CC - Item 3A - Analysis of Impediments to Fair Housing Choice E M
ROSEMEAD CITY COUNCIL
PRIDE. STAFF REPORT
,NCORPORATED 189
TO: THE HONORABLE MAYOR AND CITY COUNCIL
FROM: GLORIA MOLLEDA, CITY MANAGER .V
DATE: JANUARY 28, 2020
SUBJECT: ANALYSIS OF IMPEDIMENTS (AI) TO FAIR HOUSING CHOICE
SUMMARY
The City of Rosemead is a federal entitlement grant recipient of Community Development Block
Grant ("CDBG") and HOME investment Partnership funds ("HOME") from the U.S.
Department of Housing and Urban Development ("HUD"). As part of the process to receive
funding, the City must undertake preparation of an Analysis of Impediments (AI) to Fair
Housing Choice every five (5) years.
HUD defines the AI as, "a comprehensive review of a state's or entitlement jurisdiction's
laws, regulations and administrative policies, procedures and practices. The AI involves
an assessment of how these laws, regulations, policies and procedures affect the location,
availability, and accessibility of housing, and how conditions, both private and public,
affect fair housing choice."
DISCUSSION
Staff, with assistance from Michael Baker International ("MBI") has prepared the AI which has
been through a 30-day public review period and this hearing has been appropriately advertised.
Preparation of the AI provides ways and opportunities for the community to:
• Address significant disparities in housing needs;
• Replace segregated living patterns with truly integrated and balanced living
environments;
• Combat discrimination;
• Transform racially and ethnically concentrated areas of poverty into areas of
opportunities; and
• Maintain compliance with civil rights and fair housing laws.
DOCUMENT ORGANIZATION. This AI report is divided into the following eight chapters:
1) Introduction defines "fair housing" and discusses the purpose of the report:
AGENDA ITEM 3.A
City Council Meeting
January 28,2020
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2) Public Participation provides detailed information on the engagement process
undertaken for the AI including stakeholder, focus groups, public meetings, and housing
summit;
3) Community Profile provides an overview of the socio-demographic, income, housing
cost and affordability, housing characteristics and accessibilities in the City;
4) Lending Practices discusses public and private lending practices that shape the ability of
individuals and households to obtain housing;
5) Public Policies discusses public policies that shape the ability of individuals and
households to obtain housing;
6) Fair Housing Profile analyzes current public and private sector fair housing programs
and activities, and identifies any findings regarding trends and patterns associated with
discriminatory housing practices;
7) Fair Housing Progress summarizes the actions and recommendations outlined in the
2015 AI and the City's progress to date; and
8) Fair Housing Action Plan presents a set of recommended strategies and action steps to
overcome the barriers to fair housing choice identified within the report.
PUBLIC PARTICIPATION. The following Public Participation efforts were undertaken:
• Eleven stakeholder interviews conducted;
• September Council information meeting;
• Community Needs Survey;
• 30-day public review; and
• Public hearing.
BARRIERS TO FAIR HOUSING. The results of the community outreach efforts and data
collection determined the following are barriers to fair housing:
• Low number of affordable housing units;
• High housing land, construction and labor costs;
• Lack of rent control/stabilization policies. Particularly for single parent households,
persons with disabilities and seniors;
• Salaries are stagnant compared to the rising cost of housing;
• Lack of time or finances for increased education;
• Lack of funding and knowledge about existing housing placement services, rental
assistance, and rent deposit services/programs;
• Lack of individual and local resources to maintain housing stock;
• Lack of wrap-around services for families purchasing homes for the first time;
• Limited local housing agencies' capacity for family placement services that create more
housing opportunities; and
• Lack of implementation of local housing policies for affordable housing development.
GOALS. As part of the AI planning process, goals and actions were developed consistent with
the barriers to fair housing. The following six goals have been developed with associated action
steps (Table 41, AI report):
City Council Meeting
January 28,2020
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• Goal 1: Create housing solutions for members of protected classes;
• Goal 2: Increase affordable housing opportunities;
• Goal 3: Support housing development initiatives that foster a collaborative approach
between public/private housing to maximize the leveraging of funds;
• Goal 4: Increase homeownership;
• Goal 5: Create public awareness of fair housing laws and affordable housing advocacy;
and
• Goal 6: Increase job training and employment opportunities.
NEXT STEPS. The AI report will be used to enhance the 2020-2025 Consolidated Plan with
regards to housing issues, needs and recommendations. It is estimated that during the next
Consolidated Plan cycle (2020-2025), Rosemead will receive from HUD approximately $3.5M
in CDBG funds and approximately $1.5M in HOME funds.
STAFF RECOMMENDATION
Staff recommends that Council approve the Analysis of Impediments to Fair Housing choice and
authorize staff to submit the plan to HUD.
FISCAL IMPACT
None at this time.
STRATEGIC PLAN IMPACT
Preparation and adoption of the AI enables the 2020-2025 Consolidated Plan to be a more robust
forward-thinking document. Housing barriers are already established for the Consolidated Plan,
as required by HUD in order to continue receiving CDBG and HOME funds and meets a key
organization Strategic Plan goals to ensure that the City continue financial viability and enhance
public safety and quality of life.
PUBLIC NOTICE PROCESS
This item has been noticed through the regular agenda notification process, , which includes a
public hearing notice published in the Rosemead Reader on December 12, 2019 and posting of
the notice at the six (6)public locations.
Prepared by:
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Ben Ki R.— ssistant City Manager
Attachment A: Analysis of Impediments to Fair Housing Choice (AI)
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City of Rosemead
Analysis of Impediments, 2020
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Table of Contents .
CHAPTER 1: INTRODUCTION 5
A. PURPOSE OF THE REPORT 5
B. METHODOLOGY&ORGANIZATION OF THE REPORT 6
C. LEGAL FRAMEWORK 7
1) Federal Fair Housing Act 7
2) California Fair Housing Act 8
3) Other Fair Housing Legislation 8
CHAPTER 2: PUBLIC PARTICIPATION 10
A. PUBLIC REVIEW DRAFT OF Al 10
B. STAKEHOLDER ONE-ON-ONE INTERVIEWS 10
C. COMMUNITY NEEDS SURVEY 11
D. STAKEHOLDER SURVEY 11
E. PUBLIC MEETINGS AND HEARINGS 11
CHAPTER 3:COMMUNITY PROFILE 12
A. LOCATIONAL CONTEXT 12
B. DEMOGRAPHIC PROFILE 14
Figure 1:Population Increase 14
TABLE 1:Population Increase 14
TABLE 2:%Elderly Population 14
TABLE 3:Age Characteristics for Rosemead 14
1. Age Distribution 15
2. Language Spoken 15
TABLE 4:Language Spoken at Home 15
3. Race/Ethnicity 15
4. Minority Population 15
Map 2:Minority Concentration—HUD CPD Map,2017 16
Map 3:Minority Population by Census Tract—HUD CPD Map,2017 17
TABLE 5:Race&Ethnicity 18
5. Household Type 18
TABLE 6:Household Type 18
TABLE 7:Renter vs.Owner-Occupied 19
6. Household Size 19
TABLE 8:Units Per Property 19
TABLE 9:Unit Size by Tenure 19
7. Special Needs Populations 20
TABLE 10:Percent Elderly 20
TABLE 11:Large Households in 2000 and 2010 20
TABLE 12:Homeless Counts 2019 21
TABLE 13:Single Parent Households 21
TABLE 14:Disability by Type 21
TABLE 14:Disability by Type 22
TABLE 15:Publicly Supported Housing Units by Program Category-Los Angeles County 22
8. Employment 23
TABLE 16:Unemployment 23
C. HOUSING PROFILE 23
TABLE 17• 23
Affordable Rental Housing Units in Rosemead 23
1. General Inventory Trends 23
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2. Housing Conditions 24
TABLE 18:Housing Unit Age 24
TABLE 19:Housing Vacancy 24
3. Vacancy Rate 24
4. Housing Costs and Affordability 24
TABLE 19:Rent%Change in a 2-Year Timeline 25
Table 20:Fair Market Rent 25
TABLE 21:Changes in Value,Rent,and Income 25
TABLE 22:Affordable Rent&Mortgage 26
TABLE 23:Detached Home Median Price 26
5. Housing Costs 27
TABLE 24:Days on the Market 27
6. Housing Cost Burden 27
TABLE 25:Housing Cost Burden Overview 28
D. RACE AND SEGREGATION 28
TABLE 26:Dissimilarity Indices,2000-2017* 29
E. AREAS OF MINORITY CONCENTRATIONS 29
F. INCOME AND WORKFORCE 29
1. Median Income Limits 30
TABLE 27:2018 HUD MEDIAN INCOME LIMITS 30
80%OF HUD MEDIAN HOUSEHOLD INCOME FOR THE CITY OF ROSEMEAD* 30
Map 4:Low-to Moderate-Income Block Groups 31
TABLE 29:Average Salary Per Gender 32
2. Workforce 33
TABLE 30:Workforce by Industry 33
CHAPTER 4: LENDING PRACTICES 34
A. LAWS GOVERNING LENDING 34
1. Community Reinvestment Act(CRA) 34
2. Banking Regulators for the CRA 34
3. Federal Reserve's Role 34
B. HOME MORTGAGE DISCLOSURE ACT(HMDA) 35
C. GOVERNMENT BACKED LOANS 35
1. Federal Housing Administration 35
2. VA Home Loans 35
3. Rural Housing Services/Farm Service Agency(RHA/FSA) 35
D. CONVENTIONAL LOANS 35
E. LENDING FINDINGS 36
TABLE 32:Loan Applications by Income Level 36
TABLE 33;Loans by Race 36
1. Refinancing 37
2. Home Improvement 37
TABLE 34—Loan Type by Race 37
TABLE 35-Top 10 Lenders&Loans 38
CHAPTER 5:PUBLIC POLICIES 39
A. HOUSING ELEMENT LAW AND COMPLIANCE 39
B. LAND USE ELEMENT 39
C. ZONING ORDINANCE 40
1. Consistency. 40
2. Direct Conflict' 42
CHAPTER 6: FAIR HOUSING PROFILE 45
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A. FAIR HOUSING PRACTICES IN THE HOMEOWNERSHIP MARKET 45
1. The Homeownership Process 45
2. Advertising 46
Table 36:Potentially Discriminatory Language in Listing of For-Sale Homes 46
3. Appraisals 47
4. Real Estate Agents 47
5. Covenants, Conditions,and Restrictions(CC&Rs) 47
6. Insurance Industry 48
B. NATIONAL ASSOCIATION OF REALTORS®(NAR) 48
1. Code of Ethics 48
2. Diversity Certification 48
C. CALIFORNIA DEPARTMENT OF REAL ESTATE(DRE) 49
D. CALIFORNIA ASSOCIATION OF REALTORS®(CAR) 49
E. FAIR HOUSING PRACTICES IN THE RENTAL HOUSING MARKET 49
1. Advertising 49
2. Manufactured Housing 50
3. Property Manager/Housing Provider 50
Table 37:Potentially Discriminatory Language in Rental Listings 50
4. Responding to Ads 51
5. Viewing the Unit 51
6. Credit/Income Check 51
F. FAIR HOUSING SERVICES 51
1. Senior Services 52
G. HATE CRIMES 53
TABLE 38—Rosemead Crime Report 54
CHAPTER 7—FAIR HOUSING PROGRESS 56
CHAPTER 8:FAIR HOUSING ACTION PLAN 59
A. DATA COLLECTION AND ENGAGEMENT CONCLUSIONS 59
B. SETTING FAIR HOUSING PRIORITIES AND GOALS 60
C. CONTRIBUTING FACTORS TO FAIR HOUSING ISSUES 60
D. PRIORITY GOALS AND ACTIONS 63
E. REGIONAL COLLABORATION 67
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Chapter 1: Introduction
The City of Rosemead has committed to overcoming any and all obstacles to fair housing choice
throughout the City ensuring opportunities for all residents.The Analysis of Impediments to Fair Housing
Choice or"Al" is a requirement imposed on recipients of certain federal grants from the U.S. Department
of Housing and Urban Development (HUD). The City of Rosemead receives an annual entitlement of
Community Development Block Grant (CDBG)funds from HUD.
The regulations that govern these grants (Title 24 Code of Federal Regulations, Part 91) require that each
HUD grantee certify as a condition of its grant that the grantee is "affirmatively furthering fair housing."
This includes (1) conducting an analysis of impediments to fair housing choice; (2) taking appropriate
actions to overcome the effects of impediments identified through that analysis; and (3) maintaining
records reflecting the analysis and actions. This Al adheres to the recommended scope of analysis and
format in the Fair Housing Planning Guide developed by HUD in 1996.
HUD defines the Al as,"a comprehensive review of a state's or entitlement jurisdiction's laws, regulations
and administrative policies, procedures and practices. The Al involves an assessment of how these laws,
regulations, policies and procedures affect the location,availability,and accessibility of housing, and how
conditions, both private and public,affect fair housing choice." (HUD Memorandum, "Analysis of Impediments
to Fair Housing Choice Reissuance,"September 8,2004)
This review and assessment is used to identify actions the grantee will take to improve fair housing.The
format of the Al is such that each action is associated with a concern or issue. These are described as
"impediments." HUD formally defines an impediment to fair housing as "... any action, omission, or
decision that is intended to or has the effect of restricting a person's choice of housing on the basis of
race,color, religion,sex,disability,familial status,or national origin." (U.S.Department of Housing and Urban
Development,Fair Housing Planning Guide,March 1996)
The framework of impediments and actions is to be used by the grantee to plan its annual actions and to
report on actions taken to improve fair housing.This work is accomplished in the City's Annual Action Plan
and its Consolidated Annual Performance and Evaluation Report(CAPER), respectively.
Although the Al is not required as part of the annual submission to HUD, HUD recommends that each
grantee regularly update its Al. HUD has suggested that the Al be conducted at least as often as the
Consolidated Plan,which is required every five years.The City of Rosemead is currently updating the Five-
Year Consolidated Plan for the period July 1, 2020 through June 30,2025.
A. Purpose of the Report
The Housing and Community Development Act of 1974 requires that any community receiving HUD funds
affirmatively further fair housing. Communities receiving HUD entitlement funds are required to:
• Examine and attempt to alleviate housing discrimination within their jurisdiction
• Promote fair housing choice for all persons
• Provide opportunities for all persons to reside in any given housing development, regardless of
race, color, religion,gender,disability,familial status, or national origin
• Promote housing that is accessible to and usable by persons with disabilities
• Comply with the non-discrimination requirements of the Fair Housing Act
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These requirements can be achieved through the preparation of an Al.An Al is a review of a jurisdiction's
laws,regulations,and administrative policies,procedures,and practices affecting the location,availability,
and accessibility of housing.
It is also an assessment of conditions, both public and private, affecting fair housing choice. An
impediment to fair housing choice is defined as any action, omission, or decision that restricts or has the
effect of restricting the availability of housing choices of members of the protected classes.This Al will:
• Evaluate population, household, income,and housing characteristics by protected classes
• Evaluate public and private sector policies that impact fair housing choice
• Identify blatant or de facto impediments to fair housing choice where any may exist
• Recommend specific strategies to overcome the effects of any identified impediments
R. Methodology & Organization of the Report
The City prepared this report with the assistance of Michael Baker International, Inc. (Michael Baker)
through funding provided from CDBG entitlement dollars. A variety of data sources and planning
documents were consulted in the drafting of this Al to provide a quantitative and qualitative overview of
past and current housing choice conditions within the City, and to ensure future compliance with fair
housing regulations. Data sources include:
• U.S. Census Bureau (Census)
• American Community Survey(ACS)
• Federal Financial Institutions Examination Council (FFIEC)
• Los Angeles Housing Rights Center
• California Department of Fair Employment& Housing
• American Community Survey(ACS) 2013-2017 five-year estimates
• Comprehensive Housing Affordability Strategy(CHAS)
City staff worked with their consultant, Michael Baker International (Michael Baker) to draft the Al and
take it through the consultation and citizen participation process. The research, analysis, and
consultations required to complete the Al commenced in June 2019. The project was substantially
completed by the end of December 2019.
The Al was completed concurrently with the City's 2020-2024 Consolidated Plan. A Community Needs
Survey was conducted as part of the planning process. The survey solicited community's input on the
City's most pressing needs, particularly in the areas of housing, parks, community facilities, human
services, housing discrimination and barriers to fair housing choice. As part of the planning process,
several public meeting and a public hearing were held to present project status as well as create an open
forum for discussion. The Al report was made available on the City's website, City Hall, and the Garvey
Community Center. The City Council held a public hearing in December 2019 to discuss and adopt the
final Al report.
