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2014-2021 Housing Element Adopted October 1, 2013

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2014-2021 Housing Element Adopted October 1, 2013 CITY OF WEST COVINA 2014-2021 Housing Element Adopted October 1, 2013 Prepared for City of West Covina by ESA City of West Covina 2014-2021 Housing Element Adopted October 1, 2013 Prepared For: City of West Covina 1444 West Garvey Avenue West Covina, CA 91790 Prepared By: Environmental Science Associates 626 Wilshire Drive, Ste 1100 Los Angeles, CA 90017 2014-2021 HOUSING ELEMENT This page intentionally left blank Acknowledgements City Council Shelley Sanderson, Mayor Steve Herfert, Mayor Pro Tem Andrew McIntyre, Councilmember Fredrick Sykes, Councilmember Rob Sotelo, Councilmember Planning Commission Donald Holtz, Chairman Paul Blackburn, Commissioner Dario Castellanos, Commissioner Gerald Menefee, Commissioner Betty Valles, Commissioner City Manager’s Office Christopher J. Chung, City Manager Mike Lee, Assistant City Manager Planning Department Jeff Anderson, Planning Director Fabiola Wong, Senior Planner Consultant Team Alexa Washburn, Project Director Sarah Walker, Project Manager Arlene Granadosin, Project Planner Dana Martinez, CEQA Planner 2014-2021 HOUSING ELEMENT This page intentionally left blank Table of Contents 1. Introduction ............................................................................................................... 1 1.1 - Housing Element Purpose ............................................................................................ 1 1.2 - State Policy and Authority ........................................................................................... 1 1.3 - Consistency with State Planning Law ........................................................................ 2 1.4 - General Plan Consistency ........................................................................................... 3 1.5 - New State Legislation ................................................................................................... 4 1.6 - Citizen Participation ...................................................................................................... 5 1.7 - Housing Element Organization ................................................................................... 6 2. Housing Plan .............................................................................................................. 9 3. Quantified Objectives ............................................................................................. 31 4. Community Profile................................................................................................... 33 4.1 - Introduction .................................................................................................................. 33 4.2 - Data Sources ............................................................................................................... 34 4.3 - Housing Assistance Summary .................................................................................... 35 4.4 - Population Trends and Characteristics ................................................................... 36 4.5 - Household Characteristics ......................................................................................... 41 4.6 - Housing Inventory and Market Conditions ............................................................. 44 4.7 - Housing Costs ............................................................................................................... 50 4.8 - Community Housing Summary ................................................................................. 55 5. Housing Needs ........................................................................................................ 57 5.1 - Introduction .................................................................................................................. 57 5.2 - Summary of Special Needs Groups ......................................................................... 58 5.3 - Existing Need................................................................................................................ 59 5.4 - Special Needs Groups ............................................................................................... 63 5.5 - At-Risk Housing ............................................................................................................. 76 5.6 - Regional Housing Needs Assessment ...................................................................... 82 6. Housing Constraints ............................................................................................... 83 6.1 - Governmental Constraints ........................................................................................ 83 6.2 - Non-Governmental Constraints .............................................................................. 108 7. Housing Resources ............................................................................................... 115 7.1 - Regional Housing Needs Allocation ...................................................................... 115 7.2 - Availability of Sites for Housing ................................................................................ 116 7.3 - Summary of Available Sites ..................................................................................... 138 7.4 - Housing Resources .................................................................................................... 139 7.5 - Energy Conservation Opportunities ....................................................................... 144 8. Progress Report .................................................................................................... 147 9. Appendix A ............................................................................................................. 163 City of West Covina i 2014-2021 HOUSING ELEMENT This page intentionally left blank ii 2014-2021 Housing Element List of Tables Table 3-1: 2014-2021 Quantified Objectives .................................................................................... 31 Table 4-1: Housing Assistance Needs of Income Groups by Tenure ............................................ 35 Table 4-2: Population by Age 2000 and 2011 .................................................................................. 38 Table 4-3: Population by Race/Ethnicity 2000 and 2011 ............................................................... 39 Table 4-4: Major Employers in West Covina ..................................................................................... 40 Table 4-5: Number of Persons in Household (1990 – 2010) ............................................................. 41 Table 4-6: Household Growth Trends (1990 – 2010) ........................................................................ 42 Table 4-7: Household Size by Tenure 2010 ........................................................................................ 42 Table 4-8: Household and Family Income Estimates 2010 ............................................................. 43 Table 4-9: Regional Comparison of Total Housing Stock ............................................................... 44 Table 4-10: Housing Inventory and Occupancy 2010 .................................................................... 45 Table 4-11: Number of Housing Units by Type .................................................................................. 46 Table 4-12: Households by Tenure 2010 ............................................................................................ 47 Table 4-13: Year Structure Built ........................................................................................................... 48 Table 4-14: Building Permit Activity Summary .................................................................................. 49 Table 4-15: Housing Values 2000 and 2010 ...................................................................................... 50 Table 4-16: Median Home Prices, 2013 ............................................................................................. 51 Table 4-17: Rents by Number of Bedrooms, 2010 ............................................................................ 52 Table 4-18: Rental Rate Survey in West Covina, 2008 ..................................................................... 52 Table 4-19: Calculation of Affordable Housing Costs by Tenure .................................................. 53 Table 4-20: Housing Affordability by Income Group ...................................................................... 54 Table 5-1: Housing Assistance Needs of Households by Tenure ................................................... 58 Table 5-2: Number of Occupants per Room by Tenure ................................................................. 60 Table 5-3: Housing Cost as a Percentage of Household Income ................................................ 62 Table 5-4: Housing Cost as Compared to Gross Income ............................................................... 62 Table 5-5: Licensed Elderly Care Facilities ........................................................................................ 64 Table 5-6: Large Households by Tenure, 2010 .................................................................................. 67 Table 5-7: Female-Headed Households ........................................................................................... 68 Table 5-8: Disability Type by Age ....................................................................................................... 69 Table 5-9: Developmentally Disabled Residents by Age ..............................................................
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