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Home My WebLink AboutResolution No. 2022-C17City of Azusa General Plan Approved March 7, 2022 per Resolution No. 2022-C17 Azusa Housing for All Housing Element 2021-2029 ii AZUSA HOUSING FOR ALL | AZUSA HOUSING ELEMENT 2021-2029 City of Azusa City Council Robert Gonzales, Mayor Jesse Avila, Mayor Pro-tem Edward J. Alvarez, Council Member Andrew N. Mendez, Council Member Dennis Beckwith, Council Member City of Azusa Planning Commission Robert Donnelson, Chair Elizabeth Ramirez, Vice Chair Mercedes Castro, Commissioner Charles Frank Allen, Commissioner Brittany Martinez, Commissioner Asuza Housing for All Advisory Committee Members Mercedes Castro, Chair — City of Azusa Planning Commission Andrew N. Mendez, Vice-Chair — City of Azusa City of Azusa City Council Christell Hutchinson, Azusa Senior Advisory Committee Steve Castro, Azusa Chamber of Commerce Latasha Jamal, Azusa Unified School District Maureen Taylor, Azusa Pacific University City of Azusa Department of Economic & Community Development Matt Marquez, Director Manuel Muñoz, Planning Manager/Azusa Housing for All Project Manager Carina Campos, Economic Development Specialist Consultant Team MIG, Inc. City of Azusa Department of Economic & Community Development Planning Division 213 E. Foothill Blvd. Azusa, CA 91702 626-812-5262 www.azusaca.gov Acknowledgements Approved March 7, 2022 per Resolution No. 2022-C17 | City of Azusa General Plan This document was funded by the California Department of Housing and Community Development’s Local Early Action Planning (LEAP) Grant. ii iii AZUSA HOUSING FOR ALL | HOUSING ELEMENT 2021-2029 iv AZUSA HOUSING FOR ALL | AZUSA HOUSING ELEMENT 2021-2029 v AZUSA HOUSING FOR ALL | HOUSING ELEMENT 2021-2029 vi AZUSA HOUSING FOR ALL | AZUSA HOUSING ELEMENT 2021-2029 vii AZUSA HOUSING FOR ALL | HOUSING ELEMENT 2021-2029 viii AZUSA HOUSING FOR ALL | AZUSA HOUSING ELEMENT 2021-2029 ix AZUSA HOUSING FOR ALL | HOUSING ELEMENT 2021-2029 Contents Chapter 1: Introduction.........................................................2 Regulatory Framework ��5 Scope and Content of the Housing Element �� 5 Acronyms ��6 Relationship to Other General Plan Elements�� 7 Public Participation ��8 Public Review Draft Housing Element ��12 Chapter 2: Housing Plan ...................................................15 Goals and Policies ��16 Summary of Quantified Objectives��38 Chapter 3: Needs Assessment............................................41 Population and Employment Trends��41 Household Characteristics ��46 Housing Stock Characteristics ��48 Special Housing Needs ��50 Energy Conservation Opportunities ��56 At-Risk Housing Analysis ��57 Projected Housing Need (RHNA) ��60 Chapter 4: Constraints Analysis..........................................63 Non-Governmental Constraints: Market Constraints��63 Government Code 65583(a)(6) Development Analysis��66 Governmental Constraints ��68 Affirmatively Furthering Fair Housing��105 Environmental and Infrastructure Constraints��142 x AZUSA HOUSING FOR ALL | AZUSA HOUSING ELEMENT 2021-2029 Chapter 5: Housing Resources..........................................145 Availability of Sites for Housing ��145 Administrative Resources ��169 Financial Resources ��170 Chapter 6: Housing Element Program Accomplishments.175 Quantified Objectives ��189 Appendix A........................................................................190 Appendix B.......................................................................224 xi THIS PAGE IS INTENTIONALLY LEFT BLANK.THIS PAGE IS INTENTIONALLY LEFT BLANK. Azusa Pedestrian Plan vv Introduction 1 2 AZUSA HOUSING ELEMENT 2021-2029 | INTRODUCTION Introduction 1 California Department of Finance, Report E-1: Population Estimates for Cities, Counties and the State, 2021. Background & Purpose 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 49,6581 , 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. 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 3 INTRODUCTION | AZUSA HOUSING ELEMENT 2021-2029 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). 4 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. 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. 5 INTRODUCTION | AZUSA HOUSING ELEMENT 2021-2029 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 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 6 AZUSA HOUSING ELEMENT 2021-2029 | INTRODUCTION • 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 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 7 INTRODUCTION | AZUSA HOUSING ELEMENT 2021-2029 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 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. 8 AZUSA HOUSING ELEMENT 2021-2029 | INTRODUCTION • 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. 9 INTRODUCTION | AZUSA HOUSING ELEMENT 2021-2029 COMMUNITY WORKSHOP 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. 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 10 AZUSA HOUSING ELEMENT 2021-2029 | INTRODUCTION • 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. 11 INTRODUCTION | AZUSA HOUSING ELEMENT 2021-2029 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. • 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 12 AZUSA HOUSING ELEMENT 2021-2029 | INTRODUCTION 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. Public Review Draft Housing Element The Draft Housing Element was posted on the City’s website and distributed to stakeholders on June 16, 2021. During the public review period, a study session with the Planning Commission and City Council was held to provide an additional opportunity for public input (June 21, 2021) prior to submitting the draft to HCD for review and comment on July 6, 2021. During the meeting, the City’s consultant presented a summary of Housing Element requirements, public input, and the content of the Housing Element. There were no public comments received during the study session. Between June 16, 2021 and July 5, 2021, the draft Housing Element was advertised for public review and an online comment form was available for the public to provide feedback on the Draft Element. During this time, three public comments were received. The public comments are included in Appendix A (Outreach). In response to these comments, the Housing Plan was reviewed, and the following changes were made: • Program H3-4 (ADUs) was revised to ensure consistency with State law for ADU regulations • Program H3-6 (Homelessness) was revised to support ongoing efforts to address homelessness through the provision of emergency shelter, transitional housing, and supportive housing The Draft Element will remain available on the City’s website for additional public review and comment during the HCD review period. As revisions are made to respond to HCD comments, this information was also posted on the City’s website. HCD reviewed the draft Element and provided two comment letters with requests for revisions. The Housing Element was revised in response to these comments and the public was invited to attend and comment on the Housing Element at hearings held before the Planning Commission and the City Council. The revised Draft Housing Element was available on the website and at City Hall no less than 10 days prior to each hearing. 13 INTRODUCTION | AZUSA HOUSING ELEMENT 2021-2029 THIS PAGE IS INTENTIONALLY LEFT BLANK. 14 THIS PAGE IS INTENTIONALLY LEFT BLANK. Azusa Pedestrian PlanHousing Plan 2 15 HOUSING PLAN | AZUSA HOUSING ELEMENT 2021-2029 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. 16 AZUSA HOUSING ELEMENT 2021-2029 | HOUSING PLAN Goals and Policies A� MAINTAIN AND PRESERVE EXISTING AFFORDABLE HOUSING STOCKS 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 CDBG funds, provide grants to extremely low-, very low-, low-, and moderate- income households for the rehabilitation of residences. Examples of eligible repairs and improvements include but are not limited to energy efficiency improvements, removal of impediments and material barriers that obstruct accessibility, roofing, plumbing repairs, electrical repairs, exterior painting, and window replacement. Prioritize grants for extremely low-income households. 17 HOUSING PLAN | AZUSA HOUSING ELEMENT 2021-2029 • 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: CDBG Quantified Objective: Provide 10 grants annually up to a maximum amount of $12,000 per household, to assist a total of 80 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 Funding Sources Quantified Objective: Annually inspect 1,000 rental units 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. • Using CDBG funds, construct Americans-with-Disabilities Act Compliant (ADA) improvements that improve accessibility and mobility for all persons, especially providing elderly and severely disabled persons safe and clear paths of travel. Timeframe: Ongoing Responsible Agency: Economic and Community Development Department Funding Sources: DBG, Outside Funding Sources Quantified Objective: Annually, install approximately 15-20 Americans with Disabilities Act-compliant curb ramps with truncated domes and replace damaged sidewalks to provide accessible, unobstructed path of travel for severely disabled adults and elderly persons. 18 AZUSA HOUSING ELEMENT 2021-2029 | HOUSING PLAN 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 Responsible Agency: Economic and Community Development Department Funding Sources: Departmental Budget Quantified Objective: Preserve 178 units of affordable housing units through the planning period Program H1-5: Code Enforcement In conjunction with the Residential Rehabilitation Program (Program H1-1), the Code Enforcement Program aids in arresting the decline of residential low- and moderate-income areas that have been deemed deteriorating or deteriorated. Code violations addressed through this CDBG-funded activity include graffiti abatement, un-permitted/illegal construction, vehicles parked on lawns, illegal garage conversions, roofs in disrepair, broken windows, and over accumulation of trash and/or debris. Timeframe: Ongoing Responsible Agency: Economic and Community Development Department Funding Source: CDBG Quantified Objective: Inspect 200-300 reports of code enforcement violations annually. Refer eligible cases to the Housing Rehabilitation Program. 19 HOUSING PLAN | AZUSA HOUSING ELEMENT 2021-2029 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; begin advertising homeownership housing assistance programs within one year of Housing Element adoption. 20 AZUSA HOUSING ELEMENT 2021-2029 | HOUSING PLAN 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 Objective: Increase access to information about available resources for all community members 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 to foster housing opportunities for extremely low-, very low-, and low-income residents. 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 Quantified Objective: Preserve 242 Housing Choice Vouchers currently in use in Azusa 21 HOUSING PLAN | AZUSA HOUSING ELEMENT 2021-2029 Program H2-4: Inclusionary Housing Ordinance Inclusionary housing policies require developers to reserve a certain percentage of housing units for extremely low/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. • 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. 22 AZUSA HOUSING ELEMENT 2021-2029 | HOUSING PLAN 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. Program H3-1: Ensure Adequate Sites to Accommodate Regional Fair Share of Housing Growth The City has a Regional Housing Needs Assessment (RHNA) of 760 extremely low/very low- income, 368 low-income, 382 moderate-income, and 1,141 above moderate-income units for the 2021-2029 RHNA planning period (2,651 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 units affordable to extremely low-, very low-, low-, and moderate-income households. • Continue to monitor development interest, inquiries and, progress towards mixed-use development. Periodically re-evaluate approach and progress. 23 HOUSING PLAN | AZUSA HOUSING ELEMENT 2021-2029 • 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 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 ensure consistency with State law and revise to comply with State law. In addition, remove regulations pertaining to second units that may conflict with State law, 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, including development of an information packet to market ADU construction. Opportunities could include advertising ADU development opportunities on the City’s website, through social media, at City Hall, and at City events. • Continue to coordinate with Code Enforcement on cases of unpermitted ADUs and provide information to the applicant/homeowner to encourage conversion of existing unpermitted ADUs into permitted ADUs without fines/penalties. 24 AZUSA HOUSING ELEMENT 2021-2029 | HOUSING PLAN • Identify an ADU specialist within the Planning Department to respond to inquiries and support outreach efforts. • 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 (including the affordability of constructed ADUs) through the Housing Element Annual Progress Report process. If, at the midpoint of the planning period, targets identified in the Housing Element are not met, identify and implement additional incentives or other strategies, as appropriate, to ensure adequate sites during the planning period. Timeframe: Review/revise Development Code within one year of Element adoption and submit revised ADU Ordinance to HCD for review; ongoing ADU development support; annually monitor ADU construction and affordability; in 2025, evaluate progress compared to projections—If targets are not being achieved, implement new strategies in a timely manner (i.e., within approximately six months) to encourage ADU development. Responsible Agency: Economic and Community Development Department Funding Sources: Departmental Budget, State grants Quantified Objective: Support the development of 242 accessory dwelling units during the planning period. 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 25 HOUSING PLAN | AZUSA HOUSING ELEMENT 2021-2029 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. • Support ongoing efforts to address homelessness through the provision of emergency shelter, transitional housing, and supportive housing and seek innovative solutions to address homelessness. • Implement the Goals and Supporting Actions identified in the Azusa Plan to Combat Homelessness. Timeframe: Ongoing Responsible Agency: Administration and Economic and Community Development Department Funding Sources: Departmental Budgets 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. 26 AZUSA HOUSING ELEMENT 2021-2029 | HOUSING PLAN 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: • 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 SB 899 and AB 1851 (2020 legislative session) allows religious institutions to build 100 percent affordable housing projects on their properties through a ministerial process and allows for removal of existing parking areas. Azusa is home to a multitude of properties owned by churches, temples, and other religious institutions, with capacity for additional development. • The City will create standards and a review process for the establishment of affordable housing via a Religious Institution Housing Ordinance or other zoning approach. • The City will proactively reach out to property owners to gauge development interest, provide educational materials regarding SB 899 and AB 1859, and develop an ordinance to streamline the approval process. 27 HOUSING PLAN | AZUSA HOUSING ELEMENT 2021-2029 Timeframe: Within 3 years of the Housing Element planning period Responsible Agency: Economic and Community Development Department Funding Sources: Departmental Budget Program H3-10: Development on Nonvacant Sites Promote residential development on nonvacant sites by: • Targeting nonvacant sites identified in the Housing Element as priorities for fund allocation as funds are available. • Expanding the opportunities for adaptive reuse of nonresidential existing buildings for housing through the expansion of by-right processes, reduced parking standards, flexible building standards, and increased flexibility on the types of uses (e.g. live/work) and locations that can be converted to support proposed developments. • Proactively outreaching to property owners with a survey on how the city can support redevelopment efforts. • As part of the City’s comprehensive General Plan update, the City will explore a variety of tools to encourage housing development on nonvacant sites, including the potential of implementing Enhanced Infrastructure Financing Districts as a method for funding affordable housing. Newer state legislative mechanisms (AB 733 and SB 1145) that have materialized in the wake of redevelopment agency dissolution allow agencies to utilize growth in tax revenue, or tax increment, to finance certain projects, including at least 20% for affordable housing, within a limited geographic area. Timeframe: Ongoing; consider adaptive reuse standards within three years of Housing Element adoption; initiate General Plan update in 2022. 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. 28 AZUSA HOUSING ELEMENT 2021-2029 | HOUSING PLAN 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 one year of Housing Element adoption; Ongoing Responsible Agency: Economic and Community Development Department – Planning Division Funding Sources: Departmental Budget Program H4-2: Housing for Extremely Low-Income Households • 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, to support housing opportunities for extremely low- income households. • 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. Identify and draft any necessary revisions to the Development Code to make this intent clear, including new definitions and additions to allowed uses tables. 29 HOUSING PLAN | AZUSA HOUSING ELEMENT 2021-2029 • 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. Add a definition of supportive housing in the Development Code. 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. • Prioritize funding toward extremely low-income housing projects, as available. Prioritize project streamlining for housing that serves extremely low-income households. • Continue to pursue and identify new funding sources to support rental assistance programs for extremely low-income households, including emergency rental assistance, to the extent feasible. • Contact affordable housing developers to discuss options and potential sites in Azusa for development of housing affordable to extremely low-income households or conversion of existing spaces, such as hotels, into housing options for extremely low-income households. Timeframe: Adopt Development Code amendments within one year of Housing Element adoption; Ongoing ; Contact/discuss development options with affordable housing developers within two years of Housing Element adoption 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. 30 AZUSA HOUSING ELEMENT 2021-2029 | HOUSING PLAN 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 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. 31 HOUSING PLAN | AZUSA HOUSING ELEMENT 2021-2029 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 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 32 AZUSA HOUSING ELEMENT 2021-2029 | HOUSING PLAN 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. 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. • Review Development Code standards and procedures associated with the approval of residential care facilities; revise as appropriate to streamline and provide consistent application of standards and ensure that these uses are treated objectively and do not discriminate against persons with disabilities. 33 HOUSING PLAN | AZUSA HOUSING ELEMENT 2021-2029 • Encourage developers of single-family dwellings to incorporate universal design and/or ”visitability” improvements. Timeframe: Ongoing; update Development Code within one year of adoption 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 34 AZUSA HOUSING ELEMENT 2021-2029 | HOUSING PLAN Program H5-3: Affirmatively Furthering Fair Housing Identified Fair Housing Issue and Priority (High, Medium, Low) Contributing Factors Meaningful Actions Displacement risk due to regional economic pressure (Priority: Medium) • Inadequate supply/ production of affordable/special needs housing • Displacement of residents due to regional economic pressures • High land and development costs in the region • Land use and zoning laws • Public opposition to new development and land use and zoning laws • Inadequate supply/ production of affordable/ special needs housing • Potentially large population of students • Limited access to opportunity (education, transportation, economic) Disproportionate housing needs in areas with lower incomes and higher proportions of renters (Priority: High) The two identified fair housing issues are closely related, as such, the meaningful action items address both issues. • 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. Add resources and information in Spanish and make available to the public. Timeframe: Four times per year as part of fair housing workshops by the Fair Housing Foundation and other housing related events. • Include a fair housing presentation in City Council meetings. Timeframe: 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. Timeframe: By 2023 • 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. Timeframe: Ongoing 35 HOUSING PLAN | AZUSA HOUSING ELEMENT 2021-2029 Program H5-3: Affirmatively Furthering Fair Housing Identified Fair Housing Issue and Priority (High, Medium, Low) Contributing Factors Meaningful Actions • Pursue funding and target neighborhoods of concentrated poverty for investment in rehabilitation, parks, transit, and active transportation. Ensure economic development plans reflect the needs of lower-opportunity neighborhoods. Timeframe: one funding application annually. • Coordinate with local universities and community colleges to assess student housing needs and participate in any campus planning efforts. Timeframe: Ongoing • Continue to use the Rental Inspection Program as a tool to monitor and address fair housing issues. Timeframe: Ongoing • Continue to implement the Analysis of Impediments to Fair Housing Choice and HUD Consolidated Plan. Timeframe: Ongoing, AI update in 2025. • Conduct public meetings at suitable times, accessible to persons with disabilities, and near public transit. Resources will be invested to provide interpretation • Initiate a General Plan update and engage the community around achieving better economic outcomes for residents, including supporting school advancement and high-paying jobs in the community. Timeframe: Initiate General Plan update in 2022. 