This Al is divided into the following eight chapters:
1) Introduction defines "fair housing" and discusses the purpose of the report
2) Public Participation provides detailed information on the engagement process undertaken for
the Al including stakeholder,focus groups, public meetings, and housing summit
3) Community Profile provides an overview of the socio-demographic, income, housing cost and
affordability, housing characteristics and accessibilities in the City
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4) Lending Practices discusses public and private lending practices that shape the ability of
individuals and households to obtain housing
5) Public Policies discusses public policies that shape the ability of individuals and households to
obtain housing
6) Fair Housing Profile analyzes current public and private sector fair housing programs and
activities,and identifies any findings regarding trends and patterns associated with discriminatory
housing practices
7) Fair Housing Progress summarizes the actions and recommendations outlined in the 2015 Al and
the City's progress to date
8) Fair Housing Action Plan presents a set of recommended strategies and action steps to overcome
the barriers to fair housing choice identified within the report
C. Legal Framework
Fair housing choice grants individuals the opportunity to choose where they wish to live.To ensure that
all individuals and families are given equal access to housing, the federal government and the State of
California have enacted the following laws to prohibit subtle and overt forms of housing discrimination.
HUD's Office of Fair Housing and Equal Opportunity has played a lead role in enforcing the Fair Housing
Act since its adoption in 1968. The Act prohibits discrimination in the sale, rental, and financing of
dwellings based on race,color, religion, national origin,sex,familial status(presence of child under age of
18,and pregnant women),and or disability.Because housing choice is so critical to personal development,
fair housing is a goal that government, public officials, and private citizens must embrace if social equity
is to become a reality.
1) Federal Fair Housing Act
The Fair Housing Act(FHA) is the protection against discrimination in housing on the federal level.After a
lengthy legislative battle, urban riots, and the assassination of Dr. Martin Luther King Jr., the FHA was
enacted in 1968. It extended the general disclination protections included in the 1964 Civil Rights Act into
the housing market. FHA prohibits discrimination in housing based on a person's race, color, religion,
gender, disability, familial status, or national origin. In addition, HUD issued a Final Rule-on February 3,
2012 that prohibits entitlement communities, public housing authorities, and other recipients of federal
housing resources from discriminating on the basis of actual or perceived sexual orientation, gender
identity,or marital status.Persons who are protected from discrimination by fair housing laws are referred
to as members of the protected classes.
The Federal Fair Housing Act covers "dwellings" which are defined as structures designed or occupied as
residences or land offered for sale where a residence will be built.A"dwelling"is broadly defined and can
include a homeless shelter or a summer home. In some circumstances,exemptions to the Act include the
following: owner-occupied buildings with no more than four units, single-family housing sold or rented
without the use of a broker,and housing operated by organizations and private clubs that limit occupancy
to members.
Equal and unimpeded access to residential housing is a fundamental civil right that enables members of
protected classes, as defined in the Federal Fair Housing Act, to pursue personal, educational,
employment, or other goals. Because housing choice is so critical to personal development,fair housing
is a goal that government, public officials, and private citizens must embrace if social equity is to become
a reality.
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2) California Fair Housing Act
The State Department of Fair Employment and Housing (DFEH) enforces California laws that provide
protection and monetary relief to victims of unlawful housing practices.The Fair Employment and Housing
Act(FEHA) (Government Code Section 12955 et seq.) prohibits discrimination and harassment in housing
practices, including:
• Advertising
• Application and selection process
• Unlawful evictions
• Terms and conditions of tenancy
• Privileges of occupancy
• Mortgage loans and insurance
• Public and private land use practices (zoning)
• Unlawful restrictive covenants
The following categories are protected by FEHA:
• Race or color
• Ancestry or national origin
• Sex
• Marital status
• Source of income
• Sexual orientation
• Gender identity/expression
• Genetic information
• Familial status (households with children under 18 years of age)
• Religion
• Mental/physical disability
• Medical condition
• Age
3) Other Fair Housing Legislation
In addition,the FEHA contains similar reasonable accommodations and accessibility provisions as the
Federal Fair Housing Amendments Act.
In October 2019,Senate Bill 329 was signed into law.Landlords are barred from refusing someone's rental
application based solely on their source of income. Law now enables families with housing assistance,
including Section 8 housing vouchers, to successfully apply for and obtain, if they qualify, housing that
they can afford in preferred neighborhoods.
The Unruh Civil Rights Act provides protection from discrimination by all business_ establishments in
California, including housing and accommodations, because of age, ancestry, color, disability, national
origin, race, religion, sex, and sexual orientation. While the Unruh Civil Rights Act specifically lists "sex,
race, color, religion, ancestry, national origin, disability, or medical condition" as protected classes, the
California Supreme Court has held that protections under the Unruh Act are not necessarily restricted to
these characteristics.
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Furthermore, the Ralph Civil Rights Act (California Civil Code Section 51.7) forbids acts of violence or
threats of violence because of a person's race,color, religion,ancestry, national origin,age,disability,sex,
sexual orientation,political affiliation,or position in a labor dispute. Hate violence can be verbal or written
threats; physical assault or attempted assault;and graffiti,vandalism,or property damage.
The Bane Civil Rights Act (California Civil Code Section 52.1) provides another layer of protection for fair
housing choice by protecting all people in California from interference by force or threat of force with an
individual's constitutional or statutory rights, including a right to equal access to housing. The Bane Act
also includes criminal penalties for hate crimes; however, convictions under the Act are not allowed for
speech alone unless that speech itself threatened violence.
And,finally, California Civil Code Section 1940.3 prohibits landlords from questioning potential residents
about their immigration or citizenship status.Landlords in most states are free to inquire about a potential
tenant's immigration status and to reject applicants who are in the United States illegally. In addition,this
law forbids local jurisdictions from passing laws that direct landlords to make inquiries about a person's
citizenship or immigration status
In addition to these acts, Government Code Sections 11135, 65008, and 65580-65589.8 prohibit
discrimination in programs funded by the State and in any land use decisions.Specifically, recent changes
to State law require local jurisdictions to address the provision of housing options for special needs groups,
including:
• Housing for persons with disabilities
• Housing for homeless persons,including emergency shelters,transitional housing,and supportive
housing
• Housing for extremely low-income households, including single-room occupancy units
• Housing for persons with developmental disabilities
Other Federal Fair Housing Laws are noted in Appendix A.
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Chapter 2: Public Participation
City staff worked with Michael Baker to draft the Al and take it through the consultation and citizen
participation process. Michael Baker, consultant to the City of Rosemead, provided technical assistance
for the preparation of the Al. The research, analysis, and consultations required to complete the Al. The
project was substantially completed by the end of October 2019.
A. Public Review Draft of Al
Work on the Al was being completed concurrently with the drafting of the City of Rosemead Five-Year
Consolidated Plan.A community engagement program was released including:
• A Community Needs Survey
• Stakeholder interviews and survey
• 30-day public review
• Two public hearings
City staff and representatives from several public service agencies provided comments which were
incorporated into the Al report. A draft of the Al will be made available for community stakeholders and
the general public to review and comment from December 13 to January 13, 2020. All public comments
received related to impediments to fair housing will be documented and reviewed and potentially
integrated into the Al report. A public hearing for the Al report will have been held January 28,2020.The
public hearing and review period was duly advertised in advance.
R. Stakeholder One-On-One Interviews
The planning process included 11 stakeholder one-on-one meetings with municipal staff, homeless
advocate agencies, community and recreation agencies and business and economic development
organizations.A summary was prepared and analyzed as part of the Al and Consolidated Plan policies and
recommendations.A Stakeholder Summary is included in Appendix B—Public Outreach.
Local and regional stakeholders included:
> Fair Housing Rights Center > LA Development Authority
• Family Counseling Services > Los Angeles Center for Alcohol and
> Family Promise Drug Abuse
> Garvey Community Center > Rosemead School District
> LA County Public Health ➢ Salvation Army
Department > West San Gabriel Valley Boys and
> LA County Public Health Girls Club
Department
Interview questions:
1. Describe your agency or role in the City?
2. What would you say are your agency's top priorities in the next 2-3 years?
3. What do you feel is the most common/pressing housing problem?
4. How do you feel we can overcome these problems?
5. What type of housing do you feel is needed most?
6. Do you feel there is local support for the development or regulation of affordable housing? If not,
why?
7. How do you feel the City should best spend future CDBG allocations?(Economic Development,roads
and infrastructure rehabilitation,or social services)
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Stakeholders identified the most pressing housing issues as:
• Lack of Supportive and or Transitional housing options as well as efficient rapid rehousing
programs for at-risk for homeless persons.
• Lack of affordable housing units for low and extremely low income.
• Increase affordable housing options. When housing is scarce, discrimination against tenants
increases. There is anextreme shortage of affordable units. Also, Section 8 Voucher recipients
have difficulty finding housing.
• Provide education to Landlords. Education on accepting Section 8 Vouchers, homeless issues,
rental contracts, eviction processes,criminal activity awareness, and rental assistance resources.
• Rehab and or construct smaller two-and three-bedroom units.
• Reduce land, construction and labor costs.
C. Community Needs Survey
A Community Needs Survey was conducted as part of the Consolidated Plan and Al process. In November
2019, the City hosted an on-line survey made available on their website and distributed to area-wide
stakeholders, CDBG subgrantees and municipal contacts throughout the City. The survey was conducted
to solicit the community's input on the City's most pressing needs, particularly in the areas of housing,
parks, community facilities, human services, accessibility, affordable housing, and fair housing.
Respondents identified the top issues that limit housing options in the City.A Community Needs Summary
is included in Appendix B—Public Outreach.
D. Stakeholder Survey
The City conducted an online Stakeholder Survey as part of the Consolidated Plan and Al engagement
process. In October 2019,the City hosted an on-line made available to invited Stakeholders including City
departments and officials.Survey results revealed the most pressing housing problems including rent and
mortgage discrimination, accessibility, affordable, and fair housing practices. A Stakeholder Survey
Summary is included in Appendix B—Public Outreach.
E. Public Meetings and Hearings
The Al was completed concurrently with the City's 2020-2024 Consolidated Plan. A Community Needs
Survey was conducted as part of the planning process. The survey solicited community's input on the
City's most pressing needs, particularly in the areas of housing, parks, community facilities, human
services, housing discrimination and barriers to fair housing choice. As part of the planning process,
several public meeting was held. The Al status report presented and open for discussion at two public
meetings in June and September. At the public meetings the Al and Consolidated Plan a status and report
of the project's planning and engagement process was presented providing background on community
needs. The Al report 30-day public review period is schedule to be held from December 13, 2019 to
January 13, 2020 and a public hearing is scheduled for January 28, 2020. City Council informational
meetings were duly advertised in the beginning of the year and a public hearing notification was
advertised in the newspaper of general circulation.The Al will be available for public review on the City's
website,City Hall,and the Garvey Community Center. No written public comments were received related
to factors and impediments that contribute to fair housing or the report's recommended goals and
actions. A City Council public hearing will be held to discuss and adopt the final Al report.
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Chapter 3: Community Profile
A. LOCATIONAL CONTEXT
Understanding the social,racial,economic,and other characteristics of a population,as well as how those
characteristics change over time, is crucial to evaluating current and future housing needs. Analyzing
demographic trends can indicate places or people who may not be served by the housing market and who
need assistance or intervention.
This chapter will explore demographic differences that affect housing choice among the population of the
City of Rosemead. It will provide context to existing conditions that reflect the effects of past policy
decisions and will pinpoint issues to inform strategies for broadening the availability of housing
opportunities for all residents. Data and analysis are presented for the City as a whole and sometimes be
compared with Los Angeles County population statistics. The City lies in close proximity to Los Angeles
International Airport and receives a majority of its public transit services from the Metropolitan
Transportation Authority(MTA).
Located in the San Gabriel Valley in east-central Los Angeles County(see Map1&2),the City incorporated
as a city in 1959, with a population of 15,476. According to the 2017 Census, the City's population is
54,615. The City functions as a residential suburb for surrounding employment centers; the majority of
existing development consists of low-density housing.
The City has experienced relatively slow economic growth. According to the State Employment
Development Department (EDD), as of October 2019, the City's unemployment rate is 4.3%, which was
higher than the County average of 4.2%.Overall,median household income in Rosemead is$50,074 lower
than County average of$65,006.
tri 12 I Page
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CITY OF ROSEMEAD
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B. DEMOGRAPHIC PROFILE
Population
Over the past several decades,the City population has stayed stagnant while LA County grew by only 5%
and California 13% (See Figure 1 and Table 1).
Figure 1: Population Increase
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ROSEMEAD LOS ANGELES COUNTY STATE OF CALIFORNIA
TABLE 1: Population Increase
Total Population 2000 2010 2017
Rosemead 53,505 53,764 54,615
County 9,519,338 9,818,605 10,105,722
California 33,871,648 37,253,956 38,982,847
Source:2000,2010,2013-2017 ACS 5-Year Estimates
TABLE 2:%Elderly Population
City of Rosemead
Age 2010 2017
65-74 6.90% 8.40%
75-84 4.70% 4.80%
85 and older 2.10% 2.90%
Total 13.70% 16.10%
2013-2017 ACS 5-Year Estimates
TABLE 3:Age Characteristics for Rosemead
Age City %of Total Population ' County %of Total Population
Under 18 10,723 19.63% I 2,273,580 22.50%
18-24 5,200 9.52% 1,030,291 10.20%
25-44 13,971 25.58% 2,991,750 29.60%
45-64 15,992 29.28% 2,545,117 25.18%
65 or older 8,729 15.98% 1,264,984 12.52%
Total: 54,615 100.00% 10,105,722 100.00%
Source:2013-2017 ACS 5-Year Estimate
t
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1. Age Distribution
Age groups tend to differ in housing needs and preferences that may be related to lifestyle, family
situation,or income differences. The largest majority of the City and County's population is between the
ages of 25 and 64. However another age group that is seeing steady growth is children under 18. The
elderly population in the City has grown at a slow pace from 13%of the total population to 16%.
2. Language Spoken
Housing may not be refused based on a
resident's birthplace or ancestry, nor can TABLE 4: Language Spoken at Home
housing providers take advantage of a Number
person's inability to read, write, speak, or
understand English to deny access. Those Population 5 years and over 51,790
with limited English proficiency (LEP) can -English only 8,813
face unique challenges in meeting their
housing needs, so recipients of federal -Language other than English 42,977
financial assistance are required to provide Speak English less than"very well" . 24,216
access to programs to LEP citizens. This
condition applies to HUD funds that are -Spanish 13,609
allocated to the City. Speak English less than"very well" 3,899
English speaking residents in the City make -Other Indio European languages 234
up only 17% however 82% of those -Asian and Pacific Island languages 29,092
residents who speak another language Speak English less than"very well" . 20,217
speak English less than "very well". The
Asian speaking population make up 56%or -Other languages 42
the largest portion of the City. Spanish Speak English less than"very well" 29
speaking people make up 26% of the total
population. Source:2013-2017 ACS 5-Year Estimates
3. Race/Ethnicity
Race and ethnicity demographics for the City are statistically high populations. Over 90% of the City's
population is non-white.The Asian and Hispanic populations make up the majority of the City's resident
base.
4. Minority Population
Minority populations in the City makeup more than 95%of the total population.As shown in Table 5 and
Maps 2 and 3 a large majority of the City's population, 12 census blocks, having greater than 51%Asian.
The Hispanic population makes up greater than 33% of the population concentrated within 9 census
blocks plus there are 2 census blocks having over 47%Hispanic population.
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Map 2: Minority Concentration-HUD CPD Map,2017
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CITY OF ROSEMEAD
Michael Baker 0 0 25 0 5
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Map 3: Minority Population by Census Tract—HUD CPD Map,2017
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CITY OF ROSEMEAD
Michael Baker O o o 25 n s
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TABLE 5:Race&Ethnicity
2010 2017
# % # %
Total 53,670 100.00% 54,615 100.00%
White alone 10,245 19.09% 8,499 15.56%
Black or African American alone 255 0.48% 115 0.21%
American Indian and Alaska Native alone 245 0.46% 282 0.52%
Asian alone 31,998 59.62% 33,509 61.35%
Native Hawaiian and Other Pacific Islander alone 320 0.60% 48 0.09%
Some other race alone 9,763 18.19% 11,383 20.84%
Two or more races: 844 1.57% 779 1.43%
Two races including some other race 504 59.72% 384 49.29%
Two races excluding some other race,and 3 more
340 40.28% 395 50.71%
races
Totals 53,670 100.00% 54,615 100.00%
Hispanic or Latino(of any race) 17,586 32.77% 18,375 33.64%
Not Hispanic or Latino 36,084 67.23% 36,240 66.36%
Source:2006-20010;2013-2017 ACS 5-Year Estimates
5. Household Type .
Households in the City are largely small and medium sized family households with 37% having children.
