U.S. Department of Housing and Urban Development
Office of Community Planning and Development

Consolidated Plan Contact


The City of Monterey Park is located twelve miles northeast of downtown Los Angeles Civic Center. It is bordered by the city of Alhambra on the north; Montebello to the south; South El Monte to the east, and East Los Angeles to the west.

Action Plan

The Action Plan reflects the community needs established through available data sources. The City has formed consultive partnerships with community agencies. The Action Plan includes activities which will be funded with the following fiscal year 1995-96 Federal Funds:

Available RevenueAmount
CDBG Entitlement$1,578,000
Program Income5,000
Total Federal Funds$1,957,000

Citizen Participation

The City of Monterey Park held the two required public hearings on the consolidated plan. A public notice published in an adjudicated newspaper notified citizens that public comment was extended for a 30 day period and copies of the consolidated plan were available to the community at a public library, senior citizens center, and the city Economic Development Department. The City Council adopted the plan on June 12, 1995.


Monterey Park is the only city on Mainland USA with a majority Asian community. The city is multi-cultural in that there is also a significant Hispanic and Caucasian population. The city's population according to the California State Department of Finance was 63,111 in January 1994. The overall population is 58 percent Asian; 31 percent Hispanic; 10 per-cent Caucasian; 6 per-cent African American, and 3 per-cent American Indian.

About 53 per-cent of the city's households have incomes above 80 percent of the median family income (MFI) for Los Angeles County. Forty Seven percent of all households in Monterey Park are considered low and moderate income, with incomes below 80 percent of the MFI. Among the 9,300 low moderated income households, 37 percent are owners and 63 percent are renters. Fifty-six per-cent of the housing stock are single family homes. Twenty-five per-cent of all single family homes are renter occupied.



The City of Monterey Park is a built out city with limited new housing development available. Almost half of the housing stock was built during the two decade period spanning 1950-1970. An estimated 94 per-cent of the total housing stock in Monterey Park is in standard condition.

One of the strengths of the city is its ethnic diversity. Ten of its eleven census tracts posted gains in Asian population from 1980 to 1986. Monterey Parks Hispanic population decreased from 1980 to 1986, with decreases registered in nine of the 11 census tracts. The Hispanic population remains relatively evenly distributed and the second largest minority population in the City.

Housing Market Conditions

Three important housing needs have been identified in the Consolidated Plan:

  1. Cost burden or overpayment is one of the major housing needs in Monterey Park. There are an estimated 5,656 lower income households, both owners and renters who are spending more than 30% of their income on housing costs. 4,096 of these households are low income renters who are, paying more than 50% of their income on housing costs.

  2. During the past two decades the percentage of overcrowded households has increase greatly. In 1990, 23.4% of households were overcrowded in comparison to 17.2% in 1980 and 7.45 in 1970. Recent studies have shown that overcrowding is a cultural characteristic as versus income status as had preciously been thought. Both the Asian and Hispanic cultures have strong familial ties which often are reflected in several generations living in one household not for economic but for cultural reasons.

  3. The cost of housing is often beyond the means of many low income households. According to the 1990 U.S. Census the median value of all housing units in Monterey Park was $234,500. Because of values and inflated land costs the low income population often need assistance in purchasing a home in Monterey Park.

Affordable Housing Needs

The Consolidated Plan gives high priority to all cost burdened renters in the City. In addition to this fact, an estimated 562 owner units. Because of the median contract rent which according to the 1990 census was $606 per month with about 25% of rental housing above $700, the cost burdened renter is hardly able to afford to live in Monterey Park. Owning a home in the City is becoming very difficult. The cost of housing is often beyond the means of may low income households. There are 1,700 households in this category. There is a definite need for a first-time homebuyers assistance if these families are to become homeowners.

Approximately 61% of the senior population have incomes below 80% of the MFI which indicates a strong need for affordable senior housing. The City currently has 2 assisted Senior housing developments. One of these developments has 126 units and the other has 120 units. The waiting list for both complexes is over four years.

An estimated 562 owner units and 657 renter units are substandard and in need of rehabilitation. The rehabilitation of these units is a high priority in the Consolidated Plan.

Homeless Needs

No quantifiable homeless population exists in Monterey Park. According to the 1990 census, there were zero persons in sheltered facilities and zero persons were unsheltered (i.e., visible on the street). Additionally the conclusion was based on the following:

In the event that the Monterey Park Homeless conditions change, the City has completed an inventory of 30 providers of supportive housing and/or homeless services. These service providers located in surrounding communities have the bed capacity of 400 and address the ancillary problems of substance abuse, mental illness and domestic violence.

The City feels however that the 1,578 extremely low income cost burdened households who pay over 50% of their income for housing are in danger of becoming homeless.

Although populations of non-homeless with special needs has been identified i.e., sever mental illness; alcohol and drug abuse, and AIDS/HIV, there are limited facilities within the City Boundaries to address these special needs.

