CC - 1991-49 - Adopting Housing ElementRESOLUTION NO. 91-49
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
ROSEMEAD ADOPTING A HOUSING ELEMENT FOR THE CITY.
WHEREAS, the City of Rosemead submitted, for review, the Housing
Element to the Department of Housing and Community Development, State of
California, and incorporated the comments and concerns of said Department into
said element; and
WHEREAS, the City of Rosemead, as required by state law,
conducted the necessary public hearings and study sessions in order to allow
adequate public review and input with regard to the content of the Housing
Element and Negative Declaration; and
WHEREAS, the Housing Element contains all of the required
elements as mandated by Government Code Sections 65580 and 65581; and
WHEREAS, the Initial Study, which analyzes the environmental
effects anticipated to result from the implementation of the Elements, goals
and objectives, indicated that no adverse effects would occur to the
environment or wildlife resources and a Negative Declaration was prepared in
accordance with the California Environmental Quality Act law and guidelines.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF ROSEMEAD DOES
HEREBY RESOLVE AS FOLLOWS:
Section 2. That the City Council of the City of Rosemead hereby
certifies the Negative Declaration prepared by staff that identifies the
impacts anticipated to result from the implementation of the policies and
programs as described in the Element.
Section 3. The City Council of the City of Rosemead does hereby
adopt the replacement Housing Element of the City of Rosemead as official. A
copy of the Housing Element is attached hereto, marked Exhibit "A" and
incorporated herein by this reference.
Section 4. This Resolution shall be effective upon adoption.
PASSED, APPROVED and ADOPTED this _ day of ,
1991.
MAYOR
ATTEST:
CITY CLERK
CCRESO
CITY OF ROSEMEAD
HOUSING ELEMENT
September 10, 1991
L7
TABLE OF CONTENTS
PAGE
1.0 Introduction
2.0
3.0
1.1 State Requirements
1.2 Issues and Opportunities
Proposals
2.1 Summary of Housing Need
2.2 Constraints to Housing Production
2.3 Housing Opportunities
2.4 Housing Programs
Goals and Policies
Appendix A
Residential Site Inventory
H-1
H-5
H-6
H-9
H-17
H-27
H-41
9/10/91
•
LIST OF TABLES
•
TABLE
PAGE
H-1
State Requirements for Housing Elements
H-2
H-2
Housing Needs Summary
H-8
H-3
Fees for Residential Construction
H-13
H-4
Developing Processing Time
H-14
H-5
Site Inventory for Residential Development
H-18
H-6
Housing Programs Summary
H-35
LIST OF FIGURES
FIGURE PAGE
H-1 Potential Residential Development Sites H-18
H-2 Illustration of Flag Lot Subdivision H-20
9/10/91
1.0 INTRODUCTION
1.1 State Requirements
State law is very specific concerning the preparation and content of housing
elements. The State Legislature understands the importance of the Housing
Element to implement State-wide goals for providing decent and suitable housing
for all persons. The Legislature also recognizes the importance of providing
affordable low and moderate income housing. State law makes it clear that the
provision of affordable housing is the responsibility of all local governments which,
using vested powers, should make a conscious effort to see that there are housing
opportunities for all income groups (Section 65580). The intent of the State
housing element requirements is based on the following concerns (Section 65581):
o Local governments should recognize their responsibilities in contributing to
the attainment of the State's housing goals.
O Cities and counties should prepare
coordinated with State and Federal
goal.
and implement housing elements
efforts in achieving the State's housing
o Each local jurisdiction should participate in determining the necessary efforts
required to attain the State's housing goals.
0 Each local government must cooperate with other local governments to
address regional housing needs.
State requirements for the preparation of housing elements are very specific in the
types of analysis used to assess existing and projected housing needs. In addition
to the analysis, State law specifies the nature of the community goals and the
detail required in objectives and policies as they relate to housing. Finally, State
law is specific concerning the content and effect of programs identified to
implement the housing element. The Rosemead General Plan Housing Element
contains the "Goals and Policies" component required by State law. The detailed
analysis used in assessing housing need is found in the Background Report. The
Background Report also serves as a technical appendix to the entire General Plan.
The final component required by State law is the "Implementation Program" which
is the programs section of the Housing Element. The specific State requirements
concerning the preparation and content of housing elements are summarized in
Table H-1. In addition, the sections containing the appropriate information
required by law are also indicated.
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•
TABLE H-1
STATE REQUIREMENTS FOR HOUSING ELEMENTS
REQUIRED HOUSING ELEMENT COMPONENT
REFERENCE
A.
Housine Needs Assessment
1.
Analysis of population trends in Rosemead
Background Report
Section II
2.
Analysis of employment trends in Rosemead
Background Report
Section VII
3.
Projection and quantification of Rosemead's existing and
Housing Element
projected housing needs for all income groups
4.
Analysis and documentation of Rosemead's housing
characteristics including the following:
a. level of housing cost compared to ability to pay;
Background Report
Section II
b. overcrowding;
Background Report
Section II
c. housing stock condition.
Background Report
Section II
5.
An inventory of land suitable for residential development
Land Use Element
including vacant sites and sites having redevelopment potential
Housing Element
and an analysis of the relationship of zoning, public facilities
and services to these sites
6.
Analysis of c7dsting and potential governmental constraints
Housing Element
upon the maintenance, improvement, or development of housing
for all income levels
7.
Analysis of e)dsting and potential non-governmental (private
Housing Elemente
sector) constraints upon maintenance, improvement, or
development of housing for all income levels
8.
Analysis of special housing needs (handicapped, elderly, large
Background Report
families, farmworkers, and female-headed households
Section II
H-2 9/10/91
TABLE H•1
(Continued)
REQUIRED HOUSING ELEMENT COMPONENT
REFERENCE
9.
Analysis concerning the number of homeless persons in
Background Report
Rosemead
Section lI
Housing Element
10.
Analysis of opportunities for energy conservation with
respect to residential development
B.
Goals. Objectives. and Policies
1.
Identification of the City of Rosemead's community goals
Housing Element
relative to maintenance, improvement, and development of
Goals and Policies
housing
2.
Quantified objectives and policies relative to the maintenance,
Housing Element
improvement, and development of housing in Rosemead
Goals and Policies
C.
Implementation Program
An implementation program should do the following:
1.
Identify adequate sites which will be made available through
Housing Element
appropriate action with required public services and facilities
for a variety of housing types for all income levels
2.
Program to assist in the development of adequate housing to
Housing Element
meet the needs of low and moderate income households
3.
Identify and, when appropriate and possible, remove
Housing Element
governmental constraints to the maintenance, improvement, and
development_ of housing in Rosemead
Housing Element
4.
Conserve and improve the condition of the e)dsting affordable
housing stock in Rosemead
H-3 9/10/91
Public Participation: The City of Rosemead undertook a comprehensive General
Plan update; including the Housing Element, in 1987. Pursuant to the update
cycle for jurisdictions in the SCAG region, this Housing Element serves as an
update to the adopted-1987 Housing Element
This Housing Element update builds upon the issues, goals and policies developed
as part of the 1987 General Plan. Public participation on the updated Housing
Element is provided in the form of public hearings. Following the preparation of
the Draft Housing Element and its review by staff, the Planning Commission
conducts public hearings on the Element. Subsequent to Planning Commission
action and recommendations to City Council, further public hearings are held at
the City Council level. All public hearings are advertised in the newspaper, with
notices mailed to interested citizens and community groups. Once the public
hearings and related reviews are completed, the City Council will formally adopt
the Element.
Relationship To Other General Plan Elements: The seven elements which
comprise the Rosemead General Plan are required by law to be internally
consistent. Together these elements provide the framework for development of
those facilities, services and land uses necessary to address the needs and desires
of the City's residents. To ensure that these needs are clearly addressed
throughout the General Plan, the elements must be interrelated and
interdependent.
The Rosemead General Plan has recently undergone a comprehensive update
(1/87) and reflects current City policies. As such, this Housing Element update
builds upon the other General Plan elements and is entirely consistent with the
policies and proposals set forth by the Plan.
H-4 9/10/91
12 Issues and Opportunities
A detailed analysis of demographic and housing characteristics in the City of
Rosemead identified the following trends:
- There has been an increase in the numbers and proportion of the population
who are young adults (20-29 years) in the family formation age.
- A change in the ethnic composition of the minority population (i.e., an
increase in the number and percentage of Asian Americans) has taken place
in recent years.
- There has been an increase in the number and percentage of elderly
households (over 65). In addition, there is a continuation of the
predominance of family households, including large families.
- While for-sale and rental housing costs in Rosemead are lower than in the
surrounding region, household incomes in Rosemead are also low in
comparison to the region.
- There has been an increase in the number and percentage of multi-family
units in Rosemead, although single-family. housing still comprises over three-
quarters of the City's housing stock.
- A large percentage (approximately 1907o) of the housing stock is in need of
repair or replacement.
- The vacancy rate, particularly for rental units, is low.
H-5 9/10/91
2.0 PROPOSALS
2.1 Summary of Housing Need
A primary goal of the City of Rosemead is to ensure that all social and economic
segments of the community have adequate housing to meet present and future
needs. To implement this goal and the policies related to this goal, the City must
target its housing and assistance programs toward those households with the
greatest need. This section of the Housing Element identifies those categories of
need as defined by Federal and State law. The four major need categories
include: 1) housing needs which result from increased population growth; 2)
housing needs which result from the deterioration of existing units; 3) housing
needs which result from households paying more than they can afford for housing;
and 4) housing needs which result from special needs such as very large families
or female-headed households. Table H-2 summarizes the City's existing and
projected housing needs by these four needs categories. Some households may fall
into one or more of these categories. For example, a low income household may
also be a single-parent household residing in a substandard housing unit.
Regional Housing Needs: Since 1980, the City's resident population has increased
12.0 percent. This growth can be attributed to an increase in the average
household size and the addition of new housing units to the housing stock. Since
the 1980 Census was conducted, the City has experienced a net increase of 634
units in its housing stock.
It is anticipated that population growth within the next five years will be attributed
to two primary factors: 1) in-migration attracted to the City by new housing
opportunities; and 2) increased household size due to natural increases in the
population and demographic trends which favor younger families with greater
numbers of dependent children. Because the City is largely built out, it can be
expected that increased household size will be a major component of population
growth.
Since 1980, the average household size in Rosemead has increased by about .23
persons per household (from 3.191 in 1980 to an estimated 3.409 in 1989). While
this increased household size may not appear significant, it represents a departure
from nationwide trends of a decreasing household size. Demographic data for
Hispanic and Asian communities in Los Angeles County, such as Rosemead,
indicate that household sizes will continue to increase as greater numbers of
immigrants settle in the metropolitan Los Angeles area.
