2014-05 RESOLUTION NO. 14-05
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF GRAND
TERRACE ADOPTING GENERAL PLAN AMENDMENT 13-01
ADOPTING THE 5Ta CYCLE 2013-2021 HOUSING ELEMENT
WHEREAS, pursuant to Section 65300 of the State Planning and Zoning Law
(Division 1 Title 7 of the California Government Code) on April 27, 2010, the City of
Grand Terrace adopted Resolution 2010-10 adopting a General Plan to provide
comprehensive, long-range planning guidelines for future growth and development
which incorporates the following nine elements: Land Use, Circulation, Open Space and
Conservation, Public Health and Safety, Noise, Public Services, Housing, and
Sustainable Development. Each element of the General Plan provides Goals,
Programs, and Policies as required by State Law;
WHEREAS, General Plan Amendment 13-01 proposes to amend the General
Plan Housing Element by adopting the 51" cycle 2013-2021 Housing Element;
WHEREAS, a Final Environmental Impact Report was certified on April 27, 2010,
for the General Plan Update, and pursuant to Section 15162(a) of the California
Environmental Quality Act (CEQA) Guidelines, no further environmental review is
required for the proposed 2013-2021 Housing Element;
WHEREAS, on September 5, 2013, and September 24, 2013, the Planning
Commission and City Council, respectively, conducted workshops on the draft 2013-
2014 Housing Element;
WHEREAS, on January 16, 2014, the Planning Commission conducted a duly
noticed public hearing on General Plan Amendment 13-01 — 2013-2021 Housing
Element at the Grand Terrace Council Chambers located at 22795 Barton Road, Grand
Terrace, California 92313, and concluded the hearing by voting to recommend City
Council approval; and
WHEREAS, on January 28, 2014, the City Council conducted a duly noticed
public hearing on General Plan Amendment 13-01 —2013-2021 Housing Element at the
Grand Terrace Council Chambers located at 22795 Barton Road, Grand Terrace,
California 92313 and concluded the hearing on said date; and
WHEREAS, all legal prerequisites to the adoption of this Resolution have
occurred.
NOW THEREFORE, BE IT RESOLVED by the City Council of the City of Grand
Terrace:
1. The City Council hereby finds that a Final Environmental Impact Report was
certified on April 27, 2010, for the General Plan Update, and pursuant to Section
15162(a) of the California Environmental Quality Act (CEQA) Guidelines, and
that no further environmental review is required for the proposed 2013-2021
LHousing Element because:
a. No substantial changes are proposed in the project which will require
major revisions of the previous EIR due to the involvement of new
significant environmental effects or a substantial increase in the severity of
previously identified significant effects;
b. No substantial changes occur with respect to the circumstances under
which the project is undertaken which will require major revisions of the
previous EIR due to the involvement of new significant environmental
effects or a substantial increase in the severity of previously identified
significant effects; and ; or
C. No new information of substantial importance, which was not known and
could not have been known with the exercise of reasonable diligence at
the time the previous EIR was certified shows that:
(i) The project will have one or more significant effects not discussed
in the previous EIR;
(ii) Significant effects previously examined will be substantially more
severe than shown in the previous EIR;
(iii) Mitigation measures or alternatives previously found not to be
taw feasible would in fact be feasible, and would substantially reduce
one or more significant effects of the project, but the project
proponents decline to adopt the mitigation measure or alternative;
or
(iv) Mitigation measures or alternatives which are considerably different
from those analyzed in the previous EIR would substantially reduce
one or more significant effects on the environment, but the project
proponents decline to adopt the mitigation measure or alternative.
2. The City Council finds as follows with respect to General Plan Amendment 13-
01:
a. General Plan Amendment 13-01 will allow the Housing Element of the
General Plan to be amended consistent with State law. The Housing
Element is part of the City's General Plan, which sets forth guiding policies
for future development. The requirement for each city to adopt a General
Plan is contained in California Government Code Section 65300 et seq.,
which also lays out specific requirements for each element. The Housing
Element provides an overarching statement of City policies and programs
to maintain and improve existing housing, and also accommodate the
City's fair share of population growth needs. Among the requirements in
f
California Government Code Section 65580 et seq. for Housing Elements
r are:
�r (i) Ensure adequate sites for new housing for persons of all income
levels;
(ii) Encourage and facilitate the development of affordable housing;
(iii) Conserve and improve the existing affordable housing stock;
(iv) Analyze and remove governmental constraints on new housing
development;
(v) Promote equal housing opportunities; and
(vi) Preserve assisted housing
b. The General Plan Amendment promotes the Grand Terrace General Plan
and each element thereof, and leaves the General Plan a compatible,
integrated and internally consistent statement of goals and policies. The
amendment promotes Land Use Goal 2.1 to provide for balanced growth
which seeks to provide a wide range of employment and housing
opportunities and maintenance of a healthy, diversified community.
C. Adoption of this General Plan Amendment will not be in conflict with
Section 65358(b) of the Government Code relating to the number of
amendments permitted per year, because this amendment is the first
amendment of calendar year 2013.
3. Based on the findings and conclusions set forth above, this City Council hereby
adopts the 2013-2021 Housing Element (General Plan Amendment 13-01)
attached hereto.
PASSED AND ADOPTED by the City Council of the City of Grand Terrace, California,
at a regular meeting held on the 28" day of January, 2014.
AYES: Councilmember Robles, Mitchell, MCNaboe and Mayor Stanckiewitz
NOES: None
ABSENT: None
ABSTAIN: None
ATTEST:
Charlene Shersooa Walf Stanc(Iewitz
Interim City Clerk Mayor
Approved as to form:
C L �-
City Attorney
(- Housing Element
Housing Element
4 2013-2021
Grand Terrace General Plan Draft September 19, 2013
Revised November 19, 2013
Revised January 8, 2014
Housing Element
4r 8.0 HOUSING ELEMENT
8.1 INTRODUCTION
8.1.1 Purpose
The purpose of the City of Grand Terrace
Housing Element is to provide the residents,
development community and elected and
appointed officials with a clear
understanding of the City's housing needs.
In order to achieve the ultimate goal of
ensuring that every Grand Terrace resident
secures a safe and decent place to live within
a satisfactory environment, the Housing
Element promotes a close coordination of n
housing policies and programs at local, state
and federal levels.
8.1.2 Background
8.1.2.1 Function of the Element
The Housing Element functions as an integral part of the City's efforts to manage the
development of incorporated lands. The City balances the need to ensure adequate housing for
all current and future residents against the need to provide infrastructure and services. The
Housing Element includes a description of existing housing types, the condition of existing units,
an analysis of overcrowding, overpayment, special housing needs, and the demand for affordable
housing in the City. The Element also includes a discussion of the progress made over the
previous planning period, and projections of needs for the next five years.
8.1.2.2 Public Participation
California law requires that local governments include public participation as part of the housing
element. Specifically, Government Code section 65583(c)(7) states"that the local government
shall make a diligent effort to achieve public participation of all economic segments of the
community in the development of the housing element, and the program shall describe this
effort." State law does not specify the means and methods for participation; however, it is
generally recognized that the participation must be inclusive.
The Planning Commission conducted a public workshop on September 5, 2013. The workshop
provided an overview of the purpose and statutory requirements governing Housing Elements,
VIII-1
4 Grand Terrace General Plan Draft September 19, 2013
Revised November 19 2013
Revised January 8, 2014
Housing Element
and its contents. Notices were posted and placed in the Blue Mountain Outlook,which is
delivered to all property owners in the City. Notices were also sent to several organizations that
would have an interest in housing within the City.
Comments raised during the Planning Commission September 5'"workshop included the need to
consider higher densities, and acknowledgment of the financial difficulty of developing smaller
affordable projects. It was noted that the City has established a new R3-20 zone district which
would allow a density of 20 units per acre It is a fiscal challenge to develop smaller affordable
projects which has become more challenging with the dissolution of redevelopment agencies.
A public meeting was conducted by the City Council on September 24, 2013. Notice of this
meeting was also posted and placed in the Blue Mountain Outlook, sent to several organizations
that would have an interest in housing within the City.
Duly noticed public hearings were held before the Planning Commission on January 16,2014
and City Council on January 28,2014. All meetings and hearings were fully noticed per State
planning law. in addition __a in floe Blue Mountain Outlook, w:a. i iflailed4o
Hit J)Ffffft�' 8"'13OFS in th GA
Notices soliciting public input were sent to the interested parties and organizations-and are listed
on the table below:
VIII-2
Grand Terrace General Plan Draft September 19, 2013
Revised November 19, 2013
Revised January 8 2014
Housing Element
8.2 RELATIONSHIP TO OTHER PLANS AND PROGRAMS
8.2.1 California Law
California Government Code requires that every City and County prepare a Housing Element as
part of its General Plan. In addition, State law contains specific requirements for the preparation
and content of Housing Elements. According to Article 10.6, Section 65580,the Legislature has
found that:
(1) The availability of housing is of vital statewide importance, and the early attainment of
decent housing and a suitable living environment for every California family is a priority
of the highest order.
(2) The early attainment of this goal requires that cooperative participation of government
and the private sector in an effort to expand housing opportunities and accommodate the
housing needs of Californians of all economic levels.
(3) The provision of housing affordable to low and moderate income households requires the
cooperation of all levels of government.
(4) Local and state governments have a responsibility to use the powers vested in them to
facilitate the improvement and development of housing to make adequate provision for
the housing needs of all economic segments of the community.
(5) The legislature recognizes that in carrying out this responsibility, each local government
also has the responsibility to consider economic, environmental, and fiscal factors and
community goals set forth in the General Plan and to cooperate with other local
governments, and the state, in addressing regional housing needs.
Section 65581 of the Goverment Code states that the intent of the Legislature in enacting these
requirements is:
(1) To ensure that local governments recognize their responsibilities in contributing to the
attainment of the State housing goal.
(2) To ensure that cities and counties prepare and implement housing elements which, along
with federal and State programs, will move toward attainment of the State housing goal.
(3) To recognize that each locality is best capable of determining what efforts are required by
it to contribute to the attainment of the State housing goal as well as regional housing
needs.
(4) To ensure that each local government cooperates with other local governments to address
regional housing needs.
VIII-3
Grand Terrace General Plan Draft September 19, 2013
Revised November 19, 2013
Revised January 8. 2014
Housing Element
Government Code Section 65583 outlines the required content of all housing elements including
identification and analysis of existing and projected housing needs, and a statement of goals,
policies, quantified objectives,and scheduled programs for the preservation, improvement, and
development of housing. Specific requirements include the following:
(1) An assessment of housing needs and an inventory of resources and constraints relevant to
the meeting of these needs. The analysis should include population and employment
trends; documentation of household characteristics; inventory of land suitable for
residential development; governmental and other constraints to housing development;
analysis of any special housing needs and an assessment of existing affordable housing
developments.
(2) A program which sets forth a five-year schedule of actions the local government is
undertaking or intends to undertake to implement the policies and achieve the objectives
of the housing element in order to meet the housing needs of all economic segments of
the community.
8.2.2 Relationship to Other Plans
The Housing Element is an integral part of the General Plan and holds strong relationships with
other elements. Since residential development is a primary land use in the City, it is directly tied
to the Land Use Element and must be compatible with surrounding existing and proposed land
uses. The siting of housing is also dependent upon the location of streets and transportation
systems to move people from their homes to jobs, shopping, schools, and recreation facilities and
to provide goods and services to the residences(Circulation Element). Homes must also be
located in areas free of hazards (Public Safety Element), and away from major noise generators
(Noise Element). In addition, residents are dependent upon utilities,police, fire and other public
services(Public Services &Facilities Element) and require recreation facilities (Open Space &
Conservation Element).
On April 10, 2010, the City adopted a comprehensive update of the General Plan. The Public
Health and Safety Element was prepared in accordance with Government Code Section 65302
(Pa(2), and included updated information relating to flood hazards and flood hazard mapping
Goals,policies and implementation measures were adopted to protect Grand Terrace residents
from unreasonable risks of flooding, as shown below.
Goal 5.3 Reduce the risk to life and property in areas designated as flood hazard areas.
Policy 5.3.1 All development proposed within a designated 100-year floodplaiu shall be reviewed to
assure that all structures designated for human habitation are adequately Protected from
flood hazards.
a. As part of the development review process, all projects located within a designated
100-year floodylain are required to provide a flood hazard mitigation program
VIII-4
Grand Terrace General Plan Draft September 19, 2013
Revised November 19, 2013
Revised January 8. 2014
Housing Element
MIQ
Policy 5.3.2 _The Cry shall work with the San Bernardino County Flood Control District and Annv
Corps of Digineets to provide adeQUate flood protection aloiw the Santa Ana River
a Cooperate with the County Flood Control District and Corps of Engineers
regarding future improvements alone the Santa Ana River.
Policy 5 3 3 The City shall evaluate the flood control system of the City and improve it as rcyuirod
and as funds become available.
a Review the current City storm drain plan master plan and update as necessarv.
Identify priorities and provide improvements as funding becomes available.
b. Review all proposed development projects for their Impact to the City storm
drain system. Reuuire hvdroloev studies for new development projects that
have a potential to impact the drainage system and condition projects to
construct onsite and offsite drainage facilities to mitigate project-specific
impacts.
Policy 5 3 4 The Citv shall require all development projects to comply with the National Pollutant
Discharge Elimination System(NPDES)and implement appropriate Best Management
Practices.
a. All development projects that fall under the provisions of the NPDES program
shall be conditioned to prepare and implement a Sturmwater Pollution
Prevention Plan (SWPPP)for construction and a Water Quality-Management
Plan for lone-term operation.
Furthermore because of the requirement for consistency between the various General Plan
Elements any proposed amendment to an Element will be evaluated against the other Elements
of the General Plan to ensure that no conflicts occur.
VIII-5
Grand Terrace General Plan Draft September 19, 2013
Revised November 19, 2013
Revised January 8. 2014
Housing Element
A -
�9
8.3 EVALUATION OF 2006-2013 HOUSING ELEMENT J
State Housing Element guidelines require all jurisdictions to include an evaluation of their
previous Housing Element's action plans to determine their success. Appendix 1 of the Housing
Element contains a review of the housing programs of the previous planning period.
VIII-6
Grand Terrace General Plan Draft September 19, 2013
Revised November 19, 2013
Revised January 8 2014
Housing Element
8.4 COMMUNITY PROFILE
To effectively determine the present and future housing needs for the City of Grand Terrace,
population variables, such as demographic and socio-economic characteristics and trends must
first be analyzed. The following description of the community of the City of Grand Terrace is a
capsulation of available data from the U. S. Census Report, data from the California Department
of Finance, projections from Southern California Association of Governments (SCAG), and
various other informational sources.
8.4.1. Population Trends and Projections
8.4.1.1 Population
Population trends over the last three decades are shown in Table 8.1. Grand Terrace grew half as
much in the last decade as the one prior, at a modest 3.4%; while San Bernardino County's
growth has remained consistent at about 20%.
Table 8.1
Population Trends
!!!!!!!
Grand Tomace 10,946 11,626 12,025 6.2°% 3.4%
San Bernardino County 1,418,380 1,709,434 2,035,210 1 20.5% 19.1%
Source: U.S.Census, 1990,2000,2010
8.4.1.2 Household Composition, Size and Tenure
The City's population of 12,025 persons is estimated to reside in 4,399 households with an
average of 2.71 persons per household. Within these households, the Census reports that 70%
were family households.Non family households in the City total 1,336 (30.4%). Of those
households, almost 40% of the householders are over 65 years of age. Table 8.2 depicts the
household composition of the City in comparison to the County of San Bernardino.
t VIII-7
Grand Terrace General Plan Draft September 19, 2013
Revised November 19, 2013
Revised January 8. 2014
Housing Element
Table 8.2
Household Composition
City of Grand Terrace and Comity of San Bernardino
Family Households 3,063 69.6% 470,440 76.9%
With children< 18 years 1,348 -- 242,985 --
Non-Family Households 1,336 30.4% 141,634 23.1%
Householder living alone 1,026 -- 141,178 --
Householder>65 years 395 -- 38,924 --
Average Household Size 2.71 3.26
Source:U.S.Census,2010
Of the occupied units in the City of Grand Terrace, 63.4% are owner-occupied and 36.6%are
renter-occupied. Housing tenure is an indicator of the housing market. Communities need an
adequate supply of both to be able to provide a range of housing alternatives for households with
varying incomes, household sizes and compositions, and lifestyles. As shown in Table 8.3
below, the tenure of housing in the City of Grand Terrace is nearly identical to that in the County
of San Bemardino,
Table 8.3
Housing Tenure for Grand Terrace and County of San Bernardino
Owner Occupied 2,788 63.4% 383,573 62.7%
Renter Occupied 1,611 36.6% 228,045 37.3%
Source: U.S.Census,2010
8.4.1.3 Ethnicity
Table 8.4 shows the ethnic composition in Grand Terrace in comparison to San Bernardino
County. Overall the City has a larger percentage of the White population and a lesser percentage
of the Hispanic or Latino population than San Bernardino County. Even though the City is still a
predominately White community the demographics have changed significantly. The White
VIII-8
Grand Terrace General Plan Draft September 19, 2013
Revised November 19, 2013
Revised January 8. 2014
- Housing Element ]
population has decreased from 61% of the population in 2000' to 46% in 2010, whereas, the
Hispanic/Latino population has increased from 25%of the population to almost 40% in this same
time period.
