HomeMy WebLinkAboutC-1 Staff Report - CC and PC Joint Study Session - Housing ElementJOINT CITY COUNCIL/PLANNING COMMISSION
STUDY SESSION
C-1
TO: MAYOR AND MEMERS OF THE CITY COUNCIL
VIA: MATT MARQUEZ, ECONOMIC AND COMMUNITY DEVELOPMENT DIRECTOR
FROM: SERGIO GONZALEZ, CITY MANAGER
DATE: JUNE 21, 2021
SUBJECT: CITY COUNCIL/PLANNING COMMISION JOINT STUDY SESSION #2 FOR THE
CITY’S HOUSING ELEMENT 6TH CYCLE 2021-2029 UPDATE
BACKGROUND:
Due to the housing crisis, the State of California has put more mandates on cities to approve housing at a
faster rate. As a result, a total of thirty-two (32) housing bills have been approved to create more
housing in the State of California. This wave of housing bills coincides with the City of Azusa updating
the General Plan’s Housing Element for the 6th Cycle (2021-2029).
As a result, housing policy in California rests largely upon the effective implementation of local general
plans and, in particular, local housing elements.
In summary, the Housing-Element process consists of the following:
1.Draft an update to the City’s previous housing element.
2.Submit draft to the California Department of Housing and Community Development (HCD) for
review/approval.
3.Revise and adopt (or adopt without changes).
4.Submit adopted housing element to HCD.
On September 21, 2020, the City Council authorized the circulation of Request for Proposals (RFP) for
the Housing Element Update – 6th Cycle.
On November 16, 2020, the City Council approved the Professional Service Agreement with MIG to
conduct the Housing Element Update – 6th Cycle. MIG, in conjunction with City Staff, commenced the
project kick-off in January 2021.
On February 1, 2021, the City Council selected Andrew N. Mendez, Council Member to be on the
Housing Element Subcommittee.
APPROVED
CITY COUNCIL/
PLANNING COMMISSION
6/21/2021
Direction Provided
Housing Element Update – 6th Cycle – 2021-2029 – CC and PC Joint Study Session Meeting #2
June 21, 2021
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On March 30, 2021, the Housing Element Update Advisory Committee selected Mercedes Castro as
Chair and Andrew N. Mendez as Vice-Chair of the Committee. The Advisory Committee is made up of
the following members:
• Mercedes Castro, Azusa Planning Commission – Advisory Committee Chairperson
• Andrew N. Mendez, Azusa City Council – Advisory Committee Vice-Chairperson
• Christell Hutchinson, Azusa Senior Advisory Committee
• Steve Castro, Azusa Chamber of Commerce
• Latasha Jamal, Azusa Unified School District
• Maureen Taylor, Azusa Pacific University
The purpose of this report and its corresponding presentation is to provide an update on the progress of
the Housing Element Update project and present the draft Housing Element.
RECOMMENDATION:
Staff recommends that the Housing Element Advisory Committee take the following action:
1. Receive a presentation from staff on the progress of the Housing Element Update – 6th Cycle and
the draft Housing Element.
2. Provide input/direction on the next steps/discussion or deliberation of topics to consider
ANALYSIS:
The Regional Housing Needs Assessment (RHNA) is a way that Cities plan for future housing needs.
RHNA is mandated by State Housing Law as part of the periodic process of updating local housing
elements of the General Plan. The RHNA quantifies the need for housing within each jurisdiction during
specified planning periods. SCAG developed and adopted the 6th cycle RHNA allocation plan which
will cover the planning period October 2021 through October 2029.
Communities use the RHNA in land use planning, prioritizing local resource allocation, and in deciding
how to address identified existing and future housing needs resulting from population, employment and
household growth. The RHNA does not necessarily encourage or promote growth, but rather allows
communities to anticipate growth, so that collectively the region and sub region can grow in ways that
enhance quality of life, improve access to jobs, promotes transportation mobility, and addresses social
equity and fair share housing needs.
Based on correspondence with SCAG, staff estimates Azusa’s RHNA 6th Cycle Allocation to be 2,651
housing units, which is a substantial increase from the RHNA 5th Cycle Allocation of 779 housing units.
The table below provides a breakdown of the various housing types and number allocation for each:
RHNA 5th Cycle Allocation – October 2013 to October 2021
Number of Very
Low Income
Number of Low
Income
Number of
Moderate Income
Number of Above
Moderate Income
Total
198 118 127 336 779
Estimate RHNA 6th Cycle Allocation – October 2021 to October 2029
Number of Very Number of Low Number of Number of Above Total
Housing Element Update – 6th Cycle – 2021-2029 – CC and PC Joint Study Session Meeting #2
June 21, 2021
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Low Income Income Moderate Income Moderate Income
760 368 382 1,141 2,651
In order to assist the City to plan for the new RHNA, a community outreach effort has been
implemented as part of the Housing Element Update. The community outreach objectives are centered
on three components; Engage, Educate and Inform. Below is a summary of the Community
Engagement methods that have already been completed by MIG and City Staff:
Public Engagement Tasks
1. Online Housing Survey – March 1st – 31, 2021
2. Community Workshop #1 – Tuesday, March 9, 2021
3. Housing Element Update Advisory Committee Meeting #1 – Wednesday March 10, 2021
4. Azusa City Library Storytime Housing Theme – Thursday, March 18 & 25, 2021
5. Children’s House Drawing Contest – March 18-30, 2021
6. All in Azusa Coordinating Council – Tuesday, March 23, 2021
7. Azusa Chamber of Commerce – Wednesday, March 24, 2021
8. Community Workshop #2 – Tuesday, March 30, 2021
9. Outreach presentation to Azusa Rotary Club – Tuesday, May 6, 2021
Online Survey
The online survey was available from March 1st – March 31st. In total, the City received 260 survey
responses. Every week that the survey was available online, raffle prizes were given out to random
respondents with prizes including water coolers, tumblers, and gift cards.
Community Workshops & Advisory Committee Meetings
The Community Workshops and Advisory Committee meetings were held virtually via Zoom. We had
two Community Workshops and one Advisory Committee meeting.
After brief presentations from City Staff and MIG, members of the public were allowed to give their
input about what topics and issues the Housing Element Update should address. Some of the key
themes of the meetings included:
• Building/planning for more affordable housing,
• Educating tenants and landlords on housing/property rights,
• Educating the public about accessory dwelling units (ADUs) and other creative housing
opportunities,
• Focus more housing toward transit/corridor areas (Transit Oriented Development (TOD)),
• Addressing development constraints such as strict parking requirements,
• Focus on more high-quality design; implementing Design Guidelines,
• Smaller-scale apartment buildings to increase density,
• Homeless/Supportive housing,
• Safe & Contemporary housing
• Senior housing,
• Updating infrastructure/capacity, and
Housing Element Update – 6th Cycle – 2021-2029 – CC and PC Joint Study Session Meeting #2
June 21, 2021
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• Underutilized areas/Redevelopment opportunities,
Next Steps
Some of the key next steps in getting the Housing Element Update can be found below. Again, it is
imperative that the Housing Element Update document is completed and submitted by October 2021.
The complete Task timeline can be found in Attachment 1 of this Staff Report.
• Outreach presentation to Azusa Homework House – TBD
• Outreach presentation to Azusa Women’s Club - TBD
• Housing Educational Campaign – July
• Azusa City Library Housing STEM Activity – July
• CC/PC Joint Study Session #2 – Monday, June 21st
• 60-Day HCD Review & CEQA Environmental Analysis – July – August
• Final Draft Housing Element – August
• Planning Commission Public Hearing – September 15, 2021
• City Council Public Hearing/Adoption – October 4, 2021
• Final Housing Element Submittal to HCD – by October 15, 2021
Draft Housing Element
The draft Housing Element is for the 6th Cycle that starts from October 15, 2021 to October 15, 2029.
The policy document has the following chapters:
a. Chapter 1 – Introduction
Gives history of the city and the various growth trends.
b. Chapter 2 – Housing Plan
Provides policies and programs that would be undertaken in between 2021-2029 to create
more housing.
c. Chapter 3 – Needs Assessment
Provides information and demographics on the community.
d. Chapter 4 – Constraints
Highlights various development constraints in the City.
e. Chapter 5 – Housing Resources
Provides a list of potential sites for future housing.
f. Chapter 6 – Previous Accomplishments
Identifies various housing accomplishments in the 5th cycle Housing Element.
g. Appendix A – Outreach
Housing Element Update – 6th Cycle – 2021-2029 – CC and PC Joint Study Session Meeting #2
June 21, 2021
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Additional Housing Element Programs
On June 15, 2021, the Housing Element Update Advisory Committee recommended to add the
following two housing element programs:
Program H2-4: Inclusionary Housing Ordinance
Inclusionary housing policies require developers to reserve a certain percentage of housing units for very
low, low, and moderate-income households in new residential developments or to pay an in-lieu fee for
affordable housing. Over 20 percent of jurisdictions in California have adopted inclusionary housing
ordinances or General Plan policies.
• Study and, if shown to be appropriate for Azusa, adopt an inclusionary housing ordinance and
program. Assess any constraints such an ordinance might have on residential development in the city
and modify accordingly.
• Ensure consistency between a new Inclusionary Housing Ordinance and State density bonus
regulations. 2021 - 2029 Housing Element Azusa General Plan H 2 - 6
• Monitor the impact of an adopted inclusionary housing policy/ordinance on production of market rate
housing in response to market conditions.
Timeframe: Evaluate feasibility of an inclusionary ordinance within one year of Housing Element
adoption; if appropriate, develop for possible adoption within two years of Element adoption; ongoing
monitoring and updates as needed.
Responsible Agency: Economic and Community Development Department
Funding Sources: Departmental Budget; General Fund; State grants
Program H4-10: Infrastructure Master Planning
Azusa is a forward-thinking community that values inclusive planning that takes into account all factors.
To that end, the City will undertake comprehensive Master Planning efforts for infrastructure systems,
including sewer, stormwater, and other utilities and systems that support development of local land use
policy to ensure systems are adequate and up-to-date to support planned development.
Timeframe: Within three years of adoption of the Housing Element
Responsible Agency: Economic and Community Development Department
Funding Sources: Departmental Budget; General Fund
FISCAL IMPACT:
This action will have no fiscal impact. The project was granted the Local Early Action Planning
(LEAP) Grant to the City on October 6, 2020 by the California Department of Housing and Community
Development in the amount of $150,000.00.
Housing Element Update – 6th Cycle – 2021-2029 – CC and PC Joint Study Session Meeting #2
June 21, 2021
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Prepared by: Reviewed by:
Manuel Muñoz Matt Marquez
Planning Manager Economic and Community Development Director
Fiscal Reviewed by: Reviewed and Approved by:
Talika M. Johnson Sergio Gonzalez
Director of Administrative Services City Manager
Attachments:
1) City of Azusa 6th Cycle 2021-2029 Housing Element - Draft
PUBLIC REVIEW DRAFT
2021-2029 HOUSING ELEMENT
CITY OF AZUSA
CITY OF AZUSA
213 E. Foothill Boulevard
Azusa, CA 91702
June 2021
Attachment 1
2021-2029 Housing Element
Azusa General Plan
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2021-20291 Housing Element
Azusa General Plan
TABLE OF CONTENTS
Chapter 1. Introduction .............................................................................................................. H1-1
Chapter 2. Housing Plan .............................................................................................................. H2-1
Chapter 3. Community Needs Assessment ................................................................................... H3-1
Chapter 4. Constraints Analysis ................................................................................................... H4-1
Chapter 5. Housing Resources ..................................................................................................... H5-1
Chapter 6. Evaluation of Accomplishments under Adopted Housing Element ............................... H6-1
Appendix A. Public Engagement Summary .................................................................................... HA-1
Appendix B. Sites Inventory ......................................................................................................... HB-1
2021-2029 Housing Element
Azusa General Plan
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2021-2029 Housing Element
H1-1 Azusa General Plan
Chapter 1
Chapter 1. INTRODUCTION
The City of Azusa, known as the “Canyon City,” lies at the foot
of the San Gabriel Mountains in Los Angeles County. Founded
in 1887, Azusa was incorporated as a general law city on
December 29, 1898. Beginning with a population of 865 in
1899, Azusa grew from 29,380 residents in 1980 to 41,330
residents in 1990, an increase of 41 percent. Since 1990,
population growth has been relatively moderate, reflecting
the economic recession of the early to mid-1990s. Even so, in
2019, Azusa was recognized as the fastest growing city in the
San Gabriel Valley. As of 2020, Azusa had an estimated
population of 49,658 1, representing an increase of 11
percent since 2000.
Among the eight San Gabriel Valley foothill communities, Azusa has long supplied a disproportionate
amount of affordable housing. Most neighboring jurisdictions have a history of actively discouraging the
provision of multi-family or entry-level housing. As a result, among foothill cities, Azusa has had the lowest
rate of home ownership, lowest median housing sales price, and the highest rates of overcrowding and
substandard housing. In the past, these factors also contributed to a decline in retail economic activity, as
surrounding cities aggressively pursued sales tax revenue drawn by their stronger buying power. As a
result, many older neighborhoods in Azusa went into decline, with property values and reinvestment
falling and crime and rental turn-over increasing.
1 California Department of Finance, Report E-1: Population Estimates for Cities, Counties and the State, 2021.
2021-2029 Housing Element
Azusa General Plan H1-2
During recent decades, Azusa’s demographics have changed. The Hispanic population continues to grow
in the city, from 53 percent in 1990 to over two thirds (68 percent) in 2018. In recent years, the
Asian/Pacific Islander population has also been increasing in Azusa, from six percent in 2000 to 14 percent
in 2018. The population also grew older, as the percentage of middle-aged adults (45 to 64 years)
enumerated in the 2010 Census increased by 39 percent from the population counts in 2000. As of 2018,
31 percent of the population is over 45 years old. As population shifts occur, the pressure increases on
older housing, neighborhoods, and services and programs to provide a safe and healthy environment for
residents.
The lack of affordable housing in surrounding cities has
also exacerbated the squeeze on Azusa’s housing, as
rents have risen without substantial reinvestment due
to a regional housing shortage. Because substantial
residential growth occurred in the 1950s and 1960s,
over 70 percent of the housing stock in the City is 30
years or older, the age when most homes begin to
require major repairs. Recognizing this as an important
housing concern, the City has become a leader in
promoting neighborhood improvements through a
pioneering rental inspection program, neighborhood
code enforcement and provision of home
improvement/rehabilitation assistance. Continuation of these programs is necessary, as a growing share
of the housing stock requires improvement or rehabilitation.
Of the 14,651 housing units in Azusa, 46 percent are single-family detached homes, 14 percent are single
family attached homes, 36 percent are multifamily units, and four percent are mobile homes. While
housing prices have been steadily increasing throughout the region, housing costs in Azusa are lower than
neighboring cities. In 2000, the median price of a single-family home was about $150,000. Housing prices
peaked in 2006 in Azusa, with a median sale price of $429,500. In November 2012, the City’s median home
price had declined to $306,000, reflecting national trends associated with the mortgage meltdown that
began in 2007. As of 2020, home prices had recovered to their previous highs, with homes selling in
September 2020 at an average $495,500. Home sales prices of existing homes in Azusa are generally in
the moderate-income range, while recently developed and planned new single-family developments will
provide a greater stock available to upper-income households.
Despite comparatively lower housing prices and rents, because of the generally lower incomes of existing
residents, many households still face a housing cost burden. In particular, almost half (44 percent) of
renter households in Azusa are experiencing a housing cost burden and may have to double up with other
families to afford rents, which in turn contributes to overcrowding (13 percent of units in Azusa are
overcrowded).
This Housing Element places housing within the larger context of economic prosperity, environmental
sustainability and neighborhood quality of life. This Housing Element looks beyond the singular goal of
meeting Azusa’s legal obligations for planning for new housing. It looks to meeting the community’s goals
of providing safe and healthy homes and neighborhoods for all of Azusa’s diverse families.
2021-2029 Housing Element
H1-3 Azusa General Plan
Through the 2004 comprehensive General Plan update, areas to accommodate future residential growth
while respecting the existing character of the community were defined. Citizens embraced the vision of
integrating housing as part of the revitalization of the community’s underutilized commercial corridors as
both a tool for economic revitalization and to create needed new housing opportunities. In 2015, the City
adopted a TOD Specific Plan with a vision to revitalize and renew the areas around the light rail stations,
Azusa’s Downtown and adjacent residential neighborhoods. This Specific Plan provides flexibility with no
site-specific density limits and has resulted in a renewed interest in residential development at the city’s
core. In addition to opportunities for mixed use, residential infill in existing neighborhoods and adaptive
reuse will combine to provide needed sites to address the City’s share of regional housing needs.
As articulated in the community engagement efforts for the 2004 General Plan, the community strongly
believes that it is not enough to provide housing, especially for low- income families. All families deserve
access to quality education and community services, including parks, libraries, law enforcement,
transportation, and recreation. Too often in the past, “affordable housing” has inferred substandard or
crime-ridden housing. The City of Azusa is proud to welcome families of all incomes with a well-planned
strategy for improving the neighborhoods and entire community to allow all to work to improve their
economic status and provide opportunities for their children. By improving the community “one
neighborhood at a time,” affordable housing can become a positive reality.
Regulatory Framework
The Housing Element is a mandatory General Plan element. It
identifies ways in which the housing needs of existing and future
residents can be met. State law requires that all cities adopt a
Housing Element and describes in detail the necessary contents
of the Housing Element. California planning law provides more
detailed requirements for the Housing Element than for any
other General Plan element. This Housing Element responds to
those requirements and responds specifically to conditions and
policy directives unique to Azusa.
The California Legislature has identified the attainment of a decent home and suitable living environment
for every Californian as the state’s main housing goal. Recognizing the important part that local planning
programs play in pursuit of this goal, the Legislature has mandated that all cities and counties prepare a
Housing Element as part of their comprehensive General Plans. Section 65581 of the California
Government Code reflects the legislative intent for mandating that each city and county prepare a Housing
Element:
1. To ensure that counties and cities recognize their responsibilities in contributing to the attainment
of the State housing goal
2. To ensure that counties and cities will prepare and implement housing elements which, along
with federal and state programs, will move toward attainment of the state housing goals
3. To recognize that each locality is best capable of determining what efforts are required by it to
contribute to the attainment of the state housing goal, provided such a determination is
compatible with the state housing goal and regional housing needs
2021-2029 Housing Element
Azusa General Plan H1-4
4. To ensure that each local government cooperates with other local governments to address
regional housing needs
Scope and Content of the Housing Element
The Housing Element covers the planning period of October 15, 2021 through October 15, 2029 and
identifies strategies and programs to: 1) encourage the development of a variety of housing opportunities;
2) provide housing opportunities for persons of lower and moderate incomes; 3) preserve the quality of
the existing housing stock in Azusa; 4) minimize governmental constraints; and 5) promote equal housing
opportunities for all residents.
Toward these ends, the Housing Element consists of:
• An introduction of the scope and purpose of the Housing Element
• A Housing Plan to address the identified housing needs, including housing goals, policies, and
programs
• An analysis of the City’s demographic and housing characteristics and trends
• A review of potential market, governmental, and environmental constraints to meeting the City’s
identified housing needs
• An evaluation of land, administrative, and financial resources available to address the housing
goals
• A review of past accomplishments under the previous Housing Element
Acronyms
This element includes use of many acronyms to identify agencies, housing programs, funding sources, and
planning terms. Commonly used acronyms are:
AFFH Affirmatively Furthering Fair Housing
AI Analysis of Impediments to Fair Housing
ACS American Community Survey
AMI Area Median Income
CDBG Community Development Block Grant
CEQA California Environmental Quality Act
CHAS Comprehensive Housing Affordability Strategy
CHDO Community Housing Development Organization
DOF State of California Department of Finance
HCD State of California Department of Housing and Community Development
HUD Federal Department of Housing and Urban Development
2021-2029 Housing Element
H1-5 Azusa General Plan
LIHTC Low-Income Housing Tax Credit
MFI Median Family Income
MRB Mortgage Revenue Bonds
RHNA Regional Housing Needs Assessment
SCAG Southern California Association of Governments
SRO Single Room Occupancy
TOD Transit-Oriented Development
Relationship to Other General Plan Elements
The Housing Element builds upon the other elements within the Azusa General Plan and is consistent with
the General Plan’s policies and proposals. Housing policy draws upon the development capacity levels
established in the Land Use Element to determine the appropriate location for housing development. One
of the General Plan’s primary themes is to facilitate mixed-use development along key commercial
corridors in the city. Whenever any element of the General Plan is amended, the Housing Element will be
reviewed and modified, if necessary, to ensure continued consistency between elements.
Several new laws trigger additional General Plan update requirements upon revision of the Housing
Element.
• Government Code Section 65302.10 requires that before the due date for adoption of the next
Housing Element after January 1, 2012, the General Plan Land Use Element must be updated to
identify and describe disadvantaged unincorporated communities (DUC) that exists within the
city’s sphere of influence (SOI). Concurrent with the 2014-2021 Housing Element adoption, the
City updated the Built Environment Chapter (Infrastructure Element) to identify the three DUCs
that exist within Azusa’s SOI and existing infrastructure considerations.
• Government Code Section 65302(g) and Section 65302.5 requires that, upon the next revision of
housing elements after 2014, the Safety Element must be reviewed and updated as necessary to
address wildfire risks. The City will review the Safety Element for compliance with State law.
Program 30 is included in the Housing Plan (see Chapter 2) to indicate that the City will update
the Safety Element as part of an upcoming comprehensive update to the General Plan.
• Government Code Section 65302(d)(3) and Government Cde Section (g)(2)(B) require that, upon
the next revision to housing elements after 2009, the Conservation and Safety Elements be
reviewed and updated to identify land that can accommodate floodwater and address flooding
risks. Concurrent with the 2014-2021 Housing Element adoption, the City updated the Built
Environment Chapter, the City updated the City Design Element, the Geological Hazards Element,
and the Open Space and Biological Resources Element to address this State law.
• Government Code Section 65302(h) requires local jurisdictions to add an Environmental Justice
element to their General Plans if any disadvantaged communities are present. This new Element
(which may also be integrated into an existing element) is required when two or more elements
are updated concurrently, beginning January 1, 2018. The City does not have an Environmental
2021-2029 Housing Element
Azusa General Plan H1-6
Justice Element but will comply with State law upon the next revision to two or more concurrent
General Plan elements, as indicated in Program 30 in the Housing Plan.
The Housing Element is also closely related to the Development Code and assesses multiple ordinances
and Development Code sections that pertain to housing for compliance with State law. As new ordinances
are considered, the City will review the Housing Element to ensure compliance with housing policies.
Public Participation
The Housing Element must reflect the values and preferences of the community; therefore, public
participation plays an important role in the development of this Element. Section 65583(c)(7) of the
Government Code states: “The local government shall make diligent effort to achieve public participation
of all economic segments of the community in the development of the housing element, and the program
shall describe this effort.” This process not only includes residents of the community, but also coordinates
participation among local agencies and housing groups, community organizations, and housing sponsors.
Community participation formed the foundation for the 2004 comprehensive update to the Azusa General
Plan. Over 20 public meetings were conducted during development of the General Plan, drawing active
participation from hundreds of residents, business people and other stakeholders from the community.
Special efforts were successfully pursued to increase the participation of Spanish speakers, young people
and other traditionally under-represented community stakeholders. Advertisement of meetings was
conducted through direct mail notification of residents and community-based groups. Service
organizations were directly contacted to solicit participation in the program, and included organizations
representing lower-income Latinos, single-parent households, seniors and youth, among others. Shuttle
service was provided to increase participation among the transit dependent population, and included
stops at the City’s senior housing facilities and other locations. Spanish translators were present at all
public meetings carried out for the General Plan, including several Citywide Citizen Congress meetings.
One Citizen Congress meeting specifically focused on outreach to the Spanish-speaking residents of the
City and was conducted entirely in Spanish. Through this outreach process, the strategies in the Housing
Element were defined. This 2021 Housing Element Update builds upon these strategies, maintaining
direction defined in the extensive General Plan outreach process.
Community outreach for the 2021 Housing Element update included two workshops, a community survey,
the convening of a subcommittee, study sessions with the joint Planning Commission and City Council,
and a digital education campaign, including a website, video, social media posts, and youth activities.
Outreach for the sixth cycle Housing Element was challenging because much of the update process
occurred during the COVID-19 pandemic. Restrictions on public gatherings prevented the City from
holding traditional public workshops. Instead, the city utilized online engagement tools, including an
online survey, social media posts, an educational video, collaboration with the library for youth activities,
and online documents to provide opportunities for the community to share their feedback. Following
guidance from public health agencies regarding public gatherings and COVID-19, all workshops and
meetings were held virtually using online video conferencing (Zoom). The workshops, survey, and
outreach material was accessible to English, Spanish, and Mandarin speakers.
2021-2029 Housing Element
H1-7 Azusa General Plan
Community Workshops
On March 9 and March 30, 2021, the City conducted community
workshops to gather input from key local stakeholders, housing
advocates, and residents. The meeting included a PowerPoint
presentation about the intent of the Housing Element update
and Regional Housing Needs Assessment (RHNA), opportunities
to meet local housing needs, and creative approaches to address
the City’s constraints to housing production, which was followed
by a facilitated discussion regarding housing issues. The first
workshop had 19 attendees and the second workshop had 22
attendees. To ensure that the housing concerns of low- and
moderate-income and special needs residents were addressed,
the City notified agencies and organizations that serve these
communities in Azusa and surrounding areas.
The list of agencies and organizations invited to the workshop
are listed in Appendix A and included nearly 100 groups and
agencies working with special needs groups, civic and religious
groups, and housing developers and local businesses. Outreach
for the workshops was conducted in English, Spanish, and
Chinese using flyers, social media posts, and emails to the
stakeholder list. Information was posted on the General
Plan/Housing Element website. The community workshops had
dedicated Spanish and Mandarin breakout rooms where the
presentation and discussion were available in both languages. A
summary of the workshops is provided in Appendix A.
2021-2029 Housing Element
Azusa General Plan H1-8
Community input included the need for:
• More affordable, multi-family housing
• Education on housing policies, opportunities, and new housing types for tenants and landlords
• New housing by transit and commercial corridors
• Long term maintenance plan for larger apartment buildings
• Addressing development constraints, especially those related to parking issues
• Creative housing solutions such as housing on churches, tiny homes, repurposed malls, etc.
• Homeless and supportive housing and services
• More affordable housing and more homeownership opportunities
• Respecting the current community members
• A full array of new housing types
• Addressing overcrowding
• Ensuring housing is safe and contemporary
• Supporting housing on vacant school sites
Housing Element Survey
The City of Azusa developed a community survey to gather feedback
for the 2021-2029 Housing Element Update from Azusa residents,
workers, property owners and others interested in housing issues in
and around the city. The survey was posted on the City of Azusa’s
website from February 26, 2021 to March 31, 2021 and available in
English, Spanish, and Chinese. Weekly social media posts and
giveaways encouraged the Azusa community to participate. The
survey received a total of 260 responses. A total of 59 percent were
homeowners and over one-quarter (27 percent) were renters.
Nearly twelve percent lived with friends and family and/or did not
have a permanent home.
Survey findings included:
• More than sixty percent of respondents live in a single-family home (64 percent).
• Around one fifth of Azusa residents said they chose to live in Azusa due to close distance to
family and friends (20 percent) and the cost of housing (17.5 percent).
• Some of the most important housing challenges to respondents included ensuring that children
who grow up in Azusa can afford to live in the city on their own; encouraging rehabilitation of
existing housing in older neighborhoods; supporting programs to help homeowners at risk of
mortgage default to keep their homes; and establishing housing for households with special
needs such as seniors, large families, veterans, and/or persons with disabilities.
• Respondents ranked the best general locations for new housing in Azusa, identifying areas along
Foothill Boulevard, along Arrow Highway, and along Azusa Avenue and San Gabriel Avenue as
the top three options.
2021-2029 Housing Element
H1-9 Azusa General Plan
• Respondents considered the tradeoffs associated with new housing development and said new
housing should be concentrated near existing and planned public transit, new housing should
blend in with the character of surrounding neighborhoods, and new housing should be spread
evenly across all parts of the city.
• Over one in three respondents said they have lived in Azusa for 20 or more years (37 percent).
See Appendix A for a complete survey summary.
Advisory Committee Meetings
The City Council appointed a Housing Element Advisory Committee as an engagement group for the
Housing Element update and invited representatives from the senior advisory group, school district, Azusa
Pacific University, Planning Commission, City Council, residents at-large, and the business community. The
first Advisory Committee meeting was held on March 10, 2021, where a chair was nominated, and an
overview of the Housing Element was provided. Advisory Committee members were asked to share their
thoughts on the key housing issues in Azusa and how the City can best address local housing needs. The
meeting was attended by a total of 17 participants.
Advisory Committee input included the need to:
• Consider infrastructure impacts with an increase in housing
• Prioritize redevelopment of underutilized properties
• The need for senior housing and multi-generational housing
• Balance the types of new housing (i.e., small and large apartment complexes, single-family homes,
ADUs, etc.)
• Identify the prime areas for redevelopment
The Advisory Committee also held a public meeting in June to review a preliminary draft of the Housing
Element and provide an opportunity for additional public input. Subcommittee members and one
member of the public attended the meeting and discussed the need to be forward-thinking and have a
balanced approach to land-use planning. The committee discussed adding two additional programs to the
Housing Element: one to study options for an inclusionary housing ordinance, and the other to conduct
long-term master planning studies for infrastructure. These programs were added to the Draft Housing
Element. A summary of the meetings is provided in Appendix A.
Planning Commission and City Council Study Sessions
On April 19, 2021, the City conducted the first Planning Commission and City Council Study Session to
present proposed key policy directives for the Housing Element based on information gathered during the
community workshops, survey, and first subcommittee meeting. The session also covered additional
opportunities for engagement before providing an overview of the Housing Element. Upon the conclusion
of the first study session presentation, the City provided a timeline of next steps and then opened the
meeting for any final questions or comments. There were no further comments recorded during the first
study session. A second study session will be held to review the draft Housing element prior to its
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submittal to HCD. [A summary of that meeting will be included here.] An online comment form is available
for the public to provide feedback on the Draft Element.
The Draft Element will also be available on the City’s website for additional public review during the HCD
review period. Once HCD has reviewed the draft Element, the public will also be invited to attend and
comment on the Housing Element at hearings held before the Planning Commission and the City Council.
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H2-1 Azusa General Plan
Chapter 2
HOUSING PLAN
This Housing Plan’s goals, policies, and programs have been established to address housing issues in Azusa
and to meet State law housing requirements. The City’s enduring objective is to facilitate and encourage
safe, decent housing that fulfills the diverse needs of current and future residents. To achieve this vision,
the Housing Plan identifies long-term housing goals and shorter-term policies and programs to address
identified housing needs, constraints to development confronting the City, and resources available to
address the housing needs. These are informed by recent community input, the housing needs
assessment (Chapter 3), housing constraints analysis (Chapter 4), housing resources analysis (Chapter 5),
and the review of program accomplishments for the previous (2014-2021) Housing Element (Chapter 6).
To make adequate provision for the housing needs for people of all income levels, State law (Government
Code 65583[c]) requires that the City, at a minimum, identify programs that do all of the following:
▪ Identify adequate sites, with appropriate zoning and development standards and services to
accommodate the locality’s share of the regional housing needs for each income level.
▪ Assist in the development of adequate housing to meet the needs of extremely low-, very low-,
low-, and moderate-income households.
▪ Address and, where possible, remove governmental constraints to the maintenance,
improvement, and development of housing, including housing for people at all income levels, as
well as housing for people with disabilities.
▪ Conserve and improve the condition of the existing affordable housing stock and preserve assisted
housing developments at risk of conversion to market-rate housing.
▪ Promote equal housing opportunities for all people, regardless of race, religion, sex, marital
status, ancestry, national origin, color, familial status, or disability.
The programs below identify the actions that will be taken to make sites available during the planning
period with appropriate land use and development standards, and with services and facilities to
accommodate the City’s share of regional housing need for each income level. The programs also address
identified housing issues in Azusa and approaches to meet State law housing requirements.
Programs generally include a statement of specific City action(s) necessary to implement a policy or goal
and identify the City department or other agency responsible for implementation, the quantified
objectives (where applicable), and a timeframe for completion. A summary of quantified objectives is
included following the program descriptions.
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Goals and Policies
A. Maintain and Preserve Existing Affordable Housing Stock
Continued maintenance and preservation of the existing housing stock in Azusa is a high priority to
ensure high-quality neighborhoods. Housing activities that help achieve this goal include rehabilitation
of single- and multi-family housing units, code enforcement, and efforts to preserve assisted housing
units that may be at risk of converting to market-rate housing.
Goal H1. Maintain and enhance the quality of existing housing and residential neighborhoods in
Azusa.
Policy H1.1 Encourage neighborhood involvement and pursue comprehensive neighborhood
preservation and reinvestment strategies and for portions of the community with aging
and deteriorating housing and infrastructure.
Policy H1.2 Leverage State and federal loans and grants to assist in preserving existing housing
through rehabilitation and home improvement assistance to lower- and moderate-
income households, seniors, and the disabled.
Policy H1.3 Encourage the rehabilitation of substandard residential properties by homeowners and
landlords.
Policy H1.4 Promote increased awareness among property owners and residents of the importance
of property maintenance to long-term affordable housing.
Policy H1.5 Cooperate with non-profit housing providers in the acquisition, rehabilitation, and
maintenance of older apartment complexes and single-family houses to be preserved as
long-term affordable housing.
Policy H1.6 Assist in the conservation and preservation of all affordable housing units, and work to
preserve existing affordable housing that is considered at risk of converting to market-
level rents.
Program H1-1: Residential Rehabilitation Program
Using HOME and CDBG funds, provide loans, grants, and rebates to low- and moderate-income
households for the rehabilitation of residences.
Promote energy efficiency improvements to households participating in rehabilitation programs.
Continue to promote funding opportunities on the City’s website and through placement of
brochures in public locations and at community events.
Timeframe: Ongoing
Responsible Agency: Economic and Community Development Department
Funding Sources: HOME; CDBG
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Quantified Objective: Provide five grants or loans annually, to assist a total of 40 households
during the 2021-2029 planning cycle.
Program H1-2: Rental Housing Inspection Program
Continue to administer the rental inspection program to ensure properties remain safe and well
maintained, preserving existing rental housing in the city.
Coordinate with Los Angeles County Development Authority (LACDA) and other multi-family
property owners or non-profit organizations that own and manage affordable housing in the city
to advise on any necessary improvements of multi-family housing that needs rehabilitation.
Support funding opportunities initiated by these entities to improve neighborhood quality.
Timeframe: Ongoing
Responsible Agency: Economic and Community Development Department - Community
Improvement Division
Funding Sources: Departmental Budget, Outside sources
Program H1-3: Neighborhood Improvement Zone Program
Using CDBG funding, support neighborhood improvements, including sidewalks and housing
rehabilitation and house painting.
Pursue additional funding sources to identify target neighborhoods and involve residents to
identify and implement needed improvements.
Timeframe: Ongoing
Responsible Agency: Economic and Community Development Department
Funding Sources: CDBG, Outside Funding Sources
Program H1-4: Monitor and Preserve Affordable Housing and At-Risk
Rental Housing
Maintain an inventory of affordable housing units in the city, with unit affordability information
to ensure landlords are compliant with deed restrictions. Three developments have expiring
affordability covenants (or recently expired) in Azusa: Alosta Gardens, Villa Azusa Senior
Apartments, and Azusa Park Apartments (whose affordability covenants expired in 2020).
Continue to monitor the status of subsidized affordable projects, rental projects, and mobile
homes and provide technical and financial assistance, when possible, to ensure long-term
affordability.
Continue to work with non-profit organizations to preserve existing affordable housing in the City.
As needed, support funding applications to preserve at-risk units.
For developments considering converting to market rate, work with the owners and property
managers to discuss preservation options and present options to owners for rehabilitation
assistance and/or mortgage refinancing in exchange for long-term affordability restrictions.
Hold public hearings upon receipt of any Notice of Intent to Sell or Notice of Intent to Convert to
Market Rate Housing, pursuant to Section 65863.10 of the Government Code and provide tenant
education on housing rights.
Timeframe: Ongoing
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Responsible Agency: Economic and Community Development Department
Funding Sources: Departmental Budget
Quantified Objective: Preserve 178 units of affordable housing units through the planning period
B. Assist in the Development of Affordable Housing
Azusa strives to have a balanced community, with housing units available for all income segments of the
population. Prior to its dissolution, the Redevelopment Agency facilitated the production of affordable
for-sale and rental housing through the provision of both financial and regulatory incentives. With the
dissolution of Redevelopment, the City supports affordable housing through participation in the CDBG
and HOME programs, through technical assistance and regulatory incentives, and through regional
programs.
Goal H2: Assist in the provision of adequate housing to meet the needs of the community.
Establish a balanced approach to meeting housing needs that includes the needs of
both renter and owner households.
Policy H2.1 Facilitate housing development of affordable to lower-income households by providing
technical assistance, regulatory incentives and concessions, and financial resources as
funding permits.
Policy H2.2 Encourage and provide incentives for both the private and public sectors to produce or
assist in the production of affordable housing, with emphasis on housing affordable to
persons with disabilities, seniors, large families, female-headed households with
children, and people experiencing homelessness.
Policy H2.3 Establish partnerships with private developers and non-profit housing corporations to
assist Azusa in meeting its housing goals.
Policy H2.4 As funding allows, provide rental assistance to address existing housing problems and
support regional programs to assist prospective homebuyers.
Program H2-1: First-Time Homebuyer Assistance Programs
Continue to support first-time, low-and moderate-income home buyers in Azusa by connecting
interested residents and members of the public to the Mortgage Credit Certificate (MCC) and First
Home Mortgage programs, run locally by Los Angeles County Development Authority (LACDA).
Direct residents to the LACDA offices and website and review key eligibility requirements.
Advertise and encourage interested first-time, low-income homebuyers in Azusa to apply for the
federal Home Ownership Program (HOP), financed with HOME funds provided by the U.S.
Department of Housing and Urban Development (HUD).
Coordinate with Azusa service providers and other community-based organizations to publicize
these housing assistance programs. Provide information on these programs on the City’s website
and via social media, through flyers posted at City facilities, and via staff assistance at City Hall.
Timeframe: Ongoing
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Responsible Agency: Economic and Community Development Department, Community
Development Commission of the County of Los Angeles
Funding Sources: Departmental Budget; HOME; Federal Income Tax Credit
Program H2-2: Affordable Housing Funding Sources
As federal funding permits, continue to provide loans and grants as part of the Residential
Rehabilitation Program (see Program 1) as a means to maintaining a high-quality housing stock,
and assisting lower-income households and property owners in maintaining affordable housing
units.
Actively support efforts to secure State, federal, and private funding sources as a means of
leveraging local funds and maximizing assistance.
Timeframe: Ongoing
Responsible Agency: Economic and Community Development Department
Funding Sources: Departmental Budget; CDBG; HOME
Program H2-3: Section 8 Housing Choice Voucher Program
Continue partnership with the Los Angeles County Development Authority (LACDA), which
administers the Housing Choice Voucher (Section 8) rental assistance program in Azusa. Support
additional Housing Choice Vouchers in the community and encourage rental property owners to
rent to Housing Choice Voucher holders and register their units with the LACDA.
Affirmatively market and promote the use of Housing Choice Vouchers in high opportunity areas.
Advertise and encourage landlords in Azusa to participate in the Homeless Incentive Program run
by LACDA, which provides financial support for property owners who rent to homeless Section 8
voucher holders.
Direct interested residents to the LACDA website and continue to provide information on the
Housing Choice Voucher program, including new legal requirements pursuant to SB 329, which
prohibits housing discrimination on the basis of source of income (including Housing Choice
Vouchers).
Timeframe: Ongoing
Responsible Agency: Housing Authority of the County of Los Angeles; Economic and Community
Development Department
Funding Sources: HUD
Program H2-4: Inclusionary Housing Ordinance
Inclusionary housing policies require developers to reserve a certain percentage of housing units for
very low, low, and moderate-income households in new residential developments or to pay an in-lieu
fee for affordable housing. Over 20 percent of jurisdictions in California have adopted inclusionary
housing ordinances or General Plan policies.
• Study and, if shown to be appropriate for Azusa, adopt an inclusionary housing ordinance and
program. Assess any constraints such an ordinance might have on residential development in
the city and modify accordingly.
• Ensure consistency between a new Inclusionary Housing Ordinance and State density bonus
regulations.
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• Monitor the impact of an adopted inclusionary housing policy/ordinance on production of
market rate housing in response to market conditions.
Timeframe: Evaluate feasibility of an inclusionary ordinance within one year of Housing
Element adoption; if appropriate, develop for possible adoption within two
years of Element adoption; ongoing monitoring and updates as needed.
Responsible Agency: Economic and Community Development Department
Funding Sources: Departmental Budget; General Fund; State grants
C. Encourage Housing Variety
Meeting the housing needs of all residents in the community requires the identification of adequate
sites for all types of housing. By capitalizing on the allowances in the Development Code and TOD
Specific Plan and continuing to maintain an inventory of potential sites, the City will ensure that
adequate residentially zoned and mixed-use sites are available.
Goal H3: Encourage a variety of housing types to meet the existing and future needs of Azusa
residents.
Policy H3.1 Accommodate a range of residential development types in Azusa, including low-density
single-family homes, moderate-density townhomes, higher-density multi-family units,
and residential/commercial mixed use in order to address the City’s share of regional
housing needs.
Policy H3.2 Continue to maintain an up-to-date residential sites inventory, and provide information
to interested developers in conjunction with information on available development
incentives.
Policy H3.3 Create mixed-use opportunities along key commercial corridors as a means of
enhancing pedestrian activity and community interaction.
Policy H3.4 Encourage development and long-range planning that uses compact urban forms that
foster connectivity, walkability, and use of alternative transportation modes, in
particular within the Azusa TOD planning area.
Policy H3.4 Continue to allow accessory dwelling units as a means of providing additional infill
housing opportunities.
Policy H3.5 Support the provision of high-quality rental housing for large families, students, and
senior households.
Policy H3.6 Encourage housing for low- and moderate-income households to be located in many
different locations and not concentrated in any single portion of the city.
Policy H3.7 Encourage infill development and recycling of land to provide adequate residential sites
and support the assembly of small vacant or underutilized parcels to enhance the
feasibility of infill development.