To fulfill the growing demand for housing in the Southern California region,
Rosemead will continue to provide additional single and multiple family housing
units for all income groups. The SCAG 1988 Regional Housing Needs
Assessment (RHNA) sets forth the 1989-1994 needs for the City of Rosemead and
estimates the number of households which the City will be expected to
accommodate during this period. According to the model, housing to
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accommodate 773 households needs to be added to the City's share of regional
housing needs. Table H-2 shows how the units should be distributed among the
various income groups according to the SCAG-RHNA.
Substandard Housing: A housing condition survey was conducted by the City of
Rosemead Planning Department in 1981. The survey identified 16.6 percent of
the housing stock in poor condition (i.e., the units are beginning to show signs of
deterioration). In addition, 1.8 percent of the housing stock was identified as
blighted , requiring a substantial investment (estimated to be $12,000) to make the
necessary repairs. The proportion of deteriorating units is greatest in the
southwest quadrant of the City (Planning Area 5), with over 35 percent of the
housing identified as being in "poor" condition.
Nearly 70 percent of the housing in Rosemead was constructed prior to 1960.
Since 1970, 1,822 new housing units have been constructed which accounts for
approximately 13 percent of the total housing stock in the City. The population of
the City grew by 16.4 percent during that same 19 year period, indicating that the
housing supply is falling short of the City's population gains. This is confirmed by
the City's increasing household size. This non-proportional increase in population
compared to new housing appears to indicate that overcrowding in Rosemead
households is increasing, although larger unit sizes may also account for some of
this discrepancy. This apparent overcrowding will result in accelerated rates of
deterioration in the affected units.
Housing Affordability: The Federal Government has adopted a national standard
that is used to identify households with housing costs in excess of the amount the
households are able to afford. These standards indicate that a household paying
more than 30 percent of its gross monthly earnings for housing may be paying
more than it can afford. The Federal standard assumes that any greater
proportion paid for housing will result in less money available for food, clothing,
health care and other necessities.
Data supplied by the 1988 SCAG-RHNA indicates that 48 percent of lower
income households, or 2,940 households, are paying more than 30 percent of their
gross monthly income for housing in Rosemead. Renters comprise 2,243 (76%) of
these lower income households. Low income renters are particularly vulnerable to
the effects of rising housing costs because low income wages generally do not
increase in proportion to increases in the cost of living.
Special Housing Needs: In addition to those categories of housing need identified
above, the housing needs analysis contained in the Background Report (Section II)
estimated that there were 1,874 handicapped persons in Rosemead in 1989. In
addition, there were 2,523 households where the household head was 65 years of
age or older. Many of those households in the City fall into both categories.
Rosemead had an estimated 2,123 households with five or more family members
in 1989, representing approximately 15 percent of the City's total households. In
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TABLE H-2
CITY OF ROSEMEAD
HOUSING NEEDS SUMMARY
INCOME LEVEL
VERY LOW
LOW
MODERATE
UPPER
HOUSING NEED
TOTAL
INCOME
INCOME
INCOME
INCOME
Household Growth:
773
138
182
160
293
1989-1994
(100.0%)
(17.99b)
(233%)
(20.7%)
(37.9%)
Substandard (1989)
Total
2,626
(18.4%)
Suitable for
2,369
Rehabilitation
(16.6%)
Overpaying (1988)
Total
2,940
2,009
931
Renters
2,243
1,549
695
Owner
698
461
237
Special Needs (1989)
Elderly
2,523
Handicapped
1,874
Large Households
2,123
Overcrowded
2,400
Female Head
1,861
Farmworkers
316
(1980)
Source: 1980 US. Census
SCAG Regional Housing Needs Assessment
1981 Housing Conditions Survey
Note: Special needs figures cannot be totaled because categories are not exclusive of one
another.
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addition, the 1980 Census reported that there were 2,400 overcrowded households
(more than 1.01 persons per room) in Rosemead. Households in this latter
category comprise approximately 18 percent of the total number of households in
the City.
These figures may underestimate the magnitude of overcrowding in the City since
the figures obtained from the U.S. Census do not adequately address the
demographic impacts resulting from illegal immigration. The cost of housing and
the low incomes that are typical of the undocumented labor force result in several
families or large extended families sharing individual units.
According to Los Angeles County Sheriffs Department which serves Rosemead,
approximately 15 homeless individuals reside in Rosemead. The City's homeless
consist predominately of single males 40 years of age and older, often with alcohol
and/or drug dependencies. This population congregates primarily in Zapopan
Park, and to a lesser degree in Garvey Park. While there are no overnight
homeless shelters in the immediate Rosemead vicinity, several shelters located in
Pasadena provide overnight lodging to area homeless. These include Union
Station, Rosemary Cottage, Haven House, and Door of Hope (refer to Table 13
in the Technical Data Report for a description of each shelter). Housing Element
policy calls for the City to revise its Zoning Ordinance to permit the development
of emergency shelters in locations close to services.
With less than two percent of the City's employed labor force working in the
"farming, forestry, and fishing" occupations, the demand for housing generated by
farmworkers is extremely low if not non-existent. The housing needs of
farmworkers can thus be addressed through overall Housing Element programs
aimed at affordability.
2.2 Constraints to Housing Production
Actual or potential constraints on the provision and cost of housing affect the
development of new housing and the maintenance of existing units for all income
levels. Market, governmental, infrastructure and environmental constraints to
housing development in Rosemead are discussed below.
Market Constraints
The high cost of renting or buying adequate housing is the primary ongoing
constraint to providing adequate housing in the City of Rosemead. High
construction costs, labor costs, land costs and marketing financing constraints are
all contributing to decreases in the availability of affordable housing.
Construction Costs: The single largest cost associated with building a new house
is the cost of building materials, comprising between 40 to 50 percent of the sales
price of a home. Overall construction costs rose over 30 percent between 1980
and 1988, with the rising costs of energy a significant contributor. Construction
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costs for wood frame, single-family construction of average to good quality range
from $40 to $55 per square foot, custom homes and units with extra amenities
running somewhat higher. Costs for wood frame, multi-family construction
average around $42 per square foot, exclusive of parking.
A reduction in amenities and quality of building materials (above a minimum
acceptability for health, safety, and adequate performance) could result in lower
sales prices. Additionally, pre-fabricated, factory built housing may provide for
lower priced housing by reducing construction and labor costs. An additional
factor related to construction costs is the number of units built at the same time.
As the number of units developed increases, construction costs over the entire
development are generally reduced based on economies of scale. This reduction
in costs is of particular benefit when density bonuses are utilized for the provision
of affordable housing.
Land: Land costs include the cost of raw land, site improvements, and all costs
associated with obtaining government approvals. The limited supply of
developable vacant land in Rosemead has accounted for a steady increase in raw
land costs. According to a local developer, residential land in Rosemead costs an
average of $12 to $16 per square foot on parcels with single-family zoning and $30
to $40 per square foot on parcels zoned for multi-family development. Left alone,
the rapidly, escalating market price of land will tend to encourage mainly higher
priced development. Higher density zoning could reduce the cost per unit of land,
but land zoned for higher densities commands a higher market price. For this
reason, density bonuses rather than zoning changes may be the preferred vehicle
for reducing land costs.
Labor Costs: Labor is the third most expensive component in building a house,
constituting an estimated 17 percent of the cost of building a single-family
dwelling. The cost of union labor in the construction trades has increased steadily
since April 1974. The cost of non-union labor, however, has not experienced such
significant increases. Because of increased construction activity, the demand for
skilled labor has increased so drastically that an increasing number of non-union
employees are being hired in addition to unionized employees, thereby lessening
labor costs.
Financing While interest rates have fallen more than 10 percent from their near
20 percent high in the early 1980s, they still have a substantial impact on housing
costs which is felt by renters, purchasers and developers. It should be noted that
most conventional financing is now variable rate. The ability of lending
institutions to raise rates to adjust for inflation will cause many existing households
to overextend themselves financially, as well as returning to a situation where high
financing costs substantially constrain the housing market. An additional obstacle
for the first-time buyer is the downpayment required by lending institutions of
between 10 percent and 20 percent.
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The median sales price of a two-bedroom, single-family home in Rosemead (1989)
was $177,993. A $160,193 mortgage amortized over 30 years at an interest rate of
10.5 percent would result in monthly house payments of $1,465. This level of
payment eliminates Rosemead's very low, low and moderate income households
from the for-sale housing market. Condominiums do offer affordable home
ownership opportunities for moderate-income households, although they are in
much shorter supply than single-family homes in Rosemead.
Interest rates are determined by national policies and economic conditions, and
there is little that local governments can do to affect these rates. However,
jurisdictions can offer interest rate write-downs to extend home purchase
opportunities to lower income households. In addition, government insured loan
programs may be available to reduce mortgage downpayment requirements.
Based on evidence of construction activity throughout the City, residential
financing is generally available in Rosemead and interest rates do not vary
significantly from surrounding areas. There is no evidence of any mortgage
deficient areas for new construction or rehabilitation loans.
Governmental Constraints
Housing affordability is affected by factors in both the private and public sectors.
Actions by the City can have an impact on the price and availability of housing in
the City. Land use controls, site improvement requirements, building codes, fees
and other local programs intended to improve the overall quality of housing may
serve as a constraint to housing development.
Land Use Controls: The Land Use Element of the General Plan and
corresponding zoning provide for a full range of residential types and densities
dispersed throughout the City. Densities range from 0-7 units per acre in areas
designated for Low Density Residential to 30 units per acre in areas designated
for High Density Residential. In addition, the City's Residential/Commercial
Mixed-Use Overlay Zone provides for residential infill of up to 14 du/acre along
some of Rosemead's lesser intense commercial thoroughfares. By allowing for
6,000 square foot minimum lot sizes and flag lot subdivisions, the City facilitates
the development of affordably priced single-family ownership housing.
As an established City, much of the land currently designated for residential
development in Rosemead is already built out. However, additional residential
development in the City will be accommodated through several means, including
development on vacant and underutilized land, in redevelopment areas, and in
areas designated for residential/commercial mixed use. Considering the potential
residential development from all these sourcesi a total of 873 dwelling units can
be accommodated in Rosemead under the current General Plan. SCAG has
estimated a future housing need of 773 new units in the City through the year
1994. The Plan thus provides a residential development capacity which is more
than adequate to serve projected future housing demand. The Land Use Plan
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cannot therefore be interpreted as a constraint to the provision of affordable
housing, particularly since 509 units are designated for higher density and senior
citizen housing at densities above 25 units per acre and can be more readily
priced to meet the needs of lower income households.
Fees and Improvements: The City levies a number for fees for new residential
development or improvements to existing units (refer to Table H-3). The single
greatest expense concerns plan check and building permit fees. A developer with
a proposed project having an assessed valuation of $100,000 will be required to
pay a plan check fee of $583.20 and a building permit fee of $729.00. Rosemead
has not increased its development fees in over five years and charges fees which
are generally lower than other Southern California jurisdictions. The City does
not foresee increasing its fee schedule at any time in the near future.
Nonetheless, development fees do contribute to the cost of housing and may
constrain the development of lower priced units. Certain fees could be waived or
subsidized by the City for the provision of lower income and,senior citizen
housing.
