CITY OF ALHAMBRA AGENDA ALHAMBRA PLANNING COMMISSION MAY 3, 2021
CORONAVIRUS (COVID-19) ADVISORY NOTICE
Consistent with Executive Orders No. N-29-20 and No. N-35-20 from the Executive Department of the State of California and the County of Los Angeles Department of Public Health Safer At Home Order, the Alhambra Planning Commission meeting will not be physically open to the public and the meeting will take place via teleconference and video conference.
To watch and listen to the meeting: To maximize public safety while still maintaining transparency and public access, members of the public can participate by using Zoom Webinar as follows:
Zoom Webinar direct link: https://us02web.zoom.us/j/82735405361 Webinar ID: 827 3540 5361
Or by telephone by dialing 1-888-475-4499 (Toll Free) or 1-833-548-0276 (Toll Free) or 1-833-548-0282 (Toll Free) or 1-877-853-5257 (Toll Free) or 1-669-900-9128 or 1-346-248-7799 or 1-253-215-8782 or 1- 646-558-8656 or 1-301-715-8592 or 1-312-626-6799 and entering Webinar ID: 827 3540 5361. Please Note: All members of the public calling or logging into the meeting will be muted so that the meeting can proceed.
For those wishing to speak on an agenda item, please email Principal Planner Paul Lam at [email protected] no later than 4:30 p.m. prior to the meeting with the item number you wish to speak on and the phone number you will use when calling or the name you will use when logging into the meeting. You should then call or log into the meeting at least 10 minutes prior to its start time. Staff will unmute you and announce you when it is your time to speak. You will have five minutes to speak, unless that time is adjusted by the President. If you do not have access to a computer please call 626-570- 5034 to request public comment.
As an alternative to speaking during the meeting, you can email your comments to the Planning Division at [email protected] no later than 4:30 p.m. on May 3, 2021 to ensure that Planning Staff has time to print the emails prior to the beginning of the meeting. Comments will then be read into the record, with a maximum allowance of 5 minutes per individual comment, subject to the President’s discretion. If a comment is received after 4:30 p.m. but before the conclusion of the meeting based upon its time stamp, the comment will still be included as a part of the record of the meeting but will not be read into the record.
Any member of the public who needs accommodations or who needs their comments translated should email or call the Community Development Department at [email protected] or (626) 570-5034. All requests for accommodations or translation services shall be made by 4 p.m. the Thursday prior to the Planning Commission meeting. If accommodation or translation is not requested by 4 p.m. the Thursday prior to the Planning Commission meeting, staff will try to accommodate the request to the best of their efforts to provide as much accessibility as possible while also maintaining public safety. Given the challenges of teleconference and video conference meetings, all participants are encouraged to email their comments prior to the beginning of the meeting.
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AGENDA REGULAR MEETING ALHAMBRA CITY PLANNING COMMISSION 111 South First Street May 3, 2021 7:00 p.m.
CALL MEETING TO ORDER:
ROLL CALL: ANTONIO GARDEA, President ERIC GARCIA, Vice President WING HO RON SAHU BARBARA MESSINA DANNY TANG CHRIS OLSON KENT TSUJII CALIMAY PHAM NAN “NOYA” WANG
FLAG SALUTE: Led by President Gardea
CONSENT AGENDA:
Pursuant to Alhambra Municipal Code Section 23.78.020, all items listed on the Consent Agenda will be enacted by one motion based on the recommended actions listed below unless a citizen or a Commissioner requests that an item be removed and be heard separately. Items placed on the Consent Agenda include smaller scale projects, projects which do not require Variances, projects which are being continued to future meetings and ministerial matters (minutes, resolutions, etc.).
1. MINUTES – APRIL 19, 2021
Recommended Action: Commission review and approve as submitted the Minutes of the April 19, 2021, Regular Meeting of the Alhambra Planning Commission.
PUBLIC HEARINGS:
2. PLANNED DEVELOPMENT PERMIT PD-21-10 AND CONDITIONAL USE PERMIT CUP-21-11
2 South 2nd Street Parking Lot (Assessor Parcel Number: 5344-026-915) Applicant: Myles Peinemann (American Family Housing) This is an application for a Planned Development Permit PD-21-10 and Conditional Use Permit CUP-21-11 to construct a 78,600 square foot, seven (7) story 50-unit residential, and one (1) commercial unit, mixed-use affordable housing apartment complex on a site of approximately 18,399 square feet located in the CBD and DRD (Central Business District & Downtown Revitalization District) zone. (This application is exempt from the California Environmental Quality Act)
Recommended Action: Continue to May 17, 2021.
