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2016-36
RESOLUTION NO. 2016-36 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF GRAND TERRACE APPROVING AN ADDENDUM TO THE CERTIFIED FINAL ENVIRONMENTAL IMPACT REPORT PREPARED FOR THE GENERAL PLAN AND ADOPTING GENERAL PLAN AMENDMENT 16-01 AMENDING THE• 2013-2021 HOUSING ELEMENT (GENERAL PLAN AMENDMENT'16-01a) 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; and WHEREAS, General Plan Amendment 16-01a proposes to amend the Housing Element for the 2013-2021 planning period; and WHEREAS, on October 13, 2015, and October 15, 2015, the City Council and Planning Commission, respectively, conducted public meetings to discuss the 2013-2021 Housing Element; and .J WHEREAS, on November 23, 2015 a draft Housing Element was submitted to the California Department of Housing and Community Development("HCD") for review; and WHEREAS, the draft- 2013-2021 Housing. Element has been revised to address the comments in HCD's letter of January 15,2016; and WHEREAS, on April 21, 2016, the Planning Commission conducted a duly noticed public hearing on the Housing Element Amendment 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 June 28, 2016, and September 27, 2016, the City Council conducted duly noticed public hearings on the Housing Element Amendment at the .Grand Terrace Council Chambers located at 22795 Barton Road, Grand Terrace, California 92313, at.which time all interested parties were provided an opportunity to offer testimony; and WHEREAS, a Final Environmental Impact Report ("FEIR") was certified by the City Council on April 27, 2010, for the General Plan Update, and pursuant to Section 15164 of the California Environmental Quality Act (CEQA) Guidelines, an Addendum to the FEIR has been prepared for the 2013-2021 Housing Element; and -. WHEREAS, all legal prerequisites to the adoption of this Resolution have occurred. RESOLUTION NO.2106-36 PAGE 1 OF 82 SEPTEMBER 27, 2016 NOW THEREFORE, BE IT RESOLVED by the City Council of the City of Grand Terrace: 1. The City Council hereby fmds that the Addendum to the General Plan Final Environmental Impact Report prepared for the 2013-2021 Housing Element satisfies the requirements of CEQA 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 that would show that any of the following exists: (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 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. The Addendum reflects the independent judgment of the City Council. 2. The City Council finds as follows with respect to the 2013-2021 Housing Element Amendment: a. The General Plan Amendment will allow the Housing Element 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 RESOLUTION NO. 2106-36 PAGE 2 OF 82 SEPTEMBER 27, 2016 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 California Government Code Section 65580 et seq. for Housing Elements are: (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 Housing Element 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 2016. d. In conformance with Government Code Sec. 65585, the City Council finds that the 2013-2021 Housing Element has been revised to fully address the comments in HCD's letter of January 15,2016 in that Table 8.30b identifies adequate sites to accommodate the City's assigned share of regional housing need. 3. Based on the findings and conclusions set forth above, as well as the written staff reports, staff presentation and public testimony, the City Council hereby adopts the 2013-2021 Housing Element (General Plan Amendment 16-01 a) attached hereto as Exhibit 1. The City Manager is directed to transmit the adopted Housing Element to HCD for final review, and is further directed to make any technical or clerical revisions to the Housing Element as may be necessary to obtain HCD's finding of substantial compliance. PASSED AND ADOPTED by the City Council of the City of Grand Terrace, California, at a regular meeting held on the 27th day of September,2016. RESOLUTION NO. 2106-36 PAGE 3 OF 82 SEPTEMBER 27, 2016 ATTEST: PA *Pat )arr arcy cNa o City Clerk Approved as to form: Richard L. A ams,II City Attorney I, Pat Jacquez-Nares, City Clerk of the City of Grand Terrace, do hereby certify that the foregoing Ordinance was adopted at a regular meeting of the City Council of the City of Grand Terrace held on the 27`h day of September, 2016,by the following vote: AYES: Council Members Hussey, Wilson, Mitchell, Mayor Pro Tem Robles, Mayor McNaboe NOES: None ABSENT: None ABSTAIN: None Pa "Cle RESOLUTION NO. 2106-36 PAGE 4 OF 82 SEPTEMBER 27, 2016 EXHIBIT : .1 o :us1 n e,:m,e a .021� :� '- : ' : q . Ld RESOLUTION NO. 2106-36 PAGE 5 OF 82 SEPTEMBER 27,-2016 This page intentionally left blank r' RESOLUTION NO. 2106-36 - PAGE 6 OF 82 SEPTEMBER 27, 2016 :. � 1 8.0 HOUSING ELEMENT 8.1 INTRODUCTION : . 8. .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 t ensuring that every.Grand Terrace resident: 11 ' secures a,safe:and decent place to live within :. n a satisfactory environment,the Housing . Element promotes a.close coordination:of ; housing policies and programs at local, state and federal levels. 8.12 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 q. development:of incorporated-lands.. The City balanoes: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 eight years. 8.1.2:2 Public Participation California law requires:that local governments include public participation as:part of.the housing elemerif.-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.methodsfor participation;however;it!is - generally recognized that;the,participation must be inclusive. The:Planning Commission conducted a public workshop on September 5, 20:13.: The workshop provided an overview of the purpose and statutory requirements governing Housing Elements, and its contents. Notices were posted and placed in.the Blue Mountain Outlook, which is. RESOLUTION NO. 2106-36 PAGE 7 OF 82 SEPTEMBER 27, 2016 delivered to all property owners in the City.Notices were also sent to several organizations that. have an interest in housing within the City. Comments:raised during the Planning Commission September 5th 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 allows a density of 20 units per:acre. It is a fiscal challenge to develop smaller affordable projects;which has become more:challenging with the.'dissolutiodof.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.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. After receiving comments from HCD on the adopted element a revised draft Housing Element was,prepared:and circulated for public review; and public meetings were held on October:l3:and October 15, 2015. The revised element.was submitted to HCD for review, and on January 15, 2016.HCD.issued a letter fmding.the revised draft Housing Element must identify specific sites to be:rezoned and the rezoning must be complete.in order for.the element to fully comply with. state law:Following HCD review, the element was further revised to address HCD comments and public hearings were held by the Planning Commission on April 21, 2016 and'bythe City Council on.June 28 and September 27, 2016. The Housing Element Was adopted by the.City. Council on September 27, 2016. Notices.soliciting public input at these'public meetings were published in the newspaper,posted at City Hall, and sent by email and/or direct mail to the interested parties and organizations listed below: . t T ©rganzation hnvi ed to Par�hcpate Grand Terrace Child Care Centel Grand.Terrace.Senior Center Chamber of Commerce Lion's Club Azure.Hills Seventh Day Adventist Calvary Deaf Church Grand Terrace Foursquare Church Loma Linda Korean Church Grand:Terrace Community Church Christ the Redeemer Church Grand Terrace Community Church Colton Unified School District Hope Homes Inland Temporary Homes Inland Fair Housing and Mediation Board. . The Salvation Army Catholic Charities .: Community Action Partnership of: San Bernardino Frazee Community Center: Jamboree Housing San Bernardino County Housing Authority. Southern California Association Inland Regional Center Eagle Real Estate Group: of NonProft Housing RESOLUTION NO. 2106-36 PAGE 8 OF.82 SEPTEMBER 27,2016 8.2 .RELATIONSHIP TO: OTHER PLANS AND PROGRAMS 8.2.1 . California Law. . The California Government Code requires every City and County to prepare.a Housing Element as.part of its General,Plan. In addition; State law contains spepi0c requirements for the preparation and content of Housing Elements.According to Section 65580,;the Legislature has. :. .. so declared:that:: The availabil ofhousin is of vital statewide importance,.and.the.earl attainment.of . ('1) �' g p y 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 anddevelopment of housing:to make adequate provision for the housing needs of all:economic segments of the community.. (5) The legislature recogiiizes'that in-carrying out this responsibility; each local government also has:the responsibility to consider economic,:environmental, and fiscal:factors and community goals set.ort .in the Genera Plan:And to cooperate with other local-: governments, and-the.state.;in addressing regional housing'needs.: : Section.65581 of the'Government Code states that the intent of the Legislature in enacting.these . . . requirements;is: (1)': To ensure that local governments recognize theirr 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 si 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. RESOLUTION NO. 2106-36 PAGE 9 OF 82 SEPTEMBER 27,-2016 Governnient:Code Section 655 83.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 ofland 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 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 (g)(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 floodplain 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 floodplain are required to provide a flood- hazard mitigation program. RESOLUTION No.2106-36 PAGE 10 OF. 82 SEPTEMBER 27, 2016 %. : Policy 53.2 . The City shall work with the San Bernardino County Flood,Control District and Army Corps of Engineers to:provide adequate flood protection along:the Santa Ana.River. :':'a. Cooperate with the County-Flood Control District and Corps.of Engineers :regarding future improvements along ilic Santa Ana River.: Policy 53.3.:. The City shall evaluate the flood control system of the City.and improve it:as required and as funds.become available. = a. Review the.current City storm:drain plan master plan:and update as necessary. Identify priorities.and provide improvements.as funding becomes.available. b. Review all proposed development projects for their,impact to the City storm drain system..; Require hydrology 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 City 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 Stormwater Pollution : - Prevention Plan(SWPPP) for construction and a Water Quality Management Plan for long-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,including the Safety and Conservation Elements pursuant to AB 162, SB 1241 and SB 379. 