36 AZUSA HOUSING ELEMENT 2021-2029 | HOUSING PLAN Program H5-3: Affirmatively Furthering Fair Housing Identified Fair Housing IssVue and Priority (High, Medium, Low) Contributing Factors Meaningful Actions Related program actions in other programs in this Housing Plan: • Program H1-2: Rental Inspection Program • Program H1-3: Neighborhood Improvement Zone Program • Program H1-4: Monitor and Preserve Affordable Housing and At-Risk Rental Housing • Program H2-1: First-Time Homebuyer Assistance Programs • Program H2-2: Affordable Housing Funding Sources • Program H2-3: Section 8 Housing Choice Voucher Program • Program H2-4: Inclusionary Housing Ordinance • Program H3-5: Alternative Housing Models • Program H5-1: Special Needs Housing • Program H5-2: Fair Housing Services * State law requires that prioritization of contributing factors giving highest priority to those factors that most affect fair housing choice or access to opportunity in Azusa. Timeframe: Varies by action item, see action items above. Responsible Party: Economic and Community Development Department Funding Source: Departmental Budget 37 HOUSING PLAN | AZUSA HOUSING ELEMENT 2021-2029 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: Implement outreach plan within one year of Housing Element adoption; Ongoing Responsible Agency: Economic and Community Development Department Funding Sources: Departmental Budget Program H5-5: General Plan Update 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. Explore Community benefit zoning and/or other land value recapture strategies as part of the General Plan update. 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 38 AZUSA HOUSING ELEMENT 2021-2029 | HOUSING PLAN Program H5-6: Reasonable Accommodation The City has established reasonable accommodation procedures in place. In order to ensure consistent application and clarity, the City will re-evaluate these procedures and modify to enhance equal housing opportunity, as needed. Timeframe: Within one year of Housing Element adoption Responsible Agency: Economic and Community Development Department Funding Sources: Departmental Budget 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 Extremely Low Very Low Low Moderate Above Moderate Total Construction Objective (RHNA) 760 368 382 1,141 2,651 Rehabilitation Objective 80 --80 At-Risk Housing Units to Preserve 178 ----178 39 HOUSING PLAN | AZUSA HOUSING ELEMENT 2021-2029 THIS PAGE IS INTENTIONALLY LEFT BLANK. Azusa Pedestrian Plan Needs Assessment 3 41 NEEDS ASSESSMENT | AZUSA HOUSING ELEMENT 2021-2029 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). 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. Needs Assessment Table H-3.1: Population Growth and Projected Growth % Change$% Change 2010 2020 2045 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 36 80 Source: CA DOF E-5 Population and Housing Estimates, SCAG Growth Forecasts 42 AZUSA HOUSING ELEMENT 2021-2029 | NEEDS ASSESSMENT 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. 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 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-3.2: 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 43 NEEDS ASSESSMENT | AZUSA HOUSING ELEMENT 2021-2029 Table H-3.3: Race and Ethnicity Demographic Profile 2010 Percentage 2018 Percentage Race and 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%6,223 14% 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% 44 AZUSA HOUSING ELEMENT 2021-2029 | NEEDS ASSESSMENT Table H-3.4: Employment by Industry Demographic Profile 2010 Percentage 2018 Percentage 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% 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 45 NEEDS ASSESSMENT | AZUSA HOUSING ELEMENT 2021-2029 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 H-3.5: 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 46 AZUSA HOUSING ELEMENT 2021-2029 | NEEDS ASSESSMENT 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. Table H-3.6: Household Characteristics by Tenure Household Characteristic Owner Households Renter Households All Households Number of Households* 6,619 (52.1%)6,078 (47.9%)12,697 Median Household Income*$82,312 $43,821 $60,227 Household Income Categories** 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%) 47 NEEDS ASSESSMENT | AZUSA HOUSING ELEMENT 2021-2029 Table H-3.6: Household Characteristics by Tenure Household Characteristic Owner Households Renter Households All Households Lower Income Households Overpaying for Housing (0- 80% AMI)** 1,480 (56%)3,240 (76%)4,720 (68%) Source(*): US Census Bureau, American Community Survey 2014-2018 5-year estimates Source(**): 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 • 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. 48 AZUSA HOUSING ELEMENT 2021-2029 | NEEDS ASSESSMENT 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. 49 NEEDS ASSESSMENT | AZUSA HOUSING ELEMENT 2021-2029 Table H-3.7: Housing Stock Characteristics by Tenure Housing Characteristic Renter Households All Households Percentage 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% 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. 50 AZUSA HOUSING ELEMENT 2021-2029 | NEEDS ASSESSMENT 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. 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. 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-3.8: 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: US Census Bureau 2010 Census, American Community Survey 2014-2018 5-year estimates 51 NEEDS ASSESSMENT | AZUSA HOUSING ELEMENT 2021-2029 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. 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). Many factors limit the supply of housing available to households of persons with disabilities. In addition to the need for housing that is accessible or ADA-compliant, housing affordability is a key limitation as many persons with disabilities live on disability incomes or fixed income. Location of housing is also an important factor for many persons with disabilities, as they often rely upon public transportation to travel to necessary services and shops. Many developmentally disabled persons can live and work independently within a conventional housing environment but may require a group living environment. Because developmental disabilities exist before adulthood, the first issue in supportive housing for the Table H-3.9: Special Needs Groups Special Needs Category Count Percent Persons with Disabilities*4,126 persons 8.4% of residents Persons with Developmental Disabilities*1,757 persons 3.8% of residents Elderly (65+ years)* 4,803 persons 941 householdss 10% of residents 7.4% of households Large Households (5+ members)*2,572 households 20.3% of households Farmworkers**136 persons 0.6 of labor force 52 AZUSA HOUSING ELEMENT 2021-2029 | NEEDS ASSESSMENT Table H-3.9: Special Needs Groups Special Needs Category Count Percent Female Headed Households*2,390 households 18.8% of households People Experiencing Homelessness***329 persons N/A Source(*): US Census Bureau, American Community Survey 2014-2018 5-year estimates Source(**): California Department of Developmental Services, 2020; DDS consumer count by CA ZIP Codes 91702 Source (***): 2019 Greater Los Angeles Homeless Count Report developmentally disabled is the transition from the person’s living situation as a child to an adult. 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. For those living in single-family homes, residents can benefit from accessibility improvements such as wider doorways and hallways, access ramps and railings, larger bathrooms with grab bars, lowered countertops, and other features common to “barrier free” housing. According to the State Department of Social Services, seven small residential care facilities with capacity to support 33 residents are located in Azusa. In addition, four large residential care facilities for the elderly accommodate 114 Azusa disabled seniors. Accommodating a sufficient quantity and quality of housing for people with disabilities of any kind is a significant challenge in these times due to the lack of funding and complexity of housing and service needs involved. Azusa supports the provision of housing for persons with disabilities and has provisions in the Development Code to enable group housing through the residential care facility process. The City has in place a reasonable accommodation procedure and, as of 2021, was revisiting the procedure to ensure clarity and a streamlined application, review, and approval process for housing for persons with disabilities. 53 NEEDS ASSESSMENT | AZUSA HOUSING ELEMENT 2021-2029 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. Seniors with limited incomes may have difficulty finding affordable housing. The Los Angeles Housing Authority is responsible for the Housing Choice Voucher (Section 8) program in the City of Azusa. Priority is given to senior (62 years old or older), disabled or handicapped residents that meet the income guideline limits established by the Federal Government. Many Azusa seniors reside in conventional single-family homes. Senior homeowners who need maintenance assistance can apply to the City’s Residential Rehabilitation Program, which provides grants to eligible homeowners/occupants of single- family detached homes to create a safe living environment. Azusa also has been active in providing for a variety of housing options that are age- restricted for seniors. The City has reduced development standards for senior housing; this has fostered new development including the Gladstone Senior Villas, constructed in 2020 (60 units). Azusa is also home to four assisted living facilities. The Azusa Senior Center serves as a resource for seniors in the community, providing meals and information to support the population. 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). The majority of housing in Azusa has two or fewer bedrooms (51 percent). One third of housing has three bedrooms, 13 percent has four bedrooms, and two percent have five or more bedrooms. Significantly more owner-occupied housing has three or more bedrooms, as indicated in Figure H3-1. However, 26 percent of rental housing has three or more bedrooms. Given that the population of large households within Azusa is less than the existing housing stock for large units, existing supply may be adequate to support this group. However, support services may be necessary to address existing overcrowding due to an inability to afford larger unit sizes. 54 AZUSA HOUSING ELEMENT 2021-2029 | NEEDS ASSESSMENT The Los Angeles Community Development Authority (LACDA) implements the Housing Choice Voucher/Section 8 rental assistance on behalf of Azusa. Housing choice vouchers are provided to approximately 242 households in Azusa earning low or very low incomes. These vouchers are portable and not tied to a specific apartment project. Figure H-3.1: Tenure by Bedrooms Source: US Census Bureau, American Community Survey 2014-2018 5-year estimates 55 NEEDS ASSESSMENT | AZUSA HOUSING ELEMENT 2021-2029 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. 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. Providing housing opportunities for families in Azusa is a challenging task. The primary need for female-headed households is for more affordable housing and supportive services, including childcare. The Los Angeles Community Development Authority (LACDA) implements the Housing Choice Voucher/ Section 8 rental assistance on behalf of Azusa. Housing choice vouchers are provided to approximately 242 households in Azusa earning low or very low incomes. These vouchers are portable and not tied to a specific apartment project. Program H2-3 is included in the Housing Plan to continue to partner with LACDA and promote the use and availability of Housing Choice Vouchers in the community. 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 56 AZUSA HOUSING ELEMENT 2021-2029 | NEEDS ASSESSMENT Greater Los Angeles Homeless Count Report. In 2019, there was a total of 329 homeless individuals in Azusa, 94 percent of which were unsheltered. The City allows shelters 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. In addition, through Program H4-2, Azusa will allow Low-Barrier Navigation Centers (a housing first, low barrier, service-enriched shelter focused on moving people into permanent housing) by right in all areas zoned for mixed-use and nonresidential zones that allow multi-family uses. The City of Azusa continues to work with regional partners, including local nonprofits and surrounding jurisdictions, to address homelessness. In 2018, the City adopted a Plan to Prevent and Combat Homelessness, which outline the City’s priorities as it continues to address issues related to homelessness. In 2019, the City received additional funds to build capacity 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. 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 significant 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. 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. 57 NEEDS ASSESSMENT | AZUSA HOUSING ELEMENT 2021-2029 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 Programs 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 Sources: US Census Bureau 2010 Census, American Community Survey 2014-2018 5-year estimates 58 AZUSA HOUSING ELEMENT 2021-2029 | NEEDS ASSESSMENT 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. 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. 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 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 59 NEEDS ASSESSMENT | AZUSA HOUSING ELEMENT 2021-2029 Table H-3.11: Assisted Housing Acquisition Cost Project Size Developments at Risk (Units) 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 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. 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 60 AZUSA HOUSING ELEMENT 2021-2029 | NEEDS ASSESSMENT Funding Sources A critical component to implement any of these preservation options is the availability of adequate funding, which can be difficult to secure. In general, Low-Income Housing Tax Credit funding is not readily available for rehabilitation and preservation, as the grant application process is highly competitive and prioritizes new construction. The City’s previous funding source, Low/ Mod Housing Funds available through the Redevelopment Agency, no longer exist due to the dissolution of Redevelopment nearly a decade ago. Available funding sources that can support affordable housing preservation include sources from the federal and state governments, as well as local and regional funding. Federal Funding • HOME Investment Partnerships (HOME) Program • Project-Based Vouchers (Section 8) • Section 811 Project Rental Assistance State Funding • Affordable Housing and Sustainable Communities Program • Golden State Acquisition Fund (GSAF) • Project Homekey • Housing for a Healthy California • Multifamily Housing Program (MHP) • National Housing Trust Fund • Predevelopment Loan Program (PDLP) Regional, Local, and Nonprofit Funding • San Gabriel Valley Regional Housing Trust • Foundations and Nonprofits Another option to preserve the affordability of at-risk projects is to restructure the financing of the projects by paying off the remaining balance or writing down the interest rate on the remaining loan balance. The feasibility of this option depends on whether the complexes are too highly leveraged. 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-3.12. 61 NEEDS ASSESSMENT | AZUSA HOUSING ELEMENT 2021-2029 Table H-3.12: Regional Housing Needs Allocation 2021-2029 Income Group % of County AMI Number of Units Allocated Percent of Total Allocation Very Low 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. Azusa Pedestrian Plan CONSTRAINTS ANALYSIS 4 63 CONSTRAINTS ANALYSIS | AZUSA HOUSING ELEMENT 2021-2029 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. 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. Constraints Analysis 64 AZUSA HOUSING ELEMENT 2021-2029 | CONSTRAINTS ANALYSIS 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. 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 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. state and national economies. Such policies unilaterally impact construction in a region and therefore do not deter housing construction in any specific community. 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 foot1. 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 structures2. Variations in the quality of materials, type of amenities, labor 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. 65 CONSTRAINTS ANALYSIS | AZUSA HOUSING ELEMENT 2021-2029 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 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. 66 AZUSA HOUSING ELEMENT 2021-2029 | CONSTRAINTS ANALYSIS 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. 67 CONSTRAINTS ANALYSIS | AZUSA HOUSING ELEMENT 2021-2029 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 68 AZUSA HOUSING ELEMENT 2021-2029 | CONSTRAINTS ANALYSIS 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. 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. 69 CONSTRAINTS ANALYSIS | AZUSA HOUSING ELEMENT 2021-2029 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. 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 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 70 AZUSA HOUSING ELEMENT 2021-2029 | CONSTRAINTS ANALYSIS 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. 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) 71 CONSTRAINTS ANALYSIS | AZUSA HOUSING ELEMENT 2021-2029 Table H-4.3: Residential Development Standards for Neighborhoods Neighborhood Centers Traditional Neighborhoods Transitional Neighborhoods Tract Neighborhoods 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. 72 AZUSA HOUSING ELEMENT 2021-2029 | CONSTRAINTS ANALYSIS 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. 73 CONSTRAINTS ANALYSIS | AZUSA HOUSING ELEMENT 2021-2029 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. 74 AZUSA HOUSING ELEMENT 2021-2029 | CONSTRAINTS ANALYSIS 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 Foothill Boulevard Corridor Azusa Avenue Corridor San Gabriel Avenue Corridor 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. 75 CONSTRAINTS ANALYSIS | AZUSA HOUSING ELEMENT 2021-2029 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 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. 76 AZUSA HOUSING ELEMENT 2021-2029 | CONSTRAINTS ANALYSIS 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 Authority3 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 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. 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. 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). 77 CONSTRAINTS ANALYSIS | AZUSA HOUSING ELEMENT 2021-2029 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 78 AZUSA HOUSING ELEMENT 2021-2029 | CONSTRAINTS ANALYSIS 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 TOD Specific Plan, 2018. 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 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 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. Additionally, the City provides flexibility in parking standards by having a clear process for senior housing projects and mixed- 79 CONSTRAINTS ANALYSIS | AZUSA HOUSING ELEMENT 2021-2029 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 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 80 AZUSA HOUSING ELEMENT 2021-2029 | CONSTRAINTS ANALYSIS 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. 81 CONSTRAINTS ANALYSIS | AZUSA HOUSING ELEMENT 2021-2029 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) 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. 82 AZUSA HOUSING ELEMENT 2021-2029 | CONSTRAINTS ANALYSIS 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) • 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. 83 CONSTRAINTS ANALYSIS | AZUSA HOUSING ELEMENT 2021-2029 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. 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 84 AZUSA HOUSING ELEMENT 2021-2029 | CONSTRAINTS ANALYSIS 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. 85 CONSTRAINTS ANALYSIS | AZUSA HOUSING ELEMENT 2021-2029 Table H-4.9: Permitted Uses in Neighborhood Zones Land Use Type Permit Required by Zone Specific Use RegulationsNCNG1NG2NG3 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 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. 86 AZUSA HOUSING ELEMENT 2021-2029 | CONSTRAINTS ANALYSIS 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 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 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 87 CONSTRAINTS ANALYSIS | AZUSA HOUSING ELEMENT 2021-2029 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 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 88 AZUSA HOUSING ELEMENT 2021-2029 | CONSTRAINTS ANALYSIS 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 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 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 89 CONSTRAINTS ANALYSIS | AZUSA HOUSING ELEMENT 2021-2029 standards, and appropriate findings. Certain development standards are not consistent with State law, as identified by HCD. The City will work with HCD to address areas of the ordinance that are out of compliance, and adjust accordingly. In addition, to provide additional clarity, the City will also modify the allowable use tables to remove “second units/carriage house” and replace this terminology 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 Government Code Section 65852.2, continue to update the ordinance as State law evolves, and to conduct community outreach to inform residents of ADU development 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 Irwindale on the west. The standards for this district are 90 AZUSA HOUSING ELEMENT 2021-2029 | CONSTRAINTS ANALYSIS 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. 