South Pasadena City Council
May 30, 2023

Prioritized contributing factors are bolded in Table VI-33 and associated actions to meaningfully affirmatively further fair housing related to these factors are bolded and italicized.

Table VI-33

FACTORS THAT CONTRIBUTE TO FAIR HOUSING ISSUES

AFH IDENTIFIED FAIR

HOUSING ISSUE CONTRIBUTING FACTORS MEANINGFUL ACTION
Displacement/exclusion of lowerincome residents and overpayment for housing by renters and homeowners Housing shortages in the City Lack of affordable and assisted housing units Unaffordable rents and home prices Cost of rehabilitation or repair Shortage of sites that could be feasibly redeveloped Currently limited partnerships with affordable housing developers Program 1.c - Housing Rehabilitation and Code Enforcement Program 2.a - Planning Assistance and Permit Processing Program 2.b - Affordable Housing Production Program 2.c - CalHome Program Program 2.d - Section 8 Rental Assistance Program 2.e - Density Bonus Program 2.f - Homeless Services Program 2.i Inclusionary Housing Regulations – Monitor for Effectiveness
Program 2.k - Affordable Housing Overlay Zone Program 3.a - Rezone and Redesignate Sites to Meet RHNA Program 3.c – Replacement of Lost Units from Residential Demolitions Program 3.f - Allow and Facilitate ADUs Program 3.g - Monitor ADU Production Program 3.k - ADU Education, Promotion, and Homeowner Outreach
Program 4.a - Land Use Controls – Emergency Shelters Program 4.b - Land Use Controls – Transitional and Supportive Housing Program 5.a - Fair Housing Education, Outreach, and Services Modest overcrowding in central and northern areas of the City Availability of affordable units in a range of sizes Program 2.n – Citywide Height Limit Ballot Initiative Program 3.b - Mixed-Use Developments and Adaptive Re-Use Program 3.d - Parcel Assemblage Program 3.f - Allow and Facilitate ADUs Program 5.b - Encouraging a Variety of Housing Types
Displacement risk due to repair and rehabilitation need to maintain habitability and/or lack of accessibility for seniors and persons with disabilities Aging housing stock Cost of rehabilitation or repair Cost of retrofitting existing properties Shortage of accessible units Need for higher levels of new, ADA-compliant development Program 1.b - Housing Acquisition
Program 1.c - Housing Rehabilitation and Code Enforcement Program 2.g - Senior Housing Program 3.f - Allow and Facilitate ADUs Program 4.d - ADA Accessibility Standards Program 4.e - Universal Design 3 - 152
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AFH IDENTIFIED FAIR

HOUSING ISSUE CONTRIBUTING FACTORS MEANINGFUL ACTION
Potential housing discrimination against protected classes Existing racially restrictive covenants, though not enforced Historic discriminatory practices Lack of education and mediation services for renters, buyers, property owners, and real estate professionals Program 4.d - ADA Accessibility Standards
Program 5.a - Fair Housing Education, Outreach, and Services Program 5.c - Removal of Racially Restrictive Covenants from Property Deeds Citywide
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6.5 HOUSING CONSTRAINTS
Market conditions, as well as governmental programs and regulations, affect the provision of adequate and affordable housing. Housing Element law requires an assessment of potential and actual governmental and non-governmental constraints affecting the development of new housing and the maintenance of existing units for all income levels. Potential market, governmental, and environmental constraints that contribute to housing development costs in South Pasadena are addressed herein.

6.5.1 Market Constraints
Construction Costs
Construction costs can constitute a constraint to affordable housing in the City that is largely outside of the City’s control. Labor and materials costs have a direct impact as they comprise the main component of housing costs. If labor or material costs increase substantially, the cost of construction in the City could rise to a level that impacts the price of new construction and rehabilitation.

Therefore, increased construction costs have the potential to constrain new housing construction and rehabilitation of existing housing.

The cost of construction is influenced by market demand and market-based changes in the cost of materials, which may also be affected by Building Code requirements. The cost of construction depends on the type of unit being built and on the quality of the product being produced. Laborsaving materials and construction techniques are available but they tend to reduce the quality of the finished product. The type of product largely determines the cost of construction. The cost of labor is based on a number of factors, including housing demand, competition for other construction projects, the number of contractors in an area, and whether construction workers are being paid based on union scales. Estimates of construction costs in the Los Angeles region from an online source (Building-Cost.net), published by the Craftsman Book Company, indicate that a typical 2,000- square-foot, wood-frame, single-family residence costs approximately $284,203 total (or approximately $142 per square foot) for labor and materials, not inclusive of land.20F 20 It is likely that
construction costs in the City of South Pasadena would exceed this figure based on the high quality of design standards required by the community. In March 2020, the City estimated that the typical cost of construction for multifamily housing was $112.76 per square foot21F 21, although this figure is
likely to have increased in the past 18 months. Reducing amenities and the quality of building materials, while maintaining the minimum requirements for health, safety, and performance, would reduce costs but would bring the developer a lower sales price.

The constraint of construction costs can be mitigated to some extent through economies of scale, reducing the overall cost per unit when a project contains a higher number of units. Components of the housing plan that increase unit density and facilitate state density bonuses in conjunction with the provision of affordable housing directly address the market-based constraint of housing cost. 20 This estimate includes a two-car garage and forced air heating. 21 M. Lin, personal communication, March 31, 2020.
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2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 129 Another component of construction cost is the cost associated with infrastructure improvements to serve the new development. New residential development projects are required to provide on-site water and sewer lateral connections to existing City mains and to construct new storm drain improvements, including National Pollutant Discharge Elimination System (NPDES) required components, and are factored into the usual cost of construction. In addition, the City’s Low Impact Development ordinance required by the regional water quality control board requires all developments of one acre or more to provide for subterranean drainage of stormwater, which is more expensive than connection to a storm drain.

Existing City services, including water, sewer, and storm drain facilities, are available to serve new housing development. The Program Environmental Impact Report being prepared for the Housing Element and the rest of the General Plan Update will further analyze the sufficiency of City services to address all of the units planned for in the Housing Element. Dry utilities (electrical and internet service) are also available to serve all the sites in the inventory.

In January 2015, the City Council adopted new development impact fees for new water and sewer connections for new developments. Previously, the common practice was for the cost of new connections to be absorbed by the service charges paid by existing South Pasadena utility customers, but changes in state law no longer allow this former practice to be conducted. Chapter 16B of the City’s Municipal Code provides the legal basis for the imposition of development impact fees on development, describes which developments are exempt from the fee, and details how the fee should be calculated. When the Council adopted the connection fees in 2015, the cost for a new equivalent meter size of 5/8 by 3/4 inches—the most common household water connection—was $7,916. New sewer connection fees cost $2,094 per dwelling unit. California Government Code Section 66000 et seq. allows local jurisdictions, like South Pasadena, to charge water connection fees and South Pasadena’s fees are similar to surrounding jurisdictions, like Pasadena to the north. These connection fees do not place a constraint on new housing development in South Pasadena.

Some of the vacant single-family parcels on the inventory are located in hillside areas, where an additional construction cost is incurred for required grading in association with stepping of the pad and providing retaining walls. There are a few hillside properties that may be appropriate for multifamily housing and the need to provide for multi-stepped pads on those sites could constitute a constraint.

Land Costs
The price of land is a key component of the total housing cost, and land prices in South Pasadena are high, and continue to increase. According to a survey of vacant residential land sales on Zillow in September 2021, vacant land costs range from $34-$118 per square foot in the City, depending on location, development capacity of the land, and whether planning approval has been approved for the project. This is not substantially changed as compared with $40-$100 per square foot documented in the 2013-2021 Housing Element. Over the past housing element period, most of the new housing units have been single-family homes and ADUs, with a few smaller multi-family projects completed.

Many of these new homes were built in vacant, hillside areas, or replaced existing structures. The policies of this housing element focus on different land resources throughout the city, with an expectation of replacing non-residential uses with multi-family or mixed-use residential development.

This will undoubtedly have an effect on land prices as the market adjusts to the changes in opportunity for land in different parts of the city.
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National policies and economic conditions determine interest rates, and there is little that local governments can do to affect these rates. First-time homebuyers are the group impacted the most by financing requirements. As of December 2020, interest rates for mortgages in South Pasadena generally ranged from 2 percent for a fixed-rate 15-year loan to 2.7 percent for a 7/6-month adjustable-rate mortgage. With interest rates remaining low for an extended period, sales prices have steadily increased, which, along with changes in lending practices in the last 10 years, has created a constraint to housing for some potential purchasers. Another more critical impediment to homeownership is the ability of potential buyers to fulfill down payment requirements, and the ability of buyers to receive a favorable credit rating. A conventional home loan typically requires 20 percent of the sale price as a down payment, which is the largest constraint to first-time homebuyers. This indicates a need for flexible loan programs and a method to bridge the gap between the down payment required and a potential homeowner’s available funds. The availability of financing for developers under current economic conditions also poses a constraint on development that is outside of the City’s control. Historically, jurisdictions could offer interest rate write-downs to extend home purchasing opportunities to a broader economic segment of the population through the use of state and federal financing programs, when available.

6.5.2 Governmental Constraints
Housing affordability is also affected by the actions and policies through which the City and State can have an impact on the production of housing. Land use controls, site improvement requirements, California building codes, fees, and other local programs intended to improve the overall quality of housing may serve as constraints to the development of affordable housing.

General Plan Land Use Element and the Mission Street Specific Plan The South Pasadena General Plan Land Use Element sets forth the City’s policies for guiding local development by establishing the amount and distribution of land to be allocated for different uses within the City. The current (1998) General Plan Land Use Element acts as a constraint on housing production through limitations that preclude mixed-use and higher density multi-family housing. The comprehensive revision of the General Plan and preparation of a new Downtown Specific Plan that will replace the Mission Street Specific Plan will play a major role in addressing this constraint. The draft General Plan presents a community vision for South Pasadena through 2040 that aligns with the programs in this housing element. Adoption is anticipated at the same time as Housing Element adoption.

South Pasadena’s current General Plan residential land use densities are shown in Table VI-34. 3 - 156
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GENERAL PLAN RESIDENTIAL LAND USE CATEGORIES

RESIDENTIAL LAND USE DESIGNATIONS DENSITY (DWELLING UNITS PER ACRE) Estate & Very Low-Density Residential 1 – 3.5
Low-Density Residential 3.5 – 6
Medium-Density Residential 6 – 14
High-Density Residential 14 – 24
Altos De Monterey (Overlay Zone) 1 unit per lot
Source: Land Use & Community Design Chapter, South Pasadena General Plan, October 1998 The new plans anticipated to be adopted in 2022 will allow a range of densities, including mixed-use zoning with 30-70 dwelling units per acre.

Residential Zoning Regulations
Residential site development standards are summarized by zoning district in Table VI-35. The City maintains the current Zoning Code with zoning and development standards on the City website. 3 - 157
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RESIDENTIAL SITE DEVELOPMENT STANDARDS BY ZONING DISTRICT Requirement by Zoning District (*)
Development Feature RE RS RM RH AM Minimum lot size Minimum area and width for new parcels.

Area 12,500 sf 10,000 sf 10,000 sf 10,000 sf
As shown on Final Tract Map 25588, except for mergers and lot line adjustments, provided that such actions shall not cause any significant gain or loss in the area of the tract. The subdivision of any existing lot is prohibited.

Width 75 ft; 85 ft for a corner lot 50 ft; 60 ft for a corner lot 60 ft; 80 ft for a corner lot Regular lots: 30 ft. Flag lot “pole”: frontage width may be 25 feet for parcels 306 and 307 to accommodate a 10-foot wide path parallel to the flag lot stem.

Residential density
Maximum number of dwelling units allowed in a project. The actual number of units allowed will be determined by the City through subdivision or land use permit approval, as applicable.

Allowable density 1 - 3.5 du/acre 3.51 - 6 du/acre 6.1 - 14 du/acre 14.1- 24 du/acre 1 du/lot Minimum density allowed Each legal parcel in a residential zoning district will be allowed one single-family dwelling regardless of lot area; parcels in zoning districts that allow single-family and multifamily residential districts may also be allowed an accessory dwelling unit in compliance with Section 36.350.200 (Residential Uses - Accessory Dwelling Units).

Minimum lot area/ multifamily unit N.A. 3,200 - 7,300 sf 1,900 - 3,200 sf N.A.

Setbacks Minimum and, where noted, maximum setbacks required. See Section 36.300.030 for setback measurement, allowed projections into setbacks, and exceptions to setbacks.

Front
25% of lot depth, with a minimum of 25 ft, and a maximum requirement of 35 ft 20 ft
20 ft; 85 ft from street centerline on Huntington Drive See Table 2-8 of South Pasadena Municipal Code Division 36.250 (AM Overlay District Setback Requirements). The side setback requirements in the table identify each side (i.e., 15’-5’ means 15 ft on one side and 5 ft on the other).

Front exception
If 60 percent or more of the lots on the same block face have structures with front setbacks different from the above, the required front setback shall be the average of the existing front setbacks, provided that no more than 45 feet shall be required in the RE district, and 35 ft shall be required elsewhere.

N.A
Sides, each 10% of lot width 10% of lot width, 4 ft minimum 10 ft See Table 2-8 of South Pasadena Municipal Code Division 36.250 (AM Overlay District Setback Requirements). The side setback requirements in the table identify each side (i.e., 15’-5’ means 15 ft on one side and 5 ft on the other). Side, street side 20% of lot width, to a maximum requirement of 15 ft 15 ft Rear 25 ft 20 ft 15 ft, or 5 ft if abuts an alley. 25 ft Garage An attached garage shall be set back a minimum of 10 ft from the front of the main structure N.A. 3 - 158
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Development Feature RE RS RM RH AM
Accessory structures
As required for primary structures, except that: 0BA structure of 120 sf or less may be placed within a required side or rear setback, but not a front setback or in front of the frontmost dwelling unit on the lot;  1BA detached garage or carport or other accessory residential structure shall be located at least 5 ft from a side and/or rear property line, except if the required side yard setback for the dwelling/s is less than 5 ft, in which case the lesser side yard setback may be used for a detached garage or carport only. Such structures cannot be located in the front setback or in front of the frontmost dwelling unit on the lot;  2BAccessory structures shall be located at or beyond the required streetfacing side yard setback for the dwelling/s, except if the Director determines that a lesser setback can be approved using the Administrative Use Permit process detailed in Section 36.350.170(C)(3)(e);  3BPrivate residential recreational facilities shall be located at least 5 ft from a side and/or rear property line and cannot be located in the front setback, or in front of the frontmost dwelling unit on the lot or in the street-facing side setback of a corner lot.

N.A.

Building separation 10 ft between structures on the same site.

Lot coverage Maximum percentage of total lot area that may be covered by structures. 40% 50% 60% 40%
Floor area ratio Maximum allowable ratio of building floor area to lot area. See Article 7 (Glossary) for a definition and illustration.

Requirement 0.35 0.50
Single-family
dwellings - 0.40
Multifamily projects
- 0.50

0.35 for main building area for multi-floor structures, maximum Exception
Each dwelling unit may have an attached or detached garage or carport of up to 500 sf in addition to the above-listed FAR. Any square footage in excess of 500 sf is included in the FAR calculation.

N.A.

Height limit
Maximum allowable height of structures in other than hillside areas (see Division 36.340 (Hillside Protection) for height limits in hillside areas). See Section 36.300.040 (Height Limits and Exceptions) for height measurement requirements. See also Section 36.350.170 (Residential Uses—Accessory Residential Structures).

Maximum height of structures, measured from a point 6
inches above the high point of the existing grade line at the existing, previously set front yard setback line to the highest point of the roof or parapet wall.

Maximum Height 35 ft 45 ft Primary Structure: 25 ft Detached Accessory Structure: 15 ft 3 - 159
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Development Feature RE RS RM RH AM
Multiple story exception
No portion of a structure shall encroach through a 45 degree angle projected perpendicularly from the front property line toward the rear property line. See Figure 2-1, page 14. Building height in addition to the above limits may be authorized by the DRB through Design Review (Section 36.410.040) to accommodate dormer windows and/or non-habitable roof structures where appropriate to the architectural style of the dwelling.

N.A.

Open Space N.A.

As required by Section 36.350.190
(Multifamily Project Standards) and listed
below this table
N.A.

Landscaping As required by Division 36.330 (Landscaping Standards) As required by Division 36.330 (Landscaping Standards). No impervious surface shall be allowed in a required front or street side setback area, except for a driveway or approved drainage structure. All trees shall comply with the requirements of Ordinance No. 1991.

Parking As required by Division 36.310 (Parking and Loading) (see detailed discussion on residential parking requirements below) • Dwellings require 3 off-street spaces (2 in a garage or carport), that are a minimum of 10 ft wide by 20 ft long, and entirely located to the rear of the front setback line. • No vehicle, trailer, boat, or component thereof shall be stored on any parking space or driveway, or access thereto, except in a garage or carport, or behind a solid wall or fence that screens the stored object from public view.

Signs As required by Division 36.320 (Signs)
No more than one commercial sign with a maximum area of 6 square feet shall be displayed on any lot; non-commercial signs are not subject to this limitation.

Source: Zoning Code, City of South Pasadena, accessed in 2020 and 2021 Note: This table has not yet incorporated any changes that may be required based on the adoption of Senate Bill 9. 3 - 160
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Multi-Family Open Space Requirements
The following are the open space requirements for multi-family projects excerpted from SPMC Section 36.350.190.C.
“All multi-family residential projects except duplexes shall provide permanently maintained outdoor open space for each dwelling unit (private space), and for all residents (common space).

1. Area required. Private open space shall be provided at a ratio of 200 square feet per dwelling unit. Common open space shall be provided based on the size of the project, as follows in Table VI-36.

Table VI-36

MULTI-FAMILY COMMON OPEN SPACE

PROJECT SIZE COMMON OPEN SPACE REQUIRED PRIVATE OPEN SPACE REQUIRED 3 to 4 units 200 sf 200 sf per unit
5 to 10 units 500 sf
11 to 30 units 1,000 sf
31 and more units 2,000 sf

1. Configuration of open space.
a. Location on site. Required open space areas:
i. Shall be located adjacent to the primary entrance;
ii. Shall be provided as continuous, usable site elements, which shall not include setback areas but may be contiguous to required setbacks; and iii. Private open space shall be at the same level as, and immediately accessible from, a kitchen, dining room, family room, master bedroom, or living room within the unit. Variations from these dimensional and locational standards may be allowed where it can be shown that the required private open space meets the intent and purpose of this Section.

Provision of private open space shall not reduce the common open space requirements of this Section.
b. Dimensions. All open space areas shall be of sufficient size to be usable by residents.
i. Private open space areas shall have a minimum dimension of eight feet on any side, and a configuration that would accommodate a rectangle of at least 100 square feet.
ii. Common open space areas shall have a minimum dimension of 20 feet on any side.
c. Elevation. A minimum of 60 percent of the required common open space shall be located at grade or the level of the first habitable floor. 3 - 161
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d. Uncovered areas required. At least 33 percent of the perimeter of the private open space of each unit, or 100 percent of the roof of the open space of each unit, shall be open to the outdoors. Reference to this requirement shall be included in the Covenants, Conditions, and Restrictions of any common interest development.

2. Allowed uses. Required common open space:
a. Shall be available for passive and active outdoor recreational purposes for the enjoyment of all residents of each multi-family project; and b. Shall not include driveways, setbacks, public or private streets, or utility easements where the ground surface cannot be used appropriately for open space, parking spaces, or other areas primarily designed for other operational functions.

3. Maintenance and control of common open space. Required common open space shall be controlled and permanently maintained by the owner of the property or by a homeowners’ association. Provisions for control and maintenance shall be included in any property covenants of common interest developments.

4. Surfacing. Open space areas shall be surfaced with any practical combination of lawn, paving, decking, concrete, or other serviceable material.

5. Landscaping. The applicant shall submit a landscape plan for approval. Landscape design, installation, and maintenance shall comply with Division 36.330 (Landscaping Standards).

6. Slope. Required open space areas shall not exceed a slope of 10 percent.” The City will evaluate the SPMC Section 36.350.190.C standards as part of the zoning work called for in Program 3.a in Chapter 6.8 of this Housing Element and revise as needed to assure feasibility of projects at proposed densities on the sites in Table VI-50.

Residential Parking Requirements
The City’s parking requirements are based on unit type and size and are shown in Table VI-37.

Program 3.f updates the City’s ADU ordinance, including parking requirements, to comply with current California law (already adopted in May 2021). The inclusionary housing ordinance (SPMC Chapter 36.350) also includes a streamlined process to waive parking requirements in conjunction with providing affordable housing units and utilizing the state density bonus.

Although subterranean parking is not required for residential developments, to achieve maximum densities and provide required parking, it is sometimes the only viable option. The visual simulation modeling conducted on selected sites in the proposed Housing Element inventory assumed underground garage parking in order to achieve multifamily projects under the highest densities allowed. Reduced parking is already offered as an incentive in the Code’s provisions for inclusionary housing. As part of the review of zoning standards and revisions to zoning standards called for in Program 3.a in Chapter 6.8, the City will adopt parking requirements that facilitate the proposed maximum residential densities, for the sites listed in Table VI-50. 3 - 162
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Table VI-37

RESIDENTIAL PARKING REQUIREMENTS
Duplex 4 spaces within a garage or carport, plus 1 guest space.

Live/work unit 2 spaces for each 1,000 sf of combined floor area.

Mixed-use development As required for each individual land use.

Multifamily dwelling,
condominiums, and other
attached dwellings
1 bedroom unit—1 space;
2 bedrooms and/or greater—2 spaces within a garage or carport for each unit, plus 1 guest space per each 2 units. (1)
Organizational house 1 space for each bed.

Single-family housing 2 covered spaces
Accessory dwelling unit 1 space, covered or uncovered, unless within one-half mile of a transit stop (exempt from requirement).

Senior citizen residential
Assisted living and group homes
Independent Living

0.5 space for each residential unit, plus 1 space for each 4 units for guests and employees.
1 covered space for each unit, plus 1 uncovered guest parking space for each 10 units
Source: Zoning Code, City of South Pasadena, accessed in 2020 and 2021 Cumulative Impacts of Development Standards
The City of South Pasadena current General Plan and Zoning Ordinance provide for a wide range of residential land use designations/zoning districts in the City, as illustrated in Table VI-35. Under the land use controls single-family neighborhoods were the predominant type of development, with very limited amounts of high-density housing built. The cumulative impact of the land use controls in place during the buildout of what is now the City of South Pasadena is a limited variety of housing types to meet a range of incomes. The City has reviewed the cumulative impact of the land use controls on recent developments and recognized that development will benefit from the adoption of the new General Plan and the Downtown Specific Plan. The cumulative impact of the land use controls in the downtown, and mixed-use zone are potentially constraining for residential development as well has height requirement and the City’s Inclusionary Ordinance. Therefore, per Program 2.j General Plan Affordable Housing Overlay, Program 2.m, Inclusionary Housing Ordinance revisions, Program 2.n, the Ballot Initiative to increase heights and the Program 3.b, Mixed-Use zoning the City will evaluate all these development standards including but not limited to open space requirements, lot coverage, and heights, as well as permit requirements for multifamily developments to ensure that development will occur throughout the planning period.

The City is committed to amending development standards to ensure these requirements are not so restrictive that they constrain residential development. 3 - 163
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Zoning Standards: Flexibility for Projects with On-site Affordable Housing Compliance with all of the City’s Zoning Code regulations, such as maximum height regulations, lot coverage, and/or floor area ratio restrictions, and parking standards could potentially present difficulties for the development of affordable multifamily housing. The South Pasadena Zoning Ordinance now includes two processes that offer waivers from strict application of the standards for projects that include affordable housing. These are:
 SPMC 36.375.080, Streamlined State Density Bonus Review. These provisions adopted with the inclusionary housing ordinance provide projects with on-site affordable housing the opportunity to incorporate strong architectural design and in return receive automatic approval of certain waivers including a height bonus, height averaging, parking reductions and flexibility in the unit size of the project’s affordable units. The approach is standardsbased to reduce discretionary approval, and is not a separate permit (no additional permit fee required).
 SPMC 36.410.100, Planned Development Permit. The planned development permit process allows the approving body to modify any development standard, such as the number of required parking spaces and maximum floor area ratio, to provide a quality design and facilitate the development of affordable housing.

With the ability to modify standards that can act as constraints to construction of housing, and by offering these waivers through a ministerial process for projects with affordable housing or through a process that is processed together with other required discretionary permits, the City’s development standards and parking requirements would not impede residential development.

Hillside Development: The City’s Zoning Code includes provisions for hillside protection applicable to lots with an average slope of 20 percent or greater. The sites included in Table VI-44 that are on slopes are all on slopes less than 20 percent and are developable in accordance with the City’s hillside ordinance. The City views its hillsides as a valuable resource to the community, and therefore, the hillside protection provisions of the Zoning Code are intended to ensure safe and minimally damaging development of lots located on the City’s hillsides through the application of strict development standards. Issuance of building or grading permits for the construction of any structure on any hillside lot requires approval by the Planning Commission of a hillside development permit for the project.

Development of the hillside area is costly due to the cost of grading, geotechnical engineering issues, the nature of the construction required, the public services that must be provided to these areas, and in some cases, substandard conditions of existing infrastructure available to serve the site. Some of these higher costs are attributable to provision of water for both consumption and fire prevention and compliance with strict construction standards. In addition, public and private access to hillside sites is expensive to construct and maintain. Despite the constraints associated with hillside development, the City continues to receive applications for homes on sloped lots. Seven recently approved and constructed projects have included homes on slopes between 22 and 54 percent.

Details about the projects are provided in the table below:
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PROJECT LOT SIZE (SQ/FT) SLOPE (%) APPROVAL DATE
226 Warwick 4,465 35.7 December 2019
228 Warwick 4,352 37.8 December 2019
804 Valley View 7,500 38.0 October 2020
807 Rollin 9,970 22.1 January 2021
1502 Indiana 7,170 38.0 November 2021
1818 Peterson Ave. 3,740 54.0 October 2021
Building Codes and Enforcement
In addition to land use controls, California building codes also affect the cost of housing. The City has adopted and enforces the 2019 California Building Code and has made no local amendments.

Program 1.c calls for the City to continue its complaint-based code enforcement program and to address identified sub-standard housing conditions surveyed in 2022. In addition, in the City’s 2021- 2026 Strategic Plan adopted in December 2021, an action was included to develop and present an Occupancy Inspection Program and Policy to the City Council. That work has been included in the Fiscal Year 2022-2023 workplan.

Development and Planning Fees
The City collects various fees from applicants to cover the costs of processing permits and providing necessary services and infrastructure. Table VI-38 describes South Pasadena’s 2022 planning fee schedule. The City fee schedule is available on the City website.

Table VI-38
2022 PLANNING FEE AND IMPACT FEE SCHEDULE

PLANNING APPLICATION FEE
Variance $3,701.00 (first); $2,611.00 (each additional) Conditional Use Permit; with first variance $3,925.00; $5,048.00 Administrative Use Permit $1,745.00
Temporary Use Permit (non-profit) $258.00
Temporary Use Permit $517.00
Tentative Parcel Map $4,164.00
Tentative Tract Map $11,291.00
Lot Line Adjustment/Parcel Merger/Certificate of Compliance $ 2,244.00 Hillside Development Review; with variance $2,224.00; $3,365.00 General Plan Amendment $22,433.00
Vacation-Easements, Alley's, Streets $1,978.00
Zone Clearance $70.00
Cultural Heritage Commission-Landmark Review $1,683.00
Cultural Heritage Certificate of Appropriateness for Additions/ Alterations
$1,683.00 (single-family); $3,365.00 to
$10,095.00 (multifamily (3-8 to 100+ units))
Categorical Exemption $158.00
Initial Study $5,608.00
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PLANNING APPLICATION FEE
Environmental Impact Report $28,041.00
Negative Declaration $317.00
Mitigation Monitoring Inspection & Administrative Fee Actual Cost Zoning Text & Map Amendments $11,216.00
Specific Plan Application $11,216.00
Specific Plan Amendment $22,433.00
Development Agreement Review $11,216.00
Planned Development $11,216.00
Technology Surcharge (Percentage Applied to Fire, Building, Engineering, and Planning Permits) 10%
General Plan Maintenance Fee (Percentage of Building Permit Feet) 15%

DEVELOPMENT IMPACT FEES
Residential $1.64 per sq. ft.

Park Impact Fee -- Residential $7.65 per sq. ft.

Park Impact Fee – Residential Remodel $7.65 per sq. ft. > 250 sq. ft.

Park Impact Fee – Senior Housing $2.95 per sq. ft.

Public Art Development Fee – on-site 1% of total building valuation Public Art Development Fee – in-lieu 1.5% of total building valuation School Fees $4.08 per sq. ft.

Water Connection $7,916.00 per unit
Sewer Connection $2,094.00 per unit
Los Angeles County Sanitation District $3,980.00
Source: City of South Pasadena July 2021 Master Fee Schedule, SPUSD 2019-2020 Statutory School Fees, South Pasadena Building Division Estimated Fees for Residential Development, South Pasadena Public Works Department.

South Pasadena’s development fee schedule is tied to the cost of providing necessary services. City fees may be waived as part of the incentive package for affordable housing or ADUs.

As discussed in the section above on construction costs, developers are required to pay development impact fees for City maintenance and improvement of the city’s aging infrastructure of streets, sewers, storm drains, and water lines.

Typical Residential Project Fee Estimate
Table VI-39 includes an estimate for the development costs of single-family and multifamily housing scenarios in South Pasadena. The estimated totals assume one 1,200-square-foot single-family home or an 86-unit multifamily complex. To develop the single-family home, it would cost approximately $32,293 in fees. To develop an 86-unit multifamily complex consisting of 87,328 square feet of general living area, it would cost approximately $714,000 total in fees ($8,302 for each unit). In terms of total cost (i.e., fees, construction, and land costs), it would cost $330,495 per single-family unit and $548,449 per multifamily unit. The proportion of the fees to the total development cost of the multifamily scenario is less than 2 percent and would make up approximately 10 percent of the total development cost for the single-family scenario.
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Table VI-39
ESTIMATED TOTAL FEE COSTS FOR NEW HOUSING*

DEVELOPMENT COST FOR A TYPICAL UNIT SINGLE-FAMILY
(1,200-SQUARE-FOOT HOME)

MULTIFAMILY
(86-UNIT COMPLEX)
Total Estimated Fees Per Unit $32,293.70 $8,302.33
Estimated Development Cost Per Unit $330,495.50 $548,449.45 Estimated Proportion of Fee Cost to Overall
Development Cost Per Unit 10% 1.51%
* Fees estimated at time of housing element preparation; should be considered approximate and will vary by project.

Regulations Impacting Housing Supply
The City’s 2021 inclusionary housing regulations will have a meaningful impact on the supply of affordable housing. They are discussed in detail in Section 6.6.1 of this Housing Element under Zoning Provisions to Encourage Affordable Housing. Impacts of the inclusionary housing requirements on development costs and affordable housing are included in that section. Additionally, the 2021 ADU ordinance amendments, including the Phase II regulations for historic properties, are expected to continue to increase ADU development. ADUs are prohibited for use as short-term rentals in order to keep them in the housing stock for year-round residential use. The City does not regulate short-term rentals in other ways. There are no other recent ordinances in the City that affect the cost and supply of housing. The other city regulation that impacts housing supply is the citywide height limit, discussed in more detail below.

City Height Limit Initiative
On July 12, 1983, the voters in South Pasadena approved a citywide height limit of 45 feet in a special municipal election (see Section 36.300.040 of the SPMC). The 1983 height limit (and parking variance restriction) reflected a backlash to a project (“Twin Towers”) that would have created 10- and 12- story high-end office towers on the property at Fair Oaks and Magnolia. Protestors had also delayed a 9-story project at Fair Oaks/Grevelia next to the freeway, which was subsequently dropped. The Council favored the project, which would have provided significant tax revenues for the City. The initiative’s backers focused on how this high-rise would change the City’s small-town character.

Opponents of the initiative focused on how a blanket 45 foot height citywide was too sweeping and would have unanticipated consequences, including scaring away anyone interested in investing in South Pasadena to create economic development activity.

The early 1980s was a time of recession and the State was cutting back on services. The City’s finances were in bad shape. It seems that the mini-malls that lined the street were seen as eyesores and some were vacant, and the Council favored their replacement with higher quality development.

Projects were being approved in compliance with the Zoning Code. Developer interest went away after the initiative. There is now a Bristol Farms on the Twin Towers site surrounded by a surface parking lot and some other, smaller retail buildings. The arguments in the paper at the time did not include any that related to residential/fair housing concerns. 3 - 167
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This ballot initiative can only be amended or rescinded through another vote of the electorate.

However, some projects that receive state density bonuses and incentives, including most projects subject to the City’s inclusionary housing regulations, may request and receive a height increase beyond the ballot initiative limit, in order to comply with State law, which takes precedence.

The citywide height limit could act as a constraint on housing development. Sites proposed to receive the Affordable Housing Overlay to increase the options for density with affordable housing projects are discussed in Section 6.6.2 under Sites to Address the Lower Income RHNA. The other sites proposed for density increases are currently zoned Business Park (BP), Commercial General (CG), Residential Medium Density (RM) or are in the Mission Street Specific Plan (MSSP) district. All of these zoning districts currently have a maximum height of 35 feet (See Tables VI-35 and VI-42).

This section discusses the research that the City conducted to ensure that proposed density increases for sites to accommodate the lower-income RHNA (Section 6.6.2) are feasible in light of this constraint. The analysis accounted for existing height limits as well as increases proposed in the DTSP or through other zoning changes.

As part of the early outreach for the Housing Element Update, surveys and meetings were conducted to gauge public interest in a potential ballot initiative to increase the maximum allowed height in the city above 45 feet either citywide or in certain areas. The process to place an initiative on the ballot takes months of lead time so this was a priority for the early outreach as a positive result would have required placing the measure on the November 2020 ballot in order to maintain the housing element project timeline. Discussions with the Planning Commission in July 2020 and public testimony did not indicate support for pursuing a ballot measure. Rather, it was considered to be a better direction to research the potential for development within current limitations.

Following that decision, the analysis of increased densities for certain sites being considered for the Housing Element sites inventory focused on densities that could be accommodated within the existing 45 foot height limit. All types of multifamily or mixed use development on sites in the draft Downtown Specific Plan (DTSP) Area are proposed to allow 3 stories or 35 feet in height. In addition, the draft DTSP contains a height bonus for projects that include at least 20 percent deedrestricted affordable units of up to 45 feet, consistent with the inclusionary housing ordinance. For sites in Table VI-50 currently designated BP, CG and RM, outside of the proposed DTSP, development standards are proposed to be amended to increase the maximum height to 45 feet.

The project team undertook detailed analysis of higher density precedent projects, visual simulations of potential housing sites in South Pasadena, and mathematical analysis to determine feasible densities within the existing citywide height limit. Presentations about this analysis were made at multiple public hearings and workshops during the second half of 2020. The review of precedent projects in South Pasadena and throughout the region was one of the first steps in the analysis, reviewing more than 40 projects in the 2 to 3-story range, another 40 projects in the 4-story range, and dozens of others that were 5-stories or taller. The average density on the 2 to 3-story projects was 39 units per acre. The average density on the 4-story projects was 72 units per acre.

The City also analyzed the impact of the 45 foot height limitation on unit sizes and examined the development standards (besides height) that would be needed to achieve high quality design while achieving densities of 70 or 80 units to the acre. Two actual projects, one in Santa Monica (100% 3 - 168
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affordable) and one in Hercules (market rate) in northern California were modeled for this analysis (see Figure VI-32). Both projects include a range of bedroom types. The Hercules project that was built at 76 units per acre average had an average unit size of 825 square feet. At 80 units per acre, the Santa Monica project had a smaller average unit size (732 square feet) although it included units with up to three bedrooms. Both projects achieved a level of design that avoided boxy massing that would not be compatible with South Pasadena’s urban form. The analysis confirms that the densities and heights proposed in the sites inventory, to be implemented through rezoning, are reasonable and feasible.
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2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 144 Figure VI-32
HIGHER DENSITY PRECENT PROJECTS WITHIN 45 FOOT-BUILDINGS Source: PlaceWorks, 2020
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76* du/ac Hercules, CA
*actual building is 4-stories, but 76 du/ac
calculated as if it were 3 -stories
» Precedents and unit sizes of 3-story buildings
with density maximized, within 45 feet height
Max Density
(du/ac)
80 76

ACHIEVABLE HOUSING DENSITIES IN A THREE-STORY BUILDING
Unit Size (Square
Feet)
Average High Low Project
Example
Tot Bldg Total
Acres Area Units
732 1,054 554 Las Flores, Santa Monica 0.65 40,270 55
Unit Mix
1 2 3
Studio bdrm bdrm bdrm
Affordable
0 26 14 14 100%
825 Hercules, CA 2.2 151,932 172 32 92 48 0 Market
80 du/ac Los Flores, Santa Monica
CITY OF SOUTH PASADENA MAY 2023
2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 145 Visual simulation analyses were performed on representative inventory sites including the vacant site in Ostrich Farm (Site 1), the Tyco site in Ostrich Farm (Site 4), and Meridian site (Site 10), Site numbers in parentheses correspond to the numbering in Appendix A and Table VI-50. The analysis included modeling multiple densities and heights on each site. It also included identifying precedent projects from the list mentioned earlier in this section that could be suitable for the site in terms of design, scale and massing. These sites occur in different areas of the city and have different contexts so were chosen to represent what could happen on the whole range of sites chosen to receive higher densities. All of the representative sites analyzed are proposed to receive a maximum allowed density of 70 units per acre which is the highest base density proposed for sites in the Housing Element and in the city overall in the proposed General Plan Update. Some of the other sites with proposed density increases have lower proposed maximum densities so could also feasibly develop within the 45 foot height limit based on the analysis of higher density projects.

Based on the analysis and information previously discussed, that there are project examples in which the 45-foot height limit does not preclude the ability to build with densities of up to 70 units per acre.

However, the South Pasadena community has need for a variety of unit sizes and values quality design.

Therefore, Program 2.n is included in this housing element, requiring the City to place an initiative on a ballot by 2024 to ask the voters to increase the height limit for projects containing residential units in some areas of the City after conducting additional community outreach.

It should be noted that current development standards are not currently seen as a constraint to development. In anticipation for adoption of the General Plan reaching maximum densities could be considered a constraint. Implementation of Program 2.n will ensure the city is able to continue to allow for a variety of housing types.

Local Review and Permit Procedures
The Zoning Code stipulates the residential types permitted, permitted with an administrative use permit, conditionally permitted, or prohibited in each residential zone. Permitted uses are those uses allowed without discretionary review.

Typically, developers in South Pasadena build the maximum number of units allowed in the relevant zoning district. Until now, typical built density for RS sites has been one unit per buildable lot, but the development potential has recently changed with the enactment of SB 9. In zones that allow higher densities, parcels usually develop to the density allowed in that zone. It is too early to tell how many single-family property owners with parcels that are not within historic districts will opt to build two units or subdivide their lots to build more, but the City will review and approve applications under the new regulations in compliance with both State and local codes.

Table VI-40 describes the allowable uses in each residential zone. 3 - 171
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2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 146 Table VI-40

ALLOWED RESIDENTIAL USES AND PERMIT REQUIREMENTS

ALLOWED USES AND PERMIT REQUIREMENTS FOR ZONING DISTRICTS THAT ALLOW RESIDENTIAL DEVELOPMENT P - Permitted Use CUP – Conditional-Use Permit Required AUP – Administrative-Use Permit Required, Use not allowed.

LAND USE (1) CF OS AM MSSP CO CG BP RE RS RM RH SPECIFIC REGULATIONS Accessory dwelling unit -- -- CUP -- -- -- P P P — 36.350.200 Accessory residential uses and structures -- -- -- -- -- -- P(3) P(3) P(3) P(3) 36.350.170 Bed & breakfast inn (B&B) -- -- -- P -- -- CUP CUP CUP CUP 36.350.070 Child daycare center -- -- -- -- -- CUP CUP — — CUP CUP 36.350.080 Child daycare—Small family daycare home -- -- -- -- -- -- -- P P P P 36.350.080 Child day care—Large family daycare home -- -- -- -- -- -- -- P P P P 36.350.080 Emergency Shelter -- -- -- -- -- P -- -- -- -- 36.350.250 Home occupation -- -- -- -- -- -- P P P P 36.410.030 Manufactured Homes (4) -- -- P P -- -- P P P P Medical services—Extended care -- -- -- -- -- -- -- — — — CUP(2) Mixed-use projects -- -- -- P CUP CUP -- -- -- -- -- 36.350.120 Mobile Home Parks -- -- -- -- -- -- -- -- -- -- -- Multifamily dwellings -- -- -- P -- -- — — P P 36.350.180, 190 Organizational house (sorority, convent, etc.) -- -- -- -- -- -- — — CUP CUP Residential care facility, 6 persons or less -- -- -- -- -- -- P P P P Residential care facility, 7 persons or more -- -- -- -- -- -- — — CUP CUP 36.350.050 Residential care facility for the elderly (RCFE) -- -- -- -- -- -- — — CUP CUP 36.350.050 Single-family dwelling -- -- P P -- -- P P P P Single room occupancy -- -- -- -- -- -- P -- -- -- -- 36.350.260 Transitional and Supportive Housing -- -- -- -- -- -- P P P (multifamily
types located in
the RM district are
subject to specific
use regulations

36.350.180,190)
P (multifamily
types located in
the RH district
are subject to
specific use
regulations

36.350.180,190)
Source: Zoning Code, City of South Pasadena, accessed in 2020 and 2021 Notes: (1) See Article 7 for land use definitions. (2) Allowable locations restricted to El Centro Street between Fremont and Diamond; Fair Oaks Avenue; Fremont Avenue north of Monterey Road; and Huntington Drive. (3) Permit required determined by Section 36.350.170. (4) Per Article 7 of Chapter 36 “Zoning” of the South Pasadena Municipal Code, manufactured homes on permanent foundations are considered single-family land uses. 3 - 172
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2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 147 Permit Processing
The time it takes to process development permits and other governmental approvals contributes to the high cost of housing and is thus considered a constraint for housing development. South Pasadena recognizes the high cost of housing to the developers and has identified couple programs including, Programs 3.e and 3.l to address this issue. The programs include developing an electronic permitting system to increase efficiency in processing housing applications and hiring additional Planning and Housing Division staff to process applications as well as focusing on implementing the Housing Element programs. Additionally, in response to California law and the need to support more housing for the community, South Pasadena has been shifting toward more efficient permit review processes, reducing the number of hearing bodies involved in project approval and improving inter-departmental coordination to streamline the entitlement process.

Discretionary Design Review: Efforts to Streamline
Single- and all multi-family housing uses are permitted by right (P) in districts that allow residential uses. However, design review (discretionary) is required of all new structures and additions, with the exception of ADUs, emergency shelters, and single-room occupancy housing. City Planning staff reviews residential projects to confirm Code compliance in preparation to present them to the design review approval body. The City has three regulatory bodies with authority to review housing projects depending on the type and nature of a project: the Design Review Board (DRB), Cultural Heritage Commission (CHC), and Planning Commission (PC). Residential project applications with up to six units that are exempt from CEQA are heard by the DRB, and those with seven or more units (or not CEQA-exempt) require approval by the Planning Commission. Where the Zoning Code requires a conditional use permit for a use, the Planning Commission is the approving body. Projects may be appealed, and those that are appealed to the City Council receive priority scheduling. The required findings for design review located in SPMC Section 36.410.040.I are for the reviewing body to find that the design and layout of the proposed development:

1. Is consistent with the General Plan, any adopted design guidelines and any applicable design criteria for specialized areas (e.g., designated historic or other special districts, plan developments, or specific plans);

2. Will adequately accommodate the functions and activities proposed for the site, will not unreasonably interfere with the use and enjoyment of neighboring, existing, or future developments, and will not create adverse pedestrian or traffic hazards;

3. Is compatible with the existing character of the surrounding neighborhood and that all reasonable design efforts have been made to maintain the attractive, harmonious, and orderly development contemplated by this section and the General Plan; and

4. Would provide a desirable environment for its occupants and neighbors, and is aesthetically of good composition, materials, and texture that would remain aesthetically appealing with a reasonable level of maintenance and upkeep.

The sites with lower income RHNA assigned to them in Appendix A will all allow multifamily residential development without discretionary review once the updates to the General Plan and zoning are complete and the Downtown Specific Plan is adopted. This will address constraints associated with discretionary review currently required in the city. As part of the zoning work called for in Program 3.n in Chapter 6.8, the City will evaluate whether any of the above findings is subjective and a constraint to development of additional multifamily housing in the City on the sites identified in this Housing Element. Revisions will be made to the City’s zoning regulations to address these constraints 3 - 173
CITY OF SOUTH PASADENA MAY 2023
2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 148 as part of implementation of Program 3.n. The City employs a streamlined processing and permit procedure for most projects, which includes one Design Review hearing and final approval of a project to be conducted by a single review entity, either the Design Review Board or the Planning Commission, depending on the project type. This makes it possible for housing projects to be approved at one public hearing unless the project is continued for revisions or appealed. The exception is for properties deemed historically or culturally significant, which require design review by the CHC followed by the Planning Commission. The intent is to expedite most housing applications through an easier permit process.

The processes listed in Table VI-41 generally run concurrently. Most residential projects do not require a Negative Declaration (ND/MND) or an EIR. Projects typically requiring a ND/MND or an EIR include a General Plan Amendment, Zone Change, and/or larger projects not qualified under CEQA exemptions. The City also requires the joint processing of related applications for a single project. As an example, a conditional use permit or planned development permit application is reviewed in conjunction with a tentative tract map, requested variances and design review. Such procedures save time, money, and effort for both the public and the developer. Applications for building permits are usually submitted within one year once a project is fully entitled. To the City’s knowledge, no requests have been made to develop any site in the existing Housing Element sites inventory at lower densities than anticipated in the inventory.

The City is also preparing the Downtown Specific Plan to increase housing production and improve transparency in design requirements. The Downtown Specific Plan encourages quality housing development for a range of income levels in Downtown South Pasadena through the following actions:
 Develop and adopt a Form-Based Code for the Downtown area that emphasizes pedestrian orientation, integration of land uses, treatment of streetscapes as community living space, and offers a streamlined development review process. (A3.2a)  In the Downtown Specific Plan area, reduce the minimum parking requirement for twobedroom or larger units in multifamily residential buildings from 2 spaces per unit to 1.5 spaces per unit, and consider “unbundling,” under which parking spaces must be sold or leased separately from units. (A4.8c)
 Review the time limits and other regulations for on-street parking supply in Downtown and streamline regulations to improve the ease of interpreting parking rules. (A4.8f)  Provide building owners with tax incentives, grants, loans, and streamlined permitting process to renovate buildings that can be used as live/work spaces by artists. (A8.2b) To further streamline the permitting process, the City will adopt objective development and design standards (Program 3.b), with assistance from a SCAG REAP-funded program in which South Pasadena is participating. To align with the State’s needs and goals for housing production, objective residential development and design standards will be updated to be simpler to understand and easier to implement, resulting in faster processing timelines. The objective development and design standards will include easy-to-read development and design regulations through measurable requirements, simple tables, and diagrams, and they’ll require no personal or subjective judgement to determine if the standards have been met, allowing for a straightforward administrative process. This project was kicked off in March 2022, and public outreach was conducted from July 2022 to January 2023 to provide information about multi-unit and mixed-use objective standards and streamlined 3 - 174
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2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 149 permitting processes to accelerate housing production. The project will culminate with the City’s adoption of objective development and design standards within 120 days of adoption of a compliant Housing Element.

Application Processing Times
The time required to process an application varies greatly from one project to another and is directly related to the size and complexity of the proposal and the number of actions or approvals needed to complete the process. The timeframes that are generally typical for the City’s entitlement processes, based on normal conditions, are shown in Table VI-41, below. Depending on the complexity of the project and required entitlements, Planning aims to approve a single-family project within four to six weeks from the date that the application is deemed complete provided no variances, exceptions, or zone changes are needed. For multi-family projects, pursuant to the State Permit Streamlining Act, the City’s processing timeframe is based on the CEQA determination for the proposed project and can range from 120 days for a project deemed to be exempt, up to 12 months for a project requiring preparation of an EIR.

Nevertheless, over the past three years, between 2019 and 2021, the department sustained an unusually high amount of staff turnover at all levels, which disrupted these timeframes and delayed several housing projects. This was exacerbated by the COVID-19 pandemic, which interrupted the work environment and the public hearing processes. Despite the pandemic, in 2020, the City prioritized addressing the application backlog and three important multi-family housing projects were approved in 2020-21, including the City’s first project with affordable housing based on State density bonus law (prior to adoption of the inclusionary housing ordinance). The City also prioritized the adoption of Code amendments to support housing, including the inclusionary housing ordinance and a comprehensive update to the ADU ordinance. The ADU ordinance updates in particular have simplified review of ADUs, establishing clear, objective standards for staff-level approval. These applications represent a high percentage of recent Planning applications and processing time was greatly reduced in 2021.

To prioritize more efficient application review and approval, the Council approved an increase to the Community Development Department budget in 2021, adding new staff positions. The recognition of the relationship between staff enhancements and more efficient processing is expressed in this housing element through Program 3.l, which commits to increasing staff resources and creating a dedicated housing division within the Community Development Department. Additionally, application processing time will be reduced when the City acquires the electronic permitting system (Program 3.e).
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2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 150 Table VI-41

TYPICAL TIMEFRAMES FOR PERMIT PROCEDURES

APPROVAL TYPICAL PROCESSING TIME APPROVAL BODY
Planning Clearance (Site Plan Review) 2 - 6 weeks City Staff Accessory Dwelling Units 30 - 60 days City Staff
Administrative Use Permit 1 - 2 months Community Development Director Conditional Use Permit 4 - 6 months Planning Commission Planned Development Permit 6 - 12 months Planning Commission Variance 4 - 6 months Planning Commission
Zone Change 6 - 12 months City Council
General Plan Amendment 6 - 12 months City Council
Design Review 4 - 6 months Cultural Heritage Commission/ Design Review Board/Planning Commission
Tentative Tract Map 4 - 12 months Planning Commission
Parcel Maps 4 - 6 months Planning Commission
Negative Declaration 6 - 8 months Planning Commission or City Council* Environmental Impact Report 8 - 12 months Planning Commission Source: South Pasadena Community Development Department, 2022 * Depending on entitlement and significance of impact
City Staff Assistance in the Permit Process
City staff assists developers to provide information and guidance on the entitlement process in order to expedite approval procedures and reduce the likelihood of unnecessary timing constraints on development. A project often begins with an informal, courtesy meeting, at which the developer can present the concept to Community Development staff and get feedback and guidance for complying with requirements of the Code and the design review process. Once the developer submits an application, with the required components, such as a site plan, floor plans, elevations, landscape plan, and, in some cases a subdivision map, the Planning Division, Building and Safety Division and other agencies, such as Public Works and the Fire Department, will review for Code consistency and flag concerns in order to avert problems that might otherwise not be detected until building permit review later on.

After the project is entitled, the Building and Safety Division performs plan checks and issues building permits. Throughout construction, the building inspector inspects the project site to ensure compliance with requirements and to monitor progress. This process is typical and does not impose an undue time constraint on most developments.

Permits to Encourage Development of Affordable Residential Projects The Zoning Code provides for flexibility in the application of Zoning Code standards through the planned development permit process for multifamily projects that include a certain percentage of the project as affordable housing. The purpose of the planned development permit is to allow consideration of innovation in site planning and other aspects of project design and more effective design responses to site features, uses on adjoining properties, and environmental impacts than the Zoning Code standards would produce without adjustment. Planned development permit approval may be requested for an affordable multifamily housing, mixed-use commercial, and multifamily residential development, or senior housing project and requires approval of a conditional-use permit.

Planned development permit approval may adjust or modify, where necessary and justifiable, any applicable development standard of the Zoning Code, such as floor area ratio, building height (but not beyond the ballot initiative maximum of 45 feet), setbacks, parking, and street layout. 3 - 176
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2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 151 Affordable housing projects may also qualify for the granting of a density bonus and incentives and/or concessions that can include deviations or waivers from certain development standards, as established in the Zoning Code for multifamily development. Program 2.e is proposed to update the City’s zoning to comply with current state density bonus law. Other programs that will address the need to streamline the development process include Programs 2.a, 2.k, 2.l, 3.a, 3.e, and 3.l.

6.5.3 Environmental Constraints
While the City of South Pasadena is predominantly developed, there are vacant and underutilized parcels on which development can be accommodated. Many of these parcels, however, are impacted by environmental constraints and sensitivities.

Topography
The largest concentration of undeveloped land for new residential development is located in the City’s hillside area referred to as the Southwest Monterey Hills. Development in this area is constrained due to steep slopes, substandard lots, unimproved roads, and geologic and seismic-related issues.

Historically, development has varied in the degree and sensitivity to which it has accounted for these constraints. Some developments have sited housing units in ways to maintain the hillside’s unique landform while others have used extensive grading to alter the natural landform. The extent to which development will be permitted on the City’s hillsides in the future is of particular concern.

The remaining undeveloped or primarily undisturbed open space in the City, located primarily in the following areas, represents opportunities for conservation, habitat protection, and open space use:
 The canyons, hillsides, and steep topography in the Southwest Monterey Hills, and the primarily City-owned vacant, undeveloped lands in the southwest corner of the Southwest Monterey Hills;
 The Arroyo Seco and adjacent areas;
 Upper slopes in the Monterey Road/Pasadena Avenue/Kolle Avenue/Brunswick Avenue/Oak Hill Avenue residential areas;
 Raymond Hill Site
The following are more detailed discussions of the City’s environmental constraints and hazards that affect, in varying degrees, existing and future residential developments.

Slope Stability
The Safety Element of the General Plan identifies landslide areas in the Repetto Hills just inside the City’s western boundary. The Monterey Road Landslide area, in the southwest portion of the City, is a particular area of concern. Although small in geographic extent, the landslide area is extremely unstable in certain portions and is located in or near the majority of remaining undeveloped land in the City. Liquefaction of the soil is of secondary concern. The Los Angeles County General Plan Safety Element indicates that South Pasadena is at low risk for liquefaction.

Seismic Hazards
The City of South Pasadena is located in a seismically active region, in an area of potential fault rupture, strong ground shaking, and slope instability. Seismic hazards can affect the structural integrity of buildings and utilities, and in turn can cause severe property damage and potential loss of life. A series 3 - 177
CITY OF SOUTH PASADENA MAY 2023
2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 152 of faults, including regional and local faults, have the potential to impact the City. Regional faults with potential sources of ground shaking within the City include the Sierra Madre Fault system, the Whittier Fault, and the San Andreas Fault. The Raymond Fault and the Los Angeles Fault are the only known active faults of local significance actually located in South Pasadena and are both classified as being located within an Alquist-Priolo Study Zone. A seismic event along any of these faults has the potential to generate surface ruptures that would affect structures within the city.

Flooding
The City of South Pasadena is located within Zone X of the National Flood Insurance Rate Maps (FIRM), which designates areas of minimal (.2% Annual Chance) flooding. As there are no floodplain areas within the City, there are no pertinent flood hazards.

Fire Hazards
The California Department of Forestry and Fire Protection has identified all the land in adjacent Los Angeles along South Pasadena’s western and southwestern boundaries as being a “very high fire hazard severity zone.” Although the state did not include South Pasadena in this fire area, a fire starting in the neighboring Los Angeles neighborhoods of Garvanza, Highland Park, Montecito Heights, or Newtown Park, could spread into the Monterey Hills community of South Pasadena under certain prevailing wind conditions. In February 2020, the Council adopted Ordinance 2342, which established a “High Risk Fire Area… defined as those properties located South of Monterey Road, extending to the City border, and West of Meridian Avenue, extending to the City border.” This represents approximately 25 percent of the land area in the city.

Climate change is anticipated to increase the frequency and severity of fire events across California, including in Los Angeles County. SB 99 (2019), passed in response to the destruction of Paradise, California, in the 2018 Camp Fire, requires that all local jurisdictions ensure that all residential developments in a hazard area have a minimum of two evacuation routes. The City is required by this law to ensure that residents of Monterey Hills can effectively evacuate in the event of an emergency given the community’s proximity to a fire hazard severity zone. To reduce the threat of fire in the hillside areas, more restrictive building standards are applied to new residential developments, including accessory dwelling units (ADUs), requiring fire sprinklers and specific roofing materials.

This requirement increases the cost of developing new residential structures but is warranted by the fire risk inherent in this area.

Open Space
Constraints to development include sensitive environmental resources. Zoning regulations are designed so that development in the hillside areas protects the “view-shed” both to and from the hillsides and retains as much remaining natural vegetation as possible. The City’s Zoning Code encourages sensitive forms of development, which complement the natural and visual character of the City and its hillsides.

There are some open space areas that do not lend themselves to development. These areas have been left in their natural state and are maintained under private ownership. Such open space lands include the undeveloped portions of the hillsides, steeply sloping topography and canyons in the Southwest Monterey Hills, portions of the Altos de Monterey, and Raymond Hill. 3 - 178
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2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 153 The City owns 15.89 acres of unimproved land in the Altos de Monterey hillside residential tract, referred to as Lot 117. This area is considered an open-space resource to the neighborhood and is not intended for future development.

The sites identified in the Housing Element inventory can be developed with the number of units identified on each site even with environmental constraints taken into consideration. 3 - 179
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2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 154

6.6 HOUSING DEVELOPMENT RESOURCES

6.6.1 Zoning Code Resources
Housing element law specifies that jurisdictions must identify adequate sites to be made available through appropriate zoning and development standards to encourage the development of a variety of housing types for all income levels, including multifamily rental housing, emergency shelters, mobile homes, and transitional and supportive housing. The following is a discussion of the Zoning Code regulations that serve to encourage and facilitate a variety of housing types.

Multifamily Residential Districts
South Pasadena’s current Zoning Code provides for a Residential Medium Density (RM) district allowing for development of 6 to 14 dwelling units per acre and a Residential High Density (RH) district allowing for development of multiple dwellings of 14 to 24 units per acre. Multifamily residential units are permitted in the RM and RH zoning districts and do not require a conditional use permit (CUP). Multifamily housing is also allowed in the Mission Street Specific Plan (MSSP) district.

Programs in this Housing Element and changes proposed in other elements of the General Plan will allow multifamily housing in more areas of South Pasadena and at higher densities, including the proposed Mixed-Use District and proposed Downtown Specific Plan (see Programs 2.j, 2.k, and 3.a).

Mixed-Use Zoning Code Provisions
Mixed-use development projects are those that integrate retail and/or office commercial uses with residential uses on the same parcel. Mixed use is allowed in the Commercial General (CG) zoning district and the MSSP zoning district subject to approval of a CUP. The Zoning Code requires commercial and residential uses within a mixed-use project to be fully separated, with residential units limited to the rear portion of the first story, and/or on the second and higher stories. The maximum allowable density for the residential component of a mixed-use project in a CG zoning district is 24 dwelling units per acre and up to 48 dwelling units per acre in the MSSP zoning district. On Bonus Sites on which additional parking is provided, up to one dwelling unit for each 900 square feet of lot area is permitted. On all other sites, up to one dwelling unit for each 1,500 square feet is permitted.

The General Plan Update and Downtown Specific Plan will amplify the role of mixed-use development in South Pasadena. In order to facilitate implementation of the housing plan, Zoning Code amendments will be considered that would change the processes and standards for mixed-use projects, significantly increasing the land resources available for mixed-use development.

The Zoning Code allows for waivers to development standards for mixed-use commercial and residential uses that include an affordable housing component consistent with the inclusionary housing ordinance. Some modifications may be allowed through a planned development permit.

Mixed-Use Development Regulations in the CG Zoning District When applying development regulations to mixed-use development projects in the CG zone, the RH zoning district requirements, as described in Table VI-35, Residential Site Development Standards by Zoning District, apply to the residential component and the CG zoning district requirements, as described in Table VI-42, Commercial, Mixed-Use, and Business Park District Development Standards,” apply to the commercial component.
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2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 155 Mixed-Use Development Regulations in the MSSP Zoning District Mixed-use development projects in the MSSP zoning district are subject to the regulations as specified for the subject parcel in the MSSP (see Table VI-42). Development capacity for a project site within the MSSP is determined by a number of factors. A maximum of a 0.8 floor area ratio (FAR) is allowed to derive the total square footage permitted for development, but if public parking spaces are provided as part of the project, the project would be eligible to receive a density bonus to increase the development capacity of the site up to 1.5 FAR. The total number of units allowed within a mixeduse project in the MSSP is derived by dividing the total allowable square feet of development, based on permitted FAR, by 763 square feet, which was the average size of a residential unit within the MSSP when the plan was prepared. Limitations on the total number of units that can be realistically developed in the MSSP include the citywide maximum height restriction of 45 feet, physical dimensions and configuration of the project site, and whether required parking is proposed to be surface or subsurface level.

Program 3.a calls for adoption of the Downtown Specific Plan (DTSP), which will update the zoning and regulations throughout the existing MSSP and into other areas of the Downtown. The DTSP proposes to allow 50 dwelling units to the acre on Mission Street and 60 dwelling units to the acre in the rest of the Specific Plan Area. Multifamily residential uses will be allowed without discretionary review in any location on a site. This will include projects with 100-percent residential uses.

Accessory Dwelling Units
Accessory dwelling units (ADUs) are permitted as either attached or detached units in zoning districts that allow single-family and multifamily dwellings. Junior accessory dwelling units (JADUs) are also allowed in the City. The ADU regulations (SPMC Section 36.350.200) were last updated in June 2021 to comply with State law by allowing their construction in all residential locations, providing objective standards and clarifying the approval process. An illustrated, explanatory brochure explaining the ADU process was published and posted together with the new regulations to assist interested homeowners.

South Pasadena has an extensive historic preservation program, including many historic districts with single-family zoning. These districts are subject to State and local historic preservation laws as well as the ADU statutes. The City received a grant from the State Office of Historic Preservation to develop ADU standards and guidelines that would bridge the requirements of both with the purpose of encouraging ADUs with appropriate design requirements. The second phase of the ADU update, which provided objective standards and guidelines to allow ADUs on historic properties, was approved in December 2021. The City is committed to supporting the construction and legalization of ADUs, as described in Programs 3.f, 3.g, 3.h, 3.i, 3.j, and 3.k.

Manufactured Homes
Residential single-family detached housing makes up about half of the housing stock in the City and includes a small number of mobile homes. The City’s Zoning Code considers a manufactured home that may or may not be on a permanent foundation to be a single-family dwelling and, as such, it is a permitted use in the Residential Estate (RE), Residential Single Family (RS), RM, and RH zoning districts subject to the same development regulations as established for conventional “stick built,” single-family detached residential units. Because manufactured housing is permitted in all of the residential zoning districts, and the zoning regulations governing construction of manufactured 3 - 181
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2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 156 housing are the same as those established for conventionally constructed housing, suitable opportunities are provided in the residential zoning districts for development of this housing type.

Housing for Persons with Disabilities
Group homes or residential care facilities represent a viable housing type for persons living with a disability and for seniors, providing a supervised group home environment with personal services and assistance with daily activities on-site. The Zoning Code includes provisions for group homes for persons with disabilities and residential care facilities for the elderly. The Zoning Code (SPMC

36.700.020 - Definitions) defines a group home as follows:
“A dwelling unit licensed or supervised by any Federal, State, or local health/welfare agency which provides 24-hour non-medical care of unrelated persons who are handicapped and in need of personal services, supervision, or assistance essential for sustaining the activities of daily living or for the protection of the individual in a family-like environment. Includes:
children’s homes; orphanages; rehabilitation centers; self-help group homes.” SPMC 36.700.020 – Definitions defines a Residential Care Facility for the Elderly (RCFE) as follows:
“A housing arrangement chosen voluntarily by the residents, or the residents’ guardians, conservators or other responsible persons; where 75 percent of the residents are at least 62 years of age, or, if younger, have needs compatible with other residents; and where varying levels of care and supervision are provided, as agreed to at the time of admission or as determined necessary at subsequent times of reappraisal (definition from Government Code Title 22, Division 6, Chapter 6, Residential Care Facilities for the Elderly). RCFE projects may include basic services and community space.

RCFE projects include Assisted Living Facilities (Board and Care Homes), Congregate Housing, Independent Living Centers/Senior Apartments, and Life Care Facilities, as defined below.

1. Assisted living facility. A residential building or buildings that also provide housing, personal and health care, as permitted by the Department of Social Services, designed to respond to the daily, individual needs of the residents. Assisted living facilities may include kitchenettes (small refrigerator, sink and/or microwave oven) within individual rooms.

Assisted living facilities are required to be licensed by the California Department of Social Services and do not include skilled nursing services.

2. Independent Living Center/Senior Apartment. Independent living centers and senior apartments are multifamily residential projects reserved for senior citizens, where common facilities may be provided, such as recreation areas, but where each dwelling unit has individual living, sleeping, bathing, and kitchen facilities.

3. Life care facility. Sometimes called continuing care retirement communities, or Senior Continuum of Care Complex, these facilities provide a wide range of care and supervision, and also provide skilled nursing care so that residents can receive medical care without leaving the facility. Residents can expect to remain, even if they become physically incapacitated later in life. Life care facilities require multiple licensing from the State Department of Social Services, the State Department of Health Services, and the State Department of Insurance.”
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2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 157 Pursuant to State law, SPMC 36.220.030 (Table 2-2) - Residential Zoning District Land Uses and Permit Requirements permits residential care facilities of six or fewer residents in any residential district of South Pasadena subject to the same development regulations as are applied to residential uses of the same type in the same zone, as described in Table VI-35. Consistent with State law, the Zoning Code does not define family, does not establish a maximum concentration requirement for residential care facilities, and does not impose any special development standards for residential care facilities, over and above the zoning standards that are applied to any similar use in a residential district, which could constrain the provision of residential care facilities for the elderly or persons with disabilities.