PRESENTATIONS:
3. 2021-2029 HOUSING ELEMENT UPDATE This is a presentation of the 2021-2029 Housing Element Update project presented by ECONorthwest.
Recommended Action: Receive and file this informational report and provide recommendations to Staff as deemed appropriate.
DIRECTOR’S REPORT:
At this time the Director of Community Development, or his/her designee, will provide updates on projects, programs or events within the City and make announcements as deemed necessary.
PUBLIC COMMENTS FOR NON-AGENDIZED ITEMS (TIME LIMIT – 5 MINUTES)
Citizens wishing to address the Commission on any matter within the subject matter jurisdiction of the Commission not on the Agenda may do so at this time. Please note that while the Planning Commission values your comments, pursuant to the Brown Act, the Planning Commission cannot take action unless the matter appears as an item on a forthcoming agenda.
COMMISSION ORALS:
Each Commissioner at his/her discretion may address the Commission and public on matters of general information and/or concern, including announcements and future agenda items.
ADJOURNMENT:
The next regularly scheduled meeting of the Alhambra Planning Commission will be held on Monday, May 17, 2021, at 7:00 p.m.
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NOTICE:
AGENDA ITEMS: Copies of the staff reports or other written documentation relating to each item of business described herein above are on file in the offices of the Community Development Department in City Hall, 111 South First Street, Alhambra, California, and are available on the City’s website. If you would like to sign-up to receive the Planning Commission meeting agenda and staff reports packet, please visit the City’s website at www.cityofalhambra.org and you will be able to submit your email address on the homepage to the subscription service.
APPEALS: Any person wishing to appeal any decision of the Planning Commission to the City Council may do so by filing an appeal in writing along with the appropriate appeal fee to the Community Development Department in City Hall within 10 calendar days of the Planning Commission decision. The appeal period for items on this agenda expires at the close of business on May 13, 2021.
Meeting Rules and Regulations
Section 2.24.060 of the Alhambra Municipal Code provides for the Planning Commission to establish and enforce its own rules and regulations for its meetings. The Planning Commission uses those rules and regulations established by the Municipal Code and implemented for use by the City Council.
Addressing the Commission: Any person wishing to address the Commission during the meeting must email Paul Lam at [email protected] no later than 4:30 p.m. prior to the meeting with the item number you wish to speak on and the phone number you will use when calling or the name you will use when logging into the meeting. You should then call or log into the meeting at least 10 minutes prior to its start time.
As an alternative you can email your comments by sending them to the Planning Division by email at [email protected] no later than 4:30 p.m. to ensure that Planning Staff has time to print the emails prior to the beginning of the meeting. Comments will then be read into the record, with a maximum allowance of 5 minutes per individual comment, subject to the President’s discretion.
All remarks shall be addressed to the Commission as a body and not to any member thereof. No person, other than the Commission and the person having the floor, shall be permitted to enter into any discussion, either directly or through a member of the Commission, without the permission of the President. No question shall be asked a Commissioner except through the President.
Standards of Decorum: Any person addressing the Commission who refuses to stop speaking after his/her time has expired or any person who behaves in such a manner as to interfere with or impede the progress of the Planning Commission meeting who, after a request by the President, refuses to cease such behavior may be muted upon direction of the President.
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CITY OF ALHAMBRA PLANNING COMMISSION ACTION MINUTES
Regular Meeting April 19, 2021
A. CALL MEETING TO ORDER: 7:01 P.M. via video conference and teleconference
B. ROLL CALL: Present: Ho, Messina, Olson, Pham, Sahu, Tang, Tsujii, Wang, Garcia, Gardea
Absent: None
Staff Present: Marc Castagnola, Community Development Director, Paul Lam, Principal Planner, Scott Quyle, Associate Planner, and Erica Vega, Deputy City Attorney
C. FLAG SALUTE: Led by President Gardea
D. PRESENTATION:
ITEM 1: PLANNING COMMISSION TRAINING • Request: The Deputy City Attorney will conduct a training session to update the Planning Commission on policies and procedures. • Recommended Action: There is no action required. • Erica Vega, Deputy City Attorney: presented an informative PowerPoint presentation for Planning Commission Training. The presentation reviewed the Planning Commission’s role in reviewing projects and what laws regulate them.