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H2-7 Azusa General Plan
Program H3-1: Ensure Adequate Sites to Accommodate Regional Fair
Share of Housing Growth
The City has a Regional Housing Needs Assessment (RHNA) of 759 extremely low/very low-income, 367
low-income, 382 moderate-income, and 1,138 above moderate-income units for the 2021-2029 RHNA
planning period (2,646 units total). A portion of this target will be achieved with credits for approved
and proposed projects. The sites inventory identifies vacant and underutilized land in residential and
mixed-use zones, as well as projections about accessory dwelling units (ADUs), and shows that the City
can adequately accommodate the City’s remaining RHNA under existing General Plan and Development
Code standards.
Maintain an inventory of available sites for residential development and provide it to prospective
residential developers upon request.
Continue to track new housing projects and progress toward meeting the City’s RHNA and will
post the sites inventory on the City’s webpage.
Create a regulatory environment that enables the private market to build a variety of housing
types and income levels.
Timeframe: Ongoing
Responsible Agency: Economic and Community Development Department
Funding Sources: Departmental Budget
Program H3-2: Mixed-Use and TOD Sites Lot Consolidation
Continue to facilitate the construction of residences in mixed-use zones and within the TOD
Specific Plan area. Continue to provide zoning and development standards to facilitate residential
and mixed-use development within the TOD Specific Plan Area, including incentives for the
inclusion of affordable units.
Continue to monitor development interest, inquiries and, progress towards mixed-use
development. Periodically re-evaluate approach and progress.
Continue to provide incentives for consolidation of parcels in mixed-use areas, including rounding
up when calculating allowable units. Provide technical assistance with consolidation of parcels.
Technical assistance includes land development counseling by Economic and Community
Development staff.
Advertise lot consolidation incentives and potential site opportunities to existing property
owners and prospective mixed-use and affordable housing developers. Advertisement actions
may include preparation and distribution of a brochure with information about program
incentives and an invitation to attend a working session to discuss opportunities for lot
consolidation and mixed-use residential development, including affordable housing
development.
Timeframe: Ongoing
Responsible Agency: Economic and Community Development Department
Funding Sources: Departmental Budget
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Program H3-3: Senior Housing
Continue to provide appropriate standards to encourage development of senior housing to meet
the needs of the City’s growing senior population, including include densities up to 40 units per
acre and reduced parking and dwelling unit size requirements.
Amend the Development Code to remove the Minor Use Permit requirement for senior citizen
apartments in all zones where it is currently permitted with a Minor Use Permit, and instead allow
senior citizen apartments as a permitted use.
Timeframe: Ongoing; amend the Development Code within two years of Element
adoption
Responsible Agency: Economic and Community Development Department
Funding Sources: Departmental Budget
Program H3-4: Accessory Dwelling Units (ADUs)
Review the Development Code to remove regulations pertaining to second units to provide
consistency and clarity in the implementation of accessory dwelling unit standards.
As revisions to State law occur, update the City’s ADU Ordinance to comply.
Create a public outreach program to encourage ADU development. Opportunities could include
advertising ADU development opportunities on the City’s website, through social media, at City
Hall, and at City events.
Coordinate with neighboring jurisdictions and the local council of governments to participate in
educational opportunities and incentives for the Azusa community, such as workshops on ADUs,
stock plans, etc.
Monitor ADU permit applications and approvals through the Housing Element Annual Progress
Report process. Identify and implement additional incentives or other strategies, as appropriate,
to ensure adequate sites during the planning period.
Timeframe: Review/revise Development Code within three years of Element adoption;
ongoing ADU development support
Responsible Agency: Economic and Community Development Department
Funding Sources: Departmental Budget, State grants
Program H3-5: Alternative Housing Models
Encourage the provision of innovative housing types that may be suitable for the community,
including modular homes, middle housing types, community care facilities, supportive housing,
and assisted living for seniors.
Promote alternative housing models during discussions with developers.
Review the Building Code (Municipal Code Chapter 14) and Development Code (Section
88.42.128) and modify as necessary to ensure that manufactured housing is subject to the same
standards applicable to conventional single-family dwellings.
Timeframe: Review and modify Building Code within two years of Housing Element
adoption; Ongoing
Responsible Agency: Economic and Community Development Department
Funding Sources: Departmental Budget
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H2-9 Azusa General Plan
Program H3-6: Address Homelessness
Continue to support local organizations that provide emergency resources and provide
opportunities for service expansion, such as co-location at public facilities such as the Azusa
Library.
Continue to participate in regional efforts to address homelessness, and support additional bridge
housing, access centers, and other homeless services offered in the region.
Continue to allow emergency shelters as a permitted use (by right) in the West End Industrial
District, subject to those conditions and standards consistent with State law. Subject emergency
shelters to the same development standards as other similar uses within the West End Industrial
District, except for those provisions permitted by State Law and included in the Development
Code for emergency shelters.
Implement the Goals and Supporting Actions identified in the Azusa Plan to Combat
Homelessness.
Program H3-7: No Net Loss
Government Code §65863 states that no jurisdiction shall “reduce, or require, or permit the reduction
of, the residential density for any parcel to, or allow development of any parcel at, a lower residential
density, or allow development at a lower residential density than projected” for sites identified in the
Housing Element sites inventory unless the jurisdiction makes written findings that the reduction is
consistent with the General Plan, and that the remaining sites identified in the Housing Element are
adequate to accommodate the jurisdiction’s need.
▪ Evaluate residential development proposals for consistency with goals and policies of the General
Plan and the 2021-2029 Housing Element sites inventory and make written findings that any
density reduction is consistent with the General Plan and that the remaining sites identified in the
Housing Element are adequate to accommodate the RHNA by income level.
▪ If a proposed reduction of residential density will result in the residential sites inventory failing to
accommodate the RHNA by income level, identify and make available additional adequate sites
to accommodate its share of housing need by income level within 180 days of approving the
reduced density project.
Timeframe: Ongoing
Responsible Agency: Economic and Community Development Department
Funding Sources: Departmental Budget
Program H3-8: Replacement of Units on Sites
Pursuant to Government Code Section 65583.2(g)(3), require the replacement of units affordable to the
same or lower income level as a condition of any development on a nonvacant site identified in the
Housing Element consistent with those requirements set forth in Government Code section 65915(c)(3).
Replacement requirements shall be required for sites identified in the inventory that currently have
residential uses, or within the past five years have had residential uses that have been vacated or
demolished, and:
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Azusa General Plan H2-10
Were subject to a recorded covenant, ordinance, or law that restricts rents to levels
affordable to persons and families of low or very low-income; or
Subject to any other form of rent or price control through a public entity’s valid exercise of its
police power; or
Occupied by low or very low-income households For the purpose of this program “previous
five years” is based on the date the application for development was submitted.
Pursuant to Government Code section 66300(d) (Chapter 654, Statutes of 2019 (SB 330)), the City shall
not approve a housing development project that will require the demolition of residential dwelling units
regardless of whether the parcel was listed in the inventory unless a) the project will create at least as
many residential dwelling units as will be demolished, and b) certain affordability criteria are met.
Timeframe: Ongoing
Responsible Agency: Economic and Community Development Department
Funding Sources: Departmental Budget
Program H3-9: Development on Religious Institution Sites/AB 1397 Reuse
Allow residential use by right for housing developments in which at least 20 percent of the units
are affordable to lower-income households on sites identified in Appendix B as subject to AB
1397.
Consider options and implement a preferred option to comply with the density requirements of
AB 1397 such as:
o Adopt a Religious Institution Housing Overlay in the Development Code that applies to all
religious institution sites in mixed use and MODR zones and allows development at 30 units
per acre.
o Adopt a Religious Institution Housing Overlay that applies only to sites that were used in the
previous Housing Element(s) and identified in Appendix B as subject to AB 1397 and allows
development at 30 units per acre.
Timeframe: Within 3 years of the Housing Element planning period
Responsible Agency: Economic and Community Development Department
Funding Sources: Departmental Budget
D. Remove Constraints to Housing Development
Market and governmental factors pose constraints to the provision of adequate and affordable housing.
These factors tend to disproportionately impact low- and moderate-income households due to their
limited resources for absorbing the costs. Azusa is committed to removing governmental constraints
that might hinder the production of housing.
Goal H4 Minimize the impact of governmental constraints on housing production and
affordability.
Policy H4.1 Review and adjust residential development standards, regulations, ordinances,
departmental processing procedures, and residential fees related to rehabilitation and
construction that are determined to constrain housing development.
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Policy H4.2 Provide regulatory incentives, such as density bonuses and reduced parking, to offset
the costs of developing affordable housing.
Policy H4.4 Maintain the City’s coordinated, interdepartmental Development Review process for
larger-scale projects in the City.
Policy H4.5 Monitor State and federal housing-related legislation, and update City plans,
ordinances, and processes as appropriate to remove or reduce governmental
constraints.
Policy H4.6 Facilitate coordination between lending institutions, the real estate and development
community, and the City to better understand and address non-governmental
constraints and facilitate production of affordable housing.
Program H4-1: Density Bonuses
Update the City’s density bonus ordinance to comply with Government Code §65915.
Monitor State legislation and as changes are made to Government Code §65915, update the City’s
density bonus accordingly to be consistent.
Continue to promote the use of density bonuses to provide affordable housing and discuss with
developers their interests in and constraints to using a density bonus.
Timeframe: Adopt a density bonus ordinance within three years of Housing Element
adoption; Ongoing
Responsible Agency: Economic and Community Development Department – Planning Division
Funding Sources: Departmental Budget
Program H4-2: Supportive and Transitional Housing
Continue to allow the establishment of transitional and supportive housing development and
single-room occupancy developments (SROs), where allowed and consistent with Development
Code provisions.
Consistent with State law, transitional housing shall be considered a residential use of property,
and shall be subject only to those restrictions that apply to other residential dwellings of the same
type in the same zone. Consider any necessary revisions to the Development Code to make this
intent clear.
Update the Development Code to comply with AB 2162 (Supportive Housing Streamlining Act),
effective January 1, 2019, which requires supportive housing to be considered a use by right
(ministerially permitted) in zones where multi-family and mixed use are permitted, including
nonresidential zones permitting multi-family uses, if the proposed housing development meets
specified criteria. Comply with AB 2162 requirements to allow for modifications for required
parking for units occupied supportive housing residents that are located within one-half mile of a
public transit stop.
Review the Development Code and make any necessary changes to ensure compliance with AB
101 (Low-Barrier Navigation Centers). Law AB 101 requires that Low-Barrier Navigation Centers
be allowed by right in areas zoned for mixed-use and nonresidential zones permitting (by right or
conditionally) multi-family uses.
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Timeframe: Adopt Development Code amendments within three years of Housing
Element adoption; Ongoing
Responsible Agency: Economic and Community Development Department
Funding Sources: Departmental Budget
Program H4-3: Development Process Streamlining
Provide timely review of discretionary and non-discretionary residential development requests,
with fees sufficiently only to cover the actual costs (direct and overhead) incurred by the City.
Periodically evaluate land development processing procedures to ensure that project review is
accomplished in the minimum time necessary to implement the General Plan and ensure
protection of public health, safety, and welfare.
Update the Development Code (Affordable Housing Incentives Section) to refer to streamlining
options available through the California Government Code.
To accommodate future SB 35 applications and inquiries, the City will create and make available
an informational packet that explains SB 35 streamlining provisions in Azusa and provides SB 35
eligibility information.
Timeframe: Ongoing; Create SB 35 informational packet within one year of Housing
Element adoption
Responsible Agency: Economic and Community Development Department
Funding Sources: Departmental Budget
Program H4-4: Stacked Flats and Other Multi-Family Housing
Review and update the Development Code to allow stacked flats as a permitted use in all
neighborhoods, corridors, and districts where currently townhomes are currently allowed, within
both mixed-use arrangements and as stand-alone residential housing. Remove the requirement
for a Minor Use Permit. Assess new multi-family developments through the Design Review
process.
Continue to promote and provide incentives for the development of stacked flats in the Azusa
TOD Specific Planning Area.
Promote and provide incentives, as appropriate, for the development of stacked flats in the
Moderate Density Neighborhoods, Neighborhood Centers, and Mixed-Use Districts.
Review and update the Development Code to remove the MUP requirement for triplexes and
fourplexes, townhouses and rowhouses in the higher density Neighborhood Districts. Assess new
multi-family developments through the Design Review process.
Timeframe: Adopt Development Code amendments within three years of Housing
Element adoption; Ongoing
Responsible Agency: Economic and Community Development Department
Funding Sources: Departmental Budget
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Program H4-5: Minimum Unit Sizes
Amend the Development Code to reduce the minimum unit sizes in Neighborhoods, Centers, and Districts
to match the minimum unit sizes allowed in the TOD Specific Plan.
Timeframe: Adopt Development Code amendments within three years of Housing
Element adoption
Responsible Agency: Economic and Community Development Department
Funding Sources: Departmental Budget
Program H4-6: Parking for Multi-family Uses
Amend the Development Code to remove the requirement for garages for multi-family dwellings.
Instead, allow parking in the form of parking structures, subterranean, and carports. Include in
the Development Code standards for parking design.
Continue to allow waivers of covered parking requirements for affordable housing units,
consistent with existing Development Code Section 88.36.080.
Timeframe: Adopt Development Code amendments within three years of Housing
Element adoption
Responsible Agency: Economic and Community Development Department
Funding Sources: Departmental Budget
Program H4-7: Objective Design Standards
Amend the Development Code to add reference to the Housing Accountability Act
Requirements, indicating that multi-family housing (and mixed-use buildings containing at least
two-thirds residential) cannot be denied or density reduced.
Review the existing Form-Based Code and consider objective design standards. Adopt objective
design standards to ensure that the City can provide local guidance on design and standards for
by-right projects as allowed by State law. Adoption of objective design standards will facilitate
high-quality residential development and compliance with State objectives. The objective design
standards will ensure provision of adequate private open space, parking, and related features,
as well as architectural design.
Timeframe: Adopt Objective Design Standards and Housing Accountability Act language
within two years of Housing Element adoption
Responsible Agency: Economic and Community Development Department
Funding Sources: State LEAP Grant
Program H4-8: Nongovernmental Constraints
Although the City has limited influence over non-governmental constraints, if non-governmental
constraints are identified, the City will review, and if necessary, revise, any development regulations or
processes that can potentially lessen those constraints.
Timeframe: Ongoing
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Responsible Party: Economic and Community Development Department
Funding Source: Departmental Budget
Program H4-9: Water and Sewer Service Providers
Immediately following adoption, deliver the 2021-2029 Azusa Housing Element to all providers of sewer
and water service within the City of Azusa—including internal City departments—in accordance with
Government Code §65589.7.
Timeframe: Within one month of adoption of the Housing Element
Responsible Agency: Economic and Community Development Department
Funding Sources: Departmental Budget
Program H4-10: Infrastructure Master Planning
Azusa is a forward-thinking community that values inclusive planning that takes into account all factors.
To that end, the City will undertake comprehensive Master Planning efforts for infrastructure systems,
including sewer, stormwater, and other utilities and systems that support development of local land use
policy to ensure systems are adequate and up-to-date to support planned development.
Timeframe: Within three years of adoption of the Housing Element
Responsible Agency: Economic and Community Development Department
Funding Sources: Departmental Budget; General Fund
E. Promote Equal Housing Opportunity
To fully meet the community’s housing needs, housing must be accessible to all residents, regardless of
race, religion, family status, age, or physical disability.
Goal H5 Promote and affirmatively further fair housing opportunities and promote housing
throughout the community for all.
Policy H5.1 Affirmatively further fair housing related to the sale, rental, and financing of housing to
avoid discrimination based on race, religion, age, sex, marital status, ancestry, national
origin, color, familial status, or disability, or any other arbitrary factor.
Policy H5.2 Assist in the enforcement of fair housing laws by providing support to organizations that
can receive and investigate fair housing allegations, monitor compliance with fair
housing laws, and refer possible violations to enforcing agencies.
Policy H5.3 Facilitate increased participation among traditionally underrepresented groups in the
public decision-making process.
Policy H5.4 Promote greater awareness of fair housing practices and requirements, tenant and
landlord rights and obligations through outreach and education for the broader
community of residents, residential property owners and operators.
2021-2029 Housing Element
H2-15 Azusa General Plan
Policy H5.5 Encourage housing construction or alteration to meet the needs of residents with
special needs, such as the elderly and disabled.
Program H5-1: Special Needs Housing
Provide opportunities to meet the housing needs of special needs residents—including seniors,
residents with disabilities and developmental disabilities, large families, extremely low-income
households, and those experiencing homelessness—by giving priority to development projects
that include a component for special needs groups in addition to other lower-income households.
Encourage developers of single-family dwellings to incorporate universal design and/or
”visitability” improvements.
Timeframe: Ongoing
Responsible Agency: Economic and Community Development Department
Funding Sources: Departmental Budget
Program H5-2: Fair Housing Services
Continue to assist households through the Housing Rights Center, providing fair housing services
and educational programs concerning fair housing issues. Refer fair housing complaints to the
Housing Rights Center and continue to provide funding support.
Continue to promote fair housing practices, including advertisement on the City’s website, and
provide educational information on fair housing to the public.
Continue to comply with all State and federal fair housing requirements when implementing
housing programs or delivering housing-related services.
Timeframe: Ongoing
Responsible Agency: Economic and Community Development Department
Funding Sources: Departmental Budget
Program H5-3: Affirmatively Furthering Fair Housing
• Promote public awareness of federal, State, and local regulations regarding equal access to
housing. Provide information to the public on various state and federal housing programs and
fair housing law. Maintain referral information on the City’s website and at a variety of other
locations such as community and senior centers, local social service offices, in City utility bills,
and at other public locations including City Hall and the library.
• Include a fair housing presentation in City Council meetings at least once per year.
• Implement an accessibility policy that establishes standards and procedures for providing equal
access to City services and programs to all residents, including persons with limited proficiency
in English, and persons with disabilities.
• Ensure that all development applications are considered, reviewed, and approved without
prejudice to the proposed residents, contingent on the development application’s compliance
with all entitlement requirements.
• Continue to implement the Analysis of Impediments to Fair Housing Choice and HUD
Consolidated Plan.
2021-2029 Housing Element
Azusa General Plan H2-16
• Conduct public meetings at suitable times, accessible to persons with disabilities, and near public
transit. Resources will be invested to provide interpretation and translation services when
requested at public meetings.
• Prioritize community and stakeholder engagement during controversial development decisions.
Timeframe: Ongoing
Responsible Party: Economic and Community Development Department
Funding Source: Departmental Budget
Program H5-4: Outreach Plan
Achieving consensus on housing policy and proposed housing developments can be a difficult process.
Through active and continued dialogue with neighborhood groups, the likelihood of achieving
neighborhood consensus for new developments is increased significantly. Azusa supports efforts to help
residents be informed about housing facts, which helps provide sound direction on housing solutions.
Efforts will include exploring avenues to help residents understand development tradeoffs, the benefits
of affordable housing, and measures necessary to implement Azusa’s vision for a thriving Downtown
and safe and stable neighborhoods.
Objective:
Implement an outreach plan to establish outreach protocol for housing-related issues, such as
Housing Element updates. Reach out to the community regarding housing topics in general, as
well as with regard to specific new developments.
Expand outreach to non-profit developers, area service providers, and community-based
organizations. As part of the upcoming comprehensive General Plan update, partner with local
community-based organizations to hold community meetings to gain input from Azusa residents
about housing needs, issues, and ideas to support the development of more affordable housing
in the city. Invest resources to provide food, childcare, interpretation, and translation services at
these events.
Actively recruit residents from underserved neighborhoods to participate on committees to
address homelessness and affordable housing needs.
Develop presentations and/or materials that address the local need for affordable housing and
more resilient neighborhoods.
Timeframe: Ongoing
Responsible Agency: Economic and Community Development Department
Funding Sources: Departmental Budget
Program H5-5: Safety and Environmental Justice Element
As part of a comprehensive update to the General Plan, update the Safety Element and adopt a new
Environmental Justice Element to comply with State law.
Timeframe: Adopt a comprehensive General Plan update within three years of Housing
Element adoption
Responsible Agency: Economic and Community Development Department
Funding Sources: Departmental Budget
2021-2029 Housing Element
H2-17 Azusa General Plan
Summary of Quantified Objectives
Table H-2.1 summarizes Azusa’s quantified objectives for the 2021-2029 Housing Element planning
period.
Table H-2.1: Summary of 2021-2029 Housing Element Quantified Objectives
Income Level
Total
Extremely
Low Very Low Low Moderate
Above
Moderate
Construction Objectives (RHNA)
Construction Objective
(RHNA) 759 367 382 1,138 2,646
Rehabilitation Objective 40 -- 40
At-Risk Housing Units to
Preserve 178 -- -- 178
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Azusa General Plan H2-18
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2021-2029 Housing Element
H 3 -1 Azusa General Plan
Chapter 3
Chapter 1. NEEDS ASSESSMENT
Population and Employment Trends
To best understand the types of housing that are needed to meet existing and future demand, Housing
Element law requires that the Housing Element assess local population demographics and housing stock
characteristics. Characteristics such as age, ethnicity, and employment influence the type and cost of
housing needed or in high demand. Tracking changes in the demographics can also help City leaders better
respond to or anticipate changing housing demand. This section evaluates the various population
characteristics that affect Azusa’s housing needs.
Current Population and Population Growth
Since incorporation in 1898, Azusa has had steady population growth. The City experienced its most
substantial increase in population, 41 percent, between 1980 and 1990. During this time, the population
jumped from 29,380 to 41,333. In 2000, the Census Bureau indicated that the City had reached a
population of 44,371. Between 2010 and 2020, as reported by the Census, the population of Azusa grew
approximately six percent, from 46,631 to 49,658 residents. This growth rate was slightly greater in Azusa
than in Los Angeles County as a whole (four percent).
Table H-3.1: Population Growth and Projected Growth
2010 2020 2045 % Change % Change
2010-2020 2020-2045
Azusa 46,361 49,658 56,200 6.6% 11.6%
Los Angeles County 9,758,256 10,172,951 11,677,000 4.1% 14.8%
Source: CA DOF E-5 Population and Housing Estimates, SCAG Growth Forecasts
2021-2029 Housing Element
Azusa General Plan H 3 -2
The Southern California Association of Governments (SCAG) growth forecasts predict a steady increase in
population through 2045. From 2020 to 2045, SCAG estimates that the Azusa population will grow by 11.6
percent, while countywide population is expected to increase by 14.8 percent.
In addition to population projections, several other demographic characteristics and trends define
housing needs. Among these characteristics are age composition, racial and ethnic composition, and
employment.
Age
Population age distribution serves as an important indicator of housing needs, because housing needs and
preferences change as individuals or households grow older. Young families tend to focus more on cost
and the ability to become first-time homebuyers. Table H-3.2 shows the age distribution of Azusa
residents. In 2018, the 25-44 year old age group constituted the largest age group at approximately 27
percent, followed by the 15-24 years old age group at nearly a quarter of the population. Of note, certain
segments of the population are increasing while others decrease. For example, the city’s share of seniors
(65 years old and above) and 15-24 year olds increased by two and seven percentage points, respectively,
while the 0-14 age group decreased by six percentage points.
When compared with the Southern California region at large, Azusa generally parallels the region, with a
similar share of its population that is younger than 18 (22 percent compared to 23.4 percent in the region).
Azusa’s seniors make up nearly 10 percent of the population, which is lower than the regional share of 13
percent. This younger demographic is also reflected in the median age; Azusa’s median age is 29.3 years,
compared with the County (36.2 years) and the state (36.3 years). The large population of children and
young adults means that demand will likely continue to grow for larger family-sized units.
Table H-3.2: Age
Demographic Profile 2010 Percentage 2018 Percentage
Age
0-14 12,407 27% 9,267 19%
15-24 7,724 17% 11,691 24%
25-44 13,185 28% 13,280 27%
45-64 9,469 20% 10,503 21%
65+ 3,576 8% 4,803 10%
Median Age 28.1 29.3
Sources: US Census Bureau 2010 Census, American Community Survey 2014-2018 5-year estimates
Race and Ethnicity
Table H-3.3 shows the racial/ethnic distribution of population in the City of Azusa. Hispanic (64 percent)
and White (19 percent) residents make up the majority of the Azusa population, followed by Asian (14
percent), and Black (3 percent). When compared with Los Angeles County at large, Azusa has fewer Black
residents (3 percent compared to 8 percent) and White residents (19 percent compared to 26 percent),
and more Hispanic residents (68 percent compared to 48 percent). Since 2010, the portion of the
2021-2029 Housing Element
H 3 -3 Azusa General Plan
population that is Asian in Azusa has increased by five percentage points, while the Hispanic population
has decreased by four percentage points. The Black and White proportions of the population in Azusa
have remained the same since 2010.
Table H-3.3: Race and Ethnicity
Demographic Profile 2010 Percentage 2018 Percentage
Race/Ethnicity
White (non-Hispanic) 8,808 19% 9,488 19%
Hispanic 31,328 68% 31,379 64%
Black 1,499 3% 1,601 3%
Asian/Pacific Islander 4,141 9% 6,223 14%
Other 562 2% 141 0%
Sources: US Census Bureau 2010 Census, American Community Survey 2014-2018 5-year estimates
Employment
Azusa has 23,899 workers living within its borders who work across 13 major industrial sectors. Table H-
3.4 provides detailed employment information. Many Azusa residents work in educational services (27
percent); retail trade; manufacturing; professional and administrative services; and arts, entertainment,
and recreation industries (11 percent each). Between 2010 and 2018, there was an increase in educational
services; at the same time, construction and manufacturing employment decreased.
Table H-3.4: Employment by Industry
Demographic Profile 2010 Percentage 2018 Percentage
Employment by Industry
Educational services, and health care and social
assistance 5,185 23% 6,105 26%
Retail trade 2,064 9% 2,522 11%
Manufacturing 3122 14% 2,622 11%
Professional, scientific, and management, and
administrative and waste management services 2,359 11% 2,558 11%
Construction 1,599 7% 1,131 5%
Arts, entertainment, and recreation, and
accommodation and food services 2,206 10% 2,704 11%
Finance and insurance, and real estate and rental
and leasing 1,271 6% 1,066 4%
Other services, except public administration 1,242 6% 1,245 5%
Transportation and warehousing, and utilities 908 4% 1,369 6%
Public Administration 686 3% 762 3%
2021-2029 Housing Element
Azusa General Plan H 3 -4
Table H-3.4: Employment by Industry
Demographic Profile 2010 Percentage 2018 Percentage
Wholesale Trade 951 4% 1,023 4%
Information 396 2% 594 2%
Agriculture, forestry, fishing and hunting, and
mining 333 1% 198 1%
Sources: US Census Bureau 2010 Census, American Community Survey 2014-2018 5-year estimates
Table H-3.5 indicates the 10 largest employers in Azusa, with significant representation from the
educational sector, including Azusa Pacific University and Azusa Unified School District.
Table 5: 10 Principal Employers, 2019
Employer Number of Employees Percentage
Azusa Pacific University 2,297 9.19%
Azusa Unified School District 1,586 6.34%
Northrop Grumman 921 3.68%
City of Azusa 370 1.48%
Costco Wholesale Corporation 319 1.28%
Hanson Distribution Company 292 1.17%
S&S Foods LLC 275 1.10%
Buena Vista Food Products 206 0.82%
OJ Insulation 176 0.70%
Alliance Environmental Group 164 0.66%
Source: City of Azusa Comprehensive Annual Financial Report, June 30, 2019
Household Characteristics
The characteristics of a community’s households impact the type of housing needed in that community.
Household type, income levels, the presence of special needs populations, and other household traits are
all factors that affect the housing needs of a community. This section discusses the household
characteristics affecting the housing needs of Azusa residents.
Characteristics for Azusa households are summarized in Table H-3.6. The number of households in Azusa
has remained relatively stable (12,641 total households) since 2010. The percentage of owners in Azusa
has also remained relatively the same since 2010 (52.7 percent) to 2018 (52.1 percent). The City has
increased single-family and multi-family units between 2010 and 2020 (see Table H-3.7). However,
vacancy rates are still low for both owner and renter households and the overcrowding rate (13 percent)
is slightly higher than the County rate (11 percent), which suggests that the City should continue to
increase housing construction to accommodate residents.
2021-2029 Housing Element
H 3 -5 Azusa General Plan
Table H-3.6: Household Characteristics by Tenure
Household Characteristic Owner
Households
Renter
Households
All
Households
Number of Households1 6,619 (52.1%)
6,078 (47.9%) 12,697
Median Household Income1 $82,312 $43,821 $60,227
Household Income Categories2
Extremely Low Income (0-30% AMI) 485 (7.3%) 1,540 (26.2%) 2,025 (16.2%)
Very Low Income (30-50% AMI) 895 (13.5%) 1,410 (24.0%) 2,305 (18.4%)
Low Income (50-80% AMI) 1,250 (18.9%) 1,325 (22.5%) 2,575 (20.6%)
Moderate Income (80-100% AMI) 885 (13.4%) 475 (8.1%) 1,360 (10.9%)
Above Moderate Income (100% + AMI) 3,100 (46.9%) 1,130 (19.2%) 4,230 (33.9%)
Total 6,615 5,880 12,495
Overpayment
All Households Overpaying for Housing 2,195 (33%) 3,358 (57%) 5,553 (44%)
Lower Income Households Overpaying for
Housing (0-80% AMI)2
1,480 (56%) 3,240 (76%) 4,720 (68%)
Source1: US Census Bureau, American Community Survey 2014-2018 5-year estimates
Source2: U.S. Department of Housing and Urban Development Comprehensive Housing Affordability Strategy (CHAS)
Tables 2013-2017
Income
According to the 2018 American Community Survey, the median household income for Azusa was
$60,227, which is somewhat lower to that of the County of Los Angeles median household income of
$64,251. Median household income differs significantly by tenure; owner households in Azusa earn
double what renter households make.
Census data estimates that 15 percent of residents live in poverty, as defined by federal guidelines. This
proportion is similar to that of the County of Los Angeles where 16 percent of residents live in poverty.
Generally, various populations living in poverty, such as different race/ethnic, age, etc. groups, are similar
to that of the County. However, the proportion of persons or households living in poverty is much higher
for unemployed residents (26.7 percent), and specifically unemployed women (31.9 percent).
For housing planning and funding purposes, the State Department of Housing and Community
Development (HCD) uses five income categories to evaluate housing need based on the Area Median
Income (AMI) for the County:
• Extremely Low-Income Households earn 0-30 percent of AMI
• Very Low-Income Households earn 30-50 percent of AMI
• Low-Income Households earn 50-80 percent of AMI
2021-2029 Housing Element
Azusa General Plan H 3 -6
• Moderate-Income Households earn 80- 120 percent of AMI (federal data uses 100%)
• Above Moderate-Income Households earn over 120 percent of AMI (federal data uses 100%+)
Comprehensive Housing Affordability Strategy (CHAS) data provides special Census tabulations
(developed for HUD) and calculates household income adjusted for family size and tenure. As shown in
Table H-3.6, in Azusa, above moderate-income households represent the largest share of all households
(34 percent), and low-income households comprise the second largest category (21 percent). Income also
differs by tenure; as indicated in Table H-3.6, more renter households are in the lower income categories
(0-80 percent AMI) than owner households.
Housing Overpayment
State and federal standards specify that households spending more than 30 percent of gross annual
income on housing experience a housing cost burden. Housing cost burdens occur when housing costs
increase faster than household income. When a household spends more than 30 percent of its income on
housing costs, it has less disposable income for other necessities such as health care, day care, and food.
In the event of unexpected circumstances such as loss of employment or health problems, lower-income
households with a housing cost burden are more likely to become homeless or double up with other
households. In Azusa, 44 percent of households are overpaying for housing. Lower income households
have a higher rate of overpayment (68 percent of lower income households are overpaying), especially
lower income renter households, of which 76 percent are experiencing a housing cost burden.
Housing Stock Characteristics
Housing Stock
In 2020, the Department of Finance estimates there are 14,651 housing units in the city. Compared to
2010, the city’s housing stock has increased by 1,265 units. Azusa was developed as a community of
single-family dwelling units and has primarily remained as such. Most of the City’s housing stock is made
up of single-family homes (60 percent), with 36 percent multi-family, and mobile homes and other housing
filling out the remaining 4 percent. Census data indicates that 2.6 percent of owner units and 2.5 percent
of rental units are vacant.
Table H-3.7: Housing Stock Characteristics by Tenure
Housing Characteristic Owner Households Renter Households All Households
Single Family Detached
N/A N/A
6,763 (46%)
Single Family Attached 1,985 (14%)
Multi-Family Units 5,349 (36%)
Mobile home, other units 554 (4%)
Total units 14,651
Average or median Household
Size
3.45
Vacancy Rate 2.6% 2.5% 7.4%
2021-2029 Housing Element
H 3 -7 Azusa General Plan
Table H-3.7: Housing Stock Characteristics by Tenure
Housing Characteristic Owner Households Renter Households All Households
Overcrowded Units 502 1,179 1681
Units Needing
Replacement/Rehabilitation
N/A N/A 37 - 743
Housing Cost $495,500 $1,389 N/A
Sources: US Census Bureau, American Community Survey 2014-2018 5-year estimates, CoreLogic September 2020, and
California Department of Finance E-5 Population and Housing Estimates
Overcrowding
Overcrowding occurs when the relatively high cost of housing either forces a household to double-up with
another household or live in a smaller housing unit in order to afford food and other basic needs.
According to both California and federal standards, a housing unit is considered overcrowded if it is
occupied by more than one person per room (excluding kitchens, bathrooms, and halls). In Azusa, 13
percent of housing units are overcrowded. Overcrowding is more prevalent in rental households than
owner households. Azusa experiences slightly more overcrowding than Los Angeles County at large,
where 11 percent of households are overcrowded.
Housing Condition
The age and condition of Azusa’s housing stock is an indicator of potential rehabilitation needs.
Commonly, housing over 30 years of age needs some form of major rehabilitation, such as a new roof,
foundation work, plumbing, etc. The housing stock in the city is aging, as a majority of the housing stock
was built between the 1950s and 1980s. According to the American Community Survey, 68 percent of
Azusa’s housing stock was built during this time period. Only 19 percent of the city’s housing stock has
been built since the 1990s.
The Census includes surveys about three factors of what may be considered substandard housing. In
Azusa, 157 units lack telephone service, 37 units lack plumbing facilities, and 92 units lack complete
kitchen facilities, as of 2018. The City performs annual inspections of rental properties to ensure proper
maintenance and upkeep, as well as presale inspections of all homes that are sold. These efforts have
allowed Code Enforcement staff to have a deep understanding of existing needs in the community, and
to continue to work with property owners of apartment buildings that are in particular need of
rehabilitation, maintenance, and repair. The City maintains a list of 743 rental units (in 66 buildings) that
require additional oversight to ensure buildings and properties are maintained and comply with codes.
Housing Cost
The cost of housing in a community can be directly correlated to the number of housing problems and
affordability issues. High housing costs can price low-income families out of the market, cause extreme
cost burdens, or force households into overcrowded or substandard conditions. The Azusa median home
price in September 2020, based information provided by CoreLogic, was $495,500. This was three percent
higher than the median price in 2019. The median home price in Los Angeles County in September 2020
was $710,000, significantly higher than the median price in Azusa.
2021-2029 Housing Element
Azusa General Plan H 3 -8
Nearly half (48 percent) of Azusa households live in rental housing. Census data shows that the average
rent in Azusa is $1,468 per month, ranging from $1,102 for a studio/efficiency up to $2,377 for a four-
bedroom unit. Table H-3.8 shows that the HUD-determined fair market rents for Los Angeles County
generally exceed the range of the rents within Azusa. Therefore, the rental rates in Azusa are lower than
some other areas of the county.
Table H-3.8: Fair Market Rents in Los Angeles County
Year Efficiency
One-
Bedroom
Two-
Bedroom
Three-
Bedroom
Four-
Bedroom
Fair Market Rents (HUD) $1,279 $1,517 $1,956 $2,614 $2,857
Median Rents (Census) $1,102 $1,216 $1,535 $1,839 $2,377
Sources: U.S. Department of Housing and Urban Development (HUD), American Community Survey 2015-2019 5-Year Estimates
Special Housing Needs
Housing-element law requires local governments to include an analysis of housing needs for residents in
specific special needs groups and to address resources available to address these needs. These special
needs groups often spend a disproportionate amount of their income to secure safe and decent housing
and are sometimes subject to discrimination based on their specific needs or circumstances.
Table H-3.9: Special Needs Groups
Special Needs Category Count Percent
Persons with Disabilities1 4,126 persons 8.4% of residents
Persons with Developmental Disabilities1 1,757 persons 3.8% of residents
Elderly (65+ years) 1 4,803 persons
941 households
10% of residents
7.4% of households
Large Households (5+ members) 1 2,572 households 20.3% of households
Farmworkers1 136 persons 0.6 of labor force
Female Headed Households1 2,390 households 18.8% of households
People Experiencing Homelessness3 329 persons N/A
Sources:
1. US Census Bureau, American Community Survey 2014-2018 5-year estimates
2. California Department of Developmental Services, 2020; DDS consumer count by CA ZIP Codes 91702
3. 2019 Greater Los Angeles Homeless Count Report
Persons with Disabilities including persons with Developmental Disabilities
Disabled residents face housing access and safety challenges. Disabled people, in many cases, are of
limited incomes and may receive Social Security income only. As such, most of their monthly income is
often devoted to housing costs. In addition, disabled persons may face difficulty finding accessible housing
(housing that is made accessible to people with disabilities through the positioning of appliances and
fixtures, the heights of installations and cabinets, layout of unit to facilitate wheelchair movement, etc.)
because of the limited number of such units.
2021-2029 Housing Element
H 3 -9 Azusa General Plan
Many Azusa residents have disabilities that prevent them from working, restrict their mobility, or make it
difficult to care for themselves. There are 4,126 residents with a disability in Azusa, representing 8.4
percent of residents. The majority of residents with a disability are 75 years or older (58 percent), followed
by those 65 to 74 years (20 percent). The most commonly occurring disability amongst seniors 65 and
older is an ambulatory disability, experienced by 21 percent of Azusa’s seniors. In Azusa, the proportion
of the population with a disability living in poverty (17.7 percent) is higher than those without a disability
(14.8 percent).
The State Department of Developmental Services (DDS) currently provides community-based services to
persons with developmental disabilities and their families through a statewide system of 21 regional
centers. The San Gabriel/Pomona Regional Center serves residents in Azusa. The center is a private, non-
profit community agency that contracts with local service providers to offer a wide range of services to
individuals with developmental disabilities and their families. In Azusa, 754 persons are reported as
consumers of the services provided at the local Regional Center. This includes 333 residents that are 18
years and younger and 421 residents over 18 years old receiving services from DDS. The majority of
individuals live in home settings, often with a parent or family guardian.
Elderly (65+ years)
Many senior-headed households have special needs due to their relatively low incomes, disabilities or
limitations, and dependency needs. Specifically, many people aged 65 years and older live alone and may
have difficulty maintaining their homes, are usually retired and living on a limited income, and are more
likely to have high health care costs and rely on public transportation, especially those with disabilities.
The limited income of many elderly persons often makes it difficult for them to find affordable housing.
There are 941 households headed by elderly residents, representing 7.4 percent of total households in
Azusa. A total of 12.3 percent of elderly residents are living in poverty in Azusa.
Large Households (5+ members)
Large households, defined by HCD as households containing five or more persons, have special housing
needs due to the limited availability of adequately sized, affordable housing units. Larger units can be very
expensive; as such, large households are often forced to reside in smaller, less expensive units or double-
up with other families or extended family to save on housing costs, both of which may result in unit
overcrowding. There are 2,572 large households in Azusa, representing 20 percent of all households. A
larger percentage of renter households (11 percent) are large (5+ members) as compared to owner
households (9 percent).
Farmworkers
Due to the high cost of housing and low wages, a significant number of migrant farmworkers have
difficulty finding affordable, safe, and sanitary housing. There are 136 residents who are employed in
agriculture, forestry, fishing, and hunting industries in Azusa, representing only 0.6 percent of the city’s
labor force. Maps from the State of California Department of Conservation Farmland Mapping and
Monitoring Program show no farmland in Azusa. Due to the low number of agricultural workers in the
City, the housing needs of migrant and/or farmworker housing need can be met through general
affordable housing programs.
2021-2029 Housing Element
Azusa General Plan H 3 -10
Female Headed Households
Single-parent households require special consideration and assistance because of the greater need for
childcare, health care, and other services. In particular, female-headed households with children tend to
have lower incomes and a greater need for affordable housing and accessible childcare and other
supportive services. The relatively low incomes earned by female-headed households, combined with the
increased need for supportive services, severely limit the housing options available to them. There are
2,390 female-headed family households in Azusa, representing 19 percent of households. A total of 18
percent of female-headed family households live in poverty.
People Experiencing Homelessness
Homelessness continues to be a regional and national issue. The City of Azusa is part of the county-wide
Los Angeles Continuum of Care (LACoC) to provide assistance to homeless persons at every level of need
and assist in the move from homelessness to permanent housing. The continuum of care begins with
assessment of the needs of the homeless individual or family. The person/family may then be referred to
permanent housing or to transitional housing where supportive services are provided to prepare them for
independent living. The goal of a comprehensive homeless service system is to ensure that homeless
individuals and families move from homelessness to self-sufficiency, permanent housing, and
independent living. The LACoC services and facilities available for the homeless in Azusa are coordinated
by the Los Angeles Homeless Services Authority (LAHSA).
Because of the transient nature of homelessness, gauging an estimate of homeless persons is difficult.
One source of information on homelessness is the 2019 Greater Los Angeles Homeless Count Report. In
2019, there was a total of 329 homeless individuals in Azusa, 94 percent of which were unsheltered.
Energy Conservation Opportunities
Energy-related housing costs can directly impact the affordability of housing. While state building code
standards contain mandatory energy efficiency requirements for new development, the City and utility
providers are also important resources to encourage and facilitate energy conservation and to help
residents minimize energy-related expenses. Policies addressing climate change and energy conservation
are integrated into the Azusa General Plan. The primary avenues to address climate change in Azusa are
through incorporating energy conservation efforts into the design of all new construction and site
development, encouraging the retrofit of energy efficient features to existing buildings, and requiring new
development and signification renovation projects to includes more bicycle, pedestrian, and transit
amenities.
Azusa is serviced by the Azusa Light & Water Department, which offers various energy conservation
programs to residents and businesses in the city. There are a variety of retrofit and energy usage audit
programs to encourage owners to provide buildings and appliances that are as energy efficient as possible.
Residential customers can take advantage of several rebate and energy programs, such as the Home
Weatherization and Residential EnergyStar Appliance Rebate. Low-income households have the option to
apply to the Azusa Light & Water Low-income Assistance program for financial support on their energy
bills.