91 CONSTRAINTS ANALYSIS | AZUSA HOUSING ELEMENT 2021-2029 • One parking space for each five beds and two additional spaces are required. Given that most shelter residents do not require parking and two additional spaces are required (anticipated to allow for employee parking), the minimum standards are adequate. Shelters are also able to provide additional parking beyond the minimums required by the Development Code, if more parking is needed for employees. • 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. • 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 92 AZUSA HOUSING ELEMENT 2021-2029 | CONSTRAINTS ANALYSIS to permanent housing. In Azusa, transitional and supportive housing are considered single-family or multi-family uses and are thus held to the same development standards as other residential uses of the same type in the same zone. However, the Development Code does not currently define transitional housing. Program H4-2 is included in the Housing Element to provide a definition of transitional housing and indicate that it is allowed in the same manner as other residential uses in each applicable zone 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 Development Code does not currently define supportive housing. Program H4-2 is included in the Housing Element to provide a definition of supportive housing and clearly indicate that it is a use allowed by right. 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. 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 93 CONSTRAINTS ANALYSIS | AZUSA HOUSING ELEMENT 2021-2029 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. 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 six 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, to provide additional opportunities for residential care facilities, large residential care facilities with more than six persons are permitted by right in all Corridors and with a Minor Use Permit (MUP) in the University District and in all neighborhood zones except Neighborhood Center. The MUP process applicable in the University District and Neighborhood Zines is not a constraint to development of large residential care facilities. The MUP process is conducted at the staff level with review and approval by the Zoning Administrator; no public hearing is required. The MUP process is 94 AZUSA HOUSING ELEMENT 2021-2029 | CONSTRAINTS ANALYSIS intended to serve the important functions of providing a project with conditions of approval and allowing assessment of each individual site. When MUPs are approved, standard conditions are attached. The City is currently (in 2021) reviewing standards and procedures for group homes, large residential care facilities, and reasonable accommodation procedures to allow for consistent implementation of regulations and streamlining. Program H-5.1 in the Housing Plan includes an action item to review the standards and processing procedure for residential care facilities to ensure that these uses are treated objectively and do not discriminate against persons with disabilities. 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 95 CONSTRAINTS ANALYSIS | AZUSA HOUSING ELEMENT 2021-2029 accommodation on the 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. Reasonable accommodation requests are reviewed by the Azusa Community and Economic Development Director. Decisions are appealable to the Planning Commission. As noted in the application, flexibility and/ or waivers of certain restrictions shall be provided if the following four elements are determined to be true based on substantial evidence provided by the applicant: 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. As of 2021, the City is currently reviewing standards and procedures for group homes, large residential care facilities, and reasonable accommodation procedures to allow for consistent implementation of regulations and streamlining. Program H-5.7 is included in the Housing Plan to re-evaluate the procedures in place to ensure consistent application and clarity. 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. 96 AZUSA HOUSING ELEMENT 2021-2029 | CONSTRAINTS ANALYSIS 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. 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 50-100 lots $16,450.75 97 CONSTRAINTS ANALYSIS | AZUSA HOUSING ELEMENT 2021-2029 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 Table H-4.13: Planning, Building, and Impact Fees Permit Type Azusa 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. 98 AZUSA HOUSING ELEMENT 2021-2029 | CONSTRAINTS ANALYSIS 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. 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. 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. 99 CONSTRAINTS ANALYSIS | AZUSA HOUSING ELEMENT 2021-2029 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.). 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 100 AZUSA HOUSING ELEMENT 2021-2029 | CONSTRAINTS ANALYSIS 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. 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. Development Review Requirements Table H-4.17 summarizes the Development Review requirements in Azusa, indicating the review authority for a variety of planning decisions. 101 CONSTRAINTS ANALYSIS | AZUSA HOUSING ELEMENT 2021-2029 Table H-4.17: Development Review Requirements Type of Decision Role of Review Authority* 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**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 (*) “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). (**) 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 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 102 AZUSA HOUSING ELEMENT 2021-2029 | CONSTRAINTS ANALYSIS 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. 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 103 CONSTRAINTS ANALYSIS | AZUSA HOUSING ELEMENT 2021-2029 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; • 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. 104 AZUSA HOUSING ELEMENT 2021-2029 | CONSTRAINTS ANALYSIS 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 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. 105 CONSTRAINTS ANALYSIS | AZUSA HOUSING ELEMENT 2021-2029 Affirmatively Furthering Fair Housing In January 2017, Assembly Bill 686 (AB 686) introduced an obligation to affirmatively further fair housing (AFFH) into California state law. AB 686 defined “affirmatively further fair housing” to mean “taking meaningful actions, in addition to combat discrimination, that overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity” for persons of color, persons with disabilities, and other protected classes. The bill requires that the Housing Element assess fair housing through the following components: a summary of fair housing issues and assessment of the City’s fair housing enforcement and outreach capacity; an analysis of segregation patterns and disparities in access to opportunities, an assessment of contributing factors, and an identification of fair housing goals and actions. The primary data sources for the AFFH analysis are 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 and the State of California Department of Housing and Community Development (HCD) AFFH Data Viewer. FAIR HOUSING ASSESSMENT 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. Fair Housing Enforcement and Capacity 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. 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 in Los Angeles County. 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 106 AZUSA HOUSING ELEMENT 2021-2029 | CONSTRAINTS ANALYSIS agency to HUD in the state, and the Housing Rights Center (HRC), which serves all of the cities and communities 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. The City of Azusa directs residents with fair housing complaints to the HRC and includes HRC contact information on the City’s website. The City’s Rental Housing Inspection Program (Program H1-2) also supports fair housing efforts by ensuring properties remain safe and well maintained in order to preserve existing rental housing in the city. The program directs the City to coordinate with the Los County Development Authority 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. Complaints filed with HUD 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, cited 290 times. The second most commonly cited issue was discriminatory terms, conditions, privileges, or services and facilities. 107 CONSTRAINTS ANALYSIS | AZUSA HOUSING ELEMENT 2021-2029 Local Fair Housing Enforcement and Outreach The HCD AFFH Data viewer provides additional information on local fair housing enforcement and outreach. Fair housing inquiries data from the U.S. Department of Housing and Urban Development (HUD) indicates that from 2013 to 2021, there were 21 inquiries originating from residents in Azusa, which is equivalent to 0.42 inquiries per 1,000 residents (see Figure H-4.1). The basis for complaints is only available for three of the inquiries; in these three cases the basis for the complaint was based on race or sex. Compared with surrounding jurisdictions, the number of inquiries per thousand residents is generally higher in Azusa. Bradbury (0.00), Monrovia (0.10), Duarte (0.14), and Glendora (0.09) have two to three times lower the level of inquiries to that of Azusa; however, Azusa’s proportion of renters is significantly higher than in these jurisdictions. 108 AZUSA HOUSING ELEMENT 2021-2029 | CONSTRAINTS ANALYSIS 109 CONSTRAINTS ANALYSIS | AZUSA HOUSING ELEMENT 2021-2029 Segregation and Opportunity Patterns and Trends The AFFH analysis must address areas of ongoing and concentrated segregation and integration and compare concentrations of protected characteristics and incomes. The following information discusses the levels of segregation and integration for race and ethnicity, income, familial status, persons with disabilities. Race/Ethnicity The ethnic and racial composition of a region is useful in analyzing housing demand and any related fair housing concerns as it tends to demonstrate a relationship with other characteristics such as household size, locational preferences, and mobility. Azusa is racially and ethnically diverse. Hispanic (64 percent) and White (19 percent) residents make up the majority of the City’s population, followed by Asian/Pacific Islander (14 percent) and Black (3 percent). Since 2010, the portion of the 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. Between 1990 and 2000, following a trend seen throughout Los Angeles County in the last decade, Azusa’s White population experienced a decline (going from 36 percent of the population to 24 percent of the population, a decline of 28 percent), while the Hispanic population increased by almost the same amount (29 percent, going from 53 percent to 64 percent). By and large, the changes in Azusa’s racial and ethnic composition have paralleled trends in Los Angeles County. The AFFH Data Viewer provides a measurement of the predominant racial/ ethnic group for each census tract and the extent of the group’s prominence. This is measured as predominant (> 50 percent), sizeable (10-50 percent), and slim (< 10 percent). The entire city of Azusa shows a Hispanic majority with much of the city showing a prominence value of 50 percent or greater. There is one census tract that has a White majority prominence value of 47 percent in the eastern area of the city. This census tract encompasses a portion of Glendora, which has a larger White population and more census tracts with a White majority. In Azusa, there are no other racial groups with prominence values. Additionally, Figure H-4.2 shows the distribution of non-white residents in Azusa based on 2018 block group data from HUD’s AFFH Data Viewer. The majority of the city is comprised of block groups where 91 percent or more of the population is non-white. Areas in northern Azusa have 61 to 80 percent non- white residents. There is one block group in the far northeast area of the city with a lower proportion (38 percent) of non-white residents. This block group contains the Azusa Pacific University and the Citrus Community College and is likely reflecting the demographics of the student population enrolled in these schools. Azusa differs slightly when compared to other foothill communities, such as Sierra Madre, Pasadena, and Glendora where the foothill areas have proportions of non-white residents at 40 percent or less. Segregation data shows that the Los Angeles region has moderate and high levels of segregation between racial and ethnic groups and is not as integrated when compared to Azusa. 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 110 AZUSA HOUSING ELEMENT 2021-2029 | CONSTRAINTS ANALYSIS 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. Dissimilarity index data are only available for the Los Angeles Urban County (as provided by the AI) and not for the City of Azusa. 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 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). To assist in the local analysis of integration and segregation, the Department of Housing and Community Development (HCD) and the California Tax Credit Allocation Committee (CTCAC) created Opportunity Maps to identify resources levels across the state. These opportunity maps are made from composite scores of three different domains (economic, environmental, and education) made up of a set of indicators. The opportunity maps include a measure or “filter” to identify areas with poverty and racial segregation (Census tracts with at least 30 percent of the population under the federal poverty line and a location quotient higher than 1.25 for Blacks, Hispanics, Asians, or all people of color in comparison to the County). According to the California Fair Housing Task Force’s 2021 opportunity maps, there are no census tracts or areas of high racial segregation and poverty in Azusa. Regionally, areas with high segregation and poverty in the San Gabriel Valley include portions of cities of Pomona, Rosemead, El Monte, and Pasadena (HCD AFFH Data Viewer). Generally, these areas also correspond to historic patterns of segregation and redlining (AFFH-Data Viewer). The Home Owners’ Loan Corporation (HOLC), a defunct financial services corporation from the 1930s, developed a neighborhood ranking system (known today as redlining) to assess credit- 111 CONSTRAINTS ANALYSIS | AZUSA HOUSING ELEMENT 2021-2029 worthiness by mortgage security. The grades ranged from A to D, where A included predominantly white or upper-middle-class neighborhoods that the HOLC defined as posing minimal risk, and D included areas that predominantly contained marginalized low- income populations, such as Jewish, Asian, Mexican, and Black residents. These areas were also more likely to be near industrial areas, freeways, and have an older housing stock. The effects of disinvestments caused by redlining can still be observable today, where formerly redlined neighborhoods have fewer resources such as quality schools, access to fresh food and health care. Many of the neighborhoods in the cities mentioned above were graded C (Declining) or D (Hazardous) and are still challenged by high rates of segregation and poverty in the 21st century. Historically, Azusa’s downtown area was classified as either Declining or Hazardous. The City has actively pursued opportunities for the downtown that will provide new services, housing, and address disinvestment. To ensure such positive change does not displace existing residents, Government Code Section 65583.2(g)(3) and Government Code section 66300(d) require housing is not demolished without being replaced and certain affordability criteria are met. Program H3-8 ensures projects proposed in Azusa comply with this law. Persons with Disabilities 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). Figure H-4.3 shows the population of persons with a disability by Census tract in the city using American Community Survey data from 2015-2019. At a regional level, Azusa is similar to the rest of the county in that almost all of the census tracts have less than 10 percent of their population living with a disability. There is one census tract with a slightly higher concentration (20 percent) of people with a disability, which is located directly south of Foothill Boulevard between Irwindale Avenue and San Gabriel Avenue. Familial Status Single-parent households require special consideration and assistance because of the greater need for day care, 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 daycare and other supportive services. 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. Figures H-4.4 and H-4.5 show the percent of children in married-couple households in the region and the percent of children in female-headed households (no spouse/partner) using ACS data from 2015-2019. The majority of census tracts have 60-80 percent of children living in married couple households and with one census tract having 80 percent or greater of married-couple households. Most of the census tracts in Azusa have proportions of 40 percent or less of children living in female- headed households. Azusa’s familial status demographics are similar to those of Arcadia, Glendora, and Sierra Madre, but with slightly higher rates of female-headed households. 112 AZUSA HOUSING ELEMENT 2021-2029 | CONSTRAINTS ANALYSIS Income Level According to the 2019 American Community Survey, the median household income for Azusa was $68,216, which is somewhat lower than that of the County of Los Angeles median household income of $72,797. This trend has existed over the past decades; in 2000, the median income in Azusa was $39,191, lower than the County’s median income of $42,189. 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. Income also varies by race; Census data shows that the median income for households that identify as White (Non-Hispanic) is $76,613, exceeding both the City and County median; while Hispanic households have a median income of $62,977. These trends have also stayed constant over the past two decades; in 2000, non-Hispanic Whites in Azusa had a median income of $42,444 while Hispanic households had a median income of $33,820. Figure H-4.6 shows that most of the city has a median income between $55,000 and $87,000. There are a three Census block groups that have a median income of between $30,000 and $55,000. Some of these areas are located in close proximity to the Azusa Pacific University and could reflect the local student population. Two additional block groups, near Downtown and near Base Line Road on the eastern end of the city, have median household incomes of less than $30,000. Figure H-4.7 shows that the majority of the city has 10 percent or less of residents living below the poverty level, with portions of the city having up to 20 percent of residents in poverty. One area shows 20 to 30 percent poverty; however, this is likely reflective of the local student population. Identifying low or moderate-income (LMI) geographic areas and individuals is important to overcome patterns of segregation. HUD defines an LMI area as a Census tract or block group where over 51 percent of the population is LMI (based on HUD income definition of up to 80 percent of the AMI). Figure H-4.6 shows the Lower and Moderate Income (LMI) areas in Azusa by Census block group. At the County level, the latest iteration of this data from the 2011-2015 American Community Survey (ACS) shows 5,526,154 residents in Los Angeles County are low- and moderate-income, compared to the total population of 9,863,025. More than half (56 percent) of the countywide population is considered low- or moderate- income and are members of households earning less than 80 percent of Area Median Income. Though significant, this percentage is similar to the broader geographical region. Neighboring Orange County’s is 49 percent low- and moderate-income; San Bernardino is 44 percent; and San Diego, 48 percent. Much of Los Angeles County has high proportions of LMI areas particularly in Southeast and Central Los Angeles and the San Gabriel Valley (cities of El Monte, Rosemead, Alhambra, Pomona, and Baldwin Park). Azusa has a higher low- and moderate-income percentage of 62.09 percent. Within the City, LMI areas are mostly in the eastern portions of Downtown and near Azusa Pacific University. 113 CONSTRAINTS ANALYSIS | AZUSA HOUSING ELEMENT 2021-2029 114 AZUSA HOUSING ELEMENT 2021-2029 | CONSTRAINTS ANALYSIS 115 CONSTRAINTS ANALYSIS | AZUSA HOUSING ELEMENT 2021-2029 116 AZUSA HOUSING ELEMENT 2021-2029 | CONSTRAINTS ANALYSIS 117 CONSTRAINTS ANALYSIS | AZUSA HOUSING ELEMENT 2021-2029 118 AZUSA HOUSING ELEMENT 2021-2029 | CONSTRAINTS ANALYSIS 119 CONSTRAINTS ANALYSIS | AZUSA HOUSING ELEMENT 2021-2029 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. In Los Angeles County, there are R/ECAPs concentrated around the central parts of the City of Los Angeles, with a few scattered in San Fernando, San Gabriel, and Antelope Valleys. The closest R/ECAPs to the City of Azusa are located 11 miles southwest in the cities of El Monte and South El Monte. This finding is supported by the HCD AFFH data viewer. While there are no R/ECAPs in the City, Figure 3.1 shows that most of the City’s block groups show a non-white population that is 60 percent or greater and is predominantly composed of a Hispanic population. Racially Concentrated Areas of Affluence Racially or Ethnically Concentrated Areas of Affluence (RCAAs) are generally understood to be neighborhoods in which there are both high concentrations of non-Hispanic White households and high household income rates. In Azusa, there are no significant concentrations of White households and high household incomes. The one Census tract with 38 percent nonwhite population borders and includes an area within the City of Glendora; however, this tract shows a median income that is less than the median income for the State ($87,100). Compared with Los Angeles County, the City has a higher percentage of Hispanic residents and a lower percentage of white, non-Hispanic residents. As a result, Azusa has fewer concentrations of White residents. A regional comparison shows that Azusa has fewer areas with predominantly White residents compared with other foothill cities and the County. There is no Census tract in Azusa with predominance values for the White population. 