Page | 23 City of South El Monte Appendix C: Constraints and Zoning Analysis imposing any minimum parking requirement for units occupied by supportive housing residents if the development is located within 0.5 miles of a public transit stop. AB 2162 also requires local entities to streamline the approval of housing projects containing a minimum amount of supportive housing by providing a ministerial approval process, removing the requirement for California Environmental Quality Act analysis, and removing the requirement for Conditional Use Authorization or other similar discretionary entitlements. As part of Program 21, the Zoning Code will be revised to permit supportive housing in the C-R zone byright. • The City’s Zoning Code does not restrict occupancy of housing units through a restriction of occupancy to family members. As indicated previously, the City adheres to all equal housing requirements, and promotes adherence to such laws in the City. • The City is required to comply with all pertinent State laws regulating a “permitted-by-right” designation of licensed residential care facilities with fewer than six persons in all residential zones. The State has removed any City discretion for review of small State-licensed group homes for persons with disabilities (six or fewer residents). For this type of use, the City does not impose additional zoning, building code, or permitting procedures other than those allowed by State law. Program 3 of the Housing Elements commits to revisions to the Zoning Code to permit and site group care facilities for seven or more persons in a manner that does not pose a constraint to the development of this use.
• The City has adopted the State Uniform Building Code (CBC), which establishes minimum construction standards as applied to all residential buildings. No local amendment has been made to the CBC. The City also allows residential retrofitting to increase the suitability of homes for persons with disabilities in compliance with accessibility requirements. Such retrofitting is permitted under the 2019 California Building Code (there are no local amendments to the CBC). Further, the City works with applicants who need special accommodations in their homes to ensure that application of building code requirements do not create a constraint.
Reasonable Accommodations
Special interior improvements are often needed to accommodate a tenant or homeowner with a disability. For example, door frames must be wider to accommodate wheelchairs, ramps are needed instead of stairs, handrails need to be installed in bathrooms, cabinet doors must be accessible, and light switches and other devices need to be within easy reach. Unless provisions are made for persons with a disability during original construction, such facilities will not likely be provided in a typical rental unit.
As indicated in Appendix B, there is a large number of households in the City that include at least one member who has a disability. Not all of the disability categories require physical alterations to the housing unit to better accommodate the resident with a disability. However, many residents will benefit from specific improvements that would better accommodate a person with a disability. The City is required by the Federal Fair Housing Act and the California Fair Employment Housing Act to provide a process for consideration of reasonable accommodation requests. A deviation process is available to applicants for
Page | 24 City of South El Monte Appendix C: Constraints and Zoning Analysis circumstances where the existing zoning regulations would preclude residential development for persons with disabilities. The City is committed to providing reasonable accommodations to policies and programs to ensure that persons with disabilities have an equal opportunity to enjoy all of its programs, services, and activities. Program 15, Resources for Persons with Disabilities, of the Housing Element focuses on encouraging 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. Improvements may be approved by the Community Development Director as long as a number of findings may be made, as follows:
• The request for reasonable accommodation must be used by an individual with a disability protected under fair housing laws.
• The requested accommodation is necessary to make housing available to an individual with a disability protected under fair housing laws.
• The requested accommodation would not impose an undue financial or administrative burden on the City.
• The requested accommodation would not require a fundamental alteration in the nature of the City’s General Plan and Zoning Ordinance.
The City’s Zoning Ordinance and other regulations governing housing do not preclude or discourage housing that promotes reasonable accommodation.
Non-Governmental Market Constraints
There is little land in the City available for new construction. Also, in most instances, parcels are divided into small lots or have irregular-shaped lots that make residential development difficult. This section identifies those market factors and other financial factors that may affect the cost of new housing.
The City has been unable to identify any factors subject to local control related to land, fees, labor, materials, and/or financing that would significantly reduce the cost for housing. However, the City can support the production of affordable housing through land use incentives, such as the State Density Bonus law and mixed-use designations that offer higher allowable densities, which can aid in reducing costs for affordable housing. Although there are no City programs that directly support homebuyers’ financing, the State of California and County of Los Angeles both provide a range of financing opportunities for low- and moderate-income homebuyers, some of which the City actively participates in and promotes. The City is committed to continue participating in regional and State programs that address non-governmental market constraints. Program 11, First-Time Homebuyer Programs, of the Housing Element involves continued participation and promoting these external programs and resources on the City’s website.
Page | 25 City of South El Monte Appendix C: Constraints and Zoning Analysis Cost of Land and Construction
According to a 2014 study commissioned by California’s four State-level housing agencies—the California Tax Credit Allocation Committee (TCAC), the California Debt Limit Allocation Committee (CDLAC), the Department of Housing and Community Development (HCD) and the California Housing Finance Agency (CalHFA)—local and development-specific factors such as the type of housing (e.g., family units, special needs housing, single room occupancy), land availability and affordability, community opposition, materials costs and local building requirements (e.g., parking, design, density, quality and durability) all influence development costs for affordable housing. Land, construction, and financing costs represent the most significant non-governmental constraints in the production of housing for most income groups in South El Monte.
Land costs within the City are increasing due to the built-out nature of the City and limited availability of land. Depending on location and desirability of the site, the cost for land in the area ranges from a low of $10 per square foot to a high of approximately $65 per square foot. Prior to the Redevelopment Agency being disbanded, it purchased a 4.8-acre site within the Santa Anita Avenue mixed-use area for $31.08 per square foot. Land values can vary depending on location, proximity to infrastructure and amenities, zoning and development potential, and availability of land in the area. Land costs for residential developments are often passed along to the consumer in the form of rent prices or home sale prices.
Residential land prices in many areas have risen sharply since 2012. According to Harvard’s Joint Center for Housing Studies, the price per acre in Los Angeles County increased from $1,045,700 in 2012 to $2,006,800 in 2017, an approximately 92% increase.
Purchasing land accounts for roughly 10% to 20% of total development costs for a typical multi-family project. Land in high-resource areas with access to infrastructure, desirable land uses, and other community amenities costs more due to a higher demand. Although affordable housing developers typically work with local governments to develop affordable housing, there are limited resources available for the construction of affordable housing. To supplement the shortage of funding and tax credits, it is necessary for the City to offer incentives to market-rate developers to provide affordable housing units.
The median total development costs for affordable housing projects in Los Angeles County increased from $275,305 to $434,823 per bedroom from 2013 to 2019. This is reflected in recent statistics that indicate that the Southern California area is now the most expensive housing market in the country. The City has been unable to identify any factors subject to local control related to land, fees, labor, materials, and/or financing that would significantly reduce the cost for housing. However, the cost for housing in the City is typically lower than the average costs for the region.
Construction costs include both “hard” and “soft” costs. Hard costs, such as labor and materials, typically account for 50% to 70% of construction costs, and soft costs, such as architectural and engineering services, development fees, construction financing, insurance, and permitting, typically average around 20% to 30% of total costs, although they can be higher for subsidized affordable housing or complex projects. A significant cost factor associated with residential building involves the cost for building materials. These costs can account for more than half of the total construction cost. According to the latest Building Valuation Data release in 2019, the national average for development costs per square foot for apartments and single-family homes in 2019 were as follows:
Page | 26 City of South El Monte Appendix C: Constraints and Zoning Analysis • Type I or II, Multi-Family: $148.82 to $168.94 per square foot • Type V Wood Frame, Multi-Family: $113.88 to $118.57 per square foot • Type V Wood Frame, One- and Two-Family Dwelling: $123.68 to $131.34 per square foot The costs of design, regulation, and operations do not vary much by building size, so larger buildings allow developers to spread these fixed costs over more dense developments. In general, construction costs can be lowered by increasing the number of units in a development, reflecting economies of scale in multifamily construction, until the scale of the project requires a different construction type that commands a higher per-square-foot cost. This is because construction costs change substantially depending on the building type. For example, high-rise concrete apartments might cost $75 or more per square foot than a six-story wood-frame structure on a concrete podium. Apartments four stories or fewer can typically achieve an economy of scale, provided that the building has typical amenities and no structured parking.
However, for smaller-scale and affordable or middle-income housing, onerous regulations can impose a significant burden. Because of the jump in construction costs, developers may not build to the maximum height or floor-to-area ratio. Mobile homes are significantly less expensive, as are precision or factorybuilt housing products.
Labor costs also greatly contribute to construction costs. They are generally two to three times the cost of construction materials. A 2019 study for Smart Cities Prevail found that California lost about 200,000 construction workers since 2006. Many lost their job during the recession and found work in other industries. Before the COVID-19 pandemic, the industry already faced this historic shortage of skilled labor, and the labor gaps might get even larger, especially in states like California. California’s shortage of needed construction workers, combined with rising prices in construction materials, also contributes to driving up construction costs.
The COVID-19 pandemic resulted in delays and shortages for some construction materials, and extended timelines and costs for many developments under construction. Construction delays only further constrain California’s housing shortage, exacerbating the current supply-and-demand imbalance across much of the State asthe housing market continues to see home prices accelerate with a record low supply of homes for sale. The median sale price for single-family homes in South El Monte is $500,000 to $600,000. Assuming a 10% down payment of $60,000 and a 5%, 30-year fixed mortgage, monthly principle and interest would be approximately $3,670. The down payment required to purchase a home combined with a high monthly payment represent major obstacles for most families.
Page | 27 City of South El Monte Appendix C: Constraints and Zoning Analysis Availability of Financing
Availability of financing for the construction of housing and for home ownership loans can greatly impact the housing market. In the past, local banks and other lending institutions in the community provided a source of readily available financing for constructing new housing and rehabilitating and conserving existing housing stock. Following the 2008 Great Recession, financing became more difficult to obtain due to overall more stringent eligibility requirements. Although there are limited funding sources for the construction, rehabilitation, and preservation available through the County of Los Angeles and the State and federal governments, the City does not currently have any local ordinances that directly impact the cost of development.
Construction Financing
Construction loans are short-term, interim loans used for new home construction. Construction loans can be used to cover the cost of land, contractor labor, building materials, permits, and more. With a construction loan, the lender is unable to claim the residence as collateral, and views these types of loans as riskier. Developers must usually supply at least 25% of the project value upfront, and perhaps more if the total cost is more than 75% of the estimated value of the project. Although there is no hard threshold for how much required upfront equity is too much before a residential project would be infeasible, the higher the proportion of equity required, the more unlikely that a developer would proceed with the project. Construction loans must also be paid off when the loan matures, typically 1 year or less. This can be done through the conversion of the loan to mortgage financing or by obtaining a mortgage to secure permanent financing to pay off the loan.
Financing for residential projects, particularly affordable housing, is quite complex. The level of subsidies required for affordable housing projects necessitates the pooling of multiple funding sources. The County of Los Angeles offers several funding programs for affordable housing developers meeting eligibility requirements. The Los Angeles County Development Authority (LACDA) publicly releases its Notice of Funding Availability (NOFA), twice annually with a focus on funding the development or rehabilitation of low-income rental housing. Funding sources include Measure H, No Place Like Home, and Measure JJJ.
Additionally, the City supports the production of affordable housing through incentives such as the State Density Bonus law and mixed-use land-use designations that offer higher allowable densities, which can aid in reducing costs for affordable housing.
Mortgage Financing
Current (2021) interest rates for home loans are between 2% and 3%, depending on the terms of down payment. Mortgage rates have been at a record low in recent months due to the COVID-19 pandemic, and recent policy statements from the Federal Reserve indicate that these rates will stay low for the foreseeable future. Although recent economic conditions have seen housing prices increase and interest rates remain low, buying a house or refinancing a mortgage is becoming less attainable for many households, as banks raise requirements such as minimum credit score. Loan applicants with short credit history, lower incomes, self-employment incomes, or other unusual circumstances have had trouble qualifying for loans or are charged higher rates. This economic barrier could disproportionately affect
Page | 28 City of South El Monte Appendix C: Constraints and Zoning Analysis lower-income borrowers, making it harder for them to close on a loan, especially as a result of the COVID19 pandemic and resulting economic fallout. The economic fallout has resulted in the unemployment rate increase in the City from 4.5% in January 2020 to 10.4% in December 2020, making it more difficult for unemployed, underemployed, and lower-income borrowers and other groups who historically have found it the most difficult to get a loan, and to get a fair loan.
The County of Los Angeles offers several first-time homebuyer programs and homeowner resources to assist low- to moderate-income households. Homebuyer programs include the First Home Mortgage Program, the Home Ownership Program (HOP), the Mortgage Credit Certificate (MCC) Program, and the Affordable Homeownership Opportunities (AHOP) Program. Other home improvement programs include the Handyworker Program, Single-Family Home Improvement Program (SFHIP), Residential Sound Insulation Program (RSIP), and Mobile Home Improvement Grant Program. Program 11, First-Time Homebuyer Programs, of the Housing Element involves promoting these resources on the City’s website.
The Home Mortgage Disclosure Act requires many financial institutions to maintain, report, and publicly disclose loan-level information about mortgages. This requirement applies to all loan applications for home purchase, improvements, and refinancing, whether financed at market rate or with government assistance. This data helps show whether lenders are serving the housing needs of their communities; they give public officials information that helps them make decisions and policies, and they shed light on lending patterns that could be discriminatory.
Table 8 summarizes the disposition of loan applications submitted to financial institutions in 2019 for home purchase, refinance, and home improvement loans in South El Monte. The loan outcome information in the table includes the proportion of applications that were approved, denied, or incomplete or withdrawn by the applicant.
Table 8. Disposition of Home Loans (2019)
Loan Type Total
Applicants
Percent
Approved1
Percent
Denied Percent Other2
Government-Backed Purchase 8 37.5% 12.5% 50.0%
Conventional Purchase 50 78% 8.0% 14.0%
Refinance 255 58.4% 17.3% 24.3%
Home Improvement 30 26.7% 60.0% 13.3%
Loans on Dwellings for Five or More Families 6 83.3% 0.0% 13.7% Total 349 58.5% 19.2% 22.3%
1. Approved includes loans approved by the lenders whether or not accepted by the applicant.
2.Other includes loan applications that were either withdrawn or closed for incompleteness.
Sources: Home Mortgage Discover Act Lending Activity MSA/MD by Census Tract Data Home Purchase Loans
In 2019, eight households applied for government-backed loans (FHA, FSA/RHS, and VA) in South El Monte. Of those applications, 38% were approved and 13% were denied. More households applied for conventional loans to purchase homes in South El Monte, with a total of 50 applications. Of those, 78% of the conventional loan applications were approved and 8% were denied.
Page | 29 City of South El Monte Appendix C: Constraints and Zoning Analysis Refinance Loans
The highest number of applications received were for refinance loans, likely because many homeowners are looking to swap out their old mortgages for new loans at record-low rates. A total of 255 households in South El Monte applied for a home refinance loan in 2019. Of those applications, only 58% were approved, 17% were denied, and 24% were either withdrawn or closed for incompleteness.
Home Improvement Loans
In 2019, a total of 30 household applied for home improvement loans in the City. This category had the highest percentage of applications denied. Of the total applications, 60% of home improvement loans were denied by lending institutions and 27% were approved. One of the most important factors that lenders evaluate when reviewing an application is the applicant’s debt-to-income ratio, which indicates how much income the monthly debt takes up. Most home improvement loan applicants may have high debt-to-income ratios from their mortgage loan, which may explain why it is harder to qualify for the additional financing.
Multi-Family Loans
The smallest number of loans were for loans on dwellings for five or more families, with a total of six applications. None of these applications were denied, which may point to finance availability and need for financial institutions to undertake more of these loan types. Of those applications, 83% were approved and 22% were either withdrawn or closed for incompleteness.
Environmental Constraints
Hazardous Materials
Sites that were developed prior to the 1970s may include trace amounts of lead and/or asbestos in the soils and in any remaining structures. Lead-based paint was commonly used prior to 1970 and is the predominant source of lead contamination in local soils. Asbestos was commonly used as insulation and in floor tiles during this same period. As a result, any demolition associated with sites containing older structures will likely need some form of investigation. There are several cleanup sites located throughout the City, including the San Gabriel Valley Superfund Site along Santa Anita Avenue. Future development may require completion of clean-up activities and additional remediation work to ensure construction does not introduce hazards to workers or residents.
Seismic Hazards
Major faults in the region include the Whittier/Elsinore, Norwalk, Newport/Inglewood, Santa Monica, Sierra Madre, Palos Verdes, and San Andreas Faults. According to the Los Angeles County General Plan Safety Element, no known or suspected active fault traces pass through or are located near the City. There are no designated Alquist-Priolo Special Studies Zones found within the City. The nearest Alquist-Priolo Special Studies Zone is the Whittier Fault, located approximately 2 miles to the northeast. The Norwalk
Page | 30 City of South El Monte Appendix C: Constraints and Zoning Analysis Fault is located approximately 6 miles to the south. The City is, and will continue to be, subject to ground shaking hazards associated with earthquakes in the region. The level of risk within the City is no greater than that anticipated for the region. Additionally, South El Monte and the cities in the surrounding area are within an area where liquefaction may occur during a strong earthquake. Construction in accordance with applicable building code standards and site-specific geotechnical reports will ensure that the liquefaction zone does not present risk to future residents.
Wildfire Risk
The City is primarily urbanized and lacks native or natural vegetation. According to maps prepared by the Los Angeles County Fire Department, the City is not within a fire zone. Additionally, the California Department of Forestry and Fire Protection (CAL FIRE) maps indicate that the City is not within a State Responsibility Area or Fire Hazard Severity Zone.
Flooding
With the exception of the Rio Hondo River and San Gabriel River, there are no lakes or streams within the City. The majority of the City’s potential development sites have undergone previous development. The Federal Emergency Management Agency identifies the entire City as Zone X, which is an area of minimal flood hazards.
Infrastructure Capacity
Residential development during this 6th Cycle, will primarily occur on properties that have previously been developed. Dry utilities, including electricity, natural gas, cable, and telephone, are available at all sites identified in the Sites Inventory (see Appendix E). The City’s utilities receive necessary upgrades and improvements based upon future growth and development anticipated by the General Plan.
The larger development projects are anticipated to occur in zones allowing for higher density (C-R zone) along the 0.5-mile segment of Garvey Avenue in the northernmost part of the City and the parcels along Santa Anita Avenue near SR-60. Both areas allowing higher density are well served by infrastructure located within the respective roadways.
Water
Water service is provided by the San Gabriel Valley Water Company. Water supply sources include groundwater pumped from the Main Basin and the Central Basin, imported surface water from the Central District, and recycled water. According to the 2015 Urban Water Management Plan(UWMP), groundwater is the primary source of water (95%), and the remaining is recycled water. San Gabriel Valley Water Company has not purchased treated imported water supplies since 2007. San Gabriel Valley Water Company is allowed to pump 20,384 acre-feet per year (AFY) and 2,565 AFY to maintain the operating safe yield of the Main Basin and Central Basin, respectively. Historical data indicates that the Main Basin and Central Basin have been well managed for the full period of the adjudications, resulting in a stable and reliable water supply. There are no contemplated basin management changes, other than increasing direct use of recycled water and the planned use of recycled water for groundwater replenishment in the
Page | 31 City of South El Monte Appendix C: Constraints and Zoning Analysis Main Basin to reduce the need to import water from other regions. Therefore, groundwater supplies in the Main Basin and Central Basin are deemed reliable.
San Gabriel Valley Water Company provides water service to an area with a current population of approximately 256,756. The largest water demand sector is single-family residential, followed by multifamily. Single-family uses consumed 12,784 AFY and multi-family uses consumed 5,286 AFY in 2015. San Gabriel Valley Water Company is projected to have a population of approximately 289,400 by 2040.
Projected populations in San Gabriel Valley Water Company’s service area were based on projections obtained from the Southern California Association of Governments. Based on this projection, it is estimated that single-family water demand will increase to 18,617 AFY and multi-family water demand will increase to 7,697 AFY in 2040.
The estimated number of lower-income households located within San Gabriel Valley Water Company’s service area is approximately 55% of the total number of households. Based on 55% of total residential water demands, the projected water demand for lower-income households would be approximately 14,500 AFY by 2040. The 2015 Urban Water Management Plan acknowledgesthe requirementsthat water service for low-income households within the service area must be prioritized.
The 2015 Urban Water Management Plan indicates that the San Gabriel Valley Water Company will meet water demands during normal, single dry, and multiple dry years over the next 20 years with current water supply sources. Further, the San Gabriel Valley Water Company has prepared and adopted a Water Shortage Contingency Plan in the event that a water shortage is declared. It is designed to provide a minimum of 50% of the normal supply during a severe or extended water shortage. San Gabriel Valley Water Company has identified several stages of action that may be triggered by a shortage. Future housing construction will be accommodated by San Gabriel Valley Water Company through the 2040 planning horizon. The San Gabriel Valley Water Company considers residential build-out associated with the General Plan in their UWMP efforts.
Sewers
Wastewater generated within San Gabriel Valley Water Company’s service area is treated by the Los Angeles County Sanitation Districts. Wastewater in the City is collected within sewer collection systems.
The City has adopted the 2015 Sewer System Management Plan. As required by Order No. 2006-0003, Statewide General Waste Discharge Requirements, the Sewer System Management Plan will undergo review recertification every 5 years. The Statewide General Waste Discharge Requirements also requires an agency to have a System Evaluation and Capacity Assurance Plan. This component involves preparing and implementing a Capital Improvement Program that will provide the hydraulic capacity of key sewer systems for dry-weather peak-flow conditions, and appropriate design storm or wet-weather events. The City’s current Sewer Master Plan, prepared in 2011, is a comprehensive plan that identifies existing system capacity, deficiencies, features, items/elements, and necessary upgrades and improvements based on future growth and development anticipated by the General Plan. The Collection Sewer System Capacity Enhancement Program is a combined effort of the City and County of Los Angeles Department of Public Works. The City’s Sewer Master Plan complements the County of Los Angeles’s efforts through its Capital
Page | 32 City of South El Monte Appendix C: Constraints and Zoning Analysis Improvement Program. Pipe segments identified to be deficient through the City Sewer Capacity Study will be prioritized for orderly upgrades.
The City’s local sewers tie into the Los Angeles County Sanitation Districts’ regional trunk sewers. The City is served by the Los Angeles County Sanitation District No. 2. Sewer lines, which are maintained by the County of Los Angeles Department of Public Works, with sewage from the area conveyed through sewer mains into the Joint Water Pollution Control Plant in Carson. The Joint Water Pollution Control Plant has a design capacity of 400 million gallons per day, and currently treats 260 million gallons per day. Given the projected demand and the existing remaining treatment capacity, future developments’ treatment demand can be met by the service provider. Expansion or construction of a new wastewater treatment facility to meet the demands of the 2021–2029 Housing Element update is not required.
Stormwater
The City is served by the Los Angeles County Flood Control District, which operates and maintains regional and municipal storm drainage facilities. The City works with the Flood Control District in making local drainage plans and improvements. The existing storm drain infrastructure can accommodate the projected runoff from the potential residential development anticipated for the 6th Cycle. The projected stormwater runoff is not anticipated to significantly increase with future residential development given the nature and extent of existing impervious surfaces within the City. Further, Chapter 8.44, Stormwater Management and Discharge Control, of the City’s Municipal Code establishes requirements for development and redevelopment to integrate low-impact-development practices that reduce stormwater runoff.
Quantified Objectives
Based on the City’s needs, resources, constraints, and programs outlined in the Housing Element, Table 9 summarizes the quantifiable objectives for the 6th Cycle. The quantified objectives estimate the number of units likely to be constructed, rehabilitated, or conserved/preserved by income level during the planning period. The quantified objectives do not represent a ceiling on development, but rather set a target goal for the City to achieve.
