10-21-2021
CITY OF GRAND TERRACE
PLANNING COMMISSION/SITE AND ARCHITECTURAL REVIEW BOARD
AGENDA
Council ChambersRegular Meeting6:30 PM
PUBLIC ADVISORY: THE COUNCIL CHAMBER IS NOW OPEN TO THE PUBLIC!!
Beginning June 15, 2020, the City of Grand Terrace reopened its public meetings. Therefore, the regular
meeting of the Planning Commission/Site & Architectural Review Board for October 21, 2021, is now
open to the public. Please be advised that face masks are required, social distancing will be practiced,
and occupancy limits will be enforced.
Please note that Pursuant to Section 3 of Executive Order N-29-20, issued by Governor Newsom on
March 17, 2020, the regular meeting of the Planning Commission/Site & Architectural Review Board for
October 21, 2021, will also be conducted telephonically through Zo
website.
COMMENTS FROM THE PUBLIC
The public is encouraged to address the Planning Commission/Site & Architectural Review Board on any
matter posted on the agenda or on any other matter within its jurisdiction. If you wish to address the
Planning Commission/Site & Architectural Review Board, please complete a Request to Speak Card and
hand it to the Planning Secretary. Speakers will be called upon by the Chair at the appropriate time and
each person is allowed three (3) minutes speaking time.
If you would like to participate telephonically and speak on anagenda item, you can access the meeting
by dialing the following telephone number and you will be placed in the waiting room, muted until it is your
turn to speak:
1-669-900-9128
Enter Meeting ID: ғƱƯ ҒƯҒғ ƯҒƯƲ
Password: ғưƱҒƳƬ
The City wants you to know that you can also submit your comments by email to
ccpubliccomment@grandterrace-ca.gov. To give the Planning Secretary adequate time to print out your
comments for consideration at the meeting, please submit your written comments prior to 5:00 p.m.; or if
-6621 x212 by 5:00 p.m.
If you wish to have your comments read to the Planning Commission/Site & Architectural Review Board
during the appropriate Public Comment period,
Planning Commission/Site& Architectural Review Board will be subject to the three (3) minute time
limitation (approximately 350 words).
Pursuant to the provisions of the Brown Act, no action may be taken on a matter unless it is listed on the
agenda, or unless certain emergency or special circumstances exist. The Planning Commission/Site &
Architectural Review Boardmay direct staff to investigate and/or schedule certain matters for
consideration at a future Planning Commission/Site & Architectural Review Board meeting.
PLEASE NOTE: Copies of staff reports and supporting documentation pertaining to each item on this
agenda are available for public viewing and inspection at City Hall, 1st Floor Lobby Area and 2nd Floor
Reception Area during regular business hours and on the Citwww.grandterrace-ca.gov. For
further information regarding agenda items, pleasecontact the office of the Planning Secretary at (909)
824-6621 x212, or via e-mail at mduenas@grandterrace-ca.gov.
City of Grand TerracePage 1
Agenda Grand Terrace Planning Commission/Site and Architectural Review Board October 21, 2021
Any documents provided to a majority of the Planning Commission/Site & Architectural Review Board
City Hall located at 22795 Barton Road during normal business hours. In addition, such documents will be
www.grandterrace-ca.gov.
AMERICANS WITH DISABILITIES ACT
In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this
s Office, (909) 824-6621 x230 at least 48 hours prior to the
advertised starting time of the meeting. This will enable the City to make reasonable arrangements to
ensure accessibility to this meeting. Later requests will be accommodated to the extent feasible.
CALL TO ORDER
Convene the Meeting of the Planning Commission and Site and Architectural Review
Board.
PLEDGE OF ALLEGIANCE
ROLL CALL
Attendee Name Present Absent Late Arrived
Chairman Edward A. Giroux
Vice-Chairman Jeremy Briggs
Commissioner Tara Cesena
Commissioner Jeffrey McConnell
Commissioner David Alaniz
APPROVAL OF AGENDA
PRESENTATIONS
None.
PUBLIC ADDRESS
Public address to the Commission shall be limited to three minutes unless extended by
the Chairman. Should you desire to make a longer presentation, please make written
request to be agendized to the Director of Planning and Development Services.
City of Grand Terrace Page 2
Agenda Grand Terrace Planning Commission/Site and Architectural Review Board October 21, 2021
This is the opportunity for members of the public to comment on any items not
appearing on the regular agenda. Because of restrictions contained in California Law,
the Planning Commission may not discuss or act on any item not on the agenda, but
may briefly respond to statements made or ask a question for clarification. The
Chairman may also request a brief response from staff to questions raised during public
comment or may request a matter be agendized for a future meeting.
A.CONSENT CALENDAR
1. Approval of Minutes Regular Meeting 09/16/2021
DEPARTMENT: CITY CLERK
B.ACTION ITEMS
1. 2021-2029 Draft Housing Element
RECOMMENDATION:
1. Receive staff presentation
2. Receive public comments
3. Provide comments to staff as appropriate
DEPARTMENT: PLANNING & DEVELOPMENT SERVICES
C.PUBLIC HEARINGS
None.
D.INFORMATION TO COMMISSIONERS
E. INFORMATION FROM COMMISSIONERS
ADJOURN
Adjourn to the next scheduled meeting of the Site and Architectural Review
Board/Planning Commission to be held on November 04, 2021, at 6:30 p.m.
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CITY OF GRAND TERRACE
PLANNING COMMISSION/SITE AND ARCHITECTURAL REVIEW BOARD
MINUTES
Council ChambersRegular Meeting6:30 PM
CALL TO ORDER
Chairman Edward Giroux convened the Regular Meeting of the Planning Commission
and Site and Architectural Review Board for Thursday, September 16, 2021, at 6:30
p.m.
PLEDGE OF ALLEGIANCE
The Pledge of Allegiance was led by Chairman Giroux.
Attendee NameTitleStatusArrived
Edward A. GirouxChairmanPresent
Jeremy BriggsVice-ChairmanAbsent
Tara CesenaCommissionerAbsent
Jeffrey McConnellCommissionerPresent
David AlanizCommissionerPresent
Steven WeissPlanning & Development Services DirectorPresent
Robert KhuuAssistant City AttorneyPresent
Haide AguirreAssociate PlannerPresent
Debra ThomasCity ClerkPresent
APPROVAL OF AGENDA
1.Motion: September 16, 2021, Approval of Agenda
RESULT:ADOPTED \[UNANIMOUS\]
MOVER:Jeffrey McConnell, Commissioner
SECONDER:David Alaniz, Commissioner
AYES:Edward A. Giroux, Jeffrey McConnell, David Alaniz
ABSENT:Jeremy Briggs, Tara Cesena
PUBLIC ADDRESS
None.
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Minutes Grand Terrace Planning Commission/Site and Architectural Review Board September 16, 2021
A.CONSENT CALENDAR
2. Approval of Minutes Regular Meeting 06/17/2021
RESULT: ACCEPTED \[UNANIMOUS\]
MOVER: David Alaniz, Commissioner
SECONDER: Jeffrey McConnell, Commissioner
AYES: Edward A. Giroux, Jeffrey McConnell, David Alaniz
ABSENT: Jeremy Briggs, Tara Cesena
B.ACTION ITEMS
None.
C.PUBLIC HEARINGS
None.
PRESENTATIONS
1. Update to Vehicles Miles Traveled (VMT) Traffic Impact Analysis Guidelines
Steve Weiss, Planning & Development Services Director gave the PowerPoint
presentation for this item.
PUBLIC COMMENT
Darryl Moore, Grand Terrace expressed his concern with the new law and believes it is
a bad law that will provoke a lot of lawsuits.
RECEIVE AND FILE - UPDATE VEHICLES MILES TRAVELED (VMT) TRAFFIC
IMPACT ANALYSIS GUIDELINES
RESULT: NO ACTION TAKEN
Minutes Acceptance: Minutes of Sep 16, 2021 6:30 PM (CONSENT CALENDAR)
D.INFORMATION TO COMMISSIONERS
Steve Weiss, Planning & Development Services Director stated that staff has been
working diligently on the Specific Plan Update, the Housing Element and the draft EIR
process for the Lewis Gateway Project to bring back to the Planning Commission on an
informational level in the next couple of months.
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Minutes Grand Terrace Planning Commission/Site and Architectural Review Board September 16, 2021
E. INFORMATION FROM COMMISSIONERS
Commissioner Jeffrey McConnell went to the Colton Planning Commission meeting on
September 14, 2021, regarding the proposed Barton Road Logistics Center. Several
Grand Terrace residents attended and expressed their concerns with the project.
Commissioner McConnell identified some of the project concerns as follows:
Proposal to cut off Terrace Avenue South with no plans to replace it
foot walls along Walnut Avenue and the back along Grand Terrace Avenue
The project is proposing an $8.5 million contribution to build a new bridge and
straighten out Barton Road up to Palm however the concern is when this would
happen
The Planning Commission did express its concern that the 1936 bridge would not
hold three (3) large truck trailers without possibly failing.
Area residents suggested that a U-shape or L-shape building be designed that
would contain all traffic noise within the project.
Local business owners along La Crosse and De Berry expressed their concerns
that they did not receive notification regarding the proposition regarding Terrace
Avenue and want it replaced.
Commissioner McConnell stated the meeting was continued to October 26, 2021.
Commissioner David Alaniz wants to make sure that staff is aware of SB 1383 to be
implemented in January 2022. The nature of the bill is to reduce the number of organics
into the landfill. He described some of the particulars of the bill and wanted to make
sure the City is taking steps to comply.
Chairman Giroux asked if the commissioners will be able to attend the Planning
Commissioner Academy in March 2022. Director Weiss will review and get back to the
Planning Commission.
Equitable Housing. He stated Equitable Housing is not the same as Equal Housing for
all. Equitable Housing is for some and not all.
Minutes Acceptance: Minutes of Sep 16, 2021 6:30 PM (CONSENT CALENDAR)
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Minutes Grand Terrace Planning Commission/Site and Architectural Review Board September 16, 2021
ADJOURN
Chairman Giroux adjourned the Regular Meeting of the Planning Commission/Site and
Architectural Review Board at 7:30 p.m. The next scheduled meeting of the Planning
Commission/Site and Architectural Review Board to be held on October 7, 2021, at 6:30
p.m.
_________________________________ _________________________________
Edward Giroux, Chairman of the Grand Debra L. Thomas, City Clerk
Terrace Planning Commission
Minutes Acceptance: Minutes of Sep 16, 2021 6:30 PM (CONSENT CALENDAR)
City of Grand Terrace Page 4
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AGENDA REPORT
MEETING DATE:October 21, 2021
TITLE:2021-2029 Draft Housing Element
PRESENTED BY:Steven Weiss, Planning & Development Services Director
RECOMMENDATION:1.Receive staff presentation
2.Receive public comments
3.Provide comments to staff as appropriate
2030 VISION STATEMENT:
A compliant Housing Element supports Goal #1,Ensuring Fiscal Viability and Goal #3,
Promote Economic Development by providing an internally consistent General Plan.
BACKGROUND:
State law requires each city to adopt a General Plan to guide land use and
Element, which establishes City policies and programs for maintaining and improving
existing housing, as well as accommodating developmentof new housing to meet the
On June 17, 2021 the Planning Commission conducted a study session regarding the
Housing Element. The staff report for that meeting and other background materials,
including a Frequently Asked Questions, are posted on the City website at:
<https://www.grandterrace-ca.gov/departments/planning_development_services>
During the past few months staff has completed a draft Housing Element (Attachment
Element from the Planning Commission and interested community stakeholders. The
City Council will then conduct a public meeting to review the draft Housing Element prior
to submittal to the California Department of Housing and Community Development
DISCUSSION:
Overview. The purpose of the Housing Element is to review current and projected
housing needs and changes to other circumstances affecting housing, and revise City
policies and programs as necessary to address housing needs. The Draft Housing
Element is similar in format to the current Housing Element and includes the following
sections:
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8.1 Introduction providing an overview of the Housing Element
8.2 Housing Needs Assessment
and housing needs
8.3 Housing Resources identifying available land, financial resources and energy
conservation opportunities
8.4 Constraints describing potential governmental and non-governmental
constraints to meeting the City's housing needs
8.5 Housing Plan
the 2021-2029 planning period
Appendix 8-A containing an evaluation of the 2013-2021 Housing Element
programs and accomplishments
Appendix 8-B Sites Inventory
new housing needs; and
Appendix 8-C Public Participation describing opportunities for stakeholders to
participate in the preparation of the Housing Element
Section 8.5, the Housing Plan, is the most important part of the Housing Element
because it identifies actions the City intends to take over the next 8 years to address the
e existing Housing Element programs remain
appropriate and are recommended for continuation. The following discussion describes
the key issues where changes to the current Housing Element are necessary in order to
comply with State housing law.
Key Issues. The most significant issues addressed in the Housing Element are: 1)
whether City plans and regulations comply with State laws regarding housing for
persons with special needs; and 2) how the City will accommodate its share of regional
housing needs assi
process.
1. Housing for Persons with Special Needs. State law establishes specific requirements
related to City regulation of housing for persons with special needs, including the
homeless and persons with disabilities. The Constraints section of the Housing Element
contains an analysis of City plans and regulations for a variety of housing types. The
analysis concluded that while current City regulations are consistent with most State
laws regarding special needs housing, some recently adopted laws will require
amendments to the Municipal Code in order to ensure consistency with State law. The
Housing Plan includes the following programs to ensure compliance with State
requirements:
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o Program 9.Housing for Persons with Special Needs. The Zoning Code
establishes standards and procedures for housing targeted for persons who
are homeless or have disabilities. This program includes a commitment to
process a Zoning Ordinance amendment in 2022 in conformance with recent
changes to State law. These changes include revised parking standards for
emergency shelters, allowing supportive housing meeting specified criteria in
zones where multi-family and mixed uses are permitted, and allowing low
barrier navigation centers meeting specified standards in areas zoned for
mixed use and in non-residential zones permitting multi-family uses. Low
-barrier, service-
enriched shelters focused on moving people into permanent housing that
provides temporary living facilities while case managers connect individuals
experiencing homelessness to income, public benefits, health services,
2. Regional Housing Needs Assessment. The Regional Housing Needs Assessment
determined for each city. On March 4, 2021 SCAG adopted the final RHNA Plan, which
assigns Grand Terrace the following housing needs.