Female household both County and the City make up an estimated 19%which is higher than California at
17%. Married couples with a family make up 68%of the City's population. Households with persons living
alone make up 19%of the total households of which 38%are elderly.
TABLE 6: Household Type
- Total Households - - 14,671..
Family households 12,231
With own children under 18 yrs 4,630
Married couple with family 8,341
With own children under 18 yrs 3,280
Female householder,no husband present 2,572
With own children under 18 yrs - 990
Nonfamily households 2,440
Householder living alone 1,930
Householder 65 years and over 926
Households with individuals under 18 years 9,156
Households with individuals over 65 years 926
Average household size 3.69
Average family size 4.04
Source:2013-2017 ACS 5-Year Estimates
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TABLE 7: Renter vs.Owner-Occupied
Households 14,671 100.00%
Owner-Occupied 7,264 49.51%
Renter-Occupied 7,407 50.49%
Source:2013-2017 ACS 5-Year Estimates
6. Household Size
Table 6 shows the average household size for both renters and owner-occupied housing units.A majority,
86%,of City's households live in 2 or 3 bedroom single family homes with an estimated 50% being owner-
occupied. The largest majority of the rental units are 2 or 3 bedroom single detached; however, many
renters tend to live in either an attached dwelling or an apartment building.
TABLE 8:Units Per Property
Total Occupied Owners Renters
Property Type Number % Number % Number
1-unit detached structure 10,692 73% 6,232 86% 4,460 60%
1-unit,attached structure 1,960 13% 716 10% 1,244 17%
2 apartments 263 2% 41 1% 222 3%
3 or 4 apartments 339 2% 86 1% 253 3%
5 to 9 apartments 323 2% 15 0% 308 4%
10 or more apartments 844 6% 41 1% 803 11%
Mobile Home,boat,RV,van,etc 250 2% 133 2% 117 2%
Total 14,671 100% 7,264 100% 7,407 100%
Source: 2013-2017 ACS 5-Year Estimate
TABLE 9:Unit Size by Tenure
Owners - Renters -
Number % Number %
No bedroom 46 1% 164 2%
1 bedroom 386 5% 1,347 18%
2 or 3 bedrooms 4,794 66% 5,378 73%
4 or more bedrooms 2,038 28% 518 7%
Total 7,264 100% 7,407 100%
Source: 2013-2017 ACS 5-Year Estimate
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7. Special Needs Populations
The population in the City is aging at a very slow rate. Over the past 7 years the over 65 years of age
population shows an estimated increase of 2.4%. The number of large households of five or more people
makeup roughly 9% and has not changed from 2000 to 2010. Single parent households makeup an
estimated 26%which is higher than the county at 22%. According to the 2013-2017 ACS data,there are
close to 10,172 persons living with disabilities. The total homeless population in the City is estimated to
be 91 unsheltered persons in 2019.The unsheltered homeless population in the City has increased from
20 to 91 since 2016.Table 13 shows a majority of the homeless are Hispanic men ages 25-54.
LA County manages a total of 44,504 shelter, permanent SPECIAL NEEDS
supportive and or rapid rehousing beds. SPA 3 operates, Elderly Persons:16.1%
through different agencies, 4,691 beds most of which are Persons with Disabilities:10,172
within permanent supporting housing units. Permanent Single Parent Households: 26%
Supportive housing and Other Permanent Housing includes
Tenant-Based Projects, in which Public Housing Authority Unsheltered Homeless:91
(PHA) provide vouchers to individuals or families directly. Housing Choice Vouchers:<3%
BEDS FOR THE HOMELESS
LA County:44,504
SPA 3:4,691
TABLE 10:Percent Elderly
Age 2010 2017
65-74 6.90% 8.40%
75-84 4.70% 4.80%
85 and older 2.10% 2.90%
Total% 13.70% 16.10%
Source: 2010;2013-2017 ACS 5-Year Estimate
TABLE 11:Large Households in 2000 and 2010
2000 2010
Number % Number %
5 persons households 1,923 13.8% 1,869 13.1%
6 persons households 1,234 8.9% 1,122 7.9%
7 or more persons households 1,365 9.8% 1,322 9.3%
Total% 32.5% 30.3%
Source: 2000 and 2010 Census
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TABLE 12: Homeless Counts 2019
City of Rosemead Demographics Summary
Number Percent
Gender
Male 58 63.7%
Female 32 35.2%
Transgender 1 11.1%
Gender Non-conforming 0 0.0%
Race/Ethnicity
Hispanic/Latino 42 46.2%
Black/African American 20 22.0%
White 25 27.5%
American Indian/Alaskan Native 2 2.2%
Asian 1 1.1%
Native Hawaiian/Other Pacific Islander 0 0.0%
Multi-Racial/Other 1 1.1%
Age
Under 18 7 7.7%
18-24 4 4.4%
25-54 58 63.7%
55-61 16 17.6%
62+ 6 6.6%
Source:City of Rosemead Point-In-Time Count,2019
HOMELESS MAJORITY FACTS TABLE 13:Single Parent Households
Gender: Male ' City County
Race: Latino Total Households 14,671 3,295,198
Age: 25-54 #of Single Parent
_-- Households 3,890 726,298
%of Single Parent
Households 26.51% 22.04%
Source: 2013-2017 ACS 5-Year Estimate
TABLE 14:Disability by Type
City (Los Angeles-Long;Beach-
(CDBG,HOME) _ Anaheim,CA)Region
Disability Type # % # %
Hearing difficulty 1,197 2.34% 303,390 2.52%
Vision difficulty 905 1.77% 227,927 1.90%
Cognitive difficulty 1,675 3.27% 445,175 3.70%
Ambulatory difficulty 2,548 4.98% 641,347 5.34%
Self-care difficulty 1,535 3.00% 312,961 2.60%
Independent living difficulty 2,312 4.52% 496,105 4.13%
Totals 10,172 2,426,105
Sources:2013-2017 ACS 5-Year Estimate www.hudexchange.info/resource/4848/affh-data-documentation
Note:All%represent a share of the total population within the jurisdiction or region.
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TABLE.14:Disability by Type
City (Los Angeles-Long Beach-
(CDBG,HOME) Anaheim,CA)Region
Disability Type # % #
Hearing difficulty 1,197 2.34% 303,390 2.52%
Vision difficulty 905 1.77% 227,927 1.90%
Cognitive difficulty 1,675 3.27% 445,175 3.70%
Ambulatory difficulty 2,548 4.98% 641,347 5.34%
Self-care difficulty 1,535 3.00% 312,961 2.60%
Independent living difficulty 2,312 4.52% 496,105 4.13%
Totals 10,172 2,426,105
Sources:2013-2017 ACS 5-Year Estimate www.hudexchange.info/resource/4848/affh-data-documentation
Note:All%represent a share of the total population within the jurisdiction or region.
TABLE 15:Publicly Supported Housing Units by Program Category-Los Angeles County
Housing Units # %
Total housing units 14,671 -
Public Housing N/a N/a
Project-based Section 8 N/a N/a
Other Multifamily N/a N/a
HCV Program 348 2.36%
Sources:2013-2017 ACS 5-Year Estimate; Decennial Census APSH www.hudexchange.info/resource/4848/affh-
data-documentation,Affirmatively Furthering Fair Housing, https://egis.hud.gov/affht
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8. Employment
As of October 2019,the City's unemployment rate TABLE 16:Unemployment
is 4.3%, which was higher than the County
average of 4.2%. The top workforce industries
include: manufacturing, retail trade, educational Unemployment(City)' 4.30%
services,and arts and entertainment.The City has Unemployment(County)' 4.20%
experienced relatively slow economic growth. White 11.00%
Black 14.30%
Overall, median household income in Rosemead Indian 23.00%
is$50,074 lower than County average of$65,006. Asian 5.90%
Table 15 below reports on unemployment rates Native Hawaiianz 43.80%
per race. The highest unemployment rates Some other race 6.10%
reported in 2017 for the City belonged to three
different racial groups:White, Indian and Black or 2 or more races 5.60%
African American. Hispanic 7.60%
Source:2013-2017 ACS 5-Year Estimates,and'EDD
October 2019
C. HOUSING PROFILE 'There are only48 Hawaiian people estimated to live in
•
Demographic trends provide important context Rosemead after 2010,of which 43%are noted as
unemployed.An assumption has been made,that this
for identifying impediments to fair housing condition may be an error.
choice. Ultimately, though, that context must be
applied to home ownership and rental patterns.
Settlement patterns are closely related to housing market conditions, as the relationship between price
and income can influence housing choice as well as the price and type of supply available in different
neighborhoods.
By analyzing the costs, affordability, physical TABLE 17:
characteristics, location, and other factors of the Affordable Rental Housing Units in Rosemead
City's housing stock, in combination with the 2010 2017
conclusions already drawn from other sources of # % # %
data, impediments to fair housing choice can be
identified,scrutinized,and,eventually, mitigated. Unit Price
This chapter will explore baseline housing market Less than$500 245 3.65% 296 4.26%
conditions through the lens of members of the $500-$699 404 6.01% 428 6.15%
protected classes, identifying and contextualizing $700-$999 1,840 27.38% 906 13.03%
barriers that may exist to a household's choice to $1,000+ 4,232 62.97% 5,324 76.56%
live in a given area of the City. Total 6721 100.00% 6954 100.00%
Source:2010:2006-2010 5-Year ACS Estimate and
2018:2013-2017 5-Year ACS Estimate
1. General Inventory Trends
As of 2017, according to 2013-2017 ACS 5-Year Estimates,there were an estimated 14,671(2012:14,838)
dwelling units in the City,slightly less than one-half of which were owner-occupied.Rosemead has a range
of affordable housing options. In the last 7 years the number of units less than$700 a month has increased
while the total number of units between $700 and $1,000 decreased 13% and the total number of units
over$1,000/month increased 76%. From 2010 to 2017 there was a small increase, 233 units, in the total
number dwelling units.
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2. Housing Conditions
Table 18 shows us the typical age of the rental and owner-occupied units in the City. Most of the City's
homes, 68%,were built between 1940 and 1979. Roughly 15%of the City's homes were built after 1980.
The same holds true for LA County.Vacancy rates are very low in the City,only 5%of all housing units are
or could be available for rent or purchase (see Table 18). In prior years CDBG and HOME funds are
primarily used for large and small housing rehab and code compliance projects.
TABLE 18:Housing Unit Age
Year Unit Built Owner-Occupied Renter-Occupied Occupied
Number % Number % Number . %
2014 or later 32 0.44% 16 0.22% 48 0.33%
2010 to 2013 50 0.69% 15 0.20% 65 0.44%
2000 to 2009 284 3.91% 252 3.40% 536 3.65%
1980 to 1999 1,072 14.76% 1,364 18.42% 2,436 16.60%
1960 to 1979 1,862 25.63% 2,092 28.24% 3,954 26.95%
1940 to 1959 3,201 44.07% 2,850 38.48% 6,051 41.24%
1939 or earlier 763 10.50% 818 11.04% - 1,581 10.78%
Total 7,264 100.00% 7,407 100.00% 14,671 100.00%
Source:2013-2017 ACS 5-Year Estimates
TABLE 19:Housing Vacancy
Units Vacant %
Total: 854 100.00%
For rent 94 11.01%
Rented,not occupied 53 6.21%
For sale only 0 0.00%
Sold,not occupied 12 1.41%
For seasonal,recreational,or occasional use 135 15.81%
For migrant workers 0 0.00%
Other vacant 560 65.57%
Total Housing Units(vacant&nonvacant) 14,671
Source:2013-2017 ACS 5-Year Estimates
3. Vacancy Rate
The City currently has a 5-6%vacancy rate.According to the Rental Property Reporter, dated September
2019 a healthy vacancy rate for a city is anywhere from 5-8%.
4. Housing Costs and Affordability
The 2012-2021 City of Rosemead Housing Element states, "In 2012 there was housing growth that came
in the form of smaller infill projects located within established neighborhoods and oriented toward
moderate and above moderate-income households.At the same time,the City is almost completely built-
out,and opportunities for larger-scale housing developments are limited. In light of these conditions and
trends,the City is focused on providing a diversity of housing options by:
• Encouraging infill development and recycling of underutilized land;
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• Encouraging housing production through mixed-use development;
• Expanding homeownership; and,
• Maintaining and upgrading the existing housing stock.
Monthly rental rates in the City are steadily increasing for 1,2, and 3 bedroom apartments however rates
for 4-bedroom units have dramatically increased 25% over the last 2 years. According to HUD sources,
Fair Market Rents as shown below are higher than other sources.June,July and August are housing peak
sales months. Home sales prices have increased 17% in the LA Metropolitan area from an average of
$452,200 in 2015 to $550,000 during peak sales season. In the LA Metropolitan Area, a home is on the
market or"For Sale" an average of 25 to 27 days. In LA homes tend to sell slightly quicker averaging 19 to
21 days on the market. Over the past 7 years there have been changes to housing values, rents and
income. Most notably,the largest change has been an 11% increase in median gross rent particularly for
2 bedroom and 4 bedroom apartments. The median housing value from 2010 to 2017 has increased 4%
however online housing data with sources such as Zillow reveal median housing values 20% higher.
I
TABLE 19:Rent'%Change in,a 2-Year Timeline
2017 2019* Percent Change
# # %
1 bedroom 943 1,098 12.20%
2 bedrooms 1,262 1,471 16.56%
3 bedrooms 1,491 1,703 14.22%
4 bedrooms 1,660 2,088 25.78%
Source:Apartments.com,September 2019
*Based on 2.15%monthly rent change
Table 20:Fair Market Rent
$
1 bedroom $1,195.00
2 bedrooms $1,545.00
3 bedrooms $2,079.00
4 bedrooms $2,303.00
Source: HUD 2017 Fair Market Rent
TABLE 21:Changes in Value,Rent,and;Income
2010 2017= %•
Median Housing Value $470,700 $489,700 4.04%
Median Gross Rent $1,110 $1,233 11.08%
Median Household Income $46,706 $50,074 7.21%
Source:2013-2017 ACS 5-Year Estimates;and 2006-2010 ACS 5-Year Estimates
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Table 22 and 23 show median housing and rent values and what is affordability in the City. For a family of
four who make less than 30% of the median household income an affordable rent is $782 per month.
Table 22 shows the median gross rent in the City is$1,233 per month.The gap of affordability is roughly
$450. For a family of four who makes 80% of the median household income an affordable home is
$237,000. Table 22 shows that the median housing value in 2017 is $489,700. The gap of affordability is
$252,700. -
TABLE 22:Affordable Rent&Mortgage Combined
1 Person 2 Persons 3 Persons - 4 Persons -
Extremely Low(0%-30%)
Annual Income $21,950 $25,050 $28,200 $31,300
Monthly Income $1,829.17 $2,087.50 $2,350.00 $2,608.33
Affordable Purchase Price $59,900.00 $71,500.00 $79,900.00 $88,500.00
Affordable Monthly Rent $548.75 $626.25 $705.00 $782.50
Very Low(30%-50%)
Annual Income $36,550 $41,800 $47,000 $52,200
Monthly Income $3,045.83 $3,483.33 $3,916.67 $4,350.00
Affordable Purchase Price $102,000.00 $117,000.00 $134,000.00 $148,000.00
Affordable Monthly Rent $913.75 $1,045.00 $1,175.00 $1,305.00
Low(50%-80%)
Annual Income $43,860 $50,160 $56,400 $62,640
Monthly Income $3,655.00 $4,180.00 $4,700.00 $5,220.00
Affordable Purchase Price $122,000.00. $143,000.00 $159,000.00 $177,000.00
Affordable Monthly Rent $1,096.50 $1,254.00 $1,410.00 $1,566.00
Moderate(80%-120%)
Annual Income $58,450 $66,800 $75,150 $83,500
Monthly Income $4,870.83 $5,566.67 $6,262.50 $6,958.33
Affordable Purchase Price $165,000.00 $188,000.00 $214,000.00 $237,000.00
Affordable Monthly Rent $1,461.25 $1,670.00 $1,878.75 $2,087.50
Source:2019 HUD Income Limit;
https://smartasset.com/mortgage/how-much-house-can-i-afford#PCGmA6nHVA
TABLE 23:Detached Hone Median Price
2015 -2016 2017 2018 2019
LA
LA LA 'LA LA
CA METRO CA METRO CA METRO CA METRO CA METRO
JAN $428,980 $395,200 $467,160 $434,000 $491,840 $450,710 $527,780 $490,000 $537,120 $499,450
FEB $429,930 $409,810 $444,780 $429,980 $480,270 $454,520 $522,440 $498,000 $534,140 $505,000
MAR $464,640 $427,990 $484,120 $448,420 $518,600 $472,080 $564,830 $515,000 $565,880 $517,000
APR $484,370 $434,470 $509,240 $460,940 $537,950 $480,000 $584,460 $515,000 $602,920 $536,450
MAY $489,190 $440,050 $519,930 $469,090 $550,239 $488,720 $600,860 $530,000 $611,190 $535,000
JUN $492,250 $449,530 $518,980 $473,670 $555,410 $500,000 $602,770 $539,000 $610,720 $545,000
JUL $490,780 $452,200 $511,420 $465,000 $549,460 $508,810 $591,230 $535,000 $607,990 $550,000
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AUG $497,520 $446,910 $527,490 $473,300 $565,330 $499,970 $596,410 $525,000 $617,410 $545,000
SEP $484,670 $440,870 $516,450 $463,330 $555,410 $491,130 $578,850 $520,000
OCT $478,780 $443,540 $513,520 $464,110 $546,430 $492,340 $572,000 $516,000
NOV $477,060 $441,390 $502,490 $461,440 $546,820 $500,500 $554,760 $512,000
DEC $489,770 $448,930 $510,560 $464,640 $546,550 $495,000 $557,600 $500,000
Source:https://car.sharefile.com/share/view/s0c02663a5c54e23a;CA Realtor Agency
5. Housing Costs
Increasing housing costs are not a direct form of discrimination. However, a lack of affordable housing
does constrain housing choice. Residents may be limited to a smaller selection of neighborhoods because
of a lack of affordable housing elsewhere.