Table 9. Summary of Quantifiable Objectives for 6th Cycle (2021–2029) Income/ Affordability Category RHNA New
Construction
Units to be
Rehabilitated
At-Risk Units
to be
Preserved1
Households
to be Assisted
Extremely Low/ Very Low 131 100 20 — 60
Low 64 60 40 — 200
Moderate 70 20 — — 100
Above Moderate 312 400 — — —
Total 577 580 60 0 360
1. No units are identified as at-risk for the next 10 years.
RHNA = Regional Housing Need Allocation
Page | i City of South El Monte Appendix D: Affirmatively Furthering Fair Housing Analysis Appendix D: Affirmatively Furthering Fair Housing
Analysis
Table of Contents
Introduction ............................................................................................................................................... 1 Regional Analysis of Impediments............................................................................................................. 2 Housing Element Outreach........................................................................................................................ 2 Assessment of Fair Housing ....................................................................................................................... 3 Fair Housing Enforcement and Outreach Capacity.................................................................................... 3 Segregation and Integration ...................................................................................................................... 5 Race and Ethnicity.............................................................................................................................. 5 Household Income........................................................................................................................... 10 Familial Status.................................................................................................................................. 15 Persons with Disabilities.................................................................................................................. 24 Neighborhood Segregation.............................................................................................................. 28 Racially and Ethnically Concentrated Areas of Poverty ........................................................................... 31 Racial Concentrations in Areas of Affluence.................................................................................... 33 Patterns Over Time .................................................................................................................................. 33 Mortgage Loan Access..................................................................................................................... 33 Demographic Trends........................................................................................................................ 33 Disparities in Access to Opportunity........................................................................................................ 33 Access to Education ......................................................................................................................... 37 Access to Economic Opportunity..................................................................................................... 40 Access to Transportation ................................................................................................................. 45 Access to a Healthy Environment .................................................................................................... 49 Access to Opportunity for Person with Disabilities ......................................................................... 53 Disproportionate Housing Needs and Displacement Risk ....................................................................... 56 Substandard Housing....................................................................................................................... 56 Housing Affordability ....................................................................................................................... 58 Overcrowding................................................................................................................................... 61 Displacement ................................................................................................................................... 64 Other Relevant Components................................................................................................................... 68 Demographic Trends........................................................................................................................ 68 Public Assistance.............................................................................................................................. 68 Sites Inventory Analysis Consistency ....................................................................................................... 70 Segregation and Integration .................................................................................................................... 70 Racial Segregation............................................................................................................................ 70 Income Segregation ......................................................................................................................... 70
Page | ii City of South El Monte Appendix D: Affirmatively Furthering Fair Housing Analysis Disability........................................................................................................................................... 71 Familial Status.................................................................................................................................. 71 R/ECAPs.................................................................................................................................................... 71 Disparities in Access to Opportunity........................................................................................................ 71 Disproportionate Housing Needs, including Displacement Risk.............................................................. 71 Summary of Fair Housing Issues.............................................................................................................. 72 Contributing Factors to Fair Housing Issues and Strategies for Affirmatively Furthering Fair Housing .. 72 Identification and Prioritization of Contributing Factors......................................................................... 73 Lack of Affordable Housing and Lack of Public or Private Investment in Areas of Opportunity ..... 73 Lack of Regional Resources.............................................................................................................. 74 Land Use and Zoning Laws............................................................................................................... 74 Community Opposition to Affordable Housing ............................................................................... 74 Housing Discrimination.................................................................................................................... 74 Fair Housing Enforcement and Outreach Capacity.................................................................................. 76 Segregation and Integration .................................................................................................................... 76 Racially or Ethnically Concentrated Areas of Poverty...................................................................... 76 Disparities in Access to Opportunity................................................................................................ 77 Disparities in Access to Opportunity for Persons with Disabilities.................................................. 77 Disproportionate Housing Needs and Displacement Risk ............................................................... 77
FIGURES
Figure 1. Racial and Ethnic Distribution in South El Monte................................................................................... 7 Figure 2. Diversity Index for South El Monte......................................................................................................... 8 Figure 2(a). Diversity Index for the Region ............................................................................................................ 9 Figure 3. Median Income ..................................................................................................................................... 11 Figure 4. Poverty Status....................................................................................................................................... 12 Figure 4(a). Poverty Status in the Region ............................................................................................................ 13 Figure 5. Low to Moderate Income ..................................................................................................................... 14 Figure 6. Children in Single-Mother Headed Household..................................................................................... 16 Figure 6(a). Children in Single-Mother Headed Households in the Region......................................................... 17 Figure 7. Adults Living Alone................................................................................................................................ 18 Figure 7(a). Adults Living Alone in the Region..................................................................................................... 19 Figure 8. Adults Living with a Spouse .................................................................................................................. 20 Figure 8(a). Adults Living with a Spouse in the Region........................................................................................ 21 Figure 9. Children in Married Couple Households............................................................................................... 22 Figure 9(a). Children in Married Couple Households in the Region .................................................................... 23 Figure 10. Population with Disabilities................................................................................................................ 25 Figure 10(a). Disabilities in the Region ................................................................................................................ 26 Figure 10(b). Disabilities 2010-2014 .................................................................................................................... 27
Page | iii City of South El Monte Appendix D: Affirmatively Furthering Fair Housing Analysis Figure 11. Neighborhood Segregation in South El Monte................................................................................... 29 Figure 11(a). Neighborhood Segregation in the Region ...................................................................................... 30 Figure 12. R/ECAP and Segregation and Poverty................................................................................................. 32 Figure 13. Opportunity Map for South El Monte................................................................................................. 35 Figure 13(a). Overall Opportunity Map for the Region ....................................................................................... 36 Figure 14. Opportunity for Education in South El Monte.................................................................................... 38 Figure 14 (a). Opportunity for Education in the Region ...................................................................................... 39 Figure 15. Opportunity for Economic Development in South El Monte.............................................................. 41 Figure 15(a). Opportunity for Economic Development in the Region................................................................. 42 Figure 16. Jobs Proximity Index of South El Monte ............................................................................................. 43 Figure 16(a). Jobs Proximity Index of the Region ................................................................................................ 44 Figure 17. Automobile Access.............................................................................................................................. 46 Figure 17a. Local Transportation Access ............................................................................................................. 47 Figure 17b. Regional Transportation Access........................................................................................................ 48 Figure 18. Opportunity for a Healthy Environment in South El Monte............................................................... 50 Figure 18(a). Opportunity for a Healthy Environment in the Region .................................................................. 51 Figure 19. CalEnviroScreen 3.0 ............................................................................................................................ 52 Figure 20. Healthy Places Index ........................................................................................................................... 52 Figure 21. Parks Near South El Monte................................................................................................................. 53 Figure 22. Any Four Housing Severe Problems.................................................................................................... 57 Figure 23. Renter Cost Burden in South El Monte............................................................................................... 59 Figure 24. Homeowner Cost Burden in South El Monte...................................................................................... 60 Figure 25. Overcrowding...................................................................................................................................... 62 Figure 26. Severe Overcrowding.......................................................................................................................... 63 Figure 27. Displacement Risk Map....................................................................................................................... 65 Figure 28. Displacement Typologies.................................................................................................................... 66 Figure 29. Hazard Map......................................................................................................................................... 67 Figure 30. Housing Choice Vouchers ................................................................................................................... 69 Figure 31. Total Discrimination Cases (2020) ...................................................................................................... 75 TABLES
Table 1. Race and Ethnicity .................................................................................................................................. 6 Table 2. Overcrowded Units in South El Monte (2018)...................................................................................... 61
EXHIBITS
Exhibit A. Fair Housing Contributing Factors and Program/Actions Matrix……………………………………………………..78
Page | 1 City of South El Monte Appendix D: Affirmatively Furthering Fair Housing Analysis Introduction
Fair housing occurs when individuals of similar income levels have the same range of housing choice available to them in the same housing market regardless of their characteristics as protected under local, State, and Federal laws. It is important to the City that its citizens have fair housing choice, free from discrimination on the basis of race/ethnicity, religion, sex, marital status, ancestry, national origin, color, familial status, or disability, and other characteristics protected by the California Fair Employment and Housing Act, California Government Code Section 65008, and other State and Federal fair housing and planning laws. In 2018, Assembly Bill 686 – Affirmatively Further Fair Housing, amended Sections 65583 and 65582.2 of the California Government Code to require a public agency to administer its programs and activities relating to housing and community development in a manner to affirmatively further fair housing.
From freeway expansion to discriminatory housing loan practices, historically underserved communities across the nation have experienced decades of housing disinvestment and infrastructure underinvestment, leaving many communities with higher rates of air pollution, poverty, unemployment, educational attainment, and health risks. State and Federal laws, such as the Fair Housing Act, have established pathways for local jurisdictions to create more diverse and equitable communities, but reversing decades of discriminatory policies at all levels of the public and private sector is complex, and many challenges to equitable development remain. The Housing Element seeks to affirmatively further fair housing by first identifying segregated living patterns and barriers to fair housing, then designating sites for affordable housing in areas of opportunity and implementing programs that aim to replace segregated living patterns and transform racially and ethnically concentrated areas of poverty. Ensuring that sites for housing, particularly units available for lower-income households, are located in high resource areas, rather than concentrated in areas of high segregation and poverty, requires jurisdictions to plan for housing with regards to the accessibility of various opportunities including jobs, transportation, good education, and health services.
This section serves as an assessment of fair housing practices pursuant to California Government Code Section 65583(c)(9) in the City of South El Monte (City). Housing Elements are required to include the following.
• A summary of fair housing issues in the jurisdiction and an assessment of the jurisdiction’s fair housing enforcement and outreach capacity;
• An analysis of available federal, state, and local data and knowledge to identify integration and segregation patterns and trends, racially or ethnically concentrated areas of poverty, disparities in access to opportunity, and disproportionate housing needs within the jurisdiction, including displacement risk;
• An assessment of the factors that contribute to the fair housing issues identified in the analysis; • An identification of the jurisdiction’s fair housing priorities and goals, giving highest priority to the greatest contributing factors that limit or deny fair housing choice or access to opportunity, or negatively impact fair housing or civil rights compliance; and • Measurable strategies and actions to implement the fair housing priorities and goals in the form of programs to affirmatively further fair housing
Page | 2 City of South El Monte Appendix D: Affirmatively Furthering Fair Housing Analysis Regional Analysis of Impediments
The City is committed to affirmatively furthering fair housing choice and promoting equal housing opportunity, in accordance with the requirements of State and Federal Fair Housing law. To achieve this, the City participated in the regional Analysis of Impediments (AI) to Fair Housing Choice for the Community Development Commission and Housing Authority of the County of Los Angeles (HACoLA) and works to remove these impediments. The AI 1 identifies impediments to fair housing choice, contributing factors, and goals for overcoming the barriers that have been identified as contributing to fair housing issues pertaining specifically to the Urban County and the areas served by HACoLA. These impediments are in relation to the following fair housing issues.
• Segregation and Integration
• Racially or ethnically concentrated areas of poverty (R/ECAPs) • Disparities in Access to Opportunity
• Disproportionate Housing Needs
• Discrimination or violations of civil rights laws or regulations related to housing Relevant portions of the regional AI have been incorporated into the assessment of fair housing portion of this housing element to complement the analysis, identifications of contributing factors, and strategies and actions, where applicable.
Housing Element Outreach
While outreach and community engagement have always been important, in recent years significant strides have been made in technology and level of effort regarding engagement. Past engagement may not always have had multiple forms of media, meaning that public meetings were the primary media, with surveys and stakeholder interviews and other types of engagement taking a back seat. Public meetings are not always the most accessible for multiple reasons. If a meeting is at only one specific time, or if it is only offered in English, it can leave out people unable to go at that time, or people without proficiency in English. Virtual meetings are also not always accessible for similar reasons, but could also be inaccessible if individuals do not have reliable internet.
Engagement related to the Housing Element has attempted to be comprehensive while in the context of the COVID-19 pandemic. An online survey was used to engage residents on local housing needs and concerns. All outreach and outreach material, including the survey, were available in English and Spanish to foster participation across demographics, as 63.4 percent of the population is Spanish Speaking. Virtual public workshops were held to allow for interested residents to learn and provide feedback, while observing stay at home orders. While this outreach was conducted virtually, participants had the option of joining through their computers, tablets, or using a call-in number if they did not have access to internet.
In addition, the outreach was held in the evenings, outside of working hours. An extensive outreach 1 https.//wwwa.lacda.org/docs/default-source/community-development-block-grant/assessment-of-fairhousing/2018-final-analysis-of-impediments/volume-i.pdf?sfvrsn=2f8b81bd_2
Page | 3 City of South El Monte Appendix D: Affirmatively Furthering Fair Housing Analysis process contributes to a set of meaningful goals, policies, and programs that will 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.
Please refer to Appendix F, Community Engagement Results, for a full summary of outreach material and outreach conducted as part of the Housing Element update.
Assessment of Fair Housing
Fair Housing Enforcement and Outreach Capacity
This section provides information of the organizations that provide fair housing services available to both providers and consumers of housing, as well as the nature and extent of fair housing complaints received by the fair housing provider within the service area.
Fair housing services available in the service area include outreach and education, complaint intake, and testing and enforcement activities. These organization include. • U.S. Department of Housing and Urban Development (HUD) • California Department of Fair Employment and Housing (DFEH) • Housing Rights Center (HRC)
• Housing Authority of the County of Los Angeles (HACoLA) • Fair Housing Council of Orange County
The HRC, which primarily operates in Los Angeles County (County), receives multi-year grants from HUD to conduct systemic testing in areas where statistics point to discrimination. Specifically, persistent housing discrimination based on race, national original, familial status, and disability. The organization also provides resolution for housing discrimination, including mediation and litigation services. HACoLA provides online resources on their website such as links to various organizations including HUD, HRC, and advocacy groups, as well as relevant policy documents.
For the region, Los Angeles-Long Beach-Anaheim, the Fair Housing Council of Orange County provides similar services to HACoLA’s and additionally provides low-cost advocacy, mediation, individual counseling, and comprehensive community education.
In the service area, data collected from 2008 through 2016, the most common bias for complaints were for disability, familial status, and race. Of the total 2,610 complaints logged from 2008 to 2016, 57 percent were determined to have no cause and 21.6 percent were deemed successfully settled.
According to HUD’s Office of Fair Housing and Equal Opportunity, from 2013 through 2021, there were zero inquiries in the City, and the City has not been involved in any lawsuits related to fair housing in recent years, and the City has no ongoing litigation in terms of housing rights or civil rights violations.
Specific to the City, the City will make all reasonable modifications to policies and programs to ensure that people with disabilities have an equal opportunity to enjoy all of its programs, services, and activities. The City provides a process by which residents of the City can call the City’s ADA (Americans with Disabilities Act) Coordinator for modification requests, or to file a complaint about any act of discrimination or
Page | 4 City of South El Monte Appendix D: Affirmatively Furthering Fair Housing Analysis program, service, or activity of the City which is not accessible to persons with disabilities. In addition, the following resources intended to address issues or promote compliance with housing discrimination laws and/ or fair housing laws and regulations are available to the City’s residents:
• Stay Housed LA County. The COVID-19 pandemic has cost people their jobs and livelihoods. This has left an estimated one-third of households not being able to make rent and facing losing their homes. In response, Stay Housed LA County is a tenant assistance program that provides free legal services to tenants facing eviction during the COVID-19 public health crisis. • CA COVID-19 Rent Relief - Housing Is Key. will help income-eligible households pay rent and utilities, both for past due and future payments. The federal Consolidated Appropriations Act of 2021 provides funding to support the program and tenant (renter) protection laws signed by the current Governor, Governor Newsom.
• LA County Mortgage Relief Program. The County program includes a relief fund which provides grants of up to $20,000 for qualified property owners, plus expanded foreclosure prevention counseling services.
• Housing Rights Center. Housing Counselors are available to answer questions about tenantlandlord rights and obligations, including topics like security deposits, evictions, repairs, rent increases, harassment, and more. Conversations with Housing Counselors are private and confidential and can help residents find the resources they need.
The City recognizes the effect that discrimination has in limiting housing choice and equal opportunity in renting, selling, and financing housing, and the importance in adhering to and promoting compliance with existing fair housing laws and regulations. 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.
Additionally, as detailed in Program 14 of the Housing Element, steps the City will take to affirmatively further fair housing during the planning period include:
• The City permits SROs in the C-R (Commercial Residential) zoning 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.
• And 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.
Further, the City complies with existing fair housing laws and regulations and will administer all programs and activities related to housing and community development in a manner to Affirmatively Further Fair Housing, including the State’s Density Bonus Law (California Government Code Sections 65915–65918), Housing Element laws, the definition of family, the California Employee Housing Act, and Reasonable
Page | 5 City of South El Monte Appendix D: Affirmatively Furthering Fair Housing Analysis Accommodation Procedures. In addition to the actions included as part of Program 14 of the Housing Element, steps the City will take to affirmatively further fair housing during the planning period include updating the Zoning Code’s definition of “family” in order to overcome impediments to fair housing choice, and updating the City’s Density Bonus ordinance consistent with State law, including the provision of a bonus for student affordable housing, senior housing, and permitting up to an 80% bonus for 100% affordable developments, as detailed in Program 3. Programs 1 and 24 will ensure that the City has adequate capacity to accommodate the RHNA throughout the 2021-2029 6th Cycle planning period (6th Cycle). Further, Programs 20 and 23 demonstrate the City’s commitment to the Housing Crisis Act.
Additionally, the City is committed to continued communication and coordination with community stakeholders as detailed in Programs 16 and 17 that prioritize communication through the availability of resources. Additional details related to the City’s prioritization for addressing impediments to fair housing and strategies for Affirmatively Furthering Fair Housing in compliance with existing fair housing laws and regulation can be found in Section 7, Contributing Factors to Fair Housing Issues and Strategies for Affirmatively Furthering Fair Housing, and in Exhibit A, Fair Housing Contributing Factors and Program/Actions Matrix, which details the associated program/action types to overcome the identified issues and their corresponding metrics and milestones that aim to affirmatively further fair housing in the City.
Segregation and Integration
Patterns of segregation have been commonly linked to poorer life outcomes in income, housing equity, educational attainment, and life expectancy, according to research from the University of California, Berkeley (UC Berkeley)2
. Affirmatively furthering fair housing involves overcoming patterns of segregation that foster inclusive communities.
Race and Ethnicity
The population within the City is predominately Hispanic or Latino3. Approximately 46 percent of the City’s population identified as White, 15 percent identified as Asian, and 36 percent identified as some other race4
. Table 1, Race and Ethnicity, indicates the ethnic and racial characteristics of the City’s population, the changes in the City’s population between 2010 and 2019, and the County’s population. 2 S. Menedian, S. Gambhir. “Racial Segregation in the San Francisco Bay Area,” Othering & Belonging Institute, UC BERKLEY, 2018, https.//belonging.berkeley.edu/study-finds-strong-correlations-between-segregation-and-life-outcomes-sf-bay-area. 3 The 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. 4 “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 D: Affirmatively Furthering Fair Housing Analysis Table 1. Race and Ethnicity
Race/Ethnicity
Racial Characteristics of South El Monte Residents
Racial Characteristics of Los
Angeles County
# Persons (2019) % Persons (2010) % Persons (2019) % Persons (2019) White 9,645 63.5% 46.5% 51.3%
Asian 3,039 13.9% 14.7% 14.6%
Black or African American 75 0.2% 0.4% 8.1%
American Indian and Alaska
Native
151 0.6% 0.7% 0.7%
Native Hawaiian and Other
Pacific Islander
0 0.0% 0.0% 0.3%
Other 7,466 21.2% 36.0% 21.0%
Two or More Races 345 0.6% 1.7% 4.0%
Ethnic Characteristics of South El Monte Residents
Hispanic or Latino (of any race) 17,060 82.3% 82.3% 48.5% As indicated in Figure 1, Racial and Ethnic Distribution in South El Monte, the City’s population predominantly identifies as Hispanic or Latino. The City and County’s populations are similar in racial and ethnic demographics. The City and County’s populations are similar in racial and ethnic demographics.
However, the City is home to a higher proportion of Hispanic and Latino individuals and population that identifies as some other race, while the County hosts a greater percentage of Black or African American and White people.
Overtime, the City’s White population has decreased and the population that identifies as some other race has increased, while the proportion of the population that identifies as Hispanic or Latino has not fluctuated and remained approximately the same from 2010-2019.
Generally, the average racial composition and number of people of different races or ethnicities in neighborhoods differs depending on location. To further examine this, this assessment relies on a calculation of the diversity index which summarizes racial and ethnic diversity. The index shows the likelihood that two people, chosen at random from the same area, belong to different race or ethnic groups. The index ranges from 0 (no diversity) to 100 (complete diversity). Although the ethnic makeup of the City is primarily Hispanic or Latino, Figure 2, Diversity Index in South El Monte, data collected in 2018, indicates moderate, 70 to 85, to higher diversity index, greater than 85. Figure 2(a), Diversity Index for the Region shows greater diversity northwest of the City.
Page | 7 City of South El Monte Appendix D: Affirmatively Furthering Fair Housing Analysis Figure 1. Racial and Ethnic Distribution in South El Monte
Page | 8 City of South El Monte Appendix D: Affirmatively Furthering Fair Housing Analysis Figure 2. Diversity Index for South El Monte
Page | 9 City of South El Monte Appendix D: Affirmatively Furthering Fair Housing Analysis Figure 2(a). Diversity Index for the Region
Page | 10 City of South El Monte Appendix D: Affirmatively Furthering Fair Housing Analysis Household Income
Household income is one of the most important factors for determining a household’s ability to balance housing costs with other basic life necessities. Fair housing issues occur when relationships among household income, household type, race/ethnicity and other factors create misconceptions, biases, and differential treatments. Discriminatory housing practices of the past such as redlining, restrictive zoning, urban renewal, and steering, while illegal today, have led to a disproportionate gap in household wealth based on race and ethnicity. Within the SCAG region, African American households make up the largest proportion of extremely low-income households. Because home ownership paired with appreciation of home values has long been a pathway to wealth accumulation, and homeownership for many years was primarily afforded to White households, gaps in household income persist.
Household income in the City is shown on Figures 3 through 5, below. Figure 3, Median Income, shows that the lowest median income bracket (less than $30,000) in the City runs north to south, bound by Garvey to the north and the City’s southern boundary, and generally between Rosemead Boulevard to the west and North Merced Avenue to the east. East of North Merced Avenue, the median income is less than $87,100 with a small pocket near Monte Vista Elementary School with a median income less than $55,000.
The area with the lowest median income bracket of less than $30,000, particularly north of Rush Street also has over 30 percent of residents whose income is below the poverty level as shown on Figure 4, Poverty Status. The neighboring cities experience a similar level of poverty; however, cities further west of the City have much higher concentrations of poverty (See Figure 4(a), Poverty Status in the Region).
Although there is a clear separation between the median income within the City, in Figure 5, Low to Moderate, shows that the low- to moderate-income population is distributed throughout the City, see Figures 3 and 5.
As of 2019, According to the United States Census (Census) American Community Survey (ACS), approximately 24% of households throughout the County make a total, annual income that is below $35,000. Further, approximately 49% of households make over $75,000 annually. The County median household income was $72,797 in 2019.
Page | 11 City of South El Monte Appendix D: Affirmatively Furthering Fair Housing Analysis Figure 3. Median Income
Page | 12 City of South El Monte Appendix D: Affirmatively Furthering Fair Housing Analysis Figure 4. Poverty Status
Page | 13 City of South El Monte Appendix D: Affirmatively Furthering Fair Housing Analysis Figure 4(a). Poverty Status in the Region
Page | 14 City of South El Monte Appendix D: Affirmatively Furthering Fair Housing Analysis Figure 5. Low to Moderate Income
Page | 15 City of South El Monte Appendix D: Affirmatively Furthering Fair Housing Analysis Familial Status
Families structure is something that impacts the care of children, type of housing needed, and more. Singleparent households require more time to take care of children than married or cohabitating couples do, which can impact the jobs available to parents, income levels, and the amount of support afforded to the children. Family structure is something that has evolved over time in the U.S., with fewer couples marrying, and cohabitation occurring more often. Figure 6, Children in Single-Mother Headed Households, shows that there is a generally low percent of children in single mother led households in the City with a higher percentage bracket of 20 percent to 40 percent residing south of East Rush Street. There are more census tracts with 20 to 40 percent scores to the north, east and west of the City, while the region south of the City is relatively similar to the City (Figure 6(a), Children in Single-Mother Headed Households in the Region). Figure 7, Adults Living Alone, indicates that there are not many adults in the City that live alone.
Furthermore, there are few adults living alone in the broader region surrounding the City (Figure 7(a), Adults Living Alone in the Region). Figure 8, Adults Living with a Spouse, displays 20 to 40 percent of adults living with a spouse are evenly located throughout the City. In a broader context, the City is surrounded by cities with higher rates of adults living with spouses (Figure 8(a), Adults Living with a Spouse in the Region). Figure 9, Children in Married Couple Households, shows that this census tract has a moderate to high percentage of children in married couple families. Per Figure 9, north of East Rush Street between North Chico Avenue and North Potrero Avenue, and the southeastern portion of the City, have a higher rate of children in married couple households. The overall region appears to have a slightly higher rate of children in married couple households (Figure 9(a), Children in Married Couple Households in the Region).
Page | 16 City of South El Monte Appendix D: Affirmatively Furthering Fair Housing Analysis Figure 6. Children in Single-Mother Headed Household
Page | 17 City of South El Monte Appendix D: Affirmatively Furthering Fair Housing Analysis Figure 6(a). Children in Single-Mother Headed Households in the Region
Page | 18 City of South El Monte Appendix D: Affirmatively Furthering Fair Housing Analysis Figure 7. Adults Living Alone
Page | 19 City of South El Monte Appendix D: Affirmatively Furthering Fair Housing Analysis Figure 7(a). Adults Living Alone in the Region
Page | 20 City of South El Monte Appendix D: Affirmatively Furthering Fair Housing Analysis Figure 8. Adults Living with a Spouse
Page | 21 City of South El Monte Appendix D: Affirmatively Furthering Fair Housing Analysis Figure 8(a). Adults Living with a Spouse in the Region
Page | 22 City of South El Monte Appendix D: Affirmatively Furthering Fair Housing Analysis Figure 9. Children in Married Couple Households
Page | 23 City of South El Monte Appendix D: Affirmatively Furthering Fair Housing Analysis Figure 9(a). Children in Married Couple Households in the Region
Page | 24 City of South El Monte Appendix D: Affirmatively Furthering Fair Housing Analysis Persons with Disabilities
Persons with disabilities can often experience discrimination in the housing process, or difficulties navigating certain dwelling units or areas. There is a low percentage of persons with disabilities residing in the City. Persons with disabilities are relatively evenly spread throughout City, with the higher concentration found in the northwest, central, and southern areas, as shown on Figure 10, Disabilities.
Figure 10(a), Disabilities in the Region, shows the rate of people living with disabilities in the greater region. Historically, there appears to have been a greater percentage of the population, both within the City and in the neighboring jurisdictions, living with a disability (See Figure 10(b), Disabilities 2010-2014).
According to Census ACS estimates, approximately 10% of individuals in the County live with one or more disabilities.
Page | 25 City of South El Monte Appendix D: Affirmatively Furthering Fair Housing Analysis Figure 10. Population with Disabilities
Page | 26 City of South El Monte Appendix D: Affirmatively Furthering Fair Housing Analysis Figure 10(a). Disabilities in the Region
Page | 27 City of South El Monte Appendix D: Affirmatively Furthering Fair Housing Analysis Figure 10(b). Disabilities 2010-2014
Page | 28 City of South El Monte Appendix D: Affirmatively Furthering Fair Housing Analysis Neighborhood Segregation
As previously mentioned, residents in highly segregated neighborhoods often experience poorer life outcomes. The typologies in Figure 11, Neighborhood Segregation in South El Monte, identify which groups have more than 10 percent representation within the given tract. Figure 11, below, shows the central area of the City is occupied by Asian-Latinx communities, and the northwestern and eastern areas of the City are occupied by mostly Latinx communities. In the surrounding region (See Figure 11(a), Neighborhood Segregation in the Region) there are more group mix census tracts to the north, east, and south of the City. There are mostly Latinx communities further to the west.
Page | 29 City of South El Monte Appendix D: Affirmatively Furthering Fair Housing Analysis Figure 11. Neighborhood Segregation in South El Monte
Page | 30 City of South El Monte Appendix D: Affirmatively Furthering Fair Housing Analysis Figure 11(a). Neighborhood Segregation in the Region
Page | 31 City of South El Monte Appendix D: Affirmatively Furthering Fair Housing Analysis Racially and Ethnically Concentrated Areas of Poverty
Racially or Ethnically Concentrated Areas of Poverty (R/ECAP) are neighborhoods with concentrations of both poverty and singular races or ethnicities. These are generally census tracts with a majority of nonWhite residents and a poverty rate of 40 percent plus or three times the average tract poverty rate for the county. In addition to highlighting historic discrimination, R/ECAPs also have lower economic opportunity in the present day. Figure 12, R/ECAP and Segregation and Poverty, shows that there are no R/ECAPs in the City; however, there is an area of high segregation and poverty in the northern area of the City. This area falls under the lowest median income bracket (less than $30,000) and has the highest concentration of poverty status (30 to 40 percent of the population) within the City as identified in Figures 3 and 4.
Page | 32 City of South El Monte Appendix D: Affirmatively Furthering Fair Housing Analysis Figure 12. R/ECAP and Segregation and Poverty
Page | 33 City of South El Monte Appendix D: Affirmatively Furthering Fair Housing Analysis Racial Concentrations in Areas of Affluence
While R/ECAPs indicate high concentrations of non-White residents where a disproportionate number of residents live in poverty, areas of affluence indicate census tracts where 80 percent of the population is White, and the median household income is $125,000 or more. Per Figure 1 and 3, no block groups within the census tracts in the City have concentration of at least 80 percent White residents or median incomes higher than $125,000.