• For additional information regarding the discussion, the audio and video recordings of the discussion are available here:
Audio: https://drive.google.com/file/d/17rpDsIFvqA0F2uB0Mpj_736EE4gIKyFm/view
Video: https://drive.google.com/file/d/1IzYeZfP5zV5OFKy044N2tpWHqPYTt4qE/view
E. CONSENT AGENDA:
ITEM 2: MINUTES – APRIL 05, 2021 Recommended Action: Approve as submitted.
MOTION: • Moved to approve Consent Calendar Item 2. • Moved by Commissioner Sahu. Seconded by Commissioner Ho. 1 04/19/2021
• The motion carried by the following roll call vote:
Roll Call Vote: 10-0 Ayes: Ho, Messina, Olson, Pham, Sahu, Tang, Tsujii, Wang, Garcia, Gardea Noes: None Abstain: None Absent: None
• For additional information regarding the discussion, the audio and video recordings of the discussion are available here:
Audio: https://drive.google.com/file/d/17rpDsIFvqA0F2uB0Mpj_736EE4gIKyFm/view
Video: https://drive.google.com/file/d/1IzYeZfP5zV5OFKy044N2tpWHqPYTt4qE/view
F. PUBLIC HEARINGS:
ITEM 3: RESIDENTIAL PLANNED DEVELOPMENT PERMIT RP-19-09 • 119 South Curtis Avenue • Request: This is an application for a Residential Planned Development Permit to construct a 2-story addition totaling 880 square feet to an existing 2,012 square foot two-story single-family home located in the R-3 (Multiple Family Residential) zone. The proposed project will also construct an attached 4-car garage to the rear and eliminate an existing two-car garage. • Recommended Action: Pending public testimony, adopt Resolution No. 21-02, approving Residential Planned Development Permit RP- 19-09, subject to the Conditions of Approval. • Associate Planner Scott Quyle provided staff presentation. • Public Comments: There were two requests to speak on this item. Jennifer Ng and Bert Ng had concerns with the architectural compatibility of that of a Craftsman style home. • Commissioner Comments: Several Commissioners had questions with the intended use of the home as the home has many bathrooms, bedrooms, and two kitchens. Commissioners also had questions and concerns regarding the architectural components of the home that altered the home’s Craftsman style.
MOTION: • Moved to approve Residential Planned Development Permit RP-19-09 with a condition that the project shall be referred back to the Design Review Board for final review of the Craftsman style details including window trim, intermediate trim that can help break down the scale of the massing including front door detail and exterior paint colors and finish materials that will be seen
2 04/19/2021
from the street, and front porch design including attention to the stone pillars and to the crossmembers. • Moved by Commissioner Ho. Seconded by Commissioner Messina. • The motion carried by the following roll call vote:
Roll Call Vote: 10-0 Ayes: Ho, Messina, Olson, Pham, Sahu, Tang, Tsujii, Wang, Garcia, Gardea Noes: None Abstain: None Absent: None
• For additional information regarding the discussion, the audio and video recordings of the discussion are available here:
Audio: https://drive.google.com/file/d/17rpDsIFvqA0F2uB0Mpj_736EE4gIKyFm/view
Video: https://drive.google.com/file/d/1IzYeZfP5zV5OFKy044N2tpWHqPYTt4qE/view
G. DIRECTOR’S REPORT:
• There were none
H. PUBLIC COMMENTS/ORAL COMMUNICATIONS:
• There were none.
I. COMMISSION ORALS:
• Commissioner Olson suggested that Commissioners identify themselves by name when speaking. • Vice President Garcia stated that he expressed his concerns with the Inclusionary Housing Ordinance (“IHO”) in-lieu fee with his Councilperson and suggested that his fellow Commissioners who also share the same concerns do the same. • Commissioner Tang requested that staff report back to the Commission on the Accessory Dwelling Unit (“ADU”) standards and permitting process. MOTION: • Moved to have Staff return to the Planning Commission with an informational report relating the ADU standards and permitting process. • Moved by Commissioner Tang. Seconded by Commissioner Wang. • The motion carried by the following roll call vote: Roll Call Vote: 8-0-2 Ayes: Olson, Pham, Sahu, Tang, Tsujii, Wang, Garcia, Gardea Noes: None Abstain: Ho, Messina Absent: None 3 04/19/2021
• Commissioner Sahu expressed his concerns with the fee structure of IHO in-lieu fee and inquired how it was derived.