Tables 24 and 25 show in detail median home sales prices for the region as well as for the state. Homes
in the area are selling in less than a months'time for prices that are well above the affordability range for
low and moderate income households.
TABLE 24:Days on the Market
August-19 Unsold Inventory Index Median Time on Market
Aug-19 Jul-19 Aug-18 Aug-19 Jul-19 Aug-18
Los Angeles Metropolitan Area 3.4 3.5 3.6 27.0 26.0 25.0
Los Angeles 3.1 3.2 3.4 20.5 21.0 19.0
Source: https://car.sharefile.com/share/view/s14d6028fcc046b1b
6. Housing Cost Burden
Data collection over housing affordability indicates the median home value increased 4% between 2010
and 2017. In addition,the median gross rent rose by 11.08%, reflecting the increased demand for rental
units, most likely due to the difficulty households were having in qualifying for a mortgage.
The National Low Income Housing Coalition provides annual information on the Fair Market Rent (FMR)
and affordability of rental housing in counties and cities in the U.S. for 2019. FMR for a two-bedroom
apartment is $1,471. In order to afford this level of rent and utilities without paying more than 30% of
income on housing,a household must earn$4,870 monthly or$58,450 annually.Assuming a 40-hour work
week, 52 weeks per year, the level of income translates into an hourly wage of$28. The continued high
price of both owner-occupied and rental housing reduces the ability of low-income households to find
affordable housing.
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Cost-burdened households refer to households that pay 30%or more
on housing costs. Data from the 2013-2017 CHAS/ACS reveals an
increasing cost burden for both owner-occupied households and COST BURDEN HOUSEHOLDS
renter-occupied households. The percent of owner-occupied 26%
households in the City that are currently cost-burdened is estimated
to be 26%. Most of which are renter households.
TABLE 25:Housing Cost Burden Overview
Owner Renter
%Cost %Cost Total
Household Income # Burden # Burden Households-'
0-30% 4,390 60.26% 2,895 39.74% 7,285
30%to 50% 1,330 39.47% 2,040 60.53% 3,370
50%to 80% 1,115 28.66% 2,775 71.34% 3,890
Totals 6,835 7,710 14,545
Source:CHAS 2006-2016
D. RACE AND SEGREGATION
Residential segregation is a measure of the degree of separation of racial or ethnic groups living in a
community. An extreme example of segregation would be a perfect split between predominantly high-
income,White,suburban communities and low-income, minority, inner-city neighborhoods.
Dissimilarity Index
The dissimilarity index measures the relative separation or integration of groups across all neighborhoods
of a City or metropolitan area. If a city's white-black dissimilarity index were 65, that would mean that
65% of white people would need to move to another neighborhood to make whites and blacks evenly
distributed across all neighborhoods.
The distribution of racial or ethnic groups across an area can be analyzed using an index of dissimilarity.
This method allows for comparisons between subpopulations, indicating how much one group is spatially
separated from another within a community.The index of dissimilarity is rated on a scale from 0 to 100,
in which a score of 0 corresponds to perfect integration and a score of 100 represents total segregation.
Typically,an index under 30 is considered low, between 30 and 60 is moderate,and above 60 is high.
In 2010,the dissimilarity indices countywide by census tract for all non-White groups were principally in
the low range, with the exception of the index for Hispanic and Asian populations. By 2017, most of the
indices had slightly increased with a small exception of Black/White index.Segregation can be reinforced
both unintentionally and by deliberate actions. The increases in the dissimilarity indices are more likely
the result of natural settlement patterns versus deliberate segregation. Dissimilarity indices are changing
but not in a healthy way.Severe segregation seems to be happening particularly when reviewing the race-
based census maps. Many neighborhoods have high concentrations of Asian and or Hispanic populations.
Once the 2020 Census is completed,the dissimilarity indices should be reviewed again to see if the 2017
Census estimates have any accuracy.
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TABLE. 26:Dissimilarity Indices,2000-2017*
Racial/Ethnic Dissimilarity Index 2000 2010 2017
Non-White/White 24.58 23.67 28.19
Black/White 24.32 17.59 33.00
Hispanic/White 26.93 25.21 30.01
Asian or Pacific Islander/White 22.85 23.01 27.80
Source: 2000,2010 and 2013-2017 ACS,Affirmatively Furthering Fair Housing
*When a group's population is small, its dissimilarity index may be high even if the group's members are evenly
distributed throughout the area.Thus,when a group's population is less than 1,000,exercise caution in interpreting
its dissimilarity indices.
E. AREAS OF MINORITY CONCENTRATIONS
Federal regulations require grantees of HUD Community Planning and Development programs to identify
concentrations of racial or ethnic minorities and low-income families within their jurisdiction.These areas
are known as Racially/Ethnically Concentrated Areas of Poverty(RCAPs and ECAPs).
In order to analyze the RCAPs/ECAPs in the City at a meaningful geographic scale, data was collected for
all census block groups in the City. Block group data was collected from the 2013-2017 American
Community Survey 5-Year Estimates,which HUD currently uses for its most up-to-date low-to moderate-
income designations. In the City,the Asian and Hispanic populations make up 95%of its total population
(See Table 5, Map 2).Therefore, it is fair to say that all census tracts have a high concentration of minority
residents.
F. INCOME AND WORKFORCE
Household income is one of several factors used to determine a household's eligibility for a home
mortgage loan or a rental lease. Median household income (MHI) in the City$46,706 is 23% lower than
the County and 30% lower than the state and 18% lower than the national median in 2017. The MHI for
the City slightly decreased from $46,781 to $46,706 according to the 2010 and 2013-2017 ACS. The City
MHI continues to be much lower than that of the county,state and nation.
Across racial and ethnic groups, American Indian and persons with two or more races have the highest
MHI.White households have the lowest MHI of any racial or ethnic group in the City earning less than half
of the MHI for American Indian households. Asian and Hispanic households make up the lion's share of
the population but have lower MHI than other races. The Asian population has a higher MHI, 10%higher,
than the Hispanic households.
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1. Median Income Limits
Low Moderate Income (LMI) households refers to households whose incomes do not exceed 80 percent
of the area median family income (AMI), as established by HUD, with adjustments for smaller or larger
families. HUD utilizes three income levels to define LMI households:
• Extremely low income: Households earning 30% or less than the AMI (subject to specified
adjustments for areas with unusually high or low incomes)
• Very low income: Households earning 50%or less than the AMI (subject to specified adjustments
for areas with unusually high or low incomes)
• Low and moderate income: Households earning 80%or less than the AMI (subject to adjustments
for areas with unusually high or low incomes or housing costs)
Household poverty is strongly related to limited housing choice. The federal poverty level in 2012 was
defined as an annual income of $23,050 for a family of four, or $11,170 for an individual. The overall
poverty rate in the City in 2013 was 18.8%and has slightly decreased to 18% in 2017.There are just over
9,750 people in the City living below the poverty level. Today the national poverty level for a family of
four is$25,100. In California the poverty level is$32,500.
TABLE 27:2018 HUD MEDIAN INCOME LIMITS
80%OF HUD MEDIAN HOUSEHOLD INCOME FOR THE CITY OF ROSEMEAP*
1 Person 2 People 3 People 4 People 5 People 6People 7 People
City of Rosemead $58,450 $66,800 $75,150 $83,500 $90,200 $96,900 $103,550
Source: HUD Comprehensive Housing Affordability Strategy(CHAS)2018 data
*CHAS data is organized by metropolitan area.The City is part of the Los Angeles Metropolitan Statistical Area
(MSA),so all information presented here applies to all of the MSA.
TABLE 28:Low-and Moderate-Income Census Block Groups
4329.01-3 4823.03-2 4825.02-1
4329.02-1 4823.04-1 4825.02-2
4336.01-1 4823.04-2 4825.03-1
4336.02-1 4824.01-2 4825.03-2
4823.03-1 4824.01-3
4823.03-1 4824.02-1
Source: HUD CHAS 2018
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CITY OF ROSEMEAD
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INTERNATIONAL inn,,Ds Areas of Low and Moderate Income Concentration
I 'race PIM EtrAanm MIA US Carina.:Al Om, Ana Troll c.El•^vee N.LA Cert y GG Da.a
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According to DataUSA, in 2017, full-time male employees in the City made 20 times more than female
employees. 19.3%of the population in the City live below poverty level.There are just over 9,750 people
in the City living below the poverty level out of 54,615 people or 18%.The percent of people living below
the poverty level in the City is higher than LA County at 17%,state level at 12.8%, as well as the national
level of 13.5%.The largest demographic living in poverty is females aged 45-54 followed by females aged
18-24 and then males aged 18-24. In the City,full-time male employees made 20 times more than female
employees.
TABLE 29:Average Salary Per Gender
CITY COUNTY
Average Male Salary:$72,235 Average Male Salary:$75,050
Average Female Salary:$57,252 Average Female Salary;$59,658
Source:2013-2017ACS 5-Year Estimate
L
The American Community Survey(ACS)provides detailed employment data by gender and race,indicating
differences in employment rates among groups. The Center for American Progress published the 2018
California Report featuring statistics collected,for California including:
Residents living below poverty level:
• 13.3%-total residents
• 17.8%-children
• 13.8%-working-age women
• 10.7%-working-age men
• 20.9%-African American
• 10.3%-Asian American
• 17.4%-Latino
• 19.5%- Native American
• 12.1%-White
The Center also stated that for every 100 renter households with very low incomes at or below 50% of
the area median income,there are only 31 affordable units. For those living in poverty only 12.7%afford
Health insurance coverage.
44
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2. Workforce
In the City the top industries where the local workforce is employed are: manufacturing, retail trade,
educational services and arts and entertainment (See Table 30).These industries typically do not require
post high school education;thus,the average salaries and household income reflect such lower wage jobs.
Education is a large determining factor of a person's salary and household poverty. In the City 64%of the
population has graduated from High school and only 18% have earned a bachelor's degree or higher.
TABLE 30:Workforce by Industry
#of Total
Industry •%Share - Median"earnings
Agriculture,forestry,fishing and hunting,and mining 85 0.30% 43,500
Construction 1,325 5.40% 36,528
Manufacturing 3,323 13.40% 31,121
Wholesale trade 1,345 5.40% 31,700
Retail trade 2,925 11.80% 30,357
Transportation and warehousing,and utilities 1,772 7.25% 41,329
Information 436 1.80% 50,577
Finance and insurance,and real estate and rental and 1,221 4.90% 46,802
leasing
Professional,scientific,and management,and
administrative and waste management services 1,922 7.80% 41,037
Educational services,and health care and social
4,509 18.20% 45,254
assistance
Arts,entertainment,and recreation,and 2,879 11.60% 22,780
accommodation and food services
Other services,except public administration 2,096 8.40% 19,312
Public administration 910 3.70% 44,375
Source:2013-2017 ACS 5-Year Estimate
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c
Chapter 4: Lending Practices
Lending practices are a contributing factor to fair housing choice. An important element of fair housing
choice is equity in money lending from financial service organizations. Such organizations include credit
unions, banks, credit card companies, and insurance companies. Lending is often required for the access
to credit financing for mortgages, home equity, and home repair loans. Access to information regarding
financial services is also a concern involving equality.
Gaps in financial services can make residents vulnerable to these types of predatory lending practices,and
lack of access to quality banking and financial services may jeopardize an individual's credit and the overall
sustainability of homeownership and wealth accumulation.
This chapter reviews lending practices of financial institutions and financing allowed to all households but
with an emphasis on lending to minority and low-income households. However, a jurisdiction's control
over lending is limited due to federal laws and regulations.
A. Laws Governing Lending
1. Community Reinvestment Act(CRA)
The Community Reinvestment Act(CRA),enacted in 1977, requires the Federal Reserve and other federal
banking regulators to encourage financial institutions to help meet the credit needs of the communities
in which they do business, including low-and moderate-income (LMI) neighborhoods.
2. Banking Regulators for the CRA
Three federal banking agencies, or regulators, are responsible for the CRA. Banks that have CRA
obligations are supervised by one of these three regulators. Each regulator has a dedicated CRA site that
provides information about the banks they oversee and those banks' CRA ratings and Performance
Evaluations.
• Federal Deposit Insurance Corporation (FDIC)
• Federal Reserve Board (FRB)
• Office of the Comptroller of the Currency(OCC)
3. Federal Reserve's Role
The Federal Reserve supervises state member banks--or,state-chartered banks that have applied for and
been accepted to be part of the Federal Reserve System--for CRA compliance. To carry out its role, the
Federal Reserve must:
• Examine state member banks to evaluate and rate their performance under the CRA;
• Consider banks' CRA performance in context with other supervisory information when analyzing
applications for mergers, acquisitions, and branch openings;and
• Share information about community development techniques with bankers and the public.
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B. Home Mortgage Disclosure Act (HMDA)
The Home Mortgage Disclosure Act (HMDA) requires many financial institutions to maintain, report, and
publicly disclose loan-level information about mortgages. These data help show whether lenders are
serving the housing needs of their communities; they give public officials information that helps them
make decisions and policies; and they shed light on lending patterns that could be discriminatory. The
public data are modified to protect applicant and borrower privacy. HMDA was originally enacted by
Congress in 1975 and is implemented by Regulation C.
C. Government Backed Loans
Larger numbers of approved loans are government backed. There are different types of government
backed loans.They include loans from the Federal Housing Administration(FHA),VA Home Loans,and the
Rural Housing Services/Farm Service Agency(RHA/FSA).
1. Federal Housing Administration
Loans from the Federal Housing Administration (FHA) loans have been helping people become
homeowners since 1934. How do we do it?The Federal Housing Administration (FHA) -which is part of
HUD-insures the loan,so your lender can offer you a better deal.
Low Down-Payments
• Low closing costs
• Easy credit qualifying
2. VA Home Loans
VA helps Servicemembers, Veterans, and eligible surviving spouses become homeowners. As part of our
mission to serve you, we provide a home loan guaranty benefit and other housing-related programs to
help you buy, build, repair, retain,or adapt a home for your own personal occupancy.VA Home Loans are
provided by private lenders,such as banks and mortgage companies.VA guarantees a portion of the loan,
enabling the lender to provide you with more favorable terms.
3. Rural Housing Services/Farm Service Agency(RHA/FSA)
FSA/RHS-guaranteed USDA's Rural Housing Service offers a variety of programs to build or improve
housing and essential community facilities in rural areas. They provide loans,grants and loan guarantees
for single-and multi-family housing,child care centers,fire and police stations,hospitals, libraries, nursing
homes, schools, first responder vehicles and equipment, housing for farm laborers. The FSA/RHS also
provides technical assistance loans and grants in partnership with non-profit organizations, Indian tribes,
state and federal government agencies, and local communities.