The City’s Zoning Code allows for residential care facilities for the elderly and residential care facilities of seven or more residents within the RM and RH zoning districts subject to the development standards described in Table VI-35 and approval of a CUP. In the case of residential care facilities providing assisted living for seven or more residents, the Zoning Code establishes special development standards for these facilities, as summarized below:
 There can be no impacts on surrounding properties that are more significant than would be caused by standard multifamily rental projects.
 Common indoor business, recreational, and social activity areas of a number, size, and scale consistent with the number of living units shall be provided, with no less than five percent of the total indoor floor area devoted to educational, recreational, and social facilities (e.g., library, multi-purpose common room, recreation room, TV room).
 Common laundry facilities must be provided of sufficient number and accessibility, consistent with the number of living units.
 Residents are limited to those in need of an assisted living environment, together with a spouse or partner in each unit.
 If an approved congregate care/assisted living facility is converted to another use, such as a conventional unrestricted multifamily project, the project is required to meet all applicable standards of the Zoning Code.
 Indoor common areas and living units must be provided with necessary safety equipment (e.g., safety bars), as well as emergency signal/intercom systems.  Adequate internal and external lighting must be provided for security purposes.  The entire project must be designed to provide maximum security for residents, guests, and employees.
 The project may provide common facilities for the exclusive use of the residents, such as a beauty and barber shop, central cooking and dining rooms, exercise rooms, and small-scale drug store and/or medical facility.
 A bus turnout and shelter along the street frontage is required if the facility is on an established bus route and its location coordinated with the transit authority.  Facilities with 50 or more dwelling units must provide private dial-a-ride transportation shuttles, with the exact number and schedule to be determined by the City.  Senior apartments and independent living centers may be allowed additional nonresidential facilities, including intermediate care facilities and personal services (for example, beauty salon, physical therapy) through CUP approval, without a requirement for additional parking, provided that the facilities are only for the private use of project residents. 3 - 183
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2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 158 Because the Zoning Code permits residential care facilities of six or fewer residents in any residential district of the city and does not impose any special development standards for these residential care facilities, over and above the zoning standards that are applied to any similar use in a residential district, the Zoning Code does not impose any constraints to the provision of residential care facilities for the elderly or persons with disabilities. Program 5.b is proposed to remove the CUP requirement for residential care facilities of more than six residents.

SPMC 36.410.110 - Reasonable Accommodation provides for granting a reasonable accommodation by the Community Development Director for a modification or exception to the rules, standards, and practices for the siting, development, and use of housing or housing-related facilities that would eliminate regulatory barriers and provide a person with a disability an equal opportunity to the housing of their choice. The granting of a reasonable accommodation is subject to the following findings (SPMC 36.410.110.G):

The requested accommodation is requested by or on the behalf of one or more individuals with a disability protected under the fair housing laws and entitled to a reasonable accommodation;
a. The requested accommodation is necessary to provide one or more individuals with a disability an equal opportunity to use and enjoy a dwelling; b. The reasonable accommodation will not impose an undue financial or administrative burden on the City;
c. The requested accommodation will not result in a fundamental alteration in the nature of a City program or law, including, but not limited to, the General Plan, Zoning Code, design guidelines, and any specific plans; and d. The requested accommodation will not, under the specific facts of the case, result in a direct threat to the health and safety of other individuals or substantial physical damage to the property of others.

To further address the housing needs of individuals with disabilities, this Housing Element includes a program objective to explore options for requiring that a percentage of all new multifamily residential projects in South Pasadena be universally accessible (see Program 4.e).

Emergency Shelters
The City’s Zoning Code defines an emergency shelter as:
“A residential facility, other than a residential care facility, operated by a provider that provides temporary accommodations to persons or families for a time period not to exceed six months per calendar year and which offers accommodations on a first-come first-served basis where the resident(s) must vacate each morning and have no guaranteed bed for the next night. For purposes of this definition, a “provider” shall mean a government agency or private non-profit organization that provides or contracts with recognized community organizations to provide emergency or temporary shelter, and which may also provide meals, counseling and other services, as well as common areas for residents of the facility.” 3 - 184
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2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 159 There are currently no emergency shelters within South Pasadena. Emergency shelters are permitted in the Business Park (BP) zoning district, through a ministerial process, subject to specific standards contained in SPMC Section 36.350.250, which was last revised in 2013. The standards govern the size and location of shelters; require on-site facilities, such as laundry, cooking, and bathroom facilities and provision of support services; set parking standards, security lighting requirements; and require a management plan for City approval prior to occupancy.

Sites within the BP zoning district are within walking distance to the Los Angeles Metropolitan Authority (MTA) Line L South Pasadena station with connections to retail areas and job centers along the route, making this an appropriate location for this land use. There are multiple sites in the BP zone that offer opportunities for development of emergency shelters with more than 12 acres of land on 19 parcels. The parcels range in size from 0.06 to 2.33 acres. In addition to this existing capacity in the BP district, the proposed General Plan update and subsequent Zoning Ordinance revision will designate the BP as the Ostrich Farm District, with a corresponding increase in residential capacity through higher density and development standards.

State law allows for Zoning Code regulations to govern the operations of an emergency shelter, including the establishment of a maximum number of beds in any one shelter provided the maximum adequately addresses the City’s homeless population need. The standards contained in SPMC

36.350.250 are listed below:

A. Special design standards:
a) Location requirements. An emergency shelter shall not be located any closer than 300 feet to another emergency shelter or within 300 feet of a residential use, public park, or public school. b) Maximum number of beds. The maximum number of beds for an emergency shelter shall be 12 beds plus a residential unit for a full time on-site manager. The total number of beds in operation at one time in the City shall not exceed 20 beds. c) Maximum occupancy. Maximum occupancy at any one time shall be 12 residents plus a minimum of one on-site manager.
d) On-site facilities. Each emergency shelter shall provide central laundry and cooking facilities, a minimum of one toilet per six beds per gender, a minimum of one shower per six beds per gender, and private showers for family shelter facilities. Resident storage areas shall be provided. At least one of the following specific support services shall be provided:
i) Recreation room;
ii) Counseling center;
iii) Child care;
iv) Referral services;
v) Other similar supportive services geared to the homeless. e) Off-street parking. One space per employee and one space per each four beds or one-half space per bedroom of a family unit with children plus up to five visitor spaces for service providers.
f) Lighting. Security lighting shall be provided. A plan for security lighting shall be submitted for review and approval by the Police Department and be installed and fully operational prior to occupancy of the facility.
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2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 160 g) Waiting areas. Intake areas and waiting areas shall be located to prevent queuing in the public right-of-way or a parking lot. These areas shall be screened from public view with either a sixfoot high wall or landscaping reaching six feet in height.

B. Management and operations standards:
a) On-site security personnel and an on-site manager shall be present at the facility during all hours of operation.
b) Outdoor activities are limited to the hours of 8:00 a.m. to 9:00 p.m. c) Resident check-in is permitted between the hours of 4:00 p.m. and 11:00 p.m. Residents are required to vacate the premises at 8:00 a.m. with no guaranteed bed for the next night. d) Resident stays are limited to a maximum of six months per resident within a 12-month time period.
e) Loitering is prohibited.
f) A written management plan shall be submitted for review and approval by the Community Development Director prior to occupancy and shall address provisions for staff training, neighborhood outreach, security, screening of residents to ensure compatibility with services provided, training and treatment programs for residents, loitering control, and a staffing and services plan for assisting residents to obtain permanent shelter and income.

The City’s existing standards for emergency shelters (SPMC 36.350.250) were consistent with State law when adopted in 2013; however, changes in State law (including AB 130, signed into law in September 2019) no longer allow local regulations to establish buffering standards between an emergency shelter and other land uses, restrict parking standards from requiring more than the number needed for a shelter’s employees, and specify that the number of beds to be allowed in the city must be based on the most recent point-in-time count. As discussed earlier in Section 6.3.5, the 2020 LAHSA Homeless Count found 15 unsheltered individuals in South Pasadena and the 2021 count was cancelled due to the COVID-19 pandemic. The results of LAHSA’s 2022 count, conducted between February 22nd and 24th, were not released at the time of this draft, but South Pasadena police, who participated, indicated that 28 individuals were counted within the City limits.

Accordingly, SPMC 36.350.250 must be revised to fully comply with State law (see Program 4.a).

Revisions will include removal of current distancing requirement from other uses, revised parking requirements, a revised maximum number of beds to at least 30 to accommodate the 2022 point-intime survey and in consideration of the cost and feasibility of providing this service, and any other changes to standards needed to comply with state law (see Program 4.a). The development standards and regulations applicable to all projects located within the BP zoning district and other nonresidential districts are described in Table VI-42.

South Pasadena maintains a Homeless Outreach Team, which operates a referral program to connect individuals living on South Pasadena’s streets and open spaces to shelters in the City of Pasadena, which participates with the City of South Pasadena to provide services to these individuals. The Team provides transportation for individuals desiring to go to the shelter and monitors the location and conditions of individuals identified to be without housing in the city. Continuing commitment to provide this program is included as Program 2.f.
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2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 161 Table VI-42

COMMERCIAL, MIXED-USE, AND BUSINESS PARK DISTRICT DEVELOPMENT STANDARDS (From SPMC 36.230.040)

DEVELOPMENT

FEATURE

REQUIREMENT BY ZONING DISTRICT

CO CG BP MSSP
Minimum lot size Minimum area and width for parcels proposed in new subdivisions.

Area (square feet) 10,000 sf N.A.

Width (feet) 50 ft N.A.

Setbacks (feet) Minimum setbacks required. See Section 36.300.030 for setback measurement, allowed projections into setbacks, and exceptions to setbacks.

Front 25 ft on Fremont
St. between the
110 freeway and
Monterey Rd., 20
ft required
otherwise.

None required 25 ft 5 ft
Sides, each 15 ft if adjacent to an RS district; none required otherwise.
5 ft
Street side None required None required None required
Rear None, except if adjacent to an alley 5
ft, or if adjacent to a RS district 25 ft
None required None required
Lot coverage Maximum percentage of total lot area that may be covered by structures.

No maximum 50% 60%
Floor Area Ratio N.A. N.A. N.A. Bonus sites with extra public parking: - Mixed Use and Residential: 1.5
Other Development Sites:
-Mixed Use: 0.8
-Residential: 0.5
Height limit (feet) Maximum allowable height of structures. See Section 36.300.040 (Height Limits and Exceptions) for height measurement requirements.

Maximum height 35 ft 35 ft
Landscaping As required by Division 36.330 (Landscaping Standards) As required by Section 8.6.3 (Outdoor Open Space in Residential or Mixed
Use Projects) of the Mission Street
Specific Plan
Parking As required by Division 36.310 (Parking and Loading) As required by Chapter 6.0 (Transportation and Parking) of the
Mission Street Specific Plan
Signs As required by Division 36.320 (Signs) As required by Section 7.5.2 (Signs) of the Mission Street Specific Plan
Transitional and Supportive Housing
Transitional housing is defined by the State, and by the City’s Zoning Code, as:
“Rental housing for stays of at least six months operated under program requirements that call for the termination of assistance and recirculation of the housing unit to another eligible program recipient at some predetermined future point in time, which shall be no less than six months.”
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2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 162 Transitional and supportive housing uses are permitted in all residential zoning districts, subject to the same design standards as other residential uses in the district. In compliance with State law, and in conjunction with the General Plan Update and Downtown Specific Plan, transitional housing will also be included as a permitted use in other zones that allow for mixed-use residential and commercial development (see Program 4.b). Currently, there are no transitional housing or supportive housing facilities in South Pasadena.

While transitional housing aims to facilitate the movement of unhoused individuals and families to permanent housing, supportive housing is distinguished by the provision of on-site or off-site services that assist the residents in retaining the housing, improving their health status, and maximizing their ability to live and, when possible, work in the community. This type of housing is defined as a group home in the City’s Zoning Code. Program 4.b also addresses compliance with State law in regard to ensuring that supportive housing is permitted in a manner similar to other housing in all zones where housing is allowed.

In July 2019, the Governor signed AB 101, which allows Low Barrier Navigation Centers to be approved by right, without CEQA review required. Government Code Section 65660 defines “Low Barrier Navigation Center” as “a Housing First, low-barrier, service-enriched shelter focused on moving people into permanent housing that provides temporary living facilities while case managers connect individuals experiencing homelessness to income, public benefits, health services, shelter, and housing. “Low Barrier” means best practices to reduce barriers to entry…” As a form of transitional and supportive housing, this use is already permitted in residential zoning districts (SPMC 36.220.030, Table 2), and the definition defaults to the State law referenced above.

However, the City has not yet incorporated a specific definition of Low Barrier Navigation Centers, which would clarify compliance with State law. Policy 4.4 and Program 4.b address the need to update the Code to include a definition of low-barrier navigation centers and expand to allow them within mixed-use zoning districts within one year.

Single-Room Occupancy
The City’s Zoning Code defines Single-Room Occupancy (SRO) as:
“A residential facility for homeless persons, other than a residential care facility, operated by a provider that offers housing consisting of single-room dwelling units that is the primary residence of its occupant or occupants for a period not to exceed six months per calendar year. For purposes of this definition, a “provider” shall mean a government agency or private non-profit organization that provides or contracts with recognized community organizations to provide SRO housing. SRO residential units must contain either food preparation or sanitary facilities or may contain both.”
SROs are allowed by right in the BP zoning district, subject to the specific use standards in SPMC Section 36.350.260. South Pasadena does not currently have any SRO developments.

An SRO unit is generally between 200 and 350 square feet in size. These units provide a valuable source of housing for lower-income individuals and can serve as an entry point into the housing market for people transitioning into permanent housing. Some of the Code standards required for SROs include that they may not be located any closer than 300 feet to one another or within 300 feet of a residential use, public park, or public school and must be developed on a minimum lot size of 10,000 square feet with a maximum density of one unit per 1,600 square feet of gross floor area. The specific standards also include requirements for establishes setbacks, parking, common area open 3 - 188
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2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 163 space, showers, cooking facilities, toilets, storage facilities, and security lighting. All SRO facilities are required to submit a management and operations plan for review by the Community Development Director prior to occupancy and operations.

Zoning Provisions to Encourage Affordable Housing
In addition to the areas of the City where higher-density housing is allowed or is proposed to be allowed without discretionary review, the City’s Zoning Code includes permitting procedures and incentive programs to encourage the development of affordable housing by allowing for flexibility in the application of development regulations and standards and through the approval of density bonuses for projects containing an affordable housing component. These zoning provisions are discussed herein.
a. Planned Development Permit
The City’s Zoning Code provides flexibility in the application of development standards for a project containing an affordable housing or senior housing component pursuant to the approval of a planned development permit (see Municipal Code Section 36.410.100). Planned development permit approval may be requested for an affordable housing, mixed-use, or senior housing project to modify or adjust any applicable development standard of the Zoning Code. Approval of a planned development permit may adjust or modify, where necessary and justifiable, any applicable development standard of the Zoning Code, including, but not limited to, FAR, building height, setbacks, parking, and street layout.

Planned development permits are approved by the Planning Commission at a public hearing and pursuant to findings summarized below.

1. The project must be consistent with the actions, goals, objectives, policies, and programs of the General Plan and any applicable specific plan, allowed within the applicable zoning district, and comply with all applicable provisions of the Zoning Code and adopted design guidelines other than those modified by the planned development permit, and be adequately served by public facilities, services, and utilities.

2. The approved modifications to the development standards of the Zoning Code are found to be necessary and appropriate to accommodate the superior design of the proposed project, its compatibility with adjacent land uses, and its successful mitigation of environmental impacts.

3. The location, size, planning concepts, design features, and operating characteristics of the project are and will be compatible with the character of the site, and the land uses and development intended for the surrounding neighborhood by the General Plan.

4. The site is adequate for the project in terms of size, shape, topography, and circumstances and has sufficient access to streets and highways, which are adequate in width and pavement type to carry the quantity and type of traffic expected to be generated by the use.

5. The establishment, maintenance, or operation of the use would not be detrimental to the health, safety, or welfare of persons residing or working in the neighborhood of the proposed use, any neighborhood improvements, or the citywide welfare. 3 - 189
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2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 164 The Planning Commission may impose any conditions deemed reasonable and necessary to ensure that the project will comply with the findings. Standard conditions of approval applied by the Planning Commission as part of an approval for a planned development permit are summarized below.

1. Appropriate City building permits are required prior to construction.

2. The project must comply with all other requirements of any law, ordinance, or regulation of the State of California, City of South Pasadena, and any other government entity.

3. Construction sites are subject to industry standards for construction management for management of trash, debris, and disposal of construction materials.

4. Hours of construction are limited to 8:00 a.m. to 7:00 p.m., Monday through Friday; 8:00 a.m. to 6:00 p.m. on Saturday, and 10:00 a.m. to 7:00 p.m. on Sunday.

5. A demolition permit is required for any existing buildings to be demolished.

6. Fees including sewer connection fees and school development fees are required to be paid prior to issuance of a building permit.

7. Where required, CAL-OSHA permits must be obtained.

8. Compliance with all State of California disability access regulations for accessibility and adaptability is required.

9. Plan check for electrical, mechanical, plumbing, and sewer is required.

10. Mechanical ventilation in accordance with the Los Angeles County Building Code is required for parking garages.

11. A soils report is required.

12. A grading and drainage plan approved by the City is required prior to issuance of the building permit.

13. Structural and energy calculations are required to be provided.

14. Public dedications for necessary right-of-way adjacent to the project site are required, as applicable.

15. Reconstruction of substandard, broken, damaged, or out-of-grade sidewalk or curb and gutter, asphalt/concrete, in front of the site is required.

16. Compliance with all applicable standards of the California Code of Regulations Title 19, 2001 California Building Code, and 2000 Uniform Fire Code with appendices (South Pasadena Ordinance 2109), including class A roofing, spark arrestors, and weed abatement program is required.

Depending on workload, review and approval of a planned development permit by the Planning Commission can be completed within 6 to 12 months. The Housing Element includes Program 4.c to maintain the Zoning Code provision allowing approval of a planned development permit for projects proposing development of affordable housing to encourage its development. 3 - 190
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2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 165 b. Affordable Housing Incentives
The Council adopted SPMC Section 36.370 (Affordable Housing Incentives) in 2013 to incorporate State requirements to grant density bonuses and incentives and/or concessions for affordable housing by right. The “Affordable Housing Incentives” provisions of the Zoning Code allow for the granting of a density bonus to eligible projects upon approval by the Community Development Director and the granting of affordable housing incentives and/or concessions to eligible projects by the Planning Commission. State density bonus law has been updated since 2013 expanding the amount of bonus (up to 50 percent for many projects and up to 80 percent for 100-percent affordable projects), increasing the number of incentives and concessions the City must offer, and expanding the list of types of projects that are eligible for a State density bonus. Although the City implements state density bonus law as it is updated, the City has included Program 2.e in this Housing Element to update the Zoning Code to comply with current State density bonus law.

Some of the central components of the affordable housing incentives in SPMC 36.370 are a ministerial approval process for eligible projects; reduced parking requirements and allowing tandem parking or uncovered parking on the project site; a process for inclusion of a Child Care Facility and requirements to ensure unit quality. The location of the designated dwelling units within projects receiving a density bonus or incentives and/or concessions is at the discretion of the City with the goal to integrate the units into the overall project with designated dwelling units reasonably dispersed throughout the development, where feasible. Furthermore, the affordable units must contain on average the same number of bedrooms as the market-rate units, and must be compatible with the design or use of the remaining units in terms of appearance, materials, and finish quality. If a project is to be phased, the affordable units must be phased in the same proportion as the market-rate units, or phased in another sequence acceptable to the City. Alternatively, the City may authorize some or all of the designated dwelling units associated with one housing development to be produced and operated on an alternative development site.

As part of the approval of a density bonus and incentive and/or concession, the developer is required to record a deed restriction against the property that ensures that continued affordability of the designated units is maintained.
c. Inclusionary Housing Ordinance
In 2018, City Council directed staff to explore policies to proactively increase the production of affordable housing. In 2019, at the City Council’s direction, the Community Development Department began outreach in the community, and heard strong support from the community for an inclusionary housing policy. After extensive outreach, and some delay due to the pandemic, on March 9, 2021, the Planning Commission recommended adoption of a draft inclusionary housing ordinance.

The City adopted the inclusionary housing regulations (Ordinance 2355) ordinance on May 5, 2021.

This recent change will work together with proposed changes in the General Plan and Downtown Specific Plan to allow higher-density housing in more areas of the city through mixed-use zoning and an affordable housing overlay. Those changes will be adopted at or near the same time as Housing Element adoption as will zoning updates to codify those changes outside of the Downtown.

The inclusionary housing ordinance provides for smaller projects to pay an in-lieu fee, which was planned to be adopted subsequent to the provisions. Additionally, the introduction of the inclusionary requirements necessitates a new administrative structure to ensure proper implementation and monitoring. The City has engaged a consultant firm to conduct an Inclusionary Housing In-Lieu Fee Study and Affordable Housing Program Recommendations, which will analyze project characteristics 3 - 191
CITY OF SOUTH PASADENA MAY 2023
2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 166 and make recommendations for the Council to adopt an in-lieu fee and establish an affordable housing program or participate in a regional affordable housing production program (see Program 2.b).

Inclusionary Requirements
The inclusionary regulations require any project with three or more residential units proposed in South Pasadena to include at least 20 percent of the base number of units in the project as affordable to lower- or moderate-income households. Applicants may pay an in-lieu fee instead of providing units only for projects containing three or four residential units, for any ownership project, or for fractional units calculated as part of the inclusionary requirement. The in-lieu fee option is described further in the next section.

The inclusionary requirement would change as the number of units in a project increases. Only rental projects between 3 and 10 units may include moderate-income units as part of the inclusionary mix.

Larger projects with rental units would need to include a mix of lower-income and very/extremely low income units, as detailed in the ordinance. Ownership (condominium) projects containing forsale inclusionary units would provide them as moderate-income units.

Table VI-43 summarizes the implementation alternatives allowed by SPMC 36.375.050 – Inclusionary Unit Requirement for different types of residential projects.

Table VI-43

INCLUSIONARY HOUSING REQUIREMENT OPTIONS
3-4 RENTAL
UNITS
5-10 RENTAL
UNITS
11+ RENTAL

UNITS FOR-SALE UNITS
On-site Option 20% of base # of
units; affordable to
extremely low, very
low, low, or moderate
income
20% of base # of
units; Designate an
affordable unit as
extremely low, very
low, lower, or
moderate income,
provided that if the
project includes two
affordable units,
either:
a. Both units shall be
lower income; or
b. At least one shall
be a very-low income
unit and the other
unit may be very low,
lower, or moderate.
20% of base # of
units; Provide 50% of
required affordable
units as extremely
low or very low and
50% as lower-income
units. In case of an
uneven number, one
more unit shall be
provided as very low.
20% of base # of
units; Provide as
moderate-income
units
Off-site Option N/A YES YES YES
Rehabilitation/
Conversion of Existing
Units Option

N/A YES YES YES
Land Dedication Option N/A YES YES YES
In-Lieu Fee Option YES N/A N/A YES
Source: City of South Pasadena, 2021; SPMC 36.375.050
Since the inclusionary requirements trigger eligibility for the State density bonus, the inclusionary regulations include provisions offering streamlined density bonus approval for projects that comply with objective design standards to create strong architecture. The intent of the design incentives is to 3 - 192
CITY OF SOUTH PASADENA MAY 2023
2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 167 promote clarity regarding the City’s expectations for quality and contextual design for all projects, providing more certainty to applicants, particularly those on a large enough scale to have a stronger effect on the surrounding area. All of the sites included in the sites inventory to address the lowerincome RHNA are of sufficient size to derive strong benefit from taking advantage of the proposed design incentives in the inclusionary regulations. The incentives offered exceed guarantees available under State Density Bonus law. Incentives are offered for height, minimum unit size, and parking.

Based on the recently adopted regulations, the City expects an increase in higher-density residential development with on-site affordable units. Program 2.i calls for implementation and monitoring of the Inclusionary Housing ordinance.

In-Lieu Fee Option
The inclusionary ordinance provides alternatives to on-site provisions, as required by State law, but has been designed to encourage on-site provision as the preferred method of compliance. Payment of an in-lieu fee is an option for the smallest projects subject to the inclusionary regulations and for ownership projects. SPMC 36.375.110.B calls for an in-lieu fee that is “equivalent to the cost of providing a comparable unit for each unit that would have been provided in the project. The in-lieu fee study was completed and resulted in various fee options. On March 16, 2022, the fee options were taken to City Council for review and to provide direction. On March 18, 2022, the Planning Commission reviewed and provided comments on the study and the Council’s direction from the March 16th City Council meeting. The Commission’s comments will be incorporated into the staff report for Council’s public hearing to adopt a fee resolution tentatively scheduled for May 18, 2022.

The City Council shall establish the fee by resolution, then it will adjust (as needed) annually. In the interim before the City Council establishes the fee, the Planning Commission may allow the in-lieu fee option and determine the amount on a project-by-project basis. The in-lieu fee is required to be paid to the City ahead of receiving a building permit or tree removal permit. The funds collected through the in-lieu fees must be used for maintenance and development of affordable housing, including contributions to the San Gabriel Valley Affordable Housing Trust Fund if approved by the City Council. Projects that opt to pay the in-lieu fee instead of providing on-site affordable housing will not qualify for a density bonus.

Alternatives to Building Inclusionary Units On-Site
There are a few alternatives to building the inclusionary units on-site for rental projects with five or more units. These include building the units on another site, donating land, or rehabilitating existing residential units and deed-restricting them as affordable housing. Use of these alternatives is subject to Planning Commission approval.

Impacts of Inclusionary Housing Requirements on Development Costs and Affordable Housing In the process of developing the inclusionary housing ordinance, the City reviewed analysis of jurisdictions throughout the state, including several with similar housing markets within the San Gabriel Valley and wider Los Angeles County region in order to choose a level that would result in the most affordable units while maintaining project feasibility. The recently increased State density bonus, which offers density bonuses up to 35% or 50% for providing very-low or lower income units, combined with the streamlined incentives, supports economic feasibility for projects as required by the ordinance.

The City has conducted a financial feasibility analysis of the inclusionary regulations including analysis of the ordinance with the adopted 20 percent threshold and an alternative 15 percent threshold. The analysis indicated that new market-rate projects are likely to be financially feasible while providing 20 3 - 193
CITY OF SOUTH PASADENA MAY 2023
2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 168 percent of units at affordable rents or sale prices if the developer utilizes California’s State Density Bonus law to increase the number of allowed market-rate units. However, without the use of the Density Bonus concession, it is not likely that market-rate projects would be financially feasible under the City's existing requirements. The City then conducted subsequent analysis to change the required number of affordable dwelling units to 15 percent of the base number of dwelling units. A range of for-sale and rental housing prototypes representative of likely new development in the City were reviewed to assess whether each prototype would be able to achieve standard development return metrics with the inclusion of required affordable units. Under a requirement to provide 15 percent of for-sale units at prices affordable to moderate-income households, townhome projects are likely to be financially feasible without any development incentives. In addition, under a requirement to provide 15 percent of rental units at rents affordable to low-income households, multifamily rental projects are likely to be financially feasible without any development incentives. Under a requirement to provide 15 percent of rental units at rents affordable to very-low income households, projects developed at 70 units per acre are likely to be financially feasible without any development incentives.

Based on this analysis, the City is proposing to revise the regulations with a 15 percent threshold (See Program 2.m).

In addition to the City committing to revising the City’s Inclusionary Ordinance (Program 2.m) the City held a Developer Forum on August 15, 2022 to obtain additional feedback on the City’s Inclusionary Ordinance. Developers encouraged the City to consider increasing the unit threshold above three units so that developers doing smaller projects won’t be constrained by the inclusionary fees. The City will evaluate the threshold, in lieu fees and cost of a comparable unit and how the inclusionary relates to State Density Bonus Law as stated in Program 2.m). See Appendix B for the Developer Forum notes.

Since the inclusionary regulations were recently adopted, the City has not yet been able to collect data to analyze its effect. Program 2.i commits the City to reviewing the effectiveness of the inclusionary regulations starting in 2023 and revising if and when this is deemed necessary for greater effectiveness.

6.6.2 Land Resources
This section describes the resources available for the development, rehabilitation, and preservation of housing in the City of South Pasadena. This section includes an inventory of sites zoned for residential development that are suitable for future housing development in South Pasadena and an evaluation of the City’s ability to provide adequate sites to address its identified share of future housing needs.

Availability of Sites for Housing
To properly plan for the current planning period and future housing needs, land available for housing within the existing City boundaries has been inventoried. Land available for development in South Pasadena is scarce. Opportunities for residential development in South Pasadena fall into the following categories:
 Vacant and non-vacant land in the Commercial General (CG), Mission Street Specific Plan (MSSP), Business Park (BP), Community Facilities (CF), and Residential Medium-Density (RM) and Residential High-Density (RH) zones that is proposed for an Affordable Housing Overlay at 30 du/acre or redesignation and rezoning to Mixed-Use, Ostrich Farm Zone, Downtown Mission, Downtown Fair Oaks, or as part of the General Plan and the Downtown Specific Plan (DTSP) updates which will permit mixed-use development with commercial uses on the ground level and high-density residential uses on the upper levels as well as multifamily 3 - 194
CITY OF SOUTH PASADENA MAY 2023
2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 169 residential, which would accommodate development of lower-income affordable housing as well as moderate and above-moderate income housing.
 Vacant land in the RM and RH zones along with smaller vacant parcels in the CG and MSSP zones that could be developed for moderate-income housing. To make these sites eligible for affordable housing, some of these parcels would be included in the Affordable Housing Overlay with new zoning that allows greater density and flexibility after adoption of the updated General Plan and DTSP; sites are assumed for moderate-income units for the Housing Element analysis if they are smaller than 0.5 acres.  Parcels throughout South Pasadena that allow residential uses that could be developed with accessory dwelling units (ADUs) that are expected to provide housing at various affordability levels.
 Vacant lots in the Altos de Monterey Residential (AM), Residential Estate (RE), and Residential Low-Density (RS) zoning districts, which could be developed with abovemoderate income housing.

All sites discussed in this section are shown on maps in Appendix A of this Housing Element.

Sites Inventory
Table VI-44 describes the vacant sites remaining in the City that can accommodate residential development. All these sites are suitable for development of moderate and above-moderate residential development. One available vacant site is larger than 0.5 acres and proposed for redesignation and rezoning to allow greater than 30 dwelling units per acre (du/ac.) so it is included in Table VI-50, which lists sites suitable for addressing the lower-income Regional Housing Needs Allocation (RHNA).

In determining the realistic unit capacity for sites listed in Table VI-44 that could accommodate more than one unit per parcel, a realistic assumption of 80 percent of maximum allowed density was used to estimate a realistic number of dwelling units that would likely develop on each parcel. This is based on the development standards and historic development trends on vacant sites in these zoning districts. Table VI-45 presents recent projects in medium and lower density areas of the City that support the 80 percent assumption. All of the projects exceeded 80% of allowed unit capacity. It should also be noted that 90 percent of the sites in Table VI-45 are in the RS zoning district and as such have only been able to accommodate a maximum of one unit per parcel until the recent adoption of SB 9, which allows duplex development on single-family parcels statewide.

A small number of the sites in this table are in nonresidential zones. The changes to allow greater density on many nonresidential sites and incentivize housing development via the City’s inclusionary regulations will further encourage housing development on non-residentially zoned properties. The realistic development capacity for each site can be increased with approval of a density bonus as part of a development application. Zoning Code provisions applicable to the zoning district for each site, as described in the Constraints section, were assumed and no density bonuses or the inclusionary housing regulations were applied. This is for consistency with state guidance as stated in the HCD 2020 Housing Element Site Inventory Guidebook:
“The analysis of “appropriate zoning” should not include residential buildout projections resulting from the implementation of a jurisdiction’s inclusionary program or potential increase in density due to a density bonus, because these tools are not a substitute for addressing whether the underlining (base) zoning densities are appropriate to accommodate the RHNA for lower income households. 3 - 195
CITY OF SOUTH PASADENA MAY 2023
2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 170 Additionally, inclusionary housing ordinances applied to rental housing must include options for the developer to meet the inclusionary requirements other than exclusively requiring building affordable units on site. While an inclusionary requirement may be a development criterion, it is not a substitute for zoning. The availability of density bonuses is also not a substitute for an analysis, since they are not a development requirement, but are development options over the existing density, and generally require waivers or concessions in development standards to achieve densities and financial feasibility.” Suitability of Non-Vacant Sites
As shown in Table VI-44, many of the sites suitable for residential development are non-vacant. Nonvacant sites provide additional constraints on development due to the fact that non-vacant sites have existing uses that would likely be disrupted with development of the site with residential uses.

Under the current zoning code, South Pasadena has received multiple development applications for residential development of non-vacant sites. A couple of recent examples are included as identified sites in Appendix A, including the Carrow’s Site (Site 11 in Appendix A), which was approved by the Planning Commission on April 18, 2022, and the School District Site (Site 10 in Appendix A), which was approved by the Planning Commission on September 13, 2022. In addition to these sites, two additional mixed-use projects have been approved on sites with existing uses. The Mission Bell project, approved in 2020, consists of 36 residential units and approximately 7,400 square feet of commercial space. The Seven Patios, approved in 2021, consists of 57 residential units and approximately 6,100 square feet of commercial space. Development applications for these two projects were submitted prior to the City’s adoption of its Inclusionary Housing Ordinance, and therefore do not include any affordable units so are not included in the list of identified sites in Appendix A.

In addition to these recent approvals of non-vacant sites under the City’s existing zoning code and approval process, Programs 2.a, 2.e, and 2.m, 2.n, 3.b, 3.e, and 3.l are all intended to encourage redevelopment of non-vacant sites. In part, these programs will ease the development standards and ensure proposed projects are considered by the City in a more timely manner than projects have been considered in the past. With these changes, it is anticipated that the redevelopment of non-vacant sites will become more likely.

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VACANT AND NONVACANT SITES THAT ALLOW RESIDENTIAL DEVELOPMENT FOR MODERATE AND ABOVE-MODERATE

ADDRESS/INTERSECTION ZIP CODE APN GENERAL PLAN LAND USE ZONING

MINIMUM

DENSITY

ALLOWED
(UNITS/ACRE)

MAXIMUM

DENSITY

ALLOWED
(UNITS/ACRE)
PARCEL
SIZE
(ACRES)

EXISTING
USE/

VACANCY
INFRASTRUCTURE OWNERSHIP SITE STATUS1,4 LOWER INCOME CAPACITY MODERATE INCOME CAPACITY ABOVE MODERATE CAPACITY TOTAL CAPACITY End of Rollin St. 91030 5314026050 AM RS N/A 1 unit per parcel 0.13 Vacant YES - Current Privately Owned Available 0 0 1 1 La Portada St. at Via del Rey 91030 5314025021 AM RS N/A 1 unit per parcel 0.75 Vacant YES - Current Privately Owned Available 0 0 2 2 Camino del Cielo at Santa Teresa St. 91030 5311009056 AM RS N/A 1 unit per parcel 0.23 Vacant YES - Current Privately Owned Available 0 0 2 2 Camino del Cielo at Santa Teresa 91030 5311009057 AM RS N/A 1 unit per parcel 0.25 Vacant YES - Current Privately Owned Available 0 0 2 2 Camino del Cielo at Santa Teresa 91030 5311009058 AM RS N/A 1 unit per parcel 0.14 Vacant YES - Current Privately Owned Available 0 0 1 1 Camino del Cielo at Santa Teresa 91030 5311009055 AM RS N/A 1 unit per parcel 0.15 Vacant YES - Current Privately Owned Available 0 0 1 1 Saint Albans Ave at Blair Ave. 91030 53110150343 Estate & Very Low Density Residential RS N/A 3.5 0.10 Vacant YES - Current Privately Owned Available 0 0 1 1 Saint Albans Ave at Blair Ave. 91030 53110150333 Estate & Very Low Density Residential RS N/A 3.5 0.11 Vacant YES - Current Privately Owned Available 0 0 1 1 Saint Albans Ave at Blair Ave. 91030 53110100303 Estate & Very Low Density Residential RS N/A 3.5 0.13 Vacant YES - Current Privately Owned Available 0 0 1 1 Saint Albans Ave at Blair Ave. 91030 53110100293 Estate & Very Low Density Residential RS N/A 3.5 0.22 Vacant YES - Current Privately Owned Available 0 0 2 2 Saint Albans Ave at Blair Ave. 91030 53110100283 Estate & Very Low Density Residential RS N/A 3.5 2.37 Vacant YES - Current Privately Owned Available 0 0 6 6 Bank St. at Meridian Ave. 91030 5314020007 Estate & Very Low Density Residential RS N/A 3.5 0.15 Vacant YES - Current Privately Owned Available 0 0 1 1 Peterson Ave. at Hanscom Dr. 91030 5308032044 Low Density Residential RS N/A 6 0.10 Vacant YES - Current Privately Owned Available 0 0 1 1 Illinois Dr. at Hanscom Dr. 91030 5308019034 Low Density Residential RS N/A 6 0.10 Vacant YES - Current Privately Owned Available 0 0 1 1 Peterson Ave. at Hanscom Dr. 91030 5308031001 Low Density Residential RS N/A 6 0.10 Vacant YES - Current Privately Owned Available 0 0 1 1 Hanscom Dr. at Illinois Dr. 91030 5308023015 Low Density Residential RS N/A 6 0.11 Vacant YES - Current Privately Owned Available 0 0 1 1 Bonita Dr. at Oneonta Dr. 91030 5310022006 Low Density Residential RS N/A 6 0.11 Vacant YES - Current Privately Owned Available 0 0 1 1 Warwick Ave. at Saint Albans Ave. 91030 5311017021 Low Density Residential RS N/A 6 0.11 Vacant YES - Current Privately Owned Available 0 0 1 1 Warwick Ave. at Saint Albans Ave. 91030 5311017020 Low Density Residential RS N/A 6 0.11 Vacant YES - Current Privately Owned Available 0 0 1 1 Peterson Ave. at Hanscom Dr. 91030 5308032006 Low Density Residential RS N/A 6 0.11 Vacant YES - Current Privately Owned Available 0 0 1 1 Hanscom Dr. at Peterson Ave. 91030 5308023008 Low Density Residential RS N/A 6 0.11 Vacant YES - Current Privately Owned Available 0 0 1 1 Kolle Ave. at Brunswick Ave. 91030 5311015016 Low Density Residential RS N/A 6 0.11 Vacant YES - Current Privately Owned Available 0 0 1 1 Hanscom Dr. at Peterson Ave. 91030 5308023019 Low Density Residential RS N/A 6 0.11 Vacant YES - Current Privately Owned Available 0 0 1 1 Hanscom Dr. at Peterson Ave. 91030 5308022003 Low Density Residential RS N/A 6 0.11 Vacant YES - Current Privately Owned Available 0 0 1 1 Hanscom Dr. at Illinois Dr. 91030 5308022042 Low Density Residential RS N/A 6 0.12 Vacant YES - Current Privately Owned Available 0 0 1 1 Short Way St. at Oak Hill Ave. 91030 5312031029 Low Density Residential RS N/A 6 0.12 Vacant YES - Current Privately Owned Available 0 0 1 1 Alta Vista Ave at Oak Crest Ave. 91030 5314010005 Low Density Residential RS N/A 6 0.12 Vacant YES - Current Privately Owned Available 0 0 1 1 Oneonta Dr. at Bonita Dr. 91030 5310026010 Low Density Residential RS N/A 6 0.12 Vacant YES - Current Privately Owned Available 0 0 1 1 Hanscom Dr. at Illinois Dr. 91030 5308024017 Low Density Residential RS N/A 6 0.12 Vacant YES - Current Privately Owned Available 0 0 1 1 Hanscom Dr. at Peterson Ave. 91030 5308023007 Low Density Residential RS N/A 6 0.12 Vacant YES - Current Privately Owned Available 0 0 1 1 Hanscom Dr. at Peterson Ave. 91030 5308022002 Low Density Residential RS N/A 6 0.12 Vacant YES - Current Privately Owned Available 0 0 1 1 Mountain View Ave. at Alta Vista Ave. 91030 5314010024 Low Density Residential RS N/A 6 0.13 Vacant YES - Current Privately Owned Available 0 0 1 1 Hanscom Dr. at Illinois Ave. 91030 5308021012 Low Density Residential RS N/A 6 0.13 Vacant YES - Current Privately Owned Available 0 0 1 1 Meridian Ave. at Foothill St. 91030 5317009032 Low Density Residential RS N/A 6 0.13 Vacant YES - Current State-Owned Available 0 0 1 1 3 - 198
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ADDRESS/INTERSECTION ZIP CODE APN GENERAL PLAN LAND USE ZONING

MINIMUM

DENSITY

ALLOWED
(UNITS/ACRE)

MAXIMUM

DENSITY

ALLOWED
(UNITS/ACRE)
PARCEL
SIZE
(ACRES)

EXISTING
USE/

VACANCY
INFRASTRUCTURE OWNERSHIP SITE STATUS1,4 LOWER INCOME CAPACITY MODERATE INCOME CAPACITY ABOVE MODERATE CAPACITY TOTAL CAPACITY Hanscom Dr. at Peterson Ave. 91030 5308032012 Low Density Residential RS N/A 6 0.13 Vacant YES - Current Privately Owned Available 0 0 1 1 Saint Albans Ave. at Blair Ave. 91030 5311008033 Low Density Residential RS N/A 6 0.14 Vacant YES - Current Privately Owned Available 0 0 1 1 Saint Albans Ave. at Blair Ave. 91030 5311015006 Low Density Residential RS N/A 6 0.14 Vacant YES - Current Privately Owned Available 0 0 1 1 Peterson Ave. at Hanscom Dr. 91030 5308024033 Low Density Residential RS N/A 6 0.14 Vacant YES - Current Privately Owned Available 0 0 1 1 Bonita Dr. at Oneonta Dr. 91030 5310034030 Low Density Residential RS N/A 6 0.14 Vacant YES - Current Privately Owned Available 0 0 1 1 Hanscom Dr. at Hill Dr. 91030 5308002070 Low Density Residential RS N/A 6 0.14 Vacant YES - Current Privately Owned Available 0 0 1 1 Oneonta Dr. at Bonita Dr. 91030 5310026011 Low Density Residential RS N/A 6 0.15 Vacant YES - Current Privately Owned Available 0 0 1 1 Saint Albans Ave. at Warwick Ave. 91030 5311006013 Low Density Residential RS N/A 6 0.15 Vacant YES - Current Privately Owned Available 0 0 1 1 Indiana Ave. at Alta Vista Ave. 91030 5314008014 Low Density Residential RS N/A 6 0.16 Vacant YES - Current Privately Owned Available 0 0 1 1 Blair Ave. at Saint Albans Ave. 91030 5311017058 Low Density Residential RS N/A 6 0.16 Vacant YES - Current Privately Owned Available 0 0 1 1 Camden Ave. at Camden Parkway 91030 5321011013 Low Density Residential RS N/A 6 0.16 Vacant YES - Current Privately Owned Available 0 0 1 1 Brunswick Ave. at Saint Albans Ave. 91030 5311006900 Low Density Residential RS N/A 6 0.16 Vacant YES - Current State-Owned Available 0 0 1 1 Saint Albans Ave. at Blair Ave. 91030 5311015005 Low Density Residential RS N/A 6 0.16 Vacant YES - Current Privately Owned Available 0 0 1 1 Indiana Ave. at Indiana Pl. 91030 5314006020 Low Density Residential RS N/A 6 0.16 Vacant YES - Current Privately Owned Available 0 0 1 1 Peterson Ave. at Hanscom Dr. 91030 5308031041 Low Density Residential RS N/A 6 0.17 Vacant YES - Current Privately Owned Available 0 0 1 1 Kolle Ave. at Monterey Rd. 91030 5311007019 Low Density Residential RS N/A 6 0.17 Vacant YES - Current Privately Owned Available 0 0 1 1 Cambridge Pl. at Valley View Rd. 91030 5310018025 Low Density Residential RS N/A 6 0.17 Vacant YES - Current State-Owned Available 0 0 1 1 Brunswick Ave. at Kolle Ave. 91030 5311006024 Low Density Residential RS N/A 6 0.17 Vacant YES - Current Privately Owned Available 0 0 1 1 Peterson Ave. at Hanscom Dr. 91030 5308031040 Low Density Residential RS N/A 6 0.18 Vacant YES - Current Privately Owned Available 0 0 1 1 Indiana Ave. at Indiana Pl. 91030 5311014048 Low Density Residential RS N/A 6 0.19 Vacant YES - Current Privately Owned Available 0 0 1 1 Peterson Ave. at Hanscom Ave. 91030 5308031039 Low Density Residential RS N/A 6 0.19 Vacant YES - Current Privately Owned Available 0 0 1 1 Hill Dr. at Collis Ave. 91030 5312017025 Low Density Residential RS N/A 6 0.19 Vacant YES - Current Privately Owned Available 0 0 1 1 Alta Vista Ave. at Indiana Ave. 91030 5314007017 Low Density Residential RS N/A 6 0.19 Vacant YES - Current Privately Owned Available 0 0 1 1 End of Bank St. 91030 5314019023 Low Density Residential RS N/A 6 0.19 Vacant YES - Current Privately Owned Available 0 0 1 1 Peterson Ave. at Hanscom Dr. 91030 5308031042 Low Density Residential RS N/A 6 0.20 Vacant YES - Current Privately Owned Available 0 0 2 2 Saint Albans Ave. at Blair Ave. 91030 5311008039 Low Density Residential RS N/A 6 0.21 Vacant YES - Current Privately Owned Available 0 0 2 2 Camino del Sol at Las Palmitas St. 91030 5308002072 Low Density Residential RS N/A 6 0.22 Vacant YES - Current Privately Owned Available 0 0 2 2 Indiana Ave. at Indiana Pl. 91030 5311014042 Low Density Residential RS N/A 6 0.22 Vacant YES - Current Privately Owned Available 0 0 2 2 Warwick Pl. at South Ln. 91030 5311006028 Low Density Residential RS N/A 6 0.22 Vacant YES - Current Privately Owned Available 0 0 2 2 Rollin St. at Meridian Ave. 91030 5314017027 Low Density Residential RS N/A 6 0.23 Vacant YES - Current State-Owned Available 0 0 2 2 Alta Vista Cir. at Indiana Ave. 91030 5314006005 Low Density Residential RS N/A 6 0.23 Vacant YES - Current Privately Owned Available 0 0 2 2 Oak Hill Ave. at Pinecrest Dr. 91030 5311006057 Low Density Residential RS N/A 6 0.25 Vacant YES - Current Privately Owned Available 0 0 2 2 Hanscom Dr. at Illinois Dr. 91030 5308024034 Low Density Residential RS N/A 6 0.25 Vacant YES - Current Privately Owned Available 0 0 2 2 Indiana Ave. at Indiana Pl. 91030 5311014043 Low Density Residential RS N/A 6 0.26 Vacant YES - Current Privately Owned Available 0 0 2 2 End of Braewood Ct. 91030 5314016077 Low Density Residential RS N/A 6 0.28 Vacant YES - Current Privately Owned Available 0 0 2 2 Hanscom Dr. at Illinois Dr. 91030 5308020027 Low Density Residential RS N/A 6 0.29 Vacant YES - Current Privately Owned Available 0 0 2 2 Alta Vista Cir. at Alta Vista Ave. 91030 5314005045 Low Density Residential RS N/A 6 0.29 Vacant YES - Current Privately Owned Available 0 0 2 2 3 - 199
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ADDRESS/INTERSECTION ZIP CODE APN GENERAL PLAN LAND USE ZONING

MINIMUM

DENSITY

ALLOWED
(UNITS/ACRE)

MAXIMUM

DENSITY

ALLOWED
(UNITS/ACRE)
PARCEL
SIZE
(ACRES)

EXISTING
USE/

VACANCY
INFRASTRUCTURE OWNERSHIP SITE STATUS1,4 LOWER INCOME CAPACITY MODERATE INCOME CAPACITY ABOVE MODERATE CAPACITY TOTAL CAPACITY Oak Hill Pl. at Oak Hill Ln. 91030 5312020012 Low Density Residential RS N/A 6 0.30 Vacant YES - Current Privately Owned Available 0 0 2 2 Hanscom Dr. at Illinois Dr. 91030 5308024031 Low Density Residential RS N/A 6 0.32 Vacant YES - Current Privately Owned Available 0 0 2 2 End of Indiana Terrace 91030 5314005021 Low Density Residential RS N/A 6 0.32 Vacant YES - Current Privately Owned Available 0 0 2 2 End of Indiana Terrace 91030 5314005017 Low Density Residential RS N/A 6 0.35 Vacant YES - Current Privately Owned Available 0 0 2 2 Brunswick Ave. at Oak Hill Terrace 91030 5311006055 Low Density Residential RS N/A 6 0.37 Vacant YES - Current Privately Owned Available 0 0 2 2 Peterson Ave. at Hanscom Dr. 91030 5308031053 Low Density Residential RS N/A 6 0.72 Vacant YES - Current Privately Owned Available 0 0 3 3 Bank St. at Meridian Ave. 91030 5314018010 Low Density Residential RS N/A 6 0.73 Vacant YES - Current Privately Owned Available 0 0 3 3 ABOVE-MODERATE SUBTOTAL 17.41 0 0 109 109 TOTAL 17.41 0 0 109 109 Source: City of South Pasadena, 2021 Note 1: Available means the site has not been entitled for development Note 2: These four parcels have the same owner and are for sale. The City has recently received developer interest in developing residential units on these parcels as one project. Note 3: These parcels are part of a potential project to develop duplexes and townhouses on all of these parcels by the same developer who has purchased all of the parcels. The City has confirmed that there is access to this set of parcels. The parcels include 10 vacant parcels and one nonvacant parcel. Note 4: There are no known environmental constraints. 3 - 200
CITY OF SOUTH PASADENA MAY 2023
2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 175 Table VI-45

REPRESENTATIVE MEDIUM AND LOWER DENSITY PROJECTS IN SOUTH PASADENA

ADDRESS/

PROJECT NAME APN ACRES

ENTITLED,
UNDER

CONSTRUCTION
OR COMPLETED?
ZONE

PREVIOUSLY

DEVELOPED
WITH/

EXISTING
USES

PROJECT

DESCRIPTION
TOTAL
NUMBER
OF

DWELLING
UNITS
BUILT

DENSITY

PERCENT OF

ALLOWED

CAPACITY
1974 Huntington Drive 5321008016 .24 Under Construction RM Duplex Market rate 3-unit ownership project 3 12.5 du/acre >100% 1413 Lyndon 5319003004 .20 Completed in 2016 RM Single-family home Market rate 3-unit ownership project 3 10 du/acre > 100% 191 Monterey Rd. 5311010022 .70 Completed in 2017 RM Single-family home Market rate 9-unit ownership project 9 12.9 du/acre 92% 1818 Peterson Ave. 5508025027 .09 Entitled in 2021 RS Vacant Market rate 1,231 sf
Single-family dwelling
with 495 sq. ft. JADU
2 11.1 du/acre
100% (one
primary unit per
parcel allowed
without an SB 9
unit)
807 Rollins St. 5314017901 .23 Entitled in 2021 RS Vacant Market rate 3411 sf
Single-family
dwelling, (JADUready, entitled in April
2022)
1 4.3 du/acre
100% (one
primary unit per
parcel allowed
without an SB 9
unit)
Source: City of South Pasadena, 2022
3 - 201
CITY OF SOUTH PASADENA MAY 2023
2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 176 Accessory Dwelling Unit Potential
In the last five years, ADUs have become more broadly allowed under California law. The City’s local zoning regulations have been updated regularly to reflect those changes to state law. Beginning in 2017, the City has seen steady increases year over year in permitted ADUs each year. Before 2017, no ADUs were permitted. Local interest in ADUs is significant. ADU building permit numbers from 2017 through the first half of 2022 are listed below.
 2017 – 1 ADU received a building permit
 2018 – 4 ADUs received building permits
 2019 – 7 ADUs received building permits
 2020 – 8 ADUs received building permits
 2021 – 19 ADUs received building permits
 2022 (through August 31) – 38 ADUs receiving building permits The 6th cycle projection period (the timeframe when units can be counted towards the City’s RHNA) began June 30, 2021, and extends to October 15, 2029. The City issued 9 building permits for ADUs in the second half of 2021 and 28 building permits for ADUs through December 31, 2021. (see Table VI-46). The City’s projection for permit issuances starting at the beginning of 2022 through the end of the projection period is provided in Table VI-46. (See also Appendix E for more detailed analysis).

The projection assumes that ADU permits will increase at a similar rate to the increase from 2017 through 2022, as shown above, through the first half of and in 2023 because of the updated State laws and Municipal Code supported by the City’s efforts to facilitate ADU production. After that, the City projects that applications will level off over the following years. This supports the conservative assumptions in Table VI-46 and the more vigorous assumptions in Table VI-47.

Table VI-46

ACCESSORY DWELLING UNIT PROJECTION
YEAR

ADU PLANNING

PERMITS

ADU BUILDING

PERMITS
2020 - Actual 17 8
2021 - Actual 62 19
Issued from June 30 through December 31 2021 (Actual) 28 9 Issued from January 1 through June 30 2022 (Actual) 50 29 Remainder of 2022 50 29
2023 55 39
2024 55 39
2025 65 39
2026 68 39
2027 68 39
2028 68 39
2029 (through October 15) 40 28
Total January 1, 2022-October 15, 2029 470 3201
1 In order to remain consistent with the public’s and HCD’s understanding of the City’s approach for the RHNA forecast and the housing program, the City will continue to use the figure of 297 units for those purposes, as projected in earlier public review drafts, see Appendix E for a more detailed analysis of ADU projections. 3 - 202
CITY OF SOUTH PASADENA MAY 2023
2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 177 As detailed in the Housing Plan under Goal #3, additional efforts are planned to encourage and support ADU applications, also contributing to the assumption of an additional 297 ADU permits between January 1, 2022, and October 15, 2029. Although the City projects a higher number of ADUs than the conservative options for projecting ADUs in the HCD Sites Inventory Guidebook, the City’s projections are more appropriate and realistic because current trends are based on recent Code changes, making it incorrect to base assumptions on earlier years when the Code did not allow ADUs on most properties.

Southern California Association of Governments (SCAG) prepared its Regional ADU Affordability Analysis for the entire SCAG region in 2020. The analysis was accepted by HCD in late 2020 and is the best proxy for estimating affordability levels for South Pasadena. The number of currently occupied ADUs in South Pasadena is too low to do a meaningful study. The analysis made findings for affordability of ADUs by subregion based on data gathered on current rents and occupancy of ADUs in addition to industry research about affordability levels of ADUs, including those that don’t reach the rental market. Table VI-52 provides the projected 297 ADUs broken down by income category based on the SCAG analysis for the Los Angeles II subregion that includes South Pasadena.

A survey of studio and one-bedroom rentals available in South Pasadena in August 2022 was conducted online. The average price for this type of unit was a 1 bedroom for $2,500/month. The lowest rental price was $1,995. The other three listings were higher. However, these listings only include those ADU units that are being rented at market prices, and do not include ADU units that are being rented to friends and family through private placements, which have been shown to often be at below-market rents that would be affordable to lower-income households. These rental listings reflect a point-in-time and are considered supplemental to the SCAG affordability analysis which was based on a much larger data set. The South Pasadena ADU regulations encourage this housing type and allow flexibility in their development. Additional detail about affordability assumptions are detailed in Appendix E. The City updated its ADU regulations in June 2021, and again in December 2021 to facilitate ADU production on historic properties or within historic districts; and will continue to comply with State law (see Program 3.f).

The City is also facilitating ADU production through other efforts detailed in Programs 3.f through 3.k that commit the City to promote and facilitate ADUs to support the development of a significantly increased number of ADUs during the 6th cycle. Comparison of Site Inventory with RHNA
SCAG’s 2021–2029 RHNA has allocated South Pasadena a total of 2,067 units for the planning period, which breaks down by affordability level as shown in Table VI-47. The table compares the site inventory capacity to the RHNA allocation by income group. As shown in the table, the City has identified sufficient sites to accommodate the RHNA of 2,067 units. Appendix A provides parcelspecific information and map illustrations for all sites addressing the lower-income RHNA. 3 - 203
CITY OF SOUTH PASADENA MAY 2023
2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 178 Table VI-47

POSSIBLE HIGHER ACCESSORY DWELLING UNIT PROJECTION
YEAR
ADU

PLANNING

APPLICATIONS

ADU BUILDING

PERMITS

ISSUED NOTES
2020 30 8 Actual
2021 45 21
Actual
150% increase in Planning applications; 400%
increase in building permits. 71% of Planningapproved received building permits Issued after June 30, 2021 28 9 Actual
2022 100 58 Assumption of same level of application for the remainder of 2022.
2023 55 41
Assumption of 2022 as a bubble, but increase in
applications over 2021 and 75% moving forward to
building permits.

Assumption of 10% increase in applications and
75% moving forward to building permits.

Assumption of strady application rate, no increase.
2024 60 45
2025 66 50
2026 72 54
2027 72 54
2028 72 54
2029 (through October 15) 63 47 Same assumption as previous year, through October 15, 2029
Total January 1, 2022 –
October 15, 2029 560 403
To provide additional context, this projection scenario forecasts that less than 8 percent of South Pasadena’s single-family housing stock (5,642 units in 2019) will add an ADU.

Market Trends
In accordance with Assembly Bill 1397, the site-specific details in Appendix A and the following discussion are included to demonstrate the feasibility of redeveloping sites addressing the lowerincome RHNA with new multifamily homes.

The City of South Pasadena is nearly built-out and has very little vacant land of a size suitable for multifamily development. However, the market in South Pasadena and the region has addressed this situation with infill and mixed-use redevelopment of projects that include a portion or all of the project as residential units.

In early 2019, the City began a series of meetings to discuss housing issues with the community. The top issues and needs that came from those discussions were ADUs, inclusionary housing regulations, and tenant protections. Since then, the City has adopted ordinances related to all of those issues, including the recently updated ADU ordinance updates and the new inclusionary housing ordinance.

The push for this focus on housing production has come from the community.

Multiple residential or mixed-use projects containing multifamily housing have been constructed or recently approved in South Pasadena (see Table VI-48 for representative projects). This is an increasing trend as three multifamily projects were approved in 2020 after only one project of this kind being approved in the eight years prior to 2020. These are all on sites that were previously developed. The Mission Bell project includes adaptive reuse of existing historic structures. The Senior 3 - 204
CITY OF SOUTH PASADENA MAY 2023
2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 179 Housing Project, with 13 affordable units, was the City’s first state density bonus application. All the projects were able to achieve higher densities with a range from 22 to 50 du/ac. without accounting for removal of the nonresidential portions of the project in the case of the mixed-use projects. There are many additional examples in the region of projects containing multifamily housing on previously developed sites of various densities, unit sizes, and architectural styles, and trends in South Pasadena indicate that interest is growing and more such projects can be expected, particularly after adoption of the updated General Plan and DTSP.

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CITY OF SOUTH PASADENA MARCH 2023
2021-2029 PUBLIC REVIEW DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 181 Table VI-48

REPRESENTATIVE PROJECTS ON NON-VACANT SITES IN SOUTH PASADENA

ADDRESS/

PROJECT NAME APN ACRES

ENTITLED, UNDER

CONSTRUCTION OR
COMPLETED?

ZONE PREVIOUSLY DEVELOPED WITH/ EXISTING USES PROJECT DESCRIPTION TOTAL

NUMBER OF

DWELLING
UNITS
DENSITY PERCENT OF ALLOWED CAPACITY SIMILAR SITES IN TABLE VI-50 (AND SITE ID) Seven Patios 845 El Centro Street
5315-019-048 5315-019-045 5315-019-046

1.6 Buildout starting in Summer 2021 and concluding in Fall 2022 MSSP and RM
Office building Three parcels were consolidated
Mixed-Use, TOD, multifamily housing (studios, lofts, flats, and townhomes) and street-fronting commercial uses (restaurant and retail) 60 45 du/acre in
MSSP portion
9 du/acre in RM
portion
97% of allowed FAR and >100% allowed density (project used bonus parking for extra floor; MSSP density is capped only by development standards (not du/ac); max FAR is 1.5; project utilized 1.45 FAR Odd-shaped sites near transit: North side of Mission (, , 12) Site 14, combined with adjacent lots Other sites near rail transit: City Yard (8); Fremont/Mission (12), Arco (8) These sites are similar in size and proximity to transit; identified for rezoning to produce more units than example project.

Mission Bell 1101, 1107, 1115 Mission St
5315-008-045 5315-008-043 0.72 Entitled in 2021 MSSP
A portion of the existing building to be demolished and the other portion adaptively reused. New buildings will be added too. Several parcels were consolidated.

Mixed-use: 7,394 square feet of commercial retail space along Mission Street and Fairview Avenue frontages and 36 residential units on above and to the rear of the commercial uses. 36 50
98% of allowed FAR and >100% of allowed density (project used bonus parking for extra floor; MSSP density is capped only by development standards (not du/ac); max FAR is 1.5; project utilized 1.48 FAR School Site -11 (historic resource); Carrows site (11); Parking Lot sites -12, 13 (rectangular; several parcels combined) These sites are similar in size to the Mission Bell project, with structures on a portion of the lot that could be incorporated into a larger project or demolished; identified for rezoning at higher densities to produce more units than example project.

Eight Twenty 820 Mission St.
5315-017-094, 5315-017-082, 5315-017-067, 5315-017-103

1.90 Built in 2017 MSSP Laboratories
Mixed-Use, TOD, multifamily housing (studios, lofts, flats, and townhomes) and street-fronting commercial uses 38 20
109% of allowed FAR (Allowed FAR was 0.8; project approved at 0.87 FAR through Planned Development Permit process) Parking Lot sites -12 and 13 (rectangular; several parcels combined) Like the example project, these properties are owned by parties interested in consolidating to build a larger multi-family project (some are Cityowned); identified for rezoning to produce more units than example project. 625 Fair Oaks Senior Housing 5315-001-072 2.62 Entitled in Spring 2020 CO Commercial retail with underutilized parking lot Senior housing with 86 units, 13 affordable. Density bonus project with additional height and density. 86 33 138% of allowed density (Allowed density is 24 du/acre); FAR is 3.6, including existing office building and additional 2.45 FAR for housing Sites on Fair Oaks (16, 17, 20, 21, 22) Monterey Road Site (3) These sites are similar in size and have owner interest in developing a residential project that would include on-site affordable housing and receive a density bonus. One site is in consideration for affordable housing overlay zone for higher density.

Mission Meridian Village Meridian Ave and Mission St
5315021001, 5315021079, 5315021047

1.6 Built in 2005 MSSP Lower density, dilapidated homes and a convalescent hospital Residences are all ownership units. Includes: three-story mixed-use building w/ 5,000 square feet of ground-floor retail and 14 loft condominiums, residential structures w/50 units—condominiums, townhomes, and duplexes and three single-family residences. Overall density of 40 units/acre 67 42
97% of allowed FAR (Allowed FAR was 1.5, project approved at 1.45) Meridian site (Site 10) Vacant Site/Ostrich Farm (1) Tyco Site (4) School District Site (10) These are larger sites, in mixed-use areas, with potential for a project with multiple structures including affordable housing per the IHO; identified for rezoning to produce more units than example project.

Source: PlaceWorks and City of South Pasadena, 2022
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CITY OF SOUTH PASADENA MARCH 2023
2021-2029 PUBLIC REVIEW DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 183 Regional Examples of Small Site Development
Some of the non-vacant sites included in the sites inventory consist of multiple parcels, some of which are smaller than 0.5 acres. Only sites that have strong potential for parcel assemblage or consolidation have been included in the inventory to address the lower income RHNA. (see Appendix A sites exhibits). Strong potential was determined from a combination of property owner interest and common ownership. All small sites made up of more than one parcel have common ownership except Site 12 which has one parcel owned by the City and one parcel owned by a private owner. The changes in zoning that will affect market conditions and will encourage redevelopment with housing are called for in Program 3.n and will include adoption of the Downtown Specific Plan. Nevertheless, there are successful regional examples of projects containing multifamily housing on parcels smaller than 0.5 acres. Table VI-49 provides some of these examples in Pasadena and Santa Monica. These projects demonstrate the market trends to redevelop sites with existing buildings and construct multifamily units through applications with state density bonuses. All the projects were able to achieve higher densities with a range from 68 to 118 du/ac. without accounting for removal of the nonresidential portions of the project in the case of the mixed-use projects, and the conditions in South Pasadena are similar and anticipated to yield comparable results. In addition, the City expects more projects to come forward once the zoning and General Plan changes are adopted. The City has also included Program 3.d to encourage and facilitate parcel assemblage and work with developers and property owners who are interested in lot consolidation.

Table VI-49

REPRESENTATIVE PROJECTS ON SMALL SITES IN REGION

ADDRESS/

PROJECT
NAME

JURISDICTION ACRES

ENTITLED,
UNDER

CONSTRUCTION
OR
COMPLETED?