Building Codes and Enforcement: The City of Rosemead has adopted the Los
Angeles County version of the Uniform Building, Plumbing, Mechanical and Fire
Codes; the City has not adopted a fire sprinkler ordinance. These codes are
considered to be the minimum necessary to protect the public health, safety and
welfare. The local enforcement of these codes does not add significantly to the
cost of housing. Different standards are required for single-family and multi-
family development. Single-family uses require two (2) garage spaces per unit;
multi-family uses require two spaces, plus a guest space for every two units.
Additionally, all residential zones are required to landscape front and street side
yards consisting predominately of plant materials except for allowable walks,
drives, and fences.
Local Processing and Permit Procedures: The evaluation and review process
required by City procedures contributes to the cost of housing in that holding costs
incurred by developers are ultimately manifested in the unit's selling price.
Residential projects in Rosemead are governed by two decision-making bodies, the
Planning Commission and the City Council. The City does not have any separate
boards such as design review to review development proposals, thereby minimizing
a project's review time. Approximate processing times to be expected in
Rosemead are exhibited in Table H-4. Rosemead's processing times compare
favorably with other jurisdictions.
Infrastructure Constraints
The major constraints to housing production related to infrastructure concerns
water and sewer service in Rosemead.
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•
TABLE H-3
CITY OF ROSEMEAD
FEES FOR RESIDENTIAL CONSTRUCTION
FEE
CHARGE
COMMENTS
1. Conditional Use Permit
$125.00
Additional charges for radius map
preparation and projects requiring initial
studies and negative declaration.
2. Variance
$125.00
Additional charges for radius map
preparation and projects requiring initial
studies and negative declaration.
3. Zone Change
$200.00
Additional charges for radius map
preparation and projects requiring initial
studies and negative declaration.
4. Radius Map Preparation
Developer
Responsible
5. Initial Study and
$100.00
Negative Declaration
6. Environmental Impact
Various - FIR preparation is subcontracted.
Review
7. Relocations
$150.00
8. Design Review
$ 25.00
Residential only.
9. Appeal to City Council
$ 50.00
10. Tentative Parcel Map
$185.00
One parcel only - $10 for every additional
parcel.
11. Building Permit Fee
-
10 percent more than plan check fee.
12. Plan Check Fee
-
Based on square footage.
13. Issuance Fee
$ 8.50
Source: City of Rosemead Planning Department.
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TABLE H-4
CITY OF ROSEMEAD
DEVELOPMENT PROCESSING TIME
TYPE OF PROCESS
TIME
REVIEWING BODY
Design Review
2 months
Planning Staff & Commission
Plan Check/Building Permits
6 weeks
Planning Staff & Building
Conditional Use Permit
2 months
Planning Commission
Variance
2 months
Planing Commission
Tentative Parcels
4 months
Planning Commission
EIRs
6 months
Planning Commission & Council
General Plan Amendment with EIR
6-12 months
Planning Commission & Council
Zone Change with EIR
6-12 months
Planning Commission & Council
Source: Rosemead Planning Department;
Cot ton/Beland/Associates. Inc.
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Water. Water service within the City of Rosemead is provided by six purveyors
with widely varying abilities to maintain and upgrade their systems to meet current
and projected demands. Large portions of western and central Rosemead are
deficient in water and/or fireflow capacity. In addition, major capital expenditures
will be required to replace deteriorating or substandard water mains in portions of
the City.
Sewer System: A single area located in the southwestern portion of the City was
found to have a single deficient sewer line beginning at the intersection of
Emerson Plane and Del Mar Avenue and continuing, east along Emerson Place
approximately 1,000 feet. The recommendations to remedy this problem include
the replacement of the single 12-inch line with a 15-inch line. The existing system
is considered to be adequate for the City with minimal growth and a stable land
use policy. The existing sewer system is incapable of handling additional capacity
resulting from a significant increase in development without major capital
improvements to upgrade the system.
Environmental Constraints
As an entirely built-out City, Rosemead has no environmentally sensitive areas
remaining, and the local topography does not represent a constraint to housing
production. Other environmental factors include flooding and seismic hazards and
noise.
Flooding Hazards: A flood insurance study conducted in 1978 concluded that
flooding resulting from a 10-year storm would be limited to street rights-of-way
and that this flooding was not mappable as a special flood hazard as defined by
the Federal Insurance Administration. In addition, no flooding is expected due to
dam or levee failure, and Rosemead's inland location eliminates the possibility of
a tsunami or seiche.
The Los Angeles County Flood Control District (LACFCD) identified 22 acres
within the City that are deficient in storm drain capacity. No programs exist at
either the LACFCD or the City to remedy this situation.
Portions of the City in the vicinity of the Whittier Narrows Dam may experience
flooding in the event of a major flood episode in the region (100 to 500 year
flood). The area prone to flooding corresponds to the 237 foot elevation of the
spillway of the dam. The area includes some existing residential development in
the southern portions of the City.
Seismic Hazards: The City is not included in an Alquist-Priolo Special Studies
Zone since no active faults are known or suspected to traverse the City at this
time. Although substantial damage may result from ground shaking generated by
a major earthquake, no surface rupture is expected. Liquefaction may be a
problem in the extreme southern portion of the City adjacent to Whittier Narrows
H-15 9/10/91
0
LI
Recreation Area, and older structures throughout the City which were not
constructed or reinforced to meet earthquake standards will experience damage.
Noise: Residential land uses are considered the most sensitive to loud noise.
Major noise generators in the City are the railroads, the I-10 Freeway, and traffic
on the local roadways. Residential development near these major noise
generators requires special considerations concerning noise blocking, diversion and
reduction which could add to the cost of development.
H-16 9/10/91
23 Housing Opportunities
Availability of Sites for Housing
Vacant Sites: As an older community, virtually all of Rosemead's residential
neighborhoods are built out. Vacant sites consist of individual scattered lots in
existing residential neighborhoods; there are no remaining large tracts of vacant
land in Rosemead.
City staff has prepared a site inventory of remaining vacant residential parcels in
Rosemead (Figure H-1 generally depicts the location of these vacant parcels, and
Appendix A provides an inventory by zone and parcel size). A total of 20 vacant
parcels were identified. Table H-5 - Site Inventory for Residential Development -
identifies vacant residential land by zone, and the potential dwelling units which
could be developed on these parcels.
Three of the eleven vacant parcels in the R-1 zone are larger lots (14,850, 17,440,
and 24,400 square feet), and can accommodate several single-family units under
the City's 6,000 square foot minimum lot size requirements. In contrast, several
of the remaining vacant R-2 lots are relatively small in size, and can only
accommodate one unit pursuant to zoning requirements for 4,500 square feet
minimum lot area per unit. The single remaining vacant R-3 lot in Rosemead can
accommodate a total of nine dwelling units.
Underutilized Sites: In addition to development on vacant land, there is the
potential for new residential development on sites which are currently developed
at densities lower than those permitted under General Plan and zoning.
According to the existing land use inventory prepared in early 1986, only 7.7 acres
of residentially-zoned vacant land remained in Rosemead. Based on the
maximum densities permitted under the R-1, R-2, and R-3 zones, a total of 45
dwelling units could be developed on thee vacant acreages. The fact that the City
has experienced a net increase of over 300 dwelling units since the 1986 vacant
land survey was completed (and hasn't undergone any major rezonings) supports
the finding that the majority of new housing development in the City occurs on
underutilized properties.
Much of the City's residential development on underutilized properties has taken
the form of small "flag lot" subdivisions. A flag lot is defined as a lot whose shape
or property line configuration is created in a manner which utilizes an extension of
property for the exclusive purpose of obtaining vehicular access to a public street,
as illustrated in Figure H-2. Particularly in Rosemead where many of the
residential lots are deep (220-250 feet), the flag lot configuration permits a greater
number of units to be accommodated on a single lot. The City of Rosemead
zoning ordinance contains provisions to facilitate the development of flag lot
subdivisions, and has achieved a net increase in over 70 flag lot units since
adoption of the City's last Housing Element in 1987.
H-17 9/10/91
i •
R-I single-family residential
R-2 two-family residential
R-3 medium density residential
R-9 high density residential
C-1 light commercial
C-3 medium commercial
CB0 central business district
POD professional otfice distract
P Parking
P-D planned development
M-1 light manufacturing
A-1 light agHcultuml
0-S open space
0 design overlay
0 2700
rGhC ~f North scale in- feet
Subdividable R-1 and R-2 Parcels
Subdividable R-3 Parcels
Residential/Commercial Mixed Use
Proposed Senior F+ousing
Figure H-1
Potential Residential Sites
SOURCE: City of Rosemead Zoning Map, October 1990, City of Rosemead Planning Department, October. 1990.
•
11
TABLE H-5
CITY OF ROSEMEAD
SITE INVENTORY FOR RESIDENTIAL DEVELOPMENT
RESIDENTIAL DWELLING UMT POTENTIAL
UNDER-
UNM
VACANT
UTILIZED
REDEVELOP-
MIXED
PROFESSIONAL
DEVELOPED
ZONE
DENSITY
LAND
LAND
MENI' STIES
USE
OFFICE
7/89-10/90
TOTAL
R-1
Up to 7 du/ac
17
71
88
R-2
Up to 9 du/ac
10
40
26
76
R-3
Up to 30 du/ac
9
384
26
419
Senior
Approx. 50
90
90
Housing
du/ac
du/ac
200
200
du/ac
115
115
sional
L
36
495
- 90
200
115
52
988
City of Rosemead Planning Department
Source:
H-19 9/10/91
• . r
TWO LOT SUBDIVISION
6 5'
2
FLAG LOT r
5000 SO.FT r
NET
CONVENTIONAL p
LOT L
6000 SO FT
NET
50' YIN
STREET
R / W
THREE LOT SUBDIVISION
68
FLAG LOT
3 T
5000 SOFT
NET
SCI EASEMENT
V 2
I I
z FLAG LOT o
5000 SOFT.
s NET
a
W
\ ACCESS LEG
B EASEMENT
I
O
CONVENTIONAL c~+
LOT
15 MIN 6000 50 Fi
3• MIN NET
50 MIN.
STREET
R/W
W,
-4 z
w
N
W W
u ~n
u1 a
al w
FOUR LOT SUBDIVISION
Z
N
a
w
20 MIN
76'
4
FLAG LOT
5000 SO.FT. iO
NET
ACCESS I
EASE MENT
3
FLAG LOT 0
p
5000 SOFT.
NET
I 2 1-0
I FLAG LOT p
5000 SO FT
I NET
ACCESS LEG
BEASEMENT
I
p
CONVENTIONAL 1`+
LOT
6000 SO FT.
NET
50 MIN
STREET
R/ W
SOURCE: Rosemead Municipal Code
rc1x
Figure H-2
Illustration of Flag Lot Subdivision
0 0
City staff has conducted a land use survey to inventory of underutilized parcels
with the potential for intensification. A total of 195 underutilized parcels were
identified, with the potential for a net increase in 495 dwelling units. (Table H-5
provides the, general location of these parcels, whereas Appendix A provides an
inventory by zone and parcel size). Nearly 80 percent of these potential units
(384 units) are in areas zoned for higher density housing, and could occur at
densities up to 30 units per acre. A total of 111 units could be developed on
underutilized parcels in R-1 and R-2 zones, and will likely be developed as flag
lot subdivisions in order to maximize development potential.