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. 120 AZUSA HOUSING ELEMENT 2021-2029 | CONSTRAINTS ANALYSIS 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 (scoring 44 to 5) 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). Neighboring Glendora provides significantly higher levels of opportunity than Azusa, indicating a disparity between these neighboring jurisdictions. While not within the lowest opportunity scores, Azusa represents an underserved area in the region where additional funding and efforts to improve education, economic, housing, transportation, and health opportunities could help support improvements in quality of life for residents. Additional analysis is presented below to describe each of these factors in more detail, through an updated index prepared by the Department of Housing and Community Development (HCD) and the California Tax Credit Allocation Committee (TCAC) and relevant efforts. TCAC Opportunity Maps (2021) The Department of Housing and Community Development (HCD) and the California Tax Credit Allocation Committee (TCAC) undertook an effort to evaluate access to opportunity by producing annual opportunity maps using a similar methodology and data found in the AI. The maps illustrate an overall composite score derived from characteristics grouped into three main categories: economic, environmental, and educational. The composite score ranges from low to highest resources, with low resources indicating less access to opportunity and high resources indicating greater access to opportunity. The TCAC/HCD Opportunity Maps are intended to display the areas that offer low-income children and adults the best chance at economic advancement, high educational attainment, and good physical and mental health. The primary function of TCAC is to oversee the Low-Income Housing Tax Credit (LIHTC) Program, which provides funding to developers of affordable rental housing. The opportunity maps play a critical role in shaping the future distribution of affordable housing in areas with the highest opportunity. The 2021 TCAC maps show 121 CONSTRAINTS ANALYSIS | AZUSA HOUSING ELEMENT 2021-2029 that a majority of Azusa is identified as “moderate” resource (see Figure H-4.8). Moderate resources areas are located in the northwestern part of the city and in a few central areas. The city also has areas of low and high resources. Low resource areas are located in the southwestern parts of the city where there are large areas of industrial uses. The high resource areas are situated in the northeastern parts of the city and include the Azusa Pacific University (APU) and APU/Citrus College transit station are located. The discussion below addresses opportunity access in Azusa in more depth regarding education, environmental, transportation, and economic scores. Education The TCAC Opportunity maps address education, economic, and environmental opportunity. TCAC’s education score is based on math proficiency, reading proficiency, high school graduation rates, and the student poverty rate. According to TCAC’s educational opportunity map (Figure H-4.14), no Census Tracts in Azusa score below 0.25— opportunity scores are presented on a scale from zero to one and the higher the number, the more positive the outcomes. Most Census Tracts score between 0.25 and 0.5, with a few Census Tracts (Downtown, Rosedale, and near APU) scoring 0.5 to 0.75. No Census Tracts in Azusa score in the top tier, 0.75 and above; however, neighboring jurisdiction Glendora and nearby Arcadia score predominately 0.75 and above. Information on schools in the Azusa Unified School District (from publicschoolreview. com) show that the district’s average testing ranking is 4/10, which is in the bottom 50 percent of public schools in California and is ranked within the bottom 50 percent of all 989 school districts in California (based on combined math and reading proficiency testing data) for the 2018-2019 school year. School ranking had no significant variation by location. A comparison of schools in the Azusa Unified School District on publicschoolreview. com shows that most K-12 schools have a score of six or less. Only one high-ranking school is available in the city (8/10). This school is Paramount Elementary and is located in a low resource area. In the 2020/21 school year, 75 percent of students qualified for free/reduced-price meals due to household income, were English learners, or were foster youth within the Azusa Unified School District. English learners are predominately Spanish speaking. The Education Data Partnership reports an ethnic diversity score of 8. The Ethnic Diversity Index reflects how evenly distributed these students are among the race/ethnicity categories. The more evenly distributed the student body, the higher the number. A school where all of the students are the same ethnicity would have an index of 0. The index is out of 100; the highest score any school currently receives in the country is 76. Azusa Unified School District’s score reflects a largely homogenous student body, with approximately 92 percent Hispanic or Latino students; this score has remained relatively steady in recent years, dropping from nine in 2016/17. Between 2016/17 and 2020/21, enrollment has dropped in Azusa Unified by 16.5 percent. This trend is reflected nationally, reflecting reduced birth rates. Environmental Justice The California Office of Environmental Health Hazard Assessment (OEHHA) developed a screening methodology to help identify California communities disproportionately burdened by multiple 122 AZUSA HOUSING ELEMENT 2021-2029 | CONSTRAINTS ANALYSIS sources of pollution called the California Communities Environmental Health Screening Tool (CalEnviro Screen). In addition to environmental factors (pollutant exposure, groundwater threats, toxic sites, and hazardous materials exposure) and sensitive receptors (seniors, children, persons with asthma, and low birth weight infants), CalEnviro Screen also takes into consideration socioeconomic factors. These factors include educational attainment, linguistic isolation, poverty, and unemployment. Research has shown a heightened vulnerability of people of certain ethnicities and lower socioeconomic status to environmental pollutants. Figure H-4.12 shows CalEnviroScreen results for Azusa. Areas in Central Azusa score in the top 25 percent for pollution and health burdens and also have concentrations of lower income households. Major industrial uses such as the Azusa Quarry as well as the location of the I-210 freeway through this area are some of the contributing pollution factors. Compared to the County, Azusa had similar scores to areas located in the central and eastern parts of the County. The lowest scoring areas (i.e. less pollution burdened) are concentrated along the coast, the Santa Monica and San Gabriel Mountains, parts of the Antelope Valley, and certain other foothill cities like Glendora, Pasadena, Arcadia, and La Verne. Transportation Los Angeles County residents in urban and suburban areas generally enjoy superior access to transportation infrastructure. The County is also traversed by numerous major freeways within its boundaries (including Interstates 5, 10, 210, 605; all of which are either in close proximity or intersect with Azusa). Proximity to these highways allows access to employment and other activity centers in Downtown Los Angeles, San Gabriel Valley, West Los Angeles, and Orange County. The Santa Fe railroad corridor played a key historic role in the development of Azusa’s downtown and industry, and served Azusa at the Downtown Train Station until 1994, when the Northridge Earthquake damaged the rail line and caused its closure. In 2016, the station reopened as an extension of the Metro Gold Line (now renamed the L Line), a 31-mile light rail line running from Azusa to East Los Angeles via Downtown Los Angeles. Azusa is home to two L Line Stations, the one in Downtown, and one near Azusa Pacific University (APU). The next phase of the Gold Line Foothill Extension will connect the APU/ Citrus College station in Azusa (currently the terminus of the line) and the Pomona–North Metrolink station in Pomona. This phase is under construction as of 2022, with a current estimated completion date of 2026. The HCD AFFH Data viewer provides additional information on job proximity, creating an index by Census Block Group indicting areas that are most proximate to jobs. The higher the index value, the better the access to employment opportunities for residents in a neighborhood (out of 100). The southeastern portions of Azusa rank in the lowest category (20 and below), with Downtown and areas near APU ranked 20- 40 (see Figure H-4-15). The City’s focus on creating new opportunities for jobs and housing near transit within the Downtown and along major corridors is continuing to support a high-quality living and working environment for Azusa residents. Additionally, the City scored 7.3 in the AllTransit Performance Score (Center for Neighborhood Technology 2019, AllTransit, alltransit.cnt.org) indicating that the City has a very good combination of trips per week and number of jobs accessible enabling many people to take transit to work. The City’s score was higher than the County score of 6.8. 123 CONSTRAINTS ANALYSIS | AZUSA HOUSING ELEMENT 2021-2029 AllTransit data also shows that in Azusa, 87.4 percent of workers live within ½ mile of transit compared with 90.1 percent for the County. Azusa has access to five major bus routes provided by Foothill Transit and one light rail line provided by LA Metro. As the Metro light rail extension is completed, new convenient opportunities will be presented for Azusa residents to directly access destinations along the corridor. Employment/Economic Local economic characteristics impact local housing needs, even though these characteristics may not be directly related to fair housing. These economic characteristics include the types of jobs available within the municipality, the way residents access jobs (e.g., auto, transit, etc.), the types of occupations held by residents, and their household income. Azusa’s top ten employers are primarily in the education and manufacturing sector. Residents who work within Azusa are primarily employed in educational services, retail trade, and manufacturing. This is consistent with the major employers in the City of Azusa. Major employers in the City include Azusa Pacific University with 2,297 employees, Azusa Unified School District with 1,586 employees, Northrop Grumman with 921 employees, and City of Azusa with 370 employees. In terms of unemployment, October 2021 unemployment data from the State Employment Development Department reported that Los Angeles County had an unemployment rate of 9.4 percent while the State of California had an unemployment rate of 6.4 percent. Azusa had similar level of unemployment (6.9 percent) as most foothill cities in Los Angeles County; Glendora (6.2 percent), Pasadena (6.5 percent), La Verne (6.7 percent), and Monrovia (6.3 percent). Unemployment in Azusa was lower than foothill cities such as Altadena (7.2 percent) and Duarte (8.9 percent). The HCD AFFH Data viewer provides additional information on economic opportunities. The Economic Opportunity Index is a composite of four indicators depicting elements of neighborhood socio- economic character. The southern half of the City (below Foothill Boulevard) ranks below 0.25 in the lowest category; areas north of Foothill rank between 0.25 and 0.5 and the northernmost areas of the city rank 0.5 to 0.75 (no areas in the community rank in the highest quartile). See Figure H-4.16. There are two primary ways that economic indicators can improve in any location. The first is through educational attainment: better educated and skilled residents earn higher wages. The primary way in which a city can attract higher skilled workers is through improving local amenities and services, such as improving schools. The second is by nurturing the city’s better-paying industries and attracting more of such industries, consistent with the city’s job base. Better- paying industries can provide employment opportunities for local workers and enhance their ability to earn higher incomes. As Azusa pursues the General Plan update, it will seek to improve economic indicators in the community and focus attention in these areas. In terms of unemployment, October 2021 unemployment data from the State Employment Development Department reported that Los Angeles County had an unemployment rate of 9.4 percent while the State of California had an unemployment rate of 6.4 percent. Azusa had similar level of unemployment (6.9 percent) as most foothill cities in Los Angeles County; Glendora (6.2 percent), Pasadena (6.5 percent), La Verne 124 AZUSA HOUSING ELEMENT 2021-2029 | CONSTRAINTS ANALYSIS 125 CONSTRAINTS ANALYSIS | AZUSA HOUSING ELEMENT 2021-2029 (6.7 percent), and Monrovia (6.3 percent). Unemployment in Azusa was lower than foothill cities such as Altadena (7.2 percent) and Duarte (8.9 percent). The HCD AFFH Data viewer provides additional information on economic opportunities. The Economic Opportunity Index is a composite of four indicators depicting elements of neighborhood socio- economic character. The southern half of the City (below Foothill Boulevard) ranks below 0.25 in the lowest category; areas north of Foothill rank between 0.25 and 0.5 and the northernmost areas of the city rank 0.5 to 0.75 (no areas in the community rank in the highest quartile). See Figure H-4.16. There are two primary ways that economic indicators can improve in any location. The first is through educational attainment: better educated and skilled residents earn higher wages. The primary way in which a city can attract higher skilled workers is through improving local amenities and services, such as improving schools. The second is by nurturing the city’s better-paying industries and attracting more of such industries, consistent with the city’s job base. Better- paying industries can provide employment opportunities for local workers and enhance their ability to earn higher incomes. As Azusa pursues the General Plan update, it will seek to improve economic indicators in the community and focus attention in these areas. 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. In addition to the analysis presented in the AI, the disproportionate housing need analysis prepared for this housing element uses the AFFH Data Viewer to visualize areas in Azusa experiencing cost burden, overcrowding, and environmental justice. Cost Burden State and federal standards specify that households spending more than 30 percent of gross annual income on housing experience a housing cost burden. 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 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. Figures H-4.9 and H-4.10 show cost burden (overpayment) for homeowners and for renters. Compared with the surrounding 126 AZUSA HOUSING ELEMENT 2021-2029 | CONSTRAINTS ANALYSIS areas, Azusa has similar levels of cost burden for homeowners with all parts of the city experiencing cost burden for 20 to 60 percent of homeowners. For renters, all areas of the city show cost burden for 40 to 60 percent of renter households except for a few areas. The Census tracts south of Gladstone Street and one Census tract near Downtown Azusa show 60 percent or greater of renter households overpaying for housing. Overcrowding and Substandard Housing In response to a mismatch between household income and housing costs in a community, some households may not be able to buy or rent housing that provides a reasonable level of privacy and space. 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. Figure H-4.11 shows that overcrowding is the most severe in the central areas of Azusa between Foothill Boulevard and I-210 and the area just south of Gladstone Street. In these areas, 20 to 30 percent of households are overcrowded. The areas with the least overcrowding are in the foothills and are also areas where there are slightly lower renter households as shown by Figure H-4.13. In the San Gabriel Valley, the cities of Baldwin Park, El Monte, San Gabriel, Rosemead, and Pomona show that there are significantly more tracts with overcrowding levels higher than the State average. Cities such as Pasadena, Arcadia, Sierra Madre, South Pasadena, and Glendora show few tracts with overcrowding levels higher than the State average. Substandard housing is housing that poses a risk to the health, safety, and/or physical well- being of residents. These issues can increase the risk of disease, crime, poor mental health, and other social impacts. HUD CHAS data (2014-2018) provide an estimate of households with at least one of four housing problems 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 127 CONSTRAINTS ANALYSIS | AZUSA HOUSING ELEMENT 2021-2029 that contribute to substandard housing (incomplete kitchen facilities, incomplete plumbing facilities, more than one person per room, or cost burden greater than 30 percent). In Azusa, 51.7 percent of households reported one of these housing problems, a level similar to Los Angeles County (51.0 percent) and higher than the State (44.3 percent). 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. The City’s Code Enforcement staff has confirmed that these buildings are not concentrated in one area of the city. Homelessness The 2019 Greater Los Angeles Homeless Count Report estimated a total of 329 homeless individuals in Azusa, 94 percent of which were unsheltered. Throughout the San Gabriel Valley, roughly 3,880 residents are at any given time experiencing homelessness. Of the 3,880 residents experiencing homelessness, 71 percent are concentrated in five cities: Azusa, Baldwin Park, El Monte, Pasadena, and Pomona. The City of Azusa continues to work with regional partners, including local nonprofits and surrounding jurisdictions, to address homelessness. In 2018, the City adopted a Plan to Prevent and Combat Homelessness, which outline the City’s priorities as it continues to address issues related to homelessness. In 2019, the City received additional funds to build capacity 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. Environmental Justice The California Office of Environmental Health Hazard Assessment (OEHHA) developed a screening methodology to help identify California communities disproportionately burdened by multiple sources of pollution called the California Communities Environmental Health Screening Tool (CalEnviroScreen). In addition to environmental factors (pollutant exposure, groundwater threats, toxic sites, and hazardous materials exposure) and sensitive receptors (seniors, children, persons with asthma, and low birth weight infants), CalEnviroScreen also takes into consideration socioeconomic factors. These factors include educational attainment, linguistic isolation, poverty, and unemployment. Research has shown a heightened vulnerability of people of certain ethnicities and lower socioeconomic status to environmental pollutants. Figure H-4.12 shows CalEnviroScreen results for Azusa. Areas in Central Azusa score in the top 25 percent for pollution and health burdens and also have concentrations of lower income households. Major industrial uses such as the Azusa Quarry as well as the location of the I-210 freeway through this area are some of the contributing pollution factors. Consistent with SB 1000 requirements to add a new Environmental Justice Element to General Plans, this topic will be further explored, along with implementation actions to address findings, through the comprehensive General Plan update process that will begin in 2022. 128 AZUSA HOUSING ELEMENT 2021-2029 | CONSTRAINTS ANALYSIS 129 CONSTRAINTS ANALYSIS | AZUSA HOUSING ELEMENT 2021-2029 130 AZUSA HOUSING ELEMENT 2021-2029 | CONSTRAINTS ANALYSIS 131 CONSTRAINTS ANALYSIS | AZUSA HOUSING ELEMENT 2021-2029 132 AZUSA HOUSING ELEMENT 2021-2029 | CONSTRAINTS ANALYSIS 133 CONSTRAINTS ANALYSIS | AZUSA HOUSING ELEMENT 2021-2029 134 AZUSA HOUSING ELEMENT 2021-2029 | CONSTRAINTS ANALYSIS 135 CONSTRAINTS ANALYSIS | AZUSA HOUSING ELEMENT 2021-2029 136 AZUSA HOUSING ELEMENT 2021-2029 | CONSTRAINTS ANALYSIS Displacement Risk HCD defines sensitive communities as “communities [that] currently have populations vulnerable to displacement in the event of increased development or drastic shifts in housing cost.” The following characteristics define a vulnerable community: • The share of very low-income residents is above 20%; and • The tract meets two of the following criteria: • Share of renters is above 40%; • Share of people of color is above 50%; • Share of very low-income households (50% AMI or below) that are severely rent burdened households is above the county median; • The community or areas in close proximity have been experiencing displacement pressures (percent change in rent above County median for rent increases); or • Difference between Census tract median rent and median rent for sur- rounding Census tracts above median for all tracts in the County (rent gap) In Azusa, there are a number of census tracts identified as vulnerable communities by the Urban Displacement Project (Figure H-4.17). These communities are generally located south of the I-210 Freeway and near Downtown and are the areas that meet some or most of the criteria above. Areas in southern Azusa are considered susceptible to displacement, and areas in central Azusa and near Downtown are described as experiencing advanced gentrification. Other parts of Azusa are identified as stable moderate/mixed-income. Many of the immediately surrounding communities have already experienced increases in housing costs and are either at risk of becoming exclusive or already are exclusive. Azusa retains affordable housing options and prioritizes the goal of providing diverse housing choices for residents. 