City of Alhambra 2013‐2021 Housing Element November 2013 Development Services Department 111 South First Street, Alhambra, CA 91801 City of Alhambra 2013-2021 Housing Element Draft City of Alhambra 111 South First Street Alhambra, CA 91801 November 2013 Table of Contents Chapter 1: Introduction A. Community Context ................................................................................................................. 1 B. Role and Organization of the Housing Element ...................................................................... 1 C. State Requirements and Legislative Changes ........................................................................ 2 D. Relationship to Other General Plan Elements ........................................................................ 3 E. Public Participation ................................................................................................................. 3 F. Data Sources .......................................................................................................................... 4 Chapter 2: Community Needs Assessment A. Population Characteristics ...................................................................................................... 5 B. Employment Characteristics ................................................................................................. 10 C. Household Characteristics .................................................................................................... 11 D. Special Needs Groups .......................................................................................................... 15 E. Housing Stock Characteristics .............................................................................................. 24 Chapter 3: Constraints Analysis A. Market Constraints ................................................................................................................ 36 B. Governmental Constraints .................................................................................................... 40 C. Environmental and Infrastructure Constraints ....................................................................... 61 D. Energy Conservation ............................................................................................................. 62 Chapter 4: Housing Resources A. Availability of Sites for Housing ............................................................................................. 64 B. Administrative Resources ..................................................................................................... 74 C. Financial Resources.............................................................................................................. 75 D. Energy Conservation Opportunities ...................................................................................... 75 Chapter 5: Evaluation of Accomplishments under Adopted Housing Element Chapter 6: Housing Plan A. Maintain and Preserve the Existing Affordable Housing Stock ............................................. 87 B. Assist in the Development of Affordable Housing ................................................................. 89 C. Identify Adequate Sites to Achieve a Variety and Diversity of Housing ................................ 92 D. Remove Constraints to Housing Development ..................................................................... 94 E. Housing Element Maintenance ............................................................................................. 99 F. Summary of Quantified Objectives ........................................................................................ 99 Appendix A: Sites Inventory ...................................................................................................... A-1 Appendix B: Agencies Invited ................................................................................................... B-1 City of Alhambra i 2013-2021 Housing Element List of Tables Table 1: Population Growth: Alhambra and Surrounding Cities (1990-2010) ............................... 6 Table 2: Age Characteristics (1990-2010) .................................................................................... 6 Table 3: Race and Ethnicity (1990-2010) ...................................................................................... 7 Table 4: Employment by Occupation (2007-2011) ...................................................................... 10 Table 5: Top 10 Employers in Alhambra (2012) ......................................................................... 11 Table 6: Household Type (1990-2010) ....................................................................................... 12 Table 7: Income Distribution (2009) ............................................................................................ 13 Table 8: Housing Assistance Needs of Lower Income Households (2005-2009) ....................... 14 Table 9: Income by Race/Ethnicity (2005-2009) ......................................................................... 15 Table 10: Special Needs Groups (2007-2013) ............................................................................ 15 Table 11: Disabilities Tallied by Age (2009-2011) ....................................................................... 18 Table 12: State-Licensed Community Care Facilities ................................................................. 19 Table 13: Homeless Service Providers ....................................................................................... 23 Table 14: Housing Unit Growth ................................................................................................... 24 Table 15: Characteristics and Trends ......................................................................................... 25 Table 16: Housing Tenure........................................................................................................... 25 Table 17: Changes in Median Home Sale Prices (2011-2013) ................................................... 28 Table 18: Median and Average Rents by Number of Bedrooms (2012) ..................................... 28 Table 19: Maximum Affordable Housing Costs (2013) ............................................................... 30 Table 20: Assisted Rental Housing in Alhambra ......................................................................... 32 Table 21: Rent Subsidies Required to Preserve At-Risk Rental Units ........................................ 33 Table 22: Estimated New Construction Costs ............................................................................. 33 Table 23: Incidence of Overcrowding .......................................................................................... 35 Table 24: Disposition of Home Purchase and Improvement Loan Applications .......................... 37 Table 25: Residential Land Use Designations ............................................................................ 40 Table 26: Residential Development Standards ........................................................................... 42 Table 27: Mixed-Use Development Standards ........................................................................... 44 Table 28: Parking Requirements................................................................................................. 46 Table 29: Density Bonus Program .............................................................................................. 47 Table 30: Permitted Uses in Zoning Ordinance .......................................................................... 48 Table 31: Planning and Development Fees ................................................................................ 55 Table 32: 2013 Alhambra Impact Fees ....................................................................................... 56 Table 33: Development Review Requirements ........................................................................... 57 Table 34: Proposed and Pending Projects .................................................................................. 66 Table 35: Vacant Land Inventory ................................................................................................ 67 Table 36: Summary of Residential Capacity on Underutilized Land ........................................... 68 Table 37: Summary of Residential Lot Consolidations 2004-2012 ............................................. 69 Table 38: Summary of Mixed-Use Densities in Alhambra ........................................................... 71 Table 39: Comparison of Sites Inventory and RHNA .................................................................. 73 Table 40: Review of Accomplishments from 2008-2014 Housing Element ................................. 79 Table 41: Progress toward Quantified Objectives ....................................................................... 86 Table 42: Summary of 2013-2021 Quantified Objectives ......................................................... 100 2013-2021 Housing Element ii City of Alhambra List of Figures Figure 1: Median Household Income by Race/Ethnicity (2007-2011) ........................................... 8 Figure 2: Median Age by Race/Ethnicity (2007-2011) .................................................................. 8 Figure 3: Concentrations of Hispanic Population (2010) ............................................................... 9 Figure 4: Annual Household Income (2007-2011) .....................................................................