8.3: EVALUAT:ION OF 2006-2013 HOUSING-ELEMENT 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. RESOLUTION NO. 2106-36 PAGE 11 OF 82 SEPTEMBER 27, 2016 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 (SLAG);: and various.oth.er 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 &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 Po ulation Trends :. Gr0 owth Growth 19 0 2000 20s10 199�0 2Q10 2Q00 2010 Grand Terrace 10,946 11,626 12,025: 6.2% 3.4% .San BernardinoCounty 1,418,380 .1-;709,434 2,03.5,210 20.51)/. 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 2.7.1 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.. , RESOLUTION NO. 2106-36 PAGE 12 OF 82 SEPTEIVIBER 27, 2016 Table 8.2 Household Composition City,of Grand Terrace and.County of San Bernardino. �5 as a City SansSernaldlno County Householili e ' fi Flo r TYp ', N� Eamily:Households 3,063. 69.6% 470,440 76.9% With children<.18 years 1,348 - 242,985 -- Non-Family_Households 1,336 30.4%v; 141:634 23.1% Householder living alone 1,026 -- : 141,178 Householder>65 years : 395 -- 38,924 TotalHouseholds '„ :` y� °�a,' 6=11;611i8a 1'0`0%a." ' 4 39e9�'` � 100/ 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 Bernardino. Table 8.3 Housing enure for:Grand Terrace and County of San Bernardino *ti r fx City of Grand�Terrace CourityofSan Bernarelmo: Tenure ,. K fi x ' VI11tSe X #% Owner Occupied 2,788 614%° 383,573 62.7% Renter Occupied_ . 1,61 l 36.6% 228,045 TotalOccupiedUnts 43`99° 100% as 611;6a1s8' 1�OQ%a`-. 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 a1arger 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 population has decreased from 61%of the population in 20001 to 46% in 2010,whereas,the U. S.Census,2000 " RESOLUTION NO. 2106-36 PAGE 13 OF 82 SEPTEMBER 27, 2016 V Hispanic/Latino population has:increased from 25%of the population to almost 40% in this same time period. Table 8.: . . Ethnic:Composition of Grand Terrace and San Bernardino County. San Beni na lino : R Grd errace an Resid nts, ' . ... .a„�Pereent Residents ,'o_ Pe, rcent Not Hispanic:orLatino 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/o. Other races.or 2+races 307 .:2.5%: 47,421 2.3% -Hispanic or Latino(any race) ' 4,708 39.2% .-1,001,145 40.2%. Total �'- 1�2 025 00%�� 035 2�1fQ s1�00%0 x gam. -.off'�—.7.�...�, ...�_ - ....Y,..:A.,..� +..�,73 f«, a a.c Source: U. S. Census;2010 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 grid San Bernardino County's population byage for:2000 grid 2010,ispresented in Table 8.5. As seen iri 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. RESOLUTION NO. 2106-36 PAGE 14 OF 82 SEPTEMBER 27,2016 Table 8.6 Age of Population for Grand Terrace and County of San Bernardino. WMPopulafion City of Grand Tlerirace County of San Bei nax ding 11, 2G 12.025 1,418,380 2,035,210 Population Under 5:Years p Number of Residents 756 751 : 1-43,076: 15:8,790 Percent of Total... - 6:5% -6.2% 8%0 . 7.8% Population 5-19 Years: = Number of Residents :2,621 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. 44.1,999 Percent of Total 20A% .:22.9% :21%: : 21.8%: . opu anon ears 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 Percent of Total . .10.7% 12.4% _9% . . 9%, . Population Median Age Source: U.S.Census;2000&2010 8.4:.1:5 : : : Househol:dancome Characteristics Household income is a primary factor addressing.housing needs in a community because the ability of ahousehold 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 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 J tn' . p. . . _. to . p 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:mcome groups. and thresholds are: RESOLUTION NO.210&36 - PAGE 1-5 OF 82 SEPTEMBER 27, 2016 Table 8.6 Household Income Categories 4 Person Household C►ategosry Percent of Median Income Income Limits ExtremelyLow 30%or Less of Median _ <$19500 Very Low 31%to.50%ofMedian $32,500 Lower 51%-80%of Median '$52,000 Moderate : .:. 81:%7: 120%of Median . ... $78,000- :Above Moderate Over 1200/.of Median $78.,000+ Source:,.C.alifornia HCD;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 $53260,but comparable to nearby cities of.Redlands, and Riverside(Table 8.7) Table 8.7. Median Household-Income San Bernardino.Coun and Selected Cities Municipality Median Household %of County Income Median :Colton - Fontana. $57,965 : 102%... ..GrandTerrace.. $67,926 127%- - Highgrove* $41;545 78% .... ° Highland' $52,202 98% Lorna 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. $59,419 1,12% Source:: California Department of Finance,Form:M645'*:U.S.Census,2010 . RESOLUTION NO. 2106-36 PAGE 16 OF 82 SEPTEMBER 27, 2016 Table 8.8 . Income Distribution b :Cate or We ah�+ r<€5� ,ns� F a^ ..q �. wuv r�y*��"'>� � Eotal� )sereent� Wuseliolds Households, Extremely Low 385 .. 10% Very Low 500 13% ° Lower: -660: 17/°: Moderate:. ::.554 : 14:3%.: . Above Moderate.: ..- 1,769 45.7% Total° K ,����� F,' k+nwP rk.?t�,a`o� �il.w;.i Source:SCAG,based on the 2005-2009 YAmerican Community Survey Note:The total households by income level are from:a special run of.the 2005-2009 ACS used for federal housing planning:purposes.This total. will differ from subsequent updates and the 2010 Census. The'household income distribution groups.:listed in Table 8;8 are.shown as categorized by the Regional Housing Needs Assessment for purposes of the Housing Element and identifying.the: . City.'s housing needs. However,-as demonstrated in Table 8.9 below,household_income levels Within the City are.quite:varied. :Table 8'.9 as Household Income in Grand Terrace .. .. . - . � 2000�CENSUS�� ercent of No of Pei cent of u Income Hous hQ ds". Households Households House>ol 5 -$ 0-$9,999 146. .:. 3.5% 224 . . 5% $ 10,000=$14,999 187 `4.50 152 3.4%: : . 15,000-$249999. : ... 449_ _ 10.70/( 356 $% $25,000.-$34,999 354: . 8.4% 440 9.9/o... . $35,0007$49,999 730 17.4%: 526 : : 11.8%: -$ 50,000-$74,999 : . 1,169 '27.9/0 792 17.8%° ° $-75,000-$99999 676 16.1% 916 20.6% $100,00.0.-$149,999 357 8.5% . 603. : :.. 13.6%. $150;000 or more.. . 128.. . . . 3.1% 440 9.9% ,4,449 Source: U.S. Census,2000 and.20110 RESOLUTION NO. 2106-36 PAGE 17 OF 82 SEPTEM BER 27, 2016 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 sectorand 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 (2:8.8%0). According to the 2010 U.S. Census, these two categories.were also the highest employment sectors for San Bernardino County residents,28% and 26%, respectively. Table 8.10 Employment b Occu Occupation-Grand Terrace OVIX a� n s Pe� rxc�e'ntax; 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%0: . Production,transportation;and material moving: 621 :: 10.3% t`dl %Oo z: 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 2020.2 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. Z California Employment Development Dept.,.Labor Market Information Division,Sept.2012 RESOLUTION NO. 2106-36 PAGE 18 OF 82 SEPTEMBER 27, 2016 Table 8.11. Riverside-San,Bernardino Counties 2010-2010 Top 10 Fastest Growing.Occupations and: .: . Top 10 Occupations with:'-he Most Job Openings: E Chan Median Med meat ij Fastest Growing Occupations g Hourly ian Education Level Annual Home.Health Aides Less than high, 54% :: $9.71 $20,204: school .: Veterinary Technologists and o , Technicians 52/o. $14.72 $30,611 Associates degree:: .... .. Emergency Medical Technicians.and : . 43/o :: : Post-second ° $29,:15'5: �'' $14 02 Paramedics non=degree: Market Research Analyst'and o , Marketing Specialists 43/o: $27.24 : : $56,642 Bachelor's Meeting,Convention,and Event ° Planners:.. 40/o $20.88 $43,44.7 Bachelor's :.. First-Line Supervisors-of Helpers, of HS diploma or 4'0% $22.95 $47,728 :: .::. Laborers,And Material Movers,Hand equivalent Personal Care Aides 38% Less than high : . . $19,379:$9 32 school -Medical Scientists(Except Doctor/ rofessional ... :P 3.7% $36.89 $76,741 P Epidemiologists).: De ree .::. g Medical Equipment Repairers, 37% :: :. $22.50 $46,796 Associate's Degree Logisticians . .. 37%. $33.46 . $69,593 Bachelor's ' Total Jobs Median WAnnuall ME—Occupations with Most OO penings Education Retail .::. .: : 23,420: $10.09 . $21,003 Less than high school Cashiers... 21,166 $9.68 $20,134. Lesss than high school . Laborers:And Freight, Stock And : .:.: = Less than high 18 380 $11.89 . $24 727 Material Movers,Hand; school Combined Food Preparations And Less than high Serving Workers 14,670 $9.06 $18,863. 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. h school = Hig ' diploma,equivalent Personal Care Aides 10,570 $9.32 $19,379 Less than.high school Stock Clerks And Order Fillers . 95120 $11.00 $22,892 ess an g 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 RESOLUTION NO. 210&36 PAGE 19 OF 82 SEPTEMBER 27,2016 8.4.31 Fgousing Trends:And. Projections 8:4.3.1. Historical. Residential Constructio.n'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, vo 2�000 ��r � 20.0 � '4`#Grow Sti ucture Type Units °/ iJnits % N]VITI IZZIhan e Grand Terrace .. ... . Single-Family:. _: 3,038 68%. 3,017 :: 65% -2.1 - °1/0 Multi-family 1,170"_ 266/o 1,340 29% 170 14.-5% Mobile homes 250 6% 202 6% 42 17% Total i7ruts r4458 x 1�00%` "��4°G49 , 100% r 1�9�14% P, haa' ,7a � ..., rzi n f .;� a $. $ San Bernardino County Single Family 442,652.. 74% MI-605 75% 80,653 180/o._ Multi-family 116 . . 132,528 19/o .15,051 ,. 14/o,577 19% 1Vlobilehomes 41,840 7% 43,504 6% 1,664 4%- `'Total Umts G011369,: 100% 699637. 100% t 3 98;268 �' 16 Source: Department of Finance,E-8 2010 As illustrated:in Table 8.I3,_almost 65% of Grand Terrace's housing units:are single-family (62% detached and 2:7%attached). About 29% of all units are multi-family and 6%are mobile homes. The overall percentage.of single-family homes in the County"is higher than Grand Terrace at 75%,while the County percentage of multiple-family is.only 19% (Table 8.12). RESOLUTION NO. 2106-36 PAGE 20 OF 82 SEPTEMBER 27, 2016 Table 8.13 Household Composition. Hou in sition Housing Product s g Compo :. Number of Units Percent of Units Single-Family Single-Family Detached' :.. 2,893: :.. 62% Single-Family Attached .. ... . F24:.: 2.7%.. ... . Multiple=Family Multiple-Family(24 units) 471 . 10% 1VIultple-Family(5 or:more) 8.69 .: : 19% Mobile Homes _. Mobile Home Units. . 292. .0.3%, Total 4,649 100% Source:California;Department of Finance,-2010 --- - 8.4.3:2 -Age and Condition of Residential.Structures The age of a structure has a si ficant effect on its.physical cbndition. .Homes enerall begin p. Y g Y g to show:age after 30 years:and require some level of maintenance. This typically includes:roof. repair,paiuting, landscaping;and exterior fnushes. Homes between 30 and 50 years typically _- require more significant maintenance and-even renovation.:Generally,homes:bui1t50or 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%d 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 horne.:.It also is irriportant:in maintaining the.general.well-being of thesurrounding neighborhoods. pq RESOLUTION NO.2106-36 PAGE 21 OF 82 SEPTENMER 27, 2016 Table 8.14 A e of Housing g'Decad�e BltNumber ofUriits ` Pace t Mwfts" 2000 or later 320 7% 1990's 402 9% _. . 