Redevelopment Sites: The City's Redevelopment Agency owns an approximately
one acre vacant parcel on Angeles Avenue which it intends to develop with 40-50
units of affordable senior citizen housing. The City intends to hire a contractor
to build the senior housing project per the City's specifications. Upon
completion of the project, the City will create its own Housing Authority and
take possession of the completed project on a lease basis from the Agency at $1
per year. The Housing Authority will establish rental rates at approximately $250
per month to provide affordability for very low income seniors. The
Redevelopment Agency would then be invoiced for the difference between the
actual unit rents and the market rent on these units.
The City will be requesting Article 34 approval from Rosemead residents in
November 1991 to allow for the construction of a minimum of 100 units of senior
citizen housing.' Should the City not attain the necessary voter approval, the
project would be restructured to involve a third party private sponsor to
eliminate the need for Article 34 authority. Assuming voter approval is obtained
in November, project construction would likely begin in mid 1992, with project
completion the following year.
In addition to the Angeles Avenue site, the Rosemead Redevelopment Agency is
also pursuing development of a second senior housing project and senior
recreation center on an Agency-owned site. This three+ acre site is located on
the eastern City boundary south of Garvey Avenue, and would accommodate
approximately 50 senior citizen units. The Article 34 authority necessary to
construct this project will be combined with the referendum on the Angeles
Avenue site to be placed on the ballot in November 1991. The Garvey Avenue
senior housing project and recreation center would be owned and operated by
the Rosemead Housing Authority. Completion of this project is projected for
early 1994.
[Article 34 of the California State Constitution requires a state or local public agency to obtain
voter approval when said agency develops, constructs, or acquires a housing project where more
than 49% of the dwelling units are occupied by persons of low income. Private sponsors developing
low-rent housing with federal or private financing are not subject to Article 34.
H-21 9/10/91
• 0
Residential Mixed Use: In order to provide increased housing opportunities and
to revitalize some of the City's lower intensity commercial corridors, the 1987
Rosemead General Plan has established a Residential/Commercial Mixed-Use
Overlay. The intent of this overlay district is to provide for Medium Density
residential infill (up to 14 units/acre) along the City's commercial corridors
where lots are not deep enough to support major commercial development; the
boundaries of the residential mixed use designation are identified in Figure H-1.
A total of 72 acres are designated for Residential/Commercial mixed use.
Assuming residential infill projects are developed on 2007o of this acreage,
approximately 200 dwelling units could be anticipated.
Professional Office: In addition to providing for residential uses in Mixed Use
areas, the City's zoning ordinance provides for multi-family residential in areas
designated for Professional Office (P-O-D). Residential development of up to 30
units/acre is permitted in areas with P-O-D zoning, and in fact the majority of
development proposals in the P-O-D zone are for apartment construction.
City staff has conducted an inventory of all P-O-D zoned parcels in the City to
identify the potential for additional residential development within the zone.
(Refer to last page of Appendix.) As evidenced by this inventory, nearly all
parcels in the P-O-D zone are currently developed with one or more dwelling
units, and a large number of parcels are developed with apartment projects.
While most of the parcels along Rosemead, Glendon, and Marshall are fully
developed with office or residential uses, significant residential infill potential
exists along Ramona and Rio Hondo. A total of 20 parcels have been identified
by staff as likely to redevelop, providing capacity for 156 additional dwelling
units. Assuming a conservative 75 percent of these parcels are developed with
residential uses, approximately 115 units could then be expected to be developed
in the P-O-D zone.
Availability of Public Services and Facilities: As a highly urbanized community,
public facilities are available to facilitate development throughout Rosemead.
All of the land designated for residential development is served by sewer lines,
water lines, streets, storm drains, telephones, electrical and gas lines.
Residential Development Potential Compared with Rosemead's Housing Needs:
As indicated in Table H-2, the Regional Housing Needs Assessment (RHNA)
prepared by SCAG has identified a future housing need for Rosemead of 773
units to be developed over the 1989-1994 period. Combining the residential
development potential on vacant, underutilized, redevelopment, mixed use, and
professional office sites, an estimated 936 additional units could be developed in
Rosemead (refer to Table H-5). In addition, 52 units have been developed in
Rosemead since July 1989, resulting in a total of 988 units which could be
developed during the 1989-1994 period of this Housing Element. This would
indicate the City's General Plan and zoning provide for a residential development
capacity which is adequate to accommodate the City's share of regional housing
needs.
H-22 9/10/91
• •
In terms of development opportunities for lower income households, over 60
percent (624 units) of potential residential growth has been allocated to high
density and senior citizen housing at densities exceeding 25 units per acre.
Development at these densities can more readily be priced to meet the needs of
the 320 future Very Low and Low Income households identified by SCAG as
Rosemead's future housing need. In addition, by allowing 6,000 square foot lot
sizes and flag lot subdivisions, the City facilitates the development of affordably
priced single-family ownership housing.
Energy Conservation
As residential energy costs continue to rise, increasing utility costs reduce the
affordability of housing, thus aggravating the City's current shortage of affordable
units. The City has many opportunities to directly affect energy use within its
jurisdiction. In addition to required compliance with the Building Code and Title
24 of the California Administrative Code relating to energy conservation, the
City's General Plan sets forth goals and policies which encourage the
conservation of non-renewable resources in concert with the use of alternative
energy sources to increase energy self-sufficiency. In large part, energy savings
and utility bill reductions can be realized through the following energy design
standards:
Glazing - Glazing on south facing exterior walls allows for winter sun rays
to warm the structure. Avoidance of this technique on the west side of
the unit prevents afternoon sun rays from overheating the unit.
Landscaping - Strategically placed vegetation reduces the amount of direct
sunlight on the windows. The-incorporation of deciduous trees in the
landscaping plans along the southern area of units reduces summer sun
rays, while allowing penetration of winter rays to warm the units.
Building. Design - The implementation of roof overhangs above southerly
facing windows shield. the structure from solar rays during the summer
months.
Cooling/Heating Systems - The use of attic ventilation systems reduces attic
temperatures during summer months. Solar heating systems for swimming
pool facilities saves on energy costs. Natural gas is conserved with the use
of flow restrictors on all hot water faucets and shower heads.
Weatherization Techniques - Weatherization techniques such as insulation,
caulking, and weatherstripping can reduce energy use for air-conditioning
up to 55070 and for heating as much as 4007o. Weatherization measures
seal a dwelling unit to guard against heat gain in the summer and prevent
heat loss in the winter.
II-23 9/10/91
0 •
Efficient Use of Appliances - Each household contains a different mixture
of appliances. Regardless of the mix of appliances present, appliances can
be used in ways which increase their energy efficiency. Unnecessary
appliances can be eliminated, proper maintenance and use of the stove,
oven, clothes dryer, clothes washer, dishwasher, and refrigerator can also
reduce energy consumption. New appliance purchases of air-conditioning.
units and refrigerators can be made on the basis of efficiency ratings. The
State prepares a list of air-conditioning and refrigerator models that detail
the energy efficiency ratings of the product on the market.
Efficient Use of Lighting - Costs of lighting a home can be reduced through
purchase of light bulbs which produce the most lumens per watt,
avoidance of multi-bulb fixtures and use of long life bulbs and clock timers
on security buildings.
Load Management - The time of day when power is used can be as.
important as how much power is used. Power plants must have enough
generating capacity to meet the highest level of consumer demand for
electricity. Peak demands for electricity occur on summer afternoons.
Therefore, reducing use of appliances during these peak load hours can
reduce the need for new power plants just to meet unusually high power
demands.
Southern California Edison Customer Assistance Programs: Southern
California Edison (SCE) offers a variety of energy conservation services under
Customer Assistance Programs (CAP). The 1989 budget allocated for these
programs was approximately $4.5 million. These services are designed to help
low-income, senior citizens, permanently handicapped, and non-English speaking
customers control their energy use. All CAP participants must meet the
federally-established income guidelines. Unless otherwise indicated, all services
are available free-of-charge. An overview of available services follows:
No-cost Measures/Increased Rebates: Based on Home Energy Survey
recommendations, customers may be eligible to receive evaporative
coolers, clock thermostats, and/or weatherization services.
o Measures are installed by licensed contractors who work under an
agreement with Edison.
o Hardware installations are warranted for a minimum of one year on
parts and labor.
o Weatherization services are warranted for three years.
o Installations are inspected prior to contractor payment.
H-24 9/10/91
0 - •
Relamping - Fluorescent Bulbs: This program is designed to help
customers lower the cost of meeting their basic lighting needs.
o Low energy, fluorescent bulbs are installed by County representatives.
o. Each household may receive a maximum of four bulbs for
indoor/outdoor (porch) use.
Home Energy Survey: The survey is designed to identify cost-effective
measures for the home.
U Surveys are performed by community based organizations (CBOs).
U Customers receive personalized results.
o Customers whose survey results recommend the installation of certain
measures will be referred to licensed private/public contractors.
Energy Practices Survey (EPS): Those who want to learn how various
household behaviors affect their energy costs may complete a simple
questionnaire that reveals ways to be more energy efficient. The EPS
provides customers with no-cost/low-cost energy saving practices and
offers a personalized prescription on how to use energy wisely and safely.
The EPS is also available in several languages.
a EPS is offered in conjunction with the Home Energy Survey and
Relamping services.
a Customers receive personalized results.
Residential Utility Conservation Advisory Committee (RUCAC):
RUCAC is comprised of community leaders from various interest groups.
RUCAC advises SCE regarding effective ways of communicating with
special-needs customers.
o RUCAC is composed of fifteen members.
o Members serve 18-month rotating terms and represent various
constituencies throughout Edison's service territory.
Targeted Outreach: A variety of efforts to increase customer awareness of
energy efficiency in the home and promote utility-sponsored customer
service programs.
U Media articles tailored to specific customer groups will explain cost-
effective ways to make their homes more efficient, outline no-cost/low-
cost energy savings practices and publicize Edison's special programs.
H-25 9/to/91
•
11
O Direct mailers will be targeted to communities where a large
percentage of customers have similar demographic characteristics.
Multi-ethnic Pilot: To improve Edison's multi-ethnic customer
communications and good will, outreach workers from a CBO will contact
non-English speaking customers within their own communities.
o Workers will distribute translated materials providing basic information
on how to sign up for electric service, how to pay bills, efficient use of
electrical appliances and available SCE programs. Targeted ethnic
groups include Cambodian, Hispanic, and Vietnamese customers.