D. Conventional Loans
A conventional loan is a mortgage that is not sponsored by government but is available through a private
lender. Conventional loans make up for most mortgages issued. Some conventional loans must meet the
requirements of Fannie Mae and Freddie Mac, the two largest buyers of mortgage loans in the United
States. Studies of conventional loans in HMDA data have shown that commercial banks and thrift
institutions lend less to areas (or tracts) that are low-income and predominantly minority-concentrated.
Studies have also shown that a substantial portion of home purchase loans extended in predominantly
minority middle-income areas are government-backed, while a similar pattern does not hold for white
ifell
F .)1 35 I Page
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neighborhoods with similar incomes. Such practices have the potential to constitute discrimination and
are known as redlining. The practice of redlining is a barrier to fair housing. However, in the case of the
City of Rosemead,over 90%of the community is minority populations and majority of the home purchase
loans are conventional bank loans. It should be noted; a majority of approved loans in the City are upper
income households' applicants.
E. Lending Findings
In analyzing the HMDA data, obtained from LendingPatterns.com, several findings revealed implications
of potential impediments to fair housing. Most City residents obtain conventional bank home mortgages
with a sprinkling of FHA and VA loans. In the Los Angeles area (see Table 31), much like the City, 86% of
approved loans are conventional mortgage loans. In 2018 there were 233 loans approved in the City of
which almost 10%were denied and 56%were approved.Also 79%of the approved loans were anticipated
to be owner-occupied homes.Table 32 shows the various City resident income levels and then number of
approved applications. The majority of the loans, 57.8%, were approved for upper income residents
followed by moderate income residents, 16.5%. The Asian population, currently 61% of the City's
population, make up 67% of the approved loans.Table 35 shows the top 10 lenders providing mortgage
loans to City residents. This table highlights the lenders who have received the highest number of
applications as well as the lenders with higher approval ratings.
TABLE 31:Loan Type
Loan Type Approved Loans - %of Total Loans
Conventional 396 96.1%
FHA 8 1.9%
VA 8 1.9%
Other 0
Totals 412
Source: Lendingpatterns.com, Rosemead 2018
TABLE 32:Loan Applications by Income Level
Low Income Moderate Income Upper Moderate Upper Income Unknown/Other
Income
20 4.9% 26 6.3% 68 16.5% 238 57.8% 60 14.6%
Source:Lendingpatterns.com, Rosemead 2018
TABLE 33;Loans by Race
White Black Hispanic Asian Unknown/Other
# % # % • # % # % # %
14 3.4% 1 0.2% 41 10% 276 •67% 80 19.4%
Source: Lendingpatterns.com, Rosemead 2018
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1. Refinancing
Refinancing is the process of replacing an existing mortgage with a new loan. Typically, people refinance
their mortgage in order to reduce their monthly payments, lower their interest rate,or change their loan
program from an adjustable rate mortgage to a fixed-rate mortgage.There is no 2018 HMDA data showing
any loans for refinancing purposes.
2. Home Improvement
A home improvement loan is used to remodel or repair a private residence. Home improvement loans are
usually short-term. They may or may not be secured by the homes whose work they finance, but those
that are secured generally carry lower interest rates. There is no 2018 HMDA data showing any loans
designated for home improvements.
TABLE 34—Loan Type by Race
Los Angeles-Long Beach-Glendale Area
Total
Applicant Race
Conventional FHA-Insured VA-Guaranteed Applications
#of #of #of #of
applications applications applications- applications
American Indian or Alaska Native 1,710 164 96 1,970
Asian 41,779 1,852 500 44,131
Black or African American 14,952 3,785 1,492 20,229
Native Hawaiian or other Pacific
Islander 1,826 212 97 2,135
White 151,151 17,502 4,606 173,259
Race not provided 79,372 12,422 3,032 94,826
Totals 290,790 35,937 9,823 336,550
Source:Lendingpatterns.com,2018
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TABLE 35-Top 10 Lenders&Loans
Total . Approved Denied Withdrawn/Closed
Market %of %of %of
# Share # Total # Total # Total
WELLS FARGO BANK,NATIONAL
ASSOCIATION
(KB1H1DSPRFMYMCUFXT09) 30 7.3% 8 26.7% 1 3.3% 4 13.3%
JPMORGAN CHASE BANK, NATIONAL
ASSOCIATION
(7H6GLXDRUGQFU57RNE97) 26 6.3% 18 69.2% 4 15.4% 2 7.7%
BANK OF AMERICA, NATIONAL
ASSOCIATION
(B4TYDEB6GKMZ0031MB27) 21 5.1% 13 61.9% 4 19.0% 3 14.3%
AMWEST FUNDING CORP.
(54930006Z016KYMESL47) 21 5.1% 13 61.9% 6 28.6% 2 9.5%
FLAGSTAR BANK,FSB
(SS1TRMSN6BRNMOREEV51) 20 4.9% 13 65.0% 4 20.0% 0 0.0%
CALIBER HOME LOANS, INC.
(549300J7XKT2B15WX213) 16 3.9% 7 43.8% 2 12.5% 2 12.5%
STERLING BANK AND TRUST, FSB
(549300ZEHLZ064G58146) 16 3.9% 11 68.8% 0 0.0% 5 31.3%
ROYAL BUSINESS BANK
(5493003B20KZ3DEZGB43) 14 3.4% 7 50.0% 2 14.3% 1 7.1%
EAST WEST BANK
(F28JOQ8OBWCFUYMOUX93) 14 3.4% 12 85.7% 0 0.0% 2 14.3%
QUICKEN LOANS INC.
(549300FGXN1K3HLB1R50) 12 2.9% 11 91.7% 1 •8.3% 0 0.0%
Other lenders(87)... 222 53.9% 119 53.6% 16 7.2% 40 18.0%
Total 412 100.0% _ 232 56.3% 40 9.7% 61 14.8%
Source:lendingpatterns.com, Rosemead 2018
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Chapter 5: Public Policies
Public policies established at the federal, state, and local levels can affect housing development and
therefore, may have an impact on the range and location of housing choices available to residents. Fair
housing laws are designed to encourage an inclusive living environment and active community
participation. An assessment of public policies and practices enacted by jurisdictions within the
Collaborating Entities can help determine potential impediments to fair housing opportunity.This section
presents an overview of government regulations, policies, and practices enacted by each of the
jurisdictions that may impact fair housing choice.
The General Plan of a jurisdiction establishes a vision for the community and provides long-range goals
and policies to guide the development in achieving that vision.Two of the seven state-mandated.General
Plan elements—Housing and Land Use Elements—have direct impact on the local housing market in terms
of the amount and range of housing choice.The local Zoning Ordinance,which implements the Land Use
Element, is another important document that influences the amount and type of housing available in a
community—the availability of housing choice.
A. Housing Element Law and Compliance
As one of the State-mandated elements of the local General Plan,the Housing Element is the only element
with specific statutory requirements and is subject to review by the State Department of Housing and
Community Development (HCD) for compliance with State law. Housing Element law requires that local
governments adequately plan to meet the existing and projected housing needs of all economic segments
of the community. The law acknowledges that, for the private market to adequately address housing
needs and demand, local governments must adopt land use land use and regulatory systems that provide
opportunities for, and do not unduly constrain, housing development. Specifically, the Housing Element
must:
• Identify adequate sites which will be made available through appropriate zoning and
development standards and with services and facilities needed to facilitate and encourage the
development of a variety of types of housing for all income levels in order to meet the
community's housing goals;
• Assist in the development of adequate housing to meet the needs of low-and moderate income
households;
• Address, and where appropriate and legally possible, remove governmental constraints to the
maintenance, improvement, and development of housing;
• Conserve and improve the condition of the existing affordable housing stock; and
• Promote housing opportunities for all persons regardless of race, religion, sex, marital status,
ancestry, national origin,color,familial status,disability,sexual orientation,gender identification,
or any other arbitrary factor.
B. Land Use Element
The Land Use Element of the City's General Plan designates the general distribution, location,and extent
of uses for land planned for housing, business, industry, open space, and public or community facilities.
As it applies to housing, the Land Use Element establishes a range of residential land use categories,
specifies densities (typically expressed as dwelling units per acre [du/ac]), and suggests the types of
housing appropriate in a community. Residential development is implemented through zoning to which
there are development standards specified within each zoning district. Residential density requirements
affect both the intensity of development and number of people per square miles within a zoning district.
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A per the City's General Plan,the City defines density in the following way:
• General Plan Land Use Designation: Low Density;Zone: R-1—0-6 du/ac
• General Plan Land Use Designation: Medium Density;Zone: R-2-0-12 du/ac
• General Plan Land Use Designation: High Density;Zone: R-3—0-30 du/ac
Generally, higher densities allow developers to take advantage of economies of scale, reduce the per-unit
cost of land and improvements,and reduce development costs associated with new housing construction.
Reasonable density standards ensure the opportunity for higher-density residential uses to be developed
within a community, increasing the feasibility of producing affordable housing. Minimum required
densities in multi-family zones (R-3) ensure that land zoned for multi-family use, the supply of which is
often limited, will be developed as efficiently as possible for higher density uses. The City does permit
density standards that are adequate for low and moderate income housing development.
In the previous Al prepared in 2015,the California Housing Rights Center(HRC) reviewed provisions of the
Rosemead Municipal Code (RMC) specifically Title 15 Buildings and Construction and Title 17 Zoning for
compliance with state and federal fair housing laws HRC detailed any actual and potential conflicts
between the RMC and the letter and spirit of the state and federal fair housing laws analyzed the fair
housing impact on protected groups of City residents and suggested changes to bring the respective
sections into compliance.This review does not include analysis of the technical accessibility requirements
of the Building Code as it relates to the Fair Housing Act or the Americans with Disabilities Act.
C. Zoning Ordinance
This section was divided into three parts. 1) The first presented RMC sections that are consistent or in
direct conflict with state or federal fair housing laws HRC recommended that the City make it a priority to
change these sections to bring the RMC into compliance with fair housing law 2)The second part analyzed
RMC sections that should be changed to achieve the goal of affirmatively furthering fair housing 3) The
third part addresses other relevant considerations to the extent that these troubling provisions in local
law still exist and the City of Rosemead should undergo immediate efforts to address the issues identified
in the Al.
1. Consistency:
a. The City's current"Family"definition is not overly restrictive.This definition was amended or
"cured" of is discriminatory language shown in the 2015 Al. The current definition is as
follows:
"Family" means any group of individuals living together as the functional equivalent of a family
where the residents may share living expenses, chores,eat meals together and are a close group
with social, economic, and psychological commitments to each other. A family includes, for
example, the residents of residential care facilities and group homes for people with disabilities.
A family does not include larger institutional group living situations such as dormitories,
fraternities,sororities, monasteries, nunneries, or boarding houses.
A community's Zoning Ordinance can potentially restrict access to housing for households failing
to qualify as a"family" by the definition specified in the Zoning Ordinance. For instance,a landlord
may refuse to rent to a "nontraditional" family based on the zoning definition of a family. A
landlord may also use the definition of a family as an excuse for refusing to rent to a household
based on other hidden reasons, such as household size. Even if the code provides a broad
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definition, deciding what constitutes a "family" should be avoided by jurisdictions to prevent
confusion or give the impression of restrictiveness.
California court cases have ruled that a definition of"family"that:1)limits the number of persons
in a family; 2) specifies how members of the family are related (i.e. by blood, marriage or
adoption, etc.), or 3) a group of not more than a certain number of unrelated persons as a single
housekeeping unit, is invalid. Court rulings stated that defining a family does not serve any
legitimate or useful objective or purpose recognized under the zoning and land planning powers
of the jurisdiction, and therefore violates rights of privacy under the California Constitution. A
Zoning Ordinance also cannot regulate residency by discrimination between biologically related
and unrelated persons. Furthermore, a zoning provision cannot regulate or enforce the number
of persons constituting a family.The City's definition does not serve to impede housing choice.
b. Density Bonuses. Density Bonuses for low and very low income dwelling units is a land use
incentive the City has adopted to encourage affordable housing options. Several "density bonus"
housing projects have successfully been built by for-profit developers. Such projects do not
require government subsidies.A residential development is eligible for a 20%density bonus if the
applicant agrees to construct 5% of the total units as affordable to very low-income households.
(Zoning Ordinance Section 17.84.030)
c. Residential Care Facilities.The Lanterman Developmental Disabilities Services Act(Sections 5115
and 5116 of the California Welfare and Institutions Code) declares that mentally and physically
disabled persons are entitled to live in normal residential surroundings and that the use of
property for the care of six or fewer disabled persons is a residential use for zoning purposes. A
state-authorized, certified,or licensed family care home,foster home, or group home serving six
or fewer persons with disabilities or dependent and neglected children on a 24-hour-a-day basis
is considered a residential use that is permitted in all residential zones. No local agency can impose
stricter zoning or building and safety standards on these homes(commonly referred to as"group"
homes) of six or fewer persons with disabilities than are required of the other permitted
residential uses in the zone. The Lanterman Act covers only licensed residential care facilities.
Group Homes can be interpreted as a Residential Care Facilities in the City's zoning code.The City
does permit residential care facilities in residential districts however,the R-1 District(low density)
does have maximum restrictions on the number of persons residing in the facility(less than 7). R-
2 and R-3 permit 7 or more residents but must go through a Conditional Use Permitting (CUP)
process.
d. Reasonable Accommodation. Under State and federal law, local governments are required to
"reasonably accommodate" housing for persons with disabilities when exercising planning and
zoning powers.Jurisdictions must grant variances and zoning changes if necessary,to make new
construction or rehabilitation of housing for persons with disabilities feasible but are not required
to fundamentally alter their Zoning Ordinance. Although most local governments are aware of
State and Federal requirements to allow reasonable accommodations, if specific policies or
procedures are not adopted by a jurisdiction or a jurisdiction requires a public hearing or
discretionary decision, residents with disabilities may be unintentionally displaced or
discriminated against.The City has established specific policies for reasonable accommodation in
a standalone ordinance entitled: Chapter 17.144. Reasonable Accommodations. The ordinance
establishes a formal procedure for persons with disabilities seeking equal access to housing under
the Fair Housing Act. The ordinance provides regulation, policy and practice requirements for
dwelling modifications, application findings, and reasonable accommodation decision or
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conditions of approval. There is an application process handled by the Community Director and
approved/disapproved by the City Planning Commission.
2. Direct Conflict:
a) The City's current"Group Home"definition is overly restrictive.This definition references Title 22
of the California Code Section 80001.The definition for Group Home has been officially amended.
It should be noted, in November of 2014 the US Supreme Court rejected the City of Newport
Beach's request for a hearing on its group home law. Newport Beach had submitted a petition to
the Supreme Court in August of 2014 asking the justices to reverse a 9th Circuit Court of Appeals
ruling that a municipal ordinance governing group homes could be challenged for discriminatory
intent against persons with disabilities in violation of the fair housing act. The ordinance effectively
prohibited new group homes housing seven or more non-related residents from operating in most
residential areas.
In the City: "Group Home" is defined as, "any residential care facility licensed by the State of
California for occupation by six or fewer persons.See definition under Title 22 (Social Security) in
the California Code of Regulations (Section 80001[g]).
California Code of Regulations, as amended Definition: (g)(1) "Group Home" means any facility of ,
any capacity which provides 24-hour care and supervision to children in a structured environment
with such services provided at least in part by staff employed by the licensee. The care and
supervision provided by a group home shall be nonmedical except as permitted by Welfare and
Institutions Code Section 17736(b).
b) Emergency Shelters. Emergency Shelter in the City is defined as any establishment operated by
an Emergency Shelter Provider that provides homeless people with immediate, short-term
housing for no more than six months in a 12-month period,where no person is denied occupancy
because of inability to pay. Emergency Shelters may also provide shelter to residents with
additional supportive services such as food, counseling, laundry, and access to other social
programs. Emergency Shelters may have individual rooms and common areas for residents of the
facility, but may not be developed with individual dwelling units, with the exception of a
manager's unit. Emergency Shelter Provider is defined as a government agency or non-profit
organization that provides emergency or temporary shelter, and which may also provide meals,
counseling,and access to other social programs.This definition does not include such emergency
shelters as may be provided for relief following a natural disaster or during a state of emergency
or those provided at a place of religious assembly for less than five days in any 30-day period.
Section 17.30.120 provides regulations for Emergency Shelters and temporary aid centers
including: permitted zoning district M-1, restrictions on property location, capacity(maximum of
7 beds per establishment), length of stay, lighting, noise, on-site management, parking, type of
clients, and site security.