1980's 1,211 26% . 1970's ° 1960's 936 20% 1950's 283 .. 6% . . 1949 or earlier : 1.8:1 4%° : aTotal w 4 6591 ",'s �fil . x._ N Ix... „s ,,., 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. 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 period. 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'leve'l of rehabilitation will be required during the planning period. :8-.4.3.3 Overcrowding The size of residential structures (number of rooms including.bathrooms,Balls, 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 (kitchen; dining/family room, living room and two bedrooms) and can accommodate a Tamil- of up to five without being considered overcrowded. Overcrowding is said to occur when there is RESOLUTION NO. 2106-36 PAGE 22 OF 82 SEPTEMBER 27, 2016 more than one resident per room, excluding bathrooms; and severe:overcrowding exists.when .. -ahere 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 maybe needed to.alleviate'overcrowding: Table 8.15 Overcrowding;by.Housing.Tenure; City of Grand.Terrace and San Bernardino Count City of Grand Terrace San Bernardino C+ouwnt"'ty�'��� . �Overcrowding Condition Owners Renters Owners Renters No overcrowding - g 2,761 1.9345 3.64,808 176;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%:.: . 46/..::.. 4% 10% Severely Overcrowded :: .:. 0% 3% .:. 1% : ::3% Source: Southern California Association of Governments;based on 2005-2009 Arnericari Community Survey 8.4.34 : .:. 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 prosp- ive 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 allow's-adequate selection opportunities for households seeking new residences. The California Department of Finance(2010)reports aCity-wide vacancy rate of 5.29%, suggesting a healthy balance between housing supply and demand. This rate-compares favorably to the overall Countyvacancy rate of 12.6%. RESOLUTION NO. 2106-36 PAGE 23 OF 82 SEPTEMBER 27, 2016 8.4.3:5 Housing Affordability The:State of California.Department of Housing.arid Community Development(HCD)publishes'household income limits for all counties in the State. These household limits are used for determinin eli iliilit of Household incomes g. . g i Y 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 Category Perient of Median Income Income Range Extremely Low 30%'or Less of Median. <$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 :.0v6r.120%of Median $78,000+. Median Income $65,000 -- Source:California HCD,:2010 Accor. irig to.State standards a' ousehold should pay no more than 30-percent of its gross income on housm . Table 8.17 shows affordable rent-and home purchase limits:b income cate o g: p. . Y .. g �' 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 Housing Prices and Rents by.Income Group ouseholdi Purchas Rental Income Cate go Price Extremely Low ry Medan Income i Maximum Home aximum Mom �y (4-PersonH ) e Rate - Less Than$19,500 $88.,000... $48.'7/month Very Low .. .. $.19,501 =$32500 $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 RESOLUTION NO. 2106=36 : PAGE 24 OF.82 SEPTEM BER 27, 2016 According to MDA Data Quick3 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.com4 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 markefiate for one- bedroom apartments in the City rent from$750 to $950 a month, two-bedroom units rent between$950 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 ahousehold 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;.1:20 homeowners::and:150 renters fall within the extremely:low 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 httn://www.ziiloW.d6ni/h6thes/recently s6ld/Grand-Terrace-CA-92313/accessed May.8,2013 5 The Crest,The Highlands;,Azure Hills Apartment and Blue Mountain Senior Villas complexes RESOLUTION NO. 2106-36 PAGE 25 OF 82 SEPTEMBER 27, 2016 Table 8.18 Over. a .went by Housing.Tenure F,>rvf% }.7.. 7 4 x j; .� 4 t 1 ? i ��City�of�GrandT�,errace� �,�. San�BernarcLnoCounty£ ®ver�yment�Conditton -Renters*.; ".None :19724 : 686 364,808 : 176,500 Overpaying 660 .248 .15-169 20,894: . Severely Overpaying ..4.17 451 ... . 4,451 6,974 Total Households: 2;801 1,09.: 384,428: .. 204,368 94.9/0 86.4/0. . None' 61.5% 47.7% ° ° Over 23.6% ° o 0 .;17.2/0 3,9;/0 10,2/0;.: Severely Overpaying• 14.9% 31.3% _ 1.2% _, 3.4% *54 households were not b6niputed Source: Southern California Association of Governments,based on 2005-2009 Ameriean Community Survey 1: RESOLUTION NO. 2106-36 PAGE 26 OF 82 SEPTENMER 27, 2016 8.5 .HOUSING NEEDS 6.5.1 . 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 R66onal Housing Needs Assessment, o .en referred to as theRHNA. 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-yeas 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 pfevious plamung period(2006-2013),-shown in Table 8.19 below,,included the following RHNA target:numbers: Table.8.19 Regional Housing Need Assessment 2006-2013 Target:. Income Leuel A T1arget Very Low ...: 80 :.. Low ..55 Moderate 63 Above_Moderate 131 Total 329 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 for lower;income households;ahe 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. Ageneral 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 only approved a zone change for 081 acres, which would accommodate:l6of the 27 dwelling-. RESOLUTION NO.2106-36 PAGE 27 OF 82 SEPTEMBER-27, 2016 units.:Therefore, from the last planning period, 11 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 ,Income.,Level,,. RHNA"Target" Very Low:.. 28 .. Low Moderate 22 Above Moderate 49 Total r18 Source:SCAG,1012 8.5.3 Resource Invento rY. 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 •t�l ''. .; '�� a properties must include the following: : • Vacant residential) zoned sites :r 9 Vacant non-residentially zoned sites r that allow residential uses • Vnderutilized residentiall zoned Y 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. An inventory:of all currently vacant or underutilized parcels currently zoned for residential development or that permits residential development was prepared. Tables 8.21:through Table i RESOLUTION NO. 2106-36 PAGE 28 OF 82 SEPTEMBER 27, 2016 8.28 lists all parcels by Assessor:'s:Parcel Number, current zoning and-General Plan designation; acreage, and realistic:development density. Single Family Residential Hillside(RH) Zoned Properties -Parcels zoned R.H.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 rural residential lots on steep hilly terrain and numerous development constraints including steep slopes, landslidepotential,high fire hazards, sensitive habitat,:excessive grading requirements, g limited access, and.utility constraints*. In consideration of the:existing topography:and other physi.cal..coristraints the Cityxequires 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 to 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 suitable for above=moderate- :. income housing: Table 8.21 RH Zoned Available Parcels �' APN General Plane Condition Acrea e Allowable Realistic Unit g Density «a aci, Hillside-Low Density 19.@.0.65. . 0276:491-03 Vacant: .28.04 1 du/ac Residential ... : du/ac: Hillside-Low Density 0276-491-01 Vacant 5.48 - 1'du/ac 5 @ 1 du/ac Residential 0276491-02 Hillside-Low Density Vacant 1.02 1 du/ac 1 @ 1.du/ac Residential. -- :0282-192-16 Hillside=Low Density Vacant 2..16 :.. 1 du/ac 2 @ 1 du/ac . Residential Hillside-Low Density 23 0:5 1178=061-01 Vacant: 44.81 1 du/ac Residential:.: du/ac: .:.: 1178-251-01 Hillside-Low Density: Vacant 22 @ 0.5 42.91 : 1 du/ac .: -Residential du/ac Total - - 125.32 - 72 Source:.Grand:Terrace Community Development Department,2013 RESOLUTION NO. 210&36 PAGE 29 OF 82 SEPTEMBER 27, 2016 Single Family Residential-20,000 sq. ft. min. IN _ (R1-20)Parcels - ._ ._ .�. . . R1-20 parcels are typically characterized as larger ,. . rural residential parcels at-the foot.of Blue Mountain. Minimum lot size is 20,0.00 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 maybe 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 above-moderate-income single-family residential units could be accommodated in this zone district. Table 8.22. R1-20.Zoned Available,Parcels. 4 .�& r r, x r ,�� � t � Allowable�t ReaLstic Unit -�N � .GeneralPlan Condition�t Acreage`s ���+�� .. . . <, �� �� .. .. ' .Density a . _ ;Ca 'aci Low Density:.: 0275-083-03 Underutilized 3.39 Residential 1-2 du/ac 4 @ 1.25 du/ac 0275-08.3-34 Low DensityUnderutilized 3.09 1-2 du/ac 4 @ 1.25.du/ac Residential 0276-421=06. Low Density: Underutilized 2.65 1-2 du/ac 2 @ 1 du/ac Residential Low Density 0276431-08 Underutilized 1B 1-2 du/ac 4 @ 1.25 du/ac Residential ... 0276-431-09 Low Densit Underutilized 2.72 . . 1-2 du/ac 2.@ 1 du/ac y Residential Hillside-Open illside-OpenSpace Vacant 10.00 1-2 du/ac 10 @ 1.5 du/ac . 1178-161-76 Low Density Vacant 2.59 1-2 du/ac. 3 @ 1 du/ac Residential Low Density 1178-191-02 Underutilized 18.00 1-2 du/ac 18 @ 1 du/ac Residential . Low Density 1178-231-02: Vacant 1.77. : :. 1-2 du/ac 2 @ 1 du/ac Residential Low Density' Underutilized 1178-241-0.1 8.00 Residential, 172 du/ac 8 @ 1.5 du/ac :.: S6urce:Grand Terrace Community Development Department,2013 . . - . RESOLUTION NO. 2106-36 PAGE 30 OF 82 SEPTEMBER�27, 2016 Single Family Residential 10,000 sq. ft. min. (R1-10)Parcels RT-10 parcels are:characterized as a transition zone between the more rural R1=20 ots 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:Rl-20'and RH 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:' 6r 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 meta.Realistic density is:3 dwelling units.per:acres, and the identified parcels could support a total of 20 additional.above-moderate-:income housing units._ Table 8.23 R1-10 Zoned Available Parcels AP' T Cgezeral Plan Condition Acreage Dlensible Reab he iTnit .+�tY Ca"tacit 0276-401-12 Low Density Underutilized 1.02 1-4 du/ac 2 @ 2 du/ac - Residential Low Density :.: 0276-401-16 .Vacant.: 0.87 : 14 du/ac 2.@ 2 du/ac Residential . Low Density 0276-401:-22 Vacant 0.23 1-4 du/ac : : 2 @ 1 du/ac Residential Low:Density 0276-411-02 Vacant 3.10 1-4 du/ac 9.@ 3 du/ac Residential . 0276-411-27 Low Density Vacant 1.67 1-4 du/ac 4 @ 2:5 du/ac Residential 0267-411-28. . : ., nsity Vacant 0.65 1-4.du/ac 2 @ 3.du/ac Residential . Tiotal Source:Grand Terrace Community Development Department,2013 Single Family Residential—7,200 sq. ft. min: (RI4.2)Parcels The R1-7.2 residentialzone is the standard zone for typical single-family.developrnent.