Table 8.
Ethnic Com osition of Grand Terrace and San Bernardino Count
Not Hispanic or Latino 7,317 60.8% 1,034,065 50.8%
White 5,575 46.4% 677,598 33.3%
Black or African American 637 5.3% 170,700 8.4%
American Indian/Alaska Native 42 0.4% 8,523 0.4%
Asian 735 6.1% 123,978 6.1%
Native Hawaiian/Pacific Islander 21 0.2% 5,845 0.3%
Other races or 2+races 307 2.5% 47,421 2.3%
Hispanic or Latino(any race) 4,708 39.2% 1,001,145 49.2%
Source: U. S.Census,2010
6 8.4.1.4 Age Characteristics
The distribution of population by age groups is an important factor in determining the general
population make up and possible future housing needs. A breakdown of the City of Grand
Terrace's and San Bernardino County's population by age for 2000 and 2010 is presented in
Table 8.5. As seen in this Table,the City experienced a decrease in the number of residents
between the ages of 35-49,and an increase in the percentage of residents at the age of 65 and
older.
Population by age of the County of San Bernardino is similar to that of the City, except that the
County did not experience the same growth as the City did in the 65 and older population. The
median age of County residents remains younger than that of the City, by four years.
U.S.Census,2000
L VIII-9
Grand Terrace General Plan Draft September 19, 2013
Revised November 19, 2013
Revised January 8. 2014
Table 8.6 Housing Element
Age of Population for Grand Terrace and County of San Bernardino
Population Under 5 Years
Number of Residents 756 751 143,076 158,790
Percent of Total 6.5% 6.2% 8% 7.8%
Population 5-19 Years
Number of Residents 2,627 2,346 463,192 505,787
Percent of Total 22.6% 19.5% 27% 24.8%
Population 20-34 Years
Number of Residents 2,368 2,764 364,607 441,999
Percent of Total 20.4% 22.9% 21% 21.8%
Population 35-49 Years
Number of Residents 2,873 2,305 385,308 415,460
Percent of Total 24.7% 19.2% 23% 20.4%
Population 50-64 Years
Number of Residents 1,748 2,361 206,792 331,646
Percent of Total 15% 19.6% 12% 16.2%
Population 65 and Over `
Number of Residents 1,245 1,498 146,549 181,348 V]
Percent of Total 10.7% 12.4% 9% 9%
Source: U.S.Census,2000&2010
8.4.1.5 Household Income Characteristics
Household income is a primary factor addressing housing needs in a community because the
ability of a household to afford housing is related to the household's income. The State of
California Department of Housing and Community Development(HCD) surveys households in
each county on an annual basis to determine the median income. The median income is also
adjusted for households of different sizes. Households are then grouped into four income groups
for purposes of determining the need for assistance. The 2010 San Bernardino County median
income for a household of four persons is$65,000. Based on 2010 categories,these income
groups and thresholds are:
VIII-10
Grand Terrace General Plan Draft September 19, 2013
Revised November 19, 2013
Revised January 8. 2014
- Housing Element
Table 8.6
Household Income Categories
4 Person Household
Extremely Low 30%or Less of Median <$19,500
Very Low 31%to 50%of Median $32,500
Lower M-/, 80%of Median $52,000
Moderate 81%- 120%of Median $78,000
Above Moderate Over 120%ofMedian $78,000+
Source: Califomia HUD,2010
According to the California Department of Finance,the 2010 median household income in Grand
Terrace was $67,926, 127%higher than the San Bernardino County household median income of
$53,260,but comparable to nearby cities of Redlands, and Riverside (Table 8.7)
Table 8.7
Median Household Income
San Bernardino County and Selected Cities
Colton $45,298 85°/
Fontana $57,963 102%
Grand Terrace $67,926 127%
Highgrove" $41,545 78%
Highland $52,202 98%
Loma Linda $48,371 91%
San Bernardino $39,427 74%
San Bernardino County $53,260 100%
Redlands $60,970 114%
Riverside* $64,618 121%
Riverside County* $59,419 112%
Source: California Department of Finance,Form M645,` U.S.Census,2010
VIII-11
Grand Terrace General Plan Draft September 19, 2013
Revised November 19, 2013
Revised January 8. 2014
Housing Element -
Table 8.8
Income Distribution b Cate or
Extremely Low 385 10%
Very Low 500 I3
Lower 660 17%
Moderate 554 14.3%
Above Moderate 1,769 45.7%
Source:SCAG,based on the 2005-2009 American Community Survey
Note:The total households by income level are from a special run of the
2005-2009 ACS used for federal housing planning purposes.This total
will differ from subsequent updates and the 2010 Census.
The household income distribution groups listed in Table 8.8 are shown as categorized by the
Regional Housing Needs Assessment for purposes of the Housing Element and identifying the
City's housing needs. However, as demonstrated in Table 8.9 below, household income levels
within the City are quite varied.
Table 8.9
Household Income in Grand Terrace
$ 0-$9,999 146 3.5% 224 5%
$ 10,000-$14,999 187 4.5% 152 3.4%
$ 15,000-$24,999 449 10.7% 356 8%
$25,000-$34,999 354 8.4% 440 9.9%
$35,000-$49,999 730 17.4% 526 11.8%
$50,000-$74,999 1,169 27.9% 792 17.8%
$75,000-$99,999 676 16.1% 916 20.6%
$100,000 - $149,999 357 8.5% 603 13.6%
$150,000 or more 128 3.1% 440 9.9%
Source: U.S.Census,2000 and 2010
VIII-12
Grand Terrace General Plan Draft September 19, 2013
Revised November 19, 2013
Revised January 8. 2014
Housing Element
8.4.2 Employment Trends and Projections
Economic characteristics, such as the employment rate, also affect housing needs of residents.
The jobs available in each employment sector and the wages for these jobs affect the type and
size of housing residents can afford. In 2010, approximately 6,031 residents 16 years of age or
older were in the work force. The majority of City residents are employed in the management,
business and science and art industries (36.9%) and in the sales and office industries(28.8%).
According to the 2010 U.S. Census, these two categories were also the highest employment
sectors for San Bernardino County residents, 29%and 26%,respectively.
Table 8.10
Employment by Occupation Grand Terrace
Management business,science and art 2,225 36.9%
Service 914 15.1%
Sales and office 1,736 28.8%
Natural resources,construction,and maintenance 535 8.9%
Production,transportation,and material movie 621 10.3%
Source:U.S.Census,2010
Future housing needs are affected by the number and type of new jobs created during the
planning period. Overall growth in the Riverside—San Bernardino Metropolitan Statistical Area
is expected to add 206,700 new jobs into San Bernardino and Riverside Counties,bringing the
employment numbers to 1,464,600 by 2020. This is a growth of 16.5%between 2010 and 2020.=
Generally, residents that are employed in well-paying occupations have less difficulty obtaining
adequate housing than residents in low paying occupations. Table 8.11 lists the top ten fastest
growing occupations and occupations with the most job openings between 2010 and 2020 for the
Riverside—San Bernardino MSA, along with median hourly wages and the educational level
needed to secure such occupations. The fastest growing occupations are those requiring less than
a high school education and are also low wage service jobs. Many of the new jobs created will be
in the retail and service sectors. These jobs ordinarily do not provide the income needed to buy a
new home in the City.
California Employment Development Dept.,Labor Market Information Division,Sept.2012
( VIII-13
Grand Terrace General Plan Draft September 19, 2013
Revised November 19, 2013
Revised January 8. 2014
Table 8.11 Housing Element !;�]
Riverside-San Bernardino Counties
2010-2010 Top 10 Fastest Growing Occupations and
Top 10 Occupations with the Most Job Openings
Home Health Aides 54% $9.71 $20,204 Less than high
school
Veterinary Technologists and 52% $14.72 $30,611 Associate's degree
Technicians
Emergency Medical Technicians and 43% $14.02 $29,155 Post-secondary,
Paramedics non-degree
Market Research Analyst and 43% $27.24 $56,642 Bachelor's
Marketing Specialists
Meeting,Convention,and Event 40% $20.88 $43,447 Bachelor's
Planners
First-Line Supervisors of Helpers, 40% $2295 $q9 72g HS diploma or
Laborers,And Material Movers,Hand equivalent
Personal Care Aides 38% $9.32 $19,379 Less than high
school
Medical Scientists(Except 37% $36.89 $76,741 Doctor/professional
Epidemiologists) Degree
Medical Equipment Repairers 37% $22.50 $46,796 Associate's Degree
Logisticians 37% $33.46 $69,583 Bachelor's
Retail 23,420 $10.09 $21,003 Less than high
school
Cashiers 21,160 $9.68 $20,134 Less than high
school
Laborers And Freight,Stock And 18,380 $11 89 $24 727 Less than high
Material Movers,Hand school
Combined Food Preparations And 14,670 $9.06 $18,863 Less than high
ServingWorkers school
Waiters And Waitresses 13,180 $8.95 $18,623 Less than high
school
Heavy And Tractor-Trailer Drivers 10,910 $19.35 $40,243 High school
diploma equivalent
Personal Care Aides 10,570 $9.32 $19,379 Less than high
school
Stock Clerks And Order Fillers 9,120 $11.00 $22 892 Less than high
school
Registered Nurses 8,950 $39.06 $81,242 Associate's degree
Office Clerks,General 7,880 $14.60 $30,368 High school
diploma,equivalent
Source:California Employment Development Department,Labor Market Information Division,September 2012
VIII-14
Grand Terrace General Plan Draft September 19, 2013
Revised November 19 2013
Revised January 8. 2014
Housing Element
4W
8.4.3 Housing Trends And Projections
8.4.3.1 Historical Residential Construction Trends
As shown in Table 8.12,the City's housing stock grew by a modest 4°%between 2000 and 2010.
Multi-family development experienced a 14.5°% growth during this ten year period. Construction
of the Blue Mountain Senior Villas,Mountain Gate and Grand Canal developments account for
most of this growth.
Table 8.12
Housing Growth by Type
Grand Terrace
Single Family 3,038 68% 3,017 65% -21 -1%
Multi-family 1,170 26% 1,340 29% 170 14-5%
Mobile homes 250 6% 292 6% 42 17%
San Bernardino County
Single Family 442,652 74% 523,605 75% 80,653 18%
Multi-family 116,577 19% 132,528 19% 15,951 14%
Mobile homes 41,840 7% 43,504 6% 1,664 4%
Source: DeparnmentofFinance,E-82010
As illustrated in Table 8.13,almost 65%of Grand Terrace's housing units are single family;
2.7%are multi-family(e.g. townhomes,condominiums, duplexes, triplexes, etc.)and 6% are
mobile homes. The overall percentage of single family homes in the County is higher than
Grand Terrace at 72%, while the percentage of multiple-family is 20%.
VIII-15
Grand Terrace General Plan Draft September 19, 2013
Revised November 19, 2013
Revised January 8. 2014
Housing Element
Table 8.13
Household Com osition
Single Family
Single Family Detached 2,893 62%
Single Family Attached
Multiple Family
Multiple Family(2-4 units) 471 10%
Multiple Family(5or more) 869 19%
Mobile Homes
Mobile Home Units 292 6.3%
Source:California,Department of Finance,2010
8.4.3.2 Age and Condition of Residential Structures
The age of a structure has a significant effect on its physical condition. Homes generally begin
to show age after 30 years and require some level of maintenance. This typically includes roof
repair,painting, landscaping, and exterior finishes. Homes between 30 and 50 years typically
require more significant maintenance and even renovation. Generally,homes built 50 or more
years ago (unless well maintained)are more likely to require substantial repairs or need
renovation to meet current building codes. However,by itself, age is not a valid indicator of
housing condition, since proper care and continued maintenance will extend the physical and
economic life of a unit. One the other hand, a lack of normal maintenance coupled with an aging
housing stock can lead to the serious deterioration of individual units and entire neighborhoods.
Table 8.14 shows the year when housing was built in Grand Terrace. According to the 2010
Census, 54%of the City's housing stock is between 30-50 years old. Proper and continued
maintenance of older housing is important in extending the life of a home. It also is important in
maintaining the general well-being of the surrounding neighborhoods.
VIII-16
Grand Terrace General Plan Draft September 19, 2013
Revised November 19. 2013
Revised January 8 2014
Housing Element
Table 8.14
A e of Housin
2000 or later 320 7%
1990's 402 9%
1980's 1,211 26%
1970's 1,318 28%
1960's 936 20%
1950's 283 6%
1949 or earlier 181 4%
Source: U.S.Census,2010
An exterior windshield housing survey was conducted in March of 2008. This sample survey
was limited to those areas in the City where the housing stock is known to be older, and included
approximately 22%of the City's housing stock. The windshield survey categorized the
condition of the housing stock into three levels: those needing no rehabilitation;those needing
moderate rehabilitation such as exterior repainting or missing roof shingles; and those needing
substantial rehabilitation, such as sagging roofs or walls.
+r The sample survey found that approximately 79 units may need moderate rehabilitation and only
two units may need substantial rehabilitation. This suggests that overall, for its age,the City's
housing stock is in good condition. This estimate seems reasonable given that the housing
market was strong during 2000-2008,and rising property values encouraged homeowners to
make necessary repairs. Also, the City is proactive in ensuring that properties are well
maintained. The results of the survey are valid and adequate for the purposes of this planning
ep riod.
The U.S. Census reports that a small percentage of housing units in the community lack
complete kitchens or bathrooms.The vast majority of housing(99%) has complete plumbing and
kitchen facilities. The quality of housing distinguishes Grand Terrace from many older
communities in the region. Nevertheless, given that the majority of the City's housing stock was
constructed in the 1970's and 1980's it is likely that some level of rehabilitation will be required
during the planning period.
8.4.3.3 Overcrowding
The size of residential structures(number of rooms including bathrooms,halls, closets,and
kitchens.)is an important factor in assessing whether the housing stock is adequately
accommodating the community's population. An average size residential unit has five rooms
( VIII-17
Grand Terrace General Plan Draft September 19, 2013
Revised November 19, 2013
Revised January 8. 2014
Housing Element
(kitchen, dining/family room, living room and two bedrooms) and can accommodate a family of
up to five without being considered overcrowded. Overcrowding is said to occur when there is
more than one resident per room, excluding bathrooms, and severe overcrowding exists when
there are more than 1.5 residents per room.
According to the 2005-2009 American Community Survey, 1%of homeowners and 4% of
renters are experiencing overcrowding, substantially lower than that of the San Bernardino
County region. Although not a significant number, Table 8.15 also suggest that large family
rental housing may be needed to alleviate overcrowding.
Table 8.15
Overcrowding by Housing Tenure
City of Grand Terrace and San Bernardino County
No overcrowding 2,761 1,345 364,808 176,500
Overcrowded 40 53 15,169 20,894
Severely Overcrowded 0 41 4,451 6,974
Total Households 2,801 1,439 384,428 204,368
No overcrowding 99% 93% 95% 87%
Overcrowded 1°fo 40/. 4% 10%
Severely Overcrowded 0% 3% 1% 3%
Source: Southern California Association of Governments,based on 2005-2009 American Community Survey
8.4.3.4 Vacancy Rates
The residential vacancy rate, a translation of the number of unoccupied housing units on the
market, is a good indicator of the balance between housing supply and demand in a community.
When the demand for housing exceeds the available supply, the vacancy rate will be low; driving
the cost of housing upward to the disadvantage of prospective buyers or renters.
In a healthy housing market, the vacancy rate would be between 5.0 and 8.0 per cent. These
vacant units should be distributed across a variety of housing types, sizes,price ranges and
locations within the City. This allows adequate selection opportunities for households seeking
new residences.
The California Department of Finance (2010)reports a City-wide vacancy rate of 5.29%,
suggesting a healthy balance between housing supply and demand. This rate compares favorably
to the overall County vacancy rate of 12.6%.
VIII-18
Grand Terrace General Plan Draft September 19, 2013 Ij
Revised November 19, 2013
Revised January 8. 2014
Housing Element
8.4.3.5 Housing Affordability
The State of Califomia Department of Housing and Community Development(HCD)publishes household income
limits for all counties in the State. These household limits are used for determining eligibility of household incomes
for housing programs. The 2010 income limits for San Bernardino County are summarized in Table 8.16, The
annual 2010 median income for a four-person household in San Bernardino County is$65,000.
Table 8.16
Affordable Income Ranges
4 Person Household
Extremely Low 30%or Less of Median 5$19,500
Very Low 31%to 50%of Median $32,500
Low 51%- 80%of Median $52,000
Moderate 81%- 120%of Median $78,000
Above Moderate Over 120%of Median $78,000+
Spume:California HCD,2010
According to State standards a household should pay no more than 30 percent of its gross income
on housing. Table 8.17 shows affordable rent and home purchase limits by income category
based on the County median income. These are maximum limits for a 4-person household and
used for discussion purposes, although it should be noted that the limits are adjusted based upon
household size. The affordability levels assume 30 percent of gross income for rent or mortgage
(principal,interest,taxes and insurance), utilities, and for home purchase a 10 percent down
payment, 1.25 percent in taxes and a 4 percent interest rate reflecting current conditions.