Air Quality Management Plan: The 1989 SCAG Air Quality Management
Plan establishes transportation, land use, and energy conservation control
measures targeted at improving air quality. The Plan sets forth the
following goals for implementation by local governments to decrease
energy use in residential structures:
o Basin utilities to reinstate low interest loans and cash rebates for
customers purchasing energy efficient equipment and implementing
weatherization by July 1, 1990.
o Basin utilities to adopt a surcharge for excessive energy use in residen-
tial and commercial sections by July 1, 1990.
o Basin utilities to seek state and federal legislation for tax credits for
implementation of energy conservation measures by July 1, 1990.
• CEC, in conjunction with local governments and utilities, to implement
a program by January 1, 1992, to voluntarily provide an energy
efficient audit for any home being offered for sale.
• Local governments to adopt ordinances requiring energy conservation
audit by January 1, 1995. State to require adoption of such ordinances
by January 1, 1997, if insufficient local governments act on this
measure.
o Municipal electricity utilities to continue their energy conservation
measures to a level sufficient to attain 2010 conservation goals.
0 CEC to adopt an optional but more stringent energy conservation
standards for new residential and commercial buildings in non-attain-
ment air basins by January 1, 1992. Local governments to adopt the
optional standards by January 1, 1993.
U CEC to make standards mandatory by January 1, 1995, if insufficient
local governments adopt the standards by that date.
H-26 9/10/91
0 0
2.4 Housing Programs
The prior sections of the Housing Element described the housing needs of the
City's current and projected population, as well as the specific needs resulting
from the deterioration of older units, lack of affordable housing for lower income
groups, and special needs for certain segments of the City's population. The
goals and policies contained in Section 3.0 of the Housing Element address the
City's identified housing needs. These goals and policies are implemented
through a series of housing programs that are funded and administered through a
variety of local, regional, state and federal agencies. The following
comprehensive program strategy consists of both programs currently in use in the
City and additional programs to provide the opportunity to adequately address
the City's housing needs.
The following four program strategies have been defined for Rosemead:
1) Preservation and Enhancement of Existing Housing Stock; 2) Production of
Affordable Housing; 3) Rental Assistance; and 4) Increased Ownership
Opportunities. A series of specific programs are identified to implement each
program strategy. Individual programs include: programs which were set forth in
the previous 1987 Housing Element; programs which the City has undertaken
since adoption of the prior Housing Element; and new programs which have
been added to address an unmet housing need. This section provides a
description of each housing program, a review of previous program
accomplishments/suggested program revisions, and future program goals. The
Housing Programs Summary (Table H-6) at the end of this section summarizes
the past accomplishments and five-year projections for each program, program
funding source, responsible agency and time frame for implementation.
PROGRAM STRATEGY: Preservation and Enhancement of Existing Housing
Stock
Housing rehabilitation includes major efforts to improve a property and
alterations aimed at converting the type or number of units. The goal of housing
preservation is to protect the existing quality and investment in housing and to
avoid a degree of physical decline that will require a larger rehabilitation effort
to restore quality and value.
The City's housing rehabilitation programs assist in the provision of affordable
housing by maintaining the existing housing stock in accordance with federally
and locally established standards for building safety. Rehabilitation assistance is
provided to very low and low income households through the Community
Development Block Grant (CDBG) Program in the form of low interest loans,
deferred loans, or direct rebates. The Handyman Program also provides
rehabilitation grants to lower income senior citizen households. Income
requirements are based on the income of those living in the unit to be
rehabilitated. For owner-occupied units, it is the owner's household income; for
rental properties, it is the tenant's household income.
H-27 9/10/91
i r
Low Interest Loans: The Low Interest Loan Program is available to anyone who
meets the income requirements for eligibility. The Program offers low interest
loans by subsidizing market rate interest for owner/applicants. The maximum
loan amount is $35,000, with an 8 percent annual interest rate. Six percent
interest rate loans are available on loans up to $15,000. Loan funds may be used
for rehabilitation improvements and for room additions if overcrowding
conditions exist.
The City solicits homeowner participation in the low interest loan program to
ensure that existing housing units provide safe and decent shelter for residents.
Through code enforcement activities the City will continue to identify units in
need of repair. Households qualifying for the program will receive assistance
and guidance from the City's CDBG representative. A total of 18 households
have participated in the Low Interest Loan Program since its inception in 1982,
with eleven of these loans made during the 1984-1989 Housing Element cycle.
This level of loan activity is consistent with Housing Element goals to achieve
two low interest loans annually. Through enhanced program funding utilizing
redevelopment monies, the five-year goal for the Low Interest Loan Program will
be to achieve 15 loans.
Deferred Loans: This program provides deferred loans up to $35,000 for owner
occupants who are 1) 62 years of age or older and lower income; 2) disabled or
handicapped and lower income; or 3) members of a very low income family as
per Section 8 definition. Loans may be used for minor repairs or major home
improvements including room additions if the borrower can show evidence of
overcrowding.
Deferred loans, like low interest loans, are designed to assist special needs
households with unit maintenance. By encouraging improvement and
maintenance of the existing housing stock, the City can reduce the cost to the
community of providing housing for these special needs groups. Code
enforcement and planning staff efforts will continue to encourage participation in
the deferred loan program. Funding is provided through the Community
Development Block Grant Program.
Since the programs's inception in 1982, 20 households participated in the
deferred loan program, 12 of which have been assisted since adoption of the
City's 1987 Housing Element. During the 1984-1989 planning period, a total of
14 loans were initiated. With an annual assistance goal of two households, the
City has exceeded its housing goals under the deferred loan program. By
augmenting existing CDBG monies with redevelopment funds, the City shall
strive to achieve 25 deferred loans during the five-year period of this Housing
Element.
Rebate Program: The Rebate Program permits homeowners and property
owners to receive a 50 percent rebate on up to $5,000 of the building materials
used for exterior home improvements. Rebates of up to $2,500 are provided to
H-28 9/10/91
0
lower income households. With 16 rebates provided since adoption of the City's
Housing Element, this program has been very successful in Rosemead. During
the 1984-1989 planning period, a total of 19 rebates were issued. The City will
continue to advertise the program's availability and strive to achieve 30 rebates
over the five-year period.
Handyman Program: The objective of this grant program is to provide money
for upgrading owner-occupied units in the City where the necessary repairs are
minor. The maximum grant amount is $1,500 or, in the case of code violation or
hazardous conditions, this amount is increased to $3,500. Up to two grants may
be received in any 24 month period. To be eligible for these grants, the
homeowner must be 62 years or older and meet income eligibility. The program
is funded through Community Development Block Grant Funds.
This grant program has been extremely popular in Rosemead, with 216 grants
made since adoption of the City's 1987 Housing Element and 238 grants made
during the 1984-1989 planning period. With an annual program goal of 30
grants, this program has well exceeded anticipated levels. The Handyman
Program is of particular benefit to the City's mobilehome occupants, who are
predominately lower income seniors. The five-year program goal is to provide
300 rehabilitation grants to needy households.
Code Enforcement: The objective of the City's code enforcement program, in
regard to housing, is to bring substandard units into compliance with City codes.
Potential code violations are identified based on exterior windshield surveys and
complaints reported to the City. The City's Code enforcement officers work with
housing staff and property owners to identify units in need of housing assistance.
Information regarding the City's rehabilitation programs is provided to property
owners cited for Code violations.
In order to address the continuing problem of illegal units (e.g., garage and room
conversions), the City conducts windshield surveys to identify illegal units.
Property owners in violation of City law are notified and informed of the steps
necessary to bring their properties in compliance with City codes.
PROGRAM STRATEGY: Production of Affordable Housing
New construction is a major source of housing for prospective homeowners and
renters. The City's Redevelopment Agency is beginning to play an active role in
the provision of new housing units for low and moderate income households.
Particularly important in Rosemead where land available for residential
development is scarce is the Redevelopment Agency's role in providing sites for
the creation of affordable units. While the Rosemead Redevelopment Agency
has deferred payment of monies into its Low and Moderate Income Housing
Fund, the Agency intends to issue long-term debt within the next few months. At
such time as the debt is issued and sold, the Agency will immediately fund all
deferred low and moderate income housing fund amounts.
H-29 9/10/91
• 0
The Housing Element programs outlined below are new programs for the City,
and all work together to implement the City's housing production goals.
Direct Housing Construction: The City of Rosemead Redevelopment Agency
owns two sites it intends to develop with affordable senior citizen housing. The
approximately one acre site on Angeles Avenue will be developed with 40 to 50
units of senior citizen apartments, and the three-plus acre site on Garvey Avenue
will house a senior recreation center and approximately 50 units of affordable
senior rentals.
The City intends to hire a contractor to build these projects per the City's
specifications, with the Angeles Avenue site being the first to be developed.
Upon completion of the first project, the City will create its own Housing
Authority and take possession of the completed project on a lease basis from the
Agency.at $1 per year. The Housing Authority will establish rental rates at
approximately $250 per month to provide affordability for very low income
seniors. The Redevelopment Agency would then be invoiced for the difference
_ between the actual unit rents and the market rent on these units.
The City will be requesting Article 34 approval from Rosemead residents in
November 1991 to allow for the construction of a minimum of 100 units of senior
citizen housing. Should the City not attain the necessary voter approval, both
projects would be restructured to involve a third party private sponsor to
eliminate the need for Article 34 authority. Assuming voter approval is obtained
in November, project construction on the Angeles Avenue site would likely begin
in mid 1992 with project completion the following year. Completion of the
Garvey Avenue senior housing project is projected for early 1994.
Land Assemblage and Write-Down: The City can utilize both CDBG and
redevelopment monies to write-down the cost of land for the development of. low
and moderate income housing. The intent of this program is to reduce land
costs to the point that it becomes economically feasible for a private (usually
non-profit) developer to build units which are affordable to low and moderate
income households. As part of the land write-down program, the City may also
assist in acquiring and assembling property and in subsidizing on-site and off-site
improvements.
The Rosemead Redevelopment Agency has targeted two sites for the
development of affordable senior citizen housing during the five year time frame
of the Housing Element (described above). Should the City not attain the
necessary Article 34 Authority for direct sponsorship of low income housing, the
Agency will provide a land write-down, along with other concessions, to a non-
profit developer for construction of these units. In addition to providing
assistance on these two sites, the City (through its Redevelopment Agency) will
make every reasonable effort to provide land write-downs for residential projects
which set aside at least 20 percent of the units for low and moderate income
households.
H-30 9/10/91
•
Density Bonus: Pursuant to State law, if a developer allocates at least 20 percent
of the units in a housing project to lower income households, 10 percent to very
low income households, or 50 percent to "qualifying residents" (e.g., elderly) - the
City must either a) grant.a density bonus of 25 percent over the maximum
Zoning Code and General Plan density, along with one additional regulatory
concession to ensure that the housing development will be produced at a reduced
cost, or b) provide other incentives of equivalent financial value based on the
land cost per dwelling unit. Developers granted a density bonus enter into an
affordable housing agreement with the City to ensure the continued affordability
of these units for a minimum of 30 years. Affordable rental units are rented at
levels not to exceed 30 percent of gross monthly income, subject to annual rent
adjustments based on changes in the tenant's income.