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 R1-7.2 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 above-moderate-income units could be accommodated in the R1-7.2 zone district. RESOLUTION NO. 2106-36 PAGE 31 OF 82 -SEPTEMBER 27, 2016 Table 8.24 R1-7.2 Zoned Available Parcels 01 �. v� ' i � Al10Nalile �ReahshcUmt 3 APNI GeneraPlan Conchhon Acreage t � >_ � << S Densie : Ca aci_. - - Low Density 1167-161-31 Vacant 0.88 1-5.du/ac 3 @ 4 du/ac Residential: Low Density 1167-201-03. Vacant 2.61 _ 1-5 du/ac 9 @ 4:du/ac Residential Low Density 1167-271=11 Vacant 0.50 1-5 du/ac 2 @ 4 du/ac Residential:.. LowDensity 1167-271-12 Underutilized 1.00 1=5 du/ac :2 @4 du/ac -Residential Low Density 1167-281703 Underutilized, 0.93 1-5 du%ac .: 3 @ 3 du/ac Residential Low Density 1167-291-02 Residential Underutilized 2.68 1.5 du/ac 10 @ 4 du/ac A d 81¢0 29,E -Source-'Gmni d Terrace Community Development Department,M13 Multi-Family Residential (R2);Parcels R-2 zoned_parcels allow for standard single-family residential " units and lower density multi-family residential units.including duplexes, , , triplexes, and fourplexes. These residential units are permitted by4` ' ., right. Permitted density in this zone district is 1-9 dwelling units per acre.Many of:these lots are located 7-1-- on the west side of the City and are . . currently occupied by older rural residential units. Residential development:standards for this zone district are contained in Table 8.3 8. .The underutilized sites identified below each contain an existing residence: Given the sizes of these lots there is adequate underutilized.srea:tq 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 moderate-income multiple-family units could be constructed under the:permitted base density. There is the ability for developers to apply for density bonuses that would allow RESOLUTION NO. 2106-36 PAGE 32 OF, 82 SEPTEMBER 27, 2016 densities greater 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?RD.standards which allow.density.bonuses where energyy efficiency methods:are utilized in project design. Table 8.25 . R2 Zoned Available Parcels APN General Pian Condilaon Acreage Allowable Realistic Unit I)e � Ca acity 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 Residential Medium-Density Underutilized . 1.06 .179 du/ac 3 @ 3 du/ac. . . = Medium Density:I- Underutilized 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 Medium Density 0275-223-40 Underutilized -1.09 ' 1-9.du/ac 6@4.du/ac . . Residential. 02757223-41_ Medium Density Underutilized 0.90 -1-9 du/ac 4_@ x 4 du/ac Residential Medium Density 0275-223-60 'Residential:., Underutilized 1.50 1-9 du/ac 8 @ 4 du/ac Medium Density 0275-231-11 Underutilized 1.10- 1-9 du/ac 4:@ 3.5 du/ac Residential 0275--231-25 1Vled um.Density Underutilized 1.47 1=9 du/ac 10 @ 7 du/ac Residential . 6j5 - A Source:Grand Terrace Community Developinent Department,2013 RESOLUTION NO. 2106-36 PAGE 33 OF 82 SEPTEMBER 27, 2016 :.: 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; K;4 and fourplexesai densities of;' :to l2:units per acre.These residential units are permitted by right. The remaining R3 parcels are all infill lots: already provided with all public utilities and n' services, and are either vacant or contain existing residential uses. Residential development standards.for.this zone district.are contained in t Table 8.38. :Ahnost all of the underutilized sites identified above contain an existing residen ce, . . acre :and most measure at least one half e:in size. .: Table 8.26 includes the existingmobile home . park, over the longterm, should it redevelop if 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 m74:additional moderate-income 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'relaxing of development regulations, such as setbacks,'parking - and height standards;::ora 1 to use the Cit. 's newly adopted PRD standards which.allow �. . . pp Y Y Y p density bonuses where energy eff ciency methods are:utilized in project design RESOLUTION NO. 2106-36- - PAGE 34 OF 82 SEPTEM BER 27,2016 .. . Table 8.26 R3 Zoned Available Parcels Allowable �Realishc Unit APN General Plan Condition Acreage Densityvmwwa Medium Density #02757211-53 Underutilized 21 23 1-12.du/ac - _ 23-3 @ ll.du/ac Residential ... Medium Density: 0275-251-77 . . . - Underutilized 0.64. 142 du/ac 7 @.11 du/ac- Residential IVledium Density = 0275-331-01 Vacant .. 3:65 1-12.du/ac 35 @ 1.1 du/ac. - Residential : Medium:D.ensity,. 1167-341=02 Underutilized 0.38 . 1-12 du/ac . 2 @ 10.5 du/ac .Residential 1167=341-04 Medium Density Underutilized . 0.50 1=12 du/ac 4 @ 8:du/ac Residential Medium-Density: . 1167-341 05 Underutilized 1.04 : 1-12 du/ac 11 @ 11 du/ac Residential Medium Density. 1167-341-78 Vacant 1.33 1"12"du/ac. 15 @ la du/ac: Residential Source:Grand Terrace Community Develop mentDepaitment,2013 #This is an existing moWlehome-park,and is not included in the final calculations.It is.included for demonstrative purposes only: �i High Density Residential (R3-20)Parcels: The R3=20.is a new zone district.cieated in 2012 in accordance with Housing Program 8.8:.a.s.of . . the.2010 Housing Element. 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.GeneralTlan-Amendment;re-designating 0.81 acres to the new designation; which can accommodate 16 lower-income multi-family dwelling:units. Program 2 includes a commitment to re-'designate-additional sites to accommodate the'City'sremaininglower-income RHNA allocation of 42 units in-the 2013-2021'period: Table 8.27 R3-20 Zoned:Available Parcels :. .:. { ' Allowable Realistic i�7nit APN General Plan Condition Acreage Densi, Ca acity Medium.Densi 177 0275-251 *04 . ty: Vacant 0.81 20 du/ac 16 @ 20 du/ac: Residential : Total - - I 0.871 It - 1'' )6 Source:Grand Terrace Community Development Department,2013 RESOLUTION NO.2106-36 PAGE-35 OF.82 SEPTEMBER 27, 2016 r� Barton:Road:Specific Plan:(BRSP-OP)Parcels wo p. The Barton Road Specific Plan allows:infill:iultiple-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 additional moderate-income dwelling units could be- accommodated within this zone district. Table 8.28. BRSP-OP. Zoned Available.Parcels APN General Plan Condition Acreage Allowable Realistic Unit Densi_. Ca aci 0276-202=45 ' .Office Commercial .. Underutilized 0.65. 1=12 du/ac 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 du/ac 12 @ 15 du/ac: Total Source:Grand Terrace Community Development Department,2013. Land.Inventory Summary 'Exhibit 8-1 depicts the locations of available;parcels that_permit,multiple-family development as identified Tables 8.25 through 8.28. In addition to the parcels identified in the:tables above, the inixed-use land use designation adjacent to I-21:5 and:south of Barton Road=could generatean: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 Develo merit Zo ne Acres Capacity IIncome Cate 9os . RH 125.32 72.units Above Moderate R1720 . 55.36 51 units Above Moderate . . _. R1-10 7.54 20 units Above Moderate R1-7.2 8.60 29 units Above Moderate R2 22.02 65 units Moderate . . .. . _ . . . R3 28.77: .- 74 units Moderate - R3-20 : ...: ... . 0.81 16 units Lower BRSP-OP 1.37 19:units Moderate Mixed Use 15.00. l75 units Moderate Total 2�6„4.7.9 5�27 I Source:Grand Terrace Community Development Department,2013 RESOLUTION NO. 2106-36 PAGE 36 OF 82 SEPTEMBER 27,2016 Potential to Accommodate the RHNA Allocation for the 2013-2021 Planning Period: Uhaccommodated Need from the 4�b'Plannuig_Cycle. The.previous Housing:Element identified a . shortfall:of development capacity for 27 lower-income units(see Appendix:1,Program:8.8.1.$).: In 2012;the Zoning Code was amended to create the R3-20.zone.allowing multifamily development by-right at:a density of,20 units/acre and a.0.8:1=acre site was rezoned to:R3-20. That rezoning created additional capacity for 16 of the 27 units,the,refore.an unaccommodated need of:lllower-income units is carried over to the 5th:planning cycle: Site Capacity to Accommodate the RHNA: Generally s' king;ihes ingle-familyresidential designations will typically accommodate moderate-;and above-moderate-income households,. 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- and moderate-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 units and 349 multiple-family units. Therefore;;as.shown in Table 8.30a,there is sufficient land available to accommodate the RHNA allocation in:the. moderate and above-moderate categories but-a shortfall of potential sites.for 42 lower-income units,which includes:the carryover of 11 units from the previous:planning period. Program 2 is included in the Housing Plan to.address this issue, and candidate sites forrezoning are listed.in Table:8:30b.: Table 8.30a Com arison of RHNA and Site Availabili . g Ver Lo��l �bov : Zo�un District �,_�Y 1Vloderate Low Moderate Uriaccoini iodated Need .11 0 .. ... . 0 2014-2021 RHNA 47 22: 49 Total RHNA 58 22 49 RH,R1=20 0 : 29 100. .: R1-10 0 20: 0 R1-7:2- 0 29 .... 0 R2 0 65 0:. 74:. ... .: 0 R3-20 ::16: .: : p 0 BRSP&MU 0 194 0 Total Site Capacity: 16. 411 100 Surplus(shortfall) „(42i) 389 571 Source:Grand Terrace Community Development Department,2015 RESOLUTION NO. 2106-36 PAGE 37 OF:82 SEPTEMBER 27, 2016 Table 8.30b Candidate Sites,for.Rezonin Site/ Current General Site r i(!!' MUMURE xsngseZoning Acreage Site 1 Medium Residential/ Underutilized.—I SFR 0275-223:-12: 1.99 . (built 1:924) : : 39 Site 2 erutihzed— :0275-223-59. 0.50 . . U.. . . 10... rid: 1 SFR Medium Residential/ (built 1980) 0275-223-60 . 1.50......,. — 30 R2 .....Underutilized.....:�1 SFR................ (built 1940) Site 2 2.00 : 40 subtotal . Total 3.99 li 79 Site 1: This 1.99-acre parcel is located at 21882 Grand Terrace Road;north of Barton Road,-and is currently zoned R2 (Low Medium Density Residential). The site:is underutilized and occupied by:one single-family house. The large parcel size, age and condition of the structure:and location. near the Barton Road commercial corridor make it a good candidate for.multi-family housing. This site isproposed for rezoning to the R3-24:district(High Density Residential)with:an: allowable density of.20 to 24 units per acre. Site 2. This site is comprised of two contiguous parcels totaling two acres on the west side of . Grand Terrace Road just north of Barton Road. Each parcel contains one single-family and is currently zoned R2 (Low Medium Density.Residential). The large parcel sizes, age.and condition of the structures and location:near the Barton Road commercial corridor make this site a good candidate for multi-family housing. These parcels are proposed for rezoning to R2/Affordable Housing Overlay(AHO) allowing multi-family residential development'at a density of 20 to:24 units:per acre if 10%lower-income units or S%vcry-low-income units are provided. sw . It should also be noted:that developers of R2,R3 and R3-20 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. RESOLUTION NO.210&36 PAGE 38 OF 82 SEPTEMBER 27, 2016 aij, 2111 b ....,_ , �•y� ' '.., ��i iJ 9 .6.�Y,T1'i�ir ."li' t.5 �' � ;,n�raY {Ap, �, r 40 'wy°9.11 �h to I tll ail p pi i p, .