CC SR 20210316 G - 2020 Housing Annual Progress Report
CITY COUNCIL MEETING DATE: 03/16/2021
AGENDA REPORT AGENDA HEADING: Consent Calendar
AGENDA DESCRIPTION:
Consideration and possible action to forward the 2020 Housing Element Annual
Progress Report to the appropriate state agencies.
RECOMMENDED COUNCIL ACTION:
(1) Authorize Staff to forward the City’s Annual Progress Report on the
implementation of the Rancho Palos Verdes Housing Element during the 2020
calendar year to the Governor’s Office of Planning and Research and the
California Department of Housing and Community Development.
FISCAL IMPACT: None
Amount Budgeted: N/A
Additional Appropriation: N/A
Account Number(s): N/A
ORIGINATED BY: Jaehee Yoon, Senior Planner
REVIEWED BY: Ken Rukavina, PE, Director of Community Development
APPROVED BY: Ara Mihranian, AICP, City Manager
ATTACHED SUPPORTING DOCUMENTS:
A. 2020 Housing Element Annual Progress Report (page A-1)
B. 2020 State Housing Bill Summary (page B-1)
BACKGROUND:
Each California city, pursuant to Government Code §65300, is required to prepare and
adopt a general plan for its jurisdiction with certain mandatory elements, including a
housing element. The housing element consists of: (a) an identification and analysis of
existing and projected housing needs, including the local government’s share of the
regional housing needs; (b) an inventory of resources and constraints relevant to
meeting those needs; and (c) a program showing a five-year schedule of actions to be
taken to implement the housing element, including how the local government plans to
meet its share of the regional housing needs.
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Pursuant to Government Code §65400, a local jurisdiction is required to prepare and
submit an annual progress report on the jurisdiction’s sta tus and progress in
implementing its housing element by April 1 of each year. In 1995, the Legislature
required the California Department of Housing and Community Development (HCD) to
adopt forms and definitions for local governments to use for the preparation of their
annual progress reports. In recent years, the forms and tables were expanded by HCD
and updated to incorporate new reporting requirements pursuant to Assembly Bill No.
879 (Grayson) and Senate Bill No. 35 (Wiener) of the state’s 2017 housing package, as
well as AB 1486 (Ting) and AB 1233 (Jones) which include, but are not limited to,
project streamlining and identification of sites to accommodate housing shortfalls.
DISCUSSION:
2020 Housing Element Annual Progress Report
The 2020 Annual Progress Report on the City’s Housing Element provides HCD with
the required information based on the following tables (Attachment A):
• Table A - Number of submitted housing development applications;
• Table A2 - Building permit activity summary;
• Table B - Regional housing needs allocation process or permits issued for
affordable units;
• Table C - Sites identified or rezoned to accommodate shortfall housing needs;
• Table D - Housing element program implementation status;
• Table E - Commercial development bonus;
• Table F (optional) - Units rehabilitated, preserved and acquired for alternative
adequate sites for the 2020 calendar year;
• Table G – Locally-owned lands in the housing element sites inventory; and
• Table H – Locally-owned surplus sites
The attached Annual Progress Report only includes information for Tables A through D,
as the City has no reportable information for Tables E through H, which focus on the
construction of commercial development, units that were substantially rehabilitated,
acquired, or preserved and locally-owned lands that were sold, leased or disposed of.
Due to the extensive amount of information on the tables and to ensure that the
information being presented remains legible, the Housing Element 2020 Annual
Progress Report is available for review at the following link:
https://www.rpvca.gov/DocumentCenter/View/16811/RPV-2020-Housing-APR-Tables
Staff is of the opinion that the Goals and Policies of the City’s Housing Element for this
reporting period continue to be implemented by actions taken by the City while
balancing community needs, property rights, and the health, safety and welfare of the
general public.
Planning Commission Review
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The 2020 Housing Element Annual Progress Report is scheduled to be reviewed by the
Planning Commission at its March 9, 2021 meeting, which will occur after the transmittal
of this report. Staff will update the City Council regarding the Planning Commission ’s
recommendations on the report as late correspondence.
If approved by the City Council, the report will be forwarded to the Governor’s Office of
Planning and Research (OPR) and HCD on or before the April 1, 2021 submittal
deadline. The submittal of a timely and up-to-date report to the state ensures that the
City is in compliance with state law and continues to provide funding and grant
opportunities for the City.
5th Regional Housing Needs Assessment Cycle (2013-2021)
While cities do not control local market realities or the availability of funding to support
the development of affordable housing, cities are required to ensure that enough land is
zoned within their respective jurisdictions to accommodate affordable housing. To that
end, the current Housing Element anticipated implementing the Adequate Sites
Program as outlined in Table D to accommodate eight lower income housing units by
rezoning the property at 29619 Western Avenue. Although efforts were made in 2018
between the City and property owner to further discuss rezoning the site, this housing
program will not be implemented in time to provide the required housing units under the
5th cycle RHNA.