2021-2029 RHNA by Income Category - Grand Terrace
Very Low Low Moderate Above Total
Moderate
189 92 106 243 630
Source: SCAG, 3/4/2021
The RHNA identifies the amount of additional housing at different price levels a
jurisdiction would need to fully accommodate its existing population plus its assigned
share projected growth over the next 8 years while avoiding problems like overcrowding
and overpayment. The RHNA is a planning requirement based upon housing need, not
a construction quota or mandate. The primary significance of the RHNA is that
jurisdictions are required to adopt land use plans and development regulations that
create sufficient opportunities for additional housing development commensurate with
the RHNA allocation. Under current law, cities are not penalized if actual housing
production does not achieve the RHNA allocation, but cities may be required to
streamline the approval process for qualifying housing developments that meet specific
standards (such as affordability and prevailing wage labor requirements) if housing
production falls short of the RHNA allocation.
The Housing Element must demonstrate compliance with the RHNA by analyzing the
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development regulations, potential constraints (such as infrastructure availability and
environmental conditions) and real estate market trends. The analysis must be prepared
at a parcel-
housing could be built under current regulations. State law requires that the sites
analysis demonstrate that City land use plans and regulations provide adequate
capacity to fully accommodate its RHNA allocation in each income category. If the
current development capacity is not sufficient to fully accommodate the RHNA, the
Housing Element must describe proactive steps the City will take to increase housing
capacity commensurate with the RHNA - typically through amendments to land use
plans and development regulations that could facilitate production of additional housing.
Such amendments generally include increasing allowable residential densities,
modifying other development standards, or allowing housing to be built in areas where
residential development is not currently allowed, such as areas zoned for commercial
use. It is important to note that neither cities nor property owners are required to
develop additional housing on the sites identified in the Housing Element, or to provide
funding for housing development.
Future accessory dwelling units (ADUs) can also satisfy a portion of the RHNA
allocation based on permit trends and city ADU regulations.
As part of the Housing Element update, the current capacity for additional housing is
analyzed to determine whether the RHNA allocation can be accommodated at each
income level. For small cities like Grand Terrace, State law establishes an allowable
density of at least 20 units per acre as necessary to accommodate the very-low- and
low-income portion of the RHNA allocation.
As shown in Appendix B of the draft Housing Element, there are not currently sufficient
sites with appropriate zoning to fully accommodate the RHNA allocation. However,
proposed developments that are currently in the planning process, primarily the
Gateway Specific Plan, would provide sufficient additional capacity to accommodate the
RHNA allocation. Program 1 in the Housing Plan includes the required commitment to
housing needs for the 2021-2029 period.
NEXT STEPS:
After review of the draft Housing Element by the Planning Commission and City
Council, the draft must be submitted to HCD for review. HCD has 60 days to review the
draft and provide comments to the City. A revised draft Housing Element will then be
prepared to address HCD comments and public hearings will be scheduled for the
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Planning Commission and City Council to consider adoption of the Housing Element.
The adopted element must be submitted to HCD for a second review.
The City will continue to accept comments from interested parties on the draft Housing
Element via email to: sweiss@GrandTerrace-ca.gov
PUBLIC NOTICE:
Notice of this meeting was sent to organizations that may have an interest in housing
issues.
ENVIRONMENTAL REVIEW:
No formal action subject to CEQA is proposed at this meeting. Prior to adoption of the
Housing Element update, appropriate CEQA analysis will be prepared for review by the
Planning Commission, City Council, and the public.
RECOMMENDED ACTIONS:
1. Receive staff presentation
2. Receive public comments
3. Provide comments to staff as appropriate
ATTACHMENTS:
C8 Housing _2021-10-21_PC draft (PDF)
APPROVALS:
Steven Weiss Completed 10/14/2021 11:29 AM
City Attorney Completed 10/14/2021 3:47 PM
Steven Weiss Completed 10/14/2021 3:54 PM
Planning Commission/Site And Architectural Review Board Pending 10/21/2021 6:30
PM
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HousingElement
Housing Element
2021-2029
Attachment: C8 Housing _2021-10-21_PC draft (2021-2029 Draft Housing Element)
Grand Terrace General Plan Draft | October 2021
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Contents
8.0 HOUSING ELEMENT ........................................................................................................... 1
8.1 Introduction ............................................................................................................................. 1
8.1.1 Purpose ........................................................................................................... 1
8.1.2 Background ..................................................................................................... 1
8.1.3 Relationship to Other Plans and Programs ...................................................... 2
8.2 Housing Needs Assessment .................................................................................................. 4
8.2.1 Population Trends ........................................................................................... 4
8.2.2 Household Composition, Size and Tenure ...................................................... 4
8.2.3 Age Characteristics ......................................................................................... 6
8.2.4 Extremely-Low-Income Households ................................................................ 7
8.2.5 Employment Characteristics ............................................................................ 7
8.2.6 Housing Characteristics .................................................................................. 8
8.2.7 Special Housing Needs ................................................................................. 14
8.2.8 Future Housing Needs .................................................................................. 20
8.3 Housing Resources .............................................................................................................. 21
8.3.1 Land Resources ............................................................................................ 21
8.3.2 Financial Resources ...................................................................................... 21
8.3.3 Energy Conservation ..................................................................................... 22
8.4 Constraints ............................................................................................................................ 25
8.4.1 Non-Governmental Constraints ..................................................................... 25
8.4.2 Market Constraints ........................................................................................ 26
8.4.3 Government Constraints ............................................................................... 27
8.5 Housing Plan ........................................................................................................................ 39
8.5.1 Goals and Policies......................................................................................... 39
8.5.2 Housing Programs......................................................................................... 41
8.5.3 Quantified Objectives .................................................................................... 46
Appendices
Appendix 8-A Evaluation of the Prior Housing Element ............................................................... 48
Appendix 8-B Sites Inventory to Accommodate the RHNA .......................................................... 54
Appendix 8-C Public Participation Summary................................................................................. 60
Attachment: C8 Housing _2021-10-21_PC draft (2021-2029 Draft Housing Element)
Grand Terrace General Plan Draft | October 2021
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Figures
Figure 8.1 Population Trends 2000-2020 Grand Terrace vs. SCAG Region ....................................... 4
Figure 8.2 Household Size by Tenure Grand Terrace vs. SCAG Region ............................................ 5
Figure 8.3 Housing Tenure Grand Terrace vs. SCAG Region ............................................................. 5
Figure 8.4 Housing Tenure by Age Grand Terrace .............................................................................. 6
Figure 8.5 Population by Age and Gender Grand Terrace ................................................................... 6
Figure 8.6 Extremely-Low-Income Households by Race/Ethnicity and Tenure Grand Terrace .......... 7
Figure 8.7 Employment by Industry Grand Terrace ............................................................................. 8
Figure 8.8 Employment by Occupation Grand Terrace vs. SCAG Region .......................................... 8
Figure 8.9 Housing Units by Type Grand Terrace vs. SCAG Region .................................................. 9
Figure 8.10 Age of Housing Units Grand Terrace vs. SCAG Region ................................................... 10
Figure 8.11 Overcrowding by Tenure Grand Terrace vs. SCAG Region ............................................. 11
Figure 8.12 Median Existing Home Sales Prices Grand Terrace vs. SCAG Region ........................... 12
Figure 8.13 Monthly Owner Costs for Mortgage Holders Grand Terrace vs. SCAG Region ............... 12
Figure 8.14 Rental Cost by Income Category Grand Terrace .............................................................. 13
Figure 8.15 Overpayment by Income Category Grand Terrace ........................................................... 13
Figure 8.16 Disabilities by Type Grand Terrace ................................................................................... 14
Figure 8.17 Disabilities by Type for Seniors Grand Terrace ................................................................ 14
Figure 8.18 Developmental Disabilities Grand Terrace ........................................................................ 15
Figure 8.19 Elderly Households by Income and Tenure Grand Terrace.............................................. 16
Figure 8.20 Female-Headed Households Grand Terrace .................................................................... 17
Figure 8.21 Poverty Status for Female-Headed Households Grand Terrace ...................................... 18
Figure 8.22 Agricultural Employment Grand Terrace vs. SCAG Region ............................................. 18
Tables
Table 8.1 Affordable Housing Costs San Bernardino County ........................................................... 11
Table 8.2 Regional Housing Need Assessment, 2021-2029 ............................................................... 20
Table 8.3 General Plan Residential Designations ................................................................................ 27
Table 8.4 Housing Types Permitted by Zoning District ........................................................................ 28
Table 8.5 Minimum Development Standards for Residential Zones .................................................... 28
Table 8.6 Residential Planning, Building Permit and Development Impact Fees ................................ 36
Table 8.7 Summary of 2021-2029 Quantified Objectives .................................................................... 47
Attachment: C8 Housing _2021-10-21_PC draft (2021-2029 Draft Housing Element)
Grand Terrace General Plan Draft | October 2021
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8.0 HOUSING ELEMENT
8.1 INTRODUCTION
8.1.1 Purpose
The purpose of the City of Grand Terrace
Housing Element is to provide the residents,
development community and elected and
appointed officials with a clear understanding of
To achieve the ultimate
goal of ensuring that every Grand Terrace
resident secures a safe and decent place to live
within a satisfactory environment, the Housing
Element promotes a close coordination of
housing policies and programs at local, state and
federal levels.
8.1.2 Background
8.1.2.1 Function of the Element
The Hous
of incorporated lands. The City balances the need to ensure adequate housing for all current and
future residents against the need to provide infrastructure and services. The Housing Element
includes a description of existing housing types, the condition of existing units, an analysis of
overcrowding, overpayment, special housing needs, and the demand for affordable housing in the
City. The Element also includes a discussion of the progress made over the previous planning
period, and projections of needs for the next eight years.
8.1.2.2 Public Participation
California law requires that local governments include public participation as part of the housing
element. Specifically, Government Code §
a diligent effort to achieve public participation of all economic segments of the community in the
tate law does not
specify the means and methods for participation; however, it is generally recognized that the
Attachment: C8 Housing _2021-10-21_PC draft (2021-2029 Draft Housing Element)
participation must be inclusive. Appendix C includes a description of the public participation
process for the 2021-2029 Housing Element update.
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8.1.3 Relationship to Other Plans and Programs
8.1.3.1 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 specific requirements for the preparation and
content of Housing Elements. According to §65580, the Legislature has declared that:
(1) The availability of housing is of vital statewide importance, and the early attainment of
decent housing and a suitable living environment for every California family is a priority
of the highest order.
(2) The early attainment of this goal requires that cooperative participation of government
and the private sector in an effort to expand housing opportunities and accommodate the
housing needs of Californians of all economic levels.
(3) The provision of housing affordable to low and moderate income households requires
the cooperation of all levels of government.
(4) Local and state governments have a responsibility to use the powers vested in them to
facilitate the improvement and development of housing to make adequate provision for
the housing needs of all economic segments of the community.
(5) The legislature recognizes that in carrying out this responsibility, each local government
also has the responsibility to consider economic, environmental, and fiscal factors and
community goals set forth in the General Plan and to cooperate with other local
governments, and the state, in addressing regional housing needs.
Government Code §65583 outlines the required content of all housing elements including
identification and analysis of existing and projected housing needs, and a statement of goals,
policies, quantified objectives, and scheduled programs for the preservation, improvement, and
development of housing. Specific requirements include the following:
(1) An assessment of housing needs and an inventory of resources and constraints relevant
to the meeting of these needs. The analysis should include population and employment
trends; documentation of household characteristics; inventory of land suitable for
residential development; governmental and other constraints to housing development;
analysis of any special housing needs and an assessment of existing affordable housing
developments.
(2) A program that sets forth a schedule of actions the local government is undertaking or
Attachment: C8 Housing _2021-10-21_PC draft (2021-2029 Draft Housing Element)
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.
8.1.3.2 Relationship to the Grand Terrace General Plan
In 2010, the City adopted a comprehensive update of the General Plan. 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 linked to the Land Use
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Element. 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).
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.
Attachment: C8 Housing _2021-10-21_PC draft (2021-2029 Draft Housing Element)
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8.2 HOUSING NEEDS ASSESSMENT
To effectively determine the present and future housing needs for the City of Grand Terrace,
population variables, such as demographic and socio-economic characteristics and trends must first
be analyzed. The following description of the community of the City of Grand Terrace is a
capsulation of available data from the U.S. Census Report, data from the California Department of
Finance, projections from Southern California Association of Governments (SCAG), and various
other informational sources.
8.2.1 Population Trends
Population trends over the last two decades are shown in Figure 8.1. Grand Terrace had a 2020 total
population of 12,426 including 113 living in group quarters according to the California Department
of Finance. The figure below shows the population trend in Grand Terrace from 2000 to 2020. Over
this period Grand Terrace had an annual growth rate of 0.3% compared to 0.7% for the region as a
whole.
Figure 8.1
Population Trends 2000-2020 Grand Terrace vs. SCAG Region
8.2.2 Household Composition, Size and Tenure
Figure 8.2 illustrates the range of household sizes in Grand Terrace for owners, renters, and overall.