Table 8.17
Affordable Housin Prices and Rents b Income Grou
Extremely Low Less Than$19,500 $88,000 $487/month
Very Low $19,501 - $32,500 $149,000 $812/month
Low $32,501 -$52,000 $241,100 $1,299/month
Moderate $52,001 -$78,000 $355,000 $1,950/month
Above Moderate $78,000+ $355,000+ $1,950/month+
source: HCD 2010 Income Limits,California HCD HUD User Portal
VIII-19
4 Grand Terrace General Plan Draft September 19, 2013
Revised November 19, 2013
Revised January 8. 2014
Housing Element
According to MDA Data Quick' the median resale price for homes in Grand Terrace was
$185,000,this includes single family and multiple family units. Based on this median price
homeownership is affordable to low income households. According to Zillow.com°25
townhomes or condominiums sold between May 2012 and April 2013 for an average price of
$131,000, this would mean that attached housing is affordable to very low income households.
Zillow.com also list four mobilehomes for sale ranging in price between $19,000 and $45,000,
which would be affordable to extremely low income households. This household income group
is priced out of homeownership, except for mobilehomes.
A random sampling of apartment complexes in the City showed that the market rate for one-
bedroom apartments in the City rent from $750 to $950 a month, two-bedroom units rent
between S950 and$1,266 a month, and three bedrooms at approximately$1,250.5 Zillow.com
listed an average monthly rate of$1,750 for three-bedroom homes, and$1,950 for four-bedroom
homes. Based on the range of rents for apartment housing, there are apartments available at rents
affordable to very low income households and above; whereas, lower income households are
priced out of detached single family detached housing.
The Blue Mountain Senior Villas, was subsidized by the City's former redevelopment agency
and most of the units are income restricted to very low and low income households.
8.4.3.6 Overpayment
A household is considered to be overpaying for housing(or cost burdened) if it spends more than
30 percent of its gross income on housing. Severe housing cost burden occurs when a household
pays more than 50 percent of its income on housing. The prevalence of overpayment varies
significantly by income, tenure,household type, and household size. Although overpayment data
by household income is not available,the impact of high housing costs typically falls
disproportionately on lower income and renter households. Table 8.18 shows that while a
greater percentage of Grand Terrace homeowners are overpaying in relation to renters, while, as
a percentage, twice as many renters are paying more than 50%of their income to pay for
housing.
Moreover, of those overpaying. 120 homeowners and 150 renters fall within the extremely to
income housing group. In the low income housing group, 72%of homeowners and 58% of
renters are Overpaying.
3 Southern California Association of Governments,Profile of the City of Grand Terrace,2012
4 htm://www.zitlow.com/homes/recently sold/Grand-Terrace-CA-92313/accessed May S,2013
5 The Crest,The Highlands,Azure Hills Apartment and Blue Mountain Senior Villas complexes
VIII-20
Grand Terrace General Plan Draft September 19, 2013
Revised November 19, 2013
Revised January 6 2014
( Housing Element
Table 8.18
Overtiavrnent b v HousinR Tenure
None 1,724 686 364,808 176,500
Overpaying 660 248 15,169 20,894
Severely Overpaying 417 451 4,451 6,974
Total Households 2,801 1,439 384,428 204,368
None 61.5% 47.7% 94.9% 86.4%
Overpaying 23.6% 1Z2% 3.9% 10.2%
Severely Overpaying 14.9% 31.3% 1.2% 3.4%
-54 households were not computed
Source: Southern California Association of Govemments,based on 2005-2009 American Community Survey
VIII-21
4w Grand Terrace General Plan Draft September 19, 2013
Revised November 19, 2013
Revised January 8. 2014
Housing Element
8.5 HOUSING NEEDS
8.5.1 Existing Needs
California law requires all local governments to plan to facilitate and encourage the production
of housing to accommodate population and employment growth. To assist in that effort, SCAG
prepares a Regional Housing Needs Assessment,often referred to as the RHNA. The RHNA is a
key tool for local governments to plan for anticipated growth. The RHNA quantifies the
anticipated need for housing within each jurisdiction for an 8-year period. Communities then
determine how they will address this need through the process of updating the Housing Elements
of their General Plans
The RHNA identifies the City's existing and future housing need broken down into four
household income categories:
• "Very Low" - less than 50 percent of the median income
• "Low"- 50 to 80 percent of the median income;
• "Moderate" - 80 to 120 percent of the median income; and
• "Above Moderate" - more than 120 percent of the median.
The previous planning period (2006-2013), shown in Table 8.19 below, included the following
RHNA target numbers:
Table 8.19
Regional Housing Need Assessment
2006-2013 Tar et
Very Low 80
Low 55
Moderate 63
Above-Moderate 131
Source: SCAG,2008
Through the adequate sites analysis the City demonstrated that 329 dwelling units could be
accommodated through the planning period. However, in order to ensure availability of land for
lower income households, the City was required to re-zone at least 1.35 acres of land to a
minimum density of 20 dwelling units per acre to accommodate 27 low income dwelling units.
A general plan amendment and zone change to re-zone 2.52 acres to a new R3-20(High Density
Residential)zone district was considered. However,during the public hearing process the City
VIII-22
Grand Terrace General Plan Draft September 19, 2013
Revised November 19, 2013
Revised January 8 2014
Housing Element
only approved a zone change for 0.81 acres, which would accommodate 16 of the 27 dwelling
units. Therefore, from the last planning period, I 1 additional units will need to be
accommodated during this planning period.
8.5.2 2013 — 2021 RHNA
In 2012, SCAG issued new RHNA allocations for the January 1, 2014 to October 31, 2021
planning period,as shown in Table 8.20.
Table 8.20
Regional Housing Need Assessment
2013—2021 Target
Very Low 28
Low 19
Moderate 22
Above Moderate 49
source:sCAG,2012
8.5.3 Resource Inventory
8.5.3.1 Land Inventory
State planning law requires that all
Housing Elements provide an inventory
of available land that will accommodate
the RHNA allocation. The available
properties must include the following:
• Vacant residentially zoned sites
• Vacant non-residentially zoned sites
that allow residential uses ,.
• Underutilized residentially zoned
sites, which are capable of being
developed at a higher density or
with greater intensity. _
• Non-residentially zoned sites that =
can be redeveloped for and/or
rezoned for residential uses.
j VIII-23
liw Grand Terrace General Plan Draft September 19, 2013
Revised November 19, 2013
Revised January 8. 2014
Housing Element
An inventory of all currently vacant or undemtilized parcels currently zoned for residential
development or that permits residential development was prepared. Table 8.21 through Table
8.28 lists all parcels by Assessor's Parcel Number, current zoning and General Plan designation,
acreage,and realistic development density.
Table 8.22 Single Family Residential Hillside(RH) Zoned Properties
Parcels zoned RH are found along the west side of Blue Mountain. The permitted density within
the RH zone is one dwelling unit per acre. These parcels are characterized as large mral
residential lots on steep hilly terrain and numerous development constraints including steep
slopes, landslide potential, high fire hazards, sensitive habitat, excessive grading requirements,
limited access, and utility constraints. In consideration of the existing topography and other
physical constraints the City requires that development be subject to a specific plan or master
plan to establish site development standards such as setbacks,height limits and density, on a
project by project basis. Although the specific plan would allow Flexibility in design and
development standards, these parcels are typically considered too expensive for affordable
housing due to the development constraints. Based on an analysis of the properties, the realistic
capacity within the RH zone is 72 additional single family lots.
Table 8.21
RH Zoned Available Parcels )
0276491-03 Hillside-Low Density Vacant 28.94 1 du/ac 19 @ 0.65 ,I
Residential du/ac
0276-491-01 Hillside-Low Density Vacant 5.48 1 da/ac 5 @ I du/ac
Residential
0276491-02 Hillside-Low Density Vacant 1.02 1 du/ac 1 @ I du/ac
Residential
0282-192-16 Hillside-Low Density Vacant 2.16 1 du/ac 2 @ 1 du/ac
Residential
1178-061-01 Hillside-Low Density Vacant 44.81 1 du/ac 23 @ 0.5
Residential du/ac
1178-251-01 Hillside-Low Density Vacant 42.91 Idu/ac 22@0.5
Residential du/ac
Source:Grand Terrace Community Development Department,2013
VIII-24
Grand Terrace General Plan Draft September 19, 2013
Revised November 19, 2013
Revised January 8. 2014
- Housing Element iO
Table 8.22 Single Family Residential-20,000
sq. ft. min. (R1-20) Parcels
R1-20 parcels are typically characterized as larger
rural residential parcels at the foot of Blue
Mountain. Minimum lot size is 20,000 square feet
(1/2 acre). These parcels are typically constrained
by steeper slopes, limited access and utilities, and
high fire hazards, although not as much as
Residential Hillside (RH) lots. Non-vacant parcels
within this zone consist of older homes on large lots
that may be classified as underutilized, and that could be subdivided. Residential development
standards for the R1-20 zone district are contained in Table 8.38, and most single family
development can meet these standards. Permissible density within this zone district is 1-2
dwelling units per acre, and approximately 57 additional single family residential units could be
accommodated in this zone district.
Table 8.22
R1-20 Zoned Available Parcels
Low Density i
0275-083-03 Residential Underutilized 3.39 1-2 du/ac 4 @ 1.25 du/ac
0275-083-34 Low Density Underutilized 3.09 1-2 du/ac 4 @ 1.25 du/ac
Residential
0276A21-06 Low Density Underutilized 2.65 1-2 du/ac 2 @ 1 du/ac
Residential
0276431-08 Low Density Underutilized 3.15 1-2 du/ac 4 @ 1.25 du/ac
Residential
0276-431-09 Low Density Undemtilized 2.72 1-2 du/ac 2 @ 1 du/ac
Residential
1178-241-03 Hillside-Open Vacant 10.00 1-2 du/ac 10 @ 1.5 du/ac
Space
1178-161-76 Low Density Vacant 2.59 1-2 du/ae 3 @ 1 du/ac
Residential
1178-191-02 Low Density Residential Undemtilized 18.00 1-2 du/ac IS @ I du/ac
1178-231-02 Low Density Vacant 1.77 1-2 du/ac 2 @ I du/ac
Residential
1178 241-01 Low Density Underutilized 8.00 1-2 du/ac 8 @ 1.5 du/ac
Residential
Source:Grand Terrace Community Development Department,2013
VIII-25
Grand Terrace General Plan Draft September 19, 2013
Revised November 19, 2013
Revised January 8. 2014
Housing Element
Table 8.23 Single Family Residential- 10,000 sq. ft. min. (R1-10) Parcels
R1-10 parcels are characterized as a transition zone between the more mral RI-20 lots and
standard 7,200 square foot single family lots. The minimum lot size is 10,000 square feet and
they are generally located along the foot of Blue Mountain in areas of milder slopes and fewer
constraints than R1-20 and RE lots. Underutilized lots in this zone district consist of large lots
with only one residential unit that could be subdivided. Permissible density within this zone
district is 1-4 dwelling units per acre. Residential development standards for this zone district
are contained in Table 8.38. For single family development,the development standards are
typically not a constraint, and can be met. Realistic density is 3 dwelling units per acres, and the
identified parcels could support a total of 20 additional units.
Table 8.23
RI-10 Zoned Available Parcels
0276-401-12 Low Density Underutilized 1.02 1-4 du/ac 2 @ 2 du/ac
Residential
0276-401-16 Low Density Vacant 0.87 1-4 du/ac 2 @ 2 du/ac
Residential
0276-401-22 Low DensityVacant 0.23 1�du/ac 2 @ 1 du/ac `
Residential V)
0276-411-02 Low Density Residential Vacant 3.10 1-4 dWac 9 @ 3 du/ac
0276-411-27 Low Density Vacant 1.67 1-4 dWac 4 @ 2.5 du/ac
Residential
0267411 28 Low Density Vacant 0.65 1-4 du/ac 2 @ 3 dWae
Residential
Source:Grand Terrace Community Development Department,2013
Table 8.24 Single Family Residential—7,200 sq. ft. min.(111-7.2) Parcels
The RI-7.2 residential zone is the standard zone for typical single family development in the
City. Lots are typically 7,200 square in size and were created in larger subdivisions. Permitted
density in this zone district is 1-5 dwelling units per acre. Residential development standards for
this zone district are contained in Table 8.38. The development standards are typical for single
family development and similar to surrounding jurisdictions, are not a constraint to single family
development. Remaining RI-7.2 available lots are generally older infill lots or residences on
larger lots that could be subdivided to create additional housing opportunities. Lots created
under this zone designation can be developed in accordance with the development standards,and
it is anticipated that approximately 29 units could be accommodated in the R1-7.2 zone district.
VIII-26
Grand Terrace General Plan Draft September 19, 2013
Revised November 19, 2013
Revised January 8. 2014
Housing Element40
]
9
Table 8.24
R1-7.2 Zoned Available Parcels
1167-161-31 Low Density Vacant 0.88 1-5 du/ac 3 @4 du/ac
Residential
1167-201-03 Low Density Vacant 2.61 1-5 du/ac 9 @ 4 du/ac
Residential
1167-271-11 Low Density Vacant 0.50 1-5 du/ac 2 @ 4 du/ac
Residential
1167-271-12 Low Density Underutilized 1.00 1-5 du/ac 2 @ 4 du/ac
Residential
1167-281-03 Low Density Underutilized 0.93 1-5 du/ac 3 @ 3 du/ac
Residential
1167-291-02 Low Density Undenttilizcd 2.68 1-5 du/. 10 @ 4 du/ac
Residential
Source.Grand Terrace Community Development Department,2013
Table 8.25 Multi-Family Residential (R2) Parcels
R-2 zoned parcels allow for
standard single family residential
c r
units and lower density multi-family
residential units including duplexes,
triplexes,and fourplexes. These
residential units are permitted by
right. Permitted density in this zone
district is 1-9 dwelling units per
acre. Many of these lots are located
on the west side of the City and are
�fcurrently occupied by older rural
residential units. Residential
development standards for this zone
district are contained in Table 8,38, The underutilized sites identified below each contain an
existing residence. Given the sizes of these lots there is adequate underutilized area to be able to
accommodate additional units. Additionally,because of the existing residence it is likely that at
most two or three residential units would be accommodated. With this small level of
development, the existing residential uses are not a constraint to development on these lots
because they can usually be incorporated into the design of development. It is anticipated that a
minimum of 65 multiple family units could be constructed under the permitted base density.
VIII-27
6 Grand Terrace General Plan Draft September 19, 2013
Revised November 19, 2013
Revised January 8. 2014
Housing Element �]
There is the ability for developers to apply for density bonuses that would allow densities greater1
than that permitted,and development incentives which would include a relaxing of development
regulations, such as setbacks, parking and height standards; or apply to use the City's newly
adopted PRD standards which allow density bonuses where energy efficiency methods are utilized
in project design.
Table 8.25
R2 Zoned Available Parcels
0275-211-05 Medium Density Underutilized 1.18 1-9 du/ac 4 @ 3.3 du/ac
Residential
0275-211-09 Medium Density Underutilized 3.93 1-9 du/ac 8 @ 2 du/ac
Residential
0275 211 17 Medium-Density Underutilized 1.06 1-9 du/ac 3 @ 3 du/ac
Residential
0275-211-58 Medium Density Undemtilized 1.52 1-9 du/ac 3 @ 2 du/ac
Residential
0275 223 12 Medium Density Underutilized 2.0 1-9 du/ac 15 @ 8 du/ac
Residential
0275-223-40 Medium Density Underutilized 1.09 1-9 du/ac 6 @ 4 du/ac
Residential
0275-223-41 Medium Density Undemtilized 0.90 1-9 du/ac 4 @ x 4 du/ac
Residential
0275-223-60 Medium Density Underutilized 1.50 1-9 du/ac 8 @ 4 du/ac
Residential
0275-231-11 Medium Density Underutilized 1.10 1-9 du/ac 4 @ 3.5 du/ac
Residential
0275-231-25 Medium Density Underutilized 1.47 1-9 du/ac 10 @ 7 du/ac
Residential
Source:Grand Terrace Community Development Depanmeny 2013
VIII-28
Grand Terrace General Plan Draft September 19, 2013
Revised November 19 2013
Revised January B. 2014
Housing Element
Table 8.26 Multi-Family Residential (R3)Parcels
The R3 zone is a zone intended for medium density multi-family residential uses. Development
in this zone may include apartments,
condominium, town homes,duplexes, triplexes,
and fourplexes at densities of up to 12 units per
acre. These residential units are permitted by
r right. The remaining R3 parcels are all infrll lots
already provided with all public utilities and
services, and are either vacant or contain existing
residential uses. Residential development
standards for this zone district are contained in
Table 8.38. Almost all of the underutilized sites
.,t identified above contain an existing residence,
and most measure at least one half acre in size. .
Table 8.26 includes the existing mobile home
park,over the long term, should it redevelop it could generate up to 233 multiple family units.
However, for purposes of adequate sites, this parcel is not included in the final calculations.