PROJECT

DESCRIPTION
TOTAL

NUMBER OF

DWELLING
UNITS

DENSITY
Stanford
Pasadena,
150 S. Oak Knoll
Pasadena 0.23 preliminary entitled
2017 Rental 19 83
Stanford
Pasadena,
139 S. Oak Knoll
Pasadena 0.20 preliminary entitled
2017 Rental 16 80
233 Hudson Pasadena 0.37 entitled 2018
Condo, 5,729
SF of
retail/office
42 114
Pico Eleven,
1112 Pico Blvd Santa Monica 0.44 finished 2018 Condo 32 73 1819 Pico Santa Monica 0.49 preliminary entitled
2020
Condo, 4,174
SF of
retail/office
48 98
3223 Wilshire Santa Monica 0.45 constructed 2020 Rental, 5,418 SF of retail/office 53 118
2225 Broadway Santa Monica 0.22 constructed 2020 Rental, 2,751 SF of retail/office 15 68
1450 Cloverfield Santa Monica 0.45 constructed 2020 Rental, 8,385 SF of retail/office 34 76
Source: PlaceWorks, 2021
3 - 209
CITY OF SOUTH PASADENA MARCH 2023
2021-2029 PUBLIC REVIEW DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 184 Sites to Address the Lower-Income RHNA
To provide adequate sites for the lower-income RHNA categories, in addition to the one vacant site mentioned above, a list of non-vacant sites have been identified as the most likely locations where additional lower-income housing could be built. Most of the sites also include units for moderate- and above-moderate income households (see Table VI-50). As with the one vacant site, all of these sites would either be affected by proposed changes to their General Plan Land Use designation or are included in an Affordable Housing Overlay in the draft General Plan update, including those sites that are within the boundaries of the draft DTSP. Zoning changes would follow adoption of these plans (see Program 3.a). The vacant and non-vacant sites to address the lower-income RHNA that are in need of General Plan and zoning changes to be suitable for lower-income development are all included in Table VI-50. Program 3.c addresses a requirement to replace units at sites on this list that have existing lower-income residential units on them when buildings are demolished; and Programs 2.j and

2.k address the Affordable Housing Overlay.

In the fall of 2020, the City sent letters to or communicated directly with the property owners of all the properties in Table VI-50 about their interest in residential development on their property in the next three to eight years, in addition to many other properties identified as having potential to address the lower-income RHNA. In summer 2021, staff did a second round of outreach to property owners, including inserts in water bills, direct calls, and announcements at City Council and Planning Commission meetings, in the City’s blog, and on the City’s website. A copy of the letter the City sent can be found in Appendix C. The City followed up again with owners in the table who hadn’t responded to the earlier rounds of outreach both via letter and phone calls in late 2021 and early 2022, yielding multiple additional responses. The detailed exhibits on each of these sites in Appendix A indicate whether or not a property owner responded. If a property owner responded that they were not interested in residential development, that site was removed from the Housing Element sites inventory. Where more detail about a property owner’s plans or interest is available, that has been included in Appendix A. As owners of suitable properties inquire with staff about development potential, staff updates them on the City’s policies and regulations, including the inclusionary housing ordinance, and suggests the property owner consider affordable housing. In addition to sites owned by the City, staff has solicited interest from property owners of approximately 16 properties on the inventory, as noted in Appendix A. Some of these have pending applications for projects that include residential units (also noted in Appendix A). In other cases, property owners or their representatives have had meetings with City staff to plan for applications following the City’s adoption of the General Plan, DTSP and zoning code amendments.

Because projects on all of the sites included in Table VI-50 are eligible for the design incentives in the inclusionary housing requirement with provision of the required affordable housing units, the realistic capacity on these sites takes the requirement into consideration, pushing up the realistic capacity on nearly all these sites to 95 percent of the maximum proposed density once the density bonus units are added. The realistic capacity assumption of 95 percent is supported by past and current trends showing redevelopment at 97 percent or more of the base capacity. A slightly smaller number of units was assumed on a small subset of the sites where full redevelopment was not a realistic assumption. On most of the sites, 60 percent of the units were assumed to address the lower-income RHNA and 40 percent are assumed for moderate- and above-moderate income units. The understanding that design incentives would be available alongside a significant State density bonus for projects on these sites supports the realistic capacity assumptions. Three of the sites included in Table VI-50 are proposed to receive the Affordable Housing Overlay (Sites 3, 6, and 7). Two of those sites are already designated and zoned for residential development (Sites 3 and 6).
3 - 210
CITY OF SOUTH PASADENA MARCH 2023
2021-2029 PUBLIC REVIEW DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 185 Site 7, the Methodist Church Site is designated and zoned as Community Facilities. Part of the more than 6-acre site is already developed with non-residential community facility uses. Based on discussions with the owners about their interest in developing unused portions of the site for multifamily housing, the likelihood of development of undeveloped portions of the site with higher density residential has been established. In addition, all sites included in Table VI-48 are examples of multifamily projects developed on sites designated to allow non-residential development.

The zoning amendments with development standards to implement the application of the Affordable Housing Overlay to this site along with Sites 3 and 6 will ensure allowed heights and other development standards to accommodate feasible development of projects with at least 30 dwelling units per acre (see Programs 2.j and 2.k). The unit assumptions on three of those sites (3, 6, and 7) are lower than 95 percent of the maximum allowed units under the proposed density and are based on discussions with property owners about expected numbers of units they would propose on those sites.

Additional analysis of densities that are feasible within the City height limits is provided in Section

6.5.2 under Regulations Impacting Housing Supply. Additional detail on why 95 percent is a realistic capacity for these sites is provided in Appendix F.

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CITY OF SOUTH PASADENA MAY 2023
2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 187 Table VI-50
SITES SUITABLE TO ADDRESS THE LOWER-INCOME RHNA 1
SITE

NUMBER IN

APPENDIX A

ADDRESS/

INTERSECTION
ZIP

CODE APN
LOWERINCOME
UNITS
MODERATEINCOME
UNITS
ABOVE
MODERATEINCOME
UNITS

REALISTIC
TOTAL

CAPACITY
(UNITS)

TYPE OF

SHORTFALL

PARCEL SIZE
(ACRES)

CURRENT

GENERAL PLAN

LAND USE

CURRENT
ZONING

PROPOSED

GENERAL
PLAN

DESIGNATION

PROPOSED
ZONING

MAXIMUM

DENSITY

ALLOWED
(UNITS/
ACRE)

VACANT/
NONVACANT2
1 Pasadena Ave. at Sycamore Ave. – Vacant Site 91030 5311003096 70 0 0 70 Shortfall of Sites 1.05 Business Park/Research & Develop BP Ostrich Farm Mixed Use Ostrich Farm Zone 70 Vacant 2 Pasadena Ave. at Sycamore Ave. 91030 5311004010 50 20 13 83 Shortfall of Sites 2.23 Business Park/Research & Develop BP Ostrich Farm Mixed Use Ostrich Farm Zone 60 Non-Vacant 3 181, 185 and 187 Monterey Rd. 91030 5311015035 0 0 8 8 Shortfall of Sites 0.34 Medium Density Residential RM Medium-Density Residential with
AH Overlay
RM with AH Overlay
30 Non-Vacant
91030 5311010001 0 0 0 0 Shortfall of Sites 0.33 Medium Density Residential RM 30 Non-Vacant 91030 5311010002 0 0 0 0 Shortfall of Sites 0.59 Medium Density Residential RM 30 Non-Vacant 4 Pasadena Ave. and Arroyo Dr.
91030 5313011007 35 16 8 59 Shortfall of Sites 0.89 Business Park/Research & Develop BP Ostrich Farm
Mixed Use Ostrich Farm Zone
70 Non-Vacant
91030 5313011009 13 6 3 22 Shortfall of Sites 0.34 Business Park/Research & Develop BP 70 Non-Vacant 91030 5313011010 10 4 2 16 Shortfall of Sites 0.24 Business Park/Research & Develop BP 70 Non-Vacant 91030 5313011012 40 17 10 67 Shortfall of Sites 1.00 Business Park/Research & Develop BP 70 Non-Vacant 91030 5313011013 32 14 7 53 Shortfall of Sites 0.80 Business Park/Research & Develop BP 70 Non-Vacant 5 Monterey Rd. at Pasadena Ave. 91030 5311012019 19 8 4 31 Shortfall of Sites 0.55 General Commercial CG Ostrich Farm Mixed Use Ostrich Farm Zone 60 Non-Vacant 6 335 Monterey Rd. 91030 5311012040 0 0 7 7 Shortfall of Sites 0.94 Estate & Very Low Density Residential RE Estate & Very Low Density Residential with AH Overlay RE with AH Overlay 30 Vacant 7 ReNew United Methodist Church, 699 Monterey Rd. 91030 5314003083 30 0 0 30 Shortfall of Sites 6.65 Community Facilities CF Community Facilities with AH Overlay CF with AH Overlay 30 Non-Vacant 8 Between Mission St. and El Centro St. – Public Works Yard 91030 5315020901 42 0 0 42 Shortfall of Sites 0.71 Mission Street Specific Plan MSSP Downtown Mission Mission Street 70 Non-Vacant3 9 Mission St. at Meridian Ave.
91030 5315014030 9 5 2 16 Shortfall of Sites 0.23 Mission Street Specific Plan MSSP Downtown Mission Mission Street
70 Non-Vacant
91030 5315014032 7 2 2 11 Shortfall of Sites 0.16 Mission Street Specific Plan MSSP 70 Non-Vacant 91030 5315014033 5 2 2 9 Shortfall of Sites 0.13 Mission Street Specific Plan MSSP 70 Non-Vacant 91030 5315014044 13 6 2 21 Shortfall of Sites 0.31 Mission Street Specific Plan MSSP 70 Non-Vacant 10 Mission St. and Fairview Ave. 91030 5315008047* 0 19 89 108 Shortfall of Sites 1.90 Mission Street Specific Plan MSSP Downtown Mission Mission Street 50 Non-Vacant 11 Mission St. and Fremont Ave. 91030 5315009051 5 0 45 50 Shortfall of Sites 0.81 Mission Street Specific Plan MSSP Downtown Mission Mission Street 50 Non-Vacant 12 El Centro St. and Mound Ave. 91030 5315003044* 13 6 2 21 Shortfall of Sites 0.37 General Commercial CG Downtown Fair Oaks Fair Oaks
55 Non-Vacant
91030 5315003901* 7 2 2 11 Shortfall of Sites 0.19 General Commercial CG 55 Non-Vacant 13 El Centro St. and Mound Ave.
91030 5315003903 10 0 0 10 Shortfall of Sites 0.18 General Commercial CG Downtown Fair
Oaks Mixed Use 70
Non-Vacant
91030 5315003904 8 0 0 8 Shortfall of Sites 0.12 General Commercial CG Non-Vacant 91030 5315003902 7 0 0 7 Shortfall of Sites 0.12 General Commercial CG Non-Vacant 91030 5315003035 11 0 0 11 Shortfall of Sites 0.19 General Commercial CG Non-Vacant 3 - 213
CITY OF SOUTH PASADENA MAY 2023
2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 188 SITE

NUMBER IN

APPENDIX A

ADDRESS/

INTERSECTION
ZIP

CODE APN
LOWERINCOME
UNITS
MODERATEINCOME
UNITS
ABOVE
MODERATEINCOME
UNITS

REALISTIC
TOTAL

CAPACITY
(UNITS)

TYPE OF

SHORTFALL

PARCEL SIZE
(ACRES)

CURRENT

GENERAL PLAN

LAND USE

CURRENT
ZONING

PROPOSED

GENERAL
PLAN

DESIGNATION

PROPOSED
ZONING

MAXIMUM

DENSITY

ALLOWED
(UNITS/
ACRE)

VACANT/
NONVACANT2
14 Fair Oaks Ave. and Grevelia St. 91030 5315001070 46 23 23 92 Shortfall of Sites 0.85 General Commercial CG Downtown Fair Oaks Fair Oaks 110 Non-Vacant 15 Monterey Rd. and Fair Oaks Ave. 91030 5319002034 110 55 55 220 Shortfall of Sites 2.67 General Commercial CG Downtown Fair Oaks Fair Oaks 110 Non-Vacant TOTAL 592 205 286 1,083 24.89
Source: City of South Pasadena, 2021 * Included in prior Housing Element sites inventory 1 See Appendix A for any identified environmental constraints that will be mitigated prior to residential development occurring.2.See Appendix A for site-by-site description of how redevelopment is likely in the planning period for each of these sites. 3 Site 8 has an underground gasoline tank and filling station on the site that will be removed and the City will remediate any soil contamination found on the site prior to development for residential uses. See Appendix A Site 8 for further discussion. 3 - 214
CITY OF SOUTH PASADENA MAY 2023
2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 189 Table VI-51