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. Figure H-4.13 shows high renter concentrations in central Azusa, where 40-80 percent of households are renter occupied. These areas also correspond with slightly lower median incomes of around $55,000 making these areas somewhat susceptible to displacement due to the combination of lower median income and high proportion of renters. 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 137 CONSTRAINTS ANALYSIS | AZUSA HOUSING ELEMENT 2021-2029 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. Many of these units are located in the Downtown area and include Azusa Gardens, Alosta Gardens, Iris Gardens, and Azusa Park Apartments. 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. Many of these units are located in the Downtown area and include Azusa Gardens, Alosta Gardens, Iris Gardens, and Azusa Park Apartments. Program H1-4 is included in the Housing Plan to monitor and support the preservation of these units. Sites Inventory 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, taken together, address significant disparities in housing needs and in access to opportunity. Figure H-5.2 (in the Housing Resources Chapter) shows the sites inventory to address the City’s RHNA for 2021-2029, overlaid with TCAC areas of opportunity. State law correlates higher density sites with the ability to provide lower-income housing. As such, the majority of the lower income RHNA sites are located in the Azusa TOD Specific Plan area (which has no density limit) and on religious institution land, where churches are allowed to add housing. These sites combined have a capacity for 1,542 housing units. 138 AZUSA HOUSING ELEMENT 2021-2029 | CONSTRAINTS ANALYSIS 139 CONSTRAINTS ANALYSIS | AZUSA HOUSING ELEMENT 2021-2029 The following describes the distribution of the sites with respect to areas of analysis discussed above. Segregation and Integration Most of the Census tracts in Azusa contain a Hispanic majority and no other racial or ethnic group has significant prominence values within the city, indicating that the city does not have areas where lower-income households overlap with concentrations of non-white residents. The areas with the lowest median income are in close proximity to the Azusa Pacific University, suggesting that there is likely a large local student population living near the university. Additionally, almost all of Azusa has low rates of people with disabilities and children living in female-headed households. Overall, the sites identified in the inventory improve integration by connecting housing to critical jobs and services in Downtown and in key transportation corridors which help increase regional access to opportunity for all residents, particularly those with lower-incomes or special needs. In addition to sites identified in Figure H-5.2 (in the Housing Resources Chapter), accessory dwelling units (ADUs) are projected to contribute to additional affordable housing opportunities throughout the community, often in lower-density neighborhoods. Integration of additional opportunities for smaller, more affordable units through ADUs and new lot splits and duplexes allowed by SB 9 also support integration and increase options for housing in higher opportunity areas. R/ECAPs According to the TCAC Opportunity maps, there are no areas with a high concentration of segregation and poverty within the city. There are also no racially concentrated areas of affluence due to the city’s majority non-white population. Therefore, the sites inventory has no effect on R/ECAPs or racially concentrated areas of affluence. Access to Opportunity The distribution of lower income RHNA sites improves fair housing and equal opportunity conditions in Azusa because sites are mostly distributed in moderate resources areas and not lower resource areas. The sites represent locations where new higher-density housing can be provided and residents will have access to good schools, diverse jobs, transportation, and distant from industrial use. Disproportionate Housing Needs Azusa has significant overcrowding issues, and the site inventory alleviates this burden by providing more affordable and accessible housing, particularly in the central areas of the City. As the TOD Specific Plan encourages additional development within the Downtown, residents will have even more access to services and retail, as well as existing resources including the local library, City Hall, and high-quality transit. Local Knowledge – Public Outreach 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 140 AZUSA HOUSING ELEMENT 2021-2029 | CONSTRAINTS ANALYSIS • 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 • 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 Fair Housing Issues and Contributing Factors AI Recommendations to Improve Fair Housing 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 2018 AI provides a prioritization of these contributing factors based on 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. However, not all of these contributing factors are likely present in Azusa. Based on the analysis prepared using the AFFH Data Viewer Tool, the contributing factors most applicable to the city of Azusa are those related to disproportionate housing needs. The following specific impediments/contributing factors are included in the 2018 AI and only those most applicable to Azusa are listed below4. High Priority Contributing Factors: • Lack of affordable housing in a range of sizes • Lack of sufficient accessible housing in a range of unit sizes • Lack of information on affordable housing • Discrimination in the private accessible rental markets • Lack of resources and services for working families (e.g., helping find housing for minorities) The 2018 Analysis of Impediments included eight goals for the Urban County. Table H-4.19 only lists goals that are most relevant for Azusa, along with the corresponding impediment and fair housing issue. 4 For more detail, please visit: https://wwwa.lacda.org/ programs/community-development-block-grant/ plans-and-reports/assessment-of-fair-housing 141 CONSTRAINTS ANALYSIS | AZUSA HOUSING ELEMENT 2021-2029 Identification and Prioritization of Local Fair Housing Issues and Contributing Factors Housing Element law requires that the City list and prioritize contributing factors to fair housing issues. Contributing factors create, contribute to, perpetuate, or increase the severity of fair housing issues, are fundamental to adequate goals and actions, and must be related to the overall analysis. This identification and prioritization must give highest priority to factors that limit or deny fair housing choice or access to opportunity or negatively impact fair housing. Azusa has long provided a disproportionate share of affordable housing, compared to the region at large. The City seeks to continue to provide for a variety of housing types as well as other economic opportunities to create a high-quality of life and access to opportunities for all residents. The following are contributing factors that affect fair housing choice in Azusa: 1. Displacement risk due to regional economic pressure Areas with high demand for homes drive up housing costs and increase pressure for redevelopment, resulting in the potential for displacement. Inadequate supply and production of affordable homes available to low-income households and persons in protected classes as well as public opposition to new development are contributing factors to this fair housing issue. Azusa residents also indicated ensuring that children who grow up in Azusa can afford to live in Azusa on their own is a top priority. While displacement risk is not very high now, it is likely to continue as regional housing prices continue to climb and put pressure on the more affordable housing markets, such as Azusa. 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 (select) Fair Housing Goal Impediments/ Contributing Factors Fair Housing Issue 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 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 Source: County of Los Angeles: Analysis of Impediments to Fair Housing Choice, 2018. 142 AZUSA HOUSING ELEMENT 2021-2029 | CONSTRAINTS ANALYSIS Contributing factors: • Inadequate supply/production of affordable/special needs housing • Displacement of residents due to regional economic pressures • High land and development costs in the region • Land use and zoning laws • Public opposition to new development and land use and zoning laws 2. Disproportionate housing needs in areas with lower incomes and higher proportions of renters The analysis found that Downtown and areas near Azusa Pacific University/Citrus College had higher levels of overcrowding that overlapped with lower median incomes and higher proportions of renters. The disproportionate housing needs of residents in Azusa should be supported with new housing opportunities, as well as increased economic opportunities to create a balanced and high-quality of life. Contributing factors: • Inadequate supply/production of affordable/special needs housing • Potentially large population of students • Limited access to opportunity (education, transportation, economic) The City is taking several actions (reflected in the Housing Plan) to address these two contributing factors to fair housing issues and affirmatively further fair housing throughout the city. The main strategy to address displacements risk is to expand the opportunity for the development of housing for a variety of income levels as well as provide better access to economic opportunity for local residents. These factors will be key points to focus on during the upcoming General Plan update, scheduled to begin in 2022. 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 spineflower5. 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 143 CONSTRAINTS ANALYSIS | AZUSA HOUSING ELEMENT 2021-2029 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 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. 5 City of Azusa General Plan EIR, 2003. 144 THIS PAGE IS INTENTIONALLY LEFT BLANK. Azusa Pedestrian PlanHousing Resources 5 145 HOUSING RESOURCES | AZUSA HOUSING ELEMENT 2021-2029 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 California State law requires that each city and county has land zoned to accommodate its fair share of regional housing need. To deter- mine 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 Associ- ation of Governments (SCAG) region is known as the Regional Housing Needs Allocation, or RHNA. The sixth cycle RHNA for the SCAG re- gion covers an 8.3-year planning period (June 30, 2021 – October 15, 2029) and is divided into four income categories: very low, low, moderate, and above moderate. The Califor- nia Department of Housing and Community Development (HCD) determined that the pro- jected 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. Housing Resources 146 AZUSA HOUSING ELEMENT 2021-2029 | HOUSING RESOURCES 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. 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. 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% Source: SCAG, 6th Cycle RHNA Allocation 2021 619 N. San Gabriel Avenue 147 HOUSING RESOURCES | AZUSA HOUSING ELEMENT 2021-2029 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 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). 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. 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 The Orchard 148 AZUSA HOUSING ELEMENT 2021-2029 | HOUSING RESOURCES 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, commonly 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. 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. The Citrus View 149 HOUSING RESOURCES | AZUSA HOUSING ELEMENT 2021-2029 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 issuance of building permits follows application submittals; as such, lower numbers occurred in 2018 when new laws became effective to allow for the time in designing projects and submitting for applications. In 2018, two ADU building permits were issued; in 2019, 12 ADU building permits were issued; in 2020, 17 building permits were issued; and in 2021, 27 ADU building permits were issued between January and September 8, 2021. Applying a projection of existing 2021 performance to the remainder of the year, an additional 13+ ADU permits are anticipated to be issued in 2021 for a total of at least 40 ADUs. 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 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. The significant increase in 2021 is likely to be more representative of ADU production moving forward, based on ADU trends in Azusa, new 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 57 108 5 72 242 Vacant Residential Sites ----2 34 36 Underutilized Residential Sites ----88 33 121 Vacant Mixed-Use Sites ------162 162 Underutilized Mixed-Use Sites ----257 183 440 Azusa TOD Specific Plan Sites 680 510 48 214 1,452 Religious Institution Sites 74 ----16 90 Total 811 618 400 714 2,543 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. 150 AZUSA HOUSING ELEMENT 2021-2029 | HOUSING RESOURCES and pending favorable ADU legislation that created new incentives and streamlined processes to build ADUs, and the pent-up demand for additional housing in Azusa and the Southern California region at large. While it is impossible to predict with certainty the exact number of ADUs that will be developed in the planning period (2021-2029), the City has estimated a level of ADU development that accounts for pent-up demand at the start of the planning period and the potential leveling off of ADU development in the latter part of the planning period. This is a conservative approach, especially given legislation that will go into effect on January 1, 2022 to expand ADU opportunities even further (SB 9) and a continuing push in the legislature for more such legislation in coming years. To account for near-term pent-up demand, but also to provide a conservative approach, the City assumes the following ADU construction during the planning period: • June 30, 2021 to December 31, 2021: 20 units – This represents half of the projected annual construction, based on trend information available (building permits issued) between January 1, 2021 and September 8, 2021. • 2024 to October 15, 2029: 29 units annually – Conservatively, the City estimates that ADU permits may decrease to 29 units annually (the average of 2020 and 2021 building permits issued) and remain constant at that level through the rest of the planning period (due to the planning period end date in October, only 19 ADUs are assumed in 2029). 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 HCD1. The City will encourage ADUs and other innovative building types by keeping its ADU ordinance current with new State laws, developing and disseminating educational information on ADUs, and identifying an ADU specialist within the Planning Department. The City will evaluate ADU production by affordability level throughout the planning period and will identify and implement additional incentives and strategies midway through the planning period (2024) if needed (Program H3-4). 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). 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. 151 HOUSING RESOURCES | AZUSA HOUSING ELEMENT 2021-2029 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. Generally, most development in residential zones occurs at or near maximum densities. As a fully built- out community, there is very little remaining vacant land in the city. A review of recent housing development on vacant land in Azusa shows only one residential project in recent years (2018-2021) was proposed on vacant land outside of the Downtown TOD Specific Plan area. The project (573-577 E. Arrow Highway in the Arrow Highway Corridor zone) Table H-5.4: Vacant Residential Land Inventory General Plan Designation Zoning Maximum Density Assumed Density Vacant Acres Potential Dwelling Units Affordability Level Mod Density Residential MODR 27 du/acre 22 du/acre 0.08 2 Moderate Med Density Residential MDR 15 du/acre 12 du/acre 1.09 14 Above Moderate Low Density Residential LDR 8 du/acre 6 du/acre 3.01 20 Above Moderate Total -- ----4.18 36 -- 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 16 percent based on local development trends. had a maximum allowable density of 27 du/ ac. The project was approved at 22.72 du/ac, equivalent to 84 percent of maximum density. Two other projects outside of the TOD Specific Plan area were constructed on nonvacant lots during this time; both of these achieved higher densities (24 and 25 du/ac, respectively). Using the lowest density example as a conservative approach, 84 percent of the maximum density was utilized to calculate realistic capacity for vacant residential sites, resulting in an estimated capacity of 36 new dwelling units on vacant residential lots (Table H-5.4). 152 AZUSA HOUSING ELEMENT 2021-2029 | HOUSING RESOURCES In addition to vacant sites, up to 121 future housing units can be accommodated on underutilized residential lots developed at less than the maximum permitted density (Table H-5.5). Based on recent development trends, 84 percent of maximum density was utilized to calculate realistic capacity for nonvacant residential sites. 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 88 Moderate Medium Density Residential MDR 15 du/ acre 12 du/ acre 0.44 7 Above Moderate Low Density Residential LDR 8 du/ acre 6 du/ acre 3.85 26 Above Moderate Total ------8.30 121 -- 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 16 percent based on local development trends. 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 153 HOUSING RESOURCES | AZUSA HOUSING ELEMENT 2021-2029 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. 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 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 154 AZUSA HOUSING ELEMENT 2021-2029 | HOUSING RESOURCES 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. The Housing Element assumes development would realistically occur at 18 units per acre for housing in mixed-use zones, which is less than the average density for mixed-use projects currently in the pipeline. This is equivalent to 67 percent of the maximum capacity for mixed-use sites and will also account for the possibility of commercial development or individual site constraints on unique parcels. 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 162 new dwelling units (Table H-5.6). 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, age of structure, and are underutilized given the development potential under the mixed use development standards. All of the sites with existing residential uses provide the opportunity to more than double the unit capacity. Other criteria that were applied to further identify underutilized within mixed use areas: • Improvement value is less than half of the land value • Potential for lot consolidation 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 18 du/acre 0.18 3 Above Moderate Commercial Mixed-Use Azusa Avenue Corridor 27 du/acre 18 du/acre 1.17 21 Above Moderate Residential Mixed Use South Azusa Avenue Corridor 27 du/acre 18 du/acre 4.0 73 Above Moderate Commercial/Residential Mixed Use District Edgewood District 27 du/acre 18 du/acre 0.33 6 Above Moderate Commercial/Residential Mixed Use District University District 27 du/acre 18 du/acre 1.4 28 Above Moderate Neighborhood Center Neighborhood Center 27 du/acre 18 du/acre 1.55 25 Above Moderate Residential Mixed Use San Gabriel Avenue Corridor 27 du/acre 18 du/acre 0.32 6 Above Moderate Total 8.95 162 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 67 percent of the maximum density in previous mixed-use projects to reflect the possibility of commercial development or individual site constraints on unique parcels. 155 HOUSING RESOURCES | AZUSA HOUSING ELEMENT 2021-2029 • 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 24.31 acres of underutilized parcels in mixed-use zones were identified, with a potential to yield 440 new dwelling units (Table H-5.7). 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 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 18 du/acre 8.79 159 Above Moderate/ Moderate Commercial Mixed-Use Azusa Avenue Corridor 27 du/acre 18 du/acre 2.67 43 Above Moderate/ Moderate Residential Mixed Use South Azusa Avenue Corridor 27 du/acre 18 du/acre 1.25 23 Above Moderate/ Moderate Commercial/Residential Mixed Use District University District 27 du/acre 18 du/acre 11.22 203 Above Moderate/ Moderate Neighborhood Center Neighborhood Center 27 du/acre 18 du/acre 0.16 3 Above Moderate/ Moderate Residential Mixed Use San Gabriel Avenue Corridor 27 du/acre 18 du/acre 0.48 9 Above Moderate/ Moderate Total 24.31 440 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 67 percent of the maximum density in previous mixed-use projects to reflect the possibility of commercial development or individual site constraints on unique parcels. 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 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. 156 AZUSA HOUSING ELEMENT 2021-2029 | HOUSING RESOURCES 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 18 units per acre for housing in mixed-use zones, which is equivalent to 67 percent of the maximum density of projects currently in the pipeline. This also accounts for the possibility of commercial development or individual site constraints on unique parcels. 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, 157 HOUSING RESOURCES | AZUSA HOUSING ELEMENT 2021-2029 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 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 Sites Realistic Capacity Downtown District 34 Above Moderate 66 Very Low/Low 100 Gold Line District 15 Above Moderate 77 Very Low/Low 92 Route 66 District 181 Above Moderate 578 Very Low/Low 759 Downtown Expansion District 9 Above Moderate 127 Very Low/Low 136 Transition District 14 Above Moderate 342 Very Low/Low 356 Civic 9 Above Moderate --Very Low/Low 9 Total 262 Above Moderate 1,190 Very Low/Low 1,452 Note: Potential dwelling units reflect average densities of recent development trends in the Specific Plan area; smaller sites at 28 du/ac and larger sites at 102 du/ac. The number of potential dwelling units has been reduced to 85 percent of maximum allowable units to reflect the probability of commercial development. 