Patterns Over Time
Mortgage Loan Access
A key aspect of fair housing choice is equal access to credit for the purchase or improvement of a home.
Lending policies and requirements related to credit history, current credit rating, employment history and the general character of applicants, permit lenders to use a great deal of discretion and in the process deny loans even though the prospective borrower would have been an acceptable risk.
Like many regions throughout the United States, Los Angeles has a history of excluding non-White people from the housing market through practices such as mortgage redlining. Mortgage redlining is a mapping exercise practiced by the federal governments’ Home Owners’ Loan Corporation (HOLC), which was used to guide mortgage lending desirability in residential neighborhoods based on racial and ethnic demographics, making it difficult for people of color to access loans for homeownership.
Demographic Trends
The Needs Assessment, provided in Appendix B, Needs Assessment, provides additional data and analysis of the demographic patterns within the City. The effects of the previously discussed historical patterns over time can be seen reflected in the current demographic makeup of the City.
Disparities in Access to Opportunity
Lower-income housing and racially segregated communities are disproportionately impacted by a combination of locational factors such as proximity to landfills, freeways, industrial areas, and other toxins and pollutants. Recent studies have shown that the distribution of affordable housing has been disproportionately developed in minority neighborhoods with poor environmental conditions and high poverty rates, thereby reinforcing poverty concentration and racial segregation in low-opportunity and low-resource areas.
Affordable housing in high-opportunity/high-resource areas give low-income residents access to resources such as quality schools, employment, transportation, low poverty exposure, and environmentally healthy neighborhoods. Research indicates that amongst various economic and social factors, being in proximity to certain amenities can encourage positive critical life outcomes. 5 There has been an increased focus in
5 Freddie Mac and the National Housing Trust. Spotlight on Underserved Markets. Opportunity Incentives in LIHTC Qualified Allocation Plans.
Freddie Mac and the National Housing Trust, 2020.
https.//www.sahfnet.org/sites/default/files/uploads/resources/opportunity_incentives_in_lihtc_qualified_allocation_plans.pdf
Page | 34 City of South El Monte Appendix D: Affirmatively Furthering Fair Housing Analysis deconcentrating poverty and promoting affordable housing in high opportunity areas. This trend is evident in the states’ allocation of Low-Income Housing Credit (LIHTC) dollars—the primary subsidy that is available for developing and preserving affordable housing. To allocate these credits, the California Housing Finance Agency (CalHFA) develops a competitive scoring system. In recent years, the scoring system has been adjusted to promote investment in affordable housing in areas with access to opportunity in the context of other affordable needs. Several agencies, including the Department of Housing and Urban Development (HUD) and the California Department of Housing and Community Development (HCD) in coordination with the California Tax Credit Allocation Committee (TCAC), have developed methodologies to assess and measure geographic access to opportunity (including education, poverty, transportation, and employment) in areas throughout California. The Opportunity Map created by TCAC and HCD (using data from 2020) is used to identify areas in the region whose characteristics are shown by research to support positive economic, educational, and health outcomes for low-income families—particularly long-term outcomes for children.
High Resource areas are those areas, according to research, that offer low-income children and adults the best chance at economic advancement, high educational attainment, and good physical and mental health.
The primary function of TCAC is to oversee the LIHTC Program, which provides funding to developers of affordable rental housing. The Opportunity Map plays a critical role in shaping the future distribution of affordable housing in areas with the highest opportunity. As shown in Figure 13, Opportunity Map for South El Monte, with the exception of a small portion in the north eastern side of the City which is scored as High Segregation and Poverty, the 2020 TCAC/HCD Opportunity Map identifies the entire City as Low Resource—a composite score which is created from scoring access to opportunity in relation to education, economic development, and the environment.
The City is relatively less resourced than its immediate neighboring jurisdictions such as Temple City, Hacienda Heights, and West Covina which are generally Moderate to Highest Resourced (see Figure 13(a), Overall Opportunity Map for the Region) The geographic distribution of affordable and publicly owned housing within the City should thus, consider distribution in areas where transportation and services are readily available. As such, this section will review access to opportunity in relation to education, economic development, environment, transportation, and access to opportunities for persons with disabilities.
Page | 35 City of South El Monte Appendix D: Affirmatively Furthering Fair Housing Analysis Figure 13. Opportunity Map for South El Monte
Page | 36 City of South El Monte Appendix D: Affirmatively Furthering Fair Housing Analysis Figure 13(a). Overall Opportunity Map for the Region
Page | 37 City of South El Monte Appendix D: Affirmatively Furthering Fair Housing Analysis Access to Education
The TCAC Opportunity Area Access to Education analysis considers math and reading proficiency standards, high school graduation rates, and student poverty rates.6 Figure 14, Opportunity for Education in South El Monte shows that the opportunity for access to education is low throughout the City.
Moreover, the northwestern portion of the City shows fewer positive outcomes. This area is also within the areas with high segregation and poverty shown in Figure 12. Compared to the nearby region, the City experiences less positive educational outcomes than its neighboring cities (see Figure 14(a), Opportunity for Education in the Region). According to the Los Angeles County Office of Education, the City falls under four school districts, three of the districts are considered Elementary School Districts, and one is considered a High School District. South El Monte High School is rated above average 7/10 according to GreatSchools.
The average elementary school rating is 6/10, with two school being rated 5/10, one rated 6/10, and one rated 8/10. Although public schools are located throughout the City, the southern area, linked to a higher median income, has access to more resources such as head start programs and private schools. 6 California Fair Housing Task Force (HCD/TCAC). Methodology for the 2020 TCAC/HCD Opportunity Map. 2020. https.//www.treasurer.ca.gov/ctcac/opportunity/2020-tcac-hcd-methodology.pdf
Page | 38 City of South El Monte Appendix D: Affirmatively Furthering Fair Housing Analysis Figure 14. Opportunity for Education in South El Monte
Page | 39 City of South El Monte Appendix D: Affirmatively Furthering Fair Housing Analysis Figure 14 (a). Opportunity for Education in the Region
Page | 40 City of South El Monte Appendix D: Affirmatively Furthering Fair Housing Analysis Access to Economic Opportunity
Poverty, adult education, employment, and job proximity are analyzed when assessing access to opportunity for economic development. Less positive economic outcomes are in the northern and eastern areas of the City, as can be seen on Figure 15, Opportunity for Economic Development in South El Monte.
The City shares less positive economic outcomes with its local region (See Figure 15(a), Opportunity for Economic Development in the Region). The central and southern areas of the City have slightly higher score of .25-.50. Generally, the areas with a less positive score (< .25) or between a .25 and .50 score correlate with the areas of moderate to high jobs proximity index score as shown in Figure 16, Jobs Proximity Index of South El Monte. The jobs proximity index scores considered jobs that may be accessible to a low-wage or low-to-moderate-skill worker. The northwest, central, and southwest areas of the City have a higher index score of 60 to 80. The most prevalent job in the City is Manufacturing, accounting for
19.3 percent of total jobs within the City (refer to Table 3-8 in the Needs Assessment). Neighboring cities have similar scores with the exception of Montebello and Whittier to the south of the City.
Page | 41 City of South El Monte Appendix D: Affirmatively Furthering Fair Housing Analysis Figure 15. Opportunity for Economic Development in South El Monte
Page | 42 City of South El Monte Appendix D: Affirmatively Furthering Fair Housing Analysis Figure 15(a). Opportunity for Economic Development in the Region
Page | 43 City of South El Monte Appendix D: Affirmatively Furthering Fair Housing Analysis Figure 16. Jobs Proximity Index of South El Monte
Page | 44 City of South El Monte Appendix D: Affirmatively Furthering Fair Housing Analysis Figure 16(a). Jobs Proximity Index of the Region
Page | 45 City of South El Monte Appendix D: Affirmatively Furthering Fair Housing Analysis Access to Transportation
Access to transportation opportunities is important, especially for people with lower levels of income who may not be able to afford a car. The City does not have access to rail transit and although it is well-served by several bus stops, there are limited bus stops considered “major transit stops”. All households in the City are within biking distance to bus stops, and 77 percent of households are within walking distance to bus stops. In suburban neighborhoods, or more rural areas or areas with no major transit lines, access to a car is important for long distance commutes. The rates of automobile ownership can be seen on Figure 17, Automobile Access. Automobile access is at least 80 percent of the population in any given tract within the City and neighboring jurisdictions.
As previously mentioned, although there is not direct access to rail transit within the City’s boundaries, City residents are within close proximity to both local and major transit lines that connect the City to the region. Figure 17a, Local Transportation Access, indicates major streets in the City are well-serviced by bus stops. As shown on Figure 17a, the northern area of the City is a High-Quality Transit Area, which means an area is within one-half-mile of either a well-serviced transit stops or a transit corridor with 15 minutes or less service frequency during peak commute hours. It should be noted that all sites identified as appropriate to accommodate lower-income housing in the sites inventory are all within the High-Quality Transit Area along Garvey Avenue (refer to Section 5, Existing Capacity, in Appendix E for site details), and the buffer sites identified as part of the rezone program are adjacent to the High-Quality Transit Area (refer to Section 6, Rezone Strategies to Ensure Capacity for site details).
In the region, cities east of the Downtown Los Angeles area generally do not have direct access to local rail transit. However, similar to the City, eastern cities are also serviced by local and some major transit lines to connect residents to areas in the greater Los Angeles County area with rail transit and other major service lines that provide regional connectivity. As shown in Figure 17b, Regional Transportation Access, most cities west of the City that are closer to the Downtown area are entirely identified as High-Quality Transit Areas, while cities further east of Downtown only have certain portions within city boundaries that have higher access to transportation and are considered High-Quality Transit Areas. These areas are usually located around major transit corridors. This is similar to the City, as only the northern portion of the City as shown on Figure 17a is considered a High-Quality Transit Area. However, as previously mentioned, lower-income sites identified in the sites inventory were thoughtfully identified within the High-Quality Transit Area of the City. Specifically, Los Angeles Metro’s frequent, well-serviced 70 Bus Line has nine bus stops along a half-mile segment of Garvey Avenue, and provides service 24 hours a day, seven days a week with 15 minutes or less service frequency during daytime hours. From any of these bus stops along Garvey Avenue, the 70 bus provides residents a direct route to the El Monte Metro Station in approximately 10 minutes, or east to Downtown Los Angeles. Therefore, providing residents the benefit of having access to regional transportation and enhancing overall mobility for residents to areas with additional access to employment opportunities and regional resources.
As of February 2022, Los Angeles Metro is evaluating an approximately nine-mile extension of the Metro L Line (Gold) further east from its current terminus at Pomona Boulevard and Atlantic Boulevard in East Los Angeles. This extension would provide another nearby opportunity for increased regional connectivity.
Page | 46 City of South El Monte Appendix D: Affirmatively Furthering Fair Housing Analysis Figure 17. Automobile Access
Page | 47 City of South El Monte Appendix D: Affirmatively Furthering Fair Housing Analysis Figure 17a. Local Transportation Access
Page | 48 City of South El Monte Appendix D: Affirmatively Furthering Fair Housing Analysis Figure 17b. Regional Transportation Access
Page | 49 City of South El Monte Appendix D: Affirmatively Furthering Fair Housing Analysis Access to a Healthy Environment
Access to a clean and healthy environment plays an important role in the quality of life for residents. Levels of air pollution, water quality, access to open spaces, vegetation, and more contribute to environmental factors that go into different indexes which attempt to show levels of environmental quality. Figure 18, Opportunity for Environment in South El Monte shows the opportunity for access to environmentally healthy neighborhoods. As shown on Figure 18, most of the City is considered to have a less positive environmental outcome with a score of less than .25. A small portion in the northern area of the City has a slightly higher score between .25 and .50, but overall, the City has very poor access to environmental resources. Figure 18(a), Opportunity for Environment in the Region, shows that the local region experiences relatively low opportunity for environment scores with scattered higher ratings. Figure 19, CalEnviroScreen 3.0, indicates the City ranks in between the 80 to 100 percentile range, meaning they are highly exposed to environmental pollutants. The eastern area of the City has the highest percentile range of 90 to 100 percent. Some specific factors that are especially poor in this area include ozone levels, drinking water contamination, groundwater threats, and low birth weights. Figure 20, Healthy Places Index, shows the healthy places index (HPI) scores for the City. This index uses data that impacts personal health and compiles it to show where the healthiest and least healthy places are to live. In the City, the scores are very low with the entire City falling within the two lowest healthy environment scores. The lowest scores, between 0 and20, are located in the northern and western areas of the city. To further analyze the environment, Figure 21, Parks, shows parks in the City. The presence and quality of parks and open spaces are one factor that are considered when determining if an environment is healthy. As seen on Figure 21, there are only three parksin the City—one located in the center, and two located in the southern area. The southwestern area of the City abuts a park; however, this area is made up of mainly industrial and manufacturing uses and is not easily accessible to residential uses. It should be noted that this park is further buffered from the City by a major highway and boulevard. A portion of this large park is also used as a golf course.
The City is currently (2021) updating the General Plan’s current Public Safety Element. The updated element will include an environmental justice component and will be renamed to the Public Health, Safety, and Environmental Justice Element. As such, the City recognizes that the City’s critical public health and chronic hazards are access to parks, safe and sanitary housing, and air pollution. Improving the environmental health of neighborhoods requires multiple levels of efforts, including land use planning, transportation considerations, urban forest management, healthy food options, park investments and more, which the City aims to do through implementation of the Public Health, Safety, and Environmental Justice Element’s programs.
Page | 50 City of South El Monte Appendix D: Affirmatively Furthering Fair Housing Analysis Figure 18. Opportunity for a Healthy Environment in South El Monte
Page | 51 City of South El Monte Appendix D: Affirmatively Furthering Fair Housing Analysis Figure 18(a). Opportunity for a Healthy Environment in the Region
Page | 52 City of South El Monte Appendix D: Affirmatively Furthering Fair Housing Analysis Figure 19. CalEnviroScreen 3.0
Figure 20. Healthy Places Index
Page | 53 City of South El Monte Appendix D: Affirmatively Furthering Fair Housing Analysis Figure 21. Parks Near South El Monte
Access to Opportunity for Person with Disabilities
Trends related to persons with disabilities, including local and state analysis of prevalence of disabilities by type and age group are included in the Needs Assessment included in Appendix B. The Needs Assessment also covers services that are offered for persons with disabilities. Some common zoning barriers for persons with disabilities include.
• Reasonable Accommodation Procedure
o Common issues with reasonable accommodation procedures include excessive findings of approval, burden on applicants to prove the need for exception, application costs, and discretionary approvals.
• Family Definition
o Family definitions in zoning or other land use related documents can directly impact housing choices for persons with disabilities, particularly regarding group home situations which are commonly utilized by persons with disabilities. Regulating the number of people or requiring occupants to be related can be common elements in family definitions that create barriers.
Page | 54 City of South El Monte Appendix D: Affirmatively Furthering Fair Housing Analysis • Excluding Group Homes
o Excluding group homes or subjecting these homes to a conditional use permit in single family zones acts as a barrier to housing choice for persons with disabilities. • Spacing Requirements
o Excessive spacing requirements between group homes or community or residential care facilities can directly impact the supply of housing choices for persons with disabilities. • Unit Types and Sizes
o The lack of multifamily housing or zoned capacity for multifamily and a variety of sizes from efficiency to four or more bedrooms can constrain the ability of persons with disabilities to live in a more integrated community setting. • Lack of By Right Zoning for Supportive Housing
o By right zoning for supportive housing can result in more objective processes that are less likely to discriminate or have the effect of discriminating against persons with disabilities.7 Some of the goals and policies within the Housing Element encourage equal access to housing and services to meet the needs of persons with disabilities, including. • Policy 1.2, which focuses on the removal of local regulatory constraints, especially for housing that serves lower-income households and those with special needs, to facilitate the development of housing.
• Policy 4.1, which supports the City’s continued commitment to affirmatively furthering fair housing and advancement in equity by continuing 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.
In addition, Program 14 of the Housing Element is designed to promote equal housing opportunities in the City, and Program 15, encourages equal access to housing and services to meet the needs of persons with disabilities, and strives to 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 policy and programs will be modified in future planning periods to address the development of housing for vulnerable and special needs populations as needed.
The City does not have supportive housing stock within the City limits; however, permanent supportive housing is available in adjacent cities. El Monte Veterans Village (Mercy Housing) which offers 44 beds and Community Housing Options and Independent Supportive Sites (Alliance for Housing and Healing) which offers 34 beds are located in the City of El Monte. Whittier Area First Day Coalition which offers 45 beds for single adults and 3 units of permanent supportive housing for families and The Whole Child which offers permanent supportive housing for families in the City of Whittier. 7 HCD. (2021, April). Affirmatively Furthering Fair Housing Guidance for All Public Entities and for Housing Elements. https.//www.hcd.ca.gov/community-development/affh/docs/affh_document_final_4-27-2021.pdf
Page | 55 City of South El Monte Appendix D: Affirmatively Furthering Fair Housing Analysis In addition to the Homeless Count data and demographics provided in in Appendix B, it is useful to examine city-level data from the regional Coordinated Entry System (CES)8 . This provides an enhanced view of those
experiencing homelessness and their challenges as well as needs using responses to the Vulnerability Index Service Prioritization Decision Assistance Tool (VI-SPDAT) assessment and other indicators of a person’s overall health and wellbeing.
One useful aspect is that the VI-SPDAT assessment produces an acuity score, which can help identify an appropriate housing intervention for someone experiencing homelessness. In Los Angeles County it is suggested that people experiencing homelessness who fall into the low acuity scoring range of the assessment (0-3) should be able to find housing on their own, or self-resolve, those in the mid-acuity scoring range (4-11) are best served by rapid rehousing programs, and high-acuity individuals (12+) generally need supportive housing.
Other useful indicators in the data set include information about a person’s housing history, legal background, physical and mental health, history of substance use, and general demographic information such as age and race. All of these elements are self-reported by the individuals being assessed. According to the City’s Plan to Prevent and Combat Homelessness, of the 18 individuals in the City who were assessed. • 67% were in the mid-acuity range and would best be served by rapid rehousing programs, • 28% were in the high-acuity range and would generally need supportive housing, • And 6% were in the low-acuity range and would likely be able to find housing on their own.
Other important vulnerability indicators are length of time a person has spent homeless, any existing chronic health conditions, diagnosed mental health issues, and people who have spent one or more nights in a holding cell, jail, or prison within six months of their VI-SPDAT assessment. In South El Monte. • 18% reported being homeless less than a year, 45% said 1-2 years, and 36% said 2 years or more, • 55% reported chronic health issues related to the liver, kidneys, stomach, lungs, or heart, • 18% reported a mental health issue,
• And 20% reported that they spent one or more nights in a holding cell, jail, or prison within six months of their assessment (20%).
In an effort to prevent and combat homelessness, the City and its partners are currently participating in the following activities.
• The Department of Public Safety responds to complaints and conducts homelessness outreach and enforcement as needed.
• The Code Enforcement Division responds to homelessness-related complaints regarding private property.
• The City Library and the Senior Center provide information and referrals to individuals and families experiencing homelessness, as needed.
• The Department of Public Works conducts cleanups twice per month for city-owned land and twice per week at transit stops.
8 The Coordinated Entry System (CES) is a regional database that streamlines housing placement and service provision and prioritizes those who are most vulnerable. The City’s Plan to Prevent and Combat Homelessness incorporates data from the adult singles database.
Page | 56 City of South El Monte Appendix D: Affirmatively Furthering Fair Housing Analysis • Links through Volunteers of America and Union Station to the Los Angeles County coordinated entry system (CES), which prioritizes housing for the most vulnerable among those experiencing homelessness and tracks progress toward hosing and needed services. • Emergency assistance (e.g., food, transportation assistance, showers, and hygiene kits) through the San Gabriel Valley Coalition for the homeless.
• Outreach and engagement through the Sheriff’s Department, including the Temple City station, the COPS (Community Oriented Policing Services) team, and the Parks Bureau. • Service links for families experiencing or at risk of homelessness through the Valle Lindo, Mountain View, and El Monte school districts.
Program 6 from the 5th Cycle Housing Element (See Appendix A, 5th Cycle Review) was awarded funding to support people experiencing homelessness through shelter development and funding of support services, this program is considered successful. Program 7 of the 6th Cycle Housing Element implements strategies to provide support for those experiencing homelessness, including continued efforts with the cities of El Monte and Baldwin Park and the County of Los Angeles, who have been working cooperatively to address issues related to individuals experiencing homelessness and individuals at risk of experiencing homelessness under a grant they were awarded under the 2018 Cities Homelessness Plan Implementation Program through Measure H funds.
Disproportionate Housing Needs and Displacement Risk
Homeownership is one of the largest assets for most households in the U.S. and, for many households, provides an opportunity to build wealth. Over generations, many households have used wealth gained through homeownership to send their children to college or invest in other opportunities, creating access to more wealth. One of the most prevalent consequences of residential segregation is the intergenerational inaccessibility of homeownership. According to the Census, a total of 2,456 occupied units (47.6 percent) in the City were owner-occupied in 2018, and 2,705 occupied units (52.5 percent) were renter-occupied. The homeownership rate within the City is relatively consistent with the County’s homeownership rate of 45.8 percent.
Substandard Housing
As previously shown in Figure 1, the City’s community is a primarily non-White population. Generally, minority households are also more likely to experience higher rent burdens, poor housing conditions, and an increased risk of displacement and/or homelessness. White, non-Hispanic households across the region and in each jurisdiction, are the least likely to experience housing problems while Black and Hispanic households experience housing problems at the highest rates (e.g., cost burden, overcrowding). Figures 22, Any Four Housing Severe Problems, shows the percentage of households experiencing any one of four housing problems (lack of complete kitchen facilities, lack of complete plumbing facilities, more than one person per room, and monthly housing costs exceeding 30 percent of monthly income) at the City level.
Approximately 20 to 40 percent of households in the City are experiencing at least one of the four housing problems identified above. Approximately 732 housing units are currently in need of rehabilitation or replacement (See Appendix B).
Page | 57 City of South El Monte Appendix D: Affirmatively Furthering Fair Housing Analysis Figure 22. Any Four Housing Severe Problems
Page | 58 City of South El Monte Appendix D: Affirmatively Furthering Fair Housing Analysis Housing Affordability
According to the federal government, housing is considered "affordable" if the people living there pay no more than 30 percent of their income for rent or mortgage. If a household pays more than 30% of their income on rent or mortgage, the house is considered “cost burdened”. If a household pays more than 50% of their annual income on housing, they are considered severely cost burdened. The renter cost burden in the City can be seen on Figure 23, Renter Cost Burden in South El Monte. Approximately 40 to 60 percent of the population within the given census tracts are cost burdened. The highest level of overpayment in the City is also located in the area with the highest level of poverty status, with 60 to 80 percent cost burdened renters of the census tract’s population.
Homeowners in the City, shown on Figure 24, Homeowner Cost Burden in South El Monte, have varying percentages of cost burden. The central and northwestern areas of the City experience 20 to 40 percent cost burden, 40 to 60 percent of the homeowners are cost burdened in the north and southeastern areas; and the highest level of homeowner cost burden is located eastern area of the City, with 60 to 80 percent.
See Appendix B for an additional discussion on cost burden in the City.
Page | 59 City of South El Monte Appendix D: Affirmatively Furthering Fair Housing Analysis Figure 23. Renter Cost Burden in South El Monte
Page | 60 City of South El Monte Appendix D: Affirmatively Furthering Fair Housing Analysis Figure 24. Homeowner Cost Burden in South El Monte
Page | 61 City of South El Monte Appendix D: Affirmatively Furthering Fair Housing Analysis Overcrowding
Residential crowding is used to reflect demographic and socioeconomic conditions. Immigrant communities, low-income families, and renter-occupied households are more likely to experience overcrowding.
9 Overcrowding is defined as the percent of households with more than 1.0 person per room (PPR) and severe overcrowding as the percent of households with more than 1.5 PPR. In the City, the northern and eastern areas show the highest level of overcrowding with more than 20 percent of overcrowded households, see Figure 25, Overcrowding, which are also primarily renter occupied. Severe overcrowding varies throughout the City, with 20 to 35 percent of severely overcrowded households located in the northern area of the City, north of Rush Street in between North Potrero Avenue and North Santa Anita Avenue as seen in Figure 26, Severe Overcrowding.
Table 2, Overcrowded Units in South El Monte (2018) details the number and severity of overcrowded units throughout the City for owner-occupied versus rental units. More discussion on overcrowding can be found in Appendix B.
Table 2. 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. This table refers to the percentage of units in this category compared to the total occupied housing units in the City. 9 https.//data.chhs.ca.gov/dataset/housing-crowding
Page | 62 City of South El Monte Appendix D: Affirmatively Furthering Fair Housing Analysis Figure 25. Overcrowding
Page | 63 City of South El Monte Appendix D: Affirmatively Furthering Fair Housing Analysis Figure 26. Severe Overcrowding
Page | 64 City of South El Monte Appendix D: Affirmatively Furthering Fair Housing Analysis Displacement
Displacement is a phenomenon that occurs for various reasons, including investment, disinvestment, or even disasters. Gentrification, or the influx of capital and higher-income residents into working-class neighborhoods, is often associated with displacement, which occurs when housing costs or neighborhood conditions force people out and drive rents so high that lower-income people are excluded from moving in.
According to the Urban Displacement Project10, a research collaboration between UC Berkeley and University of California, Los Angeles (UCLA), the City of South El Monte consists of ‘LowIncome/Susceptible to Displacement’ tracts in the northwest and central areas, one tract ‘At Risk of Gentrification’ tract along Rosemead Boulevard in the northern portion of the City, ‘Early/Ongoing Gentrification’ tracts near Santa Anita Avenue and Rush Street, two ‘Stable Moderate/Mixed-Income’ in the southwest portion of the City, and one ‘At Risk of Becoming Exclusive’ tract near the Pomona Freeway and south of Santa Anita Avenue, see Figure 27, Displacement Risk Map. 10 Los Angeles, Gentrification and Displacement. Urban Displacement Project (UCLA/UC Berkeley), Accessed June 29, 2021, https.//www.urbandisplacement.org/los-angeles/los-angeles-gentrification-and-displacement.