DOWNTOWN SPECIFIC PLAN REZONING CAPACITY ANALYSIS
APN Current General Plan Land Use Current Zoning Parcel Size (Acres) Existing Units Maximum Density Maximum Additional Development Capacity Development Capacity Adjustments Anticipated Development Capacity LowerIncome
Units
ModerateIncome
Units
Above
ModerateIncome
Units
Total
Capacity
Base
Probability Historic Commercial Utilization Buildings Constructed since 2000 Environmental Constraints Density > 50du/ac Within 1/2
Mile of
Major
Transit
Stop
Total
Adjustment
LowerIncome
Units
ModerateIncome
Units
Above
ModerateIncome
Units
Total
Capacity
5310019001
Medium Density Residential RM 0.17 3 30 0 0 2 2 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.100 0.100 5310019002
Medium Density Residential RM 0.17 3 30 0 0 2 2 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.100 0.100 5310019003
Medium Density Residential RM 0.17 1 30 0 0 4 4 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.200 0.200 5310019004
Medium Density Residential RM 0.17 1 30 0 0 4 4 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.200 0.200 5310019005
Medium Density Residential RM 0.17 1 30 0 0 4 4 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.200 0.200 5310019006
Medium Density Residential RM 0.17 1 30 0 0 4 4 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.200 0.200 5310019009
Medium Density Residential RM 0.17 5 30 0 0 0 0 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0 0 5310019010
Medium Density Residential RM 0.17 2 30 0 0 3 3 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.150 0.150 5310019021
Medium Density Residential RM 0.33 8 30 0 0 2 2 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.100 0.100 5310020010
Medium Density Residential RM 0.21 2 30 0 0 4 4 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.300 0.300 5310020011
Medium Density Residential RM 0.21 2 30 0 0 4 4 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.300 0.300 5310020012
Medium Density Residential RM 0.21 5 30 0 0 1 1 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.075 0.075 5310033001
Medium Density Residential RM 0.06 1 30 0 0 1 1 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.075 0.075 5310033002
Medium Density Residential RM 0.13 2 30 0 0 2 2 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.150 0.150 5310033008
Medium Density Residential RM 0.06 1 30 0 0 1 1 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.075 0.075 5310033019
Medium Density Residential RM 0.52 22 30 0 0 0 0 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0 0 5310033021
Medium Density Residential RM 0.17 1 30 0 0 4 4 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.300 0.300 5310033901
Medium Density Residential RM 0.12 1 30 0 0 3 3 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.225 0.225 5311001008 Ostrich Farm Mixed-Use RM 0.25 1 70 8 4 4 16 5% 100% 100% 100% 100% 400% 100% 5% 0.400 0.200 0.200 0.800 5311001018 Ostrich Farm Mixed-Use CG 0.35 1 70 12 6 6 24 5% 100% 100% 100% 100% 400% 100% 5% 0.600 0.300 0.300 1.200 5311001020 Ostrich Farm Mixed-Use RM 0.56 1 70 19 10 10 39 5% 100% 100% 100% 100% 400% 100% 5% 0.975 0.488 0.488 1.950 5311001038 Ostrich Farm Mixed-Use CG 0.72 1 70 25 12 12 49 5% 100% 100% 100% 100% 400% 100% 5% 1.225 0.613 0.613 2.450 5311001041 Ostrich Farm Mixed-Use CG 0.59 1 70 20 10 10 40 5% 100% 100% 100% 100% 400% 100% 5% 1.000 0.500 0.500 2.000 5311002047 Community Facilities CF 0.41 0 70 14 7 7 28 5% 100% 100% 100% 100% 400% 100% 5% 0.700 0.350 0.350 1.400 5311002050 High Density Residential RH 0.15 0 70 5 3 3 11 5% 100% 100% 100% 100% 400% 100% 5% 0.275 0.138 0.138 0.550 5311002051 High Density Residential RH 0.30 0 70 10 5 5 20 5% 100% 100% 100% 100% 400% 100% 20% 2.000 1.000 1.000 4.000 5311002056 Medium Density Residential RM 0.35 2 70 11 6 6 23 5% 100% 100% 100% 100% 400% 100% 5% 0.575 0.288 0.288 1.150 5311002057
Medium Density Residential RM 0.35 1 70 12 6 6 24 5% 100% 100% 100% 100% 400% 100% 5% 0.600 0.300 0.300 1.200 3 - 215
CITY OF SOUTH PASADENA MAY 2023
2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 190 APN Current General Plan Land Use Current Zoning Parcel Size (Acres) Existing Units Maximum Density Maximum Additional Development Capacity Development Capacity Adjustments Anticipated Development Capacity LowerIncome
Units
ModerateIncome
Units
Above
ModerateIncome
Units
Total
Capacity
Base
Probability Historic Commercial Utilization Buildings Constructed since 2000 Environmental Constraints Density > 50du/ac Within 1/2
Mile of
Major
Transit
Stop
Total
Adjustment
LowerIncome
Units
ModerateIncome
Units
Above
ModerateIncome
Units
Total
Capacity
5311002059 High Density Residential RH 1.86 0 70 65 33 33 131 5% 100% 100% 100% 100% 400% 100% 5% 3.275 1.638 1.638 6.550 5311002122 Medium Density Residential RM 0.53 1 70 18 9 9 36 5% 100% 100% 100% 100% 400% 100% 5% 0.900 0.450 0.450 1.800 5311002138 Ostrich Farm Mixed-Use BP 0.75 1 70 26 13 13 52 5% 100% 50% 100% 100% 400% 100% 3% 0.650 0.325 0.325 1.300 5311002139 Ostrich Farm Mixed-Use BP 1.06 1 70 37 18 18 73 5% 100% 50% 50% 100% 400% 100% 1% 0.456 0.228 0.228 0.913 5311002900 Medium Density Residential RM 0.06 1 70 2 1 1 4 5% 100% 100% 100% 100% 400% 100% 5% 0.100 0.050 0.050 0.200 5311003026 High Density Residential RH 0.02 0 70 1 0 0 1 5% 100% 100% 100% 100% 400% 100% 5% 0.025 0.013 0.013 0.050 5311003027 High Density Residential RH 0.37 0 70 13 6 6 25 5% 100% 100% 100% 100% 400% 100% 5% 0.625 0.313 0.313 1.250 5311003028 High Density Residential RH 0.29 0 70 10 5 5 20 5% 100% 100% 100% 100% 400% 100% 5% 0.500 0.250 0.250 1.000 5311003029 High Density Residential RH 0.03 0 45 1 0 0 1 5% 100% 100% 100% 100% 100% 100% 5% 0.025 0.013 0.013 0.050 5311003030 High Density Residential RH 0.23 0 70 8 4 4 16 5% 100% 100% 100% 100% 400% 100% 5% 0.400 0.200 0.200 0.800 5311003031 High Density Residential RH 0.20 0 70 7 4 4 15 5% 100% 100% 100% 100% 400% 100% 5% 0.375 0.188 0.188 0.750 5311003032 High Density Residential RH 0.02 0 45 1 0 0 1 5% 100% 100% 100% 100% 100% 100% 5% 0.025 0.013 0.013 0.050 5311003033 High Density Residential RH 0.18 0 70 6 3 3 12 5% 100% 100% 100% 100% 400% 100% 5% 0.300 0.150 0.150 0.600 5311003034 High Density Residential RH 0.19 0 70 7 3 3 13 5% 100% 100% 100% 100% 400% 100% 5% 0.325 0.163 0.163 0.650 5311003035 High Density Residential RH 0.20 0 70 7 4 4 15 5% 100% 100% 100% 100% 400% 100% 5% 0.375 0.188 0.188 0.750 5311003036 High Density Residential RH 0.20 0 70 7 4 4 15 5% 100% 100% 100% 100% 400% 100% 5% 0.375 0.188 0.188 0.750 5311003037 High Density Residential RH 0.49 0 70 17 9 9 35 5% 100% 100% 100% 100% 400% 100% 5% 0.875 0.438 0.438 1.750 5311003038 High Density Residential RH 0.32 0 70 11 6 6 23 5% 100% 100% 100% 100% 400% 100% 5% 0.575 0.288 0.288 1.150 5311003039 High Density Residential RH 0.26 0 70 9 5 5 19 5% 100% 100% 100% 100% 400% 100% 5% 0.475 0.238 0.238 0.950 5311003040 High Density Residential RH 0.26 0 70 9 5 5 19 5% 100% 100% 100% 100% 400% 100% 5% 0.475 0.238 0.238 0.950 5311003043 Ostrich Farm Mixed-Use BP 2.33 1 70 81 41 41 163 5% 50% 50% 50% 100% 400% 100% 3% 2.038 1.019 1.019 4.075 5311004011 Ostrich Farm Mixed-Use BP 0.11 1 70 3 2 2 7 5% 100% 100% 100% 100% 400% 100% 5% 0.175 0.088 0.088 0.350 5311004012 Ostrich Farm Mixed-Use BP 0.08 1 70 2 1 1 4 5% 100% 100% 100% 100% 400% 100% 5% 0.100 0.050 0.050 0.200 5311004013 Ostrich Farm Mixed-Use BP 0.05 1 70 1 1 1 3 5% 100% 100% 100% 100% 400% 100% 5% 0.075 0.038 0.038 0.150 5311004014 Ostrich Farm Mixed-Use BP 0.08 1 70 2 1 1 4 5% 100% 100% 100% 100% 400% 100% 5% 0.100 0.050 0.050 0.200 5311004015 Ostrich Farm Mixed-Use BP 0.24 1 70 8 4 4 16 5% 100% 100% 100% 100% 400% 100% 5% 0.400 0.200 0.200 0.800 5311004018 High Density Residential RH 0.51 0 70 18 9 9 36 5% 100% 100% 100% 100% 400% 100% 5% 0.900 0.450 0.450 1.800 5311004019 High Density Residential RH 0.28 0 70 10 5 5 20 5% 100% 100% 100% 100% 400% 100% 5% 0.500 0.250 0.250 1.000 5311004020 High Density Residential RH 0.46 0 70 16 8 8 32 5% 100% 100% 100% 100% 400% 100% 5% 0.800 0.400 0.400 1.600 5311004023 High Density Residential RH 0.26 0 70 9 5 5 19 5% 100% 100% 100% 100% 400% 100% 5% 0.475 0.238 0.238 0.950 5311004026 High Density Residential RH 0.77 0 70 27 14 14 55 5% 100% 100% 100% 100% 400% 100% 5% 1.375 0.688 0.688 2.750 5311004027 High Density Residential RH 0.27 0 70 9 5 5 19 5% 100% 100% 100% 100% 400% 100% 5% 0.475 0.238 0.238 0.950 5311004030 High Density Residential RH 0.45 0 70 16 8 8 32 5% 100% 100% 100% 100% 400% 100% 5% 0.800 0.400 0.400 1.600 5311004044 Ostrich Farm Mixed-Use CG 0.36 1 70 12 6 6 24 5% 100% 100% 50% 100% 400% 100% 3% 0.300 0.150 0.150 0.600 5311010006 Medium Density Residential RM 0.21 1 70 7 3 3 13 5% 100% 100% 100% 100% 400% 100% 5% 0.325 0.163 0.163 0.650 5311010007
Medium Density Residential RM 0.31 1 70 10 5 5 20 5% 100% 100% 100% 100% 400% 100% 5% 0.500 0.250 0.250 1.000 3 - 216
CITY OF SOUTH PASADENA MAY 2023
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Units
ModerateIncome
Units
Above
ModerateIncome
Units
Total
Capacity
Base
Probability Historic Commercial Utilization Buildings Constructed since 2000 Environmental Constraints Density > 50du/ac Within 1/2
Mile of
Major
Transit
Stop
Total
Adjustment
LowerIncome
Units
ModerateIncome
Units
Above
ModerateIncome
Units
Total
Capacity
5311010008
Medium Density Residential RM 0.65 1 70 22 11 11 44 5% 100% 100% 100% 100% 400% 100% 5% 1.100 0.550 0.550 2.200 5311010009
Medium Density Residential RM 0.26 2 70 8 4 4 16 5% 100% 100% 100% 100% 400% 100% 5% 0.400 0.200 0.200 0.800 5311010010
Medium Density Residential RM 0.34 1 70 11 6 6 23 5% 100% 100% 100% 100% 400% 100% 5% 0.575 0.288 0.288 1.150 5311010011
Medium Density Residential RM 0.22 2 70 7 3 3 13 5% 100% 100% 100% 100% 400% 100% 5% 0.325 0.163 0.163 0.650 5311010012
Medium Density Residential RM 0.28 1 70 9 5 5 19 5% 100% 100% 100% 100% 400% 100% 5% 0.475 0.238 0.238 0.950 5311010015
Medium Density Residential RM 0.40 1 70 13 7 7 27 5% 100% 100% 100% 100% 400% 100% 5% 0.675 0.338 0.338 1.350 5311010016
Medium Density Residential RM 0.17 1 70 5 3 3 11 5% 100% 100% 100% 100% 400% 100% 5% 0.275 0.138 0.138 0.550 5311010022
Medium Density Residential RM 0.70 1 70 24 12 12 48 5% 100% 100% 100% 100% 400% 100% 5% 1.200 0.600 0.600 2.400 5311010052
Medium Density Residential RM 0.37 1 70 12 6 6 24 5% 100% 100% 100% 100% 400% 100% 5% 0.600 0.300 0.300 1.200 5311012004
Medium Density Residential RM 0.17 1 70 6 3 3 12 5% 50% 100% 100% 100% 400% 100% 3% 0.150 0.075 0.075 0.300 5311012018
Medium Density Residential RM 0.84 1 70 29 14 14 57 5% 100% 100% 100% 100% 400% 100% 5% 1.425 0.713 0.713 2.850 5311012020
Medium Density Residential RM 1.60 1 70 56 28 28 112 5% 100% 100% 100% 100% 400% 100% 5% 2.800 1.400 1.400 5.600 5311015028
Medium Density Residential RM 0.76 1 70 26 13 13 52 5% 100% 100% 100% 100% 400% 100% 5% 1.300 0.650 0.650 2.600 5311015029
Medium Density Residential RM 0.69 1 70 24 12 12 48 5% 100% 100% 100% 100% 400% 100% 5% 1.200 0.600 0.600 2.400 5311015030
Medium Density Residential RM 0.30 4 70 9 4 4 17 5% 100% 100% 100% 100% 400% 100% 5% 0.425 0.213 0.213 0.850 5311015048
Medium Density Residential RM 1.10 1 70 38 19 19 76 5% 100% 100% 100% 100% 400% 100% 5% 1.900 0.950 0.950 3.800 5312001903 High Density Residential RH 0.58 0 70 20 10 10 40 5% 100% 100% 100% 100% 400% 100% 5% 1.000 0.500 0.500 2.000 5312002002 High Density Residential RH 0.16 0 70 6 3 3 12 5% 100% 100% 100% 100% 400% 100% 5% 0.300 0.150 0.150 0.600 5312002003 High Density Residential RH 0.16 0 70 6 3 3 12 5% 100% 100% 100% 100% 400% 100% 5% 0.300 0.150 0.150 0.600 5312002004 High Density Residential RH 0.13 0 70 4 2 2 8 5% 100% 100% 100% 100% 400% 100% 5% 0.200 0.100 0.100 0.400 5312002005 High Density Residential RH 0.03 0 70 1 0 0 1 5% 100% 100% 100% 100% 400% 100% 5% 0.025 0.013 0.013 0.050 5312002006 High Density Residential RH 0.15 0 70 5 3 3 11 5% 100% 100% 100% 100% 400% 100% 5% 0.275 0.138 0.138 0.550 5312002007 High Density Residential RH 0.10 0 70 4 2 2 8 5% 100% 100% 100% 100% 400% 100% 5% 0.200 0.100 0.100 0.400 5312002008 High Density Residential RH 0.04 0 70 1 1 1 3 5% 100% 100% 100% 100% 400% 100% 5% 0.075 0.038 0.038 0.150 5312002009 High Density Residential RH 0.13 0 70 5 2 2 9 5% 100% 100% 100% 100% 400% 100% 5% 0.225 0.113 0.113 0.450 5312002023 High Density Residential RH 0.14 0 70 5 2 2 9 5% 100% 100% 100% 100% 400% 100% 5% 0.225 0.113 0.113 0.450 5312002025 High Density Residential RH 0.15 0 70 5 3 3 11 5% 100% 100% 100% 100% 400% 100% 5% 0.275 0.138 0.138 0.550 5313003039 Medium Density Residential RM 0.19 5 70 4 2 2 8 5% 100% 100% 100% 100% 400% 100% 5% 0.200 0.100 0.100 0.400 5313003040
Medium Density Residential RM 0.26 2 70 8 4 4 16 5% 100% 100% 100% 100% 400% 100% 5% 0.400 0.200 0.200 0.800 5313003041
Medium Density Residential RM 0.34 1 70 12 6 6 24 5% 100% 100% 100% 100% 400% 100% 5% 0.600 0.300 0.300 1.200 5313003042
Medium Density Residential RM 0.20 2 70 6 3 3 12 5% 100% 100% 100% 100% 400% 100% 5% 0.300 0.150 0.150 0.600 3 - 217
CITY OF SOUTH PASADENA MAY 2023
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Units
ModerateIncome
Units
Above
ModerateIncome
Units
Total
Capacity
Base
Probability Historic Commercial Utilization Buildings Constructed since 2000 Environmental Constraints Density > 50du/ac Within 1/2
Mile of
Major
Transit
Stop
Total
Adjustment
LowerIncome
Units
ModerateIncome
Units
Above
ModerateIncome
Units
Total
Capacity
5313003045
Medium Density Residential RM 0.24 1 70 8 4 4 16 5% 100% 100% 100% 100% 400% 100% 5% 0.400 0.200 0.200 0.800 5313004018
Medium Density Residential RM 0.55 24 70 7 4 4 15 5% 100% 100% 100% 100% 400% 150% 8% 0.563 0.281 0.281 1.125 5313004026 Downtown Specific Plan CG 0.19 1 70 6 3 3 12 5% 100% 100% 100% 100% 400% 150% 8% 0.450 0.225 0.225 0.900 5313004030 Medium Density Residential RM 0.18 1 70 6 3 3 12 5% 100% 100% 100% 100% 400% 150% 8% 0.450 0.225 0.225 0.900 5313004031
Medium Density Residential RM 0.18 2 70 5 3 3 11 5% 100% 100% 100% 100% 400% 150% 8% 0.413 0.206 0.206 0.825 5313004032
Medium Density Residential RM 0.21 2 70 6 3 3 12 5% 100% 100% 100% 100% 400% 150% 8% 0.450 0.225 0.225 0.900 5313004033
Medium Density Residential RM 0.20 8 70 3 1 1 5 5% 100% 100% 100% 100% 400% 150% 8% 0.188 0.094 0.094 0.375 5313004034
Medium Density Residential RM 0.20 8 70 3 1 1 5 5% 100% 100% 100% 100% 400% 150% 8% 0.188 0.094 0.094 0.375 5313004035
Medium Density Residential RM 0.63 26 70 9 4 4 17 5% 100% 100% 100% 100% 400% 150% 8% 0.638 0.319 0.319 1.275 5313004036
Medium Density Residential RM 0.59 10 70 16 8 8 32 5% 100% 100% 100% 100% 400% 100% 5% 0.800 0.400 0.400 1.600 5313004037
Medium Density Residential RM 0.18 3 70 5 2 2 9 5% 100% 100% 100% 100% 400% 100% 5% 0.225 0.113 0.113 0.450 5313004038
Medium Density Residential RM 0.17 2 70 5 2 2 9 5% 100% 100% 100% 100% 400% 100% 5% 0.225 0.113 0.113 0.450 5313004039
Medium Density Residential RM 0.15 2 70 4 2 2 8 5% 100% 100% 100% 100% 400% 100% 5% 0.200 0.100 0.100 0.400 5313004040
Medium Density Residential RM 0.14 3 70 3 2 2 7 5% 100% 100% 100% 100% 400% 100% 5% 0.175 0.088 0.088 0.350 5313004041
Medium Density Residential RM 0.15 1 70 5 2 2 9 5% 100% 100% 100% 100% 400% 100% 5% 0.225 0.113 0.113 0.450 5313004042
Medium Density Residential RM 0.13 1 70 4 2 2 8 5% 100% 100% 100% 100% 400% 100% 5% 0.200 0.100 0.100 0.400 5313004043
Medium Density Residential RM 0.13 1 70 4 2 2 8 5% 100% 100% 100% 100% 400% 100% 5% 0.200 0.100 0.100 0.400 5313004044
Medium Density Residential RM 0.14 1 70 4 2 2 8 5% 100% 100% 100% 100% 400% 100% 5% 0.200 0.100 0.100 0.400 5313004045
Medium Density Residential RM 0.17 5 70 3 2 2 7 5% 100% 100% 100% 100% 400% 100% 5% 0.175 0.088 0.088 0.350 5313004046
Medium Density Residential RM 0.37 1 70 12 6 6 24 5% 100% 100% 100% 100% 400% 100% 5% 0.600 0.300 0.300 1.200 5313004047
Medium Density Residential RM 0.16 1 70 5 3 3 11 5% 100% 100% 100% 100% 400% 100% 5% 0.275 0.138 0.138 0.550 5313004048
Medium Density Residential RM 0.16 1 70 5 2 2 9 5% 100% 100% 100% 100% 400% 100% 5% 0.225 0.113 0.113 0.450 5313004049
Medium Density Residential RM 0.18 6 70 3 2 2 7 5% 100% 100% 100% 100% 400% 100% 5% 0.175 0.088 0.088 0.350 5313004050
Medium Density Residential RM 0.29 8 70 6 3 3 12 5% 100% 100% 100% 100% 400% 100% 5% 0.300 0.150 0.150 0.600 5313004051
Medium Density Residential RM 0.15 1 70 5 2 2 9 5% 100% 100% 100% 100% 400% 100% 5% 0.225 0.113 0.113 0.450 5313004052
Medium Density Residential RM 0.19 2 70 6 3 3 12 5% 100% 100% 100% 100% 400% 150% 8% 0.450 0.225 0.225 0.900 5313004053
Medium Density Residential RM 0.22 3 70 6 3 3 12 5% 100% 100% 100% 100% 400% 150% 8% 0.450 0.225 0.225 0.900 5313004054 Downtown Specific Plan CG 0.21 1 70 7 3 3 13 5% 100% 100% 100% 100% 400% 150% 8% 0.488 0.244 0.244 0.975 3 - 218
CITY OF SOUTH PASADENA MAY 2023
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Units
ModerateIncome
Units
Above
ModerateIncome
Units
Total
Capacity
Base
Probability Historic Commercial Utilization Buildings Constructed since 2000 Environmental Constraints Density > 50du/ac Within 1/2
Mile of
Major
Transit
Stop
Total
Adjustment
LowerIncome
Units
ModerateIncome
Units
Above
ModerateIncome
Units
Total
Capacity
5313004055 Downtown Specific Plan CG 0.40 1 70 14 7 7 28 5% 100% 100% 100% 100% 400% 150% 8% 1.050 0.525 0.525 2.100 5313005023 Medium Density Residential RM 0.15 1 30 0 0 4 4 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.300 0.300 5313005024
Medium Density Residential RM 0.15 1 30 0 0 3 3 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.225 0.225 5313005025
Medium Density Residential RM 0.15 1 30 0 0 3 3 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.225 0.225 5313005026
Medium Density Residential RM 0.14 1 30 0 0 3 3 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.225 0.225 5313005027
Medium Density Residential RM 0.13 1 30 0 0 3 3 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.225 0.225 5313005028
Medium Density Residential RM 0.13 1 30 0 0 3 3 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.225 0.225 5313005029
Medium Density Residential RM 0.18 1 30 0 0 4 4 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.300 0.300 5313005030
Medium Density Residential RM 0.24 1 30 0 0 6 6 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.450 0.450 5313005033 High Density Residential RH 0.19 0 45 4 2 2 8 5% 100% 100% 100% 100% 100% 150% 8% 0.300 0.150 0.150 0.600 5313005034 High Density Residential RH 0.42 0 45 10 5 5 20 5% 100% 100% 100% 100% 100% 150% 8% 0.750 0.375 0.375 1.500 5313005035 Medium Density Residential RM 0.14 1 30 0 0 3 3 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.225 0.225 5313005036
Medium Density Residential RM 0.13 1 30 0 0 3 3 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.225 0.225 5313005037
Medium Density Residential RM 0.20 1 30 0 0 5 5 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.375 0.375 5313005038
Medium Density Residential RM 0.20 1 30 0 0 5 5 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.375 0.375 5313005039
Medium Density Residential RM 0.20 1 30 0 0 5 5 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.375 0.375 5313005040
Medium Density Residential RM 0.60 1 30 0 0 17 17 5% 100% 100% 100% 100% 100% 150% 8% 0 0 1.275 1.275 5313005041
Medium Density Residential RM 0.20 1 30 0 0 5 5 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.375 0.375 5313005042
Medium Density Residential RM 0.20 1 30 0 0 5 5 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.375 0.375 5313005054 High Density Residential RH 0.43 0 45 10 5 5 20 5% 100% 100% 100% 100% 100% 150% 8% 0.750 0.375 0.375 1.500 5313005059 High Density Residential RH 0.50 0 45 11 6 6 23 5% 100% 100% 100% 100% 100% 150% 8% 0.863 0.431 0.431 1.725 5313005081 High Density Residential RH 0.41 0 45 9 5 5 19 5% 100% 100% 100% 100% 100% 150% 8% 0.713 0.356 0.356 1.425 5313006024 Downtown Specific Plan MSSP 0.44 1 70 15 7 7 29 5% 100% 100% 100% 100% 400% 150% 8% 1.088 0.544 0.544 2.175 5313006025 Downtown Specific Plan MSSP 0.50 1 70 17 9 9 35 5% 100% 100% 100% 50% 400% 150% 4% 0.656 0.328 0.328 1.313 5313006038 Downtown Specific Plan MSSP 0.17 1 70 5 3 3 11 5% 100% 100% 100% 100% 400% 150% 8% 0.413 0.206 0.206 0.825 5313006039 Downtown Specific Plan MSSP 0.17 1 70 5 3 3 11 5% 100% 100% 100% 100% 400% 150% 8% 0.413 0.206 0.206 0.825 5313006040 Downtown Specific Plan MSSP 0.10 1 70 3 2 2 7 5% 100% 100% 100% 100% 400% 150% 8% 0.263 0.131 0.131 0.525 5313006042 Downtown Specific Plan MSSP 0.18 1 70 6 3 3 12 5% 100% 100% 100% 100% 400% 150% 8% 0.450 0.225 0.225 0.900 5313006043 Downtown Specific Plan MSSP 0.18 1 70 6 3 3 12 5% 100% 100% 100% 100% 400% 150% 8% 0.450 0.225 0.225 0.900 5313006044 Downtown Specific Plan MSSP 0.18 1 70 6 3 3 12 5% 100% 100% 100% 100% 400% 150% 8% 0.450 0.225 0.225 0.900 5313006052 High Density Residential RH 0.49 0 45 11 6 6 23 5% 100% 100% 100% 100% 100% 150% 8% 0.863 0.431 0.431 1.725 5313006053 High Density Residential RH 0.67 0 45 15 7 7 29 5% 100% 100% 100% 100% 100% 150% 8% 1.088 0.544 0.544 2.175 3 - 219
CITY OF SOUTH PASADENA MAY 2023
2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 194 APN Current General Plan Land Use Current Zoning Parcel Size (Acres) Existing Units Maximum Density Maximum Additional Development Capacity Development Capacity Adjustments Anticipated Development Capacity LowerIncome
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ModerateIncome
Units
Above
ModerateIncome
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Base
Probability Historic Commercial Utilization Buildings Constructed since 2000 Environmental Constraints Density > 50du/ac Within 1/2
Mile of
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Transit
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Total
Adjustment
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Units
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5313006054 High Density Residential RH 0.23 0 45 5 3 3 11 5% 100% 100% 100% 100% 100% 150% 8% 0.413 0.206 0.206 0.825 5313007040 Downtown Specific Plan MSSP 0.16 1 70 5 2 2 9 5% 100% 100% 100% 100% 400% 150% 8% 0.338 0.169 0.169 0.675 5313007041 Downtown Specific Plan MSSP 0.15 1 70 5 2 2 9 5% 100% 100% 100% 100% 400% 150% 8% 0.338 0.169 0.169 0.675 5313007042 Downtown Specific Plan MSSP 0.15 1 70 5 2 2 9 5% 100% 100% 100% 100% 400% 150% 8% 0.338 0.169 0.169 0.675 5313007043 Downtown Specific Plan MSSP 0.16 1 70 5 2 2 9 5% 100% 100% 100% 100% 400% 150% 8% 0.338 0.169 0.169 0.675 5313007044 Downtown Specific Plan MSSP 0.15 1 70 5 2 2 9 5% 100% 100% 100% 100% 400% 150% 8% 0.338 0.169 0.169 0.675 5313007045 Downtown Specific Plan MSSP 0.15 1 70 5 2 2 9 5% 100% 100% 100% 100% 400% 150% 8% 0.338 0.169 0.169 0.675 5313007054 Downtown Specific Plan MSSP 0.16 1 70 5 2 2 9 5% 100% 100% 100% 100% 400% 150% 8% 0.338 0.169 0.169 0.675 5313007057 Downtown Specific Plan MSSP 0.31 1 70 10 5 5 20 5% 100% 100% 100% 50% 400% 150% 4% 0.375 0.188 0.188 0.750 5313007067 Downtown Specific Plan MSSP 0.31 1 70 10 5 5 20 5% 100% 100% 100% 100% 400% 150% 8% 0.750 0.375 0.375 1.500 5313007068 Downtown Specific Plan MSSP 0.81 1 70 28 14 14 56 5% 50% 100% 100% 100% 400% 150% 4% 1.050 0.525 0.525 2.100 5313008013 Downtown Specific Plan MSSP 0.15 1 70 5 2 2 9 5% 100% 100% 100% 100% 400% 150% 8% 0.338 0.169 0.169 0.675 5313008014 Downtown Specific Plan MSSP 0.15 1 70 5 2 2 9 5% 100% 100% 100% 100% 400% 150% 8% 0.338 0.169 0.169 0.675 5313008015 Downtown Specific Plan MSSP 0.24 1 70 8 4 4 16 5% 100% 100% 100% 100% 400% 150% 8% 0.600 0.300 0.300 1.200 5313008016 Downtown Specific Plan MSSP 0.22 1 70 7 4 4 15 5% 100% 100% 100% 100% 400% 150% 8% 0.563 0.281 0.281 1.125 5313008026 Downtown Specific Plan MSSP 0.17 1 70 5 3 3 11 5% 100% 100% 100% 100% 400% 150% 8% 0.413 0.206 0.206 0.825 5313008027 Downtown Specific Plan MSSP 0.12 1 70 4 2 2 8 5% 100% 100% 100% 100% 400% 150% 8% 0.300 0.150 0.150 0.600 5313008028 Downtown Specific Plan MSSP 0.14 1 70 4 2 2 8 5% 100% 100% 100% 100% 400% 150% 8% 0.300 0.150 0.150 0.600 5313008029 Downtown Specific Plan MSSP 0.03 1 70 1 0 0 1 5% 100% 100% 100% 100% 400% 150% 8% 0.038 0.019 0.019 0.075 5313009008 Medium Density Residential RM 0.14 4 70 3 2 2 7 5% 100% 100% 100% 100% 400% 100% 5% 0.175 0.088 0.088 0.350 5313009009
Medium Density Residential RM 0.31 4 70 9 5 5 19 5% 100% 100% 100% 100% 400% 100% 5% 0.475 0.238 0.238 0.950 5313009010
Medium Density Residential RM 0.05 1 70 1 1 1 3 5% 100% 100% 100% 100% 400% 100% 5% 0.075 0.038 0.038 0.150 5313009011
Medium Density Residential RM 0.18 2 70 5 3 3 11 5% 100% 100% 100% 100% 400% 100% 5% 0.275 0.138 0.138 0.550 5313009012
Medium Density Residential RM 0.22 1 70 7 4 4 15 5% 100% 100% 100% 100% 400% 100% 5% 0.375 0.188 0.188 0.750 5313009013
Medium Density Residential RM 0.13 2 70 4 2 2 8 5% 100% 100% 100% 100% 400% 100% 5% 0.200 0.100 0.100 0.400 5313009014
Medium Density Residential RM 0.19 4 70 5 2 2 9 5% 100% 100% 100% 100% 400% 100% 5% 0.225 0.113 0.113 0.450 5313009015
Medium Density Residential RM 0.47 8 70 12 6 6 24 5% 100% 100% 100% 100% 400% 100% 5% 0.600 0.300 0.300 1.200 5313009016
Medium Density Residential RM 0.02 1 70 0 0 0 0 5% 100% 100% 100% 100% 400% 100% 5% 0 0 0 0 5313009017
Medium Density Residential RM 0.17 3 70 4 2 2 8 5% 100% 100% 100% 100% 400% 100% 5% 0.200 0.100 0.100 0.400 5313009018
Medium Density Residential RM 0.52 20 70 8 4 4 16 5% 100% 100% 100% 100% 400% 100% 5% 0.400 0.200 0.200 0.800 5313009019
Medium Density Residential RM 0.18 3 70 5 2 2 9 5% 100% 100% 100% 100% 400% 100% 5% 0.225 0.113 0.113 0.450 5313009020
Medium Density Residential RM 0.18 1 70 6 3 3 12 5% 50% 100% 100% 100% 400% 100% 3% 0.150 0.075 0.075 0.300 5313009021
Medium Density Residential RM 0.20 4 70 5 2 2 9 5% 100% 100% 100% 100% 400% 100% 5% 0.225 0.113 0.113 0.450 3 - 220
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Units
ModerateIncome
Units
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ModerateIncome
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Total
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Base
Probability Historic Commercial Utilization Buildings Constructed since 2000 Environmental Constraints Density > 50du/ac Within 1/2
Mile of
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Total
Adjustment
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5313009022
Medium Density Residential RM 0.35 9 70 8 4 4 16 5% 100% 100% 100% 100% 400% 100% 5% 0.400 0.200 0.200 0.800 5313009023
Medium Density Residential RM 0.17 3 70 5 2 2 9 5% 100% 100% 100% 100% 400% 100% 5% 0.225 0.113 0.113 0.450 5313009024
Medium Density Residential RM 0.17 1 70 5 3 3 11 5% 100% 100% 100% 100% 400% 100% 5% 0.275 0.138 0.138 0.550 5313009026
Medium Density Residential RM 0.17 1 70 6 3 3 12 5% 100% 100% 100% 100% 400% 100% 5% 0.300 0.150 0.150 0.600 5313009027
Medium Density Residential RM 0.18 2 70 5 3 3 11 5% 100% 100% 100% 100% 400% 100% 5% 0.275 0.138 0.138 0.550 5313009028
Medium Density Residential RM 0.18 1 70 6 3 3 12 5% 100% 100% 100% 100% 400% 100% 5% 0.300 0.150 0.150 0.600 5313009029
Medium Density Residential RM 0.18 2 70 5 3 3 11 5% 100% 100% 100% 100% 400% 100% 5% 0.275 0.138 0.138 0.550 5313009030
Medium Density Residential RM 0.17 2 70 5 2 2 9 5% 100% 100% 100% 100% 400% 100% 5% 0.225 0.113 0.113 0.450 5313009031
Medium Density Residential RM 0.23 4 70 6 3 3 12 5% 100% 100% 100% 100% 400% 100% 5% 0.300 0.150 0.150 0.600 5313009032
Medium Density Residential RM 0.20 2 70 6 3 3 12 5% 100% 100% 100% 100% 400% 100% 5% 0.300 0.150 0.150 0.600 5313009034
Medium Density Residential RM 0.76 1 70 26 13 13 52 5% 100% 100% 100% 100% 400% 100% 5% 1.300 0.650 0.650 2.600 5313010021 High Density Residential RH 0.85 0 70 30 15 15 60 5% 100% 100% 100% 100% 400% 100% 5% 1.500 0.750 0.750 3.000 5313010047 High Density Residential RH 0.29 0 70 10 5 5 20 5% 100% 100% 100% 100% 400% 100% 20% 2.000 1.000 1.000 4.000 5313010048 High Density Residential RH 0.35 0 70 12 6 6 24 5% 100% 100% 100% 100% 400% 100% 5% 0.600 0.300 0.300 1.200 5313010049 High Density Residential RH 0.14 0 70 5 3 3 11 5% 100% 100% 100% 100% 400% 100% 20% 1.100 0.550 0.550 2.200 5313010050 High Density Residential RH 0.20 0 70 7 4 4 15 5% 100% 100% 100% 100% 400% 100% 5% 0.375 0.188 0.188 0.750 5313010051 High Density Residential RH 0.36 0 70 13 6 6 25 5% 100% 100% 100% 100% 400% 100% 5% 0.625 0.313 0.313 1.250 5313010052 High Density Residential RH 0.19 0 70 7 3 3 13 5% 100% 100% 100% 100% 400% 100% 5% 0.325 0.163 0.163 0.650 5313010053 High Density Residential RH 0.19 0 70 7 3 3 13 5% 100% 100% 100% 100% 400% 100% 5% 0.325 0.163 0.163 0.650 5313010054 High Density Residential RH 0.29 0 70 10 5 5 20 5% 100% 100% 100% 100% 400% 100% 5% 0.500 0.250 0.250 1.000 5313010055 High Density Residential RH 0.15 0 70 5 3 3 11 5% 100% 100% 100% 100% 400% 100% 5% 0.275 0.138 0.138 0.550 5313010056 High Density Residential RH 0.18 0 70 6 3 3 12 5% 100% 100% 100% 100% 400% 100% 5% 0.300 0.150 0.150 0.600 5313010057 High Density Residential RH 0.15 0 70 5 3 3 11 5% 100% 100% 100% 100% 400% 100% 5% 0.275 0.138 0.138 0.550 5313010058 High Density Residential RH 0.14 0 70 5 2 2 9 5% 100% 100% 100% 100% 400% 100% 5% 0.225 0.113 0.113 0.450 5313010059 High Density Residential RH 0.14 0 70 5 2 2 9 5% 100% 100% 100% 100% 400% 100% 5% 0.225 0.113 0.113 0.450 5313010060 High Density Residential RH 0.18 0 70 6 3 3 12 5% 100% 100% 100% 100% 400% 100% 5% 0.300 0.150 0.150 0.600 5313010061 High Density Residential RH 0.14 0 70 5 3 3 11 5% 100% 100% 100% 100% 400% 100% 5% 0.275 0.138 0.138 0.550 5313010062 High Density Residential RH 0.25 0 70 9 4 4 17 5% 100% 100% 100% 100% 400% 100% 5% 0.425 0.213 0.213 0.850 5313010063 High Density Residential RH 0.37 0 70 13 6 6 25 5% 100% 100% 100% 100% 400% 100% 5% 0.625 0.313 0.313 1.250 5313010064 High Density Residential RH 0.33 0 70 12 6 6 24 5% 100% 100% 100% 100% 400% 100% 5% 0.600 0.300 0.300 1.200 5313010065 High Density Residential RH 0.65 0 70 23 11 11 45 5% 100% 100% 100% 100% 400% 100% 5% 1.125 0.563 0.563 2.250 5313010068 High Density Residential RH 0.25 0 70 9 4 4 17 5% 100% 100% 100% 100% 400% 100% 5% 0.425 0.213 0.213 0.850 5313011001 High Density Residential RH 0.38 0 70 13 7 7 27 5% 100% 100% 100% 100% 400% 100% 5% 0.675 0.338 0.338 1.350 5313011004 High Density Residential RH 0.47 0 70 17 8 8 33 5% 100% 100% 100% 100% 400% 100% 5% 0.825 0.413 0.413 1.650 3 - 221
CITY OF SOUTH PASADENA MAY 2023
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Probability Historic Commercial Utilization Buildings Constructed since 2000 Environmental Constraints Density > 50du/ac Within 1/2
Mile of
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Transit
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5313011006 Ostrich Farm Mixed-Use BP 0.08 1 70 2 1 1 4 5% 100% 100% 100% 100% 400% 100% 5% 0.100 0.050 0.050 0.200 5313011008 Ostrich Farm Mixed-Use BP 0.10 1 70 3 2 2 7 5% 100% 100% 100% 100% 400% 100% 5% 0.175 0.088 0.088 0.350 5313011011 Ostrich Farm Mixed-Use BP 0.13 1 70 4 2 2 8 5% 100% 100% 100% 100% 400% 100% 5% 0.200 0.100 0.100 0.400 5313011014 Ostrich Farm Mixed-Use BP 0.60 1 70 20 10 10 40 5% 100% 100% 100% 100% 400% 100% 5% 1.000 0.500 0.500 2.000 5313011016 High Density Residential RH 0.46 0 70 16 8 8 32 5% 100% 100% 100% 100% 400% 100% 5% 0.800 0.400 0.400 1.600 5313012001 Medium Density Residential RM 0.18 4 70 4 2 2 8 5% 100% 100% 100% 100% 400% 100% 5% 0.200 0.100 0.100 0.400 5313012002
Medium Density Residential RM 0.16 2 70 5 2 2 9 5% 100% 100% 100% 100% 400% 100% 5% 0.225 0.113 0.113 0.450 5313012003
Medium Density Residential RM 0.40 4 70 12 6 6 24 5% 100% 100% 100% 100% 400% 100% 5% 0.600 0.300 0.300 1.200 5313012004
Medium Density Residential RM 0.39 9 70 9 5 5 19 5% 100% 100% 100% 100% 400% 100% 5% 0.475 0.238 0.238 0.950 5313012005
Medium Density Residential RM 0.14 2 70 4 2 2 8 5% 100% 100% 100% 100% 400% 100% 5% 0.200 0.100 0.100 0.400 5313012006
Medium Density Residential RM 0.12 2 70 3 2 2 7 5% 100% 100% 100% 100% 400% 100% 5% 0.175 0.088 0.088 0.350 5313012007
Medium Density Residential CG 0.12 2 70 3 2 2 7 5% 100% 100% 100% 100% 400% 100% 5% 0.175 0.088 0.088 0.350 5313012008 Transitional Mixed-Use CG 0.23 3 70 7 3 3 13 5% 100% 100% 100% 100% 400% 100% 5% 0.325 0.163 0.163 0.650 5313012009 Transitional Mixed-Use CG 0.28 1 70 9 5 5 19 5% 100% 100% 100% 100% 400% 100% 5% 0.475 0.238 0.238 0.950 5313012010 Medium Density Residential RM 0.13 1 70 4 2 2 8 5% 100% 100% 100% 100% 400% 100% 5% 0.200 0.100 0.100 0.400 5313012011
Medium Density Residential RM 0.25 2 70 8 4 4 16 5% 100% 100% 100% 100% 400% 100% 5% 0.400 0.200 0.200 0.800 5313012012
Medium Density Residential RM 0.04 1 70 1 0 0 1 5% 100% 100% 100% 100% 400% 100% 5% 0.025 0.013 0.013 0.050 5313012013
Medium Density Residential RM 0.08 1 70 2 1 1 4 5% 100% 100% 100% 100% 400% 100% 5% 0.100 0.050 0.050 0.200 5313012014
Medium Density Residential RM 0.10 1 70 3 1 1 5 5% 100% 100% 100% 100% 400% 100% 5% 0.125 0.063 0.063 0.250 5313012015
Medium Density Residential RM 0.12 1 70 4 2 2 8 5% 100% 100% 100% 100% 400% 100% 5% 0.200 0.100 0.100 0.400 5313012016
Medium Density Residential RM 0.15 1 70 5 2 2 9 5% 100% 100% 100% 100% 400% 100% 5% 0.225 0.113 0.113 0.450 5313012017
Medium Density Residential RM 0.10 1 70 3 2 2 7 5% 100% 100% 100% 100% 400% 100% 5% 0.175 0.088 0.088 0.350 5313012018
Medium Density Residential RM 0.10 1 70 3 2 2 7 5% 100% 100% 100% 100% 400% 100% 5% 0.175 0.088 0.088 0.350 5313012019
Medium Density Residential RM 0.12 2 70 3 2 2 7 5% 100% 100% 100% 100% 400% 100% 5% 0.175 0.088 0.088 0.350 5313012020
Medium Density Residential RM 0.12 2 70 3 2 2 7 5% 100% 100% 100% 100% 400% 100% 5% 0.175 0.088 0.088 0.350 5313012021
Medium Density Residential RM 0.16 1 70 5 3 3 11 5% 100% 100% 100% 100% 400% 100% 5% 0.275 0.138 0.138 0.550 5313017009 High Density Residential RH 0.08 0 70 3 1 1 5 5% 100% 100% 100% 100% 400% 100% 5% 0.125 0.063 0.063 0.250 5313017010 High Density Residential RH 0.60 0 70 21 11 11 43 5% 100% 100% 100% 100% 400% 100% 5% 1.075 0.538 0.538 2.150 5313017011 High Density Residential RH 0.34 0 70 12 6 6 24 5% 100% 100% 100% 100% 400% 100% 5% 0.600 0.300 0.300 1.200 5313017013 High Density Residential RH 0.16 0 70 6 3 3 12 5% 100% 100% 100% 100% 400% 100% 5% 0.300 0.150 0.150 0.600 5313017014 High Density Residential RH 0.15 0 70 5 3 3 11 5% 100% 100% 100% 100% 400% 100% 5% 0.275 0.138 0.138 0.550 3 - 222
CITY OF SOUTH PASADENA MAY 2023
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Probability Historic Commercial Utilization Buildings Constructed since 2000 Environmental Constraints Density > 50du/ac Within 1/2
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5313017017 High Density Residential RH 0.19 0 70 7 3 3 13 5% 100% 100% 100% 100% 400% 100% 5% 0.325 0.163 0.163 0.650 5313017019 High Density Residential RH 0.13 0 70 5 2 2 9 5% 100% 100% 100% 100% 400% 100% 5% 0.225 0.113 0.113 0.450 5313017020 High Density Residential RH 0.16 0 70 6 3 3 12 5% 100% 100% 100% 100% 400% 100% 5% 0.300 0.150 0.150 0.600 5313017021 High Density Residential RH 0.16 0 70 6 3 3 12 5% 100% 100% 100% 100% 400% 100% 5% 0.300 0.150 0.150 0.600 5313017022 High Density Residential RH 0.43 0 70 15 8 8 31 5% 100% 100% 100% 100% 400% 100% 5% 0.775 0.388 0.388 1.550 5313017023 High Density Residential RH 0.43 0 70 15 8 8 31 5% 100% 100% 100% 100% 400% 100% 5% 0.775 0.388 0.388 1.550 5313017024 High Density Residential RH 0.47 0 70 17 8 8 33 5% 100% 100% 100% 100% 400% 100% 5% 0.825 0.413 0.413 1.650 5313017025 High Density Residential RH 0.45 0 70 16 8 8 32 5% 100% 100% 100% 100% 400% 100% 5% 0.800 0.400 0.400 1.600 5313017026 High Density Residential RH 0.15 0 70 5 3 3 11 5% 100% 100% 100% 100% 400% 100% 5% 0.275 0.138 0.138 0.550 5313017027 High Density Residential RH 0.11 0 70 4 2 2 8 5% 100% 100% 100% 100% 400% 100% 5% 0.200 0.100 0.100 0.400 5313017028 High Density Residential RH 0.39 0 70 14 7 7 28 5% 100% 100% 100% 100% 400% 100% 5% 0.700 0.350 0.350 1.400 5313017031 High Density Residential RH 0.26 0 70 9 4 4 17 5% 100% 100% 100% 100% 400% 100% 5% 0.425 0.213 0.213 0.850 5313017038 High Density Residential RH 0.82 0 70 29 14 14 57 5% 100% 100% 100% 100% 400% 100% 5% 1.425 0.713 0.713 2.850 5313017063 High Density Residential RH 0.30 0 70 10 5 5 20 5% 100% 100% 50% 100% 400% 100% 3% 0.250 0.125 0.125 0.500 5313017067 High Density Residential RH 0.17 0 70 6 3 3 12 5% 100% 100% 100% 100% 400% 100% 5% 0.300 0.150 0.150 0.600 5313017802 High Density Residential RH 0.19 0 70 7 3 3 13 5% 100% 100% 100% 100% 400% 100% 5% 0.325 0.163 0.163 0.650 5313017902 High Density Residential RH 0.11 0 70 4 2 2 8 5% 100% 100% 100% 100% 400% 100% 5% 0.200 0.100 0.100 0.400 5314003039 Medium Density Residential RM 3.02 1 30 0 0 90 90 5% 100% 100% 100% 100% 100% 150% 8% 0 0 6.750 6.750 5315001035 Transitional Mixed-Use CO 0.19 4 45 2 1 1 4 5% 100% 100% 100% 100% 100% 150% 8% 0.150 0.075 0.075 0.300 5315001036 Transitional Mixed-Use CO 0.19 3 45 3 1 1 5 5% 100% 100% 100% 100% 100% 150% 8% 0.188 0.094 0.094 0.375 5315001037 Transitional Mixed-Use CO 0.23 8 45 1 1 1 3 5% 100% 100% 100% 100% 100% 150% 8% 0.113 0.056 0.056 0.225 5315001038 Transitional Mixed-Use CO 0.23 3 45 4 2 2 8 5% 100% 100% 100% 100% 100% 150% 8% 0.300 0.150 0.150 0.600 5315001042 Transitional Mixed-Use CO 0.16 2 45 3 1 1 5 5% 100% 100% 100% 100% 100% 150% 8% 0.188 0.094 0.094 0.375 5315001043 Transitional Mixed-Use CO 0.17 7 45 0 0 0 0 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0 0 5315001045 Transitional Mixed-Use CO 0.25 8 45 2 1 1 4 5% 100% 100% 100% 100% 100% 150% 8% 0.150 0.075 0.075 0.300 5315001047 Transitional Mixed-Use CO 0.24 10 45 0 0 0 0 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0 0 5315001048 Transitional Mixed-Use CO 0.24 6 45 2 1 1 4 5% 100% 100% 100% 100% 100% 150% 8% 0.150 0.075 0.075 0.300 5315001072 Downtown Specific Plan CO 2.62 0 110 144 72 72 288 5% 100% 50% 100% 100% 400% 150% 4% 5.400 2.700 2.700 10.800 5315001073 Transitional Mixed-Use CO 0.24 1 45 5 2 2 9 5% 100% 100% 100% 100% 100% 150% 8% 0.338 0.169 0.169 0.675 5315002013 Transitional Mixed-Use CO 0.24 9 45 1 0 0 1 5% 100% 100% 100% 100% 100% 150% 8% 0.038 0.019 0.019 0.075 5315002014 Transitional Mixed-Use CO 0.24 6 45 2 1 1 4 5% 100% 100% 100% 100% 100% 150% 8% 0.150 0.075 0.075 0.300 5315002019 Transitional Mixed-Use CO 0.16 2 45 3 1 1 5 5% 100% 100% 100% 100% 100% 150% 8% 0.188 0.094 0.094 0.375 5315002021 Transitional Mixed-Use CO 0.23 4 45 3 2 2 7 5% 100% 100% 100% 100% 100% 150% 8% 0.263 0.131 0.131 0.525 5315002023 Transitional Mixed-Use CO 0.15 3 45 2 1 1 4 5% 100% 100% 100% 100% 100% 150% 8% 0.150 0.075 0.075 0.300 5315002024 Transitional Mixed-Use CO 0.08 2 45 1 0 0 1 5% 100% 100% 100% 100% 100% 150% 8% 0.038 0.019 0.019 0.075 5315002030 Downtown Specific Plan CG 0.42 1 70 14 7 7 28 5% 100% 100% 100% 50% 400% 150% 4% 0.525 0.263 0.263 1.050 5315002034 Downtown Specific Plan CG 0.24 0 110 13 7 7 27 5% 100% 100% 100% 100% 400% 150% 8% 1.013 0.506 0.506 2.025 5315002035 Downtown Specific Plan CG 0.29 0 110 16 8 8 32 5% 100% 100% 100% 100% 400% 150% 8% 1.200 0.600 0.600 2.400 3 - 223
CITY OF SOUTH PASADENA MAY 2023
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Probability Historic Commercial Utilization Buildings Constructed since 2000 Environmental Constraints Density > 50du/ac Within 1/2
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Total
Capacity
5315002036 Downtown Specific Plan CG 0.32 0 110 17 9 9 35 5% 100% 100% 100% 100% 400% 150% 8% 1.313 0.656 0.656 2.625 5315002037 Downtown Specific Plan CG 0.03 0 110 2 1 1 4 5% 100% 100% 100% 100% 400% 150% 8% 0.150 0.075 0.075 0.300 5315002038 Downtown Specific Plan CG 0.13 0 110 7 4 4 15 5% 100% 100% 100% 100% 400% 150% 8% 0.563 0.281 0.281 1.125 5315002039 Downtown Specific Plan CG 0.18 0 110 10 5 5 20 5% 100% 100% 100% 100% 400% 150% 8% 0.750 0.375 0.375 1.500 5315002040 Downtown Specific Plan CG 0.32 0 110 17 9 9 35 5% 100% 100% 100% 100% 400% 150% 8% 1.313 0.656 0.656 2.625 5315002041 Downtown Specific Plan CG 0.12 0 110 6 3 3 12 5% 100% 100% 100% 100% 400% 150% 8% 0.450 0.225 0.225 0.900 5315002049 Downtown Specific Plan CG 0.22 0 110 12 6 6 24 5% 100% 100% 100% 100% 400% 150% 8% 0.900 0.450 0.450 1.800 5315002055 Downtown Specific Plan CG 1.00 0 110 55 27 27 109 5% 100% 100% 100% 100% 400% 150% 8% 4.088 2.044 2.044 8.175 5315002061 Downtown Specific Plan RM 0.23 0 110 13 6 6 25 5% 100% 100% 100% 100% 400% 150% 8% 0.938 0.469 0.469 1.875 5315002062 Downtown Specific Plan RM 0.23 0 110 13 6 6 25 5% 100% 100% 100% 100% 400% 150% 8% 0.938 0.469 0.469 1.875 5315002063 Downtown Specific Plan RM 0.09 0 110 5 2 2 9 5% 100% 100% 100% 100% 400% 150% 8% 0.338 0.169 0.169 0.675 5315002064 Downtown Specific Plan RM 0.15 0 110 8 4 4 16 5% 100% 100% 100% 100% 400% 150% 8% 0.600 0.300 0.300 1.200 5315002065 Downtown Specific Plan RM 0.11 0 110 6 3 3 12 5% 100% 100% 100% 100% 400% 150% 8% 0.450 0.225 0.225 0.900 5315002074 Downtown Specific Plan CG 0.37 1 70 12 6 6 24 5% 100% 100% 100% 100% 400% 150% 8% 0.900 0.450 0.450 1.800 5315002901 Downtown Specific Plan CG 0.47 0 110 26 13 13 52 5% 100% 100% 100% 100% 400% 150% 8% 1.950 0.975 0.975 3.900 5315002902 Downtown Specific Plan CF 0.12 1 70 4 2 2 8 5% 100% 100% 100% 100% 400% 150% 8% 0.300 0.150 0.150 0.600 5315002905 Downtown Specific Plan CF 0.12 1 70 4 2 2 8 5% 100% 100% 100% 100% 400% 150% 8% 0.300 0.150 0.150 0.600 5315002907 Downtown Specific Plan CF 0.00 1 70 0 0 0 0 5% 100% 100% 100% 100% 400% 150% 8% 0 0 0 0 5315002911 Downtown Specific Plan CF 0.97 1 70 34 17 17 68 5% 100% 100% 100% 100% 400% 150% 8% 2.550 1.275 1.275 5.100 5315002912 Downtown Specific Plan CF 0.24 1 70 8 4 4 16 5% 100% 100% 50% 100% 400% 150% 4% 0.300 0.150 0.150 0.600 5315003023 Downtown Specific Plan CG 0.07 1 70 2 1 1 4 5% 100% 100% 100% 100% 400% 150% 8% 0.150 0.075 0.075 0.300 5315003025 Downtown Specific Plan CG 0.17 1 70 5 3 3 11 5% 100% 100% 100% 100% 400% 150% 8% 0.413 0.206 0.206 0.825 5315003026 Downtown Specific Plan CG 0.15 1 70 5 2 2 9 5% 100% 100% 100% 100% 400% 150% 8% 0.338 0.169 0.169 0.675 5315003028 Downtown Specific Plan CG 0.48 1 70 16 8 8 32 5% 100% 100% 100% 100% 400% 150% 8% 1.200 0.600 0.600 2.400 5315003029 Downtown Specific Plan CG 0.04 1 70 1 1 1 3 5% 100% 100% 100% 100% 400% 150% 8% 0.113 0.056 0.056 0.225 5315003030 Downtown Specific Plan CG 0.16 1 70 5 3 3 11 5% 100% 100% 100% 100% 400% 150% 8% 0.413 0.206 0.206 0.825 5315003031 Downtown Specific Plan CF 1.78 1 70 62 31 31 124 5% 100% 100% 100% 100% 400% 150% 8% 4.650 2.325 2.325 9.300 5315003032 Downtown Specific Plan CG 0.22 0 110 12 6 6 24 5% 100% 100% 100% 100% 400% 150% 8% 0.900 0.450 0.450 1.800 5315003033 Downtown Specific Plan CG 0.18 0 110 10 5 5 20 5% 100% 100% 100% 100% 400% 150% 8% 0.750 0.375 0.375 1.500 5315003034 Downtown Specific Plan CG 0.18 0 110 10 5 5 20 5% 100% 100% 100% 100% 400% 150% 8% 0.750 0.375 0.375 1.500 5315003039 Downtown Specific Plan CG 0.20 0 110 11 6 6 23 5% 100% 100% 100% 100% 400% 150% 8% 0.863 0.431 0.431 1.725 5315003040 Downtown Specific Plan CG 0.22 0 110 12 6 6 24 5% 100% 100% 100% 100% 400% 150% 8% 0.900 0.450 0.450 1.800 5315003041 Downtown Specific Plan CG 0.20 0 110 11 6 6 23 5% 100% 100% 100% 100% 400% 150% 8% 0.863 0.431 0.431 1.725 5315003042 Downtown Specific Plan CG 0.20 0 110 11 6 6 23 5% 100% 100% 100% 100% 400% 150% 8% 0.863 0.431 0.431 1.725 5315003043 Downtown Specific Plan CG 0.34 0 110 19 9 9 37 5% 50% 100% 100% 100% 400% 150% 4% 0.694 0.347 0.347 1.388 5315003044 Downtown Specific Plan CG 0.37 0 110 20 10 10 40 5% 100% 100% 100% 100% 400% 150% 8% 1.500 0.750 0.750 3.000 5315003046 Downtown Specific Plan CG 0.07 0 110 4 2 2 8 5% 100% 100% 100% 100% 400% 150% 8% 0.300 0.150 0.150 0.600 5315003047 Downtown Specific Plan CG 0.09 0 110 5 2 2 9 5% 100% 100% 100% 100% 400% 150% 8% 0.338 0.169 0.169 0.675 3 - 224
CITY OF SOUTH PASADENA MAY 2023
2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 199 APN Current General Plan Land Use Current Zoning Parcel Size (Acres) Existing Units Maximum Density Maximum Additional Development Capacity Development Capacity Adjustments Anticipated Development Capacity LowerIncome
Units
ModerateIncome
Units
Above
ModerateIncome
Units
Total
Capacity
Base
Probability Historic Commercial Utilization Buildings Constructed since 2000 Environmental Constraints Density > 50du/ac Within 1/2
Mile of
Major
Transit
Stop
Total
Adjustment
LowerIncome
Units
ModerateIncome
Units
Above
ModerateIncome
Units
Total
Capacity
5315003048 Downtown Specific Plan CG 0.13 0 110 7 4 4 15 5% 100% 100% 100% 100% 400% 150% 8% 0.563 0.281 0.281 1.125 5315003049 Downtown Specific Plan CG 0.08 0 110 5 2 2 9 5% 100% 100% 100% 100% 400% 150% 8% 0.338 0.169 0.169 0.675 5315003050 Downtown Specific Plan CG 0.17 0 110 9 5 5 19 5% 100% 100% 100% 100% 400% 150% 8% 0.713 0.356 0.356 1.425 5315003054 Downtown Specific Plan CG 0.07 0 110 4 2 2 8 5% 100% 100% 100% 100% 400% 150% 8% 0.300 0.150 0.150 0.600 5315003055 Downtown Specific Plan CG 0.07 0 110 4 2 2 8 5% 100% 100% 100% 100% 400% 150% 8% 0.300 0.150 0.150 0.600 5315003056 Downtown Specific Plan CG 0.09 0 110 5 3 3 11 5% 100% 100% 100% 100% 400% 150% 8% 0.413 0.206 0.206 0.825 5315003057 Downtown Specific Plan CG 0.37 0 110 21 10 10 41 5% 100% 100% 100% 100% 400% 150% 8% 1.538 0.769 0.769 3.075 5315003058 Downtown Specific Plan CG 0.49 0 110 27 14 14 55 5% 100% 50% 100% 100% 400% 150% 4% 1.031 0.516 0.516 2.063 5315003059 Downtown Specific Plan CG 0.50 1 70 17 9 9 35 5% 100% 100% 100% 100% 400% 150% 8% 1.313 0.656 0.656 2.625 5315003065 Downtown Specific Plan CG 0.42 1 70 14 7 7 28 5% 100% 50% 100% 100% 400% 150% 4% 0.525 0.263 0.263 1.050 5315003083 Downtown Specific Plan CG 0.08 1 70 2 1 1 4 5% 100% 100% 100% 100% 400% 150% 8% 0.150 0.075 0.075 0.300 5315003803 Downtown Specific Plan CG 0.42 1 70 14 7 7 28 5% 100% 100% 100% 100% 400% 150% 8% 1.050 0.525 0.525 2.100 5315003901 Downtown Specific Plan CG 0.19 0 110 11 5 5 21 5% 100% 100% 100% 100% 400% 150% 8% 0.788 0.394 0.394 1.575 5315004027 Transitional Mixed-Use CO 0.17 1 45 3 2 2 7 5% 100% 100% 100% 100% 100% 100% 5% 0.175 0.088 0.088 0.350 5315004028 Transitional Mixed-Use CO 0.18 2 45 3 2 2 7 5% 100% 100% 100% 100% 100% 150% 8% 0.263 0.131 0.131 0.525 5315004029 Transitional Mixed-Use CO 0.18 12 45 0 0 0 0 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0 0 5315004030 Transitional Mixed-Use CO 0.18 2 45 3 2 2 7 5% 100% 100% 100% 100% 100% 150% 8% 0.263 0.131 0.131 0.525 5315004031 Transitional Mixed-Use CO 0.18 4 45 2 1 1 4 5% 100% 100% 100% 100% 100% 150% 8% 0.150 0.075 0.075 0.300 5315004032 Transitional Mixed-Use CO 0.18 2 45 3 1 1 5 5% 100% 100% 100% 100% 100% 150% 8% 0.188 0.094 0.094 0.375 5315004034 Transitional Mixed-Use CO 0.18 5 45 2 1 1 4 5% 100% 100% 100% 100% 100% 150% 8% 0.150 0.075 0.075 0.300 5315004035 Transitional Mixed-Use CO 0.18 2 45 3 2 2 7 5% 100% 100% 100% 100% 100% 150% 8% 0.263 0.131 0.131 0.525 5315004037 Transitional Mixed-Use CO 0.18 12 45 0 0 0 0 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0 0 5315004038 Medium Density Residential RM 0.19 8 30 0 0 0 0 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0 0 5315004039
Medium Density Residential RM 0.18 8 30 0 0 0 0 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0 0 5315004041
Medium Density Residential RM 0.17 1 30 0 0 4 4 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.300 0.300 5315004042
Medium Density Residential RM 0.18 1 30 0 0 5 5 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.375 0.375 5315004043
Medium Density Residential RM 0.18 1 30 0 0 4 4 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.300 0.300 5315004044
Medium Density Residential RM 0.17 1 30 0 0 4 4 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.300 0.300 5315004045
Medium Density Residential RM 0.19 2 30 0 0 4 4 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.300 0.300 5315004046
Medium Density Residential RM 0.18 1 30 0 0 5 5 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.375 0.375 5315004047
Medium Density Residential RM 0.17 5 30 0 0 0 0 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0 0 5315004066 Downtown Specific Plan CG 0.36 0 110 20 10 10 40 5% 100% 100% 100% 100% 400% 150% 8% 1.500 0.750 0.750 3.000 5315004083 Downtown Specific Plan CG 1.06 0 110 58 29 29 116 5% 100% 100% 100% 100% 400% 150% 8% 4.350 2.175 2.175 8.700 5315004084 Downtown Specific Plan CG 1.88 0 110 103 52 52 207 5% 100% 100% 100% 100% 400% 150% 8% 7.763 3.881 3.881 15.525 5315004085 Downtown Specific Plan CG 0.66 0 110 36 18 18 72 5% 100% 100% 100% 100% 400% 150% 8% 2.700 1.350 1.350 5.400 3 - 225
CITY OF SOUTH PASADENA MAY 2023
2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 200 APN Current General Plan Land Use Current Zoning Parcel Size (Acres) Existing Units Maximum Density Maximum Additional Development Capacity Development Capacity Adjustments Anticipated Development Capacity LowerIncome
Units
ModerateIncome
Units
Above
ModerateIncome
Units
Total
Capacity
Base
Probability Historic Commercial Utilization Buildings Constructed since 2000 Environmental Constraints Density > 50du/ac Within 1/2
Mile of
Major
Transit
Stop
Total
Adjustment
LowerIncome
Units
ModerateIncome
Units
Above
ModerateIncome
Units
Total
Capacity
5315004087
Medium Density Residential RM 0.36 1 30 0 0 10 10 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.750 0.750 5315005062 Transitional Mixed-Use CO 0.16 1 45 3 2 2 7 5% 100% 100% 100% 100% 100% 150% 8% 0.263 0.131 0.131 0.525 5315005063 Transitional Mixed-Use CO 0.16 2 45 3 1 1 5 5% 100% 100% 100% 100% 100% 150% 8% 0.188 0.094 0.094 0.375 5315005065 Transitional Mixed-Use CO 0.16 5 45 1 1 1 3 5% 100% 100% 100% 100% 100% 150% 8% 0.113 0.056 0.056 0.225 5315005066 Transitional Mixed-Use CO 0.16 2 45 3 1 1 5 5% 100% 100% 100% 100% 100% 150% 8% 0.188 0.094 0.094 0.375 5315006014 Downtown Specific Plan MSSP 0.32 1 70 11 5 5 21 5% 50% 100% 100% 100% 400% 150% 4% 0.394 0.197 0.197 0.788 5315006017 Downtown Specific Plan MSSP 0.51 1 70 17 9 9 35 5% 50% 100% 100% 100% 400% 150% 4% 0.656 0.328 0.328 1.313 5315007030 Downtown Specific Plan RM 0.16 1 70 5 3 3 11 5% 100% 100% 100% 100% 400% 150% 8% 0.413 0.206 0.206 0.825 5315007055 Downtown Specific Plan RM 0.91 1 70 31 16 16 63 5% 100% 100% 100% 100% 400% 150% 8% 2.363 1.181 1.181 4.725 5315007900 Downtown Specific Plan CF 0.79 1 70 27 14 14 55 5% 100% 100% 100% 100% 400% 150% 8% 2.063 1.031 1.031 4.125 5315008023 Downtown Specific Plan MSSP 0.09 1 70 3 1 1 5 5% 50% 50% 100% 100% 400% 150% 2% 0.047 0.023 0.023 0.094 5315008025 Downtown Specific Plan MSSP 0.04 1 70 1 0 0 1 5% 50% 100% 100% 100% 400% 150% 4% 0.019 0.009 0.009 0.038 5315008032 Downtown Specific Plan MSSP 0.17 1 70 5 3 3 11 5% 100% 100% 100% 100% 400% 150% 8% 0.413 0.206 0.206 0.825 5315008033 Downtown Specific Plan MSSP 0.24 1 70 8 4 4 16 5% 100% 100% 100% 100% 400% 150% 8% 0.600 0.300 0.300 1.200 5315008034 Downtown Specific Plan MSSP 0.17 1 70 6 3 3 12 5% 100% 100% 100% 100% 400% 150% 8% 0.450 0.225 0.225 0.900 5315008035 Downtown Specific Plan MSSP 0.24 1 70 8 4 4 16 5% 100% 100% 100% 100% 400% 150% 8% 0.600 0.300 0.300 1.200 5315008036 Downtown Specific Plan MSSP 0.33 1 70 11 6 6 23 5% 100% 100% 100% 100% 400% 150% 8% 0.863 0.431 0.431 1.725 5315008037 Downtown Specific Plan MSSP 0.25 1 70 8 4 4 16 5% 100% 100% 100% 100% 400% 150% 8% 0.600 0.300 0.300 1.200 5315008038 Downtown Specific Plan MSSP 0.11 1 70 4 2 2 8 5% 100% 100% 100% 100% 400% 150% 8% 0.300 0.150 0.150 0.600 5315008039 Downtown Specific Plan MSSP 0.11 1 70 4 2 2 8 5% 100% 100% 100% 100% 400% 150% 8% 0.300 0.150 0.150 0.600 5315008040 Downtown Specific Plan MSSP 0.11 1 70 4 2 2 8 5% 100% 100% 100% 100% 400% 150% 8% 0.300 0.150 0.150 0.600 5315008041 Downtown Specific Plan MSSP 0.17 1 70 6 3 3 12 5% 100% 100% 100% 100% 400% 150% 8% 0.450 0.225 0.225 0.900 5315008042 Downtown Specific Plan MSSP 0.45 1 70 15 8 8 31 5% 100% 100% 100% 50% 400% 150% 4% 0.581 0.291 0.291 1.163 5315008043 Downtown Specific Plan MSSP 0.18 1 70 6 3 3 12 5% 100% 100% 100% 100% 400% 150% 8% 0.450 0.225 0.225 0.900 5315008044 Downtown Specific Plan MSSP 0.67 1 70 23 12 12 47 5% 100% 100% 100% 100% 400% 150% 8% 1.763 0.881 0.881 3.525 5315008045 Downtown Specific Plan MSSP 0.53 1 70 18 9 9 36 5% 100% 100% 100% 100% 400% 150% 8% 1.350 0.675 0.675 2.700 5315008046 Downtown Specific Plan MSSP 0.80 1 70 28 14 14 56 5% 50% 100% 100% 100% 400% 150% 4% 1.050 0.525 0.525 2.100 5315009022 Downtown Specific Plan MSSP 0.11 1 70 3 2 2 7 5% 100% 100% 100% 100% 400% 150% 8% 0.263 0.131 0.131 0.525 5315009023 Downtown Specific Plan MSSP 0.05 1 70 1 1 1 3 5% 100% 100% 100% 100% 400% 150% 8% 0.113 0.056 0.056 0.225 5315009024 Downtown Specific Plan MSSP 0.03 1 70 1 0 0 1 5% 100% 100% 100% 100% 400% 150% 8% 0.038 0.019 0.019 0.075 5315009025 Downtown Specific Plan MSSP 0.08 1 70 2 1 1 4 5% 100% 100% 100% 100% 400% 150% 8% 0.150 0.075 0.075 0.300 5315009026 Downtown Specific Plan MSSP 0.08 1 70 2 1 1 4 5% 100% 100% 100% 100% 400% 150% 8% 0.150 0.075 0.075 0.300 5315009027 Downtown Specific Plan MSSP 0.03 1 70 1 0 0 1 5% 100% 100% 100% 100% 400% 150% 8% 0.038 0.019 0.019 0.075 5315009028 Downtown Specific Plan MSSP 0.05 1 70 1 1 1 3 5% 100% 100% 100% 100% 400% 150% 8% 0.113 0.056 0.056 0.225 5315009029 Downtown Specific Plan MSSP 0.11 1 70 4 2 2 8 5% 100% 100% 100% 100% 400% 150% 8% 0.300 0.150 0.150 0.600 5315009030 Downtown Specific Plan MSSP 0.10 1 70 3 2 2 7 5% 100% 100% 100% 100% 400% 150% 8% 0.263 0.131 0.131 0.525 5315009031 Downtown Specific Plan MSSP 0.16 1 70 5 3 3 11 5% 100% 100% 100% 100% 400% 150% 8% 0.413 0.206 0.206 0.825 5315009032 Downtown Specific Plan MSSP 0.17 1 70 6 3 3 12 5% 100% 100% 100% 100% 400% 150% 8% 0.450 0.225 0.225 0.900 3 - 226
CITY OF SOUTH PASADENA MAY 2023
2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 201 APN Current General Plan Land Use Current Zoning Parcel Size (Acres) Existing Units Maximum Density Maximum Additional Development Capacity Development Capacity Adjustments Anticipated Development Capacity LowerIncome
Units
ModerateIncome
Units
Above
ModerateIncome
Units
Total
Capacity
Base
Probability Historic Commercial Utilization Buildings Constructed since 2000 Environmental Constraints Density > 50du/ac Within 1/2
Mile of
Major
Transit
Stop
Total
Adjustment
LowerIncome
Units
ModerateIncome
Units
Above
ModerateIncome
Units
Total
Capacity
5315009033 Downtown Specific Plan MSSP 0.17 1 70 6 3 3 12 5% 100% 100% 100% 100% 400% 150% 8% 0.450 0.225 0.225 0.900 5315009034 Downtown Specific Plan MSSP 0.17 1 70 6 3 3 12 5% 100% 100% 100% 100% 400% 150% 8% 0.450 0.225 0.225 0.900 5315009035 Downtown Specific Plan MSSP 0.31 1 70 10 5 5 20 5% 100% 100% 100% 100% 400% 150% 8% 0.750 0.375 0.375 1.500 5315009036 Downtown Specific Plan MSSP 0.17 1 70 6 3 3 12 5% 100% 100% 100% 100% 400% 150% 8% 0.450 0.225 0.225 0.900 5315009037 Downtown Specific Plan MSSP 0.16 1 70 5 3 3 11 5% 100% 100% 100% 100% 400% 150% 8% 0.413 0.206 0.206 0.825 5315009038 Downtown Specific Plan MSSP 0.18 1 70 6 3 3 12 5% 100% 100% 100% 100% 400% 150% 8% 0.450 0.225 0.225 0.900 5315009039 Downtown Specific Plan MSSP 0.16 1 70 5 3 3 11 5% 100% 100% 100% 100% 400% 150% 8% 0.413 0.206 0.206 0.825 5315009046 Downtown Specific Plan MSSP 0.09 1 70 3 1 1 5 5% 100% 100% 100% 100% 400% 150% 8% 0.188 0.094 0.094 0.375 5315009047 Downtown Specific Plan MSSP 0.09 1 70 3 1 1 5 5% 100% 100% 100% 100% 400% 150% 8% 0.188 0.094 0.094 0.375 5315009050 Downtown Specific Plan MSSP 0.33 1 70 11 5 5 21 5% 100% 100% 100% 100% 400% 150% 8% 0.788 0.394 0.394 1.575 5315010019 Medium Density Residential RM 0.12 1 30 0 0 3 3 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.225 0.225 5315010020
Medium Density Residential RM 0.17 2 30 0 0 3 3 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.225 0.225 5315010021
Medium Density Residential RM 0.19 6 30 0 0 0 0 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0 0 5315010022
Medium Density Residential RM 0.19 4 30 0 0 2 2 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.150 0.150 5315010023
Medium Density Residential RM 0.19 6 30 0 0 0 0 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0 0 5315010025
Medium Density Residential RM 0.23 3 30 0 0 4 4 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.300 0.300 5315010026 Transitional Mixed-Use CO 0.19 2 45 3 2 2 7 5% 100% 100% 100% 100% 100% 150% 8% 0.263 0.131 0.131 0.525 5315010028 Transitional Mixed-Use CO 0.17 1 45 3 2 2 7 5% 100% 100% 100% 100% 100% 150% 8% 0.263 0.131 0.131 0.525 5315010029 Transitional Mixed-Use CO 0.17 1 45 3 2 2 7 5% 100% 100% 100% 100% 100% 150% 8% 0.263 0.131 0.131 0.525 5315010030 Transitional Mixed-Use CO 0.17 5 45 1 1 1 3 5% 100% 100% 100% 100% 100% 150% 8% 0.113 0.056 0.056 0.225 5315010031 Transitional Mixed-Use CO 0.21 3 45 3 2 2 7 5% 100% 100% 100% 100% 100% 150% 8% 0.263 0.131 0.131 0.525 5315010032 Medium Density Residential RM 0.23 9 30 0 0 0 0 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0 0 5315010033
Medium Density Residential RM 0.19 1 30 0 0 5 5 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.375 0.375 5315010035
Medium Density Residential RM 0.19 2 30 0 0 4 4 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.300 0.300 5315010036
Medium Density Residential RM 0.17 1 30 0 0 4 4 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.300 0.300 5315010037
Medium Density Residential RM 0.16 4 30 0 0 1 1 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.075 0.075 5315010038
Medium Density Residential RM 0.09 1 30 0 0 2 2 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.150 0.150 5315010039
Medium Density Residential RM 0.08 1 30 0 0 1 1 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.075 0.075 5315010040
Medium Density Residential RM 0.27 7 30 0 0 1 1 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.075 0.075 5315010041
Medium Density Residential RM 0.18 1 30 0 0 4 4 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.300 0.300 5315010043
Medium Density Residential RM 0.19 1 30 0 0 5 5 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.375 0.375 5315011027
Medium Density Residential RM 0.09 1 30 0 0 2 2 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.150 0.150 3 - 227
CITY OF SOUTH PASADENA MAY 2023
2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 202 APN Current General Plan Land Use Current Zoning Parcel Size (Acres) Existing Units Maximum Density Maximum Additional Development Capacity Development Capacity Adjustments Anticipated Development Capacity LowerIncome
Units
ModerateIncome
Units
Above
ModerateIncome
Units
Total
Capacity
Base
Probability Historic Commercial Utilization Buildings Constructed since 2000 Environmental Constraints Density > 50du/ac Within 1/2
Mile of
Major
Transit
Stop
Total
Adjustment
LowerIncome
Units
ModerateIncome
Units
Above
ModerateIncome
Units
Total
Capacity
5315011028
Medium Density Residential RM 0.09 1 30 0 0 2 2 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.150 0.150 5315011030
Medium Density Residential RM 0.06 1 30 0 0 1 1 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.075 0.075 5315011031
Medium Density Residential RM 0.18 1 30 0 0 4 4 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.300 0.300 5315011032
Medium Density Residential RM 0.16 1 30 0 0 4 4 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.300 0.300 5315011033
Medium Density Residential RM 0.15 1 30 0 0 3 3 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.225 0.225 5315011034
Medium Density Residential RM 0.19 1 30 0 0 5 5 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.375 0.375 5315011035
Medium Density Residential RM 0.13 1 30 0 0 3 3 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.225 0.225 5315011037
Medium Density Residential RM 0.03 1 30 0 0 0 0 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0 0 5315011038
Medium Density Residential RM 0.16 1 30 0 0 4 4 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.300 0.300 5315011039
Medium Density Residential RM 0.19 1 30 0 0 5 5 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.375 0.375 5315011044
Medium Density Residential RM 0.15 1 30 0 0 3 3 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.225 0.225 5315011045 Transitional Mixed-Use CO 0.17 1 45 3 2 2 7 5% 100% 100% 100% 100% 100% 150% 8% 0.263 0.131 0.131 0.525 5315011052 Medium Density Residential RM 0.64 1 30 0 0 18 18 5% 100% 100% 100% 100% 100% 150% 8% 0 0 1.350 1.350 5315011067
Medium Density Residential RM 0.12 2 30 0 0 2 2 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.150 0.150 5315011068
Medium Density Residential RM 0.13 1 30 0 0 3 3 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.225 0.225 5315011903
Medium Density Residential RM 0.13 1 30 0 0 3 3 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.225 0.225 5315011904
Medium Density Residential RM 0.19 1 30 0 0 5 5 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.375 0.375 5315012016
Medium Density Residential RM 0.21 1 30 0 0 5 5 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.375 0.375 5315012017
Medium Density Residential RM 0.21 1 30 0 0 5 5 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.375 0.375 5315012019
Medium Density Residential RM 0.19 1 30 0 0 5 5 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.375 0.375 5315012020
Medium Density Residential RM 0.10 1 30 0 0 2 2 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.150 0.150 5315012022
Medium Density Residential RM 0.14 1 30 0 0 3 3 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.225 0.225 5315012023 High Density Residential RH 0.08 0 45 2 1 1 4 5% 100% 100% 100% 100% 100% 150% 8% 0.150 0.075 0.075 0.300 5315012024 High Density Residential RH 0.21 0 45 5 2 2 9 5% 100% 100% 100% 100% 100% 150% 8% 0.338 0.169 0.169 0.675 5315012025 High Density Residential RH 0.29 0 45 7 3 3 13 5% 100% 100% 100% 100% 100% 150% 8% 0.488 0.244 0.244 0.975 5315012028 Medium Density Residential RM 0.21 1 30 0 0 5 5 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.375 0.375 5315012029
Medium Density Residential RM 0.17 1 30 0 0 4 4 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.300 0.300 5315012030
Medium Density Residential RM 0.12 1 30 0 0 3 3 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.225 0.225 5315012031
Medium Density Residential RM 0.12 1 30 0 0 3 3 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.225 0.225 3 - 228
CITY OF SOUTH PASADENA MAY 2023
2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 203 APN Current General Plan Land Use Current Zoning Parcel Size (Acres) Existing Units Maximum Density Maximum Additional Development Capacity Development Capacity Adjustments Anticipated Development Capacity LowerIncome
Units
ModerateIncome
Units
Above
ModerateIncome
Units
Total
Capacity
Base
Probability Historic Commercial Utilization Buildings Constructed since 2000 Environmental Constraints Density > 50du/ac Within 1/2
Mile of
Major
Transit
Stop
Total
Adjustment
LowerIncome
Units
ModerateIncome
Units
Above
ModerateIncome
Units
Total
Capacity
5315012032
Medium Density Residential RM 0.12 1 30 0 0 3 3 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.225 0.225 5315012033
Medium Density Residential RM 0.17 1 30 0 0 4 4 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.300 0.300 5315012034
Medium Density Residential RM 0.15 1 30 0 0 4 4 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.300 0.300 5315012035
Medium Density Residential RM 0.09 1 30 0 0 2 2 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.150 0.150 5315012038 High Density Residential RH 0.31 0 45 7 3 3 13 5% 100% 100% 100% 100% 100% 150% 8% 0.488 0.244 0.244 0.975 5315012048 Medium Density Residential RM 0.21 1 30 0 0 5 5 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.375 0.375 5315012049
Medium Density Residential RM 0.21 1 30 0 0 5 5 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.375 0.375 5315012050 High Density Residential RH 0.25 0 45 6 3 3 12 5% 100% 100% 100% 100% 100% 150% 8% 0.450 0.225 0.225 0.900 5315012903 Medium Density Residential RM 0.14 1 30 0 0 3 3 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.225 0.225 5315012904 High Density Residential RH 0.29 0 45 7 3 3 13 5% 100% 100% 100% 100% 100% 150% 8% 0.488 0.244 0.244 0.975 5315013019 Medium Density Residential RM 0.09 1 30 0 0 2 2 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.150 0.150 5315013020
Medium Density Residential RM 0.07 1 30 0 0 1 1 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.075 0.075 5315013021
Medium Density Residential RM 0.07 1 30 0 0 1 1 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.075 0.075 5315013022
Medium Density Residential RM 0.07 1 30 0 0 1 1 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.075 0.075 5315013023
Medium Density Residential RM 0.17 1 30 0 0 4 4 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.300 0.300 5315013024
Medium Density Residential RM 0.12 1 30 0 0 2 2 5% 100% 100% 50% 100% 100% 150% 4% 0 0 0.075 0.075 5315013025
Medium Density Residential RM 0.06 1 30 0 0 1 1 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.075 0.075 5315013026 High Density Residential RH 0.20 0 45 4 2 2 8 5% 100% 100% 100% 100% 100% 150% 8% 0.300 0.150 0.150 0.600 5315013027 High Density Residential RH 0.20 0 45 4 2 2 8 5% 100% 100% 100% 100% 100% 150% 8% 0.300 0.150 0.150 0.600 5315013028 High Density Residential RH 0.23 0 45 5 3 3 11 5% 100% 100% 100% 100% 100% 150% 8% 0.413 0.206 0.206 0.825 5315013029 High Density Residential RH 0.23 0 45 5 3 3 11 5% 100% 100% 100% 100% 100% 150% 8% 0.413 0.206 0.206 0.825 5315013030 High Density Residential RH 0.23 0 45 5 3 3 11 5% 100% 100% 100% 100% 100% 150% 8% 0.413 0.206 0.206 0.825 5315013033 Medium Density Residential RM 0.07 1 30 0 0 1 1 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.075 0.075 5315013034
Medium Density Residential RM 0.08 1 30 0 0 1 1 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.075 0.075 5315013035
Medium Density Residential RM 0.06 1 30 0 0 1 1 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.075 0.075 5315013037
Medium Density Residential RM 0.13 1 30 0 0 3 3 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.225 0.225 5315013038
Medium Density Residential RM 0.13 1 30 0 0 3 3 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.225 0.225 5315013039
Medium Density Residential RM 0.13 1 30 0 0 3 3 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.225 0.225 5315013040
Medium Density Residential RM 0.14 1 30 0 0 3 3 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.225 0.225 5315013041
Medium Density Residential RM 0.14 1 30 0 0 3 3 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.225 0.225 3 - 229
CITY OF SOUTH PASADENA MAY 2023
2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 204 APN Current General Plan Land Use Current Zoning Parcel Size (Acres) Existing Units Maximum Density Maximum Additional Development Capacity Development Capacity Adjustments Anticipated Development Capacity LowerIncome
Units
ModerateIncome
Units
Above
ModerateIncome
Units
Total
Capacity
Base
Probability Historic Commercial Utilization Buildings Constructed since 2000 Environmental Constraints Density > 50du/ac Within 1/2
Mile of
Major
Transit
Stop
Total
Adjustment
LowerIncome
Units
ModerateIncome
Units
Above
ModerateIncome
Units
Total
Capacity
5315013042
Medium Density Residential RM 0.06 1 30 0 0 1 1 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.075 0.075 5315013043
Medium Density Residential RM 0.09 1 30 0 0 2 2 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.150 0.150 5315013046 High Density Residential RH 0.20 0 45 4 2 2 8 5% 100% 100% 100% 100% 100% 150% 8% 0.300 0.150 0.150 0.600 5315013903 Medium Density Residential RM 0.04 1 30 0 0 0 0 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0 0 5315013904 High Density Residential RH 0.24 0 45 5 3 3 11 5% 100% 100% 100% 100% 100% 150% 8% 0.413 0.206 0.206 0.825 5315013906 Medium Density Residential RM 0.14 1 30 0 0 3 3 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.225 0.225 5315013907
Medium Density Residential RM 0.19 1 30 0 0 5 5 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.375 0.375 5315014021 Downtown Specific Plan MSSP 0.11 1 70 3 2 2 7 5% 100% 100% 100% 100% 400% 150% 8% 0.263 0.131 0.131 0.525 5315014022 Downtown Specific Plan MSSP 0.13 1 70 4 2 2 8 5% 100% 100% 100% 100% 400% 150% 8% 0.300 0.150 0.150 0.600 5315014023 Downtown Specific Plan MSSP 0.14 1 70 4 2 2 8 5% 100% 100% 100% 100% 400% 150% 8% 0.300 0.150 0.150 0.600 5315014024 Downtown Specific Plan MSSP 0.12 1 70 4 2 2 8 5% 100% 100% 100% 100% 400% 150% 8% 0.300 0.150 0.150 0.600 5315014025 Downtown Specific Plan MSSP 0.04 1 70 1 1 1 3 5% 100% 100% 100% 100% 400% 150% 8% 0.113 0.056 0.056 0.225 5315014027 Downtown Specific Plan MSSP 0.06 1 70 2 1 1 4 5% 50% 100% 100% 100% 400% 150% 4% 0.075 0.038 0.038 0.150 5315014028 Downtown Specific Plan MSSP 0.12 1 70 4 2 2 8 5% 50% 100% 100% 100% 400% 150% 4% 0.150 0.075 0.075 0.300 5315014029 Downtown Specific Plan MSSP 0.18 1 70 6 3 3 12 5% 50% 50% 100% 100% 400% 150% 2% 0.113 0.056 0.056 0.225 5315014035 Downtown Specific Plan MSSP 0.20 1 70 6 3 3 12 5% 100% 100% 100% 100% 400% 150% 8% 0.450 0.225 0.225 0.900 5315014039 Downtown Specific Plan MSSP 0.11 1 70 3 2 2 7 5% 100% 100% 100% 100% 400% 150% 8% 0.263 0.131 0.131 0.525 5315014040 Downtown Specific Plan MSSP 0.16 1 70 5 3 3 11 5% 100% 100% 100% 100% 400% 150% 8% 0.413 0.206 0.206 0.825 5315014041 Downtown Specific Plan MSSP 0.11 1 70 3 2 2 7 5% 100% 100% 100% 100% 400% 150% 8% 0.263 0.131 0.131 0.525 5315014042 Downtown Specific Plan MSSP 0.11 1 70 3 2 2 7 5% 100% 100% 100% 100% 400% 150% 8% 0.263 0.131 0.131 0.525 5315014043 Downtown Specific Plan MSSP 0.15 1 70 5 2 2 9 5% 50% 100% 100% 100% 400% 150% 4% 0.169 0.084 0.084 0.338 5315014049 Downtown Specific Plan MSSP 0.04 1 70 1 0 0 1 5% 50% 100% 100% 100% 400% 150% 4% 0.019 0.009 0.009 0.038 5315014051 Downtown Specific Plan MSSP 0.32 1 70 11 5 5 21 5% 100% 50% 50% 100% 400% 150% 2% 0.197 0.098 0.098 0.394 5315015015 Downtown Specific Plan MSSP 0.13 1 70 4 2 2 8 5% 50% 100% 100% 100% 400% 150% 4% 0.150 0.075 0.075 0.300 5315015017 Downtown Specific Plan MSSP 0.23 1 70 8 4 4 16 5% 50% 100% 100% 100% 400% 150% 4% 0.300 0.150 0.150 0.600 5315015047 Downtown Specific Plan MSSP 0.37 1 70 13 6 6 25 5% 50% 100% 50% 100% 400% 150% 2% 0.234 0.117 0.117 0.469 5315016001 High Density Residential RH 0.20 0 45 4 2 2 8 5% 100% 100% 100% 100% 100% 150% 8% 0.300 0.150 0.150 0.600 5315016002 High Density Residential RH 0.20 0 45 4 2 2 8 5% 100% 100% 100% 100% 100% 150% 8% 0.300 0.150 0.150 0.600 5315016003 High Density Residential RH 0.21 0 45 5 2 2 9 5% 100% 100% 100% 100% 100% 150% 8% 0.338 0.169 0.169 0.675 5315016004 High Density Residential RH 0.18 0 45 4 2 2 8 5% 100% 100% 100% 100% 100% 150% 8% 0.300 0.150 0.150 0.600 5315016005 High Density Residential RH 0.34 0 45 8 4 4 16 5% 100% 100% 100% 100% 100% 150% 8% 0.600 0.300 0.300 1.200 5315016006 High Density Residential RH 0.23 0 45 5 3 3 11 5% 100% 100% 100% 100% 100% 150% 8% 0.413 0.206 0.206 0.825 5315016010 High Density Residential RH 0.28 0 45 6 3 3 12 5% 100% 100% 100% 100% 100% 150% 8% 0.450 0.225 0.225 0.900 5315016019 High Density Residential RH 0.37 0 45 8 4 4 16 5% 100% 100% 100% 100% 100% 150% 8% 0.600 0.300 0.300 1.200 5315016022 High Density Residential RH 0.72 0 45 16 8 8 32 5% 100% 100% 100% 100% 100% 150% 8% 1.200 0.600 0.600 2.400 5315016023 High Density Residential RH 0.64 0 45 14 7 7 28 5% 100% 100% 100% 100% 100% 150% 8% 1.050 0.525 0.525 2.100 3 - 230
CITY OF SOUTH PASADENA MAY 2023
2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 205 APN Current General Plan Land Use Current Zoning Parcel Size (Acres) Existing Units Maximum Density Maximum Additional Development Capacity Development Capacity Adjustments Anticipated Development Capacity LowerIncome
Units
ModerateIncome
Units
Above
ModerateIncome
Units
Total
Capacity
Base
Probability Historic Commercial Utilization Buildings Constructed since 2000 Environmental Constraints Density > 50du/ac Within 1/2
Mile of
Major
Transit
Stop
Total
Adjustment
LowerIncome
Units
ModerateIncome
Units
Above
ModerateIncome
Units
Total
Capacity
5315016024 High Density Residential RH 0.32 0 45 7 4 4 15 5% 100% 100% 100% 100% 100% 150% 8% 0.563 0.281 0.281 1.125 5315016025 High Density Residential RH 0.42 0 45 10 5 5 20 5% 100% 100% 100% 100% 100% 150% 8% 0.750 0.375 0.375 1.500 5315016026 High Density Residential RH 0.12 0 45 3 1 1 5 5% 100% 100% 100% 100% 100% 150% 8% 0.188 0.094 0.094 0.375 5315016027 High Density Residential RH 0.11 0 45 3 1 1 5 5% 100% 100% 100% 100% 100% 150% 8% 0.188 0.094 0.094 0.375 5315016028 High Density Residential RH 0.17 0 45 4 2 2 8 5% 100% 100% 100% 100% 100% 150% 8% 0.300 0.150 0.150 0.600 5315016029 High Density Residential RH 0.83 0 45 19 9 9 37 5% 100% 100% 100% 100% 100% 150% 8% 1.388 0.694 0.694 2.775 5315016031 High Density Residential RH 0.53 0 45 12 6 6 24 5% 100% 100% 100% 100% 100% 150% 8% 0.900 0.450 0.450 1.800 5315016032 High Density Residential RH 0.53 0 45 12 6 6 24 5% 100% 100% 100% 100% 100% 150% 8% 0.900 0.450 0.450 1.800 5315016033 High Density Residential RH 0.69 0 45 15 8 8 31 5% 100% 100% 100% 100% 100% 150% 8% 1.163 0.581 0.581 2.325 5315016035 High Density Residential RH 0.53 0 45 12 6 6 24 5% 100% 100% 100% 100% 100% 150% 8% 0.900 0.450 0.450 1.800 5315016047 High Density Residential RH 0.28 0 45 6 3 3 12 5% 100% 100% 100% 100% 100% 150% 8% 0.450 0.225 0.225 0.900 5315016900 High Density Residential RH 0.38 0 45 9 4 4 17 5% 100% 100% 100% 100% 100% 150% 8% 0.638 0.319 0.319 1.275 5315017001 Downtown Specific Plan MSSP 0.12 1 70 4 2 2 8 5% 100% 100% 100% 100% 400% 150% 8% 0.300 0.150 0.150 0.600 5315017002 Downtown Specific Plan MSSP 0.11 1 70 3 2 2 7 5% 100% 100% 100% 100% 400% 150% 8% 0.263 0.131 0.131 0.525 5315017003 Downtown Specific Plan MSSP 0.10 1 70 3 2 2 7 5% 100% 100% 100% 100% 400% 150% 8% 0.263 0.131 0.131 0.525 5315017004 Downtown Specific Plan MSSP 0.10 1 70 3 2 2 7 5% 100% 100% 100% 100% 400% 150% 8% 0.263 0.131 0.131 0.525 5315017007 Downtown Specific Plan MSSP 0.28 1 70 9 5 5 19 5% 100% 100% 100% 100% 400% 150% 8% 0.713 0.356 0.356 1.425 5315017025 Downtown Specific Plan MSSP 0.21 1 70 7 3 3 13 5% 100% 100% 100% 100% 400% 150% 8% 0.488 0.244 0.244 0.975 5315017026 Downtown Specific Plan MSSP 0.99 1 70 34 17 17 68 5% 100% 100% 100% 100% 400% 150% 8% 2.550 1.275 1.275 5.100 5315017027 Downtown Specific Plan MSSP 0.46 1 70 16 8 8 32 5% 100% 100% 100% 100% 400% 150% 8% 1.200 0.600 0.600 2.400 5315017028 Downtown Specific Plan MSSP 0.63 26 70 9 5 5 19 5% 100% 100% 100% 100% 400% 150% 8% 0.713 0.356 0.356 1.425 5315017029 Downtown Specific Plan MSSP 0.32 1 70 11 5 5 21 5% 100% 100% 100% 100% 400% 150% 8% 0.788 0.394 0.394 1.575 5315017031 Downtown Specific Plan MSSP 0.56 19 70 10 5 5 20 5% 100% 100% 100% 100% 400% 150% 8% 0.750 0.375 0.375 1.500 5315017033 Downtown Specific Plan MSSP 0.04 1 70 1 0 0 1 5% 100% 100% 100% 100% 400% 150% 8% 0.038 0.019 0.019 0.075 5315017034 Downtown Specific Plan MSSP 0.10 1 70 3 2 2 7 5% 100% 100% 100% 100% 400% 150% 8% 0.263 0.131 0.131 0.525 5315017035 Downtown Specific Plan MSSP 0.09 1 70 3 1 1 5 5% 100% 100% 100% 100% 400% 150% 8% 0.188 0.094 0.094 0.375 5315017036 Downtown Specific Plan MSSP 0.25 1 70 8 4 4 16 5% 100% 100% 100% 100% 400% 150% 8% 0.600 0.300 0.300 1.200 5315017037 Downtown Specific Plan MSSP 0.25 6 70 6 3 3 12 5% 100% 100% 100% 100% 400% 150% 8% 0.450 0.225 0.225 0.900 5315017039 Downtown Specific Plan MSSP 0.24 12 70 2 1 1 4 5% 100% 100% 100% 100% 400% 150% 8% 0.150 0.075 0.075 0.300 5315017040 Downtown Specific Plan MSSP 0.14 1 70 4 2 2 8 5% 100% 100% 100% 100% 400% 150% 8% 0.300 0.150 0.150 0.600 5315017043 Downtown Specific Plan MSSP 0.20 1 70 7 3 3 13 5% 100% 100% 100% 100% 400% 150% 8% 0.488 0.244 0.244 0.975 5315017044 Downtown Specific Plan MSSP 0.47 16 70 8 4 4 16 5% 100% 100% 100% 100% 400% 150% 8% 0.600 0.300 0.300 1.200 5315017045 Downtown Specific Plan MSSP 0.44 1 70 15 8 8 31 5% 100% 100% 100% 100% 400% 150% 8% 1.163 0.581 0.581 2.325 5315017047 Downtown Specific Plan MSSP 0.24 1 70 8 4 4 16 5% 100% 100% 100% 100% 400% 150% 8% 0.600 0.300 0.300 1.200 5315017064 Downtown Specific Plan MSSP 0.29 1 70 10 5 5 20 5% 100% 100% 100% 100% 400% 150% 8% 0.750 0.375 0.375 1.500 5315017088 Downtown Specific Plan MSSP 0.26 1 70 9 4 4 17 5% 100% 100% 100% 100% 400% 150% 8% 0.638 0.319 0.319 1.275 5315017099 Downtown Specific Plan MSSP 0.05 1 70 1 1 1 3 5% 100% 100% 100% 100% 400% 150% 8% 0.113 0.056 0.056 0.225 5315017100 Downtown Specific Plan MSSP 0.11 1 70 3 2 2 7 5% 100% 100% 100% 100% 400% 150% 8% 0.263 0.131 0.131 0.525 3 - 231
CITY OF SOUTH PASADENA MAY 2023
2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 206 APN Current General Plan Land Use Current Zoning Parcel Size (Acres) Existing Units Maximum Density Maximum Additional Development Capacity Development Capacity Adjustments Anticipated Development Capacity LowerIncome
Units
ModerateIncome
Units
Above
ModerateIncome
Units
Total
Capacity
Base
Probability Historic Commercial Utilization Buildings Constructed since 2000 Environmental Constraints Density > 50du/ac Within 1/2
Mile of
Major
Transit
Stop
Total
Adjustment
LowerIncome
Units
ModerateIncome
Units
Above
ModerateIncome
Units
Total
Capacity
5315017101 Downtown Specific Plan MSSP 0.91 1 70 31 16 16 63 5% 100% 100% 50% 100% 400% 150% 4% 1.181 0.591 0.591 2.363 5315018060 Medium Density Residential RM 0.07 1 30 0 0 1 1 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.075 0.075 5315018061
Medium Density Residential RM 0.12 1 30 0 0 3 3 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.225 0.225 5315018062
Medium Density Residential RM 0.16 1 30 0 0 4 4 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.300 0.300 5315018063
Medium Density Residential RM 0.20 1 30 0 0 5 5 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.375 0.375 5315018064
Medium Density Residential RM 0.23 1 30 0 0 6 6 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.450 0.450 5315018065
Medium Density Residential RM 0.26 1 30 0 0 7 7 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.525 0.525 5315018066
Medium Density Residential RM 0.11 1 30 0 0 2 2 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.150 0.150 5315018067
Medium Density Residential RM 0.11 1 30 0 0 2 2 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.150 0.150 5315018068
Medium Density Residential RM 0.15 1 30 0 0 4 4 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.300 0.300 5315018070
Medium Density Residential RM 0.16 1 30 0 0 4 4 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.300 0.300 5315018071
Medium Density Residential RM 0.16 1 30 0 0 4 4 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.300 0.300 5315018072
Medium Density Residential RM 0.12 1 30 0 0 3 3 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.225 0.225 5315018073
Medium Density Residential RM 0.06 1 30 0 0 1 1 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.075 0.075 5315018074
Medium Density Residential RM 0.05 1 30 0 0 1 1 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.075 0.075 5315019026
Medium Density Residential RM 0.16 1 30 0 0 4 4 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.300 0.300 5315019027
Medium Density Residential RM 0.16 1 30 0 0 4 4 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.300 0.300 5315019028
Medium Density Residential RM 0.16 1 30 0 0 4 4 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.300 0.300 5315019029
Medium Density Residential RM 0.16 1 30 0 0 4 4 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.300 0.300 5315019030
Medium Density Residential RM 0.16 1 30 0 0 4 4 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.300 0.300 5315019031
Medium Density Residential RM 0.16 1 30 0 0 4 4 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.300 0.300 5315019032
Medium Density Residential RM 0.16 1 30 0 0 4 4 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.300 0.300 5315019033
Medium Density Residential RM 0.16 1 30 0 0 4 4 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.300 0.300 5315019034
Medium Density Residential RM 0.16 1 30 0 0 4 4 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.300 0.300 5315019035
Medium Density Residential RM 0.05 1 30 0 0 0 0 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0 0 5315019036
Medium Density Residential RM 0.14 1 30 0 0 3 3 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.225 0.225 5315019037
Medium Density Residential RM 0.23 1 30 0 0 6 6 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.450 0.450 5315019038
Medium Density Residential RM 0.05 1 30 0 0 1 1 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.075 0.075 3 - 232
CITY OF SOUTH PASADENA MAY 2023
2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 207 APN Current General Plan Land Use Current Zoning Parcel Size (Acres) Existing Units Maximum Density Maximum Additional Development Capacity Development Capacity Adjustments Anticipated Development Capacity LowerIncome
Units
ModerateIncome
Units
Above
ModerateIncome
Units
Total
Capacity
Base
Probability Historic Commercial Utilization Buildings Constructed since 2000 Environmental Constraints Density > 50du/ac Within 1/2
Mile of
Major
Transit
Stop
Total
Adjustment
LowerIncome
Units
ModerateIncome
Units
Above
ModerateIncome
Units
Total
Capacity
5315019039
Medium Density Residential RM 0.05 1 30 0 0 0 0 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0 0 5315019040
Medium Density Residential RM 0.13 1 30 0 0 3 3 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.225 0.225 5315019041
Medium Density Residential RM 0.16 1 30 0 0 4 4 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.300 0.300 5315019042
Medium Density Residential RM 0.16 1 30 0 0 4 4 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.300 0.300 5315019043
Medium Density Residential RM 0.16 1 30 0 0 4 4 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.300 0.300 5315019044
Medium Density Residential RM 0.16 1 30 0 0 4 4 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.300 0.300 5315019045
Medium Density Residential RM 0.16 1 30 0 0 4 4 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.300 0.300 5315019046
Medium Density Residential RM 0.17 1 30 0 0 4 4 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.300 0.300 5315019047 Downtown Specific Plan MSSP 0.25 1 70 8 4 4 16 5% 100% 100% 100% 100% 400% 150% 8% 0.600 0.300 0.300 1.200 5315019048 Downtown Specific Plan MSSP 1.25 1 70 43 22 22 87 5% 100% 100% 100% 100% 400% 150% 8% 3.263 1.631 1.631 6.525 5315019049 Medium Density Residential RM 0.18 1 30 0 0 4 4 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.300 0.300 5315020004 Downtown Specific Plan MSSP 0.30 1 70 10 5 5 20 5% 100% 100% 100% 100% 400% 150% 8% 0.750 0.375 0.375 1.500 5315020006 Downtown Specific Plan MSSP 0.14 1 70 4 2 2 8 5% 50% 100% 100% 100% 400% 150% 4% 0.150 0.075 0.075 0.300 5315020008 Downtown Specific Plan MSSP 0.40 1 70 14 7 7 28 5% 100% 100% 100% 100% 400% 150% 8% 1.050 0.525 0.525 2.100 5315020009 Downtown Specific Plan MSSP 0.27 1 70 9 4 4 17 5% 100% 100% 100% 100% 400% 150% 8% 0.638 0.319 0.319 1.275 5315020010 Downtown Specific Plan MSSP 0.27 1 70 9 4 4 17 5% 100% 100% 100% 100% 400% 150% 8% 0.638 0.319 0.319 1.275 5315020013 Downtown Specific Plan MSSP 0.28 1 70 9 5 5 19 5% 100% 100% 100% 100% 400% 150% 8% 0.713 0.356 0.356 1.425 5315020014 Downtown Specific Plan MSSP 1.14 1 70 40 20 20 80 5% 50% 100% 100% 100% 400% 150% 4% 1.500 0.750 0.750 3.000 5315020016 Downtown Specific Plan MSSP 0.31 1 70 10 5 5 20 5% 50% 100% 100% 100% 400% 150% 4% 0.375 0.188 0.188 0.750 5315020017 Downtown Specific Plan MSSP 0.40 1 70 14 7 7 28 5% 100% 100% 100% 100% 400% 150% 8% 1.050 0.525 0.525 2.100 5315020903 Downtown Specific Plan MSSP 0.09 1 70 3 1 1 5 5% 50% 100% 100% 100% 400% 150% 4% 0.094 0.047 0.047 0.188 5315021008 Downtown Specific Plan MSSP 0.57 1 70 19 10 10 39 5% 100% 100% 50% 100% 400% 150% 4% 0.731 0.366 0.366 1.463 5315021031 Downtown Specific Plan MSSP 0.45 1 70 15 8 8 31 5% 100% 100% 50% 100% 400% 150% 4% 0.581 0.291 0.291 1.163 5315021051 Downtown Specific Plan MSSP 0.65 1 70 22 11 11 44 5% 100% 100% 50% 100% 400% 150% 4% 0.825 0.413 0.413 1.650 5317019001 Medium Density Residential RM 0.23 6 30 0 0 1 1 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.075 0.075 5317019002
Medium Density Residential RM 0.21 2 30 0 0 4 4 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.200 0.200 5317019003
Medium Density Residential RM 0.17 12 30 0 0 0 0 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0 0 5317019004
Medium Density Residential RM 0.17 12 30 0 0 0 0 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0 0 5317019005
Medium Density Residential RM 0.17 12 30 0 0 0 0 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0 0 5317019008
Medium Density Residential RM 0.07 1 30 0 0 1 1 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.075 0.075 5317019009
Medium Density Residential RM 0.04 1 30 0 0 0 0 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0 0 5317019010
Medium Density Residential RM 0.08 1 30 0 0 1 1 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.075 0.075 3 - 233
CITY OF SOUTH PASADENA MAY 2023
2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 208 APN Current General Plan Land Use Current Zoning Parcel Size (Acres) Existing Units Maximum Density Maximum Additional Development Capacity Development Capacity Adjustments Anticipated Development Capacity LowerIncome
Units
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Units
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ModerateIncome
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Probability Historic Commercial Utilization Buildings Constructed since 2000 Environmental Constraints Density > 50du/ac Within 1/2
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Adjustment
LowerIncome
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5317019011
Medium Density Residential RM 0.10 1 30 0 0 2 2 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.150 0.150 5317019012
Medium Density Residential RM 0.12 1 30 0 0 2 2 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.150 0.150 5317019013
Medium Density Residential RM 0.13 1 30 0 0 3 3 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.225 0.225 5317019014
Medium Density Residential RM 0.12 1 30 0 0 3 3 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.225 0.225 5317020015 High Density Residential RH 0.30 0 45 7 3 3 13 5% 100% 100% 100% 100% 100% 100% 5% 0.325 0.163 0.163 0.650 5317020016 High Density Residential RH 0.23 0 45 5 3 3 11 5% 100% 100% 100% 100% 100% 100% 5% 0.275 0.138 0.138 0.550 5317020017 High Density Residential RH 0.21 0 45 5 2 2 9 5% 100% 100% 100% 100% 100% 100% 5% 0.225 0.113 0.113 0.450 5317020018 High Density Residential RH 0.18 0 45 4 2 2 8 5% 100% 100% 100% 100% 100% 100% 5% 0.200 0.100 0.100 0.400 5317020019 High Density Residential RH 0.18 0 45 4 2 2 8 5% 100% 100% 100% 100% 100% 100% 5% 0.200 0.100 0.100 0.400 5317020020 High Density Residential RH 0.31 0 45 7 3 3 13 5% 100% 100% 100% 100% 100% 100% 5% 0.325 0.163 0.163 0.650 5317020022 High Density Residential RH 0.25 0 45 6 3 3 12 5% 100% 100% 100% 100% 100% 100% 5% 0.300 0.150 0.150 0.600 5317020023 High Density Residential RH 0.25 0 45 6 3 3 12 5% 100% 100% 100% 100% 100% 100% 5% 0.300 0.150 0.150 0.600 5317020024 High Density Residential RH 0.26 0 45 6 3 3 12 5% 100% 100% 100% 100% 100% 100% 5% 0.300 0.150 0.150 0.600 5317020025 High Density Residential RH 0.70 0 45 16 8 8 32 5% 100% 100% 100% 100% 100% 100% 5% 0.800 0.400 0.400 1.600 5317020026 High Density Residential RH 0.84 0 45 19 9 9 37 5% 100% 100% 100% 100% 100% 100% 5% 0.925 0.463 0.463 1.850 5317020028 High Density Residential RH 0.56 0 45 13 6 6 25 5% 100% 100% 100% 100% 100% 100% 5% 0.625 0.313 0.313 1.250 5317020029 High Density Residential RH 0.53 0 45 12 6 6 24 5% 100% 100% 100% 100% 100% 100% 5% 0.600 0.300 0.300 1.200 5317020030 High Density Residential RH 0.54 0 45 12 6 6 24 5% 100% 100% 100% 100% 100% 100% 5% 0.600 0.300 0.300 1.200 5317020031 Downtown Specific Plan CG 4.44 1 70 155 77 77 309 5% 100% 100% 100% 100% 400% 100% 5% 7.725 3.863 3.863 15.450 5317020032 Downtown Specific Plan CG 0.35 1 70 12 6 6 24 5% 100% 100% 100% 100% 400% 100% 5% 0.600 0.300 0.300 1.200 5317020047 High Density Residential RH 0.63 0 45 14 7 7 28 5% 100% 100% 100% 100% 100% 100% 5% 0.700 0.350 0.350 1.400 5317021001 High Density Residential RH 0.40 0 45 9 4 4 17 5% 100% 100% 100% 100% 100% 100% 5% 0.425 0.213 0.213 0.850 5317021002 High Density Residential RH 0.24 0 45 5 3 3 11 5% 100% 100% 100% 100% 100% 100% 5% 0.275 0.138 0.138 0.550 5317021003 High Density Residential RH 0.24 0 45 5 3 3 11 5% 100% 100% 100% 100% 100% 100% 5% 0.275 0.138 0.138 0.550 5317021004 High Density Residential RH 0.20 0 45 5 2 2 9 5% 100% 100% 100% 100% 100% 100% 5% 0.225 0.113 0.113 0.450 5317021007 High Density Residential RH 0.47 0 45 11 5 5 21 5% 100% 100% 100% 100% 100% 100% 5% 0.525 0.263 0.263 1.050 5317021014 High Density Residential RH 0.27 0 45 6 3 3 12 5% 100% 100% 100% 100% 100% 100% 5% 0.300 0.150 0.150 0.600 5317021018 High Density Residential RH 0.76 0 45 17 9 9 35 5% 100% 100% 100% 100% 100% 100% 5% 0.875 0.438 0.438 1.750 5317021019 High Density Residential RH 0.25 0 45 6 3 3 12 5% 100% 100% 100% 100% 100% 100% 5% 0.300 0.150 0.150 0.600 5317021020 High Density Residential RH 0.26 0 45 6 3 3 12 5% 100% 100% 100% 100% 100% 100% 5% 0.300 0.150 0.150 0.600 5317021023 High Density Residential RH 0.94 0 45 21 11 11 43 5% 100% 100% 100% 100% 100% 100% 5% 1.075 0.538 0.538 2.150 5317021025 High Density Residential RH 0.24 0 45 5 3 3 11 5% 100% 100% 100% 100% 100% 100% 5% 0.275 0.138 0.138 0.550 5317021026 High Density Residential RH 0.24 0 45 5 3 3 11 5% 100% 100% 100% 100% 100% 100% 5% 0.275 0.138 0.138 0.550 5317021027 High Density Residential RH 0.25 0 45 6 3 3 12 5% 100% 100% 100% 100% 100% 100% 5% 0.300 0.150 0.150 0.600 5317021028 High Density Residential RH 0.33 0 45 7 4 4 15 5% 100% 100% 100% 100% 100% 100% 5% 0.375 0.188 0.188 0.750 5317021029 High Density Residential RH 0.40 0 45 9 4 4 17 5% 100% 100% 100% 100% 100% 100% 5% 0.425 0.213 0.213 0.850 3 - 234
CITY OF SOUTH PASADENA MAY 2023
2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 209 APN Current General Plan Land Use Current Zoning Parcel Size (Acres) Existing Units Maximum Density Maximum Additional Development Capacity Development Capacity Adjustments Anticipated Development Capacity LowerIncome
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Probability Historic Commercial Utilization Buildings Constructed since 2000 Environmental Constraints Density > 50du/ac Within 1/2
Mile of
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Total
Adjustment
LowerIncome
Units