Therefore, exclusive of the mobile home park, a total of 74 additional multiple family units could
develop within the R-3 zone district. Developers could also apply for a density bonus that would
allow densities greater than that permitted, and development incentives which would include a
6W relaxing of development regulations, such as setbacks,parking and height standards; or apply to
use the City's newly adopted PRE, standards which allow density bonuses where energy
efficiency methods are utilized in project design
VIII-29
640
Grand Terrace General Plan Draft September 19, 2013
Revised November 19, 2013
Revised January 8. 2014
Housing Element
V
Table 8.26
R3 Zoned Available Parcels
#0275-211-53 Medium Density Underutilized 21.23 1-12 du/ac 233 @ 1 I du/ac
Residential
0275-251-77 Medium Density Undemtilized 0.64 1-12 du/ac 7 @ 11 du/ac
Residential
0275-331-01 Medium Density Vacant 3.65 1-12 du/ac 35 @ 11 du/ac
Residential
.1167-341-02 Medium Density Undemtilized 0.38 1-12 du/ac 2 @ 10.5 du/ac
Residential
1167-341-04 Medium Density Residential Undemtilized 0.50 1-12 du/ac 4 @ 8 du/ac
1167-341-05 Medium Density Residential Undemtilized 1.04 1-12 du/ac I I @ 11 du/ac
-1167-341-78 Medium Density Vacant L33 1-12 du/ac 15 @ I du/ae
Residential
Source:Grand Terrace Community Development Departmem,2013
#This is an existing mobilehome park,and is not included in the final calculations.11 is included for demonstrative
purposes only.
"A proposal to re-zone these properties to a density of 20 du/ac was unsuccessful. j
Table 8.27 High Density Residential(R3-20) Parcels v
The R3-20 is a new zone district created in accordance with Housing Program 8.8.I.s. The City
was successful in creating the new zone district, which allows a density of 20 dwelling units per
acre, and permits exclusively multiple family uses. Concurrently with the zoning code
amendment creating the new zone district, the City adopted a Zone Change and General Plan
Amendment, re-designating 0.81 acres were re-zoned to the new designation, which would
accommodate 16 dwelling units.
Table 8.27
R3-20 Zoned Available Parcels
0275-25I-04 Medium Density Vacant 0.81 1-20 du/ac 16@20 du/ac
Residential
Source:Grand Terrace Community Development Department,2013
VIII-30
Grand Terrace General Plan Draft September 19, 2013
Revised November 19, 2013
Revised January 8. 2014
Housing Element
Table 8.28 Barton Road Specific Plan (BRSP-OP) Parcels
The Barton Road Specific Plan allows infill multiple family uses on parcels zoned BRSP-OP.
An analysis of the parcels with this zoning and the prevailing development pattern identified
three parcels that would support multiple family development. As shown on Table 8.28, 19
dwelling units could be accommodated within this zone district.
Table 8.28
BRSP-OP Zoned Available Parcels
0276-202-45 Office Commercial Underutilized 0.65 1-12 du/ae 5 @ 12/du/ac
0276-202-46 Office Commercial Underutilized 0.32 1-12 du/ac 2 @ 8 du/ac
0276-202-70 Office Commercial Vacant 0.40 1-12 da/ac 12 @ 15 du/ac
Source:Grand Terrace Community Development Department,2013
Summary
Exhibit 8-1 depicts the available parcels that permit multiple family development as identified
4 Tables 8.25 through 8.28.
In addition to the parcels identified in the Tables above,the mixed use land use designation
adjacent to 1-215 and south of Barton Road could generate an additional 175 multi-family
residential units. As illustrated in Table 8.29, approximately 527 new units could be constructed
at buildout.
Table 8.29
Available Land for Residential Development
RH 125.32 72 units
R1-20 55.36 57 units
RI-10 7.54 20 units
RI-7.2 8.60 29units
R2 22.02 65 units
R3 28.77 74 units
R3-20 0.81 16 units
BRSP-OP 1.37 19 units
Mixed Use 15.00 175 units
Source Grand Terrace Community Development Department,2013
VIII-31
Grand Terrace General Plan Draft September 19, 2013
Revised November 19, 2013
Revised January 8. 2014
Housing Element -
f
Generally speaking, the single family residential designations will typically house moderate and
above-moderate household groups. Except that, as discussed in Section 8.4.3.5 Housing
Affordability section of this Element, the current median housing price of$185,000 means
housing is affordable to low income householders, as well. The multiple family residential and
mixed use designations are generally expected to house lower income households because of
their density and economies of scale. Based on the available sites inventory there is sufficient
land to accommodate 178 single family residential units, and sufficient land to accommodate 331
multiple family residential units. With the presumption that the multiple family zones provide
the bulk of low and lower income housing, then available sites for low and lower income
households can be accommodated during the planning period.
Therefore, as shown in Table 8.30, not only is there is sufficient land available to accommodate
the RHNA allocation of 118 units for this planning period but also sufficient land to
accommodate the 11 units from the previous planning period.
Table 8.30
Comparison of RHNA and Site Availability
2014-2021 RHNA 28 19 22 49 118
Available Sites
RH,RI-20 0 0 29 100
RI-10 0 0 20 0
RI-7.2 0 10 19 0
R2 0 65 0 0
R3,R3-20 90 0 0 0
Site Capacity 90 75 68 100
Source:(hand Terrace Community Development Department,2013
It should also be noted that developers of R2, R3 and 113-20 designated land may apply to use
the City's recently adopted PRD standards. These standards allow density bonuses where energy
efficient practices are incorporated into the project design. In addition, on a case by case basis
the City will consider application of the R3-20 zone district upon additional properties.
VIII-32
Grand Terrace General Plan Draft September 19, 2013
Revised November 19, 2013
Revised January 8. 2014
Housing Element
4 Exhibit 8-1 —Available Sites
[ fill
€
s
c, C
VIII-33
4 Grand Terrace General Plan Draft September 19, 2013
Revised November 19, 2013
Revised January 8. 2014
Housing Element -
8.5.3.2 Suitability of Non-Vacant Sites
Development Trends: As discussed above the City is relying,primarily,on its multiple
family zones, BRSP-OP zone and anticipated mixed use project to generate lower-income
housing. Over the last planning period one multiple family project was completed in the
City, and it was the completion of a townhome development that was left partially
completed. These were market rate units. Additionally, a 23-unit low income family
housing rental housing development was proposed on City-owned property; however,the
project did not move forward due to difficulty in obtaining financing.
It is evident however, that because of the economies of scale associated with multiple
family developments, it is likely that multiple family development will continue to
provide affordable housing in the City. Additionally, incentives will likely be necessary
to encourage higher density and affordable units.
A proposed 80-acre specific plan project is proposed adjacent to I-215 and south of
Barton Road. The project area is comprised of vacant and non-vacant land, some
currently owned by the Successor Agency to the City of Grand Terrace, and includes the
assimilation of multiple parcels and redevelopment of lands. This project includes a
mixed use component and it is anticipated that an additional 175 multiple family
residential units would be generated. Because a specific plan is being proposed for the
project it has the added benefit of creating the development standards that would apply to
the residential component.
Multiple family infill development in the BRSP-OP zone are allowed a density of 1-12
units per acre and are subject to the residential standards contained in Chapter I S.10 (RFI,
Rl,R2 and R3 Zones) as shown in Table 8.38, including state density bonus law
provisions. Under the provisions of the Barton Road Specific Plan for mixed use
development,the residential component is not tied to the development standards shown
in Table 8.38; it is, however,restricted to second floor levels of buildings. Mixed use
development would be subject to the standards of the underlying zone district, including
lot coverage,height,parking and setbacks. Densities may not exceed those of the
residential, commercial and industrial designations of the General Plan and zoning; and it
is anticipated that densities will be established through the Mixed-Use process.
Market conditions: Grand Terrace is a small bedroom community located amidst the
employment areas of surrounding jurisdictions, and adjacent to the I-215 Freeway, a
major commuting condor to jobs in Los Angeles and Orange Counties.
One of the major obstacles to providing housing to meet the needs of all economic
VIII - 34
Grand Terrace General Plan Draft September 19, 2013
Revised November 19, 2013
Revised January 8. 2014
Housing Element
4 segments of the community is the nature of the housing market itself The rate at which
housing costs accelerated during the 1990's and 2000's created a serious national
problem. This problem was magnified in California as a whole,and particularly in Inland
Empire communities such as Grand Terrace, where housing costs rapidly inflated. As a
result of the housing boom of the early 2000's,housing in Grand Terrace has become less
affordable with the cost of a typical single family residence increasing an average of 260
percent from 2000 to 2007.
However, the recent downturn of the market significantly reduced housing prices
throughout Grand Terrace. Typically the gap between market-rate and what lower and
moderate income households can afford is large for single-family detached development.
However, sales prices in 2012 have shown that single-family detached housing in Grand
Terrace is affordable to low and moderate income households.
8.5.3.3 Realistic Capacity
The City evaluated the implementation of its multiple family residential development
standards, including building height, building setbacks, building coverage and parking
requirements by reviewing recent multiple family development projects. These projects
evaluated are R-3 zone and most of the projects were designed at a density of about 1 I
units per acre which is comparable with the realistic capacity identified in Table 8.27 (R3
Zoned Available Parcels).
Two other multiple family projects were built/approved prior to the City's incorporation.
The 556-unit Highlands Apartments is a 34.76-acre development yielded a density of 16
units per acre. One hundred and eleven of the units have affordability covenants
governing them. The Preston Condo project, already recorded,has a permitted density of
15 units per acre, and will require design review of the housing product. Twenty-five
percent of the units within this project are proposed to be restricted to moderate income
households.
8.5.3.4 Zoning for Lower Income Households
Typically, it is difficult to accommodate affordable housing within single family
development without substantial subsidies, such as silent seconds, down payment
assistance, etc. In the past, the City's Housing Office(now Community Development)
purchased and rehabbed single family units and sold to affordable households. This
program was suspended in the early 2000's due to rising housing prices. With the
dissolution of redevelopment agencies the City does not anticipate reactivating this
program.
VIII -35
filir Grand Terrace General Plan Draft September 19, 2013
Revised November 19, 2013
Revised January 8, 2014
Housing Element
Usually, because of the economies of scale, affordable housing projects are generally
developed in zone districts that allow multiple family developments, such as the City's
Multiple Family zone districts and Barton Road Specific Plan properties zoned for Infill
Residential development. Therefore, the City anticipates that housing for lower income
households will be built on these zone districts.
Grand Terrace is a small bedroom community working towards creating a greater
commercial tax and industrial base to improve the city's jobs housing balance which is
currently housing rich and jobs poor. In previous planning cycles, multiple family units
have been approved and/or developed indicating that the market is accommodating
multiple family projects. However, only the Blue Mountain Senior Villas project contains
affordable rental housing units, which received substantial subsidies from the City's low-
mod housing fund. Even with the opportunities for financial subsidies,bonuses and
development incentives, there is reluctance by developers to accommodate affordable
housing due to the recordation of long-term affordability covenants.
Table 8.31
A roved/Constructed Multiple Family Projects
Greenbriar R3 3.7 35 1-122-se I0.35
Karger Homes R3 2 16 1-12du/ac 8
Canal Street R3 3.6 42 1-12 du/ac 11.6
Hidden Gate R3 4.84 55 1-12 du/ac 11
-Blue Mountain R3-S 6 6 1-12 du/ac 20
Senior Villas
.It should be noted that this project includes a 2.6 acre public park with the residential component built on
3.4 acres. If only the 3.4 acres were considered,project density would be 35 dwelling units per acre.
The multiple family projects built or approved over the last few planning cycles(Table
8.31) demonstrate that development is being constructed in accordance with the realistic
capacity for the R3 zone district. The developments are able to meet the provisions of the
development standards for the R3 zone. The one affordable project is the Blue Mountain
Senior Villas which is built at a density of 20 units per acre. A specific plan was also
developed as part of this project, which allows the developer to establish their own
development standards in relation to the site and project characteristics. This in turn
provides a tremendous amount of flexibility in development. It should be noted that the
Blue Mountain Senior Villas project at a density of 20 units per acres was built with
stricter provisions in lot coverage and building height than that permitted in the Zoning
Code, but at a lesser standard for parking(0.75 parking spaces per unit as opposed to 2
spaces per unit).
VIII - 36
Grand Terrace General Plan Draft September 19, 2013
Revised November 19, 2013
Revised January 8 2014
- Housing Element
Density does influence the financial feasibility of projects;however the constraint to
affordable housing in Grand Terrace has not necessarily been density but rather an
interest by developers to construct affordable units.
8.5.4 Special Housing Needs
There are households with identifiable special needs, as defined by California law, for
which the City must plan. Such groups have a greater difficulty in finding affordable
housing due to special circumstances,which may be related to employment, income,
family characteristics,disability or other conditions. As a result, some residents may
experience a higher prevalence of overpayment, overcrowding, or other housing
problems. These groups include the disabled, the elderly, large households, female-
headed households, farm workers, and the homeless. Each special needs category is
discussed in greater detail below.
8.5.4.1 The Disabled
Table 8.32
Persons with Disabilities by Age
Age 5 to 15—total persons 2,095
With a disability 105 5.0%
Sensory 20
Physical 40
Mental 57
Self-care 25
Age 16 to 64—total persons 7,668
With a disability 1,363 17.8%
Sensory 189
Physical 396
Mental 251
Self-care 161
Going outside the home 251
Employment disability 161
Age 65 and older—total persons 1,197
With a disability 514 42.9%
Sensory 135
Physical 360
VIII -37
Grand Terrace General Plan Draft September 19, 2013
Revised November 19, 2013
Revised January 8, 2014
Housing Element �] -
J
Mental 174
Self care156
Going outside the home 236
❑.s.Census,2000
Disabled persons have special housing needs. Depending on the disability their needs
may be proximity to public transit, services, and the workplace. Housing needs may
include ramps, lowered countertops, and widened doorways. The American Community
Survey and 2010 Census did not track disabilities. However, because the City's
population has not grown very much between 2000 and 2010, information from 2000 is
still considered relevant.
As shown in Table 8.32, 17.8%of the City's working population(ages between 16-64
years) has a disability, with 12%of those disabled persons having an employment
disability. For those aged 65 years and older, 42.9%have a disability. Included within
these disabilities are persons with disabilities that limit their ability to leave the home
(18.4%of the working population and 46%of the senior population,respectively).
According to Section 4512 of the Welfare and Institutions Code a "developmental
disability" means a disability that originates before an individual attains age 18 years,
continues, or can be expected to continue, indefinitely, and constitutes a substantial ,
disability for that individual which includes mental retardation, cerebral palsy, epilepsy,
and autism. This term shall also include disabling conditions found to be closely related
to mental retardation or to require treatment similar to that required for individuals with
mental retardation, but shall not include other handicapping conditions that are solely
physical in nature.
Many developmentally disabled persons can live and work independently within a
conventional housing environment. More severely disabled individuals require a group
living environment where supervision is provided. The most severely affected individuals
may require an institutional environment where medical attention and physical therapy
are provided. Because developmental disabilities exist before adulthood, the first issue in
supportive housing for the developmentally disabled is the transition from the person's
living situation as a child to an appropriate level of independence as an adult.
The Inland Regional Center(IRC) provides services to more than 25,000 people with
developmental disabilities and their families in San Bernardino and Riverside counties.
IRC serves 75 Grand Terrace residents.
Vill -38
Grand Terrace General Plan Draft September 19, 2013
Revised November 19, 2013
Revised January 8. 2014
Housing Element
The City of Grand Terrace adopted Chapter 18.66 Reasonable Accommodations, which
provides a simple and inexpensive ($50.00) process for disabled persons, including those
with developmental disabilities to request to deviate from City codes and regulations,
such as ramps or accessible room additions within building setbacks. In addition, state
licensed facilities that house persons with disabilities is permitted within the residential
zones of the City.
8.5.4.2 The Elderly
As reported in the 2010 Census 1,498 persons (12.4%) of Grand Terrace residents were
over 65 years of age. This represents an increase of 255 elderly residents since the 2000
Census. It is likely that the elderly population will continue to increase due to two
factors:
1) The U.S. population nationwide is aging as the baby boom population(born
between 1946 and 1964)approaches their senior years; and
2) Many long time residents chose to stay in the City.
As people age, they often find themselves facing additional housing problems they may
not have had to cope with previously. Senior households have special housing needs
primarily due to three major concerns: physical disabilities/limitations, income and
health care cost. Affordability can be an issue of special concern to the elderly, who are
often on fixed retirement incomes. Many elderly owner-households reside in mobile
homes, which are among the lowest-cost housing options in the City. In addition, the
elderly may require assistance with housekeeping, maintenance, and repairs to remain in
their own homes as long as possible. Special design features that may be needed include
elimination of barriers such as steps and the provision of recreational and social amenities
for the elderly.
Table 8.33
Elderly Households in Grand Terrace
64 years of age or 1,335 92.8% 2,217 79.2%
younger
65 years of age or 104 7.2% 584 20.8
older
Soorcc:U.S.Census,2010
VIII - 39
Grand Terrace General Plan Draft September 19, 2013
Revised November 19, 2013
Revised January B. 2014
Housing Element -
8.5.4.3 Large Family Households
Large households are an indicator of need for large units. Large households are generally
defined as households with 5 or more persons. Grand Terrace has 499 (1 L8%)total
households consisting of five or more persons. Table 8.34 shows that the City is made up
predominately of 1 to 4-person households. This suggests that the need for large units
with four or more bedrooms is expected to be significantly less than the need for smaller
units.