In order to encourage the development of privately sponsored affordable housing
in Rosemead, the City shall inform residential development applicants of
opportunities for density increases.
Non-Profit Construction: A non-profit housing corporation works to develop,
conserve and promote affordable housing, either owner or renter-occupied.
Particularly in relation to senior citizen housing (such as HUD Section 202
projects), the non-profit is often a local religious organization interested in
developing affordable housing. The non-profit is often involved with what is
called "assisted housing," where some type of government assistance (such as
Section 8) is provided to the individual household to keep rents affordable.
Housing corporations can work with assisted housing in several ways.
1. The non-profit may assemble a development package and sell it to a profit-
motivated developer. The package usually consists of a site, project design,
the necessary permits, and in some cases preliminary financing commitments.
The advantage of this method is that the non-profit can get low- and
moderate-income housing built while ending its involvement early in the
process and going on to other projects. The disadvantage is that the non-
profit may lose control over the development at the time of sale. However,
the non-profit could negotiate to retain some control over the project in the
contractual agreement between it and the developer.
2. The non-profit may participate in a joint venture with a profit-motivated
developer. Although it usually performs the same functions as in the first
method, the non-profit can retain more control over the development and
gain hands-on development experience while benefiting from the financial
.resources of the for-profit developer. In this option, however, the non-profit
has a longer involvement and will have to negotiate the rights and
responsibilities of the two partners.
3. In the third approach, the non-profit is the developer. In this case, the
group must employ staff with necessary expertise or rely heavily on
consultants. In return, the group has total control over the development.
H-31 9/10/91
•
0
This option requires more risk, money, time, effort, and capability on the
part of the non-profit.
A non-profit corporation can help meet the goals for additional housing by
implementing or assisting with the implementation of programs described in this
Element. Of particular applicability in Rosemead is non-profit ownership and
operation of Agency-assisted projects. The City shall support the formation of a
non-profit housing corporation to facilitate the development and improvement of
both senior citizen and low cost housing by providing technical assistance and
seed monies to interested organizations.
Sites for Homeless Shelters/Transitional Housing - The City of Rosemead has
an estimated homeless population of approximately 15 persons. An estimated 80
percent of Rosemead's homeless are substance abusers or are mentally ill, and
are predominately single males with a few couples and single women occasionally
present. No families have been identified as homeless in the City, although
families are known to "double up" to share housing costs, thereby resulting in
overcrowded conditions.
Rosemead has no emergency shelters within its boundaries, and there are no
shelters in the immediate vicinity. People For People, a non-profit social service
provider located in the adjacent community of San Gabriel, provides food,
clothing and shelter referrals to the homeless and other needy individuals.
Several churches in Rosemead, including Church of the Open Bible and Church
of the Nazarene, contribute food and money to People For People, and direct
homeless persons to their services. Based on the lack of local shelters to house
the homeless, and the high occupancy rate at the nearest shelters in Pasadena,
there is a definite unmet need for emergency overnight shelter in Rosemead.
The Housing Element establishes a program for the City to coordinate with local
social service providers, such as local churches to address the needs of the area's
homeless population. In addition, the City will amend its Zoning Ordinance to
permit the development of transitional housing in multi-family residential zones
in locations close to services, and to permit emergency shelters in commercial
and industrial zones, subject to a Conditional Use Permit. These Zoning
Ordinance revisions will be made no later than 1992.
PROGRAM STRATEGY: Rental Assistance
Rental assistance is aimed at ensuring that lower income tenants do not have to
pay more than 30 percent of their gross income on rent. The City of Rosemead
participates in HUD sponsored programs which provide direct rental subsidies to
lower income households.
Section 8 Rental Assistance Payments/Housing Vouchers - The Section 8 rental
assistance program extends rental subsidies to low income families and elderly
which spend more than 30 percent of their income on rent. The subsidy
H-32 9/10/91
i !
represents the difference between the excess of 30 percent of the monthly income
and the actual rent. The voucher program is similar to the Section 8 Program,
although participants receive housing "vouchers" rather than certificates.
Vouchers permit tenants to locate their own housing. Unlike in the certificate
program, vouchers permit participants to rent units which exceed the federally
determined fair market rent in an area, provided the tenant pays the extra rent
increment above the fair market rent. '
The 1987 Rosemead Housing Element sets forth as a rental assistance goal the
continued subsidy to 65 households, with subsidy extended to an additional two
households. According to the Los Angeles County Housing Authority, the City
has exceeded this goal, with a total of 156 lower income households which are
currently provided rental assistance through HUD-sponsored rent subsidies.
These include 17 senior citizen households, 45 small family households, and 94
large family households. While it is impossible to know how many additional
housing vouchers the City will receive from HUD, based on the significant
number of low income tenants overpaying for housing in Rosemead, the five-year
goal will be to secure an additional 20 rental vouchers/certificates over the next
five years.
PROGRAM STRATEGY: Increased Home-Ownership Opportunities
The option of homeownership is often not available to lower income households.
While for-sale housing costs in Rosemead are significantly below those for the
region, the relatively lower incomes of Rosemead residents result in a situation
where for-sale housing is beyond the financial means of most of the City's
prospective homebuyers. The City will pursue the following programs to
facilitate homeownership opportunities.
Mobile Home Park Program: The City of Rosemead currently has 17
mobilehome parks in its jurisdiction. Most of the City's parks are older and in
adequate to marginal condition, and are located along major arterial highways.
The City has received requests from several park owners to convert parks to non-
mobilehome park use. In order to protect park residents, the City will develop a
mechanism to ensure tenants are given adequate noticing by the park owner, are
given the right to public hearing, and provided information by staff on
replacement housing and other housing assistance programs.
Pursuant to State law, the mobilehome park owner shall file a report on the
impact of park closure upon the displaced residents, and identify replacement
housing and relocation costs. The applicant shall then provide copies of the
impact report to each mobilehome park resident a minimum of 15 days prior to
the hearing on the park closure. The legislative body shall also review the
report, and may require as a condition of change in use that the applicant take
steps to mitigate any adverse impact of the conversion on the ability of displaced
mobilehome park tenants to find adequate replacement housing in a mobilehome
H-33 9/10/91
0 •
park. City staff shall inform the applicant in writing of these provisions at least
30 days prior to acting on the application.
In the approval of a mobilehome park conversion, the City of Rosemead may
attach mitigation measures including the following:
a A reasonable complete and current list of vacant and available
mobilehome park space within a 20-mile radius.
o Full or partial payment by the property owner for relocation of
mobilehomes to another park.
o If the land occupied by the park is to be sold, right of first refusal by the
residents to purchase the park and all improvements (refer to following
Mobilehome Park Assistance Program).
o Option of long-term lease on the land and purchase of the improvements.
• Purchase of mobilehomes by the property owner that cannot be relocated
to parks in the area at a price mutually agreed upon by tenant and
property owner.
In addition to ensuring mobilehome park tenants are provided adequate notice
regarding pending conversions and provided appropriate compensation, City staff
will also meet with park tenants to provide outreach regarding the availability of
housing assistance programs. Applicable programs include low cost senior citizen
housing, rent subsidies and the mobilehome park assistance program described
below.
Mobile Home Park Assistance Program (MPAP): This program, offered by the
State Department of Housing and Community Development, provides financial
and technical assistance to mobilehome park residents who wish to purchase their
mobilehome parks and convert the parks to resident ownership. Loans are made
to low income mobilehome park residents or to organizations formed by park
residents to own and/or operate their mobilehome parks, thereby allowing
residents to control their housing costs. Loans are limited to 50 percent of the
purchase price plus the conversion costs of the mobilehome park and are
awarded by the State on a competitive basis. Applications must be made by
mobilehome park residents who must form a resident organization and a local
public entity as co-applicants.
The City of Rosemead will facilitate the use of this program by advertising its
availability to mobilehome park residents and by serving as co-applicant for
resident organizations applying to the State for funding. With 17 mobilehome
parks in Rosemead, this is an important program to allow tenants to maintain
control over housing costs. Within one year of Housing Element adoption, the
H-34 9/10/91
• •
City will conduct outreach to advertise the availability of this program to mobile
home park occupants.
Shared Equity Program: Equity sharing allows lower income households to
purchase a home by sharing the costs of home ownership with a sponsor such as
a local housing authority. The, sponsor and the buyer would together provide the
downpayment and purchase costs to buy a house. When the house is sold, the
equity earned through appreciation is split between the occupant and the sponsor
according.to an agreement made prior to purchase.
The design of a shared equity program depends on the co-investors, the source of
funds, and community needs. A program can be as simple as a partnership
where the occupant and sponsor purchase the home together and share the
proceeds upon sale of the property in the same ratio as purchase costs were
shared.
This program serves as a financing tool to provide homeownership opportunities
to low and moderate income households. While shared equity financing does
occur in the private market, purchase terms are often not in the best interest of
the occupant. The City will work with the Housing Authority or a non-profit
housing group to offer shared equity as a homeownership option to low and
moderate income households, and will establish a program within two years.
Single-Family Mortgage Revenue Bonds: Mortgage revenue bonds are issued by
the County to support the development of single-family housing for low and
moderate income households. Single-family mortgage revenue bonds are used to
finance the purchase of owner-occupied homes. Proceeds from the bond sales
are used to make mortgage loans to qualified low and moderate income buyers.
The bonds are serviced and repaid from the mortgage payments made by the
property owners.
The City will continue to market the availability of funds through its planning
department.
Reverse Mortgage Program: The most substantial asset of most elderly
homeowners is their home, which usually increases significantly in value with
inflation. And while owning a home may provide a rich asset base, with the
onslaught of retirement and a fixed income, many elderly homeowners quickly
become income poor. Home maintenance repairs multiply as the home ages,
and the rising costs in home utilities, insurance, taxes, and maintenance often get
deferred altogether, creating an unsafe and often depressing living environment
for the senior.
An alternative option for elderly homeowners is to draw needed income form the
accumulated equity in their homes through a reverse mortgage. A reverse
mortgage is a deferred payment loan or a series of such loans for which a home
is pledged as security. Qualification for the loan is based primarily on property
H-35 9/10/91
value rather than on income, allowing the elderly homeowner on a fixed income
to receive a loan for which he or she would not otherwise qualify. Most reverse
mortgage programs permit homeowners to borrow up to 80 percent of the
assessed value of their property, receive needed principle of up to 25 percent of
the loan, and then receive monthly annuity payments for the life of the loan.