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5317021030 High Density Residential RH 0.27 0 45 6 3 3 12 5% 100% 100% 100% 100% 100% 100% 5% 0.300 0.150 0.150 0.600 5317021031 High Density Residential RH 0.33 0 45 7 4 4 15 5% 100% 100% 100% 100% 100% 100% 5% 0.375 0.188 0.188 0.750 5317021032 High Density Residential RH 0.22 0 45 5 2 2 9 5% 100% 100% 100% 100% 100% 100% 5% 0.225 0.113 0.113 0.450 5317021033 High Density Residential RH 0.25 0 45 6 3 3 12 5% 100% 100% 100% 100% 100% 100% 5% 0.300 0.150 0.150 0.600 5317021034 High Density Residential RH 0.25 0 45 6 3 3 12 5% 100% 100% 100% 100% 100% 100% 5% 0.300 0.150 0.150 0.600 5317021036 High Density Residential RH 0.61 0 45 14 7 7 28 5% 100% 100% 100% 100% 100% 100% 5% 0.700 0.350 0.350 1.400 5317021037 High Density Residential RH 1.11 0 45 25 13 13 51 5% 100% 100% 100% 100% 100% 100% 5% 1.275 0.638 0.638 2.550 5317021038 High Density Residential RH 0.31 0 45 7 3 3 13 5% 100% 100% 100% 100% 100% 100% 5% 0.325 0.163 0.163 0.650 5317022001 High Density Residential RH 0.22 0 45 5 2 2 9 5% 100% 100% 100% 100% 100% 100% 5% 0.225 0.113 0.113 0.450 5317022004 High Density Residential RH 0.15 0 45 3 2 2 7 5% 100% 100% 50% 100% 100% 100% 3% 0.088 0.044 0.044 0.175 5317022006 High Density Residential RH 0.96 0 45 22 11 11 44 5% 100% 100% 100% 100% 100% 100% 5% 1.100 0.550 0.550 2.200 5317022007 High Density Residential RH 0.32 0 45 7 4 4 15 5% 100% 100% 100% 100% 100% 100% 5% 0.375 0.188 0.188 0.750 5317022008 High Density Residential RH 0.31 0 45 7 3 3 13 5% 100% 100% 100% 100% 100% 100% 5% 0.325 0.163 0.163 0.650 5317022009 High Density Residential RH 0.26 0 45 6 3 3 12 5% 100% 100% 100% 100% 100% 100% 5% 0.300 0.150 0.150 0.600 5317022010 High Density Residential RH 0.26 0 45 6 3 3 12 5% 100% 100% 100% 100% 100% 100% 5% 0.300 0.150 0.150 0.600 5317022011 High Density Residential RH 0.29 0 45 7 3 3 13 5% 100% 100% 100% 100% 100% 100% 5% 0.325 0.163 0.163 0.650 5317022012 High Density Residential RH 0.66 0 45 15 7 7 29 5% 100% 100% 100% 100% 100% 100% 5% 0.725 0.363 0.363 1.450 5317023001 High Density Residential RH 0.29 0 45 7 3 3 13 5% 50% 100% 100% 100% 100% 100% 3% 0.163 0.081 0.081 0.325 5317023002 High Density Residential RH 0.24 0 45 5 3 3 11 5% 100% 100% 100% 100% 100% 100% 5% 0.275 0.138 0.138 0.550 5317023003 High Density Residential RH 0.23 0 45 5 3 3 11 5% 100% 100% 100% 100% 100% 100% 5% 0.275 0.138 0.138 0.550 5317023004 High Density Residential RH 0.27 0 45 6 3 3 12 5% 100% 100% 100% 100% 100% 100% 5% 0.300 0.150 0.150 0.600 5317023005 High Density Residential RH 0.27 0 45 6 3 3 12 5% 100% 100% 100% 100% 100% 100% 5% 0.300 0.150 0.150 0.600 5317023006 High Density Residential RH 0.54 0 45 12 6 6 24 5% 100% 100% 100% 100% 100% 100% 5% 0.600 0.300 0.300 1.200 5317023009 High Density Residential RH 0.69 0 45 15 8 8 31 5% 100% 100% 100% 100% 100% 100% 5% 0.775 0.388 0.388 1.550 5317023010 High Density Residential RH 0.85 0 45 19 10 10 39 5% 100% 100% 100% 100% 100% 100% 5% 0.975 0.488 0.488 1.950 5317024001 High Density Residential RH 0.07 0 45 2 1 1 4 5% 100% 100% 100% 100% 100% 100% 5% 0.100 0.050 0.050 0.200 5317024002 High Density Residential RH 0.18 0 45 4 2 2 8 5% 100% 100% 100% 100% 100% 100% 5% 0.200 0.100 0.100 0.400 5317024003 High Density Residential RH 0.22 0 45 5 3 3 11 5% 100% 100% 100% 100% 100% 100% 5% 0.275 0.138 0.138 0.550 5317024004 High Density Residential RH 0.22 0 45 5 3 3 11 5% 100% 100% 100% 100% 100% 100% 5% 0.275 0.138 0.138 0.550 5317024005 High Density Residential RH 0.23 0 45 5 3 3 11 5% 100% 100% 100% 100% 100% 100% 5% 0.275 0.138 0.138 0.550 5317024006 High Density Residential RH 0.21 0 45 5 2 2 9 5% 100% 100% 100% 100% 100% 100% 5% 0.225 0.113 0.113 0.450 5317024007 High Density Residential RH 0.21 0 45 5 2 2 9 5% 100% 100% 100% 100% 100% 100% 5% 0.225 0.113 0.113 0.450 5317025001 High Density Residential RH 0.33 0 45 8 4 4 16 5% 100% 100% 100% 100% 100% 100% 5% 0.400 0.200 0.200 0.800 5317025003 High Density Residential RH 0.21 0 45 5 2 2 9 5% 100% 100% 100% 100% 100% 100% 5% 0.225 0.113 0.113 0.450 5317025004 High Density Residential RH 0.19 0 45 4 2 2 8 5% 100% 100% 100% 100% 100% 100% 5% 0.200 0.100 0.100 0.400 5317025005 High Density Residential RH 0.25 0 45 6 3 3 12 5% 100% 100% 100% 100% 100% 100% 5% 0.300 0.150 0.150 0.600 5317025006 High Density Residential RH 0.22 0 45 5 3 3 11 5% 100% 100% 100% 100% 100% 100% 5% 0.275 0.138 0.138 0.550 5317025901 High Density Residential RH 0.31 0 45 7 3 3 13 5% 100% 100% 100% 100% 100% 100% 5% 0.325 0.163 0.163 0.650 3 - 235
CITY OF SOUTH PASADENA MAY 2023
2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 210 APN Current General Plan Land Use Current Zoning Parcel Size (Acres) Existing Units Maximum Density Maximum Additional Development Capacity Development Capacity Adjustments Anticipated Development Capacity LowerIncome
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Probability Historic Commercial Utilization Buildings Constructed since 2000 Environmental Constraints Density > 50du/ac Within 1/2
Mile of
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Transit
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Adjustment
LowerIncome
Units
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5317026001 High Density Residential RH 0.20 0 45 4 2 2 8 5% 100% 100% 100% 100% 100% 100% 5% 0.200 0.100 0.100 0.400 5317026002 High Density Residential RH 0.21 0 45 5 2 2 9 5% 100% 100% 100% 100% 100% 100% 5% 0.225 0.113 0.113 0.450 5317026003 High Density Residential RH 0.18 0 45 4 2 2 8 5% 100% 100% 100% 100% 100% 100% 5% 0.200 0.100 0.100 0.400 5317027001 High Density Residential RH 0.19 0 45 4 2 2 8 5% 100% 100% 100% 100% 100% 100% 5% 0.200 0.100 0.100 0.400 5317027002 High Density Residential RH 0.18 0 45 4 2 2 8 5% 100% 100% 100% 100% 100% 100% 5% 0.200 0.100 0.100 0.400 5317027003 High Density Residential RH 0.20 0 45 4 2 2 8 5% 100% 100% 100% 100% 100% 100% 5% 0.200 0.100 0.100 0.400 5317027004 High Density Residential RH 0.19 0 45 4 2 2 8 5% 100% 100% 100% 100% 100% 100% 5% 0.200 0.100 0.100 0.400 5317027005 High Density Residential RH 0.19 0 45 4 2 2 8 5% 100% 100% 100% 100% 100% 100% 5% 0.200 0.100 0.100 0.400 5317027006 High Density Residential RH 0.22 0 45 5 2 2 9 5% 100% 100% 100% 100% 100% 100% 5% 0.225 0.113 0.113 0.450 5317027007 High Density Residential RH 0.20 0 45 5 2 2 9 5% 100% 100% 100% 100% 100% 100% 5% 0.225 0.113 0.113 0.450 5317027008 High Density Residential RH 0.22 0 45 5 2 2 9 5% 100% 100% 100% 100% 100% 100% 5% 0.225 0.113 0.113 0.450 5317027009 High Density Residential RH 0.17 0 45 4 2 2 8 5% 100% 100% 100% 100% 100% 100% 5% 0.200 0.100 0.100 0.400 5317027010 High Density Residential RH 0.19 0 45 4 2 2 8 5% 100% 100% 100% 100% 100% 100% 5% 0.200 0.100 0.100 0.400 5317028001 High Density Residential RH 0.21 0 45 5 2 2 9 5% 100% 100% 100% 100% 100% 100% 5% 0.225 0.113 0.113 0.450 5317028002 High Density Residential RH 0.18 0 45 4 2 2 8 5% 100% 100% 100% 100% 100% 100% 5% 0.200 0.100 0.100 0.400 5317028003 High Density Residential RH 0.24 0 45 5 3 3 11 5% 100% 100% 100% 100% 100% 100% 5% 0.275 0.138 0.138 0.550 5317028004 High Density Residential RH 0.19 0 45 4 2 2 8 5% 100% 100% 100% 100% 100% 100% 5% 0.200 0.100 0.100 0.400 5317028005 High Density Residential RH 0.29 0 45 6 3 3 12 5% 100% 100% 100% 100% 100% 100% 5% 0.300 0.150 0.150 0.600 5317028006 High Density Residential RH 0.31 0 45 7 4 4 15 5% 100% 100% 100% 100% 100% 100% 5% 0.375 0.188 0.188 0.750 5317028007 High Density Residential RH 0.29 0 45 6 3 3 12 5% 100% 100% 100% 100% 100% 100% 5% 0.300 0.150 0.150 0.600 5317028008 High Density Residential RH 0.31 0 45 7 4 4 15 5% 100% 100% 100% 100% 100% 100% 5% 0.375 0.188 0.188 0.750 5317028015 High Density Residential RH 0.25 0 45 6 3 3 12 5% 100% 100% 100% 100% 100% 100% 5% 0.300 0.150 0.150 0.600 5317028016 High Density Residential RH 2.01 0 45 45 23 23 91 5% 100% 100% 100% 100% 100% 100% 5% 2.275 1.138 1.138 4.550 5317028270 Medium Density Residential RM 2.73 1 30 0 0 81 81 5% 100% 100% 100% 100% 100% 100% 5% 0 0 4.050 4.050 5318001001
Medium Density Residential RM 0.20 1 30 0 0 5 5 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.250 0.250 5318001002
Medium Density Residential RM 0.16 1 30 0 0 4 4 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.200 0.200 5318001003
Medium Density Residential RM 0.16 2 30 0 0 3 3 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.150 0.150 5318001004
Medium Density Residential RM 0.18 1 30 0 0 4 4 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.200 0.200 5318001005
Medium Density Residential RM 0.21 3 30 0 0 3 3 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.150 0.150 5318001011
Medium Density Residential RH 0.97 42 30 0 0 0 0 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0 0 5318002018 High Density Residential RH 0.27 0 45 6 3 3 12 5% 50% 100% 100% 100% 100% 100% 3% 0.150 0.075 0.075 0.300 5318002020 High Density Residential RH 1.80 0 45 40 20 20 80 5% 100% 100% 100% 100% 100% 100% 5% 2.000 1.000 1.000 4.000 5318002028 High Density Residential RH 0.23 0 45 5 3 3 11 5% 100% 100% 100% 100% 100% 100% 5% 0.275 0.138 0.138 0.550 5318003001 High Density Residential RH 0.29 0 45 7 3 3 13 5% 100% 100% 100% 100% 100% 100% 5% 0.325 0.163 0.163 0.650 5318003002 High Density Residential RH 0.25 0 45 6 3 3 12 5% 100% 100% 100% 100% 100% 100% 5% 0.300 0.150 0.150 0.600 3 - 236
CITY OF SOUTH PASADENA MAY 2023
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Probability Historic Commercial Utilization Buildings Constructed since 2000 Environmental Constraints Density > 50du/ac Within 1/2
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Total
Capacity
5318003004 High Density Residential RH 0.21 0 45 5 2 2 9 5% 100% 100% 100% 100% 100% 100% 5% 0.225 0.113 0.113 0.450 5318003005 High Density Residential RH 0.23 0 45 5 3 3 11 5% 100% 100% 100% 100% 100% 100% 5% 0.275 0.138 0.138 0.550 5318003006 High Density Residential RH 0.48 0 45 11 5 5 21 5% 100% 100% 100% 100% 100% 100% 5% 0.525 0.263 0.263 1.050 5318003007 High Density Residential RH 0.49 0 45 11 6 6 23 5% 100% 100% 100% 100% 100% 100% 5% 0.575 0.288 0.288 1.150 5318003008 High Density Residential RH 0.88 0 45 20 10 10 40 5% 100% 100% 100% 100% 100% 100% 5% 1.000 0.500 0.500 2.000 5318003009 High Density Residential RH 0.82 0 45 19 9 9 37 5% 100% 100% 100% 100% 100% 100% 5% 0.925 0.463 0.463 1.850 5318003011 High Density Residential RH 0.38 0 45 8 4 4 16 5% 100% 100% 100% 100% 100% 100% 5% 0.400 0.200 0.200 0.800 5318003801 High Density Residential RH 0.08 0 45 2 1 1 4 5% 100% 100% 100% 100% 100% 100% 5% 0.100 0.050 0.050 0.200 5318004012 High Density Residential RH 0.21 0 45 5 2 2 9 5% 100% 100% 100% 100% 100% 100% 5% 0.225 0.113 0.113 0.450 5318004015 High Density Residential RH 0.21 0 45 5 2 2 9 5% 100% 100% 100% 100% 100% 100% 5% 0.225 0.113 0.113 0.450 5318004016 High Density Residential RH 0.21 0 45 5 2 2 9 5% 100% 100% 100% 100% 100% 100% 5% 0.225 0.113 0.113 0.450 5318004017 High Density Residential RH 0.21 0 45 5 2 2 9 5% 100% 100% 100% 100% 100% 100% 5% 0.225 0.113 0.113 0.450 5318004018 High Density Residential RH 0.34 0 45 8 4 4 16 5% 100% 100% 100% 100% 100% 100% 5% 0.400 0.200 0.200 0.800 5318004019 Downtown Specific Plan CG 0.50 0 110 28 14 14 56 5% 100% 100% 100% 100% 400% 150% 8% 2.100 1.050 1.050 4.200 5318004020 Downtown Specific Plan CG 0.21 0 110 11 6 6 23 5% 100% 100% 100% 100% 400% 100% 5% 0.575 0.288 0.288 1.150 5318004021 Downtown Specific Plan CG 0.31 0 110 17 9 9 35 5% 100% 100% 100% 100% 400% 150% 8% 1.313 0.656 0.656 2.625 5318004022 Downtown Specific Plan CG 0.35 0 110 19 10 10 39 5% 100% 100% 100% 50% 400% 150% 4% 0.731 0.366 0.366 1.463 5318004023 High Density Residential RH 0.41 0 45 9 5 5 19 5% 100% 100% 100% 100% 100% 100% 5% 0.475 0.238 0.238 0.950 5318004024 Downtown Specific Plan CG 2.00 0 110 110 55 55 220 5% 100% 100% 100% 100% 400% 100% 5% 5.500 2.750 2.750 11.000 5318005001 High Density Residential RH 0.21 0 45 5 2 2 9 5% 100% 100% 100% 100% 100% 100% 5% 0.225 0.113 0.113 0.450 5318005002 High Density Residential RH 0.19 0 45 4 2 2 8 5% 100% 100% 100% 100% 100% 100% 5% 0.200 0.100 0.100 0.400 5318005007 High Density Residential RH 0.19 0 45 4 2 2 8 5% 100% 100% 100% 100% 100% 100% 5% 0.200 0.100 0.100 0.400 5318005008 High Density Residential RH 0.19 0 45 4 2 2 8 5% 100% 100% 100% 100% 100% 100% 5% 0.200 0.100 0.100 0.400 5318005009 High Density Residential RH 0.38 0 45 9 4 4 17 5% 100% 100% 100% 100% 100% 100% 5% 0.425 0.213 0.213 0.850 5318005010 High Density Residential RH 0.19 0 45 4 2 2 8 5% 100% 100% 100% 100% 100% 100% 5% 0.200 0.100 0.100 0.400 5318005011 High Density Residential RH 0.19 0 45 4 2 2 8 5% 100% 100% 100% 100% 100% 100% 5% 0.200 0.100 0.100 0.400 5318005012 High Density Residential RH 0.19 0 45 4 2 2 8 5% 100% 100% 100% 100% 100% 100% 5% 0.200 0.100 0.100 0.400 5318005013 High Density Residential RH 0.19 0 45 4 2 2 8 5% 100% 100% 100% 100% 100% 100% 5% 0.200 0.100 0.100 0.400 5318005014 High Density Residential RH 0.22 0 45 5 2 2 9 5% 100% 100% 100% 100% 100% 100% 5% 0.225 0.113 0.113 0.450 5318005015 High Density Residential RH 0.21 0 45 5 2 2 9 5% 100% 100% 100% 100% 100% 100% 5% 0.225 0.113 0.113 0.450 5318005016 High Density Residential RH 0.19 0 45 4 2 2 8 5% 100% 100% 100% 100% 100% 100% 5% 0.200 0.100 0.100 0.400 5318005017 High Density Residential RH 0.19 0 45 4 2 2 8 5% 100% 100% 100% 100% 100% 100% 5% 0.200 0.100 0.100 0.400 5318005018 High Density Residential RH 0.19 0 45 4 2 2 8 5% 100% 100% 100% 100% 100% 100% 5% 0.200 0.100 0.100 0.400 5318005019 High Density Residential RH 0.19 0 45 4 2 2 8 5% 100% 100% 100% 100% 100% 100% 5% 0.200 0.100 0.100 0.400 5318005020 High Density Residential RH 0.19 0 45 4 2 2 8 5% 100% 100% 100% 100% 100% 100% 5% 0.200 0.100 0.100 0.400 5318005021 High Density Residential RH 0.19 0 45 4 2 2 8 5% 100% 100% 100% 100% 100% 100% 5% 0.200 0.100 0.100 0.400 5318005022 High Density Residential RH 0.19 0 45 4 2 2 8 5% 100% 100% 100% 100% 100% 100% 5% 0.200 0.100 0.100 0.400 5318005023 High Density Residential RH 0.19 0 45 4 2 2 8 5% 100% 100% 100% 100% 100% 100% 5% 0.200 0.100 0.100 0.400 3 - 237
CITY OF SOUTH PASADENA MAY 2023
2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 212 APN Current General Plan Land Use Current Zoning Parcel Size (Acres) Existing Units Maximum Density Maximum Additional Development Capacity Development Capacity Adjustments Anticipated Development Capacity LowerIncome
Units
ModerateIncome
Units
Above
ModerateIncome
Units
Total
Capacity
Base
Probability Historic Commercial Utilization Buildings Constructed since 2000 Environmental Constraints Density > 50du/ac Within 1/2
Mile of
Major
Transit
Stop
Total
Adjustment
LowerIncome
Units
ModerateIncome
Units
Above
ModerateIncome
Units
Total
Capacity
5318005024 High Density Residential RH 0.19 0 45 4 2 2 8 5% 100% 100% 100% 100% 100% 100% 5% 0.200 0.100 0.100 0.400 5318005025 High Density Residential RH 0.19 0 45 4 2 2 8 5% 100% 100% 100% 100% 100% 100% 5% 0.200 0.100 0.100 0.400 5318005026 High Density Residential RH 0.20 0 45 4 2 2 8 5% 100% 100% 100% 100% 100% 100% 5% 0.200 0.100 0.100 0.400 5318005027 High Density Residential RH 0.73 0 45 16 8 8 32 5% 100% 100% 100% 100% 100% 100% 5% 0.800 0.400 0.400 1.600 5318005030 High Density Residential RH 0.24 0 45 5 3 3 11 5% 100% 100% 100% 100% 100% 100% 5% 0.275 0.138 0.138 0.550 5318005031 High Density Residential RH 0.22 0 45 5 2 2 9 5% 100% 100% 100% 100% 100% 100% 5% 0.225 0.113 0.113 0.450 5318005034 High Density Residential RH 0.23 0 45 5 3 3 11 5% 100% 100% 100% 100% 100% 100% 5% 0.275 0.138 0.138 0.550 5318005035 High Density Residential RH 0.57 0 45 13 6 6 25 5% 100% 100% 100% 100% 100% 100% 5% 0.625 0.313 0.313 1.250 5318005036 High Density Residential RH 0.23 0 45 5 3 3 11 5% 100% 100% 100% 100% 100% 100% 5% 0.275 0.138 0.138 0.550 5318005038 High Density Residential RH 0.19 0 45 4 2 2 8 5% 100% 100% 100% 100% 100% 100% 5% 0.200 0.100 0.100 0.400 5318005072 High Density Residential RH 0.56 0 45 13 6 6 25 5% 100% 100% 100% 100% 100% 100% 5% 0.625 0.313 0.313 1.250 5318005088 High Density Residential RH 0.38 0 45 9 4 4 17 5% 100% 100% 100% 100% 100% 100% 5% 0.425 0.213 0.213 0.850 5318006016 High Density Residential RH 0.21 0 45 5 2 2 9 5% 100% 100% 100% 100% 100% 100% 5% 0.225 0.113 0.113 0.450 5318006017 High Density Residential RH 0.17 0 45 4 2 2 8 5% 100% 100% 100% 100% 100% 100% 5% 0.200 0.100 0.100 0.400 5318013025 Medium Density Residential RM 0.11 2 30 0 0 1 1 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.050 0.050 5318013026
Medium Density Residential RM 0.13 1 30 0 0 3 3 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.150 0.150 5318013027
Medium Density Residential RM 0.14 1 30 0 0 3 3 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.150 0.150 5318013028
Medium Density Residential RM 0.14 1 30 0 0 3 3 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.150 0.150 5318013029
Medium Density Residential RM 0.15 1 30 0 0 3 3 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.150 0.150 5318013030
Medium Density Residential RM 0.16 2 30 0 0 3 3 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.150 0.150 5318013031
Medium Density Residential RM 0.17 1 30 0 0 4 4 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.200 0.200 5318013032
Medium Density Residential RM 0.17 2 30 0 0 3 3 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.150 0.150 5318013033
Medium Density Residential RM 0.25 13 30 0 0 0 0 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0 0 5318013034
Medium Density Residential RM 0.19 6 30 0 0 0 0 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0 0 5318013035
Medium Density Residential RM 0.11 2 30 0 0 1 1 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.050 0.050 5318013036
Medium Density Residential RM 0.18 2 30 0 0 3 3 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.150 0.150 5318013048
Medium Density Residential RM 0.10 2 30 0 0 1 1 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.050 0.050 5318013049
Medium Density Residential RM 0.10 1 30 0 0 2 2 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.100 0.100 5318013050
Medium Density Residential RM 0.10 1 30 0 0 2 2 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.100 0.100 5318013051
Medium Density Residential RM 0.11 1 30 0 0 2 2 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.100 0.100 5318013052
Medium Density Residential RM 0.12 2 30 0 0 2 2 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.100 0.100 3 - 238
CITY OF SOUTH PASADENA MAY 2023
2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 213 APN Current General Plan Land Use Current Zoning Parcel Size (Acres) Existing Units Maximum Density Maximum Additional Development Capacity Development Capacity Adjustments Anticipated Development Capacity LowerIncome
Units
ModerateIncome
Units
Above
ModerateIncome
Units
Total
Capacity
Base
Probability Historic Commercial Utilization Buildings Constructed since 2000 Environmental Constraints Density > 50du/ac Within 1/2
Mile of
Major
Transit
Stop
Total
Adjustment
LowerIncome
Units
ModerateIncome
Units
Above
ModerateIncome
Units
Total
Capacity
5318013053
Medium Density Residential RM 0.12 2 30 0 0 2 2 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.100 0.100 5318013054
Medium Density Residential RM 0.12 1 30 0 0 3 3 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.150 0.150 5318013055
Medium Density Residential RM 0.12 2 30 0 0 2 2 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.100 0.100 5318014001 Downtown Specific Plan CG 0.18 0 110 10 5 5 20 5% 100% 100% 100% 100% 400% 150% 8% 0.750 0.375 0.375 1.500 5318014002 Downtown Specific Plan CG 0.09 0 110 5 2 2 9 5% 100% 100% 100% 100% 400% 100% 5% 0.225 0.113 0.113 0.450 5318014003 Downtown Specific Plan CG 0.19 0 110 11 5 5 21 5% 100% 100% 100% 100% 400% 150% 8% 0.788 0.394 0.394 1.575 5318014008 Downtown Specific Plan CG 0.18 0 110 10 5 5 20 5% 100% 100% 100% 100% 400% 150% 8% 0.750 0.375 0.375 1.500 5318014009 Downtown Specific Plan CG 0.21 0 110 12 6 6 24 5% 100% 50% 100% 100% 400% 150% 4% 0.450 0.225 0.225 0.900 5318014011 Medium Density Residential RM 0.19 1 30 0 0 5 5 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.250 0.250 5318014012
Medium Density Residential RM 0.18 1 30 0 0 4 4 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.200 0.200 5318014013
Medium Density Residential RM 0.18 1 30 0 0 4 4 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.200 0.200 5318014014
Medium Density Residential RM 0.18 1 30 0 0 4 4 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.200 0.200 5318014016 Downtown Specific Plan RM 0.08 0 110 5 2 2 9 5% 100% 100% 100% 100% 400% 100% 5% 0.225 0.113 0.113 0.450 5318014018 Downtown Specific Plan CG 0.15 0 110 8 4 4 16 5% 100% 100% 100% 100% 400% 100% 5% 0.400 0.200 0.200 0.800 5318014019 Downtown Specific Plan RM 0.07 0 110 4 2 2 8 5% 100% 100% 100% 100% 400% 100% 5% 0.200 0.100 0.100 0.400 5318014020 Downtown Specific Plan CG 0.25 0 110 14 7 7 28 5% 100% 100% 100% 100% 400% 100% 5% 0.700 0.350 0.350 1.400 5318014022 Medium Density Residential RM 0.29 3 30 0 0 6 6 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.300 0.300 5318014023
Medium Density Residential RM 0.23 4 30 0 0 3 3 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.150 0.150 5318014026
Medium Density Residential RM 0.16 1 30 0 0 4 4 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.200 0.200 5318014027
Medium Density Residential RM 0.16 1 30 0 0 4 4 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.200 0.200 5318014028
Medium Density Residential RM 0.16 2 30 0 0 3 3 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.150 0.150 5318014029
Medium Density Residential RM 0.16 1 30 0 0 4 4 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.200 0.200 5318014030
Medium Density Residential RM 0.15 2 30 0 0 3 3 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.150 0.150 5318014031
Medium Density Residential RM 0.17 2 30 0 0 3 3 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.150 0.150 5318014032
Medium Density Residential RM 0.18 2 30 0 0 4 4 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.200 0.200 5318014033
Medium Density Residential RM 0.30 7 30 0 0 2 2 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.100 0.100 5318014034
Medium Density Residential RM 0.24 4 30 0 0 3 3 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.150 0.150 5318014035
Medium Density Residential RM 0.28 1 30 0 0 7 7 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.350 0.350 5318014042
Medium Density Residential RM 1.16 1 30 0 0 34 34 5% 100% 100% 100% 100% 100% 100% 5% 0 0 1.700 1.700 5318014086
Medium Density Residential RM 0.32 1 30 0 0 9 9 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.450 0.450 3 - 239
CITY OF SOUTH PASADENA MAY 2023
2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 214 APN Current General Plan Land Use Current Zoning Parcel Size (Acres) Existing Units Maximum Density Maximum Additional Development Capacity Development Capacity Adjustments Anticipated Development Capacity LowerIncome
Units
ModerateIncome
Units
Above
ModerateIncome
Units
Total
Capacity
Base
Probability Historic Commercial Utilization Buildings Constructed since 2000 Environmental Constraints Density > 50du/ac Within 1/2
Mile of
Major
Transit
Stop
Total
Adjustment
LowerIncome
Units
ModerateIncome
Units
Above
ModerateIncome
Units
Total
Capacity
5318014094
Medium Density Residential RM 0.28 2 30 0 0 6 6 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.300 0.300 5318014095 Downtown Specific Plan CG 0.18 0 110 10 5 5 20 5% 100% 100% 100% 100% 400% 150% 8% 0.750 0.375 0.375 1.500 5318014096 Downtown Specific Plan CG 0.18 0 110 10 5 5 20 5% 100% 100% 100% 100% 400% 150% 8% 0.750 0.375 0.375 1.500 5318015001 Downtown Specific Plan CG 0.19 0 110 11 5 5 21 5% 100% 100% 100% 100% 400% 150% 8% 0.788 0.394 0.394 1.575 5318015002 Downtown Specific Plan CG 0.18 0 110 10 5 5 20 5% 100% 100% 100% 100% 400% 150% 8% 0.750 0.375 0.375 1.500 5318015003 Downtown Specific Plan CG 0.09 0 110 5 2 2 9 5% 100% 100% 100% 100% 400% 150% 8% 0.338 0.169 0.169 0.675 5318015004 Downtown Specific Plan CG 0.27 0 110 15 7 7 29 5% 100% 100% 100% 100% 400% 150% 8% 1.088 0.544 0.544 2.175 5318015005 Downtown Specific Plan CG 0.18 0 110 10 5 5 20 5% 100% 100% 100% 100% 400% 150% 8% 0.750 0.375 0.375 1.500 5318015006 Downtown Specific Plan CG 0.21 0 110 12 6 6 24 5% 100% 100% 100% 100% 400% 150% 8% 0.900 0.450 0.450 1.800 5318015007 Downtown Specific Plan CG 0.19 0 110 11 5 5 21 5% 100% 100% 100% 100% 400% 100% 5% 0.525 0.263 0.263 1.050 5318015008 Downtown Specific Plan CG 0.19 0 110 11 5 5 21 5% 100% 100% 100% 100% 400% 100% 5% 0.525 0.263 0.263 1.050 5318015009 Downtown Specific Plan CG 0.18 0 110 10 5 5 20 5% 100% 100% 100% 100% 400% 100% 5% 0.500 0.250 0.250 1.000 5318015010 Medium Density Residential RM 0.18 1 30 0 0 4 4 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.200 0.200 5318015011
Medium Density Residential RM 0.18 1 30 0 0 4 4 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.200 0.200 5318015013
Medium Density Residential RM 0.13 1 30 0 0 3 3 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.150 0.150 5318015017 Downtown Specific Plan CG 0.62 0 110 34 17 17 68 5% 100% 100% 100% 100% 400% 100% 5% 1.700 0.850 0.850 3.400 5318015018 Medium Density Residential RM 0.30 4 30 0 0 5 5 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.250 0.250 5318015019
Medium Density Residential RM 0.17 2 30 0 0 3 3 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.150 0.150 5318015020
Medium Density Residential RM 0.09 1 30 0 0 2 2 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.100 0.100 5318015023
Medium Density Residential RM 0.24 2 30 0 0 5 5 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.250 0.250 5318015024
Medium Density Residential RM 0.16 2 30 0 0 3 3 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.150 0.150 5318015025
Medium Density Residential RM 0.17 3 30 0 0 2 2 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.100 0.100 5318015026
Medium Density Residential RM 0.17 1 30 0 0 4 4 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.200 0.200 5318015027
Medium Density Residential RM 0.17 1 30 0 0 4 4 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.200 0.200 5318015028
Medium Density Residential RM 0.13 1 30 0 0 3 3 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.150 0.150 5318015029
Medium Density Residential RM 0.12 1 30 0 0 3 3 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.150 0.150 5318015030
Medium Density Residential RM 0.13 1 30 0 0 3 3 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.150 0.150 5318015031
Medium Density Residential RM 0.11 1 30 0 0 2 2 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.100 0.100 5318015032
Medium Density Residential RM 0.16 1 30 0 0 4 4 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.200 0.200 5318015033
Medium Density Residential RM 0.11 1 30 0 0 2 2 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.100 0.100 5318015034
Medium Density Residential RM 0.11 1 30 0 0 2 2 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.100 0.100 3 - 240
CITY OF SOUTH PASADENA MAY 2023
2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 215 APN Current General Plan Land Use Current Zoning Parcel Size (Acres) Existing Units Maximum Density Maximum Additional Development Capacity Development Capacity Adjustments Anticipated Development Capacity LowerIncome
Units
ModerateIncome
Units
Above
ModerateIncome
Units
Total
Capacity
Base
Probability Historic Commercial Utilization Buildings Constructed since 2000 Environmental Constraints Density > 50du/ac Within 1/2
Mile of
Major
Transit
Stop
Total
Adjustment
LowerIncome
Units
ModerateIncome
Units
Above
ModerateIncome
Units
Total
Capacity
5318015035
Medium Density Residential RM 0.11 2 30 0 0 1 1 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.050 0.050 5318015036 Downtown Specific Plan CG 0.85 0 110 47 23 23 93 5% 100% 100% 100% 100% 400% 150% 8% 3.488 1.744 1.744 6.975 5318015037 Medium Density Residential RM 0.16 1 30 0 0 4 4 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.200 0.200 5318015038
Medium Density Residential RM 0.18 1 30 0 0 4 4 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.200 0.200 5318016019 Downtown Specific Plan CG 0.26 0 110 14 7 7 28 5% 100% 100% 100% 100% 400% 100% 5% 0.700 0.350 0.350 1.400 5318016021 Downtown Specific Plan CG 0.01 0 110 1 0 0 1 5% 100% 100% 100% 100% 400% 100% 5% 0.025 0.013 0.013 0.050 5318016022 Downtown Specific Plan CG 0.01 0 110 1 0 0 1 5% 100% 100% 100% 100% 400% 100% 5% 0.025 0.013 0.013 0.050 5318016023 Downtown Specific Plan CG 0.43 0 110 24 12 12 48 5% 100% 100% 100% 100% 400% 100% 5% 1.200 0.600 0.600 2.400 5318016024 Downtown Specific Plan CG 0.17 0 110 9 5 5 19 5% 100% 100% 100% 100% 400% 100% 5% 0.475 0.238 0.238 0.950 5318016025 Downtown Specific Plan CG 0.17 0 110 9 5 5 19 5% 100% 100% 100% 100% 400% 100% 5% 0.475 0.238 0.238 0.950 5318016026 Downtown Specific Plan CG 0.17 0 110 9 5 5 19 5% 100% 100% 100% 100% 400% 150% 8% 0.713 0.356 0.356 1.425 5318016027 Downtown Specific Plan CG 0.35 0 110 19 10 10 39 5% 100% 100% 100% 100% 400% 150% 8% 1.463 0.731 0.731 2.925 5318016028 Medium Density Residential RM 0.18 1 30 0 0 4 4 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.200 0.200 5318016029
Medium Density Residential RM 0.18 1 30 0 0 4 4 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.200 0.200 5318016030
Medium Density Residential RM 0.17 1 30 0 0 4 4 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.200 0.200 5318016031
Medium Density Residential RM 0.17 1 30 0 0 4 4 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.200 0.200 5318016032
Medium Density Residential RM 0.17 1 30 0 0 4 4 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.200 0.200 5318016033
Medium Density Residential RM 0.17 1 30 0 0 4 4 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.200 0.200 5318016034
Medium Density Residential RM 0.17 1 30 0 0 4 4 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.200 0.200 5318016035
Medium Density Residential RM 0.17 1 30 0 0 4 4 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.200 0.200 5318016036
Medium Density Residential RM 0.17 1 30 0 0 4 4 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.200 0.200 5318016037
Medium Density Residential RM 0.18 1 30 0 0 4 4 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.200 0.200 5318016038 Downtown Specific Plan CG 0.08 0 110 4 2 2 8 5% 100% 100% 100% 100% 400% 100% 5% 0.200 0.100 0.100 0.400 5318016039 Downtown Specific Plan CG 0.08 0 110 4 2 2 8 5% 100% 100% 100% 100% 400% 100% 5% 0.200 0.100 0.100 0.400 5318018001 Medium Density Residential RM 0.36 8 30 0 0 3 3 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.150 0.150 5319002004
Medium Density Residential RM 0.20 3 30 0 0 3 3 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.225 0.225 5319002005
Medium Density Residential RM 0.21 4 30 0 0 2 2 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.150 0.150 5319002006
Medium Density Residential RM 0.21 9 30 0 0 0 0 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0 0 5319002008
Medium Density Residential RM 0.18 4 30 0 0 1 1 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.075 0.075 5319002017
Medium Density Residential RM 0.19 6 30 0 0 0 0 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0 0 5319002018
Medium Density Residential RM 0.19 2 30 0 0 4 4 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.300 0.300 3 - 241
CITY OF SOUTH PASADENA MAY 2023
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Units
ModerateIncome
Units
Above
ModerateIncome
Units
Total
Capacity
Base
Probability Historic Commercial Utilization Buildings Constructed since 2000 Environmental Constraints Density > 50du/ac Within 1/2
Mile of
Major
Transit
Stop
Total
Adjustment
LowerIncome
Units
ModerateIncome
Units
Above
ModerateIncome
Units
Total
Capacity
5319002019
Medium Density Residential RM 0.23 1 30 0 0 6 6 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.450 0.450 5319002020
Medium Density Residential RM 0.15 3 30 0 0 2 2 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.150 0.150 5319002021
Medium Density Residential RM 0.23 4 30 0 0 3 3 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.225 0.225 5319002026
Medium Density Residential RM 0.14 2 30 0 0 2 2 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.150 0.150 5319002027
Medium Density Residential RM 0.14 2 30 0 0 2 2 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.150 0.150 5319002028
Medium Density Residential RM 0.18 5 30 0 0 0 0 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0 0 5319002032
Medium Density Residential RM 0.17 5 30 0 0 0 0 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0 0 5319002033
Medium Density Residential RM 0.17 5 30 0 0 0 0 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0 0 5319003001
Medium Density Residential RM 0.24 8 30 0 0 0 0 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0 0 5319003002
Medium Density Residential RM 0.13 1 30 0 0 3 3 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.225 0.225 5319003003
Medium Density Residential RM 0.22 3 30 0 0 4 4 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.300 0.300 5319003005
Medium Density Residential RM 0.22 2 30 0 0 5 5 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.375 0.375 5319003006
Medium Density Residential RM 0.19 3 30 0 0 3 3 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.225 0.225 5319003015
Medium Density Residential RM 0.19 1 30 0 0 5 5 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.375 0.375 5319003018
Medium Density Residential RM 0.22 1 30 0 0 6 6 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.450 0.450 5319003019
Medium Density Residential RM 0.22 6 30 0 0 1 1 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.075 0.075 5319003020
Medium Density Residential RM 0.22 6 30 0 0 1 1 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.075 0.075 5319003022
Medium Density Residential RM 0.12 1 30 0 0 3 3 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.225 0.225 5319003023
Medium Density Residential RM 0.15 2 30 0 0 2 2 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.150 0.150 5319003030
Medium Density Residential RM 0.19 3 30 0 0 3 3 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.225 0.225 5319003032 Downtown Specific Plan CG 0.89 0 110 49 24 24 97 5% 100% 100% 100% 100% 400% 150% 8% 3.638 1.819 1.819 7.275 5319003045 Medium Density Residential RM 0.22 1 30 0 0 6 6 5% 100% 100% 50% 100% 100% 150% 4% 0 0 0.225 0.225 5319004001
Medium Density Residential RM 0.18 1 30 0 0 5 5 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.375 0.375 5319004003
Medium Density Residential RM 0.18 4 30 0 0 1 1 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.075 0.075 5319004004
Medium Density Residential RM 0.15 2 30 0 0 3 3 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.225 0.225 5319004005
Medium Density Residential RM 0.21 1 30 0 0 5 5 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.375 0.375 5319004006
Medium Density Residential RM 0.21 12 30 0 0 0 0 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0 0 5319004007
Medium Density Residential RM 0.40 12 30 0 0 0 0 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0 0 3 - 242
CITY OF SOUTH PASADENA MAY 2023
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Units
ModerateIncome
Units
Above
ModerateIncome
Units
Total
Capacity
Base
Probability Historic Commercial Utilization Buildings Constructed since 2000 Environmental Constraints Density > 50du/ac Within 1/2
Mile of
Major
Transit
Stop
Total
Adjustment
LowerIncome
Units
ModerateIncome
Units
Above
ModerateIncome
Units
Total
Capacity
5319004008
Medium Density Residential RM 0.20 5 30 0 0 1 1 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.075 0.075 5319004009
Medium Density Residential RM 0.20 3 30 0 0 3 3 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.225 0.225 5319004010
Medium Density Residential RM 0.19 6 30 0 0 0 0 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0 0 5319004011
Medium Density Residential RM 0.20 1 30 0 0 5 5 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.375 0.375 5319004014
Medium Density Residential RM 0.23 1 30 0 0 6 6 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.450 0.450 5319004016
Medium Density Residential RM 0.20 1 30 0 0 5 5 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.375 0.375 5319004017
Medium Density Residential RM 0.20 1 30 0 0 5 5 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.375 0.375 5319004019
Medium Density Residential RM 0.21 1 30 0 0 5 5 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.375 0.375 5319004020 Transitional Mixed-Use CG 0.15 1 70 5 2 2 9 5% 100% 100% 100% 100% 400% 150% 8% 0.338 0.169 0.169 0.675 5319004021 Transitional Mixed-Use RH 0.12 1 70 4 2 2 8 5% 100% 100% 100% 100% 400% 150% 8% 0.300 0.150 0.150 0.600 5319004022 Transitional Mixed-Use RH 0.19 5 70 4 2 2 8 5% 100% 100% 100% 100% 400% 150% 8% 0.300 0.150 0.150 0.600 5319004023 Medium Density Residential RM 0.13 3 30 0 0 1 1 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.075 0.075 5319004024
Medium Density Residential RM 0.19 4 30 0 0 2 2 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.150 0.150 5319004025
Medium Density Residential RM 0.23 7 30 0 0 0 0 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0 0 5319004035 Transitional Mixed-Use RH 0.12 2 70 3 2 2 7 5% 100% 100% 100% 100% 400% 150% 8% 0.263 0.131 0.131 0.525 5319004036 Transitional Mixed-Use RH 0.12 2 70 3 2 2 7 5% 100% 100% 100% 100% 400% 150% 8% 0.263 0.131 0.131 0.525 5319004037 Transitional Mixed-Use RH 0.12 2 70 3 2 2 7 5% 100% 100% 100% 100% 400% 150% 8% 0.263 0.131 0.131 0.525 5319005001 Medium Density Residential RM 0.29 8 30 0 0 1 1 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.075 0.075 5319005008
Medium Density Residential RM 0.20 3 30 0 0 3 3 5% 50% 100% 100% 100% 100% 150% 4% 0 0 0.113 0.113 5319005009
Medium Density Residential RM 0.30 8 30 0 0 1 1 5% 50% 100% 100% 100% 100% 150% 4% 0 0 0.038 0.038 5319005010
Medium Density Residential RM 0.30 4 30 0 0 5 5 5% 50% 100% 100% 100% 100% 150% 4% 0 0 0.188 0.188 5319005015
Medium Density Residential RM 0.20 1 30 0 0 5 5 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.375 0.375 5319005017
Medium Density Residential RM 0.24 1 30 0 0 6 6 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.450 0.450 5319005018
Medium Density Residential RM 0.24 1 30 0 0 6 6 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.450 0.450 5319005019
Medium Density Residential RM 0.24 6 30 0 0 1 1 5% 50% 100% 100% 100% 100% 150% 4% 0 0 0.038 0.038 5319005021 High Density Residential RH 0.46 0 70 16 8 8 32 5% 100% 100% 100% 100% 400% 150% 8% 1.200 0.600 0.600 2.400 5319005022 High Density Residential RH 0.32 0 70 11 6 6 23 5% 100% 100% 100% 100% 400% 150% 8% 0.863 0.431 0.431 1.725 5319005023 High Density Residential RH 0.38 0 70 13 7 7 27 5% 100% 100% 100% 100% 400% 150% 8% 1.013 0.506 0.506 2.025 5319005024 High Density Residential RH 0.26 0 70 9 5 5 19 5% 100% 100% 100% 100% 400% 150% 8% 0.713 0.356 0.356 1.425 5319005025 High Density Residential RH 0.12 0 70 4 2 2 8 5% 50% 100% 100% 100% 400% 150% 4% 0.150 0.075 0.075 0.300 5319005027 Medium Density Residential RM 0.21 2 30 0 0 4 4 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.300 0.300 3 - 243
CITY OF SOUTH PASADENA MAY 2023
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Units
ModerateIncome
Units
Above
ModerateIncome
Units
Total
Capacity
Base
Probability Historic Commercial Utilization Buildings Constructed since 2000 Environmental Constraints Density > 50du/ac Within 1/2
Mile of
Major
Transit
Stop
Total
Adjustment
LowerIncome
Units
ModerateIncome
Units
Above
ModerateIncome
Units
Total
Capacity
5319006005 High Density Residential RH 0.35 0 70 12 6 6 24 5% 100% 100% 100% 100% 400% 150% 8% 0.900 0.450 0.450 1.800 5319006025 High Density Residential RH 0.46 0 70 16 8 8 32 5% 100% 100% 100% 100% 400% 150% 8% 1.200 0.600 0.600 2.400 5319006027 High Density Residential RH 0.38 0 70 13 7 7 27 5% 100% 100% 100% 100% 400% 150% 8% 1.013 0.506 0.506 2.025 5319006034 High Density Residential RH 0.44 0 70 15 8 8 31 5% 100% 100% 100% 100% 400% 150% 8% 1.163 0.581 0.581 2.325 5319007001 High Density Residential RH 0.40 0 70 14 7 7 28 5% 100% 100% 100% 100% 400% 150% 8% 1.050 0.525 0.525 2.100 5319007043 High Density Residential RH 0.46 0 70 16 8 8 32 5% 100% 100% 100% 100% 400% 150% 8% 1.200 0.600 0.600 2.400 5319007048 High Density Residential RH 0.75 0 70 26 13 13 52 5% 100% 100% 100% 100% 400% 150% 8% 1.950 0.975 0.975 3.900 5319008001 Mixed-Use Centers CG 0.24 1 70 8 4 4 16 5% 100% 100% 100% 100% 400% 150% 8% 0.600 0.300 0.300 1.200 5319008002 Mixed-Use Centers CG 0.16 1 70 5 3 3 11 5% 100% 100% 100% 100% 400% 150% 8% 0.413 0.206 0.206 0.825 5319008005 Mixed-Use Centers CG 0.14 1 70 4 2 2 8 5% 100% 100% 100% 100% 400% 150% 8% 0.300 0.150 0.150 0.600 5319008006 Mixed-Use Centers CG 0.14 1 70 4 2 2 8 5% 100% 100% 100% 100% 400% 150% 8% 0.300 0.150 0.150 0.600 5319008007 Mixed-Use Centers CG 0.14 1 70 4 2 2 8 5% 100% 100% 100% 100% 400% 150% 8% 0.300 0.150 0.150 0.600 5319008008 Mixed-Use Centers CG 0.29 1 70 10 5 5 20 5% 100% 100% 100% 100% 400% 150% 8% 0.750 0.375 0.375 1.500 5319008009 High Density Residential RH 0.20 0 70 7 4 4 15 5% 100% 100% 100% 100% 400% 150% 8% 0.563 0.281 0.281 1.125 5319008018 High Density Residential RH 0.50 0 70 18 9 9 36 5% 100% 100% 100% 100% 400% 150% 8% 1.350 0.675 0.675 2.700 5319008039 Mixed-Use Centers CG 0.30 1 70 10 5 5 20 5% 100% 100% 100% 100% 400% 150% 8% 0.750 0.375 0.375 1.500 5319009003 Mixed-Use Centers CG 0.07 1 70 2 1 1 4 5% 100% 100% 100% 100% 400% 150% 8% 0.150 0.075 0.075 0.300 5319009004 Mixed-Use Centers CG 0.20 1 70 7 3 3 13 5% 100% 50% 100% 100% 400% 150% 4% 0.244 0.122 0.122 0.488 5319009005 Mixed-Use Centers CG 0.20 1 70 7 3 3 13 5% 100% 50% 100% 100% 400% 150% 4% 0.244 0.122 0.122 0.488 5319009013 Mixed-Use Centers CG 0.46 12 70 10 5 5 20 5% 100% 100% 100% 100% 400% 150% 8% 0.750 0.375 0.375 1.500 5319009014 Mixed-Use Centers CG 0.42 14 70 8 4 4 16 5% 100% 100% 100% 100% 400% 150% 8% 0.600 0.300 0.300 1.200 5319009015 Mixed-Use Centers CG 0.21 4 70 5 3 3 11 5% 100% 100% 100% 100% 400% 150% 8% 0.413 0.206 0.206 0.825 5319009016 Mixed-Use Centers CG 0.21 4 70 5 3 3 11 5% 100% 100% 100% 100% 400% 150% 8% 0.413 0.206 0.206 0.825 5319009033 Mixed-Use Centers CG 0.28 1 70 9 5 5 19 5% 100% 50% 100% 100% 400% 150% 4% 0.356 0.178 0.178 0.713 5319009036 Mixed-Use Centers CG 0.69 1 70 24 12 12 48 5% 100% 50% 100% 100% 400% 150% 4% 0.900 0.450 0.450 1.800 5319009037 Mixed-Use Centers CG 1.23 1 70 42 21 21 84 5% 100% 100% 100% 100% 400% 150% 8% 3.150 1.575 1.575 6.300 5319017011 Medium Density Residential RM 0.25 4 30 0 0 4 4 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.300 0.300 5319017013
Medium Density Residential RM 0.26 8 30 0 0 0 0 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0 0 5319017014
Medium Density Residential RM 0.26 12 30 0 0 0 0 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0 0 5319017018
Medium Density Residential RM 0.25 1 30 0 0 7 7 5% 100% 100% 50% 100% 100% 150% 4% 0 0 0.263 0.263 5319018001 High Density Residential RH 0.33 0 70 12 6 6 24 5% 100% 100% 100% 100% 400% 150% 8% 0.900 0.450 0.450 1.800 5319018002 High Density Residential RH 0.27 0 70 9 5 5 19 5% 100% 100% 100% 100% 400% 150% 8% 0.713 0.356 0.356 1.425 5319018004 High Density Residential RH 0.27 0 70 10 5 5 20 5% 100% 100% 100% 100% 400% 150% 8% 0.750 0.375 0.375 1.500 5319018005 High Density Residential RH 0.27 0 70 10 5 5 20 5% 100% 100% 100% 100% 400% 150% 8% 0.750 0.375 0.375 1.500 5319018006 High Density Residential RH 0.27 0 70 10 5 5 20 5% 100% 100% 100% 100% 400% 150% 8% 0.750 0.375 0.375 1.500 5319018011 High Density Residential RH 0.28 0 70 10 5 5 20 5% 100% 100% 100% 100% 400% 150% 8% 0.750 0.375 0.375 1.500 3 - 244
CITY OF SOUTH PASADENA MAY 2023
2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 219 APN Current General Plan Land Use Current Zoning Parcel Size (Acres) Existing Units Maximum Density Maximum Additional Development Capacity Development Capacity Adjustments Anticipated Development Capacity LowerIncome
Units
ModerateIncome
Units
Above
ModerateIncome
Units
Total
Capacity
Base
Probability Historic Commercial Utilization Buildings Constructed since 2000 Environmental Constraints Density > 50du/ac Within 1/2
Mile of
Major
Transit
Stop
Total
Adjustment
LowerIncome
Units
ModerateIncome
Units
Above
ModerateIncome
Units
Total
Capacity
5319018012 High Density Residential RH 0.28 0 70 10 5 5 20 5% 100% 100% 100% 100% 400% 150% 8% 0.750 0.375 0.375 1.500 5319018013 High Density Residential RH 0.28 0 70 10 5 5 20 5% 100% 100% 100% 100% 400% 150% 8% 0.750 0.375 0.375 1.500 5319018015 High Density Residential RH 0.28 0 70 10 5 5 20 5% 100% 100% 100% 100% 400% 150% 8% 0.750 0.375 0.375 1.500 5319018016 High Density Residential RH 0.14 0 70 5 2 2 9 5% 100% 100% 100% 100% 400% 150% 8% 0.338 0.169 0.169 0.675 5319018017 High Density Residential RH 0.22 0 70 8 4 4 16 5% 100% 100% 100% 100% 400% 150% 8% 0.600 0.300 0.300 1.200 5319018018 High Density Residential RH 0.22 0 70 8 4 4 16 5% 100% 100% 100% 100% 400% 150% 8% 0.600 0.300 0.300 1.200 5319018019 High Density Residential RH 0.28 0 70 10 5 5 20 5% 100% 100% 100% 100% 400% 150% 8% 0.750 0.375 0.375 1.500 5319018020 High Density Residential RH 0.56 0 70 19 10 10 39 5% 100% 100% 100% 100% 400% 150% 8% 1.463 0.731 0.731 2.925 5319018022 High Density Residential RH 0.27 0 70 9 5 5 19 5% 100% 100% 100% 100% 400% 150% 8% 0.713 0.356 0.356 1.425 5319018029 High Density Residential RH 0.28 0 70 10 5 5 20 5% 100% 100% 100% 100% 400% 150% 8% 0.750 0.375 0.375 1.500 5319019001 Mixed-Use Centers CG 0.17 1 70 5 3 3 11 5% 100% 100% 100% 100% 400% 150% 8% 0.413 0.206 0.206 0.825 5319019002 Mixed-Use Centers CG 0.08 1 70 2 1 1 4 5% 100% 100% 100% 100% 400% 150% 8% 0.150 0.075 0.075 0.300 5319019005 Mixed-Use Centers CG 0.07 1 70 2 1 1 4 5% 100% 100% 100% 100% 400% 150% 8% 0.150 0.075 0.075 0.300 5319019007 High Density Residential RH 0.23 0 70 8 4 4 16 5% 100% 100% 100% 100% 400% 150% 8% 0.600 0.300 0.300 1.200 5319019008 High Density Residential RH 0.23 0 70 8 4 4 16 5% 100% 100% 100% 100% 400% 150% 8% 0.600 0.300 0.300 1.200 5319019009 High Density Residential RH 0.23 0 70 8 4 4 16 5% 100% 100% 100% 100% 400% 150% 8% 0.600 0.300 0.300 1.200 5319019013 High Density Residential RH 0.23 0 70 8 4 4 16 5% 100% 100% 100% 100% 400% 150% 8% 0.600 0.300 0.300 1.200 5319019014 High Density Residential RH 0.23 0 70 8 4 4 16 5% 100% 100% 100% 100% 400% 150% 8% 0.600 0.300 0.300 1.200 5319019015 High Density Residential RH 0.23 0 70 8 4 4 16 5% 100% 100% 100% 100% 400% 150% 8% 0.600 0.300 0.300 1.200 5319019016 High Density Residential RH 0.23 0 70 8 4 4 16 5% 100% 100% 100% 100% 400% 150% 8% 0.600 0.300 0.300 1.200 5319019019 High Density Residential RH 0.23 0 70 8 4 4 16 5% 100% 100% 100% 100% 400% 150% 8% 0.600 0.300 0.300 1.200 5319019021 High Density Residential RH 0.23 0 70 8 4 4 16 5% 100% 100% 100% 100% 400% 150% 8% 0.600 0.300 0.300 1.200 5319019024 Mixed-Use Centers CG 0.15 1 70 5 2 2 9 5% 100% 100% 100% 100% 400% 150% 8% 0.338 0.169 0.169 0.675 5319019025 Mixed-Use Centers CG 0.21 1 70 7 3 3 13 5% 100% 100% 100% 100% 400% 150% 8% 0.488 0.244 0.244 0.975 5319019027 High Density Residential RH 0.46 0 70 16 8 8 32 5% 100% 100% 100% 100% 400% 150% 8% 1.200 0.600 0.600 2.400 5319019040 High Density Residential RH 0.46 0 70 16 8 8 32 5% 100% 100% 100% 100% 400% 150% 8% 1.200 0.600 0.600 2.400 5319019056 High Density Residential RH 0.23 0 70 8 4 4 16 5% 100% 100% 100% 100% 400% 150% 8% 0.600 0.300 0.300 1.200 5319019061 High Density Residential RH 0.21 0 70 7 4 4 15 5% 100% 100% 50% 100% 400% 150% 4% 0.281 0.141 0.141 0.563 5319019064 High Density Residential RH 0.23 0 70 8 4 4 16 5% 100% 100% 50% 100% 400% 150% 4% 0.300 0.150 0.150 0.600 5319020003 Medium Density Residential RM 0.09 1 30 0 0 2 2 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.150 0.150 5319020004
Medium Density Residential RM 0.21 5 30 0 0 1 1 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.075 0.075 5319020005
Medium Density Residential RM 0.21 8 30 0 0 0 0 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0 0 5319020006
Medium Density Residential RM 0.21 4 30 0 0 2 2 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.150 0.150 5319020007
Medium Density Residential RM 0.21 12 30 0 0 0 0 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0 0 5319020008
Medium Density Residential RM 0.53 8 30 0 0 8 8 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.600 0.600 5319020011 Mixed-Use Centers CG 0.21 1 70 7 3 3 13 5% 100% 100% 50% 100% 400% 150% 4% 0.244 0.122 0.122 0.488 3 - 245
CITY OF SOUTH PASADENA MAY 2023
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Units
ModerateIncome
Units
Above
ModerateIncome
Units
Total
Capacity
Base
Probability Historic Commercial Utilization Buildings Constructed since 2000 Environmental Constraints Density > 50du/ac Within 1/2
Mile of
Major
Transit
Stop
Total
Adjustment
LowerIncome
Units
ModerateIncome
Units
Above
ModerateIncome
Units
Total
Capacity
5319020012
Medium Density Residential RM 0.39 12 70 8 4 4 16 5% 100% 100% 100% 100% 400% 150% 8% 0.600 0.300 0.300 1.200 5319020013
Medium Density Residential RM 0.39 6 70 11 5 5 21 5% 100% 100% 100% 100% 400% 150% 8% 0.788 0.394 0.394 1.575 5319020016
Medium Density Residential RM 0.13 1 30 0 0 3 3 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.225 0.225 5319020017
Medium Density Residential RM 0.04 1 30 0 0 0 0 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0 0 5319020018
Medium Density Residential RM 0.17 2 30 0 0 3 3 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.225 0.225 5319020019
Medium Density Residential RM 0.11 1 30 0 0 2 2 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.150 0.150 5319020025
Medium Density Residential RM 0.33 14 30 0 0 0 0 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0 0 5319020026 Mixed-Use Centers CG 0.37 1 70 12 6 6 24 5% 100% 100% 50% 100% 400% 150% 4% 0.450 0.225 0.225 0.900 5319020046 Medium Density Residential RM 0.42 1 30 0 0 12 12 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.900 0.900 5319020056
Medium Density Residential RM 0.38 16 30 0 0 0 0 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0 0 5319020061
Medium Density Residential RM 0.44 1 30 0 0 12 12 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.900 0.900 5319021001
Medium Density Residential RM 0.15 1 30 0 0 4 4 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.300 0.300 5319021002
Medium Density Residential RM 0.16 1 30 0 0 4 4 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.300 0.300 5319021003
Medium Density Residential RM 0.12 1 30 0 0 2 2 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.150 0.150 5319021004
Medium Density Residential RM 0.21 1 30 0 0 5 5 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.375 0.375 5319021005
Medium Density Residential RM 0.21 1 30 0 0 5 5 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.375 0.375 5319021006
Medium Density Residential RM 0.32 2 30 0 0 8 8 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.600 0.600 5319021007
Medium Density Residential RM 0.28 4 30 0 0 4 4 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.300 0.300 5319021008
Medium Density Residential RM 0.26 10 30 0 0 0 0 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0 0 5319021011
Medium Density Residential RM 0.39 17 30 0 0 0 0 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0 0 5319021012
Medium Density Residential RM 0.20 4 30 0 0 2 2 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.150 0.150 5319021013
Medium Density Residential RM 0.20 4 30 0 0 2 2 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.150 0.150 5319021014
Medium Density Residential RM 0.39 17 30 0 0 0 0 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0 0 5319021025
Medium Density Residential RM 0.39 1 30 0 0 11 11 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.825 0.825 5319023001
Medium Density Residential RM 0.37 6 30 0 0 5 5 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.375 0.375 5319023004
Medium Density Residential RM 0.43 8 30 0 0 5 5 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.375 0.375 5319023006
Medium Density Residential RM 0.23 1 30 0 0 6 6 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.450 0.450 5319023007
Medium Density Residential RM 0.26 6 30 0 0 2 2 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.150 0.150 3 - 246
CITY OF SOUTH PASADENA MAY 2023
2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 221 APN Current General Plan Land Use Current Zoning Parcel Size (Acres) Existing Units Maximum Density Maximum Additional Development Capacity Development Capacity Adjustments Anticipated Development Capacity LowerIncome
Units
ModerateIncome
Units
Above
ModerateIncome
Units
Total
Capacity
Base
Probability Historic Commercial Utilization Buildings Constructed since 2000 Environmental Constraints Density > 50du/ac Within 1/2
Mile of
Major
Transit
Stop
Total
Adjustment
LowerIncome
Units
ModerateIncome
Units
Above
ModerateIncome
Units
Total
Capacity
5319023008
Medium Density Residential RM 0.21 6 30 0 0 0 0 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0 0 5319023026
Medium Density Residential RM 0.43 18 30 0 0 0 0 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0 0 5319023027
Medium Density Residential RM 0.57 25 30 0 0 0 0 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0 0 5319023043
Medium Density Residential RM 0.42 1 30 0 0 12 12 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.900 0.900 5319027011
Medium Density Residential RM 0.20 1 30 0 0 5 5 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.375 0.375 5319027013
Medium Density Residential RM 0.38 1 30 0 0 10 10 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.750 0.750 5319027016
Medium Density Residential RM 0.11 4 30 0 0 0 0 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0 0 5319027017
Medium Density Residential RM 0.06 1 30 0 0 1 1 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.075 0.075 5319027021
Medium Density Residential RM 0.29 10 30 0 0 0 0 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0 0 5319027022
Medium Density Residential RM 0.22 1 30 0 0 6 6 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.450 0.450 5319027907
Medium Density Residential RM 0.33 10 30 0 0 0 0 5% 50% 100% 100% 100% 100% 150% 4% 0 0 0 0 5319028012
Medium Density Residential RM 0.18 1 30 0 0 4 4 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.300 0.300 5319028024
Medium Density Residential RM 0.38 1 30 0 0 10 10 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.750 0.750 5319032012
Medium Density Residential RM 0.52 1 30 0 0 15 15 5% 100% 100% 100% 100% 100% 150% 8% 0 0 1.125 1.125 5319032014
Medium Density Residential RM 0.17 1 30 0 0 4 4 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.300 0.300 5319032015
Medium Density Residential RM 0.18 4 30 0 0 1 1 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.075 0.075 5319032017
Medium Density Residential RM 0.56 1 30 0 0 16 16 5% 100% 100% 100% 100% 100% 150% 8% 0 0 1.200 1.200 5319033001
Medium Density Residential RM 0.24 1 30 0 0 6 6 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.450 0.450 5319033002
Medium Density Residential RM 0.12 2 30 0 0 2 2 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.150 0.150 5319033006
Medium Density Residential RM 0.09 1 30 0 0 2 2 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.150 0.150 5319033016
Medium Density Residential RM 0.25 4 30 0 0 4 4 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.300 0.300 5319033017
Medium Density Residential RM 0.25 4 30 0 0 4 4 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.300 0.300 5319033018
Medium Density Residential RM 0.25 4 30 0 0 3 3 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.225 0.225 5319033019
Medium Density Residential RM 0.43 7 30 0 0 6 6 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.450 0.450 5319033024
Medium Density Residential RM 0.47 13 30 0 0 1 1 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.075 0.075 5319033025
Medium Density Residential RM 0.14 1 30 0 0 3 3 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.225 0.225 5319033026
Medium Density Residential RM 0.16 2 30 0 0 3 3 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.225 0.225 5319033027
Medium Density Residential RM 0.24 4 30 0 0 3 3 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.225 0.225 3 - 247
CITY OF SOUTH PASADENA MAY 2023
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Units
ModerateIncome
Units
Above
ModerateIncome
Units
Total
Capacity
Base
Probability Historic Commercial Utilization Buildings Constructed since 2000 Environmental Constraints Density > 50du/ac Within 1/2
Mile of
Major
Transit
Stop
Total
Adjustment
LowerIncome
Units
ModerateIncome
Units
Above
ModerateIncome
Units
Total
Capacity
5319034006 High Density Residential RH 0.25 0 45 6 3 3 12 5% 100% 100% 100% 100% 100% 150% 8% 0.450 0.225 0.225 0.900 5319034007 High Density Residential RH 0.26 0 45 6 3 3 12 5% 100% 100% 100% 100% 100% 150% 8% 0.450 0.225 0.225 0.900 5319035001 Transitional Mixed-Use CO 0.58 1 70 20 10 10 40 5% 100% 100% 100% 100% 400% 150% 8% 1.500 0.750 0.750 3.000 5319035002 High Density Residential RH 0.28 0 70 10 5 5 20 5% 100% 100% 100% 100% 400% 150% 8% 0.750 0.375 0.375 1.500 5319035003 High Density Residential RH 0.35 0 70 12 6 6 24 5% 100% 100% 100% 100% 400% 150% 8% 0.900 0.450 0.450 1.800 5319035005 High Density Residential RH 0.27 0 45 6 3 3 12 5% 100% 100% 100% 100% 100% 150% 8% 0.450 0.225 0.225 0.900 5319035006 Transitional Mixed-Use CO 0.19 1 70 6 3 3 12 5% 100% 100% 100% 100% 400% 150% 8% 0.450 0.225 0.225 0.900 5319035012 High Density Residential RH 0.26 0 70 9 4 4 17 5% 100% 100% 100% 100% 400% 150% 8% 0.638 0.319 0.319 1.275 5319035013 High Density Residential RH 0.19 0 70 7 3 3 13 5% 100% 100% 100% 100% 400% 150% 8% 0.488 0.244 0.244 0.975 5319035014 High Density Residential RH 0.22 0 70 8 4 4 16 5% 100% 100% 100% 100% 400% 150% 8% 0.600 0.300 0.300 1.200 5319035015 High Density Residential RH 0.03 0 70 1 1 1 3 5% 100% 100% 100% 100% 400% 150% 8% 0.113 0.056 0.056 0.225 5319035016 Transitional Mixed-Use CO 0.17 4 70 4 2 2 8 5% 100% 100% 100% 100% 400% 150% 8% 0.300 0.150 0.150 0.600 5319035036 High Density Residential RH 0.41 0 45 9 5 5 19 5% 100% 100% 100% 100% 100% 150% 8% 0.713 0.356 0.356 1.425 5319035045 High Density Residential RH 0.55 0 45 12 6 6 24 5% 100% 100% 100% 100% 100% 150% 8% 0.900 0.450 0.450 1.800 5319036016 High Density Residential RH 0.18 0 70 6 3 3 12 5% 100% 100% 100% 100% 400% 150% 8% 0.450 0.225 0.225 0.900 5319036017 High Density Residential RH 0.17 0 70 6 3 3 12 5% 100% 100% 100% 100% 400% 150% 8% 0.450 0.225 0.225 0.900 5319036018 High Density Residential RH 0.19 0 70 6 3 3 12 5% 100% 100% 100% 100% 400% 150% 8% 0.450 0.225 0.225 0.900 5319036019 High Density Residential RH 0.17 0 70 6 3 3 12 5% 100% 100% 100% 100% 400% 150% 8% 0.450 0.225 0.225 0.900 5319036021 High Density Residential RH 0.17 0 70 6 3 3 12 5% 100% 100% 100% 100% 400% 150% 8% 0.450 0.225 0.225 0.900 5319037001 High Density Residential RH 0.58 0 70 20 10 10 40 5% 100% 100% 100% 100% 400% 150% 8% 1.500 0.750 0.750 3.000 5319037002 High Density Residential RH 0.22 0 70 8 4 4 16 5% 100% 100% 100% 100% 400% 150% 8% 0.600 0.300 0.300 1.200 5319037003 High Density Residential RH 0.24 0 70 9 4 4 17 5% 100% 100% 100% 100% 400% 150% 8% 0.638 0.319 0.319 1.275 5319037004 High Density Residential RH 0.21 0 70 7 4 4 15 5% 100% 100% 100% 100% 400% 150% 8% 0.563 0.281 0.281 1.125 5319037005 High Density Residential RH 0.20 0 70 7 4 4 15 5% 100% 100% 100% 100% 400% 150% 8% 0.563 0.281 0.281 1.125 5319037006 High Density Residential RH 0.21 0 70 7 4 4 15 5% 100% 100% 100% 100% 400% 150% 8% 0.563 0.281 0.281 1.125 5319037007 High Density Residential RH 0.21 0 70 7 4 4 15 5% 100% 100% 100% 100% 400% 150% 8% 0.563 0.281 0.281 1.125 5319037008 Medium Density Residential RM 0.41 8 30 0 0 4 4 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.300 0.300 5319037009
Medium Density Residential RM 0.21 4 30 0 0 2 2 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.150 0.150 5319037010
Medium Density Residential RM 0.35 11 30 0 0 0 0 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0 0 5319037011
Medium Density Residential RM 0.37 9 30 0 0 2 2 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.150 0.150 5319037012
Medium Density Residential RM 0.16 3 30 0 0 2 2 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.150 0.150 5319037013
Medium Density Residential RM 0.14 1 30 0 0 3 3 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.225 0.225 5319037014
Medium Density Residential RM 0.17 2 30 0 0 3 3 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.225 0.225 5319037015
Medium Density Residential RM 0.22 1 30 0 0 6 6 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.450 0.450 5319038001 High Density Residential RH 0.25 0 70 9 4 4 17 5% 100% 100% 100% 100% 400% 150% 8% 0.638 0.319 0.319 1.275 3 - 248
CITY OF SOUTH PASADENA MAY 2023
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Units
ModerateIncome
Units
Above
ModerateIncome
Units
Total
Capacity
Base
Probability Historic Commercial Utilization Buildings Constructed since 2000 Environmental Constraints Density > 50du/ac Within 1/2
Mile of
Major
Transit
Stop
Total
Adjustment
LowerIncome
Units
ModerateIncome
Units
Above
ModerateIncome
Units
Total
Capacity
5319038008 High Density Residential RH 0.18 0 70 6 3 3 12 5% 100% 100% 100% 100% 400% 150% 8% 0.450 0.225 0.225 0.900 5319038009 Medium Density Residential RM 0.11 1 30 0 0 2 2 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.100 0.100 5319038010
Medium Density Residential RM 0.14 1 30 0 0 3 3 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.150 0.150 5319038011
Medium Density Residential RM 0.14 1 30 0 0 3 3 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.150 0.150 5319038012
Medium Density Residential RM 0.20 7 30 0 0 0 0 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0 0 5319038013
Medium Density Residential RM 0.20 2 30 0 0 4 4 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.300 0.300 5319038014
Medium Density Residential RM 0.20 1 30 0 0 5 5 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.375 0.375 5319038017
Medium Density Residential RM 0.41 1 30 0 0 11 11 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.825 0.825 5319038018 High Density Residential RH 0.44 0 70 15 8 8 31 5% 100% 100% 100% 100% 400% 150% 8% 1.163 0.581 0.581 2.325 5319038019 Medium Density Residential RM 0.60 26 30 0 0 0 0 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0 0 5319038020 High Density Residential RH 0.74 0 70 26 13 13 52 5% 100% 100% 100% 100% 400% 150% 8% 1.950 0.975 0.975 3.900 5319038022 High Density Residential RH 0.24 0 70 8 4 4 16 5% 100% 100% 100% 100% 400% 150% 8% 0.600 0.300 0.300 1.200 5319038028 High Density Residential RH 0.22 0 70 8 4 4 16 5% 100% 100% 50% 100% 400% 150% 4% 0.300 0.150 0.150 0.600 5320001004 Downtown Specific Plan CG 0.12 0 110 7 3 3 13 5% 100% 100% 100% 50% 400% 150% 4% 0.244 0.122 0.122 0.488 5320001012 Medium Density Residential RM 0.18 2 30 0 0 3 3 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.150 0.150 5320001014
Medium Density Residential RM 0.19 2 30 0 0 4 4 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.300 0.300 5320001015
Medium Density Residential RM 0.19 2 30 0 0 4 4 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.300 0.300 5320001016
Medium Density Residential RM 0.19 6 30 0 0 0 0 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0 0 5320001021 Downtown Specific Plan CG 0.36 0 110 20 10 10 40 5% 100% 100% 100% 50% 400% 150% 4% 0.750 0.375 0.375 1.500 5320001024 Downtown Specific Plan CG 0.68 0 110 37 19 19 75 5% 100% 100% 100% 50% 400% 150% 4% 1.406 0.703 0.703 2.813 5320002008 Medium Density Residential RM 0.21 4 30 0 0 2 2 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.100 0.100 5320002010
Medium Density Residential RM 0.17 3 30 0 0 2 2 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.100 0.100 5320002022
Medium Density Residential RM 0.23 2 30 0 0 5 5 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.250 0.250 5320003001 Downtown Specific Plan CG 0.39 0 110 22 11 11 44 5% 100% 100% 100% 100% 400% 150% 8% 1.650 0.825 0.825 3.300 5320003003 Downtown Specific Plan CG 0.20 0 110 11 5 5 21 5% 100% 100% 100% 100% 400% 150% 8% 0.788 0.394 0.394 1.575 5320003005 Downtown Specific Plan CG 0.21 0 110 12 6 6 24 5% 100% 100% 100% 50% 400% 150% 4% 0.450 0.225 0.225 0.900 5320003006 Downtown Specific Plan CG 0.22 0 110 12 6 6 24 5% 100% 100% 100% 100% 400% 150% 8% 0.900 0.450 0.450 1.800 5320003007 Downtown Specific Plan CG 0.25 0 110 14 7 7 28 5% 100% 100% 100% 100% 400% 150% 8% 1.050 0.525 0.525 2.100 5320003008 Downtown Specific Plan CG 0.22 0 110 12 6 6 24 5% 100% 100% 100% 100% 400% 150% 8% 0.900 0.450 0.450 1.800 5320003011 Medium Density Residential RM 0.15 3 30 0 0 2 2 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.150 0.150 5320003015
Medium Density Residential RM 0.20 4 30 0 0 2 2 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.150 0.150 5320005023 Transitional Mixed-Use CG 0.81 1 70 28 14 14 56 5% 50% 100% 100% 100% 400% 150% 4% 1.050 0.525 0.525 2.100 3 - 249
CITY OF SOUTH PASADENA MAY 2023
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Units
ModerateIncome
Units
Above
ModerateIncome
Units
Total
Capacity
Base
Probability Historic Commercial Utilization Buildings Constructed since 2000 Environmental Constraints Density > 50du/ac Within 1/2
Mile of
Major
Transit
Stop
Total
Adjustment
LowerIncome
Units
ModerateIncome
Units
Above
ModerateIncome
Units
Total
Capacity
5320005903 Transitional Mixed-Use CG 0.22 1 70 7 4 4 15 5% 100% 100% 100% 100% 400% 150% 8% 0.563 0.281 0.281 1.125 5320005904 Transitional Mixed-Use CG 0.22 1 70 7 4 4 15 5% 100% 100% 100% 100% 400% 150% 8% 0.563 0.281 0.281 1.125 5320005905 Transitional Mixed-Use CG 0.22 2 70 7 3 3 13 5% 100% 100% 100% 100% 400% 150% 8% 0.488 0.244 0.244 0.975 5320006901 Community Facilities CF 4.06 0 70 142 71 71 284 5% 100% 100% 100% 100% 400% 150% 8% 10.650 5.325 5.325 21.300 5320007019 High Density Residential RH 0.13 0 70 5 2 2 9 5% 100% 100% 100% 100% 400% 150% 8% 0.338 0.169 0.169 0.675 5320007020 High Density Residential RH 0.28 0 70 10 5 5 20 5% 100% 100% 100% 100% 400% 150% 8% 0.750 0.375 0.375 1.500 5320007021 High Density Residential RH 0.41 0 70 14 7 7 28 5% 100% 100% 100% 100% 400% 150% 8% 1.050 0.525 0.525 2.100 5320007022 High Density Residential RH 0.81 0 70 29 14 14 57 5% 100% 100% 100% 100% 400% 150% 8% 2.138 1.069 1.069 4.275 5320008024 High Density Residential RH 0.80 0 70 28 14 14 56 5% 100% 100% 100% 100% 400% 150% 8% 2.100 1.050 1.050 4.200 5320008025 High Density Residential RH 0.40 0 70 14 7 7 28 5% 100% 100% 100% 100% 400% 150% 8% 1.050 0.525 0.525 2.100 5320008026 High Density Residential RH 0.40 0 70 14 7 7 28 5% 100% 100% 100% 100% 400% 150% 8% 1.050 0.525 0.525 2.100 5320009004 High Density Residential RH 0.17 0 45 4 2 2 8 5% 100% 100% 100% 100% 100% 150% 8% 0.300 0.150 0.150 0.600 5320009005 High Density Residential RH 0.54 0 70 19 9 9 37 5% 100% 100% 100% 100% 400% 150% 8% 1.388 0.694 0.694 2.775 5320009006 High Density Residential RH 0.20 0 70 7 4 4 15 5% 100% 100% 100% 100% 400% 150% 8% 0.563 0.281 0.281 1.125 5320009008 High Density Residential RH 0.40 0 70 14 7 7 28 5% 100% 100% 100% 100% 400% 150% 8% 1.050 0.525 0.525 2.100 5320009010 High Density Residential RH 0.40 0 70 14 7 7 28 5% 100% 100% 100% 100% 400% 150% 8% 1.050 0.525 0.525 2.100 5320009015 High Density Residential RH 0.40 0 70 14 7 7 28 5% 100% 100% 100% 100% 400% 150% 8% 1.050 0.525 0.525 2.100 5320009017 High Density Residential RH 0.40 0 70 14 7 7 28 5% 100% 100% 100% 100% 400% 150% 8% 1.050 0.525 0.525 2.100 5320009022 High Density Residential RH 0.29 0 70 10 5 5 20 5% 100% 100% 100% 100% 400% 150% 8% 0.750 0.375 0.375 1.500 5320009024 High Density Residential RH 0.17 0 70 6 3 3 12 5% 100% 100% 100% 100% 400% 150% 8% 0.450 0.225 0.225 0.900 5320009025 High Density Residential CG 0.33 0 70 12 6 6 24 5% 100% 50% 100% 100% 400% 150% 4% 0.450 0.225 0.225 0.900 5320009028 High Density Residential RH 0.40 0 70 14 7 7 28 5% 100% 100% 100% 100% 400% 150% 8% 1.050 0.525 0.525 2.100 5320009031 Mixed-Use Centers CG 0.81 1 70 28 14 14 56 5% 100% 50% 100% 100% 400% 150% 4% 1.050 0.525 0.525 2.100 5320010001 High Density Residential RH 0.38 0 70 13 7 7 27 5% 100% 100% 100% 100% 400% 150% 8% 1.013 0.506 0.506 2.025 5320010002 High Density Residential RH 0.25 0 70 9 4 4 17 5% 100% 100% 100% 100% 400% 150% 8% 0.638 0.319 0.319 1.275 5320010003 High Density Residential RH 0.23 0 70 8 4 4 16 5% 100% 100% 100% 100% 400% 150% 8% 0.600 0.300 0.300 1.200 5320010005 High Density Residential RH 0.28 0 70 10 5 5 20 5% 100% 100% 100% 100% 400% 150% 8% 0.750 0.375 0.375 1.500 5320011001 High Density Residential RH 0.29 0 70 10 5 5 20 5% 100% 100% 100% 100% 400% 150% 8% 0.750 0.375 0.375 1.500 5320011002 High Density Residential RH 0.13 0 70 4 2 2 8 5% 100% 100% 100% 100% 400% 150% 8% 0.300 0.150 0.150 0.600 5320011003 High Density Residential RH 0.41 0 70 14 7 7 28 5% 100% 100% 100% 100% 400% 150% 8% 1.050 0.525 0.525 2.100 5320011004 High Density Residential RH 0.23 0 70 8 4 4 16 5% 100% 100% 100% 100% 400% 150% 8% 0.600 0.300 0.300 1.200 5320017015 Medium Density Residential RM 0.15 1 70 5 2 2 9 5% 100% 100% 100% 100% 400% 150% 8% 0.338 0.169 0.169 0.675 5320018001
Medium Density Residential RM 0.25 8 70 5 2 2 9 5% 100% 100% 100% 100% 400% 150% 8% 0.338 0.169 0.169 0.675 5320018003
Medium Density Residential RM 0.28 11 70 4 2 2 8 5% 100% 100% 100% 100% 400% 150% 8% 0.300 0.150 0.150 0.600 5320018004
Medium Density Residential RM 0.36 8 70 8 4 4 16 5% 100% 100% 100% 100% 400% 150% 8% 0.600 0.300 0.300 1.200 5320018006
Medium Density Residential RM 0.16 6 70 3 1 1 5 5% 100% 100% 100% 100% 400% 150% 8% 0.188 0.094 0.094 0.375 3 - 250
CITY OF SOUTH PASADENA MAY 2023
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Units
ModerateIncome
Units
Above
ModerateIncome
Units
Total
Capacity
Base
Probability Historic Commercial Utilization Buildings Constructed since 2000 Environmental Constraints Density > 50du/ac Within 1/2
Mile of
Major
Transit
Stop
Total
Adjustment
LowerIncome
Units
ModerateIncome
Units
Above
ModerateIncome
Units
Total
Capacity
5320018007
Medium Density Residential RM 0.02 1 70 0 0 0 0 5% 100% 100% 100% 100% 400% 150% 8% 0 0 0 0 5320018014
Medium Density Residential RM 0.01 1 70 0 0 0 0 5% 100% 100% 100% 100% 400% 150% 8% 0 0 0 0 5320018024
Medium Density Residential RM 0.05 1 70 1 1 1 3 5% 100% 100% 100% 100% 400% 150% 8% 0.113 0.056 0.056 0.225 5320018026
Medium Density Residential RM 0.24 1 70 8 4 4 16 5% 100% 100% 50% 100% 400% 150% 4% 0.300 0.150 0.150 0.600 5320020001
Medium Density Residential RM 0.43 8 70 11 6 6 23 5% 100% 100% 100% 100% 400% 150% 8% 0.863 0.431 0.431 1.725 5320020003
Medium Density Residential RM 0.17 7 70 3 1 1 5 5% 100% 100% 100% 100% 400% 150% 8% 0.188 0.094 0.094 0.375 5320020004
Medium Density Residential RM 0.17 4 70 4 2 2 8 5% 100% 100% 100% 100% 400% 150% 8% 0.300 0.150 0.150 0.600 5320020005
Medium Density Residential RM 0.17 3 30 0 0 2 2 5% 100% 100% 100% 100% 100% 150% 8% 0 0 0.150 0.150 5320020006
Medium Density Residential RM 0.30 5 70 8 4 4 16 5% 100% 100% 100% 100% 400% 150% 8% 0.600 0.300 0.300 1.200 5320021003
Medium Density Residential RM 0.20 1 70 6 3 3 12 5% 100% 100% 100% 100% 400% 150% 8% 0.450 0.225 0.225 0.900 5320021004
Medium Density Residential RM 0.21 5 70 5 2 2 9 5% 100% 100% 100% 100% 400% 150% 8% 0.338 0.169 0.169 0.675 5320021007
Medium Density Residential RM 0.40 12 70 8 4 4 16 5% 100% 100% 100% 100% 400% 150% 8% 0.600 0.300 0.300 1.200 5320021009
Medium Density Residential RM 0.40 1 70 14 7 7 28 5% 100% 100% 100% 100% 400% 150% 8% 1.050 0.525 0.525 2.100 5320021014
Medium Density Residential RM 0.28 11 70 4 2 2 8 5% 100% 100% 100% 100% 400% 150% 8% 0.300 0.150 0.150 0.600 5320021020
Medium Density Residential RM 0.14 4 70 3 2 2 7 5% 100% 100% 100% 100% 400% 150% 8% 0.263 0.131 0.131 0.525 5320021021
Medium Density Residential RM 0.22 6 70 5 2 2 9 5% 100% 100% 100% 100% 400% 150% 8% 0.338 0.169 0.169 0.675 5320021023
Medium Density Residential RM 0.38 14 70 6 3 3 12 5% 100% 100% 100% 100% 400% 150% 8% 0.450 0.225 0.225 0.900 5320021024
Medium Density Residential RM 0.20 12 70 1 1 1 3 5% 100% 100% 100% 100% 400% 150% 8% 0.113 0.056 0.056 0.225 5320021025
Medium Density Residential RM 0.20 12 70 1 1 1 3 5% 100% 100% 100% 100% 400% 150% 8% 0.113 0.056 0.056 0.225 5320031011 Mixed-Use Centers CG 0.32 1 70 11 5 5 21 5% 100% 100% 100% 100% 400% 100% 5% 0.525 0.263 0.263 1.050 5320031012 Medium Density Residential RM 0.33 2 70 10 5 5 20 5% 100% 100% 100% 100% 400% 150% 8% 0.750 0.375 0.375 1.500 5320031013
Medium Density Residential RM 0.33 1 70 11 5 5 21 5% 100% 100% 100% 100% 400% 150% 8% 0.788 0.394 0.394 1.575 5320031014
Medium Density Residential RM 0.33 1 70 11 5 5 21 5% 100% 100% 100% 100% 400% 150% 8% 0.788 0.394 0.394 1.575 5320031015
Medium Density Residential RM 0.33 10 70 6 3 3 12 5% 100% 100% 100% 100% 400% 150% 8% 0.450 0.225 0.225 0.900 5320031022 Transitional Mixed-Use CG 0.30 1 70 10 5 5 20 5% 100% 100% 100% 100% 400% 150% 8% 0.750 0.375 0.375 1.500 5320032003 Mixed-Use Centers CG 0.33 1 70 11 6 6 23 5% 100% 100% 100% 100% 400% 100% 5% 0.575 0.288 0.288 1.150 5320032039 Community Facilities CF 2.47 0 70 87 43 43 173 5% 100% 100% 100% 100% 400% 150% 8% 6.488 3.244 3.244 12.975 5321007013 Medium Density Residential RM 0.27 4 30 0 0 4 4 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.200 0.200 5321007014 Transitional Mixed-Use CG 0.32 1 70 11 5 5 21 5% 100% 100% 100% 100% 400% 100% 5% 0.525 0.263 0.263 1.050 3 - 251
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Units
ModerateIncome
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ModerateIncome
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Probability Historic Commercial Utilization Buildings Constructed since 2000 Environmental Constraints Density > 50du/ac Within 1/2
Mile of
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Adjustment
LowerIncome
Units
ModerateIncome
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Above
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5321007018
Medium Density Residential RM 0.84 1 70 29 14 14 57 5% 100% 100% 100% 100% 400% 100% 5% 1.425 0.713 0.713 2.850 5321008016
Medium Density Residential RM 0.24 4 70 6 3 3 12 5% 100% 100% 100% 100% 400% 100% 5% 0.300 0.150 0.150 0.600 5321008017
Medium Density Residential RM 0.26 6 70 6 3 3 12 5% 100% 100% 100% 100% 400% 100% 5% 0.300 0.150 0.150 0.600 5321008049
Medium Density Residential RM 0.52 1 70 18 9 9 36 5% 100% 100% 100% 100% 400% 100% 5% 0.900 0.450 0.450 1.800 5321011006
Medium Density Residential RM 0.34 6 70 9 5 5 19 5% 100% 100% 100% 100% 400% 100% 5% 0.475 0.238 0.238 0.950 5321011007
Medium Density Residential RM 0.22 5 70 5 3 3 11 5% 100% 100% 100% 100% 400% 100% 5% 0.275 0.138 0.138 0.550 5321011008
Medium Density Residential RM 0.49 12 70 11 6 6 23 5% 100% 100% 100% 100% 400% 100% 5% 0.575 0.288 0.288 1.150 5321012008
Medium Density Residential RM 0.33 1 70 11 6 6 23 5% 100% 100% 100% 100% 400% 100% 5% 0.575 0.288 0.288 1.150 5321012017
Medium Density Residential RM 0.16 1 70 5 2 2 9 5% 100% 100% 100% 100% 400% 100% 5% 0.225 0.113 0.113 0.450 5321012018
Medium Density Residential RM 0.27 8 70 6 3 3 12 5% 100% 100% 100% 100% 400% 100% 5% 0.300 0.150 0.150 0.600 5321013001
Medium Density Residential RM 0.14 1 70 4 2 2 8 5% 100% 100% 100% 100% 400% 100% 5% 0.200 0.100 0.100 0.400 5321013002
Medium Density Residential RM 0.14 1 70 4 2 2 8 5% 100% 100% 100% 100% 400% 100% 5% 0.200 0.100 0.100 0.400 5321013003
Medium Density Residential RM 0.14 1 70 4 2 2 8 5% 100% 100% 100% 100% 400% 100% 5% 0.200 0.100 0.100 0.400 5321013004
Medium Density Residential RM 0.14 1 70 4 2 2 8 5% 100% 100% 100% 100% 400% 100% 5% 0.200 0.100 0.100 0.400 5321013005
Medium Density Residential RM 0.14 1 70 4 2 2 8 5% 100% 100% 100% 100% 400% 100% 5% 0.200 0.100 0.100 0.400 5321013006
Medium Density Residential RM 0.14 1 70 4 2 2 8 5% 100% 100% 100% 100% 400% 100% 5% 0.200 0.100 0.100 0.400 5321013007
Medium Density Residential RM 0.14 1 70 4 2 2 8 5% 100% 100% 100% 100% 400% 100% 5% 0.200 0.100 0.100 0.400 5321013008 Community Facilities CF 0.72 0 70 25 13 13 51 5% 100% 100% 100% 100% 400% 100% 5% 1.275 0.638 0.638 2.550 5321013009 Medium Density Residential RM 0.22 2 70 7 3 3 13 5% 100% 100% 100% 100% 400% 100% 5% 0.325 0.163 0.163 0.650 5321013010
Medium Density Residential RM 0.08 0 70 3 1 1 5 5% 100% 100% 100% 100% 400% 100% 5% 0.125 0.063 0.063 0.250 5321014001
Medium Density Residential RM 0.01 1 70 0 0 0 0 5% 100% 100% 100% 100% 400% 100% 5% 0 0 0 0 5321014002
Medium Density Residential RM 0.14 3 70 3 2 2 7 5% 100% 100% 100% 100% 400% 100% 5% 0.175 0.088 0.088 0.350 5321014003
Medium Density Residential RM 0.14 3 70 4 2 2 8 5% 100% 100% 100% 100% 400% 100% 5% 0.200 0.100 0.100 0.400 5321014004
Medium Density Residential RM 0.14 2 70 4 2 2 8 5% 100% 100% 100% 100% 400% 100% 5% 0.200 0.100 0.100 0.400 5321014005
Medium Density Residential RM 0.14 2 70 4 2 2 8 5% 100% 100% 100% 100% 400% 100% 5% 0.200 0.100 0.100 0.400 5321014006
Medium Density Residential RM 0.14 1 70 4 2 2 8 5% 100% 100% 100% 100% 400% 100% 5% 0.200 0.100 0.100 0.400 5321014007
Medium Density Residential RM 0.14 1 70 4 2 2 8 5% 100% 100% 100% 100% 400% 100% 5% 0.200 0.100 0.100 0.400 5321014012
Medium Density Residential RM 0.09 1 70 3 1 1 5 5% 100% 100% 100% 100% 400% 100% 5% 0.125 0.063 0.063 0.250 3 - 252
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Units
ModerateIncome
Units
Above
ModerateIncome
Units
Total
Capacity
Base
Probability Historic Commercial Utilization Buildings Constructed since 2000 Environmental Constraints Density > 50du/ac Within 1/2
Mile of
Major
Transit
Stop
Total
Adjustment
LowerIncome
Units
ModerateIncome
Units
Above
ModerateIncome
Units
Total
Capacity
5321014017
Medium Density Residential RM 0.15 1 70 5 2 2 9 5% 100% 100% 100% 100% 400% 100% 5% 0.225 0.113 0.113 0.450 5321014018
Medium Density Residential RM 0.09 1 70 3 1 1 5 5% 100% 100% 100% 100% 400% 100% 5% 0.125 0.063 0.063 0.250 5321015004
Medium Density Residential CG 0.13 5 70 2 1 1 4 5% 100% 100% 100% 100% 400% 100% 5% 0.100 0.050 0.050 0.200 5321015005
Medium Density Residential RM 0.13 1 70 4 2 2 8 5% 100% 100% 100% 100% 400% 100% 5% 0.200 0.100 0.100 0.400 5321015006
Medium Density Residential RM 0.13 3 70 3 2 2 7 5% 100% 100% 100% 100% 400% 100% 5% 0.175 0.088 0.088 0.350 5321015007
Medium Density Residential RM 0.23 4 70 6 3 3 12 5% 100% 100% 100% 100% 400% 100% 5% 0.300 0.150 0.150 0.600 5321015008
Medium Density Residential RM 0.12 1 70 4 2 2 8 5% 100% 100% 100% 100% 400% 100% 5% 0.200 0.100 0.100 0.400 5321015009
Medium Density Residential RM 0.15 1 70 5 2 2 9 5% 100% 100% 100% 100% 400% 100% 5% 0.225 0.113 0.113 0.450 5321015010
Medium Density Residential RM 0.17 1 70 5 3 3 11 5% 100% 100% 100% 100% 400% 100% 5% 0.275 0.138 0.138 0.550 5321015011
Medium Density Residential RM 0.16 1 70 5 3 3 11 5% 100% 100% 100% 100% 400% 100% 5% 0.275 0.138 0.138 0.550 5321015012
Medium Density Residential RM 0.15 1 70 5 2 2 9 5% 100% 100% 100% 100% 400% 100% 5% 0.225 0.113 0.113 0.450 5321015013
Medium Density Residential RM 0.14 1 70 4 2 2 8 5% 100% 100% 100% 100% 400% 100% 5% 0.200 0.100 0.100 0.400 5321015014
Medium Density Residential RM 0.14 1 70 4 2 2 8 5% 100% 100% 100% 100% 400% 100% 5% 0.200 0.100 0.100 0.400 5321015015 Transitional Mixed-Use RM 0.20 2 70 6 3 3 12 5% 100% 100% 100% 100% 400% 100% 5% 0.300 0.150 0.150 0.600 5321015016 Mixed-Use Centers RM 0.16 1 70 5 3 3 11 5% 100% 100% 100% 100% 400% 100% 5% 0.275 0.138 0.138 0.550 5321015017 Mixed-Use Centers RM 0.19 1 70 6 3 3 12 5% 100% 100% 100% 100% 400% 100% 5% 0.300 0.150 0.150 0.600 5321015018 Mixed-Use Centers RM 0.20 1 70 6 3 3 12 5% 100% 100% 100% 100% 400% 100% 5% 0.300 0.150 0.150 0.600 5321015020 Mixed-Use Centers CG 0.33 1 70 11 6 6 23 5% 100% 100% 50% 100% 400% 100% 3% 0.288 0.144 0.144 0.575 5321015021 Medium Density Residential CG 0.20 1 70 6 3 3 12 5% 100% 100% 100% 100% 400% 100% 5% 0.300 0.150 0.150 0.600 5321017002 Transitional Mixed-Use CG 0.32 8 70 7 4 4 15 5% 100% 100% 100% 100% 400% 100% 5% 0.375 0.188 0.188 0.750 5321017003 Medium Density Residential RM 0.27 8 70 5 3 3 11 5% 100% 100% 100% 100% 400% 100% 5% 0.275 0.138 0.138 0.550 5321017004
Medium Density Residential RM 0.21 1 70 7 3 3 13 5% 100% 100% 100% 100% 400% 100% 5% 0.325 0.163 0.163 0.650 5321017006
Medium Density Residential RM 0.13 1 70 4 2 2 8 5% 100% 100% 100% 100% 400% 100% 5% 0.200 0.100 0.100 0.400 5321017008
Medium Density Residential RM 0.16 3 70 4 2 2 8 5% 100% 100% 100% 100% 400% 100% 5% 0.200 0.100 0.100 0.400 5321017009
Medium Density Residential RM 0.37 10 70 8 4 4 16 5% 100% 100% 100% 100% 400% 100% 5% 0.400 0.200 0.200 0.800 5321017010
Medium Density Residential RM 0.17 1 70 6 3 3 12 5% 100% 100% 100% 100% 400% 100% 5% 0.300 0.150 0.150 0.600 5321017011
Medium Density Residential RM 0.15 1 70 5 2 2 9 5% 100% 100% 100% 100% 400% 100% 5% 0.225 0.113 0.113 0.450 5321017012 Transitional Mixed-Use CG 0.14 1 70 4 2 2 8 5% 100% 100% 100% 100% 400% 100% 5% 0.200 0.100 0.100 0.400 5321017013 Medium Density Residential RM 0.22 1 70 7 4 4 15 5% 100% 100% 100% 100% 400% 100% 5% 0.375 0.188 0.188 0.750 3 - 253
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Units
ModerateIncome
Units
Above
ModerateIncome
Units
Total
Capacity
Base
Probability Historic Commercial Utilization Buildings Constructed since 2000 Environmental Constraints Density > 50du/ac Within 1/2
Mile of
Major
Transit
Stop
Total
Adjustment
LowerIncome
Units
ModerateIncome
Units
Above
ModerateIncome
Units
Total
Capacity
5321017900
Medium Density Residential RM 0.03 1 70 1 0 0 1 5% 100% 100% 100% 100% 400% 100% 5% 0.025 0.013 0.013 0.050 5321018001
Medium Density Residential RM 0.16 1 70 5 3 3 11 5% 100% 100% 100% 100% 400% 100% 5% 0.275 0.138 0.138 0.550 5321018002
Medium Density Residential RM 0.16 1 70 5 3 3 11 5% 100% 100% 100% 100% 400% 100% 5% 0.275 0.138 0.138 0.550 5321018003
Medium Density Residential RM 0.15 1 70 5 2 2 9 5% 100% 100% 100% 100% 400% 100% 5% 0.225 0.113 0.113 0.450 5321018004
Medium Density Residential RM 0.16 1 70 5 3 3 11 5% 100% 100% 100% 100% 400% 100% 5% 0.275 0.138 0.138 0.550 5321018005
Medium Density Residential RM 0.17 1 70 5 3 3 11 5% 100% 100% 100% 100% 400% 100% 5% 0.275 0.138 0.138 0.550 5321018006
Medium Density Residential RM 0.39 10 70 9 4 4 17 5% 100% 100% 100% 100% 400% 100% 5% 0.425 0.213 0.213 0.850 5321018007
Medium Density Residential RM 0.16 1 70 5 2 2 9 5% 100% 100% 100% 100% 400% 100% 5% 0.225 0.113 0.113 0.450 5321018008
Medium Density Residential RM 0.16 1 70 5 3 3 11 5% 100% 100% 100% 100% 400% 100% 5% 0.275 0.138 0.138 0.550 5321018009
Medium Density Residential RM 0.16 1 70 5 3 3 11 5% 100% 100% 100% 100% 400% 100% 5% 0.275 0.138 0.138 0.550 5321018010
Medium Density Residential RM 0.17 1 70 5 3 3 11 5% 100% 100% 100% 100% 400% 100% 5% 0.275 0.138 0.138 0.550 5321018011
Medium Density Residential RM 0.07 1 70 2 1 1 4 5% 100% 100% 100% 100% 400% 100% 5% 0.100 0.050 0.050 0.200 5321018012
Medium Density Residential RM 0.07 1 70 2 1 1 4 5% 100% 100% 100% 100% 400% 100% 5% 0.100 0.050 0.050 0.200 5321018013
Medium Density Residential RM 0.04 1 70 1 0 0 1 5% 100% 100% 100% 100% 400% 100% 5% 0.025 0.013 0.013 0.050 5321018014
Medium Density Residential RM 0.04 1 70 1 0 0 1 5% 100% 100% 100% 100% 400% 100% 5% 0.025 0.013 0.013 0.050 5321018015
Medium Density Residential RM 0.04 1 70 1 0 0 1 5% 100% 100% 100% 100% 400% 100% 5% 0.025 0.013 0.013 0.050 5321018016
Medium Density Residential RM 0.04 1 70 1 0 0 1 5% 100% 100% 100% 100% 400% 100% 5% 0.025 0.013 0.013 0.050 5321018017
Medium Density Residential RM 0.04 1 70 1 0 0 1 5% 100% 100% 100% 100% 400% 100% 5% 0.025 0.013 0.013 0.050 5321018020
Medium Density Residential RM 0.11 1 70 4 2 2 8 5% 100% 100% 100% 100% 400% 100% 5% 0.200 0.100 0.100 0.400 5321018025
Medium Density Residential RM 0.06 2 70 1 1 1 3 5% 100% 100% 100% 100% 400% 100% 5% 0.075 0.038 0.038 0.150 5321018026
Medium Density Residential RM 0.06 2 70 1 1 1 3 5% 100% 100% 100% 100% 400% 100% 5% 0.075 0.038 0.038 0.150 5321019003 Mixed-Use Centers CG 0.18 1 70 6 3 3 12 5% 100% 100% 100% 100% 400% 100% 5% 0.300 0.150 0.150 0.600 5321019004 Mixed-Use Centers CG 0.38 1 70 13 6 6 25 5% 100% 100% 100% 100% 400% 100% 5% 0.625 0.313 0.313 1.250 5321019009 Mixed-Use Centers CG 0.17 1 70 6 3 3 12 5% 100% 100% 100% 100% 400% 100% 5% 0.300 0.150 0.150 0.600 5321019012 Medium Density Residential RM 0.23 1 70 8 4 4 16 5% 100% 100% 100% 100% 400% 100% 5% 0.400 0.200 0.200 0.800 5321019013
Medium Density Residential RM 0.23 1 70 8 4 4 16 5% 100% 100% 100% 100% 400% 100% 5% 0.400 0.200 0.200 0.800 5321019014
Medium Density Residential RM 0.17 1 70 6 3 3 12 5% 100% 100% 100% 100% 400% 100% 5% 0.300 0.150 0.150 0.600 5321019015
Medium Density Residential RM 0.18 1 70 6 3 3 12 5% 100% 100% 100% 100% 400% 100% 5% 0.300 0.150 0.150 0.600 3 - 254
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Units
ModerateIncome
Units
Above
ModerateIncome
Units
Total
Capacity
Base
Probability Historic Commercial Utilization Buildings Constructed since 2000 Environmental Constraints Density > 50du/ac Within 1/2
Mile of
Major
Transit
Stop
Total
Adjustment
LowerIncome
Units
ModerateIncome
Units
Above
ModerateIncome
Units
Total
Capacity
5321019016
Medium Density Residential RM 0.18 1 70 6 3 3 12 5% 100% 100% 100% 100% 400% 100% 5% 0.300 0.150 0.150 0.600 5321019017
Medium Density Residential RM 0.19 1 70 6 3 3 12 5% 100% 100% 100% 100% 400% 100% 5% 0.300 0.150 0.150 0.600 5321019018
Medium Density Residential RM 0.19 1 70 6 3 3 12 5% 100% 100% 100% 100% 400% 100% 5% 0.300 0.150 0.150 0.600 5321019019
Medium Density Residential RM 0.19 1 70 6 3 3 12 5% 100% 100% 100% 100% 400% 100% 5% 0.300 0.150 0.150 0.600 5321019020
Medium Density Residential RM 0.21 1 70 7 3 3 13 5% 100% 100% 100% 100% 400% 100% 5% 0.325 0.163 0.163 0.650 5321019021
Medium Density Residential RM 0.23 1 70 8 4 4 16 5% 100% 100% 100% 100% 400% 100% 5% 0.400 0.200 0.200 0.800 5321019022 Mixed-Use Centers CG 2.92 1 70 102 51 51 204 5% 100% 100% 100% 100% 400% 100% 5% 5.100 2.550 2.550 10.200 5321019023 Mixed-Use Centers CG 0.35 1 70 12 6 6 24 5% 100% 100% 100% 100% 400% 100% 5% 0.600 0.300 0.300 1.200 5321038016 Mixed-Use Centers CG 0.31 1 70 10 5 5 20 5% 100% 100% 100% 100% 400% 100% 5% 0.500 0.250 0.250 1.000 5321038017 Mixed-Use Centers CG 0.33 1 70 11 6 6 23 5% 100% 100% 100% 100% 400% 100% 5% 0.575 0.288 0.288 1.150 5324012901 Medium Density Residential RM 0.04 1 30 0 0 0 0 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0 0 5324018003
Medium Density Residential RM 0.23 1 30 0 0 6 6 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.300 0.300 5324018004
Medium Density Residential RM 0.25 1 30 0 0 6 6 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.300 0.300 5324018012
Medium Density Residential RM 0.20 1 30 0 0 5 5 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.250 0.250 5324018013
Medium Density Residential RM 0.29 1 30 0 0 8 8 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.400 0.400 5324018014
Medium Density Residential RM 0.29 1 30 0 0 8 8 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.400 0.400 5324018016
Medium Density Residential RM 0.29 1 30 0 0 8 8 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.400 0.400 5324018017
Medium Density Residential RM 0.44 1 30 0 0 12 12 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.600 0.600 5324018018
Medium Density Residential RM 0.29 1 30 0 0 8 8 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.400 0.400 5324019009
Medium Density Residential RM 0.07 1 30 0 0 1 1 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.050 0.050 5324019010
Medium Density Residential RM 0.09 1 30 0 0 2 2 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.100 0.100 5324019011
Medium Density Residential RM 0.16 1 30 0 0 4 4 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.200 0.200 5324019012
Medium Density Residential RM 0.17 1 30 0 0 4 4 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.200 0.200 5324019013
Medium Density Residential RM 0.18 1 30 0 0 4 4 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.200 0.200 5324019014
Medium Density Residential RM 0.21 1 30 0 0 5 5 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.250 0.250 5324019015
Medium Density Residential RM 0.19 1 30 0 0 5 5 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.250 0.250 5324019016
Medium Density Residential RM 0.15 1 30 0 0 3 3 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.150 0.150 5324019017
Medium Density Residential RM 0.18 1 30 0 0 4 4 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.200 0.200 5324019018
Medium Density Residential RM 0.21 1 30 0 0 5 5 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.250 0.250 3 - 255
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Units
ModerateIncome
Units
Above
ModerateIncome
Units
Total
Capacity
Base
Probability Historic Commercial Utilization Buildings Constructed since 2000 Environmental Constraints Density > 50du/ac Within 1/2
Mile of
Major
Transit
Stop
Total
Adjustment
LowerIncome
Units
ModerateIncome
Units
Above
ModerateIncome
Units
Total
Capacity
5324019019
Medium Density Residential RM 0.36 1 30 0 0 10 10 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.500 0.500 5324019023
Medium Density Residential RM 0.59 1 30 0 0 17 17 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.850 0.850 5324019024
Medium Density Residential RM 0.51 1 30 0 0 14 14 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.700 0.700 5324019025
Medium Density Residential RM 0.25 1 30 0 0 7 7 5% 100% 100% 100% 100% 100% 100% 5% 0 0 0.350 0.350 5324019029
Medium Density Residential RM 3.53 1 30 0 0 105 105 5% 100% 100% 100% 100% 100% 100% 5% 0 0 5.250 5.250 5324019078
Medium Density Residential RM 2.71 1 30 0 0 80 80 5% 100% 100% 100% 100% 100% 100% 5% 0 0 4.000 4.000 371.32 2,244 8,905 4,463 6,224 19,592 533 266 379 1,178 3 - 256
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CITY OF SOUTH PASADENA MAY 2023
2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 232 Additional Capacity Through Rezoning
As discussed throughout the Housing Element, the City is in the process of drafting the DTSP and making other zone changes to accommodate additional residential capacity throughout the city. The City is required to adopt the new Specific Plan and other zone changes as part of Programs 3.a, 3.b and 3.n. Table VI-51, above, lists the parcels located within the Downtown Specific Plan, as well as the High Density and Medium Density Residential zones, which are not otherwise included in the site specific analysis as part of Table VI-50.