• For additional information regarding the discussion, the audio and video recordings of the discussion are available here:
Audio: https://drive.google.com/file/d/17rpDsIFvqA0F2uB0Mpj_736EE4gIKyFm/view
Video: https://drive.google.com/file/d/1IzYeZfP5zV5OFKy044N2tpWHqPYTt4qE/view
J. ADJOURNMENT:
• There being no other business, the meeting was adjourned at 8:50 P.M. to Monday, May 03, 2021, at 7:00 P.M.
______Antonio Gardea President
ATTEST:
Paul Lam Principal Planner
4 04/19/2021 AGENDA ITEM NO. 2 AGENDA REPORT May 3, 2021 Planned Development Permit PD-21-10 Conditional Use Permit CUP-21-11
TO: City of Alhambra Planning Commission
FROM Vanessa Reynoso, Deputy Director of Community Development Paul Lam, Principal Planner Scott Quyle, Associate Planner
SUBJECT: Planned Development Permit PD-21-10 and Conditional Use Permit CUP-21- 11
1. LOCATION: South 2nd Street
2. DATE FILED: February 12, 2021
3. APPLICANT: Myles Peinemann (American Family Housing)
4. PROPERTY OWNER: City of Alhambra
5. APN: 5344-026-915
6. AREA OF PROPERTY: 18,399 sf. (approximately 0.42 acres)
7. ZONING: CBD and DRD (Central Business District & Downtown Revitalization District)
8. GENERAL PLAN: Central Business District
9. CEQA DETERMINATION: Categorically Exempt
10. STAFF RECOMMENDATION: Approval
PROPOSAL This is an application for a Planned Development Permit PD-21-10 and Conditional Use Permit CUP-21-11 to construct a 78,600 square foot, seven (7) story 50-unit residential, and one (1) commercial unit, mixed-use affordable housing apartment complex on a site of approximately 18,399 square feet located in the CBD and DRD (Central Business District & Downtown Revitalization District) zone.
PD-21-10 & CUP-21-11 Page 1 of 2 BACKGROUND The project was originally scheduled to appear on the May 3, 2021 Planning Commission hearing, however, after noticing the project with the Pasadena Star News, the applicant was not able to submit the required forms to the Environmental Division in a timely manner, and as a result, the project is not ready to be discussed at tonight’s meeting. The applicant is requesting that the Planning Commission continue the item to May 17, 2021 to provide the necessary time to submit the necessary forms to the Utilities Department’s Environmental Division for review.
PUBLIC NOTICE A legal notice advertising the public hearing was placed in the Pasadena Star News on April 22, 2021. No comments have been received from any of the parties notified.
STAFF RECOMMENDED ACTION Staff recommends Planning Commission to: 1. Continue the public hearing to May 17, 2021.
PD-21-10 & CUP-21-11 Page 2 of 2 AGENDA ITEM NO. 3
Planning Commission May 3, 2021
2021-2029 Housing Element Update
TO: City of Alhambra Planning Commission
FROM: Vanessa Reynoso, Deputy Director of Community Development Paul Lam, Principal Planner
SUBJECT: Presentation regarding the 2021-2029 Housing Element Update project by ECONorthwest
The Housing Element is one of the required Elements in the City’s General Plan and outlines the City’s goals, policies and actions for how it will meet the community’s vision regarding future housing needs. Unlike the other Elements of the General Plan, the Housing Element must be updated every eight years to ensure compliance with any changes in State housing laws, consider changes in demographics, and demonstrate the ability to meet future housing needs. The current Housing Element covers the planning period of October 2013 to October 2021 and an update is now needed to cover the planning period from 2021-2029.
To assist the City with the development of the 2021-2029 Housing Element Update, the City retained the services of ECONorthwest. At the October 19, 2020, Planning Commission meeting, ECONorthwest provided an informational presentation which provided an introduction and overview of the project, including State mandates and the Regional Housing Needs Allocation (RHNA) process. Since then, a project overview presentation has also been provided to the City Council, a community workshop was held (including the conducting of a community survey), and five (5) Town Hall events were held, in that order.