� b�l� .t irk Y �" j i�q0I�r�i������oew �f► p{p1 q -Jilt � R j MailMailk•I �G--�7TV��i�e9 Y �V ir71p I�."G a�1 L,P pYY! "".la. illElT �f� ��� SMi4J FIP'"e �',ir• T17rril T.fli„d--� �nl�&i�i 1 r� f1RYtit�e- �� �� ��+��V •� IY.1 py� �L,'ii,i ,+.•. ii.a,.l�:.�c3 i6... �A"' rd TIN15u(� f i Tta'T h i rP 1 F > 4 �r" 7M� ,rW!iap lfyoYf Tc.c� y -- �� mo�w++ ,1. VY•� f it iltl JiAlir��rT iiPVii f' _ - i nl� N `17 )7i191Y ♦t ��.��. ��ji�UT�ri�y �'''YSO l i R _ 8.5.3.2 Suitability of Non-Vacant Sites Development.Trends: As discussed above the City expects that the multiple-family zones,: BRSP-OP zone and anticipated mixed-use projects will facilitate development of lower- and moderate-income housing. Over the last planning period one multiple-family project was completed in the City,the completion'of a market-rate townhome development that as left. . partially:completed. Additionally;.a 23-unit low-:income family rental:housing development was proposed on City-owned property; however, the project did not move forward due to difficulty in obtaining financing. Because of the economies of scale; 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 affordable units. An 80-acre specific plan project is proposed adjacent to I7215.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 . redevelopxient of lands. This project is expected to:include a mixed-use.component with opportunities for multiple-family residential units. Because:a specific plan is.being proposed for the project it has the added benefit.of creating customized development.standards that would apply to.the residential component; Multiple-family:infill.development in theBRSP-OP zone is allowed at a density of up to 12 units per acre and is subject to the residential standards contained in Chapter 18.10 (RH,Rl,R2 and R3 Zones).as shown in Table 838 including state density bonus 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:is: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 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 corridor to jobs in Los Angeles and Orange Counties. One of the major obstacles to providing housing to:meet the needs of all economic segments of the community is the nature of the housing market itself. The rate at which housing costs accelerated during the 1990s.and 2000s.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 2000s,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. RESOLUTION NO. 2106-36 PAGE 40 OF 82 SEPTEMBER 27, 2016 However the recent downturn of:the market significantly reduced housing-prices throughout Y gp g. Grand Terrace.-Typically the gap between market-rate and what lower-and moderate-income households can:afford-isl 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. 8.5.13 Real istic.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 11 units per acre which is : -comparable with the realistic capacity identified in Table 8.27(R3 Zoned Available Parcels). Two other multiple-family protects were built/approved prior to the City's incorporation.::The : 556-unit Highlands Apartments is�a 34.76-acre development yielded a density of 1:6 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-incomehouseholds. 8.5.34 : '. .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 acid rehabbed single- family units and sold'to affordable households. This program was suspended in.the early 2000s due to rising housing prices.. With the dissolution of redevelopment agencies the City does not anticipate reactivating this program. Usually,because of the economies of scale,:affordable housing.projects are developed in zone districts that allow multiple-family developments, such as the City's Multiple-Family zone districts and.Barton Road Specif c;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.comm ercial tax and industrial baste 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. RESOLUTION NO. 2106-36 PAGE 41 OF.82 SEPTEMBER 27, 2016 Table 8.31- A roved/Constructed Multi le-Fami1 .Projects re. �2 y Number o Al Project Znmg Acreage it U /Density ��IInitsDensi, snits, _ Greenbriar. R3 3.7 35 1-12 du/ac 10.35 Karger Homes : R3 2 16 1-12 du/ac :8 Canal Street R3. . 3.6 42 1-12 du/ac - 11.6 Hidden:Gate R3: 4.84 55 1-12-du/ad 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 A 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 thexpalistic 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 developers 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 acre 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). 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. In conformance with.the"default density"provisions of state law (Government Code Sec. 65583:2(c)(3)(B), in 2012 the City established the R3-20 zoning district allowing multi-family development at a density of 20 units/acre. As noted in Program 2 of the Housing Plan, a zoning amendment.will be processed to designate additional land with appropriate development standards to accommodate the City's remaining lower-income housing need:for the planning period. RESOLUTION N0. 2106=36 PAGE.42 OF 82 SEPTEMBER 27, 2016 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 includepersons with . disabilities;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 Persons with Disabilities Table 832 _. Persons with Disabilities by Age Disability by Age Persons Percent Age 5 to 15-4otal-persons:' _. . 2,095.: . With a disability 105 5.0% Sensor20 . y Physical.: 40: Mental 57 Self:care . : .::. 25 . .. . Age 1:6 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. 42,99/o Sensory 135 ... . Physical ... . 360 Disability bu AEe Persons P,erticent Mental 174 Self-care 156 .... ... . :.Going outside the home 236 U.S.Census,2000 Persons with disabilities.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, RESOLUTION NO.2106-36 PAGE 43 OF 82 SEPTEMBER 27, 2016 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%ofthe 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 horiie(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 inc-lude 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 Tainilies in San.Bernardino and Riverside counties..IRC serves 75 Grand Terrace residents. 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 ofage. 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 RESOLUTION NO. 2106-36 PAGE 44 OF 82 SEPTEMBER 27, 2016 i 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 provi Sion.of recreational and.social amenities for,the elderly. Table 8.33 Elderly Households in Grand Terrace (� Re er useholder Age Pereent Pereent Hod household jJ1,W00TWer, ouseholds : . 64 ears of age:or Y g . .. 1'335 . . 92.8% 2,217 . 70.2% younger 65 years of age or ° ° older 104 7.2/0 584 .20.8/o m . . T„dotal ,1439 1OQ% ,,.,.. .. 2,8 100 4 -Source:U.S.Census,2010 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 (11.8%)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 :.: lr4 Persons S .Persons11111Total OO ecupied tuber Perce --Nu of Number PercentM Number Pereent Owner 2,435 . . 65:1% .. 366 73.3%. 2,801 66.1% Renter 1,306 34.9% 133 26.7% : : 1,439 33.9% 'j Total 3,741 100/0 499 100 4,240 0 100%a Source::Southern California Association of Governments,based.on 2005-2009 American Community Survey 8.5.44 Single Peirent_Households- RESOLUTION NO.2106-36 PAGE 45 OF 82 SEPTEMBER 27, 2016 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 orisite childcare,would help meet the Housing needs of GraiidTerrace's single parent households. Affordable:attached housing,,such as condomimums,'can also help:meet the needs of female-headed and single=parent households- Table 8.35 Household:Type:by:Tenure Owner Renter Household Type Households I 1Percent Households Percent Mar ried.fainily 1,773: .: 63.3% 572 39.8%; Male householder;no wife present . 159 .5.7%. . 189. 13'.1/o . 0 Female householder,no.husband 230 8 2% 213 . 1 .8 o 4 8°/ present .. Noti=fainilyhouseholds 639:: 22.8% 465 32.3%: .:.: rota o, ,t . 1 2,8Aa1 100/0 1,43�9 �00% Source: Southern California Association of Governments;based on 2005-2000 American Community Survey 85.4.5 Far:mworker 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. 8.5.4X-, Homeless The Homeless are the:community's most vulnerable residents..The 10meless often face chemical dependency,mental Health problems, domestic violence :and other life-threatening conditions. Individuals and families experience homelessness fora 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 surveywas conducted County-wide.The homeless count was a joint effort between the San Bernardino.County Homeless Partnership, the RESOLUTION NO. 2106-36 PAGE 46 OF. 82 SEPTEMBER 27, 2016 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 Terrace.6 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 mentaf 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 beds. These facilities are providing important transitional housing for 180 persons. In 20.12 the City amended its Zoning Code, in accordance with Program 8.8.Lm, 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. 6 San Bernardino County 2013 Homeless Count and Subpopulation Survey:Preliminary Findings and Recommendations RESOLUTION NO. 2106-36 PAGE 47 OF 82 SEPTEMBER 27, 2016 Table 8.36 Homeless Providers °k79 vr�"". ame ServicesProded "I�ocatton Cedar House Life.Change Center Transitional housing,.support services Bloomington House of Hope Ministry Transitional housing,support services Bloomington Calvary.Chapel Food bank Fontana Transitional housing,permanent Clear Water Residential Care for the housing,case management,:support Fontana . services Transitional housing,case Water of Life Church,City Lin : manageinent,rental assistance;utility : :Fontana assistance,support services: Hope Homes Transitional housing,-Permanent Highland housing,support services Transitional housing case Inland Temporary Homes 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 S ervices,.Inc, Emergency shelter;domestic.violence -:House of Ruth shelter,transitional:housing,case Ontario , management,:support services. as 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 Case management;utility assistance, Building a Generation Redlands: support.services . Family Services Association of: ...: Transitional housing,case Redlands management,rental assistance,utility 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 RESOLUTION N0. 2106-36 PAGE 48 OF 82 SEPTEM BER 27, 2016 l Name Sew ices Pro.