2021-2029 Housing Element
H 3 -11 Azusa General Plan
Additionally, the Southern California Gas Company offers various rebate programs for energy-efficient
appliances and makes available to residents energy efficient kits at no cost. The Gas Company also offers
no-cost weatherization and furnace repair or replacement services for qualified limited-income
customers.
At-Risk Housing Analysis
State housing element law requires an inventory and analysis of government-assisted dwelling units
eligible for conversion from lower income housing to market rate housing during the next ten years.
Reasons for this conversion may include expiration of subsidies, mortgage pre-payments or pay-offs, and
concurrent expiration of affordability restrictions. Three developments have expiring affordability
covenants (or recently expired) in Azusa. Azusa Park Apartments affordability covenants expired in 2020;
however, the City has not received any notifications from the property owner regarding conversion to
market rate housing.
Table H-3.10: Assisted Rental Housing in Azusa
Assisted Developments
Tenant
Type
Affordable
Units
Total
Units Funding Program
Earliest
Conversion Date
Azusa Apartments
805 S. Cerritos Ave.
Family 81 88 LIHTC, Section
8Sec.241(f)/Sec.236(i)(1)
2068
Alosta Gardens
745 E. 5th Street
Family 60 60 Section 8 and Sec.
221(d)(4)
2024
Azusa Park Apartments
363 N. Calera Ave.
Family 88 90 Section 8 and Sec.221(d)(4) 2020
Villa Azusa Senior Apartments
200 E. Gladstone
Elderly 30 147 Redevelopment Agency 2023
Azusa Gardens
601 E. Alosta Ave.
Family 23 112 Redevelopment Agency,
HUD, Mortgage Revenue
Bonds, CDBG
2035
Iris Gardens
385 N. Rockvale Ave.
Family 118 120 LIHTC 2054
Source: California Housing Partnership Corporation, City of Azusa, 2021.
Preservation and Replacement Options
Based on City records and information from the California Housing Partnership Corporation, in the next
10 years (2021-2031), affordability covenants at Villa Azusa Senior Apartments and Alosta Gardens are set
to expire. In addition, affordability covenants at Azusa Park Apartments have since expired. These three
projects, with a total of 178 affordable units, are identified as high risk of conversion to market rate and
are analyzed below.
2021-2029 Housing Element
Azusa General Plan H 3 -12
Preservation of at-risk projects can be achieved in a variety of ways, with adequate funding availability.
Alternatively, units that are converted to market rate may be replaced with new assisted multi-family
units with specified affordability timeframes.
Rental Assistance
State, local, or other funding sources can be used to provide rental subsidies to maintain the affordability
of at-risk projects. These subsidies can be structured to mirror the Housing Choice Voucher/Section 8
program, whereby the subsidy covers the cost of the unit above what is determined to be affordable for
the tenant’s household income (including a utility allowance) up to the fair market value of the apartment.
Unit sizes for the at-risk properties range from one-bedroom to three-bedroom units and are distributed
among low- and moderate-income categories. The total annual subsidy to maintain the 178 at-risk units
is estimated at about $1.1 million1.
Transfer of Ownership
If the current organizations managing the units at risk are no longer able to maintain the project,
transferring ownership of the affordable units to a nonprofit housing organization is a viable way to
preserve affordable housing for the long term. The estimated market value for the 178 affordable units
that are potentially at risk of converting to market rate is nearly $36 million.
Table H-3.11: Assisted Housing Acquisition Cost
Project Size Developments at Risk (Units)
0-bdrm 0
1-bdrm 30
2-bdrm 111
3-bdrm 37
4-bdrm 0
Total 178
Annual Operating Costs ($826,500)
Gross Annual Income $4,096,522
Net Annual Income $3,270,022
Market Value $35,970,238
Notes:
Fair Market Rents (2020) for Los Angeles-Long Beach-Glendale HUD Metro Area
Average Size: Studio = 500 sqft, 1-bed = 700 sqft, 2-bed = 900 sqft, 3-bed = 1200 sqft, 4-bed = 1500 sqft
5% vacancy rate and annual operating expenses per square foot = $5.00
1 Rental subsidies are calculated using the difference in affordability (by income level and unit size) and the fair
market rent for the metro area.
2021-2029 Housing Element
H 3 -13 Azusa General Plan
Construction of Replacement Units
The construction of new low-income housing can be a means to replace at-risk units. The cost of
developing new housing depends on a variety of factors including density, size of units, construction
quality and type, location, and land cost. Assuming a development cost of $167.27 per square feet (ICC
Building Valuation Data 2020) and the average size of units, the construction cost of replacing all 178
affordable at-risk units would be approximately $27.65 million.
Entities Interested in Participating in California's First Right of Refusal Program
An owner of a multi-family rental housing development with rental restrictions (i.e., is under agreement
with federal, State, and local entities to receive subsidies for low-income tenants), may plan to sell their
“at risk” property. The California Department of Housing and Community Development (HCD) have listed
qualified entities that may be interested in participating in California's First Right of Refusal Program. If an
owner decides to terminate a subsidy contract, or prepay the mortgage or sell or otherwise dispose of the
assisted housing development, or if the owner has an assisted housing development in which there will
be the expiration of rental restrictions, the owner must first give notice of the opportunity to offer to
purchase to a list of qualified entities provided to the owner.
HCD has listed 42 entities that may be interested in participating in California's First Right of Refusal
Program in Los Angeles County.2 If a development becomes at risk of conversion to market-rate housing,
the City will maintain contact with local organizations and housing providers who may have an interest in
acquiring at-risk units and will assist other organizations in applying for funding to acquire at-risk units.
Projected Housing Need (RHNA)
Housing-element law requires a quantification of each jurisdiction’s share of the regional housing need as
established in the RHNA-Plan prepared by the jurisdiction’s council of governments. The California
Department of Housing and Community Development (HCD), in conjunction with the SCAG, determine a
projected housing need for the region covered by SCAG, including the counties of Riverside, San
Bernardino, Los Angeles, Orange, Ventura and Imperial. This share, known as the Regional Housing Needs
Allocation (RHNA), is 1,341,834 new housing units for the 2021-2029 planning period throughout the
SCAG region. SCAG has, in turn, allocated this share among its constituent jurisdictions, distributing to
each its own RHNA divided along income levels. The City of Azusa has a RHNA of 2,651 housing units to
accommodate in the housing element period. The income distribution is as shown in Table H-3.11.
2 California Department of Housing and Community Development website accessed April 27, 2021.
https://www.hcd.ca.gov/policy-research/docs/HPD-00-01.xlsx
2021-2029 Housing Element
Azusa General Plan H 3 -14
Table H-3.11: Regional Housing Needs Allocation 2021-2029
Income Group % of County AMI
Number of Units
Allocated
Percent of Total
Allocation
Very Low1 0-50% 760 28.7%
Low >50-80% 368 13.9%
Moderate >80-120% 382 14.4%
Above Moderate 120%+ 1,141 43.0%
Total -- 2,651
Note: Pursuant to AB 2634, local jurisdictions are also required to project the housing needs of extremely
low-income households (0-30% AMI). In estimating the number of extremely low-income households, a
jurisdiction can use 50% of the very low-income allocation or apportion the very low-income figure based
on Census data. There are 2,025 extremely low- and 2,305 very low-income households, with extremely
low-income households comprising 46.7% of the total of both these categories. Therefore, the City’s very
low-income RHNA of 760 units can be split into 355 extremely low-income and 405 very low-income units.
2021-2029 Housing Element
H4-1 Azusa General Plan
Chapter 4
Chapter 1. CONSTRAINTS ANALYSIS
Many factors can encourage or constrain the development, maintenance, and improvement of the
housing stock. These factors are categorized into two umbrellas: Governmental and non-governmental
constraints and include physical constraints, land availability, the economics of development, and
governmental regulations, all of which may impact the cost and amount of housing produced. These
constraints may result in housing that is not affordable to low- and moderate-income households or may
render residential construction economically difficult for developers. Constraints to housing production
significantly impact households with lower incomes and special needs. This chapter addresses both the
governmental and non-governmental constraints that impact the City of Azusa’s housing market and
production.
State law requires that Housing Elements analyze potential and actual governmental and non-
governmental constraints to the production, maintenance, and improvement of housing for persons of all
income levels and disabilities. The constraints analysis must also demonstrate local efforts to remove or
mitigate barriers to housing production and housing for persons with disabilities. Where constraints to
housing production related to the City’s regulations or land use controls are identified, appropriate
programs to remove or mitigate these constraints are included in the Housing Plan.
Non-Governmental Constraints: Market Constraints
Construction costs, land costs, and the availability of financing all contribute to the cost of housing
production. To a large degree, the City has virtually no control over these constraints, as the market
dictates the costs. The primary non-governmental constraints to the development of new housing are
land costs, construction costs, and environmental constraints. Through programs such as home ownership
assistance and the use of flexible design standards, the City can take steps offset their effects.
2021-2029 Housing Element
Azusa General Plan H4-2
Development Costs
Price of Land
Land costs include acquisition and the cost of holding land throughout the development process. These
costs can account for as much as half of the final sales prices of new homes in small developments or in
areas where land is scarce. The variables affecting the cost of land are the size of lots, location and
amenities, the availability and proximity of public services, and the financing arrangement between the
buyer and seller. The price of land has been one of the largest components of housing development costs
in Southern California. Land costs may vary depending on whether the site is vacant or has an existing use
that must be removed. Similarly, site constraints such as environmental issues (steep slopes, soil stability,
seismic hazards, or flooding) can also be factored into the cost of land. Generally, the costs of land increase
as densities increase. However, the cost per unit will typically decline. The cost of vacant land in Azusa has
historically been less than that of other Southern California cities, a factor that has contributed to Azusa’s
significant supply of affordable housing in the City. In April 2021, three lots were listed available for sale
that allow residential development in Azusa.
Table H-4.1: Vacant Land Costs
Address/Zone Cost Acres
Estimated
Units Cost per Unit
Gladstone St/NG3 - NC $1,280,000 0.479 9 $142,222
Pasadena Ave/Residential
Medium
$559,000 0.170 2 $279,500
N Azusa Ave/TOD SP $765,000 0.162 5 $153,000
Source: Zillow.com, April 2021.
Cost of Construction
Construction costs, which can comprise a significant portion of the sales price of a home, are one of the
major cost factors with residential development. Construction cost is determined primarily by the cost of
labor and materials. The relative importance of each is a function of the complexity of the construction
job and the desired quality of the finished product. The price paid for material and labor at any one time
will reflect short-term considerations of supply and demand. Future costs are difficult to predict given
the cyclical fluctuations in demand and supply that in large part are created by fluctuations in the state
and national economies. Such policies unilaterally impact construction in a region and therefore do not
deter housing construction in any specific community.
2021-2029 Housing Element
H4-3 Azusa General Plan
According to data from the California Construction Cost Index, hard construction costs in California grew
by 44 percent between 2014 and 2018, or an additional $80 per square foot. 1 Construction costs are
estimated to account for upwards of 60 percent of the production cost of a new home, especially for
multi-unit residential buildings which often require the use of more expensive materials, like steel, and
need additional amenities such as parking structures. 2 Variations in the quality of materials, type of
amenities, labor costs and the quality of building materials could result in higher or lower construction
costs for a new home. Pre-fabricated factory built housing, with variation on the quality of materials and
amenities may also affect the final construction cost per square foot of a housing project.
An indicator of construction costs is Building Valuation Data compiled by the International Code Council
(ICC). The unit costs compiled by the ICC include structural, electrical, plumbing, and mechanical work, in
addition to interior finish and normal site preparation. The data is national and does not consider regional
differences, nor does the data include the price of the land upon which the buildings are built. The 2020
national averages for costs per square foot of apartment units and single-family homes are as follows:
• Type I or II, Multi-Family: $129.23 to $167.27 per square foot
• Type V Wood Frame, Multi-Family: $112.76 to $147.50 per square foot
• Type V Wood Frame, One and Two Family Dwelling: $122.46 to $141.72 per square foot
The City's ability to mitigate high construction costs is limited without direct subsidies. Another factor
related to construction cost is development density. With an increase in the number of units built in a
project, overall costs generally decrease as builders can benefit from the economies of scale. Throughout
Southern California, builders have remarked on high construction costs in 2021, which are driven both by
labor and materials costs.
Labor Cost
The California Labor Code applies prevailing wage rates to public works projects exceeding $1,000 in value.
Public works projects include construction, alteration, installation, demolition, or repair work performed
under contract and paid for in whole or in part out of public funds. Furthermore, if federal funds are
involved, Davis-Bacon wages often apply. While the cost differential in prevailing and standard wages
varies based on the skill level of the occupation, prevailing wages tend to add to the overall cost of
development. In the case of affordable housing projects, prevailing wage requirements could effectively
reduce the number of affordable units that can be achieved with public subsidies.
Availability of Financing
The availability of capital to finance new residential development is a significant factor that can impact
both the cost and supply of housing. Two types of capital are involved in the housing market: 1) capital
used by developers for initial site preparation and construction and 2) capital for financing the purchase
1 Hayley Raetz, Teddy Forscher, Elizabeth Kneebone and Carolina Reid, The Hard Costs of Construction: Recent Trends in Labor and Materials Costs for Apartment Buildings in
California, The Terner Center for Housing Innovation, University of California Berkeley, March 2020, p.8,
http://ternercenter.berkeley.edu/uploads/Hard_Construction_Costs_March_2020.pdf
2 Ibid., Raetz et al, p.4.
2021-2029 Housing Element
Azusa General Plan H4-4
of units by homeowners and investors. Interest rates substantially impact home construction, purchase,
and improvement costs. A fluctuation in rates of just a few percentage points can make a dramatic
difference in the annual income needed to qualify for a loan. In general, financing for new residential
development is available at reasonable rates. However, economic fluctuations due to COVID-19 have
caused caution among lenders and may have lasting effects through this Housing Element planning period.
And while interest rates are low, lenders are considering applicants much more closely than in the past,
leading to credit tightening despite affordable interest rates.
Government Code 65583(a)(6) Development Analysis
Government Code section 65583(a)(6) requires an analysis of requests to develop housing at densities
below those anticipated in site inventory and the length of time between receiving approval for housing
development and submittal of an application for building permit. The analysis must also look at local
efforts to remove nongovernmental constraints that create a gap in the jurisdiction’s ability to meet RHNA
by income category.
Requests for Lower Development Densities
The City of Azusa adopted one of the first hybrid form-based codes in the state. Due to the form-based
structure of the code, applicants are not required to stay within a maximum density; instead, the project
must simply show how development standards can be met. The constraining factors for development
density are (1) parking, (2) open space, (3) stacked flats, and (4) minimum unit size.
• Parking: The City requires new development to provide adequate onsite parking to avoid impacts
to the surrounding neighborhoods. On smaller sites, this requirement may result in site design
that requires subterranean construction for parking. Generally, due to the market rents and sale
prices, subterranean parking increases project costs to the point that the project no longer pencils
and revised site designs may result, which lowers the project density. As market rents rise, this
impediment may be lessened. Despite this potential constraint, providing adequate parking is a
crucial component of project design and neighborhood compatibility.
• Open Space: The provision of open space is related to quality of life and enhances our
neighborhoods and multi-family developments. The City’s open space standards are in line with
similar surrounding jurisdictions and are a necessary component of quality site plan design.
• Stacked Flats: The City’s existing code requires multi-family to be in the form of
townhomes/attached housing in most zones. Stacked flats, or a standard multi-family unit, are
only allowed in the TOD Specific Plan area or if a project is reserved as senior housing. This design
requirement limits the ability for a variety of housing types. Program H4-4 is included in the
Housing Element to remove this limitation.
• Minimum Unit Size: The existing code was developed with a minimum unit size to support the
form-based function. However, this may become an impediment to housing development and
limits creative and emerging housing types. As such, Program H4-5 is included in the Housing
Element to modify this requirement to correlate with reduced minimum unit sizes included in the
TOD Specific Plan.
2021-2029 Housing Element
H4-5 Azusa General Plan
The City adopted a TOD Specific Plan in 2015; the TOD Specific Plan does not include any parcel-specific
density limits. This Specific Plan has been highly successful in encouraging high-density projects, on both
small and large sites. For example, The Orchard (under construction in 2021) is located on 2.24 acres at a
density of over 72 units per acre; The Avenue (entitled as of 2021) is located on 1.2 acres at a density of
105 units to the acre. Smaller sites are also able to achieve densities above those Azusa has seen in the
recent past, though are more modest due to site constraints. For example, the six-unit project at 619 N.
San Gabriel will achieve a density of 37 units per acre (under construction in 2021). In the sites inventory,
these trends are taken into consideration. Development densities for smaller sites in the TOD Specific Plan
area are assumed to be lower than large sites, which can achieve higher densities due to site design
economies of scale. Development approval of projects with densities lower than what is anticipated in the
Housing Element is not expected.
Building Permit Timeframe
In Azusa, the length of time between receiving approval for housing development and submittal of an
application for building permit is typically 20 to 60 days, depending on project complexity. For example, a
multi-family residential project with complex grading and drainage plans may take longer than usual to
submit permits. Also, developers may struggle with feasibility analyses, financing, or negotiations with
design professionals which are outside the control of the City. Most small projects submit within one
month of entitlement approval. The City also offers concurrent review with a “hold harmless” process,
where applicants may submit for planning and building permits concurrently, which provides flexibility for
applicants and can speed up the overall development timeline.
Local Efforts to Remove Nongovernmental Constraints
Government Code 65583(a)(6) also requires a review of local efforts to remove nongovernmental
constraints that create a gap in the jurisdiction’s ability to meet the RHNA by income category. The
primary non-governmental constraint is the overall cost of affordable housing development (high land
and development costs) in most parts of the State. In general, constructing affordable housing, especially
for low- and very low-income households is not profitable to housing developers. Therefore, deed-
restricted affordable units require subsidy beyond available density or financial incentives. This places the
construction burden on non-profits and similar grant-funded housing developments and may result in
affordable housing projects that are not always dispersed throughout the region but are concentrated in
limited areas with lower development costs. While the City can offer developer incentives such as
expedited permit processing or fee deferrals, it cannot afford to fully mitigate the high cost of
development for affordable housing developments. The City has limited ability to provide direct financial
assistance. However, the City does have programs that can assist in alleviating some impacts of non-
governmental constraints, such as facilitating the acquisition and rehabilitation/redevelopment of
substandard multi-family rental properties by qualified developers. In the past, the City provided
development assistance through Redevelopment Set-Aside Funds as a means to reduce overall
development costs. However, with the dissolution of Redevelopment Agencies in 2014, the City’s ability
to provide direct financial support has been extremely curtailed. The City can also support by providing
advantageous development standards. The City has included programs in the Housing Plan to amend
various sections of the Development Code to comply with new state laws and better facilitate housing
and affordable housing in Azusa.
2021-2029 Housing Element
Azusa General Plan H4-6
Governmental Constraints
Although local governments have little influence on such market factors as interest rates and availability
of funding for development, their policies and regulations can affect both the amount of residential
development that occurs and the affordability of housing. Since governmental actions can constrain
development and affordability of housing, State law requires the Housing Element to “address and, where
appropriate and legally possible, remove governmental constraints to the maintenance, improvement,
and development of housing.” Land use controls, building codes, fees, and other local programs intended
to improve the overall quality of housing may also serve as a constraint to housing development.
Consistent with State law (Section 65583), this section addresses six potential governmental constraints
to housing development:
• Land use controls
• Building codes and their enforcement
• Site improvements (on and off-site)
• Fees and exactions
• Processing and permit procedures
• Housing for people with disabilities
Land Use Controls
Land use controls set forth by the General Plan and Chapter 88, the Development Code, and the adopted
Specific Plans could have direct effects on the availability and affordability of housing in the City. Azusa
has adopted a form-based code, which primarily controls physical form, with a lesser focus on land use.
The code designates the desired form and scale of development rather than clear standards of land use,
as is the case with conventional zoning ordinances. Land use provisions currently in place in Azusa are
described below and presented in Tables H-4.2 to H-4.12.
The City adopted a density bonus ordinance in 2011. While consistent with Government Code 65915 at
the time of adoption, the State Legislature has passed numerous changes to the density bonus
requirements. Program H4-1 is included in the Housing Element to ensure the City’s density bonus
ordinance is consistent with the most current state laws.
General Plan Land Use Element
The City of Azusa General Plan Built Environment Chapter sets forth the City’s policies for guiding local
development and growth (Chapter 3). These policies, together with the development code, establish the
amount and distribution of land uses and design standards within the City. The Built Environment Element
provides a range of residential development opportunities that are implemented through the City's
Regulating Plan for Azusa ’s Planning Areas, which includes the designation of neighborhoods, districts,
and corridors.
Housing supply and costs are affected by the amount of land designated for residential use and the density
at which development is permitted. According to the General Plan, approximately 1,255 acres in Azusa
(22.6 percent) are designated for residential use.
2021-2029 Housing Element
H4-7 Azusa General Plan
The designated areas allow for the traditional low-, medium-, and moderate-density residential areas.
Additionally, the City establishes residential components in Neighborhood Center, Mixed Use, and Transit
Station areas. These areas are allowed a maximum density limit of 27 units per acre, which is the same
density limit as the Moderate Density Residential category. The table below summarizes the maximum
densities and Floor Area Ratio (FAR) for the different land use categories in the General Plan.
Table H-4.2: Azusa General Plan Residential Land Use Designations
Category
Typical Principal Use
(Not All Inclusive)
Maximum Density/
Intensity and Heights
Low Density Residential Single Family Residential 0-8 units per net acre
Medium Density Residential Single Family Residential 8.1-15 units per net acre
Moderate Density Residential Multi-Family Residential 15.1-27 units per acre
Neighborhood Center Neighborhood serving retail
(restaurants, household goods, personal
services, etc.)
Mixed Use
Single Use Residential: 14-27
units per net acre
Single Use Commercial: 0.35-1.8
FAR
Commercial/Residential Mixed
Use
Residential/Commercial Mixed
Use
Commercial (office and retail)
/Residential
Residential/Commercial (office and
retail)
Mixed Use: 1.5 FAR
Single Use Commercial: 0.35-1.8
FAR
Single Use Residential: 14-27
units per net acre
TOD Specific Plan District Transit depot
Commercial (retail and office)
/Residential Mixed Use
N/A
Source: City of Azusa General Plan Built Environment Element, Amended 2017
Development Code
The City of Azusa’s Development Codes uses the designation of neighborhoods, districts, and corridors to
regulate building form as it relates to other nearby structures, streetscapes and adjacent uses instead of
the traditional land use zones or districts, which regulates the types of uses allowed on land. By using
form-based standards to regulate the scale, bulk and density, of allowed land uses, the City can more
effectively meet urban design objectives for distinct areas while ensuring that development is consistent
with the City’s character and identity. The specific regulations of the Development Code for each
neighborhood, district, and corridor are intended to provide for an appropriate mixture of land uses that
function compatibly with one another, and development that is oriented to the both the needs of
pedestrians and automobile.
2021-2029 Housing Element
Azusa General Plan H4-8
Table H-4.3: Residential Development Standards for Neighborhoods
Neighborhood
Centers
Traditional
Neighborhoods
Transitional
Neighborhoods Tract Neighborhoods
Maximum Density
(units/acre)
27 Low: 8
Med: 15
Mod: 27
Low: 8
Med: 15
Mod: 27
Low: 8
Med: 15
Mod: 27
Minimum Lot Area 10,000 sf Low: 7,500 sf
Med: 4,000 sf
Mod: 6,000 sf
Low: 6,000 sf
Med: 4,000 sf
Mod: 6,000 sf
Low: 7,500 sf
Med: 4,000 sf
Mod: 6,000 sf
Minimum floor
area per dwelling
unit
1,200 sf (single
family dwelling)
850 sf (duplex)
500 sf (studio)
675 sf (1-bed)
800 sf (2-bed)
975 sf (3-bed)
Low: 1,200 sf
Med: 1,200 sf
Mod: 850 sf (duplex)
500 sf (studio)
675 sf (1-bed)
800 sf (2-bed)
975 sf (3-bed)
Low: 1,200 sf
Med: 1,200 sf
Mod: 850 sf (duplex)
500 sf (studio)
675 sf (1-bed)
800 sf (2-bed)
975 sf (3-bed)
Low: 1,200 sf
Med: 1,200 sf
Mod: 850 sf (duplex)
500 sf (studio)
675 sf (1-bed)
800 sf (2-bed)
975 sf (3-bed)
Minimum Set Backs Front: 0 ft; 5 ft max
for 80% min of lot
frontage
Side Street: 0 ft; 5 ft
max for 80% min of
lot frontage
Sideyard: 0 ft; 10 ft
next to residential
Rear: 20 ft min
Front: 20 ft min
Side Street: 10 ft min
Sideyard: 5 ft min
Rear: 20 ft min
Front: 25 ft min
Side Street: 10 ft min
Sideyard: 5 ft min
Rear: 25 ft min
Front: 25 ft min
Side Street: 10 ft min
Sideyard: 5 ft min
Rear: 25 ft min
Maximum Building
Height
3 stories or 35 ft for
single use; 3 stories
or 40 ft for mixed use
2 ½ stories or 35 ft 2 ½ stories or 35 ft 2 ½ stories or 35 ft
Source: City of Azusa Development Code, 2021.
2021-2029 Housing Element
H4-9 Azusa General Plan
Table H-4.4: Residential Development Standards for Districts
University District Edgewood District
Maximum Density
(units/acre)
Mixed Use: 27
Res Med: 15
Res Med: 27
Res Med: 15
Res Mod: 27
Minimum Lot Area Mixed Use: 10,000sf
Med: 4,000 sf
Mod: 6,000 sf
6,000 sf
Minimum floor area per
dwelling unit
Low: 1,200 sf
Med: 1,200 sf
Mod: 850 sf (duplex)
500 sf (studio)
675 sf (1-bed)
800 sf (2-bed)
975 sf (3-bed)
Med: 1,200 sf
Mod: 850 sf (duplex)
500 sf (studio)
675 sf (1-bed)
800 sf (2-bed)
975 sf (3-bed)
Minimum Set Backs Front: 10 ft min; 20 ft max for 75% min
of lot frontage
Side Street: 10 ft min; 20 ft max for 75%
min of lot frontage
Sideyard: 15 ft
Rear: 15 ft
Front: Within 150 ft of Azusa/Gladstone
intersection: 10 ft min; 20 ft max for 75%
min of lot frontage
Side Street: Within 150 ft of Azusa/
Gladstone intersection: 10 ft min; 20 ft
max for 75% min of lot frontage
Sideyard: 15 ft
Rear: 15 ft
Maximum Building
Height
3 stories or 35 ft for single use; 3 stories
or 40 ft for mixed use
3 stories or 35 ft for single use; 3 stories or
40 ft for mixed use
Source: City of Azusa Development Code, 2021.
2021-2029 Housing Element
Azusa General Plan H4-10
Table H-4.5: Residential Development Standards for Corridors
Foothill
Boulevard
Corridor
Azusa Avenue
Corridor
San Gabriel Avenue
Corridor
South Azusa
Avenue Corridor
Arrow Highway
Corridor
Maximum
Density
(units/acre)
27 27 27 27 27
Minimum Lot
Area
10,000 sf 10,000 sf 10,000 sf 10,000 sf 10,000 sf
Minimum
floor area
per dwelling
unit
1,200 sf (single
family
dwelling)
850 sf (duplex)
500 sf (studio)
675 sf (1-bed)
800 sf (2-bed)
975 sf (3-bed)
Low: 1,200 sf
Med: 1,200 sf
Mod: 850 sf
(duplex)
500 sf (studio)
675 sf (1-bed)
800 sf (2-bed)
975 sf (3-bed)
Low: 1,200 sf
Med: 1,200 sf
Mod: 850 sf
(duplex)
500 sf (studio)
675 sf (1-bed)
800 sf (2-bed)
975 sf (3-bed)
Low: 1,200 sf
Med: 1,200 sf
Mod: 850 sf
(duplex)
500 sf (studio)
675 sf (1-bed)
800 sf (2-bed)
975 sf (3-bed)
Low: 1,200 sf
Med: 1,200 sf
Mod: 850 sf
(duplex)
500 sf (studio)
675 sf (1-bed)
800 sf (2-bed)
975 sf (3-bed
Minimum Set
Backs
Front: 10 ft; 20
ft max for 60%
min of lot
width
Side Street: 10
ft min
Sideyard: 0 ft
or 10 ft for
residential
Rear: 0 ft or 10
ft for
residential
Front: 10 ft; 20 ft
max for 60% min of
lot width
Side Street: 10 ft
min
Sideyard: 0 ft; 5 ft
min for residential,
or when adjacent to
residential
Rear: 0 ft; 5 ft min
for residential, or
when adjacent to
residential
Front: 10 ft; 20 ft
max for 60% min of
lot width
Side Street: 10 ft
min
Sideyard: 0 ft; 5 ft
min for residential,
or when adjacent to
residential
Rear: 0 ft; 5 ft min
for residential, or
when adjacent to
residential
Front: 15 ft; 20 ft
max for 60% min of
lot width
Side Street: 10 ft
min, 20 ft max for
60% min of lot
width
Sideyard: 10 ft min
for residential, or
when adjacent to
residential
Rear: 10 ft min for
residential, or when
adjacent to
residential
Front: 15 ft; 25 ft
max for 60% min of
lot width
Side Street: 15 ft
min, 25 ft max for
60% min of lot
width
Sideyard: 10 ft min
for residential, or
when adjacent to
residential
Rear: 50 ft min for
residential, or when
adjacent to
residential
Maximum
Building
Height
3 stories or 35
ft for single
use; 3 stories
or 40 ft for
mixed use
3 stories or 35 ft for
single use; 3 stories
or 40 ft for mixed
use
3 stories or 35 ft for
single use; 3 stories
or 40 ft for mixed
use
3 stories or 35 ft for
single use; 3 stories
or 40 ft for mixed
use
3 stories or 35 ft for
single use; 3 stories
or 40 ft for mixed
use
Source: City of Azusa Development Code, 2021.
2021-2029 Housing Element
H4-11 Azusa General Plan
Open Space
To improve the living environment of residential neighborhoods, communities typically require housing
to have a certain amount of open space, such as yards, common space, and landscaping. In Azusa, open
space is reflected in setbacks requirements for single-family developments and minimum required private
and common open space areas for multi-family developments.
For single-family homes in any neighborhood, buildings must be set back between 20 to 25 feet in the
front and back of the lot. Additionally, paved improvements cannot exceed 40 percent in the front setback
area.
Multi-family unit developments must provide the following amount of open space for residents:
• Developments with two to four units are required to provide 200 square feet of common space;
• Developments with five to 10 units are required to provide 500 square feet of common space;
• Developments with 11 to 30 units are required to provide 1,000 square feet of common space;
and
• Developments with 31 or more units are required to provide 2,000 square feet of common space.
Each common open space area shall have a minimum dimension of 20 feet. In addition to this, all units
must also have access to 150 square feet of private open space that is accessible from each unit. The
review authority may make exceptions where it determines that existing public park space or other usable
public open space is within convenient walking distance of a development.
In the TOD Specific Plan, required open space areas are significantly reduced to accommodate a more
urban form, while still providing adequate open spaces for each project.
Table H-4.6: TOD Specific Plan Open Space Standards
Gold Line District and
Downtown District
Downtown
Expansion District
Route 66 District Transition District
Residential Only Residential Only Residential and Mixed Use Residential and Mixed Use
• Private: 100 SF
• Common: 25 SF
• Private: 125 SF
• Common: 25 SF
• Private: 150 SF
• Common: 30 SF
• Private: 200 SF
• Common: 40 SF
Mixed Use Mixed Use
• Private: 60 SF
• Common: 65 SF
• Private: 60 SF
• Common: 90 F
Source: City of Azusa TOD Specific Plan, 2018.
Parking
The City of Azusa Development Code carries out the policies of the Azusa General Plan by regulating
development and land uses within the City, consistent with the General Plan. One of the purposes of the
Development Code is to minimize automobile congestion through pedestrian-oriented development,
compact community form, safe and effective traffic circulation, and adequate parking facilities. As such,
City parking standards for residential developments are tailored to the vehicle ownership patterns
associated with different residential uses. The Development Code (Section 88.36.050) requires parking
2021-2029 Housing Element
Azusa General Plan H4-12
based on the number of units on the property. Parking requirements for residential uses are listed in Table
H-4.7.
For single-family developments, the Development Code requires two spaces within a garage for a dwelling
with four or fewer bedrooms and three spaces within a garage for a dwelling with five or more bedrooms.
Multi-family residential parking requirements are based on the number of units, number of bedrooms per
unit, and also require guest parking. Senior housing developments are required to have only one space
per unit, as well as some guest parking. The parking and development standards in Azusa are similar to
those established for surrounding communities in the San Gabriel Valley, and do not pose a constraint to
residential development. The City has tailored the standards to allow properties to achieve maximum
permitted densities while retaining neighborhood character and amenities.
Parking standards are also a reflection of the demand for parking spaces by Azusa households. Given the
City’s demographic characteristics, average household size in Azusa is larger than many other
communities in Southern California. Azusa ’s 2019 average household size is estimated to be 3.24 for
owner-occupied units and 3.70 for renter-occupied units by the 2019 American Census Survey, while the
average household size for all incorporated areas in Los Angeles County is only 3.17 for owner-occupied
units and 2.83 for renter-occupied units. In addition, between 2015-2019, 39 percent of occupied housing
units had two vehicles available and 30 percent have three or more vehicles available. This is compared
to the 35 percent and 22 percent in Los Angeles county at large, respectively. The City’s support for transit
and pedestrian-oriented development, and provisions intended to discourage “excessive” parking,
provide for reduced parking standards within the Downtown TOD Specific Plan. As part of the Downtown
TOD Specific Plan, a Parking Management Plan was prepared, accompanied by an analysis of parking
utilization and parking management measures that allow the City to right-size parking requirements
within the Specific Plan area. As such, parking requirements are not prohibitive to housing development.
Existing parking standards in Azusa, including garage requirements, do not impede a developer’s ability
to achieve maximum densities. Many developers have indicated that owners and tenants of townhomes
and rowhouses prefer enclosed parking due to the added safety for both the vehicles parked and the
people getting in and out of their cars. In addition, uncovered parking in surface lots creates a less efficient
use of land and could potentially reduce overall residential unit yield. For larger-scale residential and
mixed-use developments, common parking areas in subterranean or structured parking formats can be
utilized to meet the garage requirement. If an applicant chooses to include more than the required
number of parking spaces, a use permit can be applied for. Conversely, if a developer believes that the
residential parking requirements constrain or places a burden on the proposed development project, the
developer has the option to seek a Minor Use Permit to modify parking requirements. For example,
through the Minor Use Permit, parking may be allowed in tandem formation, or payment of a parking in
lieu fee could be possible. A Minor Use permit would not add a significant amount of time to the review
period for a new multi-family housing project, as the Review Authority 3 would review the application for
the Design Review concurrently. The City’s parking standards are therefore not considered a constraint
to development. Even so, to further encourage flexibility of parking arrangements for multi-family
3 Review Authority is the individual or official city body (the community development director, planning commission,
or city council) identified by the Development Code as having the responsibility and authority to review, and approve
or disapprove the permit applications described in Article 5 (Development Code Administration and Procedures).
2021-2029 Housing Element
H4-13 Azusa General Plan
housing/stacked flats, Program 4-6 is included in the Housing Plan to study the City’s parking standards
for this type of development and consider allowing surface format parking to meet the requirement
through carport structures rather than garages. Any changes to parking standards in the Zoning Code
should also include standards in to support parking design.
Table H-4.7: Parking Requirements
Dwelling Type Vehicle Spaces Required
Caretaker/manger unit 2 spaces for each unit
Rowhouse, townhome, and courtyard units:
▪ Studio and/or one bedroom unit
▪ Two to four bedroom units
▪ Five or more bedroom units
▪ Guest parking
▪ 1 space within a garage for each unit
▪ 2 spaces within a garage for each unit
▪ 3 spaces within a garage for each unit
▪ 1 space for each 3 units in a project with 5 or more units
Duplex 2 spaces within a garage for each unit
Accessory dwelling unit (ADU) 1 off-street parking space per unit or per bedroom, whichever is less.
Live/work unit 2 spaces for each unit
Mobile home:
▪ Individual mobile home
▪ Mobile home within a mobile home park
▪ 2 spaces within a garage
▪ 2 spaces for each mobile home, plus 1 additional space for
each four mobile homes shall be provided for guest
parking, which shall be dispersed throughout the park
Multi-family dwelling/stacked flats:
▪ Studio and/or one bedroom unit
▪ Two or more bedroom unit
▪ Guest parking for all of the above
▪ 1 covered space within a garage for each unit
▪ 2 covered spaces within a garage for the first two
bedrooms, plus one additional space, covered or
uncovered, for each additional bedroom
▪ 1 space for each 3 units in a project of 5 or more units
Organizational house 1 space for each bedroom
Residential care home:
▪ Six or fewer clients
▪ Seven or more clients
▪ 2 covered spaces within a garage
▪ 1 space for each three beds, plus space for on-site
employee housing
Rooming or boarding house ▪ 1 space for each bedroom
Senior housing project ▪ 1 space for each unit in a garage, plus 1 guest parking
space for each four units
Single-family dwelling, detached 2 spaces within a garage for a dwelling with 4 or fewer bedrooms; 3
spaces within a garage for a dwelling with 5 or more bedrooms
2021-2029 Housing Element
Azusa General Plan H4-14
Table H-4.7: Parking Requirements
Dwelling Type Vehicle Spaces Required
Residential uses in the TOD Specific Plan area:
▪ Studio and/or one bedroom unit
▪ Two or more bedroom units
▪ Guest parking
▪ 1 space/unit
▪ 1.5 spaces/unit
▪ Projects with only residential uses are required to provide
1 guest parking space for every 6 residential units. Mixed-
use projects containing residential uses are not required to
provide guest parking spaces.
Source: City of Azusa Development Code, 2021; TOD Specific Plan 2018.
Additionally, the City provides flexibility in parking standards by having a clear process for senior housing
projects and mixed-use projects to apply for a reduction of requirements. The City understands that the
increase in cost potentially associated with covered parking may constrain development of affordable
housing. As such, the City clearly states in the Development Code that the review authority may waive the
requirement that parking be covered for affordable housing units. This process is completed as part of a
density bonus request, and does not substantially add to the review or processing times. The City has
included Program H4-6 in this Housing Element to ensure that this waiver process is continued.
Mixed-Use Development Standards
Nearly all of Azusa is developed; there is an extremely limited amount of vacant land within City limits. It
is expected that the City will need to rely on infill and mixed-use development to provide increased
residential capacity within the City. Mixed-use projects combine residential and nonresidential uses on
the same site, or within the same structure. Residential units are typically located above the
nonresidential uses for what is defined as a vertical mixed-use project. Residential units may also be
allowed at ground level behind street-fronting nonresidential uses (horizontal mixed use) under limited
circumstances with corresponding development and siting standards. The General Plan recognizes the
importance and increased vitality provided by mixed-use areas and permits mixed-use within the
following planning areas: Neighborhood Center, Edgewood District, Azusa Avenue Corridor, San Gabriel
Avenue Corridor, South Azusa Avenue Corridor, Arrow Highway Corridor, and Foothill Boulevard Corridor,
as well as the TOD Specific Plan area. Section 88.36.080 (Reduction of Parking Requirements) allow for
shared on-site parking, reduction of the number of parking spaces required through a variance process,
reduced parking for restricted senior housing projects, and waivers for covered parking requirements for
affordable housing units.
Specific Plans
The City of Azusa has adopted several specific plans that provide for further variety in residential types
and locations. There are three large-scale plans with substantial residential components:
• Azusa Pacific University Specific Plan
• Monrovia Nursery Specific Plan
• Azusa TOD Specific Plan
2021-2029 Housing Element
H4-15 Azusa General Plan
Azusa Pacific University Specific Plan
The City adopted the Azusa Pacific University Specific Plan in 2006 to provide a comprehensive
development plan and standards for the east and west campuses of Azusa Pacific University. The Specific
Plan is divided into three phases, with student housing included in each phase. Housing and other master
plan buildings will be pursued as funding becomes available and as student enrollment increases.
Monrovia Nursery Specific Plan (aka Rosedale)
The Monrovia Nursery Specific Plan, now developed as the Rosedale neighborhood, lays out the vision for
a master-planned community of approximately 1,250 new dwelling units where the former Monrovia
Nursery was in the northeastern portion of Azusa (411 acres were annexed from Los Angeles County in
2004 as part of the Specific Plan process). The 517-acre project features detached homes on minimum lot
sizes of 4,000, 5,000, and 7,200 square feet, as well as a transit-oriented development with attached
dwelling units adjacent to a future Gold Line Station. The Specific Plan for this project was adopted in
2004, but the economic crisis of 2007/2008 caused the developers to delay construction. Since 2012,
however, development within the Specific Plan area resumed. As of 2021, most of the Specific Plan area
has been built out with limited capacity to provide additional sites or units. The developer is pursuing a
minor modification to the Specific Plan to allow for residential development in an area previously planned
for institutional uses with the remaining undeveloped portion.
Azusa Transit-Oriented Development Specific Plan
Adopted in 2015 with amendments in 2017 and 2018, the overall vision of the Azusa Transit-Oriented
Development (TOD) Specific Plan is to revitalize and renew the areas around the light rail stations, Azusa’s
Downtown and adjacent residential neighborhoods. As shown in Table H-4.8, the development standards
defined in the Specific Plan do not define minimum or maximum densities but rather rely on lot coverage
and specific design standards to guide the aesthetics of the area.