State law requires jurisdictions to identify adequate sites for housing which will be made available
through appropriate zoning and development standards to facilitate and encourage the
development of a variety of housing types for all income levels, including emergency shelters and
transitional housing(Government Code Section 65583[c][1]).Changes to State law(SB 2) in 2008,
require that local jurisdictions make provisions in the zoning code to permit emergency shelters
by right and with a ministerial approval process in at least one zoning district where adequate
capacity is available to accommodate at least one year-round shelter. Local jurisdictions however,
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may establish limited and objective standards to regulate the development of emergency
shelters.All jurisdictions must permit emergency shelters for the homeless by right in at least one
zone. Rosemead does permit Emergency Shelters in the M-1 District by right. However,the City's
includes a distance requirement of a quarter of a mile from any bus stops. Under State law this is
not permitted. While the distance requirement was established with good intentions, State law
allows only one distance requirement for the siting of emergency shelters for the homeless —a
300-foot separation from another similar facility.
c) Hoarding and other Intellectual Disabilities. Provisions regarding garbage and rubbish disposal
are located outside of Title 11 Health and Safety. Los Angeles County in 1975 created a
Commission on Disabilities.The Commission is made up of persons living with disabilities to assist
the county departments and others on the unique needs of people with disabilities and to conduct
studies and make recommendations for policies, systems and procedures necessary in best
interest of people with disabilities (Chapter 3.28 — Commission on Disabilities). Nuisance laws
affect certain persons with disabilities therefore we should address this issue. Mental health
professionals have identified a disorder as Compulsive Hoarding Syndrome is a disorder that
involves the accumulation of belongings to such an extent that the resulting clutter renders parts
of the living space unusable.Symptoms include:
■ The acquisition and failure to discard a large number of items/possession that are
considered by most to be of little or no value
• These possessions clutter the living space, rendering the space unable to be used in the
manner in which it was intended
• The hoarding behavior causes marked distress or interferes with one's daily functioning
An individual who engages in hoarding might run afoul of the measures with regard to garbage
and rubbish disposal See Chapter 8.44-Property Maintenance and need a reasonable
accommodation i.e.additional time to comply with the order to abate the nuisance or information
regarding community resources to assist with the cleanup. Additionally, persons with physical
disabilities who cannot sustain long periods of strenuous activity might need additional time to
comply. While the right to a reasonable accommodation is available to persons with disabilities
under existing fair housing laws it would be helpful to explicitly state within this code section that
persons with disabilities may request an accommodation as needed which request will be
evaluated by the appropriate agency. Such accommodation should include relief from any
penalties assessed pursuant to a finding of a nuisance or other violation.
a) Transitional and Supportive Housing. State law (SB 2) requires local jurisdictions to address the
provisions for transitional and supportive housing. Under Housing Element law, transitional
housing means buildings configured as rental housing developments, but operated under
program requirements that require the termination of assistance and recirculating of the assisted
unit to another eligible program recipient at a predetermined future point in time that shall be no
less than six months from the beginning of the assistance (California Government Code Section
65582(h)).
Supportive housing assists homeless persons in the transition from homelessness by providing
housing with services to enable them to live as independently as possible.
Transitional and or Supportive housing and associated programs should target populations with
low incomes who have one or more disabilities, including mental illness, HIV or AIDS, substance
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abuse, or other chronic health condition, or individuals eligible for services provided pursuant to
the Lanterman Developmental Disabilities Services Act (Division 4.5 (commencing with Section
4500) of the Welfare and Institutions Code). Such populations may include, among other
populations, adults, emancipated minors, families with children, elderly persons, young adults
aging out of the foster care system, individuals exiting from institutional settings, veterans, and
homeless people (California Government Code Sections 65582(f) and (g)).
Pursuant to SB 2,transitional and supportive housing constitutes a residential use and therefore
local governments cannot treat it differently from other types of residential uses (e.g., requiring
a use permit when other residential uses of similar function do not require a use permit). City
zoning does not address transitional and or supportive housing; however, the County of Los
Angeles Homeless Initiative has raised an estimated $355 million annually for ten years. The
County is expanding strategies to combat homelessness in its cities.
In 2017 the County began awarding planning grants to city-specific plans. In 2018, the County
created a "City Plan to Prevent and Combat Homelessness: A Guide" for local cities to use as a
model for reducing homelessness,subsidized housing opportunities,funding availability,increase
income, case management services, increasing affordable and homeless housing, and
collaborating with regional partners (See Appendix A). LA County's goal is to increase affordable
housing by adding 8,000-10,000 supportive housing units within the next 10 years. And in late
2018,the State of California's"No Place Like Home" bond will help finance permanent supportive
housing units over multiple funding cycles across 88 cities and unincorporated areas of the
County.
b) Single-Room Occupancy(SRO).AB 2634 amending the State Housing Element law also mandates
that local jurisdictions address the provision of housing options for Extremely Low-income
households. SRO units are small, one-room units intended for occupancy by a single individual.
California HCD considers SRO units to be a suitable housing type to meet the needs of Extremely
Low-income individuals. It is distinct from a studio or efficiency unit in that each is a one-room
unit 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. SRO units are one of the most traditional forms
of affordable private housing for lower income individuals, including seniors and persons with
disabilities. These protected classes are required to have suitable housing options and SROs
provide these options.The City's zoning code does have specific regulations that permit SRO units
in the C-3, CBD and M-1 zones upon approval of a Conditional Use Permit. These regulations
include minimum lot size, unit density/lot, bathrooms, common space, lot dimensional
requirements, parking and on-site management staff. Oddly these regulations for new senior
dwelling construction do not apply.
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Chapter 6: Fair Housing Profile
This chapter provides an overview of the institutional structure of the housing industry with
regard to fair housing practices. In addition, this chapter discusses the fair housing services
available to residents of the City, as well as the nature and extent of fair housing complaints
received by the fair housing provider(s). Typically, fair housing services encompass the
investigation and resolution of housing discrimination complaints, discrimination auditing/
testing, and education and outreach, including the dissemination of fair housing information.
Tenant/landlord counseling services are usually offered by fair housing service providers but are
not considered fair housing services.
A. Fair Housing Practices in the Homeownership Market
Part of the American dream involves owning a home in the neighborhood of one's choice. Not all
Americans, however, have always enjoyed equal access to homeownership due to credit market
distortions, "redlining,", steering, and predatory lending practices. In an
ApartmentList.com survey of about 24,000 renters nationwide released in May, 2017 found that
80%of millennial renters want to buy a house or condo sometime in the future. However out of
the 80%of millennial renters wanting to purchase a home 72%cannot currently afford to do so.
Based on current savings rates many renters will need a decade or more before they can afford
a home. In Los Angeles, California millennials will need 20.7 years and in San Jose, CA 23.9 years
to be able to save 20% needed for a down payment. Even with a decreased 10% down payment
only a third of millennials will have enough saved within 5 years.
1. The Homeownership Process What obstacles do you face to
The following discussions describe the affording a home?
process of homebuying and likely
situations when a person/household may
encounter housing discrimination. The down payment 53%
However, much of this process occurs in
the private housing market over which
local jurisdictions have little control or Monthly payments 36%
authority to regulate. The recourse lies in
the ability of the contracted fair housing Low credit score 29%
service providers in monitoring these
activities, identifying the perpetrators,
and taking appropriate reconciliation or Other 13%
legal actions.
0% 20% 40% 60%
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2. Advertising
The first thing a potential buyer is likely to do when they consider buying a home is search
advertisements either in magazines,newspapers,or the Internet to get a feel for what the market
offers. Advertisements cannot include discriminatory references such as the use of words
describing:
• Current or potential residents;
• Neighbors or the neighborhood in racial or ethnic terms;
• Adults preferred (except for senior or active adult living);
• Perfect for empty nesters;
• Conveniently located by a Catholic Church;or
• Ideal for married couples without kids.
In May 2019, approximately, 76 homes were listed on for sale in the City on Realtor.com and
Mariposaproperty.com.A random sample of 32 listings were reviewed,and 6 listings included references
to something other than the physical description of the available home and amenities and services ,
included (Table 36).Six of the advertisements were targeted specifically at families.Today's online home
realty sites are more educated about fair housing laws and tend to use general home description language.
Table 36:Potentially Discriminatory Language in Listing of For-Sale Homes
Discrimination Type Number of Listings Potentially Discriminatory Language
No Discriminatory Language 26 N/A
Income Related 0 N/A
Household Size/Family Related 6 • Perfect for a big family
• Beautiful neighborhood for children and
families
• Close to good schools
Source:https://www.realtor.com and https://www.mariposaproperty.com/
Advertising is a sensitive area in real estate. While real estate advertising can be published in other
languages, by law an English version of the ad must also be published. Monitoring this requirement is
difficult, if not impossible. Even if an agent does not intend to discriminate in an ad, it would still be
considered a violation to suggest to a reader whether a particular group is preferred. Previous litigation
has set precedence for violations in advertisements that hold publishers, newspapers, Multiple Listing
Services, real estate agents, and brokers accountable for discriminatory ads.
Initially, buyers must find a lender that will qualify them for a loan. This part of the process entails an
application, credit check, ability to repay, amount eligible for, choosing the type and terms of the loan,
etc. Applicants are requested to provide a lot of sensitive information including their gender, ethnicity,
income level, age,and familial status. Most of this information is used for reporting purposes required of
lenders by the Community Reinvestment Act (CRA) and the Home Mortgage Disclosure Act(HMDA).The
previous section of this Al provides a detailed analysis of HMDA.The previous section of this Alprovides
a detailed analysis of HMDA data for the Collaborating Entities.
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3. Appraisals
Banks order appraisal reports to determine whether a property is worth the amount of the loan they will
be giving. Generally speaking, appraisals are based on the comparable sales of properties within the
neighborhood of the property being appraised. Other factors are taken into consideration, such as the
age of the structure, any improvements made, location,general economic influences, etc.
4. Real Estate Agents
The Fair Housing Act protects constituents from discrimination when engaging in housing-related
activities such as buying a home, renting, and seeking housing assistance. Licensed realtors have a
responsibility to ensure compliance with federal, state, and local fair housing laws. Real estate
professionals may act as agents of discrimination. Some unintentionally, or possibly intentionally, may
steer a potential buyer to particular neighborhoods by encouraging the buyer to look into certain areas;
others may choose not to show the buyer all choices available. Agents may also discriminate by whom
they agree to represent,whom they turn away,and the comments they make about their clients.
Many REALTOR® Associations also host fair housing trainings/seminars to educate members on the
provisions and liabilities of fair housing laws, and the Equal Opportunity Housing Symbol is also printed
on all CAR forms as a reminder.Training will help identify instances of discrimination to better help serve
each person fairly and equally. This includes ensuring fair housing compliance in advertising and
understanding fair housing laws.
5. Covenants,Conditions,and Restrictions(CC&Rs)
Covenants, Conditions, and Restrictions (CC&Rs) are restrictive promises that involve voluntary
agreements, run with the land they are associated with, and are listed in a recorded Declaration of
Restrictions.The Statute of Frauds (Civil Code Section 1624) requires them to be in writing because they
involve real property.They must also be recorded in the County where the property is located in order to
bind future owners.Owners of parcels may agree amongst themselves as to the restrictions on a particular
land use but, in order to be enforceable,they must be reasonable.
The California Department of Real Estate reviews CC&Rs for all subdivisions of five or more lots, or
condominiums of five or more units.This review is authorized by the Subdivided Lands Act and mandated
by the Business Professions Code, Section 11000. The review includes a wide range of issues, including
compliance with fair housing law. The review must be completed and approved before the Department
of Real Estate will issue a final subdivision public report.This report is required before a real estate broker
or anyone can sell the units,and each prospective buyer must be issued a copy of the report. If the CC&Rs
are not approved,the Department of Real Estate will issue a "deficiency notice", requiring the CC&Rs be
revised. CC&Rs are void if they are unlawful, impossible to perform or are in restraint on alienation (a
clause that prohibits someone from selling or transferring his/her property). However, older subdivisions
and condominium/townhome developments may contain illegal clauses which are enforced by the
homeowners associations. In Rosemead there is likely no available lands for new subdivisions however,
redevelopment is happening one property at a time therefore the chance of placing CC&Rs on existing
properties is highly unlikely in this market.
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6. Insurance Industry
Without insurance, banks and other financial institutions lend less. For example, if a company excludes
older homes from coverage, lower income and minority households who can only afford to buy in older
neighborhoods may be disproportionately affected. Another example includes private mortgage
insurance (PMI).' PMI obtained by applicants from Community Reinvestment Act (CRA) protected
neighborhoods is known to reduce lender risk. Redlining of lower income and minority neighborhoods
can occur if otherwise qualified applicants are denied or encouraged to obtain PMI. ("Borrower and
Neighborhood Racial Characteristics and Financial Institution Financial Application Screening"; Mester,
Loretta J;Journal of Real Estate Finance and Economics; 9 241-243; 1994)
R. National Association of REALTORS° (NAR)
The National Association of REALTORS°(NAR)has developed a Fair Housing Program to provide resources
and guidance to REALTORS° in ensuring equal professional services for all people. The term REALTOR°
identifies a licensed professional in real estate who is a member of the NAR;however,not all licensed real
estate brokers and salespersons are members of the NAR.
1. Code of Ethics
Article 10 of the NAR Code of Ethics provides that"REALTORS°shall not deny equal professional services
to any person for reasons of race, color, religion, sex, handicap, familial status, or national origin.
REALTORS° shall not be a party to any plan or agreement to discriminate against any person or persons
on the basis of race, color, religion,sex, handicap,familial status, or national origin."
Additionally, Standard of Practice Article 10-1 states that "REALTORS° shall not volunteer information
regarding the racial, religious or ethnic composition of any neighborhood and shall not engage in any
activity which may result in panic selling. REALTORS°shall not print, display or circulate any statement or
advertisement with respect to the selling or renting of a property that indicates any preference,limitations
or discrimination based on race, color, religion,sex, handicap,familial status, or national origin."
2. Diversity Certification
NAR has created a diversity certification,"At Home with Diversity:One America"to be granted to licensed
real estate professionals who meet eligibility requirements and complete the NAR "At Home with
Diversity" course. The certification will signal to customers that the real estate professional has been
trained on working with diversity in today's real estate markets. The coursework provides valuable
business planning tools to assist real estate professionals in reaching out and marketing to a diverse
housing market. The NAR course focuses on diversity awareness, building cross-cultural skills, and
developing a business diversity plan.
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C. California Department of Real Estate (DRE)
The California Department of Real Estate (DRE) is the licensing authority for real estate brokers and
salespersons.As noted earlier, not all licensed brokers and salespersons are members of the National or
California Association of REALTORs®.
The DRE has adopted education requirements that include courses in ethics and in fair housing.To renew
a real estate license, each licensee is required to complete 45 hours of continuing education, including
three hours in each of the four mandated areas: Agency, Ethics, Trust Fund, and Fair Housing. The fair
housing course contains information that will enable an agent to identify and avoid discriminatory
practices when providing real estate services to clients.
The law requires, as part of the 45 hours of continuing education, completion of five mandatory three-
hour courses in Agency, Ethics, Trust Fund Handling and Fair Housing and Risk Management. These
licensees will also be required to complete a minimum of 18 additional hours of courses related to
consumer protection.The remaining hours required to fulfill the 45 hours of continuing education may be
related to either consumer service or consumer protection, at the option of the licensee.
D. California Association of REALTORS° (CAR)
The California Association of Realtors (CAR) is a trade association of 92,000 realtors statewide. As
members of organized real estate, realtors also subscribe to a strict code of ethics as noted above. CAR
has recently created the position of Equal Opportunity/Cultural Diversity Coordinator. CAR includes
language on many standard forms disclosing fair housing laws to those involved.CAR holds three meetings
per year for its general membership, and the meetings typically include sessions on fair housing issues.
Current outreach efforts in the Northern California area are directed to underserved communities and
state-licensed brokers and sales persons who are not members of the CAR. CAR also offers a course that
covers discrimination and housing, types of violations, advertising rules, ADA, penalties, fir employment
practices,fair credit practices. Real estate professionals must have a clear knowledge of both the theory
and practice of Fair Housing when conducting business.
E. Fair Housing Practices in the Rental Housing Market
1. Advertising
Rental advertisements should not include discriminatory references. In May 2019 there were a total of 33
rental listings online at Apartments.com and Angie's List a random sample of 17 were reviewed. Among
these ads, 10 (69%of all listings) were found to contain potentially discriminatory language (Table 50).A
large portion of the problematic language involves"no pets"policies.There was one ad that did not accept
Section 8 vouchers and another ad that preferred family-oriented professionals and one ad that required
a credit score of 650 or higher. Persons with disabilities are one of the protected classes,and apartments
must allow "service animals" and "companion animals," under certain conditions. Service animals are
animals that are individually trained to perform tasks for people with disabilities such as guiding people
who are blind, alerting people who are deaf, pulling wheelchairs, alerting and protecting a person who is
having a seizure, or performing other special tasks. Service animals are working animals, not pets.