�ided oLocation P' Transitional housing,case- Cathedral of Praise management,.rental assistance,:utility Rialto I. q. assistance,support services- . Permanent housing,case House of Prayer management,foodbank,support Rialto - services Case management,rental assistance, Catholic Charities San Bernardino utility assistance,support services Transitional housing case CDCR CSUSB Day Reporting Center San Bernardino management,:support services.: Emergency services_(cold weather), transitional housing,permanent Central City Lutheran Mission 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 o -of Public Health- management,su San Bemardin : g PP.ort.services Emergency_services,•transitional,, housing,permanent housing,case: , Foothill AIDS Project San Bernardino - : management,utility assistance,food: nk,:support bank. services:_ Emergency services,transitional Frazee Community Center ,- housing,case:management,support - San Bernardino_. services .:.. ... . House of An eles Transitional housing,.food bank, g . . support_services - _.. _. . „Bemardino San Mary-'s Mercy Center Transitional housing,case Veronicas 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. - Transitional housing,case San Bernardino One Stop TAY Center : San Bernardino rt management,suppo services .. ... . Transitional lousing,case San 19 ,Bernardino One Stop;TAYCenter San Bernardino - management,support.services Time For Change Found Transitional housing ation ,case San Bernardino management,support services .. ... . Turrill-Transitional Assistance Transitional housing,case Pro ram Inc. .. . San Bernardino g management,support,servrces Source:San Bernardino County Homeless Partnership,2012 8-.5.4.7 At Risk Housing qq RESOLUTION NO. 2106-36 PAGE 49 OF 82 SEPTEMBER 27, 2016 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_programsto 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 FmHA),low income rental units within the City.:Likewise, there are no low income rental units within the City thathave been developed with the use of CDBG funds or as a result of an inclusionary housing ordinance. However, there are 111 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 aY risk to convert to market rate housing;.however, the City used its:housing set-aside;funds to:secure these units until 2030. : . 85.4.8 Zoning for a Variety:of Housing Types • SecondDwelling 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 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 n- n- medical care to persons in need of personal services, assistance, guidance,protection or training,for daily riving. Residential care facilities serving 6 or fewer persons are permitted byright in all residential zones. Facilities.serving 7 or more persons are conditionally permitted in all residential zone districts. Residential care facilities include homes for persons with.disabilities. RESOLUTION NO. 2106-36 PAGE 50 OF 82 .SEPTEMBER 27,2016 • Transitional and supportive housing: Transitional and supportive 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. As noted in Program 13 in the Housing Plan, a Code amendment is being processed to clarify that transitional and supportive housing are regulated as residential uses subject only to the same standards as apply to other residential dwellings of the same type in the same zone. • Single-room-occupancy (SRO)units provide another form of affordable housing for low- income persons. The City's Zoning Code was amended in 2012 to allow SROs in the R3 zone districts. • Emergency shelters: Senate Bill 2 adopted in 2007 amended housing element law regarding the planning for emergency shelters to require at least one zone district where emergency shelters are permitted without discretionary action, and subject to 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. i RESOLUTION NO. 2106-36 PAGE 51 OF 82 SEPTEMBER 27, 2016 8.6 :. CONSTRAINTS The ability of the private and public sectors to provide adequate housing to meet the weds 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; l)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 prixnarily.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 constraintsassociated with developing on steep 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 R1-10 are generally located along the foot of Blue Mountain.and have milder slopes and fewer constraints than in the RH and R1-20 zone.districts. The identified sites locates in the R1-7.2 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. 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 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 RESOLUTION NO.2106-36 PAGE 52 OF 82 SEPTEMBER 27, 2016 constraints: The proposed mixed-use project is located just east of the 1721.5 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:othersignificant 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 - a 3 type of material:used; structural features a i , resent Arid ro ect characteristics:such as the I i p P. J type and quality of the unit._.. .- ls, :` The single largest cost associated.with buildinga new house is the cost of building - =- materials; comprising between 40'to 50 _ percent of the sales pica of a home: Typical residential.constriction costs for a'2,000 square foot home with garage is, 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 fouless than union wages; and c)use of manufactured housing(including both mobile home and modular housing). Ali 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,. . Building-Cost.net;2013 RESOLUTION NO. 2106-36 PAGE 53 OF 82 SEPTEMBER 27, 2016 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. 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 8.6.23:1 Developer Financing Construction financing costs also.affectthe feasibility of building new housing. In the past it was not:uncommon for deyelopers:to receive construction loans for 1.00%;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-2000s.: The tightened regulations often result in developers having to put up at least 25% of the project value. 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 if 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 flow 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:fmancing requirements: Current mortgage interest rates for.new home purchases are at historically low levels of around 4% fora 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 RESOLUTION NO. 2106-36 PAGE 54 OF 82 SEPTEMBER 27, 2016 requirements.and increase:loanamounts 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 Hoineownership 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 developmentin_the City of Grand Terrace is permitted under.the land use:categories shown in.Table 8.37 and in accordance with the:LandUse Element of the:General Plan: : . :Table 8.37 General Plan Residential:Desi nations: Use Category Allowable Zones Gross AIlowable Density Hillside Residential:.:` R-1:(20) : .: 0— 1 Du/NetAC .: : Low Density Residential:: .:. R-1 (7.2),R 1.(10..),R-1 (20) 1-5 Du/Net Ac Medium Density Residential ,R-2 R-3 " 1 - 12 Du/Net Ac. Medium High Density R3 S;R3-20 12—20 Dd Net Ac Residential: Source: Giand.Terrace Community Development Department,-2013 Pursuant to City Zoning Code Section 18 10.040, a density bonus of up to 35%:maybe 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 poi tential 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. 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. RESOLUTION NO. 2106-36 PAGE 55 OF 82 SEPTEMBER 27, 2016 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 8.3.8 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 tvvo-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. Table 8.38 illustrates that the development standards in the City do not represent an 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. RESOLUTION NO. 2106-36 PAGE 56 OF 82 SEPTEMBER 27, 2016 .. ... . Table 8.38 Minimum.Development Standards for ResidentialZones Standard R+1-7.2 R1-10 R1-20 RH0 EFR,2nR3 R3-S R3-20 Units per Acre (Max.) 5 4 2 1 9: 12'° g 20 Lot.Area:(sq: ft.) 71200 : .1.0,000 20,000: - 10,000: : 12,000 12,000.: :.. Lot Width(ft.) 60 60.' ..100 .60 60. g 60 :Lot Depth(ft.) .::. 100 100 :150 too100: .::. g.. 100 Street.Frontage (Minimum linear feet) 40 40 50 - :- 40 40: g. 40 Setbacks Front Yard(Minimum linear feet). . 25:b : : 25. . . 25 b - 25 b - 25 b g 25:b. Setbacks Rear Yard(Minimum: linear.feet). : 20:b 35 b 35 b:: - 20 b 20 b g 20 b Interior Lot(With :.: Garage) job 10 b 10 b - job l o b s job Interior Lot (Without:Garage) 5:b : .:.: 5 b 5 b - 5 b: 1.0:b g - Corner Lot(Street :. Side) 15b 1:5b 15b - .15b 15b. g 15b Corrter Lot:(No Street:side) : 5 5 5::. - 5 :.. :.:10 g 10: Living Area Single-Family (Minimum).. 1,350°. .1,350d 1,350d ... - 1,350d- 1,350d g Living Area Multi-Family(One-bedroom) good :. 800d g .g. Living Area Multi-Family(Two-bedroom) 1,000d 1,000d: g g :.: - Building Lot Coverage(%) 50 50 40. - 60 r . 60.f g 60 Building Height .. . -- - (ft.) 35 e 35:' 35' - 35 e 35 e g 35 e Source:Grand Terrace Zoning Code Footnotes:. Refer to Zoning:Code for footnote definitions: RESOLUTION NO. 2106-36 PAGE 57 OF 82 SEPTEMIBER 27, 2016 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 Mousing Types Permitted by Zonin District Reslilenual Use : RH y� Rjl � 1 1,0 �R��R.2 �R-2 R 3 R 3 S R-3 2 SF-Detached . P P P P P P SF-Attached 2 -- -- -- P::.. P -- P 4 DU Multiple- -- -- -- -= P P -- . P Family Units Residential P P ... P P P. P P P Care.<6 Residential Care>6 *Emergency Shelter- Single Room -- -- -- -- C : C -- -- Occupancy :. Manufactured /Mobile Home P P. P P P -- 2nd Units P P P P . P P j. P=Permitted; C=1:onditional Use; ==Not a listed use Source:Grand Terrace Zoning Code *Permitted in M2 zone 8.6.3.13 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 formultiple-family dwellings where one space shall be in'a garage. Guest spaces are required in a ratio of one guest parking space per four inulti-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 multiple-family units. When a studio or efficiency unit is proposed, only one parking space will be required,instead of . two spaces.In addition; Program 12.includes a commitment to review parking standards for multi-family units to ensure that.they do not pose an unreasonable constraint to development.. 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 RESOLUTION NO. 2106-36 PAGE 58 OF 82 SEPTEMBER 27, 2016 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,:4.0 percent open space is required:to provide common recreational amenities/facilities for residents. Our experienceindicates that this standard has not_been a deterrent to past:affordable housing.: proj ects: sw 8:6.3.1 Z Design Review Standards- - The City does not have:design standards or guidelines that constrain development iri 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.desgn:review process is.to arrive at a product that meets the City s goals and is fmancially 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 ao 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 d. 