The City shall work with an existing social service group on establishing a reverse
mortgage program for seniors. Rather than making the loans themselves, the
City/social service group's role could be to facilitate the initiation of reverse
mortgage loans though the following steps. First, the City/social service groups
would need to provide educational and counseling services to seniors interested
in pursuing a reverse mortgage, Second, the City/social service group would need
to work with local lending institutions which currently provide these loans to gain
a thorough understanding of the application process. The City/social service
group could then work with the seniors to complete the loan applications and
assist in providing any other necessary information to the bank. Based on
available information, the following companies and lending institutions are known
to offer reverse mortgage loans in the Southern California area:
1. Security Pacific National Bank, City of Downey
(213) 869-1056
2. Capital Holding
1-(800) 431-8100
3. Providential Home Income Plan
(714) 793-2309
4. American Homestead
1-(800) 233-4762
PROGRAM STRATEGY: Equal Housing Opportunity
In order to make adequate provision for the housing needs of all economic
segments of the community, the housing program must include actions that
accomplish the following:
Promote housing opportunities for all persons regardless of race, religion, sex,
family size, marital status, ancestry, national origin, color, age or physical
disability.
More generally, this program component entails ways and means to promote
equal housing opportunity.
Equal Housing Opportunity Services: As a participating City in the Community
Development Block Grant Program, Rosemead contributes monies and
cooperates with the San Gabriel Fair Housing Council to enforce fair housing
H-36 9/10/91
•
laws. The City periodically advertises services offered by the Fair Housing
Council which include housing discrimination response, landlord-tenant relations, _
housing information and counseling, and community education programs.
Through'the City's code enforcement program, tenants that are displaced as a
result of correction of illegal conditions, e.g., garage conversions, are referred by
the City to the Fair Housing Council. Rosemead will continue to support the
Fair Housing Council to assure unrestricted access to housing in the community.
H-37 9/10/91
0 •
TABLE H-6
HOUSING PROGRAMS SUMMARY
Housing
Program
Responsible
Agency
Funding
Source
Accomplishments
(1987-1990)
Future Goals
(1989-1994)
Time
Frame
1. Preservation and
Enhancement of
Existing Housing
Stock
a. Low Interest
Community
CDBG, redevelop-
6 loans
Provide
Ongoing
loan Program
Development
ment funds
rehabilitation loam
to 15 households
b. Deferred Loan
Community
CDBG, redevelop-
12 loam
Provide
Ongoing
Program
Development
ment funds
rehabilitation loam
to 25 households
c. Rebate Program
Community
CDBG
16 rebates
Provide 30 rebates
Ongoing
Development
_
d. Handyman
Community
CDBG
216 grants
Provide 300 grants
Ongoing
Program
Development
e. Code
Community
City
Reduce
Improve homing
Ongoing
Enforcement
Development
General Fund
Substandard Units
conditions and over-
crowding
2. Production of
-
Affordable
Housing
a. Direct Homing
Community Dev./
Redevelopment
-
90 Senior Units
40 units-1993
Construction
Redev. Agency
Funds
50 units-1994
b. Land.
Community Dev./
Redevelopment
-
Facilitate new
Ongoing
Assemblage
Redev. Agency
Funds
construction of
affordable housing
c. Density Bonus
Community
City General Fund
-
F.nmumge use by
Ongoing
Development
as necessary
informing resi-
dential applicants of
dewily bonus
options
d. Non-Profit
Community
Redevelopment
-
Support the
1992
Construction
Development
Funds for
formation of a non-
seed money
profit corporation
by providing
technical assistance
and seed monies
H-38 9/10/91
• 0
TABLE H-6 (continued)
Housing
Program
Responsible
Agency
Funding
Source
Accomplishments
(1987-1990)
Future Goals
(1989-1994)
Time
Frame
e. Sites for
Community
City
-
Work towards
1992
Homeless
Development
General Fund
development of a
Shelters/
transitional housing
Transitional
facility/emergency
Housing
shelter through
outreach to social
service providers
and through
revisions to the
Zoning Ordinance
3. Rental
Assistance
'
a. Section 8
Community
HUD/LA Co.
Subsidy to 156
Subsidy to a
Ongoing
Assistance
Development
Housing
households
additional 20
Payments/
-
Authority
households
Housing
Vouchers
4. Increased Home-
-
-
Ownership
Opportunities
. a. Mobilehome
Community
General Fund
New program
Develop mechanism
Within One Year
Park Program
Development
to provide
notification and
relocation assistance
to park residents.
Provide program
outreach
b. Mobilehome
Community
General Fund
New program
Advertise program
One Year
Park Assistance
Development
availability and
serve as co-
applicant for State
funding
c. Shared Equity
Community
Housing Authority,
New program
Work with local
Two Years
Development
Non-Profit
housing authority/
Corporation
non-profit groups to
provide equity
partnerships
d. Single-Family
Community
Revenue Bonds
-
Market availability
Ongoing
Mortgage
Development
of bond financing
Revenue Bonds
H-39 9/10/91
i
TABLE H-6 (continued)
Housing
Program
Responsible
Agency
Funding
Source
Accomplishments
(1987-1990)
Future Goals
(1999-1994)
Time
Frame
e. Reverse
Community
None Necessary
New program
Coordinate with
Two Years
Mortgage
Development
social service groups
Program
and lending institu-
tions to facilitate
initiation of a
reverse mortgage
program and
provide educational
outreach to seniors
5. Equal Housing
Opportunity
a. Equal Housing
Community
CDBG
Ongoing fair
Provide tenant/
Ongoing
Opportunity
Development
housing services
landlord counseling,
Services
housing disctimina-
tion response, and
housing related
services
TOTAL UN117S TO BE CONSTRUCTED: 773 (regional need)/90 assisted units
TOTAL UNITS TO BE REHABILITATED: 70 units
TOTAL UNITS TO BE CONSERVED: 176 units (rent subsidy)
H-40 9/10/91
3.0 GOALS AND POLICIES
GOAL 1: PROTECT EXISTING STABLE, SINGLE-FAMILY
NEIGHBORHOODS THROUGHOUT THE CITY.
Policy 1.1: Encourage the rehabilitation of existing substandard units to
bring them up to code and extend their useful live.
Policy 1.2: Encourage the construction of new single-family attached
and detached dwellings using zoning and other mechanisms.
Policy 1.3: Preserve existing residential areas by using design measures
to buffer these sensitive land uses from adjacent dissimilar -uses.
Policy 1.4: Existing single-family units that require demolition must be
replaced with residential units that will be compatible in character to
the surrounding neighborhood.
Policy 1.5: Conserve existing mobilehome parks which are economically
and physically sound, and establish relocation assistance guidelines for
parks which are converted.
GOAL 2: ENCOURAGE THE DEVELOPMENT OF A RANGE OF HOUSING
TYPES IN A RANGE OF PRICES AFFORDABLE TO ALL
ROSEMEAD RESIDENTS.
Policy 2.1: There should be a variety of housing types and prices to
accommodate a wide range of housing needs and tastes.
Policy 2.2: Encourage the maintenance of existing housing
opportunities while promoting the development of new housing
opportunities for the City's elderly.
Policy 2.3: Discourage the conversion of apartments to condominiums
by requiring that converted buildings be brought into full compliance
with the existing codes.
Policy 2.4: Amended the City's Zoning Ordinance to permit the
development of emergency shelters in commercial and industrial zones,
subject to a CUP.
H-41 9/10/91
• •
GOAL 3: ENCOURAGE THE MAINTENANCE AND UPGRADING OF
EXISTING HOUSING STOCK TO INSURE A DECENT, SAFE, AND
SANITARY HOME FOR ALL ROSEMEAD RESIDENTS.
Policy 3.1: A range of housing opportunities should be provided to
existing and future residents of the City of Rosemead to insure that
housing is available to all socio-economic segments of the community.
Policy 3.2: Low and moderate-income housing should be of equal .
design, construction, and maintenance as that of more expensive
housing in the City of Rosemead.
Policy 3.3: Housing developed for low and moderate-income
households should not be concentrated in any single location or
planning area.
Policy 3.4: The provision for low and moderate income housing should
be coordinated with the Los Angeles County Housing Assistance
Program (HAP).
GOAL 4: SUPPORT FEDERAL AND STATE LAWS WHICH PROHIBIT
DISCRIMINATION IN HOUSING ON THE BASIS OF AGE, SEX, OR
RACE.
Policy 4.1: Continue to cooperate and support the San Gabriel Valley
Fair Housing Council to provide information and counseling pertaining
to fair housing and landlord-tenant issues.
Policy 4.2: The City of Rosemead will continue to support and assist in
enforcing, as required, the provisions of the Federal Fair Housing Act.
H-42 9/10/91
•
C~
APPENDIX A
RESIDENTIAL SITE INVENTORY
0
RESIDENTIAL SITE INVENTORY
VACANT LOTS
ZONE
ADDRESS
SQ. FT.
POTENTIAL
DWELLING
UNITS
R-1
9206 Glendon Way
17,440
3
R-1
2216 Gladys
6,850
1
R-1
2422 Gladys
6,850
1
R-2
7430 Fern
7,000
1
R-2
7550 Hellman
7,500
1
R-2
3324 Evelyn
9,200
2
R-3
4117 Walnut Grove
14,400
9
R-2
3034 Brighton
7,000
1
R-2
3217 Isabel
9,200
2
R-2
3054 Gladys
8,300
1
R-2
3219 Charlotte
7,500
1
R-2
8470 Mission
24,400
4
R-2
8942 Newby
8,078
1
R-1
3711 Ellis Lane
14,850
2
R-1
8780 Guess
6,000
1
R-1
8761 Guess
6,000
1
R-1
8766 Guess
6,000
1
R-1
8774 Guess
6,000
1
R-1
8767 Guess
6,000
1
R-1
8750 Guess
6,000
1
TOTAL 36
Source: City of Rosemead Planning Department
9/10/91
•
•
RESIDENTIAL SITE INVENTORY
UNDERUTILIZED RESIDENTIAL PARCELS
ZONE
ADDRESS
SQ. Fr.
POTENTIAL
DWELLING
UNITS
R-1
4814 Muscatel
25,960
1
R-1
3723 Muscatel
17,385
2
R-1
3818-20 Muscatel
3,960
2
R-1
3811 Ivar
20,180
2
R-1
4047 Rio Hondo
18,300
2
R-1
4324 Rio Hondo
21,750
2
R-1
3915 Rio Hondo
17,585
2
R-1
9414 Pitkin
14,000
1
R-1
9427 Pitkin
12,000
1
R-1
4314 Encinita
15,000
1
R-2
7640 Garvalia
19,436
1
R-2
7617 Graves
12,570
1
R-1
2704 Stingle
16,717
2
R-1
9602 Steele
12,090
1
R-1
9349 Guess
17,500
2
R-1
9328 Guess
17,500
2
R-2
8610 Fern
13,783
2
R-1
9318 Ralph
17,500
2
R-1
9504 Ralph
12,750
1
R-1
9527 Ralph
11,895
1
R-1
9125 Marshall
12,000
1
R-1
9243 Marshall
12,900
1
R-1
3914 Delta
17,000
1
R-2
3335 Angelus
15,000
1
R-2
7926-30 Whitmore
18,600
1
R-1
3015-47 Sullivan
20,648
1
R-1
3055 Sullivan
14,389
1
R-1
3123 Sullivan
17,867
2
R-1
3027 Sullivan
17,592
2
R-1
3160 Rosemead Place
17,550
2
R-1
3136-40 Rosemead PI.