Page | 65 City of South El Monte Appendix D: Affirmatively Furthering Fair Housing Analysis Figure 27. Displacement Risk Map
Page | 66 City of South El Monte Appendix D: Affirmatively Furthering Fair Housing Analysis The residentially zoned areas within the City (R-1 and R-3) lie primarily within the ‘Stable Moderate/MixedIncome’ tracts with some portions within the ‘At Risk of Becoming Exclusive’ and ‘Low-Income/Susceptible to Displacement.’ The largest portion of the City, of ‘Low-Income/Susceptible to Displacement’ tracts include manufacturing zones and pockets of the multi-family residential zones (R-3). The criteria for each of the designations is provided in Figure 28, Displacement Typologies.
Figure 28. Displacement Typologies
The southeast corner of the City is experiencing gentrification as classified by a rapid increase in the housing market between 2000 and 2017, and have continued to increase, setting new record high median home prices as of May 2021. Ongoing gentrification makes neighborhoods suspectable to displacement, which may further influence segregation within the City.
Page | 67 City of South El Monte Appendix D: Affirmatively Furthering Fair Housing Analysis While disinvestment and investment in communities are more often associated with displacing vulnerable population in a community, hazards such as wildfires, earthquakes and floods can be significant causes of displacement. Disaster-driven displacement exposes lower-income residents to vulnerability as wealthy people seek to relocate to safer locations. Figure 29, Hazard Map shows the City does not have any major environmental hazards as it is in an area of minimal flood hazard and there are no fault lines running through the City.
Figure 29. Hazard Map
Page | 68 City of South El Monte Appendix D: Affirmatively Furthering Fair Housing Analysis Other Relevant Components
Demographic Trends
In addition to the demographic trends discussed in this Fair Housing Assessment, further demographic trends regarding race, rates of homelessness, age, and population growth can be found in the Needs Assessment in Appendix B. Trends regarding construction, rent prices, and sale prices can be found in Appendix C, Constraints and Zoning Analysis.
Public Assistance
Public housing and housing choice vouchers are two ways that municipalities or Housing Authorities assist low-income community members with obtaining affordable rents. In the City there are no public housing buildings. There is no data or records of renters who utilize housing choice vouchers in the central part of the City; however, in Figure 30, Housing Choice, shows there are two census tracts with housing choice voucher data. In the northern census tract, 0 to 5 percent of renter occupied housing units utilize housing choice vouchers, and in the census tract to the south, 5 to 15 percent of renter-occupied housing units utilize housing choice vouchers. 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. Program 6 in the Housing Element continues the provision of 20 housing choice vouchers.
Page | 69 City of South El Monte Appendix D: Affirmatively Furthering Fair Housing Analysis Figure 30. Housing Choice Vouchers
Page | 70 City of South El Monte Appendix D: Affirmatively Furthering Fair Housing Analysis Sites Inventory Analysis Consistency
State law, Government Code Section 65583.2(a), requires that the sites inventory be analyzed with respect to AFFH to ensure that affordable housing is dispersed equitably throughout the City rather than concentrated in areas of high segregation and poverty or low resource areas that have historically been underserved. The City seeks to AFFH through designation of sites for affordable housing in areas of opportunity, replace segregated living patterns, and transform R/ECAP. Through the various goals, policies, and programs present within the Housing Element, adequate sites should accommodate the RHNA in a manner that affirmatively furthers fair housing.
Segregation and Integration
Racial Segregation
While past discriminatory policies and redlining practices have segregated the racial composition of the County, at a local level, there are no patterns of racial segregation within the City. The City’s predominant population identifies as non-white and Hispanic ethnicity. As such, the Housing Element Sites Inventory places all very low-, low-, moderate-, and above moderate-income units in majority Hispanic neighborhoods.
Income Segregation
The City does not have enough vacant land to accommodate the RHNA, therefore, the sites inventory analysis considered underutilized sites for the majority of identified lower-, moderate-, and above moderate-income sites. Sites were selected based on zoning which allowed for residential development, identified by their improvement-to-land-value ratio, age of buildings, existing use, proximity to resources and existing infrastructure, and other data indicating possible constraints to development feasibility. For the full methodology please see Appendix E, Sites Analysis and Inventory. Sites planned for only low residential are located in areas within the less than $30,000 and less than $50,000 income brackets. These sites are located along Garvey Avenue and make up a total of 112 low-income realistic units and also accommodate 48 moderate realistic units. While these sites are concentrated in one area of the City, they are adjacent to existing housing, schools, within walking distance to park. The addition of residences in this area creates a natural transition between commercial, residential, and industrial warehouse uses.
Sites planned for a mix of low- and moderate-income units, a total of 64 units, are located in a block group within the less than $87,000 income bracket. These sites are specifically located along Tyler Avenue, north of Weaver Avenue, in a rezone Area and are considered RHNA’s buffer units. Refer to Appendix E, Section 6 “Rezone Strategies to Ensure Capacity,” for more information regarding the rezone area.
Lastly, sites identified for only moderate-income units are almost evenly distributed between lower and high-income bracket block groups in the City. Approximately 12 net new units are in an income bracket within the less than $55,000 income category and 18 net new units are located in a less than $87,000 income category.
Page | 71 City of South El Monte Appendix D: Affirmatively Furthering Fair Housing Analysis Disability
In the City there is a small population of people with a disability. The sites identified for all income groups are distributed in the City within both the less than 10 percent and 10 to 20 percent population with a disability census tract.
Familial Status
There is a mix of familial structures within the City such as a moderate to high percentage of adults living with a spouse and married couple household with children. The sites identified for all income groups are distributed in the City in areas with mixed familial status.
R/ECAPs
The Housing Element sites inventory shows a capacity for 115 lower-income units on vacant and underutilized sites. Of these lower-income unit sites none are within a R/ECAP as none exist within the City. Although 38 of those lower-income units are located within an area of High Segregation and Poverty tract, moderate- and above-moderate units are also located in this area. The spread of these sites will improve conditions by offering affordable housing in more locations across the city and promoting mixedincome neighborhoods.
Disparities in Access to Opportunity
As detailed in Section 4.5 of this analysis, all of the census tracts in the City are considered low resource or to be in an area of high segregation and poverty per TCAC’s scoring. Therefore, any site identified within City boundaries would be considered to exacerbate conditions of concentrated housing in low resource areas based on TCAC’s scoring. However, lower-income sites are located in high-quality transit areas and are well-served by local and major transit lines; therefore, City residents benefit from having access to regional transportation which enhances mobility for residents to areas with higher access to opportunity.
In addition, although all of the sites are considered to be low resource, the potential redevelopment of these areas near existing housing, schools, transit, and parks, in conjunction with the City’s strategies to increase access to opportunities for residents, incentivize high-quality redevelopment projects for all income levels in the City, and improve the safety and environmental health of neighborhoods through implementation of the Housing Element and Public Health, Safety, and Environmental Justice Element’s programs, are creating an opportunity to improve overall conditions in the City.
Disproportionate Housing Needs, including Displacement Risk The majority sites are located in areas with a mix of low and high percent of severely overcrowded and overcrowded households. The sites located on Garvey Avenue also include areas with 20 to 60 percent of overpayment by homeowners at the census tract level. These sites are also located in 60 to greater than 80 percent of renter households who are overpaying. The sites along Tyler Avenue, are located in a tract in which more than 80 percent of homeowners are overpaying and 60 to 80 percent of renter are overpaying. Most of the City’s renter households are experiencing overpayment while homeowner households experiencing overpayment are distributed throughout the City. The spread of low-income sites throughout the City will improve overpayment and overcrowding conditions as well other disproportionate housing needs including displacement risk.
Page | 72 City of South El Monte Appendix D: Affirmatively Furthering Fair Housing Analysis Summary of Fair Housing Issues
Contributing factors to fair housing issues have been past zoning and land use patterns, the high cost of housing and discriminatory lending practices. These fair housing issues have led to potential impediments to fair housing choices. The following is a list of key conclusions and potential impediments that may exist in the City based on the fair housing issues identified in this Assessment of Fair Housing. • Demographics. The racial composition of the City is predominately non-White, and the ethnic composition of the City is 82.3 percent Hispanic. There are no R/ECAPs within the City, however, the high Hispanic population underscores the regional racial/ethnic segregation. 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. • Housing Affordability. In 2018, Of the renter-occupied households about 61 percent (1,667 households) spent 30 percent or more of their income on rent. There are a large number of residents who are considered to be cost burdened and severely cost burdened. • Low Resource. The City is considered to be in an area with low resources and poor access to opportunity. The City scores the lowest in their access to education and environmental resources. • Displacement. Portions of the City are experiencing ongoing gentrification or are susceptible to displacement.
• Fair Housing Services. While the City contracts their fair housing services in accordance with the requirements under HUD, the City will better connect residents to fair housing resources by making resources more accessible to its residents.
Due to the built-out nature of South El Monte and the areas standing as a low resource area, attracting development can be challenging in the current housing market. The State of California and County of Los Angeles primarily provide funding and other support services to promote affordable living through assistance to lower-income households and financial incentives for affordable housing developers. The City is committed to increasing opportunities for development to combat fair housing issues through many of the Housing Element’s programs discussed in Section 7 of this assessment. Further analysis of fair housing issues will be laid out within the Identification and Prioritization of Contributing Factors section.
Contributing Factors to Fair Housing Issues and Strategies for Affirmatively Furthering Fair Housing
This section will further analyze the contributing factors to outreach, segregation, racially or ethnically concentrated areas of poverty, disparities in access to opportunity, and disproportionate housing needs and the strategies employed by the Housing Element for Affirmatively Furthering Fair Housing based on the identified and prioritized contributing factors. The associated program/action types to overcome the identified issues and their corresponding metrics and milestones that aim to affirmatively further fair housing in the City are further detailed in Exhibit A, Fair Housing Contributing Factors and Program/Actions Matrix.
.
Page | 73 City of South El Monte Appendix D: Affirmatively Furthering Fair Housing Analysis Identification and Prioritization of Contributing Factors Those factors that have most greatly contributed to the aforementioned fair housing issues are detailed below. The City’s priorities for addressing impediments to fair housing are identified as follows:
1. Affordable housing development in response to the lack of affordable housing – further detailed in Section 7.1.1
2. Increased access to housing support services in response to the lack of regional resources – further detailed in Section 7.1.2
3. Increased opportunities for development in response to the lack of available vacant land – further detailed in Section 7.1.3
Further, while community opposition to affordable housing and housing discrimination are not significant contributors to fair housing issues in South El Monte, the City has committed to programs to continue to ensure that these do not become significant contributors and identified in Section 7.1.4 and 7.1.5.
Lack of Affordable Housing and Lack of Public or Private Investment in Areas of Opportunity
Affordable housing developers rely on tax credits to make their developments financially feasible. To be competitively rewarded credits, the developers must identify areas of opportunity as it relates to access to resources. Because the City is entirely identified as a low resource community, tax credit funding scores for the area remain low, when compared to high resource areas. Further, due to the City’s built-out nature, affordable housing developers must seek out development opportunities that can exist through the redevelopment of sites.
To make redevelopment feasible for affordable housing developments and development in general the City will provide an incentive for the consolidation of lots as identified in Program 8 of the Housing Element and will rezone sites as identified in Program 1 to increase development opportunities for extremely low, lower, and moderate income housing. Additional programs of the Housing Element that will assist with the facilitation of development for affordable housing and housing for those with special include Programs 3, 4, 16, 17, 21, 22, 23, 26, and 28 of the Housing Element will make it easier for affordable housing developers to navigate the complex regulatory environment, will remove constraints to development, and will increase opportunities for housing to meet the needs of those with special needs. Some of these programs are also designed to increase opportunities within City boundaries. Additionally, Program 2 commits the City to continue reviewing the Commercial-Residential (C-R) Zone and encourage transition of underutilized commercial and industrial properties that are a result of previous “over-zoning” which resulted in extensive amounts of strip development. This program can be further facilitated by Program 8 which incentivizes lot consolidation, further incentivizing redevelopment that will result in a more desirable mix of uses to serve the needs of the surrounding residents. Program 7 demonstrates the City's commitment to implementation of their Plan to Prevent and Combat Homelessness increasing opportunities to connect the unsheltered to housing and support services. Programs related to continued participation in Countywide assistance such as programs, 6, 9, 10 and 11, will assist the facilitation of affordable housing development and continue to support the City’s most vulnerable populations. The City is increasing opportunities for upward mobility or “access to opportunity” by facilitating the production of affordable housing, connecting residents to financial resources, and support homeownership opportunities to increase the financial security of its current and future residents.
Page | 74 City of South El Monte Appendix D: Affirmatively Furthering Fair Housing Analysis Lack of Regional Resources
The City continues to participate in State and County affordable housing programs. However, there are not enough resources to mitigate all of the issues in the City as shown by the persisting need for affordable housing support. The City is committed to maintaining enrollment and participation in the State and County programs through programs in the Housing Element, including 6, 9, 10, and 11.
Land Use and Zoning Laws
The City is largely single-family residential which is a low-density housing typology. Due to its built-out nature, there are no identified large, vacant areas of opportunity for increased density, which would make it easier for developers to provide affordable units. To remedy this situation, increase areas zoned for highdensity residential and mixed-uses, and facilitate a more streamlined context for affordable housing developers, the City will implement Programs 1, 2, 8, and 20 of the Housing Element.
Community Opposition to Affordable Housing
The City has not experienced formidable opposition to the development of affordable housing in its neighborhoods. Community activists may resist placement of affordable housing in environmentally unsafe or polluted areas of the City; however, it is understood that the community is in need of more affordable housing types and solutions. During the 5th Cycle Housing Element Update, Program 6 was adopted and funded through a county tax initiative which was approved by a citizen vote, showing community support for affordable housing issues such as homelessness. Programs 1, 16, and 17 of the 6th Cycle Housing Element will ensure the best interest of the community when developing more affordable housing and provide more transparency and collaboration throughout the development process.
Housing Discrimination
Discriminatory housing policy and practices of landlords can be a major threat to individuals or families seeking permanent housing; especially those with special needs or accommodations. Figure 31, Total Discrimination Cases (2020) shows that the City experienced a low to moderate total of housing discrimination complaints consistently throughout the City. The City continues to contract fair-housing services through HRC, and Program 14 of the Housing Element will support fair housing practices and Program 3 commits the City to removing constraints to development to better facilitate the development of housing for all, including those with special needs and extremely low-income households.
Page | 75 City of South El Monte Appendix D: Affirmatively Furthering Fair Housing Analysis Figure 31. Total Discrimination Cases (2020)
Page | 76 City of South El Monte Appendix D: Affirmatively Furthering Fair Housing Analysis Fair Housing Enforcement and Outreach Capacity
The City recognizes the importance of educating their residents and developers to reduce housing discrimination in the City. While county and regional fair housing resources are available, the City only currently provides fair housing information and referrals at the public counter in City Hall. Resources and outreach will be made available on the City’s website, in addition to the public counter and newsletter, in order to address the lack of local private and public fair housing outreach and enforcement.
Segregation and Integration
As has been shown in previous sections, 81 percent South El Monte’s population identifies as non-White.
While there is a lack of diversity within the City to reflect local neighborhood segregation between racial groups, at a regional scale, the City’s Hispanic and Asian population is segregated from other races and ethnicities. At a local scale, the City faces segregation between income groups and there are clear areas of high poverty, overcrowding, and substandard housing conditions. Neighborhood segregation and integration can be attributed to uniform types of housing within certain areas. Without varying types of housing including, but not limited to, consistent amounts of affordable housing spread throughout the community, segregation is likely. Segregation can also be caused by historic lending discrimination or private discrimination in the homebuying or rental process.
Strict development standards for ADUs and home additions have created obstacles for homeowners. In recent years, Cities have begun to promote ADUs which can help to improve the variety of housing types in the City and within individual neighborhoods, potentially increasing integration. Another contributing factor to segregation in the City is the lack of zoning for multi-family units. In the City, 62 percent of the residential land uses permitted in the General Plan are designated for low density residential. The Housing Element will implement programs to provide funding to low-income household looking to purchase a home, continue their participation in the Housing Voucher Program, and remove constraints to development, including ADU’s, by updating their Zoning Code and General Plan.
Racially or Ethnically Concentrated Areas of Poverty
As has been discussed, there are no R/ECAPs and no areas of concentrated affluence within the City. There is an area identified by TCAC as an area of high segregation and poverty. At the block group level of detail, this area is located north of East Rush Street to Garvey Avenue, and in between North Chico Avenue to the west and North Potrero Avenue to the east. According to ACS, 2015-2019 data, the median income is $29,500. A contributing factor to this area of concentrated poverty are the surrounding industrial/warehouse land uses. Proximity to industrial uses is typically associated with high exposure to pollutants and other environmental hazards. Low-income populations will often live in these areas as they are more affordable. The distribution of affordable housing in certain areas can work to address the concentration of poverty. Homeownership is also a major way to acquire wealth, so by improving rates of homeownership, concentrations of poverty would likely decline over time to a degree. The City participates in the Los Angeles County Community Development’s program which provides financial assistance for affordable rental housing development. The City will advertise the availability of this additional funding source to support the development of rental housing. The Housing Element’s Sites Inventory also considered the location of potential housing near high resource areas.
Page | 77 City of South El Monte Appendix D: Affirmatively Furthering Fair Housing Analysis Disparities in Access to Opportunity
As was seen above, access to opportunity for many different topics related to quality of life were low.
Many of these topics, like access to education, a healthy environment, and opportunity for economic development compounded in the high segregation and high poverty area of the community in the northeastern area. This shows lack of public and private investment in these areas when compared at a regional level in which many of the areas with higher median income have more access to the areas of opportunity previously discussed.
Programs identified in the Housing Element will increase opportunities for a variety of housing types to meet the comprehensive housing needs of the City. Local resources for food, employment, transportation, health, childcare and housing assistance, aim to bridge a gap between access to housing and services.
Programs in the Housing Element will help create a high quality of life for working families.
Disparities in Access to Opportunity for Persons with Disabilities Due to certain zoning code restrictions, supportive housing for persons with disabilities has not always been readily available. Restrictions have been present that limit where supportive or residential care housing can be built. Additionally, existing multifamily housing is present that does not meet the needs of recent fair housing acts. Lending discrimination or private discrimination may also occur toward persons with disabilities.
Improving access to opportunity for persons with disabilities can be addressed through the City’s programs within the Housing Element and zoning code updates that facilitate the development of group care facilities and supportive housing to be developed in more locations. The City’s Housing Element will include a program to revise the zoning code to allow for special needs housing by-right in residential zones and continue to encourage equal access to housing and services to meet the needs of persons with disabilities.
Disproportionate Housing Needs and Displacement Risk
As was detailed in previous sections, the City’s residents are at a high risk of displacement. Renter and homeowner cost burden are both prevalent across the City increasing their susceptibility to displacement.
Overcrowding and substandard housing is especially an issue in the City. Programs within the Housing Element aim to address these multiple housing needs and risks. Programs will focus on promoting and creating affordable housing, which will help to reduce the rates of overcrowded housing. In addition, programs will offer owner-occupied rehabilitation assistance to lower- and moderate-income households, as well as Code Enforcement assistance in promoting property maintenance for the elimination of blighted conditions and compliance with the City’s Zoning code requirements.
Code enforcement programs should assist property owners in addressing building and zoning violations, but in addition, the Housing Element’s program includes a comprehensive survey of housing conditions to better inform future housing condition improvement strategies such as place-based strategies. Investing in neighborhoods while preventing displacement will not only maintain and preserve existing affordable housing but also help to reduce the number of households living in substandard housing conditions.
Page | 78 City of South El Monte Appendix D: Affirmatively Furthering Fair Housing Analysis Exhibit A: Fair Housing Contributing Factors and Program/Actions Matrix Fair Housing Identified Issues Contributing Factor(s) Program/Action Type Metrics/Milestones Fair Housing Outreach Capacity Housing Discrimination - The City experienced a low to moderate
total of housing discrimination
complaints in previous cycles consistently
throughout the City. However,
discriminatory housing can be a major
threat to individuals or families seeking
permanent housing; especially those with
special needs or accommodations and
the City recognizes the importance of
educating residents and developers to
reduce housing discrimination in the City.
Lack of Dissemination of Local Resources
for Fair Housing Outreach –
While County and other regional fair
housing resources are available, the City
mainly provides fair housing information
and referrals at the public counter in City
Hall.
The City recognizes the importance of educating their residents and developers to reduce housing discrimination in the City. Resources and outreach will be made available on the City’s website, in addition to the public counter and newsletter, in order to address a lack of fair housing outreach and enforcement. The following provide a brief summary of programs/action types and relevant metrics/milestones that aim to address Fair Housing Outreach Capacity.
Refer to the Housing Element Programs for full program details, actions and metrics/milestones.
Action Type: Protecting Existing Residents from Displacement; Other Program 14: Continue to contract fair-housing services through HRC and participate in the Regional Analysis of Impediments to Fair Housing Choice.
Develop a process that prompts the consideration of fair housing in the decision process. This will involve a requirement to have a statement of fair housing consideration on all staff reports for Planning Commission or some similar method.
Program 14 - Fair/Equal Housing Program
• Consideration of fair housing in 100% of staff reports to bring discourse surrounding fair housing and equity to the forefront of all housing and community development decisions.
• Refer 100% of residents to 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/or 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. • Ongoing engagement in the Regional Analysis of Impediments to Fair Housing and support the update to the Analysis of Impediments every 3 to 5 years.
Action Type: New Housing Choices and Affordability in Areas of Opportunity Program 15: Encourage equal access to housing and services to meet the needs of persons with disabilities and those with special needs. 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 appropriate fair housing related resources.
Program 15 - Resources for Persons with Physical and Developmental Disabilities • Process 100% of reasonable accommodation requests received to increase Fair Housing services and accessible housing opportunities.
• Increase opportunities for in-unit accessibility by connecting developers and residents to accessibility resources.
• Increase number of accessible housing units for those with a disability through promotion of accessibility resources on design features that are accessible and safe to all people regardless of age, size, ability, or disability.
Action Type: Protecting Existing Residents from Displacement; Other Program 16: Increase developer coordination and outreach to ensure the development community is aware of fair housing requirements to prevent displacement and discrimination by enforcement of relevant regulations.
Program 16 - Developer Coordination and Information Program • The City will work with the development community to enforce replacement requirements for 100% of applicable projects to ensure tenant’s rights are protected and accommodate the housing needs of lower-income households.
Action Type: Protecting Existing Residents from Displacement; New Housing Choices and Affordability in Areas of Opportunity
Program 17: 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.
Program 17 - Housing Education Campaign
• Foster citywide discussions on housing supply, affordability, and Fair Housing practices to raise developer and community awareness on housing needs and available resources by developing a webpage with information related to Fair Housing resources within 2 years of Housing Element adoption.
Page | 79 City of South El Monte Appendix D: Affirmatively Furthering Fair Housing Analysis Fair Housing Identified Issues Contributing Factor(s) Program/Action Type Metrics/Milestones Disparities in Access to
Opportunities; RECAPs, and
Integration/Segregation
Lack of Public or Private Investment in
Areas of Opportunity; Lack of Regional
Resources
Land Use and Zoning Laws – historical
land use and zoning patterns.
The following provide a brief summary of programs/action types and relevant metrics/milestones that aim to address Disparities in Access to Opportunities; RECAPs, and Integration/Segregation.
Refer to the Housing Element Programs for full program details, actions and metrics/milestones.
Action Type: New Housing Choices and Affordability in Areas of Opportunity; Mobility Strategies [Housing/Employment]
Program 2: 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 lowincome households. The City will also identify additional areas of the City to apply the Mixed-Use/C-R designation and zone and will pursue rezoning, where appropriate.
Program 2 – Implementation of Mixed Use (CR) Zone
• 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.
Action Type: Mobility Strategies [Housing/Employment]
Program 6: The City will continue to support housing opportunities for extremely low-income and low-income households through the Housing Choice Voucher Program, a federally funded rental program that assists very low-income families, elderly, and disabled households.
Program 6 – Housing Choice Voucher Program
• Support the provision of 20 vouchers annually and connect eligible residents to Housing Choice Vouchers opportunities to increase their chance for housing mobility.
Action Type: Mobility Strategies [Housing/Employment]; New Housing Choices and Affordability
Program 9: Through the program administered by the Los Angeles County Community Development Commission (CDC), financial assistance is provided 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.
Program 9 – Countywide Affordable Rental Housing Development Program • Advertise availability of this additional source of funds to the development community 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.
• Increase coordination and collaboration with the CDC 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 to increase overall new housing choices and affordability in the City.
Action Type: Mobility Strategies [Housing/Employment]; New Housing Choices and Affordability in Areas of Opportunity
Program 10: The Countywide Affordable Homeownership 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 providing housing mobility strategies and opportunities for affordable housing choices near resources.
Program 10 – Countywide Affordable Homeownership Program • Inform community members of affordable homeownership opportunities through the County programs, raising community awareness of creative ownership models and opportunities by 20%.
Action Type: New Housing Choices and Affordability
Program 11: The City will leverage home ownership assistance for lower-income households through the Mortgage Credit Certificate (MCC) County Program to promote new housing choices and affordability.
Program 11 – First-Time Homebuyer Programs
• Offer to host annual lender training sessions.
• Develop information outreach material and promote information on the City’s website to increase first-time homebuyer opportunities.
Page | 80 City of South El Monte Appendix D: Affirmatively Furthering Fair Housing Analysis Fair Housing Identified Issues Contributing Factor(s) Program/Action Type Metrics/Milestones Action Type: Place-based Strategies; New Housing Choices and Affordability Program 14: The City recognizes the effect that discriminatory practices have in limiting housing choice and equal opportunity in renting, selling, and financing housing. Therefore, the City will develop a process that prompts the consideration of fair housing in the decision process, including a targeted focus in areas of lower opportunity and concentrated poverty. The City will also promote housing supply, choices and affordability in areas of higher opportunities by permitting SROs in additional areas of the City.
Program 14 - Fair/Equal Housing Program
• Create 3X more opportunities for the development of SROs by amending the Zoning Code to permit SROs in the C (Commercial) zone. This will triple the amount of land in acres that will permit SROs in the City, increasing the opportunities for the development of new housing choices and affordability. • Implement a procedure that prompts fair housing administration for 100% of housing and community development decisions. This includes the equitable allocation of resources through incorporation of a process that requires public consideration of fair housing in City decisions, catalyzing leadership and decision makers to incorporate fair housing in a transparent manner when they are making community-wide decisions.
Disparities in Access to
Opportunities for Persons with
Disabilities or Those with
Special Needs
Lack of affordable, accessible housing in
range of unit sizes
Regulatory barriers to providing housing
and supportive services for persons with
disabilities
The following provide a brief summary of programs/action types and relevant metrics/milestones that aim to address Disparities in Access to Opportunities for Persons with Disabilities.
Refer to the Housing Element Programs for full program details, actions and metrics/milestones.