The consequences of failing to implement programs in the adopted Housing Element or
meeting the 5th cycle RHNA numbers may include, but not limited to, financial penalties,
impacts to the City’s land use authority, and carryover of the remaining RHNA units to
the next cycle. However, the City Attorney’s Office has noted that less than 5% of the
local jurisdictions in California are on track to meet their RHNA goals for the current
cycle. That being said, the 8 lower income housing units that fall short of the required
goal for the City are reasonable in that the City has continued making progress.
Specifically, the Community Development Department proposes to utilize grant funding
previously mentioned such as SB 2 and the recently submitted LEAP application to
develop a mixed-use overlay zoning district to allow higher density residential uses
along the City’s commercial corridors, including Western Avenue. Furthermore, Staff
has recently initiated discussions with property owners along Western Avenue to
potentially form public-private partnerships in creating mixed-use development
opportunities that can accommodate RHNA numbers in the 6th cycle RHNA.
New State of California Housing Bills
In 2020, Governor Newsom signed into law 10 housing bills applicable to public
agencies in which some became effective immediately while the remaining laws took
effect on January 1, 2021. Among the numerous bills, AB 3182 (Ting) and AB 725
(Wicks) should be noted as they have the most impact to the City. Specifically, AB 3182
requires timely processing of Accessory Dwelling Unit (ADU) applications which has
been incorporated into the updated ADU ordinance adopted by the City Council on
January 19, 2021. In addition, AB 725 will require that at least 25% of the City’s share of
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the regional housing need for moderate residential development be zoned such that
developers are permitted to build between four and 100 units of housing per acre.
Additional information on each new housing bill and its impact to the City can be found
in Attachment B.
6th Regional Housing Needs Assessment Cycle (2021-2029)
The Regional Housing Needs Assessment (RHNA) is a representation of future housing
needs for all income levels of a jurisdiction and is a requirement of state housing law. As
part of the RHNA, every jurisdiction must plan for its RHNA allocation in the hou sing
element of its general plan. The RHNA quantifies the need for housing within each
jurisdiction in the state during specified planning periods. Information presented in Table
B of the attached 2020 Annual Progress Report provides an update on the curre nt 5th
RHNA cycle, which covers the planning period from 2013 to 2021. Specifically, the City
has provided for 127 of its 31 required housing units with 8 units in the very -low or low
income categories pending.
Based on the regional housing need determination provided by HCD, the Southern
California Association of Governments (SCAG) is the organization tasked with
developing a RHNA allocation plan for the Southern California region. SCAG is the
nation’s largest metropolitan planning organization, which represents six counties and
191 cities, including the City of Rancho Palos Verdes. SCAG has developed the 6 th
cycle RHNA allocation plan for 1,341,827 housing units among four income categories
(very-low, low, moderate and above-moderate income levels) that will be distributed to
each jurisdiction to cover the planning period from October 2021 through October 2029.
The resulting RHNA allocation to the City will require providing 639 units across the
following income categories (the allocation was increased from 638 to 639 housing units
to account for local jurisdictions that were successful in their appeal with SCAG):
o 253 Very-low income units
o 139 Low-income units
o 125 Moderate income units
o 122 Above-moderate income unit
Since August 2019, the City has submitted letters to SCAG expressing concerns with
the proposed methodologies as it significantly increased the RHNA allocation compared
to previous cycles. The increase in the City’s RHNA allocation and that of many coastal
cities were in part due to the request of representatives from Inland Empire communities
to, among other things, shift housing closer to employment opportunities and high -
quality transit.
On October 26, 2020, the City filed an appeal in response to the allocated share of the
regional housing need included as part of SCAG’s Draft RHNA Plan. The appeal
requested that the RHNA allocation be reduced based on errors in the RHNA
methodology and its failure to consider local planning factors such as the Very High Fire
Hazard Severity Zone and vast areas of open space preserves within the City.
However, on January 13, 2021, SCAG denied the City’s appeal due to insufficient
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evidence. (Copies of the letters and appeal can be reviewed at the following link:
http://www.rpvca.gov/1256/Regional-Housing-Needs-Assessment-RHNA.) On March, 4,
2021, SCAG adopted the Final RHNA Allocation Plan, in which jurisdictions in the
SCAG region must complete and adopt their local housing element updates
accordingly. As noted above, the City’s allocation increased to 639 housing units due to
the outcome of the appeal process. More information on the RHNA process and
allocation can be found at the following link: https://scag.ca.gov/housing.
RHNA Goals and ADUs
In terms of providing for more “low” and “moderate" income units, Staff will continue to
track and process the construction of ADUs in the City that qualify and count toward the
RHNA. Depending on the size, number of bedrooms, occupancy, and rental rate
planned for the ADU, the unit may be categorized anywhere from “very-low” to “above
moderate" income units, which is determined by the HCD’s Housing Affordability
Calculator to be counted towards the City’s RHNA number. As the aforementioned
factors affecting the affordability of the units are wide and varied from each project, Staff
is unable to predict the percentage of ADUs that will qualify for “low” and “moderate"
income units for the 6th cycle RHNA at this time.
As the City continues to assess the recent update to the ADU ordinance to ensure
compliance with state requirements, Staff will also work closely with elected and
appointed officials, as well as the public, to prepare housing regulations and code
amendments that meet state housing law and are true to the Goals and Policies of the
City’s General Plan.