Table H-4.8: Residential Standards for Districts within the TOD Specific Plan
Development
Standard
Gold Line
District
Downtown
District
Downtown
Expansion
District
Route 66
District
Transition
District Civic District
Maximum
Density
(units/acre)
Determined through lot size, coverage and entitlements
Maximum Lot
Coverage
100% 100% 100% 80% 80% 100%
Minimum floor
area per
dwelling unit
500 sf (studio)
600 sf (1-bed)
725 sf (2-bed)
875 sf (>3-bed)
500 sf (studio)
600 sf (1-bed)
725 sf (2-bed)
875 sf (>3-bed)
500 sf (studio)
600 sf (1-bed)
725 sf (2-bed)
875 sf (>3-bed)
500 sf (studio)
600 sf (1-bed)
725 sf (2-bed)
875 sf (>3-bed)
500 sf (studio)
600 sf (1-bed)
725 sf (2-bed)
875 sf (>3-bed)
500 sf (studio)
600 sf (1-bed)
725 sf (2-bed)
875 sf (>3-bed)
2021-2029 Housing Element
Azusa General Plan H4-16
Table H-4.8: Residential Standards for Districts within the TOD Specific Plan
Development
Standard
Gold Line
District
Downtown
District
Downtown
Expansion
District
Route 66
District
Transition
District Civic District
Minimum Set
Backs
Street: 0 ft
Side: 0 ft
Rear: 0 ft
Street: 0 ft
Side: 0 ft
Rear: 0 ft
Street: 0 ft
Side: 0 ft
Rear: 0 ft
Street: 5 ft
Side: 0 ft
Rear: 0 ft
Street: 10 ft
Side: 5 ft
Rear: 10 ft
None Defined
Min/Maximum
Building Height
Min: 25 ft
Max: 60 ft
Min: 25 ft
Max: 50 ft
Min: 25 ft
Max: 45 ft
Min: 20 ft
Max: 40 ft
Max: 35 ft
Source: City of Azusa TOD Specific Plan, 2018
Density Bonus
Azusa encourages the development of affordable housing through Chapter 88.32 (Affordable Housing
Incentives of the Development Code). This section of the Development Code is intended to implement
the requirements of Government Code §65915, which allow incentives for the development of affordable
housing for low-income, moderate-income, and senior households. The density bonus regulations also
allow for exceptions to applicable zoning and other development standards to further encourage
development of affordable housing. The City has not yet updated their density bonus ordinance to be
consistent with the recent State legislative actions passed that resulted in numerous changes to the
density bonus requirements under Government Code §65915; Program H4-1 is included in the Housing
Element to revise the Development Code to comply with State law.
Locally Adopted Ordinances
State law requires that cities include an analysis of any locally adopted ordinance that directly impacts the
cost and supply of residential development. The City of Azusa does not have any requirements specific to
inclusionary housing and does not regulate short-term rentals. The TOD Specific Plan, a form-based code
without site-specific density limitations, does include an overall development limit of 840 new units. The
development limit was established as part of the CEQA Environmental Impact Report. While the Specific
Plan does have an overall development limitation, it at the same time allows for higher density residential
development and includes provisions for flexibility and relief from development standards that help
reduce costs and increase supply of residential development.
Building Codes and Enforcement
The City of Azusa has adopted and implements the following California Building Standards Codes
(California Code of Regulations, Title 24) and uniform codes through Chapter 14 of the Municipal Code:
• The California Building Code, 2019 Edition, Volumes 1 and 2 (California Code of Regulations, Title
24, Part 2)
• The California Residential Code, 2019 Edition (California Code of Regulations, Title 24, Part 2.5)
• The California Electrical Code, 2019 Edition (California Code of Regulations, Title 24, Part 3)
2021-2029 Housing Element
H4-17 Azusa General Plan
• The California Mechanical Code, 2019 Edition (California Code of Regulations, Title 24, Part 4)
• The California Plumbing Code, 2019 Edition (California Code of Regulations, Title 24, Part 5)
• The California Existing Building Code, 2019 Edition (California Code of Regulations, Title 24, Part
10)
• The California Green Building Standards Code, 2019 Edition (California Code of Regulations, Title
24, Part 11)
• The International Swimming Pool, Spa and Hot Tube Code, 2018 Edition; published by the
International Code Council (ICC).
The City enforces code compliance to promote property maintenance in accordance with the City
Development and Building ordinances and State and County Health Codes. The City of Azusa has not
adopted any local amendments to the model codes that would substantially increase housing costs.
Enforcement of building code standards does not constrain the production or improvement of housing in
Azusa, but instead serves to maintain the condition of the City’s neighborhoods. Further, the California
Building Code is adopted by many cities throughout Southern California and does not, in general, pose a
constraint to residential development. The mission of the Code Enforcement Division and Development
Services Department is to promote community awareness of, and encourage voluntary compliance with,
Azusa’s Municipal Code. This enforcement enhances Azusa’s neighborhoods and economic conditions so
that Azusa is a good place to live, raise a family, work, and retire. Code Enforcement staff investigate and
enforce City codes and State statutes when applicable. Violation of a code regulation can result in a
warning, citation, fine, or legal action. If a code violation involves a potential emergency, officers will
respond immediately; otherwise, complaints are generally followed up within one working day by visiting
the site of the alleged violation, and if necessary beginning the process of correcting the situation either
through the permitting process or through maintenance and rehabilitation actions that are the
responsibility of the owner.
Opportunities for Energy Conservation
Planning to maximize energy efficiency and the incorporation of energy conservation and green building
features can contribute to reduced housing costs for homeowners and renters, in addition to promoting
sustainable community design, reduced dependence on vehicles, and reduced greenhouse gas emissions.
The City continues to achieve incremental improvements in energy conservation through implementation
of California’s Green Building Standards Code, Title 24 of the California Code of Regulations, known as
CALGreen. CALGreen applies to the planning, design, operation, construction, use, and occupancy of every
newly constructed building or structures and also applies to most additions and alterations to existing
buildings, including residential structures. Efforts to educate the community about energy conservation
include the provision of information regarding energy efficient rehabilitation techniques and referrals to
energy conservation programs, including handouts at the Building Counter and on the City’s website. Also,
all new homes and apartment buildings up to three stories in height are required to install a solar
photovoltaic (PV) system as an electricity source, consistent with State law.
2021-2029 Housing Element
Azusa General Plan H4-18
On- and Off-Site Improvements
Site improvements are a necessary component of the development process. Improvements can include
the planning and construction of sewer, water, and streets for use by a community when that
infrastructure is lacking, and these improvements make the development feasible. Due to the built-out
nature of Azusa, residential areas are already served with infrastructure. Site improvement requirements
vary depending on the existing condition of each project. Typically, requirements include the
undergrounding of utilities, provision of a fire sprinkler system, ensuring the existence of one fire hydrant
within 250 feet from the property line, and smoke detectors. Developers are required to purchase and
have the City install water service pipes and meters, and may be responsible for upgrading sewer laterals
or installing backflow prevention devices. Portions of curbs, gutters, sidewalks and driveways may be
required to be replaced, depending on their condition. Fees collected for this work are commonly referred
to as System Development Charges.
Providing for a Variety of Housing Types
The General Plan Built Environment Chapter and the Development Code contain the basic standards that
allow for the development of a variety of housing types in Azusa. Housing Element law specifies that
jurisdictions must identify facilitate and encourage a range of housing types for all economic segments of
the community. This includes single-family housing, multi-family housing, mobile and manufactured
homes, emergency shelters, and transitional housing, among others. Various housing types are permitted
within residential areas of the neighborhood, district, and corridor zones in the City; all are summarized
in Tables H-4.9, H-4.10, H-4.11, and Table H-4.12 for the TOD Specific Plan.
Multi-Family Housing
A multi-family housing unit is defined in Chapter 88.70 of the Development Code as a dwelling unit that
is part of a structure containing one or more other dwelling units, or a non-residential use in a mixed-use
project. Multi-family housing types include courtyard, duplex, triplex, fourplex, flat, townhouse,
rowhouse, and stacked flats. One or more of these types of multi-family developments are permitted in
the following planning areas: medium- and moderate-density Traditional, Transitional, and Tract
Neighborhoods, the Neighborhood Centers, all University Districts, the Edgewood District, and all
Corridors. The maximum densities are generally 15 dwelling units per acre in medium-density
neighborhoods and 27 dwelling units per acre in the other planning areas. Multi-family housing is also
permitted in the TOD Specific Plan area as shown in Table H-4.12.
Many of the zones in the City do not currently permit stacked flats. Historically Azusa has provided a
disproportionately large share of affordable housing for the San Gabriel Valley region. In response to this,
as part of the General Plan update in 2001, new housing in the form of townhomes was prioritized in most
existing neighborhoods. However, this limitation can reduce the allowable density based on this housing
type and may be inconsistent with the Housing Accountability Act. As such, the City has included Program
H4-4 in the Housing Element to revise the Development Code to allow stacked flats in all neighborhoods,
corridors, and districts where currently townhomes are allowed, within mixed-use arrangements and as
stand-alone residential.
2021-2029 Housing Element
H4-19 Azusa General Plan
Table H-4.9: Permitted Uses in Neighborhood Zones
Land Use Type
Permit Required by Zone
Specific Use
Regulations NC
NG1 NG2 NG3
L MED MOD L MED MOD L MED MOD
Residential Uses
Courtyard housing -- -- MUP MUP -- MUP MUP -- MUP MUP 88.42.140
Duplex -- -- P P -- P P -- P P 88.42.140
Live/work unit MUP -- -- -- -- -- -- -- -- -- 88.42.110
Mixed use project residential
component
P -- -- -- -- -- -- -- -- -- 88.42.120
Mobile home park -- UP UP UP UP UP UP UP UP UP 88.42.130
Mobile/manufactured home -- P P P P P P P P P 88.42.128
Residential accessory use or
structure
-- P P P P P P P P P 88.42.020
Second unit or carriage house -- P P P P P P P P P 88.42.190
Senior citizen apartment -- -- MUP MUP -- MUP MUP -- -- MUP 88.42.200
Single-family dwelling -- P P P P P P P P P
Stacked flats -- -- -- -- -- -- -- -- -- --
Townhouses or rowhouses -- -- MUP MUP -- MUP MUP -- MUP MUP 88.42.140
Triplex or fourplex -- -- MUP MUP -- MUP MUP -- MUP MUP 88.42.140
Day Care Facilities
Adult day care P MUP MUP MUP MUP MUP MUP MUP MUP MUP
Child day care-Small family day care
home
-- P P P P P P P P P
Child day care-Large family day care
home
-- MUP MUP MUP MUP MUP MUP MUP MUP MUP 88.42.060
Child day care center MUP MUP MUP MUP MUP MUP MUP MUP MUP MUP 88.42.060
2021-2029 Housing Element
Azusa General Plan H4-20
Table H-4.9: Permitted Uses in Neighborhood Zones
Land Use Type
Permit Required by Zone
Specific Use
Regulations NC
NG1 NG2 NG3
L MED MOD L MED MOD L MED MOD
Residential Care Facilities
Residential care, 6 or fewer clients -- P P P P P P P P P
Residential care, 7 or more clients -- MUP MUP MUP MUP MUP MUP MUP MUP MUP
Other Residential Use
Organizational house (sorority,
monastery, etc.)
-- -- MUP MUP -- MUP MUP -- -- --
Rooming or boarding house -- MUP MUP MUP MUP MUP MUP -- -- --
Lodging-Bed and breakfast inn -- MUP MUP MUP P P P P P P
P = Permitted Use, Zoning Clearance
MUP = Minor Use Permit
UP = Use Permit
-- = Use not allowed
NC = Neighborhood Center L = Low Density
NG1 = Traditional Neighborhood MED = Medium Density
NG2 = Transitional Neighborhood MOD = Moderate Density
NG3 = Tract Neighborhood
Source: City of Azusa Development Code, 2021
Table H-4.10: Permitted Uses in District Zones
Land Use Type
Permit Required by Zone
Specific Use
Regulations
DE DW DWL DU-MU DU-RM
DU-
RMO
Residential Uses
Caretaker/manager unit P P P P -- --
Courtyard housing -- -- -- P MUP MUP 88.42.142
Duplex, triplex, fourplex -- -- -- -- P P 88.42.140
Emergency/Transitional shelter -- P UP UP -- -- 88.42.082
2021-2029 Housing Element
H4-21 Azusa General Plan
Table H-4.10: Permitted Uses in District Zones
Land Use Type
Permit Required by Zone
Specific Use
Regulations
DE DW DWL DU-MU DU-RM
DU-
RMO
Live/work unit -- MUP MUP P -- -- 88.42.110
Mixed use project residential component
(not stacked flats)
P -- -- P -- -- 88.42.120
Mixed use project residential component
(not stacked flats)-Phased
S -- -- S -- -- 88.42.120
Residential accessory use or structure -- -- -- P P P 88.42.020
Senior citizen apartment MUP -- -- MUP MUP MUP 88.42.200
Single- Family dwelling N/A N/A N/A MUP MUP MUP
Single room occupancy facility -- -- -- MUP MUP MUP
Stacked flats as part of a vertical mixed use
project
-- -- -- MUP -- -- 88.42.120
Townhouses or rowhouses -- -- -- P -- MUP 88.42.140
Triplex or Fourplex -- P P
Day Care Facilities
Child day care-Large family day care home -- -- -- P MUP MUP 88.42.060
Child day care-Small family day care home -- -- -- P P P 88.42.060
Day care center-Child or Adult MUP -- MUP P MUP MUP 88.42.060
Residential Care Facilities
Residential care, 6 or fewer clients -- -- -- P P P
Residential care, 7 or more clients -- -- -- MUP MUP MUP
Other Residential Use
Organizational house (sorority, monastery,
etc.)
-- -- -- MUP MUP MUP
2021-2029 Housing Element
Azusa General Plan H4-22
Table H-4.10: Permitted Uses in District Zones
Land Use Type
Permit Required by Zone
Specific Use
Regulations
DE DW DWL DU-MU DU-RM
DU-
RMO
Rooming or boarding house -- -- -- P P P
Lodging - Bed and breakfast inn -- -- -- P -- --
Lodging - Hotel or motel -- -- -- P -- --
P = Permitted Use, Zoning Clearance
MUP = Minor Use Permit
UP = Use Permit
S = Permit requirement by Specific Use
Regulations
-- = Use not allowed
DE = Edgewood District
DU-MU = University District-Mixed Use
DU-RM = University District-Residential Medium
DU-RMO = University District-Residential Moderate
DW = West End Industrial District
DWL= West End Light Industrial
Source: City of Azusa Development Code, 2021
Table H-4.11: Permitted Uses in Corridor Zones
Land Use Type
Permit Required by Zone
Specific Use
Regulations CAZ CSG CSA CAH CFB
Residential Uses
Courtyard housing MUP MUP MUP MUP MUP 88.42.100
Duplex, triplex, fourplex P P -- -- P 88.42.110
Live/work unit P P P P P
Mixed use project residential component (not
stacked flats)
P P P P P 88.42.120
Residential accessory use or structure P P P P P
Second unit or carriage house P P -- -- P
Senior citizen apartment MUP MUP MUP MUP MUP
Single-family dwelling -- P -- -- -- 88.42.120
2021-2029 Housing Element
H4-23 Azusa General Plan
Table H-4.11: Permitted Uses in Corridor Zones
Land Use Type
Permit Required by Zone
Specific Use
Regulations CAZ CSG CSA CAH CFB
Stacked flats -- -- -- -- --
Townhouse or rowhouse P P P P P 88.42.190
Day Care Facilities
Day care center-Child or Adult MUP MUP MUP MUP MUP 88.42.060
Residential Care Facilities
Residential care, 6 or fewer clients P P P P P 88.42.140
Residential care, 7 or more clients P P P P P
Other Residential Use
Organizational house (sorority, monastery, etc.) MUP MUP MUP MUP MUP
Rooming or boarding house P P -- -- P
Lodging-Bed and breakfast inn P P P P P
Lodging-Hotel or motel P -- P P P
P = Permitted Use, Zoning Clearance
MUP = Minor Use Permit
UP = Use Permit
-- = Use not allowed
CAZ = Azusa Avenue Corridor
CSG = San Gabriel Avenue Corridor
CSA = South Azusa Avenue Corridor
CAH = Arrow Highway Corridor
CFB = Foothill Boulevard Corridor
Source: City of Azusa Development Code, 2021
2021-2029 Housing Element
Azusa General Plan H4-24
Table H-4.12: Permitted Uses in Districts within the TOD Specific Plan
Permit Required by Zone
Gold Line
District
Downtown
District
Downtown
Expansion
District
Route 66
District
Transition
District
Civic
District
Du-/Tri-/Fourplex -- P P P P --
Multi-family P P P P P --
Live-work MUP MUP MUP P MUP --
Townhouse, Rowhouse -- -- P P -- --
Senior housing P P P P P MUP
Home Occupations P P P P P --
Courtyard Housing -- P P P P --
Single Family -- -- -- -- P --
Residential Accessory Structure P -- -- P P --
Residential Care (6 or fewer clients) -- -- -- P P --
Residential Care (Seven or More
clients)
MUP P P P -- --
Source: City of Azusa TOD Specific Plan, 2018
Accessory Dwelling Units
Formerly known as a Second Unit or Carriage House, an Accessory Dwelling Unit (ADU) is a residential
dwelling unit that is detached from, attached to, or located within the living area of an existing primary
dwelling unit on the same site. The Accessory Dwelling Unit provides independent living facilities for one
or more persons with a kitchen and bathroom facility.
An ADU can be an important source of affordable housing since they are smaller than primary units and
do not have direct land acquisition costs. ADU development expands housing opportunities for very low-
, low-, and moderate-income households by increasing the number of rental units available within existing
neighborhoods.
In recent years, the State Legislature has passed numerous changes to ADU requirements to promote the
development of ADUs. These include allowing ADUs to be built concurrently with a single-family home,
opening areas where ADUs can be built to include all zoning districts that allow single-family uses, allowing
ADUs in multi-family developments, modifying fees from utilities such as special districts and water
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H4-25 Azusa General Plan
corporations, and reducing parking requirements. The City last updated its ADU ordinance in 2020. In
Azusa, consistent with the Government Code Section 65852.2, ADUs are permitted by right in residential
zones and are subject to development standards permitted by State law. The City also adopted a clear
process for the City to review and approve ADUs that do not qualify for ministerial review (e.g., second-
story ADUs), including noticing procedures, development standards, and appropriate findings.
To provide additional clarity, the City will also modify the allowable use tables to remove second
units/carriage house and replace with accessory dwelling uses, clearly allowing these uses in all zones that
allow residential uses. Program H3-4 in the Housing Plan commits the City to updating the ADU ordinance
to comply with future changes to Government Code Section 65852.2 and conducting community outreach
to inform residents of the opportunities.
Senior Housing
The City recognizes that the housing needs of older residents may differ from those of the general
population in terms of dwelling size, unit accessibility, parking requirements, and housing affordability,
among other considerations. To facilitate these reductions, senior housing is permitted at a density of up
to 40 units per acre in all residential base zones.
In determining whether to grant a use permit for senior apartments, or, if granted, the nature and extent
of conditions to impose of the permit, the Planning Commission considers the following:
• The nature and use of real property within 500 feet of the proposed site.
• Adequate buffering from incompatible land uses through the use of increased setbacks,
landscaping, screening walls, the location of windows, and building design and orientation.
• Access and proximity to shopping areas, medical services, public transit stops, and other providers
of needs particular to senior citizens.
• Appropriate common open space and recreational facilities.
Additionally, the City encourages the development of senior projects by providing concessions on
property development. Minimum parking requirements for senior housing are lower than other types of
multi-family housing. Further, the City may reduce the number of parking spaces required for senior
housing projects based on quantitative information provided by the applicant that documents the need
for fewer spaces for these types of residential development projects. To further facilitate senior housing
in Azusa, Program H3-3 is included in the Housing Element to remove the requirement for a use permit
for senior housing.
Emergency Shelters
Emergency shelters are facilities for the temporary shelter and feeding of homeless, disaster victims, or
persons facing other difficulties, such as domestic violence. Currently, these facilities are permitted by
right in the West End Industrial District, and with a Use Permit in the West End Light Industrial District and
the University District-Mixed Use.
The West End Industrial District accommodates a wide range of manufacturing, industrial, and commercial
uses. The West End Industrial District is located in the southwestern area of the City, south of the 210
Freeway and north of Arrow Highway, and is bounded by Vernon Avenue on the east and the City of
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Azusa General Plan H4-26
Irwindale on the west. The standards for this district are intended to accommodate a full range of light
and medium-intensity manufacturing and industrial activities, and automotive services. Caretaker’s
quarters and live-work units are also allowed in this District.
The West End Industrial District area encompasses over 215 acres and has sufficient capacity for at least
one year-round shelter. Realizing the expense associated with new construction, Azusa identified this
zone to have a mix of medium- to large-sized buildings that could transition to reuse as homeless shelters.
There are multiple lots that are underutilized. Properties in the West End Industrial District are served by
regional transportation options, with ready access to the 210 Freeway and major roads such as Irwindale
Avenue, Foothill Boulevard, Arrow Highway. In addition, Foothill Transit operates at least three different
bus routes that service this area, with bus stops located at Irwindale Avenue and Gladstone Street and
Irwindale Avenue and Foothill Boulevard.
Based on the size of the zone identified, opportunities for adaptive reuse of existing buildings, and ready
access to services and transportation, the zone has sufficient capacity to accommodate the City’s
homeless need in at least one year-round shelter. (In 2019, there was a total of 329 homeless individuals
in Azusa, 94 percent of which were unsheltered.)
The development and management standards for emergency shelters in the Azusa Development Code
(Section 88.42.082) were drafted to be consistent with State law. Specific provisions for emergency
shelters in Azusa specify:
• The emergency shelter shall contain a maximum of 30 beds and shall serve no more than 30
homeless persons at any one time.
• Onsite management of the facility shall be required during all open hours of operation.
• Occupancy by an individual or family may not exceed 180 consecutive days unless the
management plan provides for longer residency by those enrolled and regularly participating in a
training or rehabilitation program. Services shall be provided to assist residents to obtain
permanent shelter, income, and services. No individual or household may be denied emergency
shelter because of an inability to pay.
• Adequate external lighting shall be provided for security purposes. The lighting shall be stationary,
directed away from adjacent properties and public rights-of-way. The intensity shall comply with
standard city performance standards for outdoor lighting.
• The emergency shelter provider/operator shall have a written management plan including, as
applicable, provisions for staff training, neighborhood outreach, transportation issues, security,
screening to ensure compatibility with services provided at the facility, and for training,
counseling, and treatment programs for residents.
• The emergency shelter facility shall demonstrate that it is in and maintains in good standing with
County and/or State licenses, if required by these agencies for the owner(s), operator(s), and/or
staff on the proposed facility.
• One parking space for each five beds and two additional spaces are required.
• Interior onsite waiting and client intake areas must be at least 200 square feet. Outdoor onsite
waiting areas may be a maximum of 100 square feet, and must be located within 50 feet of the
public right-of-way.
• No more than one emergency shelter shall be permitted within a radius of 300 feet of another
such facility.
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H4-27 Azusa General Plan
• The development may provide one or more common facility areas for the exclusive use of
residents, including central cooking and dining rooms, recreation room, counseling center, child
care facility and other support services.
As part of a countywide initiative, Azusa along with Covina, Duarte, Glendora and West Covina received
funds through LA County’s Measure H Initiative to support the County’s Homeless Initiative. The five cities
received a total of $343,250 in January 2019 to provide Centralized Entry System (CES) assessment and
intake, housing navigation/intensive case management services for homeless persons in the East San
Gabriel Valley, with one housing navigator located in each of the participating cities. At the end of May
2019, the City of Azusa was selected for additional funds under the 2018 Cities’ Homelessness Plan
Implementation Request for Proposal to build capacity to reduce the impact of homelessness by
expanding on the existing work of Neighborhood Connections, a library-based program, to establish a
community-wide approach to homeless solutions and better route for community members experiencing
homelessness into and through the initial Centralized Entry System.
Recent State Law AB 101 requires that Low-Barrier Navigation Centers be allowed by right in areas zoned
for mixed-use and nonresidential zones permitting (by right or conditionally) multi-family uses. Program
H4-2 is included in the Housing Element indicating that the City will revise the Development Code to
ensure that the regulations satisfy the requirements of AB 101.
Transitional and Supportive Housing
State law requires cities to allow transitional and supportive housing as a residential use and allowed by
right in all zones that allow similar residential uses, consistent with SB2. Supportive Housing is a model
that is targeted to support those who have experienced long-term or chronic homelessness because of
drug abuse, disabilities or a persons who have a long history of homelessness. Using a combination of
affordable housing with social services for individuals and families, supportive housing programs are
centered around efforts to permanently keep those in the program from becoming homeless again.
Transitional housing is a type of supportive housing, which provides longer-term housing (up to two
years), coupled with supportive services such as job training and counseling, to individuals and families
who are transitioning to permanent housing.
Effective January 1, 2019, AB 2162 (Supportive Housing Streamlining Act) requires supportive housing to
be considered a use by right in zones where multi-family and mixed-uses are permitted, including
nonresidential zones permitting multi-family uses, if the proposed housing development meets specified
criteria. The law prohibits the local government from imposing any minimum parking requirement for
units occupied by supportive housing residents if the development is located within one-half mile of a
public transit stop. AB 2162 also require local entities to streamline the approval of housing projects
containing a minimum amount of supportive housing by providing a ministerial approval process,
removing the requirement for CEQA analysis, and removing the requirement for a CUP or other similar
discretionary entitlements. Program H4-2 is included in the Housing Element to ensure compliance with
this new law.
2021-2029 Housing Element
Azusa General Plan H4-28
Mobile Homes
According to the California Department of Finance, 554 mobile home units existed in the City as of January
2019. Individual mobile homes installed on a foundation system are treated as single-family dwellings in
Azusa, and they are permitted in all neighborhoods (except Neighborhood Centers). As such, they must
comply with all zoning, subdivision, and development standards applicable to any conventional single-
family dwelling unit that could be built on the parcel.
Chapter 14 (Buildings and Building Regulations) of the Municipal Code states that “the use of
manufactured housing for residential purposes is permitted, but only in those zones where such a
structure is specifically indicated to be a permitted use.” However, because manufactured housing is
treated as a single-family dwelling, the zones do not specifically indicate manufactured housing as a
permitted use. Furthermore, Section 88.42.128 includes a requirement that manufactured homes shall
have an eave and gable overhangs of not less than 12 inches and the roof pitch shall be no less than 5:12.
Program H3-5 is included in the Housing Element to modify this section of the Building Code to comply
with State law, and to remove the design requirements in the Development Code to allow for flexibility
as the manufactured housing market evolves.
Farmworker / Agricultural Employees Housing
The Employee Housing Act (Government Code Section 17021.5 and 17021.6) requires that any employee
housing occupied by six or fewer employees shall be considered a single-family structure within a
residential land use and must be treated the same as a single-family dwelling of the same type in the same
zone. In addition, employee housing consisting of no more than 36 beds in a group quarters, or 12 units
or separate rooms or spaces designed for use by a single-family or household, must be considered an
agricultural land use and be treated the same as any other agricultural activity in the same zone. The City
of Azusa does not have land zoned for or remaining in agricultural use and does not have any inventory
of farm housing. Therefore, none of the zoning districts specifically distinguish housing for Agricultural
Employees from any other programmatic housing dedicated or developed to be affordable.
Single-Room Occupancy Housing
Single-room occupancy hotels and/or boarding homes are collectively referred to as SROs. SRO units are
one-room units intended for occupancy by a single individual. It is distinct from a studio or efficiency unit,
in that a studio is a one-room unit that must contain a kitchen and bathroom. Although SRO units are not
required to have a kitchen or bathroom, many SROs have one or the other. SROs are allowed with a Minor
Use Permit in the DU-MU, DU-RM, and DU-RMO Districts. The Development Code allows for
rooming/boarding houses in a variety of corridors and districts, including as a permitted use in the Azusa
Avenue, San Gabriel Avenue, and Foothill Boulevard Corridors and in the University Districts.
Housing for Persons with Disabilities
Housing element law requires that, in addition to the needs analysis for people with disabilities, the
Housing Element must analyze potential governmental constraints to the development, improvement,
and maintenance of housing for people with disabilities; demonstrate local efforts to remove any such
constraints; and provide for reasonable accommodations for persons with disabilities through programs
that remove constraints.
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H4-29 Azusa General Plan
Zoning and Land Use
A residential care facility is a single-family dwelling unit or multi-unit facility licensed or supervised by a
Federal, State, or local health/welfare agency that provides 24-hour nonmedical 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. Under State
Lanterman Developmental Disabilities Services Act (“Lanterman Act”), small State-licensed residential
care facilities for 6 or fewer persons must be permitted in all zones that allow single- or multi-family uses,
subject to the same permit processing requirements and development standards; Azusa is compliant with
the Lanterman Act. In addition, large community care facilities with more than six persons and rest homes
are permitted with an MUP in all neighborhood zones except Neighborhood Center and are permitted in
all Corridors and University Districts by right.
As stated above, the City has adopted the California Building Code. Standards within the Code include
provisions to ensure accessibility for persons with disabilities. These standards are consistent with the
Americans with Disabilities Act. No local amendments that would constrain accessibility or increase the
cost of housing for persons with disabilities have been adopted. To accommodate disabled persons in
public facilities, the City defers to Title 24 of the California Handicap Accessibility Code.
Definition of Family
The definition of “family” may limit access to housing for persons with disabilities when municipalities
narrowly define the word, illegally limiting the development of group homes for persons with disabilities,
but not for housing similar sized and situated families. The Azusa Development Code does not discriminate
nor limit access to housing for persons with disabilities because it does not define “family”.
Reasonable Accommodation
Both the Federal Fair Housing Act and the California Fair Employment and Housing Act direct local
governments to provide reasonable accommodation to rules, policies, practices, and procedures where
such accommodation may be necessary to afford individuals with disabilities equal housing opportunities.
While fair housing laws intend that all people have equal access to housing, the law also recognizes that
people with disabilities may need extra tools for equity. Reasonable accommodation is one of the tools
intended to further housing opportunities for people with disabilities. For developers and providers of
housing for people with disabilities who are often confronted with siting or use restrictions, reasonable
accommodation provides a means of requesting from the local government flexibility in the application
of land use and zoning regulations or, in some instances, even a waiver of certain restrictions or
requirements because it is necessary to achieve equal access to housing. Cities and counties are required
to consider requests for accommodations related to housing for people with disabilities and provide the
accommodation when it is determined to be “reasonable” based on fair housing laws and the case law
interpreting the statutes.
State law allows for a statutorily based four-part analysis to be used in evaluating requests for reasonable
accommodation related to land use and zoning matters and can be incorporated into reasonable
accommodation procedures. This analysis gives great weight to furthering the housing needs of people
with disabilities and also considers the impact or effect of providing the requested accommodation on the
2021-2029 Housing Element
Azusa General Plan H4-30
City and its overall zoning scheme. Developers and providers of housing for people with disabilities must
be ready to address each element of the following four-part analysis:
• The housing that is the subject of the request for reasonable accommodation is for people with
disabilities as defined in federal or state fair housing laws;
• The reasonable accommodation requested is necessary to make specific housing available to
people with disabilities who are protected under fair housing laws;
• The requested accommodation will not impose an undue financial or administrative burden on
the local government; and
• The requested accommodation will not result in a fundamental alteration in the local zoning code.
To create a process for making requests for reasonable accommodation to land use and zoning decisions
and procedures regulating the siting, funding, development, and use of housing for people with
disabilities, the City established a reasonable accommodation process in 2012. The City provides notice to
the public of the availability of an accommodation process at all counters where applications are made
for permits and licenses, and on the City’s website.
Fees and Exactions
Housing construction imposes certain short- and long-term costs upon local government, such as the cost
of providing planning services and inspections. As a result, the City relies upon various planning and
development fees to recoup costs and ensure that essential services and infrastructure are available when
needed. Impacts fees are also charged to cover the cost of providing municipal services or mitigating
project impacts. These fees are summarized in Table H-4.13. The total amount of fees varies from project
to project based on type, existing infrastructure, and the cost of mitigating environmental impacts. School
fees are managed by separate districts.
The City assesses various fees to cover the costs of permit processing (Table H-4.13). Most of the fees
charged are flat fees based on the cost of services, with a few fees dependent on the size of the project.
State law requires that locally imposed fees must not exceed the estimated reasonable costs of providing
the service. Azusa abides by State law with respect to fees and exactions.
The City also charges impact fees to ensure that services and infrastructure are in place to serve planned
developments (Table H-4.13). State law requires that impact fees have a substantial nexus to the
development and that the dedication of land or fees be proportional to its impact. Although impact fees
and requirements for offsite improvements add to the cost of housing, these fees and requirements are
necessary to maintain the quality of life within a community. Azusa’s impact fees include a Quimby park
fee and a water development fee. The fees are intended to provide funds to recoup the cost of providing
infrastructure to the developments, while not unduly constraining the feasibility of both market-rate and
affordable housing.
2021-2029 Housing Element
H4-31 Azusa General Plan
Table H-4.13: Planning, Building, and Impact Fees
Permit Type Azusa
General Plan Amendment (deposit) $17,250.00
Zone Change (deposit) $5,750.00
Specific Plan (deposit) $11,500.00
Specific Plan Amendment (deposit) $5,750.00
Use Permit $7,147.25
Modification to Use Permit $3,590.00
Minor Use Permit (MUP) $1,361.60
Modification to MUP $752.10
Variance for single family residential
Property
$1,150.00
Variance for all others $6,097.30
Minor Variance $1,841.15
Zoning Clearance (over the counter) $132.35
Preliminary Plan Review $2,211.45
Design Review:
Minor $2,441.45
Director’s review $5,476.30
Major Project review (deposit) $11,500.00
Tentative Parcel Maps $10,042.95
Tentative Tract Maps:
5-20 lots $10,476.50
20-50 lots $12,210.70
2021-2029 Housing Element
Azusa General Plan H4-32
Table H-4.13: Planning, Building, and Impact Fees
Permit Type Azusa
50-100 lots $16,450.75
100+ lots $18,378.15
Lot Line Adjustment $2,212.60
Lot Merger $2,122.90
Reversion to Acreage $3,401.70
Certificate of Compliance $1,805.50
Condominium Conversion $7,990.20
Accessory Dwelling Unit Permit:
Plan Check Only (Conversions of existing structures) $132.35
Over the Counter Permit (New construction) $302.52
Discretionary Permit (Does not comply with regulations) $2,441.45
Environmental Review:
Categorical Exemption Review $409.40
Initial Study $6,075.45
EIR Preparation $11,500.00
EIR Review $11,500.00
Mitigated Negative Declaration $11,500.00
Building Permit Fees Varies depending on the type and complexity of
project
Technology Enhancement Fee 5% of building permit fees
General Plan Fee 10% of building permit fees
2021-2029 Housing Element
H4-33 Azusa General Plan
Capital Facilities/Impact Fees SFR MFR (Per Unit)
Parks (Quimby Fee): 1 bedroom
2 bedroom
3 bedroom
4 bedroom
Mobile home unit
$150.00
$300.00
$450.00
$600.00
$150.00
$150.00
$300.00
$450.00
$600.00
$150.00
Water and Sewer Water System Development Fee: $2,091
Water Service Installation Fee: Time & Material + 7%
overhead, ($4,000 deposit)
Sewer Hook-Up: $3.00/linear foot of frontage to
roadway
School $3.36/square foot $2.95/square foot
Source: City of Azusa, 2021 Adopted Fee Schedule.
Most, if not all, developers consider any fee a significant constraint to the development of affordable
housing. For affordable housing projects, financing generally includes some form of state or federal
assistance, with rents set through the funding program. As such, fees cannot and do not increase the
rents. Although the various fees account for a significant portion of the development cost, the fees
collected are necessary to pay for much needed infrastructure and to help mitigate new growth
throughout the city.
Table H-4.14 identifies the average fees that are collected for a new single-family house, a small
multifamily project, and a large multi-family project. Development fees make up approximately seven to
11 percent of a home purchase price. The City of Azusa fees are typical for most communities and are
comparable to those of surrounding communities. The Azusa median home price in September 2020,
based information provided by CoreLogic, was $495,500. This was three percent higher than the median
price in 2019. The median home price in Los Angeles County in September 2020 was $710,000, nearly
double the median price Azusa. As such, fees may represent a larger portion of development cost in Azusa
than other areas of the County not because fees are higher, but because housing sale prices and rents are
lower.
2021-2029 Housing Element
Azusa General Plan H4-34
Table H-4.14: Proportion of Fee In Overall Development Cost
Development Cost for a Typical Unit Single-Family
Small Multi-
Family Project
Large Multi-
Family Project
Total estimated fees per unit $36,382 $40,355.36 $46,248.90
Typical estimated cost of development per unit $253,153.00 $293,528.83 $254,430.26
Estimated proportion of fee cost to overall development
cost per unit
14% 14% 18%
Estimated sales price per unit $495,500 $435,000 $435,000
Estimated proportion of fee cost to sales price per unit 7% 9% 11%
Source: City of Azusa, 2021; Corelogic, 2020.
Development Review and Permit Processing
Processing and permit procedures may pose a considerable constraint to the production and
improvement of housing. Common constraints include lengthy processing time, unclear permitting
procedures, layered reviews, multiple discretionary review requirements, and costly conditions of
approval. These constraints increase the final cost of housing, uncertainty in the development of the
project, and overall financial risk assumed by the developer.
Processing Timelines
The City of Azusa’s development review process is designed to accommodate housing development
applications of various levels of complexity and requiring different entitlements. Processing times vary
with the complexity of the project. The tables below outline the typical timelines for various residential
projects in Azusa. Table H-4.15 focuses more specifically on the individual entitlement approvals that may
be required, providing estimated processing timelines for each as well as identifying the approving body.
Table H-4.16 generally identifies the typical approvals required for single-family and multi-family projects
along with the estimated processing times of the planning and building departments.
2021-2029 Housing Element
H4-35 Azusa General Plan
Table H-4.15: Timelines for Permit Procedures
Type of Approval, Permit, or Review Typical Processing Time
These time periods begin when a complete application is submitted and are extended when additional information
is requested by the City. The timeframes below are target issuance date—when the applicant can expect a decision
on their application.
Use Permit/Minor Use Permit Use Permit – 2-6 months
Minor Use Permit – 2-4 months
Zoning Amendment (Zone Change) 6-12 months
General Plan Amendment 6-12 months
Design Review 2-4 months (usually depending on how many rounds of
corrections with applicant)
Tract Maps 3-6 months
Parcel Map 3-6 months
Initial Environmental Study 3-6 months
Environmental Impact Report 6-12 months
Source: City of Azusa, 2021.
Table H-4.16: Typical Processing Procedures by Project Type
Single Family
Unit Subdivision
Multi-family
< 20 units
Multi-family
> 20 units
Typical Approval
Requirements
Design Review
Tentative Map (in conjunction
with Design Review)
Design Review;
MUP only for
exceptions (such as
tandem parking)
Design Review;
MUP only for
exceptions (such
as tandem
parking)
Building Permit
plan check
Planning Commission TTM
Approval
City Council Final Map Approval
Building Permit Plan Check
Building Permit plan
check
Building Permit
plan check
Permitting: May obtain permits once all clearances are obtained from all departments (fees
paid, plan check complete, etc.).
2021-2029 Housing Element
Azusa General Plan H4-36
Table H-4.16: Typical Processing Procedures by Project Type
Single Family
Unit Subdivision
Multi-family
< 20 units
Multi-family
> 20 units
Inspection: Inspection conducted by all appropriate depts once construction is complete. Once
all depts. sign off, C of O is obtained by applicant.
Est. Total
Processing Time
Planning = 30 calendar day review period (per Permit streamlining act) for every
submittal/correction. Typical approval time is anywhere from 2-4 months.
Plan Check = 10 business day plan check periods. Typical approval depends on how many
rounds of corrections (anywhere from 1-6 months).
Note: Processing times may vary by sq. ft., building type, design, complexity and volume of workload; inspection
times not included
Source: City of Azusa, 2021
Streamlining
In response to State law, California cities are required to improve the efficiency of permit and review
processes by providing “one-stop processing.” The City of Azusa received an SB 2 grant to fund a City Hall-
West Wing remodel, transforming the Economic & Community Development Department into one-stop
“Permit Center” to allow for a more streamlined submittal and application review process. Additionally,
the SB 2 grant has funded a new Land Management System software to allow for permit tracking and
streamlining, including coordination with agencies such as Azusa Water and Light.
The City offers applicants preliminary site plan/cursory review as a free service via e-mail, to provide
preliminary feedback on project compliance with regulations and support the development application
process. The City also provides a Preliminary Plan Review (architectural plan set) for a small fee prior to
formal submittal of entitlement application, to provide feedback to applicants throughout their plan
development process.
To encourage and facilitate the development of a variety of housing types, City staff continues to monitor
permit processing times to ensure the fastest possible turnaround for applications. The City fully
implements the provisions of the Permit Streamlining Act, which limits processing times for entitlements
to a 30-day review period and 60 days for a hearing. Local processing times are comparable to those
experienced in neighboring communities. Plans are accepted electronically, and with Land Management
System software, it is anticipated that further streamlining will be achieved.
In 2021, the City is pursuing a comprehensive nexus study for development fees to right-size fees and
streamline the process of fee estimation (saving time in the application process). The City plans to
complete the comprehensive nexus study in 2022. Also, the City is committed to updating standards and
permit streamlining to comply with recent State legislation. The City has initiated an update to all
application handouts and is creating “how-to” videos and an online resource page that describes
development policies and process.
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H4-37 Azusa General Plan
Development Review Requirements
Table H-4.17 summarizes the Development Review requirements in Azusa, indicating the review authority
for a variety of planning decisions.
Table H-4.17: Development Review Requirements
Type of Decision
Role of Review Authority (1)
Director
Zoning
Administrator
Planning
Commission City Council
Administrative and Legislative Decisions
Development Code Interpretations D -- A A
General Plan or Zoning Amendments,
Specific Plan, or Development Agreement R -- R D
Planning Permit Decisions
Zoning Clearance D -- -- --
Design Review (2) D D D/A A
Minor Use Permit R D A A
Use Permit R -- D A
Minor Variance R D A A
Variance R -- D A
(1) “Recommend” (R) means that the Review Authority makes a recommendation to a higher decision-making body; “Decision”
(D) means that the Review Authority makes the final decision on the matter. The Review Authority may consider and decide
upon appeals (A) to the decision of an earlier decision-making body, in compliance with Division 88.56 (Appeals).
(2) Decisions on Design Review are by the Director, except that where the project also requires discretionary planning permit
approval (i.e., Minor Use Permit, Use Permit, Minor Variance, or Variance), Design Review shall instead be by the review
authority for the other discretionary planning permit.
Source: City of Azusa Development Code Administration and Procedures, Ch. 88.50-Planning Permit Filing and Processing
Ministerial Review
Many minor permits are issued requiring only “over-the-counter” approval, such as for residential room
additions and residential rehabilitation permits (plumbing, electrical, roofing). For accessory dwelling
units (ADUs), no discretionary review process is required (assuming the proposed residence meets of all
the zoning requirements). For ADUs located within an existing structure (conversion of existing space) the
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application can proceed directly to plan check. For new structures, ADUs are issued an “Over the Counter
Permit,” with Planning Department staff reviewing the application for compliance with zoning standards.
To ensure high-quality design and compliance with all zoning regulations, all other residential applications
for new construction are subject to the Design Review process, described below.