Action Type: Mobility Strategies [Housing/Employment]; New Housing Choices and Affordability in Areas of Opportunity
Program 3: The City will proactively encourage and facilitate the development of affordable housing for lower-income households, particularly those with special housing needs and households with disabilities, including developmental disabilities. The City will do so by undertaking focused updates of the zoning ordinance to remove governmental and non-governmental constraints on the development of housing.
Program 3 – Zoning Ordinance Amendments to Remove Constraints • Zoning Code revisions to clarify the permitting and siting of group care facilities for 7 or more persons consistent with fair housing requirements. • Zoning Code revisions to clarify the permitting and siting of group care facilities. • Amend the Zoning Code regarding Senior Housing development. • Amend the Zoning Code to update the definition of “family” to ensure the definition does not impose any limitations on the number of people that may constitute a family in compliance with state fair housing laws.
Action Type: Mobility Strategies [Housing/Employment]
Program 6: The City will continue to support housing opportunities for extremely low-income and low-income households through the Housing Choice Voucher Program, a federally funded rental program that assists very low-income families, elderly, and households with disabilities.
Program 6 – Housing Choice Voucher Program
• Support the provision of 20 vouchers annually and connect eligible residents to Housing Choice Vouchers opportunities to increase their opportunities for access to accessible housing.
Action Type: Protecting Existing Residents; New Housing Choices and Opportunities for Access to Services
Program 7: The City recognizes that people with disabilities are often overrepresented in the unhoused population and 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.
Program 7 – Support for Those Experiencing Homelessness • Quarterly meetings with partner agencies.
• Implement Plan to Prevent and Combat Homelessness
• Increase outreach through engagement activities to better understand the barriers and needs to address homelessness.
Action Type: Mobility Strategies [Housing/Employment]; Protecting Existing Residents from Displacement
Program 14: The City recognizes the effect that discriminatory practices have in limiting housing choice and equal opportunity in renting, selling, and financing housing for those with disabilities. Therefore, the City will develop a process that prompts the consideration of fair housing in the decision process, including a targeted focus in areas of lower opportunity and concentrated poverty. The City will also promote housing supply, choices and affordability in areas of higher opportunities by permitting SROs in additional areas of the City.
Program 14 –
• 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/or 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.
Page | 81 City of South El Monte Appendix D: Affirmatively Furthering Fair Housing Analysis Fair Housing Identified Issues Contributing Factor(s) Program/Action Type Metrics/Milestones Action Type: Place-based Strategies to Encourage Community Conservation and Revitalization; New Housing Choices and Affordability in Areas of Opportunity Program 15: The City will continue to encourage equal access to housing and services to meet the needs of persons with physical and/or developmental disabilities and provide information related to the process for the modification of development standards in cases of demonstrable hardships. 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 accessible design features can be integrated into existing affordable housing or in the development of new affordable housing that can accommodate those with special needs or disabilities.
Program 15 – Resources for People with Physical and Developmental Disabilities • Process 100% of reasonable accommodation requests received in accordance with the administrative process to increase Fair Housing services and accessible housing opportunities.
• Develop and promote affirmative marketing material to connect developers and residents to accessibility resources and promote the webpage through media channels.
Action Type: New Housing Choices and Affordability in Areas of Opportunity Program 21: The City will provide incentives for affordable housing development in the form of regulatory, financial, or technical assistance, conduct outreach, and complete zoning code amendments to proactively encourage and facilitate the development of affordable housing for lower-income households, particularly those with special housing needs and those with disabilities.
Program 21 – Assist in Development of Housing
• Provide financial or regulatory incentives to developers, such as reductions in site development standards, to remove barriers to the development of housing. • Provide for the reduction, waiver, or deferral of impact fees for affordable housing to remove barriers to development and promote housing supply, choices and affordability.
• Bi-annually conduct outreach to affordable housing developers through methods such as public-private partnerships that assist applicants with state and federal grant applications.
• Zoning Code amendments to remove regulatory or land use barriers to providing housing and supportive services for persons with disabilities.
Disproportionate Housing
Needs and Displacement Risk
Lack of Affordable Units in a Range of
Sizes – overcrowding, and substandard
housing conditions.
Land Use and Zoning Laws – lack of
vacant land.
The following provide a brief summary of programs/action types and relevant metrics/milestones that aim to address Disproportionate Housing Needs and Displacement Risk.
Refer to the Housing Element Programs for full program details, actions and metrics/milestones.
Action Type: New Housing Choices and Affordability in Areas of Opportunity; Mobility Strategies [Housing/Employment
Program 1: To increase opportunities for the development of multifamily housing affordable to lower-income, the City will go above and beyond the RHNA obligation and rezone additional buffer sites from Manufacturing (M) to Commercial Residential (C-R) that are located near existing schools, between existing residential neighborhoods, and are adjacent to a High-Quality Transit Area which further provides access to regional resources and opportunities.
Program 1 – Adequate Sites
• Rezone 3 acres of sites to create the opportunity for 64 lower- and moderateincome units near existing educational, community and transit resources.
Action Type: New Housing Choices and Affordability in Areas of Opportunity Program 5: Incentivize and promote the creation of ADUs that can be offered at an affordable rent for very low, low, or moderate-income households to increase opportunities for new affordable units in a range of sizes in areas of opportunity.
Program 5 – Accessory Dwelling Unit Program
• Increase ADU production by an average of 10% in the planning period compared to the yearly average in the previous planning period.
• Incentivize the production of 43 ADUs affordable to lower-income households during the planning period.
Page | 82 City of South El Monte Appendix D: Affirmatively Furthering Fair Housing Analysis Fair Housing Identified Issues Contributing Factor(s) Program/Action Type Metrics/Milestones Action Type: Protecting Existing Residents from Displacement Program 7: The City will proactively implement the actions and programs of their Plan to Prevent and Combat Homelessness to address the affordable housing and support services needs of its residents’ experiencing homelessness.
Program 7 – Support for Those Experiencing Homelessness • 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.
• Ongoing quarterly communications with partner agencies and organizations Action Type: Mobility Strategies [Housing/Employment]; New Housing Choices and Affordability in Areas of Opportunity
Program 8: The City will incentivize lot consolidation for developments with units affordable to lower-income households to facilitate the development of affordable housing for lower-income households.
Program 8 – Lot Consolidation Program
• Develop and provide an incentive through an expedited development permit review process, or concessions and incentives beyond density bonus law to facilitate two lot consolidations per year.
• Technical assistance and digital inventory of sites identified as appropriate to accommodate housing to provide developers with guidance on the availability of sites and development opportunities.
Action Type: Protecting Existing Residents from Displacement; New Housing Choices and Affordability in Areas of Opportunity
Program 16: Increase developer coordination and outreach to ensure the development community is aware of fair housing requirements to prevent displacement and discrimination by enforcement of relevant regulations and provide technical assistance to facilitate opportunities for the development of new housing choices and affordability.
Program 16 – Developer Coordination and Information Program • 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. • 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.
Action Type: Place-based Strategies to Encourage Community Conservation and Revitalization; Protecting Existing Residents from Displacement Program 18: The City offers rehabilitation assistance to lower- and moderateincome households. Specifically, the City provides eligible and qualified borrowers with 30-year, deferred-payment loans through an Owner-Occupied Rehabilitation (OOR) program.
Program 18 – Homeowner Assistance Program
• Serve a total of 20-40 units for home repairs through the OOR Rehabilitation Program with the goal of improving the quality of life for low-income residents, including people with disabilities and older adults.
Action Type: Protecting Existing Residents from Displacement Program 20: The City will enforce replacement requirements to prevent displacement and discrimination of lower-income households.
Program 20- Replacement Housing Program
• Enforce replacement requirements in accordance with Government Code Section 66300 for 100% of all applicable projects.
Page | i City of South El Monte Appendix E: Sites Analysis and Inventory Appendix E: Sites Analysis and Inventory
Table of Contents
1 Introduction .......................................................................................................................................... 1 2 Regional Housing Needs Allocation ...................................................................................................... 2 3 Vacant and Underutilized Sites Methodology and Assumptions ......................................................... 3
3.1 Process Overview.......................................................................................................................... 3
3.2 Density and Affordability Assumptions......................................................................................... 4
3.3 Sites Identified in Previous Housing Elements.............................................................................. 7 4 Planned, Approved, and Prospective Projects...................................................................................... 7
4.1 Horizons Townhomes ................................................................................................................... 8
4.2 2727 Rosemead Boulevard ........................................................................................................... 8
4.3 2610–2634 Chico Avenue and 2607–2637 Humbert Avenue....................................................... 9
4.4 3035 North Adelia Avenue............................................................................................................ 9
4.5 2540 Rosemead Boulevard ........................................................................................................... 9
4.6 Summary of Residential Projects in Pipeline ..............................................................................10 5 Existing Capacity ................................................................................................................................. 11
5.1 Accessory Dwelling Unit Projection ............................................................................................11
5.2 Vacant Site ..................................................................................................................................12
5.3 Underutilized Sites......................................................................................................................13 6 Rezone Strategies to Ensure Capacity................................................................................................. 36 7 Summary of Capacity to Accommodate the RHNA.............................................................................41 Figures
Figure 1. Overview of Underutilized Sites in the Commercial-Residential (C-R) Zone ...............................20 Figure 2. Rezone Area Keymap ...................................................................................................................36 Figure 3. Overview of Underutilized Sites in Rezone Area .........................................................................39 Figure 4. Overview of Existing Capacity Identified in Sites Inventory.........................................................43
Page | ii City of South El Monte Appendix E: Sites Analysis and Inventory Tables
Table 1. City of South El Monte RHNA 2021–2029....................................................................................... 3 Table 2. Density Assumptions by Zone ......................................................................................................... 5 Table 3. Summary of Pipeline Residential Development.............................................................................. 7 Table 4. Pipeline Residential Development Credited Towards 6th Cycle RHNA..........................................10 Table 5. Accessory Dwelling Unit and Junior Accessory Dwelling Unit Development Trends...................11 Table 6. Estimated Affordability of Projected ADUs 2021–2029................................................................12 Table 7. Vacant Site.....................................................................................................................................13 Table 8. Summary of Vacant Site Capacity ................................................................................................. 13 Table 9. Summary of Underutilized Site Capacity.......................................................................................15 Table 10. Underutilized Sites in the Commercial-Residential (C-R) Zone...................................................16 Table 11. Underutilized Sites in R-3 Zone ...................................................................................................31 Table 12. Potential Underutilized Sites in Rezone Area..............................................................................37 Table 13. Summary of Underutilized Sites in Rezone Area.........................................................................40 Table 14. Summary of Residential Capacity Compared to 6th Cycle RHNA by Income, City of South El Monte, June 30, 2021 through October 31, 2029 ......................................................................................42 Table 15. Sites Inventory Table (Existing Capacity).....................................................................................44
Page | 1 City of South El Monte Appendix E: Sites Analysis and Inventory 1 Introduction
As provided under California State law (Government Code Sections 65583 [a][3]), the Housing Element must include an inventory of land suitable for residential development, including vacant sites that can be developed for housing within the planning period, and non-vacant sites having realistic and demonstrated potential for redevelopment during the planning period to meet the local housing need at all income levels. As further detailed in the Regional Housing Needs Allocation (RHNA) discussion below, every local jurisdiction is assigned a number of housing units representing its share of the State’s housing needs for an eight-year period. The City of South El Monte’s (City) housing need for the 6th Cycle (planning period [2021–2029]) consists of 577 total units, including housing at all income levels.
This appendix (sites analysis and inventory) of the Housing Element contains the analysis and an inventory of sites within the City limits that are suitable for residential development during the planning period. It should be noted that State law requires a land inventory that relies largely on vacant sites, and if a City is relying on non-vacant sites, findings based on substantial evidence must be provided to demonstrate that the existing use does not constitute an impediment to additional residential development. However, the City is built out, meaning that vacant sites are nearly nonexistent (further discussed in Section 3.1, Process Overview). The one vacant site that is suitable for residential development has been included in Section 5.2, Vacant Site. As such, with a complete shortage of vacant land in the City, the City must largely rely on non-vacant sites, and an alternative to rely on vacant land simply does not exist. Furthermore, the lack of supply in vacant land currently available in the City is not something that the City can directly control. The City can only incentivize and promote redevelopment within the City, which is the intent of several programs in the Housing Element, including Programs 1, 2, 3, and 8, that aim to go above and beyond the California Department of Housing and Community Development’s (HCD) suggested buffer of sites by increasing and providing additional opportunities for residential redevelopment in the City. While State law (Government Code Section 65583.2) presumes existing uses to be an impediment to additional residential development, market interest in redevelopment was evident during the 5th Cycle planning period as residential redevelopment of underutilized sites did occur, despite the lack of vacant land. In addition, all five residential projects in the pipeline, including a total of 395 units (further described in Section 4, Planned, Approved, and Prospective Projects), provides evidence that the market’s interest in redevelopment projects on nonvacant sites in the City will continue into the 6th Cycle.
To further facilitate the redevelopment of non-vacant sites for housing and create feasible opportunities for the development of affordable housing in the City, the City undertook a series of General Plan Amendments and corresponding zone changes during the 5th Cycle planning period. All of these land use designation changes involved a rezoning of properties from their previous industrial and commercial uses to commercial-residential (C-R) uses. Furthermore, with the booming housing market in California, the median home price of the Los Angeles metropolitan region rose to $731,000 as of July 2021, giving developers a large financial incentive to pursue redevelopment opportunities on non-vacant sites in the City.
As presented in this analysis, the City has an adequate supply of land to accommodate the City’s housing allocation of 195 lower-income units (including very-low and low-income) and 312 above-moderate income units. However, to guarantee the City can accommodate the allocation of 70 moderate-income units, and to guarantee the City has sufficient capacity throughout the planning period and provide a generous buffer for additional lower- and moderate-income sites that exceeds the City’s allocation, the
Page | 2 City of South El Monte Appendix E: Sites Analysis and Inventory City has identified policies and programs in the Housing Element to rezone portions of the Manufacturing zone. The rezoned parcels will allow for mixed-use projects, including exclusively residential uses, to further facilitate the development of housing affordable to lower-income (including extremely low-income) households and moderate-income households.
This sites analysis describes the City’s housing target for the 6th Cycle planning period (6th Cycle), known as the RHNA. It then provides an overview of the residential projects in the pipeline with approved or pending residential units that are anticipated in the planning period, including anticipated affordability for the units in each project. It also includes an analysis of vacant and underutilized sites where housing is currently an allowed use, including the methodology by which realistic development capacity was determined, followed by an analysis of underutilized sites to be included in the policies and programs the City has identified in the Housing Element and the approach used for the identification of sites selected for rezoning.
2 Regional Housing Needs Allocation
Pursuant to State law, each jurisdiction in the State has a responsibility to accommodate a share of the projected housing needs in its region. The process and methodology of allocating regional housing needs to individual cities and counties is conducted through an assessment of the region’s housing need and the unit count allocated to cities and counties results in the RHNA. The RHNA is mandated by State housing law as part of the periodic process of updating local Housing Elements of General Plans, and the total number of units for each region is provided by HCD. The RHNA quantifies the need for housing within each jurisdiction during specified planning periods.
As part of the assessment and allocation process, each Councils of Governments must develop a methodology that determines each jurisdiction’s RHNA allocation as a share of the regional determination of existing and projected housing need provided by HCD. Each jurisdiction’s RHNA is broken down by income category, ensuring that all economic groups are accommodated. The methodology generally distributes more housing, particularly lower-income housing, near jobs, transit, and resources linked to long-term improvements of life outcomes, and must further state objectives, including affirmatively furthering fair housing.
The City’s share of regional housing need was determined by a methodology prepared by the Southern California Association of Governments (SCAG) as part of its Final Regional Housing Needs Assessment Allocation Plan adopted in March 2021 and updated June 2021. In accordance with the Final RHNA Allocation Plan, the City must plan to accommodate 577 total housing units for the RHNA projection period beginning June 30, 2021, and ending October 15, 2029. This is equal to a yearly average of approximately 71 housing units. The 577 total units are split into four RHNA income categories (very low, low, moderate, and above moderate). Table 1, City of South El Monte RHNA 2021–2029, provides the City’s RHNA by income category. Of the 577 total units, the City must plan to accommodate 131 units for very-low-income households, 64 units for low-income households, 70 units for moderateincome households, and 312 units for above moderate-income households.
Page | 3 City of South El Monte Appendix E: Sites Analysis and Inventory Table 1. City of South El Monte RHNA 2021–2029
Income Category Units Percent of Total
Very Low-Income 131 22.7%
Low-Income 64 11.1%
Moderate-Income 70 12.1%
Above Moderate-Income 312 54.0%
Total 577 100%
As shown in Table 1, the City must accommodate 577 total housing units between 2021 and 2029. To ensure that adequate capacity is maintained in the City throughout the 6th Cycle, additional capacity above and beyond the RHNA assigned to the City has been identified. In accordance with State requirements, the City will monitor the housing capacity identified in the Adequate Sites Inventory throughout the planning period to maintain sufficient capacity for the remaining RHNA at all income levels.
3 Vacant and Underutilized Sites Methodology and
Assumptions
State law requires each jurisdiction to include a land inventory to identify specific sites that are suitable for residential development and demonstrate that sufficient land is zoned to provide housing capacity that is adequate to meet the RHNA for each income level. This section of the sites analysis describes the methodology used to calculate the housing capacity on all vacant and non-vacant developable land within the City limits that is zoned to allow for housing and available to develop within the Housing Element planning period.
3.1 Process Overview
As part of the sites analysis, the City and consulting team had to identify specific sites that are suitable for residential development to determine whether there are sufficient sites to accommodate the City’s regional housing need in total and by income category. This analysis helped the City determine the programs that the City will adopt to make sites available with appropriate zoning, development standards, and infrastructure capacity to accommodate the new construction needed during the 6th Cycle (see complete Infrastructure Capacity discussion in Appendix C, Constraints and Zoning Analysis).
The sites analysis was completed using Geographic Information Systems (GIS) mapping software using multiple data sets to identify potentially available housing sites, largely depending on SCAG’s annual land use parcel-level dataset (ALU v.2019.2) available from SCAG’s open GIS data portal last update in June 2021. SCAG’s land use dataset provides extensive parcel-level data, including existing land uses mainly based on 2019 tax assessor records.
1 The City is nearly completely built-out, meaning that vacant sites are nearly nonexistent, which was verified using the tax assessor land use codes. As such, local governments with limited vacant land resources may rely on non-vacant and underutilized residential 1 Source of 2019 existing land use: SCAG_REF – SCAG’s regional geospatial datasets; ASSESSOR – Assessor’s 2019 tax roll records; CPADCalifornia Protected Areas Database (version 2020a; accessed September 2020); CSCD – California School Campus Database (version 2018; accessed September 2020); FMMP – Farmland Mapping and Monitoring Program’s Important Farmland GIS data (accessed September 2020); MIRTA – U.S. Department of Defense’s Military Installations, Ranges, and Training Areas GIS data (accessed September 2020).
Page | 4 City of South El Monte Appendix E: Sites Analysis and Inventory sites to accommodate their RHNA. Although, HCD’s Housing Element Site Inventory Guidebook (Government Code Section 65583.2) states that a “nonvacant site’s existing use is presumed to impede additional residential development,” the City’s opportunities for residential development must mainly depend on underutilized sites due to the lack of vacant lands. Development of underutilized sites can be seen through recent development trends and current projects in the pipeline for redevelopment of underutilized sites being developed at a higher density or with greater intensity. Therefore, this sites analysis largely depends on those underutilized sites within City limits that were zoned to allow for residential development identified by their improvement-to-land-value ratio, age of buildings, existing use, proximity to resources and existing infrastructure, and other data indicating possible constraints to development feasibility. The vast majority of sites identified as underutilized are underutilized surface parking lots or automotive repair shops with large surface car lots. See Section 5.3, Underutilized Sites, for an additional description of existing uses and methodology details related to site selection of underutilized sites. None of the underutilized sites are known to have been occupied in the past 5 years with housing occupied by lower-income residents. In addition, online mapping tools, including Google Earth and Google maps, as well as City knowledge of the current projects in the pipeline and development interest in certain areas of the City, were used to verify vacant and underutilized status and existing uses.
All parcels included in the sites inventory were reviewed for any known environmental constraints, and the sites included in the inventory have all been designated for residential development and are not constrained by known site-specific constraints that would limit development. Parcels that were identified as having absolute constraints,
2 such as major drainage issues, were removed from the
inventory, including a large open space parcel on the southern border of the City that has a flow easement and should not have overnight uses.
Land suitable for residential development must be appropriate and available for residential use in the planning period. As such, the sites were also reviewed according to their development standards and regulations, as well as recently approved or built residential projects in the same zones where housing is an allowed use. Sites that require rezoning were also included in the sites analysis, based on the housing program included in the Housing Element requiring rezoning of the areas identified, discussed in detail below.
3.2 Density and Affordability Assumptions
Government Code Section 65583.2(c) requires, as part of the analysis of available sites, a local government to demonstrate that the projected residential development capacity of the sites identified in the Housing Element can realistically be achieved. This realistic capacity may use established minimum densities to calculate the housing unit capacity. As a conservative estimate of capacity calculations, the sites analysis estimated realistic capacity as shown in Table 2, Density Assumptions by Zone, based on a minimum density of 20 dwelling units per acre, regardless of adjacent zones, from the City’s C-R zone for sites identified to accommodate the City’s lower-income RHNA. This does not limit the ability of a project to be built at the higher densities allowed under either the zoning or the General Plan, and several development projects recently constructed or under construction, as included in the pipeline of residential projects, have been developed at densities at, or near, the maximum permitted density in the corresponding zone. Furthermore, with limited vacant land available in the City, it is 2 Per Connect SoCal’s Sustainable Communities Strategy Technical Report’s (adopted 3, 2020) areas identified to avoid placement of future growth, including absolute constraints such as preserved land where growth has been reduced and redirected, as well as variable constraints where growth could be avoided if possible.
Page | 5 City of South El Monte Appendix E: Sites Analysis and Inventory expected that property owners will strive for densities closer to the maximums. Sites identified to accommodate the City’s moderate-income RHNA have been calculated assuming a conservative 80 percent of the maximum permitted density for parcels identified in the Multiple Residential (R-3) zone or using the minimum density for parcels identified in the C-R zone. Sites identified to accommodate the City’s above moderate-income RHNA have been calculated based on their presumed or approved densities, as detailed in the overview of residential development in the pipeline (see Section 4, Planned, Approved, and Prospective Projects).
Table 2. Density Assumptions by Zone
Land Use Category Maximum Density
(units per acre)
Realistic Density
(units per acre)
Single-Family Residential Zone (R-1) Up to 8 units per acre — Multiple Residential Zone R-21 12 units per acre —
Multiple Residential Zone R-3 Up to 16 units per acre 13 Commercial-Residential (Mixed-Use) Zone (C-R) 35 to 100 units per acre2 20 Source: City of South El Monte 2021
1. No parcels in the City are currently designated as R-2.
2. Up to 35 dwelling units per acre when abutting a single-family residence; up to 87 dwelling units per acre when abutting a multi-family zone; up to 100 dwelling units per acre when not abutting any residential zone.
3.2.1 Lower-Income Sites
In accordance with Housing Element law (Government Code Section 65583.2(c)(3)), the City’s default density for accommodating capacity for lower-income units (131 very-low-income units and 64 lowincome units) requires zoning that permits a minimum of 20 dwelling units per acre because it is a jurisdiction with a population of fewer than 25,000 people. Further, it is detailed under State guidance that sites that are too small or too large may not facilitate developments of this income level, so sites, which may include two or more smaller parcels anticipated to be consolidated into a site, have been limited to those between 0.5 and 10 acres. The City has one zone that permits densities of 30 dwelling units per acre or greater, the C-R zone. Underutilized sites in the C-R zone were generally included in the inventory as lower-income sites.
It should be noted that six of the 17 sites included in the sites inventory as identified in Section 5, Existing Capacity, are made up of two or more parcels which are individually less than 0.5 acres in size but are anticipated to be consolidated into a site greater than 0.5 acres. Sites expected to be consolidated are clearly denoted by a letter following their site number in subsequent tables. Sites smaller than a 0.5 acre in size are deemed inadequate to accommodate housing for lower-income housing unless evidence or recent trends can prove otherwise. In the case of South El Monte, the average parcel size is 0.37 acre, far below the 0.5 acre minimum, and only 16% of the City’s total parcels are greater than 0.5 acres. Therefore, if the sites inventory were to exclude all parcels smaller than 0.5 acres, without considering the possibility of consolidating smaller parcels into one site, the sites inventory would be excluding 84% of the City’s total parcels from the sites inventory. In addition, of the large parcels that exist in the City, many are public facilities which do not permit residential uses. These large public facilities include the Municipal Athletic Federation Sports Field with a flow easement that prevents overnight uses, and several public schools which are a resource to the community and cannot reasonably be assumed to be redeveloped into housing.
Page | 6 City of South El Monte Appendix E: Sites Analysis and Inventory Despite the majority of the City’s parcels being smaller than 0.5 acres, five projects in the residential pipeline (four of which include lower- or moderate-income units) are located on project sites including two or more consolidated parcels. These projects are expected to be completed within the planning period, and they are similar to the sites including two or more parcels identified in this sites inventory (see Section 4, Planned, Approved, and Prospective Projects for complete details). In addition, the City successfully completed a number of projects for a variety of housing types, including affordable, senior and Missing Middle3 units, during the previous 4th and 5th Cycle planning periods including:
• South El Monte Villas. The project consisted of 2.5 acres and involved the development of 30 small lot detached homes, including six homes for lower-income households. The development also included a tot-lot children's corner and picnic area for the new neighborhood. This project was completed in 2018.
• Lerma Road & Merced Avenue. This project is located along Lerma Avenue and involved the construction of 13 new single-family homes on approximately 1.3 acres. To assist in providing for affordable housing, the City designated one of these homes for a low/moderate-income buyer, and the remaining 12 units are market-rate. This project was completed in 2006. • Baldwin Park Homes Development. The project is a 116-townhome residential development within a 6.02-acre site located on the north side of Durfee Avenue between the SR-60 Durfee Avenue off-ramp and the El Monte High School. This project involved the redevelopment of an underutilized commercial property with a large surface parking lot and was completed in 2014. • Mixed-Use Development. This project is located on Peck Road and Michael Hunt Drive. Phase I featured the construction of 10 market-rate single family detached homes. Phase II included the development of 21,000 square feet of retail space and a three-story 60-unit senior housing development on approximately 1.16 acres. This project was completed in 2009.