2021-2029 Housing Element Update
With the final RHNA allocation, the City is required to update its Housing Element of the
General Plan and submit it to HCD by October 2021. The update will cover the planning
period from October 2021 to October 2029. The City has retained Environmental
Sciences Associates (ESA) to assist Staff in the process of updating the Housing
Element, which will include an analysis of existing housing constraints, program
implementation, California Environmental Quality Act (CEQA) analysis and outreach
efforts to receive input from the community.
It should also be noted that in April 2020, the City was awarded grant funding from HCD
under Senate Bill No. 2 (SB 2) in the amount of $160,000 to facilitate and streamline the
development process to address housing needs. An additional grant application for the
Local Early Action Planning (LEAP) Grant Program administered by HCD was also
submitted in January 2021 in the amount of $150,000 to facilitate the acceleration of
housing production and help prepare for the 6th cycle RHNA. The City is awaiting the
results of the LEAP application at this time.
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ALTERNATIVES:
In addition to the Staff recommendations, the following alternative is available for City
Council’s consideration:
1. Identify additional information to be included in the Housing Element
Annual Progress Report prior to forwarding the report to the required state
agencies.
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JurisdictionRancho Palos VerdesANNUAL ELEMENT PROGRESS REPORTNote: "+" indicates an optional fieldReporting Year2020 (Jan. 1 - Dec. 31)Housing Element ImplementationDate Application SubmittedTotal Approved Units by ProjectTotal Disapproved Units by ProjectStreamliningNotes234678 9 10Prior APN+Current APN Street AddressProject Name+Local Jurisdiction Tracking ID+Unit Category(SFA,SFD,2 to 4,5+,ADU,MH)TenureR=RenterO=OwnerDate Application Submitted (see instructions)Very Low-Income Deed RestrictedVery Low-Income Non Deed RestrictedLow-Income Deed RestrictedLow-Income Non Deed RestrictedModerate-Income Deed RestrictedModerate- Income Non Deed RestrictedAboveModerate-IncomeTotal PROPOSED Units by ProjectTotal APPROVED Units by projectTotal DISAPPROVED Units by ProjectWas APPLICATION SUBMITTED Pursuant to GC 65913.4(b)? (SB 35 Streamlining) Notes+Summary Row: Start Data Entry Below0000096 15 13 00756801902114 Bronco Dr PLSR2019-0160SFDO5/28/2020111No75880060187255 Crest Rd PLHV2020-0004SFDO11/30/202011No757201002048 Cinnamon Ln PLAU2020-0002ADUO10/5/2020111No7546026016 6055 Montemalaga DrPLSR2020-0015 ADUO1/27/2020111No7554017019 28160 Palos Verdes Dr. EastPLVA2018-0001 SFDO4/2/202011No7556011038 48 Rockinghorse RdPLSR2019-0065 SFDO6/25/2020111No7581008004 30523 Cartier DrPLSR2020-0224ADUO8/31/2020111No7582022085 68 Calle CortadaPLSR2020-0269 ADUR9/23/2020111NoApplicant notified City that they will not proceed to build the ADU shortly after receiving planning approval7573004018 6341 Tarragon RdPLSR2020-0072 ADUR5/27/2020111No7577012012 26624 Indian Peak RdPLSR2019-0264 ADUO8/19/2019111No7546017014 5541 Diversey DrPLSR2019-0315 ADUO1/28/2020111No7566001029 3015 Crest RdPLHV2018-0003 ADUO6/5/2020111No7581009002 30347 Rhone DrPLSR2019-0222 ADUO11/15/2019111No7550010019 28600 Gunter RdPLHV2019-0006 ADUO12/12/2020111No7556016006 10 Toprail LnPLHV2019-0008 SFDO 11/5/2020111No7572012028 6001 Palos Verdes Dr. South PLHV2019-0011 SFD O 2/27/2020111No7572012028 6001 Palos Verdes Dr. South PLHV2019-0011 ADU R 2/27/2020111No00000000Housing Development Applications SubmittedTable ACells in grey contain auto-calculation formulas(CCR Title 25 §6202)51Project IdentifierUnit TypesProposed Units - Affordability by Household Incomes A-1
JurisdictionRancho Palos VerdesANNUAL ELEMENT PROGRESS REPORTReporting Year2020 (Jan. 1 - Dec. 31)Housing Element ImplementationCells in grey contain auto-calculation formulasTable A2Annual Building Activity Report Summary - New Construction, Entitled, Permits and Completed UnitsStreamlining InfillHousing without Financial Assistance or Deed RestrictionsTerm of Affordability or Deed RestrictionNotes23568911 12 13 14 15 16 17 18 192021Prior APN+Current APN Street AddressProject Name+Local Jurisdiction Tracking ID+Unit Category (SFA,SFD,2 to 4,5+,ADU,MH)TenureR=RenterO=OwnerVery Low- Income Deed RestrictedVery Low- Income Non Deed RestrictedLow- Income Deed RestrictedLow- Income Non Deed RestrictedModerate- Income Deed RestrictedModerate- Income Non Deed RestrictedAboveModerate-IncomeEntitlementDate Approved# of Units issued EntitlementsVery Low- Income Deed RestrictedVery Low- Income Non Deed RestrictedLow- Income Deed RestrictedLow- Income Non Deed RestrictedModerate- Income Deed RestrictedModerate- Income Non Deed RestrictedAboveModerate-IncomeBuilding Permits Date Issued# of Units Issued Building Permits Very Low- Income Deed RestrictedVery Low- Income Non Deed RestrictedLow- Income Deed RestrictedLow- Income Non Deed RestrictedModerate- Income Deed RestrictedModerate- Income Non Deed RestrictedAboveModerate-IncomeCertificates of Occupancy or other forms of readiness (see instructions) Date Issued# of Units issued Certificates of Occupancy or other forms of readinessHow many of the units were Extremely Low Income?