158 AZUSA HOUSING ELEMENT 2021-2029 | HOUSING RESOURCES appropriate to accommodate housing for all income levels. The realistic capacity calculated for sites in the TOD Specific Plan is based on the average density and acreage of projects approved in the past few years. A conservative estimate of 85 percent of the average density has been applied to account for the possibility of commercial development or any individual site constraints on unique parcels. 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 1,452 units. Table H-5.9 summarizes the capacity calculated and affordability assumptions. See Appendix B for more details and the affordability assumption for each site identified.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 residential development, encouraged by the flexibility provided by the TOD Specific Plan. Key sites with existing uses that are ripe for redevelopment were chosen because they contained older structures (over 30 years of age) 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. All of the sites with existing residential uses provide the opportunity for significant capacity increases (more than double). Other criteria that were applied to further identify underutilized sites within the TOD Specific Plan area include: • Improvement value is less than half of the land value • Potential for lot consolidation • 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 including the criteria used in identifying underutilized sites. 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-5.11. There is variation in the densities achieved for smaller projects (less than 0.5 acres) and larger projects (greater than 0.5 acres); the average densities for smaller sites are generally lower than densities achieved on larger sites. Recent projects on large sites (greater than 0.5 acres) have an average density of 102 du/acre and current proposed projects are seeking densities as high as 128 du/acre. Small projects have an average density of 28 du/acre. Due to the range in potential 159 HOUSING RESOURCES | AZUSA HOUSING ELEMENT 2021-2029 densities, the Specific Plan has the capacity to accommodate a range of housing types for all income levels. Large sites that are more than 0.5 acres are identified as most appropriate to accommodate lower-income housing. Sites smaller than 0.5 acres are identified as suitable to accommodate above moderate- income households. A conservative estimate of 85 percent of the average density for large and small sites has been applied to account for the possibility of commercial development or any individual site constraints on unique parcels. Mixed Use Assumptions for Realistic Capacity (Mixed-Use Zones and TOD Specific Plan) 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. A survey of recent local development trends was performed to estimate the possibility of commercial development vs. mixed-use or residential development throughout Azusa (Table H-5.11). Between 2018 and 2020, nine developments were approved in the mixed-use zones and the TOD Specific Plan areas. Of these, three were entirely commercial and the rest were housing or mixed-use projects (Table H-5.9). Mixed- use projects were predominately residential with a small portion of commercial and did not diminish the ability of projects to achieve maximum densities (commercial allowances and residential allowances are calculated separately.) While it is possible for projects to be 100 percent commercial in the mixed-use districts, only 33 percent of the projects over the past few years have been 100 percent commercial, and none of these have occurred 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 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 160 AZUSA HOUSING ELEMENT 2021-2029 | HOUSING RESOURCES in the City’s TOD Specific Plan. The remaining 66 percent have included housing of a variety of different types and sizes, adding 317 new units to the City’s housing stock. These projects have achieved densities nearing maximum allowed density, and Program H4-4 is anticipated to open up additional opportunities along major corridors with a new building type, allowing for stacked flats rather than limiting building types to townhomes. This program is anticipated to facilitate densities well beyond those assumed for the realistic capacity analysis in the Housing Element (67 percent of maximum capacity in Mixed Use zones). Furthermore, with the declining trend of retail and potential impacts of COVID-19 on office use, as well as the continued upward trend in housing prices, the prospect of 100 percent commercial projects is not likely to increase in the near future. The estimate of potential residential capacity is based on densities that are below the demonstrated trends. Through the City’s upcoming General Plan update, the corridors will be re-evaluated and incentives for additional housing opportunities are also anticipated. Therefore, this sites inventory includes a healthy buffer to accommodate the potential loss of residential capacity due to commercial development. Table H-5.11: Mixed-Use Development Trends Project Name Zoning Actual Density Commercial Space # of units Year Approved Status Raising Cane’s (855 E. Alosta Ave.) University District --3,051 s.f. --2018 Constructed In-N-Out (998 E. Alosta Ave.) University District --3,800 s.f.--2018 Constructed 573-577 E. Arrow Highway Arrow Highway Corridor 23 du/acre --10 2018 Plan Check 333 N Azusa Ave Azusa Avenue Corridor 25 du/acre 5,500 s.f.4 2020 Entitled 1041 W. Arrow Hwy (Express Car Wash) Arrow Highway Corridor --3,006 s.f.--2020 Plan Check The Orchard (626 N. Azusa Ave.) TOD SP: Downtown 73 du/acre 23,366 s.f.163 2018 Under Construction The Avenue (800 N. Azusa Ave.) TOD SP: Gold Line 106 du/ acre 12,000 s.f.127 2018 Entitled 300 W. Foothill Blvd TOD SP: Route 66 21 du/acre 633 s.f.7 2019 Plan Check 820 N. Soldano Ave.TOD SP: Transition 24 du/acre --6 2019 Plan Check 161 HOUSING RESOURCES | AZUSA HOUSING ELEMENT 2021-2029 Redevelopment of Existing Residential Uses (Mixed-Use Zones and TOD Specific Plan) The City’s 2002 General Plan update sought to reverse previous standards and policies that segregate complimentary land uses and contribute to “dreary sprawl.” The General Plan aims to “repair the City’s damaged urban form and reverse the decline of neighborhoods and districts by applying the principles of New Urbanism (i.e., walkability, connectivity, mixed-use, traditional neighborhood structure, timeless architecture and human-scale urban design).” The City’s districts and corridors were updated to allow for flexibility and a mix of uses. In some of these locations, existing residential uses are common. The General Plan allows for additional capacity within these neighborhoods, corridors, and districts that are prime for additional density. Some of these are included in the sites inventory, some are proposed, and some have already been redeveloped. Table H-5.12 summarizes recent redevelopment of sites with existing residential uses to include additional housing units. This summary does not include ADU development and indicates that development trends in Azusa are favorable to convert lower-density residential uses into higher density residential uses. Redevelopment of Existing Nonresidential Uses (Mixed-Use Zones and TOD Specific Plan) Where existing uses are nonresidential, the City has also seen significant redevelopment interest in recent years, which is anticipated to continue to grow as market trends support additional housing development. Nearly all redevelopment occurs on sites that at some point held a previous use, either recently or a more distant past with a building that had been demolished after it fell into disrepair. Table H-5.13 summarizes the previous use located on parcels where approved and proposed projects are currently located as summarized in Table H-5.2. Redevelopment of Existing Nonresidential Uses (Mixed-Use Zones and TOD Specific Plan) Where existing uses are nonresidential, the City has also seen significant redevelopment interest in recent years, which is anticipated to continue to grow as market trends support additional housing development. Nearly all redevelopment occurs on sites that at some point held a previous use, either recently or a more distant past with a building that had been demolished after it fell into disrepair. Details about the types of uses that typically redevelop in Azusa are useful to understand redevelopment trends specific to Azusa and support the likelihood of redevelopment of sites identified in the inventory. Table H-5.13 summarizes the previous use located on parcels where approved and proposed projects are currently located as summarized in Table H-5.2. The summary of previous uses on parcels where residential development is currently occurring shows that there are a large variety of existing uses that are being recycled and replaced with housing, ranging from small- scale commercial, offices, auto-repair, and housing. Many of these sites also had large parking lots, low land to value ratios, and aging buildings. These trends were used to identify the sites in the sites inventory. Uses on recently developed properties are similar and consistent with uses on sites identified in the sites inventory. Underutilized sites 162 AZUSA HOUSING ELEMENT 2021-2029 | HOUSING RESOURCES included in this inventory have been chosen based on the potential capacity increase available to property owners. On these sites, the residential capacity is two to 14 times the existing development. Existing uses on the sites are older or show signs of disinvestment or deferred maintenance, indicating a “ripeness” for redevelopment. 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. In general, the market in Azusa and the San Gabriel Valley supports housing as the highest and best use of property, yielding highest returns for property owners, especially in existing neighborhoods, along corridors, and in Downtowns such as Azusa’s, with access to Table H-5.12: Redevelopment with Existing Residential Uses Project Zone Lot Size Existing Units Proposed Units New Total Units Year Approved 626 N. Dalton Ave.NG2 0.173 1 1 2 2017 1103 N. Azusa Ave.NG1 0.339 1 1 2 2017 306 N. Soldano Ave.NG2 0.173 1 1 2 2017 418 N. Dalton Ave.NG2 0.17 1 1 2 2018 315 N. Dalton Ave.NG2 0.162 1 1 2 2018 513 N. Dalton Ave.NG2 0.162 1 1 2 2018 342 N. Dalton Ave.NG2 0.17 1 1 2 2019 1014 N. Vernon Ave.NG1 0.159 1 1 2 2019 820 N. Soldano Ave.TOD SP - Transition 0.259 2 4 6 2019 171 N. Dalton Ave.NG2 0.17 1 3 4 2021 440 E. 1st St.CSA 0.43 1 21 22 Prelim Review 627 Old Sierra Madre Rd.NG3 2.025 1 6 7 Prelim Review 504 E. 6th St.NG2 0.256 1 3 4 Prelim Review Table H-5.13: Redevelopment with Existing Nonresidential Uses Project Previous Use 619 N. San Gabriel Avenue Auto repair shop The Orchard Parking lot owned by the City 820 N. Soldano Two dwelling units 300 W. Foothill Baseball Batting Cages business; not in use since 2014 The Citrus View Currently has a Post Office on site 573-577 E. Arrow Highway 1960s commercial building; the former site of a sports bar that ceased operation in 2013 and the building was demolished in 2018. The Avenue (800 N. Azusa)Vacant. Previously contained small-scale commercial businesses that were demolished in 2009. 807 The Promenade Vacant 333 N. Azusa Avenue Existing commercial building that is the current site of an insurance company. 163 HOUSING RESOURCES | AZUSA HOUSING ELEMENT 2021-2029 goods, services, and high-quality transit. This new development is most often occurring on properties without recent investments, with aging structures, and large parking lots due to the lack of available vacant land throughout the region. A key incentive to support this redevelopment is increased density, such as the flexible density allowances in the TOD Specific Plan, which does not cap density on an individual parcel basis. In June 2021, Azusa surveyed property owners included in the sites inventory; three property owners responded. All respondents had existing uses on their sites and were “very interested” in redevelopment with higher density residential uses. Uses on their properties included single-family residential, commercial retail/services, and industrial uses. All respondents were currently leasing to one or two tenants or did not have a current lease with tenants. Lease terms ranged from one year remaining to 5-10 years remaining on the lease. All respondents had a current lease with tenants, and all respondents expressed they were “very interested” in redeveloping their property with housing uses. Lease terms ranged from one year to 15 years, indicating that leases have the potential to be re-negotiated. Existing uses on properties included industrial, commercial, and single-family housing. The City will continue to engage local property owners to discuss redevelopment opportunities on their properties. Program H3-10 is included in the Housing Plan to establish tools and actions to support the redevelopment of existing non- residential uses. Based on this analysis and future efforts undertaken through Program H3-10, the City concludes that existing uses will not impede additional residential development and all sites identified in this Housing Element are intended to demonstrate adequate sites to accommodate the RHNA. 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, approved in September 2020, 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. One local church site has been identified by local developers for its potential redevelopment with housing uses. Other cities in the San Gabriel Valley have also seen increasing interest from developers for redeveloping housing on religious institution sites. West Covina approved a 19-unit gated housing project on a church site in 2013. The church sold off a portion of its 5.1-acre land that included a vacant elementary school to the developer Brandywine Homes. Baldwin Park has a preliminary application to construct townhomes on the site of a former church. As AB 1851 incentives become more broadly known, it is anticipated that interest will continue to rise. Currently, housing would be allowed on all church sites identified in the sites inventory based on the density allowed in that particular zone. All church sites identified are located in residentially zoned areas, which makes these 164 AZUSA HOUSING ELEMENT 2021-2029 | HOUSING RESOURCES sites compatible with any future potential residential uses. Program H3-9 is included in the Housing Plan to articulate a zoning process to encourage housing on religious institution sites, develop an ordinance to offer more development incentives, and proactively outreach to property owners to support development efforts. 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 10.58 acres with a realistic capacity of 90 units (Table H-5.14). 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. Additional capacity is available on many sites in open space areas; these were not included in calculations of realistic capacity. Realistic capacity assumptions were limited to 50 percent of parking lot area. Since most of the religious sites are located in residential zones the same assumption of 84 percent of the maximum allowable density has been applied to calculate the realistic capacity. 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. Appendix B shows aerial views of each religious institution site, highlighting in yellow the entire parking lot area. Calculations are based on one-half of this highlighted area, using the underlying zoning’s maximum allowable density, with a reduction to 84 percent of the maximum allowable density. This estimate is conservative, especially on sites where additional capacity is available in open space areas that is not included in the development calculations. Table H-5.14: 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 Above Moderate Medium Density Residential MDR 15 du/acre 12 du/acre 1.28 8 Above Moderate Moderate Density Residential MODR 27 du/acre 22 du/acre 1.86 20 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 10.58 90 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 84 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. 165 HOUSING RESOURCES | AZUSA HOUSING ELEMENT 2021-2029 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-5.15) 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. The City, through the former Redevelopment Agency, supported the consolidation of parcels and coordination of redevelopment of the area formerly known as Block 36, now under construction as the Orchard. These catalytic improvements are paving the way for additional lot consolidations and development in the TOD Specific Plan area. Table H-5.15: 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 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 166 AZUSA HOUSING ELEMENT 2021-2029 | HOUSING RESOURCES 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 also requires that specific parameters be placed on sites that were used in previous planning cycles but did not develop and are now used in the current Housing Element to meet the lower income RHNA. However, as noted in HCD guidance documents, due to updates in the prior planning period to the general plan or other planning activities, such as the creation of a specific plan, some sites previously identified in the housing element may have been rezoned allowing a higher density, and therefore increasing the potential housing capacity of the site. Because the zoning characteristics of this site have changed, it can be considered a new site for the purposes of the housing element inventory. Due to the adoption of the TOD Specific Plan, which significantly increased development capacity by removing maximum densities, no vacant or non-vacant sites included in the sites inventory to meet the lower-income RHNA must comply with this provision of AB 1397. 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 previous and 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 167 HOUSING RESOURCES | AZUSA HOUSING ELEMENT 2021-2029 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 2,991 residential units. As Table H-5.16 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 340 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. 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 Table H-5.16: 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 57 108 5 72 242 Vacant Residential Sites ----2 34 36 Underutilized Residential Sites ----88 33 121 Vacant Mixed-Use Sites ------162 162 Underutilized Mixed-Use Sites ----257 183 440 Azusa TOD Specific Plan Sites 680 510 48 214 1,452 Religious Institution Sites 74 ----16 90 Total 811 618 400 1,162 2,991 Surplus RHNA Sites 51 250 18 21 340 168 AZUSA HOUSING ELEMENT 2021-2029 | HOUSING RESOURCES 169 HOUSING RESOURCES | AZUSA HOUSING ELEMENT 2021-2029 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, sewer, and dry utility services 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. 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 170 AZUSA HOUSING ELEMENT 2021-2029 | HOUSING RESOURCES 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 171 HOUSING RESOURCES | AZUSA HOUSING ELEMENT 2021-2029 172 AZUSA HOUSING ELEMENT 2021-2029 | HOUSING RESOURCES 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 • 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. 173 HOUSING RESOURCES | AZUSA HOUSING ELEMENT 2021-2029 THIS PAGE IS INTENTIONALLY LEFT BLANK. 174 THIS PAGE IS INTENTIONALLY LEFT BLANK. Azusa Pedestrian Plan Housing Element Program Accomplishments 6 175 HOUSING ELEMENT PROGRAM ACCOMPLISHMENTS | AZUSA HOUSING ELEMENT 2021-2029 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. Through program implementation during the 2014-2021 planning period, the City of Azusa has made considerable progress in addressing the housing needs of special needs populations (e.g., elderly, persons with disabilities, large households, female headed households, farmworkers and persons experiencing homelessness). The City allocated HOME and CDBG funds to support single family rehabilitation projects throughout the planning period, significantly exceeding objectives (Program 1). Of the 91 projects completed, 40 supported female- headed households and 56 households 176 AZUSA HOUSING ELEMENT 2021-2029 | HOUSING ELEMENT PROGRAM ACCOMPLISHMENTS included elderly or disabled residents.1 Projects included exterior and interior paint, electrical upgrades, new plumbing, installation of new windows, doors, and roofing, and ADA-compliant handrails to support physically disabled households. Program 4 allocated funds toward street and sidewalk improvements in low- and moderate- income neighborhoods, including Act (ADA)-compliant installation of curb ramps that improve mobility and enhance paths of travel for disabled and senior adults. CDBG funds also 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. Through implementation of Program 19, the City developed provisions for reasonable accommodation procedures to provide fair access to housing for persons with disabilities. The City continues to refine this policy to ensure it is clear and implemented consistently. As such, as of 2021, the City is reviewing and reassessing these procedures and will revise accordingly to promote equal housing opportunity. To address the needs of seniors, the City has reduced standards for senior housing developments. In response, the Gladstone Senior Villas was constructed in 2020, with 60 units (six of which are reserved for low-income seniors). To support the needs of persons experiencing homelessness, the City adopted a policy to decriminalize homelessness, respect the rights of homeless individuals, and direct individuals to services. The Azusa Library 1 The numbers sum to more than 100% because some households were both female-headed or elderly/ disabled. established the Neighborhood Connections program, which provides residents with information about employment, housing, health care, education, citizenship, family and senior services, and access to food. Based in the library, the program is supported by a community resource specialist, part-time social workers, and master’s level social work interns who maintain a community resource guide and make referrals and provide follow up with clients, to local resources, including to the homeless Coordinated Entry System. In 2018, the City adopted a Plan to Prevent and Combat Homelessness, which identifies specific actions to implement the plan’s goals, including ongoing coordination, increased outreach workers from Union Station Homeless Services, and an expanded Neighborhood Connections program. Table H-6.1 outlines the City’s progress toward meeting objectives identified in the 2014- 2021 Housing Element. Following Table H-6.1, Table H-6.2 summarizes quantified objective performance. 