The most commonly occurring household size is of two people (31.6%) and the second-most
commonly occurring household is of one person (25.4%). Grand Terrace has a higher share of
Attachment: C8 Housing _2021-10-21_PC draft (2021-2029 Draft Housing Element)
single-person households than the SCAG region overall (25.4% vs. 23.4%) and a lower share of 7+
person households than the SCAG region overall (2.3% vs. 3.1%).
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Figure 8.2
Household Size by Tenure Grand Terrace vs. SCAG Region
Of the occupied housing units in the City of Grand Terrace, approximately 63% are owner-occupied
and 37% 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 Figure 8.3
below, the home ownership rate in Grand Terrace is higher than for the SCAG region as a whole.
Figure 8.3
Housing Tenure Grand Terrace vs. SCAG Region
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Figure 8.4 shows that homeowners outnumber renters in Grand Terrace in all age groups except
under 35 and seniors age 85 or over.
Figure 8.4
Housing Tenure by Age Grand Terrace
8.2.3 Age Characteristics
According to recent Census estimates the population of Grand Terrace is 48% male and 52% female
(Figure 8.5). The share of the population of Grand Terrace under 18 years of age is 19.7%, which is
lower than the regional share of 23.4%. Grand Terrace's seniors (65 and above) make up 15.5% of
the population, which is higher than the regional share of 13%.
Figure 8.5
Population by Age and Gender Grand Terrace
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8.2.4 Extremely-Low-Income Households
Figure 8.6 shows recent HUD estimates of extremely-low-income households in Grand Terrace by
race/ethnicity and tenure. The race/ethnicity with the highest share of extremely-low-income
households in Grand Terrace is Hispanic (10.3% compared to 6.2% of total population). In the
SCAG region, the highest share of extremely-low-income households is Black, non-Hispanic
(27.1% compared to 17.7% of total households).
Figure 8.6
Extremely-Low-Income Households by Race/Ethnicity and Tenure Grand Terrace
8.2.5 Employment Characteristics
According to recent Census estimates, Grand Terrace has approximately 6,051 workers living
within its borders who work across 13 major industrial sectors (Figure 8.7). The most prevalent
industry is Education & Social Services with 2,015 employees (33.3% of total) and the second most
prevalent industry is Retail trade with 719 employees (11.9% of total).
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Figure 8.7
Employment by Industry Grand Terrace
The most prevalent occupational category in Grand Terrace is Management, in which 2,299 (38%
of total) employees work. The second-most prevalent type of work is in Sales, which employs 1,395
(23.1% of total) in Grand Terrace (Figure 8.8).
Figure 8.8
Employment by Occupation Grand Terrace vs. SCAG Region
Attachment: C8 Housing _2021-10-21_PC draft (2021-2029 Draft Housing Element)
8.2.6 Housing Characteristics
8.2.6.1 Housing Units by Type
Figure 8.9 shows recent Department of Finance estimates of housing type. The most prevalent
housing type in Grand Terrace is single-family detached with about 62% of units. The share of all
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single-family units in Grand Terrace, including attached units, is approximately 66%, which is
higher than the 62% share for the SCAG region as a whole. The total vacancy rate is approximately
5% and the average household size is approximately 2.7 persons per household.
Figure 8.9
Housing Units by Type Grand Terrace vs. SCAG Region
8.2.6.2 Housing Age and Condition
The age of a structure has a significant effect on its physical condition. Homes generally begin to
show age after 30 years and require some level of maintenance. This typically includes roof repair,
painting, landscaping, and exterior finishes. Homes between 30 and 50 years typically require more
significant maintenance and even renovation. Generally, homes built 50 or more years ago (unless
well maintained) are more likely to require substantial repairs or need renovation to meet current
building codes. However, by itself, age is not a valid indicator of housing condition, since proper
care and continued maintenance will extend the physical and economic life of a unit. One the other
hand, a lack of normal maintenance coupled with an aging housing stock can lead to the serious
deterioration of individual units and entire neighborhoods.
Figure 8.10 shows the age of housing in Grand Terrace. According to recent Census estimates, over
80was built before 1990 and is more than 30 years old. Proper and
continued maintenance of older housing is important in extending the life of a home.
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Figure 8.10
Age of Housing Units Grand Terrace vs. SCAG Region
It is estimate that approximately 20% of the housing stock is in need of minor repairs while
approximately 5% may require more substantial rehabilitation. This suggests that overall, for its
8.2.6.3 Overcrowding
The size of residential structures (number of rooms including bathrooms, halls, closets, and
kitchens.) is an important factor in assessing whether the housing stock is adequately
(kitchen, dining/family room, living room and two bedrooms) and can accommodate a family of up
to five without being considered overcrowded. Overcrowding is said to occur when there is more
than one resident per room, excluding bathrooms, and severe overcrowding exists when there are
more than 1.5 residents per room.
According to recent Census estimates, 5% of homeowners and 8% of renters in Grand Terrace are
experiencing overcrowding, which is lower than for the region as a whole.
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Figure 8.11
Overcrowding by Tenure Grand Terrace vs. SCAG Region
8.2.6.4 Housing Affordability
Housing Affordability Criteria
The California Department of Housing and Community Development (HCD) publishes housing
affordability guidelines annually for each county. These guidelines are used for determining
eligibility of household incomes for housing programs.
Affordability guidelines are based on the assumption that households should pay no more than 30
percent of gross income on housing. Table 8.1 shows affordable rent and home purchase limits by
income category based on the County median income. These amounts are for 4-person households
and are adjusted based upon household size. Affordable purchase prices are estimated based on
typical costs but can vary widely depending on factors such as interest rates, down payment, and
homeowners fees. Affordable sales prices are only estimate for the moderate-income level since
most deed-restricted affordable ownership housing in the Grand Terrace market area is generally
not feasible at lower income levels.
Table 8.1
Affordable Housing Costs San Bernardino County
Income Category Maximum Income Affordable Rent Affordable Price (est.)
Extremely low $26,500 $663 *
Very low $39,500 $988 *
Attachment: C8 Housing _2021-10-21_PC draft (2021-2029 Draft Housing Element)
Low $63,200 $1,580 *
Moderate $93,000 $2,325 $375,000
Above moderate Over $93,000 Over $2,325 Over $375,000
Assumptions: -Based on a family of 4 and 2021 State income limits
-30% of gross income for rent or principal, interest, taxes & insurance plus utility allowance
-10% down payment, 3.75% interest, 1.25% taxes & insurance, $300 HOA dues
*For-sale affordable housing is typically at the moderate-income level
Source: Cal. HCD; JHD Planning LLC
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For-Sale Housing
Between 2000 and 2018, median home sales prices in Grand Terrace increased 165% while prices
in the SCAG region increased 151%. 2018 median home sales prices in Grand Terrace were
$370,000 and the highest experienced since 2000 was $374,000 in 2006. Prices in Grand Terrace
have ranged from a low of 58.7% of the SCAG region median in 2013 and a high of 68.2% in 2004
(Figure 8.12).
Figure 8.12
Median Existing Home Sales Prices Grand Terrace vs. SCAG Region
As seen in Figure 8.13, about two-thirds of Grand Terrace homeowners with a mortgage pay
$1,000-$2,000 per month for housing, which is lower than for the region as a whole.
Figure 8.13
Monthly Owner Costs for Mortgage Holders Grand Terrace vs. SCAG Region
Attachment: C8 Housing _2021-10-21_PC draft (2021-2029 Draft Housing Element)
Across Grand Terraces 1,627 renter households, 893 (54.9%) spend thirty percent or more of gross
income on housing cost, compared to 55.3% in the SCAG region. Additionally, 429 renter
households in Grand Terrace (26.4%) spend fifty percent or more of gross income on housing cost,
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compared to 28.9% in the SCAG region. As seen in Figure 8.14, lower-income renters typically
spend a much higher portion of their incomes for housing than those in higher income categories.
Figure 8.14
Rental Cost by Income Category Grand Terrace
8.2.6.5 Overpayment
A household is considered to be overpaying for housing (or cost burdened) if it spends more than 30
percent of its gross income on housing. Severe housing cost burden occurs when a household pays
more than 50 percent of its income on housing. The prevalence of overpayment varies significantly
by income, tenure, household type, and household size. Figure 8.15 shows that households in lower
income categories typically overpay for housing at a much higher rate than those with higher
incomes.
Figure 8.15
Overpayment by Income Category Grand Terrace
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8.2.7 Special Housing Needs
There are households with identifiable special needs, as defined by California law, for which the
City must plan. Such groups have a greater difficulty in finding affordable housing due to special
circumstances, which may be related to employment, income, family characteristics, disability or
other conditions. As a result, some residents may experience a higher prevalence of overpayment,
overcrowding, or other housing problems. These groups include persons with disabilities, the
elderly, large households, female-headed households, farm workers, and the homeless. Each special
needs category is discussed in greater detail below.
8.2.7.1 Persons with Disabilities
In Grand Terrace, the most commonly occurring disabilities were ambulatory and independent
living, both in the general population and among seniors 65 and older.
Figure 8.16
Disabilities by Type Grand Terrace
Figure 8.17
Disabilities by Type for Seniors Grand Terrace
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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, lowered
countertops, and widened doorways.
Developmental Disabilities
According to §4512 of the Welfare and Institutions Code a developmental disability means a
disability that originates before an individual attains age 18 years, continues, or can be expected to
continue, indefinitely, and constitutes a substantial disability for that individual which includes
mental retardation, cerebral palsy, epilepsy, and autism. This term shall also include disabling
conditions found to be closely related to mental retardation or to require treatment similar to that
required for individuals with mental retardation, but shall not include other handicapping conditions
that are solely physical in nature.
Many persons with developmental disabilities 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
appropriate level of independence as an adult.
The Inland Regional Center (IRC) provides services to more than 25,000 people with
developmental disabilities and their families in San Bernardino and Riverside counties. Recent data
published by the California Department of Developmental Services (DDS) for Grand Terrace is
shown in Figure 8.18.
Figure 8.18
Developmental Disabilities Grand Terrace
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To address the needs of persons with disabilities, the City adopted Chapter 18.66 Reasonable
Accommodations, which provides a simple and inexpensive process for persons with disabilities,
including those with developmental disabilities, to request modifications to City codes and
regulations, such as ramps or accessible room additions within building setbacks, if necessary to
accommodate the disability. In addition, state-licensed facilities that house persons with disabilities
are permitted within the residential zones of the City.
8.2.7.2 The Elderly
Federal housing data define a household type as elderly family if it consists of two persons with
either or both age 62 or over. Recent Census estimates of elderly households in Grand Terrace by
income and tenure are shown in Figure 8.19. This table shows that of Grand Terraces 1,070 such
households, 10.7% earn less than 30% of the surrounding area income, (compared to 24.2% in the
SCAG region), 21.5% earn less than 50% of the surrounding area income (compared to 30.9% in
the SCAG region).
It is likely that the elderly population will continue to increase due to two factors:
(1) The U.S. population nationwide is aging as the baby boom population (born between
1946 and 1964) approaches their senior years; and
(2) Many long-time residents chose to stay in the City.
As people age, they often find themselves facing additional housing problems they may not have
had to cope with previously. Senior households have special housing needs primarily due to three
major concerns: physical disabilities/limitations, reduced income, and health care costs.
Affordability can be an issue of special concern to the elderly, who are often on fixed retirement
incomes. Many elderly owner-households reside in mobile homes, which are among the lowest-cost
housing options in the City. In addition, the elderly may require assistance with housekeeping,
maintenance, and repairs to remain in their own homes as long as possible. Special design features
that may be needed include elimination of barriers such as steps and the provision of recreational
and social amenities for the elderly.
Figure 8.19
Elderly Households by Income and Tenure Grand Terrace
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8.2.7.3 Large Family Households
Large households are defined as those with 5 or more persons. Large households typically require
larger units to avoid overcrowding. According to recent Census estimates, Grand Terrace has
approximately 441 (10%) total households consisting of five or more persons. 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.
8.2.7.4 Single Parent Households
Single-parent households also have greater housing needs than other households due to their limited
income and higher expenses. According to recent Census estimates (Figure 8.20) there are
approximately 882 female-headed households in Grand Terrace, or about 20% of total households
(compared to 14.3% in the SCAG region). Approximately 7.7% of households are female-headed
with children (compared to 6.6% in the SCAG region), and 0.2% are female-headed with children
under age 6 (compared to 1.0% in the SCAG region).
Figure 8.20
Female-Headed Households Grand Terrace
As seen in Figure 8.21, about 3.4 percent of Grand Terraces households are experiencing poverty,
compared to 7.9 percent of households in the SCAG region. The majority of households in poverty
are female-headed.
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Figure 8.21
Poverty Status for Female-Headed Households Grand Terrace
Single-family detached rentals and multifamily housing with child-oriented amenities, such as
parent households. Affordable attached housing, such as condominiums, can also help meet the
needs of female-headed and single-parent households
8.2.7.5 Farmworkers
Recent Census estimates reported a total of 9 persons in Grand Terrace employed in agriculture,
forestry, fishing and hunting (Figure 8.22). 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.
Figure 8.22
Agricultural Employment Grand Terrace vs. SCAG Region
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8.2.7.6 Homeless
dependency, mental health problems, domestic violence, and other life-threatening conditions.
Individuals and families experience homelessness for a variety of reasons, and therefore a homeless
population may have a variety of needs. A homeless person may need medical care, childcare
assistance, credit counseling, substance abuse treatment, job training, and/or English language
education, among other services.