At tonight’s meeting, ECONorthwest will present to the Planning Commission their analysis and findings based upon their independent analysis and input received from the previous presentations, workshop and survey, and Town Hall events. This presentation will have a strong focus on RHNA and the Planning Commission will be presented analysis of the various options available to the City for working towards RHNA compliance. The meeting is intended to solicit input from the Planning Commission regarding the issues and concerns that will be presented.
Attached, you will find a copy of ECONorthwest’s presentation.
STAFF RECOMMENDED ACTION:
It is recommended that the Planning Commission receive and file this informational report and provide recommendations to Staff as deemed appropriate.
1 Alhambra RHNA6 Housing Element Update
City of Alhambra Housing Element Update | ECONorthwest Sites Inventory Study Session May 3, 2021
ECONorthwest City of Alhambra Housing Element Update | ECONorthwest Introductions
Chris Blakney Project Director | Presenter PROJECT LEADERSHIP TEAM ECONorthwest
ECONorthwest is a West Coast based consulting firm that specializes in economics, finance, and planning. For over 45 years, we’ve been helping clients make thoughtful, data- driven decisions.
City of Alhambra Housing Element Update | ECONorthwest 3 Presentation Goal & Agenda
Presentation Goal: Discuss strategies to find enough properly zoned sites to meet the RHNA of 6,825 units
Presentation Agenda: § Sites inventory regulatory context § Discuss baseline capacity § Discuss preliminary strategies § Planning Commission ideas & feedback § Next steps
City of Alhambra Housing Element Update | ECONorthwest 4 Outreach Context
1) Initial public study sessions with City Council and Planning Commission. 2) Direct emails, social media blasts and publication on city website and newsletter. 3) Public educational workshop and live survey. 4) Survey made available on project website in English, Spanish, and Traditional Chinese. 5) Five Town Hall meetings, one in each Council district.
Themes § Generally supportive of ADUs, concerns over parking. § Mixed support for upzoning/rezoning strategies. § Mixed caution about allowing housing on EMC. § Lack of support for upzone strategies in R-1. § Support for looking at redeveloping industrial areas. § Strong support for redevelopment of Valley Blvd. § General support for middle housing types.
City of Alhambra Housing Element Update | ECONorthwest 5 Sites Inventory Guidance Rules and Regulations
City of Alhambra Housing Element Update | ECONorthwest Housing Sites Inventory | Regulatory Context
• SB166 | Recall no-net loss provisions • AB686 | Affirmatively furthering Fair Housing • AB1397 | Added scrutiny of non-vacant low-income sites due to 50% or more being on non-vacant. • ADU Safe Harbor • Inclusionary and density bonuses do not count.
Very Low Low Moderate Above Mod. Total Units 1,774 1,036 1,079 2,936 6,825 % 26% 15% 16% 43% 100%
City of Alhambra Housing Element Update | ECONorthwest 7 Lower Income RHNA Site Requirement
SITES MEETING AFFORDABLE HOUSING CRITERIA
.5–10 ac
Site Size
30/ac
Allowed Density
City of Alhambra Housing Element Update | ECONorthwest 8 Lower Income RHNA Site Requirement | AFFH
City of Alhambra Housing Element Update | ECONorthwest 9 Capacity Formula
The capacity counted for each site is not maximum allowed capacity. You are required to account for Land Use Controls and Development Likelihood.
How are land use controls impacting ability to develop to maximum density?
What is the likelihood of a site developing/redeveloping?