Table 8.34
Household Size by Tenure
Owner 2,435 65.1% 366 73.3% 2,801 66.1%
Renter 1,306 34.9% 133 26.7% 1,439 1 33.9%
Source. Southern California Association of Governments,based on 2005-2009 American Community Survey
8.5.4.4 Single Parent Households
Single-parent households also have greater housing needs than other households due to
their limited income and higher expenses. The City of Grand Terrace currently has 791
single-parent families with children, of which 348 are male-headed households and 443
are female-headed households. The Census Bureau has not published data on the
percentage of Grand Terrace single parent families that are low income or have housing
problems. However, as is common, lower income single parents, particularly renters,
experience the highest prevalence and severity of overpayment and overcrowding.
Single-family detached rentals and multifamily housing with child-oriented amenities,
such as playgrounds and onsite childcare,would help meet the housing needs of Grand
Terrace's single parent households. Affordable attached housing, such as condominiums,
can also help meet the needs of female-headed and single-parent households
VIII -40
Grand Terrace General Plan Draft September 19, 2013
Revised November 19, 2013
Revised January 8, 2014
Housing Element
Table 8.35
Household T e b Tenure
7houscholder,
1,773 :22.8%
572 39.8%
r,no wife present 159 189 13.1
der,no husband 230 213 14.8%
eholds 639 465 32.3%
Source: Southern California Association of Governments,based on 2005-2009 American Community Survey
8.5.4.5 Farmworker Housing
Based on the 2010 Census,there are 6,132 employed residents over the age of 16 years.
Of those workers, only 21 (0.23%) persons are employed as farm workers. Because the
number of existing employees in Grand Terrace are identified as being farm workers is so
small, it is anticipated that that their housing needs will be met through programs
designed for lower income households.
`r 8.5.4.6 Homeless
The homeless are the community's most vulnerable residents. The homeless often face
chemical dependency, mental health problems, domestic violence,and other life-
threatening conditions. Individuals and families experience homelessness for a variety of
reasons, and therefore a homeless population may have a variety of needs. A homeless
person may need medical care, childcare assistance, credit counseling, substance abuse
treatment,job training, and/or English language education, among other services.
On January 24,2013, a Point in Time homeless survey was conducted County-wide. The
homeless count was ajoint effort between the San Bernardino County Homeless
Partnership,the San Bernardino County Office of Homeless Services, and the Institute
for Urban Initiatives who recruited over 400 community volunteers to implement the
count and a subpopulation survey. Preliminary findings found that there are 2,321 adults
and children who are homeless on a given day in San Bernardino County. Of the 2,321
persons, 1,247 (1,182 adults and 65 children) are unsheltered and 1,074(640 adults and
434 children)were sheltered(i.e. living in shelters, transitional housing or received motel
vouchers). The Point in Time count did not find any homeless persons residing in Grand
Vill -41
Grand Terrace General Plan Draft September 19, 2013
Revised November 19, 2013
Revised January 8. 2014
Housing Element
Terrace. The Point in Time count is a single snapshot count on one particular day.
During the last housing cycle, six homeless persons were identified in Grand Terrace.
Conservatively,this number is likely still valid.
There is a variety of housing service providers in proximity to Grand Terrace that address
a range of needs. Providers are shown on Table 8.36, and this list is not intended to be
all-inclusive. These providers provide emergency shelter housing, transitional and
permanent housing,utility assistance,rental assistance, food assistance, and support
services, such as counseling, such as Inland Temporary Homes, located in Loma Linda,
which provides a 90-day shelter program and 21-24-month transitional housing program
for homeless families with children under 18 years of age. Currently,Inland Temporary
Homes also teaches 24 classes covering a complete range of subjects focused on
developing personal skills to facilitate personal growth, career employment services
identify individual interests and skills to develop a career path, and counseling by a
licensed psychologist facilitates mental health.
Also,there are currently six residential care facilities located within the City of Grand
Terrace. The City has permitted these facilities to be established within its corporate
boundaries in accordance with Section 1566.3 of the Health and Safety Code. According
to HCD, these facilities meet the requirement for the provision of transitional housing as
set forth in Section 65583 of the Government Code. Five of the facilities have occupancy
of six persons per facility for a total of 30 persons, and one facility is Emeritus, which
provides assisted living and memory care services. Emeritus is state-licensed for 150 j
beds. These facilities are providing important transitional housing for 180 persons.
In 2012 the City amended its Zoning Code, in accordance with Program 8.8.Lou,
allowing for emergency shelters to be permitted in the Industrial zone without a
conditional use permit,and subject to the same development and management standards
that apply to the residential or commercial uses within the same zone district.
°San Bernardino County 2013 Homeless Count and Subpopulation Survey: Preliminary Findings and
Recommendations
VIII -42
Grand Terrace General Plan Draft September 19, 2013
Revised November 19, 2013
Revised January 8. 2014
- Housing Element
Table 8.36
Homeless Providers
Cedar House Life Change Center Transitional housing,support services Bloomington
House of Hope Ministry Transitional housing,support services Bloomington
Calvary Chapel Food bank Fontana
Clear Water Residential Care for the Transitional housing,permanent
Elderly&Homeless housing,case management,support Fontana
services
Transitional housing,case
Water of Life Church,City Link management,rental assistance,utility Fontana
assistance,support services
Hope Homes Transitional housing,Permanent Highland
housing support services
Inland Temporary Homes Transitional housing,case Loma Linda
management support services
VA Loma Linda-Healthcare System Transitional housing,permanent
Health Care for Homeless Veterans housing,case management,support Loma Linda
services
Catholic Charities Case management,rental assistance, Ontario,San
utility assistance,support services Bernardino
Fresh Start Ministries and Community Support services Ontario
4w Services,Inc.
Emergency shelter,domestic violence
House of Ruth shelter,transitional housing,case Ontario
management,support services
Inland Valley Hope Partners Food bank,support services Ontario
Transitional housing,case
Mercy House management,rental assistance,utility Ontario
assistance support services
The Salvation Army Emergency shelter,support services Ontario,Redlands
Building a Generation Case management,utility assistance, Redlands
support services
Transitional housing,case
Family Services Association of management,rental assistance,utility Redlands
Redlands assistance food bank,support services
The Blessing Center Emergency shelter,food bank,support Redlands
services
Transitional housing,case
Our House management,food bank, support Redlands
services
Vill -43
�, Grand Terrace General Plan Draft September 19, 2013
Revised November 19, 2013
Revised January 8. 2014
Housing Element ]
Transitional housing,case
Cathedral of Praise management,rental assistance,utility Rialto
assistance,support services
Permanent housing,case
House of Prayer management,food bank,support Rialto
services
Case management,rental assistance,
Catholic Charities San Bernardinoutility assistance,support services
CDCR CSUSB Day Reporting Center Transitional housing,case San Bernardino
management,support services
Emergency services(cold weather),
Central City Lutheran Mission transitional housing,permanent San Bernardino
housing,case management,support
services
Transitional housing,permanent
Community Action Partnership of San housing,Case management,rental San Bernardino
Bernardino County assistance,utility assistance,support
services,food bank
County of San Bernardino Department Permanent housing,case San Bernardino
of Public Health management,support services
Emergency services,transitional
Foothill AIDS Project
housing,permanent housing,case
B
management,utility assistance,food San emardino
bank,support services
Emergency services,transitional
Frazee Community Center housing,case management,support San Bernardino
services
House of Angeles Transitional housing,food bank, San Bernardino
support services
Mary's Mercy Center Transitional housing,case
Veronica's Home of Mercy management, food bank,support San Bernardino
services
Transitional housing,case
Option House,Inc. management,rental assistance,utility San Bernardino
assistance,support services
San Bernardino One Stop TAY Center Transitional housing,case San Bernardino
management,support services
San Bernardino One Stop TAY Center Transitional housing,case San Bernardino
management,support services
Time For Change Foundation Transitional housing,case San Bernardino
management,support services
Turrill Transitional Assistance Transitional housing,case San Bernardino
Program Inc. management,support services
Source:San Bemardino County Homeless Partnership,2012
VIII -44
Grand Terrace General Plan Draft September 19, 2013
Revised November 19, 2013
Revised January 8. 2014
Housing Element
8.5.4.7 At Risk Housing
As required by Government Code Section 65583, the City must analyze the extent to
which low-income,multi-family rental units are at risk of becoming market rate housing
and, if necessary, develop programs to preserve or replace these assisted housing units.
The multiple assistance programs include state or local mortgage revenue bonds,
redevelopment tax increments, in lieu fees or an inclusionary housing ordinance, or
density bonuses. Low income multi-family housing is considered to be at risk if it is
eligible to convert to non-low income housing due to: 1)the termination of a rental
subsidy contract; 2)mortgage prepayment or 3)the expiration of affordability
restrictions. The time period that is to be considered in making this determination is the
ten year period following the last mandated updating of the Housing Element(2006-
2013).
Based on the information contained in the"Inventory of Federally Subsidized Low
Income, Rental Units at Risk of Conversion," compiled by the California Housing
Partnership Corporation, there are no federally assisted (HCD or FrnHA), low income
rental units within the City. Likewise, there are no low income rental units within the
City that have been developed with the use of CDBG funds or as a result of an
inclusionary housing ordinance.
L However,there are l l 1 low income rental units that were constructed using a
combination of density bonuses and local multi-family revenue bond financing. These
units are located in the Highlands Apartments, constructed by Forest City Development
at 11750 Mount Vernon Avenue. In 1999 these units were at risk to convert to market
rate housing; however,the City used its housing set-aside funds to secure these units until
2030.
8.5.4.8 Zoning for a Variety of Housing Types
• Second Dwelling Units: In 2002, the City adopted Chapter 18.69 Second Family
Units of Zoning Code to ensure that second units could be constructed on any single
family residentially zoned property. In 2012, Chapter 18.69 was amended to allow
for administrative approval of attached and detached second dwelling units and to
allow them in the RH, RI, R2 and R-3 Zones.
• Manufactured Homes: The Zoning Code was amended in 2012 to allow
manufactured homes in all residential zone districts, subject to the same
development standards and review process as conventional stick construction. The
scope of the Board's review of single family residences is generally limited to the
architecture of the residences, including design, materials, and landscaping. The
VIII -45
Grand Terrace General Plan Draft September 19, 2013
Revised November 19, 2013
Revised January 8. 2014
Housing Element ]
process from submittal to issuance of building permits is approximately 6 weeks.
• Residential care facilities: Residential care facilities refer to a residence consisting
of supervision of persons, such as a group home,or rehabilitation facility that
provide non-medical care to persons in need of personal services, assistance,
guidance,protection or training for daily living. Residential care facilities serving 6
or fewer persons are permitted by right in all residential zones. Facilities serving 7
or more persons are conditionally permitted in all residential zone districts.
Residential care facilities include homes for the disabled and transitional housing
facilities.
• Transitional housing: Transitional housing facilities fall under the definition of
residential care facilities and are principally permitted in all residential zones if
serving 6 or less persons,and conditionally permitted in all residential zones if
serving 7 or more persons.
• Single-room occupancy units provide another form of affordable housing for low-
income persons. The City's Zoning Code was amended in 2012 to allow SRO's in
the R3 zone districts.
• Emegency shelters: Senate Bill 2 adopted in 2007 amended housing element law
regarding the planing for emergency shelters to require at least one zone district
where emergency shelters are permitted without discretionary action,and subject to J
the same development and management standards that apply to the residential or
commercial uses within the same zone district. The City's Zoning Code was
amended in 2012 to allow emergency shelters in the M2 zone
VIII -46
Grand Terrace General Plan Draft September 19, 2013 l
Revised November 19, 2013 V
Revised January 8. 2014
Housing Element
8.6 CONSTRAINTS
The ability of the private and public sectors to provide adequate housing to meet the
needs of all economic segments of the community is constrained by various interrelated
factors. For ease of discussion, these factors have been divided into three categories: 1)
physical constraints; 2)market constraints; and 3)governmental constraints. The extent
to which these constraints are affecting the supply and affordability of housing in the City
of Grand Terrace is discussed below.
8.6.1 Physical Constraints
Physical constraints to the development of
affordable housing within the City of Grand
Terrace focus upon the physical characteristics of
the majority of the remaining undeveloped land
within the City limits. The identified sites within
the Hillside Residential (RH)and R1-20 zone
districts are primarily located on the steep slopes of
Blue Mountain. Physical constraints include the
potential for land and rock slides, high fire hazards
and flooding. Although it is possible to mitigate
the physical constraints, the development
`, constraints associated with developing on steep kh
slopes and the provision of streets and utilities to
hillside areas along with the environmental issues
of landslides, high fire hazards and drainage issues substantially increases development
costs and therefore make these areas unsuitable for affordable housing.
The sites identified in the RI-10 are generally located along the foot of Blue Mountain
and have milder slopes and few constraints than in the RH and R1-20 zone districts. The
identified sites locates in the RI-7.2 zone district are located in areas with gradual slopes,
if any. There are no known environmental constraints in these areas that could impede
development.
Identified sites within the multiple family zone districts are located on the relatively
flatter portions of the City. The identified sites located at the northwest portion of the
City are located in proximity to Interstate 215 and an industrial line of the Union Pacific
Railroad line. The Interstate and railroad line are potential environmental areas of
concern relating to noise. Noise impacts can generally be mitigated through enhanced
construction measures such as sound attenuation walls and would not be considered a
significant environmental impact. There are no other known environmental constraints
that could impede development on identified sites located in the multiple family zone
Vill -47
Grand Terrace General Plan Draft September 19, 2013
Revised November 19, 2013
Revised January 8. 2014
Housing Element
districts.
Approximately three additional vacant and non-vacant sites have been identified within
the Administrative Professional designation of the Barton Road Specific Plan area, which
conditionally permits multiple family uses. These parcels are relatively free of
significant topographical constraints; utilities are readily available; and are free of any
known environmental constraints. The proposed mixed use project is located just east of
the 1-215 project, and is part of a larger 80-acre project. Within the 80 acres there is an
area identified as jurisdictional to the Department of Fish and Game and Army Corps of
Engineers. However, these jurisdictional areas can typically be mitigated, so as not to
preclude development. No other significant constraints exist within this project area.
8.6.2 Market Constraints
Market constraints to the development of residential housing include the cost of land,the
cost of construction, and financing. Unlike past years when the housing market was
experiencing a bubble effect,market factors now pose fewer constraints to the
development of new housing. Changes in the financial markets, changes in construction
material costs, and other factors have all affected the feasibility of developing new
housing in Grand Terrace.
8.6.2.1 Construction Cost
Construction costs are influenced by the cost
of materials. As the softening of the housing
market decreases the amount of homes being
constructed throughout southern California,
the cost of many construction materials have
decreased, reflecting the lack of demand.
Construction costs will also vary based on the
type of material used, structural features
present, and project characteristics such as the
type and quality of the unit.
The single largest cost associated with ,
building a new house is the cost of building III
materials,comprising between 40 to 50a _
percent of the sales price of a home. Typical y
residential construction costs for a 2,000
square foot home with garage is
VIII -48
Grand Terrace General Plan Draft September 19, 2013
Revised November 19, 2013
Revised January 8. 2014
Housing Element
I MA
approximately$108 per square foot, whereas as custom homes can be as twice the cost 7
Lower housing costs can be achieved with the following factors: a)reduction in amenities
and quality of building materials(above a minimum acceptability for health, safety,and
adequate performance); b)availability of skilled construction crews who will work for
less than union wages; and c)use of manufactured housing (including both mobile home
and modular housing).
An additional factor related to construction costs is the number of units built at the same
time. Apartments of three stories or less achieve an economy of scale,provided that the
building has typical amenities and no structured parking. As the number of units
developed increases, construction costs over the entire development are generally
reduced based on economies of scale. This reduction in costs is of particular benefit when
density bonuses are utilized for the provision of affordable housing.
8.6.2.2 Land Costs
Grand Terrace is fortunate in that the cost of vacant land for residential development is
relatively affordable, especially when compared to the adjacent counties of Orange, Los
Angeles, and San Diego. Land prices are highly variable and depend on the density of
development allowed, whether the site has environmental constraints, and whether an
existing use must be removed.
4 Land costs are also influenced by location and views, for instance, land costs are higher
along the hillside were valley floor views are afforded. Fluctuations in market conditions
will also influence land costs. For example, from 2000 through 2006 real estate values
rose significantly, however the recent downturn has resulted in a dampening effect on
prices.
8.6.2.3 Financing
8.6.2.3.1 Developer Financing
Construction financing costs also affect the feasibility of building new housing. In the
past it was not uncommon for developers to receive construction loans for 100%or more
of a project's estimated future value. However, recently, following the housing market
downturn of the early 1990s, financial institutions tightened regulations for construction
loans,which was repeated again in the boom period of the early to mid-2000's. The
tightened regulations often result in developers having to put up at least 25%of the
project value.
'Building-Costmet,2013
VIII -49
Grand Terrace General Plan Draft September 19, 2013
Revised November 19, 2013
Revised January 8. 2014
Housing Element
"ram
Although there is no hard threshold for how much required upfront equity is too much
before a residential project would be infeasible,the higher the proportion of equity
required,the more unlikely that a developer would proceed with the project. Not only
would it require more up-front cash,but higher equity contribution means a project must
be able to achieve an even higher value at completion in order to generate the cash Bow
needed to meet acceptable cash-on-cash returns. These trends are anticipated to continue
during the planning period.
