homelessness to move forward to address the needs of its residents experiencing homelessness for affordable housing and support services. The City will continue to participate in a countywide sales tax that raises money for homeless services. Further, the City will continue to create shelter options in the city, increase outreach and engagement activities to better understand the barriers and needs to address homelessness, and continue seeking additional funding sources for new affordable and supportive housing options.
Page | 18 City of South El Monte 6th Cycle Housing Element Objective(s) • Monitor existing funding to efficiently prioritize projects. • Continue collaboration with partner agencies and organizations, such as the City of Baldwin Park, the City of El Monte, and the County of Los Angeles through quarterly meetings.
Timeframe • Ongoing monitoring of funding and participation in the countywide sales tax.
• Ongoing quarterly communications with partner agencies and organizations.
Responsible Agency City Planning Division
Funding Sources • General Funds for the staff time (grant applications and preparation of promotional materials).
• Grant awarded from the Los Angeles County Measure H funds.
Relevant Policies 1.3, 4.2
Program 8: Lot Consolidation Program
In the absence of redevelopment, the City has limited options to assemble individual privately-owned properties for new larger developments. As a result, the City is required to rely solely on the private market to accomplish a consolidation of lots. This program is an ongoing program that recognizes the importance of public-private partnerships in assembling and redeveloping infill parcels. To facilitate the development of affordable housing for lower-income households, the City will specifically incentivize lot consolidation for developments with units affordable to lower-income households. To do so, the City will develop and provide a permit expedite incentive or incentives beyond density bonus law in exchange for lot consolidation for multifamily developments with units affordable to lower-income households, including units for extremely low-, very low-, and low-income households.
Objective(s) • Develop and maintain a digital inventory of sites identified as appropriate to accommodate housing to provide developers with guidance on the availability of sites.
• Identify development opportunities, develop and provide an incentive in exchange for lot consolidation for developments with units affordable to lower-income households through an
expedited development permit review process or concessions and incentives beyond density bonus law as part of the zoning code update, and allocate financial resources to facilitate lot consolidation through dedication of staff time to assist developers with the permitting process, procedures, and timeframes. • Facilitate two lot consolidations per year.
• Facilitate the assembly and recycling of underutilized properties for new affordable housing construction through technical assistance to developers and property owners. Technical assistance includes land development counseling by City planners and a marketing brochure or technical material that provides information on available development incentives.
Page | 19 City of South El Monte 6th Cycle Housing Element Timeframe • The availability of lot consolidation is ongoing throughout the planning period.
• A lot consolidation incentive will be developed within two years of Housing Element adoption.
• The inventory of sites and zoning code update will be made available within three-years of Housing Element adoption. • Dedication of staff time and technical assistance is ongoing throughout the planning period.
Responsible Agency City Planning Division
Funding Sources Community Development Department Budget Relevant Policies 1.1, 1.2, 3.2, 3.3
Program 9: Countywide Affordable Rental Housing Development Program This program is administered by the Los Angeles County Development Authority (LACDA). This program provides financial assistance to developments located in cities participating in the Urban County Program, which includes South El Monte. Financial assistance is provided through the provision of "gap" financing in the form of both short- and long-term loans for construction and permanent financing, as well as funds for nonprofit housing developers and HOME-designated Community Housing Development Organization (CHDO) activities. Technical assistance and funding for pre-development activities may also be provided for nonprofit housing developers participating in specific projects. Housing development projects are required to have a minimum of 20% of units set aside for households earning at or less than 50% of the median area income; however, LACDA's policy is to provide the maximum number of affordable units suited to the development and area. LACDA's housing development policy requires that conventional construction and/or permanent financing be incorporated into a project whenever possible, with a recommended one-to-four leveraging ratio. In addition, federal low-income housing tax credits will be applied whenever appropriate.
LACDA attempts to utilize all available public/private housing development resources.
The City will advertise the availability of this additional source of funds to support in the development of rental housing. Program availability will be advertised at the public counter, on the City's website, and through the City's newsletter. Further, the City will increase coordination and collaboration with LACDA to promote South El Monte as a City that supports affordable housing development and as an ideal candidate for the allocation of funding for affordable housing.
Objective(s) • Post program information online, at the counter, and through other communication sources.
• Increase Coordination with LACDA with regular contact.
Timeframe • Information will be posted online and at the counter within one year of Housing Element adoption.
• Coordination will be ongoing throughout the planning period.
Responsible Agency Los Angeles County Community Development Commission, City Housing Program Administrator
Funding Sources Los Angeles Urban County HOME and CDBG allocations Relevant Policies 1.3, 2.1, 2.2, 2.3, 4.2
Page | 20 City of South El Monte 6th Cycle Housing Element Program 10: Countywide Affordable Home Ownership Program This program provides funding to low-income households looking to purchase a home through down payment and closing costs assistance. Where appropriate, this program will be used in conjunction with the County's Housing Bond and Mortgage Credit Certificate Programs, which further assist lower-income households in attaining homeownership. The City will advertise program availability at the public counter, on the City's website, and through the City's newsletter and target increasing community member awareness of the program and home ownership opportunities for those in high segregation and poverty and higher need areas.
Objective(s) • Coordinate with LACDA.
• Inform community members of affordable homeownership
opportunities through the County programs, raising community awareness of creative ownership models and opportunities by 20%.
Timeframe Ongoing
Responsible Agency Los Angeles County Community Development Commission; City Housing Program Administrator
Funding Sources Los Angeles Urban County HOME allocation Relevant Policies 1.3, 2.3
Program 11: First-Time Homebuyer Programs
To increase access to mortgage funding for lower-income households and facilitate first-time homeownership opportunities in the City for decent, affordable housing, the City will identify and actively seek potential funding sources to develop a program to assist first time homebuyers in the City, such as through loans and homebuyer education services.
In addition, the Mortgage Credit Certificate (MCC) County Program is a way for the City to further leverage home ownership assistance for lower-income households. The MCC Program offers income-qualified firsttime homebuyers a federal income tax credit. The federal credit can reduce potential federal income tax liability, creating additional net spendable income for qualified first-time homebuyers to possibly use toward their monthly mortgage payment. A maximum purchase price is established for homes purchased with the MCC (the vast majority of homes in South El Monte fall well within this price ceiling).
The County of Los Angeles administers the MCC program on behalf of 30 cities and throughout the unincorporated areas of the County. By paying a onetime fee and hosting an annual lender training session, South El Monte continues to be a participating City with the County in implementation of the MCC program.
The City will continue participation in the County's program through hosting ongoing annual lender training sessions and will continue to prepare program flyers and include information on the City’s website.
Objective(s) • Continue to participate in MCC program.
• Pursue grant funding to develop a program to increase homeownership opportunities in the City.
Page | 21 City of South El Monte 6th Cycle Housing Element Timeframe • Participation in the MCC program will be ongoing and the City will continue to offer hosting annual lender training sessions throughout the planning period.
• The City will seek funding to develop a first-time homebuyer program on an ongoing basis.
Responsible Agency City Housing Program Administrator; Los Angeles County Community Development Commission
Funding Sources • Los Angeles County MCCs
• First Time Homebuyer Mortgage Assistance (MA) Program will be financed by CalHome funds and supplemented by City General Funds that fund the administrative subcontractor.
Relevant Policies 1.3, 2.3, 4.1
Program 12: Energy Efficiency Program
The City encourages a range of initiatives designed to improve the local environment. Key elements include energy conservation measures, recycling, water conservation, and the use of alternative transit. Additionally, the City has an Energy Efficient Building System Upgrades program which funds the installation of autonomous building platforms, converting public facility buildings (e.g., the City’s Community Center and Senior Center) into energy efficient public facilities that provide critical services to residents. The purpose of the Energy Efficient Building System Upgrades program is to create smart and energy efficient public spaces that will provide a better physical environment for City staff and the public and enable the City to create resilient and energy efficient public facilities that can provide critical services to the community during power outages and public safety shut off events. The City is investing $1.15 million in system upgrades for public facilities in Low Resource areas and has identified three buildings for energy efficient upgrades, including a children’s learning center, senior transportation center, and the South El Monte Community center, all located along Central Avenue.
The key elements of this program include the following:
• The City shall permit and encourage the installation of photovoltaic/solar and solar water heating systems on new residential construction consistent with local and state regulations. • The City will provide brochures and handouts promoting energy conservation from local utility providers at or near the planning counter. In addition, the City’s website will continue to be updated to publicize the availability of the various rebate programs and tax incentives that will reduce the cost of installing energy-saving devices.
• The City shall continue to support ongoing programs from SCE and Sempra Energy that promote energy conservation. The programs sponsored by the utility providers include rebates for energy conserving refrigerators, water heaters, and other household appliances. • The City will review the Zoning Ordinance to ensure that there are no requirements that are overly restrictive concerning the installation of solar panels. The City will then amend the Zoning Ordinance to ensure that solar panels are permitted in all Zone Districts. • The City will consider reducing processing fees for those building improvements that involve the installation of solar panels.
Page | 22 City of South El Monte 6th Cycle Housing Element Objective(s) • Update City website and continue to hand out promotional materials.
• Review and amend Zoning Ordinance.
• Commit $1.15 million to fund Energy Efficient Building System Upgrades, prioritizing public facilities that can provide critical services to the community in Low Resource Areas.
Timeframe • Ongoing permitting and promotion.
• Provide updates to website and review and amend the ordinance by 2025.
• Complete Energy Efficient Building System Upgrades by July 2024.
Responsible Agency City Planning Division
Funding Sources General Fund
Relevant Policies 2.7, 3.3
Program 13: Water Conservation Program
The San Gabriel Valley Water Company is the local water purveyor that serves the City. The City shall promote water conservation (drought-tolerant landscaping, water conserving plumbing fixtures, etc.) in the review of new development and in the following ways:
• The City will continue to provide informational resources on water conservation through landscaping and xeriscaping in both handouts and on the City's website. • The City website was recently updated to indicate ways residents may reduce water consumption.
This website will be maintained throughout the planning period and updated as appropriate. • The local water purveyors publish a variety of brochures and information guides to help residents conserve water. The guide and brochures will continue to be distributed at City Hall.
Objective(s) • Maintain the City’s website and update where necessary. • Distribute brochures and information guides at the City’s public counter.
Timeframe • Ongoing maintenance of the City’s website throughout the planning period.
• Ongoing distribution of brochures throughout the planning period.
Responsible Agency City Planning Division
Funding Sources General Fund
Relevant Policies 2.7
Page | 23 City of South El Monte 6th Cycle Housing Element Program 14: Fair/Equal Housing Program
This City program is designed to promote equal housing opportunities in South El Monte. The City recognizes the effect that discrimination has in limiting housing choice and equal opportunity in renting, selling, and financing housing. The City offers fair housing information and referrals at the public counter in City Hall and is currently working on providing this information as well as providing links to additional fair housing resources on the City website.
Steps the City will take to affirmatively further fair housing during the 6th Cycle include:
• The City permits SROs in the C-R (Commercial Residential) zone district. To further support the creation of new affordable housing opportunities through the conversion of existing motel properties to Single Room Occupancy (SRO) lodging, the City will amend the Zoning Code to permit SROs in the C (Commercial) zone.
• The City will promote and ensure compliance with housing discrimination laws to ensure that all print and advertisement materials for the sale or rental of housing is compliant with Government Code 12955, which prohibits such materials from indicating a preference or limitation based on a protected classification.
• The City will continue to support and participate in the Regional Analysis of Impediments to Fair Housing Choice in coordination with the Community Development Commission of the County of Los Angeles and the Housing Authority of the County of Los Angeles. • The City will continue to contract with the Housing Rights Center to provide fair housing services to residents, and refer 100% of residents to the Housing Rights Center who are in need of housing counseling, discrimination investigation and disability accommodation services, including investigating allegations of housing discrimination and helping victims of discrimination enforce their Fair Housing rights, and access to education and outreach programs to learn how they are protected by fair housing laws, how to spot illegal practices, and tenant-landlord rights and obligations. • Further, the City will administer all programs and activities related to housing and community development in a manner to Affirmatively Further Fair Housing by developing a process that prompts the consideration of fair housing in the decision process. This process could include a requirement to have a statement of fair housing consideration on 100% of staff reports for Planning Commission or some similar method. The consideration of fair housing in all staff reports will bring discourse surrounding fair housing and equity to the forefront of all housing and community development decisions. This will lead to equitable implementation of all City programs and activities to further fair housing through the allocation of resources that will assist vulnerable populations with increased access to opportunity while increasing transparency in the process.
Additionally, the City is committed to conserving and improving community assets through significant placebased actions to affirmatively further fair housing in areas of low resource or areas of high segregation and poverty and higher need. The place-based strategies include targeted investments in neighborhood revitalization, including improving infrastructure, parks, and other community assets, both citywide and in areas of most need, through the following projects:
• Merced Avenue Greenway Project. The greenway project is a $24 million sustainable multi-modal corridor investment with targeted infrastructure improvements along Merced Avenue, located in a Low Resource and High Segregation and Poverty area1 of the City. This improvement project will 1 As categorized by TCAC/HCD Opportunity Maps.
Page | 24 City of South El Monte 6th Cycle Housing Element address negative impacts from climate change through investments in adaptation measures, such as urban forestry by providing new trees to create shade along the route, and flood prevention measures, such as water capture systems. The planning and design phase of the project has been completed, and the City has secured approximately $12.8 million in funding to begin construction for the southern half of the project area (Phase I). A majority of the approximately $11.5 million in funding needed for the northern end (Phase II) of the project has been secured and the City is currently in the grant proposal process to secure the remaining approximate $3 million in gap funding.
• Revitalize Rush Street. In collaboration with ActiveSGV, a local non-profit focused on community events, transit improvements, green infrastructure, and advocacy, the City secured grant funds from the California Air Resources Board (CARB) and invested over $200,000 for the development of the Rush Street Corridor Enhancement Plan. The plan provides a comprehensive roadmap of recommended improvements to revitalize a large segment of Rush Street between Rosemead Boulevard and Tyler Avenue into a multi-modal complete street, including corridor rehabilitation measures, that will tie together active transportation, complete streets, and safe routes to school elements while enhancing economic vitality throughout the City. The plan’s targeted investments are focused on improving community assets, including active transportation through widened sidewalks and protected bike lane, and transportation and street infrastructure in a Low Resource and High Segregation and Poverty area1
. The City has completed the conceptual design plans and is now focused on securing grants to move forward with the designs and planned improvements. • Citywide Pedestrian Safety and Street Improvements. In 2024, the City will invest $4 million for citywide pedestrian safety and street improvements. The City is prioritizing capital improvement programs to fund this project which will enhance mobility and safe paths of travel for residents, visitors, and businesses throughout the City.
• Citywide Park Improvements. The City is focused on conserving and improving parks throughout the City through $2 million of targeted investments that are estimated to be completed in 2025. The improvements include, but are not limited to, senior center gym equipment, park public restroom renovations, blacktop resurfacing, Civic Center pool facility upgrades and new amenities such as barbeque grills and drinking fountains. These citywide improvements focus on enhancing community assets through targeted investment in areas of most need. • Smart City Initiative (Citywide WiFi). The City will embark on a Smart City Initiative in 2025 which will include a $200,000 technology infrastructure investment and citywide WiFi to close the digital divide citywide and equitably enhance the access to technology systems throughout the City. The initiative’s investments, targeted in areas of most need, focus on expanding access to community meetings and prioritize technology infrastructure improvements. The City is working on the initiative with the San Gabriel Council of Governments for a regional effort focusing on disadvantage communities.
Objective(s) • Post fair housing information on the City’s website. • Provide incentives for motel conversions to SROs and increase opportunities for the development of SROs by amending the Zoning Code to permit SROs in the C (Commercial) zone.
• Develop a handout for developers to be made aware of Fair Housing advertisement material compliance.
• Support and engage in the Regional Analysis of Impediments to Fair Housing.
Page | 25 City of South El Monte 6th Cycle Housing Element • Implement a procedure that prompts fair housing administration for 100% of housing and community development decisions.
• Invest $12.8 million to complete Phase I of the Merced Avenue Greenway Project to create a sustainable multi-modal corridor on Merced Avenue. • Secure the remaining grant funds needed for Phase II of the Merced Avenue Greenway Project and invest $11.5 million for the Northern end of the project (Phase II).
• Collaborate with ActiveSGV to secure funding sources for implementation of the Rush Street Corridor Enhancement Plan’s design and improvements of bike and transit lanes, bus stops, and widened sidewalks and increased shade in Low Resource and High Segregation and Poverty areas through the City’s major east to west corridor.
• Invest $4 million for citywide pedestrian safety and street improvements to enhance mobility and safe paths of travel for residents, visitors, and businesses throughout the City.
• Invest $2 million for citywide park improvements as detailed in the program description, focused on conserving and improving parks throughout the City. • Provide citywide WiFi and a new electric vehicle charging station through the Smart City Initiative to close the digital divide citywide and equitably enhance the access to technology systems throughout the City.
Timeframe • Ongoing.
• Website information to be posted within one year of Housing Element adoption.
• Amend the Zoning Code within one year of Housing Element adoption. • Ongoing engagement in the Regional Analysis of Impediments to Fair Housing throughout the planning period and support the update to the Analysis of Impediments every 3 to 5 years as suggested by the Department of Housing and Urban Development.
• Develop procedure that prompts fair housing administration by January 2023. • Complete Merced Avenue Greenway Project Phase I improvements by summer 2025 and secure grant funding to begin construction for Phase II by winter 2026.
• Collaborate with ActiveSGV to apply for grants and secure funding for implementation of the Rush Street Corridor Enhancement Plan’s design and improvements within the planning period.
• Complete citywide pedestrian safety and street improvements by winter 2023. • Complete citywide park improvements by winter 2025.
• Launch citywide WiFi through the Smart City Initiative and install a new electric vehicle charging station by winter 2025.
Responsible Agency City Planning Division, City Housing Program Administrator, and Community Services Center (El Monte Office)
Funding Sources Community Development Department Budget Relevant Policies 4.1, 4.2
Page | 26 City of South El Monte 6th Cycle Housing Element Program 15: Resources for Persons with Physical and Developmental Disabilities The City will continue to encourage equal access to housing and services to meet the needs of persons with disabilities. The City has an administrative process for the modification of development standards in cases of demonstrable hardships. The City will provide information about the process on the City’s website and public counters as well as information on local and regional resources for persons with developmental disabilities. The City will coordinate with the San Gabriel/Pomona Regional Center to advertise resources and programs available to residents. Additionally, the City will promote increased accessibility by connecting developers and residents to resources on design features that are accessible and safe to all people regardless of age, size, ability, or disability.
The City will also continue to fund a citywide Dial-A-Ride program which is a shared transportation service that offers curb-to-curb transportation to residents who are 60 years or older and for those with disabilities of any age, and to youth who participate in the City’s Community Services Department youth programs. The service provides transportation to riders to and from any location within the City limits and up to 15 miles outside city limits for medical appointments to help increase overall mobility and access to resources for residents.
Objective(s) • Process 100% of reasonable accommodation requests received in accordance with the administrative process to increase Fair Housing services and accessible housing opportunities.
• Enforce accessibility requirements through development approvals. • Create a webpage that promotes and connects developers and residents to accessibility resources and promote the webpage through media channels.
• Provide citywide transportation services through the City’s Dial-A-Ride program to 150 residents annually who are 60 years or older, residents with disabilities, or youth who participate in the City’s youth programs.
Timeframe • Process requests for reasonable accommodations throughout the planning period.
• Ongoing enforcement of requirements throughout the planning period.
• Post webpage and handout materials at the counter and promote through median channels within 3-years of Housing Element adoption. • Provide ongoing citywide Dial-A-Ride program services throughout the planning period.
Responsible Agency Community Development Department
Funding Sources Community Development Department Budget Relevant Policies 4.1, 4.2, 4.3
Page | 27 City of South El Monte 6th Cycle Housing Element Program 16: Developer Coordination and Information Program The City will proactively encourage and facilitate the development of affordable housing for lower-income households, particularly those with extremely low-income (ELI), special needs including large households, seniors, and households with disabilities, including developmental disabilities. The City will actively work with the development community to identify ways that lower‐income housing may be provided. The City will educate developers as to how density bonus regulations could be used to facilitate the development of affordable housing, including those for extremely low income, very low income, and low-income households.
Another outreach effort will inform the development community and property owners as to development opportunities for SRO developments and second units.
As part of the developer outreach program, the City will annually develop marketing materials that highlight investment opportunity sites and active development investment sites throughout the City. The marketing materials will include two digital brochures that provide a detailed site by site visual and informational overview of targeted investment opportunity sites and active investment sites throughout the City. The digital brochure for active development investments will be developed with visual renderings, site locations and project descriptors for office, commercial, residential, and mixed-use projects to highlight the upcoming opportunities in the City and the volume of redevelopment projects and investments already occurring throughout the community.
The second digital marketing brochure will focus on highlighting targeted investment opportunity sites. Each key opportunity site in the brochure will have a dedicated page with an image of the existing site conditions and location, the site address, site size, zoning/use opportunities, existing use, and the investment company or property owner's name and contact information. Where possible, the opportunity sites will feature adjacent lots that could be consolidated into larger sites or highlight key sites identified in the Sites Inventory.
The opportunity sites will feature vacant sites, where available, and underutilized sites that are prime for mixed-use and commercial redevelopment with a focus on sites in key business corridors and in areas of High Segregation and Poverty (as categorized by TCAC/HCD Opportunity Map) including Rosemead Boulevard, Santa Anita Avenue, Peck Road, Chico Avenue, Portrero Avenue, Rush Street, Fawcett Avenue and Garvey Avenue to encourage community revitalization in areas of high segregation and poverty and higher need through new residential development and commercial/industrial investment that encourage a balance of new housing production and employment opportunities. The City will annually update both digital marketing brochures and include a minimum of 15 targeted investment sites, make the resources readily available on the City’s economic development webpage, and actively promote them to all developers and investors who are interested in residential development opportunities or in starting or relocating their businesses to the City and provide them with the investment company or property owner's contact information of key opportunity sites in the digital brochures.
Additionally, the City will maintain information on the City's website that is applicable for housing development project proposal requirements, including a current schedule of fees, exactions, applicable affordability requirements, all zoning ordinances, development standards, and annual fee reports or other relevant financial reports. The City will develop a checklist for their website that developers may use to determine what materials are needed to accompany a development proposal application. (AB 1483, 2019) Further, the City will ensure the development community is aware of replacement unit requirements, relocation assistance requirements, and fair housing requirements to prevent displacement and discrimination by enforcement of relevant regulations. The City will work with the development community to enforce replacement requirements for 100% of applicable projects to protect tenants from displacement risk and accommodate the housing needs of lower-income households.
Page | 28 City of South El Monte 6th Cycle Housing Element Objective(s) • Provide technical assistance through education to inform developers as to how density bonus regulations could be used to facilitate the development of affordable housing and of opportunities for SRO developments and second units.