Public And Assisted Housing Needs

The City of Monterey Park does not have any public housing units within its boundaries.
As mentioned earlier in this summary, the City does have two assisted housing developments for senior citizens. The developments were constructed in 1978 and 1980 respectively. Combined the developments have a waiting list of approximately 900 persons.

The Los Angeles County Community Development Commission administers 241 Section 8 tenant based rental assistance certificates and vouchers for Monterey Park citizens. The breakdowns is: 44 Elderly households and 197 families excluding the senior housing developments. The unit mix is: 42 - efficiency and 1 bedroom units; 78 two bedroom units; 78 - 3 bedroom units and 43 - 4 bedroom units.

Aside from the affordable housing needs of the special needs populations described above:

Elderly/Frail Elderly
The Distinction between elderly and frail elderly lies in the functional status of the individual. 26% of the senior population are considered frail elderly. There is a need for supportive services for this population or Assistance With Daily Living (ADL).

Other Special Needs
Based on national prevalence rates, one percent of the adult population 18 years of age or older have a severe mental illness. Also using national averages a need was identified in the developmentally and physically challenged categories. These point out a need for accessible housing, homeownership opportunities and independent living options such as group home or shared housing.

Monterey Park citizens with alcohol and drug abuse problems and persons with HIV/AIDS are likewise populations that have been identified based on national percentages.

Barriers To Affordable Housing

The City has developed a Senior Housing Overlay Zone which allows higher density, building height, and lower parking standards to encourage such housing. The City also has adopted incentives to encourage the development of smaller and lower cost housing.

The City has developed policies and procedures to address the issue of Removal of Barriers to Affordable Housing among them are:

  1. Encourage greater development and utilization of federal, state and local programs to ensure adequate funding of housing programs.

  2. Assist private developers in identifying and preparing land suitable for lower income and Senior Citizens housing developments.

  3. Discourage clustering of low income housing.

  4. Promote and implement programs to broaden housing choice for lower and moderate income households.

  5. Continue efforts to streamline administrative procedures for granting approvals and permits and establish time limits for such approvals to minimize time, costs and uncertainty associated with development.

  6. Encourage joint housing programs with adjacent cities and other governmental agencies to increase efficiency and cost effectiveness of housing programs.

Fair Housing

A fair Housing Assessment has been completed by the City in compliance with HUD regulations. The City contracts with the San Gabriel Valley Fair Housing Council to provide Fair Housing Counseling and landlord tenant mediation services to the residents of Monterey Park.

Lead-Based Paint

The City is concerned about the issue of Lead Based Paint in particular its effects on young children. Over the next five years the City will:

There are an estimated 12,717 housing units with lead based paint identified somewhere in the unit. Of these, about 6,000 are occupied by lower income households (3,800 rental units and 3,300 owner occupied housing units.)

Community Development Needs

Along with Housing needs identified in Monterey Park there are also a variety of Community Development needs which were assigned high, medium and low priority. The need categories are: Public facilities; Infrastructure Improvements; Public services; Barrier Removal to meet handicapped accessibility needs; Historic Preservation; Economic Development and other Community Development Needs.

High priority needs include all of those previously and/or currently addressed by City programs; Non-Profit organizations and Social Service Agencies. Medium priority needs include activities that the City may fund in the next five years. Low priority needs include activities unlikely to be funded by CDBG but which the City would nevertheless be supportive of.


The City has established partnerships with Social Service providers who give services to Monterey Park residents. Many such non-profits are funded through the Community Funds of Monterey Park. The services are in the following areas: Senior Services; disabled services; youth services; transportation services; substance abuse services employment training; crime awareness; adult literacy; fair housing counseling; tenant/landlord counseling; child care services; and health services.


Vision for Change

The City envisions its ethnic diversity as its strength and will therefore build on an strengthen it. We feel that maintaining good relationships with public and private agencies and surrounding cities is a key to our future.

Housing and Community Development Objectives and Priorities

The Consolidated Plan's housing priorities for the next five years were established in light of the citizen participation and consultation process, housing needs and the financial resources available. Four basic considerations shaped the priorities in housing needs:

  1. Section 8 rental assistance to assist cost burdened renter households
  2. CDBG funds for owner rehabilitation assistance
  3. HOME funds for affordable housing programs
  4. Redevelopment Agency's funds for use in providing low & moderate income housing.

Housing Priorities

High priority was selected for all cost burdened renters. High priority was given to renter households residing in Substandard housing. High priority was likewise assigned to cost burdened owner households and owner households living in substandard and overcrowded households.

Non-Housing Community Development Priorities

Some High priority activities identified include: Senior Centers; Recreational facilities; Street Improvements; Senior Services; Disabled Services; Employment Training; Child Care Services; Residential and Commercial Rehabilitation; Economic Development activities and Code Enforcement.

Anti-Poverty Strategy

Poverty in Los Angeles County is an income of $12,674 for a family of four persons, in according to the 1993 Household Income Distribution issued by the California Department of Finance. Using this base, 2,706 or 13.7% of households are at or below the poverty line in Monterey Park.