Had developers not had the opportunity to consolidate parcels, the projects may not have been feasible on small, individual lots due to the limited number of large parcels in the City. These recent trends and pipeline projects support the reasonable expectation that market interest supporting lot consolidations and/or small lot development will continue to occur throughout the planning period. To further incentive lot consolidation, the City has committed to incentivizing lot consolidations through implementation of Program 8, Lot Consolidation Program, in the Housing Element.
3.2.2 Moderate-Income Sites
Medium-density, multi-family zoned sites were inventoried at the moderate-income level. These sites were included in the R-3 zone. In addition, select sites in the C-R zone that required a lot split or were abutting R-3 parcels were identified as having the capacity to accommodate moderate-income sites.
3.2.3 Above Moderate-Income Sites
Sites with luxury units or above moderate-income units as planned for the residential development in the pipeline were identified as having the capacity to accommodate above moderate-income sites. 3 “Missing Middle Housing” refers to building types, such as duplexes, fourplexes, cottage courts, and courtyard buildings, providing diverse housing options and supporting locally serving retail and public transportation options. They are called “Missing” because they have typically been illegal to build since the mid-1940s and “Middle” because they sit in the middle of a spectrum between detached single-family homes and mid-rise to high-rise apartment buildings, in terms of form and scale, as well as number of units and affordability.
Page | 7 City of South El Monte Appendix E: Sites Analysis and Inventory
3.3 Sites Identified in Previous Housing Elements
Per the statute (Government Code Section 65583.2[c]), a non-vacant parcel identified in a previous planning period and a vacant parcel that has been included in two or more previous consecutive planning periods cannot be used to accommodate the lower-income RHNA unless the parcel is subject to a program in the Housing Element to allow residential use by right for housing developments in which at least 20 percent of the units are affordable to lower-income households. The City has identified one vacant site on Garvey Avenue that was previously identified. However, the site was only previously identified in the 5th Cycle Housing Element and not the 4th Cycle. As such, it is not subject to the program requirements.
4 Planned, Approved, and Prospective Projects
Several development projects in the pipeline are seeking entitlements or actively pursuing construction, or have prospective development expected to be built within the planning period. As previously mentioned in Section 1, Introduction, all five of the pipeline projects are residential redevelopment projects occurring on non-vacant parcels. In addition, three of the five projects are in the City’s Commercial-Residential (C-R) zone. Table 3, Summary of Pipeline Residential Development, summarizes the current inventory of five residential projects included in the land inventory with active entitlements or under review, or with prospective development, and expected to be built within the planning period (see individual project breakdown in Table 4). As of June 2021, there were an estimated 395 housing units in the pipeline that are counted toward meeting the 6th Cycle RHNA. There are a number of other projects in the City with residential units, such as single-unit developments, that have not been included in this analysis but are expected to be completed during the planning period. One such project is a large redevelopment project located at 2650 Rosemead Boulevard. The 10-acre, mixeduse project is expected to redevelop several nonvacant parcels into one site which will include 172 multifamily residential units and a supermarket. The project has not been included in this analysis or credited towards the RHNA but is expected to be completed in the planning period. As such, the City will report the units at their corresponding income levels through the Housing Element Annual Progress Report once the project is approved.
Table 3. Summary of Pipeline Residential Development
Project Lower-Income
Units
Moderate-Income
Units
Above ModerateIncome Units Total Units
Total Pipeline
Residential Development
Credited Toward RHNA
26 20 349 395
Source: City of South El Monte
There are 26 units in the pipeline that will provide affordable housing for lower-income households and 20 units that will provide housing affordable for moderate-income households. These lower- and moderate-income units are expected to be built in four mixed-income housing projects. The remaining 349 units in the pipeline are expected to be above-moderate income units.
Page | 8 City of South El Monte Appendix E: Sites Analysis and Inventory
4.1 Horizons Townhomes
During the 5th Cycle planning period, the City completed a rezone and General Plan Amendment on a portion of Santa Anita Avenue adopting the Santa Anita Mixed-Use Overlay zone (Santa Anita Overlay) (Ordinance No. 1161). The Santa Anita Overlay permits residential development and mixed-use projects as infill development within the overlay zone. The overlay area is centrally located between many of the City’s exiting residential neighborhoods, and many of the existing commercial and manufacturing uses located along both sides of Santa Anita Avenue are vacant or underutilized providing numerous opportunities for redevelopment of these non-vacant sites into residential uses. One of the first large residential developments within the Santa Anita corridor overlay is The Horizons Townhomes, which is zoned Commercial-Residential (C-R) and designated as Mixed-Use. The project’s redevelopment site was previously various underutilized industrial parcels, including a mobile offices rental business and a large surface lot that was used to store mobile trailers outdoors. The project consists of 77 townhome units, including 12 low-income units, on 3.54 acres with a density of approximately 22 dwelling units per acre.
The development also included energy-efficient features, such as solar and natural gas, and numerous community amenities such as spacious outdoor areas and play areas. 1 building permit for an abovemoderate was noted on the City’s 2019 Annual Progress Report (APR), and 36 building permits for above-moderate units were noted on the City’s 2020 APR. As such, these have been subtracted from the total 77 units. Leaving 40 units (12 lower-income and 28 above-moderate income units) to be credited towards the 6th Cycle planning period. As shown in Table 4, 12 lower-income residential units and 28 above moderate-income units are expected to be credited towards the 6th Cycle RHNA
4.2 2727 Rosemead Boulevard
The 2727 Rosemead Boulevard development project is located adjacent to Rosemead Boulevard in a high-quality transit area4 on approximately 1.7 acres. The project’s redevelopment site was previously the site of an underutilized surface lot that was used for large vehicle storage and a junk yard. The site includes concrete paving in the southern and eastern portions and gravel paving throughout the remainder of the site with a small, dilapidated six-foot by six-foot guard shack located at the southeast property boundary. The project is located across the street from sites 1A, 2B and 3, as identified in Table 10, Underutilized Sites in the Commercial-Residential (C-R) Zone. All three of the neighboring sites have similar uses, including a used car lot, surface parking lot and storage lot for a car towing company.
Several of the project’s parcels were utilized for automobile-oriented uses, including as storage of vehicles or an impound yard, for the better part of 70 years. Since the year 2000, all six parcels had been utilized as an impound or storage yard until the property was sold in 2019. However, per the project’s Initial Study and Mitigated Negative Declaration adopted by Planning Commission on January 18, 2022 (Resolution No. 20-13), there will not be a significant effect on the environment caused by the project because revisions in the project have been made by or agreed to by the project proponent. In addition, the incremental effects of the proposed project related to hazards and hazardous materials, if any, are anticipated to be minimal, and the proposed project would not result in cumulatively considerable impacts to or from hazards or hazardous materials.
The six parcels that will be included in the project, Assessor Parcel Numbers (APNs) 5281-002-005, -006, -009, -010, -011, -018, were previously in the City’s Commercial Manufacturing (C-M) zone, but were 4 High-Quality Transit Areas (HQTAs) is an area within one half-mile of a well-serviced transit stop or a transit corridor with 15- minute or less service frequency during peak commute hours. Updated as of September 28, 2015 by Southern California Association of Governments.
Page | 9 City of South El Monte Appendix E: Sites Analysis and Inventory recently rezoned in February 2022 to Commercial-Residential (C-R) (Ordinance Number 1255) and to a Mixed-Use General Plan designation (General Plan Amendment Number 21-18) to allow mixed-use under a General Plan Amendment and zone change. The mixed-use project, currently under California Environmental Quality Act review (Resolution No. 20-09), consists of ground floor commercial retail uses and 73 units, including 6 lower-income units (4 low-income and 2 very low-income units) and 67 marketrate units at a density of approximately 42 dwelling units per acre, as included in Table 4. The project will utilize incentives allowed under Chapter 17.83, Density Bonus Procedures, of the City’s Municipal Code, for the production of housing for very-low income and lower-income households in accordance with Government Code Sections 65915—65918 with the intent to facilitate the development of affordable housing in the City.
4.3 2610–2634 Chico Avenue and 2607–2637 Humbert Avenue The project was originally heard by the Planning Commission in March 2020 for review of a Conditional Use Permit to allow for the construction of 72 residential condominiums, a subdivision to allow for the creation of 72 air parcels and one common lot, and a General Plan Amendment and zone change to change the land use designation of four lots from Industrial to Medium Density Residential, and from Manufacturing to Multi-Family Residential (R-3) zone. The project site was previously a mix of several parcels with large, underutilized concrete lots, industrial warehouses, and one lot with multifamily dwelling units and residential tenants. The project was continued to the May 19, 2020 Planning Commission meeting in order for the applicant to work with the existing tenants residing at 2621 Humbert Avenue to allow for a mutually beneficial relocation program. The Planning Commission found that the steps taken by the applicant to address the existing tenant’s concerns were sufficient, and the City Council’s final approval of the General Plan Amendment and zone change were subsequently adopted (Ordinance No. 1247).
The 72 residential units will include 8 lower-income units and 64 above moderate-income units. The project will be located on 4.3 acres with a density of approximately 17 dwelling units per acre. The City’s 2019 APR listed 3 above-moderate permits issued for the development. As such, the 3 units have been subtracted from the total 72 units, and the remaining units, 61 above-moderate units and 8 lowerincome units, have been included in Table 4.
4.4 3035 North Adelia Avenue
This development project is currently going through entitlements and will consist of the development of six two-story apartment units with attached garages. The project is adjacent to site 11F as identified in Table 7 (a two-parcel site identified on the east side of Adelia Avenue, further detailed in Section 5.2), and across the street from site 7 as identified in Table 10 (a site identified on the south side of Garvey Avenue, further detailed in Section 5.3). The project will involve the redevelopment of an underutilized concrete lot. The project is proposed on two parcels to be consolidated located in the CommercialResidential (C-R) zone and Mixed-Use General Plan designation totaling 0.28 acres with a density of approximately 21 dwelling units per acre. The six units have been included in the above moderateincome units in Table 4.
4.5 2540 Rosemead Boulevard
The large 13.5-acre site was previously the location of the Starlite Drive-in/Swap Meet, which closed in early 2020. All three parcels of the site were purchased by a large homebuilder in early 2021 based on the County of Los Angeles Recorder’s Office records and is currently under California Environmental Quality Act review. The site is in a high-quality transit area and currently zoned Commercial
Page | 10 City of South El Monte Appendix E: Sites Analysis and Inventory Manufacturing (C-M) and has an Industrial land use designation. However, the project is currently undergoing entitlements, including a General Plan Amendment and zone change to change the land use designation to Specific Plan, and City staff expects that the site is expected to be developed into 207 units, with an assumed 10 percent of units (21 units) affordable to moderate-income households, equating to an overall density of approximately 15 dwelling units per acre.
4.6 Summary of Residential Projects in Pipeline
In total, 395 units are part of planned and approved projects, or prospective development expected to be built within the planning period, that are counted toward meeting the RHNA. Based on affordability restrictions, the projects are anticipated to provide 26 lower-income units, 20 moderate-income units, and 349 above moderate-income units. The projects summarized above are listed in Table 4, Pipeline Residential Development Credited Towards 6th Cycle RHNA.
Table 4. Pipeline Residential Development Credited Towards 6th Cycle RHNA Project Lower-Income
Units
ModerateIncome UnitsAbove ModerateIncome UnitsTotal Units Credited Toward 6th Cycle RHNA
Horizons Townhomes 12 — 28 401
2727 Rosemead Boulevard 6 — 67 73
2610–2634 Chico Avenue and
2607–2637 Humbert Avenue 8 — 61 692
3035 North Adelia Avenue — — 6 6
2540 Rosemead Boulevard — 20 187 207
TOTALS 26 20 349 395
Source: City of South El Monte
1. The total units in the Horizons Townhomes development is 77 units; however, 37 units have been subtracted from the total as they have previously been included in the City’s 2019 (1 unit) and 2020 (36 units) APR’s building permit records.
2. The total units in this development will include 72 units; however, 3 units were not included in the total as they have previously been included in the City’s 2019 APR’s building permit records.
RHNA = Regional Housing Needs Allocation; AM = above moderate; LI = lower income
Page | 11 City of South El Monte Appendix E: Sites Analysis and Inventory 5 Existing Capacity
5.1 Accessory Dwelling Unit Projection
The Housing Element may satisfy its RHNA requirement through methods alternative to the identification of sites. One such methodology is through an analysis of the expected number of accessory dwelling units (ADUs) and junior accessory dwelling units (JADUs) to be developed within the planning period. The number of ADUs and JADUs that can be credited toward potential development must be based on the following factors:
• ADU and JADU development trends since January 2018.
• Community need and demand for ADUs and JADUs.
• Resources and incentives available to encourage their development. • The availability of ADUs and JADUs for occupancy.
• The anticipated affordability of ADUs and JADUs.
Recent changes to legislation governing the development and provision of ADUs and JADUs have sparked growth in these units in cities across California, including South El Monte. Because the City is entirely built out and urbanized, ADU and JADU production is an ideal strategy for producing needed housing while capitalizing on existing infrastructure, such as water and sewer. Additionally, this is often a strategy that is more easily accepted by stakeholders who may be resistant to change because these units provide a form of “unseen” density that is palatable to many.
Although between 2014 and 2017 only 13 ADUs were permitted in the City, between 2018 and 2020, 21 ADUs were permitted in the City. Table 5, ADU and JADU Development Trends, details recent ADU and JADU development in the City.
Table 5. Accessory Dwelling Unit and
Junior Accessory Dwelling Unit Development Trends
Year Permitted Units
2014 4
2015 2
2016 6
2017 1
2018 6
2019 6
2020 9
Source: HCD Housing Element Implementation and APR Data Dashboard, 2021 Because ADU and JADU legislation has been revised several times since 2017, providing increased opportunities for the development of housing, it is expected that development trends will continue upward. To account for this increased potential, this sites analysis used the trends in ADU construction since January 2018 to estimate new production, which average 7 ADUs per year. However, this only accounts for the effect of new laws without local incentives, such as the ADU program identified as part of the Housing Element. Based on the local incentives and ADU and JADU trends since January 2018, a conservative estimate of the number of units to be produced under this approach is 8 units each year during the planning period (2021–2029), for a total of 64 units.
In addition to calculating the expected number of ADUs and JADUs to be developed within the planning period, the sites analysis must calculate the anticipated affordability of ADUs and JADUs to determine
Page | 12 City of South El Monte Appendix E: Sites Analysis and Inventory which RHNA income categories they should be counted toward. To facilitate the ADU affordability assumptions for jurisdictions, SCAG conducted the SCAG Regional Accessory Dwelling Unit Affordability Analysis.
5 As part of the analysis, SCAG conducted a survey of rents of 150 existing ADUs from April through June 2020. Efforts were made to reflect the geographic distribution, size, and other characteristics of ADUs across counties and subregions. For example, Los Angeles County is separated into two categories, Los Angeles County I and Los Angeles County II, to better account for the disparities in housing costs between coastal and inland jurisdictions.
SCAG concluded that 23.5 percent of ADUs were affordable to very-low-income households. Based on these assumptions, of the total 64 ADUs that are projected to be built during the planning period, 15 are estimated to be affordable to very-low-income households, 28 to low-income households, 2 to moderate-income households, and 19 to above moderate-income households. Table 6, Estimated Affordability of Projected ADUs 2021–2029, shows the assumptions for ADU affordability based on the SCAG survey for Los Angeles County II.
6 Table 6. Estimated Affordability of Projected ADUs 2021–2029 Income Level Percent of ADUs Projected Number of ADUs
Very Low Income 23.5% 15
Low Income 44.6% 28
Moderate Income 2.1% 2
Above Moderate Income 29.8% 19
Total 100% 64
Source: SCAG Regional Accessory Dwelling Unit Affordability Analysis, 2020 ADU = accessory dwelling unit
In coordination with the updated policies and programs in the Housing Element and the City’s ongoing efforts to promote the development of ADUs and JADUs, it is likely that these units will be produced at a much higher rate. The programs of the Housing Element aggressively promote and incentivize the production of ADUs and JADUs.
5.2 Vacant Site
The City consists of approximately 1,800 total acres and is almost entirely built-out, leaving little to no flexibility for the development of housing on vacant sites. Parcel data revealed that nine total parcels in South El Monte are vacant. However, upon closer inspection, the majority of these sites are not available for any type of development. One of the sites is an irregularly shaped parcel wedged between the Rubio Wash and Rosemead Boulevard overpass near Garvey Avenue. Another site is currently the Municipal Athletic Federation Sports Field with a flow easement that prevents overnight uses. A group of parcels classified as vacant by the assessor data were in fact occupied by existing uses that were unlikely to redevelop during the planning period. The two remaining vacant parcels were found to be vacant and suitable for residential development. These two parcels, identified as site 11F in Table 7, are adjacent and can reasonably be expected to be consolidated into one site. The site is located at 9647 Garvey Avenue and consists of two parcels (Assessor’s Parcel Number [APN] 8581-015-043 and APN 8581-015-011) for a total of 0.78 acres. As previously mentioned in Section 4.4, site 11F is located across the street from the pipeline project located at 3035 North Adelia Avenue which is to be completed in the planning period.
5 https://scag.ca.gov/sites/main/files/file-attachments/adu_affordability_analysis_120120v2.pdf?1606868527 6 The survey separated Los Angeles County into two categories. Los Angeles County I includes the City of Los Angeles, Las Virgenes‐Malibu, South Bay Cities, Westside Cities, and Los Angeles County II includes all other Los Angeles County jurisdictions. The affordability assumptions for the Los Angeles County II are reflected in this sites analysis.
Page | 13 City of South El Monte Appendix E: Sites Analysis and Inventory Table 7, Vacant Site, provides a breakdown of the two vacant parcels that make up the 9647 Garvey Avenue site.
Table 7. Vacant Site
Site Number Assessor’s
Parcel Number Zone General Plan Designation Acreage
Maximum
Units
Permitted
Realistic
Capacity
11F 8581-015-043 C-R Mixed Use 0.64 56 units 13 units
8581-015-011 C-R Mixed Use 0.14 12 units 3 units
Total 0.78 68 16
C-R = Commercial-Residential
Table 8, Summary of Vacant Site Capacity, provides a summary of the units by affordability of the vacant site. Because the two parcels meet the default density of 20 dwelling units per acre in the C-R zone and are a combined 0.78 acres, the sites would meet the criteria for lower-income sites. Based on the minimum density permitted in the C-R zone, which was used as the assumption to calculate realistic capacity for lower-income sites, the site has been identified in the sites inventory as having the capacity to accommodate 16 units for the City’s lower-income RHNA.
Table 8. Summary of Vacant Site Capacity
Lower-Income Units Moderate-Income Units Above ModerateIncome Units Total Units 16 0 0 16 units
5.3 Underutilized Sites
Vacant land is nearly non-existent in the City, so determining which non-vacant sites are underutilized and have the strongest potential for redevelopment can help identify ideal areas for accommodating new housing through redevelopment. Although existing uses on non-vacant sites can be considered an impediment to development, underutilized sites are identified through thorough and selective criteria to determine which existing uses are most likely to redevelop when paired with the right zoning designation, regulations, and policies. Based on the criteria used in this analysis and corresponding findings, none of the existing uses are known to be an impediment to additional residential development or redevelopment within the planning period. As part of this identification process, an analysis of underutilized sites was conducted to determine where to prioritize Housing Element programs that aim to increase opportunities for housing development, including a rezone program, as discussed in the next section.
In addition to analyzing the existing uses on each parcel, the methodology for identifying and prioritizing underutilized sites was largely based on the following factors:
• Building Age – Buildings built prior to 1975 (most sites identified are more than 50 years old). • Under Valued – An assessed improvement-to-land-value ratio less than 1. • Site Size – Sites greater than 0.5 acres or less than 10 acres. It should be noted that sites may include multiple parcels less than 0.5 acres in size with the potential for lot consolidation resulting in a site greater than 0.5 acres.
Page | 14 City of South El Monte Appendix E: Sites Analysis and Inventory • Existing Use - Existing use is not considered an impediment to development in conjunction with all, or some, of the factors listed above; No known existing leases or other contracts in perpetuity that would prevent redevelopment of the site for additional residential development. • Current Market Conditions – Clear interest from developers and/or property owners in redevelopment and additional residential development opportunities on nonvacant sites in the City (specific examples provided in Section 5.3.2); project comparables being developed on adjacent sites with similar existing uses or conditions (see Section 4); and housing market conditions (see Section 1).
• Past and Recent Development Trends – examples of past redevelopment projects on nonvacant sites (see Section 3.2.1); and pipeline projects that involve the redevelopment of nonvacant sites by developers and property owners (refer to all projects included in Section 4).
With a clear shortage of vacant land in the City that is suitable for residential development, the City must largely rely on non-vacant sites. However, the factors listed above that were used to identify underutilized sites, current market conditions, and past and recent development trends (which are continuing in the 6th Cycle planning period, as clearly shown through the residential projects in the pipeline) provide clear evidence that relying on underutilized, nonvacant sites for development opportunities due to the lack of vacant land in the City will not act as an impediment to additional residential development during the planning period. Interest from developers and/or property owners is evident and ranges from large-scale redevelopment projects to smaller projects that are building additional units on existing residential properties by constructing new accessory dwelling units. In fact, 156 units were reported or completed on nonvacant sites during the 5th Cycle (this accounts for 116 units from the Baldwin Park Homes Development described in Section 3.2.2, and 40 units credited in past annual progress reports as described in Sections 4.1 and 4.3), and a total of 567 additional, new residential units in the project pipeline, including lower- moderate- and above moderate-income units, are already expected to be completed on nonvacant, underutilized sites within the 6th Cycle. The 567 new units accounts for the 395 units credited towards the RHNA (broken down by project and income level in Table 4) and 172 units projected from the project at 2650 Rosemead Boulevard (as explained in Section 4, this project has not been credited towards the RHNA or included in the final sites inventory but is expected to be completed in the planning period. As such, the City will report the units at their corresponding income levels through the Housing Element Annual Progress Report once the project is approved). Therefore, the redevelopment of nonvacant sites alone, resulting in 567 new units during the 6th Cycle, which does not even take into account smaller residential projects on nonvacant sites that are also occurring in the City, is projected to increase the City’s overall housing stock by more than 10 percent.
In addition, to even further incentive residential development during the planning period, the City has committed to several robust programs in the Housing Element that aim to facilitate development. Some examples of the programs in the Housing Element that encourage additional residential development include, but are not limited to: Program 1, Adequate Sites; Program 2, Implementation of Mixed-Use (CR) Zone; Program 3, Zoning Ordinance Amendments to Remove Constraints; Program 4, Zoning Updates and General Plan Consistency Program; Program 5, Accessory Dwelling Unit Program; Program 8, Lot Consolidation Program; and Program 9, Countywide Affordable Rental Housing Development Program.
Through these programs, the City aims to incentivize residential development by:
Page | 15 City of South El Monte Appendix E: Sites Analysis and Inventory • Increasing certainty in the development process.
• Increasing opportunities for residential development through rezoning; revisions to development standards, including height and density maximums. • Encouraging developer feedback and recommendations and connecting developers with affordable rental housing development programs.
• Removing identified potential zoning code constraints. • Providing regulatory or other incentives or standards to encourage additional residential development in the City, including incentivizing affordable ADUs and lot consolidation opportunities.
Table 9, Summary of Underutilized Site Capacity, provides a summary of the units by affordability of all underutilized sites identified as part of the sites inventory (see breakdown for individual sites in Tables 10 and 11).
Table 9. Summary of Underutilized Site Capacity
Lower-Income Units Moderate-Income Units Above ModerateIncome Units Total Units 120 61 0 181 units
5.3.1 Underutilized Parcels in the Commercial-Residential (C-R) Zone With limited vacant land available in the City, it is expected that property owners will strive for densities closer to the maximums and that there will be continued interest from developers in pursuing redevelopment opportunities in the City. However, the sites analysis must determine the projected realistic capacity for development on identified sites using past production redevelopment trends versus anticipated trends. Therefore, the realistic capacity for the underutilized sites was based off the minimum density allowed in the C-R zone, which allows for mixed-use development with a residential component or projects purely composed of multi-family residential development.
Because of the recent higher-density multi-family redevelopment projects occurring within the City’s C-R zone, 10 sites within the C-R zone have been identified as being underutilized and having the potential to redevelop residential uses or more-intensive residential uses at densities appropriate to accommodate the regional housing need (by income) within the planning period. The sites consist of multiple contiguous parcels, all of which are along the Garvey Avenue mixed-use corridor. All sites identified on Garvey Avenue are in a high-quality transit area. Although a large portion of the City is zoned for manufacturing, a majority of Garvey Avenue is adjacent to existing residential uses, which would promote furthering fair housing by identifying sites that could integrate with the existing community. Therefore, the sites would have the same access to resources, amenities, and opportunities as the existing residents. When paired with program numbers 2, 3, 4, and 8 of the Housing Element, residential development on these sites will be further incentivized, paving the way for future development. Figure 1, Overview of Underutilized Sites in the Commercial-Residential (C-R) Zone, provides a map of identified underutilized sites with their corresponding site number. Sites identified in Figure 1 that do not have a site number, qualified under the methodology and data used to identify underutilized sites, were not ultimately selected based on their existing use. Some of the sites include multiple adjacent parcels, which are denoted with letters following the site number, as included in Table 10, Underutilized Sites in the Commercial-Residential (C-R) Zone. Table 10 provides a summary of the underutilized sites identified in the C-R zone.
Page | 16 City of South El Monte Appendix E: Sites Analysis and Inventory A site-by-site overview for Sites 1 through 10, as included in Figure 1 and Table 10, are provided below.
The overview includes each parcel’s existing use, acreage, APN, improvement-to-land-value ratio, age of building, and floor-to-area ratio (FAR) if relevant. In addition, the overview includes photos of the parcel(s) in the site, the density range allowed under the existing C-R standards, the realistic capacity, potential under maximum density permitted, and note about adjacent or abutting existing uses. See additional discussion regarding existing uses and redevelopment potential below Table 10, and a siteby-site overview on pages 21 through 30 of this analysis.
Table 10. Underutilized Sites in the Commercial-Residential (C-R) Zone Site
Number
Assessor’s
Parcel Number
Total
Acres
Maximum
Units
Permitted
Realistic
Capacity
(units) (based
on minimum
density)
Affordability
Level Existing Uses
1A
8102032026,
8102032027,
8102032025
1.07 107 21 Moderate
Used Car Dealer with a land improvement ratio of 0.17 and includes a large surface parking lot on northern portion of site (APN 8102-032-026); Xpress Lube and Repair for
automobile on a small portion of the site, with an FAR of
0.10 (between APN 8102-032-026 and 8102-032-027).
Surface Parking lot without any structure on southern
portion of site (APN 8102-032-025). Appears to be used to store older vehicles.