• Develop and post relevant development checklist of materials and other information as detailed above on the City’s website. • Post information to raise awareness of replacement and relocation assistance requirements on City’s website.
• Develop two digital brochures that highlight a minimum of 15 active development investment sites throughout the City and targeted investment opportunity sites along key business corridors as described in the program details, to be updated annually and actively promoted to developers and investors in-person and made readily available on the City's economic development webpage.
Timeframe • Ongoing technical assistance through education and coordination with developers throughout the planning period.
• Post information within 2 years of Housing Element Adoption. • Development investment opportunities brochures to be updated annually at fiscal year-end and actively promoted throughout the planning period.
Responsible Agency Community Development Department
Funding Sources Community Development Department Budget Relevant Policies 1.2, 3.1, 3.3, 4.1, 4.2
Program 17: Housing Education Campaign
The City will work with the public, developers, relevant agencies, and organizations to foster citywide discussions on housing supply, affordability, and Fair Housing. The City will develop a webpage that details information related to the City's housing supply, housing need, where opportunities exist, links to Fair Housing resources, as well as other relevant information. This information can help residents understand where challenges and solutions exist and can demonstrate to potential developers that the City welcomes new housing development.
Because the City does not currently have any areas identified as High or Highest Resource (as categorized by TCAC/HCD Opportunity Maps), the City will promote and direct affordable housing development inquiries to sites in areas where the City has committed to significant place-based strategies, such as robust community investments and revitalization projects (see details in Program 14). Through this strategy, the City will enhance access to higher resource areas by removing barriers to housing in areas with planned investments that will increased access to opportunity and create new opportunities for upward housing mobility.
Additionally, for all new affordable and mixed-income multifamily residential development using a density bonus or other housing incentives programs, the City will require developers and property owners to develop strategies on how they will target outreach to minority groups in their local community that are least likely to apply for housing opportunities, through Affirmative Fair Housing Marketing Plans (AFHMP).
Page | 29 City of South El Monte 6th Cycle Housing Element AFHMPs will be required to consider regional housing registries and ensure marketing materials for new developments are designed to attract renters and buyers of diverse demographics, including persons of any race, ethnicity, income, disability, and familial status. AFHMPs will require that marketing materials target diverse residents citywide. The City will also embrace technological solutions to community engagement to capture a wide audience in planning efforts. This will include, posting links to housing information on social media, on the City’s website, and sending out email updates to the City’s listserv.
Objective(s) • Develop a webpage with relevant information to raise developer and community awareness on housing needs and available
resources.
• Direct affordable housing development to areas with planned investments to create upward housing mobility into areas transitioning to higher opportunity.
• Develop guidance for AFHMPs for new, multifamily residential property owners and developers.
Timeframe • Within 2 years of Housing Element adoption. • Ongoing technical assistance with developers and property throughout the planning period.
Responsible Agency Community Development Department
Funding Sources Community Development Department Budget Relevant Policies 3.3, 4.3
Program 18: Homeowner Assistance Programs
Where funding is available, the City offers rehabilitation assistance to lower- and moderate-income households. The City has been operating as a housing program administrator of CalHome funds since 2010 and has used these CalHome grants to support the rehabilitation of 56 units in South El Monte. The City will continue to actively seek funding for Homeowner Assistance Programs and to allocate awarded funding accordingly.
Specifically, the City will provide eligible and qualified borrowers with 30-year, deferred-payment loans through an Owner-Occupied Rehabilitation (OOR) program. The program will aim to preserve the quality and value of the City’s housing stock by assisting extremely low-, very low-, and lower-income homeowners with a loan for home improvement in order to rehabilitate their home. Funding awarded for this program will be dedicated to the rehabilitation of housing for lower-income households (including extremely low- and very low- income households) and is anticipated to serve a total of 20 units. Funding for the program will be contingent upon funding awarded to the City by CalHome in the amount of $1,000,000.
Objective(s) • Seek out and apply for funding opportunities for Homeowner Rehabilitation Assistance.
• Serve a total of 20 to 40 units through the OOR Rehabilitation Program.
Timeframe • Apply for additional funding opportunities annually, where available. • The OOR program is ongoing and will continue based on remaining funds.
Page | 30 City of South El Monte 6th Cycle Housing Element Responsible Agency City Planning Division
Funding Sources • Community Development Department Budget • OOR program will be financed by a $1,000,000 CalHome grant awarded to the City and supplemented by City General Funds that provide in-kind staff time to administer the OOR Program.
Relevant Policies 1.3, 2.1, 2.2, 2.6, 2.7, 4.2
Program 19: Code Enforcement Program
The City's Code Enforcement Division is tasked with promoting property maintenance for the elimination of blighted conditions and ensuring compliance with all City Zoning Code requirements. The City will coordinate Code Enforcement efforts with rehabilitation assistance through the City’s Owner-Occupied Rehabilitation (OOR) program, where funding is available, to connect lower- and moderate-income households with assistance to address code compliance issues and to bring homes into compliance. Further, the City will target 100 percent of homeowner rehabilitation assistance through the OOR program to households with incomes at or below 80 percent of the area median income (AMI) and serve an anticipated total of 20 households in need of rehabilitation assistance located in low resource or areas of high segregation and poverty and higher need. Additionally, the City will connect residents with information on energy conservation strategies and techniques that can be taken during rehabilitation.
Objective(s) Coordinate distribution of Homeowner Rehabilitation Assistance/ OOR Rehabilitation Program funding with code enforcement case data to assist eligible households with incomes at or below 80 percent of the AMI and serve an anticipated total of 20 households through the OOR program that are in need of rehabilitation assistance located in low resource or areas of high segregation and poverty and higher need.
Timeframe Coordinate with Code Enforcement Division on a quarterly basis to identify opportunities to connect residents to resources and eligible households to available funding and ongoing assistance through the OOR program until program funds are expended.
Responsible Agency Community Development Department
Funding Sources Community Development Department Budget Relevant Policies 2.1, 2.2, 2.4, 2.6, 2.7
Program 20: Replacement Housing Program
The City will mandate replacement requirements consistent with State law for sites identified in the Sites Inventory that currently have residential uses, or within the past five years have had residential uses that have been vacated or demolished, that are or were subject to a recorded covenant, ordinance, or law that restricts rents to levels affordable to persons and families of low or very low income, subject to any other form of rent or price control, or occupied by low- or very low income households. When the legislation sunsets, the City will reevaluate the appropriateness of this program. (SB 330, 2019)
Page | 31 City of South El Monte 6th Cycle Housing Element Objective(s) • Develop a system for tracking all development proposals on sites identified in the inventory and develop a system for ensuring developer compliance with replacement requirements.
• Enforce replacement requirements in accordance with Government Code Section 66300 for 100% of all applicable projects.
Timeframe Upon Housing Element adoption.
Responsible Agency Community Development Department
Funding Sources Community Development Department Budget Relevant Policies 1.1, 2.1, 4.2, 4.3
Program 21: Assist in Development of Housing
The City will proactively encourage and facilitate the development of affordable housing for lower-income households, particularly those with extremely low-incomes (ELI), special housing needs including large households, older adults, and households with persons who have disabilities including developmental disabilities, and farmworkers through the following methods:
• Provide financial or regulatory incentives to developers. • Reduce, waive, or defer impact fees for affordable housing development. • Conduct bi-annual outreach to affordable housing developers to assist the development of housing affordable to extremely low-, very low- and low-income households and assisting in with applications for State and federal funds.
In addition to the new housing opportunity actions listed above, the City will take place-based action through targeted investment focused on community revitalization of Low Resource areas and areas of high segregation and poverty and higher need and encourage development of sites in the Sites Inventory identified for lower-income housing. Specifically, the City was awarded grant funds by the California Department of Transportation (Caltrans) and invested $340,000 to complete the Rosemead Boulevard Corridor Enhancement Plan, a multi-modal/complete streets and corridor rehabilitation. Rosemead Boulevard is one of the City’s main north-south corridors providing bus connections, and access to Whittier Narrows Park, Rio Hondo Trail, and Lashbrook Park. However, the street currently has no bike facilities and only provides isolated sidewalk segments, which presents a safety hazard and limits cyclists and pedestrian access. The Rosemead Boulevard Corridor Enhancement Plan therefore identifies opportunities to enhance the corridor to better support residents and businesses, set the stage for the future development, enhance safety and create a lively and connected street for neighbors and visitors to stop, walk, bike, and shop.
Additionally, corridor enhancements will link residents in the City to the neighboring City of Pico Rivera, the project area, park space and regional bicycle paths.
The City has completed the conceptual design plans and is now focused on securing grants to move forward with the designs and planned improvements. Through infrastructure and transportation improvements along Rosemead Boulevard, the project will enhance safety and better support residents and businesses, and improve future conditions for sites identified in the Sites Inventory (Appendix E) that are on, or adjacent to, Rosemead Boulevard. Rosemead Boulevard is one of the City’s main north-south corridors located in an Opportunity Zone,
2 which further provides tax incentives for investment in designated census tracts. 2 Established by the Tax Cuts and Jobs Act of 2017.
Page | 32 City of South El Monte 6th Cycle Housing Element Similarly, the City is implementing the Santa Anita Avenue Complete Streets Revitalization project, a geographically targeted place-based strategy focused on community and neighborhood revitalization.
Through a 7.3-million-dollar investment, the City will improve infrastructure, transportation, safety, and other community amenities in a Low Resource area and improve future conditions for rezone sites identified in the Sites Inventory (Appendix E) that are on or adjacent to the project corridor.
Further, the City will assist in the development of housing for those with special housing needs. To do so, the City will amend the zoning code to permit a variety of housing types consistent with State law, which includes the following:
• Zoning Code Amendment to calculate Emergency Shelter parking requirements based on the demonstrated need to accommodate staff. (AB 139, 2019)
• Zoning Code Amendment to ensure compliance with all applicable requirements related to employee and farmworker housing in accordance with the Health and Safety Code Sections 17021.5 and 17021.6 and the Employee Housing Act.
• Zoning Code Amendment to allow supportive housing by-right in residential zones that permit multifamily uses and mixed uses zones that allow residential uses. (AB 2162, 2019) Objective(s) • Provide financial or regulatory incentives to developers, such as reductions in site development standards.
• Provide for the reduction, waiver, or deferral of impact fees for affordable housing development.
• Bi-annually conduct outreach to affordable housing developers through methods such as public-private partnerships that assist applicants with state and federal grant applications.
• Amend the Zoning Code to assist in the development of housing for those with special housing needs and to comply with State law. • Apply for grants and secure funding for transportation and infrastructure improvements along Rosemead Boulevard as part of the Rosemead Boulevard Corridor Enhancement Plan, and complete targeted investments in neighborhood revitalization as part of the 7.3- million-dollar Santa Anita Avenue Complete Streets Revitalization project to improve conditions in Low Resource areas and areas of high segregation and poverty and higher need and encourage development of sites in Sites Inventory identified for lower-income housing.
Timeframe • Within one year of Housing Element adoption. • Apply for grants and secure funding for transportation and infrastructure improvements along Rosemead Boulevard within the planning period.
• Complete the Santa Anita Avenue Complete Streets Revitalization project by spring 2026.
Responsible Agency Community Development Department
Funding Sources Community Development Department Budget Relevant Policies 1.1, 1.2, 4.1
Page | 33 City of South El Monte 6th Cycle Housing Element Program 22: Low Barrier Navigation Centers
Low-Barrier Navigation Centers are housing first, low-barrier, service-enriched shelters focused on moving people into permanent housing that provides temporary living facilities while case managers connect individuals experiencing homelessness to income, public benefits, health services, shelter, and housing. The City will amend the zoning code to permit the development of Low Barrier Navigation Centers as a use byright, without requiring a discretionary action, in mixed-use and non-residential zones that permit residential uses. (AB 101, 2019)
Objective(s) Amend the Zoning Code.
Timeframe Within one year of Housing Element adoption.
Responsible Agency Community Development Department
Funding Sources Community Development Department Budget Relevant Policies 1.1, 1.2
Program 23: Objective Design Standards
The City will increase transparency and certainty in the development process through objective design standards. Any new design standards developed and imposed by the City shall be objective without involvement of personal or subjective judgement by a public official and shall be uniformly verifiable by reference to the City's regulations. (SB 330, 2019)
Objective(s) Monitor any new design standards for development to ensure they are objective.
Timeframe Ongoing throughout the planning period, as new design standards are being drafted.
Responsible Agency Community Development Department
Funding Sources Community Development Department Budget Relevant Policies 1.2, 1.5, 3.1
Program 24: No Net Loss
The City will monitor development activity, proposed rezones, and identified capacity to ensure adequate remaining capacity is available to meet any remaining unmet share of the RHNA for all income levels throughout the entirety of the planning cycle, consistent with no-net-loss requirements.
If at any time during the planning period, a development project results in fewer units by income category than identified in the sites inventory (Appendix E) for that parcel and the City cannot find that the remaining sites in the housing element are adequate to accommodate the remaining RHNA by income level, the City will within 180 days identify and make available additional adequate sites to accommodate the remaining RHNA. (SB 166, 2017)
Page | 34 City of South El Monte 6th Cycle Housing Element Objective(s) Monitor all development activity, proposed rezones, and identified capacity as it compares to the remaining RHNA target throughout the cycle.
Timeframe Ongoing throughout the planning period and make additional sites available within 180 days in the event that a capacity shortfall occurs.
Responsible Agency Community Development Department
Funding Sources Community Development Department Budget Relevant Policies 1.1, 1.5
Program 25: Annual Progress Reports
The City will continue to report annually on the City's progress toward its 8-year RHNA housing production targets and toward the implementation of the programs identified in the Housing Element. Further, the City will identify and prioritize State and local surplus lands available for housing development affordable to lower-income households and report on these lands annually through the Housing Element Annual Progress Reports. (AB 1255, 2019; AB 1486, 2019; AB 879, 2017)
Objective(s) • Report annually on progress made toward the Housing Element. • Report annually on Housing Element progress to the City Council.
Timeframe Annually
Responsible Agency Community Development Department
Funding Sources Community Development Department Budget Relevant Policies 1.1
Program 26: Mobile Home Program
The City will enforce mobile home park replacement and relocation requirements in accordance with Government Code (65863.7). Additionally, the City will amend the Zoning Code to clarify that manufactured housing is treated as a single-family dwelling and is permitted in the same zones and same manner as other single-family structures.
Objective(s) • Enforce existing mobile home park replacement and relocation requirements.
• Amend the Zoning Code to permit manufactured housing as singlefamily housing.
Timeframe • Ongoing enforcement of mobile home park replacement and relocation requirements throughout the planning period. • Amend the Zoning Code by 2024.
Responsible Agency Community Development Department
Funding Sources Community Development Department Budget Relevant Policies 1.5, 4.2, 4.3
Page | 35 City of South El Monte 6th Cycle Housing Element Program 27: Priority Service
The City will coordinate with the water and sewer providers to ensure that proposed developments which include housing affordable to lower income households are prioritized for the provision of water and sewer services. The City will provide a copy of the updated Housing Element and assist with the identification of sites for prioritization of services through updates to the Water and Sewer System Master Plans.
Objective(s) • Submit adopted Housing Element to local water and sewer providers.
• Work with the local water and sewer providers to ensure that adopted policies prioritize water and sewer allocation for affordable housing development.
Timeframe Within 6 months of Housing Element adoption.
Responsible Agency Community Development Department
Funding Sources Community Development Department Budget Relevant Policies 1.1, 1.4, 3.3, 4.2
Program 28: Affordable Housing Streamlining
To assist in the development of housing for extremely low-, very low-, low-, and moderate-income households, the City provides an affordable housing streamlined approval process in accordance with State requirements for qualifying development proposals that provide affordable units under SB 35 streamlining.
The City annually reports on affordable housing streamlining applications in the Housing Element Annual Progress Report. The City will revise their internal staff permitting procedures to ensure that staff has clear procedures for responding to proposals for SB 35 streamlining and for prioritizing qualifying SB 35 housing developments consistent with State law.
Objective(s) • Process proposals for SB 35 permit streamlining consistent with state law.
• Develop internal staff procedures to assist staff in responding to SB 35 proposals and permit streamlining.
Timeframe • Ongoing SB 35 processing throughout the Housing Element planning period.
• Develop staff assistance materials within one-year of Housing Element adoption.
Responsible Agency Community Development Department
Funding Sources Community Development Department Budget Relevant Policies 1.2 and 1.4
City of South El Monte
6th Cycle Housing Element Update
Appendices
Appendix A: 5th Cycle Review
Appendix B: Needs Assessment
Appendix C: Constraints and Zoning Analysis
Appendix D: Affirmatively Further Fair Housing
Appendix E: Sites Analysis and Inventory
Appendix F: Community Engagement Summary
Page | 1 City of South El Monte Appendix A: 5
th Cycle Review
Appendix A: 5th Cycle Review
For the 5th Cycle Housing Element (2014–2021), the City of South El Monte (City) committed to specific programs to address the comprehensive housing needs of the City and to help achieve the goals identified in the 5th Cycle Housing Element. This appendix to the City’s 6th Cycle Housing Element evaluates progress made toward the goals and actions of the 5th Cycle Housing Element and is used as a foundation to inform the programs of the 6th Cycle Housing Element (2021–2029), tailored to meet this 6th Cycle’s housing needs.
California Government Code Section 65588(a) requires each jurisdiction to regularly review its Housing Element and evaluate the following:
• The progress in implementation of the Housing Element • The effectiveness of the Housing Element programs in progress toward achieving the housing goals and objectives
• The appropriateness of the housing goals, objectives, and policies, and in contributing to the attainment of the State housing goal
This evaluation provides information on the extent to which programs have achieved stated objectives, and whether these programs continue to be relevant to addressing current and future housing needs in the City. The success of a program toward achieving the 5th Cycle goals is the basis for the goals, policies, and programs, and the establishment of objectives provided in the 6th Cycle. Table 1 lists each program from the 2014–2021 Housing Element, and identifies the program’s progress, effectiveness, and appropriateness. The goals, policies, and programs of the 6th Cycle Housing Element are reflective of the program effectiveness as determined by this evaluation.
Page | 2 City of South El Monte Appendix A: 5
th Cycle Review
Table 1. Evaluation of Previous Housing Element Implementation Policy (if applicable) Program Progress in Implementation Housing Element Policy 1.1. The
City of South El Monte shall
provide adequate sites to
facilitate the development of a
range of residential
development types that fulfills
its regional housing needs,
including low-density singlefamily units, moderate- to higher-density single-family
attached units, and multiplefamily units.
PROGRAM 1: ADEQUATE SITES
Adequate Sites to Meet 2014–2021 Regional Housing Needs Assessment (RHNA): The City of South El Monte has a
remaining RHNA of 61 units for the 2014–2021 RHNA period after credits for permitted or approved units are taken into consideration. The residential sites inventory to address the current RHNA consists of close to five acres of vacant land.
The capacity on identified sites in addition to estimated ADU production yields at least 139 new units.
The City will maintain an inventory of available sites for residential development and provide it to prospective
residential developers upon request. The City is not
responsible for the actual construction of these units. The City is, however, responsible for creating a regulatory environment in which the private market could build these units. This includes the creation, adoption, and
implementation of policies, zoning and development
standards, and/or incentives to encourage the construction of various types of units.
Consistent with Government Code Section 65863, the City will ensure that its Housing Element inventory can
accommodate its share of the RHNA by income level
throughout the planning period. If the City approves a
housing project at a lower density or with fewer units by income category than identified in the housing element, it must quantify at the time of approval the remaining unmet housing need at each income level and determine whether there is sufficient capacity to meet that need. If not, the City must “identify and make available” additional adequate sites to accommodate the jurisdiction’s share of housing need by Progress: Based on the 2019 Annual Progress Report,
the City has issued permits for 20 low-income units
and 148 above-moderate-income units for the 5th
Cycle housing period. There are 43 very-low-income,
5 low-income, and 27 moderate-income units
remaining. With regards to the amendments to the
Zoning Code, Chapter 17.15.030 codifies a minimum
residential density of 20 dwelling units per acre, and
Ordinance 1243 (adopted April 28, 2020) establishes
the Santa Anita Corridor Overlay Zone and the
following standards identified in Program 1.
Additionally, the City maintains an inventory of sites
on the City’s website.
Effectiveness: The City has successfully maintained
adequate capacity to meet its remaining RHNA target.
This information is publicly available on the City’s
website.
Appropriateness: Revise and continue. The Housing
Element’s Sites Inventory addresses the 2021–2029
RHNA at all income levels. The City will provide the
Sites Inventory on its website and comply with
regulatory requirements to ensure there is adequate
capacity throughout the entirety of the 2021–2029
planning period. Remaining capacity to meet all
income levels will be tracked and compared to the
remaining RHNA target throughout the 6th Cycle.
Page | 3 City of South El Monte Appendix A: 5
th Cycle Review
Table 1. Evaluation of Previous Housing Element Implementation Policy (if applicable) Program Progress in Implementation income level within 180 days of approving the reduceddensity project. The City will comply with this requirement.
Source of Funding: Department budget
Agency Responsible for Implementation: City of South El Monte Planning Division
Implementation Schedule: Ongoing
Housing Element Policy 1.2. The
City of South El Monte shall
provide for residential infill
along Garvey Avenue and Santa
Anita Avenue through
designation as Commercial and
Residential Mixed-Use.
PROGRAM 2: IMPLEMENTATION OF MIXED USE (C-R) ZONE
The City permits mixed-use development in the C-R
(Commercial Residential) zone district. The C-R zone
designation allows stand-alone infill residential development as well as traditional mixed-use development where
commercial uses and residential uses are located in the same structure. The concept encourages transition of underutilized commercial and industrial properties that are a direct result of the “over-zoning” that resulted in extensive amounts of strip development. The City will continue to monitor the C-R development standards to ensure that it effectively promotes mixed-use developments and a variety of housing types,
including housing for lower-income households and special needs populations. The development standards for density (35 to 100 units per acre), parking, height (at least 3-4 stories), and lot coverage requirements will facilitate the maximum allowable densities. The City will annually evaluate the effectiveness of the C-R zone in encouraging the
maximum allowable densities along with a variety of housing types.
The City will identify additional areas of the City to apply the Mixed Use/C-R designation and zone and pursue rezoning.
This rezoning is to expand opportunities for residential and Progress: Ordinance 1240 (adopted January 9, 2018)
amended Chapter 17.15 of the Municipal Code to
establish a minimum residential density for all new
residential development. According to the 2014–2021
Housing Element, since January 1, 2018, one project
has been submitted for entitlements that was for
pure residential. No extensive constraints to
development in this area have been identified.
Effectiveness: The program was effective in setting
attainable Zoning Code revisions. The City will
continue to evaluate the C-R zone to ensure that the
C-R zone development standards do not constrain the
potential for developing housing.
Appropriateness: Revise and continue. Modify the
implementation schedule and process for evaluating
constraints to residential mixed-use developments.