As part of the required rezoning, the City will increase the zoning capacity of Medium Density residential zones to 30 du/ac and of High Density residential zones to 45 du/ac. This increased capacity is sufficient to induce redevelopment of some portion of both of these zones at a high enough density to ensure the provision of housing affordable to lower income households.

Within the Downtown Specific Plan, it is anticipated that there will be two zones: the Mission Street Zone and the Fair Oaks Avenue Zone, the Huntington Avenue Zone, and the Ostrich Farm Zone.

Within the Mission Street Zone, it is anticipated that the maximum Floor Area Ratio will be 7.0, with an additional intensity bonus of up to a FAR of 7.5 available through community benefit incentives.

The maximum building height for this zone is anticipated to be 84 feet and seven stories, once the citywide height limit is repealed or replaced in this area.

Within the Fair Oaks Avenue Zone, it is anticipated that the maximum Floor Area Ratio will be 10.0, with an additional intensity bonus of up to a FAR of 11 available through community benefit incentives. The maximum building height for this zone is anticipated to be 110 feet and 10 stories, once the citywide height limit is repealed or replaced in this area.

In addition, the area around Huntington Avenue and the Ostrich Farm will also be made into mixeduse zones either through inclusion into the Downtown Specific Plan or through a mixed-use overlay.

The development standards in these mixed-use areas will mirror the standards of the Mission Street zone withing the DTSP.

The City understands not all of these sites will redevelop in the planning . It is anticipated that each parcel has a base likelihood to be redeveloped of 5%, with that likelihood being adjusted based on specific factors related to each parcel listed below.
 Historic or Historic District: Site that are historic or located in a historic district are anticipated to be half as likely to be developed than non-historic sites. Properties that are historic or are located in a historic district are required to be reviewed by the City’s Cultural Heritage Commission and are required to fulfill certain requirements as described in Section

6.5.2, Governmental Constraints, of the Housing Element. Because of these added constraints, historic properties are given a 50% development capacity adjustment.  Commercial Lot Utilization: Many of the sites in the Downtown Specific Plan are currently being used as commercial properties. However, there are a wide range of intensity of uses within the area, with the existing uses being more economically viable the greater the intensity 3 - 258
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2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 233 of use. Therefore, existing commercial uses at an intensity with a Floor Area Ratio of 2.0 or greater has been given a 50% development capacity adjustment.  Recent Construction: The vast majority of buildings within the Downtown Specific Plan Area are older than 20 years. It is anticipated that buildings constructed within the past 20 years are less likely to be redeveloped during the planning period. Buildings built within the past 20 years have been given a 50% development capacity adjustment.  Environmental Constraints: While the environmental condition of each site is not known, it is possible to anticipate that some sites will have environmental constraints that will require remediation based on the site’s current or historic uses. Sites with known current and historic uses that are likely to require environmental remediation, such as gas stations and automotive service uses, have been given a 50% development capacity adjustment.  Proximity to Transit: The Downtown Specific Plan area is well served by transit. Sites that are located within ½ mile of a Major Transit Stop, as defined by Public Resource Code Section 21064.3, have been given a 150% development capacity adjustment. Projects on these sites will not be required to provide on-site parking once Program 3.b is implemented.  Density ≥ 50 du/ac: It is anticipated that sites with a higher allowed intensity will be more likely to be redeveloped due to the higher potential return on investment by the property owners and developers of these sites. Therefore, sites with a residential zoning capacity of 50 du/ac or more are given a 400% development capacity adjustment.

Availability of Infrastructure
Existing City services, including water, sewer, and storm drain facilities are available to serve the development of new housing citywide. The Environmental Assessment being prepared for the Housing Element and the Environmental Impact Report being prepared for the General Plan and Downtown Specific Plan with consistent densities will further analyze the sufficiency of City services to address all of the units planned to comply with the RHNA. Dry utilities are also available to serve all the sites in the inventory. Connection to City services are always required as a condition of project approval in South Pasadena.

Comparison of Site Inventory with RHNA
SCAG’s 2021–2029 RHNA has allocated South Pasadena a total of 2,067 units for the planning period, which breaks down by affordability level as shown in Table VI-52. The table compares the site inventory capacity to the RHNA allocation by income group. As shown in the table, the City has identified sufficient sites to accommodate the RHNA of 2,067 units. Appendix A provides parcelspecific information and map illustrations for all sites addressing the lower-income RHNA. 3 - 259
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2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 234 Table VI-52

COMPARISON OF SITE CAPACITY AND RHNA
INCOME
GROUP
TOTAL
RHNA
UNITS

APPROVED
SINCE
6/30/21

ADUS WITH

APPROVED

BUILDING

PERMITS
SINCE
6/30/21

PROJECTED

ACCESSORY

DWELLING
UNITS
UNITS
ON
VACANT
AND
NONVACANT SITES
WITH

SUITABLE
ZONING
(TABLE
VI-44)
UNITS
ON
VACANT
SITES

NEEDING
ZONING

CHANGES
(SITE 1
TABLE IV50)

UNITS ON

NON-VACANT
SITES

NEEDING
ZONING

CHANGES
(TABLE IV-44
AND 50)

UNITS DUE TO

REZONING
(TABLE VI-51)
TOTAL

CAPACITY

SURPLUS
RHNA

SURPLUS
RHNA

PERCENT
Extremely Low 757 0 1 45 Very Low 0 1 27 0 70 522 533 1,332 177 15% Low 398 0 3 130 Moderate 334 0 1 6 0 0 205 266 478 144 43% Above Moderate 578 9 22 89 109 0 286 379 894 316 55% TOTAL 2,067 9 29 297 109 70 1,083 1,178 2,775 708 34%
Note: The income levels assigned to the ADUs approved since June 30, 2021 are based on the SCAG ADU affordability analysis. 3 - 260
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6.6.3 Financial Resources
A variety of federal, state, and local programs and other financial resources are available to either the City of South Pasadena or to developers of affordable housing to subsidize the cost of producing affordable housing. Table VI-53 describes the available resources the City of South Pasadena may use in implementing the housing goals, objectives, policies, and program actions, as discussed Section

6.8 (Housing Plan).

Table VI-53

FINANCIAL HOUSING RESOURCES

PROGRAM NAME DESCRIPTION ELIGIBLE ACTIVITIES

1. Federal Programs
Community Development
Block Grant (CDBG)
Grants available to the City on a competitive basis for a variety of housing and community development
activities. City competes for funds through the State’s application process.

Acquisition
Rehabilitation
Homebuyer Assistance
Economic Development
Homeless Assistance
Public Services
Federal Emergency Shelter
Grants
Competitive grants to help local governments and
nonprofits to finance emergency shelters, transitional
housing, and other supportive services.

New Construction
Rehabilitation
Homeless Assistance
Public Services
Home Investment
Partnership Program
(HOME)
Grants available to the City on a competitive basis for a variety of housing activities. City competes for funds
through the State’s application process.

Homebuyer Assistance
Rehabilitation
New Construction
Rental Assistance
Housing Choice Voucher
Program (Section 8)
Assistance program that provides direct funding for
rental subsidies for very low-income families. Rental Assistance Section 202 Grants to private nonprofit developers of supportive housing for very low-income seniors. New Construction
Housing Rehabilitation
Program
Provides financial assistance to low-income
homeowners for health and safety improvements. Rehabilitation Continuum of
Care/Homeless Emergency
Assistance and Rapid
Transition to Housing
(HEARTH)
Funding through the HEARTH Act of 2009 to provide
necessary resources for development of programs to
assist homeless individuals and families.

Homeless Assistance
New Construction
Housing Opportunities for
Persons with AIDS
(HOPWA)
The HOPWA program provides housing assistance and
supportive
services for low-income people with HIV/AIDS and
their families.

Rental assistance
Home Investment
Partnership Program
(HOME)
Provides grants to local governments and nonprofit
agencies, through the State of California, for many
homeowner and renter needs.

Homebuyer assistance
Rehabilitation
New construction
Rental assistance

2. State Programs
Permanent Local Housing
Allocation (PLHA)
PLHA provides a permanent source of funding for all
local governments in California to help cities and
counties implement plans to increase the affordable
housing stock. The two types of assistance are: formula grants to entitlement and non-entitlement jurisdictions, and competitive grants to non-entitlement jurisdictions.

Predevelopment
Development
Acquisition
Rehabilitation
Preservation
Matching Funds
Homelessness Assistance
Accessibility Modifications
Homeownership Assistance
Fiscal Incentives
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FINANCIAL HOUSING RESOURCES

PROGRAM NAME DESCRIPTION ELIGIBLE ACTIVITIES
Local Early Action Planning
(LEAP) Grants
The Local Action Planning Grants (LEAP), provides
over-the-counter grants complemented with technical
assistance to local governments for the preparation and adoption of planning documents, and process
improvements that:

Accelerate housing production
Facilitate compliance to implement the sixth-cycle
Regional Housing Needs Assessment.

Housing element updates
Updates to zoning, plans or
procedures to increase/accelerate
housing production
Pre-approved architectural and site
plans
Establishing State-defined Prohousing policies
See complete list in program
materials
SB 2 Technical Assistance
Grants
Financial and technical assistance to local governments to update planning documents and zoning ordinances
to streamline housing production, including but not
limited to general plans, community plans, specific
plans, implementation of sustainable communities
strategies, and local coastal programs.

Technical assistance
Planning document updates
Affordable Housing
Partnership Program (AHPP)
Provides lower interest rate CHFA loans to homebuyers
who receive local secondary financing. Homebuyer Assistance Building Equity and Growth
in Neighborhoods (BEGIN)
A state-funded program administered by HCD which
provides low- and moderate-income households up to
$30,000 for a down payment.

Homebuyer Assistance
CalHome
Grants awarded to jurisdictions for owner-occupied
housing rehabilitation and first-time homebuyer
assistance.

Homebuyer Assistance
Rehabilitation
Single Family Housing Bond
Program (Mortgage Revenue
Bonds)
Bonds issued to local lenders and developers so that
below market interest rate loans can be issued to firsttime homebuyers. Homebuyer Assistance Housing and Disability
Advocacy Program (HDAP)
Services to assist disabled individuals who are
experiencing homelessness apply for disability benefit
programs while also providing housing assistance.

HDAP has four core requirements: outreach, case
management, disability advocacy, and housing
assistance.

Rental assistance
No Place Like Home
Loans to counties or developers in counties for
permanent supportive housing for those with mental
illness who are homeless or at risk of homelessness.

New construction
Mental Health Services Act
(MHSA)
Funding through MHSA of 2004 available to counties
to spend toward mental health services.

New construction
Special needs programs
Homeless Emergency Aid
Program (HEAP)
A block grant program designed to provide direct
assistance to cities, counties and Continuums of Care
(CoCs) to address the homelessness crisis throughout
California.

Identified homelessness needs
Capital improvements related to
homelessness
Rental assistance
California Emergency
Solutions and Housing
(CESH)
Provides funds for activities to assist persons
experiencing or at risk of homelessness. Program funds
are granted in the form of five-year grants to eligible applicants.

Homelessness service system
administration
New construction
Rental assistance
Low-Income Housing Tax
Credits (LIHTC)
A 4% annual tax credit that helps owners of rental units develop affordable housing. New Construction

3. Private Resources/Financing Programs/Regional Programs California Community
Reinvestment Corporation
(CCRC)
Nonprofit mortgage banking consortium designed to
provide long-term debt financing for affordable
multifamily rental housing. Nonprofit and for-profit
developers contact member banks.

New Construction
Rehabilitation
Acquisition
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FINANCIAL HOUSING RESOURCES

PROGRAM NAME DESCRIPTION ELIGIBLE ACTIVITIES
Federal National Mortgage
Association (Fannie Mae)
Fixed-rate mortgages issued by private mortgage
insurers.

Mortgages which fund the purchase and rehabilitation
of a home.

Low down payment mortgages for single-family homes
in underserved low-income and minority cities.

Homebuyer Assistance
Rehabilitation
Freddie Mac Home Works
Provides first and second mortgages that include
rehabilitation loan. City provides gap financing for
rehabilitation component. Households earning up to
80% MFI qualify.

Homebuyer Assistance
Affordable Housing Program
(Federal Home Loan Bank)
Loans (and some grants) to public agencies and private
entities for a wide variety of housing projects and
programs. Participation is by FHLB participating
lenders.

New Construction
Homebuyer Assistance
Rehabilitation
Housing Supportive Services
San Gabriel Valley Regional
Housing Trust
A joint powers authority to fund and finance the
planning and construction of homeless housing, and
extremely low, very low, and low-income housing
projects.

New Construction

6.6.4 Opportunities for Energy Conservation
Title 24 of the California Administrative Code sets forth mandatory energy standards for new development. In turn, the home-building industry must comply with these standards and local governments are responsible for enforcing the energy conservation regulations. The City enforces all applicable state and federal laws relative to energy conservation.

Over the past eight years since adoption of the last housing element, South Pasadena has become a Certified Green Zone City (in 2016), and initiated a water conservation program with rebates and programs that contributed to a five-year reduction of 18% in water use, which translates to a reduction in energy use. In 2020, the Council adopted a Climate Action Plan (CAP) as a long-range planning document that guides the City towards a target of carbon neutrality by 2045, which aligns with the State’s overall climate goals. The Housing Plan also includes a longstanding policy to promote energy-efficient building and Program 1.a requires compliance with Title 24 through energysaving building techniques in new construction and encouragement to retrofit existing housing when opportunities arise to do so. The City’s website directs residents to San Gabriel Valley Energy Wise Partnership’s EASY Program (Energy Assessment Screening for Your Home), which provides homeowners with free energy assessments to identify opportunities to reduce their energy usage and bills. The Partnership’s website consolidates information about rebates and programs available to San Gabriel Valley residents to become more energy efficient. Through the Partnership, the City collaborates with other agencies in the region when there is funding available to offer incentives for energy-saving upgrades.

As part of the City’s commitment to protecting the environment and building resiliency, South Pasadena chose to utilize Clean Power Alliance as the City’s residential electricity provider in February 2019, and commercial electricity provider in May 2019. The City selected 100% Green Power as the default option for residential customers, which provides 100% renewable energy through South 3 - 263
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2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 238 California Edison’s (SCE) electrical infrastructure. In 2021, 95% of residents subscribed to the 100% Green Power option.

The City promotes energy conservation through public information provided on the City’s website and at City Hall. Topics include energy-saving xeriscapes, energy rebates, and installation of solar power to produce clean energy.

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6.7 REVIEW OF 2014-2021 HOUSING ELEMENT PAST

PERFORMANCE
An important step in developing future housing strategies that meet the community’s needs is an evaluation of the success of prior Housing Element programs. This section complies with the requirement to assess the City’s progress in implementing the adopted housing programs and facilitating construction of new housing units based on South Pasadena’s RHNA allocation.

Building the RHNA
South Pasadena was allocated 63 units in the 2014-2021 RHNA. The table below compares the RHNA to actual units permitted through 2020, with six months remaining in the RHNA period.

Based on Building permits issued, 112 new units were permitted during the first seven years of the period, far exceeding the above moderate RHNA allocation. However, only four units were in the affordable housing categories. The year 2020 saw a major increase in Planning entitlement approvals (not reflected in this table), with projects including 143 units comprised of two larger multi-family projects, new single-family homes and 17 ADUs. Among these was City’s first density bonus project on Fair Oaks Avenue with 86 units, of which 13 will be deed-restricted for low-income households.

Because building permits for these projects were not issued prior to June 2021, they will be counted toward the 2021-2029 RHNA.

Table VI-54
COMPARISON OF 2014-2021 RHNA AND UNITS PERMITTED

INCOME LEVEL RHNA

ALLOCATION
UNITS

PERMITTED
2013-2020

REMAINING

ALLOCATION
Very Low 17 1 16
Low 10 3 7
Moderate 11 1 10
Above Moderate 25 113 -
Total 63 118 33
Source: City of South Pasadena Annual Progress Reports, HCD, 2021 Housing Plan Programs
In the table below, achievements of the 2014-2021 Housing Element are compared with the Eightyear Objectives for the 5th cycle housing element programs. The progress made since 2014 is analyzed to provide the basis for evaluating whether to continue, amend or remove programs as part of the comprehensive housing program strategy for this housing element. These results are quantified wherever possible or provided as qualitative description where necessary. Continuing successful and relevant programs, in combination with newly identified programs designed to increase housing production to comply with the new RHNA for this housing element form the basis for the Housing Plan (Section 6.8).
3 - 265
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2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 240 Although the City’s resources and staffing are limited, efforts were made to address the housing needs of lower income and special needs groups as opportunities were identified. The City received additional support during the year and a half in which a state and local emergency was declared due to the COVID-19 pandemic. The following are some of the highlights of the City’s accomplishments toward supporting low income and special needs residents:
 All Special-Needs Groups:
o Housing Choice Vouchers: Information about Section 8 vouchers has been added to the City’s website. There is a link at this South Pasadena City webpage to Los Angeles County’s website related to vouchers:
https://www.southpasadenaca.gov/residents/housing/
The “Housing” webpage is being relaunched as the Housing Support webpage with more specific references and connection to the City’s contracted housing rights and tenant protection agency and to Los Angeles County’s Housing Voucher program.

HUD currently allocates 25,199 Housing Choice (Section 8) Vouchers to the Los Angeles County Development Authority (LACDA). The LACDA is currently providing rental assistance to 23,196 families throughout Los Angeles County. Each family represents a voucher in use. The LACDA does not have vouchers specifically allocated for use in the City of South Pasadena. There are currently 10 LACDA Housing Choice Voucher holders that reside in the City of South Pasadena. o Inclusionary Housing: The City adopted Inclusionary Housing Regulations in spring 2021 that apply to all projects of three or more units. These regulations will result in the creation of new lower- and moderate-income units to serve a variety of households.
 Seniors:
o The 625 Fair Oaks Senior Housing project was approved in March 2020. It took advantage of the technical assistance offered by the City, as noted in the existing Housing Element Planning Assistance and Permit Processing Program. This project has a total of 86 units with 13 units affordable for low-income households.  Unhoused Persons:
o The City received a $30,000 grant from Los Angeles County and United Way of Greater Los Angeles to hire a consultant to develop a plan to support unhoused individuals in conjunction with a larger effort with the San Gabriel Valley Council of Governments (SGVCOG). Lesar Development Consultants prepared the plan on behalf of the City in 2018. It was unanimously adopted by Council on June 12, 2018.

Accordingly, the City was eligible to apply for and receive Measure H grant funds from Los Angeles County as well as homelessness grant funding from the SGVCOG.

Programs are currently being implemented in partnership with others in the San Gabriel Valley region.
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CITY OF SOUTH PASADENA MAY 2023
2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 241 o In response to the COVID-19 pandemic, the City received $165,000 to implement emergency programs to address the needs of unhoused individuals, including motel vouchers, housing placement services, clean up, facilities and safety measures for encampments, and cash assistance to people at risk of becoming homeless. In addition, funding in the amount of $73,528 was allocated to South Pasadena’s ERAP program, which provides one-time rental assistance to eligible low-income residents. o Also, in response to the pandemic, the Cities of South Pasadena and Arcadia received a multi-jurisdiction grant from Los Angeles County (Measure H) to provide motel vouchers, a shared case manager to help the homeless navigate resources, including temporary and permanent housing opportunities, and rapid re-housing assistance to help with temporary rental assistance and/or utility payments. o The City adopted an amendment to the Zoning Code to delete language establishing buffer distance requirements between an emergency shelter and any public park, school, or residential use and to establish the maximum number of beds permitted in any one emergency shelter at 12 beds. Ordinance 2251, Adopted 9-4-2013, made changes to the Emergency Shelters section. The City will amend that section of the Zoning Code further to fully comply with current state law. o The City adopted an amendment to the Zoning Code to add clarifying language to the Zoning Code definition of residential projects to include transitional and supportive housing. Clarification to define these as residential uses was included in Ordinance 2251 in 2013. There are still some zoning districts that do not allow transitional and supportive housing where single-family housing is allowed. This program will be amended and continued to fully address state law regarding transitional housing and to address new state law since 2014 (Assembly Bill 2162) regarding supportive housing.

Table VI-55 describes the City’s progress in implementing the 2014-2021 Housing Element programs.
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2014-2021 HOUSING ELEMENT PROGRAM PERFORMANCE
2014-2021 HOUSING ELEMENT PROGRAMS PROGRESS OF PROGRAM SINCE 2014

APPROPRIATENESS TO
CONTINUE IN THE 2021-2029

HOUSING ELEMENT
Energy Efficiency Program This CDBG-funded program provides grants to assist low- and moderateincome households in the community with funding for necessary energy saving home repairs and improvements. A household may be eligible to participate in the program as long as they are homeowners with dwellings of two units or less and meet the income limits established for the program. Eight-year Objective: The City will continue to use CDBG funds to provide housing rehabilitation (as that term is defined by HUD) assistance for low- and moderate-income homeowners for energy saving home improvements. The City’s objective is to assist one lower income household during the 2014-2021 planning period.

The City has not pursued Community Development Block Grant (CDBG) funding for rehabilitation and energy-saving upgrades since adoption of the previous Housing Element. The City does continue to apply for CDBG funds but no CDBG money has been used for housing assistance. The energy-efficiency program was defunded many years ago. Participation was low (cancelled due to lack of interest).

Currently, a small percentage of CDBG funding goes to the senior lunch program and the rest is used for sidewalk improvements.

For the 2021-2022 year, the City is reallocating funds to increase programs that support housing. Aside from the senior lunch program, approximately $104,000 will be allocated for housing programs, including residential code enforcement and housing rehabilitation programs for code compliance/modernization and energy efficiency. The intent is to establish the program(s) and develop public outreach tools to reach eligible residents and maximize participation to use the resources. Once established, the program could be funded annually by CDBG. The Code Enforcement effort would focus on occupancy inspection that would result in more enforcement of housing maintenance and support for displaced tenants. The City has updated policies related to facilitating green design and building techniques as part of the General Plan Update, which is currently underway.

Amend and continue with current energy-related program.

Planning Assistance and Permit Processing The City provides technical assistance to potential developers of new housing in the City and offers a streamlined design review process. Additionally, the City’s Zoning Code includes provisions for approval of a planned development permit which allows for modifications to certain zoning requirements for projects which include affordable housing and the granting of density bonuses and incentives and concessions for projects which meet the affordable housing requirements of the Zoning Code.

The City continues to implement this program. For example, the 625 Fair Oaks Senior Housing project took advantage of the technical assistance provided by this program. This project was approved by the Planning Commission on March 10, 2020. It has a total of 86 units with 13 units affordable for low-income households.

Continue.
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APPROPRIATENESS TO
CONTINUE IN THE 2021-2029

HOUSING ELEMENT
Eight Year Objective: Facilitate review of development proposals which include affordable housing and continue to provide Zoning Code information to developers of affordable housing regarding special permit provisions and the potential for the granting of density bonuses and incentives and/or concessions to qualifying affordable housing projects. The City’s objective is to assist in the provision of 25 above moderate income housing units during the 2014-2021 planning period. Housing Development ProgramThis program relies on the availability of state financial assistance to developers from sources such as tax credits and CHFA for development of new affordable housing. The City will provide Notices of Funding Availability (NOFA) information to developers when NOFAs become available and facilitate review of projects linked to these funding applications. Eight Year Objective: Facilitate review of development proposals which are linked to applications for funding by a State or Federal agency. The City’s objective is to provide information to developers to promote development of 10 units of low and 11 units of moderate-income housing units during the 2014-2021 planning period.

No applications with tax credit financing or other state or federal financing have been reviewed or approved since adoption of the previous Housing Element. However, the City has participated in the creation of the San Gabriel Valley Regional Housing Trust (SGVRHT) in 2020 to provide a fullservice agency to support more affordable housing development in the city and region and information is provided to developers through them. The City contributed $115,000 toward the development of the SGVRHT and pays an annual membership fee to support administration costs. The City’s proposed inclusionary housing ordinance provides for the City to transfer in-lieu fee payments into the regional fund to be leveraged for more affordable housing funds in regional projects, to which South Pasadena affordable housing developers will have access.

Amend substantially to reflect current City efforts and continue.

CalHome Program
This program is a State Housing and Community Development program providing funds for home ownership programs to assist low and very lowincome households become or remain homeowners. Eight Year Objective: Provide information to low and very low-income households for funding within the timetables established by the State Department of Housing and Community Development funding when funding is made available to the City. The City’s objective is to provide information to households whenever possible in order for a minimum of one low income and one very low-income household to receive assistance during the 2014-2021 planning period.

The City continues to provide information about CalHome and conducts outreach through its contracted housing rights and tenant protection agency. They serve as the main source of this type of information and support for South Pasadena residents.

Continue.
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APPROPRIATENESS TO
CONTINUE IN THE 2021-2029

HOUSING ELEMENT
Section 8 Rental AssistanceThe Los Angeles County Community Development Commission funds Section 8 rental assistance to eligible renter households and to eligible homeless facilities and individuals. This program provides housing subsidy payments to households at or below 50% of the median income for two or more persons living together, elderly, and disabled persons. Eight-year Objective: Continue to assist South Pasadena renters with housing subsidy payments through the Section 8 rental assistance program by referring renters to the County agency responsible for administering this program. The City’s objective is to provide information to low and very low income households whenever possible during the 2014-2021 planning period.

Information about Section 8 vouchers has been added to the City website. There is a link at this City webpage to Los Angeles County related to vouchers: https://www.southpasadenaca.gov/residents/housing/ The “Housing” webpage is being relaunched as the Housing Support webpage with more specific references and connection to the City’s contracted housing rights and tenant protection agency and to Los Angeles County’s Housing Voucher program. HUD currently allocates 25,199 Housing Choice (Section 8) Vouchers to the Los Angeles County Development Authority (LACDA). The LACDA is currently providing rental assistance to 23,196 families throughout Los Angeles County. Each family represents a voucher in use. The LACDA does not have vouchers specifically allocated for use in the City of South Pasadena. There are currently 10 LACDA Housing Choice Voucher holders that reside in the City of South Pasadena.

Continue.