Companion animals, also referred to as assistive or therapeutic animals, can assist individuals with
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disabilities in their daily living and,as with service animals,help disabled persons overcome the limitations I
of their disabilities and the barriers in their environment.
Persons with disabilities have the right to ask their housing providerto make a reasonable accommodation
in a "no pets" policy in order to allow for the use of a companion or service animal. However, in the case
of rental ads that specifically state, "no pets,"some disabled persons may not be aware of their right to
ask for an exception to this rule. A "no pets" policy could, therefore, be interpreted as potentially
discriminatory.Of the 33 rental listings surveyed in May 2018,9 ads(69%)included language to specifically
ban pets.
There were no ads that used discriminatory language based on household size or who will reside in the
rental together. For example, a number of these ads used language to target families, especially those
with younger children by mentioning the great schools nearby or mentioning that the rental is only
available for a single-family occupancy(Table 37).
2. Manufactured Housing
The Mobile Homes Manufactured Housing Act of 1980, as amended, provide buyers of manufactured
homes(MH-units)protection by ensuring all sales representatives are licensed and must provide evidence
of completed,required Preliminary Education(PE)or Continuing Education(CE)courses.The Occupational
Licensing (OL) Program ensures compliance with Fair Housing laws, regulations governing licensing,
escrows, and sales through required education, investigating complaints and illegal practices.
3. Property Manager/Housing Provider
The Los Angeles Housing& Community Investment Department offers a Property Management Training
Program (PMTP) that includes training on individual modules including (for more information visit the
AAGLA website or APT-ASSOC website):
• Inspections and Building Codes and Standards
• Property Maintenance
• Property Marketing and Advertising
• Understanding and complying with complaints and orders
• Major repairs in occupied properties _
• Techniques on early detection of illegal activities
• Fair Housing Act
• Local and State Policies and Regulations(Section 8, Rent Stabilization and more)
TABLE 37:Potentially Discriminatory Language in Rental Listings
Discrimination Type Number of Listings - Potentially Discriminatory Language
No Discriminatory Language 7 N/A
Disability Related 0 N/A
No Pets 9 No pets allowed
Household Size/Family 0 N/A
Section 8 Housing Voucher 1 We do not accept Section 8
Credit score 1 Only accept those with a credit score of 650 or
higher
Source: Realtor.com October,2019
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4. Responding to Ads
Differential treatment of those responding to advertisements is a growing fair housing concern. In a 2011
study conducted nationally, comprehensive audit-style experiments via email correspondence were used
to test for racial discrimination in the rental housing market.This study was particularly unique because
it tested for two variables—discrimination based on race and social class. By responding to online rental
listings using names associated with a particular racial/ethnic group and varying message content
grammatically to indicate differing levels of education and/or income(i.e.social class), researchers found
that, overall, Blacks continued to experience statistically significant levels of discrimination in the rental
housing market. This discrimination was even more pronounced when the housing inquiry was made to
look like it originated from a Black individual of a lower social class (Source: Hanson,Andrew and Zackary
Hawley. May 2011. "Do Landlords Discriminate in the Rental Housing Market? Evidence from an Internet
Field Experiment in U.S. cities.")
5. Viewing the Unit
Viewing the unit is the most obvious place where the potential renters may encounter discrimination
because landlords or managers may discriminate based on race or disability, or judge on appearance
whether a potential renter is reliable or may violate any of the rules.
In a follow-up to the study discussed above, researchers developed an experiment to test for subtle
discrimination. Subtle discrimination is defined as unequal treatment between groups that occurs but is
difficult to quantify and may not always be identifiable through common measures such as price
differences. Researchers found that, in general, landlords replied faster and with longer messages to
inquiries made from white names.The study also found that landlords were more likely to use descriptive
language, extend invitations to view a unit, invite further correspondence, use polite language, and make
a formal greeting when replying to e-mail inquiries from a white home seeker(source: Hanson,Andrew,
Zackary Hawley, and Aryn Taylor. September 2011. "Subtle Discrimination in the Rental Housing Market:
Evidence from E-mail Correspondence with Landlords.")
6. Credit/Income Check
Landlords may ask potential renters to provide credit references, lists of previous addresses and
landlords, and employment history/salary.The criteria for tenant selection, if any, are typically not
known to those seeking to rent. Many landlords often use credit history as an excuse when trying to
exclude certain groups. Legislation provides for applicants to receive a copy of the report used to
evaluate applications.
The study on subtle discrimination mentioned earlier found no statistically significant evidence of
discrimination in using language related to fees, asking for employment or rental history, or requesting
background information.
F. Fair Housing Services
In general, fair housing services include the investigation and resolution of housing discrimination
complaints, discrimination auditing and testing, and education and outreach, including the dissemination
of fair housing information such as written material, workshops, and seminars. Landlord/tenant
counseling is another fair housing service that involves informing landlords and tenants of their rights and
responsibilities under fair housing law and other consumer protection legislations as well as mediating
disputes between tenants and landlords.
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The Southern California Housing Rights Center (HRC) provide fair housing services including: housing
discrimination counseling; information and referrals; intake, processing, investigation and resolution of
housing discrimination complaints; audits to discover patterns of housing discrimination; education and
outreach efforts;training members of the housing industry and general public on fair housing laws; and
development of partnerships to further the goals of fair housing and equal opportunity in housing. The
Housing Rights Center will coordinate and oversee two subcontractors that will also provide the above
services.CDBG funds will be used to pay for staff salaries and operating costs. HRC investigates allocations
of housing discrimination under the fair housing laws.The investigations department conducts fact finding
investigations and proposes potential solutions for victims of housing discrimination. Case resolution can
include mediation, conciliation, referrals and litigation. When a person contacts HRC a trained housing
counselor will be assigned.Walk-in Clinics are located in Alhambra,Carson, East LA, El Monte, Inglewood,
Lancaster,Palmdale,South LA,and West LA. Bilingual services (English-Spanish) is available at all Walk-In-
Sites and language translation services for over-the-phone clients is available in English, Spanish,
Mandarin or Armenian.
HRC Provides:
Fair housing certification training, education and outreach, housing discrimination complaint
investigation, landlord-tenant counseling and provides Walk-In Clinics throughout the County.
Also, the Los Angeles Housing and Community Investment Department contracts with the HRC for the
following services:
• Investigations of housing discrimination complaints concerning housing for rent or sale,
advertising, lending, insurance,steering, blockbusting and hate crimes;
• Remedies for valid complaints, including conciliations, legal action and administrative referrals to
state and federal fair housing agencies;
• Multilingual counseling on fair housing and predatory lending issues;
• Multilingual property owner, manager and realtor training sessions; and
• Educational seminars,workshops and presentations on fair housing.
Neighborhood Legal services of Los Angeles County(NLSLA) assists over 100,000 individuals,families and
seniors through a combination of individual representation, high impact litigation and public policy
advocacy. NLSLA combats the immediate and long-lasting effects of poverty and expands access to health,
opportunity, and justice in Los Angeles County neighborhoods.
1. Senior Services
Workforce Development Aging & Community Services (WDACS) offers a wide variety of adult services
including care locator services,nutrition,health insurance counseling,needed wrap-around services,long-
term care programs,and transportation assistance.
The County Senior Services Department provides investigative services on abuse claims against seniors
and disabled populations. The County District Attorney's Office fights for elder abuse and improving the
quality of life for seniors. The County was the first to establish the first local prosecutor's office in the
country to create an Elder Abuse Section with staff trained and dedicated to prosecuting crimes against
the elderly.
The County offers several programs that directly benefit seniors including:
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• General Relief(GR) provides financial assistance to indigent senior adults who are ineligible for
federal and state programs.
• Health care programs are offered by the county to seniors regardless of their race or immigration
status.
• Restaurant Meals Program allows homeless, disabled, and elderly individuals and their spouse to
receive benefits to use their Golden State Advantage (EBT) cards to purchase meals from
participating restaurants.
• In-Home Supportive Services (IHSS) helps pay for services provided to low-income elderly, blind
or disabled individuals so that they can remain safely in their own home.
• Cash Assistance Program for Immigrants (CAPI) provides cash assistance to certain aged, blind,
and disabled legal non-citizens ineligible for certain programs and services due to their
immigration status.
• Supplemental Security Income Medi-Cal Advocacy Program (SSIMAP) provides physically and
mentally disabled GR and SSI recipients with medical and mental health services.
G. Hate Crimes
The term "hate" can be misleading. When used in a hate crime law, the word "hate" does not mean
rage, anger,or general dislike.At the federal level,hate crime laws include crimes committed on the basis
of the victim's perceived or actual race,color, religion, national origin,sexual orientation,gender,gender
identity,or disability.
California law defines a hate crime as a criminal act or credible threat of violence against a person or group
of people in which the victims are targeted because of their actual or perceived race, color, religion,
ancestry, national origin, sexual orientation, gender or disability. Hate crimes cause victims and the
targeted community to live in fear and tend to undermine the foundations of equal justice in our society.
To charge an offender with a hate crime under California law,there must be evidence that bias, hatred or
prejudice was a substantial factor in the commission of the crime.
The following acts are examples of hate crimes under California law if the victim fits one of the legally
protected categories:
• Targeting a victim for any crime,including property crimes such as burglary or vandalism, because
of his/her race, color, religion, ancestry, national origin,sexual orientation,gender or disability
• Using force or threatening to use force to injure, intimidate or interfere with a person's exercise
of constitutionally guaranteed rights and freedoms such as attending church or school, voting,
moving freely in public places or being secure in one's home
• Defacing or damaging property to intimidate or interfere with a person's exercise of
constitutionally guaranteed rights and freedoms
• Desecrating a religious symbol or displaying a swastika on another person's property with the
intent to terrorize
• Vandalizing, burning or bombing a church, synagogue, mosque or other house of worship with
the intent to terrorize
• Hanging a noose on another person's property, knowing it to be a symbol representing a threat
to life and for the purpose of terrorizing the owner of the property including schools, parks and
places of employment.
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California has a number of laws that specifically apply to hate crimes.These offenses may be prosecuted
either as misdemeanors or felonies depending on the severity of the act. Some crimes that are typically
prosecuted as misdemeanors can be elevated to felonies if they are hate-motivated.Convictions for felony
crimes where hate was a substantial motivating factor can carry penalty provisions that add one to four
years to the standard state prison sentence.
The City's Police Department operates a Community Area Watch Program,consistent with the 2018-2019
Strategic Plan's vision: "continue to make Rosemead a safer and more secure community by combating
crime and preparing for emergencies". There are routine"Community Area Watch" meetings that rotate
through the nine community areas. Police communicate the following at each meeting:
1. Educate the community on Public Safety matters;
2. Crime prevention through public outreach;
3. Provide crime statistics and crime trends in the community;
4. Share information on personal safety,securing property, and preventing crimes;
5. Community Beautification while improving the quality of life; and
6. Discuss the importance of Emergency Preparedness, Community Emergency Response Team
(CERT), and much more.
The nine districts can be found on the City's website:
http://www.cityofrosemead.org/UserFiles/Servers/Server 10034989/File/Gov/City%20Departments/Pu
b l i c%20S afety/Community%20A re a%20 W atc h%20 P rog ra m/N W%20 M a p%202.p df
The City also endorses a Neighborhood Watch program is considered to be one of the most effective and
least costly ways to prevent crime and reduce fear in neighborhoods.The City hopes to improve relations
between local officers and neighborhood residents and build trust. "The community's active involvement
in crime prevention efforts is essential to fighting crime,protecting property,and ensuring neighborhoods
remain safe." (Source:City website).
The City Police Department utilizes the"Alert LA County"emergency notification system to send out email
or text messages in case of emergency. The system utilizes a 911 database for land-line telephone
numbers and cellular companies to send emergency alerts for critical situations and evacuation. Local
officers are emergency prepared and trained through the Community Emergency Response Team
(C.E.R.T.)training program.
TABLE 38—Rosemead Crime Report
Statistic Reported incidents
Rape 12
Murder 1
Robbery 59
Assault 101
Violent Crimes 173
Burglary 330
Theft 719
Vehicle Theft 278
Property Crime 1327 _
Total reported crimes: 3,000
Source:Areavibes,2019
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When reviewing the crime rate in the City, California is 7% lower than the average of the whole of the
state of California, and when compared with the national average, is equal to. When looking at violent
crimes,the City, California has a 29% lower violent crime rate than California,while remaining 17%lower
than the national average. In property crime,The City, California is 3% lower than the California average
and is 3% higher than the national average.
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Chapter 7 — Fair Housing Progress
This section reviews the goals and strategies of the previous Analysis of Impediments to Fair Housing
Choice(Al)conducted in 2015 and determine the progress that has been made in light of these goals since
that time.The 2015 Al identified six potential impediments as well as activities the City will carry out over
the next 5 years to address the issues.
TABLE 39-Past Impediments and Actions
Potential Impediment Actions .Progress
1.Examine ways in which the City can HRC provides free telephone and
work with HRC to encourage local in-person counseling for landlords
housing providers to advertise to learn about fair housing.The
available units in areas that are training sessions advocate for
more racially and ethnically diverse. housing families receiving housing
1 City housing providers are reluctant choice vouchers. _
to accept government housing 2.Examine ways in which the City can '
assistance for low income renters. work with HRC to provide more
education and outreach to housing
providers about the benefits of the
Section 8 rental assistance program
in an effort to avoid possible
negative stereotyping.
1.Advertise all fair housing workshops Fair housing materials including:
to housing providers and tenants in disability,familial status,HRC
English and Chinese. Services and protected individuals.
All materials are printed in English,
Spanish,Armenian, Russian and
Mandarin.
2 Lack of understanding of the Fair 2.Work with the Chamber of
Housing Act outreach particularly with Commerce to identify businesses
the Asian immigrant and nonimmigrant and housing providers for outreach
tenants and housing providers. and education opportunities.
3.Utilize publications such as the
Chamber of Commerce Rosemead
Report,the City newsletter and
website to provide information to
housing providers and residents
about fair housing services.
1.Submit regular articles to the HRC provides the following on
Rosemead Resources and Chinese behalf of the City:
language newspapers on fair 1. Free Landlord-Tenant Hotline
housing and people with disabilities. Monday through Friday.
2.Highlight disability discrimination at 2. Fair housing materials including:
fair housing workshops in the City. disability,familial status, HRC
3 Lack of education provided to 3.Distribute informational materials in Services and protected
landlords on the rights of people with the City that focus on fair housing individuals.All materials are
disabilities. and people with disabilities. printed in English,Spanish and
Mandarin.
3. The City can schedule its own
fair housing event/seminar in
the City.Over the last 5 years,
HRC seminars in the area have
been advertised on the City's
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website and social media
outlets.
1.Coordinate mailings to property Property managers are required to
owners complete Property Management
a.Use property owners database Training Program offered by LA
derived from City business license Housing&Community Investment
database Department.There is a module on
b. Engage Rosemead Chamber of Fair Housing Act.
4 Rental application discrimination. Commerce to publish information
in its publications to its members.
2.Work with other social services
organizations serving City residents
to educate their staff and client
community about fair housing laws.
1.Provide information to Mobile MHC now provides all known
home Park residents about the mobile home park tenants with
5 Housing habitability problems State's Mobile home Assistance educational handbook:
Center MHC). Mobilehome Residency Law.Such
provisions provides landlord-tenant
law as enforced by the courts.
1.Distribute information materials to Lender data is provided both 2015
Rosemead residents regarding and 2020 Al with regards to the
lending discrimination. Act.
2.Conduct a Fair Lending Workshop HRC offers monthly Fair Housing
for Rosemead residents. workshops that include predatory
Lending information.
https://hcidla.lacity.org/node/1129
3.Maintain partnership with a fair The City engages with HRC to
housing provider who is able to provide Fair Housing Training
provide fair housing services to seminars that inform and educate
6 Home mortgage Disclosure Act is not Rosemead residents about equal housing providers and managers
followed. access to housing opportunities about fair housing law.Various
including home ownership topics are taught throughout the
programs and education services to year including:
lenders in regard to fair housing and • Federal,state and local laws
fair lending laws. • Familial status protection
• Disability protection
• Sexual harassment in housing
• Fair housing laws and
advertising
• Hate crimes in housing.
4.Encourage local lenders to diversity
its lending portfolio to qualified low
and moderate income families.