Note: Recommendations for additional areas of the
City to apply the Mixed Use/C-R designation and zone
and pursue rezoning will be assessed after the Sites
Inventory analysis has been completed and the City’s
capacity for adequate sites in the 6th Cycle Housing
Element has been evaluated.
Page | 4 City of South El Monte Appendix A: 5
th Cycle Review
Table 1. Evaluation of Previous Housing Element Implementation Policy (if applicable) Program Progress in Implementation mixed-use development and is not part of an adequate sites program.
The City will conduct a review of the C-R zone to ensure that the C-R zone development standards do not constrain the potential for developing housing, meeting maximum densities and that zoning standards for the sites ensure continued adequate capacity to meet the City’s RHNA goals. Any
identified impediments will be addressed within 6 months of the review.
Source of Funding: Department budget
Agency Responsible for Implementation: Planning Division Implementation Schedule: Ongoing; Review of C-R zone
development standards by June 2020 and any identified
revisions needed to be completed within 6 months.
PROGRAM 3: ZONING ORDINANCE AMENDMENTS TO
REMOVE CONSTRAINTS
The City will undertake focused updates of the zoning
ordinance to conform to State law and to remove
governmental and non-governmental constraints on the
development of housing, specifically the lack of housing affordable to lower-income households. The following actions will be undertaken:
• Update the City’s Accessory Dwelling Unit provisions
to reflect the most recent updates to the State’s
accessory dwelling unit laws
• Zoning Code revisions to ensure compliance with all
applicable requirements related to the Employee
Housing Act and AB 2162 (Supportive Housing
Streamlining Act)
Progress:
• Ordinance 1242 (adopted January 1, 2020)
amended Chapter 17.38, Accessory Dwelling
Units, of the Municipal Code to conform with
amended Government Code Sections 65852.2
and 65852.22 that regulates accessory
dwelling units.
• A Zoning Code revision is needed to ensure
compliance with Assembly Bill (AB) 2162.
Currently, the C-R zone will need to be
revised to permit supportive housing by-right.
• The Density Bonus Law in Chapter 17.83 of
the Municipal Code was current as of 2014,
but will need to be amended per the latest
updates through AB 2345 (approved
September 28, 2020).
Page | 5 City of South El Monte Appendix A: 5
th Cycle Review
Table 1. Evaluation of Previous Housing Element Implementation Policy (if applicable) Program Progress in Implementation • Zoning Code revisions to ensure compliance with the
most recent updates to the State’s density bonus law
• Zoning Code revisions to clarify the permitting and
siting of group care facilities for 7 or more persons
• Zoning Code revisions to ensure compliance with AB
101 which requires that a Low Barrier Navigation
Center (LBNC) be a use by right in areas zoned for
mixed use and nonresidential zones permitting
multifamily uses if it meets specified requirements.
• Zoning Code revisions to establish a streamlining
process for qualifying SB 35 housing developments
consistent with State law.
• An evaluation of residential parking standards for
multi-family residential uses in all zones where that
use is allowed will be undertaken. The City will make
any necessary Zoning Code revisions to ensure that
parking standards for multi-family housing do not
pose a constraint to the development of housing.
Source of Funding: Department budget
Agency Responsible for Implementation: Planning Division Implementation Schedule: The Zoning Ordinance revisions will be initiated at the start of 2020. Revisions will be completed by December 2020.
• A Zoning Code revision is needed to clarify
the permitting and siting of group care
facilities for 7 or more persons during the
planning period.
• The C-R zone needs to be brought into
compliance with AB 101. Because it is a
mixed-use zone, “Low Barrier Navigation
Center” should be permitted by-right and
added as a definition to Chapter 17.04.
• The City does review applications for Senate
Bill (SB) 35 streamlining. The City will also
need to incorporate AB 831, and
modifications and clarifications to SB 35.
• Updates to the residential parking standards
for multi-family uses are needed.
Effectiveness: The City has implemented one of the
identified actions involving revisions to the Zoning
Code. Although this program has not achieved all the
anticipated actions, this program will be necessary to
continue to respond to necessary changes.
Appropriateness: Revise and continue. Continue
actions to revise the Zoning Code to incentivize
housing production at all income levels and to ensure
consistency with State legislation. Move the text
regarding accessory dwelling unit (ADU) provisions to
Program 5 of the 6th Cycle Housing Element.
Housing Element Policy 2.5. The
City of South El Monte shall
work to alleviate unit
overcrowding by permitting
owners to add bedrooms, bath,
and additional living areas in
homes and encouraging
PROGRAM 4: ACCESSORY DWELLING UNIT PROGRAM
A primary objective of this program is to promote the
development of housing units for lower-income persons or households. The City permits the development of an
additional accessory dwelling unit (ADU) consistent with State law. The City will waive application fees for property owner agreeing to an affordability covenant that would place an affordability restriction on the new units for a given period.
Progress: Ordinance 1242 (adopted January 1, 2020)
amended Chapter 17.38, Accessory Dwelling Units, of
the Municipal Code to conform with amended
Government Code Sections 65852.2 and 65852.22
that regulate ADUs. From 2016 through 2019, 13 ADU
applications were approved. On October 27, 2020,
the City Council adopted Resolution No. 20-118,
authorizing the City Manager to apply for the
Page | 6 City of South El Monte Appendix A: 5
th Cycle Review
Table 1. Evaluation of Previous Housing Element Implementation Policy (if applicable) Program Progress in Implementation development of accessory
dwelling units.
City staff will take a proactive role in advancing this policy to existing property owners through information outreach
during the development process.
Source of Funding: Department budget
2014-2021 Program Objectives: Five (5) accessory dwelling units annually
Agency Responsible for Implementation: Planning Division.
Implementation Schedule: Ongoing. Information about
accessory dwelling unit development and potential fee
waivers will be posted on the City’s website by the end of 2019.
California Department of Housing and Community
Development’s CalHome Grant Program in the
amount of $1,100,000 for a new ADU and junior
accessor dwelling unit (JADU) program for the
development of ADUs. Specifically, the ADU/JADU
program will provide eligible and qualified borrowers
with a 30-year, deferred-payment ADU/JADU loan.
The City anticipates serving a total of 20 units.
Effectiveness: The program is effective in promoting
the development of ADUs, and it is anticipated that
ADU development trends will continue upward.
Appropriateness: Continue. Modify to include the
latest legislation (AB 3182, AB 68, AB 881, AB 587, AB
670, and AB 671). Add new ADU/JADU program
pending funding the City receives for the CalHome
Grant.
PROGRAM 5: HOUSING CHOICE VOUCHER PROGRAM
An important element of the City’s strategy in providing housing opportunities for extremely low income and lowincome households is the Housing Choice Voucher Program, a federally funded rental program that assists very low-income families, elderly, and disabled households. Decent, safe, and sanitary housing units are provided to households through rental vouchers. Participants may find their own housing including single-family homes, townhouse, and apartments.
The Baldwin Park Housing Authority administers the Housing Vouchers for five jurisdictions in the region including South El Monte. Participants are able to select any housing that meets the requirements of the program and is not limited to units located in subsidized housing projects. The City of South El Monte has approximately 20 residents who currently
participate in this program.
Progress: The City continues to support Baldwin Park
Housing Authority with the 20 vouchers.
Effectiveness: The program is effective in maintaining
the housing choice vouchers for approximately 20
residents.
Appropriateness: Continue.
Page | 7 City of South El Monte Appendix A: 5
th Cycle Review
Table 1. Evaluation of Previous Housing Element Implementation Policy (if applicable) Program Progress in Implementation Source of Funding: Baldwin Park Housing Authority Housing Choice Voucher Program
2014-2021 Program Objectives: Continue to support the
provision of 20 vouchers
Agency Responsible for Implementation: City of South El Monte Planning Department
Implementation Schedule: Ongoing
Housing Element Policy 1.4. The
City of South El Monte shall
coordinate with the Los Angeles
County Community
Development Commission to
take advantage of Federal, state,
and local funds available for
affordable housing in South El
Monte.
PROGRAM 6: IDENTIFICATION OF AFFORDABLE HOUSING
FUNDING SOURCES
Under this program, the City will proactively continue to pursue available funding sources to assist in the development of lower income, including extremely low‐income, housing.
The City will continue to apply for State and Federal
assistance including, but not limited to, CDBG and HOME funding. The City will also actively work with the
development community to identify ways that lower‐income housing may be provided. The City will educate developers as to how density bonus regulations could be used to facilitate the development of affordable housing, including those for extremely low-income, very low-income, and low-income
households. Another outreach effort will inform the
development community and property owners as to
development opportunities for SRO developments and
second units. To address the need for home rehabilitation resources, the City will prioritize identification of new funding sources to fund the City’s Owner-Occupied Rehabilitation Program which is dormant due to lack of funding. The
program provided a minimum loan amount of $25,000 for
qualified home rehabilitation and was secured through a Deed of Trust.
Progress: On October 27, 2020, the City Council
adopted Resolution No. 20-118, authorizing the City
Manager to apply for the California Department of
Housing and Community Development’s CalHome
Grant Program in the amount of $3,300,000 to help
owner-occupied units with home repairs
($1,000,000), to assist in the development of the new
ADU and JADU program for the development of ADUs
($1,100,000), and to fund resources for the first-time
homebuyer program ($1,200,000 Mortgage
Assistance). In the same year (2020), the City, in a
collaborative effort with El Monte and Baldwin Park,
was awarded $1,070,000 through Measure H for
funding affordable housing and services to combat
homelessness. The City’s website does not clearly
identify housing information, such as density bonus
regulations, for developers.
Effectiveness: The program is effective in the pursuit
of affordable housing funding sources. Staff has
applied for grants to assist in home rehabilitation,
ADU production, and the first-time homebuyer’s
program. Efforts to conduct outreach to incentivize
the production of single-room-occupancy units or
utilization of the density bonus program have not
been reported.
Page | 8 City of South El Monte Appendix A: 5
th Cycle Review
Table 1. Evaluation of Previous Housing Element Implementation Policy (if applicable) Program Progress in Implementation Source of Funding: General Funds for the staff time (grant applications and preparation of promotional materials)
2014-2021 Program Objectives: 2 Funding Applications per Year
Agency Responsible for Implementation: City of South El Monte Planning Department
Implementation Schedule: Ongoing
Appropriateness: Revise and continue. This has been
divided into programs related to the pursuit of
funding, the allocation of funding if it is awarded, and developer coordination. Relevant programs of the
Housing Element are as follows: Program 5 focuses on
ADU grant efforts, and Programs 11 and 18 pertain to
homeowner and homebuyer programs. A program
related to coordination with the development
community and providing educational resources are
included in Programs 17 and 18.
Housing Element Policy 1.1. The
City of South El Monte shall
provide adequate sites to
facilitate the development of a
range of residential
development types that fulfills
its regional housing needs,
including low-density singlefamily units, moderate- to higher-density single-family
attached units and multiplefamily units.
PROGRAM 7: LOT CONSOLIDATION PROGRAM
In the absence of redevelopment, the City has limited options to assemble individual privately-owned properties for new larger developments. As a result, the City is required to rely solely on the private market to accomplish a consolidation of lots. This program is an ongoing program that recognizes the importance of public-private partnerships in assembling and redeveloping infill parcels. As part of this program the City will:
• Maintain an inventory of potential sites to provide
developers with information regarding development
incentives for affordable units.
• Identify development opportunities, explore and
establish concessions and incentives beyond density
bonus law as part of the zoning code update, and
allocate financial resources to facilitate lot
consolidation.
• Facilitate the assembly and recycling of underutilized properties for new affordable housing construction
through technical assistance to developers and
property owners. Technical assistance includes land
development counseling by City planners and a
marketing brochure or technical material that
Progress: An inventory of potential sites to provide
developers with information about development
incentives is not available online. Additionally, there is not a marketing brochure or information regarding
development incentives on the City’s website. As of
January 1, 2018, no lot consolidation applications
have been submitted, although there have previously
been several lot consolidations in the City. Chapter
16.26 of the Municipal Code provides process
guidance for lot mergers.
Effectiveness: There has not been any developer
interest in lot consolidation since the adoption of the 5th Cycle Housing Element. Lot mergers are offered
under the regulations for subdivisions.
Appropriateness: Revise and continue. Maintaining
an inventory of sites where lot consolidation can
occur can be combined with Program 1 to maintain
an inventory of adequate sites. Consider additional
incentives to combine the Lot Consolidation Program
with the Density Bonus Program. Expand this program
for use by dense, multi-family and mixed-use
developments.
Page | 9 City of South El Monte Appendix A: 5
th Cycle Review
Table 1. Evaluation of Previous Housing Element Implementation Policy (if applicable) Program Progress in Implementation provides information on available development
incentives.
Source of Funding: Department budget
2014-2021 Program Objectives: 3 Lot Consolidations per year Agency Responsible for Implementation: Planning Division Implementation Schedule: On-going; brochure or technical assistance material to be created by June 2020.
Housing Element Policy 1.4. The
City of South El Monte shall
coordinate with the Los Angeles
County Community
Development Commission to
take advantage of Federal, state,
and local funds available for
affordable housing in South El
Monte.
PROGRAM 8: COUNTYWIDE AFFORDABLE RENTAL HOUSING
DEVELOPMENT PROGRAM
This program is administered by the Los Angeles County
Community Development Commission (CDC). This program
provides financial assistance to developments located in cities participating in the Urban County Program, which includes South El Monte. Financial assistance is provided through the provision of "gap" financing in the form of both short- and long-term loans for construction and permanent financing, as well as funds for nonprofit housing developers and HOMEdesignated Community Housing Development Organization (CHDO) activities. Technical assistance and funding for predevelopment activities may also be provided for nonprofit housing developers participating in specific projects.
Housing development projects are required to have a
minimum of 20% of units set aside for households earning at or less than 50% of the median area income; however, the CDC’s policy is to provide the maximum number of affordable units suited to the development and area. The CDC’s housing development policy requires that conventional construction and/or permanent financing be incorporated into a project whenever possible, with a recommended one-to-four
Progress: Based on the 2016-2019 Annual Progress
Reports, the City issued building permits for two
single-family rental units for above-moderate income.
No affordable renter-occupied housing was permitted
from 2016–2019.
Effectiveness: This is a Countywide program, and
although the City’s participation has not resulted in
the development of any affordable housing, the City
can continue to coordinate with the Los Angeles
County Community Development Commission (CDC)
to identify opportunities for gap funding and
development interest in the City.
Appropriateness: Revise and continue. This program
can focus on coordination with the County of Los
Angeles (County) to focus resources in South El
Monte and to better connect interested developers
with development opportunities in the City.
Page | 10 City of South El Monte Appendix A: 5
th Cycle Review
Table 1. Evaluation of Previous Housing Element Implementation Policy (if applicable) Program Progress in Implementation leveraging ratio. In addition, federal low-income housing tax credits will be applied whenever appropriate. The CDC
attempts to utilize all available public/private housing development resources. The City will advertise the availability of this additional source of funds to support in the
development of rental housing. Program availability will be advertised at the public counter, on the City's website, and through the City's newsletter.
Source of Funding: Los Angeles Urban County HOME and
CDBG allocations
Agency Responsible for Implementation: Los Angeles County Community Development Commission, City Housing Program
Administrator
Implementation Schedule: Ongoing
Housing Element Policy 2.3. The
City of South El Monte shall
work to increase the rate of
home ownership in the
community and stabilize
neighborhoods by encouraging
low- and moderate-income
households to become first-time
home buyers.
PROGRAM 9: COUNTYWIDE AFFORDABLE
HOMEOWNERSHIP OPPORTUNITIES (HOP) PROGRAM
This program provides funding in the form of second
mortgages to increase home ownership units that are
affordable to low- and moderate-income persons. This
program facilitates the acquisition of existing structures suitable for home ownership opportunities for low- and
moderate-income persons. Where appropriate, this program will be used in conjunction with the County's Housing Bond and Mortgage Credit Certificate Programs. The City will advertise program availability at the public counter, on the City's website, and through the City's newsletter.
Source of Funding: Los Angeles Urban County HOME
allocation
Progress: The COVID Assistance Rental/Mortgage
Grant Program began in 2020, which issues cash
grants, rather than loans, of up to $1,000 per
household, to maintain housing and/or to reduce
rental payment delinquency as a result of the
economic downturn during the COVID-19 pandemic.
Effectiveness: Information for the County’s
Affordable Homeownership Opportunities (AHOP)
Program is difficult to find on the City’s website and
would be more effective if it was located on the City’s website with other County-funded programs.
Appropriateness: Revise and continue. The language
should reflect that this is funding to assist with down payments and closing costs. This could be
consolidated with the Countywide Homebuyer
Program. Continue participating in the Community
Page | 11 City of South El Monte Appendix A: 5
th Cycle Review
Table 1. Evaluation of Previous Housing Element Implementation Policy (if applicable) Program Progress in Implementation Agency Responsible for Implementation: Los Angeles County Community Development Commission; City of South El
Monte Housing Program Administrator
Implementation Schedule: Ongoing
Development Block Grant (CDBG) Urban County
Program.
Housing Element Policy 2.3. The
City of South El Monte shall
work to increase the rate of
home ownership in the
community and stabilize
neighborhoods by encouraging
low- and moderate-income
households to become first-time
home buyers.
PROGRAM 10: MORTGAGE CREDIT CERTIFICATE (MCC)
PROGRAM
The Mortgage Credit Certificate (MCC) Program is a way for the City to further leverage home ownership assistance.
MCCs are certificates issued to income-qualified first-time home buyers authorizing the household to take a credit
against Federal income taxes of up to 20% of the annual mortgage interest paid. The mortgage payments are used to repay the bonds; there is no City guarantee required. A maximum purchase price is established for homes purchased with the MCC - the vast majority of homes in South El Monte fall well within this price ceiling. The County of Los Angeles administers the MCC program on behalf of 30 cities and
throughout the unincorporated areas of the County. By
paying a onetime fee and hosting an annual lender training session, South El Monte can become a participating City with the County in implementation of the MCC program. The City will establish the City's participation in the County's program and will continue to prepare program flyers, and include information on City website.
Source of Funding: Los Angeles County MCCs
Agency Responsible for Implementation: City of South El Monte Housing Program Administrator; Los Angeles County Community Development Commission
Implementation Schedule: Ongoing
Progress: The City continues to be a participant in the County’s Housing Bond and Mortgage Credit
Certificate (MCC) Programs. However, the MCC
Program is not visible on the City’s website.
Effectiveness: The City has maintained participation
in the MCC Program. This program is administered by
the County.
Appropriateness: Revise and continue. Consolidate
Programs 9 and 10 under the Countywide Homebuyer
Program. Continue participating in the CDBG Urban
County Program.
Page | 12 City of South El Monte Appendix A: 5
th Cycle Review
PROGRAM 11: ENERGY EFFICIENCY PROGRAM
The City of South El Monte encourages a range of initiatives designed to improve the local environment. Key elements include energy conservation measures, recycling, water
conservation, and the use of alternative transit. The key elements of this program include the following:
• The City shall permit and encourage the installation
of photovoltaic/solar and solar water heating systems
on new residential construction consistent with local
and state regulations.
• The City will provide brochures and handouts
promoting energy conservation from local utility
providers at or near the planning counter. In addition, the City’s website will continue to be updated to
publicize the availability of the various rebate
programs and tax incentives that will reduce the cost
of installing energy-saving devices.
• The City of South El Monte shall continue to support
ongoing programs from SCE and Sempra Energy that
promote energy conservation. The programs
sponsored by the utility providers include rebates for
energy conserving refrigerators, water heaters, and
other household appliances.
• The City of South El Monte will review the Zoning
Ordinance to ensure that there are no requirements
that are overly restrictive concerning the installation of solar panels. The City will then amend the Zoning
Ordinance to ensure that solar panels are permitted
in all Zone Districts.
• The City will consider reducing processing fees for
those building improvements that involve the
installation of solar panels.
Source of Funding: General Fund
Responsible Agency: City of South El Monte Planning Division Implementation Schedule: Ongoing
Progress:
• The City continues to update the Zoning Code
to ensure consistency with the Los Angeles
County Green Building Standards Code (Title
31). The most recent update was January 28,
2020, as part of Ordinance No. 1241.
• The City promotes energy conservation
through participation in the San Gabriel
Valley Energy Wise Partnership. Links include
the EASY Residential Energy Assessment, the
San Gabriel Valley Commercial Energy
Assessment, and SoCalGas residential and
commercial rebates and incentives.
• The City participates in the South Coast Air
Quality Management District’s Electric Lawn
Mower Rebate Program.
• The Zoning Ordinance does not specify
whether solar panels are allowable. However,
the recently adopted Green Building
Standards require that non-residential
buildings having more than 2,000 square feet
of new (Section 5.211, Los Angeles Green
Building Code) single-family and low-rise
multifamily (three or fewer habitable floors)
be solar ready.
• The City has considered reducing processing
fees for those building improvements
involving installation of solar in compliance
with AB 1414.
Effectiveness: The City has been effective in
advertising energy conservation programs on the
City’s website. The City should continue to consider
Zoning Code revisions as they relate to promoting
energy conservation.
Appropriateness: Continue.
Page | 13 City of South El Monte Appendix A: 5
th Cycle Review
Table 1. Evaluation of Previous Housing Element Implementation Policy (if applicable) Program Progress in Implementation PROGRAM 12: WATER CONSERVATION PROGRAM
The San Gabriel Valley Water Company is the local water purveyor that serves the City. The City of South El Monte shall promote water conservation (drought-tolerant landscaping, water conserving plumbing fixtures, etc.) in the review of new development. The City adopted a water conservation
ordinance in conformance with State law. The City will also continue to provide areas for handouts and the posting of information on the City’s website concerning the plant
materials and techniques for xeriscape landscaping.
• The City website was recently expanded to indicate
ways residents may reduce water consumption. This
website will be maintained throughout the planning
period.
• The local water purveyors publish a variety of
brochures and information guides to help residents
conserve water. The guide and brochures will
continue to be distributed at City Hall.
• Title 24 of the California Building Code requires
phasing out older less energy efficient toilets by
replacing them with toilets that use only 1.6 gallons
per flush. The City will continue to ensure that this
requirement is being implemented.
Source of Funding: General Fund
Responsible Agency: City of South El Monte Planning Division Implementation Schedule: Ongoing
Progress: Chapter 17.25 of the South El Monte
Municipal Code sets requirements for water-efficient
landscaping for residential and nonresidential
properties. Links to Save Our Water, SoCal Water
Smart, and Be Water Wise are provided on the City’s
website.
Effectiveness: The program lists several opportunities
for promoting water conservation on the City’s
website. The City has been effective in providing
information. Compliance with Title 24 is a routine
staff function that does not need to be specified as a
program.
Appropriateness: Modify and continue promoting
water conservation through the City website, and
guides and brochures at City Hall.