Housing Acquisition and RehabilitationA number of surplus housing units resulted from the change in the proposed route of the extension of the 710 Freeway. The City monitors the status of these properties in order to identify any properties deemed surplus by Caltrans and monitors opportunities for their acquisition and rehabilitation by non-profit developers as affordable housing. Eight-year Objective: The City’s objective is to continue to monitor surplus Caltrans properties in the 710 surface route corridor and provide technical assistance where feasible to non-profit affordable housing developers pursuing acquisition and rehabilitation of any Caltrans declared surplus properties in the 710 surface route corridor as affordable housing.

Caltrans has initiated a three-phased property sales program for the 710 surplus properties. Staff continues to work with representatives of Caltrans, California Department of Housing and Community Development, and the California State Transportation Agency to discuss potential affordable housing strategies. The City is also working on a plan to take advantages of opportunities provided in SB381 to procure surplus properties in order to enable affordable housing development. A new housing division is being established in the Community Development Department to develop and administer affordable housing including these efforts. Funding has been secured for a feasibility study on surplus Caltrans properties available to be converted to permanent affordable housing ($30,000 – Measure H).

Amend to address accomplishments and continue.

Density Bonus for Affordable Housing The City’s Zoning Code provides for the use of density bonuses as a developer incentive to provide affordable housing in new developments. The General Plan contains a policy to consider the development of residential units in excess of the General Plan limits if the units are ownership units affordable to low- or moderate-income households.

The Senior Housing project at 625 Fair Oaks was approved in 2020 and received a 35-percent density bonus. It will have 86 units with 13 units reserved for low-income households.

The City has updated its density bonus ordinance in compliance with changes in state law. In May, in conjunction with adoption of an inclusionary housing ordinance, the City Amend to address updates to state law and continue.
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APPROPRIATENESS TO
CONTINUE IN THE 2021-2029

HOUSING ELEMENT
Eight-year Objective: Provide technical assistance to developers of affordable residential projects by providing Zoning Code information on the possible use of density bonuses and incentives and/or concessions to assist in the development of affordable housing. The City’s objective is to provide information to developers regarding the use of the Affordable Housing Incentives provisions of the Zoning Code whenever possible during the 2014-2021 planning period to assist with development of 21 lower income units and 5 moderate income units. incorporated streamlined approval for waivers in conjunction with the density bonus for projects that include on-site inclusionary housing. City staff regularly provides assistance to applicants considering proposing projects using the density bonus.

Homeless ServicesThe City will continue its emergency shelter referral program administered through the Police Department and investigate entering into participation agreements with neighboring cities and/or Councils of Governments that operate emergency shelter programs to expand homeless services to the homeless population in South Pasadena. Eight-year Objective: The City will continue ongoing referral services through its Police Department assisting homeless individuals to obtain emergency shelter and will continue to evaluate the possibility of entering into participation agreements with other cities and/or Councils of Governments providing emergency shelter programs.

The City received a $30,000 grant from Los Angeles County and United Way of Greater Los Angeles to hire a consultant to develop a plan for homelessness, in conjunction with a larger effort with the San Gabriel Valley Council of Governments (SGVCOG). Lesar Development Consultants were hired to prepare the plan on behalf of the City in 2018. It was unanimously adopted by Council on June 12, 2018. Accordingly, the City was eligible to apply for and receive Measure H grant funds from Los Angeles County as well as homelessness grant funding from the SGVCOG. Programs are currently being implemented in partnership with others in the San Gabriel Valley region. In response to the COVID-19 pandemic, the City has received $165,000 to implement emergency programs to address the needs of unhoused individuals, including motel vouchers, housing placement services, clean up, facilities and safety measures for encampments and cash assistance to people at risk of becoming homeless. In addition, funding in the amount of $73,528 was allocated to South Pasadena’s ERAP program, which provides one-time rental assistance to eligible low-income residents. Also, in response to the pandemic, the Cities of South Pasadena and Arcadia received a multi-jurisdiction grant from Los Angeles County (Measure H) to provide motel vouchers, a shared case manager to help the homeless navigate resources, including temporary and permanent housing opportunities, and rapid re-housing assistance to help with temporary rental assistance and/or utility payments.

Continue.
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Senior Housing The City’s Senior Citizen Commission has suggested that the City explore the potential for the reuse and redevelopment of existing apartment buildings for seniors to expand housing opportunities for seniors. Eight-year Objective: The City will encourage developers proposing to rehabilitate existing apartment buildings to consider rehabilitation and reuse of the existing apartment buildings as affordable senior housing whenever possible.

The City has continued to seek a developer for a City-owned site for senior housing using approximately $500,000 of set aside money from the former redevelopment agency.

Continue.

Vacant Sites The Housing Element identifies vacant sites and vacant sites approved for development in the City with the capacity for development of up to 192 new residential dwelling units. The City will maintain the inventory of vacant sites and work with future developers of these sites in early consultations to encourage the development of affordable units on these sites as part of any project proposal and maintain adequate zoning to make feasible the development of housing for a variety of income levels. Eight-year Objective: Continue to maintain an inventory of vacant and underdeveloped sites for development of new affordable housing. Maintain zoning adequate to allow for the private development of 17 very low, 10 low income, 11 moderate income, and 25 above moderate-income housing units.

No re-zonings have occurred that have downzoned the identified available sites. The City continues to maintain the list of vacant sites for housing.

Amend and continue.

Mixed-Use Developments and Adaptive Re-Use The City’s Zoning Code permits the reuse and new development of housing above ground floor uses in commercial districts and in the Mission Street Specific Plan Area providing opportunities for development of affordable housing. The 1998 General Plan also states policies to encourage the development of mixed use projects within targeted areas of the city. As part of a mixed use residential and commercial development project the provisions of the Zoning Code for affordable housing incentives could be utilized in projects which include units for very low, low, and moderate income households. Additionally, developers of affordable housing may seek relief from the strict application of the Zoning Code regulations through approval of a planned development permit which allows for flexible application of Zoning Code regulations. Eight-year Objective: Continue to promote the development of housing units above ground floor commercial uses on vacant properties located The Mission Bell mixed-use project was approved by the Planning Commission on February 11, 2020. The project will be three stories and will include 36 market-rate condominiums, commercial retail space, and subterranean parking. Existing commercial buildings on the site with businesses in them will be demolished to facilitate project development. One historic structure dating to 1921 will be partially retained and incorporated into the project design. The approved 625 Fair Oaks Senior Housing project described under previous programs is also located in a mixed-use district.

A revised General Plan and Specific Plan to implement increased mixed-use development with more housing opportunities have been drafted and public meetings have been held to gather community input. Programs have been included in the draft programs section to further facilitate housing in the mixed-use areas.

Amend and continue.
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within the City’s commercial districts through the mixed use development provisions of the Zoning Code and on vacant and reused properties located in the Mission Street Specific Plan area. Expedite permit processing for mixed use projects which include affordable housing and assist developers with the application of the planned development permit and Affordable Housing Incentives provisions of the Zoning Code to projects to maximize the potential for a project to include affordable housing. Promote the use of the density bonus and notify developers of available sites for development of affordable housing. The City’s objective is to provide information to developers to promote development of 17 units of very low, 10 units of low, and 11 units of moderate income housing units during the 2014-2021 planning period. Residential Second Units The Zoning Code permits the construction of residential second units in the RE, RS, and RM zoning districts. Eight-year Objective: Facilitate development applications for residential second units to promote this housing type as an affordable housing alternative. The City’s objective is to facilitate application review to promote development of three residential second units during the 2014-2021 planning period.

The City updated its ADU regulations in Section 36.350.200 in 2016 and 2019 to comply with changes in state law and a more comprehensive update in 2021 addressed issues that had added complexity to ADU approval in order to further facilitate ADU production. Although the 5th Cycle objective for residential second units was low, ADUs have become a much more significant component of the housing strategy over the past eight years. In 2017, the Planning Division approved only one accessory dwelling unit (ADU); in 2018, 4 ADUs were approved; in 2019, 7 ADUs were approved; and in 2020, 8 ADUs were approved. Following the City’s adoption of a new ADU ordinance in mid-2021, the number of building permits for ADUs increased substantially to 32 building permits in 2021. At the close of this housing element period, a second Code revision (Phase 2 for historic properties) was adopted in order to better facilitate ADUs on those properties, which is expected to further increase the applications and issuance of building permits for ADUs.

Amend and continue.

Land Use Controls

1. The City’s Zoning Code currently includes requirements for approval of a conditional use permit as part of the approval of a planned development permit. In addition, the Zoning Code establishes a 12 month validity period for an approved planned development permit. Eight-year Objective: The City will adopt an amendment to the Zoning Code within one year following the approval of the Housing Element to eliminate the requirement for approval of a conditional use Objective 1: Ordinance 2253 amended the Zoning Code to
remove the conditional-use permit (CUP) requirement on October 2, 2013. This process was used to allow conversion of four historic rental bungalows to separate ownership units, one with a covenant for a moderate-income household. Objective 2: The City adopted an amendment to the Zoning Code to delete language establishing buffer distance requirements between an emergency shelter and any public park, school, or residential use and to establish the maximum Objective 1. Delete. Objective 2. Amend and continue. Objective 3. Amend to reflect accomplishments and continue. Objective 4. Continue. 3 - 273
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permit for development projects which request and qualify for approval of a planned development permit and to extend the term for an approved planned development permit to a period of 36 months with the potential for approval of an extension for an additional 36 months.

2. In accordance with State Law, Zoning Code regulations establishing buffer distances for an emergency shelter are limited to the establishment of a 300 foot separation distance between emergency shelters, and Zoning Code regulations governing the operations of emergency shelters should provide that adequate beds are available to accommodate the City’s homeless population. Eight Year Objective: The City will adopt an amendment to the Zoning Code within 24 months following approval of the Housing Element Update to delete language establishing buffer distance requirements between an emergency shelter and any public park, school, or residential use and to establish the maximum number of beds permitted in any one emergency shelter at 16 beds.

3. In accordance with State Law, Zoning Code regulations must consider transitional and supportive housing as a residential use in any zone where residential uses are allowed and subject to the same development regulations as other residential uses in the same zone. Eight Year Objective: The City will adopt an amendment to the Zoning Code within 24 months following approval of the Housing Element Update to add clarifying language to the Zoning Code definition of residential projects to include transitional and supportive housing.

4. With the adoption of the Zoning Code Amendment permitting SROs “by right” in the BP zoning district, specific development regulations were also adopted to govern development of SROs which establish location requirements that SRO’s not be located any closer than 300 feet to one another or within 300 feet of a residential use, public park, or public school, establishes a minimum lot size of 10,000 square feet and a maximum density of one unit per 1,600 square feet of gross floor area, establishes setback requirements, and includes requirements for parking, provision of common area open space, showers, cooking facilities, toilets, storage facilities, and security lighting. All SRO facilities are required to submit a management and operations plan for number of beds permitted in any one emergency shelter at 12 beds. Ordinance 2251, Adopted 9-4-2013, made changes to the Emergency Shelters section.

Objective 3: The City adopted an amendment to the Zoning Code to add clarifying language to the Zoning Code definition of residential projects to include transitional and supportive housing. Clarification to define these as residential uses was included in Ordinance 2251 in 2013. Nearly all residential districts in the city permit transitional and supportive housing by right (P-permitted), subject to specific use regulations. However, some residential and commercial zoning districts do not allow transitional and supportive housing. This program will be amended and continued to ensure that all required zones allow these uses. The new, mixed-use zoning districts that are planned will also comply with State law. Objective 4: The City continues to implement the Administrative Modification Process to provide for flexibility in the application of development standards for affordable housing projects.

Objective 5: The City adopted an amendment to the Zoning Code related to the planned development permit process. This process was used to allow conversion of four historic rental bungalows to separate ownership units, one with a covenant for a moderate-income household. The City continues to implement the Administrative Modification Process to provide for flexibility in the application of development standards for affordable housing projects. In addition, a ministerial process allows flexibility for projects using the streamlined density bonus provisions associated with the inclusionary housing requirements. Objective 6. This program has not yet been implemented. It is scheduled to begin after the General Plan Update is complete.

Objective 5. Amend to address completed portions of the program and continue. Objective 6. Continue. 3 - 274
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review by the Director of Planning and Building prior to occupancy and operations. Eight Year Objective: With the adopted 2013 Zoning Code Amendment to allow emergency shelters and SRO’s as permitted uses (“by right”) in the BP zoning district, to specifically list transitional and supportive housing as a permitted use in all residential districts, and with the adoption of the Zoning Code Amendments provided for in Housing Element Update program objectives for the 2014-2021 planning period, sufficient sites will be available for development of these housing types.

5. The Housing Element promotes flexibility in residential development standards as a way to reduce costs of development thereby promoting affordability in design. The City uses the Administrative Modification provisions of the Zoning Code as a means of providing flexibility in development standards including setbacks, open space requirements, and height requirements. Eight Year Objective: The City will continue to implement the Administrative Modification Process to provide for flexibility in the application of development standards for affordable housing projects.

6. The City’s Zoning Code provides for flexibility in the application of development regulations pertaining to affordable multifamily housing development developments and senior citizens’ projects through the use of the planned development permit process. The planned development permit is intended to facilitate development of affordable housing in mixed use and residentially zoned areas by permitting greater flexibility in the design of projects than generally is possible under conventional zoning or subdivision regulations.

Eight-year Objective: The City will continue the application of flexible zoning regulations to promote the development of affordable housing through the planned development permit process as provided for in the Zoning Code.

7. The City’s Senior Citizen Commission has suggested that a policy be adopted to require that a percentage of all new multifamily residential projects in the City be developed as universally accessible units. 3 - 275
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Eight-year Objective: The City will explore options for requiring that new residential development projects of a certain size include a percentage of the units to be universally accessible.

Provision of Technical Assistance to Developers of Affordable Housing
The City’s Planning & Building Department currently offers handout materials and provides assistance to applicants to guide them through the Design Review process and the discretionary and ministerial permit process. The Planning & Building Department provides the same assistance to developers of affordable housing to assure that applications for affordable housing projects are processed in a timely and expeditious manner and also provides information on state and federal financial assistance programs and other available assistance to facilitate development of affordable housing.

Eight-year Objective: Continue to provide information on State and Federal financial assistance programs to developers of affordable housing projects and assistance to applicants of affordable housing projects during the preparation, submittal, and processing of applications to the City for discretionary or ministerial permit approvals. The City’s objective is to provide information to developers to promote development of 17 units of very low, 10 units of low, and 11 units of moderate income housing units during the 2014-2021 planning period.

City staff work with developers of housing projects on a regular basis to assist them in the planning process. While some disruption has occurred due to staffing turnover during the planning period, housing projects are supported through the planned development application process and over the past year, more focus has been put on streamlining and expediting the permit process, as evident in the entitlement of three major residential projects in 2020. In September 2020, the zoning code was amended to streamline the design review process.

The City is improving its application materials to support complete application filings. The City has established a Virtual Planning Desk web page with information and updated application forms, and has a scheduled application intake process to ensure that applications are submitted with all requirements to streamline the approval process. The City has joined with regional partners to create the San Gabriel Valley Regional Housing Trust, and affordable housing developers applying for South Pasadena projects are able to access their support services and leverage local, state, and federal funding. ADUs are a growing source of units that may meet the needs of moderate income households. The ADU zoning regulations were updated in 2021 to provide standards and clarify processes in compliance with State ADU laws. The City has prioritized faster processing through a combination of improved applications and instructions, a brochure available on-line and additional Planning staff to facilitate homeowner interest in building these units.

Continue.
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Fair Housing ProgramThe City of South Pasadena refers fair housing complaints to the San Gabriel Valley Fair Housing Council (SGVFHC). The role of the SGVFHC is to provide services to jurisdictions and agencies, as well as the general public, to further fair housing practices in the sales or rental of housing. Services provided by the SGVFHC include responding to discrimination complaints, landlord/tenant dispute resolution, housing information and counseling, and community education programs. Eight-year Objective: Continue to provide information on fair housing practices and refer housing complaints to the SGVFHC as needed. Provide information on fair housing practices and resources on the City’s web site. Implement Zoning Code procedures for reasonable accommodation for housing for persons with disabilities, on a case by case basis, in order to promote equal access to housing.

The City renewed and expanded their contract with SGVFHC (now the Housing Rights Center) to offer (1) Discrimination Complaint Investigations; (2) Landlord/Tenant Fair Housing Counseling and Meditation; (3) Outreach and Education; (4) Advocacy; and (5) Enforcement and Impact Litigation.

The City began receiving funds through the Permanent Local Housing Allocation (PLHA) Senate Bill 2 funding ($74,651 for first year) in February 2021. This is a new permanent Eviction Defense Program that Los Angeles County will administer on behalf of participating cities. This is funded through the state’s real estate transaction recording fees so the funding will fluctuate from year to year. The Eviction Defense Program will provide comprehensive legal services to households with an Unlawful Detainer (UD) or an eviction complaint, case management for individuals with a UD or eviction complaint to help stabilize their housing, short-term financial assistance to help pay for rental arrears, and know-your-rights workshop and clinics. The City will continue these efforts along with expanding their fair housing efforts to address new state law requirements under Assembly Bill 686.

Amend and continue.

Promote Energy ConservationThe City will explore policies and possible Zoning Code Amendments to provide incentives for new “green” development in the City. The application of green design and construction principals could result in the development of smaller, compact residential projects with the potential to achieve a greater economy of scale thus lowering construction costs and providing an opportunity for development of affordable housing. Green design and building principals applied to new development also incorporate energy saving techniques thereby lowering the cost of utilities for residents. Eight-year Objective: The City will explore amendments to the Zoning Code to provide incentives for the development of energy saving residential development including deviations or waivers from compliance with established development standards as part of a development proposal involving either adaptive reuse of existing buildings or the construction of new residential units. Such deviations or waivers may include a reduction in the minimum required lot area for all housing types, an increase from the established maximum floor area ratio and other similar standards. The City will explore amendments to the Zoning Code to implement “green” building design guidelines and development standards, including the use of solar Policies are being developed as part of the General Plan Update, currently underway.

Combine with Energy-Efficiency Program and continue.
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energy, to reduce energy costs to residents. The City will continue the ongoing programs to promote energy conservation in existing structures in the City which include maintaining information on the City’s website that provides the public with resource information on energy saving xeriscapes, State energy grants, energy rebates, and use of solar power as an energy alternative for homes. Additionally, Southern California Edison offers public information and technical assistance to developers, homeowners, and apartment owners on energy conservation measures and programs. 3 - 278
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6.8 HOUSING PLAN AND QUANTIFIED OBJECTIVES
This section presents the Housing Plan (Plan) for the 2021-2029 planning period. This Plan sets forth South Pasadena’s goals, policies, and programs to address the City’s identified housing needs.

6.8.1 Goals, Policies, and Programs
The City of South Pasadena, in adopting the Housing Element, adopts the following goals, policies and programs as the framework for addressing the housing needs of the community over the timeframe of the 2021-2029 Housing Element, with the programs defining the specific actions the City will undertake to meet those needs. According to Section 65583 of the Government Code, a city’s housing programs must address the following five major areas:
 Conserving the existing supply of affordable housing;  Assisting in the provision of housing;
 Providing adequate sites to achieve a variety and diversity of housing;  Removing governmental constraints as necessary; and
 Promoting equal housing opportunity.

The goals for South Pasadena’s housing plan parallel these five areas defined in the Government Code.

Furthermore, South Pasadena’s housing plan includes a sixth goal aimed at ensuring housing stability and affordability for renters, who make up more than half of South Pasadena’s population. The housing programs described on the following pages include existing programs as well as new programs added to address the City’s identified housing needs. The housing plan is also included in table format in the Executive Summary of this document.

GOAL 1.0 Conserve the Existing Housing Stock and Maintain Standards of Livability Conserve and maintain the existing housing stock so that it will continue to meet livability standards and sustain the community’s housing needs.

Policy 1.1 Adopt and implement Zoning and Building Code standards and provide incentives for building owners to upgrade energy conservation in existing buildings including the use of solar energy, to reduce energy costs to residents.

Policy 1.2 Promote rehabilitation, as that term is defined by the U.S. Department of Housing and Urban Development (HUD), and home improvement assistance to low- and moderate-income households.

Policy 1.3 Continue to use the City’s code enforcement program to bring substandard units into compliance with City codes and improve overall housing conditions in South Pasadena.
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The City will continue to implement Title 24 of the California Code of Regulations on all new development and will continue to ensure that local building codes are consistent with State-mandated or recommended green building standards. The City will also continue to encourage retrofitting existing housing units with innovative energy conservation techniques, such as active and passive solar systems, insulation, orientation, and project layout in an endeavor to further reduce dependence on outside energy sources. The City will make handouts and literature available to the public outlining measures that they can take to reduce energy use and programs available to residents, including San Gabriel Valley Energy Wise Partnership, SoCalGas, Southern California Edison, and Clean Power Alliance programs.

Eight-year Objective: Ensure consistency with State green building standards triennially when the California Building Code is adopted.

Funding Source: General Fund; grants
Responsible Agency: Community Development Department, Public Works Department Timeframe: Every three years; next building code adoption expected in 2023.

Program 1.b – Convert Caltrans Homes to Affordable Housing The City will leverage the Caltrans surplus properties that have resulted from the State's cancellation of a proposed route to extend the 710 freeway through South Pasadena to generate capital for the rehabilitation and creation of deed restricted affordable housing units throughout the city by a development partner. The Caltrans and the City have initiated a property sales program for the 710 freeway surplus properties. The City worked with Senator Portantino to pass SB 381 and the emergency rulemaking regulations were released on March 28, 2022. The City will have priority to purchase unoccupied Caltrans surplus properties, as well as occupied Caltrans surplus properties if the existing tenants do not purchase the properties.

The City has been working with Caltrans to obtain property files and to inspect the properties in order to evaluate the surplus properties. It is anticipated that the City will purchase all or some of the Caltrans surplus properties once Caltrans provides purchase and sale agreements to the City. To ensure the financial feasibility of acquiring the unoccupied properties and in turn leveraging them to expand housing opportunities in South Pasadena, staff will explore whether there might be any alternative solutions to those provided by SB 381 that respond to the cost constraints of particular properties.

SB 381 allows the City to sell identified historic homes at fair market value, but requires that the City use the proceeds from the sale to provide three affordable units for each home sold at fair market value. Additionally, if the City purchases non-historic surplus properties from Caltrans, SB 381 provides the City the option to sell the properties to moderate or lower income households, or rent the properties to lower income households.

Additionally, the City may consider the construction of additional units, either as ADUs or Missing Middle housing, on certain parcels to provide additional lower income units if feasible. These 3 - 280
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Eight-year Objective: Acquire and convert unoccupied, Caltrans-owned properties that are not sold at fair market value to deed-restricted affordable housing units to expand housing mobility opportunities for lower-income households and revitalize underused areas.

Maximize the surplus Caltrans property portfolio in service of the City’s commitment to develop and expand housing mobility.

Funding Source: General Fund; HRE; public (federal, state, regional) grants, loans, and equity sources (i.e. CalHome, LIHTC, SGVRHT, etc.)
Responsible Agency: Caltrans; Community Development Department/City Manager’s Office Timeframe: Conduct feasibility study in 2022 and early 2023; technical assistance and work with nonprofits at least annually throughout planning period. Initiate a six-month tenant land sales information dissemination and purchase option process within 90 days following completion of implementation of necessary components of land transfer by State ;target determination for City purchase of remaining surplus properties within 6 months of completion of tenant priority purchase period. Units will be available to occupants by October 2024.

Program 1.c - Housing Rehabilitation and Code Enforcement The City will respond to tenant complaints regarding housing conditions and will proactively pursue abatement of substandard housing conditions in the Southwest Monterey Hills neighborhood and other neighborhoods with the oldest housing stock identified in the 2022 survey (Table VI-26), or as subsequently identified, to reduce displacement risk of tenants living in currently substandard housing.

The City will continue to monitor opportunities and pursue funds annually, as available, through state and federal programs for rehabilitation to improve existing housing units serving lower-income households and will work with the private sector and nonprofit agencies to implement projects when opportunities arise. The City will also continue the code enforcement program to identify and correct situations of unsafe or dilapidated housing units. When violations are cited, code enforcement will offer property owners information to help them correct the identified deficiencies.

To augment the City’s already established code enforcement work, Community Development staff will develop and propose for City Council’s approval a Rental Housing Inspection Program, which would entail systematic, proactive, and routine inspections of certain rental properties to ensure compliance with health and safety codes. This program will support the City’s inspection of rental properties in response to a tenant’s complaint of substandard conditions as required under AB 838 by not only providing the infrastructure and capacity for code enforcement, but also preventing tenant habitability issues before they emerge.

Eight-year Objective: Correction and abatement of all identified Code violations; with particular effort to address the 46 units identified as needing moderate or higher level repairs to reduce displacement risk for current occupants.
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2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 256 Funding Source: HOME, PHLA, program fees collected by covered rental property owners, others Responsible Agency: Community Development Department, City Manager’s Office Timeframe: Correction of all properties needing more than minor rehabilitation by 2026; correction of all substandard conditions by 2029. Propose Rental Housing Inspection Program to City Council by October 2024.

Program 1.d – Assisted Housing Unit Preservation
The City will maintain and monitor a list of all low-income housing units in South Pasadena that are subsidized by government funding or developed through local or state regulations or incentives. Note, that the City has not been tracking any affordable housing units with deed-restrictions and/or subsidized funding. The list will include, at a minimum, the project address; number of deed-restricted units, including affordability levels; associated government program; date of completion/occupancy; and the date on which the units are at risk to convert to market-rate. The City will work to reduce the potential conversion of any units to market rate through the following actions:
 Monitor the status of affordable projects, rental projects, and manufactured homes in South Pasadena. Should the property owners indicate the desire to convert properties, consider providing technical and financial assistance, when possible, to incentivize long-term affordability.
 If conversion of units is likely, work with local service providers as appropriate to seek funding to subsidize the at-risk units in a way that mirrors the HUD Housing Choice Voucher (Section 8) program. Funding sources may include state or local funding sources.

Pursuant to State law (Government Code Sections 65853.10, 65863.11, and 65863.13), owners of deed-restricted affordable projects are required to provide notice of restrictions that are expiring to all prospective tenants, existing tenants, and the City within 3 years, 12 months, and 6 months before the scheduled expiration of rental restrictions. In addition, the City or owner will provide notice to HUD, HCD, and the local legal aid organization. Owners shall also refer tenants of at-risk units to educational resources regarding tenant rights and conversion procedures and information regarding Section 8 rent subsidies and any other affordable housing opportunities in the City. In addition, notice shall be required prior to conversion of any units to market rate for any additional deed-restricted lowerincome units that were constructed with the aid of government funding, that were required by inclusionary zoning requirements that were part of a project granted a density bonus, or that were part of a project that received other incentives.

If a development is offered for sale, HCD must certify persons or entities that are eligible to purchase the development and to receive notice of the pending sale. Placement on the eligibility list will be based on experience with affordable housing.

When necessary, the City shall continue to work with property owners of deed-restricted affordable units who need to sell within 55 years of the unit’s initial sale. When the seller is unable to sell to an eligible buyer within a specified time period, equity-sharing provisions are established (pursuant to the affordable housing agreement for the property), whereby the difference between the affordable and market value is paid to the City to eliminate any incentive to sell the converted unit at market rate.

Funds generated would then be used to develop additional affordable housing within the City. The 3 - 282
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2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 257 City shall continue tracking all residential projects that include affordable housing to ensure that the affordability is maintained for at least 55 years for owner-occupied units and 55 years for rental units, and that any sale or change of ownership of these affordable units prior to satisfying the 45- or 55- year restriction shall be “rolled over” for another 45 or 55 years to protect “at-risk” units.

Eight-year Objective: Preserve at least five units and any additional units that are subject to this program. Ensure communication with property owners, particularly when ownership changes.

Funding Source: General Fund
Responsible Agency: Community Development Department
Timeframe: Ongoing.

Program 1.e – Environmental Health
Environmental health is an integral component of supporting healthy living conditions and preventing fair housing issues that can result from concentrations of contamination. To encourage place-based revitalization through improved environmental conditions, the City will meet annually, or by request, with water providers to identify funding opportunities to continue to implement mitigation measures at City water sources in San Gabriel and San Marino to bring the CalEnviroScreen percentile score below the 70th percentile impaired drinking water. As needed, the City will provide assistance to water providers to apply for funding for necessary improvements. Additionally, the City will review and revise, as necessary, siting and mitigation requirements for industrial and other uses that may contribute to contamination from diesel particulate matter exposure which is concentrated in the northern portion of South Pasadena north of Mission Street, and groundwater contamination which is isolated in the southeastern portion of the City south of Mission Street and east of Meridian Avenue to reduce the impact of these in areas with the highest scores to below the CalEnviroScreen 50th percentile.

Eight-year Objective: Determine whether there are existing sources of water contamination and mitigate as appropriate in identified areas to bring the CalEnviroScreen percentile impaired drinking water score below the 70th percentile; and groundwater and diesel particulate matter scores in identified areas below the 50th percentile.

Funding Source: General Fund
Responsible Agency: Public Works Department
Timeframe: Meet with water providers by December 2022 to develop strategies and review siting and mitigation requirements by June 2023.

GOAL 2.0 Encourage and Assist in the Provision of Affordable Housing Facilitate the development of deed-restricted affordable housing units in locations distributed throughout the city in order to provide housing for a diverse community, including low-income households that are least able to afford adequate housing.

Policy 2.1 Use local, regional, and state funding to assist in development of new multifamily housing for low- and moderate-income households.
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2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 258 Policy 2.2 Provide information to developers regarding the City’s inclusionary housing requirements and the availability of streamlined density bonus opportunities in compliance with incentives for well-designed housing and implement approval processes that reflect the priority of providing housing in the community.

Policy 2.3 Provide residents with information to receive rental assistance, including housing vouchers, from the County of Los Angeles and other support for tenants from the City’s contracted housing rights and tenant protection agency.

Policy 2.4 Consider declaring publicly-owned sites as “Surplus” and offering development opportunities on those sites to non-profit affordable housing developers.

Policy 2.5 Provide adequate access to housing that supports educational and economic opportunities for all, as well as transit options and a walkable lifestyle.

Program 2.a – Provide Technical Assistance for Projects with Affordable Housing The City’s Community Development Department currently offers handout materials and provides assistance to applicants to guide them through the Design Review process and the discretionary and ministerial permit process. The Community Development Department provides the same assistance to developers of affordable housing to ensure that applications for affordable housing projects are processed in a timely and expeditious manner and also provides information on state and federal financial assistance programs and other available assistance to facilitate development of affordable housing. Prior to permit application, staff will advise on the City’s Zoning Code provisions for approval of a planned development permit that allows for modifications to certain zoning requirements for projects that include affordable housing and the granting of density bonuses, incentives and concessions for projects that meet specific requirements in the inclusionary housing section of the Zoning Code. The City will reach out proactively to developers of affordable housing to identify and pursue opportunities on an annual basis. The City periodically updates applications and materials, and provides application forms and materials on-line at the Virtual Planning Desk to better assist housing project applicants and for implementation consistency.

The City is a member of the San Gabriel Valley Regional Housing Trust (SGVRHT) to leverage resources and increase funding for affordable housing in South Pasadena and the region. One way this will be done is by providing information to developers regarding the SGVRHT and supporting their applications for available funding through those resources. 3 - 284
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2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 259 Eight-year Objective: Expand housing mobility opportunities by encouraging construction of affordable units in higher-income residential areas, as well as on sites with developer interest including higher density residential, mixed-use sites within the Downtown Specific Plan and other mixed-use areas, and non-residential sites with redevelopment potential on underutilized commercial properties.

Accomplish this by facilitating expedited review of development proposals that include affordable housing and continuing to provide Zoning Code information to developers of affordable housing regarding special permit provisions and the potential for the granting of density bonuses and incentives and/or concessions to qualifying affordable housing projects. Continue to provide information on State and federal financial assistance programs to developers of affordable housing projects and assistance to applicants of affordable housing projects during the preparation, submittal, and processing of applications to the City for discretionary or ministerial permit approvals. The City’s objective is to assist with 100 applications across all income levels during the 2021-2029 planning period. Update materials by June 2023.

Funding Source: General Fund
Responsible Agency: Community Development Department
Timeframe: Update materials by June 2023; Ongoing at the Planning Counter and as applications are received. Outreach to affordable housing developers annually.

Program 2.b – Affordable Housing Production
The City will establish a Housing Division within the Community Development Department to manage and facilitate 100% affordable housing opportunities, using in-lieu fees and other available funding, and to monitor the City’s inventory of affordable housing as it grows. The City will also continue to work with SGVRHT, connecting affordable housing developers to regional opportunities through its outreach efforts on an annual basis.

Eight-year Objective: Fund and build 400 affordable units, at least 200 on sites with the highest access to resource areas within the City, such as near commercial corridors along Mission Street and Fair Oaks Avenue, and 200 affordable units on residentially zoned sites in higher-income neighborhoods to facilitate housing mobility in mixed-income neighborhoods, and limit potential for concentrating affordable housing in areas identified with higher rates of renter households and incidence of poverty.

Funding Source: Inclusionary in-lieu fees; General Fund; grant funding Responsible Agency: City Manager’s Office; Community Development Department Timeframe: Participation in SGVRHT is ongoing; establish a Housing Division in FY 2022-23; Outreach to affordable housing developers annually.
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2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 260 Program 2.c - CalHome Program
This program is a State Housing and Community Development program providing funds for home ownership programs to assist low- and very low-income households become or remain homeowners, to reduce displacement risk for current owners and expand housing mobility options for prospective homeowners. The program is administered for the City by the City’s contracted housing rights and tenant protection agency.

Eight-year Objective: Provide information to low- and very low-income households for funding within the timetables established by the California Department of Housing and Community Development (HCD) funding when funding is made available to the City. The City’s objective is to provide information to households in the areas with higher rates of homeowner overpayment and poverty and neighborhoods with a high proportion of renter households to facilitate housing mobility for a minimum of 50 low-income and 50 very low-income households to receive assistance during the 2021-2029 planning period. The status of availability of funding will be posted on the City’s website and updated as funding becomes available.

Funding Source: CalHome
Responsible Agency: State of California/City Manager’s Office; City’s contracted housing rights and tenant protection agency
Timeframe: Ongoing as NOFAs are released for CalHome; City’s contracted housing rights and tenant protection agency will conduct outreach at least once a year.

Program 2.d - Section 8 Housing Choice Voucher Program for Rental Assistance The Los Angeles County Development Authority administers the Section 8 Housing Choice Voucher (HCV) Program, which subsidizes eligible participants to find their own housing on the private market.

HCV provides housing subsidy payments to households at or below 50 percent of the median income for two or more persons living together, seniors, and disabled persons. The City maintains information about this program on its website, including a link to the County’s webpage for this program.

Eight-year Objective: Continue to assist eligible South Pasadena renters with housing subsidy payments through the HCV program by assisting their access to the LA County Development Authority. Contract with a housing rights and tenant protection agency to provide a biannual educational workshop, beginning in 2023, for rental property landlords, property managers, and other rental housing providers on the benefits of making their units available to HCV holders. Prioritize outreach efforts to property owners and landlords with multifamily and single family rental units in higher-income residential neighborhoods to reduce existing concentrations of HCV renter households in the Fremont Avenue/Huntington Avenue/Meridian Avenue and Mission Street neighborhoods and maximize housing mobility opportunities in higher income neighborhoods, with the objective of at least 40 housing providers committing to pricing one or more of their units to be eligible to accept HCV holders.

Funding Source: HUD
Responsible Agency: Los Angeles County Development Authority Timeframe: Ongoing
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2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 261 Program 2.e – Facilitate Density Bonus for Projects with On-site Affordable Housing The City requires provision of inclusionary housing units for most multi-family developments.

Projects complying with the ordinance by including on-site affordable units may also take advantage of State-mandated density bonuses and other incentives offered in SPMC Division 36.375 that support project feasibility. The Municipal Code complies with State requirements and encourages density bonuses in conjunction with the inclusionary housing requirement. The City will update the Zoning Code provisions for density bonuses (SPMC Division 36.370) as needed to comply with changes in state law.

Eight-year Objective: Approve housing/mixed-use projects that include density bonuses along with on-site affordable housing units to support maximum unit capacity for RHNA implementation. The objective is to approve at least 600 affordable units during the planning period through density bonuses to facilitate mixed-income projects, and support expanded housing mobility opportunities for lower-income households.

Funding Source: General Fund
Responsible Agency: Community Development Department
Timeframe: Amend SPMC 36.370 by July 2023; Implement Inclusionary Housing Ordinance:

Ongoing.

Program 2.f - Offer Services to People without Housing
The City will continue its participation in the regional mobile outreach program administered by San Gabriel Valley Council of Governments (SGVCOG). As part of this program, an outreach team spends three hours per week in South Pasadena to provide referrals and support to unhoused individuals. In addition, the South Pasadena Police Department will continue to perform its own outreach to unhoused individuals in South Pasadena, referring them to 211 for resources and services and providing its remaining emergency motel vouchers that were purchased with the City’s formerly allocated Measure H funds.

SGV CARE
The City of South Pasadena is participating in San Gabriel Valley Crisis Assistance Response and Engagement Program (SGV CARE) with Arcadia and San Marino. Launched in August 2022 by the SGVCOG and Los Angeles Centers for Alcohol and Drug Abuse (L.A. CADA), SGV CARE is the first multi-city regional effort to provide alternative mobile responses to 9-1-1 calls for people experiencing mental or behavioral health emergencies, including those who are unhoused. The SGV CARE response team is composed of a Licensed Clinical Social Worker, an Emergency Medical Technician, and a Substance Use Disorder Counselor, and it commits to a 30-minute maximum response time to non-violent, non-medical emergency service calls with a focus on serving a variety of needs related to mental and behavioral health and/or homelessness. The pilot phase of this program, also known as the Homeless, Mental Health and Crisis Response Pilot Program, entails a co-response with law enforcement and expires May 31, 2023.

SGV CARE’s approach alleviates the burden on law enforcement, while ensuring that communities members experiencing a mental or behavioral health crisis and/or homelessness receive safe and 3 - 287
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2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 262 effective crisis intervention and de-escalation services; emotional support and counseling; mental health assessments; safety planning with referrals to local resources; and, if needed, transportation to a treatment facility or service provider. In SGV CARE’s first quarter of operation, the average response was 10 minutes, and 64% of those served were unhoused individuals.

Recognizing that crises do not end after a response call, a critical component of SGV CARE is following up with each client and connecting them to more appropriate on-going services, including those provided by the Los Angeles Homeless Services Authority (LAHSA), Union Station Homeless Services (USHS), the Los Angeles County Department of Health Services (DHS), the Los Angeles County Department of Mental Health (DMH), and other local organizations and entities that are critical participants in the homeless services system. L.A. CADA is already an active participant in the County’s coordinated entry system (CES), and the County’s mental health and substance use disorder (SUD) systems, so it is well-positioned to maximize these linkages. The City has already hosted several convenings of homeless services providers and other stakeholders to help build engagement and connections between the mobile response program. It is expected that this coordination will continue as the program roll-out advances.

With the technical assistance of the Harvard Kennedy School Government Performance Lab, staff from SGV CARE cohort cities, SGVCOG, and L.A. CADA have been collecting and evaluating data and participating in regular implementation meetings to develop key performance metrics and improve the continued operation of SGV CARE beyond May 2023. The pilot program is fully funded by the Los Angeles County Board of Supervisors’ Measure H funds, and the permanent SGV CARE program has thus far secured $850,000 in funding from State Senator Portatino’s office and $1.5 million in federal funding.

SVG CARE is an integral part of the City's adopted 2021-2026 Strategic Plan and commitment to affordable housing and helping persons of all income levels with housing options. The 2021-2026 Strategic Plan approved by Council on May 18, 2022 includes six key goals, including Goal 5: Plan for Affordable Housing to Comply with State Mandates and Respond to Community Needs. Additionally, item 5e, Homeless Initiatives, identifies several tasks including the City to continue working with the SGVCOG on region-wide solutions; participate in mental health/crisis intervention program (mobile crisis response program); and expand working relationships with community partners such as Union Station Homeless Services to help the unhoused.

Eight-year Objective: Assist the Police Department to refer individuals without housing to emergency shelters as appropriate and continue to evaluate the possibility of entering into participation agreements with other cities or entities that provide emergency shelter programs.

Funding Source: General Fund and grants
Responsible Agency: Police Department, Community Development Department Timeframe: Coordinate a meeting with neighboring jurisdictions by December 2023 to identify strategies and translate materials on homeless services to Spanish by March 2024.

SGV CARE pilot program was launched in July 2022 with limited hours in the three cohort cities, and a co-response with law enforcement. Permanent SGV CARE program to begin June 2023. 3 - 288
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2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 263 Program 2.g – Expand Senior Housing
Encourage development of housing opportunities for seniors to accommodate a variety of independence levels and provide safe, comfortable living conditions. Explore opportunities to allow seniors wishing to downsize to remain in South Pasadena with access to services, transportation and community resources.

Eight-year Objective: Develop more senior housing types, aiming for at least 50 units, both marketrate and affordable, in accessible locations that offer choices to aging South Pasadena residents to reduce displacement and enable them to remain in their community.

Funding Source: General Fund, grants, and developer public funding sources Responsible Agency: Community Development Department
Timeframe: Ongoing
Program 2.h – Incentivize Special Needs Housing
City staff will work with housing providers to ensure that special housing needs and the needs of lower-income households are addressed for persons with disabilities and developmental disabilities, seniors, large families, single parent-headed households with children, and extremely low-income households. The City will reach out to developers of special needs housing to identify opportunities to support them to pursue housing projects in the city. The City will seek to support special housing needs through a combination of regulatory incentives, zoning standards and supportive services programs. This will include implementation of the City’s existing reasonable accommodation ordinance to facilitate applications for modifications or exceptions to the rules, standards, and practices for the siting, development and use of housing or housing-related facilities that would eliminate regulatory barriers and provide a person with a disability equal opportunity to the housing of their choice. Implementation will include staff training and informational materials for these programs, including forms that can be easily accessed and submitted at City Hall and on the City’s website. In addition, as appropriate, the City will assist and/or provide support for funding applications under state and federal programs designated specifically for special-needs groups. In addition, the City will amend the Zoning Code to comply with the Employee Housing Act, specifically Health and Safety Code Section 17021.5 that requires employee housing for six or fewer employees to be treated as a single-family structure and permitted in the same manner as other dwellings of the same type in the same zone. The City will specifically define this type of employee housing in the zoning code and permit it in all zoning districts that allow single-family residences.

Eight-year Objective: Encourage construction of at least 50 accessible units, 50 units with three or more bedrooms, and 50 units affordable to lower-income households to reduce displacement risk and expand mobility opportunities in areas in close proximity to transit systems, commercial uses, services and amenities on appropriately designated sites within the Downtown Plan area, the Fremont Avenue/Huntington Avenue/Meridian Avenue neighborhoods, within properties identified for mixed-use potential, vacant higher density residential sites, City-owned sites, and underutilized nonresidential properties.

Funding Source: Federal Housing Opportunities for Persons with AIDS, California Child Care Facility Financing Program, State No Place Like Home Funds (administered by LACDA), and other State and federal programs designated specifically for special-needs groups 3 - 289
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2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 264 Responsible Agency: Community Development Department, City Council Timeframe: Prepare reasonable accommodation procedure handout and application form and post on website by December 2023; Train staff to process reasonable accommodations by December 2023; Seek funding opportunities beginning in 2023 and annually thereafter; all implementation action components are ongoing. Amend the Zoning Code to comply with the Employee Housing Act within 120 days after the adoption of the Housing Element.

Program 2.i – Inclusionary Housing Regulations – Monitor for Effectiveness To ensure that affordable housing is included in all mixed-use and residential districts throughout the city that permit multifamily housing, the City adopted an Inclusionary Housing ordinance that added inclusionary requirements to the zoning code (SPMC 36.375) in May 2021. Due to economic conditions, the Council has directed an amendment to revise the requirement (See Program 2m). The requirements emphasize developing on-site inclusionary units as part of all projects with three or more residential units. The City will encourage projects that meet this threshold to locate within higherincome neighborhoods and neighborhoods with lower proportions of rental households to facilitate income integration and housing mobility opportunities for lower-income and renter households, and reduce further concentration of affordable units in identified areas of lower-incomes, higher diversity index scores, and larger proportions of renter households. Smaller projects and all ownership projects may opt to pay an in-lieu fee as an alternative. SPMC 36.375 encourages and streamlines use of the State Density Bonus through incentives to comply with objective design standards.

On an annual basis, in conjunction with the State Annual Progress Report (APR) process, the City will report to Council on the number of units approved and built that provide affordable units.

Additionally, the City shall review the effectiveness of the Inclusionary Housing regulations and if revisions are deemed necessary, they will be made when such needs are identified. The review will include consultation with the local development community and shall utilize constraints on development as criteria, including housing costs and timing, and will ensure revisions do not act as a constraint on development.

Eight-year Objective: Produce affordable units as part of residential and mixed-use projects with three or more market-rate residential units.

Funding Source: General Fund (Code development); developer obligation (implementation) Responsible Agency: Community Development Department
Timeframe: No later than June 30, 2025, review effectiveness of the Inclusionary Housing ordinance at producing affordable housing units and its impacts on the viability of housing production. Make adjustments as necessary to the Inclusionary Housing Ordinance based on the review findings no later than December 31, 2025.

Program 2.j – General Plan Affordable Housing Overlay
The City will create and map an Affordable Housing Overlay on the General Plan Land Use Map to be applied to selected sites, outside of the Downtown and Mixed-Use districts, particularly in higherincome areas with lower proportions of renter households and sites with access to transit, commercial, services, higher performing educational facilities and amenities. The overlay will allow up to 30 3 - 290
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2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 265 dwelling units per acre for projects that include deed-restricted affordable units. Program 3.a also addresses the sites where the overlay will be applied including the specific state law requirements for the rezoning of the sites.

Eight-year Objective: Develop at least 400 units of affordable housing during the planning period on sites where the Affordable Housing Overlay is applied to reduce displacement risks for lowerincome households due to housing shortages and provide housing mobility and income-integration opportunities to high resourced areas.

Funding Source: General Fund (for staff resources)
Responsible Agency: Community Development Department
Timeframe: Adopt overlay at the time of General Plan adoption, anticipated concurrent with adoption of the Housing Element.

Program 2.k – Affordable Housing Overlay Zone
The City will create an Affordable Housing Overlay in the zoning regulations to be applied to selected sites outside of the Downtown and Mixed Use districts, particularly in higher-income areas with lower proportions of renter households and sites with access to transit, commercial, services, higher performing educational facilities and amenities. The overlay will allow up to 30 dwelling units per acre for projects that include deed-restricted affordable units. Program 3.a also addresses the sites where the overlay will be applied including the specific state law requirements for the rezoning of the sites.

Eight-year Objective: Facilitate develop at least 400 units of affordable housing during the planning period on sites where the Affordable Housing Overlay is applied to reduce displacement risk for lower-income households due to housing shortages and provide housing mobility and incomeintegration opportunities to high resourced areas.

Funding Source: General Fund
Responsible Agency: Community Development Department
Timeframe: Amend zoning to include overlay by October 15, 2024.

Program 2.l – Facilitate Affordable Housing on City-Owned Property.

The City will utilize identified City-owned sites to develop 100% affordable housing projects (either residential or possibly mixed-use) that include extremely-low, very low, and lower income households.

The City will sell such parcels to developers building affordable housing or otherwise ensure the development of housing on such sites. This process will begin with a review of assets to create a Cityowned site affordable housing inventory (will include list of surplus properties) by June 30, 2023. The process will include outreach to create partnerships with affordable housing developers that can maximize the opportunities and number of units. This process will be undertaken by December 2023.

Once an inventory and list of qualified developers is complete, the City will initiate the Surplus Lands Act (SLA) process to pursue affordable housing projects in the city. The City will require an affordability covenant recorded against the land stipulating a specified percent of the total units developed will be affordable to lower-income households, in accordance with State law. The City will comply with State law to implement the SLA process as follows:
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2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 266  The City will declare land “surplus” in accordance with the definition listed in Government Code, Section 54221, subdivision (b)(1).
 The City will prepare and issue a Notice of Availability (NOA) to the required parties and provide 60 days to receive responses from interested parties.  The City will negotiate in good faith with any respondents for at least 90 days, prioritizing affordable housing uses in the order provided in Government Code section 54227.  The City will send the proposed disposition to the State for review.  The City will address any State findings, as needed.
 Upon final State approval, the City will execute a sale or lease of the land and record an affordability covenant.

The first RFP will be issued by March 31,2024, in order to begin construction within two years and complete within the housing element cycle period. Three other RFPs on three additional inventory sites will be issued by 2026, with the goal of the City disposing of all identified and applicable surplus sites. Projects under this program will be expedited in compliance with the SB 35 streamlined ministerial process and developers will be encouraged to utilize the inclusionary housing ordinance’s streamlined architectural incentives, as applicable.

The City-owned or partially City-owned sites listed in Appendix A and Table VI-50 subject to this program are listed below in addition to the sites discussed in the next paragraph:
 Site 8: Public works yard site
 Site 13: City-Owned Parking Lot site (City owns three of the four parcels) There are no existing uses on these sites that impede additional development and there are no known conditions that preclude development in the planning period. The City is already coordinating with the owner of the other parcel on Site 13. Site 8 is completely City-owned and would not require coordination with any other owners. In addition, the City owns one of the parcels in Site 12 in Table VI-50 and will coordinate with the owner of the other parcel on Site 12 to encourage development of housing on that site.

Additionally, the City will commit to monitoring the continued progress of developing the city-owned sites every other year and will identify alternative sites within 6 months if necessary if sites will not be developed during the planning period.

Eight-year Objective: Sale of all City-owned surplus properties identified appropriate for housing.

Issuance of RFPs on four projects and issuance of building permits for at least two projects, for a total of at least 40 ELI, VLI and LI units, 18 moderate income units, and 11 above moderate income units.

Funding Source: General Fund for staff resources to administer program; City-owned land; affordable housing developer partners to use multiple funding sources including eligibility for City’s affordable housing trust fund and City support for SGVHT applications.

Responsible Agency: Community Development Department (Housing Division) 3 - 292
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2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 267 Timeframe: Create City-owned affordable housing site property list by June 30, 2023. Start outreach to developers by December 2023. Issue first RFP by 2024 and remaining three RFPs in 2026. Building Permit issuance for first project by 2025; two additional building permits issued by 2029.

Bi-annually, review progress towards developing city-owned sites and identify alternative sites within 6 months if sites will not be developed within the planning period.

Program 2.m – Update Inclusionary Housing Regulations.

In order to broaden the feasibility for projects to include on-site inclusionary housing, the City will revise the Zoning Ordinance to reduce the required percentage of inclusionary units from 20% of base units to 15% of base units. Additionally, an exemption to the Ordinance will be added for projects with less than 10 units. Other provisions of the ordinance will also be reviewed, in consultation with the local development community, in the revision process including but not limited to in-lieu fees, cost of a comparable unit and how the inclusionary regulations relate to state density bonus law and other City development standards.

As part of Program 2.i., the effectiveness of the Inclusionary Housing Ordinance will be reviewed in 2025 and additional changes will be made to the Ordinance if it is determined that it is an impediment to housing development.

Eight-year Objective: Approve 137 inclusionary units during the planning period (15% inclusionary requirements on the moderate- and above moderate RHNA allocation of 912 units).

Funding Source: General Fund
Responsible Agency: Community Development Department and City Council Timeframe: Adopt updates to the Inclusionary Housing Ordinance within 120 days of Housing Element adoption.

Program 2.n – Citywide Height Limit Ballot Initiative
Consistent with requirements under state law concerning cities placing measures on the ballot, the City will seek through voter approval in a local election, the repeal of the current height limit of 45 feet as to at least any residential or mixed-use (including residential) project on which the housing element anticipates a base density in excess of 50 units/acre. Such measure will be brought to the City Council for consideration prior to being placed on the ballot. The measure may either eliminate the height limit for these parcels entirely, or be replaced by a new height limit. If the height limit is replaced, the new limit will be no less than 84 feet to achieve the densities identified in the DTSP. In addition, the City will facilitate residential projects that may exceed 45 feet by utilizing the existing options for exceptions to the citywide height limit, including state Density Bonus law. (See also Program 3.n.) If the ballot measure is approved, the City will update development standards throughout the DTSP and zoning code to allow for buildings that can achieve the densities identified in the Housing Element. If the ballot measure is not approved by the voters, the City will complete a mid-cycle revision to the housing element, reducing sites for which the housing element anticipates a base density in excess of 50 units/acre; City will conduct additional rezoning to address the remaining RHNA on sites allowing densities greater than 50 dwelling units per acre. This will include preparing a mid-cycle Housing Element.
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2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 268 Eight-year Objective: Facilitate proposed densities on residential sites in the Housing Element where the height limit may be an impediment to development.

Funding Source: General Fund
Responsible Agency: Community Development Department and City Council Timeframe: Place measure on ballot by December 31, 2024. Within 120 days after the enactment of a ballot measure repealing or replacing the height limit, the City will revise the development standards contained in the DTSP and zoning code. If the ballot measure is not approved by the voters, within 9 months thereafter complete a mid-cycle revision to the housing element, reducing sites for which the housing element anticipates a base density in excess of 50 units/acre.

GOAL 3.0 Provide opportunities to increase housing production Provide adequate sites for residential development with appropriate land use designations and zoning provisions, objective design standards, and energy efficiency requirements, and ensure efficient and transparent review processes for residential development, including accessory dwelling units, to accommodate the City’s share of the regional housing needs.

Policy 3.1 Promote mixed-use developments by continuing to allow development of residential uses in the Mixed-Use zoning district and the Downtown Specific Plan zoning districts and encourage on-site inclusionary housing units within the residential component of all residential and mixed-use projects and planned development permits, as required by the City’s Zoning Code. Conduct early consultations with developers of all residential and mixed-use projects to explain the requirements and design incentives.

Policy 3.2 Maintain an inventory of vacant and underdeveloped properties in the City with potential for development of new residential dwelling units. Improve the City’s ability to monitor through introducing electronic permit system and other technology to facilitate research of property data.

Policy 3.3 Encourage the development of housing types that offer options for seniors to remain within the community when remaining in their existing homes is no longer viable.

Policy 3.4: Allow for and encourage new residential and/or mixed-use development in or near commercial districts, with access to services, transit and schools. Allow for employment centers to be located near housing developments to increase job opportunities.

Policy 3.5: Provide objective standards and ministerial application processes to implement 2021 State housing legislation (SB 9 and SB 10) that requires the City to permit construction of two dwelling units on single-family lots and allows density increases for multi-family properties up to 10 units with a CEQA exemption.

Program 3.a – Rezone and Redesignate Sites to Meet RHNA Redesignating and rezoning the parcels listed in Table VI-50 and in the sites exhibits in Appendix A will address the shortfall of suitably-zoned sites to address the lower-income Regional Housing Needs 3 - 294
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2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 269 Allocation (RHNA) once their General Plan land use and zoning is amended. As part of this rezoning, to improve housing mobility and increase new housing choices and affordability in higher resource or relatively higher income areas, the City will increase the allowable zoning within the Medium Density Residential zone to at least 30 dwelling units per acre (du/ac) and to at least 45 du/ac within the High Density Residential zone. Per California Government Code Section 65583.2(c), the City will also amend the zoning code to allow approval of projects that have at least 15-percent lower-income units in compliance with the inclusionary housing ordinance without discretionary review or “by right.” Additional zoning capacity will be achieved through the adoption of the Downtown Specific Plan (DTSP) and the expansion of mixed-use areas along the City’s arterial corridors either through inclusion within the DTSP or through a zoning overlay district. Allowable densities withing these mixed-use areas will be 70 du/ac, expect for the Fair Oaks zone within the DTSP, which will be 110 du/ac. In addition, comparable Zoning Code revisions outside of the DTSP area will implement this program. The types of standards and processes that will or may need revising include height limits, open space standards, parking requirements and findings for design review. Sites that are planned to receive the Affordable Housing Overlays (see Programs 2.j and 2.k) in the General Plan and Zoning Code are also addressed by this program.

Eight-year Objective: Rezone sufficient sites to accommodate the City’s RHNA targets.

Funding Source: General Fund
Responsible Agency: Community Development Department
Timeframe: General Plan amendments and rezoning: will occur within 120 days of adoption of a compliant housing element.

Program 3.b - Mixed-Use Developments and Adaptive Re-Use As part of the rezoning and adoption of the DTSP done as part of Program 3.a, the City will create development standards that encourage the development of high-density residential uses. It is anticipated that the base density of the DTSP zones will be either 70 or 110 du/ac, depending on the zone.

Both the Mission Street and Fair Oaks zones in the DTSP will contain the following objective development standards:
 Setbacks: 0 feet along the building frontage and sides, and no more than 15 feet in the rear of the building.
 Floor Area Ratio: FAR will facilitate maximum allowable densities in each DTSP zone.  Minimum unit size: 450 square feet.
 Required parking:
o No required parking for parcels within ½ mile of a high quality transit stop; o One space per studio or one-bedroom unit;
o 1.5 spaces per two-bedroom or larger unit;
o Development incentive of 0.5 spaces for deed restricted affordable housing units.  Private open space: 50 square feet minimum for Liner and Flex Building typologies. 3 - 295
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2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 270 These development standards will be updated upon repeal or replacement of the existing height limit in accordance with Program 2.n to allow for the construction of buildings that can achieve the densities identified in the Housing Element. . Within 120 days after the enactment of a ballot measure repealing or replacing the height limit, the City will revise the development standards contained in the DTSP and zoning code accordingly.

Additionally, development incentives that would encourage the construction of affordable units within market-rate projects, beyond those required by State Density Bonus law, will be included in the DTSP.

These development incentives may include:
 Reduced private open space requirements;
 Reduced public open space requirements;
 Reduced parking requirements;
 Expedited processing.

The City will analyze and consider a fee reduction or waiver at the mid-point review in the event that other efforts to facilitate affordable housing production are inadequate.

Eight-year Objective: Target production of 400 lower-income housing units on properties located within the City’s commercial districts through the mixed-use development provisions of the Zoning Code and on vacant and reused properties in the Downtown Specific Plan area. Reduced time to process permits for mixed-use projects that include affordable housing and increased applicant understanding of the streamlined state density bonus, planned development permit and affordable housing incentive provisions of the Zoning Code to maximize the potential for a project to include affordable housing.

Funding Source: General Fund
Responsible Agency: Community Development Department
Timeframe: Adopt General Plan, Downtown Specific Plan, and other needed zoning changes with objective development and design standards within 120 days of adoption of a compliant Housing Element. See also Program 3.a. Modify City website to include revised process for streamlined processing of planned development permits for mixed-use and Downtown Specific Plan applications and post notification and educational materials for objective development and design standards by November 2023. Update handout materials by November 2023; Ongoing at the Planning Counter and as applications are received. Outreach to affordable housing developers annually (see Program

2.a.) Analyze and consider a fee reduction or waiver at the mid-point review if necessary.

Program 3.c – Replacement of Lost Units from Residential Demolitions In accordance with California Government Code Section 65583.2(g), the City will require replacement housing units subject to the requirements of California Government Code Section 65915(c)(3) on sites identified in the sites inventory when any new development (residential, mixed-use, or nonresidential) occurs on a site that has been occupied by or restricted for the use of lower-income households at any time during the previous five years.

This requirement applies to:
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2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 271  Non-vacant sites
 Vacant sites with previous residential uses that have been vacated or demolished.

Eight-year Objective: Identify affected demolition proposals based on maintaining an inventory of affordable units and require replacement housing in compliance with State law to reduce displacement that occurs as a result of demolition and enable residents to remain in their community.

Funding Source: General Fund
Responsible Agency: Community Development Department
Timeframe: Ongoing, the replacement requirement will be implemented immediately and applied as applications on identified sites are received and processed.

Program 3.d – Enable Parcel Assemblage
To create additional opportunities for redevelopment and affordable housing, the City will help facilitate lot consolidations to combine small lots (including lots on slopes) into larger developable lots for housing. The City will meet with local developers and property owners to discuss development opportunities and incentives for lot consolidation to accommodate affordable housing units and consider additional incentives brought forth by developers. The City will support developers/owners who approach the City with interest in lot consolidation for the development of affordable housing by deferring certain fees, allowing more height or additional stories, waiving lot merger fees to enable the project, and providing concurrent/fast tracking of project application reviews. By 2023, the City will review the effectiveness of this program and revise as appropriate. The City will also pursue grant funding for parcel assemblage land banking when it is available.

Eight-year Objective: Approval of more applications to merge parcels that result in feasible sites for multifamily housing during the planning period.

Funding Source: General Fund (legislative efforts); Grant funding (implementation) Responsible Agency: City Manager’s Office; Community Development Department Timeframe: Meet with developers and property owners starting in 2022 and annually thereafter.

Based on the meetings with developers and property owners, add incentives as appropriate within six months and annually thereafter. Ongoing: Support consolidation as applicable housing applications are received; Pursue grant funding as feasible during planning period if California legislation and/or programs enable a tax-increment or similar program that leads to funding for site assembly.

Program 3.e – Develop an Electronic Permitting System
Introduce an electronic permitting system for Planning and Building permits, and other relevant permit functions to increase efficiency in processing residential and other permits and to provide accurate data to monitor housing production and other development.

Eight-year Objective: All planning and building permits will be recorded in an electronic permit system with capability to provide data needed to analyze and report housing production including affordable housing units.
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2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 272 Funding Source: General Fund and grants
Responsible Agency: Community Development Department
Timeframe: Contract for EPS system – December 2022; approve and implement a system by September 2023; ongoing maintenance and system updates as needed.

Program 3.f – Allow and Facilitate ADUs
The Zoning Code was amended in May 2021 and again in December 2021 to encourage the construction of accessory dwelling units (ADUs) in all zoning districts that permit residential development based on objective standards and a non-discretionary process, as required by state law, and to establish objective design standards and supporting guidelines to apply to ADUs on historic properties. The City will continue to work with HCD on their review of the City’s ADU ordinance. If revisions are found to be necessary, the City will make revisions to bring its ADU ordinance into compliance with State law.

The City provided supporting brochures that explain the process and key provisions of the ADU ordinance and the historic preservation provisions. Application forms are submitted electronically along with plans to improve efficiency. In 2021, City increased its Planning staff specifically to review and process ADU applications more quickly, and there has been an increase in submittals and a decrease in processing time.

As part of this program, the City will perform the following community outreach and education activities to facilitate ADU development by South Pasadena’s property owners:
 Allocate staff time to distribution of educational materials in single family residential neighborhoods at public events such as street fairs and farmers’ markets;  Make brochures available at community center and libraries, and at “ADU Community Open House”;
 Create short promotional videos or flyers and brochures (digital and print) by January 2024;  Distribute at least annually though social media promotions, direct mailings to property owners; with a particular emphasis on predominantly single-family neighborhoods and high resources areas; water bill inserts; and the dedicated City webpage (Program 3.k).

This program aims to build on that progress and support property owners interested in building ADUs and JADUs to increase the overall housing stock in residential zones and to promote this housing type as a more affordable housing alternative. During the Housing Element planning period, the ordinance will be updated as appropriate in compliance with state law and adjusted as issues arise and new best practices develop. Some of the features of the program will include:
 Online application process with staff intake for quality control  Maintain and amend materials for better applicant guidance, as needed  Provide consistent staff training and support
 Look for all opportunities to provide certainty earlier in the process  Reduce the number of steps and shorten timeframes, and 3 - 298
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2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 273  Continue to watch the prefabricated housing market, including companies that produce 3Dprinted homes, repurposed shipping containers, and modular construction in order to integrate new ideas into the permitting process as appropriate.

Eight-year Objective: Maintain updated ADU regulations to promote development of an increasing number of ADUs year-over-year; issue permits for all legal ADUs, anticipated to be between 297 and 383 ADUs during the remainder of the 2021-2029 projection period (from January 2022 through October 15, 2029).

Funding Source: General Fund; SCAG grant
Responsible Agency: Community Development Department
Timeframe: Continue to monitor process and improve program to facilitate and encourage ADUs and JADUs on an ongoing basis. The City will revise their ADU ordinance within six months of receipt of the HCD response letter to their ADU ordinance, if updates are needed based on the HCD letter, and update ADU brochures in 2023, and include ADU Amnesty information and incentives. Review the effectiveness of the ADU regulations every two years starting in December 2023, and if needed based on staff review and/or in response to changes to state ADU law.

Program 3.g – Monitor ADU Production
The City will monitor the interest in and production of ADUs on an ongoing basis, providing updates to the California Department of Housing and Community Development (HCD) through annual progress reports and to the public via an annual report to Council. In these reports, the City will summarize the level of interest expressed through the number of initial and approved applications, permits issues, and the number of constructed units (along with occupancy statistics). These reports will also include an evaluation of the effectiveness of ongoing and new ADU-related programs and identify potential changes based on ongoing outreach to property owners and the development community. Beginning in 2023, the City will initiate an annual survey of ADU owners to collect data on rental rates to determine how many moderate- and lower-income units have been produced.

Survey data will inform as to whether additional measures might be taken, particularly if programs in other jurisdictions have succeeded in constructing more deed-restricted low-income ADUs. Starting in January 2024 and every two years thereafter, the City will ascertain whether the rate of ADU construction and the levels of affordability are sufficient to match the projected trendline of 95 ADU building permits between June 30, 2021, and the end of 2023. If the rate of construction and/or affordability is below 90 percent (85 ADUs), the City will revise its programs to further incentivize and fund ADUs (see Program 3.h).

Eight-year Objective: Approve an additional 297 ADUs between January 1, 2022 and October 15, 2029.