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.ii 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 proj pets typically involves a gr'at' level of review in regard to site development. In addition to ensuring adherenceto setbacks,height requirements, :. lot coyerage;:parking and other:applicable development standards,the Board will also consider the compatibility of the project':s site design With:surrounding and:uses,:such as screening an security. Unlike larger cities,the City of Grand Terrace has only one board(i.e.,its Planning Commission)that-perforras various review functions: Therefore, the design review process is :.: shorter than in other cities in the area. :However, smaller,projects:such as individualsingle- 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: • Implementationof one-step review process whereby the applicant comes to-one counter to RESOLUTION NO. 2106-36 PAGE 59 OF 82 SEPTENMER 27, 2016 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 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. 86.3.4 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 RESOLUTION NO. 2106-36 PAGE 60 OF 82 SEPTEMBER 27, 2016 t g o rocessin csts do not become a constraint on housing production'.P : . gP Table 8.40 City Residential(Single and Multifamily)Development Fi ing Fees Fee Name Fee Rate Planning De artment Fees Te ntative Tract Map_. ._ _ $2,150. Per development project General Plan Amendment $2-,1.00., : Per development project Zoning:Code Amendment $2,200 Pet development:project: : Conditional Use Permit:. $400 $2,40 0 based on size:of.. Per development project development Variance $300=$1500:based on size of Per development_proje'd _. development q. Site and Architectural Review.. . $25:200 Per development.project. Administrative Site and $650 Per.development:project:. I .Architectural Review Land Use Review 50: Per development project Specific Plat! $3,000 plus staff time Per development project Environmental Review Negative $750 :unless prepared .: Per development project P P y p . . p j Declaration. consultant. Building Department Fees I 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;00moo 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 Community Development Department . 8.6.3.5 : Development Impact and Building Permit Fees RESOLUTION NO. 210&36 -PAGE 61 OF 82 SEPTEMBER 27, 2016 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, over which the City has little control. t r RESOLUTION NO. 2106-36 PAGE 62 OF 82 SEPTEMBER 27, 2016 Table 8.41 Residential Building Permit and Development;Impact Fees 2,000 S tuare Foot 1,200 Square Foot Detached Residential - ttaehed Residential Unit Unit Building Construction_Permit Fees (per unit): (per,unit) B g uildin Permit fee $1,872.95 $-1,223.35 Plan Check fee $1,217;42 =• $795.18 Energy fee, $75.00 : $75.00.wr .. . 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.on sent $15.00 _ :$15.00... . Private.water distribution system:($4/each) $8.00 $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 $120.00 Fixture Trap fee.($I0%each) : _$140.00 $80.00 Approximate Total Building Fee. $49386.00: $2,908.00 rr = =DevelopmentImpactFees... . . Arterial Improvement:Fees $4,24100 $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 SlikeFund $7,241.00 $41534.00 Traffic.SignalThnprovemerit Fee .:. $666.36 . $408 00 :Sewer Connection Fee --- $2,700.00 $2;700.00 Riverside Highland Water Connection:Fee .. ... . $7,765:00.. :.. . V-9165..00. . School:Fees $6,900.00' $4,140..00 Approximate Total Development Impact Fees $33,232.00 $23;920.00 Total wilding and Development Impact Fees $37 6 �8.00 $26,82g00 Source::Grand:Terrace Community.Development Department Numbers are round_ed Riverside Highland Water Company Colton Joint Unified School District pp The per-unit:cost of housing;including construction and land cost is approximately$10.8 per; square foot. Using Table 8.41 above,that:would equate to a per-unit cost of$253,618 for a RESOLUTION NO.2106-36 PAGE 63-OF:82 SEPTEMBER 27, 2016 r ma single=family.unit and$15:6,428 for a multiple=family housing unit:The dotal building and development impact fees are abou t ut 1:5%.and 17%, respectively;:of the total per-unit cost. 8.6.3:6 _. Permit Processing The:processing_time needed to obtain development permits mid 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. Althoitkh these review processes may take a substantial amount of time,:they are necessary.to integrate a new development into the local urban environment. r :.: In Grand Terrace,the average processmg.t,me for most development applications is two to three months with very small projects taking less than30 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. Iri fact; all of development services have been consolidated into one department: Com munity Development.' The divisions within the Community DevelopmentDepatfinent include Planning, Building and Safety, Code Enforcement;:Engineering and Public Works. Moreover,.the.City has established a Site and Architectural Review Board that also serves.as the Planning Commission. This:Boaird is scheduled:to meet twice per ingnth.to.review all new construction proposals. Based on periodic surveys conducted.by the City, local processing times are shorter than thoseexperienced 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 that 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:arid:Architectural Review: The Administrative Site and Architectural Review application is used for two-story additions, larger room.additions that are 500.square feet in size"or larger but less than 65%of the floor area of.the existing : g .. .. g . house:. This application:does not require a public hearing and.can be approved by.the Comriiunity.Development Director. The average processing time is"typically 6-weeks from filing.to issuance of building permit. 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-coriformance 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 within300 feet of the subjbet site. The: r' RESOLUTION NO.2106-36 PAGE 64 OF 82 SEPTEM BER 27, 2016 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 fromfilingto:issuance of:a building permit, and about:l2 to 16 weeks:from filing:to issuance of building.permit for multiple-family developments. If an environmental initial study is required to be prepared then 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 publid 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 arcel'ma filin to Ci Council approval is'a roximately 3 to 4 months.. p p g ty pp pp 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;parceI or an intensification of larger _- existing sites in the City. Tentative Tract Maps are heard by both the Planning Commission and tlie_City Council. The processing time from the tentative map fling to the recording of the final map is 4to 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:Bernardino g City g: . - and Riverside regions'. Generally.,the Ci has,no backlog of residential.projects that are waiting for processing by staff or for public hearing by:thc Planning Commission or City Council. The average processing times for residential projects are much less than those for other jurisdictions in the area. 8.6.3.7 Service and Facility Infrastructure Before a development permit is granted, it must be determined thatpublic services and.facility systema are adequate to accommodate any increased demand generated by.a proposed project. Atpresent, 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 RESOLUTION NO. 2106-36 PAGE 65 OF 82 SEPTEMBER 27, 2016 Plan Circulation Element::No street extensions or major service system improvements`would.be necessary for development of multifamily designated areas directly adjacent=to:Mount Vernon Avenue or single-family,designated:areas:in:the western.portion-. 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 2010Urban Water Management Plan prepared for the.Company indicates:that there is sufficient water s ipplyto accommodate development within the City.. Sanitary sewer service is provided by the City.of Grand Terrace, and the.City maintains all . collections dines within its city limits. The City contracts with the City of Colton for wastewater treatment. 8.6:3;8 : : :Jobs/Housing. Balance As defined by SLAG; a balanced subregion or community is one having an employinent to housing ratio.of'1.2 jobs per dwelling unit. Recent.SCAG data estimated that there are.. . approximately:3,000 combined public and private sector jobswithin 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- oor" and"housin rich." Therefore adherence to the obs%housin balance ratio of 1.2 obs per p g- j g j . . 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... . - 8:6.3.9 Constraints on Persons with Disabilities - Zoningand Permitting Re uirements: The City's definition of amil :includes individuals: . g 9. . . t3'. . . . y related by blood,marriage or ado tiori groups: not more than six ersons who are not related adoption-, �' p P.. byblood, marriage or adoption, and:one or more persons living as a single household.Program 13 includes a commitment to process a.Code amendment to revise this definition consistent with current law. The:City ensures adherence to Title24 ofthe 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 permitted by right in the City's residential,zones as permitted uses if the RESOLUTION NO.210&36 PAGE 66 OF 82 SEPTEMBER 27,2016 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 facilities. 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 public 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. 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 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, which 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. RESOLUTION NO. 2106-36 PAGE 67 OF 82 SEPTEMBER 27,2016 8.7 : .HOUSING PLAN The'Housing Program provides direction for City decision makers to.achieve the long-term 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 governmen#al constraints; 4)conmrving and improving existing affordable housing; and 5)promoting equal housing opportunity. 83.1 Goals and. Policies Goal8.1 Provide adequate sites, with appropriate zoning and development standards and services to accommodate the City's RHNA allocation. . Policy 8.1.1: Promote and encourage development ofhousing,which varies by type, design, form:of ownership and size. Policy 8.1.2: Maximize use ofremaining residentially:zoned vacant land suitable for residential development. Policy 8.1.3: Provide for a zoning category to permit a density of at least 20 units/acre, and allow:for densitybonuses: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. 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 RESOLUTION NO.2106-36 PAGE 68 OF 82 SEPTEMBER 27, 2016 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. Goa[8.3s 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.a.n. d 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 mousing. Policy 83.3:: 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:sto.ck. Policy.84.1: Encourage.the.rehabilitation of deterioratinghousing. Policy 8:4.2- Encourage the use of assistance programs to make:residences more energy efficient. 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. ma Policy 8.5.1:: Provide reasonable accommodation for housing for persons with disabilities. wr Policy 8.5.2: Promote fair housing opportunities for residents of Grand:Terrace:. w. RESOLUTION N0. 