Housing Element Policy 4.1. The
City of South El Monte shall
continue to enforce fair housing
laws prohibiting arbitrary
discrimination in the building,
PROGRAM 13: FAIR/EQUAL HOUSING PROGRAM
This City program is designed to promote equal housing
opportunities in South El Monte. The City recognizes the effect that discrimination has in limiting housing choice and equal opportunity in renting, selling, and financing housing.
Progress: The City does not provide this information
on its website.
Effectiveness: The City should also reference
resources such as the California Department of Fair
Employment and Housing and the Housing Authority
Page | 14 City of South El Monte Appendix A: 5
th Cycle Review
Table 1. Evaluation of Previous Housing Element Implementation Policy (if applicable) Program Progress in Implementation financing, selling or renting of
housing on the basis of race,
color, religion, national origin,
sex, sexual preference, age,
disability, family status, AIDS, or
other such characteristics.
The City offers fair housing information and referrals at the public counter in City Hall and is currently working on providing this information as well as providing links to additional fair housing resources on the City website.
Source of Funding: Department budget
Agency Responsible for Implementation: City of South El Monte Planning Division, City Housing Program
Administrator, and Community Services Center (El Monte
Office)
Implementation Schedule: Ongoing; website information by January 2020
of the County of Los Angeles’s 2018 Analysis of
Impediments of Fair Housing Choice. The program is
not effective in identifying opportunities to overcome
impediments to fair housing.
Appropriateness: Modify to address AB 686, identify
specific opportunities, and set objectives for the 6th
Cycle housing period to overcome impediments to
fair housing.
Housing Element Policy 4.1. The
City of South El Monte shall
continue to enforce fair housing
laws prohibiting arbitrary
discrimination in the building,
financing, selling or renting of
housing on the basis of race,
color, religion, national origin,
sex, sexual preference, age,
disability, family status, AIDS, or
other such characteristics.
PROGRAM 14: RESOURCES FOR PERSONS WITH DISABILITIES
The City will continue to encourage equal access to housing and services to meet the needs of persons with disabilities.
The City has an administrative process for the modification of development standards in cases of demonstrable hardships.
The City will provide information about the process on the City’s website and public counters as well as information on local and regional resources for persons with developmental disabilities. The City will coordinate with the San
Gabriel/Pomona Regional Center to advertise resources and programs available to residents.
Source of Funding: General Fund
Responsible Agency: City of South El Monte Planning Division Implementation Schedule: Ongoing; Public information
(website and public counters) by June 2020
Progress: The City advertises modifications to policies and procedures on the City’s website. Additionally,
the City provides the complaint and grievance
procedures. The San Gabriel/Pomona Regional Center
is not advertised on the City’s website.
Effectiveness: The program as described is an
effective approach to provide residents with
resources.
Appropriateness: Modify to better connect residents
and developers to increased accessibility options.
Page | 15 City of South El Monte Appendix A: 5
th Cycle Review
Table 1. Evaluation of Previous Housing Element Implementation Policy (if applicable) Program Progress in Implementation PROGRAM 15: PUBLIC INFORMATION PROGRAM
Public comments and questions received at the July 16, 2019 Housing Element workshop indicated the need for a
centralized location for housing information. The City offers a variety of information and referrals at the public counter in City Hall and is currently working on providing additional information, as well as providing links to housing resources on the City website. The City will establish a resources section on its website and provide directions and referrals to the website at the public counters, libraries, and community facilities. Information provided will include housing-related and community development programs that provide
resources for or encourage affordable housing for residents and developers. Public input and information events for housing related and community development programs will also be included. Information posted will include both local and regional (county) resources.
Source of Funding: Department budget
Agency Responsible for Implementation: City of South El Monte Planning Division, City Housing Program
Administrator, and Community Services Center (El Monte
Office)
Implementation Schedule: Website information by Spring
2020
Progress: As of January 2021, the City’s Housing
Division does not include links to housing-related or
community development programs.
Effectiveness: Although the City has not yet
developed a website with these resources, the public
comments received in 2019 assisted with a greater
understanding of the need of residents. The City
provides information at the public counter in City
Hall.
Appropriateness: Revise and continue. It is
recommended to consolidate helpful information in a
way that can increase understanding for end-users.
Resources for residents and developers should be
provided in a comprehensible manner. The program
will be clarified to ensure the differentiation between the need for housing information related to
opportunities, processes, and programs for the
development of housing, and the need for
information related to resources for households that
need assistance in finding affordable housing options.
Page | 16 City of South El Monte Appendix A: 5
th Cycle Review
The City of South El Monte included few specific programs to directly address special needs housing. Program 14 was effective in making fair housing information and resources more accessible, and in advertising the complaints and grievances procedures to populations with disabilities. However, while there is little mention of programs that directly support the production of housing that accommodates the special needs populations, many programs indirectly support housing for those with special needs. Program 3 of the 5th Cycle Housing Element updated the City’s accessory dwelling unit (ADU) provisions. ADUs can provide opportunities for those with special needs, such as seniors or those with disabilities, including developmental disabilities, by creating housing that is in an independent setting while still allowing for support from caregivers who reside on the same lot. Other programs that provide indirect support for those with special needs includes Program 5, which supports very low-income families, older adults, and those with disabilities by providing financial support to assist with rent payments.
Through Program 6, the City sought grant funding and was awarded funding to assist in the development of housing and services for people experiencing homelessness. The City continued to participate in Countywide programs to support lower-income households, including those with special needs, as demonstrated in Programs 9 and 10, providing homeownership assistance. Homeownership assistance can free up other funds so that those with disabilities have additional funding to go toward any needed retrofits. Through Program 13, the City continues to contract fair-housing services, and although the website updates have not yet been completed, the City refers inquires to the fair-housing agency. New programs identified in the 6th Cycle Housing Element more specifically address housing needs and concerns of special needs populations. These programs include Program 15, to create a portal with resources related to accessibility through things, such as home retrofit guides; Program 5 to develop a program that incentivizes the production of affordable ADUs; and Program 21 to amend the Zoning Code to permit supportive housing by-right, consistent with the requirements of State law.
Page | i City of South El Monte Appendix B: Needs Assessment Appendix B: Needs Assessment
Table of contents
Overview ...........................................................................................................................................1 Data Sources .....................................................................................................................................1 Population Characteristics................................................................................................................2 Population Growth Trends........................................................................................................2 Household Size Statistics...........................................................................................................2 Population Age Characteristics.................................................................................................3 Race and Ethnicity Characteristics............................................................................................5 Household Income Trends................................................................................................................6 Household Income ....................................................................................................................6 Employment Characteristics.............................................................................................................7 Housing Characteristics.....................................................................................................................8 Existing Housing Types..............................................................................................................8 Housing Tenure.........................................................................................................................9 Existing Housing Vacancy Rates................................................................................................9 Housing Condition.....................................................................................................................9 Overcrowded Housing Conditions..........................................................................................10 Housing Price and Affordability ......................................................................................................11 Housing Costs in the City.........................................................................................................11 Overpayment for Housing in South El Monte.........................................................................14 COVID-19 Impact on Home Prices ..........................................................................................17 Special Needs Groups .....................................................................................................................18 Older Adult Households..........................................................................................................18 Persons with Disabilities Including Developmental Disabilities..............................................19 Large Families..........................................................................................................................21 Female Headed Households and Single Parent Households ..................................................21 People Experiencing Homelessness........................................................................................22 Extremely Low-Income Households and Poverty Status........................................................23 Farm Worker/Employee Housing............................................................................................24 Affordable Housing .........................................................................................................................25 Assisted Housing Developments at Risk .................................................................................25
Page | ii City of South El Monte Appendix B: Needs Assessment Tables
Table 1. Population Trends in City 1970-2020..............................................................................................2 Table 2. Average Household Size (persons/unit)..........................................................................................3 Table 3. Age Characteristics of Population (2019)........................................................................................3 Table 4. Age Characteristics, 2019................................................................................................................4 Table 5. Race and Ethnicity (2019)................................................................................................................5 Table 6. Households by Income Category in South El Monte (2017) ...........................................................6 Table 7. Household Income in South El Monte (2019) .................................................................................7 Table 8. Employment in South El Monte (2018)...........................................................................................7 Table 9. Employment by Occupation in South El Monte (2018)...................................................................8 Table 10. Type of Housing Stock (2020)........................................................................................................8 Table 11. Housing Characteristics (2010 – 2020)..........................................................................................9 Table 12. Housing Tenure in South El Monte (2000-2018)...........................................................................9 Table 13. Age of Housing Stock (2018) .......................................................................................................10 Table 14. Overcrowded Units in South El Monte (2018) ............................................................................11 Table 15. Housing Values in South El Monte (2019)...................................................................................11 Table 16. HUD Fair Market Rents Los Angeles-Long Beach SMSA (1990-2020).........................................13 Table 17. Housing Costs by Mortgage in South El Monte (2018) ...............................................................13 Table 18. Contract Rents in South El Monte (2018) ...................................................................................13 Table 19. Households by Share of Income Spent on Housing Cost (2016).................................................14 Table 20. Housing Cost Burden Owners and Renters (2017)......................................................................15 Table 21. Percent Income Spending on Rent (2018) ..................................................................................15 Table 22. Percent Income Spending on Mortgage (2018)..........................................................................15 Table 23. Number of Households by Percent of Income Spent on Rent (2018).........................................16 Table 24. Number of Households by Percent of Income Spent on Mortgage (2018) ................................16 Table 25. Annual Income Limits for Los Angeles-Long Beach-Glendale, CA Metro FMR Area (2020) .......17 Table 26. Older Adult Households by Income and Tenure (2016)..............................................................18 Table 27. Disability Status of South El Monte Residents (2019) .................................................................20 Table 28. Emergency Shelter Service Providers..........................................................................................23 Table 29. U.S. Census Bureau Poverty Threshold (2019)............................................................................24 Figures
Figure 1. Age Characteristics of Population (2019).......................................................................................4 Figure 2. Median Home Sales Price for Existing Homes in South El Monte (2000-2019)...........................12 Figure 3. Households by Share of Income Spent on Housing Cost.............................................................14
Page | 1 City of South El Monte Appendix B: Needs Assessment Overview
This section of the Housing Element provides an overview of the existing housing within the City of South El Monte (City), as well as the projected needs including demographic, housing, and socioeconomic characteristics of the City. This section includes the following:
• Population Characteristics describes population growth trends in the City, the age characteristics of the City’s residents, and their ethnicity. • Household Income Trends provides an overview of income categories in the City relative to the area median.
• Employment Characteristics discusses business sectors and job types prevalent in the City. • Housing Characteristics focuses on trends related to residential development, housing unit types, and housing tenure.
• Housing Price and Affordability reviews cost of housing in the City for both owners and renters and discusses prevalence of overpayment.
• Special Needs Groups characterizes the need for housing to accommodate households with special needs (i.e., people with disabilities, older adults, etc.). • Affordable Housing looks at current housing developments that may be at risk for conversion.
Data Sources
Various sources of information have been consulted in preparing this Housing Element. The 2010 Census provides the basis for population and household characteristics. Where applicable, the following sources of information have been used to supplement and update information contained in the 2000 and 2010 Census data:
• California Department of Developmental Services Quarterly Consumer Report, 2020 • California Department of Finance (DOF) 2010 and 2020 Composition of Housing Stock, 2020 • California Department of Finance (DOF) 2010-2020 E-5 Population and Housing Estimates for Cities, Counties, and the State, 2020
• California Department of Industrial Relations Minimum Wage, 2020 • City of South El Monte COVID-19 Resources for Residents, 2020 • Department of Housing and Urban Development (HUD) Comprehensive Housing Affordability Strategy (CHAS), 2013-2017
• HUD Fiscal Year 2020 Income Limits Summary, 2020
• Southern California Association of Government’s (SCAG’s) Adopted Growth Forecast, 2016 • SCAG’s Pre-Certified Local Housing Data for the City of South El Monte, 2020 • United States Census Bureau (Census) American Community Survey (ACS), 2019
Page | 2 City of South El Monte Appendix B: Needs Assessment Population Characteristics
Population Growth Trends
At the time the City was incorporated in 1958, there were 3,900 residents in the City. According to the most recent Census and State Department of Finance estimates, the City’s population grew to 21,204 residents as of January 1, 2020. Table 1 summarizes the City’s growth from 1970 to 2020. Much of the growth that occurred during the 1970s and 1980S was due to both annexations that occurred during that period as well as new residential development. Population growth declined between 2000 and 2010; however, the City’s population growth is increasing once again as shown in Table 1.
Table 1. Population Trends in City 1970-2020
Year Population Change (No.) Change (%)
1970 13,443 -- --
1980 15,950 +2,507 +18.6%
1990 20,800 +3,200 +18.2%
2000 21,144 +344 +1.7%
2010 20,116 −1,028 −4.9%
2020 21,204 +1,088 +5.1%
Source: U.S. Census Bureau 1970-2010; CA Department of Finance 2010-2020 Two key variables generally influence the growth of a population: immigration and natural increase. Local population growth resulting from immigration is typically influenced by the availability of newly constructed housing (new residents move into the City to occupy the recently constructed owneroccupied and rental units). Population growth due to natural increases is a function of a local population’s birth, death, and fertility rates. This latter population growth variable affects the average household size.
Either variable, or a combination of both, can contribute to a community’s population growth.
Household Size Statistics
The increase in average household size has been a major variable in the City’s overall population growth during the past several decades. Table 2 compares trends in the City’s average household size with comparable data for Los Angeles County (County). As indicated in Table 2, the average household size for the City has declined slightly since 2000 but remained at an average of 4.41 persons per unit in 2020.
Nevertheless, the average household size for the City is substantially greater than that for the County, and overall, the number of persons in a typical household within the City has nearly doubled since 1970.
The most commonly occurring household size is two people (approximately 23 percent of total households) and the second-most commonly occurring household is four people (17 percent of total households). The City has a lower share of single-person households as compared to the SCAG region overall (approximately 14 percent vs. 23 percent) and a higher share of 7-or-more person households as compared to the SCAG region overall (approximately 8 percent vs. 3 percent).
Page | 3 City of South El Monte Appendix B: Needs Assessment Table 2. Average Household Size (persons/unit)
Year County City
1990 2.92 2.85
2000 2.98 4.57
2010 2.99 4.48
2020 2.96 4.41
Change 0.04 1.56
Source: U. S. Census Bureau and Department of Finance 1990-2010 and 1U. S.
Census Bureau and Department of Finance 2010-2020
Population Age Characteristics
One of the more significant indicators of future potential population growth trends is a population’s age characteristics. Table 3 and Figure 1 summarize the age characteristics of the City’s population according to the 2019 ACS Census data.
Table 3. Age Characteristics of Population (2019)
Age No. of
Persons % of Persons
Under 5 years of age 1,430 6.9%
5-9 years of age 1,287 6.2%
10-14 years of age 1,576 7.6%
15-19 years of age 1,463 7.1%
20-24 years of age 1,582 7.6%
25-34 years of age 3,262 15.7%
35-44 years of age 2,467 11.9%
45-54 years of age 2,768 13.4%
55-64 years of age 2,414 11.7%
65-74 years of age 1,338 6.5%
75 and over years of age 1,134 5.5%
Total 20,721 100%
Source: 2019 ACS 5-Year Estimates DP05.
Page | 4 City of South El Monte Appendix B: Needs Assessment Figure 1. Age Characteristics of Population (2019)
According to the 2019 ACS data, the median age of the City’s population is 34.4 years compared to 36.5 years for the County as a whole. However, according to ACS Census data, the median age of City residents has increased by approximately four years since 2010. Between 2010 and 2019, the young adult category (residents between 19 and 39 years old) experienced the greatest percent change with a decrease of approximately nine percent. Table 4 provides age statistics grouped according to specific age categories (pre-school aged, school aged, young adults, etc.).
Table 4. Age Characteristics, 2019
Age Category No. of Persons % of Persons
Preschool (under 5) 1,430 6.9%
School-age (5-18) 3,984 19.2%
Young Adult (19-39) 6,519 31.5%
Middle age (40-64) 6,406 30.1%
Seniors (65+) 2,472 12.0%
Total 20,721 100%
Source: 2019 ACS 5-Year Estimates S0101
According to the 2019 ACS Census data, 26 percent of the City’s population is under 18 years of age. This high proportion of younger residents may explain the City’s relatively large average household size.
However, over time, this age group will likely require their own housing as they become young adults. In addition, approximately 30 percent of the population consists of young adults between 20 and 39 years of age. This age group is likely to have a more immediate need for their own housing during the planning period, if they do not already have housing of their own. Another 30 percent of the City’s population is made up of middle-aged adults between 40 and 64 years of age. Young adults and middle-aged groups typically create demand for housing in units large enough to accommodate children (two or more bedrooms). Middle-aged residents typically increase the demand for single-family, detached homeownership opportunities. However, as children leave, they may begin downsizing and shift their
6.9% 6.2%
7.6% 7.1% 7.6%
15.7%
11.9%
13.4%
11.7%
6.5%
5.5%
0 500
1000
1500
2000
2500
3000
3500
Under 5 5 to 9 10 to 14 15 to 19 20 to 24 25 to 34 35 to 44 45 to 54 55 to 64 65 to 74 75 & over
NUMBER OF PERSONS
Age in Years
Page | 5 City of South El Monte Appendix B: Needs Assessment demand to other housing types, such as to condominiums or age restricted communities. Overall, the City’s age profile suggests a need for larger, family-sized rentals, and affordable, single-family home ownership opportunities, such as attached single-family homes.
The number of residents 65 years of age or older, totals 2,472 persons according to the 2019 ACS data.
This indicates that about 12 percent of the population in the City may have a demand for senior or older adult housing during the planning period.
Race and Ethnicity Characteristics
According to ACS Census estimates, approximately 82 percent of the City’s population identified as Hispanic or Latino0F
1 in 2019. Approximately 46 percent of the City’s population identified as White, 15 percent identified as Asian, and 36 percent identified as some other race.1F 2 Table 5 indicates the ethnic
and racial characteristics of the City’s population.
Table 5. Race and Ethnicity (2019)
Race/Ethnicity No. of Persons % of Persons
Racial Characteristics of South El Monte Residents
White 9,645 46.5%
Asian 3,039 14.7%
Black or African American 75 0.4%
American Indian and Alaska Native 151 0.7%
Native Hawaiian and Other Pacific Islander 0 0.0%
Other 7,466 36.0%
Two or More Races 345 1.7%
Ethnic Characteristics of South El Monte Residents
Hispanic or Latino (of any race) 17,060 82.3%
Source: 2019 ACS 5-Year Estimates
1 The U.S. Census Bureau defines “Hispanic or Latino” as a person of Cuban, Mexican, Puerto Rican, South or Central American, or other Spanish culture or origin regardless of race. People who identify as Hispanic, Latino, or Spanish may be any race. 2 “Some Other Race” includes all other responses not included in the White, Black or African American, American Indian or Alaska Native, Asian, and Native Hawaiian or Other Pacific Islander race categories described above. Respondents reporting entries such as multiracial, mixed, interracial, or a Hispanic or Latino group in response to the race question are included in this category.
Page | 6 City of South El Monte Appendix B: Needs Assessment Household Income Trends
Household Income
The California State Department of Housing and Community Development (HCD) has identified the following income categories based on the Area Median Income (AMI) of Los Angeles County. The AMI for Los Angeles County in 2020 was $77,300 for a hypothetical family of four. • Extremely Low-income: households earning up to 30 percent of the AMI • Very Low-income: households earning between 31 and 50 percent of the AMI • Low-income: households earning between 51 percent and 80 percent of the AMI • Moderate Income: households earning between 81 percent and 120 percent of the AMI • Above Moderate Income: households earning over 120 percent of the AMI According to the ACS Census estimates, the overall median household income for the City was $52,204 in 2019, the median family income was $55,104,2F
3 and the per-capita income was $17,565.
CHAS estimates of households by income category are based on 2013-2017 ACS data and presented in Table 6. In 2017, approximately 27 percent of households in the City earned moderate or above moderate incomes, while approximately 25 percent of households had incomes in the low-income level and 48 percent of households had incomes in the extremely low- and very low-income level categories.
Table 6. Households by Income Category in South El Monte (2017) Income Category (% of County AMI) Households % Persons
Extremely Low (30% AMI or less) 1,295 24.4%
Very low (31 to 50% AMI) 1,260 23.8%
Low (51 to 80%) 1,305 24.6%
Moderate or Above (over 80% AMI) 1,445 27.2%
Total 5,305 100%
Source: Department of Housing and Urban Development (HUD) Comprehensive Housing Affordability Strategy (CHAS), 2013-2017 Overall, approximately 65 percent of households in the City earned less than $75,000 (close to the AMI of the County). Table 7 summarizes the annual household income statistics for the City based on 2019 ACS Census estimates.
3 Family income is average for a family of two or more related people (by birth, marriage, or adoption) living in a household. Household income is the average income of all people living in a housing unit.
Page | 7 City of South El Monte Appendix B: Needs Assessment Table 7. Household Income in South El Monte (2019)
Income Category No. of
Households % of Total In the City
Less Than $10,000 193 3.8%
$10,000 to $14,999 227 4.5%
$15,000 to $24,999 651 12.8%
$25,000 to $34,999 676 12.8%
$35,000 to $49,999 722 14.2%
$50,000 to $74,999 863 17.0%
$75,000 to $99,999 747 14.7%
$100,000 to $149,999 652 12.9%
$150,000 to $199,999 256 5.0%
$200,000 or more 85 1.7%
Total 5,072 100.0%
Source: 2019 ACS 5-Year Estimates DP03.
Employment Characteristics
The City has 8,967 workers living within its borders who work across 13 major industrial sectors. The most prevalent industry in the City in was Manufacturing with approximately 19 percent of the total jobs in 2018. The second most prevalent employment sector in the City was Education, Health, and Social Services with approximately 17 percent of total jobs, followed by Retail Trade with approximately 12 percent of total jobs and Professional Services with approximately 11 percent of total jobs. During the COVID-19 pandemic, the unemployment rate increased in the City from 4.5 percent in January 2020 to
10.4 percent as of December 2020, according to the Employment Development Department. Table 8 outlines major employment statistics for specific economic sectors that provided employment to the City’s residents in 2018 according to SCAG’s Local Housing Data.
Table 8. Employment in South El Monte (2018)
Business Sector No. of jobs % of jobs
Manufacturing 1,729 19.3%
Education, Health, Social Services 1564 17.4%
Retail Trade 1056 11.8%
Professional Services 957 10.7%
Arts, Entertainment, and Food 704 7.9%
Construction 668 7.4%
Transportation, Warehousing, and Utilities 499 5.6%
Wholesale Trade 494 5.5%
Public Administration 281 3.1%
Finance, Insurance, Real Estate 251 2.8%
Information 109 1.2%
Agriculture and Forestry 68 0.8%
Other Services 587 6.5%
Total 8967 100%
Source: SCAG Local Housing Data, 2020
Page | 8 City of South El Monte Appendix B: Needs Assessment In addition to understanding the prevalence of industries in the City, the types of jobs residents hold can also be used to analyze employment trends. In the City, the most prevalent occupational category was in Production with approximately 28 percent of total employees in 2018. The second-most prevalent type of work in 2018 was Sales with approximately 22 percent of total employees. Table 9 summarizes employment occupation in the City by job type in 2018.