The essential elements of the City's Anti-Poverty strategy are:

  1. Section 8 rental assistance payments; and
  2. LA County Community Development Commission Section 8 Family Self Sufficiency Program (FSS).

Housing and Community Development Resources

Resources for Housing and Community Development activities in Monterey Park are from (4) major sources:

  1. Section 8 Rental Assistance to cost burdened households
  2. Community Development Block Grant
  3. HOME Investment Partnership Grant
  4. Monterey Park Redevelopment Agency Low Income set-aside program

During the next five years the city is projected to receive $8,000,000 in CDBG funds. In addition to this amount it is anticipated that $25,000 or program income would be generated in the next five years. In the same period, the HOME program would generate between 1.8 and 2 million dollars. These projections are based on FY 1995-96 funding. The Redevelopment Agency is projected to accumulate $5.6 million in addition to the current balance of $1,156,785 in it's Low income housing set-a-side fund. The agency therefore, will have approximate $16.7 million dollars for use in providing low and moderate income housing.

Coordination of Strategic Plan

The City will continue its partnerships with other public agencies for-profit and non-profit private organizations to benefit the citizens of Monterey Park. The MPRA has adopted and is implementing a housing Implementation Plan including a series of affordable housing programs. Non-profits such as Christmas in April contribute to the city's goal of improving the quality of life for the community's seniors.

As the City implements the HOME program, it will certify a community based Non-Profit housing organization to develop, own and/or sponsor affordable housing;

In addition, the LA County CDC administers the Section 8 program in the City. Monterey Park however has established its own Housing Authority in 1992. The purpose of developing the Authority was to assist with the acquisition via eminent domain for affordable housing sites outside of Redevelopment Agency Project Areas. Powers of the Housing Authority such as subsidized housing assistance may be utilized in the future.


Description of Key Projects

During the 1995-96 Fiscal Year, the City of Monterey Park received a Community Development Block Grant of $1,578,000 and for the first year received a HOME Investment Partnership Grant of $374,000. The Monterey Park Redevelopment Agency (MPRA) will provide matching funds of $126,000 bringing the total HOME Funds available to $500,000. This is the minimum amount needed to participate in the program.

Monterey Park will also have $5,000 of program income from 1994-95 year.

Some General Fund monies and other funds are used indirectly for the facilitation of Housing and Community Development Programs.

The following activities will be funded with CDBG/HOME monies for Fiscal Year 1995-96:

1. Planning and Administration: This activity funds the overall administration of the CDBG program.
Locations: 320 W. Newmark Avenue $148,925

2. Fair Housing: This activity is administered by contract with the San Gabriel Valley Fair Housing Council to provide Fair Housing Services to low income persons. Eighty (80) persons are expected to benefit from these fair housing services.
Location: City-wide to CDBG Eligible persons $23,000

3. Code Enforcement: Pays the salaries of code enforcement officers who enforce local municipal codes and property maintenance ordinances in CDBG eligible areas of the City. 2,000 households are expected to be affected.
Location: CDBG eligible census tracts and block groups $150,513

4. Single Family Residential Rehabilitation: This is a Critical Maintenance Grant which provides low income residents owners with a grant of $4,000 to rehabilitate their homes. 40 households are expected to benefit during the program year.
Location: City-Wide CDBG Eligible recipients $60,957

5. Community Fund: Fund for (13) different Non-Profit agencies who provide public services to a variety of low-income residents in the City of Monterey Park. These funds are expected to benefit 500 persons this program year.
Location: Various $56,000

6. Multi-Family Rehabilitation: This program provides an interest subsidy of 50% to property owners of Low Income renters for rehabilitation costs. This program expects to benefit (150 HOUSEHOLDS THIS YEAR.
Location: City-Wide (CDBG Eligible tenants) $20,000

7. Commercial Rehabilitation Facade Program: Rehabilitation of facades of privately owned businesses. This program expects to benefit 20 businesses in 1995-96.
Location: City-Wide $150,469

8. Targeted Public Facilities: A public parking facility to be constructed in the downtown parking are.
Location: 100 E. Garvey $207,000

9. Section 108 Repayment: Loan Guarantee for Redevelopment project for development of Monterey Park Village
Location: 2000 S. Atlantic Blvd. $387,181


MAP 1 depicts points of interest in the jurisdiction

MAP 2 depicts points of interest and low-moderate income areas.

MAP 3 depicts points of interest, low-moderate income areas, and minority concentration levels.

MAP 4 depicts points of interest, low-moderate income areas, and unemployment levels.

MAP 5 depicts points of interest, low-moderate income areas, and proposed HUD funded projects; in addition, a table provides information about the project(s).

MAP 6 depicts proposed HUD funded projects at street level for one neighborhood.

To comment on Monterey Park's Consolidated Plan, please contact:

Roger Grody
CDBG Coordinator
PH: (818) 307-1387

Return to California's Consolidated Plans.