Design Review
The Design Review process ensures that the design of proposed development and new land uses are
maintained and enhance the aesthetics of a community. The process provides for the review of the design
for new single-family dwellings, multi-family projects, second floor additions to existing dwellings,
alterations to façade visible from a street, ground floor additions that increase existing floor area by more
than 29 percent of 499 square feet, and non-residential projects, including permanent outdoor sales and
displays, news and flower stands, and outdoor dining.
As part of the Design Review process, each application is reviewed by the Community Development
Director to ensure that the proposal complies with all applicable requirements in Chapter 88.22 and
88.51.032 of the Development Code, which include: appropriate and compatible design, massing, and
scale of buildings with the site surroundings and the community; attractive and desirable site layout and
design; efficient and safe public access, circulation, and parking; and appropriate open space and
landscaping. Similar to the Use Permit process, there are 6 findings that must be found to approve a Design
Review project:
1. Provides architectural design, building massing and scale appropriate to and compatible with
the site surroundings and the community;
2. Provides attractive and desirable site layout and design, including, but not limited to, building
arrangement, exterior appearance and setbacks, drainage, fences and walls, grading,
landscaping, lighting, signs, etc.;
3. Provides efficient and safe public access, circulation and parking;
4. Provides appropriate open space and landscaping, including the use of water efficient
landscaping;
5. Is consistent with the general plan any applicable specific plan, development agreement,
and/or any previously approved planning permit; and
6. Complies with all applicable requirements of this Development Code, and any other adopted
city design standards, guidelines, and policies.
Design Review is completed at the Director level, unless the proposed project also requires the approval
of a discretionary planning permit (i.e., use permit, variance), in which case the Planning Commission
becomes the review authority. For multi-family projects, applications are subject to Design Review
process, typically an eight-week process from the time an application is filed and the project is approved.
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Azusa’s form-based Development Code provides context,
form, and design guidelines in Article 2 – Urban Standards for
all neighborhoods, districts, and corridors in Azusa. Urban
Standards are related to building placement on the lot,
garages and parking location, and allowable frontage types
(i.e. stoop, porch, common yard), among other things. These
guidelines are depicted clearly and graphically for all
residential areas in the City. As part of the design review
process, City staff reviews proposed projects against these
design guidelines that are in place in the Development Code,
in addition to policies outlined in the General Plan. As such,
the process is intended to be transparent and easy for
developers to understand. The Design Review process helps
to support neighborhood stability and identity with the
introduction of quality housing in existing and new
neighborhoods, and is not considered a constraint to development.
The Design Review findings are intended to be straightforward, clear, and objective. However, there
remains some subjectivity with regard to compatibility. To provide a clear and objective process, Program
H4-7 is included to adopt Objective Design Standards for all multi-family residential projects and mixed-
use that is at least two-thirds residential.
Use Permit and Minor Use Permit
As part of the Development Code, the City has defined land uses that are allowed by right. Generally,
these are accompanied with standards that the development must be consistent with. The City has also
identified uses and activities that may be appropriate for the zoning district. These proposals are
submitted to the City for review through the User Permit and Minor Use Permit process in order for the
impacts on the site and the surrounding areas to be reviewed and their impacts assessed against the
current adopted development code, general plan, and any applicable specific plans to determine if the
allowance of the proposed use will adversely impact the immediate and surrounding environment.
A Use Permit application is subject to a public hearing before the Planning Commission prior to a formal
decision on the application. A Minor Use Permit process requires a decision by Zoning Administrator.
These discretionary approvals are carefully considered by decision makers. Consistent with State law, land
use decisions must be made based on substantial evidence. The General Plan policies, Development Code,
and any related Specific Plans provide decision makers with guidance on discretionary planning actions.
The review authority may approve a Use Permit or Minor Use Permit only after first finding all the
following, as defined in Section 88.51.040.F:
• The proposed use is allowed within the applicable zoning district and complies with all other
applicable provisions of the Development Code and Municipal Code;
• The proposed use is consistent with the General Plan and any applicable specific plan;
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• The design, location, size, and operating characteristics of the proposed activity are compatible
with the existing and future land uses in the vicinity;
• The site is physically suitable for the type, density, and intensity of use being proposed, including
access, utilities, and the absence of physical constraints; and
• Granting the permit would not be detrimental to the public interest, health, safety, convenience,
or welfare, or materially injurious to persons, property, or improvements in the vicinity and zoning
district in which the property is located.
In an effort to streamline and prioritize housing development, Program H4-4 is included in the Housing
Plan to remove existing MUP requirements for multi-family residential uses, including senior housing,
townhouses, triplexes and fourplexes and stacked flats.
Discretionary Review
Discretionary permits (such as variances, CUPs, and tentative maps) typically require three to four months
to review and process for a public hearing, and processing time varies with the type of environmental
review required. Plans can be submitted to plan check prior to the Planning Commission and City Council
final approval of the project with the submittal of a hold harmless agreement.
The City has established a tiered system for discretionary review, with a Zoning Administrator who acts as
a review authority for minor items, including Minor Use Permits, and Minor Variances. Planning
Commission is involved in the discretionary review process for larger scale projects, such as a Use Permit
or a Variance. When the processing involves a legislative action, or if a Planning Commission decision is
appealed, approval by the City Council is required.
Environmental Review
State regulations require environmental review of discretionary project proposals (e.g., subdivision maps,
precise plans, use permits, etc.). The timeframes associated with environmental review are regulated by
the California Environmental Quality Act (CEQA). In compliance with the Permit Streamlining Act, City staff
ensures that non-legislative proposals are heard at the Planning Commission within 60 days of receipt of
an application being deemed complete.
Senate Bill 35 (SB 35) Approval Process
SB 35 requires cities and counties to streamline review and approval of eligible affordable housing projects
by providing a ministerial approval process, exempting such projects from environmental review under
the California Environmental Quality Act (CEQA). When the state determines that jurisdictions have
insufficient progress toward their lower-income RHNA (very low and low income), these jurisdictions are
subject to the streamlined ministerial approval process (SB 35 [Chapter 366, Statutes of 2017]
streamlining) for proposed developments with at least 50 percent affordability. If the jurisdiction also has
insufficient progress toward their above-moderate-income RHNA, then they are subject to the more
inclusive streamlining for developments with at least 10 percent affordability. SB 35 will automatically
sunset on January 1, 2026.
As of June 2019, the City of Azusa was determined to be subject to SB 35 streamlining for proposed
developments with 10 percent or greater affordability. The City has not received any applications or
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inquires for SB 35 streamlining. To accommodate any future SB 35 applications or inquiries, Program H4-
3 is included in the Housing Plan, to provide an informational packet to interested parties that explains
the SB 35 streamlining provisions and provides SB 35 eligibility information. In addition, Program H4-7
specifies that City will adopt objective design standards to provide local guidance on design and standards
for by-right projects as allowed by state law. The purpose of adopting such objective standards is to give
certainty to both the City and the development community that the architectural and general appearance
of buildings and grounds are in keeping with the character of the various neighborhoods of the City, while
providing clear objective standards upon which review decisions are based.
Fair Housing Enforcement and Capacity
Fair housing is a condition in which individuals of similar income levels in the same housing market have
like ranges of choice available to them regardless of race, color, national origin, religion, sex, disability,
familial status, ancestry, age, marital status, gender, gender identity, gender expression, genetic
information, sexual orientation, source of income, or any other arbitrary factor.
The 2018 Analysis of Impediments (AI) to Fair Housing Choice for the Los Angeles County Development
Authority (LACDA) and Housing Authority of the County of Los Angeles serves as the fair housing planning
document for portions of County of Los Angeles, including unincorporated areas and the Urban County
which represents 47 smaller cities in the county, including the City of Azusa. As a part of the consolidated
planning process, entitlement communities that receive Community Development Block Grant (CDBG),
HOME Investment Partnerships (HOME), Emergency Shelter Grants (ESG), and Housing Opportunities for
Persons with AIDS (HOPWA) funds as a formula allocation directly from HUD are required to submit to
HUD certification that they are affirmatively furthering fair housing (AFFH).
The AI examines local housing conditions, economics, policies, and practices in order to ensure that
housing choices and opportunities for all residents are available in an environment free from
discrimination. The AI assembles fair housing information, identifies existing impediments that limit
housing choice, and proposes actions to mitigate those impediments.
A review of the fair housing profile in the Los Angeles Urban County revealed that there are a number of
organizations that provide fair housing services, including outreach and education, complaint intake, and
testing and enforcement activities, for both providers and consumers of housing. These organizations
include the U.S. Department of Housing and Urban Development (HUD), the California Department of Fair
Employment and Housing (DFEH), which exists as substantially equivalent agency to HUD in the state, and
the Housing Rights Center (HRC), which primarily operates in Los Angeles County. The HRC receives a
multi-year grant from HUD to conduct systemic testing in areas within Los Angeles County where statistics
point to any form of discrimination covered by applicable fair housing laws and, in particular, persistent
housing discrimination based on race, national origin, familial status, and disability. HRC also provides
intake of allegations of housing discrimination and provides resolution for housing discrimination,
including mediation and litigation. The Housing Authority of the County of Los Angeles (HACoLA) provides
fair housing resources for residents via its website, such as links to file complaints of a violation of fair
housing, a link to the Housing Rights Center, a link to HUD’s webpage on Fair Housing and Equal
Opportunity, a link to the National Fair Housing Advocate Online blog, a copy of HACoLA’s non-
discrimination policy, and a link to information on the Assessment of Fair Housing.
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HUD’s fair housing complaint data from 2008 through 2016 was calculated for the Los Angeles County
Service Area. During that time, the most common basis for a complaint was for some form of a disability,
that being the basis for nearly twice as many complaints as the next most common basis – race. Of all
complaints found with cause, disability was also the most common basis for the complaint, although not
by such a runaway margin. In complaints found with cause, disability was the most common basis, cited
370 times in complaints, followed by familial status and race as the basis for 238 and 145 complaints,
respectively. Fair housing complaints were most common in 2008, when 456 were logged, and reduced
steadily in number to only 186 in 2012. After 2012, complaints began to rise again (to 303 in 2016). Other
complaints during that time, besides those already listed, were largely based on familial status, retaliation,
national origin, and sex. Complaints found with cause logged mostly in 2008 and 2009, when nearly a third
of all complaints with cause were logged during the time period 2008 through 2016. Of the 2,610
complaints logged from 2008 through 2016, all of them were closed, dismissed, or settled in a variety of
ways. Nearly 57 percent of these complaints were determined to have no cause, while 564 (21.6 percent)
of the complaints were deemed successfully settled. Of all complaints found with cause, the most
common issue was failure to make reasonable accommodation, the issue being cited 290 times. The
second most commonly cited issue was discriminatory terms, conditions, privileges, or services and
facilities.
Segregation and Opportunity Patterns and Trends
The “dissimilarity index” provides a quantitative measure of segregation in an area, based on the
demographic composition of smaller geographic units within that area. The dissimilarity index represents
the percentage of one group that would have to move into a new neighborhood to achieve perfect
integration with another group. An index score can range in value from 0, indicating complete integration,
to 100, indicating complete segregation. A value of 60 (or above) is considered high, values of 40 or 50 are
usually considered a moderate level of segregation, and values of 30 or below are considered to be fairly
low. The higher the dissimilarity index value, the higher the level of segregation in an area. One way of
understanding the index is that it indicates how evenly two demographic groups are distributed
throughout an area: if the composition of both groups in each geographic unit (e.g., Census tract) is the
same as the composition of both groups in the area as a whole (e.g., county), then the dissimilarity index
score for that entire area will be 0.
For the Los Angeles Urban County, the Dissimilarity Index shows a mix of moderate and high levels of
segregation between racial and ethnic groups. Asian (non-Hispanic) populations show the lowest race-
specific levels of segregation with Whites (non-Hispanic) with an index of 53.0. Hispanics have the highest
levels of segregation (index of 64.9), followed by Blacks (non-Hispanic), with an index of 64.2. The Non-
White and White populations show a segregation index of 55.7, indicating a high level of segregation
within the Urban County. Long Beach and Los Angeles have the highest Dissimilarity Index values, with
consistently moderate to-high levels of segregation among the ethnic/racial groups. For the Urban County
at large, the Non-White/White Dissimilarity Index has remained fairly consistent since 1990, dropping a
single point value since then. These numbers indicate that the Non-White/White index values have been
hovering just inside the “high segregation” thresholds since 1990. The Black/White index value peaked in
1990 with a value of nearly 73, but has fallen and remained steady near a value of 67 since that time. The
Hispanic/White index value has fallen nearly a full point since 2010, but is nearly two full points higher
than it was in 1990. Finally, the Asian/White index value has risen steadily since its 1990 value of just over
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46 to a peak of 50.21 in 2010; 2015 is the first year the Asian/White index has fallen in value (down about
one-quarter of a value point).
Racially/Ethnically Concentrated Areas of Poverty (R/ECAP)
Racially or ethnically concentrated areas of poverty (R/ECAPs) are Census tracts with relatively high
concentrations of non-white residents with these residents living in poverty. Formally, an area is
designated an R/ECAP if two conditions exist: (1) the non-white population, whether Hispanic or non-
Hispanic, must account for at least 50 percent of the Census tract population; and (2) the poverty rate in
that Census tract must exceed a certain threshold. That threshold is set at either 40 percent or three times
the overall poverty rate, whichever is lower. No R/ECAPs are identified in the City of Azusa.
Opportunity Access/Disparities
As a guide to aiding resource investments in the County, the AI includes a single composite index
representing a rating of Census tracts, based on a variety of factors, including education, job and labor
markets, housing, transportation, and environmental health. Those areas scoring a high value on the index
represent the areas with the greatest opportunity. These areas have desirable attributes, such as high-
performing schools, availability of well-paying jobs, and clean air quality, among others. Areas with a low
index value represent areas with low opportunity and are generally heavily populated with R/ECAP areas.
The index is designed to better understand what an “area of opportunity” represents and what disparities
in opportunity mean. Investments can be either place-based or to enhance mobility, but the opportunity
index score aids in helping us to better evaluate equity and the distribution and access to opportunity
within the larger community. In developing this index, HUD-provided data as well as local data were
incorporated as part of the methodology.
Variables in each of the five categories (Education, Economic, Housing, Transportation, and Health) were
given equal weighting. The five categories were then compiled into one “master” opportunity index value,
with 35 percent weight each to Education and Housing, 15 percent weight to Economic, 10 percent weight
to Transportation, and five percent weight to Health. The factors listed below were incorporated in the
development of this index:
• Education: School Proficiency Index, Percent of Persons Enrolled in School, High School
Graduation Rate
• Economic: Job Proximity Index, Labor Market Engagement Index, Employment Rate
• Housing: Percent Occupied Housing Units, Percent No Cost Burden, Percent No Overcrowding,
Percent Non-HAL (high-annual percentage rate) Loans
• Transportation: Transit Trips Index, Low Transportation Cost Index, Percent Walking to Work
• Health: Environmental Health Index
Within the Urban County, the lowest opportunity area index values are in Central Los Angeles and to the
southeast, near Westmont and Lynwood. Census tracts in the highest category of opportunity (those with
values from 70.1 to 80), can be found scattered throughout the peripheries of the county including east
of the county near Glendora and San Dimas. The City of Azusa was identified to be in a moderate
opportunity area (scoring 50 to 70).
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The Department of Housing and Community Development (HCD) and the California Tax Credit Allocation
Committee (TCAC) have also coordinated efforts to produce opportunity maps that evaluate specific
economic, environmental and educational characteristics that have been shown by research to support
positive economic, educational, and health outcomes for low-income families. In 2021, areas within Azusa
are identified generally as low resource (central and western areas) and moderate resource (eastern and
northern areas). See Figure H-4.1: Areas of Opportunity Map.
Disproportionate Need
A disproportionate housing need exists when the members of a racial/ethnic group at a given income level
experience housing problems at a greater rate (10 percentage points or more) than the jurisdiction as a
whole. In the Urban County, the percentage of Asian and Native American households experiencing
housing problems is far less than the Hispanic percentage, at around 50 percent for each group. White
households fare even better, with only 43 percent of households experiencing any of the four housing
problems. A disproportionate need exists for Hispanic and Black households, with Hispanic and Black
households experiencing severe housing problems at a percentage higher than that of the service area.
While the AI does not provide an analysis at smaller geographies, HUD data, known as the Comprehensive
Housing Affordability Strategy, or CHAS, for 2013-2017 shows that renter households experience housing
problems at a greater proportion than owner households (Table H-4.18). Lower-income households also
experience significantly higher proportion of housing problems compared with their high-income
counterparts.
Table H-4.18: Azusa Households with Disproportionate Housing Needs
Owner Households
Renter
Households
All
Households
Households experiencing housing problems 39% 64% 51%
Households experiencing severe housing problems 21% 44% 32%
Households experiencing housing problems by income
Household Income <= 30% HAMFI 67% 86% 82%
Household Income >30% to <=50% HAMFI 63% 87% 77%
Household Income >50% to <=80% HAMFI 60% 71% 66%
Household Income >80% to <=100% HAMFI 41% 45% 43%
Household Income >100% HAMFI 19% 7% 16%
Total 39% 64% 51%
Note: HUD Area Median Family Income
Source: U.S. Department of Housing and Urban Development. Comprehensive Housing Affordability Strategy (CHAS) data.
https://www.huduser.gov/portal/datasets/cp.html. Accessed March 2021
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Displacement Risk
In April 2017, the California Housing Partnership and the Corporation for Supportive Housing completed
a report on affordable housing in Los Angeles County, and found that more than 550,000 affordable
homes are needed to meet current demand among low-income renter households. The report mapped
countywide patterns of transit access, displacement risk, and the ratio of low-wage jobs to affordable
homes (a metric referred to as having a good “fit”), and found that gentrification occurred almost entirely
in urban areas well-served by transit. Gentrification will place an inordinate displacement pressure on
low-income households, especially for those living in the areas well served by transit.
State housing law requires an inventory and analysis of government-assisted dwelling units eligible for
conversion from lower income housing to market rate housing during the next ten years. Reasons for this
conversion may include expiration of subsidies, mortgage pre-payments or pay-offs, and concurrent
expiration of affordability restrictions. The California Housing Partnership (CHP) provides data on assisted
housing units and assesses the level of risk to converting to market rate. These data identify homes
without a known overlapping subsidy that would extend affordability beyond the indicated timeframe
and unless otherwise noted are not owned by a large/stable non-profit, mission-driven developer. In the
next 10 years, 178 units of affordable housing are at-risk of converting to market rate housing. Projects at
risk include Villa Azusa Senior Apartments (30 units) and Alosta Gardens (23 units). In addition, Azusa Park
Apartments (88 units) affordability covenants expired in 2020; however, the City has not received any
notifications from the property owner regarding conversion to market rate housing.
Fair Housing Issues
The 2018 AI provides a list of impediments that have been identified as contributing to fair housing issues
pertaining specifically to the Urban County and HACoLA’s service areas. The impediments and contributing
factors identified in the AI are in relation to the fair housing issues listed below:
• Segregation
• Racially or ethnically concentrated areas of poverty (R/ECAPs)
• Disparities in access to opportunity
• Disproportionate housing needs
• Discrimination or violations of civil rights laws or regulations related to housing
The prioritization of these contributing factors relates to the ability of the LACDA and HACoLA to address
the fair housing issues. A low priority does not diminish the importance of the factor in the Urban County
or HACoLA service areas but reflects the priority in addressing issues of fair housing.
The following specific impediments/contributing factor are included in the 2018 AI.4
• High Priority:
o Barriers to mobility
4 For more detail, please visit: https://wwwa.lacda.org/programs/community-development-block-grant/plans-and-
reports/assessment-of-fair-housing
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o Lack of affordable housing in a range of sizes
o Lack of sufficient accessible housing in a range of unit sizes
o Lack of sufficient publicly supported housing for persons with HIV/AIDS
o Land use and planning decisions restrict fair housing choice for persons with disabilities
and affordable housing in general
o Presence of lead poisoning exposure
o Significant disparities in the proportion of members of protected classes experiencing
substandard housing when compared to the total population
o Noise Pollution due to plane traffic from Los Angeles International Airport
o Poor land use and zoning situating sources of pollution and environmental hazards near
housing
o Lack of Information on Affordable Housing
o Increasing measures of segregation
o Discrimination in private rental and homes sales markets
o Public safety concerns
o Violent and drug related crime in public housing
o Minority and low-income communities experience higher rates of crime and violence
o Criminal activity in public housing facilities
o Juvenile crime activity
o Increase independence for the elderly or families with disabilities
o People with disabilities becoming homeless
o Lack of mental health services for school age children of public housing
o Illegal Dumping - Proximity to environmental hazards, especially in communities of color
o Lack of opportunities for residents to obtain housing in higher opportunity areas
o Lack of knowledge of Fair Housing, Section 504 and ADA laws
o Disconnect in matching people with disabilities with the right housing resources
o Discrimination in the private accessible rental markets
o Disparities in job readiness and educational achievement
o Enhance programs to help at-risk homeless population
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o Lack of resources and services for working families (e.g., helping find housing for
minorities)
• Moderate Priority:
o Food insecurity - Access to healthy and nutritious food options
o Location and access to local businesses, especially in economically depressed areas
o Access to Financial Services
o Lack of coordination with other Planning Processes and Programs to address contributing
factors
o Access to affordable internet
o Industries not in compliance with health regulations - Pollution in Neighborhoods
o Enhance adequacy of life skills (e.g., Housekeeping, healthy eating, financial
management)
o Availability of scholarships
o Access to affordable childcare
o Enhance place-based investments
o Facilitate Access to proficient schools
• Low Priority:
o Access to quality healthcare
o Enhance air quality within housing development sites
o Instances of absentee/bad landlords
o Access to transportation
The 2018 Analysis of Impediments included eight goals for the Urban County. Table H-4.19 lists these
goals, along with the corresponding impediment and fair housing issue.
Table H-4.19: County of Los Angeles: Analysis of Impediments to Fair Housing
Choice/Assessment of Fair Housing Fair Housing Goals, Issues, and Proposed
Achievements: Urban County
Fair Housing Goal
Impediments/ Contributing
Factors Fair Housing Issue
Enhance accessible facilities and
infrastructure for persons with
disabilities
Barriers to mobility Disparities in Access to Opportunity
Promote more affordable housing
for special needs populations
Lack of affordable housing in a
range of sizes
Segregation
Disparities in Access to Opportunity
Disproportionate Housing Needs
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Table H-4.19: County of Los Angeles: Analysis of Impediments to Fair Housing
Choice/Assessment of Fair Housing Fair Housing Goals, Issues, and Proposed
Achievements: Urban County
Fair Housing Goal
Impediments/ Contributing
Factors Fair Housing Issue
Enhance accessible housing and
supportive services to persons with
disabilities
Lack of sufficient accessible
housing in a range of unit sizes
Disparities in Access to Opportunity
Enhance accessible housing and
supportive services to persons with
disabilities (continued)
Barriers to mobility Segregation
Disparities in Access to Opportunity
Lack of sufficient publicly
supported housing for persons with
HIV/AIDS
Disparities in Access to Opportunity
Land use and planning decisions
restrict fair housing choice for
persons with disabilities and
affordable housing in general
Segregation
Disparities in Access to Opportunity
Disproportionate Housing Needs
Promote healthy communities
Presence of lead poisoning
exposure
R/ECAPs
Disparities in Access to Opportunity
Disproportionate Housing Need
There are significant disparities in
the proportion of members of
protected classes experiencing
substandard housing when
compared to the total population.
R/ECAPS
Disproportionate Housing Needs
Noise Pollution due to plane traffic
from Los Angeles International
Airport (LAX)
R/ECAPs and other areas near LAX
Disproportionate Housing Need
Poor land use and zoning situating
sources of pollution and
environmental hazards near
housing
R/ECAPs
Disparities in Access to Opportunity
Disproportionate Housing Needs
R/ECAPs
Disparities in Access to Opportunity
Disproportionate Housing Needs
Access to quality healthcare R/ECAPs
Disparities in Access to Opportunity
Disproportionate Housing Needs
Food insecurity
Access to healthy and nutritious
food options
R/ECAPs
Disparities in Access to Opportunity
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Table H-4.19: County of Los Angeles: Analysis of Impediments to Fair Housing
Choice/Assessment of Fair Housing Fair Housing Goals, Issues, and Proposed
Achievements: Urban County
Fair Housing Goal
Impediments/ Contributing
Factors Fair Housing Issue
Enhance and create viable
communities
Location and access to local
businesses, especially in
economically depressed areas
R/ECAPs
Disparities in Access to Opportunity
Lack of Information on Affordable
Housing
R/ECAPS
Segregation
Increasing measures of segregation Segregation
Promote understanding and
knowledge of fair housing and ADA
laws
Discrimination in private rental and
homes sales markets
Disparities in Access to Opportunity
Discrimination
Segregation
Lack of on-line fair housing
material to distribute information
Disparities in Access to Opportunity
Access to financial services Segregation
R/ECAPs
Disparities in Access to Opportunity
Disproportionate Housing Needs
Coordinate the AI with other
agencies’ plans and programs to
address contributing factors
Lack of coordination with other
Planning Processes and Programs
to address contributing factors
Segregation
R/ECAPs
Disparities in Access to Opportunity
Disproportionate Housing Needs
Promote lower rates of crime in
R/ECAP areas
Public safety concerns R/ECAPs
Enhance Limited English
Proficiency services in R/ECAP
areas
Lack of LEP services R/ECAPs
Disparities in Access to Opportunity
As part of the outreach efforts for the Azusa Housing Element, a housing survey was widely distributed
(see Appendix A). As part of the survey, participants were asked to rank the importance of current housing
challenges in Azusa. Participants responded that targeted efforts to address long-term inequities in the
housing market, including discrimination, was important; though it ranked fifth among eight priorities.
• Ranked 1: Ensure that children who grow up in Azusa can afford to live in Azusa on their own
• Ranked 2: Encourage the rehabilitation of existing housing in older neighborhoods
• Ranked 3: Support programs to help homeowners at risk of mortgage default to keep their homes,
including mortgage loan programs
• Ranked 4: Establish housing for households with special needs such as seniors, large families,
veterans, and/or persons with disabilities
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• Ranked 5: Targeted efforts to address long-term inequities in the housing market, including
discrimination in renting
• Ranked 6: Streamline the process for new housing construction
• Ranked 7: Focus new housing near commercial areas, creating "live/work" neighborhoods
• Ranked 8: Provide shelters and transitional housing for homeless families and individuals,
together along with services that help move people into permanent housing
Environmental and Infrastructure Constraints
Environmental and infrastructure constraints can hamper development of sufficient housing for all
economic segments. The following section discusses potential environmental and infrastructure
constraints to residential development in Azusa.
Environmental Constraints
Azusa is largely urbanized. Relatively natural vegetation communities and habitats for wildlife are limited
to the remaining undeveloped floodplain of the San Gabriel River and its tributaries. Six plant and animal
species in Azusa have been identified as federally endangered: the Quino checkerspot butterfly, the
southern steelhead trout, the unarmored threespine stickleback (fish), the Least Bell’s vireo (bird), the
Braunton’s milkvech (plant), and the slender-horned spineflower.5 The City’s topography is variable. The
elevation of land in Azusa ranges from about 2,080 feet at the north edge along the National Forest
boundary to about 475 feet at Arrow Highway and Vincent Avenue. The Vulcan gravel pit has elevations
below 350 feet but occupies only a very small area of the City near its southwestern edge. Although no
State-designated special studies zones for fault rupture hazard (so-called Earthquake Hazard Fault Zones)
exist within the City, previous geological studies have identified seven faults that may traverse the City:
the Sierra Madre Fault, Faults “C” and “D” within the Rosedale area, Upper Duarte Fault, Raymond Fault,
Whittier Fault, and Duarte Fault. In the event of significant seismic activity in Southern California, ground
shaking as the potential for substantial damage. The General Plan provides policies that protect people
and structures from earthquake faults, strong seismic ground shaking, and seismic-related ground failure,
including liquefaction and landslides.
Infrastructure Constraints
Infrastructure is considered critical to the maintenance and development of new housing. The ability of a
site and development to provide water facilities, sewerage facilities, streets, and sidewalks. The main
source of water is provided by ground water in the San Gabriel Groundwater Basin, a portion of which lies
directly underneath the City and distribution and maintenance is provided by the City. When ground water
is not sufficient to meet water demand, the City will then obtain water from the San Gabriel River. In
extreme conditions, water is purchased from the Metropolitan Water District of the San Gabriel Valley
Municipal Water District to meet demand when water from wells and the river cannot. The General Plan
contains policies and programs to minimize water consumption through site design, use of efficient
systems, and other techniques. Plan policies aim to reduce reliance on imported water and wastewater
5 City of Azusa General Plan EIR, 2003.
2021-2029 Housing Element
Azusa General Plan H4-52
discharges. The General Plan Environmental Impact report notes that existing water facilities are adequate
to serve the City of Azusa given anticipated growth.
The City of Azusa owns, operates, and maintains the local sewer lines that collect wastewater generated
in the City. The City prepared a Sewer Master Plan (2001) to analyze the existing and projected demand
and capacity of the City’s wastewater system to accommodate the anticipated growth in sewage and
wastewater per day, consistent with General Plan land use policy. The City does not treat the sewer flows
generated within its service area. According to the City ’s Sewer System Master Plan (2010), the
wastewater collected in the local sewer lines are connected to the Los Angeles County Sanitation District
(LACSD) trunk lines. The trunk sewer lines connect to the San Jose Creek Water Reclamation Plant and the
Joint Water Pollution Control Plant, which are overseen by the LACSD.
The provision and maintenance of infrastructure in a community enhances not only the character of the
neighborhoods, but also serves as an incentive to homeowners to routinely maintain the condition of their
homes. In the alternative, when public improvements are left to deteriorate or are overextended in use,
the neighborhoods in which they are located become neglected and show signs of deterioration. A
number of new streets were planned in the General Plan to complete missing links in the City ’s street
system and to fully develop the street system to allow access to all areas of the City. These have largely
been completed. Through creation of multi-use, density-rich developments, Azusa shows its desire to
minimize cost of infrastructure. Additionally, the General Plan contains policies to maintain and improve
existing public facilities, such as libraries, police stations, and fire stations to provide needed amenities
for residents.
2021-2029 Housing Element
H 5 -1 Azusa General Plan
Chapter 5
Chapter 1. HOUSING RESOURCES
This section analyzes the resources available for the development, rehabilitation, and preservation of
housing in Azusa. This includes an evaluation of the availability of land resources, the City’s ability to satisfy
its share of the region’s future housing needs, the financial resources available to support the provision
of affordable housing, as well as the administrative resources available to assist in implementing the City’s
housing programs.
Availability of Sites for Housing
A critical component of the Housing Element is the identification of sites for future housing development,
and evaluation of the ability of these sites to accommodate the City’s share of regional housing needs as
determined by the Southern California Association of Governments (SCAG). Azusa is a highly urbanized
community that has very little vacant, uncommitted land for new development. In Azusa, additional
residential growth will occur on properties with development capacity in the low, medium, and moderate
density residential zones, along the major corridors, and in areas close to the Metro Gold Line stations.
The following discussion summarizes the residential growth potential in each of these areas and concludes
with an assessment of how these sites can address the City’s share of regional housing needs.
Regional Housing Needs Allocation (RHNA)
California State law requires that each city and county has land zoned to accommodate its fair share of
regional housing need. To determine whether a jurisdiction has sufficient land to accommodate its share
of regional housing needs for all income groups, that jurisdiction must identify “adequate sites.” Under
State law (California Government Code §65583[c][1]), adequate sites are those with appropriate zoning
and development standards to facilitate and encourage the development of a variety of housing types
suitable for all income levels.
The share for the Southern California Association of Governments (SCAG) region is known as the Regional
Housing Needs Allocation, or RHNA. The sixth cycle RHNA for the SCAG region covers an 8.3-year planning
2021-2029 Housing Element
Azusa General Plan H 5 -2
period (June 30, 2021 – October 15, 2029) and is divided into four income categories: very low, low,
moderate, and above moderate. The California Department of Housing and Community Development
(HCD) determined that the projected housing need for the Southern California region (including the
counties of Los Angeles, Orange, Riverside, San Bernardino, Ventura, and Imperial) is 1.34 million new
housing units for this Housing Element planning period. SCAG allocated this projected growth to the
various cities and unincorporated county areas within the SCAG region, creating the RHNA. Azusa’s RHNA
for the 2021-2029 planning period is 2,651 housing units, with the units distributed among the four
income categories as shown in Table H-5.1. As illustrated in this chapter, Azusa has sufficient capacity
under existing land use policy to meet its 2021-2029 RHNA obligations.
Table H-5.1 Azusa RHNA
Income Group % of County MFI RHNA
(Housing Units)
Percentage
of Units
Very Low 0-50% 760 28.7%
Low 51-80% 368 13.9%
Moderate 81-120% 382 14.4%
Above Moderate 120% + 1,141 43.0%
Total 2,651 100%
Progress towards RHNA
Since the RHNA uses June 30, 2021 as the baseline for growth projections for the Housing Element
planning period of 2021 to 2029, jurisdictions may count units approved, proposed, or under construction
that are anticipated to be complete after June 30, 2021.
Proposed and approved residential development projects credited toward the 2021-2029 include a
variety of affordable and market rate projects. Many of these projects are concentrated within and around
the City’s transit-oriented districts and mixed-use areas, which provides a high level of opportunity for
access to services and transit. Combined, these approved and proposed projects can accommodate 448
units (Table H-5.2). The City has a remaining RHNA of 2,203 units to be addressed through ADU projections
and site identification.
Approved and Under Construction Projects
619 N. San Gabriel Avenue
This infill project (0.16 acres), under construction in spring
2021 in the TOD Specific Plan Downtown Expansion Zone,
will provide retail (888 square feet) and six residential
units. The project will feature a roof garden for residents
and Craftsman style. Situated along San Gabriel Avenue,
the project will enhance the pedestrian-oriented public
realm and contribute to revitalization of the Downtown. 619 N. San Gabriel Avenue
2021-2029 Housing Element
H 5 -3 Azusa General Plan
The Orchard (626 N. Azusa Avenue)
The Orchard, a four-story mixed-use project located at the
southeast corner of Azusa Avenue and Foothill Boulevard,
will complete construction in 2022. The property is zoned
Downtown District within the Azusa TOD Specific Plan and
includes approximately 31,500 square feet of commercial
space for theater, retail, and restaurant uses and
approximately and 163 apartment units, of which 3 units will
be live/work units. The project is designed with upper floor
setbacks and frontages and framing to emphasize the public
realm.
Proposed Projects
As of May 2021, the City is in the process of reviewing applications and preliminary plans for nearly 300
new units in Azusa (Table H-5.2).
Table H-5.2 Approved and Proposed Projects
Project Project Status
Extremely/
Very Low-
Income (0-
50% AMI)
Low-
Income
(50-
80%
AMI)
Moderate-
Income
(80-120%
AMI)
Above
Moderate-
Income
(+120%) Total
619 N. San Gabriel Avenue Under Construction -- -- -- 6 6
The Orchard Under Construction -- -- -- 163 163
820 N. Soldano Plan Check -- -- -- 6 6
300 W. Foothill Plan Check -- -- -- 7 7
The Citrus View Prelim Plan Review -- -- -- 102 102
573-577 E. Arrow Highway Plan Check -- -- -- 10 10
The Avenue (800 N. Azusa) Entitled -- -- -- 127 127
807 The Promenade Entitlement Phase -- -- -- 23 23
333 N. Azusa Avenue Entitlement Phase -- -- -- 4 4
Total -- -- -- 448 448
820 N. Soldano
The 820 N. Soldano proposed project of six townhomes will be developed on approximately 0.26 acres
(combining two lots) within the Transition District of the Azusa TOD Specific Plan. The residential units
range from two to four bedrooms with between 1,555 square feet and 1,854 square feet. The project is
undergoing plan check as of May 2021.
The Orchard
2021-2029 Housing Element
Azusa General Plan H 5 -4
300 W. Foothill
The proposed mixed-use project is located within the Route 66 District of the Azusa TOD Specific Plan.
Mixed-use developments are permitted by right in the Route 66 District with Design Review approval.
Tentative Tract Maps are subject to Subdivision Map Act requirements and require Planning Commission
approval. In addition to the subdivision of the individual residential and commercial units, two parcels will
be combined to result in a project with a 633 square-foot commercial building, 447 square-foot
community gym, and seven residential townhome units with three to four bedrooms each (four buildings
total).
The Citrus View (525 N. Azusa Avenue)
The Citrus View is a four-story project with 102
residential units, 4,600 square feet of retail and one
level of subterranean parking. The design of the project
will include a mixture of materials to be consistent with
the mix of materials on Azusa Avenue. All retail
frontage will be oriented toward Azusa Avenue to
encourage the connectivity of Downtown Azusa. This
project will replace the existing Post Office located on
the site.
573-577 E. Arrow Highway
This project, in plan check as of May 2021, is a 10-unit attached townhome development consisting of
four buildings with two-car garages for each unit. The proposed project will merge the two existing parcels
into one. Construction of townhomes are permitted by right in the CAH (Arrow Highway Corridor) zone
with Design Review approval. Tentative Tract Map applications, which are subject to Subdivision Map Act
requirements, require Planning Commission approval.
The Avenue (800 N. Azusa Avenue)
The proposed project, comprised of four parcels totaling 1.20 acres, is located within the Gold Line District
of the Azusa TOD Specific Plan. The project will include approximately 12,000 square feet of retail and
restaurant uses and 127 apartment units. As part of the project, the following entitlements were
approved: a Use Permit for alcohol sales, Minor Use Permits for extended hours and outdoor dining, and
a Tentative Tract Map for the subdivision of commercial/residential area along with a lot line adjustment
and parcel consolidation.
807 The Promenade
Located within the Monrovia Nursery Specific Plan, comply known as Rosedale, this project is currently in
the entitlement phase and proposes to revise existing land planning that would have included institutional
space and replace with 23 dwellings. This project also includes the development of a new public park.
The Citrus View
2021-2029 Housing Element
H 5 -5 Azusa General Plan
333 N. Azusa Avenue
This project is located within the Azusa Corridor zone and is in the entitlement phase (application under
review) as of May 2021. The project involves four residential units and 1,000 square feet of commercial
on a 0.16 acre lot.
Sites Inventory
The Housing Element Sites Inventory consists of accessory dwelling unit (ADU) projections and vacant and
underutilized sites in residential, mixed-use, and transit-oriented development district areas. Together,
these sites ensure that the remaining RHNA can adequately be accommodated during the planning period.
The sites have no identified constraints that would prevent development or reuse during the Housing
Element period. Table H-5.3 summarizes the sites inventory, which is graphically represented in Figure 1.
Table H-5.3: Sites to Meet the RHNA
Project
Extremely/
Very Low-
Income (0-
50% AMI)
Low-
Income
(50-80%
AMI)
Moderate-
Income
(80-120%
AMI)
Above
Moderate-
Income
(+120%) Total
Projected ADU construction 86 163 8 109 366
Vacant Residential Sites -- -- 2 32 34
Underutilized Residential Sites -- -- 82 30 112
Vacant Mixed-Use Sites -- -- 187 -- 187
Underutilized Mixed-Use Sites -- -- 530 -- 530
Azusa TOD Specific Plan Sites 1,051 273 -- 1,324
Religious Institution Sites 96 -- -- 96
Total 1,396 1,082 171 2,649
Notes: Estimated ADU production is credited toward the RHNA consistent with HCD guidelines and SCAG
affordability distribution assumptions (SCAG Regional Accessory Dwelling Unit Affordability Analysis, 2020)
Sites allowing the State-designated default density standard (at least 30 du/ac) are credited toward the lower
income RHNA. Small sites meeting the default density standard are credited toward the moderate- and above
moderate-income category, as are sites with lower densities.
ADU Projections
Since 2017, the Legislature has passed a series of new laws that significantly increase the potential for
development of new ADUs and Junior ADUs (JADUs) by removing development barriers, allowing ADUs
through ministerial permits, and requiring jurisdictions to include programs in their housing element that
incentivize their development. Interest in constructing ADUs is high in Azusa and continues to grow. In
2018, 15 applications were received; in 2019, 22 were received; and in 2020, 35 ADU applications were
received. This represents a 47 percent increase between 2018 and 2019, and a 59 percent increase
between 2019 and 2020. The City estimates that interest will continue to increase over the next few years
before leveling off. The City is predominately made up of single-family neighborhoods; as such there is
2021-2029 Housing Element
Azusa General Plan H 5 -6
ample capacity for additional ADUs. As of 2021, there were 5,583 parcels zoned for single-family housing,
totaling 1,024 acres. In addition, ADUs are permitted in multi-family developments and mixed-use
developments, which represent a significant share of the City’s land and include the Downtown area,
corridors, and transit-adjacent areas. In addition, the recent ADU activity may be somewhat depressed by
the COVD-19 pandemic and other events of 2020, and do not reflect the most recent ADU laws that went
into effect January 1, 2021 that streamline approvals for ADUs.
Assuming a conservative increase for 2021 of 25 percent (increases over the past two years were more
than double that), Azusa can realistically estimate the construction of 44 ADUs per year over the planning
period, for a total of 366 new units. The affordability assumptions for the ADUs are based on the Southern
California Association of Governments (SCAG) ADU affordability analysis for Los Angeles County II, which
has been pre-certified by HCD 1.
Density Assumptions and Cost of Housing in Azusa
State law has established “default densities” that are considered sufficient to provide market-based
incentives for the development of housing for lower-income households. For jurisdictions such as Azusa
that have a population greater than 25,000 and are located within a Metropolitan Statistical Area (MSA)
with a population of more than two million, the default density is 30 dwelling units per acre (or higher).
This default standard applies equally to communities with higher residential property values (such as Los
Angeles or Pasadena), and to communities where home prices, rents, and the cost of vacant land are
significantly below the regional average (such as Azusa).
The Azusa General Plan (adopted in 2004) identifies many areas in the city as appropriate for higher
density residential development and mixed-use development at a maximum density of 27 units per acre,
and the TOD Specific Plan does not restrict densities for individual properties. A discussion of density
assumptions and the affordability level of particular sites is included in the discussion below.
Vacant and Underutilized Residential Land
State law requires that jurisdictions demonstrate in the Housing Element that the land inventory is
adequate to accommodate that jurisdiction’s share of the region’s projected growth. Vacant,
uncommitted land in residential zones throughout the city was identified, totaling 4.18 acres. Assuming
site constraints and development standards may limit development, a conservative estimate of 80 percent
of maximum density was utilized for residential sites, resulting in an estimated capacity of 34 new dwelling
units on vacant residential lots (Table H-5.4).
1 SCAG estimates an affordability breakdown of ADUs in the Los Angeles County II subregion as follows: 15%
extremely low-income, 9% very low-income, 45% low-income, 2% moderate-income, and 30% above moderate-
income. 6th Cycle Housing Element Update Technical Assistance – ADU Affordability Analysis, August 27, 2020.