Table 9. Employment by Occupation in South El Monte (2018) Job Type No. of Jobs % of Jobs
Production 2,479 27.6%
Sales 1,953 21.8%
Services 1,762 19.6%
Management 1,631 18.2%
Natural Resources 1,142 12.7%
Total 8,967 100%
Source: SCAG Local Housing Data, 2020
Housing Characteristics
Existing Housing Types
According to the California Department of Finance’s Population and Housing estimates, there were 5,012 housing units in the City in the year 2020; see Table 10. Of this total, 3,539 units (71 percent) were singlefamily detached units and 229 units (5 percent) were single-family attached units (town homes and condominiums). Smaller multiple-family units containing between two to four units in a single structure totaled 285 units, approximately six percent of the total units in the City. Larger multiple-family developments, consisting of five or more units in a structure, totaled 509 units or approximately 10 percent of the total units in the City. Finally, there were 450 mobile homes in the City in 2020, accounting for approximately nine percent of the total units in the City. Table 10 summarizes the City’s 2020 housing stock, broken down by number of units per unit type, according to the California Department of Finance estimates.
Table 10. Type of Housing Stock (2020)
Unit Type No of Units % of Total
Single-Family Detached 3,539 70.6%
Single-Family Attached 229 4.6%
2-4 Units 285 5.7%
5+ Units 509 10.2%
Mobile Homes 450 9.0%
Total 5,012 100.0%
Source: CA DOF E-5 Population and Housing Unit Estimates, 2020.
Table 11 compares Housing Characteristics between 2010 and 2020 from the California Department of Finance data. As indicated in Table 11, there has been a net increase of 443 units in the City recorded over the ten years between the 2010 and 2020, equaling a percent change of approximately 10 percent.
Page | 9 City of South El Monte Appendix B: Needs Assessment Table 11. Housing Characteristics (2010 – 2020)
Year Single- Family1 2-4 Units 5+ Units Mobile Homes Total 2010 3,599 241 421 450 4,569
2020 3,768 285 509 450 5,012
Sources: CA DOF E-5 Population and Housing Unit Estimates, 2010-2020. 1 Includes both single-family attached and detached units.
Housing Tenure
According to the census, a total of 2,264 occupied units (49 percent) in the city were owner-occupied while 2,356 occupied units (51 percent) were renter-occupied in 2000. This rate has remained relatively stable.
According to SCAG’s Local Housing Data, approximately 48 percent of the housing units were owner occupied in 2018. The housing tenure trends from 2000 to 2018 for the City are summarized in Table 12.
Table 12. Housing Tenure in South El Monte (2000-2018)
Year Total Occupied Owner-Occupied Renter-Occupied
No. % No. %
2000 4,620 2,264 49.0% 2,356 51.0%
2010 4,655 2,503 53.8% 2,152 46.2%
2018 5,161 2,456 47.6% 2,705 52.4%
Source: U.S, Census Bureau, 2000; 2010 ACS 5-Year Estimates DP04; SCAG, 2020 Existing Housing Vacancy Rates
According to ACS Census data, there was a total of 115 units in the City that were unoccupied, accounting for approximately 2.4 percent of the total number of units in the City in 2010. According to Department of Finance estimates, there were 218 vacant units in the City as of January 2020 with a vacancy rate of 4.3 percent. The vacancy rate for Los Angeles County for the same period was 6.1 percent. In general, an optimal vacancy rate is two percent for owner-occupied housing and four to six percent for rental units in a mature community, which indicates a stable housing market. This level of vacancy is assumed to ensure sufficient residential mobility and housing choice while providing adequate financial incentive for landlords or property owners to maintain and repair their homes. Meanwhile, a low vacancy rate can contribute to a reduction of mobility for both potential homebuyers and renters, and also can contribute to higher pricing because of the high demand-low supply ratio. This ultimately affects both the availability and pricing of housing units.
Housing Condition
When looking at data for the conditions of the local housing stock, the most widely referred to variable is the age of housing stock. The use of this information is based on the premise that the older the units, the more likely they are to require some form of repair or maintenance. This is helpful as housing age can be an important indicator of housing condition within a community. For example, housing that is over 30 years old is typically in need of major rehabilitation, such as a new roof, foundation, plumbing, etc. Many Federal and State programs also use the age of housing as one of the factors in determining housing
Page | 10 City of South El Monte Appendix B: Needs Assessment rehabilitation needs. In the City, approximately 88 percent of the total units are over 30 years and about 70 percent of the total units in the City (3,732 units) are more than 50 years old. Table 13 provides a summary of the age of housing stock in the City ranging from 1939 or earlier to 2018.
Table 13. Age of Housing Stock (2018)
Year No. of Units % of Total
2014 and later 63 1.2%
2010-2013 0 0.0%
2000-2009 168 3.2%
1990-1999 449 8.5%
1980-1989 440 8.3%
1970-1979 454 8.6%
1960-1969 814 15.3%
1950-1959 1,887 35.6%
1940-1949 702 13.2%
1939 or earlier 329 6.2%
Total 5,306 100.0%
Source: SCAG 2020
There are several other census indicators that are useful in identifying potential dilapidated units. These indicators include units without heating, units lacking conventional plumbing, or units lacking complete kitchen facilities. The latter variable may also be an indicator of units constructed illegally or of legal second units. According to SCAG’s Local Housing Data, 35 of the total housing units (0.68 percent) lacked complete plumbing facilities, 30 units (0.58 percent) of the total housing units in the City lacked complete kitchen facilities, and 162 units (3.14 percent) of the total housing units in the City lacked telephone service in 2018.
Based solely on the age of the housing stock, a high estimate of the number of units in need of rehabilitation is approximately 3,732 units. However, regular maintenance and remediation of units suggests that the need for substantial rehabilitation is likely much lower. An analysis of the City’s existing code enforcement data provided a more realistic depiction of the City’s number of housing units in need of rehabilitation and replacement with an estimate of 732 units. This estimate is likely inflated as well, but it provides a broad picture of the quality of the existing housing stock.
Overcrowded Housing Conditions
Overcrowded housing units may be an indicator of potential housing problems. When a housing unit is occupied by a large number of persons, housing unit deterioration may be accelerated. According to the census definitions, a unit with more than one person per room is considered to be overcrowded, while housing units containing 1.5 persons or more per room are considered to be severely overcrowded. In this definition "rooms" include living rooms, dining rooms, and bedrooms, but does not include kitchen or bathrooms. While some families with low incomes may willingly opt for overcrowded living arrangements to reduce spending, many lower-income residents often have no choice but to live in overcrowded housing. These overcrowded housing units place a strain on physical facilities and does not provide a satisfying living environment.
Page | 11 City of South El Monte Appendix B: Needs Assessment Table 14 provides a breakdown of the number of overcrowded units that were identified in South El Monte in 2018. Of the 5,161 total occupied housing units, 271 owner-occupied housing units were identified as being overcrowded (231 units) or severely overcrowded (40 units), approximately five percent of the City’s total occupied units. Of the City’s total occupied housing units, 720 renter-occupied housing units were identified as being overcrowded (463 units) or severely overcrowded (257 units), approximately 14 percent of the City’s total number of occupied units. This may be due to the large average household size of 4.41 persons per unit and a limited supply of housing adequately sized to accommodate a large household without overcrowding.
Table 14. Overcrowded Units in South El Monte (2018)
Persons/Room Owner-Occupied Rental
1.00 or less 2,185 42.3% 1,985 38.5%
1.01 to 1.50 (overcrowded) 231 4.5% 463 9.0%
1.51 or more (severely
overcrowded) 40 0.8% 257 5.0%
Source: 2018 ACS 5-Year Estimates B25014, SCAG 2020.
Note: 1. This figure refers to the percentage of units in this category compared to the total occupied housing units in the City.
Housing Price and Affordability
Housing Costs in the City
Housing costs in the City, while lower when compared to some other Southern California communities, are still relatively high when taking into accountthe prevailing wages that local residents typically earn. Approximately 85 percent of the total owner-occupied homes in the City are valued at over $300,000 dollars, with approximately 31 percent of the total homes valued over $500,000 dollars. Table 15 provides the housing values for owner-occupied units in the City in 2019 with a median home value of $445,500.
Table 15. Housing Values in South El Monte (2019)
Value (dollars) No. of Units
Under $50,000 238
$50,000 to $99,000 24
$100,000 to $149,999 15
$150,000 to $199,000 5
$200,000 to $299,000 93
$300,000 to $499,000 1,396
$500,000 to $999,000 771
$1,000,000 and above 36
Total 2,578
Median value: $445,500
Source: 2019 ACS 5-Year Estimates DP04
Figure 2 demonstrates median home sale price trends in the City from 2000 through 2019. According to SCAG’s Local Housing Data, median home sales prices in the City increased 198% between 2000 and 2019, with median home sales prices in 2018 surpassing record high housing prices during the height of the
Page | 12 City of South El Monte Appendix B: Needs Assessment housing bubble in 2007. Based on the median home sale price, someone would need to earn $81,331 per year to afford a house that cost $497,500, assuming a down payments of 20 percent with a 4 percent interest rate and a 30-year mortgage. Meaning that less than one-third of residents in the City would be able to afford the median sale price.
Figure 2. Median Home Sales Price for Existing Homes in South El Monte (2000-2019) The HUD-formulated Fair Market Rent (FMR) schedule serves as a guide for the maximum rents allowable for those units receiving Section 8 assistance. HUD uses the Consumer Price Index (CPI) and the Census housing survey data to calculate the FMRs for each area. Table 16 indicates the Fair Market Rents for one- , two-, three-, and four-bedroom units in Los Angeles County between 1990 and 2020. As shown in Table 16, rents in the 1990s remained relatively stable, with small increases for two-, three-, and four-bedroom units. However, in the 2000s, rents almost doubled for all unit sizes and continued to steadily increase between 2011 and 2020.
$0
$100,000
$200,000
$300,000
$400,000
$500,000
Page | 13 City of South El Monte Appendix B: Needs Assessment Table 16. HUD Fair Market Rents Los Angeles-Long Beach SMSA (1990-2020)
Year 1 Bedroom
(in dollars)
2 Bedroom
(in dollars)
3 Bedroom
(in dollars)
4 Bedroom
(in dollars)
1990 $615 $715 $916 $1,035
2000 $605 $766 $1,033 $1,233
2010 $1,137 $1,420 $1,907 $2,295
2011 $1,173 $1,465 $1,967 $2,367
2012 $1,159 $1,447 $1,943 $2,338
2013 $1,101 $1,421 $1,921 $2,140
2014 $1,083 $1,398 $1,890 $2,106
2015 $1,103 $1,424 $1,926 $2,145
2016 $1,154 $1,490 $2,009 $2,227
2017 $1,195 $1,545 $2,079 $2,303
2018 $1,284 $1,663 $2,231 $2,467
2019 $1,384 $1,791 $2,401 $2,641
2020 $1,517 $1,956 $2,614 $2,857
Source: U.S. Department of Housing and Urban Development, 1980-2020.
Table 17 summarizes the housing costs by monthly mortgage payments for owner-occupied units in the City.
The most commonly occurring mortgage payment (approximately 35 percent of units) for an owner-occupied unit in the City ranged between $2,000 to $3,000 per month. The second and third most common mortgage payments (approximately 50 percent of units) ranged between $1,000 to $2,000 per month.
Table 17. Housing Costs by Mortgage in South El Monte (2018) Mortgage Range Per
Month No. of Units Percent of Units
<$500 6 0.4%
$500-$1000 111 7.6%
$1000-$1500 384 26.5%
$1500-$2000 364 25.1%
$2000-$3000 503 34.7%
$3000-$4000 67 4.6%
>$4000 16 1.1%
Total 1,451 100%
Source: SCAG, 2020
Table 18 provides a summary of contract rents per month for South El Monte in 2018. Of the 2,633 occupied units paying rent in the City, the median rent was $1,256 per month in 2018.
Table 18. Contract Rents in South El Monte (2018)
Rents/month No. of Units
Less than $500 44
$500-1000/mo. 668
$1000-1500/mo. 1232
$1500-2000/mo. 519
>$2000/mo. 170
Source: SCAG, 2020
Page | 14 City of South El Monte Appendix B: Needs Assessment Overpayment for Housing in South El Monte
As noted in SCAG’s Local Housing Data, housing cost burden is most commonly measured as the percentage of gross income spent on housing. Table 19 and Figure 3 uses the Housing and Urban Development Area Median Family Income (HAMFI) to show the share of income spent on housing cost for households in each HAMFI category.
Table 19. Households by Share of Income Spent on Housing Cost (2016) Income Income Spent on Housing Cost
< 30% 30-50% > 50%
< 30% HAMFI 280 209 750
30-50% HAMFI 515 528 317
50-80% HAMFI 760 510 59
80-100% HAMFI 308 65 0
> 100% HAMFI 865 54 0
Total Households 2,728 1,366 1,126
Source: SCAG, 2020; HUD CHAS 2012-2016
Note: HAMFI refers to Housing Urban Development Area Median Family Income.
Figure 3. Households by Share of Income Spent on Housing Cost As defined by HUD, households spending more than 30 percent of their income, including rent or mortgage payments and utilities, are generally considered to be overpaying or “cost burdened.” Severe overpaying occurs when households pay 50 percent or more of their gross income for housing. Therefore, according to HUD, housing is considered affordable if the cost is no more than 30 percent of a household’s income. Thirty percent is considered a reasonable threshold for households to be able to afford other 0 100
200
300
400
500
600
700
800
900
< 30% HAMFI 30-50% HAMFI 50-80% HAMFI 80-100% HAMFI > 100% HAMFI Number of Households
Percent of Income Spent on Housing Cost
< 30% 30-50% > 50%
Page | 15 City of South El Monte Appendix B: Needs Assessment expenses, such as transportation, healthcare, groceries, and utilities. As shown in Table 20, approximately 2,505 households in the City were considered cost burdened (approximately 47 percent) in 2017, with approximately half of those households categorized as severally cost burden.
Table 20. Housing Cost Burden Owners and Renters (2017) Income Owner Renter Total % of Total Households
Cost Burden < 30% 1,705 1,025 2,730 51.5%
Cost Burden 30-50% 510 770 1,280 24.1%
Cost Burden >50% 270 955 1,225 23.1%
Cost Burden not available 25 45 70 1.3%
Total Households 2,510 2,795 5,305 100%
Source: HUD CHAS, 2013-2017
Table 21 provides a further breakdown of the percent income spent on rent according to SCAG’s Local Housing Data.
Table 21. Percent Income Spending on Rent (2018)
% of Income Spent No. of Households
<20% 402
20-30% 532
30-40% 424
40-50% 343
>50% 900
Not Computed 104
Source: SCAG 2020
For the 1,451 mortgage holding households in the City in 2018, just over half (52 percent or 749 households) are considered cost burdened because they are spending 30 percent or more of gross income on housing costs. Table 22 illustrates the breakdown of percent income spent of mortgage costs according to SCAG’s Local Housing Data.
Table 22. Percent Income Spending on Mortgage (2018)
% of Income Spent No. of Households
<20% 363
20-30% 339
30-40% 318
40-50% 136
>50% 295
Not Computed 0
Source: SCAG 2020
Table 23 shows the percent of income spent on rental housing costs relative to income bracket for households in the City. Of the City’s 2,601 renter households for which income data was available, 64 percent of households (1,667)spent more than 30 percent of their income on rent in 2018, and more than half of those overpaying spent more than 50 percent of their income on rent. All renter households that spent more than half of their income on housing made less than $50,000 per year.
Page | 16 City of South El Monte Appendix B: Needs Assessment Table 23. Number of Households by Percent of Income Spent on Rent (2018) Income Bracket Percent of Income Spent
<20% 20-30% 30-50% >50%
Less than $20,000 0 6 58 421
$20,000 to $34,999 24 42 223 351
$35,000 to $49,999 0 49 350 128
$50,000 to $74,999 100 235 122 0
$75,000 to $99,999 98 155 14 0
$100,000 or more 180 45 0 0
Source: SCAG 2020
Table 24 similarly looks at the percent of income spent on housing costs relative to income bracket for households with mortgages in the City in 2018. All households making less than $20,000, renter-and owner-occupied alike, are overpaying for housing with the exception of only six households.
Table 24. Number of Households by Percent of Income Spent on Mortgage (2018)
Income Bracket
Percent of Income Spent
<20% 20-30% >30%
Less than $20,000 0 0 45
$20,000 to $34,999 9 0 189
$35,000 to $49,999 0 18 122
$50,000 to $74,999 20 50 227
$75,000 or more 334 271 166
Source: SCAG 2020
The Federal Department of Housing and Urban Development (HUD) conducts annual household income surveys nationwide to determine a household’s eligibility for Federal housing assistance. Based on this survey, the California Department of Housing and Community Development (HCD) developed income limits, based on the Area Median Income (AMI), which can be used to determine the maximum price that could be affordable to households in the upper range of their respective income category. Households in the lower end of each category can afford less by comparison than those at the upper end.
Table 25 indicates the household income limits for the various lower income categories (extremely low, very low, and low) in 2020, as calculated and provided by HUD’s 2020 State Income Limits in relation to the County’s MFI of $77,300. These figures are arranged according to the number of persons that comprise a household. For example, as shown in Table 25, a household with one person is considered to be low income if the annual household income is $63,100, while a household containing five persons is considered to be low income if its annual household income is $97,350. The information included in Table 25 may be used to determine what percentage of a household’s income will be expended monthly for housing without being considered cost burden. For example, a household consisting of three persons with an annual income of $50,700 ideally should not spend more than $1,267.50 per month on housing costs.
This figure represents 30 percent of that household’s annual income.
Page | 17 City of South El Monte Appendix B: Needs Assessment Table 25. Annual Income Limits for Los Angeles-Long Beach-Glendale, CA Metro FMR Area (2020)
Household Size
Extremely Low
(30%) Income
Limit
Very Low (50%)
Income Limit
Low (80%)
Income Limit
1 person $23,700 $39,450 $63,100
2 persons $27,050 $45,050 $72,100
3 persons $30,450 $50,700 $81,100
4 persons $33,800 $56,300 $90,100
5 persons $36,550 $60,850 $97,350
6 persons $39,250 $65,350 $104,550
7 persons $41,950 $69,850 $111,750
8 persons $44,650 $74,350 $118,950
Source: U.S. Department of Housing and Urban Development, State Income Limits 2020.
COVID-19 Impact on Home Prices
Due to the seriousness of the public-health crisis resulting from COVID-19, there is a lot of economic uncertainty. Southern Californians, challenged by a pandemic, bought the fewest homes in June 2020 than in any June on record, while record-low mortgage rates helped push the median selling price to an alltime high.
Based on the CoreLogic Home Price Insights report, annual home price growth accelerated to its fastest rate in nearly two years in the summer of 2020 in response to strong purchase demand and sudden wave of relocations made possible by remote work, and historically low mortgage rates falling below 3 percent.
However, the number of sellers remained low in the summer of 2020, while the pool of prospective buyers expanded from the time lost during lockdown as well as attractive, historically low mortgage rates.
Without homes for sale, the uneven buyer-seller dynamic led to an extremely competitive and challenging market for homebuyers.
On a nationwide level, the national Housing Price Index Forecast shows annual home price growth slowing through the middle of 2021, reflecting the anticipated elevated unemployment rates. This could lead to an increase of distressed-sale inventory as continued financial pressures leave some homeowners unable to make mortgage payments, especially as forbearance periods come to a close.
The City has implemented resources during the COVID-19 pandemic in an effort to protect vulnerable renter populations. One of the most recent protections was the adoption of an Eviction Moratorium (Ordinance 1244U) amended most recently in October 2020 (Ordinance 1249-U) which provides commercial eviction protections and residential rent deferrals due to the COVID-19 pandemic. This Ordinance expires on March 31, 2021 unless the Governor further extends the Governor’s Executive Order N-80-20. Additionally, the City is providing a one-time $1,000 rent/mortgage assistance grant to residents who have been impacted by the pandemic.
Page | 18 City of South El Monte Appendix B: Needs Assessment Special Needs Groups
Local housing elements must include an analysis of special housing needs. Special needs refer to those households that contain the older adults, people with disabilities, large families, and overcrowded households. The City is dedicated to ameliorating the barriers and specific challenges of the special needs populations. Overall, there is greater need than there are available resources to serve these populations.
The discussions below detail different special needs groups and draw conclusions on their housing needs which are paired with policies and programs aimed at increasing available resources.
Older Adult Households
State law requires analysis of special housing needs, including the needs for seniors. According to SCAG’s Local Housing Data, Federal housing data defines a household type as “elderly family” if it consists of two persons, at least one of whom is 62 or over. While the terminology used by HCD, the Census, and other data sources varies, for the purposes of this analysis, the preferred terminology is “older adults”. Typically, older adults are retired and often have fixed incomes. As a result, these households experience greater difficulty in maintaining adequate living arrangements when the cost of housing and utilities increases.
Even older adult homeowners with fully paid mortgages, are still subject to increasing utility rates and other living expenses. Moreover, many older adults may elect to remain in their own homes that are not designed to accommodate their special needs. These challenges may be remedied by making the approval of accessory dwelling units (ADUs) less expensive and easier to permit. Older adults could live on the property of their family or caregivers while retaining privacy and independence as well as cut on housing costs. Individuals requiring greater attention may benefit from group housing or assisted living homes.
Programs 3, 5, and 21 in the Housing Element outline efforts to make assisted living and ‘aging in place’ more achievable for older adults.
According to HUD’s CHAS estimates, there was a total of 1,004 older adult households in South El Monte in 2016. Of those total households, approximately 44 percent earned less than 30 percent of the MFI (compared to approximately 24 percent in the SCAG region), and approximately 71 percent earned less than 50 percent of the MFI (compared to approximately 31 percent in the SCAG region). Table 26 provides a summary of the “older adult family” owner and renter households in South El Monte by income category, relative to the surrounding area.
Table 26. Older Adult Households by Income and Tenure (2016) Income
Category Owner Renter Total % of Total Older AdultHouseholds < 30% HAMFI 230 215 445 44.3%
30-50% HAMFI 155 120 275 27.4%
50-80% HAMFI 50 30 80 8.0%
80-100% HAMFI 30 4 34 3.4%
> 100% HAMFI 120 50 170 16.9%
Total Households 585 419 1,004 100%
Source: SCAG 2020
HAMFI refers to Housing Urban Development Area Median Family Income.