+Was Project APPROVED using GC 65913.4(b)? (SB 35 Streamlining) Y/NInfill Units?Y/N+Assistance Programs for Each Development (see instructions)Deed Restriction Type(see instructions)For units affordable without financial assistance or deed restrictions, explain how the locality determined the units were affordable(see instructions)Term of Affordability or Deed Restriction (years) (if affordable in perpetuity enter 1000)+ Number of Demolished/Destroyed Units+Demolished or Destroyed Units+Demolished/Destroyed Units Owner or Renter+ Notes+Summary Row: Start Data Entry Below00000 84 1200000 56 1100000 08 8004007568019021 14 Bronco DrRES2020-00330 SFDO17/27/2020100N756600005 2950 Crownview DrRES2020-00297 SFDO018/31/20201110/15/20201N757201002048 Cinnamon LnRES2020-00381ADUO110/16/20201112/7/202010NCity Staff conducted a rent survey of housing costs of comparable units in the area and used HCD's Housing Affordability Calculator to determine that the unit is moderate income level 7546026016 6055 Montemalaga DrRES2021-00036 ADUO12/10/2020100NCity Staff conducted a rent survey of housing costs of comparable units in the area and used HCD's Housing Affordability Calculator to determine that the unit is moderate income level 7578015036 5903 Clint PlRES2019-00592 SFDO012/7/2020115/15/20201N7556011038 48 Rockinghorse RdRES2020-00389 SFDO19/8/2020100N7557004006 2028 Jaybrook DrBLD2017-00156 SFDO0013/17/20201N1DemolishedO7566022012 28955 Palos Verdes Dr EastRES2018-00502 SFDO012/4/202010N7573004018 6341 Tarragon RdRES2020-00255 ADUR16/5/2020100NCity Staff conducted a rent survey of housing costs of comparable units in the area and used HCD's Housing Affordability Calculator to determine that the unit is moderate income level 757701201226624 Indian Peak RdRES2020-00043 ADUO13/5/2020117/6/202010NCity Staff conducted a rent survey of housing costs of comparable units in the area and used HCD's Housing Affordability Calculator to determine that the unit is moderate income level 7561017003 22 La Vista VerdeRES2019-00381 ADUO014/7/202010NCity Staff conducted a rent survey of housing costs of comparable units in the area and used HCD's Housing Affordability Calculator to determine that the unit is moderate income level 7546017014 5541 Diversey DrRES2020-00158 ADUO13/27/2020119/21/202010NCity Staff conducted a rent survey of housing costs of comparable units in the area and used HCD's Housing Affordability Calculator to determine that the unit is moderate income level 7566001028 3015 Crest RdRES2020-00299 ADUO18/11/2020100NCity Staff conducted a rent survey of housing costs of comparable units in the area and used HCD's Housing Affordability Calculator to determine that the unit is moderate income level 7581009002 30347 Rhone DrRES2020-00148 ADUO11/14/2020119/15/202010NCity Staff conducted a rent survey of housing costs of comparable units in the area and used HCD's Housing Affordability Calculator to determine that the unit is moderate income level 7572010024 33 Cinnamon LnBLD2017-00563 SFDO0012/4/20201N7566007005 2801 Crownview DrBLD2016-01099 SFDO0012/5/20201N756403001031929 Emerald View DrRES2018-00596 SFDO0018/7/20201N756402901832007 Isthmus View DrRES2019-00342 SFDO012/7/202010N75460050455375 Rollingridge RdBLD2017-00587 SFDO0012/11/20201N1DemolishedO7572012028 6001 Palos Verdes Dr. South RES2020-00323 SFDO14/14/2020100N7572012028 6001 Palos Verdes Dr. South RES2020-00323 ADUR14/14/2020100NCity Staff conducted a rent survey of housing costs of comparable units in the area and used HCD's Housing Affordability Calculator to determine that the unit is moderate income level 7573014107 21 NantasketRES2018-00352 SFDO00111/17/20201N7546011013 5325 Bayridge RdRES2019-00509 SFDO0110/14/202010N1DemolishedO7572010012 51 Narcissa DrRES2020-00478 SFDO0112/17/202010N7582005010 30815 Rue ValoisRES2020-00127 SFDO11/28/2020100N1DemolishedO(CCR Title 25 §6202)Note: "+" indicates an optional fieldHousing with Financial Assistance and/or Deed RestrictionsDemolished/Destroyed UnitsProject Identifier1Unit TypesAffordability by Household Incomes - Completed EntitlementAffordability by Household Incomes - Building PermitsAffordability by Household Incomes - Certificates of Occupancy4710A-2