2021-2029 Housing Element
H 5 -7 Azusa General Plan
Table H-5.4: Vacant Residential Land Inventory
General Plan
Designation Zoning
Maximum
Density
Assumed
Density
Vacant
Acres
Potential
Dwelling
Units Affordability Level
Moderate
Density
Residential
MODR 27 du/acre 22 du/acre 0.08 2 Moderate
Medium Density
Residential MDR 15 du/acre 12 du/acre 1.09 13 Above Moderate
Low Density
Residential LDR 8 du/acre 6 du/acre 3.01 19 Above Moderate
Total 4.18 34
Note: Potential dwelling units do not reflect straight application of maximum density to vacant land. The number of potential dwelling units
in residential areas has been reduced by 20 percent as a conservative estimate.
In addition to vacant sites, up to 112 future housing units can be accommodated on underutilized
residential lots developed at less than the maximum permitted density (Table H-5.5). Given the scarcity
of developable land in Azusa and the continuing demand for housing in Los Angeles County, nearly all of
the recent residential construction in the city has involved infill development on underutilized properties.
The analysis of residential capacity on recyclable land included in this section includes underutilized
parcels in the low, medium, and moderate density residential zones. The parcels identified in the LDR (Low
Density Residential Zone) have nonconforming commercial or industrial uses and are large sites. Parcels
identified in the MDR (Medium Density Residential Zone) and MODR (Moderate Density Residential Zone)
are underutilized based on building age and are able to at least double the number of units on the site.
Table H-5.5: Underutilized Residential Land Inventory
General Plan
Designation Zoning
Maximum
Density
Assumed
Density
Vacant
Acres
Potential
Dwelling
Units Affordability Level
Moderate
Density
Residential
MODR 27 du/acre 22 du/acre 4.01 82 Moderate
Medium Density
Residential MDR 15 du/acre 12 du/acre 0.44 6 Above Moderate
Low Density
Residential LDR 8 du/acre 6 du/acre 3.85 24 Above Moderate
Total 8.30 112
Note: Potential dwelling units do not reflect straight application of maximum density to vacant land. The number of potential dwelling units
in residential areas has been reduced by 20 percent as a conservative estimate.
2021-2029 Housing Element
Azusa General Plan H 5 -8
Residential Zones - Density and Affordability Assumptions
The analysis of vacant land for residential sites utilized City Geographic Information System (GIS) data to
identify vacant parcels designated as one of the three General Plan residential land use
designations/Zoning subzones: Low Density Residential (LDR), Medium Density Residential (MDR), and
Moderate Density Residential (MODR). Underutilized sites were identified with the help of the City’s GIS
data. In order to calculate realistic potential units in residential areas, potential site constraints and
applicable development standards were considered.
Due to the predominantly built-out nature of Azusa, most development will occur as infill on underutilized
sites. In residential areas, these underutilized parcels generally are occupied by only one or two single-
family homes, parking lots, and nonconforming uses. Program H3-8 is included in the Housing Plan
requiring the replacement of units affordable to the same or lower income level as a condition of any
development on a nonvacant site consistent with those requirements set forth in Government Code
section 65915(c)(3). The identified sites in the LDR, MDR, and MODR zones are appropriate for
accommodating moderate and above-moderate income households and may also support lower income
housing. Sites in the LDR (maximum density of eight units per acre) and MDR (maximum density of 15
units per acre) zones are identified to meet the above moderate-income RHNA. Sites in the MODR
(maximum density of 27 units per acre) are identified to meet the moderate-income RHNA. Senior housing
is permitted with an MUP in MDR and MODR up to 40 units per acre. Program H3-3 is included in the
Housing Plan (Chapter 2) to remove the MUP requirement from senior housing in all zones. While most
development in residential zones occurs at or near maximum densities, to account for any potential
individual site constraints, a conservative estimate (80 percent) was applied to the maximum densities in
the MODR, MDR, and LDR zones when calculating realistic capacity.
The rental and ownership housing stock in Azusa is significantly more affordable (on average) than
surrounding Los Angeles County cities. Many cities in the region have a history of actively discouraging
the provision of multi-family or entry-level housing. As a result, Azusa has long been and remains one of
the most affordable cities in Los Angeles County for both renters and owners (48 percent of Azusa
households are renters). As noted in Chapter 3 (Needs Assessment), average rents are well below the fair
market rent for the region, and median home sale prices in Azusa are over $200,000 lower than the
median for Los Angeles County. Due to the significantly lower housing costs in Azusa relative to other Los
Angeles County communities, the City has determined that 27 units per acre is adequate to facilitate the
development of affordable housing for moderate-income households, and may likely also be appropriate
to facilitate the development of affordable housing for very low- or low-income households as well.
Recycling to higher-intensity uses is likely to occur in Azusa. Most development in Azusa occurs as infill
development and replaces less intense uses. The scarcity of land makes higher-density development most
cost effective in the Moderate Density Residential (MODR) areas. Even so, the City acknowledges that
small lot development in residential areas may be more difficult and thus has only identified properties
that have the potential for sufficient added capacity to make recycling of land economically feasible. For
all underutilized residential properties included in this sites inventory (with the exception of residential
projects that are currently proposed), realistic capacity was calculated to be at least twice the number of
existing housing units. The calculations presented in Tables H-5.4 and H-5.5 do not include potential
2021-2029 Housing Element
H 5 -9 Azusa General Plan
density bonus units. In addition, nearly all sites identified in the MODR zone offer opportunities for lot
consolidation, with multiple adjacent sites identified.
Vacant and Underutilized Mixed-Use Land
Nearly all of Azusa is developed; there is an extremely limited amount of vacant land within City limits.
However, the mixed-used zones, developed as part of the 2004 General Plan, have capacity to
accommodate additional residential growth. The General Plan recognizes the importance of and increased
vitality provided by mixed-use areas and permits mixed-use within the following planning areas:
Neighborhood Center, Edgewood District, Azusa Avenue Corridor, San Gabriel Avenue Corridor, South
Azusa Avenue Corridor, Arrow Highway Corridor, and Foothill Boulevard Corridor. These areas allow
residential development at up to 27 units per acre and are generally concentrated along major corridors.
These designations are intended to provide enhanced pedestrian activity and facilitate connections
between neighborhoods and districts. Neighborhood Centers are intended to provide a place for
neighbors to gather, and combine a mix of uses.
The potential for development of residential units in mixed-use areas is predicated on the interest from
developers and on the limited opportunities for higher-density development elsewhere in the immediate
surrounding areas. A survey of vacant land was conducted in areas that permit mixed-use development.
Vacant land allowing mixed-use development totals 8.95 acres, with a potential for 187 new dwelling units
(Table H-5.6).
Table H-5.6: Vacant Mixed-Use Sites
General Plan Designation Zoning
Maximum
Density
Assumed
Density
Vacant
Acres
Potential
Dwelling
Units
Affordability
Level
Commercial Mixed-Use Arrow Highway
Corridor 27 du/acre 22 du/acre 0.18 4 Moderate
Commercial Mixed-Use Azusa Avenue
Corridor 27 du/acre 22 du/acre 1.17 26 Moderate
Residential Mixed Use South Azusa
Avenue Corridor 27 du/acre 22 du/acre 4.0 80 Moderate
Commercial/Residential
Mixed Use District Edgewood District 27 du/acre 22 du/acre 0.33 7 Moderate
Commercial/Residential
Mixed Use District University District 27 du/acre 22 du/acre 1.4 30 Moderate
Neighborhood Center Neighborhood
Center 27 du/acre 22 du/acre 1.55 33 Moderate
Residential Mixed Use San Gabriel
Avenue Corridor 27 du/acre 22 du/acre 0.32 7 Moderate
Total 8.95 187
Note: Potential dwelling units do not reflect straight application of maximum density to vacant land. The number of potential
dwelling units has been reduced to 80 percent of maximum allowable units to reflect a conservative estimate.
2021-2029 Housing Element
Azusa General Plan H 5 -10
In addition to these vacant sites, there are also a number of underutilized properties along the major
corridors that allow mixed use. The sites chosen are significantly underutilized given their size and
location. The following criteria was used to further identify underutilized parcels in mixed-use zones:
• Improvement value is less than half of the land value
• Structure was built prior to 1990 (and therefore over 30 years of age)
• Potential for lot consolidation
• General characteristics such as declining uses, low existing Floor Area Ratio (FAR), etc.
• Location near recent mixed-use or residential development activities on properties exhibiting
similar characteristics
• Expressed interests from property owners or developers
A total of 24.57 acres of underutilized parcels in mixed-use zones were identified, with a potential to yield
530 new dwelling units (Table H-5.7).
Table H-5.7: Underutilized Mixed-Use Sites
General Plan Designation Zoning
Maximum
Density
Assumed
Density
Vacant
Acres
Potential
Dwelling
Units
Affordability
Level
Commercial Mixed-Use Arrow Highway
Corridor 27 du/acre 22 du/acre 8.79 192 Moderate
Commercial Mixed-Use Azusa Avenue
Corridor 27 du/acre 22 du/acre 2.67 54 Moderate
Residential Mixed Use
South Azusa
Avenue
Corridor
27 du/acre 22 du/acre 1.25 28
Moderate
Commercial/Residential
Mixed Use District
University
District 27 du/acre 22 du/acre 11.22 243 Moderate
Neighborhood Center Neighborhood
Center 27 du/acre 22 du/acre 0.16 3 Moderate
Residential Mixed Use
San Gabriel
Avenue
Corridor
27 du/acre 22 du/acre 0.48 10
Moderate
Total 24.57 530
Note: Potential dwelling units do not reflect straight application of maximum density to underutilized land. The number of
potential dwelling units has been reduced to 80 percent of maximum allowable units to reflect a conservative estimate.
Mixed-Use Zones - Density and Affordability Assumptions
Many areas within the city are identified for mixed-use development, including Districts (University and
Edgewood) and Corridors (Foothill Boulevard, Azusa Avenue, San Gabriel Avenue, South Azusa Avenue,
and Arrow Highway). Since the maximum allowable density is 27 du/acre for all of these zones, the sites
identified in the mixed-use areas are appropriate for accommodating moderate-income housing. Senior
housing is permitted at 40 units per acre in all Corridor zones. Several recent proposed projects are located
2021-2029 Housing Element
H 5 -11 Azusa General Plan
in mixed use zones, as shown in Table H-5.8, and have achieved density near the maximum density (or
exceeding it). The Gladstone Senior Village received a density bonus for provision of six low-income units,
thus reaching 49 units per acre (senior housing is permitted at 40 units per acre). The other two projects
consist largely of townhomes, which generally lend themselves to a lower density by design. Program H4-
4 is included in the Housing Element to allow stacked flats in all of these zones, allowing for an increase
in density through site design.
Many of the mixed-use designations in Azusa require a portion of the project to be a commercial use to
facilitate an active pedestrian environment at the ground floor of projects. Azusa’s mixed-use standards
include limited setback requirements and incentives for mixed-use that have resulted in approved housing
projects nearing maximum densities. Projects can also comply with the requirement for commercial
ground floor uses by including live/work units on the ground floor. For example, the proposed project at
333 N. Azusa will adapt an existing small commercial space into a live/work unit and add three townhomes
behind the former commercial space.
Even so, to be conservative, the Housing Element assumes development would realistically occur at 22
units per acre for housing in mixed-use zones, slightly less than the lowest density project currently in the
pipeline. This is equivalent to 80 percent of maximum capacity for mixed-use sites and will also account
for the possibility of commercial development or individual site constraints on unique parcels. Sites in the
mixed-use zones (maximum density of 27 units per acre and conservatively assumed realistic capacity of
22 units per acre) are identified to meet the moderate-income RHNA. Because there is a surplus of sites
to meet the moderate-income RHNA from these zones, a portion can be applied to the above moderate-
income category. It is likely that housing for lower income households could also be supported in these
zones, especially with the implementation of Housing Element Programs allowing for a streamlined
process for stacked flats and senior housing as by-right uses (Program H3-3 and Program H4-5).
Table H-5.8: Density of Proposed Projects in Mixed-Use Zones
Project Name Zoning Actual
Density Housing Type # of
units Status Affordability
Level
Gladstone Senior
Village
Edgewood
District 49 du/acre Apartments 60 Constructed
Above
Moderate
and 6 Low
573-577 E. Arrow
Highway CAH 23 du/acre Townhomes 10 Plan check Above
Moderate
333 N Azusa Ave CAZ 25 du/acre Townhomes
and Live/Work 4 Entitlement
Phase
Above
Moderate
Source: City of Azusa, 2021
2021-2029 Housing Element
Azusa General Plan H 5 -12
Vacant and Underutilized Transit-Oriented Development (TOD) District Land
The Azusa TOD Specific Plan, adopted in 2015 and amended in
2018, was initiated by the City to guide growth and development in
Downtown and near Metro L (Gold) Line Stations, encourage
economic revitalization, and create a lively center of activity. The
Specific Plan encompasses the area generally within 0.25 mile
radius of the two transit stations (APU/Citrus and Azusa
Downtown) for a total of 350 acres of land. The plan provides a
framework to establish a mix of uses in six unique districts, each
with specific development standards and design guidelines. Azusa’s
Downtown is envisioned as a vibrant urban center providing a wide
array of dining, working, living, shopping, entertainment, and
cultural opportunities all within a short walking distance. The
Specific Plan emphasizes the importance of mixed-use and
pedestrian-oriented development within the L (Gold) Line station
areas, to support both the character of the city and transit
ridership. The Specific Plan allows a wide range of housing types to
encourage ridership and economic growth.
As discussed in the Constraints Chapter, the development standards defined in the TOD Specific Plan do
not define minimum or maximum densities but rather rely on lot coverage and specific design standards
to guide the aesthetics of the area. Current development trends in the Specific Plan area show that a
range of medium to high residential density is feasible and realistic, appropriate to accommodate housing
for all income levels.
A survey of vacant and underutilized land reveals that the Specific Plan area has 21.92 acres of vacant and
underutilized land that could realistically yield 1,324 units. Table H-5.9 summarizes the capacity calculated
and affordability assumptions.
Table 5.9: Azusa TOD Specific Plan Sites
TOD Specific Plan Zone
Small Sites
Realistic
Capacity
Affordability
Level
Large Sites
Realistic
Capacity Affordability Level Total
Downtown District 58 Moderate 52 Very Low/Low 110
Gold Line District 25 Moderate 63 Very Low/Low 88
Route 66 District 150 Moderate 538 Very Low/Low 688
Downtown Expansion District 15 Moderate 101 Very Low/Low 116
Transition District 25 Moderate 272 Very Low/Low 297
Civic -- Moderate 25 Very Low/Low 25
Total 273 Moderate 1,051 Very Low/Low 1,324
Note: Potential dwelling units reflect average densities of recent development trends in the Specific Plan area; smaller sites at
52 du/ac and larger sites at 89 du/ac. The number of potential dwelling units has been reduced to 80 percent of maximum
allowable units to reflect a conservative estimate.
Site selection in the TOD Specific Plan area is based on both vacant and the underutilized nature of the
sites. This area, as the center of Azusa provides a high profile and the City is seeing increasing demand for
2021-2029 Housing Element
H 5 -13 Azusa General Plan
residential development, encouraged by the flexibility provided by the TOD Specific Plan. Key sites with
existing uses that are ripe for redevelopment typically contain older structures and are underutilized given
the development potential afforded by the Specific Plan development standards. Examples of existing
uses include small-scale commercial uses, car washes, and structures with large surface parking lots. Some
sites with existing residential uses provide the opportunity for significant capacity increases. The following
criteria was applied to identify underutilized within the TOD Specific Plan area:
• Improvement value is less than half of the land value
• Structure was built prior to 1990 (over 30 years of age)
• Potential for lot consolidation
• General characteristics such as declining or small-scale commercial uses, low existing Floor Area
Ratio (FAR), uses with large parking lots, etc.
• Location near recent mixed-use or residential development on properties exhibiting similar
characteristics
• Expressed interests from property owners or developers
Appendix B also provides more detail on the sites included in the inventory.
Azusa TOD Specific Plan - Density and Affordability Assumptions
Since the City adopted the Azusa TOD Specific Plan in 2015, the City has seen an incredible increase in
development interest in the Downtown and near the transit stations, including six of the 10 pending and
approved projects as of spring 2021. The estimated realistic capacity for sites in the Azusa TOD Specific
Plan area is based on allowed uses and recent development trends. Since the Specific Plan does not define
minimum or maximum densities, the site inventory analysis calculated the realistic capacity based on the
average density and acreage of the approved projects listed in Table H-5.10. There is variation in the
densities achieved for smaller projects and larger projects; the average densities for smaller sites are
generally lower than densities achieved on larger sites. Recent projects on large sites have an average
density of 89 du/acre and current proposed projects are seeking densities as high as 128 du/acre. Small
projects have an average density of 52 du/acre. To account for site-specific constraints, the Housing
Element assumes 80 percent of these averages as a realistic but conservative method for calculating the
capacity of identified sites. Due to the range in potential densities, the Specific Plan has the capacity to
accommodate a range of housing types for all income levels. Large sites (more than 0.5 acres) are
identified as most appropriate to accommodate lower-income housing. Sites smaller than one-half acre
are identified as suitable to accommodate moderate and above moderate-income households.
Table H-5.10: Projects in Azusa TOD Specific Plan Area
Project Name Zoning Acres
# of
units
Actual
Density
Housing
Type Status Affordability
Level
820 N. Soldano Transition 0.25 6 24
du/acre Townhome Plan Check Above
Moderate
The Orchard (626
N. Azusa) Downtown 2.24 163 73
du/acre Apartment Under
Construction
Above
Moderate
2021-2029 Housing Element
Azusa General Plan H 5 -14
Table H-5.10: Projects in Azusa TOD Specific Plan Area
Project Name Zoning Acres
# of
units
Actual
Density
Housing
Type Status Affordability
Level
619 N. San Gabriel
Ave
Downtown
Expansion 0.16 6 38
du/acre Apartment Under
Construction
Above
Moderate
300 W. Foothill
Blvd Route 66 0.34 7 21
du/acre Townhome Plan Check Above
Moderate
The Avenue (800 N.
Azusa) Gold Line 1.20 127 106
du/acre Apartment Entitled Above
Moderate
The Citrus View
(525 N. Azusa) Downtown 0.80 102
128
du/acre Apartment Prelim Plan
Review
Above
Moderate
Source: City of Azusa, 2021
Land Owned by Religious Institutions
Properties owned by faith-based organizations often have large, underutilized parking facilities. Recent
State legislation has made it easier for religious institutions to build housing on these sites. AB 1851 eases
parking requirements for a religious institution (or through partnership with a nonprofit developer) that
seeks to build affordable housing on land they own or lease. The law allows religious institutions to build
housing on underutilized parking lot areas and prohibits cities from requiring replacement of those
parking spaces. However, no more than half of the available on-site parking spaces can be requested to
be eliminated. The site inventory identifies several sites owned and operated by religious institutions
located in residential and mixed-use zones. The sites identified as suitable for infill housing accounts for a
total of 11.06 acres with a realistic capacity of 96 units (Table H-5.11).
Table H-5.11: Religious Institution Sites
General Plan Designation Zoning
Maximum
Density
Assumed
Density
Vacant
Acres
Potential
Dwelling
Units
Affordability
Level
Low Density
Residential LDR 8 du/acre 6 du/acre 2.91 8 Very Low
Medium Density
Residential MDR 15 du/acre 12 du/acre 1.28 8 Very Low
Moderate Density
Residential MODR 27 du/acre 22 du/acre 2.34 31 Very Low
Commercial Mixed Use CSA 27 du/acre 22 du/acre 4.39 47 Very Low
Residential Mixed Use CSG 27 du/acre 22 du/acre 0.14 2 Very Low
Total 11.06 96
Note: Potential dwelling units do not reflect straight application of maximum density to religious institutional land. The
number of potential dwelling units has been reduced to 80 percent of maximum allowable units to reflect a conservative
estimate and accounts for only 50% of a site’s parking area consistent with State law.
2021-2029 Housing Element
H 5 -15 Azusa General Plan
Land Owned by Places of Worship - Density and Affordability Assumptions
To calculate the realistic capacity of sites owned and operated by religious institutions, which might
support infill development on underutilized portions and parking lots, this Housing Element assumes that
housing could occur on half of existing parking lot areas and does not assume the acreage of the entire
site. In addition, to be conservative, development was then assumed at 80 percent of maximum allowable
density, based on the zone in which the site is located. Because places of worship are mission driven to
support the community and often provide their services free or at very low cost, sites within this category
are allocated to the very low- and low-income categories to meet the RHNA.
Small Sites and Lot Consolidation
The City acknowledges that small lot development may be more difficult and thus has only identified
properties to meet the lower income RHNA that have the potential for sufficient added capacity to make
recycling of land economically feasible. Due to the City’s historical subdivision patterns, the vast majority
of properties are less than half an acre in size, and many are much smaller. The properties less than half
an acre in size that are included in this inventory to meet the lower income RHNA have a realistic capacity
(80 percent of maximum density) yielding more than twice the number of existing housing units and have
realistic potential to consolidate with adjacent lots.
Many of the residential and mixed-use sites in the sites inventory are contiguous parcels and provide
opportunities for lot consolidation. Azusa has a record of approving projects that utilize lot consolidations
for comprehensive, high-quality projects. The City’s history of approvals over the years (Table H-5.12)
demonstrates that there is developer interest in consolidating parcels in the city, and that Azusa has few
constraints to lot consolidation associated with new projects.
Table H-5.12: Azusa Lot Consolidations
Project
Name/Address Zone Project Type
Total
Lots
Total Acreage
of Combined
Lots
Approval
Date
Block 36/
The Orchard
Downtown Town
Center (TOD SP)
163 units
31,500 sq. ft. commercial 17 2.24 acres 2008
900 N. Alameda
Ave.
NG1-Moderate
Density 14 units 4 0.64 2012
336-338 N.
Azusa Ave.
CAZ (Azusa Avenue
Corridor) 6 units 2 0.32 2013
201 N. Azusa
Ave. CAZ 6 units 2 0.25 2014
475 E. Arrow
Hwy
CAH (Arrow Highway
Corridor) 70 units 3 2.91 2015
803 N. Dalton
Ave. Gold Line District 30 units 4 1.72 2016
2021-2029 Housing Element
Azusa General Plan H 5 -16
Table H-5.12: Azusa Lot Consolidations
Project
Name/Address Zone Project Type
Total
Lots
Total Acreage
of Combined
Lots
Approval
Date
820 N. Soldano Transition District
(TOD SP) 7 units 2 0.26 2019
300 W. Foothill Route 66 District (TOD
SP)
8 units
733 sq. ft. commercial 2 0.34 2019
573-577 E.
Arrow Highway
Arrow Highway
Corridor 10 units 2 0.44 2018
The Avenue 800
N. Azusa
Gold Line District (TOD
SP)
127 units
12,000 sq. ft. commercial 4 1.2 acres 2018
Source: City of Azusa, 2021
AB 1397
Consistent with updated Housing Element law (Assembly Bill 1397) related to the suitability of small and
large sites, the lower-income sites inventory presented in this section is limited to sites of between 0.5
and 10 acres in size, as HCD has indicated these size parameters best accommodate lower-income
housing. In this inventory, several sites include multiple parcels that are less than one-half acre in size,
however when consolidated with adjacent parcels are more than 0.5 acres. Lot consolidation is common
in Azusa, and Program H3-9 is included to advertise lot consolidation incentives. Small sites (less than one-
half acre) are credited toward the moderate- and above-moderate income categories to account for a
potential variety of types, sizes, and amenity levels in future higher-density development projects.
AB 1397 also adds specific criteria for assessment of the realistic availability of non-vacant sites during the
planning period. If non-vacant sites accommodate half or more of the lower-income need, the Housing
Element must present “substantial evidence” that the existing use does not constitute an impediment for
additional residential use on the site. Due to the built-out nature of Azusa, most sites have existing uses.
Non-vacant sites included in the inventory have been chosen due to their location, existing uses, and
potential for intensification. To ensure that appropriate sites have been chosen, properties that show
recent investments or updates or that contain uses of local importance are not included, and clear criteria
were used to evaluate all sites within Azusa, as described above.
AB 1397 requires that vacant sites identified in the previous two Housing Elements and non-vacant sites
identified in the previous Housing Element only be deemed adequate to accommodate a portion of the
housing need for lower-income households if the site is zoned at residential densities consistent with the
default density established by HCD (30 units per acre) and the site allows residential use by right for
housing developments in which at least 20 percent of the units are affordable to lower-income
households. Certain sites were identified in previous Housing Elements within the area currently
addressed by the TOD Specific Plan. Per HCD guidance, these sites are identified as new sites and not
subject to AB 1397 because the zoning and development potential was significantly revised by the new
zoning associated with the Specific Plan.
2021-2029 Housing Element
H 5 -17 Azusa General Plan
Two sites have parcels that are subject to AB 1397; these are identified in the sites inventory table in
Appendix B. These parcels both contain existing churches that have capacity on underutilized parking lots
for the construction of affordable housing. Programs H3-3 and H4-5 to remove Minor Use Permit
requirements for senior housing and to allow stacked flats as a by-right use will meet the AB 1397
provision that requires housing developments with at least 20 percent of the units reserved for lower
income households to be allowed by right. However, these sites are zoned to allow 27 units per acre,
slightly less than the default density (30 units per acre). Program H3-9 is included in the Housing Element
to revise the Development Code to allow development on church sites at the default density.
Non-vacant sites identified in the previous Housing Element and vacant sites identified in the previous
two Housing Elements but credited toward the moderate-or above moderate-income RHNA in the current
Housing Element are not subject to the provisions of AB 1397 since they are not intended to meet the
lower-income RHNA.
No Net Loss Provision
Government Code Section 65863 stipulates that a jurisdiction must ensure that its Housing Element
inventory can accommodate its share of the RHNA by income level throughout the planning period. If a
jurisdiction approves a housing project at a lower density or with fewer units by income category than
identified in the Housing Element, it must quantify at the time of approval the remaining unmet housing
need at each income level and determine whether there is sufficient capacity to meet that need. If not,
the city must “identify and make available” additional adequate sites to accommodate the jurisdiction’s
share of housing need by income level within 180 days of approving the reduced-density project. Program
H3-7 is included in the Housing Element to set up a process for compliance.
Comparison of Sites Inventory and RHNA
Combined, the opportunity sites identified have the potential to accommodate 3,097 residential units. As
Table H-5.13 indicates, these sites and the densities allowed will provide opportunities to achieve
remaining RHNA goals for all income categories as well as provide surplus of 446 units, which help support
no net loss provisions consistent with State law.
The opportunity areas identified involve sites that can realistically be redeveloped with residential units
during the planning period. These areas are considered highly likely to experience recycling for two key
reasons: 1) the high demand for more affordable housing throughout Los Angeles County, and 2) the
availability of underutilized land in areas recently designated for mixed-use, with the potential for high-
density residential development. The sites chosen are significantly underutilized given their size and
location. As market forces continue to push toward higher densities, recycling of underutilized land is
expected to occur at an increasing rate. If the trend continues, the City can anticipate increased recycling
of land, particularly in higher-density areas where economies of scale can be realized.
2021-2029 Housing Element
Azusa General Plan H 5 -18
Table H-5.13: Comparison of Sites, Pipeline Projects, and RNHA
Project
Extremely/
Very Low-
Income (0-
50% AMI)
Low-
Income
(50-80%
AMI)
Moderate-
Income
(80-120%
AMI)
Above
Moderate-
Income
(+120%) Total
2021-2029 RHNA 760 368 382 1,141 2,651
Approved and Proposed Projects -- -- -- 448 448
Projected ADU construction 86 163 8 109 366
Vacant Residential Sites -- -- 2 32 34
Underutilized Residential Sites -- -- 82 30 112
Vacant Mixed-Use Sites -- -- 187 -- 187
Underutilized Mixed-Use Sites -- -- 530 -- 530
Azusa TOD Specific Plan Sites 1,051 273 -- 1,324
Religious Institution Sites 96 -- -- 96
Total 1,396 1,082 619 3,097
Surplus RHNA Sites 268 700 (522) 446
2021-2029 Housing Element
H 5 -19 Azusa General Plan
2021-2029 Housing Element
Azusa General Plan H 5 -20
Consistency with Affirmatively Furthering Fair Housing (AFFH)
State law requires that for housing elements due on or after January 1, 2021, sites must be identified
throughout the community in a manner that affirmatively furthers fair housing opportunities
(Government Code Section 65583(c)(10)). Affirmatively furthering fair housing means taking meaningful
actions that address significant disparities in housing needs and in access to opportunity. For purposes of
the Housing Element sites inventory, this means that sites identified to accommodate the lower-income
need are not concentrated in low-resourced areas (for example, with a lack of access to high performing
schools, proximity to jobs, location disproportionately exposed to pollution or other health impacts) or
areas of segregation and concentrations of poverty.
HCD and the California Tax Credit Allocation Committee (TCAC) coordinated efforts to produce
opportunity maps that evaluate specific economic, environmental, and educational characteristics that
have been shown by research to support positive economic, educational, and health outcomes for low-
income families. Figure 2 shows the TCAC opportunity areas in Azusa, ranging from low to high resources,
with a majority of the city categorized as moderate resource.
Racially or ethnically concentrated areas of poverty (R/ECAPs) are HUD-designated Census tracts with
relatively high concentrations of non-white residents living in poverty. There are no R/ECAPs within Azusa.
The distribution of identified sites improves fair housing and equal opportunity conditions in Azusa
because sites are mostly distributed in moderate resources areas. This is positive, considering that these
represent locations where new higher-density housing can be provided and residents will have access to
good schools, diverse jobs, and distant from industrial uses—and not concentrated in existing low poverty
areas.
A thorough AFFH analysis based on the City’s most current Analysis of Impediments to Fair Housing Choice
is included in the Housing Constraints section of this Housing Element.
Infrastructure Capacity
The sites inventoried in this Housing Element all lie within urban areas well served by street and utility
infrastructure. The City operates its own street, water, wastewater, and storm drain systems, prepares
master plans to ensure infrastructure improvements are planned and funded to meet growth needs, and
works with Los Angeles County Sanitation Districts, independent water agencies that serve small portions
of the City, and Los Angeles County Flood Control to ensure cooperative use of the shared systems. Aside
from the non-governmental and governmental constraints discussed in Chapter 4 (Constraints), no
additional constraints would impede the development of new housing units in the future on the identified
sites.
Azusa is fully developed, and full urban-level services are available to each site in the inventory.
Specifically, water and sewer service are available for all the sites included in the inventory. To ensure
that infrastructure needs of specific projects are addressed, the City requires that project applications for
new development be reviewed for adequate infrastructure. Applications are evaluated on a case-by-case
basis to ensure the capacity exists to service new developments.
2021-2029 Housing Element
H 5 -21 Azusa General Plan
2021-2029 Housing Element
Azusa General Plan H 5 -22
Administrative Resources
The City of Azusa Economic and Community Development Department
The Economic and Community Development Department promotes and maintains livable communities.
This involves, planning for the future, building and maintaining strong neighborhoods, ensuring high
quality development, encouraging business redevelopment, preserving our past and environment, and
ensuring a high quality of life. To achieve these objectives, the Economic and Community Development
Department offers a wide range of services in the Building, Business Licensing, Community Improvement,
and Planning divisions.
Agencies with administrative capacity to implement programs contained in the Housing Element include
the City of Azusa and local and regional non-profit private developers. The Planning Division within the
Economic and Community Development Department takes the lead to implement Housing Element
programs and policies. The Division is responsible for implementing the General Plan by ensuring that
development projects are consistent with the General Plan, the Development Code, and State codes. The
City also invites non-profit developers to expand affordable housing options in the City.
Financial Resources
The City has access to a variety of funding sources for affordable housing development and preservation
of affordable units at risk of converting to market rate housing. Funding is obtained from federal, state,
and local sources. The key housing financial resources currently utilized are summarized below. Due to
both the high cost of developing and preserving housing, and limitations on both the amount and uses of
funds, layering of funding sources may be required for affordable housing programs and projects.
Community Development Block Grant (CDBG)
The City participates under the Los Angeles Urban County Community Development Block Grant (CDBG)
program. The CDBG program is flexible in that funds can be used for a range of community development
activities primarily benefitting lower-income households. The eligible activities include, but are not limited
to: acquisition and/or disposition of real estate or property, public facilities and improvements, relocation,
rehabilitation and construction (under certain limitations) of housing, homeownership assistance, and
clearance activities. For the 2020-2021 Program Year, the City will receive nearly $417,819 in CDBG funds.
Other Resources
A variety of funding resources including but not limited to those listed below are resources available to
help Azusa to maximize the effectiveness of available funds.
State Resources
• State Low-Income Housing Tax Credit Program
• Building Equity and Growth in Neighborhoods Program (BEGIN)
• CalHome Program
• Multifamily Housing Program (MHP)
• Housing Related Parks Grant
• CalHFA Single and Multi-Family Program
2021-2029 Housing Element
H 5 -23 Azusa General Plan
• Mental Health Service Act (MHSA) Funding
Local Resources
• Los Angeles County Continuum of Care (CoC)
• Housing Authority of County of Los Angeles County (HACoLA)
• Southern California Home Financing Authority (SCHFA)
Private Resources
• Federal Home Loan Bank Affordable Housing Program (AHP)
• Community Reinvestment Act Programs
• United Way Funding
• Private Contributions
The City has also received funding from the State of California Local Early Action Planning Grant Program
(LEAP) for planning activities that accelerate housing production. LEAP provides one-time grant funding
to cities and counties to update their planning documents and implement process improvements that will
facilitate the acceleration of housing production and help local governments prepare for their sixth cycle
housing elements. The City of Azusa also received an SB 2 grant from the State of California to fund a City
Hall-West Wing remodel, transforming the Economic & Community Development Department into one-
stop “Permit Center” to allow for a more streamlined submittal and application review process.
Additionally, the SB 2 grant has funded a new Land Management System software to allow for permit
tracking and streamlining, including coordination with agencies such as Azusa Water and Light.
Several resources from the County of Los Angeles are available to the Azusa community. The federally
funded Housing Choice Voucher program (formerly Section 8) is overseen by the Los Angeles County
Development Authority (LACDA) and provides rental assistance payments to owners of private market
rate units on behalf of low-income tenants. LACDA also oversees the First Home Mortgage Program, which
is open to all Los Angeles County residents (outside of the City of Los Angeles). The Mortgage Credit
Certificate (MCC) program provides federal tax credit for low- and moderate- income homebuyers who
have not owned a home in the past three years. Allocation for MCC is provided by the State and
administered by the County of Los Angeles.
2021-2029 Housing Element
Azusa General Plan H 5 -24
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2021-2029 Housing Element
H 6 -1 Azusa General Plan
Chapter 6
HOUSING ELEMENT PROGRAM
ACCOMPLISHMENTS
This chapter analyzes program performance for the City of
Azusa’s 2014-2021 Housing Element programs. State law
(California Government Code Section 65588[a]) requires
each jurisdiction to review its Housing Element as
frequently as appropriate and evaluate:
• The appropriateness of the housing goals,
objectives, and policies in contributing to the
attainment of the state housing goals
• The effectiveness of the Housing Element in
attainment of the community’s housing goals and objectives
• Progress in implementation of the Housing Element
This evaluation provides critical information on the extent to which programs have achieved stated
objectives and whether these programs continue to be relevant to addressing current and future
housing needs in Azusa. The evaluation provides the basis for recommended modifications to policies
and programs and the establishment of new housing objectives.
The Department of Housing and Community Development determined that the Azusa 2014-2021
Housing Element was in full compliance with State law. Following adoption in 2014, the City was tasked
with following through on the commitments made in the 19 housing programs. Following the evaluation
table, the quantified objective performance is summarized.
2021-2029 Housing Element
Azusa General Plan H 6 - 2
Table H-6.1: 2014-2021 Program Accomplishments
2014-2021 Housing Element Program Progress and Continued Appropriateness
PROGRAM 1. SINGLE-FAMILY REHABILITATION
PROGRAMS
• Provide one grant or loan annually, to assist a
total of eight households during the 2014-
2021 planning cycle. Continue to allocate
CDBG and HOME funds for this program.
• Continue to permit funding from the single-
family rehabilitation programs to be used
towards room additions to alleviate
overcrowded conditions.
• Promote energy efficiency improvements to
households participating in rehabilitation
programs.
• Continue to promote the program on the
City’s website and through placement of
brochures in public locations and at
community events.
The City provided 91 grants since 2014. Grants of a
maximum amount of $12,000 are used to rehabilitate
the existing living space to make the house habitable.
Currently, the maximum amount does not support room
additions. The City also incorporates energy efficient
items into the scope of work when possible. The
program is advertised through 1) word of mouth, 2) the
Azusa website and social media, and 3) advertised in the
water bill annually.
Continued Appropriateness:
Grants to maintain existing housing and the promotion
of energy efficiency improvements are important goals
for the City. This program is continued in the Housing
Element.
PROGRAM 2. MULTI-FAMILY HOUSING
ACQUISITION AND REHABILITATION PROGRAM
• Facilitate the acquisition and rehabilitation/
redevelopment of substandard rental
properties by qualified developers through
the coordination of funding sources and
interested parties.
With the end of Redevelopment in California, Low and
Moderate Income Housing Funds are no longer being
collected and the City’s ability to support multi-family
acquisition and rehabilitation has been significantly
curtailed.
Continued Appropriateness:
Preservation of multi-family dwelling units is an
important goal for the City; however, a funding source
does not currently exist. This program is consolidated
with the Rental Housing Inspection Program in the 2021
Housing Element. The program includes strategies to
coordinate with LACDA and other multi-family property
owners to advise on any necessary improvements and to
support funding opportunities initiated by these entities.
PROGRAM 3. RENTAL HOUSING INSPECTION
PROGRAM
• Continue to administer the rental inspection
program to ensure properties remain safe
and well maintained, preserving existing
affordable housing in the City.
Since 1989, Azusa has required annual inspections of all
rental housing in the City. This program ensures
compliance with state and local laws involving property
maintenance and prevents units from falling into
substandard conditions. The program is continued in the
2021 Housing Element.
PROGRAM 4. NEIGHBORHOOD IMPROVEMENT
ZONE PROGRAM
• Pursue additional funding sources to fund
neighborhood-specific improvement projects,
Using Community Development Block Grant funds, the
City annually performs infrastructure improvements
within eligible low and moderate income census tracts
including Americans’ with Disability Act (ADA)-compliant
2021-2029 Housing Element
H 6 -3 Azusa General Plan
Table H-6.1: 2014-2021 Program Accomplishments
2014-2021 Housing Element Program Progress and Continued Appropriateness
identify target neighborhoods, and involve
residents to identify and implement needed
improvements.
installation of curb ramps that improve mobility and
enhance paths of travel for disabled and senior adults.
In 2019, CDBG funds supported ADA-accessibility
improvements at the Azusa Main Library; converting the
existing restroom facilities to multi-use ADA accessible
Men’s and Women’s restrooms.
Continued Appropriateness:
Upholding and improving the quality of life within the
community is critical to the livability of residents. This
program will remain in the 2021 Housing Element.
PROGRAM 5. PRESERVATION OF AT-RISK RENTAL
HOUSING
• Monitor the status of the 323 affordable
housing units that are at risk of converting to
market rate.
• Work with owners and property managers to
discuss preservation options of affordable
housing units at risk of converting to market
rate.
• Monitor Section 8 legislation and provide
technical assistance to property owners as
necessary.
• Inform non-profit housing organizations of
opportunities to acquire and continue
affordability of at-risk units.
• Hold public hearings upon receipt of any
Notice of Intent to Sell or Notice of Intent to
Convert to Market Rate Housing, pursuant to
Section 65836,10 of the Government Code
and provide tenant education on housing
rights.
• Inform residents in units that are converting
to market rents of affordable housing
programs available in the City, including
Section 8 and other affordable housing
developments.
Azusa Apartments, Alosta Gardens, Azusa Park
Apartments, Pacific Glen/Crestview Apartments, and
Villas Azusa Senior Apartments were at risk of converting
to market rate. Deed restrictions expired for Azusa Park
Apartments in 2020. Alosta Gardens deed restrictions
expire in 2024. Both of these developments have
reestablished affordability covenants over the years.
Azusa Apartments received LIHTC funding and is
preserved as affordable to 2068.
Continued Appropriateness:
An updated version of this program is included in the
updated Housing Element, as preservation of affordable
housing remains an important goal for the City.
PROGRAM 6. FIRST-TIME HOMEBUYER PROGRAM
• As funding becomes available, provide
homeownership opportunities to residents
through down payment assistance loans.
After the dissolution of the City’s Redevelopment
Agency, the City did not offer any funds for first-time
homebuyer loans. Inquiries are now referred to LA
County or State and Federal programs.
2021-2029 Housing Element
Azusa General Plan H 6 - 4
Table H-6.1: 2014-2021 Program Accomplishments
2014-2021 Housing Element Program Progress and Continued Appropriateness
• As funding becomes available, advertise
homebuyer assistance opportunities through
brochures available at City Hall and/or
information on the City’s website.
• Continue to participate in the regional MCC
program, and provide information to
interested residents at City Hall and on the
City’s website.
• Continue to provide information on the Los
Angeles County HOP program, ICLFA Access,
and NHF Gold programs to interested
residents.
Continued Appropriateness:
Due to the limited resources available, this program has
been adjusted for the 2021-2029 Housing Element to
refer to available resources countywide.
PROGRAM 7. AFFORDABLE HOUSING FUNDING
SOURCES
• Provide, on a case-by-case basis,
development assistance through regulatory
incentives and technical assistance as a
means to reduce overall development cost,
thereby facilitating construction of lower-
income housing.
• As federal funding permits, continue issuing
loans and grants as part of the Residential
Rehabilitation Program (see Program 1) as a
means to reducing overcrowding, maintaining
a high-quality housing stock, and assisting
lower-income households and property
owners in maintaining affordable housing
units.
• Actively pursue State, federal, and private
funding sources as a means of leveraging local
funds and maximizing assistance.
The City provides a Preliminary Plan Review (PPR)
process as a form of technical assistance for applicants.
Density bonus options and the TOD Specific Plan allow
for more density and less parking requirements in
certain areas, providing viable regulatory incentives.
The City received a LEAP grant to support the 2021
Housing Element effort, which will address existing
constraints to housing development and identify
strategies to support housing development.
Additionally, the City has made efforts to streamline the
submittal and application review process and
implemented a new Land Management System software
to allow for permit tracking and streamlining (funded
with an SB 2 grant).