5.Examine ways in which the City can
encourage and motivate East West
Bank to conduct outreach and
provide lending information and
opportunities to non-Asian
communities in the San Gabriel.
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The Los Angeles County Analysis of Impediments to Fair Housing Choice prepared a Public and Private
Sector Impediments Matrix. The most common complaint issues in successfully reconciled cases related
to:
• Discriminatory terms,conditions, privileges, or services and facilities,
• Discriminatory terms, conditions, or privileges relating to rental,
• Discriminatory refusal to rent or negotiate for rent,
• Discriminatory advertising,statements, and notices, and
• Failure to make reasonable accommodation.
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Chapter 8: Fair Housing Action Plan
A. DATA COLLECTION AND ENGAGEMENT CONCLUSIONS
The City,according to data provided in the previous chapters, has several key issues:
• Housing affordability
• Housing availability
Between 2010 and 2017 median home values have increased 4% and rents have increased 11.08%.
Increases in median rents have occurred for several reasons 1) current demand for more rental units is
high and 2) households were having difficulties when qualifying for a mortgage.
In the City, the FMR for a two-bedroom apartment is $1,471. In order to afford this level of rent and
utilities without paying more than 30% of income on housing. Chapter 3 describes housing costs and
affordability and gives several examples.
"For a family of four who make less than 30%of the median household income an affordable rent
is $782 per month. The median gross rent for that size family is $1,233 per month. The gap of
affordability is roughly$450. For a family of four who makes 80%of the median household income
an affordable home is $237,000. The median housing value in 2017 is $489,700. The gap of
affordability is$252,700."
From 2010 to 2017 there was a small increase,233 units, in the total number dwelling units. In the last 7
years the number of units that rent for$700/month or less has stayed the same while the total number
of units between $700 and $1,000 decreased 13% and the total number of units over $1,000/month
increased 76%.Therefore, apartment rents have increased for both new and existing units.
The City as well as the County have taken big leaps in terms of land use and housing planning.The County
completed an Al in 2018 and the City completed their Housing Element in 2018.The City has an adopted
Chapter 17.144. Reasonable Accommodations.The ordinance establishes policy for home modification
related to providing reasonable accommodations.Zoning in the City provides appropriate definitions for
Group Homes,Residential Care Facilities and Family.The City completed the Garvey Avenue Specific Plan.
The Plan proposes to stimulate economic growth along an 88 acre planned corridor know to be a
physically and financially depressed area of the City. Zoning changes are proposed that would feature
residential uses carefully integrated into multi-story buildings with active ground-floor commercial
frontages. Within the corridor 1.3 million square feet of nonresidential development, 1,048 new
residential units creating new housing opportunities for over 2,700 people, new public spaces and
accessory parking. Zoning amendments for the Garvey Avenue Specific Plan were adopted in February
2018. Increased building heights and density as well as unit size and occupancy in the corridor further
fair housing opportunities.
There is one low income apartment complex in the City.These rental units are located on N. Hart Avenue
and contain units marketed to low income families, seniors, and the disabled. Applicants must contact
the Housing Authority of the County of Los Angeles and must be income qualified using 2019 Federal
Poverty Guidelines.
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Creating affordable housing opportunities is an ongoing challenge for the City. Rehabilitation of existing
vacant units combined with developing new affordable housing units, particularly rental housing for
families,is both a short term and long-term goal of the City.The City continues to fund a variety of housing
programs aimed at establishing increased homeownership and housing rehab. City programs include:
Handyman grant program, Owner-Occupied Home Improvement Program which includes the CleanAir
Furnace Rebate Program and Housing rehabilitation grants and loans;Down Payment Assistance Program
for first-time home buyers, and innovated Codes Enforcement methods to create sustainable and decent
housing conditions.
B. SETTING FAIR HOUSING PRIORITIES AND GOALS
Following the period of public engagement conducted for the Fair Housing Assessment,program partners
held meetings to analyze and interpret community comments alongside of HUD and local data in order to
create regional fair housing goals.Goals have been set specific to the issues that must be addressed.Area
program partners and stakeholders worked with the City to help determine fair housing goals and
priorities.
HUD provides a list of potential contributing factors in each section,accompanied by descriptions of those
potential factors. The City utilized the HUD-provided list of potential fair housing contributing factors,
along with the explanation of each factor,to determine whether any factor listed creates, contributes to,
perpetuates, or increases the severity of one or more fair housing issues.
Other factors were included if they create, contribute to, perpetuate, or increase the severity of one or
more fair housing issues. In addition to the analysis using HUD-provided data, local data, and local
knowledge in each section of the Al,the community participation process may be of assistance to program
participants in helping to identify and prioritize the contributing factors that should be the focus of the Al.
As part of the engagement process housing and social service participants:
• Identified fair housing issues and significant contributing factors
• Prioritized contributing factors, giving highest priority to those factors that limit or deny fair
housing choice or access to opportunity or negatively impact fair housing or civil rights compliance
• Justified the prioritization of contributing factors; and
• Set priorities and goals to address the identified contributing factors and related fair housing
issues (HUD, 2015)
C. CONTRIBUTING FACTORS TO FAIR HOUSING ISSUES
City staff, stakeholders and the community at-large identified and prioritized fair housing issues and
contributing factors to fair housing. The following contributing factors to fair housing issues have been
identifies as "medium" or"high" based on community engagement and data compiled from either HUD
or other local sources.
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TABLE 40-Contributing Factors to Fair Housing Issues
Priorities
Fair Housing Issues Contributing Factors
Low Medium High
Disparities in Access to • Lack of a local or regional plan to build
Opportunity: integrated affordable housing.
Affordable Housing • Lack of a local or regional plan to build
Supportive,Transitional Housing for area
homeless in the City.
• Low number of affordable housing. Low number
of affordable larger homes.
• Limited funding for rapid re-housing services.
• Voucher recipients cannot find housing. 1
• Lack of landlord education with regards to I I
Voucher recipients.
' • High housing land,construction and labor costs. i 1 1
Disparities in Access to • Lack of workforce development and skill
Opportunity: training.
�___
Employment • Work schedules conflict with school schedules. —
• Lack of landlord education with rental contracts,
eviction processes,criminal activity awareness
and rental assistance resources. _
• Salaries are stagnant compared to the rising cost
of housing.
_
• Lack of time to participate in children's
activities.
Disparities in Access to • Lack of time or finances for increased education. 1
Opportunity: • Safe crosswalks and guards on routes to school.
Education • Decent before or after school care. _
• ; Healthy food programs in schools
• Access to the Internet for school-age children.
Disparities in Access to • Limited amount of recreation and open play
Opportunity: areas and public spaces.
Neighborhood Amenities
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Priorities
Fair Housing Issues Contributing Factors
Low Medium High
Disparities in Access to • Lack of education or a process for low income
Opportunity: families after a natural disaster or unforeseen 1
Low Income housing problem.
Neighborhoods Access to • Lack of knowledge as to where to obtain the
Services appropriate resources and services for LMI
households.
• Lack of funding and knowledge of housing
placement services,rental assistance,and rent
deposit services/programs. _
—
• Family preservation programs and resident
volunteers are needed.
Disparities in Access to • Environmental justice policies for affordable
Opportunity: housing. Particularly in site location for new
Segregated racially or housing location.
ethnically concentrated • Loan discrimination maybe occurring due to a
areas family's race/ethnicity.
I,
Decent Housing • Lack of aggressive codes enforcement programs
and target areas. _ __
• Lack of rental inspection process or program.^ —
• Lack of individual and local resources to
maintain housing stock.
Special Needs Housing • There is an aging population in the City.
Financing for • Lack of wrap-around services for families
Homeownership purchasing homes for the first time.
• Ability to afford down payment.
• Lack of grant funds or assistance for a home
down payment.
• Home loan discrimination may be occurring.A
moderate number of survey respondents stated
they have encountered or believe discrimination
may be occurring.
State and Federal Policy • Lack of shelter planning and policies ____
• Expand local housing agencies capacity for
family placement services and to create more
housing opportunities in the City. ___ _J ___ —
• Lack of implementation of local housing policies
for affordable housing development. _ _ _
• Lack of rent control/stabilization policies.
Particularly for single parent households,
persons with disabilities and seniors. —
_ _
• Zoning that supports vertical high density I
__development _ —�
• Timing to provide services is often long. I
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D. PRIORITY GOALS AND ACTIONS
The highest priority Contributing Factors to Fair Housing listed on Table 40 are based on community
engagement activities and data analysis.
• Low number of affordable housing units.
• High housing land, construction and labor costs.
• Lack of rent control/stabilization policies. Particularly for single parent households, persons with
disabilities and seniors.
• Salaries are stagnant compared to the rising cost of housing.
• Lack of time or finances for increased education.
• Safe crosswalks and guards on routes to school.
• Access to the Internet for school-age children.
• Limited amount of recreation and open play areas and public spaces.
• Lack of funding and knowledge about existing housing placement services, rental assistance, and
rent deposit services/programs.
• Lack of individual and local resources to maintain housing stock.
• Lack of wrap-around services for families purchasing homes for the first time.
• Expand local housing agencies'capacity for family placement services and to create more housing
opportunities in the City.
• Lack of implementation of local housing policies for affordable housing development.
The following goals and action steps were developed as a result of specific data capture, partner agency
consultation, existing programs and policies, community engagement, outreach activities and issue
prioritization.Through the Al process,the following six goals have been developed with associated action
steps as shown in Table 41:
• Goal 1: Create housing solutions for members of protected classes.
• Goal 2: Increase affordable housing opportunities.
• Goal 3: Support housing development initiatives that foster a collaborative approach between
public/private housing to maximize the leveraging of funds.
• Goal 4: Increase homeownership.
• Goal 5: Create public awareness of fair housing laws and affordable housing advocacy.
• Goal 6: Increase job training and employment opportunities.
The following matrix table describes and lays out the top issues, priority goals and action steps that will
further fair housing. Several high priority action steps have been highlighted to provide clearer direction
for Council, City staff and partnering agencies.
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TABLE 41—GOALS&ACTION STEPS
Top Issue - Goals - - Action Steps
Housing Needs
Goal 1 Create housing 1. The City should advocate and support the importance of
solutions for integrated housing approaches near major employment
members of areas/centers.
protected classes 2. Funding priority for first-time home buyers,down payment
or lease or mortgage or wrap-around service programs
should be given to single parent households,persons with
disabilities and seniors.
Goal 2 Increase affordable 1. Develop innovated codes enforcement methods to create a
housing larger pool of decent housing options. (An aging housing
opportunities stock primarily constructed between (1940 and 1979)
requires reinvestment.)
2. Review the feasibility of establishing a City-wide rental
property inspection programs as a way to combat issues of
blight and deterioration in rental housing.
a. A local program could be created with other
jurisdictions to share costs.
b. Enforces routine rental inspection that encourage
landlords make financial decisions to either reinvest or
to sell.
3. Strategically target investment to proactively prevent or
reduce blight. Deploy the use of the"Bubble Property"
methodology.
4. Identify vacant residential properties for targeted rehab.
There are over 800 properties known to be vacant.
5. Create a revolving loan fund for homes with dire code
violations so that properties could be available for
purchase or rent.
6. Review ways to control rent and or housing sale costs for
City rehabbed properties.(Affordable rentals should be
below$780/month and housing sale cost below$240,000)
26%of the total households are cost burdened and 18%
are living below poverty.
7. Build additional attached and apartment units containing 2
or 3 bedrooms.There is a large deficit of multifamily
housing options in the City.Such units should be provided
with an option to rent or own.
8. Increase funding for rapid-rehousing,transitional and
supportive housing development. Priority should be given
to Latino and Black/African American families, knowing the
latest PIT count revealed a high concentration of Latino
homeless.
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Goal 3 Support housing 1. Understand the specific redevelopment obstacles related
development to construction on the local level that can be changed.
initiatives that foster 2. Work with community colleges and high schools to
a collaborative establish carpentry,mechanical, plumbing,and electrical
approach between training.
public/private 3. Create mentoring programs with local skilled trades
housing to maximize companies.
the leveraging of 4. Explore more ways to work with non-profit housing
funds organizations such as Habitat for Humanity to promote
housing construction training opportunities.
5. Create change in HUD policies to fund both market rate
and affordable rate integrated housing projects.
a. Advocate to reduce or eliminate prevailing wage rates
requirements for new housing or housing rehab
projects.
Goal 4 Increase 1. Increase funding for the City's Down Payment Assistance
homeownership Program for first-time home buyers. Additional assistance
or consideration may be necessary for females and single
parent households knowing there are disparities noticed
with average salaries and increased numbers of single
parent households. Lending institutions should also
recognize only 18% of the population has graduated from
college.
a. Increase the number of lenders that will provide lines
and other assistance to Low and Moderate Income
households. 74% of all loans in 2018 went to upper
moderate and upper income households.
2. Increase the number of FHA loans in the City. Only 1.9%of
the loan applications in 2018 were FHA loans.
3. Incorporate programs into for housing development that
include: home ownership education, budgeting,and home
maintenance education and skills.
4. Create a flexible business model for new development to
include a percentage of the units be available for
homeownership and rental.The business model could
incorporate financial options for homeownership.
5. Work with PHFA to change its debt program so that it
becomes a more useful and widely used home mortgage
method.
6. Explore the use of land trust agencies where a homeowner
would own the building but not the land therefore
reducing the overall housing costs.
7. Advocate for local mortgage lending institutions to better
serve a diverse amount of LMI households.
a. Create gap financing programs and resources for LMI
families who would like to become homeowners.
8. Seek out new resources and provide additional programs
for LMI homebuyers.
9. Retain existing homeowners by promoting its existing and
future housing reinvestment programs and resources for
property owners throughout the City.
10. Increase public investment to improve neighborhoods
through streetscape amenities,safety and greening
initiatives.
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11. Encourage first-time home buyers to purchase homes from
January to March when housing prices tend to be slightly
less.
Advocacy for Fair Housing&Affordable Housing
Goal 5 Create public 1. HRC and the City should develop a local outreach program
awareness of fair about the positive impacts of affordable housing.
housing laws and a. Begin educational programs that promote the positives
'affordable housing of integrated income neighborhoods.Change local
advocacy. attitudes about affordable housing.
2. The City is encouraged to affirmatively further fair housing
by adopting an official affirmative marketing policy.This
policy can be used as the foundation for an affordable
housing plan that establishes housing needs and monitors
compliance over time.
3. Assign HRC,as part of its Fair Housing contract,to annually
review and report on apartment rental advertisements
released by private housing companies.
4. Encourage social services to advocate for affordable
housing by educating residents and governing agencies
and by attending meetings where there are pending
affordable housing projects.
5. City should create fair housing policies that align non-
discriminatory zoning and land use practices and policies.
a. Identify priority areas for new housing and or housing
rehab where employment opportunities exist.
b. Reduce minimum unit and lot size, unit size,parking,
lot frontage,building height,and or building coverage
requirements.
c. Create density bonus options
6. Establish a committee in partnership with HRC and
California Association of Housing Authorities(CAHA)to
review and provide impactive change to state and federal
affordable housing policies.
Policy Making
Goal 6 Increase job training 1. Improve education and provide skills training for
and employment education,healthcare and manufacturing job.
opportunities a. Create partnerships with California's Employment
Development Department,Workforce Development
Board,Workforce Development Aging&Community
Services,California Building Industry Association,
Southern California Building Association, East San
Gabriel Valley Regional Occupational Program,
Pasadena City College and workforce readiness
programs available in local vocational and technical
schools and programs.Such programs exist in the
Junior Achievement of Southern California and the L.A.
Opportunity Youth Collaborative.
b. Increase training opportunities that target"Second
Chance"individuals.Such as the Jail to Jobs program.
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E. REGIONAL COLLABORATION
Many issues,such as homelessness, affordable housing,jobs-housing balance, and access to services are
issues that require the collaboration between cities, the County, and nonprofit agencies throughout the
region. In recent years,the County and the City of Los Angeles have undertaken multiple initiatives that
address housing-related issues including: first-time homebuyers programs, supportive and transitional
housing, rental rehabilitation, and new construction of affordable housing.The City continues to rely on
local and County social services to administer and provide valuable programs. The collaborates annually
with the HRC to conduct and react to any complaints surrounding housing discrimination and fair housing
education and promotion.
Continuing these planning efforts and implementation would bridge the gap of disparities among
communities. A majority of the Action Steps noted in Table 41 require collaboration. The Public
Engagement planning process for the Al and 5-Year Consolidated Plan was based upon positive
community-wide and agency support and participation. The City has created a solid foundation to
continue work with its area partners to create a path that initiates and completes the Plan's action steps.
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