Page | 19 City of South El Monte Appendix B: Needs Assessment Persons with Disabilities Including Developmental Disabilities Physical and developmental disabilities can hinder access to traditionally designed housing units as well as potentially limit the ability to earn adequate income. Therefore, persons with disabilities often have special housing needs. Special exterior and interior design features are often needed to accommodate a the needs of a tenant or homeowner with a disability. For example, door frames must be wider to accommodate wheelchairs, ramps instead of stairs are needed, handrails in bathrooms need to be installed, cabinet doors must be accessible, and light switches and other devices also need to be within easy reach. The cost for retrofitting an existing structure may cost thousands of dollars and be well beyond the reach of those households with lower incomes. The lack of housing to accommodate a person’s physical or developmental disabilities, is even more pronounced when it comes to market-rate rental units. Unless such provisions are made for persons with disabilities during original construction, such facilities will not likely be provided in a typical rental unit. Moreover, households with members who have a physical or developmental disability are also often occupied by older adults. In the City, approximately 45 percent of residents 65 years of age and older had a disability according to 2019 Census estimates.
Disability types include individuals with hearing, vision, cognitive, ambulatory, self-care, or independent living difficulties. Census and the ACS provide clarifying questions to determine persons with disabilities and differentiate disabilities within the population. The ACS defines a disability as a report of one of the six disabilities identified by the following questions:
• Hearing Disability: Is this person deaf or does he/she have serious difficulty hearing? • Visual Disability: Is this person blind or do they have serious difficulty seeing even when wearing glasses?
• Cognitive Difficulty: Because of a physical, mental, or emotional condition, does this person have serious difficulty concentrating, remembering, or making decisions? • Ambulatory Difficulty: Does this person have serious difficulty walking or climbing stairs? • Self-Care Disability: Does this person have difficulty dressing or bathing? • Independent Living Difficulty: Because of a physical, mental, or emotional condition, does this person have difficulty doing errands alone such as visiting a doctor’s office or shopping? Table 27 indicates the number of persons with a disability in the City arranged according to key age groupings in 2019. Of the population of working aged adults (18 to 64 years of age) identified in the 2019 ACS Census estimates, approximately 12 percent were identified as having a disability. The most prevalent disability type for those under 18 years of age is cognitive difficulty, while ambulatory is the most common among the other age groups.
Page | 20 City of South El Monte Appendix B: Needs Assessment Table 27. Disability Status of South El Monte Residents (2019) Disability Type
% of Population with Disabilities
Under 18 years of
age
18 to 64 years of
age
65+ years of
age
% of Total
Population
Hearing Difficulty 0.9% 0.7% 16.3% 2.6%
Vision Difficulty 0.5% 1.1% 8.0% 1.8%
Cognitive Difficulty 2.9% 3.1% 15.5% 4.7%
Ambulatory Difficulty 1.0% 3.5% 29.9% 6.4%
Self-Care Difficulty 1.3% 1.3% 13.1% 2.8%
Independent Living Difficulty Not Applicable 2.5% 25.9% 6.3% Source: 2019 ACS 5-Year Estimates Data S1810
State law requires that the Housing Element discuss the housing needs of persons with developmental disabilities. The disabilities may include an intellectual disability, cerebral palsy, epilepsy, autism and other developmental disabilities (Welfare and Institutions Code Section 4512). As defined by Federal law, “developmental disability” means a severe, chronic disability of an individual that meets any of the following:
• Is attributable to a mental or physical impairment or combination of mental and physical impairments
• Is manifested before the individual attains age 22
• Is likely to continue indefinitely
• Results in substantial functional limitations in three or more of the following areas of major life activity: (a) self-care, (b) receptive and expressive language, (c) learning, (d) mobility, (e) self-direction, (f) capacity for independent living, or (g) economic self- sufficiency • Reflects the individual’s need for a combination and sequence of special, interdisciplinary, or generic services, individualized supports, or other forms of assistance that are of lifelong or extended duration and are individually planned and coordinated The State Department of Development Services (DSS) currently provides community-based services to persons with developmental disabilities and their families through a statewide system of 21 communitybased, non-profit agencies known as regional centers. The San Gabriel/Pomona Centerserves the City and is one of the 21 regional centers that provides a point of entry to services for people with developmental disabilities. As of December 2020, there were approximately 648 persons in the City who have been diagnosed with a developmental disability and are receiving case management services at the San Gabriel/Pomona Center, including 254 residents between 0 to 17 years old and 175 residents 18 years and older. According to the U.S. Administration on Developmental Disabilities, an accepted estimate of the percentage of the population that can be defined as having a developmental disability is 1.5 percent.
This equates to 37 persons from the older adult population in South El Monte with developmental disabilities, based on the 2018 ACS Census estimates. While many social service programs for individuals with disabilities are provided through the County of Los Angeles, the City plans to promote and encourage housing which is better suited to the specific needs discussed above. Programs 6, 14, 15, and 21 of the
Page | 21 City of South El Monte Appendix B: Needs Assessment Housing Element will make navigating the housing market easier and more affordable while also promoting housing types best suited to fulfill the needs of all residents.
Large Families
The term "large family" refers to a family of five or more persons. As defined by HCD, large households are defined as having five or more persons living within the same household. According to ACS Census estimates, there were 1,326 large families living in the City in 2019, making up about one third of the total 4,225 families in the City. This may account for the large average household size of 4.41 persons per unit, which is comparably higher than the County average of 2.96 persons per household. Additionally, about 20 percent (1,036) of the units in South El Monte in 2019 were considered overcrowded (more than 1 person per room). Overcrowding may occur when lower-income residents often have no choice but to live in overcrowded housing to reduce housing costs, or because of limited adequately sized housing supply. It is important to note that one quarter of the large families in South El Monte were below the poverty level (331 families) in 2019 according to ACS Census data.
The City is committed to permitting solutions to allow large families to live together in safe, sanitary, and affordable homes. Large families may live together for a multitude of reasons: cultural norms, multiple dependents, special needs family members, lack of affordable housing options, and more specific circumstances. Housing Element Programs 5, 6, 9, 10, 18, 19, and 21 may connect large families with resources needed to avoid overcrowding and afford another home or make living conditions safe and sanitary.
Female Headed Households and Single Parent Households
According to SCAG’s Local Housing Data, there were 5,161 households in the City in 2018. Of those total households, 1,086 of these households (21 percent) were female-headed, compared to approximately 14 percent in the SCAG region. Of those female-headed households, 408 households (approximately 8 percent of the City’s total households) had dependent children less than 18 years of age in 2018, and those with children under 6 totaled 84 (approximately 2 percent of total households). According to 2018 ACS Census data, female-headed household tenure was split relatively evenly between owner-occupied and renter-occupied at about 41 percent and 59 percent, respectively. This data is important when considering social service needs, such as childcare, recreation programs, and health care, which are of special concern to these households.
The SCAG report additionally details the poverty status of female-headed households. Of South El Monte’s 594 households in poverty in 2018, about half (292 households) were female-headed households. Most of these female-headed households in poverty include children, specifically 251 households, 166 of those with 3 or more children.
In addition to the 408 female-headed households with dependent children under 18 years of age, there were 229 male-headed households with dependent children under 18 years of age in the City in 2018. In total, the male- and female-headed households with no spouse present with dependent children under 18, accounted for approximately 12 percent of the total households in the City.
Page | 22 City of South El Monte Appendix B: Needs Assessment These households have the extra challenge of raising children while affording housing costs on a single income. In most circumstances, single-headed households with children experience a greater cost than income ratio. The City can make housing more affordable and encourage mixed-use development which can increase mobility between work, school, home, and social services such as day-care. Programs 2, 6, 9, 10, 14, 18, and 21 seek to minimize the burden on single-headed households.
People Experiencing Homelessness
In December of 1993, the Los Angeles County Board of Supervisors and the Los Angeles Mayor and City Council established the Los Angeles Homeless Services Authority (LAHSA) as an independent, Joint Powers Authority. LAHSA's primary role is to coordinate the effective and efficient utilization of Federal and local funding in providing services to individuals experiencing homelessness in Los Angeles County. To support its mission, LAHSA oversees a comprehensive Point-In-Time count with the most recent being completed in 2020. The 2020 Point-In-Time data estimated that there over 63,000 (sheltered and unsheltered) people experiencing homelessness in Los Angeles County. As of the 2020 survey, there were an estimated 59 unsheltered people experiencing homelessness in South El Monte. Various circumstances that may lead to homelessness include the following:
• Those that chronically experience homelessness, single adults, including noninstitutionalized, individuals with a mental or developmental disability, those suffering from alcohol and/or drug addiction, older adults earning lower incomes, and others who are without shelter.
• Minors who have run away from home.
• Lower-income families that are temporarily experiencing homelessness due to financial circumstances or are in the process of searching for a home (single-parent families, mostly female-headed, are especially prevalent in this group)
• Women (with or without children) who are escaping domestic violence There are two categories of needs that should be considered in discussing homelessness: 1) transient housing providing shelter and usually on a nightly basis; and, 2) short-term housing, usually including a more comprehensive array of social services to enable families to re-integrate themselves into a stable housing environment. Through Program 6 from the 5th Cycle Housing Element (See Appendix A) the City was awarded funding to support people experiencing homelessness through shelter development and funding of support services. The 6
th Cycle Housing Element provides programs that addresses both considerations: 6, 7, 11, 14, 15, 18, 22. Currently, there are variousshelters available to the needs of those experiencing homelessness in the City and surrounding area. Table 28 indicates those shelters that provided emergency shelter services to the City.
Page | 23 City of South El Monte Appendix B: Needs Assessment Table 28. Emergency Shelter Service Providers
Name of Shelter No. Beds Description of Services
East San Gabriel Valley Coalition for the Homeless -- Family transitional housing for 1-6 months Union Station Homeless Shelter Adult Center (Pasadena) 56 Beds Adult Individuals – full services Union Station Homeless Shelter Family Center
(Pasadena) 50 Beds Families – full services
Catholic Rainbow Outreach (Whittier) -- Men - drug recovery program Whittier Women and Children’s Crisis Center -- Women and Children – 45-day emergency shelter Rio Hondo Temporary Home (Norwalk) 110 Beds Families - overnight and transportation Salvation Army (Whittier) 124 Beds Homeless families and individuals Salvation Army Bell Shelter 500 Beds Adult Individuals - Emergency housing and support services
Santa Fe Springs Transitional Living Center (Whittier) 124 Beds Emergency housing for women and children Whittier Area First Day Coalition 45 Beds Adult Individuals - Transitional and permanent supportive housing
El Monte Veterans Village 41 Beds Supportive living for homeless Veterans in the Los Angeles area.
SPIRITT Family Services South El Monte Family Center -- Behavioral health and child welfare services.
God Provides Ministry Food Bank (Pomona) -- Food bank.
El Monte - South El Monte Emergency Resources
Association --
Emergency food and financial assistance, targeted to
families with Children.
Extremely Low-Income Households and Poverty Status
Extremely Low-Income Households
Per HCD requirements, local governments must identify those households that are considered to be extremely low income (ELI). ELI households are a subset of the very low-income households and are defined as those households whose incomes do not exceed 30 percent of the county median family income (MFI) according to HUD’s income limits. Households included in this category typically represent the lowest wage earners in a community with wages corresponding to the current annual minimum wage of $14.00 per hour for employers with 26 employees or more, $13.00 per hour for employers with 25 employees or less (as of January 1, 2021). The annual minimum wage is set to increase by $1.00 per hour each year until reaching the annual minimum wage of $15.00 per hour (all employers are set to reach this wage as of January 1, 2023). The annual wage figure cited previously assumes full-time employment.
In 2020, the MFI for Los Angeles County was $77,300. Extremely low-income households earn less than 30 percent of the County MFI – up to $23,700 for a one-person household and up to $44,650 for a fiveperson household in 2020. According to the Comprehensive Housing Affordability Strategy estimates of households by income category (see Table 6), there are approximately 1,295 households (25 percent of total households) in South El Monte (renters and owners) that are extremely low-income.
Based on the assumption that 50 percent of the City’s Regional Housing Needs Allocation (RHNA) for very low-income households qualify as ELI households, there is a projected housing need for approximately 65 ELI households and 66 very low-income (VLI). Totaling the City’s RHNA of 131 units for very low-income households.
Page | 24 City of South El Monte Appendix B: Needs Assessment Very low-income households are those with an income of greater than 30 percent of the County MFI, but less than or equal to 50 percent of the County MFI - up to $39,450 and up to $74,350 for a five-person household in 2020. Lower-income households fall between 50 percent and 80 percent of the County MFI – up to $63,100 for a one-person household and up to $118,950 for a five-person household in 2020 (see Table 25 for a full breakdown of State Income Limits for 2020). All of the Housing Element’s policies and programs seek to encourage the development of housing units as well as make housing more accessible and affordable for very low- and extremely low-income households.
Poverty in the City
According to the ACS Census estimates, about 16 percent of the total number of families living in the City had household incomes that were below the Federal poverty level in 2019. Of the families with related children under 18 years of age, about 27 percent had household incomes below the Federal poverty level.
The annual income levels that are considered to be below the poverty threshold are defined by Census and other Federal agencies. The threshold limits for varying household sizes for 2019 are summarized in Table 29.
Table 29. U.S. Census Bureau Poverty Threshold (2019)
Family Size
No. of people in family % of families below poverty level 2 people 10.4%
3 or 4 people 13.7%
5 or 6 people 26.9%
7 or more people 19.9%
Related children of Householder Under 18 years
No. of children % of families below poverty level
No child 4.7%
1 or 2 children 19.0%
3 or 4 children 42.4%
5 or more children 37.3%
Source: ACS 5-Year Estimates S1702
Farm Worker/Employee Housing
The City is an urbanized community without any active agricultural activities. SCAG’s Local Housing Data indicates there were 56 farmworker individuals employed in “farming, fishing, and forestry occupations” in 2020. There is no farmworker-specific housing in the City.
The California Legislature enacted the Employee Housing Act (EHA) to provide protection for persons living in privately owned and operated employee housing. The EHA is specifically designed to ensure the health, safety, and general welfare of these residents and to provide them a decent living environment. The EHA also provides protection for the general public which may be impacted by conditions in and around employee housing. Any employee housing that has qualified, or is intended to qualify, for a permit to operate pursuant to the EHA, may invoke the following provisions:
Page | 25 City of South El Monte Appendix B: Needs Assessment • Any employee housing providing accommodations for six or fewer employees shall be deemed a single-family structure with a residential land use designation. Employee housing shall not be included within the definition of a boarding house, rooming house, hotel, dormitory, or other similar term that implies that the employee housing is a business run for profit or differs in any other way from a family dwelling. • No conditional use permit, zoning variance, or other zoning clearance shall be required of employee housing that serves six or fewer employees that is not required of a family dwelling of the same type in the same zone. According to the State Housing law, employee housing for six or fewer persons must be treated as regular housing. • The use of a family dwelling for purposes of employee housing serving six or fewer persons, shall not constitute a change of occupancy pursuant to any local building codes. • Employee housing that serves six or fewer employees shall not be subject to any business taxes, local registration fees, use permit fees, or other fees to which other family dwellings of the same type in the same zone are not likewise subject. • For the purposes of any contract, deed, or covenant for the transfer of real property, employee housing which serves six or fewer employees shall be considered a residential use of property and a use of property by a single household. • Each county and city shall permit and encourage the development and use of sufficient numbers and types of employee housing facilities as are commensurate with local needs. This section shall apply equally to any charter city, general law city, county, city and county, district, and any other local public entity.
According to the City, no known employee housing units as defined by the EHA, are located in the City.
Affordable Housing
Assisted Housing Developments at Risk
Section 65583 of the California Government Code was amended in 1991, requiring an analysis of subsidized units and a description of programs to preserve assisted housing developments. One of the foremost housing problems in the State involves the loss of affordability restrictions on a substantial portion of the government- assisted rental housing stock. Much of this housing is “at-risk” of conversion from affordable housing stock reserved predominantly for lower-income households, to market-rate housing. Several government programs, with different regulatory standards, were used to finance these properties, and thus, the nature of the risk of conversion differs. HUD maintains a list of notices (6 and 12 month) received by the Department pursuant to California’s notice requirements (Government Code Sections 65863.10 and 65863.11). Private owners of assisted multifamily rental housing units who are considering no longer providing rental restrictions and converting restricted units to market-rate units must provide notice to HUD.
Page | 26 City of South El Monte Appendix B: Needs Assessment According to information provided by HUD, no conversion notices have been filed on behalf of any affordable housing providers in the City. According to information complied by the California Housing Partnership Corporation (CHPC), there are no affordable housing providers in the City, and therefore there are no at-risk housing developments located in South El Monte. Should future at-risk units be identified in the City, there are a number of housing providers that have been identified by HCD as candidate entities that could assume responsibility for the replacement of at-risk housing units. Examples of these candidate service providers in the area include the following:
• The Community Development and Preservation LLC
• The Community Rehabilitation Services Inc.
• The East Los Angeles Community Union (TELACU)
• FAME Housing Corporation
• Los Angeles Center for Affordable Tenant Housing
• Los Angeles Housing Partnership Inc.
• Los Angeles Low Income Housing Corporation (LALIH)
Page | i City of South El Monte Appendix C: Constraints and Zoning Analysis Appendix C: Housing Constraints and Zoning Analysis
Table of contents
Introduction .......................................................................................................................................... 1 Governmental Constraints.................................................................................................................... 1 Land Use Controls (General Plan and Zoning) .............................................................................. 1 Provisions for Special Housing Types............................................................................................ 8 Facilitating Affordable Housing...................................................................................................12 Development Fees......................................................................................................................14 Processing Procedures................................................................................................................16 Development Standards .............................................................................................................20 Constraints on Housing for Persons with Disabilities................................................................. 22 Non-Governmental Market Constraints............................................................................................. 24 Cost of Land and Construction....................................................................................................25 Availability of Financing ..............................................................................................................27 Environmental Constraints ................................................................................................................. 29 Hazardous Materials...................................................................................................................29 Seismic Hazards...........................................................................................................................29 Wildfire Risk ................................................................................................................................30 Flooding.......................................................................................................................................30 Infrastructure Capacity ...............................................................................................................30 Water ......................................................................................................................................30 Sewers.....................................................................................................................................31 Stormwater.............................................................................................................................32 Quantified Objectives ......................................................................................................................... 32
Page | ii City of South El Monte Appendix C: Constraints and Zoning Analysis Tables
Table 1. Summary of Residential Land Uses Permitted in the General Plan ................................................ 2 Table 2. Summary of Residential Zone Districts ........................................................................................... 3 Table 3. Residential Uses Permitted by Zoning District................................................................................ 5 Table 4. Current Discretionary and Impact Fees.........................................................................................14 Table 5. Comparison of City’s Permit Fees with that of Surrounding Cities (2021)....................................16 Table 6. Permit Processing Times...............................................................................................................19 Table 7. Parking Requirements for Residential Land Uses .........................................................................22 Table 8. Disposition of Home Loans (2019) ................................................................................................28 Table 9. Summary of Quantifiable Objectives for 6th Cycle (2021–2029)...................................................32
Page | 1 City of South El Monte Appendix C: Constraints and Zoning Analysis Introduction
This section of the Housing Element is concerned with the identification of constraints that may affect the development of housing, especially affordable housing. This analysis of housing constraints considers the following:
• Governmental Constraints refers to those regulations, ordinances, and/or controls that may impede the development of new housing or otherwise increase the cost of housing. • Market Constraints refers to those economic and market factors that may affect the cost of new housing development.
• Environmental Constraints refers to those aspects of the environment (vacant land, utilities, natural hazards, etc.) that may affect the cost and/or feasibility of development.
Where a constraint to development is identified, a policy response is identified that indicates the actions the City of South El Monte (City) is pursuing, or intends to pursue, as a means to eliminate or reduce the effects of the particular governmental constraint on housing development, if feasible.
Governmental Constraints
Local governments may unintentionally affect the cost of housing through land use controls, building codes and their enforcement, fee processing requirements, required on- and off-site improvements, and taxes. For this reason, it is important for the City to review and provide measures to alleviate these constraints, where possible, to decrease their potential to interfere with the supply, distribution, and cost of housing.
Land Use Controls (General Plan and Zoning)
The City of South El Monte General Plan (General Plan) is the primary land use control document. The General Plan is a long-range policy document that serves as a guide to long-term physical development of the community. The City adopted a comprehensive update of its General Plan in 2000. The Land Use Element describes the land use policies and designations used to guide physical development in the City though the location, distribution, and density of uses.
The Land Use Element provides land use categories, three of which are established for residential development, two for commercial, one for industrial, one for public facilities, and one for mixed-use. The three residential designations range from low-density single-family development to high-density multifamily development.
As shown in Table 1, the majority of the City’s land area where residential uses are permitted by right is designated as Low Density Residential (348 acres), which permits up to eight units per acre. The Medium Density Residential land use designation (162 acres) permits up to 16 units per acre. The Land Use Element also contain a High-Density Residential land use designation that permits up to 29 units per acre, although no areas of the City are currently designated as High Density Residential.
Page | 2 City of South El Monte Appendix C: Constraints and Zoning Analysis The Commercial-Residential (C-R) zone serves as a “mixed-use” zone, which allows a maximum density of 35 units per acre or up to 100 units per acre when the property does not abut a residential zone. The C-R includes parcels along Garvey Avenue in the northernmost part of the City and along Santa Anita Avenue near State Route 60. Typical developed densities in the C-R zone in the past 5 years (two projects) have been approximately 22 units per acre.
A total of 6,951 units are theoretically possible under full implementation of the current General Plan Map (assuming 35 dwelling units per acre as the maximum density for the Mixed-Use zone). This figure exceeds the existing number of housing units (5,012 units as of January 1, 2020, according to the California Department of Finance) by 1,939 units. The residential land use designations contained in the General Plan, and the associated density standards, are summarized in Table 1.
Table 1. Summary of Residential Land Uses Permitted in the General Plan Land Use Category Density Area
Low Density Residential (LDR) Up to 8 units per acre 348 acres Medium-Density Residential (MDR) Up to 16 units per acre 162 acres Mixed-Use (C-R) 35 to 100 units per acre 45 acres
Total — 555 acres
Source: City of South El Monte 2021
An important tool used by the City in the implementation of its General Plan is the City’s Zoning Code.
Like the General Plan, the Zoning Code (and accompanying zoning map) indicates the location and extent of permitted uses. The Zoning Code establishes additional development standards that further define the type, size, and orientation of development. As indicated in Table 2, the Zoning Code contains four zones that permit residential development: three residential and one mixed-use zone (R-1, R-2, R-3, and C-R).
However, there are no properties in the City that are designated as R-2. Table 2 provides a summary of residential zone district’s development standards, including minimum lot area and densities, maximum densities, and building height and setback regulations. Table 3 provides an overview of all residential uses permitted by zoning district.