8.6.2.3.2 Homebuyer Financing
Housing affordability is also largely determined by interest rates.First-time homebuyers are most impacted
by financing requirements.Current mortgage interest rates for new home purchases are at historically low
levels of around 4%for a 30-year fixed-rate mortgage,which increases housing affordability.Although
rates are currently low,they can change significantly and impact the affordability of the housing stock.The
recent economic crisis has also resulted in a tightening of lending standards,as compared to the"easy
credit"practices in recent years.Thus,a critical factor in homeownership involves credit worthiness.
Lenders consider a person's debt-to-income ratio,cash available for down payment,and credit history
when determining a loan amount.Many financial institutions are willing to significantly decrease down
payment requirements and increase loan amounts to persons with good credit rating.Persons with poor
credit ratings may be forced to accept a higher interest rate or a loan amount insufficient to purchase a
house.
In addition, The San Bernardino County Department of Economic and Community
Development also offers a Homeownership Assistance Program that provides financial
assistance to eligible households that may be used for down payment assistance or
closing costs.
8.6.3 Government Constraints
8.6.3.1 Land Use Controls
8.6.3.1.1 Density
The Grand Terrace General Plan sets forth the City's policies for guiding local
development. These policies,together with existing zoning regulations, establish the
amount and distribution of land to be allocated for various uses throughout the City.
Residential development in the City of Grand Terrace is permitted under the land use
categories shown in Table 8.37 and in accordance with the Land Use Element of the
General Plan:
VIII -60
Grand Terrace General Plan Draft September 19, 2013
Revised November 19, 2013
Revised January B. 2014
Housing Element
4W
Table 8.37
General Plan Residential Desi nations
Hillside Residential R-I (20) 0-1 Du/Net Ac
Low Density Residential R-1 (7.2),R-I (10), R-1 (20) 1 —5 Du/Net Ac
Medium Density Residential R-2, R-3 1 — 12 Du/Nct Ac
Medium High Density R3S,R3-20 12—20 Du/Nct Ac
Residential
Source: Grand Terrace Community Development Department,2013
Pursuant to City Zoning Code Section 18.10.040, a density bonus of up to 35%may be
approved in accordance with California Density Bonus Law, when a developer provides
housing for low to moderate income households, and seniors.
While the amount of vacant land remaining within the City is minimal, land with
potential for redevelopment and infill housing is primarily found in the relatively flat
areas of the City, where increased densities are feasible,thus providing adequate sites for
the construction of affordable housing.
` In fact,the City adopted a new Code section which allows density bonuses on infill lots.
E`. These provisions will allow for either a density bonus in accordance with state law,a 20
percent density bonus can be approved where a project can be certified in LEED or a
10% density bonus for construction of the project to meet or exceed more than a 20
percent increase in energy efficiency above Title 24 requirements.
8.6.3.1.2 Development Standards
The City's development standards are consistent with the parameters and policies
established in the General Plan and reflect an attempt to balance housing needs with
infrastructure capacities and environmental considerations. Table 8.38 presents the
development standards of each residential zone. Standards regulating development
within the City are similar to those being used by other surrounding communities.
Taken together with the size of the lot, development standards are not considered
especially constraining. The previous Zoning Code limited the definition of multiple
family residential developments to one- and two-bedroom units and placed minimum size
requirements on them. These limitations were removed in 2012 with a zoning code
amendment, in accordance with Program 8.8.1.q of the previous planning period.
MIN - 51
Grand Terrace General Plan Draft September 19, 2013
Revised November 19 2013
Revised January 8. 2014
Housing Element (� -
Table 8.38 illustrates that the development standards in the City do not represent an I�A'{I�et�1d
overly restrictive condition,and are not a constraint to development of affordable
housing.
Projects including new residential construction are normally required to install all
necessary on and off-site improvements, including a half-width of the paved width of the
street, concrete curbs, sidewalks, water connections and sewer connections. Roadway
standards for local or neighborhood streets that allow parking on both sides of the street
have paved widths between 36 to 44 feet. Infrastructure improvements are in place in
most locations within the City limits.
Vill -52
Grand Terrace General Plan Draft September 19, 2013
Revised November 19, 2013
Revised January 8. 2014
Housing Element
r•
Table 8.38
Minimum Development Standards for Residential Zones
Units per Acre
(Max.) 5 4 2 1 9 12` B 20
Lot Area(sq. ft.) 7,200 10,000 20,000 10,000 12,000 € 12,000
Lot Width(ft.) 60 60 100 60 60 B 60
Lot Depth(ft.) 100 100 150 100 too a 100
Street Frontage
(Minimum linear
feet) 40 40 50 40 40 s 40
Setbacks Front
Yard(Minimum
linear feet) 25' 25° 25° 25" 25" s 25'
Setbacks Rear
Yard(Minimum
linearfeet) 20s 35 " 35 " 20" 20' ° 20s
Interior Lot(With
Garage) 10s to, 10° 10" l0° s 10s
Interior Lot
(Without Garage) 5° 51 5° - 5" 10" s to,
Comer Lot(Street
side) 15° 15° 15 ° 15 " 15' s 15'
Comer Lot(No
Street side) 5 5 5 5 10 5 10
Living Area Single
Family(Minimum) 1,350d 1,350d 1,350d 1,350d 1,350d s
Living Area Multi Fi mily(One-bedroom) 800d 800d E 8
Living Area Multi Famil Two-bedroom 1,OOOd 1,000d E 5
Building Lot
Coverage % 50 50 40 60r 60r e 60
Building Height
ft. 35 ` 35 ` 35` 35` 35' F 35'
Source:Grand Terrace Zoning Code
Footnotes: Refer to Zoning Code for footnote definitions.
VIII -53
�, Grand Terrace General Plan Draft September 19, 2013
Revised November 19, 2013
Revised January 8. 2014
Housing Element
Table 8.39 has been updated to reflect a recent zoning code amendment consistent with
housing statutes relating to emergency shelters,transitional and supportive housing and
second dwelling units.
Table 8.39
Housing Types Permitted by Zoning District
SF-Detached P P P P P P -
SF-Attached 2- P P P
4DU
SF-Attached 5+ P P P
DU
Residential P P P P P p
Care<6
Residential
Care>6
-Emergency
Shelter
Single Room C C
Occupancy
Manufactured P P P P P P r/
/Mobile Home
Transitional C C
Housing
Supportive C C
Housing
2"Units P P P P P P -- -
P=Permitted;C=Conditional Use; --=Jot a listed use
Source:Grand Terrace Zoning Code "Permitted in M2 zone
8.6.3.1.3 Parking Standards
Parking standards are currently similar to those used in other cities: a two-car garage
required for each single family dwelling and 2 spaces required per unit for multiple
family dwellings where one space shall be in a garage. Guest spaces are required in a
ratio of one guest parking space per four multi-family dwelling units.
However, in order to provide greater incentives for the construction of affordable
housing,the Zoning Code was amended more flexible parking standards for smaller
Vill - 54
Grand Terrace General Plan Draft September 19, 2013
Revised November 19, 2013
Revised January 8. 2014
Housing Element ( 7
multiple family units. When a studio or efficiency unit is proposed, only one parking
space will be required, instead of two spaces.
8.6.3.1.4 Open Space Requirements
Open space and setback requirements in Grand Terrace are also very similar to those used
in other cities where the maximum lot coverage allowed varies from 40 to 60 percent of
the lot, thereby providing: 1) sufficient usable open space, especially in backyards; 2)
enough space for a car to park in the front driveway approach to the garage; and 3)
enough separation between residences to ensure protection of privacy. In the case of
multiple family housing, 40 percent open space is required to provide common
recreational amenities/facilities for residents. Our experience indicates that this standard
has not been a deterrent to past affordable housing projects.
8.6.3.1.5 Design Review Standards
The City does not have design standards or guidelines that constrain development in its
residential districts. Single-and multi-family units are reviewed on a case-by-case basis
for high quality construction and compatibility with existing surrounding architecture.
The basic philosophy of the City's design review process is to arrive at a product that
meets the City's goals and is financially feasible for the developer.
The responsibility of the Site and Architectural Review Board is to provide
comprehensive site plan and architectural review of projects. The scope of the Site and
Architectural Review Board's review is to consider the site plan in relation to the
property and development standards(i.e. setbacks, lot coverage, building height, parking,
etc.),placement of structures, vehicle and pedestrian access, landscaping,police and fire
services, grading and drainage, traffic,relationship to existing and planned uses of
adjoining and surrounding properties, and relationship to nearby properties and structures
and surrounding natural topography. It is also to consider the proposed architecture of
buildings in terms of style and design, materials and colors, and size and bulk in relation
to the surrounding properties. Chapter 18.63 of the Zoning Code specifies the review
authority of the Board with regard to site and building design.
Given the smaller scale of development of a single-family residence in comparison to a
multiple family development project, the scope of the Board's review of single-family
residences is generally more focused on architecture of the residences and site layout.
Review of multiple family development projects typically involves a greater level of
review in regard to site development. In addition to ensuring adherence to setbacks,
height requirements, lot coverage,parking and other applicable development standards,
the Board will also consider the compatibility of the project's site design with
VIII - 55
Grand Terrace General Plan Draft September 19, 2013
Revised November 19, 2013
Revised January 8. 2014
surrounding land uses, such as screening and security. Housing Element
Unlike larger cities, the City of Grand Terrace has only one board(i.e., its Planning
Commission)that performs various review functions. Therefore, the design review
process is shorter than in other cities in the area. However, smaller projects such as
individual single family units require Planning Commission approval, through Site and
Architectural Review. The City has eliminated the public hearing requirement for very
small projects, such as room additions, accessory structures, etc. City staff processes
these projects administratively requiring only the Director's review and approval. Other
improvements that have been or are currently being made to streamline the design
review/permit process are:
• Implementation of one-step review process whereby the applicant comes to one
counter to receive information about the entire process. The Community
Development Department routes the plans to other reviewing agencies and the case
planner reports to the applicant within 30 days.
• Implementation of an applicant-friendly approach whereby staff provides significant
attention to applicants, up front, to explain and inform them to the process and
basically serve as an expediter instead of a regulator,while City standards are being
enforced. These include preliminary design review meetings with City staff to work
through design issues prior to formal application submittal.
• Implementation of a project management approach,whereby a case planner
follows/monitors a project from initial sketches to issuance of a certificate of
occupancy through all departments and agencies. This allows applicants to have
more certainty about the status of their projects and to plan and acquire financing
while a project is under review. The case planner is responsible for knowing the
status of a project within the process at any point in time. This also assists the City
in ensuring implementation of conditions of approval
• Implementation of easy to read"How to Do"lists for all requirements for planning
and building plan check,thereby facilitating submission of complete applications
and minimizing additional trips to the City.
8.6.3.2 Building Codes
In addition to land use controls, local building codes also affect the cost of housing.
Grand Terrace has adopted the 2010 California Building Code that establishes minimum
construction standards. These minimum standards cannot be revised to be less stringent
without sacrificing basic safety considerations and amenities. No major reductions in
construction costs are anticipated through revisions to local building codes.
8.6.3.3 Code Compliance
vnl - 56
Grand Terrace General Plan Draft September 19, 2013
Revised November 19, 2013
Revised January 8. 2014
Housing Element
Code compliance activities within the City are intended to promote the safety and
character of the City. The City includes approximately three square miles. There is
currently only one code compliance officer responsible for code enforcement activities in
the City. Therefore, code enforcement activities are primarily reactive. In the residentially
designated properties code enforcement housing efforts generally focus on property
maintenance including the rental inspection program.
8.6.3.34 Development Filing Fees
The City's development filing fees are still low when compared with surrounding areas.
A summary of development filing fees for the City is provided in Table 8.40. The fees
that are charged by the City are a reflection of the time and effort that must be expended
by City staff in order to properly review development plans. The City will continue to
conduct periodic surveys (both formal and informal) of other cities in the Grand Terrace
area to ensure that local processing costs do not become a constraint on housing
production.
4
Vill - 57
�, Grand Terrace General Plan Draft September 19, 2013
Revised November 19, 2013
Revised January 8. 2014
Housing Element
Table 8.40
City Residential(Single and Multifamil Develo met Filin Fees
Tentative Tract Map $2 150 Per development project
General Plan Amendment $2,100 Per development project
Zoning Code Amendment $2,200 Per development project
Conditional Use Permit $400-$2,400 based on size of Per development project
development
Variance $300- $1500 based on size of Per development project
development
Site and Architectural Review $2 200 Per development project
Administrative Site and $650 Per development project
Architectural Review
Land Use Review $50 Per development project
Specific Plan $3,000 plus staff time Per development project
Environmental Review Negative $750,unless prepared by Per development project
Declaration consultant
Final Review Map—Tract Map $2,000 Tract or Parcel Map
—Parcel Map $1,250
Building Permit Fees A sliding scale from$33 —$4,955, Per$value of
based on valuation of construction construction costs
from$500—$1,000,000
Electrical Permit Fees A sliding scale from$30—$100 Per service switch
per service switch depending on
number of amperes
Plumbing Permit Fees $10 per fixture or trap, $33 per Per fixture
sewer connection, $15 per water
heater
Source: City of Grand Terrace Communi.j Development Department
Vill - 58
Grand Terrace General Plan Draft September 19, 2013 ,,
Revised November 19, 2013
Revised January 8. 2014
Housing Element �]
8.6.3.45 Development Impact and Building Permit Fees
Development impact fees are charged on a per-unit basis to provide funds to offset the
anticipated impacts of population growth. New housing, and therefore more Grand
Terrace residents, may result in an increase in vehicle trips, park usage, school
enrollment,and emergency service calls. Development impact fees are carefully created
to ensure that quality services and facilities are provided to residents without unduly
burdening development.
As shown in Table 8.41 the total fees, including building permit and development impact
fees for a 2,000 square foot residential unit are approximately$36,000, and
approximately$27,000 for a 1,200 square foot multiple residential home. While the
majority of the costs is attributable to development impact fees,the City assess a lesser
impact fee for multiple family development.It should also be noted that a significant
portion of the impact fees, water connection and school impact fees, are assessed by
entities separate from the City, of which the City has little control of.
4
VIII - 59
Grand Terrace General Plan Draft September 19, 2013
Revised November 19, 2013
Revised January 8. 2014
Housing Element
I�J�11Tf�r}W�1 III
Table 8.41
Residential Bulletin Permit and Develo ment Im act Fees
Building Construction Permit Fees (per unit) (per unit)
Building Pennit fee $1,872.95 $1,223.35
Plan Check fee $1,217.42 $795.18
Energy fee $75.00 $75.00
Sewer connection $300.00 $300.00
NPDES compliance verification $75.00 $75.00
Electrical fee $373.92 $144.96
Ventilation fee($10/each) $60.00 $20.00
Lawn sprinkle system $15.00 $15.00
Water heater or vent $15.00 $15.00
Private water distribution system($4/each) $8A0 $6.00
Air handling unit $15.00 $15.00
Forced air/gravity type burner $20.00 $20.00
Gas piping system $4.00 $4.00
Drainage/vent pipe repair($15/each) $210.00 $120.00
Fixture Trap fee($10/each) $140.00 $80.00
Approximate Total Building Fee $4,386.00 $2,908.00
Development Impact Fees
Arterial Improvement Fees $4,243.00 $2,599.00
Storm Drainage Fees $2,234.00 $429.00
General Facilities Fund $1,102.00 $1,102.00
Public Use Facilities Fund $373.00 $229.00
Parkland/Open Space Fund $7,241.00 $4,534.00
Traffic Signal Improvement Fee $666.36 $408.00
Sewer Connection Fee $2,700.00 $2,700.00
Riverside Highland Water Connection Fee $7,765.00 $7,765.00
School Fees $6,900.00 $4,140.00
Approximate Total Development Impact Fees $33,232.00 $23,920.00
Source.Grand Terrace Community Development Department Numbers are rounded
Riverside Highland Water Company
Colton Joint Unified School District
Vill -60
Grand Terrace General Plan Draft September 19, 2013
Revised November 19, 2013 Mi
Revised January 8. 2014
Housing Element (��
The per unit cost of housing including construction and land cost is approximately$108
aware foot Using Table 8.41 above,that would equate to a per unit cost of$253,618
for a single family unit and$156,428 for a multiple family housing unit. The total
building and development impact fees are about 15% and 17%, respectively,of the total
per unit cost.
8.6.3.56 Permit Processing
The processing time needed to obtain development permits and required approvals is
often cited as a prime contributor to the high cost of housing. Additional time may be
necessary for environmental review, depending on the location and nature of a project.
Unnecessary delays will add to the cost of construction by increasing land holding costs,
interest payments and inflation. Although these review processes may take a substantial
amount of time,they are necessary to integrate a new development into the local urban
environment.
In Grand Terrace, the average processing time for most development applications is two
to three months with very small projects taking less than 30 days. The City of Grand
Terrace has fully implemented the provisions of AB 884, as well as more recent
legislation requiring the establishment of"one-stop"permit coordination. In fact, all of
development services have been consolidated into one department: Community
Development. The divisions within the Community Development include Planning,
L` Building and Safety, Code Enforcement, Engineering and Public Works.
�r Moreover,the City has established a Site and Architectural Review Board that also serves
as the Planning Commission. This Board is scheduled to meet twice per month to review
all new construction proposals. Based on periodic surveys conducted by the City, local
processing times are shorter than those experienced in surrounding communities.