1
According to the 2020 San Bernardino County Homeless Count and Subpopulation Survey Report
there were 3,125 persons who were counted as homeless in the county on Thursday, January 23,
2020. The previous homeless count and subpopulation survey was completed in 2019 when 2,607
homeless persons were counted. A comparison of the last two counts reveals that:
518 more persons were counted in 2020, which represents an increase of 19.9%;
470 more persons were counted as unsheltered in 2020 when compared to the
unsheltered count in 2019, which represents an increase of 24.5%; and
48 more persons were counted as sheltered in 2020 when compared to the sheltered
count in 2019, which represents an increase of 7.0%.
The 2020 homeless count reported five unsheltered homeless persons in Grand Terrace.
The City of Grand Terrace participates in the San Bernardino County Continuum of Care Plan,
which helps bring homeless people into shelters, provides supportive services, and helps in the
transition to permanent housing. Most of the homeless shelters in San Bernardino County are
located in or near the City of San Bernardino where the largest number of homeless persons are
located.
8.2.7.7 At Risk Housing
As required by Government Code §65583, the City must analyze the extent to which low-income,
multi-family rental units are at risk of converting to market rate housing and, if necessary, develop
programs to preserve or replace these assisted housing units. Assisted housing is considered to be at
risk if it is eligible to convert to non-low income housing during the next 10 years due to: 1) the
termination of a rental subsidy contract; 2) mortgage prepayment or 3) the expiration of
affordability restrictions.
Based on the information provided by the California Housing Partnership Corporation, there is one
low-income project, Blue Mountain Senior Villas, with 107 affordable units in Grand Terrace.
Attachment: C8 Housing _2021-10-21_PC draft (2021-2029 Draft Housing Element)
Affordability restrictions on this project extend to 2063; therefore, this project is not at-risk of
conversion.
1 https://wp.sbcounty.gov/dbh/sbchp/wp-content/uploads/sites/2/2020/04/2020-SBC-Homeless-Count-Report.pdf
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8.2.8 Future Housing Needs
California law requires all local governments to plan to facilitate and encourage the production of
housing to accommodate population and employment growth. To assist in that effort, SCAG
prepares a Regional Housing Needs Assessment, often referred to as the RHNA. The RHNA is a
key tool for local governments to plan for anticipated growth. The RHNA quantifies the anticipated
need for housing within each jurisdiction for an 8-year period. Communities then determine how
they will address this need through the process of updating the Housing Elements of their General
Plans
income categories:
- less than 50 percent of the median income
- 50 to 80 percent of the median income;
- 80 to 120 percent of the median income; and
Above Moderate- more than 120 percent of the median.
In 2021, SCAG issued new RHNA allocations for the 2021-2029 planning period, as shown in
Table 8.2.
Table 8.2
Regional Housing Need Assessment, 2021-2029
Income Level RHNA Target
Very Low* 189
Low 92
Moderate 106
Above Moderate
243
Total 630
Source: SCAG, 2021
*Includes 95 extremely-low-income units pursuant to Government Code
§65583(a)(1)
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8.3 HOUSING RESOURCES
8.3.1 Land Resources
Section 65583(a)(3) of the California Government Code requires Housing Elements to include an
potential for redevelopment, and an analysis of the relationship of zoning and public facilities and
services to these
projects approved and the potential development of vacant and underutilized parcels, is sufficient to
accommodate the RHNA for this planning period in all income categories.
A discussion of public facilities and infrastructure needed to serve future development is contained
-in Section 8.4.1. There are currently no known service
limitations that would preclude the level of development described in the RHNA, although
developers will be required to pay fees or construct public improvements prior to or concurrent with
development.
8.3.2 Financial Resources
In 2012 the state abolished all redevelopment agencies in California; therefore, this tool for
community revitalization and affordable housing assistance is no longer available. Nevertheless,
there are a variety of potential funding sources available to support affordable housing in the City of
Grand Terrace, as summarized below.
Home Investment Partnership (HOME) Program: 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. 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 earning 80% or less of the area
median income established by HUD, who reside within the County of San Bernardino HOME
Consortium area. City residents are eligible to participate in this program.
HOME funding is provided to jurisdictions to assist either rental housing or home ownership
through acquisition, construction, reconstruction, and/or rehabilitation of affordable housing. Also
possible is tenant-based rental assistance, property acquisition, site improvements, and other
Attachment: C8 Housing _2021-10-21_PC draft (2021-2029 Draft Housing Element)
expenses related to the provision of affordable housing and for projects that serve a group identified
as having a special need related to housing.
Community Development Block Grant Program (CDBG): Through the federal CDBG program,
HUD provides funds to local governments for funding a range of community development
activities. CDBG grants are awarded to the City on a formula basis for housing activities, including
acquisition, rehabilitation, homebuyer assistance, economic development, homeless services and
public services. CDBG funds are subject to certain restrictions and cannot be used for new
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construction of housing. CDBG grants benefit primarily persons/households with incomes not
exceeding 80 percent of the County Median Family Income. In the past the City has used CDBG
funds to support rental, utility and transitional housing assistance through Lighthouse.
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.
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.
California Housing Finance Agency (CHFA): O perated by the California Housing Finance
Authority it is designed to provide up to 100% of home loan financing to prospective eligible first-
time homebuyers. Generally, the loan consists of a standard 97% FHA - CHFA fixed-rate 30-year
mortgage and a 3% CHFA down payment assistance second mortgage, which is also called a
sleeping or silent second. The second mortgage is offered for 30 years at 3% simple interest.
All payments are deferred on this second mortgage until one of the following happens: the CHAFA
first mortgage becomes due and payable; the first mortgage is paid in full or refinanced; or the
property is sold.
Section 8 Rental Assistance Payments/Housing Certificates: The federal Section 8 voucher
program is the federal government's major program for assisting very low-income families, the
elderly, and the disabled to rent decent, safe, and sanitary housing in the private market. Since the
rental assistance is provided on behalf of the family or individual, participants are able to find and
lease privately owned housing, including single-family homes, townhouses and apartments from
landlords who accept vouchers. Eligible households pay 30% of their income toward rent with the
balance paid by HUD. The San Bernardino County Housing Development Department, in
cooperation with the Housing Authority, administers the Tenant Based (Rental) Assistance Program
that includes Section 8 rental assistance.
8.3.3 Energy Conservation
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.
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California Subdivision Map Act: State law requires that a tentative tract map provide for future
passive or natural heating or cooling opportunities in the subdivision, including designing the lot
sizes and configurations to permit orienting structures to take advantage of a southern exposure,
shade or prevailing breezes. These standards have been incorporated by reference
Subdivision Ordinance.
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Building Code: The City enforces the State Energy Conservation Standards (California Code of
Regulations Title
performance standards. These requirements apply to all new residential and commercial
construction and to remodeling and rehabilitation construction only where square footage is added.
The City is also requiring 100% waste recycling on construction projects, and a commissioning plan
certified by a mechanical engineer on energy systems.
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.
Community Action Partnership of San Bernardino County (CAPSBC):
Weatherization Program: Assists eligible low income customers by installing energy
conservation measures that will reduce utility costs and conserve energy. Residents
eligible for the Weatherization Program include single-family homes, condominiums,
and multi-family homes, such as apartment complexes. This program is available to
homeowners and renters. Examples of energy conservation measures include low flow
shower heads, attic insulation, caulking, set back thermostat, and minor repairs, such as
replacement of door (s), broken glass, patching of holes, door stops, and frames.
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 mail all customers brochures regarding
the program.
Conservation Garden at Grand Terrace Fitness Park: The landscaping at Grand Terrace Fitness
Park was designed to be a water conservation demonstration garden. Most of the plant material
within the park uses less water than a traditional landscape or park and much of it would survive on
just the limited rainfall that falls in Grand Terrace. The local water purveyor, Riverside Highland
Water Company, partnered with the City to provide plant identification signs so that park visitors
can identify water conserving plants that they would like to use in their gardens and yards, and
educational signs that speak to water efficiency through the use of water conserving plants and
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smart irrigation.
Energy Efficiency Audits: The Southern California Edison Company provides energy audits to
local residents on request. The Southern California Gas Company also provides self-guided surveys
for its customers on its website. Energy audits are extremely valuable in pinpointing specific areas
in residences, which are responsible for energy losses. The inspections also result in specific
recommendations to remedy energy inefficiency. In addition, these utility companies provide rebate
programs for energy efficient improvements or purchase of energy efficient appliances.
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8.4 CONSTRAINTS
The ability of the private and public sectors to provide adequate housing to meet the needs of all
economic segments of the community is constrained by various interrelated factors. For ease of
discussion, these factors have been divided into two categories: governmental constraints and non-
governmental constraints.
8.4.1 Non-Governmental Constraints
Environmental Constraints
Physical constraints to the development of affordable
housing within the City of Grand Terrace focus upon
the physical characteristics of the majority of the
remaining undeveloped land within the City limits.
The identified sites within the Hillside Residential
(RH) and R1-20 zone districts are primarily located on
the steep slopes of Blue Mountain. Physical
constraints include the potential for land and rock
slides, high fire hazards and flooding. Although it is
possible to mitigate the physical constraints, the
development constraints associated with developing
on steep 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
located in the R1-7.2 zone district are within 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
Attachment: C8 Housing _2021-10-21_PC draft (2021-2029 Draft Housing Element)
constraints that could impede development on identified sites located in the multiple-family zone
districts.
The Barton Road Specific Plan area and the proposed Gateway Specific Plan area are relatively free
of significant topographical and environmental constraints that would preclude development.
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8.4.2 Market Constraints
Market constraints to the development of housing include the cost of land, the cost of construction,
and the availability of financing.
8.4.2.1 Construction Cost
Construction costs are influenced by the cost of
materials and labor. Construction costs vary
based on the type of material used, structural
features present, and project characteristics such
as the type and quality of the unit. Residential
construction cost has increased significantly in
recent years and is estimated to be $150 per
square foot or more.
8.4.2.2 Land Costs
Grand Terrace is fortunate in that the cost of land
for residential development is relatively
affordable as compared to the adjacent counties
of Orange, Los Angeles, and San Diego. Land
prices are highly variable and depend on location,
the density of development allowed, whether the site has environmental constraints, and whether an
existing use must be removed. As real estate values have increased in recent years, land costs have
also escalated.
8.4.2.3 Financing
Housing affordability is strongly affected by interest rates. First-time homebuyers are most
impacted by financing requirements. Current mortgage interest rates for new home purchases are at
historically low levels of under 4% for a 30-year fixed-rate mortgage, which increases housing
affordability for purchasers with good credit. Although rates are currently low, they can change
significantly and impact housing affordability.
8.4.2.4 Infrastructure Availability
Water
Attachment: C8 Housing _2021-10-21_PC draft (2021-2029 Draft Housing Element)
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 most recent Urban
Water Management Plan prepared for the Company indicates that there is sufficient water supply to
accommodate projected development within the City.
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Sewer
Sanitary sewer service is provided by the City of Grand Terrace, and the City maintains all
collections lines within its city limits. The City contracts with the City of Colton for wastewater
treatment. Adequate sewer capacity is expected to be available to serve projected development
during the 2021-2029 planning period.
Dry Utilities
Dry utilities such as electricity, telephone and cable are provided by private companies and are
currently available in the areas where future residential development is planned. When new
development is proposed the applicant coordinates with utility companies to arrange for the
extension of service. There are no known service limitations that would restrict planned
development during the planning period.
8.4.3 Government Constraints
8.4.3.1 Land Use Controls
General Plan
These
policies, together with existing zoning regulations, establish the amount and distribution of land to
be allocated for various uses throughout the City. Residential development in the City of Grand
Terrace is permitted under the land use categories shown in Table 8.3 in accordance with the Land
Use Element of the General Plan:
Table 8.3
General Plan Residential Designations
Land Use Category Allowable Zones Gross Allowable Density
Hillside Residential R-1 (20) 0 1 Du/Net Acre
Low Density Residential R-1 (7.2), R-1 (10), R-1 (20) 1 5 Du/Net Acre
Medium Density Residential R-2, R-3 1 12 Du/Net Acre
Medium High Density Residential R3S, R3-20, R3-24 12 24 Du/Net Acre
Source: Grand Terrace Community Development Department, 2021
Zoning and Development Standards
General Plan land use policies are implemented by the Zoning Ordinance (Title 18 of the Grand
Attachment: C8 Housing _2021-10-21_PC draft (2021-2029 Draft Housing Element)
Terrace Municipal Code). Zoning districts and the types of housing permitted in each district are
shown in Table 8.4. Development standards for each district are shown in Table 8.5.
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Table 8.4
Housing Types Permitted by Zoning District
R-3-20/
Residential Use RH R1-20 R1-10 R-7.2 R-2 R-3 R-3-S R-3-24
SF-Detached P P P P P P -- --
SF-Attached 2-4 DU -- - -- -- P P -- P
Multiple-Family Units -- -- -- -- P P -- P
Residential Care <6 P P P P P P P P
Residential Care >6 -- -- -- -- C C -- --
*Emergency Shelter -- -- -- -- -- -- -- --
Single Room Occupancy -- -- -- -- C C -- --
Manufactured /Mobile Home P P P P P P -- --
ADUs P P P P P P P P
P=Permitted; C=Conditional Use; --=Not a listed use
*Permitted in M2 zone
Source: Grand Terrace Zoning Code
General Plan and reflect an attempt to balance housing needs with infrastructure capacities and
environmental considerations. Standards regulating development within the City are similar to those
being used by other surrounding communities.
Multi-family housing is permitted in the R-2, R-3, R-3-20 and R-3-24 zoning districts at densities
up to 24 units per acre, excluding density bonus, which is considered appropriate for lower-income
housing in small cities such as Grand Terrace pursuant to State law.