JurisdictionRancho Palos VerdesANNUAL ELEMENT PROGRESS REPORTReporting Year2020 (Jan. 1 - Dec. 31)Housing Element Implementation(CCR Title 25 §6202)134RHNA Allocation by Income Level201320142015201620172018201920202021Total Units to Date (all years)Total Remaining RHNA by Income LevelDeed Restricted41Non-Deed RestrictedDeed RestrictedNon-Deed RestrictedDeed RestrictedNon-Deed Restricted115Above Moderate13 4 4 48 26 21 9 6 118314 4 52 27 22 10 11 130 8Note: units serving extremely low-income households are included in the very low-income permitted units totalsCells in grey contain auto-calculation formulasTotal RHNATotal UnitsIncome LevelVery LowLow5This table is auto-populated once you enter your jurisdiction name and current year data. Past year information comes from previous APRs.7Moderate855Please contact HCD if your data is different than the material supplied here2Table BRegional Housing Needs Allocation ProgressPermitted Units Issued by Affordability35A-3
JurisdictionRancho Palos VerdesANNUAL ELEMENT PROGRESS REPORTReporting Year2020 (Jan. 1 - Dec. 31)Housing Element ImplementationDate of RezoneType of Shortfall24 5 6 7 9 10 11APN Street AddressProject Name+Local Jurisdiction Tracking ID+Date of RezoneVery Low-IncomeLow-Income Moderate-IncomeAbove Moderate-IncomeType of Shortfall Parcel Size(Acres)General Plan DesignationZoningMinimum Density Allowed Maximum Density AllowedRealistic CapacityVacant/NonvacantDescription of Existing Uses7557-039-011 29619 S. Western Avenue8Shortfall of Sites0.44 Commercial RetainCommercial General (CG)20 DU/AC 20 DU/AC8Non-VacantRetailNote: "+" indicates an optional fieldCells in grey contain auto-calculation formulas(CCR Title 25 §6202)Summary Row: Start Data Entry Below83Project Identifier RHNA Shortfall by Household Income CategorySites Description1Sites Identified or Rezoned to Accommodate Shortfall Housing NeedTable CA-4
Jurisdiction Rancho Palos Verdes
Reporting Year 2020
(Jan. 1 - Dec.
31)
123 4
Name of Program Objective Timeframe in
H.E Status of Program Implementation
Western Avenue Vision
Plan/Adequate Sites Program
(Program No. 1)
Minimum 8 Housing Units for Lower
Income Households March_2017
• Modification of land use and zoning designation at 29619 S. Western Avenue
to allow residential use to a minimum of 20 dwelling units per acre was noted
to be accomplished no later than March 2017. The housing program would
allow multifamily uses by-right, without a CUP, planned unit development or
other discretionary action. While the housing program has not been
implemented, City staff met with the property owners at 29619 and 29601 S.
Western Avenue to discuss development proposals related to this housing
program in 2018.
• In 2020, City staff coordinated a meeting with property owners along 29019 S.
Western Ave through 29229 S. Western Avenue to discuss potential mixed-use
developments.
• The City intends to initate code amendment proceedings to create a mixed-
use overlay zone by December 31, 2021.
Moderate Income Second Unit
Development Program (Program
No. 2)
10 Second Dwelling Units Constructed 2013-2021
• City continues to track and monitor the number of second dwelling units,
also known as Accessory Dwelling Units(ADU) that are created in the City.
• City continues to distribute and promote the development of second dwelling
units when accessory structures are proposed.
• In 2020, the Planning Division granted entitlements to develop 5 second
dwelling units of which one has been issued a building permit.
No Net Loss Program (Program
No. 3)
Establish the Evaluation Procedure to
Monitor Housing Capacity July_ 2014 • The City will annually track and monitor the amount, type and size of vacant
and underutilized parcels for housing opportunities
Section 8 Rental Assistance for
Cost Burdended Lower Income
Households (Program No. 4)
4 Units for Extremely Low and Low
Income Renter Households 2013-2021
• The City continues to assist the Housing Authority staff by conducting a
Landlord Outreach Program, informing the Housing Authority of the City's
status on providing affordable housing through the existing housing stock and
providing an Apartment Rental Survey to the Housing Authority.
Citywide Affordable Housing
Requirement / Housing Impact
Fee (Program No. 5)
7 Housing Units for Lower Income
Households 2013-2021
• To date there are 5 very-low income housing units (2 within Highridge Condo
and 3 at Sol y Mar) and City staff continues to assess opportunities to work
with property owners and developers in providing additional units under this
Housing Program.
First Time Home Buyer
Assistance (Program No. 6)
First Time Home Buyer Assistance
(Program No. 6)2013-2021
• The following non-City programs that provide financial assistance to
homebuyers is provided on the City's website: County Homeownership
Program, Morgage Credit Certificate Program, and So Cal Home Financing
Authority First Home Mortgage Program.