2B 8102032015,
8102032016 0.62 62 13 Low
Tow yard with adjoining surface parking lot on parcel below (APN 8102-032-016) with an FAR of 0.28 for the parcel;
Surface Parking Lot – see above (Parcel adjoining APN
8102-032-015).
3 8102032030 0.86 75 17 Low
Commercial building in need of repairs built in 1946, and large surface lot in the back of the building with a total FAR of 0.19 on the parcel.
4C
8581037002,
8581037003,
8581037004
0.72 67 14 Low
Surface parking lot without existing structures;
Appears to be used to store cars as part of used car lot on parcel below (8581-037-003).
Used car lot with parcels above and below (APN 8581-037- 002 and APN 8581-037-004), and a portion of a small,
older existing structure with a land improvement value of
0.15 and floor are ratio of 0.055;
Used car lot with parcels above and below (APN 8581-037- 002 and APN 8581-037-003), and a portion of a small,
older existing structure with a land improvement value of
0.013 and floor are ratio of 0.45.
5D 8102031025,
8102031026 0.51 44 10 Moderate
Fast-Food Restaurant (closed and vacant);
Drive-Thru Restaurant with parking and two large drivethrough automobile lanes. 6 8102031015 1 87 20 Low
Old existing building built in 1949. Mini market and auto wholesaler – lot primarily appears to be used as a car
storage lot.
7 8102030008 0.65 87 13 Low
Used car dealers. Very small, existing older structure with a land improvement ration of 0.013 and floor area ratio of
0.0093 – lot primarily appears to be used as a car storage lot.
Page | 17 City of South El Monte Appendix E: Sites Analysis and Inventory Table 10. Underutilized Sites in the Commercial-Residential (C-R) Zone Site
Number
Assessor’s
Parcel Number
Total
Acres
Maximum
Units
Permitted
Realistic
Capacity
(units) (based
on minimum
density)
Affordability
Level Existing Uses
8 8102028005 0.58 87 12 Low
Old, vacant building built in 1969 which appears to be in need of substantial repairs, and a large portion of the lot is concrete with no existing structures and a floor area ratio of
0.14. 9E 8102028008,
8102028009 0.88 87 18 Low
New City Auto and Used Car Parts. Small, older existing structures built in 1942 with a land improvement ratio of
0.032 and a floor area ratio of 0.043;
Surface lot used to store used cars and an old, small
existing structure built in 1944
10 8581015004 0.63 87 13 Low
Car Dealer with a small existing structure built in 1976 with a floor area ratio of 0.0058 and land improvement ratio of
0.22, and a large portion of the lot appears to be used to store cars.
Total 7.52 790 151 120 Lower-Income Units;
31 Moderate-Income Units
Garvey Avenue, as shown on Figure 1, is nestled between existing residential uses, both to the South and to the North in the adjacent City of El Monte, making it a logical corridor for residential and mixeduse development. As opposed to other corridors in the City, which may abut existing industrial or manufacturing uses on all sides. In addition, there is clear developer interest near this corridor because, as mentioned in Section 4, sites 1A, 2B, 3, 7, and 11F (as identified in Tables 7 and 10) are adjacent, or next to, current projects in the pipeline (refer to Sections 5.3.1.1- 5.3.1.3 and 5.3.1.7 for maps with site locations). Garvey Avenue is currently heavily dominated by older automobile-oriented uses, many of which have single businesses occupying multiple parcels. However, many of these businesses on multiple parcels have older structures on one parcel, which appear to be in need of repairs and were originally built in the 1940’s, directly adjacent to older large surface parking lots or empty concrete lots on the second parcel in the site. Because of these existing conditions (i.e. single sites/uses already occupying multiple parcels and minimal existing structures without existing residential uses), it is reasonable to expect the sites with multiple parcels as identified in Table 10 to be consolidated and redeveloped as single sites.
Nearly all of the sites (Sites 1A, 2B, 4C, 6, 7, 9E, and 10) identified in Table 10, except for sites 3, 5, and 8 (see individual discussion below), are comprised of automobile-oriented uses (e.g. used car sales dealer, vehicle storage or surface parking lot, repair shop, and towing) with large surface parking lots for the businesses, some of which are used as storage for used cars or surface parking lots. Of those sites, sites 1A, 2B, 4C, 5 and 9E are comprised of two or more contiguous parcels expected to be consolidated in a manner which is similar to their existing uses, as previously explained. The City will further incentivize lot consolidation for these sites through Program 8, Lot Consolidation Program, of the Housing Element.
Nearly all businesses appear to be in need of repairs, and several were built in the 1940’s.
Site 1A as identified in Table 10 is made up of three parcels that are reasonably expected to be consolidated into one site based on the previous methodology explained. In addition, one of the existing
Page | 18 City of South El Monte Appendix E: Sites Analysis and Inventory uses is already split between two of the parcels. Site 1A is identified as appropriate to accommodate moderate-income sites and is the only site identified with an automobile repair shop (Xpress Lube and Repair) on one of the site’s three parcels. HCD’s Housing Element Sites Inventory Guidebook states that for sites specifically identified to accommodate lower-income housing "the capacity of a site should also be adjusted for areas that cannot be developed due to environmental factors such as hazards, wetlands, or topography that cannot be mitigated." However, it is reasonably assumed that mitigation measures are possible and can be taken for redevelopment on that parcel identified in site 1A. Therefore, the existing use is not expected to be an environmental impediment to the development of housing on the site within the planning period because mitigation measures for similar potential environmental factors are commonly completed through proper remediation plans. Nonetheless, while the existing use of the site identified is not expected to preclude development in the planning period, to account for potential mitigation measures needed, the site was identified as appropriate to accommodate moderate-income housing.
As for the remaining sites identified with auto-oriented uses (mainly vehicle storage not used for automotive repair facilities or surface parking lots for car sales), there are no known environmental hazards that are expected to preclude development of the sites for lower- or moderate-income housing.
Refer to Section 4.1, Horizons Townhomes, or Section 4.2, 2727 Rosemead Boulevard, for examples of redevelopment projects in the City with lower-income units that also had nonvacant parcels with similar storage and/or automobile-oriented uses and the project’s associated environmental document’s findings.
Furthermore, as suggested on page 22 of the Sites Inventory Guidebook, "jurisdictions can also create a buffer by projecting site capacity at less than the maximum density to allow for some reductions in density at a project level." Taking into consideration that the realistic capacity was calculated at the absolute minimum of 20 dwelling units per acre for all sites, when the parcels permit up to 100 dwelling units per acre under the current zoning, the realistic capacity is already taking into account portions of the site that might not be developed. For example, site 1A allows a maximum of 107 dwelling units based on the site’s total acreage of 1.07 acres, but the realistic capacity is calculated at the minimum of 20 dwelling units per acre, which equals a realistic capacity of 21 moderate-income units. This provides a very generous buffer to allow for some reductions in density at a project level. This is the case for all the sites 1-10 identified in Table 10, which technically permit a maximum of 790 total units under the parcel’s existing zoning and development regulations; however, the realistic capacity calculated is 151 units across all 10 sites. Meaning there is an extremely generous buffer already accounted for since there is a potential for more than 5 times as many units than the realistic capacity accounts for.
Site 3 as identified in Table 10 is a single parcel site which currently has a one-story commercial building.
The building was built in 1946 and appears to be in need of substantial repairs. A majority of the lot does not appear to be utilized as it is an open concrete lot resulting in a total FAR of 0.19 for the site.
Site 5D as identified in Table 10 is comprised of two parcels expected to be consolidated. Both parcels have small existing buildings. The existing use on one parcel (APN 8102-031-025) is a small fast-food restaurant, which has a surface lot and two wide drive-through car aisles. The second parcel (APN 8102- 031-026) was previously a fast-food restaurant, which is now closed and vacant.
Site 8 as identified in Table 10 is a single parcel with a vacant building with a large surface parking lot resulting in a total FAR of 0.14 for the site. The building was built in 1969 and appears to be in need of substantial repairs.
Page | 19 City of South El Monte Appendix E: Sites Analysis and Inventory As previously mentioned in Section 4, Planned, Approved, and Prospective Projects, several redevelopment projects are expected to be completed within the planning period, or have been completed, including the completed Baldwin Park Homes Development townhomes, which was previously a commercial center with a large surface parking lot, as well as the Horizons Townhomes, both projects on Rosemead Boulevard (2727 and 2540 Rosemead Blvd), and the Chico and Humbert, and Adelia Avenue projects. These redevelopment projects are located on sites that previously used one or more of their parcels for automobile-oriented uses, such as surface parking lots, vehicle storage, or trailer storage. In fact, as previously stated in Section 5.3, a total of 567 new residential units in the project pipeline are expected to be completed on nonvacant, underutilized sites within the 6th Cycle, which does not even take into account smaller residential projects on nonvacant sites that are also occurring in the City, or units from future project approvals. These 567 units alone will increase the City’s overall housing stock by more than 10 percent through the redevelopment of nonvacant sites.
These projects serve to provide very clear evidence that: redeveloping sites with similar commercial and auto-oriented uses into residential uses is feasible; market interest exists; and the existing uses do not pose an environmental constraint that preclude the ability to redevelop the sites.
Page | 20 City of South El Monte Appendix E: Sites Analysis and Inventory Figure 1. Overview of Underutilized Sites in the Commercial-Residential (C-R) Zone
Page | 21 City of South El Monte Appendix E: Sites Analysis and Inventory
5.3.1.1 Site 1
Site 2
2727
Rosemead
Blvd
Page | 22 City of South El Monte Appendix E: Sites Analysis and Inventory
5.3.1.2 Site 2
Site 1 Site 3
Site 3
Page | 23 City of South El Monte Appendix E: Sites Analysis and Inventory
5.3.1.3 Site 3
Site 2
Site 1
Page | 24 City of South El Monte Appendix E: Sites Analysis and Inventory
5.3.1.4 Site 4
Site 5
Page | 25 City of South El Monte Appendix E: Sites Analysis and Inventory
5.3.1.5 Site 5
Site 4
Page | 26 City of South El Monte Appendix E: Sites Analysis and Inventory
5.3.1.6 Site 6
Page | 27 City of South El Monte Appendix E: Sites Analysis and Inventory
5.3.1.7 Site 7
Site 11
3035 N
Adelia
Ave
7 Garvey Ave Adelia Ave
Page | 28 City of South El Monte Appendix E: Sites Analysis and Inventory
5.3.1.8 Site 8
Site 9
Page | 29 City of South El Monte Appendix E: Sites Analysis and Inventory
5.3.1.9 Site 9
Site 8
Page | 30 City of South El Monte Appendix E: Sites Analysis and Inventory
5.3.1.10 Site 10
Page | 31 City of South El Monte Appendix E: Sites Analysis and Inventory
5.3.2 Underutilized Parcels in R-3 Zone
In addition to the underutilized sites identified in the C-R zone, the sites analysis includes underutilized sites in the R-3 zone. Table 11, Underutilized Sites in R-3 Zone, provides an overview of the underutilized sites identified in the R-3 zone.
Using the 80 percent of maximum density assumption, the underutilized site’s realistic capacities in the R-3 zone were calculated at 13 dwelling units per acre. Based off these density assumptions and their existing residential uses, they were identified as moderate-income units. However, only net new units were ultimately accounted for toward accommodating the City’s moderate-income RHNA. As provided in Table 11, the existing units on the sites were subtracted from the realistic capacity to calculate the net new units. By only accounting for net new units, the analysis proactively accounts for redevelopment projects or situations in which the property owner may opt to build additional residential units, such as ADUs, and keep the existing units on the site. The City has already had clear interest in both redevelopment and additional residential development opportunities on sites identified and current examples of both scenarios are provided in the discussion following Table 11. Although there are existing residential uses on the sites identified as underutilized in the R-3 zone, none of sites are known to be restricted to lower-income households.
Table 11. Underutilized Sites in R-3 Zone
Site
Number
Assessor’s
Parcel
Number
Total
Acres
Maximum
Units
Permitted
Realistic
Capacity
(Units)
Existing
Units
Net New
Units
Affordability
Level Existing Uses
12 8103023025 0.69 11 9 1 8 Moderate
1 existing older residential building
built in 1946 with 1 unit with a land
improvement value ratio of 0.65
(Net New Units have been
accounted for in total units).
13 8103023060 0.69 11 9 2 7 Moderate
2 existing older units built in 1952
with a land improvement value ratio
of 0.3 (Net New Units have been
accounted for in total units).
14 8104024015 0.77 12 10 5 5 Moderate
5 existing older smaller units built in
1935 with a land improvement value
ratio of 0.77 (Net New Units have
been accounted for in total units).
15 8104024014 0.87 14 11 6 5 Moderate
6 existing older smaller units built in
1958 with a land improvement value
ratio of 0.87 (Net New Units have
been accounted for in total units).
16 8104024013 0.55 8 7 5 2 Moderate
5 existing older smaller units built in
1948 with a land improvement value
ratio of 0.53 (Net New Units have
been accounted for in total units).
17 8119006033 0.54 8 7 4 3 Moderate
4 existing older smaller units built in
1956 with a land improvement value
ratio of 0.94 (Net New Units have
been accounted for in total units).
Total 4.1 64 53 23 30 Moderate —
Page | 32 City of South El Monte Appendix E: Sites Analysis and Inventory A site-by-site overview for sites 12 through 17, as included in Table 11, are provided below. The overview includes each parcel’s existing address, APN, improvement-to-land-value ratio, age of building, acres, existing number of units, and potential number of units under the realistic capacity assumptions (13 dwelling units per acre). In addition, the overview includes photos of the parcels on the site. All six sites included in Table 11 include existing, older residential buildings. However, the buildings were all built before 1958 and date as far back as 1935 and can reasonably be expected to be in need of substantial repairs or potential candidates for redevelopment. As previously discussed in Section 4, Planned, Approved, and Prospective Projects, the residential project on Chico and Humbert Avenue is a redevelopment project, which previously had older, existing residential units on one of the sites parcels, that will now be redeveloped into 72 residential units, including 8 lower-income units. This project serves as an example of current market conditions and developer interest in redeveloping similar nonvacant residential parcels in the same R-3 zoning designation. While that project is composed of multiple parcels, the zoning for the site is now also R-3, and the individual parcels are of a similar size and shape as those identified in Table 11, therefore providing evidence that development interest exists for similar redevelopment projects on underutilized sites in the R-3 zone.
In addition, there is expressed interest from developers and/or property owners for redevelopment and additional residential development opportunities on several nonvacant sites in the City as described in Section 4. Specifically, two of the sites included in Table 11, sites 13 and 16, recently submitted plan check applications to the City and are currently under plan check as of February 2022. Site 13 (2408 Edwards Avenue) currently has two existing older units built in 1952 with a land improvement value ratio of 0.3; however, the site is under plan check to redevelop the underutilized site with seven new residential units and two additional ADUs for a total of nine new units, resulting in seven net new residential units as was exactly calculated under this Sites Analysis and shown in Table 11 (refer to Section 5.3.2.1, Sites 12 and 13, for additional site details). Site 16 is also under plan check for the addition of two new ADUs, resulting in two new residential units, as was also calculated under this Sites Analysis and shown in Table 11 (refer to Section 5.3.2.2, Sites 14, 15 and 16, for additional site details).
As demonstrated by owner/developer interest, pipeline projects, past redevelopment project examples, and market conditions analyzed in this analysis, the existing uses identified on underutilized, nonvacant sites identified in this Sites Analysis do not constitute an impediment to redevelopment or additional residential development opportunities during the planning period.
Page | 33 City of South El Monte Appendix E: Sites Analysis and Inventory
5.3.2.1 Sites 12 and 13
Page | 34 City of South El Monte Appendix E: Sites Analysis and Inventory
5.3.2.2 Sites 14, 15 and 16
Page | 35 City of South El Monte Appendix E: Sites Analysis and Inventory
5.3.2.3 Site 17
Page | 36 City of South El Monte Appendix E: Sites Analysis and Inventory 6 Rezone Strategies to Ensure Capacity
The City is committed to maintaining capacity and providing additional opportunities for residential development throughout the planning period. As such, the City has committed to a rezone program in the Housing Element to rezone parcels to allow for mixed-use development, inclusive of purely residential projects. The area identified for the rezone program is in the northeast quadrant of the City, along Tyler Avenue north of Rush Street, as shown in Figure 2, Rezone Area Keymap.
Figure 2. Rezone Area Keymap
Although the City has the ability to accommodate its RHNA for all income levels during the planning period, the City has identified underutilized sites within the area to be rezoned, based on the same criteria and methodology assumptions that were used to identify underutilized sites in the C-R and R-3 zones. Additionally, based on current redevelopment trends in the City, the existing uses on the sites identified as underutilized make the sites probable candidates for additional redevelopment projects once they are rezoned to allow residential uses. The identified sites will provide a buffer, as required to accommodate the RHNA throughout the planning period. The sites identified will provide a generous buffer, exceeding the recommended buffer from HCD, especially for capacity to accommodate the lower-income RHNA. The area identified for the rezone provides an opportunity for 167 units based on the C-R zone’s realistic capacity assumptions and the acreage of the potential sites, as shown in Table 12, Potential Underutilized Sites in Rezone Area, and further ensures that sites zoned to accommodate housing for lower-income households are not concentrated in lower resource areas and segregated into concentrated areas of poverty, including in areas with access to greater resources, amenities, and opportunities. Although all of the census tracts within the City and the majority of census tracts in neighboring jurisdictions are designated as “low resource” by TCAC/HCD Opportunity Area Maps, this does not imply that resources do not exist in the City. The location for the proposed rezone, as shown in Figure 2, was mindfully selected as it is located near existing schools, and between existing residential neighborhoods, which provide educational resources and opportunities to expand the existing
Page | 37 City of South El Monte Appendix E: Sites Analysis and Inventory residential fabric of the community. Rezoning the area identified will help provide a buffer between the existing industrial zone to the south and increase opportunities for high-density residential development adjacent to existing residential zones and two schools, and work to transform an underutilized industrial corridor into a mixed-use corridor that can support a mix of residential uses at lower- and moderateincome levels. Additionally, as further discussed in Section 4.5.3, Access to Transportation, of Appendix D, the buffer sites identified as part of the rezone program are directly south of the High-Quality Transit Areas. High-Quality Transit Areas are within one-half-mile of either a well-serviced transit stops or a transit corridor with 15 minutes or less service frequency during peak commute hours, meaning that City residents are within close proximity to both local and major transit lines that connect the City to the region and further provide access to regional resources and opportunities.
Figure 3, Overview of Underutilized Sites in Rezone Area, provides an overview of the underutilized sites identified in the rezone area.
Program 1 of the Housing Element commits the City to rezoning 3 acres of sites from Manufacturing (M) to Commercial Residential (C-R), which will provide a generous buffer (see additional details following Figure 3 below).While the City has expressed a strong interest in rezoning the entire area identified in Figure 3 (which would include all 14 parcels from Table 12), it should be noted the sites identified in Table 12 far exceed the recommended buffer, as they total 8.35 acres of sites, and as such, not all of the sites included in Table 12 or Figure 3 have been included in the final sites inventory (See table 13 for sites included in the final electronic Sites Inventory submission to HCD).
Table 12. Potential Underutilized Sites in Rezone Area
Address / Site
Number
Assessor’s
Parcel
Number
Current Zone/
General Plan
Designation
Proposed Zone/
Proposed General
Plan Designation
Acres
Improvementto-Land-Value
Ratio
Year Built
2151 TYLER AVE
(19A) 8104022003 M; Industrial C-M; Mixed-use
0.64 0.1 1940
2145 TYLER AVE
(19B) 8104022004 M; Industrial C-M; Mixed-use
0.64 0.24 1937
10941 WEAVER AVE 8104022017 M; Industrial C-M;
Mixed-use
1.01 0.22 1957
10941 WEAVER AVE 8104022018 M; Industrial C-M;
Mixed-use
1.11 0.41 1960
2226 TYLER AVE
(20) 8105019012 M; Industrial C-M; Mixed-use
0.60 0.56 n/a
2213 TYLER AVE
(18A) 8104021007 M; Industrial C-M; Mixed-use
0.65 0.71 1969
2223 TYLER AVE
(18B) 8104021027 M; Industrial C-M; Mixed-use
0.65 0.71 1969
2120 TYLER AVE 8105021006 M; Industrial C-M;
Mixed-use
0.99 0.07 1965
Page | 38 City of South El Monte Appendix E: Sites Analysis and Inventory M = Manufacturing; C-M = Commercial Manufacturing
2116 TYLER AVE 8105021007 M; Industrial C-M;
Mixed-use
0.20 0.39 1972
2110 TYLER AVE 8105021008 M; Industrial C-M;
Mixed-use
0.52 0.59 1974
11015 WEAVER AVE 8105021019 M; Industrial C-M;
Mixed-use
0.19 0.57 1935
11029 WEAVER AVE 8105021020 M; Industrial C-M;
Mixed-use
0.61 0.08 1965
11033 WEAVER AVE 8105021021 M; Industrial C-M;
Mixed-use
0.26 0.68 1953
11035 WEAVER AVE 8105021022 M; Industrial C-M;
Mixed-use
0.28 0.08 1942
Page | 39 City of South El Monte Appendix E: Sites Analysis and Inventory Figure 3. Overview of Underutilized Sites in Rezone Area 19A
20 19B
18A
18B
Page | 40 City of South El Monte Appendix E: Sites Analysis and Inventory Table 13, Summary of Underutilized Sites in Rezone Area, includes sites 18 through 20. These sites are expected to be rezoned from their current Manufacturing (M) zone designation to C-R zone. Once rezoned, they will provide a generous buffer of 64 lower- or moderate-income sites calculated using the minimum density of the C-R zone.
Table 13. Summary of Underutilized Sites in Rezone Area Site
Num
ber
Assessor’s
Parcel
Number(s)
Existing
Floor-toArea
Ratio
Existing Use Total
Acreage
Current
Zoning/
General Plan
Designation
Proposed
Zoning/
General
Plan
Designation
Realistic
Capacity
(based on
C-R zone
minimum
density)
Affordability
Level
18A,
18B
8104021007,
8104021027
0.41,
0.41 Each parcel has one warehouse
built in 1969 and concrete lots
without structures on the
remainder of the lots.
1.29 M; Industrial C-M;
Mixed-use
26 Low/
Moderate
19A,
19B
8104022003,
8104022004
0.32,
0.08 19A – The back half of the
parcel is a concrete lot with
trash and recycling dumpsters,
and the front portion is a triplex
built in 1940.
19B – Four small warehouse
structures built in 1937.
1.29 M; Industrial C-M;
Mixed-use
26 Low/
Moderate
20 8105019012 0.56
Los Angeles County Assessor’s
data notes it as a vacant lot, but
the existing use is an older,
unmarked warehouse built in the
1950s.
0.6 M; Industrial C-M;
Mixed-use
12 Low/
Moderate
Total 3.18 64 —
C-R = Commercial-Residential zone
Page | 41 City of South El Monte Appendix E: Sites Analysis and Inventory 7 Summary of Capacity to Accommodate the RHNA
The City of South El Monte is an urbanized community in the San Gabriel Valley of Los Angeles County.
Due to the built-out nature of the City, few vacant parcels remain, and only one with the possibility of providing new housing opportunities. The City must identify adequate capacity for housing through underutilized sites that meet density requirements, have an aging structure, and have an assessed improvement-to-land-value ratio of less than 1. The underutilization of these sites paired with the programs of the Housing Element will ensure that the City can realistically meet the RHNA targets at all income levels for the 6th Cycle, and provide additional sites for a buffer ensuring that capacity remains throughout the Housing Element planning period.
Table 14, Summary of Residential Capacity Compared to 6th Cycle RHNA by Income, City of South El Monte, June 30, 2021 to October 31, 2029, provides a summary of total residential capacity included in the final sites inventory compared to the City’
s 6th Cycle RHNA. As shown in Table 14, the City has a total capacity for 205 lower-income units, 83 moderate-income net new units, and 368 above-moderate income units within the residential pipeline of projects, on vacant and underutilized sites, and through the expected number of ADUs and JADUs, which is sufficient capacity to accommodate the RHNA of 577 units. However, to include a buffer in the Housing Element inventory under the recommended 20 to 30 percent, the City will increase capacity through a rezone program in the Housing Element programs.
Figure 4, Overview of Existing Capacity Identified in Sites Inventory, provides an overview of all sites with existing capacity as discussed in Sections 4 and 5, including projects in the pipeline, and vacant and underutilized sites. Table 15, Sites Inventory Table (Existing Capacity), provide a full site-by-site overview for all sites identified with existing capacity. The overview includes each parcel’s Assessor’s Parcel Number (APN), acreage, potential number of units under the realistic capacity assumptions, income level, zoning and general plan designations, and, if applicable, age of building and floor area ratio, and existing uses (refer to Table 13, for details related to the buffer rezone sites).
Page | 42 City of South El Monte Appendix E: Sites Analysis and Inventory Table 14. Summary of Residential Capacity Compared to 6th Cycle RHNA by Income, City of South El Monte, June 30, 2021 through October 31, 2029 Category Total Units Lower-Income
Units
Moderate-Income
Units
Above ModerateIncome Units
RHNA 577 195 70 312
Pipeline Residential Development Credited Toward
RHNA 395 26 20 349
Potential Accessory Dwelling Units 64 43 2 19
Vacant Site Capacity 16 16 0 0
Underutilized Site Capacity (Net New Units) 181 120 61 — Total Capacity (Net New Units) 656 205 83 368
Total Capacity Surplus (+) — +10 +13 +56
Additional Capacity for Buffer Through Rezoning 64 64 units — RHNA = Regional Housing Needs Assessment
Page | 43 City of South El Monte Appendix E: Sites Analysis and Inventory Figure 4. Overview of Existing Capacity Identified in Sites Inventory
Page | 44 City of South El Monte Appendix E: Sites Analysis and Inventory Table 15. Sites Inventory Table (Existing Capacity)
Included in
Previous
Cycle(s)
Site
ID* APN19 Acres Zoning
Designation
General
Plan
Designation
LowerIncome
Units
ModerateIncome
Units
Above ModIncome
Units
Total
Units Site Description
EXISTING CAPACITY (VACANT AND UNDERUTILIZED)
No
1A
8102-032-026 0.13 C-R Mixed-use 0 2 0 2
Used Car Dealer with a land improvement ratio of 0.17.
The Used car dealership is partially on the parcel below (8102-032-02) and includes a large surface parking lot.
No 8102-032-027 0.4 C-R Mixed-use 0 8 0 8
Xpress Lube and Repair for automobile on a small portion of the site, with an FAR of 0.10. A portion of the used car dealer’s structure is on the northern portion of this parcel and the remaining parcel is surface parking lot.