Table 8.5
Minimum Development Standards for Residential Zones
a
Standard R1-7.2 R1-10 R1-20 RH R2 R3 R3-S R3-20/24
cg
Units per acre (max.) 5 4 2 1 9 12 20/24
g
Lot area (sq. ft.) 7,200 10,000 20,000 - 10,000 12,000 12,000
g
Lot width (ft.) 60 60 100 - 60 60 60
g
Lot depth (ft.) 100 100 150 - 100 100 100
g
Street frontage (min. lineal feet) 40 40 50 - 40 40 40
bb bb bg b
Setbacks front yard (min. lineal feet) 25 25 25 - 25 25 25
bbbb bg b
Setbacks rear yard (min. lineal feet) 20 35 35 - 20 20 20
b bb bbgb
Interior lot (with garage) 10 10 10 - 10 10 10
b b b b bg b
Interior lot (without garage) 5 5 5 - 5 10 10
Attachment: C8 Housing _2021-10-21_PC draft (2021-2029 Draft Housing Element)
bbbb bg b
Corner lot (street side) 15 15 15 - 15 15 15
g
Corner lot (no street side) 5 5 5 - 5 10 10
dddddg
Living area single-family (minimum) 1,350 1,350 1,350 - 1,350 1,350 -
ddg g
Living area multi-family (one-bedroom) 800 800
ddg g
Living area multi-family (two-bedroom) 1,000 1,000
f fg
Building lot coverage (%) 50 50 40 - 60 60 60
ee ee eg e
Building height (ft.) 35 35 35 - 35 35 35
Source: Grand Terrace Zoning Code, 2021
Footnotes: Refer to Zoning Code for footnote definitions.
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Specific Plans
specific plans have been
established allowing residential uses Barton Road Specific Plan, Forest City Dillon Specific Plan,
and Kruse Specific Plan. The Forest City and Kruse Specific Plans are fully developed in only the
Barton Road Specific Plan is expected to have opportunities for housing development in the
foreseeable future.
Barton Road Specific Plan
Multiple-family infill development in the BRSP-OP zone is allowed at a density of up to 12
units per acre and is subject to the residential standards contained in Municipal Code Chapter
18.10 for the RH, R1, R2 and R3 Zones. 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 but is restricted to the upper floors. 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, or a maximum of 12 units per acre.
Gateway Specific Plan
The proposed Gateway Specific Plan 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
aggregation of multiple parcels and redevelopment of lands. The Plan encompasses 131 acres
located north of Grand Terrace High School along the eastern side of I-215. 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.
The Gateway Specific Plan was submitted to the City of Grand Terrace in December 2017 and
is currently under review. Mixed uses including both commercial and residential projects,
combined with recreational open space are envisioned to provide new housing opportunities in
Grand Terrace.
One of the key benefits of the Gateway Specific Plan is that it addresses many of the current
infrastructure deficiencies by bringing new roads and utilities to the area. The focal point of
the Gateway planning area will be the creation of a new major arterial connecting Commerce
Way with Taylor Street. Projected to be an alternative to Michigan Avenue, this new 4-lane
Attachment: C8 Housing _2021-10-21_PC draft (2021-2029 Draft Housing Element)
divided road alignment will serve to lessen traffic, noise and congestion on existing city
streets.
The Gateway Specific Plan is expected to provide a significant component of new housing
development during the 2021-2029 planning period, as further discussed in Appendix B.
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8.4.3.2 Zoning for a Variety of Housing Types
Accessory Dwelling Units: Municipal Code Chapter 18.69 establishes regulations to
encourage production of accessory dwelling units (ADUs). In recent years the State
Legislature has adopted several amendments to State law to encourage ADU production.
Program 8 is included in the Housing Plan to update City ADU regulations consistent with
current State law.
Manufactured Homes: The Zoning Code allows manufactured homes in all residential zone
districts, subject to the same development standards and review process as conventional
construction. The scope of review of single-family residences, including manufactured
housing, 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 residential facility providing
supervision and care of persons, such as a group home, or rehabilitation facility that provide
non-medical care to persons in need of personal services, assistance, guidance, protection or
training for daily living. Residential care facilities serving 6 or fewer persons are permitted by
right in all residential zones. Facilities serving 7 or more persons are conditionally permitted
in all residential zone districts. Residential care facilities include homes for persons with
disabilities.
Transitional and supportive housing: Transitional housing typically provides shelter for up
to two years and may require residents to participate in a structured program to work toward
established goals so that they can move on to permanent housing. Supportive housing may
have no time limit and residents are typically provided with an array of supportive services to
assist them in their daily lives. Pursuant to State law, the City allows transitional and
supportive housing as a residential use subject only to the same requirements for other
residential uses of the same type in the same zone. In 2018 AB 2162 amended State law to
require that supportive housing be a use by-right in zones where multi-family and mixed uses
are permitted, including non-residential zones permitting multi-family uses, if the proposed
law. Program 9 is included in the Housing Plan to update City regulations for supportive
housing consistent with current law.
Single-room-occupancy (SRO) units provide another form of affordable housing for low-
allows SROs subject to a conditional use permit in
Attachment: C8 Housing _2021-10-21_PC draft (2021-2029 Draft Housing Element)
the R2 and R3 zone districts.
Emergency shelters: Emergency shelters are facilities that provide a safe alternative to the
streets. State law requires jurisdictions to evaluate their need for emergency shelters compared
to available facilities to address the need. If existing emergency shelter facilities are not
sufficient to address needs, jurisdictions must designate at least one location where a year-
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round shelter can be accommodated. Code allows emergency shelters by-
right in the M2 zone subject to the following standards.
An emergency shelter shall be located at least 300 feet from any other emergency
shelter.
Each emergency shelter may have a maximum of 25 beds, with at least 35 square feet of
sleeping area per bed.
Each emergency shelter shall provide a client waiting and intake area of at least ten
square feet per bed but at least 200 square feet in total floor area. The intake waiting area
shall be in a location not visible from the adjacent right-of-way. If located at the exterior
of a building, the area shall be visually separated from public view by a six-foot high
decorative masonry wall and shall be covered for shade and rain considerations.
Living, dining, and kitchen areas shall be physically separated from sleeping areas.
Each emergency shelter shall provide facilities for personal care (i.e., bathroom and
shower facilities).
The shelter shall provide landline telephone services separate from the office phone in
order to provide privacy. Any payphones provided shall allow call-out service only.
One parking space for each 500 square feet of gross floor area shall be provided, unless
it is demonstrated that a different parking ratio is appropriate based upon the submittal
and approval of a parking study prepared by a qualified traffic engineer to justify the
provision of a lesser number of spaces than that required by this Section, based on
shared use of spaces, the nature of the use, or other factors. 1. The design of off street
parking facilities shall comply with Chapter 18.60 (Off-Street Parking). 2. Non
operational and unregistered vehicles shall not be kept on site and towing shall be the
responsibility of the shelter operator.
Parking and outdoor facilities shall be designed to provide security for residents, visitors
and employees.
The facility and/or the premises shall be accessed by one entrance.
Adequate external lighting shall be provided for security purposes. The lighting shall be
stationary, shielded, and directed away from adjacent properties and public rights-of-
way, and of an intensity that is compatible with the neighborhood.
Trash enclosures and refuse areas shall be provided.
AB 139 (2019) revised State law regarding parking standards for emergency shelters. Program
9 is included in the Housing Plan to update City regulations consistent with current law.
Attachment: C8 Housing _2021-10-21_PC draft (2021-2029 Draft Housing Element)
Low Barrier Navigation Centers: In 2019 the State Legislature adopted AB 101 establishing
requirements related to local regulation of low barrier navigation centers, which are defined as
-barrier, service-enriched shelters focused on moving people into
permanent housing that provides temporary living facilities while case managers connect
individuals experiencing homelessness to income, public benefits, health services, shelter, and
Low Barrier means best practices to reduce barriers to entry, and may include, but
is not limited to:
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(1) The presence of partners if it is not a population-specific site, such as for survivors of
domestic violence or sexual assault, women, or youth
(2)
(3) The storage of possessions
(4) Privacy, such as partitions around beds in a dormitory setting or in larger rooms
containing more than two beds, or private rooms
Low barrier navigation centers meeting specified standards must be allowed by-right in areas
zoned for mixed use and in nonresidential zones permitting multi-family uses. Current City
regulations comply with this requirement.
Program 9 is included in the Housing Plan to update City regulations consistent with current law.
8.4.3.3 Housing for Persons with Disabilities
City regulations related to housing for persons with disabilities are summarized below.
Definition of Family
The Zoning Ordinance defines family an individual or two or more persons living together
as a single housekeeping unit.
Residential Care Facilities
Municipal Code Section 18.06.635 defines Residential care facility
building that is maintained and operated to provide non-medical residential care as defined by
State law, including, but not limited to, the physically handicapped, mentally impaired,
incompetent persons, abused or neglected children and the elderly. The term "residential care
facility" is limited to those facilities, places or buildings that are both subject to regulation and
actually licensed by the State of California. No facility, place or building that may otherwise
be regulated by the State of California, but which is not actually licensed by the State of
California, shall be deemed a "residential care facility" for purposes of this Title. Whether or
not unrelated persons are living together, a residential, community or group care facility
licensed by the State of California that serves six or fewer persons shall be considered a
residential use of property for the purposes of this Title. (A residential care facility that is not
licensed by the State of California shall be dee
Residential care facilities for six or fewer persons are permitted as a residential use in all
districts, while residential care facilities for more than 6 residents are permitted in the R-2 and
Attachment: C8 Housing _2021-10-21_PC draft (2021-2029 Draft Housing Element)
R-3 districts by conditional use permit. The requirement for a conditional use permit has had
no demonstrated negative impact on the development of large residential care facilities in the
Commission. The public hearing for a conditional use permit for a group home is the same for
any other conditional use permit with the same noticing requirements and agency notification.
Therefore, the requirements for large care facilities are not considered to be a constraint to
these uses.
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Separation Requirements. There are no separation requirements for the siting or separation
requirements for special needs housing
Reasonable Accommodation
The Reasonable Accommodations Ordinance (Municipal Code Chapter 18.68) establishes
procedures for reviewing and approving requests for modifications to City zoning or building
codes to ensure equal access to housing and facilitate the development of housing for
individuals with disabilities.
Application procedures. Notice of the availability of reasonable accommodation is
prominently displayed at public information counters in the Community and Economic
Development Department, advising the public of the availability of the procedure for eligible
individuals. Upon submittal of a request for reasonable accommodation, the application is
forwarded to any applicable reviewing agencies, and notice of the application is mailed to all
adjacent property owners including the specific zoning code, law, regulation, procedure or
policy from which relief is being requested, the nature of the accommodation requested, and
informing surrounding property owners that they may contact the City to request written
notice of any decisions made, or hearings scheduled, regarding the application.
The Community and Economic Development Director shall have the authority to consider and
act on any application for a reasonable accommodation, and may deny, approve or
conditionally approve the request in accordance with the required findings set forth in Section
18.68.090, and shall issue a written determination within 30 days of the date of receipt of a
completed application. The Community and Economic Development Director may also refer
the request for reasonable accommodation, in his or her sole discretion, to the Planning
Commission. Such referrals, if made, shall occur within 15 days after the Community and
Economic Development Director's receipt of a complete application. In which case, the
Planning Commission shall render a decision on the application in the same manner as it
considers an appeal. The written determination shall be made in accordance with the required
findings set forth in Section 18.68.090.
A request for reasonable accommodation submitted for concurrent review with another
discretionary application shall be reviewed by the authority reviewing the discretionary land
use application. The written determination on whether to grant or deny the request for
reasonable accommodation shall be made by the applicable reviewing authority in compliance
with the applicable review procedure for the discretionary review. A reasonable
accommodation does not require the approval of any variance as the reasonable
Attachment: C8 Housing _2021-10-21_PC draft (2021-2029 Draft Housing Element)
accommodation.
Findings for approval. Approval shall be based upon the following findings, which shall be
made by the by the approval authority in approving or denying the application:
1. The person who will use the subject property is protected under the fair housing
laws;
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2. The requested exception to the zoning code, law, regulation, procedure or policy is
necessary to make specific housing available to persons occupying the subject
property;
3. The requested accommodation will not impose an undue financial or administrative
burden on the City;
4. The requested accommodation will not require a fundamental alteration of the
City's zoning laws, policies and/or procedures;
5. That alternative reasonable accommodations which may provide an equivalent
level of benefit have been considered, and are not feasible.
These procedures are consistent with applicable law and do not pose an unreasonable constraint on
persons with disabilities. To date, only one resident has requested and received a reasonable
accommodation to expand a residence.
8.4.3.4 Off-Street Parking Standards
Parking standards are currently similar to those used in other cities: a two-car garage required for
each single-family dwelling. Multi-family developments require one parking space for studio units
and two spaces for larger units, of which one space must be in a carport or garage. Guest spaces are
required in a ratio of one guest parking space per four multi-family dwelling units.
8.4.3.5 Design Review Standards
The City does not have design standards or guidelines that constrain development in its residential
districts. Single- and multi-family units are reviewed on a case-by-case basis for high quality
construction and compatibility with existing surrounding architecture. The basic philosophy of the
nd is financially
feasible for the developer.
The responsibility of the Site and Architectural Review Board is to provide comprehensive site plan
is to consider the site plan in relation to the property and development standards (such as setbacks,
lot coverage, building height, and parking), placement of structures, vehicle and pedestrian access,
landscaping, police and fire services, grading and drainage, traffic, relationship to existing and
planned uses of adjoining and surrounding properties, and relationship to nearby properties and
structures and surrounding natural topography. It is also to consider the proposed architecture of
buildings in terms of style and design, materials and colors, and size and bulk in relation to the
Attachment: C8 Housing _2021-10-21_PC draft (2021-2029 Draft Housing Element)
surrounding properties. Chapter 18.63 of the Zoning Code specifies the review authority of the
Board with regard to site and building design.