Funding Source: General Fund
Responsible Agency: Community Development Department
Timeframe: Assess ADU approval progress in January 2024, again in January 2026, and again in January 2028 and adjust after each of those milestones if ADU numbers are not tracking with projections in Section 6.6.2 (Land Resources). If there is a very large gap between the projections and 3 - 299
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2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 274 actual building permits then barriers will be identified and rezoning will be completed as called for in Program 3.h.

Program 3.h – Back-up to Address Shortfall in Anticipated ADUs The Housing Element is relying on ADUs to satisfy a portion of its RHNA allocation and has set a quantified goal based on the observed rising trend in recent years. As described in Program 3.g, the City will monitor ADU production starting in January 2024. If the number of ADUs permitted by that time isn’t meeting anticipated numbers, the City will take further action to address its RHNA requirements. This may include rezoning additional land to address the gap in the lower-income RHNA between the number of ADUs produced and the number anticipated by the end of 2023. The City will also consider initiating other efforts, including direct funding to subsidize dedicated affordable ADUs or committing to additional outreach and promotion depending on the level of additional ADUs needed and barriers identified, if any, to ADU production during the first two years of the planning period. If rezoning is needed, it will be brought to Council for approval by the end of 2024. If rezoning is needed again after the first four years of the planning period, it will be brought to Council for approval by the end of 2026.

Eight-year Objective: Identify sufficient land for rezoning, or other strategies, to accommodate the unmet lower-income RHNA that was projected to be met by ADUs.

Funding Source: General Fund
Responsible Agency: Community Development Department
Timeframe: Assess barriers including any need for rezoning by the end of 2023 and present to Council for approval by the end of 2024. Determine whether other additional programs including rezoning are needed and implement them by the end of 2024. Assess barriers again by the end of 2025 and address by the end of 2026.

Program 3.i – ADU Amnesty Program
To further encourage ADU creation, the City established an ADU amnesty program in July 2021 in compliance with Senate Bill 13 to facilitate the process of bringing existing unpermitted ADUs into compliance with local regulations (including the building code) by owners of this type of unit. Under certain circumstances specified by SB 13 and other provisions, enforcement of violations related to unpermitted ADUs may be delayed for five years if correcting the violations is not necessary to protect health and safety. City staff works closely with applicants to implement this program, providing information and application assistance to help them identify the necessary upgrades to bring the unit up to minimum building code health and safety standards. In addition to improving the records of ADUs in the City, the City’s amnesty program will also improve tenant safety by ensuring the units are habitable. A potential further development for the program would be to consider providing some incentives to owners who will commit to deed-restricting their ADU to rent to lower-income households. The City has already advertised the program widely, including providing a brochure in utility bills and ongoing web page information, and Planning staff has begun to receive inquiries from homeowners.
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2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 275 Eight-year Objective: Provide assistance to homeowners to convert 50 identified existing unpermitted accessory dwellings to compliant ADUs, unless infeasible.

Funding Source: General Fund (for staff resources)
Responsible Agency: Community Development Department
Timeframe: Allow legalization of ADUs on an ongoing basis. Monitor annually to determine need for additional outreach. Identify neighborhoods with relatively high proportions of unpermitted ADUs by July 2024 to target outreach. Determine incentives for legalizing ADUs with deed-restricting commitment by January 2024. Update brochures with legalization process information and incentives in concert with ADU Ordinance update timeframe.

Program 3.j – Adjust ADU Permit, Utility Connection, and Impact Fees Planning fees for ADUs are already low at $159 for planning review/inspection. The City will consider a program to waive, reduce, or defer connection or impact fees for ADUs that agree to affordability covenants for a set period of time. The City will conduct additional analysis to determine the feasibility and legality of fee reductions for developments that meet affordability requirements and address special needs of the community. Through the annual fee schedule adoption process, the City Council will make appropriate recommendations for fee updates.

Eight-year Objective: Evaluate fee waivers as part of an economic study for developing an affordable housing program and act upon recommendations, as appropriate.

Funding Source: General Fund
Responsible Agency: Community Development Department
Timeframe: Develop affordability covenant program by July 1, 2023.

Program 3.k – ADU Education, Promotion and Homeowner Outreach A recent study from the University of California (UC) Berkeley Turner Center for Housing Innovation noted that education and information are crucial to the success of ADU creation.2F [1] The City will
encourage and publicize the accessory dwelling unit program on the City’s website to increase public awareness. The City has developed a brochure based on the revised ADU ordinance that answers frequently asked questions (FAQs) and outlines the steps in the application process. A Virtual Planning Desk webpage launched in 2021 concentrates all support materials and an application form that guides applicants toward Code compliance in their proposals. Design guidelines and a second brochure focused on building ADUs on historic properties will be posted on the Virtual Planning Desk. The City will create a list of resources for interested homeowners, including contacts for designers, architects, builders, lenders, etc.

The City will also make the following efforts to promote ADU development:
 Research and coordinate with non-profit organizations, builders, and banks regarding funding/assisting with construction costs and inform ADU owners and renters of such information. This will include encouraging financial institutions to appoint an “ADU [1] Chapple, Garcia, et al. Reaching California’s ADU Potential: Progress to Date and the Need for ADU Finance, 18. 3 - 301
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2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 276 Ambassador” who will be the local representative within the financial institution. The City would provide training and educational materials to the ambassadors. The City will maintain a list of ADU Ambassadors and distribute the list to interested homeowners seeking information about finding loans for ADU development.
 Expand educational efforts to include active property owner outreach. Marketing and promotional materials will be prepared to inform eligible homeowners of new ADU programs as they are adopted and launched. The City will work to identify the types of homeowners most likely to be interested in building an ADU and reach out to them directly.  Reach out to local homeowners that have added an ADU to involve them in supporting other homeowners who are considering adding an ADU to their property. Hold a community “ADU Open House” to share ideas and inspire homeowners to build ADUs.  Create short promotional videos and flyers and brochures (digital and print). Distribute though social media promotions, direct mailings to property owners, water bill inserts, and the dedicated City webpage.
 Establish an ADU point person at the City to serve as a central point of information and a resource for enhancing awareness.

Eight-year Objective: Facilitate the development process of 297 ADUs through promotion of City programs and connecting ADU owners to resources to encourage increased housing opportunities in high resource areas.

Funding Source: General Fund, grant funding
Responsible Agency: Community Development Department
Timeframe: Created historic property guidelines and brochure. Built up the Virtual Planning Desk with complete ADU information, including examples of ADUs on webpage. Develop list of resources, and coordinate with ADU development and financing community and directly reach out to potential owners by 2023.

Program 3.l – Increase and Maintain Planning and Housing Staff Resources The Community Development Department will hire three additional staff members to increase the Planning Division’s ability to facilitate processing of housing applications, in particular to process ADUs and applications that include affordable housing. Additionally, a dedicated housing division will be added to the department to focus on implementing the goals and programs of the housing element.

These additional staff will allow the City to implement programs to incentivize and promote housing development.

Eight-year Objective: Augment and support staff resources to expedite housing projects and implement housing programs.

Funding Source: General Fund
Responsible Agency: Community Development Department, City Council Timeframe: The Housing Division was included in the 2022-2023 budget and new staff was hired by November 2022. Planning unit is operating with 5 FTE and recruiting for one additional person. 3 - 302
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2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 277 Program 3.m – Implement SB 9 and SB 10
The City intends to promote the housing mobility opportunities and increase the supply of affordable units in neighborhoods with higher incomes and resources. This will include the development of streamlined processes for SB9 and an SB10 implementation program with pre-approved building typologies.

Specifically, the City will create a “Missing Middle” housing program. This program will establish objective design standards for certain housing types in low density residential zones within high-quality transit areas as defined by the Southern California Association of Governments (SCAG), except where the boundary may overlap with designated high fire hazard areas. Missing Middle housing types contemplated for this program will include duplexes, triplexes, four-plexes, and cottage courts.

The baseline density for this program will be 15 du/acre in the RE and RS zones. Staff shall present a specific proposal to the City Council for consideration and adoption, including a finding that the ordinance is consistent with the City’s obligation to affirmatively further fair housing. The missing middle housing program proposal will include:
 Zoning Code Text Amendment to establish a Missing Middle housing program.  Appropriate development standards to facilitate program density including but not limited to:
identifying lot size requirements, reducing setbacks, increasing FAR and evaluating minimum unit size requirements.
 A simple waiver system to ensure development standards do not preclude the density of 15 du/acre.
 An exhibit or definition to clearly demarcate the area that is subject to the ordinance.

By December 2027, the City will analyze whether it is on track to meet the eight-year objective for the Missing Middle housing program. If, at that point, the City is not on track to meet the eight-year objective, it will increase the allowable maximum density for this program. Eight-year Objective:

Facilitate the development of at least 50 units with the SB10 Missing Middle housing program over the reporting period.

Funding Source: General Fund; SCAG REAP 2.0 Grant Responsible Agency: Community Development Department
Timeframe: The City will work with a technical consultant to develop objective design standards or building typologies related to this program and prepare and present the necessary implementation policy and zoning amendments to effectuate the program within 24 months of the adoption of the Housing Element.

By December 2027, analyze Missing Middle housing program and make modifications as necessary.

Program 3.n – Zoning Changes
This program will be achieved through inclusion of new or revised development standards or updates to processes and procedures to address constraints identified in this Housing Element and facilitate increased densities in the updated General Plan and the Downtown Specific Plan (DTSP) currently undergoing public review. In addition, comparable Zoning Code revisions outside of the DTSP area 3 - 303
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2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 278 will further implement this program. The types of standards and processes that will be revised to reduce the constraints on development including, but not limited to, height limits, open space standards, and parking requirements. Additionally, subjective approval findings will be removed in compliance with State law to facilitate administrative approval of residential developments.

Eight-year Objective: Update zoning to facilitate the needed housing units.

Funding Source: General Fund
Responsible Agency: Community Development Department
Timeframe: General Plan amendments and rezoning will occur within 120 days after adoption of a compliant Housing Element.

Program 3.o – No Net Loss
The City will evaluate the sites inventory identifying the zoning, size, and number of vacant and underutilized parcels suitable for residential development for each income category. If the sites inventory indicates a shortage of available sites to accommodate the remaining RHNA for an income category, the City shall rezone sufficient sites with appropriate densities to accommodate its remaining RHNA for each income category.

Eight-year Objective: n/a
Funding Source: General Fund
Responsible Agency: Community Development Department
Timeframe: No later than December 31, 2024 and December 31, 2026, the City shall evaluate the effectiveness of identified sites and make adjustment as necessary such as increasing densities, modifying development standards, removing sites and rezoning additional sites.

GOAL 4.0 Compliance with State Housing Laws
Adopt and implement policies and regulations that comply with State laws to facilitate housing for people living with disabilities or experiencing homelessness, and to accelerate the approval processes for housing projects, particularly projects that include affordable housing units.

Policy 4.1 Educate City staff, property owners, and homebuilders about ADA accessibility and universal design principles. Encourage and/or incentivize the creation of homes with universal design features.

Policy 4.2 Require new medium- to large-scale residential and mixed-use projects to meet ADA accessibility standards and provide a sufficient number of ADA-accessible and/or ADA-ready units.

Policy 4.3 Establish transparent procedures for requesting reasonable accommodations, on a case-by-case basis to promote equal access to housing for disabled persons.

Policy 4.4 Include low-barrier navigation centers as a form of transitional and supportive housing allowed in residential zoning districts.
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2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 279 Policy 4.5 Review and revise the Zoning Code regulations for allowing emergency shelters to maintain compliance with State laws for such uses.

Program 4.a – Land Use Controls – Emergency Shelters
In accordance with State law, the City allows emergency shelter without discretionary review in the BP zone. The City will amend the Zoning Code to update standards for emergency shelters in Section

36.350.250 for consistency with Government Code Section 65583(a)(4)) Eight-year Objective: The City will adopt an amendment to the Zoning Code to revise the operational standards for compliance with state law in regard to parking and distance between shelters and to establish a higher, economically feasible maximum number of beds permitted in any one emergency shelter and accommodate the increased homeless population documented in the 2022 Point in Time count.

Funding Source: General Fund
Responsible Agency: Community Development Department
Timeframe: Adopt zoning amendments within one year of Housing Element adoption.

Program 4.b – Land Use Controls – Transitional and Supportive Housing/Low-Barrier Navigation Centers
In accordance with State law (SB 2 - 2007) Zoning Code regulations must consider transitional and supportive housing as a residential use in any zone where residential uses are allowed and subject to the same development regulations as other residential uses in the same zone. In addition, per newer State law (AB 2162 [2018]), the City’s Zoning Code will be reviewed and amended if needed to permit the development of supportive housing by-right in areas zoned for either multifamily or mixed-use development. The City has amended the Zoning Code to partially address SB 2 regarding transitional and supportive housing. This program requires additional amendments to the Zoning Code to fully address SB 2 regarding how transitional housing is allowed and if needed, to address AB 2162 for supportive housing.

Low-barrier navigation centers fall into the transitional and supportive housing classification but the term has not been incorporated explicitly by reference into the SPMC. The use is not currently permitted in commercial (mixed-use) zones. In accordance with AB 101, the City will amend the Zoning Code to define and specifically reference low-barrier navigation centers as permitted without discretionary review in areas zoned for mixed use and nonresidential zones permitting multifamily uses.

Eight-year Objective: The City will adopt an amendment to the Zoning Code for consistency with SB 2 and AB 2162. Revise the Zoning Code to define and specifically reference low-barrier navigation centers as a permitted use in residential and mixed-use districts.

Funding Source: General Fund
Responsible Agency: Community Development Department
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2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 280 Timeframe: Complete amendments to Zoning Code within 120 days after adoption of the Housing Element.

Program 4.c – Land Use Controls – Flexible Zoning Regulations The City’s Zoning Code provides for flexibility in the application of development regulations pertaining to affordable multifamily housing developments and senior citizens’ projects through the use of the planned development permit process. The planned development permit is intended to facilitate development of affordable housing in mixed-use and residentially zoned areas by permitting greater flexibility in the design of projects than generally is possible under conventional zoning or subdivision regulations.

Eight-year Objective: The City will continue the application of flexible zoning regulations to promote the development of affordable housing through the planned development permit process, as provided for in the Zoning Code.

Funding Source: General Fund
Responsible Agency: Community Development Department
Timeframe: Ongoing as applications are received.

Program 4.d – ADA Accessibility Standards
Revise the zoning code to specify ADA requirements for new construction of a certain size and establish a minimum proportion of units that are ADA accessible upon building occupancy.

Eight-year Objective: Facilitate expanded housing mobility for persons with disabilities by ensuring that new mixed-use and medium- to large-scale residential projects are ADA compliant and provide an adequate number of units that allow for disabled access, with all new buildings of more than six units being ADA compliant and no less than 10 percent of new units being immediately accessible to disabled individuals for a minimum of 207 accessible units over the 2021 – 2029 planning period.

Funding Source: General Fund
Responsible Agency: Community Development Department
Timeframe: Amend zoning by 2024.

Program 4.e – Universal Design
Exceed the accessibility requirements of the ADA and California Title 24 Disabled Access Regulations by encouraging new construction and rehabilitation to incorporate the use of technologies and design features that create universal accessibility. Provide homebuilders and property managers with information and resources related to universal design principles. Identify suitable universal accessibility standards for multifamily housing projects and develop incentives to encourage construction of a variety of housing types suitable for people with disabilities, including residents with developmental disabilities and housing suitable for larger households with a disabled member in areas with access to transit, commercial services, and amenities to improve mobility opportunities. 3 - 306
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2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 281 Eight-year Objective: Maximize, to the extent feasible, the number of new or rehabilitated homes that incorporate universal design principles that make units accessible to/adaptable for those with disabilities, with a goal of 30 percent of new homes incorporating universal design. Within the Downtown Specific Plan and mixed-use zones, target development of 300 new homes incorporating universal design.

Responsible Agency: Community Development Department
Funding Source: General fund, grants
Timeframe: Three years for development of zoning standards and incentives with completion by July 2025; ongoing application and enforcement of accessibility requirements; ongoing education efforts and information added to ADA requirements on City website.

Program 4.f – Senate Bill 35 Procedure or Policy
Establish a written policy or procedure and other guidance as appropriate to specify the SB 35 (2017) streamlining approval process and standards for eligible projects, as set forth under Government Code Section 65913.4.

Eight-year Objective: Streamline housing projects as required by SB 35.

Funding Source: General Fund
Responsible Agency: Community Development Department
Timeframe: Complete by June 2024.

GOAL 5.0 Promote fair housing while acknowledging the consequences of past discriminatory housing practices
Acknowledging that throughout much of the 20th century, discriminatory housing and lending practices excluded non-white people from purchasing housing in the city, and that such history continues to have implications for the community’s racial and cultural diversity today. Promote fair housing through policies and programs to promote inclusion of low-and moderate-income households.

Policy 5.1 Provide information on fair housing practices and resources at City Hall or on the City’s website.

Policy 5.2 Coordinate with the City’s contracted housing rights and tenant protection agency to provide referral and mediation services for tenants and property managers. Educate and assist landlords, housing managers, real estate professionals and tenants regarding fair housing issues and laws. Provide public information regarding the City’s contracted housing rights and tenant protection agency at City Hall. Take measures to quickly and fairly resolve fair housing complaints or conflicts as they are reported.

Policy 5.3 Comply with all applicable federal, State, and local Fair Housing and antidiscrimination laws and regulations that make it illegal to discriminate with respect to housing against any person because of race, color, national origin, ancestry, religion, disability, familial status, marital status, gender or gender expression, sexual 3 - 307
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2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 282 orientation, source of income, or age. This includes in the rental or sale, financing, advertising, appraisal, and/or provision of housing and associated real estate and financial services, as well as land-use practices.

Policy 5.4 Proactively encourage community members to learn more about the social impacts of housing discrimination and take actions as a community to actively welcome and embrace all members of the community to live, work and play in South Pasadena.

Policy 5.5: In conjunction with the inclusionary housing ordinance, allow and encourage rental and deed-restricted affordable housing units across a wide geographic area of the City.

Policy 5.6: Allow and encourage a variety of residential types and living arrangements, including expanding housing opportunities pursuant to SB 9, which allows duplex development on single-family parcels, with some specific exemptions. The combination of new and existing homes in South Pasadena should offer a variety of unit sizes, configurations, and contexts, including, but not limited to, single-family homes, efficiency apartments, multi-bedroom apartments, fourplexes, cooperative housing, group living, etc.

Program 5.a - Fair Housing Education, Outreach, and Services Provide fair housing education, outreach, mediation, and referral services through the Housing Division and a contracted fair housing and landlord-tenant legal organization and make information and services available in English, Spanish, Mandarin, Cantonese, and/or other languages as appropriate. Educational materials/services may include webpages and FAQs, brochures, videos, seminars/webinars, and/or one-on-one counseling, among others. Distribute informational materials to community organizations and neighborhood gathering spots in areas with higher rates of protected groups, particularly in the South Pasadena Southwest neighborhoods with higher rates of disabled persons; the South Pasadena North/Garfield Park areas with a higher proportion of seniors with disabilities and renter populations; and the South Pasadena Southeast neighborhoods with higher rates of poverty, renter households and lower incomes. The City may consider partnering with local community-based organizations, real estate interests, and/or schools to disseminate relevant information.

Eight-year Objective: Reduce the annual average of fair housing complaints in the next eight years as compared with the period between 2015 and 2022 by providing assistance or referrals to 40 residents, or as needed; respond to or forward all fair housing complaints within five business days of receipt; and work with partner agencies to achieve resolution within three months for all fair housing complaints received by City staff. Meet annually with the City’s contracted housing rights and tenant protection agency staff, beginning in 2023, to assess patterns of fair housing issues and target outreach, education, and services to address ongoing and new issues. Ensure all information and services are available in appropriate languages by June 2023, updating annually or as needed.

Funding Source: General fund, State, and federal funds
Responsible Agency: Community Development Department, federal and State agencies Timeframe: Ongoing; Meet annually with the City’s contracted fair housing and landlord-tenant legal organization, beginning in 2023, to assess patterns of fair housing issues, and plan and target outreach, 3 - 308
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2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 283 education, and services to address ongoing and new issues. Ensure all information and services are available in appropriate languages by June 2023, updating annually or as needed.

Program 5.b – Encourage a Variety of Housing Types
Review and revise South Pasadena’s zoning regulations as needed to ensure they allow for a variety of housing types that can meet the needs of diverse residents. Consider zoning revisions that allow a wide range of unit sizes while encouraging the provision of an adequate supply of larger units for families, multi-generational households, and intentional communities (e.g., cohousing). Review the zoning code’s ability and incorporate the provisions of SB 9 to allow for classic California housing types, such as bungalow courts and stacked or side-by-side duplexes, which can help provide housing diversity in a residential neighborhood context. (See also programs under Goals 2 and 3.) To affirmatively promote more inclusive communities, the City will also review and revise the City’s requirements for Residential Care Facilities with seven or more persons by June 2022 and permit them as a residential use subject only to those restrictions that apply to other residential dwellings of the same type in the same zone. The zoning districts where this change is needed include RE, RS, RM, and RH. These types of facilities are still subject to State licensing requirements, when a state license is a requirement for the residential care facility.

Eight-year Objective: Diversify housing types in new development throughout South Pasadena, including: residential care facilities; roughly equal proportions of efficiency, one-bedroom, twobedroom, and three- or more bedroom units; and roughly equal proportions of for-rent and for-sale housing.

Responsible Agency: Community Development Department
Funding Source: General fund, State, and federal funds
Timeframe: First zoning text amendment within 120 days after adoption of a compliant housing element. Make additional zoning revisions within three years of Housing Element adoption; ongoing monitoring and encouragement.

Program 5.c – Removal of Racially Restrictive Covenants from Property Deeds Citywide In the 1940’s, covenants that restricted the sale of property to white people only were prevalent in the City, especially on residential properties. Although such covenants were declared unconstitutional and have not been enforceable since 1948, many remain on recorded property deeds. Furthermore, there may still be racially restrictive covenants on properties owned by the City of South Pasadena. In compliance with City Council Resolution No. 7750, the “Sundown Town” Resolution, adopted on February 2, 2022, the City will review the deeds of all City-owned properties and remove any existing racially restrictive housing covenants found on them. In the future, any property purchased will require removal of any racially restrictive housing covenant prior to recording the property in the City’s name. Additionally, a new State law (AB 1466), gives property owners the opportunity to remove racially restrictive covenants from their own deeds. Beginning on July 1, 2022, county recorders must provide a Restrictive Covenant Modification form to every person purchasing a property with a restrictive covenant, and establish an implementation plan to identify unlawful restrictive covenants in the records of their office. The City will develop a program to support and encourage individual property owners to remove such restrictions from their deeds and provide information about accessing the County process to do so. The City will use its social media platforms, 3 - 309
CITY OF SOUTH PASADENA MAY 2023
2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 284 website and other communications tools to conduct outreach and provide information at community events to assist homeowners to identify and remove restrictive covenants.

Eight-year Objective: Remove all racially restrictive covenants from South Pasadena City-owned properties by June 2023 and from privately-owned properties by the end of the planning period.

Advertise County program as soon as the County releases details in 2022; launch website and social media campaigns to support property owners to voluntarily remove these covenants by December 2022, with ongoing reminders in City publications and at City events. Support County enforcement of this State requirement as appropriate through City actions. Work with at least 10 property owners annually to support their efforts to remove restrictions from their deeds.

Responsible Agency: Community Development Department; Los Angeles County Recorder Funding Source: General Fund; grants if offered through a State or County program Timeframe: Remove all covenants on City-owned properties by June 2023; launch informational campaign between June and December 2023; encouragement of removal from private properties:
ongoing.

GOAL 6.0 Expand and strengthen tenant protections for South Pasadena’s existing renters
South Pasadena renters are important members of the community and make up about 53.5% of the city’s population. The City’s efforts to advance housing that is affordable to people of all income levels must include not only longer-term strategies like facilitating housing production, but also policies and programs that help South Pasadena’s existing renters remain in (or return to) their homes and their broader community. To that end, the City is committed to ensuring that all of its renter households maintain housing stability and affordability so that they can stay and thrive in South Pasadena.

Policy 6.1 Collect and monitor data on South Pasadena’s affordable and market rate rental housing stock, including the rents, tenancy, and affordability details of certain rental units.

Policy 6.2 Provide information on applicable state and local tenant protections to both landlords and tenants.

Policy 6.3 Establish and/or strengthen local tenant protections to mitigate or prevent housing instability and displacement of South Pasadena residents who rent their homes.

Program 6.a – Rent Registry
Staff will research, develop, and propose to City Council a local rent registry program. A rent registry program would require owners of certain, to-be-determined, rental property types (those with a minimum number of units, for instance) to register their units and pay a per-unit registration fee on an annual basis. Staff envision the rent registry serving initially as a database that the City would use to collect and track rental data on units, including affordable units, and to disseminate information to property owners about tenant protections. However, the utility of the rent registry could be expanded over time to incorporate additional monitoring, compliance, and enforcement activities as new 3 - 310
CITY OF SOUTH PASADENA MAY 2023
2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 285 programs are established and linked to it. Staff will draw from thorough analysis to develop the details of the program, which will be subject to the approval of City Council.

Eight-year Objective: City will have a comprehensive online database of all affordable and marketrate rental housing units in South Pasadena subject to the registration requirement with a user interface and fee payment system for rental property owners. The registry will be updated annually and serve as a streamlined platform for Community Development staff to track the City’s rental housing inventory and provide information to rental housing property owners. City will decide whether to link this registry to the administration of other activities and programs.

Funding Source: General fund (staff time for development and administration); registration fees from property owners
Responsible Agency: Community Development Department (Housing Division) Timeframe: Propose policy to City Council by February 2024. Complete development of rent registry by 2025. Begin implementation of rent registry by 2026.

Program 6.b – Right to Return Policy
Local and regional housing and tenants’ groups have raised concerns about the displacement of tenants in South Pasadena, and across Los Angeles County, due to renovation work initiated by the landlord. To address these concerns, staff will research, develop, and propose to City Council a policy that establishes a tenant’s legal right to return to a property at a comparable rent after eviction and/or relocation due to substantial remodel or other just cause reasons. The details of such a policy will be informed by rigorous research of local examples, community input, and careful legal analysis.

Eight-year Objective: In qualifying circumstances, all tenants who are temporarily displaced from their units due to construction work and wish to return upon completion will be able to do so under the law. Thus, this policy will stem permanent the permanent displacement of renters from South Pasadena due to just cause no-fault evictions and/or relocation for certain reasons.

Responsible Agency: Community Development Department (Housing Division); contracted landlord-tenants law organization
Funding Source: General fund (staff time to develop the program) Timeframe: Propose policy to City Council as part of a broader tenant protections ordinance by December 2023.

Program 6.c – Relocation Assistance
In 2019 and 2021, in response to the COVID-19 pandemic, City Council passed two urgency just cause ordinances that require the landlord to pay relocation assistance to the tenant when evicting the tenant for a just cause no-fault reason. Beyond South Pasadena, cities across Los Angeles County have their own relocation assistance requirements for just cause evictions, which commonly require the landlord to pay at least 2.5 times the Fair Market Rent or current rent in addition to an allowance for moving expenses. Some cities, like Los Angeles and Pasadena, also have requirements for the landlord to pay temporary relocation assistance to a tenant when certain types of work require the tenant to temporarily vacate the unit. Staff will review the urgency just cause ordinances, perform more thorough research and analysis, and draft and propose to City Council a new permanent ordinance 3 - 311
CITY OF SOUTH PASADENA MAY 2023
2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 286 with permanent and temporary relocation assistance requirements for just cause no-fault evictions and temporary relocation for certain reasons.

Eight-year Objective: South Pasadena renters will have local tenant protections that reduce the financial burden placed on tenants when they are (temporarily or permanently) displaced from their homes for legally permitted reason and instead place financial obligations onto the property owners.

Responsible Agency: Community Development Department (Housing Division); contracted landlord-tenants law organization
Funding Source: General fund (staff time to develop the program); property owners Timeframe: Propose policy to City Council by December 2023.

Program 6.d – Rent Stabilization
Staff will research, develop, and propose to City Council a rent stabilization policy to protect South Pasadena’s renters of certain properties from excessive rent increases that undermine housing affordability and stability. A local rent stabilization program would establish a lower cap on rent increases than that set in the Tenant Protection Act pursuant to AB 1482 to the extent permitted by the Costa-Hawkins Rental Housing Act, which prohibits cities from applying rent stabilization to certain properties, including single-family homes, condos, and properties built after 1995.

Eight-year Objective: Reduce high rent burdens and forced moves among South Pasadena’s renters due to excess rent increases and, in turn, increase their financial security and housing stability.

Responsible Agency: Community Development Department (Housing Division); contracted landlord-tenants law organization
Funding Source: General fund (staff time to develop the program) Timeframe: Propose policy to City Council by December 2023.

6.8.2 Summary of Quantified Objectives
The quantified objectives for the 2021-2029 Housing Element Planning period reflect the provision of sites for development of new housing and for rehabilitation and preservation. The quantified objectives are described by income category in Table VI-56. 3 - 312
CITY OF SOUTH PASADENA MAY 2023
2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page 287 Table VI-56

QUANTIFIED HOUSING IMPLEMENTATION SUMMARY
INCOME CATEGORY NEW CONSTRUCTION PRESERVED1 REHABILITATED1 Extremely Low/Very Low Income 757 7 8
Low Income 398 24 8
Moderate Income 334 4 9
Above Moderate 578 6 10
Total 2,067 41 35

1. Note that no housing units have been identified as at risk of conversion to market rate in South Pasadena within 10 years of the beginning of the 6th-cycle planning period, however there are preservation and rehabilitation needs in the community, therefore units have been included in both columns. The number of units is based the quantified objectives in Program 1.c,

2.c, and 2.d.
3 - 313
Appendix A:

Sites Exhibits
3 - 314
3 - 315
Appendix A
CITY OF SOUTH PASADENA MAY 2023
2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page A1-1 Maps and Exhibits - 2021-2029 Housing Element
• Citywide Maps of Sites in the Land Inventory
• Overview Maps of Sites to Address the Lower-Income RHNA or with Pending or Approved Applications
• Detailed Exhibits for Sites to Address the Lower-Income RHNA or with Pending or Approved Applications
• Additional Sites Map within the Downtown Specific Plan Boundary 3 - 316
Appendix A
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Page A1-2 2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Figure A-1.a. Citywide Sites Inventory Map (1)
3 - 317
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2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page A1-19 Figure A-3.g Map of Additional Sites to Accommodate Lower Income RHNA 3 - 334
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MAY 2023 CITY OF SOUTH PASADENA
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SITES TO ADDRESS THE LOWER-INCOME RHNA OR WITH PENDING OR APPROVED APPLICATIONS

1. Vacant Site
This site is vacant.

Parcel Number 5311003096
Site Size (acre) 1.05 acres
Current General Plan Land Use Business Park/Research & Development Current Zoning BP
Rezoning or Change to Land Use Required? Yes
Proposed Zoning Ostrich Farm Zone
Proposed General Plan Land Use Ostrich Farm Mixed Use with Housing Opportunity Site Vacant or Non-Vacant Vacant
Density or Proposed Density (units per acre) 70 du/ac.

Realistic/Net Units 70 lower-income units
Property Owner or Developer Interest in Residential Development? Yes - Verbal communication between City staff and property owner representative; Property owner representatives requested meeting with City (7/28/21 and 8/9/21 meetings to discuss potential housing proposal).

Environmental Constraints No known environmental constraints. 3 - 337
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2. Business and Research Park parking lot site
Existing use is as a business park with offices and large surface parking areas.

The site is underutilized given the large parking lot and proposed density.

Bullseye Glass and Judson Studios (southwestern-most buildings) are relatively new tenants.

Parcel Number 5311004010
Site Size (acre) 2.23 acres
Current General Plan Land Use Business Park/Research & Development Current Zoning BP
Rezoning or Change to Land Use Required? Yes
Proposed Zoning Ostrich Farm Zone
Proposed General Plan Land Use Ostrich Farm Mixed Use
Vacant or Non-Vacant Non-Vacant
Density or Proposed Density (units per acre) 70 du/ac.

Realistic/Net Units 50 lower-, 20 moderate-, 13 abovemoderate-income units= 83 total units Property Owner or Developer Interest in Residential Development? Staff held a phone call with the property owner to discuss the General Plan update, which would upzone the property to accommodate more housing units.

The property owner was interested in future development based on the potential residential density that was discussed.Property owner was supportive of rezoning for potential for multi-family residential development in the planning period.

Developer interest in site.

Environmental Constraints No known environmental constraints. 3 - 338
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3. Monterey Road site
Underutilized parcels each with one single-family home on it. All three parcels have the same owner. Owner is interested in the development of housing and has submitted an application for a total of 8 market-rate units on the three parcels.

Parcel Numbers 5311015035, 5311010001, 5311010002
Site Size (acre)
5311015035 – 0.34 acres, 5311010001 - 0.33 acres, 5311010002 – 0.59 acres = 1.26 acres total
Current General Plan Land Use Medium-Density Residential Current Zoning RM
Rezoning or Change to Land Use Required? Yes
Proposed Zoning RM with Affordable Housing Overlay
Proposed General Plan Land Use Medium-Density Residential with Affordable Housing Overlay Vacant or Non-Vacant Non-Vacant
Density or Proposed Density (units per acre) 30 du/ac.

Realistic/Net Units 8 above moderate-income units
Property Owner or Developer Interest in Residential Development? Yes, both Property Owner and Developer Interest. Property owner has submitted an application for residential development.

Environmental Constraints Rear portion of the site is significantly sloped. 3 - 339
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4. Tyco site
Existing uses include parking lots and underutilized industrial buildings. All parcels have the same owner. Owner is interested in consolidating the parcels and developing a few hundred units of high-density housing on the site.

Parcel Numbers 5313011007, 5313011009, 5313011010, 5313011012, 5313011013 Site Size (acre) 5313011007 – 0.89 acres, 5313011009 – 0.34 acres, 5313011010 – 0.24 acres, 5313011012 – 1.00 acres, 5313011013 – 0.80 acres =3.26 acres total Current General Plan Land Use Business Park/Research & Development Current Zoning BP
Rezoning or Change to Land Use Required? Yes
Proposed Zoning Ostrich Farm Zone
Proposed General Plan Land Use Ostrich Farm Mixed-Use with Housing Opportunity Site Vacant or Non-Vacant Non-Vacant
Density or Proposed Density (units per acre) 70 du/ac.

Realistic/Net Units 130 lower-, 57 moderate-, 30 above moderate-income units = 217 total units Property Owner or Developer Interest in Residential Development? Yes. Staff held a phone call with the property owner to discuss the General Plan update, which would upzone the property to accommodate more housing units.

The property owner was interested in future development based on the potential residential density that was discussed. Owner/Developer interested in building over 300 units during the planning period.

Environmental Constraints No known environmental constraints. 3 - 340
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5. Liquor store site
Existing use is liquor store. Underutilized site with surface parking and proposed density. The structure is 50-60 years old. There have been no planning/building permits applied for or issued for this site over the past ten years, indicating that there have been no major investments in the structure.

Currently, improvements on the site include an approximately 5,500 square foot retail building, and approximately 10,000 square feet of parking that includes 17 parking spaces. As shown below, the site can accommodate 31 housing units.

The proposed Ostrich Farm Mixed-Use zoning will allow for up to 8,500 square feet of retail development in additional to the residential development shown. It is anticipated that redevelopment of the site to residential mixed-use will significantly increase the site’s value over the existing use.

A question about this site was presented to developers during the City’s developer forum, where the participants identified this site as “moderately likely” to be redeveloped. The judgement of the likelihood of redevelopment was made in comparison to other sites presented to the developer forum, all of which were in the Downtown Specific Plan area, and based on the shape of the site.

Parcel Number 5311012019
Site Size (acre) 0.55 acres
Current General Plan Land Use General Commercial
Current Zoning CG
Rezoning or Change to Land Use Required? Yes
Proposed Zoning Ostrich Farm Zone
Proposed General Plan Land Use Ostrich Farm Mixed-Use
Vacant or Non-Vacant Non-Vacant
Density or Proposed Density (units per acre) 60 du/ac.

Realistic/Net Units 19 lower-, 8 moderate-, 4 above moderate-income units = 31 total units Property Owner or Developer Interest in Residential Development? No response from the property owner. No expressed interest from any developers.

Environmental Constraints No known environmental constraints. 3 - 341
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6. Arroyo Vista Inn site
Existing use is a bed & breakfast inn. Owners are interested in affordable housing development on the portions of the site close to Monterey Road, retaining the existing buildings. Close to transit and amenities. The site was recently subdivided into three parcels. The housing potential is on the right-hand parcel and only on the streetfacing third of the parcel. The owner has submitted an application for residential units on this parcel.

Parcel Number 5311012040
Site Size (acre) 5311012040 – 0.94 acres
Current General Plan Land Use Estate & Very Low Density Residential Current Zoning RE
Rezoning or Change to Land Use Required? Yes
Proposed Zoning RL with Affordable Housing Overlay
Proposed General Plan Land Use Very Low Density Residential with Affordable Housing Overlay Vacant or Non-Vacant Vacant
Density or Proposed Density (units per acre) 30 du/ac.

Realistic/Net Units 7 above moderate-income units
Property Owner or Developer Interest in Residential Development? Yes. Letter and Meetings with Property Owners for Housing Development during the planning period
Environmental Constraints Rear portion of the site is significantly sloped. 3 - 342
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7. Methodist Church site
Existing use is church buildings, parking lot, and open space/undeveloped area. The church that owns the property has been studying different scenarios for developing the site further to incorporate housing, including affordable housing units. The existing church building and historic community room building and parking lot would be retained along with some areas of slopes, but other areas of the site are underutilized and could easily accommodate housing development. Without these constraints, the site could accommodate 100 units. However, based on the constraints of the site, including the topography, historic resources, and intention of the property owner, it is anticipated that the site will reasonably accommodate 30 lower income units.

Parcel Number 5314003083
Site Size (acre) 6.65 acres
Current General Plan Land Use Community Facilities
Current Zoning CF
Rezoning or Change to Land Use Required? Yes
Proposed Zoning CF with Affordable Housing Overlay
Proposed General Plan Land Use Civic with Affordable Housing Overlay Vacant or Non-Vacant Non-Vacant
Density or Proposed Density (units per acre) 30 du/ac.

Realistic/Net Units 30 lower-income units
Property Owner or Developer Interest in Residential Development? Yes. Meetings with property representatives and architects in response to their interest in developing 30 housing units during the planning period.

Environmental Constraints Site has significant topography and the property owner intends to keep the existing uses.
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8. Public works yard site
This property is owned by the City. Existing use is the City public works yard, with three distinct uses on site: offices, material storage, and vehicular storage. The City commits to relocating these uses during the planning period. The office uses will relocate to City Hall, the material storage uses will relocate and be combined with existing material storage located adjacent to the South Pasadena Dog Park on Stoney Drive, and the Public Works Department will purchase or lease a secured warehouse building for vehicular storage in South Pasadena or a neighboring community.

This site is centrally located near transit and services. Once vacated, the City will make this site available for a 100% affordable housing development. This property is included in Program 2.l for developing City-owned sites with affordable housing.

The site inlcudes an underground gasoline tank and filling station on site that will be removed prior to redevelopment of the site. As part of the redevelopment, an environmental site assessment will be conducted to determine if any environmental remediation is required.

However, there is currently no indication that remediation will be required. The underground gas tank is inspected regularly and no leaks have been detected. Any necessary remediation identified in the environmental site assessment will be conducted by the City prior to redevelopment of the site. It is not anticipated that the testing or remidation of the site, if required, will present significant constraint on redevelopment of the site, as this type of testing and remediation is common on many previously developed parcels. Site with soil contamination are generally remediated through the excavation and export of contaminated soil during the grading process.

Parcel Number 5315020901
Site Size (acre) 0.71 acres
Current General Plan Land Use Mission Street Specific Plan Current Zoning MSSP
Rezoning or Change to Land Use Required? Yes
Proposed Zoning Mission Street
Proposed General Plan Land Use Downtown Mission
Vacant or Non-Vacant Non-Vacant
Density or Proposed Density (units per acre) Maximum density 70 du/ac. Minimum density 60 du/ac.

Realistic/Net Units 42 lower- -income units = 42 total units Property Owner or Developer Interest in Residential
Development?
Yes, City-owned and replacement yard options identified.

Environmental Constraints The site contains an existing gasoline filling station and underground storage tank. Potental soil contamination may impact timeframe and cost of redevelopment. 3 - 344
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9. Meridian site
Existing use is retail commercial buildings and parking lots behind. All four parcels have the same owner. The owner is interested in consolidating the four parcels, adaptive reuse of historic storefront, and developing residential uses on this site. There is potential for redevelopment of the site based on underutilized surface parking, recent project trends and active economic reinvestment in the area. This site is centrally located near transit and services. The property owner’s plan to redevelop will be made more feasible by the proposed programs in this housing element, the DTSP, and height increases based on the density bonus and/or changes to the height maximum initiative.

Parcel Numbers 5315014030, 5315014032, 5315014033, 5315014044 Site Size (acre) 5315014030 – 0.23 acres, 5315014032 – 0.16 acres, 5315014033 – 0.13 acres, 5315014044 – 0.31 acres= 0.83 acres total
Current General Plan Land Use Mission Street Specific Plan Current Zoning MSSP
Rezoning or Change to Land Use Required? Yes
Proposed Zoning Mission Street (adjacent to the track)
Proposed General Plan Land Use Housing Opportunity Site Vacant or Non-Vacant Non-Vacant
Density or Proposed Density (units per acre) 70 du/ac.

Realistic/Net Units 34 lower-, 15 moderate-, 8 above moderate-income units = 57 total units Property Owner or Developer Interest in Residential Development? Yes. Meeting and site visit with owner representative and City staff Environmental Constraints No known environmental constraints. 3 - 345
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10. School District site
The property contains a historic school district building, but the majority of the property is a surface parking lot. This site is identified in the current adopted South Pasadena Housing Element. In 2021, the South Pasadena Unified School District sold the property to a developer. The current property owner has proposed a mixed-use project that includes retail, 89 market rate residential units, 19 moderate-income residential units, and adaptive reuse of the historic school administration building for commercial uses. The developer submitted the project in September 2021 and it received final approval from the Planning Commission on September 13, 2022. The units assigned to this site are based on the approved application. This site is centrally located near transit, schools and services.

Parcel Number 5315008047
Site Size (acre) 1.90 acres
Current General Plan Land Use Mission Street Specific Plan Current Zoning MSSP
Rezoning or Change to Land Use Required? Yes
Proposed Zoning Mission Street
Proposed General Plan Land Use Downtown Mission
Vacant or Non-Vacant Non-Vacant
Density or Proposed Density (units per acre) 50 du/ac.

Realistic/Net Units 19 moderate-income and 89 above moderate-income units = 108 total units Property Owner or Developer Interest in Residential Development? Yes, application received and approved.

Environmental Constraints No known environmental constraints. 3 - 346
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11. Carrow’s site
Existing use is Carrow’s restaurant with surface parking. An application for a mixed-use project, utilizing the State Density Bonus, with 50 units (5 affordable units) and 3,769 square feet of commercial area was submitted on February 8, 2021 and approved by Planning Commission on April 18, 2022.

The application was submitted prior to the effective date of the inclusionary housing ordinance, and as such was not subject to its provisions.

Parcel Number 5315009051
Site Size (acre) 0.81 acres
Current General Plan Land Use Mission Street Specific Plan Current Zoning MSSP
Rezoning or Change to Land Use Required? Yes
Proposed Zoning Mission Street
Proposed General Plan Land Use Downtown Mission
Vacant or Non-Vacant Non-Vacant
Density or Proposed Density (units per acre) 50 du/ac.

Realistic/Net Units 5 lower- and 45 above moderate-income units = 50 total units Property Owner or Developer Interest in Residential Development? Yes. Application under review; unit count based on current application Environmental Constraints No known environmental constraints. 3 - 347
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12. El Centro St. and Edison Ln. Site
Existing use is a moderately used parking lot. The west parcel of the two parcels is owned by the City. Parking would be underground if the site is developed for housing. When developed, the project would need to provide at least 3 commercial spaces for the bank east of this site. The entire site is identified in the current adopted South Pasadena Housing Element. This site is centrally located near transit and services.

Parcel Numbers 5315003044, 5315003901
Site Size (acre) 5315003044 – 0.37 acres and 5315003901 – 0.19 acres= 0.56 acres total Current General Plan Land Use General Commercial
Current Zoning CG
Rezoning or Change to Land Use Required? Yes
Proposed Zoning Mixed-Use
Proposed General Plan Land Use Downtown Fair Oaks
Vacant or Non-Vacant Non-Vacant
Density or Proposed Density (units per acre) 60 du/ac.

Realistic/Net Units 20 lower-, 8 moderate-, 4 above moderate-income units = 32 total units Property Owner or Developer Interest in Residential Development? The smaller, west parcel is City-owned. Although no response was received from the property owner of the east parcel, the City will continue efforts to consolidate the parcels to develop a housing project.

Environmental Constraints No known environmental constraints. 3 - 348
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13. City-Owned Parking Lot site
Existing use on the three northern parcels is a parking lot and a small theatre building. The City has a short-term lease in place with the theater becaue the goal is to develop a 100% affordalbe housing development on this site. The lease was amended in 2022 so that it is a month-to-month lease that expires on March 31, 2024. These lease amendments were made to allow the City to redevelop the site into residential uses. Those three parcels are owned by the City. There has been recurring interest from developers over the years for senior affordable housing development. The fourth parcel at the south end of the site could be consolidated with the other three parcels to develop as one site. There is one single-family residence on the existing site. It is not occupied by a lower-income household. The owners are interested in their property redeveloping together with the City-owned parcels as multifamily affordable units. The City plans to issue an RFP for development of housing on this site.

Parcel Numbers 5315003903, 5315003904, 5315003902, 5315003035 Site Size (acre) 5315003903 – 0.18 acres, 5315003904 – 0.12 acres , 5315003902 – 0.12 acres, 5315003035 – 0.19 acres = 0.61 acres total
Current General Plan Land Use General Commercial
Current Zoning CG
Rezoning or Change to Land Use Required? Yes
Proposed Zoning Mixed Use
Proposed General Plan Land Use Downtown Fair Oaks
Vacant or Non-Vacant 1 parcel Vacant, 2 parcels Non-Vacant Density or Proposed Density (units per acre) 60 du/ac.

Realistic/Net Units 36 lower- -income units = 36 total units Property Owner or Developer Interest in Residential Development? Yes, Three parcels are city-owned and the owners of the fourth parcel are interested in their parcels being consolidated with the city parcels and all four parcels redeveloping together for multifamily residential development during the planning period.

Environmental Constraints No known environmental constraints. 3 - 349
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14. Shaker’s site
Existing use is a small restaurant, Shaker’s, with substantial surface parking.

This is a strong site for redevelopment for housing, and could incorporate the existing or a replacement restaurant and possibly other ground floor commercial uses. Staff has held multiple meetings with the property owner and property owner’s representative, who are very interested in developing the site with a high-density housing/mixed-use project. Redevelopment of the site will require a Historic Resources Evaluation (HRE) report for demolition. This site is centrally located near transit and services.

Parcel Number 5315001070
Site Size (acre) 0.85 acres
Current General Plan Land Use General Commercial
Current Zoning CG
Rezoning or Change to Land Use Required? Yes
Proposed Zoning Fair Oaks
Proposed General Plan Land Use Downtown Fair Oaks
Vacant or Non-Vacant Non-Vacant
Density or Proposed Density (units per acre) 110 du/ac.

Realistic/Net Units 46 lower-, 23 moderate-, 23 above moderate-income units = 92 total units Property Owner or Developer Interest in Residential Development? Yes. Owner representatives have met several times with City staff.

Environmental Constraints No known environmental constraints. 3 - 350
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15. Pavilions parking lot site
Existing use is a supermarket (Pavilions) with a large surface parking lot with the commercial use set back from the street. Although recently remodeled to update the store, the owner has informed the City that they are also developing a proposal to redevelop the property with underground parking, a new market and high density housing on upper levels at the maximum that would be allowed by City zoning, and would include affordable housing units. The recent renovations are minor in nature and would not preclude redevelopment of the site. The project would be similar to others that the owner has implemented in other locations throughout the state.

Unit assumptions for this site assumed 75 percent of maximum development capacity as a mixed-use development that would include the grocery store use as well as housing. This site is centrally located near transit and services and schools.

In a February 2022 meeting with Community Development staff, the property owners provided a proposed mixed-use project description with high density residential, at the highest capacity allowed by Code using density and height bonuses, and a new market of similar size to the existing. Their continuing interest in a project of this scale was confirmed in a December 2022 letter and was reitterated at the February 1, 2023 City Council meeting during public comments.

Parcel Number 5319002034
Site Size (acre) 2.67 acres
Current General Plan Land Use General Commercial
Current Zoning CG
Rezoning or Change to Land Use Required? Yes
Proposed Zoning Fair Oaks
Proposed General Plan Land Use Downtown Fair Oaks
Vacant or Non-Vacant Non-Vacant
Density or Proposed Density (units per acre) 110 du/ac.

Realistic/Net Units 110 lower-, 55 moderate-, 55 above moderate-income units = 220 total units Property Owner or Developer Interest in Residential Development? Property owner interest expressed to City staff in higher density housing redevelopment during the planning period.

Environmental Constraints No known environmental constraints. 3 - 351
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Appendix B:

Public Participation
Summary
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Release of Public Review Draft Housing Element
The Public Review Draft Housing Element was released for public review including posting on the City of South Pasadena’s website on October 12, 2021. The City submitted the draft to HCD for their first review On October 22, 2021. Below is a summary of all outreach since initiation of the Housing Element update, all written comments on the Housing Element received by the City, and how comments on the draft were addressed in this revised draft Housing Element. The summaries of outreach and community input are organized by type of outreach or meeting.

Public Workshops
Due to the social distancing requirements enacted by the California Governor’s Office of Emergency Services and the County of Los Angeles in response to the COVID-19 pandemic, public workshops were held online to provide a way for residents to engage with the Housing Element Update while not gathering in a single physical location. The City drafted and dispersed online flyers providing notice of these meetings, which contained a link where attendees could request an invitation. The invitations for these public workshops were electronically shared with the Eventbrite platform. The invitation contained a URL link that connected workshop attendees to the virtual meeting space on the Zoom platform.

Workshops 1 and 2
The City held two online public workshops with the general public to solicit feedback from City residents on Saturday, May 30, 2020, at 10 a.m. and Tuesday, June 2, 2020, at 6 p.m. The same workshop was held on the two different days and times to offer multiple opportunities to participate. The format and presentation for both workshops was the same. Those who RSVPed were invited to participate in a short online survey about Housing Elements. That survey was available before, during, and after the workshops. In addition, the City set up an email address to receive input ahead of the workshops and throughout the Housing Element Update and encouraged participants to submit comments and questions via email.

The public workshops were noticed and the flyer advertising the workshops was posted on the City’s website.

The format for the workshops was a webinar-style presentation with an overview of the 6th-cycle Housing Element Update process, with a question-and-answer period in the middle. The second part of the workshop presentation focused on the requirements for analyzing sites and other approaches suitable to accommodate the City’s RHNA. Interaction was conducted via chat and email to minimize inappropriate content or behavior or instances of Zoom “bombing” by uninvited guests. Participants were directed to share their questions either through Zoom’s chat feature or to email their questions to the City. The City staff selected questions among those received and answered some of them during the meeting as time allowed. They indicated that all questions would be answered in a frequently asked questions (FAQ) document that they drafted after the meeting’s end and was then posted on the City’s website.
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Page B1-2 2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Public Workshop, May 30, 2020 (Workshop 1)
There were approximately 30 participants at this workshop. Due to technical difficulties with the chat feature for some participants, after the end of the presentation more questions were answered by City staff and the consultant team.

The following is a paraphrased list of questions and comments by topic that were fielded by staff during the meeting. The full FAQ list of comments and questions with responses may be accessed here:
https://www.southpasadenaca.gov/home/showdocument?id=21084 • Participants asked about the RHNA process and how the number was determined for South Pasadena.
• Participants asked about the potential for golf courses, school district lands, and other sites with existing uses to be re-purposed for meeting the City’s RHNA. • Participants asked about Accessory Dwelling Units (ADUs) and their potential for rental units for low-income housing as well as the potential implications of the legalization of AirBnB in the City.
• Participants asked about the impacts of potentially increasing maximum density and height limits to increase housing supply.

Public Workshop, June 2, 2020 (Workshop 2)
There were approximately 30 participants at this workshop. The following is a paraphrased list of questions and comments by topic that were fielded by staff during the meeting. The full FAQ list of comments and questions with responses may be accessed here:
https://www.southpasadenaca.gov/home/showdocument?id=24141 • Participants asked about CalTrans-owned properties and how those might be used for new housing.
• Participants asked about the potential lowering of the City’s RHNA resulting from the current economic slowdown and future elimination of Metro bus stops in the City. • Participants asked about the consequences and penalties for a non-compliant housing element. • Participants asked about the methodology for determining RHNA and how SCAG had arrived at the City’s RHNA numbers.
• Participants asked about the City’s future ADU guidelines.

Workshops 3 and 4
The City held two online public workshops with the general public to solicit feedback from City residents on Wednesday, September 23, 2020, at 6 p.m. and Saturday, September 26, 2020, at 10 a.m.

The same workshop was held on two different days and times to offer multiple opportunities to participate. The format and presentation for both workshops was the same. Those who RSVPed were invited to participate in a short online survey about what should be discussed at the workshops. That survey was available before and during the workshops and was closed after the workshops. In addition, the City continued to accept emails to receive input ahead of the workshops.

The public workshops were noticed and the flyer advertising the workshops was posted on the City’s website.
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Appendix B
CITY OF SOUTH PASADENA MAY 2023
2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page B1-3 The format for the workshops was a webinar-style presentation with a brief overview of the 6th Cycle Housing Element Update process and the strategies under consideration to address the City’s RHNA.

Meeting participants were then separated into virtual breakout rooms to discuss questions about RHNA strategies. The groups were small, at around five people, and each had staff or consultant facilitators.

Polling questions were asked of participants soon after the beginning of the workshop, after the presentation right before the breakout groups, and then the same questions were asked again just after the breakout group segment to gauge whether opinions changed based on the breakout group discussions. The polling questions were:

First poll after slide 4 – second team meeting rolls slide • Did you participate in the Housing Element Workshops 1 or 2? • If not, have you watched presentations the City has posted on their website about the Housing Element?
Second poll after presentation before breakout groups
• Pick a favorite strategy of the four strategies presented during Part 3 of the presentation:
o Programs to support anticipated accessory dwelling units (ADUs) o Upzoning single-family areas
o Increasing density without increasing height
o Increasing height and density
Third poll after breakout groups and report backs
• Now that you’ve have a chance to discuss the strategies and hear about others’ thoughts, pick a favorite strategy of the four strategies presented during Part 3 of the presentation:
o Programs to support anticipated accessory dwelling units (ADUs) o Upzoning single-family areas
o Increasing density without increasing height
o Increasing height and density
The discussion questions for the breakout groups were:

1. Why are you attending the workshop and what is your biggest priority for the Housing Element?

2. Was there a strategy that could be useful for providing lower-income housing that was described in the presentation that stood out to you – either as a good idea or not a good idea?

3. Are there certain areas of the city where increasing housing strategies should be concentrated?

4. Can you think of examples of housing buildings in South Pasadena or other cities that would be good in South Pasadena, either because of the size, style, mix of uses, features, degree of affordability, etc.?

5. Other than the technical approaches to meet the RHNA, what other housing goals and objectives are important to you?
The workshops concluded after the breakout room discussion. 3 - 357
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Page B1-4 2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Public Workshop, September 23, 2020 (Workshop 3)
There were approximately 12 participants at this workshop. The participants represented members of City commissions, City Council members, housing advocates, community members, those who work in South Pasadena, and both renters and homeowners. The results of the two substantive poll questions for Workshop 3 were as follows:

Poll after presentation before breakout groups
• Pick a favorite strategy of the four strategies presented during Part 3 of the presentation:
o Programs to support anticipated accessory dwelling units (ADUs) – 20% o Upzoning single-family areas – 30%
o Increasing density without increasing height – 0%
o Increasing height and density – 50%
Poll after breakout groups and report-backs
• Now that you’ve have a chance to discuss the strategies and hear about others’ thoughts, pick a favorite strategy of the four strategies presented during Part 3 of the presentation:
o Programs to support anticipated accessory dwelling units (ADUs) – 11% o Upzoning single-family areas – 22%
o Increasing density without increasing height – 11%
o Increasing height and density – 56%
There were two breakout groups at Workshop 3. Here is a summary of their feedback on the discussion questions:

1. Why are you attending the workshop and what is your biggest priority for the Housing Element? • Sees a lot of obstacles for housing and would like the City to think outside of the box • Knows many of the legislators that wrote the laws, wants to make sure the City makes decisions that would provide the best housing
• Wants to make sure the City avoids liability with HCD and advocacy groups • Wants to hear what fellow residents thought about the different proposals and what is important for the future
• Would like to see broad community support coming together to get behind this element. • Wants to make sure housing is built for everyone in the San Gabriel Valley • Wants to make sure RHNA gets distributed to affirmatively affirm fair housing and avoids concentrations of poverty
• Would like to see increased density and sustainable landscapes • Concerned about big RHNA increase that the City has to absorb. Important to preserve small town character and single-family neighborhoods as we add housing • A lot of people want to live here, want to make it possible for a variety of people to live here. Likes idea of increased height limits and greater densities

2. Was there a strategy that could be useful for providing lower-income housing that was described in the presentation that stood out to you – either as a good idea or not a good idea? 3 - 358
Appendix B
CITY OF SOUTH PASADENA MAY 2023
2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page B1-5 • Higher-density/height can provide more affordable/lower-income housing without looking like Downtown Los Angeles
• Two-thirds of ADUs can be deemed affordable
• Believes the City needs to upzone and increase densities and will need more ideas for lowincome housing • Should go beyond the targeted zoning for the six areas mentioned • City will run into issues with the no-net-loss rule
• Does not believe HCD will give the City the minimum number of ADUs that is calculated • Least favorite is upzoning single-family housing
• Would like to see more analysis that increased density/height is needed. Believes the City will face some difficulty with providing sufficient proof for specific parcels • Frustrated with the City’s ability to provide low-income housing since there is no redevelopment or assistance from the State, believes the only tool available is inclusionary housing
• It’s hard to imagine the proposal for upzoning single-family would be accepted by most residents, interested in what kind of implications will happen from the Housing Element in different portions of the City
• ADUs could be problematic as long-term housing, especially for families. Shouldn’t be the primary solution
• Higher densities could allow a blending of housing affordable to lower- and higher-income brackets
• Not opposed to ADUs, concerned with affordability levels • Concerned about reliance on ADUs
• More potential for ADUs as a solution than other options • ADUs are a wonderful idea. City should allow ADUs to be legalized/acknowledged without penalty
• Asked about Caltrans properties. City let the questioner know that they have not heard back from Caltrans regarding a potential partnership. City is interested in working with Caltrans to rehabilitate the Caltrans properties. Can’t easily count those towards to RHNA because they are not new units.
• Desires choices for all affordability levels
• Increase in height and density sounds nice. Interested in understanding more about how to distribute height and density so as not to limit affordability options to confined areas • Concerned about waiving or lowering parking requirements and traffic from ADUs • Be careful with parking issues
• Important to consider reasons behind voter-imposed height limit • Preserve small-town character

3. Are there certain areas of the city where increasing housing strategies should be concentrated? • To reduce GHG emissions, housing should be concentrated around High-Quality Transit Area (Gold Line Station)
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Appendix B
MAY 2023 CITY OF SOUTH PASADENA
Page B1-6 2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE • Should be as close to the Gold Line Station as possible, should eliminate parking requirements in those locations
• Along transit corridors (Huntington/Fair Oaks/Gold Line) • Near the Gold Line is preferred; however, it is a historic district • Vons center is a prime location
• Definitely near transit, there will be some capacity issues with the historic character, commercial corridors
• At least half of participants agreed housing should be dispersed through many areas of the City

4. Can you think of examples of housing buildings in South Pasadena or other cities that would be good in South Pasadena either because of the size, style, mix of uses, features, degree of affordability, etc.?
• Monrovia/Azusa examples, options are diverse in terms of affordability • Smaller buildings on Raymond Street (south of Colorado) at Fair Oaks/Mission, need good design guidelines
• Encinitas, higher-density project example (May 20th presentation to City Council) • Hiring great architects, variety of designs that are respectful of the context • The mix of densities by the middle school. There is a tradition of a mix of densities in South Pasadena.
• Historic Ostrich Farm building in South Pasadena
• President Apartments at 669 South Union in Los Angeles. It is a six-floor apartment building with 105 units.
• We have a good mix all over town. Multifamily units are well integrated. Fit with diversity of architectural styles appropriate for each neighborhood • Mission Meridian in South Pasadena. It is a traditional mix with landscaping, setbacks, and quality materials. It did a good job of reflecting the historic character while also providing relatively dense housing and a range of bedrooms.

5. Other than the technical approaches to meet the RHNA, what other housing goals and objectives are important to you?
• As close to the Gold Line as possible, parking reformed • Proactive code enforcement, rental housing
• Inclusionary Housing Policy
• Sustainability
• Affordability was mentioned by several people
• Inclusive of income groups/families
• Ability to be here in the long haul
• More permanent supportive housing
• Population-specific housing
• Encourage long-term tenants and homeowners, mix of kinds of housing and affordability 3 - 360
Appendix B
CITY OF SOUTH PASADENA MAY 2023
2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page B1-7 • Community, sustainability, and infrastructure adapting to climate change The following question was brought up during the breakout groups:
• Has South Pasadena explored tax increment financing in lieu of disassembly of redevelopment? Public Workshop, September 26, 2020 (Workshop 4)
There were approximately 15 participants at this workshop. The participants represented members of City commissions, housing advocates, community members, students, those who work in South Pasadena, and included renters and homeowners. The results of the two substantive poll questions for Workshop 4 were as follows:

Poll after presentation before breakout groups
• Pick a favorite strategy of the four strategies presented during Part 3 of the presentation:
o Programs to support anticipated accessory dwelling units (ADUs) – 15% o Upzoning single-family areas – 31%
o Increasing density without increasing height – 15%
o Increasing height and density – 38%
Poll after breakout groups and report backs
• Now that you’ve have a chance to discuss the strategies and hear about others’ thoughts, pick a favorite strategy of the four strategies presented during Part 3 of the presentation:
o Programs to support anticipated accessory dwelling units (ADUs) – 0% o Upzoning single-family areas – 43%
o Increasing density without increasing height – 14%
o Increasing height and density – 43%
There were three breakout groups at Workshop 4. Here is a summary of their feedback on the discussion questions:

1. Why are you attending the workshop and what is your biggest priority for the Housing Element? • Has followed the state laws and wants to make sure the City builds good looking beneficial housing
• Not against raising the height in certain area (Ostrich Farms) • Housing should relate to the existing character and add value to the City • Believes affordable housing should be done first
• Wants to hear what the community wants in terms of meeting our RHNA goals • Wants development of Caltrans properties according to the character of the community • Interested in seeing more housing in the area, different types of housing suitable for families • Would like a housing element that will sustain growth that the City can accommodate reasonably
• Concerned about impacts on schools
• Favors some minor height improvements in key areas
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Appendix B
MAY 2023 CITY OF SOUTH PASADENA
Page B1-8 2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE • Need more flexibility for low-income housing design
• Inclusionary housing regulations
• Affordable housing
• Address density and height within zoning (increase)
• Wants priority city process to follow HCD guidelines
• Prioritize geographic equitable distribution of units • Prioritize housing dispersed equitably not just in concentrated areas.

2. Was there a strategy that could be useful for providing lower-income housing that was described in the presentation that stood out to you – either as a good idea or not a good idea? • No. The City would have to work with an outside partner (regional). There is no incentive for developers to provide affordable housing.
• None of the above, none of the options presented were good. Need to build more and increase density. Concerns about traffic around Ralphs and Vons sites. • Most residents favor height and density modifications in certain areas but not all over town.

City-owned property on Mound/El Centro could be a good candidate for low-income mixed-use housing, three to four stories.
• Look at adaptive re-use/micro-apartments. Need to work with the state to get credit for these types of developments.
• Upzone throughout the City (single-family areas). Would provide more opportunities. Focus on specific parcels for more density and height.
• A few people said all of the above.
• Reduce parking.
• Increase density without increasing the height, and work with developers to not create boxy projects. Can do a lot with density without height, allow up to five stories perhaps? City doesn’t allow smaller product because of density.
• Adaptive re-use is counted by HCD for RHNA.
• 80 percent development assumption is not likely.
• Eliminating parking minimums in the Mission/Meridian zone. • Downtown does not need more parking to claim more affordable units. • The more we look at density, upzoning single-family lots, and increasing height will make a difference for planning for versus the actual building of housing. Should keep in mind. • Inclusionary zoning. Could achieve a large amount through inclusionary housing. • A few people liked the height and density increase strategy and had these additional comments:
o One worried about ballot measure actually passing.
o Likes the Andalucia precedent project.
o Concern about sites at the periphery, need transit-oriented development. • Upzoning single-family would be good for disbursement of housing in City. So, favor singlefamily upzoning but may be a stretch. • Closer to transit (rail).
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Appendix B
CITY OF SOUTH PASADENA MAY 2023
2021-2029 DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE Page B1-9 • A few people were skeptical about aggressive ADU numbers. Some had additional comments:
o Doesn’t understand how that works for renters.
o Hard to monitor.