The following summarizes applications that are utilized by the City for various residential
projects and average processing times:
Land Use Application: This application is used for small ground floor room
additions which are less than 500 square feet in size. The average processing time
is 2 to 4 weeks from filing to issuance of building permit.
Administrative Site and Architectural Review: The Administrative Site and
Architectural Review application is used for two-story additions, larger room
additions which are 500 square feet in size or larger but less than 65%of the floor
area of the existing house. This application does not require a public hearing and
can be approved by the Community Development Director. The average
processing time is typically 6 weeks from filing to issuance of building permit.
VIII -61
Grand Terrace General Plan Draft September 19, 2013
Revised November 19, 2013
Revised January 8. 2014
Housing Element
The Administrative Site and Architectural Review process is also used for the
review and approval of second dwelling units, which greatly expedites the
processing of these second units and is in conformance with State law.
Site and Architectural Review: This application requires a fully noticed public
hearing before the Planning Commission. This involves the additional
requirement to submit a radius map and ownership list of property owners within
300 feet of the subject site. The Site and Architectural review process is required
for new single family residences and for multiple family developments. The
average processing time for a single family residence is 6-8 weeks from filing to
issuance of a building permit,and about 12 to 16 weeks from filing to issuance of
building permit for multiple family developments. If an environmental initial
study is required to be prepared than the processing time would be extended by at
least three months.. To expedite the review process the City offers concurrent
review of the construction drawings prior to the Planning Commission's public
hearing, subject to a hold harmless agreement should the Commission impose
major changes in the project at the public hearing. This procedure highlights the
City's efforts to expedite the review process to facilitate new housing
development.
Conditional Use Permit: This application is heard concurrently with the Site
and Architectural Review application. As these applications are heard
concurrently with the Site and Architectural Review application in order to speed
up the process,the processing time is the same as that for the Site and
Architectural Review application.
Tentative Parcel Map: This application is used to divide a site into four or fewer
new parcels. This would allow for the infilling of larger parcels or an
intensification of existing sites. The application is heard by both the Planning
Commission and the City Council, as required by the City's Subdivision
Ordinance. The processing time from tentative parcel map filing to City Council
approval is approximately 3 to 4 months.
Tentative Tract Map: This application is used to divide or subdivide a site into
more than four lots. This allows for the infilling of large parcels or an
intensification of larger existing sites in the City. Tentative Tract Maps are heard
by both the Planning Commission and the City Council. The processing time
from the tentative map filing to the recording of the final map is 4 to 6 months. If
an environmental initial study is required to be prepared than the processing time
would be extended by at least three months.
The City's fees, shown on Tables 8.40 and 8.41,are some of the lowest in the San
VIII -62
Grand Terrace General Plan Draft September 19, 2013
Revised November 19, 2013
Revised January 8. 2014
Housing Element
Bernardino and Riverside regions. Generally, the City has no backlog of residential
projects that are waiting for processing by staff or for a public hearing by the Planning
Commission or City Council. The average processing times for residential projects are
much less than those for other jurisdictions in the area.
8.6.3.67 Service and Facility Infrastructure
Before a development permit is granted, it must be determined that public services and
facility systems are adequate to accommodate any increased demand generated by a
proposed project.
At present, all vacant residentially designated land within the City is in close proximity to
the infrastructure systems (i.e., utilities and streets necessary to provide service). While
construction of local interior street and minor utility extensions would be required in
some cases, the overall extent would not be great; the location of streets and utility lines
as illustrated in the General Plan Circulation Element. No street extensions or major
service system improvements would be necessary for development of multi-family
designated areas directly adjacent to Mount Vernon Avenue or single-family designated
areas in the western portion of the City, west of the railroad tracks. Service systems are
adequate to provide for the higher densities expected to be associated with low- and
moderate-income developments.
Water service is provided by the Riverside Highland Water Company (RHWCO).
RHWCO is a private water company owned by its shareholders. It maintains water main
transmission lines,wells, reservoirs, and service laterals throughout the City and is
directly responsible for maintenance. The water supply for the Company is from five
separate groundwater basins. The 2010 Urban Water Management Plan prepared for the
Company indicates that there is sufficient water supply to accommodate development
within the City.
Sanitary sewer service is provided by the City of Grand Terrace, and the City maintains
all collections lines within its city-limits. The City contracts with the City of Colton for
wastewater treatment.
8.6.3.78 Jobs/Housing Balance
As defined by SCAG, a balanced subregion or community is one having an employment
to housing ratio of 1.2 jobs per dwelling unit. Recent SCAG data estimated that there are
approximately 3,000 combined public and private sectorjobs within the City of Grand
Terrace. By comparison, there are currently 4,315 households within the City. This
translates into an employment to housing ratio of 0.70 jobs per dwelling unit, and
indicates that the City is"jobs poor'and"housing rich." Therefore, adherence to the
Vill -63
Grand Terrace General Plan Draft September 19, 2013
Revised November 19, 2013
Revised January 8. 2014
Housing Element
jobs/housing balance ratio of 1.2 jobs per dwelling unit represents an actual constraint on
the expansion of housing opportunities within the City, since the City is `jobs poor"and
needs to stress the development of jobs, rather than housing.
8.6.3.99 Constraints on Persons with Disabilities
Zoning and Permitting Requirements: The City's definition of family includes individuals
related by blood,marriage or adoption, groups of not more than six persons who are not
related by blood,manage or adoption, and one or more persons living as a single
household.
The City ensures adherence to Title 24 of the California Building Code and federal
regulations on accessibility in both multiple family housing developments and
commercial developments.The City's parking standards requires that at least one
disabled parking space be provided for each new project or two(2%)percent whichever
is greater. The design standards of the parking ordinance require that the disabled
parking spaces be striped and individually identified in accordance with the Uniform
Building Code and the California Vehicle Code.
Group homes are pertained by right in the City's residential zones as permitted uses if the
number of residents is 6 or less. The only permits that would be required would be the
normal building permits to construct the structure.
Group homes with more than 6 residents are permitted with a conditional use permit.
There is nothing in the City's General Plan or Zoning Code that regulates the siting of
special needs housing in relationship to one another. There is no minimum distance
required between two(or more) special needs housing. The City has no standard
conditions or requirements for group homes of more than 6 persons,other than the
requirement for a conditional use permit. This includes no particular conditions for
group homes that will be providing services on-site. The requirement for a conditional
use permit has had no demonstrated negative impact on the development of group homes
in the City. There has been no record of such a request being denied by the City's
Planning Commission. The pubic hearing for a conditional use permit for a group home
is exactly the same for any other conditional use permit with the same noticing
requirements and agency notification.
Building Codes to Assist Disabled Access: The 2013 California Building Codes,Codes
of Regulations will be adopted by the end of the year. There have been no amendments
that might have diminished the ability to accommodate persons with disabilities. The
City has not adopted any universal design elements in the City's building code with
respect to persons with disabilities; however,any property owner wishing to install such
elements would not be precluded from doing so.
Vill -64
Grand Terrace General Plan Draft September 19, 2013
Revised November 19, 2013
Revised January 8. 2014
Housing Element
The Building and Safety Department strictly follows the guidelines set by CALDAG for
their ADA regulations on new and rehab commercial construction. There have been
several new developments in the City that have been required by law to be disabled
accessible. In accordance with state law, multiple family developments are required to
incorporate adaptable units into the project design, in addition to ensuring an accessible
path of travel from the street.
The City has also retrofitted several intersections in the City with disabled curb access,
disabled drinking fountains and/or disabled buttons at the signalized intersections. In
addition reasonable accommodations have been provided at City Hall including disabled
access to the City Hall including a disabled parking spaces, ramp and an emergency
access bell for access to the main City Hall building.
Reasonable Accommodations: The City adopted a Reasonable Accommodations
Ordinance. This ordinance allows residents to request a reasonable accommodation from
City zoning or building codes. The process to do so is subject to a Land Use application,
which is the City's lowest filing fee. To date, only one resident has requested and
received a reasonable accommodation to expand a residence.
Vill - 65
Grand Terrace General Plan Draft September 19, 2013
Revised November 19, 2013
Revised January 8. 2014
Housing Element (�
8.7 HOUSING PLAN
The Housing Program provides direction for City decision makers to achieve the long-
tern housing goals set forth in the Grand Terrace Housing Element. The Program is
established to guide the development,revitalization and preservation of a balanced
inventory of housing to meet the needs of present and future residents of the City. It is the
overall goal of the City to ensure that all residents have decent, safe, sanitary and
affordable housing regardless of income.
In preparing the Housing Program, the City re-examined the goals, policies and
programs, in light of the dissolution of redevelopment agencies, shrinking County
programs,and limited funding resources. The Housing Program is responsive to the
State housing goals and reflects the desires and aspirations of the community.
The Housing Program addresses the following areas: 1)providing adequate housing sites;
2) assisting the development and/or availability of affordable housing; 3)removing
governmental constraints; 4)conserving and improving existing affordable housing; and
5)promoting equal housing opportunity.
8.7.1 Goals and Policies
Goal 8.1 Provide adequate sites, with appropriate zoning and development
standards and services to accommodate the City's REINA
allocation.
Policy 8.1.1: Promote and encourage development of housing, which varies by type,
design, form of ownership and size.
Policy 8.1.2: Maximize use of remaining residentially zoned vacant land suitable for
residential development.
Policy 8.1.3: Provide for a new zoning category to permit a density of at least 20
units/acre, and allow for density bonuses pursuant to State housing
law, which would qualify for very low income housing.
Policy 8.1.4: Promote and encourage second dwelling units in accordance with City
codes.
Goal 8.2: Assist in the availability and/or development of adequate housing
to meet the needs of affordable housing.
VIII -66
Grand Terrace General Plan Draft September 19, 2013
Revised November 19, 2013
Revised January 8. 2014
Housing Element
Policy 8.2.1: Promote and encourage infill housing development and use of
underutilized land for residential construction.
Policy 8.2.2: Promote mixed use and infill residential development in the Barton
Road Specific Plan areas.
Policy 8.2.3: Provide for housing set-aside funds to be committed to the"Habitat for
Humanity" for the development of low-income housing.
Policy 8.2.4: Facilitate access to housing assistance programs.
Policy 8.2.5: Emphasize and promote the role of the private sector in the
construction and financing of affordable income housing.
Policy 8.2.6: Continue to encourage the development of attached or detached
second dwelling units, in accordance with the Zoning Code.
Goal 8.3: Address and,where appropriate, remove governmental
constraints to the maintenance,improvement and development of
housing.
Policy 8.3.1: Provide for streamlined, timely, and coordinated processing of
residential projects to minimize holding costs and encourage housing
production.
Policy 8.3.2: Periodically review residential development standards and regulations,
ordinances,processing procedures, and fees to identify and mitigate
constraints that may impede the development, improvement, and
conservation of housing.
Policy 8.3.3: Offer regulatory incentives and concessions for affordable housing,
such as relief from development standards, density bonuses, or fee
waivers where deemed to be appropriate.
Goal 8.4 Conserve and improve the condition of existing affordable housing
stock.
Policy 8.4.1: Encourage the rehabilitation of deteriorating housing.
Policy 8.4.2: Encourage the use of assistance programs to make residences more
energy efficient.
VIII -67
(%X0 Grand Terrace General Plan Draft September 19, 2013
Revised November 19, 2013
Revised January 8. 2014
Housing Element
Policy 8.4.3: Continue to enforce building, land use,and property maintenance
codes.
Policy 8.4.4: Encourage the maintenance of sound owner-occupied and rental
housing.
Policy 8.4.5: Encourage the incorporation of energy conservation features in the
design of all new housing developments and the addition of energy
conservation devices/practices in existing residential developments.
Goal 8.5: Promote fair housing opportunities for the residents of Grand
Terrace.
Policy 8.5.1: Provide reasonable accommodation for housing for persons with
disabilities.
Policy 8.5.2: Promote fair housing opportunities for residents of Grand Terrace.
8.7.2 Housing Programs
This section describes the City's housing programs for the 2013-2021 planning period,
including the responsible agency,timeframe, funding source and objectives. It should be j
noted that where funding sources list"General Fund", these may consist of in-kind staff rI
services, expedited permit processing, and/or reduced permitting fees.
8.7.2.1 Programs to Provide Adequate Sites
Program 1: Continue maintain an inventory of vacant and underutilized sites suitable
for housing development, and make this information available to developers.
Responsible Agency: Community Development/Planning
Objective: Support housing production
Timing: 2014 and annually
Funding sources: General Fund
Program 2: A new R3-20 zone district was created to allow mulitple family
development at a density of 20 units per acre, and which exclusively allows multiple
family and senior residential uses and permits owner-occupied and rental multifamily
residential uses by right. Implement the use of the R3-20 by allowing developers with a
low-income affordable housing component to re-zone to this new district.
Vill -68
Grand Terrace General Plan Draft September 19, 2013
Revised November 19, 2013
Revised January 8. 2014
Housing Element
Responsible Agency: Community Development
Objective: Support low income affordable housing production
Timing: Ongoing through the planning period
Funding sources: General Fund, Filing fees
Program 3: The City's CEDD will consider, on a case-by-case basis, to allow
developers to use Planned Residential Development standards, where, in addition to
density bonuses in accordance with state law, allows for density bonuses where energy
efficient construction is incorporated into projects.
Responsible Agency: Community Development
Objective: Support housing production
Timing: Ongoing through planning period
Funding sources: Filing fees,General Fund
Program 4: A City-owned parcel was acquired by Habitat for Humanity to develop
two lower non-senior income affordable housing units. Collaborate with Habitat for
Humanity to construct the two units during the planning period.
Responsible Agency: Housing Authority, Community Development
Objective: Support housing production
Timing: 2017
Funding sources: Possible Housing Authority funds, state and federal
sources, private funding
8.7.2.2 Programs to Assist the Development and/or Availability of
Affordable Housing
Program 5: Provided the Housing Authority is allowed to keep properties transferred
to them, make a 0.63-acre parcel available for development of low income housing units.
Responsible Agency: Housing Authority, Community Development
Objective: Support housing production
Timing: 2019
Funding sources: Possible Housing Authority funds, state and federal
sources,private funding
Program 6: Ensure access to the Section 8 Rental Assistance program operated by the
San Bernardino County Housing Authority by assisting the County with publicity
whenever the waiting list is opened, by posting the phone number and website of the
Housing Authority on the City's website.
Vill -69
Grand Terrace General Plan Draft September 19, 2013
Revised November 19, 2013
Revised January 8. 2014
Housing Element ]
Responsible Agency: Community DevelopmentfPlanning IJC�m{••}V9�i
Objective: Support housing availability
Timing: 2014, and Ongoing as notified by the San Bernardino
County Housing Authority
Funding sources: General Fund
Proeram 7: The San Bernardino County CDH Department participates in the
CRHMFA Homebuyers Fund(CHF)program that provides down payment,payment,and
closing costs assistance to County residents. The Mortgage Credit Certificate Program
provides a federal income tax credit for first-time homebuyers, which may be claimed as
long as the homebuyer occupies the home and pays interest on the mortgage.
Information on this Program will be provided on the City's website, including links to the
respective Programs and posted biennially in the local newspaper.
Responsible Agency: Community Development(Planning
Objective: Production of affordable housing
Timing: 2014, and biennially thereafter
Funding sources: Federal and state grants
Proeram 8: The San Bernardino County CDH Department operates a Multifamily
Residential Rental Housing Revenue Bond program. This Program can be used for new
construction, acquisition,and/or rehabilitation of multifamily housing developments. A 1
specified number of units are required to remain affordable to eligible, low-income
households for a specified number of years after the initial financing is provided.
Information on this Program will be provided on the City's website, including links to the
respective Programs and posted biennially in the local newspaper.
Responsible Agency: Community Development
Objective: Production of affordable multi-family housing
Timing: 2014, and biennially thereafter
Funding sources: Federal and state grants
Proeram 9: San Bernardino County residents meeting certain income eligibility
requirements may be eligible to participate in the CalHOME funding program that
provides down payment assistance for first-time homebuyers. The CalHOME is
administered by various organizations; locally Neighborhood Housing Services of the
Inland Empire(NHSIE)and Neighborhood Partnership Housing Services, Inc. (NPHS)
administer CalHOME programs. Generally,prospective homeowners could qualify for up
$28,000 in down payment assistance to be paid back through a silent second with simple
interest rates up to 3%.
VIII -70
Grand Terrace General Plan Draft September 19, 2013
Revised November 19, 2013
Revised January 8. 2014
Housing Element
Information on this Program will be provided on the City's website, including links to the
NHSIE and NPHA websites, and posted biennially in the local newspaper.
Responsible Agency: Community Development
Objective: Production of affordable housing
Timing: 2014, and biennially thereafter
Funding sources: State funding
8.7.2.3 Programs to Mitigate Governmental Constraints
Program 10: The City adopted Chapter 18.68 (Reasonable Accommodations)providing
for a streamlined process for disabled persons to request deviations from the City's code
requirements. Over the planning period the City will continue to implement this
program.
Responsible Agency: Community and Economic Development Department
Objective: Support fair housing
Timing: Mitigate governmental constraints
Funding sources: Filing fees
Program 11: Continue to expedite the processing of plans for proposed housing projects
that are affordable to low-and moderate-income households.