Given the smaller scale of development of a single-family residence in comparison to a multiple-
-family residences is
generally more focused on architecture of the residences and site layout.
Review of multiple-family development projects typically involves a greater level of review in
regard to site development. In addition to ensuring adherence to setbacks, height requirements, lot
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coverage, parking and other applicable development standards, the Board will also consider the
Unlike larger cities, the City of Grand Terrace has only one board (i.e., its Planning Commission)
that performs various review functions. Therefore, the design review process is shorter than in other
cities in the area. However, smaller projects such as individual single-family units require Planning
Commission approval, through Site and Architectural Review. The City has eliminated the public
hearing requirement for very small projects, such as room additions and accessory structures. City
staff processes these projects administratively .
Other improvements that have been or are currently being made to streamline the design
review/permit process are:
Implementation of one-step review process whereby the applicant comes to one counter
to receive information about the entire process. The Community Development
Department routes the plans to other reviewing agencies and the case planner reports to
the applicant within 30 days.
Implementation of an applicant-friendly approach whereby staff provides significant
attention to applicants, up front, to explain and inform them to the process and basically
serve as an expediter instead of a regulator, while City standards are being enforced.
These include preliminary design review meetings with City staff to work through
design issues prior to formal application submittal.
Implementation of a project management approach, whereby a case planner
follows/monitors a project from initial sketches to issuance of a certificate of occupancy
through all departments and agencies. This allows applicants to have more certainty
about the status of their projects and to plan and acquire financing while a project is
under review. The case planner is responsible for knowing the status of a project within
the process at any point in time. This also assists the City in ensuring implementation of
conditions of approval
building plan check, thereby facilitating submission of complete applications and
minimizing additional trips to the City.
8.4.3.6 Building Codes and Compliance
In addition to land use controls, local building codes also affect the cost of housing. As part of
Attachment: C8 Housing _2021-10-21_PC draft (2021-2029 Draft Housing Element)
Municipal Code Title 19, Grand Terrace has adopted the current 2019 California Building Codes
that establishes minimum construction standards. The codes establish uniform standards, and no
major modifications to standard building codes have been established.
Code compliance activities within the City are intended to promote the safety and character of the
City. The City encompasses approximately three square miles and there is one code compliance
officer responsible for code enforcement activities in the City. Therefore, code enforcement
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activities are primarily reactive. In the residentially designated properties, code enforcement
housing efforts generally focus on property maintenance, including the rental inspection program.
8.4.3.7 Development Fees
A summary of development fees is provided in Table 8.6. The fees that are charged by the City are
a reflection of the time and effort required by City staff in order to review development plans.
Development impact fees are charged on a per-unit basis to provide funds to offset the cost of
providing public services to serve new development. Development impact fees are limited to the
cost of providing the necessary services.
As shown in Table 8.6 the total fees, including building permit and development impact fees for a
2,000-square-foot residential unit are approximately $33,000, and approximately $24,000 for a
1,200-square-foot multi-family unit. While the majority of the costs is attributable to development
impact fees, the City assesses a lower impact fee for multiple-family development. A significant
portion of these impact fees are assessed by entities separate from the City, over which the City has
no control.
Table 8.6
Residential Planning, Building Permit and Development Impact Fees
2,000 Square Foot Detached 1,200 Square Foot Attached
Residential Unit Residential Unit
Planning Fees
Site and Architectural Review $2,200 per project
Administrative Site and Architectural Review $650 per project
Land Use Review $50 per project
Conditional Use Permit $400 - $2,400 per project based on size of development
CEQA review Dependent on CEQA requirements
Building Construction Permit Fees (per unit) (per unit)
Building Permit fee $1,872.95 $1,223.35
Plan Check fee $1,217.42 $795.18
Energy fee $75.00 $75.00
Sewer connection $300.00 $300.00
NPDES compliance verification $75.00 $75.00
Electrical fee $373.92 $144.96
Ventilation fee ($10/each) $60.00 $20.00
Lawn sprinkler system $15.00 $15.00
Water heater or vent $15.00 $15.00
Attachment: C8 Housing _2021-10-21_PC draft (2021-2029 Draft Housing Element)
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 ($10/each) $140.00 $80.00
Approximate Total Building Fee $4,386.00 $2,908.00
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2,000 Square Foot Detached 1,200 Square Foot Attached
Residential Unit Residential Unit
Development Impact Fees
Arterial Improvement Fees $4,243.00 $2,599.00
Storm Drainage Fees $2,234.00 $429.00
General Facilities Fund $1,102.00 $1,102.00
Public Use Facilities Fund $373.00 $229.00
Parkland/Open Space Fund $7,241.00 $4,534.00
Traffic Signal Improvement Fee $666.36 $408.00
Sewer Connection Fee $2,700.00 $2,700.00
Riverside Highland Water Connection Fee $7,765.00 $7,765.00
School Fees (Colton Joint Unified School District) $6,900.00 $4,140.00
Approximate Total Development Impact Fees $33,232.00 $23,920.00
Estimated Total Fees $37,618.00 $26,828.00
Source: Grand Terrace Community Development Department
8.4.3.8 Permit Processing
The processing time needed to obtain development permits and required approvals is often cited as
a prime contributor to the high cost of housing. Additional time may be necessary for environmental
review, depending on the location and nature of a project. Unnecessary delays add to the cost of
construction by increasing land holding costs, interest payments and inflation. Although these
review processes may take a substantial amount of time, they are necessary to ensure public health
and safety and integrate a new development into the local urban environment.
In Grand Terrace, the average processing time for most development applications is two to three
months with very small projects taking less than 30 days. The City has fully implemented the
-
permit coordination. All development services functions are consolidated into one department:
Community Development. The divisions within the Community Development Department include
Planning, Building and Safety, Code Enforcement, Engineering and Public Works. This
administrative organization helps to ensure that development and permit issues are resolved
efficiently.
Moreover, the City has established a Site and Architectural Review Board that also serves as the
Planning Commission. This Board is scheduled to meet twice per month to review all new
construction proposals. Based on periodic surveys conducted by the City, local processing times are
shorter than those experienced in surrounding communities.
Attachment: C8 Housing _2021-10-21_PC draft (2021-2029 Draft Housing Element)
The following summarizes application procedures that are utilized by the City for residential
projects and their typical 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.
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Administrative Site and 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 house. This application
does not require a public hearing and can be approved by the Community Development
Director. The average processing time is typically 6 weeks from filing to issuance of building
permit. The Administrative Site and Architectural Review process is also used for the review
and approval of second dwelling units, which greatly expedites the processing of these second
units and is in conformance with State law.
Site and Architectural Review: This application requires a public hearing before the
Planning Commission and notification of property owners within 300 feet of the subject site.
The Site and Architectural review process is required for new single-family residences and for
multiple-family developments. The average processing time for a single-family residence is 6-
8 weeks from filing to issuance of a building permit, and about 12 to 16 weeks from filing to
issuance of building permit for multiple-family developments. If an environmental initial
study is required to be prepared, the processing time would be extended by at least three
months. To expedite the review process, the City offers concurrent review of the construction
hearing, subject to a hold harmless
agreement should the Commission impose major changes in the project at the public hearing.
expedite the review process to facilitate new
housing development.
Conditional Use Permit: This application is heard concurrently with the Site and
Architectural Review application, which results in processing time the same as 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 State law and vision Ordinance. The processing time from
tentative parcel map filing to City Council approval is approximately 3 to 4 months.
Tentative Tract Map: This application is used to divide or subdivide a site into more than
four lots. This allows for the infilling of large parcels or an intensification of larger existing
sites in the City. Tentative Tract Maps are heard by both the Planning Commission and the
City Council. The processing time from the tentative map filing to the recording of the final
map is 4 to 6 months. If an environmental initial study is required to be prepared than the
Attachment: C8 Housing _2021-10-21_PC draft (2021-2029 Draft Housing Element)
processing time would be extended by at least three months.
Improvement Standards
Projects including new residential construction are normally required to install necessary on- and
off-site improvements, including a half-width of the adjacent 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 of 36 to 44 feet. Infrastructure
improvements are in place in most locations within the City limits.
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8.5 HOUSING PLAN
This Housing Plan provides direction for City decision makers to achieve the long-term housing
goals set forth in the Grand Terrace Housing Element. The Plan 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 2021-2029 Housing Plan, the City re-examined the goals, policies and programs of
the previous planning period, in light of the dissolution of redevelopment agencies, shrinking
County programs, and limited funding resources. The Housing Plan is responsive to State housing
goals and reflects the desires and aspirations of the community within the constraints of the Ci
available resources.
The Housing Plan addresses the following areas: 1) providing adequate housing sites to
accommodate future needs; 2) assisting the development and/or availability of affordable housing;
3) removing governmental constraints; 4) conserving and improving existing affordable housing;
and 5) promoting equal housing opportunity.
8.5.1 Goals and Policies
Goal 8.1 Provide adequate sites, with appropriate zoning and development standards and
Policy 8.1.1: Promote and encourage development of housing, which varies by type, design,
form of ownership and size.
Policy 8.1.2: Maximize use of remaining residentially zoned vacant land suitable for residential
development.
Policy 8.1.3: Provide for a zoning category to permit a density of at least 20 units/acre, and
allow for density bonuses pursuant to State housing law, which would qualify for
very-low-income housing.
Policy 8.1.4: Promote and encourage accessory dwelling units in accordance with State law.
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
Attachment: C8 Housing _2021-10-21_PC draft (2021-2029 Draft Housing Element)
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 Habitat for Humanity for
the development of low-income housing.
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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 accessory dwelling
units, in accordance with the Zoning Code.
Goal 8.3: Address and, where appropriate, remove governmental constraints to the
maintenance, improvement and development of housing.
Policy 8.3.1: Provide for streamlined, timely, and coordinated processing of residential projects
to minimize holding costs and encourage housing production.
Policy 8.3.2: Periodically review residential development standards and regulations, ordinances,
processing procedures, and fees to identify and mitigate constraints that may
impede the development, improvement, and conservation of housing.
Policy 8.3.3: Offer regulatory incentives and concessions for affordable housing, such as relief
from development standards, density bonuses, or fee waivers where deemed to be
appropriate.
Goal 8.4 Conserve and improve the condition of existing affordable housing stock.
Policy 8.4.1: Encourage the rehabilitation of deteriorating housing.
Policy 8.4.2: Encourage the use of assistance programs to make residences more energy
efficient.
Policy 8.4.3: Continue to enforce building, land use, and property maintenance codes.
Policy 8.4.4: Encourage the maintenance of sound owner-occupied and rental housing.
Policy 8.4.5: Encourage the incorporation of energy conservation features in the design of all
new housing developments and the addition of energy conservation
devices/practices in existing residential developments.
Goal 8.5: Promote fair housing opportunities for the residents of Grand Terrace.
Policy 8.5.1: Provide reasonable accommodation for housing for persons with disabilities.
Policy 8.5.2: Promote fair housing opportunities for residents of Grand Terrace.
Attachment: C8 Housing _2021-10-21_PC draft (2021-2029 Draft Housing Element)
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8.5.2 Housing Programs
21-2029 planning period, including
the responsible agency, timeframe, funding source and objectives. It should be noted that where
-kind staff services, expedited permit
processing, and/or reduced permitting fees.
8.5.2.1 Programs to Provide Adequate Sites for Housing
Program 1: Adequate Sites to Accommodate Regional Housing Needs
needs, amendments to the Land Use Element of the General Plan and the Zoning Code will be
processed to provide sufficient capacity
pursuant to Government Code §§65583.2(h) and (i). Rezoned parcels will be selected from the list
of potential candidate sites identified in Table 8-B.3 (Appendix B) and will meet the following
requirements:
Zoning shall permit owner-occupied and rental multi
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
Sites shall accommodate at least 16 units
Allowable density shall be a minimum of 20 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
The inventory of vacant and underutilized sites suitable for housing development will be made
available at City Hall and on the City website.
Attachment: C8 Housing _2021-10-21_PC draft (2021-2029 Draft Housing Element)
Responsible Agency: Community Development
Objective: Land Use Element and Zoning Code amendments to accommodate
regional housing needs
Timing: Amendments by October 2024; Ongoing implementation through the
planning period
Funding sources: General Fund, Filing fees
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8.5.2.2 Programs to Assist the Development and/or Availability of
Affordable Housing
Program 2: Facilitate Development of Affordable and Special Needs Housing
The City will encourage and facilitate developments that provide affordable and special needs
housing through the following means:
Density bonus and other incentives consistent with state law
Allow developers to use Planned Residential Development standards, which allows for
density bonuses when energy efficient construction is incorporated into projects.
Expedited processing
Assistance in preparing grant funding applications
Reduced development fees when feasible
Responsible Agency: Community Development
Objective: Support affordable and special needs housing production
Timing: Ongoing through planning period
Funding sources: Filing fees, General Fund
Program 3: Housing Authority Property
The City will 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: 2022-2029
Funding sources: Possible Housing Authority funds, state and federal sources, private
funding
Program 4: Section 8 Rental Assistance
The City will facilitate access to Section 8 Rental Assistance for lower-income households through
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
Attachment: C8 Housing _2021-10-21_PC draft (2021-2029 Draft Housing Element)
Responsible Agency: Community Development/Planning
Objective: Support housing availability
Timing: Ongoing as notified by the San Bernardino County Housing Authority
Funding sources: General Fund
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Program 5: First-Time Homebuyer Assistance
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
respective Programs and posted biennially in the local newspaper.
San Bernardino County residents meeting 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. Prospective homeowners could qualify for down
and NPHA websites, and posted biennially in the local newspaper.