Page | 3 City of South El Monte Appendix C: Constraints and Zoning Analysis Table 2. Summary of Residential Zone Districts
Regulation R-1 R-2 R-3 C-R (Mixed-Use)
Minimum Lot Area 5,000 square feet 5,000 square feet 11,000 square feet 15,000 square feet Maximum Density Up to 8 du/acre Medium density: 9 to 12 du/acre Low density: 1 to 8 du/acre
Up to 16 du/acre Up to 35 du/acre (when abutting a
single-family zone)
Up to 87 du/acre (when abutting a
multifamily zone)
Up to 100 du/ac (when not abutting
any residential zone)
Minimum Density 1 du/acre Medium density: 9 du/acre
Low density: 1 du/acre
1 du/acre 20 du/acre for developments
comprised solely as residential
Front Setback 20 feet 20 feet 20 feet None; 10 feet for residential development only
Interior Setback Abutting
Residential
— — — 5 feet for one story, 15 feet for two
stories, 25 feet for three to five stories
Side Setback 5 feet 5 feet 5 feet None; 10 feet for residential development only
Rear Setback 15 feet 15 feet 15 feet —
Lot Width (interior lot) 30 feet 50 feet 75 feet 100 feet Lot Depth none 100 feet 100 feet 100 feet
Maximum Building
Height
28 feet 25 feet 25 feet 65 feet
Maximum Lot Coverage 52% 61% 61% 61%
Landscaping All areas not used for buildings,
structures, patios, parking, or
pedestrian walks shall be landscaped
with grass, ground cover, or other
plantings, and shall be provided with
an accepted irrigation system
(sprinklers, bubblers, or diffuser
heads) or hose bibs not over 50 feet
from any portion of the planted area.
All areas not used for buildings,
structures, patios, parking, or
pedestrian walks shall be landscaped
with grass, ground cover, or other
plantings, and shall be provided with
an accepted irrigation system
(sprinklers, bubblers, or diffuser
heads). Additionally, there shall be
provided one hose bib for each three
automobile parking spaces.
All areas not used for buildings,
structures, patios, parking, or
pedestrian walks shall be landscaped
with grass, ground cover, or other
plantings, and shall be provided with
an accepted irrigation system
(sprinklers, bubblers, or diffuser
heads). Additionally, there shall be
provided one hose bib for each three
automobile parking spaces.
Minimum 10% of lot area
Page | 4 City of South El Monte Appendix C: Constraints and Zoning Analysis Table 2. Summary of Residential Zone Districts
Regulation R-1 R-2 R-3 C-R (Mixed-Use)
Open Space Not specified Not specified A minimum of 400 square feet of ground-level common open space per
dwelling unit shall be provided for all
multiple dwellings. This required area
may be incorporated in landscaping or
recreation areas for use by all
residents, except that any multiple
residential development of five or
more units shall include in its design a
formal outdoor recreation area for
residents that shall include not less
than 50% of the required open space.
Ministerial approval is provided for
development and landscape
standards.
Not specified
Source: Chapter 17, Zoning, of the Municipal Code
du/acre = dwelling units per acre
Page | 5 City of South El Monte Appendix C: Constraints and Zoning Analysis Table 3. Residential Uses Permitted by Zoning District
Use R-1 R-2 R-3 C-R (Mixed-Use)
Accessory Dwelling Unit P P P P
Accessory Building P P P P
Boarding or Roominghouse C
Community Care Facility (6 persons or fewer) P P P
Day Care Facility, Small (fewer than 8 children) P
Day Care Facility, Large (fewer than 14 children) C
Dwelling, Single-Family P P P P1
Dwelling, Single-Family Additional2
Dwelling, Two-Family P P
Dwelling, Three-Family P P
Dwelling, Multiple P
Dwelling, Multiple, including senior and affordable
housing developments
C
Dwelling, Multiple affordable housing and singleroom-occupancy with a minimum density of 30 units per acre
P
Emergency Shelter P P P
Home Occupation P P P
Junior Accessory Dwelling Unit P
Live/Work units, provided that the commercial
portion is an office, retail, or service use that is
permitted in the C-R zone
C
Manufactured Housing (anchored on a permanent
foundation)
P P P P1
Mobile Home and Trailer3 C
Mixed-Use Development with Residential
Component
P
Residential Condominiums
Senior Housing C C C C
Single-Room Occupancy (SRO) P4
Supportive and Transitional Housing P P P
Vegetable and Flower Garden P P
Source: Chapter 17, Zoning, of the Municipal Code
P = Permitted; C = Conditional Use Permit
1 Provided they have a minimum density of 30 units per acre. The minimum number of units on each lot is 16 units per lot. 2 Provided that the lot contains a minimum of 10,000 square feet of lot area, and all setbacks, lot coverage limitations, and parking requirements are met. 3 Mobile home and trailer designed and used for residential occupancy located within a mobile home park legally established prior to January 1, 1980. 4 Permitted with a minimum density of 30 units per acre.
Allowable Uses by Definition
• Accessory Dwelling Unit (ADU): Also referred to as a Second Unit, is an attached or a detached residential dwelling unit that provides complete independent living facilities for one or more persons and is located on a lot with a proposed or existing primary residence. It shall include permanent provisions for living, sleeping, eating, cooking, and sanitation on the same parcel as the single-family or multi-family dwelling is or will be situated.
Page | 6 City of South El Monte Appendix C: Constraints and Zoning Analysis An accessory dwelling unit also includes the following:
o An efficiency unit, as defined in Section 17958.1 of the Health and Safety Code. o A manufactured home, as defined in Section 18007 of the Health and Safety Code. • Accessory Building: A portion of the main building or a detached subordinate building located on the same lot, the use of which is customarily incident to that of the main building, or to the use of the land. Notwithstanding the foregoing, the term “accessory building” does not include second units. Where a substantial part of the wall of an accessory building is a part of the wall of the main building, or where the accessory building is attached to the main building in a substantial manner by a roof, such accessory building shall be considered as a part of the main building.
• Boarding or Roominghouse: A building containing a single dwelling unit and not more than 10 guest rooms where lodging is provided with or without meals, for compensation. A boarding or roominghouse shall not include rest homes, nursing homes, boarding homes, or homes for the aged.
• Community Care Facility: A facility that provides resident services in a private residence to six or fewer individuals who are not related to the resident household. These individuals are handicapped, aged, disabled, or in need of adult supervision in accordance with their individual needs. This category includes foster or boarding homes for children, group homes, and family homes. “Family or community care facilities” shall be subject to the following conditions:
o Such facilities shall be permitted only in dwelling units licensed by the State, county, or other jurisdiction so authorized
o That there be no undue concentration of such facilities in any block or neighborhood when such concentration would become materially detrimental to the public health or safety or to the aims and goals of the program
o That the use be so operated as not to constitute a public nuisance • Day Care Facility: A location where children less than 18 years of age are given care, protection, and supervision in the care giver’s home for periods of less than 24 hours per day while the parents or guardians are away.
• Dwelling, Single-Family: A detached building designed or used exclusively for occupancy by one family and having a kitchen facility for only one family. • Dwelling, Two-Family: A building designed or used exclusively for the occupancy by two families, living independently of each other and having separate kitchen facilities for each family. The term “two-family dwelling” shall include the term “duplex.” Dwelling, Multiple: A detached building designed and used for occupancy by three or more families, each living independently of the others and each having separate kitchen facilities. • Family: As defined by the City of South El Monte Municipal Code, "“family"” means a reasonable number of persons living together as a single housekeeping unit in a dwelling unit.
Page | 7 City of South El Monte Appendix C: Constraints and Zoning Analysis This definition will be updated as part of Program 3 of the Housing Element to overcome its impediment to fair housing choice.
• Home Occupation: Any use customarily conducted entirely within a dwelling and carried on by the inhabitants thereof, which use is clearly incidental and secondary to the use of the structure for dwelling purposes and which does not change the character thereof. A day care facility shall not be a home occupation for the purpose of this code. • Junior Accessory Dwelling Unit (JADU): A unit that is no more than 500 square feet in size and contained entirely within an existing single-family structure. A junior accessory dwelling unit may include separate sanitation facilities, or may share sanitation facilities with the existing structure.
• Mobile Home: A manufactured home, as defined in the South El Monte Municipal Code. • Manufactured Home: A structure, transportable in one or more sections, which, in the traveling mode, is 8 body feet or more in width, or 40 body feet or more in length, or, when erected on site, is 320 or more square feet, and which is built on a permanent chassis and designed to be used as a dwelling with or without a permanent foundation when connected to the required utilities, and includes the plumbing, heating, air conditioning, and electrical systems contained therein. “Manufactured home” shall also include any structure that meets all the requirements of this paragraph except the size requirements if the manufacturer of the structure complies with the statutory certification requirements for manufactured homes and the standards set forth for manufactured homes in the California Health and Safety Code.
Manufactured homes are permitted in the R-1, R-2, R-3, and C-R zoning districts in the same manner as stick-built single -family residential uses. The City considers manufactured housing units to be a single -family dwelling and is therefore permitted in the same zones and manner as single -family residential uses. Separately, the establishment or enlargement of any mobile home park requires a Conditional Use Permit.
• Residential Condominiums: A residential condominium is defined as an estate in real property consisting of an undivided interest in common in a portion of real property together with a separate interest in a space in a residential complex located on such real property. In South El Monte, residential condominiums are permitted in zones allowing such uses with a Conditional Use Permit.
• Second Unit: Also referred to as an ADU. An attached or a detached residential dwelling unit that provides complete independent living facilities for one or more persons. It shall include permanent provisions for living, sleeping, eating, cooking, and sanitation on the same parcel as a single-family dwelling. “Second unit” also includes efficiency units and manufactured homes.
Page | 8 City of South El Monte Appendix C: Constraints and Zoning Analysis Provisions for Special Housing Types
Community Care Facilities
Community care facilities are defined by Section 1502 of the Health and Safety Code as any facility, place, or building that is maintained and operated to provide nonmedical residential care, day treatment, adult daycare, or foster family agency services for children, adults, or children and adults, including, but not limited to, the physically handicapped, mentally impaired, incompetent persons, and abused or neglected children, and includes residential facilities, adult day programs, therapeutic day services facilities, foster family agencies, foster family homes, small family homes, social rehabilitation facilities, and community treatment facilities. The City permits community care facilities by-right within residential zones (R-1, R-2, and R-2).
Senior Housing
Senior housing is intended to serve populations 55 years and older for the purposes of facilitating development of quality, affordable and market rate housing for seniors. Senior housing is permitted with a Conditional Use Permit (CUP) in the residential (R-1, R-2, and R-33), commercial (C-R), and commercial industrial (C-M) zones. In addition, site plan review is required for any property located in the improvement district. Developers of senior housing projects must comply with the site character standards outlined in Chapter 17.17.040 of the Municipal Code, including preservation of existing amenities, preservation and incorporation of historic or distinctive structures, and provision of appropriate connective elements (e.g., walkways). Further, developers must comply with development standards governing building setbacks, unit size, minimum dwelling amenities, laundry facility provisions, trash enclosures, parking, landscaping, equipment, utility and mechanical equipment, recreational facilities, lighting, design, security, and maintenance.
The City provides various incentives to developers in exchange for senior housing, consistent with those incentives defined by the State density bonus law. Additionally, the City requires at least 25 percent of the dwelling units be available at affordable housing for very low- and low-income households, and at least 40 percent of the 25 percent must be very low-income households. In accordance with Civil Code Section 51.3, a “Senior Citizen Housing Development” is defined as a residential development developed for, substantially rehabilitated for, or renovated for “senior citizens” that has at least 35 dwelling units.
Further, the State defines a “senior citizen” as a person 62 years of age or older, or 55 years of age or older in a senior citizen housing development. Senior Citizen Housing Developments are eligible for a density bonus in accordance with State density bonus law. Senior housing that meets the requirements under State density bonus law are not subject to any local regulations that are more stringent than those requirements set forth in State density bonus law. Cities may not have requirements that are more stringent than State law. As such, Program 3, Zoning Code Amendments to Remove Constraints, of the Housing Element calls for updating the City’s density bonus ordinance to comply with the current State density bonus law. As mentioned in the City’s Municipal Code, senior housing developments require a CUP in all allowed zones. This is a constraint to developers and will be ameliorated through Program 3 in
Page | 9 City of South El Monte Appendix C: Constraints and Zoning Analysis the Housing Element by removing or mitigating discretionary permit requirements associated with Senior Housing developments.
Boarding and Roominghouses
Although a boarding house and roominghouse may provide housing to unrelated individuals, it is not considered a residential care facility. Boarding houses and romminghouses are defined as above and are conditionally permitted in the R-3 zone. Design standards are limited to preventing exterior alterations to the residential structure, requiring all parking to be located in a rear yard and consistent with parking requirements for one bedroom, and requiring driveway locations and widths to meet the same standards established by the City.
Accessory Dwelling Units (ADU) and Junior Accessory Dwelling Units (JADU) ADUs in the City are allowed on any legal parcel in any R-1, R-2, R-3, and C-R zoning districts subject to development standards identified Section 17.38 of the Zoning Code.
ADU floor area is limited to 850 square feet for one and fewer bedrooms, and 1,000 square feet for two or more bedrooms. For attached ADUs, the floor area cannot be more than 50 percent of the existing living area of the primary dwelling. Both attached and detached ADUs cannot exceed the height of the primary residence (two-story limit). In general, ADUs that meet the following criteria are permitted in areas zoned to allow single-family or multi-family dwellings:
• ADU is contained within a legally constructed existing space of the primary dwelling or accessory structure.
• There is an independent exterior access from the existing residence. • Side and rear setbacks are sufficient for fire safety. • All applicable building and safety codes are met.
• Only one ADU will exist on the site.
JADUs in the City are allowed when there is an existing or proposed single-family residence on the site.
The following standards apply only to JADUs:
• Either the primary residence or the JADU must be owner-occupied at all times as required by State law
• The JADU shall not exceed 500 square feet in size and be contained entirely within an existing or proposed single-family structure
• There is a separate entrance from the main entrance to the structure • There are separate sanitation facilities or shared sanitation facilities with the existing structure
• An efficiency kitchen is included
An additional one parking space is required to be provided on site for the ADU. The on-site parking space required for the ADU may be provided as covered, uncovered, or as tandem parking on an existing
Page | 10 City of South El Monte Appendix C: Constraints and Zoning Analysis driveway. No additional parking space is required for an ADU if it meets any of the following conditions:
(1) is located within 0.5 miles of a public transit stop; (2) is located within an architecturally and historically significant historic district; (3) is contained within a legally proposed or existing space (i.e., all fully enclosed area, including a garage) of the primary dwelling or accessory structure; (4) when on-street parking permits are required but not offered to the occupant of the ADU; (5) when there is a commercial car share vehicle pick-up and drop-off location located within one block of the ADU.
The City adopted the most current ADU regulations into its Zoning Code as of January 1, 2020, through Ordinance 1242. Since then, several changes to State law have been made to further remove barriers to the construction of ADUs. Although the ADU provisions in the City’s Zoning Code are outdated due to changing State law, it is the City’s policy to permit ADUs consistent with State law. As part of implementation of Program 5, Accessory Dwelling Unit Program, of the Housing Element, the City will modify the requirements for ADUs to comply with State law, including adding provisions for JADUs as required by law, such as allowing both JADUs and ADUs on the same lot. Additionally, Program 5 will require the City to develop a plan that incentivizes and promotes deed restricted, affordable ADUs.
Emergency Shelters
Emergency shelters in the City are permitted by right in the R-1, R-2, and R-3 residential zones (no areas of the City have been so designated R-2 on the land use map). Emergency shelters are subject to the same land use regulations and development standards that apply to all development within the identified districts (e.g., lot size, setbacks, building height).
Combined, the R-1 and R-3 zone districts make up approximately 510 acres of the City, or 29 percent of land uses. Although vacant land is limited in the City, the zones offer ample opportunities for redevelopment of uses for emergency shelters to address the 59 people experiencing homelessness identified in the City in the 2020 Los Angeles Homeless Service Authority’s Homeless Count. These areas are located in various parts of the City, including along or near (within 1 block of) major transportation/transit corridors such as Santa Anita Avenue, Rush Street, Peck, Garvey Avenue, and Tyler Avenue. Transit access along these corridors is provided by Metro and Foothill Transit. The R-1 zone is also located within easy access from State Route 60. Program 7, Support for Those Experiencing Homelessness, of the Housing Element identifies actions the City is taking to combat homelessness through funding identified through Measure H.
Supportive and Transitional Housing
State law (Assembly Bill [AB] 2634 and Senate Bill [SB] 2) requires local jurisdictions to address the provisions for transitional and supportive housing, and establishes transitional and supportive housing as a residential use. Therefore, local governments cannot treat it differently than other, similar types of residential uses (e.g., requiring a use permit when other residential uses of similar function do not require a use permit). The Zoning Code lists transitional and supportive housing as a permitted use in the R-1, R2, and R-3 residential zones. In these zones, the uses constitute a residential use, permitted by-right, and are subject only to those restrictions that also apply to other residential uses of the same type in the same district.
Page | 11 City of South El Monte Appendix C: Constraints and Zoning Analysis Under AB 2162 and AB 2988, supportive housing meeting specific standards shall be a use by-right in all zones where multi-family and mixed uses are permitted, including nonresidential zones permitting multifamily uses, and in zones where emergency shelters are permitted. Additionally, no minimum parking can be required for units occupied by supportive housing residents if the development is located within 0.5 miles of a public transit stop. Program 21, Zoning Revisions for Special Needs Housing, of the Housing Element will amend the Zoning Code to permit transitional and supportive housing in the C-R zone, consistent with State laws.
Single Room Occupancy (SRO) Units
State law mandates that local jurisdictions address the provision of housing options for extremely lowincome households, including single-room-occupancy (SRO) units. SRO units are one-room units intended for occupancy by a single individual. It is distinct from a studio or efficiency unit, in that a studio is a oneroom unit that must contain a kitchen and bathroom. Although SRO units are not required to have a kitchen or bathroom, many SROs have one or the other. Currently, the C-R zone allows by-right multifamily residential, affordable housing, and SRO units with a minimum density of 30 units per acre.
Employee Housing
The California Employee Housing Act requires that housing for six or fewer employees be treated as a regular residential use. This mandates that employee housing shall not be required to apply for any additional permit or process that would not be required of a residential structure in the same zone. The Employee Housing Act further defines housing for agricultural workers consisting of 36 beds or 12 units be treated as an agricultural use and permitted where agricultural uses are permitted.
Agricultural uses are not allowed in South El Monte. Currently, employee housing can be built in any zone where residential uses (R-1, R-2, and R-3) are allowed if they meet the development standards in that zone. Program 21 of the Housing Element ensures compliance with all applicable requirements related to employee housing in the City.
Low-Barrier Navigation Centers
SB 48 requires Housing Elements to allow a low-barrier navigation center by-right in areas zoned for mixed uses (C-R) if the center meets specified requirements. A low-barrier navigation center is defined as housing or shelter in which a resident who is experiencing homelessness or is at risk of experiencing homelessness may live temporarily while waiting to move into permanent housing.
The City will amend its Land Development Code to ensure that low-barrier navigation centers are allowed as a use by-right in areas zoned for mixed use, and nonresidential zones permitting multi-family uses if they meet the requirements of Article 12 (commencing with Section 65660) of Chapter 3, Division 1, Title 7 of the California Government Code (see Program 22, Low Barrier Navigation Centers, of the Housing Element).
Page | 12 City of South El Monte Appendix C: Constraints and Zoning Analysis Facilitating Affordable Housing
The City provides several mechanisms to maintain flexibility in development standards. This flexibility is an important means to address limitations inherent at a specific site (e.g., topographic, geographic, physical, or otherwise), as well as provide a means to address other goals and objectives of the City, such as providing affordable housing for all income groups.
Density Bonus Ordinance
A density bonus is an entitlement to build additional residential units above the maximum number of units allowed per the Municipal Code in exchange for providing affordable housing, as specified by Government Code Sections 65915–65918.
For projects consistent with the applicable affordable requirements, jurisdictions must grant one density bonus, and if requested by the applicant, incentives or concessions and waivers or reductions of development standards depending on the percentage of affordable units. Concessions and incentives include reductions in site development standards or a modification of Zoning Code or architectural design requirements, such as a reduction in setbacks or minimum square footage requirements, approval of mixed-use zoning, or other incentives or concessions that result in actual cost reductions. In accordance with State law, projects that meet the minimum criteria for a density bonus are entitled to at least one concession and may be entitled to as many as four concessions, depending on the amount of affordable housing units provided.
The City’s Zoning Code (Chapter 17.83) outlines the density bonus and the incentives or concessions that are available to affordable housing and qualifying residential projects; however, the City’s density bonus ordinance approved in 2014 is no longer in compliance with the State’s latest density bonus law.
Under AB 2345, which took effect on January 1, 2021, amending Government Code Section 35915, the maximum available density bonus for projects not composed exclusively of affordable housing increased from 35 to 50 percent. To receive the top bonus, a project must comply with unit replacement requirements and set aside at least (1) 24 percent of units for low-income households, (2) 15 percent of units for very low-income households, or (3) 44 percent of for-sale units for moderate-income households.
Bonuses between 35 and 50 percent will be granted on a sliding scale, while current affordability requirements to obtain a lesser bonus will remain unchanged. The City’s density bonus ordinance does not meet the current State Law maximum density bonus of 50 percent.
Program 3 of the Housing Element calls for updating the City’s density bonus ordinance to comply with the current State density bonus law, including AB 2345, to: (1) increase the maximum amount of density bonuses that must be granted to eligible affordable projects, (2) reduce the percentage of lower-income units that must be reserved to receive two or three incentives, and (3) revise the mandatory reductions in parking ratios.
Mixed-Use District
The City permits multi-family housing and mixed-use projects with a residential component in the C-R zone and Santa Anita Corridor Overlay district where there is an underlying C-R zoning. Ordinance 1243,
Page | 13 City of South El Monte Appendix C: Constraints and Zoning Analysis adopted April 28, 2020, established the Santa Anita Corridor Overlay Zone, which is subject to the following standards:
• A requirement that residential uses occupy at least 50 percent of the total floor area of a mixed-use project.
• Allowed development types will be limited to mixed-use developments and residential standalone uses. • Owner-occupied and rental multi-family residential uses will be allowed by-right for developments in which at least 20 percent of the units are affordable to lower-income households during the planning period. Currently owner-occupied and rental multi-family residential uses with densities of at least 30 units per acre are allowed by-right.
This new overlay encourages the development of affordable housing and a mixed land use pattern along an underutilized commercial corridor in the City.
Design Standards for Development Adjacent to a Single-Family Residential Zone District The City requires additional design standards for industrial and commercial developments adjacent to single-family residences to ensure a natural transition between uses; these regulations also apply to mixed-use residential developments. Design standards include additional setback requirements, loading areas that are located in a manner to reduce noise, additional landscaping requirements, and screening requirements. Further, the City requires performance standards to ensure continued maintenance of the industrial and commercial property. Performance standards include: noise level that are not to exceed those noise regulations prescribed by the City, the prohibition of outdoor storage, exterior lighting that protects neighboring properties from direct glare, and other limitations to ensure that noise levels do not exceed those permitted by the City.