Responsible Agency: Community Development/Planning/Building and Safety
Objective: Streamline production of affordable housing
Timing: Ongoing
Funding sources: General Fund, Filing fees
Program 12: Periodically review residential development standards and regulations,
ordinances,processing procedures, and fees to identify and mitigate constraints that may
impede the development, improvement, and conservation of housing.
Responsible Agency: Community Development/Planning
Objective: Mitigate governmental constraints
Timing: Twice during the planning period
Funding sources: General Fund, Filing fees
Program 13: Amend the Zoning Code as it relates to transitional and sunoortive
housing in accordance with state law,so that such housing is subiect only to those
restrictions that apply to other residential uses of the same type in the same zone
VIII -71
Grand Terrace General Plan Draft September 19, 2013
Revised November 19, 2013
Revised January 8. 2014
Housing Element
Responsible Agcncy: Community Development/Planniniz
Objective: Mitigate governmental constraints
Timing: 2016
Funding sources: General Fund
8.7.2.4 Programs to Conserve and Improve Existing Housing Stock
Program 4314: The San Bernardino County PACE loan program provides loans
for weatherization and energy efficiency rehabilitation improvements, such as air sealing,
weather stripping, attic insulation, re-roofing, attic and house fans,and weatherized doors
and windows. The Community Action Partnership of San Bernardino County(CAPSBC)
provides weatherization and energy conservation assistance to low income residents.
Information on the PACE and CAPSBC Programs will be provided on the City's website,
including links to the respective Programs and posted biennially in the local newspaper.
Responsible Agency: Community Development/Planning
Objective: Maintenance and improvement
Timing: 2014 and throughout the planning period
Funding sources: PACE Loan Program
CAPSBC Program
Program 4415: Continue the code enforcement efforts to enforce municipal codes
intended to maintain the value and safety of structures. The program addresses v/
substandard structures, accumulation of trash and debris, inoperable vehicles, graffiti, and
land use violations. Programs include,but are not limited to non-owner occupied
inspection program, and exploring new methods for eliminating deteriorated or unsightly
property conditions in residential areas.
Responsible Agency: Community Development/Code Enforcement
Objective: Maintenance and conservation
Timing: Ongoing throughout the planning period
Funding sources: Self-funding inspection fees
CDBG for enhanced services in CDBG census tracts
Program 1516: Neighborhood Housing Services of the Inland Empire(NHSIE) is
a non-profit organization that operates a low-cost Homes N'Hammer program designed
to educate residents on minor home improvements and repairs. The four hour workshop
includes: functioning of the home's major plumbing and electric systems, repair methods,
replacing and maintaining drywall,replacing window screens, fixing garbage disposals,
toilet mechanisms,health and safety issues and tips for hiring a professional contractor
for home repairs, etc.
VIII -72
Grand Terrace General Plan Draft September 19, 2013
Revised November 19, 2013
Revised January 8. 2014
Housing Element �]
Ir��fr}14�
Information on this Program will be provided on the City's website, including links to the
NHSIE website,and posted biennially in the local newspaper.
Responsible Agency: Community Development/Planning
Objective: Maintenance and conservation
Timing: 2014,biennially thereafter
Funding sources: Private funding
Proeram 4617: Neighborhood Partnership Housing Services, Inc. (NPHS) is a
non-profit organization that operates a Health} Homes Grant program. This program
provides home safety repair grants to low income senior homeowners and homeowners
with permanent mobility disabilities.
Information on this Program will be provided on the City's website, including a link to
the NPHS website, and posted biennially in the local newspaper.
Responsible Agency: Community Development/Planning
Objective: Conservation and improvement
Timing: 2014, biennially thereafter
Funding sources: Private funding
Program 4-718: California's Keep Your Home California Program is a federally
06 funded foreclosure prevention and loan modification program. Keep Your Home
California provides the following:
Unemployment Assistance to assist homeowners who have experienced
involuntary job loss. Eligible homeowners may receive benefits up to $3,000 per
household per month towards their mortgage payment for up to 6 months.
Mortgage Reinstatement Assistance to assist homeowners who have defaulted
on their mortgage payment. Eligible homeowners may receive benefits up to
$15,000 per household towards their mortgage payment.
Principal Reduction Program is intended to assist homeowners attain an
affordable monthly payment. If eligible, homeowners may receive benefit
assistance up to $50,000 per household, less monies previously received from
other Keep Your Home California programs.
Transition Assistance Program is intended to provide transition assistance
benefits to homeowners who can no longer afford their home and want to avoid
Vill -73
Grand Terrace General Plan Draft September 19, 2013
Revised November 19, 2013
Revised January 8. 2014
Housing Element
foreclosure. This program helps homeowners make a smooth transition to
J
alternative housing by providing up to $5,000 per eligible household.
Information on Keep Your Home California this Program, including a link to the website,
and posted biennially in the local newspaper.
Responsible Agency: Community Development
Objective: Provide mortgage assistance to low-income first-time
homebuyers
Timing: 2014, and biennially thereafter
Funding sources: Federal and state grants
Program 4819: Continue to provide technical drawing for simple improvements
such as patio covers, retaining and block walls, and similar small projects; a home
construction pamphlet,and information on hiring contractors.
Responsible Agency: Community Development/Building and Safety
Objective: Maintain and improve housing stock
Timing: Ongoing throughout the planning period
Funding sources: General Fund
8.7.2.5 Programs to Promote Equal Housing Opportunities
Program 4920: Provide information on fair housing on the City's website. Provide J
a link to the Inland Fair Housing and Mediation Board website. Advertise the
information quarterly in the Blue Mountain Outlook.
Responsible Agency: Community Development/Planning
Objective: Support fair housing
Timing: 2014 and every year thereafter
Funding sources: General Fund
Program 3021; Both the Federal Fair Housing Act and the California Fair
Employment and Housing Act require local governments to make reasonable
accommodations(i.e. modifications or exceptions) in their zoning laws and other land use
regulations to allow disabled persons an equal opportunity to use and enjoy a dwelling.
The Zoning Code establishes procedures for reviewing and approving such requests in
conformance with state law. The City will continue to implement this ordinance.
Responsible Agency: Community Development/Planning
Objective: Support fair housing
Timing: Ongoing throughout the planning period
Funding sources: General Fund, Filing fees
VIII -74
Grand Terrace General Plan Draft September 19, 2013
Revised November 19, 2013
Revised January 8. 2014
Housing Element
Program U22: Continue to participate in and provide staff support for the various
homeless programs operated by the San Bemardino County Homeless Partnership,
including participation in the Point in Time Homeless Survey.
Responsible Agency: Community Development/Planning
Objective: Support fair housing
Timing: 2014 and ongoing throughout the planning period
Funding sources: General Fund, Filing fees
8.7.3 Quantified Objectives
The City's quantified objectives for the development,rehabilitation and conservation of
housing during the 2014-2021 planning period are summarized in Table 8.42. .
During the past few years,the City has experienced significant revenue shortfalls,
causing each City department to cut costs and staff, City staff has been reduced by over
50%. During the last planning period many housing programs were suspended due to
high housing and construction cost. Now unfortunately, due to the dissolution of
redevelopment agencies throughout California,the City has lost a major local funding
source. In addition,many County-implemented programs, such as housing rehabilitation,
weatherization and senior repair programs, have also been cut,again,resulting in a loss
of a major resource for local jurisdictions.
Table 8.38
Summary of 2014-2021 Quantified Objectives
Extremely Low* 14 0 0
Very Low-Income 14 2 5
Low-Income 19 3 5
Moderate-Income 22 0 5
Above Moderate 49 0 5
'Local jurisdictions are required to project the housing needs of extremely low income
households. In estimating the number of extremely low income households, a jurisdiction can
use 50%of the very low income.
VIII -75
Grand Terrace General Plan Draft September 19, 2013
Revised November 19, 2013
Revised January 8. 2014
Housing Element �]
8.8 OPPORTUNITIES FOR ENERGY EFFICIENCY
As non-renewable energy resources have been progressively depleted and energy costs
continue to rise, homeowners have become increasingly aware of energy conserving
measures primarily as a means to offset and control the rising costs of fuel.
While on the State level, the State Legislature adopted the Global Warming Solutions Act
Of 20o6,which created the first comprehensive, state regulatory program to reduce GHG
emissions to 8o%below i990 levels by 2050.
8.8.1 Building and Site Design
California Subdivision Map Act: State law requires that a tentative tract map provide
for future passive or natural heating or cooling opportunities in the subdivision, including
designing the lot sizes and configurations to permit orienting structures to take advantage
of a southern exposure, shade or prevailing breezes. These standards have been
incorporated by reference into the City's Subdivision Ordinance.
Building Code: The City enforces the State Energy Conservation Standards (California
Code of Regulations Title 24). These standards incorporated into the City's Building
Code provide a great deal of flexibility for individual builders to achieve a minimum
"energy budget"with various performance standards. These requirements apply to all
new residential and commercial construction and to remodeling and rehabilitation 1
construction only where square footage is added. In January 2010,the California
Building Standards adopted a final version of the new building code, CALGreen, parts of
which became mandatory on January 1, 2011. CALGreen includes provisions to ensure
the reduction of water use by 20%, improve indoor air quality,divert 50%of new
construction waste from landfills,and inspect energy systems(i.e.,heat furnace, air
conditioner,mechanical equipment) for nonresidential buildings over 10,000 square feet
to make sure that they're working according to design.
The City is requiring 100%waste recycling on construction projects,and a
commissioning plan certified by a mechanical engineer on energy systems. Additionally,
by January 1, 2014, the City anticipates adoption of the new 2013 CALGreen Code
Standards.
Zoning Code: Section 18.10.090 of the Zoning Code allows a multiple family developer
to apply for a density bonus when energy efficiency is incorporated into the project
design.
VIII - 76
Grand Terrace General Plan Draft September 19, 2013
Revised November 19, 2013
Revised January 8. 2014
.• Housing Element
6 8.8.2 Energy Efficiency
Property Assessed Clean Energy (PACE) Program: The San Bernardino County
Associated Governments (SANBAG)has initiated the PACE Program. This Program
assists home and business owners pay for the upfront costs of energy efficient
improvements, such as solar panels,cool roof systems, attic/house fans,high efficiency
heating and air conditioning, and similar energy improvements. The loans are repaid
over an assigned term and paid through the annual tax bill.
Community Action Partnership of San Bernardino County (CAPSBC):
• Weatherization Program: Assists eligible low income customers by installing
energy conservation measures that will reduce utility costs and conserve
energy. Residents eligible for the Weatherization Program include single-
family homes, condominiums, and multi-family homes, such as apartment
complexes. This program is available to homeowners and renters. Examples
of energy conservation measures include low flow shower heads, attic
insulation, caulking, set back thermostat, and minor repairs, such as
replacement of door(s), broken glass, patching of holes, door stops, frames,
etc.
• Home Energy Assistance Program(HEAP): The HEAP program provides,
to eligible households, emergency and non emergency utility assistance in
the form of a credit on gas, electric, wood or propane bills. Emergency
assistance is when the utility has already been turned off,whereas, non-
emergency is when a disconnection notice is received.
California Alternative Rates for Energy(CARE): Southern California Edison and
The Gas Company participate in the CARE program providing lower energy rates to
eligible households. To inform residents about this program,the utility companies mails
all customers brochures regarding the program.
Conservation Garden at Grand Terrace Fitness Park: The landscaping at Grand
Terrace Fitness Park was designed to be a water conservation demonstration garden.
Most of the plant material within the Park uses less water than a traditional landscape or
park and much of it would survive on just the limited rainfall that falls in Grand Terrace.
The local water purveyor,Riverside Highland Water Company, partnered with the City to
provide plant identification signs so that Park visitors can identify water conserving
plants that they would like to use in their gardens and yards, and educational signs that
speak to water efficiency through the use of water conserving plants and smart irrigation
VIII -77
�, Grand Terrace General Plan Draft September 19, 2013
Revised November 19, 2013
Revised January 8. 2014
Housing Element '.
Energy Efficiency Audits: The Southern California Edison Company provides energy
audits to local residents on request. The Southern California Gas Company also provides
self-guided surveys for its customers on its website. Energy audits are extremely valuable
in pinpointing specific areas in residences, which are responsible for energy losses. The
inspections also result in specific recommendations to remedy energy inefficiency. In
addition, these utility companies provide rebate programs for energy efficient
improvements or purchase of energy efficient appliances.
Ij
VIII -78
Grand Terrace General Plan Draft September 19, 2013
Revised November 19, 2013
Revised January 8. 2014
Housing Element (��
4 8.9 FINANCING RESOURCES
In 2012 the state abolished all redevelopment agencies in California; therefore this tool
for community revitalization and affordable housing assistance is no longer available.
Nevertheless, there are a variety of potential funding sources available to support
affordable housing in the City of Grand Terrace. They include the following:
8.9.1 Federal and State Resources
Home Investment Partnership (HOME) Program: The HOME is a federal program,
created as a result of the National Housing Affordability Act of 1990. Under HOME,
HUD awards funds to localities on the basis of a formula, which takes into account
tightness of the local housing market, inadequate housing,poverty and housing
production costs. Localities must match HOME funds with 25% of funds from non-
federal sources.
HOME funding is provided to jurisdictions to assist either rental housing or home
ownership through acquisition, construction, reconstruction,and/or rehabilitation of
affordable housing. Also possible is tenant-based rental assistance,property acquisition,
site improvements,and other expenses related to the provision of affordable housing and
for projects that serve a group identified as having a special need related to housing.
�, Community Development Block Grant Program (CDBG): Through the federal
CDBG program, HUD provides funds to local governments for funding a range of
community development activities. CDBG grants are awarded to the City on a formula
basis for housing activities, including acquisition, rehabilitation, homebuyer assistance,
economic development, homeless services and public services. CDBG funds are subject
to certain restrictions and cannot be used for new construction of housing. CDBG grants
benefit primarily persons/households with incomes not exceeding 80 percent of the
County Median Family Income.
Low Income Housing Tax Credit(LIHTC) Program: This program was created by
the Tax Reform Act of 1986 to provide an alternate method of funding low-and
moderate-income housing. Each state receives a tax credit, based upon population,
toward funding housing that meets program guidelines. The tax credits are then used to
leverage private capital into new construction or acquisition and rehabilitation of
affordable housing. Limitations on projects funded under the Tax Credit programs
include minimum requirements that a certain percentage of units remain rent-restricted,
based upon median income, for a term of 15 years.
Multifamily Mortgage Revenue Bonds: This funding source provides below-market
interest rate loans for development, acquisition, or rehabilitation of existing multifamily
VIII - 79
Grand Terrace General Plan Draft September 19, 2013
Revised November 19. 2013
Revised January 8. 2014
Housing Element
4,66
rental units within San Bernardino County and its cooperating cities. Although the
economy is not conducive to issuing bonds, the County currently administers contracts
for more than 1,000 units of bond-funded affordable housing in incorporated cities.
California Housing Finance Agency(CHFA): Operated by the California Housing
Finance Authority it is designed to provide up to 100%of home loan financing to
prospective eligible first-time homebuyers. Generally, the loan consists of a standard
97%FHA -CHFA fixed-rate 30-year mortgage and a 3%CHFA down payment
assistance second mortgage,which is also called a "sleeping" or"silent" second. The
second mortgage is offered for 30 years at 3% simple interest. All payments are deferred
on this second mortgage until one of the following happens: the CHAFA first mortgage
becomes due and payable; the first mortgage is paid in full or refinanced; or, the property
is sold.
Section 8 Rental Assistance Payments/Housing Certificates: The Federal Section 8
voucher program is the federal government's major program for assisting very low-
income families, the elderly,and the disabled to rent decent, safe, and sanitary housing in
the private market. Since the rental assistance is provided on behalf of the family or
individual,participants are able to find and lease privately owned housing, including
single-family homes, townhouses and apartments from landlords who accept vouchers.
Eligible households pay 30%of their income toward rent with the balance paid by HUD.
The San Bernardino County Housing Development Department, in cooperation with the
Housing Authority, administers the Tenant Based(Rental)Assistance Program that
includes Section 8 rental assistance. IJ
8.9.2 Local Resources
Redevelopment Housing Set-Aside Fund: With the abolishment of redevelopment
agencies, Low-Mod Housing Funds are no longer available to assist in the development
and/or preservation of affordable housing.
CDBGfunded Enhanced Code Enforcement Services: During the fiscal years of
2011-2012, 2012-2013, the City was awarded CDBG funds towards enhanced Code
Enforcement Services that targeted income-qualifying areas. The boundaries of these
primarily residential areas are based on HUD census tracts and services are limited to the
neighborhoods identified low-and moderate-income (LMI) areas. The scope of the
program is to enhance blighted properties in low-income neighborhoods. The City will
continue to apply for funding this program.
San Bernardino County Affordable Housing Programs: The San Bernardino County
Economic Development Agency, Community Development Division administers the
HOME Program locally for County residents. The HOME Program serves individuals
VIII -80
Grand Terrace General Plan Draft September 19, 2013
Revised November 19, 2013
Revised January 8. 2014
Housing Element
and households earning 80%or less of the area median income established by HUD, who
reside within the County of San Bernardino HOME Consortium area. City residents are
eligible to participate in this program.
Vill -81
f Grand Terrace General Plan Draft September 19, 2013
Revised November 19, 2013
Revised January 8 2014