2106-36 PAGE 69 OF 82 SEPTEMBER-273-2016 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 noted that where funding sources list"General Fund", these may consist of in-kind staff services, expedited permit processing; and/or reduced permitting fees. 8.7.2.'i 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 at City Hall and on the City website: 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 multiple-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 multi-family residential uses by-right..To. ensure the availability of adequate sites to accommodate the.City's share of lower-income regional housing need,:amendments to the Land Use Element of the General Plan and the Zoning Code will be processed to providecapacity for at least 42 additional lower-income units pursuant to Government Code Sections 65583.2(h) and(i). Rezoned parcels;will be selected froin the list of potential candidate sites identified in Table 8.30b and will meet the following requirements:. Zoning shall permit owner-occupied and rental multifamily residential use by right. "Use by right" shall-mean that the City's review of the owner=occupied or multifamily residential use may not require a conditional use permit, planned:unit development permit, or other discretionary local government review or approval that would constitute a"project"for purposes of CEQA. ".Use by right'.' does not exempt the use:from design review. However, that design review shall not constitute a"project"under CEQA. • Sites shall accommodate at least 16 units • Allowable density shall be 20 to 24 units per acre • : At least 50 percent of the very-low- and low-income housing need:shall be accommodated on sites designated for residential use-and for which nonresidential uses or mixed-uses.are not permitted, except that all of the very-low-and low-income housing need may be accommodated on sites designated for mixed uses if those sites allow 100 percent residential use and require that residential use occupy 50 percent of the total floor area of a.mixed=use project RESOLUTION NO. 2106=36 PAGE 70 OF 82 SEPTEMBER 27, 2016 The City will continue to facilitate affordable housing development with priority for:projects that. provide extremely low=income units. Responsible Agency: Community Development Objective:. Land Use Element and Zoning Code amendments; Support low- income affordable housing'production . Timing:: Amendments:in.2016;;Ongoing implementation through the: plannin gperiod 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 pro ,uction Timing: Ongoing through.planningpenod : . 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 81.2:2 - Programs to Assist the Development and/or Availability of Affordable Housing Program 5: Facilitate development of the 0.63-acre parcel owned by the Housing Authority for low-income housing units,with priority for ELI units through expedited processing,modified development standards, and reduced development fees when feasible. Responsible Agency: Housing Authority,.Community Development :Objective: Support lower-income housing production Timing: 201.9 Funding sources:: Possible Housing Authority funds, state and federal sources, private funding RESOLUTION NO. 2106-36 PAGE 71 OF 82 SEPTENMER 27, 2016' 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. Responsible Agency: Community Development/Planning Objective: Support housing availability Timing: 2014, and Ongoing as notified by the San Bernardino County Housing Authority Funding sources: General Fund Program 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 Program 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 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 Program 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, RESOLUTION NO. 2106-36 PAGE 72 OF 82 SEPTEMBER 27, 2016 *^f prospective homeowners could_ uali for u $28 000 in down a ent assistance to be aid P P. .:.. q . fY P . .:.� p yam. P.. back through a silent second with simple interest rates up to 3° * 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 theCitywill continue to implement this program: ::Responsible Agency: Community and;Economic Development Department Objective: Support fair housing Timing: wo 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,=with priority processing;modified. development:standards, and reduced fees,where.feasible, for projects:that include extremely- low- units. Responsible Agency: Community Develop ment/PlanningBuilding 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. Process a.Zoning Code amendment to allow required covered parking for multi-family developments to be provided: with either carports or garages. Responsible Agency: Community Development/Planning Objective: Mitigate governmental constraints Timing: Code amendment in 2016 Funding sources: General Fund,Filing fees . RESOLUTION NO. 2106-36 PAGE 73 OF 82 SEPTEMBER 27, 2016 p. Program 13i. Amend the Zoning.Code as it relaies to.transitional=and supportive housing ii -accor ance with state law, so that such housing is subject only to those restrictions that apply to other residential uses of the same typein the same zone. Amend the definition.of family in conformance with state law:--�-� Responsible.Agency: Community Development/Planning Objective: Mitigate governmental constraints . .. Tmmng;: Code amendment in 2016 Funding sources: General Fund 8.7.2.4 Programs to Conserve and Improve Existing Housing Stock :.: Program 14: The.Sari Bernardino County PACE loan program provides loans.for we atherization 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. ow Responsible Agency: :_ Community Development/Planning :: Objective: Maintenance and improvement Timing: 2014 and throughout the panning period Funding sources: PACE Loan Program CAPSBC Program Program 15: -Continue code enforcement efforts.to enforce municipal codes intended,to maintain the value and safety of structures.The program addresses: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.DevelopmentlCode.Enforcement Objective: . : : . Maintenance and conservation : Timing:: Ongoing throughout the planning period :Funding sources: . Self-funding inspection fees CDBG for enhanced servicesin CDBG census:tracts Program 16: 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 onminor 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 andaips for hiring.a. professional contractorfor home repairs; etc.: RESOLUTION NO:2106-36 PAGE 74 OF 82 SEPTEMBER 27, 2016 l J 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 Program 17: Neighborhood Partnership Housing Services,Inc. (NPHS) is a non-profit organization that operates a Healthy 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 18: California's Keep Your Home California Program is a federally funded �i 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 foreclosure. This program helps homeowners make a smooth transition to alternative housing by providing up to $5,000 per eligible household. RESOLUTION NO. 2106-36 PAGE 75 OF 82 SEPTEMBER 27, 2016 Information on Keep Your:Home:California will be posted on the City website and published 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 19: 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: CommunityDevelopment/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 20: Provide information on:fair housing on the City's.website. Provide a-link to the Inland Fair Housing and Mediation Board website. :Advertise the inforinafion quarterly in the Blue Mountain Outlook. Responsible Agency: Community Developmeiit/Planning Objective: Support fair housing - Timing: . 2014 and every year thereafter Funding sources: General Fund Program 21:. Continue to participate in and provide staff support for the various homeless programs operated by the San Bernardino 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 RESOLUTION NO. 2106-36 PAGE 76 OF 82 SEPTEMBER 27, 2016 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 Summar .:of 2014-2021:Quantified Objectives .:.: Income Category New Rehab Conservation Con, uction Extremely Low* 14 0 0 :Very:Low-Income: .:;. :.: : 14 ::. :.: : 2 5 Low-Income : -30 3. : $ . : :.. Moderate=Income 22 '0 5 Above Moderate :: 49 0 5 Totals �ii 129 5 25 *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. RESOLUTION NO. 2106-36 PAGE 77 QF 82 SEPTEMBER 27, 2016 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 2006;:which created the first comprehensive, state regulatory program to reduce GHG emissions to 80%below 1990 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 hi 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 construction only where square footage is added. In January.20.1.0 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 1.00%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. RESOLUTION NO. 2106-36 PAGE 78 OF 82 SEPTEMBER 27, 2016' 8.8.2 Energy Efficiency Property Assessed Clean Energy(PACE).Program: The.Sari Bemardino 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;:se't.back thermostat, and minor repairs, such as replacement of door(s),broken glass, patching of holes, doorstops, 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 . conservin plants and smart iiri ation g:P. g... .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 RESOLUTION N0. 2106-36 PAGE 79 OF 82 SEPTEMBER 27, 2016 provide rebate programs for energy efficient improvements or purchase of energy efficient appliances. RESOLUTION NO.2106-36 PAGE 80 OF 82 SEPTEMBER 27,2016 8.9 : .F.INANCING. 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 area 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.Iuvestment Partnershi p (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 fun ing-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 agroup 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.perceni 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 rental units within San:Bernardino County and its cooperating cities.Althoughahe economy is not conducive to issuing bonds, the,County currently administers contracts for more than 1,000 units of bond=, funded affordable lousing in incorporated cities. RESOLUTION NO.2106-36 PAGE 81 OF 82 SEPTEMBER 27,2016 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,theloan consists of a standard 97%FHA'-CHFA fixed-rate 30-year.mortgage and a 3�o 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 disable_d 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. 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. . CDBG-funded Enhanced Code Enforcement Services: During the fiscal years of 201 1-20121 . 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 (LW)-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 and households eammg:80%-or less of the:area niedian income established by HUD, who reside within the County of San Bernardino HOME Consortium area. City residents are eligible to participate in this program. RESOLUTION NO. 2106-36 PAGE 82 OF 82 SEPTEMBER 27,-2016