The design and performance standards required of mixed-use developments that are adjacent to singlefamily residential uses constrain general nuisances that can be caused by commercial uses. They not only protect single-family residences, but also make the residential portion of a mixed-use development more peaceful for residents who wish to reside in an active mixed-use development.
Lot Consolidation Incentives
Lot consolidation can increase the efficiency of land uses and create the critical mass needed for a quality multi-family housing project. The City relies on new development for the consolidation of lots. Thus, the City seeks to promote public/private partnerships in assembling and redevelopment infill parcels. The process for lot consolidation is outlined in Section 16.28.010 of the Municipal Code. Program 8, Lot Consolidation Program, of the Housing Element will commit the City to maintaining an inventory of potential sites to provide developers with information regarding development incentives for affordable units.
Page | 14 City of South El Monte Appendix C: Constraints and Zoning Analysis Growth Controls or Similar Ordinances
The City has no growth control measures or urban growth limit line. The City has no local ordinances that directly impact the cost and supply of residential development, short-term rental ordinances, inclusionary housing ordinance, or moratoriums on specific development types (Government Code Section 65583(a)(5)).
Development Fees
Like cities throughout California, the City collects development fees to recover capital costs of providing community services and the administrative costs associated with processing applications. New housing typically requires payment of the following fees: school impact, park in-lieu, sewer and water connection, and building permits, and a variety of handling and service charges. These fees comprise a significant part of housing costs in the City. In addition, subdivisions and multi-family projects may incur the cost of preparing environmental impact reports, traffic studies, soils reports, and filing fees for tentative and final maps. Such fees are typically based on the hourly rates of City employees (including overhead) and the number of hours spent processing the application or performing the associated work.
Pursuant to its Quimby Fee Ordinance, the City charges a park development fee. However, there are no Mello-Roos fees charged in the City. Building permit and plan check fees are in line with those currently charged by other jurisdictions in the area. The City’s current fees for discretionary development and development impact fees are summarized in Table 4.
Table 4. Current Discretionary and Impact Fees
Discretionary Permit Fees
Description Fee
Conditional Use Permit $6,250
Minor Conditional Use Permit (Residential) $6,209
Street Closure $1,664
Variance $6,250
Tentative Tract/Parcel Map $6,250
Lot Line Adjustment $3,067
District Board Review —
Determination of Use $1,710
Specific Plan $6,209
Zone Change $6,250
General Plan Amendment $6,250
Zoning Regulation Amendment $6,250
Specific Plan Amendment $6,250
Initial Study/Negative Declaration $6,209
Environmental Impact Report (Plus Actual Costs) $6,688
Appeal Planning Commission Action $2,502
Appeal Design Review Board —
Zoning Compliance Letter $105
Page | 15 City of South El Monte Appendix C: Constraints and Zoning Analysis Table 4. Current Discretionary and Impact Fees
Discretionary Permit Fees
Description Fee
Time Extension $764
Sign Permit $105
Banner/Portable Sign Permit $52
Fences/Walls $52
Home Occupation Permit $105
Zoning Map (Actual Costs) $105
Filing Permit (Per Day) $1,368
Noticing $245
Temporary Use Permit $1,273
Development Fees —
Certificate of Compliance —
Park Fee (Per Square Foot) $57.49
Mello Roos Fee (None) $0
Engineering Fees —
Permit Issuance Fees $76
Renewal or Extension of an Existing Permit $63
Tract Map $750
Parcel Map $400
Subdivision Improvement Agreement (Tract or Parcel Map) $505 Updating City Maps (up to Four Reviews) $5,046–$10,093
Review/Approve As-Builts $1,009
Source: City of South El Monte, 2021.
The City charges various planning and development fees to recoup costs and ensure that essential services and infrastructure are available when needed. The City is sensitive to the issue that excessive fees may hinder development, and strives to encourage responsible and affordable development. In 2017, the City Council adopted a new fee schedule that reflects minor upward adjustments of some fees. This fee schedule is available on the City’s website. As indicated in Table 5, the City’s fees are compared to those of El Monte, La Puente, and Baldwin Park. Some of the permit fees charged by the City of South El Monte are slightly higher than those of the neighboring communities surveyed; however, most of the fees are generally consistent with neighboring communities.
The City’s current fee structure includes a scaled permit fee structure for plan check and inspection fees, which are the same for single-family and multi-family developments. The fees for plan checks range from $28 for projects valued at $1 to $500, to over $13,019.93 for projects valued over $1,000,001. Similarly, inspection fees range from $32 for projects valued at $1 to $500, to over $15,317.56 for projects valued over $1,000,001. Assuming a 1,500-square-foot unit, City fees would be approximately $9,646.41 per unit.
This assumes 20 electrical fixtures, five plumbing fixtures, and the plan check and inspection fees. The permit fees would equate to about 5 percent of the 1,500-square-foot residential unit with a project valuation of $197,250.
Page | 16 City of South El Monte Appendix C: Constraints and Zoning Analysis Table 5. Comparison of City’s Permit Fees with that of Surrounding Cities (2021) Permit South El Monte La Puente El Monte Baldwin Park
Conditional Use Permit $6,250 $4,265 $2,837.41 $1,750 deposit +staff time Variance $6,250 $1,830 $3,577.69 $1,330 deposit +staff time Tentative Tract Parcel Map $6,250 $5,480 $2,582.03 $4,080 deposit +staff time Lot Line Adjustment $3,067 $906 — —
Specific Plan $6,209 $4,712 — $2,915
Zone Change $6,250 $10,439 $5,798.56 $3,400 deposit +staff time General Plan Amendment $6,250 $4,300 $5.798.56 $3,400 deposit +staff time Zoning Regulation Amendment $6,250 $5,679 $13,751.36 $3,400 deposit +staff time Sources: City of LA Puente Updated Fee Schedule (Adopted March 12, 2019); City of El Monte Planning Division Fees (Effective July 1, 2020); City of Baldwin Park Planning Fee Schedule (Effective September 15, 2002) Conclusion
Overall, planning and process fees charged by the City and impact fees by other public agencies may serve to constrain affordable housing development. Therefore, the City offers technical assistance and regulatory concessions to help facilitate affordable housing development in the City.
Processing Procedures
Site plan review and zoning case processing can be an unnecessarily lengthy, cumbersome process that delays the development of housing and increases costs. The City’s policy is to discourage the backlog of such cases. The environmental review process is required for those projects needing some form of discretionary review (variances, zone changes, General Plan Amendments). The City’s building plan check time for new construction averages approximately 3 to 4 weeks. The length of time between project approval and request for a building permit is typically 2 to 3 months. Larger or more complex projects, or those requesting a deviation from the Municipal Code or a request for a variance, may take longer (approximately 1 month longer).
Ministerial permits, also known as by-right permits, involve application of standards and criteria found in the Municipal Code. As previously shown in Table 2, single-family development proposals are permitted ministerially in zones that allow residential uses (R-1, R-2, R-3, C-R). Multi-family development proposals are permitted ministerially in the R-2, R-3, and C-R zones. ADUs are permitted ministerially within the R-1, R-2, and R-3 zones. Manufactured/mobile homes are permitted ministerially in the R-1 zone. Ministerial permits must follow the applicable building, zoning, and development regulations, as specified in the Municipal Code. A site plan review and certifications of plans is required prior to issuance of building permits. The typical timeframe of approval for a multi-family development takes only the length of time for a plan check, which ranges from 3 to 4 weeks. However, when development proposals do not meet the requirements of the City’s Zoning Code or other applicable regulations, such as the Building Code, or when the project is more complex and requires multiple reviewing disciplines, the process can take longer, ranging anywhere from between 3 to 6 months.
Page | 17 City of South El Monte Appendix C: Constraints and Zoning Analysis In addition, SB 35 creates a new streamlined approval process for multi-family residential projects in cities and counties not meeting their Regional Housing Need Allocation goal. The new project streamlining process applies in jurisdictions not on pace to meeting their goal for construction of above-moderateincome housing and/or lower-income housing (the sum of the very-low-income and low-income categories). SB 35, which took effect January 1, 2018, requires local entities to streamline the approval of certain housing projects by providing a ministerial approval process (no California Environmental Quality Act review process), focused design review, and removal of or lower parking requirements. This is a voluntary program that a project sponsor may elect to pursue, provided that certain eligibility criteria are met. On September 28, 2020, AB 831 was passed, which clarifies that a development subject to the streamlined, ministerial approval process created by SB 35, and the site on which it is located, must be zoned for residential use or mixed-use development, and at least two-thirds of the square footage of the development must be designated for residential use.
The City does not have a current process to accommodate SB 35 streamlined applications. To ensure that the SB 35 streamlining process is readily available to interested developers and/or property owners, Program 28 of the Housing Element includes an action to establish a streamlining process for qualifying SB 35 housing developments.
Discretionary permits involve additional project review by City staff and review against applicable policies.
Discretionary permits are required for a CUP, subdivision, zone change, general plan amendment, and variance. A CUP is required for specific land uses, and reference must be made to the Zoning Code. Senior housing is conditionally permitted in the R-2 zone. Boarding or rooming houses, senior housing, and mobile home parks are conditionally permitted in the R-3 zone. Live/work units and multiple residential with senior and affordable housing are conditionally permitted in the C-R zone. Prior to approval of a discretionary action permit, a determination must be made by a decision-making body that the permit meets the required findings. Therefore, discretionary permit reviews typically take longer to process than ministerial (by-right) reviews, and can be costlier due to staff review costs charged to the project applicant (see Table 3).
The specific process procedures for CUPs (Chapter 17.86 of the Municipal Code), zone changes and general plan amendments (Chapter 17.66 of the Municipal Code), and variances (Chapter 17.70 of the Municipal Code) are described below.
Conditional Use Permit
The purpose of a CUP is to afford the Planning Commission the opportunity to review proposed uses, structures, or facilities that could have an adverse effect on the surrounding area, and to place such reasonable conditions upon these uses and developments as to make them more compatible with their surroundings. A CUP is required for any use within a zone district that is designated as a conditional use.
When it is determined that a CUP is required, the application and accompanying exhibits, maps, and documents must be made available to the Planning Commission. At the time the application is submitted, a fee, established by written resolution of the City Council, is required (see Table 3). Upon receipt of the required application and fee, the Planning Commission will set a hearing date. The Planning Commission is required to make findings that the proposed use will not be detrimental to persons or properties in the
Page | 18 City of South El Monte Appendix C: Constraints and Zoning Analysis immediate vicinity nor to the City in general. If it fails to make these findings, the request shall be denied.
The Planning Commission may grant, conditionally grant, or deny a CUP based on the required findings, evidence presented by the staff report, the public hearing, or upon its own study and knowledge of the situation. The Planning Commission may attach such reasonable conditions of approval as it deems are necessary. Within 10 days following the Planning Commission’s decisions, the applicant must be notified in writing. If approved, the CUP will become effective within 14 days following the Planning Commission’s approval.
The applicant or any other person aggrieved by the Planning Commission’s decision may appeal to the City Council in accordance with the City’s Municipal Code. Unless otherwise specified, the CUP, if not utilized within 24 months from the effective date, shall be deemed null and void. The abandonment or nonuse of a CUP for 3 consecutive months or for 6 months during any calendar year shall terminate the CUP. If the CUP is not utilized within the 24-month timeframe, the applicant may apply for an extension before the expiration of the permit on a form approved by the Community Development Director.
Zone Change and General Plan Amendments
When necessary, the City Council may amend zoning regulations. Proposed amendments must be reviewed by the Planning Commission for consistency with current City policies and plans prior to consideration by City Council. The Planning Commission must hold at least one public hearing on all text amendments and property rezoning proposals. The Planning Commission may disapprove, continue to a later meeting, or recommend approval of a text amendment or property rezoning to City Council. The applicant, or any interested party, may appeal the decision of the Planning Commission to the City Council in accordance with applicable provisions of the Zoning Code. The City Council must hold at least one public hearing on each Planning Commission recommendation to amend the text or to reclassify property. Text amendments and zoning decision of the Planning Commission may be modified, approved, disapproved, continued to a later meeting, or returned to the Planning Commission for further study and recommendations. The City Council’s decision must be based on the required findings discussed in the Zoning Code. The City Council’s decision to approve a text amendment or rezoning shall become effective 30 days from the date of adoption of the ordinance approving the change. All other decisions shall become effective 14 days after approval. Reclassification shall not be reconsidered within 1 year from the date of the last official action taken unless the submittal is first approved by the Planning Commission or City Council.
Variances
Variances from the terms of the Zoning Code are granted only when, because of special circumstances applicable to the property, including size, shape, topography, location, or surroundings, the strict application of the provisions of these regulations deprives such property of privileges enjoyed by other properties in the vicinity and under the identical zoning classification. No variance shall be granted by the Planning Commission unless findings identified in Chapter 17.70 of the City’s Municipal Code are made.
An application for a variance must be filed with the Planning Commission, along with documentation to ensure the fullest practical presentation of facts for the public record. Upon filing a variance application, Planning Commission will set a date for a public hearing. If, from the application and facts provided, or by
Page | 19 City of South El Monte Appendix C: Constraints and Zoning Analysis investigation, or at the direction of the Planning Commissions, findings pursuant to Chapter 17.70 are made, the Planning Commission may grant the requested variance. If the Planning Commission fails to make the required findings, the application shall be denied. The Planning Commission may attach such reasonable conditions to the approval as it deems necessary. If the variance is not utilized within the 24- month timeframe, the applicant may apply for an extension before the expiration of the permit on a form approved by the Community Development Director. Within 10 days following the Planning Commission’s decision, the applicant must be notified in writing. The variance authorized or granted will become effective 14 days from the date the determination is made, during which time a written appeal from the decision may be taken to the City Council by the applicant or person aggrieved by the determination.
Where the City established density minimums for sites identified in the 5th cycle Housing Element, requests to build at densities below the density minimum would be subject to a variance. As fully discussed in Appendix E, Sites Analysis and Inventory, of the Housing Element, the realistic capacity for lower-income sites was calculated based on minimum densities permitted in the corresponding zones.
Therefore, for the 2021-2029 6th Cycle planning period (6th Cycle), any development that proposes densities below what is identified in the Sites Inventory will trigger the City’s no net loss program (Program 24 of the Housing Element), where they City will evaluate remaining capacity before approving such a development proposal. Further, any redevelopment of existing residential units would prompt the enforcement of the City’s replacement requirements program (Program 20 of the Housing Element) to further ensure that the City’s housing stock remains.
Processing Times
For development projects, potential delays in processing development applications and plans can increase holding costs considerably. To reduce potential delays, the City’s development process has been designed to accommodate applications in a timely manner in an attempt to minimize this risk. Table 6 provides approximate timelines for typical development approvals within the City.
Table 6. Permit Processing Times
Type of Application Processing Timeframe
Environmental Impact Report 6–12 months
Negative Declaration 3–4 months
General Plan Amendment 3–4 months
Zone Change 3–4 months
Tentative Parcel Map 3–4 months
Tract Map 3–4 months
Conditional Use Permit 3–4 months
Variances 3–4 months
Design Review 2–3 weeks
Source: City of South El Monte, 2021.
Page | 20 City of South El Monte Appendix C: Constraints and Zoning Analysis Development Standards
Building Code Requirements
The City has adopted the 2019 California Building Code by reference to the County of Los Angeles codes, which establishes minimum construction standards as applied to all residential buildings. The County of Los Angeles adopted the 2019 California Building Standards Code, which includes the 2019 Building Code, 2019 Electrical Code, 2019 Plumbing Code, 2019 Mechanical Code, 2019 Residential Code, 2019 Green Building Standards Code, and the 2019 Existing Building Code. The 2019 California Building Standards Code establishes standards and requires inspections at various stages of construction to ensure code compliance.
County of Los Angeles modifications to the California Building Code, Plumbing Code, Mechanical Code, Electrical Code, Existing Building Code, Residential Code, and Green Building Standards Code are reasonably necessary because of local climatic and geological conditions. The local climate is characterized by hot, dry summers, often resulting in drought conditions, followed by strong Santa Ana winds; often resulting in hazardous fire conditions; and heavy winter rains, often resulting in expansive soil conditions.
Other modifications are administrative and are necessary to allow the uniform application of the codes.
Further modifications are less restrictive than the California Building Code.
The City is located within a seismically active region that requires additional development standards and requirements to mitigate the damaging effects of ground shaking. Amendments allow the City to maintain the same level of seismic and wind resistance for high-rise, tilt-up, and poured-in-place concrete buildings as with the previously adopted codes. Relevant examples of local amendments to the Building Code adopted by the County of Los Angeles include the restriction of wood shingles and wood shakes as roof coverings in any Fire Hazard Severity Zone; additional requirements for structures assigned to Seismic Design Category D, E, or F wood diaphragms supporting concrete or masonry walls; special inspections are not required for detached one- or two-family dwellings not exceeding two stories above grade plan, provided the structure is not assigned to Seismic Design Category D, E, or F and does not have horizontal or vertical irregularities; permanent wood foundation systems and prescriptive design of foundation walls shall not be used for structures assigned to Seismic Design Category D, E, or F; and retaining walls assigned to Seismic Design Category D, E, or F shall not be partially or wholly constructed of wood. Additionally, the County of Los Angeles has further amended the Building Code to extend the amount of time before a permit that is issued by the Building Official will expire from 180 days to 12 months from the date of permit issuance, increasing flexibility, as outlined in the Building Code requirement. Other modifications are of an administrative or procedural nature. Although Building Code requirements can increase the cost of construction and act as a constraint to the development of housing, the adopted amendments are found by the City to be reasonably necessary to safeguard life and property within South El Monte.
Code Enforcement
The City uses Code Enforcement Officers to assist in the identification of substandard housing, and to promote property maintenance in accordance with the City Zoning and Building Ordinances and State and County Health Codes. The Code Enforcement Division receives and investigates complaints regarding
Page | 21 City of South El Monte Appendix C: Constraints and Zoning Analysis alleged violations of the Municipal Code, such as property maintenance violations, private property parking violations, zoning violations, illegal vendors, yard sales, commercial and industrial violations, licensing and permit compliance issues, and sign codes. Due to budgetary limitations, code enforcement efforts must largely react to complaints received versus acting proactively. Requests are made through City’s website or by calling.
The City may, in the future, initiate a program where existing housing units are inspected when they are resold. At this time, resources to undertake such a program are extremely limited. However, the City has applied for a grant to fund an Owner-Occupied Rehabilitation (OOR) Program, which would provide eligible and qualified borrowers with 30-year, deferred-payment loans. The program will aim to preserve the quality and value of the City’s housing stock by assisting extremely low, very low, and lower-income homeowners with a loan for home improvements to rehabilitate their home. Some of the repairs that may be permitted under this program include, but are not limited to, roof replacement, exterior painting, new windows, landscaping, and plumbing repairs and replacement. As part of this program, the Code Enforcement Division would coordinate distribution of Homeowner Rehabilitation Assistance program funding with code enforcement case data to assist eligible households.
Site Improvements and Dedications
Site improvements and property dedications are important components of new development and contribute to the creation of decent housing. Housing construction in South El Monte is subject to a variety of site improvement and building code requirements that add to the cost of development. Developers are generally responsible for covering the full cost of water, sewer, road, and drainage improvements within their projects. All new construction in the City is required to install all public improvements in accordance with the City standards and specifications on file with the City unless all such public improvements already exist along the applicant’s street frontage (Municipal Code Section 12.08, Public Improvements Affecting Roadways).
Typical off-site infrastructure improvements for new projects include constructing new streets, which includes undergrounding of utilities, parkway landscaping, curbs, gutters, sidewalks, and street lighting that are in compliance with standards as defined in the General Plan and Municipal Code. Local streets require a dedication of 50 feet with a curb-to-curb width of 36 feet. Residential collectors require a dedication of 60 feet with a curb-to-curb width of 40 feet.
As stated in the Municipal Code (Section 16.12, Design and Improvement Requirements), site improvements for residential subdivisions include fire hydrants; landscaping; public utility connections, including electricity, gas, water, sewer, storm drain, and telecommunications services (designed and installed for each parcel); and street lighting.
Parking Requirements
City parking standards for residential developments are tailored to vehicle ownership patterns associated with different residential uses. Although these standards may affect development costs, they are considered necessary to ensure certain quality standards for multi-family housing. The Zoning Code allows for significantly reduced parking standards for senior housing and affordable housing. Parking requirements for residential uses in South El Monte are summarized in Table 7.
Page | 22 City of South El Monte Appendix C: Constraints and Zoning Analysis Table 7. Parking Requirements for Residential Land Uses Land Use Category Required Parking
Single-Family Dwelling Two standard spaces within a garage.
Duplex (Two-Family) or Triplex (Three-Family) Dwelling Two standard spaces per dwelling unit within a garage.
Multiple-Family Dwelling Two standard spaces per dwelling unit with a garage, plus one guest parking for every four units.
Mobile Home Park
Two standard spaces for each mobile home site or space. The parking may be tandem. One additional space per each five mobile home sites or spaces shall be provided for guests.
Senior Housing and Very Low/Low Income 0.5 spaces per unit.
Accessory Dwelling Unit
One parking space shall be provided on site. No additional parking space is required for an accessory dwelling unit if it meets any of the conditions in Section 17.38.050(15).
Mixed-Use Development (with residential component) Based on outcome of parking demand study.
Source: City of South El Monte, Chapter 17.60 Zoning Ordinance, 2021.
The City will be undertaking focused updates of its Zoning Code to conform to State law and to remove governmental and non-governmental constraints on the development of housing. As part of that effort, the City will evaluate, and modify if necessary, parking standards to ensure that they do not constrain the development of housing, specifically multi-family housing (Program 3 of the Housing Element).
Additionally, Program 3 will identify funding opportunities for the development of a parking study to inform opportunities for reduced parking requirements along corridors with bus routes.
Constraints on Housing for Persons with Disabilities
Development of Housing
People with disabilities have special needs when it comes to housing. Often, households containing one or more person with a disability are also occupied by older adults. Additionally, residential care facilities and other specialized housing supports those with disabilities or special needs (discussed further in Section 1.2). In zones that allow residential uses, senior housing is conditionally permitted in the R-2 and R-3 zones. Transitional housing and residential care facilities with six persons or fewer are permitted in the R-1, R-2, and R-3 zones. Requirements for discretionary permits and community noticing requirements may pose constraints to development.
The City adheres to all equal housing requirements and promotes adherence to such laws, as follows:
• The City abides by State requirements that govern group homes and supportive housing.
Group homes and supportive housing are permitted in all residential zone districts. There are no development standards or other requirements beyond those that may be required for any State licensing.
• Effective January 1, 2019, AB 2162 (Supportive Housing Streamlining Act) requires supportive housing to be considered a use by-right in zones where multi-family and mixed-uses are permitted, including nonresidential zones permitting multi-family uses, if the proposed housing development meets specified criteria. The law prohibits the local government from