Outreach Program for Persons
with Disabilities (Program No. 7)
Coordinate with Harbor Regional
Center July_2015
• City continues to work with the Harbor Regional Center to implement an
outreach program that informs families within Rancho Palos Verdes about
housing and services available for persons with developmental disabilities.
• Program information is avaliable on the City's website.
Extremely Low Income Housing
Program (Program No. 8)
Assist 4 Extremely Low Income
Households 2013-2021 • Continue to implement Program Nos. 4, 5 and 11
Zoning Ordinance Amendments
to Remove Governmental
Constraints (Program No. 9)
Adopt Amendment July_2014
• The City has initiated the process of undergoing a comprehensive Zoning
Code update and creation of a mixed-use overlay zone to faciliate housing
production by utilzing the Senate Bill No. 32 planning grant awarded in April,
2020.
Housing Code Enforcement
Program (Program No. 10)10 New Cases Per Month 2013-2021
• The City continued to manage the housing code enforcement on a complaint
basis and continues to strive for voluntary compliance through the Code
Enforcement Division.
• The City averaged 26 code enforcement cases per month in 2020.
• The City continues to manage property maintenance and illegal construction.
Home Improvement Program
(Program No. 11)5 Housing Units 2013-2021
• In December 2012, the City Council decided to discontinue the Home
Improvement Program. During the planning period, the City may revive the
program if it is allocated a greater amount of CDBG funds and/or another
funding source becomes available
Fair Housing Services Program
(Program No. 12)65 Lower Income Households 2013-2021
• The City, in coopertation with the County and the Housing Rights Center,
continues to make available fair housing services to its residents.
Fair Housing Information
Program (Program No. 13)
Information Disseminated (Information
on Website by July 2014 & Brochures
Disseminated by January 2015)
July 2014 &
January 2015
• The City established and implemented the First Time Homebuyer Assistance
Program,and Fair Housing Information Program by providing the following:
Fair Housing brochure that describes fair housing laws and rights; links to the
Housing Rights Center website, State Department of Fair Employment and
Housing, and U.S. Department of Housing and Urban Development, which
were completed in September 2015.
• Fair Housing Services and Program information continues to be made
available on the City's website.
Energy Conservation Program
(Program No. 14)
Implement Voluntary Green Building
Construction Program 2013-2021
• Continue to encourage voluntary participation in the City's Green Building
Construction Program by offering permit streamlining as well as up to a 50%
rebate for Planning and Building fees
Housing Programs Progress Report
Describe progress of all programs including local efforts to remove governmental constraints to the maintenance, improvement, and development of housing as identified in the
housing element.
Table D
Program Implementation Status pursuant to GC Section 65583
ANNUAL ELEMENT PROGRESS REPORT
Housing Element Implementation
(CCR Title 25 §6202)
A-5
2020 State Housing Bill Summary
The housing bills are divided into 3 general categories: (1) housing production; (2)
accessory dwelling units (“ADU”); and (3) other housing bills. The table below provides a
summary of the new bills’ requirements by category and impacts to the City.
Summary Description Impacts to the City
Affordable Housing Production Legislation
SB 1030
(Wiener)
Housing
Accountability
Act
Effective September 25, 2020,
this bill made two notable
changes to the Housing
Accountability Act (Government
Code § 65589.5) (“HAA”). First,
the HAA requires reviewing
bodies to review a proposed
project based on the development
standards in place when the
project application was “deemed
complete.” Under previous law, a
project application was “deemed
complete” when an applicant
submitted a preliminary
application per Government Code
section 65941.1. This bill clarifies
that if a project does not submit a
preliminary application, it will be
deemed complete when it has
submitted a complete application
per Government Code section
65943.
Second, the HAA provides that a
project may be subject to
development standards enacted
after the applicant submitted a
preliminary application when,
among other things, the project is
revised following the submission
of the preliminary application to
increase the number of residential
units or square footage by 20% or
more. Previous law held that this
20% threshold excludes increases
resulting from a density bonus or
concession under state law. This
bill clarifies that the 20% threshold
This bill requires the City to apply
development standards in place
at the time an applicant submits
a complete application per
Government Code section 65943
if the applicant does not submit a
preliminary application per
Government Code section
65941.1.
The City is not required to revise
its development code with
respect to density bonuses.
However, this bill clarifies that
increases to the number of
residential units or square
footage resulting from density
bonuses or concessions under
the City’s development code, in
addition to increases resulting
from density bonuses under
state law, shall not be counted
towards the 20% threshold for
projects which are revised
following the submission of a
preliminary application.
B-1
Summary Description Impacts to the City
also excludes any increases
resulting from density bonuses or
concessions under local law.
AB 2345
(Gonzalez)
Density
Bonus Law
Effective January 1, 2021, this bill
authorizes an applicant to receive
2 incentives or concessions for
projects that include at least 17%
(previously 20%) of the total units
for lower income households, and
3 incentives or concessions for
projects that include at least 24%
(previously 30%) of total units for
lower income households.
Previous law authorized a
maximum density bonus of 35%
for projects that included at least
20% of total units for lower
income households, or 11% for
very low income households, or
40% of total units for moderate
income households. This bill
increases the maximum density
bonus available to qualifying
projects from 35% to 50%.