Continued Appropriateness:
Funding and technical assistance are important tools for
facilitating development of affordable housing. This
program is continued in the updated Housing Element.
PROGRAM 8. SECTION 8 HOUSING CHOICE
VOUCHER PROGRAM
• Support the County’s efforts to maintain, and
possibly to increase, the current number of
Housing Choice Vouchers, and direct eligible
households to the program.
• Provide information on the Housing Choice
Voucher Program to interested multi-family
As of 2019, there were a total of 242 residents in Azusa
that received a Housing Choice Voucher. Another 20
residents received housing assistance through a non-
Housing Choice Voucher program.
Continued Appropriateness:
Rental assistance remains a critical form of housing
assistance for lower-income households, as well as
2021-2029 Housing Element
H 6 -5 Azusa General Plan
Table H-6.1: 2014-2021 Program Accomplishments
2014-2021 Housing Element Program Progress and Continued Appropriateness
property owners and managers. seniors. This program is continued in the updated
Housing Element.
PROGRAM 9. ENSURE ADEQUATE SITES TO
ACCOMMODATE REGIONAL FAIR SHARE OF
HOUSING GROWTH
• Continue to provide appropriate land use
designations and maintain an inventory of
suitable sites for residential development.
• Make the vacant and underutilized residential
sites inventory available to non-profit and for-
profit housing developers on the City’s
website.
The City continued to provide adequate sites to
accommodate the RHNA throughout the planning
period. In addition, in 2015, the City adopted the Azusa
TOD Specific Plan, a form-based specific plan with no
limit on site-specific densities within the TOD areas. The
2014-2021 Housing Element, including the sites
inventory, is available on the City’s website.
Continued Appropriateness:
The maintenance of adequate sites is an important goal
for the City. This program will be continued and modified
to include objectives pertaining to tracking to ensure no
net loss of sites during the planning period.
PROGRAM 10. MIXED-USE SITES
• Continue to facilitate the construction of
residences in mixed-use developments.
• Continue to monitor development interest,
inquiries and, progress towards mixed-use
development. Periodically re-evaluate
approach and progress.
• Continue to provide incentives for
consolidation of parcels in mixed-use areas,
including rounding up when calculating
allowable units. Provide technical assistance
with consolidation of parcels. Technical
assistance includes land development
counseling by Economic and Community
Development staff.
During the planning period, the City continued to
facilitate the construction of residences in mixed-use
developments, which was bolstered by the adoption of
the Azusa TOD Specific Plan (which provides additional
incentives, including no limitations to onsite density).
Two mixed use projects (The Orchard, with 163 units and
over 30,000 square feet of retail, and 619 N. San Gabriel,
with six units and 888 square feet of retail) are under
construction. Four other mixed-use projects are entitled,
in plan check, or in preliminary plan review in 2021.
Continued Appropriateness:
Mixed-use sites remain a key approach to meeting the
City’s housing needs. This program will be modified to
reflect incentives, the Azusa TOD Specific Plan, updated
procedures, and continued in the updated Housing
Element.
PROGRAM 11. SENIOR HOUSING
• Continue to provide appropriate standards to
encourage development of senior housing to
meet the needs of the City’s growing senior
population.
The City continues to encourage new housing and senior
housing in the community. In 2020, Gladstone Senior
Villas was constructed, offering 60 senior housing
apartments on 1.23 acres. Six units are reserved for low-
income seniors.
Continued Appropriateness:
Ensuring that the senior population have safe, high-
quality, and affordable housing options is a central goal
2021-2029 Housing Element
Azusa General Plan H 6 - 6
Table H-6.1: 2014-2021 Program Accomplishments
2014-2021 Housing Element Program Progress and Continued Appropriateness
to the Housing Element. This program will remain in the
2021 Housing Element, and updated to reference the
removal of an MUP requirement, to further encourage
this type of housing in Azusa.
PROGRAM 12. ALTERNATIVE HOUSING MODELS
• Facilitate the development of alternative
housing models suited to the community
housing needs through the provision of
flexible zoning regulations.
• Promote alternative housing models during
discussions with developers.
• Actively promote outside funding
opportunities and regulatory incentives such
as density bonuses to offset the costs of
providing affordable units.
The City continues to support alternative housing
models and has received multiple inquires around the
construction of tiny homes and modular models.
However, none of these projects has yet come to
fruition. In 2016, an assisted living facility for a
residential elderly care facility was developed.
Continued Appropriateness:
Ensuring high quality housing stock to meet varying
ranges of affordability is a key approach to implementing
the Housing Element programs. This program will remain
in the 2021 Housing Element.
PROGRAM 13. DENSITY BONUS/DEVELOPMENT
INCENTIVES
• Continue to comply with State law for density
bonuses as a means to facilitate affordable
housing development.
• Continue to allow waivers of covered parking
requirements for affordable housing units,
consistent with existing Development Code
Section 88.36.080.
The City continues to provide Density Bonuses per State
law. The most recent Density Bonus Ordinance was
updated in 2011. Gladstone Senior Villas is the most
recent development that has sought a density bonus
through the provision.
Continued Appropriateness:
To ensure compliance with State law and provide
flexibility for developers, this program will remain, and
be updated to include an action item to update the City’s
density bonus ordinance to be consistent with State law.
PROGRAM 14. EXTREMELY LOW-INCOME AND
SPECIAL NEEDS HOUSING
• Continue to facilitate housing opportunities
for extremely low-income persons by allowing
emergency shelters as a permitted use
(without a permit) in the West End Industrial
District, subject to those conditions and
standards consistent with State law. Subject
emergency shelters to the same development
standards as other similar uses within the
West End Industrial District, except for those
provisions permitted by State Law and
included in the Development Code for
emergency shelters.
• Continue to allow the establishment of
transitional and supportive housing
The City continues to allow emergency shelters in the
West End Industrial District by right, and allows SROs in
certain zones. No applications for these types of housing
have been received during the planning period.
Continued Appropriateness:
Ensuring adequate housing availability for extremely
low-income and special needs demographic is a goal for
the City. This program will be continued in the updated
Housing Element and updated to include new State law
requirements to allow Low Barrier Navigation Centers by
right in certain zones.
2021-2029 Housing Element
H 6 -7 Azusa General Plan
Table H-6.1: 2014-2021 Program Accomplishments
2014-2021 Housing Element Program Progress and Continued Appropriateness
development and single-room occupancy
developments (SRO). Consistent with State
law, transitional housing and supportive
housing shall be considered a residential use
of property, and shall be subject only to those
restrictions that apply to other residential
dwellings of the same type in the same zone.
• Prioritize projects that include housing for
extremely low-income households in the
development application review process.
• Seek State and federal funding for low-
income housing construction and
rehabilitation, especially for the development
of housing affordable to extremely low-
income households.
PROGRAM 15. WATER AND SEWER SERVICE
PROVIDERS
• Immediately following adoption, deliver the
2014-2021 Azusa Housing Element to all
providers of sewer and water service within
the City of Azusa.
The City provided the Housing Element to water and
sewer service providers upon adoption.
Continued Appropriateness:
This remains a requirement of Housing Element law and
will remain in the updated Housing Element.
PROGRAM 16. OUTREACH PLAN
• Implement an outreach plan to establish
outreach protocol for housing-related issues,
such as Housing Element updates. Reach out
to the community regarding housing topics in
general, as well as with regard to specific new
developments.
The City developed a comprehensive outreach plan to
engage the community in the 2021 Housing Element
update, centered on three tenants: Engage, Educate, and
Inform. Outreach included a widely distributed survey,
virtual community meetings held in English, Spanish, and
Mandarin, advisory community meetings, and working
sessions with the Planning Commission and City Council.
In addition, the City developed an informational video to
educate about housing needs and the update process.
These outreach avenues are intended to develop the
foundation for additional engagement and ongoing
planning discussions in the community. Meetings,
surveys, and flyers were provided in English, Spanish,
and Mandarin.
Continued Appropriateness:
Outreach with the community remains a key goal for the
City. This program will be modified to address ongoing
and upcoming long-range planning discussions and
continued in the updated Housing Element.
2021-2029 Housing Element
Azusa General Plan H 6 - 8
Table H-6.1: 2014-2021 Program Accomplishments
2014-2021 Housing Element Program Progress and Continued Appropriateness
PROGRAM 17. RESIDENTIAL DENSITIES ON
IDENTIFIED SITES
• As part of the Preliminary Plan and Design
Review processes, continue to evaluate new
projects for consistency with General Plan
objectives as they relate to housing and the
RHNA obligations.
As part of Preliminary Plan and Design Review, staff
evaluates projects against zoning and General Plan
requirements.
Continued Appropriateness:
State law requires that Housing Element sites remain
available throughout the planning period. The City will
continue to track development progress, housing
element sites, and ensure no net loss in the availability
of units to meet the RHNA. This program is continued
and will be modified to include a tracking mechanism for
the City in the updated Housing Element.
PROGRAM 18. FAIR HOUSING PROGRAM
• Continue to assist households through the
Housing Rights Center, providing fair housing
services and educational programs
concerning fair housing issues. Refer fair
housing complaints to the Housing Rights
Center and continue to provide funding
support.
• Continue to promote fair housing practices,
including advertisement on the City’s website,
and provide educational information on fair
housing to the public.
• Continue to comply with all State and federal
fair housing requirements when
implementing housing programs or delivering
housing-related services.
The Housing Rights Center (HRC) provides free fair
housing services to Azusa residents and community
members. Information to contact HRC is included on the
City’s website. The City complies with all State and
federal fair housing requirements.
Continued Appropriateness:
Fair housing remains an important goal for the City; this
program is continued in the updated Housing Element.
PROGRAM 19. REASONABLE ACCOMMODATION
• Provide information to residents on
reasonable accommodation procedures via
public counters and the City website.
The City of Azusa has established a Reasonable
Accommodation procedure regulating the siting,
funding, development, and use of housing for people
with disabilities.
Continued Appropriateness:
This program has been completed and will be removed
from the updated Housing Element.
Quantified Objectives
Table H-6.2 summarizes Azusa’s quantified objectives for the 2014-2021 Housing Element planning
period and the progress the City has made, including progress meeting the City’s fifth cycle RHNA.
Through 2020, construction exceeded the total RHNA allocation (1,079 units were constructed with a
2021-2029 Housing Element
H 6 -9 Azusa General Plan
target of 779 units). However, this is mostly due to development of moderate- and above-moderate
units. Only six low-income units were built so far during this period. Between 2014-2018, all new multi-
family housing units were allocated to the moderate-income category, based on assumed market rents.
The City exceeded the 2014 rehabilitation target through the single-family rehabilitation programs
funded with CDBG. Through this funding source, a total of 91 grants of up to $12,000 were provided
toward improvements to residential properties occupied by low- to moderate-income households.
The conservation goal was to preserve five affordable housing projects that were at risk of converting to
market rate. None the affordable multi-family housing converted to market rate housing during the
planning period.
Table H-6.2: Summary of 2008-2014 Housing Element Quantified Objectives
Objectives
Income Level
Total
Extremely
Low Very Low Low Moderate
Above
Moderate
Construction Objectives (RHNA)
Goal 198 118 127 336 779
Progress 0 6 861 200 1,067
Single-Family Rehabilitation Objective
Goal 8 -- 8
Progress 91 -- 91
At-Risk Housing Units to Preserve
Goal 323 -- -- 323
Progress 323 -- -- 323
2021-2029 Housing Element
Azusa General Plan H 6 - 10
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City of Azusa Housing Element |2021-2029 | DRAFT Appendix A| 1
Appendix A-1: Stakeholder list
Company/Organization
Groups Served / Sector Elderly/ Seniors Persons Experiencing Homelessness Famlies (large familiies, female headed families) Persons with disabilities Persons with developmental disabilities Lower income households Farmworkers Spanish speaking residents Affordable Developer Market Rate Developer Mexican American Opportunity Foundation x
Volunteers of America Homeless Support Services -
Family Solution Center
x x
Santa Anita Church x
Avalon Bay Communities x
East Valley Community Health Center x
Abundant Housing LA x
Foothill Unity Center x x
City Ventures x
Elizabeth House x x x x
Parent's Place FRC x x x
Foothill Kitchen x x x x
San Gabriel Valley Habitat for Humanity x x
Adobe communities x x x
CHOICESS (Community Housing Options: Integrated
Community, Employment & Social Services)
x
Family Promise of San Gabriel Valley x
Immigration Resource Center of SGV x x x
Para Los Ninos x x x
Union Station Homeless Services x x x
The Fifield Companies
Volunteer Center of SGV x x x
St. Anthony's Greek Orthodox Church x
PATH Los Angeles x x
City of Azusa Housing Element |2021-2029 | DRAFT Appendix A| 2
Company/Organization
Groups Served / Sector Elderly/ Seniors Persons Experiencing Homelessness Famlies (large familiies, female headed families) Persons with disabilities Persons with developmental disabilities Lower income households Farmworkers Spanish speaking residents Affordable Developer Market Rate Developer NAMI SGV x x
United Farm Workers x
Family Promise of San Gabriel Valley x x
San Gabriel Valley Regional Housing Trust x x
West San Gabriel Valley Realtors x
Mercy Housing x x x x x
National CORE x x x x
Jamboree x x x x
Brandywine Homes x
Withee Malcolm Architects, LLP Architect for ROEM x
City Ventures x x
Housing Authority of the County of Los Angeles x x x x x
California Family Counseling Network, Inc. x x x x x
The San Gabriel/Pomona Parents Place x x x
Kaiser Permanente; Kaiser EOP x x x
Project Sister x
ABILITY FIRST/Lawrence L. Frank Center x x
Esperanza Charities, Inc. x x x
Asian Youth Center x x
SPIRITT Family Services x x x x
Serenity Infant Care Homes Inc. x
East San Gabriel Valley Coalition For The Homeless x
SGV Consortium on Homelessness x
San Gabriel/Pomona Regional Center x x x
YWCA San Gabriel Valley x x x x x x
City of Azusa Housing Element |2021-2029 | DRAFT Appendix A| 3
Company/Organization
Groups Served / Sector Elderly/ Seniors Persons Experiencing Homelessness Famlies (large familiies, female headed families) Persons with disabilities Persons with developmental disabilities Lower income households Farmworkers Spanish speaking residents Affordable Developer Market Rate Developer Active SGV x
Housing Rights Center x x x
Cesar Chavez Foundation x x x x
Beyond Shelter x x x x x
Union Station Homeless Services x x x
Services Center for Independent Living x x x x
Empowering Families Educational Services x x x x
Santa Anita Family Services and Senior Services x x x
Rosemary Children’s Services x
Fiesta Educativa, Inc. x x x
Lions Gate Home x x
AIDS SERVICE CENTER x x
Los Angeles Homeless Services Authority x x x x x x
California Mental Health Connection Teri G. Muse
Family Service Center
x x x x
Emotional Anonymous Teri G. Muse Family Service
Center
x x x x
Los Angeles County Office of Education x x x x x x x
California Family Counseling Network x x x x x
Housing Rights Center x x x x x x
Enki – La Puente Valley Mental Health Center x x x x x
Los Angeles County Public Social Services x x x x x x x x
New Hope Christian Counseling Centers x x
Project Sister x x
Richard D. Davis Foundation, Developmentally
Disabled, Inc.
x x x x
City of Azusa Housing Element |2021-2029 | DRAFT Appendix A| 4
Company/Organization
Groups Served / Sector Elderly/ Seniors Persons Experiencing Homelessness Famlies (large familiies, female headed families) Persons with disabilities Persons with developmental disabilities Lower income households Farmworkers Spanish speaking residents Affordable Developer Market Rate Developer Center for Aging Resources Heritage Clinic -
Pasadena
x x x x
Catholic Charities – San Gabriel Valley Region x x x x x x
Services Center for Independent Living x x x x x
Southern California Association of Nonprofit
Housing
x x x
Foothill Association of Realtors x x x
Azusa Unified School District x x x x x x x
Azusa City Library x x x x x x
Boys & Girls Club of West SGV x x x x x
ACTION Food Pantry x x x x x
Azusa Pacific Community Counceling Center x x x
PHFE WIC x x
Covina Woman's Club x
East SGV Japanese Community Center x
Azusa Chamber of Commerce x
Neighborhood Homework House x x x
Azusa Adult Education Center x x x x x x
Shepherd's Pantry x x x x x x
YMCA of West SGV x x x
Volunteers of America- West Covina x x x x x x
East San Gabriel Valley Coalition for the Homeless
Emergency Access Center (Day Shelter) x x
Door of Hope x x x x
Elizabeth House x x x x
City of Azusa Housing Element |2021-2029 | DRAFT Appendix A| 5
Appendix A-2: Workshop Summaries
City of Azusa Housing Element |2021-2029 | DRAFT Appendix A| 6
City of Azusa Housing Element |2021-2029 | DRAFT Appendix A| 7
City of Azusa Housing Element |2021-2029 | DRAFT Appendix A| 8
City of Azusa Housing Element |2021-2029 | DRAFT Appendix A| 9
Appendix A-3: Survey Summary
City of Azusa Housing Element Update Community Survey:
Meeting Our Housing Needs
The City of Azusa developed a community survey to gather feedback for the 2021 Housing Element
Update from Azusa residents, workers, property owners and others interested in housing issues in the
city. The survey was posted on the City of Azusa’s website, distributed to service providers, and
publicized on social media. It was available from February 26 - March 31, 2021 in English, Spanish and
Mandarin.
The survey received a total of 260 responses; 6 surveys (2.3%) were completed using the Spanish
language version of the survey.
The figures below display respondents’ answers on how the City of Azusa might meet its housing needs
in the coming years. The “n =” which follows at the end of each figure heading refers to the total
number of responses for that question. Where multiple responses were allowed, the “n” may exceed
the total number of respondents.
Figure 1: Currently, do you: (Question 1; n=260)
City of Azusa Housing Element |2021-2029 | DRAFT Appendix A| 10
Figure 2: Which best describes your current living situation? (Question 2; n=250)
Figure 3: Which best describes your current housing situation? (Question 3; n=245)
I live in Azusa = 68.8%
I live and work in Azusa = 8.5%
I work in Azusa = 18.8%
I do not live or work in Azusa
=3.8%
0.4%
1.2%
1.6%
1.6%
6.4%
10.0%
14.8%
64.0%
0.0%20.0%40.0%60.0%80.0%
Interim/transitional housing and shelter
Do not currently have a permanent home
A mobile home
Accessory dwelling unit (granny flat/guest house)
A duplex/triplex/fourplex
An apartment
A condominium/townhome
A single-family home
City of Azusa Housing Element |2021-2029 | DRAFT Appendix A| 11
0.8%
1.6%
11.0%
27.3%
59.2%
0%20%40%60%80%
Do not currently have a permanent home
No answer
Live with friends/family, do not own or pay rent
Rent
Own
City of Azusa Housing Element |2021-2029 | DRAFT Appendix A| 12
Figure 4: What are your reasons for living in Azusa? Choose all that apply (Question 4; n=555)
Other responses:
• I do not live in Azusa
• My hometown. I have lived here my whole life
• I do not live in Azusa. I work in Azusa.
• Was my mom’s house
• N/A
• I do not live in Azusa.
• I work in Azusa but do not live in Azusa
• I do not live in Azusa. I work in the city.
• I don't live in Azusa, I work here.
• None
• Raised in Azusa
• at the time, special financing about 15+ yrs ago.
• I don't live here I work here
• I do not live in Azusa, but do the housing rehabilitation program
3.2%
3.2%
6.1%
7.9%
8.1%
8.3%
9.7%
15.5%
17.5%
20.4%
0%20%40%60%80%100%
Other
Schools
Transportation options
Quality of housing
Distance from home to shopping, services
Types of housing available
Community and recreation amenities
Distance from work
Cost of housing
Close distance to family and friends
City of Azusa Housing Element |2021-2029 | DRAFT Appendix A| 13
Figure 5: Prior to the coronavirus outbreak, had you experienced any of the following housing issues
within the last 5 years? (Question 5; n=363)
Figure 6: Have you experienced any of the following housing issues this year since the coronavirus
outbreak? (Question 6; n=343)
0.0%
1.4%
8.3%
8.3%
8.5%
11.3%
12.9%
14.9%
34.4%
0.0%5.0%10.0%15.0%20.0%25.0%30.0%35.0%40.0%
Other
Housing discrimination
Too many people in the house (overcrowding)
Struggle to cover routine/emergency home…
Significant rent increases
Lack funding for repairs
Struggle to pay rent/mortgage
Adult children living at home due to inability to afford…
None of the above
Total
1.2%
1.2%
4.7%
8.7%
9.6%
11.1%
11.1%
14.0%
38.5%
0.0%5.0%10.0%15.0%20.0%25.0%30.0%35.0%40.0%45.0%
Housing discrimination
Other
Significant rent increase
Too many people in the house (overcrowding)
Struggle to cover routine/emergency home maintenance
Struggle to pay rent/mortgage
Lack funding for repairs
Adult children living at home due to inability to afford…
None of the above
Total
City of Azusa Housing Element |2021-2029 | DRAFT Appendix A| 14
Figure 7: What types of housing does Azusa need most? (Question 7; n=240)
Other responses:
• quality of housing decrease for not being able to use amenities
• Not able to find an affordable home to buy
• Apt needs repairs, but manager/owner doesn’t wear mask or social distance from
others, so we don’t want them in our apt. -_-
• I have many applicants that are behind on their mortgage and or taxes
Housing Needs in Azusa
1 2 3 4 5 6 7 8 9 10 Rank
(Total
Ranking
Points)
Duplexes or Triplexes (2 or 3 unit
buildings) 32 54 53 22 29 24 6 9 6 5 1st
(1,746)
Smaller scale apartments (4 units
or fewer) 13 33 48 37 39 27 25 7 6 4 2nd
(1,576)
Senior housing 32 24 25 37 36 31 29 14 4 6
3rd
(1,538)
Detached single-family homes 75 22 19 15 8 9 8 10 43 19 4th
(1,465)
Condominiums/townhomes 12 28 24 29 27 38 28 28 16 8 5th
(1,355)
Larger scale apartment buildings
(5 units or more) 10 10 21 32 23 39 28 17 26 20 6th
(1,150)
Housing for families and
individuals who need supportive
services like jobs training and
social services
21 21 9 19 17 16 37 35 37 21 7th
(1,146)
Interim/transitional housing for
people looking to transition from
homelessness
15 16 13 5 13 10 21 48 38 27 8th
(1,134)
Accessory dwelling units (granny
flats or guest houses) 15 11 15 15 15 13 20 21 29 70 9th
(900)
Mobile home parks 2 2 5 12 21 25 31 40 24 27 10th
(732)
Mixed-use (commercial and
residential) properties 13 19 8 17 12 8 7 11 16 34 11th
(723)
City of Azusa Housing Element |2021-2029 | DRAFT Appendix A| 15
Figure 8: Rank the importance of current housing challenges in Azusa. (Question 8; n=246)
Housing Challenges in Azusa
Important Somewhat
Important
Not
Important Ranking
(Points)
Ensure that children who grow up in Azusa can afford to
live in Azusa on their own 139 75 26 1st
(593)
Encourage the rehabilitation of existing housing in older
neighborhoods 131 92 11 2nd
(588)
Support programs to help homeowners at risk of mortgage
default to keep their homes, including mortgage loan
programs
119 102 16 3rd
(577)
Establish housing for households with special needs such
as seniors, large families, veterans, and/or persons with
disabilities
105 107 23 4th
(552)
Targeted efforts to address long-term inequities in the
housing market, including discrimination in renting 109 82 41 5th
(532)
Streamline the process for new housing construction 96 95 37 6th
(515)
Focus new housing near commercial areas, creating
"live/work" neighborhoods 80 107 44 7th
(498)
Provide shelters and transitional housing for homeless
families and individuals, together along with services that
help move people into permanent housing
83 99 50 8th
(497)
City of Azusa Housing Element |2021-2029 | DRAFT Appendix A| 16
Figure 9: To meet the City's long-term housing needs, the City will need to plan for more homes. This
includes single-family homes as well as apartments, townhomes, and condominiums. Please rank the
ideas below based on what you think are the best general locations in Azusa for new housing.
(Question 9; n=243)
Locations for New Housing in Azusa
1 2 3 4 5 6 7 8 9 Rank
(Averag
e)
Along Foothill Boulevard 50 50 38 32 22 0 0 1 0 1st
(1,420)
Along Arrow Highway 37 41 44 24 23 0 0 0 1 2nd
(1,229)
Along Azusa Avenue and San
Gabriel Avenue 22 37 46 35 27 0 0 0 0 3rd
(1,161)
In the Downtown area 23 21 28 55 46 2 0 0 0 4th
(1,139)
Near Azusa Pacific University 14 17 23 28 29 54 41 24 13 5th
(1,136)
In the area immediately
surrounding Downtown 29 26 23 33 52 1 1 0 0
6th
(1,095)
In existing multi-family
neighborhoods 29 13 16 17 18 20 68 32 30 7th
(1,047)
In hotels or motels that can be
converted to housing 36 16 16 11 17 9 20 26 92 8th
(955)
On parking lots of churches if
those institutions wish to develop
housing
3 22 9 8 9 10 20 96 66 9th
(717)
City of Azusa Housing Element |2021-2029 | DRAFT Appendix A| 17
Figure 10: Are there other places in Azusa, not mentioned in the previous question, where you would
want to prioritize new housing? (Question 10; n=243)
Figure 11: Where would you want to prioritize new housing? (Question 11; n=45)
Abandoned industrial lots
Along gladstone
Along Gladstone near Neighborhood Center zones and Edgewood District Zone.
Angeleno Ave
At empty school lots
Azusa Canyon area
Azusa does not need any more housing. Azusa has a reputation of being similar to Baldwin Park,
La Puente, Pomona...etc. Azusa should not be creating a “housing for all” idea. They should be
creating a safer community for all idea.
Badillo
By the Santa fee dam trail
Closer to the freeway
Create a new Rosedale where the Edgewood Shopping Center is and create single family homes -
clean up that area and clean up where the old Arby's used to be and add single family housing
there, stop making duplex everywhere!
create single family homes on the golf course, create single family homes near Vernon, near
Mountain View School, convert vacant commercial lots to create more residential single family
housing
Down Where there are empty buildings and parking lots not being used. Tear down the old
buildings that are sitting empty
19.3%
80.7%
0.0%10.0%20.0%30.0%40.0%50.0%60.0%70.0%80.0%90.0%
Yes
No
Total
City of Azusa Housing Element |2021-2029 | DRAFT Appendix A| 18
Edgewood Shopping Center
Empty lots
Gladstone
Glendora
Golf course property
If any schools are closed, that land could be used for housing.
In hotel areas,
In the north side of town above Foothill Blvd from Citrus to Todd Ave
In vacant lots not being used
Na
Near Mountain Cove
Near transportation hubs. Peioritized my choices according to this, and to address
neighborhoods that lack attention/upkeep
North Azusa along San Gabriel & Sierra Madre and
north azusa by the golf course
Off Irwindale Ave, closer to freeway entrance or further up Irwindale
On Gladstone, Edgewood shopping area
On my lot located at 677 E Camellia Way in Azusa, CA. I have a huge lot of 30Ksf. But the HOA
stipulation will NOT allow a lot split.
On Sierra Madre. Put new homes on the higher mountains area were there are not too many
homes. South Azusa is already over populated
On Vernon Ave north of First St. Along First St. And Azusa Ave between 3rd and First
Over by Zacatecas park
Rosedale
Rosedale
Rosedale and surrounding areas of riverbed
Rosedale area
Route 66 aka)alosta
Shopping centers like Gladstone and Azusa where the sketcher stores need to go and place
housing there instead.
Single homes could be converted into duplexes.
Some industrial areas are rundown and could be converted to trendy partners/ housing
Stop building huge apartments on main roadways. We need more single family homes which
offer middle class living.
City of Azusa Housing Element |2021-2029 | DRAFT Appendix A| 19
Up by Mountain Cove
Vacant lots or not utilized lots from foothilll to baseline, citrus to azusa ave
We need a shelter on Irwindale Avenue
Figure 12: There are a number of tradeoffs associated with different approaches to providing more
housing in Azusa. Please rank the following in order of importance. (Question 12; n=244)
Housing Tradeoffs
1 2 3 4 5 6 7 Rank
(Average
)
New housing should be concentrated
near existing and planned public
transit.
80 46 46 30 0 0 0 1st
(1,186)
New housing should blend in with
the character of surrounding
neighborhoods.
58 73 44 22 1 0 0 2nd
(1,155)
New housing should be spread
evenly across all parts of the city. 41 39 56 43 20 2 0 3rd
(1,037)
New housing should be located
where it will have the least impact on
traffic in Azusa.
30 31 38 56 2 0 0
4th
(816)
New housing should be located
within easy access to open
space/parks
15 18 27 22 34 25 98 5th
(686)
New housing should be located
within easy access to health
resources, such as clinics and
wellness centers
3 16 15 31 38 92 44 6th
(658)
New housing should be located
within easy access to shops. 12 16 13 35 1 1 3 7th
(393)
City of Azusa Housing Element |2021-2029 | DRAFT Appendix A| 20
Figure 13: Do you have anything else that you would like the City to consider when updating Azusa's
Housing Element? (Question 13; n=249)
Figure 14: What else that you would like the City to consider when updating Azusa's Housing Element?
(Question 14; n=68)
Access to community centers: people need to connect with neighbors in positive ways - ability to have
family and neighborhood activities which foster strong, healthy and diverse interaction in concentric
circles. Families, churches, neighborhoods, communities, city... I feel Azusa has been trying to meet
these needs, please don’t give up!
Apartments with small playground are Duplexes/townhouses for veterans w/handicapped parking,
ramps & exercise machines like at the park. Most cant afford apartments with elevators, a
pool/jacuzzi.
As an Azusan and a single mother. I would love to see low income housing not apartments. I would
love to be able to rent a home instead an apartment.
Azusa is lack of decent grocery/shopping center (i.e. Trader's Joe) except Costco. This city does not
have Kaiser, Trader's joe, variety of restaurants which made people moved out or not visiting Azusa.
Azusa needs to think about its current residents and their safety. Catering to the unknown is a recipe
for disaster. If you want to make Azusa more enticing and repair is poor reputation, take a look at
Glendora, upland, Rancho Cucamonga or other similar cities.
Blighted areas or older areas that need improvement should be targeted with investment for new or
improved housing. Many of these areas are smaller, however citizens would appreciate money
invested to improve the appearance thus making the area safer and more attractive to new residents.
Also, until Azusa realises our schools are sub par and need stricter standards our city and housing will
not improve overall. People don’t move here for the schools but would love to!
Build new housing that is free from HOA
28.5%
71.5%
0.0%10.0%20.0%30.0%40.0%50.0%60.0%70.0%80.0%
Yes
No
Total
City of Azusa Housing Element |2021-2029 | DRAFT Appendix A| 21
Concentrate on single family homes to preserve and welcome new families in the city for longevity
and increase support and participation in public schools. No to low income housing, apartments,
condos, motels, hotels, homeless shelters. Increase families in neighborhoods to own to have a sense
of ownership pride and in turn beautify the city as they keep their property well kept.
Converted garages mother in law suits
Create more single family homes similar to Rosedale, and how Glendora did on Grand near Sierra
Madre; Stop creating ADUs and Duplexs
Create programs to help middle class afford homes, cost of living & home prices are too high! Low
income families already get help or adjust the income levels to real cost of living to be able afford a
home in Azusa
Don't focus on apartments. I understand you want people paying an endless amount for a living
situation they will never own, but Azusa has had to many apartments built that it is congestive to the
city. I am looking for property to own, and Azusa has demonstrated they don't want to invest in single
family home.
Either to partner with Habitat for Humanity or to model home building and loan programs on theirs.
Have people help build their homes, give 0% interest loans, must be a primary residence and not
rented out, city has first option to buy back if resident wishes to move. Must consider how to create
affordable housing and avoid house flipping or buying with no intent to live in themselves. We need a
stable population invested in their community.
Find incentives and ways to support 2nd generation azusans/locals to afford staying in the area
Gentrification. This will help bring in more tax revenue and eventually drive out much of the gang
issues. I suggest starting with the downtown area and expanding to areas north of the freeway
moving south.
Greater support to small business and incentives for new "small" businesses and current businesses
to come or stay in Azusa*****
Housing should not be blocking view of the mountains, etc. Each new home should require an older
home to be rehabilitated or torn down/rebuilt first before adding another home. Incentives could be
given for older homes of homeowners to update their home, thereby making it more palatable to
allow more homes to be added (more people) to our community. This will preserve Azusa's integrity
and not as likely to make a mess of the city. Pride of ownership is key.
How can we prevent the gentrification of Azusa given the development of the downtown area?
I no there are other areas for new places
I oppose this idea. In a perfect world providing housing would solve all the cities homeless problems.
However, history has shown housing projects bring in crime and lower home values. The city is
already plagued with crime. I suggest the housing be placed in the neighborhoods of all city council
members who believe this is a good idea. In the alternative build housing away from existing
dwellings so established neighborhoods are not impacted.
I think Azusa should focus on a clean and safe city and worry about bringing in businesses to help the
economy. There are housing options here. The city is unsafe with many bad drivers a transients
walking the streets along with feces and so much trash on the ground. Especially downtown area. It’s
so bad we travel to Glendora to not experience problems. Until the city is clean and safe, it won’t
matter if you build 1000000 homes the value of living here is still low. It’s been a disappointment
I think that the golf course should be turned into a large park with a bmx course. And a dedicated
soccer field and a dog park surrounded by walking paths
City of Azusa Housing Element |2021-2029 | DRAFT Appendix A| 22
I worry for the character of Azusa. The city I grew up in is quickly becoming out of price for a working
professional like me. Lifelong locals are getting priced out. South Azusa where I live is a food desert,
we are routinely ignored when it comes to housing and community projects. The city hasn't invested
enough in the citizens of south Azusa.
I would like the City Of Azusa to get rid of homeless people in our parks that should be for our
children to play in safe environment and also to clean our infested drug addict homeless from our
Azusa Canyons that have been ruined with trash, glass and homeless publically doing drugs. We the
people, tax paying citizen have rights to live in a safe environment.
If housing is built close to areas of public transport, such as the Metro line, it will greatly incentivize
people to take public transportation.
It should be easier for people living in azusa to obtain permits for home additions and renovations
Lack of public parking in Azusa
Less apartments and motels as there seems to be an association with crime in these areas
Less permits and red tape!!!
Limit 1 car per house hold for overnight parking
Lots of people come here for higher education (citrus and azusa pacific), having low income housing
can help these and other people afford to live and spend money here helping everyone
Low income high density houseing is what we need. We are losing to many family's becuse no one
can afford rent/morage. I would love to buy a home here but can not afford it
Low income housing
Make adding ADU units easier. The staff in the planning dept. has been horrible. They tell us one thing
and then when we speak to someone else in the dept. they give us a completely different answer.
One person even told my husband and myself that a door should be in a 3 foot wide space on the side
of the house because fire dept. will know to look there for an entrance. I work in emergency services
that was utter baloney. Simplify you rules and make sure you hire ppl who are knowledgeable.
Make Downtown Azusa more Family Oriented. Include more restaurants, bars, and more shops. Make
parks more exercise friendly, specifically more walking trails that include lots of trees.
Make requirements for granny flats as lenient as possible. Drop the requirement for garage
conversions needing individual utility service lines. Allow the use of existing utility services for the
main house.
New housing should be affordable for the average citizen in Azusa. Not just the rich. Rosedale was out
of reach for most people in Azusa and wasn’t affordable to move up into a larger residential home.
No more mass apartments... there are too many eye sore Apts and motels in this city it feels unsafe to
walk with so many people coming and going, gang activity, graffiti and homeless wandering. The city
exhibits a poor community feel with too many apartments housing big families or attracting people
who are only renting temporarily. People come and go lets get more PERMANENT housing and build a
permanent community.
Other neiborghs and I believe that the city inspectors and the building department needs to do a
better job. By supporting and making the process to build ADU's smoother instead of making the
process very discouraging and extremely painful.
City of Azusa Housing Element |2021-2029 | DRAFT Appendix A| 23
Owners who are trying to repair or update homes should be able too without so many barriers from
the city. Help owners improve homes so we can stay! Need more support to streamline process.
Parking space for the new homes. I live on Dalton and my home is surrounded by duplex and
apartments and it’s hard to park in-front of my house . So if you make more houses, please make
space for the car or cars. Parking permits help some what but you still have the congestion of parking
sometimes there’s no parking
Please continue to check up on slumlords, especially when they are the hoarder kind. Abandoned
vehicles, trash everywhere, tools and equipment left laying around in walkways, trash left out and
filled with standing water. It feels very unsafe at times, but the rent is cheap, so we’re stuck.
Please do not change zoning to accommodate large senior apartments companies
Please take into consideration who will live there. We have so many bad apples in our neighborhoods.
There’s always something going on with graffiti, littering on the sidewalks, some people just really
don’t care about this city and not mention all the gang members, guns, standoffs, it’s getting out of
control. You’ll need to do some serious background checks before renting or selling.
Prioritizing homeless community and making prices equitable for not just those that can afford to
move to the city.
Que las viviendas para personas mayores esten ubicadas cerca de centros de salud.
Restoring and preserving historic dwellings
rezone commercial vacant lots to single family housing lots
Senior programming, gang intervention programs, grants for small businesses
Several years ago it seemed that apartment complex is worth being built all over the city. Today most
of those buildings are poorly kept and are eyesores. Apartment complexes should be kept away from
neighborhoods with single family homes. I also strongly opposed mobile home parks because they
tend to attract crime and blight.
State funding for property owners who want to build Accessory Dwelling Units (ADU) for the purpose
of providing housing to senior citizens and veterans.
Sufficient parking especially for apartments condos and senior properties it should be at definitely
one if not two parking spots per address or home number
Sustainable and earth friendly. Solar panels if possible like some apartments from Glendora
The idea of making Azusa a commuter city will only work when public transit is more available,
cleaned up, reliable, and safe. Most of these elements are not in our control. It is a better investment
for the city to focus on single-family homes rather than overpriced condos
There is a lot of single mothers that would like to raise their children here in the city we need low-
income housing
There is still vacant land in Rosedale. It was designated for a public school and park, but should be
considered for more housing, if needed. However, Azusa shouldn't have to participate in this State
charade since Rosedale put hundreds of new housing units into the city within the last few years.
Unless the State implements some type of substantial punitive action against Azusa, we should
develop any new housing based on the city's needs NOT the State.
City of Azusa Housing Element |2021-2029 | DRAFT Appendix A| 24
There should be the option of going solar with no problem along with the incentives Such as roof
replacements and alike.
Tiny Houses for the unhoused who wish to use them.
To me, the biggest concern with new housing is making sure it is affordable. A lot of new housing
does not include any backyard or it is only a small patio area and yet they want to charge $500k+. It is
impossible for those born and raised in Azusa to continue their lives here. I am in my 30s and am still
living with parents hoping one day I can afford to move out. It is sad because I have a good job, but
the housing market is ridiculous in this area.
Traffic patterns/control. New stop signs & stoplights in more heavily traveled residential areas, &
areas where street parking obstructs line of sight.
Transitional Housing for unhoused and day care facilities in SFR and MFR Zones
Try to build homes up North of Azusa, Don't decrease more the value of homes in South Azusa
We NEED affordable housing for growing Azusa families. Rosedale is NOT affordable housing. Think
about the students that go to school IN Azusa, that is who you need to focus on ensuring that they
have adquate, accessible and affordable housing. Build with the community you have. We do not
want to leave, we are being pushed out.
We need housing for one person senior housing that goes by how much you income you make. But
spacious dwellings. With elevators is a must.
We need more affordable housing. We should consider adding community oriented micro-housing in
the downtown w/ gold line/buses/uber/lyft/self-driving/bikes transportation in mind
We should have as little new housing as possible because it's too crowded already.
When creating low income housing the units should not be concentrated in one singular area but
rather integrated into higher income neighborhoods.
Why does the city of Azusa need to make housing for transient folks? Glendora and other surrounding
cities would never allow that. Housing transients are going to make Azusans want to leave their city.
We should prioritize small business retail stores and restaurants in downtown along with new
apartments to build Azusa up and actually make it a place where people want to “live and play”.
Work more closely with Azusa School District to help improve our schools which will also increase our
property values.
Yes, I would like to address the high value of owning property in Azusa. We need to have programs
like in irwindale who provide owning a home for long time residents at minimal expense.