17,550
1
R-1
3102 Rosemead Pl.
17,550
1
R-1
303440 Rosemead Pl.'
17,550
1
R-2
3149 Willard
18,670
2
R-2
3141 Willard
25,000
3
R-2
3333 Delta
17,500
1
R-2
2412 Strathmore
14,931
1
R-2
2504 Falling Leaf
18,320
2
9/10/91
•
RESIDENTIAL SITE INVENTORY
UNDERUTILIZED RESIDENTIAL PARCELS
(continued)
ZONE
ADDRESS
SQ. FT.
POTENTIAL
DWELLING
UNITS
R-1
3353-51 Falling Leaf
18,914
1
R-1
3337-39 Falling Leaf
18,914
1
R-1
3139 Falling Leaf
18,576
2
R-1
3107 Burton
14,256
1
R-1
3436 Burton
15,300
1
R-1
3045 Bartlett
16,060
2
R-1
3424 Bartlett
14,625
1
R-1
3156 Bartlett
16,500
1
R-1
3134 Bartlett
19,910
2
R-1
3122 Bartlett
19,910
2
R-1
3201 Muscatel
17,820
2
R-1
3342 Muscatel
20,900
2
R-1
3322 Muscatel
16,940
1
R-1
3107 Ivar
14,472
1
R-1
3365 Ivar
22,247
3
R-1
3335Ivar
19590
2
R-1
8929 Emerson Place
19,920
2
R-1
3177 Rosemead
16,000
1
R-1
8925 Cortada
16,000
2
R-2
7534 Columbia
17,400
2
R-2
7542 Columbia
13,500
1
R-2
7550 Columbia
13,500
1
R-2
7760 Columbia
IZ600
1
R-2
7704 Hellman
13,188
1
R-2
3256 Hellman
17,040
2
R-2
3248 Stevens
14,910
1
R-2
3219 Prospect
15,037
1
R-2
3320 Prospect
15,087
1
R-2
3044 Isabel
13,678
1
R-2
3140 Isabel
12,276
1
R-2
3126 Isabel
12,276
1
R-2
3114 Jackson
12,276
1
R-2
7554 Whitmore
15,000
1
R-2
3130 Whitmore
23,000
3
R-2
3124 Evelyn
13,800
1
R-2
3234 Evelyn
14,630
1
R-2
3226 Evelyn
23,920
2
R-2
3340 Evelyn
18,492
2
9/10/91
• •
RESIDENTIAL SITE INVENTORY
UNDERUTILIZED RESIDENTIAL PARCELS
(continued)
ZONE
ADDRESS
SQ. Fr.
POTENTIAL
DWELLING
tJNITS
R-3
4503 Walnut Grove
15,246
R-3
4443 Walnut Grove
21,550
1
R-3
4225 Walnut Grove
14,202
8
R-3
4151 Walnut Grove
43,996
1
R-3
4127 Walnut Grove
14,200
1
R-3
4121 Walnut Grove
14,200
1
R-3
4111 Walnut Grove
14,200
5
R-3
4107 Walnut Grove
7,089
1
R-3
4103 Walnut Grove
21,344
2
R-3
4100 Walnut Grove
11,148
4
R-3
4029 Walnut Grove
23,958
10
R-3
4021 Walnut Grove
7,075
2
R-3
4521 Muscatel
5,086
2
R-3
4529 Muscatel
5,065
2
R-3
4324 Muscatel
34,390
10
R-3
8815 Mission
36,459
8
R-3
3943 Gernert
8,750
1
R-3
3939 Gernert
13,125
4
R-3
3938 Gernert
7,028
3
R-3
3946 Gernert
7,028
3
R-3
3859 Rosemead
18,730
11
R-3
3821 Rosemead
20,347
5
R-3
3817 Rosemead
6,300
3
R-3
3809 Rosemead
7,013
2
R-3
3727 Rosemead
20,908
3
R-3
3717 Rosemead
20,037
3
R-3
3711 Rosemead
6,570
1
R-3
3707 Rosemead
6,570
1
R-3
3914 Rosemead
14,560
3
R-3
3866 Rosemead
22,545
4
R-3
3862 Rosemead
14,083
6
R-3
3848 Rosemead
7,540
2
R-3
9001 Ralph
9,136
2
R-3
9016 Ralph
8,272
2
R-3
3830 Rosemead
11,745
6
R-3
3824 Rosemead
17,212
10
R-3
3816 Rosemead
9,686
5
R-3
3808 Rosemead
9,686
4
4 9/10/91
0 •
RESIDENTIAL SITE INVENTORY
UNDERUTILIZED RESIDENTIAL PARCELS
(continued)
ZONE
ADDRESS
SQ. FF.
POTENTIAL
DWELLING
UNITS
R-3
3722 Rosemead
17,268
3
R-3
3718 Rosemead
12,829
1
R-3
3700 Rosemead
7,795
1
R-3
7419 Hellman
9,000
4
R-3
7423 Hellman
8,000
2
R-3
7427 Hellman
10,000
3
R-3
7435 Hellman
9,000
5
R-3
7437 Hellman
9,000
2
R-3
7535 Hellman
12,000
7
R-3
7543 Hellman
6,750
3
R-3
7545 Hellman
11,250
1
R-3
7551 Hellman
9,000
5
R-3
7565 Hellman
10,000
5
R-3
7569 Hellman
6,000
2
R-3
3415 Jackson
5,400
2
R-3
3419 Jackson
5,400
2
R-3
3416 Jackson
5,940
2
R-3
3412 Jackson
5,940
2
R-3
7611 Hellman
5,152
2
R-3
7617 Hellman
18,400
8
R-3
7623 Hellman
8,600
2
R-3
7631 Hellman
8,500
4
R-3
7635 Hellman
8,530
1
R-3
7637 Hellman
8,530
1
R-3
7701 Hellman
18,000
7
R-3
7723 Hellman
13,500
5
R-3
7727 Hellman
13,500
1
R-3
7725 Hellman
13,500
7
R-3
7727 Hellman
13,500
4
R3
7733 Hellman
7,000
3
R-3
7741 Hellman
8,000
4
R-3
7745 Hellman
8,000
4
R-3
2730 New Avenue
6,982
3
R-3
2728 New Avenue
6,982
3
R-3
2712 New Avenue
6,982
3
R-3
2706 New Avenue
6,982
2
R-3
2702 New Avenue
6,982
3
R-3
2642 New Avenue
6,522
4
5 9/10/91
0 •
RESIDENTIAL SITE INVENTORY
UNDERUTILIZED RESIDENTIAL PARCELS
(continued)
ZONE
ADDRESS
SQ. Ff.
POTENTIAL
DWELLING
UNITS
R-3
2640 New Avenue
5,897
2
R-3
2634 New Avenue
5,897
2
R-3
2622 New Avenue
6,139
2
R-3
2614 New Avenue
6,154
2
R-3
7414 Fern
3,360
1
R-3
2530 New Avenue
6,150
3
R-3
2536 New Avenue
6,150
3
R-3
2522 New Avenue
9,450
5
R-3
2516 New Avenue
9,450
4
R-3
2506 New Avenue
5,200
2
R-3
7403 Garvalia
5,200
1
R-3
7406 Garvalia
7,125
1
R-3
2486 New Avenue
7,125
1
R-3
2482 New Avenue
5,510
2
R-3
2476 New Avenue
5,035
2
R-3
2464 New Avenue
8,740
1
R-3
2458 New Avenue
9,120
1
R-3
2456 New Avenue
5,200
1
R-3
2444 New Avenue
9,120
4
R-3
2438 New Avenue
35,340
3
R-3
2718 Walnut Grove
21,700
9
R-3
2714 Walnut Grove
15,500
4
R-3
2706 Walnut Grove
21,700
2
R-3
2700 Walnut Grove
19,220
2
R-3
2626 Walnut Grove
81,840
22
R-3
2620 Walnut Grove
20,460
7
R-3
1614 Walnut Grove
20,460
4
R-3
2730 Walnut Grove
37,200
8
R-3
2147 Angeles
6,166
2
R-3
2143 Angeles
6,158
2
R-3
8301 Keim
8,250
2
R-3
8307 Keim
8,250
2
R-3
8302 Keim
5,720
1
R-3
8308 Keim
5,810
1
R-3
8314 Keim
5,840
1
R-3
8320 Keim
6,180
2
R-3
7601 Hellman
9,968
3
TOTAL 384
Source: City of Rosemead Planning
9/10/91
RESIDENTIAL SITE INVENTORY
RESIDENTIAL DEVELOPMENT POTENTIAL IN P-O-D ZONE
ZONE
ADDRESS
SQ. FT.
EXISTING
UNITS
POTENTIAL
ADDITIONAL
DWELLINGUNITS
P-O-D
8837 Glendon
15,444
10
0
P-O-D
8843 Glendon
30,680
18
2
P-O-D
8903 Glendon
15,454
9
1
P-O-D
8909 Glendon
15,454
2
8
P-O-D
8915 Glendon
15,454
8
2
P-O-D
8921 Glendon
15,454
9
1
P-O-D
8927 Glendon
15,454
9
1
P-O-D
9228 Glendon
20,330
7
0
P-O-D
3500 Hart
7,360
0
4
P-O-D
8852 Marshall
16,351
9
1
P-0-D
8858 Marshall
17,859
18
10
P-O-D
8902 Marshall
15,454
9
1
P-O-D
8908 Marshall
15,454
10
0
P-O-D
8914 Marshall
15,454
8
2
P-O-D
8920 Marshall
15,454
2
8
P-O-D
8926 Marshall
13,970
1
8
P-O-D
9211 Ramona
16,470
1
8
P-O-D
9217 Ramona
16,552
2
9
P-O-D
9223 Ramona
17,146
2
9
P-O-D
9233 Ramona
24,393
2
14
P-O-D
9243 Ramona
7,268
1
3
P-O-D
9249 Ramona
7,426
0
4
P-O-D
9253 Ramona
7,900
2
3
P-O-D
9259 Ramona
7,072
1
3
P-O-D
9303 Ramona
11,025
1
6
P-0-D
9317 Ramona
38,780
12
13
P-O-D
9335 Ramona
33,000
3
19
P-O-D
9343 Ramona
33,950
1
21
P-O-D
9349 Ramona
13,300
1
7
P-O-D
9355 Ramona
6,370
1
3
P-O-D
3511 Rio Hondo
8,780
1
4
P-O-D
3515 Rio Hondo
5,527
1
2
P-O-D
3733 Rosemead
18,295
0
0
P-O-D
3907 Rosemead
26,770
0
0
P-O-D
3919 Rosemead
12,632
11
0
P-O-D
3925 Rosemead
20,420
0
0
Note: Bolded entries indicate parcels with significant residential infill potential.
Source: City of Rosemead Planning Department
7 9/10/91