This bill clarifies that for projects
seeking to qualify for a density
bonus under Government Code
section 65915(b)(1)(G), which
requires 100% of all units to be
affordable to lower income
households (excluding the
manager’s units), “all units”
includes the density bonus units.
Section 65915(b)(1)(G) also
provides an exception that up to
20% of all units may be for
moderate income households.
This bill also requires that the
number of density bonus
applications received and number
of applications approved
This bill requires the City to
provide a density bonus or other
incentives or concessions in
exchange for a housing project
applicant’s production of
specified levels of affordable
housing units.
This bill also requires the City to
include the number of density
bonus applications received and
number of applications approved
in its annual report to HCD.
B-2
Summary Description Impacts to the City
be included in annual reports to
HCD.
AB 168
(Aguiar-
Curry)
AB 831
(Grayson)
Streamlined
Ministerial
Multifamily
Housing
Approvals
AB 168 (effective September 25,
2020) and AB 831 (effective
September 28, 2020) make
changes to the law that allows
developers of multi-family housing
projects in urban areas to pursue
a streamlined, ministerial process
to obtain entitlements under
certain circumstances.
AB 168 requires that a
development proponent submit a
notice of intent to apply to the
local agency before pursuing a
streamlined development. The
parties are then required to
engage in a consultation with any
Native American tribe that is
“traditionally and culturally
affiliated with the geographic area
[of the proposed development].” If
no agreement is reached, the
development proponent cannot
obtain streamlined approval. This
new provision does not apply to
projects that were approved
before the bill was enacted.
AB 831 adds a mechanism for a
development proponent to
request a modification to a
development that has been
previously approved under the
streamlined, ministerial process,
but where a final building permit
has not yet issued. Subject to
certain limited exceptions, the
local agency must evaluate such
requested modifications for
consistency with the objective
planning standards using the
same assumptions and analytical
AB 168 requires the City to invite
Native American tribes to
engage in consultation regarding
a proposed development’s
potential effects on any tribal
cultural resources. After
consultation, a developer may
submit a ministerial application to
the City only if (1) no noticed
tribe seeks, or fails to engage in,
consultation; (2) no potential
tribal cultural resource impact is
identified; or (3) a potential tribal
cultural resources is identified
and the parties agree to protect
the resource.
AB 831 requires that the City
evaluate requested modifications
to a development that was
previously approved under the
streamlined, ministerial process
using the same assumptions and
analytical methodology that the
City originally used to assess
consistency with the objective
planning standards. The City will
have 60 days to make this
determination, or 90 days if
design review is required.
The statute governing these
ministerial approvals
(Government Code § 65913.4) is
very complex, so the most
important thing is to recognize
when an applicant is applying for
a streamlined, ministerial
procedure under this statute, and
then take a thorough look at the
requirements to make sure the
B-3
Summary Description Impacts to the City
methodology that the local agency
originally used to assess
consistency for the development
that was approved for
streamlined, ministerial approval.
The new law further specifies
situations when the local agency
may apply objective planning
standards adopted after the
development application was first
submitted.
project complies and the City
follows the proper procedures.
Accessory Dwelling Unit (“ADU”) Legislation
AB 3182
(Ting)
Accessory
Dwelling Units
This bill makes two important
changes to State law regarding
accessory dwelling units (“ADUs”)
(Government Code § 65852.2).
First, State law requires that ADU
applications be processed
ministerially within 60 days of
receipt of a completed application,
unless the application is
submitted simultaneously with an
application to build a new single-
family dwelling, in which case the
local agency does not need to act
on the ADU application until the
local agency takes action on the
application for the single-family
dwelling, but must still process the
ADU application within 60 days
thereafter. Previous law did not
include a penalty for failing to
timely process the ADU
application. This bill provides that
the ADU application shall be
deemed approved if the local
agency fails to act upon the
completed application within 60
days.
Second, State law (Government
Code § 65852.2(e)(1)(A))
previously provided that the local
This bill requires the City to
process ADU applications within
60 days of submission and
imposes a penalty in that, if the
City fails to act timely, the ADU
application shall be deemed
approved. However, the City
does not need to act on an ADU
application that is submitted
simultaneously with an
application for a single-family
dwelling until the City approves
the application for the single-
family dwelling. Thereafter, the
City is required to process the
ADU application within 60 days
of approving the application for
the single-family dwelling.
This bill also requires the City to
approve one ADU and one junior
ADU within a proposed or
existing single-family dwelling.
On January 19, 2021, the City
Council adopted Ordinance No.
640 which, in part, repealed and
replaced Chapter 17.10
(Accessory Dwelling Unit
Development Standards) of Title
17 (Zoning) of the Rancho Palos
Verdes Municipal Code to
update ADU development
B-4
Summary Description Impacts to the City
agency must approve one ADU or
one junior ADU within a proposed
or existing single-family dwelling,
subject to certain restrictions. This
bill now requires the local agency
to approve one ADU and one
junior ADU within a proposed or
existing single-family dwelling.
standards consistent with the
requirements of this bill.