City of Azusa Housing Element |2021-2029 | DRAFT Appendix A| 25
Figure 15: How long have you lived in Azusa? (Question 15; n=249)
Figure 16: Please indicate your gender (Question 16; n=250)
12.9%
14.9%
16.5%
18.9%
36.9%
0.0%5.0%10.0%15.0%20.0%25.0%30.0%35.0%40.0%
6 to 10 years
I do not live in Azusa
11 to 20 years
1 to 5 years
20 or more years
65.6%
30.4%
0.0%4.0%
Female = 65.6%
Male = 30.4%
Non-binary = 0%
Prefer not to state = 4.0%
City of Azusa Housing Element |2021-2029 | DRAFT Appendix A| 26
Figure 17: How do you identify yourself? (Question 17; n=250)
Other responses
• Chicano
• Black irish
• Multi racial
1.2%
1.2%
1.2%
2.3%
5.8%
8.8%
20.4%
59.2%
0%10%20%30%40%50%60%70%
Other
Native Hawaiian or Pacific Islander
Native American
Black or African American
Prefer not to say
Asian or Asian American
White non-Hispanic
Hispanic/Latino
City of Azusa Housing Element |2021-2029 | DRAFT Appendix A| 27
Figure 18: What language is primarily spoken in your household? (Question 18; n=248)
Other responses
• Gujarati,English
• Tagalog
• Tagalog
• Tagalog
• all three
• Both Spanish and English
3.2%
8.9%
85.1%
Mandarin = < 1%
Other = 2.4%
Prefer not to say = 3.2%
Spanish = 8.9%
English = 85.1%
City of Azusa Housing Element |2021-2029 | DRAFT Appendix A| 28
Figure 19: How old are you? (Question 19; n=249)
Figure 20: Which ZIP code do you reside in? (Question 20; n=234)
0.4%
3.2%
9.2%
13.7%
21.7%
51.8%
0%10%20%30%40%50%60%
Under 18
Prefer not to say
65 and older
18 to 29
50 to 64
30 to 49
0.4%
0.4%
1.3%
5.6%
10.3%
82.1%
0%10%20%30%40%50%60%70%80%90%
91722
91010
91741
Prefer not to say
Other
91702
Total
City of Azusa Housing Element |2021-2029 | DRAFT Appendix A| 29
Figure 21: Which best describes your annual household income? (Question 21; n=240)
10.8%
12.5%
13.3%
14.2%
15.0%
16.3%
17.9%
0%2%4%6%8%10%12%14%16%18%20%
Under $24,999
$75,000 - $99,999
$25,000 - $49,999
$150,000 or more
Prefer not to say
$100,000 - $149,999
$50,000 - $74,999
Total
City of Azusa Housing Element |2021-2029 | DRAFT Appendix A| 30
Figure 21: Check all that apply to you (Question 21; n=238)
0.3%
0.5%
3.6%
4.6%
8.2%
12.8%
22.1%
47.9%
0.0%10.0%20.0%30.0%40.0%50.0%60.0%
Developer of commercial buildings
Developer of housing
Owner of a business in Azusa
Social service provider
Housing advocate
Use public transportation
Commute more than 10 miles to work
Azusa resident
2021-2029 Housing Element
H B -1 Azusa General Plan
APPENDIX B: SITES INVENTORY
Table H-B.1: Residential Vacant Sites
Parcel Number
(APN) General Plan Designation Zoning
Allowable
Density
(du/ac) Acres
Potential Lot
Consolidation
Current
Use
Common
Ownership
Realistic
Capacity
Infrastructure
Capacity
On-Site
Constraints
4th
Cycle
Site
5th Cycle
Site
Subject
to AB
1397 Affordability Level
8608-021-902 Medium Density Residential Med 15 0.15 -- Vacant -- 2 Yes No No No No Above Moderate
8617-015-044 Low Density Residential Low 8 0.35 -- Vacant -- 2 Yes No No Yes No Above Moderate
8611-030-036 Low Density Residential Low 8 0.13
Yes
Vacant Owner A
2
Yes No No Yes No Above Moderate
8611-030-044 Low Density Residential Low 8 0.16 Vacant Owner A Yes No Yes Yes No Above Moderate
8611-034-003 Medium Density Residential Med 15 0.17 -- Vacant -- 2 Yes No No Yes No Above Moderate
8611-025-020 Medium Density Residential Med 15 0.08 -- Vacant -- 1 Yes No No Yes No Above Moderate
8611-020-011 Medium Density Residential Med 15 0.16
Yes
Vacant Owner A
4
Yes No Yes No Above Moderate
8611-020-012 Medium Density Residential Med 15 0.16 Vacant Owner B Yes No No No No Above Moderate
8611-009-024 Moderate Density Residential Mod 27 0.08 -- Vacant -- 2 Yes No Yes Yes No Moderate
8614-017-012 Low Density Residential Low 8 0.14 -- Vacant -- 1 Yes No No Yes No Above Moderate
8608-001-001 Low Density Residential Low 8 0.52 -- Vacant -- 3 Yes No Yes Yes No Above Moderate
8684-019-002 Low Density Residential Low 8 0.7
Yes
Vacant Owner A
11
Yes No No Yes No Above Moderate
8684-019-003 Low Density Residential Low 8 1.01 Vacant Owner A Yes No Yes Yes No Above Moderate
8612-010-039 Medium Density Residential Med 15 0.07
Yes
Vacant Owner A
2
Yes No No No No Above Moderate
8612-010-040 Medium Density Residential Med 15 0.07 Vacant Owner A Yes No No No No Above Moderate
8611-013-013 Medium Density Residential Med 15 0.23 -- Vacant -- 2 Yes No No Yes No Above Moderate
2021-2029 Housing Element
Azusa General Plan H B -2
Table H-B.2: Residential Underutilized Sites
Parcel Number
(APN)
General Plan
Designation Zoning
Allowable
Density
(du/ac) Acres Current Use
Potential Lot
Consolidation
Common
Ownership Realistic
Capacity
Infrastructure
Capacity
On-Site
Constraints ILR
Year
Built
4th Cycle
Site
5th Cycle
Site
Subject
to AB
1397
Affordability Level
8608-019-005
Moderate Density
Residential Mod 27 0.16 1 Unit -- -- 3 Yes No 1.5 1955 No Yes No
Moderate
8608-020-009
Moderate Density
Residential Mod 27 0.12 1 Unit -- -- 2 Yes No 0.5 1923 No Yes No
Moderate
8611-008-036
Moderate Density
Residential Mod 27 0.16 1 Unit -- -- 3 Yes No 0.3 1897 No Yes No
Moderate
8616-005-900
Moderate Density
Residential Mod 27 0.87
Fire Station +
Parking Lot -- -- 18 Yes No 0.0 Yes Yes No
Moderate
8605-010-001
Moderate Density
Residential Mod 27 0.16 1 Unit
Yes
Owner A
10
Yes No 2.3 1924 Yes Yes No
Moderate
8605-010-002
Moderate Density
Residential Mod 27 0.16 1 Unit Owner B Yes No 0.3 1948 Yes Yes No
Moderate
8605-010-003
Moderate Density
Residential Mod 27 0.17 1 Unit Owner C Yes No 0.5 1949 Yes Yes No
Moderate
8611-009-025
Moderate Density
Residential Mod 27 0.16 1 Unit -- 3 Yes
Potential
historical resource 0.0 1901 Yes Yes No
Moderate
8619-013-066
Medium Density
Residential Med 15 0.44 Commercial -- 6 Yes No -- 1964 Yes Yes No
Above Moderate
8615-019-028
Low Density
Residential Low 8 1.56 Industrial
Yes
Owner A
24
Yes No 0.0 No Yes No
Above Moderate
8615-019-037
Low Density
Residential Low 8 2.29
Parking Lot,
Industrial
Use, 1 Story Owner B Yes No 0.1 1972 Yes Yes No
Above Moderate
8611-022-001
Moderate Density
Residential Mod 27 0.17 1 Unit
Yes
Owner A
20
Yes No 0.8 1958 No Yes No
Moderate
8611-022-002
Moderate Density
Residential Mod 27 0.18 1 Unit Owner B Yes No 0.2 1953 Yes Yes No
Moderate
8611-022-003
Moderate Density
Residential Mod 27 0.17 1 Unit Owner C Yes No 0.6 1910 Yes Yes No
Moderate
8611-022-004
Moderate Density
Residential Mod 27 0.18 1 Unit Owner D Yes No 0.5 1925 Yes Yes No
Moderate
8611-022-007
Moderate Density
Residential Mod 27 0.12 1 Unit Owner E Yes No 1.1 1928 Yes Yes No
Moderate
8611-022-006
Moderate Density
Residential Mod 27 0.11 1 Unit Owner F Yes No 2.6 1929 Yes Yes No
Moderate
8616-005-019
Moderate Density
Residential Mod 27 0.18 1 Unit
Yes
Owner A
8
Yes No 0.6 2003 Yes Yes No
Moderate
8616-005-018
Moderate Density
Residential Mod 27 0.17 1 Unit Owner B Yes No 0.1 1917 No Yes No
Moderate
8608-019-001
Moderate Density
Residential Mod 27 0.16 1 Unit Yes Owner A 10 Yes No 1.0 1922 Yes Yes No
Moderate
2021-2029 Housing Element
H B -3 Azusa General Plan
Parcel Number
(APN)
General Plan
Designation Zoning
Allowable
Density
(du/ac) Acres Current Use
Potential Lot
Consolidation
Common
Ownership Realistic
Capacity
Infrastructure
Capacity
On-Site
Constraints ILR
Year
Built
4th Cycle
Site
5th Cycle
Site
Subject
to AB
1397
Affordability Level
8608-019-002
Moderate Density
Residential Mod 27 0.32
2 Units, 1-4
Stories Owner B Yes No 0.4 1935 Yes Yes No
Moderate
8608-021-901
Medium Density
Residential Med 15 0.13 1 Unit -- -- 2 Yes No 0.0 1901 Yes No No
Above Moderate
8608-020-027
Moderate Density
Residential Mod 27 0.16 1 Unit -- -- 3 Yes No 0.2 1923 No No No
Moderate
2021-2029 Housing Element
Azusa General Plan H B -4
Table H-B.3: Vacant Mixed-Use Sites
Parcel
Number
(APN)
General Plan
Designation Zoning
Allowable
Density
(du/ac) Acres
Potential Lot
Consolidation
Common
Ownership Current Use Realistic Capacity
Infrastructure
Capacity
On-Site
Constraints
4th
Cycle
Site
5th
Cycle
Site
Subject
to
1397 Affordability Level
8619-016-048
Commercial
Mixed Use
Arrow Highway
Corridor 27 0.18 -- -- Vacant Residential 4 Yes No No No No
Moderate
8611-030-007
Commercial
Mixed Use
Azusa Avenue
Corridor 27 0.13 -- --
Commercial, Unassigned,
Vacant 3 Yes No No No No
Moderate
8613-026-018
Residential
Mixed Use
South Azusa
Avenue
Corridor 27 1.05 -- -- 5+ Units, Vacant 22 Yes No No No No
Moderate
8613-026-016
Residential
Mixed Use
South Azusa
Avenue
Corridor 27 0.22 -- --- Parking Lot, Vacant 5 Yes No No No No
Moderate
8621-024-012
Residential
Mixed Use
South Azusa
Avenue
Corridor 27 0.35 -- --
Commercial, Unassigned,
Vacant 4 Yes
Triangular
parcel
presents
design
constraints No Yes No
Moderate
8611-031-026
Commercial
Mixed Use
South Azusa
Avenue
Corridor 27 0.3 -- --
Commercial, Unassigned,
Vacant 6 Yes No Yes No No
Moderate
8614-016-030
Commercial
Mixed Use
Edgewood
District 27 0.33 -- -- Commercial, Vacant 7 Yes No No No No
Moderate
8630-008-903
Neighborhood
Center
Neighborhood
Center 27 0.75 -- -- 2 Units, Vacant 16 Yes No No No No
Moderate
8614-026-034
Neighborhood
Center
Neighborhood
Center 27 0.32 -- --
Commercial, Unassigned,
Vacant 7 Yes No Yes Yes No
Moderate
8622-002-030
Neighborhood
Center
Neighborhood
Center 27 0.48 -- -- Industrial, Vacant 10 Yes No No No No
Moderate
8620-004-015
Commercial
Mixed Use
South Azusa
Avenue
Corridor 27 1.61 -- --
Commercial, Unassigned,
Vacant 34 Yes No No No No
Moderate
8624-021-037
Commercial
Mixed Use
University
District - Mixed
Use 27 1.4 -- --
Shopping Center,
Community, 1 Story 30 Yes No No No No
Moderate
8611-014-900
Commercial
Mixed Use
Azusa Avenue
Corridor 27 0.32
Yes
Azusa City
Commercial, Unassigned,
Vacant
12
Yes No Yes Yes No
Moderate
8611-014-021
Commercial
Mixed Use
Azusa Avenue
Corridor 27 0.08 Owner B
Commercial, Unassigned,
Vacant Yes No Yes Yes No
Moderate
8611-014-020
Commercial
Mixed Use
Azusa Avenue
Corridor 27 0.16 Owner B
Commercial, Unassigned,
Vacant Yes No Yes Yes No
Moderate
8611-027-004
Commercial
Mixed Use
Azusa Avenue
Corridor 27 0.08
Yes
Owner A
Commercial, Unassigned,
Vacant
11
Yes No No Yes No
Moderate
8611-027-006
Commercial
Mixed Use
Azusa Avenue
Corridor 27 0.32 Owner B
Commercial, Unassigned,
Vacant Yes No Yes Yes No
Moderate
2021-2029 Housing Element
H B -5 Azusa General Plan
Parcel
Number
(APN)
General Plan
Designation Zoning
Allowable
Density
(du/ac) Acres
Potential Lot
Consolidation
Common
Ownership Current Use Realistic Capacity
Infrastructure
Capacity
On-Site
Constraints
4th
Cycle
Site
5th
Cycle
Site
Subject
to
1397 Affordability Level
8611-027-005
Commercial
Mixed Use
Azusa Avenue
Corridor 27 0.08 Owner C 1 Unit Yes No Yes Yes No
Moderate
8611-015-030
Residential
Mixed Use
San Gabriel
Avenue
Corridor 27 0.08
Yes
Owner A
Commercial, Unassigned,
Vacant
7
Yes No No No No
Moderate
8611-015-031
Residential
Mixed Use
San Gabriel
Avenue
Corridor 27 0.24 Owner A
Commercial, Unassigned,
Vacant Yes No No No No
Moderate
8613-026-017
Residential
Mixed Use
South Azusa
Avenue
Corridor 27 0.12
Yes
Owner A Vacant Residential
9
Yes No No No No
Moderate
8613-024-024
Residential
Mixed Use
South Azusa
Avenue
Corridor 27 0.35 Owner B Industrial, Vacant Yes No No No No
Moderate
2021-2029 Housing Element
Azusa General Plan H B -6
Table H-B.4: Mixed Use Underutilized Sites
Parcel
Number (APN)
General Plan
Designation Zoning
Allowable
Density
(du/ac) Acres Current Use
Potential Lot
Consolidation
Common
Ownership Realistic
Capacity
Infrastructure
Capacity
On-Site
Constraints ILR
Year
Built
4th
Cycle
Site
5th
Cycle
Site
Subject
to AB
1397 Affordability Level
8628-004-166 Commercial
University District -
Mixed Use 27 5.6 Commercial -- -- 121 Yes No -- 1989 No No No
Above
Moderate/Moderate
8611-015-023
Commercial
Mixed Use
Azusa Avenue
Corridor 27 0.97
Restaurant, Lounge or
Tavern, 1 Story -- -- 21 Yes No 1.5 1950 Yes Yes No
Above
Moderate/Moderate
8611-015-026
Residential Mixed
Use
San Gabriel Avenue
Corridor 27 0.48
Parking Lot,
Patron/Employee, 1 Story -- -- 10 Yes No 0.1 1951 Yes Yes No
Above
Moderate/Moderate
8624-021-035
Commercial
Mixed Use
University District -
Mixed Use 27 5.62
Shopping Center,
Community, 1 Story -- -- 122 Yes No 0.0 -- No No No
Above
Moderate/Moderate
8611-036-011 Commercial
Mixed Use
South Azusa Avenue
Corridor
27 0.43 1 Unit --
--
10 Yes No 0.7 1953 No No Above
Moderate/Moderate
8611-018-012
Commercial
Mixed Use
Azusa Avenue
Corridor 27 0.16 1 Unit -- -- 3 Yes No 0.2 1923 No No No
Above
Moderate/Moderate
8611-027-001
Commercial
Mixed Use
Azusa Avenue
Corridor 27 0.16 1 Unit -- -- 3 Yes No 0.4 1915 No No No
Above
Moderate/Moderate
8619-013-063
Commercial
Mixed Use
Arrow Highway
Corridor 27 0.39 Store, 1 Story
Yes
Owner A
49
Yes No 4.9 1988 Yes Yes No
Above
Moderate/Moderate
8619-013-061
Commercial
Mixed Use
Arrow Highway
Corridor 27 0.25 Store, 1 Story Owner A Yes No 1.1 1965 Yes Yes No
Above
Moderate/Moderate
8619-013-047
Commercial
Mixed Use
Arrow Highway
Corridor 27 0.75
Restaurant, Lounge or
Tavern, 1 Story Owner B Yes No 0.6 1970 Yes Yes No
Above
Moderate/Moderate
8619-013-064
Commercial
Mixed Use
Arrow Highway
Corridor 27 0.44 Commercial Owner A Yes No 0.0 -- Yes Yes No
Above
Moderate/Moderate
8619-013-062
Commercial
Mixed Use
Arrow Highway
Corridor 27 0.35 Commercial Owner A Yes No 0.0 -- Yes Yes No
Above
Moderate/Moderate
8619-013-065
Commercial
Mixed Use
Arrow Highway
Corridor 27 0.04 Commercial Owner B Yes No 0.0 -- Yes Yes No
Above
Moderate/Moderate
8622-024-008
Commercial
Mixed Use
Arrow Highway
Corridor 27 0.83 Store, 1 Story
Yes
Owner A
36
Yes No 1.1 1978 Yes Yes No
Above
Moderate/Moderate
8622-024-003
Commercial
Mixed Use
Arrow Highway
Corridor 27 0.83
Auto Body and Fender, 1
Story Owner B Yes No 1.7 1976 Yes Yes No
Above
Moderate/Moderate
8622-023-002
Commercial
Mixed Use
Arrow Highway
Corridor 27 1.66 Commercial
Yes
Owner A
107
Yes No -- 1980 No Yes No
Above
Moderate/Moderate
8622-024-020
Commercial
Mixed Use
Arrow Highway
Corridor 27 0.45 Commercial Owner B Yes No -- 1982 Yes Yes No
Above
Moderate/Moderate
8622-023-001
Commercial
Mixed Use
Arrow Highway
Corridor 27 0.82
Auto Body and Fender, 1
Story Owner C Yes No 1.4 1968 Yes Yes No
Above
Moderate/Moderate
8622-024-022
Commercial
Mixed Use
Arrow Highway
Corridor 27 0.68
Auto Body and Fender, 1
Story Owner D Yes No 0.7 1965 No Yes No
Above
Moderate/Moderate
8622-024-024
Commercial
Mixed Use
Arrow Highway
Corridor 27 0.5 Commercial Owner E Yes No 0.3 2003 No Yes No
Above
Moderate/Moderate
8622-024-006
Commercial
Mixed Use
Arrow Highway
Corridor 27 0.8 Commercial Owner F Yes No 0.3 1953 Yes Yes No
Above
Moderate/Moderate
2021-2029 Housing Element
H B -7 Azusa General Plan
Parcel
Number (APN)
General Plan
Designation Zoning
Allowable
Density
(du/ac) Acres Current Use
Potential Lot
Consolidation
Common
Ownership Realistic
Capacity
Infrastructure
Capacity
On-Site
Constraints ILR
Year
Built
4th
Cycle
Site
5th
Cycle
Site
Subject
to AB
1397 Affordability Level
8611-026-014
Commercial
Mixed Use
Azusa Avenue
Corridor 27 0.32 Store, 1 Story
Yes
Owner A
10
Yes No 0.5 1956 Yes Yes No
Above
Moderate/Moderate
8611-026-015
Commercial
Mixed Use
Azusa Avenue
Corridor 27 0.16 Commercial Owner A Yes No 0.0 -- Yes Yes No
Above
Moderate/Moderate
8611-027-011
Commercial
Mixed Use
Azusa Avenue
Corridor 27 0.1 Commercial
Yes
Data Not
Available
5
Yes No -- -- Yes Yes No
Above
Moderate/Moderate
8611-027-012
Commercial
Mixed Use
Azusa Avenue
Corridor 27 0.16 Commercial
Data Not
Available Yes No -- -- Yes Yes No
Above
Moderate/Moderate
8611-019-019
Commercial
Mixed Use
Azusa Avenue
Corridor 27 0.16 Commercial
Yes
Owner A
6
Yes No 0.0 -- No Yes No
Above
Moderate/Moderate
8611-019-018
Commercial
Mixed Use
Azusa Avenue
Corridor 27 0.16 Commercial Owner A Yes No 0.0 -- No No No
Above
Moderate/Moderate
8611-026-024
Commercial
Mixed Use
Azusa Avenue
Corridor 27 0.16
Parking Lot,
Patron/Employee, 1 Story
Yes
Owner A
6
Yes No 0.0 1965 No No No
Above
Moderate/Moderate
8611-026-025
Commercial
Mixed Use
Azusa Avenue
Corridor 27 0.16 Commercial Owner A Yes No 0.0 -- No Yes No
Above
Moderate/Moderate
8620-004-016
Commercial
Mixed Use
South Azusa Avenue
Corridor 27 0.82 Car Wash, 1 Story -- -- 18 Yes No 0.8 1965 Yes Yes No
Above
Moderate/Moderate
8608-020-026
Moderate Density
Residential
Neighborhood
Center 27 0.16 1 Unit -- -- 3 Yes No 0.2 1901 No No No
Above
Moderate/Moderate
2021-2029 Housing Element
Azusa General Plan H B -8
Table H-B.5: Azusa TOD Specific Plan Small Parcel Sites (Less than 0.5 acres)
Parcel
Number
(APN)
General Plan
Designation Zoning
Allowable
Density
(du/ac) Acres Current Use
Potential Lot
Consolidation
Common
Ownership
Realistic
Capacity
Infrastructure
Capacity
On-Site
Constraints ILR
Year
Built
4th
Cycle
Site
5th
Cycle
Site
Subject
to AB
1397
Affordability Level
8611-008-019
Downtown
District Downtown 52 0.24 Store, 1 Story -- -- 10 Yes No 0.4 1952 No No No
Moderate
8611-008-035
Downtown
District Downtown 52 0.24
Car Wash, Self Service, 1
Story -- -- 10 Yes No 0.1 1965 No No No
Moderate
8611-008-800
Downtown
District Downtown 52 0.32
Utility/Commercial/Mutual
SBE Assessed -- -- 13 Yes No -- -- No No No
Moderate
8611-004-023
Downtown
District Downtown 52 0.16
Commercial, Unassigned,
Vacant -- -- 6 Yes No 0.0 -- No Yes No
Moderate
8608-026-901 Gold Line District Gold Line 52 0.16 Government, Unassigned -- City of Azusa 6 Yes No 0.0 No No No Moderate
8608-029-041 Route 66 District Route 66 52 0.23 Store, 1 Story -- -- 10 Yes No 0.7 1989 No No No Moderate
8608-029-040 Route 66 District Route 66 52 0.24 Store, 1 Story -- -- 10 Yes No 0.4 1974 No No No Moderate
8608-029-039 Route 66 District Route 66 52 0.22 Store, 1 Story -- -- 9 Yes No 1.0 1974 No No No Moderate
8611-005-005 Route 66 District Route 66 52 0.2 Office Building, 1 Story -- -- 8 Yes No 0.4 1927 No No No Moderate
8611-001-006 Route 66 District Route 66 52 0.17
Commercial, Unassigned,
Vacant -- -- 7 Yes No 0.0 -- No Yes No
Moderate
8616-005-002 Route 66 District Route 66 52 0.17
Commercial, Unassigned,
Vacant -- -- 7 Yes No 0.0 -- No Yes No
Moderate
8612-003-014 Route 66 District Route 66 52 0.18
Commercial, Unassigned,
Vacant -- -- 7 Yes No 0.0 -- No No No
Moderate
8612-001-919 Route 66 District Route 66 52 0.13 Vacant Residential -- -- 6 Yes No 0.0 -- No Yes No Moderate
8608-019-050 Transit District Transition 52 0.13 2 Units, 1-4 Stories -- -- 5 Yes No 0.5 1994 No No No Moderate
8611-005-009 Transit District Transition 52 0.16 1 Unit -- -- 6 Yes No 0.7 1936 No Yes No Moderate
8608-019-051 Transit District Transition 52 0.32 3 Units, 1-4 Stories -- -- 14 Yes No 1.1 1988 Yes Yes No Moderate
8612-001-907 Route 66 District Route 66 52 0.14 Vacant Residential
Yes
Data Not
Available 6 Yes No -- -- No Yes No
Moderate
8612-001-908 Route 66 District Route 66 52 0.13 Vacant Residential
LA County
Housing
Authority 6 Yes No 0.0 -- No Yes No
Moderate
8612-001-905 Route 66 District Route 66 52 0.14 Vacant Residential
Yes
Data Not
Available 6 Yes No -- -- No Yes No
Moderate
8612-001-915 Route 66 District Route 66 52 0.14 Vacant Residential
LA County
Housing
Authority 6 Yes No 0.0 -- No Yes No
Moderate
8612-001-920 Route 66 District Route 66 52 0.14 Vacant Residential
LA County
Housing
Authority 6 Yes No 0.0 -- No Yes No
Moderate
8612-001-906 Route 66 District Route 66 52 0.25 Vacant Residential
Yes
Data Not
Available 10 Yes No -- -- No Yes No
Moderate
8612-001-912 Route 66 District Route 66 52 0.18 Vacant Residential
LA County
Housing
Authority 7 Yes No 0.0 -- No Yes No
Moderate
2021-2029 Housing Element
H B -9 Azusa General Plan
Parcel
Number
(APN)
General Plan
Designation Zoning
Allowable
Density
(du/ac) Acres Current Use
Potential Lot
Consolidation
Common
Ownership
Realistic
Capacity
Infrastructure
Capacity
On-Site
Constraints ILR
Year
Built
4th
Cycle
Site
5th
Cycle
Site
Subject
to AB
1397
Affordability Level
8611-005-027
Downtown
Expansion
District
Downtown
Expansion 52 0.08
Parking Lot,
Patron/Employee, 1 Story
Yes
Owner A 3 Yes No 0.1 1973 No No No
Moderate
8611-005-026
Downtown
Expansion
District
Downtown
Expansion 52 0.16 Office Building, 1 Story Owner B 6 Yes No 0.2 1938 Yes No
Moderate
8611-005-028
Downtown
Expansion
District
Downtown
Expansion 52 0.16
Auto Body and Fender, 1
Story Owner A 6 Yes No 0.3 1952 No No No
Moderate
8611-002-041
Downtown
District Downtown 52 0.26 Store, 1 Story
Yes
Owner A 11 Yes No 0.4 1953 Yes No
Moderate
8611-002-001
Downtown
District Downtown 52 0.2
Parking Lot, Industrial Use,
1 Story Owner A 8 Yes No 0.1 1911 Yes No
Moderate
8608-026-004 Gold Line District Gold Line 52 0.06
Parking Lot,
Patron/Employee, 1 Story
Yes
Owner A 2 Yes No 0.0 1950 No No No
Moderate
8608-026-007 Gold Line District Gold Line 52 0.12 Store, 1 Story Owner A 5 Yes No 0.2 1925 No No No Moderate
8611-001-003 Route 66 District Route 66 52 0.18 Office Building, 1 Story
Yes
Owner A 7 Yes No 0.3 1916 No No No Moderate
8611-001-005 Route 66 District Route 66 52 0.17
Auto Body and Fender, 1
Story Owner B 7 Yes No 0.2 1944 No No No
Moderate
8608-026-903 Gold Line District Gold Line 52 0.28 Government, Unassigned
--
Redevelopment
Agency of
Azusa 12 Yes No -- -- No No No
Moderate
8612-003-032 Route 66 District Route 66 52 0.07
Commercial, Unassigned,
Vacant
Yes
Owner A 3 Yes No 0.0 -- No No
No Moderate
8612-003-033 Route 66 District Route 66 52 0.03
Commercial, Unassigned,
Vacant Owner A 2 Yes No 0.0 -- No No
No Moderate
8612-003-031 Route 66 District Route 66 52 0.1
Commercial, Unassigned,
Vacant Owner B 4 Yes No 0.0 -- No No
No Moderate
8612-003-025 Route 66 District Route 66 52 0.17 Commercial Owner A 4 Yes No 2.0 No No No Moderate
8612-003-026 Route 66 District Route 66 52 0.32 Commercial Owner A 13 Yes No 0.6 No No No Moderate
2021-2029 Housing Element
Azusa General Plan H B -10
Table H-B.6: Large Parcels Azusa TOD Specific Plan
Parcel Number
(APN)
General Plan
Designation Zoning
Assumed
Average
Density
(du/ac) Acres Current Use
Potential
Consolidation
Common
Ownership
Realistic
Capacity
(80%)
Infrastructure
Capacity
On-Site
Constraints ILR
Year
Built
4th
Cycle
Site
5th
Cycle
Site
Subject
to AB
1397
Affordability
Level
8608-023-027 Gold Line District Gold Line 89 0.89
Parking Lot,
Patron/Employee, 1 Story -- -- 63 Yes No 0.0 -- No No
No Very Low/Low
8612-001-067 Route 66 District Route 66 89 0.52
Restaurant, Lounge or
Tavern, 1 Story -- -- 37 Yes No 0.3 1984 Yes No
No Very Low/Low
8624-002-025 Route 66 District Route 66 89 1.11 Store, 1 Story -- -- 79 Yes No 3.1 2016 Yes Yes No Very Low/Low
8612-003-046 Route 66 District Route 66 89 0.55 1 Unit -- -- 39 Yes No 0.1 1914 No No No Very Low/Low
8612-001-001 Route 66 District Route 66 89 0.71 Commercial, Vacant -- -- 50 Yes No 0.0 -- No No No Very Low/Low
8608-021-001 Transit District Transition 89 0.24 1 Unit
Site 11
Owner A 17 Yes No 0.5 1953 Yes Yes No Very Low/Low
8608-021-002 Transit District Transition 89 0.16 1 Unit Owner B 11 Yes No 1.6 1910 Yes Yes No Very Low/Low
8608-021-003 Transit District Transition 89 0.16 1 Unit Owner C 11 Yes No 0.7 2001 Yes Yes No Very Low/Low
8608-021-004 Transit District Transition 89 0.16 1 Unit Owner D 11 Yes No 1.6 1961 Yes Yes No Very Low/Low
8608-021-005 Transit District Transition 89 0.16 1 Unit Owner E 11 Yes No 0.4 1896 Yes Yes No Very Low/Low
8608-021-006 Transit District Transition 89 0.24 1 Unit Owner F 17 Yes No 0.4 1912 Yes Yes No Very Low/Low
8616-005-035 Route 66 District Route 66 89 0.92
Store and Residence, 1
Story
Site 12
Owner A 66 Yes No 0.7 1948 No Yes
No Very Low/Low
8616-005-034 Route 66 District Route 66 89 0.45
Light Manufacturing, 1
Story Owner B 32 Yes No 0.3 1946 Yes Yes
No Very Low/Low
8612-001-053 Route 66 District Route 66 89 0.14 4 Units, 1-4 Stories Owner C 10 Yes No 5.2 1963 Yes Yes No Very Low/Low
8612-001-910 Route 66 District Route 66 89 0.14 4 Units, 1-4 Stories
LA County
Housing
Authority 10 Yes No 0.0 1963 No Yes
No Very Low/Low
8612-001-100 Route 66 District Route 66 89 0.13 4 Units, 1-4 Stories Owner D 10 Yes No 1.5 1963 No Yes No Very Low/Low
8612-001-059 Route 66 District Route 66 89 0.01 Vacant Residential Owner C 1 Yes No 0.0 -- Yes Yes No Very Low/Low
8612-001-911 Route 66 District Route 66 89 0.14 Vacant Residential
LA County
Housing
Authority 10 Yes No 0.0 -- No Yes
No Very Low/Low
8612-001-918 Route 66 District Route 66 89 0.14 Vacant Residential
LA County
Housing
Authority 10 Yes No 0.0 -- No Yes
No Very Low/Low
8612-001-921 Route 66 District Route 66 89 0.14 Vacant Residential
LA County
Housing
Authority 10 Yes No 0.0 -- No Yes
No Very Low/Low
8612-001-917 Route 66 District Route 66 89 0.13 Vacant Residential
LA County
Housing
Authority 10 Yes No 0.0 -- No Yes
No Very Low/Low
8612-001-916 Route 66 District Route 66 89 0.15 Vacant Residential
LA County
Housing
Authority 10 Yes No 0.0 -- No Yes
No Very Low/Low
8612-001-038 Route 66 District Route 66 89 0.14 4 Units, 1-4 Stories
Site 14
Owner A 10 Yes No 1.5 1963 No Yes No Very Low/Low
8612-001-914 Route 66 District Route 66 89 0.14 Vacant Residential
LA County
Housing
Authority 10 Yes No 0.0 -- No Yes
No Very Low/Low
2021-2029 Housing Element
H B -11 Azusa General Plan
Parcel Number
(APN)
General Plan
Designation Zoning
Assumed
Average
Density
(du/ac) Acres Current Use
Potential
Consolidation
Common
Ownership
Realistic
Capacity
(80%)
Infrastructure
Capacity
On-Site
Constraints ILR
Year
Built
4th
Cycle
Site
5th
Cycle
Site
Subject
to AB
1397
Affordability
Level
8612-001-909 Route 66 District Route 66 89 0.14 Vacant Residential
LA County
Housing
Authority 10 Yes No 0.0 -- No Yes
No Very Low/Low
8612-001-913 Route 66 District Route 66 89 0.15 Vacant Residential
LA County
Housing
Authority 10 Yes No 0.0 -- No Yes
No Very Low/Low
8611-002-032
Downtown
Expansion
District
Downtown
Expansion 89 0.16 1 Unit
Site 3
Owner B 11 Yes No 1.5 1956 Yes Yes
No Very Low/Low
8611-002-018
Downtown
Expansion
District
Downtown
Expansion 89 0.08 1 Unit Owner C 6 Yes No 0.6 1950 Yes Yes
No Very Low/Low
8611-002-013
Downtown
Expansion
District
Downtown
Expansion 89 0.16 1 Unit Owner D 11 Yes No 0.5 1914 Yes Yes
No Very Low/Low
8611-002-019
Downtown
Expansion
District
Downtown
Expansion 89 0.19 1 Unit Owner E 14 Yes No 0.2 1913 Yes Yes
No Very Low/Low
8611-002-020
Downtown
Expansion
District
Downtown
Expansion 89 0.21 1 Unit Owner F 15 Yes No 0.5 1905 Yes Yes
No Very Low/Low
8611-002-040
Downtown
Expansion
District
Downtown
Expansion 89 0.16 4 Units, 1-4 Stories Owner G 11 Yes No 1.5 1988 Yes Yes
No Very Low/Low
8611-007-007
Downtown
District Downtown 89 0.28 Store, 1 Story
Site 35
Owner A 20 Yes No 0.6 1954 No No
No Very Low/Low
8611-007-008
Downtown
District Downtown 89 0.16
Office Building and
Residence, 1 Story Owner B 11 Yes No 1.2 1964 No No
No Very Low/Low
8611-007-036
Downtown
District Downtown 89 0.32 Store, 1 Story Owner C 22 Yes No 1.2 1964 Yes No
No Very Low/Low
8608-029-001
Downtown
Expansion
District
Downtown
Expansion 89 0.34
Restaurant, Lounge or
Tavern, 1 Story Site 4 Owner A 24 Yes No 0.7 1957 No Yes
No Very Low/Low
8608-029-043
Downtown
Expansion
District
Downtown
Expansion 89 0.17
Commercial, Unassigned,
Vacant Owner A 12 Yes No 0.0 -- No Yes
No Very Low/Low
8608-028-010 Transit District Transition 89 1.02
Light Manufacturing, 1
Story
Site 5
Owner A 73 Yes No 3.4 1901 No Yes
No Very Low/Low
8608-028-001 Transit District Transition 89 0.10 Industrial, Vacant Owner B 6 Yes No 0.0 -- No Yes No Very Low/Low
8608-028-903 Civic District Civic 89 0.19
Government Owned,
Vacant Site 60 Azusa City 14 Yes No 0.0 -- No No
No Very Low/Low
8608-028-901 Civic District Civic 89 0.19 Government, Unassigned Azusa City 13 Yes No 0.0 -- No No No Very Low/Low
8611-005-013 Transit District Transition 89 0.16 1 Unit Site 7 Owner A 11 Yes No 0.3 1929 No Yes No Very Low/Low
2021-2029 Housing Element
Azusa General Plan H B -12
Parcel Number
(APN)
General Plan
Designation Zoning
Assumed
Average
Density
(du/ac) Acres Current Use
Potential
Consolidation
Common
Ownership
Realistic
Capacity
(80%)
Infrastructure
Capacity
On-Site
Constraints ILR
Year
Built
4th
Cycle
Site
5th
Cycle
Site
Subject
to AB
1397
Affordability
Level
8611-005-014 Transit District Transition 89 0.15 1 Unit Owner B 10 Yes No 0.5 1929 Yes Yes No Very Low/Low
8611-005-015 Transit District Transition 89 0.18 1 Unit Owner C 13 Yes No 0.4 1921 Yes Yes No Very Low/Low
8611-005-016 Transit District Transition 89 0.16 1 Unit Owner D 11 Yes No 1.7 1995 Yes Yes No Very Low/Low
8608-028-002 Transit District Transition 89 0.17 2 Units, 1-4 Stories
Site 70
Owner A 12 Yes No 0.3 1961 Yes No No Very Low/Low
8608-028-003 Transit District Transition 89 0.18 3 Units, 1-4 Stories Owner B 13 Yes No 0.1 1921 No No No Very Low/Low
8608-028-004 Transit District Transition 89 0.09 1 Unit Owner C 6 Yes No 0.2 1958 No No No Very Low/Low
8608-028-013 Transit District Transition 89 0.17 1 Unit Owner D 12 Yes No 0.3 1925 Yes No No Very Low/Low
8608-028-005 Transit District Transition 89 0.09 1 Unit Owner E 6 Yes No 0.3 1923 No No No Very Low/Low
8608-028-006 Transit District Transition 89 0.18 1 Unit Owner E 13 Yes No 0.4 1960 No No No Very Low/Low
8608-028-014 Transit District Transition 89 0.18 2 Units, 1-2 Stories Owner F 13 Yes No 0.4 2000 No No No Very Low/Low
8612-003-036 Route 66 District Route 66 89 0.33 Store, 1 Story
Site 72
Owner A 23 Yes No 1.8 1987 No No No Very Low/Low
8612-003-034 Route 66 District Route 66 89 0.19 Office Building, 1 Story Owner B 14 Yes No 0.7 1979 No No No Very Low/Low
8612-003-035 Route 66 District Route 66 89 0.27
Commercial, Unassigned,
Vacant Owner A 19 Yes No 0.0 -- No No
No Very Low/Low
8624-002-049 Route 66 District Route 66 89 0.52
Motel, 1-49 Rooms, 1
Story Site 77 Owner A 37 Yes No 2.7 1987 No No
No Very Low/Low
8624-002-045 Route 66 District Route 66 89 0.48
Home For Aged and
Others, 1 Story Owner B 34 Yes No 0.6 1948 No No
No Very Low/Low
2021-2029 Housing Element
H B -13 Azusa General Plan
Table H-B.7: Religious Institution Sites
Parcel Number (APN)
General Plan
Designation Zoning
Allowable
Density
(du/ac) Acres Current Use
Potential Lot
Consolidation
Common
Ownership
Realistic
Capacity
Infrastructure
Capacity
On-Site
Constraints ILR
4th Cycle
Sites
5th Cycle
Sites
Subject to
AB 1397
Affordability
Levels
8616-007-046 Low Density Residential Low 8 0.38 Church, 1 Story -- -- 1 Yes No 2.1 Yes No No Very Low/Low
8611-035-023 Low Density Residential Low 8 0.78 Church, 1 Story -- -- 2 Yes No 0.9 Yes No No Very Low/Low
8615-019-027 Low Density Residential Low 8 0.81 Church, 1 Story -- -- 2 Yes No 1.9 Yes No No Very Low/Low
8611-016-026 Low Density Residential Low 8 0.65 Church, 1 Story -- -- 2 Yes No 1.3 No No No Very Low/Low
8611-011-029
Medium Density
Residential Med 15 0.95
Church, 1 Story
-- -- 6 Yes No 2.9 Yes No No
Very Low/Low
8611-023-034
Medium Density
Residential Med 15 0.33
Church, 1 Story
-- -- 2 Yes No 1.0 Yes No No
Very Low/Low
8612-020-192 Low Density Residential Low 8 0.29 Church, 1 Story -- -- 1 Yes No 4.0 No No No Very Low/Low
8614-016-049 Commercial Mixed Use CSA 27 2.3 Church, 1 Story -- -- 25 Yes No 0.6 No No No Very Low/Low
8614-015-028 Commercial Mixed Use CSA 27 2.09 Church, 1 Story -- -- 22 Yes No 4.8 No No No Very Low/Low
8611-028-025 Residential Mixed Use CSG 27 0.14 Church, 1 Story -- -- 2 Yes No 0.4 Yes No No Very Low/Low
8611-009-016
Moderate Density
Residential Mod 27 0.08 Church Parking
Yes
Owner A
11
Yes No 0.0 Yes Yes Yes
Very Low/Low
8611-009-017
Moderate Density
Residential Mod 27 0.08 Church Parking Owner A Yes No 0.0 Yes Yes Yes
Very Low/Low
8611-009-018
Moderate Density
Residential Mod 27 0.08 Church Parking Owner A Yes No 0.0 Yes Yes Yes
Very Low/Low
8611-009-015
Moderate Density
Residential Mod 27 0.16 Church Parking Owner A Yes No 0.5 Yes Yes Yes
Very Low/Low
8611-009-014
Moderate Density
Residential Mod 27 0.08 1 Unit (SFR) Owner B Yes No 0.4 No Yes Yes
Very Low/Low
8624-002-042
Moderate Density
Residential RMO 27 1.77
Church, 1 Story
Yes
Owner A
20
Yes No 10.4 Yes No No
Very Low/Low
8624-002-043
Moderate Density
Residential RMO 27 0.09
Church, 1 Story
Owner A Yes No 0.2 No No No
Very Low/Low
2021-2029 Housing Element
Azusa General Plan H B -14
Table H-B.8: Underutilized Sites to Accommodate Lower Income Housing
APN: 8612-001-067
Notes: Low ILR, built before 1990, can double amount of units
APN: 8612-003-046
Notes: Low ILR, built before 1990, can double amount of units
APN: 8608-021-001 to 006
Notes: Low ILR; less than a ¼ mile to Azusa Downtown Metro Station, 6 SFRs can
more than double units; nearby multi-family development on northeast corner.
APN:
8616-005-035; 8616-005-034; 8612-001-053; 8612-001-910; 8612-001-100; 8612-001-059;
8612-001-911; 8612-001-918; 8612-001-921; 8612-001-917; 8612-001-916
Notes: Low ILR, majority of parcels owned by LACHA, across the street from existing multi-
family.
APN:
8611-002-018; 8611-002-013; 8611-002-019; 8611-002-020; 8611-002-040
Notes: Low ILR, 5 SFR units, less than a quarter mile from Azusa Downtown Station
2021-2029 Housing Element
H B -15 Azusa General Plan
APN:
8611-007-007; 8611-007-008; 8611-007-036; 8611-007-038; 8611-007-009; 8611-007-010
Notes: Commercial uses with large parking lots, some parcels contain vacant commercial uses.
APN:
8611-005-013; 8611-005-014; 8611-005-015; 8611-005-016
Notes: Low ILR, 4 SFRs can more than double density
APN:
8608-028-002; 8608-028-003; 8608-028-004; 8608-028-013; 8608-028-005;
8608-028-006; 8608-028-014
Notes: Low IRL, adjacent to proposed multi-family development, ¼ mile from the
station, has capacity for double the existing capacity
APN:
8612-003-036; 8612-003-034; 8612-003-035
Notes: In close proximity to several high density multi-family developments; large parking lot
APN:
8624-002-049; 8624-002-045
Notes: Both buildings built before 1990, can more than double capacity; located
across from APU campus
APN:
8608-029-001; 8608-029-043
Notes: One restaurant with low ILR and built before 1990 and 2 parking lot
parcels