No 8102-032-025 0.54 C-R Mixed-use 0 11 0 11 Surface Parking lot without any structures. Appears to be used to store older vehicles.
No
2B
8102-032-015 0.41 C-R Mixed-use 9 0 0 9
Tow yard with adjoining surface parking lot on parcel
below (APN 8102-032-016) with an FAR of 0.28 for the
parcel.
No 8102-032-016 0.21 C-R Mixed-use 4 0 0 4 Surface Parking Lot – see above (Parcel adjoining APN 8102-032-015).
No 3 8102-032-030 0.86 C-R Mixed-use 17 0 0 17
Commercial building in need of repairs built in 1946, and large surface lot in the back of the building with a total FAR of 0.19 on the parcel.
No
4C
8581-037-002 0.28 C-R Mixed-use 6 0 0 6
Surface parking lot without existing structures. Appears to be used to store cars as part of used car lot on parcel below (8581-037-003).
No 8581-037-003 0.27 C-R Mixed-use 5 0 0 5
Used car lot with parcels above and below (APN 8581-
037-002 and APN 8581-037-004), and a portion of a
small, older existing structure with a land improvement value of 0.15 and floor are ratio of 0.055.
No 8581-037-004 0.17 C-R Mixed-use 3 0 0 3
Used car lot with parcels above and below (APN 8581-
037-002 and APN 8581-037-003), and a portion of a
small, older existing structure with a land improvement value of 0.013 and floor are ratio of 0.45.
No 5D 8102-031-025 0.16 C-R Mixed-use 0 3 0 3 Fast-Food Restaurant (closed and vacant)
Page | 45 City of South El Monte Appendix E: Sites Analysis and Inventory Table 15. Sites Inventory Table (Existing Capacity)
Included in
Previous
Cycle(s)
Site
ID* APN19 Acres Zoning
Designation
General
Plan
Designation
LowerIncome
Units
ModerateIncome
Units
Above ModIncome
Units
Total
Units Site Description
No 8102-031-026 0.35 C-R Mixed-use 0 7 0 7 Drive-Thru Restaurant with parking and two large drivethrough automobile lanes.
No 6 8102-031-015 1 C-R Mixed-use 20 0 0 20
Old existing building built in 1949. Mini market and auto wholesaler – lot primarily appears to be used as a car
storage lot.
No 7 8102-030-008 0.65 C-R Mixed-use 13 0 0 13
Used car dealers. Very small, existing older structure with a land improvement ration of 0.013 and floor area ratio of
0.0093 – lot primarily appears to be used as a car storage lot.
No 8 8102-028-005 0.58 C-R Mixed-use 12 0 0 12
Old, vacant building built in 1969 which appears to be in need of substantial repairs, and a large portion of the lot is concrete with no existing structures and a floor area ratio of 0.14.
No
9E
8102-028-008 0.58 C-R Mixed-use 12 0 0 12
New City Auto and Used Car Parts. Small, older existing structures built in 1942 with a land improvement ratio of
0.032 and a floor area ratio of 0.043.
No 8102-028-009 0.27 C-R Mixed-use 6 0 0 6 Surface lot used to store used cars and an old, small existing structure built in 1944
No 10 8581-015-004 0.63 C-R Mixed-use 13 0 0 13
Car Dealer with a small existing structure built in 1976 with a floor area ratio of 0.0058 and land improvement
ratio of 0.22, and a large portion of the lot appears to be used to store cars.
No
11F
8581-015-043 0.64 C-R Mixed-use 13 0 0 13 Vacant
No 8581-015-011 0.14 C-R Mixed-use 3 0 0 3 Vacant
No 12 8103-023-025 0.69 R-3
MediumDensity
Residential
0 8 0 8
1 existing older residential building built in 1946 with 1 unit with a land improvement value ratio of 0.65 (Net New Units have been accounted for in total units).
No 13 8103-023-060 0.69 R-3
MediumDensity
Residential
0 7 0 7
2 existing older units built in 1952 with a land
improvement value ratio of 0.3 (Net New Units have been accounted for in total units).
No 14 8104-024-015 0.77 R-3
MediumDensity
Residential
0 5 0 5
5 existing older smaller units built in 1935 with a land improvement value ratio of 0.77 (Net New Units have
been accounted for in total units).
Page | 46 City of South El Monte Appendix E: Sites Analysis and Inventory Table 15. Sites Inventory Table (Existing Capacity)
Included in
Previous
Cycle(s)
Site
ID* APN19 Acres Zoning
Designation
General
Plan
Designation
LowerIncome
Units
ModerateIncome
Units
Above ModIncome
Units
Total
Units Site Description
No 15 8104-024-014 0.87 R-3
MediumDensity
Residential
0 5 0 5
6 existing older smaller units built in 1958 with a land improvement value ratio of 0.87 (Net New Units have
been accounted for in total units).
No 16 8104-024-013 0.55 R-3
MediumDensity
Residential
0 2 0 2
5 existing older smaller units built in 1948 with a land improvement value ratio of 0.53 (Net New Units have
been accounted for in total units).
No 17 8119-006-033 0.54 R-3
MediumDensity
Residential
0 3 0 3
4 existing older smaller units built in 1956 with a land improvement value ratio of 0.94 (Net New Units have
been accounted for in total units).
PLANNED, APPROVED, AND PROSPECTIVE PROJECTS
Yes 21 8118-022-096 3.54 C-R Mixed-use 12 0 28 40 Pending Project; Horizons Townhomes (See Section 4.1 for details)
No
22G
5281-002-005 0.33 C-R Mixed-use 4 0 69 73 Pending Project; 2727 Rosemead Blvd (See Section 4.2 for details)
No 5281-002-009 0.033 C-R Mixed-use 0 0 0 See
above See above
No 5281-002-006 0.33 C-R Mixed-use 0 0 0 See
above See above
No 5281-002-010 0.2 C-R Mixed-use 0 0 0 See
above See above
No 5281-002-018 0.47 C-R Mixed-use 0 0 0 See
above See above
No 5281-002-011 0.37 C-R Mixed-use 0 0 0 See
above See above
No
23H
8102-029-025 0.86 C-R
MediumDensity
Residential
8 0 61 69
Pending Project; 2610-2634 Chico Ave and 2607-2637
Humbert Ave
(See Section 4.3 for details)
No 8102-029-007 0.43 R-3
MediumDensity
Residential
0 0 0 See
above See above
No 8102-029-006 0.43 R-3
MediumDensity
Residential
0 0 0 See
above See above
Page | 47 City of South El Monte Appendix E: Sites Analysis and Inventory Table 15. Sites Inventory Table (Existing Capacity)
Included in
Previous
Cycle(s)
Site
ID* APN19 Acres Zoning
Designation
General
Plan
Designation
LowerIncome
Units
ModerateIncome
Units
Above ModIncome
Units
Total
Units Site Description
No
23H
(Cont.)
8102-029-005 0.43 R-3
MediumDensity
Residential
0 0 0 See
above See above
No 8102-029-026 0.87 R-3
MediumDensity
Residential
0 0 0 See
above See above
No 8102-029-018 0.43 R-3
MediumDensity
Residential
0 0 0 See
above See above
No 8102-029-019 0.43 R-3
MediumDensity
Residential
0 0 0 See
above See above
No 8102-029-020 0.43 R-3
MediumDensity
Residential
0 0 0 See
above See above
No
24I
8581-038-002 0.15 R-3 Mixed-use 0 0 0 See
above See above
No 8581-038-025 0.13 C-R Mixed-use 0 0 6 6 Pending Project; North Adelia Ave (See Section 4.3 for details)
No
25J
8102-037-024 9.55 SP Specific Plan 0 20 187 207 Pending Project; 2540 Rosemead Blvd (See Section 4.3 for details)
No 8102-037-022 2.49 SP Specific Plan 0 0 0 See
above See above
No 8102-037-020 1.15 SP Specific Plan 0 0 0 See
above See above
*Note: Generally, a site is a parcel or a group of parcels that can accommodate a portion of the jurisdictions RHNA. Sites may be made up of multi-parcels with the potential for lot consolidation. All multi-parcel sites are denoted by a number and letter in their Site ID. All parcels belonging to one site, will have the same Site ID listed in this table.
Page | i City of South El Monte Appendix F: Community Engagement Appendix F: Community Engagement Summary
TABLE OF CONTENTS
1. Introduction............................................................................................................................. 1
2. Online Survey........................................................................................................................... 1
3. Stakeholder Interviews............................................................................................................ 2
4. Virtual Public Workshop.......................................................................................................... 2
5. Planning Commission and City Council Joint Session Public Meeting..................................... 3
6. Planning Commission Public Meeting ..................................................................................... 3
7. Special Event Outreach............................................................................................................ 4
8. Public Comments..................................................................................................................... 4
9. Presentation Materials............................................................................................................ 5
Page | 1 City of South El Monte Appendix F: Community Engagement
1. Introduction
The City of South El Monte (City) conducted a robust public outreach program that engaged a broad spectrum of the community and stakeholders. The City is committed to continuing meaningful engagement throughout the entirety of the 6th Cycle housing element (6th Cycle). The City is aware of the need to make engagement practices more accessible to all community members, including lowerincome households and populations with a disability. The City is committed to developing specific strategies to reach out to these populations as demonstrated in Programs 15 and 17 of the Housing Element which commit the City to better connecting residents to resources related to housing.
Stay-at-home orders of 2020 and 2021 provided the City with opportunities to explore new avenues for public engagement and increased access for those that are traditionally not involved in the planning process. Outreach and formal engagement activities were held virtually across a variety of platforms. Data and input collected from the outreach process were heavily factored into the development of the Housing Element as well as the resulting implementation actions. The following outreach activities were conducted to engage stakeholders and inform the development of the Housing Element.
2. Online Survey
The online survey engaged 22 participants to better inform local housing needs and concerns. The survey was posted on the City’s website and social media platforms, such as on the City’s Facebook page, advertised in the City’s newspaper, and emailed to the City’s interested parties list. The survey was also advertised through a bilingual (Spanish and English) flyer, emailed directly to key stakeholders, and during the virtual community meeting held in June. The survey was available for community members who wished to participate during the months of June and July 2021. The survey was available in both English and Spanish. The virtual format of this engagement strategy is not only more accessible to the mobility impaired since it could be taken from home, but it is also convenient for low-income families who may work late jobs or manual labor and would prefer to be with family and resting at home rather than attending an inconvenient in-person community workshop. Furthermore, the online format allows for the use of external software programs which can make written text more accessible to individuals experiencing disabilities such as vision impairment by increasing the text size or running a program that reads aloud the text from the screen. Many of the survey participants are current residents who own single-family residences and have chosen to live in the City because it is close to family and friends, they were born and raised here, and because of affordability. • The majority of survey participants identified the housing most needed in the City were single family homes, followed by condominiums and accessory dwelling units. • There were a wide range of responses regarding the most urgent housing concerns in the City; however, the main issues identified were housing affordability and availability, overcrowding, and homeownership.
• When participants were asked how the City should plan for 577 additional dwelling units, most participants selected “allowing more housing in single-family neighborhoods,” followed by increasing opportunities for backyard units such as Granny flats or accessory dwelling units.
Page | 2 City of South El Monte Appendix F: Community Engagement
3. Stakeholder Interviews
An extensive list of stakeholders, as identified by the City, and all interested parties were individually called to participate in one-on-one stakeholder interviews pertaining to housing and development within the City of South El Monte. Stakeholders who participated included social service and emergency resource organizations such as San Gabriel/Pomona Regional Center and El Monte/South El Monte Emergency Resources Association; the City’s Senior Services Center; other non-profits including, food pantries such as Cory’s Kitchen Food Pantry, God Provides Food Bank, and Woman, Infants, and Children; homeless and transitional living shelters such as East San Gabriel Valley Coalition for the Homeless and Whittier Area First Day Coalition (WAFDC). Many of these stakeholders provide services and work closely with lowerincome households and residents with special needs. Their comments as they relate to the state and development of housing in the City are as follows:
• Stakeholders highlighted the need for more affordable housing and multi-family units, development of senior communities near resources and available at affordable rates, and the lack of housing availability.
• Stakeholders noted the of lack of housing coupled with a high population of low-income residents prevents their residents from purchasing a home in the City. There was also consensus among stakeholders that there are not enough senior communities in the City. And they would like to see more affordable senior residences developed with “wrap-around” services such as social and nutritional programs.
• When stakeholders were asked to provide feedback for accommodating additional housing units, many agreed increasing densities in existing neighborhoods and areas already planned for housing was a good strategy—specifically, in areas with existing resources. Stakeholders have conflicting opinions regarding increasing housing opportunities along commercial corridors and for backyard units. Although some stakeholders noted they would like to see mixed-use buildings with ground floor commercial uses in the City, others were concerned with their impact on traffic.
One stakeholder referenced a housing development in Baldwin Park as an example, which has increased traffic along Ramona Avenue. Some stakeholders agreed backyard units may benefit the older adult population; however, they noted it would not address the density of housing that is needed in the City.
4. Virtual Public Workshop
A virtual community meeting was held on June 29, 2021 and allowed interested parties to be engaged in a more formal setting where they learned about the planning process, the components of the Housing Element, and the importance of their role in the development of the plan. Bilingual (English/Spanish) services were provided during the virtual public workshops to engage a broad spectrum of community members. The workshop was held during a weekday evening, outside of traditional working hours, and streamed live via Zoom to facilitate participation. Prompting questions led to meaningful feedback from the community to gauge their priorities and identify areas where they would like to see future growth accommodated. This workshop was promoted on multiple channels including the City’s website and social media platforms. Some of the participants present included residents, property owners and employees.
During the workshop, participants highlighted housing affordability, availability, and quality as the most
Page | 3 City of South El Monte Appendix F: Community Engagement urgent housing needs in the City. When asked about the housing most needed in the City, there was consensus among participants who wanted to see single-family residences. Other participants also noted the need for apartments and duplexes. Participants were also asked to provide feedback for accommodating additional housing units. Participants identified increasing density in existing neighborhoods as the best strategy.
5. Planning Commission and City Council Joint Session Public Meeting A Joint Planning Commission and City Council Session occurred on April 20, 2021. Council and Commission members were presented the findings of the background analysis of the Housing Element in a formal setting open to the public. They were also presented the local housing needs, and the City’s fair share of needed housing during the 6th Cycle Housing Period and discussed lack of affordability in the City as a major constraint, and possible options for an adequate-sites program to identify sites that can be developed within the planning period.
6. Planning Commission Public Meeting
A Planning Commission Session occurred on July 20, 2021. Planning Commission members were provided with an overview of the Housing Element, including its purpose and required components, and outreach efforts to date as well as upcoming events. The Planning Commission was also provided with the goals, policies, and potential programs. During the discussion, Commission members highlighted the need to assist lower-income households in achieving homeownership, including broader homeownership options, such as condominiums and duplexes in addition to single-family homes. Commission members also expressed an interest in developing strategies for boosting the City’s competitiveness in housing related funding applications and grant programs. The Planning Commission members also highlighted the need for extensive outreach and continued inclusion of Spanish materials and presentations as well as consideration for other language needs in the City.
The outreach conducted for the update to the Housing Element, engaged a broad range of community members and stakeholders alike. The City cast a wide net to gain participation from all segments of the City’s interested parties, including lower-income and special needs groups. The extensive outreach process 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.
Page | 4 City of South El Monte Appendix F: Community Engagement
7. Special Event Outreach
The City held a summer concert on August 19, 2021, to provide the community with an opportunity to engage with other community members, elected officials, and City staff. City staff hosted a booth to promote participation in the Housing Element’s public review period, share information related to their new programs, educate the community, and receive feedback related to fair housing survey questions. In addition, the fair welcomed many food and craft vendors as well as a popular band, the Cold Duck. The City advertised the event by promoting it on their website, in the local newspapers, and through social media avenues. All residents were welcomed to participate in this event and accommodations were generally available for those who needed them. The City’s Planning Department setup a booth to provide the community with information about the Housing Element and Environmental Justice and Safety Element updates. Community members were offered gift cards, promotional gear, and entries into raffles in exchange for their participation. Informational and interactive poster boards asked the community to identify areas in the City with greater access to opportunity, specifically related to fair housing, and to prioritize Environmental Justice and Safety issues such as pollution exposure, air quality, access to healthy food, and physical activity. In addition to the interactive activities, the community was asked to participate in a survey. A total of 54 people participated in the survey. The survey asked participants to indicate what fair housing related issues they faced in the City. The majority of participants indicated that they do not experience any housing challenges. The second most selected response was that participants were afraid their rent would increase if they made a request for an accommodation for a household member with a disability. About 71 percent of participants are long-term residents, therefore, when asked if in the past five years they had had to move out of their residence when they did not want to move, many responded the question was not applicable to them. However, approximately 12 percent of participants indicated that rent or homeownership costs had become unaffordable.
8. Public Comments
The Housing Element 6th Cycle Public Review Draft was posted to the City’s website on August 11th, 2021 and ended on September 13, 2021. In addition to posting the document to the City’s website, the draft was also advertised on the City’s social media platforms and during the special event summer concert on August 19th, 2021. Only one public comment was received from a City resident who provided input on affordable housing and expressed concerns with increased vehicle numbers in residential areas and vehicles speeding—relevant comments to the Housing Element Update are provided in Table 1, Public Comment Summary. Frequent comments received during the public engagement period through online surveys, community workshops, and stakeholder interviews indicate City residents and stakeholders are concerned about the availability of senior housing, lack of affordable housing and a need for multi-family housing. These comments were incorporated and addressed through programs in the Housing Element, specifically, Programs 2, 3, 6, 9, 10, 26, and 28. The City is also committed to continuing to engage the public throughout the planning period and work with the public, developers, and relevant agencies, and organizations to foster citywide discussions on housing supply, affordability, and Fair Housing.
Page | 5 City of South El Monte Appendix F: Community Engagement Table 1. Public Comment Summary
Comment Response
Affordable housing is necessary in this city and throughout the county/country. Single Homes are fantastic, the
conversion of garages for living is also fantastic and
practical, but the parking of vehicles can be limited. Some streets are beginning to look like parking lots.
The City implements parking requirements and standards for Accessory Dwelling Units and allows for the conversion of garages to ADUs consistent with state law. Program 5 the Housing Element addresses updates regarding the ADU regulations and an incentive for affordable ADUs.
Are the new housing complexes equipped with plenty of
residential parking areas. Are parking garages being
considered?
The City is responsible for identifying capacity to accommodate new development and removing governmental constraints to development.
Through Program 3, 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 any necessary Zoning Code revisions to ensure that parking standards for multi-family housing do not pose a constraint to the development of housing.
Are these new housing complexes equipped with mini
playgrounds for the kids?
Open Space requirements for multi-family development have been identified as a constraint and are addressed though Program 3.
However, the City will be looking for more creative solutions to address recreational needs in manner that doesn’t impose development constraints.
California is in a drought, is the city taking this into consideration with more residents, more water use?
The City considered infrastructure capacity including water supply and demand during the 2021 – 2029 planning period and beyond. The water purveyor has identified adequate water supply to meet the demands through the 2040-planning horizon which considers projected population growth. Further, Program 27 of the Housing Element commits the City to coordination with local water providers to ensure priority service for affordable housing developments.
9. Presentation Materials
The following sections provides an overview and copy of the presentation materials used during the Planning Commission and City Council Joint Session, Planning Commission Public Meeting, Virtual Public Workshop, results from the online survey, and material from the Special Event Outreach.
Page | 6 City of South El Monte Appendix F: Community Engagement
9.1 Planning Commission and City Council Joint Session
The first Joint Planning Commission and City Council Session occurred on April 20, 2021. A copy of the PowerPoint used for the presentation is provided below [Exhibit A]. The PowerPoint provided a detailed description regarding what a Safety, Environmental Justice, and Housing Element entail, as well as a brief overview of how the City is assigned their Regional Housing Needs Assessment allocation.
1 South El Monte
Housing, Safety & Environmental Justice Elements
JOINT CITY COUNCIL/PLANNING COMMISION MEETING APRIL 20, 2021 Meeting Overview
Introductions
Project Overview
01 Next Steps
02 03
04 Council/Commission Discussion
1 2
Exhibit A
3 01 Introductions
4 Meet the Team
ASHA BLEIER
Project Manager
ERIKA VAN SICKEL
Lead Planner
COLBY CATALDI
Community
Development Director
IAN MCALEESE
City Project Manger
HENRY ECKOLD
Planner
3 4
5 02 Project Overview
6 What is a SAFETY ELEMENT?
A set of goals, policies, and actions that address both natural and human caused hazards related to air
pollution, extreme heat, flooding, earthquakes,
hazardous materials, wildfires, and the potential role
of climate change.
5 6
7 What is the purpose of the Safety Element?
Mitigation
• Reducing or
stabilizing the
hazard
Preparedness
• Readiness in the
event of an
emergency
Response
• Stabilizing an
emergency event
Recovery
• Steps to build back
better after an
event
8 What are South El Monte’s Risks?
High Extreme Heat
Medium Hazardous Materials Air Pollution
Low Flooding Wildfire
Seismic Hazards
High Medium Low
Potential Impact
Adaptive Capacity
7 8
9 What is the ENVIRONMENTAL JUSTICE ELEMENT?
The fair treatment and meaningful involvement of all people regardless of race, color, national origin, or income, with respect to the development, implementation, and enforcement of laws, regulations, and policies.
What is Environmental Justice?
10 What is the ENVIRONMENTAL JUSTICE ELEMENT?
What is the purpose of the Environmental Justice plan?
Improve health, air
quality, food choices,
parks, safety, streets,
sidewalks in
environmental justice
communities (EJCs)
Promote getting involved
in your local government
so you can affect change
for your neighborhood.
Making improvements
happen through
programs.
9 10
11 Low-income communities with
pollution burden score
75% or above
Address wellness and equity
for underserved communities
of the City
Examine existing conditions
for population characteristics,
socioeconomic opportunity,
environmental conditions, and
health and vulnerability
factors
Identifying Environmental Justice
Within the City’s jurisdiction, EJCs are identified through a customized methodology incorporating statewide and community-level data:
CalEnviroScreen
3.0 CA Healthy
Places Index
EJ += Communities
12 What is a HOUSING ELEMENT?
A set of goals, policies, and actions that address the housing needs of all current and anticipated residents at all income levels over eight‐years (2021‐2029)
11 12
13 What is the purpose of the Housing Element?
Identify housing needs
Identify barriers to housing
production
Analyze and further Fair Housing
Identify sites available for housing
Identify programs and actions to
meet the needs
Facilitate housing production on
sites identified
Housing Action Plan
Development
Barriers
Available Land
and Financial
Resources
Housing
Needs
14 What does the data show?
1970-1980 New 1Unit Per
1.74 Persons
Added
1990-2000 New 1Unit Per
4.52 Persons
Added
2010-2018 New 1Unit Per
3.32 Persons
Added
13 14
15 What does the data show?
Overcrowding
• Within Households
Changing
Population
• Changing Needs
• Older adults
Affordability
• Housing
Overpayment
Housing Options
• Housing Supply
• Low Vacancy
16 How many housing units does South El Monte have to plan for? Imperial, 15,933
Los Angeles, 812,060 Orange, 183,861
Riverside, 167,351
San Bernardino,
138,110
Imperial
Los Angeles
Orange
Riverside
San Bernardino
708 Units
Los Angeles,
812,060 South El Monte, 708
*Inclusive of a Buffer as mandated by HCD
15 16
17 Addressing the RHNA Allocation
Site Inventory Requirements
• Vacant Sites/Underutilized
• Size Constraints - 0.5 acres – 10 acres
• IL Ratio – Structure Value compared to Land Value
• Building Age – 1970’s and older
• Minimum Densities – 30 du/ac for lower-income sites
• Realistic Capacity – must be based either on:
• Past density trends near max allowable density in zone; • Minimum densities
18 Tools in the Toolbox
Regulations Incentives
Regulatory Relief
Streamlining
Bonuses (density
and FAR)
Reduced Parking
Objective Design
Standards
By‐Right
Processing
17 18
19 Council/Commission
Any questions before we
proceed?
20 Where are we today?
• 51% of the City is zoned for
Manufacturing/Commercial-Manufacturing
• M: 773 acres; C-M: 118 acres
• 20% is zoned for Low-Density Residential
• R-1 (8 du/ac); 347 acres
• 9% is zoned for Medium-Density
Residential
• R-3 (16 du/ac); 162 acres
• 2% is zoned for Mixed-Use
• C-R (varying densities from 35-100 du/ac); 46
acres
19 20
21 Where are we today?
Underutilized Sites in each zone
Underutilized Sites Criteria
• Building was built prior to 1970
• Improvement to Land Value
Ratio is less than 1
22 Underutilized Sites in
the “C‐R” Commercial‐
Residential Zone
21 22
23 Underutilized Sites in
the “C‐M”
Commercial‐
Manufacturing Zone
(134 of 189 sites)
24 Underutilized Sites in the
“M” Manufacturing Zone
(925 of 1,441 sites)
23 24
25 Where are the opportunities?
Accessory Dwelling Units
Potential New Development
Opportunity Areas
Increase Residential
Opportunities Along Key
Corridors
Increase Residential Zone
Densities and Minimums
Other ideas?
26 Council/Commission
Do you have any thoughts or
ideas about how to best
accommodate the housing
need?
25 26
27 03 Next Steps
28 Next Steps
We are here in the process…
COLLECTING
DATA
DEFINING
COMMUNITY
PRIORITIES
CONDUCTING
OUTREACH
27 28
29 Next Steps
PLAN
PREPARATION
PUBLIC
REVIEW
ADDRESS
COMMENTS
PUBLIC
HEARINGS
30 Council/Commission
04 Discussion
29 30
31 Questions for Council/Commission
What have you heard from
the community are the
biggest safety issues?
32 Questions for Council/Commission
What have you heard from
the community are the
biggest housing needs
and priorities?
31 32
33 Questions for Council/Commission
What specific barriers,
challenges, or factors do you
think adversely affect housing
production in South El
Monte?
34 Any other questions or comments?
33 34
35 Thank You
35
Page | 7 City of South El Monte Appendix F: Community Engagement
9.2 Virtual Public Workshop
A virtual community meeting was held on June 29, 2021 and allowed interested parties to be engaged in a more formal setting where they learned about the planning process, the components of the Housing Element, and the importance of their role in the development of the plan. Although the presentation below is in English, during the meeting, the information was presented both in English and Spanish [Exhibit B].
1 While we are waiting to start…
Let's get familiar with Zoom
Raise your hand if you
need to be unmuted Use the Q&A to ask
questions
2 South El Monte Housing
Element Update
Public Meeting
PRESENTED BY THE CITY OF SOUTH EL MONTE JUNE 29, 2021
1 2
Exhibit B