177 HOUSING ELEMENT PROGRAM ACCOMPLISHMENTS | AZUSA HOUSING ELEMENT 2021-2029 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. 178 AZUSA HOUSING ELEMENT 2021-2029 | HOUSING ELEMENT PROGRAM ACCOMPLISHMENTS Table H-6.1: 2014-2021 Program Accomplishments 2014-2021 Housing Element Program Progress and Continued Appropriateness 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, identify target neighborhoods, and involve residents to identify and implement needed improvements. 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 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. 179 HOUSING ELEMENT PROGRAM ACCOMPLISHMENTS | AZUSA HOUSING ELEMENT 2021-2029 Table H-6.1: 2014-2021 Program Accomplishments 2014-2021 Housing Element Program Progress and Continued Appropriateness 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. 180 AZUSA HOUSING ELEMENT 2021-2029 | HOUSING ELEMENT PROGRAM ACCOMPLISHMENTS Table H-6.1: 2014-2021 Program Accomplishments 2014-2021 Housing Element Program Progress and Continued Appropriateness PROGRAM 6. FIRST-TIME HOMEBUYER PROGRAM • As funding becomes available, provide homeownership opportunities to residents through down payment assistance loans. • 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. 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. 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. 181 HOUSING ELEMENT PROGRAM ACCOMPLISHMENTS | AZUSA HOUSING ELEMENT 2021-2029 Table H-6.1: 2014-2021 Program Accomplishments 2014-2021 Housing Element Program Progress and Continued Appropriateness 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. 182 AZUSA HOUSING ELEMENT 2021-2029 | HOUSING ELEMENT PROGRAM ACCOMPLISHMENTS Table H-6.1: 2014-2021 Program Accomplishments 2014-2021 Housing Element Program Progress and Continued Appropriateness 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 property owners and managers. 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 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. 183 HOUSING ELEMENT PROGRAM ACCOMPLISHMENTS | AZUSA HOUSING ELEMENT 2021-2029 Table H-6.1: 2014-2021 Program Accomplishments 2014-2021 Housing Element Program Progress and Continued Appropriateness 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 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. 184 AZUSA HOUSING ELEMENT 2021-2029 | HOUSING ELEMENT PROGRAM ACCOMPLISHMENTS Table H-6.1: 2014-2021 Program Accomplishments 2014-2021 Housing Element Program Progress and Continued Appropriateness 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. 185 HOUSING ELEMENT PROGRAM ACCOMPLISHMENTS | AZUSA HOUSING ELEMENT 2021-2029 Table H-6.1: 2014-2021 Program Accomplishments 2014-2021 Housing Element Program Progress and Continued Appropriateness 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 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. 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. 186 AZUSA HOUSING ELEMENT 2021-2029 | HOUSING ELEMENT PROGRAM ACCOMPLISHMENTS Table H-6.1: 2014-2021 Program Accomplishments 2014-2021 Housing Element Program Progress and Continued Appropriateness 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. 187 HOUSING ELEMENT PROGRAM ACCOMPLISHMENTS | AZUSA HOUSING ELEMENT 2021-2029 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. 188 AZUSA HOUSING ELEMENT 2021-2029 | HOUSING ELEMENT PROGRAM ACCOMPLISHMENTS Table H-6.1: 2014-2021 Program Accomplishments 2014-2021 Housing Element Program Progress and Continued Appropriateness 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. However, the City is re-evaluating the procedures for consistency in application and clarity. The program will be modified and continued in the Housing Element. 189 HOUSING ELEMENT PROGRAM ACCOMPLISHMENTS | AZUSA HOUSING ELEMENT 2021-2029 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 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 TotalExtremely 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 ----323 190 THIS PAGE IS INTENTIONALLY LEFT BLANK. Azusa Pedestrian PlanAppendix A: Community Engagement A 191 HOUSING ELEMENT APPENDICES | AZUSA HOUSING ELEMENT 2021-2029 191 HOUSING ELEMENT APPENDICES | AZUSA HOUSING ELEMENT 2021-2029 Appendix A-1: Stakeholder List Company/Organization Group Served/ Sector El d e r l y / S e n i o r s Pe r s o n s E x p e r i e n c i n g H o m e l e s s n e s s Fa m l i e s ( l a r g e f a m i l i i e s , f e m a l e h e a d e d f a m i l i e s ) Pe r s o n s w i t h d i s a b i l i t i e s Pe r s o n s w i t h d e v e l o p m e n t a l d i s a b i l i t i e s Lo w e r i n c o m e h o u s e h o l d s Fa r m w o r k e r s Sp a n i s h s p e a k i n g r e s i d e n t s Af f o r d a b l e D e v e l o p e r Ma r k e t R a t e D e v e l o p e r 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 192 AZUSA HOUSING ELEMENT 2021-2029 | HOUSING ELEMENT APPENDICES Appendix A-1: Stakeholder List Company/Organization Group Served/ Sector El d e r l y / S e n i o r s Pe r s o n s E x p e r i e n c i n g H o m e l e s s n e s s Fa m l i e s ( l a r g e f a m i l i i e s , f e m a l e h e a d e d f a m i l i e s ) Pe r s o n s w i t h d i s a b i l i t i e s Pe r s o n s w i t h d e v e l o p m e n t a l d i s a b i l i t i e s Lo w e r i n c o m e h o u s e h o l d s Fa r m w o r k e r s Sp a n i s h s p e a k i n g r e s i d e n t s Af f o r d a b l e D e v e l o p e r Ma r k e t R a t e D e v e l o p e r The Fifield Companies Volunteer Center of SGV x x x St. Anthony’s Greek Orthodox Church x PATH Los Angeles x x 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 193 HOUSING ELEMENT APPENDICES | AZUSA HOUSING ELEMENT 2021-2029 Appendix A-1: Stakeholder List Company/Organization Group Served/ Sector El d e r l y / S e n i o r s Pe r s o n s E x p e r i e n c i n g H o m e l e s s n e s s Fa m l i e s ( l a r g e f a m i l i i e s , f e m a l e h e a d e d f a m i l i e s ) Pe r s o n s w i t h d i s a b i l i t i e s Pe r s o n s w i t h d e v e l o p m e n t a l d i s a b i l i t i e s Lo w e r i n c o m e h o u s e h o l d s Fa r m w o r k e r s Sp a n i s h s p e a k i n g r e s i d e n t s Af f o r d a b l e D e v e l o p e r Ma r k e t R a t e D e v e l o p e r 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 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 194 AZUSA HOUSING ELEMENT 2021-2029 | HOUSING ELEMENT APPENDICES Appendix A-1: Stakeholder List Company/Organization Group Served/ Sector El d e r l y / S e n i o r s Pe r s o n s E x p e r i e n c i n g H o m e l e s s n e s s Fa m l i e s ( l a r g e f a m i l i i e s , f e m a l e h e a d e d f a m i l i e s ) Pe r s o n s w i t h d i s a b i l i t i e s Pe r s o n s w i t h d e v e l o p m e n t a l d i s a b i l i t i e s Lo w e r i n c o m e h o u s e h o l d s Fa r m w o r k e r s Sp a n i s h s p e a k i n g r e s i d e n t s Af f o r d a b l e D e v e l o p e r Ma r k e t R a t e D e v e l o p e r 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 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 195 HOUSING ELEMENT APPENDICES | AZUSA HOUSING ELEMENT 2021-2029 Appendix A-1: Stakeholder List Company/Organization Group Served/ Sector El d e r l y / S e n i o r s Pe r s o n s E x p e r i e n c i n g H o m e l e s s n e s s Fa m l i e s ( l a r g e f a m i l i i e s , f e m a l e h e a d e d f a m i l i e s ) Pe r s o n s w i t h d i s a b i l i t i e s Pe r s o n s w i t h d e v e l o p m e n t a l d i s a b i l i t i e s Lo w e r i n c o m e h o u s e h o l d s Fa r m w o r k e r s Sp a n i s h s p e a k i n g r e s i d e n t s Af f o r d a b l e D e v e l o p e r Ma r k e t R a t e D e v e l o p e r 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 196 AZUSA HOUSING ELEMENT 2021-2029 | HOUSING ELEMENT APPENDICES Appendix A-2: Workshop Summaries 197 HOUSING ELEMENT APPENDICES | AZUSA HOUSING ELEMENT 2021-2029 198 AZUSA HOUSING ELEMENT 2021-2029 | HOUSING ELEMENT APPENDICES 199 HOUSING ELEMENT APPENDICES | AZUSA HOUSING ELEMENT 2021-2029 200 AZUSA HOUSING ELEMENT 2021-2029 | HOUSING ELEMENT APPENDICES 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. 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. Appendix A-3: Survey Summary 201 HOUSING ELEMENT APPENDICES | AZUSA HOUSING ELEMENT 2021-2029 Figure 1: Currently, do you: (Question 1; n=260) Figure 2: Which best describes your current living situation? (Question 2; n=250) 202 AZUSA HOUSING ELEMENT 2021-2029 | HOUSING ELEMENT APPENDICES Figure 3: Which best describes your current housing situation? (Question 3; n=245) Figure 4: What are your reasons for living in Azusa? Choose all that apply (Question 4; n=555) 203 HOUSING ELEMENT APPENDICES | AZUSA HOUSING ELEMENT 2021-2029 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 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) 204 AZUSA HOUSING ELEMENT 2021-2029 | HOUSING ELEMENT APPENDICES Figure 6: Have you experienced any of the following housing issues this year since the coronavirus outbreak? (Question 6; n=343) 205 HOUSING ELEMENT APPENDICES | AZUSA HOUSING ELEMENT 2021-2029 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 Objectives 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) 206 AZUSA HOUSING ELEMENT 2021-2029 | HOUSING ELEMENT APPENDICES 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) 207 HOUSING ELEMENT APPENDICES | AZUSA HOUSING ELEMENT 2021-2029 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) Housing Needs in Azusa 1 2 3 4 5 6 7 8 9 Rank (Average) 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) 208 AZUSA HOUSING ELEMENT 2021-2029 | HOUSING ELEMENT APPENDICES 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 209 HOUSING ELEMENT APPENDICES | AZUSA HOUSING ELEMENT 2021-2029 • Down Where there are empty buildings and parking lots not being used. Tear down the old buildings that are sitting empty • 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. 210 AZUSA HOUSING ELEMENT 2021-2029 | HOUSING ELEMENT APPENDICES • 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. • 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) 211 HOUSING ELEMENT APPENDICES | AZUSA HOUSING ELEMENT 2021-2029 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 212 AZUSA HOUSING ELEMENT 2021-2029 | HOUSING ELEMENT APPENDICES 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 • 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. 213 HOUSING ELEMENT APPENDICES | AZUSA HOUSING ELEMENT 2021-2029 • 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 • 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 214 AZUSA HOUSING ELEMENT 2021-2029 | HOUSING ELEMENT APPENDICES • 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. • 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. 215 HOUSING ELEMENT APPENDICES | AZUSA HOUSING ELEMENT 2021-2029 • 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. • There should be the option of going solar with no problem along with the incentives Such as roof replacements and alike. 216 AZUSA HOUSING ELEMENT 2021-2029 | HOUSING ELEMENT APPENDICES • 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. • 217 HOUSING ELEMENT APPENDICES | AZUSA HOUSING ELEMENT 2021-2029 Figure 15: How long have you lived in Azusa? (Question 15; n=249) Figure 16: Please indicate your gender (Question 16; n=250) 218 AZUSA HOUSING ELEMENT 2021-2029 | HOUSING ELEMENT APPENDICES Figure 17: How do you identify yourself? (Question 17; n=250) Other responses • Chicano • Black irish • Multi racial 219 HOUSING ELEMENT APPENDICES | AZUSA HOUSING ELEMENT 2021-2029 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 220 AZUSA HOUSING ELEMENT 2021-2029 | HOUSING ELEMENT APPENDICES Figure 19: How old are you? (Question 19; n=249) Figure 20: Which ZIP code do you reside in? (Question 20; n=234) 221 HOUSING ELEMENT APPENDICES | AZUSA HOUSING ELEMENT 2021-2029 Figure 21: Which best describes your annual household income? (Question 21; n=240) 222 AZUSA HOUSING ELEMENT 2021-2029 | HOUSING ELEMENT APPENDICES Figure 22: Check all that apply to you (Question 21; n=238) 223 HOUSING ELEMENT APPENDICES | AZUSA HOUSING ELEMENT 2021-2029 Appendix A-4: Public Comments on Draft Housing Element Comment Page Number/Location I represent (thought I don’t speak for all) over 3,000 stakeholders in the SGV that are supportive of increased housing and services for those experiencing homelessness. I support your Housing element, especially: H2-4-Inclusionary Zoning: Needed since affordable housing does not occur naturally, as you stated that only 6 units were developed in your last cycle H3-6-Address Homelessness: I would only urge you to change “to allow” to make the commitment of supportive and transitional housing more in line with SB5 and your plan to develop shelter/short term housing H4-2-Supportive and Transitional: Completely support ALL housing, including special NEEDs (H5-1) that is for ALL of Azusa. 2/3 of suburban homelessness have 2 or 3 ties to that community of origin. So 67% of those Azusa homeless have grown up, work, or have family in Azusa, so they are Azusa’s neighbors Table H.2.1: I support the active building of 759 low and very low units as part of the Housing Element. With 99% of housing build during the last cycle in the SGV, for only market rate, I urge Azusa to not only plan, but implement these units, as part of a comprehensive economic development program that keeps families and seniors housed, and staying in their city! I am willing to meet with city staff to find ways to develop community support for those programs listed above. Thank you H2-4, H3-6, H4,2, H5-1, H.2.1 Make adding ADUs easier in the City of Azusa. Building and planning department needs to train staff to encourage homeowners to maximize ADU size to accommodate more habitable units for people to live in. The current ADU ordinance the City adopted restricts bedroom counts within ADUs. This illegal according to HCD and is grounds for review by the attorney general. Page 22, Program H3-4 While very comprehensive, the policy info fails to address specific situations.The entire policy program. 224 AZUSA HOUSING ELEMENT 2021-2029 | HOUSING ELEMENT APPENDICES Azusa Pedestrian PlanAppendix B: Detailed Sites Inventory B 225 HOUSING ELEMENT APPENDICES | AZUSA HOUSING ELEMENT 2021-2029 THIS PAGE IS INTENTIONALLY LEFT BLANK. AZUSA HOUSING ELEMENT 2021-2029 | HOUSING ELEMENT APPENDICES 226 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 -- 3 Yes No No Yes No Above Moderate AZUSA HOUSING ELEMENT 2021-2029 | HOUSING ELEMENT APPENDICES 227 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 Underutilized Criteria 4th Cycle Site 5th Cycle Site Subject to AB 1397 Affordability Level 8608-019-005 Moderate Density Residential Mod 27 0.16 1 Unit -- -- 4 Yes No 1.5 1955 • Double capacity • Older Structure • Near MFRs No Yes No Moderate 8608-020-009 Moderate Density Residential Mod 27 0.12 1 Unit -- -- 3 Yes No 0.5 1923 • Double capacity • Older Structure • Near MFRs • Low ILR No Yes No Moderate 8611-008-036 Moderate Density Residential Mod 27 0.16 1 Unit -- -- 4 Yes No 0.3 1897 • Double capacity • Older Structure • Near MFRs • Low ILR No Yes No Moderate 8616-005-900 Moderate Density Residential Mod 27 0.87 Fire Station + Parking Lot -- -- 20 Yes No 0.0 • Near MFRs • Large Parking lot Yes Yes No Moderate 8605-010-001 Moderate Density Residential Mod 27 0.16 1 Unit Yes Owner A 15 Yes No 2.3 1924 • Double capacity • Older Structure • Near MFRs • Low ILR • Lot Cons. 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 -- 4 Yes Potential historical resource 0.0 1901 • Double capacity • Older Structure • Near MFRs Yes Yes No Moderate 8619-013-066 Medium Density Residential Med 15 0.44 Convenience Store/Gas Station -- 6 Yes No -- 1964 • Older Structure • Declining use Yes Yes No Above Moderate 8615-019-028 Low Density Residential Low 8 1.56 Machine Shop Yes Owner A 26 Yes No 0.0 -- • Older Structure • Low ILR • Lot Cons. No Yes No Above Moderate 8615-019-037 Low Density Residential Low 8 2.29 Parking Lot of Design Office Owner B Yes No 0.1 1972 Yes Yes No Above Moderate AZUSA HOUSING ELEMENT 2021-2029 | HOUSING ELEMENT APPENDICES 228 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 Underutilized Criteria 4th Cycle Site 5th Cycle Site Subject to AB 1397 Affordability Level 8611-022-001 Moderate Density Residential Mod 27 0.17 1 Unit Yes Owner A 21 Yes No 0.8 1958 • Double capacity • Older Structure • Near MFRs • Low ILR • Lot Cons. 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 • Double capacity • Near MFRs • Low ILR • Lot Cons. 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 11 Yes No 1.0 1922 • Double capacity • Older Structure • Near MFRs Yes Yes No Moderate 8608-019-002 Moderate Density Residential Mod 27 0.32 2 Units 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 • Double capacity • Near MFRs • Low ILR Yes No No Above Moderate 8608-020-027 Moderate Density Residential Mod 27 0.16 1 Unit -- -- 4 Yes No 0.2 1923 • Double capacity • Near MFRs • Low ILR No No No Moderate AZUSA HOUSING ELEMENT 2021-2029 | HOUSING ELEMENT APPENDICES 229 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 3 Yes No No No No Above Moderate 8611-030-007 Commercial Mixed Use Azusa Avenue Corridor 27 0.13 -- -- Vacant 3 Yes No No No No Above Moderate 8613-026-018 Residential Mixed Use South Azusa Avenue Corridor 27 1.05 -- -- Vacant 20 Yes No No No No Above Moderate 8613-026-016 Residential Mixed Use South Azusa Avenue Corridor 27 0.22 -- --- Vacant 4 Yes No No No No Above Moderate 8621-024-012 Residential Mixed Use South Azusa Avenue Corridor 27 0.35 -- -- Vacant 7 Yes Triangular parcel presents design constraints No Yes No Above Moderate 8611-031-026 Commercial Mixed Use South Azusa Avenue Corridor 27 0.3 -- -- Vacant 5 Yes No Yes No No Above Moderate 8614-016-030 Commercial Mixed Use Edgewood District 27 0.33 -- -- Vacant 6 Yes No No No No Above Moderate 8630-008-903 Neighborhood Center Neighborhood Center 27 0.75 -- -- Vacant 14 Yes No No No No Above Moderate 8614-026-034 Neighborhood Center Neighborhood Center 27 0.32 -- -- Vacant 6 Yes No Yes Yes No Above Moderate 8622-002-030 Neighborhood Center Neighborhood Center 27 0.48 -- -- Vacant 9 Yes No No No No Above Moderate 8620-004-015 Commercial Mixed Use South Azusa Avenue Corridor 27 1.61 -- -- Vacant 29 Yes No No No No Above Moderate 8624-021-037 Commercial Mixed Use University District - Mixed Use 27 1.4 -- -- Vacant 25 Yes No No No No Above Moderate 8611-014-900 Commercial Mixed Use Azusa Avenue Corridor 27 0.32 Yes Azusa City Vacant 10 Yes No Yes Yes No Above Moderate 8611-014-021 Commercial Mixed Use Azusa Avenue Corridor 27 0.08 Owner B Vacant Yes No Yes Yes No Above Moderate AZUSA HOUSING ELEMENT 2021-2029 | HOUSING ELEMENT APPENDICES 230 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 8611-014-020 Commercial Mixed Use Azusa Avenue Corridor 27 0.16 Owner B Vacant Yes No Yes Yes No Above Moderate 8611-027-004 Commercial Mixed Use Azusa Avenue Corridor 27 0.08 Yes Owner A Vacant 9 Yes No No Yes No Above Moderate 8611-027-006 Commercial Mixed Use Azusa Avenue Corridor 27 0.32 Owner B Vacant Yes No Yes Yes No Above Moderate 8611-027-005 Commercial Mixed Use Azusa Avenue Corridor 27 0.08 Owner C Vacant Yes No Yes Yes No Above Moderate 8611-015-030 Residential Mixed Use San Gabriel Avenue Corridor 27 0.08 Yes Owner A Vacant 6 Yes No No No No Above Moderate 8611-015-031 Residential Mixed Use San Gabriel Avenue Corridor 27 0.24 Owner A Vacant Yes No No No No Above Moderate 8613-026-017 Residential Mixed Use South Azusa Avenue Corridor 27 0.12 Yes Owner A Vacant 9 Yes No No No No Above Moderate 8613-024-024 Residential Mixed Use South Azusa Avenue Corridor 27 0.35 Owner B Vacant Yes No No No No Above Moderate AZUSA HOUSING ELEMENT 2021-2029 | HOUSING ELEMENT APPENDICES 231 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 Underutilized Criteria 4th Cycle Site 5th Cycle Site Subject to AB 1397 Affordability Level 8628-004-166 Commercial University District - Mixed Use 27 5.6 Shopping center -- -- 101 Yes No -- 1989 • Older Structure • Large parking lot • Near new MFRs No No No Moderate 8611-015-023 Commercial Mixed Use Azusa Avenue Corridor 27 0.97 Restaurant -- -- 18 Yes No 1.5 1950 • Older Structure • Large parking lot • Near MFRs Yes Yes No Moderate 8611-015-026 Residential Mixed Use San Gabriel Avenue Corridor 27 0.48 Parking Lot of Restaurant -- -- 9 Yes No 0.1 1951 • Older Structure • Large parking lot • Near MFRs • Low ILR Yes Yes No Moderate 8624-021-035 Commercial Mixed Use University District - Mixed Use 27 5.62 Shopping Center -- -- 102 Yes No 0.0 -- • Older Structure • Large parking lot • Near new MFRs No No No Moderate 8611-036-011 Commercial Mixed Use South Azusa Avenue Corridor 27 0.43 1 Unit -- -- 3 Yes No 0.7 1953 • Double capacity • Older Structure • Near MFRs No No Moderate 8611-018-012 Commercial Mixed Use Azusa Avenue Corridor 27 0.16 1 Unit -- -- 8 Yes No 0.2 1923 • Double capacity • Older Structure • Near MFRs • Low ILR No No No Moderate 8611-027-001 Commercial Mixed Use Azusa Avenue Corridor 27 0.16 1 Unit -- -- 3 Yes No 0.4 1915 • Double capacity • Older Structure • Near MFRs No No No Moderate AZUSA HOUSING ELEMENT 2021-2029 | HOUSING ELEMENT APPENDICES 232 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 Underutilized Criteria 4th Cycle Site 5th Cycle Site Subject to AB 1397 Affordability Level 8619-013-063 Commercial Mixed Use Arrow Highway Corridor 27 0.39 Cell phone store Yes Owner A 40 Yes No 4.9 1988 • Older Structure • Large parking lot • Near MFRs • Lot cons. Yes Yes No Above Moderate 8619-013-061 Commercial Mixed Use Arrow Highway