EXAMPLE CALCULATION
(Size x Density) x (development ratio) x (likelihood factor) = Realistic capacity
Example: 2-acre site at 30/ac Example Development Ratio = 88% (based on observed trends) Example Likelihood Ratio = 65% (based on factors analysis)
(2.0 x 30) (60 x .88) (52.8 x .65) 60 units max dens. 52.8 units achievable 34.3 units realistic
City of Alhambra Housing Element Update | ECONorthwest DISCUSSION DRAFT 10 Baseline Capacity
Category Units
Proposed Development 1,202 Specific Plan 35 Vacant 43 Existing Underutilized 450 Baseline Model ~1,900 TOTAL: 3,630
City of Alhambra Housing Element Update | ECONorthwest DISCUSSION DRAFT 11 Preliminary List of Strategies
1. Policies and programs to support ADU development 2. Explore potential large redevelopment sites 3. Upzone R-2 from 12/ac to 18/ac 4. Redo VBSP and allow for 30-43/ac 5. Amend R-3 adjacency tiers (R-2=remove, R-1=24/ac not 18) 6. Rezone EMC to allow for 24-30/ac 7. Rezone PO along Garfield to allow for housing consistent with R-3 8. Remove R-3 size requirement for 30/ac 9. Upzone R-3 to 43/ac in more corridor areas 10. Upzone R-3 downtown to 50/acre or more 11. Upzone R-3 to 43/ac in more corridor areas 12. Establish Minimum Density Requirement 13. Explore an Affordable Housing Overlay Zone
City of Alhambra Housing Element Update | ECONorthwest DISCUSSION DRAFT 12 Relationship of Density and Development Standards
Parking
Open Space
Development Density Standards Height
Min Unit Size
FAR Coverage and FAR
City of Alhambra Housing Element Update | ECONorthwest DISCUSSION DRAFT 13 Accessory Dwelling Units
35,000 Accessory Dwelling Units 30,000 Strong policies and programs to promote ADU development that justifies an 25,000 assumption above and beyond the safe harbor. 20,000 Factors of Consideration LotSize 15,000 • ADU incentive program • Streamlined permitting 10,000 • Amnesty program • Marketing program 5,000 • Pre-approved plans • Affordable ADU program 0 • City sponsored inventory analysis 0% 20% 40% 60% 80% 100% • General support from community outreach Coverage Ratio
City of Alhambra Housing Element Update | ECONorthwest DISCUSSION DRAFT 14 Preliminary Com. Sites: Redevelopment Potential
Name Zone Site Dev. Year Notes/Other size Sq. Ft. Built (acres) The Marketplace Big Lots, Planet VBSP 17 220,20 1965 0.29 site coverage E. Valley Blvd near N Fitness 0 New Avenue Crawford’s 168 Market, VBSP 8.2 88,599 1945 0.24 site coverage, 1- Corner CVS acre for lease E. Valley Blvd near N New Avenue Valley Square Wendys VBSP 3.2 41,761 1985 0.29 site coverage, sold E. Valley Blvd near N in 2018 New Avenue Fremont Plaza PetSmart, Party CPD 11.9 154,10 1971 0.29 site coverage, 22% W Commonwealth City, Big Lots 9 vacant near S Fremont Alhambra Hotel Alhambra CPD 3.7 86,172 1983 Site has had previous W Commonwealth Hotel/Gold development interest near S Fremont Hibachi Restaurant Total area: 44 acres
City of Alhambra Housing Element Update | ECONorthwest DISCUSSION DRAFT 15 Assemblage Model and Omitted Sites
• Structures built since 2000
• Major commercial centers and newer auto dealerships
• Condominium projects
• Commercial centers explored elsewhere (large sites)
• Sites with recent improvements
City of Alhambra Housing Element Update | ECONorthwest DISCUSSION DRAFT 16 Capacity in R-2
Upzone R-2 Upzone R-2 from 12/ac to 18/ac in some or all R-2 areas. Parcels Impacted 790 Sites 345 Existing Units 938 New Capacity 2,629 Net Gain in R-2 1,691 Realistic Gain (@ 25%) 372 units Factors of Consideration • Most of capacity is single to plex. • Would require changes to development standards and parking ratios to encourage most redevelopment. • Likelihood ratio is certainly low. • Change of form in medium density areas where single-family homes exist.
City of Alhambra Housing Element Update | ECONorthwest DISCUSSION DRAFT 17 Capacity in EMC
Rezone EMC Rezone of EMC to allow housing. We would recommend allowing housing of at least 30/ac on some or all of the corridor to allow for lower income allocation.
Parcels Impacted 54 Sites 23 Existing Units 14 New Capacity 443 Net Gain in EMC 429 Realistic Gain (@ 40%) 151 units Factors of Consideration • EMC lots abut R-1 in some areas, would cause transition issues and require development standard changes. • Narrow lots. • Existing parking requirements would make redevelopment infeasible on most sites. • High Resource Area (AFFH).
City of Alhambra Housing Element Update | ECONorthwest DISCUSSION DRAFT 18 Capacity Downtown
Upzone Downtown Upzone Downtown to allow for up to 50/acre. Parcels Impacted 173 Existing Units 236 New Capacity 1,710 Net Gain Downtown 1,447 Realistic Gain (@ 40%) 509 units Factors of Consideration • Mixed-use requirement would limit achievable density. • Downtown is highly parcelized, direct facilitation of assemblage would be necessary. • Existing commercial uses have high values. • Existing parking requirements would make redevelopment infeasible on most sites. • City’s affordable sites are getting significantly higher densities with bonuses.