Other Housing Legislation
AB 168
(Aguiar-
Curry)
General Plan
Annual
Reporting
AB 168 requires cities add
information to its General Plan
annual report describing “the
progress of the city … in adopting
or amending its general plan or
local open-space element in
compliance with its obligations to
consult with California Native
American tribes, and to identify
and protect, preserve, and mitigate
impacts to places, features, and
objects described in Sections
5097.9 and 5097.993 of the Public
Resources Code, pursuant to
Chapter 905 of the Statutes of
2004.”
No impact – there are no Native
American tribes currently at
issue for the City.
AB 2553
(Ting)
Homeless
Shelter Crisis
Declarations
This bill took effect September 25,
2020. Under previous law, certain
enumerated cities and counties
were given authority, once they
declared a shelter crisis, to adopt
by ordinance “reasonable local
standards and procedures for the
design, site development, and
operation of homeless shelters
and the structures and facilities
therein.” These local standards
and procedures apply in lieu of
state and local procedures and
laws to the extent the city
determined that strict compliance
would hinder or delay attempts to
mitigate the effects of the shelter
crisis. AB 2553 expands this
No impact – the City has not
declared a shelter crisis.
B-5
Summary Description Impacts to the City
program to all cities and counties
statewide.
AB 1561
(Garcia)
Extension of
Housing
Entitlements,
Housing
Element,
Tribal
Consultation
This bill extends “housing
entitlements” issued before and in
effect on March 4, 2020, and that
will expire before December 31,
2021, by 18 months unless the
local agency already extended
these entitlements by at least 18
months. A “housing entitlement”
includes most approvals, permits,
or other entitlements issued by
the local agency for housing
development projects, including
tentative tract maps and any
approval subject to the Permit
Streamlining Act, and ministerial
approvals that are prerequisites
for a building permit, except as
otherwise stated in AB 1561.
Exceptions include development
agreements and preliminary
applications.
This bill also provides that,
beginning in 2024, and at the
discretion of HCD, a Housing
Element’s analysis of actual and
potential government constraints
on the maintenance,
improvement, or development of
housing may also include an
analysis of constraints on housing
for persons due to their sex, race,
color, religion, ancestry, national
origin, disability, medical
condition, genetic information,
marital status, sexual orientation,
citizenship, primary language, or
immigration status.
Finally, this bill extends the time
under CEQA for California Native
American Tribes to respond in
This bill will require the City to
extend housing entitlements
issued before and in effect on
March 4, 2020, and that will
expire before December 31,
2021, by 18 months unless the
City has already extended these
entitlements by at least 18
months.
The City’s current General Plan
Housing Element for Planning
Period 2013-2021 covers the
City’s planning period from
October 15, 2013 to October 15,
2021. Upon the City receiving its
final Regional Housing Needs
Assessment allocation, the City
will be required to update the
General Plan Housing Element
by October 2021. The update will
cover the planning period of
October 2021 to October 2029.
B-6
Summary Description Impacts to the City
writing to a lead agency’s
consultation request to a total of
60 days for housing development
projects that had or have a project
application completed between
March 4, 2020, and December 31,
2021.
AB 725
(Wicks)
Regional
Housing
Needs &
Multifamily
Housing
Cities and counties are required
to adopt a general plan with a
housing element that includes an
inventory of land suitable for
residential development to be
used to identify sites that can be
developed for housing within the
planning period and that are
sufficient to provide for the
jurisdiction’s share of the regional
housing needs. The housing
element rules vary depending on
whether the city or county is
located in a metropolitan,
nonmetropolitan, or suburban
area.
This bill, commencing January 1,
2022, requires at least 25% of a
metropolitan jurisdiction’s share of
the regional housing need for
moderate residential development
to be zoned such that parties are
permitted to build between 4 and
100 units of housing per acre on
those sites. AB 725 also clarifies
certain defined terms and the
definition of “suburban.”
Commencing January 1, 2022,
this bill requires at least 25% of
the City’s share of the regional
housing need for moderate
residential development to be
zoned such that developers are
permitted to build between 4 and
100 units of housing per acre.
The City is located in the Los
Angeles metropolitan area.
Government Code section
65583.2 establishes the housing
element rules for the City’s
inventory of land suitable for
residential development.
AB 1851
(Wicks)
Parking
Requirements
for Religious
Institution
Affiliated
Housing
This bill prohibits a local agency
from requiring the replacement of
required parking spaces for a
place of worship when those
parking spaces are being
eliminated as a part of a religious
institution affiliated housing
development project, provided
that no more than 50% of the
required parking spaces are
The City will take special note of
any housing project proposed
next to a place of worship,
especially projects with potential
parking issues, and recognize
that there are now specific state
laws applicable to such projects.
B-7
Summary Description Impacts to the City
proposed for elimination. The
local agency must allow the
remaining parking spaces for the
place of worship to be counted
toward the number of parking
spaces required for the housing
development project. The local
agency may require up to one
parking space per unit in the
housing development project,
notwithstanding any other
provision of AB 1851, unless the
project is within one-half mile of
public transit or there is a car
share vehicle within one block.
The law also prohibits a local
agency from requiring that an
existing parking deficiency be
cured as a condition of approval
of a religious institution affiliated
housing development and
specifies that the parking
reduction provided is not a
“concession” for the purposes of
the Density Bonus Law.
B-8