Corridor 27 0.25 Liquor store Owner A Yes No 1.1 1965 Yes Yes No Above Moderate 8619-013-047 Commercial Mixed Use Arrow Highway Corridor 27 0.75 Restaurant Owner B Yes No 0.6 1970 Yes Yes No Above Moderate 8619-013-064 Commercial Mixed Use Arrow Highway Corridor 27 0.44 Driving School Owner A Yes No 0.0 -- Yes Yes No Above Moderate 8619-013-062 Commercial Mixed Use Arrow Highway Corridor 27 0.35 Hair Salon Owner A Yes No 0.0 -- Yes Yes No Above Moderate 8619-013-065 Commercial Mixed Use Arrow Highway Corridor 27 0.04 Clothing store Owner B Yes No 0.0 -- Yes Yes No Above Moderate 8622-024-008 Commercial Mixed Use Arrow Highway Corridor 27 0.83 Auto Body Shop Yes Owner A 30 Yes No 1.1 1978 • Older Structure • Declining use • Near MFRs • Lot cons. Yes Yes No Above Moderate 8622-024-003 Commercial Mixed Use Arrow Highway Corridor 27 0.83 Auto Body Shop Owner B Yes No 1.7 1976 Yes Yes No Above Moderate 8622-023-002 Commercial Mixed Use Arrow Highway Corridor 27 1.66 Auto Body Shop Yes Owner A 89 Yes No -- 1980 • Older Structure • Declining use • Large surface parking lot • Near MFRs • Lot cons. • Low ILR No Yes No Above Moderate 8622-024-020 Commercial Mixed Use Arrow Highway Corridor 27 0.45 Auto Body Shop Owner B Yes No -- 1982 Yes Yes No Above Moderate 8622-023-001 Commercial Mixed Use Arrow Highway Corridor 27 0.82 Auto Body Shop Owner C Yes No 1.4 1968 Yes Yes No Above Moderate 8622-024-022 Commercial Mixed Use Arrow Highway Corridor 27 0.68 Auto Body Shop Owner D Yes No 0.7 1965 No Yes No Above Moderate 8622-024-024 Commercial Mixed Use Arrow Highway Corridor 27 0.5 Auto Body Shop Owner E Yes No 0.3 2003 No Yes No Above Moderate 8622-024-006 Commercial Mixed Use Arrow Highway Corridor 27 0.8 Auto Body Shop Owner F Yes No 0.3 1953 Yes Yes No Above Moderate 8611-026-014 Commercial Mixed Use Azusa Avenue Corridor 27 0.32 Restaurant Yes Owner A 9 Yes No 0.5 1956 • Older Structure • Large surface parking lot • Near MFRs • Lot cons. • Low ILR Yes Yes No Above Moderate 8611-026-015 Commercial Mixed Use Azusa Avenue Corridor 27 0.16 Restaurant parking lot Owner A Yes No 0.0 -- Yes Yes No Above Moderate 8611-019-019 Commercial Mixed Use Azusa Avenue Corridor 27 0.16 Parking Lot Yes Owner A 6 Yes No 0.0 -- • Older Structure • Large surface parking lot No Yes No Above Moderate 8611-019-018 Commercial Mixed Use Azusa Avenue Corridor 27 0.16 Real Estate Office Owner A Yes No 0.0 -- No No No Above Moderate AZUSA HOUSING ELEMENT 2021-2029 | HOUSING ELEMENT APPENDICES 233 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 Underutilized Criteria 4th Cycle Site 5th Cycle Site Subject to AB 1397 Affordability Level • Near MFRs • Lot cons. 8611-026-024 Commercial Mixed Use Azusa Avenue Corridor 27 0.16 Strip Mall Yes Owner A 6 Yes No 0.0 1965 • Older Structure • Large surface parking lot • Near MFRs • Lot cons. No No No Above Moderate 8611-026-025 Commercial Mixed Use Azusa Avenue Corridor 27 0.16 Parking Lot Owner A Yes No 0.0 -- No Yes No Above Moderate 8620-004-016 Commercial Mixed Use South Azusa Avenue Corridor 27 0.82 Car Wash -- -- 15 Yes No 0.8 1965 • Older Structure • Declining use • Near MFRs • Lot cons. • Low ILR Yes Yes No Moderate 8608-020-026 Moderate Density Residential Neighborhood Center 27 0.16 1 Unit -- -- 3 Yes No 0.2 1901 • Double capacity • Older Structure • Near MFRs • Low ILR No No No Above Moderate AZUSA HOUSING ELEMENT 2021-2029 | HOUSING ELEMENT APPENDICES 234 Table H-B.5: Azusa TOD Specific Plan Small Parcel Sites (Less than 0.5 acres) Parcel Number (APN) General Plan Designation Zoning Assumed Average Density (du/ac) Acres Current Use Potential Lot Consolidation Common Ownership Realistic Capacity Infrastructure Capacity On-Site Constraints ILR Year Built Underutilized Criteria 4th Cycle Site 5th Cycle Site Subject to AB 1397 Affordability Level 8611-008- 019 Downtown District Downtown 28 0.24 Clothing Store -- -- 6 Yes No 0.4 1952 • Older Structure • Near MFRs • Low ILR No No No Above Moderate 8611-008- 035 Downtown District Downtown 28 0.24 Car Wash -- -- 6 Yes No 0.1 1965 • Older Structure • Declining use • Near MFRs. • Low ILR No No No Above Moderate 8611-008- 800 Downtown District Downtown 28 0.32 Parking Lot -- -- 8 Yes No -- -- • Large surface parking lot • Near MFRs No No No Above Moderate 8611-004- 023 Downtown District Downtown 28 0.16 Vacant -- -- 4 Yes No 0.0 -- No Yes No Above Moderate 8608-026- 901 Gold Line District Gold Line 28 0.16 Parking Lot -- City of Azusa 4 Yes No 0.0 • Large surface parking lot • Near MFRs No No No Above Moderate 8608-029- 041 Route 66 District Route 66 28 0.23 Restaurant -- -- 5 Yes No 0.7 1989 • Older Structure • Large surface parking lot • Near MFRs No No No Above Moderate 8608-029- 040 Route 66 District Route 66 28 0.24 Convenience Store -- -- 6 Yes No 0.4 1974 • Older Structure • Large surface parking lot Near MFRs No No No Above Moderate 8608-029- 039 Route 66 District Route 66 28 0.22 Laundromat -- F-- 5 Yes No 1.0 1974 • Older Structure • Large surface parking lot • Near MFRs No No No Above Moderate 8611-005- 005 Route 66 District Route 66 28 0.2 Chamber of Commerce building -- -- 5 Yes No 0.4 1927 • Older Structure • Large surface parking lot • Near MFRs • Low ILR No No No Above Moderate AZUSA HOUSING ELEMENT 2021-2029 | HOUSING ELEMENT APPENDICES 235 Parcel Number (APN) General Plan Designation Zoning Assumed Average Density (du/ac) Acres Current Use Potential Lot Consolidation Common Ownership Realistic Capacity Infrastructure Capacity On-Site Constraints ILR Year Built Underutilized Criteria 4th Cycle Site 5th Cycle Site Subject to AB 1397 Affordability Level 8611-001- 006 Route 66 District Route 66 28 0.17 Parking Lot -- -- 4 Yes No 0.0 -- • Large surface parking lot • Near MFRs No Yes No Above Moderate 8616-005- 002 Route 66 District Route 66 28 0.17 Parking Lot -- -- 4 Yes No 0.0 -- • Large surface parking lot • Near MFRs No Yes No Above Moderate 8612-003- 014 Route 66 District Route 66 28 0.18 Parking Lot -- -- 4 Yes No 0.0 -- • Large surface parking lot • Near MFRs No No No Above Moderate 8612-001- 919 Route 66 District Route 66 28 0.13 Vacant -- -- 3 Yes No 0.0 -- No Yes No Above Moderate 8608-019- 050 Transit District Transition 28 0.13 2 Units -- -- 3 Yes No 0.5 1994 No No No Above Moderate 8611-005- 009 Transit District Transition 28 0.16 1 Unit -- -- 4 Yes No 0.7 1936 • Double capacity • Older Structure • Near transit station No Yes No Above Moderate 8608-019- 051 Transit District Transition 28 0.32 3 Units -- -- 8 Yes No 1.1 1988 • Double capacity • Older Structure • Near transit station Yes Yes No Above Moderate 8612-001- 907 Route 66 District Route 66 28 0.14 Vacant Yes Data Not Available 3 Yes No -- -- No Yes No Above Moderate 8612-001- 908 Route 66 District Route 66 28 0.13 Vacant LA County Housing Authority 3 Yes No 0.0 -- No Yes No Above Moderate 8612-001- 905 Route 66 District Route 66 28 0.14 Vacant Yes Data Not Available 3 Yes No -- -- No Yes No Above Moderate 8612-001- 915 Route 66 District Route 66 28 0.14 Vacant LA County Housing Authority 3 Yes No 0.0 -- No Yes No Above Moderate 8612-001- 920 Route 66 District Route 66 28 0.14 Vacant LA County Housing Authority 3 Yes No 0.0 -- No Yes No Above Moderate 8612-001- 906 Route 66 District Route 66 28 0.25 Vacant Yes Data Not Available 6 Yes No -- -- No Yes No Above Moderate AZUSA HOUSING ELEMENT 2021-2029 | HOUSING ELEMENT APPENDICES 236 Parcel Number (APN) General Plan Designation Zoning Assumed Average Density (du/ac) Acres Current Use Potential Lot Consolidation Common Ownership Realistic Capacity Infrastructure Capacity On-Site Constraints ILR Year Built Underutilized Criteria 4th Cycle Site 5th Cycle Site Subject to AB 1397 Affordability Level 8612-001- 912 Route 66 District Route 66 28 0.18 Vacant LA County Housing Authority 4 Yes No 0.0 -- No Yes No Above Moderate 8611-005- 027 Downtown Expansion District Downtown Expansion 28 0.08 Parking Lot Yes Owner A 2 Yes No 0.1 1973 • Large surface parking lot • Near MFRs • Low ILR No No No Above Moderate 8611-005- 026 Downtown Expansion District Downtown Expansion 28 0.16 Chiropractor Office Owner B 4 Yes No 0.2 1938 • Large surface parking lot • Near new MFRs • Small-scale use • Low ILR Yes No No Above Moderate 8611-005- 028 Downtown Expansion District Downtown Expansion 28 0.16 Auto Body Shop Owner A 4 Yes No 0.3 1952 • Large surface parking lot • Near new MFRs • Low ILR No No No Above Moderate 8611-002- 041 Downtown District Downtown 28 0.26 Hair Salon Yes Owner A 6 Yes No 0.4 1953 • Large surface parking lot • Near new MFRs • Small-scale use Low ILR Yes No No Above Moderate 8611-002- 001 Downtown District Downtown 28 0.2 Parking Lot Owner A 5 Yes No 0.1 1911 • Large surface parking lot • Near new MFRs • Small-scale use • Low ILR Yes No No Above Moderate 8608-026- 004 Gold Line District Gold Line 28 0.06 Parking Lot Yes Owner A 1 Yes No 0.0 1950 • Large surface parking lot • Near new MFRs • Small-scale use Low ILR No No No Above Moderate AZUSA HOUSING ELEMENT 2021-2029 | HOUSING ELEMENT APPENDICES 237 Parcel Number (APN) General Plan Designation Zoning Assumed Average Density (du/ac) Acres Current Use Potential Lot Consolidation Common Ownership Realistic Capacity Infrastructure Capacity On-Site Constraints ILR Year Built Underutilized Criteria 4th Cycle Site 5th Cycle Site Subject to AB 1397 Affordability Level 8608-026- 007 Gold Line District Gold Line 28 0.12 Empty Store Front Owner A 3 Yes No 0.2 1925 • Large surface parking lot • Near new MFRs • Small-scale use Low ILR No No No Above Moderate 8611-001- 003 Route 66 District Route 66 28 0.18 Computer Services Office Yes Owner A 4 Yes No 0.3 1916 • Large surface parking lot • Near new MFRs • Small-scale use • Low ILR No No No Above Moderate 8611-001- 005 Route 66 District Route 66 28 0.17 Parking Lot Owner B 4 Yes No 0.2 1944 No No No Above Moderate 8608-026- 903 Gold Line District Gold Line 28 0.28 Parking Lot -- Redevelopment Agency of Azusa 7 Yes No -- -- • Large surface parking lot • Near new MFRs No No No Above Moderate 8612-003- 032 Route 66 District Route 66 28 0.07 Vacant Yes Owner A 2 Yes No 0.0 -- • Large surface parking lot • Near new MFRs • Low ILR • Adjacent to vacant sites No No No Above Moderate 8612-003- 033 Route 66 District Route 66 28 0.03 Vacant Owner A 1 Yes No 0.0 -- No No No Above Moderate 8612-003- 031 Route 66 District Route 66 28 0.1 Vacant Owner B 2 Yes No 0.0 -- No No No Above Moderate 8612-003- 025 Route 66 District Route 66 28 0.17 Commercial Owner A 4 Yes No 2.0 -- No No No Above Moderate 8612-003- 026 Route 66 District Route 66 28 0.32 Commercial Owner A 8 Yes No 0.6 -- No No No Above Moderate 8608-028- 903 Civic District Civic 28 0.19 Parking Lot Yes City of Azusa 5 Yes No 0.0 -- • Large surface parking lot • City-owned No No No Above Moderate 8608-028- 901 Civic District Civic 28 0.18 Parking Lot City of Azusa 4 Yes No 0.0 -- No No No Above Moderate 8612-001- 067 Route 66 District Route 66 102 0.52 Restaurant -- -- 45 Yes No 0.3 1984 • Large surface parking lot • Near new MFRs • Older structure • Low ILR Yes No No Above Moderate AZUSA HOUSING ELEMENT 2021-2029 | HOUSING ELEMENT APPENDICES 238 Parcel Number (APN) General Plan Designation Zoning Assumed Average Density (du/ac) Acres Current Use Potential Lot Consolidation Common Ownership Realistic Capacity Infrastructure Capacity On-Site Constraints ILR Year Built Underutilized Criteria 4th Cycle Site 5th Cycle Site Subject to AB 1397 Affordability Level 8612-003- 046 Route 66 District Route 66 102 0.55 1 Unit -- -- 48 Yes No 0.1 1914 • Double capacity • Older Structure • Near MFRs Low ILR No No No Moderate AZUSA HOUSING ELEMENT 2021-2029 | HOUSING ELEMENT APPENDICES 239 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 Infrastructure Capacity On-Site Constraints ILR Year Built Underutilized Criteria 4th Cycle Site 5th Cycle Site Subject to AB 1397 Affordability Level 8608-023-027 Gold Line District Gold Line 102 0.89 Parking Lot -- -- 77 Yes No 0.0 -- • Large surface parking lot • Near new MFRs No No No Very Low 8624-002-025 Route 66 District Route 66 102 1.11 Autobody Shop -- -- 96 Yes No 3.1 2016 • Large surface parking lot • Declining use • Near MFRs Yes Yes No Very Low 8612-001-001 Route 66 District Route 66 102 0.71 Parking Lot -- -- 62 Yes No 0.0 -- • Large surface parking lot No No No Very Low 8608-021-001 Transit District Transition 102 0.24 1 Unit Site 11 Owner A 21 Yes No 0.5 1953 • Double capacity • Older Structure • Near MFRs • Low ILR Yes Yes No Very Low 8608-021-002 Transit District Transition 102 0.16 1 Unit Owner B 14 Yes No 1.6 1910 • Double capacity • Older Structure • Near MFRs Yes Yes No Very Low 8608-021-003 Transit District Transition 102 0.16 1 Unit Owner C 14 Yes No 0.7 2001 • Double capacity • Near MFRs Yes Yes No Very Low 8608-021-004 Transit District Transition 102 0.16 1 Unit Owner D 14 Yes No 1.6 1961 • Double capacity • Older Structure • Near MFRs Yes Yes No Very Low 8608-021-005 Transit District Transition 102 0.16 1 Unit Owner E 14 Yes No 0.4 1896 • Double capacity • Older Structure • Near MFRs • Low ILR Yes Yes No Very Low 8608-021-006 Transit District Transition 102 0.24 1 Unit Owner F 21 Yes No 0.4 1912 • Double capacity • Older Structure • Near MFRs • Low ILR Yes Yes No Very Low 8616-005-035 Route 66 District Route 66 102 0.92 Liquor store Site 12 Owner A 80 Yes No 0.7 1948 • Large surface parking lot • Near MFRs • Older structures • Small scale uses • Double capacity • Lot cons. • Publicly owned No Yes No Very Low 8616-005-034 Route 66 District Route 66 102 0.45 Landscaping Office Building Owner B 39 Yes No 0.3 1946 Yes Yes No Very Low 8612-001-053 Route 66 District Route 66 102 0.14 4 Units Owner C 12 Yes No 5.2 1963 Yes Yes No Very Low 8612-001-910 Route 66 District Route 66 102 0.14 4 Units LA County Housing Authority 12 Yes No 0.0 1963 No Yes No Very Low 8612-001-100 Route 66 District Route 66 102 0.13 4 Units Owner D 11 Yes No 1.5 1963 No Yes No Very Low 8612-001-059 Route 66 District Route 66 102 0.01 Vacant Owner C 1 Yes No 0.0 -- Yes Yes No Very Low 8612-001-911 Route 66 District Route 66 102 0.14 Vacant LA County Housing Authority 12 Yes No 0.0 -- No Yes No Very Low AZUSA HOUSING ELEMENT 2021-2029 | HOUSING ELEMENT APPENDICES 240 Parcel Number (APN) General Plan Designation Zoning Assumed Average Density (du/ac) Acres Current Use Potential Consolidation Common Ownership Realistic Capacity Infrastructure Capacity On-Site Constraints ILR Year Built Underutilized Criteria 4th Cycle Site 5th Cycle Site Subject to AB 1397 Affordability Level 8612-001-918 Route 66 District Route 66 102 0.14 Vacant LA County Housing Authority 12 Yes No 0.0 -- No Yes No Very Low 8612-001-921 Route 66 District Route 66 102 0.14 Vacant LA County Housing Authority 12 Yes No 0.0 -- No Yes No Very Low 8612-001-917 Route 66 District Route 66 102 0.13 Vacant LA County Housing Authority 11 Yes No 0.0 -- No Yes No Very Low 8612-001-916 Route 66 District Route 66 102 0.15 Vacant LA County Housing Authority 13 Yes No 0.0 -- No Yes No Very Low 8612-001-038 Route 66 District Route 66 102 0.14 4 Units Site 14 Owner A 12 Yes No 1.5 1963 No Yes No Very Low 8612-001-914 Route 66 District Route 66 102 0.14 Vacant LA County Housing Authority 12 Yes No 0.0 -- No Yes No Very Low 8612-001-909 Route 66 District Route 66 102 0.14 Vacant LA County Housing Authority 12 Yes No 0.0 -- No Yes No Very Low 8612-001-913 Route 66 District Route 66 102 0.15 Vacant LA County Housing Authority 13 Yes No 0.0 -- No Yes No Very Low 8611-002-032 Downtown Expansion District Downtown Expansion 102 0.16 1 Unit Site 3 Owner B 14 Yes No 1.5 1956 • Older structures • Small scale uses • Double capacity • Near new MFRs • Low ILR Yes Yes No Very Low 8611-002-018 Downtown Expansion District Downtown Expansion 102 0.08 1 Unit Owner C 7 Yes No 0.6 1950 Yes Yes No Very Low 8611-002-013 Downtown Expansion District Downtown Expansion 102 0.16 1 Unit Owner D 14 Yes No 0.5 1914 Yes Yes No Very Low 8611-002-019 Downtown Expansion District Downtown Expansion 102 0.19 1 Unit Owner E 16 Yes No 0.2 1913 Yes Yes No Very Low 8611-002-020 Downtown Expansion District Downtown Expansion 102 0.21 1 Unit Owner F 18 Yes No 0.5 1905 Yes Yes No Very Low 8611-002-040 Downtown Expansion District Downtown Expansion 102 0.16 4 Units, Owner G 14 Yes No 1.5 1988 Yes Yes No Very Low 8611-007-007 Downtown District Downtown 102 0.28 Medical Office Site 35 Owner A 24 Yes No 0.6 1954 • Older structures No No No Low AZUSA HOUSING ELEMENT 2021-2029 | HOUSING ELEMENT APPENDICES 241 Parcel Number (APN) General Plan Designation Zoning Assumed Average Density (du/ac) Acres Current Use Potential Consolidation Common Ownership Realistic Capacity Infrastructure Capacity On-Site Constraints ILR Year Built Underutilized Criteria 4th Cycle Site 5th Cycle Site Subject to AB 1397 Affordability Level 8611-007-008 Downtown District Downtown 102 0.16 Salon and Bridal Shop Owner B 14 Yes No 1.2 1964 • Small scale uses • Near new MFRs • Large parking lot No No No Low 8611-007-036 Downtown District Downtown 102 0.32 Strip Mall Owner C 28 Yes No 1.2 1964 Yes No No Low 8608-029-001 Downtown Expansion District Downtown Expansion 102 0.34 Restaurant Site 4 Owner A 29 Yes No 0.7 1957 • Older structures • Small scale uses • Near MFRs • Large parking lot No Yes No Low 8608-029-043 Downtown Expansion District Downtown Expansion 102 0.17 Restaurant Parking Lot Owner A 15 Yes No 0.0 -- No Yes No Low 8608-028-010 Transit District Transition 102 1.02 Plumbing Supply Store Site 5 Owner A 88 Yes No 3.4 1901 • Older structures • Near new MFRs • Near transit station No Yes No Low 8608-028-001 Transit District Transition 102 0.10 Plumbing Supply Store Parking Lot Owner B 8 Yes No 0.0 -- No Yes No Low 8611-005-013 Transit District Transition 102 0.16 1 Unit Site 7 Owner A 14 Yes No 0.3 1929 • Older structures • Double capacity • Near new MFRs • Near transit • Low ILR No Yes No Low 8611-005-014 Transit District Transition 102 0.15 1 Unit Owner B 13 Yes No 0.5 1929 Yes Yes No Low 8611-005-015 Transit District Transition 102 0.18 1 Unit Owner C 16 Yes No 0.4 1921 Yes Yes No Low 8611-005-016 Transit District Transition 102 0.16 1 Unit Owner D 14 Yes No 1.7 1995 Yes Yes No Low 8608-028-002 Transit District Transition 102 0.17 2 Units, 1-4 Stories Site 70 Owner A 15 Yes No 0.3 1961 • Older structures • Double capacity • Near new MFRs • Near transit • Low ILR Yes No No Low 8608-028-003 Transit District Transition 102 0.18 3 Units, 1-4 Stories Owner B 16 Yes No 0.1 1921 No No No Low 8608-028-004 Transit District Transition 102 0.09 1 Unit Owner C 8 Yes No 0.2 1958 No No No Low 8608-028-013 Transit District Transition 102 0.17 1 Unit Owner D 15 Yes No 0.3 1925 Yes No No Low 8608-028-005 Transit District Transition 102 0.09 1 Unit Owner E 8 Yes No 0.3 1923 No No No Low 8608-028-006 Transit District Transition 102 0.18 1 Unit Owner E 16 Yes No 0.4 1960 No No No Low 8608-028-014 Transit District Transition 102 0.18 2 Units, 1-2 Stories Owner F 16 Yes No 0.4 2000 No No No Low 8612-003-036 Route 66 District Route 66 102 0.33 Strip Mall Site 72 Owner A 29 Yes No 1.8 1987 • Older structures • Large Parking Lots • Small-scale uses No No No Low 8612-003-034 Route 66 District Route 66 102 0.19 Strip Mall Owner B 16 Yes No 0.7 1979 No No No Low 8612-003-035 Route 66 District Route 66 102 0.27 Parking Lot Owner A 23 Yes No 0.0 -- No No No Low 8624-002-049 Route 66 District Route 66 102 0.52 Motel Site 77 Owner A 45 Yes No 2.7 1987 • Older structures • Large Parking Lots • Double Capacity No No No Low 8624-002-045 Route 66 District Route 66 102 0.48 Assisted living Owner B 42 Yes No 0.6 1948 No No No Low AZUSA HOUSING ELEMENT 2021-2029 | HOUSING ELEMENT APPENDICES 242 Table H-B.7: Religious Institution Sites Parcel Number (APN) General Plan Designation Zoning Allowable Density (du/ac) Total Site Acres Half Parking Lot 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 0.19 Church, 1 Story -- -- 1 Yes No 2.1 Yes No No Above Moderate 8611-035-023 Low Density Residential Low 8 0.78 0.39 Church, 1 Story -- -- 3 Yes No 0.9 Yes No No Above Moderate 8615-019-027 Low Density Residential Low 8 0.81 0.405 Church, 1 Story -- -- 3 Yes No 1.9 Yes No No Above Moderate 8611-016-026 Low Density Residential Low 8 0.65 0.325 Church, 1 Story -- -- 2 Yes No 1.3 No No No Above Moderate 8611-011-029 Medium Density Residential Med 15 0.95 0.475 Church, 1 Story -- -- 6 Yes No 2.9 Yes No No Above Moderate 8611-023-034 Medium Density Residential Med 15 0.33 0.165 Church, 1 Story -- -- 2 Yes No 1.0 Yes No No Above Moderate 8612-020-192 Low Density Residential Low 8 0.29 0.145 Church, 1 Story -- -- 1 Yes No 4.0 No No No Above Moderate 8614-016-049 Commercial Mixed Use CSA 27 2.3 1.15 Church, 1 Story -- -- 26 Yes No 0.6 No No No Very Low 8614-015-028 Commercial Mixed Use CSA 27 2.09 1.045 Church, 1 Story -- -- 24 Yes No 4.8 No No No Very Low 8611-028-025 Residential Mixed Use CSG 27 0.14 0.07 Church, 1 Story -- -- 2 Yes No 0.4 Yes No No Very Low 8624-002-042 Moderate Density Residential RMO 27 1.77 0.885 Church, 1 Story Yes Owner A 21 Yes No 10.4 Yes No No Very Low 8624-002-043 Moderate Density Residential RMO 27 0.09 0.045 Church, 1 Story Owner A Yes No 0.2 No No No Very Low *Note: The number of potential dwelling units has been reduced to 84 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. Table H-B.8: Underutilized Sites to Accommodate Lower Income Housing AZUSA HOUSING ELEMENT 2021-2029 | HOUSING ELEMENT APPENDICES 243 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 AZUSA HOUSING ELEMENT 2021-2029 | HOUSING ELEMENT APPENDICES 244 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 AZUSA HOUSING ELEMENT 2021-2029 | HOUSING ELEMENT APPENDICES 245 Table H-B.9: Religious Institution Sites APN: 8616-007-046 APN: 8611-035-023 APN: 8615-019-027 AZUSA HOUSING ELEMENT 2021-2029 | HOUSING ELEMENT APPENDICES 246 APN: 8611-016-026 APN: 8611-011-029 APN: 8611-023-034 AZUSA HOUSING ELEMENT 2021-2029 | HOUSING ELEMENT APPENDICES 247 APN: 8612-020-192 APN: 8614-016-049 APN: 8614-015-028 AZUSA HOUSING ELEMENT 2021-2029 | HOUSING ELEMENT APPENDICES 248 APN: 8624-002-042 ; 8624-002-043 Note: The areas highlighted in yellow represent 100% of the available parking lot, but our realistic capacity calculations only utilized 50% of the parking lot area. AZUSA HOUSING ELEMENT 2021-2029 | HOUSING ELEMENT APPENDICES 249