City of Alhambra Housing Element Update | ECONorthwest DISCUSSION DRAFT 19 Capacity On Garfield PO
Rezone PO along Garfield Rezone the PO zone along Garfield to allow for up to 30/ac. Parcels Impacted 116 Sites 41 Existing Units 107 New Capacity 870 Net Gain on Garfield 763 Realistic Gain (@ 40%) 269 units Factors of Consideration • Large portions of PO are adjacent to R-1 and would not have densities to support redevelopment. • Narrow lots. • Existing parking requirements would make redevelopment infeasible on most sites. • Most sites can get to 0.5 or larger. • Displacement of economic uses. • High Resource Area (AFFH).
City of Alhambra Housing Element Update | ECONorthwest DISCUSSION DRAFT 20 Capacity On Valley Boulevard
Remove VBSP and Rezone Rezone Valley Boulevard to allow for 43/acre throughout the corridor or on portions of the corridor. Parcels Impacted 323 Sites 126 Existing Units 178 New Capacity 2,873 Net Gain on Valley 2,695 Realistic Gain (@ 40%) 948 units Factors of Consideration • Large portions of Valley are adjacent to R-1 and would not have densities to support redevelopment at lower densities. • Narrow lots. • Existing parking requirements would make redevelopment infeasible on most sites. • Many underutilized parcels make redevelopment more likely.
City of Alhambra Housing Element Update | ECONorthwest DISCUSSION DRAFT 21 Capacity In R-3 (excluding Downtown)
R-3 capacity with Upzone Reflects change of R-3 adjacency tiers and allows for 30/ac.
Parcels Impacted 520 Sites 298 Existing Units 677 New Capacity 2,509 Net Gain in R-3 1,832 Realistic Gain (@ 40%) 644 units Factors of Consideration • Useless without similar amendments to height limitations. • Would result in less subtle scale transitions. • Existing parking requirements would make redevelopment infeasible on many sites. • Even considering optimized assemblages, yields very few lower income sites.
City of Alhambra Housing Element Update | ECONorthwest DISCUSSION DRAFT 22 Capacity In Commercial (ex. Downtown)
CPD/P capacity with Upzone Reflects change in density in commercial areas consistent with changes in R-3.
Parcels Impacted 156 Sites 75 Existing Units 89 New Capacity 1,002 Net Gain in CPD/P 913 Realistic Gain (@ 40%) 217 units Factors of Consideration • Useless without similar amendments to height limitations. • Mixed-use requirement would result in lower achievable capacity. • Existing parking requirements would make redevelopment infeasible on many sites. • Even considering optimized assemblages, yields very few lower income sites.
City of Alhambra Housing Element Update | ECONorthwest DISCUSSION DRAFT 23 Summary
Realistic Capacity Capacity Sites Parcels New Net-new @ 40% @ 60% Capacity Capacity R-2 345 790 2,629 1,691 595 893 EMC 23 54 443 429 151 227 Downtown 236 173 1,710 1,447 509 764 Garfield 41 116 870 763 269 403 Valley 126 323 2,873 2,695 949 1,423 R-3 298 520 2,509 1,832 645 967 CPD/P 75 156 1,002 913 321 482 Total 1,144 2,132 12,036 9,770 3,439 5,159 ADUs 0 - 500 Targeted Sites ?
City of Alhambra Housing Element Update | ECONorthwest DISCUSSION DRAFT 24 Presentation Goal & Agenda
Presentation Goal: Discuss strategies to find enough properly zoned sites to meet the RHNA of 6,825 units
Presentation Agenda: § Sites inventory regulatory context § Discuss baseline capacity § Discuss preliminary strategies § Planning Commission ideas & feedback § Next steps
City of Alhambra Housing Element Update | ECONorthwest 25 Planning Commission Ideas & Feedback
§ Specific Questions
City of Alhambra Housing Element Update | ECONorthwest 26 Next Steps
May 2021 | City Administrative Review June 2021 | Public Review Draft and Workshop July-August 2021 | HCD Review September-October 2021 | Planning Commission and City Council Adoption Hearings
City of Alhambra Housing Element Update | ECONorthwest 27