Responsible Agency: Community Development/Planning
Objective: Production of affordable housing
Timing: Throughout the planning period
Funding sources: Federal and state grants
Program 6: Multifamily Housing Bonds
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.
respective Programs and posted biennially in the local newspaper.
Responsible Agency: Community Development
Objective: Production of affordable multi-family housing
Attachment: C8 Housing _2021-10-21_PC draft (2021-2029 Draft Housing Element)
Timing: Continuously throughout the planning period
Funding sources: Federal and state grants
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8.5.2.3 Programs to Mitigate Governmental Constraints on Housing for Low-
Income Households and Persons with Special Needs
Program 7: Reasonable Accommodation for Persons with Disabilities
Chapter 18.68 (Reasonable Accommodations) of the Municipal Code provides a streamlined
process for persons with disabilities to
accommodate their disability. Over the planning period the City will continue to implement this
program.
Responsible Agency: Community and Economic Development Department
Objective: Support fair housing for persons with disabilities
Timing: Throughout the planning period
Funding sources: Filing fees
Program 8: Reduce Constraints to Housing Development
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. In recent years State law regarding accessory dwelling
units (ADUs) has been amended substantially to encourage production. As part of this program the
City will process a Code amendment in 2022 to update ADU regulations consistent with current
law.
Responsible Agency: Community Development/Planning
Objective: Mitigate governmental constraints
Timing: Annual review, ADU code amendment in 2022
Funding sources: General Fund, Filing fees
Program 9: Housing for Persons with Special Needs
The Zoning Ordinance allows emergency shelters by-right in the Light Industry (I) zone in
compliance with state law. AB 139 (2019) amended parking standards that may be required for
emergency shelters.
State law requires that transitional and supportive housing be allowed as a residential use subject to
the same standards as other residential uses of the same type in the same zone. In 2018 AB 2162
amended State law to require that supportive housing be a use by-right in zones where multi-family
Attachment: C8 Housing _2021-10-21_PC draft (2021-2029 Draft Housing Element)
and mixed uses are permitted, including non-residential zones permitting multi-family uses, if the
proposed housing development meets specified criteria.
AB 101 (2019) added the requirement that low barrier navigation centers meeting specified
standards be allowed by-right in areas zoned for mixed use and in non-residential zones permitting
multi-family uses pursuant to Government Code §65660 et seq.
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A Zoning Ordinance amendment will be processed in 2022 to update City regulations for
emergency shelters, transitional and supportive housing, and low barrier navigation centers
consistent with current state law.
Responsible Agency: Community Development/Planning
Objective: Mitigate governmental constraints
Timing: Code amendment in 2022
Funding sources: General Fund
8.5.2.4 Programs to Conserve and Improve Existing Housing Stock
Program 10: Code Enforcement
The City will continue code enforcement efforts 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 Development/Code Enforcement
Objective: Maintenance and conservation
Timing: Ongoing throughout the planning period
Funding sources: Self-funding inspection fees
CDBG for enhanced services in CDBG census tracts
Program 11: Home Improvement
Neighborhood Housing Services of the Inland Empire (NHSIE) is a non-profit organization that
operates a low-cost program designed to educate residents on minor home
improvements and repairs. The four-
plumbing and electric systems, repair methods, replacing and maintaining drywall, replacing
window screens, fixing garbage disposals, toilet mechanisms, health and safety issues and tips for
hiring a professional contractor for home repairs, etc.
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.
Attachment: C8 Housing _2021-10-21_PC draft (2021-2029 Draft Housing Element)
Information on these programs web links to the
NHSIE and NPHS websites, and posted biennially in the local newspaper.
Responsible Agency: Community Development/Planning
Objective: Maintenance and conservation
Timing: Throughout the planning period
Funding sources: Private funding
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Program 12: Home Improvement Technical Assistance
The City provides technical drawing assistance to homeowners for simple improvements such as
patio covers, retaining and block walls, and similar small projects; a home construction pamphlet,
and information on hiring contractors.
Responsible Agency: Community Development/Building and Safety
Objective: Maintain and improve housing stock
Timing: Ongoing throughout the planning period
Funding sources: General Fund
8.5.2.5 Programs to Promote Equal Housing Opportunities
Program 13: Affirmatively Furthering Fair Housing
The City will provide information Provide a link to the Inland
Fair Housing and Mediation Board website. Advertise the information quarterly in the Blue
Mountain Outlook.
Responsible Agency: Community Development/Planning
Objective: Support fair housing
Timing: Throughout the planning period
Funding sources: General Fund
Program 14: Homeless Assistance and Coordination
The City will 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 efforts to reduce homelessness
Timing: Ongoing throughout the planning period
Funding sources: General Fund, Filing fees
8.5.3 Quantified Objectives
ousing
Attachment: C8 Housing _2021-10-21_PC draft (2021-2029 Draft Housing Element)
during the 2021-2029 planning period are summarized in Table 8.7. These objectives recognize the
significant reductions in City resources in recent years due to the dissolution of redevelopment
agencies and cuts to other housing programs at the county level.
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Table 8.7
Summary of 2021-2029 Quantified Objectives
Income Category New Construction Rehabilitation Conservation
Extremely Low* 95 0 0
Very Low-Income 94 2 5
Low-Income 92 3 5
Moderate-Income 106 0 5
Above Moderate 243 0 5
Totals 630 5 25
*Local jurisdictions are required to establish an objective for extremely-low-income households and may determine that 50% of the very-low-
income need is for extremely-low-income households.
Attachment: C8 Housing _2021-10-21_PC draft (2021-2029 Draft Housing Element)
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Appendix 8-A
Evaluation of the Prior Housing Element
State Housing Element law requires each update to include an evaluation of the
accomplishments in implementing the policies and programs to
determine whether revisions are needed to better achieve goals and objectives. Table 8-A.1 contains
a review of
period.
Attachment: C8 Housing _2021-10-21_PC draft (2021-2029 Draft Housing Element)
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Housing
Table 8-A.1
Program Evaluation 2013-2021
Program Objective Timeline Accomp
Program 1: Continue maintain an inventory of vacant and underutilized sites Support housing 2014 and annually An inventory of sites suitable for housing
suitable for housing development, and make this information available to production development was made available at City Hall
developers at City Hall and on the City website. and on the City website.
Program 2: A new R3-20 zone district was created to allow multiple-family Land Use Element and Amendments in 2016; Land Use Element and Zoning Code
development at a density of 20 units per acre, and which exclusively allows Zoning Code amendments; Ongoing implementation amendments were adopted in 2016 that
multiple-family and senior residential uses and permits owner-occupied and Support low-income through the planning established an R3
rental multi-family residential uses by-right. To ensure the availability of affordable housing period and zoned approximately 2 acres R3
-income regional production 24 Overlay District was also created which was
housing need, amendments to the Land Use Element of the General Plan applied on an additional 2 acres.
and the Zoning Code will be processed to provide capacity for at least 42
additional lower-income units pursuant to Government Code §§65583.2(h)
and (i). Rezoned parcels will be selected from the list of potential candidate
sites identified in Table 8.30b and will meet the following requirements:
-occupied and rental multifamily residential use Land Use Element and Amendments in 2016; Land Use Element and Zoning Code
-Zoning Code amendments; Ongoing implementation amendments were adopted in 2016 that
occupied or multifamily residential use may not require a conditional use Support low-income through the planning established an R3
permit, planned unit development permit, or other discretionary local affordable housing period and zoned approximately 2 acres R3
production 24 Overlay District was also created which was
of CEQA. applied on an additional 2 acres.
e 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 The City will continue to facilitate
affordable housing development with priority for projects that provide
extremely-low-income units.
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Program Objective Timeline Accomp
consider, on a case-by-case basis, to allow Support housing Ongoing through planning A 17- unit project was approved utilizing the
developers to use Planned Residential Development standards, where, in production period PRD standards in 2016.
addition to density bonuses in accordance with state law, allows for density
bonuses where energy efficient construction is incorporated into projects.
Program 4: A City-owned parcel was acquired by Habitat for Humanity to Support housing 2017 Building plans were approved in 2016. The
develop two lower non-senior income affordable housing units. Collaborate production project was completed in 2018.
with Habitat for Humanity to construct the two units during the planning
period.
Program 5: Facilitate development of the 0.63-acre parcel owned by the Support lower-income 2019 Parcel is available for development, but no
Housing Authority for low-income housing units, with priority for ELI units housing production activity has occurred.
through expedited processing, modified development standards, and
reduced development fees when feasible.
Program 6: Ensure access to the Section 8 Rental Assistance program Support housing 2014, and Ongoing as The City has as
operated by the San Bernardino County Housing Authority by assisting the availability notified by the San Authority by posting Section 8 information on
County with publicity whenever the waiting list is opened, by posting the Bernardino County
Housing Authority
Program 7: The San Bernardino County CDH Department participates in the Production of affordable 2014, and biennially Information on this program was posted on the
CRHMFA Homebuyers Fund (CHF) program that provides down payment, housing thereafter Cit
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
and posted biennially in the local newspaper.
Program 8: The San Bernardino County CDH Department operates a Production of affordable 2014, and biennially Information on this program was posted on the
Multifamily Residential Rental Housing Revenue Bond program. This multi-family housing thereafter
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
uding links to the
respective Programs and posted biennially in the local newspaper.
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Program Objective Timeline Accomp
Program 9: San Bernardino County residents meeting certain income Production of affordable 2014, and biennially Information on this program was posted on the
eligibility requirements may be eligible to participate in the CalHOME funding housing thereafter
program that provides down payment assistance for first-time homebuyers.
The CalHOME is administered by various organizations; locally
Neighborhood Housing Services of the Inland Empire (NHSIE) and
Neighborhood Partnership Housing Services, Inc. (NPHS) administer
CalHOME programs. Generally, prospective homeowners could qualify for
up $28,000 in down payment assistance to be paid back through a silent
second with simple interest rates up to 3%. Information on this Program will
websites, and posted biennially in the local newspaper.
Program 10: The City adopted Chapter 18.68 (Reasonable Support fair housing Throughout the planning No reasonable accommodation requests were
Accommodations) providing for a streamlined process for disabled persons period received in 2016 or 2017. A
to request Accommodations request pursuant to Chapter
period the City will continue to implement this program. 18.68 was approved in 2018 and one in 2020.
Program 11: Continue to expedite the processing of plans for proposed Streamline production of Ongoing No extremely-low
housing projects that are affordable to low- and moderate-income affordable housing proposed.
households, with priority processing, modified development standards, and
reduced fees, where feasible, for projects that include extremely-low-income
units.
Program 12: Periodically review residential development standards and Mitigate governmental Code amendment in 2016 A Zoning Code amendment to modify parking
regulations, ordinances, processing procedures, and fees to identify and constraints standards for multi
mitigate constraints that may impede the development, improvement, and adopted in 2016
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.
Program 13: Amend the Zoning Code as it relates to transitional and Mitigate governmental Code amendment in 2016 A Zoning Code amendment to modify
supportive housing in accordance with state law, so that such housing is constraints regulations for transitional and supportive
subject only to those restrictions that apply to other residential uses of the housing consistent with state law was adopted
same type in the same zone. Amend the definition of family in conformance in 2016
with state law.
Program 14: The San Bernardino County PACE loan program provides Maintenance and 2014 and throughout the Information on this program was posted on the
loans for weatherization and energy efficiency rehabilitation improvements, improvement planning period
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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
including links to the respective programs and posted biennially in the local
newspaper.
Program 15: Continue code enforcement efforts to enforce municipal codes Maintenance and Ongoing throughout the
intended to maintain the value and safety of structures. The program conservation planning period inspection programs continue to be
addresses substandard structures, accumulation of trash and debris, implemented
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.
Program 16: Neighborhood Housing Services of the Inland Empire (NHSIE) Maintenance and 2014, biennially thereafter Information on this program was posted on the
is a non-profit organization that operates a low-conservation
program designed to educate residents on minor home improvements and
repairs. The four-
plumbing and electric systems, repair methods, replacing and maintaining
drywall, replacing window screens, fixing garbage disposals, toilet
mechanisms, health and safety issues and tips for hiring a professional
contractor for home repairs, etc. Information on this Program will be provided
biennially in the local newspaper.
Program 17: Neighborhood Partnership Housing Services, Inc. (NPHS) is a Conservation and 2014, biennially thereafter Information on this program was posted on the
non-profit organization that operates a Healthy Homes Grant program. This improvement
program provides home safety repair grants to low-income senior
homeowners and homeowners with permanent mobility disabilities.
a link to the NPHS website, and posted biennially in the local newspaper.
Provide mortgage 2014, biennially thereafter Information on this program was posted
funded foreclosure prevention and loan modification program. Keep Your assistance to low-income
Home California provides the following: Unemployment Assistance to assist first-time homebuyers
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Program Objective Timeline Accomp
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 Information on Keep Your Home California
will be posted on the City website and published biennially in the local
newspaper.
Program 19: Continue to provide technical drawing for simple improvements Maintain and improve Ongoing throughout the The City continued to provide technical
such as patio covers, retaining and block walls, and similar small projects; a housing stock planning period assistance to applicants for minor
home construction pamphlet, and information on hiring contractors. improvements.
Support fair housing 2014 and every year Information on this program was posted on the
Provide a link to the Inland Fair Housing and Mediation Board website. thereafter
Advertise the information quarterly in the Blue Mountain Outlook.
Program 21: Continue to participate in and provide staff support for the Support fair housing 2014 and ongoing The City continued to support County homeless
various homeless programs operated by the San Bernardino County throughout the planning programs and the Point in Time Survey
Homeless Partnership, including participation in the Point-in-Time Homeless period conducted in January of each year
Survey.
Program 22: An Ordinance No. 326 was approved by the City Council on Support single family Amendments in 2019; Residential zoning amendm
May 28, 2019, Amending Section 18.10.040 of Chapter 18.10 (Residential housing on parcels that are Ongoing implementation Section 18.10.040
Zones) eliminating the Specific Plan requirement in the Hillside Residential one acre or less in the through the planning
zone district for existing parcels that are on acre or less in size, are readily Hillside zone period
served by existing infrastructure, have public access, and fire services can
be readily provided.
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Appendix 8-B
Sites Inventory to Accommodate the RHNA
The assumptions and methodology for the residential sites inventory are provided below.
Methodology for the Sites Inventory Analysis
The residential sites inventory is comprised of four components: 1) approved projects; 2) vacant and
underutilized (non-vacant) sites with potential for additional residential development or
redevelopment; 3) potential accessory dwelling units (ADUs); and 4) sites to be rezoned for
residential or mixed-use development.
Potential sites for residential development during the 2021-2029 planning period compared to the
RHNA allocation are summarized in Table 8-B.1. As shown in this table, adequate capacity is
g
amendments are required to create additional capacity for housing in the lower-income categories
(see Program 1 in Section 8.5.2). Additional analysis to support this finding is provided in the
discussion below.
Table 8-B.1
Residential Sites Summary
Income Category
Site Category VL Low Mod Above Mod Total
Vacant and Underutilized Sites (Table B-2) 101 101 177 288 667
Potential ADUs 9 14 14 3 40
Total sites inventory 110 115 191 291 707
RHNA 2021-2029 189 92 106 243 630
Surplus (Shortfall) (79) 23 85 48 77
Candidate sites for rezoning (Table B-3) 80 - - 670 750
Adequate Sites? Yes Yes Yes Yes Yes
Source: City of Grand Terrace, 2021
Vacant and Underutilized Sites
Vacant and underutilized sites with potential for additional residential development or
redevelopment are listed in Table 8-B.2. Sites that allow residential or mixed-use development at a
Attachment: C8 Housing _2021-10-21_PC draft (2021-2029 Draft Housing Element)
density of at least 20 units/acre are considered suitable for all income categories based on State
default density, while sites allowing multi-family development at less than 20 units per acre were
assigned to the moderate or above-moderate income categories. Sites zoned for single-family
detached development we assigned to the above-moderate income category. Development standards
for each zoning designation are described in Section 8.4.3.5.
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Potential Accessory Dwelling Units
Accessory dwelling units (ADUs) represent a significant opportunity for affordable housing within
the fabric of existing neighborhoods, particularly for single persons or small households including
the elderly, college students, young adults, and caregivers. Recent changes in State law have made
the construction of ADUs more feasible for homeowners, and the City has seen an increase in ADU
development applications recently. During 2018-2020 not ADU applications were received, but in
2021 there have been 5 ADUs approved showing that the recent amendments to City ADU
regulations have had a substantial effect on encouraging ADU production. At that rate, it is
estimated that approximately 40 additional ADUs will be approved during the 2021-2029 planning
2
period. Based on recent analysis conducted by SCAG, potential future ADUs have been assigned
to income categories as shown in Table 8-B.1.
Candidate Sites for Rezoning
Grand Terrace has relatively little vacant land suitable for housing development. The proposed
Gateway Specific Plan 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 aggregation of multiple parcels.
The Plan encompasses 131 acres located north of Grand Terrace High School along the eastern side
of I-215. 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. The Gateway Specific Plan was submitted to the City of Grand Terrace in December
2017 and is currently under review. Mixed uses including both commercial and residential projects,
combined with recreational open space are envisioned to provide new housing opportunities in
Grand Terrace.
One of the key benefits of the Gateway Specific Plan is that it would bring new roads and utilities to
the area. The focal point of the Gateway planning area will be the creation of a new major arterial
connecting Commerce Way with Taylor Street. Projected to be an alternative to Michigan Avenue,
this new 4-lane divided road alignment will serve to lessen traffic, noise and congestion on existing
city streets.
The Gateway Specific Plan is expected to provide a significant component of new housing
development during the 2021-2029 planning period. Table 8-B.3 shows parcel-level data for the
area and Figure 8-B.1 shows the conceptual site plan.
Attachment: C8 Housing _2021-10-21_PC draft (2021-2029 Draft Housing Element)
2 SCAG, Regional Accessory Dwelling Unit Affordability Analysis, 2020 (https://scag.ca.gov/sites/main/files/file-
attachments/adu_affordability_analysis_120120v2.pdf?1606868527)
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Housing
Table 8-B.2
Vacant and Underutilized Sites
Assessor Density Density Parcel Existing Above
Address Parcel No. Zoning (Min) (Max) Size (Ac) Existing Use Units Lower Mod Mod
0276-491-03 RH 1.0 28.9 Vacant 28
0276-491-01 RH 1.0 5.5 Vacant 5
0276-491-02 RH 1.0 1.0 Vacant
0282-192-16 RH 1.0 2.2 Vacant 2
1178-061-01 RH 1.0 44.8 Vacant 44
1178-251-01 RH 1.0 42.9 Vacant 42
Subtotal - RH 0 0 0 122
0275-083-03 R1-20 1.0 2.0 3.4 SFD 1 5
0275-083-34 R1-20 1.0 2.0 3.1 SFD 1 5
0276-421-06 R1-20 1.0 2.0 2.7 SFD 1 4
0276-431-08 R1-20 1.0 2.0 3.2 SFD 1 5
0276-431-09 R1-20 1.0 2.0 2.7 SFD 1 4
1178-241-03 R1-20 1.0 2.0 10.0 Vacant 20
1178-161-76 R1-20 1.0 2.0 2.6 Vacant 5
1178-191-02 R1-20 1.0 2.0 18.0 SFD 1 35
1178-231-02 R1-20 1.0 2.0 1.8 Vacant 3
1178-241-01 R1-20 1.0 2.0 8.0 SFD 1 15
Subtotal R1-20 7 0 0 101
0276-401-12 R1-10 1.0 4.0 1.0 SFD 1 3
0276-401-16 R1-10 1.0 4.0 0.9 Vacant 3
0276-401-22 R1-10 1.0 4.0 0.2 Vacant
0276-411-02 R1-10 1.0 4.0 3.1 Vacant 12
0276-411-27 R1-10 1.0 4.0 1.7 Vacant 6
0267-411-28 R1-10 1.0 4.0 0.7 Vacant 2
Subtotal R1-10 1 0 0 27
1167-161-31 R1-7.2 1.0 5.0 0.9 Vacant 4
1167-201-03 R1-7.2 1.0 5.0 2.6 Vacant 13
1167-271-11 R1-7.2 1.0 5.0 0.5 Vacant 2
1167-271-12 R1-7.2 1.0 5.0 1 SFD 1 4
1167-281-03 R1-7.2 1.0 5.0 0.93 SFD 1 3
1167-291-02 R1-7.2 1.0 5.0 2.68 SFD 1 12
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Assessor Density Density Parcel Existing Above
Address Parcel No. Zoning (Min) (Max) Size (Ac) Existing Use Units Lower Mod Mod
Subtotal R1-7.2 3 0 0 38
0275-211-05 R2 1.0 9.0 1.18 SFD 1 9
0275-211-09 R2 1.0 9.0 3.93 SFD 1 34
0275-211-17 R2 1.0 9.0 1.06 SFD 1 8
0275-211-58 R2 1.0 9.0 1.52 SFD 1 12
0275-223-12 R2 1.0 9.0 2 SFD 1 17
Subtotal R2 5 0 80 0
0275-251-77 R3 1.0 12.0 0.64 SFD 1 6
0275-331-01 R3 1.0 12.0 3.65 Vacant 43
1167-341-02 R3 1.0 12.0 0.38 SFD 1 3
1167-341-04 R3 1.0 12.0 0.5 SFD 1 5
1167-341-05 R3 1.0 12.0 1.04 SFD 1 11
1167-341-78 R3 1.0 12.0 1.33 Vacant 15
Subtotal R3 4 0 83 0
0275-251-04 20 24 0.81 Vacant 16
0275-223-12 R3-24 20 24 1.99 SFD 1 38
0275-223-59 R3-24(O) 20 24 0.5 SFD 1 9
0275-223-60 R3-24(O) 20 24 1.5 SFD 1 29
Subtotal R3-24 3 92 0 0
0276-202-45 BRSP 1 12 0.65 Underutilized 7
0276-202-46 BRSP 1 12 0.32 Underutilized 3
0276-202-70 BRSP 1 12 0.4 Vacant 4
Greens Group 1167-311-01 BRSP-MU 37 4.68 Vacant 110
1167-231-02
Subtotal BRSP 0 110 14 0
Grand Totals 23 202 177 288
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Table 8-B.3
Candidate Sites for Rezoning
Proposed
Parcel Size Proposed Density
APN (aces) Existing Use Existing Zoning Zoning (du/ac) Lower Mod
1167-151-22-0000 14.55 Vacant CM-Commercial Manufacturing SP PA 11 20 25 -
1167-181-12-0000 8.4 Vacant CM-Commercial Manufacturing SP PA 12 20 15 -
1167-151-21-0000 0.58 Abandoned CM-Commercial Manufacturing SP PA 14 20 2 -
Pumping Station
1167-151-23-0000 0.37 Abandoned CM-Commercial Manufacturing SP PA 15 20 2 -
Pumping Station
1167-181-13-0000 0.52 Vacant CM-Commercial Manufacturing SP PA 16 20 3 -
1167-151-74-0000 18.88 Vacant MR-Restricted Manufacturing SP PA 20 20 33 -
Subtotals 80 -
Note: All parcels are within the proposed Gateway Specific Plan
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Figure 8-B.1
Proposed Gateway Specific Plan Map
Attachment: C8 Housing _2021-10-21_PC draft (2021-2029 Draft Housing Element)
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Appendix 8-C
Public Participation Summary
California law requires that local governments include public participation as part of the housing
element. Specifically,
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 effo
Early in the Housing Element update process the City created a webpage where meeting notices,
draft documents and other housing references were posted.
https://www.grandterrace-ca.gov/departments/planning_development_services
In addition, a Housing Element Frequently Asked Questions was prepared and posted on the City
website.
The Planning Commission conducted a public workshop on June 17, 2021 to provide the
Commission and interested stakeholders an overview of the purpose and statutory requirements
governing Housing Elements. Notices of the workshop were posted at City Hall, on the City
website, in the Blue Mountain Outlook, which is delivered to all property owners in the City, and
was also sent to the organizations listed below that represent the housing interests of lower-income
households and persons with special needs.
After posting a draft Housing Element on October 15, 2021, public meetings were conducted by the
Planning Commission on October 21 and the City Council on October 26, 2021. Notice of these
meeting were also sent to organizations listed on the following page that have an interest in housing
within the City.
Following review by the Planning Commission, City Council and interested stakeholders, the draft
Housing Element was submitted to the California Department of Housing and Community
Development (HCD) for review pursuant to State law.
HCD comments were received on __________, and a revised draft Housing Element was prepared
addressing HCD comments. Duly noticed public hearings were held before the Planning
Commission on ___________, and City Council on _____________ to consider HCD comments
and the revised draft Housing Element. Notice of all meetings was sent to the list of interested
parties shown below.
Attachment: C8 Housing _2021-10-21_PC draft (2021-2029 Draft Housing Element)
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Housing Element Stakeholder List
Corporation for Better Housing HDSI Management Jamboree Housing Corporation
15303 Ventura Boulevard, Suite 1100 3460 S. Broadway 17701 Cowan Ave. Suite 200
Sherman Oaks, CA 91403 Los Angeles, CA 90007 Irvine, CA 92614
Affirmed Housing Group The Olson Company So. Calif. Housing Development
13520 Evening Creek Dr. North, Ste. 160 30200 Old Ranch Pkwy, #250 8265 Aspen Street, Suite 100
San Diego, CA 92128 Seal Beach, CA 90740 Rancho Cucamonga, CA 91730
RC Hobbs Company LINC Housing Corporation Palm Desert Development Co
1110 E. Chapman Ave., Suite 206 110 Pine Avenue, Suite 500 P.O. Box 3958
Orange, CA 92866 Long Beach, CA 90802 Palm Desert, CA 92261
Riverside Housing Development Corp. Inland Fair Housing and Mediation Board National CORE
4250 Brockton Ave. 10681 Foothill Blvd, Suite 101, 9421 Haven Avenue
Riverside, CA 92501 Rancho Cucamonga, CA 91730 Rancho Cucamonga, CA 91730
San Bernardino County Community
County of San Bernardino
Development & Housing Dept City of Rialto
Land Use Services
385 N. Arrowhead Ave., 3rd Floor 150 S. Palm Ave.
385 N. Arrowhead Ave. First Floor
San Bernardino, CA 92415 Rialto, CA 92376
San Bernardino, CA 92415-0182
City of Riverside
Public Utilities Department
City of San Bernardino City of Loma Linda
Water Engineering Division
290 N. D Street 25541 Barton Rd.
rd
3750 University Ave. 3 FL
San Bernardino, CA 92401 Loma Linda, CA 92354
Riverside, CA 92501
City of Colton
Time for Change Foundation
Development Services
PO Box 25040
659 N La Cadena Drive
San Bernardino, CA 92406
Colton, CA 92324
Attachment: C8 Housing _2021-10-21_PC draft (2021-2029 Draft Housing Element)
San Bernardino County LAFCO San Bernardino County Housing Authority
1170 W 3rd St #150 715 E. Brier Drive
San Bernardino, CA 92415 San Bernardino, CA 92408
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Attachment: C8 Housing _2021-10-21_PC draft (2021-2029 Draft Housing Element)
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